HomeMy WebLinkAboutMN-PDB-1979-09-04 MINUTES
PLANNING AND DEVELOPMENT BOARD
September 4, 1979
PRESENT: Chairperson Stuart Stein, John MacInnes,; Susan Cummings,
Richard Moran
ALSO
PRESENT: T. Hoard, Mr. Bugliari , Mr. and Mrs. Rosica, B. Bucko,
D. Dulls,, P. Testa, D. Pirko, P. White, E. Kristeller,
H. Smith, Mrs. F. Alo, Mr. and Mrs. Jones , T. Macera,
G. Loomis, D. Loomis, D. Jayne, H. M. Van Cort, and
members of the press.
Note: The regular August meeting of the Planning and Development Board ,
was postponed to September 4, 1979 due to lack of quorum at the
August 28th meeting. The meeting was held in the Ithaca City
Court Room.
1 . The meeting was called to order at 7:37 P.M.
2. PUBLIC HEARING: Application for final approval of subdivision of
property at 208 Kline Rd. , in an R-2a zone, into
two parcels.
Public hearing on the application for final approval of the subdivision
of property at 208 Klein Rd. in an R-2a zone into two parcels. Mr.
Moran MOVED to open the public meeting, motion SECONDED by Mr.MacInnes
and the public hearing was declared officially opened. Chairman
Stein asked if there was anyone present who wished to speak concerning
the subdivision. There was no one present and the hearing was
officially closed.
3. On MOTION by Mr. Moran, SECONDED by Ms. Cummings, the minutes of the
June 26th meeting of the. Board were approved.
4. Special order of 'business: None.
5. Chairperson's report: None.
6. ZONING CASES:
APPEAL 1269: Use variance to permit part of premises at 1025 N. Tioga
Street (corner of Lincoln) , in an R-2b zone, to be used
for professional offices. Premises contain two apart-
ments and the space in question has previously been
used for a variety of non-residential purposes.
Staff is of somewhat divided opinion on a recommendation, partly con-
cerned with the longstanding noncomformity of a part of the structure
P & D Board Minutes
September 21 , 1979 Page 2.
on the property and the fact that it is located in a residential zone vs.
the suitability of the building for permitted uses. There are arguments
for continuing a variance for use on the property, as well as for a return
of the property to permitted uses, which would include residential use,
and various others by special permit or under special conditions , such as
home occupations. After some discussion concerning previous uses of the
space, Ms. Cummings MOVED to recommend denial of the appeal and the. motion
was SECONDED by Mr. Moran. A vote was taken and resulted in a recommenda-
tion to DENY by a vote of 2 to 1 .
APPEAL 1270: Area variance to permit conversion of one-family house
at 109 Auburn Street, in an R-2b zone, to two units. No
exterior change is proposed; property is deficient in
one side yard (5 feet required, 3 feet exists) .
Appellant Doug Dylla explained his proposal to rehabilitate the property to
contain two dwelling units_ He read a letter from a neighbor expressing
support of the appeal , which Mr. Stein ordered recorded in the record of
the appeal . Staff recommends APPROVAL of the variance, since it is a
relatively minor deficiency in one side yard. on MOTION by Mr. Moran, SECOND-
ED by Mr.Matlnnes, - the appeal was unanimously recommended for APPROVAL.
APPEAL 1271 : Appeal of Ithaca Neighborhood Housing Services for area
variance to permit construction of new single-family
house at 306 S. Plain Street, in an R-2b zone, with one
side yard smaller than required. Hou-e would replace
a 3-unit dwelling which is uneconomical to rehabilitate.
Mr. Testa of Ithaca Neighborhood Housing Services discussed the proposal , which
involves the construction of a new single-family residence on the site,
which is now vacant, following demolition of the previous nonconforming 3-family
structure which INNS determined to be non-rehabilitable. Staff recommends
approval , since there is once again only a minor deficiency in one side yard
which would be the result of construction of the new structure, designed
by and builty by BOCES students in a prefabricated design.- On MOTION by Mr.
Moran, SECONDED by Mr. Maclnnes, the Board recommended APPROVAL of the appeal .
There was one ABSTENTTON by Ms. Cummings due to her concerns for possible
conflicts of interest, since she is a member of the INHS Board.
APPEAL 1272: Area variances to permit conversion of structure at
433-34 N. Cayuga Street (corner of Farm Street) , in
a B-2a zone, from six residential units to ten.
Property is non-conforming in area, side and rear
yards , and off-street parking. Total occupancy of
structure would be reduced by conversion.
Applicant Phil White, Jr. explained the proposal to the Board. He main-
tains that conversion of the present structure at 433-34 N. Cayuga St. from
6 residential units to 10 smaller residential units would effectively
reduce the potential occupancy of the residential portion of the building
and thus might result in some lesser requirement for actual off-street
P & D Board Minutes
September 21 , 1979 Page 3.
parking spaces. The commercial uses of the first floor would be retained.
Staff recommendation is to DENY, realizing that there may be some actual
improvementsto the bui-lding and to the quality of the residential units
on the second and third floors, but the staff is concerned that the reduction
in the number of large family residential units would not be in the best
interests of the City in terms of its effect on housing supply, and staff
also notes that the requirement for off-street parking .would effectively
be increased by the proposal , since each of the 10 units would require
a parking space; thus , the deficiency in off-street parking space would in-
crease according to the ordinance by `4 spaces. Staff noted that other-exist-
ing deficiencies would not be affected by the conversion, and that the
availability .of public green space in the park across the street might offset
the deficiency in green space for residents on the property; also, the
deficiency in available off-street parking might be able to be ameliorated
by negotiation between appellant and owners of nearby parking areas to
provide some reserved space for residents' parking After further dis-
cussion, MIs. Cummings recommended APPROVAL of the variances, contingent
on thorough investigation of availability of off-street parking in the immedi-
ate vicinity. The MOTION was SECONDED by Mr. Moran and unanimously
APPROVED.
APPEAL 1273: Variance to permit parking area at 159-165 Crescent
Place, in an R-2b zone, to be improved to standards
below those required for neighborhood parking lots.
Extensive discussion arose on this appeal concerning the issues of avail-
able on-street and off-street parking in the immediate vicinity. Four
residents of neighboring property spoke to express their concerns that con-
version of this property to a neighborhood parking lot, which is not a
permitted use in the zone, would reduce the availability of parking for
themselves, visitors, and residents of adjacent properties. There was also
concern expressed with regard to the physical restrictions existing in the
immediate vicinity, which allegedly has resulted in, damage to cars parked
within the immediate surroundings. Staff has determined that there are
numerous unresolved questions relating to concerns. of the engineering dept.
and the city traffic engineer, as well as the actual physical development
of the street. Staff recommends that this issue be DEFERRED in order to
permit investigation of these matters by representatives of city departments
involved and the appellants and others interested. On MOTION by Ms.
Cummings, SECONDED by Mr. Maclnnes, the Board DEFEERED DECISION on the.
appeal for one month. Mr. Stein requested the dept. staff to investigate
the matter with the parties concerned.
APPEAL 1274: Area variance to permit conversion of existing barn on
premises at 312 Second St. , in an R-3b zone, to a third
dwelling unit, an addition to the two units presently
in the main structure on the property. Deficiencies
on the property, involving both structures, concern
front, side, and rear yard setbacks.
P & D Board Minutes
September 21 , 1979 Page 4.
Appellant Gary Loomis explained the appeal at length, including reference
to the previous consideration of this case and a similar one in the neigh-
borhood at the July Planning Board meeting, at which the other appeal
was approved, and Mr. Loomis' original appeal , which was recommended
for approval by the Planning Board, was denied by the Board of Zoning
Appeals. Mr. Loomis stated that his brother, who is co-owner of the prop-
erty, would be the tenant of the proposed new unit in the barn. He also
stated that there was some potential for the establishment of a business
on the property by himself or his brother. This was an apparent reference
to the provision of the zoning ordinance for neighborhood commercial
facilities in R-3 zones by special permit of the Board of Appeals ; neighbor-
hood commercial facilities do not normally include non-retail businesses,
which appears to be what Mr. Loomis is referring. to. Staff recommends
APPROVAL of the appeal. . . On MOTION by Mr. MacInnes, SECONDED by Mr.
Moran, the Board MOVED °to recommend APPROVAL of the appeal , and the MOTION
was PASSED unanimously.
SIGN APPEAL 9-1-79: To permit billboards on property at 602 Hancock
Street (corner of Fourth) , in an R-3b zone, to
to advertise businesses at 310.;Fourth Street.
The businesses are located on a dead-end section
of Fourth which is accessible only from Hancock.
f' Appela ant,Dick ,Jayne explained' the proposal which involves the erection of
what may be considered a billboard at the corner of Hancock and Fourth Streets
directing customers to businesses located at 310 Fourth Street: Existing signs
3 ° for these ;businesses are located on this corner, and would haveito::be removed
under the terms of the .sign ordinance at the end of August. Mr. Jayne referred
to the difficulty which customers of the two businesses at 310 Fourth Street
experienced, when they are trying to locate the premises, due to the fac-i that:.1 '',
this section of Fourth Street is a dead-end street, and is not a continuqus
section of ;Fourth Street, due to the closure of a portion of Fourth Street
on the other side of Hancock for the Hancock Street apartments operate'd•'by
the .Ithaca, Housing Authority. Access to the businesses, therefore, is only
from Hancock Street, and no traffic would normally pass in front of the
businesses. ,,I which makes their, location somewhat out of the way and essent{tally
invisible from any through street. Mr. Jayne. noted that there are signs on
" 'the front 'of the building 'housing the businesses, but these are not visible
from Hancock,Street. The Appeal concerns issues both of the nature of the.
sign i,e: whether it cons�titdtes a billboard or not, since the owner of ..,
both. 310.fourth` Street and the premises at the corner of Hanc_oek and Fourth
on-whch the sign would be located is the same party, and the 'issue of the,
size of one of the proposed signs for one business, which would be larger.
than the 5 -square feet permitted in the residential zone in which the .property
is located. Staff recomme dation is to approve the Appeal due to .the unique
IocatiOn' a 0 the difficulties of access to the premises; .but to :remove-.the C
existing sign for one business from ;the Housing Author.ity property, andto
restrict the size,of_ each 'sign to be mounted on the same s�gn..structure to
s .� 5` square feet.. Mr. MoranaMOVED to recommend approval .of both variances with
the -stipulation ,that:sa,gns not_-e�cceed .5 :square-: feet each, and to remove--the
r existing sign from the--Hous'ing:Aut aority property.- The motion was seconde6
`' and unanimously approved.
P & D Board Minutes
September 21 , 1979 Page 5.
SIGN APPEAL 9-2-79 To permit four signs on premises of Bishop's
Home Center at 430 W. State Street, in a B-2
zone. The two extra signs would alert customers
on Seneca St. of the parking lot and rear entry
access from Seneca; total area would not exceed
allowable.
Staff recommendation is to DENY approval of the appeal for four signs on the
premises and to recommend approval of only two signs, to be of a type and
location as desired by appellants, within the constrains of the ordinance,
except that one sign may be the, existing freestanding sign on Seneca Street
which better indicates the location of appellant's parking lot and rear en-
trance for motorists on this one-way street. Ms. Cummings, SECONDED by Mr.
Moran, MOVED to recommend the DENIAL of the appeal for four signs and to
APPROVE TWO SIGNS ONLY, in accordance with staff recommendation. Motion
PASSED unanimously.
SIGN APPEAL 9-3-79: To permit existing nonconforming sign to remain
on premises of D & R Liquor Store at 211 Hancock
Street, in an R-3b zone.
Appellant's attorney commented on the Appeal , noting in particular, the
relative invisibility of the sign from surrounding residential-",areas, its
innocuous and restrained design, and the fact that the business frontage is
on a street which is zoned business on the opposite side, businesses in the
opposite business zone are much more visible and have much larger signs .than
thkr'appel.lant's store. Five neighbors of the premises were 'recorded as being`
in favor. of the appeal , as well as some other patrons of the business`.
Staff recommends denial on the basis that the sign is on a building in a
residentia.l 'zone, it is larger than permitted in a residential zone, and it
is visible, from residential properties in the vicinity. Staff also noted,
however, that the sign is relatively attractive, and unobtrusive. After
further discussion, Ms. Cummings MOVED to recommend approval of the°Appeal ;
„ . motion seconded by Mr. Moran, .and approved unanimously.
SIGN APPEAL 9-4-79: To permit existing nonconforming signage -to remain_
at Ithaca-Cayuga Optical Company, 134 E. State 'Street
(Commons) , in a B-3 zone.
This Appeal was withdrawn.
7. Communications: None.
8. Committee Reports : None
9. OLD BUSINESS: Action on subdivision of property at 208 Kline Road.
Mr. Van Cort stated that there were no problems with the:_eproposed subdivision,
that it had been cleared with appropriate City agencies. ' On MOTION by Mr.
Stein, SECONDED by Mr. Moran, the final APPROVAL of the subdivision at
208 Kline Road into two parcels was APPROVED unanimously.
V
P & D Board Minutes
September 21 , 1979 Page 6.
r
10 : NEW BUSINESS{a),Department Budget for 1980. Mr. Stein opened discussion >;
on the draft department budget as presented by Mr.-Van Cort. He noted that .:'-',;.
this is the point at which the Board has the opportunity to-understand what -
.department funding is and how that funding relates to the department's work
load. He pointed out that there were several areas in which the department ,
had been very active which were not emphasized in the text 'of- the budget
request and which had been noted by other Board members, such as continuing
activities that are currently under way. Mr. Van Cortnoted that the depart
ment would, of course, be pursuing those projects that are already; underway
,_.and bringi=ng them to -conclusion, while at the same time undertaking new
activities which are not yet known. He pointed .out that the department woul=d
emphasize the leveraging of funding sources for needed city improvements by_ ,,
matching available non.-city funding sources to activities that are needed by`
the city,, so that the investment of local tax funds could be reduced and
_ more effectively applied to a wider range of projects. He also noted that
the department would attempt to work more extensively in the .area of promoting
development in the private sector where appropriate, and where such development
would be in accordance with city objectives including the maintenance of a high
level of environmental quality. Mr. Stein noted that the request reflectsa
reduction of approximately 3,% from the approved budget for 1979. Mr.
Van Cort stated that he felt that it would be possible to accomplish all
tasks that would be presented to the department, including ongoing activities,
with the reduction; this is partly because of the recent changes in staff.:
composition due to the departure of a couple of staff members, and the fact --
that they
act that-they would be replaced by persons whose salaries would be less than r
those of the departing members. It was also noted that some department
functions, in particular that of environmental review, are essentially un-
predictable, but that when the requirements occur for such review, the
manpower must be devoted to accomplishing the review, which is potentially
a gime-consuming process. He noted that it might be necessary to consider : . f
the establishment of a staff position, either in the Planning Department or ` .
- .n another city agency, to take care of such requirements. Mr. Stein remarked
.. .that the relationship between the budget and the department work program for
r - 1980 is not clear at this point, and requested further discussion on that
issue at a later date. Given the fact that the budget request as submitted
An draft is for a lower figure than for the current year, and that it would
be possible to have further review of the budget before final approval in
December, it was decided that' the budget, as submitted in draft, should be
relayed to the Common Council Budget & Administration Committee for the
first round of administrative review.
�ht b: - Preliminary request for subdivision approval . Paul Testa 'of Ithaca
Neighborhood Housing Services addressed the Board on the proposal to sub
.�
divide property at 526 W. Green Street in aB-2 zone into two parcels.
Mr; Testa noted that the VFW, which owns adjacent property, had acquired
526 W. Green with the intention of increasing their parking lot. The house
on the property is in reasonably good condition, and NHS's interest is to
:, •' conserve the amount of existing residential property that is in good condi
'� :;; tion, therefore, they are seeking a means of retaining the house, while
P & D Board Minutes
September 21 , 1979 Page 7.
permitting the VFW to add to their parking area. He said that the house
might eventually be sold to an owner-occupant. He noted that the house as
currently exists, is non conforming with respect to the zoning requirements;
_ the proposed subdivision would increase that nonconformity, by creating two
nonconforming size lots, as well as making no improvement in the deficiencies
represented by the existing house. Mr. Testa also stated that it was NHS's
interest to retain as much of the residential fabric in this section of. Green
Street as possible, rather than presenting a larger parking area to the street,
which would be a deterioration of the residential environment. Mr. Stein
pointed out that the Planning Board could not take any action on this proposal
without first obtaining variances, since the subdivision would create non-
conforming lots. Mr. Testa noted that it might be possible to accomplish
the same effect as the proposed subdivision by simply ,leasing a part of the
entire lot to the VFW for parking, while retaining the lot dimensions as they
currently are, and keeping the house in residentia b use. Mr. Stein indicated.
that that might be a more desirable solution, and suggested that Mr. Testa
check this with the VFW to see whether it might be possible. No further action
was taken on the matter, pending further investigation by Mr. Testa.
c. Recommendation concerning provision of funds to provide a city match to
New York State Council on the Arts grant for Ithaca Landmarks Preservation
Commission staff position. Mr. Stein informed the Board that the Ithaca
Landmarks Preservation Commission had made application to the NYS Council on
the Arts for a grant for a number of Landmarks related projects and activities,
including funds for a staff position to assist the Commission with the
numerous preservation related activities in which they are involved. The
Council on the Arts approved only a portion of the request, specifically,
relating to the staff position, and provided only a part of that total
salary amount, the remainder to be matched by the City. The Council 's grant
amounts to $8500, to be matched by $4000 of City money, totalling $12,500
for a one year's salary for such a staff position. Mr. Stein noted that he
had appeared before the Budget & Administration Committee of Council , to
present this request to them and to determine the source. of the City match.
At that meeting it was suggested that the match might come from the Planning
Department budget, which will contain excess funds in the staff salary line
- due to the departure of two staff members during this year; and their replace-
ment at a later time in the year by persons who have entry- level salaries,
providing the available access. The Budget & Administration Committee
requested a Planning Board recommendation on this matter, which would be
accomplished by transferring funds from department staff's salary line,
line 101 , to line 407, contractural services, to be used for consulting
services to the ILPC as the City match. Mr. Stein moved that such a motion
be approved by the Board; motion seconded by Mr. Macinnes and approved
unanimously.
'
,..There was no further business and the meeting adjourned at 10:50 p.m.
,ec -Fully submitted,
J,o ,tha i gs
l nner'
C ITY O F ITHACA
TOMPKINS COUNTY
ITHACA, NEW YORK 14860
OFFICE OF TELEPHONE: 272-1713
Planning & Development CODE 607
August 22, 1979
T0: Members of the Planning and Development Board
FROM: Stuart Stein
Attached is a copy of the proposed budget for the Planning and Development
Department for the forthcoming fiscal year. It was prepared by Thys Van Cort
who wrote the supporting explanation of the policies guiding the budget
request.
It is important that each member of the Board review this budget at this
time. and read Thys' explanation. The budget must be submitted in early
September for review and subsequent approval by the Common Council . This
is the first step, and is our opportunity to understand the details of the
Department's budget and to provide an input into what is submitted to Common
Council .
I have placed this on the agenda for discussion at our regular meeting
scheduled for August 28th. Recommendations for changes, if any, can be
made at that time, and it will be appropriate for the Board to pass a reso-
lution concerning the proposed budget.
SS/11
DEPARTMENT BUDGET , 1980
Line 101 Salaries
It is expected that salaries for 1980 will decrease somewhat if we
leave out one of the two CETA positions we currently have at about $6000/yr. ,
over the current appropriations. This, and the projected surplus in the
current year, is due to the recent resignations of a senior staff member and
the Department's Administrative Secretary; those positions will be filled at
entry salary level for the remainder of this year, and will receive minimal
increments in 1980 We will continue to attempt to supplement permanent staff
with CETA-eligible professionals as a way of handling discrete, short-term
tasks, but due to recent changes in CETA funding, the level of reimbursable
salary, and thus the quality of potential CETA employees, may make it impractical
to count on such assistance as heavily as in the past,
Estimated 1980 Salary Levels,
Director $24,10.0.
Planner II 19,400
Planner TT 13600
Planner .I1 130100
Administrative Secretary 9,100
Secretary (part time) 4,600
CETA position 10,300
$ 94,200
210 Furniture and Furnishings
The Department continues to need a filing cabinet, Due to the number of
contracts and other legal materials required in conjunction with projects such
as Cherry St: , and because of the extra space these consume in standard-size
cabinets, we are requesting funds to purchase a legal-size 4-drawer cabinet,
estimated cost $150.00. We also have drastic need of a spacious set of book
shelves for the voluminous reference library which is now rendered essentially
useless due to its scatteration around the office on makeshift, miscellaneous
shelving or in piles and boxes on the floor, estimated cost $400,00. The
Department also needs two tables, one to replace the borrowed desk now occupied
by the recently-acquired xerox machine, and one for the print room to replace
the dilapidated antique on which drawings are readied for copying. Estimated
costs for these tables total $350.00,
220 Office Equipment
The Department needs a new typewriter to replace one bought in 1975
which is on the verge of total breakdown, The $864 State contract purchase .
price of a new model will be offset by $330 trade.-in on the old one.
310 Office Supplies
A minimum increase is requested in this line, to keep abreast of the
rising costs of supplies ; includes direct cost of paper for xerox machine,
312 Equipment Parts and Supplies
No increase is requested in this line.
401 Telephone
A 9,5% increaseisrequested in this line, due to increasing phone rates
and for the increased need to conduct business related to development activities
by telephone. This year's projected excess is due to a onertime expenditure
to upgrade the Department's phone system so that incoming calls can be held,
transferred, etc. without "losing" them due to the confusion caused by the
present equipment.
407 Contractural Services
Contracted specialists enable the Department to fill one-time demands
for professional planning assistance which staff availability or expertise
cannot meet, and which can be accomplished by specialists working semi-
independently under contract, An increase over the current appropriation is
requested to provide sufficient latitude to engage one or more such specialists
as need arises.
411 Printing
No increase is requested. We estimate that printing expenditures will
exceed the amount budgeted this year, due to a need to reprint the ,Commons and
Surroundings brochures to meet demands for them, This overrun would have been
avoided had the amount requested in the original 1979 budget been approved,
Since publications play a major part in people's knowledge and awareness of
the City and of planning and development activities, we feel it important to
maintain the budgeted level in 1980, The amount requested will cover publica-
tion of the Commons Technical Appendix, supplementing the other Commons public,
cations, for which there has also been much demand.
413 Equipment Rental
This is a new line, due to acquisition of a xerox machine for the Department,
The machine is on lease-purchase contract, which will cost us approximately $82/mo.
for 5 years, including maintenance,
418 Equipment Maintenance
A minimal increase is requested to cover the rising: costs of maintenance
of departmental equipment which are not covered by maintenance contract.
422 Fees for Professional Services
Professional Services cover supplemental manpower and technical skills
which cannot be anticipated in detail during budget preparation, but which
inevitably are needed during the year to enable the small regular staff to
accomplish tasks which, because of scheduling or time pressures, `could not
otherwise be accommodated. Drafting, typing, photography, etc. are examples
of such services, which frequently are needed in the preliminary stages of
projects before a project budget is established against which such fees would
subsequently be charged. This year's projected overrun in this line may simply
be a reflection of the majority of fees being expended early in the year;
at the moment, we cannot foresee further expenses on this line during this year,
Nonetheless, in view of the criticality of such assistance when it is needed,
and the levels of expenditures on this line in the past, we are requesting a
12,5% increase in appropriation for 1980,
433 Travel and Mileage
The small increase requested on this line reflects the drastically in-
creasing costs of transportation, and the importance of travel in connection
with City projects, particularly those related to development. There is simply
no adequate substitute for the face,to,face meeting and information exchange,
435 Advertising
A projected substantial surplus on this line causes us to propose a con-
servative 20% reduction in the amount allocated in 1980.
436 Dues, Memberships, Publications
The projected overrun th.is year indicates that the original 1979 request,
and the average expenditure in previous years, is not out of line as a cost of .
keeping current on developments in the planning and development field; we
therefore request a minimal increase in this line for 1980,