HomeMy WebLinkAbout1983-PDB-Agendas PLANNING AND DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning & Development Board will be held
TUESDAY, NOVEMBER 29, 1983, at 7:30 PM in Council Chambers, City Hall,
108 East Green Street, Ithaca, NY.
AGENDA
1. Call to Order.
2. SPECIAL ORDER OF BUSINESS: Public Hearing on Final Approval of Ceracche
Subdivision, 515 W. Seneca St.
3. Approval of Minutes.
4. Privilege of the Floor: Public Comments on Matters of Interest.
5. Communications.
6. Chairman's Report
7. Committee Reports.
8. Director's Report.
9. Staff Reports.
10. New Business: PROPERTY AORUISITION FOR PUBLIC WORKS:
John Dougherty, Assistant to the Supt. of Public Works, has requested _
Planning input concerning the desirability of acquiring a parcel
currently for sale adjacent to the Street and Facilities complex on
Willow Av. , Due to DPW reorganization and other factors, the present
complex is rapidly becoming overcrowded.
11. ZONING APPEALS REVIEW*
12. Old Business.
13. Miscellaneous
14. Adjournment.
*Sign Appeal 12-1-83, Sign Appeal 12-2-83, Appeal 1529, Appeal 1532,
Appeal 1533, Appeal 1534.
rPLANNING AND DEVELOPMENT BOARD
ZONING APPEALS
November 29, 1983
SIGN APPEAL 12-1-83 : Appeal of Herkimer Petroleum Products for
a sign variance to permit erection of a free-standing sign with-
in the minimum setback requirements, at 214 N.Meadow St . (former
EXXON Service Station, now SUNOCO) . The property is in a B-4
district in which the use is permitted; however the applicant
must obtain a variance to place the sign closer to the front
property lines than permitted by the Ordinance.
SIGN APPEAL 12-2-83 : Appeal of Wyoming Realty Company for a
sign variance to permit erection of a free-standing sign larger
than the maximum permitted in a residential zone at 302 W.Seneca
St . (former Gulf Self-Service Station ; proposed for convenience store).
The property is in an R-3b district , and appellant is applying
for a special permit for the proposed use. Appellant must also ob-
tain a sign variance for the proposed sign before a sign permit can
be issued, (See related Appeal 1529).
APPEAL 1529: Appeal of Gulf Oil Corporation for a Special Permit
and an Area Variance to permit construction of an addition to the
existing building at 302 W. Seneca St . and to permit use of the
former Gulf gasoline -station at that location for a convenience
.store in addition to a self-service gasoline station. The prop-
erty is in an R-3b district where a convenience store in addition
to a .self-service gasoline station . The property is in an R-3b
district where a convenience store is permitted only under special
permit issued by the Board of Zoning Appeals . The existing gaso-
line station was permitted under a use variance (#562) issued in
1962; a gasoline station is not otherwise permitted in a resi-
dential use district . The appellant must obtain a variance for
the front yard setback before a building permit can be issued for
the addition, and show that all the conditions for 'a special per-
mit will be met before the Board can issue a special permit for
the proposed use. This appeal was held over from the November
meeting at the request of the, appellant .
APPEAL 1532 : Appeal of D. Dubin and J.Haenlin for Area Variances
for off-street parking, lot size and lot width, lot coverage, and
front , side, and rear yard setbacks to permit continued use of the
second floor of the building at 322 N.Aurora St . for office space .
The second floor was formerly an apartment , and had been conver-
ted to offices without prior approval . The property is in a B-la
district where office use is permitted.; however the applicant must
obtain an area variance for the listed deficiencies before a
Certificate of Occupancy can be issued .
APPEAL 1533 : Appeal of Broome Developmental Services for Area
Variances(enlargement of a non-conforming structure) to permit
addition of an exterior stairway for fire egress at the south end
of the community residence building at 618 N.Aur_ora St . The prop-
erty, in an R-2b district , is deficient in side yard set backs and
lot size for a group care residence, and the permitted lot cover-
age is exceeded. Area Variance is required for an addition to a
non-conforming structure. A previous appeal (#1359) for this stair-
way was grantedin 1981 ; however construction did not commence
within one year of the granting of that variance and the variance
became void.
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PLANNING AND DEVELOPMENT BOARD
ZONING APPEALS
November 29, 1983
continuation
APPEAL 1534:
Appeal of Hi-Speed Checkweigher, Inc, for a use variance under Section 30.25,
Column 2 (permitted uses) and Section 30.25, Column 13 (required sideyard
setback), and Section 30.49 (extension or enlargement of a nonconforming use
or structure), to permit the construction of an addition to the existing
building at 605 WEST STATE STREET (Hi Speed Checkweigher, Inc.). The property
is located in a B-4 (business) use district in which the existing industrial.
use is not permitted but exists as a nonconforming use; therefore under Section
30.49 a use variance must be obtained to permit the extension on the nonconform-
ing use, and an area variance must be obtained for an existing sideyard defici-
ency before a building permit can be issued for the addition.
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PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning & Development Board will
be held Tuesday , September 27 , 1983 at 7 : 30 PM in the Council
Chambers , City Hall , 108 East Green Street , Ithaca , NY .
AGENDA
1 . Call. to order .
2 . Public Hearing for Subdivision : Lewis Subdivision ,
511- 13 , Spencer Road .
3 . Approval of Minutes .
4 . Privi'ledg_e of the floor : public comments on matters of
interest .
5 . Communications .
6 . Chairman ' s Report .
7 . Committee reports .
8 . Director ' s report.
9 . Staff reports .
a . Jail Site Search . Staff has acted as a resource to
the County in its evaluation of various sites , in-
cluding several in the City . Sites on Commercial
Avenue , the U-fair property , and north of Purity
Ice Cream are currently being investigated , and the
County would appreciate other suggestions and City
input . The Board may wish to refer the matter to
committee .
b . Stewart Park Improvements : Staff is working with the
City committee seeking a consultant to prepare a
master plan for improvements . Evaluation of
consultant proposals is underway , with a target of
making recommendation to BPW and Council in five
weeks ; target completion date for the plan is
September ' 84 . No action is required .
10 . New Business .
a . Preliminary Subdivision : The owner of properties
at 522 W . State Street and 513 West Seneca Street
propose to divide the Seneca Street parcel in
accordance with the requirement made a condition
of a zoning variance recently granted to permit addi -
tions to the W . State St . property . The proposal
appears to comply with the requirement .
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' PLANNI;NG & DEVELOPMENT BOARD
Agenda - September 27 , 1983
page 2 .
11 . ZONING APPEALS REVIEW .
( see attachment ) .
12 . Old Business .
13 . Miscellaneous .
14 . Adjournment .
PLANNING & DEVELOPMENT BOARD
Agenda r. September 27 , 1983
page 3 .
ATTACHMENT ZONING APPEALS REVIEW
SIGN APPEAL 10-1-83 Appeal of McPherson for a Sign
Variance to permit erection of a freestanding sign be-
tween the street and the property line at 730 Willow Ave .
(McPherson Sailing Products and Ski CenterT_. The Sign
Ordinance requires a ten foot setback for freestanding signs
in the M- 1 (Marine ) zone in which the property is located .
APPEAL 1522 : Appeal of Myer for Area Variances (front and
side yard setbacks ) to permit construction of a small
addition to the side of the single-family house at 310
ITHACA ROAD . The property is in an R- lb district where
the use is permitted .
APPEAL 1523 : Appeal of Ithaca Neighborhood Housing Services ,
Inc . for a Use Variance to permit two additional bedrooms
in the apartment scheme for 301 GENEVA ST ( formerly Henry
St . John School ) . Appellant received a variance for conversion
of the school to apartments , offices , and community
use areas (Appeal #1491 ) ; however, appellant must obtain
a variance for the increase in this use , as the property
is in a P- 1 district , in which non-institutional housing is
not permitted .
APPEAL 1524 : Appeal of Weiss for Area Variance ( front and
side yard setbacks ) to permit addition of a deck to the
single-family house at 605 HUDSON ST . The property is in an
R- lb district in which the use is permitted .
APPEAL 1525 : Appeal of Ledger for an Area Variance to
permit the change in the configuration of apartments in the
apartment building at 317,-319 SENECA ST . , in a B-2a district .
JM/aph
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning and Development Board will be held Tuesday,
July 26, 1983 at 7:30 P.M. in the Common Council Chambers, City Hall, 108 East
Green Street, Ithaca, New York.
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AGENDA
1. Call to Order
2. Approval of Minutes (June)
3. Privilege of the floor: public cc ment on matters of interest
4. Camnznications
5. Chairman's report
6. C,onmittee's reports, if any
7. Director's report
8. Staff reports, if any
9. ZONING APPEALS REVIEW ( 8:30 P.M. ) See attached
10. Old Business
11. New Business: Preliminary Subdivision: Mr. John Novarr, owner of a
recently-subdivided parcel on Cascadilla St. , wishes to
further subdivide the remaining property into two par-
cels: one fronting on Cascadilla, to be retained, and
one on Esty, for sale. Preliminary approval is recom-
mended.
12. Miscellaneous
13. Adjournment
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ZONING APPEALS - July 26, 1983
APPEAL 1512: Appeal of Planned Parenthood of Tompkins County for Area
Variances for deficiencies in off-street parking, side and rear yard
setbacks to permit extension of the existing uses at 314 'W. State St.
(Planned Parenthood) to the "annex" building at the rear of the property.
The property is in a B-2a distict, in which the use is permitted; however,
Appellants must obtain Area Variances for the listed deficiencies before
a permit can be issued for alterations.
APPEAL 1513: Appeal of H.A. Fish for a Use Variance to permit construc-
tion of an addition to the existing building at 815 S. Aurora St. (South-
side Fuel Company) for garaging and washing of company vehicles. The
property is in an R-3b district in which the existing use of fuel storage
and sales in not permitted; however, the business was in operation on this
site prior to annexation of the area by the City and is therefore a legal
non-conforming use. A previous appeal (#1504) was denied by BZA at its
July meeting; Appellant is returning with new information.
APPEAL 1514: Appeal of Cornell Radio Guild for Area Variances for defi-
ciencies in off-street parking, off-street loading, lot coverage, front,
side and rear yard setbacks to permit construction of five apartments
within the existing building at 277 linden Av. , in addition to the exist-
ing radio station (WVBR-FM). The property is in an R.3b disticti, in
which apartments are permitted; however, because of existing non-confor-
mities Appellants must obtain Area Variances for the listed deficiencies
before a permit can be issued.
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PLANNING AND DEVELOPMENT BOARD
NOTICE OF MEETING
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The regular meeting of the Planning and Development Board will be
held Tuesday , June 28 , 1983 at 8 : 30 P.M. in the Council Chambers ,
City Hall , 108 East Green Street , Ithaca, New York.
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AGENDA
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1 . Cali to Order
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2 . Approval of Minutes (May)
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3 . Privilege of the floor : public comment of matters ,of interest j
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4. Communications
5. Chairman 's report j
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6. Committee reports , if any
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7 . Director 's report
8. Staff reports , if any j
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9. ZONING APPEALS REVIEW (8 :30 P.M. ) : See attached j
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10. Old Business
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11 . New Business :
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Freeman Subdivision, The owner of a large residential parcel
at Needham P1 . and Kline Rd. wishes preliminary approval of
a proposal to split off a small lot ; in order to build a
small dwelling on the new lot .
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12 . Miscellaneous
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13 . Adjournment
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PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning and Development Board will be
held Tuesday, May 31 , 1983 at 7 : 30 P.M. in the Council Chambers ,
City Hall , 108 East Green Street , Ithaca, New York .
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AGENDA I
1. Call to Order
2. Approval of Minutes(April)
3. Privilege of the floor : public comment of matters of interest
4 . Communications
5. Chairman's report
6. Committee reports , if any
7. Director ' s report
8. Staff reports , if any
9 . ZONING APPEALS REVIEW (8 : 30 PM) : See attached
10. Old Business
11 . New Business
12 . Miscellaneous
13 . Adjournment
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning and Development Board will be held
Tuesday, April 26, 1983 at 7 :30 P.M, in the Council Chambers, City Hal:
108 East Green Street , Ithaca, New York.
AGENDA
1 . Call to Order
2. Approval of Minutes (March)
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, if any
9. ZONING APPEALS REVIEW (8 :30 PM) ; See Attached
10, Old Business
11 . New.Business
12. Miscellaneous
13 . Adjournment
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SIGN APPEAL 4-1,83; Appeal of JFJ Enterprises for a sign var ance.to permit
retention of the freestanding sign at,`920 -Ne'Cay_Uga St, ,
in an R-2b (residential ) district, The`existing sign, which
has been ordered removed by the Building Commissioner, over
hangs the public right-of-way.
APPEAL, 1488: Appeal of R. and B. Myers for Area Varince for a deficient
sideyard setback to permit an addition to the existing re-
tail store at 1016 W. Seneca St, (Ithaca Paint & Decorating) .
The property is in a B-4` (business) district, in which the use
is permitted.
APPEAL 1489: Appeal of F.C. Flannery for Area Variances for deficiences
in lot size, front yard and one sideyard setback to permit
conversion of the existing doctor's office at 527 E. State
St. to additional bedrooms for an existing apartment The
property is in an R-3a(multiple dwelling) district, in which
use as an apartment building is permitted.
APPEAL 1490: Appeal of F. Crass for a Use Variance to permit conversion of
the one-family house at 113 Park Pl , to a cooperative dwell-
ing for five unrelated persons. The property is in an R-2b
.-...(one and two-family) district, in which the proposed use is
not permitted.
APPEAL 1491 : Appeal of Ithaca Neighborhood Housing Services for a Use
Variance and Area Variances for deficiencies in off-street
.parking and front yard setback for two front yards;, to permit
permit conversion of the Henry St, Joh, Elementary School
at 301-315 S. Geneva Sts to twelve apartments,offices for
nonprofit community`services agencies, and a community use
room, The propery in in a P-1 (Public and Institutional )
district, in which the proposed uses for community services
are permitted; however, appellants must obtain a use variance
for the proposed apartments and, under Section 30.49, must
also obtain area variance for the listed deficiencies before
a building permit can be issues.
APPEAL 1492: Appeal of JFJ Enterprises for a Use Variance to permit addi-
tion of an auto repair business to the filling station at
920 N. Cayuga St. (Mobile gasoline station) . The property is
in an R-2b district, in which the proposed use is not per-
mitted; therefore appellants must obtain a variance before
an occupancy permit can be issued for the additional use.
APPEAL 1493: Appeal of N. Mondy for Area Variances for deficiences in off-
street parking and front yard setback to permit conversion of',
the single family residence at 130 College Ave, to a co-
operative dwelling for six unrelated individuals. The prop-
erty is in an R--3b(multiple dwelling) district, in which the
proposed use is permitted.
APPEAL 1494: Appeal of C. A. Fritschler for an Interpretation under Sec.
30.47(non-conforming uses) and 30.49(repair, changes in use,
extension or enlargement of non-conforming uses or structures)
APPEAL 14940 Appeal of C.A. Fritsch-ler for an Interpretation under Sec .
30,47 (non-conforming uses) and 30.49(repair,changes in
use, extension or enlargement of none-conforming uses or
structures), The appellant is filing this appeal as a
result of a decision of the Dui 1.di ng Xorrmi ssi oner concern
Quar
ing property at'125='127 N: �`St. , and is asking the
Board to decide on questions involving the intent of the
listed provisions of the Zoning Ordinance.
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning and Development Board will be held Tuesday,
March 29, 1983 at 7:30 PM in the Council Chambers , City Hall , 108 East Green
Street, Ithaca, New York.
AGENDA
1 . Call to order
2. Approval of Minutes (January & February)
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, if any
9. ZONING APPEALS REVIEW (8:30 PM);
1481 : Appeal of Zikakis for Area Variances for deficiencies in front and
side yard setbacks to permit construction of a mini-storage facility
at 416 Elmira Road, in a B-5 district. Appellant received a variance
for the proposed use on June 7, 1982; however the appellants must
obtain an area variance for the listed deficiences before a building
permit can be issued for the buildings proposed,
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1483: Appeal of J. Albanese for a Use Variance to permit rental of space to
a heating and airconditioning contractor at 102 Adams St. , in an R-2b
district, in which the proposed- use is not permitted.
1484: Appeal of G. Coles for Area Variances for deficiences in front and
rear yard setbacks to permit an addition to the rear of the single
family home at 1004 Giles St. , in an R-lb district.
1485: Appeal of Apple Blossom Cafe for Area Variances for deficiences in
off-street parking to permit continued operation of the restaurant
at 308 Stewart Ave. The property is in a Bm-2a district, in which
the existing use is permitted; however the appellants must obtain
an area variance for the required permit before an occupancy permit
can be issued for the restaurant, and before a Certificate of
Compliance can be issued for the property as a whole. The restau-
ant has been operating under a parking variance (#1284) with the
provision that some of the parking be provided within 500 feet. The
appellants have lost their lease for this parking, and are requesting
relief from that requirement.
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PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING: page 2
1486 Appeal of J. Fane for an Area Variance for deficient setback for one
sideyard, to permit construction of a mercantilePuilding at 119-121
Dryden Road, +in a B-2a district.
1487: Appeal of'INHS (Ithaca Neighborhood Housing Services, Inc.) for Area
Variances for deficiencies in off-street parking, lot size, lot width,
lot coverage, setbacks for both sideyards, and rear yard setback, to
permit conversion of the existing building with four apartments and
three retail establishments at 502 W: State St. to five apartments
plus two retail establishments. The property is in a `B-2a district,
in which the proposed uses are permitted; however, appellants must
obtain variances for the deficiencies before a permit can be issued
for the conversion.
SIGN'APPEAL' 4-1=83: Appeal of JFJ Enterprises for a sign variance for the
freestanding sign at 920 N.Cayuga St.(Mobil filling station) , in an
R-2b (residential ) district. The existing sign is larger in area
than permitted by the Sign Ordinance, and is within the public
right-of-way. The appellant is seeking permission to have a sign
larger than the 5 sq.ft. permitted by the Sign Ordinance, and within
the ten foot setback required. The existing/sign has been ordered
removed by the Building Commissioner.
10. Old Business
11. New Business: _
a. Zoning revision: discusfi:on of proposed rezoning for areas
south of Green St. currently zoned B=-h (autorr'iobi 1 e-rrel ated
services commercial )
b. Valentine P1 . zoning; report on proposal to change P--1 zoning
to permit additional housing construction.
12..Miscellaneous
13. Adjournment
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning and Development Board will beheld Tuesday,
February 22, 1983, at 7:30 PM in Council Chambers, City Hall , 108 East Green
Street, Ithaca, New York.
,AGENDA
1.. Call to order
2. Approval of Minutes (, January )
3 Privilege of the floor: public comment matters of interest
4. Communications
5. Chairman's report a
Committee assignments for 1983 will be made.
6. Committee reports, if any
Wc 7. Director's report
8. Staff reports, if any
9. ZONING APPEALS REVIEW (8;30 PM) :
1480: Collegetown Motor Lodge ( essentially' the same as # 1475, heard
by Planning & Development in December 1982 and denied by BZA earlier
this month) .
1481 : W. Zikakis for Area Variances to permit construction of self-service
storage facilities at 416 Elmira Rd. , in a B-5 zone, with non-conforming
front and side yards. The proposed development, for which a Use Variance
was granted last July, would function better with more circulation space
between buildings than possible with the required setbacks.
1482: C. Fritschler for Area Variance to off-street parking requirements for
property at 125-27 N. Quarry St. , in an R-3a zone. Appellant wishes to
be relieved of requirement for providing six of the twelve spaces required
for this property, on grounds that actual need is unlikely to be greater.
10. Old business
11 . New business, if any
12. Miscellaneous
13. Adjournment
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning and Development Board will be held Tuesday,
January 25, 1983, at 7:30 PM in Council Chabers , City Hall , 108 East Green
Street, Ithaca, New York.
AGENDA
1. Call to order
2. Approval of Minutes (November & December)
3. Privilege of the floor: public comment matters of interest
4. Communications
5. Chairman's report
6. Committee reports, if any
7. Director's report
8. Staff reports, if any
9, ZONING APPEALS REVIEW (8:30 PM) :
1479: Appeal of J. Daley for Area Variances to permit occupancy of one
unit of the 2-family residence at 218 S, Albany, in an R-3a. zone,
by a cooperative household (4 unrelated individuals) . The lot
would be slightly deficient in area; lot coverage is exceeded by
14%; and both side yards are slightly deficient.
10. Old business: a) West End update
b) Any other
11. New business, if any
12. Miscellaneous
13. Adjournment