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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