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Home My WebLink AboutZBA Minutes 2013-08-20 ZONING BOARD OF APPEALS AUGUST 20, 2013, 8:00 P.M. SPECIAL MEETING Present: Kirk Sigel,Chair; Bill King, and John DeRosa Absent: Rob Rosen and Ron Krantz Alternates: Christine Decker and Chris Jung Staff: Bruce Bates, Paulette Terwilliger and Susan Brock Special Meeting was called to order at 8:03 pm Mr. Sigel noted that this special meeting was called at the regular meeting held on Monday, August 19, 2013 to allow for the Planning Board to act on the same topic prior to the Zoning Board of Appeals action. Ms. Brock reported that the Planning Board did approve and grant Site Plan Approval and Special Permit for the Gravel Mining Operation on Mecklenburg Rd requested by Mr. John Rancich. Minor changes were made to the draft resolution to reflect a new expiration date of August 20, 2023 and substitute Zoning Board of Appeals for Planning Board in some clauses. Draft resolution with changes was moved and seconded for discussion. No questions were raised and a vote was taken. ZBA RESOLUTION NO. 2013-028 Special Approval John Rancich; Gravel Mining Operation Mecklenburg Rd,Tax Parcel No. 27.-1-14.2 August 20, 2013 MOTION made by Kirk Sigel, seconded by Bill King RESOLVED, that this board grants special approval to extend the expiration date of the fill permit for another 10 years to August 20, 2023 with the following: Findings: 1. This action is a Special Approval regarding the continued use of the existing gravel mine located on the north side of Mecklenburg Road (NYS Route 79), Town of Ithaca Tax Parcel No. 27.-1-14.2, Agricultural Zone. The project involves a request to continue the mining operation on a portion of the property for an additional 10 years. This project was previously approved in 2002, 2005, and 2008, with the 2008 approval having an expiration date of August 31, 2013. No changes in the operation are proposed. 2. That the plan for the proposed project submitted by the applicant to the Town has Planning Board's site plan approval for the proposed continuing mining operations, 3. The New York Department of Environmental Conservation has approved a reclamation plan for the mining operations and the plan and any required security for the performance of the plan has been provided to the State of New York by the applicant, 4. That the Zoning Board hereby grants Special Approval for the proposed continued use of the existing gravel mining operation, finding that the standards of Article XXIV Section 270- 200, Subsections A—L, of the Town of Ithaca Code, have been met, specifically that: A. the health, safety, morals and general welfare of the community, in harmony with the general purpose of this chapter, will be promoted, because the project has previously received special approval by the Zoning Board of Appeals and a positive recommendation for such special approval by the Planning Board, no changes are being proposed to the project, the Zoning Board of Appeals approval is conditioned on the applicant's conduct of operations in accordance with the representations and materials provided by the applicant to the Zoning Board of Appeals, and the NYSDEC permit imposes conditions of approval related specifically to the protection of the health and safety of the community in terms of noise, dust, storm water control, truck loading, hours of operation and the like, and B. (i) the premises are reasonably adapted to the proposed use, given that the use has been in operation since 2002, the property is located in the middle of 160+/-acres of agricultural land, and that the nearest residential structures/neighbors are more than 800 feet away from the operation, and (ii) the proposed use fills a neighborhood or community need because the gravel is proposed to be used for on-site development, and C. the proposed use and the location and design of any structure is consistent with the character of the district in which it is located, for the same reasons as noted above, and D. the proposed use will not be detrimental to the general amenity or neighborhood character in amounts sufficient to devalue the neighborhood property or seriously inconvenience the neighboring inhabitants, for the same reasons as noted above, and E. operations in connection with the proposed use will not be more objectionable to nearby properties by reasons of noise, fumes, vibrations, illumination or other potential nuisance than the operation of any permitted use in the particular zone, for the reasons noted above, and F. community infrastructure and services, including but not limited to, protective services, roadways, garbage collection, schools and water and sewer facilities, are currently, or will be, of adequate capacity to accommodate the proposed use because the use is already operational, and there are no changes proposed, and G. the proposed use, building, design and site layout comply with all provisions of this chapter and, to the extent considered by the reviewing Board, with other regulations and ordinances of the Town, with the Building Code and all other state and federal laws, rules and regulations, and with the Town Comprehensive Plan, and H. the proposed access and egress for all structures and uses are safely designed and the site layout provides adequate access for emergency vehicles, as previously approved by the Town Code Enforcement Officer, and I. the general effect of the proposed use upon the community as a whole, including such items as traffic load upon public streets and load upon water and sewer systems, is not detrimental to the health, safety and general welfare of the community, again, for the reasons noted above, and J. the lot area, access, parking, and loading facilities are sufficient for the proposed use and access, parking, and loading facilities are adequately buffered to minimize their visual impact, per the conditions imposed by the NYSDEC permit and the information specified in the applicant's submitted plans, and K. natural surface water drainage is adequately managed in accordance with good engineering practices and in accordance with any applicable Town local law or ordinance, and existing drainage ways are not altered in a manner that adversely affects other properties, per previous NYCDEC permit requirements, previous Zoning Board approvals and Planning Board recommendations of approval, and an Engineering Memorandum written by Creig Hebdon, P.E., Town Engineer, dated August 20, 2013, and L. the proposed use or structure complies with all the criteria applicable to site plan review set forth in this chapter. Conditions: 1. That the Zoning Board Special Approval shall expire on August 20, 2023 or when the NYSDEC-issued Mining Permit No. 7-5030-00110/00001 for this project expires, whichever occurs first, 2. That all operations be in accordance with: (i) the representations and materials in the application provided by the applicant to the Zoning Board of Appeals, and (ii) all requirements and conditions set forth in the NYSDEC-issued mining permit related to property boundary setbacks and public thoroughfare rights-of-way, natural or man- made barriers to restrict access, dust control, and hours of operation, and 3. That the project area be reclaimed in conformance with the requirements in the above- referenced NYSDEC-issued permit, and that a copy of any NYSDEC-required reclamation bond be provided to the Town of Ithaca prior to commencement of any excavation. 4. That the applicant submit to the Town Engineering Department copies of any New York State Department of Environmental Conservation permits or documents amending the DEC permit applicable to the property. 5. That if the DEC permit authorizing the mining operations expires or is otherwise terminated before August 20, 2023, then the fill permit issued by the Town will expire upon successful reclamation of the site. A vote on the motion resulted as follows: AYES: Sigel, King, Decker, DeRosa and Jung NAYS: none Absent: Krantz and Rosen Motion passed unanimously. Meeting was adjourned at 8:13 p.m. Approved by: Kirk Sigel, Chair AFFIDAVIT OF SERVICE BY MAIL STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) 1, Lori Kofoid,being duly sworn, deposes and says, that deponent is not a party to the actions, is over 21 years of age with a professional address of 215 North Tioga Street,Ithaca,New York. That on the 7th day of August 2013, deponent served the within Notice upon the property owners of the following Tax Parcel Numbers: State Rt 79(Mecklenburg Rd) Tax Parcel 27.4-14.2,Special Approval Brent&Diana Katzmann Christopher&Judith Pastel Colleen Shuler 1335 Mecklenburg Rd 8 Perry Ln 1319 Mecklenburg Rd#5 Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Conifer Realty LLC David&Erika Duffett Elsie Dentes 183 E. Main St,6"'F1 10 Perry Ln 11 Perry Ln Rochester NY 14604 Ithaca,NY 14850 Ithaca,NY 14850 Don Crittenden Ecovillage at Ithaca Inc Glenn &Mary Hubbell 171-173 Bundy Rd 100 Rachel Carson Way 1308 Mecklenburg Rd haca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 James &Edith Showacre Lawrence&Alice Thayer Marijane&Russell Johnson 9 Perry Ln 7 Perry Ln 1304 Mecklenburg Rd Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Miriam Palmer Rebecca&David Schwed Richard&Mary Louise Perry 237 Watertree Dr 12 Perry Ln 107 Bundy Rd E Syracuse,NY 13057 Ithaca,NY 14850 Ithaca,NY 14850 Rancich Family Limited Ptnship Robert Drake John Rancich 310 N.Aurora St PO Box 547 PO Box 547 Ithaca,NY 14850 Ithaca,NY 14851 Ithaca,NY 14850 150 Whitetail Dr,Area Variance Aldona Norkus Andrea Kochie Bonnie Rabin 357 Saranac Way 340 Saranac Way 112 Whitetail Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Brad&Rachele Pollack Brian Heltsley&Ann Hoffman Catherine Gordon 304 Saranac Way 309 Saranac Way 76 Whitetail Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 ,'atherine Savage Cheryl&John Mitchell Chiwai Ray Ng&Alice Kinhung 400 Teton Ct 10 Saunders Rd 307 Saranac Way Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Affidavit of Service by Mail Zoning Board of Appeals Meeting 8/19/13 Clayt&Lara Freed Cynthia Santos Cyril&Bernadette Parr 305 Saranac Way 334 Saranac Way 11 Marcy Ct Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Daniel&Jennifer Driscoll David&Alice Feeney David and Amy Iles 14 Saunders Rd 130 Whitetail Dr 148 Whitetail Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 David&Rebecca Sparrow David Garcia&Victoria Hastings David Way Saranac Way Unit 332 153 Whitetail Dr 353 Saranac Way Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Deer Run Homeowners Asc Duane Barrett&Melinda Rivera Eleanor Kraft-Sanders 119 W Green St 2"d FI 306 Saranac Way &Forrest Sanders Ithaca,NY 14850 Ithaca, NY 14850 72 Whitetail Dr Ithaca,NY 14850 Ernest Exposite Ester Soriano &Jose Martinez Francesca Molinari 873 Coddington Rd 15 Marcy Ct &Levon Barseghyan Ithaca,NY 14850 Ithaca, NY 14850 154 Whitetail Dr Ithaca,NY 14850 Frank Wise Howard Kalman Illa&David Burbank 142 Whitetail Dr 94 Whitetail Dr 161 Whitetail Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Janet Gillespie Janet Hunting Joost&Jennifer Monen 342 Saranac Way 336 Saranac Way 150 Whitetail Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Joyce&Edward Tappen Julia Evans Karen Anagnost 330 Saranac Way 145 Whitetail Dr 364 Saranac Way Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Kristine & Ken Hodges Kui Chen &Jinmei Zheng Lauren McCullough 16 Saunders Rd 147 Whitetail Dr 149 Whitetail Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Laura Meixner Laurie Linn Lawrence&Marne Honigbaum 92 Whitetail Dr 12 Marcy Ct 139 Whitetail Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Leanna Jane Shaw Linda&Richard Schurman Lisa&Michael Lofgren 70 Whitetail Dr 24 Saunders Rd 163 Whitetail Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 2 affidavit of Service by Mail Zoning Board of Appeals Meeting 8/19/13 Lori Mike Mary Barbara Lefler Mary Ziegler 308 Saranac Way 344 Saranac Way 301 Saranac Way Ithaca, NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Mazen Beshara&Mary Abdulky Michael &Jolie Massicci Nancy Riffer 8311 Creekcrest Cir 12 Saunders Rd 351 Saranac Way Manlius,NY 13104 Ithaca, NY 14850 Ithaca,NY 14850 Patricia Maloy Rev Trust Paul &Maria Muscente Paula Euvrard 303 Saranac Way 20 Saunders Rd 110 Whitetail Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Penny&Thomas Romantic Penny Lee Carr Peter&Nancy Massicci 10 Marcy Ct 20 Marcy Ct 18 Saunders Rd Ithaca,NY 14850 Ithaca,NY 14850 Ithaca, NY 14850 Zingzhong ma&Wei Zhang Raj Managaraj &Clarissa Coombs Roberto &Lynn Bertoia 136 Whitetail Dr 144 Whitetail Dr 143 Whitetail Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Ronald Hart Ruth Casey Trust Sean &Julie Kuplen 277 Broadway Ste 301 90 Whitetail Dr 138 Whitetail Dr mew York,NY 10007 Ithaca, NY 14850 Ithaca,NY 14850 Susan Seaver Thomas &Katherinea Smith Tony Hsin-Tao Hsu 301 Lansing Station Rd 156 Whitetail Dr &Jenny Ching-Chi Fang Lansing,NY 14882 Ithaca,NY 14850 152 Whitetail Dr Ithaca, NY 14850 Walter&Lisa Welton-Lair William Petrillose William&Elizabeth Walkenbach 141 Whitetail Dr 22 Saunders Rd 155 Whitetail Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 William&Andrea Gerding 146 Whitetail Dr Ithaca,NY 14850 126 Judd Falls Rd,Area Variance and Special Approval 12 The Byway Living Trust Carol Bender Judith Bernstock&David Gross 427 N. Cayuga St 8011 Split Oak Dr 122 Judd Falls Rd Ithaca,NY 14850 Bethesda,MD 20817 Ithaca,NY 14850 Arthur&Donna Bloom John&Cynthia Bowman John &Atricia Clark 118 Judd Falls Rd 117 Judd Falls Rd 101 Forest Home Dr haca,NY 14850 Ithaca,NY 14850 Ithaca, NY 14850 3 Affidavit of Service by Mail Zoning Board of Appeals Meeting 8/19/13 John&Valeria Coggin Cornell University Marian Cutting 1113 Glenwood Heights Rd PO Box DH 10 The Byway Ithaca,NY 14850 Ithaca,NY 14853 Ithaca,NY 14850 Donald Edwards Julia Finkelstein & Magnus Fiskesjo&Zhen Zhang 10 Bush Ln Saurabh Mehta 140 Forest Home Dr Ithaca,NY 14850 105 McIntyre PI Ithaca,NY 14850 Ithaca,NY 14850 Claudia Fuchs James Haldeman Ming He&Yu Fu 137 Judd Falls Rd 6 The Byway 116 McIntyre PI Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Ronald Hoy&Margaret Nelson Judith Kellock Michael Kotlikoff&Carolyn McDaniel 1241/2 Judd Falls Rd 110 Judd Falls Rd 11 The Byway Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Jonathan Latham&Allison Wilson Aaron&Lindsay Lavine Stephen Lee 128 Judd Falls Rd 107 Forest Home Dr 116 Judd Falls Rd Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Mary Booth Johnson Family Trust Ann McAdams Jonathan Miller&Rebecca Nelson 111 Tudor Rd 2 The Byway 4 The Byway _ Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Robert Mooney Robert&Elizabeth Mueller Mark Pedersen&Rod Howe 124 Judd Falls Rd 20 The Byway 126 Judd Falls Rd Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Elizabeth Sanders&Richard Bensel Roger&Helen Spanswick Brent&Susan Stephans 16 The Byway 111 Judd Falls Rd 145 Forest Home Dr Ithaca,NY 14850 Ithaca,NY 14850 Ithaca,NY 14850 Wayne Stokes Dalya Tamir&Ian Shapiro Daniel Thompson&Brett Gold 4 Lakeview Dr 4088 Garrett Rd 46052 nd Rd N Lansing,NY 14882 Ithaca,NY 14850 Arlington,VA 22203 Klaas VanWijki& Richard&Lars Washburn Giulia VanWijk-Friso 112 Judd Falls Rd 108 McIntyre PI Ithaca,NY 14850 Ithaca,NY 14850 4 ,0-kffidavit of Service by Mail Zoning Board of Appeals Meeting 8/19/13 By depositing same enclosed in a postpaid addressed wrapper, in a post office under the exclusive care and custody of the United States Post Office Department within the State of New York. n Lori Kofoid, Deputy Town Cleru Town of Ithaca Sworn to before me this 9th day of August 2013. N�taiy Public Debra DeAugistine Notary Public-State of New York No.01 DE6148035 Qualified in Tompkins County My Commission Expires June 19,20 5 TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION 1, Lori Kofoid, being duly sworn, say that I am the Deputy Town Clerk of the Town of Ithaca, Tompkins County, New York that the following notice has been duly posted on the sign board of the Town Clerk of the Town of Ithaca and the notice has been duly published in the official newspaper, Ithaca Journal: O ADVERTISEMENT T� fTp NOTICE OF PUBLIC HEARINGS ' F ;, fill�(t#r;#ery P � 6 �ehr3 F9�nclzh, prq 'par koepte,A 7 q , # T I a6 kh ;e f5r##an f Afte karap0r4 "far iw„ � i �r Location of Sign Board Used for Posting: Ap k �` nkak� r Town Clerk's Office � a7�s y7�9�hr.Tes �af:ik#a� s k a rt on be 215 North Tioga Street ,d�# na Ithaca, NY 14850 l'��aza�f qr �bb �✓ti�"Pdi �9f k0 fes,of I' aco f�< Date of Posting: August 7, 20'13x # eke f� x�� ,. Date of Publication: August 9, 2013 w y�3 eir71, Too sof IkI7 to have a:s eeoat C taw e4fr0�or in..e b�ldlr q ether ih�e tha Lori Ko old pi� � i��, 6,4 �tiaue r#.,,#r1z�l fY�r��ss)n Deputy Town Clerk7asrrt'ui ° to, e�e�6he#5 fk)irrlt��ion,Ip., tai#erd.at 126,1ur�rli�eJkssRd; Ti peri,Iia ¢ a 14 STATE OF NEW YORK) COUNTY OF TOMPKINS) SS: Mettlux 4n�fty Iat ft fo tAr TOWN OF ITHACA) w E�nfrafnerrr nk Sworry.to:,,and subscribed before me this day of D# ( 1, ' 2013. f� , „ N tary„Public `' M)ebra DeAUgiatine Notary No.PUblIC w York DE6148035 Oualified in Tompkins county My Commission Expires June 1ta,7.iJ TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION 1, Lori Kofoid, being duly sworn, say that I am the Deputy Town Clerk of the Town of Ithaca, Tompkins County, New York that the following notice has been duly posted on the sign board of the Town Clerk of the Town of Ithaca and the notice has been duly distributed to the media outlets in the county. C3 ADVERTISEMENT 0 NOTICE OF PUBLIC HEARINGS Notice of Special Meeting - Zoning Board of Appeals August 20, 2013 Bpm Location of Sign Board Used for Posting: Town Clerk's Office 215 North Tioga Street Ithaca, NY 14850 Date of Posting: August 20, 2013 Date of Distribution: August 20, 2013 v- Lori r 4iK o vo i�d Deputy Town Clerk STATE OF NEW YORK) COUNTY OF TOMPKINS) SS: TOWN OF ITHACA) Sworn,Ao and subscribed before me this day of 2013. Nokry-Public Debra DeAugistine Notary Public-State of New York No.01 DE6148035 Oualified in Tompkins County My Commission Expires June 19,20 24- r TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF SPECIAL MEETING Tuesday August 20,2013 215 North Tioga Street, Ithaca Aurora Conference Room 8:00 P.M. The Town of Ithaca Zoning Board of Appeals will hold a special meeting for the purpose of voting on the appeal of John Rancich, owner, request for Special Approval per Chapter 270-28, of the Town of Ithaca Code, to continue the gravel mining operation on a portion of the property for an additional 10 years, located on the north side of Mecklenburg Road (NYS Route 79), Tax Parcel No. 27.-1-14.2, Agricultural Zone. There will be no public hearing. Bruce W. Bates Director of Code Enforcement 607-273-1783 Dated: August 20, 2013 Distributed: August 20, 2013