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Home My WebLink AboutMN-PDB-1983-07-26 MINUTES PLANNING AND DEVELOPMENT BOARD July 26 , 1983 7 : 30 P .M . - Common Council Chambers PRESENT : Chairman P . Rogers , M . Sampson , R . Moran , B . Romanowski , R. Holdsworth , S . Cummings , B . Gerkin ALSO : H.M. Van Cort , Appellants , Appellants ' Representative , Press , Other interested parties . 1 . Call to order : Chairman Rogers called the meeting to order at 7 : 45 p .m. 2. Approval of Min.utes : Approval of the June minutes was deferred to the August 26th meeting , because minutes were not complete at this time . 3 . Privilege of the Floor : No Comments were issued from the floor . 4 . Communications : Mr . Rogers shared with the Board , correspon- dence received from Mr. Dirk Galbraith regarding Appeal No . 1509 at 522 West State Street . The correspondence explained the different parcels in the area and the parking history of Zorba ' s restaurant . Mr . Rogers also indicated that he had received a draft of the Preliminary Environmental Assessment for Valentine Place . Mr . Rogers wanted to know whether it would be advantageous to have a Public Hearing or to have it presented as a zoning change . 5. Chairman ' s report : None 6. Committee ' s report : None . Ms . Cummings asked about a prior zoning case #1508 which had been reviewed by the Board at meeting , concerning whether a Laboratory Facility would be permissible in a B-2 zone . Ms . Cummings asked what advice had been given , and was it appled to the appellant or in general , any service laboratory . According to the recom- mendation given by the Planning Board , the appeal was to have been tabled for 30 days so that more information could be gathered . However , the Zoning Board did consider this inter- pretation , and did render it permissible . Further Board discussion ensued , and Mr . Romanowski expres- sed his concern that radioactive materials , and biological wastes would be created . Vice-Chair Susan Cummings gave a presentation of Ithaca Neighborhood Housing Services ( I . N . H . S . ) to the Planning Department through a slide show and an informational packet distributed to the members . Ithaca was the first small city (pop . under 50 ,000) to establish a neighborhood housing ser- vice , beginning in 1975 . Six years ado , I . N .H .S . moved into its present location of Green Street . A visible impact has ------------------------------ A.a MINUTES PLANNING AND DEVELOPMENT BOARD July 26 , 1983 page 2 been made i.n the neighborhood , and I . N . H . S . had assisted in the rehabilitation of many homes and apartments in Ithaca ' s north- side and Southside neighborhoods . I . N . H . S . is a private , non-profit organization , and is partially funded through local lending institutions , businesses , foundations , and through a 'rFederally funded Community Development program administered by the City of Ithaca . I . N . H .S . also works closely with the City building inspectors . I . N. H . S . ' s board consists of 15 members , representing the local lenders , residents , and city officials . .It serves individuals and families with the lowest median income in the City of Ithaca , and has the largest ethnic and elderly composition . Ms . Cummings then explained the Basic program of I . N .H . S . of providing low interest loans and technical assistance Over 20 vacant pro- perties have been converted into homeownership properties , and 74 former renters have become home-owners . Ms . Cummings also mentioned the high-risk loan fund , which has an exceptionally high repayment rate . Cummings also mentioned that I . N . H .S . has a good pool of reliable contractors . There has been a 224% increase in the median value of Housing in the north and south side as compared with a 203% increase in the median value of housing for the City of Ithaca , between 1970-1980. Presently, I . N . H . S . is in the phase-down stage of a Small Cities grant, according to Ms . Cummings . Mr. Holdsworth asked how other areas of the City could become involved in I . N . H . S . programs , such at the Fall Creek area. Ms . Cummings said that Community Development(C . D. ) is the major funding source , and she stressed the poverty on the north and south side which does not exist in other areas . Mr . Van Cort noted that the other neighborhoods could be included in future Small Cities grana applications . Ms . Cummings also mentioned that I . N . H. S . has loaned approximately $2 million dollars to program participants , and that another I . N . H . S . program is house-recycling . 8. Staff reports : None 9 . ZONING APPEALS REVIEW : Under Separate Cover 10. OLD BUSINESS: None ll . NEW BUSINESS: None 12 Miscellaneous None 13 . Adjournment : Motion was made and Seconded to adjourn the meeting at 11 : 30 P .M . Motion CARRIED UNANIMOUSLY . Suamary of July BZA Actions Appeal 1503: Area Variances for addition to Evaporated Metal Films bldg .701 Spencer Rd. : Granted 4-1. Findings: practical difficulties exist; deficiencies are minor; use is consistent and within character of neighborhood; change will be negligible and not visible from street. Appeal 1504: Use Variance for addition to Southside Fuel Co. , 815 S. Aurora: Motion to grant denied for lack of 4 affirmative votes, 3-1. Findings: will not have negative impact on neighborhood; will reduce appellant's costs of production; will enhance property safety; visual quality is changed very little. Appeal 1505: Area Variances to permit conversion of former beauty shop at 142 S. Aurora to an eighth apartment. Granted 4-0 on condition appellant provides a lease for 3 parking spaces, renewable every 3.years on referral of Certificate of Compliance. Findings: would not affect character of neighborhood; does not en- large building. Appeal 1506: Area Variances to convert attached garage to art studio/work- shop at 309 Cascadilla St. Denied 3-1. Findings: no practical difficulty demostrated would exacerbate exist- ing deficiencies. Appeal 1507: Area Variances to permit conversion of 1-family house at 329 Center to 2 units: Deferred to next meeting at appellant's request. Appeal 1508: Interpretation as to .permissiblity of service laboratory and offices as permitted use in B-2 zones. BZA action was as follows: " Motion was made and seconded that while it is generally true that laboratories are not approved in the B-2 zones, and in fact are not mentioned in the zoning codes, it is the inter- pretation of this Board that this operation is ,generally com- patible with the B-2 �kone and therefore should be approved. Finding of Fact: 1. As described, the proposed use would not involve substantial traffic, noise, odor, fumes, vibrations, waste,etc. , that would have any more serious impact on the business district than the uses permitted in Section 30.25, Column 2. Vote: 4 Yes; 0 No; 1 Absent Granted." j Summary of July BZA Actions page 2 Appeal 1508: Planning staff torment`: The above ruling raises a question as to whether such an interpretation is not in fact a change to the ordinance, which only Cannon Council is empowered to do.. We will ask the City Attorney for advice on this ;matter. Appeal 1509: Area Variances for additions to 522 ..W. State: Tabled for wre information on the parking situation. Appeal 1510: Special Permit for t.v. signal reception dish, 519 W. State: Granted 4-0 Finding: meets requirements for permit. Appeal 1511: Use/Area Variance to permit increasing occupancy of 505 E. Seneca from 5 to 8 unrelated occupants. Granted 4-0 Findings: practical difficulties exist; :deficiencies are minimal; finan- cial hardship on Cornell demonstrated; considerable investment will be necessary to comply with local landmark guidelines; adequate parking will be provided; renovation will benefit neighborhood.