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HomeMy WebLinkAboutMN-PDB-1989-04-25 NmV[�S Planning and Development Board April 25, 1989 PRESENT S. Blumenthal (Chair),. A. Yale, S.. Jackson, S. Killeen, J. Daley► Staff: Deputy Director P Maazarella,. J, Meigs. Also, Applicants, Other Interested.Parties, Press. 1. Meeting was called to order at 7:55 p:m. 2. Public Hearing: Final Subdivision Approval -- 105 Williams Glen Road%Bobrow-Rogers., Public Hearing opened on motion by Yale, seconded by Killeen; no member of the public appeared to spealti,. and on motion,by Jackson, seconded by Killeen,: the hearing was closed.; Jackson, seconded by Killeen, MOVED- that the Board grant final subdivision approval contingent upon receipt of final documentation, which includes final .plats: for the subdivision,: and the motion PASSED: 4 0.. 3. Privilege of the Floor No requests,made • Site Development, Plan. Reviews t - y Rock Stream. Studios/233 Cherry, reet/Nrdie. Tr.� Reigs described the plans for then project and stated. that the bodes and Adnu nistrat on Conanittee cliscuss, withMcGuire the aiopearanc of the Structures: environmentaY. assessment, landscaping and parking. leen, seconded by Yale, MOVED: to approve NegatIve.,i claration©f Environmental Significance,; and the motion PASSlleen, seconeed by' Jackson, MOVED to grant preliminary approval of the site. plan, and the motion PASSED 4-a. dale, seconded by Killeen,, NDV to grant final. approval of, the site plan, and the motion PASSED.- 4- 14r. Yale expressed annoyance at not receiving any EAFs before discussion at this meetings (See below for public hearing B=;. Glenside Monument Co./490 Floral. Avenue/Weaver:. Site plans for new sh . a e buildn op-gar g g, :replacing two smaller old: structuresswere, reviewed. Mr. Weaver explained that the split-level roof shown was. Suggested.bar the._ Committee .as a: way to reduce the visual' effect of7 .feet Weaver roofas he originally proposed• He inquired about leaving the roof linear because it would mean lessr space to heat however, he admitted that winter is a slow time for his business, and thus heating the shop was not of overriding concern Tle Board felt that the split roof design was more,.desirable in the residential neighborhood and requested that he not alter it There was discussion about landscaping. Mr. Weaver stated that although the site plan did not show, all the plantings on theproperty, he intends to keep all existing shrubs and flower beds- as well as the row of mature evergreens; the area of the existing shop will be grassed for display, of monuments. Planning & Development Board Minutes 4/25/89 Page 2 On motion by Daley, seconded by Killeen, a public hearing was opened; no member of the public appeared to speak, and on motion by Daley, seconded by Killeen, the hearing: was closed. Killeen, seconded by Daley, MWED to approve Negative Declaration of Environmental Significance, contingent upon satisfactory treatment at the site of. potential runoff during construction, and the motion PASSED 4-0. Then Blumenthal, seconded by Daley, MOVED to accept the site plan. with building changes as recommended by the. Committee (split roof, trim board at line of change in roof level, and windows in overhead doors): and grant preliminary and final approval. contingent upon. submission and staff approval of landscape plan,: and the motion PASSED 4-0. Daley, seconded by Killeen, moved to retroactively open a public hearing. on McGuire/Rock Stream Studios additions no member of: tie public appeared to speak, and on motion by Daley, seconded by ` Killeen the public hearing was closed. ihen Dal seconded` .. P g eye Yale, MOVED to approve Negative Declaration. of Envirornnental Significance, and the motion PASSED 4Ai. Yale,, seconded 7. by Killeen, MOVED, to grant preliminary, and final approval of the site pang ane the motion PASSED4 0. C' Messenger Nlptors/220-4 S. Fulton Street/lama Public, Hearing' was, opened by Daley, seconded by Killeen; no member of the: public appeared to speak, and on motion by Daley, seconded by Killeen, the hearing was closed. Plans to. add. on to both ends of the existing building were discussed. Landscaping and Six Mile Creek bank protection; (stabilization) was described. Daley, seconded by Killeen, MDVED to approve Negative Declaration of Environmental Significance-, and the motion PASSED -4-0. After a brief discuss on, Daley, seconded by Killeen, MOVED to grant preliminary and final site plan approval contingent upon inclusion of a third handicap access curb cut and ramp at the midpoint of the sidewalk and submission. of satisfactory final site plan drawings, including detailed planting plans as specified under City Code, and the motion PASSED 4-0. Proposed Subdivisions: A: 422 Taylor,Place/Pivirotto.. Mr. Meigs: presented a site. plan.- Sketch lansketch which included proposed conservation easement along the north and west of the property, and the proposed cul-de-sac is replaced by a shared driveway. This. represented one of the methods of retaining vegetation that was discussed. at. the Committee meeting Planning & Development Board Minutes. - 4/25/89 Page 3 on this project. Alderman Schlather protested that the sense of that meeting had been to call for a concentration of this reservation along the north edge, with a cluster in the northwest corner. Exaction, open space and parks in West Hill, and retention. of vegetation were then discussed. Mr. Pivirotto and his attorney, Ed Mazza, were concerned that the Board might want both a conservation area and a dedicated open space;. they felt that the large lots with conservation easement would provide the equivalent` effect, including protecting the grove of evergreens to the north.. The Board requested that Mr. Pivirotto develop a. proposal that ' incorporates some of the suggestions and concerns addressed at this: meeting and.submit it for review by May 15- B Deer treek/Borra . Mr. Borra,presented a revised six-lot subdivision proposal which he felt more conformed. to the West Hill Master Plan: and eliminated a cul-de-sac. He intends to place deed restrictions whereby only. 2M. of the total lot. can be clear cut., The Board would like to have the. City Engineer.survey the Taylor Place extension to determine its relationship to the pine< grove. Mr Borra was concerned that the Board h mi t require equine an open-space= exacon, as well as avoidance: of impacts on the surface drainage swales, and any'iovement of Taylor Pl. to miss the pine grove would also reduce his site area.: It was suggested that any such. taking. for the. road niigfit be courted as part of the open space exaction.; There was discussion about the: largo size of the lots X34000: aquina feet and it was suggested that implementing the clustering requirement might. be a better alternative in that it would'be possible to create more lots with smaller areas and reserve. sensitive natural&eas Ms. Blumenthal pointed out that -the, proposed lots are over three times as large as the minimum under zoning, and there is a chronic shortage of-affordable housing in the. Ithaca area.. that`will not be helped by large lot subdivision.. Mr'. Borra expressed concern that the direction he receives from the Board"s discussions shifts emphasis, and is unclear- he attempts: to respond, but is met with different or new requirements, and does not. seem to be able. to make progress toward preliminary subdivision approval, which he needs in.. order to justify continuing: Mr. Yale questioned the desirability of calling for, an increased number of lots. Mr. Mazzarella agreed to devise an. •alternative plan that would allow more lots, It was:'agreed to set another meeting for May 9r for Deer Creek and P viratto, i they can be ready. Regarding environmental review,. Blumenthal expressed a sense that the concerns about.the original layout will be addressed, whether a plan like the one.presented. here, or a cluster plan, is finally settled on. Planning & Development Board Minutes - 4/25/89 Page 4 C. Taylor Place-Westwood Knoll/Garcia. Status report -- Scoping session has been held and Mr. Garcia will be submitting a preliminary draft Environmental Impact Statement. .6. South Hill Recreation Way--status report. Sketch plan conference held. Town Planner George Frantz said that the EAF for the City section (.1800 feet) with a Town EAF appended is forthcoming. Discussion about Conservation Advisory Council's (CAC) concerns. regarding use of the right-of-way, which is 66-feet wide, for a possible future roadway or other non-recreational use. It was decided that the Board review the site development plan at next month's meeting and decide then whether or an Environmental Impact Statement is required, as recommended by CAC. Ms. Darlington stated that it would be of crucial importance to know what controls would: be in effect on future use of the right-of=way in the City. Mr. Killeen questioned the reason for site plan review at thi 81 point in the project's history. Ms. Blumenthal ruled that the project should be added. to the May 9 agenda for action, if possible. There was some discussion concerning the possibility of the Board Es Eir;4bge gwice a mothismightbc.iven tthat the held to: a 10:.00 p.m. curfew. 7. Local designation of State Theatre., Leslie Chatterton. presented the. following RESOLUTION for the Board to adopt; WHEREAS`, the Ithaca Landmarks Preservation CaTmission finds that, the State, Theatre, 107-119 West State Street, meets.criteria for• local landmark status set forth in section 32.3(4), of the Municipal;. , Code as follows: "a. an outstanding example of a structure representative of its era"; "b. one of the few remaining examples Of a past architectural style or combination of styles"; "c.. at, structure which has a special character, special historical and: aesthetic interest and value as part of the developmentK heritage: and cultural characteristics of the City of Ithaca,:" and WHEREAS, following the advertised public hearing held on April 16 . 1989.,. the Ithaca randmarks Preservation Commission voted: unanimously to recommend local designation to the Common Council,- and WHEREAS, the appropriate environmental review, including the Short Environmental Assessment Form. (SERF) and a Long Environmental Assessment Form (LEAF), has been conducted and. reviewed by the Ithaca Landmarks Preservation Commission and the Conservation Advisory Council,. and WHEREAS, it appears that the proposed action. will not have a significant effect on the environment, and - . Planning & Development Board Minutes - 4/25/89 Page 5 WHEREAS, local designation does not conflict with the master plan, existing zoning, projected public improvements or plans for renewal of the site and area involved, and WHEREAS, the State Theatre is a vital element on the 100 block of West State Street, contributing to the historic and architectural character of the streetscape and serving to enliven the downtown environment, NOW, THEREFORE, BE IT RESOLVED that the Planning and Development Board, in accordance with the provisions and procedures set forth in the Ithaca Landmarks. Preservation ordinance recommends local landmark designation of the State Theatre to the City of Ithaca: Common Council Daley, seconded by Killeen,_ M0VED to endorse the resolution,. and the. motion PASSED 4-0. There was discussion, about designation of the Commons as.,a historic district, and Mr. Killeen stated the Board.'s desire that it be pursued..; 8. Post.Office Relocation. Discussion deferred until next month. 9.. Route 96-., Brief discussion of Townand coamm-mity, response. Although the Town has made certain responses t6 the issues raised by the- Board, Mr. Yale urged. that the matter be: dropped, as it did: not `Seem to be productive. 10. Mandatoy Cluster Plan... After some discuss.ion, Daley; seconded by Killeen, MOVED to: adopt th& memo dated April 21, 1989 from. Jon Meigs concerning mandatory submission of cluster plans' regulations with amendment of Item. 4, and the motion PASSEDA4 0.. 11. Zoning Appeals. Blumenthal, seconded by Killeen, MOVED- to approve the cam—L ttee recommendations and continents on zoning appeals. 1897 and 18:98 as reported in the memorandum to the Board of Zoning Appeals, and the motion PASSED 4-0. 12. No Committee Reports. 13. Director's. Report.: Mr. Mazzarella reported for Mr. Van Cort that interviews for the handscape Environmental Planner position have been concluded; references for the top candidates are being contacted. The West Hill Master Plan is in final stages of completion and may need further environmental review. 14. Discussion about develor-went exactions. Current proposed cash exaction is $1,000 for each buildable lot. subdivisionlandowners are required to reserve park. land that the City may opt to purchase. Ms. Blumenthal informed the Board that Alderman Booth, Chair of Codes & Ordinances, wants the Board's input on this. Planning & Development Board ' Minutes 4/25/89 Page 6 15. Liaison Reports. Board of Public Works -- Mr. Daley reported that the BPW has voted to discontinue the water supply to Community Gardens because of an outstanding $800 charge. BPW will review Cornell's proposed parking and transportation plan_ . and its effect on City parking and transportation. 16. Minutes of 12/20/88 (as: revised): and 3/28/89 were approved. 17. Killeen, seconded by Daley, MOVED to adopt the following RESOLUTION• WHEREAS, the Board of Planning and Development has considered two: alternative plans for subdivision of propertyowned. by Devi Wells at 140 Coddington. Rd., and WHEREAS, the Board finds: the cluster development plan ce patble, appearance:, character and overall. density, withboth existing andY potential development in the surrounding area, because the proposed; building types,: design, use and size;; the number of dwelling units ::. in relation to size .of sited and- the siting of- the,- structures and other proposed features in relation to each other and to those`on (.:d' i'ng properties, are all generally similar and in beeping �t what would be permitted under zoning,, and . WHEREAS, the cluster developmmnt will not place undua burden: on: public roads. and utilities serving it, because of its; luted size and number of units,. and Wf�RFA.S, cluster development. will promote: preservation of'' exis: g, open space and trees- within the neighborhood, by, allowing greater; flexibility in siting the various elements of the project away from Cuddington Road and partially screened by trees,; which would not have been possible under the conventional plan first submitted,: aid: WHEREAS, cluster subdivision is consistent with the public. welfare because it permits a typee and intensity of use campatible with existing development and zoning controls, retaining desirable features of the site, and will have no effect on the appropriate use, of adjoining land, and WHEREAS, the development will have no impact on any critical area. listed in the Municipal Code, because it is not located near any such areas, and WHEREAS', the development complies with the street plan for the area,` because it does not involve a new street that would change circulation patterns•.. and it complies with the General Plan because;' its average density (5.3 d.u./acre) is within the range of 5-11, d.u./acre projected for the area, be it Planning & Development Board Minutes - 4/25/89 Page 7 RESOLVED that this Board gives Final Approval to cluster subdivision of land owned by Levi Wells at 140 Loddington Rd., in accordance with the site plan by Thomas Assocs. dated Feb. 20, 1989, and with supporting information provided by applicant; such approval being contingent upon receipt and satisfactory review of all final documents as applicable and prescribed in Section 30.28 and Chapter 31 of the Municipal Code. Motion PASSED 4-0. 18. Mr. Meigs reported that he had been contacted by a Grossman's official about completing.the landscaping that the Board had required as a condition for variance last summer. Mr. Killeen noted that the plantings that were to have been done for the Avramis garage on Linden Ave. had not been completed. There was discussion involving the Board's concern about implementation of conditions attached to variances, subdivisions, etc., assuring that landscaping in the site development plans: approved is not only installed, but properly maintained and whether these matters should be codified, or simply made the responsibility of appropriate City staff to follow up. There was strong feeling that this general issue is important, and needs attention from the top down. Meeting was adjourned at 12:00midnight. EPJ/PDBOARD/APRIL25.MIN