HomeMy WebLinkAboutZBA History Combined (56)
Zoning Board of Appeals History as of 58.-2-39.6
139 Honness Ln
Tax Parcels involved, with address if known 139 Honness Ln
58.-2-39.6 with no subdivision and readdressing.
History:
1987 – Special Approval for increased enrollment and addition at nursery
school - Granted
1981 – Special Approval for Nursery School – Granted
TOWN OF ITHACA ZONING BOARD OF APPEALS
NOTICE OF PUBLIC HEARINGS
AND AGENDA
WEDNESDAY, NOVEMBER 18, 1987
7:00 P.M.
By direction of the
.HEREBY GIVEN that Public
of the Town of Ithaca on
Seneca Street, (FIRST
COMMENCING AT 7:00 P.M.,
Chairman of the Zoning
Hearings will be held by
Wednesday,.November 18,
Floor, REAR Entrance,
Board of Appeals NOTICE IS
the Zoning Board of Appeals
1987, in Town Hall, 126 East
WEST Side), Ithaca, N.Y.,
on the following matters,
as appropriate:
APPEAL of Leslie
V�
Appellants,
with respect to a
request for
authorization by the Zoning Board of
Appeals, pursuant
to
Article XII,
TOWN OF ITHACA ZONING BOARD OF APPEALS
NOTICE OF PUBLIC HEARINGS
AND AGENDA
WEDNESDAY, NOVEMBER 18, 1987
7:00 P.M.
By direction of the
.HEREBY GIVEN that Public
of the Town of Ithaca on
Seneca Street, (FIRST
COMMENCING AT 7:00 P.M.,
Chairman of the Zoning
Hearings will be held by
Wednesday,.November 18,
Floor, REAR Entrance,
Board of Appeals NOTICE IS
the Zoning Board of Appeals
1987, in Town Hall, 126 East
WEST Side), Ithaca, N.Y.,
on the following matters,
as appropriate:
APPEAL of Leslie
N. and Margaret B. Reizes,
Appellants,
with respect to a
request for
authorization by the Zoning Board of
Appeals, pursuant
to
Article XII,
Section 54, of the Town
of Ithaca
Zoning Ordinance,
to
extend an
existing non -conforming
residence
structure at 1061
Taughannock
Blvd., Town of Ithaca Tax
Parcel No.
6-21-2-13, Residence
District R-15.
The existing residence
is located
approximately ten feet
from the south
side yard lot line, a
room addition proposed for
the
north side
of said residence would
create a
north side yard
of
approximately
two
feet.
APPEAL of Earland and Robert Mancini, Appellants/Property Owners, Richard R.
Anderson, Applicant/Agent, from the decision of the Building Inspector/
Zoning Enforcement Officer denying permission for the construction of a
proposed moving and storage facility proposed to be located on a 1.5±
acre portion of Town of Ithaca Tax Parcel No. 6-33-3-2.2, 90.23 acres
total, in a Light Industrial District at 608 Elmira Road. The proposed
building would be greater than 25 feet, in height with a front yard
setback of approximately 90 feet and a south side yard setback of
approximately 45 feet. Said building would also front on a private
road. Permission is denied under Article VIII, Section 44, of the Town
of Ithaca Zoning Ordinance, whereby a front yard setback no less than
150 feet is required, a side yard no less than 60 feet is required, and
a building height no greater than 25 feet is required. Permission is
further denied under Section 280-a of Town Law which requires frontage
on a public roadway.
APPEAL of Michael J. Hannan, Appellant, from the decision of the Building
Inspector/Zoning Enforcement Officer denying permission for the
construction of proposed "South Yard" Warehouse approximately 36 feet in
height, proposed to be located on Five Mile Drive (N.Y.S. Route 13A)
near Elmira Road (N.Y.S. Route 13), on Town of Ithaca Tax Parcel No.
6-31-3-3.11, 1.46 acres total, in a Light Industrial District.
Permission is denied under Article VIII, .Section 44, of the Town of
Ithaca Zoning Ordinance whereby a building height no greater than 25
feet is required. A height variance for said proposed warehouse was
granted by the 'Zoning Board of Appeals on May 14, 1980, permitting a
building height of 32 feet.
APPEAL of John and Doris Perialas, Property Owners/Appellants, John and
Valerie Littlefield, Applicants/Agents, with respect to a request for
Special Approval of a Nursery School Use, pursuant to Article IV,
Section 11, Paragraph 4, of the Town of Ithaca Zoning Ordinance, for the
proposed expansion of Little. Feet Montessori Center to include 44
children, an enrollment of 32 children having been previously approved
and presently attending, and a room addition, at 139 Hon ness Lane, Town
of Ithaca Tax Parcel No. 6-58-2-39.6, Residence District R-15.
AGENDA ITEM: Consideration of an Executive Session,
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, as
appropriate. Persons may appear by agent or in person.
Andrew S. Frost
Building Inspector/Zoning Enforcement Officer
Town of Ithaca
273-1747
Dated: November 10, 1987
Publish: November 13, 1987
11
and Route 13-A of the proposed storage area would be
minimal; and
WHEREAS, from Route 13-A the screening will be increased,
and
WHEREAS,
removal
it would be
of the existing
an unnecessary hardship to
truss structure that
require the
is already
standing;
and
this
at the 1981 hearing. Chairman Aron stated that
WHEREAS,
no
one
from the
public
appeared in opposition to
this
at the 1981 hearing. Chairman Aron stated that
variance;
it
of
is
RESOLVED, that this Board grant a height variance to permit
construction of "South Yard" Warehouse to be no more than 36
feet in height; and it is further
RESOLVED, that the conditions as set forth by the Planning
Board with regard to this matter be adopted.
Edward King seconded the motion.
The voting was as follows.
Aye - Aron, Reuning, Austen, King
Nay - None
The motion was carried.
The last item on the agenda was as follows:
APPEAL of John and Doris Perialas, Property
Owners /Appellants, John and Valerie Littlefield,
Applicants/Agents, with respect to a request for Special
Approval of a Nursery School Use, pursuant to Article IV,
Section 1 1 , Paragraph 4, of the Town of Ithaca Zoning
Ordinance, for the proposed expansion of Little Feet
Montessori Center to include 44 children, an enrollment of
32 children having been previously approved and presently
attending, and a room addition, at 139 Honness Lane, Town of
Ithaca Tax Parcel No. 6-58-2-39.6, Residence District R-15.
witnessed any further violations when he had made his inspection
of the property in November of 1987. Mr. Frost responded that
part of the conditions of the special approval was that the
I
Chairman
Aron referred to the conditions imposed upon
the
Littlefields
at the 1981 hearing. Chairman Aron stated that
one
of
the conditions as to parking, which conditions were imposed
when
special
approval was granted in 1981 to the Littlefields,
was
that the
parking lot should be striped. Chairman Aron
indicated
that from the photographs he had viewed this had
not
been
done.
Chairman Aron then asked Mr. Frost if he
had
witnessed any further violations when he had made his inspection
of the property in November of 1987. Mr. Frost responded that
part of the conditions of the special approval was that the
I
12
parking areas across the street from the school be clearly marked
and that there be signs showing entrance and exit. Mr. Frost
stated that as of his inspection in November of 1987 there were
no clearly marked parking spaces and that some vehicles were
parked on the grass. Mr. Frost went on to say that there was one
sign showing the entrance but this was in poor repair and there
was no exit sign.
Mr. Littlefield acknowledged that they had done nothing with
regard to the parking situation.
Mr. Littlefield explained that there*was great demand for
quality daycare in Tompkins County and they were trying to supply
that quality daycare to more children and that was why they were
before the Board. Mr. Littlefield stated that they had tried to
take care of the traffic problem and there had been absolutely no
problem with parking or traffic. Chairman Aron said there must
have been some problem because from the photographs it appeared
that there .were cars parked on the .lawn. Chairman Aron further
stated that he was aware that during the last snowfall, about ten
days ago, some cars could not park at the school and indeed had
to park on someone else's property. Mr. Littlefield said that
was correct but a normal condition on Honness Lane and that if a
neighbor could not get to their house up the street ---and came to
the school to ask if they could park in their parking lot he
would say yes but caution them to ,park out of the way so other
people can get through. Mrs. Littlefield stated they had also
accommodated neighbors by letting them park in the school parking
lot on weekends, especially one Mrs. Bredbenner,
Chairman Aron asked if the Littlefields had ever considered
buying other land for their school and Mr. Littlefield responded
they had considered doing that across the street but had been
turned down. Chairman Aron said that was still in an R-15
district and that people want their neighborhood to remain a
residential neighborhood. Chairman Aron continued that the Board
had allowed 32 children to be present on the property and it was
not to exceed that number. Chairman Aron stated that the Board
was taken aback by the fact that the Littlefields were now coming
in to request more children and would it not be more feasible for
them to look for land outside the R-15 zone and build their
school there.
Mr. Littlefield stated that there were approximately
eighteen people in the neighborhood that had used the school and
referred to a list of same. Mr. Littlefield continued they
wanted their school to be a hou:.z in a neighborr,00d kind of
situation where children were treated with respect and given the
use of an actual house. Mr. Littlefield felt this kind of
setting was best for the children and indeed they felt they had
the best daycare in the County of Tompkins.
13
Chairman Aron stated that what the Board had to consider was
whether to allow more children to be added in an R-15 district
which is a residential neighborhood.
Mr. Littlefield continued that there was a vast number of
parents who wanted their children to be enrolled in their daycare
center because it is so good for the children. He felt that they
should at least be allowed to utilize the area they had in the
school now to its fullest extent. He said that it was a school,
an educational institution, and was a benefit to the neighborhood
and to the community as well. Mr. Littlefield could not
understand why the neighborhood did not want them since some of
the children raised in that neighborhood had attended the school.
Mr. Littlefield said they were trying to work things out so the
neighbors would be satisfied and had indeed tried to move across
the street but'had been turned down for 120 children and now they
were only asking for 12 more children in an existing building.
Mr. Littlefield said that the traffic question should not be
a problem because according to Town Engineer Flumerfelt's report
the practical capacity of Honness Lane is 900 vehicles per hour
and right now the use on Honness Lane is approximately 310
vehicles per hour. He continued that even with the additional
twelve- -children which would bring the total to 44 children the
use would be brought up to 316 vehicles per hour. He stated that
as far as the traffic is concerned the report showed that the
traffic would not be a problem.
Mr. Littlefield continued that the house has been there for
a long time and is attractive, not a square schoolhouse looking
structure, and the additional room would not impede anybody's
view.
Chairman Aron asked at this point where Mr. and Mrs.
Littlefield resided and they said they resided on Mecklenburg
Road,
Chairman Aron
stated
that
even though the house had a
residential facade
it
was still
a
business.
Chairman Aron read a letter from George and Matoula Nickles
in opposition to the expansion, a copy of which letter is
attached hereto as Exhibit 7. He also read two letters from
Edgar and Barbara Bredbenner, also in opposition, copies of which
letters are attached hereto as Exhibits 8 and 9.
Mr. Littlefield said that after the Planning Board meeting
he had thought of a way to make a single very small driveway in
the front of the house so that no trees would have to be removed.
The public meeting was opened.
/J
14
Peter Nickles spoke for his parents, George and Matoula
Nickles who lived next door to the residence in question. Mr.
Nickles stated that cars now parked at the residence across the
street which is an apartment house and also a business venture.
He wondered what would happen to the parking situation for the
Littlefield School if that business across the street were sold.
George Nickles who lives next door to the Littlefield School
said that he bought his house to relax in his senior years in
peace and quiet. Mr. Nickles said that there were apartments in
back of his house and expansion all around him and now the
Littlefield School wanted to expand. He maintained that when the
children are outside for recess for two hours in the morning and
two hours in the afternoon he had to put down his windows to hear
his television. Mr. Nickles said that traffic was also bad in
the neighborhood and last' week there had been about ten cars
stuck in the road.
Douglas Armstrong of 121 Honness Lane, Ithaca, New York,
said he was against the expansion of the daycare center across
the street on Honness Lane and was still against the expansion in
its present location. Mr. Armstrong was not opposed to daycare
or to the methods the Littlefields used in teaching. Mr.
Armstrong was concerned with the continued whittling away of the
R-15 area which is comprised of Honness Lane and Pine Tree Road
by tremendous growth within a relatively small area. He
continued that this growth indicates a diminishing value of the
residential aspect of life in that area. The duplexes and four
apartment homes have already changed the character of the
neighborhood and even had the Town Planner referring to the area
concerned as the "fringe area for R-15." He stated that Little
Feet was approved in 1978 for 15 students and in 1981 at its
present location, 139 Honness Lane, the number was increased to
32. Mr. Armstrong felt that every incursion into a residential
area decreases the privileges of all other individual owners in
this R-15 area of Ithaca. Mr. Armstrong asked that the Board
deny the request for an addition of children to the Little Feet
School at 139 Honness Lane, Ithaca, New York,
Mr. Gus Lambrou of 156 Honness Lane stated that he had lived
there for 20 years and had bought the house because it was in a
residential area. Mr. Lambrou asked the Board to deny the
application for an increase in the number of children at Little
Feet School,
Ms. Shirley Rappensperger of 139 Pine Tree Road said she had
lived in this "fringe ;area" for 26 year She stated that when
they moved there there were only single family houses but now
approximately 50% of those houses have apartments in them. Ms.
Rappensperger stated that the accumulation of variances, etc,
puts the residents of that R-15 neighborhood in a marginal or
fringe neighborhood. She ..asked that no further changes be
15
allowed to increase the problem because she felt the residents
had a contract with the Town of Ithaca in that they lived in an
R-15 zone and wished it to remain so. She continued that when
the daycare center first was proposed many residents were in
favor of it but now feel it has outgrown the neighborhood daycare
kind of concept.
Mrs. Lit:tlef ield stated that when the children go outside
on rare special occasions like a Halloween parade or having an
ice cream cone because of a birthday party, they are outside in
groups of 15 and 17 children. For a fire drill, she said,
everyone evacuates. Other than that, she ctintinued, the children
go out in groups of nine children so that the play area in the
backyard is used by no more than nine children at one time and
sometimes there are only five at a time. Mrs. Littlefield stated
some .children don't go out at all. She also said- that the
children were not out there for recess for two hour's but it was
more like a ten or fifteen minute span, especially now when the
weather is not so good, and it was a small group.of children at a
time.
Mr. Nickles said that the children come out twice a day
every day especially in the spring and summertime and he did not
know exactly how many there were at one time as he never counted.
The public hearing was closed.
Chairman Aron stated that he had been out to the property
himself to view it a number of times .and had found that drivers
were very irresponsible and traffic was a problem in that area.
Chairman Aron felt that twelve more children would add to the
traffic problem because it meant twelve more cars in the morning
and twelve more cars in the afternoon in addition to the traffic
already present on that road generated by the other development
in the area, the churches, the non -conforming uses in the area,
etc. He felt that all this was, in his opinion, not advantageous
to the residents of the area. Chairman Aron stated that when the
Littlefields were granted the extension to 32 children he thought
it was a fine thing and had congratulated the Littlefields on
their concept of daycare but he did not think his conscience
could let him vote for further expansion now in fairness to the
residents of -that area.
Mrs. Reuning
referred to the list mentioned
by Mr.
Littlefield of parents in the area who had used
their
daycare
facility and noted
that only one family on Honness Lane
had used
that daycare. A copy of said list is attached
hereto as
Exhibit
10. Mrs. Reuning
felt that the residents of
Honness Lane were
going to feel the
impact more than anyone
else of
further
expansion in their
immediate neighborhood.
1
Mrs. Littlefield asked then if petitions submitted in
Y
16
opposition
to their
school should
not bear names
from Pine Tree
Road and
surrounding
areas and
should only
bear names of
residents
on
Honness
Lane,
Mrs. Reuning that the list was misleading since Honness Lane
was listed first, yet only one family from Honness Lane was
mentioned.
Edward Austen said that when the Board first approved the
school he was very much in favor of it as daycare was needed and
he felt that putting a school in this house was a good use of
that particular property. He continued trrat when the school was
expanded to thirty children it was questionable because of the
noise and traffic generated. Mr. Austen said that now he had
serious doubts as to further expansion and felt it would be too
much of 'an imposition on the neighbors and also felt that the
traffic would be increased significantly.
Mr. Littlefield felt that Little Feet was an educational
institution and something that was important to the whole
community, not just to Honness Lane and it was sad that an
educational institution was limited because of other things that
had developed in the area. Mr. Littlefield said that those other
things had developed long before they got there and they
basically had nothing to do with them in terms of the time span
in which they tried to expand their school. Mr. Littlefield felt
that everything else had been allowed to grow around them long
before they came to the area. He mentioned the doctor's office
on Pine Tree Road, the church nursery school, the construction a
half a mile away of Cornell, and the Judd Falls Shopping Center,
Mr. Littlefield could not understand why something as important
as a nursery school should be limited or put down just because
all of this other development.
Attorney Barney told Mr. Littlefield a line had to be drawn
somewhere, that if the twelve extra children were approved, then
they would request fourteen, and so on. He continued that there
had been an expansion two or three times and now, according to
many people, for the size of the lot and the location, the number
of children were enough. Attorney Barney said that even though
Mr. Littlefield felt he was victimized by all of the other
development lines had to be drawn and policy had to be followed.
Mrs. Littlefield clarified that in 1979 or 1980 they were
approved for 15 children on 140 Honness Lane. When they
requested additional children they moved to a new location on
Hornless Lane where they are presently so they have never asked
for more children at their present location. Mrs. Littlefield
said she understood what Mr. Barney was saying as she was also a
homeowner but additional daycare was needed in the County and she
wondered where it would be placed, in old jailhouses for example
or were the children going to be placed in a situation that was
17
good for thechildren and for the community.
Mr. Littlefield added that there was more room in the
present house than for 42 children but he felt that room was
important for children so they would not feel crowded. Mrs.
Littlefield felt that the square footage requirement of 33 square
foot per child mandated by the State of New York was not enough
so that was why they had additional space. She continued that .if
they were granted the twelve additional children they would not
come before the Board for this particular property again for any
additional children.
Mr. Littlefield felt that they had tried to work within the
community and with the zoning board to offer something to the
community that was needed, that the engineer's report had shown
that traffic would not be a problem, but that because the
community had grown up so much around them, now everyone wanted
to draw the line and they were the ones being turned down.
Chairman Aron referred to the environmental assessment
recommendation of Susan Beeners, a copy of which is attached
hereto as Exhibit 11. At this point, Ms. Beeners asked if she
could make a revision to this report. Ms. Beeners stated that
based upon the comments --that had been made at the public
hearings, both at the Planning Board and at the Zoning Board of
Appeals, and also based upon the suggestions of the Planning
Board to the Zoning Board of Appeals on this matter, she believed
that there might be significant adverse impact on the
neighborhood and possible erosion of what the intention of the
zoning ordinance was. Ms. Beeners stated it would depend upon
how the Town Boards define comprehensive planning.
Edward King asked Ms. Beeners if the amendments made to her
review changed her recommendation to a positive declaration of
environmental significance and Ms. Beeners responded that she was
recommending that there may be significant adverse impact,
especially as related to community character and land use plans
and goals as officially adopted, and as based on the amount of
public input that there had been at the meetings and the
deliberations of the Planning Board.
Edward King made a motion as to the environmental impact as
follows:
WHEREAS, the Zoning Board of Appeals is the lead agency for
this unlisted action, and.
WHEREAS, this Board finds that this nursery school is housed
in the most restrictive residential zone area of the Town of
Ithaca, namely R-15, that it occupies what appears to be a
normal single family dwelling which was built with the
standard setback from the south side of Honness Lane on a
n�r
ku
lot that
is
100
feet wide
by 175
feet deep, with an adjunct
parking
area
at
143
Honness
Lane,
and
mile
WHEREAS, the
intensity of residential development
in
this
area within
the last several years has
been
extreme,
there
being three
times as many dwelling units
within
a half
mile
of this particular area as there were a
few
years ago
when
the special
permit was issued for 32 children
in this
home,
and
WHEREAS, the problem of traffic on Honness Lane is increased
by the concentration of vehicles depositing and picking up
children about four times a day, adding to the sense of
noise and congestion in this residential neighborhood; and
WHEREAS,
accepts
this
the
Board
fact that
is
there
not against
is
daycare
a need for
centers
more
and
quality
daycare
but
not at a
cost
to the
residents of
the
area; and
WHEREAS, this Board has taken into account the comments made
by the Town Planner in amending her recommendation as to the
environmental impact; and
WHEREAS, while the Board acknowledges that there is a
daycare facility in the Lutheran Church several hundred feet
east of the property in question, it should be noted that
the Lutheran Church is built several hundred feet back south
away from the highway and has a large front lawn and is. a
much bigger property and more suitable for this type of
operation; it is therefore
RESOLVED, that this Board finds a positive declaration of
adverse environmental impact by this proposal to increase
the number of children from 32 to 44 in its present location
even with the proposed addition to the structure.
Edward Austen seconded the motion.
The voting was as follows:
Aye - Reuning, Aron, Austen, King
Nay - None
The motion was carried.
There being no further business to come before the Board the
meeting was adjourned at 9:30 p.m.
Chairman
19
Respectfully submitted,
Beatrice Lincoln
Recording Secretary
Exhibits 1 through 11 attached.
Fee.
APPLICATIONTOWN OF ITHACJ
c D
$2.50 Main Building or Extension
'1--6(1 - Accessory Building
Make checks payable to Town of Ithaca
Return application to: ......... .-_----.-_...............
Application Date .... c/. .< .-...
Permit Number ....... .._ (. .........
Date ..... (a./1 i q -
Parcel Number ................................
Zoning District ...R.nl ............
Application is hereby made to (build ❑, extend 0, convert 0, ._dZT:;:;-GJf,,) ...................... 191'a structure or use land
at ........ .g,... /7A.!It".:3_--- k.A .... -Rd Town of Ithaca, N. Y.
To be used for ....................................................................... ............................. .. At a cost of 5.�.........,
Structure is to be completed on or b ore .fD ................-•--------- 19.........._. ...............
MMMMMMMM
Owner of land ...f"'R. ri1C.I-eS.....� ' ..4..-.f1 A.I.y--------------------.... Builder .� 7��..1�kN.Ct� �.--�I.�c4.�i:.................
Land Owner's mailing address...4.6.A...�R_ay.....-O.D�....r... `r_ f # C--A�._1�1.1.. �.......
If building is being built for a person other than present land owner, show name...........................................0...........I.............
The structure (s) will be as follows:
Type of construction ..... n.N}_E...................................I
Number of stories ............... J...................................................
Number of Family Units ------------------------------------------------•-
Percentage of Lot to be occupied 4?
by all structures ....................................... ----.................... -•---
Plot Plan on Back of Permit ....u..... or Attached ............
Square Feet Floor Area: v*MM' �2 e AC7
Basement....---•----••................................................I....:............
FirstFloor.......................................I I ........................... 0 .... I ... I
SecondFloor..........................................................................
Over Second
The required permits have been obtained as follows:
Date Issued
FROM TOMPKINS COUNTY HEALTH DEPARTMENT
Approval of septic system and/or well _....
FROM TOWN CLERK i Hon0e SS
Strect.opcning (if road must be opened for pipes)
Blasting permit (if blasting necessary) i q7
FROM SUPERVISOR 3 U
Water Tap ......... District . GU
Sewer Tap .......... ........................................I District . . . . . . . . .
FROM PROPER HIGHWAY DEPARTMENT
Culverts and driveways . . . . . . . . . . . . . . . . . .
FROM TOWN ZONING OFFICER
Multiple :residence permit ------------------------------------------------------------------
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 , know
T
Date:.....u......................-- --------- a and belief._/�.
----
Building
--
Building
permitapproved by ...... ... ............................
K
denied under Section ............ of the
Zoning Ordinance by ............................
Appeal action
Dateof appeal ................... ............................... ......... ......
Dateof hearing .......................... ....---........... -------------------------
Date of advertising ... -............ --............... ....---- ---- •--•-----------
Board members notified......................................................
-- ------------ -------- - --------------------- -- - ---
--------------- -- - - -- m ------------------------ - - - - --
---------------- -------------- ----------- - - - - -- --
5.00 -Appeal, advertising expenses.
►>
Progress of work. Checked on:
Foundation...................
..... ........
Framing---------------------
------- -•...........
Trim.............•---•
.... ......
Completion-----------------••-•-----.....•------...---•--•----......
Order to refill excavation
issuedon -----• .........................•----•••-..._...-•--•---
Order to demolish structure
issuedon .........................................
P a n,ning Board -9- July 7, 1981
Mr. Stanton noted that the backyard is proposed to be totally
enclosed.
Mrs. Littlefield submitted the following letter to the Board which is
herein entered into the record:
"July 1981
To Whom It May Concern:
We have no objection to a Montessori N?r.sery School being operated
at 139 Honness Lane, Ithaca, NY 14850.
(Sgd.) Sarah R. Lillie, 203 Pine Tree Road
Barbara J. Bredbenner, 141 Honness Lane
Leona C. Northrop, 141 Honness Lane
Gus Lambrou, 156 Honness Lane
Frederick J. Ciaschi, 146 Honness Lane
Maria Lambrou, 156 Honness Lane .
Patricia A. Ciaschi, 146 Honness Lane
Hunna Johns, 138 Honness Lane -- P.S. -- not transferable to any
other owner.
Pete Niccies, 137 Honness Lane
Mr. & Mrs. George P. Nickles, 137 Honness Lane"
� Y aN.. ♦1 �.1� ...lV N1 Al
14
V
The MOTION was declared to be carried unanimously.
MOTION by Mr. David Klein, seconded by Mr. Bernard Stanton:
RESOLVED, that the Town of Ithaca Sign Review Board (Planning Board)
recommend and hereby does recommend that Mr. Bell try to incorporate the
word "DIESEL" on the existing sign where he now has "GAS", regardless
of what spacing i� ake to effect this thereon, and further, that said
Board recommends denial of the sign as proposed and suggests that it be
in the space between "Grocery" and the changeable message sign.
There being no further discussion, the Chair called for a vote.
Aye - May, Grigorov, Stanton, Bronfenbrenner, Klein.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman May
declared the
matter
of additional signage in re Bell's
Convenience Foods
duly closed
at 8:30
p.m.
PUBLIC -HEARING: REVIEW OF APPLICATION TO OPERATE A NURSERY SCHOOL AT 139
HONNESS LANE, TOWN OF ITHACA TAX PARCEL NO. 6-58-2-39.6, AND CONSIDERATION
OF RECOMMENDATION TO THE BOARD OF APPEALS PURSUANT TO ARTICLE IV, SECTION 4,
OF THE TOWN OF ITHACA ZONING ORDINANCE. JOHN AND DORIS PERIALAS, OWNERS,
VALERIE LITTLEFIELD, AS AGENT.
Chairman May declared the Public Hearing in the above -noted matter duly
opened at 8:30 p.m. and accepted for the record the Clerk's Affidavit of
Posting and Publication of the Notice of Public Hearings in Town Hall and
'the Ithaca Journal on June 29, 1981, and July 2, 1981, respectively.
Mrs. Valerie Littlefield and Mr. John Perialas appeared before the
Board and the Chair invited them to tell the Board about their proposal.
Mr. May noted that each Board member had received a copy of their letter,
their Appeal Form, and attached drawings. (The letter referred to reads
as follows:)
"June 15, 1981
To Whom It May Concern:
In the recent past I have become aware. of the growing need and large
demand for a Montessori Nursery School in the Northeast area.
I have become aware of.these needs through many parents of young
children inquiring as to the availability of space for their children in
such a Montessori Nursery Program.
Being a parent and a Certified Montessori Teacher (affiliated with the
American Montessori Society), I can understand and respect the concern of
these parents to enroll their children in a good Montessori Program.
To open such a program would enable us to provide young children with
a learning, loving environment, while they had to be away from their working
parents.
I plan to staff our program with four full-time staff members, one of
which will also cook. My husband, John Littlefield, aswell as myself will
also be there full time. I am Certified to teach children through the age
of six years and am also Certified to operate a Montessori Nursery School.
I will obtain any licensing required to operate a Nursery School in the
State of New York.
Approximately two years ago we submitted plans to open a Nursery School
at 140 .Honness Lane. The Zoning Board of Ithaca agreed to the opening of
.r�
Planning uoara -/- July i, lynl
that school, but because the building wasn't what I wanted it to be, I
decided to wait rather than going through with it at that time.
The School site in question now at 139 Honness Lane, in my estimation
is a very desirable place for a Nursery School. The rooms are large and
spacious, there are two full bathrooms and two full kitchens and many large
windows. *See diagram.
The outdoor area is also very conducive to outdoor play. There is a
large garden that the children could use, and a large open field directly
behind our lot. I plan in the near future to fence in the backyard to
secure the children's safety and to consider our neighbors' privacy.
Parking and Traffic: Parking -- I don't see parking as a problem,
there is a circular drive and large parking lot directly across the street
from 130 Honness Lane that has already been okayed to be used for the
school needs by the owner of that lot: John Perialas. *See diagi=d[n.
Traffic -- Because of the varied hours of the parent's arrivals and depar-
tures traffic should not be a problem. As very few people would be arriving
or leaving at exactly the same time.
I have approximately thirty sets of parent's in need of our future
facility. I plan to enroll a total of no more than thirty-two children.
In closing I do hope you will take time in considering the opening of
this Montessori.Nursery School as I feel it would be a great asset to.our
community and would allow the working parents of Ithaca to enroll their
children in a program of quality.
Thank You Very Much,
(Sgd.) Valerie Littlefield"
Mr. Perialas stated to the Board that Valerie Littlefield is his
daughter. Mrs. Littlefield stated that she would like the zoning for 139
Honness Lane to be such that it would be proper to operate a nursery
school. She stated that they plan to do whatever is needed to7be done as
far as fencing, emergency exits, etc. to be perfectly safe. She stated that
the hours of the school would be 8:00 to 5:00 with nothing going on on the
premises in the evenings or on weekends which would be a benefit to the
neighborhood because a lot of people in the neighborhood work during that
time. She stated that there would be two separate age groups with 15 or
16 in each age group. She stated that the older children would be in the
upstairs portion and the younger children in the downstairs portion of the
house. She stated that there are two separate entrances. She stated that
for outdoor play time, with a fence installed, there would be no more than
15 or 16 outdoors at one time maximum (one group). Mrs. Littlefield stated
that the staff ratio she wants is 1 to 5 for the younger group and 1 to 6
for the older group. She stated that meals would be provided on the premi-
ses. She stated that it would be a Montessori school and that there is a
need in the area because of Cornell University and -,the number of children
that they have at this time.
Mr. May asked if the Littlefields plan on living in the house. Mrs.
Littlefield stated that they do not and added that outside of the 8:00 to
5:00 hours the house would be vacant. She stated that parents' meetings
would be held during the school hours.
Chairman May asked if there were anyone from the public who wished to
speak to this matter.
Mr. Herbert Deinert, 130
Honness
Lane, stated
that
he is
the neighbor
across the street.
He stated
that he
and his wife
have
talked
to Mrs.
Littlefield and Mr.
Perialas
and they
thought that
they
have answered
most
of their questions
rather satisfactorily.
Mr. Deinert
asked if
the Board
received a copy of
his phone
call to
the Secretary
on June
24,
1981 -- they
had, as follows: "Mr.
Deinert
is unable
to attend
this
public
hearing
• lull l♦l LA
UVLLlU
final action -taking
•'�^�J
/ -• `--
Appeals
makes the
final decision under the
zoning ordinance of the Town.
Mr. May
(Z.B.A., June 24/81) and wishes the record to indicate that he is strongly
opposed to having a third commercial building in this neighborhood. This
is a residential neighborhod and there already exists the non -conforming
�. uses formerly owned.by Hunna Johns on Honness Lane. The house in question
is a two-family house and Mr. Deinert is very apprehensive about this
nursery school proposal. He does not want any further commercial activity
in the neighborhood norany further noise. There is hardly enough parking
for the occupants in the house now. Honness Lane is very narrow and with
the continuing expansion of Eastwood Commons, it is being heavily travelled
already. It is particularly hazardous in the winter since it is one of the
last roads to get plowed by the Town. A nursery school would rake it worse
with parked cars even if only for twenty or thirty minutes twice a day."
Mr. Deinert stated that fifteen years ago they moved to Honness Lane
and there have been several changes which are highly commendable, but,
have increased the traffic level. He noted that there have been two.
new churches built and they have generated a lot of traffic. He stated
that there is a sign for a Nursery School there now -- Trinity Lutheran
Church, three days a week, Pastor Donald A. Cario. He stated that the
Hunna Johns property is somewhat improved. He stated that Eastwood Commons
is the best example of a commendable improvement but there is ceaseless
traffic day and night. He stated that there has been additional building
on Snyder Hill Road and that continues to develop. He stated that most of
the people who are part of all this development come down Honness Lane.
Mr. Deinert stated that Mrs. Littlefield is planning to have 30 students
and that means thirty cars and staggered traffic. Mr. Deinert stated that
Honness Lane is very narrow and even more crowned after the PEgCiiU __of.. to
the road. He stated that there are ten ornfifteen cars parked there at
any one time making the road even more narrow. He stated that Honness Lane
is not one of the first roads to be plowed. Mr. Deinert commented that the
foregoing was Part (1) of his statement. Part (2), he stated, is the noise
level as it relates to the proposed nursery school. He stated that there
will be a playground outside with 15 children outside at one time and
right in back of his house is the railroad track which the Town invaded in
order to widen and on which they can walk the children. Part (3), he
stated, is the demographics of the matter which point to a declining birth
rate. He asked what will happen if three years from now,Mrs. Littlefield
finds it not possible to continue the school, would that commercial use
remain forever?
Mr. May stated that
the Planning Board is not the
final action -taking
body in matters of nursery
schools; the Zoning Board of
Appeals
makes the
final decision under the
zoning ordinance of the Town.
Mr. May
commented
that the Zoning Board has
a number of ways to go and a
special
approval
to the Littlefields alone
a residential area and
could
if a residential building
should be
be one of those ways.
to a nursery
school.
Mrs. Deinert spoke
to the Board
of the constant coming
and going. Mrs.
Deinert commented that
their neighbors
do not object because
they prefer
a nursery school to noisy
neighbors.
She stated that she is
more frigh-
tened about 30 kids as
neighbors and
she would like Honness
Lane to remain
a residential area and
she questioned
if a residential building
should be
converted
to a nursery
school.
137 Honness
Lane,
said
to her that if
Mr. Stanton
asked Mrs.
Littlefield where
she
planned to
install the
fencing.
Mrs.
Littlefield
stated
that they
plan
to close off
the whole
yard
with a
fence. Mrs. Littlefield
stated
that
Mr. Nickles,
137 Honness
Lane,
said
to her that if
they
put a fence of
his
choosing on
the line he
would
split
the cost. Mrs.
Littlefield
stated
that
the Bredbenners
do not
even
want a
fence -- they
want
to see the kids.
Mr.
enclosed.
Stanton noted that the backyard is proposed to be totally
Mrs. Littlefield submitted the following letter to the Board which is
herein entered into the record:
"July 1981
To Whom It May Concern:
We
have no
objection
proposed a total
to
a
Montessori Nursery School being operated
at 139
Honness-Lane,
and leaving at
Ithaca,
times.
NY
14850.
(Sgd.) Sarah R. Lillie, 203 Pine Tree Road
Barbara J. Bredbenner, 141 Honness Lane
Leona C. Northrop, 141 Honness Lane
Gus Lambrou, 156 Honness Lane
Frederick J. Ciaschi, 146 Honness Lane
Maria Lambrou, 156 Honness Lane
Patricia A. Ciaschi, 146 Honness Lane
Hunna Johns, 138 Honness Lane -- P.S. -- not transferable to any
other owner.
Pete Nickles, 137 Honness Lane
Mr. & Mrs. George P. Nickles, 137 Honness Lane"
Mr. Klein asked if this were a Montessori School or day care. Mrs.
Littlefield stated that it is a Montessori School, morning and afternoon,
with people arriving at 15 minute intervals. She stated that it would
only take at the most 5 minutes for a parent to get his/her child comfor-
table. She stated that she would schedule the children to come at different
times.
Mr. May
noted
that there is
proposed a total
of 30-32
children coming
at staggered
hours
in the morning
and leaving at
staggered
times.
Mr. Stanton asked, if there are people going to be working for them,
where do they park? Mrs. Littlefield stated that they will park in the
parking lot across the street. She added that there will be 4 people plus
her and her husband.
Mr. May commented that Mrs. Littlefield's proposal seems to indicate
that they would be using the field behind the house for the children. Mrs.
Littlefield stated that she did not mean that, she was merely describing
the area around the house.
Mr. Cartee asked if the Tompkins County Health Department or the County
have any jurisdiction over the operation of this program, adding the ques-
tion of whether they have conferred with them about this proposal. Mr.
Perialas stated that the State of New York has jurisdiction. Mr. Cartee
stated that he would suggest that he call Mr. Burgess at the Health Depart-
ment and discuss the school with him. Mr. Perialas stated that he would
most assuredly do that.
Mr. May noted that there are two full bathrooms in the house and
added that there will probably be a lot of potties and a lot of diapers.
Mrs. Littlefield agreed and stated that whatever is needed they plan to
obtain.
Mrs. Deinert stated that Mrs. Blatchley would be concerned with the
proposal. The Secretary stated that Mrs. Blatchley has been notified by
mail.
Planning board
Mrs. Littlefield stated that
Town -- one has a waiting list and
,to Cayuga Heights.
-lu-
July 'I , 1961
there are two other Montessori Schools in
one is over T.G..Miller's and is moving
Mr.
May
asked
about the
ages of
the
children
to be
enrolled. Mrs.
Littlefield
Zoning
stated
that they
will be
18
months to
6 years.
Mrs. Bronfen-
brenner
inquired
about
the State
regulations
with
regard
to infants. Mrs.
Littlefield
stated
that if a
school
has
children
from 8
weeks to 18 months,
the ratio
must
be 1
teacher to
each
4 children,
however,
they will not be
doing that.
Mr. Deinert stated, speaking only for himself, that he is not against
his neighbors or the Montessori concept, he is concerned about the side
effects.
Mr. May, speaking to Mr. Fabbroni, inquired about the traffic matter,
noting that Mr. Fabbroni has done a traffic study up there. Mr. Fabbroni
stated that it is all a matter of what transpires up there, e.g., if cars
stop on the shoulder of the road, this is a real problem and a hazard. Mr.
Fabbroni stated that he cannot refute anything Mr. Deinert said about the
road. He stated that the Town is paving this road with a twenty -foot paved
portion and minimal shoulders. He commented that it is a definite main-
tenance problem especically in the winter when people try to get as close
to their door as possible. Mr. Fabbroni commented that he could foresee
problems. Mr. Fabbroni felt that the bigger problem has to do with the
proposed use and its compatability with the immediate properties around it,
together with the fact that this is a residential area as far as the Town's
zoning goes. ,
Mr. Deinert, referring to the buildings that. were there before the War,
stated that at the time Mr. Perialas proposed this use for one of the other
buildings, it seemed a step down from the multiple use that had been there.
Mr. Fabbroni stated that he did not know what kind of a favor it is to take
what was basically a single family house and make it a nursery school. Mr.
Perialas stated that it is a two-family house. Mr. Fabbroni pointed out
that the apartment is in the basement, being a one -family home converted into
a two-family, and now every square foot is intended to be used as a school.
Mr. Fabbroni stated that his main comment has to do with general zoning and
having a comprehensive plan that shows a residential neighborhood, and also
having the area requirements in place for such residential zone. Mr.
Fabbroni commented that if the same house were situated on five acres, we
might be able to look at it in the spirit of what "R-15" intended by the
ordinance. Mr. Fabbroni commented that in certain areas it is close to
the people it is intended to serve and .that is one reason why nursery
schools are permitted through a special approval process which includes
what could be termed a site plan review approach. Mr. Fabbroni pointed
out that this property contains 17,500 sq.ft. Mr. Fabbroni stated that he
has absolutely no problem with the intention, i.e., the Montessori concept,
however, certain questions need to be addressed -- who it is going to serve;
the need for it, etc. Mr. Fabbroni stated that his comments have more to do
with land use and the purpose of maintaining some integrity in the neighbor-
hood.
Mr.
Stanton stated
that
the
purpose of
the Planning Board is only to
make a
recommendation to
the
Zoning
Board
of
Appeals.
Mr. Klein stated that he thought Mr. Fabbroni's report was somewhat
negative and that he sort of tended to agree with him. Mr. Klein stated
that he, however, has to abstain because he is vice-president of the
Montessori School on Willow Avenue.
•Ylatltltttg nva.l•u -�1- JUly , 1.701
Mr. Stanton commented that one of his great concerns is the size of
the lot and, although he is concerned with the traffic matter,the play area
is a little minimal.
Mrs. Littlefield stated that a lot of schools have smaller play areas
than what they are talking about having. Mr. Klein agreed, noting that the
Willow Avenue Montessori School play area is very small.
Mr. May wondered about playground equipment and its effect on parking.
Mr. Perialas stated that if that happens, he would enlarge the property
across the street for parking. Mr. Perialas noted that he owns that two
acres of land.
MOTION by Mrs. Liese Bronfenbrenner, seconded by Mr. Montgomery May:
RESOLVED, that the Planning Board of the Town of Ithaca supports the
concept of the nursery school at 139 Honness Lane,.Parcel No. 6-58-2-39.6,
Town of Ithaca, N.Y., as proposed by Mrs. Valerie Littlefield and Mr. John
Perialas, and encourages its due and proper consideration by the Zoning
.Board of Appeals of the Town of Ithaca, with the recommendation to said
Board of Appeals that the matters of traffic, parking on Honness Lane,
impact on the residential neighborhood, and possibly the adequacy of the
lot and platy area, be given careful consideration by said Board.of Appeals,
and
c
FURTHER RESOLVED, that the Planning Board wishes to inform the Zoning
Board of Appeals that the appropriateness of the house for 'such use was
discussed with the applicants as well as their need to review the matter
with the Tompkins County Health Department and the agency of the State of
New York which deals with nursery schools and to abide by ariy regulations or
requirements such agencies, or any others having jurisdiction, may set forth.
There being no further discussion, the Chair called for a vote.
Aye - May, Bronfenbrenner, Grigorov, Stanton.
Nay - None.
Abstain - Klein (conflict of interest).
The MOTION was declared to be carried.
Chairman May declared the Public Hearing in the matter. of the Planning
Board review of the application of Perialas/Littlefield to operate a nursery
school at 139 Honness Lane duly closed at 9:15 p.m. It was noted that the
Zoning Board of Appeals will take up this matter tomorrow night, July 8,
1981, at 8:10 p.m.
ADJOURNMENT
Upon Motion, the Chair declared the July 7, 1981, meeting of the Town of
Ithaca Planning Board duly adjourned at 9:16 p.m.
Respectfully submitted,
Nancy M. Fuller,
Secretary.
TO : TOWN OF ITHACA BOARD OF ZONING APPEALS
MEETING : NOVEMBER
FROM GEORGE AND
137 HONNESS
ITHACA, NY,
18, 1987
MATOULA NICKLES
LANE
14850
FOR : THE REQUEST OF PERIALIS-LITTLEFIELD, 139 HONNESS LANE, FOR A REQUEST
FOR AN ADDITION
TO AN
EXISTING BUILDING AND TO
INCREASE THE NUMBER
OF CHILDREN ATTENDING
SCHOOL UP TO A TOTAL OF
44.
WE LIVE DIRECTLY NEXT
DOOR
TO THE PERIALIS PROPERTY
WHERE THE LITTLEFIELDS
RUN A BUSINESS CALLED,
"LITTLEFEET."
AT FIRST THE BUSINESS
WAS TO ACCOMODATE
15 CHILDREN WITH TRAFFIC
TO
MATCH NOW THE 15 HAVE
GROWN TO 32 AND TRAFFIC
TO MATCH. WE ARE NOW ASKED TO ACCEPT 44 CHILDREN WITH TRAFFIC TO MATCH.
WHERE DO ALL THE AUTOMOBILES STOP AND GO WHEN THE FACILITY WAS ORIGINALLY
DESIGNED TO ACCOMODATE A SINGLE FAMILY. THIS IS BECOMING A TREMENDOUS
COMMERCIAL VENTURE IN OUR R-15 NEIGHBORHOOD.
THE NOISE FACTOR EVERY MORNING AND EVENING DURING THE RECESS SESSION AND
THE SOUNDS OF 32 CHILDREN OUTDOORS WITH LITTLE RESTRICTIONS IS ALARMING.
WITH THE ADDED CONDOMINIUMS DOWN THE STREET, THE HOUSING AND APARTMENTS
BEHIND US AND THE COMMONLAND COMMUNITY THE ADDED TRAFFIC FLOW UP AND DOWN
HONNESS LANE MAKES IT DANGEROUS TO PULL IN AND OUT OF A DRIVEWAY DESIGNED
FOR A SINGLE FAMILY, ESPECIALLY IN THE WINTER.
WHAT WE FEEL THIS BUSINESS NEEDS IS A MUCH LARGER PROPERTY, MORE PARKING,
EASY ACCESS AND REGRESS IN A MORE ISOLATED AREA WHERE THE RESIDENTS DO
NOT HAVE TO WORRY. CITING FOR EXAMPLE, THE NEW SCHOOL ON KING ROAD.
WE DO NOT OBJECT TO CHILDREN BUT WE DO OBJECT TO THE OVER -CROWDING OF ONE
LITTLE NEIGHBORHOOD ENVIRONMENT.
THANK YOU FOR LETTING US VOICE OUR CONCERN
ITHACA FOR THE PAST 30 YEARS AND HOPE YOU
PLIGHT.
SINCERELY:
GEORGE & MATOULA NICKLES
WE HAVE BEEN RESIDENTS OF
UNDERSTAND OUR NEIGHBORHOOD
TO TOWN OF ITHACA PLANNING BOARD.
RE : PROPOSAL FOR ADDITION TO FAMILY HOME AT 139 HONNESS LANE FOR AN
ADDITIONAL FOURTEEN (14) CHILDREN TO BE LOCATED AT THAT RESIDENCE.
ONCE AGAIN WE HAVE BEEN ASKED BY OUR NEIGHBORS TO REPRESENT THEM AND SEEK
SUPPORT AGAINST THE PROPOSED ADDITION TO THE FAMILY HOME AT 139 HONNESS
LANE AND FOR AN INCREASE OF FOURTEEN (14) CHILDREN AT THE SCHOOL HOUSED
THERE.
THE FOLKS IN THE NEIGHBORHOOD AGAIN ARE AGAINST ANY PROPOSALS TO EXPAND
THIS SCHOOL LOCATED IN A NEIGHBORHOOD THAT ALREADY HAS HAD MORE THAN ITS
SHARE OF ZONING EXCEPTIONS. WE ALL FEEL THAT WE HAVE ENOUGH DENSITY AND
TRAffic PROBLEMS IN THIS NEIGHBORHOOD ALREADY.
AT THE LAST HEARING ON THIS SCHOOL WE PRESENTED SIGNATURES AND COMMENTS
FROM MOST OF THE RESIDENTS IN THE NEIGHBORHOOD. ALL OF THE MANY THAT
WERE CONTACTED AND THE SIGNERS TO THIS PETITION EXPRESSED THEIR CONCERNS
ABOUT THE NEIGHBORHOOD AND THE MANY CHANGES THAT HAVE ALREADY TAKEN
PLACE IN THE HONNESS LANE AND PINE TREE ROAD AREA. WE ALL FEEL THAT THE
LAST HEARING TOOK CARE OF ANY PROPOSALS TO EXPAND AND ANY MORE EXCEPTIONS
IN OUR NEIGHBORHOOD.
WHEN THIS SCHOOL STARTED FIFTEEN (15) CHILDREN WERE HOUSED THERE. AT A
LATER DATE THIS WAS DOUBLED TO THIRTY. (30) THIS CHANGE WAS PRESENTED
AND TOOK PLACE WITHOUT ANY PERSON IN THE NEIGHBORHOOD RECEIVING ANY NOTICE
OF THIS PROPOSED CHANGE. WE ALL FEEL THIS ALREADY IS TOO MANY FOR THIS
FAMILY HOME TO ACCOMMODATE AND ESPECIALLY WITH ALL THE PARKING AND TRAFFIC
PROBLEMS THAT ALREADY EXIST IN OUR NEIGHBORHOOD.
cc NOEL DESCH - SUPERVISON
SHIRLEY RAFFENSPERGER - COUNCILWOMAN
SUSAN BEENERS - PLANNER
EDGAR & BARBARA BREDBENNER
141 HONNESS LANE
NOVEMBER 3'1 1987
v
TO --------------------- TOWN OF ITHACA ZONING BOARD OF APPEALS
FROM ------------------- BARBARA J. BREDBENNER
141 HONNESS LANE
ITHACA, NY 14850
MEETING DATE ----------- NOVEMBER 181
RE: --------------------
PERIALAS AND
REQUEST FOR
AND TO HOUSE
I REGRET THAT I WILL BE UNABLE
MEDICAL APPOINTMENT IN ATLANTA,
ALONG WITH OUR ATTACHED LETTER
OF THE MINUTES OF THIS MEETING.
1987
LITTLEFIELD (139 HONNESS LANE)
AN ADDITION TO AN EXISTING STRUCTURE
ADDITIONAL CHILDREN. TOTALING 44.
TO ATTEND THIS MEETING DUE TO
GEORGIA. PLEASE, MAY WE HAVE
OF NOVEMBER 3, 1987, READ.AND
TO RESTATE OUR OPPOSITION TO THE ABOVE
WORDS TO VOICE SOME OF OUR OBJECTIONS:
A PRIOR
THIS LETTER
MADE PART
PROPOSAL, I SHALL TRY IN A FEW
v
WE, THE RESIDENTS OF HONNESS LANE AND PINE TREE ROAD AREA APPEARED
BEFORE YOU ON JUNE 2, 1987 AND RECENTLY AT THE TOWN OF ITHACA PLANNING
BOARD ON NOVEMBER 3, 1987, ASKING THAT YOU ADHERE TO THE PRESENT ZONING
REGULATIONS THAT APPLY TO A R-15 AREA, WHICH IS TO BE USED IN A
RESIDENTIAL '.NEIGHBORHOOD, THE FUTURE LOOKS GRIM IF WE ARE TO CONTINUE
TO ENTERTAIN OR ENCOURAGE ANY BUSINESS VENTURES. THE ABOVE PROPOSAL
TO EXPAND THE CURRENT NON -OWNER OCCUPIED HOME SHOULD NOT -BE GRANTED
SINCE IT IS A COMMERCIAL ENTERPRISE. THE RESIDENTS IN OUR AREA FEEL
THE PROJECT WOULD HAVE GREAT ADVERSE EFFECT ON THE DENSITY AND TRAFFIC
IN THIS AREA. IT IS TO BE CLEARLY UNDERSTOOD THAT THIS BUSINESS OR ANY
FUTURE BUSINESS ENTERPRIZES SHOULD BE DISCOURAGED OR TERMINATED TO
PROTECT THE HOMEOWNERS CONCERNED AND EFFECTED.
WE APPRECIATE,
IN FAVOR OF THE
THANK YOU
NOW, AS IN THE PAST, YOUR CONSIDERATION AND EVALUATION
HOME OWNERS, SOME OF OVER 30 YEARS RESIDENCE.
BARBARA J. BREDBENNER
(MRS. EDGAR E. JR.)
FI
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I I r I �• .o• o :,
Edward King made a motion as to the environmental impact as
follows:
WHEREAS, the Zoning Board of Appeals is the lead agency for
this unlisted action, and
WHEREAS, this Board finds that this nursery school is housed
in the most restrictive residential zone area of the Town of
Ithaca, namely R-15, that it occupies what appears to be a
normal single family dwelling which .was built with the
_ standard setback from the south side of Honness Lane on a
...lot that is 100 feet wide by 175 feet deep, with an adjunct
parking area at 143 Honness Lane; and
WHEREAS, the intensity of residential development in this
area within the last several years has been extreme, there
being three times as many dwelling units within a half mile
of this particular area as there were a few years ago when
the special permit was issued for 32 children in this homes
and
WHEREAS, the problem of traffic on Honness Lane is increased
by the concentration of vehicles depositing and picking up
children about four times a day, adding to the sense of
noise and congestion in this residential neighborhood; and
WHEREAS, this Board is not against daycare centers and
accepts the fact that there is a need for more quality
daycare but not at a cost to the residents of the area, and
WHEREAS, this Board has taken into account the comments made
by the Town Planner in amending her recommendation as to the
environmental impact; and
WHEREAS, while the Board acknowledges that there is a
daycare facility in the Lutheran Church several hundred feet
east of the property in question, it should be noted that
the Lutheran Church is built several hundred feet back south
away from the highway and has a large front lawn and is a
much bigger property and more suitable for this type of
operation; it is therefore
RESOLVED, that this Board finds a positive declaration of
adverse environmental impact by this proposal to increase
the number of children from 32 to 44 in its present location
even with the proposed addition to the structure.
Edward Austen seconded the motion.
The voting was as follows.
Aye - Reuning, Aron, Austen, King
Nay - None
The motion was carried.
There being no further business to come before the Board the
meeting was adjourned at 9:30 p.m.
ti
TO : TOWN OF ITHACA BOARD OF ZONING APPEALS
MEETING : NOVEMBER 18, 1987
FROM GEORGE AND MATOULA NICKLES
137 HONNESS LANE
ITHACA, NY, 14850
FOR THE
REQUEST OF PERIALIS-LITTLEFIELD,
SESSION AND
139 HONNESS LANE, FOR A REQUEST
FOR
AN ADDITION TO AN
EXISTING
BUILDING AND TO INCREASE THE NUMBER
OF
CHILDREN ATTENDING
SCHOOL UP
TO A TOTAL OF 44.
WE LIVE DIRECTLY NEXT DOOR TO THE PERIALIS PROPERTY WHERE THE LITTLEFIELDS
RUN A BUSINESS CALLED, "LITTLEFEET." AT FIRST THE BUSINESS WAS TO ACCOMODATE
15 CHILDREN WITH TRAFFIC TO MATCH. NOW THE 15 HAVE GROWN TO 32 AND TRAFFIC
TO MATCH. WE ARE NOW ASKED TO ACCEPT 44 CHILDREN WITH TRAFFIC TO MATCH.
WHERE DO ALL THE AUTOMOBILES STOP AND GO WHEN THE FACILITY WAS ORIGINALLY
DESIGNED TO ACCOMODATE A SINGLE FAMILY. THIS IS BECOMING A TREMENDOUS
COMMERCIAL VENTURE IN OUR R-15 NEIGHBORHOOD.
THE NOISE FACTOR EVERY MORNING AND EVENING DURING THE
RECESS
SESSION AND
THE SOUNDS OF 32 CHILDREN OUTDOORS WITH LITTLE RESTRICTIONS
LARGER PROPERTY, MORE PARKING,
IS
ALARMING.
WITH THE ADDED CONDOMINIUMS DOWN THE STREET, THE HOUSING
ISOLATED
AND
APARTMENTS
BEHIND US AND THE COMMONLAND COMMUNITY THE ADDED TRAFFIC
WORRY. CITING FOR
FLOW
UP AND DOWN
HONNESS LANE MAKES IT DANGEROUS TO PULL IN AND OUT OF
A
DRIVEWAY
DESIGNED
FOR A SINGLE FAMILY, ESPECIALLY IN THE
WINTER.
WHAT
WE FEEL
THIS BUSINESS NEEDS
IS A MUCH
LARGER PROPERTY, MORE PARKING,
EASY
ACCESS
AND REGRESS IN A MORE
ISOLATED
AREA WHERE THE RESIDENTS DO
NOT
HAVE TO
WORRY. CITING FOR
EXAMPLE,
THE NEW SCHOOL ON
KING
ROAD.
WE
DO
NOT
OBJECT TO
CHILDREN BUT WE DO OBJECT TO THE OVER -CROWDING OF ONE
LITTLE
NEIGHBORHOOD
ENVIRONMENT.
THANK YOU FOR LETTING US VOICE OUR CONCERN. WE HAVE BEEN RESIDENTS OF
ITHACA FOR THE PAST 30 YEARS AND HOPE YOU UNDERSTAND OUR NEIGHBORHOOD
PLIGHT.
SINCERELY:
GEORGE & MATOULA NICKLES
'` TO : TOWN OF ITHACA PLANNING BOARD.
RE : PROPOSAL FOR ADDITION TO FAMILY HOME AT 139 HONNESS LANE FOR AN
ADDITIONAL FOURTEEN (14) CHILDREN TO BE LOCATED AT THAT RESIDENCE.
ONCE AGAIN WE HAVE BEEN ASKED BY OUR NEIGHBORS TO REPRESENT THEM AND SEEK
SUPPORT AGAINST THE PROPOSED ADDITION TO THE FAMILY HOME AT 139 HONNESS
LANE AND FOR AN INCREASE OF FOURTEEN (14) CHILDREN AT THE SCHOOL HOUSED
THERE.
THE FOLKS IN THE NEIGHBORHOOD AGAIN ARE AGAINST ANY PROPOSALS TO EXPAND
THIS SCHOOL LOCATED IN A NEIGHBORHOOD THAT ALREADY HAS HAD MORE THAN ITS
SHARE OF ZONING EXCEPTIONS. WE ALL FEEL THAT WE HAVE ENOUGH DENSITY AND
TRAffic PROBLEMS IN THIS NEIGHBORHOOD ALREADY.
AT THE LAST HEARING ON THIS SCHOOL WE PRESENTED SIGNATURES AND COMMENTS
FROM MOST OF THE RESIDENTS IN THE NEIGHBORHOOD. ALL OF THE MANY THAT
WERE CONTACTED AND THE SIGNERS TO THIS PETITION EXPRESSED THEIR CONCERNS
ABOUT THE NEIGHBORHOOD AND THE MANY CHANGES THAT HAVE ALREADY TAKEN
PLACE IN THE HONNESS LANE AND PINE TREE ROAD AREA. WE ALL FEEL THAT THE
LAST HEARING TOOK CARE OF ANY PROPOSALS TO EXPAND AND ANY MORE EXCEPTIONS
IN OUR NEIGHBORHOOD.
WHEN
THIS
SCHOOL
STARTED FIFTEEN
(15)
CHILDREN WERE HOUSED THERE.
AT A
LATER
DATE
THIS
WAS DOUBLED
TO THIRTY.
(30) THIS CHANGE WAS PRESENTED
AND TOOK PLACE WITHOUT ANY PERSON IN THE NEIGHBORHOOD RECEIVING ANY NOTICE
OF THIS PROPOSED CHANGE. WE ALL FEEL THIS ALREADY IS T00 MANY FOR THIS
FAMILY HOME TO ACCOMMODATE AND ESPECIALLY WITH ALL THE PARKING AND TRAFFIC
PROBLEMS THAT ALREADY EXIST IN OUR NEIGHBORHOOD.
cc NOEL DESCH - SUPERVISON
SHIRLEY RAFFENSPERGER - COUNCILWOMAN
SUSAN BEENERS - PLANNER
EDGAR & BARBARA BREDBENNER
141 HONNESS LANE
NOVEMBER 3, 1987
t
TO --------------------- TOWN OF ITHACA ZONING BOARD OF APPEALS
FROM ------------------- BARBARA J. BREDBENNER
141 HONNESS LANE
ITHACA, NY 14850
MEETING DATE ----------- NOVEMBER 18, 1987
RE: -------------------- PERIALAS AND LITTLEFIELD (139 HONNESS LANE)
REQUEST FOR AN ADDITION TO AN EXISTING STRUCTURE
AND TO HOUSE ADDITIONAL CHILDREN, TOTALING 44.
I REGRET THAT I WILL BE UNABLE
MEDICAL APPOINTMENT IN ATLANTA,
ALONG WITH OUR ATTACHED LETTER
OF THE MINUTES OF THIS MEETING.
TO ATTEND THIS MEETING DUE TO A PRIOR
GEORGIA. PLEASE, MAY WE HAVE THIS LETTER
OF NOVEMBER 3, 1987, READ.AND MADE PART
TO RESTATE OUR OPPOSITION TO THE ABOVE PROPOSAL, I SHALL TRY IN A FEW
WORDS TO VOICE SOME OF OUR OBJECTIONS:
WE, THE RESIDENTS OF HONNESS LANE AND PINE TREE ROAD AREA APPEARED
BEFORE YOU ON JUNE 2, 1987 AND RECENTLY AT THE TOWN OF ITHACA PLANNING
BOARD ON NOVEMBER 3, 1987, ASKING THAT YOU ADHERE TO THE PRESENT ZONING
REGULATIONS THAT APPLY TO A R-15 AREA, WHICH IS TO BE USED IN A
RESIDENTIAL '.NEIGHBORHOOD., THE FUTURE LOOKS GRIM IF WE ARE TO CONTINUE
TO ENTERTAIN OR ENCOURAGE ANY BUSINESS VENTURES. THE ABOVE PROPOSAL
TO EXPAND THE CURRENT NON -OWNER OCCUPIED HOME SHOULD NOT BE GRANTED
SINCE IT IS A COMMERCIAL ENTERPRISE. THE RESIDENTS IN OUR AREA FEEL
THE PROJECT WOULD HAVE GREAT ADVERSE EFFECT ON THE DENSITY AND TRAFFIC
IN THIS AREA. IT IS TO BE CLEARLY UNDERSTOOD THAT THIS BUSINESS OR ANY
FUTURE BUSINESS ENTERPRIZES SHOULD BE DISCOURAGED OR TERMINATED TO
PROTECT THE HOMEOWNERS CONCERNED AND EFFECTED.
WE APPRECIATE,
IN FAVOR OF THE
THANK YOU
NOW, AS IN THE PAST, YOUR CONSIDERATION AND EVALUATION
HOME OWNERS, SOME OF OVER 30 YEARS RESIDENCE.
BARBARA J. BREDBENNER
(MRS. EDGAR E. JR.)
COvn p4''%
/qac lie & 4P
(" tt"q- / /' gl,
I Uwiv Ur i i r Ak N
126 East Seneca Street
Ithaca, New York 14850
(60 7) 273-1747
A P P E A L
to the
Inspector/Zoning Enforcement Officer
and the
Zoning Board of Appeals
of the
Town of Ithaca, New York
rtt: alu.uu
RECEIVED: Gb& I—
CASH
CHECK
ZONING:
For Office Use Only
Having been denied permission to increase enrollment, and to add an addition
on top of an existing room
at 139 Honness Lane
Town of Ithaca
Tax Parcel No. 58 - 39 - .6 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:a/required special approval
Article(s) V , Section(s)
of the Town of Ithaca Zoning Ordinance,
the UNDERSIGNED respectfully submits this Appeal from such denial and, in support of the
Appeal, affirms that strict observance of the Zoning Ordinance would impose PRACTICAL
DIFFICULTIES and/or UNNECESSARY HARDSHIP as follows:
(Additional sheets may be attached as necessary.)
SEE ATTACHED COVER LETTER
Signature of Appellant/Agent:
Town of
Zoning
Ithaca.,
Ithaca
Board of
NY 14850
Appeals
To whom it may concern,
Little Feet Montessori Center,
Valerie & John Littlefield
139 Honness Lane
Ithaca, NY 14850
(607) 273-5234
My husband John and I would like to add a room on the existing
house located on 139 Honness lane in Ithaca. The proposed room would
occupy the area above an existing room, and enclose an area of 24 ft.
by 24 ft..
Little Feet has had many requests over the years to allow larger
enrollment. To date we have been unable to accommodate these families.
We are requesting that the boards of appeals grant special approval for
14 additional children, which would bring Little Fett's total enrollment
to 44 children.
Little Feet is in operation Monday through Friday from 7:30a.m.-
5:30p.m.. Therefore there will be no evening or weekend traffic. Because
of the varied hours of parents arrivals and departures parking will not
be a problem. Very few people will be arriving or leaving at the same time.
*See attached drop off and pick up schedule.
The need for Day Care in the Ithaca area is great. The demand for
Day Care in the East gill - Cornell area is tremendous. We realized how
overwhelming the need was when our waiting list at one point was as high
as one hundred and forty children.
We will continue to obtain all of the necessary permits from the
proper authorities to operate Little Feet. I was told by the Dept. of
Social Services in Albany, New.York that Little Feet would set a good
example to other Center's inspected in the State of New York. I attribute
this compliment to the fact that we strictly adhear and inforce the
regulations placed on us. We intend to continue to provide high quality
care for the youth in this community.
Thank You in advance for your time in considering these plans. We
look forward to discussing them with you in the near future.
Sinc rely,
Valerie Littlefiel
Little Feet Owner/Director
A
Sn Littlefield
Little Feet Owner
A.M. DROP OFF
P.M. PICK UP
LITTLE
FEET
MONTESSORI CENTER
139 HONNESS
LANE
ITHACA,NY
14850
VALERIE &
JOHN
LITTLEFIELD
OWNERS
Drop Off & Pick. Up Schedule
For 44 Children
7:30
children)
- 7:45
7:45
- 8:00
children)
8:00
- 8:15
8:15
(6
- 8:30
children)
8:30
- 8:45
8:45
children)
- 9:00
9:00
- 9:15
(6
9.15
-
9:30
3:30
children)
- 3:45
3.45
- 4.00
children)
4:00
- 4:15
4:15
(6
- 4:30
children)
4:30
- 4:45
4:45
children)
- 5:00
5:00
- 5:15
(6
5:15
children)
- 5:30
(5
children)
(5
children)
children)
(6
children)
children)
(6
children)
children)
(6
children)
children)
(6
children)
children)
(5
children)
children)
(5
children)
children)
44 children
(5
children)
(5
children)
( 5
children)
(5
children)
(6
children)
(6
children)
(6
children)
(6
children)
44 children
(MOTE) 'do one is allowed to nark on the shoulder of Honness Lane
for any reason. Any one who does is asked, before they leave
their car, to move to one of the two parking areas. New
parents are made aware verbally and in writing in the Little Feet
Newsletter and the Parent Handbook of the strict parking rules.
Z.
4'y C4& `04S
DAY CARE AND CHILD DEVELOPMENT COUNCIL
OF TOMPKINS COUNTY. INC
Valerie Littlefield
Littlefeet Montessori Day Care Center
139 Honness Lane
Ithaca, N.Y. 14850
Dear Valerie:
306 N. AURORA STREET, ITHACA. NEW YORK 14850
(607) 273-0259
June 9, 1987
You informed us that Littlefeet Montessori School is exploring exploring
expansion of their program to allow it to serve more children. Based on our
experiences and knowledge as a coordinating agency for child care in Tompkins
County, we strongly support this endeavor.
The following statistics may be of assistance to you:
At least 2,500.children under 5 need day care in our community.
There are 575 licensed or certified spaces for children. There are
another approximately 700 children cared for in the homes of family
day care providers registered with the Day Care Council.
Of the 485 spaces in Day Care Centers, there are only 52 spaces for
toddlers. (ages 18 months -3 years) Our most recent update (May 1987)
of day care needs (12 of 13 licensed centers responded) shows that all
toddler spaces are full and there are 84 names on waiting lists. In
all there are 914 names on center .waiting lists.
In 1986 the Day Care Council received calls from parents needing care
for 2 year olds alone. Many of these parent callers live in the east
Ithaca/Belle Sherman neighborhoods.
Clearly, there is an overwhelming need for more day care spaces for
toddlers. Your program's location in east Ithaca also is fortunate since there
are no other day care centers convenient to families looking for care in that
area.
We
hope
that this
information
will
assist
you
in making the
decision to
expand
your
services.
If we can be
of
more
help,
please contact
us again.
Sincerely,
Margaret F. Dill
Executive Director
Little Feet Montessori Center Expansion
139 Honness Lane
Report to the Zoning Board of Appeals
Planning Board, November 3, 1987
* * * * * * * * * * * * * * * * * * * * *
RESOLUTION: Little Feet Montessori Center Expansion
139 Honness Lane
Report to the Zoning Board of Appeals
Planning Board, November 3, 1987
MOTION by Dr. William Lesser, seconded by Mr. Robert Kenerson:
WHEREAS:
-1-
1. This action is the Consideration of a Recommendation to the
Zoning Board of Appeals with respect to a request for Special
Approval of a School Use, pursuant to Article IV, Section 11,
Paragraph 4, of the Town of Ithaca Zoning Ordinance, for the
proposed addition of 12 additional children (32 children
originally approved and now attending) and for a room addition to
the Little Feet Montessori Center, at 139 Honness Lane, Town of
Ithaca Tax Parcel No. 6-58-2-39.6.
14 2. This is an Unlisted Action for which the Zoning Board of Appeals
has been legislatively designated to act as Lead Agency, and for
which a recommendation of a negative determination of
environmental significance has been made by the Town Planner,
3. The proposal has been reviewed by the Planning Board at a Public
Hearing on November 3, 19.87.
THEREFORE, IT IS RESOLVED:
1. That the Planning Board recommend and hereby does recommend to
the Zoning Board of Appeals that a negative determination of
environmental significance be made, subject to certain mitigating
measures which would be made part of any further project
implementation.
2. That the Planning Board has determined that:
a. there is a need for the proposed use in the proposed
location;
b. The existing and probable future character of the
neighborhood will not be adversely affected,
c. The proposed change is in accordance with a comprehensive
plan of development of the Town.
3. That the Planning Board recommend and hereby does recommend to
the Zoning Board of Appeals that Special Approval be granted for
;.
41
Little Feet Montessori Center Expansion
139 Honness Lane
Report to the Zoning Board of Appeals
Planning Board, November 3, 1987
* * * * * * * * * * * * * * * * * * * * *
RESOLUTION: Little Feet Montessori Center Expansion
139 Honness Lane
Report to the Zoning Board of Appeals
Planning Board, November 3, 1987
MOTION by Dr. William Lesser, seconded by Mr. Robert Kenerson:
WHEREAS:
-1-
1. This action is the Consideration of a Recommendation to the
Zoning Board of Appeals with respect to a request for Special
Approval of a School Use, pursuant to Article IV, Section 11,
Paragraph 4, of the Town of Ithaca Zoning Ordinance, for the
proposed addition of 12 additional children (32 children
originally approved and now attending) and for a room addition to
the Little Feet Montessori Center, at 139 Honness Lane, Town of
Ithaca Tax Parcel No. 6-58-2-39.6.
14 2. This is an Unlisted Action for which the Zoning Board of Appeals
has been legislatively designated to act as Lead Agency, and for
which a recommendation of a negative determination of
environmental significance has been made by the Town Planner,
3. The proposal has been reviewed by the Planning Board at a Public
Hearing on November 3, 19.87.
THEREFORE, IT IS RESOLVED:
1. That the Planning Board recommend and hereby does recommend to
the Zoning Board of Appeals that a negative determination of
environmental significance be made, subject to certain mitigating
measures which would be made part of any further project
implementation.
2. That the Planning Board has determined that:
a. there is a need for the proposed use in the proposed
location;
b. The existing and probable future character of the
neighborhood will not be adversely affected,
c. The proposed change is in accordance with a comprehensive
plan of development of the Town.
3. That the Planning Board recommend and hereby does recommend to
the Zoning Board of Appeals that Special Approval be granted for
1
Little Feet Montessori Center Expansion
139 Honness Lane
Report to the Zoning Board of Appeals
Planning Board, November 3, 1987
-2-
the proposal as presented, subject to the following conditions.
a. The Special.Approval be granted for expansion of the school
for a total enrollment of no more than 44 children.
b. The Special Approval be granted for twenty-four (24) months,
with the possibility of extension of such 24 -month period
upon review.
c. The Special Approval be subject to all conditions and
regulations required by the New York Department of Social
Services and the Tompkins County Health Department.
d. That all parking and standing be on the sites at 139 and 142
Honness Lane, with no parking or standing to be permitted -on
Honness Lane.
e. That parking, delivery and loading rules, and scheduling be
implemented and strictly enforced by the applicant.
f. That final site improvement plans, prepared by a registered
professional engineer or registered landscape architect, be
submitted for approval by the Town Engineer for the
improvements at both 139 and 142 Honness Lane, with no
parking at either location to be within the required 25 -foot
front yard setback, and with parking areas to be suitably
landscaped, and with six pick-up and drop-off parking spaces
to be provided, as well as ten staff parking spaces and six
parking spaces for the tenants at 142 Honness Lane.
g. That, subject to the approval of the Town Engineer, the
pick-up and drop-off arrangements with respect to 139
Honness Lane be revised to limit to the fullest extent
possible automobiles backing out onto Honness Lane.
h. That the final planting plan, schedule, and installation be
subject to approval by the Town Planner.
i. That no further applications for any additional expansion be
entertained.
j. That the Special Approval be granted to the extant applicant
only, not to be passed with the property.
k. The Zoning Board of Appeals reserve the right to impose
additional conditions at any time.
Aye - Lesser, Kenerson.
Nay - May, Grigorov, Klein.
NOT CARRIED.
1
Little Feet Montessori Center Expansion
139 Honness Lane
Report to the Zoning Board of Appeals
Planning Board, November 3, 1987
RESOLUTION: Little Feet Montessori Center Expansion
139 Honness Lane
Report to the Zoning Board of Appeals
Planning Board, November 3, 1987
MOTION by Mr. David Klein, seconded by Mr. Montgomery May:
WHEREAS*
This action is the Consideration of
a Recommendation
to
the
Zoning Board of Appeals with respect
to a request for
Special
1987.
Approval of
a School Use,
pursuant to Article IV, Section
11,
Paragraph
4, of the Town
of Ithaca
Zoning Ordinance,
for
the
proposed
addition of 12
additional children (32
children
originally
approved and now
attending)
and for a room addition
to
the Little
Feet Montessori
Center, at
139 Honness Lane,
Town
of
Ithaca Tax
Parcel No. 6-58-2-39.6.
2. This is an Unlisted Action for which the Zoning Board of Appeals
has been legislatively designated to act as Lead Agency, and for
which a recommendation of a negative determination of
environmental significance has been made by the Town Planner,
3. The proposal
has been
reviewed by the Planning Board at a Public
Hearing on
November
3,
1987.
THEREFORE, IT IS RESOLVED:
1. That the Planning Board recommend and hereby does recommend to
the Zoning Board of Appeals,that the Special Approval be denied.
2. That the Planning Board has determined that:
a. there is a need for the proposed use in the proposed
location, but that,
be the existing and probable future character of the
neighborhood will be adversely affected by the increased use
of what amounts to a single-family house on a minimal
residential lot;
C* The proposed change is not in accordance with a
comprehensive plan of development of the Town.
3. That the Planning Board recommend and hereby does recommend to
the Zoning Board of Appeals that Special Approval be denied for
the proposal as presented.
Little Feet Montessori Center Expansion
139 Honness Lane
Report to the Zoning Board of Appeals
Planning Board, November 3, 1987
Aye - May, Grigorov, Klein.
Nay - Lesser, Kenerson,
CARRIED.
Nancy M. DPuller, Secretary,
Town of Ithaca Planning Board.
November 6, 1987.
-4-
4
14.16-4 (2187)—Text 12
PROJECT I.D. NUMBER 617.21 SEAR
Appendix C
State Environmental Quality Review
SHORT ENVIRONMENTAL ASSESSMENT FORM
For UNLISTED ACTIONS Only
PART I—PROJECT INFORMATION (To be completed by Applicant or Project sponsor)
1. APPLICANT /SPONSOR
2. PROJECT NAME
state
John & Valerie Littlefield
Little Feet Montessori
Center
3, PROJECT LOCATION:
this assessment
Municipality Town of Ithaca County Tompkins Co.
4. PRECISE LOCATION (Street address and road intersections, prominent landmarks, etc., or provide map)
139 Honness Lane Ithaca, NY 14850
5. IS PROPOSED ACTION:
❑ New ® Expansion ❑ Modification/alteration
6. DESCRIBE PROJECT BRIEFLY:
Special approval for (14) fourteen additional children and to
add a
room 241x24' over an existing room that is 241x24'
7, AMOUNT OF LAND AFFECTED:
Initla13fIme q g; n r g c@ n 4@cres Ultimate) s
8. WILL PROPOSED ACTION COMPLY WITH EXISTING ZONING OR OTHER EXISTING LAND USE RESTRICTIONS?
® Yes ® No If No, describe briefly
The room addition complies with with zoning.
S ecial approval is neede for the increased number of child
9. WHAT IS PRESENT LAND USE IN VICINITYOFPROJECT?
1�I
® Residential ❑ Industrial R3 Commercial Agriculture ❑ Park/Forest/Open space
❑ Other
Describe:
10. DOES ACTION INVOLVE A PERMIT APPROVAL, OR FUNDING, NOW OR ULTIMATELY FROM ANY OTHER GOVERNMENTAL
AGENCY (FEDERAL,
STATE OR LOCAL)?
[y Yes ❑ No If yes, list agency(s) and permit/approvals
Building Permit
11, DOES ANY ASPECT OF THE ACTION HAVE A CURRENTLY VALID PERMIT OR APPROVAL?
ED Yes ❑ No If yes, list agency name and permit/approval
Town of Ithaca., NY State Dept. of Social Services, Tompkins
Co. HealthDe
r+ i n o p {
12. ASA RESULT OF PROPOSED ACTION WILL EXISTING PERMIT/APPROVAL REQUIRE MODIFICATION?
❑Yes No Aooroval for adriitinnai >
1 CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE
John & Valerie Littlefie d Date:
Applicant1sponsor name:
Signature: /
If the action
is in the Coastal Area, and you are a
state
agency, complete the
Coastal
Assessment Form before proceeding
with
this assessment
OVER
1
t.
PART II - Environmental Assessment - Little Feet Montessori
Center Proposed Expansion
A. Action is Unlisted.
Be Action will not receive
C. Could action result in an
from the following:
Cl. Exis
antity. noise
air
evels
coordinated review.
y adverse effects on, to or arisin
lity, surface or groundwater
existin
traffic
proauction or aisposal, potential
flooding problems?
tterns. so
ality or
Ld waste
or erosion, drainage or
No significant adverse impact is expected to air quality, or
solid waste production or disposal, because of the small scale of
the proposed increase in site use. Because children are normally
outside in the backyard play area only in small groups, no
significant adverse impact with respect to noise levels is
anticipated.
A small impact is expected to existing traffic patterns.
The increase in traffic volumes on Honness Lane as a result of
the proposed school expansion is considered negligible, and
within the capacity of Honness Lane (see Town Engineer's report,
"Honness Lane Traffic", dated Nov. 3, 1987).
The proposed improvements to parking and circulation
patterns at 139 and 142 Honness Lane are expected to mitigate any
potentially significant adverse impacts with respect to traffic
safety as a result of the proposed increase of 12 children and
two teachers. No significant adverse impact is expected with
respect to drainage, erosion, flooding, or water quality problems
that cannot be mitigated through proper design and construction
of site parking improvements, as to be subject to final approval
by the Town Engineer.
Additional mitigation with respect to traffic and noise is
considered to be provided by the vacancy of the premises on
weekends,
r?_
other
Aesthetic
,
,
i r M 1
or
character-:
The proposed room addition would represent a slight increase
in building scale as compared with other buildings on Honness
Lane, but would not significantly impact views from existing
residences. The benefit of providing day care in this location
is considered to outweigh any potential impacts from the slight
increase in building scale.
The present operation of the school, with 32 children, was
approved by the Zoning Board of Appeals in 1981. The only main
complaints received from the Honness Lane neighborhood related to
this present operation have been about parking and
pickup/dropoff, which are proposed by the applicants for
improvement.
The existing character of the neighborhood, particularly the
mixture of land uses in the vicinity of Honness Lane (several
multiple dwellings, single and two family dwellings, two churches
in the vicinity, Eastwood Commons Multiple Residence District,
Grandview clustered subdivision, Cornell University R-30 lands)
is not expected to be adversely impacted by the proposed increase
of 12 children at Little Feet Montessori Center, because of the
small scale of the proposed increase, proposed site improvements,
and the benefits of day care provision in a mixed use
neighborhood close to Cornell University, the major employment
center in East Ithaca.
C36
species,
species?
There
site that
C4.
Vegetation or fauna, fish, shellfish or
significant habitats, or
wildlife
reatened or endanqere
are
no
significant species
or
habitats on
or near the
would
be
adversely impacted
by
the proposed
expansion.
A community' s
existin
)lans or goals as officiall
adopted, or a change in use or intensity of use of land or other
natural resources?
No significant adverse environmental impact is expected with
respect to these considerations.
Nursery schools are permitted by Special Approval in R15
Districts, as subject to determinations required of the Planning
Board and the Zoning Board of Appeals in Sections 77 and 78 of
the Zoning Ordinance. It. is the reviewer's opinion that the
criteria of these sections would generally be met in the proposed
school expansion (see C2 above).
The proposed 1/3 increase in enrollment at the existing
school would not represent a significant adverse change in use or
in land use intensity provided that the proposed site
improvements are implemented, and considering the benefit of
providing day care in a location accessible to Cornell and other
East Ithaca employees and the East Ithaca neighborhood.
C5. Growth,
likelv to be induc
subsequent
development, or related activities
the propose
action?
A positive determination of environmental significance was
made by the Zoning Board of Appeals in June, 1987 for the
proposed construction of a new school building at 142 Honness
Lane for a total of 80 to 120 children, the Board having
identified potential adverse impacts related to the proposed
building size and type, building coverage and visual impact, the
proposed size of the school in a medium -density residential
neighborhood, traffic volume and traffic safety, and related to
opposition from the neighborhood with respect to these potential
impacts. The project proposal was subsequently withdrawn.
The current proposal for 12 additional children at the
existing school site is,of a much smaller magnitude. Any further
requests for school expansion would require further review.
C6. Long term,
identified in C1-05?
Not expected as
the implementation
mitigate potential
short term, cumulative, or other effects not
a result of the current proposal, subject to
of proposed site improvements which should
adverse impacts with respect to traffic
.ti
safety, and
monitoring
restriction
subject to the continued operation of the school with
and scheduling of pickups and dropoffs, and the
of children outside to small groups.
C7. Other
ntitv or t
Not expect
D. Is
potenti
Th
cts
includ
changes in use of either
of energy)?
due to the -small sacle of the proposal,
there, or is there likely to be, controversy related to
adverse environmental impacts?
ere has been public controversy, as stated above, with
respect to an earlier prop-osal for school relocation and
expansion. A letter has been received from Honness Lane resident
about the current proposal, generally expressing concern about
area density and traffic.
It is the reviewer's recommendation that the small scale of
the proposed increase, accompanied by proposed site improvements,
will not have a significant adverse environmental impact to area
density or traffic, that the mixed residential/institutional
character of the Honness Lane area will will not be adversely
impacted by the small expansion of a needed day care service as
proposed.
PART III
A negative
determination oaf environmental
significance is
recommended, for
the reasons stated in
the
review
above.
Lead Agency: Town of Ithaca Zoning Board o Appeals
Reviewer: Susan C. Beeners, Town Planner
Review Date: Nov. 3, 1987
.r, ROBERT R. FLUMERFELT, P.E. SHEET NO ` OF
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ITHACA, NEW YORK 14850
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Appendix E
State Environmental Quality Review
POSITIVE DECLARATION
Notice of Intent to Prepare a Draft EIS
Determination of Significance
Project Number
SEAR
Date November 24, 1987
This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article
8 (State Environmental Quality Review Act) of the Environmental Conservation Law,
The Town of Ithaca Zoning Board of Appeals , as lead agency,
has determined that the proposed action described below may have a significant effect on the
environment and that a Draft Environmental Impact Statement will be prepared.
Name of Action: Proposed expansion of Little Feet Montessori Center, 139 Honness
Lane, from 32 to 44 children, including a proposed room addition.
SEOR Status: Type I ❑
Unlisted ;
Description of Action:
APPEAL of John and Doris Perialas, Property Owners/Appellant8, John and Valerie
Littlefield, Applicants/Agents, with respect to a request for Special
Approval of a Nursery School Use, pursuant to Article IV, Section 11,
Paragraph 4, of the Town of Ithaca -Zoning Ordinance, for the proposed
expansion of Little Feet Montessori Center to include 44 children, an
enrollment of 32 children having been previously approved and presently
attending, and a room addition, at 139 Honness Lane, Town of Ithaca. Tax
Parcel No. 6-58-2-39.6, Residence District R-15.
Location: (Include street address and the name of the municipality/county. A location map of appropriate
scale is also recommended.)
139 Honness Lane, Town of Ithaca, Tompkins County
(Location Map Attached)
.4ft
SEQR Positive Declaration
Reasons Supporting This Determination:
Page 2
The Zoning Board of Appeals found that the proposed action may have a significant
adverse impact with respect to community character, land use intensity, and
land use plans and goals as officially adopted. While nursery schools are allowed
by Special.Approval of the -Zoning Board of Appeals, the Board found potential
for the proposed expansion not meeting the criteria for Special Approval by
reasons of lot size, land use intensity and potential traffic impact.
(Copy of.Resoluti.on attached)
I
For Further Information:
Contact Person: Susan C. Beeners, Town Planner
Address: 126 East Seneca Street, Ithaca, New York 14850
Telephone Number: (607) 273-1747)
A Copy of this Notice Sent to:
Commissioner, Department of Environmental Conservation, 50 Wolf Road, Albany, New York 12233-0001
Appropriate Regional Office of the Department of Environmental Conservation
Office of the Chief Executive Officer of the political subdivision in which the action will be principally
located.
Applicant (if any)
Other involved agencies (if any)
New York State Education Department
Montgomery May, Planning Board Chairman
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1131
CHILD EVALUATION SHEET
CHILD'S NAME
LITTLE F LET MONTESSORI l J 1 lill
139 HONNESS LANE
ITHACA, NY 14850
I. Practical Life
Pouring Buckling
Stringing Hook & Eye
Lg. Button Tie
Sm. Button Lacing
Snapping 4 Food Groups
II. Sensorial
Comments
Cylinder Blocks & Boxes Geometric Solids
1 RED Pink Tower
2 YELLOW Sound Cylinders
3 GREEN Weight Cylinders
4 BLUE
Comments:
8 Matching
Sorting
-Colors Box 1
Box 2
Box 3
Constructive
Triagles
Blue Triagles
III. Language
Group Yellow
Group Red
Group Green
Group Orange
Group White
Letter Cans
Picture Cards
Object/Picture Matching
Matching Letters
Movable Alphabet Blends
L ords
Writing
Flip Books (3 letter words)
Reading
GROUP
GROUP
DATE_
AGE
TEACHER
NUMBER
Comments
IV. Speech ( include sentence structure, volume, speed, vocabulary, etc. )
Box
1
Box
2
Box
3
Box
4
Triagles
Blue Triagles
III. Language
Group Yellow
Group Red
Group Green
Group Orange
Group White
Letter Cans
Picture Cards
Object/Picture Matching
Matching Letters
Movable Alphabet Blends
L ords
Writing
Flip Books (3 letter words)
Reading
GROUP
GROUP
DATE_
AGE
TEACHER
NUMBER
Comments
IV. Speech ( include sentence structure, volume, speed, vocabulary, etc. )
..{ V . M,ath
0-9 symbol
0 quantity
10-20 symbol
10-20 quantity
Number rods
Number matching
VI. General Play 1111
What is child's favorite
Imaginative Play_
Group Involvement
Comments
VII. Large Motor
Climbing -
Skipping
Hopping
Balance Beam
Lj Running
VIII. Social
Does child
Number cans
Sandpaper numbers
Colored Beads
Golden Bead
Counting, how high?
1 - 100 Board
Addition
Subtraction
activity?
Pedalling
Throwing
Catching
Basket Ball
Comments
Comments: (include Outdoor Involvement)
usually want to play alone or with others?
Does child get along well with others?
Special Friends
Comments. (include taking turns, sharing, social behavior, etc.)
IX. Eating
Snacks
Lunch
Comments.
X. Health & Toilet
(be specific)
XI. Sleeping
Does child
nap?
Yes
or No
Room child
sleeps
in
Are there
any special
things you need
to do to
get
child
to sleep?
XII. Art
XIII. Extra Comments
Comments:
Staff Member
sign
P arming Board -9- July ?, 1981
Mr. Stanton noted that the backyard is proposed to be totally
enclosed.
Mrs. Littlefield submitted the following letter to the Board which is
herein entered into the record:
"July 1981
To Whom It May Concern:
We have no objection to a Montessori Nitr.sery School being operated
at 139 Honness Lane, Ithaca, NY 14850.
(Sgd.) Sarah R. Lillie, 203 Pine Tree Road
Barbara J. Bredbenner, 141 Honness Lane
Leona C. Northrop, 141 Honness Lane
Gus Lambrou, 156 Honness Lane
Frederick J. Ciaschi, 146 Honness Lane
Maria Lambrou, 156 Honness Lane
Patricia A. Ciaschi, 146 Honness Lane
Hunna Johns, 138 Honness Lane -- P.S. --- not transferable to any
other oviner.
Pete Nic'_kles, 137 Honness Lane
Mr. & Mrs. George P. Nickles, 137 Honness Lane"
To: the residents of Honness Lane, Pine Tree Road and Eastwood Commons
From; the Armstrongs, 121 Honness Lane 1272-31493)
Re: the proposed building of a day care center at 142 Honness Lane
On June 2, 1957, the Town of Ithaca Planning Board voted unanimously
to recommend a request for Special Approval of a.Schooi Use for the
proposed construction of a nursery school building on the back portion of
142 Honness Lane. (see attached map) A nursery school may be
established in an R15 zone provided special approval is granted by the
Town of Ithaca Zoning Board of Appeals.
in July, 1981, the Zoning Board of Appeals granted a Special approval
to Valerie and John Littlefield to operate a nursery school at 139 Honness
Lane. Nine conditions were imposed, including one which said the approval
was granted to the applicants, was not transferrable, and did not run with
the land. Another condition was that the permit was for the duration of
24 months with the possibility of extension upon review.
The proposal before the Zoning Board of Appeals is for a structure of
7890 square feet, for a day care facility to run from 7:30 a.m, until 5:30
p.m., to accommodate up to 120 children. We feel that a building this
size, which will become a permanent facility in an R 15 neighborhood, does
not respect the intent of the zoning ordinance for a residential
neighborhood. We feel that the traffic resulting from the transportation
of 120 children will seriously increase the hazards on an increasingly
dangerous "country road."
We spoke with as many of you as we could before the Town Planning
Meeting. 32 of you signed the petition asking for a denial of the nursery
school move and the proposed construction. We read the petition to the
Board, but Board Members did not look at the petition nor the
accompanying signatures.
We urge those of you who are opposed to the proposed day care center
to sign our new petitions, to notify the Zoning Appeals Board of your
opposition, and to attend the Hearing on Wednesday, June 10, in the Town
of Ithaca Town Hall (126 E. Seneca St.) For additional information, please
call us or speak to Susan Beeners, the Town Planner.
i Z013,s'
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I�o�,1r1E; Lar.lE
TOWN OF ITHAC A
AFFIDAVIT OF POSTING AND PUBLICATION
I, Jean H. Swartwood, being duly sworn, depose and say that
I am the Town Clerk of the Town of Ithaca, Tompkins County, New
York; that the following Notice has been duly posted on the Sign
Board of the Town Clerk of the Town of Ithaca and that said
Notice has been duly published in the local newspaper, The Ithaca
Journal.
Notice of Public Hearings to be held by the Town of Ithaca Zoning Board of
Appeals in Town Hall, 126 East Seneca Street, Ithaca, New York on Wednesday,
November 18, 1987 commencing at 7:00 P.M., as per attached.
Location of Sign Board used for Posting: Located at front entrance of Town
Hall;outside of front door of Town Hall;outside door of Town Hall meeting room.
Date of Posting: November 10, 1987
Date of Publication: November 13, 1987
STATE OF NEW YORK )
COUNTY OF TOMPKINS ) S "
Town of Ithaca
Sworn to and subscribed before me this
November , 19 87
Notary Public
13th day of
..
RICINVY Public, State4of New York
°.5546WO 16
Ou011ftld
. -
The Ithaca Journal Friday, November 13, 1987 J
TOWN OF. ITHACA ZONING
BOARD OF APPEALS
NOTICE OF PUBLIC HEARINGS
AND AGENDA _
t WED:', NOV.'18, 1987 .
I.7:00 P. M. `
8 direction of the Chairman
of the'Zoning Board of Ap-
peals NOTICE IS HEREBY
GIVEN that Public Hearings
will be held by the Zoning
Board of. Appeals of the Town.
of Ithaca on Wednesday, No-
vember 18, 1987, in Town
Hall, 126 East Seneca Street,
(FIRST Floor, -REAR Entance,
WEST 'Side), . Ithaca, N.Y.,
COMMENCING AT 7:00 P.M.,
on the following matters, as
appropriate:
APPEAL of Leslie N. and Mar-
garet B. Reizes, Appellants,
with respect to a request for
authorization by the Zoning
Board of Appeals, pursuant to
Article XII, Section 54, of the
Town of Ithaca Zoning Ordi-
nance, to extend an existing
non -conforming residence
structure at 1061 Taughannock
Blvd., Town of Ithaca Tax Par-
cel No. !6-21-2-13, Residence
District R-15. The existing resi-
dence is located approxi-
mately ten feet from the south
side yard lot line; a room ad-
dition Proposed for the north
side of said residence would
create a north side yard of ap-
proximately two feet.
APPEAL of Earlond and Robert
Mancini; Appellants/Property
Owners;'Richard R.'Anderson,
Applicant/Agent, from the de-
cision of the Building"Insppec-
tor/Zoning Enforcement Offi-
cer,denying permission for the
construction of ,d' proposed
moving -.'and storage facility
proposed to be located on a
1.5plus or minus acre portion
of Town•. of Ithaca. Tax Parcel
No. 6-33-3-2.2, 90.23 acres to-
tal, in a Light Industrial District
at 608'Elmiro Road: ,The pro-
posed building , would be
greater than 25 feet in height
with a front yard setback of
approximately 90 feet and a
south side yard setback of ap-
proximately 45 feet. Said
building would also front on a
private; road. Permission is
denied under Article VIII, Sec-
tion 4 of the Towri of Ithaca
Zoning Ordinance, whereby a
frontyard setback no less than
150 feet is required; a side
yard no less than 60 feet is re-
quired, and a building height
no greater. than 25 feet is- re-
luired. Permission is further
denied under Section 280-o of
Town Law which reqquires
frontage on a public way.
APPEAL of4Michael J. Hannan, i.
Appellant, from the, decision
of the Building Inspector/Zon-
ing Enforcement.Offic_er-deny-I
ing permission for. the con-
struction of proposeO "South,)
Yard" Warehouse approxi-
mately 36 feet in height, ppro,
posed to be located on Five ,
Mile Drive (N.Y.S: Route 13A)
near Elmira Road (N.Y.S.
Route 13), on Town of Ithaca
Tax Parcel No. 6-31-3-3.11;
1,46 acres total, in a Light -In- '
dustriol District. Permission is
' denied.under Article VIII, Sec -
I tion 44, of the Town of Ithaca'
Zoning Ordiance whereby a
building height no greater
than 25 feet is required. A
height variance for said pro-
posed warehouse was grant-
ed by the Zoning Board of Ap-
peals on May' 14,. 1980,
permitting a building height
of 32 feet. 0 -
APPEAL of John and Doris Per-
iolos, Property Owners/Ap-
pellants, John and Valerie Lit-
tlefield, Applicants/Agents,
with respect to a request for .
Special Approval of a Nursery
; School Use, pursuant to Article
IV, Section 11, Porogroph'4, of .'
; the Town of Ithaca Zoning Or-..
dinance, for the proposed ex-
pansion of Little Feet Montes-
sori Center toI include 44 .
children, an enrollment of 32
children having been pre-
viously approved and present- -
ly attending, and a roon oddi-
tion, at 139 Honness lane, o
Town of Ithaca Tax Parcel No. -,
6-58-2-39.6, Residence District 'I
R-15.
AGENDA ITEM: Consideidtion
of on ExecutiveSession.
Said Zoning Board of Appeals
will at said time, 7:00 p.m.,
and said place,' hear, all pea'
son in support of such matters
or objections thereto,; as.:ap- I
propriate. Persons may .cP-�
pear by agent or in person... r
Andrew S. Frost;,
Building Inspector/Zoning;'
Enforcement Officer'
Town of, Ithaca
,273-1747
Dated: November 10, 1987
November 13, 1987 .
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