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HomeMy WebLinkAboutMN-PDB-1989-05-23 cz4-6 "-�4�z r /7 , (� `6 Planning and Development Board Minutes May 23, 1989 PRESENT: S. Blumenthal , (Chair) , A. Yale, S. Jackson, S. Killeen, J. Daley, T. Cookingham. Staff: Deputy Director P. Mazzarella, J. Meigs. Also, Applicants, Other Interested Parties, Press. 1 . Meeting was called to order at 7:40 p.m. 2. Public Hearings --Site Development Plan Review A. . Ithaca Farmers' Market, Steamboat Landing. . Public Hearing opened on motion by Daley, seconded by Cookingham; no member of the public appeared to speak (letter written by Tim and Elizabeth Mount reviewed) , and on, motion by Jackson, seconded by Cookingham, the hearing was closed. B. Centennial ,Block, 601 W. Seneca Street. Public Hearing opened on motion by Daley, seconded by Cookingham; no member of the public appeared to speak, and on motion by Daley, seconded by Jackson, the hearing was closed. C. Fairfield Crossing, 324 Spencer Road. Public hearing opened on motion by Jackson, seconded by Cookingham; no member of the public appeared to speak, and on motion by Cookingham, seconded by Daley, the hearing was closed. 3. Privilege of the Floor: No requests made. 4. Mr. Mazzarella briefly discussed current thinking about where exactions should occur in proposed subdivisions on West Hill, with anticipated approval and implementation of Master Plan. 5. Proposed Subdivisions: A. Deer Creek/Borra. Review of revised plat (dated 18 May) . Drainage, erosion, preservation of current vegetation and view were discussed. Ms. Blumenthal stated that this plan mitigated whatever negative impacts there might have been from this project and recommended a Negative Declaration. CAC Chair Darlington stated that their review resulted in the same recommendation. Yale, seconded by Cookingham, MOVED Negative Declaration of Environmental Significance, and the motion PASSED 5-0. It was also recommended that a turnaround on Westfield Drive be constructed to accommodate fire and snow removal vehicles, as Mr. Mazzarella suggested; if Westfield is later extended, the turnaround could be removed. After a brief discussion, Killeen, seconded by Daley, MOVED to grant Preliminary Subdivision Approval subject to the following conditions: Planning and Development Board Minutes of May 23, 1989 Page 2 1 . Submission of an adequate sedimentation control and erosion plan; 2. Deed restrictions concerning retention of vegetation; 3. Provision of a temporary turnaround on Westfield Drive; 4. Exact determination of open space boundaries; and 5. Delineation of water/sewer easements. The motion PASSED 4-1 (Blumenthal ) . Regarding the revised plat, Mr. Meigs informed the Board that the City Engineer and the County Director of Environmental Health have pointed out that water and sewer service should be provided separately to each lot, where possible, from street frontage. Where service is to/from a street on which the lot does not front, maintenance easements are needed across intervening property, and those made part of the respective deeds. He commented on the presence of a small grove of fir trees on lot 4, and on the attractive glade in which the northeast corner of the site lies, through which any subsequent extension of Westfield would go; he felt that steps should be taken to conserve these features. Mr. Borra said he would try to insure that - the trees are avoided. Mr. Daley suggested that the extension of Westfield to serve lot 4 be ended as far south as possible, perhaps with a hammerhead type turnaround. Ms. Blumenthal noted that her vote reflected her position that the site could reasonably accommodate additional residences; the large lots militate against the objective of providing more affordable housing. There was a brief discussion of requesting the Charter and Ordinance Committee to consider establishing a policy that would provide for the sharing of costs of construction of new roads in subdivisions between abutting properties. . B. 422 Taylor Place/Pivirotto. Review of revised plat (dated 8 May) It was noted that land reserved for parks should be taken from the total subdivision area, and shown separately on the plat. Discussion followed about the form and function of alternative ways of setting green space aside. Mr. Pivirotto questions the feasibility of maintaining drainage swale integrity if it runs within the proposed park rather than along its edge; i .e. , if the city were to take title to part of his land, to actually use as park. Concern about sedimentation and erosion control especially Planning and Development Board Minutes of May 23, 1989 Page 3 during construction was addressed. Darlington expressed concern as to whether the yard setbacks would be applied in addition to the 20-foot easement, or they would overlap. There was debate over whether a conservation easement is a satisfactory park land exaction. Mon Cochran, a member of the Master Plan group, stated that the easement would be a precedent; he felt the proposed is generous. It was agreed to consult the City Attorney about the pros and cons of conservation easements. -ir-�d�ue�l-epees ���eai e or lofs .hankhey n&p•o-s-e: Daley, seconded by Killeen, MOVED to accept as some form of exaction (or as a public benefit) the proposed 20-foot strip, subject to specific conditions to be developed with City Attorney's advice; motion PASSED 4-1 (Jackson) . Mr. Cookingham then stated that it would be necessary to defer action on an environmental determination, since the CAC had not had adequate time to review the new plat. C. 506 Spencer Road/Pardee. The prospective buyer, Mrs. Pardee, would like to sell part of the lot to Cutting Motors because it is unattractive and has not been maintained; Cutting would like to use the space for loading. Martha Lyon, 507 Spencer Road, protested that this area is zoned for residential usage and there has been much encroachment; she identified two other properties in that neighborhood which are being used commercially. The application is subject to zoning variances; the Board deferred action until the appeal is acted on. D. 504 Dryden Road/Singh. Mr. Anagnost, representing the appellant, explained that Mr. Singh would like to divide the property in order to build a two-family dwelling on the rear of this parcel and sell his current single-family home. The property is zoned R2A, and an area variance is being sought for a 10-foot front yard on Oak Avenue. A neighbor, Mrs. Evett, objected to the potential for non-family occupancy of the proposed house. Cookingham, seconded by Killeen, MOVED to defer action on this project until BZA approval is granted, and the motion PASSED 4-1 (Daley) . 6. Site Development Plan Reviews: A. Steamboat Landing/Ithaca Farmer's Market. A plan for a landscaped parking area with gravel lanes and grass parking spaces, and a permanent structure with some covered "winterized stalls" was described by Architect Stephen Gibian. Jackson, seconded by Killeen, MOVED to declare Negative Declaration of Environmental Significance, based on extended long form previously submitted to and approved by Planning and Development Board Minutes of May 23, 1989 Page 4 Council , and individual review of the forms, and the motion PASSED 5-0. Jackson, seconded by Cookingham, MOVED to grant preliminary approval of site development plan, and the motion PASSED 5-0. Jackson, seconded by Cookingham, MOVED to grant final approval of site development plan, and the motion PASSED 5-0. B. 601 W. Seneca Street/Centennial Block.- Steven Blais, architect, described the revised plans for a three-story (2,000 sf per floor) office building on the corner of West Seneca and Meadow Streets. The owners have requested an off-site parking zoning variance from BZA; they wish to use the lot of the Assembly of God Church at 520 W. Seneca, which is near enough, but in a residential zone. As an alternate, applicant has bought the house on Seneca next to the project site. CAC review identified no significant concerns. There were some questions about the orientation of the building on Seneca Street. There was discussion about preserving the existing trees on the site, especially during construction. Daley, seconded by Cookingham, MOVED to declare Negative Declaration of Environmental Significance, and the motion PASSED 5-0. Daley, seconded by Cookingham, MOVED to grant preliminary site development plan approval conditional on off-site parking variance, better solution to the location of the storm sewer, and further study of the architectural design of the southeast corner of the building, the south facade and utility line, further detail and design approval , and the motion PASSED 5-0. Staff was requested to draft a resolution asking Shade Tree Commission to study feasibility and react to plan for shade trees on Meadow Street (BPW) . C. 324 Spencer Road/Fairfield Crossing. Proposed Subdivision and site Development Plan Review. Mr. Rick Cowles has purchased two parcels, containing a Mr. Donut store, a house, and trailer park, and proposes to subdivide and redevelop part of it with 23 two-bedroom townhouse apartments, in order to create affordable housing at $375/month, primarily intended to serve employees of businesses with which he is associated. CAC recommends a Negative Declaration. Killeen, seconded by Cookingham, MOVED to declare Negative Declaration of Environmental Significance, and the motion PASSED 5-0. Daley, seconded by Cookingham, MOVED to grant preliminary approval , and the motion PASSED 5-0. Architect Robert Vollmer then reviewed the current site development plan. Staff Landscape Architect Peter Weed commented that the information submitted so far is Planning and Development Board Minutes of May 23, 1989 Page 5 inadequate to provide a reasonably accurate and detailed basis for review. The most crucial need is for a topographical survey. Mr. Cowles responded, noting that Director VanCort had asked for feedback on the SDPR experience to assist in evaluating it, by saying that while he understood the requirement for information, it is both burdensome and premature when applied in the early stages of such a project as this, where the developer's attention and energy must be focused on the imperatives of a complex financing arrangement. Mr. Yale questioned the lack of handicapped-accessible units, and expressed concern that questions and requirements raised by Planning and Engineering were not being dealt with. After a very lengthy discussion, Killeen, seconded by Daley, MOVED to grant preliminary approval of site development plan conditional upon receipt of topography map of existing contours and proposed grading plan, including drainage, and the motion PASSED 5-0. Daley, seconded by Yale, MOVED that the Board, as it feels strongly about the need for low-income housing, adopt a resolution urging the Board of Zoning Appeals to grant the use variance requested for this project, and the motion PASSED 5-0. West Hill Master Plan. Deputy Director Mazzarella and Peter Trowbridge made a presentation of the final version of this plan which involves City/Town coordination to implement. Topics covered included conservation overlay zone and drainage; adoption of an official map for the road system; zoning changes; street improvements; pedestrian connection to Cass Park. The working group is seeking endorsement from the Board of Public Works, Common Council and the Planning Board. The Board was requested to identify major issues for environmental review of the plan. There was general agreement with Yale's hesitation to endorse the plan unconditionally, at this time, without having completed the environmental review and dealing with any issues that might arise from that process. Daley, seconded by Killeen, MOVED to endorse the master plan subject to the outcome of environmental review and examination of major issues, and the motion PASSED 5-0 The environmental assessment is to be discussed at the next meeting. 8. Revised criteria for cluster plan requirements. Mr. Meigs reported that City Attorney Ralph Nash accepted the requirements originally proposed by the Board. 9. Central Business District Historic Resources Survey. In response to the Board 's request, the Ithaca Landmarks Preservation Commission has requested the Department of Planning and Planning and Development Board Minutes of May 23, 1989 Page 6 Development to submit a certified Local Government subgrant application for the 1990 fiscal year to conduct a survey of the downtown area. Daley, seconded by Cookingham, MOVED to endorse the memorandum to the Planning and Development Committee, and the motion PASSED 5-0. 10. Mr. Mazzarella reported that the Charter and Ordinance Committee have evolved an ordinance establishing the collection of a fee in lieu of park exaction. They are proposing a fixed amount of $2,000 per building lot created in a subdivision. A waiver would be granted for the division of land into only two lots, and this waiver may be applied to the same land only once in any ten-year period. There was concern that this ordinance would encourage applicants to subdivide larger parcels. The proposed is to be discussed further at the next meeting. 11 . Blumenthal , seconded by Daley, MOVED to approve the recommendations and comments on zoning appeals 1899-1905 and sign appeal 5-1-89 as reported in the amended memorandum to the Board of Zoning Appeals, and the motion PASSED 5-0. 12. The Board unanimously and wholeheartedly endorsed a resolution expressing appreciation to Martin . Sampson, who has resigned, for his years of service. ,Adjournment: 1 :15 a.m.