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.
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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