HomeMy WebLinkAboutMN-PDB-1992-04-28 AMENDED & APPROVED 5/26/92
Planning and Development Board
MINUTES
April 28, 1992
PRESENT: S. Adams, S. Blumenthal (Chair) , D. Kay, J. Schroeder.
Staff: Deputy Director H. Sieverding, L. Tsang. 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. Public Hearing and Final Subdivision Approval
A. 152 Highland Ave/55 Ridgewood-Pi Kappa Phi
Mr. David Tyler, attorney for Cerberus Fraternity, requested
final subdivision approval. A public hearing was opened by
Chair, and no one appeared. Chair closed the public
hearing. Schroeder, seconded by Kay, moved final
subdivision approval, and the motion was carried
unanimously.
B. 326/334 Elmira Road-Weiner
A public hearing was held, and no one appeared. Kay,
seconded by Schroeder, moved for final subdivision approval,
and the motion was passed unanimously.
4. Site Development Plan Review and Public Hearing
A. Reconstruction Home addition/318 S. Albany St.
Blumenthal reported that a brief meeting had been held prior
to the Board meeting, and it was determined that there would
be a presentation of the project, but no decisions would be
made regarding environmental review and preliminary
approval.
Mr. Howard Kates, administrator for the Reconstruction Home,
explained the proposal to add an approximately 17,000 s.f. ,
one-story structure to the existing 3-story building. The
addition will contain a 40-bed unit, of which 20 will be
dedicated to Alzheimer' s patients, an adult day care
facility, and one bed for short-term respite care. Mr.
Kates detailed the Certificate of Need process and explained
that the Reconstruction Home' s application for funding the
proposed addition was competitively reviewed. He also said
that approval can be denied retroactively if cost and
program design does not remain within the Certificate of
Need budget, and the approval process would begin again.
It was also reported that two neighborhood meetings were
held and concerns were discussed. Larry Hoffman, of HOL&T,
discussed some of the design changes that were made after
these meetings. The building' s footprint has been reduced
by nine feet, but reducing the building' s encroachment on
Fayette Street could endanger a 150 year-old Copper Beech
tree. There is also an issue of a requested area variance
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Minutes of April 28, 1992
for excessive lot coverage. He cited practical difficulties
relative to the siting constraints imposed by Fayette St.
and the Copper Beech.
A public hearing was opened by Chair. Margaret McCasland,
of 212 Fayette commented on the lack of green space in the
neighborhood, the building height (visually) and that it
gives one the feeling of being in an alley, use of Fayette
St. as service entrance, and fumes from vehicles. Andrew
Meyn of 216 Fayette said that the building obstructs
sunlight and makes it difficult to grow gardens and it
amplifies noises (echoes) . He also commented on loud
utility fans and inadequate on-site parking--that parked
cars constantly line the Fayette St. and that the Street is
also used as a loading dock for the Reconstruction Home and
the street is always. full of parked cars. Sandy Whittaker
of 211 Center St. spoke in support of the project and
commented that it is aesthetically pleasing. Sue Cummings
of 214 Fayette commented that it is not the best design for
the site or purpose. She questioned how well the building
fits into the site plan. She also believed the applicants
should have contacted the city building and planning
departments and a tree expert in advance of their
application for site plan approval. She said that the
proposed addition will continue "the wall. " Chair
adjourned the public hearing.
The Board requested the applicants to provide specific
information on the following: Location of the building on
the block; location of proposed addition in relation to the
Beech tree and the original building foundation; location of
exhaust vents and utility fans; identification of exterior
materials; specify measures to be taken to insure survival
of Beech tree during construction. The Board also asked the
applicants to address neighborhood concerns regarding
delivery vehicles idling in the street, loss of open space,
on site parking for employees and visitors, and alternatives
to using Fayette St. as a service corridor. The Board
agreed to hold a special meeting of the codes and
administration committee on May 5 to discuss and resolve
these issues.
The Board agreed to request or, upon consent of the city
attorney, require that the requested zoning variance be
deferred for one month to allow the issues identified to be
considered.
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Minutes of April 28, 1992
5. Old Business
A. Site Plan Review ordinance revisions - deferred
B. Subdivision amendments. After brief discussion, the
Board reiterated their opinion (see February 25, 1992
minutes) that only subdivisions in the R-1 and R-2 zones
which do not create buildable lots be processed by staff
without Planning Board review.
6. New Business
A. Report of the Inlet Island Land Use Committee. It was
recommended by the Planning Committee that this report be
considered part of city' s comprehensive plan. The Board
proposes to take the lead in environmental review of the
for proposed land use and proposed substitute land (in concept) .
inclusion as Adams, seconded by Kay, moved to direct staff to begin work
on an EAF immediately, passed 4-0.
B. CEQR Ordinance and subdivision regulations. Discussion
regarding language taken from the city ordinance that may be
misleading regarding the requirement for environmental
impact statements in Type I actions. It was agreed that
city thresholds should be reevaluated. Adams, seconded by
Kay, moved to refer Barbara Blanchard' s letter of March 25,
1992 to the Planning Committee for further study.
C. Board meeting procedures - deferred
7. Zoning Appeals After discussion, the Board made the
following recommendations.
Review by this Board has determined that with the exception
of Appeal 2116, subject appeals do not involve issues of
long-range or citywide planning. Subject appeals are thus
remanded for action with the following comments:
Appeal 2116, for Area Variance to permit an addition to the
Reconstruction Home, at 318 S. Albany St. , in an R-3a zone.
This Board requires deferral of this appeal pursuant to Sec.
30.58 C 7 of the Zoning Ordinance and Sec. 39.3 of the Site
Development Plan Review ordinance. There are numerous
issues outstanding with relation to the site plan. Please
see attached memo of findings.
Appeal 2117, Special Permit and Area Variance for home
occupation at 608 W. Clinton St. , in an R-2b zone, appears,
to satisfy the requirements of the ordinance.
Appeal 2118, Special Permit for two satellite antennas at
612 W. Green St. , in a B-2a zone, appears to satisfy the
requirements of the ordinance in most respects; however, the
size and number of satellite dishes associated with this
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Minutes of April 28, 1992
business, and their visibility from a number of residences
in the adjoining residential neighborhood, call attention to
the general requirement contained in Sec. 30.26 C 3a,
concerning impacts on neighborhood character and the
appropriate or intended development, enjoyment and value of
property. It' s suggested that screening where possible
would mitigate the visual impact of the proposed antennae;
opportunity appears to exist for installation of a dense
planting of evergreens or tall shrubs at the northeast
corner of the building at 612.
Moved by Schroeder, seconded by Adams, carried unanimously.
8. Reports
A. Committees of the Board. None
B. Director. None
C. Chair. Planning Board representation on the capital
project review committee is required. There was brief
discussion involving the ranking of proposals.
D. Board of Public Works. None
E. Planning and Development Committee. Schroeder reported
Roger Trancik presented his urban design study. A proposal
by the BPW to study a street hierarchy system for major and
minor streets was discussed. A presentation by staff on
preliminary research for the city master plan was heard.
9. Approval of Minutes. Minutes of January were amended, and
Schroeder, seconded by Kay, moved approval. After minor
amendments, approval of February minutes was moved by Kay,
seconded by Schroeder, and passed unanimously.
Meeting was adjourned at 10:50 p.m.
EPJ-28APR92.min-5/20/92