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HomeMy WebLinkAbout2017-06-21-BZA-FINALTOWN OF ULYSSES BOARD OF ZONING APPEALS MEETING MINUTES Wednesday, June 21, 2017 Approved: July 19, 2017 Present: Chair George Tselekis, and board members Andy Hillman, Bob Howarth, David Means, Steve Morreale, and board alternate Cheryl Thompson; Environmental Planner Darby Kiley. Public in Attendance: Mel Russo, Nancy Cool, Fred Cuafell, Joep Bor, Durga Bor, Judith Abrams, Sherman Kelly, Lucy Keeler, Robert Cooper, Nancy Cusumano, Steve Sturdevant, Dan Clement, Tracy Seaman, Pat Seaman, Karen Springer, Chris Hyde, Ken Kearl, Bob Sprole, Vera Vico, Rob Lynch, Lorren Hammond, Dolores Higareda, Nancy Almann, Sally Yates, Adriana Diaz, Gail Mott, Greg Subtelny, Erica Ingleich, James Dunn, M. Lasshorn, Caryn Sheckler, Frost Travis, Rebecca VonBergen, Amanda Kirchgessner, John Vico, June Dunn, Dale Strok, Mike Strok, Chris Burdick, Diane Lynn, Jason Demarest, Carl Mazzocone, Jason Chace, Noy Davis, Brian Davis. Call to Order: 7 p.m. Mr. Tselekis began by saying the evening's public hearing notices were published in the Ithaca Journal on June 15, and many written comments were submitted to and received by the Town, all of which will be part of the record. The hearing will remain open until members of the public have made their comments. Public Hearing: Appeal by Kenneth and Patricia Kearl for area variance(s) under Section 212-54 Lot Area and Yard Requirements of the Town of Ulysses Zoning Law. This is for the purpose of constructing a 10 ft by 18 ft accessory building, where the distance from the lakeshore would be 13 +/- feet, and 40 feet is the required setback for accessory buildings. The property is located in the LS -Lakeshore District at 1513 Taughannock Blvd, Town of Ulysses, Tax Parcel Number is 18.-1-19.8. Mr. Kearl said he has a 25 to 30 -foot wide area by the waterfront where he recently installed a concrete pad to accommodate the proposed storage shed. The pad is located at 385.5 feet elevation, which is two feet above Cayuga Lake's mean high water mark. He is requesting the variance because a cliff prevents him from meeting the setback requirement. The building will serve as a storage shed for lake equipment, like canoes and life vests, and he intends to build a dock as well. Mr. Tselekis reported the Town received correspondences regarding the project (please see written comments included as supplemental documents to these minutes). Mr. Sprole — an immediate neighbor to the north — addressed the Board in support of Mr. Kearl's proposal. He has no objections. Board of Zoning Appeals 2 June 21, 2017 Ms. Higareda, of Bradley Street, said the purpose of the lakefront setback is to buffer against fluctuations in the lake level. It is really questionable that someone would propose a building 13 feet from the lake, she said. The BZA began its review. Mr. Means asked about the precise location of the building on the concrete slab. Mr. Kearl said he intends to place the building on the slab's southwest corner. Further, during the spring's excessive rains, the patio area did not flood, he said, but he would be willing to anchor the proposed building to the patio as a safety precaution. Mr. Howarth asked how close the lake level had come to flooding his property during heavy April rains, and Mr. Kearl said there was some erosion but the lake levels remained roughly 8 to 12 inches from breaching his property. Mr. Howarth reintroduced accepted minutes from the BZA's August 19, 2015 meeting, where Board members reviewed a similar proposal from Mr. Kearl. In that meeting, Mr. Howarth stressed the high likelihood of severe flooding over the next several years, and noted the occurrence of two 100 -year floods over the last 20 years. The proposal poses a high flood risk, and Mr. Howarth cannot support it. Asked if he had a response to the BZA's previous concerns posed at the August 2015 meeting, Mr. Kearl said there is a 5 - percent slope on the patio itself, and he could use pressure -treated wood to build the structure up higher. Part of the concern in 2015 was he did not have a concrete patio in place, but he does now. The storage shed could then be anchored to the patio. If there's potential for a 100 -year flood, that is my risk, Mr. Kearl said, adding that he plans to pursue a DEC permit to install rip wrap along the shoreline to limit erosion. Mr. Morreale said there were also previous concerns with potential pollutants being stored in the shed, posing a contamination risk in the event of flooding. Mr. Kearl said he would ensure no such contaminants would be stored in the shed. Mr. Means noted the BZA had suggested Mr. Kearl have the concrete pad engineered, and it appears that job was well done. He did not feel the concrete pad was going anywhere, and said constructing the shed slightly higher and adding anchors would be favorable. Mr. Kearl said he had previously proposed two buildings on the parcel and was told to consolidate both into a single building and install it on a pad. I followed that advice, he said. Mr. Hillman asked if Mr. Kearl planned to build the storage shed large enough to accommodate a future sauna, as proposed in 2015. Mr. Kearl said yes and that he intends to add a breaker board to control lighting for the future patio and dock area. Responding to a question from Ms. Thompson, Mr. Kearl said he looked at the height of his neighbor's dock to determine the elevation of the concrete pad. Mr. Hillman also cited hardening of the shoreline as a previous concern with Mr. Kearl's proposal. It is a larger concern considering Mr. Kearl plans to add rip -rap to the shoreline, he said. Additionally, electricity was not discussed under the previous proposal for the storage shed. Mr. Kearl said the concrete pad is already installed; there is no further hardening. Further, the installation of a water barrier along the property's lakeside edge does not constitute hardening and should not be under consideration, he said. As for electricity for the storage shed, he reiterated that power will be needed for the future dock. Mr. Morreale felt hardening is an appropriate consideration for the BZA because it has environmental impacts. Mr. Hillman again offered that it sounded like the future plan was for a combination storage shed and sauna, to Board of Zoning Appeals 3 June 21, 2017 which Mr. Kearl said a sauna by the lake is not a bad thing and would enhance the lakefront experience. Mr. Howarth MADE the MOTION, and Mr. Hillman SECONDED the MOTION as follows: The BZA reviewed the record and weighed the benefits to the Applicants against the detriment to the health, safety and welfare of the neighborhood if the variance is granted by considering the five statutory factors. Benefit sought by applicants is to build an accessory located 13 feet instead of 40 feet from the mean high water line: 1. Whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby properties will be created by the granting of the area variances. There are no structures along the lakeshore in the vicinity of the property, so the accessory building would create an undesirable change in the neighborhood. Also the structure may contribute to further shoreline hardening. 2. Whether the benefit sought by the applicant can be achieved by some other method, feasible for the applicant to pursue, other than area variances. A cliff limits how far from the lake the building could be located, however the applicant could store items closer to the house. 3. Whether the requested area variances are substantial. The area variance for the setback -13 ft as opposed to 40 ft - is substantial. 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. The applicant noted that the patio did not flood during high lake levels during this past year, however as noted in our 8/19/15 decision, the additional structures along the lakeshore have an adverse impact on the physical conditions. Specifically several floods have occurred in recent decades to levels well above the proposed floor level on the proposed structure and the site is within the FEMA designated flood zone as documented in the minutes of 8/19/15 meeting of the Board of Zoning Appeals. 5. Whether the alleged difficulty was self-created. The difficulty is self-created because the applicant is choosing to build the building along the shoreline. 6. Considering all of the statutory factors set forth above, the Board of Zoning Appeals concludes as follows, the accessory building may have a negative impact on the character of the neighborhood, the cliff limits other location options along the shoreline but there are options closer to the house, setback variance is substantial, the construction of a building along the Board of Zoning Appeals 4 June 21, 2017 shoreline will adversely affect the environmental and physical conditions, and difficulty is self- created. Therefore the benefits to the applicants do not outweigh the detriment to the health, safety and welfare of the neighborhood. For the reasons set forth above, and upon the evidence, law and facts, it is the opinion of the BZA that the appeal for an area variance be denied. The vote was as follows: Mr. Tselekis AYE Mr. Hillman AYE Mr. Howarth AYE Mr. Means NAY Mr. Morreale AYE Result: Variance denied Mr. Kearl said he disagreed with the decision and that the intent of the shed is to keep recreation equipment out of sight. He will move ahead with building a dock and protecting his property. He left the meeting at 7:27 p.m. SEOR Determination and Public Hearin: Appeal by TFI Landco, LLC for area variances under Section 212-122 Standards for Signs for the B1 -Business District of the Town of Ulysses Zoning Law. The property is located at 2030 Gorge Rd, Town of Ulysses, Tax Parcel Numbers are 14.4-11, 14.-3-18.1, and 14.-3-18.2. Signs — For the purpose of installing new and replacing existing signs on the three parcels of the Inn at Taughannock, the applicant is pursuing the following area variances: On Tax Parcel Number 14.-1-11 on the north side of Gorge Rd, the proposal includes three (3) business directional signs and two (2) freestanding signs. The zoning law allows for no more than two (2) business directional signs per parcel, and business directional signs are limited to six (6) feet in height and six (6) square feet. Sign #1, a business directional sign on the northern boundary with Taughannock Falls State Park, is proposed to be 14.3 feet tall with a surface area of 35.7 square feet. Sign #4, the second business directional sign to be located on the western Inn entrance on Gorge Rd, would have a height of 7.4 feet and surface area of 20.5 square feet. Sign #5, the third business directional sign to be located at the eastern Inn entrance on Gorge Rd, would have a height of 12.8 feet and surface area of 35.8 square feet. The zoning law allows for one freestanding sign with a height limit of 15 feet and area of 24 square feet. The applicant is proposing two (2) freestanding signs. Sign #2 would be parallel to Trumansburg Rd with a height of six (6) feet and a surface area of 133.5 square feet. Sign #3 would replace the existing sign at the corner of Taughannock Blvd and Gorge Rd. The sign is proposed to be 14.9 feet tall with a surface area of 104.4 square feet. Board of Zoning Appeals 5 June 21, 2017 On Tax Parcel Number 14.-3-18.2 on the south side of Gorge Rd, eastern parcel, the proposal includes one business directional sign and one freestanding sign. Sign #6, a business directional sign at the driveway entrance for the Lakeview building, would have a height of 9.0 feet and surface area of 24.8 square feet, exceeding both the height and surface area requirements. Sign #10, a freestanding sign to be located along Taughannock Blvd south of Gorge Rd, would have a height of 8.1 feet and surface area of 23.8 square feet and meets the zoning requirements. Public Hearing: Appeal by TFI Landco, LLC for area variances under Section 212-92 D, 212- 92 E, 212-92 G, and 212-120 B(3). The property is located at 2030 Gorge Rd, Town of Ulysses, Tax Parcel Numbers are 14.-1-11 in the B1 -Business District of the Town of Ulysses. Setbacks — For the purpose of constructing a new building between Gorge Rd and the existing main inn building, the proposed building, referred to as the gatehouse and stables, would not meet the required 30 foot front yard setback at the Gorge Rd right of way. The proposed building would be located as close as 1.4 feet to the right of way and 1.7 feet to a side yard that borders New York State Parks parcel at the corner of Taughannock Blvd and Gorge Rd. The required side yard setback is 15 feet. Height — The maximum building height in the B 1 -Business District is 32 feet, and building height is defined as the distance from the average grade level to the highest point of a building. The proposed building would have a height of 46.1 feet so a variance for the additional 14.1 feet is needed. A cupola is proposed for the top of the existing Inn. This will increase the existing building height by 6.75 feet from 57.8 feet inches to 64.6 feet. Noise — The applicant is requesting a variance to the noise standard of zoning code section 212- 120 B(3), which states that the sound at a boundary of the property changes at 11:00 p.m. from a permitted limit prior to 11:00 p.m. of 90 dBa to a limit after 11:00 p.m. of 55 dBa. The applicant would like to extend the 90 dBa limit to 1:30 a.m. Mr. Mazzocone began with an extensive review of the project, its history and explained his relationship to the Ithaca and Trumansburg area. He spent a year weighing the financials of the Inn business and researching the area before purchasing the Inn in February 2013. Since then, he has spent each day restoring it since the Inn was in terrible condition, and he felt the Inn was an underutilized asset to the community, a true landmark. The Inn is a place where thousands took their first job, had their first date, and celebrated anniversaries; it is a public house for all people. We want to host events like weddings and cocktail parties, he said, because that is the business we need to succeed. He said he hopes people here can drop any hostilities they might have and look at this business as a friend to the community. Thus far, Mr. Mazzocone said he has spent $1 million fixing priority items at the Inn. The Sheridans owned the Inn for 20 years and did the best they could, but did not make the kind of money necessary to reinvest into the business. A great hotel needs to upgrade every five to 10 years to remain successful. He urged community members to visit the Inn. A path to the park has already been installed, and the Inn hosts an annual Fourth of July fireworks show; people seem to love the recent updates, but he said he needs this new construction. This latest project is a reiteration of an original proposal from a Los Angeles architect who designed a large event center. However, after meeting with local architect Board of Zoning Appeals 6 June 21, 2017 Jason Demarest, the original design was scaled back. Mr. Mazzocone said he proposed the project the correct way — by inquiring first with Ms. Kiley. Lastly, he said people have written things about him that are not true. He has been referred to as the "Hollywood guy" but has a history with the area. He attended Ithaca College from 1977 to 1981 and while working in Los Angeles hired more than 50 interns from his alma matter and placed them in jobs. He has lectured at the college's film school and has family members who have attended school here. He has read several of the neighbors' letters, and there is a certain level of hysteria. He understands the concern. He said he does not want to destroy anyone's life or property and asks that the audience hear his proposal. At this time, Mr. Demarest led a thorough overview of the project proposal, covering each variance request. In regard to the Stables building, he said the applicant wishes to have ample space between the Stables and the Inn and avoid having to cut down an old gingko tree, thus the variance for the setback. Mr. Mazzocone added that the 1.5 feet distance is from the Stables to the Department of Transportation's right of way, not the roadway. That still leaves nearly 20 feet of space between the building and the roadway. It is an insignificant request, he said. As for the signage variances, Mr. Mazzocone said the previous Inn owner was limited by the current sign law. The Inn is a hotel and needs appropriate signage. Mr. Demarest said frequency of truck deliveries at the Inn will be unchanged over the current schedule; trucks will simply be delivering more food supplies per trip. He noted current zoning allows for a 70 percent maximum lot coverage area, and the proposed Inn in total is about 30 percent. The applicant wishes to retain the lawn areas, trees and open space. Returning to the setback variance, Mr. Demarest reiterated Mr. Mazzocone's earlier statement that there will still be roughly 20 feet of space between the Stables building and the Gorge Road roadway. He noted the Stables will not impact or obstruct anyone's view and made the point that increased density close to the roadway typically causes motorists to slow down. In regard to the height variance, he found it unusual that the Town of Ulysses does not exempt spires and cupolas since many municipalities do. These architectural features add beauty. Displaying aerial shots and 3D mock-ups, Mr. Demarest again noted the Inn's total 50,000 square foot footprint and compared it to several nearby Taughannock Park parking areas that are anywhere from 35,000 to as much as 53,000 square feet of footprint. A nearby home construction has 26,000 square feet of footprint. It is hard to take when we are told the Inn proposal is too big, he said. Returning to the sign variances, Mr. Demarest said Fred Bonn of the State Parks seemed to be supportive of the sign proposal. Mr. Mazzocone feels the Town zoning is written with a Main- Street aesthetic in mind. With three driveways and commuters on Route 89, the Inn needs appropriate signage and the variance requests should be granted considering the size of the property. This is not a normal business. Board of Zoning Appeals 7 June 21, 2017 Referencing concerns from neighbors over potential noise, Mr. Mazzocone said he does not want to disturb your lives; this will not be Grassroots, but a wedding band and a DJ. If wedding guests want to come to the Inn and dance until 1:30 a.m., he wants to make that happen. He said he is confident neighbors will not hear music. At the recent Trumansburg Porchfest, he hired a band to play outside and sent a coworker up the road to gauge volume. The coworker, in attendance, said he heard no music, only cars driving by. Mr. Mazzocone said he is ultimately responsible for everything that happens at the Inn and believes he can self -police any noise concerns because he already does it. The Inn has a small bar, and last call is at 10:30 p.m. Saturday. There are guests upstairs. This is the insurance policy you have that noise will never become a nuisance. He concluded by saying he will give his cellphone number to every neighbor within one mile, and they can call him personally if they hear music coming from the Inn. He will take care of it. The presentation concluded at 8:45 p.m. At this time, Mr. Tselekis welcomed members of the public to offer their comments. Several written comments were submitted and are included as supplemental documents to these minutes. Ms. Springer, of Swamp College Road, said her daughter was recently married and had to leave the area to find a wedding venue. It is important to consider how important the Inn is to younger people. Also, the current signage is horrible and makes the Inn's driveway off Route 89 difficult to find. Citing neighbors' concerns with traffic and safety, she proposed reducing the speed limit in the area near the Inn. Mr. Kelly, of Taughannock Boulevard, said he is concerned about the potential for excessive noise at the Inn. During the summer, the Park hosts eight outdoor concerts from 7 to 9 p.m. and campers are required to comply with quiet hours from 10 p.m. to 7 a.m. The Inn's request for a 1:30 a.m. extension is a glaring violation of Park policy and a significant disruption to the peaceful neighborhood. Sound carries on the lakeshore; it is disingenuous to characterize any noise as negligible or no louder than a bird call. The applicants should fund a sound study. Ms. Abrams, of Taughannock Boulevard, cited the potential for increased traffic as her major concern. There will be many more visitors and more vehicles. The Inn is counting on park visitors for business at the grill and ice cream parlor. These customers — including children — will be crossing a state highway. There have been several accidents on Route 89 in the 45 -mph area. A member of the audience asked Mr. Mazzocone what the tent roof will be made of. He said a typical fabric for a large tent, like a plastic. Ms. Kirchgessner, of Jacksonville Road, said she worked at a Lansing business that had late- night music. The business was easily able to comply with a 10 p.m. music cut-off. The Town needs to consider safety of the neighborhood and people along Route 89. She has no objection to expanding the Inn. Ms. Bor, of Willow Creek Road, spoke out against noise. Willow Creek already hears outdoor music from the Inn. The tent will not shield noise; she said she can hear bands from Northpoint. She invited any Board member to her house to hear it for themselves. She called the setback Board of Zoning Appeals 8 June 21, 2017 variance for the Stables preposterous, considering Gorge Road is steep and curvy. A structure so close to the road is a safety hazard. Ms. Higareda, of Bradley Street, said the essence of these requests is more than feet and inches; it is the commercialization of the park. The Inn would parasitically operate at the expense of a long line of tradition at the Park, where many memories have been made. The area has no shortage of restaurants and bars, while there is only one Taughannock Park, a haven away from commercial life. She is against the large sign proposed at the front of the Inn, and proposed moving the Stables to the other side of Gorge Road. A resident read a letter on behalf of Stan Stewart, of Kraft Road, who wrote that there is no reason to approve the variances. He can hear people talking and the sounds of jet skis at Myers Park, across the lake. Building height, traffic, noise are all concerns; signs can be reduced. The Park serves as a rare public access point to the lake. Having an arcade, salon and other businesses does not fit with the character of the Park. Mr. Clement, of Taughannock Boulevard, said the Inn has the same zoning as a liquor store. The applicants are trying to force as much development as possible. Setbacks were created for a reason; a larger return on investment is not a justification for granting the variance. He suggested the Inn will take income away from the Park by granting free admission on account of its close proximity. Mr. Strok said he likes the design somewhat and believes it to be attractive. However, he is concerned about noise and wonders if the tent structure can contain live music. He would like to see a noise study before a decision is made. Dr. Almann, of Willow Creek Road, said she supports the Inn development as long as the project does not exceed current zoning. Having purchased properties before, she said her offers were contingent on variance requests. It would have been incumbent on the applicant to do the same. The scale of the project is indicative of the number of pages of variance requests. It is too large. She spoke with three wedding venues who self -regulate live music at 10 p.m., with one owner quoted as saying there is no reason to play music after 10 p.m. Music is best kept inside but not in a tent. The noise variance extension to 1:30 a.m. is a substantial change. The Inn will be in direct conflict with existing Park businesses. She cautioned the Board to consider that any granted variance from this proposal opens the door for future businesses to request similar variances. Mr. Lynch read a statement on the behalf of Morris Klein, who argued the applicant has failed to show just cause for the setback variance. Elsewhere, there is no justification to extend live music until 1:30 a.m. Noise carries across the lake and could be a potential problem for east -side lakeshore property owners. Ms. Cool read a statement on behalf of Sarah Adams, who requested the BZA deny the variances for setback, height, sign and noise. Historically, Ms. Adams argued, variance requests are intended to remedy a defect that is not self-created. This is not the case with the Inn proposal. The setback variance alone is substantial and could negatively affect the neighborhood. Safety Board of Zoning Appeals 9 June 21, 2017 and noise are other concerns which New York State law requests justification. The proximity of the Inn to Taughannock Park makes the variance requests of even greater concern because we all have a stake in preserving this natural resource. These hardships prompting the variance requests are self-created. Ms. Cusumano, of Dubois Road, spoke against the noise variance request. She noted topography, temperature and elevation can affect how far noise carries. There needs to be a sound study from an engineer. Allowing bands to play late at the Inn would mean there would be no grounds to deny similar requests from Town bars and live music venues. Mr. Bor, of Willow Creek Road, said he is concerned about noise and traffic, calling the noise variance unacceptable even despite the applicant's guarantees. He is not convinced the Inn expansion will benefit the community and believes it would substantially change the neighborhood. The Inn is a business enterprise to generate money for the applicant, not the community. Mr. Burdick lives within a mile of the Inn, is a frequent customer at the restaurant, and spoke in support of the proposal. He said he experiences the traffic issues on a daily basis. People will be crossing Route 89 regardless of what is happening at the Inn. The Inn benefits the community. Mr. Seaman, of Willow Creek Road, spoke in support of Mr. Mazzocone's proposal. The question is whether the expansion is done exceptionally well or not as good as it could be. Mr. Mazzocone has made it clear — the expansion is necessary from a business standpoint. The variances will make the project that much nicer. Mr. Hammond, of Frontenac Road, has a design and woodworking business locally and supports the proposal. The Inn is a place we all care about, and for it to be maintained, it needs to be profit -generating. Mr. Mazzocone hired Mr. Hammond's company, and Mr. Hammond was impressed by his level of involvement and eye for detail. At every turn, he chose the best, most historically accurate improvements, Mr. Hammond said. The Inn is in good hands. Ms. Diaz, of Taughannock Boulevard, said many of the people speaking tonight are retired. She felt thought should be given to younger generations who work at the Inn. There is not much in the area to support jobs for younger people. Mr. Strok said he finds the plans spectacular but has concerns with the noise. Seated on his deck, he said he can hear bands playing in the Park. To request a time extension to 1:30 a.m. is not realistic. A noise study should be commissioned by Mr. Mazzocone if he would like to proceed. Ms. VonBergen, of Willow Creek Road, has a business in Ithaca and appreciates what Mr. Mazzocone has proposed. It is a large project but taken as a whole, she likes it. Her concern is with the noise. She had her wedding on Canandaigua Lake, and people who wanted to party afterward went to the bar. What Mr. Mazzocone has proposed is not a hardship. Mr. Lasshorn, of Van Doren Beach Road, spoke in support, calling Mr. Mazzocone a class act. Board of Zoning Appeals 10 June 21, 2017 Mr. Travis, of Ithaca, sees the proposal as a synergy of the Inn and the Park, providing more amenities to hikers. It would not take away business concessions at the Park. Mr. Mazzocone is a class act, he said, meticulous and with a keen eye toward historic preservation, which happens to be expensive. The only way to restore the building is to grow the business. Preserving the gingko tree is worth granting the variance; signs will help. He noted that the Inn at Aurora, another area wedding venue, has a year-long wait list. There is a huge demand for this kind of business. Mr. Cooper said the Inn is not an asset to all of us, but rather an opportunity for Mr. Mazzocone. The asset is the nature that surrounds the building. One person's vision should not be taken into account when granting variances. That many signs are unnecessary, considering people use their phones now for directions. Noise is also a concern. To grant the variance because he has a vision means the Board will have to review the vision behind every variance request. Ms. Lynn applauded Mr. Mazzocone's work, but noted the project will impact the neighborhood. She said she is grateful that the Board will review the project. A resident stressed traffic concerns and said it has gotten so bad she is considering selling her house. She thinks the expansion does not match the existing structure that well. She is concerned about traffic on Route 89, additional trucks and how that will impact tourism and wineries. The Park should stay the way it is. Ms. Moss, of Taughannock Boulevard, said she has been to the Inn many times and called the Inn a beautiful thing. Mr. Mazzocone could be expanding the Inn within the parameters of current zoning, but there would still be more traffic. The variances will make the property more beautiful. Public comments finished at 9:39 p.m. Mr. Howarth, who said he would miss the next meeting, questioned Mr. Demarest about the sound analysis used to estimate potential noise. A website was used, and Mr. Howarth was certain the data plugged into the website was incorrect. Mr. Howarth used two similar online decibel calculators and discovered that to arrive at Mr. Demarest's figures, he had to put in inaccurate numbers that greatly underestimated decibel readings. Mr. Morreale felt similarly that the numbers were way off. The Board briefly discussed process. Mr. Hillman MADE the MOTION to adjourn the public hearing until next meeting, and Mr. Howarth SECONDED the MOTION. The vote was unanimously carried. Mr. Howarth MADE the MOTION to accept the May 17, 2017 meeting minutes, and Mr. Means SECONDED the MOTION. The vote was unanimously carried. Mr. Morreale MADE the MOTION to adjourn, and Mr. Howarth SECONDED the MOTION. The vote was unanimously carried. Board of Zoning Appeals 11 June 21, 2017 Meeting adjourned at 9:45 p.m. Respectfully submitted by Louis A. DiPietro on June 29, 2017.