HomeMy WebLinkAboutMN-PDB-1983-03-29 MINUTES
Planning and Development Board.
March 29, 1983
'PRESENT: Chair P. Rogers, B. Romanowski, M.Sampson , B. Gerkin
ALSO: H.M.Van Cort , Appellants , Appellants ' representatives,
Press, Other interested parties
1 . Call to order Chairman Rogers called the meeting to order at
7 : 35 p.m.
2. Approval of minutes : Chairman Rogers moved and Mr. Gerkin second
ed that the February minutes be approved as written. Motion
was carried UNANIMOUSLY, 4-0.
3. Privilege of the floor : Public comment was deferred until
the matters of interest were addressed on the Agenda
4 . Communications : Mr. Rogers distributed copies of correspondence,
which he had received from Mayor Shaw and the County Planning
Board, to the Board members . In the Mayor 's letter, Mr. Rogers.
has been asked to serve on the Six--Mile Creek Committee, which
would review and recommend .primary uses for the area.
Correspondence from the County Planning Board mentions that the
Board is now drafting a resolution to be presented to the County
Board of Supervisors. The resolution would create-a paper agency
to insure that this area receive its share of low-cost hydro-
power. Rogers, then asked Board members, whether anyone of
them would be interested . in replacing him on the -County Plann-
ing Board, as the representative from this Board. No member
was interested at this time,
5. Committee Reports: Mr. Rogers said that the Committee Report
on the rezoning of the Ramada Inn could be discussed under
New Business on the Agenda.
The new Board assignments and restructure was reviewed.Basically,
the Standing Committees of the P&D Board have been reduced
from 5 to 4 , and new assignments were made with individuals, who
were felt to be suited to the subject matter,_
Mr. Romanowksi said he preferred to serve on a committee other
than Human & Cultural Resources , Martin-Sampson agreed to
replace Mr. Romanowski on that committee, allowing Mr. Romanowski
to then serve on the Codes and Administration Committee(replacing
Mr. Sampson)
6. Chairman 's Report : Discussed under`Cothiun1catiohs . 7
7. Director 's Report : Mr. Van Cort elaborated on the discussion
held the previous day by the Codes &Administration (C&A)
Committee of the Planning Board regarding the proposed rezoning.
PLANNING & DEVELOPMENT BOARD
Minutes ,- March 29, 1983 page 2
of areas south of Green St . , currently zoned B--4 and P-1 , Mr . 'Van
Cort explained to the Board that the automobile dealership has pre-
viously been located in the downtown area, thereby the area had
been zoned B-4. The Ramada Inn and its frontage are also presently
zoned B-4. Using a diagram, Mr . Van Cort pointed out these area
to the Board.. Several new development proposals pose a prob.elm now '
because of the existing zoning in that area, according to Mr. 'Van
Cort, including the Ramada Inn 's proposal , and the proposed re--use
of the Henry St . John ' s School for apartments .
The C & A Committee decided that the Henry St ,John '�s School should
remain as a P-1 district . This would allow non-profit offices to be
located downstairs, and residences could be permitted through a variance
Mr . Van Cort then reviewed the various zoning change. considerations
for the Ramada Inn which the. 0&A committee reviewed, The possibilities
included ; B-la,B-2,B-2a,B-2b, and B-3 , The advantages/disadvantages
of each of these changes were then discussed by the Board members and
Mr. Van Cort ,
The Committee had considered B-2a as an alternative because it has a
parking requirement . It would also allow a six story building to be
built, and has stricter yard and Design- Review requirements, However,
the Building Commissioner felt that he could not issue,,a building
permit as-of-right for the Ramada Inn, if rezoned B,2a, because the
parking requirements would be contractrual,
Other zoning possibilities included;B-1a, which .would allow office.
spaces, B=2, allowing. a six'' story b'uildingl;has 'no parking requirements ,
but a Design Review Board requirement, B-3, which would allow an eight
story building, has a 10 ft , rear. yard requireMent, but has no parking
requirements, and ;B-2b which is similar to B--3 # but has a Design
Review requirement, but no yard requirements.
Mr. Jim Dennis, Alderman, asked for a review of what was allowed in
a B-3 zone, and commented that he was hoping for the Board to provide
him with a variety of recommendations tonight for his Planning &
Development Committee to discuss. He also mentioned that in discussions
with persons in the community regarding the Ramada Inn 's proposal , they
has expressed concern over an eight story building in the community,
and they also hoped that parking would be set aside, specifically for
the hotel 's use.
Mr. Van Cort mentioned that the Design Review Board 's decision is not
binding for the Appellant The appellant only has_ to go to the Review
Board meetings and submit -to 'their questions . The Board then has the
authority to delay ,a project for 30 days while it makes recommendations
to the Appellant .
Planning & Development Board
' -
-Minutes March 29, 1983 page . 3
Mr. Romanowski mentioned that he would like a 30 day review with a
public hearing.
Mr. John Barney, representing McGraw House, and Mrs , L. Patton,
McGraw House 's Executive Director voiced their opposition of any
proposed zoning changes for the Ramada Inn. According to Mr. Barney ,
the Ramada Inn is presently violating the existing zoning Code..
He feels that the problems are related to the intensity of use,
and that the addition of 46 more rooms would increase the usage/inten-
sify the problems.
The McGraw House Board members and residents were also concerned ab.nut
the buses for the ski tours warming up in the back of the Ramada at
5 :30 a.m, and the noise from the Gazebo room.
Mr. Romanowski wanted to know whether anyone has asked Mr , Wiggins,
owner of. the Ramada Inn, about the bus problem. 'Mr, Gerkin said that
he thought the buses are now picking up passengers in the front of
the Inn. Mr. Barney said that the buses were still warming up in the
back .of the Inn, which .faces' 40 McGraw House apartments.
After all discussion and`.public comment , Mr, Sampson moved and Mr.
Romanowski seconded that the recommendations of the Codes and Administ .
Committee be approved, after corrections, and passed on to the
Common Council . The recommendations are as follows :
200 Block of South Tioga-East Side - from B-,4 to B-2b
200 Block of South Cayuga- West Side from B--4 to B-2a
100 Block of West Green -- South Side- from B-4 to B,la
The motion was approved UNANIMOUSLY, 4,-0.
8. Staff Reports None
9. ZONING APPEALS REVIEW See attached
10. Old Business : None
-11. New Business . _
Zoning Revision' See Director's report
Valentine Pl , Zoning; report on proposal to' ch-an ge` ;Pr1 zoning to
permit additional housing construction,
Mr. Van Cort discussed the fact that the old Valentine Place had
been recently purchased and the the purchasers would,,now like to
further develop the area. It is presently zoned P-.-1 , which. allows
institutions and public parks, but .,not residences, which the
appellants would like to build ,`An Environmental Assessment ,
-prepared .by Planning and Development Staff, indicates that
the proposed change to R3 might have an environmental . impact ,
and . staff therefore recommends that an environmental impact
statement be prepared`, Itwas felt that an
i
PLANNING & DEVELOPMENT BOARD
Minutes March 29, 1983 page 4
y
EIS was necessary because the area is next to the gorge . Two thous--
and collars will be requested from the B&A, next -month according to
Mr. Van Cort ,
Deputy Director Position
Mr . Van Cort will be asking the Common Council at its April -meeting
for approval to create the position of Deputy Planning Director , in
the Planning Department , to assist him and handle administrative
duties in his absence
Renaming of West Clinton Street
Mr. Sampson moved and Mr.Rogers and Gerkin seconded that ,
WHEREAS, the City is in the process of rebuilding and signalizing
a portion of West Clinton Street west of Meadow Street ,
and
WHEREAS, the two parts of West Clinton Street � east and west of
Meadow Street, are not connected, leading to .confusion as
to their direction, and
WHEREAS, the City has spent a considerable amount of -money to improve
West Clinton and Cherry Streets in order to encourage econo-
mic development in the city, and
WHEREAS, the seeming existence of two west Clinton Streets may. con--
found stranges and the uninitiated, inhabiting the area 's
development , and
WHEREAS, renaming of West Clinton Street west of "Meadow could end
this confusion,
NOW THEREFORE BE IT RESOLVED, . that the Planning and .Development- Board
recommend that West Clinton Street be renamed,. and
BE IT FURTHER RESOLVED, that ,this recommendation be referred to Common
Council and the Beard of Public Works for consideration and
action if possible before the official opening of the re-
built portion of West Clinton Street ,
The resolution was CARRIED UNANIMOUSLY, 4-0 . The Board then decided
that this proposed change sho�l-d be discussed with the tenants and
property owners in the area before action in taken ,
Mr. .Van Cort .mentioned that the Planning Staff had suggested several
names for the street including Enterprise Avenue, Mr, Sampson
suggested renaming the street in memory of the late James Gibbs.
The Board agreed that that was a good suggestion to be considered,
12. Miscellaneous: None
13 . Adjournment : Motion was made and passed unanimously to adjourn
the meeting at 10 :30 .p.m. ,. 4--0,
j
Planning & Development Board
ZONING APPEALS
March 29, 1983
APPEAL 1481 :
Appeal of Zikakis for Area Varinaces for deficiencies in
frontand side yard setbacks to permit _construction of a
mini-storage facility at-416 E'lmTrA' Rba-d, in a B-5 district ,
Appellant received a variance for -the proposed use on June
7, 1982; however the apaellants must obtain an area variance
for the listed defcfences___before a building permit can be
issued for the buildings proposed.
Appellant Comment : No one appeared.
Board Comment : Mr . Romanowski made a motion to defer comment on
this appeal , until appellants come forward with the proper infor-
s_e-conded .by Mr . Gerkin. Motion CARRIED UNANIMOUSLY,4-0' ,
Appeal 1483 :
Appeal of J. Albanese for a Use Variance to permit rental
space to a heating and airconditioning contractor at�-102' Adam-s St , ,
in an R-2b district , in which the proposed use is not permitted,
Mr. Gerkin withdrew from this appeal, because of a conflict of
interest . Chairman Rogers noted that since the Planning Board only
makes recommendations to BZA, this appeal could be acted upon with
only 3 members .
R.& J. Albanese, owner of the building at 102 Adams Street , appear-
ed on behalf of this appeal .
Planning issues Land use permitted normally as-of-right in
B-4 zones .
Desirable in regard to maintenance and improve-
ment of the property; a local landmark,
Very little traffic permitted.
Activity currently located on nearby residential
property.
No change proposed to building; type of activity
is compatible with historic uses of property ,
Some light fabrication may occur on premises, but
little noise or other effects are anticipated .
Landmarks approval granted March. 16th,
Appellant comment : Mr . Albanese was asked about the entrances which
vehicles used by employees or other businesses would be using
Mr . Albanese indicated that vehicles could use either Auburn St .
or Adams St . , and that there was plenty of parking. At one point ,
Mr. Albanese had parking for 39 vehicles .
Zoning Appeals- March 29, 1983 2 .
Public Comment : Mr . John Schmidt , the proposed tenant in the
building spoke. Mr-. Schmidt said that he had operated within
200 feet of Mr. Albanese ' s building for over 13 year-
there had been no complaints from the neighbors.
traffic. In fact, Mr. Schmidt said that traffic would be
better in the new location,
Board Comment : Mr. Sampson and Mr . Romawoski were both pleased
to see the building being used. Chairman Rogers asked Mr .
Albanese about" the number of employees in the building, to
which Mr. Albanese answered 20. Chairman Rogers also made i.,_.
suggestion that a fence be put up on Adams Street, and also
that he was pleased to see the building being used.
Staff Comment : The appeal request would result in improving
conditions in ,residential .districts in the city, and would
aapt
facilitate aive re-use of a- locallandmark. Mr . Van Cort
also mentioned that since the building is in a residential zone
the building owner would neea approval , everytime they have a
new tenant move in the building.
Recommendation : Approval
Moti'on:By Mr. Sampson to recommend APPROVAL; seconded by Mr .
Romanowski. 'Vote was 3 in favor , and 1 abstention, ( Mr . Gerkin) .
APPEAL 1484 :
Appeal of G. Coles for Area Variances for deficiencies in
front and rear yard setbacks to permit an addition to the
rear of the single family home at 1004-Gi1'es-St . , in an
R-lb district .
Mr. G. Coles appeared on behalf of this appeal .
Public Comment : No other members of the public appeared.
Planning issues : Land use permitted and compatible.
Improves amentity.
Appellant Comment : Mr. Colee wiehed to build an addition,
8 ' x 201 , to, expand. his present eat-in kitchen, bedroom closet ,
and bathroom. This addition is necessary, due to crowding
- - conditions and lack of closet area. Mr. Coles said that --- - . .
the house is very small . (The addition is already being built
by Mr. Coles. )
Bo :rd- :omment Mr. Coles was asked whether or not the addition
would impose on anyone else ' s property . Mr . Coles said that
it would not , and that adjacent property could not be developed.
Mr. Coles was also asked the reason for his request , since
the addition was already under construction. Mr . Coles replied
that he had received a notice from the Building Department .
ZONING APPEALS March 29 , 1983 3 .
Staff Comment : Though the rear yard would be reduced to approxi-
mately 2/3 of required; it seem unlikely to result in any negative
condition. The adjacent property is unlikely to be developed.
Recommendation : Approval .
Motion : By Mr . Romanowski for APPROVAL, seconded by Mr. Gerkin.
Carried Unanimously, 4-0. Both. Mr. Sampson and Mr. Gerkin wished
to go on record that they disliked approving things after the fact .
APPEAL 1485 :
Appeal of Apple Blossom Cafe for Area Variances for deficiencies ''
in off-street parking to permit continued operation. of the
_restaurant at 308 Stewart Avenue. __The__pro_perty___is_in___a B-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 rest-
aurant , and before a Certificate of Compliance can be issued
for the property as a whole. The restaurant 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 .
Ms . Carin_ Trainer, 981 Taughannock Blvd. , appeared on behalf of
this appeal .
Planning issues : Land Use permitted and compatible.
Loss of the cafe could have negative effects on
the property; any new tenant would also have to
furnish parking.
Slight impact of customer traffic looking for
parking would probably be unnoticeable.
Parking supply in neighborhood is tight ; and
would probably be eaacerbated.
Appellant Comment : Ms . Trainer explained to the Board that the
Apple Blossum cafe is requesting a variance because the cafe does
not have sufficient parking. In 1.979, the cafe received a variance,
and was able to use the parking at the corner of Williams St . and
Stewart Avenue. Because Cascadilla Hall has now re-opened, Cornell
will no longer allow them to use that parking area. Ms. Trainer
explained that,? Hu.nna Johns , had previously said that he would rent
parking spaces to the cafe. However, Mr. Johns is now no longer
interested in renting the cafe this space. He did provide them
with a statement , which Ms . Trainer read, to the Board. Mr. Johns '
statement noted that he is in favor of the restaurant, and he did
not feel that there was a parking problem. Ms . Trainer also read
a statement from the former building owner, who noted that he . had
no parking problems even when he had 40-50 tables in his rest-
aurant .
' Zoning Appeals - March 29, 1983 4 .
Publi..c Comment : Mr. Bill Avraris owner of the building,
spoke. Mr. Avramis. said that he always finds parking space , and
not a great deal 'of parking is needed, in his opinion. Mr. John
Yengo, also spoke in favor of the restaurant . He suggested that
this motion be tabled until a survey could be made to see who.
did/did not have cars.
Board Comment : Mr . Sampson explained that while Mr . Johns ' state-
ment was fine for past parking situations ; new conditions now
exist in Collegetown (including the re-opening of Cascadilla Hall)
which now make parking in the area very tight . Mr . Gerkin asked
Ms. Trainer about the hours the cafe were opened; which are
8 :30 a.m.- 12 :30 a.m. during the week, and 8 :30-2 :a.m. on the
week-ends . 'pis . Trainer was also asked if she knew of the
driving/parking habits of the customers and employees . Ms . Trainer
told the Board, that of 10 employees at the restaurant , 4 had -
-cars_,__and 3 of those_-4 parked in _the- neighborhood r1A Sampson
- -- -- -
reiterated the fact that parking spaces were needed by the rest-
-, aur,antand that the Planning Board must_ make decisions based
on planning issues , not hardsh-ip. -
Staff Comment : The direct effects -of a four-space deficiency would
probably not be significant . The basin situation is grandfathered;
but the cafe was established as a view use subject to supplying
the required space. Parking is tight in the area and would
probably be worse. To grant this appeal may establish a precedent
for ignoring parking requirements.
Recommendation : Deny approval .
Motion : By Mr. Sampson to recommend DENIAL; seconded by Mr.. Romanowski ;
Vote was CARRIED UNANIMOUSLY, 4-0 .
Appeal 1486 :
Appeal of J Fane for an Area Var-i.ance --for----deficient setback
for one sideyard, to permit construction of a mercantile
building at 119-121 Dryden Road, in a B-2a district .
Mr.. Jason -Fane, property owner , appeared on behalf of this appeal .
Planning Issues : Land-.use; retail use permitted.
Would substantially - increase owner 's return, and
city 's from much more intensive use of property
overall; but increase is related to extra floor
space.
Depending on type of activity , traffic related
to the site could raise problems with circulation
at this difficult bend in Dryden Rd.- cars slowing
down; dropping passengers off , etc.
Would be a substantial change in the area 's appear-
ance, and possibly in types of activity, depending
on tenants. Would provide a substantial link of
commercial areas on Eddy and College Avenue. Would
be substantially out of character with present
surroundings ; though could be compatible with long-
range redevelopment of the area.
Zoning Appeals - March 29 , 1983 Fuge 5 .
Appellant Comment : Mr . Fane presented detailed drawings of his
proposed building to the Planning Board. Mr . Fane discussed the
design principles involved which included the use of glass in
storefrongs (no gaps in the line of stores ) . Mr . Fane felt that
if the gap is not there, it is a much better urban design. The
gap could also serve as an area where muggers could lurk and garbage
and animal waste would collect .
Public Comment : Mr. Sharmat , the architect of the building, spoke .
He answered questions from the Board pertaining to the elevation
of the proposed building.
Board Comment : The Board was concerned with the elevation of Mr .
Fane 's proposed building; that it was above the first floor of the
adjoining building (an apartment house) ; and the building' s close-
ness to the apartment building (10 feet in most instances , and 7
feet at the point of the apartment house' s bay window) . Mr . Fane
was also asked about maintenance , which he answered that there
would be little needed. The Board also wanted to hear the concerns
of the owner of the apartment house .
Public Comment : Mr . Theron Johnson , owner of the apartment house
west of the proposed building, spoke in opposition to the appeal .
Mr. Johnson stated that the building, being so close to his apart-
ment house, would hinder some tenants ' view; instead of viewing
open space, they would only see a wall . Secondly , a view from
College Ave. would be shut off , and Mr. Johnson felt that there was
no guarantee that Mr . Fane or his successor would not build a 2nd
storey. Mr . Johnson's major objection was the point of the proposed
building that comes out in front .
Staff Comment : Though_ thi.s proposal meets all current requirements
except side yards, it comes at a point when decisions about the broader
Collegetown redevelopment;-.are pendingz including urban design and
zoning proposals which could be negatively affected by this element .
It hinders the development of a comprehensive program for improvement
of the Collegetown Business District , including a cohesive design
for the area as a whole. Recommendation : DENIAL.
Further Public John Yengo spoke in favor of Mr . Fane 's building.
Comment : He expressed the fact that Mr . Fane wished to build
in an orderly fashion with is own resources , and that it was short-
sighted to deny Mr . Fane this opportunity .
Further Staff Mr . Van Cort also mentioned that there might have
Comment : been an illegal sub-division.
Motion : By Mr. Romanowski FOR APPROVAL, subject to the
discussions and clarifaction of the legal question of the sub-
division of land; seconded by Mr. Gerkin . The vote was 3-Affirmative;
1-Negative (Sampson) .
ZONING APPEALS March 29, 1983 6 .
Appeal 1487 :
Appeal of INHS( Ithaca Neighborhood Housing Services , Inc. )
for Area Variances for deficiencies in off-street parking,
lot size; lot widith, lot coverage setbacks for both side-
yards , 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 dis-
trict , in which the proposed uses are permitted; however ,
appellants must obtain variances for the deficiencies before
a permit can be issued for the conversion.
Planning Issues : Land Use permitted and compatible
The value of the property will be increased, and
contribute to a general upgrading of the surround-
ing area.
Four existing units will be improved, and one added.
No significant effect on traffic/circulation;
the grandfathered lack of off-street parking will be
slightly ameliorated.
The overall rehab project will result in a building
that will no longer be a detriment to the neighbor-
hood.
Little change to the basic fabric of this 19th-C.
commercial building, though storm windows on this
proposed new . apartment will be replaced with ones
more suitable to an apartment .
Mr. Tom Chalmers, I .N.H.S . -re-hab specialist appeared on behalf of
this appeal. -- - --
Appellant Comment I .N.H.S. wished to convert Joe the Tailor 's
; shop, presently located in the building, to a 1-;bedroom apartment .
Joe the Tailor ' s shop will be moving to other premises , next door .
Since the building. is non-conforming, a variance is needed for
this conversioe, -and any-other similar- action. Mr Chalmers also-
mentioned that there would be less of a demand for parking, since
the retail business was moving out .
Public Comment: No one appeared.
Board Comment : Mr: Chalmers was asked about the present parking
at the site,the number of tenants , and the plans for residential/
retail use of the building, Mr. Chalmers explained to the Board
that there is presently no parking at the site, and that none of
the tenants have cars:. There is only one tenant in the building
at the present time, and INHS plant to convert the building into
2 retail shops, and 5 apartments .
ZONING APPEALS - March 29, 1983 Page 7.
Staff Comment.: Though the building. is nonconforming in many respects,
the proposed conversion will reduce the intensity of its use.. The
overall project will improve the property 's appearance and condition
significantly, and contribute to e W.State_St . Improvement Project .
Staff 'recommendation:Approval.Mo
-----on : . By Mr. Sampson for APP 0_VAL,; seconded ley Mr. Gerkin. . Motion
was `CARRIED UNANIMOUSLY, 4-0.
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 set-
back required. The existing sign has been ordered removed
by the Building Commissioner.
The sign appeal case was postponed .