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