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HomeMy WebLinkAboutMN-PDB-1992-06-23 AMENDED & APPROVED 7/28/92 Planning and Development Board MINUTES June 23, 1992 PRESENT: S. Adams (Vice Chair) , D. Kay, J. Schroeder, J. Tripp. Staff: Director H. M. Van Cort, L. Tsang. Also, applicants and members of the public. 1. Meeting was called to order at 7:40 p.m. 2. Privilege of the Floor: No one appeared. 3. Public Hearing - Titus Towers Parking Area Site Plan Review A public hearing was held, and no one addressed the Board. 4. Subdivisions for Preliminary Approval - continued from May A. 511 Hector Street/Krupas. Mr. Krupas explained his request for a lot line adjustment. Schroeder, seconded by Kay, moved for a Negative Declaration of Environmental Significance, and it passed unanimously. Then Schroeder, seconded by Kay, moved for preliminary subdivision approval, and the motion was unanimously carried. B. 355 Elmira Road/B.J. Manos Enterprises, Inc. Applicant would like to split the parcel to enable the sale of the northern portion of the property. The applicant plans to consolidate the southern half of the property with the Manos Diner tax parcel and continue using it as parking for Manos Diner. The applicant had originally purchased the properties in five separate parcels and will consolidate the entire property in the future. Schroeder, seconded by Tripp, moved for a Negative Declaration of Environmental Significance, and it passed unanimously. Schroeder moved preliminary subdivision approval with the conditions that the diner parking area be consolidated with the main diner parcel, and the garage repair structure on the newly created parcel be moved or destroyed. Carried unanimously. . C. 912 1/2 - 914 N. Tioga Street/Walsh. Subdivision was requested because there are currently two houses on one lot. Negative Declaration of Environmental Significance was moved by Tripp, seconded by Schroeder, carried 4-0. Preliminary approval with the condition that the water and sewer services be separate for each house was moved by Kay, seconded by Schroeder, carried 4-0. 5. Site Development Plan Reviews A. Reconstruction Home/318 S. Albany Street. Tsang reported that staff and neighborhood residents have met with HOL&T and the Reconstruction Home subsequent to conditional approval to discuss concerns. The Codes and administration committee is satisfied that all conditions of preliminary approval have been addressed with the exception of a sound Planning and Development Board -2- Minutes of June 23, 1992 absorbing wall in the loading area which they recommend be waived. The addition of a second loading area, it is believed, will alleviate the problem there. Regarding protection of the Beech tree, the contractor will be asked to post a $5, 000 performance bond. Plantings along Fayette St. should help mitigate the solid building wall. New kitchen exhaust fans will be mounted on the roof of the building, and it is projected that the dBA from the fans will be less than ambient noise levels during the day, and the fans are not used in the evenings. There was discussion that the landscaping plan be modified, with the inclusion of the existing lilac bushes, and implemented prior to issuance of Certificate of Occupancy. Final site development plan approval with the condition that final elevation drawings and the selection of building materials and colors shall be approved by the Department of Planning and Development was moved by Schroeder, seconded by Kay, and passed unanimously. B. Titus Towers parking area. Tsang reported on the construction of a 30-space parking lot which is nearly complete except for asphalt paving. Aside from the project commencing prior to obtaining permits, the major issue is trees. A revegetation plan had been submitted just after the codes committee met, and this will be incorporated into the site plan. Schroeder, seconded by Kay, moved for a Negative Declaration of Environmental Significance, and it was unanimously carried. Schroeder moved preliminary and final site development plan approval, and the motion was seconded by Tripp and passed unanimously. &. Old Business A. Site Plan Review ordinance revisions. Staff discussed applicability thresholds and a new category called "fast track" where projects of 1, 000-7,500 s.f. would be reviewed and approved by the planning department only. Environmental review would be conducted, but EAFs would not be reviewed by the CAC; an environmental review checklist would be required in addition to the SEAF, and the Planning Department will be the lead agency. Projects can be referred to the Planning Board at the department' s discretion, or if an applicant chooses to appeal the decision of the Planning Director. Another proposed change to the ordinance is that city and other government agencies will no longer be exempt from formal review. The ordinance will describe procedures and review criteria in general terms, and specific guidelines will be provided for applicants. Staff agreed to prepare an outline of the proposed changes in discussion draft form for next month' s meeting. A public meeting is proposed for September. Planning and Development Board -3- Minutes of June 23, 1992 B. Subdivision amendments - deferred C. City Master Plan - discussion Van Cort asked the Board to consider what components should be included in a new city master plan. He said that in the past the master plan has provided useful statistical data, as well as a guide demonstrating how the city perceived itself. Adams said that she thought a master plan should address deficiencies in the zoning ordinance and Van Cort replied that according to federal law, zoning must be based on a comprehensive plan. Kay said that he thought a master plan should be a process to identify and achieve consensus on specific issues (e.g. traffic) . It was generally agreed that the city master plan could probably incorporate other established plans as they are written (West Hill, Northside, Inlet Island) . Van Cort agreed to summarize the strengths and weaknesses of other master plans that have been done in other localities. 7. New Business A. Ordinances Amending Sections .30.26 and 30.49 entitled "Zoning" of the City of Ithaca Municipal Code The Board recommended that Subdivision C( 1) (k) of Section 30.26 should be further amended as follows: "In [anyl all districts, towers or structures for the transmission or receipt of radio or other electronic communications signals, rfor commercial or business related purposesl unless: . . . " Moved by Schroeder, seconded by Tripp, passed unanimously. B. Street Hierarchy System - report Tripp reported that a proposal to create a street hierarchy plan was introduced by Paul Brandford at the Board of Public Works to assist in making decisions regarding requests for stop signs and traffic lights on certain streets. The system he proposed would generally follow engineering department guidelines. Schroeder reported that Joe Daley will put forth a resolution to the committee of the whole recommending creation of a task force made up of both city board members and community residents to investigate ways of ameliorating traffic problems in all city neighborhoods. Steven Ehrhart of 409 S. Albany St. , Neil Schwartzbach of 107 Park P1. and Barbara Anger of 109 Park Pl. expressed their opposition to any plan which would restrict traffic on certain streets and channel it onto others. It was generally agreed that increased enforcement would ease traffic problems in all neighborhoods. 8. Zoning Appeals Report. Discussion of appeal 2131, where the appellant is seeking a use variance for two properties to be combined in a single lot. The proposal is to build a one- Planning and Development Board -4- Minutes of June 23, 1992 story retail/commercial building on the portion of the property that is in the commercial zone, and the required off-street parking would be provided in a residential zone. The Board discussed the problems of "zoning by variance" and agreed that because this issue has come up before, the city should consider taking a more comprehensive look at the width of the commercial zone along Meadow Street. Staff was requested to list this item for possible inclusion in the department work program for 1993. The following memorandum was moved by Adams, seconded by Tripp, carried unanimously. Review by this Board indicates that subject appeals involve no issues of long-range or citywide planning concern, and they are remanded for BZA action with comments as follows: APPEAL 2131, for Use Variance to redevelop properties at 225 Cleveland Ave. and at 301-309 S. Meadow St. , in R-2b and B-2a zones, respectively, for commercial use with on-site parking. The Planning and Development Committee may take a more comprehensive look at the issue of the width of the commercial zone along Meadow Street next year, and the Planning Board is interested in seeing those issues addressed. APPEAL 2127, for Area Variance to permit development of the Sciencenter at 350 Franklin St. , in a P-1 zone. This Board supports this appeal for the following reasons. The existing deficiency represents both a practical difficulty and a hardship for the owner, a non-profit organization with limited resources. The substantial structure cannot be moved or economically altered to correct the setback deficiency. Any permitted use of the structure at all, even in its present state, would require a variance. The deficiency is minor, and the requirement virtually meaningless since the street is not a thoroughfare, but will function as access to and parking for the property. Lastly, the Sciencenter is a valuable community educational resource with great popularity and attraction. APPEAL 2130, for Area Variances to permit an addition at the second-floor level of 124 Linden Ave. , in an R-3b zone. Applicant has not made any representation that alternative means have been explored by which the proposed space could be provided with less negative visual impact. This Board feels that the proposed addition will be unattractive, and will detract from the appearance of the surrounding neighborhood. The location of the proposed addition is inappropriate, being at the front of the second story of what was originally a single-family house, in which kitchen and dining areas were typically at the rear of the first floor. No matter what efforts might be taken to make this Planning and Development Board -5- Minutes of June 23, 1992 projection resemble the existing house in terms of materials and details, it will always look out of place and like an afterthought., This Board suggests that the provision of this space would be more appropriate by converting existing square footage. 9. Reports Planning and Development Committee. Schroeder reported that Ithaca Neighborhood Housing Services is expanding their services to include areas of 'Fall Creek and South Hill. Family Medicine Associates is interested in purchasing the city parking area adjacent to their building on W. State St. for expansion. The committee is considering a zoning ordinance change whereby special permits will no longer be required for certain home occupations under specified conditions. epj-23JUNE92.min-7/29/92