HomeMy WebLinkAboutMN-PDB-1993-04-27 ovc-�
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Planning and Development Board
MINUTES
April 27, 1993
PRESENT: S. Blumenthal (Chair) , D. Kay, P. Mackesey, D. Rusoff,
J. Schroeder. Staff : Director H. M. Van Cort, Deputy
Director H Sieverding. 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 and Final Subdivision Approval
A. 812 E. State St./Ching Po
After holding the public hearing, the following resolution
was considered by the Board:
WHEREAS, this Board on March 23, 1993 gave Preliminary
Approval to subdivision of property at 812 E. State St . , tax
parcel 83-3-6, into two legal building lots, and
WHEREAS, this Board has considered the application and all
information relevant thereto, including any presented at the
required Public Hearing held this date, be it
RESOLVED that this Board grant Final Approval to the
subdivision of 812 E. State St . as represented on a
subdivision plat entitled "Survey for the Subdivision of
Lands of Ching Po, 812 East State Street, " signed and sealed
by G. Bruce Davison, L.S. , dated 4/21/93, and be it
FURTHER RESOLVED that this approval is subject to conditions
as contained in the Preliminary Approval motion of
December 19, 1991, specifically, " . . .substantial conformance
. to the elevation sketch provided by the architect . .. " (dated
September, 1991) of the proposed duplex, with on-site
parking and landscaping as shown on the architect 's site
plan dated September 25, 1991 . These drawings are attached
to the Minutes.
Schroeder asked that staff verify that this resolution is
consistent with the conditions that have previously been set
forth by the Board. Final subdivision approval was moved by
Kay, seconded by Mackesey, carried 4-1-0 (Schroeder
opposed) .
4 . Final Approval of Development Proposal - Benson subdivision
Following a short discussion, the following resolution was
considered for approval .
WHEREAS, this Board on November 26, 1991 first approved, and
on December 15, 1992 re-approved subdivision of 361 Floral
Planning and Development Board -2-
Minutes of April 27, 1993
. Avenue on condition that any proposal for development of
parcels 4 and 5 of the subdivision be subject to approval by
this Board, and
WHEREAS, applicant has submitted a development proposal for
those parcels, as described in a letter and schematic
diagram received September 30, 1992 and given preliminary
satisfaction of conditions by this Board February 23, 1993 ,
be it
RESOLVED that this Board give final satisfaction of
conditions for development of parcels 4 and 5 of the Benson
Subdivision at 361 Floral Avenue, on condition that
development be limited to excavation of a small area as
shown on the schematic diagram, and use of the excavated
material in site preparation for, and construction of, one
single-family residence (with accessory apartment) on
parcel 4, and be it
FURTHER RESOLVED that this satisfaction of conditions is
further conditioned on applicant filing a revised Final
Subdivision Plat annotated to indicate that the portion of
the property comprising parcel 5 shall not be further
developed, and be it
FURTHER RESOLVED that this satisfaction of conditions is
further conditioned on an acceptable deed restriction on
parcel 5 expressly prohibiting further development, subject
to approval by the City Attorney, and be it
FURTHER RESOLVED that this satisfaction of conditions is
further conditioned on the conditions attached to Final
Subdivision Approval for this property, as contained in the
approval resolutions of November 26, 1991 and December 15,
1992 as applicable.
Mr. Benson also agreed to consult appropriate persons with
technical expertise at the Soil Conservation Service during
construction. It was noted that he will need a permit from
DEC (Article 15) . The City Attorney will be requested to
provide language for the deed restriction on parcel 5 .
Moved by Schroeder, seconded by Rusoff, carried unanimously.
5 . Preliminary Subdivision Approval
A. Commercial Ave./Zikakis
Subdivision of land to allow sale of approximately 8, 400
square feet at the rear of the parcel to be developed for
use by the Finger Lakes Gymnastics Academy.
Planning and Development Board -3-
Minutes of April 27, 1993
The following resolution was moved by Schroeder and seconded
by Rusof .f.
WHEREAS, application has been made for approval of a
proposed subdivision of land on Commercial Avenue, tax
parcel 126-1-2 .13, for the purpose of lot line adjustment
for proposed development, and
WHEREAS, environmental review of the proposed subdivision
has determined that a Negative Declaration of Environmental
Effect should be made, and
WHEREAS, this Board is Lead Agency for environmental review
of proposed subdivisions, which are Type I Actions under
City Code, be it
RESOLVED that a Negative Determination of Environmental
Significance be made in the case of the proposed
subdivision, and filed as prescribed by law, and be it
further
RESOLVED that this Board grant Preliminary Approval to the
proposed subdivision, on condition that applicant initiate
action to insure that tax parcel 126-1-2 .14, with which the
strip divided from parcel 126-1-2 .13 will be consolidated,
will be legally developable under applicable regulations .
Passed unanimously.
6 . Preliminary Site Plan Review and Public Hearing
A. Sisson Place Parking and North Campus Site
Improvements/Cornell
Miscellaneous site improvements are proposed in areas along
Sisson Place. The most significant changes are the road
realignment and parking area configuration that are to occur
in the area between Robert Purcell Union and Mary Donlon
Hall, and in the area between Clara Dickson Hall and Wait
Avenue. Rusoff, seconded by Schroeder; moved a Negative
Declaration of Environmental Significance, and the motion
passed 5-0 .
The following motion was moved by Schroeder, seconded by
Mackesey, and carried unanimously. The Preliminary Site
Development Plan is approved. For the consideration of
Final Approval, sufficient information pertaining to the
items listed below should be submitted.
1 . The site plan should include the name of the project, a
north arrow, graphic and numeric scale, and all relevant
existing site features shown distinctly as such.
Planning and Development Board -4-
Minutes of April 27, 1993
2 . Tree and other vegetation removal, particularly in the
area between Robert Purcell Union and Mary Donlon Hall,
should be identified.
3 . Trees and shrubs to be protected should be clearly
identified and the protection devices should be specified.
4 . Planting areas within the parking lot between Robert
Purcell Union and Mary Donlon Hall should be provided.
5 . More planting should be provided both within, and in
the peripheral areas of, the proposed parking lot between
Clara Dickson Hall and 308 Wait Ave. The south side and
west side are especially important from the public point of
view since this is, of the entire project area, the most
visible to the general city traffic (on Wait Ave. and
Triphammer Rd. ) .
6. Attention should be paid to the site grading in the
area northeast of Clara Dickson Hall and at the southwest
end of the principal parking lot between Clara Dickson Hall
and 308 Wait Ave. , as the proposed parking area here will be
constructed over an existing drainage swale.
7 . Paving materials should be specified. A
differentiation between the paving material of driving
surfaces and that of the walkways is encouraged, especially
where (because of the need to provide for emergency access)
there is no absolute edge or grade separation.
7 . Old Business
A. Reconstruction Home Modification of approved site plan.
The primary issue of concern appears to be the proposed
elimination of a gate at the loading area on Fayette St . At
the codes committee, Mr. Kates (Reconstruction Home) stated
that while cost is a consideration, the main concern is to
avoid creating nuisance situations in the neighborhood. The
Board recommended that the Reconstruction Home take one of
three alternative actions :
1 . Submit to the Board a statement of intent that the
proposed gate would remain in the final site plan.
2 . If the gate is to be eliminated, submit a letter of
consent from the Fayette St . neighbors .
3 . Reapply to the Board for its approval of the elimination
of the gate from the approved sit plan without any formal
consent from the Fayette Street neighbors.
B. Revisions to the M-1 zone There was discussion about
the proposed maximum building height in this zone. The
Planning and Development Committee recommended a maximum
Planning and Development Board -5-
Minutes of April 27, 1993
height of 50 feet which some Board members considered to be
excessive. While the Board could not reach a consensus
about what the height should be, they agreed that it should
definitely be lowered from the current 70 feet .
8 . New Business
A. City Bicycle Plan Representatives of the Bicycle
Advisory Council made a presentation proposing the
implementation of two designated bike routes through the
city, one running north/south, the other running east/west .
They also discussed problems that bikers encounter on city
streets and ways to alleviate them. The Board directed
staff to begin environmental review of the bike plan for
adoption as part of the master plan.
B. Downtown Design Plan - deferred. Van Cort requested
that Board members read the report and prepare for a
discussion next month on implementing the plan
C. Rezoning Proposal for Franklin St. and S. Meadow St.
parcels Sieverding outlined the recommendations as
described in a concept memo dated March 30, 1993 in which
two properties are proposed for rezoning. The city-owned
Franklin St . property, a 1 . 5 acre triangular parcel bounded
by First and Franklin and Route 13, is presently zoned P-1 .
This property will be sold as part of the DPW consolidation
consistent with the Northside Land Use Plan. The second
property is an approximately 1 .3 acre portion .of the
Landmark Square property fronting Meadow St; this property
is zoned R-3 . Both sites are proposed for B-2a zoning.
D. Conveyance of Real Property in violation of Subdivision
Regulations Following a brief discussion the Board directed
staff to transmit the following resolution to the
appropriate individuals .
WHEREAS, from time to time property in the City of Ithaca is
divided without the legally-required subdivision approval,
and
WHEREAS, these illegal subdivisions cause problems for both
the Planning Board and property owners, and
WHEREAS, there is a bill before the state legislature which
curtails the conveyance of real property in violation of
subdivision regulations,
NOW, THEREFORE, BE IT RESOLVED that the Planning and
Development Board of the City of Ithaca does hereby express
its unanimous support for Senate Bill number S3031 and
Assembly Bill number A5121 .
Passed unanimously.
Planning and Development Board -6-
Minutes of April 27, 1993
9 . Zoning Appeals Report
Schroeder, seconded by Blumenthal, moved approval of the
report on appeals 2168, 2082, and 2180-2,183, as reviewed by
the codes committee, to be transmitted to the BZA. Motion
passed 6-0 . A copy of the report is filed separately.
10 . Reports
Chair Susan Blumenthal announced her resignation from the
Planning Board and the appointment of David Kay as Chair.
Also, Ann Clavel will be appointed as a new Board member.
Board of Public Works Rusoff reported on a ruptured sewer
line near the wastewater treatment plant . She said that the
city' s sewer system is aging and will be needing much
attention soon.
Planning and Development Committee Schroeder reported that
the committee, at their last meeting, heard many public
comments regarding the relocation of the post office. He
also said that the Cascadilla Rowing Club wants a permanent
lease for the Stewart Park boathouse, and that a state grant
has been received to do work on the boathouse to permit its
continued use pending a complete renovation.
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