HomeMy WebLinkAboutMN-BZA-1983-08-06 i
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BOARD OF ZONING APPEALS I
(i COMMON COUNCIL CHAMBERS j
CITY OF ITHACA NEW YORK
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'I AUGUST 61, 1983
TABLE 'OF CONTENTS Page
I� APPEAL NO. 1495 Orson Ledger POSTPONED
207 Williams Street
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I APPEAL NO. 1507 Arthur A & Steve Muka POSTPONED
329 Center Street
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1APPEAL NO. 1509 Anthony Ceracche 5
522 West State Street
APPEAL NO. 1509 Executive Session 10
I! APPEAL NO. 1512 Planned Parenthood of Tompkins County
314 West State Street POSTPONED
APPEAL NO. 1513 Harold A. Fish 11
Ij 815 South Aurora Street
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APPEAL NO. 1513 Executive Session 14
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CERTIFICATION OF RECORDING SECRETARY 15
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BOARD OF ZONING APPEALS
CITY OF ITHACA NEW YORK
COMMON COUNCIL CHAMBERS
AUGUST 6 , 1983
CHAIRMAN WEAVER: The meeting of the duly appointing zoning appeal ,
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meeting in a formal public hearing on the matter of several cases
listed on the notice of meeting that is on the door of this room
and on the front of the building. The - first I would like to in-
troduce the members of the Board: Bette Bagnardi
Michael Tomlan
Bea Brownell
Charles Weaver, Chairman
Thomas D. Hoard, Building Com-
missioner $ Secy to the Bd.
Barbara Ruane, Recording Secy
ABSENT: Peggy Haine
This Board is operating under the provisions of the City Charter
of the City of Ithaca and the provisions of the Zoning Ordinance .
The Board shall not be bound by strict rules of evidence in the
conduct of this hearing but the determination shall be founded
upon sufficient legal evidence to sustain the decision. The Board
requests that all participants identify themselves as to name and
address and confine their discussions to the pertinent facts under
consideration. Please avoid extraneous materials which would have
` a delaying affect. The order of procedure will be that we will
hear each case first the appellant and anyone who wishes to speak
in behalf of the appeal , followed by those in opposition, Follow-
ing that the Board will have the right - or during the testimony,
the Board will exercise its rights to question those who are
speaking. The cases will be heard one at a time. Upon the comple-
tion of the testimony and all questioning by the Board we will
make our decision, our finding of fact and in which we will ballot
and announce the decision, followed by the next . . .
( VOICE IN THE AUDIENCE: We can' t hear back here .
CHAIRMAN WEAVER: Sorry, you' ll have to bear with me.
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VOICE IN THE AUDIENCE: Could I make a request that the microphone
be turned on because there are some people back there that said
they can' t hear.
CHAIRMAN WEAVER: I prefer not to use the microphone at the moment
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and if you will all be very quiet I 'm sure you can hear back there
f VOICES: We can' t hear back here .
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ii CHAIRMAN WEAVER: I 'm very sorry, I 've gone through the presentation
W and I 'm prepared to hear the first case - however - at this time
any applicant who wishes to withdraw or have his case deferred
! until a further date may request, at this time . Mr. Secretary, do ,
you have anything on. . . .
SECRETARY HOARD: We do have three cases that have been postponed
fat the request of the applicant to the next meeting. The first on�
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of those is appeal number 1495 , the appeal of Orson Ledger for a
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special permit for 207 Williams Street . The second one is appeal
number 1512 , appeal of Planned Parenthood of Tompkins County for a
area variance at 314 W. State Street —that has been postponed.
And the third one is appeal number 1514 , appeal of Cornell Radio
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Guild for an area variance underSection 30 . 49 and Section 30 . 25 fot
la variance for the building at 227 Linden Avenue . So those are
! three cases which will not be heard tonight.
EIMR. SCHICKEL: I ' d like to state my objection to the postponement
lof the
CHAIRMAN WEAVER: First of all if you wish to speak to the Board
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and I ' ll call on you if I wish to have you speak, anyone that is I
going to address this Board on the record must come to the front
there , identify themselves , be accepted by the Chair and then speak !
! their peice. Now we are the Board is accepting the application
! for withdrawal from the cases listed by the Secretary and those
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cases will not be heard tonight. Are there any questions? Do
I� you have a question? Go right ahead.
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MR. SCHICKEL, My name is Norbert Schickel and I would like to knock
or I would like to first speak that I am opposed to the conti.nu
dation or to the adjournment of that on the grounds that we have
l� many many people here - at least nearly 200 if not over 200 and I
'; think that it would be a tremendous inconvenience for them to have ;
Ito have to come back again there may be a few people from Planned
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Parenthood here, they knew about this meeting, they knew - they ha
time to prepare - I don' t see any reason either legal or otherwise
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why they should get an adjournment on this .
CHAIRMAN WEAVER: Now I want to make sure that you all fully
understand the rules of the conduct of the meetings of this Board
which are in printed form, were formally adopted by the Board -
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have been on file with the City Clerk and in the Commissioner' s
office for some months and in those rules - at this time - it is
appropriate and spelled out by the rules those applicants who wish
to withdraw are given that right in Section B of Part 2 of those
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rules and it says that if a request is made to withdraw a case or
to postpone a hearing until a later date, the Chairman may allow '
such withdrawal or postponement after, in his discretion, hearing
arguments .for and in opposition to said withdrawal or postponement,
if any. So I 'm - the question is most appropriate , Mr. Schickel ,
the problem that we have mechanically in order to have a fair hear
ing, one of the normal requirements is that we not just have a barb
quorum of this board because it requires four affirmative votes
to pass anything. We have just four members present tonight and i
for anyone whose appeal is to be heard, one person on this board
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would constitute a veto of the action of the Board, which is a
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pretty slim case, pretty slim hearing for anybody' s case. We
fully anticipate that there will be a nominee and a successful
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appointment at the - to this Board to fill our one vacancy at the
Common Council meeting which is scheduled for this week Wednesday.
Also our other member is expected to attend the September meeting. I
My primary objective and I think my primary responsibility as the
(i Chairman is not just to bang the gavel but to make sure that every;
�I one gets a clear fair hearing of their case. Under these circum-
stances we might have all of the information but it would be a
II numbers game that would be quite disadvantageous to anybody having
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i their case heard so if you will bear with us - we are sorry if
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some of you are - or all of you have been inconvenienced - that' s
i the rules >of the game and it happens regularly at this Board, not
{� occasionally that such cases are withdrawn. Some of the cases
�I that were scheduled for tonight were withdrawn last month for the
same reason and I have not only the power but the responsibility
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�to make that decision and because we are only four I think it ob-
vious that it would be most inappropriate to have a hearing on
these cases tonight .
MR. SCHICKEL: Mr. Weaver, I have one other request.
CHAIRMAN WEAVER: Yes .
MR. SCHICKEL: That I be allowed to submit the names of the people
who appeared here tonight in opposition. We have a list of them
right here and I think that it may take a minute but there are
some people in the back who will have that - just so that is in
the record for the next time. I would also request that you
inform us right now when the hearing will be and the time and the
place.
CHAIRMAN WEAVER: First of all it is 7 : OO at night and tentatively
it is established for September 6, 1983 and I don't know where it
will be because I don' t know what the schedule is of - September
6th. We can' t be sure of that - it will of necessity - we' ll make
sure that there is proper notice and I am sure the press will be of
assistance in getting the word out because of the general public
interest in at least one of these cases .
MR. SCHICKEL : You say tentatively it is September 6th?
CHAIRMAN WEAVER: That is the best I can do for you. And as far as
petitions are concerned, date them any time you wish but they are
as valid a month from now as they are tonight and I would like to
proceed with business that we can accomplish tonight and not con-
fuse the record with any substance of this case because it will be
heard at a later time and it should be heard in its entirety -
would also accept any information that would support either side of
the argument.
VOICE IN THE AUDIENCE: (unintelligible)
CHAIRMAN WEAVER: On this I ' ll take one question - but I 'm not
going to stay here tonight and talk about a case that is going to
( be heard next month.. not this month, so if you will understand
that too .
MR. FERRIS : I 'm Leonard Ferris , I live at 104 Short Street. I
would like to know at what point in time this Board was made aware
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(ithat the Planned Parenthood had withdrawn their application for
` this to be heard tonight - request for a postponement . Was it
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' done within the last twenty-four hours or when was it done?
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CHAIRMAN WEAVER: Well the Board was notified at the time the
; Secretary read it to us . The Board didn' t convene until you were
here and heard it . Now their communication was today.
� MR. FERRIS: Was there no time to at least have it over the radio !
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stations?
CHAIRMAN WEAVER: There was no time , I ' ll assure you. We have no
reason not to be as accommodating as possible. So thank you all
,, for your time and patience - I might see some of you next month.
SECRETARY HOARD: Also withdrawn was appeal number 1507 , appeal of
Arthur A. Muka for 329 Center Street.
CHAIRMAN WEAVER: We are prepared to hear the case of Anthony
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( Ceracche on his property at 522 West State . We are going to have
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�! a problem of hearing because the only recorder hook-up that we j
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have is here.
'MR. GALBRAITH: Okay, would you like us to step up then?
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I� CHAIRMAN WEAVER; We need to have you identify yourself and what
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! you are going to say on the record needs to go to the recorder and !
lit only, goes through that microphone.
ISECRETARYHOARD; This is appeal number 1509
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Appeal of Anthony Ceracche for an area variance
i under Section 30 . 25 , Columns 13 and 14, for de-
ficiencies in one sideyard and rear yard setback !
!! and Section 30 .49, for extension or enlargement
of non-conforming building, to permit the con-
struction of additions to the front and rear of
s the existing non conforming building at 522 West
State Street (Anthony Ceracche Enterprises) .
{� The property is located in a B-2b (business) use !
district in which the existing use is permitted;
however, the appellant must obtain a variance for;
!! the listed deficiencies before a building permit
�I can be issued for the addition. This is a con-
tinuation of the July 6 , 1983 hearing on this
appeal.
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MR. GALBRAITH: Thank you. My name is Dirk Galbraith, I 'm an
�Iattorney and I have professional offices at 308 N. Tioga Street ,
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' Ithaca, New York and I am here on behalf of the applicant of Mr.
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!Anthony Ceracche . With me this evening is Mrs . Joyce Wiggins who I
l; is the manager of the Divi Hotel Office which is the tenant in the
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1building at 522 West State Street where the proposed improvements
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flare sought to be constructed. Since the last meeting of this
jiBoard when the matter was tabled to enable me to present further
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Ijinformation concerning this appeal , one change has occurred and
that is Mr. Ceracche has purchased the Bellesario property which
; adjoined this property to the rear and upon which one of the im-
provements that being to the storage area to the rear is (unintell ,
located. Last time this Board - at my request - tabled the appli-
` cation to enable me to submit further information concerning the
! parking requirements in the parking lot adjoining the subject pre-
� mises on which the addition to the front is sought to be construc
! ted. I believe that it was unclear to all of us at that time
Inexactly what the parking requirements of the various adjoining j
!! properties were and how they were served by this property or the
parking lot located on the property. In order to better summarize
; this I forwarded a letter to Chairman Weaver, dated July 21, 1983
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which I would request that the Board,iconsider, since it sets forth;
? in written form exactly the dimensions of the surrounding proper-
! ties . The parking requirements and how they are presently served.
To summarize the contents of the letter - the subject property -
1, 522 West State Street presently consists of 2899 square feet of
�loffice space and 2700 square feet of shop and storage area. The
proposed addition would add an additional 1 , 139 square feet to the
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! office area and would increase the storage area by 1, 176 square
feet - bear in mind that this is really two additions - one to they
;Ifront and one to the rear of the building. Included in the pro-
jposed addition to the front I believe the parking requirements of
the office space would be seventeen spaces and as I read the Ordi- I
�Inance there would be one additional space required by the storage
area for a total of eighteen spaces . Also contiguous to this park
ging lot on the subject premises is the premises at 521 W. Seneca
' Street - presently occupied by the Geological Survey Organization
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Ijthereby requiring by my calculations twenty parking psaces and i
storage area of 2 ,952 square feet requiring , I believe one addi-
tional parking space, for a total of twenty-one required spaces .
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Taking these two premises together, the requirement to be served
1� by the parking area on the subject premises is therefore thirty-
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nine spaces . Additionally however , Zorba' s Restaurant adjoins
the parking area. After reviewing materials on file in the
Building Commissioner ' s office, I determined that Zorba' s has a
maximum occupancy of seventy-five persons and the property previou -
ly obtained a variance requiring it to provide certain off-street
parking which it satisfied by leasing spaces from Barnett ' s Sunoco
and the Cornell Laundry which are located nearby. The variance
pursuant to (unintell) that variance, the owners of Zorba' s
Restaurant also leased sixteen parking spaces from Mr. Ceracche in
the parking area which is on the subject premises , however by the
( terms of the lease which is on file in the Building Commissioner ' s
office, the use of the parking lot is limited to the customers of
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Zorba's for a period of time after 5 : 00 P.M. daily. Therefore we
would respectfully submit that there is no daytime parking require-
ment for Zorba' s Restaurant in the parking area on the subject
premises and the with the proposed addition there would be thirty-
seven parking spaces in the parking lot. The daily requirement
parking as far as I can determine would be a total of thirty-nine
spaces , which I would suggest is a very slight deficiency, which i
more than compensated by the fact that there is available on-
street parking on both Seneca Street and State Street. I have
asked Mrs . Wiggins to be here this evening because she is quite
familiar with the day-to-,day operation of the business on the
subject premises and she could indicate to the Board the number of
persons employed, the hours upon which they work and generally the
( change in the property which would be affected if the proposed
variance is granted. Now V d like to ask Mrs . Wiggins if I could,
to address the Board, . ., Joyce could you tell the members of the
Board how many personnel work in the Divi Hotel office during the
day?
MRS. WIGGINS: We have twelve full time people and an occasional
part time
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MR. GALBRAITH: And what hours do those people work?
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MRS . WIGGINS : Basically 9 to 5 . Then we have one person come in n
the evening from 6 until 9.
SMR. GALBRAITH: Do you have walk in business that the Divi Hotel
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' office services or is business conducted in some other way?
I� MRS. WIGGINS: No . All our business is done via the telephone , I
MR. GALBRAITH: Okay. Do you know if the proposed variance is
granted - this construction takes places , will the office staff of
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( the Divi Hotel corporation expand in any way?
( MRS. WIGGINS: No , I am assuming we will keep within the bounds ofj
, number of people we have now - it is just that we are cramped. I
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We have a computer now and it is taking up some of our space.
� MR. GALBRAITH: The only other piece of information I 'd like to s+
mit is floor plans which have been supplied to me by Mr. Ceracche ' 4
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architect, Mr. Egner, depicting both the subject premises and the
�loffice space in the - from the premises at 525 W. Seneca which ,
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fronts on West Seneca Street. He did not have available a set of
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j blue-prints depicting the office space in the remainder of the pre
mises at 525 West Seneca Street which I think actually fronts on I
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�IState Street and I 'd like to submit those to the Board. I believe )
ithey verify the figures I 've given concerning the square footage
hof office space.
( CHAIRMAN WEAVER: Do you have more to say?
MR. GALBRAITH: I have really nothing more to add at this point .
II don' t wish to cover ground that was covered at the last meeting
and I hope that Mrs . Wiggins could answer any questions that you
might have .
lMS. BROWNELL It says in my original application that Mr. Ceracch�
will provide by deed restriction that the area to the rear of the
premises will be used only for parking, Is that true?
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MR. GALBRAITH: That is correct . And we would accept that as a
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condition of any variance that is granted and agree to provide j
' proof to the Board.
(! CHAIRMAN WEAVER: Are there any other questions from the Board?
(! Alright, thank you,
I! MR. GALBRAITH: I would add one other thing before I close at this ]
itime. In any event that the Board were to determine that the
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' parking area were still deficient in this case , I believe that Mr. I
jCeracche can obtain further off-street parking from an adjoining
' owner by means of a lease in satisfactory form for the Board and i
11that were a consideration here , the Board would indicate the number!
of spaces , we would also agree to accept that as a condition upon
Jany variance which might be granted. Thank you.
CHAIRMAN WEAVER: Is there anyone else who wishes to speak in f
support of this application? Is there anyone who wishes to speak
in opposition to this application? There being no one to further
testify in this matter. . .
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EXECUTIVE SESSION
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JCHAIRMAN WEAVER: We assume that an affirmative motion here is
libeing conditioned upon approval could very well incorporate
Beals observation that the applicant agrees to limit that back yar
fat 525 . . .
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SMS. BROWNELL: Tom, have we figured out that there is in fact just
a two space deficiency?
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SECRETARY HOARD: Yes . Before what happened was in the absence of
plans like this , Mr. Meigs of the Planning Department made measure-
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ments of the gross areas of the buildings , not realizing that some !
' buildings had parking with the building and. . . he was just counting
the Geological Building. . . .
IMS. BROWNELL: Do we have proof that Zorbas . . .
SECRETARY HOARD: We have the original agreement which was issued
i with their variance.
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iMR. TOMLAN: What are their hours does somebody know their
+joperating hours?
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CHAIRMAN WEAVER: Lunch and coffee, so they are open but it is thea
volume of business (`unintel'l') from my observation is not such I
that we can - doesn' t seem a burden during the early hours of the
day. (unintell'ig :ble) I wouldn't want to claim I
' that 5 : 00 o ' clock was the magic hour. I 've walked through there
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(discussion that was not clear enough to transcribe)
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BOARD OF ZONING APPEALS
COMMON COUNCIL CHAMBERS
CITY OF ITHACA NEW YORK
AUGUST 6, 1983
EXECUTIVE SESSION - APPEAL NO. 1509
The Board considered the appeal of Anthony Ceracche for an area
variance to permit the construction of additions to the front and
rear of the existing non-conforming building at 522. West State
Street. The decision of the Board was as follows :
MS. BROWNELL: I move that the Board grant the area variance re-
quested in appeal number 1509 provided that the
owner will •
1) provide by deed, the restriction that the
area behind the building will be used only
for parking, and
2) that the owner will contract for two (2)
additional parking spaces to be found else-
where.
MS. BAGNARDI : I second the motion.
VOTE : 4 Yes ; 0 No ; 1 Absent
FINDINGS OF FACT:
1) The deficiencies in side and rear yards are minimal . This is
a non-conforming structure and it would have a practical dif-
ficulty in complying with Code regulations .
2) It will not have a negative impact on the character of the
neighborhood.
3) The proposed use is to not increase the number of employees or
customers that would be drawn to the building and therefore the
density of use would remain the same .
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{ BOARD OF ZONING APPEALS
COMMON COUNCIL CHAMBERS
l CITY OF ITHACA NEW YORK
'i AUGUST 6 , 1983
IICHAIRMAN WEAVER: Our next case is appeal number 1513 .
; SECRETARY HOARD: Our next case is 1512 which has been withdrawn
funtil next meeting . 1513 : Appeal of Harold A. Fish for a use
{ variance under Section 30. 25, Column 2 (permitte
uses) and Section 30 .47 (extension or enlargemen
I� of a non-conforming use) to permit the construc-
tion of an addition to the existing building at
815 South Aurora Street (South Side Fuel Company)
I for garaging and washing of company vehicles .
The property is located in an R-3b (residential) !
use district in which the existing use of fuel
storage and sales is not a permitted use ; how-
ever the business was in operation on this site t
prior to the annexation of the area by the City
and is therefore a legal non-conforming use . A
variance is required under Section 30 . 49 before
Ii the non-conforming use can be enlarged. A
previous appeal (#1504) for this property was
�i denied by the Board at its July 6 , 1983 meeting.
�! The appellant is returning with new information
about the project .
MR. FISH: I 'm Harold A. Fish, Jr. the owner of South Side Fuel
Company and at our last meeting I was asking for an enlargement inI
which I am at this time , a 23 x 35 foot building. If you are look
ing at the front side of the building you would have a 73 foot
frontage or by Aurora Street looking at our property - or from thei
road, I should say - you would only have the 45 foot width of the
building - you can not see from Aurora Street how long our buildin
is but that length would be 73 feet. Last November and many other
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' times which the Ithaca police , Ithaca College security have been i
! informed I 've had different reports or police reports from both
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( organizations of vandalism of our equipment being left out . Last
fall , or I should say last November this trailer - I do have
pictures of the trailer that we carry our bottled gas from South
Side Fuel Newfield Hill to get our full tanks or empty ones in
transportation. And at this time I would like to present some of
the pictures - one picture will show the trailer itself - there !
will be two pictures of it - it will be blue along the side of the'
building and in one picture there will be - in back of it there
was some curbing there which the student I shouldn' t say students
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f there were problems but they were trying to move this trailer over)
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�iAurora Street to get it over into Aurora Street hill .
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11CHAIRMAN WEAVER: Mr. Fish, let me interrupt you just a moment
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; please. This Board heard your appeal last month. Now I would lik
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! to have you explain to us what new information you have available I
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that was not available to you last month and could not have been
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; heard by the Board at that time. We aren't going to - no, I want
Ito make sure that we hear your appeal but there is not an opportunity
Ito keep coming back to the Board unless there is some newly dis- I
ill covered information evidence or whatever to support your appeal
! that was not available back when you made your original appeal. I
When I am hearing about the trailer that I already heard about and
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I 'm just questioning now just what is it that was not available
last month that you are prepared to give us this month.
MR. FISH: Just pictures of our - this particular trailer of the
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vandalism that has taken place, which I didn't show or didn' t
talk too highly of last time.
CHAIRMAN WEAVER; We are not sympathetic to your ability to perfec
your presentation to us , The Board is patient with new informatiolI
but a chance to be reheard is limited to new information. The fact
that we might have had a black and white and we have color now
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doesn't impress me as being anything new at all. The trailer was
described to us at least to my satisfaction a month ago , is there
! anything else that you are prepared to tell us about?
' MR. FISH: No, I am just asking permission to have this constructed
in which I admit even in this letter that I started the project
and was asked to stop it and which I have since June 22nd and I i
ihaven' t done anything more to the building at this time. I am
( just waiting for your approval .
CHAIRMAN WEAVER: Well we denied your application a month ago and
I1we ' ll hear new evidence that might cause us to reconsider but this
'idoesn't constitute new evidence as I understand it and unless you
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have something else to present to us , the chair would rule that no
4Ishowing of new information and that we will not continue the heari g
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of this case. I repeat only new information is available to you a
, the appellant for a rehearing, So the case , as I understand it
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was decided last month on the merits of the presentation then.
You just can't perfect your presentation with the same information
MR. FISH: That is all I have at this time , because I know I didn'
have any police reports or any of the city. . . �
CHAIRMAN WEAVER: This police incident occurred some months ago
didn' t it?
MR. FISH: That is correct. I would like to get it taken care of
at this time .
CHAIRMAN WEAVER: Well I understand your concern but the rules of
this Board and our concern is that when we hear a case we do our
best to judge it on the merits of the presentation and do not reop n
hearings or rehear the case unless there is new information made
available that would make a rehearing appropriate. So I 'm sorry
but I would say we haven' t - at least on what you are saying we have
no reason for hearing additional information unless it is unique
to the arguments that we have already been concerned with,
MR. FISH: Thank you.
CHAIRMAN WEAVER: Do you have any other matters before the Board?
VOICE IN THE AUDIENCE: Mr. Weaver?
CHAIRMAN WEAVER: Yes.
VOICE: Is there anything I can say to help him along? I own the
property next door.
CHAIRMAN WEAVER: Actually the burden is on Mr. Fish to make an
,appeal that would in other words , he made an appeal last month
and his appeal was rejected. And the reasons for rehearing are
based upon new information that was not available when he made
his original presentation and the chair has ruled that information
that he is providing is not new in the sense that it was not avail-
able a month ago, so your support or not would be a matter of
continuing the hearing which I 'm saying we would not appropriately
hear further testimony. Is there anything else?
(SECRETARY HOARD: That is the final case.
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BOARD OF ZONING APPEALS
COMMON COUNCIL CHAMBERS
CITY OF ITHACA NEW YORK
ii AUGUST 6, 1983 I
EXECUTIVE SESSION '
JAPPEAL NO. 1513 :
The Board considered the request of Harold A. Fish, Jr. for a
use variance to permit the construction of an addition to the
existing building at 815 South Aurora Street (South Side Fuel
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Company) for garaging and washing of company vehicles .
Before considering the actual appeal , the policy of the Board of
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I� Zoning Appeals is to consider whether or not new material was
actually presented; appeal number 1504 which was presented on
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July 6, 1983 was a request for a use variance for the same
( property.
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CHAIRMAN WEAVER: I move that the Board not reconsider this appeal
on the basis that the testimony heard did not
contain any new evidence to support the rehear
ing request.
I, MR. TOMLAN: I second the motion,
VOTE: 4 Yes 0 No ; 1 Absent
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- 15 -
I , BARBARA RUANE, DO CERTIFY that I took the minutes of the Board
� of Zoning Appeals , Common Council Chambers , City of Ithaca, New
York, in the matters of Appeals numbered 1509 and 1513 on August
16 , 1983 at City Hall , Common Council Chambers, City of Ithaca
New York; and that I have transcribed same, and the foregoing is
a true copy of the transcript of the minutes of the meeting and
the Executive Session of the Board of Zoning Appeals , City of
Ithaca, on the above date , and the whole thereof to the best of
my ability.
Barbara C. Ruane
Recording Secretary
Sworn to before me this
rG day of u-K-t 1983
Notary Public
JEAN IIANKINSON
NOTARY PUBLIC, STATE OF NEW YORK
N0. 55-1660800
QUALIFIED IN TOMPKINS COUNT -
MY C01+Wi SION EXPIRES MARCH 30,19__