HomeMy WebLinkAboutZBA Packet 2023-08-21Town of fthac,a
Notice of Public Hearing
Zoning Board of Appeals
Monday, August 21, 2023, at 6:00p
215 N�., Tioga St. I
rBAA-23-15 A�ppeal of Caroflne LeVine, owner of 4 The Byway s seeking relief
-219.7 E (2)(a Jown of' Ithaca Code section 270-
from Town of Ithaca Code section 270
219.7 E(2)(a)i requires a short term rental to provide ieniough, driveway space for parking
of a short term renter to park on the parcel where the short, term rental is located and
not park on the street,, where the applicant is proposing to have the short term renter not
park on the parcel containing the short term rental and Instead park on The Byway.
The property is located in the Medium Density Residential Zone,, Tax Parcel No.,
12
To -. Town of Ithaca board of Zoning Appeals
Re4: 4 The B, 'way
Y
Application of Caroline Levine
The Byway i.s a private ri.ght of way i.n which the applicant has an ownership interest in. common.
with all her property owners whose premises abut the right, of way. The Byway is therefor not, a
44street" within tie meanings of the Ithaca, Town Code 270-219.7E (2) a) and is more analogous to a,
shared driveway. , 'y of the relevant portion of applicant's deed is attached.
Residents of 4 The Byway have parked vehicles in front of the si.den ce withinthe ri,gh,t of way,
for approximately two hundred, years without differentiating whether the vehicles, were owned, by
residents of 4 The Byway or their guests or invitees. Most recently the State of New York Regional
Variance Board approved parking of two vehicles, in fr.t of 4 Thy Byway within, the right of way with
no restry ction'that the veli,icles inust be owned by t'he resident.
Based on. the historic use of The Byway for parking in front of'4 The yway the riance should
be granted.
Town of Ithaca
7/19/2023
ZBAA-23-15
Zoning Board of Appeals Area Variance
Application
Status'. Active
Submitted On: 7/13/2023
Applicant
of Caroline Levine
lllarr r 608-215-0485
@ provokingdemocracy@gmai I.com
4 The Byway
ITHACA, New York. 14850
iiii Tax Parcel No.
ij,,�iiii Is En�giin�eeriin�g Dept. Approval Required?
W
D" 0 V"-7 M-1 ei & I W4:Dj , I , - L
The right of way of any existing o
proposed county or state road I
I oijiiii. Appearance Date for Variance
,4 The Byway
Ithaca, NY 1,4850
Owner
Caroline Levine
4 The Byway 4 The Byway ITHACA, New or
14850
Is Planning Dept. Approval Required.?
MIM. fl-MA16*M
MM,
01 'Type of Variance
11�11/
I I of 7 7/19/20231) 2.1 PM
ii Variance Code Language
liiiilf,Variance Code Section
Internal Tasks to be Completed
000hoi Ieeting Result (First Appearance)
iiiiiiij, Public Iearing Notice Was Sent
H Only
� "ii i Addresis affiliated with request
ijj'
ofioofMaterials For GML-239 Were Sent
iiii Neighbor Notification Letters Were Sent
i�iiiii Material Packets Sent to ZBA Members
Status
2 of 7 '7/ 1 19/2023,1) 2-1,9 Pm
Applicant is
NEEME =0
Is the primary point of contact for application
different than the applicant ?.*
M
Parking for short-term rentals is required to be on the �parcel containing the dwielling
unit,. I do not have a driveway or other off -;street parking, but I do hav�ie two idediciated
spaces on the Bywayin front of my housle, which i's a small private road that is not
open to the public. Only residents of my home can pa,rk in front of my house. I seek a,
varian�ce to allow short term renters to park two cars directly in front of my house.
I., Will an undesirable change be produced in the
character of the neighborhood or be a detriment to
nearby pry pe rti es ?.*
ire
There will be no change to the neighborhood. I have a variance to park two cars when
am, present in the house. During the short periods when I am gone, renters will simpli
1111mill 11 1� 11111111
2. Can the benefit sought by the applicant ble
achieved by a feasible alternative to the variance ?.*
IBC
3 of 7 7/19/2023,1) 2.1 PM
3. Is the �requested variance substantial ?.,*
we
MMITIM
It extends the variae I already have to short-term renters.
4. Would the varlance have an adverse iimpact on the
physical or environmental conditions in the
neighborhood
we
It cl,
,oes not add traff 1c, since I only rent out the house when I mysielf am awa_�7.
5. Is the alleged difficulty self-created ?.*,
W*
The Byway has been in rivatie use for two hundred years, and it would be, very difficult
to build a driveway witt ruinithe historical character of the house, and
neighborhood.
4 of 7 7/19/2023,1) 2.1 PM
M� dp 0 ah
AS Ab Ak
Digital Signature*
03H =0
Ca line Levine 08/08/2,023
After submissiom, Code Department Administration will review the application
and materials provided. After review, and email with instructions for paying the
fee online with credit card or E-check will be sent 'to the applicant.
If it is prelferred 'to pay by cheick, cash or money order:
*Mail to Ciode EnforcernentJown HaIl 215 N. T'ioga, St, It�haca, N�Y 148510
*Drop off during business hour�s to Town HaII �M-F 8-4
P11,2ecie i i loc,ei W oy tex.,t to tWe-400r oti Vji.ie Bulk-+&-,cA&-3�i1be of Tow* W.?-] I
5 of 7 7/19/2023,1) 2 - 19 PM
&
oc��itter
pi �e PA aremindo f
I Thu Ju�jct�o���e�yt.pdL6i o J 3, 2023 at 1-�29 PM
7-19T180/0 "0
3Z&
kh?2�6d�Qu�i�` 'AV�aP)
Survey Map 4 The Byway.pdf
u e—J u 11 8�POnC14y10415Vfdf(TqpJt1,&8, 2023 at 2:10 PM
-07-19T18%3A03%3A44Z&
�44Z&
k6zYONVAO/o2BcT,8Dy,,,Q,Y,,%,,,3,,,,,[),,,,
Date ctivity
7/13/2023,1-17-58 Caroline Levine started a draft, of Record ZBAA-23-15
PM
7/131/2023,,1-18:43, Caroline Levine altered Record ZBAA-23-1,5, changed owner'Namefir
om
PM "Carolyn Levine" to "Caroline Levine"
7/13/202,3, 1:18:43 Caroline Levine altered Record ZBAA-23-15, changed owne,rPhoneNo
PM from "1608-215-0485" to "60821504,8511
7/13/2023,1-18:43 Caroline Levine altered Record ZBAA-23-15, changed ter om
PM "NY" to "New York"
7/13/2023, 1-0118:43 Caroline Levine altered Record ZBAA-23-15, changed owner'StreetNo
IDIM from 11 11 to "4 The Byway ti
7/13/2023,132-431 Caroline Levine su�bmitted Record ZBAA-23-15
IDIM
7/13./2023,1-32-44 inspection step Application In-taReviewwas a,ss,igned to Lori Kofoid
PM on Record ZBAA-23-15
7/13/2023, 1-32-44 changed the deadline to Ju�l 15, 2023 on inspection step Application In -
PM take Review on Record ZBAA-23-1,5
7/18/2023, 2:02:39 Lori Kofoild changed Tax Parcel No. from "" to "66.4-12" on Record
IDIM ZBAA-23-15
7/18/2023,2-2:39 Lori Kofoild changed Is a GML-239 Review Required? from Mt to "'Yes" on
PM Record ZBAA-23-15
6 of 7 7/19/2023,1) 2 - 19 PM
Date
Activity
7/18/2023, 2-02:39
PM
7/18/2023, 2-102,:39
PM
7/18/2023, 2.02:39
PM
7/19/2023,2-18,-11
PM
7/1,9/2,1023, 2-18:11
PM
6 GTO
Lori Kofoid changed GML-239 Reason for Review from to, "The right
of way of any existing or proposed county or state road on Record
ZBAA-23-15
Lori Kofoid changed Type of Variance from "" to "Area Variance" on
Record ZBAA-2,3-1,5
Lori Kofoicl changed Appearance Date for Variance from lift, to "'8/21/23
Tentative" on Record ZBA.A-23-15
Lori Kofoid changed Variance Code Section from "" to
"270-219.7E(2)(a)1F on Record ZAP-23-15
Lori Kofoid changed Variance Code Language f rom to
"<div>Additional hosted and unhosteld short-term rental use
requirements.</div><div><a href="https:..." on Record ZBAA-23-15
Label Activated
j
Application I -take 7/13/2023,
Review 11-32:44 PM
"(kivo�l?)" Notice Pick-up (You wiH
be emailein when -
ready)
Close & Archive Record
001
Payment
Zoning Roard of Appeals
Meeting
GIVIL-239 County Review
Review - Code
Enforcement/Zoning Dept.
Issuance of Meeting
Res u It
Com�pl�eteld Assign iele Due Date
Lori Kofoid 7/14/2023
Caroline
Levine
7 of 7 7/19/2023,1) 2.1 PM
k 0Mj 0 �, =111
"1�
.0umm"am
Inspecflibm- Fire Safety Inspection
Inspector, Christopher Tbrres
Insplect'ibn Wte: May 4, 2023
Record: TOI OperaI:Jrig Perrnit and/or Fire Safety Inspection Applicafiot*i #FSOR-2355,
Lo,cation.- 4. The Byway, Unit Carolyn Levine, Ithaca, NN 148,50
Applilcant: Caroline Levine
Overall Result:1 I ii]
Gode off ices, Mark Stonier, and I met with property owner, Carolyn Levine, forthe
I I osted short-term rentail.
inspection. Application subMitted is, for an� unh
To sichedude a re -inspection, please call 6,07.-273-1,783.
Working St-n�oke & Carbon Monoxide Detectors (proer location and rlUmber
Remarks,..
131,
11"'111 Sr'r'wkie a la: rms r,equired in all bedroorrts. A carbion monoxilde dietector, 1,,osi rep clt,,6redoutside
of each bedroom. 11"To check alloin re-inspectiol"I,
Exterior property in compliance with theTbwn proplerty, rnaiinten,aince 19:w
Nag, N
� ii ; -i the Town's, law's regarding
Posting of nealrest exit in case of a fire; I im tations contained it
short -ter mi rental uses, and noise: and cell one I of the owner and any manager I
applicable
Remarks' Posting of infoiMrnafion not posted at the fir�rie of it,)specfion. ProvidedJown's template to
o irm �M!I�
2MMEM
AdeqUate off street parking- Parking 'to oiccurin on the property, excLak,efron't
Residential Zone
Entrances, in good repait.
Pools and de6k,s and associalted fencing rnaintained (ilf present)
SIRICtUre iil"i gto repair (wii°idiows,,, doors,, roolf, sidii-,ig, etc)
I Remarks:
3rd floor if deck railing cleteriorating, needs repair. A building permit will be reqUiTed.,
HOUse nunnber/unit num�ber (911 address)
=1
I nteriot� stru,&Lire in good repaicefling, doors, f loors, walls, and winclows, stairs, landinigs,
ra ii I i ngs)
Remarks.-
Ra 1. 1 i ng arou n d t h e stai r o pe n i i rd f I oo r req u j red to be, i n
Garbage stored in proper receptacles,
Proper, 11gl"it and ventil,ation provicted (Bath a-,J'A otfier)
Apph'anices, in good repair (if'SUpplied)
qpir
Proper roorn sizes and ceiling he,,Jghts
Plumbing ingood repair
6021, 603 & 6017 Y MC 21020
Heating unit operable and, in, good repair (JITICIUdes vents arid; duict woi k),
Result: Fail,,
Remarks:
Combustible rnaterialto, be rer"noved from heating uflit area.,
C:�i�'�►►�9�L[iy3iy�i7
Electrical'11"n good repair, (outliets, switches, lights, proper lighlIfing)
Egress doors ot- windows, provided and being niakl'itair,ieid
Fire separation rniaintained (wialls anid c6lings), (where required)(where requ toed')
Nunliiber of occupants, within the code lin"iits
Town of lithaica
Review i- t; i�loide Enforceiment/Zoning Dept.
i
LA= 0=4 EL= rw,i
Ass'i'gineel. Marty Moseley CompletedE
Caroline Levine
p,Igo v,okiInigdeIrTiio,,cra,cy@gmaill.comi
4 The Blyway
ITHACA,,, New York 14850
60821510485
Thlere haven't" been any mispections, ye]
Marty Mliosleley*'Aug 3,2023
Caroline,
Byway Unit Carolyn LeviIne
Unit Carolyn Levine
Ithacia, NY 14,850
Caroline Levine
4 The Byway 4 The, Byway, ITHACA, Niew, Ybrk
1485,0
�Marty Moseley, Aug 15,, 2023
Caroline,
I �up on thie meelting we had last week, I was wondering ifs were still looking to,
appear in front of the ZBA for the variance allowing your Short -Term Rentiall oiccupant, to piark on the,
Byway?
Caroline Levine, Aug 15,2023
Yesl I just heard frorn my lawyer this morning. This is what he wrote, (I will also upload the PDF and
"'To", Tbwn of Ithaca board of Zonin 4 The Byw,ajy Application of Caroline attaichrnent)# I
I Appeals Re.
Levine The �Byway is a private right of way in which the applicant has, an ownership interest in
'th all olther property owners, who e premises, abut the r"ght of' way. The, Byway' common wil s I I is,
therefore not a "'street" within the rneanings of the Ithaca Town Code 270-219.71E (2) (a), and is more,
analogous to, a shiared driveway. A copy of the relevant portion of applicarit"s deeld, is attached.
Residents of'4 The Byway have parked vehicles in front of thie residence, within the right ofway for
approximately two hundred years without differentiating whit her the vehicles were owned �by
residents of 4 The Byway or their guests or invitees. Most recently the State of New''York Re,giona]
Variance, Bloard, approved parking of two, vehicles in front of 4, The Byway within the right of way with
no restricti on that the vehiclies must be owned by the resident". Based on the historic use of T'hile
Byway for parking in front of 4 The Byway the variance should be granted.",
�Marty Moseley, Aug, 15,, 2023,
Carolinel
we will kleep you on the agenda for 8/21/23., Thank, you for the follow up.
Caroline Levine, Aug 151, 2023
If we go, forward, and I post the notice today, will that be sulff icien't time 'to, notify my neighbors
before, the hearing.?
To -. Town of Ithaca board of Zoning Appeals
Re4: 4 The B, 'way
Y
Application of Caroline Levine
The Byway i.s a private ri.ght of way i.n which the applicant has an ownership interest in. common.
with all her property owners whose premises abut the right, of way. The Byway is therefor not, a
44street" within tie meanings of the Ithaca, Town Code 270-219.7E (2) a) and is more analogous to a,
shared driveway. , 'y of the relevant portion of applicant's deed is attached.
Residents of 4 The Byway have parked vehicles in front of the si.den ce withinthe ri,gh,t of way,
for approximately two hundred, years without differentiating whether the vehicles, were owned, by
residents of 4 The Byway or their guests or invitees. Most recently the State of New York Regional
Variance Board approved parking of two vehicles, in fr.t of 4 Thy Byway within, the right of way with
no restry ction'that the veli,icles inust be owned by t'he resident.
Based on. the historic use of The Byway for parking in front of'4 The yway the riance should
be granted.
ul"11
A:
ej-, ,)
l% W11 of lfli,acii, ColurIlty,c)"fl'
[A "I T R, A C111"'OR
U 1-11 (j d c-1 clsciI ed, a s, foll CI)v
t'lia to, d �e
y
c�(-[ tn" I 1 1'0 [LO LU1,71, C1 i'll L 11, le fin.c oIf ffi�,ie'14-foictW"i
NI' rii p in It n-i I i
1, "1, L" VIL g
po, 90
riflierl afoi',ii
is Jocn,-ted rllwi,,
r cicimn, tcn'd),�y le-r"IcIANY'll II "Ill bvwayl., X"N",
y III
Xtencle(J., a cl-ianc im 191111101 1 J., I I "M
-'s (2 'IC! C) f 1510, ') fic c t, frorn, terisec t ffi e W
li�rtclw CA,
rw Ji
-nce 3(l)" 519'" 1 d"stc ce of '126,185fbet to la,
hn,icl� of-, I Hm-vve, V,")rive
Y ishince
N' 04" 1 00"
-ne, posi, at corrier; rul
p ri L in n, NVoo(A fe,,,t-'ic1(., I r
Ir ilsbnicc� of- 1,26.301felet tic) a po"
C, S 82 30" 00"' E a id
c') 4 S 1181 1 L Lo f(I und; 11,
e "I",hell
1 611, ti-vence rtu-i,,rvJ)"ti,,g IS ()31�' 21", 00 1 tli,le wes,ter y in
c a le I
10, 1 ,1
Ac in
IT 11 I'T 11, U? I' I? I IN` ".1 "11, 1
1, 1111 r i It / I i t I (J h L
lcvc )f "c"Ir r"I 4.2
Ar t"I"Il, C, I III I
1� 10� m W ��. .� N.;, I ,r a . .:::. ,n a � �•F
A I S U113
C I
C1, IN aby nstrumient
�1!1, It"I'vil
u --T-A, ft�)r 1v-Ac i Iii- Le d, to d "I )W'11 C
S 13 1 '1 F 0 C11 rl I i",
f i,cile icm D �ec embe,r 210
rldcbd `ii� thc 1.15 rC1 le r k"c.;
L eeds at Pliag(:', 31�
R 11I1y '
I�I-p d "SU V EY N1 All NO. 4 "ILE ' o R
�N
he*'
0'VN11-T,4�'0F IT"IJACA, "I OMPKIN'S COU IVFY NEWY101MY"prepai'l-ed by S we
irc ia:,t,�'t,�ic,lhle,ldhi,ereto,
Su n(WI'll d "'i L�(-Iici, April 201 2016, a copy lof wbdi� -11,
1,-,(-,)d by riefert,
al
(1, 71 le.
o,"I I'll, id inci(l 1 1) 0 1 ill
t1
I biecca Nelson, fro
I Ill -h
n, R. N1 "I'I iwd R(a. jI a m
to, jc)ril,
"31CIII, 11"C', prermses cloi v%),1eye
I lI I C), recor c J m at-lu,:1 "I" bv id cl-illicid tist 1, 2"0("11 and fe,(., the
�eds atl'a
("]1ork"is Offilce 1( 1 dia tie "A LIH.-wrl 912 of Di,c "i,,te 7.
"i, c) v <,,�,(J. 'L) N 7 a oj"w tvvic-) fcin�a fly,
ornisies i re rta,
L)
01,1NI"11,11 I Ithi, ca 'T",ax Flz:tm 1
Lei, ]N' V �Ivl` k 1, 4 r
"VIA"AA Ll)� ri�, 1 A
i, R1 """' 171,19" %Y1
iRwrm
'7 1 ...... . ......... .
GIRAVE'll, D[RIVEE & PMKIiNG
iNiull, TTIVO IANII., USED [,N
OR, ALL
'Pill S' GIVI E,
PIRE
PIPE
F ULN'*D
' 04T NOA�R... .. ..... ..........
rw,
f 46ONA 7j7*W R., MILLM 1&
REBECCA J. MR.SiON
Ica
7
DEW I M.K 912 PAGE
TAX WP PARCEL 166,. —1 — 12i A
%//ir ;r
0.14, ACRES TO S7j7j?EET UN,
0 474015--0101
1)"51111"I"'ji — 11) 0 1
............ ..... . . .
v
-17
. . . I ......
...... . . ... . I
.......... ... 74
,
Xrii
"A
I', z
. .. . ......
. .. .. ... /,//,
.. I ... ... ":
to. ..... . . . . ..
7"
Lij
.. . ... . .. I /
;a,
. . . ......
tPE,
(1)UND
Aw
�F U
W "
a logo f
...4
/
/ . w
. . ....... .
M7
o
. . . .......
I(IN f4, I
.... . ....... .
j 12
f I I 11"j j
44
Uff"J �%,t"(oa ,O I,104 rrp 'r MOACW iftt (""4 0 ",J" 1� irl L�111`
,IN
'A IN c 41"1 "),V, If
p", ........ A I f`()lh,`IW Y JA5,"P" Amd,
v All(ci,i)(1,11ii YE
1 t, Ifild i A f-f u)ll KI J 1' fif I
14 v w �,"o r, k o,,) p,
t "J" C ILI A 5
z,
0
uu
po 01'44
" ,//,/",� "), yIy
,
co"I'j, jttiil�"ve tries� re �.,-tI.be
lgwy
t 14, 4 11AXT'R
"W1
k4D I 41,141m flAOILIC;
0 tj
I/ fol UT11
r
01 . .. .. ..
. . . ... . N el,
vf JP
/o/,I%TrI` a" -awwrmmm mok.I1464
001 111
Is
fi
lf, pil, jj
5111 11:, �A , I
i00,00
44,
As' %e,
Oil
fl At
la, UiR VEE," 'Y MjAP
sout
pa
P/11,1215 k,
4 f11113 MA Y kilo?
I E/20�/ I� I" f
o/O
1131111110" 4MOP 41401"If3if eol
jjjj,
/c j(P-M CAm 1' 01lAn4,PK1NS 1'4 1 1 R i<
if
ffig
131 A
f"o,
st, lf
... ,o u, � .; ��+ Wadrmu�frm � /,. ,..., .I s _mm iuiwwwiwm�wmwwuvNi ... rto�� � — �,
"p
,.. i... r. .. r If 1. �r . , ,.e. �,m u�rwuu�Jpy..�yub�ma'ofuNxa;�wum�+.rJmiwrwb��msior2w ww�m�!pmmmuw,m�r�wwnDimDitNfm"iuimN r � ��i ...i r�m� oa_... ,;.: �. ,, ,/ '..
MR
V/P&/
461114011 I)IM 0
cyw 4ANT',
5 CAU:.: )1`3
"e", J III)
=20
Liqupartment of COMMISSIONER
Katherine Biargell'a
Planning N& DEPUTY COMMISSIONER
Sustainabl"110ty
M. Meglan McDonald
11!111Z Jim
SEMMES
Lori Kofoid, Admin�istrahve AssistantIV
Town of I I thaca
215 North Tioga St.,
Ithaca, NY 14850
Re: Review Pursuant to §239 -1, -m and -n of New or State General Municipal Law
Proposed Action: Area Variance for proposed, Byway Parking located, at 4 The Byway, Tax
Parcel #66.-1-12, Caroline Levine, Owner and .Applican.t.
Dear M.S. Kofoid:
This letter ackn.ow1edges your .l. of the proposed action identified, above for review by the
Tompkins County Department of Planning and Sustainab lay Pursuant to §239 -1, -m and n of the New
York State General Municipal Law.
We have deten-nined the proposed action will. have no significant county -wide or inter -community impact.
We look forward to receiving notification on the final action taken by your municipality within 310 days of
decision, as required by State law.,
Siily,
Katherine Bor1gella, AJCP
Commissio,iier of Plan�'ning and Sustainabill,"ity
Copy Printed in Tompkins County, NY - County Clerk - Page I of 1
1 749 rot 45
U 4AV,
t
T Its
Y
Locu-sir 64TOIAP 1*044cit
To;,
d6
d
W1 fA
>*
LL
op�
moo
N
o
A)
N
bj W a,
CL
QUJ %law
W,
q40 c
An
took.
U4
T>,
CL
4
W
't 4
wo
qk not N TO i - PI�P'E
4
W ASA
L6 ts *T
r
VW)
-r"E 6��V/Ay
To FOWX 40"�"
'Survey Map of 4 The wa w thaca�
Tompkins Count m New v K
ISED
Amended'and Field Checked 5/27/92 �Wo4
NOTt ANY REVISIOM TO T"IS MAP Ut, " "W"T W't"I WMON Moot KEN ET A. IBAKER
St'J"JIVISKA4 I OF TIM Nt WVOWWWATI VU% CATU 3h LAW
INA(Wt"110"AL, LAND Uftavoft
-N pel- No
i� 7-0 4 IV
SUM"o GYP!) sly pit
IF
hereby "reify to
do T
that lam a bct,nwd land surveyor, New York State LAcense No. 049415, arW that this 19
ooFtcaly delineates ion actual survey on the ground mde tYi, that it was ptepared in accokce with the currenode of ctice for land
nup
U ri lite
t surver ad ted thi New York State Aswistion of Professional foi�na S"Irveyots:
and that Ufoulao, v%ble encroachments either way across propetty din" ftft"
'iA
shown herecion.
SIGNED:
From: Bruce Brittain <brucebrittain@verizon.,net>
Sent: Monday, August 21, 2,0,23 9:50 AM
To: Codes; Lori Kofoid; Marty Moseley; provokingdemoclracy@gmail'.C'.OM
Subject.: ZBAA- 23-15 Appeal of Caroline ILevine, Owner of 4 The Byway
Could you please forward this to) members of the ZBA?
Thank you very �much!
ff
DATE: August 211, 2023
TO: Town, of Ithaca ZBA
CC: Marty Mosiely, Caroline Levi
FROW Bruce Brittain
RE: ZBAA-23-15 Appeal of Caroline Levine, Owner of 4 The Byway
ama life-liong res,ident of Forest Home, and have served as the hamlet's historian for the past 20 or
30 years.
1011111i 11111; �
The owner of any unit used for a short-term rental. use shall provide enough driveway parking
-term renters that all vehicles belonging to) the short spaices on the parcel containing such u�nit so
are parked on-isite. Such vehicles, may not park on'the street.
suppo
However, in this particular case, I �rt, Caroline Levine's application for a Variance. The rationiale
for supporting the Variance is well documented in the application:
Residents have traditionally parallel -parked on the Byway in front of their homes,, as have their
guests, and invitees.,
I understand that, the NYS Regional Variance Board has granted approval for two cars to park
in front of 4, The Byway, with no restriction that the vehicles, belong to the resident.
The property located at 4 The, Byway has no off-street driveway, and attempting to install one now
would be disruptive to, the historic character of the property and the neighborhood
I understand that the park"rig will be used by s,hortwterm renters when Caroline is, away,, so that thert.
will be no increase in the number of cars parked on'The Byway.,
In light of the considerations, I support the issuing of a Variance for Section 270-21119.7
EgI 1 1 impac, , an There should bei no additional parkin d little to no iediate neighbors o
me i-orest Home community in general.,
f I,
OF
�, f
Town of Ithaca
Nofte of Public Hearing
Zoning Board of Appeals
Monday, August 21,,20at 6:010prn
Titoiga St..
ZBAA-23-16 Appeal of Allen Homan, owmjr of 8109 Five Mile Dra is seeking relief
from Town of Ithaca Coldection 270-60 C. (Yard regulafions). Town of Ithaca Code
section 270-60 C. requires a sidle yard setback of not less than 40) feet, where the
applicant is proposing to construct an addition (deck) that is proposed to be
approximately 20.5 feet measured to the side yard, proprty boundary line. e
The property is in the Low-Dens,ity Residential Zone, Tax Parcel No. 31.
ZBAA-23-16
Town lof Ithiaca
about: srcdoc
Z A,A236,
Zoning Board of Appeals Area Variance
Application
Status: Active
Submitted On: 7/18/2023
A p p I* c�a nt
A]Ieman
/I 484-706-1508
allenp'ailoitarchier@icioud.com
1281 W Leesport �Rd
Leesport, Peninsylvania 19533
I
if/iiiloj, Tax Parcel �No.
31.-2-17
6ii Is Engineering Dept. Approval Required.?
Yes
iiiiiijo, GMt-239 Reason for Review*
The rigiht of way of any existing or
proposed county or state road
11i1»>ll» Appearance, Date for Variance
8/21/23
Primary Location
809 Five Mile Dr
Ithaca, NY'14850
Owner
Allen, HoIrnan
1281 W. Leesport Rd Leesport, PA 195313
if'iiilji., Is, �Planin'n 1 1. I g Dept'. Approval [r Requed?
IN
Yes
iiiiiijo/ Type of Variance
I Ak
I of 10 1 /22/20,24, 10.06 AM
ZBAA-23-16
about: srcdoc
iliiiij, Variance Code Language,
ZBAA-23-16 Appeall of Allen Homan, owner of 809 RiVe Mole Dr.,,, Ithaca, NY,
14850P is seeking rel,ilef frorn Town of Ithaca, Code section 270-60 C. (Yard
regulations)
Town of Ithaca Code section 270-60 C. requires a sidle yard setback of not less than
40 feet where the applicant is proposing to construct an addition (deckIat is
proposed to, be approximately 20.51 feet measured to the side yard property boundary
line.
Thee, current property is located in the Low -Density Residential Zone, Tax Parcel
31--2-17.
il;ilji., Variance Code Section
270-60 C.
1=1.. IMLOM
&Q. Meeting Result (First Appearance)
&Q. Was, Variance Granted with Conditions .7
Yes
That the location and deck size are, to conform to, wheat was shown in the application
s and, material
cannot be closer than 20ft to the side property Hnie.
» Materials For GML-239 Were Sent
ifliiiii, Neighbor Notification Letters Were Sent
08/16/2023
» Public Hearing Notice Was Sent
ifliiifi, Date Sign Was Picked -up
08/11/2023
2 of 10 1 /22/20,24, 10.06 AM
ZBAA-23-16
about: srcdoc
iiii, Material Packets Sent to, ZBA Members
Histarical Only
iiiiiii, Address affiliated wiith request
Applicantis*
Property Owner
0
MMM=
BrIlef Description of'Variance Request*
iiiiiii, Statuis,
Is the, primiary point of contact for appl"cation
different than the appliciant
No
40 Current, 20.5 between side property Hne for deck construction reqwring
do, -I" 2=01 ��
LMII an undesirable change be produced in the
character of the neighborhood or be a detriment to
nearby properties?*
M
Reasons-.
This project will have no adverse affects to my neighbors but only complete the
rinal design of the renovations thy iwre ware of. orig eea
3 of 10 1 /22/20,24, 10.06 AM
ZBAA-23-16
about: srcdoc
2. Can the benefit sought by the, applicant be
achieved by a feas,ine alternative to the, varian�ce ?*
w
Reasons-.
Jnt that is prac�ticall
,11HOMME.Mm Y th's is, the on1j, afrea from a construction poi
3. Is the requested varizince substantial ?.*
m
Reasons:
It is only covering 30sqft & has no adverse, affect on any environmental conditions
whatsoever,
4. Would the variance have an adverseimpPict on the
ph ysiical or environmental con�ditiions in the
neighborhood ?.,*
IR
Reasons,:
5. Is the alleged diff iculty self-created, ?i.*
No
Reasons-,
This is the area the deck was originally designed to be installed before I bought the
house.
4 of 10 1 /22/20,24, 10.06 AM
ZBAA-23-16
about: srcdoc
Digital Signature*
Jul 18, 2,023,
dp
00
all a fill
so rd0
M EM Ills
Ak
Meeting Date
07/18/20,23
After submission, Code Depaftment Administration wiII, review the application
and rnater"lalls prov'Ided., After revieim and ernail w1oth Unstructions for playing th
q lqipq�p;rllirl 111
liq liq
i L
I I =11111 I �lillill�
4 VIIIIIII
0 'IF 1115
=M=
to Code Enforcernent, Town Hall', 215 N.'Tiolga St, Ithaca, NY 1485
,*Drop off during business hours to Town Hall M-F 8-4
*Place in locked box n�ext to the door on the Buffalo St slide of Town Hall,
History
Date Activity
7/18/2023,1,-09-32 Allen Homan started a draft of Record ZBAA,-23-16
PIM
18/2023,1:18,-36 Allen Homan submitted Record ZBAA-23-16
PM
7/18/2023,1,-18-37 inspection step Application In -take Reviewwas assignied to Lori Kofoid
PIM on �Record ZBAA,-23-16
5 of 10 1 /22/20,24, 10.06 AM
ZBAA-23-16
Date Activity
about: srcdoc
7/18/2023,11837
changed the deadline to Jul ' 01, 2023, on inspection step Application
PM
In -take Review on Record AAA-23-16
7/1,8/2023, 238:15
Lori Kofoid added the location 8019 Five Mile, Dr, Allen & Margaret
PM
Homanithaca NY 14850 to Record ZBAA-23-161
7/18/2023,2:41-,55
Lori I id altered Record ZBAA-23-16, changed ownerCity from
PI M
"Ithaca"' to "Leesport"
7/18/2023,2:41-.,55
Lori Kofoid altered Record ZBAA-23-16, changed ownerEmail from
PM
"Ithacastonesettingar ac.icom to ""allenp,ilotaircher@icl.com
7/18/20,23,2-41-55
Lori Kofiid altered Record ZBAA-23-16,, changed ownerNam�e from
PIM
"Ormsby Dolph" to "Allen Homan"
7/18/2023,2:41-#,55
Lori Kofoid altered Record ZBAA-23-16, changed ownerPhoneNo from
PIM
i'M
"607-59,2-0741" to "484-706-1508
7/18/2023,2:41-55
Lori KofoJd altered Record ZBAA-23-16, changed ownerPostalCode
PlIVI
from "14850" to "19533"
7/18/20231, 2:41:55
Lori Kofoid altered Record ZBAA-23-16, changed ownerState from
PM
"NY"' to "PA"
7/18/2023,2:41:155
Lori Kofoid altered Record ZBAA-23-16,, changed ownerS,treetName
PM
from "26 Quarry Rd" to "W'. Leesport Rd"
7/18/20231,2:41-55
Lori Kofoail d altered Record ZBAA-23-16, changed ownerS,treetNo from
PM
Pill to "1281"
7/18/2023,2:41:55
Lori Kofoid altered Record ZBAA-23-16, changed ownerUnit from AAAAto
PIM
pill
7/18/2023, 3.53-38
Marty Moseley charged Tax Parcel No. from "" to "31.-2-17" on Record
PM
ZBAA-23-16
18/ 2 02 3, 3: 53 38
Marty Moseley changed Is Engineering Dept. Approval Required? from
PM
pill to, "Yes" on Record ZBAA-23-16
7/18/2023, 3:.38 153
Marty Moseley changed Is Planning Dept. Approval Required? from Pill
PIVI
to "No 11 on Record ZBAA-23-16
7/18/2023, 3:153:138
Marty Moseley changed Is a GML-239 Review Required? from ""AA to
PM
"'Yes" on Record ZBAA-23-16
Marty Moseley changed GML-239 Reason for Review from "" to "'The
1,8/2023, 3:15338
right of way of any existing or proposed county or state road 11 on
PM
Record ZBAA-23-16
7/1,8/2023, 3:5338
Marty Moseley changed Appearance Date for Variance from 111H to
PIM
"8/21/23" on Record ZB,AA-23-16
7/19/2023, 9:55.18
Lori Kofoid changed Type of Variance from AA AA to "Area Variance" on
AM
Record ZBA,A-23-16
6 of 10 1 /22/20,24, 10.06 AM
ZBAA-23-16
about: srcdoc
Date
Activity
7/19/2023, 9:5536
Lori Kofoid changed Materials For G M L-23,9 Were Sent f riom to
AM
"07/19/2023" on Record ZBAA-23-16
7/1,9/2023, 9:56-02
Lori Kofoid altered inspection step Application, In -take, Review, changed
AM
status from Active to, Complete on Record ZBAA-23-16
7/19/2023, 9-56:03
inspection step GML-239 County Review was assigned to, on Kofoid
AM
on Record ZBAA,-23-16
7/19/2023, 9-56:03
approval step Engineering Approval (Engineering Department),was,
AM
assigned to Dan Thaete on Record ZBAA-23-16
7/19/2023, 9�56-03
inspection step Review - Code Enforcement/Zoning Dept.was
AM
assigned to Marty Moseley on Record, ZBAA-23-16
7/19/2023, 9,-056:3'7
Lori Kofoid altered inspection step GML-239 County Review, changed,
AM
status from Active to, Complete on Record ZBAA.-23,-16
7/19/2023, 11:131-19
completed payment step Payment on Record, ZBAA-23-16
,AM
7/210/2023,110.1-44:316
Lori Kofoid added, the location 809 Five Mile Dr, Allen & Margaret
AM
Homanithaca NY 148,50 to Record ZBAA-23-16
8/2/2023, 3-07-38
Dian Thaete approved approval step Engineering Approval (Engineering
PM
Department) on Record ZBAA-23-16
Marty Moseley changed Variance Code Language from 1111 to "<div>
8/7/2023,10-5&42
<strong>Z13AA-23-16 Appeal of Allen Horman, owner of 809, Five Mile
AM
Dir.., Ithaca, NY, 14850, on �Record ZBA,A -231-16
-42
8 /7/2023,10581
M a rty Moseley c ha riged Va ri a nice Code Secti o n from to 270-60 C.
AWN
on Record ZBAA-23-16
Marty Moseley alteredinspection step Review - Code
8/7/2023,10:59:38
Enforcement/Zoning Dept., changed status from Active to Complete
AM
on Record ZBAA,-23-16
8/7/2023,10-59,39,
approval step Noiticick-u�p (You will be ema,iled, again when
AM
ready)was assigned to, Lori Kofoid on Record ZBAA-23-16
Marty Moseley changed Variance Code Language from "<dlv>
<strong>ZBAA-23-16 Appeal of Allen Horman, owner of 809, Five Mile
2023, 2. -.
-1007 PM
Dr.., Ithaca, NY, 14850-1 to "<div><strong>,ZBAA -23-116, Appeal of
T
Allen Homan, owner of'809 Five Mile Dr.., Ithaca, NY, 1485,G- </..." on
Record ZBAA-23-16
8/7/2023, 2:25:06 Marty Moseley submit�ted a change requpest on Record ZBAA-23,-16
PM
Allen Homan changed Reasons-, from, ""' to 1 tit <di'v>This, project will have
8/8/2023,2:04:50 no adverse affects to r ineighbors but only complete the original
RI' des ... Pf on Record ZBAA-23-16i
7 of 10 1 /22/20,24, 10.06 AM
ZBAA-23-16
about: srcdoc
Date Activity
Allen Homan changed Reasons:" from TITII to "<div>Unfortunately this is,
8/8/2023,2:04-50 the only area from a construction point that is practical </div> 11 on
PM Record ZBAA-23-16
y oveg
Allen Homan changed Reasons: from, TII to'F f <div>l't is onI crin 8/8/2023,2:04-50 1 1
30sqft &I has no adverse affect on any envi ronmnTal econditions
PM whats..." on Record ZBAA-23-16
Allen Homan changed Reasons: from ""' to '1'<dI'v>This, is the area the
8/8/20231,2:04:50
deck was originally designed to be installed before I bought the,
PM house ..... on Record,Z13AA-213-16
8/8/2023,2:04:50
Allen Homan submitted a, new version of Record ZBAA-23-16
PM
8/'11/2023,1-45-22
Lori Kofid approved approval step Notice Pick-up (You will be emaile'd
PIM
again when ready) on Record ZBAA-2,3-16
8/11/2023,1:45:24
inspection step Zoning Board of Appeals Meetingwas assigned to Lori
PM
Kolfoid on Record ZB,AA-23-16
023454
8/ 11/2, 1::2
changed the deadline to Aug 14, 2023 on inspection step Zoning Board
PIM
of Appeals Meeting on Record ZBAA-2,3-16
8/11/2023,1:45:55
Lori Kofoid changed Pui lic Hearing Notice Was, Sent, from "" to "08/09
PM
/20,23 11 on Record ZBAA-23-16
8/11/2023,1:45:55
Lori Kofoid changed Date Sign Was Picked -up from "" to "08/11/2023"
PM
on Record ZBAA-23-16
8/15/20231, 7:27-48
Allen Homan added, attachment 809 pic.1pg to Record,ZBAA-23-16,
AM
8/15/2023, 7:28-15 Allen Homan added attachment 8019, pic 2.png to Record ZBAA-23-16,
AM
8/15/2023, 9-20-01 Lori Kofid removed attachment Determination/Denial Letter, from
AIM Record ZBA,A-23-1,6
8/15/2023, 9-20-05
Lori Kofoid removed attachment Narrative from Record ZBAA-23-16,
AM
8/15/2,023, 9-25-50
Lori Kofid removed attachment" Agricultural Data Statement" f rm
AM
Record ZB,AA-23-16
8/15/2023, 3:17:011
Lori KofoJ'd added attachment ZBAA-23-16, Appeal Packet.pdf to
PM
Record ZIBAA- 23-16
8/21/2023,11:,19-14
Lori Kofid remd attachment ZBAA-23-16, Appeal Paclet. pdf from
AM
Record ZBAA-23-16
8/21/2023,11:19:17
Lori Kofid removed attachment 809 p I c 2. png from Record
A M
ZBA.A-23-16
8 of 10 1 /22/20,24, 10.06 AM
ZBAA-23-16
Activity
about: srcdoc
8/21/2023,11:,19-.19
Lori Kofoid removed attachment 8019 pl'c.]'pg from Record ZBAA-23-16
AM
8/21/2023,11:,19-21
Lori Kofoid removed attachment Environmental Assessment Form
AM
fir Record ZBAA-23-16
8/21/2023,11,19-25
Lori KofoIid removed attachment Survey and,/or Plans from Record
AM
ZBAA-23-16
8/21/2023,11:19-43
Lori Kofoid added attachment ZBAA-23-161 Appeal Packetpdf to
AM
Record ZBAA-23-16
8/2 12 3, 1,112
/ 2 00 0 0
Lori Kofo�iid added attachment" Published Public Hearing Notice
A M
8.14.23.pdf to Record ZB,A,A,-23-16
8/23/2023,3:20:09
Lori foid altered inspection step Zoning Board of Appeals Meeting,
PIM
cnged status from Active to, Complete on Record ZBAA-23,-16
8/23/2023, 3-21-01
Lori Kofoid changed Meeting Result (First Appearance) from to
PIM
"Granted" on Record ZBA,A-231-16
8/23/2023, 3:21:01
Lori Kofoid changed Was Variance Granted with Conditions? from to
PM
"'Yes" on Record ZBAA-23-16
8/23/2023, 6�08:42
approval step Meeting Minutes -1st Meetingwas assigned to Town
PM
Clerks on Record ZBAA-23-16
Lori Kofi1d changed List ofConclitions frolmi to "<di v>Th,at the
8/24/2 0 23, 3 5 2 -16
location and deck size are to conform to what was shown in the
PIM
application material. on Record ZBAA-2,3-16
8/24/2023, 3.52-33
Lori Kofo,id changed Neighbor Notif ication Letters Were Sent f rolm to
PIM
"08/16/20123" on Record ZBA,A-23-16
9/26/2023, 10:11:59,
Town Clerks, added attachment ZBA Resolution ZBAA 23-16 809 Five
AM
Mile Dr. pdf to, Record Z13AA-23-16
12/30/2023,12131-54
Town Clerks addled attachment ZBA Minutes 2023-08,-,21.pdf to
PIM
Record ZBAA-23-16
12 /3 0112 0 2 3, 12 14:1,41
Town Clerks added attachment ZBA Resolution ZBAA 23-16 809 Five
PM
Mile Dr.pdf to Record ZBAA-23-1,6
1/22/2024, 9-56:15
Lori Kofoid approved approval step Meeting Minutes - 1st Meeting on
,AM
Record Z13AA-23-16
Timeline
Label Activated Completed Assignee Due Date
9 of 10 1 /22/20,24, 10.06 AM
ZBAA-23-16
about: srcdoc
Label
Activated
Completed
Assignee Due Date
,peav000""""' Engineering Approval
7/19/2023,
8/2/2023,
Dan
(Engineering Departmen�t)
9:056:02 AM
3:074-38 �PM
'Thaete
"4111, �Notli'ce Pick-up (You will
2023,
8/11/2023,
be ema,iled, again when
Lori Kofoid
10-wv 591-Wi 39 AM
1-45:22 PM
re a d y),
mo) Meeting Minutes 1st
81/'23/2023,
112212024,
Town
Meeting
6-08:41 PM
9:56-15, A, M
Clerks
7/19/2023,
7/19/20,23,11
Allen
P a y rn e n t
91:516:02 A M
113119, AM
Homan
Application In -take,
7/18/2023,
7/19/20,23,
Lori �Kofoid 7/19/2023
Review
1:18,37 PM
9:56:02 AM
Zoning Board of
8/11/2023o
8/23/2023,
Lori �Kofoid 8/1312,023
Appeals Meeting
1:4�5#
-23 PM
3:20-09 PM
GMIL-239 County
'7/19/2023,
7/19/20,23,11
Lori Kofoid
Review
9:516:02 AM
9:56:137AIVI
�Review - Code
'7/19/2023,
8/7/2023,
Marty
Enforcement/Zoning
9:516-02AM
10,:59-38,AM
Moseley
Dept.
��lllJfl,!lJJf!!� R
Issuance of Meeting
8/23/2023P
8/23/2023F
Result
3:120,10 PM
3:2010 PM
8/23,,/2023P
Close & Archivie Record
-
3-20,10 PM
10 of 1, 0 1 /22/20,24, 10.0,6 AM
75
H
09
93
fl A
011
. . . . ......
/ . .. . . . . ... ))
J/
4"Jal
T"I
. . ........ ....
Opb
"Of
tiff i
I it, A 01)
f ,
IJ
w
Cool*
MOMMMM/
(CJ
,e
Proj"ett Informadflon, The pp) .can or projIect, sponsor is, responsible f6r,the completion o(Part 1. Responses become part ofthe
4p
veri iion. Complete, Part I based on pli"cationfor approval or-fundinare g'. subject to public review; and may''be subject to, furtber fi calI
information currently available., Ifadd, Itional research or, Investigation out be needed to fully respond to any item, please answer as
thoroughly as possiblebased on current iffif6rmation.
'I "nf4mation which 1, V I
Complete all i'tems in, Pa L You, may also proVilde anya ditiona, 1 you the belie e will be needed by, or useffil to
leadage cyo, attach additional, pages as necessa I
ry, to supplement an jitemko,
Part I— Project and Sponsor Information,
Allen'Homan
N'ame of Action lor Project:
Vadante deck project,
Project Location (descri"be, and, attacha location in4p).-
8019 Five Mile Dr I'thaca, RY 14850
Bnief Description of Proposed Action:
Deck constmetioln
ii ij� 111
Address.,,
6 &11A) i
city/po: State: Zip Code:
Leesport, Pa 19533
—Dis-, I I I I '"It, I I 11, 111 hi —e, pi, 1, 1, 1, 1, r", I -o—, n p
posed action, only i volve the legislative adoption ofa Ian, local law, ordinance,
administratilvertile, or regmd"a tio,10.
'If 'Yes,, attach anarrati''Ve: description of the intent of' the proposed act"J",on and the,, environmental resources that
may be affected in the municipatity and proceed to Part 2. lf"no, continue to, question, 1,
2. Doles the proposed, action, require a, permit,, aPproval, or fundim any other gover mentAgency.), 'NO 'YES
If Yes, list agency(s) namie and plernut or, approval: Tow'n Of Ithaca B i�llcling 1-)ermj��t
3. a. Total acreage of the site of the proposed actlioln? 171,atre
K, Total acreage to be physically disturbed? .000688705 aael
roperties) owncd
c. Total acreage (prqject site and, any contiguous p 3.71
or controlled by the applicant or pM"ec,,t Vlonsor? acrel
14. Check all land usest occur on, area4'�oi i ,j ining or near the proplosed', action,:
21 Urban Rural (tion-agriculture) Industrial Commercial Ej Residential (suhurbail)
Eli Forest Agni,culture El Aquatic 0 Other(Specffy)-
[:] Paikland
O,,' "1 ';, r �„a'�' , � �� ,,, � ,r. I,, ,,,
„/�/r, �j, „ ,j��'y''1 1 r i
6- s1 the Proposed action consilstent with ed ianncharacter Of e , s wilt or nafur, al landscape?
No
SI
El
w'w a tsite � oc'n, odoes' adjoin, state .v rrn awww'x�x rvwwwwwwwwwxnw�ema w�rr
NO
YES,
If Yes, identify
uu
w
I
Li
8w a, Will the proposed, unestA i, a substantial "increase i, traffic above present levels?
z
re Public tns I iservices ai4b ye at near the site of ' proposed action?
., Areany pedestrian,accommodations, o or bicyce routes available on or near the site, I Iced
action
u Does the proposed action Beet or exceed he state e e requirements?
S
If the proplosed, actionwill exceedue ,, descnben design, felatures, and te6nologim.
....... ........ -- . .....
r
El.
......
10. ill e proposed action connect ne an existingpublic/privatesup
��
S
f No, describe method fbr providing potable water:
R]
E]
Will the proposied aefion connect to existingal ate lie
If No, desic� n for � wastewater tr w
�iwi� ��i�i�nwrwa..�mmm�.iww,w. w.�W ����� orrtm�w..w xi�w�mmsmrmww.y�wwwwYws www.w.w.w.www.ww�uwurw�',
mm0000wi mw�vrviwwv wfuwww��� r... wmmmm .smo.rearrw wwwvrw�wr�— .mmtisv�rwivrtw�+u...... nnmimimnmmmm w.ororwwww YrY�wwwwwwwwwwwww,ww,vwwwwwwww.rw.swwwawoo�wm�rwwwwww ww�w,wmwrwwmrvwwwwr�wwewrnooarr uwmw�.�,,,,,�,,.,�wx�,;,...����iw,,.,w, �mnorwnwwwmw�m wort�r ._�www ww0000mrruw .
EJ
a
2. .w DPI i the die , site contain, I is i s s ial configuous a building, archaeologicarchaeologicW site, c S,
'Which s pi e I the National or State Register oflc Places, or that' as been deternlined, by the
Commissioner ofthe NYSOffice of'Parks,,Recreationsto �� Preservation, ie eligible for, lisfing on the,21 ED"
Late Register offfistorlc Places,
bow Is the` ec site, or anypoftion of it,, cN e n, "to, an area designiated as, sensitive for
archaeological sites, on, the NY State Historic'Preservatione SHPO), archaleological site invents
w
a. Does, a; �r I ` r t � . action, lands jo n e se ac c to
NO YES
wedands of er waterbodies regulated by a federal,state or'localagency El row-"
'
Iw Would the proposed action physically altlier, or encroach into, any existing etl waterbody?
Li
If Yes, identif
ythe ��
e to o an, x'tent o after do n squareftet or acresKK,
Yw ,wwm �w wwww w� �I
USAw ti n(s are id en-DiuHed Lqs being ii� andtiglu o s to the p ice! (-,),t IIIai � a �" YD,EC t1� ,l s ;
I
wwwww. � w �,W ,wW w �w .ram „„„ ww��ww.w»,.� ,wY ,wwwwwwwwwww «rrrr w - �wwr ....
wwwwwwww �w�w�wwww.w�w��ww�w�ww�wwww��w�w,w w»»rw
w
w
�. � �" G r �, I r 3
�, ur � � i� a �� � � � �� ii iu�m w�~ � u � u'� � u'�ui � u�u �� � �� the dim p� i� �1 � urn i��� i��� ui � i� �� a ii � �� .. � �� � tl.ur� i��� setback �. ui
�� o riI � rce � w iiirn ' j � q U-i m r,)m r U fiia a r a rim setm b� � a�
� � a 4 ,
ivot
� AF WTI
. Is, he r,.:' I i I located
II Ili
ect
L
�IIZfINf�fimrnlJKiL!" " r'�mrmrvrrwwwwwwrcn'wr upm'urv'�rvrvrvrvrvrvr�mrv�mxrvw��w�ww�wwx�wwrvwxwxwrv�a'
7.1 Wi the proplosedaction, create storm water disebarge, either firompoint ornon- oin sources?'
f Yes',
a. Will, storm water discharges, flow to, a4facent properfies
IMAMMMMIIIIIIMMMIMMMMMMN�IW ��
N01 'YES
El -
NO, YES
E:1 El-
b.
Will storm, titer discharges, be directed estabtished conveyance Systems (runoff and storm, aS �Li L..j
fIs a ..." - ..... ..
II
Does
"df the proposed action, include construction
"m tion or otheractc N v b i a "
resultour
r of(e.,I � to to
!I
If Yes, ex in I
,plai . the p
lose and, size ofte i oun dment
I,„
I
191. e sate, to I I the I i ,
management,facility?
,N
s,c e "
20,.Has,thesite ofthe proposed action or an N adjoining, propertyf remediation (ongoing or
completed) "
describe:If Yes,
IL I' iij �
C1,110.1
gm�
0MEMOMMMMMMMI
1-0
KNOWLEDGEI CERTIFY THAT TMINFORMATIONPROVIDED ABOVE IS, TRUEANAD ACCURATE TO THE BES;T OF
MY
n
i p atur, e Tit Owner
Date. 2
Liqupartment of COMMISSIONER
Katherine Biargell'a
Planning W& DEPUTY COMMISSIONER
Sustainabl"110ty
M. Meglan McDonald
11 11111 Pilliq I III III l���
SEMMES
Lori Kofoid, Admin�istrative AssistantIV
Town ofithaca
215 North Tioga. St.
Ithaca, NY 1.4850
Re: Review Pursuant to §239 -1, -rn and -n of New or State General Mu,nicipal Law
Proposed Action: Area Variance for proposed, deck located, at 809 Five Mile Drive, Tay .Parcel
#31.-2-17111, Allen 11oman- Owner and.A.Pplican.t.
Dear M.S. Kofoid:
This, letter ackn.owledges, your referral of the proposed, action identified, above for review by the
Tom kins County De artment of Planning and Sustainab�itity ursuant to §239 -1* n of the New
p p p _m -
and
York State General Municipal Law,.
We have determined the proposed action will :have no significant county -wide or inter -community impact.
We do, however, have the following comments on the proposed action:
Th I 'i kins C�(),I.I i y N11, Zes e],I t _L qtural, .1outves, Ipyentor r shows an inten'nAte nt stream on this
:�IIQI' ......... .......... p,!P,IIIII
property that was not shown on the drawings. It appears that the proposed deck is outside the 50-
foot buffer of the stream, but this should be verified.
We look forward to receiving notification on tie '17inal action taken by your municipality within 30 days of
0,
decision, as required by State law.
Si,'iicelrely.,
Katherine Borgella, AICP
Comr,nissioner of Planning and Sustainability
IN I
Town of Ithaca
Notice of Public Hearing
Zoning Board of Appeals
Monday, August 21, 2023, at 6:00p
215 N�., Tioga St. I
Z13AU-23-1 Appeal Cedar Rock Inc., Owner lmi"I'ra, Rd.; Michael LaseII, ,Agent, is
seeking relief from Town of Ithaca code 270-171.5 (Permitted uses). Town of Ithaca Code section 270-
171.5 does not allow for, a self storage facility to be operated within the Inlet Valley Center overlaly zonle,
where the applicant is proposing to construct a self-storiage facility, that is approximately 24,700 sq.ft,. of
gross floor area. The jproperty is located in the Industrial Zone district and the IInlet Val�ley Center over
zone, Tax Parcel N. 31.
Town of Ithaca A1116,11OURNED
Noti"ce of Public Hearing
Zoning Board of Appeals
Monday April 17 Ca) 6:00, p.m.
215 N. Tioga St.
ZBAU-234,Appeal Cedar Rock Inc., Owner of 602,,EJrnira Rd.-, Michael asell, Agent; is seeking relief
from. Town of Ithaca code 270-171.5 (Permitteal 'uses). Town of Ithaca Code section 270-171.5 does not
allow for a self -storage facility to be operated within, the inlet Valley Center, overlay one, where the
applicant is proposing to construct a self -storage facil"11,11y that is approximately 24,700, sq.ft. of gross, floor
area.
The current, property is located, in, the Industrial, Zone district and the Inlet, Val,ley, Center overlay zone.,
Tax Parcel No. 31.-3-4
The meeting will. be held in -person with the option. for the pUblic to also attendby video conferen.ctng
through the 27,00m App. The meeting can be accessed, and, you, can provide corm iients during the public
hearing by going to, www.zoom.us - Join Meeting - Meeting ID 852-5587-15176. You can also call, into the
Zoommeeting by telephone at + 1 (9,29 �436 2866) to 11'sten, to the rneetin,g and, provide comments d,uring
the plu,blic hearing. You, can also provide corni"nents, via, mail belore and duringthe meeting to Town
Clerk Paulette Rosa at,tow�ri,clerl<('�l,i,�)t(-.)wi�i.��itll,,t:,i,cc-i,,,ii,. ,us. For more info rmati on on. how to, access the meeting
and applwation/meeting materials, or how to subinit a cornment before or d-urin the 'ti ineeng,,
prqiect C k,'� 9
Please visit the Town of Ithacals website and click oil, Meeting Agendas. if tli,ere are any questions
pertaining to, this public hearing, contact Marty Moseley at mno,seley(4),towii,.ithaca.uiy,.,u,s or 607-273-
1783.
Town of Ithaca
PAU-IFTIMOM
3/21/2023
ZBAU-23-2
Zoning Board of
Appeals, Use
Variance Application
Status: Active
Submitted On:
3/16/2023
lilllllil
Tex Parciel No.
q q qi��;;Iii
Type of Variance
Use, Variance
Appewance �Date for Variance
4/17/2023
Primary Location Applicant
602 Elmira Rid s Mike Lasell
Ithaca, NY 14850 *� 315-486-0501
mike. lasell@,mblengineer'ing.,co,m
16510 Balch Place
Mannsiville, NewYork
136,61
MM
Internal Tasks to be Completed
11111!!! liq ii 111!1Illq11l i�'� �111
https�://iitlha,cany.vieoinmtcloud.io/#/expIore/records/,28214/react7form-detaiIs,/28214 1/12
3/21/23, 9 21 AM
Meeting Result (First Appearance)
ZBAU-23-2
Materials For GML-239 Were Sent
Public Hearing Notice Was Sent
Date Sign Was Picked -up
Historical Only
Address affiliated With request
Applicant's Information
Applicant is*
Engineer
Nel Ighbor Notification Letters Were Sent
M aterial Packets Sent to ZBA Member
,Status
�s, the, primary point of contact for
application different than the applicant
If the appiicant is ROT 'the owner, a letter/email from owner
designating the appl�icant as agent or a copy of the contract wit
owner's signature wiII need to, �be provided. i
Description
Brief Description of Variance Request*
Use, Vairance due, to current overlay district.
https�://iitlha,cany.vieoirmtcloud. io/#/explore/records/,28214/react7form-details,/28214 21/12
3/21/23, 9 21 AM ZBAU-23-2
Use variance Criteria Form
ILLUSTRATIONS C7F FINANCIAL EVIDENCE:
- Bill of sale for the property, recent value of property, expenses for
maintenance
- Leases,, rental agreements
- Tax bills
- Conversion cost (for a permitted use,)
- Realtor's statement of inability to, rent/sell
1. Can the applicant realize a reasonable,
re ern,,, as shown by competent financia]
evidence? (The lack, of return must be
substantial).*
The 3-acre property has, frontage alang Elmira Road and Five Mile
Drive but �has significant grade change from �Five) Mile Drive so the
only feasible access is from the Southwest corner off Elmira Roa,ld.
This property has, been vacant due to the many site restrictions of
steep slope areas, un-u.nform shape and overall poor access., To
obtain, an overall rate of return on the property it needs, to be
utilized to its full poftential which can be completed wilth storage
buildings in, different shapes and configurations to fit the site.
In summary the large expense required, for development of this site
could not be supported by uses, suggestion in the overlay district
such as a restaurant or smaller commercial bullidings that are rietaill
https�://iitIha,cany.vieoirmtcloud. io/#/explore/records/,28214/react7form-details,/28214 3/12
3/21/23, 9 21 AM ZBAU-23-2
- Topographic or physical features preventing development, for
permitted use.
-Why would it be possible to construct the applicant's, proposal and
not any of the permitted, uses?.
- Board. member observations of the property and surrounding
ffll�
2,,. Is the alleged hardship relating to the
property unique? (The hardship may not
apply to a substantial portion of' the
zoning district or neighborhood)
https�://iitlha,cany.vieoirmtcloud. io/#/explore/records/,28214/react7form-details,/28214 41 2
MI-DYTIMCIN
The subject property has many development challenges in which a
self -storage facility can overcome due to the �nature of' the business.
0
Itemis bulleted below outline some significant site challenges and
how s,e If- sto rage can, overcome them while other allowed uses in
the Overlay district could not. -I
mj�j 19"1111111111! � 6
IM INM I
. 11111�11111 . �IMM6 MWIIq
Brewery Lanei., T'hi�s access, locationis not suitable for a
commercial type of use such as, a retall or service facilities
outlined, in the Overaly District allowed uses. Retail/service
type u1sei would have traff ic align with peak hours to further, be
negative on the entrancef and accessing Elmira Road. Self -
the size proposed. Tra-itic 'is
,erat, storage is, not a traff ic gen or �in
typically off-peak and very limited for the units shown.
1.1 The, shape ofthe propierty and slope of' the site is very unique
with large elevation changes in the rear, The site drops over, 12-
feet from the len�trance in the buildable area., This creates a
ng and high cost of site development to provide sufficient parki',
to, create a building pad area. The self -storage faclifty is, very
flexible in that the buildings can, be fitted and rotated to utilize
the, property to the maximum potential. The separated
buildings also can be placed at different elevations to fit the
site topography.
11pill pil piiq� I
with intention of self -storage, an allowed use. Since the plan
package was submitted the Inlet Valley Center Overlay district
M
has, been adoptedwhich is a, unique situation for the property.
1. The pro perty does not have sewer readi'ly available at the
frontages. The sielf-sto, rage facility requires verr, rylittlle sewer
demand, and it is, intended to have a small onsitei wastewater
https�://iitlha,cany.vieoirmtcloud. io/#/explore/records/,28214/react7form-details,/28214 5/12
MI-DYTIMOIN
- Board members", iobservations ofneig,hborhood.
- Expected effect of proposal on neigh borhood, for example, change
in parking patterns, noise levels, lighting, traff ic.
3. Will the requested use variance, if
granted, allter the essential character of
the neighborhood.?*
The, proposeld project includes, self -storage which hides the typical
0 0 mini -storage buildings i�n the �rear wi�th more commercial style
*11 have buildings along the frontage. The proposed buildings wi
arch itectural features unl�ike typical storage faces and fit the
area. The current area has, commercial style structures on the side
and rear of the property. The rear of the property is designed as a
small inclustrial/commerciial area.
-What were the permitted, uses at" the time the property was
purchased by the applicant
- Were substantial sums spent on remodeling for a use not
permitted by zoning.,
- Was the property received, through inheritance,,, court order,
divorce?
4. Has the alleged diff iculty been self-
created ?.*
https�://iitlha,cany.vieoirmtcloud. io/#/explore/records/,28214/react7form-details,/28214 6/12
rAl-DYTIMCIN
The property was purchased with intent to develop se, l�f� sto rage
because of the un-uniform shape and tio,pographica] changes.,
Whein the property was purchased self-storiagle was allowedin th�
LI district and a Planning Bioard submission was �made. �Now the
Overlay, district has been adopted by 'the Town for this property
e. Is the a I I eged, d iff 'ii c u Ity self -creme d ?.*
18M M i "i
US i 1904 1 OR 5
The, 111DERSIGN ED respectfully, submit this app,111ca,tion requesfin
an appearance before the Zoning Board of' Appeals., By filing -this
applicationI grant permission for members of The Town of Ithaca
I an Zoning Board of,Appeals, or Town staft to enter my property for an
inspection(s) neces,sary that are in connection w1th my application
I acknowledge, that, com leted appliciations are sc�hiedu�led on a
�P I
first -come first -serve baally be
submittied forty-five (45) days advance of the proposed meeting
date, together with, the requ�ired application fee. Failure to do so
1 qpiiiqpiiiq� 1111liq 111!11�
1 im I 11��13,M
Diglital Signature,*
https�://iitlha,cany.vieoirmtcloud. io/#/explore/records/,28214/react7form-details,/28214 7/12
Self Storagle Facility
Self Storage Development
5/5/202,3
Average Unit Size Rentable SF
Select Anaillysis BaO Units -Based Analysis
Assumptions for FAR - Based Anallys[s
Lot Square Footage
Totaill Al]owable FAR
Average Unit Size Rentable SF
MaxiimurnAllowabd1i Assuming 5% Efficiency Factor
Totall Rentable Square Footage
Assumptions for, Units -Based ,analysis
Lot Acreage
Storage Units 45 Units, PerAcrie
Average Unit :size Rentable SF
Totaill Reintable, Square Footage
Units -(Based Analysis
Building Efficiency Factor
Totall Building Above Grade SF
Pre -Construction
Construction Schedule
Post -Construction Lease -Up (Monthly Rate),
Total I
Average Monthly Rent (today's vallue)
Gross Potential Revenue
Less Vacancy and Credit Losses
Potential Revenue, Net
Operating Expenses - today's valuie
Real Estate "Taxes - today's vallue
Totaill Operating and Taxes
NUMMOMPROW0.1 MOO
Hard Cost & Contingency - todlay's value
Soft Cost % Hard Cost & Contingency
Senior Construction Loan to Total Project Cost
Construction Loan Interest & Operating Deficit
Laind Cost
Totail IProiject Cost: (TPC)
Per Self -Storage Unit
"Current" Staiblilized II Yield on Cost/Going-in Cap Rate
Senior Const�ruction Wain Amount
Required Equity Amount
lincornie Annual Inflation Factor
Expenses, Taxes and OpEx Annual Inflation Factor
Years to, Stabilization
Annuall Capital Expenditures
Next Year's Stabilized NOJ after CapEx for Valuation
Annual Debt Service,
EBIDA,
Yield on Cost
Asset Salle Capitalization Rate
Future Gross Capitalized Value
Per Self -Storage Unit
Se I I i n g Costs
Sale Proceeds, Net
Pre -Tax Profit on Sale (excludes, intedim year cash flows,)
Pre-TaxM Profit argin (exdl ulint nterim year cash floe s)
multiple on Invested Equity (excludes interim, year cash flows)
1F
87,,120 SF
FAR 174,240 FAR
132 SF
134 Units
134 GSF
3 .00 acres
135 Units
132 SF
17,820 GSF
4.50%
17,70,0 GSF
8 months
10 months
30 units/rno. 5 months
23 months
$2.00 PSF $264 per Unit/mo.
$427,680
15,00%
($64,152)
$363,528
Mont�hly
$3.00/uinit
($4,860)
$6.00/uinit
($6,000)
$5.00/uinit
($8,100)
$355,428
% TPC
$2,500/unit
37%
$337,500
15-00%
6%
$50,625
65Z0%
&510%
4%
$35,150
$3,556/unit
53%
$480,000
100%
$9,03,275
$6,691
WNW
65-00% $587,129
35,00% $316,146
$903,275
5.00%
5.00%
1.00 year
$20/unit
$388,883
$79,836
$309,046
43-05%
1000%
$3,888,8216
$28,806
1510% $58,332
$3,830,494
$2,927,2119
324W%
10.26x
An owner -occupied residence providing at least three but not more than five rooms for temporary
transient lodgers with sleeping accommodations and a meal in the, forenoon of the day. For the,
purposes of this, definition, to quaI4 as an ownier-occupled residience, the residence must be the
principal residence of at least one of the property owners, the owner-occupant(s) must reside in the
principal residence for a mini'mum, of 185, clays per yearand no otheir owner(s),, collectively or
individually, may, own a larger percentage of the tax parcel than the own e r-occu pa, nt(s). (Amended 12-
29-2021No., 18-2021]
Construction Costs:
Site
$
500,000
Building 5000 sf @ $285
$
11425,,000
FF&E 5 Rooms
$
25,000
Owner's apartment FFE
2,1500
Permits
10,000
Design
71500
Feasibility Study
$
3,1500
A�p�praisal
$
31,500
Sige
$
41000
$
11918,11000
Rooms: $ 5
,Average Daily Rate, $ 25,0
Occupancy 60%
Annual Gross Revenue 273�750
Operating Expenses
Taxes Bed, Sales
$
32,,8,50
Management
$
75s000
Soft s
54,175,10
Meals
251000
Advertising
$
5,1000
Util�ities
$
61000
$
198,6100
In M M* WWI
Real estate taxes 61000
Insurance $ 2,1000
Cost to finance 80% LTC $134p 12.44
$ 142_$412
Net Income $ (6712162)
2 =I
Hotel restricted to a, maximuirn of 60 rooms per overlay code
BlUilding
Coin stirUiCti On COSt:
Land
$
350,0010
Site
$
500,000
Building sf @, $285 ( " ,I
8,55,10,0010
RME 60 Roloms, $12k peir key
$
25,000
Qwner"5, apairtment FFE
$
2,500
Pre -construction,
$
61,075
Pre -opening
$
51,564
Feasibility StUdy
$
30500
Appirais,41
$
3,SO,O
Signage
$
4,000
$
9,551,139,
Projections
I
C Year I
1E Year 2
Year 3
lNumber of Rooms-, E
.......................................
IE
L
loccupancy:
E
jAver,age, Rate: $96001
l�F-111,111,111,111,111,'ll""I'll""I'll",'ll""II $91.00 , I
F
IRevPar,: $54MI
IF $56.421
1,.47
I Days Open,.
36SI
�F ..............................................
3
10ccupied Rnoirns
1
1 ',14
1
3,
1 1
13,5781
1
[Levenue
IL_
--------- ----------
--------------------
Ro'om
------------- ------------
----------------------$1,1R2 600
983%
- -------- ------------
1,235,598
9&7%
1,235,598
9&6%
Other Income
$15,1000
13%
$16,000
13%
$17,000
1,4%
T ni Revenues
1 100.0%11
$1,
$1,2
'�7
-----------
7 -------
IDEPARTMENTAL EXPENSES
IF I
F
I Rooms
$271,9981
23.0%IF
$247,1201�
$222,40R
1 Other, Op,eiratied Departments
$7,00101
63.2
1 $8,0001
1 $8,00
ITotal
278,
23.3%j
I
$255,1201
IE I
22.0%11
$230,4081
--------- IL-
$9=96,=478
$I'O'g'=1qO
...........................
UNDISTRIBUTED OPERATING EXPENSES
Administrative & General 1
$94,60811
8,0%1
$97,162-51
7«5%1jr
$95,1971L
76%1
Mairk�,fing
$47,3014
4.0%
$49,424
4,0%
$46Y335
3,8%
Frainchise Fee
$245
7.0
$86,492
$86,492
7.o%
Prop. Operations & Maunt. 1E
$5302171
4_5%j[_
$49,4241
F $
I qqiiities ............ .......................................... ... 3
............................................................... ........... $411,3911L
3
�F $
...................................................... 43,24611
3.5%
$
Total
$
1 27
$1011
IManagemient Fee
' 35,92
37,5 N
--------------------
3.0%11
$37,5781
3.0%1
L----------------------------
I ----------- IE
J=I
----------------------- =1
4,51.7
------ J
IFIXED EXiRENSIES
ProIperty Taxes,
...............
5.10%1�
Insuraince _1E $40,0001L
TNI
$4 ,000
1.711
$43,0001
Reserve for, Replacement 1E $23,6521
2.0%j[_
$37
F_ $
Total. $92,0001 63% $1313,068. 10.9% $1 n.5%1
I $4,99,65,21 32ANI $8512,544 33.4%
0191 . ONET OPERATING INCOME $553,9: 29 =
I st Lendei, Debt
80%, of Project Cost $7,640,91 L.20
Annual I'ayin,eni, $7 10, 8 7 8 , 84 $7 10,878.84 S710,878.84
(11"Oss E'C'1111111gs, bet bre taxes ($156,96984) (S 2 11,2 2 6,5 9) SI 3 9,66 5,,64
Construction Costs:
Land
$
35Q,000
Site
$
500,1000
Building sf @ $285 (3500 s,f),
$
9971500
Pre- construiction
$
30"FOO10
Sig age
$
41000
$
115311500
Real Estate, Taxes
$
61000
Maintenance
$
51000
$
11,0010
Loa�n at 80% ETC
$
L225o200
Annual �Rent Net
$70,_000,0.00
Annual Mortgage Payment
116 � 3 00.4 2
Annual Expense
$
11,0010
Net Profit
($571300.42)
an.dard Loan AnalySIS
Less Than 5,000 sf
Construction Costs:
Anidmal Service,
Land
35,OOO
Site
$ 50,0,0,00
Building sf @ $285
$ 11425,,O00
Pre -construction
$ 30,000
Signage
4"0'00
1,959,000
Real Estate Taxes
$ 6,0�00
Maintenance
$ 5,1000
$ 11"000
Loan at 80% LTC
11567,200
Annual Kent Net
$1,.00
Annual Morgage F
$1451805.2
Annual Expense
$ 11"000
Net Prof it
($5,61805.82)
Standard Loan,Analysl's
MT40
Fitness Center
Land
350,000
Site
500,000
Building sf @ $285
$ 1,425,000
Pre -construction
$ 301000
Signage
$ 4,,0,00
$ 1?959,,000
Real Estate Taxes
$ 61000
Maintenance
$ 51000
$ 11"000
Loan at, 80% LTC
11567,?200
Annual IRent Net
$10010�00.00
Annual Mortgage F
$1451805.82
Annual Expense
$ 11,0�00
Net Profit
ir 7 standard Loan Anal'y'sis
Less Than 2,5,00 sf
Construction Costs:
Land
35,OOO
Site
$ 50,0,0,00
Building sf @ $285
$ 712,,500
Pre -construction
$ 30,000
Signage
4"0'00
112461500
Real Estate Taxes
$ 6,0100
Maintenance
$ 5,1000
$ 11"000
Loan at 80% LTC
997,200
Annual Kent Net
$62,500.00
Annual Morgage F
$92,775.37
Annual Expense
$ 11"0100
Net Prof it
($4,112,75_37)
Jq
N'tandard Loan,Analysl's
Construction Costs:
La n d
$
3,000
Site
$
5001000
Building sf'@ $285 (50100 sf)
$
1,,425,000
Pre -construction
$
301000
SiIgnage
$
41000
$
1�19519,,000
Rea I Estate Taxes
$
61,000
Maintenance
$
51!00
$
11,0000
Loan at 80% LTC
$
11567,200
Annual Rent Net
$5,i.00
Annual Mortgage Payment
$1451805.82
Annual Expense
$
11,1000
Net Profit
($ 11, 1 , 8 0 5,.8,2)
0014d
Standard Loian Analys,l"S
'01
/5NA
MMIM
Land
$
350,000
Site
$
500,?000
Building sf @ $285 (3500 sf),
$
9971500
Pre -construction
$
301000
Signage
$
4,000
$
11531,,500
Real Estate, Taxes
$
61000
Maintenance
$
51000
$
11,000
Lo'aIn at 80% LTC
$
112,251,200
Annual Rent Net
$70,,G00.00
Annual M�ortgage Payment
$116.J00.42
Annual Expense
$
11,000
Net P,rofit
($57,0300.42)
TOWN OF ITHAC,A
NEW YORK
DEPARTMENTOF PLANNING
215 . Tiogia St 148'50
273. 74
wwwAqw'U,.1t,h2c1L,"Ij.0
SITE PLANREVIEW
OWNER'S AUTHORUIATION & CERTIFICATION FORM
jf"11171 iiiiii� 11111p 11, jpiii� OF iiiiii 1111-1 1111 111
�11111111wwiijjj�l
F711
R "SEEM
1011 0111 1
CIO
ty,
11thacia, Zip Code.- 148,50
# State NY j
-3-4
Tax Map and Pamel Number(s), 31
ji
77TM
4
PrIWActivity foir whilch, Applicatton is, bleing madlei StoraIge Facifii!y .,242-Un"Its
.�L3 Signature, of Owner(s)"I'l
Signature of Owner(s):. Datem
Prifnited, Owneir(s) Name,: Xe
Pn*nted Owner(s) Name:
1* TiLawmigmX11,001ME one MmMiTEEM
NY
City . ........ . .... ......... .... Statel. Zip, Code.
Tele(�.hojn,e Number. 3'15,4816.0501
Email Adidress:, M,lk,e.1a,s,el�l@,M�,blenglineeringl.c, M
1-8-2023,
Signature of Applic,ant/Agento, Pate.
pq�lll 1111! 11�1 ",Ilia
February 24, 2023
MTN: Mike f,asefl
16510 Balch Place
Mannsville NY, 13661
RE.- Letter of Denial — DEV-23-6
602 Elmira Rd.
Ithaca NYJ4850
Tax, Parcel -Number.- 31,-3-4
On January 23, 2023, you submitted a, partial site Plan, application (DEV-23-6) for a self -storage facility
located at 6:02, Elmira Rd., Ithaca NY, 14850. When, )POU SUbmitted this application, the zoning for 602 Elmira Road
P-P
was identified as the LightIndustrial Zone, which allowed a self -storage facility as a permitted use in the, zone.
On February 13, 2023�, the Town of1thaca Tmxrn Board approved the Inlet Valley Ovcrlay,District,),NThich
encompasses the address Identified above.This alters the zonitig from, the 1-4ight industrial zone to the Inlet'Valley
Overlay District, which, does not permit a self sto:rag c facility as an allowable use.
The spccific zoning that is now identified for this parcel of land. is the "InIct Valley Center Overlay Zone".
Since, a, use group allowing �for a sclf-storiage facility use. is no longer available at this � fro petty, your application,.
(DEV-23-6) has been denied,
If you , rjS.jj to pursue the self -storage facility project at 602 Elinira Road, then YDU will need to se,ck and
obtain a use variance ftoni the'Town of Ithaca Zoning Board of,Appeals (ZA. This lettcr an be, used. as a denial
to request an, appearance before the ZBA. If you have any questions related to the above related items, please fccl
free to contact us by phone at 607-273-1783 or by creal at
Director of ('ode Enforcement
f'own, of Ithaca
215 North Tioga Street
Ithaca NY, 14850
A R. C I -I I T El C T'U R E
Town of Ithaca Planning Department
215, North Tioga Street
Ithaca,, NY 14850
Re: Project INarrative - Proposed Storage Facifflity
The purpose of this letter is to express IRu.udra Management's interest in constructing a self -storage
facility on their vacant land, located at 602 Elmira RoadI., Ithaca, NY (the "Prqperty").
Pro Ject:
IRudra Management proposes the construction of approximately 30,,000 scluare feet of self -storage,
space, which will be comprised of both traditirual drive -up storage units, ass well as indoor climate -
controlled storage units,. The, project will be split into two phases. Phase One will, entall the construction
of the traditional drive -up storage units, and Phase Two will entail the construction of the indoor
'pct ut climate -controlled building. Unit sneeds. :sizes will vary to meet the Community's nes. The rojewill ilize
the publ�ic water system for its fire suppression and bathroom, but will install on site septic for its sing,le
use toilet. We anticipate construction, to last 6 to 8 months.
,About Rind ra Management,:
Rudra Management is a real estate development company that builds, owns and operates 2,5+ hotielsin
the Western New York area. At the helm, Jay Patel has extensive, experience in development and
construction., Once example of their work is The HolidIay Inn Express & Suites,, 371 Elmira Road, which is
located down the road from the Property. The hotel project was considered a "'ground-ul Ip" construction
project that transformed a neglected site Into, a thriving local business. Rudra Managemient hopes to
continue their sucicessfu�ll track record by diversifying their po�rtfo�lio with a self -storage facillity, as their
, me arket research has deteed rmina demand in thehacaea Itarea. Ruldra Management has hir d Line 42
Architecture to consult and assist with the development process. Having worked together on other
successful projects in the Ipast, Rudra Management and Line 42 Architecture bring a collective
experience that will ensure this project clomesto fruition in a reasonable amount of time.
About Line 42 Architecture:
Line 42 Architecture., PLLC is a design firm specializing in self' -storage and multifamily housing., Jups hu�a
Best., AIA, Folu�unding Principal has developed, designed, constructed and operated four other self-trige
facilities in the Buffalo, NY area with his, cornpany Best Brothers Development LLC His most recent
ground -up construction was a facility located in, Orchard Park, NY, which is similar to Rura
Management"s proposed facility for Ithaca,, NY.
Best Brothers, Development,. IC is a homegrown company that specializes in operating and assisting in
cornmercial real estate development ventures. 'Their services include site acquisition, architectural
design, construction managerni an't technical and operational assistance. Their focus Is on multi -family
housing, self -storage and hotel development.,
Thank you�, Joshua Samuel Best,, AIIA
LINE 42 ARCHITECTURE PLLC I PO, BOX 665 1 EAST AURORA, NY 1405716 818 9168
REGISTERED ARCHITECT IN THE STATE Of INEW YORK AND THE COMMONWEALTH OF MASSACICI USETTS
10F1
I I fl, UA AM A 4 M P i 0 U d = all, 0 [ 6-1 , 'ILI vi AM' Ml 4' LTH, 4 L1 i i
PROJECT S,U�MMARY
Runda Management plans, to construct a self -storage facility at 602 Elmira Road, in, the Town of Ithaca. The
previous zoning was Light Industrial but as offebruary 13, 2023 the area has become within the Inlet Valley
Center Overlay District which has a restriction on seff-storage.
Per the guidelines of NYS for applications, to the Zoning Brd, ofAppeals, the following breaks down,. each
request.
USE VAWANCE INFOWAT101NI
.A. The prwper,ty, is, in cky a reas',on able re" on In ItIal in veW fusatf ft )r iialtowed
id,i,str,ict uses.
The, 3-acre, property has frontage along Elmira Road and Five Mile Drive but has sig-niticant grade change
from Five Mile Drive so the only f6asible access is from the Southwest corner of Elmira Road, This
Property has been vacant due to the many site restrictions of steep slope areas, un-uniform shape and
overall poor access. To obtain an overall rate of return on the property it needs to'be utilized to its full
potential. which can be completed with storage 'buildings in different shapes, and configurations to fit the
site.
In summary the large expense required for development of this site could not be supported by uses
suggestion in he overlay district such as a restaurant or smaller commercial buildings, that are retail
oriented.
W
B. Th,e property 1.5 b,eltkq affe!,ct,ed by a unique or, unconim,on chTun�iAaniice
The subject property has, many development chalienges in which a self -storage facility can overcome
due to the nature of the 'bus,iness. Items bcull etedbgel ow outline some, significant site, challenges and how
self -storage can overcome them while other allowed uses in, the Overlay district could not:
1. Access is limited on Elmira Road to the Southwest close to, Brewery Lane. This access location is
not suitable for a commercial type of use such as a retail or service facilities outlin.ed, in. the
Overaly District allowed uses. Retail/service type use would have traffic align with peak hours
to further be negative on the entrance and accessing Elmira Road. Self -storage is, not a traffic,
generator in the size proposed. Traffic is, typically off-peak and very limited for the units shown.
2. The, shape, of'the property and slope of the site is very unique with large elevation changes in the
rear. The site drops over 12-feet from, the entrance in the buildable area. This creates a high
cost of site, development to provide, sufficient parking and to create, a 'building pad area. 'The,
self -storage facility is very flexible in that the buildings can be fitted, and, rotated, to utilize the
property to the maximum potential. The separated buildings also can be placed at different
elevations, to fit the site topography.
F
3. The property is Zoned a,S I Light Industrial, which was purchased with intention of seff-storage, an
allowed use. Since the plan package was submitted the Inlet Valley Center Overlay district has
been adopted which is a unique situation for the property.
4. The property does not have sewer readily available at the frontages. The self -storage facility
requires very little sewer, demand, and it is intended to have a small on site 'was te water displosal
system oinsite.
Rev 3/15/201234, ,�
i N11, G1 E R, c3
C The Varianc-e will not, alter, the essential character of the nelglhborhoo,d
The proposed projincludes self -storage which hides the typical mini -storage buildings, in the rear
with more commercial style bui,ldi,ngs along the frontage. The proposed buildings will have
architectural features unlike typical storage facilities and fit the area. The current area has commercial
style structures, on the side and rear of the property. The rear of the Property is designed as a small
industria.l./commerdial area..
A The h a r(Ish i'p, i's no, t seff-crea ted'.
The property was purchased. with 'Intent to develop self -storage because of the un-uniform. shape and
topographical changes. When the property was purchased self -storage, was allowed in the Ll district
and a. Plann 'Ing Board submission was made. Now the Overlay district has been adopted, by the Town for
this property which was not a self-created hardship.
Rev 3/15/201234, ,�
i N11, G1 E R, c3
anort Environmental Assessment Form
Part I - Proj*ect Information
Instructi.ons for Compl.efiin'
1111art I - �Project Informat]'on. T"Ite applicant or project sponsorl's, responsible for the complet]'on of Part 1. Responses become part ofthe
application for approval or funding,, are subject to public review, and may be subject toffirther verification. Complete Part 1. based on
information. currently available. if additional. research or investigation would be needed to fully respond to any item, please answer as
thoroughly as possible based on, current information.
Complete all, "items in Part, 1. You may also provide any additional information which you believe �will'be neededby, oruseful to the
lead agency; attach, additional. pag�es as necessary to supplement any itern.
Part I Project and S onsor Information
P
Name of Action, or Project:
Ithaca Self -Storage
Project Location (describe, and attach, a location map):
1602 Elmira Road - Ithaca
Brief Description. of ProposedAction..
Construction, of a Self -Storage facility with 7 buildings which include indoor heated storage and standard mini -storage of
approximately 241700-SF.
Project includes a 20,,700s.f. building folotprint (24,700,s.f. total gross floor area, as, Building,, 7 is two -stories),, al'ong
with
parking, landscaping, stormwater management facilities, and other �project ellements. C11"Y
Name of Applicant or Sponsor: Telephone: 716.481.9888
Rudra Managae�me�nt E-Mail-ja y@rudramgmt.com
Address,.
�51 Andierson Road
Cit YIFO: State:
Zip Code:
Buffalo NY
14225
I Does the pro osed action only involve the legislative adoption of a plan, local law, ordinance,
p
NO
YES
administrative rule, or regulation?
If Yes, attach a narrative descri tion, of the intent of the ro osed actioil, atid, the environmental resources, that
'be p p p
m, ay affi�cted inthe municipal.ity and proceed to Part 2. ffnlo continue to question 2.
2. Does the ro o�s,ed action require a ermit, a roval or funding from any o�ther government Agency?
p p p pp
NO
YES
'n M
If Yes, li,st agency(s) nai e and per, it or approval: Ithaca ZBA, County Planning, NYSDOT, Ithaca Planning Board,,
NYSIDEC
3 a. Total acreage of the �site of the proposed action'? 3.0 acres
b. "rotal acreage to be physically disturbed? 1,90 acres
c. Tota,l acreage (pro' and any contiguous properties) owned,
I ect site
or controfled by the appficant or project sponsor? 3.0 acres
4. Check all land uses that occur on, are adjoining or near the roposed action:
p
5. ED U El Industrial. Commercial Residential. (suburb
-ban Rural (non -agriculture) an)
Forest E] Agriculture Aquatic Other(Specify), Light industry (warehouses), vacant land
'land
E3 Park
I of3
:51 ,,
tion.,
5. Is the proposed ac NO
YES
N/.A
a. A permitted use under the zoning regulations?
b. Consistent with the ado ted coun rehensive lan?
P P p
6�. is the proposed action consistent with the predotninant character of the existing built o,r natu,r I
a landsca PC.
NO
YES
7. 'is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area?
NO
YES
If Yes, identify:
8. a. Will the proposed action result in a substantial, incrcase in, traffic above present levels?
NO
YES
f -o
b. Are publi,c transportation services available at or near the site o the Pi plosed action? C
Elmira Road is, served �bly'TCAT �Route 6
C., Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed actroll
9. Does the pro osed action meet or exceed the state energy code requirements.?
p
N'O
YES
I I the proposed action will exceed requirements, describ e d — "irn features and technologies:
es,ig
YES
10. Will the rop�osed action connect to an existing ublic/ riva,te water supply? NO
p p P
If No, describe method for providing potable water:
An offsite waitier main extension wil] be required to provide public water to this pariceI.
..........
11. Will the proposed action, connect,to existing wastewater uttfities'.�','
NO
Y"E'S
If No, describe method for roviding wastewater treatment"
p
OnSite wastewatertreatmient fo�r a single bathroom.ff an exemption is, ap roved by the Tawn Board. ffexemption '11's,
n ot a p roved,, th e �n a n offs i te sa n i ta ry sewe r m a i n exte n s i o n �1' be reg u i re d.
. . ................
12. a. Does the prQject site contain, or is it substantially contiguous to, a building, archaeologic,a,l sit or district
e
NO
YES
which is, listed on the National or State Register of Historic Places, or that has been determined by the
Commissioner ofthe NYS Office of Parks, Recreation and Histor�ic Preservation to be eligible for listing on the
State Register of Flistoric Places'?
Ple sle, slee part 3
b. Is the prQject site, or any portion of it, located in or adjacent to an area designated, as sensitive Ro. r
archaeological. sites on. the NY' State Historic Preservation Office (SHPO) archaeological site inventory'.
13. a. Does, any portion of the site of the pro osed action, or l,an,d,s adjoining the proposed, action,, contain
P
NO
YES
W etlands or o�ther waterbodies regulated by a federal, state or local agency? Please see pa r-t-31
Would the proposed action. physically a ncroach into, !?
b Iter or e any existing wetland or waterbody' . . .............
If Yes, identify the wetland, or waterbody and extent of alterations in square feet or acres:
11IC-19, C"! I'l."! of 3
es that occur on,
14. Identfty the typical habitat ty or are likely to be found on the prqject site. Check all. that apply.
P
E] Shoreline E] Forest, E] Agr�icu I tura I./grass lands Early mid -successional
-nd
Wetla Urban Suburban
15. Does the site of the proposed action contain, any species of animal, or associated habitats, listed by the State or
NO
YES
Federal government as threatened or erldarlgered.
16. is the roject site located in the I O�O�-year flood plan.?
P
NO
YES
�El
17. Will the proposed, action create storm water discharge, either from point or �non-point sources?
NO
YES
If Ycsl�
a. Will storm water discharges flow to adjacent properties?
b. Wil,l stol"M water discharges be directed, tio established conveyance systerns (runoff and, storm drains)?'
El
If Yes,,, briefly describe:
WNW
1. 8. Does the ro osed action include construction or other activities that would result in the impoundment of water
P p
NO
YES
or othcr liquids (e.g., retention ond, waste lagoon, dam 9
p
If Yes explain the pur ose and size of the impoundment:
p
19. Has the site of the pro osed action or an. adjoining property been the location of an active or closed solid waste
P
NO
YES
management facility?
If Y es descr�ibe:
20, Has the site of the proposed, action or an adjoining roperty been the subject of remed,i,at�ion (ongoing or
p
NO
YES
cornp leted) for hazardous waste?
If Yes,, describe:
TI.FY THAT THE IN
I CER' FORMATION PROVIDED ABOVE IS, TRLJE AND ACCIJRATE TO TI-IEBEST OF
MY KNOWI...,EDGE
Applicant/s, onsor/narne: �Michae�l Las,ell Date. 3/15/,20,23
p ----------------------------
S i gnature: Title- �Enginee�r
PRINT �FORM P -a' 9-1 10" 31' of' 3
Disclaimer The EAF �Mapper is a screlening,tool intended to assist
project sponsors and reviewing agencies I in preparing an environmental
assessment form (EAF). Not all questions asked in the EAF are
answered by the EAF Mapper. Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
the EAF Mapper provides the most, up-to-date digital data available to
DEC, you may also neledto, contact local or othier data sources in order
to obtain data not provided by the Mapper. Digital data is not a
substitute for agency determinations.
)WIlonbroM'
Toronto,
All
b arly
ZJ
Ipc*ton'
Prcwol &I W/,,;se,,
0
k/ I IF," I 'A ,w York
rXi"ttst, trol"11,
IC Ph Ita d#41 P 11,t, Iii
11 jr s, n C hina (Ho ng �K Es ri
cot,*i L,,,i t lIte, (31 S LjI Se to C off) tvl� L fill
Part 1 / Ques,tion'7 [Critical Envirionmental No,
Area]
Part 1 / Question 12a [National or State No,
Register of Hi�st,oric Plaices, or State Eligible
Sites]
Fart 1 / Question 13a [Wetlands or Other
Regulated Waterbodies]
Part 1 Question 15 [Threatened or
Endangered Animal]
Part 1 / Question 16 �[100 Year Flood P'lai�n]
III a
Yes
Yes - Digital mapping information on local and federal wetlands, and
waterbodies is, known to) be incornplete., Refer to EA,F Workbook.
No,
or are incomplete. Refer to EAF
Digital mapping data are not availab!
Workbook.
No,
Short Environmental Assessment Form - EAF Mapper Summary Report
Ageney'Ust Only [1.17 applicable]
Project. Ithaca Storage - 6�02 Elmira Road
Date: 1ZBA use vanance 4-17-23
Short Environmental Assessment Form
Part 2 - Impact Assessment
Part 2 is, to be completed by tb,e 1,ead Agency.
Answer all of the following questions in Pa�rt 2, using the information contained in Part, I and other materials submitted by
the prQject sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by
the concept "Have my �responses b�een reasonable considering the scale, and context of the proposed action'?"I
...............
No, or
Moderate
small
''I
to large
Please see, Part 3 for further explanation of
0
impact
0
impact
1, 2, 3, 5, and 10 below,
may
may
occur
occwr
1. Wil.l. the proposed action create amaterial. conflict with, an adopted land use plan or zoning
regulations".?
2. Will the proposed action result in a change in. the use or intensity of use of land?
............................................................................................................................
3. 'Will the proposed action irnpair the character or quality of the existing community'.,"
..........................................................................................................................................................................................
4. Will the proposed action. have an. impact on the environmental characteristics that caused the
establishment of a Critical Environmental Area (CEA)?
5. Will the proposed action result in an adverse change in the existing level. of traffic or
affect existing infrastructure for �mass transit, biking or walkway?
6. Will the proposed action cause an increase in. the use of energy and it fails to incorporate
reasonably available energy conservation or renewable energy opportunities?
7. Will the proposed action i'mPact existing:
a. public / pri'vate water supplies?
L!�j
b. public/ privatewastewater treatment �utilities?
8. Will the proposed action impair the character or quatity of impot-tant historic, archaeological,
architectural or aesthetic resources?
9. Will the proposed action result in an adverse change to, natural. resources (e.g., wetlands,
r .... .
waterbodie!s, groundwater, a,ir qua,lity, flora and fauna)".?
.
10- Will the proposed action result in an increase in the potential for crosion, flooding or drainage
........................................................................................................................ ..
proble,i-ns?
11. Will the proposed action create a hazard to environmental resources or human health'?
PRINT FORM Page 1. of 2
Ithaca Storage- 602 Elmira Road
...............................................................................................................................................................................................................................................................................................................................................
ZBA use� variance- 4-17-23
Short Environmental AssessmentForm
Pairt 3 Determination of Signijicance
For every question in Part 2 that was answered "'inioderate to large impact may occur", or, if there is a need to explain why a
particular element of the proposed act,ion inay or will not result in, a significant a.drverse environmental impact, please
complete Part 3. Part 3 should, in, sufficient detail, identify the impact, including any measures or design elements that
have been included by the prcject sponsor to avoid or reduce impacts., Part 3 should also explain how the lead agency
determ'neld that the impact may or will not be s" 'I - potenti , a un acts
1, jgn,ficajif. Each 1, ' p hould be assessed consilderuig its setting,
probability, of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short-
term', long-term and CUMUlative impacts.
Check this box if you have determined, based on the information and analysis above, and any supporting documentation,
that the proposed action may result in one or i-nore potentially large or significant adverse i�rnpacts, and an
i
environmental impact statement is required,.
Check this bo'X if you, have d,e�te�rmined, based on the information and, analysis above and, any su, orting documentation,
I pp
that the proposed action will not result in any, significant adverse environmental impacts.
Town of Ithaca, Zo�ning Board of Appeals
Natne of Lead Agency
David Sq�uires
Print or Type Name of Responsible Officer in Lead Agency
Si&mia,ture of Responsible Officer in LeadAgency
W
Title of Responsible Officer
Planner
Christine Balestra,
Signature of Preparei- (if different from esponsible Officer)
PRINT FORM Page 2 of 2
Short Environmental Assessment For�m — Part 3 Det,ermination of Significance
Project: Ithaca Self StIorage,, 602 Elmira Road
Actions.- Use Variance,,Zoning Board of Appeals
Site Plan Approval,, Planning Board
Date: April '17, 2023 (Zoning Board of Appeals,)
Physical characteristics of'the prop,erty,:, The proposed self -storage facility wil�l be located on vacant
property that was, utilized as, a fill -site f I or the storage of fil�l and construction, materials during the NYS
Department ofTransportation's (DOT) Route 13/Route 13Aintersection and Cayuga Inlet bridge
reconstruction projects in the mid-19901's. Approximately 80% of the, property is relatively flat and
clear of vegetation. However, the remainder of the site,, particularly the, north, and west edges and
along the NYSDOT right-of-way to the east', contlains, steep slopes and manmade fill mounds in various
stages of natural rie-vegetation. Those aireas of the property also contain first succession vegetation
(mostly young birch, locust, a�nd sycamore trees) along with some larger deciduous and evergreen
treest overgrown shrubs, and tall grasses.,
Thi's, property used to contain a stream that is a tributary, to thile Cayuga Inlet. During the,
reconstruction projects, the stream was piped underneath and across the property to outlet culverts
on the northeast and west sides of the property, where it currently flows exposed off the property
and onto adjacent properties. The stream eventually filters into a NYS DEC regulated wetland and
Unique Natural Area located on the east side of NYS Route 13A., Some of the most significant slopes,
found on the property are located along thestrearn bank in the north and west areas,.
1. Will the proposed action crea�te a rnateriall conflict with an adopted land use plan or zoning
regulations.? Small impact may occur The 2014 Comprehensive Plan and Future Land Use Map has
characterized this property as "Natural/Open" and "Inlet Valley Gatieway." According to the
Comprehensive Plan, this portion of E,l�mira Road is intended "'to be a setting for a mix of office, small-,
scale, retaill hospitality, tourism, and agritourism uses, with low impact light Industrial, artisanal
industrial, and skilled t�rade use�s."
The Town Board adopted the Inlet Valley Overlay District (IVOD) zoning on February 13, 2023, to mellet
the goals, of the Comprehensive Plan. However, the 1VOD prohibits self -storage facilities. Until two
months ago, the �property containing the proposed Ithaca Self -Storage project was zoned Light
r Board. Now
Inclustrial, which permitted self -storage facilities with site plan approval by the Planning
that the zoining has changed, the project requires a u1se variiance from the Zoining Board of Appeals
along with site) plan approval from the Planning Board.
Although sel�f'�-�s,toragy,e,f'aci��lities are, currently prohibited in the �IVOD,, they do not necessarily create a
material conflict with, the NOD pr�ovisions. Part of the goal of the IVOD is to enhance the, Elmira Road
corriclor's. distinctive characteristics by fostering and building on the semi -rural assets that currently
exist. Self-storiage facilitiles are typical uses found in semil-rurial landscapes, although they are
generally unattractive, and detract from the, aesthetic of an area. The IV'OD"s architectural design
standards and requirements wolulid provide an, opportunity for the proposed Ithaca Self -Storage
project to show sensitivity to the surrounding natural area, with elements that would be in context
H
with, the serni-rural character of Elmira Road. To that end, the self -storage structures in the NOD may
be more attractive than, typical self -storage buildings.
2. WHI the proposed action result, in a change in the use or, the intensity of the use oflainO
Small impact may occur This property has been vacant for, many decades. Developing the property at
,all will change the use, and the intensity of the use of land. It is a highly disturbed site, clue to the NYS
DOT projects, mentioned above. Additionally, the property contains a, NYS DOT ri ; ght-of-way with steep
slopes that would create a challenge for most types of development. There was a proposal for a self -
storage facility on the propertyin 2010, but the applicant only appeared before the Planning Board
foir a sketch plan review and never returnied for approvial.
The NOD provis,ions allow many types, of uses for this property that, would change the use and
intensity of the, use of the land, e.g., bed and breakfast's, hotels, veterinairy clin�ics, day care, centers,,,
health/fitness uses, restaurants, professional offices, retail and commercial uses, small li�ght inclust"nai
uses, cultural facilities, etc. The proposed Ithaca Self -Storage project is a less intense use, of land than
other permitted uses.
3. WHI the proposed action irnpair the, character or quality of the existing community?. Small
impact, may occur. The Elmira Road corridor has a very diverse, community, character. The, NOD
provisions are, specifically clesignecl to, create a�n attractive a�nd appealling character for the corridor
�that�, is safe, and inviting to residents and visitors. Some, portions of the, IVOID design standards a�re
11,01 it
required and some are strongly encouraged ("must versus should"). If the, Zoning Boarld grants the
use variance,, the, board may condition the approval on requiring the project to comply with all NOD's
Design Standards and Guidelin�es (§,270-,171.6),, regardless of whether they are required or
encour�ageld. This would ensure, that the Ithaca Self5torage, facility will enhance the character of the
community and comply with the design aesthetic intended foir the Inlet Valley Corridor.
5. Will the, proposed action resuit 'in an adverse change in the, existing level of traffic or affect
existing infrastructure for �mass transit, biking, or walkway? Small impact may occur, Sielf-storage,
facilities typically, have much lower traffic impacts than, other commercial and retail uses. Thisis
primarily because self -storage facilities do not attract existing traffic (e.,g.,, like a fast-food restaurant
wouild�) nor aire they destinations for most people (e.g�., state park, recreational facility). There, is no
expected change to the existing �level oftraffic, and the project will not affect existing infrastructure
for mass transit, biking, or walkways.
4
Thie proposeld use will requi , re another highway curb cut off NYS Route,13/Elmira Road. The applicant
has located thie nrew access as far from the intersection of NYS Routle 13 and NYS Routle 13A as safely
possible, given the property's slopes and sight lines from the intersection. The NYS DOT will need to
iva Is
approve, this access location, and the Zoning Board and, Planning Boards may condition their appro
on the NIYS DOT approval.
10. Will the proposed action result in an increase in the potential for erosion,, flooding, or drainage
problerns'? The drawings submitted by the applicant for the Zonl I ng Board use variance show a
N
significant increase in impervious surfaces, associated with, the development. Preserving existing
vegetation whereit is moire, established especially along the stream bank and sloipes
and providing a
landscaping plan that contains na�tive, non -Invasive tree and plant species, will red�uce the overall
impacts of the development. The appl�icant will be required to comply with all applicable'Town and/or
NYS DEC Sitormwater Management Regulations to address water quality and water quantityissues.
liq 1 1111 PRIOR I q 1 1 1 1
i il III A
Elil 11 �� 11 10 0 Jig
Preservation Cultural Resources Information Systern �program, the property is in an area that, cou�ld bid
archaeologically sensitive. However, this �is, a highly dist,urbed site, due to a 11990's �NYS, DOT
reconstruction project. Therefore, any archaeological resources would have, been discovered with
pri�or d1sturbances.
Regarding Part 1, question 13a: As mentioned above, there i's a stream located adjacent to the
property on the north and west sides. Although the stream is piped and culverted on the property,
the applicant will be required to comply with the Town of Ithaca Stormwater Management Law and
NYS DEC stormwater regulations to, ens,ure protection of the stream during and post construction.
There is also a NYS DEC regulateld weitland, and a Tompkins, Clounty Unique N�aitural Area located acroiss
NYS Routie 1,3A,, approximately 460+/- feet northeast of the property. The wetland and the UNA will
13
a �'�v
am
N
LL **ft�
OL)
LM
MCM
E ol
01 N
V 4w
+4
I/A
'M/-YAM' I@,
I
Alf%
, j,
MN
ol
LM
Aft Mil 111M
Ao%"
D
0,
epartmen
C�OM�M 1SS10NER
Katherine, Borge[la
Planning,
DEPUTY COMW�SSWNER,
sustainani, ity M. Megan McDonald
121 E. Court St, Ithaca, N.Y. 14850 Phone: (607) 274-5560 l�'to,mlpkinscoun�tyny.gov,/p�lanning
April 13, 2023
Lori Kofoid, Administrative Assistant IV
Town of Ithaca
215 North, Tioga St.
Ithaca,, NY 14850
Re: Revi*ew Ptirsuant to §239 -1, -m and. -n of New Yo�rk State Geneml Municipal Law
Pmposed Act,I*on: Use variance fo�r.pm.posed Storage Containers located at 602 El.mii.ra Road., Tax
I
Parcel #31.-3-4, Cedar 'Rock I ne. , O�wn er-, M, ich ael Lasell , MB,L Engineering,
Apphicant.
Dear Ms. Kofoid-
This letter acknowledges your referral of the.proposed action identified above for review by the
Tompkins County Department of'Planning and Sustainability pursuant to §239 -1, -m and -n of the New
York State General Municipal Law.
'We have determined the proposed action will have no significant county -wide or inter-commum , ty i , mpact.,
We do, howeverl have the following comment(s) on the proposed action*.
This project requires a Use Variance because of the Inlet Valley Overlay District put in, place 1,11,
February 2023. However, the Town. has indicated its intent,to manage development in. the Inlet
1*
Valley for at least the last several years and it does not appear that this proposed use is in ine
'With those intentions. The Overlay District was a key recommendation. of the 2�0, 18 Inlet Valley
Ithaca Plan. In additionl Section,14.2 of the 2014 Town of Ithaca Comprehensive Plan is
dedicated to the Intet Valley Gateway and the purpose notes- "Agglomeration of mechan,ical,
commercial uses, and incremental expansion of commercial zoning resulting in strip commercial
development, will be strongly discouraged.11�
The proposed driveway access for this project is located, in a high -traffic volume merge area
along a State Highway and may require some specific type of driveway�, access dimensions, or
I I
other requirements in order to ensure safe ingress and egress. The ap�p - licant should,work with
NYS,DOT to ensure these requirementsame merfor sa�fe ingress and egressfrorn the property.
'We look forward to receivi,
ng notification on the final action taken'by your municipality within 3�O days of
decision, as required by State law.
Since'rely.,
Katherine Borgefla, AICP
Commissioner of Planning and Sustainabitity
Creoting ond implementing plons thot position, Tompkins County communities to thrive.
NOW
gg-
R "WINN
In
EM
JOIN
ASS
OEM ,
A
"m
OldACQ41
WOOF "
N
kin,
ik,
Mai
C
77777 77
#pe"I,
Ab
fia,
'o,
3x, 3 1,
jj ,
,or
Q 'W"
2,o
v Wit,
I Sul a -
All 1
CY,
wo-
01 11
too
Kan
'I, 1,� n
cn'
47-
Ej
CIV
K
cv)
0
0
I W'did
Oftft Oftft
WZ
wo
00
C) I
6zn
N
I
3NV I I'MY81, A Mai 301sino,
I L�j
IN3143AU A 3om AVMHOIHI
71
N 33S)
ppt4
Paw"
Is
I
oil
v
1.4
VAO
w
.11.
kw
mono
P
W-M
0
rn
w
co
LLJ
z Z Z
< 2i
z0 C)
Z
�U. UJ
P%100
LIM
0 �O LL
n
CL
z
U) > LL, W
0
M
LU 0
C, < z
0�
U-z 0
0 Z F-
M
Z r N
0 W N*00
<W> i
ui
< I
CL Ct) W
w 7:
[--<
< F- M �""-
M uj
ui
ol <
N, U) >
0 z
W O�
0 z a- (),
<
vf%
Z> <
Q� ui Q
0 00 w
F- (1)
Z U) <
w
< 0
= z
U) w
�w
0
rrrrrrrrrrr
""`w�,
U),
0
F-
ol
L.LJ
d
owz
Z Y F-
�5 U,
0 0
-J UJ,o
X < Z
x
UJ
,a,) X, LJ Q
r- cl. , m cr-
w
w
CL
w
N,
w
CO
(,,,O-ig 'N I IA
S 3
Town of Ithaca
Nofte of Public Hearing
Zoning Board of Appeals
Monday, August 21,12023, at 6:00pm
Titoiga St..
ZBAA-23-14 Appeal of Geoff Tat,e, owner of 1045 Taug�hannock Blvd.,; Jake
46 E(I) (Yard
Robefts, Agent; is se&ki�ng relief from Town of Ithaca Code section 270
t-46 E(1) requires an accessory building; regulaions). Town, of Ithaca Code section 270
other than a garage, to be located a minimulm of 30 feet from the front property line,
'12"" from the where the accessory building is proposed to be, located, approximately, 3
front property line.
-2-16 The property is located in the Lakeifront, Residential Zone, Tax Parcel No. 21.,
Town of Ithaca
Zoning Board of Appeals Area Variance
Application
Status'. Active
0 740=
fill Jake Roberts
err 607-351-3755
i nfo0a roberts-sedorus.co m
133 Pine Tree Road,
Rrimary Location
1045 Taughannock Blvd
Ithaca, NY 1,4850
Owner
Geoff Tate, Co -Trustee
4 Vley Oak Portola Valley, CA 94028
I of 7 7/7/20231 P -52 Pm
31.
iiiiljTax Parcel No. i'jji1jjj,,i Is, Planning Dept.Approval Required.?
iiiiiij, Is Engineering Dept. Approval Required? iliitij. Is, Ali GML-239 Review Required?
Type of Variance pip earance Date for Variance
Variance Code Larig uage
Internal Tasks to be Completed
iiiiii Meeting Result (First Appearance) iiiii Pr bfic Hearing Notice Was Sent
;ills,I I I I I I Neighbor Notification Letters Were Sent Date S'gn Was Picked -up
Material Packets Sent to ZBA Members
2 of 7 7/7/20231 P -52 PM
31.
H'I'starical Only
Address affiliated with Irequest Status
Applicant is
MGMUFaTaGn
Is the primary point of contact for application
d ifferent, tha n the a pp] I'ca nt ?.*
M
If the applicant is NOT 'the owner, a letter/email from owner designating the
applicant as agent or ia copy of t� I he contract with owner's signature will need to �ble
provided.
Brief Description of Variance Request*
We are looking for an area variance to accornlidiate, a shed, near the road
1. Will an undesirable change be produced in the
character of the neighborhood or be a detriment to
nearby properties?*
we
3 of 7 7/7/20231 P -52 PM
31.
2. Can the benefit sought by the applicant be
I I I I 1 01 achieved by a feasible aiternat'vetothe var*ance?*
Ire
The shed �is needed to accomidate a new electrical service for a heated driveway
3. Is the requested variance substantial ?.,*
I re,
UNIMMIEWS1
4. Would, the variance have an adverse iImpact on the
physical or environmental conditions in the
neighborhood ?.*
we
4 IRMO M11
5. Is the alleged diff iculty self-created?*
4 of 7 7/7/20231 P -52 Pm
31.
M� dp 0 ah
AS Ab Ak
Digital Signature* Meeting Date
Jake Robeefts 06/26/21023
Jun 26, 2023
After submissiom, Code Department Administration will review the application
and materials provided. After review, and email with instructions for paying the
fee online with credit card or E-check will be sent 'to the applicant.
If it is prelferred 'to pay by cheick, cash or money order:
*Mail to Ciode EnforcementJown HaIl 215 N. T'ioga, St, It�haca, N�Y 148510
*Drop off during busine4
P11,2ecie i i loc,ei W oy tex.,t to tWe-400r oti Vji.ie BAl.O&-,cA&-3�obe of Tow* W.?-] I
5 of 7 7/7/20231 P -52 PM
31.
J a �ke.,
After completing the, review of your proposed building of an accessory structure at 1045 Taughainnock
Blvd. I have determined the following item to be non-compliance per The Town of Ithacas Code's
section 27046(E)(1) - ifloth,er, than a garage, shall ble not less than 30ifeetfrom thefront pro,per-ty line..
The proposed aciciessory building is, located T-Tfrom the front property line. Resulting in the shed to Ike
within the 301ft. setbaick,
IIn the event to work through an area of variance, use this, email as a dienial letter for the variance
document package.
Thiankyoui,
Jessica Hull
Electrical/Code Enforcement Officer
TOWN OF ITHACA
215 N.Tioga Street Ithaca, INY 14850
6,07-273-1783
epartment of COMMISSI
H
Katherine Bargella
Planning
F' DEPUTY COMMISSIONER
F
Sustainability M. Megan McDonald
August 4, 20231
Lori. Kofoi.d, Admi.n�istrahve Assi.stant][V
Town of I I thaca
215 North Tioga St.,
Ithaca, NY 14850
Re: Review Pursuant to §239 -1, -m and -n of New or State General Municipal Law
.Proposed Action: Area Variance for proposed, shed located at 1045 Taughannock Boulevard, Tax
Parcel #121.-2-16, Geoff Tate, Owner; Jake Roberts, Appli.1cant.,
Dear Ms. Kofoid:
This letter acknowledges your referral, of the proposed, action identified above, for review by the
Tompkins County Department of Planning and Sustain.abflay pursuant to §239 4, -m and -n of the New
York State General Municipal Law.
We have determined the proposed actionwill have no significant county -wide or inter -community impact.
We do, however,, have the following comments on. the proposed actin.:
The proposed, shed is within 510 feet of an intermittent strearn. We typically recoi-nmend that,
structures be located outside of a 50-foot buffer of an, iiitermitterut stream to preserve I protect
water qual.i.ty. Though we did not make that recommended modification in this, case (since we
recognize that the Town has its own stre,aj'n regulations that do not include the strearn, on this
parcel.), we suggest the Town consider those potential water quality impacts as it reviews this
proposal.
If the location of the shed rema�tns near Route 89, the Town. shiould consider requtring tne
applicant to post a notice on the shed stating that the shed contains live electrical equipment. In
the event of a vehicular etnergency iu votving the shed, this would ensure e'Mergency personnel
are aware of the potential danger posed.
We look forward to receiving notification on the final action taken by, your municipa4ty within 30 days of
decision , as reqw I red by State law.
lm�
Katherine Borgella, AICP1
Commissioner of Planning and Sustayin ability
_..„. ,» Jp3wwww„ra .. � ^o
wwj nW w„
„.. . .w
)II"„ 'ilWWnqu V �A nn! m'ua �Ulai i"mMi
' ,, ,ofnw� Imr o' Iiim�wlry +a�iva iml�ma;. i� �I�;N
I WmI„ i
i@r lip iu 4 9+F IV
..... !m
!l! s ^. �
ww
i
din.
IOlmlml(II
VV � V IIII " �J a mw.w.w.w.mm 4 m Illllllll�i�� illlii�
I V
III � III III"
i
V
m. .....1�
1 r ITV
;I m�
LL
�wwww.................................�
I
mlllll�� l
m I
Ilmlmuuuuuuuuummlmuuum � � � � � � � � � 1u�i°°
^lololololol�� IOI��lololololololololololololololololololololololololWm" I�I�I�I�I�I�I�I�I�I�I�I�I���� " y,��y,� ;� ' � „
U�iJU
W�
KOM
Ilmlllmlllmlllml�llmllll�lll
gil
IIIIIIIIIIIIIIIIII m II' II
IIIIIIIIIIII�IIIIIIIIIII�� IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII �� � �illl' 'I
�����
IIIIIIIIIII � � "', � I�
IIIIIIIIIIII� � �������
wIIJell
w"
www
W1
of..............................
9 gill
w� �Y
16
I I� ivy
we
A A00
0 me'µ
I n�ln
IIII IIII IIII� �" �
���,,;, III IIII IIII
I�
I �
u I
F . . . . . ....................... ....................... 'D1
i'
pli
m'
liq
Oil.I�Ilm�l�l �m Diu � �� III I
,�bi
� III � m � III �V�� � ��' I�il �� I
u 1 ail
0
Vi I IIII I ��
mwmu
I'10
a lie AT
"
r;n
W r
.10
II
ill I I I
l�� I Im IV' �� �u, �� `
uhw � u
I .
w�
lit
" �uV�� """"""""" ➢"""�ti "
I
I�
tiuu Ih III IIi�J JI
��
gL I
III .............. � � r�n� J� �� � � ��� ��uu�uJCW
tm
lip
INIJima
III
F mlmui� ul�lll I IWu' I �, I
""." ".,,,,,,,,,,, „