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HomeMy WebLinkAboutZBA Packet 2002-08-19 FILE �' a _ Cr/, c ADOPTED RESOLUTION : RESOLUTION NO . 2002-070 DATE / o a�— Preliminary and Final Site Plan Approval Quick Cash Auction House 635 Elmira Road Town of Ithaca Tax Parcel No. 35=1 -21 Planning Board , June 18 , 2002 MOTION made by Kevin Talty , seconded by Larry Thayer. WHEREAS : 1 . This action is consideration of Preliminary and Final Site Plan Approval for the proposed modifications to the Quick Cash Auction House at 635 Elmira Road , Town of Ithaca Tax Parcel No . 35- 1 -21 , Business District "C" . The proposed modifications include renovations of a portion of the existing building for a retail shop , beauty salon , or offices , placing four storage trailers on the rear of the site , and placing two display carts in the parking area near the road . Randy Hall , Owner/Applicant , and 2 . This is an Unlisted Action for which the Town of Ithaca Planning Board , acting as lead agency in environmental review with respect to Site Plan Approval , has , on June 18 , 2002 , made a negative determination of environmental significance , after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I , submitted, by the applicant , and a Part II prepared by Town Planning staff , and 3 . The Planning Board , at a Public Hearing held on June 18 , 2002 , has reviewed and accepted as adequate , plans entitled " Proposed Site Plan Modifications – Quick Cash Auction ll " dated June 10 , 2002 , and other application material , and NOW THEREFORE BE IT RESOLVED : 1 . That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval , as shown on the Preliminary and Final Site Plan Checklists , having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board , and 2 . That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed renovation of a portion of the existing building , placement of four trailers , and placing two display carts in the parking area , as shown on plans entitled " Proposed Site Plan Modifications – Quick Cash Auction II " dated June 10 , 2002 , subject to the following conditions : a . modification of the site plan to the configuration shown on the review plan entitled "Trailer Location , - Alt . I " by July 18 , 2002 , and showing the kiosks to be parallel to Route 13 rather than at 45 degree angle ; b . granting by the Zoning Board of Appeals required of the variances to allow outside display in the business district and to allow the display carts within the setback, said variances to be obtained by September 1 , 2002 , otherwise such kiosks to be removed ; C . that the four storage trailers and the kiosks be removed on or before December 18 , 2003 . A vote on the motion resulted as follows : AYES : Wilcox , Conneman , Thayer, Howe , Talty . NAYS : None . The motion was declared to be carried unanimously . STATE OF NEW YORK) COUNTY OF TOMPKINS) SS . TOWN OF ITHACA. . I , Carrie Whitmore , Town Clerk/Deputy Town Clerk of the Town of Ithaca , New York, do hereby certify that the attached resolution is an exact copy of the same adopted by the Planning Board of the Town of Ithaca at a regular meeting on the 1 St day of June 2002 . i 1 Town Clerk/Deputy Town Clerk Town of Ithaca ZONING BOARD OF APPEALS AUGUST 19 , 2002 APPROVED MINUTES quite a ways back into the lot now as opposed to the original , where we had asked to put them back on the corners of the drive . So we elected to try to fill their requests that they be pushed back into the lot a ways . It' s the type of this where if we fill them up with antiques or whatever has you , artwork , we close them up at night we lock them down and then re-open them in the morning . Business right now is scheduled like a typical business day , like a 9 to 6 type day and those are the hours of operation that they' d be open . People inside the building would actually be watching for customers that went to those carts . We ' re asking for a variance to allow for those carts in the area . In that area there 's been produce stands up and down that stretch . Ithaca , as a whole , has a kind of unique thing with different farmer' s markets that have been in the area ; both down by Aldi 's as well as out by the Dewitt , well that's the City of Ithaca there . Ithaca as a whole has always enjoyed outdoor shopping , you might say . I feel as though the theme of what I am doing down there is nothing different than what Ithaca has been all about for years . Mr. Krantz — You stated that those display carts would be set back , on this picture it looks like they are virtually on the road . Mr. Frost — Those pictures , Randy , were taken by my office for this meeting . Mr. Hall — This is a very large area in here , a very large lot . Mr. Krantz — This is the road , isn 't it? Mr. Hall — Yes , it is . Right over here , it will show you how many feet it is from the center of the road . It doesn 't look like a lot from that picture , but it' s really a huge lot in there Mr. Ellsworth — 53 feet from the center of the road . Mr. Hall — Right . Mr . Niefer — You had this matter before the Planning Board and one of the conditions of the resolution was that the four storage trailers and kiosks be removed on or before December 18 , 2003 . Does that mean that on or about that date you ' ll be shut down ? Shut this operation down ? Mr. Hall — As I recall , pertaining to what you ' re talking about was strictly for the trailers . The storage trailers I ' m using . It was the agreement to have those storage trailers re-located , you have a date there , December 18 , 2003 , that at the time was strictly the storage trailers , and the kiosks were aspirate issue . Mr. Krantz — But it states that the four storage trailers and the kiosks be removed on or before December 18 , 2003 , Mr . Hall — They must have slipped that in there then , I didn 't realize they were talking about the kiosks as well . That' s another issue I guess . I can go back to the Planning Board I guess . They hardly even talked about the kiosks as much as they had concerns about the storage trailers . 23 ZONING BOARD OF APPEALS AUGUST 19 , 2002 APPROVED MINUTES FINDINGS : a . The setbacks are substantially different than what is required . The distances are approximately one- half of what is required . b . The lots in the subdivision are already small , the additional smallness of the lot is exacerbated . c . The noise associated with a pumping station is not consistent with the noise of the residential neighborhood . d . There is property nearby that may be more suitable . CONDITIONS : NONE The vote on the motion resulted as follows : AYES Ellsworth , Krantz , Niefer, Dixon NAYS : None The motion was declared to be carried unanimously . APPEAL : Randy Hall , Appellant, requesting a variance from the requirements of Article VII, Section 38 ( 8 ) and Article XIII , Section 66 of the Town of Ithaca Zoning Ordinance , to be' permitted to maintain outside display of goods for sale with said display being located within the open space of a required front yard setback at the Quick Cash Auction House located at 635 Elmira Road , Town of Ithaca Tax Parcel No . 35 - 1 -21 , Business District C . Randy Hall , 3 Blackberry Ln , McLean — I ' m the owner/ operator of that business . I own that property . What we ' re looking to do down there , in that location , is we ' re opening up a thrift/antique store and with that property we have two kiosks , they we referred to kiosks in past meetings , what we ' re looking to do is to have those kiosks , you should have a site plan in front of you , to have those in the lot . If you haven 't driven by there and seen them . They' re like a little house actually. They have a pitched roof. The walls on each side of the kiosks come up and latch . It 's a total enclosed building when itls shut down , but then when the walls come up , they latch and it's like an awning . I spent quite a bit of money on these buildings to have a carpenter come in and put shelving in it so that it's adjustable at ja different height , so the consumer can actually shop all the way around each kiosk . We wanted to use those carts to display different goods out there to help generate sales to help people have awareness that we ' re there . There were some questions before with the Planning Board about the thing as far as looks goes , we actually recently had them painted so that they would look a little better. When we first got them , they looked a little bit like circus carts , but anyways , I think they look fairly nice now. They were quite a bit a question as to placement of them so that there wouldn 't be any traffic problems in and out of the lot or out on Rte . 13 so that we 've set them back in . I don 't have my sheet with me ;f I had to leave a meeting to get here in a hurry . But anyways , I believe it's on your site plan . They are 22 ZONING BOARD OF APPEALS AUGUST 19 , 2002 APPROVED MINUTES Mr . Niefer — Well , that's an item of my concern . Those storage trailers there . . , they' re not part of this appeal that 's in front of us , but on the other hand , those four storage trailers are not particularly attractive . Elmira Road is kind of the gateway to Ithaca . Unfortunately over the years , the structures and things that have evolved there are not particularly attractive or condusive to giving a good impression of the gateway into Ithaca . Mr. Frost - I think the Planning Board acknowledged that , though . They gave a time period him a time period until December of 2003 . It is my understanding from one of our recent telephone conversations where the Town Planner had questioned why the trailers had not been relocated already . Mr. Hall - I don 't want to confuse the issue of why we are here today . It is strictly for the display carts . To answer your question Andy , two of the trailers are going to be moved behind a large tree that is there . They should very well be screened from Route 13 . Where they wanted the other two trailers moved was in a wide-open area that I myself felt was very bad judgment at the time . Since that Planning Board meeting , I had bulldozer work done around the perimeter of that area where those two trailers that would stick out . . . way out in the open , can now be placed in an area that will be much more screened . I need to go back and redo another site plan and ask the board if they would like that better. That is what the goal was . Even though they approved me and to put and its . . . I could just say that I will stick them out there , but the fire hall had a representative here . They were concerned about the looks across from their place , which I understood , so I could just take the easy way out and say okay I ' m good until 2003 . 1 think now I have an answer that I think will please everybody a lot better by being able to screen those other two trailers in a little bit different location that has been cleared out . I would like to do that . As far as the kiosks go , that is something I feel as though it is not an eyesore . It is something that we want to use as part of our business . I guess I misunderstood the Planning Board that they were looking to have them out of there in 2003 . Mr. Frost - I can look into that . It was my thought . . . what it says is that the four storage trailers and the kiosks . I always thought it was just the storage trailers . The Planning Board did acknowledge the unsightliness of it. I think in some ways gracious enough to give them until December of 2003 to maintain the trailers . Mr . Ellsworth - This is the resolution of the Planning Board . The second part , part b is granting by the Zoning Board of Appeals the required variances to allow outside display in the business district to allow display carts within the setback . They are saying if you don 't get those variances by a certain date then you have to move all of them . Mr . Frost - I think the question is that condition b provides for him i obtaining a variance . Should he obtain a variance , and then condition c says that you have to get it out by December 2003 . It was my understanding that the trailers had to be out , but not the kiosks . How can he get the variance ? It would almost require the Zoning Board of Appeals to grant a time limited variance . Attorney Barney - In that sense , it doesn 't matter what the board does in terms of time because the site plan modification approves it until December of 2003 . 1 think the thought there was that they were going to take a look at it . . . 24 ZONING BOARD OF APPEALS AUGUST 19 , 2002 APPROVED MINUTES Mr. Frost - Then maybe the question is should the board decide to grant the variance , is a variance that's granted to expire on December 18 , 2003 ? Attorney Barney - I think you can grant the variance to expire December 18 , 2003 or to continue so long as the site plan modification is permitted , which would avoid the necessity of having to come back to this board for another variance . Mr. Frost : It doesn 't sound like they are asking for a modification . They are asking for the trailers to be gone in December. Unless I ' m missing something , I don 't see where they have to come back to the Planning Board . Attorney Barney - They do . They have to be removed by December 18 , 2003 in the absence of an extension of the time to do that . Mr. Hall - I think that one of the things about the date that was given there was that in hopes that I ! would have enough financial capital to replace those trailers with a warehouse . I think originally they; wanted to look at about six .months or something . I would have liked to see five years . As gracious as they were , they gave me roughly with the time that they've been there and the time that that date' is . . . its works about to be like a year and a half or something like that . That is the goal . At that point in time , that is my understanding that they are to be removed . If I have the capital or the site plan in' for the building , they said that they may grant an extension so that I could get the building up and take; stuff that is in the storage trailers and put it in . . . Mr. Frost - But you are understanding that the Planning Board resolution includes the removal of . kiosks along with the trailers . Mr. Hall - That I did not . That was unclear to me , I guess . Mr. Frost - I think in the final analysis the board should understand that any variance you grant basically is going to end up expiring in December. Mr. Krantz - . . . should grant this variance contingent that the four storage trailers be satisfactorily screened within a month and that the trailers and kiosks be removed one or before December 18; 2003 . Mr. Hall - Mr. Barney? You had made a comment a couple of seconds ago about how I might be able to avoid that coming back with the kiosks . Attorney Barney - Was that a motion being made there ? Vice Chairperson Ellsworth - I think we 've got some other parts here . Attorney Barney - I was going to say , we ' re a little premature on that . We' ll get to that in due course here . 25 ZONING BOARD OF APPEALS AUGUST 19 , 2002 APPROVED MINUTES Mr. Frost - What Mr . Barney was saying though , is that should the board approve your request , it be done in such a fashion that you would not have to revisit the Zoning Board again . You would still have to go back to the Planning Board . Mr . Hall - Okay . I see what you ' re saying . So I would go to the Planning Board , but I wouldn 't have to go to the . . . Attorney Barney - We haven 't gotten there yet . Vice Chairperson Ellsworth - Any questions from the board before I open the public hearing ? Vice Chairperson Ellsworth opened the public hearing at 9: 17 p. m. The board received a letter from Raymond Foote, Secretary of the Ithaca Veteran Volunteer Fireman Association stating they agree with the original discussion of the Planning Board. With no persons present to be heard, Vice Chairperson Ellsworth closed the public hearing at 9: 19 p . m. Mr. Niefer - Just a comment , Harry . I think in the past we have been very particular or reasonably particular about the display of goods outside this type of establishment . We are being asked to take a different tact in this particular situation . That sort of troubles me . I really don 't feel that I can support this appeal . Vice Chairperson Ellsworth - I can recall another business up on West Hill that had some outdoor display . . . Are there any other questions from the board ? ENVIRONMENTAL ASSESSMENT : Vice Chairperson Ellsworth - Mike , do you have a brief summary of the short environmental assessment? Mr. Smith - There is not really anything to add . It doesn 't appear that these are going to be causing any problems in terms of traffic in and out of the site or navigating through the parking area . They are out of the way of that . Other than that , I can answer any questions . Vice Chairperson Ellsworth - Do we have to accept this environmental assessment? Attorney Barney - Well , it is either that or . . . First , I would suggest getting a sense of whether the board is going to approve the variance . If you deny it , you don 't have to deal with SEQR . If the sense is your going to move forward , then you should do it . Mr. Dixon - I would grant it . Mr. Krantz - I would accept it . Vice Chairperson Ellsworth - I feel the same . So would someone make a motion on the short environmental assessment? 26 ZONING BOARD OF APPEALS AUGUST 19 , 2002 APPROVED MINUTES Mr. Krantz - I would make a negative determination of environmental significance on the appeal of Randy Hall , for a variance so he is permitted to obtain outside display of goods for sale on the Elmira j Road . Attorney Barney - Based upon the reasons set forth in the reviewer's comments of the short form of the EAF . Vice Chairperson Ellsworth - Second ? Mr. Dixon - Second . Vice Chairperson Ellsworth - All those in favor? Board - Aye . ZB RESOLUTION NO . 2002 -054 : ENVIRONMENTAL ASSESSMENT— Randy Hall , Appellant, 635 Elmira Road , Town of Ithaca Tax Parcel No . 35 -1 -21 , Business District C . MOTION made by Ronald Krantz , seconded by Andrew Dixon . RESOLVED , that this board makes a negative determination of environmental significance in the matter of Randy Hall , Appellant , requesting a variance from the requirements of Article VII , Section 38 ( 8 ) and Article XIII , Section 66 of the Town of Ithaca Zoning Ordinance , to be permitted to maintain outside display of goods for sale with said display being located within the open space of a required front yard setback at the Quick Cash Auction House located at 635 Elmira Road , Town of Ithaca Tax ; Parcel No . 35- 1 -21 , Business District C , based upon the Environmental Assessment completed by Town Staff un -dated . The vote on the motion resulted as follows : AYES : Ellsworth , Krantz , Niefer, Dixon NAYS : None The motion was declared to be carried unanimously . Vice Chairperson Ellsworth - Any other questions from the board ? Could I get a motion from the board on the appeal ? Mr. Krantz - I would grant the appeal of Randy Hall for a variance from the requirements of Article VII , Section 38 and Article XIII , Section 66 of the Town of Ithaca Zoning Ordinance so that he be permitted to maintain a display of goods for sale outside with the display being located within the open space of the required front yard setback at the Quick Cash Auction House at 635 Elmira Road in the Town of Ithaca , Tax Parcel No . 35 . - 1 -21 , Business District C . There are a number of contingencies on this . One is that we would expect within one month or by the end of September 27 None Anticipated . The majority of the site has been previously disturbed . The property currently contains a building with an attached greenhouse, two smaller storage sheds, parking, and most of the remainder has been kept mowed . A small amount of natural vegetation remains along the southeast border of the property . C4 . The Town ' s existing plans or goals as officially adopted, or a change in use or intensity of land or other natural resources? None Anticipated . The Town of Ithaca Comprehensive Plan designates the site as "Commercial / General Business ," and it is zoned Business District C . The two display carts require variances to allow outside display in the business district and to allow the display carts within the front yard setback . C5 . Growth , subsequent development, or related activities likely to be induced by the proposed action? None Anticipated , C6 . Long teen , 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 are anticipated . PART III . — Staff Recommendation , Determination of Significance Based on review of the materials submitted for the proposed action , the proposed scale of it , and the information above , a negative determination of environmental significance is recommended for the action as proposed . Lead Agency : Town of Ithaca Zoning Board of Appeals Reviewer: Michael Smith , Environmental Planner Review Date : August 7 , 2002 PART II — Environmental Assessment : Quick Cash Auction House 635 Elmira Road Variances — display carts Zoning Board of Appeals A . Action is Unlisted . B . Action will not receive coordinated review . 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 , drainage or flooding problems? No significant adverse effects are anticipated relating to air quality, water quality or quantity, noise levels , traffic , solid waste , or potential for erosion, drainage , or flooding as a result of the proposed action . This proposal involves the placement of 2 display carts in the parking area near Elmira Road at the Quick Cash Auction House located at 635 Elmira Road, Town of Ithaca Tax Parcel No . 35 - 1 -21 . These are mobile carts that would allow customers to browse the merchandise in the parking area. It does not appear that the display carts will impact traffic entering or existing the site , or the flow in the parking area . The proposal received Preliminary and Final Site Plan Approval from the Planning Board on June 18 , 2002 . The site plan approval also included adding an additional use to the existing building and the placement of four storage trailers . The Planning Board conditioned the approval that the four storage trailers and the display carts (kiosks) be removed on or before December 18 , 2003 . C2 . Aesthetic , agriculture , archeological , historic , or other natural or cultural resources , or community or neighborhood character? None Anticipated . No agricultural , archeological , historic , or other natural or cultural resources are known to exist on the site , or are expected to otherwise be effected by the proposed action . The proposed placement of the two display carts in the parking area are not anticipated to create any significant adverse impacts related to aesthetics or community or neighborhood character. C3 . Vegetation or fauna , fish , shellfish or wildlife species , significant habitats , or threatened or endangered species? / �•nvs.. � + t + .'�. F !1 •�.M^�A 'S t �'!{y� ��� 'V„�yyf'r t 1 , f m c 1 r 1 s 40 w IP •` C � � j � Q 4 i 1 ± \� •7n , d �o t 6 t 1 • • f 11 I ' \ Jr IP Printer Friendly Report Page 1 of 1 s Property Description Report Ithaca (Town ) Swis Code : 503089 Owner: Tax Map #: 351 -1 -21 Status : Active MCGUIRE GARDENS INC Site : 1 635 ELMIRA RD NEWFIELD NY 14867 Roll Section : Taxable Last Sale : Zoning Code : Neighborhood : 30092 Sale Date : N/A Property Class : 1 Occupant SM Structure Sale Price : N/A Land Type : Primary Valid : N/A Arms Length : N/A Size : 0 x 0 Deed Book : 623 Land Assessment : $50 , 000 , 00 Deed Page : 650 Total Assessment: $ 1609000 . 00 Prior Owner: N/A Total Acreage : 2 .22 School District : Ithaca Building 1 : Utilities : Year Built: 1975 Sewer Type Comm/Public Construction Quality : AVERAGE - Water Supply Comm/Public Condition : Normal Utilities Gas/Elec Gross Floor Area : 3132 Number of Stories : 1 Improvements : Air Conditioning % : 0 Sprinkler Conditioning 0 Structure : WD . FR. COMM . GRNHSE Grade : Average Alarm % : 0 Number of Elevators : 0 Condition : Normal Basement Type : Pier/Slab Size : 1440 x 0 Year : 1975 Building 2 : Tax Information : N/A Taxes may not reflect exemptions or changes in assessment ! Site Used As : County Year $690 . 54 Use 1 : SMALL RETAIL Tax : Total Rentable Area : 3132 sq/ft County Year : 2001 Use 2 : NON -CONTRIB . AREA School Year $0 . 00 Tax : Total Rentable Area : 600 sq/ft School Year: http ://asmsdg .tompk1ns-co . org/imate/coms/printabie . asp 7/24/02 Big Photo Page 1 of 1 1 http://asmsdg.tompkins-co.org/imate/bigphoto.asp?ref=http://asmsdg.tompkins-co.org/image... 7/24/02 � D w m x 0 c� N � O Y! � rn r O v z N O CD U) I co cn w CL CD D CL o CD v' N cD a) O z z m � D c � � N z m N m o 0 N Town of Ithaca Tracking Form Voluntary Participation in County Development Coordination Program (To be completed by local agency taking final action) Send or deliver to Project Identification: Tompkins County Commissioner of Planning Tax Map No. S _ Old Courthouse Building 121 East Court Street Name of applicant: Ithaca, NY 14850 _n C:, d� W �1a From: Town of Ithaca Name of Project (if any) : c4 Zoning Board of Appeals Location or street address of action: Mailing Address: 215 North Tioga Street Contact Person: Andy Frost Local ID number (if any): Phone: 273- 1783 Referral : Type of Action: (Check all that apply) -v/ Variance of dimension regulations (lot area As requested under the County Development building height, yard depth, number of parking Coordination Program this referral for review and spaces, etc .) comment is submitted because of the scale and expected / impact of the action as follows: (check appropriate ✓ Variance of use regulations items) Action includes creation of 5 or more building Other variance (sign regs., official map, access to public road, etc .) lots or dwelling units, as follows: Special permit, special approval, special Number of building lots : exception, etc . Number of dwelling units: Amendment to zoning _ text; _ map Action is expected to generate 20 or more Adoption of new zoning or other development vehicle trips per day, as follows: regulation / Estimated trips per day, if known: Other (explain) J Action is subject to mandatory review under GML 239-1 & -m as the project is within 500 feet of a state or county highway or other facility or within 500 feet of a municipal boundary . If none of the items above are checked it is not necessary ,/��! Qiy�G � s fio /low bS��e to refer the proposed action to the County Planning /� Commissioner, n(1S�f� V 0 -f X24 j 1 � G�S )v ^' 6 to OC44�1 Checklist of material submitted herein: Features of site map (if submitted) : Full text of any zoning or other development Location map showing general location of subject regulation being considered for adoption or site (inset on site map). amendment to existing text. (Please indicate whether the text is ' a final draft or a preliminary Physical characteristics of site, existing and draft to which further changes are expected.) proposed (topography, soil types, surface water features, major vegetation features, etc .) Copy of completed application or appeal form s and all supporting documents required by the ' Layout plan showing buildings, parking facilities, municipality. public utilities, etc . Maps showing the location oUth'e proposed action Surface and subsurface drainage plan, and the layout of the proposed site development, incorporated with layout plan , as applicable. „ Land use of subject property :and surrounding Copy of any report or recommendation on the properties. action made by a municipal board or consultant. Classification of subject and surrounding Copy of any environmental assessment or properties as to zoning district, flood hazard area, environmental impact statement required under wetland, historic district, agricultural district, etc. SEQRA. Location of any county, state, or other Source of estimates of traffic generation potential municipality facilities, and any municipal of proposed action. boundaries, if applicable. Correspondence from other municipalities Other: regarding the intermunicipal impact of the proposed action. A statement of any local issues surrounding the proposed action. Any other documents which would be helpful to the County Planning Commissioner in carrying out this coordination responsibility. r Tompkin's C0Unty DEPARTMENT' P¢L� NING Y, 121 EastCourt Street y' 11thaca, fNew York 14850 Edward C. Marx, AICP a Telephone (607) 274-5560 ��. . Commissioner of Planning Fax (607) 274-5578 July 31 , 2002 Mr. Andy Frost, Building/Zoning Officer Town of Ithaca 215 N. Tioga Street Ithaca, NY 14850 Re : Review Pursuant to § 239 -1 , -m, and -n of the New York State General Municipal Law Action: Use Variance, Quick Cash Auction House, 635 Elmira Road, Tax Parcel No . 35 - 1 -21 Dear Mr. Frost: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to § 239 -1 , -m, and -n of the New York State General Municipal Law. The Department has reviewed the proposal, as submitted, and has determined that it has no negative inter-community or county-wide impacts . Please inform us of your decision so that we can make it a part of the record. Sincerely, Lo�r^( Edward C . Marx, AICP Commissioner of Planning TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I , Dani L. Holford, being duly sworn, depose and say that I am the Town of Ithaca Building and Zoning Department Secretary, Tompkins County, New York; that the following notice has been duly posted on the sign board of the Town of Ithaca and that said notice has been duly published in the local newspaper, The Ithaca Journal. Notice of public hearings to be held by the Town of Ithaca Zoning Board of Appeals in Town Hall 215 North Tioga Street, Ithaca, New York on Mondav, August 19 2002 commencing at 7 : 00 P. M ., as per attached Location of sign board used for posting: Town Clerk Sign Board — 215 North Tioga Street. Date of posting: August 6, 2002 Date of publication: August 12 , 2002 Dani L. Holford, Building and Zonin Department Secretary, Town of Ithaca STATE OF NEW YORK ) SS . : COUNTY OF TOMPKINS ) Sworn to and subscribed before me this 12th day of August 2002 . Notary Public Notary Public, Statle of New York No . Ot WH6052877 Commission Expi es December 2 b �- FILE DATE ADOPTED RESOLUTION . PB RESOLUTION NO . 2002-120 Preliminary and Final Site Plan Approval Quick Cash Auction House — Site Modifications X635=Elmira--Road Town of Ithaca Tax Parcel No. 35 -1 -21 Planning Board , December 17, 2002 MOTION made by George Conneman , seconded by Kevin Talty. WHEREAS . 1 . This action is consideration of Preliminary and Final Site Plan Approval for the proposed modification to the approved site plan for Quick Cash Auction House located at 635 Elmira Road , Town of Ithaca Tax Parcel No . 35- 1 -21 , Commercial District "C" . The proposed modification includes relocating two of the trailers from the southwest corner of the property to a better- screened location closer to the building behind a fence . The plan titled "Trailer Location Alt I " (June 10 , 2002 ) is the plan that was approved on June 18 , 2002 by the Town Planning Board . Randy Hall , Owner/Applicant , and 2 . This is an Unlisted Action for which the Town of Ithaca Planning Board , acting as lead agency in environmental review with respect to Site Plan Approval , has , on December 17 , 2002 , made a negative determination of environmental significance , after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I , submitted by the applicant , and a Part II prepared by Town Planning staff , and 3 . The Planning Board , at a Public Hearing held on December 17 , 2002 , has reviewed and accepted as adequate , plans entitled " Proposed Site Plan Modifications — Quick Cash Auction II , Trailer Locations — Alt . III , " dated Nov . 10 , 2002 , and other application material , and NOW THEREFORE BE IT RESOLVED : 1 . That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval , as shown on the Preliminary and Final Site Plan Checklists , having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board , and 2 . That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed modification , as shown on plans entitled " Proposed Site Plan Modifications — Quick Cash Auction II , Trailer Locations — Alt . III , " dated Nov . 10 , 2002 , which involves the relocation of two trailers from the southwest corner of the property to the location shown on the above - referenced plan revision , subject to the following conditions : a . During any period of time while the kiosks are in use , the two sales kiosks shall be located parallel to Route 13 rather than at the 45 degree angle shown on the Nov. 10 , 2002 site plan , and during any period of time while the kiosks are , not in use , the two sales kiosks shall be located near the fence located in the rear portion of the yard ; and b . That the four storage trailers and the kiosks be removed on or before December 18 , 2003 , as required in the original Planning Board approval . The vote on the motion resulted as follows : AYES : Wilcox , Hoffmann , Conneman , Mitrano , Thayer, Howe , Talty. NAYS : None . The motion was declared to be carried unanimously . STATE OF NEW YORK) COUNTY OF TOMPKINS) . SS : TOWN OF ITHACA. I , Carrie Whitmore , Tewn Glerk/Deputy Town Clerk of the Town of Ithaca , New York , do hereby certify that the attached resolution is an exact copy of the same adopted by the Planni g Board of the Town of Ithaca at a regular meeting on the 17t day of December 2002 . ' wtw Tura-C-Ierk/Deputy Town Clerk Town of Ithaca FILE (W DATE OZ ZB RESOLUTION NO . 2002-055 : Randy Hall , 635 Elmira Road , Town of Ithaca Tax Parcel No. 35- 1 -21 , Business District C . MOTION made by Ronald Krantz , seconded by Harry Ellsworth . RESOLVED , that this board grants the appeal of Randy Hall , Appellant , requesting a variance from the requirements of Article VII , Section 38 (8 ) and Article XIII , Section 66 of the Town of Ithaca Zoning Ordinance , to be permitted to maintain outside display of goods for sale with said display being located within the open space of a required front yard setback at the Quick Cash Auction House located at 635 Elmira Road , Town of Ithaca Tax Parcel No . 35- 1 -21 , Business District C . FINDINGS : a . The requirements of Article VII , Section 38 ( 8) and Article XIII , Section 66 of the Town of Ithaca Zoning Ordinance have been met . CONDITIONS : a . By the end of September 2002 that the trailers be satisfactory screened in a means as to be determined by the Planning Board b . The four storage trailers and kiosks be removed by December 18 , 2003 The vote on the motion resulted as follows : AYES : Ellsworth , Krantz , Dixon NAYS : Niefer The motion was declared to be carried STATE OF NEW YORK) COUNTY OF TOMPKINS) SS : TOWN OF ITHACA : I , Lori Quigley , Deputy Town Clerk of the Town of Ithaca , New York , do hereby certify that the attached resolution is an exact copy of the same adopted by the Zoning Board of Appeals of the Town of Ithaca at a regular meeting on the 19th day of August 2002 . Deputy Town Clerk Town of Ithaca ZONING BOARD OF APPEALS AUGUST 19 , 2002 APPROVED MINUTES 2002 that the trailers be satisfactorily screened . A second contingency would be that the four storage trailers and kiosks be removed on or before December 18 , 2003 . Mr . Frost - I ' m not sure what we are screening . I think with the time- limited approval , any plantings would be useless in my mind . Mr . Krantz - We are putting two of them behind a large tree where there are very visible , but that takes care of hopefully two of them . I think they have been there all this time . . . lets leave it up to Randy. Obviously if he doesn 't . . . Would you like to be in charge of that? Mr . Frost - The Planning Department had in their site plan specified these locations for him to move these trailers to . Two of them it sounds like he can satisfy . Two more they want in the location that Randy feels he has a better spot for, but to do that I believe he has to go back to the Planning Board to modify that decision . While I understand your concerns . . . I think the Planning Board in their site plan discussed that . Attorney Barney - The problem is trying to say whether it is or is not in compliance with what this board wants . Without specifying in some detail what it is you want . . . either drop the screening or specify the areas you want screened . I think . the whole purpose of the time limit was to give him a reasonable opportunity to build another building and give a reasonable opportunity for people to observe the kiosks to see how they actually function . Then if they appear to be something desirable , then I think the Planning Board would not be unwilling to consider an extension . On the other hand if they feel that they are not desirable , then they probably will make them be removed . The second one . . . did you want to put into place a situation where if Randy for whatever reason is not able to accomplish what he wants to accomplish in terms of construction between now a year from December, he would come back not only to the Planning Board , but this board as well . Mr. Krantz - Yes . Attorney Barney - Okay . Vice Chairperson Ellsworth - Do I have a second for the motion ? Mr. Dixon - I ' ll second . Vice Chairperson Ellsworth - All those in favor? Vice Chairperson Ellsworth , Mr. Krantz , and Mr. Dixon Aye , Vice Chairperson Ellsworth - Opposed ? Mr. Niefer - Opposed . Mr. Hall - I thank all of you for your time . I appreciate it . 28 ZONING BOARD OF APPEALS AUGUST 19 , 2002 APPROVED MINUTES ZB RESOLUTION NO . 2002 -055 : Randy Hall , 635 Elmira Road , Town of Ithaca Tax Parcel No 35 -1 -21 , Business District C . MOTION made by Ronald Krantz , seconded by Harry Ellsworth . RESOLVED , that this board grants the appeal of Randy Hall , Appellant , requesting a variance from the requirements of Article VII , Section 38 ( 8 ) and Article XIII , Section 66 of the Town of Ithaca Zoning Ordinance , to be permitted to maintain outside display of goods for sale with said display being located within the open space of a required front yard setback at the Quick Cash Auction House located at 635 Elmira Road , Town of Ithaca Tax Parcel No . 35- 1 -21 , Business District C . FINDINGS : a . The requirements of Article VII , Section 38 ( 8 ) and Article XIII , Section 66 of the Town of Ithaca Zoning Ordinance have been met . CONDITIONS : a . By the end of September 2002 that the trailers be satisfactory screened in a means as to be determined by the Planning Board b . The four storage trailers and kiosks be removed by December 18 , 2003 The vote on the motion resulted as follows : AYES : Ellsworth , Krantz, Dixon NAYS : Niefer The motion was declared to be carried APPEAL : Robert Lynott , Appellant , Brooke Greenhouse , Agent, requesting a variance fror� the requirements of Article IV , Sections 14 and 16 of the Town of Ithaca Zoning Ordinance , and Section 280A of New York State Town Law , to be permitted to construct a single -family residence on a parcel of land fronting on a private road located at Hillcrest Drive , Town of Ithaca Tax Parcel No . 264 - 15 , Residence District R -15 . The proposed building will not have a front yard facing a Town , County, or State highway. Robert Lynott - I just wanted to inform the board that our builder, Brook Greenhouse , would be representing my wife , Patti , and me regarding the variance request . Brook Greenhouse , Brooktondale - I am here representing the Lynotts . Basically, the Lynotts introduced us to a really charming property on Hillcrest Drive and asked us to evaluate its potential as a building site for a single family home , which we have tentative design for. In our different visits to 2'9 FILE (' w DATE -L ZB RESOLUTION NO . 2002-054 : ENVIRONMENTAL ASSESSMENT— Randy Hall , Appellant, 635 Elmira Road , Town of Ithaca Tax Parcel No . 35-1 -21 , Business District C . MOTION made by Ronald Krantz , seconded by Andrew Dixon . RESOLVED , that this board makes a negative determination of environmental significance in the matter of Randy Hall , Appellant , requesting a variance from the requirements of Article VII , Section 38 ( 8) and Article XIII , Section 66 of the Town of Ithaca Zoning Ordinance , to be permitted to maintain outside display of goods for sale with said display being located within the open space of a required front yard setback at the Quick Cash Auction House located at 635 Elmira Road , Town of Ithaca Tax Parcel No . 35- 1 -21 , Business District C , based upon the Environmental Assessment completed by Town Staff un -dated . The vote on the motion resulted as follows : AYES : Ellsworth , Krantz , Niefer, Dixon NAYS : None STATE OF NEW YORK) COUNTY OF TOMPKINS) SS : TOWN OF ITHACA: I , Lori Quigley , eFk/Deputy Town Clerk of the Town of Ithaca , New York , do hereby certify that the attached resolution is an exact copy of the same adopted by the Zoning Board of Appeals of the Town of Ithaca at a regular meeting on the 19th day of August 2002 . Deputy Town Cle Town of Ithaca TOWN OF ITHACA ZONING BOARD OF APPEALS SIGN - IN SHEET DATE * August 19 , 2002 (PLEASE PRINT TO ENSURE ACCURACY IN OFFICIAL MINUTES) PLEASE PRINT NAME PLEASE PRINT ADDRESS / AFFILIATI A4�,:Vtdo'k 4--n% 0 6£12 PATK r A LYE TT CC C-f}.s I� i C L /,Or Ts-, lJC e Z ,l/' Ir c ':3 •'L°c� .fir CQ r1 �s 11 ` e3 \✓L Sw on c-,na , mot L � 4t ( AC) b L /E /2 yv z cz6 v9 ( f &)L ff/u rlL- 4� Lid t-4411IZZe 4P Twx-c dly� rik-e 04 194 Im/7 e 17IZ4 rleerl ��/� �f✓�lP C/��<� �G'� ST' �j/i�oi7�lsiy <� 4 lG�� �jLiOi�aPs /1S/ FLaif'Y � i� Gf.�< A:-A ' / /ice i > i �Al -r R el J 14 L__�:m� Town Assigned Project ID Number Town of; Ithaca Environmental Review SHORT ENVIRONMENTAL ASSESSMENT FORM For UNLISTED ACTIONS Located in the Town of Ithaca , Tompkins County, NY ONLY PART 1 - PROJECT INFORMATION (To be com leted by A licant or Project Sponsor) 1 . AppllcanVSpo so 2. Project Name : l /� b - e9 �� 7D 1sPL11 y Cg275 3. Precise location (street address, road Intersections, prominent landmarks, etc. or provide map) : Tax Parcel Number: 4. Is proposed action : NEW? EXPANSION? MODIFICATION/ALTERATION? 5. Describe project briefly: ( Include project purpose, present land use, current and future construction plans, and other relevant items): (fcI (,� G' y5 j I a I(1Crcc? �5 7Tgp jr C r1oty / v+.l�c� (Attach separate sheet( s) Ifr necessary to adequately describe the proposed prclect.) 6. Amount of land affected : Initially (0-5 yrs) P!IS1 Acrest (6-10 yrs) Acres (> 10 yrs) X Acre# 7. How is land zoned presently? 8. Will proposed action c mply with existing zoning or other existing land use restrictions? .� p YES NO If no, describe conflict briefly : M. i t3 � (� � � Ut4 1^ I A dV C � FIv0 (� /7'00 / �(� 8014 2 9. Will proposed action lead to a request for new: Public Road? YES NO ii Public Water? YES NO Public Sewer? YES NO 10. What Is the present land use In the vicinity of the proposed project? Residential Commercial Industrial Agriculture Park/Forest/Open Space Other Please Describe: 11 . /Does proposed action Involve a permit, approval , or funding, now o Itimately from any other governmental agency (Federal, State, Local)? YES NO f n , b� / �� y�� If yes, list agency name and permit/approval/funding : ce. e . r /� 12. Does any 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 it will require modification. I CERTIFY ORMATION PROVIDED ABOVE 1S TRUE TO THE BEST OF MY KNOWLEDGE Appllcant/Spo sor Name int or e) : I ► 14 IV C� ' 114 L(( Signature : Date : Rev. 8/92 PART 11 - ENVIRONMENTAL ASSESSMENT (To be completed by the Town ; Use attachments as necessary) A. Does proposed action exceed any Type 1 threshold in 6 NYCRR, Part 617. 12 or Town Environmental Local Law? YES NO _X 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 YES NO X 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 area, 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 C1 -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 NO X If yes, explain briefly : E. Comments of staff CB , other attached. (Check as applicable.) 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 significant. Each effect should be assessed in connection with its (a) setting (i .e. urban or rural) ; (b) probability of occurring; (c) duration ; (d) irreversibility; (e) geographic scope, and (f) magnitude . If necessary, add attachments or reference supporting material . Ensure that the explanations contain sufficient detail to show that all relevant adverse impacts have been identified and adequately address. Check here 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. X Check here 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 Preparer' s Signature (If different from Responsible Officer) HrA « " EI lgwv � h 19 -S1gel, Chairman Name title of Responsible Offic r In Lead Age cy Signature of Contributing Preparer DATE : Q Si na ure of Re ons le f cer in Lead A en 'b C's coo rA 03 a3 o U > I ~ > c Q" •CCs O � CCs ct r I W � 1 ^ U � I � o o 0 Ithaca Veteran Volunteer Firemen ' s Association 1 9 638 Elmira Road Ithaca, NY 14850 TOWN OF ITHACA BUILDING/ZONING August 19, 2002 Andrew S . Frost Director of Building and Zoning Mr. Frost, The Ithaca Veteran Volunteer Firemen ' s Association received a notice from the Zoning Board of Apples Notice of Public Hearing August 19, 2002 . Appeal of Randy Hall requesting a variance from the requirements of Article VII, Section 38 (8) and Article XIII, Section 66 of the Town of Ithaca Zoning Ordinance, to be permitted to maintain outside display of goods for sale with said display being located within the open space of required front yard setback at the Quick Cash Auction Hose located at 635 Elmira Road, Town of Ithaca Tax Parcel No . 35 - 1 -21 Business District C . The Ithaca Veteran Volunteers Firemen ' s Association agrees with the original discussion of the Zoning Board and will not waver from your first discussion. It is the member' s opinion to have trailers and pull carts along the roadside will not only cheapen our property but the entire Elmira road, and send the wrong message to the residents in the Town of Ithaca. Si c rely R mond oo e e Secretary TOV1'N OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS MONDAY, AUGUST I9, 2002 7 : 00 P .M. 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 of the Town of Ithaca on Monday, August 19, 2002 , in Town Hall , 215 North Tioga Street, Tioga Street Entrance, Ithaca, NY, COMMENCING AT 7 : 00 P.M . , on the following matters : APPEAL (Adjourned from May 20, 2002) of Town of Ulysses, Appellant, Doug Austic , Agent requesting a variance from the requirements of Article IV, Sections 14 and 16 of the Town of Ithaca Zoning Ordinance to be permitted to construct a municipal water pumping station on an 8225 + square foot lot ( 15 ,000 square feet required) with a 73 . 74 + foot lot depth ( 150 feet required), located at 133 Woolf Lane, part of Town of Ithaca Tax Parcel No. 23 - 1 - 11 . 134 , Residence District R- 15 . Said building will have a 15 ± foot front yard building setback (25 ± feet required). APPEAL of Francis Paolangeli, Appellant, requesting a variance from the requirements of Article IV, Section 16 of the Town of Ithaca Zoning Ordinance, to be permitted to create a building lot, by subdivision, with a lot depth of 137 ± feet ( 150 feet required) on a portion of Town of Ithaca Tax Parcel No. 60- 1 -25 .2 fronting on Wildflower Drive, Residence District R- 15 . APPEAL of Randy Hall, Appellant, requesting a variance from the requirements of Article VII, Section 38 ( 8) and Article XIII, Section 66 of the Town of Ithaca Zoning Ordinance, to be permitted to maintain outside display of goods for sale with said display being located within the open space of a required front yard setback at the Quick Cash Auction House located at 635 Elmira Road, Town of Ithaca Tax Parcel No. 35 - 1 -21 , Business District C. APPEAL of Robert Lynott, Appellant, Brooke Greenhouse, Agent, requesting a variance from the requirements of Article IV, Sections 14 and 16 of the Town of Ithaca Zoning Ordinance, and Section 280A of New York State Town Law, to be permitted to construct a single-family residence on a parcel of land fronting on a private road located at Hillcrest Drive, Town of Ithaca Tax Parcel No. 26-4- 15 , Residence District R- 15 . The proposed building will not have a front yard facing a Town, County, or State highway. APPEAL of Pravin Patel , Appellant, requesting a variance from the requirements of Article IV, Section 14 of the Town of Ithaca Zoning Ordinance, to be permitted to maintain an existing residential building with a 9 . 3 foot west side property line setback ( 15 feet required for a residence and 10 feet for a garage) at 198 King Road East, Town of Ithaca Tax Parcel No. 44- 14 . 34 , Residence District R- 15 . APPEAL of Colleen Shuler, Appellant, requesting a variance from the requirements of Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to operate a bed and breakfast facility at 1319 Mecklenburg Road, Town of Ithaca Tax Parcel No. 28- 1 -26. 6, Residence District R-30. Bed and breakfasts are otherwise not permitted uses in residential zones. Said Zoning Board of Appeals will at said time, 7 : 00 p .m. , and said place, hear all persons in support of such matters or objections thereto . Persons may appear by agent or in person. Individuals with visual or hearing impairments or other special needs, as appropriate, will be provided with assistance, as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Andrew S . Frost Director of Building and Zoning 273 - 1783 Dated : August 6, 2002 Published : August 12 , 2002 o Copt You r � TOWN OF ITHACA FEE: $80.00 215 North Tioga Street RECEIVED: 1 . 1 `i • off Ithaca, New York 14850 (607) 273- 1783 CASH APPEAL CHECK - ( # z2aoe, ) to the Building Inspector/Zoning Enforcement Officer ZONING : and the Zoning Board of Appeals For Office Use Only of the Town of Ithaca, New York IIA176" 414W i wwtvlle � 41 , 7 Ns at k •j : 6', po& j iaf! , Town of Ithaca Tax Parcel No. 5 �- , 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: ,? Article(s) 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 : (Additional sheets may be attached as necessary .) This i5 r connMErCIAL iomr�. n AiekA Re � � r4efs` i, E4rCI & WUe5[Mtl�Pt i1V i jeM L1' hei 11Ay%MA) c" )14101 e '4101 ' Mb /- 'hh e. N1'n 01ty, daa .r s1-70PWI; Ur 6N tl4e C.ehlly)nNS J& /v 101 WCZ - alprcpz /0 Ca / .11lea / /! oc /� G14 r�� Aloulf AA) llq t4t,� AlVd YllSe , ; ¢Col ' A4 Z PeOPle �NfZY . By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or staff to en er my property to inspect in conn on with app�li/cati Signature of Owner/Appella try / 1 Date:_ 7 � �S 0 Zr aws Signature of Appel] ant/Agent�: Date : Print Name Here: / kz, L.. Home Telephone Number: Work Telephone Number: 7S' ~ ;� 07 jo NOTE: If construction of work in accordance with any variances given does not commence within 18 months, the variance will p' g. Your attendance at the meeting is advised.