Loading...
HomeMy WebLinkAboutMN-PDB-1992-08-25 Amended & Approved 9/22/92 Planning and Development Board MINUTES August 25, 1992 PRESENT: S. Adams, D. Kay, P. Mackesey, J. Schroeder, J. Tripp. Staff: Director H. M. Van Cort . Also, applicants and members of the public. 1 . Meeting was called to order at 7 :30 p.m. 2 . Privilege of the Floor: No one appeared. 3 . Public Hearing and Final Subdivision Approval A. 501-09 Cliff St./Ithaca Neighborhood Housing Services Subdivision requested on behalf of James and Marion Joseph to allow the relocation of a house. A public hearing was held, and no one appeared. Tripp, seconded by Schroeder moved for Final Subdivision Approval, passed unanimously. B. 105-111 Stewart Ave./East Hill School Co-op/Parker Subdivision requested to allow the purchase of an existing garage on the site by owners of 123 N. Quarry Street . A public hearing was held, and no one appeared. Schroeder moved for Final Subdivision Approval . Motion was seconded by Tripp and unanimously carried. 4 . Preliminary Subdivision A. 313 Dey St./Arnold. Subdivision to create two 'conforming lots requested by Ronald and Margaret Amici who plan to build a home on one parcel, and possibly develop the other parcel in the future. Some neighbors asked questions about setback and parking requirements in the R-2b zone. Schroeder, seconded by Tripp, moved for a Negative Declaration. of Environmental Significance, and it passed unanimously. Tripp, seconded by Kay, moved for Preliminary Subdivision Approval, and the motion was carried 5-0 . 5 . Public Hearing and Site Development Plan Review A. 800 S. Plain St./Titus Tower Storage Bldg./Ithaca Housing Authority. This review was -held over from last month. It was reported that the applicants have responded to CAC comments, and that the planting and grading plan have been revised to provide better screening of the storage building from the Wood St. Park and the Plaza Motel site. It was recommended that the city forester be consulted for final approval of plant selection and location for planting in the Wood Street Park. Schroeder, seconded by Kay, moved for a Negative Declaration of Environmental Significance, motion carried. Schroeder, seconded by Kay, moved that the preliminary site development plan is approved with the. condition that the building and roof colors are to be Planning and Development Board -2- Minutes of August 25, 1992 approved by the city planning staff, and that the approval shall be considered to be approval for the final site development plan. Motion was unanimously carried. 6 . Zoning Appeals Report At the request of the Board of Zoning Appeals, the Planning Board reconsidered Appeal 2131 for a use variance to permit the required on-site parking, in a residential zone, for a proposed building in a commercial zone. There was discussion concerning the width of the commercial zone along Meadow street, and Schroeder said that the planning committee is considering putting this item on the agenda for the 1993 department work program. The Board recommended that the subject appeal be denied. Regarding Appeals 2140-2142 and 9-1-92 , the Board recommended the following: The above appeals have been reviewed and determined not to concern issues of long-range or citywide planning. They are remanded for action, with comment as follows: Appeal 2140, Area Variances to permit conversion of one apartment and renovations to dental offices at 1025 N. Tioga, a legally nonconforming use and structure in an R-2b zone. Enlargement of the dental offices by adding operating stations, though in response to health and access regulations, seems likely to permit some increase in patient load. Although applicant asserts that this will not be the case, and that notwithstanding this, ample parking is available on-street, the preponderance of letters of support submitted with the appeal are from patients who do not live within walking distance of the site. This Board feels that the issues of traffic and parking for such a business in a residential area should be closely examined, and that neighborhood residents' comment should be carefully considered. Sign Appeal 9-1--92, to permit location of a pole sign within the required setback at 124 E. Seneca St . This Board feels that the proposed sign, with its multiplicity of information and cluttered appearance, would be little or no improvement over the present one in terms of traffic safety, and would actually be contrary to the intent of the Sign Ordinance of enhancing the city's appearance by reducing sign clutter. The proposed sign is effectively a multiple sign. Relocation of the existing sign would accomplish applicant' s stated intent . If a new sign is desired, it is suggested that a smaller, simpler sign could be an acceptable tradeoff Planning and Development Board 3 Minutes of August 25, 1992 for a setback variance; supplementary information could be posted within the lot or at the banking facility. 7 . Reports A. Director. No report . B. Chair. No report . C. Board of Public Works. Tripp reported that the Capital Projects Review Committee discussed a request by neighborhood residents to reconstruct the pedestrian bridge across Cascadilla Creek at Marshall and Willow Sts. D. Planning and Development Committee. Schroeder reported that the committee make the following recommendations to Common Council: To approve and accept the Inlet Island Land Use Plan. To make certain recommendations to the NYS DoT and the DEC respecting the design phase of the Route 96 project, in accordance with the Report of the Inlet Island Land Use Committee. To encourage Family Medicine Associates to thoroughly explore options to expand its services and to remain downtown. To amend the description of Type I actions in the CEQR ordinance.' To grant an area variance and a special use permit to the Ithaca Housing Authority for a day care facility addition at Southview Apartments . _ 8 . Approval of Minutes . Approval of Minutes of June 9 meeting was moved by Schroeder, seconded by Tripp, and passed unanimously. Meeting was adjourned at 8 :48 p.m. epj/25AUG92 .min-9/23/92 y.o a a ®el ��gp�RATEO�0 CITY OF ITHACA 108 EAST GREEN STREET ITHACA, NEW YORK 14850 PLANNING&DEVELOPMENT BOARD TELEPHONE:272-1713 - CODE 607 To : Board of Zoning Appeals From : Board of Planning and Development� j� Re: Appeal 2131 , 301 -9 S . Meadow/225 Cleveland Av . Date: 26 August 1992 This. Board has considered the questions raised by the Board of Zoning Appeals in this matter , and herewith recommends that subject appeal be denied . This Board finds that the relief requested in this case would establish a precedent that would have citywide , long-range - planning implications . The granting of this appeal would be likely to encourage similar appeals from owners of other properties that have comparable constraints and conditions, many of which exist in the Meadow Street corridor , a major city and regional thoroughfare . The issue is essentially one of the appropriate zone boundaries for this and other similar properties, and thus , granting the appeal would effectively be zoning by variance . The zoning or rezoning of an area is a legislative function, which would be usurped by a precedent-setting decision through the quasi -judicial appeals process . As the Board of Zoning Appeals seems to be aware , the issue of zoning in the Meadow St . corridor as a whole is of some current interest, and study of the matter has been proposed . This Board, in view of its role and responsibilities in this process, cannot take a position on the need or desirability of changes ; neither can it reasonably predict the timing or outcome of the extensive and complex study that would be involved, if it were added to the Work Program . As to the subject appeal , this Board notes that it has not been established that no reasonable use of the properties involved is possible under their present zoning ; thus no hardship is shown . The development proposednoriginally presented would A s introduce undesirable traffic and activity into the residential neighborhood adjacent . Although some of the alternative schemes prepared by appellant at this Board ' s request might lessen the n..c,,...,i n..,....t......, P­1--,with nn Affirmative Artinn Prnnram• project ' s impacts , somewhat , none would satisfactorily resolve the overarching planning issues discussed above . /mc cc : W . Lower J . Sharma 0-P&DBd#2-Appl2l3l .