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Home My WebLink AboutZBA Minutes 1989-10-11 T , FILED TOWN OF ITHACA Date Y&dm j 4 dl. • Clerk}' 2awy��:: isY�� Town of Ithaca O 1 . Zoning Board of Appeals October 10 , 1989 TOWN OF ITHACA ZONING BOARD OF APPEALS OCTOBER 11 , 1989 PRESENT : "Vice Chairman Edward Austen , Eva Hoffmann , Joan Reuning , Town Attorney Barney , Zoning Enforcement Officer/ Building Inspector Andrew Frost , Asst . Building Inspector Paul Hansen . ABSENT : Henry Aron , Edward King . OTHERS PRESENT : Elsa Adrian , Wayne Corapi , Susan Corapi , Gene Wilcox , Harlin Schock , Jeanine Adrian . Vice :.0-hairman Austen called the meeting to order at 7 : 15 p . m . and stated that all posting , publication and notification of the public hearings had been completed and that proper affidavits of same were in order . The first Appeal on the Agenda was the following : A�PEAL : OF• WAYNE AND SUSAN CORAPI . APPELLANT , REQUESTING AN AREA VARIANCE FROM THE REQUIREMENTS OF ARTICLE IV , SECTION 14 , OF THE TOWN OF ITHACA ZONING ORDINANCE , FOR THE PROPOSED CONSTRUCTION OF ADDITIONAL LIVING SPACE FOR SAN EXISTING SINGLE -FAMILY RESIDENCE LOCATED AT 4 4 PHEASANT LANE , TOWN OF ITHACA TAX PARCEL NO , 6 - 61 - 1 - 8 " .30 >, RESIDENCE DISTRICT R- 15 , THE PROPOSED CONSTRUCTION WILL RESULT IN A NORTHWEST SIDE YARD OF 22 FEET 6 INCHES , WHEREAS 25 FEET IS REQUIRED FOR IRREGULAR SHAPED BUILDING LOTS . yr. „ • . ( Exhibit # 1 ) vice kChairman Austen read the appeal into the record . / Mr . Cor i :,. a'ppeared before the Board and explained the need that his f ily has for more room in their home , The house now has three iui sma..Ll bedrooms . He is proposing to add onto the master bedroom and' to add anothet bathroom . In answer to Ms . Hoffmann ' s question , Mr : Corapi said that half of the house will be on a full sized basement and the other half will be a crawl space . Vice Chairman Austen opened the public hearing . No one appeared to address the Board . Vice Chairman Austen closed the public hearing ; : . : 1. Vice Chairman Austen read a letter from neighbors Peter and Jepn Rider. at 2 Pheasant Lane and Peter and Nancy Jackson at 6 Pheasant IbAno ,: . . dated September 11 , 1989 , stating their approval of the Corapk5s�` proposed addition . ( Attached hereto as Exhibit # 1 ) . • Town of Ithaca 2 Zoning Board of Appeals October 10 , 1989 Ms . Reuning made the following motion : RESOLVED , that the Town of Ithaca Zoning Board of Appeals grant and hereby does grant a variance for 3 feet deficiency on the side measurement with the following findings : 16 the neighbors on the other side are at least 50 feet away from the Corapi lot line , 2 . the Corapi lot is of ample size to allow this variance , 3 * no one appeared before the Board in opposition to the proposed addition ; 4o there was a letter presented from the neighbors in support of the proposed addition . Ms . Hoffmann seconded the motion . The voting on the motion was as follows . Ayes - Reuning , Hoffmann , Austen . Nays - None . The motion was carried unanimously . • The second Appeal on the Agenda was the following . APPEAL OF ELSA ADRIAN , APPELLANT , REQUESTING AN AREA VARIANCE FROM THE REQUIREMENTS OF ARTICLE IV , SECTION 14 , OF THE TOWN OF ITHACA ZONING ORDINANCE , FOR A NEWLY CONSTRUCTED OUTSIDE WOOD DECK ADDED TO AN EXISTING TWO- FAMILY RESIDENCE LOCATED AT 117 SNYDER HILL ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 57 - 1 - 3 . 3 , RESIDENCE DISTRICT R- 15 . SAID DECK WAS CONSTRUCTED WITHOUT A BUILDING PERMIT , IN VIOLATION OF ARTICLE XIV , SECTION 75 , OF SAID ORDINANCE , AND IS LOCATED 6 FEET 5 INCHES FROM THE NORTHWEST SIDE YARD PROPERTY LINE , 15 FEET BEING REQUIRED . (.Exhibit # 2 ) Vice Chairman Austen read the appeal into the record /and Ms . Adrian appeared before the Board . Vice Chairman Austen read a letter from Mr . Frost to Ms . Adrian , dated September 5 , 1989 and it is attached hereto as Exhibit # 2 . Vice Chairman Austen asked Ms . Adrian when this deck was constructed . Ms . Adrian responded she built it in June 1989 . Vice Chairman Austen asked Mr . Frost if the structure would meet the building code . Mr . Frost referred to the map that was presented to the Board ( attached hereto as Exhibit # 3 ) and explained that the 8 ' by 8 ' platform , which is shown adjacent to Town of Ithaca 3 Zoning Board of Appeals October 10 , 1989 the 9 ' by 13 ' deck on the sketch , is within three feet of the ground surface and therefore would not be part of the appeal . It is the 9 ' by 13 ' deck that is at issue here . Mr . Frost said he can not tell the Board if that deck meets code as they have not gotten that far into the process yet . Ms . Adrian said that she went to Grossman ' s to get the lumber and she asked them if she needed a permit or anything and they told her no . Vice Chairman Austen opened the public hearing . Ms . Jeanine Adrian spoke to the Board and stated that she hopes her mom does not have to tear the deck down because she worked so hard to build it and it is so nice . Vice Chairman Austen closed the public hearing . Discussion followed regarding how close Ms . Adrian is to her lot line . Mr . Frost showed on the tax parcel map the location and the size of Ms . Adrian's house and the lot . It was determined that the adjoining property is owned by Dr . Frank Baldwin . Ms . Adrian was asked if she had contacted Dr . Baldwin to see if he opposed the structure . Ms . Adrian said she had not done that . Vice Chairman Austen confirmed that Dr . Baldwin was notified of the appeal before the Board by a letter of notification from the Board . After further discussion on Ms . Adrian's property lot lines and the adjoining properties , Ms . Reuning made the following motion : RESOLVED , That the Town of Ithaca Zoning Board of / Appeals adjourn the Appeal of Elsa Adrian for an area variance from the requirements of Article IV , Section 14 , of the Town of Ithaca Zoning Ordinance , for a newly constructed outside wood deck added to an existing two - family residence located at 117 Snyder Hill Road , Town of Ithaca Tax Parcel No . 6 - 57 - 1 - 3 . 3 , Residence District R- 15 . Said deck was constructed without a building permit , in violation of Article XIV , Section 75 , of said Ordinance , and is located 6 feet 5 inches from the northwest side yard property line , 15 feet being required , until December 13 , 1989 or until such time as Ms . Adrian can have a survey of her property done by a ® certified surveyor . • Town of Ithaca 4 Zoning Board of Appeals October 10 , 1989 Ms . Hoffmann seconded the motion . The voting on the motion resulted as follows : Ayes - Reuning , Hoffmann , Austen . Nays - None . The motion was carried unanimously . The last Appeal on the Agenda was the following . APPEAL OF THE CONGREGATION OF JEHOVAH ' S WITNESSES , APPELLANT , HARLIN SCHOCK , AGENT , REQUESTING SPECIAL APPROVAL , UNDER ARTICLE V , SECTION 18 , PARAGRAPH 3 , OF THE TOWN OF ITHACA ZONING ORDINANCE , FOR THE CONSTRUCTION OF A PROPOSED 528 SQ . FT . CLASSROOM ADDITION TO THE KINGDOM HALL OF JEHOVAH ' S WITNESSES , LOCATED AT 1201 DANBY ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 36 - 3 - 1 . 1 , RESIDENCE DISTRICT R- 30 . Mr . Harlin Schock addressed the Board and explained that the proposed addition is for the north side of the building . It will be a continuation of the roof line which would be over the mens room and women's room . It would not change the structure of the hall any . It is proposed to be 12 ' wide and 44 ' long . For the remodeling , it would be enlarging the women's room and the men's room ; the storage area and the sound room would be moved ; the library would become a nursing mothers ' room , and the library would be moved over into the classroom which is on the opposite side . Mr . Schock said they also plan to change the literature and magazine storage into a coat room , and those rooms will be moved on either side of the platform in the east end of the auditorium . Vice Chairman Austen opened the public hearing . No one appeared to address the Board . Vice Chairman Austen closed the public hearing . Vice Chairman Austen read from the Environmental Assessment Form that was signed by George R . Frantz and dated September 28 , 1989 . ( Attached hereto as Exhibit # 4 ) . Vice Chairman Austen referred to the minutes of the Planning Board meeting of October 3 , 1989 and attached hereto as Exhibit # 5 . Town of Ithaca 5 Zoning Board of Appeals October 10 , 1989 Environmental Assessment MOTION by Ms . Hoffmann , seconded by Ms . Reuning : RESOLVED , that , in the matter of the Appeal of the Congregation of Jehovah ' s Witnesses , requesting Special Approval , under Article V , Section 18 , Paragraph 3 , of the Town of Ithaca Zoning Ordinance , for the construction of a proposed 528 sq . ft . classroom addition to the Kingdom Hall of Jehovah ' s Witnesses , located at 1201 Danby Road , Town of Ithaca Tax Parcel No . 6 - 36 - 3 - 1 . 1 , Residence District R- 30 , the Town of Ithaca Zoning Board of Appeals make and hereby does make a negative declaration of environmental significance . A vote on the motion resulted as follows . Ayes - Reuning , Hoffmann , Austen . Nays - None . The motion was carried unanimously . • Chairman Austen asked Mr . Schock if the classrooms will be expanding with the proposed addition . Mr . Schock replied that they have 3 classes and they have been trying to use the library , which is way too small . This proposed addition would really help them in having their third classroom . Ms . Reuning made the following motion . RESOLVED , that the Town of Ithaca Zoning Board of Appeals grant and does hereby grant a Special Approval for the addition as indicated on the Appeal and the Board enters the findings as presented by the Planning Board , dated October 31 1989 , with the following further findings : 1e no one appeared before the Board in opposition to the proposed addition . 2 * there is a need for the proposed addition for the accommodation of a classroom . 3 * the premises are reasonably adapted to the proposed use of the addition . 49 that the design of the addition is sufficiently • consistent with the character of the neighborhood so as to not be significantly detrimental to the general amenity of the neighborhood . Town of Ithaca 6 Zoning Board of Appeals October 1. 0 , 1989 5a that the general effect of the proposed use on the community as a whole will not be detrimental to the health , safety , and general welfare of the community . Ms . Hoffmann seconded the motion . The voting on the motion was as follows : Ayes - Reuning , Hoffmann , Austen . Nays - None . The motion was carried unanimously . The meeting was adjourned at 8 : 05 p . m . R�espectf llyitt Connie Holcomb Recording Secretary EXHIBITS 1 - 5 ATTACHED APP . Edfra7rd Austen , Vice Chairman TOWN OF ITHACA FEE : $40 . 00 126 East Seneca Street RECEIVED : Ithaca, New York 14850 CASH - • (607 ) 273 - 1747 CHECK ZONING : A P P E A L For Office Use Only to the Building Inspector/Zoning Enforcement Officer and the Zoning Board of Appeals of the Town of Ithaca, New York Having been denied permission to build an addition onto the hack of our house ( the lot is irregularly shaped and the addition will come to within ,),2 ' 61' feet of the lot line ) at 4 Pheasant Lane Town of Ithaca Tax Parcel No . 61 -1 -3 . 30 as shown on the accompanying application and/or plans or other supporting doaments, for the stated reason that the issuance of such permit would be in violation of . Article (s ) IV Section( s ) 14 and 16 • 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 Zoning Ordinance would impose PRACTICAL DIFFICULTIES and/or UNNECESSARY HARDSHIP as follows : (Additional sheets may be attached as necessary . ) . 1 . For the size family %re have ( 2 adults add 3 children ) , we need larger bedrooms and an additional bathroom . 2 . Due to the desinn and orientation of the house , our only alternative is to add onto the back of the house . This is also the direction that Ateens us the furthest distance from the lot line on the west side of the house . It would not be worth a :? rl, ina a smaller bedroom to comely with the zoning ordinance because small bedrooms are part of our problem and would not alleviate our present cramped space . 3 . The ' ot is large ( . 49 acres ) and can easily accomadate the addition . Signature of Owner/Appellant : lecet Date : _ t Date : � CY" commua; TI P RK iy /A i a � ti � o � � � w o. Q � deo ` J LJAYIJE + SuSRN CORAPI a s��J its If, rn CONrAINs D• yBAc�cE s 3 4 p -� v qk� - Go G v � P ti !V � � odERP � W � Iq Ilof Fo IJ D) vfo 3f/ FO of DO PE DR776 — -- -\ O In Eo� e of �.ovEMrnr PHEASANT L ANE • SURVEY MAP F N � OFA DWELL/NG UNDER CONSTRUCTION �a��o Ar N PHE ASA NT L ANE z_ _' ! ° si COUNTY .! /YS w YORIC Dec /IOC /983 fRPPA,PEC fJY 30 ' HD/ ViiRO R• SCNL /EAE2 ,��'`yf ' ti ��`� •'�'' I?EswvEYG-- o 4Poe0, � 9�'� N YS, P. t. B� L . S. DY371'o • September 11 , 1989 111ii 1 di nrz Inspector/ Zoning Enforcement Officer ;, • I !I the Zo ni. n [; Board of Appeals of thr: Town of Ithaca 179 Fast Seneca St . Tt,hap.a . MY 14 850 T)� ,•� v � -j r5 : Th is to inform you that we have no objections to the proposed } c '. ; I - inn to •the% property at 4 Pheasant Lane in the town of Ithaca Sw Wsavne alid Susan Corapi . . I v % 40 n. . � , ., ( } �Te sri Rider Peter nd Nancy Jackson 6 Pe sant Lane T NA-r 11850 Ithaca , NY 14850 • MI AL = ti j I II Plo It 114, W � P r . ♦ : _. {q E��IS , Sflyt- ` . I . Tt5 O 1 p •� .. VIS41 f � fil y , ; . _ 1 ' j . 1 , 11 ■r; `f _ � ` . .. tp t :I ° C 4 r t i s f p r ! ` 1 ^� � h IL 1^ L :• . : I PFS 1 Iris. , �' .ip�... IN II � Ire II jr rt II X ;-Pry W r t j 1 T, , F t : w u ^ � f � e + s • � 1h � , � ' ! 7 �i P gni ♦�♦ ; .; � � 1 i i 11 I e � I j I ' I 3 j I . �MOW to IL u s i4 r a ! { 7 ' ti o a � , t • ' ` � 1 Iii r ' '` _ , .' I' 1� ! - ' �� •; ice � '' : ��1 'li. ': it � ! . � ji , b , T TOWN OF ITHXA FEE : $ 40'. /00 ED 126 East Seneca Street RECEIVED : Yo Ithaca, New York 14850 CASH ( 607 ) 273- 1747 CHECK - ( ) ZONING : A P P E A L For Office Use Only to the - Building Inspector/Zoning Enforcement Offlcer and the Zoning Board of Appeals of the Town of Ithaca, New York Having been denied permission to . at 1 / �j�/ Y � � I` l� ( I � � . Torn of Ithaca.. Tax Parcel No . 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 : Articles ) X Lymllllll Iy , . Section ( s ) 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 Zoning Ordinance would impose PRACTICAL DIFFICULTIES and/or UNNECESSARY HARDSHIP as follows : C4dditional sheets may be attached as necessary . ) . ol In • Signature of Owner/Appellant : - — Date : Signature of Appellant / Agent : Date : 6 !��u'� rI I Zoo \ (1 (� QOc�.r' � p{^ � Lomat � � - The. - . - � For- Z ` . V{` - j4refY ' [ t F , e C C � iS CDns- � c &Q C % PSC _D 'mss � o� �:r` " � � �iQn�,- C{ uC5�'�� 11 , S � Cir .�'c� Oog 1 --------- -- _- Com_ __.__....._.,,..._. .._ . TOY"® Off' CA 126 EAST SENECA STREET ITHACA, NEW YORK 14830 Smptember 5 , 1989 Ms . Elsa Adrian 117 Snyder Hill Road Ithaca , NY 14850 RE : New Outside Wood Deck 117 Snyder Hill Road Town of Ithaca Tax Parcel No . 6 - 57- 1-3 . 3 Dear Ms . Adrian : This letter serves as a follow-up , to my visit to your property on September 3 , 1989 and our subsequent telephone conversation with regard to a new outside wood deck recently constructed on your property without the issuance of a Town of Ithaca Building Permit . The wood deck was constructed as part of the extension of an existing. outside deck on the northwest side of your existing two-family residential building . . The Town of Ithaca Zoning Ordinance requires , under Article XIV, Section 75 , that a Building Permit be obtained prior to construction of a structure in the Town of Ithaca . In addition ,. Article IV , Section 14 , of the ordinance requires a structure that is a part of a residence to be set back 15 feet from a sideyard property line . It appears , from visual observation, that your outside deck is closer than 15 feet to your northwest sideyard property line , therefore , your property is not only in violation of Article 'XIV , Section 75 , of the Ordinance , but Article IV, Section 14 , . as well . T During cur telephone conversation; you indicated that you have owned your home for approximately two years , and that you are new to this area as well as this country , and that you are not familiar with " Zcn ing" . As we further discussed the matter, I advised you to make application to appear before the Zoning Board of Appeals to seek an approval for the use of the outside deck , as built . This will probably include your obtaining a variance from the Board for the apparent sideyard deficiency. I anticipate a hearing date with the Zoning Board of Appeals to be on October ll ,, - 1989 , . 3:e 1 , 1989 . . 3:e -2, l Ms . Elsa Adrian September 5 , 1989 Page Two I am enclosing , for .your convenience , an application (Arpeal Form) to appear before the Zoning Board of Appeals . Also enclosed is an application for Building Permit . Both applications must be ecnpleted and submitted to this office as soon as possible . In , addition to the specifications for "how" the deck was constructed , a plot plan or survey map of your property , including the locations of all structures , is critical . Should you have any questions , please feel free to call me at 273-1747 . Sincerely ,. Andrew Frost Building Inspector / Zoning Enforcement Officer AF/dlw Enclosures cc : Noel Desch Henry Aron John Barney Certified Mail RETURN RECEIPT REQUESTED u i i i r s i; tj Lzl� t3 cl r 90 (o° ,I f 1 1 1 1 • I E i i I � f I l � 3E 14. 16.4 (2/87) — Text 12 PROJECT I.D. NUMBER 617.21 SEAR Appendix C State Environmental Quality Review • SHORT ENVIRONMENTAL ASSESSMENT FORM For UNLISTED ACTIONS Only PART I — PROJECT INFORMATION (To be completed by Applicant or Project sponsor) 1 . APPLICANT /SPONSOR 2 . PROJECT NAME Harlin Schock 07 IKInadom Hall of Jehovah ' s Witnesses - 3 . PROJECT LOCATION: - - - - — Munlclpallty Ithaca County Tomkins 4 . PRECISE LOCATION (Street address and road Intersections, prominent landmarks, etc., or provide map) 1201 Danby Road Ithaca NY 14850 5 . IS PROPOSED ACTION: i f� ❑ New CR Expansion ❑ Modification/alteration 8 . DESCRIBE PROJECT BRIEFLY: The addition is 12 feet by 44 feet would be a continuation of the roof line , with no structural changes . The addition will include an exit door , Prints attached 7 . AMOUNT OF LAND AFFECTED: ' Propert = : 2 . 4 .'acres Initially acres Ultimately ' acres 8 . WILL PROPOSED ACTION COMPLY WITH EXISTING ZONING OR OTHER EXISTING LAND USE RESTRICTIONS? Yes ❑ No If No, describe briefly f9 . WHAT IS PRESENT LAND USE IN VICINITY OF PROJECT? ` ® Residential ❑ Industrial ❑ Commercial ❑ Agriculture ❑ Perk/Forest/Open space ❑ Other Describe: i 10. DOES ACTION INVOLVE A PERMIT APPROVAL, OR FUNDING, NOW OR ULTIMATELY FROM ANY OTHER GOVERNMENTAL AGENCY (FEDERAL, STATE OR LOCAL)? , ❑ Yes . No It yes, list agency(s) and permlUapprovtls 11 . DOES ANY ASPECT OF THE ACTION HAVE A CURRENTLY VAUD PERMIT OR APPROVAL? ❑ Yes ® No If. yes, list agency name and permil/approval r 12. AS A RESULT OF PROPOSED ACTION WILL EXISTING PERMIT/APPROVAL REQUIRE MODIFICATION? . ❑ Yea EM No I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Appllcant/sponsor rum. Ha r l i n s ch o c k Date: 9 25 89 Signature: -y If the action Is in the Coastal Area, and you are a state agency, complete the Coastal Assessment Form before proceeding with this assessment OVER f 1 i _ PART II — ENVIRONMENTAL ASSESSMENT (To be completed by Agency) A. DOES ACTION EXCEED ANY TYPE I THRESHOLD IN 6 NYCRR, PART 617. 12? If yes, coordinate the review process and use the FULL EAF. ❑ Yes ® No B. WILL ACTION RECEIVE COORDINATED REVIEW AS PROVIDED FOR UNLISTED ACTIONS IN 6 NYCRR, PART 617.67 If No, a negative declaration • may be superseded by another Involved agency. 5a Yes ❑ No C. COULD ACTION RESULT IN ANY ADVERSE EFFECTS ASSOCIATED WITH THE FOLLOWING: (Answers may be handwritten, If legible) C1 . Existing air quality, surface or groundwater quality or quantity, noise levels, existing traffic patterns, solid waste production or disposal, potential for erosion, drainage or flooding problems? Lxplaln brlefly: See Attached C2. Aesthetic, agricultural, archaeological, historic, or other natural or cultural resources; or community or neighborhood character? Explain briefly: See Attached C3. Vegetation or fauna, fish, shellfish or wildlife species, significant habitats, or threatened or endangered species? Explain briefly: See Attached C4. A community's existing plans or goals as officially adopted, or a change in use or Intensity of use of land or other natural resources? Explain briefly See Attached C5. Growth, subsequent development, or related activities likely to be Induced by the proposed action? Explain briefly. See Attached 06. Long term, short term, cumulative, or other effects not identified in CI -05? Explain briefly. See Attached • C7. Other Impacts (Including changes In use of either quantity or type of energy)? Explain briefly. See Attached D. IS THERE, OR IS THERE LIKELY TO BE, CONTROVERSY RELATED TO POTENTIAL ADVERSE ENVIRONMENTAL IMPACTS? ❑ Yes 19 No If Yes, explain briefly PART III— DETERMINATION OF SIGNIFICANCE (ro be completed by Agency) INSTRUCTIONS: For each adverse effect identified above, determine whether it Is substantial, large, Important or otherwise significant. Each effect should be assessed In connection with Its (a) setting (Le. urban or rural); (b) probability of occurring; (c) duration; (d) Irreversibility; (e) geographic scope; and (f) magnitude, If necessary, add attachments or reference supporting materials. Ensure that explanations contain sufficient detail to show that all relevant adverse Impacts have been Identified and adequately addressed. ❑ Check this box if you have Identified one or more potentially large or significant adverse Impacts which MAY occur. Then proceed directly to the FULL EAF and/or prepare a positive declaration, ® Check this box if you have determined, based on the Information and analysis above and any supporting documentation, that the proposed action WILL NOT result In any significant adverse environmental Impacts AND provide on attachments as necessary, the reasons supporting this determination: Town of Ithaca Zoning Board of Appeals Name of Lead Agency Henry Aron Chairman Print or Type Name of Responsi e f icer in Lead Agency Title of Responsible Officer • Signature of Responsible O icer in Lead Agency Signaturpodf Preparer (It diftere m responsible oicer - - — Date 1�/��i z 2 i , PART II - Environmental Assessment - Proposed Addition to Kingdom Hall • of Jehovah ' s Witnesses . A . Action is Unlisted B . Action will receive coordinated review ( Town of Ithaca Planning Board ) C . Could action result in any adverse effects on , to or - arising from _ the following : Cl . Existing air quality , surface or groundwater quality or quantity , noise levels , existing traffic patterns , solid waste production or disposal , potential for erosion , draina a or flooding problems ? No adverse impacts are anticipated . Proposed action is a 528 ± sq . ft . addition to an existing church . The proposed addition will house church - related educational activities . No expansion of the church sanctuary seating capacity is proposed . C2 . . Aesthetic , agricultural , archeological , historic , or other natural or cultural resources , or community or neighborhood character ? No adverse impacts are anticipated . No archaeological , historic , or other natural or cultural resources are known to exist on the site . • C3 . Vegetation or fauna , fish , shellfish or wildlife species , significant habitats , or threatened or endangered species ? No adverse impacts are anticipated . Site of proposed addition is currently a lawn area adjacent to existing building . C4 . A community ' s existing plans or goals as officially adopted , or a change in use or intensity of use of land or other natural resources ? No adverse impact on Town of Ithaca existing plans and goals as officially adopted , or measurable change in land use intensity is anticipated . The existing Kingdom Hall of Jehovah ' s Witnesses is permited by Special Approval of the Zoning Board of Appeals . The lot coverage as a result of the proposed addition will increase from approximately 4 . 7 % to 5 . 3 $ , which is well within the 10 % maximum lot coverage permitted in the R- 30 Residence District . C5 . Growth , subsequent development , or related activities likely to be induced by the proposed action ? None expected . Any possible future development of the site would be subject to further review by the Zoning Board of Appeals . C6 . Long term , short term , cumulative , or other effects not • identified in C1 - 057 None expected . • C7 . other impacts ( including changes in use of either quantity or type of energy ) 7 No other significant impacts are anticipated due to proposed addition . D . Is there , or is there likely to be , controversy related to potential adverse environmental impacts ? None expected . PART III Recommendation A negative determination of environmental significance is recommended , for the reasons stated above . Lead Agency : Town of Ithaca Zoning Board of Appeals Reviewer : George R . Frantz , Assistant Town Planner Review Date : _. September 28 , 1989 Kingdom Hall of Jehovah ' s Witnesses 1201 Danby Road 5281 sq . ft . Classroom Addition Recommendation to the Zoning Board of Appeals Planning Board , October 3 , 1989 ADOPTED RESOLUTION : Kingdom Hall of Jehovah ' s Witnesses 1201 Danby Road 528 ± sq . ft . Classroom Addition Recommendation to the Zoning Board of Appeals Planning Board , October 3 , 1989 WHEREAS : 1 . This action is the Consideration of a Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval , pursuant to Article V , Section 18 , Paragraph 3 , of the Town of Ithaca Zoning Ordinance , of a proposed 528 ± sq . ft , classroom addition to the Kingdom Hall of Jehovah ' s Witnesses , located at 1201 Danby Road , Town of Ithaca Tax Parcel No . 6 - 36 - 3 - 1 . 1 , Residence. District R- 30 , 2 . This is an Unlisted action for which the Town of Ithaca Zoning Board of Appeals has been legislatively determined to act as Lead Agency in coordinated review . The Town of Ithaca Planning Board is an involved agency in coordinated review . 3 . The Planning Board , at Public Hearing on October 3 , 1989 , has reviewed the proposed site plan , environmental assessment form and review , and other submissions related to this proposal . 4 . The Town Planning Department has recommended that a negative determination of environmental significance be made for this action . THEREFORE , IT IS RESOLVED : 1 . That the Planning Board recommend and hereby does recommend to the Zoning Board of Appeals that a negative determination of environmental significance be made for this action . 2 . That the Planning Board , in making its recommendation to the Zoning Board of Appeals , determine and hereby does determine the following : a . There is a need for the proposed use in the proposed location . b . The existing and probable future character of the neighborhood will not be adversely affected . c . The proposed change is in accordance with a comprehensive plan of development of the Town . Kingdom Hall of Jehovah ' s Witnesses 1201 Danby Road 528 ± sq . ft . Classroom Addition Recommendation to the Zoning Board of Appeals Planning Board , October 3 , 1989 • 3 . That the Planning Board report and hereby does report to the Zoning Board of Appeals its recommendation that the request for Special Approval of the proposed addition to the Kingdom Hall of Jehovah ' s Witnesses be granted . Aye - Grigorov , Langhans , Baker , May , Ken erson , Lesser , Smith . Nay - None . CARRIED UNANIMOUSLY . 'Nan M Fuller , Secretary , Town of Ithaca Planning Board , October 5 , 1989 . ::„4 �i'.. r^•L_ t• '-. :� � �" O• 'Y'.r 'i _ .. - _ - .ate - . .. xL � r� L j 1 .. x;:71 +.vr- _ ._ . - - : u` ► ✓ � ` •/ S or ! �' ,?cA rj6N% c TA E ITHAC & - JOURNA� TOWN OF ITHACA ZONING BOARD OF APPEALS, NOTICE OF PUBLIC HEARINGS , WEDNESDAY, OCTOBER 1l , 1989, 7 : 00 P. M. i �. • �;�,� r ,. �..i�. M_ B direction cf the Chairman of the Zoning Board of _Ap- peals NOTICE IS HEREBY • GIVEN that Public . Hearings• y ne + ^, ^ [ '.;i � S�:• :=+, (� �?CS will be held by the Zoning j ?? . . . s ....._. . .._ . . . . _ . .. ._ ... . . _.. . a • • • Board of Appeals of -the Towne J of haca on ,: : . ',, a , 1 , .r • c ; tobeaWednesday, LZ r11 , 1989, in Town sit No% 126 East Seneca Street, (FIRST i Floor, REAR Entrance, WEST F _ Side ), Ithaca, N . Y . , COM- . MENCING AT 7 :00 P. M. , on ;� . . ._ the following matters. APPEAL of Wayne and Susan . - .. PF=a . TIMi :� Ae.� �ot't=� F" `�11 ' TP ' P `•' "' Corapi , Appellant, requesting � -_ _ ._ -.. - an area variance from the re- --• _ .. - - . . • - .-.-., '-<' • � ;.:• � -��, , - pt VPl...1 ^}'• � ' t`� *sGIC S ! b�JC : uiremen s f Article Sec- tion - ` --' - 14, of the Town of Ithaca : . Zoning Ordinance, for the proposed construction of addi- tional - � living space for an, . sting singdle fa�Py rest dente locate ' at heosant . ,Lane, Town of Ithaca Tax Par P - __ _r: _ . _ _.. ._. ____—• -- -- -• • -• - -- • •- •- - •-• cel No . 6-61 - 1 -8. 30, Residence :I District R- 15: The proposed , ) construction will result in q . northwest side yard of 22 feet lar shaped �.. t . � µ ` O tt. a building to s. whereas 25 feet is required for irregular aped L!r� t'j} � - C ,t LAS' �'_ _• :: a O. Sr D : _ . APPEALElsa Adrian , Appel - lont requesting on area orif once from the requirements l - .. ._ .. _ .- �Q_.•, Article IV, Section 14, of the - Z- Town of Ithaca Zoning Ordi-, nonce , for a newly con structed outside wood deck - . :_... 1si a addedto an existing two- a y residence located at1 I _. .. .� a _ - _e . .^.+ C : GEL - Snyder Hill Road, Town of 's Ithaca Tax Parcel No 6-57- 1 - I - 3 3 Residence District R- 15. , Saiddeckwas constructed . : /_� wit outabuildin permit,- in C � via ahon o Article - • . I tion 75, of said Ordinance / and is located b feet 5 inches -. - ( � `_��'_-�.�.:-L-=-• •• • - -"' from the northwest side yard C "V [ l ~� property line, 15 feet being . ., , . . - -• - APPEAL E red - - - h Congregation ati f JEAN FORD . . . Jehovhf t'sWitnesses, Appel-% Notary Public, Sfete of New York lont, Harlin Schack, Agent, re- questing Special Approval, No, 4654410 under Article V, Section 18, • Paragraph 3, of the Town of t Qualified in .Tom �r !< ins count Ithaca Zoning Ordinance, for _i the construction of a proposed _ .. 3�fT1f11135TPf1 ox* reS � h�o� ' f _ 528 sq . ft. classroom addition � ' : -� to the Kingdom Hall of Jeho- vah's eho vah's Witnesses, located at i 1201 Danby Road, Town of Ith- j ca Tax Parcel No. 6-36-3- 1 . 1 , ___ _ . Residence District P.-30. 1 j 1. - Said Zoning Board of Appeals - - - _ will at said time, 7:00 p. m . , - and said 'place, hear all per- . - sons in support of such matters _ "� - _ - . __ or Objections thereto. Persons ' mayappear by Ogen or in - -4�r person. - a . . . Andrew S. Frost a - - - - -- . - Building Inspector/ -. ing ns for Zoning Enforcement Officer I� Tow 2 Town off Ithaca 1747thaca _ . .. October 6, 1989 i - . . .•�. �r. , • __:. -r_- Y. . - fix.-" ' l'" - . - -