HomeMy WebLinkAboutZBA Area 1/30/1979 .; -" �� OWN OF ITHACA' •
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V . ZONING BOARD OF APPEALS _
. . • NOTICE OF PUBLIC :HEARINGS
TUESDAY, JANUARY 30, 1979
- - pi, 'direction of the Chairman of the- Zoning Board of Appeals,
NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning
Board of Appeals of the Town of Ithaca under the, Zoning Ordinance of tl
Town of Ithaca, on Tuesday, January 30, 1979, in' the Town Hall, 126 Ea:
Seneca Street (second- floor) , Ithaca, N.Yf, at -the following times and
s'
on the following matters: • - • - -
7:30 P.M. Appeal of Louis L. Nangeroni, Appellant, Group Homes of
Tompkins County, Inc. , as Agent-, from the decision of -the
. , Building Inspector denying Certificate of Compliance: for
building use as a Group licensed by the, New York State
Department. of Social Services at 572 Warren Road, Town of ,
Ithaca Tax Parcel No. 6-72-1=2.12. -'Certificate is denied
by the Building Inspector Under' Article I , Section 1 ,
paragraphs 5 and 10, and Article VI , Section 26, of the -
Town of Ithaca Zoning Ordinance and -because of question of
V applicant 's status as a family, and whether .a special permit
may be required. -
• 8:00 P.M. Appeal of Eastern Artificial Insemination Cooperative, , Inc. ,
. Appellant , -from the decision of the Building Inspector
denying extension of a Non-Conforming Use at 219 Judd Falls
Road, Tax Parcel No. . 6-63-1-3.4, Ithaca, N.Y. Permission
is denied under Article XII , Section 54 _and Article V,_ Section Section 18, of the Town -of Ithaca Zoning Ordinance. - '
Said Board of Appeals' will at said times and said place hear. all
- persons in support of- such matters or objections thereto. Persons may
appear- by agent or in person. V - - .
" Lawrence P. Fabbroni
• . - Building Inspector_ : =
- Town of Ithaca
. Dated: January 22-, 1979 , _ - -
Publish: , January 25-, 1979 •
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Zoning Board of Appeals -7- January 30 , 1979
Attorney Buyoucos pointed out that what the Board was doing here
was listening to an appeal from the decision of the Building
Inspector, and in no way is to be construed as complying, adding that
this is not an action of the municipality; it is an action of the
Board of Appeals .
Chairman Francese wished the record to show that he had visited
the site.
Upon Motion, the Group Homes matter was set aside until later in
the meeting.
APPEAL OF EASTERN ARTIFICIAL INSEMINATION COOPERATIVE, INC. ,
APPELLANT, FROM THE DECISION OF THE BUILDING INSPECTOR DENYING
EXTENSION OF A NON-CONFORMING USE AT 219 JUDD FALLS ROAD, TAX PARCEL
NO. 6-63-1-3 . 4 , ITHACA, N.Y. PERMISSION IS DENIED UNDER ARTICLE XII,
SECTION 54 AND ARTICLE V, SECTION 18 , OF THE TOWN OF ITHACA ZONING
ORDINANCE.
Chairman Francese declared the Public Hearing in the above-noted
matter duly opened 'at 8 : 30 p.m. and read aloud from the Notice of
Public Hearings as posted and published and as noted above. Attorney ,
Robert I. Williamson was present.
Attorney Williamson stated that he rather felt like the cart was
before the horse because anything the Board of Appeals does is
conditioned upon the Planning Board approving the extension. Attorney
Williamson stated that they wanted to sign their contract with McGuire
and Bennett and at Mr. Fabbroni ' s suggestion they are here.
Attorney Williamson stated that the proposed addition is to the
rear of the unit which is the home office of the Eastern Artificial
Insemination Cooperative, Inc. , and will be 3, 200 square feet, that
is, two stories to the rear, containing 1600 square feet each.
Attorney Williamson stated that the extension is all office building,
no barns, with no additional help coming in so the parking area will
be adequate for this additional space. Attorney Williamson noted that
there are 125 parking spaces already, including six for visitors.
Attorney Williamson stated that the addition would not be seen from
Judd Falls Road; it is between that building and the barns , adding
that the outside exterior will be cement block, painted white, the
same as the building now is . Attorney Williamson stated that they
were assured by the restaurant owners that they would appear if
necessary to support them. Attorney Williamson stated that the
exterior location as well as the plan have been submitted and Mr.
Fabbroni is going over the entire building as to building and fire
codes. Attorney Williamson noted that the Planning Board approval is
contingent upon the approval of the ZBA. Attorney Williamson stated
that Mr. Bruce Bean, Project Manager, was present.
Chairman Francese asked Mr. Bean if this facility were needed
because they are overcrowded, to which Mr. Bean responded, yes , adding
that it is an expansion of the facilities, but no personnel expansion.
Mr. Bean stated that Mr. Fabbroni has detailed plans and noted that
Zoning Board of Appeals -8- January 30 , 1979
the storage tank is being moved to the south end as shown on the
plans.
Chairman Francese asked Mr. Bean if he could foresee this as
meeting their needs for some time to come, to which Mr. Bean
responded, yes. Attorney Williamson pointed out that Cornell owns the
land and Cornell also has to approve these plans .
Chairman Francese noted that the. use is just office, with Mr.
Bean responding, not quite, the first floor is storage, the second
story is computer area and clerical. It was noted that the building
permit application should be amended to show 1, 600 square feet for
each floor.
Chairman Francese asked if anyone present wished to speak for or
against this matter. No one spoke. Chairman Francese noted that no
one appeared in opposition or in favor.
Chairman Francese asked Mr. Bean if they had ever received
complaints from the neighbors, to which Mr. Bean responded, no. Mr.
Hewett pointed out that the Depot Restaurant owners said they would
appear to support the appeal.
Chairman Francese asked the Board members if they wished to
consider any conditions . Planning Board approval, building codes , and
Cornell approval were noted. Chairman Francese noted that the
Breeders ' plans show no more staff; it cannot be seen from the road;
the building will have the same exterior appearance.
MOTION by Chairman Peter Francese, seconded by Mr. Edward Austen:
RESOLVED, that the Zoning Board of Appeals of the Town of Ithaca
grant and hereby does grant the Appeal of Eastern Artificial
Insemination Cooperative, Inc. for authorization to extend a legal
non-conforming use by the addition of a 3 , 200 sq. ft. two-story
addition, being 1 , 600 sq. ft. per story, to the existing office
headquarters building located at 219 Judd Falls Road, Town of Ithaca
Tax Parcel No. 6-63-1-3 . 4 , according to the plans presented to said
Board on this date, January 30 1979 , subject to the following
conditions:
1 . Approval of such addition by the Planning Board;
2 . Approval of such addition by Cornell University;
3 . Meeting of appropriate Building Codes.
Attorney Williamson commented that a tiny jog can be seen which
is a fire escape and support system, reiterating that, in addition to
the addition, is a fire escape.
There being no further discussion, the Chair called for a vote.
Aye - Francese, Austen, Hewett.
Nay - None.
,
Zoning Board of Appeals -9- January 30 , 1979
The MOTION was declared to be carried unanimously.
Chairman Francese declared the matter of the Eastern Artificial
Insemination Cooperative, Inc. expansion duly closed at 8 :45 p.m.
INFORMAL DISCUSSION IN RE JOHN PERIALAS PROPERTY ON HONNESS LANE --
PROPOSED MONTESSORI SCHOOL
A memo, dated January 30 , 1979 , from Mr. Fabbroni to the Zoning
Board of Appeals was read as follows : "Be advised that the four-unit
building, in which the subject of a basement school is in question, is
one of two legal non-conforming uses in East Ithaca. Our own feeling
is a family-run school along the lines of a home occupation is one
thing; a school with teachers other than resident family members is
quite another given the already intensive use of R-15 land. "
It was noted by the Board that the Perialases own the home and
are proposing 15 children in a Montessori setting. It was noted that
the house contains 4 units and the configuration would be 3 living in
one and renting 2 , with one for the school in the basement. It was
noted that there will be one additional teacher, plus maybe one more,
with two assistants, involving 15 children in the morning.
The Board members outlined the problem:
1 . With three teachers altogether, it is unlikely that it could be
called a home occupation.
2 . Traffic -- the neighbors are concerned already about traffic
through Eastwood Commons .
3 . Uncertainty as to what kind of variance could be involved, if
this is not a home occupation.
NEXT MEETING -- FEBRUARY 27 , 1992 .
It was noted that an appeal by Evan Monkemeyer to build a
two-family house with the second unit more than 50% of the primary
dwelling unit and the Perialas matter should be scheduled for the next
meeting.
CONTINUATION OF THE GROUP HOMES OF TOMPKINS COUNTY, INC. MATTER.
The following Findings of Fact, Determinations and Decisions were
made by the Board based on the statements and other proof submitted at
the Hearing.
MOTION by Chairman Peter Francese, seconded by Mr. Jack Hewett:
FINDINGS OF FACT
1 . The home will be owned and operated by Group Homes of Tompkins
County, Inc. , as a group home, pursuant to the provisions of
Section 374-c of the Social Services Law.
Zoning Board of Appeals -10- January 30 , 1979
2 . There will be adult supervision at all times .
3 . There will be no more than eight (8) children in the home at one
time; the age range of the resident children will be from 12 to
17, upon admission; no person will be kept in the home after age
21.
4. There will be no more than four (4) automobiles permanently
parked on the premises at one time.
5 . The children are not allowed to have automobiles .
6 . The choice as to which children are accepted by Group Homes lies
entirely with the administrators of the Group Home. They will
accept only children who agree voluntarily to come. The home
will not be used as a detention or residential center to which
children with psychopathic problems or children charged with, or
found to be guilty of, serious criminal or serious delinquent
acts, will be sent. Courts do not have power to assign children
to the home, without approval of the home.
7. All children must attend public school.
8 . It is expected that the average stay will be between ten and
fourteen months .
9 . The house in question is located in a multiple residence zone.
Immediately to the south is a public junior high school;
immediately to the northeast is an apartment complex of ten
buildings with fifteen apartments in each building. The nearest
single family dwelling lot is over 300 feet to the west.
10 . No one appeared in opposition to the granting of this Appeal.
Two neighbors from Utica Street, the previous location of this
facility, appeared and stated that this Group Home were good
neighbors and caused no difficulties whatsoever. One person, a
potential neighbor, said he would approve. The Board finds that
the occupancy of the Group Home in its previous location on Utica
Street in the City of Ithaca has not created adverse effects on
neighboring properties but appears, instead, to have obtained the
approval of owners of property in the neighborhood.
11 . The Chairman of the Zoning Board of Appeals lives in the area and
has visited the site and finds it to be appropriate for this
particular use.
12 . This Board has received several letters including the Tompkins
County Youth Bureau, New York State Department of Social
Services, Tompkins County Department of Social Services, and
Tompkins County Probation Department, all speaking in favor of
group homes and saying what an important public service they
perform.
13 . The dwelling is connected to public sewer.
Zoning Board Decision in re proposed addition to E.A. I . Co-Op, 219
Judd Falls Road -- January 30, 1979.
MOTION by Mr. Peter Francese, seconded by Mr. Edward Austen:
RESOLVED, that the Zoning Board of Appeals of the Town of Ithaca grant
and hereby does grant the Appeal of Eastern Artificial Insemination
Cooperative, Inc. for authorization to extend a legal non-conforming •
use by the addition of a 3 ,200 sq. ft . two-story addition, being 1 ,600 _
sq. ft . per story, to the existing office headquarters building located
at 219 Judd Falls Road, Town of Ithaca Tax Parcel No. 6-63-1-3.4, accor-
ding to the plans presented to said Board on this date, January 30,
1979, subject to the following conditions :
1. Approval of such addition by the Planning Board;
2. Approval of such addition by Cornell University;
3 . Meeting of appropriate Building Codes . lw
Aye - Francese, Austen, Hewett.
Nay - None.
•
, Carried unanimously.
•
///7/r/
TOWN OF ITHACA
NEW YORK - '7'�'.
_ APPEAL
to the
Building Commissioner
and the Board of Zoning Appeals •
of the Town of Ithaca, New York
Having been denied permission to Eastern Artificial
Insemination Cooperative, Inc.
at Judd Falls Road (#6-63-1-3.4) R-30 , _Ithaca, New York
as shown on the accompanying Application and/or plans or other
supporting documents, for the stated reason that the issuance
of such permit would be in violation of
Section(s) 54, 18
of the Town of Ithaca Zoning Ordinance
the UNDERSIGNED respectfully submits this appeal from such
denial and, in support of the appeal, affirms that strict
observance of the Ordinance would impose PRACTICAL DIFFICULTIES
and/or UNNECESSARY HARDSHIP as follows :
Eastern has invested over $10, 000, 000 in barns, sires and research facili-
ties in the past 20 years. The facilities that we wish to expand, moder-
nize and update are an integral part of the present facilities and
separation will lead;_to..practical difficulties in management and super-
vision as well as unnecessary hardship in much greater expense and
communication problems. Staff would be required to service two places at
Signed pr_
Production Manager
Dated: Ithaca, N. Y. January 17 197 9. _
the same time resulting in need for ,additional help and inefficient use
• of existing staff. On June 30, 1977, the Zoning Board of Appeals granted
approval for an expansion of this facility and building permit granted,
however, such expansion did not take place on this site. The present request
is for an attached addition and alterations to the existing headquarters,
building.
-v ',.As— &WM •' TOWN OF ITHACA
--Y" .;_t,0,001— 20,000 . 10.00
20,001— - 30,000 ' 15.00 • APPLICATION 'FOR BUILDING PERMIT ,
30,001-7- 40,000 20.00 ..-----.
40,001— 50,000 25.00 - . Application Date .._._.. —..
50,001— - 100,000 50.00 • Permit Number. -------
100,C01— 500,000,` 75.00 I •
500,001— 1,000,000 100.00 I - Date '
1,000,001 &Over 150.00 ' ' . Parcel Number _
fake checks payable �to Town of Ithaca. .42,7Z- a 0// . Zoning District
Application is hereby made to (build.Q, extend ®, convert El, _..._._.__ — 0).a structure or-use land
at Judd Fal l S - Rd.,Town of Ithaca,N.Y.
To be used for Offices and Laboratory At a cost of 293,505.00 •
Structure is to be completed on or before October 1, __
wn �_ — - 19?9
Oer of land _ Cornell Universi—y leased 'o EAIC_... Builder McGuire & Bennett, Inc.
Land Owner's mailing address .__.Ithaca, New York-_____ _ .�_
If building is being built for a person other than present land owner, show name Eastern AI Cooperative, Inc.
The structure(s) will be as follows: Square Feet Floor Area: -
Type of construction _..... Masonry - ' Basement` None - —.
Number of stories Two •(2) - - First Floor 1400
Number of Family Units " None - • _= Second Floor 1400
. Percentage of.Lotto be occupied Over-Second •
.- by allstructures - - -
3/_ - •
1 Plot Plan on Back.of Permit _.._or Attached _.. .__ .
The required permits have been obtained as follows: Dais'luued
. FROM TOMPKINS COUNTY HEALTH DEPARTMENT '
Approval of septic system and/or well . . . : . . . . . . . . . -. . Not Applicable
FROM Tows CLERK .
Street_opening (if road must be opened for pipes) Not Applicable
Blasting permit-(if blasting neeesssry) NOt•,jkp .l e - -
FRori SUPERVISOR . -
Water Tap - District_. . . . Not Applicable •
Sewer Tap .__. - District: . ' _ Not Applicable . -
FROM PROPER HIGHWAY DEPARTMENT .:
-
Culvertsand-driveways - • - - Not Applicable - " - -
FROM Tows ZONING Ors'i `
Multiple residence permit-- Not Applicable
. -
The Undersigned hereby applies for permission to do the above,•in_accordance with-provisions of-the Zoning Ordinance -_
and other Laws and Regulations of-the Town of_Ithaca,.Ncw York, or.othe s•having-jurisdiction, and. affirms that all
statements-and information given'herein are correct-to the best of--his knowleddge and belief. - -
Date: - `fit. I L - , 19 .z \�; l.A. ,. 1 s,
<<r- r•,,, 0 -(1,.•i't-21,,r . • Signatures of Landowner.•.
• Building permit ( ) approved by Progress of-work:'jChecked on:
( )-denied under-Section. of the _
• Zoning Ordinance by _...—_.--------- Foundation - - -
Appeal action: Framing . .
• Date of appeal ..._.... -.____.—... Trim
' Date of hearing - — — . Completion _ •
' Date of advertising _ __... -_._. -.—..— -
. Board members notified __._.._....-- _...._ Order to refill excavation
—' — issued on
~•- • '_ Order to demolish structure -
' ---~ — issued on
— -----$7.50 -Appeal,advertising expenses. _ •.
.
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•"'•�-!'-_ v v Inl PAYMENT.OF'TTEMSAS LISTED JN'VOUCHER•ABOVE.,ENDORSEMENT ORPAYEE WILL• ��EN« i^-��"'
-!�tr .�,,. _ �•. GONSTITIJiE A RECEIPT I- EN CHEC�•ISPARL`'�� _
Land Owner's mailing address ____..th aca. N@w York __ —"�-"—'� —
If building is being built for a person other than present land owner, show name Eastern AI Cooperative, Inc.
The structure(s) will be as follows: Square Feet Floor Area:
Type of construction Masoy - Basement _ None .
Number of-stories Two .(2) First Floor 1400
Number of Family_Units None • _- Second Floor 1400
. Percentage of-Lotto be.occupied Over-Second • •
• by all-structures - 3% .
•
Plot Plan on Back of Permit _.__-__- or Attached --,._ ,
•
The required permits have been obtained as follows: Dais Issued
•
FROM TOMPKINS COUNTY -HEALTH DEPARTMENT •
•
Approval of septic system and/or well Not Applicable
FaoM TowN CLERK . ' •
Strect.opcning (if road must be opened for pipes)' - Not Applicable
•
Blasting permit-(if blasting necessary) Not Appl i caIIl e _
Faou SUPERVISOR . .
Water Tap Dui Not Applicable -
•
& m-Tap --- District. _ Not Applicable
FROM PROPER HIGHWAY_DEPARTMENT
Culverts-and-driveways Not Applicable
FROM TOWN ZONING OFFICER
-
Multiple residence permit-- Not Applicable-
The Undersigned hereby applies for permission to do the above,-in accordance with.provisions of-the Zoning Ordinance
and other Laws and Regulations of,the Town of_Ithaca, New=York, or others having-jurisdiction,.and affirms that all
statements-and.information;given-herein are correct to the best of--his knowledge and belief. - •
I
Date: )-(.: l L• , 19-2. .,. �� ,..,.. I;�•, I}i.,_
c� T:1,N., 0 ; (1,N.1 . • - Signature of-Landowner.
Building permit (- ) approved by : - v_ °
Progress of work. Checked on:
• ( ) denied under-Section- .__. of. the .
Zoning Ordinance by _-__-....-_. Foundation
Appeal action: _.�_-'.. Framing
Date of appeal ----- T�
' Date of hearing _� .- __._... —
-_ Completion
Date of advertising _ --- _ __ _
. Board members notified -- Order Order to refill excavation
-- -- _ issued on _-
— Order to demolish structure
----- issued on