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HomeMy WebLinkAboutMN-PDB-1987-11-24 Approved 12/22/87 Planning & Development Board - Meeting - Nov. 24, 1987, 3 : 30 p.m. PRESENT: Chair Blumenthal, J. Daley, M. Sampson, T. Cookingham Staff J. Meigs, Planner; W. Gray, City Engineer; E. Olmstead, Fire Chief; B. Wilbur, Deputy Fire Chief 1. Call to Order - 3 :45 p.m. 2 . Zoning Appeal 1807 : This appeal for an accessory apartment was discussed by the Board. The appellant was not present. Neighbors, Mr. and Mrs. Gelberg, 100 Homestead Road, addressed the Board respecting concerns for the safety of the tenants of the apartment; the fact that the apartment is currently occupied; and the impacts that the apartment's use has upon their property. They expressed concern regarding the proximity of the apartment entry to the adjacent ravine. The tenants also use the Gelberg's driveway to move household items/furniture in and out of the apartment; thus, a trespassing problem . exists During the discussion which followed it was suggested that the erection of a physical barrier such as a fence would prohibit use of the Gelberg driveway. Motion: Blumenthal moved, seconded by Daley, to defer action until the appellant could provide additional information for the Board's review and to request BZA to defer hearing the appeal for one month pending receipt of further details . Vote: 3-0-0 . Carried. 3 . Public Hearing: Final Subdivision Approval/Wetzel. The public hearing was opened; no one from the public was present to address the issue; the public hearing was closed. Mr. Gray, City Engineer, stated that his concerns were addressed in a memorandum and are related to requirements as specified in the Municipal Code; specifically, driveway slope and separate water and sewer service. He recommends following the Code requirements as outlined; no additional recommendations are warranted. Brian Wilbur, Deputy Fire Chief, stated that the driveway accessibility would affect fire service. Since the plan is not yet definite, it is difficult to comment further without specifics . Planning & Development Board Minutes Nova 24, 1987 (continued) : -2- Mr. Cal Warren, realtor, representing Mr. Wetzel, stated that the plan before the Board is a subdivision request only - not a request for development approval. The initial concept of a common driveway and sewer service were mentioned as possibilities; these ideas have since been abandoned. The owners of the lots will be bound by applicable building codes and their plans will require approval of the Building Department. Motion: Daley, seconded by Cookingham, moved final subdivision approval. Vote: 4-0-0 . Carried unanimously'. 4 Valentine Place Appeals : The Board considered appeals 1803, 1804, 1805, and 1810 as a group. Ms . Jane Pederson addressed the Board regarding appeals 1805, made by her, and 1803 by Rishi Raj , stating that they were essentially the same. It was reported that the ownership/status of 'Woodcock St. ' has not been . definitely established, according to the City Attorney and others; this status may be a relevant consideration in the issue of transition regulations . It was also observed that some of the parking area for the proposed development is closer to the edge of the gorge than the nearest proposed structure; this, plus the fact that a short environmental assessment form was prepared for the project at some point, contained two affirmative answers, and was not followed by at least a completed long form; and that the City Engineer had concerns about such matters as site drainage, leaves some uncertainty as to whether necessary environmental considerations have been dealt with. Motion: Cookingham, seconded by Daley, recommended that in hearing and deliberating Appeals 1803 and 1805 the BZA give serious attention to the matter of the unknown status of Woodcock St. as it may bear on the issues; to the matter of the accuracy of the zoning map as it affects determinations; and to the uncertainties surrounding the matter of environmental review of the project. Vote: 4-0-0 . Carried. While the Board makes no specific recommendation on Appeals 1804 and 1810, this is not intended to indicate that the Board feels they do not warrant discussion any the less, with respect, where applicable, to matters specified in the recommendation on Nos . 1803 and 1805 . 5 . Farmers' Market: Various members of the Planning and Development Board, Planning and Development Committee, and the Ithaca Farmers ' Market Board met last week to discuss the Farmers ' Market license application for calendar year 1988 . Council had requested the Planning and Development Committee to obtain Planning & Development Board Minutes Nov. 24, 1987 (continued) : -3- comments from the Planning and Development Board and the Board of Public Works regarding license renewal . Anna Steinkraus, Chair, IFM Board, addressed the Planning Board. She stated that the Market wishes to demolish its existing open structure at Taughannock Blvd. and build a temporary replacement west of it. This would essentially increase the parking lot area by at least 100 cars and alleviate the parking problems . The proposed structure would be assembled by bolting components together, thus allowing for reassembly elsewhere should such action be necessary at some future time. There would be no loss of trees for the proposed construction; better use of the available space would result. Because a final decision regarding disposition of the Taughannock Boulevard site by the City cannot be made in time for the Ithaca Farmers ' Market to find a substitute site for calendar year 1988, Daley moved to recommend that the BPW be given permission to negotiate with the IFM a one-year license for the present Taughannock Blvd. site. Seconded by Cookingham. Vote: 4-0-0 . Carried unanimously. In addition, the following resolution was adopted by the Board (moved by Cookingham, seconded by Daley) : WHEREAS, it is not likely that the issue of a permanent site for the Farmers ' Market will be resolved prior to the Market' s Spring 1988 operating season, and WHEREAS, the City has taken into account the concerns expressed by the neighbors of the Market at the West End location, and WHEREAS, the City has also taken into account the efforts of the Market to address those concerns, NOW, THEREFORE, BE IT RESOLVED, that the Planning and Development Board recommends that the City proceed with negotiations with the Farmers ' Market for a temporary use permit for next year, and BE IT FURTHER RESOLVED, that the issuance of such a permit be on condition that the Market prepare and implement, subject to City approval, a plan for substantially improving existing problems with traffic flow, circulation, and parking which does not involve principal use of the public thoroughfare, and for improving the physical appearance of the market structure, and that all such improvements must be flexible, removable and temporary in nature, and BE IT FURTHER RESOLVED, that the City does not accept these improvements as the plan for permanent development of the Taughannock Boulevard site, and Planning & Development Board Minutes Nova 24, 1987 (continued) : -4- ,BE IT FURTHER RESOLVED, that the Farmers ' Market must continue to work with its West End neighbors to resolve any conflicts arising from their presence there. Vote: 4-0-0 . Carried unanimously. 6 Adjournment 6 : 00 p.m. disk #4/mc 12/17/87