HomeMy WebLinkAboutZBA History Combined (71)
Zoning Board of Appeals History as of 31.-2-21.1
691 Five Mile Drive
Tax Parcels involved, with address if known: Current 691 Five Mile Drive 31.-
2-21.1 with no subdivisions or readdressing.
History:
1982 – Special Approval for Sons of Italy Lodge - Withdrawn
1977 – Use Variance for propane tanks - Denied
TOWN OF ITHACA
ZONING BOARD OF APPEALS
ADJOURNED MEETING
JULY -7f 1977
7:30 P.M. Adjourned Appeal (from June 30, 1977) of G. W. Ehrhart, Inc.,
from the decision of the Building Inspector denying permission
to locate propane storage tanks with supporting buildings and
delivery vehicles in a light industrial district at 691 Five
Mile Drive, Tax Parcel No, 6-31-2-21, Ithaca, N.Y.
7:45 P.M. Adjourned Appeal (from June 30, 1977) of D & H Refurbishers,
Inc., Appellant, from the decision of the Building Inspector
denying permission to reinstate a Non -Conforming Use after
more than one year at 1080 Danby Road, Tax Parcel No. 6-39-1-17,
Ithaca, N.Y.
7:55 P.M.. Adjourned Appeal (from June 30, 1977) of Leonard Be Liberman,
Appellant, from .the decision of the Building Inspector denying
permit for construction of a Boat Club for East Shore Marina,
East Shore Drive (Route 34), Tax Parcel No. 6-19-2-29, Ithaca,
N.Y.
8:00 P.M. Adjourned Appeal (from June 30, 1977) of Johann and Anna Gebauer,
a
Appellants, from the decision of the Building Inspector denying
permission to rent to more than three unrelated boarders,
roomers, lodgers, or other occupants or to maintain a three -
dwelling unit residence at 229 Coddington Road, Tax Parcel
No. 6.54.7-45, Ithaca, N.Y.
NOTE: IF ANY MEMBER OF THE .,ZONING
ME IMMEDIATELY AT 273-1721.
Nancy M. Fuller
Secretary
BOARD CANNOT ATTEND, PLEASE NOTIFY
TOWN OF ITHACA ZONING BOARD OF APPEALS
JULY 7, 1977
The Town of Ithaca Zoning Board of Appeals met in adjourned
session (from June 30, 1977) on Thursday, July 7, 1977, in Town Hall,
126 East Seneca Street, Ithaca, New York, at 7:30 p.m.
PRESENT: Chairman Peter K. Francese, Edward W. King, Edward N.
Austen, Jack D. Hewett, Robert Bonnell (Assistant Building
Inspector/Zoning Enforcement Officer), Nancy M. Fuller
(Secretary),
ALSO PRESENT: Ralph Bacon, Joseph Salino, Joseph Salino Jr., James
Turk, Thomas Overbaugh, Leonard Liberman, Johann
Gebauer,
Chairman Francese declared the adjourned meeting duly opened at
7:42 p.m.
ADJOURNED
APPEAL
(FROM JUNE 30,
1977)
OF G. W. EHRHART, INC.,
APPELLANT,
FROM THE
DECISION
OF THE BUILDING INSPECTOR DENYING
PERMISSION
TO LOCATE
PROPANE STORAGE TANKS WITH SUPPORTING BUILDINGS
AND DELIVERY VEHICLES
IN A LIGHT
INDUSTRIAL DISTRICT AT 691 FIVE MILE
DRIVE,
TAX
PARCEL
NO.
6-31-2-21,
ITHACA, N.Y.
Chairman Francese declared the Adjourned Appeal in the
above -noted matter duly opened at 7:43 p.m. and read aloud from the
Agenda as posted and as noted above. Mr. Thomas Overbaugh was
present.
Chairman Francese stated that the members of the Board have all
been out to view the site and also to view the presently existing site
in Trumansburg. Chairman Francese stated that it is the consensus of
the Board that that particular use that is the storage of propane in a
light industrial use zone is inappropriate in an area which is
essentially residential.
Chairman Francese read, in its entirety, a Memorandum to the
Board from Town Engineer/Building Inspector Lawrence P. Fabbroni,
P.E., dated July 7, 1977, with respect to the Ehrhart Appeal, as
follows:
"Many facts have been presented in the case of reference which
are pertinent to the operation intended and the existing neighboring
land uses.
The operation itself is very small with little additional traffic
to be generated. There are several drawbacks that were mentioned,
e.g., the height of the tanks, the possibility, though slim, of an
explosion, and middle -of -the -night deliveries. With good intention
Mr. Ehrhart has presented a proposal for screening the tanks and
buildings from the sight of neighboring landowners.
Zoning Board of Appeals -2- July 7, 1977
However, I feel some strong points of law have been presented and
the inappropriateness of land use has been argued by the neighbors in
opposition. In particular, the use proposed is not now considered an
allowable use in a light industrial zone in spite of its small scale.
No outside storage is allowed in a light industrial zone. Therefore,
if you were to add this use by variance as an allowable use in a light
industrial zone, I am of the opinion that even after that kind of
variance the plan should be reviewed by both the Planning Board and
Town Board as is the normal procedure for existing allowable light
industrial uses. Further, the presentation, with all its sincerity,
shows little evidence that would normally warrant varying the zoning
ordinance, e.g., hardship, special condition, etc., other than future
financial considerations.
After weighing all the factors, it would appear to be poor
planning to locate such a facility in the middle of residential
properties. In view of the residential development along Five Mile
Drive, I would further recommend that this Board suggest to the Town
Board that all industrial lands backlot be rezoned to residential."
Chairman Francese noted, for the record, a two-page letter, dated
July 1, 1977, from Mr. Ralph E. Bacon, 704 Five Mile Drive, the owner
of "The Old Hundred", in opposition to the Ehrhart Appeal. [The
referenced letter is attached hereto as Exhibit #1.1
Chairman Francese explained the difference between a variance and
a special permit.
MOTION by Mr.'Peter Francese, seconded by Mr. Edward Austen.
RESOLVED, by the Town of Ithaca Zoning Board of Appeals, that,
based upon the views of the Town Engineer/Building Inspector as noted
in the Memorandum of Lawrence P. Fabbroni, P.E., dated July 7, 1977,
and the Board of Appeals concurrence with this as to interpretations
of this land use in that area, the Appeal of G. W. Ehrhart, Inc. to
locate propane storage tanks with supporting buildings and delivery
vehicles in a light industrial district at 691 Five Mile Drive, Parcel
No. 6-31-2-21, be and is hereby denied.
There being no further discussion, the Chair called for a vote.
Aye - Francese, King, Austen, Hewett.
Nay - None.
The MOTION was declared to be carried unanimously.
MOTION by Mr. Edward King, seconded by Mr. Jack Hewett:
RESOLVED, that the Zoning Board of Appeals of the Town of Ithaca
recommend and hereby does recommend to the Town Board of the Town of
Ithaca that the industrial backlot lands along Five Mile Drive be
rezoned to residential use.
There being no further discussion, the Chair called for a vote.
Zoning Board of Appeals -3- July 7, 1977
Aye - Francese, King, Austen, Hewett.
Nay — None.
The MOTION was declared to be carried unanimously.
Chairman Francese declared the matter of the G. W. Ehrhart, Inc.
Appeal duly closed.
ADJOURNED APPEAL (FROM JUNE 30, 1977) OF D & H REFURBISHERS, INC.,
APPELLANT, FROM THE DECISION OF THE BUILDING INSPECTOR DENYING
PERMISSION TO REINSTATE A NON -CONFORMING USE AFTER MORE THAN ONE YEAR
AT 1080 DANBY ROAD, TAX PARCEL NO. 6-39-1-17, ITHACA, N.Y.
Chairman Francese declared
above -noted matter duly opened and
posted and as noted above. Messrs.
Jr. were present.
the Adjourned Appeal in the
read aloud from the Agenda as
Joseph Salino and Joseph Salino
Mr. Salino stated that they will repair the existing building,
adding that it is in very poor shape. Mr. Salino, commenting that
there has been some question of the lot that goes with it that they
might park cars on it, stated that they have no intention of doing so.
Mr. Salino stated that they intend to use the parking .area that goes
with the building itself, adding that this is to the north of it. Mr.
Salino stated that there would be two people working there, so there
would be at least two cars.
Chairman Francese asked what the maximum number of cars would be
that might be there at any one time, with Mr. Salino responding,
probably never more than five cars.
Chairman Francese noted that Mr. Salino had indicated that he did
not intend to sell anything from this location. Mr. Salino stated
that that was correct, adding that it was strictly repair. Chairman
Francese wondered if the repairs would involve large trucks, with Mr.
Salino responding, no, small -- regular cars and pick-up trucks and
vans. Mr. Austen wondered if the repairs would involve body work or
mechanical work, with Mr. Salino responding, body work and painting.
Mr. Bonnell stated that this non -conforming use has been out of
existence for several years and there should not be stripped cars.
Chairman Francese stated that the Board did not want to see old
parts and stripped cars left lying around. Mr. Salino stated that he
is talking about a two-man small business.
Mr. King stated that he did have a problem with four or five cars
parked around outside. Mr. King stated that he drove by and could see
that it is very close to the highway. Mr. King stated that he would
like to see a site plan with some dimensions so that the Board could
see just
where
they are to be
parked.
rendering of
Mr.
Salino drew
upon
the
blackboard a
rendering of
the property
showing
approximately
what
use
will be made
of it. Mr.
Salino stated
TOWN OF ITHACA ZONING BOARD OF APPEALS
JUNE 30, 1977
The Town of Ithaca Zoning Board of Appeals met in regular session
on Thursday, June 30, 1977, in Town Hall, 126 East Seneca Street,
Ithaca, New York, at 7:00 p.m.
PRESENT: Chairman Peter K. Francese, Jack D. Hewett, Edward N.
Austen, Edward W. King, Lawrence P. Fabbroni (Town
Engineer/Building Inspector/Zoning Enforcement Officer),
Robert Bonnell (Assistant Building Inspector/Zoning
Enforcement Officer), Nancy M. Fuller (Secretary).
ALSO PRESENT: Thomas Overbaugh, Richard Krizek, Ralph Bacon, Donald
Turco, Edith Becker, Liese Bronfenbrenner, Urie
Bronfenbrenner, Richard G. Hughes, Earl DePuN7, Robert
McFall, Olympia McFall, Leonard Liberman, Johann
Gebauer, Attorney Laura H. Holmberg, Bruce Bean, Peter
Levatich, Attorney Robert I. Williamson, Dino Marinos,
Attorney Robert Stolp, Mary Norton (WHCU News), Robin
Carter (WTKO News).
Chairman Francese declared the meeting duly opened
at 7:06
JUNE 14, 1977)
p.m.
and accepted for the record the Clerk's Affidavit of
Posting
and
Publication of the Notice of Public Hearings in Town
Hall
and
The
Ithaca Journal on June 23, 1977, and June 25, 1977,
respectively,
PROPANE STORAGE TANKS
together with the Secretary's Affidavit of Service by
Mail
of
said
Notice upon the various neighbors of the properties under discussion
TAX PARCEL NO.
6-31-2-21, ITHACA, N.Y.
and upon the Appellants, and/or their Agents, as appropriate,
IS DENIED UNDER
on
June
27, 1977.
ADJOURNED APPEAL
(FROM
JUNE 14, 1977)
neighborhood.
OF G. W. EHRHART,
INC., FROM THE
DECISION OF THE BUILDING INSPECTOR
DENYING PERMISSION
TO LOCATE
PROPANE STORAGE TANKS
WITH SUPPORTING
BUILDINGS AND DELIVERY VEHICLES
IN A LIGHT INDUSTRIAL
DISTRICT AT 691
FIVE MILE DRIVE,
TAX PARCEL NO.
6-31-2-21, ITHACA, N.Y.
PERMISSION
IS DENIED UNDER
ARTICLE VIII,
SECTION 41 OF THE TOWN
OF ITHACA ZONING ORDINANCE.
Chairman Francese declared the Adjourned Appeal in the
above -noted matter duly opened at 7:07 p.m. and read aloud from the
Notice of Public Hearings as posted and published and as noted above.
Mr. Thomas Overbaugh was present representing Mr. Ehrhart as an
employee.
Mr. King stated that he had viewed the property since
meeting. Mr. King recalled previous objections to traffic,
well as the site. Mr. King stated that the traffic is
tremendous on Route 13A, but his own feeling is that the size
tanks and the height above the ground would present an
the last
noise, as
not that
of the
obtrusive
picture in the
neighborhood.
Mr. Overbaugh stated that they were planning to screen them, of
Zoning Board of Appeals
-2-
June 30, 1977
course, adding that the tanks are 14 feet high, 10 feet and 12 feet in
diameter, 4 feet off the ground and 60 feet long.
Mr. King wondered why they are broadside to the road, with Mr.
Overbaugh responding that it has to do with the piping. Mr. Overbaugh
stated that two buildings are proposed, one for piping and valves and
the other for storage, adding that they possibly could be turned.
Chairman Francese asked if Ehrhart's had examined putting them on
the ground or in the ground, to which Mr. Overbaugh responded that
that was illegal, they must be off the ground three feet by Federal
government regulations and they must be faced in by Federal
regulations. Mr. Overbaugh noted that they run six vehicles per day;
nineteen a month at peak periods.
Chairman Francese suggested that
screen of fir trees and forsythia. Mi
and forsythia would cover them in four
in evergreens as a permanent screening.
there are cedar trees there now.
Ehrhart's could plant a solid
n. Overbaugh stated that larch
years and then they could put
Chairman Francese noted that
Mr. King asked if Ehrhart's owns title to that land, with Mr.
Overbaugh responding, yes and no, it is on an option.
Mrs. Edith Becker, 661 Five Mile Drive, spoke from the floor and
spoke of her concern about 19 tank trucks a month. Mr. Overbaugh
stated that there is noise when the truck comes in and leaves, adding
that the filling is pumped electrically.
Chairman Francese wondered how far back the pumping building is
from the road, with Mr. Overbaugh responding that it is 250 feet back
to get into the light industrial zone.
It was noted that Mr. Bacon lives in "The Old Hundred" [704 Five
Mile Drive], and Chairman Francese asked if Mr. Bacon felt that 280
feet back from the road would be a detriment. Mr. Bacon stated that
the resale value would go down if those tanks are there either
concealed or not, adding that they have. enough with the highway barns
and the school barns there. Chairman Francese asked Mr. Bacon if he
felt that this rather minor operation by comparison would be a
detriment. Mr. Bacon pointed out that the drive is right across from
them, adding that, also, in reading the Zoning Ordinance, he thought
the area is zoned heavy industry and this is light industry. Mr.
Bacon stated that, also, you have to show hardship and he has said he
does not have to move. Mr. Bacon noted that storage must be in
buildings, it must be lighted, and the area is basically residential,
adding that the area looks a lot better now than it did seven years
ago. Mr. Bacon noted that the Ordinance requires a 10 -acre plot for a
light industrial zone, and stated that this would be the first
property in the light industrial, adding that all the rest are
residential. Chairman Francese asked if Marion Electric were not
there, with Mr. Bacon responding, yes, but he is screened.
Mr. Overbaugh stated that their plans are to have this screened
r --
Zoning Board of Appeals
-3-
June 30, 1977
so you cannot see it from the road, no office; no bathrooms; only
there when filling the tanks.
Mrs. Edith Becker, 661 Five Mile Drive, asked who filled the
little tanks, and Mr. Overbaugh responded that they are filled in
Trumansburg.
Chairman Francese stated that he was
concerned about one access
and egress, and asked why there are not
stated that they drew it that way in
two accesses.
order not to
Mr. Overbaugh
have too much
traffic. Chairman
with Mr. Overbaugh
Chairman Francese
responding that he
Francese wondered if
responding, no, but there
asked if it must be
did not know.
this could be
are a lot
lighted, with
a fire hazard,
of regulations.
Mr. Overbaugh
Mr.
Bacon asked
the Board to please
think about what they would
do if
they were to
think about buying
his house with this hazard
across
the
street.
ten years, and they are on leased
property
Mr. Overbaugh
stated that they do not have a
hardship in that
particular location, adding that they have
upcoming
Federal
Regulations which
they must do -- a lot of the
piping has
to be
changed in the next
ten years, and they are on leased
property
and the
owner will not sell.
Mr. Overbaugh stated that it
is not sensible
to
put that much money
into land they do not own.
Mr. Fabbroni
have much need for
looked in the area
five acres.
Chairman Francese asked
if Ehrhart's have looked
at other land,
with
Mr. Overbaugh responding,
yes, the Mancini land, but it is simply
too
expensive. Mr. Overbaugh
stated that in this area,
this property
and
the Mancini property are
the only ones available,
adding that in
the
Judd Falls area land is available, but it would be
too difficult
to service
their customers.
Mr. Fabbroni
have much need for
looked in the area
five acres.
stated that it did not seem to him that Ehrhart's
more than an acre and a half, adding that if they
of the Mancini land, they would not have to have
the
move
area
Mr.
land
back
that
Overbaugh
in front
300 feet
goes way
stated
for sale.
or more,
back is
that they had been thinking about putting
Chairman Francese wondered if they could
to which Mr. Overbaugh responded that the
in the flood plain.
Mr. Fabbroni noted that there is a pretty narrow band between
where the light industrial zone is and the flood plain, adding that
they are located there. It was noted that the access road is not
blacktopped.
After
discussion,
Chairman
Francese closed
the Adjourned Public
Hearing in
the Ehrhart
matter at
7:30 p.m., and,
upon Motion, declared
the matter
adjourned to
July 7,
1977.
Zoning Board of Appeals -4- June 30, 1977
APPEAL OF RICHARD J. KRIZEK,
APPELLANT,
FROM THE DECISION OF THE
BUILDING INSPECTOR DENYING
PERMISSION
TO CONSTRUCT
A TWO-FAMILY
RESIDENCE WITH EQUAL SQUARE
FOOTAGE FOR
EACH DWELLING
UNIT AT 134
POOLE ROAD, TAX PARCEL NO. 6-28-1-34.41
ITHACA, N.Y.
PERMISSION IS
DENIED UNDER ARTICLE V. SECTION
18 OF
THE TOWN OF
ITHACA ZONING
ORDINANCE.
Chairman Francese declared the Public Hearing in the above -noted
matter duly opened at 7:31 p.m. and read aloud from the Notice of
Public Hearings as posted and published and as noted above. Mr.
Krizek was present.
Mr. Krizek stated that he would like to build a duplex, adding
that there would be two entrance doors. Mr. Krizek stated that he
would like to live in one half.
Chairman Francese asked if there were anyone present who wished
to speak to the Krizek Appeal. No one spoke.
Chairman Francese noted that the proposed new Zoning Ordinance
allows equal units.
MOTION by Mr. Peter Francese, seconded by Mr. Jack Hewett:
RESOLVED, that the Town of Ithaca Zoning Board of Appeals grant
and hereby does grant a variance to permit Mr. Richard Krizek to
construct a two-family dwelling unit at 134 Poole Road, Tax Parcel No.
6-28-1-34.4, according to the plans shown with his application for
building permit, i.e., with equal square footage for each dwelling
unit. Permission is granted under the condition that Mr. Frizek
comply with the existing Zoning Ordinance, as mandated, and that the
appropriate Health Department approvals have been secured.
There being no further discussion, the Chair called for a vote.
Aye - Francese, Hewett, Austen, King.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman Francese declared the matter of the Krizek Appeal duly
closed at 7:40 p.m.
APPEAL OF URIE AND LIESE BRONFENBRENNER, APPELLANTS, FROM THE DECISION
OF THE BUILDING INSPECTOR DENYING CERTIFICATE OF COMPLIANCE FOR 116
McINTYRE PLACE, TAX PARCEL NO, 6-66-5-9.2, ITHACA, N.Y. CERTIFICATE
IS DENIED BECAUSE OF VIOLATION OF ZONING VARIANCE GRANTED JUNE 5,
1973.
Chairman Francese declared the Public Hearing in the above -noted
matter duly opened at 7:41 p.m. and read aloud from the Notice of
Public Hearings as posted and published and as noted above. Both Dr.
and Mrs. Bronfenbrenner were present.
TOWN OF ITHACA ZONING BOARD OF APPEALS
JUNE 14, 1977
The Town of Ithaca Zoning Board of Appeals met in regular session
on Tuesday, June 14, 1977, in Town Hall, 126 East Seneca Street,
Ithaca, New York, at 7:00 p.m.
PRESENT: Vice Chairman Jack D. Hewett, Edward W. King, Edward N.
Austen, Lawrence P. Fabbroni (Town Engineer/Building
Inspector/Zoning Enforcement Officer), Nancv M. Fuller
(Secretary) .
ALSO PRESENT: Ralph E. Bacon, Donald A. Turco, Edith Becker, Lois
Bacon, Anthony J. Turco, Anthony J. Turco Jr., Mark
Goldfarb, Johann W. Gebauer, John K. Morrow, Thomas
Overbaugh, G. W. Ehrhart, Dr. C. Philip Meyer, Margaret
K. Meyer, Stephen J. Pete III, Stephen J. Pete Jr.,
Alfred E. Cook, Olympia McFall, Robert McFall.
Vice Chairman Hewett declared the meeting duly opened at 7:06
p.m. and accepted for the record the Clerk's Affidavit of Posting and
Publication of the Notice of Public Hearings in Town Hall and The
Ithaca Journal on June 7, 1977, and June 9, 1977, respectively,
together with the Secretary's Affidavit of Service by Mail of said
Notice upon the various neighbors of the properties under discussion
and upon the Appellants, and/or their Agents, as appropriate, on June
7, 1977.
APPEAL OF G. W. EHRHART, INC., APPELLANT, FROM THE DECISION OF THE
BUILDING INSPECTOR DENYING PERMISSION TO LOCATE PROPANE STORAGE TANKS
WITH SUPPORTING BUILDINGS AND DELIVERY VEHICLES IN A LIGHT INDUSTRIAL
DISTRICT AT 691 FIVE MILE DRIVE, TAY PARCEL N0. 6-31-2-21, ITHACA,
N.Y. PERMISSION IS DENIED UNDER ARTICLE VIII, SECTION 41, OF THE TOWN
nF TTHACA ZONING ORDINANCE.
Vice Chairman Hewett declared the Public Hearing in the
above -noted matter duly opened at 7:07 p.m. and read aloud from the
Notice of Public Hearings as posted and published and as noted above.
Vice Chairman Hewett read aloud from the Appeal Form dated June 1,
1977, signed and submitted by Thomas G. Overbaugh, Project Manager,
Ehrhart Propane, Inc., as follows: "In searching for a new location
there were 3 factors we had to take into consideration. The first was
that our customers are located south, west, and east of Ithaca. By
locating down in the "flats" we are most centrally located. Servicing
our customers would consist of going uphill with a truck loaded with
propane and back downhill empty. If we located on East hill, to
service S. hill or west, we must go downhill with a full load of
propane, uphill to service, and back downhill empty. Locating on S.
or W. hill would pose the same conditions. This would increase
trucking costs, which would have to be born[e] by the customers. Also
it would be an extra waste of fuel and energy. SECOND Was the
availability of three phase electrical power. THIRD was the
ft I
Zoning Board of Appeals
.2 -
June 14, 1977
relocation of the two 30,000 gal. storage tanks, which are 10 to 12
feet wide and 45 to, 60 feet long. The route and distance from the
present location, at the intersection of routes 34 and 13, to the new
location, would cause the least inconvenience to the traffic in the
area. Of the available property in the area, the location at 691 Five
Mile drive fits the preceeding considerations most closely."
Mr. Fabbroni, noting that permission was denied because it is not
listed as a use allowed in a light industrial district, asked if the
application were worthy of some special consideration.
Mr. G. W. Ehrhart appeared before the Board and gave some
background of the plant and explained the reason for moving. Mr.
Ehrhart read from a three-page paper, with sketch map attached, both
of which are attached hereto as Exhibit #1.
Vice Chairman Hewett asked if there were anyone present who
wished to speak in support of the Ehrhart Appeal. No one spoke in
support. Vice Chairman Hewett asked if there were anyone present who
wished to speak against the Ehrhart Appeal,
Mr. Anthony Turco, 720 Five Mile Drive, spoke from the floor and
stated that he was in opposition. Mr. Turco described the school
busses, Town of Ithaca trucks, and big trucks going back and forth,
and trains, adding that there is a lot of noise. Mr. Turco stated
that he rejected this Appeal.
Mr. King asked Mr. Turco where his property is in relation to the
proposal, with Mr. Turco responding, kitty-corner.
Mr. Ralph Bacon, 704 Five Mile Drive, spoke from the floor and
stated that he owns "The Old Hundred", an historic landmark, adding
that the State considered it as a landmark. Mr. Bacon spoke of the
hazards in the area, such as the hunting in the area, and stated that
people could shoot at the tanks and not even know it. Mr. Bacon
stated that the area is getting better looking all the time even with
the County barns and the Ithaca City School Bus garage.
Mrs. Edith Becker, 661 Five Mile Drive, spoke from the floor and
stated that this is the only place left that you can look out the back
window and see things. Mrs. Becker stated that the School barns look
like a junk yard. Mrs. Becker stated that. she objected to this
proposal.
Mr. Fabbroni stated that he had been asked by Mrs. Constance
Cook, who lives just south, to relay her husband's and her objections
to this proposal for a propane business. Mr. Fabbroni stated that
Mrs. Cook objected to: the access which would have to be through
residential property; the access -must come out of industrial; it would
destroy the residential character of the neighborhood. Mr. Fabbroni
stated that the Cooks owns property two lots from this property.
Mr. Ehrhart objected and stated that this would actually reduce
traffic. Mr. Ehrhart stated that their present plant is quite a way
Zoning Board of Appeals -3- June 14, 1977
back -- about 400 to 500 feet back. Mr. Ehrhart stated that right now
their traffic through West Hill is up Route 13 and through Five Mile
Drive, so there would be no increase that way, adding that, in fact,
they would go up Bostwick Road and not go past Mr. Turco's place. Mr.
Ehrhart stated that the only increased traffic would be the one-half
mile from this location to the Route 13 intersection with Five Mile
Drive. Mr. Ehrhart reiterated that they would reduce traffic between
their present plant and this intersection.
Mr. Fabbroni wondered how much traffic there is in and out. Mr.
Ehrhart responded, two trucks per day for delivery trucks, adding that
the truck goes out in the morning and they are lucky if they get back
by night. Mr. Ehrhart stated that in the winter -- six trips --
adding that they have three trucks, and further adding that they have
three cylinder delivery trucks a week as a maximum. Mr. Ehrhart
stated that about one every two weeks goes to Binghamton and one to
Big Flats, adding that there are about six, up to eight, trips a day
for a truck, for all the trucks, with most of those going South. Mr.
Fabbroni wondered how often a tanker delivers gas to a site, with Mr.
Ehrhart responding that the biggest month is December and they had 19
loads; January -- 17; July -- 4; for the year -- 124 loads, which is
an average of ten per month. Mr. Ehrhart stated that so far they have
had 46 tanker truck loads. Mr. Fabbroni asked Mr. Ehrhart how many
tanks he has now, and how many he anticipated. Mr. Ehrhart stated
that that is all he anticipated, adding that they would have to apply
for more. Mr. Ehrhart stated that he saw no reason for more.
Vice Chairman Hewett noted that aesthetics were mentioned. Mr.
Ehrhart stated that the tanks are about 14 feet high and they propose
a screen of trees, adding that large trees grow very fast. Mr.
Ehrhart stated that he would suggest a screen of spruce or hemlock to
take over and for the low screen, probably forsythia, adding that,
obviously they are going to be visible until those trees grow up -- in
about five years. Mr. Ehrhart stated that larch grow very fast and
will screen quite readily. Mr. Ehrhart stated that Mrs. Cook is
talking about a commercial property not residential, adding that it is
a problem. Mr. Ehrhart stated that, truly, they do not have much
traffic. Mr. Ehrhart noted that, as far as safety, there have been
two propane storage plants in Ithaca since in the 40s, down by the
Cornell boat house and that was moved to Cortland quite a few years
ago. Mr. Ehrhart stated that all of these plants -- not only the
equipment -- tanks, piping, location of tanks, spacing, buildings,
wiring -- all have to follow the National Bureau of Fire Underwriters'
Pamphlet #58, which is a Code developed over many years for safe
operations of plants such as this. Mr. Ehrhart stated that propane is
different from gasoline or fuel oil, they are stored in heavy welded
tanks, they are shot at and the thickness of these walls of these
tanks is almost a one-half an inch.
Mr. Ehrhart, commenting that Mr.
the Clinton area, stated that in his
punctured by rifles, adding that he
neighbor. Mr. Ehrhart stated that
willing to continue his lease, adding
John K. Morrow has been up in
experience they have not been
thought they have been a good
Mr. John Babcock is perfectly
that he would continue it, but
r
A
Zoning Board of Appeals -4- June 14, 1977
from a financial standpoint it is not the way for them to put in the
kind of money that would be required to bring it up to the standards
that they want and have it on leased land. Mr. Ehrhart stated that
the original plant was in Trumansburg, and, if they should
consolidate, that would mean running three trucks from Trumansburg
down to the Octopus and fanning out from there, which would be a great
waste re this developed land for the two plants. Mr. Ehrhart stated
that they are most economically served by having the two plants,
adding that they have considered combining the two plants, however,
costs would increase. Mr. Ehrhart stated that they operate under the
Federal Administration Price and Allocation regulations; they tell
them who they serve, Mr. Ehrhart stated that he did not think thev
can expand.
Mr. Turco asked Mr. Ehrhart if he would like to live across from
this, with Mr. Ehrhart responding that he does.
Mr. Bacon stated that it is not the operation it is the matter of
safety and fires.
Mr. Ehrhart described the safety precautions which as extensive,
noting that they are inspected. Mr. Ehrhart stated that his insurance
company is H. A. Carey and the only time they ever paid a claim was
when he was in the soft water business. Mr. Ehrhart stated that they
have been where they are for 26 years.
Mr. Austen asked how many gallons are stored, with Mr. Ehrhart
responding, two 30,000 gallon tanks -- water capacity -- however, 85%
of that is all they could have which is the same as the present
location.
Mr. Austen inquired about the slope of the land, with Mr.
Fabbroni responding that the front part of the lot is flat in from the
County barns being built, then the land drops off into kind of a mud
and swamp area.
Mr.
King asked if Mr.
Ehrhart
wanted
to build down in the swamp
area, with
Mr. Ehrhart responding,
yes.
Mr. King
noted that the
westerly
part is zoned residential,
with Mr.
Fabbroni
responding, yes,
250 feet
fronting on the
road. Mr. King
described
a portion about
283 feet
back and spoke of adjacent
properties which
have houses on
them.
Mr. Alfred Cook, 209 Coy Glen Road, spoke from the floor and
stated that he owns property at 721 Five Mile Drive. Mr. Cook spoke
of the encroachment into the residential area and stated that he was
strongly opposed. Mr. Cook stated that the accesses going up go into
the light industrial through a residential zone. Mr. Cook spoke of a
battle which has been going on since 1959 when they turned down the
American Legion and the old school house. Mr. Cook stated that they
have been fighting for years to maintain the integrity of the West
Hill area. Mr. Cook referred to the School buses and stated that
there was no hardship in this case. Mr. Cook noted the flood damage
that was very close. Mr. Cook reiterated that he owns 721 Five Mile
Zoning Board of Appeals
-5-
June 14, 1977
Drive and stated that five families live there. Mr. Cook spoke of
legal decisions about access through an already established
residential area into commercial or light industrial.
Mr. Fabbroni pointed out that it has been zoned Light Industrial
since 1960 back from the frontage.
Mr. Ehrhart stated that he looked at this land after talking with
Mr. Fabbroni because there are not too many parcels zoned light
industrial, adding that as far as access, he was sure that when it was
set up, it was not set up as an excercise in futility. Mr. Ehrhart
stated that there is only one access to such property and he was sure
you could have a driveway in an industrial zone.
Mr. King asked if Burtt Place were the only access. Mr. Fabbroni
stated that there is no access at all, adding that this is not Burtt
Place as shown on this map. Mr. King noted that Mr. Bacon owns most
of the property back of the railroad track and asked if that were
common practice to cut a piece of land in half. Mr. Fabbroni stated
that back 250 feet from there to the railroad track, it is zoned light
industrial, adding that you have a use here that, because of its
intensity, is very akin to light industry but because of the strict
classification is in heavy industrial.
Mr. Fabbroni read the permitted uses in a Light Industrial
District, adding that the operation is presently located in a light
industrial area. Mr. Fabbroni read from the Industrial Zone article
of the Ordinance and noted that the uses are manufacturing -type uses.
Mr. Fabbroni stated that it is not specific in either one very well,
commenting that it could be considered under industrial.
Mr. King asked Mr. Ehrhart if he had looked at other land, with
Mr. Ehrhart responding that Mr. Overbaugh had been charged to do so,
and they found no other site.
Mr. Fabbroni pointed out that industrial land is really in NCR
and Morse Chain, adding that the old Meat Market status is considered
flood plain and not considered for industrial, and further adding that
he has information that the State Parks are considering purchasing
this land.
Mr. King wondered if this property was in the flood plain, with
Mr. Fabbroni responding that part of it is as described by the Federal
Government, adding that the location for this operation is not in the
flood plain.
Mr. Austen asked if there were any conflict with this
landmark. Mr. Fabbroni suggested that maybe Mr. Bacon
familiar with this, however, he was not aware of any. Mr.
stated that one of the five alternates for Route 13 that he
ever expect to see goes through the backside of this property
or less goes through the Cook building.
MOTION by Mr. Edward Austen, seconded by Mr. Edward King.0
historic
is more
Fabbroni
did not
and more
k 4
Zoning Board of Appeals -6- June 14, 1977
RESOLVED, by the Town of Ithaca Zoning Board of Appeals that the
Public Hearing in the matter of the G. W. Ehrhart, Inc. Appeal be
closed and the meeting adjourned sine die until the Board gets more
information especially on the historic aspect of "The Old Hundred".
There being no further discussion, the Vice Chair called for a
vote.
Aye - Hewett, King, Austen.
Nay - None.
The MOTION was declared to be carried unanimously.
Vice Chairman Hewett declared the Public Hearing closed and the
Ehrhart matter duly adjourned sine die at 7:55 p.m.
APPEAL OF CHARLES AND MARGARET MEYER, APPELLANTS, FROM THE DECISION OF
THE BUILDING INSPECTOR DENYING EXTENSION OF A GARAGE CLOSER THAN THE
REQUIRED TEN FEET FROM THE SIDE LOT LINE AT 303 SALEM DRIVE, TAX
PARCEL NO. 6-70-8-5, ITHACA, N.Y. PERMISSION IS DENIED UNDER ARTICLE
IV, SECTION 14 OF THE TOWN OF ITHACA ZONING ORDINANCE.
Vice Chairman Hewett declared the Public Hearing in the
above -noted matter duly opened at 7:58 p.m. and read aloud from the
Notice of Public Hearings as posted and published and as noted above.
Both Dr. and Mrs. Meyer were present.
Dr. Meyer appeared before the Board and
addition to his garage which would make
construction garage nine inches short of the
line. Dr. Meyer stated that he had received
the Eisners next door,
described the requested
it a two -car, frame
required side yard lot
verbal permission from
Vice Chairman
Hewett asked if
there were anybody
present for the
Meyer hearing. No
one spoke either
in opposition or in support.
MOTION by Mr. Edward King, seconded by Mr. Edward Austen:
RESOLVED, that the Town of Ithaca Zoning Board of Appeals approve
and hereby does approve the request of Charles and Margaret Meyer, 303
Salem Drive, Parcel No. 6-70-8-5, for a variance, in this case to
permit the extension of the existing garage southerly to a point not
closer than nine feet (9') of the southern property line.
There being no further discussion, the Vice Chair called for a
vote.
Aye - Hewett, King, Austen.
Nay - None.
The MOTION was declared to be carried unanimously.
Vice Chairman Hewett declared the matter of the Meyer Appeal duly
closed at 8:04 p.m.
M E M O R A N D U M
T0: Zoning Board of Appeals
FROM: Lawrence P. Fabbroni, P.E.
Building Inspector
Town of Ithaca
RE: Ehrhart Appeal
DATE: July 7, 1977
Many
facts
have been
presented in
the
case of
reference which are
pertinent to
the
operation
intended and
the
existing
neighboring land uses.
The operation itself is very small with little additional traffic to
be generated. There are several drawbacks that were mentioned, e.g., the
height of the tanks, the possibility,though slim, of an explosion, and
middle -of -the -night deliveries. With good intention Mr. Ehrhart has presen-
ted a proposal for screening the tanks and buildings from the sight of
neighboring landowners.
However, I feel some strong points of law have been presented and
the inappropriateness of land use has been argued by the neighbors in
opposition. In particular, the use proposed is not now considered an
allowable use in a light industrial zone in spite of its small scale. No
outside storage is allowed in a light industrial zone. Therefore, if you
were to add this use by variance as an allowable use in a light industrial
zone, I am of the opinion that even after that kind of variance the plan
should be reviewed by both the Planning Board and Town Board as is the
normal procedure for existing allowable light industrial uses. Further,-'
the presentation, with all its sincerity, shows little evidence that would
normally warrant varying the zoning ordinance, e.g., hardship, special
condition, etc., other than future financial considerations.
After weighing all the factors, it would appear to be poor planning
to locate such a facility in the middle of residential properties. In
view of the residential development along Five'Mile Drive, I would further
recommend -that-thisBoard- -suggest to the -Town Board that all industrial
lands backlot be rezoned to residential.
LPF/nf
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"THE OLD HUNDRED"
Built I837
July 1, 1977
Mr. Peter Francese
Chairman Zoning Board of Appeals
501 Warren Road
Ithaca, New York 14850
Dear Mr. Francese,
After last nights meeting of the.Board of Appeals, I walked
very confused feeling of what is going on with the request of Mr.;
to put the storage tanks on the property directly across the road
house,
away with a
Ehrhart's
from our
As you were not at the first meeting on this subject, and I have had
more time to check into the zoninglaws myself, I would like to list the
following items from the book as I read (or understand) them, with the hope
that these will not be overlooked when making the final decision'on Mr.
Ehrhart's request.
Article VIII Light Industrial Districts
Section 41. Permitted use does not include the storage of gas.
However in Article X Industrial, Section 47 Item #5 it is listed with special
approval of the Board. But this is for Industrial, not Light Industrial as
the land is now zoned.
Article VIII Light Industrial Districts
Section 43 Item #2,states no outside storage. The tanks would be
.outside and not in a storage building.
Article VIII. Light Industrial Districts
Section 44 Item #1 A minimum tract of 10 acres is required for the
development of a"Light Industrial District".
The map shows an area listed as Light Industrial District. But all this land
is owned by residence in the area and is either lawn, garden, a place for horses
etc., and I am sure that 10 acres will never be developed in this area in our
lifetime. Mr. Ehrhart only intends to buy a small piece of this area for de-
velopment, and as stated last night wants to sell the front part as housing.
So what will the neighborhood become then? County Barns and trucks, school
buses, and a field of storage tanks all in the middle of Residential property
and farm land. (Or people who want to live in the Country). My idea of zoning
is to protect the people and their property, not to let it slowly go down the
drain.
I
Mr. Peter Francese
-2-
July 1, 1977
Mr. Ehrhart will have to put in a fair amount of fill to raise the back area
(swamp land) to put in the tanks. I question the fact that this may effect
the proper drainage of the neighboring property by forming a dam effect. In
the spring depending on the amount of rain Mrs. Becker cannot mow the grass
until this area drys out.
To sum this up and not ramble on forever, I feel that Mr. Ehrharts request
violates the Zoning ordinance in at least two important parts as it is now
written. He cannot show "hardship:, as he does not even own the property
yet.
I will just list the other problems that will effect the area as a
residence
a. Lights burning in the area all night
b. Large trucks stoping and starting anytime of the day ornight
c. Large trucks entering a State Highway that is now a race track
day and night (just look at the skid marks in the road or ask the
Sheriff Department how many calls a year they have from the people
of this area about drag racing)
d. The effect on the resale value of property in this area if Industrial
type use is permitted.
e. The danger of an explosion that could level at least a 1/4 mile of
houses and property
f. Small children that live the the area that could wander into the
tank area and turn a valve, or smoke a cigarette and not know the
hazard that could happen
g. Could a train derail and hit a storage tank?
To end, I can only hope that the members of the Board would look
personally at this request, as if it were going across the road from their
house, to know how I feel about this request and that they go by the Zoning
Ordinance as written.
Sincerely yours,
ao V
Ralph E. Bacon
704 Five Mile Drive
Ithaca, N.Y. 14850
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PIPma' `1. ' ' Our:", lantl"is r'esentl' lacated,` at the''. old McGree Y r. r. sidin south I
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P. of Ithaca; 'oI.n eland owned by John Babcock, :it.' s at the foot oP `NEWFIELD 'Hill ';PP,s r,
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propane oras' delivered :by tankca.r and a R.R.'• siding' was<essential. When `railr;:''. r ,
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service was curtailed into the Ithaca area propane delivery by+transport
t it ti'
replaced it and' the 'ra.ilroad'removed the, siding. Hence: rail service isnot 14t ;� P` 11
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''AACtl'. r: , now: a consideration in the location "of ;our plant..The'present location of 1.
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'6f6 -`I_ the `plant'.is geographically very suitable, so why do we consider movingi`y� sP.
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r.<` The reason is strictly'from the practi"cal-business consideration•of increas :r rAt" ,.
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:# '` { ''ing the:efficiency of *our operation which will result .in lower :fuel cost to
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L_.,' :our' customers4A4(•Faster transfer,._of product, i.e.:less waiting better util 1. J
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PoL:IPp "J `` 3zation of 'manpower 'and trucks:) To do $his will require comple'te-ly re. 11bA C,uiP.ld , I' ,
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for relocation then;�began;'keeping'`in mind the following 5 factor`s:A. 111.P. : r. z
sAr :�>.-- j, 1. Services provided and areas involved and their requirements. � `J7 +,
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''�1 2. Availability of 3 phase electric power. `.
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�Ae, t, � ` r 5: Minimite the impact. of our activity on •traffic 'thr0. Iu ,and w '" y e C
•around the'city of Ithaca, t14
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Gas Service' in' Big Flats;' N.Y, and Mor Gas- Service in .Newfield, -N;Y'. t, , .r M1
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' County Highway Garage,.the,Tar kettle burners for Asphalt roadIrepaiing;`. 1,. -,
r the Tompkins County Home,-N.Y. State Park Commission at Taughannock Park,t ,.;i,
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rU.S. •Postoffiee at W:'Danby; Fire Depts: at Spencer and•"at Van Etten,' Lake
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and Veg. Crops greenhouses'sand farm :at- Freevilfie, Ithaca' College' Athletic
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Field House, Emergency.standby electric generators; WHCU service. the
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Transmitter Station;.Ellis Hollow Community Building. -E! C2iuroh; Church ' t
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Brooktondale;over 200 families in
� Elmira G1ass,Technology.shop in Er
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Because''of the Natural Gas su
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we have basically -four service are
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the Meadowbrook Trailer Court and the ,
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Chain Co'.= and "standby 'fuel servietr
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businesses in theIthaca"area. ;I.
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power is -available to the"Light INdustrial
I/ 3 phase District at 691 5 k`''K
x�' .- Mile dr. , and the site ' is ,�1
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�,; In consideri ossible locations in,:'the Town of Ithaca and eliminating .4 k k_.; r.�
4 3iea4dential zones,.I found -very few, places that were uncongested. -The. propos " „ ,% ,';:
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��� ed location is one. I realize any resident of an area would "be ' conceened >, f t , i r u
t +, 'w
about what .effect anew operation might have, on his: neighborhood. To answer,. -y1 �; I ,A
ir ,
`� this I would Tike to recall ,t►hat Mrs. '`H,'E. Babcock told me in,1951 when I t „::; rr 3=°. A M
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,.F` inquired about leasing land from her.` After I explained what.our,;busines' I1
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r,
' would involve she said "You know the Gables is 'my`'home and I 'prefer not, to .a 1 �`r.:
.1
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t ' ;., . , S.t Y ,'
II have ,anyIno sy 'or objectionable activities near here. She. also said " In `the? ' r. , `>r`s't
h{ .. r.. t It 1. .1 t
t " - .,- I: 1 P 1 x , ..5 1 » r>P ... { z
past we have had many , oppoitunities to rent land at then siding' but never' did , -,, °It's ,t ,
A I :` v ri. 1 i tj IIN
,wrr ` because the peroposedr businesses`'seemed undesirable to us..rr0ur"business was at { °
;< ,
.., ?1-.: YI 117
.not .so classified and the" site was leased, to us,' that was, 26 years{A ago. `:r , , 'gyp+� JI
t,
A From the standpoint of traffic at the proposed location, we note. the . 'r ,_�,T.
s . t , - - r r ° :- v �' `r ,r r Y v 4-4I .,.r NI
following: For our areas to -'the Northwest; Southeast' and South: a maximum of ,' '
t t"1"4 2 trucks er da for , .. , {
1.. { .J Y . 3 H NI
I Ir i
,' rya . P Y 3 delzvery trucks,' a maximum of 2 supply `trucks per `day' . ' .' .ti b,
�%�
o .
,.'. i . , 4. ` a L� `9 .Y iiif
(Dec.76 19 loads for the month) and `3 cylinder deliver truck's
s Jew ; y . per week: v �) f ; nj
d y II r 4 'f •' _ ,...' _ r ` '� ' is J :F r k I6t
_ , r
¢� -,. . ..
If This on. 5 Mile Dr': from Bostwick Rd, South 'to Rt; 13 "- a rox, mi increase r '- AI }r.i ,,
z'; Fr rlPrixn int. 5 Mile `'Dr. and Rt, l south rto resent location 1 4'mi, a� S ' Lht 1=-
t 3 .. • P 3°� 1 Mi. 't >i .Y 4`
r - ,
ATI If .µti - , r ... ... '.'. .. N. `.... �f .. 0. -'. 7;`' .. E+;_
(reduction). An increase of 24 Mi. for, our South' area p'Pfset byY a reduction , , r' At ;'9
- 5
`' y ry ' -' S r At1 t Nr34
Rr�- ,1 �P2;` Mi, for -Four West area;, Overall areduction ofmileage,', and.jno change Ithrur '''" `��;!1•
Ik h . i Y 1- - r Y y 'f '1S 1 y iV7'S• AI
' the 'CitV of I'
`/ `' ,+' J 'that$` ` -. t ..f=' 1 �' d...r tt { xf:J
S S S ,. t tiro . R ^;f
. - r . I -
to i. t' r V _ ,r. i (;j" , "`• 3,
r'
BO sT�l;cK ��
I'' = too FE -ET
TOWN OF ITHACA
NEW YORK
AP' P_. E.� A_..L
- tV- the t
Building Commissioner
and. the Board 'of Zoning Appeals
of the Town of -'Ithaca, New York .
Having been .denied permission to G'. �!/ oClOWAPT -/W('_ *A
as shown on*.-the'accompanying Application -and/or plans or other
supporting .documents;-=for-:�the-=stated--reason--that= the• --issuance
of such permit would be in violation of
Section(s) /
of the Town of Ithaca Zoning Ordinance
the UNDERSIGNED respectfully submits this appeal from such
denial and, in support of -the appeal, affirms -that strict
-observance of the -Ordinance would impose PRACTICAL DIFFICULTIES
and/or UNNECESSARY -HARDSHIP -.as -..-follows. In searching for a
new location there were 3 factors we had to take into'.consideration.
The first was that our,customers are located south, west, and- _
east of Ithaca, By locating down in the "flats" we are most
centrally located. Servicing -our customers d consist of
going uphill with a truck loaded with propane and back downhill
empty.- If -we located on -East hilli to -service S. hill or west:.; ...
we must go downhill with a full load of propane, .uphill to service,
and back downhill empty. Locating on S. or W. hill would pose the
same -conditions. This would increase trucking costs, whIbLh would
have to be born by the customers. Also it would be an extra waste
of fuel an d SECOND W
e"Vo J6 as the availabil y of three 79elo�e4 se
electrical power,
THIRD was the relocation Signedv
of the- two 30,000 gal. ,�-
storage tanks, which are (bac of page)
Dated: Ithaca, N: Ye ee — 197
�.
.��
r%
.tl.
10 tO 12 feet wide and 45 to 60 feet long. The route and distance
from the present locationthe intersection
of routes 34 and 13,to the new_location,would cause the least -`incon-
venience to the traffic -in -the area,
Of the available property in the area, the location at
691 Five Mile drive fits the preceeding considerations most closely*
0 ..
e
e
e
c
'.
.•.
�•
_.._
a
..
-
.,...
r
0 ..
mprove'men! :' ee
1—$ 52000 $ 2.50
51001— 10,0006 5.00
10,001— 20,000 10.00
20,001— 30,000 15,00
10001— 40 000 20.00 r "
TOWN OF ITHACA
APPLICATION FOR BUILDING PERMIT
t
x
40,001— 50,000 25.00 ti ........"_.........66.66.»
Replica on Date
50,001— 100)0001,1 50.00t Number°
P .. ermi __.......--•-•................»
-
100,001— 500,000 75.00at
Date a. r. ....... .................. ...
100.00. .
500,001— 1,000,000 7 ff ff C Parcel Number
. 8
1,000,001 &Over 150.00 . - 66...........•••• • ...»..._»
' " .^ Zoning District _ »
_.
Make checks. payabl•e. to Tmwm of Ithaca; _�__...............
,-
Application is hcrcby made to (build j , extend �, convert E] . ....._---.------------------•--.............❑) a or use land
structure
5'ry) I:`.�: D.1� .Oee.. Rd. Town of Ithaca, N. Y.
at.. -.................... - --- . ,
To be used for ... l-f=�..-_:..__ 6:666.... _ _ -=--------------•---------------•--- �j_._.»
At a cost Of _.:�ix'S
Structure is to be completed on or before yr �' ....................-..0000-, 19...x:0 000-_ .......
6...____ ..».»»
_. __ _
eeteat
Owner of land-:- �iZ ��P� !__._-- iv C_ We.Builder-----•0000i`-�; - _...... III ................._.... atee ... ..
Land Owner's mailing address ..._.....h^-�--0000--
If building is being built for a person other than present land owner, show name --------------------------- . .......................6000-»6000-.»_-»
-
.A
The structure -(s) will be -as follows: Square Feet Floor Area:
Type of - construction - �' 1... ' 'Y�9� _: _: = Basement :_-___-- 9. U �rT.w l.. E A 1 .._....... 66»
O i
Number of stories ` J-' �;. E�`..... .............•--- .....I. _ First Floor_� ... �
-- -:
__________:::.ee-_..—��.. Second_Foor- .. Nurribcr-of l
-
- �oN��' ! T►►9
Percentage of Lot to be Deco i. of �G� Over Second ....I�S� :--6.6.6.6..0006-- _--..»...._...__...__. ».. ».
by all structures .....:___�4 _�`Ies- .... -_ �_Q G� e� w�fi�•s�
at
Plot Plan on Back -of Pcrmit ............. or Attached :. ....
The required permits have been obtained as follows: �' Date Issued
FROM TOMPKINS COUNTY HEALTH DEPARTMENT
ti +
'`ti v Approval of septic system and/or well . . . . . @.a . . . _ �............... ..6.--0- ..._».._....... »»
FROM TOWN CLERK"
Strect .opcning jif-road must be opened for pipes) _ . - •»
6666 6666 6__666.__.
Blasting permit ,(if blasting necessary) .. w. _ . - . . . a ........ .0.000 ...... -... •• ........
FROM SUPERVISOR
WaterTap ....... -•----... ............ ......... District . .. . --• - - - f 7� -.;»_...:,._.......................». -
Sewer Tap_::..- ............... -_ ..--------•----...... District . _6 6 6 a.* ..:_- • = - ............... ...........w :- -
I
_ FROM PROPER 'HIGHWAY -DEPARTMENT " -
Culverts and driveways . ..- . 11, -._ ..... 11 ......• .. ............... •ween-
-
1.
FROM TOWN .ZONING OFFICER
Multiple residence- permit - . ;' 6 6 66 -- .. - .- - -----.M_.. .......................6666
The Undersigned hereby-appplies -for.--permission. to do -the above, in accordance- with -provisions of the Zoning Ordinance -
and other Laws -and -Regulations" of - the Town of Ithaca, New York; or others -having - jurisdiction; -and affirms that -all
statements _andinf ''/ation given herein'are correct-to.the best of his knowledge and belief. 7.
III
Date:.....::.. .,l . b...... 66.........., 19 ...... . - ..� ...=...__.._--.. y✓ �.......... _.
Signature of Landowner.
Building permit ( ) approved by ...........................:..`.......... Progress of work. Checked on: .-
( )
-denied under Section ............ of the -
Foundation
Zoning Ordinance by I. ..........................
» ..............»6666._..»...»
Appeal action : Framing ........---•.....:.....:.... 6 ........-......»..»».
Date of appealIII ............ ................._.......-•-•-------....-•-•- _66:_66
0066..
Trim
Dateof hearing.....................................................----•...---- Completion .............. -...-.... .-... ate ......................... III,
Date of advertising .................................. '
Board members notified ...........................
- Order to refill excavation
» issued on ...
_._---------------------•------------.._....__.._.. Order to demolish structure
-------------------....•-••--•-••--•--•--------...» issued on '-----•--- -
� 6 666_.._._..-......._
$7.150 - Appeal, advertising expenses.
PLOT PLAN
INFORMATION TO BE SHOWN: Dimensions of structures.
Dimensions of lot. Namcs of neighbors who bound lot.
Distance of Struchires from. Set -back of ncighbors. z.
Road, North arrow.
Both sft3e lot lines. Street name and number.
Rear of lot. Show existing structures in contrasting lines.
I hereby certify -,..that the structure for
which this Permit (will be)(has been)
issued (will be) (has been)built ac-
-cording to the latest Standards of the
New York State //ding .0 /
Signed
sworn,
County,
AFFIDAVIT OF POSTING
TOWN CLERK'S OFFICE
ITHACA, N. Y.
I Edward L. Bergen
j
being duly
say, that I am the Town Clerk of the Town of Ithaca, Tompkins
New York, that the following notice hasbeen duly posted on
the sign board of the Town Clerk of the Town of Ithaca and that the
notice has been duly published in the local newspaper: (Ithaca Journal)
Notice of Public Hearings Town of Ithaca Zoning Board of Appeals, Thursday,
June 30, 1977, commencing at 7:00 p.m., to be held in Town Hall, 126 East
Seneca Street (second floor), Ithaca, N.Y., AS ATTACHED.
Location of sign- board used for posting:
Front Entrance to Town Hall,
Date of Posting: June 23,,-1977
Date of Publication: June 25, 1977 ,
Edward L. Bergen -
Town Clerk -
Town of Ithaca
State of New York
County of Tompkins SS.
Town of Ithaca
Sworn to before me this 27th
GERTRUDE H. BEKUXN
Notary Public, State of Neil York
No. 55"5278725
Qualified in Tompkins County
Term Expires March 30, 19
day of June
NOTARY
1
TOWN OF ITHACA
ZONING BOARD OF APPEALS
NOTICE OF PUBLIC HEARINGS
THURSDAY, JUNE 30, 1977
COMMENCING AT 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 under the Zoning Ordinance of the Town of Ithaca, on Thursday,
June 30, 1977, in the Town Hall, 126 East Seneca Street (second floor),
Ithaca, N.Y., at the following times and on the following matters:
7:00 P.M. Adjourned Appeal (from June 14, 1977) of G.W. Ehrhart, Inc.,
from the decision of the Building Inspector denying permission
to locate propane storage tanks with supporting buildings and
delivery vehicles in a light industrial district at 691 Five
Mile Drive, Tax Parcel No. 6-31-2-21, Ithaca, N.Y. Permission
is denied under Article VIII, Section 41 of the Town of Ithaca
Zoning Ordinance.
7:30 P.M. Appeal of Richard J. Krizek, Appellant, from the decision of
the Building Inspector denying permission to construct a two-
family residence -with -equal -square -footage --for each dwelling
unit at 134 Poole Road, Tax Parcel No. 6-28-1-34.4, Ithaca, N.Y.
Permission is denied under Article V, Section 18 of the Town of
Ithaca Zoning Ordinance.
7:40 P.M. Appeal of Urie and Liese Bronfenbrenner, Appellants, from the
decision of the Building Inspector denying Certificate of
Compliance for 116 McIntyre Place, Tax Parcel No. 6-66-5-9.2,
Ithaca, N.Y. Certificate is denied because of violation of
Zoning Variance granted June 5, 1973
7:50 P.M. Appeal of D & H Refurbishers, Inc., Appellant, from the
decision of the Building Inspector denying permission to
reinstate a Non -Conforming Use after -more than one year at
1080 Danby Road, Tax Parcel No. 6-39-1-17, Ithaca, N.Y. Permis-
sion is denied under Article XII, Sections 53, 54, and 56 of
the Town of Ithaca Zoning Ordinance.
J
TOWN OF ITHACA
ZONING BOARD OF APPEALS
NOTICE OF PUBLIC HEARINGS
THURSDAY, JUNE 30, 1977
COMMENCING AT 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 under the Zoning Ordinance of the Town of Ithaca, on Thursday,
June 30, 1977, in the Town Hall, 126 East Seneca Street (second floor),
Ithaca, N.Y., at the following times and on the following matters:
7:00 P.M. Adjourned Appeal (from June 14, 1977) of G.W. Ehrhart, Inc.,
from the decision of the Building Inspector denying permission
to locate propane storage tanks with supporting buildings and
delivery vehicles in a light industrial district at 691 Five
Mile Drive, Tax Parcel No. 6-31-2-21, Ithaca, N.Y. Permission
is denied under Article VIII, Section 41 of the Town of Ithaca
Zoning Ordinance.
7:30 P.M. Appeal of Richard J. Krizek, Appellant, from the decision of
the Building Inspector denying permission to construct a two-
family residence -with -equal -square -footage --for each dwelling
unit at 134 Poole Road, Tax Parcel No. 6-28-1-34.4, Ithaca, N.Y.
Permission is denied under Article V, Section 18 of the Town of
Ithaca Zoning Ordinance.
7:40 P.M. Appeal of Urie and Liese Bronfenbrenner, Appellants, from the
decision of the Building Inspector denying Certificate of
Compliance for 116 McIntyre Place, Tax Parcel No. 6-66-5-9.2,
Ithaca, N.Y. Certificate is denied because of violation of
Zoning Variance granted June 5, 1973
7:50 P.M. Appeal of D & H Refurbishers, Inc., Appellant, from the
decision of the Building Inspector denying permission to
reinstate a Non -Conforming Use after -more than one year at
1080 Danby Road, Tax Parcel No. 6-39-1-17, Ithaca, N.Y. Permis-
sion is denied under Article XII, Sections 53, 54, and 56 of
the Town of Ithaca Zoning Ordinance.
Town of Ithaca Zoning Board of Appeals
-- Page Two
8:00 P.M. Appeal of Leonard B. Liberman, Appellant, from the decision of
the Building Inspector denying permit for construction of a
Boat Club for East Shore Marina, East Shore Drive (Route 34),
Tax Parcel No. 6-19-2-29, Ithaca, N.Y. Permit is denied under
Article VII, Section 35A, paragraph 3, of the Town of Ithaca
Zoning Ordinance.
8:30 P.M. Appeal of Dino and Sharon Marinos, Appellants, from the decision
of the Building Inspector denying permission to convert all 13
units to efficiency type units for long term occupancy at
Spartan Inn, 658 Elmira Road, Tax Parcel No. 6-33-3-7, Ithaca,
N.Y. Permission is denied under Article I, Section 1, paragraph
13 of the Town of Ithaca Zoning Ordinance.
9:00 P.M. Adjourned Appeal (from June 14, 1977) of T. Gancy and J. Sims,
from the decision of the Building Inspector denying permission
to rent to more than three unrelated boarders, roomers, lodgers,
or other occupants in a two-family dwelling at 123 Eastern
Heights Drive, Tax Parcel No. 6-57-1-8.117, Ithaca, N.Y. Per-
mission is denied under Article III, Section 41 par. 2a, and
Special Permit is requested under Article III, Section 4, par.
2c, of the Town of Ithaca Zoning Ordinance.
9:30 P.M. Adjourned Appeal (from May 23 and June 14, 1977) of Robert F.
and Olympia McFall, from the decision of the Building Inspector
denying building use by more than three unrelated boarders,
roomers, lodgers, or other occupants in a two-family dwelling
at 235 Coddington Road, Tax Parcel No. 6-54-7-44, Ithaca, No
Permission is denied under Article III, Section 4, par. 2a, and
Special Permit is requested under Article III, Section 41 par.
2c of the Town of Ithaca Zoning Ordinance.
9:45 P.M. Appeal of Johann and Anna Gebauer, Appellants, from the decision
of the Building Inspector denying permission to rent to more than
three unrelated boarders, roomers, lodgers, or other occupants
or to maintain a three -dwelling unit residence at 229 Coddington
Road, Tax Parcel No. 6-54-7-45, Ithaca, N.Y. Permission is
denied under Article III, Section 4, par. 2a and Article III,
Section 4, par. 2 and Special Permit is requested under Article
III, Section 4, par. 2c of the Town of Ithaca Zoning Ordinance.
Tpwn.of Ithaca Zoning Board of Appeals
Page Three
9:45 P.M. Appeal of Johann and Anna Gebauer, Appellants, from the
decision of the Building Inspector denying permission to rent
to more than three unrelated boarders, roomers, lodgers, or
other occupants or to convert a ground floor into a third
dwelling unit at 225 Coddington Road, Tax Parcel No. 6-54-7-45.,
Ithaca, N.Y. Permission is denied under Article III, Section 4,
par. 2a and Article III, Section 41 par. 2 and Special Permit
is requested under Article III, Section 4, par. 2c of the Town
of Ithaca Zoning Ordinance.
10:30 P.M. Appeal of Eastern Artificial Insemination Cooperative, Inc.,
Appellant, from the decision of the Building Inspector denying
extension of a Non -Conforming Use at 219 Judd Falls Road, Tax
Parcel No. 6-63-1-3.4, Ithaca, N.Y. Permission is denied
under Article XII, Section 54 and Article V, Section 18 of
the Town of Ithaca Zoning Ordinance.
Said Board of Appeals will at said times and said place hear all
persons in support of such matters or objections thereto. Persons may
appear by -agent or in person.
Lawrence P. Fabbroni
Building Inspector
Town of Ithaca
Dated: June 23, 1977
Publish: June 25, 1977
0
' AFFIDAVIT OF POSTING
TOWN CLERK'S OFFICE
ITHACA, N. Y.
= Edward L. Bergen beingduly
y
41
sworn, say, that I am the Town Clerk of the Town of Ithaca, Tompkins
County, New York, that the following notice has. been duly posted on
the sign board of the Town Clerk of the Town of Ithaca and that the
notice has been duly published in the local newspaper: (Ithaca Journal)
NOTICE OF PUBLIC HEARINGS TOWN OF ITHACA ZONING BOARD OF APPEALS on Tuesday,
June 14, 1977, in Town Hall, 126 East Seneca Street (second floor), Ithaca, N.Y.
as attached.
Location of sign board used for posting: Entrance to Town Hall
Date of Posting: June 7, 1977
Date of Publication: June 9, 1977
State of New York
County of Tompkins SS.
Town of Ithaca
Sworn to before me this
GERTRUDE H. 11""
NOWy Public, State of Ne or
g
No. 55-5Z7�2
Qualified in Tome
Term Expires March 30, 19
Edward L. Bergen
Town Clerk
Town of Ithaca
14th day of June , 19 77 •
NOTARY
1
TOWN OF ITHACA
ZONING BOARD OF APPEALS
NOTICE OF PUBLIC HEARINGS
TUESDAY, JUNE 14, 1977
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
under the Zoning Ordinance of the Town of Ithaca, on Tuesday, June 14, 1977,
in the Town Hall, 126 East Seneca Street (second floor), Ithaca, N.Y., at the
following times and on the following matters:
7:00 P.M. Appeal of G.W. Ehrhart, Inc., Appellant, from the decision of the
Building Inspector denying permission to locate propane storage
tanks with supporting buildings and delivery vehicles in a light
industrial district at 691 Five Mile Drive, Tax Parcel No. 6-31-2-21,
Ithaca, N.Y. Permission is denied under Article VIII, Section 41
of .the Town of Ithaca Zoning Ordinance.
7:30 P.M. Appeal of Charles and Margaret Meyer, Appellants, from the decision
of the Building Inspector denying extension of a garage closer than
the required ten feet from the side lot line at 303 Salem Drive,
Tax Parcel No. 6-70-8-51 Ithaca, N.Y. Permission is denied under
Article IV, Section 14 of the Town of Ithaca Zoning Ordinance.
7:40 P.M. Appeal of Stephen J. Pete, III, Appellant, from the decision of
the Building Inspector denying building of a vacation cabin closer
than 40 feet to a side lot line at 820 Elm St. Ext., Tax Parcel No.
6-28-1-32.2, Ithaca, N.Y. Permission is denied under Article XI,
Section 51 and Article V, Section 21 of the Town of Ithaca Zoning
Ordinance.
7:50 P.M. Adjourned Appeal (from May 23, 1977) of Robert F. and Olympia
McFall, Appellants, from the decision of the Building Inspector
denying building use by more than three unrelated boarders, roomers,
lodgers, or other occupants in a two-family dwelling at 235 Codding-
ton Road, Tax Parcel No. 6-54-7-44, Ithaca, N.Y. Permission is
denied under Article III, Section 4, p. 2a, and Special Permit is
requested under Article III, Section 4, p. 2c, of the Town of
Ithaca Zoning Ordinance,
8:20 P.M. Appeal of T. Gandy and J. Sims, Appellants, from the decision of
the Building Inspector denying permission to rent to more than
three unrelated boarders, roomers, lodgers, or other occupants in
a two-family dwelling at 123 Eastern Heights Drive, Tax Parcel No.
6-57-1-8.117, Ithaca, N.Y. Permission is denied under Article III,
Section 4, par. 2a, and Special Permit is requested under Article
Page Two -- Town of Ithaca Zoning Board of Appeals Public Hearings
June 14, 1977
III, Section 4, par. 2c, of the Town of Ithaca Zoning
Ordinance.
Said Board of Appeals will at said times and said place hear all persons
in support of such matters or objections thereto. Persons may appear by
agent or in person.
Lawrence P. Fabbroni
Building Inspector
Town of Ithaca
Dated: June 6, 1977
Publish: June 9, 1977