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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. Planning & Development Board Minutes Page 2 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 Planning & Development Board Minutes Page 3 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 Planning & Development Board Minutes Page 4 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. Planning & Development Board Minutes Page 5 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 Planning & Development Board Minutes Page 6 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