HomeMy WebLinkAboutMN-BZA-1983-01-10 ! I
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BOARD OF ZONING APPEALS �
CITY COURT
CITY` OF ITHACA
JANUARY 10, 1983
TABLE OF CONTENTS
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APPEAL NO. 1475 Collegetown Motor Lodge HELD OVER BY PL. BD.
312 College Avenue
APPEAL NO. 1476 : Judith Jackson, Roger $ Theresa
Garrison
415 Elm Street WITHDRAWN
APPEAL 1477 : Block 99 Partnership (Ramada Inn)
222 South Cayuga Street
TO BE REHEARD AT THE FEB. 83 HEARING
APPEAL 1478 : Ithaca College 3 i
116 Coddington Road
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APPEAL 1478 : Executive Session 17 I
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CERTIFICATE OF RECORDING SECRETARY 16
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BOARD OF ZONING APPEALS
CITY COURT j
CITY OF ITHACA
!� JANUARY 10 , 1983
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SECRETARY HOARD: I 'd like to call this meeting to order. This is!
�j the first meeting of the new year so I , as Building Commissioner
and Secretary to this Board, call this meeting to order rather
It than a chairman. First order of business is to elect a chairman.
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This is the January 10 , 1983 meeting of the Board of Zoning Appeal .
The members of the Board that are here are:
Charles Weaver
Bette Bagnardi
` Michael Tomlan
Bea Brownell
Thomas Hoard, Secretary to the
Board and Building Commissioner
Barbara Ruane , Recording Secy
II) ABSENT: Peggy Haine
j` Donna Ward
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The first order of business then is to call for nominations from i
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members of the Board for a chairman.
MS. BAGNARDI : I would like to nominate Charles Weaver to continue
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as chairman of the Board.
MR. TOMLAN: I second the motion.
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SECRETARY HOARD: Alright, we have a first and a second for Mr.
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� Weaver, any other nominations? Can I have a motion to close the
nominations?
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MR. TOMLAN: So move.
!j SECRETARY HOARD: All in favor? 3 Ayes
j SECRETARY HOARD: Any opposed? none . Chairman Weaver the floor
is yours.
II CHAIRMAN WEAVER: Thank you. This is a formal hearing by the Board
i of Zoning Appeals in the matter of several issues as listed in the
notice. The Board operates under the provisions of the City Char-!,
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ter of the City of Ithaca and of the provisions of the Zoning Or-
dinance. The Board shall not be bound by strict rules of evidence
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!i in the conduct of this hearing but the determination shall be founj-
j� ded upon sufficient legal evidence to sustain their opinion. The
` Board requests that all participants identify themselves as to
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ii name and address and confine their discussion to the pertinent
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facts of the case under consideration. We also will ask you to
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come forward and we will hear these cases in the order in which
they appear in the official notice. Upon hearing all of the cases ,
we will then go into executive session upon the completion of the
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lexecutive session the Board will reconvene and its decisions will
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be made public. For those of you who do not wish to wait until
after our deliberations , you may call at the office of the Build- I
ing Commissioner during office hours any business day and you can
get the notification over the telephone . So I believe we are
ready. Also, before we proceed further you've all had a copy of
the rules and regulations of the Board and our first order of
business is of course, is to approve them before we proceed.
MS. BAGNARDI: I so move .
MR. TOMLA,N: Second.
CHAIRMAN WEAVER: Those in favor? 3 Ayes . So we will now
= have the first case.
SECRETARY HOARD: There are two cases that have been - that will
not be heard tonight that were on the agenda. I 'd like to announc�
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i those in case anybody here has come for those appeals . Appeal 147
- the Appeal of Collegetown Motor Lodge for 312 College Avenue has
been held over by the Planning Board so that will be before this
Board next month. The second one, appeal number 1476 , the appeal
of Judith Jackson and Roger and Theresa Garrison for the bed and
'I breakfast operation at 415 Elm Street has been withdrawn by the
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appellants. So the next appeal that is on the agenda tonight is
appeal number 1477 ; Appeal of Block 99 Partnership for an area
variance under Section 30 .49 and Section
30 . 25 , Columns 4 , 8 , 9 , 13 and 14 for de-
ficient off street parking, number of
stories and building height exceeding the
maximums permitted, and deficient setbacks
for one side yard and the rear yard, to
permit the construction of an eight-story
addition to the existing hotel at 222 SoutY
Cayuga Street (Ramada Inn) . The property i
i is located in an B-2 use district , in
which the proposed use is permitted; however,
under Section 30 . 49 the appellants must ob-
tain an area variance for the listed defi-
ciencies before a building permit can be
issued for the addition. I
NOTE: The testimony heard on this appeal is not valid. It will be
heard at the February 7 , 1983 hearing.
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SECRETARY HOARD: The next case then is appeal number 1478 :
i� Appeal of Ithaca College for a use variance under Se(c-
�,� tion 30 . 25, Column 2 (permitted uses) and an area
II variance under Section 30 . 25 , Columns 10 and 13 for
deficiencies in maximum lot coverage, and minimum i
setback for one sideyard to permit the construction
of a two-story service building at 116 Coddington
ff' Road. The property is located in an R-2a use distri4,
!j in which the proposed use as a service building is npt
i, permitted; therefore the appellants must obtain a use
variance for the proposed use as well as an area var
ance for lot coverage and sideyard deficiencies befole-
a building permit can be issued for the proposed
(� building.
MR. SALM: I am Tom Salm, I 'v Vice President for Business at Ithac4
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( College and I have a handout here that you might find helpful . Mr�
Downing is the architect on this project . If I might just very
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quickly explain what you have - Bill would it be better to do it j
( from there I guess , to start with, then we can go to the small
drawing. Why don' t you explain that.
,, MR. DOWNING : Well the small corner that we are at Coddington Road'
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Coddington Road is - this is route 96 , this is Coddington Road
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right here - this is a complex of service buildings (pointing to
`I map) presently owned by the College and the main campus is back ups
in this direction. This is the property line - this is the City
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line. Right across through here there is a power line which we mu t
stay away from - fifty feet on either side and this is the building
lth.at we are hoping to get an exception for. j
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jMR. SALM: The city-town line is this dotted line right along here !
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that it really faces right at that property line all of the
! buildings entirely on the City side rather than on the Town side
! which would be up here.
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11CHAIRMAN WEAVER: Can you identify the red line?
( MR. SALM: The red line here is the property line - Ithaca College !
l, property line and the City of Ithaca property line. This is the
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City of Ithaca water tower here. This red line is a right-of-way
+' for NY`SE&G. These are power lines running up here that you can
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lightly see. We have to stay away fifty feet from that center
! line - that is the red center line on the right--of-way from those
power lines . This building is our physical plant and security build-
�ling , this is a garage , this is a ground storage building which has ;
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primarily grounds equipment in it, this is another grounds storage
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building up here. These are butler type buildings , these two - yo4
know - metal construction. This is a brick building down here -
it is basically an office building - our security dispatchers are
here. The entrance to the property is by this road. We currently)
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�) have many of our service trucks who come and go by this road as we�l
i! as tractor trailer trucks depending on whether they are delivering
to this part of the campus . We do have a warehouse up on campus
I� that is substandard and some eighteen wheelers will come in the
main entrance off of Danby Road where the circle is but it is
r mixed - depending on whether they are going to be delivering down
Ihere at the physical plant area or stometimes up on the upper part
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of the campus . I
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MR. DOWNING: Which properties do you own along Coddington Road? I
i� MR. SALM: The properties that the College owns along Coddington
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i Road I believe is this one and this one (pointing to map) . We
t had a neighbor who would be right off here -- it is on your maps
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1ithere if you look.. The two that the College owns the two prop-
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ii erties going down Coddington are 110 and 116 the two small j
blocks to the left of the proposed building . Then you will see
i one that is vacant - that doesn't have a number on it that is !
a neighbor.
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MS. BROWNELL: Is that th-e nearest neighbor?
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i MR, SALM. That is the nearest neighbor, correct. Then the Cod-
dington Restaurant .. there is a vacant lot, then the parking lot
for the Coddington Restaurant and the Coddington Restaurant that I
you will see there. The purpose of the building - quickly and
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you will see this on the second page is really three-fold. We !vl
had a problem at the College for a number of years of not having
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(' a proper central receiving facility where all shipments to the Col'
lege would come in, regardless of what those might be. Second
problem that we have had, is that of simply storage where we
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�I could centrally store items , both in cold storage and heated
storage for distribution throughout the campus . And the third
I problem that we have had is our physical plant craft shops have
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�ibeen scattered out pretty much all around the campus and we hope
� to, in this structure pull together all of the physical plant
kraft shops in one location. Some of that space that would be i
( vacated would be then used for academic purposes such as dance
and theatre and our studio art department up in the Ceracche
building. You turn to the second page we have a couple different
proposed interiors at this stage of the game and it hasn't been
finally decided but you see basically the layout . To the right
would be the shops, a small portion in the center that would be
' offices and a lunch room and laboratories for the physical plant
staff. In the left central section would be storage , heated
storage where also we would be distributing goods out to the
campus . Everything from light bulbs to electric motors , things of
that nature and then on the extreme left a cold storage space .
The third page is simply an elevation that gives you an idea of
what the building would look like , The reason that we chose this
particular site many years ago when fithaca College was started
and there was a bargain struck, before my time , to put the physica
plant type of functions far enough away from the main cmapus so
they could not be seen from the Tower Club , or at least I am told
that now whether that is true or not I don' t know. So as a
result many of our physical plant functions ended up down in this
area. The main administrative offices are in the masonry building
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right at the edge of Coddington Road and many of the other functions
take place in the garages and the storage areas . We chose this
site to keep it contiguous with. the existing buildings and in
part chose this site because we had the best grade , We have a
number of rock
problems at various places and a number of grade
problems. Even at this site we have a fourteen foot draw bill
from one end of the building to the other and a cost consideration
in terms of getting utilities if we went on up that campus road
getting eighteen wheeler trucks in there, The other idea, of
course, was to buffer behind us and have all of the traffic coming
in on the right side as you look at that map so it would be in on
the campus side so neighbors would not be disturbed by the trucks
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; coming in there - they would be buffered by that.
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SMR. DOWNING : An alternative site which would be in the Town and
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., would be permissible - would be right in this location. The dis-
advantage of that site from the standpoint of the city, or people
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,; living in this area, is that the truck traffic then would be audible
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from the neighborhood whereas with the large building buffering
Il those backing and pulling out of tractor trailers . I don't
1� think you would hear anywhere near as much sound in this general
�ineighborhood. Of course the fact that the city water tank is ther4
would suggest that the building would have very little impact on
lits immediate neighbors . The big flaw in the ointment here is the
' fact that this power line - which serves south hill or whatever,
goes right through the Ithaca College property and makes part of
` their land unusable - a hundred foot strip right on up through.
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'MS. BAGNARDI: How many of these tractor trailer trucks are coming
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in weekly?
MR. SALM: We estimate about two a day will be coming in. Much
',more of the traffic that we generate will be traffic that will be
traveling on up that road to the campus and there will be our
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�jservice trucks that would be coming and going from the garages -
Ilthat basically occurs now - our moving trucks up and down - our
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Iigarbage truck, which is all of those vehicles are parked down in
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ithis area currently. The tractor trailers - maybe two a day is
about what we expect.
IMS . BROWNELL: You are not going to be doing anything like that at
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Inight?
11MR. SALM: At night? Not tractor trailer type of delivery, no.
'Not any more than we currently have. Again we do have maintenance
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people who are on in the evening and they pick up their vehicles
there now in that existing area as well as our custodians coming I
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and going come in to that area but in terms of change in the
Iitraffic, no we don' t anticipate any major change in the traffic
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,!pattern. Again, you've got to remember that ' s the locust for all;
!the physical plant activity basically at the current time.
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�MS, BAGNARDI : How is Ithaca College Heated?
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SMR. SALM: How is Ithaca College heated?
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MS . BAGNARDI: I was thinking about the coal trucks that are
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If giving - that plague the residences in Belle Sherman and East Hill .
ii MR. SALM: The coal trucks?
MS . BAGNARDI : The coal trucks going up and down State Street .
MR. SALM: We areall natural gas and a little bit of electricity -
no coal . There was a study done several years ago about possibly
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putting in a coal fired central heating plant but it was too ex-
pensive. No coal .
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MS . BAGNARDI : Okay. But we do have that problem in Belle Sherman
MS. BROWNELL: Didn' t I read something about shrubbery for your
( neighbors or something like that?
iIMR. SALM: Yes you did, in fact the one neighbor who came to the
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lPlanning Board, Diana Drucker, who , on this map again, who was -
is that first property that is diagonally off that left hand corner
right there and with the Planning Board' s approval , she and I
agreed that we would be glad to put up some landscaping and some
i major on this corner and I agreed on record and would be glad
to agree on record here that I would be glad to work with her on
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that . Mr. Downing just gave me, tonight, and I was not even aware ;
of this until now we have two other neighbors at 113 and 111 Cod-
dington Road which must be across the street here I don't know,
do you have a copy of this Mr. Weaver?
CHAIRMAN WEAVER: I don't know.
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(MR. SALM: It just says to the Board of Zoning Appeals, be it made
11known to the Board of Zoning Appeals of Ithaca that we, Mr. $ Mrs . !
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' James C . Rogan, property owners at 111-113 Coddington Road, located
;within two-hundred feet of the 116 Coddington Road find no objection
to the cpnstruction of a central services building to be construct'd
by Ithaca College. I guess this actually should be given to you.
CHAIRMAN WEAVER: Give it to Barbara and it will be a matter of
record, j
(MR. DOWNING: There is a certain amount of evergreen planting that ;
did exist at the time this photograph was taken and has grown sub- !
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+ stantially since that time . Our plan would include a buffer of
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'ievergreen trees in this general area to make sure that that was {
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CHAIRMAN WEAVER: What is the amount of space between the property
line and the water tank side of the building?
MR. DOWNING: That would be about one hundred twenty feet. i
CHAIRMAN WEAVER: No, I 'm talking about the red line to the build-
ing .
uild-
ing .
MR. SALM: fit ' s about ten feet.
CHAIRMAN WEAVER: Would you agree that there is room in that ten
feet to put some - I notice an elevation but I think you drew it
for your plant, not for the neighbors . What is the wrong side of
` the building? The back end of it.
MR. DOWNING: At the present time this plan is a very simple metal
building with a visible roof and - it is a very innocuous building
We can' t afford to build a monument to . . .
CHAIRMAN WEAVER: It doesn't make an architectural statement or
anything like that?
MR, DOWNING: Not very much of one Charlie.
CHAIRMAN WEAVER: Okay, well but there is room on that exposure fox
some evergreen shielding. . .
MR. DOWNING: There is room right in this area here , certainly, to ,
shield this end - very definitely and that is probably the most
prominent location.. The City, of course, could very well plant
something or maybe the City would permit the College to plant pine
trees.
CHAIRMAN WEAVER: Well Bill , you are the appellant and this is a
residential neighborhood.
MR. DOWNING ; Well I mean it ' s this is a restaurant - these two
properties are owned by Ithaca College so I guess this is the near-
est neighbor who is pretty well screened already so and we will
add more and, of course, it is up the hill as well . It 's a big
uilding, there is no q,ues,ti,on about that and any suggestion that
he Board has to supplement planting if Ithought the building wa�
mistake, we'd plant ivy on it ,
SECRETARY HOARD: Wrong school ,
R. DOWNING; We aren' t like doctors, we can' t bury our mistakes ,
R. SALM: We 'd like to have their endowment though..
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MR. DOWNING: Sometimes wish we could.
MS. BROWNELL: Most people would see the end of the building - not;
the long length. Actually nobody would see the long length.
MR. DOWNING: Actually, down there from the Coddington Road, you
aren' t going to see that building anyway.
MR. SALM: There is a fairly good grade going up there. For in- j
I1 stance, if you come up Coddington Road, the two identical build-
ings that are over on the right, again, the two white roof build-
ings that you see, are the same kind of buidlings we are talking
about building - they are not as big but you barely see them unless
; you look up our driveway as you come by there. It is going to be
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lj about the same height .
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CHAIRMAN WEAVER: please try, to tell me - both of you - what dif-
ficulties Ithaca College would encounter if they could not have
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this building at that precise location.
fIMR, SALM; What difficulty would Ithaca College encounter?
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('unintelligible) building up in another location. Ob-
jIviously we own all the property as you go up the campus road, off
to the top of the map. We have a no utility beyond the point ofd
' th-at second or third building on the right so we would have to ex
!' tend all of our utilities - all of our paving and of course allow-
ling for large tractor trailer trucks we are talking about sub-
stantially more paving than we currently since down in this area
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we already havesome of our paving in place. We also then !
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HMR. DQWNING; Moving the building, say, to this location (pointing ,
jto map) of course makes it very difficult for trucks it 's not
limpossible for trucks to function with the building on this side
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; but taking i.t to the other side would mean a tremendous amount of j
(, additional paving and, of course, putting it on this side wipes out
jparking. There is quite a few- - when you go down there during the ;
day you see a lot of cars are parked there more than are shown
Ilhere, because that ,s the parking place for all the �men and women
�iwho work there. And then they\ take the trucks out. So now we have
to replace a lot of parking and of course having the building I
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i;i; function with its face in this direction works a lot better with j
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(� the total complex. It turns its back on the city and therefore itj
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screens the city from that noise and confusion of the trucking . TO
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! my mind, if I lived in this general I would rather have the buildi g
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f! here - than have it here because then I would hear all the noise .
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�I This way with the trucks - would pull up here and back in here -
that' s comparatively a painless procedure. If they are pulling
(� around up in here and up in here somewhere and then backing in, I
am�� certain that the residents in the area would hear that. I
CHAIRMAN WEAVER: So in order to have this conform to the two Zon- j
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�! ing Ordinances one the City and the other the Town, the Town
;, would allow it but you couldn' t just move it across the line into
! the Town you would have to move it into the Town and then beyond
; that a power line right-of-way.
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!! MR. SALM: That ' s right.
I!IiMR. DOWNING: Fifty feet beyond that power line.
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(IMR. SALM: You can drive under the power line but you can' t build
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;! any kind of a building. The other thing, Mr . Weaver, functionally !
Hif we - you asked the question if we didn't get to build it there , !
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�! I am trying to pull this whole gang together, quite frankly, in
1terms of all the physical plant people . The supervision is right !
" there , all the various or some of the various people are working j
there now and it would just be ideal from a - from having the craft
shops there to have it close together so it' s one contiguous
'jarea and again I am talking about the relationship between the
' various buildings . And the one other point is if we go on up that !
,', road, we begin to run into more construction problems in terms of
1� drainage. We have a pond on up the edge of the road so we begin td
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run into drainage problems: if we cross to the other side of the
!; road, the drainage problems are even worse and we also get into
destro in some woods that , quite frankly, we prefer not to destroy',
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�iMR. DOWNING; The point being that seeing this is not as wiping
out all of this parking .t is not a very desirable thing access
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jfor trucks this close to the road is not fortuitous. Mr. Salm is
mewhere here . Well the size of
i�;looking for another location up soi
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this building doesn't fit between - very well up here, so you have
to tilt it at an angle and be seen from the Tower Club. So some
where up in this general area is the other alternative whereas the
way it works with the supervision from here and these other two
buildings it is far better organization.
CHAIRMAN WEAVER: What else could the college use this land for if
they were not permitted to use it for this purpose? Is there any i
feasible residential use that - you purchased a couple of residential
properties on the street face for whatever purpose are there
any other permitted uses that the college could use that property
for?
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MR. SALM: You mean on the City side?
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CHAIRMAN WEAVER: That' s the only we don't represent the Tower
Club or the Town of Ithaca. We are the City of Tthaca you are i
talking to.
MR. SALM: I 'm not even sure what' s the zoning . What is it?
CHAIRMAN WEAVER: Residential .
MR. DOWNING: Residential . If we are that close to the power line
high tension line - there is some question about the desirability
of that for residential , It is so far from the rest of the studen
bo y and the rest of the dormitories that using this for residential
` is probably not feasible so its only real use is for this partiCUlZLr
complex,
MR. SALM; I would certainly agree with that. To be squeezed be-
tween that particular site between the water tower and the power ]
lines would not make very desirable - I don't think residential
iproperty, It is very unlikely, frankly, that the college will get
in the business of building any kind of residences in that location
or for that matter anywhere else that I can anticipate.
CHATRMA,N WEAVER: Well in effect you are owning the property which -
may not have been the same or part of the same parcel but the fact
that you own residential property facing on Coddington Road
being the two buildings depicted here .
MR. SALM: Right , we own a number of other properties as you go
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down the road also.
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` CHAIRMAN WEAVER: It would seem to me an intrusion there would
11clearly be even more an intrusion upon the residential neighbors
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Iron Coddington Road than this . If a property in front continues to'
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! be restricted for residential property essentially this would be j
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IIlandlocked for almost an purpose other than access through '
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Ilservice area. Frankly what I am trying to find here Michael - youi
are staring at me - is a reason to consider a hardship on the use
�iof this parcel distinct and separate from the parcel as it might
seem to be extended right on through to Coddington Road and if we !
! can look at the site occupied by the building as being landlocked I
!land clearly separated by that buffer and because of that somewhat
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h limited in its desirability as residential property, we may have
�isome degree of hardship and uniqueness that would not apply to other
! land on Coddington Road. How about the depth of lots there Tom,
are you familiar with the - and maybe you can help me on that - ho*
!' about the depth of other owner 's property in here, in extending
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1back. as dep asyou are proposing as you now own here for your pro+
; posed building - how does that relate on other ownerships along
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'`; Coddington Road? In other words. . .
MR.. SALM: I'm not quite sure I understand what you mean.
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CHAIRMAN WEAVER: Where is: the back. lot line here - and is that j
; comparable to the rear lot line as it extends along Coddington
'; Road? Is this property unusual in that it is still in the City
�jbut is further back from the road than most rear lot lines?
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MRe SALM: I guess it depends on what point you are taking it from
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fdoesn' t it .? Where would you take it from in terms of this being
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l back from this point here? !
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CHAIRMAN WEAVER: Where does Ithaca College own here?
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1IMR. SALM: it owns all of this all along the back. of here .
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11CHAIRMAN WEAVER: All the way down in here?
MR. SALM: All the way clear up off the (unintelligible)
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CHAIRMAN WEAVER: Okay, where is the town line now? '
SMR. SALM: The town line is right here this dotted line.
CHAIRMAN WEAVER: Yes but there is another town line . . .
MR. SALM: Okay it comes across and I'm sorry I can't remember fort
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sure where it goes from there. There is a wedge that comes right
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up in here that the City owns .
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II CHAIRMAN WEAVER: I think we may have a rough indication of it on
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�( one of the small sheets that is before the Board.
f{ MR. SALM: Yes , there it is , right . I
CHAIRMAN WEAVER: Okay. That is not as much help as . . .
MR. SALM: Here is the physicalplant buildings , here is the site
we are talking about righ here now . . . f
li CHAIRMAN WEAVER: But now I don' t know where the town line is . . .
=SMR. SALM: Right that ' s what I can' t remember either.
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(discussion took place here while they were checking the map
CHAIRMAN WEAVER: Do you own these two properties?
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MR. SALM: Yes - we own all . . .
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CHAIRMAN WEAVER: So you own that . . .
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�fMR. SALM: We own the back of the property all the way around and
{ this is changed - this we actually own all of this in here now -
,` it says currently leased purchased (unintelligible) but we nowj
{ own it, We own virtually all of the property from our Carden
Apartments all the way around except for the properties right on
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ICoddington Road.
CHAIRMAN WEAVER: Addressing myself to the Board, my interest here ;
Ilis to find that this property - because it is essentially locked
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away from Coddington Road by the ownership along Coddington Road
iwhich is restricted to residential use _, well it is restricted to
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residential use that' s a legal non conforming use, You can't do
it again just because that ' s there. And I am just probing the
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: Possibility, that this land i.s unique in respect to the rest of thel
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residentially zoned area of that portion of South Hill . You will
pardon me because I 'm concerned about someone establish ng a reason
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; for granting a variance based upon the requirements of the Ordinance
;,which clearly it puts a responsibility, upon you to demonstrate than
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there i,s a hardship in not allowing you to use your land in some i
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Inon-conforming use which is what you are asking to do. j
&S. BROWNELL, If you put a residential unit there, the front of
ithe unit would be the water tower and the back would be the power
111i.nes it certainly wouldn't be a very good place for a residenti '1
unit .
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CHAIRMAN WEAVER: Yes - I 'm not arguing against or for, I 'm just
saying that if we do try to describe this property and use unique-1
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ness standard and hardship - part of your hardship is that there i
would be a major relocation other than just across the town line.
MR. SALM: Correct .
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CHAIRMAN WEAVER: And your services as far as water, sewer and that
sort of thing?
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MR. SALM: Correct, they go up - our location - we would probably
have to go further on up and that, of course , would increase the j
cost - our services , our utilities and so on stop just beyond that
one building that top building is an unheated cold storage build
ing up there - the one on the bottom right. I 'm sorry - right n
going down there is where our utilities stop -- no it goes up to
( the garage and then our utilities stop. If we have to go up into
a major relocation we probably have to go further up. We have
major grade problems in terms of siding the building unless we go
fairly substantially up that road. And the third thing again, is
( this function in terms of th-e functionality of this unit that I
am trying to put together with the craft shops and the receiving
and everything all in one place because many of the physical plant
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people will be drawing from that building for various kind of
materials and supplies.
MR. DQWNINC: It is certainly true that without a variance there
is nothing that Ithaca College could ever do with. this. You can't
even put a parking lot on that without a variance .
CHAIRMAN WEAVER: Right,
MR,. DOWNING: So it is in a zone of non-residential use behind Cod,
dington Road its impact on the Coddngton Road neighborhood is
minimal . It would certainly be a hardship for Ithaca College to F
have to move that one hundred feet over to this area which- is
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already developed into parking.
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CHAIRMAN WEAVER: Are there any questions from the Board?
MR. TOMLAN: A kind of an academic question, do we have any re
sponsi.bili,ti,es for that water tower or are there any buildings tha
close to it when you obviously have access from another side, that
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ii is true, but I am wondering if there is any possible ramificationsi
there?
(� CHAIRMAN WEAVER: It has a right-of-way into Coddington Road for
distribution. So the water goes into it and back out of it over j
i regularly . . .
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i MR. DOWNING: Is this the access road to it?
i` CHAIRMAN WEAVER: I don't know
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MR. SALM: There is a very definite access - I think you are right
+�I - it is where the road appears to go back to it.
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MR. DOWNING: And the tank is submerged mostly -- it is some five
!� or six feet above the ground, that is all .
CHAIRMAN WEAVER: No we don't have - it isi rotected as far as p i
it city ownership is concerned and that sort of thing . The only
people regularly employed there are the painters.
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MR. SALM: And some occasional students who I understand go up the�e
to drink and . . .
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+ MS . BROWNELL: Decorate it . 1
MR. SALM: No they go up there and sun bathe I guess and have a
beer, I'm told.
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MS . BROWNELL: It must be hot,
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CHAIRMAN WEAVER: any other questions from the Board? Do you
Ifhave anything more to give?
IMR. SALM: I don't think so,
CHAIRMAN WEAVER: Alright. Thank you. Is there anyone else who
wishes to be heard on this matter in favor of it? Anyone opposed?l
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lNow, for those of you in the - still in the hall , the Board will go
Tinto executive session which means we wish., with reasonable dis-
patch- we may be excused if you want to hear the results of our
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` deliberations you will have to hang out in the hall and if you don t
!iwant to stay up half the night, call us in the morning.
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1 BOARD OF ZONING APPEALS
it CITY COURT
II CITY OF ITHACA NEW YORK
JANUARY 10 , 1983
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EXECUTIVE SESSION
11APPEAL NO. 1478 : I
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) The Board considered the appeal of Ithaca College for a use vari-
ance and an area variance to permit the construction of a two-
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�Istory service building at 116 Coddington Road. The decision of
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the Board was as follows : !
1 MS. BAGNARDI: I move that the Board grant the use and area vari-
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it ances requested in appeal number 1478 .
MS. BROWNELL: I second the motion.
(1 VOTE: 4 Yes ; 0 No; 2 Absent Granted
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I FINDINGS OF FACT:
1) Hardship was shown by the appellant by the fact that this is
a landlocked building .
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�1 2) The lot in question lies between a city water tank and an J
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already constructed service building of the college and would '
seem to be most undesirable for residential use and therefore !
a hardship does appear to exist, meeting the spirit of the
I� Zoning Ordinance as promulgated.
3) Continued use for residential purposes by the college of that !
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residential property immediately northwest of the proposed
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�! building site will provide a reasonable buffer from the
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private residential properties on Coddington Road.
4) Practical difficulties were shown in that relocation of the
building to anothersite would require major extension of
paved areas and utilities by the college.
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I , BARBARA RUANE, DO CERTIFY THAT I took the minutes of the Board !
i; of Zoning Appeals , City of Ithaca, New York, in the matters of
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Appeal numbered 1478 on January 10, 1983 in City Court, 4th floor ;
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(, of the Hall of Justice , 120 E. Clinton Street, Ithaca, New York;
jl that I have transcribed same, and the foregoing is a true copy of
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i the transcript of the minutes of the meeting and the executive I
session of the Board of Zoning Appeals , City of Ithaca, New York
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on the above date, and the whole thereof to the best of my abilit .
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Barbara C. Ruane i
i� Recording Secre ary
Sworn to before me this
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i 27th day of January , 1983
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I „T a.,K_--ct__..ti.. �c�A...�.-.JLC..-...`_-••!_.--4—�"-t I
1 Notary Public
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NEW YORK �
�c,00 f
COUNT
AkCH 30,19
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