HomeMy WebLinkAboutMN-PDB-1985-06-25 p
PLANNING AND DEVELOPMENT BOARD MINUTES
June 25, 1985:
PRESENT: Chair Blumenthal,, M. Sampson, B. Nichols, R.. Moran,_ R. Romanowski ,
Director of Planning and Development H. M. Van Cort
ALSO: Other interested parties, the Press
1.. Call to Order: Susan Blumenthal called the meeting to order at 7:40 p.m.
2. Special Order of Business: Public Hearing - Nichols moved to open the
public hearing. Sampson seconded and motion passed unanimously.
A. Subdivision of Residential Parcel - 509 Hector Street
Public Comment - none.
Nichols noted that the hearing had been duly advertised and moved
to Approve the subdivision of the property at 509 Hector Street.
Sampson seconded. Vote: 5-0-0. Carried.
B. Subdivision of 1 .5 acre parcel in Cass Park
Public Comment- none.
Van Cort said that the land to be subdivided includes the Hangar
Theatre driveway. He believes it reasonable to transfer the prop-
erty to the State with an easement to preserve the right of way of
the driveway. He recommended approval of the subdivision subject
to the easement and State approval of this condition, Nichols asked
if there was any urgency in acting this month and suggested waiting
for comment from the State. . .He moved and Sampson seconded to table
the issue until hearing from the State.
Vote: 5-0-0. Carried.
3. Zoning Appeals: See Minutes attached.
4. Privilege of the Floor none
5. Approval of Minutes: Motion was made by Moran, seconded by Nichols, to
approve the May 1985 Minutes. Vote: 5-0-0. Carried.
6. Chair Report: Blumenthal reported on a June 17th meeting between Cornell
and City officials to discuss the central campus improvements including
the Bio Tech Center, the Ag Quad, Mallott Hall , and expansion plans in
general with emphasis on the transportation and parking elements of the
plans. Five hundred to six hundred student housing units are slated for
completion within three years but other student units will be lost because
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of the expansion plans. After further discussion, Blumenthal suggested
the Board request a year-by-year breakdown of the proposed plans so that
the city can study the changing impact on Collegetown parking.
7. Director's Report: Van Cort said that Collegetown bids had been rejected
and staff has gone back to the drawing board to look at schemes that will
separate the parking and residential components of the building but keep
them on the same site. The arguments for this separation are financial ,
the garage being less expensive to build because it doesn't have to be
'sprinklered' , it doesn't need mechanical air handling system, it doesn't
have to be in a deep hole in the ground, etc. At a minimum, this will
represent a saving of $600,000. The disadvantages are that the site becomes
more crowded, the light and air requirements for the housing element are
more difficult to achieve, as well as the loss of a sizable piece of open
space.
Regarding the Youth Bureau, concern is growing about keeping costs down
and staff is looking to site the new building on the old foundations to
try and save money.
Van Cort said that the Route 96 public hearings are going well and that
the new regional director of DoT, Richard Simberg, has personally pre-
sented the plan alternatives to the community and is open and willing to
work with the city to give it what it wants, including doing nothing at all .
A letter from Congressman McHugh was discussed regarding a meeting
scheduled to discuss the sale of Conrail . The letter will be sent out
to all Board members. Nichols asked where the city stood on negotiations
with Conrail to stop the train at the downtown crossings in cases of
emergency. Van Cort said he would look into it and added that techni-
cally there was no reason communication with the trains could not be made
by radio.
8. Committee Reports:
A. Economic Development and Transportation
1 ) Farmers ' Market: No substantive progress has been made on this
issue. Possible sites for the Market include Cass or Stewart
Parks, Woolworth's parking lot or the top of the Green Street
Parking Garage, and the present location.
B. Neighborhoods, Housing and Facilities -
1 ) Pleasant Street Rezoning - Neighborhood Planner Lazarski asked.
that this issue be tabled until people return from vacations.
2) East Hill Historic District -- Lazarski reported on the possible
designation of East Hill as a National Historic District, Apart
from the honor of this award, the designation also allows property
owners to take advantage of various tax acts which in turn en-
courages rehabilitation and assists neighborhoods to maintain their
r
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6/25/85: -3-
residential quality. The designation does not affect properties
in a negative way and owners are free to do what they want with
their buildings, including demolishing them. Lazarski will be
attending one of the preliminary meetings in Albany and then will
hold several local sessions. to explain the designation to the
neighborhood. After further discussion Moran moved, seconded by
Nichols, that the Planning and Development Board support the
designation of an East Hill National Register Historic District.
The resolution is as follows:
WHEREAS, the Planning and Development Board has established a
strong commitment to rehabilitating Ithaca's older
housing stock, and
WHEREAS, East Hill possesses examples of .Ithaca's most distinguished
residential architecture, and
WHEREAS, the retention and conservation of Ithaca's neighborhoods..
is a_ clear charge to the city, and
WHEREAS, the creation of a National Register Historic District on
East Hill would encourage the rehabilitation of existing
neighborhoods and foster community. pride, and
WHEREAS, East Hill provides a concise physical expression of
Ithaca's 19th century development pattern,
NOW, THEREFORE, BE IT RESOLVED that the Planning and Development
Board supports the designation of the East Hill National
Register Historic District.
Vote: 5-0-0. Carried.
3j Stewart Park Design - Requests for Proposals have been sent to
city; and regional landscape architects . The New York State
Council on the Arts is considering the city's grant application
and Lazarski said that notification on whether or not the city
will be funded should be received in a month or so. $25,000 has
been requested.
9. Liaison Committee Reports:
A. Board of Public Works - Nichols stated that the Engineering Depart-
ment is working on the right-of-way question of Elmira Road so that
the city can proceed to the question of the disposal of property.
The DPW has promised that the study will be finished in a week or two.
Moran noted that bamboo weeds growing at curbside on West Hill should
be looked into by city crews
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B. Planning and Development Committee - Romanowski reported on the
June 12 meeting where the overall plans for the_ Collegetown/
East Hill project were discussed as well as the proposed zoning
amendment regarding the sale of owner occupied legal non-conform
ing properties to absentee owners. Other items talked about
were the cable commission and the relocation of the DSS offices.
He said that things did not look good for keeping DSS downtown.
Blumenthal asked about the possibility of locating the offices in
the old jail . Romanowski said the old jail, was being used for
County storage. After further discussion, the Board expressed
their concern about the use of valuable real estate property as
a record storage center. It was decided that Romanowski would
report that it,was the sense of the Planning and Development
Board that DSS should be kept downtown when he attended the
next evening's meeting of the Planning and Development Committee.
Van Cort added that the city has gone on record repeatedly for
retaining the DSS offices at a downtown location.
10. Old Business:
Van Cort said the city has received notification that the State
legislature has passed a law allowing procedure of the landswapin
the West End. The Governor's signature is still required.
Master Plan - Blumenthal announced that there will be an Executive
Committee meeting on July 9, 1985. of the Board Chairs to hear a
presentation by Paul Mazzarella of various Master Plan alternatives
and costs. The Board is proposing Council action on September 23, 1985
and she suggested starting early in the process to get some input from
the public. After discussion it was decided to have a public forum
sometime early in September. Van Cort said that a budget request for.
between $25,000 $50,000 would be made at the time the regular oper-
ating budget request is made. This figure, depending on the plan's
eventual cost, can be amended. The budget must be submitted by
July 31 1985 and draft copies .will be set out for recommendations
from the Board.
Zoning - Discussion followed about the city's zoning ordinance. Van Cort
commented that the ordinance was meant to be a legal manifestation of
the Master Plan. However, the ordinance can be amended while the new
Master Plan is being written. A Zoning Super Committee has been set up
to study an agenda of possible changes. The Board suggested that both
the Building Commissioner and the City Attorney should be involved in
the process and that the Board be kept informed on what the Super
Committee is doing so as not to duplicate any action.
11 Miscellaneous:
The next Planning and Development Board meeting will be held on the
fourth Tuesday of July - July 23rd.
J
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12. Executive Session:
Nichols,. seconded by Moran, moved that the Board go into Executive
Session to discuss a personnel matter. Vote: 5-0-0. Carried.
Regular session resumed at 11 :15 p.m.
Moran, seconded by Nichols, moved that:
WHEREAS, the Department of Planning and Developmentcontainsseven
staff members who routinely work on numerous complex and
controversial projects and issues; and
WHEREAS, the efficient operation of the Department requires adminis-
trative and secretarial support services from staff who are.
well trained and highly experienced professionals; and
WHEREAS, the Department has had a high level of turnover in the
position of full-time Senior Stenographer due to the
demanding nature of the job, its relatively low salary
and the attractiveness of other positions outside of
the Department;
NOW, THEREFORE, BE IT RESOLVED that the Planning and Development
Board hereby endorses the proposal to change the position
of Senior Stenographer now occupied by Marie Corina to
Administrative Secretary, and that a new salary be estab-
lished commensurate with the complexity and responsibility
of the position, her performance in the position and her
prior work experience.
Vote: 5-0.0. Motion carried.
13. Adjournment:
The meeting adjourned at 11 :20 p.m.
Respectfully submitted, Approved,
Natalie de Combray H. M. Van Cort
ZONING APPEALS MINUTES
PLANNING AND DEVELOPMENT BOARD
June 25, 1.985
Appeal #1625: 404-4042 N. Cayuga St. : Appeal of R. Salerno and D. Gersh
for a Use Variance and an Area Variance for a deficient side yard
setback to permit use of the second floor of 404-4042 N. Cayuga Street
for a lawyer's office, in addition to a doctor's office on the first
floor. The medical offices are ''grandfathered"; the lawyer's office
is not.
Public Comment: A letter from Marvin and Pat Carlson (attached) asked
that this appeal be denied in order to preserve the residential area.
Board Discussion: Romanowski stated that the zoning law .clearly prohi-
bits lawyer offices in the area. Nichols noted that the case was being
heard again because neighbor's had not been notified but that the Board
had been unanimous in its vote to deny thi-s appeal . .
Staff Recommendation: Deny.
Motion: Nichols, seconded by Romanowski , moved to recommend denial of
the request.
Vote:. 4-0-1 . Moran. Abstained. Motion carried.
Appeal #1631 : 304 Mitchell St. : Appeal of M. LoPinto for an Area Variance
to permit conversion of a single family dwelling at 304 Mitchell Street
to a two-apartment residence.
Appellant Comment: Property .owner Michael LoPinto Jr. said that he
- - -- - - -needed-to convert the house i-nto--two- apartments -so that-he-coul d--a-F-ford
to remain in the neighborhood. He did not want to request an accessory
apartment status because, although he intends to live in one of the apart-
ments, he would have to make the same request every three years. His
neighbor at 302 Mitchell is zoned R2b; his property is zoned Rlb,
Public Comment: Letters from Elizabeth-. Wh_icher, Frederick and Mary AN ,
and Theodore Lowi ; (-attached) were opposed to the. granting of this appeal .
Kitty Mattes, of 101 Irving Place, spoke at length. against this proposal .
Although the present owners may keep up the property, the next owners may
not and the neighborhood's residential area could be severely and irrepa-
rably damaged. Other opponents present were Max Mattes and Mary Ahl , each
speaking to the changes occuring around them through the influx of multiple
housing, transient occupants, overcrowding, increased traffic, parking
problems, etc.
Board Discussion_ : Although_ the appeal i_s for a permitted use, Romanowski
noted that long-range planning goals for the neighborh-ood would be
threatened if the variance were granted.
Staff Recommendation Grant. Van Cort noted that staff recommendations
were split.
ZONING APPEALS MINUTES
June 25, 1985
page 2
Motion: Romanowski, seconded by Sampson, moved to recommend denial of this
request.
Vote: 5-0-0. Carried.
Appeal #1632: 315-317 N. Meadow Street and 619 West Court Street: Appeal of
Gloria Knuppenburg for a Use Variance to permit the combining of two lots
at 315-17 N. Meadow _Street (Angelo's Dry Cleaner) and 619 W. Court, thereby
enlarging the business use district into a residential use district. The
properties are located in B2a and R2b districts.
Appellant Comment: The Knuppenburgs, owners of both properties, wish to
"square off the Meadow Street property in order to expand the building
by 250 square feet and to add a second. floor to the existing portion of the
building. The extra space would be used as storage and also to house an
auxilliary boiler in case the regular boiler breaks down. The building was
built before the zoning district lines were drawn and properties to the
east are deeper by at least 99 feet.
Public Comment: A. letter from L. O. Nezvesky (attached) supported the
request.
Board Discussion: There was a question about whether or not this was a
planning issue. The edges of the residential district need to be maintained.
On the other hand, the unique circumstances of the lot in question should
be taken into consideration.
Staff recommendation: Deny.
Motion: Nichols, seconded by Moran, moved to make no recommendation to the
BZA because .no significant planning issues were involved.
Vote: 2-3-0. Sampson,_Romanowski .and Blumenthal voted nay. Motion was not
carried,
Motion: Sampson, seconded by Nichols, moved that the request be granted.
Vote: 4-0-1 . Romanowski abstained. Carried.
Appeal #1633: 119 West Green Street: Appeal of J. Bodine to replace the one-story
portion of;the Dick Wilsen Real Estate building with a two-story addition.
The property is in a B1a District and the proposed use is permitted.
Public Comment: None.
Board Discussion: The issue of parking was discussed and, although the board
was sympathetic to the proposed plan in that it was sensitive to the use of
the property, it was agreed that lack of parking would negatively impact the
neighborhood.
Staff Recommendation: Van Cort reported that. staff was split on this case.
ZONING APPEALS MINUTES
June 25, 1985
page 3
Motion: Nichols, seconded by Sampson, moved denial of the appeal because
of lack of parking. Sampson said he would abstain from voting because
of the real effort made by the _appellant to do a good job. .
Vote: 2-1-2. Blument-ha-
al .voted nay.. ' Sampson and Moran abstained.
Motion not carried. - - -- ----- - - -- ----
Mo tion: `Romanowski , seconded by Moran, moved approval of the appeal .
Vote: 2-2-1
Motion not carried.
Motion: Romanowski , seconded by Sampson, moved to pass the appeal onto
the BZA without a recommendation.
After discussion, it was decided nothing was gained by this motion and
Romanowski and Sampson withdrew their motion. It was noted that the
board could not reach a conclusion.
Appeal #1634: 145 Linn Street: Appeal of C. and V. Canestaro to permit con-
version of a two-family dwelling at 145 Linn Street to a cooperative
dwelling for. up to five unrelated individuals. The property is in an R2b
District where .cooperative dwellings are not permitted.
Appellant Comment: Mr. Canestaro said he also is concerned about the
neighborhood as he lives on Linn Street too. Presently a two-family
unit, he want to rent the building out as a cooperative household.
A two-family unit permits up to six unrelated individuals; a cooperative
permits only five. He showed the Board photographs of other properties
he owns in the area and noted that all the apartments are rented to less
than the number of permitted tenants.
Public Comment: Two letters (attached) were presented in support of
the appeal : one from Josephine Deal and one from Mark Goldfarb.
Board Discussion: The board commended the Canestaros for the high level
of upkeep to the rental properties they already own but said they are
concerned about the time when the property changes hands.
Staff recommendation: Deny.
Motion: Moran, seconded by Sampson, moved to approve the appeal with
the occupancy limited to five , persons if unrelated.
Vote: 5-0-0. Carried.
/ndc
6/27/85