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HomeMy WebLinkAboutMN-PDB-1978-06-27 MINUTES PLANNING AND DEVELOPMENT BOARD 27 June 1978, Common Council Chambers, 7:30 p.m. PRESENT: Chairperson S. Stein, R. Borddni, M. Crowley, C. Cleveland ALSO: H. M. Van Cort, R. Clune, M.Tknaler, P. Manheim, H. Sterling, J. Kirpich, A. Turner, S. Karr, J. Meigs, E. Nichols, E. Holman, S. Goldberg, Members of the Press. 1, The meeting was called to order by the Chairman, Stuart Stein. 2. Mr. Bordo.ni, .MOVED to approve the minute) of the June 27, 1978 meeting. Mr. Cleveland SECONDED. Minutes approved. 3, SPECIAL ORDER OF BUSINESS: None 4. CHAIRMAW S REPORT, None 5. ZONING CASES: Mr. Stein explained that the Planning and Development Board''s .main concern in zoning cases is with the Planning issues rather tha legal issues; legal decisions are made y the Board of Zoning Appeals. a. Appeal 1209: As no parties were presen to discuss this appeal, it was placed third. b. Appeal 1210: Inter retation and Area Variances for property at 312=314 PP P P P N. Aurora Street and 315 N, Ti,oga Street, in a B-1 Zone, to permit cons- truction of a building deficient in yard setbacks and on-site parking. Mr. Van Cort stated that a drawing had been submitted by the applicant. The proposal showed deficiencies in off-street parking, in one side yard, and in the depth requirement. Stanley Goldberg and Manley Thaler, appel- lants, intend to demolish. 312--14 N. Aurora and 31.5 N. Tioga to build a 2-story office building on Aurora Street, ith parking on the Tioga Lot. It was noted that Appeal 1030 (1973) dealt with an equivalent situation on adjacent properties, with Thaler as a principal® The Planning Board recommended variance of the setback requirlments, but also recommended that if BZA interpreted that parking on the Tioga Street side would be in a front yard, a variance for parking in a front yard be denied on the grounds of esthetics and degradation of the public environment. BZA P & D Minutes June 27, 1978 Page 2 granted all variances, probably after considering that the Tioga Street lot is a backyard. All the occupants of that property are now using 309 N. Tioga as their address, making half their parking lot illegal because it is in the front yard. Appellants claim the availability of parking spaces in the Seneca Street structure fulfills their parking requirement. The ZO specifies "continuing" availability for off-site spaces, and it is the feeling of the staff that public parking should not be usable as a credit. Staff stated that it was their belief that the building is not appropriate to the site, which resulted in the need for a variance. The staff recommended DENIAL of the area variances for parking and side yard on grounds that the proposed substitute parking would not be assured on a continuing basis. The interpretation to allow parking should be APPROVED for the front yard, if it is a front yard, provided adequate site planning is done to screen parking from--.the. street. n Mr. Bob Clune mentioned that the entire area is designated as a histori- cal site and asked whether the Planning Board had considered this? Mr. Stein stated that it is in the National Register District, but it is not in the Local Landmark District. One of the buildings proposed for demoli- tion is a matched pair with the other one; although substantially altered, it could be restored. Jon Meigs explained that the National Register District designation means that it is listed in the Federal Register and is protected from alteration or demolition by projects involving federal funds. Mr. Van Cort explained tha;1f this were in a local landmark dis- trict, they could not change these buildings without coming to the Ithaca Landmarks Preservation Commission. However, it is not a locally-designated landmark, but is, on the other hand, in the Federal Register of Historic Places, which would control the use of federal funds in a project which would involve demolition, and it affects how you can depreciate a new building on the site. Mr. Bordoni felt that the drawing submitted by the appellant was not very clear as to what the building would look like. Mr. Thaler explained in more detail the construction of the building. Mr. Bordoni MOVED to deny the variance. Mr. Cleveland SECONDED. CARRIED unanimously. c. Appeal 1211: Area variance for property at 117 Stewart Avenue in an R-3A Zone, to permit expansion of a one-family house with excessive coverage and a yard deficiency on a lot of below-minimum size. Mr. Harry Ster]tg was present to represent the appellant, Richard Schramm, asking for persmission to create a spare bedroom in the attic. Mr. Bordoni expressed a concern that the spare bedroom would be turned into an apartment. Mr. Sterling informed the Board that there would be no plumbing in the addition. Mr. Van Cort stated that it is the intention of the applicant to keep the house as a one-family structure. P & D Minutes June 27, 1978 Page 3. Mr. Cleveland MOVED to approve the variance. Mrs. Crowley SECONDED. Unani- mously CARRIED. Appeal 1209: Interpretation of Section 30.25, Col. 7 of the ordinance to determine whether the street frontage requirements of the ordinance are satisfied in whole or in part by frontage on non-city-owned streets or rights-of-way, such as Fountain Place, Vine Street, or private rights-of- way. This appeal was reviewed last month, at which time the Chairman requested a recommendation be proposed by the staff to amend the zoning ordinance to be passed along to Common Council. Mr. Van Cort said it was the feeling of the Planning Department that a recommendation could be made, on those properties whose frontage is part in the City and part out, that this front- age should be counted as part of the City. The other issues mentioned in the request should be studied further. There are 100 properties affec- ted by these zoning problems, and it was the feeling of staff that legisla- tive clarification rather than administrative interpretation by the Board is needed. Mr. Cleveland MOVED to recommend to the BZA that for properties which have frontage in and outside the city limits, the frontage not in the city be credited in calculating the zoning frontage requirement. It was further decided that the staff should continue work on the other problems brought up in the request for interpretation. ,The chairman pointed out that the planning staff will be studying the other The within a period of eight months at which time the staff will make recommendations to the Board which can be referred to Council. 6. COMMUNICATIONS: None.. 7. COMMITTEE REPORTS: None. 8. OLD BUSINESS: a. City Graphics System. Mr. Van Cort stated that a contract was signed, roughly a,year ago, between the City and Carreiro Design to design a graphic system for the city of Ithaca. Direction signs . presentation will be given next month. .Regulatory signs were studied in conjunction with the Peripheral Streets project. Ms. Judy Kirpich and Mr.., Alex,,Turner, of Carreiro Design, presented their recommendations to the Planning Board. Phase I of the Peri- pheral Streets project was selected as a prototype ,for changes in regulatory signs citywide Recommendations were based on regulations in the New York State Uniform Traffic Control Manuel. The consultant recommended that better communication between the Department of Public Work and the Planning and Development Department on placement of signs would be benefi.Glial. The appropriate committee of the Planning Board will examine the study and make a recommendation. In discussion between the City Traffic Engineer � • i P & D Minutes June 27, 1978 Page 4. and the consultant, two areas of disagreement were found: (1) need for No Standing signs at necked-down corners; (2) use of decal rather than 12' x 24' sign on meter pole. Sign panels with more than one message will need to be redesigned either by the Planning & Development Department or the city sign shop. The consultant stated that the City Traffic Engin- eer had been extremely cooperative in helping work out the proposals pre- sented in the report. It was the opinion of the chairman, staff & study group, that implemen- tation of the proposed recommendations would be best accomplished by continuing this high level of interaction between the Planning Department and the Board of Public Works. The Chairman stated that the Planning Board's role in this matter is to offer assistance in working with the BPW to set up an informal relation- ship between the departments. The project will be referred to the General Plan and Capital Improvements Committee. Any action from the committee will be brought back to the Board. It was MOVED by Mr. Bordoni that the project be referred to the General Plan and Capital Improvements Committee. It was Seconded by Mrs. Crowley. Unanimously CARRIED. Mr. Bordoni suggested that the General Plan and Capital Improvements Com- mittee meet with the Traffic and Parking Committee of the Board of Public Works to assist in starting an informal relationship between the two departments. b , Landmarks Designation Review: Markles Flats. Jon Meigs informed all those present that Markles Flats refers to the former Ithaca Gas Works constructed in 1853. A Public Hearing was held by the ILPC which requested designation of the building as a local landmark. It is required that the Planning Board forward a recommendation to the Common Council for ratifica- tion of the local landmark designation. The building is being used by the school district for storage. The Chair- man stated that the landmark designation is=fcu�ght`becaus_e *.f t.,h@ building ' s historical significance. The Landmarks Commission of the City of Ithaca makes the judgement as to whether a building should be designated as a local landmark The, PIA,hiiing�_�B©ard's Position in this matter is to make a planning judgement not based on the building's architectural merit. Mr. Van Cort _ sited the DeWitt Mall as an example of the financial benefits reaped from the., preservation of this type of building. A recommendation must come from the Planning Board so as to meet an August deadline for the Common Council meeting. The Chairman suggested that the General Plan Committee take a further look at the proposal and report back to the Board. P & D Minutes June 27, 1978 Page 5. 9. NEW BUSINESS: Wild Flower Parking Area - Presentation. _Mr. Van Cort reiterated that in May of 1977, Common Council directed by resolution that the Planning and Development Department, in cooperation with the Department of Public Works, investigate the possiblity of a capital project, "The Development of a Parking Area", in the area of Six-Mile Creek wildlife area. Steve_Karr made a presentation to the Planning Board for a proposed parking area. The proposal is for three phases: (1) Paving of the road; (2) adding a pedestrian path into the Wild Flower Preserve; (3) landscaping of the area. It is the intent of the proposal to attract the type of people who would enjoy the area rather than destroy the preserve. The immediate problem is the parking situation at '.the preserve and on the sur- rounding streets. This poject would be on the Circle Greenway. The Chair- man advised all concerned that this presentation is a result of a request from the Council for a design. Elva Holman declard that making an area for parking in the Wild Flower Preserve would enhance the Circle Greenway. Mr. Bordoni suggested that, with :the added maintenance necessary for a proposed culvert under the proposed parking area, the proposal should be looked into in more detail. The Chairman advised that this is only 'a preliminary step in establishing a capital project and there is no time deadline to meet. With this in mind, the staff should take into consideration some of the prob- lems brought rob-lems .brought up by the board and make adjustments to anew proposal to be presented at a later date. Mr. Van Cort felt that this proposal did not create as much of a problem in maintenance as was suggested. Mr. Van Cort suggested that the problem be referred to Mr. Phil Cox for his advice. The chairman suggested that a letter be sent to the Bryant Park Civic Association to let them know that this proposal was under con- sideration by the Planning Board. The problem of parking has been on the agenda of Bryant Park Civic Association for some time now. The South Hill Civic Association should also be notified. The meeting was adjourned on a motion at 10:15 P.M.