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HomeMy WebLinkAboutZBA Minutes 1977-09-19 Ar ' . TOWN OF ITHACA ZONING BOARD OF APPEALS SEPTEMBER 19 , 1977 A meeting of the . Town of Ithaca Zoning Board of Appeals was held in the Town of . Ithaca Town Hall , 126 East Seneca Street ( second floor ) , Ithaca ,. N . Y . , on Monday , . September 19 , . 1977 , at 7 : 30 p . m . PRESENT : . . Chairman Peter K : - Francese , Vice ' Zoning Board of Appeals - 2 - September 19 , 1977 water . Mr . Francese commented that when a lot in an R- 30 zone is served by water and sewer , it has normally been rezoned to R - 15 . Mr . King pointed out that Troy Road runs to the west of this property and the Coddington Road is to the east and the proposed new lot would be the westerly portion of the Appellants ' property . Mr . King stated that the proposed new lot fronting on Troy Road is below the level of the new sewer line and that sewage would have to be pumped up to this new line . Mr . Gregg stated that he will bear the cost of pumping and construc - tion . Mr . Gregg stated that he had spoken on the telephone today with Mr . Stevenson ( County Highway Superintendent ) and he ( Stevenson ) said he (. Gregg ) could cross Troy Road , Mr . King stated that the proposed lot would not meet the exact requirements of 100 ' frontage by 150 ' depth , being the lot requirements for an R- 15 parcel served by water and sewer . He noted that the proposed lot has 180 ' frontage by 100 ' depth . Mr . King added that the lot fronting on Coddington Road would contain over 20 , 000 square feet . Mr . Francese described the set back requirements for an R - 30 zone . Both Mr . and Mrs . Albert L . Johnson stated from the floor that they have no objection to the request of Mr . and Mrs . Gregg to split their lot in two parts . Mr . Francese noted that no one else from the neighborhood appeared either in support or in objection to this request for variance . MOTION by Mr . Peter Francese , seconded by Mr . Jack Hewett : RESOLVED , that the Zoning Board of Appeals of the Town of . Ithaca grant and hereby does grant a variance to the requirements of the Town of Ithaca Zoning Ordinance to allow for Town of Ithaca Tax Parcel No . 6 - 49- 1 - 2 , 612 Coddington Road , to be divided into two parcels as shown on Sketch Map submitted this day to said Board by the Appellants , Donald T . and Helen E . Gregg , subject to the following conditions : 1 . That the yard requirements of the Town of Ithaca Zoning Ordinance with respect to an R- 15 zone are met . 2 . That the Appellants , Mr . and Mrs . Donald T . Gregg , bear all costs for hooking whatever building is contructed on the new lot on Troy Road to - the water and sewer mains on Troy Road including , specifically , all costs of opening Troy Road and costs for the entire lateral from the existing main as well as any costs of pumping sewage . 3 . That permission for the sewer service hookup be approved by the City of Ithaca . There being no further discussion , the Chair called for a vote . Aye - Francese , Hewett , Reuning , King , Austen . Nay - None . The Chair declared the MOTION to be carried unanimously . Zoning Board of Appeals - 3 - September 19 , 1977 Chairman Francese declared - . the Public Hearing in the matter- of the Appeal of Donald and Helen Gregg - duly closed at 8 : 03 p . m . ADJOURNED APPEAL ( FROM MAY 23 , JUNE 14 , AND JUNE 30 , 1977 ) OF ROBERT F . AND OLYMPIA McFALL , APPELLANTS , FROM THE DECISION OF THE BUILDING - INSPEC = TOR DENYING BUILDING USE BY MORE THAN THREE UNRELATED BOARDERS , ROOMERS , LODGERS , OR OTHER OCCUPANTS IN A TWO- FAMILY DWELLING AT 235 CODDINGTON ROAD , PARCEL N0 , 6 - 54 - 7 - 44 , ITHACA , N . Y . PERMISSION IS DENIED UNDER ARTICLE III , SECTION 4 , p . 2a , AND SPECIAL PERMIT IS REQUESTED UNDER ARTICLE III , SECTION 4 , p . 2c , OF THE TOWN OF ITHACA ZONING ORDINANCE . Chairman Francese declared the Public Hearing in the above - noted Appeal duly opened at 8 : 05 p . m . and read the Notice as published in the Ithaca Journal on September 14 , 1977 , and presented for the record the Clerk ' s Affidavit of Posting and Publication of said Notice and the Secretary ' s Affidavit of Service by Mail of said Notice upon the various neighbors of subject property and upon Mr . and Mrs . McFall as parties to the action . Mr . and Mrs . McFall appeared before the Board and Chairman Francese asked if they had been able to sell their house . Mrs . McFall stated that they have been unable to sell the property . Mrs . McFall requested that the Board grant a variance to allow one extra person to reside in the house , i . e . , a total of four unrelated persons . She stated that they had signed a lease for five persons and one is unable to come . She stated that there would be three persons downstairs and one person in the second floor apartment . Mr . McFall described the layout of the house using the drawings as presented previously to the Board . Mr . King noted that the McFalls have stated that they have a lease and asked if it prohibited sub - leasing . Mrs . McFall stated that it does not and added that the lease runs from September to September and the tenant sometimes sub - lets in the summer . Mr . Francese asked if the lease says anything about renting parts of what they have rented to any more persons than who have signed the lease . Mr . McFall stated that in May the lease said no more than four occupants and that the lease has since been amended to read not more than three and it has been signed by three . Mr . King asked if the McFalls still have the property for sale . Mrs . McFall stated that they do and they will continue to do so . She added that they had a gentleman interested but when he found out about the problems with the occupancy he lost interest . Mr . Francese noted again that the terms of the lease are for one year . Mr . McFall agreed - September 1 to August 31 to be exact . Mr . King pointed out that the Planning Board did not recommend the rezoning of this whole area to multi - family . Mr . Francese noted that the question before the Board is not a variance situation - it is a special permit request . Mr . Bonnell raised the question of parking . Mrs . McFall stated that four people are parking there for a total of four cars and that they have space for the four in front of the house and off the road . Mr . King wondered if the parking were in the front yard or to the south side . Mrs . McFall said it was to the south side . Zoning Board of Appeals - 4 - September 19 , 1977 Mr . Francese noted that there is adequate off - street parking for four automobiles . Mrs . McFall informed the Board that there is a VW that one of the tenants is working on near the property , but that that automobile is not on the McFall ' s property . Mrs . Reuning asked if there were any way that the Board could limit the parking to four automobiles . Mr . Francese stated that the McFalls have stated that they now and in the future will write into any leases that the entire building may be occupied by no more than four unrelated persons . FINDINGS OF FACT : 1 . That Mr . and Mrs . McFall have been endeavoring for two years and are continuing to endeavor to find a buyer for this dwelling as a family residence . That 2 . / Mr . and Mrs . McFall have reduced the occupancy from nine when it was a two - family home to five and further reduced to four . 3 . That there is adequate off - street parking for four automobiles . 4 . That Mr . and Mrs . McFall have stated that they now are and in the future will write into any leases that the entire building may be occupied by no more than four unrelated persons . 5 . That no one has appeared in opposition to this request for special q p permit . MOTION by Mr . Peter Francese , seconded by Mr . Edward Austen : RESOLVED , that the Zoning Board of Appeals of the Town of Ithaca grant a Special Permit to expire August 31 , 1978 , to Mr . and Mrs . Robert F . McFall to allow for a total of four ( 4 ) unrelated boarders , roomers , lodgers , or other occupants in the two - family dwelling at 235 Coddington Road , Town of Ithaca Tax Parcel No . 6 - 54 - 7 - 44 , said Special Permit being subject to the condition that the lease for the first two floors contains a prohibition against occupancy by more than three ( 3 ) unrelated persons and the upstairs by more than one person , and subject to the further condition that each occupant may have on or near the premises no more than one automobile . There being no further discussion , the Chair called for a vote . Aye - Francese , Hewett , Reuning , King , Austen . Nay - None . The MOTION was declared to be carried unanimously . The Chair declared the Public Hearing in the McFall Appeal duly closed at 8 : 33 p . m . Zoning Board of Appeals - 5 - September 19 , 1977 ADJOURNMENT Upon Motion , Chairman Francese declared the September 19 , 1977 , meeting of the Town of Ithaca Zoning Board of Appeals duly . adjourned at 8 : 35 p . m . Respectfully submitted , Nancy M . Fuller , Secretary . Peter K . Francese , Chairman Zoning Board of Appeals AFFIDAVIT OF POSTING TOWN CLERK ' S OFFICE ITHACA , N . Y. 15 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 Hearings Town of Ithaca Zoning Board of Appeals on Monday , September 19 , 1977 , at 7 : 30 in Town • Hall , 126 E . Seneca St . ( second floor ) , Ithaca , N . Y . to hear Appeal of Donald and Helen Gregg ( 7 : 30 p . m . ) and Robert and Olympia McFall (7 ; 50 p . m . ) , as per attached Notice . � ation of sign board used for posting ; Front Entrance to Town Hall Date of Posting ; September 12 , 1977 Date of Publication : September 14 , 1977 - 40;L �s` - - - - - __ - - - - — Edward L . Berg n 6 Town Clerk Town of Ithaca State of New York County of Tompkins SS . Town of Ithaca Sworn to before me this 12th day of September , 19 77 • NOTARY G£RTIME H. BERGEN Notary Public, State of New York No. 558278725 Qualified in Tompkins Co��` Term Expires March 309 1 '7'x'- ; , • ' r, W 26 ITHACA JOURNAL Wednesday, Septemhe.r 14, 1977 Legal Notice t legal Notice TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS MONDAY „ SEPTEMBER 19, 1977 By direction of the Chairman of the Zoning Board of Appeals, NOTICE IS j HER GIVEN that Public Hear- ings will be held by the Zoning Board of . Appeals under the Zoning Or ( inane of the Town of Ithaca, on Mondayy, September 19; 1977, in the Town Rall 126 East Seneca Street (se- cond floor ;, Ithaca, N.Y. at the follow- ing times and, on the following , matt ter-: 7 :30 p.m: Appeal . of Donald and Helen Gregg Apppellants, for the deci- h d for denying sign of the wl mg Inspec Y g subdivision of one lot into two lots each tens than the area and yard re- qquirements< of ;the Ordinance of 612 Coddington-Road, Parcel No. 6-49-1-2, Ithaca, N.Y. Permission is denied un- der Article: XIII, Section 67 and Arti- cle V, Section 23, of the Town of Ithaca Zoning Ordinance. pppp 7 :50 pp m. Adjympia McFall! Apf Robert F. and 011ymp'from the decision of the Cildis, Inspector denying . uilding Building P use by more than three unrelated boarders, roomers, lodgers, or 'm r occuppants in.a two-fam' y , g 235 Coddington Road; Parcel No. 6.54 j 7=44, Ithaca; N .Y .. Permission is 11 denied under Article III, Section 4, p.2a, and Special Permit is reque ted _) under Article III, Section 4, .p. tt Towmof Ithaca Zoning Ordinance. Said board of Appeals will at said limes and said place here all persons in support: of such matters or oe bec- lions thereto. Persons may appear agent or in person. Lawrence P. Fabbrom Building. Inspector Town-of Ithaca Sept. 14, 1977 TOldN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS \ MONDAY , SEPTEMBER 19 , 1977 By direction of the Chairman of the Zoning Board of Appeals , ' NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning Board of Appeals under the Zoning Ordinance of the Town of Ithaca , on Monday , September 19 , 1977 , in the Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at the following times and on the following - matters : 7 : 30 P . M . Appeal of Donald and Helen Gregg , Appellants , from the decision of the Building Inspector denying subdivision of one lot into two lots each less than the area and yard requirements of the Ordinance at 612 Coddington Road , Parcel No . 6 - 49 - 1 - 21 Ithaca , N . Y . Permission is denied under Article XIII , Section 67 and Article V , Section 23 , of the Town of Ithaca Zoning Ordinance , 7 : 50 P . M . Adjourned Appeal of Robert F . and Olympia McFall , Appellants , from the decision of the Building Inspector denying building use by more than three unrelated boarders , roomers , lodgers , or other occupants in a two - family dwelling at 235 Coddington Road , Parcel No . 6 - 54 - 7 - 44 , Ithaca , N . Y . Permission is denied under Article III , Section 4 , p . 2a , and Special Permit is requested under Article III , Section 4 , p . 2c , of the Town of Ithaca Zoning Ordinance , Said Board of Appeals will at said times and said place hear all persons in support of such matters or objections thereto . Persons may appear by agent or in person . Dated : September 12 , 1977 Lawrence P . Fabbroni Building Inspector Publish : September 14 , 1977 Town of Ithaca TOWN OF ITHACA <� NEW YORK A P P E A L to the . Building Commissioner and the Board of Zoning Appeals of the Town of Ithaca , New York Having been denied permission to _ Sub- divide and existing lot into two . at 612 Coddington Rd ( Tax parcel F-44- 1 -2 ) , Ithaca , New York as shown on the accompanying Application and/or plans or other supporting documents , for the stated reason that the issuance of such permit would be in violation of Section ( s ) �7 ?3 of the Town of Ithaca Zoning Ordinance the UNDERSIGNED respectfully submits this appeal from such denial and , in support of the appeal , affirms that strict observance of the Ordinance would impose PRACTICAL DIFFICULTIES and/or UNNECESSARY HARDSHIP as follows . Due to reasons of health , it is a hardship to keen lot on Troy Rd mowed AnA in _ proper condition If variance is granted to allow sale of lot , ; t will inc- r. tax rolls and party purchasing lot will be able to keep it in toner condit & en . Signe Dated : Ithaca , N . Y . C� r -y 197 l 4s AFFIDAVIT OF <' SERVICE BY MAIL STATE OF NEW YORK ) SS • COUNTY OF TOMPKINS ) ' Nancy M . Fuller , - being duly sworn , deposes and says , that deponent is not a party to the actions , is over 21 years of age and resides at 316 Turner Place , Ithaca , N . Y . That on the 12th day of September , 1977 , deponent served the withi' n '- Notice upon : Robert and Olympia McFall Donald T . and Helen Gregg Box 50 , R . D . 1 612 Coddington Road Spencer , N . Y . 14883 Ithaca , N . Y . 14850 Mrs . Toni Tonzetich James W . and Mary L . Carey 4655 W . 16th Avenue 610 Coddington Road Vancouver , B . C . , Canada Ithaca , N . Y . 14850 Johann W . and Anna Gebauer Michael J . and Anna Faben 117 Ridgecrest Road 614 Coddington Road Ithaca , N . Y . 14850 Ithaca , N . Y . 14850 Lawrence and Pauline Sharp Thomas J . and Arlene Kochie 264 Coddington Road 115 Troy Road Ithaca , N . Y . 14850 Ithaca , N . Y . 14850 Robert and Florence Gray James A . and Ruth Be Lacy 260 Coddinqton Road 122 Troy Road Ithaca , N . Y . 14850 Ithaca , N . Y . 14850 Richard and Phyllis Sullivan Clarence R . and W . G . Larocque 242 Coddington Road 522 Coddington Road Ithaca , N . Y . 14850 Ithaca , N . Y . 14850 Emil Policay , Director Albert and Ruth Johnson Buildings and Ground 611 Coddington Road Ithaca College 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 Of_ fice . Department within the State of New York , Nancy M . uller Sworn to before me this 12th day of September, 1977 Notary Public GERTRUDE H. BERGEN NOtarY Public, State of New York Not 55-5278725 Qualified in Tosuplains CoU . Term Expireo March 30, 19 TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS MONDAY , SEPTEMBER :: 19 ., : "`11977 By direction of the Chairman of the Zoning Board of Appeals , NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning Board of Appeals under the Zoning Ordinance of the Town of Ithaca , on Monday , September 19 , 1977 , in the Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at the following times and on the following matters : 7 : 30 P . M . Appeal of Donald and Helen Gregg , Appellants , from the decision of the Building Inspector denying subdivision of one lot into two lots each less than the area and yard requirements of the Ordinance at 612 Coddington Road , Parcel No . 6 - 49 - 1 - 2 , Ithaca , N . Y . Permission is denied under Article XIII , Section 67 and Article V , Section 23 , of . the Town of Ithaca Zoning Ordinance . 7 : 50 P . M . Adjourned Appeal of Robert F . and Olympia McFall , Appellants , from the decision of the Building Inspector denying building use by more than three unrelated boarders , roomers , lodgers , or other occupants in a two - family dwelling at 235 Coddington Road , Parcel No . 6 - 54 - 7 - 44 , Ithaca , N . Y . Permission is denied under Article III , Section 4 , p . 2a , and Special Permit is requested under Article III , Section 4 , p . 2c , of the - Town of Ithaca Zoning Ordinance , Said Board of Appeals will at said times and said place hear all persons in support of such matters or objections thereto . Persons may . appear by agent or in person . Dated : September 12 , 1977 Lawrence P . Fabbroni Building Inspector Publish : September 14 , 1977 Town of Ithaca J CP ORO .Seo�Ab to Q V�q /F 4 /Vc� c ec e� / . TRoy Ad, f ;,. . 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I - ._ ..y� _ 1111 J_ _ Yf -r TOWN OF ITHACA NEW YORK ' s A PPEAL to the Building Commissioner and the Board of Zoning Appeals of the Town of Ithaca , New York Having been denied permission to at �i `3�_. - �,., �...� ;,: ,; - � { ,_ � � , Ithaca , New York as shown on the accompanying Application and/or plans or other supporting documents , . for - the - stated reason that : the -,issuance of such permit would be in violation of Section ( s ) of the Town of Ithaca Zoning Ordinance the UNDERSIGNED respectfully submits this appal from •such denial and , . in support of the appeal , affirms - that strict observance - of - - the Ordinance would impose PRACTICAL DIFFICULTIES, and/or - UNNECESSARY HARDSHIP as follows ; 1 . 4C V , Signed L � Dated : Ithaca , N . Y . } : � 1 197 I Requc- st for variance Rnl. � rt F . & Olympia McFall rroperty located at : 235 Coddington Road , Ithaca We purchased property at 235 Coddington Road in April , 1960 , and lived on the first floor , renting the 3 -room apartment on the second floor . In 1972 we purchased another home and rented the first floor and one room in the basement to three students . Their lease began August 30 , 1972 . Later that fall , they asked permission to take in one more student , which we agreed to . The student himself wanted to make a room in the basement into his bedroom - which simply meant building in a bed and closing off a doorway into the furnace room . We agreed , since this would mean that the students could continue to use a former bedroom on the first floor ( between the living room and bath) as a study room and workroom ( the students were in the drama dept . at Ithaca College and gave puppet shows at various elementary schools . They used this room to do the sewing and painting on their puppets ) . These same students rented the following year and at the end of August , 1974 , three of the students who had graduated , left , and the remaining student obtained three more students to take their place . This arrangement has existed each year . The present lease expires at the end of August , 19770 One of the existing students has requested permission to sign a lease , with three others at the end of this lease . We have maintained a close relationship between ourselves and our tenants for the purpose of being aware of what is going on with our property . We want to be sure it is kept in good repair . and does not become shabby looking - as many other student apartment houses which we have observed nearby and around the Ithaca area . It is agreed - and is stated in each lease - that the tenants are to notify us immediately of any problems , or of any needed repairs , and they have always done so . We have made it clear to them that no more than four tenants are to occupy this apartment without our permission - and they have never asked for more than the four . There is a large yeard for the tenants ' use - which we mow , and maintain . We have never had any complaints from either other tenants nor from neighbors regarding . noise or a nuisance of- any type . We do allow- - them .to - have a pet , if it is not a nuisance to the neighborhood and if it is kept on the property . To our knowledge , they have kept only a cat on the premises . We reserve the right to inspect the property at any time , and have done so quite often and found everything in good shape . We personally collect the rent each month for the reason of not only looking over the property , but also to let them know that we have an interest in keeping in close contact with them . We not only take care of all outside work in the summer , but also plow snow in the parking area in the winter . We do not feel that the house is over -crowded . On the first floor / basement level they occupy 7 rooms - for 4 people . When our family lived there , there were 6 people 0 n 6 rooms . There is ample off - the road parking for the tenants , and visitors . 4 - 2 - We have had the property listed for sale for two years . It could be sold either as income property , or as 1 / 2 owner - 1 / 2 occupied property as it was when we purchased it . We would like to sell the property because it is becoming a burden to us . With the increases in electric rates , natural gas rates , and the recent increases in water / sewer rates ( owner pays heat bills , water and •:. sewer ) , and increases in taxes , it would definitely become a hardship to us if we had to eliminate one tenant . We , therefore , request a variance to continue to - rent the first floor /basement to four ( not more than four ) students . Robert F . McFall Olympia McFall i i I v , /'� ,I ,/r f �/ ♦ 1- _J� ,` q�,st►,...iu � � V�••,,..t':� MrG.:.�i,.. ,�a'. � �--�...� `.�,r ! � .� tl�( c. ;, ' Gj-'`'`L..`' F 1 I D ' r ` , -1 S ► � � � e C � d s o �s v Z C v cZ y � O r 0 O N f o- • -` V- J } .. ter. t M� Ca s -fasQ� o �b 'MIS 4 a I Af dl= ,J ` �ec� rooh�t r 73iJ td-S t c� - - i ouvh lets 'S S +or�a� c / CDOM - . �u r h at e I Pooh . �� an�t off' b)v e-