HomeMy WebLinkAboutMN-PDB-1991-09-24 APPROVED 12/19/91
Planning and Development Board
MINUTES
September 24, 1991
PRESENT: S. Adams, R. Berg, S. Blumenthal (Chair) ,
T. Cookingham, C. Feuer, J. Schroeder. Staff: Deputy
Director H. Sieverding, L. Tsang. Also, applicants,
media and members of the public.
1'. Meeting was called to order at 7:35 p.m. Chair added new
agenda items 7B. Powers of the Building Commissioner and 7C.
Chartwell Subdivision.
2. Privilege of the Floor: No one appeared.
3. Final Subdivision Approval and Public Hearing. Mutual
Housing Association/Tompkins County. Chair opened a public
hearing. No one appeared to speak, and the hearing was
closed. Chair reported that all zoning variances applied
for regarding the proposed project have been granted by the
BZA. There was a brief discussion concerning the placement
and spacing of trees, and it was agreed that a final
determination will be left to the City Forester.,
Feuer, seconded by Schroeder, moved for final subdivision
approval of both Phase I and Phase II of the proposed
project. Carried unanimously.
4. Preliminary Subdivisions
A. 812 E State Street/Ching Po. It was reported by the
Codes and Administration committee that the EAF for this
subdivision had not yet been reviewed by the Conservation
Advisory Council. Chair advised the applicant that it may
facilitate the process if she went ahead and completed a
Long Environmental Assessment Form. It was pointed out that
there may be drainage and other environmental issues that
must be resolved. . The Board agreed that they would consider
this subdivision next month with the CAC' s comments, as has
been their practice. It was noted that the Board made an
attempt to expedite this matter, but that coordination with
CAC could not be achieved.
B. 211-215 Fifth Street/Branca. Mr. R. James Miller,
representing the applicant, explained that this subdivision
is requested in order to correct an illegal subdivision of
this property that was discovered`when the applicant applied
for a building permit to renovate his building. There was
some discussion as to how illegal subdivisions could be
prevented. ` Title reviews do not reveal illegal
subdivisions. Deeds and deed modifications are recorded at
the County level, and it is not possible for the County
Clerk' s office to review these transactions to determine if
Planning and Development Board -2-
Minutes of September 24, 1991
the subdivision is legal or not. The legality of the
subdivision only surfaces during the course of a review for
a building permit.
Negative Declaration of Environmental Significance was moved
by Schroeder, seconded by Feuer, and passed unanimously.
Schroeder moved for preliminary subdivision approval.
Motion was seconded by Feuer and carried unanimously.
5. Site Development Plan Review and Public Hearing. City
Health Club parking/402 W* Green Street. Linda Tsang gave a
brief description of the plans for the 32-space parking area
which would bring the property into compliance with zoning.
The project will include new paving and curb cuts, removal
of two parking meters on W. State St. , and the demolition of
a house on the lot, which is owned by the City Health Club.
There was discussion about the feasibility of moving the
house to another location. The applicants plan to begin
construction in October which would make it difficult ,to
relocate the house in that short time. It was agreed that
the applicant should at least make an attempt in this effort
by contacting INHS to see if there is an available lot. It
was also mentioned that the City is considering removal of
parking requirements on W. State Street as part of the W.
State St. rezoning proposal. There was some concern
expressed for the need for this project in light of these
changes given that some housing units may be lost.
Chair opened a public hearing. No one appeared to speak,
and the public hearing was closed. Comments made by the CAC
included the addition of bike racks, which the Board agreed
would be a great addition. Schroeder, seconded by
Cookingham, moved for Negative Declaration of Environmental
Significance. Motion carried unanimously. Schroeder,
seconded by Cookingham, moved for preliminary approval,
considered final with conditions.
Conditions:
1. There will be a revised site plan to include a visual
separation (preferably of plant materials) between the
parking lot and the West Green Street sidewalks, and to
include adequate landscaping in the north lot such that the
visibility of the parking area and the west elevation of the
building will be reduced as much as possible;
2. There will be a revised planting plan with detailed
information on plant species, size, quantity, and planting
specifications to be reviewed and approved by Planning
staff;
Planning and Development Board -3-
Minutes of September 24, 1991
3. The revised site plan will include recommendations made
by the City Engineer after his review of the proposed site
plan;
4. The revised site plan will include the provision of
bicycle parking;
5. The west facade be repainted or renovated within six
month of the completion of the parking lot project unless
there is an application, within the same period, for a
building permit for the renovation of the entire building;
6. All necessary permits and permission from the State
Department of Transportation, Board of Public Works, the
City Forester, and the City Engineer' s Office will be
secured before a Building Permit can be issued;
7. The applicant will contact Ithaca Neighborhood Housing
Services regarding the relocation of the house proposed to
be demolished.
Unanimously carried. The Board complimented Mr. Coletti
(architect) for a nicely-designed project.
6. Old Business
A. Elmira Road Sidewalks. Two resolutions were presented
regarding this project. Alderpersons Blanchard and
Romanowski appeared before the Board to reiterate their
concerns that the installation of sidewalks is not a good
idea because it would create a more dangerous situation.
They said that the basic design does not address safety
concerns because the sidewalks are too close to the road.
The Board discussed the possibility of considering sidewalks
as a long-term goal to be done incrementally in phases as
new building occurs, and as funding becomes available to
carry out the project. Blumenthal said she felt
uncomfortable with the current design and would like to see
the project handled on a long-term basis. Berg said he
strongly supports sidewalks on Elmira Road. The Board' s
ultimate objective is to have sidewalks, but they want to
feel confident that the design adequately addresses safety
issues. Feuer, Schroeder and Berg agreed to meet and draft
a new resolution that reflects the Board' s goals.
B. Zoning Amendment--Sec. 30.58(B) (4)--Expiration of
Variances. Cookingham, seconded by Adams, moved approval of
these amendments. Carried unanimously.
Planning and Development Board -4-
Minutes of September 24, 1991
C. West State Street Zoning Proposal. Sieverding
requested comments on the first draft amendment for proposed
changes to the B-2a district bounded by Seneca and Green
Streets between Geneva and Meadow which includes changing
the zoning designation of that area to B-2c. The proposal
includes a required minimum building height of 25-30 feet in
both the B-2c district and in the transition zone (along
Seneca and Green Sts. ) , a maximum height of 50 feet, the
elimination of off-street parking, and varying area
requirements depending on whether a property is in the core
or transition zone, among other changes. Concern was raised
about the possible conflict of this amendment with the urban
design study currently underway. However, these changes
will be pursued in conjunction with modifications to the
zoning for the Central Business District.
7. New Business
A. Neighborhood Participation. Adams and Feuer had
circulated a proposed resolution on strengthening
neighborhood organization and citizen participation in
response to a request by Alderperson Blanchard. The
proposal consisted of an experimental project which would be
carried out by a volunteer who would report to the Board.
It was generally felt by the Board that the proposal should
be more refined before it is initiated.
B. Power of the Building Commissioner. A memo regarding
this subject was circulated, and some suggestions were
offered.
C. Chartwell Subdivision. This project had received final
subdivision approval and final SDPR approval in June, 1989
(Fairfield Crossing) . The applicant, Mr. Rick Cowles, had
neglected to file the final subdivision plat with the County
Clerk, causing the approval to expire. The City' s
application for Community Development Block Grant has been
approved for full funding, and this project comprises the
housing segment of this grant. It was reported that Mr.
Cowles would like to present the project at next month' s
meeting for both preliminary and final subdivision approval
and preliminary, considered final site development plan
review. It was also reported that the applicant had not
submitted all site development plan documents. It was
agreed that because of the length of time since the project
had been brought before the Board, and the significant
change in the scope of the project, they would consider
preliminary subdivision approval in October with final
approval in November.
Planning and Development Board -5-
Minutes of September 24, 1991
8 Zoning Appeals
Review of subject appeals finds no matters of long-range or
citywide planning concern in nos. 2066-69.
Appeal 2065, for Area Variance for deficient minimum front
and side yard dimensions, to permit alterations and an
addition to the existing building at 303-309 Dryden Road.
This Board recommends that this variance not be granted.
While there are only two deficiencies, those deficiencies
will allow a level of development on the site that will be
inconsistent with the character of the neighborhood, will
create traffic and other impacts that will have a negative
effect on surrounding properties, and that will create a
level of density that is inappropriate for this site.
Appeal 2070, for Area Variance to permit addition of a porch
and ramped entry in the front yard of the residence at 110
Morris Ave. , seems in keeping with the intent of the
recently-expanded list of factors to consider in cases
involving handicapped accessibility and visual enhancement.
Appeal 2071, for Special Permit to continue a home
occupation at 426-28 E. Seneca, appears to involve a low-
intensity use that is compatible with the types of activity
common to residential neighborhoods. The lack of the
required parking space does not seem critical.
The referenced appeals are remanded to the Board of Zoning
Appeals, with comments, for action.
Approved unanimously.
9. Reports
A. Committees of the Board. No report.
B. Director. Concept memo regarding proposed zoning
change (from R2-b to P-1) for Southside Center. Existing
deficiencies include nonconforming use and numerous area
deficiencies. The proposed change will correct the
nonconforming use deficiency. If extensive modifications
are made to the P zone, some area deficiencies will also be
corrected.
C. Chair. DVTF recommendations regarding review of
development boards & committees for overlap. Possible
revision of cluster ordinance. CHAS minutes. Planning
Board representative to Citizen' s Advisory Committee.
D. Board of Public Works. Budget.
E. Planning and Development Committee. No report.
Planning and Development Board -6-
Minutes of September 24, 1991
10. Approval of Minutes. July minutes amended (Berg' s absence
excused) , moved by Cookingham, seconded by Adams, passed
unanimously. August minutes deferred.
epj-Septembr.min