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HomeMy WebLinkAboutMN-PDB-1993-06-22 Planning and Development Board MINUTES June 22, 1993 PRESENT: S. Adams, A. Clavel, D. Kay (Chair) , P. Mackesey, D. Rusoff, J. Schroeder. Staff: Director H. M. Van Cort . Also, applicants and members of the public. 1 . Meeting was called to order at 7 :35 p.m. 2 . Privilege of the Floor: No one appeared. 3 . Preliminary Subdivision Approval A. 605 S. Aurora/Murray Property to be subdivided is located on the southeast corner of Aurora and Hillview. This minor lot line adjustment would allow the sale of the subdivided parcel to a neighbor who ,would gain direct frontage on Hillview Place. Schroeder, seconded by Rusoff, moved a Negative Declaration of Environmental Significance, passed unanimously. Schroeder, seconded by Mackesey, moved for preliminary subdivision approval . WHEREAS application has been made for subdivision of property at 605 S. Aurora St . , and WHEREAS required environmental assessment has been conducted and the Conservation Advisory--C-emn-issi-erg recommends a Negative Declaration, and CVI6 WHEREAS applicant has provided the necessary information for subdivision review, and staff recommends Conditional Approval, therefore be it RESOLVED that this Board issue a Negative Declaration for the proposed subdivision, and be it FURTHER RESOLVED that this Board conditionally approve the subdivision provided that (1) Applicant modify the proposal to divide the minor parcel created so that the property line between the two adjacent properties owned by the prospective purchaser extends to the south line of Hillview Pl . , and (2) Applicant and prospective purchaser agree to insure that the two minor parcels thus created are legally consolidated with the respective parcels adjoining them to the south. Passed 6-0 . Planning and Development Board -2- Minutes of June 22, 1993 4 . Old Business A. Odd/Even Parking Revision Anne Clavel and Pam Mackesey reported on a meeting they had with Jon Meigs concerning the proposed revisions to the on-street parking system. They agreed that a public meeting should be held to get neighborhood input . Some members of the public spoke about concerns in their neighborhoods and how they would be affected by the proposed changes . One comment was that employers downtown should be required to provide off-street parking for their employees, and that people in the surrounding areas should take a bus to work. It was noted that there are many practical reasons why commuting by bus into the city is not an option, and that commuters should not necessarily be targeted. Other comments were that odd-even parking based on the day of the week rather than the date might be acceptable and that the neighborhood-specific option would be desirable if individual homeowners would be willing to pay for the signs. Schroeder reported that the Council' s planning committee plans to hold a public meeting on the matter. B. City Bicycle Plan Carl Lagoze reported that some preliminary figures have been submitted to the city' s superintendent of public works to determine the number of parking spaces that would be lost in implementing the plan. After two members of the public gave their comments on the plan, Rusoff asked how the Board should be taking comments . Adams suggested that a subcommittee of the Board be formed and that a public meeting be held. Van Cort commended the Bicycle Advisory Council for their work, and said it would be difficult to present a proposal that would please everyone; the main concern should be for what is good for the city. Clavel, Schroeder and Kay agreed to meet t,� b)' discuss environmental issues in more detail. There was some discussion about adoption of Phase I only of the plan. C. Downtown Design Plan There was discussion concerning environmental review in which parking seemed to be a major concern It was recommended that a subcommittee take a look at the report and segment it as units, and then make general recommendations about what level of review is required considering ease of implementation, priority and city control versus private control. Kay, Schroeder, Adams, Clavel and Mackesey agreed to meet on Tuesday, July 6 at noon in Van Cort' s office. Planning and Development Board -3- Minutes of June 22, 1993 5 . New Business A. Lead Agency Designation - proposed retail center on Elmira Rd. Robert LaCourse of Sear-Brown, representing the East Coast Development Corporation, described plans for a 125, 000 s . f . retail store situated on roughly 24 acres . The proposal includes 831 parking spaces and a bus turnaround and potential future expansion of the building and the parking area. He said that about 8/10 of an acre of wetland would be filled, and that under SEQR and CEQR the project is considered "Type I, " and a full environmental impact statement would be executed. Mr. LaCourse said that a use variance has been granted by the BZA, but since the site plan had changed there is some question whether the BZA needs to review the project again. Two major concerns of the Board were the impact on the economic viability of downtown and the possible acquisition of some of the land as substitute park land for the Southwest Park. Deputy Planning Director Sieverding commented that he has discussed with the developers having an independent firm prepare an economic impact analysis . There has also been some discussion of dedicating the undeveloped portion of the site to the City. Schroeder, seconded by Rusoff, moved a resolution declaring the Planning Board as lead agency for environmental review, and it passed unanimously. It was agreed that a discussion of who would be involved in the scoping session for this project will be on the agenda of the next codes committee in addition to recommendation of a determination of environmental significance/positive declaration and establishing a date for the scoping session. John Wertis, representing the Conservation Advisory Council, came before the Board to report that the chairperson of the CAC, Betsy Darlington, has removed herself from discussion concerning this matter due to a conflict-of-interest . 6 . Zoning Appeals Report William Zikakis appeared before the Board regarding Appeal 2191 for an area variance to permit development of the recently subdivided parcel on Commercial Avenue. Mr. Zikakis explained that a proposed building for use by the Finger Lakes Gymnastics Academy will essentially be "landlocked" because a street originally planned along the northwestern edge of the lot will not be constructed. It was suggested that since this development requires site plan review, these issues should be addressed during that process . Planning and Development Board -4.- Minutes of June 22, 1993 Andrew Castrenze came before the Board regarding Appeal 2192 for an area variance to permit an addition to Andy' s Third Street Cafe. Mr. Castrenze commented that the parking lot would be striped and marked which would improve traffic safety in that area. The Board encouraged him to work with Public Works on any improvements . Schroeder, seconded by Clavel, moved approval of a memo concerning both appeals (see attached) , and it passed unanimously. 7 . Reports A. Director Van Cort reported that there has been a significant reduction in secretarial support staff in the planning department due to a resignation. He said that he was not optimistic about filling the position at this time, and asked that requests of the secretarial staff be kept to a minimum. B. Chair Kay requested that Van Cort supply Board members with a curriculum to help new members become familiar with Board procedures and the planning department 's function. Board members were invited to a department staff meeting to become acquainted with personnel and projects . C. Board of Public Works/Runoff No report D. Planning and Development Committee Schroeder reported that the committee has received, and is reviewing, the Allan H. Treman State Marine Park Draft Master Plan and Draft Environmental Impact Statement . He stated that many of the city's recommendations had been incorporated. 8 . Approval of Minutes of May 25 moved by Mackesey, seconded by Clavel, passed unanimously. Meeting adjourned at 10 :25 p.m. epj-June25 .Age-7/6 IT.., !y. oil all ATfc� CITY OF ITHACA 108 EAST GREEN STREET ITHACA, NEW YORK 14850 DEPARTMENT OF CODE:607 PLANNING&DEVELOPMENT TELEPHONE:274-6550 H.MATTHYS VAN CORT,DIRECTOR FAX NO.:272-7348 T0 : Board of Zoning Appeals FROM: Board of Planning and Development RE : Appeals 2189-2193 DATE : June 24, 1993 Review of subject appeals has determined that nos . 2189 , 2190 and 2193 do not involve issues of long-range or area-wide planning concern , and they are forwarded for BZA action . Appeal 2191 , for Area Variances to permit development of properties on Commercial Ave . , in an I -1 zone , requires Site Development Plan Review which , under Sec . 176-3 of City Code , must be completed , and site development plans approved, before BZA may act . The Building Commissioner has resolved the issue that was raised by this Board in taking action on the recent resubdivision of the property by determining that the parcel ( "Lot 2" ) to be developed as a gymnastics center has the required legal street frontage , though that frontage is on a presently unopened street . Preliminary examination of the schematic development plan for the properties by Planning and Development staff indicates some possibility that the layouts of the two sites may be able to be modified so that the area deficiencies ( parking in front yard for both parcels , and rear yard setback for Lot 2 ) could be reduced or eliminated . This Board therefore requests that BZA action on appeal 2191 be deferred pending the outcome of site plan review . For applicant ' s information , it is noted that Building Dept , review normally required for issuance of a building permit may continue during the SPR process . Appeal 2192, for Area Variance to permit an addition to a structure at 409-25 Third St . , in a B-2a zone , raises the issue of potentially serious conditions of vehicular safety and traffic circulation at the adjacent intersection , to which site-related traffic contributes . Although the addition and its associated parking requirement may be able to be accommodated in accordance Printed on Recycled Paper "An Fnual Oonortunity Emolover with an Affirmative Action Prooram" with zoning regulations , the potential for increased congestion and reduced safety at the intersections and on adjoining streets , due in part to more intense development of the site , call for appropriate and timely action to insure that the proposed development will not be detrimental to the public welfare ( ref . Sec . 325-41B[21 [ al ) . The overall responsibility for improvement of intersection conditions rests primarily with the City , and is in the City ' s interests as well as applicant ' s . Therefore , this Board suggests that the requested variance , if granted at this time , be conditioned on applicant and property owner immediately undertaking , in consultation with appropriate city agencies , to identify and implement both short and long-term improvements to address the circulation and safety issues related to the site . c : W . Gray , Supt . Public Works W . Zikaki s A . Castrenze L . & G . Knuppenburg epi -Appeals . Jun