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Home My WebLink AboutZBA History Combined (66) Zoning Board of Appeals History as of 71.-7-5 1031 Hanshaw Rd Tax Parcels involved, with address if known: Current 1031 Hanshaw Rd 71.-7-5 with no subdivision or readdressing. History: 1995 – Use Variance for bed and breakfast extended indefinitely based on ownership of property by applicant - Approved 1992- Use Variance modification for bed and breakfast with solarium - Approved 1990 – Use Variance for bed and breakfast - Approved 1959 – Area Variance for new single family construction - Denied TOWN OF ITHACA ZONING BOARD OF APPEALS WEDNESDAY, MARCH 8, 1995 The following appeals were heard by the Board on March 8,,1995: FILED TOWN Or ITHACA c Date Clerk Appeal of Zetta Ruff Sprole, Appellant, requesting a variance from the requirements of Article IV, Section 11 of the Town of Ithaca Zoning Ordinance, to permit the operation of a Bed and Breakfast known as "The Hound and Hare" with a maximum of four lodgers, to be located in a single-family residence at 1031 Hanshaw Road, Town of Ithaca Tax Parcel No. 71-7-5, Residence District R-15. The Appellant was granted a 5 year time-limited variance on January 3, 1990 which has now expired. GRANTED WITH CONDITIONS. Appeal of Susan and Harold Mix, D.B.A.t-fix Trucking, Appellants, requesting authorization from the Zoning Board of Appeals under Article XII, Section 54 of the Town of Ithaca Zoning Ordinance, to be permitted to renovate a non -conforming business at 805 Mitchell Street, Town of Ithaca Tax Parcel No. 59-1-1, Residence District R-9. The renovation primarily involves only the existing building and does not include enlarging the business operation. Said business is non -conforming since R-9 zones permit only residential uses with limited associated home occupations. GRANTED WITH A CONDITION. Appeal of Ronald Schassburger, Appellant, requesting a variance from the requirements of Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to be permitted to construct a single-family residence with a building height of 33 + feet (maximum 30 feet allowed) at 798 Elm Street Extension, Town of Ithaca Tax Parcel No, 28-1-30, Residence District R-30, GRANTED WITH A CONDITION. Appeal of Nancy Given, Appellant, requesting a variance from the requirements of Article XI, Section 51 and Article V. Section 21 and 23 of the Town of Ithaca Zoning Ordinance and Section 280A of New York State and Town Law, to be permitted to maintain a single- family residence and animal kennel on a property that does not front on a town, county, or state highway, located at 274 Hayts Road, Town of Ithaca Tax Parcel No. 24-1-34.1 and Portion of 24-1-34.4, Agricultural District (Residence District R-30 regulations also apply). A 60 foot wide right-of-way will provide access to the property. The Appellant will be subdividing and transferring ownership of the parcels of land. GRANTED WITH CONDITIONS. APPEAL of Patricia Classen, D.B.A. Classen Home Health Associates, Inc., Appellant, requesting a variance from the requirements of Section 4.01 - 1 of the Town of Ithaca Sign Law to be permitted to place a free-standing sign reading "Classen Home Health Associates, Inc." with a total sign area of 16.5 square feet (maximum 4 square feet allowed) at 1212 Trumansburg Road, Town of Ithaca Tax Parcel No. 26-3-8.2, Residence District R-15, ADJOURNED TO FUTURE MEETING. r TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS WEDNESDAY, MARCH 8, 1995 7:00 P.H. By direction of the Chairman of the Zoning Board of Appeals NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning Board of Appeals of the Town of Ithaca on Wednesday, March S. 1995, in Town Hall, 126 East Seneca Street, (FIRST Floor, REAR Entrance, WEST Side), Ithaca, N.Y., COM1-1ENCING AT 7:00 P.M., on the following matters: Appeal of Zetta Ruff Sprole, Appellant, requesting a variance from the requirements of Article PI, Section 11 of the Toc•m of Ithaca Zoning Ordinance, to permit the operation of a Bed and Breakfast known as "The Hound and Hare" with a maximum of four lodgers, to be located in a single-family residence at 1031 Hanshaw Road, Town of Ithaca Tart Parcel No, 71-7-5, Residence District R-15, The Appellant was granted a 5 year time-limited variance on January 3, 1990 which has now expired. Appeal of Susan and Harold Mix, D.B.A. Mia Trucking, Appellants, requesting authorization from the Zoning Board of Appeals under Article XII, Section 54 of the Town of Ithaca Zoning Ordinance, to be permitted to renovate a non -conforming business at 805 !Mitchell Street, Town of Ithaca Tax Parcel No. 59-1-1, Residence District R-9. The renovation primarily involves only the existing building and does not include enlarging the business operation. Said business is non -conforming since R-9 zones permit only residential uses with limited associated home occupations. Appeal of Ronald Schassburger, Appellant, requesting a variance from the requirements of Article V. Section 18 of the Town of Ithaca Zoning Ordinance, to be permitted to construct a single-family residence with a building height of 33 ± feet (maximum 30 feet allowed) at 798 Elm Street Extension, Town of Ithaca Tax Parcel No. 28-1-30, Residence District R-30. Appeal of Nancy Given, Appellant, requesting a variance from the requirements of Article XI, Section 51 and Article V, Section 21 and 23 of the Town of Ithaca Zoning Ordinance and Section 280A of New York State and Town Law, to be permitted to maintain a single- family residence and animal kennel on a property that does not front on a town, county, or state highway, located at 274 Hayts Road, Town of Ithaca Tax Parcel No. 24-1-34.1 and Portion of 24-1-34.4, Agricultural District (Residence District R-30 regulations also apply). A 60 foot wide right-of-way will provide access to the property. The Appellant will be subdividing and transferring ownership of the parcels of land. APPEAL of Patricia Classen, D.B.A. Classen Home Health Associates, Inc., Appellant, requesting a variance from the requirements of Section 4.01 - 1 of the Town of Ithaca Sign Law to be permitted to place a free-standing sign reading "Classen Home Health Associates, Inc." with a total sign area of 16.5 square feet (maximum 4 square feet allowed) at 1212 Trumansburg Road, Town of Ithaca Tax Parcel No. 26-3-8.2, Residence District R-15, Said Zoning Board of Appeals will at said time, 7:00 p.m., and said place, hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual or hearing impairments or other special needs, as appropriate, will be provided with assistance, as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Andrew S. Frost Building Inspector/ Zoning Enforcement Officer 273-1783 Dated: February 27, 1995 Publish: March 3, 1995 TOWN OF ITHACA ZONING BOARD OF APPEALS MARCH 8, 1995 FILED TOWN OF ITHACA Date ;RC1 I'ks I q Cierk 1 1C CA1 PRESENT: Vice Chairman Edward King, David StotZ, Harry Ellsworth, Pete Scala, Town Attorney John C. Barney, Director of Building and Zoning Andrew Frost, Town Planner Jonathan Kanter. OTHERS: Zetta Ruff Sprole, Attorney Martin Shapiro, Ronald Schassburger, Nancy Given, Henry Theisen, Ilene Lambiase, Harold Mix, Douglas Pokorney. Vice Chairman King called the meeting to order at 7:00 PM, stating that all posting, publication, and notification of the public hearings had been completed and the same were in order. The first appeal to be heard by the Board was as follows: Appeal of Zetta Ruff Sprole, Appellant, requesting a variance from the requirements of Article IV, Section 11 of the Town of Ithaca Zoning Ordinance, to permit the operation of a Bed and Breakfast known as "The Hound and Hare" with a maximum of four lodgers, to be located in a single-family residence at 1031 Hanshaw Road, Town of Ithaca Tax Parcel No. 71-7-5, Residence District R-15. The Appellant was granted a 5 year time-limited variance on January 3, 1990 which has now expired. Vice Chairman King informed the Board that the variance which was granted five years ago was subject to certain conditions and, at that time, there :were a number of people in opposition to the application. As far as the written records go, some of those people who were opposed have now submitted to this Board consents for the extension of the variance. About 12 people have written to the Board. Attorney Shapiro informed the Board that they had before them an application for an extension of the variance granted five years ago. He continued by stating that, since that time, the Board might also remember that a variance was also granted to expand the property for Mrs, Sprole's own private use, and that was completed approximately three years ago. She continues to use that section that has been expanded just for her own use. Attorney Shapiro stated that he would like to bring to the Board's attention some additional matters, arising in the last five years. First of all, the personal hardship for Mrs. Sprole has increased as her family -run business has suffered some reverses, resulting in some financial reverses to her. So, now Mrs. Sprole primarily resides on the relatively small income from the bed and breakfast for her livelihood. The application also provides the Board with color pictures so that both the inside and the outside of the premises can be seen. Attorney Shapiro also included the before and after pictures for the addition so that the Board might see the beauty that really has been added to the building by the addition. Attorney Shapiro continued by saying that once again the appeal is for a fairly minimal variance. Mrs. Sprole could maintain the so-called bed and breakfast for two additional people, other than herself, since she is the sole resident of the premises. All she has ever asked for is that she be allowed to have two couples from time -to -time. The actual usage over the past five years shows that, generally, from April to October, weekend usage is pretty good, in that, many of the weekends, she has two couples staying with her in the bed and breakfast. He pointed out, for the Board members that may not remember, Mrs. Sprole lives in the residence herself. It's owner -occupied all the time. The rest of the year, from November through March or so, the occupancy rate seems to be ft Town of Ithaca Zoning Board of Appeals March 8, 1995 7 about 50 percent on weekends. It varies a little bit depending on what is going on at Cornell, of course. Occupancy during the week, Sunday nights through Thursday nights, inclusive, is pretty low and spotty. It's pretty rare that there really is any occupancy during the week. Mr. Ellsworth asked if that uas true even for the summer. Attorney Shapiro replied yes, that was true. He believes the occupancy is a little bit greater in the summer than in the winter, but it is basically weekend travel that gives rise to the occupancy. He continued to say that, other than ghat he has already said, the Board has before them just about everything that could tell them about the property and the usage. Also, as the Vice Chairman has noted, there are attached, signed statements by virtually all of the neighbors and people who had any concerns five years ago. That is true, at least, of everyone who was present in Ithaca at the time they ran around to get the signatures. He also stated that he thinks it's important to note that many of them actually use the Hound and the Hare Bed and Breakfast for their guests that visit them when they don't have enough room to put them up. So, this really turned into a kind of neighborhood convenience. He added that everyone just seems so pleased at having this in the neighborhood. Attorney Shapiro referred the Board to the pictures to show them how this variance that was granted five years ago has enabled this property to be, not only maintained, but improved, so that it's a fantastic addition to the neighborhood. He started with the interior pictures, stating that there were also some exterior pictures. He mentioned a before picture, with an after picture on the back, noting that it added symmetry to the building that is absolutely gorgeous now. He then invited the Board to ask any questions. He continued by saying that the effect on the neighborhood, with respect to parking, is nominal; the effect of traffic is nominal because the usage is so minimal. He said that what they are asking for now, since they've had a five-year experiment that seems to have worked in an exemplary fashion, is that Mrs. Sprole be granted a variance without limitations as far as years go, but with the same conditions that the Board imposed before. As he recalls, those conditions included the fact that the variance was personal to her. If she sells the property or stops living in it herself, the variance would cease. Vice Chairman King noted that the variance was, indeed, limited. He added that it required that certain documents be recorded to indicate that this was a temporary variance. Attorney Shapiro answered that he believes they were all recorded. He noted that he ran them by Mr. Barney and got concurrence on that. Vice Chairman King asked how long Mrs. Sprole intends to operate this. Attorney Shapiro replied that, God willing .and health willing, indefinitely. This is her only home at this point and how she gets her livelihood. Vice Chairman King noted that, for the record, it's a very Colonial -appearing house and quite charming. The grounds are adequate. He believes there's over one acre of land involved. Attorney Shapiro responded that it's approximately one acre of land. Mr. Stotz asked if there are four bedrooms for guests. Attorney Shapiro said that there are four bedrooms in all, but only two are ever utilized for guests. One bedroom is utilized by Mrs. Sprole and one is not utilized at all. Air. Stotz asked if there are a maximum of four guests there at any time. Attorney Shapiro responded with yes. Town of Ithaca Zoning Board of Appeals March 8, 1995 Mr. Frost stated building code would require a fairly stringent set of fire safety regulations if she rented to more than four lodgers. With the limitation of four lodgers, the building could be used as a single-family residence classification. Mr. Stotz asked if they are asking to just continue on with the same conditions that were placed on it at the previous time in 1990. Attorney Shapiro said yes, except they are asking that there not be a five-year limitation. Simply because to come back before the Board requires an expenditure of time and money. Since the track record over the last five years has been outstanding, and generally viewed by the neighborhood, without exception, as a positive thing, it would seem to him that the Board might grant a variance, once again personal to Mrs. Sprole, but without having to come back in another five years. Mr. Scala asked Mr. Frost if there have been any complaints at all. Mr. Frost said they have received no complaints since 1990. Mr. Ellsworth then asked Attorney Barney "how this fits." Does it work? Attorney Barney answered that it's up to the Board. It could grant permanent, or five year, or seven year extensions. Mr. Scala noted that five years ago there =rias some talk about dogs. Attorney Shapiro answered that there are four dogs on the premises, although one has, unfortunate- ly, a terminal brain tumor, so there will be three dogs on the premises. He added that there has been no breeding of dogs on the premises and he believes that what happened after the last variance application is that one of the people who complained about the dogs barking, if he recalls correctly, was the neighbor behind the house, and he didn't realize that the barking was not coming from Mrs. Sprole's dogs, but from the dog next door. That has since been rectified to the extent that they at least know where the dog barking is coming from. Those people are some of the people who have signed the consent form that's been attached to the application. Vice Chairman King noted that the consent forms he mentioned appear to cover every house, both sides of the street and to either side, east and west of the property. Attorney Shapiro added that it also included behind the property. Vice Chairman King added that there are at least three consents from properties on each side of the house and across the way. Nobody has filed any objections. Attorney Shapiro said that everybody has seemed to wholeheartedly support the continuance of the bed and breakfast there. Mr. Scala informed the Board that he stopped to talk to the manager of the country club and they do not have any objection. They have not heard any comments or complaints. Mr. Scala asked if Mrs. Sprole maintains the fence between the property and the country club. Attorney Shapiro responded that Mrs. Sprole nodded in the affirmative so he assumes it's true. Vice Chairman King opened the public hearing. Since no one appeared to address the. Board, Vice Chairman King closed the public hearing. Vice Chairman King referred to the environmental assessment form which was reviewed by JoAnn Cornish, Planner II of the Tom of Ithaca Planning Department. He read portions of the environmental assessment form. Vice Chairman King said that the staff recommenda- tion is that, based on the scale of the proposed operation and the materials submitted, a negative determination for environmental significance is recommended. Vice Chairman King then asked for a motion on this. r Town of Ithaca Zoning Board of Appeals March S. 1995 IWTW GR By Mr, Pete Scala, seconded by Air. Harry Ellsworth. n RESOLVED, that, with respect to the appeal by :Mrs. Sprole, the owner at 1031 Hanshaw Road, of the Hound and Hare lodging, the Board makes a negative determination of environmental significance and recommend the action based on the report by the Planner, JoAnn Cornish. Vice Chairman King asked for a vote on the motion which resulted as follows: AYES - King, Scala, Ellsworth, Stotz. NAYS - None. The motion was carried unanimously. Vice Chairman King read the letter from the Tompkins County Planning Department. Vice Chairman King noted, for the record, that in 1.990 the conditions imposed on the granting of the variance were six in number and they are in the records before the Board members. Vice Chairman King then asked for those sit conditions to still be imposed if there is a motion in favor of the variance. MOTION By Mr. Pete Scala, seconded by Mr. Harry Ellsworth. RESOLVED, that, with respect to Mrs. Sprole's appeal, relative to 1031 Hanshaw Road, Town of Ithaca Tax Parcel No. 71-7-5, known as the Hound and Hare Bed and Breakfast, the Board grant the appeal without restrictions as long as Mrs. Sprole remains the owner and runs the Hound and Hare (this is with the consent of the applicant and her attorney), with the following conditions: 1. That the applicant supply the Board with a document in properly recordable form agreeing to limiting the duration of the variance to her ownership of the property. 2. That the applicant, herself, continue to occupy the premises and, if she vacates the premises, the variance will cease; such condition to be included in the document to be submitted to the Board. 3. That no pets be accepted from any of the proposed boarders at any time for occupancy on the premises. 4. That the Building Inspector inspect the premises and be satisfied as to the life safety aspects of the premises for an occupancy of a residence occupied by no more than four lodgers. That, as the applicant has represented, the anticipated use will be principally on weekends and occasionally mid -week. That at no time will there be more than four (4) bed and breakfast occupants. 7. That the premises be inspected at periodic intervals, to be determined by the building inspector, but at least every three years for fire safety consider- ations and that any code violations be brought into compliance. Town of Ithaca Zoning Board of Appeals March 8, 1995 5. Mr. Frost asked that the condition be modified to say for occupancy as a residence occupied by no more than four lodgers. Mr. Scala asked if there had been an inspection. Mr. Frost said they did the inspection shortly after 1990. They were also involved with a building permit that was entertained and he was up there last week. He added that he didn't see any problems with his walk-through of the building. There are a number of smoke detectors in the building, most of which he did not test. It wasn't clear whether or not they were connected to a security system. He didn't want to test the smoke alarm and have police and other people show up at the door. He continued by stating that he would like to have verification that all smoke detectors are operating satisfactorily. Air. Scala asked if carbon monoxide detectors are required. Mr. Frost responded no. Mr. Scala asked what kind of heating system the home has. Attorney Shapiro stated that it's forced air, gas. Vice Chairman King asked Mr. Scala if his motion included the imposition of the six conditions from 1990. Air. Scala answered that yes, it does. Vice Chairman King asked if he agreed that condition number four should be modified. Mr. Scala answered that yes, he does. Vice Chairman King continued that the life safety aspects be inspected for occupancy by no more than four lodgers. Mr. Frost said that you can't have a bed and breakfast with ten people or a whole set of different regulations apply. So, the record should show that it's at a lower level of fire safety requirements. Vice Chairman King asked for a vote on the motion, which resulted as follows: AYES - Scala, Ellsworth, King, Stotz. NAYS - None. The motion was carried unanimously. The second appeal to be heard by the Board was as follows: Appeal of Susan and Harold Mix, D.B.A. Mix Trucking, Appellants, requesting authorization from the Zoning Board of Appeals under Article %II, Section 54 of the Town of Ithaca Zoning Ordinance, to be permitted to renovate a non -conforming business at 805 Mitchell Street, Town of Ithaca Tax Parcel No. 59-1-1, Residence District R-9. The renovation primarily involves only the existing building and does not include enlarging the business operation. Said business is non -conforming since R-9 zones permit only residential uses with limited associated home occupations. Vice Chairman King invited Mr. Harold Mix to take the seat by the microphone. He then asked Mr. Mix if the extent of his appeal is to turn a bay into a lounge. Mr. Mix said that the extent of the appeal is that there are a couple of rooms that are presently office space and there's additional space, which used to be a truck bay. They would like to incorporate that bay into their existing office space. Vice Chairman King asked if that was the bay on the north side of the building. He noted that there are two bays on the southeast side of the building. Mr. Mix stated that those two bays would continue as truck bays. They would like to eliminate the third truck bay. Vice Chairman King asked Mr. Mix how long they had been operating there. Mr. Mix replied that it's been since 1980, he believes. He added that he originally started to rent the property and then bought it. Vice Chairman King then asked if that had been part of the Kopper's property. Mr. Mix responded affirmatively. Mr. Frost noted that also as part of the proposal is an extension on the building. There's a covered entryway on columns. Vice Chairman King asked if that would be an extension to the north. Air. Frost said yes and that it appears to be open on all sides, so you'd be standing with a roof over your head. Mr. Mix agreed with that. He then z&to, I o31 NWA P, ZAP �j t"041 A► I I I Town Assigned Project ID Number Town of Ithaca Environmental Review SHORT ENVIRONMENTAL ASSESSMENT FORM For UNLISTED ACTIONS Located in the Town of Ithaca, Tompkins County ONLY PART I - Project information (To be completed by Applicant or Project Sponsor) 1. 13 Rev. 10/90 Applicant/Sponsor: 2. Project Name: Zetta Ruff S, role Hound and Hare Bed & Breakfast Precise Location (Street Address and Road Intersections, prominent landmarks, etc 1031 Hanshaw Road (Map attached) Tax Parcel Number: 6=71o.7.5 or provide map): 4. Is Proposed Action: ❑ NEW a EXPANSION � MOD IFICATION /ALTER ATiON Imo. ur:Ocrloe rrojecc tfriefly (Include project purpose, present land use, current and future construction plans, and other relevant items) I wish .to use two (2) bedrooms f_or•a maximum of four (4) guests in my � four (4) bedroom house as a bed and breakfast. ! I (Attach separate sheet(s) if necessary to adequately describe the proposed project.) i «' T 6. Amount of Land Affected: Initially (0-5 yrs) - Acres (6-10 yrs) Acres (>10 yrs) 71 Acres r . now is zne Land toned Presently ? R-15 } o, win proposed action comply with existing zoning or other existing land use restrictions? YES NO ® If no, describe conflict briefly: Not permitted; .only two boarders or lodgers permitted in R-15 zone 9. Will proposed action lead to a request for new: Public Road? YES 11 NO E Pubiic Water? YES NO Public Sewer? YES E NO 0 x 10. What is the present land use in the vicinity of the proposed project? ([E Residential Commercial Industrial Agriculture []Park /Forest /Open Space Other Please describe: 1 1 . Does proposed action involve a permit, approval, or funding, now or ultimately from any other governmental agency (Federal, State, Local)? YES NO F�xl If yes, list agency name and permit/approval/funding: 12. Does anu aspect of the proposed action have a currently valid permit or approval? YES NO If yes, list agency name and permit/approval. Also, state whether that permit/approval will require modification. SEE APPLICATION I CERTIFY THAT THE INFORMATION PROYIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Applicant/Sponsor Name (Print or Type) Signature: ZETTA RUFF SPROLE' Date: Z /LI If5r ?f�Tf7k 5PF40UI5 PART II - ENVIRONMENTAL ASSESSMENT (To be completed by the Town; Use attachments as necessary.) A. Does proposed action exceed any Type I threshold in 6 NYCRR, Part 617.12 or Town Environmental Local Law? YES NO XX If yes, coordinate the review orocess and use the full EAF S. Will proposed action receive coordinated review as provided for unlisted actions in 6 NYCRR, Part 617.61 YES NO XX If no. a negative declaration may be superseded by another involved agency if anv_ C. Could proposed action result in any adverse effects associated with the following: (Answers may be handwritten, It Iegibie) C1. Existing air quality, surface or groundwater quality, noise levels, existing traffic patterns, solid waste production and disposal, potential for erosion, drainage or flooding problems? Explain briefly: See attached. C2 Aesthetic, agricultural, arcttaeolcgicai, historic. or other natural or cultural resources? Community or neighborhood character? Explain briefly: See attached. C3. Vegetation or fauna, fish, shellfish, or wildlife species, significant habitats, unique natural areas, wetlands, or threatened or endangered species? Explain briefly: See attached. C4. The Town's existing plans or goals as officially adopted, or a change in use or intensity of use of land or other natural resources? Explain briefly: See attached. CS. Growth, subsequent development, or related activities likely to be induced by the proposed action? Explain briefly: See attached. CS. Long term, short term, cumulative, or other effects not identified in C1 - CS? Explain briefly: See attached. C7. Other impacts (including changes in use of either quantity or type of energy)? Explain briefly: See attached. D. Is there, or is there likely to be, controversy related to potential adverse environmental impacts? YES NO XX If yes, explain briefly: E. Comments of staff XXX, CAC , other attached (Check as applicable ) PART III - DETERMINATION OF SIGNIRCANCE (To be completed by the Town of Ithaca) Instructions: For each adverse effect Identified above, determine whether It Is substantial, large, Important, or otherwise signiffcanL Each effect should be assessed In connection with its (a) setting (le. urban or rural); (b) probability of occurring; (c) duration; (d) Irreversibility: (e) geographic scope; and (n magnitude, if necessary, add attachments or reference supporting materials. Ensure that explanations contain sufficient detail to show Coat all relevant adverse Impacts have been identified and adequately addressed. Check here if you have identified one or more potentially large or significant adverse impacts which MAY occur. Then proceed directly to the full EAF and/or prepare a positive declaration. XX Check here if you have determined, based an the information and analysis above and any supporting documentation, that the proposed action WILL NOT result in any significant adverse environmental impacts AND provide on attachments as necessary the reasons supporting this determination. Town of Ithaca Zoning Board of Appeals Name of Lead Agency Edward Austen, Chairman N%"Title of Responsible Officer in Lead Agency 0 in Lead Signature of Contributing Preparer Date: Jg nS- PART II - ]Environmental Assessment Zetta Ruff Sprole, Appellant 1031 Hanshaw Road Request for a variance to Operate a Bed and Breakfast known as the "Hound and Hare" Town of Ithaca Zoning Board of Appeals March 1, 1995 A. Action is Unlisted B, Action will not receive coordinated review C. Could action result in any adverse effects on, to or arising from the following: C1. Existing air quality, surface or groundwater quality or quantity, noise levels, existing traffic patterns, solid waste production or disposal, potential for erosion, drainage or flooding problems? No significant impacts to air quality, water quality or quantity, noise, existing traffic patterns, solid waste production/disposal, potential for erosion, or flooding problems are anticipated. Proposed action is the request for a variance from the requirements of Article IV, Section 11 of the Town of Ithaca Zoning Ordinance to permit the operation of a Bed and Breakfast known as the "Hound and Hare" with a maximum of four lodgers, to be located in a single-family residence at 1031 Hanshaw Road, Town of Ithaca Tax Parcel No. 71-7-5, Residence District R-15. The appellant was granted a 5 year time-limited variance on January 3, 1990 which has now expired. C2. Aesthetic, agricultural, archeological, historic, or other natural or cultural resources or community or neighborhood character? No significant impacts to aesthetic, agricultural, archeological, historic, natural or cultural resources, community or neighborhood character are anticipated. In January, 1992, approval was given by the Town of Ithaca Zoning Board of Appeals for the addition of a bedroom and bathroom above the existing garage, converting the garage into an exercise room for her exclusive use, and a sunroom behind the garage. After visiting the site, staff is of the opinion that the additions have not detracted form the residential quality of the structure and have not detracted from the residential character of the neighborhood. The continued use of this property as a Bed and Breakfast will not, in staff's opinion, have an adverse effect on the neighborhood. It should be noted that in 1990, at the time of the original application, several neighbors were in opposition to the use of the property as a Bed and Breakfast. Included in the current application package are copies of a memo in favor of the Bed and Breakfast, signed by several neighbors, including 3 who had originally objected to the variance. (Carol Turton of 1027 Hanshaw Road and Donald and Kitty Zilversmit of 1030 Hanshaw Road. See attached letters dated January 3, 1990, signed by the aforementioned.) "Hound and Hare" Bed and Breakfast 1031 Hanshaw Road Page 2 It should be further noted that the original variance was granted, for a five year period, with conditions. (See Town of Ithaca Zoning Board of Appeals, January 3, 1990 Resolution, attached.) Staff recommends that these same conditions apply to the variance currently being applied for. C3. Vegetation or fauna, fish, shellfish or wildlife species, significant habitats, or threatened or endangered species? No known rare, threatened, or endangered species, or significant habitats exist at the site. C4. A community's existing plans or goals as officially adopted, or a change in use or intensity of use of land or other natural resources? This project presents no significant impacts to the Town's existing plans, nor signifies a significant change or intensity in use. C5. Growth, subsequent development, or related activities likely to be induced by the proposed action? None anticipated. C6. Long term, short term, cumulative, or other effects not identified in C1-05? None anticipated. C7. Other impacts (including changes in use of either quantity or type of energy)? None anticipated. D: Is there, or is there likely to be, controversy related to potential adverse environmental impacts? No controversy related to potential adverse environmental impacts is anticipated. "Hound and Hare" Bed and Breakfast 1031 Hanshaw Road Page 3 PART III - Staff Recommendation, Determination of Significance Based on review of the materials submitted for the proposed action, the proposed scale of it, and the information above, a negative determination of environmental significance is recommended for the action as proposed. Lead Agency: Town of Ithaca Zoning Board of Appeals Reviewer. JoAnn Cornish, Planner H Review Date: March 1, 1995 C:IDEVREVS\ZBAREV S\1031 HANS.EAF s TOWN OF ITHACA 126 East Seneca Street Ithaca, New York 14850 (607) 273-1783 A P P E A L to the Building Inspector/Zoning Enforcement Officer and the Zoning Board of Appeals of the Town of Ithaca, New York FEE: $80.00 RECEIVED: CASH - CHECK - ZONING: For Office Use Only Having been denied permission to: Continue to operate a Bed & Breakfast with two (2) bedrooms in my home. at 1031 Hanshaw Road Town of Ithaca Tax Parcel No. 6-719-7-w5 , as shown on the accompanying application and/or plans or other supporting documents, for the stated reason that the issuance of such permit would be in violation of: Article (s) ?V , Section(s) 11 , 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.) Please see attached submissions. By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or staff to enter my property to in pe in connection with my application. Signature of Owner/Appellant: Date • Z / L (1 9 Signature of Appellant/Agent: Print Name Here: Zetta Ruff Sprole Date: Home Telephone Number: 257-3121 Work Telephone Number: 80T6: If construction of work in accordance with any variances given does not coavence within 18 ionths, the variance will er ire. :y PRACTICAL DIFFICULTIES AND UNNECESSARY HARDSHIP The appellant owns the subject property located at 1031 Hanshaw Road, Ithaca, New York, which property is improved by a single family home containing four bedrooms, two bathrooms, a living room, dining room, sun porch, kitchen with pantry, and attached deck. Interestingly, the subject property is a small part of property given to appellant's ancestors following the American Revolution for meritorious military service during the war. The appellant lives in and occupies the subject property alone; she is unmarried and her children are grown and live elsewhere. Due to certain family difficulties the appellant must now support herself and the subject property, but she has no specific training and aptitude, except for a love of people and a desire to maintain her home in a beautiful and attractive condition, all of which lends itself to maintaining a Bed and Breakfast. The home itself is simply too large and costly to maintain without some small additional income. Since the original variance was granted, the Petitioner has had personal financial reverses stemming from an interest in a family business and as a result the Petitioner relies heavily on the small income provided by her Bed & Breakfast. A variance was granted in January, 1990, to operate the property in the manner requested for five (5) years, after which an extension or permanent variance could be requested. At that time, the Zoning Board of Appeals found that there were practical difficulties and unnecessary hardship to warrant the granting of a variance. This application is for an indefinite extension under the same conditions as before. For the last five years the bed and breakfast has been operated to the delight of the neighborhood. Many of the neighbors send their visitors to the appellant's bed and breakfast which continues to be an asset to the neighborhood. In January 1992, approval was given by the Town of Ithaca Zoning Board of Appeals to make certain additions to the improvement which additions were completed in 1992. The present property remains residential in nature. Reference to the before and after pictures of the exterior of the building clearly demonstrates that the improvements are not only beautiful, but significantly enhanced, and continue to strengthen the residential nature of the neighborhood. The subject property is located in an R-15 zone, which permits uses other than a tourist home (which definition appears to apply to the use of the subject premises as a Bed and Breakfast). Among the permitted uses is that contained in Article IV, Section 11, Subdivision 1 of the Town of Ithaca Zoning Ordinance which provides as follows: "l. One Family Dwellings. In addition to a single family, such dwelling may be occupied by not more than two boarders, roomers, lodgers, or other occupants." The appellant desires to continue to use the subject premises as a Bed and Breakfast, utilizing only two bedrooms for such purposes. The maximum occupancy at any given time will thus be four, a couple in each of the bed rooms so utilized, and much of the time the occupancy will be two guests or none. The appellant primarily will operate the premises on the weekends, although occasionally may have guests during the week also. It is important to note that the variance requested is thus minimal, in that the appellant may under the permitted uses, have two guests, and the variance is thus needed only for those times that she has three or four guests, which will likely occur in most cases on the weekends. There will be no employees. Given the situation of the present use of the property, and its history over the last five years, it is likely that the number of people using the subject property at any given time will be less than the number of people using other single family dwellings occupied by traditional families. .o The variance should be granted because the property is in harmony with the general purpose of the zoning ordinance. Only a minimal variance is requested, and the actual usage of the additional permitted usage by the variance will also be minimal. The property will remain in all ways outwardly a single family residence, and will actually be able to be better maintained with the variance. There will be no adverse effects on the health, safety, morals, and general welfare of the community; rather a community need will be partially continued to be filled in a small way. Often, for various reasons, guests of residents in the nearby community have stayed at the subject property Bed and Breakfast while visiting as stated hereinabove. Several neighbors have even indicated such fact on their approval forms attached hereto. This service provides a welcome respite from the usual motels with the attendant traffic and noise often located farther away. There is no question that the subject premises are well suited to the instant purpose and its use over the last five years has been not only unobjectionable, but, in fact welcomed. Included in the application for this variance are pictures of some of the rooms to be used and of the exterior, together with a layout of the interior of the building including the addition of three (3) years ago. No further adaptation is required. The location and design of the premises are in keeping with the neighborhood, as can readily be seen from the photographs. This is a beautiful single family residence, much like neighboring properties in situation and appearance. The immaculate upkeep of the premises add to the value of the neighborhood and that fact of the appellant's residence assures continued positive contribution to the upkeep of the building. The fact that the usage is to be minimal, assures that the amenity of the neighborhood will not be compromised in any way. In addition, there continue to be existing bed and breakfasts nearby, and upon information and belief, a variance was granted for a bed and breakfast nearby on Warren Road, which premises are in the same R-15 zone as the instant premises. Ingress and egress have been provided in a safe manner in full compliance with all regulations. Due to the fact that the usage is to be so minimal, the additional traffic will also be minimal. Generally speaking, guests arrive sometime Friday afternoon or evening. They may go out to dinner or to visit friends or see the sights, and generally return in the early to mid evening. Saturday morning the guests have breakfast and then leave, either for the day or until the next time they are in town. Guests generally return or new guests arrive Saturday afternoon or evening and the cycle repeats. It is unusual that guests come and go several times in the course of a day. Thus, the additional traffic generated by this request, which once again is for use of the second bedroom on an occasional basis, would be trivial. Further, Hanshaw Road has previously been improved so the effect on traffic would be even further minimalized. Water and sewer service would not be impacted to any measurable degree. Actual experience over the last five years demonstrates that occupancy has been generally good on weekends from April to October, and about 50% on weekends the rest of the year. Occupancy during the week continues to be low and spotty. Therefore, it is respectfully submitted that the variance requested is the absolute minimal variance needed. The premises will not be further modified and will remain an asset to the community. The fact that now all of the immediate neighbors have fully supported this application and many have utilized the services provided for their own visitors, testifies to the fact that there are no adverse effects of any meaningful nature in granting the application. (see attached submissions) Your approval of this application is respectfully requested. PLOT PLAN INFORMATION TO BE SHOWN. 1. Dimensions of -lot. 4. Dimensions and location of proposed structure(s) or 2. Distance of structures from: or addition(s). a. Road, 5. Nanes of neighbors who bound lot. b. Both side lot lines, 6. Setback of neighbors. c. Rear of lot. 7. Street name and number. 3. North arrow. 8. Show existing structures in contrasting lines. SEE ATTACHED MAP Signature of Owner/Appellant. Signature of Date: Appellant/Agent: C.. 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CCTS'.STANOAR0IPORM'., r r/. r{: 1. _N4tOk)Win..._, i Me residing at 107,2 t-filrirt�ha �.t ) r�c�L understanb that zetta sprole is appiging for a renewal on her variance so that she mag continue to use her residence as a .Bed & Breakfast. We have no objection to her wing so.and give our consent. Me wish to have her variance renewed. Pieaseoindicate with a check if tau have referred guests to the Hound and Hare. `/ ti We residing at 102 / 4/(m O,w understana that zetta �pruie is appig.ing for a renewal an her variance so that she mag continue to use her residence as a Bea & Breakfast. We have no objection to her daing so and give our'consent. We wish to have her variance renewed. Signed Dated . - 19 �- 9� Please indicate with a check if Eau have referred guests to the Hound ana Hare. i/�' We resiting at d 2 5 f�,gys�,4w Ae .unrerstanh that Zetta-prole is applg.ing fur a renewal on her variance so that she mag continue to use her resirence as a $er & Breakfast, elle have no objection to her ruing SII am give our consent, elle wish to have her variance renewer. Signer IS Dater 22� 1'S please inricate with a cheek if you have referrer guests to the Haunt am Hare. J iDe resiting at �2i6 /tom2n- K r'I .unberstana that zetta sprole is appla.ing for a renewal on her variance so that she mag continue to use her resibence as a Beh & Breakfast. We have no objection to her ming so anh give our consent. we wish to have her variance reneweb. �igne� Dated � ��5 �- �'sv L� .• • yZ7/d o Please inAicate with a check if Bou have referreb guests to the Hound ani Hare. l G i E /,Gp4 '7y We residing at unberstand that Zetta sprole is applB.ing for a renewal an her variance sa that she mag continue to use her residence as a ..z 8e� & Breakfast. We have no abjection to her wing so.anb give our consent. we wish to have her variance reneweb. �Iease indicate with a check if Bou have referreb guests to the Hounb anb Hare. LO • lY`�tb�' ON 0 zqrf f e resining at S unberstana that zetta 5prole is applB.ing fora renewal on her variance so that she mag continue to use her resibence as a Bei & Breakfast. We have no ohjection to her boing so.anb give our consent. We wish to have her variance reneweb. asi Dated Please inbicate with a check if Bou have referrer guests to the Hounn anb hare. Me resiting at 0�5 unaerstana that Zetta sprole is applg.ing for a renewal on her variance so that she mag continue to use her residence as a Bei & Breakfast* elle have no uhiection to her acing so.anh giv�ur consent. we wish to have her variance reneweb. �igne� Dated �� 1 Dlease'inhicate with a check i you have referrer guests to the Hound and Bare. �/ �Ue residing at �� A, un�erstan� that Jetta prole is applying for a renewal on her variance so that she may continue to use her resibence as a Beb & Breakfast. We have no nhjection to her hoing so anb give our consent. We wish to have her variance reneweb. �ignd Date -11717S Please inhicate with a check if you have referreb guests to the Hounb anb Hare. H ale resiting at io3e77 .unherstanb that Zetta $prole is appiging for a renewal on her variance so that she maa continue to use her resibence as a Bet &.Breakfast. We have no objection to her baing so.anb give our consent. gigneb We wish to have her variance reneweh. Dated Please'irAicate with a check if you have referreb guests to the i Hound ant Hare. lAE resiAing at '" I �;�ciu d4�%L) �G .UnAerstanb that Zetta prole is applg.ing fur a renewal un her variance so that she mag continue to use her resibence as a BES & Breakfast. We have no objection to her doing so.anh give our consent. we wish to have her variance renewed. Please indicate with a /check if Bou have referrer guests to the Hound and flare. �/ Me residing at NS)YA, v✓ unb erstann that zetta 5prale is applging for a renewal an her variance so that she mag continue to use her residence as a Bed & Breakfast. We have no objection to her doing so.and give our consent. Me wish to have her variance renewed. Signe Please indicate with a check if Ban have referred guests to the Hound and flare* E3� NeqAbo� aH 5� Oe Me resiting at 1 at�z / e 1.. / unberstana that Zetta �prale is applB.ing for a renewal an her variance so that she maB continue to use her resihenre as a Beh & Breakfast, me have no Objection to her wing so-ana give our Consent, we wish to have her variance renewed. signed Blease inairate with a check if Bou have referred guests to the Ffound and i[are. IV = 1i 11 h-7— . -ba • .8 93 s HAND DELIVERED TO: Andrew Frost RE: Zetta Sprole DATE: February 21, Dear Andy, MARTIN A. SHAPIRO SUITE 304 CLINTON HOUSE ITHACA, NEW YORK 14850 (607)-273-4044 MEMORANDUM . Application for Variance 1995 Delivered herewith [please find ten (10) original copies of the application for a variance, together with ten (10) original Environmental assessment forms. Enclosed also is my check in the amount of $80.00 for the filing fee. If there is anything else required, please do not hesitate to call me. I will be out of town Wednesday through Friday this week, but will return to the office on Monday, February 27, 1995. Thank you for your assistance and cooperation in this matter. Very truly yours, Martin A. Sha MAS/ks Enclosures p III a n N n » w «\\ PIS onToo e 1�1 w, Go n « N N N • i A � � II N Ob _ . me Bill' • . s•• ►� - • • • • — I w w fs w e a o • ♦ w off_ do hh IBe : f t a �� - a • �' t f I 0 ill n im ! • _ : Z e IL did I i t • I ) no — O C n on Woo N 4 f I s • iI I t M Q f - . \_ Blom I .} it qr 2-11211on — e IMP1O a I. — nri f ; 14 8 fef: A. n. �. S. 11111.' - w1 O So •! • � ; f to f _g t mo on 31u03A• 3M0161g1r1Y ~� •rr �I'• _ • QWSW!'too ty IV in BII —� C • _ J - inf < : • 9 7nw3nv ♦ 3tt01 CX71 co — — — — — _< Boo It e p' 1 — • o « oft f t N 110 • oDI LISP J1Ir+ IMP oBIIIII� n s iBep Ir n It Lj BBBBB no 6 Sig BIT too In CD Q n - .x` 7 •r yom y-it 10 ff �O r O pBill:N w do to Billoo ol So is I oil .. Tot DI Sets on • ti a s in a " ab • 1: « of 40 r No OUS/ i But. 9. QfOY / iIMtM•M TIJr/!1„�� 1 IyM — — V9flAV� 39ol�lOin — m �O N 0 MAR 3 1995 TOWN OF ITHACA BUILDING/ZONING James W. Hanson, Jr. Commissioner of Planning Mr. Andy Frost Town of Ithaca 126 E. Seneca Street Ithaca, NY 14850 DEP, G p 121,EAst Courst;Str'1 Ithaca; New York 14 March 2, 1995 Telephone (607) 274.5560 FAX (607) 274-5578 Re: Zoning Review Pursuant to §239 -1 and -m of the New York State General Municipal Law Action: use Variance, i'ne Hound and Hare Bed & Breakfast Dear Mr. Frost: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239 -1 and -m of the New York State General Municipal Law. The proposal, as submitted, will have no significant deleterious impact on intercommunity, County, or State interests. Therefore, no recommendation is indicated by the Tompkins County Planning Department, and you are free to act without prejudice. Please inform us of your decision so that we can make it a part of the record. Sincerely, /7,r James Hanson, Jr. Commissioner of Planning 4M�• t1* Rec_ycled paper y TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I. Dani L. Holford, being duly sworn, depose and say that I am the Town of Ithaca Building and Zoning Department Secretary, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published I n 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, March 8, 1995, commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Bulletin Board, Front Entrance of Town Hall. Date of Posting: February 28, 1995 Date of Publication: March 3, 1995 x Dani L. Holford, Bt,ilding and Zoning Department Secretary, Town of Ithaca STATE OF NEW YORK )SS.: COUNTY OF TOMPKINS ) Sworn to and subscribed before me this 3rd day of March, 1995, NOTARY PUBLIC STATE OF NEW YORK # 4646 427 Wip TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS WED. MARCH 8, 1995 7:00 P.M. By direction of the Chairman of the Zoning Board of Ap- E%s NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning Board of Appeals of the Town March 8, 1995, in Town Hall 126 East Seneca Street, (FIRSrT Floor, REAR Entrance, WEST Side) Ithaca N.Y. COMMENCING W 7:66 P.M., on the following mat- ters: Appeal of Zetto Ruff Sprole, Appellant, requesting a vari- ance from the requirements of Article IV, Section 11 of the Town of Ithaca Zoning Ordi- nance to permit the opera- tion of a Bed and Breakfast known as "The Hound and Hare" with a maximum of four lodgers, to be located in a single-family residence at 1031 Hanshow Road, Town of Ithaca Tax Parcel No. X1.7.5, Residence District R-15, The Appellant was granted a 5 year time-limited variance on January 3, 1990 which has now expired. Appeal of Susan and Harold Mix, D.B.A. Mix Trucking, Appellants, requesting au- thorization from the Zoning Board of Appeals under Arti- cle XII, Section 54 of the Town of Ithaca Zoning Ordi- nance, to be permitted to ren- ovate a nonconforming busi- ness at 805 Mitchell Street Town of Ithaca • Tax Parcel No. 59.1.1, Residence Dis- trict R-9. The renovation pri- marily involves only the exist- ing building and does not include enlarging the busi- ness operation. Said business is nonconforming since R-9 zones permit only residential uses with limited associated home occupations. Appeal of Ronald Schassbur- ger, Appellant, requesting a ,variance from the. ,requirements of Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to be permitted to construct a single-family residence with a building height of 33± feet (maximum 30 feet allowed) at 798 Elm Street Extension Town of Ithaca Tax, Parcel No. 28.1.30, Residence Dis• trict R-30. Appeol of Nancy Given, Ap- pellant, requesting a vari- ance from the requirements of .Article A, Section 51 and Article V, Section 21 and 23 of the Town of Ithaca Zoning Ordinance and Section 280A of New York State and Town Law, to be permitted to maintain a single-family resi- dence and animal kennel on a property that does not front on a town county, or state highway, located at 274 Hayts Road, Town of Ithaca Tax Parcel No. 24.1-34.1 and Portion of 24.1.34.4, Agricultural District (Resi- dence District R-30 reg- ulations also app l ). A 60 foot wide right-ofyway will provide access to the prop•0 ery. The Appellant will be subdividing and transferrin gg ,ownership of the parcels of land. ) 'APPEAL of Patricia Classen, D.B.A. Classen Homb Health` Associates, Inc., Appellant, requesting a variance from the requirements of Section 4.01.1 of the Town of Ithaca Sign Low to be permitted to place a free-standing sign reading "Classen' Home Health Associates, I;c." with a total sign area of 16.5 square feet (maximum 4 square feet allowed)!at 1212 Trumonsburg Road, Town of Ithaca Tax Parcel No. 26.3-8.2, Residence District R-15. I Said Zoning Board of Ap- peals will at said time, 7:00 p.m., and said place, hear allPPersons in support of such motters or objections thereto. Persons may appear by agent or in person. Individu- als with visual or hearing im- pairments or other special needs, as appropriate, will be provided with assistance, as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Andrew S. Frost Building Inspector/Zoning Enforcement Officer 273.1783 ,March 3, 1995 TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS WEDNESDAY, JANUARY 15, 1992 7:00 P.M. By direction of the Chairman of the Zoning Board of Appeals NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning Board of Appeals of the Town of Ithaca on Wednesday, January 15, 1992, in Town Hall, 126 East Seneca Street, (FIRST Floor, REAR Entrance, WEST Side), Ithaca, N.Y., COMMENCING AT 7:00 P.M., on the following matters: ADJOURNED APPEAL (from December 11, 1991) of Frank Prudence, Appellant, Dirk Galbraith, Esq., Agent, seeking an interpretation of Article XII, Section 52 of the Town of Ithaca Zoning Ordinance, as it relates to the use of a non -conforming, commercial -style building located at 1395 Mecklenburg Road, Town of Ithaca Tax Parcel No. 6-28-1-11.2, Residence District R-30. The proposed building had been used for the operation of F & T Distribu- ting Co. until approximately 1988 and thereafter has been used primarily for the purposes of storage. Commercial uses are not generally permitted in Residential Districts. Storage as a primary use is permitted only in Industrial Zones. APPEAL of Zetta Ruff Sprole, Appellant, Martin A. Shapiro, Esq., Agent, reques- ting a modification of a variance granted on January 3, 1990 permitting the operation of a "Bed and Breakfast" known as the "Hound and Hare" for four lodgers, located in a single-family home at 1031 Hanshaw Road, Town of Ithaca Tax Parcel No. 6-71-7-5, Residence District R 15. The variance granted was from the requirements of Article IV, Section 11, of the Town of Ithaca Zoning Ordinance, which limits the number of lodgers in a single-family home to one. Said modification is for the proposed addition of new living space and a sunroom to the home. APPEAL of Jerold Weisburd, Appellant, requesting variances from the require- ments of Article IV, Sections 14 and 16, of the Town of Ithaca Zoning Ordinance for the construction of a residential building on a building lot with an area of 12,421 square feet (15,000 being required), a width at the maximum front yard setback of 36 feet (100 feet being required) and a north and south side yard building setback of 6 feet (15 feet being re- quired). Said lot is located at 881 Taughannock Boulevard, Town of Ithaca Tax Parcel No. 6-25-2-18, Residence District R-15. APPEAL of Barbara Bartholomew, Appellant, requesting a variance from the re- quirements of Article XI, Section 51, of the Town of Ithaca Zoning Ordinance (Article V, Sections 19 and 20, also apply) to construct an accessory ,building with a height of 18 feet (15 feet being the maximum height allowed), with said building proposed to be used for a carpentry business (home occupation) utilizing an area of 660 square feet (200 square feet maximum allowed). The building is proposed to be located at 171 Calkins Road, Town of Ithaca Tax Parcel No. 6-33-1-4, in an Agricul- tural District (R-30 regulations apply). Appellant additionally requests a variance to be permitted to advertise products in newspapers or maga- zines, whereas Section 19 prohibits the advertising of goods or products for sale. Said Zoning Board of Appeals will at said time, 7:00 P.m., and said place, hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Dated: January 8, 1992 Publish: January 10, 1992 Andrew S. Building 273-1747 Frost Inspector/Zoning Enforcement Officer MARTIN A. SHARIRO ATTORNEY AND COUNSELOR AT LAW SUITE 304 CLINTON HOUSE ITHACA. NEW YORK 14650 TELEPHONE 607-273-4044 January 23, 1992 Andrew Frost Town of Ithaca 126 East Seneca Street Ithaca, New York 14850 RE: Zetta R. Sprole - 1031_ H nshaw Road Dear Andy, You asked that I write you a letter explaining Mrs. Sprole's position with respect to her pets after the zoning meeting the other night. First of all, after the several statements made by the Shaws, I believe that. it is necessary to set the record straight as to the facts. I note that Mrs. Sprole is very sensitive to her neighbors; to this end, she has taken steps to address their concerns. Suffice it to say that Mrs. Shaw, in particular, has not been the best of neighbors and her manner in handling her complaints has been objectionable. In any case, this is the history of the last couple of years with respect to Mrs. Sprole's pets. 11/09/89 Two Boxer puppies were born. One was Given away; one was kept. This made a total of four Boxers and one small Maltese owned by Mrs. Sprole. The Boxer puppy was sold a couple of months ago, leaving three Boxers and one Maltese, Mrs. Sprole received $400.00 for the Boxer sold. 10/07/91 A litter of seven Boxer puppies were born. Four were sold for $150 apiece; three were given away. One of these was recently returned, but will likely find a new home in the next week. Assuming that this is the case, Mrs. Sprole would then have only three Boxers and the Maltese. Recently Mrs. Sprole gave another Boxer away Ito her son). This Boxer was one of the "barkers" as was the puppy from 1989 that was sold, Therefore, at present, Mrs. Sprole has just two Boxers, both of whom are obedience trained and neither of which tends to bark much, and her Maltese. Further, Mrs. Sprole has purchased two collars which give a mild shock to the dogs when they bark, and since placing these on the two remaining Boxers, she advises that they hardly ever bark. As to the allegation that Mrs. Sprole might be in violation of the zoning ordinance in that she is running a kennel, I point out that Mrs. Sprole total revenues from these two litters amounted to $1,000.00. Her costs, on the other hand amounted to $1,450.00, resulting in a net loss of 5450.00. Mrs. Sprole maintains her dogs as pets and shows them although even this is being cut down due to the costs involved. Accordingly, I respectfully submit that in no way can Mrs. Sprole's pets be considered a kennel and she does not have litters for profit. One litter every other year belies Mrs. Shaw's contentions. SHAPIRO TO FROST LETTER - JANUARY 23, 1992 PAGE 2 OF 2 Further, I note that there are other dogs in the neighborhood that bark loudly and often. The Turtons' dog on the property immediately to the west of Mrs. Sprole's property and the dog in the house two houses to the east of Mrs. Sprole's property are both real barkers. Mrs. Sprole will bring their barking to the attention of the Shaw's so that they do not in the future confuse any barking from these other sources with Mrs. Sprole's dogs. Finally, I note that Mrs. Sprole is scheduled for back surgery next month. I state this to emphasize that the reasons for our last request were very genuine. Mrs. Sprole enjoys running her bed and breakfast and believes that her small operation is well in keeping with the neighborhood. It is hoped that in three years, if Mrs. Sprole is physically able to continue the bed and breakfast that the ZBA would extend the variance. She realizes that this will be the decision of the ZBA, and wishes the ZBA to be advised of the contents of this letter so that the members will understand all that she has done to try to assuage the concerns of her neighbors regarding issues other than the bed and breakfast operation. If there is any other information you desire, please do not hesitate to call me. If you wish to inspect the property, please call Mrs. Sprole directly to set a time when it will be convenient for both of you. Thanking you for your consideration, I remain... Very truly yours, Martin A. Shapiro MAS:ab cc: Mrs. Zetta Sprole FILED TOWN OF ITHACA Date Clerk—i TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 3, 1990 PRESENT. Vice -Chairman Edward Austen, Edward King, Hoffmann, Joan Reuning, Building Inspector/Zoning Enforcement Officer Andrew Frost, Town Attorney John Barney. ABSENT. Henry Aron. OTHERS PRESENT: Gary Turton, Donald Brown, Sandra Brown, Alfred DiGiacomo, John Sherry, Zetta Sprole, Martin Shapiro, Esq., Charles McCary, Bob Shaw, Anne Shaw, David Gersh, Esq., Bruce Shindhelm. Eva Vice -Chairman Austen called the meeting to order at 7:10 p.m. and stated that all posting, publication and notification of the public hearings had been completed and that proper affidavits of same were in order. The first Appeal on the Agenda was the following. APPEAL OF ZETTA RUFF SPROLE, APPELLANT, REQUESTING VARIANCE OF THE REQUIREMENTS OF ARTICLE IV, SECTION 11, OF THE TOWN OF ITHACA ZONING ORDINANCE, TO PERMIT THE OPERATION OF A "BED AND BREAKFAST°, KNOWN AS "THE HOUND AND HARE", WITH A MAXIMUM OF FOUR LODGERS, TO BE LOCATED IN A SINGLE-FAMILY HOME AT 1031 HANSHAW ROAD, TOWN. OF ITHACA TAX PARCEL -NO. 6- 71-7-5, RESIDENCE DISTRICT R-15. SAID ORDINANCE PERMITS A SINGLE-FAMILY HOME TO BE OCCUPIED BY A FAMILY PLUS NO MORE THAN ONE BOARDER, ROOMER, LODGER OR.OTHER OCCUPANT. Atty. Shapiro, representing Mrs. Sprole, stated that he understands that there are four members of the Board.present and with the attendance tonight they would need the unanimous vote of the Board to grant the requested variance. Under those circumstances he asked the Board if they might be able to put this case over until such time as a full Board might be able to hear it. Discussion followed on m.the time -mframe -of - wheri they -- would be able to come back before the Board. After further consultation with his client, it was -decided -that they would---go------- ahead with the appeal. Atty. Shapiro explained that Mrs. Sprole has owned this property for quite some time and has raised her family there. Before the children left home there were eight people living on the property. At present, Mrs. Sprole is single, her children Town of Ithaca Zoning Board of Appeals January 3, 1990 are all grown and gone and she is in Shapiro referred to the practical hardship documentation that he had hereto as Exhibit #1. 2 the house by herself. Atty* difficulties and unnecessary prepared which -is attached Atty. Shapiro explained that Mrs. Sprole has a number of extra rooms and she would like to use two of those rooms to house guests on a basis that usually would be weekends. There would be no more than two occupants per room - it would always be a couple.. It would basically be a Bed & -Breakfast, using just two rooms. He stated that Mrs. Sprole gets most of "her clientele from referrals. The majority would be coming late on a Friday afternoon and leaving on Sunday. The major portion of her clientele would be people visiting Cornell University or Ithaca College or their children at those places and who want to stay in something other than the traditional-motel/hotel situation. Atty. Shapiro further explained that in all cases there would be no more than one car per couple so there would never be more than three cars, hers included, on the premises. There will be no employees at all and the impact, in just about every way, shape and form, on the neighborhood is going to be minimal. She has sufficient off-street parking to take --care of any automobiles. This is her home - she lives in it and she certainly does not want any situation that would detract from this being her home or being a residential situation. Atty. Shapiro assured the Board that the house will not be changed in. any way, shape or form. The house is well maintained and will continue to be well maintained. Ms. Sprole, now that =her children are gone and she is again single, has very little means of support and she is looking to get some minimal amount of money out of this endeavor to help.her maintain her house in the present and attractive condition. Atty. Shaprio stated that a number of Mrs. Sprole's neighbors have stated their support. Statements of support are attached as Exhibits #2 - #9. They are signed by the following. Betty D. David, Sue Swerbenski, J. -Christian, J.R. Henry, Sheri Lyon Johnson, Justine'L. Lin, John Sherry, Ernestine Wright,.and Anne C. Shaw. Atty. Shapiro referred ' to the tax map showing the property --- owners in the area that are in support of the proposed project. The tax map is attached hereto as Exhibit #10. Vice-chairman Austen opened the public hearing. Mr. Gary Turton addressed the Board and read a statement esigned by his wife and himself opposing the Bed & Breakfast that Mrs. Sprole is -proposing. The statement is attached -hereto as Town of Ithaca Zoning Board of Appeals January 3, 1990 Exhibit #11. :...Mr. Turton also read letters into Simone Husa and from Donald and Kitty opposition, dated January 2, 1990 respectively, which are attached hereto 3 the record from Karel and Zilversmit, stating their and January 3, 19.90, as Exhibit #12 and #13. �.Mr. Bob Shaw,_313 Roat Street, stated that his concern is if there will be boarding.of pets for people who will be occupants of the Bed & Breakfast. He also questioned if, at the present time, there is a boarding and breeding business on the premises. He said that currently there is a covered kennel in the back of Mrs. Sprole's property with lights on 24 hours a day. The dogs do make noise in very early hours. He stated that he would be ,impacted by any more pets that could be at that residence. Mr. Shaw stated that as far .-as the Bed & Breakfast is concerned, he does not.really have a problem with it as an operation as long as it is kept to the limits that were discussed earlier by Attorney Shapiro. He stated that he knows Mrs. Sprole has been breeding dogs -for some time and his concern is that the population of dogs :could become a problem.. Atty. Shapiro clarified that Mrs. Sprole has three pets of her own,:plus one that she is keeping for a friend. She does not -board dogs. There are no plans to have more dogs there. Mr. Al DiGiacomo, 1024 Hanshaw Board regarding zoning laws for Bed Discussion followed regarding the establishment. Mr. DiGiacomo asked the property. Road, had questions for the & Breakfast establishments. laws that govern such an if there would be a sign on Atty..Shapiro•stated that the intention is to have a sign. It would be legal in all respects to the Sign. Ordinance. The sign would be less that 4 square feet in size. Mr. DiGiacomo stated that he is opposed to the project..,,.- Mr. John Sherry, 1026 Hanshaw Road,. addressed the Board and stated that he is not opposed - to the principle of the project, however, he has concerns about commercialism in the area. Mrs. Reuning asked about other Bed & Breakfast establishments in the area. Mr. Frost stated that there is one on Warren Road. There is also one on the corner of Hanshaw ',and Sapsucker Woods Roads but that is on the Town of Dryden side.' Vice Chairman Austen closed the public hearing. Vice Chairman Austen read Part III of the .Short -. Environmental- Assessment. -Form that was submitted to :the Board. Town of ithaca 4 Zoning Board of Appeals January 3, 1990 The entire SEAF is attached hereto as Exhibit #14.. Environmental Assessment By Mr. Edward King, Seconded by Mrs. Joan Reuning. RESOLVED, that this Board accepts the recommendation of George Frantz, Assistant Town Planner, and finds that because of the relatively small scale and character of the activity 'for which this variance is requested, therefore, the Board make and .hereby does make a negative declaration of environmental significance... Ayes -Austen, King, Reuning, Hoffmann. Nays - None. The motion carried unanimously. After further discussion by the Board on the proposed Bed & "'Breakfast, 'Vice Chairman Austen asked for ,a motion on the request. By Mr. Edward King, Seconded by Mrs. Eva Hoffmann. RESOLVED, that this Board finds that for this petitioner there are practical difficulties and unnecessary hardship I n confining the use of her large home to strictly those residential ..uses presently. permitted under the Town's ordinance as specified. This Board also finds the following. 1. Mrs. Sprole's application is to devote two rooms to occasional' Bed and Breakfast use, with no more than two occupants in each for a total of.four at a time. 2. Mrs. Sprole has indicated willingness to have such a variance limited in time, as this Board su_ggests,to a period of five years at which time, if she intended to continue, she would have to apply for a new variance. 3. That such limitation be further limited to the duration of her personal ownership, should it be less than five years. ... 4. The Board finds that the proposed use is residential in nature and therefore in conformity with the residential character of the neighborhood. 5. That it is a relatively low -line occupancy. 6. That her property provides ample parking space and there would be no outside employees involved. 7. That any traffic would present an insignificant increase for Hanshaw Road, which is a high traffic highway. 8. That the property is well suited for the proposed use. 9. That the proposed signage would appear to come within the requirements"of the Sign Law, in that it be no more than 4 square feet. Town of Ithaca Zoning Board of Appeals January 3, 1990 10. 11. 15. 5 That the premises are indeed under-utilized in their present single person occupancy. That the upkeep of the property appears to be beyond reproach. That there will be no additional pets boarded other than what she presently has on the premises. That such a variance, while it would modify the application 'of the regulations, it would still preserve the spirit of the ordinance. That public safety and welfare would not be jeopardized by the granting of this variance for such a limited period, and substantial justice would be done. That the limited'period would give the neighbors who have .expressed concern over the operation some opportunity to bring in evidence on an application for renewal. FURTHER RESOLVED, that the limited period of five years, the applicant shall own the conditions. 2. 3. 4. .50 60 variance be granted for the or, for such lesser period as property, with the following That the applicant supply -the Board with a document in properly recordable form agreeing to limiting the duration of the variance to her. -ownership of -the property; That -the applicant,' herself, continue to occupy the premises and, if she vacates the premises, the variance will cease, such condition to be included in the document to be submitted"to the Board, That `no pets be. accepted,. from any of the proposed boarders.at any time for:occupancy.on the premises_; That the Building Inspector inspect the premises and be satisfied as to"the.life safety aspects of the premises for occupancy as a Bed and Breakfast;.__,__. That,as the applicant has -represented, the anticipated use will be principally on, weekends and occasionally mid -week; That at no time will there be more than four (4) Bed and Breakfast occupants. The voting on the motion was as follows. Ayes - King, Nays - None. Hoffmann, Reuning, Austen. 11. 15. 5 That the premises are indeed under-utilized in their present single person occupancy. That the upkeep of the property appears to be beyond reproach. That there will be no additional pets boarded other than what she presently has on the premises. That such a variance, while it would modify the application 'of the regulations, it would still preserve the spirit of the ordinance. That public safety and welfare would not be jeopardized by the granting of this variance for such a limited period, and substantial justice would be done. That the limited'period would give the neighbors who have .expressed concern over the operation some opportunity to bring in evidence on an application for renewal. FURTHER RESOLVED, that the limited period of five years, the applicant shall own the conditions. 2. 3. 4. .50 60 variance be granted for the or, for such lesser period as property, with the following That the applicant supply -the Board with a document in properly recordable form agreeing to limiting the duration of the variance to her. -ownership of -the property; That -the applicant,' herself, continue to occupy the premises and, if she vacates the premises, the variance will cease, such condition to be included in the document to be submitted"to the Board, That `no pets be. accepted,. from any of the proposed boarders.at any time for:occupancy.on the premises_; That the Building Inspector inspect the premises and be satisfied as to"the.life safety aspects of the premises for occupancy as a Bed and Breakfast;.__,__. That,as the applicant has -represented, the anticipated use will be principally on, weekends and occasionally mid -week; That at no time will there be more than four (4) Bed and Breakfast occupants. The voting on the motion was as follows. Ayes - King, Nays - None. Hoffmann, Reuning, Austen. Town of Ithaca 4 Zoning Board of Appeals January 15, 1992 The next matter before the Board was the following. APPEAL OF ZETTA RUFF SPROLE, APPELLANT, MARTIN A. SHAPIRO, ESQ., AGENT, REQUESTING A MODIFICATION OF A VARIANCE GRANTED ON JANUARY 31 1990 PERMITTING THE OPERATION OF A "BED AND BREAKFAST" KNOWN AS THE "HOUND AND HARE" FOR FOUR LODGERS, LOCATED IN A SINGLE-FAMILY HOME AT 1031 HANSHAW ROAD, TOWN OF ITHACA TAX PARCEL NO. 6-71-7-5, RESIDENCE DISTRICT R-15. THE VARIANCE GRANTED WAS FROM THE REQUIREMENTS OF ARTICLE IV, SECTION 11, OF THE TOWN OF ITHACA ZONING ORDINANCE, WHICH LIMITS THE NUMBER OF LODGERS IN A SINGLE- FAMILY HOME TO ONE. SAID MODIFICATION IS FOR THE PROPOSED ADDITION OF NEW LIVING SPACE AND A SUNROOM TO THE HOME. Attorney Martin Shapiro, representing Mrs. Sprole, stated to the Board that they are not before the Board asking for a modification of the variance. They are here because there is some uncertainty as to how to proceed or what might be involved, so, rather than obtain a building permit with that insecurity involved, they thought it would be best to come to the Board and explain in detail what they wish to do. Attorney Shapiro explained that the variance granted two years ago was to permit a Bed and Breakfast using two bedrooms of the existing house with no more than four lodgers and that is the way it has been used. What they are looking for now is a building permit for the addition of a second floor above the garage which would include a bedroom, a closet, and a bathroom, and conversion of a piece of the garage into an exercise room and the addition of a sunroom behind the garage, all of which the new bedroom, bathroom and closet, the exercise room conversion, and the sunroom would be for Mrs. Sprole's sole benefit. Attorney Shapiro further explained that there have been two changes in Mrs. Sprole's life and family in the last couple of years. One, Mrs. Sprole has a 32 -year-old daughter who is mentally disabled and is in need of permanent supervision. The. daughter has now come to live with her mother. Secondly, Mrs. Sprole has a degenerative disc disease and a ruptured disc and is in need of exercise treatment and she thought she could get that right at home with an exercise room. Attorney Shapiro emphasized that none of the space being requested will be available to guests of the Bed and Breakfast. The purpose of the addition is to create private space for Mrs. Sprole where she can rest and exercise as required by her medical problems and it will allow Mrs. bedroom in the existing house. Sprole's daughter to have her own Town of Ithaca 5 Zoning Board of Appeals January 15, 1992 Chairman Austen opened the public hearing. He read a letter from Gary and Carol Turton, 1027 Hanshaw Road in opposition to any expansion of the Bed and Breakfast facility. (The referenced letter is attached hereto as Exhibit #3]. Ms. Anne Shaw, 313 Roat Street, expressed concern about guests l '- being allowed to use the exercise room. Town of Ithaca 5 Zoning Board of Appeals January 15, 1992 Chairman Austen opened the public hearing. He read a letter from Gary and Carol Turton, 1027 Hanshaw Road in opposition to any expansion of the Bed and Breakfast facility. (The referenced letter is attached hereto as Exhibit #3]. Ms. Anne Shaw, 313 Roat Street, expressed concern about guests being allowed to use the exercise room. She also spoke on the number of dogs that reside in the house and stated that Mrs. Sprole also has a business as a dog breeder. She feels that the traffic has increased in the neighborhood as well as the number of dogs that Mrs. Sprole now has on the premises and the whole thing has gotten out of hand. Mr. Burke Carson, with Four Seasons Greenhouses, stated that ever since he was approached with a plan to add space to this house, it has always been planned only for Mrs. Sprole's private use. Mr. Bob Shaw, 313 Roat Street, stated that he is concerned about the noise pollution in the neighborhood with the number of dogs that are there. He is also concerned about the size of the structure and what will be increased or added to it for whatever reasons. He feels that it will take out of context what is a very residential neighborhood. Attorney Shapiro stated that three of which are champions, and Pekingese -type dog. He said she business, although there have been Mrs. Sprole owns four Boxers, the other dog she owns is a does not run a dog breeding litters of puppies. Mrs. Eva Hoffmann spoke to the Board stating that her concern is that this could set a precedent for future cases before the Board. Chairman Austen closed the public hearing. After further discussion, Attorney Shapiro stated that Mrs. Sprole would be happy to give any assurance, in writing, in any form that the Town Attorney would require, that the additional space (which would include the entire garage area, the addition above it and the sunroom) would not be used by guests of the Bed and Breakfast and that they would not be permitted in those areas at any time. Town of Ithaca Zoning Board of Appeals January 15, 1992 Environmental Assessment MOTION By Mr. Edward King, seconded by Mr. RESOLVED, that, in th Sprole, requesting a granted on January 3, sunroom to the house, Appeals, based upon Environmental Assessm and signed by Assista does make a nega significance. 11 Robert Hines. e matter of the Appeal of Zetta Ruff modification of a variance that was 1990, for the addition of a bedroom and the Town of Ithaca Zoning Board of the findings with respect to the Short ent Form dated January 6, 1992 reviewed nt Town Planner Frantz, make and hereby tive declaration of environmental A vote on the motion resulted as follows. Ayes - King, Hines, Austen, Reuning. Nays - None. The motion carried unanimously. MOTION By Mr. Edward King, seconded by Mr. Robert Hines. RESOLVED, that the Town of Ithaca Zoning Board of Appeals, in consideration of the application before it for the expansion of the Sprole residence, determines the following. 1. That if the applicant does choose to expand the residential portions of her residence as proposed, it be with the understanding that she consents to the extension of the conditions under which the January 3, 1990 variance for the use of two rooms as a Bed & Breakfast,not exceeding four people at any time, would be further expanded; namely, that she understand the fact that the enlargement of the house will not in any way be asserted as a hardship in any fashion in an effort to maintain or renew this variance at a later time. 2. That Mrs. Sprole understand that she is undertaking this at her own risk as far as having the variance for the Bed & Breakfast. by the indicated 3. Bed exercise That & Breakfast to under no circumstances will the new facilities be used guests; nor will the facilities, particularly facility in the therapy room, be extended to them or be available for guests. Town of Ithaca Zoning Board of Appeals January 15, 1992 4. That there is an increase in the in the Sprole family from the date that granted and evidence has been received of health of the applicant which indicate a for certain of the facilities requested, and be it further RESOLVED, that the Board bases conditions upon the fact that one granting the variance in the first house was represented to be too applicant at the time, and be it further 7 number of family members the original variance was changed conditions in the personal and health need these expansions of the of the primary reasons for place was the fact that the large for the use of the RESOLVED, that nothing in the wake of expenditures or expansion of this residence house shall be considered in evidence of any hardship in further application for this Board for the use of this property as a Bed & Breakfast, and be it finally RESOLVED, that this resolution in no way indicates how this Board may consider an application for a renewal of this variance at the end of the five year period that was granted in January 1990, and all of the conditions that were set forth in the initial variance continue in full force and effect; nothing by the action of this Board at this time varies those conditions. A vote on the motion resulted as follows. Ayes - King, Austen, Hines, Reuning. Nays - None. The motion carried unanimously. The next matter to be heard by the Board was the following$ APPEAL OF JEROLD WEISBURD, APPELLANT, REQUESTING VARIANCES FROM THE REQUIREMENTS OF ARTICLE IV, SECTIONS 14 AND 16, OF THE TOWN OF ITHACA ZONING ORDINANCE FOR THE CONSTRUCTION OF A RESIDENTIAL BUILDING ON A BUILDING LOT WITH AN AREA OF 12,421 SQUARE FEET (15,000 BEING REQUIRED), A WIDTH AT THE MAXIMUM FRONT YARD SETBACK OF 36 FEET (100 FEET BEING REQUIRED) AND A NORTH AND SOUTH SIDE YARD BUILDING SETBACK OF 6 FEET (15 FEET BEING REQUIRED). SAID LOT IS LOCATED AT 881 TAUGHANNOCK BOULEVARD, TOWN OF ITHACA TAX PARCEL NO. 6-25-2-181 RESIDENCE DISTRICT R-15. j TOWN OF ITHACA 126 EAST SENECA STREET, ITHACA, N.Y. 14850 TOWN CLERK 273-1721 HIGHWAY 273-1656 PARKS 273-8035 ENGINEERING 273-1747 MEMORANDUM TO: Zoning Board of Appeals PLANNING 273-1747 ZONING 273-1747 DATE: January 9, 1992 FROM: Andrew S. Frost, Building Inspector/Zoning Enforcement Officer P RE: Zetta Sprole/Hound & Hare Bed and Breakfast Ms. Sprole has been referred and to the Zoning Board of Appeals by me to obtain a modification guests. to the use variance the minutes from granted to her in January 1990 to operate a Bed and Breakfast for from her home. the fact that her She is currently proposing to add a bedroom and bathroom above the garage of her home. Additionally, a sunroom/greenhouse is to be added to the back of the home and an exercise/therapy room will be added to the existing garage area. Mrs. Sprole states that these new rooms are for her personal use and not for the use of bed and breakfast guests. It is my opinion that the sunroom and possibly the exercise room could be used by Ms. Sprole's guests. Additionally, as the minutes from the 1990 appeal suggest, one of Ms. Sprole's reasons for desiring a bed and breakfast was the fact that her home was already (at that time) larger than she needed. She now (though perhaps for good reason) wants to enlarge the home. Finally, the copies of the Four Seasons catalogue, as referenced in Martin Shapiro's letter dated December 13, 1991, have not been made. I will have the catalogue available at our meeting on January 15, 1992. TOWN OF ITHACA 126 East Seneca Street Ithaca, New York 14850 (607) 273-1747 S P E C I A L. A P P R O V A L to -the FEE: $100.00 RECEIVED: CASH - (_) CHECK - (j,y011) ZONING: For Office Use Only Building Inspector/Zoning Enforcement Officer and the Zoning Board of Appeals of the Town of Ithaca, New York Having been informed that authorization is required to: Construct an addition of a bedroom and bathroom above the existing Garage and a Sunroom behind the Garage: at 1031 Hanshaw Road, Ithaca, New York Town of Ithaca Tax Parcel No. 6-71-7-5 as shown on the accompanying application and/or plans or other supporting documents. The Special Approval authoriza- tion is requested pursuant to: Articles) Section(s) , of the Town of Ithaca Zoning Ordinance, the UNDERSIGNED respectfully submits this request for Special Approval authorization. (Additional sheets may be attached as necessary.) See attached letter of December 13, 1391 from Martin A. Shapiro to Andrew Frost. By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or staff to enter my property to inspect in connection with my applica- tion. Signature of Owner/Appellant::-.A Date: Signature of Appellant/Agent: Date: ! 1J 2 411 Home Telephone Number:Work Telephone Number. DLT.7�_L(OyT Sha p��o P9 47 I TOWN OF ITHACA 126 East Seneca Street Ithaca, New York 14850 (607) 273-1747 S P E C I A L. A P P R O V A L to -the FEE: $100.00 RECEIVED: CASH - (_) CHECK - (j,y011) ZONING: For Office Use Only Building Inspector/Zoning Enforcement Officer and the Zoning Board of Appeals of the Town of Ithaca, New York Having been informed that authorization is required to: Construct an addition of a bedroom and bathroom above the existing Garage and a Sunroom behind the Garage: at 1031 Hanshaw Road, Ithaca, New York Town of Ithaca Tax Parcel No. 6-71-7-5 as shown on the accompanying application and/or plans or other supporting documents. The Special Approval authoriza- tion is requested pursuant to: Articles) Section(s) , of the Town of Ithaca Zoning Ordinance, the UNDERSIGNED respectfully submits this request for Special Approval authorization. (Additional sheets may be attached as necessary.) See attached letter of December 13, 1391 from Martin A. Shapiro to Andrew Frost. By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or staff to enter my property to inspect in connection with my applica- tion. Signature of Owner/Appellant::-.A Date: Signature of Appellant/Agent: Date: ! 1J 2 411 Home Telephone Number:Work Telephone Number. DLT.7�_L(OyT Sha p��o PLOT PLAN INFORMATION TO BE SFIOMN:. . 1. Dimensions of lot. 4. Dimenslons•.and location of proposed structure(s) or .2. Distance of structures from: or addition(s). a. Road, 5e Nares of ne Ughbors %ho bound lot, b. Both side lot lines, 6. Setback of neighbors. c. Rear of lot. 7. Street name'and rxrrber. 3. North arrow. 8. Show existing structures ln'contrast•Ing lines. -• ' �pi� 557 r 394 :. GeV, :r::::. �' 1:; 1 t w :7�'.. - y L'{'; 1, :C'v' •' ..... Piz Pse CLIO Po ft ;rt 11+.+•Tri Po P, POP .d�l�;•e� f .I , ' PP. to <3 41,Po PP., PP. 36 OC , , f <, :.: '': 4 J c P.{7,. gni k''• , . r N 2 STORE(. .. 1 .. (\(\ ; iPq �r ySJ=„W� ,., ' .rV. :a ti� + ' rit, '' oArd 0 .te.Nor: ";<;..:i,: _Y w (� ' I I- Pon PF f •h ll3" r +.1 • f 1• •' , j,t `'.':. •t.t \5..4 'k 4. , N '�Y O . ..!(� ii r aay i.a, l .. ..Y 1.. ., +. ..�. ,.'..' PoPoP6 117— PV .•SQAS t y} O 1N . P r tiwPfY,1.do I inPP ,Popi Ps OPPI �to Lr i. 't}� [ .�j Q�i�L ,i�1Q .. �r ,y1. : .,ii!'ti('1yN :vy r. TAX APSo ;�r11Po- T PIP ;:..... it — — e _ • (�I111r1.11, Pistol yT ttoot3yj 11% i r - .0 Pot t so -ZZAW , ,,. LOCAT/D/�i S T�vURVEY ;• • N.1it Y , 3O /r A pWFG NA P) jP4iir ; 1 HAN5114W 9 Z) Pot_ -r.. 1t :;'-' "� �i. ��( TowN of /TNAcAr TbMO,r/NS CP. N.J. ;� yr �j ii:r� � r Z��W �--• /�Sl� 5 ! 19�NEw Yorc C ?: lr MAY ? iPOP r`i-`-•s!�✓` u... +.. o PP.....«..a;�` �fi /�-%' 2� I-- $'G/1L• j(l.rstiJ� PlIARRIO eveIPP. -t +; �, . -- - -- Ho ARD R. SCNLlEA°� VL, x:.. 'A� Owner/Appel l ` ; �L Date: rn i �''t:;� ignatia .e of Appe 1 1 ant/A. gent;` ,fit Date 't \ '�.`i �. •. •' '; - a« 557 rAcc 394 • t 1119NS171A W SpA D yQ• t' `Q �,•� TURTONS houae tocatd 48' 6nom my ptopenty tine 144I �J , ;1 • �� • 1 H STOQ•/. CPRP prr Pana m ass TAX MAP PA e cEL 4010, FIND r. a*.1461 WRI.GHTS houae .located 33' prom my pn•open.ty tine Y i a*.1461 WRI.GHTS houae .located 33' prom my pn•open.ty tine to, y�P(//,pFGv w 1 w M fry' • � L0CAPON scIRVEY OR A nWF44FIW6 *17&- 1031 HAWSIM PY ROA D rowW O c IMACA NEW yo7bMVK/NS Co - 1P• MAY /211997ft :rcALf V'sd1j, PlIIRIIO 8� - HOWARP R SC*VufiP *e . tjoytr $N.AWS3 house .located 50' OLom mo Pkopettw .eine SCHEDULE A •. ... ••!if.. •'�.I .;t t•._ 'ate• r� _.::�f � � •,�.:'. i to, y�P(//,pFGv w 1 w M fry' • � L0CAPON scIRVEY OR A nWF44FIW6 *17&- 1031 HAWSIM PY ROA D rowW O c IMACA NEW yo7bMVK/NS Co - 1P• MAY /211997ft :rcALf V'sd1j, PlIIRIIO 8� - HOWARP R SC*VufiP *e . tjoytr $N.AWS3 house .located 50' OLom mo Pkopettw .eine SCHEDULE A •. ... ••!if.. •'�.I .;t t•._ 'ate• r� _.::�f � � •,�.:'. LV R Form 578 Statutory Short Farm of General Power of Attorney Hev. 9/h6 � TUTBLANX REGISTERED U. S. PAT. Or►Iee TUTTLE LAW POINT. PUBLISMENS, OUTLAND, VT 05701 r....l. Notice: the powers granted by this document are broad and sweeping. They are defined in New York General Obligation Law, Article 5, Title 15, sections 54502A through 5-1503, which expressly permits the use of any other or different form of power of attorney desired by the parties concerned. �i ow All Men bg 04PSP t1resent8, which are intended to constitute a GENERAL POWER OF ATTORNEY pursuant to Article 5, Title 15 of the New York General Obligations Law: That 1 ZETTA RUFF SPROLE, 1031 Hanshaw Road, Ithaca, NY 14850 (its -vert aunt, and addreav of the principal) do hereby appoint MARTIN A. SHAPIRO, ESQUIRE (iest,rt uu+nr and uddrnv of the agent. or each agent if more than one k dexignuted) Suite strike out any subdivisions the principal must 304 Clinton line through House Ithaca, in the box opposite. New York 14850 my attorney(s)-in fact TO ACT (a) If more Hwa one agent iv designated and the principal wivism coach ugeol alone to be able to exercise the• Imwer conferred. instil in the blank tbr' rrurd •'xt,u'rally". Failure to rnrakr' uoy insertion or flit, insertion of the word "jointly" will reyuirr Hu' agents to art jointly. First: In my name, place and stead in any way which 1 myself could do, if 1 were per- sonally present, with respect to the following matters as each of them is defined in Title 15 of Arti- cle 5 of the New York General Obligations Law to the extent that 1 am permitted by law to act through ani agent: (Strike out and initial in the opposite box any un a or more of lite subdivisions as to which Nle principal docs NOT dcpsire to give the agent authority. Such elimination of any one or inure of subdivisions (A) to (L) inclusive'• shall automatically constitute an c•lintination also of subdivision (M). To strike out any subdivisions the principal must draw a line through the text of that subdivision AND write his initials in the box opposite. estatetransactions; resnectttonlfor build' � � ans iaw Rd. [ ]'Oermi a a ce i [ 9W ] (Special provisions and limitations may be included in the statutory short form power of attorney only if they conform to the re- quirements of section 5.1503 of the New York General Obligations Law.) Second: This Power of Attorney shall not be affected by the subsequent disability or in- competence of the principal. Third: To induce any third party to act hereunder, 1 hereby agree that any third party receiving a duly executed copy or facsimile of this instrument may act hereunder, and that revocation or termination hereof shall be ineffective as to such third party unless and until ac- tual notice or knowledge of such revocation or termination shall have been received by such third party, and 1 for myself and.. for my heirs, executors, legal representatives and assigns, hereby agree to indemnify and hold harmless any such third party from and against any and all claims that may arise against such third party by reason of such third party having relied on the provisions of this instrument. Jn Witness 04creaf. 1 have hereunto signed my name and affixed my seal this 13th day of December � 19 91 n EV Z1 ►''' (IIpuntg of `�.'OMPKINS On this 13th Hundred NINETY-ONE (Signal'ure of Principal) ZEmmA RUFF SPROLE SS* L.S. day of DECEMBER Nineteen before me, the subscriber, personally appeared ZETTA Uvv to me personally known, and known to me toe tI the foregoing Power of Attorney, and sheItefi u acknowledged to me that S he exec SP:ROLE 7 same pJei the sanx'e-. described u and who executed Notary Public for the State of New York W c u; ELn w 0 cc ox •r-1 4J S4 it .r{ >1 PC U 3 •� 2 �C o M 4j _P M id -r{ 'C rC ::3 +J r V) H G I M r` N I t` 0 kr iZ V Lansing Chiropractic Office Rt, 34, Lansing Plaza P.O. Box 100 Lansing, N.Y. 14882 Robert Brown, D.C. Patrice Carroll, D.C. James B. Juenger, D.C. (607)533-4231 dj 14. i%Ly 03UTHRIE Medical Group, P.C. December 11, 1991 RE: Zetta Sprole 6#: 33 31 27 To whom it may concern: This patient carries diagnoses of degenerative disc disease, and ruptured L4-5 disc as determined by an orthopedic special- ist. It has been recommended that she have continuous whirl- pool treatments and regular exercise including swimming, walking, and other non-traumatic joint activity as well as back strengthening exercises. Thank )j,ou, Ruth Cr•pet, M.D. Guthrie Medical Group, Ithaca Section of Internal Medicine RC/se Ithaca Regional Office Guthrie Medical Group, P.C. 1780 Hanshaw Rd. Ithaca, Neil? icor}: 11850 607 57-5858 A member o,( the Guthrie Healthcare System J .. i0... : ti -6- :h ' LM - ''� i h k rd It I u YF^i' y Ilk r � - jk 'Y�ry F , ry lo L d ll r M of r F1.ji^ 1•k Sok'Yu' r,t C F •i' 1r`��wj�,� (��rA"i IV 11 � - , - N: lid Oro p •f, r t; / d.• f } _ J .. #. LM y ' s•. 06 14 2l ~ y f I N x Id , a, 'ti ! 3 I 1 h...tOlt IP ti pp 14 1 r, r Lp �, r z �. �.7 , r. , 61 . yr 14 7 T Y i ? r I^q hd , Ali F•a ,,> - Y t ti • � F Y � T tea_ rye CA +L d&Af c�o"- J LOU er OL tie S � � c� dL�J �/V11 dl -Q- Pot o.�P�_ � S� a`F h(s, OUA 460C Qj OP OS Pof L; rt P5 g N oZ .\ op N 00 ' O \ Grp N Ln rr • ti' °' �!} •�S Ift too ' t Z mgel LP ti- 041 on fn LT S • 1 r, '. —CY C1 4 I �I ��+r � a � • � S lit ? _ '� 0 ., cki .. c IN to ry I� rte% � 1 �i ?_rloo u•O.+„ � J,O Ii33p16-'�4apF4auO C .., w 110 f 111 I F 3NO1S>t7blg Q•,,n. �. v 1 Y In o cu LO NIP QD 11 in � • n ro CYxlk { r ci 4 J� vC o Ln S — • rI A 1 I I P r.t—f1 v' C: JS c_!!!w xy `` s 0 J■. h lit— ( I 2 U Q- "' • S e'6 o a — j a I9 fill ;��1 �r = ip p 1 N - - �' / - �P �M � i w 1, •, Is ol�l CO T , rrj age of W O. Kin M 1 M1 j i Nlb r4 IV) oo - 10 4 Olt 801 -• Op1 % ! �pc�o:Cl co 14 F511 r �� at Ir N Idovoa �MVHSNVH b �t1 Nl l j ZI0 b�n�ty� Z10 ��d7 an - O�r, Rev. 10/90 Town Assigned Project ID Number Town of Ithaca Environmental Review SHORT ENVIRONMENTAL ASSESSMENT FORM For UNLISTED ACTIONS Located in the Town of Ithaca, Tompkins County ONLY PART I - Project Information (To be completed by Applicant or Project Sponsor) 1. Applicant/Sponsor: Zetta R. Sprole 2. Project Name: Additions to 1031 Hanshaw Road, Ithaca, NY 3. Precise Location (Street Address and Road Intersections, prominent landmarks, etc. or provide map): 1031 Hanshaw Road, Ithaca, New -York Tax Parcel Number: 6-71-7-5 4. Is Proposed Action: NEW EXPANSION MODIFICATION/ALTERATION 5. Describe Project Briefly (Include project purpose, present land use, current and future construction plans, and other relevant items) : Addition of Bedroom and bathroom above existing garage and sunroom behind garage for personal. use (residential) of owner only. (See cony of letter dated Dec. l3, 1991 attached hereto) (Attach separate sheet(s) if necessary to adequately describe the proposed project.) 6. Amount of Land Affected: Initially (0-5 yrs) Acres (6-10 yrs) Acres 010 yrs) 1 Acres 7. How is the Land Zoned Presently? . _Re s_ i_denti.al___'R-15 8. Will proposed action comply with existing zoning or other existing land use restrictions? YESzEi NO F] If no, describe conflict briefly 9. Will proposed action lead to a request for new. Public Road? YES NO X Public Water? YES NO Public Sewer ? YES F] NO E] 10. What is the present land use in the vicinity of the proposed project? Mpesidential 11 Commercial industrial F Agriculture Park/Forest/Open Space Other Please describe: 11 . Does proposed action involve a permit, approval, or funding, now or ultimately from any other governmental agency (Federal, State, Local)? YES NO LI If yes, list agency name and permit/approval/funding: 12. Does anu aspect of the proposed action have a currentlu valid permit or approval? YES F] NO Q If yes, list agency name and permit/approval. Also, state whether that permit/approval will require modification. I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOVLEDGE Applicant/Sponsor Name (Print or Type): MARTIN A. SHAPIRO SignatureIiKa.Q^-a-- Date: January 6, 1992 PART 11 - ENVIRONMENTAL ASSESSMENT (To be the Town of Ithaca; Use attachments as necessary) A. Does proposed action exceed any Type I Threshold in 6 NYCRR, Part 617.12 or Town Environmental Local Law? YES I I NO LKI If yes, coordinate the review process and use the Full EAF, B. Will proposed action receive coordinated review as provided for unlisted actions in 6 NYCRR, Part 61 7,67 YES Lj NO Lr&%/jl (If no, a negative declaration may be superseded by another involved agency, if any.) C. Could proposed action result in any adverse effects associated with the following: (Answers may be handwritten, if legible) C1. Existing air quality, surface or groundwater quality, noise levels, existing traffic patterns, solid waste production and disposal, potential for erosion, drainage or flooding problems? Explain briefly : None anticipated C2. Aesthetic, agricultural, archaeological, historic, or other natural or cultural resources ? Community or neighborhood character? Explain briefly : None anticipated. C3. Vegetation or fauna, fish, shellfish or wildlife species, significant habitats, unique natural areas, wetlands, or threatened or endangered species? Explain briefly None anticipated C4. The Town's existing plans or goals as officially adopted, or a change in use or intensity of use of land or other natural resources? Explain briefly : None anticipated C5. Growth, subsequent development, or related activities likely to be induced by the proposed action? Explain briefly : None anti c i pa.ted C6. Long term, short term, cumulative, or other effects not identified in Cl- C5? Explain briefly : None anticipated C7. Other impacts (including changes in use of either quantity or type of energy)? Explain briefly : None anticipated D. Is there, or is there likely to be, controversy related to potential adverse environmental impacts? YES E] NO LLI.I If yes, explain briefly: E. Comments of staff 0, CAC Other F1 attached. (Check applicable boxes) PART 111 - DETERMINATION OF SIGNIFICANCE (To be completed by the Town of Ithaca) Instructions: For each adverse effect identified above, determine whether it is substantial, large, important or otherwise significant. Each effect should be assessed in connection with its (a) setting (ie. urban or rural); (b) probability of occurring; (c) duration; (d) irreversibility; (e) geographic scope; and (f) magnitude. If necessary, add attachments or reference supporting materials. Ensure that explanations contain sufficient detail to show that all relevant adverse impacts have been identified and adeauatelu addressed. Check this box if you have identified one or more potentially large or significant adverse impacts which MAY occur. Then proceed directly to the full EAF and/or prepare a positive declaration. Check this box if you have determined, based on the information and analysis above and any supporting documentation, that the proposed action WILL NOT result in any significant adverse environmental impacts AND provide on attach- ments as necessary, the reasons supporting this determination. E me &4itle o Form N/A -,....� 7_f�U �-�-a1 7�i�sy�� Na�S�nw ra 5,,v ro l Z - / o ;/ l sk &"o- "t The Ithaca Journal Wednesday, November 13, 1991 Danby, NY mature people -loving Q P Hardwood -softwood, bark ,r $23,700/yr. plus benefits. MMUMMIll POOL tables -slate. Dem- AN EXCELLENT Selection I NORTHEAST DENTAL ASSISTANT onstrotion models. Save of grand & upright pianos clerks. For an application & Rite. 4045 9 4046 Grahon Congenial, coring offics hundreds 1-800-724-7752 for sale. Tuning, movingg, exam information call 1- Rd., St Joseph Lane. 41 seeking port time, per REFINISHED Governor rebuilding servkes avoil- 219-736-9807 ext. P5629, papers, pays $18.00/wk manent person with ex REFRIGERATOR, 6 piece able. Piano Rentals. Itha- 9a. m.-9p,m. 7 days. Call Bill Huttenen. perience. For applicatior pine livingroom set, 2 ca Piano Rebuilders, 310 **POSTAL JOBS** AIRLINE call 387-6107 workdays. P iece sctional with queen bed, 844-9564. Fourth St. 272-6547. ADVICE on AKC Dogs. Re- ferrels reputable breed- ALL POSITIONS $10-$22/hour. Will train. It -All EXTRA $$ fo SINGER vacuum cleaner BEAUTIFUL tone Stroud ers. Finggerlakes K.C. 257- 9-S. For info. CALL TODAY Christmas selling Avon i Easystart. Call now. 1 $40. SONY Trinitron color upright piano. $700 or 2766 fi31$� �3b-©740 @Xt.' 80Q755-6590. TV $80257-2840 best. 277-3058. AKC BASSET PUPS A1540. Bowers Fuel Company, SNOW TIRES 7 4, ex- FLUTE Yamaha open -hole B -foot. Showroom condi- Shots, good with children & nice house pets, $300. IFREEVILLE BAKER) seeks part time help. Cal CONSTRUCTION: New 2 -179X1 cellent, $70. 273-1793. tion $550 277-3337 eves (607) 533-7248, project, relocate, several 838-3389. TOOLS: Delta 10" band MARSHALLJCM900, 100 AKC LAB PUPS Shots, openings 1-800-882-2967 GRAPHIC/Layout Artist saw $125; 8" drill press P wolf, 1/2 stack. $1500. black M & F, Champion FEDERAL LAW Enforce- Creative individual witl $125; 15" scroll saw $125; 10" motorized to- Call Dave 257-5417 leave lines $300. 607 869-5253. ment. No experience Mac experience ppre ferred. Flexible 20 hou ble saw $325; 1" belt message. AKC LABRADOR Pup- necessary. All branches. US Customs, DEA, etc. For work week. Contact Jal sander $60. 539-7556. PIANO: Digital; Roland pies. Black -3 males, 2 fe- info. call toll-free 1.800- Malone, The Ithaca Jour T-SHIRTS custom printed 1000s; includes harpsi- chord, electric & vibro- moles, Champion blood- lines $300. 869-5253. 232.6005 ex 1. 20899o.m.- not 272-2321. while you wait. Advertis- phone $1950. 387-3484. dividuals. Ithaca, NY Women, minorities one 9p.m. 7 days. los, bows -an condi- ing & promotional items: Malone, The Ithaca Jour- AUSTRALIAN Shepherds. JOBS* * tion. Call 272-0589. caps, balloons, mugs, TWO BLACK GRETSCH Purebred. No papers. Vet $11.4**POSTAL to $1cationi For WANTED Dead or Alive! buttons, much more. T- Shirt Express, 210 The P Boss Drums w/cases 14X22 w/mounted Pearl checked. Herd/watch dogs. $75. 272-8901 eves. exam & application exam -522- ITHACA JOURNAL Commons. 273-6667. hardware $300 a piece, CAT LOVERS needed to 1-80 motion. Coli 1-800-522- 3995 ext. NY 101, 9a. m.- Route Opportunities PP WILBUR LUMBER CO INC 272-1114, message. provide new homes for 9p. m. 7 days. News aper Carriers Danby, NY mature people -loving $ POSTAL JOBS * P Hardwood -softwood, bark cats. 273-5747. $23,700/yr. plus benefits. mulch, call for your needs. 607 272.7559. ANTIQUE SHOW &Sale, CD CANINETroining Cen- Postal carriers; sorters; NORTHEAST 11 /17, Emporium. Owe- ter. Tired of amateur or clerks. For an application & Rite. 4045 9 4046 Grahon _ 30 GALLON A.O. Smith LP go, NY (607) 687-3294. unacceptable training exam information call 1- Rd., St Joseph Lane. 41 Water heater, used 1 REFINISHED Governor methods. Call 838-3341, 219-736-9807 ext. P5629, papers, pays $18.00/wk year $75. 589-6770 eves; Y Winthrop Secretary book- ,q_OOgg, 9a. m.-9p,m. 7 days. Call Bill Huttenen. 274-3225 days. case top $450. Oak dres- DOBERMAN PUPS AKC, **POSTAL JOBS** If you are at least 1l year . , ser mirror $250 844-9907 M/F, shots, wormed, $200-$250. 659-4454. $11 1.41 to $14.90/hr. for old, please call 272.292 ' t ' exam & application infer- motion. Call 552- and refer to the route num ANTHRACITE COALIIM DOG CRATE for large (800) ber. Adults and Older Car Where quality counts. ANYTHING old or silver, dog -vinyl coated steel 3995 ext. NY101, 9a.m.- Here Welcome Bowers Fuel Company, antiques, glass rings, $75. 277-3011. 9p.m. 7 days. King St., Trumonsburg, 387 -3151. weddin bands, di - g FREE Sweet female Shep-, , I t , ' , • ; ; FINGER LAKES Firewood. amonds, gems, sterling silver, coin silver, coins, herd, spayed, obedient 256-5001, eves. ALL J011115 --ALL SHIFTS MVO Part time, 20 hour: week, full State ben Top quality seasoned hardwoods. Cut, split & old pocket watches, medals, post cords. State FRIENDLY Red Bone Call 272 -SM per efits. $8.30 per hour- S li P P delivered, 607-659-7718. SL Bargain House, 516 Hound/Lab Mix needs COSMOPOLITAN shift, 2 hours morning, GODIN/Round Wood- W. State St. Ithaca, home. Free. 277-4799. PERSONNEL SYSTEMS hours afternoon, Class license required. Schoo /Coalstove, top quality. $650. 257-7295, eves. TOP PRICES PAID. Old Oriental Rugs 9 GERMAN SHEPHERD Pups. AKC. 2 year written ARTIST: Grophic/Layout. bus driving experienc( preferred. Work will SEASONED FIREWOOD Vintage Clothing. ZuZv's 272.5748. health plus hip uor- antes, $250. 625 20 Creative individual with Mac ex erience re- P mental) retarded/deve y lopmentally disabled in Any length. Cut, split, de- livered. Tri -County Tree ... VIOLINS, VIOLAS, Cel- LAB PUPS. AKC. Choco- ferred. F exible 20 our work week. Contact Jay dividuals. Ithaca, NY Women, minorities one Service, 607-659-3821, los, bows -an condi- late, yellow, black. Great family dogs. $250-$350, Malone, The Ithaca Jour- the disabled are encour SEASONED FIREWOOD tion. Call 272-0589. (607) 772-0472 after 4. nal 272-2321. aged to apply. Submi $115/card, green $105/cord. 564.3532. WANTED Dead or Alive! LABRADORS All colors, ATTENTION Job Appli- cants. This newspaper application/resume to Broome Developmenta . SEASONED FIREWOOD Metalworking machin- cry, tooling, inspection & AKC champion lines. does not knowingly ac- Center, Tompkins Dol Treatment, Oak, hickory, ash, full set up equipment. Call (607) 243-5497. ce t helpwanted ads from employers covered 1257 Tru monsbur Rd., Ithaca, 9 measured cords, Shadow 272-0717. OBEDIENCE CLASSES by the Fair Labor Stan- NY 14850. EEO/AA. Arborists, 274-9447. _ - - - for dogs 3 months & up. Sign up by 12/20/91. 40 dards Act if they offer NURSE PRACTITIONER SEASONED years experience. Ithaca less than the legal mini- m mum wage or fail to needed for Count son Y P FIREWOOD LMPOODLE Dog Training Club 257- 0047 or 273-5544. pay least time and one half Bored well-child tunic. Varied schedule and lo - Buy now I 564.1036 • e puppies, (5),' 7 for overtime hours. Also, effective as of 8/18/73, cations. Call Alice Cole, 274-6600 for details. weeks old. Apricot & the N.Y.S. Div. of Human SEASONED firewood. $30 $ 0 NE$90 - white. $150 ea. 546-7773. Rights considers it unlaw- PHYSICAL THERAPY Di - face, full cord. , er available 387-. Del - ful and discriminatory practice for on advertiser to place; or for a newspa- rector/Consultant. Port time position. Hours flex- ible. Excellent salary. WOOD BURNING Boiler, per to publish a job ad- Must function as a team 100,000 BTU. Thermo vertisement in a clossi- player. Should have geri- control. $800. 539-7696. fied column on the basis atric experience & musi BOXER PUPPIES AKC Regis- of sex unless the job be- be licensed. Send re - WOOD BURNING Boiler. 100,000 BTU. STRAWBERRY Mulcher, I tered. $150. 257-2821, eve- ing advertised has a bo- sume to: Administrator, Thermo HP Wisconsin engin Wings. nofied occupation qual- Lakeside Nursing Home control. $800.539-7696. ification for the Inc., 1229 Trumansburg WOODSTOVE: Beautiful $1500. 532 9366. LE Pups. 7 weeks old. $50. preference of one sex over another. The dis- Rd., Ithaca, NY 14850. Defiant cost iron. Sierra. , After Spm, 257.4834. crimination on the basis $450, $250. 257-4578, of age, race, creed, no r- i Glenn H. Munson 9 Son Gonal origin, etc. is alsoIMT / • � ` Auctioneers covered under Human Let our 30 years of experi- t Rights Laws. For further HOLIDAY HELP needed, BALDWIN UPRIGHT, Ex- ence work for you. information, please con- nights & weekends, apply cellent condition. Tuned, 44S locks Rd. Groton, NY BABY PIGS 8 weeks, $45 tact your Human Rights Montgomery Ward, Pyr - delivered. Call 2.72-2502, 607.898.3739 1.800-962.9582 each. 272-0523. Division Office. amid Mall, M/F EOE, PUZZLE CORNER York Times crossword puzzille .Now Edited by EUGENE T. MALESKA T.T_ . l n Q � FOUR SEASONS" • GREENHOUSES • SOLARIUMS • PATIO ENCLOSURES • SKYLIGHTS So FOUR SEASONS ©© GREENHOUSES 0]:12,19 11 WC1 W' M N � .*k 1 iro ;1