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HomeMy WebLinkAboutZBA Special Approval 3/17/2003 TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS MONDAY, MARCH 17, 2003 7 : 00 P.M . By direction of the Chairman of the Zoning Board of Appeals NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning Board of Appeals of the Town of Ithaca on Monday, March 17, 2003 , in Town Hall, 215 North Tioga Street, Tioga Street Entrance, Ithaca, NY, COMMENCING AT 7 :00 P.M. , on the following matters: APPEAL of Ken Poyer, Appellant, seeking a variance from the requirements of Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to be permitted to construct a second residential building at 206 Dubois Road, Town of Ithaca Tax Parcel No. 22- 1 - 1 .22, Residence District R-30. Said Ordinance allows only one residential building on a single parcel. The Appellant ' s intent is to convert the existing residential building into a non-residential accessory structure upon completion of the construction for the second building. APPEAL of Orlando Iacovelli, Appellant, Lawrence Fabbroni, Agent, requesting a special permit from the Zoning Board of Appeals under Article III, Section 4 of the Town of Ithaca Zoning Ordinance, to allow for occupancy up to six unrelated persons at two properties located at 380 and 383 Pennsylvania Avenue, Town of Ithaca Tax Parcels No. 54-7-33 and 54-5-30. 2, Residence District R-9. Said Zoning Board of Appeals will at said time, 7 :00 p.m. , and said place, hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual or hearing impairments or other special needs, as appropriate, will be provided with assistance, as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Andrew S . Frost Director of Building and Zoning 273 - 1783 Dated : March 5 , 2003 Published : March 10, 2003 ZONING BOARD OF APPEALS March 17 , 2003 c. The current hot water heating system in the garage must be removed by December 31 , 2003. The vote on the MOTION resulted as follows: AYES: Sigel, Ellsworth, Krantz, Niefer, Dixon NA YS: NONE The MOTION was declared to be carried unanimously. Chairperson Sigel - Okay. You ' re set . APPEAL : Orlando lacovelli , Appellant, Lawrence Fabbroni , Agent, requesting a special permit from the Zoning Board of Appeals under Article III , Section 4 of the Town of Ithaca Zoning Ordinance , to allow for occupancy up to six unrelated persons at two properties located at 380 and 383 Pennsylvania Avenue , Town of Ithaca Tax Parcels No . 54-7-33 and 54=5-30 . 2 , Residence District R-9. Larry Fabbroni , 127 Warren Road — I ' m representing Orlando lacovelli . You may remember when we were in here in December, we got approval for a similar request on the parcels that are shown with the triangles on the map I just handed out . The request was to double up two lots with the house that already is within the lots where you see the squares and the lots where you see the honeycomb . The homes exist and the intention to double up the lots and increase the occupancy in the existing house and never to build a dwelling on the existing lots . So , in other words , to consolidate those lots that you see here . Two lots that are 50 by 120 , so 6 , 000 square feet each . The other two lots , the ones with the squares in them . The one lot ' s in excess of 13 , 000 and the adjacent lot in excess of 7 , 500 square feet . So that combined lot is over 21 , 000 square feet when combined . Basically , the criteria to be met for the special approval is similar for both requests , that we are improving the neighborhood by consolidating parcels and limiting overall density of buildings in the neighborhood . The existing premises would not change really at all . Increased density would involve doubling up in bedrooms , rather than any substantial change to the existing building . They would be one families with one kitchen . The proposed change in use is wholly within the existing building . It ' s pretty much been supported by the neighborhood in terms of verbal . The most affected owner is the owner to the east , the Martins , and there ' s sort of been a verbal understanding between the lacovelli ' s and the Martin ' s that they don 't want to encroach on the Martin ' s property any further and so , the request made in December and the one tonight is basically will keep the land closest to the Martin ' s from ever being developed either with buildings or paved areas or other improvements . The access to these premises is the same 16 foot driveway that is maintained by lacovelli ' s under an agreement that was first signed , that the Town Attorney and the Town Highway Superintendent approved with the first buildings that went in here . The traffic generated would be roughly 12 trips a day added by the four dwellings that we ' d get roughly 84 trips a day , which is well within the carrying capacity of Pennsylvania Avenue , which is like 5 , 000 , it' s a dead end . It 's just the tip of the iceberg in terms of carrying capacity . The parking that would be added to accommodate the extra people would be adjacent to the existing spaces and those little hash marks you see sort of depicts where the parking would be added . If you will , the 9 ZONING BOARD OF APPEALS March 17 , 2003 driveway and sort of the access ways in the parking area is like a double loaded parking area there , so it facilitates snow removal to the end of that driveway. The natural drainage ways will not be changed at all from what they currently are and the Culver that is under the driveway was worked through with the Town Highway Superintendent when it was first put in , so that wouldn 't change at all . As of today , it ' s working pretty well with the runoff . That' s the short story of what we ' d like to accomplish . Chairperson Sigel — What ' s the layout of these two houses ? How many bedrooms and baths ? Mr. Fabbroni — There 's three bedrooms in each and then there is sort of a recreation room . So the recreation room would become a bedroom , but the finished space would not be changed appreciably . Chairperson Sigel — So , are both the houses the same layout ? Mr. Fabbroni — Pretty much identical . Chairperson Sigel — The recreation room , is that in addition to some kind of common living room ? Mr. Fabbroni — Yes . That' s in addition to the bedrooms . Chairperson Sigel — And a living room . Mr. Fabbroni — There 's a living room , there ' s a kitchen and there ' s three bedroom and there 's , generally speaking a recreation room . Mr. Frost — You might want to add that recreation rooms are typically not inhabitable spaces , so if you proceed to grant this , you could make some kind of specifications that the room meets all the code requirements . Chairperson Sigel — Is the rec . room in the basement ? Mr. Fabbroni — It is , but I think it will meet all the criteria so that stipulation is fine . There 's no unfinished space that is going to be finished . At least to my understanding , there is not going to be a physical change , but if there needed to be , it would only be for like the ingress and egress . Mr. Frost —The term recreation space , for the record , sounds like they are keeping a recreation space and that could be illegal for a bedroom . That may not be a problem , but it ' s something to look at . Mr. Fabbroni — That 's all I ' m saying to the Board . Chairperson Sigel — Does anyone have any questions or concerns ? Mr. Neifer — Just a point of information , a question . It ' s hard to tell what the windows are on the lower level . The lower level is used for the bedrooms . What' s the provision for escaping from bedrooms? 10 ZONING BOARD OF APPEALS March 17 , 2003 Mr. Frost - You needed a window that opened to a four square foot area , now , under new code , you have enough glass area to provide light to a certain percentage of the room . Mr. Niefer — So , am I to assume that the usage of this basement for bedrooms meets the code . Mr. Frost — I don 't know . That ' s why I caution the Board that , should they agree to allow the fourth bedroom , that the space occupied as a bedroom meet code requirements for a bedroom . Without seeing it , I really can 't say anything . Mr. Fabbroni — As far as I know, it meets , at least , the eight percent rule . The biggest thing I can just hear here , that might cause a change out of a window to have more open area . Mr. Frost- So many of Orlando ' s houses have that door at the basement level as well . Mr. Fabbroni — That's correct . Mr. Frost — Are either or both of these walk out basements ? Probably the down hill one . Mr. Fabbroni — I think both of them are , but , for sure , the one with the squares is a walk out in the back . Chairperson Sigel — I don 't think that we necessarily need to be too concerned about exactly where they put the people as long as we have a provision that all applicable codes be met . We don 't have the ability to override that anyhow . As long as you ' re comfortable with the overall raising of the limit . These are both three people? Mr. Fabbroni — That' s correct . Mr. Barney — What ' s the road construction along the front of these? What' s it constructed of? Mr. Fabbroni — Well , it' s roughly 18 inches , a foot of crushed gravel and then six inches of crushed stone on top of it . It' s pretty serviceable , with the crushed stone on top it' s pretty solid . Mr. Barney — Is there any thought of paving it? Mr. Fabbroni — There ' s some thought . I think he ' s very close to that point from talking to him . Mr. Barney — What' s going through my mind is that what you ' re asking for here is , I don 't think it' s a matter of right that he could get the occupancy on the other lot because it' s not on the road and he ' s got to basically justify some departure and in that situation , we ' ve got a basically unpaved road that is now bearing traffic for two structures and we ' re now talking about doubling the traffic . Mr. Fabbroni — I don 't think if that was a stipulation , it would be something that he wasn 't intending to do . Not that that matters to you , but , I think that he is at that point . Mr . Frost — Does he plow this road himself ? 11 ZONING BOARD OF APPEALS March 17 , 2003 Mr. Fabbroni — No , he has someone who does all his properties . Mr. Frost — How is the integrity of that gravel surface ? Mr. Fabbroni — Well , he keeps after it is the best way of answering that question . It's held up pretty well , but he 's made the comment to me that he needs to be right in there this time of the year making repairs that are necessary . Mr. Barney — If this Board were to impose a condition that there be a road surface , not necessarily the width , but the road ' s surface be brought up to , effectively , the Town Highway specs . Mr. Fabbroni - You could say paved condition , you know the Town Highway spec now is four inches of asphalt and that ' s a little bit of an overkill for the driveway. Mr. Barney — But a lot of people drive on that . Mr. Fabbroni — But there ' s not moving loads and things . If you wanted to say a minimum of 2 1/2 inches , I think it would be more appropriate for even this kind of road and the traffic it 's going to see . Mr. Ellsworth — Are you going to be able to get a fire truck through there ? Mr. Barney — I guess the reason to use Town Highway specs would be that it' s easily determined . If we say paved , I don 't want to have this Board or me sit there and try to write a spec . I know it . We ' re not talking about much road here . We ' re talking about 300 feet maybe , total . Mr. Fabbroni — About that , yes . Mr. Frost — Are these approvals that the Board grants limited to Orlando , or can he sell to somebody that is less responsible than Orlando . Mr. Barney — It goes with the land . Mr. Frost — They didn 't always do that in years past . Often we gave special permits specifically in the name of the applicant . Mr. Ellsworth — Is this the Mr, lacovelli that' s the mason ? Mr. Frost — No , this is one of the two that are brothers . The two brothers are partners in all these properties . Larry is the mason contractor, Jim is the building contractor. The two brothers , I guess by now , are builders , landlords , whatever. Mr. Ellsworth — I was just wondering if he had easy access to the type of materials he ' d need . Mr. Fabbroni — Yeah . They all work together. Larry has done all of the foundations recently , but I know the paving contractor is somebody different than any of them , that they' ve been talking to . I ' m 12 ZONING BOARD OF APPEALS March 17 , 2003 just saying to you and I ' m not sort of trying to debate you at all , it' s just that that highway spec is meant so that you don 't have to come back . It' s pretty onerous if you compare it across even the other municipalities as far as the thickness of the pavement . Mr. Frost — He needs to have more sub- material on there , doesn 't he ? Mr. Fabbroni —He ' s got enough sub- material . Mr. Barney - I know they paved our road and it ' s breaking up this year. Mr. Ellsworth — There are a lot of roads that didn 't do too well . Mr. Krantz — Even though it' s not within the jurisdiction of this committee to discuss assessments and taxes , we are given that information on the property description reports . I always wonder when I see two properties that are assessed at $ 100 , 000 each , why virtually no taxes are paid . The County tax from last year was $ 144 on each and there was no school tax . Maybe I ' m just trying to find out for my own personal view . Mr. Barney — Probably because it was newly constructed . Would that be the case ? Mr. Krantz — These are not new properties . Mr. Fabbroni — The taxable date , though , is as of a specific date , so if it didn 't — Mr. Barney — It' s March 1 " of each year, so it this was under construction on March 1 st of last year. Mr. Fabbroni — The property with the honeycomb was not completed until the summer some time . Mr. Barney — Now , the school year tax , I don 't understand either because even if it was just land , there should have been a minimum taxable amount . Mr. Frost — What he ' s referring to Larry is Dani kicks out the County Assessor' s property profile when she puts the packets together for mail out and it lists the assessed value and so forth . Mr. Fabbroni -The building in the honeycomb wasn 't started until May and it was completed in August , so that' s why it didn 't show up on the 2002 . Mr. Frost — Anytime there is a building permit issued , every month the County Assessment gets copy of her permanent records and Russ Klinger comes and gets those records and we use those . It can take up to two years before it actually hits the rolls . Mr. Ellsworth — Is the roadway material substance ? Mr . Barney — That ' s up to you , I don 't make the rules here , you folks do . 13 ZONING BOARD OF APPEALS March 17 , 2003 Chairperson Sigel — It seems like , particularly in light of the fact that they were considering doing it anyhow , that' s a reasonable stipulation . As far as what the actual thickness is , we ' d have to debate that . What ' s the Town standard ? About four inches ? Mr. Fabbroni — It ' s got to be four or five by now . It' s gotten pretty thick . Mr. Barney — I , quite frankly , don 't know what the actually measurements are . Mr. Fabbroni — Do you know Mike ? Mr. Smith — I don 't . Chairperson Sigel — How about something that is a fraction of what the Town specs are ? Mr. Fabbroni — I ' m going to suggest you ' d be very happy for the purpose we ' re getting at if you had 2 1/2 inches there . Mr. Barney — Well , why don 't we specify either the Town specs or such lesser level as the Town Highway Superintended may approve . I really don 't have the expertise to diagram . Mr. Ellsworth — Well , this is the guy with the expertise . Mr. Barney — Larry certainly may have the qualifications . And it may very well be that 2 '/2 inches is more that enough , I just don 't know . Mr. Ellsworth — The two of them are working together on a lot of stuff these days . Mr. Fabbroni — That' s fair. He ' s your expert . If you just make it clear to him that he has some discretion in the matter. Mr. Barney — We ' re not asking this to be a Town road . We just want his expertise to make sure that it' s done at a level so that .it doesn 't turn into a series of potholes . Chairperson Sigel opened the Public Hearing at 7 : 50 p . m . With no persons present to be heard , Chairperson Sigel closed the Public Hearing at 7 : 51 p . m . Chairperson Sigel — Are there any further questions or comments , concerns? No further problems with the size of the housing for six people ? Would someone like to make a motion ? Mike , are there any comments on the Environmental Assessment? Mr. Smith — The only thing that I noticed was the parking in front of the two places had about , maybe four or five spaces , not six . Chairperson Sigel — You were intending to have six spots ? 14 ZONING BOARD OF APPEALS March 17 , 2003 Mr . Fabbroni — That' s correct . Chairperson Sigel — Okay. We can make that a condition . Chairperson Sigel — Would someone like to make a motion on the Environmental Assessment ? ZB RESOLUTION NO . 2003 -017 : ENVIRONMENTAL ASSESSMENT : Orlando lacovelli 380 and 383 Pennsylvania Avenue Town of Ithaca Tax Parcel ' s Nos . 54 . -7-33 and 54. -5-30 . 2 Residence District R-9 . MOTION made by Harry Ellsworth, seconded by Andrew Dixon . RESOLVED, that this Board makes a negative determination of environmental significance in appeal of Orlando lacovelli, requesting a special permit from the Zoning Board of Appeals under Article 111, Section 4 of the Town of Ithaca Zoning Ordinance, to allow for occupancy up to six unrelated persons at two properties located at 380 and 383 Pennsylvania Avenue, Town of Ithaca Tax Parcel Nos. 54 . - 7-33 and 54 . -5-30. 2, Residence District R-9. This motion is based upon the Environmental Assessment Form prepared by Town staff dated March 6, 2003. The vote on the MOTION resulted as follows: AYES: Sigel, Ellsworth, Krantz, Niefer, Dixon NAYS: NONE The MOTION was declared to be carried unanimously. ZB RESOLUTION NO . 2003-018 : Orlando lacovelli 380 and 383 Pennsylvania Avenue Town of Ithaca Tax Parcel Nos . 54 . -7-33 and 54. -5-30 . 2 Residence District R=9 MOTION made by Kirk Sigel, seconded by James Niefer. RESOLVED, that this Board grants the appeal of Orlando lacovlli, Appellant, requesting a special permit from the Zoning Board of Appeals under Article III, Section 4 of the Town of Ithaca Zoning Ordinance, to allow for occupancy of up to six unrelated persons at two properties located at 380 and 383 Pennsylvania Avenue, Town of Ithaca Tax Parcel Nos. 54 . - 7-33 and 54. -5-30. 2, Residence District R-9. FINDINGS: a . Each property will have a second building lot combined with it. b . The Requirements for a special approval, under Article 14, Section 77, Subparagraph 7 (a - h) have been satisfied. 15 ZONING BOARD OF APPEALS March 17 , 2003 CONDITIONS: a . Before the occupancy can be increased, the lots, as indicated in the applicant 's packet, must be consolidated. b. The entire current shared driveway, labeled on the applicant's survey as "Pennsylvania Avenue that is not a dedicated town highway, " be paved to a sixteen foot width and, in all other respects, meet the Town Highway specifications or such lesser specifications as the Town Highway Superintendent may approve as being adequate for the anticipated traffic of this road. C, Six parking spaces be provided at each house. d. There be no conversion of any additional space as a bedroom without a building permit being obtained and the assurance that all code requirements are met. The vote on the MOTION resulted as follows: AYES: Sigel, Ellsworth, Krantz, Niefer, Dixon NA YS: NONE The MOTION was declared to be carried unanimously. Chairperson Sigel - Does anyone have any other official business which they have to discuss? Chairperson Sigel closed the March 17 , 2003 meeting of the Town of Ithaca Zoning Board of Appeals at 7 : 59 p . m . L Kirk Sigel , Chairperson Lori Waring , Deputy Town , 16 FILE ' DATE ZB RESOLUTION NO . 2003-002 : Orlando lacovelli , 384 Pennsylvania Avenue, Town of Ithaca Tax Parcel No' s 54.-7-30 and 54.=7-31 A , Residence District R=9 . MOTION made by Kirk Sigel , seconded by James Niefer. RESOLVED , that this Board grants the appeal of Orlando lacovelli , Appellant , requesting an area variance from the Zoning Board of Appeals , from the requirements of Article III , Sections 7 and 9 , and Section 280A of New York State Town Law, to be permitted to construct a single-family home , which does not front on a Town , County, or State Highway at 384 Pennsylvania Avenue , Town of Ithaca Tax Parcel No's . 54-7-30 and 54-7-31 . 1 , Residence District R-91 FINDINGS : a . The requirements for an area variance have been satisfied . CONDITIONS : a . That Town of Ithaca Tax Parcel No . 's 54 . -7-30 and 54 . -7-31 . 1 be . consolidated within 60 days after the granting of this appeal . b . A copy of the letter requesting the consolidation , addressed to the Tompkins County Assessment Department be provided to the Director of Building and Zoning no later than the end of that 60 day period . The vote on the MOTION resulted as follows : AYES : Sigel , Ellsworth , Niefer, Dixon NAYS : None The MOTION was declared to be carried unanimously. STATE OF NEW YORK) COUNTY OF TOMPKINS) SS : TOWN OF ITHACA. I , Lori Waring , Deputy Town Clerk of the Town of Ithaca , New York , do hereby certify that the attached resolution is an exact copy of the same adopted by the Zoning Board of Appeals of the Town of Ithaca at a regular meeting on the 27th day of January 2003 Deputy Town Clerk Town of Ithaca FILE t DATE , -� ZB RESOLUTION NO . 2003-003 : Orlando lacovelli , 384 Pennsylvania Avenue, Town of Ithaca Tax Parcel No' s 54 .-7-30 and 54 .-7-3l A , Residence District R-9 . MOTION made by Kirk Sigel , seconded by Andrew Dixon . RESOLVED , that this Board grants the appeal of Orlando lacovelli , Appellant, requesting a special approval from the Zoning Board of Appeals, under Article III , Section 4 (2b) of the Town of Ithaca Zoning Ordinance , to be permitted to occupy a single-family house by up to , but not more than , six unrelated people at 384 Pennsylvania Avenue , Town of Ithaca Tax Parcel No's . 54-7-30 and 54-7-31 . 1 , Residence District R-9 . FINDINGS : a . The requirements for a special permit have been satisfied under Article XIV , Section 77 , Subsection 7 , Sub-paragraphs a- h . CONDITIONS : a . That Town of Ithaca Tax Parcel No . 's 541 -7-30 and 54 . -7-31 . 1 be consolidated within 60 days of the granting of this appeal . b . A copy of the letter requesting the consolidation , addressed to the Tompkins County Assessment Department be provided to the Director of Building and Zoning no later than the end of that 60 day period . C , No subdivision shall occur- of that consolidated lot at any time in the future , unless the occupancy is reduced to the maximum permitted under the Zoning Ordinance without the need for a special approval . The vote on the MOTION resulted as follows : AYES : Sigel , Ellsworth , Niefer, Dixon NAYS : None The MOTION was declared to be carried unanimously . STATE OF NEW YORK) COUNTY OF TOMPKINS) SS . TOWN OF ITHACA. I , Lori Waring , Deputy Town Clerk of the Town of Ithaca , New York , do hereby certify that the attached resolution is an exact co of the same adopted by the Zoning Board of Appeals of the PY p , Town of Ithaca at a regular meeting on the 27th day of January 2003 . Deputy Town Clerk Town of Ithaca or � .. . . . .;. .off p De artment of Assessment • • r Valeria Coggin Director �-- ---_ W# 2 I TOWN OF ITHACA BUILDING/70NING _ TAX .SEARCH FOR NgUL16A Requirements for consolidation gy 1 . Identical ownership of:all parcels to be consolida e 2 . . All parcels to' be contiguous- (adjoining ) ; jmay 'cross- roads 36 All parcels . to .be Imptedin the same Municipality, SpeciaTUUR District ad School_District 4. Alftaxes .need to . be .current and paid in full CITY TOWN V - LA GE RESIDENTIAL COMMERCIAL PARCELS TO BE CONSOLIDATED : 2 . 3. 5. 6 . OWNE R(S) OF RECORD FOR TAX/ASSESSMENT ROLL YEAR: CONSOLIDATION REQUESTED BY: �✓ v� Signature & Date 7 Phone Number All taxes due are paid on each of the parcels to be consolidated 000*yes ❑ no COMMENTS : For Office Use Only RPA PARCEL TO BE KNOWN AS : ❑ Finance ❑ Input ❑ Mapping ❑ Processed Mail Address: Tel: 607-274-5517 128 E. Buffalo St http://www.tompkins-co.org Fax: 607-274-5507 Ithaca, New York 14850 $�^L •or TO�� t Department of Assessment o T N Valeria Coggin 2 1 2M � . Director TOWN OF ITHACA BUILDING/ZONING TAX .SEARCH FOR CONSOLIDATION _ . :` Requirements for 'consolidation . . . 1 . Identical ownership of all parcels to be consolidated MpR 2 1 2003 2 . All parcels to' be- contiguous :(adjoining) , may cross; roa ILL . I 30 All parcels: to .be located . in Xhe same Municipality, Spec I District and School istrict 4. All' taxes .need to . bo .current and paid in full . By CITY , r, 1 TOWN . . � � VILLAGE . : . .- j �. Jim-.- . 1 RESIDENTIAL �' COMMERCIAILO UR D �� PARCELS TO BE CONSOLIDATED ; --� . 5 . 6 . It OWNER(S ) OF RECORD ' , Y , ] . Y 5 r v _ z.. It FOR-TAX/ASSESSMENT ROLL YEAR: . . CONSOLIDATION REQUESTED BY: ( �' '� ° Signature & Date Phone Number All taxes due are paid on each of the parcels to be consolidated Iries ❑ no COMMENTS : For Office Use Only RPA PARCEL TO BE KNOWN AS : ❑ Finance ❑ Input ❑ Mappinn ❑ Processed Mail Address: Tel: 607-274-5517 128 E. Buffalo St httpJ/www.tompkins-co.org Fax: 607-274-5507 Ithaca, New York 14850 FILE DATE ZB RESOLUTION NO . 2003-017 : ENVIRONMENTAL ASSESSMENT : Orlando lacovelli , 380 and 383 Pennsylvania Avenue , Town of Ithaca Tax Parcel ' s Nos . 54 . -7-33 and 54 . -5-30 . 2 , Residence District R-9 . MOTION made by Harry Ellsworth , seconded by Andrew Dixon . RESOLVED, that this Board makes a negative determination of environmental significance in appeal of Orlando lacovelli , requesting a special permit from the Zoning Board of Appeals under Article III, Section 4 of the Town of Ithaca Zoning Ordinance , to allow for occupancy up to six unrelated persons at two properties located at 380 and 383 Pennsylvania Avenue , Town of Ithaca Tax Parcel Nos . 54 . -7- 33 and 54 . -5 -30 . 2 , - Residence District R-9 . This motion is based upon the Environmental Assessment Form prepared by Town staff dated March 6, 2003 . The vote on the MOTION resulted as follows : AYES : Sigel , Ellsworth , Krantz , Niefer, Dixon NAYS : NONE The MOTION was declared to be carried unanimously. STATE OF NEW YORK) COUNTY OF TOMPKINS) SS : TOWN OF ITHACA . I, Lori Waring , Deputy Town Clerk of the Town of Ithaca, New York, do hereby certify that the attached resolution is an exact copy of the same adopted by the Zoning :Board of Appeals of the Town of Ithaca at a regular meeting on the 17 " day of March , 2003 . Deputy Town Clerk Town of Ithaca FILE DATE 12 jzn ZB RESOLUTION NO . 2003-018 : Orlando lacovelli , 380 and 383 Pennsylvania Avenue , Town of Ithaca Tax Parcel Nos . 54 .-7-33 and 54. -5- 30 . 2 , Residence District R -9 MOTION made by Kirk Sigel , seconded by James Niefer. RESOLVED, that this Board grants the appeal of Orlando Iacovlli , Appellant, requesting a special permit from the Zoning Board of Appeals under Article III, Section 4 of the Town of Ithaca Zoning Ordinance , to allow for occupancy of up to six unrelated persons at two properties located at 380 and 383 Pennsylvania Avenue, Town of Ithaca Tax Parcel Nos . 54 . -7 -33 and 54 . 5 - 30 . 2 , Residence District R-9 . FINDINGS : a. Each property will have a second building lot combined with it. b . The Requirements for a special approval , under Article 14 , Section 77 , Subparagraph 7 (a-h) have been satisfied . CONDITIONS : a. Before the occupancy can be increased , the lots , as indicated in the applicant ' s packet, must be consolidated . b . The entire current shared driveway, labeled on the applicant ' s survey as "Pennsylvania Avenue that is not a dedicated town highway , " be paved to a sixteen foot width and , in all other respects , meet the Town Highway specifications or such lesser specifications as the Town Highway Superintendent may approve as being adequate for the anticipated traffic of this road . C . Six parking spaces be provided at each house . ZBA Resolution 2003-018 , p . 2 March 17 , 2003 d . There be no conversion of any additional space as a bedroom without a building permit being obtained and the assurance that all code requirements are met. The vote on the MOTION resulted as follows : AYES : Sigel , Ellsworth , Krantz , Niefer, Dixon NAYS : NONE The MOTION was declared to be carried unanimously. STATE OF NEW YORK) COUNTY OF TOMPKINS) SS : TOWN OF ITHACA . I, Lori Waring, Deputy Town Clerk of the Town of Ithaca, New York, do hereby certify that the attached resolution is an exact copy of the same adopted by the Zoning Board of Appeals of the Town of Ithaca at a regular meeting on the 17` day of March , 2003 . 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Applicant/Sponsor: 2. Project Name : -V14 19 COOFT 3. Precise location (street address, road Intersections, prominent landmarks, etc. or provide map) : 3SG,j �S3 P itlI�Y�2f��'I1I � ?qo(� 6�� 5=36 Tax Parcel Number: L4i7�"%3 3 4 54— /— �2 � 38o 4. Is proposed action : NEW? EXPANSION? MODIFICATION/ALTERATION? S. Describe project briefly: (Include project purpose, present land use, current and future construction plans, and other relevant items): //VJ7,90 01(7 8oA0/NG '� 1%0D 1 r16YW B&C tOM141' lAoWS ` 16 PK0P0s194s, tdO0446 (07/4 /4c -T a15j lIV6 ems° co II1,�`' 1�e1 '5 ,q,j.,.00 o(c o PwlucY OP 7b i oleci4lmZ PCaPkiF /rV Ac' 4cll (Attach separate sheet(s) if necessary to adequately describe the proposed project.) 6. Amount of land affected : Initially (0-S yrs) Acres (6-10 yrs) Acres (> 10 yrs) Acres 7. How Is land zoned resently? S. Will proposed action comply with existing zoning or other existing land use restrictions ? YES NO If no, describe conflict briefly : r?Rc�1l7-1D SP`` ��� WOR0 (44 9. Will proposed action lead to a request for new : ll�� Public Road? YES - -- NO Public -Water? YES NO '4�X* Public Sewer? YES NO 10. What Is the present land use in the vicinity of the proposed project? Residential Commercial Industrial Agriculture Park/ Forest/Open Space Other Please Describe : 11 . Does proposed action Involve a permit, approval , or funding , ow or ultimately from any other governmental agency (Federal, State, Local)? YES NO H yes, list agency name and permiVapproval/funding : 12. Does any aspect of the proposed action have a currently valid permit or approval? YES NO If yes, list agency name and permiVapproval. Also, state okvhether It will require modification. 7bCDN 01C Zsts" 4 co, rC 1' 44 =7* Ct"r1G771V e OlVe FJ / 14Y DUr�11YGS I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS 77RUE TO THE BEST OF MY KNOWLEDGE AppllcanVSponsor Name ( Print or Type ) : 0d9 Signature : o Date : voe ;7/0& Rev. 8/92 � atrlL 3 Ff t 3 Y 3 PART 11 - ENVIRONMENTAL ASSESSMENT (To be completed by the Town ; Use attachments as necessary) A. Does proposed action exceed any Type I threshold in 6 NYCRR, Part 617. 12 or Town Environmental Local Law? YES NO X If yes, coordinate the review process and use the full EAF. B. Will proposed action receive coordinated review as provided for unlisted actions in 6 NYCRR, Part 617.6 YES NO X If no, a negative declaration may be superseded by another involved agency, if any. C. Could proposed action result in any adverse effects associated with the following: (Answers may be handwritten, if legible) C1 . Existing air quality, surface or groundwater quality, noise levels, existing traffic patterns, solid waste production and disposal, potential for erosion, drainage or flooding problems? Explain briefly : See Attached. C2. Aesthetic, agricultural, archaeological, historic, or other natural or cultural resources? Community or neighborhood character? Explain briefly: See Attached. C3. Vegetation or fauna, fish, shellfish, or wildlife species, significant habitats, unique natural area, wetlands, or threatened or endangered species? Explain briefly: See Attached. C4. The Town ' s existing plans or goals as officially adopted, or a change in use or intensity of use of land or other natural resources? Explain briefly: See Attached. C5. Growth, subsequent development, or related activities likely to be induced by the proposed action ? Explain briefly: See Attached. C6. Long term, short term, cumulative, or other effects not identified in Cl -05? Explain briefly: See Attached. C7. Other impacts (including changes in use of either quantity or type of energy) Explain briefly : See Attached. D. Is there, or is there likely to be controversy related to potential adverse environmental impacts? YES NO X If yes, explain briefly: E. Comments of staff CB., other attached. (Check as applicable.) PART III - DETERMINATION OF SIGNIFICANCE (To be completed by the Town of Ithaca) Instructions : For each adverse effect identified above, determine whether it is substantial , large, important, or otherwise significant. Each effect should be assessed in connection with its (a) setting (i .e. urban or rural) ; (b) probability of occurring; (c) duration ; (d) irreversibility; (e) geographic scope, and (f) magnitude. If necessary, add attachments or reference supporting material . Ensure that the explanations contain sufficient detail to show that all relevant adverse impacts have been identified and adequately address. Check here if you have identified one or more potentially large or significant adverse impacts which MAY occur. Then proceed directly to the full EAF and/or prepare a positive declaration. X Check here if you have determined, based on the information and analysis above and any supporting documentation, that the proposed action WILL NOT result in any significant adverse environmental impacts AND provide on Attachments as necessary the reasons supporting this determination . Town of Ithaca Zoning Board of Appeals Name of Lead Agency Preparer' s Signature (if different from Responsible Officer) Kirk Sigel, Chairman Name & title f Responsible Officer In Lead Agency Signature of Contributing Preparer DATE : // 2 /o s Signaturt of Responsible Of cer in Lead Agency 7— � PART II — Environmental Assessment : Orlando Iacovelli 380 & 383 Pennsylvania Avenue Increase Occupancy Zoning Board of Appeals A . Action is Unlisted. B . Action will not receive coordinated review. C . Could action result in any adverse effects on, to or arising from the following : C L Existing air quality, surface or groundwater quality or noise levels, existing traffic affic patterns solid waste production or disposal potential for erosion drainage or flooding problems? No significant adverse effects are anticipated relating to air quality, water quality or quantity, noise levels , traffic , solid waste , or potential for erosion, drainage, or flooding as a result of the proposed action. This proposal is to allow for occupancy up to six unrelated persons in two existing single- family residences located at 380 and 383 Pennsylvania Avenue, Town of Ithaca Tax Parcel No . ' s 54- 7-33 and 54-5 -30 . 2 . The applicant is proposing to consolidate an adjacent vacant lot with each of the lots containing the existing residence which are proposed to increase the occupancy. Tax Parcel No . ' s 54-7-33 (containing the residence) and 54-7-31 . 2 (vacant) would be combined and Tax Parcel No . ' s 54-5 -30 . 2 (containing the residence) and 54-5 -29 (vacant) would be combined to form two larger lots with only one residence on each. The applicant is only requesting an increase in occupancy within the existing residences ; no exterior modifications or additions are proposed . Neither of these residences front on a public highway but have received variances from the Zoning Board of Appeals within the past two years for construction of the single- family residences . A 16-foot driveway has been constructed to access these two residences along with two others that do not have road frontage. The applicants are responsible for snow removal and maintenance of the driveway. The driveway appears to be adequate to handle the minimal additional traffic from the proposed increase in occupancy . Additional parking for the two residences may be necessary with the increase in occupancy. C2 . Aesthetic , agriculture, archeological , historic , or other natural or cultural resources, or community or neighborhood character? None Anticipated. No aesthetic , archeological , historic, or other natural or cultural resources are know to exist on the site, or are expected to be otherwise affected by the proposed action. The character of Pennsylvania Ave. / Kendall Ave . has changed considerably in the last 20 years, from predominately single family or owner occupied two family homes to almost entirely rental units . Over half of all the Zoning Board actions on Pennsylvania Avenue in the last 20 years involved special permits to increase the occupancy of these units with more unrelated persons . The result has been a shift from the once owner occupied residential neighborhood to a college minded rental neighborhood. It appears that this current proposal is consistent with previous approvals for occupancy increases and the general character of the neighborhood . C3 . Vegetation or fauna, fish , shellfish or wildlife species, significant habitats, or threatened or endangered species? None Anticipated . The site is currently developed with only an increase in occupancy proposed , no exterior changes . One or two additional parking spaces at each residence may be required to accommodate the additional occupancy. Due to the nature of the proposed action, and the character of the land, no significant adverse impacts to vegetation or fauna, fish , shellfish or wildlife species, significant habitats , or threatened or endangered species are anticipated. C4 . The Town ' s existing plans or goals as officially adopted , or a change in use or intensity of land or other natural resources? None Anticipated. The site and surrounding area is shown as "Urban Residential" on the Anticipated Land Use Map in the Town of Ithaca Comprehensive Plan ( 1993 ) and it is zoned Residence District R-9 . The two consolidated lots will exceed the minimum size requirements for the R-9 District. C5 . Growth, subsequent development, or related activities likely to be induced by the proposed action? None Anticipated, C6 . Longterm , short term , cumulative, or other effects not identified in C1 -05 ? None Anticipated . C7 . Other impacts (including changes in use of either quantity or of energy)? None Anticipated. D . Is there, or is there likely to be , controversy related to potential adverse environmental impacts? No controversy related to potential adverse environmental impacts is anticipated. PART III . — Staff Recommendation , Determination of Significance Based on review of the materials submitted for the proposed action, the proposed scale of it, and the information above , a negative determination of environmental significance is recommended for the action as proposed . Lead Agency : Town of Ithaca Zoning Board of Appeals Reviewer: Michael Smith , Environmental Planner Review Date : March 6 , 2003 TOWN OF ITHACA FEE: $80000 215 North Tioga Street RECEIVED : Ithaca, New York 14850 (607) 273- 1783 CASH APPEAL CHECK - to the Building Inspector/Zoning Enforcement Officer ZONING : and the Zoning Board of Appeals For Office Use Only of the Town of Ithaca, New York Having been denied permission to: 0 C G U 0/1/ g o m /v i A. 7k o 01 ��,A PAT � � T Dw ® lli glds 7 at . Y.0135? L dlv%� Town of Ithaca Tax Parcel No . � — �S '�0� 1 J-�6�.?9. as shown on the accompanying application and/or plans or other supporting documents, for the stated reason that the issuance of such permit would be in violation of: Article( s) , Sections) 122Q,. )�i of the Town of Ithaca Zoning Ordinance, the UNDERSIGNED respectfully submits this. Appeal from such denial and , in support of the Appeal , affirms that strict observance of the Zoning Ordinance would impose PRACTICAL DIFFICULTIES and/or UNNECESSARY HARDSHIP as follows : (Additional sheets may be attached as necessary .) e t✓ fa/ �yt !l'l / T Ara v By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or staff to enter my property to inspect in connection witch my application . Signature of Owner/Appellant : Vi`'`a / O / ��/'✓i�= Date : Signature of Appellant/Agent : Dater Print Name Here : L ry G9 Fa (l' !T l' OAo� l Home Telephone Number : 2o7 �l/ / y ��% ork Telephone lvumber : � �� �< NOTE : If construction of work in accordance with any variances given does not commence within 18 months, the variance will txpiu. Your attendance at the meeting is advised. February 27, 2003 Mr. Andrew Frost . Director of Code Enforcement and Zoning Town of Ithaca 215 N. Tioga Street Ithaca, N.Y . 14850 Re : Special Permit Occupancy on combined Parcels 54-7 -33 , 54-7-31 . 2 , 54-5 -30. 2 54-5 -29 Dear Mr. Frost: We currently propose combining two Old Ithaca Land Tract parcels, lots 36 (54-7-33) with an existing one family home and lot 37 (54-7-31 .2) currently an undeveloped lot into one lot with one-family home which could be occupied with up to six unrelated occupants . This proposal, along with one other similar proposal being presented simultaneously, will end construction at four homes (Three existing and one approved by the Zoning Board of Apparels in January 2003) on the driveway I have extended off the east end of Pennsylvania Avenue . The proposal would result in same allowable density that might be achieved by building two separate one-family dwellings on the tax parcels being consolidated. The points in support of the Special Approval are : a. The general purpose of improving the neighborhood by consolidating the parcels and lowering overall density of buildings is served by the proposal . b . The premises are reasonably adapted to the proposed use and will increase open space in the neighborhood. c . The proposed use, location and design are wholly within an existing building and consistent with the district and neighborhood. d. The proposed use has the support of the neighborhood and will increase open space, further solidifying neighborhood character by consolidating two legal non- conforming lots of 6000 square feet. e. Access and egress will be over the existing 16 ' driveway already approved by the Ithaca Fire Department and Town Highway Department. f. The traffic generated by three additional people can be expected to be a maximum of 12 trips per day, an inconsequential load on the dead end Pennsylvania and Kendall Avenues . Existing water and sewer lines are sufficient to serve the increased number of occupants. g. Parking will be off the right-of-way fronting on the new building. Access is the aforementioned 16 ' driveway from the east end of the Town Highway portion of Pennsylvania Avenue. h. Natural drainage ways will not be altered and can support the additional runoff with only driveway culverts along he frontage being added. Please schedule this hearing for your regular meeting in March 2003 . Thank you for your consideration and assistance . Sincerely, Orlando Iacovelli 347 Coddington Road Ithaca, New York 14850 H tV Op z W O TAX PARCEL 53-1-7 .. D RA. DAVID & L ANN M. BOVLSBY 1 (633/1021) d 1THACA LAID CO. LOT 35 CA m d � D Z 1 N N 12 7' 331E 20.67' r z h e < day 0 .z N o z D TAX P 54-7-33 I cb RA pRLANDU RALPH IACOVELL < . 0918/ 4) ci ' ITHACA LAN L[IT 36 z N 12 17' 38'Ei 120.7`Y y 04 ca TAX PARCEL 54-7-31.2 I ° ITHACA`, LAND CO. LOT 37 b z N 12 17' 421E 12x90' . ! a TAX PARCEL 54-7-311 p (� ITHACA LAND M LOT 3e o .. N 12 17 470E 12102' I �•f}�0C L' P Ra . RAAow d I 4 D Z N TAX PARCEL 54-7-30 O LOTS 3940 a Its 3* m ITHACA LAND imm x u „ b} (a ro ° La %% rip I4 � RI. ROBERT T. L LIRA V. MARTIN a td w N 12 17' 560E 1EL260 N r n M TAX PARCEL 54-7-29 M 0 0 M R.O. ROBERT T. L LIDA V. MARTIN D z ... z 0 (729/321) z (4 C.I M ITHACA LAND CO. LOT 41 13 0 DWr (� CO frl co N --� Z , 1 G7 ^r,,• 1 I^- 1 JO EOiybr VVNVA A10131J) 1090 ,9 .Lc) N7 I 7 !JN/wJ 11 �, i f, I° i 1 i AV MV of N��¢ 033PVJ y C5 r °1 y r Ga V Moe 0 o 4k 0 � � � � � CnP i C _ `A ? Z i h c ,Qll a °mil c ) o n (1 eat � OHO : o or WIN- - - - - - - - - - - b Ob 7 Ilk O .T x 0 ab n a aj ; +- ? a �j 9 e U } � GJ a � N Ing to sqt m N Bulk A r 121 J� r 0 N 1 ry ` R p MCI y ! N SCS ^J V O t7 N . . tai � . tm. Z' SS p`gw a s Me � ° y arigUC9 •n { r B N 9 n N r •+ u u ,$ JR$ fJ vR• l •M vav m . f"7 ,qp o a a ! / • `f` I m tm. u N V sq a u y ry O ims 4�? •a. 1 t Y Np -90:2' 31.1 ! 1 P1 R t:t . L17 •w aw 30.1 31.2 It? rt a. n O { 2 rIl .� .,e ,a• ! C Ing CL 1 •qt t � __ y � � � � E m a - _ N j ' vie. O. di U m Lt1 m 41 In + ( 1 < I tj r I `C4 i"Imba R. N > •r \ \ v W z 1l •rat 1 41 M3AV vNV1ONl ceb gal V w d , ry r S yY Q f'� �p CT [L G.Q all I'Abi IC rE r, muaCZyc ago alk Q n O� it - yy • \ F Vl • / , � � IN b w e _,• i / O tD r Q 5 14 Printer Friendly Report Page 1 of 1 !; . .1 , x,,11 Property Description Report Ithaca (Town ) Owner: IACOVELLI , ORLANDO & RALPH Status : Active Roll Section : Taxable 347 CODDINGTON RD Swis : 503089 Tax Map# 541 -7-33 ITHACA NY 14850 Location : 380 PENNSYLVANIA AVE ORLANDO & RALPH IACOVELLI Zoning Code : Site : 1 Neighborhood : 30106 Last Sale : Property Class : 1 Family Residence Land Type : Residual Sale Date : 10/09/2001 Size : 0 x 0 Sale Price : $29000 . 00 Land Assessment : $ 19500. 00 Valid : 0 Arms Length : N Total Assessment: $100, 000 .00 Deed Book: 918 Deed Page : 324 Total Acreage : 0 School District: Ithaca 2002 Prior Owner: HILKER, WILLIS S & Structure - Building Style : 0 - Unknown Number of Baths : 0 Number of Bedrooms 0 Number of Kitchens 0 Utilities - Number of Fireplaces 0 Sewer Type Comm/Public Overall Condition Unknown Water Supply Comm/Public Overall Grade Unknown Utilities Gas/Elec Porch Type Unknown Heat Type Unknown Porch Area 0 . 00 sq/ft Fuel Type Unknown Year Built Central Air Basement Type Unknown Basement Garage Cap. 0 Improvements - Attached Garage Cap . 0 Tax Information - Area - Taxes may not reflect exemptions or changes in Living Area : 0 . 00 sq/ft assessmentl First Story Area : 0. 00 sq/ft Second Story Area : 0.00 sq/ft County Year Tax : $144.60 Half Story Area : 0 .00 sq/ft County Year: 2001 School Year Tax: $0. 00 Additional Story Area : 0. 00 sq/ft School Year: Three-Quarter Story 0. 00 sq/ft Area : Finished Basement 0. 00 sq/ft Number of Stories 0 Exemptions - No Exemptions http ://asmsdg.tompkins-co . org/imate/pn* ntable . asp 2/28/03 Printer Friendly Report Page 1 of 1 Property Description Report Ithaca (Town ) Owner: IACOVELLI , ORLANDO & RALP Status : Active Roll Section : Taxable 347 CODDINGTON RD Swis : 503089 Tax Map# 548 -5-31 ITHACA NY 14850 Location : 381 PENNSYLVANIA AVE ORLANDO & RALPH IACOVELLI Zoning Code : Site : 1 Neighborhood : 30106 Last Sale : Property Class : 1 Family Residence Land Type : Primary Sale Date : 02/16/2001 Size : 75 x 120 Sale Price : $59000. 00 Land Assessment: $6,000. 00 Valid : 0 Arms Length : N Total Assessment: $1009000800 Deed Book: 8597 Deed Page : 256 Total Acreage : 0 School District: Ithaca 2002 Prior Owner: LEDGER, ORSON R Structure - Building Style : Ranch Number of Baths : 2 Number of Bedrooms 4 Number of Kitchens 1 Utilities - Number of Fireplaces 0 Sewer Type Comm/Public Overall Condition Good Water Supply Comm/Public Overall Grade Average Utilities Gas/Elec Porch Type Unknown Heat Type Hot Water/Steam Porch Area 0. 00 sq/ft Fuel Type Gas Year Built 2001 Central Air Basement Type Full Basement Garage Cap. 0 Improvements - Attached Garage Cap . 0 Tax Information - Area - Taxes may not reflect exemptions or changes in Living Area : 1 , 200. 00 sq/ft assessment! First Story Area : 1 ,200 .00 sq/ft Second Story Area : 0. 00 sq/ft County Year Tax : $144.60 Half Story Area : 0 .00 sq/ft County Year: 2001 Additional Story Area : 0. 00 sq/ft School Year Tax : $0. 00 School Year: Three-Quarter Story 0. 00 sq/ft Area : Finished Basement 600 .00 sq/ft Number of Stories 1 Exemptions - No Exemptions http ://asmsdg. tompkins-co.org/imate/printab] e . asp 2/28/03 Printer Friendly Report Page 1 of 1 � < _LA, A Property Description Report Ithaca (Town ) Owner: IACOVELLI , ORLANDO/RALPH Status : Active Roll Section : Taxable 347 CODDINGTON ROAD Swis : 503089 Tax Map# 541 -5-30.2 ITHACA NY 14850 Location : 383 PENNSYLVANIA AVE ORLANDO & RALPH IACOVELLI Zoning Code : Site : 1 Neighborhood : 30106 Last Sale : Property Class : 1 Family Residence Land Type : Primary Sale Date : 02/16/2000 Size : 75 x 168 Sale Price : $3 ,250. 00 Land Assessment : $7, 000 . 00 Valid : 0 Arms Length : N Total Assessment: $100 , 00.0 .00 Deed Book: 897 Deed Page : 262 Total Acreage : 0 School District: Ithaca 2002 Prior Owner: FONTANA, CAESAR Structure - Building Style : Ranch Number of Baths : 2 Number of Bedrooms 4 Number of Kitchens 1 Utilities - Number of Fireplaces 0 Sewer Type Comm/Public Overall Condition Good Water Supply Comm/Public Overall Grade Average Utilities Gas/Elec Porch Type Unknown Heat Type Hot Water/Steam Porch Area 0. 00 sq/ft Fuel Type Gas Year Built 2001 Central Air Basement Type Full Basement Garage Cap . 0 Improvements - Attached Garage Cap . 0 Tax Information - Area - Taxes may not reflect exemptions or changes in Living Area : 1 ,200 .00 sq/ft assessment! First Story Area : 1 , 200 .00 sq/ft Second Story Area : 0. 00 sq/ft County Year Tax : N/A County Year: N/A Half Story Area : 0.00 sq/ft School Year Tax : N/A Additional Story Area : 0.00 sq/ft School Year: N/A Three-Quarter Story 0. 00 sq/ft Area : Finished Basement 600 .00 sq/ft Number of Stories 1 Exemptions - No Exemptions http ://asmsdg. tompkins-co. org/imate/printable . asp 2/28/03 Big Photo Page 1 of 1 n ti i 1 http://asmsdg.tompkins-co.org/imate/bigphoto.asp?ref--http://asmsdg.tompkins-co.org/imatei... 2/28/03 Big Photo Page 1 of 1 hr http://asmsdg.tompkins-co.org/imate/bigphoto.asp?ref--http://asmsdg.tompkins-co.org/imatei... 2/28/03 Big Photo Page 1 of 1 ' � ► http://asmsdg.tompkins-co.org/imate/bigphoto.asp?ref=http://asmsdg.tompkins-co.org/imatei... 2/28/03