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HomeMy WebLinkAboutMN-BZA-1977-01-10 BOARD OF ZONING APPEALS, CITY OF ITHACA CITY HALL, ITHACA, NEW YORK JANUARY 10 , 1977 A regular meeting of the Board of Zoning Appeals, City of Ithaca, was held in Common Council Chambers , City Hall , Ithaca, New York on January 10, 1977. 11 PRESENT: Peter Martin, Chairman C. Murray Van Marter Gregory Kasprzak Martin Greenberg Edgar Gasteiger Thomas Hoard, Bldg. Commissioner & Secretary Barbara Ruane, Recording Secretary ABSENT: Judith Maxwell Chairman Martin opened the meeting listing members of the Board present. The Zoning Board operates under the provisions i of the Ithaca City Charter and the Ithaca Zoning Ordinance. The procedures of the Board are quite simple. We ask those presenting Appeals to speak in order of the Appeal. Those presenting the i Appeal speak first and the others present wishing to speak in favor of the requested variance or interpretation speak, and then those opposed. Our proceedings aren' t governed by strict rules of evidence, but we do ask that all those who speak not onl}, come forward, identify themself by name and address but limit their remarks to the issues that are before the Board. In order 1, to grant a variance four affirmative votes are required, not only ! under our ordinance but under state law since there is one member of the Board absent, this evening, that means that four out of the five votes present are required. tt Secretary Hoard announced the first case to be heard. APPEAL NO. 1141 : Our first case Mr. Chairman, Appeal 1141 of Robert Baker and Natalie P. Baker has been postponed until the next meeting. APPEAL NO. 1145 : Appeal of Albanese Plumbing and Heating, Inc. for a use variance under Section 30. 25 , Col . 2 to use the premises for a retail bakery at 102 Adams Street in an R-3 use district. Would one of you gentlemen like to present this case? ff 11 2 MICHAEL PARKHURST: Is there anything specific that you want to I know? If MR. MARTIN: Mr. Parkhurst could you first identify yourself by ii name and address and tell us your relation to this Appeal and if ! you will, just run briefly over the grounds on which it is being i sought. MICHAEL PARKHURST: My name is Michael Parkhurst, 685 Valley Road, Brooktondale, New York. I 'm president of the Clever Hans Bakery, I it Inc. of Ithaca and we would like to locate a retail bakery in tha 1 building. We have contacted everybody in the neighborhood within 2ool . You should have some evidence of that and we have re- ceived overwhelming support from the neighborhood, verbally. We have gone to the Ithaca Landmarks Preservation Committee, since that building is considered a possibility for a Historic Landmark and we have here the text of a letter which you should be getting, I: signed by officials. They just had their meeting at 4 : 00 o'clocki this afternoon. ii MR. MARTIN: Yes, I do have the memorandum to the Board from that group, which I will put in the record at the appropriate point. As you know, variances for that building, other uses in that built ' if ing, have been granted in the past, Would you detail the nature of your proposed use and what likely effects that might have in terms of traffic and anything else that might bother people? 11 MR. PARKHURST: Well , we don't think we will bother people too much. Most people tend to like pastries and baked goods. And also, having it convenient to the neighborhood will be a conven fence to the neighborhood. We plan to locate machinery that, for i instance an oven, that will have to be vented to the outside but we have talked with Chief Weaver and he is totally satisfied with that location. It' s a concrete floor, etc. and our location of ij equipment within that space - he has given his approval of our 11 mapping out of where the equipment will go and how it will be 311 vented, etc. so as to not be any danger to the structure, or a it a: 1 i - 3 - 'f a i! fire hazard. In fact, the last use of that space was a wood- working shop. I don' t know if you are familiar that much with �I ! insurance laws, but woodworking shops are considered the most e { dangerous tenants in a building and bakeries are considerably ! �( safer than woodworking shops. So we don' t anticipate much of a E! problem there. As far as traffic goes we have calculated that approximately fifteen cars could park directly in front on Adams I �I Street between Auburn and Dey. We would be surprised if more than I� ! ten cars at a time, at any given time would be there. Because of the nature of our business, cars won' t be staying there very long the estimated arrival and departure time or the time that a person H would be in a bakery to pick up goods would be, maybe five or ten li minutes at the most. There is also adequate parking on Dey Street ! i along the park there and also along the building, and if you I ' sure you are familiar with the library book sale. That ' s a totally different kind of parking situation there where people tend to park and browse for an hour or two for days at a time. So we don' feel that there will be any more congestion than the book sale, for instance. MR. MARTIN: Are there additional questions? MR. GASTEIGER: How about your employees? Where will they park? i MR. PARKHURST: They will park on - in parking spots as you face i the front of the building to the right is Albanese Plumbing and there are areas there that we park our cars as well as in back of i i the building. i MR. GASTEIGER: That ' s off-street? I MR. PARKHURST: Off-street, yes. MR. GASTEIGER: I was curious to know whether you have been f f authorized to represent the Albanese Plumbing & Heating? MR. PARKHURST: Yes, in fact we were talking with Mr. Albanese f i� just about half an hour ago. He 's feeling sick and asked if we fl would speak on his behalf. i MR. MARTIN: We do have in the file up here, although it has not I I �v S e � �I 4 - I been duplicated for members of the Board, the signed authorization. i? MR. GASTEIGER: The reason I asked that is because I think it E, ii would be good if we could get sort of a total parking picture. II I i� MR. MARTIN: Could you run down for us on behalf of the owner of the property the range of things that will be in it, if and when I� I you get into it? MR. PARKHURST: The range of things that will be in our shop you (� mean? MR. MARTIN: No, in the total building. j� MR. PARKHURST: In the total building. Well , we know Mr. Albanese has plans to locate a retail store - showroom for plumbing fix- 11 tures, shower stalls, that kind of thing and also his wife has E some plans to locate a beauty parlor in the former Cayuga Indus- tries area and then, of course, we will be right in the center, if we get the variance. MR. GASTEIGER: But what is there right now? j MR. PARKHURST: Right now its simply warehouse for Albanese Plumbing and he does maintain an office there. There are no other !� businesses in there presently. Oh, yes, there is a company that has pin ball machines , juke boxes , that kind of thing. They are �E storing and doing, are they doing a little work there too? II MR. JONATHAN BERNSTEIN: But no other retail activity occurs in E� the building. i MR. PARKHURST: This is Jonathan Bernstein, he is my partner, Vice President and also a resident. MR. BERNSTEIN: I didn' t get that form duplicated but Tony apolo- gizes. He is sick and if at all possible he would really appre- 3 ciate our representing him tonight. I would just like to add one thing. I didn' t bring my other hat with me tonight but I 'm Jon Bernstein, 216 Dey Street and, while I ' ll be employed across from �I my house, I really look forward to this opportunity to help the neighborhood. I live right across the street from the building .i 1 a i i 5 - we are talking about, across and down the street, and the resi- dents with whom I have talked - I know personally, every effort to - everything that goes to make that building look better and j to make it more economically viable is better for the neighborhoo . 1i MR. GASTEIGER: What will you have to do to the outside of the 'i building, anything? 1! BERNSTEIN: We plan to work in collaboration as our note fro � MR. p , the Landmarks Preservation Commission notes work in collabora— tion with Vicki Romanoff and Connie Saltonstall to insure that the appearance of the building and its structure is improved to bring it back to restore it to its original appearance because i� i it has been allowed to decay. s MR. MARTIN: I might at this point read that brief memorandum. It ' s a memo to the Board of Zoning Appeals from Jonathan Meigs, �j secretary of the Landmarks Preservation Commission: �i "At its regular meeting this date, this Commission dis- cussed � the importance of the Ithaca Calendar Clock Factory build- 11 ing, now owned by Anthony Albanese, and took steps toward con- H sidering it for designation as part of a City Landmark District, j The Commission also heard from Messrs . Parkhurst and Bernstein with respect to the bakery they propose to install in the build- ing, and in accordance with the representations made by them con- cerning their commitment to maintaining this historic structure, !j wishes to enter the following statement into the record of hearing on their appeal : f" 'Messrs . Parkhurst and Bernstein have discussed with us their plans to locate a bakery in the old I Ithaca Calendar Clock Factory building. They have expressed their desire to cooperate with us in 1 every way possible to preserve the integrity of the building. Saltonstall and Romanoff, noted for I their preservation work at the Clinton House, Sim-eon's , and the Citizens ' Savings Bank, have agreed !� to advise Clever Hans Bakery in their construction I work. I� I This Commission has rendered no judgement regarding f questions of neighborhood compatibility which is i the purview of other city agencies . The ILPC is, howeverenerall supportive g g y pportive of allowing such � I enterprises to help bring economic viability to i i important historical structures within our community. HMR. H MR. MARTIN: Are there other questions? DR. GREENBERG: Was any drawing submitted to the Board or the Plan !ming Board? In spite of the fact that I pass the building fre quently, I see nothing indicating what is the parking space around i' i� I; f i i !i 6 - s it - I just feel a little bit in the dark on specifics. i� MR. PARKHURST: You are just talking specifically of parking? DR. GREENBERG: That ' s what I 'm asking. MR. BERNSTEIN: You would like to know the location of the retail i and the production area of the building? We are talking of 1200 f". I square feet in the front center, first floor of the building, cur- rently. . . . I; MR. MARTIN: The form says 1000 - it' s 1200? fi MR. BERNSTEIN: Well , it was incorrectly measured before. i! MR. GASTEIGER: What part of the building? first floor? I� �j MR. BERNSTEIN: Front, center, first floor, facing Auburn Park. '6 f We plan to make no changes to the current structure. 4 MR. GASTEIGER: There is no off-street parking on that side of the building is there? MR. BERNSTEIN: Yes, sir. There is off-street parking around the ji entire block of Adams, Auburn, Franklin and Dey and there is off- 1 street parking around the entire. . . . oh, off-street parking on e Auburn street, and all the rest would be on-street. There is I space for six cars on Auburn Street. MR. KASPRZAK: I hate to be nasty but I 'm afraid that we can' t consider the street as your privileged parking. It' s not allowed, its a transitory street. MR. MARTIN: The number of off-street parking spaces is six. . . !� MR. BERNSTEIN: No. The number of parking spaces not on the I street is six. ' ill MR. MARTIN: There is six off-street parking spaces .P g p Your notion iI would be that your employees would park there, and that the custo- mers would park on the street. You would not furnish off-street parking to your customers . MR. BERNSTEIN: Correct. �i MR. KASPRZAK: Are you planning to do any wholesale business there i(�! as well as retail? , MR. BERNSTEIN: We estimate 75% retail and 25% wholesale. We i I9 1 j1 �i i r I � i prefer to stay out of the wholesale business. It ' s a small shop. It doesn' t lend itself to large production. At 1400 square feet i it ' s really small. When you subtract the additional 400 ' for !� retail space you are talking about a 1000 square feet for pro- duction. It' s very small . MR. GASTEIGER: You just jumped up another 200' . MR. MARTIN: I noticed that. It ' s 1400 square feet now? MR. BERNSTEIN: I 'm sorry, I said 1400? It' s 1200, take away I� 400 you get 8001 . 800 square feet for production. As you know tl the building is a three-story structure in the front and we plan to rent 400 square feet of storage area in the top floor from l Tony Albanese. i l l MR. GASTEIGER: You are going to have to vent this up the face of I it the building aren' t you? i; I MR. BERNSTEIN: The building has a court yard. The building is i; donut shaped so it will be possible for us to vent it outside thel i bakery but in the center of the building so as not to mar the 1R � (I ;i appearance. I MR. MARTIN: Further questions? �I '! MR. VAN MARTER: Anything relating to the zoning ordinance? We have three requirements that have to be met. fi MR. MARTIN: Well T suppose that the case has been presented on i k i the assumption that the requisite hardship has been found in the Ipast in other variances that this Board has granted and so, con sistent with that initial variance granted to Mr. Albanese the main issue here concerns the impact of this particular use on they 1 neighborhood and not that initial question of hardship. E MR. BERNSTEIN: It would be a hardship to Mr. Albanese not to have1 1" tenants . A bakery in his estimation as well as ours is a very modest introduction of a commercial element into the neighborhood, 11 1? As a matter of fact it is a very positive one. Ij I I MR. GASTEIGER: You said that too, living in the neighborhood your �I implied you would improve the neighborhood and I was wondering II s� ! i r i i 1 8 - r i! if there was something that I did not understand, something you d didn' t say. 'i MR. BERNSTEIN: Well, the neighborhood has no focus of activity i other than the Auburn Park which was just renovated this year, no place for people in the neighborhood to congregate or to meet one . 'i another. MR. GASTEIGER: You feel a bakery can serve that in a European I sense? ,9 MR. BERNSTEIN: I think we can definitely help . We plan to put I 3; awnings and tables outside the building and within the court yard i { to allow people to enjoy coffee and coffee cake there and this i would definitely encourage a sense of community and neighborhood which hasn' t existed enough to this date. MR. GASTEIGER: And was that discussed with the landlord too? MR. BERNSTEIN: Yes sir, yes . MR. MARTIN: Any further questions? I MR. PARKHURST: I might add that in giving letters to members of the community around the building that while Jon has gone around ii I to talke with the people personally to get their feed-back, and ; the response has been positive in every case. I 'm sure that if i! it weren' t for the weather we would have a few of our neighbors o down here tonight because they really, uniformly expressed great enthusiasm about having a bakery in. We are talking about a con- tinental bakery with Danish and coffee cake, french cookies and ;! r people really are anxious to have something like that in their fj own neighborhood that they can enjoy especially on the week ends. MR. MARTIN: Further questions . Thank you. Is anyone else i4 here tonight prepared to speak on this case? Before we move on to the next one, let me read a very brief letter into the record. This letter is to the Ithaca Board of Zoning Appeals from Mr. & it Mrs. Richard L. Patterson, 107 W. Jay Street : "Re: Request for variance at 102 Adams Street for bakery I� "My wife and I are in favor of a retail bakery at 102 Adams i Street. We think it would be a welcome addition to the neighborhood and to Ithaca. " '• jl { i� � i 9 - ,y BOARD OF ZONING APPEALS CITY OF ITHACA (� JANUARY 10, 1977 'i �j j EXECUTIVE SESSION j APPEAL NO. 1145 t; MOVED BY MR. MARTIN: I would move that this case be held over without action until our next (i + meeting so that we might have oppor- tunity to hear from the owner of the }� property or someone who can speak for j him to explain to us what has been �j done in relation to the conditions I� laid down by the first variance granted i, Albanese in 1975, and explain how this If tenant 's proposed use relates to other �j I uses he may contemplate for the building. I i A site plan showing how the off-street parking requirements would be met will i be necessary. f i MR. C. MURRAY VAN MARTER: Second the motion. JCJS VOTE: YES - 5 NO - 0 !j ii !� I ( �f 4 E �I �i !� f �R; I i !w � 34 - ±' a i I , Barbara Ruane, Do Certify That I took the minutes of the Board 3f of Zoning Appeals, City of Ithaca, in the matters of Appeals Num- Ibers 1145 and 1146, on January 10, 1977 at City Hall , City of (I lIthaca, New York. that I have transcribed same, and the foregoing i lis 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 I '!my ability. is � Barbara Ruane Recording Secretary i'. I� ;t 1 1 i ; t .; Sworn to before me this j day ofQ4�"V-,"tAq19 7 7 . i� fd i Notary blic I ; I ! my E. BENSON 55 5270900 toed public,Stats of New York !, 0"ified in Tompkins C01^ty 1 Mlt "ui0"EMim Mamb 30.14 ; ; i I s ! I fj ? ij U r 'i i i� I I� 'I i r+ V 10 - ii BOARD OF ZONING APPEALS, CITY OF ITHACA CITY HALL, ITHACA, NEW YORK i; JANUARY 10, 1977 Secretary Hoard announced the next case to be heard. it APPEAL NO. 1146: Appeal of Ithaca Gymnastics Center for a use i variance under Section 30. 25 , Col. 2 and an area variance under Section 30 . 25, Col. 14 ►� and 15, for a 70' x 110 ' addition to the M �i Gymnastics Center at 119 Third Street in an R-3 use district. l� Mr. Bob Martin is here to present his case. S Martin, I live at 180 Kendall Ave �! MR. BOB MARTIN: My name is Bob t , in the city. MR. PETER MARTIN: Can you operate as well up here or would you. . Some people like to sit down while they are presenting. . . . li 11 MR. BOB MARTIN: I think the Board members have a plan. Did you get them alright? MR. PETER MARTIN: Yes , we have four copies which I passed around �a before they got here. Can you share? MR. BOB MARTIN: Now, before we go to that, I would just like to I say that it has proved itself to be beneficial to the community j through actual accomplishment. I think that is very important . We put a little article that was written in the Ithaca Journal by Dave Newton about the Gymnastics Center, in your folder, and that is really what it is all about. The addition consists of just simply one big shell because the gymnastics work that will be ! done it it teaching children needs a lot of room. Doesn' t + necessarily need to partition off anything. j ; MR. PETER MARTIN: Can you remind us when you started, that was I with a variance initially, right? I) MR. BOB MARTIN: No, we started in the original structure. ; �I MR. PETER MARTIN: Oh, you started in the original structure, yes MR. BOB MARTIN: The structure that you see on your plan there iso fl the tudor chalet building which used to be the Northside Communit I Center and we were looking after a summer camp held at Cornell , i i i t we had a petition of over two hundred parents and children - aski4g a d us to find a place in which to continue this activity and we look d ,i i and looked and we found the old Northside House which they had I practically evacuated and then we could not just have the gym I which, that is all that we wanted - so we ended up with the whole = building and the bank was nice enough to go along with us to remodel it and bring it all back up to par.. Now its a very beau- tiful building with the exception of the side on the parking lot which will now, of course, be covered but at our last meeting, l discussion with a lot of people, what we are actually going to j if have here is a recreation use center for the city at no cost to I the city which I think is quite important. You don' t have to pay ,i I� your own particular taxes for it, United Fund doesn' t pay for it, j ii in fact we pay taxes and tremendous , again, response from the people who have children in it and the success stories that we I li have had building the children' s confidence and everything else. ff� II Now we need a variance, I believe. We would like to go, I believ� tl the contractor has 5 to 7 ' from the back fence instead of 25 ' which is in the code. We have seen the Fire Commissioner and the ; Building Commissioner and there doesn't seem to be any problem if there was a fire; being a metal building it doesn't seem too j I �i likely, that the complete area can be reached with no problem all the way around the building and the second area I guess it 's f a residential area and we' re not going to take any property up s but our own and we have across the street the Villa Restaurant on ! I �i Third Street right across ; we have the Quick' s Garage just across ; jl I� on Madison Street, and, of course, just a block away is the f1 Victory or Great American store and the P & C Market , Woodyis Paint Store, so there is a lot of commercial things already in j j; the area. But I brought that u and we are i g p providing - the code a says 24 parking spaces, we are providing 24 parking spaces on our ii own property around the existing spot plus , if you do need off, i i I °i II j i� - 12 - I !istreet parking there is plenty that never seems to be used at all . ! i !� In the area it doesn' t seem to be any problem at all with our off- H street parking but we really don't need it. They said we had to j� go 9 ' wide on a parking space. We have went 1013, of course, if (1you get a Volkswagon in there you don' t really need it. Most of our clientele, if any of you are familiar with it - they drop 11their children off and then pick them up. They are not there for =1any length of time. I can' t remember when there has been over twelve or thirteen cars in the parking lot at one time . We are building another area in the back for tenants . We have four apartments, two, one-bedroom; two, two-bedroom, and in the back ofj the building we are paving the complete area, taking down a treet !iso that they have plenty of spots to park. They need four spots Land we made, I think - eight. �IMR. GASTEIGER: Which is the back of the building? iiii MR. BOB MARTIN: The back of the building will be the one away from 1lthe new structure . It ' s on Madison Street, okay? Everybody knows ! ' where that is? If you will look on the right-hand side, right- hand corner of the . . . . looking down on the property and you will Isee where we have added a parking lot in the back. That should j completely take care of any problems we would have with any tenant , I the four cars there plus staff, have got a couple. Is there any question? MR. GASTEIGER: I don't think it is clear as to how - I understand where it started but the question of variance - its still in a ( I ! residential. . . . MR. PETER MARTIN: Okay, did you have to get a variance when you ` first bought the building and put the Gymnastics Center in it? c MR. BOB MARTIN: No. i MR. PETER MARTIN: Even though it was a residential zone. . . { MR. BOB MARTIN: Well it was used by - it was a community center where they played basketball - all the area, in fact it was sort i of like the Greater Ithaca Activities Center, and now they have rmoved to there - so it was used for that anyway. I 6 Ii 1= f E - 13 - ;; a 11MR. PETER MARTIN: It was considered just a continuation of the , ,, prior use . 11MR. BOB MARTIN: Used for children - they had the city swimming j i� {; pool out in the parking lot and it was used for a recreation ± facility and we came in and are still doing it. It ' s the same I j thing that we are doing - teaching kids . Does that answer the question. , E MR. GASTEIGER: Did you come in as teachers essentially and not I; as a corporation or a business? .i we came in to teach kids . No iMR. BOB MARTIN: No, we are not, i Zits a business now. MR. GASTEIGER: That ' s sort of an interesting transition. MR. BOB MARTIN: It is a very interesting one. We didn't expect fit to do what it is doing. We really didn't. MR. KASPRZAK: I hope you have good drivers to park their cars - that park their cars in those spots . They are awfully tight. Is MR. BOB MARTIN: The ones in the front or the back? f MR. KASPRZAK: Well , all of them are pretty tight . �I I IMR. BOB MARTIN: Let ' s see, we measured them out - what was it, I Ithink you were right there, Tom, how many feet were needed? I Il think we got the feet on the parking lot side. The back side you are correct, but that is what they are doing now anyway. I MR. KASPRZAK: You are barely making it here and you are really tight on this side. I wouldn' t want to park my car there , i MR. BOB MARTIN: That ' s where they are parking now, most of the tenants . It ' s just a graveled area and they seem to like the back j area. What we are going to do is pave it . Again, there is no !� problem with off-street, although, at the moment we've never used off-street parking. I don' t think we really need it. MR. GASTEIGER: Have you discussed with the architects the appear- lance of this tudor building with this metal structure attached to it. Right now I am sort of horrified as I look at it and I 'm ! curious to know if that was discussed. ?� f I� s I� ,f i I - 14 - MR. BOB MARTIN: Yes, we had that come up. Here is an overlay. Unfortunately the contractor was going to be here - you can pass 1 I1 {`s that around - he was snowed in. This is what they have come up ii �i with, if we want to keep it tudor chalet. I MR. GASTEIGER: Is this the side? Is that looking at it from the !� Third Street or. . . . MR. BOB MARTIN: That ' s the side from the Third Street side that �I is showing plus the part that will be showing connected to the building around the corner. As you are looking right at the addi tion, right smack dab at you. Just put that right over the top �{ and that would be it plus around the corner joining the other I building. Alright? i i MR. PETER MARTIN: I suppose the main difference between this and i j{ that is a fair number of dollars? II MR. BOB MARTIN.: $3 ,200 . It has no functional value except appearl- ance. Now I would like to state that we are putting considerable i' { expense inside the building for safety. As an example something like $6, 000 worth of foam to cover the entire floor, a trampoline pit. Most of your accidents happen on rebound, falling off of a 1 trampoline onto the floor - the wooden floor area. We have com- pletely eliminated it. We are going to put the trampoline into a i pit and put complete mats around it and you would walk onto the trampoline rather than climbing it. But that is under very strict supervision anyway. But the main thing, again on your regular I apparatus - most of your accidents would happen when they fall off, I { the mat and hit a wooden gym floor. We have completely eliminated the gym floor and we also put a torch to the ethefoam that is being i used - it just melts , it doesn' t burn. We now have it on our floor I of our regular gym, in fact we had Jeff Ling fly off the trampoline and land on the floor and simply do a forward roll . If that was on a normal gymnasium floor he might have broken a leg or anything So we are putting thousands of dollars into the safety aspect of the program. Now if we have to go with the cosmetics on that side iwe ' ll go with it but we don't want to shun on what 's the real i. Ij ii ii - H important thing. MR. PETER MARTIN: Can we briefly go down the different points at � which what you propose has some problems under the zoning ordinance i� and sort of look at them? MR. BOB MARTIN: Okay. �i MR. PETER MARTIN: The first is the Question of that use in a residential neighborhood. Now you are not changing the use, I I ` jf mean, it' s going to be the same gymnastic center it was before + but it ' s going to be bigger? t MR. BOB MARTIN: It will be larger.. We are just simply running p1 f I{t out of room. f MR. PETER MARTIN: Are you going to presumably then, have more 3 j children coming? MR. BOB MARTIN: We hope so, but their class structure is - they j !� don' t come and stay, they come for about an hour as you know. Most of the parents will drop them off and go do whatever they ha4 I I ' j to do, then pick them up. I would say 90% because it ' s really - '� the children - you know, you can leave them there all day and most', j people do on the team. They are perfectly safe - it ' s just like al l free baby sitting service , but we of course don' t consider that, E, like that . It' s all for kids. We have a whole new set of encyclo+ ;� l Ipedia Brittanicas we put in there. The first floor is going to bel i = put into a lounge and study area. So we are thinking kids - we ! will have an adult program in the evening though to help support - i to pay for it. I I HMR. PETER MARTIN: Okay, so that then concerns the use - its i ; simply an extension and expansion of what is already going on. 11MR. BOB MARTIN: Of what we are already doing, yes. 'l MR. GASTEIGER: Excuse me , there was a workout room in the exist- If I ging building. Will you maintain that? 1�MR. BOB MARTIN: Where you are looking, the existing building, thej jjgym - as you are looking down on it , where it says existing build- ling , right in the middle, just to the right of where it says �I I� `i l i, 3, ii 16 - "Third Street," Now that is 72 ' x 361 , that is what has been it used for the actual facility of teaching children. ij MR. GASTEIGER: Will that be maintained? ei i� MR. BOB MARTIN: That will be maintained, the left side we are y� I j going to make into a dance studio . We have - dance and gymnastic i go hand in hand - 90% of your people here are girls and you must have the dance part of it - so we are going to put the left side r as you are looking down, into a dance type floor - about 1/3 of i�. I I ji Just take the foam off on the wood. The right side will remain c the same except there will be a universal gym in it for men to get F ;! a workout and then you would walk into the new addition which �! you' ll have to picture as one hige big shell . There is no struc- h tural thing to break up anything when you go into the big structurie. 11 Does that answer that question? Before that it was used for basketball - the whole building in fact, before that, was used ?! for classes , G. I .A.C. had something going and then they left the (, building completely and went to the Ithaca Activities Center which( a 1 is down the street a ways and they had a swimming pool - the city ; j had a swimming pool out on the proposed addition which they dis- mantled and they took it to the — across the street from the j. Greater Ithaca Activities Center. MR. GASTEIGER: Did the building belong to the city - was the li property used, city property? MR. BOB MARTIN: No, Social Service League. MR. GASTEIGER: And it was sold to you? !` MR. BOB MARTIN: It was sold to me, through the Social Service . i' League. w MR. PETER MARTIN: Okay, that would be point number one. Point E " number two would concern the parking. Will the off-street parking! i� that is shown on this plot plan comply with zoning requirements? , ii MR. BOB MARTIN: Yes , 24. I`I ii MR. PETER MARTIN: 24 off-street parking spaces . i ;i II i 1� !i I i' tl f - 17 - f 1 �{ MR. BOB MARTIN: We tried to make those - to answer his question { „ I when you squeeze in, we tried to make them 10 ' wide and we could i do it with 91 . Wasn' t that , I think I called and they said 9 ' wa the width needed from someone, I 'm sorry, I can' t remember who i j said that. ` i MR. KASPRZAK: The width varies with the system of parking, it varies from 10 ' to 8 ' with 61 . i i MR. BOB MARTIN: I see, so that must have been an average but we did go 10 ' figuring those out . i MR. PETER MARTIN: And the final point would concern the various f a lot requirements . You will have rear yard less than 12 ' and you j will have more than the 35% of lot coverage that an R-3 zone 1 e specifies . Could you speak to that for the moment? Could you C put an addition that would comply with those two requirements that would meet your need that would not cut in to the 12 ' from the i back lot line and would be enough smaller to comply with the 35% 1 i requirement? }, MR. BOB MARTIN: Well , the back lot line is 7 ' - you want to go I from the fence. . . MR. PETER MARTIN: Yes, Could you adjust things so that you. . . I 1 MR. BOB MARTIN: You could move the building to the other side 44 because there is no requirement on the 15 ' side but we think get- li ji ting close to the sidewalk and fence - the appearance of just one bulky building, we are trying to get it back to the rest of the - �' i get it back on the lot and the reason we are asking for that �II i �ivariance is that there is complete access to the back of the build Ping anyway. You can come around and three sides is completely - I in fact it ' s three and one-quarter, is completely open and if you j� had to get to the back side they could simply go on the other person' s property. There is no buildings or anything near it, to i �Iwarrant any problems with fires or anything like that. �iMR. KASPRZAK: What distance is the nearest building across from your 719. i i ff ! - 18 - ii MR. BOB MARTIN: There is a garage right there , right in the one i a corner. Let 's see existing building right behind the garage tha !E ii Os there in the back of ours , there is a garage in back of that. R I The rest is all on the street - Second Street. MR. KASPRZAK: Is there any residential buildings along the east ! Ijside of your property directly adjacent to your fence? MR. BOB MARTIN: To my fence? Over here? One. j' MR. KASPRZAK: The east side - yes . MR. BOB MARTIN: Which side do you mean, this side? lMR. KASPRZAK: That ' s south. East - where the red arrow is . MR. BOB MARTIN: Red arrow, here? No. It 's back yards . (� MR. GASTEIGER: What is that residential? �[IMR. BOB MARTIN: Back yards . ' I� ) JIMR. GASTEIGER: Well established and all occupied. How about at the end - the south side. If ! �iMR. BOB MARTIN: The south side they have nothing except - let ' s see, they had a house, Mr. Giordano did over, it was on the corner �E i� There were going to tear it down and then they sold it to Mr. i Giordano. It is right on that very corner. And then along the fence you have back yards again - here and then you have houses , t of course along this street here. So you have got about a back yard - normal back yards through here all the way along and a hous j� on the corner. There are no buildings up against the fence at all pon that side. The only building on the entire perimeter of the S� property is a garage just in back of the - what I was just explain ling to you. Everything else is clear on this side there is just ar i� empty lot going all the way straight across - there is nothing jthere at all. On this side you've got Quick's garage -which takes Icare of all of Madison and this house on the corner is Third and i c �Ithis house on the corner is Second. Then you've got to go down 1 j { Second - you've got the houses here, the back lots all cleared - I i 1� you've got your houses here and the back lots are all cleared - I then you've got to go across the street here and, of course, y. have your front lots and houses. The Villa Restaurant is here. I� it ii 19 - Does that answer everything I can give the perimeter of what ' s ii there. iEMR. PETER MARTIN: Okay, could you briefly explain why you need an ; addition this large because it 's the size of the addition that ,i ; ojgives us the final problem which is that you've got more than the ; Is ' permitted coverage of the lot. lMR. BOB MARTIN: Right, well you need an awful lot of room. As an i; example - safety, number 1 . You start putting equipment next to each other the dismounts or banging from one thing to another !' thing, hitting equipment is dangerous and what we are trying to dog i� ;his safety first. Now a floor exercise mat that the girls work out ; � on, if anybody's watched television, Nadia Comanche, is a 42 ' x 142 ' square area that has to be completely cleared. That takes in itself a large area of that new addition. It has to be completely '; cleared with distances on the outside so that you are not going to ,I hit a wall or anything like that. We had two of those 42 ' x 42 ' i± floor exercise areas that we would like to put in there . Okay? !! Then you add ten balance beams , four sets of uneven. . . . actually li Hits small for a gymnastic facility that we want to do , and plan pt correctly and we would like to get absolute maximum space that we can the very first time and its mainly due to the safety. We �lalso would like to get a group of pre-school children in there we can put them in the existing, as an example , building, teaching ' a ;, them a class then we can take a beginners class or a team prac- ;i �itice and go to the other building, neither one bothering the other.? �!At the moment , between classes we 've got mass confusion. One heaving - the other coming in trying to keep your classes under ' ; control at that particular time . So the more room we can get the f every first time, the better. !MR. PETER MARTIN: Okay, are there further questions from members i ` of the Board? °!DR. GREENBERG : What type of occupancy do you expect at any given i ,Rime, at a given hour session? I i� i ii !i 20 - 3 9 a maximum, we 've never had this iIMR. BOB MARTIN: It could get up ; 1jmaximum but with the new addition we could probably have, we don' t ` €, expect it , but we probably could get fifty if we really are fantas-i 1tically successful - at one time , probably in there. But a lot of 11them are walk- ins and drop-off people . You don' t go there and ' enjoy yourself like you play basketball for two or three hours , it' s I� Ila class structure, everything is structured. They teach children I Ito come in, they teach them - their class for a particular time an I j! house they give them about a fifteen minute warm-up, then they !;, individually isntruct for about an hour and then they pick them yup, then they are gone. So it isn't that they are going to park and stay there for two or three hours . 11MR. GASTEIGER: Can you tell us when you began working at this Visite and then when you bought? I 'd like to get a picture. . . . MR. BOB MARTIN: In the end of 1973 we came over (that was the very tail end of 173) when we looked at the facility and decided I Tito give it a try. It started in - we started working sort of on a !club type basis the following year January 1974 and we've been IIthere ever since three years. i �MR. GASTEIGER: But you've owned the building just for a year? 1MR. BOB MARTIN: No, I 've owned the building ever since then. 1MR. GASTEIGER: But you didn' t work at the site before then? IJMR. BOB MARTIN: No, before that time it was empty. The building 1 was completely empty. They've just simply let the building go . ( There was a person living in the top floor apartment, he left �f lbefore we got there, I think he was sort of a care taker. iN I SMR. GASTEIGER: The apartments have been there then or are new? i 1MR. BOB MARTIN: The apartments were built the very same year we 1' 1I1got there, in the building. There was an existing apartment on the '!top floor. We put two more on the second floor and just partitione4 off and made another one on the top floor. That was back three i years ago. � ��R. PETER MARTIN: Any further questions? ie �j } i i f 21 - s !! MR. BOB MARTIN. The apartments support the center the youth r` lcenter. Everything supports the center, that ' s what the whole thing is about. �MR. GASTEIGER: Any comments now about the neighbors response to the solicitation? 9'MR. PETER MARTIN: I assume you've solicitated? � MR. BOB MARTIN: Oh, yes. We've sent letters to everybody within 200 ' of the property line. We've had no response whatsoever note seven a telephone call . I can' t say that our neighbors are coming � and saying great . I have had no response whatsoever.y g �MR. KASPRZAK: During the three years that you have been there, di 1you have any complaints from the neighbors? C IMR. BOB MARTIN: Not a one. It pleases the Villa Restaurant . I iwould think. He is getting more business and Mr. Quick says that . people are seeing his garage now, more. ' MR. KASPRZAK: I suppose Rudy would like that. IMR. BOB MARTIN: So I would think that them two would be quite 11pleased to have it. Because kids sometimes run over there for a meal - and the parents waiting they could go over. f�DR. GREENBERG: This question has nothing to do with the Board of lZoning Appeals but it' s a question that I 'd like to know, are the neighborhood children participating at all - do you see. . . IMR. BOB MARTIN: Not very many. I would have to honestly say that, I would say that easily 80% is middle upper class but the joy of flit is that we are taking these people and giving them recreation, giving them something to do - are children between the ages of five Aand sixteen - which gives places such as the Youth Bureau, or the Greater Ithaca Activities Center, the YMCA' s are trying to do a ?(real great job, which gives them more of a chance to work, maybe, with the kids who can' t maybe quite afford to pay for lessons like �Ithat. Otherwise they have a spot and I think it would compliment (these fine other organizations because that is really what it ' s all , �4bout. It ' s a business , it ' s true. We are setting up as a busines ii I �i - 22 - !' as - of the first - I don' t know, our accountant has got us going crazy because we've got to go to the bank, you know, after we - i if we get approval here to see if we can do it financially. But j' I think it will be a real great thing for the community, I i Ij honestly do. MR. PETER MARTIN: Are there any others here tonight who want to s be heard on this case? Please come forward. MR. HUGH HALL : Well , first off, I am Hugh Hall , I live at 112 Third Street and I 've lived - I 've been in the neighborhood for I{ the last ten years or more I 've owned a house across the street. it j I never knew anything about this thing until the other day I got !j a letter in the mail stating that he wanted to build a building 11 across the street from me and the one reason I moved into the m ii neighborhood was I wanted, you know, to keep the idea of the , neighborhood house and the neighborhood - that ' s what I liked j there. Now, since I 've been here to this meeting and all that I 've heard about is this huge shell that he is going to put acros ii the street from me. That I don' t buy. I don' t like that - that' IInot one reason why I moved in that neighborhood and I hear this about there was nobody or nobody on the corner, no houses or no Ei j yards around the place, and I 've lived there and everybody I know I j� have barbeques and they all got their own yards and it 's all ' Ei ;f around that area where he wants to build this building. Now, I r don' t know what this building is going to look like but from his j description its just going to be a huge tin shell sitting out in front of me. That I don't want to buy because I 'm putting money 1i in my property, my neighbor is putting money in her property and we all want to stay there . In fact I want to spend the rest of jimy life there and my kids want to spend the rest of their life ff I. 1 i there, but there is no sense in me putting money in my property if I am going to have to be looking at this tin barn, so to speak.] You said you are going to decorate the outside of it and I don't j know what the outside of it is going to look the original North-1 iti r 11 side I could get along with, the kids that went there they came j i l i 23 - ! they left. They didn' t make no noise. Now when he bought the k i' property he turned it into a gymnastics center - we got parking if problems, it started right away. They park on both sides of the street - I don' t know whether you know it or not but they do and , �i fl stop and pick their kids up . They park on my side and they park on your side. Am I right? I' i �i MR. BOB MARTIN: They just pick them up on our side . MR. HALL: I know but they still park there though. MR. BOB MARTIN: They would stop and pick them up - I 've never if i known of anybody who actually . . . s I =l MR. HALL: Well, it ' s too bad I don' t have a camera because I sit 'i l there time and time again and watch them draw right down that i Third Street side and park in front of the building and get out j !i f and run inside and get their kids and come back out without any ! regard about any of the parking. I mean, you never came to us in ! the neighborhood that ' s one thing my meighbor said you've 3 never said anything about what, you know, what you are trying to build. ! ! ig ! MR. BOB MARTIN: I thought the letter would. . . ii MR. HALL: The letter didn't describe anything, All you said - 11 you had a 50 or by 100 ' building. No heights to it whatsoever. i it MR. BOB MARTIN: Well we got it as low as possible . I" MR. HALL : You didn' t tell me - I mean, you didn' t tell me nothing, i I mean, I 'm right across the street. The sun shines in my window ) ii i every day. I MR. BOB MARTIN: I wish he came over, I wish I . . . . i I MR. HALL : No, you see the sun shines in my window every day and s j� now you talk about this huge shell you are going to put out in a� i front of me. I MR. BOB MARTIN: It wouldn' t make any difference, there. Do you !� want to sit down and look at it in a little while, I ' ll be more i' than glad to talk it over with you. ,i j MR. HALL: Those are the things and then, I 've got some notes herel �g but I can' t see. . . also that a you' re talking about the great ii i i ;i i 24 - percentage of your people that come to the center now, come by j cars. In other words when you increase your business you are goi g to there are going to be more cars coming. MR. BOB MARTIN: I hope so. iiMR. HALL: But that isn' t why I moved there though. I 'm talking �! I about the size of the street. I have a tough enough time getting of in and out of that parking lot - that - my parking space that I ; I! i �{ got right there with two cars . Sometimes I come down and I have j to stop, wait for people coming in and out of your parking lot I over there. And now you are talking about increasing it . You see { i� the street isn' t getting any wider. I mean, it is going to stay !� the same and there ' s going to be more cars on it. Those are the if i things that I just can't come along with. One thing that just r i shocked me was that huge shell and the number of people who are r� ;i going to be involved in the neighborhood. That 's not the reason 'a why I moved into that neighborhood and I 'm pretty sure there are f� { two or three other people if they were enlightened to what, you know, the thing that you were going to put up there, I think that jthey would be here too. But I know one fellow lived just bough j 1 II a house around there on, I think its on Madison right next to the i li place you talk about Giordano is going to tear down. j MR. BOB MARTIN: No, they were going to tear it down. j MR. HALL: He invested in it. Alright he bought a place right net to that and I don't think that he is going to like the idea that i +�( I this building is going up in his back yard. , MR. BOB MARTIN: I don' t think Mr. Giordano would care. MR. HALL : No, he doesn' t live there . MR. BOB MARTIN: Mr. Giordano has . . . . f MR. HALL: Wait a minute now, Mr. Giordano owns houses on the i !` other side of me and on the other side - he doesn't live in the � 1' neighborhood so he would care less what it looks like. Understan ? 1 I live there and the people that live there are the ones that arei t :1 �1 ii i; 25 - going to have to worry about it. That' s those things that I am i worried about. I am, because of living across the street there . it i '+ MR. BOB MARTIN: You live right across the street. . . 3 MR. HALL: Right across I 've been there and I 've been on the i Board of Directors - what was the name of it, it was the old Northside. I 've seen that building there I 've seen kids run in and out when the swimming pool was there - I never had no i' f' problem, we never had any problems with parking, period, when they Northside was there because there was nobody - the kids all came 4' by foot - it was a neighborhood building. Since you've come '+ t H there we 've had a problem with parking, people coming in and out of there. I know- what they are coming in and out going in and R out of your playground or what used to be the playground. I neveit it knew that was turned into a parking lot either. MR. BOB MARTIN: When we came there it was a parking lot. MR. HALL: When you came there it wasn' t a parking lot it was a j baseball diamond and a swimming pool was erected on it. Alright but it was never a parking area. MR. BOB MARTIN: We simply took it over. i; 'i MR. HALL: I know you did you took it over and started parking there. I never knew that, I never knew there was a variance or j 'i II that he was allowed to park in there. The only parking that I ,3 knew about was behind the building and on the street. MR. PETER MARTIN: So that your primary concerns are the amount o traffic that would be generated by the expansion and also the size of it. i MR. HALL: The size of the building. i MR. PETER MARTIN: Are there questions that members of the Board i 1 have for Mr. Hall? k MR. GASTEIGER: How long have you lived there, Mr. Hall? t it I MR. HALL: Oh, I'd have to have my wife to tell me exactly, but i; I� roughly I 'd say, oh, about fifteen years , r MR. GASTEIGER: And you say you've been talking with one neighbor I =i i I I i! ! i' i - 26 - t who is upset. . . j iI i MR. HALL : Yes, just one neighbor who lives next door to me. You see she lives right next door to me and sho looks right straight sf across the lot there too. i !f MR. GASTEIGER: And she has lived there as long as you have? jl I MR. HALL: She's lived there six, I 'd say sixty-five years . MR. GASTEIGER: So you were there when the swimming pool existedl "{ f `{ and all of that commotion went on and that didn' t bother you as much as the automobiles do? ss MR. HALL: No, because there was no traffic problem, you know, s! I whatsoever, because being a neighborhood house everybody walked t { that came into it and if there was anybody came , they always had I think it was two or three parking spaces over on the back side f of the building. That's where the help parked. But outside of i j that we never had any because there was always enough existing - !! jj enough spaces on my side of the Third Street or over on the other ! street there Madison. ( MR. PETER MARTIN: Any further questions? '! I DR. GREENBERG: You seem to indicate that you are unhappy also ;I I about the appearance of the tin shell . Am I to understand that if s' I the appearance were somewhat different that you might not have li this. . . . MR. HALL: If it were more or less could go along with say the !' existing building that is there now. j I I DR. GREENBERG: You would have less of an objection? $i ! II, MR. HALL: I would have less of an objection there. But just to li stick something into the lot with no appearance, I 'd much rather j j have it go along with the decor of the building. I� MR. BOB MARTIN: Mr. Hall , I ' d like to sit down with Mr. Hall and ! i� 1 show him what. . . did I give you the overlay? Here it is . And I I show you the heights and everything, so that . . . . I (� MR. VAN MARTER: I 'd like to have him see it before Mr. Hall is through, Mr. Martin and. . . . . i i - 27 - I E MR. BOB MARTIN: I wish I saw him ahead of time because I wanted is to make. . . I purposely made the building, I mean the architect, .i i! lower than the existing building so that it would not affect any I of the sunlight that he is talking about coming in that part of 'i j it. It boils down, talking with Mr. Hall , if I am right sir, that his main concern is the cars that will be coming in and out . He lives here. '4 MR. HALL: It' s the parking. When you first came there you had - 1 ;I P g• Y !i f you generated parking and now you are going to increase that and i so that is what frightens me plus the size of this building you ii I� are sticking across the street from me. i MR. BOB MARTIN: We'll be taking some, the parking lot, of course E' was quite a bit larger so now we are taking some of these cars it iI and putting them in the back of the building. i MR. HALL: I don' t know - you are destroying the appearance of th j building when you put thea all in the front yard there you did i have a pretty good front yard there at one time when you keep it up. MR. BOB MARTIN: We would like, if possible, to organize it so we 9i don't have to use the five cars and if we have to meet the zoning we have to. MR. GASTEIGER: How about your employees, how many parking spaces I� 3 i do you have to have for employees? MR. BOB MARTIN: We have at the moment three and one motorcycle. I MR. GASTEIGER: If you have a dance studio there wont you have another set of . . . . MR. BOB MARTIN: Well the dance studio is for the team - that is I already existing. You wont have any increase there. It is just I general lessons that come in and out. Team members have to have idance in order to perform their routine. So that wouldn' t affect ] i anything, just the restructuring. . . . l MR. PETER MARTIN: Okay, well we've had. . . � I MR. GASTEIGER: I just want to press a little bit more. I 'm a I t ii f I R 28 - i! 1 I; little bit on Mr. Hall ' s side, in terms of looking at a tin E 3 building, What I am wondering, was have you discussed plans i at all or have you planned for landscaping to make that side of E the building look more than. . . L ii MR. BOB MARTIN: That will put it in the tudor chalet. This is I l; like it is stucco with a wooden side this side, which would !j blend it in more with the building rather than being a steel structure it will be, you know, the same tudor chalet type thing of the original building. !i MR. GASTEIGER: Well, are sidewalks shown in this? This side i I R� walk? For instance the business of landscaping, now if you were I to hide the cars. MR. PETER MARTIN: The degree of informality that we are employin tonight is unusual and I think it has gotten to the point that 3 13 it is kind of impossible to keep track of who is talking to whom. I don' t want to shut things off, but if this discussion is going i to continue that we get the questions and answers into the minute E of the hearing. '+ MR. BOB MARTIN: Actually on this dies of the parking you will j€ actually be seeing less cars because it would only be the side j i rather than the whole parking lot. I I MR. HALL: Yes, I would be seeing less cars in the parking lot bud i the only thing is I would be seeing more cars on the street - that �j is what I was getting at . 1 j MR. BOB MARTIN: Coming and picking up children, I 1 MR. HALL: That is what I am talking about because I 'd say that i jj 900 of the people that go over there , participate in your business, I� come by automobile. j MR. BOB MARTIN: They drop them off and then pick them up when 1� their classes are through this is true. I �j MR. HALL: In other words then you are talking about an increase. E} MR. BOB MARTIN: You know usually they, like you say, they come ink !E s� the front of the building and the child runs out, jumps in the car! E ii ! ;y i. - 29 - ;; and they take off. That ' s true. 1jMR. PETER MARTIN: Is it fair then to summarize your concern Mr. i ! Hall , as being one over the additional traffic generated, about j�Ithe appearance of the building and you are just unhappy with an . , l� addition right in front of you, across the street. However. . . . � MR. HALL: That the main thing is the addition plus the parking - { added business with more parking on the street. I just don't Ij E think that we have room there to take care of it - even with the existing. . . in other words , you are not adding more spaces for people, you are taking away. i iii , � MR. BOB MARTIN: I ve noticed on Madison Street where there is j1parking very seldom have I ever seen it full - that ' s not on (( t !l this side. And there is parking available off-street parking - I don't think anybody ever uses and I think most people . . . . he ' s ; true in saying that they do drive up in front of the building and ;; pick up the children and leave, I would be lying to say they I� jdon't. It' s true- they will have to come to the front of the 3 libuilding. That 90o� of the people that use the facility - drop offs E' IItheir children and then come back and get them after the class but ! `lits. . . . We 've never seen - I don' t think I 've ever seen the park- I! I ing lot completely full, because they come and pick them up and i ! I leave. r SMR. PETER MARTIN: I think perhaps we now have a full picture. I ! don' t want on the other hand to shut off before we 've got i ' questions that go to anything that we may not have uncovered. i MR. KASPRZAK: Are you doing your own design for the building and j ' location on the site or do you have an architect or somebody with f �Ithe technical knowledge? ! I jMR. BOB MARTIN: A, J. Sasaro are the people who got the bid plus ; we have been offered architect from the Planning Board of the j City, free of charge, IMR. KASPRZAK: Well, it would seem that you might do wisely by Ii I� I� i " ii i€ `i i' 30 - nprofessional . T i w 1 ; using such. a professional or similar This would 1dispell alot of . . . i 'IMR. BOB MARTIN: I wish he was here. The weather stopped him from coming. E 1 KASPRZAK: Is he actually an architect or is he simply a guy that is a contractor for the building? I MR. BOB MARTIN: They are big contractors, they are doing the Milliken Station up here and they have their own person who does i all of their engineering and architecture drawings. . . MR. KASPRZAK: The concern is two-fold. The flow of traffic and the visual appearance of the building and I think that you can lEimprove on them both and I think you will resolve Mr. Hall 's i{ + problem if you do a little bit of thinking on this thing because I think you can relocate the parking somewhat and develop a better flow of traffic so the people don't have to park on the street to pick up their kids, they can simply drive through your lot and pic �jup their kids and go through the other side, so that you don' t "1have children running in the street and all that stuff. IMR. BOB MARTIN: That 's what we don' t want. You see . . . � MR. KASPRZAK: I will be defending the city and I 'm not particular-; " �Ily happy that you are using the street as your private pick-up spo . IMR. BOB MARTIN: Well , its. . . . MR. KASPRZAK: You' re giving me one item and I can develop an argu- ment against you on that. I don' t want to but. . . MR. BOB MARTIN: I 'm trying to picture it people driving up and i the confusion we would have in getting them out would be even more I " confusing. . . � MR. KASPRZAK: I 'm not giving you an answer, I 'm simply suggesting P Y gg g �lthat there is a possibility to look into it so that you don't have i this problem that you are confronted with right now by Mr. Hall land ourselves, f� I IMR. BOB MARTIN: Even people coming up and going I don't even see i Many problem at the moment completely no problem at all . I+ I ii .E !� I li I Ei 31 i ', MR. KASPRZAK: Thatis all irrelevant. i '' MR. PETER MARTIN: Any further questions? Thank you both. ;; Anyone else who wishes to be heard on this case this evening? i{ 3 Then that concludes this public portion of the meeting. We will I H go into executive session to deliberate on these two cases and II then we will reconvene in public session to announce the results . fE itli EI� E I , E s� I al i i� ! ! �j i E 1 � I` I It i i, li j� i i t I� if I !I I; I ! ,E I i i{ 32 - i I BOARD OF ZONING APPEALS ii CITY OF ITHACA JANUARY 10, 1977 4� EXECUTIVE SESSION ?f i� 11 APPEAL NO. 1146 f MOVED BY MR. KASPRZAK: 1. That the proposed use variance E allowing expansion of a� non- conforming� conforming use be granted. FINDINGS OF FACT: A. The use is an existing non- conforming use , E B. Testimony showed that an C� extension of this use by an f addition to the structure is IP very desirable. 11SECONDED BY DR. GREENBERG: I second the motion. i VOTE : Yes - 5 No - 0 I' MOVED BY MR. KASPRZAK: 2 . That the requested area variance ii be denied. I( FINDING OF FACT; A. The proposed addition repre- sents an increase that far I I� exceeds the percentage of lot ! , coverage permitted. Further i ii 1 information would be necessary to determine whether an addi- li tion which complied with the j ordinance might meet the need �i of the Center or whether a ii smaller addition would be I � possible under a more modest I� variance which would be more !I j in keeping with the neighbor C ij hood character. I� s. - 33 - '! APPEAL NO. 1146 (continued) ;; SECONDED BY DR. GREENBERG : I second the motion. r !� VOTE: Yes - 5 No - 0 { 4 I I� I l , j I' 1 i I i� I? I