HomeMy WebLinkAboutMN-PDB-1977-12-27 MINUTES
PLANNING AND DEVELOPMENT BOARD
27 -December 1977, Common Council Chambers
PRESENT: Chairperson Legrace Benson, lR. Hildreth, D. Fuller
ALSO: H. M. Van Cort, R. J. McDougall, J. Egan,, R. Gates, P. Winn, R. Marvin,
C. Reed, S. Cummings, S. Whitaker, J. Moro, J. Gibbs, D. Schwartz, D Peer,
R. Boehlecke, Members of the Press and Others
1. The Chairperson called the meeting to order.
2. Mr. Hildreth asked that the minutes of the November 28 meeting be corrected to
. change the name of "Mrs. King" on page 3 to Mrs. Cain. He then MOVED to approve the
minutes as corrected. Mr. Fuller seconded. Minutes APPROVED as corrected.
3. Special order of business: None.
4. zoning cases:
a. Appeal 1186: Request by Reeder D. Gates for an area variance to construct
a new-two-story building with a retail store and four dwelling units at 307-
30712 College Avenue, in a B-2 use district. If the building is constructed
as proposed, one deficient sideyard will result.
Mr. Van Cort noted that the property proposed for the building is located between
the new #9's Fire Station and Egan's IGA. The building would contain a pharmacy,
off-street parking and four dwelling units, two two-bedroom units, and two one
bedroom units. The store would be Hill Drug. He noted that the property would
be deficient in the side yard adjoining the fire station, having side yard of only
one foot. He noted that the use is allowed in this area, which is zoned 13-2, and
that staff recommended in favor of granting the variance. Mr. James Egan, repre-
senting owners of the adjoining property, asked how many parking spaces were to
be provided. Mr. Van Cort explained that only four parking spaces were needed for
the residents. He said that it seemed enough on-street parking was available for
a business. Mr. Egan asked whether proposed curb cuts for the building would e-
liminate an on-street space. Mr. Gates replied that ten people now live in the
two houses on the property, with four parking spaces. At most, there would be six
people with four spots in the proposed building. The curb cut would be made at the
south end of the existing driveway,- which is not a parking spot now; thus, there
would be no loss of parking spaces.
Mr. Fuller MOVED; that the Board recommend approval to the BZA. Mr. Hildreth second-
ed. CARRIED unanimously.
Appeal 1187: , Request by Ralph S. Marvin Associates for an area variance to
permit construction of a 5,000 SF addition to the warehouse at 212 Center
Street, replacing a smaller building which now exists on that site. Construc-
tion will result in deficiencies in front, side and rear yards, and will ex-
ceed the maximum permissible lot coverage in the R-2b use district in which
I
P & D Board minutes 29 December 1977 Page 2
the property is located.
Mr. Van Cort noted that the Harbeck paper company was proposing to demolish a smal-
ler building on Center Street, and that the proposed building would be visible from
both Plain Street and Center Street. The building needs 401 of footage and has 118.
With the addition there would be 40a coverage where 35 is allowed. Both front yards
require 10' setback. One would have 2', the other 3' . The side yard needs 5' set-
back and has 131 . Rear yard would have 3' setback where 47.5' are required. Mr.
Van Cort noted that this is an expansion of a non-conforming use in an R2b zone.
He said the; staff would recommend against the variance, but thinks some steps could
be taken to shield this nonconforming use from the neighborhood rendering it accepta-
ble. He suggested plantings which would screen the addition from adjoining proper-
ties. Staff said they would be more inclined to recommend for the variance were
an acceptable landscaping plan presented. Mr. Marvin, representing the business,.
said that it is a wholesale paper business with hours from 8:00 to 5:00 five days
a week. The present building does not hold enough because of the physical "expan-
sion" of some paper goods. He noted that styrofoam cups which have replaced paper
cups in many instances take up eight times as muclt space to store. He said he did
not expect any additional truck traffic as a result of the expansion. He said he
was also storing cellulose which requires a great deal of space. Mr. Van Cort
said it would probably streamline the capany's work to have all merchandise consoli-
dated in one building. He offered staff help with a landscaping plan. Mr. Marvin
remarked that there is some existing landscaping. Susan Cummings, a neighbor on
Fayette Street read the following letter from the Ithaca Neighborhood Housing Services:
Dear Board Members:
As you know, Ithaca Neighborhood Housing Services, Inc. is working with resi-
dents of the Southside community to improve housing conditions and to stabilize
their neighborhood.
We are concerned about the proposed expansion of Harbeck Industrial Supply Com-
pany at 210-212 Center Street. This is a residential area and it is zoned as
such. It would be most unfortunate if our efforts at improving the neighbor-
hood as a place to live are offset by an increasingly commercial appearance
to the area.
We urge the Planning and Development Board to recommend disapproval of the
proposed expansion unless it can be demonstrated to the residents of the
neighborhood that the architectural and landscape plans can be reworked so
that the overall impact of the change will be clearly positive.
Sincerely,
Arthur W. Pearce
Executive Director
She also presented a petition signed by 17 neighbors which also read as follows:
We are concerned with the quality of our neighborhood and are anxious to main-
tain its residential character. We would like to have the proposed Harbeck
warehouse at 210-212 Center Street be as inobtrusive as possible. We would
hope that aesthetic disruption and neighboring property value declines could
be minimized. Accordingly, we would like to see any new structure adequately
.P & D Board Minutes 29 December 1977 Page 3
screened on all sides' with a solid row of fast growing evergreen trees.
It was ascertained that the proposed addition would be 20ft. high. Mr. C. Reed
said he had recently attended a Southside Center meeting at which concern was ex-
pressed for additional commercial intrusion into the neighborhood. Ms. S. Whitaker,
a neighbor, said that Mr, Marvin had been a good neighbor, but that she was concerned
with having enough- room to get in and. out of her driveway once the addition was
constructed, and requested a change in the business' parking patterns. Mr. Marvin
assured her that they would not block her entrance. He also noted that since owning
the building he has made many improvements which encouraged neighbors to fix up
their houses. Ms. Cummings said that one of the petition signers, Ms. Edith Egbert,
wanted to make the point that she would like to see the lot surfaced. Mr. Marvin
replied that leaving it in gravel allows for quicker absorption of water during
rainstorms., which lessens storm water runoff problems, and that he was reluctant
to blacktop it for that reason. Mr. Gibbs asked whether he was still planning to
load in the same spot. He noted that trucks making deliveries have also been stop-
ping there and that it sometimes blocks the sidewalk. He said he was concerned as
well with heavier traffic in the summer being a menace to children playing in the
streets.. He noted that Mr. Marvin had certainly contributed to the attractiveness
of the neighborhood, but asked what protection Mrs. Arnstead would have from the
new building." Mr. Marvin replied that there would be parking against Mrs. Arnstead's
lot line, and. not much traffic. He added that the new building would come a little
closer to the church, but that there would still remain 23 feet between the addition
and the church. Mr. Gibbs said he would like to see mre lighting in the empty areas
of the lot, since there had been two muggings near that property in recent months.
In response to a 'query from Mr. Fuller, Mr. Van Cort noted that the new building
would take more space than the existing building. Mr. Moro expressed concern for
preserving the residential appearance of the neighborhood. Mr. Fuller asked how
parking would be affected, to which Mr. Marvin replied that six additional spaces
would be provided under the new plan. Mr. Fuller said the Board should consider
whether the business might leave the neighborhood were the petition denied, leaving
a large vacant building to become a nuisance and eyesore. Ms. Cummings asked if
it would be possible for neighbors to make suggestions or to see plans before con-
struction. Mr. Hildreth noted that the building was previously used by electric
contractors who generated much more traffic. Ms. Cummings noted that evergreen
screening would keep, diesel fuel out of neighboring yards. Mr. Fuller asked if
it would help to refer this to committee. Ms. Benson replied that it would if
Mr. Marvin were willing to re-draft his request to conform to the wishes of neigh-
bors to maintain neighborhood values. Mr. Marvin said he was willing to make those
changes on the spot, and that those changes will not affect the appeal, which is
for a variance on coverage matters. He said that ground breaking would .not occur
until spring or mid-summer. Ms. Cummings asked whether he would be willing to
sit down and discuss his plans with neighbors. He said he would. Ms. Benson said
that the Planning Department would be available to help ,Mr. Marvin with his land-
scaping plans.
Mr.. Fuller MOVED to recommend approval of the variance with the contingency that
Mr. Marvin work with the Planning and Development Department to landscape the pro-
perty to compliment the goals and objectives,cf the neighborhood as much as possible.
Mr. Hildreth seconded.
Ayes: Messrs. Fuller and Hildreth
Nay Ms. Benson
P & D Board Minutes 29 December 1977 Page 4
Ms. Benson dissented because she felt the proposed addition would be detrimental
to maintaining neighborhood values.,
CARRIED,
Appeal 1188: Request by Group Homes of Tompkins County for an area variance
to permit restoration of the building at 606 North Cayuga Street and 103 West
Yates Street to a two-family dwelling. The property is deficient. in .front
and rear yards, and the percentage of lot covered by buildings exceeds the
maximum permitted in the R2b use district in which the property is located.
The property has been converted from a two-family to a single-family use as
a group home in 1974; the owner now seeks a variance to reconvert so that
the property may be sold.,
Mr. 'Stan Cort explained that the building had been a two-family building and was
converted to a one-family house when it became a group home. If it were converted
back to a two-family home, one unit would face Cayuga Street the other Yates.
Group Homes feels that the value of the property will be diminished if the building
cannot be sold as a two-family house.. There are six bedrooms, two kitchens and
two dining rooms. Both front yards are deficient by four feet each; the side yard
requirement is 10' and the existing yard is enly 7', and the rear yard, which should
be 25% of the depth. of the lot,_is 6% of the depth.. Despite these deficiencies,,the,
.staff recommended in favor of the appeal. David Schwartz, director and attorney for
Group Homes, said that the purposes of the zoning ordinance would not be served by
refusing the appeal. He said that if denied, their only recourse might be to reinsti-
tute the group home, which was not favorably received by the neighbors. He further
noted that the interested buyer would live in the house, and that parking does not
seem to be a problem in_ the neighborhood. . Hildreth MOVED to recommend approval.
Mr, Fuller seconded. CARRIED unanimously.
Appeal 1189: Request by Bettina Herbert for,an area variance to remodel the
single-family home at 812 South Meadow Street, providing additional living
space on the second floor of the building. The property, located in an R--2a
use district, is deficient in front yard and one side yard.
Mr. Va:n. Cort noted that the house is on the edge of an area zoned for business. He
said that the front yard is 23' short of requirements, and one side yard is deficient
by 8 feet. Other lot dimensions are adequate. The property has not been modernized
and the owrerwould like to do this. Planning staff recommended approval and noted
that the house would remain a single-family home. David Peer, contractor for Ms.
Herbert, said that this remodeling work would improve the structure by removing a
non-conforming shed which now houses a small kitchen and bath, and whose upper
story has no heat, and would replace this with a kitchen and dining room downstairs
and two bathrooms upstairs with adequate heating. The house is now 1� stories and
they would like to raise the roof in one section to eliminate low ceilinged portions
of the upstairs:. Referring to the front yard deficiency, he noted that there is a
1Q' x 16' parch on the front of the house and two large trees which shield the house
from the road,
Mr. Hildreth MOVED to recommend approval. Mr. Fuller seconded. CARRIED unanimously.
6. Communications.
Ms. Benson read the following letter to Councilman Donald Slattery:
Board Minutes 29 December 1977 Page 5
Dear Mr. Slattery;
I live up on West Hill. Why doesn't the city build a teen center up there
so the kids up there don't have to go downtown to have some recreation?
What do you think of this?
Sincerely,
Michael Young
and Mr, Slattery's reply:
Dear Michael,
Thank you for your letter of November 15th and:please f rive the del'ay'Yn
my ;response.
Your idea has much merit and would be ideal if some way could be found to
pay for a teen center. There is no question the need is great especially
nowt that this area of the city has seen the greatest growth in development
and has the greatest potential for growth in the future.
The loss of the old West Side House is another contributor to this need
but is offset somewhat by the development of Cass Park.
Staffing a teen center would be costly and this too must be considered.
I am referring your letter to the City Planning Board and to the Youth
Bureau.
Your idea is a good one and you are to be commlended for bringing it to =the city's
attention.
Sincerely,
Donald J. Slattery
Alderman 1st Ward
Ms. °Benson said that:;;th :s would require grant monies from outside sources, and
should be borne in mind when applying for funding.
She then noted that McDonald's has done an excellent job of restoring the facade of
the historic building they now occupy cavi-the Commons, .and,asked staff to send them
a letter of appreciation, Mr. Van Cort stated that staffer-Linda Lasker deserved
much of the credit for the work that was done with McDonald's to restore the build-
ing. Ms. Benson requested that she too be sent a note of thanks.
8. Old business: Donoghue=Halvers.on..Subd vision,
Mr. Van Cort read the following letter from Realtor John Vassee:
P,_& D-Board Minutes--- --- - 29 December, 1977 Page 6
Gentlemen:
In reference to our Appeal No. 1176 the Donohue Halverson Plumbing Company
of 711 Willow Avenue and Mix Auto Body Shop of 707 Willow Avenue to divide
the property. The area variance has been granted by the B.Z.A. at the
meeting of December 19, 1977.
Therefore, I request from your department final approval so that we may
proceed to close the sale of the subject property.
Sincerely,
John Vasse, Realtor
He also read this letter from Attorney William Barret.
Dear Sirs:
I am writing as attorney for West Seneca Street Corporation in its pending
transfer of land at 707 Willow Avenue to Robert J. Mix.
It is agreed between the parties that West Seneca Street Corporation will
provide all necessary perpetual easements across its property for separate
water and sewer lines from Willow Avenue to the property being sold. The
lines will be installed at the expense of the seller. It is anticipated
that the lines will follow the present water line at the north end of the
building at 711 Willow Avenue (Donohue-Halverson, Inc. ) and run along the
common boundary line at the rear of the building. The easements will be
located as directed by.Mr. Hannan for the City Water Department. T. G.
Miller, P. C. , Engineers and Surveyors, will survey the properties and the
easement areas when established.
Yours truly,
William Barret
Mr, Van Cort noted that staff recommended approval of the subdivision request.
Mr. Hildreth MOVED that the Board approve the request. Mr. Fuller seconded.
CARRIED unanimously.
9. New business. Mr. Fuller reported that the CD Community Advisory Committee
will be meeting Tuesdays and Thursdays through. mid-January to enable them to send
a plan to Common Council foruseof CD funds. Council would approve the plan and
forward it to HUD to request funds from its three-year program and for the city's
regular entitlement for next year.
Mr. Van Cort noted that because of holiday season the South Hill parking problem
would appear on the January agenda.. He said he would also be bringing a resolu-
tion on bus service to the hospital in January. At 9:07 Mr. Fuller MOVED to ad-
journ the meeting.
Meeting adjourned.