HomeMy WebLinkAboutMN-PDB-1992-01-28 AMENDED & APPROVED 4-28-92
Planning and Development Board
MINUTES
January 28, 1992
PRESENT: S. Adams, S. Blumenthal (Chair) , C. Feuer, G. Hagood,
D. Kay, J. Schroeder, J. Tripp. Staff: Deputy
Director H. Sieverding, L. Tsang, P. Norton. Also,
applicants, and members of the public.
1. Meeting was called to order at 7:45 p.m.
2. Privilege of the Floor: No one appeared.
3. Subdivisions
A. 214 N. Plain St./Cannon. A minor lot line change was
requested to create a useable rear yard at 409 W. Buffalo
St. It was noted that this subdivision does not create any
deficiencies, and that a zoning appeal will be sought
because of existing legal nonconforming area conditions.
Schroeder, seconded by Adams, moved for a Negative
Declaration of Environmental Significance. The motion
passed 6-0. Schroeder, seconded by Adams, moved for
preliminary subdivision approval, and the motion was carried
unanimously.
B. West Inlet Housing Proposal/Weisburd - Report -
Jerold Weisburd, of House Craft Builders, discussed a
preliminary proposal for 30 single-family detached houses
that will be architect-designed to be highly energy
efficient and would be stick-built by local workers. The
project is being introduced to inform the Board before the
March meeting where preliminary approval will be requested.
These homes are targeted for sale to low to middle income
families at the $65, 000-$84,000 price range. Mr. Weisburd
has requested assistance from the Community Development
Agency and Ithaca Neighborhood Housing Services. A zoning
variance will be requested under the cluster subdivision
regulations with respect to open space. Mr. Weisburd
presented an aerial photograph of the site and sketches of
the proposed layout of the subdivision. Mr. Weisburd has
been seeking support from City departments and asked the
Board if it would support this project in concept.
Schroeder said that he thought it was a good idea
(especially given the current citywide tenant-homeowner
ratio) . Kay mentioned a neighborhood meeting in which
concerns were raised with regard to pedestrian circulation
among other issues. Feuer and Adams raised concerns about
assuring the long-term affordability of homes which are
developed with INHS or other government .assistance.
Weisburd said he would be submitting the environmental
assessment forms to the Planning staff in the near future.
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Minutes of January 28, 1992
4. Site Development Plan Review
A. Fairfield Crossing/324 Spencer Road. The public
hearing on this project was continued and Mr. Bob Stuntner
reiterated his concern about on-site drainage and traffic
from the project coming out onto Spencer Road rather than
Elmira Road. While Board members were sympathetic with the
neighbors about the traffic problems on Spencer Road, it was
agreed that denying approval of this project was not the way
to resolve those problems. The public hearing was then
closed. Feuer, seconded by Adams, moved for a Negative
Declaration of Environmental Significance, and the motion
passed 5-0-1 (Kay abstained) . Preliminary site development
plan approval with conditions was moved by Feuer, seconded
by Tripp, and passed 4-0-2 (Kay, Hagood abstained) .
Schroeder said that the traffic problems on Spencer Road
should be addressed, but that the neighborhood residents
need to agree on a solution.
Conditions:
1. The inclusion of the following in the Final Site
Development Plan:
a) erosion control devices or measures during and
after construction.
b) tree protection devices or measures during
construction.
c) additional continuous planting along the north and
northwest peripheries of the parking lot.
d) specification of ground covers on all slopes.
e) revised plant species specification as suggested in
the Conservation Advisory Council' s memorandum of
January 26, 1992..
f) topography and vegetation of neighboring area
within 50' of the project site.
g) storm sewer easement on project site and on
adjacent property for connection to Elmira Road storm
sewer.
2. Specification (preferably to be accompanied by samples)
of the building colors and materials.
3. Property owners' formal consent for any necessary
project-related grading in areas outside of the project
site.
4. Formal easement for fire access on Dairy Queen site.
5. Detailed runoff and drainage calculations as requested
by the Office of the City Engineer in its 10/15/91
memorandum.
6. Location of the proposed bus stop and driveway entrance
design are contingent on the approval of the City
Engineer and Board of Public Works.
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Minutes of January 28, 1992
5. New Business. A request for an encroachment permit to erect
a canopy at 7 '-6" above grade at 101 E. State Street by
Matthew Englehart was denied by the building department.
Mr. Englehart is appealing the decision to the Common
Council and has asked for the Planning Board' s support with
his appeal especially since the ordinance has not been
enforced in the past. A recommendation from the Planning
Board to Common Council in support of approving Mr.
Englehart' s appeal to the encroachment ordinance of the
building code was moved and carried unanimously.
6. Old Business
A. West Hill Master Plan revisions. George Frantz,
resident of 604 Cliff Street spoke about lack of adequate
parking and pedestrian facilities (sidewalks, bus stops) in
the residential neighborhood on Cliff Street. He
highlighted the major proposed revisions to the master plan
on which he had worked. Schroeder, seconded by Kay, moved
for a Negative Declaration of Environmental Significance for
the revisions. The following resolution was proposed:
WHEREAS, the Planning and Development Board approved and
adopted the West Hill Master Plan in July, 1991, and
WHEREAS, the plan has been modified through the cooperative
efforts of the West Hill Master Plan committee, residents of
Cliff Street, and Planning and Development staff, to more
accurately reflect planning issues of concern to the Cliff
Street neighborhood,
NOW, THEREFORE, BE IT RESOLVED, that the Planning and
Development Board does hereby approve the modifications as
proposed in the revised plan dated 1/22/92, and recommends
that the revised version be approved and accepted by the
Common Council as a guide to growth and future development
on West Hill.
Moved by Schroeder, seconded by Kay, carried unanimously.
B. Site Plan Review ordinance revisions. Brief discussion
about an amendment to the ordinance concerning the Planning
Board' s authority to grant zoning variances in conjunction
with site plan reviews. Some Board members thought that
this kind of obligation would become too technical and time
consuming, as well as disrupt the system of "checks and
balances. " Further discussion concerning revisions to the
ordinance was deferred.
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Minutes of January 28, 1992
C. W. State Street rezoning proposal. Deputy Director
Sieverding reported that in the informal scoping session on
this proposal it was determined that environmental
assessment would include preparation of an LEAF, with a
narrative portion, that would take a look at impacts on
traffic, parking, historic resources, visual character,
fiscal conditions and affordable housing. An April 1 public
meeting is likely. It was suggested that an informational
meeting also be held for the residents in the neighborhoods
affected by this zoning change. It was also suggested that
neighborhood contact should be a routine part of the
notification process for rezoning proposals that should be
written into the zoning ordinance. In addition, ward
representatives should be involved in informing their
constituents about these kinds of proposals.
D. Subdivision Amendments. Deferred.
7. Zoning Appeals
The Board of Planning and Development passes to the Board of
Zoning Appeals the following comments regarding the subject
appeals.
APPEAL 2089, Area Variance to existing legal nonconformities
to permit a lot line adjustment between properties at 214 N.
Plain and 409 W. Buffalo, in an R-2b zone. This variance is
related to a request for subdivision approval which is
before this Board, and which will be reported on separately.
The proposal would actually eliminate some deficiencies.
APPEAL 2091, Special Permit to operate a private school at
212 Fayette St. , in an R-2b zone. The most noticeable
impact of the proposed use seems likely to be a greater
amount of site-related traffic than if the premises were to
remain solely residential. Because of the location,
opposite the Reconstruction Home, the still relatively low
volume and different nature of this traffic may not be
noticeable; however, there may be other issues of concern to
neighboring residents that need to be considered in this
matter.
APPEAL 2092, amendment of conditions on Variances previously
granted for the Fairfield Crossing housing project at 324
Spencer Rd. , in an R-2a and a B-5 zone. The revised site
plan is a considerable improvement over the previous one.
The layout of the units on the site, the configuration of
the parking, and access to the parking from Spencer Road are
all better organized, safer and easier, all of which creates
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Minutes of January 28, 1992
a character much more conducive to the residential nature of
the project. The screen planting offthe parking area and
along the north boundary of the property will be further
developed before final site plan approval is given. Given
the above and the fact that this project will make a
significant contribution to the City supply of affordable
units, this Board recommends that the requested variances be
granted.
APPEAL 2093, for reduced Lot Area requirements to permit a
Cluster Subdivision on property at 452 Floral Ave. , in an R-
3a zone, is related to a proposal for which this Board has
conducted a preliminary review. The requested variance from
the cluster regulations in the zoning ordinance concerns the
minimum lot requirement for single family and duplex units.
While the minimum lot requirement is 2,500 square feet per
unit for a duplex, it is 5, 000 square feet per unit for
single family under this provision. The Board supports the
applicant' s request to base the maximum number of single
family lots allowed on a 2,500 square feet of lot area per
unit basis. The proposed site is 150, 000 square feet. The
developer is proposing 30 lots which creates a gross lot of
5, 000 square feet While the individual lots will be 2,500
square feet, the balance of the area will be dedicated open
space. We believe this approach meets the spirit and intent
of the ordinance while at the same time creating a site plan
that is sensitive to the topography and other natural
features of the site.
APPEAL 2096, for interpretation of the definition of 'Group
Care Residence' as contained in the Zoning Ordinance, seems
to be a question of whether the definition is adequate,
since the intended use does have some of the character of
other group care facilities. However, this issue seems to
call for legislative action to determine whether the
definition should be changed.
APPEALS 2-1-92 and 2-2-92, for Sign Variances, both
represent precedents for types of signs that are not
permitted anywhere in the City, under the Sign Ordinance.
There appears to be no overriding reason to give either one
approval.
There appear to be no issues of planning concern in regard
to the remainder of subject appeals.
Moved by Schroeder, seconded by Tripp, carried unanimously.
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Minutes of January 28, 1992
8. Reports
A. Committees of the Board. No reports.
B. Director. No report.
C. Chair. Blumenthal requested a Planning Board
representative on the Southwest Park land use committee. She
asked the Board to think about what goals they would like to
achieve this year and suggested that it include the review
of development boards and committees for overlap as
recommended in the DVTF report She also requested that the
Director of Planning give a presentation at the Board
meeting in March or April regarding his thoughts on the
city' s master plan.
D. Board of Public Works. No report.
E. Planning and Development Committee. Schroeder reported
that the Committee discussed the W. State St. rezoning
proposal. Also, it was recommended that a $30, 000 payment,
received as a loan payment for land under the Green Street
parking ramp, be used to fund DVTF recommendations such as
improved signage, improvements on Home Dairy alley, etc.
There was discussion about abolishing the CDC and setting
four-year term limits for the Ithaca Urban Renewal Agency
members.
9. Approval of Minutes. Minutes of December 19, 1991 were
amended and approved.
Meeting was adjourned at 11:50 p.m.
epj-28JAN92.min-4/29/92