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HomeMy WebLinkAboutZBA Minutes 1959-04-06 Minutes of Meeting of Zoning Board of Appeals of the Town of Ithaca April 6 , 1959 . Archie Coggshall , Applicant . Sheldon Smith , Applicant . The meeting of the Zoning Board of Appeals of the Town of Ithaca was held on April 6 , 1959 at 5 : 15 P . M . in the Court House in the City of Ithaca . 'Members present were : William Rolston , chairman ; Aldus Fogelsanger ; Robert Powers ; and Constance E . Cook , secretary . Also present were : Ben Boynton , Zoning Officer ; and several of Mr . Coggshall ' s neighbors . The chairman. called the meeting to order and stated that the purpose of the meeting was to consider the petition of Archie Coggshall for special approval of the extension of a non- conforming use . . Section 21 states that an extension of a non- conforming use can be made only with approval of the Board of Zoning Appeals . Mr . Coggshall proposes to add a small building to the existing structure which houses his beeswax refinery business . Mr . Coggshall or his family have been beekeeping on the premises since 1927 . Since 1954 they have operated a wax works under the name , - Wax Workers , Inc . They would like to put an addition on the existing plant to handle candle making operations . The addition will be low in height . The owners will live near the premises . A letter written by Treman. and Clynes , Esgs . , dated February 24 , 1959 , was read by Mr . Clynes . The letter stated that more local people would be employed and wages would equal approximately $ 15 , 000 per year . Mr . Coggshall. testified there would be no noise in connection with the new operation . The wax odor would be the same as at the present time . They are now refining beeswax and making honey combs in Ithaca . They expect to add candle - making to the present operation . They have been making candles in Groton but hope to discontinue the operation there , and use the Ithaca plant for all their products-. Mr . - Coggshall also stated that truck traffic would be ' increased to a daily pick up by Ithaca Delivery but that there would be no additional trailer trucks . The following neighbors discussed the problem at great length with Mr . Coggshall and the board . Mr . D . Davis - Would there be any more retailing than at present ? Mr . Coggshall - No more than at present . They concentrate on church candles and most sales are made elsewhere . No retail shop is to be opened in the new building . Dr . Thorsland - Why not consolidate in Groton ? Mr . Coggshall - Not possible - we do not own land there ; and we need to consolidate our operations in order to economize . Mr . M . Thomas - How many machines will be installed ? Only one ? Mr . Coggshall - Yes - it would not be heard outside the building . Mr . Kaliff - What is potential maximum number of employees ? Mr . Coggshall - About 8 . Mr . W . Rolston - Would noise be increased ? Mr . Coggshall - No . Mr . Kaliff - Could this business detract from land value ? Mrs . Thorsland - Would traffic hazards be increased because of truck delivery ? Mr . Coggshall - No . Deliveries will be made 3 or 4 times per week and pick -ups 3 or 4 times per week . We have no expectation of further expansion . If business demanded more room , we will go elsewhere . This is an emergency and we need to consolidate our Groton business . The cost of the new structure will be about $ 5 , 000 and it is not to be permanent . Mr . Fogelsanger - Wouldn ' t you cast around for another business if you had to give up candlemaking ? Mr . Coggshall - No , both I and my father live on the premises . Its real value lied in residential development . Dr . Thorsland - While expansion may not detract , it won ' t enhance the neighborhood . What will it look like ? Mr . Coggshall - It . will be a shed , a basement with storage . space above . Mr . Dean - What about waste products being dumped into the creek ? Mr . Coggshall - We have cooperated with the health depart - went . The waste products were honey and water which fermented . 83 We now pump it into a tank trailer and spread it on the fields . There will be no additional waste in the new opera- tion . Mr . Halbleib - How high will the second building go ? Mr . Coggshall - The peak will be 8 feet higher than the existing one . Mr . Halbleib - Could it be fenced or planted with a lattice fence to conceal customers ' property stored outside ? Mr . Dean - We would like the building not to go 8 feet higher . Mr . Davis - I think property values would be affected . After hearing all the above discussion , the motion was made by Mrs . Cook and seconded by Mr . R . Powers that the matter be tabled until the board could examine the premises and see a sketch of the proposed building . The next item of business was the petition of Sheldon Smith to build a second house on his lot at 1031 Hanshaw Road . This business was discussed at great length at the March 13th meeting and had been adjourned for further study . After discussion , the board unanimously adopted the following resolution , upon motion duly made and seconded : WHEREAS , the planning board favors strict interpre - tation of the zoning ordinance pending the revision now in process , and WHEREAS , the spirit of the present ordinance would not be observed by the proposed variance , nor would public safety and welfare by adequately secured and substantial justice would not done if said variance is granted and considera- tion having been given to the promotion of health , safety , morals and general welfare of the community , be it RESOLVED , that the variance 'applied for be and it is hereby denied and an order to said effect shall be entered in the office of the Town Clerk . There being no other business , the meeting was adjourned . Respectfully submitted , Constance E . Cook . Secretary .