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HomeMy WebLinkAboutMN-PDB-1989-02-28 Approved 3/28/89 • Minutes Planning and Development Board February 28, 1989 Present: S. Blumenthal (Chair), J. Daley, S. Killeen, S. Jackson, M. Sampson, A. Yale, P. Mazzarella (Deputy Director), J. Meigs (City Planner), H. M. Van Cort (Director of Planning and Development). Also, Applicants, Other Interested Parties, Press. 1. Call to Order: 7:43 p.m. 2. Chair introduced Eileen Jacobs, part-time secretary in the Department of Planning and Development who will record minutes for all Planning Board meetings. She will serve the Hydropower Commission in a similar capacity. 3. Privilege of the Floor: No requests made from the floor. 4. Proposed Subdivision: 358 Floral Avenue/LoPinto. Mr. LoPinto was asked to briefly discuss his cluster housing subdivision application to build 16 townhouses in an R-3A zone. He would like to subdivide his land into separate lots under cluster regulations so that the townhouses could be sold individually. The major issues discussed were ownership of common land, lot frontage on city streets, parking area considerations, and landscaping. It was noted that the Environmental Review Assessment Form was inadvertently not • transmitted to Conservation Advisory Council (CAC) . There was discussion about whether the project could be given preliminary approval before the environmental review was completed. CAC has agreed to meet on March 5 for this purpose. A check list was suggested to assure that proper procedures are followed. Staff was asked to insure that the City Attorney's comments on the proposed homeowners' association would be available for the next Board discussion. MOTION: Grant preliminary subdivision approval subject to favorable outcome of the environmental review, and implementation of any necessary mitigating measures on the part of the applicant before final subdivision approval can be granted (moved by Daley, seconded by Killeen) . Vote: 1-yes (Daley) 5-no. Motion defeated. It was then agreed that there will be a special meeting of the Board to consider preliminary approval after environmental review; this meeting was tentatively scheduled for March 14 at 4:30. 5. Proposed Subdivision: 126-30 Chestnut Street/Jordan. Mr. Jordan explained that his proposal is to adjust the line between his house and the adjoining lot so that he will have a more regular-shaped lot to build his new house on. MOTION: Approve Negative Declaration of Environmental Significance (moved by Killeen, seconded by Jackson) . Vote: 6-0-0. Planning & Development Board Minutes - 2/28/89 Page 2 MOTION: Grant conditional approval of proposed subdivision (moved by Killeen, seconded by Jackson) . Vote: 6-0-0. Final public hearing for this project is next month. 6. Proposed Wells Cluster Subdivision: Mr. Wells was present and submitted a cluster plan, as requested by the Board. The major change from the standard subdivision layout, for which necessary variances were denied by Board of Zoning Appeals (BZA), is a 20-foot setback around the entire perimeter of the project. S. Blumenthal noted that the Board has, in the past, had extensive discussions about this project (and its environmental impact) . MOTION: Approve Negative Declaration of Environmental Significance (moved by Killeen, seconded by Jackson) . Vote: 6-0-0. Brief discussion followed regarding Fire Department and City Engineer concerns. MOTION: Grant preliminary approval of proposed cluster subdivision (moved by Killeen, seconded by Jackson) . Vote: 6-0-0. ® Final public hearing for this project is next month. 7. Proposed Subdivision: 216-18 2nd Street/Martin. The Martins' attorney presented the plan to change three properties into two. The object is to increase the lot size of the existing single-family house, which will be sold, and add parking area for the Ithaca Fitness Center; a variance request for parking area expansion will be forthcoming. Discussion followed about other possible nonconforming usage of the property. Project has received CAC Approval. MOTION: Approve Negative Declaration of Environmental Significance (moved by Jackson, seconded by Daley) . Vote: 6-0-0. MOTION: Grant preliminary approval of proposed subdivision subject to resolving questions about vehicular access and parking, and to insuring that the resulting parcels are legal (moved by Killeen, seconded by Daley) . Vote: 6-0-0. Final public hearing for this project is next month. J. Meigs emphasized that applicants need to present some evidence that the properties are consolidated once they get split up into four pieces and then recombined into two. Planning & Development Board Minutes - 2/28/89 Page 3 8. Mr. Eric Datz, new City Building Commissioner, was introduced to the Board. Mr. Datz discussed the current staffing and workload of his Department, and how effort will be made to catch up in both areas. 9. Presentation of West Hill Master Plan -- P. Mazzarella: Major issues include developing new parks, recreation areas and pedestrian network; conservation and utilities; layout of road system; quality of life. A. Parks and Pedestrian Systems 1. Neighborhood parks serve area within 1/4 mile walking distance and serve up to 3,000 people. 2. Network of pedestrian paths or sidewalks to provide safe access to shopping areas, parks, and maximize access to and connections between City and Town recreation and open-space systems. B. Road Network • 1. Develop new crossing of Flood Control Channel at south end. 2. Tie a major collector road from the Town into the new south crossing and develop other street connections. 3. Develop street system consistent with all municipal & emergency and fire access codes and requirements. C. Conservation Areas 1. Protect stream corridors to preserve existing major drainageways, prohibit reduction in capacity and lowering of water quality. 2. Control run-off from new developments in the Town from adversely impacting the City. 3. Protect significant street and yard trees and areas of mature woodland. D. Utilities 1. Maintain adequate water supply and pressure for fire hydrants for existing and planned developments in the City and Town. 2. Allow for logical movement of sewage from the Town through the City. Planning & Development Board Minutes - 2/28/89 Page 4 E. Neighborhood Character 1. Develop new areas in a logical manner consistent with existing neighborhood pattern and character. 2. Revise zoning to reinforce and encourage development consistent with desired character and goals of the Master Plan. Mr. Mazzarella will make a presentation of this plan to the Board of Public Works and the Town of Ithaca Planning Board. He indicated that he would like to have the plan approved and adopted by Planning Board and Common Council and endorsed by the Board of Public Works. Mr. Mazzarella believes that the City should adopt an official map of city streets. He suggested that the major issues to be addressed in the environmental review of this plan be identified; Board members felt that since Council had assumed the status of Lead Agency, that should be left to them. 10. Proposed Subdivision: 422 Taylor Place/Pivirotto. There was discussion about whether any discussions should take place since proper notification was not given. It was agreed that there could be a presentation since some neighbors and Mr. Pivirotto's • representative, Attorney Ed Mazza, were present. Mr. Mazza was asked to convey an invitation to Mr. Pivirotto to attend one of the upcoming West Hill Master Plan presentations. Mr. Pivirotto is proposing a residential subdivision of eleven lots served by an extension of existing Taylor Place and a cul-de-sac. Concerns of West Hill residents include grade of cul-de-sac, drainage and character of neighborhood: several of the proposed lots are narrower than most developed lots nearby, and this could result in a crowded appearance. Mr. Yale asked Mr. Mazza to provide an explanation of the deed restrictions referred to in the application. There was no consensus among Board members as to whether a cluster plan should be required or not, but Mr. Daley noted that could be the only way to affect mitigation of certain impacts if an applicant were unwilling to voluntarily modify a layout that meets all requirements of zoning, engineering, etc. 11. Discussion of County review of City projects. The County is asking the City, Towns and Villages to cooperate in providing information on residential subdivisions of over five units nonresidential which generate over 25 trips per day. City will ask County Planning Board to give a brief presentation of selected commnities plan. 12. MOTION: Approval of the Codes/Administration Committee recommendations and comments on Zoning Appeals as reported in the memorandum distributed (moved by Jackson, seconded by Daley). Vote: 5-0-0. Mr. Meigs noted that Appeal 1886 represented the first site development plan review case under the recently adopted ordinance. • Planning & Development Board Minutes - 2/28/89 Page 5 13. Impact/Linkage Fees -- Discussion MOTION: Resolution that the Planning Board would like to reiterate its strong feelings that impact fees should be used in a housing trust fund, as an essential element of the planning priorities that were established by Council last year, on the understanding that the "rational nexus" is strongest between development and housing demand. The Board also strongly encourages the Common Council to continue in its efforts to develop these impact fees, at least with regard to affordable housing, because it is a Planning and Development Board priority (moved by Daley, seconded by Jackson). Vote: 5-0-0. 14. Rezoning South Tioga Street. Mr. Mazzarella made a brief presentation specifying a small area, four properties at the southeast corner of Tioga and Green, that were inadvertently omitted when zoning changes were made in the B-2 regulations affecting collegetown and downtown. Discussion followed. This combined parcel is the proposed site for the County's mental health offices. MOTION: Recommend rezone. Vote: 5-0-0. ® 15. No Committee Reports. 16. Chai_rrn's Report. Ms. Blumenthal announced that a public meeting regarding the Town. of Ithaca's proposed South Hill bikeway will be held March 1 at NCR Auditorium. Discussions with Cornell regarding the University's transportation plans to be held on March 29. 17. No Director's Report. 18. Liaison Reports. Mr. Daley reported that the Board of Public Works has been continuing discussions with South Hill residents regarding Hudson Street realignment, improvements and additional sidewalks. Discussion of Route 96 and exploring cooperative issues with Town of Ithaca. 19. Approval of minutes of 1/31 with minor corrections (good words about Wells) . There was general assent to the idea of two meetings a month if it proves necessary; one for zoning, subdivision and site plan review, and the other a business meeting for general planning issues. 20. Mr. Jackson read his letter to the Mayor resigning from the Board. 21. Adjournment: 12:00 midnight.