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.