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HomeMy WebLinkAbout1982-PDB-Agendas PLANNING & DEVELOPMENT BOARD ' • NOTICE OF MEETING The regular meeting of the Planning and Development Board will be held Tuesday.-- -- - December-21 , uesday_,_ -_- December-21 , 1982, at 7:30 PM in 'iCouncil Chambers, City Hall , 108, East Green_ I Street,_ Ithaca, New York. AGENDA 1 . Call to order 2. Approval of Minutes (October &.November) 3. Privilege of the floor: public comment on matters of interest 4. Communications 5. Chairman's report_ 6. Committee reports, if any 7. Director's report 8. Staff reports 9. ZONING APPEALS REVIEW (see attached): 8:30 PM 10. Old business 11 . New business: 1 . Inlet Island Development Proposal : An alternative to the development of a hotel on city-owned property adjacent to the Station Restuarant has been suggested, consisting of units of housing which may be used on a time-sharing basis (resort/tourist use dur -ng the summer) . The concept will be presented for discussion .and Board comment. 2. U-Fair. Subdivi:s.i:on Preliminary approval? 12. Miscellaneous 13. Adjournment I DECEMBER APPEALS 1475 Appeal of Collegetown Motor Lodge for Area Variances to permit con- struction of a 2000 S.F. one-storey office building on the lodge's parking lot. The development would result in a slight parking deficiency, and the building would be deficient in required side yard for the 132a zone; existing legally-nonconforming rear yard deficiencies for the lodge would not be increased. 1476 Appeal of R.and T. Garrison and J. Jackson for Use Variance to permit use of the large single-family house at 415 Elm Street in an R2a zone, as a tourist 'lodge. This is essentially the same appeal as was recommended for. approval by the Board in' June, but denied by BZA for lack of demonstrated hardship, i .e. , that the property could not be sold for a permitted use. The property has now been for sale for 9 months with essentially no other interest, which appellants feel constitutes grounds for rehearing. 1477 Appeal of Block 99 Partnership for Area Variances to permit a 48-room, • 8--storey expansion of the Ramada Inn, in a B-4 zone. The existing facility is deficient in parking, which would be substantially exacer- bated by the addition, though the adjacent City lot may be considered to compensate at least partially for this deficiency. The height limit for the zone is 4 storeys. 1478 Appeal of Ithaca College for Use Variance to permit construction of a central service building at 116 Coddington Road, in an R2a zone. The property is contiguous to other college land in the Town on which other service facilities are located, as well as two college-owned detached residences in the City, and to a city water tank. Location of the facility on the college property in the Town is constrained by presence of a power line. t PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the Planning and Dev. Board will be held Tuesday, November 30, 1982, at 7:30 PM in the Common Council Chamber, City Hall , 108 E. Green St. , Ithaca, New York. AGENDA 1 . Call to Order 2. Approval of Minutes (Sept. and Oct.) (defer until after public hearing) 3. PUBLIC HEARING for Subdivision: Public comment on the proposed division of property at 723 Cascadilla St. into two parcels. The property is in an 1-1 (industrial ) zone, and the resulting parcels would comply with zoning requirements with the exception of a legally nonconforming structure on one. The parcels thus created could be developed for industrial or commercial uses. Planning Board action on 'Final Approval of this subdivision may follow the hearing immediately. 4. Privilege of the floor: public comment on matters of interest. 5. Communications. 6. Chairman's report. 7. Committee reports , if any. 8. Director's report. 9. Staff reports 10. ZONING APPEALS REVIEW (see attached) for 8:30 PM 11 . OLD BUSINESS 12. NEW BUSINESS 13. Miscellaneous 14. A D J O U R N M E N T i SIGN APPEAL 12-1-82: Appeal of Byrne Dairy, Inc. for a variance from Section 34.5 of the Sign Ordinance to permit erection of a free-standing sign of sixty square feet at 213 Meadow St., in a B-2a district where such signs are limited to a maximum of fifty square feet. APPEAL 1472: _ Appeal of D. L Ken_ 19--(setback rick: an_d__S.._gl_umpnthal-fo-r-._r-ea- I/ar-ia-ncPs u-nder--- Sec. 30_.25, . Co t 12 (setback for sideyard) and Sec 30.49 (extension or enlargement of a non-conforming structure) to permit a small addition to the rear of the single-family house at 117 Pearsall Pl . , in an R-lb district, because the addition will be partially within the required sideyard, and the exist- ing structure is also partially within the sideyard. APPEAL 1473: Appeal of I. and J. Johnson for Area Variances under Sec. 30.49 and Sec. 30.25, Cols. 4, 10, 12 and 14 for deficiencies in off-street parking, lot size, lot coverage, front yard, one side yard and rear yard setbacks to permit conversion of the two- family dwelling at 329-331 W. Seneca St. to a multiple (four family) dwelling. The property is in a B-2a district, in which the proposed use is permitted.; however, appellants must obtain Area Variances for the deficiencies before a permit can be issued for the increase in dwelling units. An appeal to permit conversion to four apartments was denied by the B.Z.A. on November 1 ; appellant is returning with new information so support the appeal . APPEAL 1474: Appeal of B. Kasonic d/b/a/ Kasonic Builders for a Use Variance to permit use of a portion of the property at 601-19 W. Clinton St. (Clinton Plaza West) for display furniture, manufacture, sales, and materials storage. The property is in a B-2a district in which manufacturing and storage uses are not permit- ted. PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the Planning and Development Board will be held Tuesday, October 26, 1982, at 7:30 PM in the Common Council ,Chambers, City Hall , 108 East Green Street, Ithaca, New York. AGENDA 1 . Call to Order 2. Approval of Minutes (August and September) 3. Privilege of the Floor P blic Comment on Matters of Interest. 4. Communications 5. Chairman's Report 6. Committee Reports: a. Codes �& Admin. - Collegetown Zoning & Parking b. Any Other 7. Director's Report: Board Responsibilities and Priorities in Zoning Appeals 8. Staff Reports 9. ZONING APPEALS REVIEW (8:30 PM)* 10. Old Business : Collegetown Zoning: Review and discussion of the Working Paper on Zoning Strategies for Collegetown Redevelopment, previously distributed. At present, it appears desirable to settle on one of the strategies so that staff can have a detailed proposal ready for Board consideration by December. This will permit the changes which will guide development to be made effective in time to be taken into account during the project planning and preparation of the overall urban design plan, and to affect any interim development on properties not directly related to the Performing Arts Center. Collegetown Parking: Review and discussion of the traffic consultant's findings and recommendations. Ultimately, changes which may be deter- mined necessary for the proper functioning of the project should be adopted by Council (where zoning and parking regulations are affected and Public Works (for equipment purchase and other implementing measures) in time to be in effect as the project is built. 11 . New Business: Preliminary Subdivision: The owner of the parcel across Cascadilla St. from Purity Ice Cream, where the Mobil oil tank farm was previously located, requests approval of his sale of a portion of the property. - 12. Miscellaneous 13. Adjournment *Appeals 1464 (Scoones, 109 Elston P1- -) , 1470 (Jonson, 329-31 W. Seneca) and 1471 (Palmer, 969 E, State) have been held over by BZA and may elect to be re-heard by the Planning Board. No new appeals. N. PLANNING & DEVELOPMENT BOARD NOTICE. OF MEETING The regular meeting of the Planning & Development Board will be held Tues- day, September 28, 1982, at 7:30 -pm, in the Common Council , City Hall , 108 E. Green St. , Ithaca, New York. AGENDA 1. Call to order 2. Approval of Minutes (July & August) 3. Privilege of the floor: Public comment on matters of interest 4. Communications 5. Chairman's report 6. Committee reports, if any 7. Director's report 8. Staff reports 9. ZONING APPEALS REVIEW (8:30 pm - see attached) 10. Old Business 11. New Business. 12. Miscellaneous 13. Adjournment ZONING APPEALS - September 28, 1982 SIGN APPEAL 10-1-82: Appeal of Hancock Plaza Property for variance to the Sign Ordinance to permit use of an existing structure, above the building roof line, as support and backdrop for a sign to identify the shopping center. Under Section 34.6 a shopping center sign is permitted, however, the location (above the roof) is not. The property, at 300-317 Hancock St. is in a B-2a district and requires variance before a sign permit can be issued. APPEAL 1468: Appeal of The Estate of J. B. Palmer for Area Variances for deficiencies in lot size, lot width, front yard, and one side yard, to permit continued use of an efficiency apartment which was constructed without a building permit at 969 E. State -St. The property is in an R-1b. district, in which use as a two-family dwelling is permitted; however, appellant must obtain variances for the deficiencies before a Certificate of Compliance can be issued. APPEAL 1469: Appeal of E. Whitted for Area Variances for deficiencies in off-street parking, lot width and one sideyard to permit an addition to the rear of the owner-occupied first floor dwelling unit at 324 Center St. The property is in an R-2b district, in which the existing use as a two- family dwelling is permitted; however, appellant must obtain area variances for the deficiencies before a building permit can be issued. APPEAL 1470: Appeal of I. and J. Jonson for Area Variances for deficiencies in off street parking, lot size, lot coverage, front, side and rear yard setbacks to prmit conversion of two-family dwelling at 329-331 W. Seneca St. to a multiple (four family) dwelling. The property is in a B-2a district, in which the proposed use is permitted; however, appellants. must obtain variances for the deficiencies before a building permit can be issued for the increase in number of dwelling units. A previous appeal to permit conversion from a' two-family to a six-family dwelling was denied by the BZA in May. PLANNING & DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the Planning & Development Board will be held Tuesday, August 24, 1982, at 7:00 p.m,*, in the Common Council Chambers,. City Hall , 108 E. Green St. , Ithaca, New York. AGENDA 1. Call to order (7:00 pm)* 2. Special Orders of Business: a. West End/Inlet Island Design presentation b, West End/Inlet UDAG proposal c. Rothschilds Building UDAG d. ARC grant proposals: 1. Rothschilds 2. West End/Inlet 3. Collegetown 3. Approval of minutes (June & July) 4. Privilege of the floor: Public comment on matters of interest 5. Communications 6. Chairman's report 7. Committee reports a. .NeighLorhood Improvement& Housing Reconstruction Home (see Zoning Appeals) 8. Director's report 9. Staff reports 10. ZONING APPEAL REVIEW (8:30 pm -- see attached) 11. Old Business a. Board responsibility in zoning appeal review b, Any other 12. New Business: a. Collegetown Developer Selection review b. Any other 13. Miscellaneous 14. Adjournment *PLEASE NOTE EARLIER STARTING TIME OF 7:00 PM* ZONING APPEALS August 24, 1982 APPEAL 1456; Appeal of Reconstruction Home, Inc. for consideration of Area Variances to-permit construction of an' addition to the existing building at-318 S. Albany`St. which exceeds the number of stories, height, and lot coverage permitted. The property is in an R-3a district, .in which the proposed and existing nursing home use is permitted, A Neighborhood Improvement and Housing Committee report will be presented. SIGN APPEAL Appeal of L, E, Weaver for Variance under Sec. 34,5 (commercial 9-1-82: signs in residential districts) , and Sec. 34.8`A (sign setbacks in residential districts)_of the Sign Ordinance to permit erection of a thirty-two square foot commercial sign within ten feet of the . public right-of-way at"490 Floral Ave. (_Glenside Monument Company) . The proposed sign i;s larger than the five square foot maximum permitted for commercial sign in the R-3a district in which the property is located (though smaller than the existing one) and would be too close to the public right-of-way, APPEAL1462; Appeal of Fe C. Flannery for Area Variances for deficiencies in off-street parking, lot size, lot coverage and setbacks for two front yards, one side yard and rear yard, to permit continued use of the two-story residential building at-329-31 N. Geneva.- St, as a multiple dwelling, The property is Th' an- R-36district, in which the use is permitted; however, since "grandfather rights" as a preexisting non--conforming multiple dwelling had not been established at the time of the zoning change, appellant must obtain Area Variances for the deficiencies before a Certificate of Compliance can be issued for the property. APPEAL .1463 Appeal of R. Bordoni for Area Variances for deficiencies in lot coverage, front yard setback for two front yards- one side yard, and rear yard to permit construction of an open deck at the rear and side of the one-family dwelling at�2-lO Bryant Ave. The property is in an R--lb district, in which the existing use is permitted, APPEAL 1464; Appeal of N. . Scoones for a Use and Area Variances for deficiencies in lot width, ,front yard, and minimum side yard setbacks to permit conversion of the single family residence at-109 Elston P1 , to a multiple dwelli.ng The property is in .an -R-2a' district, in which the proposed use is not permitted; therefore appellant must obtain a Use Variance for the proposed use, as well as Area Variances for the deficiencies before a permit can be issued for the proposed conversion. APPEAL 1465;, Appeal of D, Robertson for a Use Variance to permit continued use of the first floor of the single family residence at-606''Cascadilla "St. for a contractor"s shop and storage, The property is`�in an Rab district, in which the existing use as a contractor'.s shop and storage is not permitted. This use was previously approved as a home occupation; however, the operator of the business no longer lives on the premises, and a use variance is required to ZONING APPEALS - August 24, 1982 permit the non-.conforming use to continue, Variances for the existing area deficiencies were granted on January 8, 1981, but previous appeal for the Use Variance was denied on January 18, 1982. r e APPEAL 1466: Appeal of D. W. Dickinson for Use Variances for deficient front , - yard setback to permit use of the existing barn at 311 Hudson Pt;5� for storage of furnishings, furniture, appliances, etc. associated with a business, and storage of motor vehicles, The property is in an R-2a district, in which the proposed use is not permitted; therefore appellant must obtain a Use Variance for the proposed use, and also an Area Variance for the deficiency before an occu- pancy permit can be issued for the proposed use APPEAL 1467: Appeal of B. Bard for Use Variance and Area Variances for deficient front yard setback, to permit use of the vacant storage/commercial buildings at 831 Cliff St, for a contractor's office and warehouse. The property is in an R-3a district, in which the proposed use is not permitted. NOTICE OF MEETING: The regular meeting of the Planning and Development Board will be held Tuesday, July 27, 1982 at 7:30 P.M. , in the Common Council Chambers, City Hall, 108 East Green Street, Ithaca, New York. AGENDA 1. Call to Order 2. Approval of Minutes 3. Staff Reports a) Small Cities Program: Presentation/discussion of application for 2nd yr. co;itiruation of 3-yr. program grant. Timetable and component activities, funding, and summary of lst yr. progress. b) West End Development: Status report, presentation and discussion of preliminary planning and design concepts and program. Urban designer Peter Trowbridge will present preliminary site analyses and show slides of waterfront developments in other communities. c) Hydropower: brief status report. d) Collegetown Development: status. Architect James Stirling has been selected to design Cornell's Performing Arts Center, and prepare overall design recommendations for the project area, and traffic consultant Warren Travers to study circulation and parking. Staff is proceeding with analysis of the area's zoning and other planning considerations. 4. Privilege of the Floor: .Public Comment on Matters of Interest. 5. Communications 6. Chairman's Report 7. Committee report: 8. 1Diz_ector,':sRepor t 9. ZONING APPEAL Rr;VIEW (8:30 P-M. - see attached) 10. Old Business: a) Board responsibility do zoning appeal review. Research of this question should be complete for discussion in August. b) Any other. .. 11. New Business a) Department Budget: A tentative proposed budget is attached for Board member review. The Director will consider any recommended additions or revisions for inclusion in the pre- liminary .budget request which is to be submitted August 1. b) Miscellaneous 12. Adjournment ZONING APPEALS - July 27, 1982 APPEAL 1455: Appeal of Calvo for Area Variances for deficiencies in front yard setback and minimum setback for one side yard, to permit extension of the screen porch on the one-family house at 110 Cobb St. , in an R-lb district. The existing use is permitted; however, afpellants must obtain area variances before a building permit can be issued. APPEAL 1456: Appeal of Reconstruction Home, Inc. for Area Variances to permit construction of a building which exceeds number of stories, height, and lot coverage permitted, which will be an addition to the existing building at 318 S. Albany St. The property is in an R-3a district, in which use as a nursing home is permitted; however, the appellants must obtain area variances before a building permit can be issued. Three alternative schemes have been developed of which appellant's preference is for one with a height of five stories. Though portions of the existing facility would be demolished, each of the alternates would result in total lot coverage exceeding that permitted. APPEAL 1457: Appeal of Collegetown Motor Lodge, Inc. for Area Variances for deficiencies in side yard, minimum rear yard setbacks to permit addition to the motel at 312 College Ave. for two additional rooms and a meeting room. The property is in a B-2a district, in which a motel is permitted; however, appellants must obtain area variances before a building permit :can be issued. APPEAL 1458: Appeal of Novarr for Use Variance and area variance for de- ficient front yard setback, to permit conversion of the Valentine Dormitories at 115-17 Valentine Pl. to thirty-six (36) apartments. The property is in a P-1 district, in which the proposed use as apartments is not permitted; therefore appellant must obtain a use variance, and under Section. 30.49 the appellant must also obtain an area variance before a building permit can be issued for the con- version. APPEAL 1459: Appeal of Dieterich for Area Variance for deficiency in side yard setback to permit conversion of one efficiency apart- ment to a one-bedroom apartment in the four-unit apartment house at 509-11 E. Buffalo St. The property is in an R-3a district, in which a multiple dwelling is permitted; however, appellant must obtain an area variance before a building permit can be issued. APPEAL 1460: Appeal of Cornell University for Use Variance and Area Variances for deficiencies in front yard and side yard setback to permit use of the residence at 316 Fall Creek Drive for the Modern Indonesia Project (.a research facility consisting of offices, library, and seminar room) . The property is in an R-2a district in which the proposed use is not permitted; therefore appellant ZONING APPEALS - July 27, 1982 must obtain a use variance, and under Section 30.49, must also obtain area variances before a building permit can be issued for the proposed use. An earlier appeal for use of this property for offices for the University Publications Office was denied on October 9, 1980. APPEAL 1461: Appeal of J. V. Junod for Area Variances for deficiencies .in off-street parking, lot size, lot width, front yard and side yard setback to permit occupancy of the single-family home at 207 West Clinton St. as a Doctor's Office, plus an apartment. The property is in an R-3.8L district, in which the proposed use is permitted; however, appellant must obtain an area variance before the proposed occupancy can be permitted. i PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING: The regular meeting of the Planning and Development Board will be held Tuesday, June 29, 1982, at 7:30 p.m. ,., in. the Common Council Chambers, City Hall , 108 East Green Street, Ithaca, New York. AGENDA i. Call to order 2. Approval of minutes 3. Communications 4. Chairman's report 5. Committee reports: a. Economic Development Committee b. Any other 6. Director's report: Update on Rules of Procedure for Board (under study by staff) and voting on matters before the Board 7. Staff reports (see under old business) 8. Zoning Appeal Review (8:30 pm) - see attached 9. Old Business: a. Discussion of staff report on Cherry St. Industrial Park b. Discussion of staff report on Center Ithaca c. Discussion of BZA Chairman Weaver's response to Mr. Rogers' letter on zoning d, Any other 10. New business, if any 11. Miscellaneous, if any 12. Adjournment i ZONING APPEALS June 29, 1982 APPEAL 1445; Appeal of E. Hartmanis for Area Variances for deficient front, side, `and rear yard setbacks, to permit retention of the existing deck and "Jacuzzi" structure at-408 W. State St. The property is in a B-2a district, in which the existing business use is permitted; however, appellant must obtain variances for the deficiencies before a building permit can be issued for the structure, which was erected without a permit. APPEAL 1447: Appeal of R. Shannon and R. Carmean for Area Variances for deficient off-street parking and side yard setback, to permit conversion of one of the existing four apartments at 103 E. Spencer St. to a cooperative living unit for four unrelated persons. The property is located in an R-3b district, in which use is permitted; however, appellant must obtain variances for the deficiencies before a permit can be issued for the conversion. APPEAL 1448: Appeal of D. F. Morgan, Sr. for Area Variance for deficient side yard to. permit addition to the existing one-family dwelling at--113 W. York St. to enlarge the kitchen. The property is in an R-2b district in which the existing use is permitted; however, the appellant must obtain a variance before a permit can be issued. APPEAL 1449; Appeal of the Henry Highland Garnet Lodge for Use and Area Variances for deficient front and side yard setbacks to permit use of the existing vacant one-family house at 617 W, Green St, as a fraternal and religious lodge. The property is in an R-3b district, in which the proposed use is not permitted; appellant must obtain a use variance and area variances before a building. permit or Certificate of Occupancy can be issued for the proposed use. APPEAL .1450: Appeal of F. Welch. for a Special Permit to permit continued accessory use of the two-family house at �428 N, Tioga St. for a business office/home occupation. The property is in an R-2b district, in which use as a business office is permitted onlyunderSpecial Permit; owner does not have a permit for the current use, APPEAL 1451: Appeal of R. & .T. Garrison and J. Jackson for a Use Variance to permit use of the existing single-family dwelling at 415 Elm St. as an Inn for overnight (paying) guests. The property is in anR-2a district, in which the proposed use is not permitted; therefore appellants must obtain a use variance before a Certificate of Occupancy can be issued. Zoning Appeals - June 29, 1982 2, APPEAL 1452: Appeal of Triaxon Ithaca, Inc. for Area Variances for deficient front yard setback for two front yards , to permit addition to the existing commerical building atA 04 Cherry St. The property is in an I�1 district, in which the existing use is permitted however., appellant must obtain variances before a permit can be issued for the addition. APPEAL 1453: Appeal of The Ithaca Housing Authority for Area Variances for.. deficient off-street parking, and building height exceeding the maximum permitted, to permit construction of a six story multiple dwelling which will be connected to the existing fifteen story multiple dwelling. (Titus Towers) at1800 S. Plain St. The property is in an R-3b district, in which the'proposed use i's permitted; appellant must obtain variances before a building permit can be issued. APPEAL 1454; Appeal of Mr Shen for Area Variances for deficiencies in off- street loading and rear yard setback, to permit conversion of second floor commercial space to two apartments in the existing commerical and residential building (..'Simeon's ' ) at 104 N. Aurora St,/224 E, State St, The property is in a B-3 district, in which the proposed use is permitted; appellant must obtain variances before a permit can be issued for the conversion. PLANNING AND DEVELOPMENT BOARD NOTICE OF MEET-I-PIG: The regular meeting of the Planning and Development Board will be held Tuesday, May 25, 1982, at 7:30 p,m. , in the Common Council. Chambers , City Hall , 108 East Green Street, Ithaca, New York, AGENDA 1 . Approval of Minutes 2. Communications 3. Chairman's Report 4. Reports from Director and Staff a, Ithaca Center b. Cherry St, Industrial Park c. Northside Zoning 5. Committee Reports a. Codes & Administration: P-1 Zoning 6, Zoning Appeal Review (8:30 pm) - see attached 7. Old Business a. Reconstruction Home update 8. New Business 9. Miscellaneous Zoning Appeals May 25, 1982 Appeal 1437: Appeal of M. Skibinski for Area Variences for deficiencies in off-street parking, -lot coverage, front yard and sideyard set- back, to permit addition of a second floor bedroom for the owner's unit of the two family dwelling at-�05=-207 E Yates St, The property is in an R-2b district, ih' ich the use as` a two-family dwelling is permitted; however, appellant must obtain Area Variances for the listed deficiencies before a building permit can be issued, Appeal 1438: Appeal of E. Devereux for Area Variances for deficiencies in front yard setback for two front yards, to permit a carport in the front yard of the one-family dwelling at 142_ Hawthorne_ Pl . The property is in an R-ib district, in which_the proposed use is permitted; however, appellant must obtain an Area Variance for the listed deficiencies before a building permit can be issued. Appeal 1439: Appeal of D. Lorenzini for Area Variances for deficiencies in lot size, width, lot coverage, and setbacks for both sideyards, to permit addition of a garage to 303 Hillview Pl . The property is in an R-1b district, in w i-ch the_ proposed use as a two-family dwelling is permitted; however, appellant must obtain Area Variances for the listed deficiencies before a building permit can be issued. Appeal 144.0_: Appeal of G. R. Banfield for Area Variances for deficiencies in front yard and rearyard setbacks to permit a 2,000 square foot addition to the light industrial building at -803-805 Cascadilla St. The property is in an I-1 district, in which light industry is permitted; however, appellant must obtain Area Variances for the listed deficiencies before a building permit can be issued. Appeal 1441: Appeal of K. Loehr-Balada for Area Variance for lot size, to permit addition of a garage at -303 Richard P1 . The property is in an R-1a` district, in which use as two- family dwelling is permitted; however, appellant must obtain Area Variance for. the listed deficiency before a building permit can be issued. Appeal 1442: Appeal of J . Fane for Area Variances for deficiencies in off-street parking, off-street loading, lot coverage, setbacks for both sideyards, and rearyard setback, to permit construction of a one-story retail building at 119-121 Dryden Rd. The property is in-a B-2a district, in which retailuse is permitted; however, appellant must obtain Area Variances for the listed deficiencies before a building permit can be issued. i Appeal 1444; Appeal of K, and A. Bangerter for Area Variances for deficiencies in frontyard and sideyard setbacks , to permit addition of-.,.a deck to the two"family house at 120 Columbia`-St. The property is in an R-2a district, 'in' which the use is permitted; however, appellant must obtain Area Variances for the listed deficiencies before a building permit can be issued. Appeal 1446_: Appeal of V. and R. Zikakis for Use Variance to permit construction of mini-storage buildings for public rental at-416 ElmirA,,Rd, The property is in a B-5 district, 1" which the proposed use is not permitted. PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular. meeting_ of the Planning and -Development Board will. be held Tuesday, April 27, 1982, at 7:30 p.m. , in the Common Council Chambers, City Hall , 108 East Green Street, Ithaca, New York. AGENDA 1 . Public Hearing for Subdivision - Boardman House a. Motion to open hearing b. Description of proposed subdivision by applicant representative and/or Planning and Development staff c. Statements from parties in favor of subdivision (oral and written, if any) , :..- d. Statementsfrom parties opposing subdivision (oral and written, if any) e. Questions by Board members concerning statements received f, Motion to close hearing g. Action on approval (may be deferred.) 2. Approval of March, 1982 minutes 3. Chai rman`'-s report 4. Director's report 5. Staff reports 6. Committee reports a. Economic Development: Collegetown Results of the committee's meeting :"; will be presented and discussed. A recommendation to Common Council , which will be considering the nature and extent of further city involve- ment in the area's development at its May meeting, may be presented here .or deferred until later in the agenda. 7. Old busi ness. `_ a.:° Co Tlegetown: status; discussion, and ac.ti'on, as appropriate b. ' Boardman: Subdivision: action, if not taken earlier. ;, Note that Zoning' Appeal 7434, an this agenda deals with;, t`[ie zoning aspects of the proposed subdivision. c P-1 . Zoning: A draft proposal for ordinance amendment"to'provde more thorough evaluation of school re-use-'proposals, through a-special permit system, is under study by Council ; and should be referred to the Board's: Codes and Administration committee for review and recommendation. d. Fall Creek Hydropower: status. Council will, at its May meeting, consider',- the special Hydropower- Commission, on which Mr, Sampson served, to oppose- the Synergics and Cornell license applications, and to take steps which could lead to city preemption of the project, or at least more control of the outcome. Several groups have announced opposition to the development. The nature and extent of Board involvement depends on Council 's action. 8.- Zoning Appeals (8:30 p.m. ) see attached. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 9. New business - a. Reconstruction Home: the decision to replace the existing facility with a larger structure on the same site may have impacts of concern to the Board. Staff will investigate and report as appropriate; the Board may wish to refer the issue to committee, for oversight and coordination. 10. Miscellaneous ZONING APPEALS - April 27, 1982 Appeal 1430: Appeal of Jonson for Area Variances for deficiencies in off- street parking, permitted lot coverage, depth of side and rear yards, to permit conversion of the two-family dwelling at 329-331 Seneca to a six-apartment multiple dwelling. The property is located in a B-2a district which permits the use as a six-unit multiple dwelling; however appellant must obtain variance for listed deficiencies before a permit can be considered for. the conversion. Appeal 1431 : Appeal of SGF Pizza, Inc. d/b/a Godfather's Pizza, for Area Variance for deficient front yard setback, to permit addition to the rear of .the restaurant building at 374 Elmira Road (for- merly Lum's) . The property is in a B-5 district where the use is permitted; however appellant must obtain variance for listed deficiencies before a permit can be issued for the addition. Sign Appeal 5-1-82: Sign Variance to permit retention of the non-conforming sign structure at 374 Elmira Road (formerly Lum's) . The sign is now on City property; a ten foot setback is required for free- standing signs in the B-5 zone. Appeal -1432: Appeal of Tucker for a Special Permit and Area Variances for deficiencies in front and side yard depth, and setback require- ments for an accessory structure, to permit use of the garage at. 307 Plain for the home occupation of catering service. The property is in a R=2b district in which a home occupation is permitted, if the BZA finds that the proposed use meets the requirements for a Special Permit and the definition of a home occupation. Appellant must also obtain variance for listed area deficiencies. Appeal 1433: Appeal of McGuire for a Use Variance to permit use of 601-19 Clinton (former Co-op Store) for an automobile dealership. The property is in a B-2a district where automobile sales and service is not permitted. Appeal 1434 Appeal of Tompkins County for Area Variances for deficiencies in off-street loading and side yard depth, to permit subdivision of property at 120-128 East Buffalo Street (Boardman House) into a separate parcel . The property, in a newly-designated B-1b (business-office) use district, would be deficient in required off-street loading and one sideyard setback if subdivided as planned; therefore variances must be obtained before subdivision can be approved - - - - - - - - - - - - - - - - - - - - - - - - - - Appeal 1435: Appeal of McPherson for Area Variances for deficiencies in lot size and side yard setback, to permit a small addition to the ` four-unit apartment house at 116 Seneca to create an additional bedroom. The property is in a B-la district in which multiple dwellings are permitted; however appellant.must obtain variance for deficiencies before a permit can be considered for expansion. Appeal 1436: Appeal of the Chamber of Commerce for Interpretations of the Zoning Ordinance under Section 30.49 and of a variance granted to the Chamber in 1972; to determine whether the Ordinance or the 1972 variance placed conditions or limits which would prevent expansion of the non-conforming use. In the event of unfavorable interpre- tation appellant requests a Use Variance and an Area Variance for existing deficiencies in off-street parking and front yard setback, to permit expansion of office use in the building. The property at 122 Court is in an R-3a district in which offices are not permitted. The current use was permitted under the 1972 variance, and appellant proposes to expand office use beyond that described in the 1972 appeal . A similar previous appeal was heard and denied by the Board in December 1981 ,