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HomeMy WebLinkAboutZBA Minutes 1975-01-08 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 8 , 1975 A Meeting of the Town of Ithaca Zoning Board of Appeals was held in the Town Offices , 108 East Green Street , ( third floor ) , Ithaca , N . Y . on January 8 , 1975 , at 7 : 30 P . M . PRESENT : Chairman Peter Francese , Edward W . King , Edward Austen , Lawrence P . Fabbroni ( Building Inspector ) . ABSENT : Jack Hewett , Laurene Ripley , ALSO PRESENT : Stanley Tsapis ( Attorney ) , Mrs . Amy Suzanne Soyring , Robert W . Flannery , Mr 's . Julie Reese , W . Burr Chase , Michael Carroll . The Meeting was called to order by - the Chair at 7 : 42 P . M . PUBLIC HEARING : APPEAL OF AMY SUZANNE SOYRING , APPELLANT , FROM THE DECISION OF THE BUILDING INSPECTOR DENYING THE ISSUANCE OF CERTIFICATE OF COMPLIANCE WITH THE ZONING ORDINANCE OF THE TOWN OF ITHACA FOR PROPERTY AT 847 TAUGHANNOCK BLVD . ( PARCEL NO . 6 - 25 - 2 - 32 ) . Chairman Francese declared the Public Hearing open at 7 : 43 P . M . and read the Appeal as received from Attorney Tsapis dated January 2 , 1975 . ( See attachment to Official Minutes for this Meeting on file in the Office of the Town Clerk in the Official Minute Book of the Town of Ithaca Zoning Board of Appeals ) . Clerk ' s Affidavit of Posting and Publication presented . Mr . Tsapis respectfully requested that pursuant to previous discussions and on the basis of said discussions all previous records on file in re the above noted Appeal shall be a part of this re - hearing of the Soyring Appeal and shall be incorporated in this record . Mr . Tsapis further respectfully requested that the petition of his client , Mrs . Soyring , be amended to include an alternative to the one requested . That is , the Appellant is requesting that the existing lot be divided into two parcels , the matter presently before the Board , and , that said request be amended to ask for the division of the parcels and also in the alternative a request to permit five ( 5 ) dwelling units on Parcel No . 6 - 25 - 2 - 32 with said parcel remaining without sub- division . The Board agreed to hear the amended request . Chairman Francese asked for the additional information or presen - tation of further facts as indicated by Mr . Tsapis ' letter of November 21 , 1974 . Mr . Tsapis stated that the additional information will be presented by way of additional information presented by a licensed realtor . Mr . King wished to stateafor the record that the division of the r: parcel above named would result in one lot with approximately 65 ' of - Lake frontage and containing a triplex structure , and , a second lot with approximately 80 ' of Lake frontage and containing the " cottage " which contains one apartment additionally . The road frontage is approximately the same as the Lake frontage . The square footage of the parcel in its entirety is approximately 15 , 000 square feet . IZoning Board of Appeals - 2 - January 8 , 1975 L Mr . Tsapis requested that Mr . Robert W . Flannery , 1371 Taughannock Blvd , be allowed to testify before the Board . Such request was duly granted . Mr . Flannery stated that he is a licensed real estate broker and has been for about eight years . Mr . Tsapis conducted the following dis - cussion with Mr . Flannery . Tsapis - Do you own in your own name and operate certain apartment : buildings ? Flannery - Yes . Tsapis - How long ? Flannery - 25 years . Tsapis - Do you have real estate on the Lake ( Cayuga ) ? Flannery - Yes . Tsapis - Have you rented apartments on the West Shore of Cayuga Lake ? Flannery - Yes . Tsapis - As a real estate broker , have you bought and sold real estate for clients on the West Shore ? Flannery - Yes . Tsapis - Are you familiar with real estate on the East Shore , both rental and private ? Flannery - Yes . Tsapis - Are you familiar with the Soyring parcel ? Flannery - Yes . Tsapis - How many apartments are there in each building ? Flannery - There are three in one and two in the other . The property has not been sold . Tsapis - Do you know the asking price for this parcel ? Flannery - Yes . $ 125 , 000 . 00 . Tsapis - Do you have an opinion as to the market value of that property ? Flannery - Yes . The $ 125 , 000 . 00 figure is close - maybe a little high asking price - but it is close . Tsapis - Do you know what the rental is , approximately , on the Soyring property ? Flannery - Yes . $ 11000 . 00 per month . Francese - If I may interrupt - is that gross ? Flannery - Yes . Tsapis - If two apartments were removed from the parcel , what would the price be lowered by ? Flannery - $ 30 , 000 . 00 to $ 45 , 000 . 00 . Tsapis - What would the approximate loss in monthly income be ? Flannery - About $ 300 . 00 . The two apartments being removed would not take away from the whole building , but would average out to about $ 300 . 00 . Tsapis - Do you have an opinion as to the best way to market this property ? Flannery - Yes . Sell the entire five units from one owner to one owner . Tsapis - This approach did not work out for Mrs . Soyring . There were no offers for the whole parcel . What do you think would be the best proposal in view of this fact ? Flannery - I would judge the next best thing to do would be to split the lot into two parcels and sell them separately . Francese - If I may interrupt again , I am confused about the ratio you have spoken about between rental of a house and one with an apartment . It seems to me you have indicated a cost of about $ 12 , 000 . 00 to $ 15 , 000 . 00 for a $ 150 . 00 rental yield . However , you then say that if Mrs . Soyring should lose 2 apartments the loss would be around $ 15 , 000 . 00 to $ 181000 . 00 . Don ' t you think the actual loss of price would be more nearly $ 12 , 000 . 00 to $ 15 , 000 . 000 . Zoning Board of Appeals - 3 - January 8 , 1975 Flannery - Yes Tsapis - Based on your knowledge of property on the West Shore , is a lot of 65 ' frontage on the Lake unusual for that area ? Flannery - No , not for that area . It would be fairly common . Tsapis - Are there also to your knowledge lots in that area which are less than 651 ? , Flannery - Yes . Tsapis - What about an 80 ' lot on the Lake and highway ? Flannery - Yes . There are a goodly number of them . Tsapis - Are you saying that those sized lots would not be unusual for that area ? Flannery - Yes . Tsapis - Is self -contained parking unusual ? Flannery - Yes . That is unusual . Fabbroni - If I ' may interrupt , would you please amend that to say that parking is off the shoulder ? Flannery - Yes . Mr . Tsapis now requested that Mrs . Thomas Reese , 841 Taughannock Blvd . , the next-door neighbor of Mrs . Soyring to the South , be allowed to testify before the Board . Such request was duly granted . Tsapis - You have talked to me about this Appeal and I asked you to come to this Public Hearing - ' is that correct ? Reese - Yes . My husband and I have no objection to the selling of this property as a whole , so long as it meets Health Department requirements for septic systems . We would object to the splitting of the property . We live next to the triplex . There would not be enough beach area for the smaller lot should the parcel be split . That is because of the cliff . There is a steep slope . Also , if the triplex is sold as a single unit , we would have an absentee landlord problem , I am sure . There is no assurance that even if the land were sold as a whole the person who purchased it would live there . Tsapis - Have you had any problems with the Soyring property ? Reese - No . There have been five units there for about two or three years and four units there for about five years , I think . Francese - If I may interrupt again , is it correct that Mrs . Soyring does not live there herself ? Reese - That is correct . Mr . Tsapis stated that it is his understanding that Mr . Zazzara , the other neighbor to the North of Mrs . Soyring had called the Town Office and spoken with the Secretary of the Board . He requested that she indicate for the record what Mr . Zazzara had said . Mrs . Fuller reported that Mr . Zazzara did call and very briefly stated that he had no objection to the splitting of the Soyring lot . Of course , he did not know about the proposed amendment to the Soyring appeal as presented by Mr . Tsapis at tonight ' s meeting , so he made no comment on that . Mr . Tsapis stated that he had no further questions . He stated that he would be happy to answer any questions from the Board . Mr . Fabbroni stated that he would like to set out the problem from the Town standpoint . It is found in our records and it has been discussed at previous meetings that two variances were granted on JP this property from the time that there was only a cottage . ( 1 ) In May 1966 there was a variance to allow the construction of a second building up near the road which was the main rental unit . There were 800 sq . ft . on two floors with two rental units . This variance granted two dwelling Zoning Board of Appeals - 4 - January 8 , 1975 units for that building . ( 2 ) A minor variance was granted on that same building for a porch 5 ' from the property line instead of 10 ' . Our records indicate that Mr . Soyring was Zoning Officer for the Town of Ithaca at that time . I would like at this time to have Mr . David Cowan talk to the Board because he has been Zoning Officer from February 1 , 1968 , until my appointment . Mr . Francese asked if there had been a variance requested or granted for the second unit in the other building . Mr . Fabbroni said that he could find no record of such a request or granting of a variance for that purpose . Mr . Fabbroni asked Mr . Cowan if he had ever issued a permit or variance for the third unit in the secondary building or if he had ever issued a permit or variance for the second unit in the main building ( " cottage " ) . Mr . Cowan stated that he had not in either case . Mr . Cowan stated that he understood that the second unit was in the main building in 1970 . Mr . Francese asked Mr . Cowan if there were any building permits or variances applied for for the fourth and fifth dwelling units . Mr . Cowan replied that there were not . Mr . Cowan further stated that it appears from the record that the Zoning Board of Appeals at that time was aware of the third dwelling unit in the second building because they asked Mr . Soyring to come and make an application . At 8 : 13 P . M . , Mr . Francese adjourned this Public Hearing in order to allow the absent members of the Board time to appraise themselves of the meeting held tonight and to allow the members of the Board here present to consider the matter more thoroughly before rendering a qPdecision . Mr . Francese stated that the decision of the Board will be rendered in approximately two weeks . PUBLIC HEARING : APPEAL OF CHASE ' S ROAD STAND , INC . , APPELLANT , FROM THE DECISION OF THE BUILDING INSPECTOR DENYING THE ISSUANCE OF CERTIFICATE OF COMPLIANCE FOR PROPERTY AT 1319 MECKLENBURG ROAD ( PARCEL N0 . 6 - 28 - 1 - 26 . 2 ) Chairman Francese declared the Public Hearing open at 8 : 20 P . M . and read the Appeal request as received from Mr . Michael J . Carroll , Vice - President of Chase ' s Road Stand , Inc . ( See attachment to Official Minutes of this Meeting ) . Mr . Francese also presented the Clerk ' s Affidavit of Posting and Publication , Mr . Michael Carroll stated that the problem is that when they appeared in late August before the Planning Board of the Town of Ithaca they gave the Planning Board 17 points ( see attachment ) which Chase ' s intended to carry out under the zoning ordinance as it presently exists . One part of the project up there depended upon establishing a canned wholesale operation . He stated that they were unable to get in on a canned wholesale business which left a large part of the warehouse empty . They need some income out of the main part of the warehouse . They would like to run an auction service , not a retail auction business . It would involve good used merchandise which would be sold on consignment . These auctions would be proposed to take place every other Friday night . He stated that they have held two auctions already . He felt that the main concern of the Board will be how much interference this kind of operation will have on the neighborhood . He noted that parking is ample for 200 cars and parking is off the road . The building is heated and well lighted . The auction takes place from 6 : 30 p . m . to 10 : 00 or 10 : 30 p . m . All traffic is off the hill by 11 : 00 p . m . The request is of a temporary nature to fill in until such time as they can establish a wholesale canned goods Zoning_ g Board of Appeals - 5 - January 8 , 1975 business . He felt that that is important . They do not intend to get into the auction service as a permanent part of the operation . Mr . Carroll noted that the buildings are only about 20 years old . They are cinder block , fully heated and lighted . He stated that they do not want to disturb the neighbors . He noted that those buildings are going to be there whether they use them or not . It is zoned residential . The Marshall Farm was there , of course , and any other farm business that would go in there would certainly be of a commercial nature . Mr . Carroll stated that they really did not know how long this use would be made of the warehouse . He said that some people are saying that it could be as long as five years before the wholesale canned goods business will open up . He noted that they tried to find canned goods even up in Canada . Mr . Carroll said that the nursery is going pretty well and the wholesale produce business also . He felt that approval should be for a minimum of one year at least . Mr . Carroll said that he thought that traffic is a big consideration , but he thought that the Board has to look at it with respect to certain traffic conditions - - it is not a five day a week traffic flow , just a certain number of hours every other Friday from say 5 : 30 to 11 : OO - p . m . Mr . Carroll pointed out that someone could move back in there and start raising hogs - - there are almost 300 acres . How it is to be used is the question with specific reference to the buildings that are on the property . He said we are talking about very expensive buildings and properties . By way of further background , Mr . Fabbroni stated that Mr . Chase and Mr . Carroll came to the Planning Board on August zw. 13 , 1974 , for approval of the use they wished to make of their property which is about 15 acres of the old Marshall Farm . There was some notice at that time of a certain amount of warehousing , and , traffic was noted by the Planning Board . Things went in there and then we saw an ad in the newspaper for an auction and we called to ask about the ad . They said it might be a one - shot affair and then it was a success . I went up there and checked it out and they had already advertised for another auction . The buildings are much more than just a little farm or a hatchery . They are cinder block and fully cooled and ventilated . There are offices , elevators , and then there is another barn where they were going to have the nursery stock . I asked them to come to the Planning Board and see what they say . They were told that they could go ahead with the second auction as planned . The Planning Board passed the following Resolution on December 3 , 1974 : " RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Zoning Board of Appeals of the Town of Ithaca that a special permit be issued to Chase ' s Road Stand , Inc . to operate for a period of one year an auction service at the Marshall Farm site now occupied by Chase ' s Road Stand , Inc . The permit should be subject to review at the end of one year at which time particular atten - tion will be given to the traffic generated by this operation and its . impact on the surrounding area particularly Hector Street . It is under - stood that outside storage of auction goods will be prohibited . The Planning Board suggests that every effort be made to establish the original intended wholesale food operation at this site and that the auction service function be terminated as soon as possible . " The Planning Board asked that Mr . Chase appear before the Zoning Board of Appeals . Mr . Fabbroni stated that he has assumed that what they want to do is less of a commercial use that what was made of the Farm . Mr . Cowan noted that what has happened was before his term as Zoning Officer and that he had thought they were referring to the dairy farm . He stated that Zoning Board of Appeals - 6 - January 8 ,, 1975 he could see now that the hatchery is what is being talked about . He noted also that R- 30 can have a farm in it . Mr . Cowan agreed that what is being talked about here would be in the category of a non- conforming use . Mr . King asked about the dimensions of the property owned by Mr . Chase and he was told approximately 900 ' on the Mecklenburg Road and about 700 ' back . Mr . Chase presented a map of his property ( see attach- ment ) . Mr . Fabbroni said that he had trouble here with his interpretation of a more . restrictive classification . His final opinion was that what they want to do is more restrictive as well as would be waht they want to do with the wholesale produce . It was his further opinion that if the auction business becomes successful and expands to more than once or twice a month , then instead of granting a blanket approval the Board should issue a special permit for this use that the Board can review after a year ' s time . Mr . King . asked Mr . Chase what they are auctioning . Mr . Chase replied that they are auctioning anything but livestock starting about 6 : 30 p . m . Mr . King asked what the zoning is again . He was told R- 30 with Agricultural across the street . Mr . Fabbroni noted that in view of the business that was there it evolved into a non - conforming use before Chase ' s bought . it . Mr . King asked what is the non- conforming use . Mr . Fabbroni stated that it is the commercial hatchery . Mr . King noted then that it is a commercial non - conforming use in an R- 30 district . Mr . Austen reported that he himself saw that parking was a problem at the site last Friday night ( January 3 , 1975 ) and that there were a lot of cars on the road . Mr . Chase stated that they were caught short of help that evening and there were not enough people directing traffic to the back of the property where there is ample parking . All the cars were stopping at the office since there was no direction to the rear of the property and the overflow was remaining on Mecklenburg Road . He assured thetBoard that such a thing will not happen again . Mr . King asked what is the balance of the farm being used for now . Mr . Chase replied that it is used for general farming and the raising of vegetable crops . Chairman Francese declared that the Public Hearing on the Chase Appeal was adjourned at 8 : 50 p . m . and the Zoning Board of Appeals retired into Executive Session , The Public Hearing was declared to be opened at 8 : 55 p . m . by the Chair . MOTION by Mr . Peter Francese , seconded by Mr . Edward Austen : RESOLVED , that the Zoning Board of Appeals of the Town of Ithaca grant and hereby does grant under the provisions of Section 77 , paragraph 5 , of the Town of Ithaca Zoning Ordinance , special approval to Chase 's Roadstand , Inc . to operate an auction service for a period of not more than one year from this date at property on the Mecklenburg Road in the Town of Ithaca , known as the Marshall Farm , and being a part of ' tax parcel # 6 - 28 - 1 - 26 . 2 and comprising approximately 15 acres . The outside Zoning Board of Appeals - 7 - January 8 , 1975 storage of auction goods is prohibited . All parking in connection with an auction shall be off Mecklenburg Road . Auctions shall be conducted only during the evening hours on a frequency no greater than one a week and approximately between the hours of 6 : 00 p . m . and 11 : 00 p . m . This approval is subject to review by this Board . The auctioning of livestock is prohibited . The auction service shall be limited to taking place in a building known as the hatchery shown on the attached sketch . There being no further discussion , the Chair called for a vote . Aye - Francese , King , Austen . Nay - None . The MOTION was declared to be carried unanimously . The PUBLIC HEARING was duly closed at 9 : 05 p . m . ADJOURNMENT Upon Motion , the meeting of the Zoning Board of Appeals was adjourned at 9 : 07 P . M . k Peter K . Francese , Chairman e Zoning Board of Appeals Town of Ithaca ;z a Respectfully submitted , Nancy M . Fuller , Secretary . AFFIDAVIT OF POSTING TOWN CLERK ' S OFFICE ITHACA , N . Y . I , Edward L . Bergen , being duly 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 to be held January 8 , 1975 to consider ( 1 ) Appeal of Amy Suzanne Soyring re Parcel No . 6 - 25 - 2 - 32 ( 2 ) appeal of Chase ' s Road Stand , Inc . regarding Parcel No . 6 - 28 - 1.- 26 . 2 , and to hear all persons in support of such matters or objections thereto , both cases being appeals from decision of the Building Inspector denying 681& o sl f aL jCertificate of Compliance with the Zoning Ordinance Sign oard used for posting : Entrance to Town of Ithaca Offices at 108 East Green Street ( third floor ) , Ithaca , New York Date of Posting ; January 2 , 3 , 4 , 1975 Date of Publication ; January 2 , 3 , 4 1975 Edwa L . Bergen Town Clerk Town of Ithaca State of New York County of Tompkins SS . Town of Ithaca Sworn to before me this day of 19 _ NOTARY JOSEPH A. P.UNDLE Notary Public, State of New YorK No. 55-4507134 Qualified in Tompkins Count Term Expires March 30, 19V ' TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBWC HEARINGS , By direction of the Chairman of the Zoning Board of ,. Appeals of the Town of Ithaca NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning 'Board of Appeals of said Town of Ithaca under the Zon- ing Ordinance of the Town of Ithaca on the 8th day of January 1975, in the •Town offices. 108 East Green Street. (third ❑odr)i. Ithaca. New York. at the follow 'I ing times and on the following matters: -' 7:30 P:M. Ilam. from the Appeal of AmY Suzanne SoYnng. Appellant. decision of the Building Inspector denying the issuance of Certificate of Compliance with the Zoning Ordinance of the Town of Ithaca for property at 817 Taughannock Blvd. (Parcel No. 6242-32). Ithaca• New ' York. Certificate of Compliance is dented by the Build- ing Inspector under'.Article IV. Sections 11 and 16. and Article VI:Section 26: • • 8: 15 P.M. , Ilam, from Appeal of Chase's Road Stand. Inc.. Appe the decision of t6e-Building Inspector denying the is- suance of Certificate.of,Comphance with the Zomng Ordinance of the4Town of Ithaca for property at'1319 Mecklenburg Road:', 1 Parcel 'No. 62&1-26.2) Ithaca. New York. Certificate of,Compliance is denied by the Building Inspector under Article X11. Section 55. Said Board of Appeals will at said times and at said rt of such mattersor ob- place hear all persons in support appear by again or in jections thereto. Persons may person. L awrence P. Fabbroni flared: Building Inspector . . f ?� December3L1914'. , Town of Ithaca 1 publish: - I , January 2. 3. 1. 1975 ,4 1I ie s j i'�.r}. �•3. 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Y>;.. y{ ...v , �,, -:� - ;;ti=+zt crr r :%f '�-.C'•.' _:» ''w,'A;r . =�rv'• , P; .<y zf d "..=�' fC.tz t:t,. � .,-i,;x r'P" ;-� fi�r lit 7d' '�.,.y - x. L .r „ C`F. -...... • �, sa*a< .'!: : q "kbf�°L. . "-. -� _�,,;.r•s�oW, �SP.v. a., ^.o-I" " sr.."�'3.n, "�.7*,t�'r ,�. � W`Nt "- r tr � .er ..- *` "` ..x 'x- , •rt 't 9"�s'i. , cr .r 't'tyt" �v" "s�7,,ryr.�v.;:, a \.�« z u ,e::hi "'2' p., . `,,,-v a- . :5<ie= lr A, 1`7 �:,;? ySa�r+�,ID.,. �_3_i'y�+y^_�•"-',,.w.sX" as5he "'.,,,t•kyr•.`ti'r"i ' y �'. .;' .. r.....-'� se st-r-, .,'4y�, e a`Sx_ a:F• r.:.u. W ' s'�. ",a•-t-,,, ?'r } 5. )-• G 5 eroJ, 1 .�. K- h43?'. r •S,7��r _.. " ♦rf._T -'j*^ ,y.S. 7""S^ f "P`•'P c,i e +Tn, rt 5<, 4..n, .2- rt t( - .a Y Y.M+ t �. t' r 1. , .tr' . �" F:•; y .,§�.agr ,,-yrr >F +u . ::- .` ' r , r ,tir ..; :-..;wi'te a:»3,fi" ""' rI !"� .r ' .v' _ _ �' w ,3'2r :.ykoOvvta, E '�- a: x� wr By direction of r.the Chairman 'of t the `Zoning Bow of ..A ' peals- : oft% �; ° t =" a -, . �,t , %�'� #. ".� 'Y :.� X-t`',it y•' :."r S ..v,,.ad >n 'k� •. - a"� Jvy t a r n t `C +S. w f - .+p,„vW� + 'ear.µ k a, N+..c.,3��' w ! . G,.T • 44�� y ts�, � %`i.w i 4�.r,. .-x ✓ t r r5^r,4w" k Y It w •: r Yv ¢'b-^ 4�.re Ci.4 ( t"I ... � ur'f4.. r ai* 'lt DD ', ?r w 1 I3r-. . � .".d =yr,y'�° ` , v ;G.. i" w�C 't` d`.,Ae F�7-Y'.. .a > S ,x�. • 4. N }'+ :y,•�•y yH r, ��,� ,,�� d .> r«. .,S`• .,�... �, - .sh-. £ <�-.. n14 jr {,^„'( I %.+,A�.Ty 't`, R '` , i} .T.` nk WhY .t t- W' e ,c+,"3 ,.ti«.�`,. k ,� t �.. td„ f t 11 J 5 '^ a. �,r ,,:,r"> i"St. ci`'7 .f, r. oT}-.+ 1Ad: s. ...� y.ii' [ f:,4 + # ti' I u r- .\*r 'y'tx t _ h ur... x ..n+�.'. •t „•5 , �-.. -e ]w _ ri..X„!' +>. 'd + .�.« 5,y1� .r-kaFy y4•.rp' ,+`. w -^h.:f,,'; _ rC+.'}.s: w. fS,+ty.Y y ' tP S'c �' Y.3,$y� >er: 1 ., - - f�aTown of t'hacax NOTICE IS HEREBY GIVEN :that , Public • ngstwi�ll1,l - � ' ' < : 'ar . 3`h7 :..> ..-j =v e "'Yi'p -' a + +' s.""V;:: ' ~` ;. r"%.t�' t < is + , r t Y' •? ,qa' - 5t> - .; . -X "t e . .o:, ... 5",t.�l Y,f 'asti" "a-; - ,t: -" z '°r.•- „ t M. .r_ *t - 4" O` do r,x ,.4. ...r1a {{'9t•' t Y f i r .. 'h• ry •. ♦ .t„ . . ,.�..I - ♦ a 7> _ a � n-.S r .' .dr .t t 'b '�" ;h,�ka �w-,x- F, ,+'r.^r .`�yy cg v+' r.ra « .1. �_�,•t s '" F y S.t'ia-1" ,' Qs` I' Xk '>.: :r _N < "' r 3= fir. :,++', '"'j� ..� ^ ' �� •- x �„ ' x'• - naF♦ .'.... . .2' 3'. r. 4",.1oa-4 s"" . _ ', Ar ' , ix '," I' 1 � � .6.a , v,,.a,�£ .• ,e-+ ? n- ,t. s,RS� /,-st , ' � rt ; held : by _the ZoningY:wBo-ard34of Appeals of said Town of ; 13Iunderth'ei 5 3�,� " 1p fr •}r 'x jrf z,, s ,:z:�r .:# _ ..y; -.+- ..;,.1„ ,,., µ _. c p: ,._ ..; � ; i : v . rY „c s,. .r:::. Rs, •Y •+ s _'S"^{s y, T,:i::or . ,.., + 'y \ sr, r .� .t z ..} Tt- xi i rte,., rrc^t ak i .+ _>,_. ..s .t :'.t` "Y.Y R, \h ..,. ..< . -L<. ,t5' \"c:$' M`.`cx r i },,� • ,3 sem, •.. _d 'p`2 •'a -e . i or, ^Y .vi? y^"v"' r;._.s a .," "9+ t'.I �t<_yT` _ , } - _'^ a .s,-y F b r+vr. -F'•r•q M ' ,+,u . r w,-t r� F E {' ^T''.a 'r a ,y "'fd:f' ct` C `kd. "1 "'"'fir ^-.♦' r.. ., ."" 1` ' or s-r''7C,f t w'•. •4e r 4`",f,.' c' .. F;. �S: r 'kd. "'b Jx' 7rw ` +`i x 2. t .Y 1.^l• 4 t tYq,� -yh .a . ° Zoning Ordinance of the" To r t . 3 ). -1. I .r :� � �� • ��� � ::ti - ,,�Y:.�; h g ,.�� wn of Ithaca on the ' 8th dayz ,Tanuar;y, . 19s7,5 ; ter, ' `v ,t,'!'y ',V t hr "-If or )tt,rr I `or-ro, .�'ti - '..:�. yt'e " '_+, "` c O,> �, 7 a - t S Y Y �..t� '^ 22 Y ! "S�' •'9."- r 9' .` r^` 5 i::,. b+ . .:yFd. �` s. ,,,..,`" t > ?.:-; F ;r }:3S� "`',�c .fq 7" r �'"!.y F4 -.W E'er. y h L r d "' r.:� 'c f"rk s' 't1 fiw`„yw` +,:f't}Y' t. ""S s5v'f•,' i. , a owF '?5"' :� 3.y orr �-t "� ;t' -5..T4 } , ro _ }.= `- a 'a, ;�•t.,+y. a 'p,�e''44,.,r,.:�tr �+y'4`�_.{'� i t a a.' ♦ tN '✓ ` ,j•,� xra xsL �.Ii>p. ,i�r 4,✓- .:3.? x'„% kIll S . =.,..4^ n-.v,.. 4,J•.?' .. - _ :� .. . '1'. "�'' Ji,,l-, t,4 .rk +3�ca; `Y 4. w, , `''4r ,1+- . ham; i `.,'d"sbs±.2 "3_ to. rt'ri "`'�'Auz'r=r+♦' y j�t�`' e,`+IL o- t l" an the Town, Offices 108 East . Green S oeet ( third ': flo -Q ; haca;' ,,News : . S i" i w. �^k..+..�..<`. ,. �l'o.t' `cv�"> vt / `_:'.L l `.. �. , ^ a' , r V`.,!-.'".:a a'^.k�+- '" <• v. 4Y.-n.I,_ k. t ..:.; - }, _ f STs � � .: v. vow, > ., K .� �,.✓`3If, I� . I<_4r,, . V,v AF y . �^- ''.E4;5'.."',Y- r 4 . r.. ,,-} *'tF_' ,._}c, b . £.. .z�i+• i - 'x Cz3- - y� .tt ', .Parr J- s-.. - f -. 'M F.. '^i'°t...•.9 ".0 _ � +'�.c^..v r!�i.,. +4 ^.,-: t } -�: f^i+i Ti„_`�^"-. - Y'S. -+�„ yv- ' "ye`',v '4yu. +h x ..+C• :k✓�L� :ti:_w Tl' t .a-. ; z '6 ..�£�i`u. ti-,'�'w ,_" . . • � " _ . ,. t, lis'- ' ' y t rt ' ` . '"kt ,e.- ., -h, '�, ., cam+" _ r^ N` r >ta- t "L „5 ,. :.'v&'s.x.,✓.:+. g z , -9, .,,,. ez Nx d Te`: x - .`* ate-... ,s. .d:-. -£mss - 3.. - , ,t^` x .y, 1 t d •-•v '_ x ' - Y "n_;-4,.t 't'r'y w:pY,r,Cvs .:: "2 t,.,,. ; , x .:+" ,?.c } ..�'+.i*•.,5.-5 ,. -� 1, _ "S,�_',.`.�' ''�tea. „ a ..: .0 bj y„ ¢r �,- yx s1y' ?d .vt°'" ',w ' �` `" �z ' - ' ork at the. followin times and•. "on t2 e� followin matt._ _. s : sH �L `�; •-' a",r t•^. Y^jY*ut-5a -. :n ,r.'•f,,, . . tm+, `s>^'i:�' <. e �� � . ; THIS IS TO CERTIFY THAT the following persons were duly notified by mail of the Public Hearing called by the Building Inspector to hear the Appeals of ( 1 ) Amy Suzanne . Soyring and ( 2 ) Chase ' s Roadstand , Inc . , said Public Hearing held in the Town of Ithaca Offices at 108 East Green Street , Ithaca , N . Y . on the 8th day of January , 1975 , at 7 : 30 p . m . 1 . Saino 2azzara , 853 Taughannock Blvd . , Ithaca , N . Y . Parcel No . 25 - 2 - 31 , 2 . Thomas M . Reese , 841 Taughannock Blvd . , Ithaca , N . Y . Parcel No . 25 - 2 - 33 , 3 . Oscar & Elizabeth Westfall , 154 West Haven Road , Ithaca , N . Y . Parcel No . 28 - 1 - 26 . 1 . 4 . Charles and Grace Ostrander , 142 West Haven Road , Ithaca , N . Y . Parcel No . 28 - 1 - 27 , 5 . Donald & Genevieve Henry , 140 West Haven Road , Ithaca , N . Y . Parcel No . 28 - 1 - 28 . 1 . 6 . Helen DeGraff , 122 West Haven Road , Ithaca , N . Y . Parcel No . 28 - 1 - 28 . 2 ; Parcel No . 28 - 1 - 28 . 5 . 7 . Nancy Lee Fidler , Lansing Apts , East , 9 - 2F , Ithaca , N . Y . Parcel No . 28 - 1 - 28 . 4 . 8 . State and Aurora Inc . , 138 Prospect St . , Ithaca , N . Y . Parcel No . 28 - 1 - 25 , 9 . Radio Ithaca Inc , , 113 South Cayuga St . , Ithaca , N . Y . Parcel No . 28 - 1 - 24 . 10 . Cecil Shulman & H . Wallace , P . O . Box 727 , Ithaca , N . Y . Parcel No . 28 - 1 - 20 . 2 . Such Notices having been mailed by me on January 2 , 1975 . Nancy M . Fuller , Secretary Zoning Board of Appeals Town of Ithaca ( Sub- division of : ) Marshall Farm, Ftt . 79 , Town of Ithaca , to. - be used as follows : 1 . All operations will be agriculture oriented . : 20 Wholesale produce business . 3 . Possible retail produce business ; (No road stand of any type to be on the main highway. ) 1� . Greenhouse , wholesale operation out of main dairy barn . 5 . Grain storage infthe grainery. 6 . Bulk storage in the pole barn. 7 . Flower business , wholesale out of . the milk house . 8 . Storage rental of the agriculture items in the hatchery building. 9 . Rental of office space if needed. ! 10 . Rental of two apartments and one tenant house . 11 . Large house to be used by one of the owners of the business . for his home . 12 . Garage use for parking of company equipmento 13 • Bull barn to be used for storage of peat moss , marble . chips , and stones . lb . Land to be used for nursery stock - growing and planting ; also for cash crops , such -as sweet corn, peppers , beans , straw- berries , etc . 15 . No live stock of any type will be on -the location . - T 16 . No type of light or heavy 'industry . ill be preformed from the location . All operations will strickly agriculture . in nature . 170 The0are involved about 13-lh arces , all west of the present location of the building knoimas the bull barn . The line will run from the center of Rt . 79 , south about 6501 to 700 ' feet , west , about * 9111 * feet , north, about 650 ' to 700 ' feet , and east about 911 ' feet . . This property is located about 700 ' feet west of the rend in the Town of Ithaca , known as the West Haven Road, and once known as Titus Road. - i i yah d'� 1 " R �-run- NSA 4 UNE N Pma `�• o SEU ) 5 no t ors t 15 � ' � 7 - 6� (3 Arn/ S to 3 E Rt�y �� ► u�t�a y E �i '� Bq�,rft4000 o � •MRN � � � a � Ai U �i J o i C ic LVIt4u 7 SE LLE "� - ' - ' aav oa:a aaaa ua'uaou oaar � • to .> v& o & r• wauow wav�� 6 Yw -• Y � •u • .� - uv .: wY � �•� w •aawv - under and all buildings and improvements thereon. A I Jin . v ; r` t ! • .:p. ! .. III•ti ,yy�� e, ! M1 ,:'i i 1 � v.' .-ir" - . .-r J �. AY .f b'� f .f p 1 ` - is - .> . '•a r +l• 4' }., A if a " � . a ✓ i-: ..* C . a - ' V, i .. Y r N (r f�"2wto t4JJ � �� r . r y A. . 1 �. +, h , ; ♦4 T%y4 � ^'o' i ,y. 4 .�'1 . a ^. +o f� _ ! 3+-. -fl III ; f r. ,a,1+4 .` Al t ar ? J`F A IV A. I.Ith` .*S, - F.' s r ty It `� 1. ) ' _s �r' .,� ^� I ll, r a y}s Y1A. i -�.. • �. ..;e t .r i. •f - ty tiq 2U � ...e • Lt.i«+ . . 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C d or I r w ` 1, ti �'' 3 )a �. trw. i+0. ; rl �-h:.ol ; low, I r "ac K I •• a < Ks":'. a .ss 'fTIt 'Ol-T f' y.} .y+'r� is u •• l ,f': el tr 1 'S' V .f . s _ ori .n _ I, ' - t J ill- is' r" -'Xi >i'u y �F ♦ F r -11 ; < - lfi foolr . - F e { . D a.- :.• �j i :aY. wy�.k�- L 4+c'y..11 -. '.w �t M y r 1 -Xi' I . _ r�I 1. a ;,. .1 � �Y,,. ± r III v L 1 A' r TOWN f; f' ITHACA ZONI NM; BOARD OF APPEALS MAY 1751 1966 A meetiniz of' the Town of Ithaca:. Zoning Board of Appeals was held at the Town Offic -� s .. 103 East r"reen Street , City of Ithaca at 7 : 30 P ,,. M , on luasd- y ; May 17e 13660 MLmbers of the Board present were : Chairman David F , Powers . William S , Scot ; , d ' ee Roger Sovoccol , Zoning Officer Andy Soyring , and Secretary Chery S ,, Benirat i r , . Iso ( resent ware Mr , and T'rs , Gt, Re Livesay Lit' Sfs`t APPEAL - Si�YDEt HILL ROAD FIRST CASE A Public Hearing was called to order at 7 : 35 P ,, M ,, Chairr:an Powers c� p ? a fined to the rc�mb:� rs o f the �` and that Mr o and Mrs o Livesay had bceri denied a bulildi ^.; perir. it to build a gar age within So feet of the right of way of the road , The members of the Board studied a sketch of the pl: operfiy ; FJizii the proposed garage9 and arrived a : ' the ro lou� in, FINDINGS O FACTc le The denial of the building permit arose through mis -nterpret•ation of the Zoning; Ordinance a there mas - no Town-t Zoning Officer at the time to guide the applicant in applyinn for tine . building DE' rf3ll t e 2c At the time or app :iica t i on for the building permit , the applicant did not know the width of the right of way of the highwaye Opors otion by `fir ,, Soya - cool „ seconded by M . Scott , and carrled by unar: i. rsous vot � 9 the rndinh' s of fact were adopted and the appeal granted , This public Pi' c? ri :lr� was adjo4.%n. e6 epi 1 , 40 PJ1 , ]Note : No persons appeared J cppasi tioFi to .the fcre _; o « � Oty' j� j 1y?� S � ? !t ^ t :1 1{3 . 1Fl^ L.. �_F � I'� ltl: j� Z; � 1 iJ •� "' .7 .E COMD CAS 1 � Al� "EhN rti c•• � x— • Yi.os�'MaC+a[ SJ/:b..T!I :'r' :aIISS.i+9�sma^„GtY:..SCJ : T '.i'V!. tGY � 'V�I� � x• �.aYi1TJ r. PiiJ1iC isnarinq was called to Oft.,nder cit 1 . 1. 5 P . M .. ChaIrmna i PowGrs e.. plain d to the * Board menji berS that Mr , Soyring, ilad begirt denied a building pe�^m1 t to b gild a tc .o � fr �:. :_: ily d ��T � 1 inQ an .? one � far► i1}r dwelling 10 tc As of May 12 : 1r .. SoyL' ing made ai: 1icatior. 'Oil a variance t0 build L Id two " .ictii4i1y dwelling, and also Lor c setback of 1 �) feat instead of 2s feet f onom the road for said dwelling e After stud' ing the sketch Dre5ented by ? ir C Scy» i nga the members of the Board arrived u :, the MIIIIIIIIIII �: liowingas ly . rr '� � a _ _ :: 5 � :. '_iL .. �,� E} l: j.': y-1 e-i iZ �. ; . : • ... t� �; . ' la�: v°• .r.. 1 6 r^„ AftftL J. �. 'arta sc 'c � bac :� <^ �, = Est e i5 fay c is more than the avara � p r. sL L. back to 4hr north and south of this properryo 'I. E? TCipC r `i ) 11 %r is Cii. y' j. 11001T 't iv;k! whn ch to bui' d because the ciF's l . d �vpV cr :.: sharply to he east ., f : . .. < tC rn c t ? C? " ' iii `" !- �i't ;IC Y_ __ t 'C.C! r' r: u �? � ] S �' Cts � ZS l�: i � Q CiE?r"._ Yi' yl , ') s? i.' i.t .. _ . `� C17r" r;. 7; t3..• � Slas �i .Jv A Fie o .`: � i.� b ' ). x.-11 •-•' Cor, o . i C? 4. :tnE req r � {{ X' r : . li Q� () L11 0110 yc The c IT,DI" r. : C1 c7i==a or t e-w two buildings 'v i l not E"-sceed $ }le p -- o % OSCCI1 "? dZ 3 G' OiTI ! i � S [d7 tl1 Se '` on 68 of hc, �4own : ✓ U�� d.. � ru. ne:tc y !. Z' 41 � 1G' Nle° �l � .p Jt cG"� = i' O'l r: �+ LitR� int: �.� 1 .� ` U `.' no - a ' f . c Ila t_. a d c r a Ci '`t. £,=_ �i D `i L. .�iI� lai .l. .r.: 1r/ a C) 2'= t11e pr°oposea use =I' ;::4 � riJ ' 7V0 _'. �- , ; ;? ZIG2T'! z� t�. tFo - ? 1I - V Of :eil M ( C.;2 _ ii�0 Lir: L �: RS `r' .. :) yTl `� _�. ,j ..�.-. :�. �: i.? . C3 '� '.�. by Pi v 'SCC% • ` n t -. e 1 � ' " C `C � eir Carried C1 U5: k�: an? . i`tou' S 4iii 't<' ; :dii '.i inn ed tha t tilp, !' indingyS o , rCbe adop ed and . Y, Y'c sZ '� aC to L` i.: 11. Q � t; d? PY' J �� �? ieCl giltY ldlT7g andtha " theC. be D1;i1 "_t nr• Lt? S : Shan _ J Tec. from the fight or wa1s line ., 0 No t) L � ; otos ann �� aretbd ire O ;: posi•tlo .z tc the foregoing z : x •:. :� T` ? ii was as 7oLvrned ' L.i.'P•.• . c.tw 'a-� '-� dei ' RespactrUlly submitted , Cheryl S ., Baninatl --,�• �:=';'� � � Secs t. ary t CHASE'S ROADSTAND INC. ido 1319 MI;CKLENBURG RD. ITHACA, N.Y. 14850 ` TEL. ( 607 ) 273-7250 - s ,�,�� � ��� ;� ��.� S ✓��-�'�`t.c, . moo-- 11.c, u.-��-„ 00 lin, � • ."� d z-c/t— O -� �ciJ�C/�'` P�� C.�-�,Gc�(i.--v�-�, / 1 l�C7TiC FiC.%' dU> V � - 71 i ti; CHASE'S ROADSTAND INC. 1l1ti�7 �, � 1319 MECKLENBURG RD. ITHACA, N.Y. 14850 TEL. ( 607 ) 273-7250 /J--cC/� a l/ r C/I L U G� n ,. %A;;�; �;;;�• CHASE'S R.®ADSTAND INC. 1319 MECKLENBURG RD. ITHACA N.Y. 14850 1( ` TEL. ( 007 ) 273-7250 �� c�tJ Yi cJYrL(�r C3 d �-C1 , Gv i V/ CL ` , mil b Amm cif ,� CQ.wci/�✓yl � G� c�-i �^..�� /�titi7� lic�lS tit ✓�2 �✓ � ttt-