HomeMy WebLinkAboutMN-PDB-1978-07-26 MINUTES
PLANNING AND DEVELOPMENT BOARD
July 26, 1978, Common Council Chambers, 7:30 P.M.
PRESENT: Vice Chairman, Dave Fuller, R. Bordoni , M. Crowley,
C. Cleveland, R. Hildreth
D. Minks, A. Albanese, M. Parkherst, J. Bernstein, M. Long,
J. Meigs, T. Hoard, S. Karr, C. F. Miller, R, Marion,
and Members of the Press.
1 . The meeting was called to order by the Vice Chairman, Dave Fuller.
2. Ms. Crowley MOVED to approve the minutes of the June 27, 1978 meeting.
Mr. Cleveland SECONDED. Minutes approved.
3. SPECIAL ORDER OF BUSINESS: None
4. CHAIRPERSON'S REPORT: None
5. . ZONING CASES:
APPEAL 1212: Appeal of William Lower for a use variance
under Section 30.25, Columns 2 and 3 (permitted primary and
accessory uses) to permit construction and use of a warehouse
building at 443-463 Floral Avenue. Warehouses are not per-
mitted
ermitted primary or accessory use in .the R-3A (residential )
use district in which the property is located.
Staff recommendation was to deny the appeal on the grounds that the area is
more appropriate for residential use for which it is zoned and which is
recommended in the City's General Plan. The proposed warehouse would be
inappropriate and detrimental to neighborhood quality, both present and future.
After a brief discussion, Mr. Cleveland MOVED to deny the variance. Mr.
Hildreth SECONDED. Unanimously CARRIED.
APPEAL 1213: Appeal of David and Louise Minks for an area
variance under Section 30.25, Columns 4, 7, 11 and 12
(off-street parking requirements, minimum requirements
for width at street line, and minimum required front
and side yards) to permit conversion of a single-
family house at 207 West Court Street to a two-family
house, in an R-3a (residential) use district. The
property has no off-street parking, and is deficient
- in the required frontage, front yard and side yard.
Staff recommendation is to DENY the variance based on significant nonconformi-
ties which would detract from neighborhood character and not lead to conformance
P & D Minutes 26 July 1978 Page 2.
with the objectives of the General Plan for safe, clean, and attractive
residential areas.
Mr. Minks advised the Board that the building is structurally sound, although
fire-damaged earlier this year. He is willing to comply with any recommenda-
tions the Board makes, as well as all code requirements. He advised us that
the home apparently had been used as a two-family dwelling because it had two
separate kitchens-and two separate bathrooms. Mr. Cleveland MOVED to grant
the variance. Ms. Crowley SECONDED. Unanimously CARRIED.
APPEAL 1214: Appeal of Anthony J. Albanese for a
use variance under Section 30.25, Column 2 (permit-
ted primary uses) to permit the enlargement of
Clever Hans Bakery in the building at 102 Adams
Street. The property is located in an R-2b (resi-
dential ) use district; the bakery is operating under
an existing use variance.
Staff recommends approval of the variance based on the fact that the expansion
would not be visible from the outside. Mr. Bernstein presented a drawing of
the proposed plan for enlargement of the working area. Mr. Bernstein also
showed the Board drawings of a proposal for an outdoor cafe to be located in
front of the Clever Hans. Bakery. Mr. Van Cort felt that the Board could make
a decision on the concept of the drawings for a sidewalk cafe but any altera-
t1on of the outside of the building would have to be approved by the Land-
marks Preservation Commission, as the, building is a locally designated land-
mark. He stated further that the cafe proposal would need to be readvertized
before going to the BZA. Mr. Bernstein hopes to present his design to the
ILPC at their next meeting on August 14, 1978.
Mr. Bordoni MOVED to recommend in favor of the variance for expansion and
approve the concept of a sidewalk cafe. Ms. Crowley SECONDED. Unanimously
CARRIED.
APPEAL 1215: Appeal of Norman C. Long for an area
variance under Section 30.25, Columns. 4, 61 10,
11 and 14 (required off-street parking, minimum
lot size, maximum lot coverage by buildings, mini-
mum front yard, and minimum rear yard) to permit
expansion and enclosure of a rear porch, connec-
tion of the main building and an accessory struc-
ture, and addition of a carport at 208 Stewart Avenue.
The property is located in an R-3a (residential) use
district, and is legal non-conforming as it now exits;
the proposed work will increase the living space in
the building, increase the lot coverage, and reduce the
rear yard depth.
Staff recommendation is to DENY the variance. This recommendation is based on
the change in circumstances which were noted since the last Planning and Develop-
ment Board recommendation on this property, which included seeming disregard for
P & D Minutes 26 July 1978 Page 3.
code regulations at the property. With the addition of a bathroom in the
accessory building, it could be used as an apartment, which would cause
greater density with problems such as parking in an already-crowded neigh-
borhood.
Mrs. Long indicated that their intent was to use the accessory building as a
den, not an apartment.
Mr. Bordoni MOVED to recommend the variance provided the accessory building
is used as a den, guest room only. Ms. Crowley SECONDED. Mr. Bordoni stated
that owner occupancy usually helps preserve neighborhoods. Unanimously
CARRIED.
APPEAL 1216: Appeal of Philip Kaplan for an
area variance under Section 30.25, Column_ 4
(off-street parking) to permit the issuance of
a Certificate of Occupancy for the property
at 211 Williams Street. All but two of the
required five off-street parking spaces have
been leased to an adjacent property owner, rend-
ering the property deficient in required off-
street parking. The property is located in an
R-3a (residential) use district.
Staff recommendation is to DENY the variance based on the fact that the appli-
cant has not exhausted all other remedies to the situation. Connie Miller,
attorney for the applicant, stated that when the property was sold to Mr. Kap-
lan in 1973, that 3 of the parking spaces were leased for 99 years ;back to the:'
seller for ;9.9. years ,pursuant-to a verbal purchase agreement. She stated that
at the time, the property met the code regulations, but since the code has been
revised, the building no longer meets the requirement for parking.. "Grandfather
Rights" exist in this type of situation. It is Mr. Kaplan's position that be-
cause of "Grandfather Rights" he be granted the variance.
After along discussion, Mr. Cleveland MOVED to recommend approval of the
variance. Ms. Crowley SECONDED. The vote was called, with results as follows:
PASSED.
Aye: Cleveland, Crowley, Hildreth, Fuller
Nay: Bordoni
6. COMMUNICATIONS: NONE
7. COMMITTEE REPORTS: General . Plan and Capital Improvements - Mr. Van Cort
explained that the General Plan and Capital Improvement Committee had met and
P & D. Minutes 26 July 1978 Page 4.
;Discussed the rep_®r : suami'ti,e:J"by Carriero Design, and the committee had
recommended that Chairman Stein meet with Supt. Dingman. Pursuant to that
recommendation, Mr. Stein and Ms. Townsend of the Department met with City
Engineer, Phil Cox, since Supt. Dingman is on vacation. It was explained
that the City Traffic Engineer and representatives of Carriero Design had
met on a number of occasions and had been able to. reach agreement on most
issues, with the exception of the points explained below:
A. Elimination of "No Standing" signs at intersections where there is
"necking down". There is agreement among the Planning and Development Board
and Staff, Carreiro Design, and the project architect that the street design
should eliminate the need for signage in these areas. If this does not
prove to be the case, of course, the signs could be installed after a trial
period without them.
B. Substitution of smaller-scale signs, preferably decals, for the large "Truck
Loading" signs which were mounted on parking meter poles. You have a schema-
tic design prepared by planning staff of a 3" x 10" decal which would com-
bine a size double the length of the meter decals now in use, with a two-color
design and use of the .international "No Parking" symbol . This is one poss-
ible compromise between large standard signs and the present 3" x 5" size
decals.
C. Aggregation of some kinds of :information which have previously been con-
veyed on two sign panels on a single panel instead. Specific locations where
this could be done must be determined.
p. Elimination of some one-way arrow signs, particularly:
1. Those facing against one-way traffic and visible only to
pedestrians and to motorists traveling the wrong way down
a one way street and attempting to turn the wrong way up
another street;
2. Those on Cayuga Street opposite the fire lane on the
Commons.
Mr. Bordoni suggested that the placing of all regulatory signs at a uniform
height would further help reduce clutter. Mr. Van Cort agreed and said he
would refer this to Mr. Cox.
The Peripheral Streets have been designated a special area subject to special
treatment whose objective, among others, is to improve the appearance of the
streetscape. Since there are presently over 80 street signs in the three-block,
first phase of the project, signage clearly has a major visual impact on the
area. It is felt that whatever can be done to carry out the recommendations
above, consistent with safety and clarity, would enhance the overall project.
The Capital Improvements Committee of the Planning and Development Board, which
was given power to act on these recommendations by the Board, approved them
at its meeting July 12, 1978, and asked that an implementation plan be
P & D Minutes 26 July 1978 Page 5.
developed in conjunction with the city .engineer.
E. Ithaca Gas Works - Summary: Committee members recommended designation
of the Gas Works as a local landmark. Although a majority of members were
not present at the meeting, those attending felt the recommendation should
be brought to the Planning and Development Board for approval .
Mr. Bordoni said that because he was on vacation and did not have adequate
time to read over the information provided on the Gas Works, he would abstain.
Ms. Crowley MOVED to recommend to Council that the Ithaca Gas Works be
designated local landmark. Mr. Hildreth SECONDED.
The vote was called, with results as follows:
Aye: Cleveland, Crowley, Hildreth, Fuller
Nay: None
Abstentions: Mr. Bordoni
8. OLD BUSINESS:
A. Wild Flower Preserve
Steve Karr presented a revised design of the Wild Flower Preserve parking
area. After consulting with city engineers:, changes were made:
specifically, the stream was redirected. City engineers did not feel this
was a problem to accomplish. Dave Fuller suggested that if the Board was
satisfied with the design that a motion should be made to pass the design
on to Council . Mr. Bordoni MOVED to forward the design to Common Council
so that they may consider this for a capital project. Mr. Cleveland
SECONDED. Unanimously CARRIED.
9. NEW BUSINESS: Although not on the agenda, Mr. Robert Marion requested
that he be able to show the Planning and Development Board a proposal
for a new industrial subdivision in the Commercial Street area. Mr. Van Cort
advised the members that they did not have to receive Mr. Marion-'s proposal
for consideration, as it was not on the agenda, but it was up to the Board '
what they wanted to do. The Board chose to hear his proposal . Mr. Marion
told the Board he wished to develop a side of 31 .2 acres, and requested
approval of a subdivision for this site. He has a buyer for the first
acre. He showed the Board a proposed sketch as to how the property would
be divided. Mr. Van Cort advised the Board that under State Law, in requests
for approval of subdivision, the Planning and Development Board has the final
approval power. -Mr. Van Cort felt that the Planning and Development Board
could look over the drawings in committee (General Plan and Capital Improvements)
more thoroughly and meet with Mr. Marion to work out more details. The Board
could give their preliminary approval of the proposed subdivision.
P & D Minutes 26 July 197 Page 6
Mr. Cleveland MOVED to recommend preliminary approval of the subdivision.
Mr. Bordoni SECONDED. Unanimously CARRIED.
The meeting was adjourned at 10:20 p.m.