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HomeMy WebLinkAboutPB Minutes 1977-06-21 TOWN OF ITHACA PLANNING BOARD JUNE 21 , 1977 A meeting of the Town of Ithaca Planning Board was held on Tuesday , June 21 , 1977 , in the Town of Ithaca Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at 7 : 30 p . m . PRESENT : Chairman Liese Bronfenbrenner , Henry Aron , James Baker , Eva Hoffmann , Montgomery May , J . W9 " Bill " Reece , Lawrence P . Fabbroni , Town Engineer , ABSENT : Frank Paolangeli , Jonathan Bradley . ALSO PRESENT : Edward Austen ( Town Zoning Board of Appeals ) , Edward King ( Town Zoning Board of Appeals ) , Millard Brink , Dino Marinos , Robin Carter ( WTKO ) . Chairman Bronfenbrenner opened the meeting at 7 : 28 p . m . At 7 : 30 p . m . Mrs . Bronfenbrenner noted that Mr . Marinos had not yet arrived for the Public Hearing to consider his proposal and declared that the Board could discuss other matters until his arrival . THE QUESTION OF THE SIGN ORDINANCE . Mr . Millard Brink , 706 Elmira Road , Ithaca , was present not for the Marinos ' Hearing , although he had received a Notice of Public Hearing of the matter as a neighbor , but to discuss the Town of Ithaca Sign Ordinance . Mr . Brink stated that he is the owner of Cayuga Inlet Farm located at 706 Elmira Road . He stated that he has on his property an identifying sign denoting his name and address and the words Holstein-Friesian Associa - tion . Mr . Brink stated that he is a State Director of the Holstein - Friesian Association and that there are 4 , 500 members in this Association . Mr . Brink further stated that he has a temporary sign which reads " Strawberries " . Mr . Brink stated that a Town of Ithaca employee told him that he had to have a sign permit for the " Strawberries " sign . Mr . Brink stated that the Holstein sign is an identification sign and that he was also told that he needed a permit for it . He was told that he must pay a fee . Mr . Brink stated again that the Holstein sign is for identification purposes only - - for other breeders . Mr . Brink stated that he will take the sign down before he will pay the Town of Ithaca a fee . He said he would paint over the letters . Mr . Brink stated that he also makes maple syrup for about three weeks a year , He supposed that he would be told he needed a sign permit for this too . He said that the maple syrup sign is only there in the daytime ; it is not out at night . Mr . Brink stated that the strawberries are sold only in the daytime around 5 : 00 p . m . , the sign is put back up only when we have strawberries . Mr . Brink said that he has sweet corn and tomatoes which he will sell in July and August . Mr . Brink said that he did not know how to comply with the law and he did not agree with it . Mr . Brink stated that if he were operating a year - round business for one of them , he could see it . Mr . Brink stated that the Board ought to take a second look at the way this law is being interpreted in regard to a farm . Mrs . Bronfenbrenner noted that the Board was not prepared at this moment to discuss this question in a reasonable manner because the Board Planning Board - 2 - June 21 , 1977 did not have their sign ordinance in hand - - signs not being a part of • this meeting ' s agenda . Mrs . Bronfenbrenner did ask Mr . Fabbroni about " For Sale " signs placed on the front yard of homes that are up for sale . Mr . Fabbroni stated that no permit is required . Mr . Fabbroni continued and said that this Planning Board is quite new - - there is no member on this Board who was on the Planning Board when the Sign Ordinance was written . Mr . Fabbroni stated that he has tried to point out to this Board and the Town Board that a _great deal of the Town of Ithaca area is in agriculture and those involved sell their wares for a short season . Mr . Fabbroni said that he had to say that Mr . Bonnell is administering the Sign Ordinance the way it was intended and written . Mr . Brink stated that he could have turned Cayuga Inlet Farms into commercial or residential a long time ago , but he prefers to keep it as a farm . He said that he tries to keep it green and take care of a farming operation . Mr . Brink said that there are not very many full time operating farms this close to Ithaca and that his situation is more agricultural than Early Bird Farms . Mr . Aron asked if the Sign Ordinance does apply to Mr . Brink . Mr . Fabbroni said , " Yes , as it is written . " Mrs . Bronfenbrenner requested that the Planning Board members please study the Sign Ordinance for the next meeting and be prepared to speak to this matter at that time . Mr . Reece stated that a farm needs all the help he can get these days . Mr . May addressed Mr . Brink and said that he appreciates very much his problem , but there is a definite problem with signs in the Town of Ithaca . PUBLIC HEARING : CONSIDERATION OF PROPOSAL TO CONVERT MOTEL UNITS INTO EFFICIENCY APARTMENTS AT SPARTAN INN , 658 ELMIRA ROAD , TAX PARCEL NO , 6 - 33 - 3 - 7 , ITHACA , N . Y . At 7 : 56 p . m . , Mr . Marinos being now present , Chairman Bronfenbrenner declared the Public Hearing in the above -noted matter duly open and read the Notice of Public Hearing and presented the Clerk ' s Affidavit of Posting and Publication and the Secretary ' s Affidavit of Service by Mail of said Notice of Public Hearing to the neighbors . Mr . Marinos stated that he is the owner of the Spartan Inn , a motel of 13 units contained in two separate structures of 6 and 7 each . Mr . Marinos ' proposal is to convert the 13 units to efficiency units , that is to add combination sink , refrigerator , and stove outlets and kitchen cabinets . He said other than that there would be no changes in the motel . Mrs . Bronfenbrenner asked if these units are winterized so that they are year - round . Mr . Marinos stated that the units are year- round , but that he would add more insulation in the attic and would add storm windows . Mrs . Bronfenbrenner asked what the zoning is in the area . Mr . Fabbroni replied Business " C " . Mr . Reece asked about the size of the units . Mr . Marinos stated that the units are 12 ' x 18 ' with bath and shower . Planning Board - 3 - June 21 , 1977 Mrs . Bronfenbrenner wondered if such a change would mean that the motel would then be considered as multi - family which is not allowed in this zone . Mr . Fabbroni noted that this is a sticky matter . Mr . Marinos pointed out that Wonderland Motel has efficiencies and so does GrayHaven Motel , Mr . Fabbroni stated that he discovered this information through Mrs . Marinos - - he was not aware of it at all . Mr . Marinos stated that he will be renting to transients . Mrs . Hoffmann asked for a definition of " efficiency " . Mr . Fabbroni said that it would be a unit where you can cook rather than just sleep and bathe . Mr . Fabbroni said that it is difficult to interpret the difference between one person for 60 days in a year and 60 different people in for 60 different days . Mr . Marinos stated that it is very difficult , expecially in the winter , to make ends meet because of the heat bills . He said the units are pretty well filled up in the fall and spring and the summer is filled with tourists . Mrs . Bronfenbrenner asked if the City of Ithaca has any such regula - tions for efficiency apartments in motels - - she noted that the Kenton Plaza has efficiency apartments or units . No one present knew if there were or were not such regulations in the City . Mrs . Bronfenbrenner asked ifMr . Marinos were planning on restricting the number of occupants . Mr . Marinos stated that he will rent to one person . Mr . Marinos stated that the units are sound - proof and fire -proof with a concrete wall in between each unit and storage in the attic . Mrs . Bronfenbrenner asked if there • were public sewer and water . Mr . Marinos said that there was not - - there is a septic tank and well . Mrs . Bronfenbrenner wondered if the system could take the load . Mr . Marinos was sure that it would . Mr . Reece commented that there seems to be a lot of apartments available now . Mr . Marinos noted that they are not one-bedroom apartments . Mrs . Bronfenbrenner stated that there may be a problem here and asked if Mr . Marinos wanted motel units with expanded services or multi = family units . Mr . Marinos stated that he was planning for a motel with expanded services . Mrs . Bronfenbrenner asked Mr . Fabbroni if he saw a problem with the septic system and water ? Mr . Fabbroni replied that it would depend on the number of occupants . Mrs . Hoffmann asked what the difference would be if this business were a motel with expanded services and a multi - family complex . Mrs . Bronfenbrenner stated that the former would be a business and the latter is housing . Mrs . Hoffmann asked if there should be specific restrictions as to length ofstay whether it is residential or commercial . Mrs . Bronfenbrenner said that she saw a problem with policing the number of occupants . Mr . Marinos stated that he did not see it as a problem with only 13 units to keep an eye on . Mr . Marinos stated that he did not plan to do over all the units at one time - - perhaps 6 now and the rest in the Fall . Mrs . Bronfenbrenner asked if this proposal would comply with the State Building Codes ? Mr . Fabbroni stated that at the worst Mr . Marinos might have to separate each building in half with a masonry wall . Mr . Fabbroni said that Mr . Marinos has described a complete walk through attic , Planning Board - 4 - June 21 , 1977 but it all depends on the square footage in the building code . If the individual units do not exceed that amount , he would not need a fire wall . If it does , a masonry wall would have to go up to the roof . Mrs . Bronfenbrenner asked about there being any complications because of the new County Health code . Mr . Fabbroni stated that he did not see where that applies . Mr . Fabbroni stated that if the Board should desire to approve this proposal , it could impose restrictions , relative to long - term occupancy and temporary occupancy , as to number of occupants . Mr . May asked how that could be enforced . Mr . Fabbroni said that if there were only two occupants there would be no problem , but with more it would become obvious . Mrs . Bronfenbrenner asked if trash would be taken care of by the owner ? Mr . Marinos said that it would . Mrs . Hoffmann stated that she felt that the Board should think on this before coming to any decision . Mrs . Bronfenbrenner noted that this Motel is not too far away from the two State Parks , Mr . May stated that his only concern is the area of the units ; they are very small , 216 sq . ft . Mrs . Hoffmann asked about the other places that are doing this - - is it illegal ? The Board was unable to answer this at this time . Mr . Fabbroni asked Mr . Marinos if it would impose any hardship on him at this time if he were to get approval for , say , 7 units ? He noted that then half of Mr . Marinos ' operation would still be on a one , two , or three day basis . Mr . Marinos did not express his feelings one way or the other and left the meeting at 8 : 45 p . m . MOTION by Mr . Montgomery May , seconded by Mr . J . W . Reece : RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Zoning Board of Appeals of the Town of Ithaca that within the definition of a hotel or motel that any hotel or motel be limited to no more than 500 of its units being of the efficiency type , i . e . , with cooking facilities . By way of discussion , Mr . Aron read the definition of hotel or motel , as contained in the Zoning Ordinance , and stated that the word " living " is the key word . There being no further discussion , the Chair called for a vote . Aye - Bronfenbrenner , Aron , Baker , Hoffmann , May , Reece . Nay - None . The MOTION was declared to be carried unanimously . Mr . Fabbroni asked permission and was granted same , to write a letter to Mr . Marinos and state that this type of use is not sufficiently covered in the Zoning Ordinance , and , that the matter will be brought before the Zoning Board of Appeals for determination . Mr . Fabbroni also commented that he would consider the other two uses mentioned at this meeting illegal . Planning Board - 5 - June 21 , 1977 MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Henry Aron : RESOLVED , that the Planning Board of the Town of Ithaca refer and hereby does refer consideration of a proposal to convert Motel units into efficiency apartments at Spartan Inn , 658 Elmira Road , Tax Parcel No . 6 - 33 - 3 - 7 , Ithaca , New York , to the Zoning Board of Appeals of the Town of Ithaca for determination . There being no further discussion , the Chair called for a vote . Aye - Bronfenbrenner , Aron , Baker , Hoffmann , May , Reece . Nay - None . The MOTION was declared to be ' carried unanimously . The Chair declared the Public Hearing on the Marinos ' proposal duly closed at 9a09 p . m . RESPONSE TO REQUEST FROM TOWN OF ITHACA ZONING BOARD OF APPEALS FOR GUIDELINES AS TO SPECIAL CONDITIONS THAT SAID ZONING BOARD OF APPEALS MIGHT IMPOSE AS A GENERAL RULE FOR GRANTING SPECIAL PERMISSION FOR INCREASED OCCUPANCY IN A RESIDENTIAL STRUCTURE UNDER SECTIONS 4 ( 2b ) , 11 ( 2b ) and 18 ( 2b ) OF THE TOWN OF ITHACA ZONING ORDINANCE , AS AMENDED MAY 11 , 1970 . Mr-,' . King stated that the Zoning Board of Appeals is faced with the problem of increased occupancy over the requirements of the Zoning Ordinance in various areas of the Town . He noted that in particular they are faced with several cases coming before the Board on Coddington Road , Eastern Heights , and Forest Home . He pointed out that the Zoning Ordinance does give the Zoning Board of Appeals permission to permit increased occupancy in certain cases as a flat grant of power to the Zoning Board . Mr . King read from the Zoning Ordinance Amendment of May 11 , 1970 , with reference to the definition of a " family " and the occupancy require - ments . He pointed out that the only guidelines are Section 77 , paragraph 7 ( a ) through ( f ) . Mr . King stated that the Zoning Board would like the Planning Board to consider policy for such matters and present some guidelines for the Zoning Board , The Zoning Board wishes to preserve the integrity of the neighborhoods . Mrs . Bronfenbrenner suggested defining the objectionable aspects of increased occupancy . Mr . Austen noted that the increase in traffic was a major problem . Adequate parking is not available . Mr . Austen described the problems on Coddington Road . He noted that people ( families ) are moving out because of the traffic from the new Ithaca College road on to Coddington Road . Mrs . Bronfenbrenner stated that increased sewage is a problem associa - ted with increased occupancy . Also , in this connection , increased trash , trash containment and trash removal , Planning Board - 6 - June 21 , 1977 Mrs . Bronfenbrenner noted that up-keep on rental properties owned by absentee landlords is a problem , Mr . May noted that noise can be a problem in increased occupancy residences . Mr . May referred to the Lucente rental properties and Mr . Fabbroni pointed out that they are legal non-conforming properties . Mr . Fabbroni pointed out two different kinds of problems . He stated that some people rent part of their home . Others have bought as absentee landlords knowing full well that there are several students living in the structure . Mr . May suggested separating owner -occupied residences from non -owner occupied . " Owner-occupied " means that the owner lives in part of the residence . Mr . King said that he thought that Mr . May meant to say " owner - family- occupied " . Mr . Fabbroni pointed out that the Zoning Board has in effect put a policy question to the Planning Board . He said it is very difficult to provide a broad policy statement - - for example - - Mr . Fabbroni was a student at one time and where he resided at that time almost all of the houses had six students in them . Where he lived there happened to be family residences on either side . The house where he lived with several students was neat and nice , but right across the street there was a house with motorcycles all over the place and loud music . The question is how do you properly cover such diversity . Mrs . Bronfenbrenner suggested limiting the parking area in front lawns . Mr . Fabbroni felt that parking should be in the driveway . Mr . King commented that the real problem here is greed . He commented that it may be theoretically possible to enact a rent control law which would remove that problem , but it is not possible . The Town has no power to enact a rent control ordinance . Mrs . Hoffmann suggested the following requirements or criteria for approval of increased occupancy in certain cases : 1 . Adequate parking . 2 . No parking in front yard . 3 . Provide adequate storage spaces - both internal and external . 4 . Reasonable maintenance and provision of equipment for exterior maintenance . 5 . No outside storage . Mr . Austen wondered if the Planning Board had any thoughts on rezoning to - multi - family , The Planning Board was generally unfavorable to rezoning . Those present felt that it would be a definite improvement if Ithaca College provided a policy on student housing . Planning Board - 7 - June 21 , 1977 Mrs . Bronfenbrenner pointed out that there are three = story buildings in Forest Home . She also noted that multi°residence homes have different State guidelines . Mr . Fabbroni commented that he did not think it to be a good idea to rely solely on State Construction Code for guidelines in such cases , Mrs . Hoffmann stated that if a home is designed for five or six people as a family with bedrooms and baths , etc . , then it should be desirable for five or six people when it is no longer a family residenceo Mr . King thanked the Board for their thoughts and ideas and stated that this discussion should prove to be very helpful for the Zoning Board , ADJOURNMENT Upon Motion , the Meeting was adjourned at 10 : 10 p . m . Respectfully submitted , Nancy Mo Fuller , Secretary , e AFFIDAVIT OF POSTING TOWN CLERK ' S OFFICE ITHACA , N . Y. Z � Edward L . Bergen , being duly sworn , say , that I am the 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 that the notice has been duly published in the local newspaper : ( Ithaca Journal ) Notice of Public Hearing , Town of Ithaca Planning Board , Tuesday , June 21 , 1977r - at 7 : 30 P . M . , Town Hall , 126 .East Seneca Street ( second floor ) , Ithaca , N . Y . to consider proposal to convert Motel Units into Efficiency Apartments at Spartan Inn , 658 -Elmira Road , Tax Parcel No . 6 - 33 - 3 - 7 , Ithaca , N . Y . Socation of sign board used for posting : Entrance to Town Hall . Date of Posting : June 14 , 1977 . Date of Publication : June 16 , 1977 . -ec4, Edward L . Bergen Town Clerk Town of Ithaca State of New York County of Tompkins SS . Town of Ithaca Sworn to before me this 20th day of June , 3-9 77 • sw,44 _z. 2V ze P' NOTARY GERTRUDE H. B Notary Public, State of ew ork NO* p8725 TermifEx}ires Main Tomrchn30C]9u 1 . - Thursday; June 169, 1977 ITHACA JOURNAL 21 •� Lego) Notice Lego) Notice fDYERTISERS . the following time and on the follow- fice in Liber 311 of Deeds at page 89 ARE IVNED ingg matter : Being the same premises conveyed 7 :30 p.m. Consideration of Proposal to John J. Mies and Madeline Mies b: TO READ '..THEIR AD to convert. Motel Units into Efficiency Mildred F. Morse by deed, dated ME THE FIRST DAY OF Apartments at Spartan Inn, ' 658 28, 1971 and recorded the same day' Elmira Road, Tax Parcel No, 6-33-3-7; said Clerk's Office in Liber 492 PUBLICATION :. AS Ithaca, N .Y. Deeds at page 689. Said Planning Board will at said . SUBJECT TO: THE ITHACA JOURNAI time and said place hear all persons in 1. Any covenants, 'conditions, support of such matter or, objections ments and agreements, restric' 1% . RESPONSIBLE lot thereto. Persons may appear by agent and encumbrances of record. or in person: 2: Any state of facts which ONE BAY MANE: GOOD • Edward L. Bergen curate survey would show. Town Clerk 3. Any zoning ordinances,. 1 Y� � Town of Ithaca restrictions and codes preser ONLY* ; _ _ June 16, 1977 ' feet. 4The right of redemp,'. United States of America : STATE OF NEW YORK right of redemption is re' COUNTY COURT COUNTY bF to sale. 1. TOMPKINS 5. Facts as to pposse Index No. 77-8.2, capancy and the physic' CITIZENS SAVINGS,BANK,.fortnerly the premises as they The, I June 15,16,22,429,30, Savings Bank. of Tom kins,County, . Plaint! STATE OF NEW JOHN, J. MIES, MADELINE MIES; COUNTY COURT TOMPKINS COUNTY OF TO? COUNTY TRUST COMPANY, H.A. Index Do' n SEINSHEINER CITIZENS SAVI' CO., ELMIRA STARS GAZETTE, The Savings INC., FIRST NATIONAL BANK AND TRUST COMPANY OF JOHN J. M' ITHACA, NOTICE OF SALE TOMPKIN` Defendants PANY, "1' StI Pursuant n the Judgment n- ELMIRFJRST ° Foreclosure and Sale in the above en- F):RST i titled action, dated TruMay 19, 1977, and TRUST / filed in the Tompkins County Clerk's Office on May 19 1977, 1, the under- signed, the Referee named in said ' Pur Judgment, will sell at, public auction. Fore+ at the front door -"of the Tompkins title County Courthouse in the it -of file Ithaca, Tompkins County, State, of Off New York, on, the 12th day of July, s!' • 1977, at 10 to the forenoon of that J' day, ' thee apremises directed by said Judgment,to be sold, described on the- TO I / annexed Schedule A. , Referee, Michael Lane June 9, 1977 ALL THAT -TRACT OR' PARCEV OF . LAND, situate in the City Ithaca, County of Tompkins and Ste' of New York, and being a part' Military Lot No. 94 in said City, c% prising Lots No. 3 and ,4 of the Ad Tract onCoddmgton Road, more ticularly bounded and describ follows : BEGINNING at a point south line of the east-west po, the Coddington Road at a poi ` is north 47 degrees 05' west. intersection of said south 1' east-west section and thf line of a Portion of Coddr' running Northwest-Sou!' point of beginning alp It only flakes a buyer and 8 northwesterly corner of seller ... Journal ClaSsllleds shown on a map of 'P. Loddington Road, hive bothll Crandall, CIE: , unde 1916, a copy ofIwhic' Tompkins County f April 13, 1916 ; runr degrees 04' along r Lot No. 5, .185 feetl corner of Lot. P' !UC] north 77 degree -- southerly line r Ca" , TOdaY as shown s {l ' southwesterlj e running the. 272'09300 easterly lin feet to the Road ; run Open: Mon:'-Nfed. till ' 6 P.m.; 45' east ie Thurs. &' Frldiy till 8 P•m• road, 00; Closed Saturday the a' shown r Lots N 148 C( York.i Oi Legal Notice. and Mad by J TOWN OF ITHACA PLANNING owr BOARD tic NOTICE OF PUBLIC HEARING S. TUESDAY, JUNE 21, 1977 By direction of the Chairman of the n m Planning Boaid, NOTICE IS HE WE� Q BY GIVEN that a Public Hearing tie held the Planning board of the I Town of Ithaca on Tuesday,. June 217 j' 1in Tow m all, 126 East Seneca ! Stree977, t (second floor ) , Ithaca, N.Y. , at w TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARING TUESDAY , JUNE 21 , 1977 By direction of the Chairman of the Planning Board , NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday , June 21 , 1977 , in Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at the following time and on the following matter : 7 : 30 P . M . Consideration of Proposal to convert Motel Units • into Efficiency Apartments at Spartan Inn , 658 Elmira Road , Tax Parcel No . 6 - 33 - 3 - 7 , Ithaca , N . Y . Said Planning Board will at said time and said place hear all persons in support of such matter or objections thereto . Persons may appear by agent or in person . Edward L . Bergen Town Clerk Town of Ithaca Dated : June 14 , 1977 Publish : June - 16 , 1977 1v J AFFIDAVIT OF SERVICE BY MAIL STATE OF NEW YORK ) SSo COUNTY OF TOMPKINS ) Nancy M . Fuller , being duly sworn , deposes and says , that deponent is not a party to the action , is over 21 years of age and resides at 316 Turner Place , Ithaca , N . Y . That on the 15th day of June , 1977 , deponent served the within Notice upon : Dino and Sharon Marinos Millard A . Brink 658 Elmira Road 706 Elmira Road Ithaca , N . Y . 14850 Ithaca , N . Y . 14850 A . Rosten R . Curtis and Jewell Gray Wonderland Motels , Inc . 659 Elmira Road 654 Elmira Road Ithaca , N . Y . 14850 Ithaca , N . Y . 14850 Hazel S . Cortright Mary J . Scibetta 653 Elmira Road 13 Main Street Ithaca , N . Y . 14850 Caledonia , N . Y . 14423 Fisher Cemetery . Juanita S . Evans Elmira Road 702 Elmira Road Ithaca , . N . Y . 14850 Ithaca , N . Y . 14850 .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 . 0100 2 Nan &y M . FIler Sworn to before me this 20th day of June , 1977 . Notary Public GE+ RTRUDE H. BERGEN Np28ry public, State of New York No. 55-5278725 Qualified in Tompkins Coun Y Term Expires Mgr('h " 19 3 1 i r . r TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARING TUESDAY , JUNE 21 , 1977 By direction of the Chairman of the Planning Board , NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday , June 21 , 1977 , in Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at the following time and on the following ` matter : 7 : 30 P . M . Consideration of Proposal to convert Motel Units into Efficiency Apartments at Spartan Inn , 658 Elmira Road , Tax Parcel No . 6 - 33 - 3 - 7 , Ithaca , N . Y . Said Planning Board will at said time and said place hear all -persons in support of such matter or - objections thereto . Persons _ may_ appear ..by agent or in person . Edward L . Bergen Town Clerk Town of Ithaca Dated ; June 14 , 1977 Publish : June . 16 , 1977 �0 . - 1� ip ACA 126 EAST SENECA STREET ITHACA, NEW YORK 14850 M E M O R A N D U M TO : Planning Board Members FROM : Zoning Board of Appeals RE : Occupancy Requirements Town of Ithaca Zoning Ordinance Amendment of May 11 , 1970 DATE : June 16 , 1977 The Zoning Board of Appeals of the Town of Ithaca hereby requests of the Planning Board guidelines as to special conditions that said Zoning Board might impose as a general rule for granting special permission for increased occupancy in a residential structure under Sections 4 ( 2b ) , 11 ( 2b ) and 18 ( 2b ), of the Town of Ithaca Zoning Ordinance , as amended May 11 , 1970 ; In particular , said Zoning Board would like to know whether the Planning Board would recommend different conditions be imposed where the property is entirely non -owner occupied . The Zoning Board of Appeals recognizes that Section 77 ( 7 ) of the Zoning Ordinance does give it some very general guidelines , but we are concerned with developing areas near Ithaca College , in Eastern Heights and in Forest Home , which are experiencing the expansion of student rooming houses and which may become the next " College Town " areas . The Zoning Board members would appreciate your early attention to this request as matters relating to this issue are presently before the Board . Thank you . Jack D . Hewett Vice -Chairman Zoning Board of Appeals Town of Ithaca