HomeMy WebLinkAboutZBA Minutes 1965-07-29 31
TOWN OF ITHACA
ZONING BOARD OF APPEALS
JULY 299 1965
A meeting of the Town of Ithaca Zoning Board of Appeals was
held at the Town Offices , 108 East Green Street , City of
Ithaca at 7 : 30 P . M . on Thursday , July 29 , 1965 .
Members of the Board present were : Chairman David F . Powers ,
Robert Powers , C , A , Tilton , William S . Scott , Jr . and Zoning
Officer Robert J . Wells .
Also present were :
Representing the developers : Robert M . Burns , Richard E .
Metzger , Jon W . Metzger , Freda S . Reulein and Seville S . Reulein .
Area residents : Elizabeth M . Hartsock , Aileen B . Ellis ,
Melvin F . Ellis , Arthur L , Emerson , Harry M , Gordon , F . R . Hart -
sock , John Magacs , Harris A . Sanders , Estelle M . Sanders and
Charles Givens .
SENIOR CITIZENS MULTIPLE HOUSING - TRUMANSBURG ROAD - FIRST CASE :
A public hearing was called to order at 7 : 35 P , M . Chairman Powers
states purpose of meeting : To hear and recieve additional inform-
ation regarding the proposed high-rise housing on the Reulein
property at 1141 - 51 Trumansburg Road .
The Zoning Officer read the minutes of the 4/7/65 meeting at
which the subject was originally proposed and given preliminary
approval for development of further plans , The minutes were
approved as read . The Zoning Officer read the legal ad as
published in the Ithaca Journal on 7/ 20/65 .
Mr . Richard Metzger , AIA , presented and explained the site plan
for this proposal which included two drawings detailing the site
as to building location , size , topography , landscaping , parking ,
recreation , access , service , a basement plan , a first floor plan
and a typical floor plan for additional stories and a schematic
elevation plan showing the Trumansburg Road side of the building
and the south elevation of the building . In addition he furnish-
ed an ink artists rendering showing the proposed building from
the Trumansburg Road side .
Statements made and questions asked brought forth the following
points :
Building set -back 125 feet from road . One parking space
per unit . Total height 180 - 200 feet - 20 stories - 6 stories
higher than the Ithaca College high-rise dormitories on South
Hill . Three times as high as the First National Bank Building .
As a result of the preliminary approval given at the 4/7/65
hearing , it was . stated that all efforts since on the part of the
Developers has been concentrated on the high-rise proposal and
there no longer is an alternate plan for a group of lower ( 5 or
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6 story ) buildings . Average rental , $ 90 . 00 per month for full
unit ; $ 75 . 00 per month for efficiency unit . Minimum age : 65
years ( 100% of occupancy ) ..
Local Non-Profit Corporation established ; includes as principals ,
et
Mr . S . Reulein , Mr . Richard Metzger , Mr . Robert Hines , Mr .
R . Burns , and Mr . Handler of Rochester . Ithaca has one other
Non-Profit group somewhat similar , the Odd Fellows Home on the
Trumansburg Road . Rochester has four ( 4 ) similar groups .
Unlike the Odd Fellows , however , this proposal would be strictly
under state controls and using state money for development .
There would be no federal money or control involved . It would
be tax exempt except for Special District assessments . Develop -
ment could not be undertaken until the State is satisfied as to
the need for the facility and the suitability - of the site to the
use and until all other required data and facts had been confirm-
ed .
Of the ten total area residents present , all expressed opposition
to the proposal , making the following major points :
A 20 - sto :ryt building would not fit in in the . area ; not
compatible - with the basic laor 2 story residential character of
the neighborhood . The area lacks transportation facilities -
old people generally do not drive . Proposal is - too far out
from the centers of interest and needs of the retired people ,
such as shopping areas , recreation activities , churches , etc .
Generally , old folks like company and any proposal for their
housing facilities should be within a populous area .
The Zoning Ordinance should not allow variances or re - zoning .
( An expressed opinion ) Do we have zoning or not !
Local Senior Citizens group has not approved this location
mainly because of lack of public transportation . We are building
one story schools so our children won ' t have to climb stairs or
ride elevators . A Senior Citizen indicated by letter that as
we get older we prefer to live near the ground , find difficulty
in using elevators . and elevators do not always run as expected .
The natural beauty of the area , especially between the
Trumansburg Road and the Lake should be preserved . A letter from
Dr . Co deProsse , Chairman of the Northwest Civic Association ,
opposed to . the proposal , was read and filed with the Board .
A letter from Mrs . E . Genung , City resident and Senior Citizen
opposed to the proposal , was read and filed with the Board .
Chairman Powers recessed the Board for 10 minutes during which
time the Board retired and discussed the matter . It was
determined that some additional information would be required
before the Board could render a final decision in the matter ;
ie signs , lighting , surface drainage , etc . Also the Board was
not yet in receipt of the requested " Certification of Use ,'
which was to be furnished by the Developers .
Upon being reconvened by the Chairman a motion was made to
adjourn the hearing to permit further study and consideration
by the Board , by Mr . Robert Powers , seconded by Mr . Scott and
carried .
This hearing was adjourned at 9 : 00 P . M .
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Zoning Board of Appeals Minutes - July 29 , 1965 Page 2
RYAN TOWING SERVICE - SECOND CASE :
Present in addition to the members of the Zoning Board of
Appeals
- were * Attorney M . Thaler , J . Ryan , R . Bowlsby , K . McGuire ,
and A . Rosten .
The hearing was called to order at 9 : 10 P . M . by Chairman Powers ,
Zoning Officer 'dells read the Application for Permit to Build .
The appeal from the denial thereof and the Legal Notice as
published in the Ithaca Journal on 20/ 65 . A site plan pre -
pared by C . Brashear Jr . , dated 7/8 65 and entitled Plot Plan ,
Ryan Property , 630 Elmira Road was filed with the Board .
The proposal requests permission to change the use of the
property recently purchased by Mr . Ryan and located at 630 Elmira
Road from residential use to a Towing Service Use , and also
requests a permit to build a 1 story cinder block 30 ft . x30 ft *
garage for the storage and repair of the owners vehicles only .
The area is presently zoned light industrial and the requested
permit and change in use was denied by the Zoning Officer under
the provisions of Article VIII , Section 41 of the Zoning Ordinance .
Mr . Ryan and his family intend living at the property , but in
addition Mr . Ryan would conduct his " Towing Service " therefrom .
The Towing Service , as explained by Attorney Thaler would involve
the pick-up of autos involved in accidents and the storage of
the same on subject premises until the owners or the Insurance
Company involved would give directions for the disposition of
same . Attorney Thaler indicated , and Mr . Ryan agreed , that they
would agree to and abide by , any reasonable conditions which the
Board might feel it necessary to impose on this proposed use .
Mr . Ryan owns three wreckers which he would store and maintain
in the new proposed building .
Mr . Rosten inquired as to where the 2Lne would be drawn on the
number of wrecks stored and the time limit on the storage . Mr .
Rosten and Mr . McGuire boyh emphasized that they would not wish
to see a " Junk Yard " started in this area .
Mr . Ryan and his Attorney had both been advised precious to his
purchase of this property of the Zoning restrictions thereon , by
the Zoning Officer . Mr . Ryan ' s present use of this property is
in violation of the Zoning Ordinance . Attorney Thaler stated
that Mr . Ryan would agree to limit the storage of Wrecked vehicles
to 5 cars and 5 days .
Upon motion by Mr . Tilton , seconded by Mr . R . Powers and carried ,
this Public Hearing was adjourned until 7 : 30 P . M . on August 5 ,
1965 at this same place , to give this Board time to consider the
application , the testimony etc , before making a decision in this
matter .
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FURTHER BUSINESS : MINUTES OF MEETINGS
In further business , the Board discussed the matter of minutes of
the meetings of this Board and the increasing need for an accurate
and ®mplete record of each meeting . Experience has shown
that this matter is of considerable importance because of
the nature of the decisions which this Board must make , and
also that the Zoning Officer is generally too involved in
the discussion , testimony and details of the hearings to
adequately record in full the proceedings of the Board .
In a motion made by Mr . R . Powers , seconded by Mr . Scott and
passed by unanimous vote it was decided : That a Secretary is
to be hired who will be capable of recording accurately and
completely the proceedings of this Board . Authority for same
is derived from Article XIV . , Section 77 , Sub -division 2 of
the Zoning Ordinance , " Administration " , and further , that the
services of this Secretary be available by the date of the
next meeting . of this Board , August 5 , 1965 .
The meeting was adjourned at 10 : 15 P . M .
Respectfully submitted ,
Robert J . Wells
Zoning Officer