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HomeMy WebLinkAboutMN-PDB-1993-10-26 Planning and Development Board MINUTES October 26, 1993 PRESENT: A. Clavel, D. Kay (Chair), D. Rusoff, J. Schroeder. Staff: Deputy Director H. Sieverding. Also J. Meigs, 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. 408 Hector St./Desch This subdivision was requested to adjust the lot line with property at 316 Hector Street. A public hearing was opened on motion by Schroeder, seconded by Clavel. No member of the public addressed the Board regarding this subdivision, and the public hearing was closed. Schroeder moved the following resolution for final subdivision approval as amended. WHEREAS conditional approval for subdivision of property on tax parcel 41-1-5 was given on September 28, 1993, and WHEREAS applicant now seeks final subdivision approval, be it RESOLVED that this Board grant final approval of the subdivision as shown on a plat by R. S. Russler, Jr., L.S., dated August 15, 1984 and August 13, 1993, titled "Map of Survey Parcel of Land owned by Howard Crandal & David L. Crandall." The motion was seconded by Rusoff and passed unanimously. 4. Preliminary Site Plan Review and Public Hearing A. 301-309 S. Meadow St./Retail Plaza/Lower Sieverding explained the project's history for the benefit of the public. There was discussion concerning rear yard security due to late night hours for a beauty salon, one of the proposed building's tenants. Kay opened a public hearing. Mr. Evans Bailey of 209-211 Cleveland Ave. asked about the nature of the development and stated his objections. Specifically, Mr. Bailey said that certain types of commercial development would exacerbate the existing problems of commercial truck traffic on Cleveland Ave. (such as 18-wheelers, cement and dump trucks), and the scattered trash in the neighborhood originating from Kentucky Fried Chicken and Dunkin' Donuts. Rusoff said that BPW can help with enforcement of laws prohibiting vehicles over 2 tons in the neighborhood. Donna Tatro of 212 Cleveland Ave. said that seven parking spaces is most likely not enough to accommodate employees and patrons if two-three operate there. She also remarked that there is no "bridge" between the commercial and residential zones. Lynn Jackier of 220 Cleveland, Joan Volkinburg of 210 Cleveland, and a resident at 214 Cleveland also spoke against the Planning and Development Board Page 2 Minutes of October 26, 1993 project. Traffic going onto Cleveland Ave., particularly from the parking area of the project, is also a neighborhood concern. There was also concern expressed about adequate lighting. Sieverding pointed out access to site parking is from Meadow Street. He also discussed a zoning study underway and the changes that will occur when the Route 96 project is completed (i.e. anticipated reduction in traffic turning from Meadow onto Cleveland Ave.). It was suggested that meeting with residents of Cleveland Ave., as part of the zoning study, would be useful. The public hearing was closed. After a discussion by the Board, the following resolution was moved, seconded, and carried unanimously. WHEREAS, the revised proposal as shown in site plan drawings dated 10-18-93 has been reviewed by the Codes and Administration Committee at its October 19 meeting, and WHEREAS, the proposed development is an Unlisted Action, and LEAF Parts 1 and 2 have been completed, and this Board has reviewed comments from the Conservation Advisory Council (memo dated October 14) on the environmental review of the subject proposal, and WHEREAS, the public hearing for the purpose of considering approval of the proposed site development plan has been concluded, now, therefore be it RESOLVED, that the Board of Planning and Development declares itself the Lead Agency in the environmental review of the proposed development, and be it further RESOLVED, that the Board does hereby issue a negative declaration of the proposal's impact on the environment, and be it further RESOLVED, that the Preliminary Site Development Plan be approved, in concept, including the location and size of the building, with modifications in the form of conditions, and that the applicant must submit a Final Site Development Plan which incorporates changes and additions that will address the conditions specified herein: 1. That the parking layout would be such that a) there would be a minimum of an 8' wide planting area separating the parking area and the sidewalk; and b) there would be a planting area, with a minimum dimension of 8' by 40', in the southwest corner of the property; and c) one to two designated employee parking spaces may be located behind the proposed building along the east property line; and d) the off-street loading requirement, per the Zoning Ordinance, will be met; and Planning and Development Board Page 3 Minutes of October 26, 1993 2. that the planting plan would include a) planting between this property and the adjacent property to the east; and b) planting along the south boundary; and c) planting between the sidewalk on South Meadow Street and the parking area; and d) specifications of plant species, size, and quantity, and planting conditions; and 3. that the final design of the elevation of the building and fences, including signage and the materials and colors of the facades and roof, shall be approved by the Codes and Administration Committee; and 4. that the site development plan shall include the provision of adequate lighting for safety; and 5. that for the two City street trees on Cleveland Avenue protection measures shall be specified according to the City Forester's recommendations in his letter dated August 13, 1993, and be it further RESOLVED, that this Board does not object to the issuance of a foundation permit for the construction of the proposed retail building as shown in the site plan drawing dated 10-18-93. 5. Old Business A. City Bicycle Plan A copy of the grant application to the NYS Department of Transportation ISTEA Transportation Enhancement Program was distributed and reviewed by the Board. Funds are being requested to complete the bicycle planning element of the City's Comprehensive Plan. Schroeder asked that reference to a strong public involvement component be included in specific sections of the application. It was also recommended that a statement be added indicating that the routes on the map have been recommended by the Bicycle Advisory Council and are tentative. There was discussion concerning progression; it was believed that there was at least one year of planning to do before implementation could take place. After more discussion, the following resolution was offered by Schroeder: Adoption of Preliminary City Bicycle Plan WHEREAS, it is in the interest of the City of Ithaca, as expressed in official policy, to encourage the use of bicycles for transportation and recreation, and Planning and Development Board Page 4 Minutes of October 26, 1993 WHEREAS, the City's Bicycle Advisory Council has prepared a Preliminary City Bicycle Plan which identifies four major areas of emphasis (infrastructure, education, legislation, and enforcement) in furthering this policy, and WHEREAS, public input to date has demonstrated the need for greater specificity and thorough evaluation of plan elements, including broad public participation in plan review, before the plan is made a part of the City's comprehensive plan, and before it is implemented, and WHEREAS, assistance in completing and partially implementing a final bicycle plan is available through the Transportation Enhancement Program of the Federal Intermodal Surface Transportation Efficiency Act of 1991, for which grant applications must be submitted by November 1, 1993, and WHEREAS, the existence of a formally-recognized plan is of crucial importance to the success of an Enhancement grant application, be it RESOLVED that this Board adopt the preliminary City Bicycle Plan as an official-planning document stating general City intentions, which shall be subject to further development and significant changes as appropriate through a review process, conducted under the auspices of the Board, to include substantive public participation and consideration of relevant issues and differing points of view, and be it FURTHER RESOLVED that the Board regards the bike route map included in the preliminary plan as a general guide only, recommended by the Bicycle Advisory Council, and that the specific routes drawn on the map may be significantly changed as the plan is further developed, and be it FURTHER RESOLVED that this Board supports the submission of a Transportation Enhancement Program grant application for funding assistance in the preparation and implementation of a detailed final bicycle plan for the City of Ithaca. The resolution was moved by Schroeder, seconded by Rusoff, vote 3-1 (Clavel opposed), motion defeated. B. Wal-Mart Sieverding reported that several proposals were received for the economic impact analysis study and are being reviewed by the client committee. - Planning and Development Board Page 5 Minutes of October 26, 1993 6. New Business A. Zoning Amendment, Parking Regulations Schroeder explained the concept for this proposed major amendment to the parking regulations in the Zoning Ordinance. One alternative under the Ordinance is intended to preserve green spaces by restricting the portion of a yard which may be used for parking. A second alternative allows for a greater amount of parking if the property owner is willing to provide additional amenities (i.e. landscaping) to mitigate environmental and aesthetic effects of parking lot development. Also, the proposal introduces a shared parking concept which would permit parking space to serve as the required space for more than one use, provided that the hours of use do not overlap. 7. Zoning Appeals Report Attorney William Shaw, representing the applicant for Appeal 2206, came before the Board. A special permit is being requested to convert the service bay of the gas station at 311 S. Corn Street into a convenience store. The applicants hired a traffic consultant who reported that no substantial traffic impact would result from this use. The following report was filed with the Board of Zoning Appeals: Review of subject appeals has determined that none involve issues affecting city-wide or long-range planning. They are returned for BZA action, with comment and recommendation as follows: Appeal 2206, Special Permit for neighborhood commercial facility at 311 S. Corn Street, in an R-2b zone. The proposed action appears to satisfy the requirements of Sec. 325-9C. Comment from owners and residents of properties in the neighborhood should be given appropriate consideration in making the final decision. Moved by Schroeder, seconded by Clavel, passed unanimously. 8. Reports A. Director No report. B. Chair C. Board of Public Works No report. D. Planning and Development Committee Schroeder reported that the environmental assessment for a four-lane highway 8/10 miles long on Elmira Road mostly south of the city border is being examined. The committee feels that the current level of environmental review is inadequate, that a full EIS is required, and that a two-lane solution is preferable. Planning and Development Board Page 6 Minutes of October 26, 1993 9. Approval of September 28 Minutes Schroeder amended and moved approval of the Minutes. Motion was seconded by Mackesey, carried. Meeting adjourned at 10:55 p.m. epj-260ct93.min-11/16