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HomeMy WebLinkAboutMN-PDB-1984-11-27 PLANNING AND DEVELOPMENT BOARD MINUTES November 27, 1984: PRESENT: I. Kramnick - Chairman, S. Blumenthal, R. Moran, H. Gerkin R. Romanowski, S. Jackson ALSO: Mayor John C. Gutenberger, Interested Parties, Members of the Press 1. Call to Order: 7:40 p.m. 2. Public Meeting: Farmers' Market Steven Jackson, Chairman of the Economic Development and Transportation Committee of the Board, welcomed the audience to the public meeting at which the Board would welcome suggestions from the Ithaca community re- garding possible sites for a permanent home for the Farmers' Market. In October 1984, Common Council resolved that the Planning and Develop- ment Board should investigate all possible permanent sites for the Mar- ket including its present site and make recommendations to Common Council as appropriate. Mr. Jackson distributed a list of 26 sites that have already been suggested and requested comments regarding advantages and disadvantages of these locations. It was hoped that by working with in- terested individuals, the Farmers' Market Board, City officials, community groups, etc. , that the list could be narrowed to a small group of plausible sites on which greater attention could be focused. By next spring, it is hoped that another public meeting would be held to examine these few sites and perhaps then make a determination. Mayor Gutenberger addressed the gathering, commented on the large attendance, and thanked them for coming. He reiterated his personal commitment to finding a permanent home for the Market. The Mayor stated that he finds a great deal of support for this activity throughout the City. The Market is a vital link in the community and he would like to see it grow and prosper. He is personally committed to securing a permanent loca- tion and by his appearance tonight he is showing his full support. Judy Green, a member of TEDI, was present. She stated that agri- culture as a development option is usually overlooked by urban communities. We have tremendous potential here in Ithaca and the outlying districts in terms of agriculture productivity. The labor force could easily fit into spin-off enterprises from the Farmers' Market. Agriculture and food-related enterprises will have increasing significance in up-state communities for a number of reasons. We may see 'a decline in the productivity of other regions of the United States. We rely heavily on imports from the south and southwest. Some of these regions are suffering severe ecological crises. New York State will play an important role as the breadbasket of the northeast. Small farms are increasing; these new businesses create -2- greater employment opportunities. This is an ideal time to focus on a permanent site for the Farmers' Market and the Community Gardens as cor- nerstones for development of local agriculture enterprises. Additionally, New York City is a wide-open market for fresh, organically grown pro- duce. Consumer demand for organic foods is greatly increasing; market- ability for these products will grow considerably. New York City and regional markets are open now; if we delay several years, the opportuni- ties may be lost by other supplies stepping in to fill the demand. She asked the gathering to look at sites not only in terms of a retail market of 3, or 4, or 6 days per week, but to look at each site in terms of spin-off developments. There is also potential for a wholesale market for pickups and deliveries; a storage facility could be utilized and could also double as an emergency food bank. A coordinated marketing and promotion effort is an important component not only for local mar- kets but for out-of-town selling. In the future, a processing facility might be considered such as canning or freeze-drying. Anna Steinkraus , Chair of the Farmers' Market Board, addressed the group. She stated that the Farmers' Market Board has struggled with the problem of a permanent location for many years. They have come up with a list of features they would like to see incorporated as basic guide- lines: 1) an attractive location, near other shopping areas,, accessible by auto- mobile, City bus, bicycle and foot; 2) a roofed open-sided structure with sewer hookup, running water, and electricity; 3) a paved parking lot for 800 cars over a 4-hour period near the market structure, a minimum of 200 parking spaces (with growth to 300) ; 4) a long-term contract which would give the Market security as tenants and specify the rights and responsibilites of both parties. At present, the Board feels improvement of the West End site, would best meet these needs. George Sheldon presented a slide drawing of a typical roofed and open-sided structure .such as envisioned by the Farmers' Market Board for their activities. Joseph Ciasch , owner of the Station Restaurant, Valley House and the 89 Lumber property was present. He stated that the West End location is too small now and would not allow for growth as mentioned by the Market Board, Saturday mornings in the summer are a 'nightmare' for store owners on Taughannock Boulevard; at times it is like a mob scene.. There is congestion, illegal parking, and at timesthe merchants have suffered property damage. He would like to see the Farmers' Market moved to a much larger area of perhaps 25 acres. -3- Jim Linton, a Farmers' Market vendor, addressed the group. He has a personal interest in the Market since his living is initially dependent on the revenues earned from his sales. He reviewed his reasons for moving the Market to Southwest Park as a permanent home. It would afford accessbility by auto and transit and would provide sufficient parking. The site contains 63 acres; he believes the Market would only need 9 acres. Mark Zaharis, a partner of Pete's Grocery Store, was present. He reiterated the same concerns as expressed by Mr. Ciaschi. He said he and his father and other business people were very inspired by the .plans and drawings of the West End made by Trowbridge-Trowbridge. The merchants made commitments to the City in monetary amounts to develop in the West End; they would like to continue to improve the area, en- courage tourism and add to the ambience existing there now. The park- ing lot, jointly owned by Zaharises and Mr. Ciaschi, is vital to their business. During the summer, when the Market is in operation on Saturday mornings, their sales volume declines by 30%. He believes the Farmers' Market is good for the community but feels the space it now occupies is far too deficient. Neil Schwartzbach, 413 E. Seneca St. , spoke as an observor of the situation. He suggested that certain elements be sorted out. 1) The Market serves a clear economic function providing the freshest produce available; allows farmers in the region to retail their goods; and allows consumers to buy the products. 2) The Market serves a community function; it is a center of social interaction in the com- munity; it is a focal point and a powerful and evocative institution for Ithaca. If the Market is moved away from downtown, it may lose the function. of being a focal point of community interaction and a symbol of the Ithaca community. He feels the Wednesday Market is primarily a pedestrian Market as opposed to the Saturday Market where most customers arrive in vehicles. He believes each market day has its own distinctive features and attracts people for different reasons. He believes the suggested paved parking locations were unacceptable in light of the spirit of the Market (community interaction) . He would not like to see the Farmers' Market contribute to another paved-over parking space. He asked which issue would have priority - the economics of the situation or the community issue. Ideally, the two issues could . be reconciled. He also expressed the need for a market study. Lynn Garren, 219 Elm St. , supported the comments of the pre- vious speaker. She feels the parking lot sites are unacceptable; that the Market needs open air and pleasant surroundings. She prefers the present site but realizes parking is a problem. Peter Trowbridge, West hill resident, suggested that the City and the Farmers' Market Board get together to develop a process to re- search design ideas rather than literary solutions to physical problems. -4- He suggested that during the next 4-5 months, a design competition for students could be held. In addition, creation of a community..forum for physical design discussion would be advantageous. He recommended using the Farmers' Market Board's guidelines in relation to the sites as a framework to physically design a permanent Market. He said it would be worthwhile ,to see what it takes to accommodate the guidelines and the program that the Farmers' Market needs. This is not specifically aimed at the professional designers; anyone could physically draw out what it would take in area for parking and a structure, and place it in terms of access to public transit, proximity to a neighborhood, etc. Steven Jackson commented that this was a very good suggestion but explained that the original plan was to start the process of site selection by seeking all possible ideas from the public. After that has been done and the list narrowed, the Board and City will welcome physical designs to give a concrete picture. James Cummins, Littletree Orchards Newfield, said he sold about 400 bushels of produce this summer at the Market. He has always believed that Center Ithaca or the Green Street Parking Ramp was the ideal location for the Market. He believes it should be kept at the center of town where people can walk to the marketplace. The farmers need a site where produce can be trucked in and unloaded. A paved area, in his opinion, is ideal for accessibility and is especially helpful on rainy days. Rainy weather and a muddy site keeps customers away and creates a loss to the farmer who is ready to sell fresh produce. He feels the Market is a draw ,and an asset to all downtown merchants. It would help to revitalize downtown and Center Ithaca. He commented that Center Ithaca is a well-designed marketplace but is attempting to sell the wrong merchandise. A combination of Center Ithaca space and an area under the parking ramp (inside and outside) would be a very good vehicle for the Ithaca Farmers' Market and vendors in general to sell their produce and products. Isaac Kramnick pointed out the conflict of ideas within the Market members themselves regarding location and priorities. In add- ition; customers and vendors also have a variety of concerns and .differences of opinion. Ben Nichols asked if Center Ithaca could be used as a possible site. Mr. Van Cort stated that Center Ithaca is privately owned and its use is controlled by the owners (and the bank, to some extent) . The Center Ithaca owners also own the land under the Green Street parking garage. There is a reverter clause in the deed which states that if the land is not developed within seven years from the closing date, the .land then reverts back to the City. Other possibilities are the ramps them- selves and the Woolworth lot, which is unencumbered legally. Judy Gibson, 101 Poole Road, spoke saying she was a small pro- at present but hoped to expand her operation in:the future. She -5- stated that the Farmers' Market was an ideal opportunity for the small producer and that their ideas and viewpoints must be considered as well. Other speakers who expressed similar opinions and ideas to those already mentioned were: Valerie Weiner, 314 Linn Street, Bryna Fireside, 105 Valentine Place, Mary Beth O'Connor, Brooktondale, George Lyon, Ridgedale Road, Susan Titus, 119 S. Cayuga Street said that 3,000 names were collected on a petition requesting that the Market remain at the Taughannock Boulevard site, Randy Brown, Indian Creek Fruit Farm, suggested that before another building is erected, the City should explore existing structures and the downtown area. Monika Crispin, of Tompkins County Cooperative Extension, said the Market is attracting two kinds of people. On Saturday mornings there are those who drive to the Market to shop and socialize. During the week, the Market has a 'captive audience' in the downtown area where people are employed. ,When looking at sites, both categories should be kept in mind; perhaps on Saturday morning a permanent site is needed and in mid-week, one or more satellite operations located downtown or in one of the plazas would be feasible. John Bailey, R. D. #2, ,Interlaken, a member of the Farmers' Market Board who helped prepare the guidelines, wanted to emphasize how very important it was to have enough space for cars; the Market will be defeated without sufficient space. Competition is keen among the vendors for selling room. He also suggested multiple sites for the mid-week Market and a park-like setting for the Saturday Market. He further informed the gathering that the Board is conducting a telephone survey and the results of the survey should be available soon. Nancy Lee Bentley, Auburn, a food market consultant especially involved with organic and natural foods, suggested expansion of the Farmers' Market into other areas; that is, marketing the Ithaca Farmers' Market con- cept to outlying areas and developing markets elsewhere. This would gen- erate more production and additional income locally. The Ithaca Farmers' Market could establish itself as a 'name' and could attract people from larger cities for shopping and attendance at local social events. Robert Romanowski asked the Market members how they expected the project to be financed. Anna Steinkraus said they are exploring funding. sources but had no asnwers at the present time. Susan Cummings,::-Chair of the Planning and Development Committee, stated that when the P&D Committee put forth a resolution urging the City's commitment to finding a permanent location, that it meant more than simply -6- aiding in a land search. She did not think it appropriate for the City to put land at the Market's disposal without assisting the Market in finding creative mechanisms to achieve their goals. Steven Jackson thanked the audience for their participation and brought the Farmers' Market portion of the meeting to a close. 3. Zoning Appeals - see minutes attached. 4. Committee Report - Hydropower: Susan Blumenthal, Chair of the Housing, Neighborhoods and Facilities Committee, informed the Board that she and Isaac Kramnick met and reviewed the Hydropwer Site Plan for Ithaca Falls. It was their determination that the Board should recommend the plan to Common Council but noted they had some concerns. They were listed as follows: 1) number of parking spaces; 2) access to site from Lincoln Street (traffic circulation) ; 3) width of service drive; 4) number of trees to be removed; and 5) total cost. Roger Trancik, design consultant for the project, addressed the Board and referred to site drawings of the hydropower project and sur- rounding area. He gave a thorough description of the site plan, its various stages of construction, and also defined the major areas. When the hydropower plant was being considered, it became apparent that there were recreational opportunities that could be developed. In addition, there are archaeological resources which the City 'did not want to dis- turb. Basically, the City wants to preserve the present resources and also wishes to determine how best to utilize the site. The question of creating a park which would attract residents and visitors was discussed especially in relation to safety factors and liability. The parking spaces (9) on the present drawings can be reduced further if that is what is desired; this is a flexible figure. The access road has been placed so as to accommodate the archaeological features; it is designed to allow construction vehicles to maneuver and will remain after the plant is completed for maintenance and service purposes. The staging area will become the parking space. Tree removal will not be significant; a few trees will be lost but mainly brush will be eliminated. Some trees will also be removed for construction of the penstock and raceway. New plant material will be added. The service lane is 1.2 feet wide and should not be significantly narrowed (it could possibly be scaled down to 11 feet) . Mr. Trancik discussed the aesthetics of the lane, i.e. , construction materials to be used and a decorative paving pattern to be incorporated into the roadway. The access from Lincoln Street is a problem due to the steep grade of the area. The intersection should be improved; perhaps platforming. to obtain good site distances and eliminate the danger of cars sliding in the winter. The trees shown in the site plan at the entranceperhaps should be removed for safety reasons and visibility. Costs have been broken down into 6 areas: 1) access road, wall and bridge needed for the plant; 2) sitting area; 3) youth park -7- and picnic area; 4) street scape improvements; 5) foundry overlook; and 6) upper mill project. The various areas could be developed in- dependently over a period of time; each will stand on its own. Harold Gerkin MOVED, seconded by S. Blumenthal, to recommend to Common Council approval of the concept of the site plan. Discussion followed regarding the paved-over area for parking and if it was ex- cessive. It was explained that there would be a grassy area and vege- tation screening the parking area; it is necessary to allow sufficient space for entering and turning around. Steven Jackson asked if the Board was endorsing the six areas. Director Van Cort stated that the Board would be endorsing this as a Master. Plan for the area; decisions on implementation of the Master Plan will be made in the future. VOTE: .4-yea, 1-abstention (Romanowski) . PASSED. 5. Final Subdivision Approval Cherry Street Industrial Park: Director Van Cort noted the two questions raised at the October meeting when pre- liminary approval was granted: air pollution and affirmative action. These have been specifically included in the lease. The affirmative action clause was read. The performance standards clause was included to eliminate the pollution concerns. The public hearing was opened; no one appeared to address the issue; the public hearing was closed. MOTION: Romanowski, seconded by Gerkin, moved to approve the Cherry Street Industrial Park subdivision. VOTE: 5-0, PASSED. 6. MOTION was made to approve the October 1984 minutes. PASSED, unanimously. 7.. Committee Report - Neighborhood Housing and City-wide Goals: Susan Blumenthal and"the Housing, Neighborhoods and Facilities Committee met in response to the Mayor's request to discuss the problem of neighbor- hood housing and city-wide goals. It was proposed that they undertake a small study as part of the solution to the housing problem. Major emphasis would be to interview realtors regarding the impact of new housing additions to the City since 1980; i.e. , Sheldon Court and Cascadilla Hall. They wish to test certain assumptions such as the belief that any increase in housing stock benefits the whole community. The effect of inflation, taxes, etc. , on rents since 1980 will also be researched and a comparison made. A report will follow at the December meeting. 8. Committee Report - Collegetown Improvements: Steven Jackson (Economic Development and Transportation Committee) met to discuss the status of Collegetown improvements. They agreed to reiterate the Board's commit- ment to the creation of a. tax benefit district and to put the Board on record urging Common Council and the Planning staff to give this matter timely attention. . To this effect they passed a resolution requesting -8- the Board to urge Common Council to create a tax benefit district to finance a reasonable portion of the improvements in Collegetown which would include the parking garage; to urge Planning staff to develop precise formulas and to determine options by working with affected property owners; and to urge Common Council to give this matter timely attention. MOTION: S. Jackson, seconded by H. Gerkin, moved that the above resolution be approved. No discussion. VOTE: 5-0, PASSED. 9. The meeting adjourned at 12:00 midnight. /mc 12/10/84 PLANNING AND DEVELOPMENT BOARD ZONING APPEALS MINUTES November 27, 1984: The Codes and Administration Committee met prior to this month's. meeting and determined that the following zoning appeals would be passed on to the BZA without comment or recommendation: Appeal 12-1-84 222 S. Cayuga St. (Ramada Inn) Appeal 1593 310 Bryant Ave. Appeal 1594 121 Cascadilla St. Appeal 1595 228 Ridgedale Rd. They determined that the Planning and Development Board should discuss appeals 1596 .and 1597, 422 First St. and 610 W. Court St., since these could have long-range planning effects. APPEAL 1596 - 422 First St. : Project Growing Hope, Inc. is requesting a use variance to permit the use of property at 422 First St. for a neighborhood garden program. The property is located in an R-3b use district in which agriculture is not a permitted use. APPELLANT COMMENT: Glenn Goldwyn, Community Development Administrator, provided background information regarding Project Growing Hope. The city is trying to fulfill a commitment to this agency to secure a permanent .site for their operation. A number of changes have taken place. In 1982, the city helped the group to secure a lease on property owned by NYSEG at Rt. 13 and Third St. It is a year-to-year lease and fulfills many of the requirements of the city's grant ob- ligation with no cost. However, the property is up for sale and presently available on the market. The city has looked at many sites all of them smaller than the original site. There are some sites out- side the Community Development target area which would serve the purpose but would not be fundable under the grant because of certain restrictions. The Building Commissioner was asked to give an inter- pretation of the Zoning Ordinance regarding scattered sites for the garden project. He determined that agriculture is permitted in indus- trial areas only (which was allowed on the NYSEG site) . The City Attorney concurred with this concept. Project Growing Hope approached the BZA for their interpretation .to determine if it was possible to pursue a scattered site strategy. The BZA said they would give no blanket exemption but would review on a case-by-case basis the merits of individual selections. 422 First St. represents an owner who is willing to lease to the city and the city in turn will sub-lease to Project Growing Hope. The site needs to be brought up to garden standards. Joel Fredell, president of Project Growing Hope's Board of Directors, was present. He stated that the members of the community garden group all prefer a large plot where they could all come together to cultivate their individual sections. However, by using the NYSEG site, they lost P&D Board Zoning Appeals Minutes -2- Nov. 27, 1984: elderly members and members with small children who were reluctant to cross Rt. 13. Therefore, the garden group is now seeking scattered sites which are more accessible to their members. The small sites would attract people in the immediate neighborhoods as well. Priority would be given to residents in the immediate vicinity and to renters who do not have access to land. Since the plots are small, there would not be large groups of people on the site at the same time. Use would be staggered and congestion would not be a problem. The gardens would be sell-maintained, well-prepared, and well-kept. Machinery would be non-existent, therefore, noise and pollution would not be factors.. Neighbors would have control over the program. It is believed that there is no neighborhood opposition to the request BOARD DISCUSSION: Steven Jackson questioned whether the Zoning Ordinance should be changed to allow agriculture as a permitted activity in areas other than industrial zones. This would eliminate the need for a case- by-case review. Mr. Van Cort stated that this could be a possibility in the future but by reviewing each case individually, the city would maintain control of each proposed site and could assess neighborhood reaction to the. proposal. Harold Gerkin asked whether water would be needed for the plot and how it would be metered. Mr. Fredell said they have not paid for water in the past, but it would have to be discussed with the city for these scattered locations. Robert Romanowski expressed reservations regarding neighborhood sites questioning if this was the best use for the land. He felt a continuing search for a large single plot would be preferable to using up small residential plots. Mr. Fredell said that for three years they have been seeking a larger piece of land but that such properties are simply nonexistent in the target area. Mr. Van Cort confirmed this statement; suitable and available land for which Community Development funds could be used can no longer be found. STAFF RECOMMENDATION: Grant relief sought subject to the following conditions: 1) consideration of establishing agreements between IURA/PGH and neighborhood residents on conditions of use, maintenance, etc. , 2) establishing understanding regarding future conversion of sites for housing. MOTION: -Susan Blumenthal, seconded by Steven Jackson, moved to recommend to the Board of Zoning Appeals that the use variance be approved. VOTE: 5-0, unanimously CARRIED. APPEAL 1597 - 610 W. Court St. : Ithaca Urban Renewal Agency is requesting a use variance to permit the use of property at 610 W. Court St. for a neighborhood garden program. P&D Board Zoning Appeals Minutes -3- Nov. 27, 1984: APPELLANT COMMENT: The foregoing discussion relating to Appeal 1596 is also germane to this request. Mr. Goldwyn stated that theowners of this parcel reside out of town and despite repeated attempts by the city, the owners cannot be contacted. In this instance, the LURA would be willinto condemn the property and perhaps during the con- demnation rocesss woou rs p � �'ed appear and would negotiate a sale. The prop- erty is available for delinquent taxes. Mr. Goldwyn has received numerous negative remarks from various neighbors in the vicinity. BOARD DISCUSSION: Robert Romanowski stated that he questioned a number of residents in this area; i.e. , eleven owners of properties and 2 renters. Concensus was that the plot was too small, gardening activity would in- crease parking problems in the area due to single-side of the street parking. They were also concerned about the influx of people in and out and were generally unhappy with the proposed use. Mr. Romanowski presented to the Board a letter addressing these concerns written by Mrs. Consalvi, 609 W. Court St. Based on neighborhood sentiment, and his concern for using small residential plots for agriculture, Mr. Romanowski would have to oppose the request of the LURA. Mr. Joseph Longo, 607 W. Court St. , appeared in opposition to the request for a variance. He asked that if the variance was granted, would this change the zoning of the area? Mr. Van Cort explained that it would not - if a permit was granted, the only activity allowed there would be agriculture; it would not allow any industrial use. Mr. Longo reiterated the parking and traffic problems on the street. Mrs., Listar, daughter of Mrs. Nemes of 608 W. Court St. , was present for her mother and indicated their opposition to the request. Another resident (unidentified) spoke regarding the site and wished to bring to the attention of the garden group the fact that a few years ago, the parcel in question was overgrown with poison ivy. The area was treated chemically to remove the plant and that a good amount of chemicals was used in the elimination. Steven Jackson pointed out that unlike the previous case, it seemed that the neighbors did not intend to garden on the site and that, there- fore, people using the garden would be driving to the site adding to the parking problem. Robert Romanowski said that if the majority of neighbors oppose such an activity that it is not right for others to determine or permit a use contrary to the residents' wishes. MOTION: Mr. Romanowski, seconded by Mr. Gerkin, recommended to the BZA denial of the request for a use variance for 610 W. Court Street. VOTE: 3-yea, 1-nay (Blumenthal) , 1-abstention (Jackson) . me 11/30/84