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Home My WebLink AboutZBA Minutes 1991-06-26 FILED h_ TOWN Of ITHACA Date 22/ TOWN OF ITHACA �1 v ZONING BOARD OF APPEALS Clerk �7 JUNE 26 , 1991 THE FOLLOWING MATTERS WERE HEARD ON JUNE 26 , 1991 BY THE BOARD : APPEAL OF JOHN A . HOFFMANN , APPELLANT , REQUESTING AUTHORIZATIONBY THE ZONING BOARD OF APPEALS FOR THE EXTENSION OF A NON=TCONFORMING BUILDING / IRREGULAR SHAPED LOT , LOCATED AT 237 FOREST HOME. DRIaVE , TOWN OF ITHACA TAX PARCEL NO . 6 - 66 - 4 - 12 , RESIDENCE DLETRlACT , R-`15 . THE EXTENSION PROPOSED IS THE CONSTRUCTION OF A"' , T &PORCEiAND ENCLOSED ENTRYWAY ON THE SOUTHWEST SIDE OF THE EX'I=STj_N : `SINGLE FAMILY RESIDENCE AND A NEW SUNROOM AND PORCH ON THE SOtT�TiEASSTDE OF SAID DWELLING . THE EXISTING RESIDENCE HAS A FRONT. ".-,, g BUry'IING SETBACK OF 2 . 5 PLUS OR MINUS FEET ( 25 FEET BEING- ; REQUIRED -, ; ; jfTHE PROPOSED PORCH ON THE SOUTHWEST SIDE WOULD BE 20 PLUS "OR,-MNI7 .T3_•: FEET FROM THE REAR LOT LINE ( 30 FEET BEING REQUIRED ) ; THE ; , 'P9 R4 •' }Nf:a ;THE SOUTHEAST SIDE WOULD BE 9 PLUS OR MINUS FEET FROM„ Tl E WUTHEAST SIDE LOT LINE ( 15 FEET BEING REQUIRED ) . AUTHORIZATION* £lS %F ;Q.UE'STED UNDER ARTICLE XII , SECTION 54 , TOWN OF ITHACA ZONING "ORjN`AW.0 ; . GRANTED — . :NO CONDIt" ONS APPEAL OF RICHARD M . ESHELMAN , APPELLANT , REQUESTING V" ` SIAL PERMIT UNDER ARTICLE III , SECTION 4 , PARAGRAPH 2B OI'" TH : 'TOW1+T` 'OF ITHACA ZONING ORDINANCE FOR THE OCCUPANCY OF AN EXISTIING 1SINGLE FAMILY RESIDENCE BY 4 UNRELATED PERSONS . SAID RESIDENCE SIS ttdATED AT 390 S TONE QUARRY ROAD , TOWN OF ITHACA TAX PARCELNO . 6 - 3 B — 3 -- 1'3 , RESIDENCE DISTRICT R- 9 . DENIED — DENIAL = S )��' ,i1NTIL JUNE 30 , 1992 WITH CONDITION sib} i ;d APPEAL OF WILLIAM Be KERRY , APPELLANT , REQUESTINGA VARPN� Rbl ARTICLE VII , SECTION 38 , OF THE TOWN OF ITHACA Z0NING- tORDINA9C9 , VilA% , " _ BE PERMITTED TO MAINTAIN 4 AUTOMOBILE PARKING SPACES � IWITHI WA REQUIRED FRONT YARD OF A BUSINESS - ZONED PROPERTY , LOCATED : AT 1.0L2 ELMIRA ROAD , TOWN OF ITHACA TAX PARCELS NO . 6 - 33 - 2 -- 6 . 21 AND: ,-,6 . 22 , BUSINESS DISTRICT " C " o SAID ORDINANCE DOES WbT� , � , ,P. -SIT % ?AiRK ., x IG IN THE REQUIRED FRONT YARD OF A BUSINESS — ZONED pROY)4R!:p , ' , GRANTED — N%PXONDITIONS APPEAL OF WILLIAM Be KERRY , APPELLANT , REQUESTING A VARIANCE -, FROM TOWN OF ITHACA LOCAL LAW NO . 7 - 1988 , AS AMENDED , , TO BE PERMITTED TO OCCUPY A NEWLY— CONSTRUCTED RETAIL STORE WITHOUT AN . OPERATIONAL AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM , LOCATED AT" 702 ELMIRA ROAD , TOWN OF ITHACA TAX PARCELS NO . 6 - 33 - 2 - 6' . 23 -r . AND . — 6 . 22 ,." BUSINESS DISTRICT " C " . A SPRINKLER SYSTEM IS, BEING IN;STALLED ,, " BUT WILL NOT BE OPERATIONAL UNTIL A PUBLIC WATER SUPPLY IS AVAILABLE .. A PUBLIC WATER SUPPLY IS ANTICIPATED TO BE . AVAILABLE ' BY. DECEMBER " 31 , 1991 . THE VARIANCE IS REQUESTED UNDER SECTION 9 OF SAID LOCAL LAW . GRANTED WITH UNDERSTANDING OF HOOK—UP TO PUBLIC WATER AS SOON AS AVAILABLE Town of Ithaca 2 Zoning Board of Appeals June 26 , 1991 Chairman Austen read letters into the record from W . Frank and Margery M . Shipe , dated 6 / 11 / 91 ; Nancy Brcak and Stan Seltzer , dated 6 / 12 / 91 ; David J . Kuckuk , dated 6 / 22 / 91 ; Jennifer Greene , dated 6 / 11 / 91 and Terry Nicholetti Garrison , dated 6 / 21 / 91 . The letters are attached to the minutes as exhibits # 1 - 5 . Chairman Austen opened the public hearing . No one appeared to address the Board . Chairman Austen closed the public hearing . MOTION By Mr . Robert Hines , seconded by Mrs . Joan Reuning : RESOLVED , that the Town of Ithaca Zoning Board of Appeals approve and hereby does approve the application by Mr . _, John Hoffmann and authorizes the issuance of building permit ) for the construction of additions and improvements to his dwelling at 237 Forest Home Drive , as set forth on the plans. •;_, as presented with his application , with the following findings : 1e that the lot , like so many lots in the hamlet of Forest Home , is irregular . 2 * that the house as it presently stands is close to the lot lines , therefore not conforming with the area requirements . r. 39 that without the approval , it would otherwise prohibit improvement of the house , its beautification , ,.its increased utility and its enhancement as a valuable asset in the neighborhood . 4e that the applicant has presented logical reasons why the improvements are necessary and proper . 59 that the design , sketches and proposals are consistent with the neighborhood in which the improvements are to made . 6 * that letters have been submitted from neighbors in support of the proposed construction . A vote on the Motion resulted as follows . Ayes - Hines , Reuning , Austen . Nays - None . The Motion carried unanimously . Town of Ithaca 3 Zoning Board of Appeals June 26 , 1991 The second Appeal to be heard by the Board was the following . APPEAL OF RICHARD M . ESHELMAN , APPELLANT , REQUESTING A SPECIAL PERMIT UNDER ARTICLE III , SECTION 41 PARAGRAPH 2B OF THE TOWN OF ITHACA ZONING ORDINANCE FOR THE OCCUPANCY OF AN EXISTING SINGLE FAMILY RESIDENCE BY 4 UNRELATED PERSONS . SAID RESIDENCE IS LOCATED AT 390 STONE QUARRY ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 38 - 3 - 131 RESIDENCE DISTRICT R- 9 . Chairman Austen advised Mr . Eshelman that his Appeal will need to be approved unanimously as there were only three Board members present . Mr . Eshelman stated that he would just as soon get it over with rather than have to come back . Board member Pete Scala arrived at the meeting at 7 ; 35 p . m . Mr . Eshelman explained to the Board that he is single * he owns and lives in the house , and he feels that he should have the right to use it to its maximum extent . He said that the house has four bedrooms and generally there are only two other people besides himself living there . Mr . Eshelman stated that , financially , if he does not rent the rooms , he would not be able to afford to live in that particular house .. Chairman Austen requested that a letter signed by Mr . Eshelman and his renters , Robin Carubia , Andrew Plauletich , and Peining Wang be made a part of the Minutes . The letter is attached as Exhibit # 6 . Chairman Austen asked about the parking situation at the property . Mr . Eshelman responded by showing Chairman Austen , on his copy of the plot plan , how they park their vehicles . Chairman Austen opened the public hearing . Mr . Louis Hsu , 114 W . King Road , spoke to the Board regarding the danger of cars being parked along the road in the area in question . He also referred to loud music in the area but he admitted that the music is not from Mr . Eshleman ' s . Mr . Hsu questioned the reasoning behind zoning when no one appears to go by it . ti Town of Ithaca 4 Zoning Board of Appeals June 26 , 1991 Mr . Peter Hillman , 370 Stone Quarry Road , submitted a note from Ms . Dorthea Kelsey , 379 Stone Quarry Road , dated 6 / 26 / 91 . The note is attached hereto as Exhibit V . Mr . Hillman also read from a paper from Daniel Booth , as he had to leave the meeting before this Appeal started . Mr . Booth ' s note read as follows : " I have no objection to non - traditonal families but two questions . Does a change at this time permanently change the nature of the property , in other words , if members of the household leave or if the property is sold , does it automatically still qualify as a non - traditional family residence ? Number two , should there be problems down the line because of its designation is there a mechanism for appeal by the neighbors ; can it be changed back or revoked ? " ( Mr . Hillman did not leave the letter with the Chairman to be entered into the record ) . Town Attorney Barney stated that the answer to question number two is no , and the answer to question number one is yes . Mr . Hillman , in speaking for himself , stated that he and his wife have been very concerned about the quality of their neighborhood in regard to appearances and the parking of cars in the area . Mr . Hillman , for the record , stated that he has absolutely nothing against non - traditional families . Mr . Frost stated that when he studied this application , it appeared that this would not be a non - traditional family issue but a special permit question . Town Attorney Barney stated that this is an application for a greater than permitted occupancy in an R - 9 zone . The criteria are set out in Section 77 , subdivision 7 , subsections a - f . Mr . Hillman stated that that being the case , the thing that is of the greatest disturbance to him , is the problem with lots of cars , the traffic problem and the appearance of the house to the neighborhood . Discussion followed regarding what constitutes the meaning of " family " . Chairman Austen closed the public hearing . Chairman Austen referred to and read from Part III of the Environmental Assessment , which was signed by Assisant Town Planner George Frantz on 6 / 26 / 91 . The entire S / EAF is attached hereto as Exhibit # 8 . L ® Town of Ithaca 5 Zoning Board of Appeals June 26 , 1991 Environmental Assessment By Mr . Robert Hines , seconded by Mr . Pete Scala . RESOLVED , that the Town of Ithaca Zoning Board of Appeals make and hereby does make a negative declaration of environmental significance in the matter of Richard M . Eshelman ' s request for a Special Permit under Article III , Section 4 , Paragraph 2b , of the Town of Ithaca Zoning Ordinance , for the occupancy of an existing single family residence by 4 unrelated persons at a residence located at 390 Stone Quarry Road , for reasons as indicated by Assistant Town Planner Frantz . A vote on the Motion resulted as follows . Ayes - Hines , Scala , Reuning , Austen . Nays - None . The Motion was carried unanimously . MOTION By Mr . Robert Hines , seconded by Mrs . Joan Reuning : RESOLVED , that the Town of Ithaca Zoning Board of Appeals deny and hereby does deny the request for a Special Permit as applied for by Mr . Eshelman for the occupancy of the existing dwelling at 390 Stone Quarry Road by 4 unrelated persons , and be it further RESOLVED , that the application of that denial be stayed until June 30 , 1992 , or earlier , if one of the present renters vacate the premises , and be it further RESOLVED , that the applicant be given permission for the occupancy of the premises by no more than 3 unrelated persons , and be it further RESOLVED , that the following condition be met . is that all parking of all cars that are related to anyone residing in this building shall be parked off the street . Town Attorney Barney stated , for the record , that the intention of the resolution is that no more than 3 unrelated human beings shall reside in that building after June 30 , 1992 . Town of Ithaca 6 Zoning Board of Appeals June 26 , 1991 A vote on the Motion resulted as follows : Ayes - Hines , Reuning , Austen , Scala . Nays - None . The Motion was carried unanimously . The next Appeal to be heard by the Board was the following : APPEAL OF WILLIAM Be KERRY , APPELLANT , REQUESTING A VARIANCE FROM ARTICLE VII ,, SECTION 38 , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO BE PERMITTED TO MAINTAIN 4 AUTOMOBILE PARKING SPACES WITHIN A REQUIRED FRONT YARD OF A BUSINESS - ZONED PROPERTY , LOCATED AT 702 ELMIRA ROAD , TOWN OF ITHACA TAX PARCELS NO . 6 - 33 - 2 - 6 . 21 AND - 6 . 221 BUSINESS DISTRICT " C " . SAID ORDINANCE DOES NOT PERMIT PARKING IN THE REQUIRED FRONT YARD OF A BUSINESS - ZONED PROPERTY . Mr . William B . Kerry spoke to the Board regarding the need for the parking and the reasons for the request . Chairman Austen opened the public hearing . No one appeared to address the Board . Chairman Austen closed the public hearing . Chairman Austen referred to the Adopted Resolution from the Planning Board meeting of 4 / 16 / 91 , which is attached hereto as Exhibit # 9 . MOTION By Mrs . Joan Reuning , seconded by Mr . Robert Hines : RESOLVED , that the Town of Ithaca Zoning Board of Appeals grant and hereby does grant a variance to maintain the 4 automobile parking spaces within the front yard of the property of Mr . William B . Kerry , located at 702 Elmira Road , with the following findings : 1s that the alternative might be to have to remove mature trees from the property . 24 that due to the topography of the land it would be impractical to attempt to put the parking elsewhere . 3o that no one appeared before the Board in opposition to the proposal . L ® Town of Ithaca 7 Zoning Board of Appeals June 26 , 1991 A vote on the Motion resulted as follows : Ayes - Reuning , Hines , Scala , Austen . Nays - None . The Motion was carried unanimously . The next Appeal to be heard by the Board was the following : APPEAL OF WILLIAM Be KERRY , APPELLANT , REQUESTING A VARIANCE FROM TOWN OF ITHACA LOCAL LAW NO . 7 - 1988 , AS AMENDED , TO BE PERMITTED TO OCCUPY A NEWLY - CONSTRUCTED RETAIL STORE WITHOUT AN OPERATIONAL AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM , LOCATED AT 702 ELMIRA ROAD , TOWN OF ITHACA TAX PARCELS N0 . 6 - 33 - 2 - 6 . 21 , AND - 6 . 22 , BUSINESS DISTRICT " C " . A SPRINKLER SYSTEM IS BEING INSTALLED , BUT WILL NOT BE OPERATIONAL UNTIL A PUBLIC WATER SUPPLY IS AVAILABLE . A PUBLIC WATER SUPPLY IS ANTICIPATED TO BE AVAILABLE BY DECEMBER 31 , 1991 . THE VARIANCE IS REQUESTED UNDER SECTION 9 OF SAID LOCAL LAW . Mr . William B . Kerry explained that his plan is for the store to open for business on July 31 , which is approximately 5 months before the municipal water supply is expected to be through the area . Chairman Austen referred to and read from Part III of the Environmental Assessment which was signed by Assistant Town Planner , George Frantz on 6 / 25 / 91 . The entire S / EAF is attached hereto as Exhibit # 10 . Environmental Assessment By Mr . Robert Hines , seconded by Mrs . Joan Reuning : RESOLVED , that the Town of Ithaca Zoning Board of Appeals make and hereby does make a negative declaration of environmental significance in the matter of William Be Kerry requesting permission to occupy a newly - constructed retail store without an operational automatic fire suppression sprinkler system at 702 Elmira Road , for the reasons as indicated by Assistant Town Planner Frantz . A vote on the Motion resulted as follows : Ayes - Reuning , Hines , Austen , Scala . Nays - None . ® The Motion carried unanimously . , Town of Ithaca 8 Zoning Board of Appeals June 26 , 1991 MOTION By Mr . Pete Scala , seconded by Mrs . Joan Reuning , RESOLVED , that the Town of Ithaca Zoning Board of Appeals grant and hereby does grant a variance from Town of Ithaca Local Law No . 7 - 1988 , as amended , to permit Stellar Stereo , owned by Mr . Kerry , at 702 Elmira Road , to proceed with the installation of a sprinkler system , with the understanding that it will be connected to the municipal water supply in approximately December 1991 or as soon as it becomes available , and be it further RESOLVED , that the appellant , Mr . Kerry , be permitted to occupy and use the premises while he waits for the connection to be made to the municipal water system . A vote on the Motion resulted as follows : Ayes - Scala ; Reuning , Austen , Hines . Nays - bone . The Motion carried unanimously . Adiournment Upon Motion , the meeting adjourned at 9 : 00 p . m . &-,,, - J, Connie J . Holcomb Recording Secretary A OV Edward Austen , Chairman ; i i Ei i raw has . . dear N1 Frost- , ckvi care/� _ �. � � Cl u,�-, _ . Cl � � . Gt �� -- � c:, �, GI -�-c; , _fig. 2 � onlz - - cif - -- 237 _ Fc, -re s,i . 4c.,me 6 I l G T �� '� I ► 1 V 'vt S Cr i Cky) 1 h �t Cj { 1 h � c Ci �� Gt `� i ` '� �1L: r'1 T� t i' r t �.; e St L'ctr s 6k vi C L . _ . . - 51ncre- 16 e_ s � Z r J i D1 �n t � cCr Wr .fit '• I � ��`+1 ,',��i'1. 1. 1 ate `.+1... '`� � l < �i��'t � ,r."�. ti ��Ea '• _Zti. ��IC��_�4 i � �_ 't, `-` .` - . � � i'l4 � ��i 1 �� 1�'�� 1L � li v 1 � ( 3 f i1 C = 23c Fcrest Home Drive Ithaca NY 14850 June 11 , 1991 Nor . Andrew S . Frost Town of Ithaca Zoning Board 126 East Seneca Street Ithada_ NY 14850 Dear Mr . Frost : >�e are writing to affirm our su000rt of the request of Karen Baum and John Hoffmann or a Zonin2, variance ® in connection with their plans to remodel their house at 257 Forest Home Drive * ue have reviewed their -plans and think then - : i11 defiritel ? im-prove the aooearance of their b ' rouse a -r-ld the neicj�hoorhood . Sincerel ?r , z rank Shl -� e i IMar � ery i ,i . Shi -pe 229 Forest Home Drive Ithaca, New York 14850 607-257-3786 home 607-257- 1300 office June 22, 1991 Mr. Andrew S. Frost Building Inspector/Zoning Enforcement Officer Town of Ithaca 126 East Seneca Street Ithaca, New York, 14850 Dear Andy: This letter is in 'support of the appeal of John Hoffman and Karen Baum for modifications to their home at 237 Forest Home Drive. We have reviewed their plans and believe that they are in keeping . with house and the neighborhood, and will enhance and reinforce the unique quality of the Forest Home area. As neighbors, Owe are delighted to see the continuing efforts by so many in the community to continually improve their homes . Thank you for conveying these comments to the Board . Sincerely, p David J. Kuck AIA DK/tih cc: J. Hoffman . 'i „ o . Liz . /Jf� 61/ OPO r . __ _ tt It 3 ,t tIf, i. T J \ . t It j Ott. { ' Jr r, vo'o � � -- - wt I. 44 _ , It 1paO it I s, 1 i [ 3 ) j i `` �. / V' a "4.^✓ ✓f ��I ✓'i/\ ! t . 1J ! 1t t M1 , f d Y � A• pp it 04`11 0 �� 1 : • J - ♦ 1 5 1 tl ♦ . \ r \' Ott I \ r r Y 1 -t .t , IT 1. t , t -x-.. ..(� i...Z n4 i' r . 1 . "F"-_... _,,...._.._.._._...._-r-•. t.+—•�v.�.._-_r.. ._....... ._.. .__�_ _ ... I Or 6 Ott: Y ' ; L r r ' 1 a t 1 1 KSS. � , 8 Yi t !n . ♦ t ' s�lrv`� "• . . 7 i +f 1 ' ' . r. . ICY; S 'a t Y , S ' t t et' to —apt . . t r. t - rt Ot - r/1� f It f ? S \ 5 ' t . . a to _ \ Or Op I . . .a 'I. . - .. ., _ 1 . • 28 MAY 91 DEAR BOARD MEMBERS , MY NAME IS RICHARD ESHELMAN , I OWN THE HOUSE LOCATED AT 390 STONE QUARRY ROAD , I SHARE THE HOUSE EQUITABLY WITH THREE OTHER PEOPLE AT A COST OF APPROXIMATELY $ 225/MO PER PERSON , LIVING HERE TOGETHER PROVIDES AFFORDABLE HOUSING FOR EACH OF US . BESIDES MYSELF THERE IS ROBIN CARUBIA , A SELF EMPLOYED LANDSCAPER , ANDREW PAULETICH , A COMPUTER REPAIR TECHNICIAN , AND PEINING WANG , A GRADUATE STUNDENT FROM SUNY ALBANY , WHO IS ONLY HERE WHEN WORKING AT WILSON LAB AS A GRADUATE STUDENT IN HIGH ENERGY PHYSICS . PEINING IS MARRIED AND SPENDS MOST OF HIS WEEKENDS IN ALBANY WITH HIS WIFE . WE FEEL COMFORTABLE LIVING HERE TOGETHER , IN FACT MOST OF US ARE RARELY AROUND THE HOUSE EXCEPT TO SLEEP AT NIGHT SINCE WE ALL LEAD BUSY LIVES . WE DO NOT HAVE " LOUD " PARTIES HERE AS APPOSED TO THE STUDENTS ACROSS THE STREET AND HAVE NEVER HAD ANY COMPLAINTS ABOUT STEREOS BEING TOO LOUD ! ! WE THEREFORE RESPECTFULLY SUBMIT A REQUEST FOR A VARIANCE TO THE ITHACA ZONING LAW ARTICLE III , SECTION FOUR ALLOWING US TO REMAIN AT 390 STONE QUARRY ROAD AS FOUR UNRELATED OCCUPANTS . RESPECTFULLY YOURS , 1 . RICHARD M . ESHELMAN 2 . ;ZARUBIA 3 . ANDREW PLAULETICH / Pc� 4. 8 PE ING AN �f�- i" a' �.ni.. . .i a:,,..al t,. 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' Rev . 10 /9.0 L-1 i Town Assigned Project ID Number Town of Ithaca Environmental Review s SHORT ENVIRONMENTAL ASSESSMENT FORM For UNLISTED ACTIONS Located in the Town of Ithaca , Tompkins County ONLY PART I — Project Information ( To be completed by Applicant or Project Sponsor ) 1 . Applicant /Sponsor : 2 . Project Name : I r ` - CShE IrnZ >, � 3 . Precise Location (Street Address and Road Intersections , prominent landmarks , etc . or provide map) : 3010 S CIN G OwAza2`-t �� C Af Tax Parcel Number : 3 �3 13 4 , Is Proposed Action : �E] NEW EXPANSION MODIFICATION / ALTERATION 5 . Describe Project Briefly ( Include project purpose, present land use , current and future construction plans , and other relevant items) : r oclwt, , d ( Attach separate sheet(s) if necessary to adequately describe the proposed project .) I i 6 . Amount of Land Affected : Initially (0-5 yrs) Acres (6 - 10 yrs) Acres 010 yrs ) Acres 7 . How is the Land Zoned Presently ? 8 . Will proposed action comply with existing zoning or other existing land use restrictions ? . YES F . NOE - If no , describe conflict briefly ^: j , } �-v m b � L7 /U lit 9 : Will proposed action lead to a .request for hew : Public Road ? YES NOE . Public Water ? YES -NO � . Public Sewer ? YES D NOT 110 . What, is the present land use in the vicinity. of .the proposed project ?. %okesidential Commercial F Industrial Agriculture tet`! Park /Forest.40pen Space F�J Other Please describe : 11 . Does proposed action involve a permit , approval , or funding , now or ultimately from' any other governmental agency (Federal , State , Local) ? YES F N01E If yes , list agency name and permit /approval /funding : 12 . Does anu aspect of the proposed action have a currently valid permit or approval ? YES NO If yes , list agency name and permit /approval . Also , state whether that permit /approval will require- modification . I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Applicant / Sponsor Name (Print or Type) : F� e b d !c� ��'1 C� f1 111 Signature : lr�� - n ( d177?c g Date : � v ._,.....ax..a.,-,-..ten..-,,........_.,�:_,_.._ . . . . -. . - . . . _ . _.____..�......... .. . . __ . . _ . ._ . _ ----•. . PART II - ENVIRONMENTAL ASSESSMENT (To be completed by the Town of Ithaoa • Use attaohments as necessary ) A : Does proposed action exceed any Type I Threshold in 6 NYCRR , Part 617 . 12 or Town Environmental Local Law ? YES 0 NO 2 If yes , coordinate the review process and use the Full EAF . B . Will proposed action receive coordinated review as provided for unlisted actions in 6 NYCRR , Part 617 .6 ? • ,YESEl NO ( If no , a negative declaration may be superseded by another involved agency , if any .) C . Could proposed action result in any adverse effects associated with the following : ( Answers may be handwritten , if legible) Cl . Existing air quality , surface or groundwater quality , noise levels , existing traffic patterns , solid waste production and disposal , potential for erosion , drainage or flooding problems ? Explain briefly : SEE ATTACHED C2 . Aesthetic , agricultural , archaeological , historic , or other natural or cultural resources ? Community or neighborhood character ? Explain briefly : SEE ATTACHED C3 . Vegetation or fauna , fish , shellfish or wildlife species , significant habitats , unique natural areas , wetlands , or threatened or endangered species ? Explain briefly : SEE ATTACHED C4 . The Town '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 C6 . Long term , short term , cumulative , or other effects, not identified in C 1 - C5 ? 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 NOPON It yes , explain briefly : E . Comments of staff ® , CAC Other attached . (Check applicable boxes) PART III DETERMINATION OF SIGNIFICANCE ( To be completed by the Town of Ithaca ) 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 (ie , 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 . F] 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 attach- ments as necessary , the reasons supporting this determination . —_ ZONING BOARD OF APPEALS Name of Lead Agency 4repaVr4irdS Signature If OWerent from Responsible Officer) E 0 Austen , Chairman Title of Res nsi ffic r in Lead A ncy Signature of Contributing Preparer Date : , 111' Le , 7 C a ure of Res ns-% a Officer in Lead AgencyAr w v • PART II " - Environmental Assessment - Request for - Special Permit under Art . III , Sect . 4 Para . 2b of the Town of Ithaca Zoning Ordinance , 390 Stone Quarry Road . A . Action is Unlisted . Be Action will not receive coordinated review . Ce Could action result in any adverse effects on , to or arising from the following : 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 ? None anticipated . Proposed action is the granting of a Special Permit to allow for the occupancy of an existing single family residence by 4 unrelated persons . No new construction is proposed as a result of this action . No significant adverse impacts to 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 are anticipated as a result of the proposed action . ® C2 . Aesthetic , agricultural , archeological , historic , or other natural or cultural resources or community or neighborhood character ? . None anticipated . No aesthetic , agricultural , archeological , historic :or other natural or cultural -resources are known to exist on the site , or expected to otherwise be affected by the proposed action . C3 . Vegetation or fauna , fish , shellfish or wildlife species significant habitats , or threatened or endangered species ? None are anticipated as a result of the proposed action . No threatened or endangered plant species or animals , or significant habitats , are known to exist on the site . 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 ? None anticipated . C5 . Growth , subsequent development , or related activities likely to be induced by the proposed action ? • ' None anticipated . a � D r, r C6 . Lona term , short term , cumulative , or other effects not identified in C1 - 05 ? None anticipated . C7 . Other impacts' ( including changes in use of either quantity or type of energy ) ? None anticipated . D . Is there , or is there likely to be , controversy related to potential adverse environmental impacts ? No controversy related to potential adverse environmental impacts is anticipated . PART III Based on� the information given above and the nature and relatively small scale of the activity for which a Special Permit is being requested , a negative determination of environmental significance is recommended for this action . Lead Agency : Town of Ithaca Zoning Board of Appeals —� Reviewer : George R . Frantz , Assistant Town Planner Review Date : June 26 , ' 1991 ` Itellar Stereo 702 Elmira Road Site Plan Approval Planning Board , April 16 , 1991 ADOPTED RESOLUTION : SEQR Stellar Stereo 702 Elmira Road Site Plan Approval Planning Board , April 16 , 1991 MOTION by Mr . Robert Kenerson , seconded by Mr . Stephen Smith . WHEREAS : 1 . This action is the Consideration of Site Plan Approval for the proposed construction of a 2 , 000 ± sq . ft . building for Stellar Stereo , to be located at 702 Elmira Road , Town of * Ithaca Tax Parcels - No . 6 - 33 - 2 - 6 . 21 and - 6 . 22 , Business District " C " . 2 . This is an Unlisted action for which the Town of Ithaca Planning Board has been legislatively determined to act as Lead Agency in environmental review . 3 . The Planning Board. , at Public Hearing on April 16 , 1991 , . has reviewed the Short Environmental Assessment Form , an environmental assessment prepared by the Town Planning Department , the comments of the. Environmental Review Committee of the Town of Ithaca Conservation Advisory Council , a site plan ® entitled " Site.; Plan , Stellar -Stereo , , 702 Elmira. Road , Town of : Ithaca " , prepared by Robert A . Boehlecke Jr . Architect , - dated :April 12 , If 199�1s , . . and other appli,cat;ion . materials for this . submission . 4 . The Town Planning . Department has recommended that a negative determination of environmental significance be made for this action . THEREFORE , IT IS RESOLVED : That the Planning Board make and hereby --does make a negative determination of environmental significance for this action, as proposed . Aye - . Grigorov , Kenerson , Baker , Langhans , Smith , Hoffmann , Aronson . Nay - None . 1 CARRIED UNANIMOUSLY . ADOPTED RESOLUTION : Stellar Stereo 702 Elmira Road Site Plan Approval • Planning Board , April 16 , 1991 MOTION by Mrs . Virginia Langhans , seconded by Mr . James Baker * � � 9 y . Stellar Stereo _ 2 - 702 Elmira Road ► , Site Plan Approval Planning Board , April 16 , 1991 WHEREAS : 1 . This action is the Consideration of Site Plan Approval for the proposed construction of a 2 , 000 ± sq . ft . building for Stellar Stereo , to be located at 702 Elmira Road , Town of Ithaca Tar. Parcels No . 6 - 33 - 2 - 6 . 21 and - 6 . 22 , Business District " C " . 2 . This is an Unlisted action for which the Town of Ithaca Planning Board , acting as Lead Agency in environmental review , has , on April 16 , 1991 , made a negative determination of environmental significance . - - 3 . The Planning Board , at Public Hearing on April 16 , 1991 , has reviewed the Short Environmental Assessment Form , an environmental assessment prepared by the Town Planning Department , the comments of the Environmental Review Committee of the Town of Ithaca Conservation Advisory Council , a site plan entitled " Site Plan , Stellar Stereo , 702 Elmira Road , Town of •Ithaca ", , prepared by Robert A . . Boehlecke Jr . , Architect , dated April 12 , 1991 . , and other application materials for this submission . .THEREFORE , IT IS RESOLVED : That the . Planning 'Board grant and hereby does grant Site ) Plan jApproval for the proposed new building for Stellar -Stereo , as shown on :the site plan entitled " Sate Plan , Stellar , Stereo, 702 Elmira Road , - Town of Ithaca " , , prepared by Robert A . Boehlecke Jr . , Architect , dated April 12 , 1991 , and IT IS FURTHER RESOLVED : That , if the applicant so chooses , the site plan may be modified by deleting three parking spaces from the location shown as ". remove existing 30 " pine " sand replacing such spacers by adding three parking -.: spaces at the northeasterly corner of the parking area , all contingent upon receiving a variance from the Zoning Board of Appeals permitting. parking in the required front yard . Aye - Grigorov , Kenerson , Baker , Langhans , Smith , Hoffmann , Aronson . Nay - None . CARRIED UNANIMOUSLY . * * * * * * * * * * * * * * * * * * * * * Nancy M . Fuller , Secretary , Town of Ithaca Planning Board , April 19 , 1991 . Rev . 10 /90 I Town Assigned Project 1D Number Town of Ithaca Environmental Review SHORT ENVIRONMENTAL ASSESSMENT FORM For UNLISTED ACTIONS Located in the Town of Ithaca , Tompkins County ONLY - PART I — Project Information ( To be completed by Applicant or Project Sponsor ) I . Applicant /Sponsor : 2 . Project Name : 3 . Precise Location (Street Address and Aoad Intersections , prominent landmarks , etc . or provide map) : 70 �, k vvt 2,y- F,-v Co-1?M 9/, o,,F- <,-4 •� �L D 2 . Tax Parcel Number : 4 . Is Proposed Action : Er NEW EXPANSION MODIFICATION / ALTER AT ION 5 . Describe Project Briefly ( Include project purpose, present land use , current and future construction plans , and other relevant items) : J 'l�L ( ►7 ( (_.- 6 lJ ( L U ( .« rz ' .! G 4-6 � Nb�� f\Ol�1 � N � C�r� C,vv�l ' °r�'`�— S � 12itJNE(� be. I N-j I I QJ Aa lc� ( Attach separate sheets) if necessary to adetIuately describe the proposed project.) 6 . Amount of Land Affected : Initially (0-5 yrs) Acres (6- 10 yrs) Acres 010 yrs) Acres ' 7 . How is the Land Zoned Presently ? 8 . Will proposed action comply with existing zoning or other existing land use restrictions ? YES F�J NO M If no , describe conflict briefly : 1P ( T D 1° Qo ic�7 ( w?� c1` r Q i2�c .�° 70 P.LWou 4+- off 9 . Will proposed action lead to a request for new : Public Road ? YES NO GiJ Public Water ? YES NO Public Sewer;? YES NO L0 C� L=J 10 . What is . the present land use in the vicinity .of the proposed project ? Residential- 7 , ETC6mme_rcial . Industrial Agriculture F Park /Forest /Open Space Other Please describe : Does proposed action involve a permit , approval ; or funding ,- now or ultimately . from any ,otherfgoyernmental agency (Federal , State , Local) ? YES NO �✓ if yes , list agency name and permit /approval /funding : 12% Does anti aspect of the proposed action have a currentlti valid permit or approval ? YES F1NO --If yes ,—list agency name and permit /approval . Also , state whether that permit /approval will require modification . 1 CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Lant /Sponsor Name (Print or Type) : t4.) 4 ., L Jtq ture : K Date : 6 / / O Rev . 10 /90 Town ; Asiigned Project ID Number � . Town of Ithaca Environmental Review SHORT ENVIRONMENTAL ASSESSMENT FORM ® For UNLISTED ACTIONS Located in the Town of Ithaca , Tompkins County ONLY PART 1 - Project Information ( To be completed by Applicant or Project Sponsor ) 1 . Applicant /Sponsor : 2 . _ Project Name : G� t L✓� t o n� /3 l� E � 2 t: �. c. Af` S E � o 3 . Precise Location (Street Address and Itoad Intersections , prominent landmarks , etc . or provide map) : ?p � CL /%q A0%4 42) aORr4 OF S) � uc.., n1tLZ Tax Parcel Number : 3 3 ` 2 33 - z � 6 - 2 4 . Is Proposed Action : [aNEW 11 EXPANSION MODIFICATION / ALTERATION 5 , Describe Project Briefly ( Include project purpose, present land use , current and future construction plans , and other relevant items) : i I i ( Attach separate sheet(s) if necessary to adequately describe the proposed project . ) 6 . Amount of Land Affected : Initially (0-5 yrs) / Acres ( 6- 10 yrs) Acres 010 yrf) Acre 7 . ' How is the Land Zoned Presently ? 8 . Will proposed action comply with existing zoning or other existing land use restrictions ? YES F'J NO �' If no , describe conflict briefly : i 9 . Will proposed action lead to a request for new : Public Road ? YES NO Public Water ? YES NO Public Sewer ? YES u NO 10 ., What is the present land use in the vicinity of the proposed project ? 0 Residential Commercial FJ Industrial Agriculture Park /Forest /Open Space Other Please describe : 1 1 . Does proposed action involve a permit, pproval or funding , now or ultimately from any other governmental agency (Federal , State , Local) ? YES rZ NO If yes ; list agency name and permit /approval /funding : 12 . Does anti aspect of the proposed action have a currentlu valid permit or/approval ? YES NO If yes , list agency name and permit /approval . Also , state whether that permit /approval will require modification . 1 CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE • Applicant /Sponsor Name (Print or Type) :Signature : oe /a Date Z12A k::! ENVIRONMENTAL ASSESSMENT (To be completed by the Town of Ithaoa • Use attachments as necessary ) i A . Does proposed action exceed any Type I Threshold in 6 NYCRR , Part 617 . 12 or Town Environmental Local Law ? YES : NO If yes , coordinate the review process and use the Full EAF , 4B . Will proposed action receive coordinated review as provided for unlisted actions in 6 NYCRR , Part 617 .6 ? YES F1 NO ( If no , a negative declaration may be superseded by another involved agency , if any .) C . Could proposed action result in any adverse effects associated with the following : ( Answers may be handwritten , if legible) Cl . Existing air quality , surface or groundwater -quality , noise levels , existing traffic patterns , solid waste production and disposal , potential for erosion , drainage or flooding problems ? Explain briefly : N< r 'a -I �1c 14aT-c4 J C2 . Aesthetic , agricultural , archaeological , historic , or other natural or cultural resources ? Community or - neighborhood character ? Explain briefly Ne � t u n f . 0 1/zly 0 C3 . Vegetation or fauna , fish , shellfish or wildlife species , significant habitats , unique natural areas , wetlands , or threatened or endangered species ? Explain briefly NC ., c a � lci�9� / rL/ C4 . The Town '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 C5 . Growth , subsequent development , or related activities likely to be induced by the proposed action ? Explain briefly C6 . Longterm . short term , cumulative , or other effects not identified in C1 - C5 ? Explain briefly : /✓.O „ s A ., f, C7 . Other impacts (including changes in ' use of either . quantity or type of energy ) ? Explain briefly D . Is there , or is: there ,likely to be , controversy related to potential adverse environmental impacts ? YES NO If yes , explain briefly : E . Comments of staff , CAC . E , Other attached . (Check applicable boxes) PART 111 = DETERMINATION OF SIGNIFICANCE ( To be completed by the, Town of Ithaca ) Instructions : For each adverse effect identified above , determine whether it is substantial large , important or otherwise significanf. * Each effect should be assessed in connection with its (a) setting 0e . urban or rural) ; (b) probability of occurring ; (c) duration ; (d) irreversibility ; (e) geographic scope ; and M 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 . F] 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 attach- ments as necessary , the reasons supporting this determination . 7'e"111 DF ; THA /1- 20 IA//n /-iWtjj7 er dPVEd/ S Name of Lead Agency Preparer ' Signature If di rent from Responsible Officer) �FAe 4,Tffle of Respo ible icer i Lead Agency Signature of Contributing Preparer Date : Si na ure of es o ible fficer in Lead A enc FUM TOWN OF ITHACA Date • TOWN OF ITHACA ZONING BOARD OF APPEALS Clerk JUNE 12 , 1991 L _ THE FOLLOWING MATTERS WERE HEARD ON JUNE 12 , 1991 BY THE BOARD : APPEAL OF THE WALDORF SCHOOL OF THE FINGER LAKES , APPELLANT , MAUREEN MCKENNA , APPLICANT , REQUESTING AN EXTENSION OF THE TIME LIMITATION AUTHORIZED BY THE ZONING BOARD OF APPEALS ON JUNE 13 , 1990 , FOR THE USE OF A TEMPORARY PORTABLE CLASSROOM ( A 12 FOOT BY 60 FOOT MOBILE HOME ) AT 855 FIVE MILE DRIVE , TOWN OF ITHACA TAX PARCEL NO . 6 - 31 - 2 - 15 , RESIDENCE DISTRICT R- 30 . SAID TEMPORARY CLASSROOM HAD ORIGINALLY RECEIVED AUTHORIZATION FOR USE FROM THE ZONING BOARD OF APPEALS ON NOVEMBER 30 , 1988 UNDER ARTICLE V , SECTION 18 , OF THE TOWN OF ITHACA ZONING ORDINANCE . THE CURRENT AUTHORIZATION FOR USE EXPIRES AUGUST 11 1991 . GRANTED WITH CONDITION APPEAL OF OM GUPTA , APPELLANT , REQUESTING MODIFICATION OF AN AUTHORIZATION GRANTED BY THE ZONING BOARD OF APPEALS ON MARCH 14 , 1990 , UNDER ARTICLE XII , SECTION 54 , OF THE TOWN OF ITHACA ZONING ORDINANCE , FOR THE EXTENSION OF A NON - CONFORMING BUILDING / LOT LOCATED AT 940 EAST SHORE DRIVE , TOWN OF ITHACA TAX PARCEL NO . 6 - 18 - 5 - 5 , RESIDENCE DISTRICT R- 15 . SAID AUTHORIZATION WAS FOR ADDITIONAL LIVING SPACE TO BE CONSTRUCTED 8 . 5 FEET IN A SOUTHERLY ® DIRECTION AND 3 FEET IN A WESTERLY DIRECTION FROM AN EXISTING SINGLE FAMILY RESIDENCE . APPELLANT REQUESTS PERMISSION TO EXTEND THE PROPOSED NEW CONSTRUCTION AN ADDITIONAL 2 FEET 8 INCHES TO THE SOUTH SIDE AND AN ADDITIONAL 12 INCHES TO THE WEST BEYOND THE PREVIOUSLY AUTHORIZED EXTENSION DISTANCES . THE ZONING BOARD OF APPEALS ' MARCH 14 , 1990 APPROVAL CONTAINED A CONDITION RESTRICTING THE CONSTRUCTION OF AN OUTSIDE WOOD DECK TO 644 SQUARE FEET FOR WHICH APPELLANT IS ALSO REQUESTING MODIFICATION FOR A LARGER DECK . DENIED ADJOURNED APPEAL ( FROM MAY 23 , JUNE 13 , AND JULY 11 , 1990 ) OF CORNELL UNIVERSITY , APPELLANT , ALBERT L . WRIGHT , ARCHITECTURAL SERVICES , AGENT , REQUESTING, MODIFICATION OF THE SPECIAL APPROVAL GRANTED FOR MAPLEWOOD RESIDENTIAL COMMUNITY BY THE ZONING BOARD OF APPEALS ON APRIL 19 , 1989 , TO PERMIT THE RETENTION OF AN EXISTING WAREHOUSE BUILDING ON THE SITE ORIGINALLY PROPOSED TO BE REMOVED , AND , TO PERMIT THE CONSTRUCTION OF ONE LAUNDRY/ COMMON BUILDING AND ONE PAVILION WHEREAS TWO NEW LAUNDRY / COMMON BUILDINGS WERE ORIGINALLY PROPOSED . THE REQUEST IS MADE UDDER ARTICLE III , SECTION 4 , PARAGRAPH 41 OF THE TOWN OF ITHACA ZONING ORDINANCE . MAPLEWOOD RESIDENTIAL COMMUNITY IS'"tOCATED BETWEEN MAPLE AVENUE AND MITCHELL STREET ON TOWN OF ITHACA TAX PARCELS NO . 6 - 63 - 2 - 11 - 2 , - 31 - 14 , AND - 10 . 21 RESIDENCE DISTRICT R- 9 . ADJOURNED TO JULY 24 , 1991