HomeMy WebLinkAboutMN-PDB-1994-03-22 D R A F T
Board of Planning and Development
MINUTES
March 22, 1994
Present: A. Clavel, S.Blumenthal, C.Peterson,J. Schroeder,D.Rusoff,D Kay(Chair). Staff.•
H.M. Van Cort, E.Jacobs.
The meeting was called to order at 7:35 p.m.
1. Privilege of the Floor.
Jim Bilinski, owner of 109-111 N. Cayuga, spoke about the area variance being requested
by the owner of the Masonic Temple. He cited issues of building aesthetics, and fire
safety,which he felt violates the,character and aesthetic integrity of a very historic
corridor.
2. Public Hearing and Final Subdivision Approval
720 S.Meadow Street/Colbert.
Van Cort recommended that the subdivision be approved subject to an opinion from the
attorney regarding a zoning variance. After a public hearing was held in which no member
of the public came to address the Board, Schroeder, seconded by Rusoff,moved the
following resolution for final subdivision approval.
Whereas, Conditional Approval was given February 22, 1994 to a proposed subdivision
of property at 720 S. Meadow St.,tax parcel 102-1-1, into two parcels of approximately
3.27 and 2.93 acres,the latter being a `flag' lot with 50 (fifty)feet of frontage on Meadow
St., and
Whereas,applicant now requests final Subdivision Approval, of a modified layout in
which a permanent easement replaces the fifty-foot-wide (50') strip which would have
given the `flag' lot the street frontage required under city,zoning regulations, §325-8, and
Whereas,a Public Hearing has been duly scheduled,advertised and held, and any and all
comments or information presented thereat has been considered by the Board along with
the application and related materials, and
Whereas,it appears that all required information and materials have been submitted and
are in order,except a mylar or other recordable copy of the final plat,prepared in
accordance with the Subdivision Regulations of the City of Ithaca,and.
Whereas,the modification of the subdivision layout would create a parcel that does not
conform to zoning regulations,be it
Minutes of March 22, 1994 -2-
Resolved that Final Approval is given to the subdivision described on a map titled"Survey
Map--portion of Lands of Ufair Realty Corp.,"etc., dated Mar. 23, 1978, amended Jan.
22, 1979 and Mar. 16, 1994,by T. G. Miller,PC, which approval is subject to:
receipt of a final subdivision plat prepared in accordance with all applicable requirements
of the subdivision ordinance of the City of Ithaca for such documents, and
grant of a zoning variance to the requirement for minimum lot width at street line,if
required
which conditions must be met before the plat approval may be certified and become
effective.
Motion for final subdivision approval carried 6-0.
3. Preliminary Site Plan Review/Environmental Review/Continuation of Public Hearing
West Inlet 2 Development Proposal/Floral Ave./Weisburd.
Tree protection for gully. No individual resident will have the right to cut trees. They will
put in more parking if the demand arises. Stabilization measures will be taken.
Public hearing was reopened. Dirk Galbraith, attorney representing Glenside neighbors,
made comments concerning the Environmental Assessment of the project. neighborhood
environmental impact is the same as project two years ago,in particular, he pointed out
what he felt were discrepancies in Part 2 of the LEAF. EAF should be prepared by
someone who does not have an interest. Base review on the existing condition.
Density and impervious surfaces,road was put in illegally,protection of the Inlet,mud
pouring off site, should have an interest in the environment and the neighborhood,traffic
and speed, think about children,country character
Weisburd. Issue of whether to consider the site before or after stuff was done. Different
project than last time. Project will improve drainage, stabilization. Put it on the record
that this project does not exceed any thresholds regarding the LEAF. Was work legally
performed.
Public hearing adjourned.
4. Wal-Mart. Blumenthal, seconded by Schroeder,moved to request an additional 30days
to review completeness of DEIS. Passed unanimously.
5. Old Business
Local Law amending Section 4-23 of the City Code regarding the Planning Board.
Moved by Clavel, seconded by Schroeder,passed 4-2(Kay,Peterson opposed) See
attached.
Minutes of March 22, 1994 -3-
Downtown Design Plan-- deferred
6. Zoning Appeals
Planning Board made comments on the following appeals.
Appeal 2215, Special Permit for Accessory Apartment at 627 Warren PL in an R-1a zone,
appears to meet all conditions, subject to BZA determination of neighborhood impact(ref.
Sec. 325-1OH).
Appeal 2218,Use and Area Variances for conversion of two-family house at 228 Wood
St., in an R-2b zone, to owner-occupied, bed-and-breakfast and an apartment, appears to
be a matter of significant neighborhood impact in that it would allow a use that is clearly
commercial in a residential zone. In addition,the applicant has not demonstrated any
hardship in complying with the Zoning Ordinance.
Appeal 2214,Area Variance to permit the conversion of the existing fraternal lodge to a
multi-tenant facility at 115-117 N.,Cayuga St.,in the CBD-60 zone,with the addition of
two buildings for retail uses would,in the opinion of the Board,have a significant negative
effect on its surrounding neighborhood for the following reasons. The corner of Seneca
and Cayuga Street is of considerable historic significance. Three of the corners are
occupied by buildings of architectural and historic merit. The proposed additions violate
the integrity of the former Masonic Temple and would detract from the appearance of the
area. Even disregarding historic context,it is arguable that the proposed design is not
architecturally coherent with the existing building.The Board also is concerned that the
proposed addition would have a negative impact in terms of fire protection,eliminating as
it does the alley way between the Masonic Temple and its neighbor to the south.
epj-Mar22min.doc(12/13/95)
Glenside
Neighborhood
Association
DATE: March 18, 1994
TO: City of Ithaca' s Board of Planning and Development
FROM: Dan Aneshansley
President of Glenside Neighborhood Association
RE: West Inlet 2 Development Proposal
The Board of the Glenside Neighborhood Association has reviewed
the plans presented at last month' s meeting of the Board, the
comments of the Conservation Advisory Council, the comments made
at last month's public hearing, and communicated with a number of
the members of the association. Based upon this, we would off-er
for consideration of the board the following comments :
The new design has elements that members have found to be more
acceptable than the first plan. Unfortunately, the new design
has some of the problems that were inherent in the original
design and to some degree even more so.
The size of the project is now 32 units whereas the original
project was 27 . This is by far the major concern as places
additional stress on all the problem areas .
with respect to the environmental concerns, we are in total
agreement with the Conservation Advisory Council' s (CAC) EAF
Subcommittee report and support a positive declaration unless the
terms specified by the CAC are met .
Besides the environmental concerns as addressed by CAC, we have
a variety of other concerns that relate to utilities and other
human conditions .
1 . It appears that the storm sewers in this area are not
designed properly so that all the runoff from this project must
be put into the creek that runs between the property of two of
our members .
2 . This development will place an additional demand for
water on a system to which all our association members are
connected and appears to serve other developing areas of the Town
of Ithaca. The same can be said for the sanitary sewer system.
3 . There is no space in the proposal for recreational areas .
This site is not like downtown with sidewalks and easy access to
recreational areas .
4 . Parking as designed is inadequate .
5 . Increased traffic and safety issues at new intersection
as well winter treatment of road.
We believe that these issues indicate a development
that should be of a lower density with the number of
structures being limited to 10 to 12 with between 20
and 24 living units .
494 Five Mile Drive, Ithaca, New York 14850
(607) 273-5824