HomeMy WebLinkAboutMN-PDB-1989-08-22 NINUIES
Planning and Development Board
August 22, 1989
PRESENT: S. Blumenthal (Chair), M. Cochran, T. Cookingham,
J. Daley, D. Gooding, S. Killeen, A. Yale. Staff: Director H. M.
Van Cort, J. Meigs, P. Weed. Also, Applicants, Other Interested
Parties, Press.
1. Meeting was called to order at 7:35 p.m.
2. Privilege of the Floor: No requests made.
3. Site Plan Review: Center Ithaca Expansion. Peter Weed, staff
landscape architect, described the proposed expansion that would
occupy the current Center Ithaca parking area below the Green Street
parking garage. Mr. Weed commented on the large physical change the
project creates since it will block out light from public spaces and
establish a barrier to existing pedestrian circulation. He also
commented on the effect of the project on public safety in that it
creates narrowed, less secure and less well-lit public thoroughfares
on the north, and may encourage increased random jay-walking across
Green Street. A potential for public conflict is the removal of 55
grade-level parking spaces with easy access to shopping (B3 zoning
does not require parking) . Mr. Weed recommended a negative
declaration of environmental significance, and preliminary approval,
in concept, with conditions.
Daley moved, seconded by Cookingham, to open a public hearing. No
one appeared to speak, and on motion by Cookingham, seconded by
Yale, the hearing was closed.
Doug Look, HOLT Architect, reviewed the project which has received
approval in concept from the Ithaca Urban Renewal Agency and Common
Council. He stated that the materials proposed for use are
consistent with other buildings on Green St. (i.e. County Mental
Health Building); it is intended that there be a degree of
flexibility in how individual storefronts are treated. Mr. Killeen
observed that color and other storefront features (including
lighting) will be important in giving the street level the
attractiveness and interest it currently lacks. Mr. Look also
expressed Center Ithaca Associates' concern about adequate lighting
and security (visibility) . Ms. Blumenthal stated that the rear
walls of the addition will need special treatment to mitigate the
visual and psychological effects of closing off this direct
connection to Green St. Since environmental assessment is pending,
it was agreed to defer action until the next meeting, scheduled for
September 5.
4. Subdivision: First and Franklin Streets/Paolangeli. J. Meigs
summarized the proposal for subdivision of this vacant block into 22
building parcels for sale or development for single or two-family
dwellings with a central green space dedicated to the public. Mr.
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Cookingham commented that the way the green space is proposed to be
accessed, via narrow rights-6f-way between lots, alleyways could
forth and trash could accumulate. Laura Lewis, 509 Willow Ave.;
Sara Adams, 112 W. Marshall St.; Jill Tripp, 216 Dey St. and Tony
Petito, owner of the P&C block, raised issues and concerns about how
the subdivision might affect the adjacent neighborhood. Questions
included whether a layout could be devised that would situate the
open space next to the creek instead of hiding it; what type and
cost of housing was contemplated; and how conditions related to the
present use and condition of Adams St. could be dealt with. Ms.
Blumenthal suggested using a cluster development approach as a way
to handle some of these concerns, particularly the location and
accessibility of the green space. Mr. Van Cort briefly outlined for
Mr. Paolangeli's information how clustering can promote efficiency
and flexibility in lot layout by permitting reductions in zoning
requirements for lot size, building setback, etc.
Mr. Paolangeli's responses to these points indicated that he does
not at this time intend to develop the subdivision, but simply
divide it into legal, conforming lots for sale at prices as
affordable as he can make them. Since he does not propose
development, he does not feel a cluster plan requirement is
applicable; and even if the Board insists on submission of a cluster
layout, he wishes to continue without delay on the "approval track"
for this conventional proposal. He reiterated his sense of
frustration in that each time he has broached the topic of
development of his property over the past two years, some reason or
other has been raised as an obstacle. Even though his proposals
have been strictly by the book, he has chosen not to pursue them,
but is now beginning to feel there is no likelihood that any "as-of-
right" scheme, under any land use in effect will be found acceptable
as proposed.
Attorney David Dubow asked for copies of the rules and regulations
covering environmental, subdivision and clustering reviews so that
he could insure that information is supplied in response to all
requirements, and all deadlines are met, so there is no reason for
any further delay. Attorney Nelson Roth objected to the requirement
for any environmental review of this matter since it had been done
for the purpose of rezoning, and specifically for the type use
proposed. Mr. Van Cort replied that individual actions, although
generally provided for as permissible by type, must routinely be
checked when proposed in order to insure that their own particular
impacts are identified and dealt with. This step is necessary, and
cannot be shortened; it may be possible to consider reaching a
determination September 5, or it may not be possible until the 26th.
Mr. Dubow then requested a determination be made on the current
proposal at the Board's next meeting. He was advised that one or
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more cluster layouts should be submitted at or before that time,
and, further, that staff could be consulted for information and
advice in the course of preparation of such plans.
5. Zoning Appeals. No. 1930 by Joe Daley et al. Knights of Columbus--
Bomb Shelter. Jon Meigs read a draft memo to the BZA on this appeal
dated August 23, 1989.
6. Cornell Heights Local Designation. Staff neighborhood and
preservation planner Leslie Chatterton addressed the Board
concerning historic designation for the Cornell Heights area and
requested that the Board endorse the following resolution:
WHEREAS, in July 1986, Common Council authorized the Director of
Planning and Development to submit an application to the New York
State Office of Parks, Recreation and Historic Preservation for a
Certified Local Government Subgrant to conduct a historic and
architectural resources survey and prepare a National Register
nomination for the Cornell Heights neighborhood, and
WHEREAS, the findings of the survey and nomination showed that the
significance and integrity of the Cornell Heights survey area meets
criteria for listing on the New York State and National Register of
Historic Places, and
WHEREAS, the New York State Commissioner on Parks, Recreation and
Historic Preservation has concurred with the City's finding and on
May 12, 1989 recommended listing on the New York State and National
Register of Historic Places, and
WHEREAS, the Cornell Heights neighborhood is extremely vulnerable
to development pressure, and
WHEREAS, local designation serves to protect the existing character
of neighborhoods, and
WHEREAS, following the public hearing held on August 14, 1989, the
Ithaca Landmarks Preservation Commission as lead agency determined
by unanimous vote that local designation of Cornell Heights will
result in no major impacts, and therefore, is one which may not
cause significant damage to the environment, and,
WHEREAS, following the public hearing the Ithaca Landmarks
Preservation Commission unanimously recommended local designation of
all Cornell Heights properties included within the boundary of the
State and National Register Districts, and
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WHEREAS, local designation will not conflict with the master plan,
existing zoning, projected public improvements or any plans for
renewal of the site and area involved,
NOW, THEREFORE, BE IT RESOLVED, the City of Ithaca Board of
Planning and Development, in accordance with provisions and
procedures set forth in Section 36.6C of the Ithaca Landmarks
Preservation Ordinance recommends local designation of the Cornell
Heights Historic District, effective September 7, 1989.
Discussion:
Mr. Dirk Galbraith, attorney representing Carl Sagan and Ann Druyan,
900 Stewart Avenue, stated that his clients did not wish their
property to be included in the proposed designation because they
feel it is not historically significant; and requested written
"expert" opinion favorable to the designation of this property as
part of historic district. Mr. Ray DiPasquale (former ILPC chair),
203-205 Wyckoff, objected strongly to blanket designation of the
area, saying that people want freedom to develop. He declared
historic designation an intrusion and suggested stricter zoning as
one possible way to protect the area without imposing on every
owner. Mr. Petru Petrina, 201 1/2 Wyckoff; Ms. Karen Gobrecht,
personal employee of Carl Sagan and Ann Druyan, and others also
spoke against designation. Mr. Cookingham informed the Board that
because he has been a supporter of designation and resides in the
proposed district, he must abstain from voting.
Cochran MOVED, seconded by Yale, to approve the resolution, with
specific acknowledgement of the planning-related conclusions
contained in the final "whereas." The motion PASSED 5-1-1 (Gooding
against, Cookingham abstained) .
7. Grossman's Site Improvements--Report. Mr. Weed presented a rough
sketch of the current site with recommendations for improvement.
It was agreed that Grossman's should conform to the site design
agreements which were conditions for approval of Appeal No. 1838.
Daley MOVED, seconded by Cookingham, that the Board notify the
Building Department that Grossman's is out of compliance with their
Certificate of Occupancy and should be requested to comply or be
cited. Specifically, the gate in the fence along Third St. should
be removed, agreed-to fencing should be installed, all asphalt
and/or gravel paving from the areas designated as "grass swale"
should be removed so that grass may be planted. In addition,
Grossman's should be requested to implement the plan to paint the
buildings, restricting the signature color scheme of orange and
white stripes to the main facade, and plant climbing vines or ivy
for screening; they should also be encouraged to enlist the City's
assistance if needed. The motion PASSED 7-0.
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8. Draft Amendments Respecting City Noise Ordinance. Several issues
were raised regarding these amendments including the definition of
noise, the illogical order of the definitions, and ambiguity in
descriptions. Mr. Killeen urged that these comments be relayed to
the Charter and Ordinance Committee.
9. Amending Chapter 30 of the Municipal Code entitled "Zoning" .
Section 30.3(b) (Height of Building). Daley MOVED, seconded by
Cookingham, to endorse amendments to this definition, intended to
make the method of calculating building height clearer and more
specific. After a brief discussion the motion PASSED 7-0.
Section 30.33(c) (Height and Open Space). Following discussion,
Cookingham MOVED, seconded by Daley, to endorse amendments to this
provision, defining an upper limit for the extra height allowed in
return for larger than minimum yard setbacks, and the motion PASSED
7-0.
10. Old Sewage Treatment Plant Site Conversion--Planning Process. Due
to the pressures for subdivision and other development in the area,
Mr. Daley asked Mr. Van Cort to write to the Mayor asking him to
expedite appointment of the proposed committee to study the site
and alternative scenarios for its ownership and control of how it
should be used.
11. Aggregation of Large Parcels. Discussion deferred indefinitely.
12. Speed Bumps--Potential Uses. Discussion regarding a resolution
requesting the Board of Public Works to explore implementation of
speed bumps with Crescent Place, Warren Place extension, Spencer
Road and Spencer Street as prospective locations. Anti-speeding
measures such as this are repeatedly urged by neighborhood
residents. Speeding is a major concern in areas experiencing or
anticipating increased through traffic, and as the West Hill Master
Planning process showed, this concern can be a powerful influence on
the types and alignment of streets proposed, and the way in which
land uses are assigned. Director Van Cort was asked to pass these
comments and suggestions on to the BPW, which is considering ways
and means of improving traffic control.
13. Committee Reports. Mr. Yale reported that the Transportation and
Economic Development Committee has met to set a tentative agenda for
the year and encouraged the Board's input in this effort.
14. Director's Report. West Hill Master Plan. Mr. Mazzarella indicated
that major areas to be addressed in environmental review include
natural areas, land use, fiscal impacts, traffic, recreation,
interagency and intermunicipal cooperation. Ms. Blumenthal referred
to Mazzarella°s memo of August 21, 1989 and the Board concurred that
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the review should move ahead as recommended, aiming for completion
of the process with an expanded Long EAF.
15. Liaison Reports.
Planning and Development Cammittee (Killeen)
1. The Board was urged to consider support for the proposed letter
to NYS DoT outlining the City's reasons for Council's formal
expression of preference for "Alternative A--Optional Route 89
Alignment." This justification is important to FHWA review and
decision. 2. Air rights (height of building) . Mr. Killeen asked
that the neighborhoods committee discuss views and impacts of large
buildings in conjunction with the several proposals now under
Council consideration aimed at refining and limiting building
height. The recent mushrooming of Collegetown, though allowed, has
blocked the view from older areas with lower height limits--is there
some way to counteract this? Mr. Weed commented that Denver is one
community that has tried--with a degree of success--to do so with a
view easement program.
Board of Public Works - No report.
16. Amroval of Minutes. Killeen, seconded by Gooding, moved approval
of July 25 minutes, and the motion passed 7-0.
17. Miscellaneous. Cornell Traffic and Parking Plan--Killeen asked
whether an agenda for a review had been set and distributed; Ms.
Blumenthal reported that a meeting will be held in September,
tentatively the 17th.
Meeting adjourned at 11:30 p.m.
EPJ-PDB0ARD/August22.min