HomeMy WebLinkAboutMN-PDB-1992-10-27 AMENDED & APPROVED 12/15/92
Planning and Development Board
MINUTES
October 27, 1992
PRESENT: S. Adams, S . Blumenthal (Chair) , D. Kay, P. Mackesey,
J. Schroeder, J. Tripp. Staff: Director H. M. Van
Cort, L. Tsang. Also, applicants, media and members of
the public.
1 . Meeting was called to order at 7 :40 p.m.
2 . Public Information Meeting - Site Plan Review Ordinance
After an introduction by Blumenthal, Linda Tsang presented
proposed revisions to the site plan review ordinance
highlighting applicability and fast track review. The
meeting was then opened for questions and comments from the
public. Some of the suggestions were to stress the
protection of shade trees, especially those over 10 " dbh or
which can be seen from the public right-of-way, and to
cross-reference the SPR ordinance with the shade tree
ordinance, as well as coordination with the design review
board and. the landmarks preservation commission. There was
some debate concerning the elimination of a public hearing
for fast-track projects . It was recommended that projects
be referred to as either residential or non-residential in
the ordinance, and that acronyms should not be used.
3 . Privilege of the Floor: No requests .
4 . Subdivisions for Preliminary Approval
A. 1006-1006% N. Cayuga St./Kohm. It was brought to the
Board' s attention by staff that adjacent property owners had
not been notified by the applicant, in writing, regarding
the proposed subdivision as is required by city law. The
applicant was advised of this and consideration of the
subdivision request was deferred.
B. 116-128 E. Green St./Goldberg. Minor lot line change
to allow 5,313 sf of land under the Holiday House to be
attached to Center Ithaca and to consolidate ownership with
Center Ithaca Associates . An area variance for rear yard
deficiency will be considered by the BZA in November.
Schroeder moved for Negative Declaration of Environmental
Significance, seconded by Kay, passed 6-0 . Preliminary
subdivision approval moved by Kay, seconded by Tripp, passed
6-0 . Public hearing to be held next month.
C. 361 Floral Ave./Benson. This matter is before the
Board because the applicant failed to file the subdivision
that was approved by the Board last year within the time
frame prescribed by state law, which necessitates renewal of
the subdivision application. The proposal is the same as
that originally approved. Reaffirmation of the resolution
passed on November 26, 1991 for final subdivision approval,
Planning and Development Board -2-
Minutes of October 27, 1992
and waiver of the notice requirement as allowed under Sec .
290-2A of the regulations, was moved by Schroeder, seconded
by Tripp, and passed 5-0-1 . (Mackesey abstained having not
been on the Board when the subdivision was first requested. )
WHEREAS, application has been made for approval of
subdivision of property at 361 Floral Avenue, also known as
Assessment Parcel 100-1-1, into five lots for sale or
development, and
WHEREAS, review of the proposal determined that the presence
of wetlands on the property placed significant constraints
on the extent to which development would be permissible, and
WHEREAS, applicant William Benson has provided assurance
that the important environmental characteristics of the site
and the character of the neighborhood will be preserved,
through compliance with certain site-specific conditions on
development, listed below, now, therefore, be it
RESOLVED that the Board of Planning and Development grants
Final Approval to subdivision of property at 361 Floral
Avenue, also known as Assessment Parcel 100-1-1, into five
(5) lots for sale and development, subject to the following
conditions which are hereby made part of this approval, and
are to be recorded on the subdivision plat and filed with
the plat and property deeds, and which also are to be made
known to prospective purchasers of the subdivision lots :
1 . No construction will occur on lots 4 or 5 without the
express approval of the Planning and Development Board
of the City of Ithaca, which approval shall not be
unreasonably withheld. The applicant may, in the
future, request that the Planning and Development Board
reconsider the wetland issue and request permission
from the Planning and Development Board to build on
lots 4 and 5 if changes to physical conditions on the
site, or changes in regulations governing wetlands,
warrant such reconsideration;
2 . Development will be limited to one single-family
residence with accessory apartment per lot; and
3 . Development on any parcel containing delineated wetland
will be undertaken in accordance with any regulations
respecting protection of wetland in effect at the time
of such development, and be it further
RESOLVED that the wetland areas delineated by Ichthyological
Associates, Inc. in their report dated July 17, 1991, be
Planning and Development Board -3-
• Minutes of October 27, 1992
shown in outline and denoted by label on the subdivision
plat and on the deed record survey of each individual lot,
and be it further
RESOLVED that this action is further conditioned on the
consolidation of Assessment Parcel 99-2-1 with Parcel
100-1-1, or with the southernmost lot created by the
subdivision, in order to create a single lot of
approximately 0 .53 acre and approximately 100 feet of
frontage on Floral Avenue, such new lot being the same as
"Lot 5" shown on the approved conditional subdivision plata
This action serves as negative declaration and conditional
approval; a public hearing and consideration of final
approval will be scheduled for November.
5 . Public Hearing & Site Plan Review
A. Third and Meadow Streets/Retail Development/Cowles
The proposal is a redevelopment of the former Ithaca Scrap
Processors site including the demolition of some existing
structures, modification of an existing building, and new
construction of a one-story building, totalling
approximately 10, 300 sf of new retail space with 44 parking
spaces . The applicant has applied for area variance for
rear yard deficiency.
A public hearing was held; no one came to speak before the
Board. It was noted that city trees on or near the site
should be protected by construction fencing. Tripp
commented that the west side of the site gets very wet in
the spring. Adams expressed concern about drainage and
requested to have more information before final approval is
considered. Board agreed that they should take a more
comprehensive look at drainage and adopt a procedure to
apply to future review of site plans .
Schroeder, seconded by Tripp, moved a Negative Declaration
of Environmental Significance, and it passed unanimously.
Adams, seconded by Tripp, moved preliminary site development
plan approval with the condition that the final site
development plan will include the following for
consideration of approval :
1 . Specification of plant size in the planting plan.
2 . Specification of protection of the existing city street
trees .
3 . Further development of elevation design including the
specification of colors and materials .
Planning and Development Board -4-
Minutes of October 27, 1992
4 . An evaluation of the parking lot drains in terms of
their effluent-trapping capability as compared with the
latest generally available drains .
Motion carried 6-0 .
6 . New Business
A. 1993 Planning Department Work Program. Van Cort
requested that each Board member recommend five projects for
inclusion in next year' s work program. The Board requested
that Van Cort furnish a status report on the current
department projects .
B. Strand Theater - Draft Environmental Impact Statement -
report . The Board reviewed the executive summary of the
dEIS document which examines four potential options :
restoration of the Strand as a working theater; adaptive use
of the building shell; demolition followed by redevelopment;
and the no-action alternative.
C. Ordinances Amending Chapter 325 of City of Ithaca
Municipal Code entitled "Zoning" . Two amendments to the
zoning ordinance were discussed concerning the revision of
special permit requirements for satellite dishes, and
amending the home occupation regulations . Some wording
changes were recommended.
D. County Planning Board - discussion of proposed
activities. Kay, who is the at-large city representative on
the Tompkins County Planning Board, asked for input on what
function they would like to see that board serve and what
issues should be addressed. It was generally agreed that
before specific topics are identified it would be important
for the city to have more representation on the county
planning board than it has had.
7 . Zoning Appeals Report . Representatives of Thorntree Hill
Associates (Appeal 2153) addressed the Board concerning
their plans to purchase, consolidate and develop three
parcels of land on Elmira Road. It is maintained that a
small portion of the part of the property to be improved is
located in the floodway (FW-1) zone, and the applicants are
requesting a use variance. Thorntree proposes to construct
a 116, 097 sf discount store with parking on the site. After
a lengthy discussion, it was agreed that the Board could not
make_a recommendation either in favor of or against the
appeal because of a lack of information on exactly where the
floodway zone is situated, and the possible effect on land
acquisition for the proposed Southwest Park.
Planning and Development Board -5-
Minutes of October 27 1992
The following memorandum for transmittal to the Board of
Zoning Appeals was moved by Tripp, seconded by Schroeder,
and carried unanimously.
Review of subject appeals determines that appeals 2148
through 2150, 2152 and 11-1-92 involve no matters of
citywide or long-range planning concern. They are remanded
for BZA action without comment or recommendation.
Appeal 2151, Special Permit for expansion of non-conforming
use (laundromat) at 327-29 S. Cayuga St. , in an R-3b zone,
appears to be a matter on which the BZA should carefully
consider any neighborhood comment; this Board finds no
issues of concern.
Appeal 2153 , Use Variance to permit commercial development
within the FW-1 (Floodway) zone in the 400-block of Elmira
Road. Unfortunately, the Planning Board does not have
enough information upon which to make a recommendation. The
primary planning issue is the fact that the City has
identified the rear portion of these lots in combination as
potential substitute park land for Southwest Park, and the
concern is whether this variance will, in any way, hinder or
harm the opportunity to use that area as substitute park
land. The Planning Board is not aware of the exact
boundaries of the substitute park land. It should be
understood that if this variance is granted, the issue of
potential impact on substitute. park land will be given
serious consideration during site plan review, and the
Planning Board has requested that planning staff research
this question expeditiously.
Appeal 2154, Use Variance to permit two-family, non-owner-
occupied use of 641 Hudson St . , in an R-1b zone, does not
appear to involve issues requiring comment by this Board.
Appeal 2155, Area Variance to permit development of a multi-
tenant commercial center at 402 Third St . , in a B-4 zone,
involves site planning issues which are subject to
resolution under Site Development Plan Review, which is
currently in process . This Board has no comment on the
zoning issue. The matter of parking space size will be
dealt with under SDPR.
Appeal 2156, Special Permit for satellite dish at 123-27
E. State St . , in a CBD-60 zone, appears to satisfy the
conditions for special permit .
8 . Reports
A. Director. No report
Planning and Development Board -6
' Minutes of October 27, 1992
B. Chair. No report .
C. Board of Public Works. Tripp reported that the Board
has been discussing public works department consolidation,
and alternate side of the street parking.
D. Planning and Development Committee. Schroeder reported
that the committee discussed the regulation of back yard
parking, endorsed the revised building code, and authorized
the appraisal for substitute parkland for Inlet Island. A
joint meeting with the Planning Board has been scheduled for
the start of the planning committee meeting on '11/16 at 7 :30
to discuss the master plana
9 . Approval of Minutes . Minutes of July 28 meeting approved on
motion by Schroeder, seconded by Adams, 6-0 .
Meeting was adjourned at 10 :35 p.m.
epj-27Oct92 .min-11/17/92
46
12
21 o