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.