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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. Planning and Development Board -2- 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. Planning and Development Board -3- 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. Planning and Development Board -4- 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 Planning and Development Board -5- 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. Planning and Development Board -6- 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