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Home My WebLink AboutZBA Height 7/9/1997 TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS r R1.1j WEDNESDAY,JULY 9, 1997 1 5 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 Wednesday,July 9, 1997, in Town Hall, 126 East Seneca Street, (FIRST Floor, REAR Entrance, WEST Side),Ithaca,N.Y., COMMENCING AT 7:00 P.M. on the following matters: APPEAL of the Veteran Volunteer Firemen's Association,Appellant,requesting a variance from the requirements of Article VIII,Section 44 of the Town of Ithaca Zoning Ordinance,to be permitted to maintain two storage buildings with south side lot building setbacks of 13.5+feet(60 foot setback required)at 638 Elmira Road,Town of Ithaca Tax Parcel No.33-3-5.1, Light Industrial District. A special approval under Article XII,Section 54 may also be requested as the Association's use of the property is nonconforming with said zoning district. APPEAL of David Warden and Robin Botie,Appellants,requesting a variance from the requirements of Article V, Section 20 of the Town of Ithaca Zoning Ordinance,to maintain an accessory building with a height of 22±feet(maximum 15 foot height allowed)at 1341 Mecklenburg Road,on a portion of Town of Ithaca Tax Parcel No.28-1-23.2, Residence District R- 30. APPEAL of Ithaca College,Appellant,HOLT Architects,Agent,requesting a special approval from the Zoning Board of Appeals under Article IV, Section 11 and 3 to construct the Health Sciences and Human Performance Building at the Ithaca College Campus on 953 Danby Road,Town of Ithaca Tax Parcel No.41-1-30.2,Residence District R-15. A variance from the requirements of Article IV, Section 11 and 6 is also being requested,in order to create a building height of 70 feet(36 foot maximum height allowed). APPEAL of William Alberta,Appellant,requesting authorization from the Zoning Board of Appeals under Article XII, Section 54 of the Town of Ithaca Zoning Ordinance,to be permitted to enlarge a nonconforming building located at 751 Elm Street Extension,Town of Ithaca Tax Parcel No.28-1-29,Residence District R-30. Said building is nonconforming as it is located 25.5 feet from the road right-of-way(30 feet setback required). 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: July 1, 1997 Publish: July 4, 1997 TOWN OF ITHACA ZONING BOARD OF APPEALS - JULY 9, 1997 APPROVED-SEPTEMBER 16. 1997 PAGE 6 Mr. Ellsworth responded, yes. Mr. Frost said the Association could return in five years, and ask if the building could be left in place for a longer period of time. Mr. Krantz said he does not know about that. In five year, if the board felt that the building could be moved easily it should be moved. It is not that much harder to move the old building either. The- Association should move both building in five years if they need to move one building. Chairman Stotz said the motion was passed with further clarification to the building on skids. The board could pass another motion that relates to the other building. MOTION made by Ronald Krantz, seconded by James Niefer: RESOLVED. that this board grant the time limit variance being granted for a period of five years in respect to both storage buildings at the Veteran Volunteer Firemen's Association at 638 Elmira Road, Town of Ithaca Tax Parcel No. 33-3-5.1, Light Industrial District. A vote on the motion resulted as follows: AYES - Stotz, Ellsworth, Krantz, Niefer. NAYS - None. The motion was carried unanimously. The second appeal to be heard by the board was as follows: APPEAL of David Warden and Robin Botie, Appellants, requesting a variance from the requirements of Article V, Section 20 of the Town of Ithaca Zoning Ordinance, to maintain an accessory building with a height of 22 +1-feet (maximum 15 foot height allowed) at 1341 Mecklenburg Road, on a portion of Town of Ithaca Tax Parcel No. 28-1-23.2, Residence District R-30. Mr. Ellsworth said he has a project out to bid right now for a sprinkler system in the City, and David Warden is one of the bidders. If he succeeds in getting the bid he would be reviewing the project. Mr. Ellsworth asked Attorney Barney what he should do. Chairman Stotz asked Mr. Ellsworth what he thinks he should do. Mr. Ellsworth said he is not getting paid by David Warden, but he would have some relationship with him if he is the successful bidder. Attorney Barney said if Mr. Warden is not paying him anything there is nothing to worry about, unless Mr. Ellsworth feels a tremendous amount of guilt, he could abstain to this appeal. Mr. Frost passed photographs showing a building under construction. He wanted to clarify that Mr. Warden and Ms. Botie are building a garage with living space on the second floor. This building would be their residence while they build their new house. When they move into the new house, the building in the photograph would no longer be a residence. Therefore, it would become an accessory building with a height limitation by the Zoning Ordinance of 15 feet. TOWN OF ITHACA ZONING BOARD OF APPEALS - JULY 9. 1997 APPROVED-SEPTEMBER 16,1997 PAGE 7 Mr. Ellsworth asked if the living space would be an apartment above the garage after the house is built. Mr. Frost said there would not be an apartment on the second floor. The building being built now is in compliance with the law. Once the house is built and there is no one using this as a residence, the accessory building would need to get a height variance from the Zoning Board of Appeals or it would need to be shortened. David Warden, 1341 Mecklenburg Road, said as Mr. Frost explained they are building this building as a primary residence for now. The idea is to live in this building while they sell their present house and build a new house. They cannot start the primary house until they have the funds from the sale of the present house. They would build this accessory building as livable space to live in while they build their permanent house. They would not be using the living space in the accessory building as an apartment after the new house is built. It would become a secondary building. He discussed this at length with Mr. Frost, and it is his understanding that their two options are to get a variance or connect the two buildings. They do not want the two buildings connected because this would be the first side of the house that would be seen. The accessory building and the new house would be squared off with each other, and there would be an eight foot separation between the two buildings. He would like the accessory building close to the new house because he would be installing the utilities in the accessory building with a heating system for both structures. ..The heating system would be underground to the house. He would like to keep the broiler out of the permanent living space. There are some insurance factors when the heating plant is kept outside of the living space. Insurance Companies also take that into account. Chairman Stotz asked if the building under construction right now is a temporary home that would include sanitary facilities and a kitchen. Robin Botie, 1341 Mecklenburg Road, said the kitchen would be temporary. Mr. Frost said Mr. Warden and Ms. Botie are aware that the kitchen would need to be removed once they move into the new house, so this would not be a dwelling unit. Mr. Krantz said he is confused about that. The variance is only necessary when this building is used for storage. Mr. Frost said the variance is necessary when they no longer live in the building because then it would become an accessory building. Mr. Krantz said even if it reverts to an apartment, that would be acceptable. It would not be acceptable, without a variance, if it is used for storage. Mr. Frost said if the living space stayed permanent as an apartment and they did not live in another building on the property, then everything is fine. Mr. Krantz asked what if they wanted to rent this living space as an apartment. Mr. Frost said they could not do that because they would end up with two separate dwelling units on the parcel. The intent is to keep the building heights down other than the primary residence. Chairman Stotz asked if there is a lot of vegetation around the area. TOWN OF ITHACA ZONING BOARD OF APPEALS - JULY 9,1997 APPROVED-SEPTEMBER 16, 1997 PAGE 8 Mr. Warden responded, yes. Mr. Warden said the roof was put on the accessory building. There is one spot that people could see a glimpse of the foliage roof before they get to EcoVillage's driveway. By the time people get to EcoVillage's driveway the roof cannot be seen. From EcoVillage's driveway, there is one point the roof could be seen from. These are the only places he found the roof to be visible. Chairman Stotz asked if the roof on the new house would be higher. Mr. Warden responded, yes. Mr. Ellsworth asked how far is the nearest building to the accessory building where people live. Mr. Warden said that would be their existing house. A neighbor's house would be EcoVillage, or the neighbor to the other side of the house, which is Trowbridge and Wolff Landscape Architects. Mr. Ellsworth asked if EcoVillage is higher than his building. Mr. Warden said they cannot see EcoVillage from their property at all. EcoVillage is higher, but they are back farther. EcoVillage would not be able to see their house. Mr. Niefer asked how close is the nearest farm barn in the area that might be higher than their accessory building. Mr. Warden said that would be City Light's barn. Chairman Stolz asked when they move into-the new house, would this building become storage. Mr. Warden said the downstairs would have a two bay garage, and basically storage with an utility room. The second floor would be a studio and a workout area. Mr. Ellsworth asked Mr. Warden if his plumbing business is located somewhere else. Mr. Warden responded, yes. Mr. Warden said he basically works out of the house, and e rents space in the City of Ithaca where he keeps materials. He would like to store some plumbing needs at the house so he would not have to go into the city if he does not need to. He does not have any plans for the accessory building after they move into the new house. Mr. Ellsworth asked if he would be moving his business to the new building. Mr. Warden responded, no. Chairman Stotz asked if the heat would remain on in the accessory building when they move into the new house, and further asked if the sanitary facilities would remain. Mr. Warden said the sanitary facilities for the accessory building and the new house would be going into a common septic system. Chairman Stotz asked if the sanitary facilities would be left in the accessory building after the new house is built. Mr. Warden responded, yes. TOWN OF ITHACA ZONING BOARD OF APPEALS - JULY 9. 1997 APPROVED-SEPTEMBER 16, 1997 PAGE 9 Chairman Stotz asked if the accessory building would continued to be heated after moving into the new house. Mr. Warden responded, yes. The pipes would be positioned for the bathroom to be over the utility room, which would be an enclosed insulated space. The heat for the accessory building would be an air system off the water broiler so pipes would not freeze. The area would be minimized of heat. Attorney Barney said if this board grants the variance, and after the new house was built, that the garage space was continued to be used as a residence, there would be an enforcement proceeding. As part of the enforcement proceeding, the Town would demand more than just the kitchen to go because there would have been a violation. The Town does not demand that unless there was a violation. Mr. Frost said there are certain things that could occur regardless of what this board does. Once Mr. Warden receives a building permit for the primary residence, he would not get a certificate of occupancy for the primary residence until the other unit is no longer in use. Chairman Stotz opened the public hearing. With no one present to speak, Chairman Stotz closed the public hearing. ENVIRONMENTAL ASSESSMENT: Benjamin Helber, Planning Intern, said he and Planner Comish visited the site. This site is heavily vegetated and secluded. They did not see any problems with this site. The Planning Staff made a negative determination of environmental assessment. MOTION made by Ronald Krantz, seconded by Harry Ellsworth: RESOLVED, that this board make a negative determination of environmental significance for the property at 1341 Mecklenburg Road, Town of Ithaca Tax Parcel No. 28-1-23.2, Residence District R-30, based on the review by the Town of Ithaca Planning Staff's report. A vote on the motion resulted as follows: AYES - Stotz, Ellsworth, Krantz, Niefer. NAYS - None. The motion was carried unanimously. MOTION made by Ronald Krantz, seconded by James Niefer: RESOLVED, that this board grant the variance of David Warden and Robin Botie at 1341 Mecklenburg Road, on a portion of Town of Ithaca Tax Parcel No. 28-1-23.2, Residence District R-30, from Article V, Section 20 of the Town of Ithaca Zoning Ordinance to be permitted to maintain an accessory building with a height not in exceed of 23 feet where a maximum of 15 feet is allowed with the following conditions: 1. That when a new residence is constructed this accessory building would be used for storage; and 2. That temporary kitchen facilities are removed. TOWN OF ITHACA ZONING BOARD OF APPEALS - .NLY 9, 1997 APPROVED-SEPTEMBER 16, 1997 PAGE 10 A vote on the motion resulted as follows: AYES - Stotz, Ellsworth, Krantz, Niefer. NAYS - None. The motion was carried unanimously. The third appeal to be heard by the board was as follows: APPEAL of Ithaca College, Appellant, HOLT Architects,.Agent, requesting a special approval from the Zoning Board of Appeals under Article IV, Section 11 and 3 to construct the Health Science and Human Performance Building at the Ithaca College Campus on 953 Danby Road, Town of Ithaca Tax Parcel No. 41-1-30.2, Residence District R-15. A variance from the requirements of Article IV, Section 11 and 6 is also being requested, in order to create a building height of 70 feet (36 foot maximum height allowed). Mr. Ellsworth said he is not being paid by HOLT Architects, but he is in the middle of a project that Mr. Warden is bidding on. HOLT Architects may approve his bills. He is not sure whether he should be part of this conversation or not. Attorney Barney said this is a closer call than the previous appeal. Mr. Ellsworth said this is a second project with HOLT Architects with the same customer that has another pending project on the sprinkler systems. Mr. Frost said if Mr. Ellsworth abstain from voti there would still be three people to vote. The difference would be mat a majonty would need to pass tills approval. Attorney Barney said if there is a contractual relationship that could perceive an influenced decision one way or the other, that Mr. Ellsworth should disqualify himself from this appeal conversation. Mr. Ellsworth said he would disqualify from this appeal conversation. Attorney Barney said his office represents HOLT Architects also. Planner Cornish said Tom Hoard passed out a revised Part I of the Environmental Assessment Form that the Planning Board asked for on the acreage numbers and cubic yards of the fill being removed. Chairman Stotz asked if the Zoning Board of Appeals needs to do an Environmental Assessment even though the Planning Board has already made a negative determination. Attorney Barney responded, yes, because the board would be considering a height variance and a special approval for this appeal. Mr. Krantz asked if the special approval and the variance should be separate motions with two separate votes. . - Attorney Barney responded, yes. - dam.'._—..! . Mr • • ' �14. .• I• _ II :,1 l Town Assigned Project ID Number • lI1II R1v. 10/9c_ Town of Ithaca Environmental Review ' , f SHORT ENVIRONMENTAL ASSESSMENT FORM �IorUNLISTED ACTIONS Located in the Town of Ithaca, Tompkins Countg ONLY k • PART I -.'Piroject Information (To be completed by Applicant or Project Sponsor) e 1. Applicant/Sponsor: - - 2. Project Name: -DAV D'S-WA-RD !` 1- ROBIN B&rte 3. Precise Location(Street Address and Road Intersections,prominent landmarks, etc. or provide map):,. tat'.I!! ME-C-cL3=N8URGt• 120AD, ITf1AcA . .i 'TalParcel' umber:• 2 — ( — a 3 � "• 4. Is Proposed!lActicn: l NEW EXPANSION 0 MODIFICATION/ALTE.RATT0N .c '" '• 5. Describe Project Briefly (Include project purpose, present land use, current and future construction plans, and other relevant items)• ��,! .. c; -'W' ale. buJ Sulk rest 4-i y 0•0 Q p a //� ,�/ 5�5 �AOuS2. dg yr c�ikd an yt/u�r�za p�/u i//��u� lGt fs• (v Si on Tkz i) iJ earner o� Q r1 _7 ap ? f eel 0- e ne; of,et, kJ 1 �i j tar •. I t :era i:;;;.. f'ff. (Attach separate sheet(s) if necessary to adequately describe the proposed project.) 1.4 6. AmeunntefLand Affected: Initially CO-5yrs) a Acres C6-10 yrs) Acres (>10 yrs) Acres! r 7.)iow4slheland Zoned Presently? ' $ W111 Proposed}Iction comply with existing zoning or other existing land use restrictions? a r }a it 0 If no,describe conflict briefly: • zii 9 ,Willposed ction lead to a request for new: 8ubi�o goad? YES❑ NO Pubiic Water? YES NO Public Sewer? YES NO a �C.<s7s t4s-. CY» YLha a 10::: the present land use in the vicinity of the proposed project? -Residential t] Commercial 4:5® dustrlat :. ❑Agriculture Park/Forest/Open Space Other g'ig ' # I «s 9 P.leua deserthe n - '2 eI 1121 :DoesJroposed action involve a Permit,approval,or funding, now or ultimately from any other governmental agency f'� (FQderal;Statje,Local)? YES 9 NO 2If yes,list agency name and permit/approval/funding: '' 12 4 Doet a q ampLioii of the proposed action have a currentlu valid permit or approval? YES 0 NO If y-tfut g¢ney name and permit/approval. Also,state whether that permit/approval will require modification. .51 b4 o..f I • 1 CERTi THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Sj r { s; WI -: I l • Apphcant/Spons or Name(Print or Type): "DA V ID V✓q RDE NI -I- R().RIM r rT I F Signature: Date: �c�{z 1v�Mj�C1�— -g - rf I -�t IAi-FT V/APJ ANCE 1—i‹ Ft.Pr No.2751 1-2 -Z PART II - 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 NC XX 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 XX If no. a negative deciaration 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 areas, wetlands, or threatened or endangered species? Explain briefly: See Attached C4. The Town's existing plans or goals as officially adopted, or a change in use or intensity of use of land or other natural resources? Explain briefly: See Attached CS. 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 - CS? 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 XX If yes, explain briefly: • E. Comments of staff X . C3 , other attached. (Check as applicable.) PART III - DETERMINATION OF SIGNIFICANCE (To be completed by the Town of Ithaca) Instructions: For eacn 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 (le. urban or rural); (b) probability of occurring; (c) duration; (d) irreversibility; (e) geographic scope; and (f) magnitude. If necessary, add attachments or reference supporting materials. Ensure that explanations contain sufficient detail to show that all relevant adverse impacts have been Identified and adeeuately addressed. 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. XX 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. Lowy of Iard o oning Boar of Appeals Name of Lead Agency Preparers Signature (If differ from Responsible Officer) David S tot z — Chair Name : Title of 11po --ibl Officer in Lead Agency ignWaturree-rof Con il,tlfing Preparer G irwr `' Date: 1 t1 1 Signature .onsi fficer in Lead Agency PART II-Environmental Assessment David Warden and Robin Botie, Appellants Height Variance Tax Parcel No.28-1-23.2, 1341 Mecklenburg Road Town of Ithaca Planning Board A. Action is Unlisted B. Action will not receive coordinated review C. Could action result in any adverse effects on,to or arising from the following: Cl. Existing air quality. surface or groundwater quality or quantity, noise levels, existing traffic patterns.solid waste production or disposal,potential for erosion,drainage or flooding problems? No significant impacts to air quality, surface or groundwater quality or quantity, noise levels, existing traffic patterns,solid waste production or disposal,potential for erosion,drainage or flooding problems are anticipated. None anticipated The proposed action consists of requesting a variance from the Zoning Board of Appeals under Article V, Section 20 of the Town of Ithaca Zoning Ordinances, to maintain an accessory building with a height of 22+/-feet(maximum 15 foot height allowed) at 1341 Mecklenburg Road, Town of Ithaca Tax Parcel No.28-1-23.2,Residence District R-30. Applicants are building a two story garage to be used for parking,storage,and a work-out area. Additionally,the applicants may use the garage for a temporary residence while their new house is under construction. Upon completion of the new house,the garage will no longer be used as a residence and applicants have indicated the cooking facilities will be removed C2. Aesthetic, agricultural. archeological, historic, or other natural or cultural resources, or community or neighborhood character? No significant impacts to aesthetic, agricultural, archeological,historic,natural or cultural resources, community or neighborhood character are anticipated. The garage and house are located in the middle of a heavily vegetated and secluded lot The structures should not be seen from adjacent properties except perhaps in winter when the foliage is down. Additionally, the height of the garage(+/-22 feet)will not exceed the height of the residence. C3. Vegetation or fauna, fish, shellfish or wildlife species, significant habitats, or threatened or endangered species? None anticipated This site is heavily vegetated and has been selectively cleared for the house, garage, sauna, and pond. t David Warden and Robin Botie, Appellants Height Variance Tax Parcel No.28-1-23.2, 1341 Mecklenburg Road Town of Ithaca Planning Board C4, A community's existing plans or goals as officially adopted or a change in use or intensity of use of land or other natural resources? None anticipated. Although the structure may contain kitchen type facilities during construction of the adjacent house, the applicants have indicated these facilities would be removed once the house is completed, Use of this building will be confined to garage and storage only. CS. 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 Cl-CS? None anticipated C7. Other impacts(including changes in use of either quantity or type of energy)? None anticipated. D. Is there,or is them likely to be,controversy related to potential adverse environmental impacts? No controversy related to potential adverse environmental impacts is anticipated PART lII- 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 Planning Board Reviewer. Benjamin C.Helber,Planning Intern VA Review Date: July 9, 1997 • • AWN OF ITHACA $80.00 ! 1 ?.6 Fast Seneca Street TIED: (...49 1 L P J Q 7 rthaca, New York 14850 - t idq 7 ) • (507) 273-173 ::....>c - ( 3nO ) APPEAL ZONING: to the Building Inspector/Zoning Enforcement Officer For Office Use Only and the Zoning Board of Appeals of the Town of Ithaca, New York Having been denied permission to: BLItLD A SEPARATE <�L RA _01f tR 1S ' (DESK E1G-1-kT 1c 22 9 at 13y I ME_CKLEN43\A22 ZDA3) , Town of Ithaca Tax Parcel No. E;08 i — a 3 •� , as shown on the accompanying application and/or plans or other supporting documents, for the stated reason that the issuance of such permit would be in violation of: Article(s) , section(s) o`O , of the Town of Ithaca Zoning Ordinance the UNDERSIGNED respectfully submits this Appeal from such denial and, .n support of the Appeal, affirms that strict observance of the Zoning Ordinance would impc:-e PRACTICAL DIFFICULTIES and/or UNNECESSARY HARDSHIP as follows: THE 4-koU sE HAS SEEN DES IC-N Ep W 1Ti-1 THE HEATH.* tN 11-4E GARACz SPACe. —SEPARATE FROM THE L_1V LNG FACILITIES FOR. SAFETY Ah13) INSURANCE PURPA > 5.- WE J)ESIG NED A D. sToRy GARAGE TO ACCOA A/10DA1 A 'LL.IMBER 'S STORAGE. NEEDS A1JD A WDRKOUT AREA• SECDSID►-> WE ARE BUl L.D1 Nc-O-I CiA.R.A( t P'A �p�S AUSE WE MAY NEED TEMPO1=AtQy p ..c2-soNAL_ STORAGE AND Ll V it' QUAlz"regS 13ETw€>rN `Ne- SALE r)F CUR. CtARRE'NT HoLtSE AND CONSTRUCTIO C>F DUTY L 1 vJ (")1 TO RELATE pURINCG THAT TIME WoWL-D BE A HARDSHIP AND A C.2EAT INcoNVENtENCE . wE ARE VERY CONCERNED WITI-t SHE AE D WITH THE /UTA14A EMENT" OFgAR LAND. \NE DES1 NEJ) THIS AS A TO 131.1 ILD1N_CT To TAKE LAP LESS ()F A FOOTPR►NT ON THE LAND) THUS EXE D 'NCI. THE He 1 -1AT REG) REME47S, -THE CLosE i9ROXEMITYOF THE GARAGE TO THE NEW HousE IS SENSITIVE T4 THE LAN CAPE } AN) O/VIFORTA13Ll. OTH VISO LLy AND PNySICALL/, VVIT L_NOUT pH ATTACHM�t.1T_ IHE HE(c ftT OF -THE GARAGE IS LESS TNAN THE HEI47 OF THE NEVI HOu9 ) AN.D BECAUSE }F T E SECLUSION! OF THE SITE/ WE-FELT IT APPRoPR1,4TE ToJ7E5N Cr IN THIS FASI-1 IDN . 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J -. ammo 4n11 • M ,%-°._ �' k BC � GARAGE PRECISION DESIGN a f MecMenbirg Rood Ernie B `,�,' _J� • Town of 11haca, New York 19 Ovary oy�Road Ithaca, New York 607-272-7321 ll E 0 1U rii, 0 JUN Tompkins County 1 0 1997 1.1.1) DEPARTMENT OF PLANNING TOWN OF ITHACA 121 East Court Street BUILDING/ZONING Ithaca,New York 14850 James W.Hanson,Jr. Telephone(607)274-5560 Commissioner of Planning FAX(607)274-5578 June 10, 1997 Mr. Andy Frost Zoning Officer Town of Ithaca 126 East Seneca Street Ithaca,NY 14850 Re: Review Pursuant to §239 -1 and-m of the New York State General Municipal Law Action: Height Variance,Warden/Botie, 1341 Mecklenburg Road,Tax Parcel Number 28-1-23.2 Dear Mr. Frost: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239 -1 and-m of the New York State General Municipal Law. The proposal, as submitted, will have no significant deleterious impact on intercommunity, County,or State interests. Therefore,no recommendation is indicated by the Tompkins County Planning Department,and you are free to act without prejudice. Please inform us of your decision so that we can make it a part of the record. Sincerely, LI. ...-. ,).., James W. Hanson, Jr. Commissioner of Planning �� Recycled paper