HomeMy WebLinkAboutMN-PDB-1993-01-26 Approved 3-23-93
Planning and Development Board
MINUTES
January 26, 1993
PRESENT: Sarah Adams (Vice Chair) , George Hagood, David Kay,
Pamela Mackesey, John Schroeder, Denise Rusoff. Staff :
Director H. M. Van Cort . Also, members of the public .
1. In the absence of Susan Blumenthal, Chair, the meeting was
called to order at 7 :35 p.m. by Vice Chair Adams .
2 . Privilege of the Floor: No one appeared.
3 . Public Hearing and Final Subdivision Approval
A. 90 Cherry St./Wallace. Dirk Galbraith, Esq. appeared
for the applicant . A public hearing was opened, and no one
addressed the Board regarding this subdivision. After a
brief discussion Schroeder moved, and Rusoff seconded, that
the subdivision be given Final Approval . Motion carried
unanimously.
4 . Subdivision for Preliminary Approval
A. 408 Hector St./Furman.. Dennis Wille and Sara Hess
appeared. Wille explained the supplementary materials
submitted to the Board. It was explained that the
subdivision would create one large lot which fronted on
Hector Street to be retained by Noel Desch, the seller, and
three lots which would lie between the Westfield Drive
extension and the Taylor Place extension as shown on the
master plan. There would be one larger lot on the north end
of the site and two smaller lots on the south end of the
site, one to the west and one to the east . In addition,
there would be a separate right-of-way retained over the
future extension of Westfield Drive. Staff has noted that
there is a very attractive stand of spruce trees on the
northeast corner of the site; it is recommended that efforts
be made to preserve this resource.
Van Cort said that he felt that the materials submitted
adequately answered the questions raised at the previous
Board meeting; more specifically, they demonstrated that
access to the property could be achieved in the future if
Taylor Place and Westfield Drive were extended. It was
noted that the Westfield Drive extension right-of-way ,should
be reserved as a part of the approved plat so that ._a street
could be constructed on that right-of-way in the future if
it proved necessary. Van Cort noted that the engineering
division and planning staff felt it would be adequate simply
to reserve this right-of-way without deeding it to the city
at this time.
Van Cort explained to the Board Jon Meigs' recommendations
regarding conditions for preliminary approval as follows .
Planning & Development Board
Minutes - 1/26/93 -2-
1 . Submission of a cul-de-sac design that minimizes
potential loss of the stand of spruce trees at the northeast
corner of the site and is acceptable to engineering, fire
and the subdivider along with appropriate legal provisions
for reservation of the right-of-way.
2 . Evidence of acceptability to engineering and BPW of
plans for development of the initial driveway on the
unopened stub of Westfield Drive right-of-way.
These conditions should be satisfied before a request is
made for final approval . In addition, all other
requirements for final approval must be satisfied.
Negative Declaration of Environmental Significance was moved
by Schroeder and seconded by Kay. It was noted that the CAC
had recommended a negative declaration as well as erosion
and sedimentation control during construction. They also
noted that several hackberry trees were found on the site
downslope from the area proposed for subdivision. This
motion passed unanimously.
Kay moved, and Hagood seconded, that preliminary subdivision
approval be given conditioned on the following:
1 . Submission of a cul-de-sac design that minimizes
potential loss of the stand of spruce trees at the northeast
corner of the site and is acceptable to engineering, fire
and the subdivider along with appropriate legal provisions
for reservation of the right-of-way.
2 . Evidence of acceptability to engineering and BPW of
plans for development of the initial driveway on the
unopened stub of Westfield Drive right-of-way.
3 . Any other conditions as may be specified by staff and
the applicable regulations .
Carried unanimously.
5. Zoning Appeals Report
A draft memorandum to the Board of Zoning Appeals concerning
Appeal 2164 was reviewed by the Board. The memo discussed
allegations regarding maintenance of the property and
possible parking impacts of the proposed changes . Schroeder
noted that he was concerned that the property did not have a
certificate of compliance. The owner, Orson Ledger, said
that he intended to bring the property fully into compliance
if the variance were approved. He also said that the
proposal was in response to requests to him to provide
additional single-room occupancy, low-income housing.
Mr. Ledger noted that the proposal included provision for
the Friendship Center in the building and asked for comment
from the Board. The Board supported accommodation of the
Planning & Development Board
Minutes - 1/26/93 -3-
Friendship Center as a welcome addition to the project .
After some further discussion, the consensus of the Board
was that the draft memo should be amended to include a
sentence in support of the Friendship Center.
After some discussion concerning appeal 2162, the memorandum
to the BZA was approved (see attached) .
6 . Reports
A. Director. No report
B. Chair. No report
C. Planning and Development Committee. Schroeder reported
that the Committee and the Common Council had spent a great
deal of time in the past month evaluating and commenting on
the Allan H. Treman Marina expansion plans prepared by the
Finger Lakes Parks Commission.
D. Board of Public Works. Rusoff reported that the BPW
Board and staff had reached a consensus regarding
consolidation of BPW functions . The proposal is to sell the
BPW properties between Franklin St . and Route 13 , moving the
activities which were conducted in that location to the
consolidated BPW site .next to the Newman golf course. The
water and sewer headquarters would be retained at its
present location with rehabilitation to the existing
structure and outbuildings .
A Board member noted that the previously approved Ching Po
subdivision had not been timely filed and, therefore, it
would be on the agenda for a future meeting for
reconsideration. Board members expressed concern that any
new approval include all the conditions attached to the
previous approval
7 . December 15, 1992 Minutes should be amended to reflect the
following changes :
Item 3A--Floral Avenue/Benson. After the sentence which
begins "This approval is contingent upon the following staff
recommendations : " add "That all conditions imposed in the
approval dated October 27, 1992, for preliminary approval be
incorporated, by reference, into this approval . "
Item 6B--Planning Department Work Program. Delete first
sentence and last sentence, and add the following to the end
of that paragraph "Traffic was mentioned as an alternate
sixth area of major concern. "
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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`s
SUBJECT: Appeals 2162-2165
DATE: January 29, 1993
Review of subject appeals has determined that none involve
matters of long-range or area-wide planning concern; they are
forwarded for BZA action with the following comments.
Appeal 2162, Special Permit for use of part of the present
Coastal gas station building , 311 S. Corn St. , in an R-2b zone,
as a convenience store. The main issue seems to be whether the
neighborhood residents have concerns; applicant ' s representative
has stated that many have indicated support , in a neighborhood
canvass, of the proposal . Existing interior space would be used ,
with no exterior change in the building which has existed as a
service station for almost 40 years, and has recently been
spruced up . The Board notes that parking will have to be
provided for this use.
Appeal 2164, request for area variance for conversion of retail
space to assembly space and the addition of seven studio
apartments . Public safety questions are raised by the mix of
residential , public assembly and commercial uses , including a
legally nonconforming automobile shop, in a structure in which
the residential units are on an upper level , accessible only by a
long exterior stairway at the rear of the property via a narrow
side yard. The addition of more residential units with these
access limitations requires careful consideration to assure safe
emergency access and egress .
Comments have been received regarding impacts on adjoining
property and the appearance of the neighborhood, as a result of
alleged deficiencies in provisions for storage and disposal of
refuse generated by residential tenants of the property, and
tenants ' practices of .dumping trash on adjoining premises .
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"An Equal Opportunity Employer with an Affirmative Action Program"
Further , although current regulations do not require provision of
parking space for any uses of pr.operty in this zone , unauthorized
use of space on adjacent property for parking by residents of the
premises is reported . Additional residential units are likely to
generate additional parking space need , further intensifying
parking-related problems .
Recent changes in the zoning regulations for West State St. ,
which were supported by this Board, may result in problems ,
particularly in providing a supply of parking space adequate to
meet the needs of the intensified use of properties in the zone
which was a goal of the rezoning . It is anticipated that in the
long range , such problems will be resolved by the actions of
individual property owners seeking to realize the highest and
best use of property that is supported by local conditions .
However, the Board also realizes that for an interim period ,
actions of some owners will unavoidably raise issues such as
those in this case. Resolution of these issues will require
thorough evaluation of specific development proposals , and
decision making by regulatory agencies that achieves the best
possible balance_ between permitted activities and the good of the
community.
The Planning Board wishes to inform the Board of Zoning Appeals
that it finds the proposed accommodation of the Friendship Center
a welcome addition to this property and the. area.
c . Applicants
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