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HomeMy WebLinkAbout2006-04-11 Town of L Tuesday , April 11 , 2006 PM , Zoning Board of Appeals Meeting ZONING BOARD OF APPEALS MEMBERS (* Denotes present) * Gregg Travis, Chairman * David Dittman Linda Hirvonen * Dan Konowalow * Ronald Bricker * Henry (Hurt) Sheldon * Richard G . Platt, Code Enforcement Officer * Bud Shattuck, Town Board Liaison PUBLIC PRESENT Lucy Cooper-White Betty Whipple Todd Wilcox Marge Listar John (Jack) Young Andy Glasner • Elliott Smith Brenda Walsh Brian Siddall Valerie Kuramoto Ted Lave Ed Emnett Dan Pace Darlene & Ed Herman Dennis Read Martha Laux GENERAL BUSINESS Gregg Travis , Chairman of the Board called the meeting to order at 5 : 00 PM. Public Hearing : Area Variance for Lucy Cooper-White, 123 Armstrong Road , Parcel # 38 .444e5 Gregg Travis read the Legal Notice Published in the Ithaca Journal in regard to the Area Variance . Chairman Travis opened the floor for Public comments . Public Comments : NONE Further/ Questions/Comments : David Dittman questioned if Ms . Cooper-White had contacted the adjacent land owner with regards to possibly purchasing a portion of the parcel of land adjacent to her. Ms . Cooper-White stated yes, the owner is not interested in selling a portion of the land . • Daniel Konowalow is concerned with the fact that if the Variance is granted, this garage will remain there for a long time and Ms . Cooper-White may not be caring for this child as long as the garage will remain standing. Todd Wilcox , Agent for Ms . Cooper-White explained that perhaps down the road as Ms . Cooper-White gets older she could also benefit from the addition due to the number of stairs in her home . Daniel Konowalow inquired if an elevator was part of the plan. Todd Wilcox advised no . Daniel Konowalow advised Ms . Cooper-White that he has not been persuaded that there are not other ways to achieve her goal . Todd Wilcox advised the Board that before applying for a Variance, Ms . Cooper-White did check out all possibilities within her financial means . David Dittman requested to know if Ms . Cooper-White could install a ramp . Lucy Cooper-White responded by stating this is a Raised Ranch Home with stairs to go either up or down. This child that Ms . Cooper-White cares for is approximately 40 lbs . and too heavy to lift him up and down them . Ronald Bricker made a motion to close the Public Hearing at 5 : 12 PM. Daniel Konowalow seconded. VOTE AS FOLLOWS : Ronald Bricker — Aye David Dittman — Aye Daniel Konowalow — Aye Henry (Hurf) Sheldon — Aye Gregg Travis - Aye MOTION CARRIED . Member Discussion Daniel Konowalow suggested that the applicant install an inclinator to attach to the steps . Gregg Travis read the Balancing Criteria : • Whether benefit can be achieved by other means feasible to applicant Yes, there are other ways to achieve benefit. • Undesirable change in neighborhood character or to nearby properties ; No . • Whether request is substantial ; No . • Whether request will have adverse physical or environmental effects ; No . 4= • • Whether alleged difficulty is self- created; Yes, the applicant is choosing to renovate . Daniel Konowalow made a motion to request this Variance request be denied . Gregg Travis seconded . Further Discussion Daniel Konowalow feels there are other solutions that are feasible to the applicant to solve the problem . VOTE AS FOLLOWS : Ronald Bricker — Nay David Dittman — Nay Daniel Konowalow — Aye Henry (Hurf) Sheldon — Nay Gregg Travis - Aye MOTION DENIED . Ronald Bricker made a motion to grant the Variance request . Henry (Hurt) Sheldon • seconded . VOTE AS FOLLOWS : Ronald Bricker — Aye David Dittman — Aye Daniel Konowalow — Nay Henry (Hurt) Sheldon — Aye Gregg Travis — Nay MOTION CARRIED . Gregg Travis completed the SEAR. Daniel Konowalow made a motion to declare a negative declaration. Ronald Bricker seconded . VOTE AS FOLLOWS : Ronald Bricker — Aye David Dittman — Aye Daniel Konowalow — Aye Henry (Hurf) Sheldon — Aye Gregg Travis - Aye • MOTION CARRIED . • Public Hearing: Use Variance, John Young/ Andy Glasner-T.C. United Soccer Club & Elliot Smith-Ithaca Youth Soccer Club, East Shore Drive, Parcel # 37.1 -2 .2.6 David Dittman made a motion to open the Public Hearing at 5 : 15 PM. Ronald Bricker seconded. VOTE AS FOLLOWS : Ronald Bricker — Aye David Dittman — Aye Daniel Konowalow — Aye Henry (Hurf) Sheldon — Aye Gregg Travis - Aye MOTION CARRIED. Gregg Travis read the Legal Notice published in The Ithaca Journal. Chairman Travis opened the floor for Public comments. • Public Comments/Concerns . Valerie Kuramoto : Inquired if the Variance would allow installation of lights, service roads and other features associated with the Fields. Gregg Travis: Advised that Site Plan Review would be required and addressed by the Planning Board. John Young explained that there would not be a need for any further features installed due to the Community Recreation Center being in close proximity. An agreement will be worked out for the use of their parking, restrooms and food court. Valerie Kuramoto : Inquired if the Variance applied to the entire parcel or only a certain portion. John Young: Only the section that house the proposed fields. David Dittman: Questioned the access road John Young: There is an emergency access road that is on the side of the CRC property. Mr. Young stated his intention is to use that access road. There will be no curb cut on Waterwagon Road. Ed Emnett: Questioned the access road from Waterwagon. Also requested to know how many fields will be completed now. John Young: Again explained the access road. Mr. Young also indicated that 2 fields will be installed to start with, and 2 more at a later date. Darlene Herman: Concerned about additional noise. • • John Young explained the hours of operation would be seasonal. (Spring and Fall) After school weekdays while there is daylight, and earliest 10:00 am Saturdays and Sunday afternoons. The fields will not be restricted from neighborhood children, unless they were being destructive. Brian Siddall : Questioned if the entire parcel is involved in the Variance all the way to the creek? JohnYoung: If the Zoning Board restricts the Use Variance to just what the designated acreage is on the map, would be just fine. There is no need for 100 acres of Soccer Fields. Work near the creek is Mr. Young' s personal business. Dan Pace: Questioned the need for additional Soccer Fields in Lansing, also concerned with the location of the entrance. John Young: Clarified where the project will be located. Andy Glasner: Several (4) surrounding Soccer Clubs each have approximately 300 registered members and the numbers continue to grow. The demand is there. Martha Laux: Questioned the number of members per group. Traffic has increased since the Rink was built. Asked if screening of trees could be considered. John Young: Advised that the Fields require sunlight and wind. Dennis Read : Inquired how close the end line would be to the property line. John Young: 50-60 ft. Ed Herman : Concerned with additional water draining on his property. • John Young: Explained that there is a ditch along the old railroad. Any water from his property drains to the ditch. The question was brought up if the Variance was granted, would it be for the entire parcel. Chairman Travis advised yes, due to the way the Legal Notice was submitted. However, restrictions can be placed on the Variance so that it only applies 15 .26 acres per the submitted application. Ronald Bricker made a motion to close the Public Hearing at 6 :05 PM. David Dittman seconded. VOTE AS FOLLOWS : Ronald Bricker — Aye David Dittman — Aye Daniel Konowalow — Aye Henry (Hurf) Sheldon — Aye Gregg Travis - Aye MOTION CARRIED. Member Discussion David Dittman felt this would increase traffic on Route 34 and increase the noise on weekends. Mr. Dittman felt this is a Planning Board issue (rezoning). Daniel Konowalow has concerns as to where the Fields will be located on the parcel. The applicants • have shown pictures, however on the application it does not state the exact location on the 100 acre parcel. Increased noise should be a factor to take into consideration for the neighborhood. Gregg Travis, Henry (Hurf) Sheldon and Ronald Bricker felt this was a re-zoning issue and should be addressed by the Planning Board. Richard Platt explained that the Applicant could bring this before the Planning Board as a PDA. Gregg Travis read the Balancing Criteria : • Can not realize a reasonable return — substantial as shown by competent financial evidence; Not Applicable • Alleged hardship is unique and does not apply to substantial portion of district or neighborhood ; No . • Requested variance will not alter essential character of the neighborhood ; No . • Alleged hardship has not been self-created . Yes . • Daniel Konowalow made a motion to deny the Use Variance request . Henry (Hurf) Sheldon seconded. VOTE AS FOLLOWS : Ronald Bricker — Aye David Dittman — Aye Daniel Konowalow — Aye Henry (Hurf) Sheldon — Aye Gregg Travis - Aye MOTION CARRIED . Approval/Denial of March 21 , 2006 Minutes David Dittman made a motion to accept the minutes as presented . Daniel Konowalow seconded . VOTE AS FOLLOWS : Ronald Bricker — Aye David Dittman — Aye • Daniel Konowalow — Aye M1 Henry (Hurf) Sheldon — Aye • Gregg Travis - Aye MOTION CARRIED . Meeting Time Change It was the consensus of the Board to change the meeting start time to 7 : 00 PM effective June to September 2006 . Ronald Bricker made a motion to adjourn the meeting at 6 : 40 PM . David Dittman seconded . VOTE AS FOLLOWS : Ronald Bricker — Aye David Dittman — Aye Daniel Konowalow — Aye Henry (Hurf) Sheldon — Aye Gregg Travis - Aye MOTION CARRIED . Town of Lansing Zoning Board of Appeals Meeting ® April 11 , 2006 5 : 00 PM Visitors Please Sign In Below : (Please Print) Name Address A � • IL A � ; Ijy J A K Yac� nl C + y � � FIQ ;� bts Ny 01 jja ,1 \ TOWN of LANSING o 'B 3a "Home of Industry, Agriculture and Scenic Beauty " . INN it ZONING , PLANNING AND CODE ENFORCEMENT Box 186 Lansing, NY a4882 �1 it E-mail: tolcodcs@twcny. rr. com Town of Lansing Zoning Board of Appeals Meeting April 11 , 2006 5 : 00 PM Lansing Town Hall - Small Court Room Agenda T6ne; Agenda Topics 5:00 PM Area Variance for. Lucy Cooper-White, 123 Armstrong Road, Parcel # 38:1 -14 .5 5*15 PM Use Variance for. Andy Glasner-T.C. United Soccer Club & Elliot Smith-Ithaca Youth Soccer Club, East Shore Drive, Parcel # 37.1 -2.2.6 Approval of March 21 , 2006 Minutes Any Other Business Deemed Necessary To Bring Before The Board.