HomeMy WebLinkAboutMN-PDB-1993-11-23 r%RAFT
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- Board of Planning and Development
MINUTES
November 23, 1993
PRESENT: S. Adams, A. Clavel, D. Kay (Chair) , P. Mackesey, D. Rusoff,
J. Schroeder. Staff: H. Sieverding, H. M. Van Cort, E. Jacobs. Also,
Mr. Jagat Sharma, Mr. Dirk Galbraith, and a member of the public.
1 . Meeting was called to order at 7 :35 p.m.
2 . Privilege of the Floor. Mr. Dirk Galbraith came before the Board
on behalf of David Mooney, applicant, regarding zoning appeal
2208. He said that if the Board intends to make a recommendation
to the BZA, he believes that the site is completely inappropriate
for residential use, and should be zoned for commercial use.
3 . Final Site Plan Review
A. 301-309 S. Meadow St./Retail Plaza/Lower The following
resolution was submitted &t-a-€-f for the Boards consideration:
WHEREAS, a one-story retail development with a total of 7, 219 s . f.
of built and paved area, seven parking spaces included, is
proposed at 301-309 S. Meadow Street, and
WHEREAS, Preliminary Site Plan Approval for this development
proposal has been granted by the Board of Planning and Development
at its October 26, 1993 meeting, and
WHEREAS, a revised site plan (dated 11-15-93) has been submitted
for review by the Codes and Administration Committee at its
November 16, 1993 meeting, and
WHEREAS, the Committee found that the revised plan has met the
conditions of Preliminary Approval, NOW THEREFORE BE IT
RESOLVED, that the Final Site Development Plan be approved with
the following conditions:
1'. A deed restriction shall be prepared and filed insuring that
a fence will always be maintained along the east property line as
long as the adjoining site is used for residential purposes .
2 . The planting area north of the building shall be curbed with
granite or concrete, instead of the proposed railroad ties.
3 . A 10-foot wide continuous strip of grass, instead of gravel,
shall be installed at the edge of pavement along back property
line.
Moved by Rusoff, seconded by Schroeder, passed unanimously.
4 . New Business
A. `1994 Department Work Program
There are a number of ongoing projects which will require a
considerable amount staff time in 1994. One of these was the Wal-
Mart site development plan review including environmental review.
The Board felt that this should not be on the Department' s work
program, and that as little staff time as possible be spent on
this project . Another large project is the Americans with
Disabilities Act self-evaluation, and development of a transition
plan to bring the City into compliance with ADA. There was some
question as to whether the Planning Dept . should be conducting
- this activity..
There was discussion concerning a comprehensive plan for the City.
It was agreed that after the GIS base map is complete, work could
begin on outlining data. The Board would then decide whether
there is 'sufficient information to develop a proposal for a new
comprehensive plan. It was agreed that it might be helpful to
look at the 1993 work program to see the progress that has already
been made on some of these ongoing projects .
The following were viewed as high priority items by the Board:
Continuation of efforts towards implementation of the Inlet Island
land use committee report recommendations .
Completion of Southwest Park study and adoption by Board and
Common Council.
Completion and implementation of recommendations for zoning
amendments, if any, of the Meadow Street land use study.
Completion of GIS base map development.
Completion of environmental review and adoption of the Downtown
Design Plan as part of the Master Plan.
Route 96/Octopus - continue coordination with NYS Dept. of
Transportation toward construction of improvements .
City of Ithaca Bicycle Plan - continue work on master plan for
bikes in the City
odd/even parking regulations - implementation of recommendations .
Economic Development Zone - apply to the State for creation of a
zone in the City.
Carpenter Park leasing, .Cherry Street expansion, and City Hall
Annex disposition.
Moved by Schroeder, seconded by Rusoff, carried unanimously.
B. Planning Board structure under state law
City Attorney Guttman explained that the state legislature passed
certain laws which affects the composition and functions of the
Planning Board. He suggested that the Board may want to adopt a
local law to supersede the new state laws, which it has the
authority to do. The following issues were discussed.
1 . The Planning Board shall consist of 7 members .
2 . Members of the Planning Board shall be appointed by the
Mayor, with consent of Common Council.
3 . The Chairperson of the Planning Board shall be appointed by
the Mayor. If the Mayor does not appoint a chairperson, the Board
may elect its own.
4 . Not more than one person who is a member of Common Council
shall be eligible for membership on the Planning Board.
5. Term of office shall be three years, except for the Common
Council liaison, who shall have a two-year term.
6 . Vacancies in office shall be filled by appointment by the
Mayor for the unexpired term, with consent of Common Council .
7 . Members of the Planning Board may be removed by the Mayor,
after public hearing for cause. Planning Board members may also
be removed for non-compliance with minimum standards relating to
meeting attendance and training.
5. Zoning Appeals Report . The attached report concerning Appeals
2207-09 was unanimously passed.
6. Minutes of October 26 were amended and approved unanimously.
Meeting adjourned.
111 IRA
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CITY OF ITHACA
1 Oe 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
TO Board of Zoning Appeals
FROM Board of Planning and Development l
/ U
RE Appeals 2207-2209
DATE November 23 , 1993
Review of subject appeals by this Board has determined that #2207,
Area Variance to existing setback deficiency to permit conversion
of former Fire Station #5 to a theater, does not involve matters
of long-range or city-wide planning; the appeal is returned for
action with no comment. The Planning Board, however, supports the
proposed reuse of this building as a theater, particularly in the
context of other arts-related developments in the immediate area.
Appeal 2208, Use Variance to permit development of insurance
office at 709-713 Hancock, in an R-2b zone, may affect long-range
planning for the Meadow Street corridor. This area will be
substantially affected by the proposed Route 96 Improvement
project within the next few years, and is currently the subject of
an extensive land use study which will, in particular, address the
issues raised by encroachments of commercial use into adjoining,
established residential neighborhoods . This Board has previously
urged the BZA to deny a similar appeal without prejudice, in order
to allow the completion of the corridor study.
Further, Use Variances of this type, because they run with the
land, essentially rezone the property for a completely different
class of land use than that for which it intended. Such action
should properly be undertaken by Common Council .
Appeal 2209, Area Variance to permit conversions to former Hi-
Speed Checkweigher premises for mixed commercial uses, does not
involve matters of long-range or city-wide planning, except that
it appears to require the initiation of Site Development Plan
Review before the BZA acts or the work presently underway proceeds
further.
cc : Appellants
epj -Appeals .Nov
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