HomeMy WebLinkAboutZBA Minutes 1989-05-10 FILED
TOWN OF ITHACA
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• Date
TOWN OF ITHACA Clerk ! 3
ZONING BOARD OF APPEALS
MAY 10 , 1989
A regular meeting of the Town of Ithaca Zoning Board of
Appeals was held on May 10 , 1989 at the Ithaca Town Hall , 126
East Seneca Street , Ithaca , New York .
PRESENT : Chairman Henry Aron , Edward Austen , Joan Reuning ,
Edward King , Building Inspector/ Zoning Enforcement
Officer Andrew Frost , Town Attorney John Barney .
ABSENT . Eva Hoffmann .
ALSO PRESENT : Richard Lane , Robert Boote , Paul Jacobs , Linda
Jacobs , Nicholas Barra , Slade Kennedy , Jr .
The public meeting was opened at 7 : 00 p . m .
Chairman Aron stated that all posting , publication , and
service by mail of the public hearings had been completed and
that proper affidavits of same were in order .
The first item on the agenda was the following .
APPEAL OF EVELYN AND RICHARD LANE , APPELLANTS ,
REQUESTING VARIANCE FROM THE REQUIREMENTS OF ARTICLE V ,
SECTION 19 , PARAGRAPH 2 , OF THE TOWN OF ITHACA ZONING
ORDINANCE , TO PERMIT AN AREA EXCEEDING 200 SQUARE FEET
TO BE USED IN CONJUNCTION WITH A CUSTOMARY HOME
OCCUPATION LOCATED AT 333 WEST KING ROAD , TOWN OF
ITHACA TAX PARCEL NO . 6 - 37 - 1 - 27 . 2 , RESIDENCE DISTRICT
R- 30 .
Chairman Aron read the Appeal as submitted by Mr . Lane .
Mr . Lane explained to the Board of Appeals that the building
where the manufacturing of his wood crafts takes place is
separate from the gift shop area , thus he needs a variance to be
able to operate his home business .
Mr . Frost referred to the plot plan and the floor plan that
were submitted for this appeal , attached hereto as Exhibit # 1 . "
He stated that the interior portion of the gift shop , as he
determined it , is 200 square foot . The area of the woodworking
building is 39 ' by 291
.
Chairman Aron read a letter into the record from Christiann
• Dean , to Mr . Frost , dated May 3 , 1989 , attached hereto as Exhibit
# 2 .
Chairman Aron opened the public hearing . No one appeared .
Town . of Ithaca
Zoning Board of Appeals
May 10 , 1989 2
Chairman Aron closed the public hearing .
Mr . King stated that he has visited the site and he was
concerned about the wood that is piled around the barn area . Mr .
Lane responded that that wood is going to be put under cover .
Mr . King said that the area where that wood is stacked does have
to be cleaned up because it is visible from the roadway .
Chairman Aron asked Mr . Lane if he understands that if the
Board feels that he should have the variance , it will be expected
that the area that Mr . King referred to will have to be cleaned
up . Mr . Lane responded that he realizes that . It is because the
weather has been so bad that this has not been taken care of .
Ms . Reuning made the following motion .
RESOLVED , that the Town of Ithaca Zoning Board of Appeals
grant and hereby does grant to Mr . Richard Lane a variance
to use the barn for his customary home occupation with the
following conditions ;
1 . That the area be cleaned up and made more presentable
around the barn ;
and be it further
RESOLVED , that the variance be granted for a period of three
years and that this variance is granted to permit the use of
that barn in conjunction with the shop even though the total
square footage of the areas exceeds the 200 square feet .
Mr . Austen seconded the motion .
A vote on the motion resulted as follows :
Ayes - Reuning , Austen , King , Aron .
Nays - None .
The motion was carried unanimously .
The next item on the agenda was the following .
APPEAL OF ROBERT A . BOOTS , APPELLANT , REQUESTING
AUTHORIZATION BY THE BOARD OF APPEALS , PURSUANT TO
ARTICLE XII , SECTION 54 , OF THE TOWN OF ITHACA ZONING
ORDINANCE , FOR THE 16 ' X 23 ' ENLARGEMENT AND EXTENSION
OF A NON - CONFORMING GARAGE LOCATED AT 662 CODDINGTON
ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 49 - 1 - 15 ,
RESIDENCE DISTRICT R- 30 . SAID GARAGE IS 7 . 7 FEET FROM
THE SOUTH SIDE PROPERTY LINE , A 15 - FOOT SIDE YARD
SETBACK BEING THE REQUIREMENT UNDER ARTICLE V , SECTION
21 , OF THE TOWN OF ITHACA ZONING ORDINANCE .
•
Town of Ithaca 3
Zoning Board of Appeals
May 10 , 1989
Mr . Boote addressed the Board and passed out photos of the
garage . He also handed out copies of a letter to the Board ,
dated May 2 , 1989 and signed by Mr . Theodore J . Fowler and
himself , attached hereto as Exhibit # 3 ,
Mr . Boote stated that his garage is at this time a 2 - car
garage , approximately 23 ' by 231 . He said that he owns 4 cars ,
one of which is an antique that he is rebuilding and restoring .
He explained his proposed addition to the garage and referred to
his Appeal and survey map , which are attached hereto as Exhibit
# 4 ,
Mr . Boote stated that it is impractical to go either to the
left or to the right with his addition to the garage so he is
requesting to go out the back of the garage , to make it one bay
deeper to allow room for two more cars .
Chairman Aron referred to the 7 . 7 ' side yard deficiency and
asked Mr . Boote if he built the house . Mr . Boote replied no ,
that as he understands it the garage was built in the late 1940 ' s
and the house was built in 1955 , The previous owners lived in
the garage before the house was built .
Chairman Aron asked Mr . Boote if there is any way he can go
to the side of the existing garage . Mr . Boote responded that the
septic tank is between the house and the driveway ; that would be
one problem and the other problem is that there is a small
addition built onto the garage , which is used for storage , also
there is a pedestrian door which would have to be torn off . The
roof line of the garage is such that it would not be conducive to
going out to the side .
Chairman Aron asked Mr . Boote if he could build a garage at
the back of the house . Mr . Boote said that anything is possible
but it would be impractical . Chairman Aron asked Mr . Boote to
explain to the Board why that would be impractical . Mr . Boote
said that the main entrance to the house is the back door ,
currently . Also if he were to do that , it would be using up a
good portion of his backyard and it would be awkward to drive a
car into that area ,
Mr . Austen asked Mr . Boote how he would utilize this
extension if it is built . He asked if the garage doors that are
there now are what would be used or if there would be an outlet
from the back of the garage . Mr . Boote replied that there would
be no outlet from the back of the garage , that the back of the
garage would be used strictly for storage space .
Chairman Aron opened the public hearing . No one appeared .
Chairman Aron closed the public hearing .
• Town of Ithaca 4
Zoning Board of Appeals
May 10 , 1989
Chairman Aron asked Mr . Boote how many vehicles he will have
there at any given time . Mr . Boote replied that there would be 4
cars stored in the garage . At the present time he is able to
store only 2 vehicles . In answer to Chairman Aron ' s question
about owning 4 vehicles , he satid that in a sense he is a
collector .
Ms . Reuning asked if the addition will have windows and
doors . Mr . Boote responded that there will not be any additional
doors ; just the two garage doors that are there now , and the
pedestrian door that is there . There would be 2 additional
windows ; one on each side of the addition and it would be
designed and built so it would match up with the existing garage .
The addition would be sided with vinyl siding so it will match
what is there now .
Chairman Aron stated that he cannot understand why Mr . Boote
can ' t have the garage built beside the other one in the vicinity
of his house . Mr . Boote replied that for one thing , if he builds
a completely separate garage , the cost is going to go way up .
Chairman Aron remarked to Mr . Boote that he didn ' t say that to
• the Board , did he . Mr . Boote replied no , he didn ' t .
Chairman Aron stated that the reason he is saying this is
because there is so much land there , that it is feasible to put
the garage in a place where he has free land and still can get
into it with those 2 cars . Mr . Boote replied that it is possible
but he would not say that it would be the best choice .
Chairman Aron said that the Board is talking about a
variance , not a financial hardship and the feasibility is that
this could be done rather than what Mr . Boote is proposing . Mr .
Boote responded that it is possible . However , he would not say
that it is feasible . For one thing , he would not want a 4 - car or
a 2 - car garage built separate from the existing house and the
existing garage . His preference is for what he has asked for .
Discussion followed on the feasibility of building , a
separate garage as compared to adding to the one that is there
now . Mr . King stated that it is not just the matter of the cost ,
the extension as Mr . Boote has proposed it mitigates the impact
of the entire thing rather than putting 3 buildings on the lot .
If it is still confined to two , it leaves room for him to expand
his house to the rear if he should want to . Ms . Reuning said
that aesthetically it would be better to have 2 buildings than 3 .
® Mr . King stated that really the only variance is that he is
closer than the permitted distance to the lot line but that has
existed that way for sometime . There is no ordinance that he
knows of that dictates the size garage a person may have . Mr .
Town of Ithaca 5
Zoning Board of Appeals
May 10 , 1989
King also said that the person who is impacted most by this , the
neighbor Mr . Fowler , has given the Board a signed statement that
he approves of this addition .
Ms . Reuning asked if Mr . Fowler is planning on building
there on his lot . Mr . Boote replied that Mr . Fowler does own a
house there . There is a vacant lot between Mr . Fowler ' s house
and his house , and Mr . Fowler does not plan on building on that
vacant lot .
Town Attorney Barney referred to the photos of the garage
and asked Mr . Boote is he is proposing to put siding all the way
around the garage . Mr . Boote responded yes , the back side of the
garage would be halfway below grade , the backyard would be back
filled 4 ' - 51up the back wall of the addition and above that it
would be sided .
Mr . King made the following motion .
RESOLVED , that the Town of Ithaca Zoning Board of Appeals
authorize and hereby does authorize the extension of Robert
A . Boote ' s non- conforming garage by 16 ' x 23 ' to the rear ,
that is , southwest , with the following findings :
1 . That the southerly line of the extension will also be
only 7 . 7 ' from the south lot line adjacent to the
property of Mr . Fowler ;
2 . That Mr . Boote ' s proposal presents a minimal visual
impact upon the neighborhood ,
3 . That the existence of original garage within 7 . 7 ' of
the south line has continued for many years ;
4 . That the extension will not significantly increase any
problem with that , particularly in view of the fact
that Mr . Fowler has given the Board a written statement
that he has no objections to the proposal .
5 . That because of the location of the septic system , and
the other structures presently on the premises , there
are practical difficulties in placing the building in a
different location .
Mr . Austen seconded the motion .
A vote on the motion resulted as follows :
Ayes - Aron , King , Austen , Reuning .
Nays - None .
The motion was carried unanimously .
• Town of Ithaca 6
Zoning Board of Appeals
May 10 , 1989
The next item on the agenda was the following .
APPEAL OF PAUL JACOBS , APPELLANT , REQUESTING VARIANCE
FROM THE REQUIREMENTS OF ARTICLE XIII , SECTION 59A ,
PARAGRAPH a ) , OF THE TOWN OF ITHACA ZONING ORDINANCE ,
TO PERMIT THE PLACEMENT OF A SATELLITE DISH ANTENNA , 10
FEET IN DIAMETER , ON THE ROOF OF THE SINGLE- FAMILY
DWELLING LOCATED AT 182 CALKINS ROAD , TOWN OF ITHACA
TAX PARCEL NO . 6 - 33 - 2 - 1 . 2 , RESIDENCE DISTRICT R- 30 .
SAID ORDINANCE PERMITS ONLY A FREE - STANDING DISH
ANTENNA WITH A DIAMETER OR HEIGHT OF 15 FEET OR LESS .
Chairman Aron read the appeal and requested Mr . Paul Jacobs
to explain his reasons for this request . ( Appeal is attached
hereto as Exhibit # 5 . )
Mr . Jacobs stated to the Board that he has a 5 acre lot that
is totally surrounded by woods and there was no other place to
locate the satellite dish so he had it installed on the roof as
is shown in the photos that are before the Board of Appeals .
Chairman Aron asked Mr . Jacobs if he knew he had to have a
variance granted to install that satellite . Mr . Jacobs replied
that he did not even know he had to have a permit . The installer
had told him it was not necessary and he did not bother to check .
Consequently , when Mr . Frost came to the property to do the
certificate of occupancy on the house , there it was and here he
is before the Board .
Chairman Aron read a letter into the record addressed to the
Town of Ithaca Zoning Board , from Bruce A . Vanek , Satellite
Consultants , dated May 5 , 1989 , attached hereto as Exhibit # 6 .
Chairman Aron asked when the satellite dish was installed .
Mr . Jacobs replied that it was installed in the first week of
December 1988 .
Mr . Frost referred to the photos that were presented to the
Board and explained that the satellite is mounted to the side
wall of the house . He stated that with modular housing , the
building comes in sections and the side bracket is connected to
the 2 by 10 ' s that actually join the sections of the building .
Chairman Aron asked Mr . Frost if any federal regulations
govern those dishes . Mr . Frost replied , perhaps . He then
referred the question to Town Attorney Barney .
Town Attorney Barney stated that apparently there is a
Federal Communication Commission rule and regulation which
purports in part to pre - empt local zoning of earth stations . He
Town of Ithaca 7
Zoning Board of Appeals
May 10 , 1989
read the following : " The State and local zoning or other
regulations that differentiate between satellite receive - only
antennas and other types of antenna facilities are pre - empted
unless such regulations ( a ) have a reasonable and clearly defined
health , safety or aesthetic objective , and ( b ) do not operate to
impose unreasonable limitations on or prevent reception of
satellite delivered signals by receive - only antennas or to
impose costs on the users of such antennas that are excessive in
light of the purchase and installation cost of the equipment . "
Atty . Barney stated that in view of that language he thinks the
Town ' s regulations probably are not pre - empted by the Federal
Communications because ours ( 1 ) are related basically to
aesthetics , which is permitted and ( 2 ) the Town does not impose
unreasonable conditions ; the requirement , for example , that a
certificate be obtained for a house mounted antenna . Atty .
Barney advised the Board that they can proceed with Mr . Jacobs `
application in the context of assuming that the Town ' s ordinance
is what governs it .
Mr . Frost stated that the letter that was sent to Mr . ' Jacobs
in January actually suggested that it is roof -mounted dish
antenna . He guesses in actuality it is not really roof -mounted .
He said that the Zoning Ordinance , Article XIII , Section 59A ( f ) ,
reads that " installation of all roof -mounted dish antennae must
be certified by a registered architect or professional engineer . "
He stated that as a matter of interpretation , it suggests that it
is really not roof-mounted . Mr . Frost further stated that he
thinks the intent of the ordinance is to make sure that the
structural integrity of the building that this antenna sits on ,
is the same whether it is on a roof or the side of the house .
Chairman Aron asked Mr . Frost if he could tell the Board
whether the installation of this antenna would be safe to the
wall if there were a wind storm .
Mr . Frost replied that recognizing that he is not a
registered architect or engineer , he perhaps would prefer not to
answer the question . However , from what he knows about modular
housing and the point of attachment of the antenna , the
structural integrity of the building with the dish attached to
the side is probably adequate .
Mr . Austen asked what the total height is of the satellite
dish above the roof line of the house . Mr . Frost responded that
he had considered whether or not we needed a height variance .
Under the Town ' s new definition of height which excludes antenna ,
• so in terms of whether it affects the height of the building , it
would be exempt under the current definition .
• Town of Ithaca 8
Zoning Board of Appeals
May 10 , 1989
Mr . King stated that he had some difficulty with Mr . Jacobs '
statement that he can ' t get good reception because of the woods
around his house . He said that his experience is limited but he
has seen these dishes installed on the ground and the people
received excellent reception . Mr . King remarked that
aesthetically he would rather not see these dish antennas on the
roof tops of homes .
Mr . Austen asked if the installers tried this unit on the
ground . Mr . Jacobs replied that they have a meter that they use
to spot where the satellite will work . He said that his lot has
only 200 ' frontage and in order for it to work anywhere on his
lot , it would have had to be right on the edge of the road , or he
would have had to cut all the neighbor ' s trees down . To work ,
satellites have to be pointed in a certain direction , and on his
particular lot , there was no place else that it would work ; they
had to go up .
Chairman Aron opened the public hearing . No one appeared .
Chairman Aron closed the public hearing .
® Chairman Aron stated to Mr . Jacobs that he understands
signal strength is important to get good reception and the
deflection of signals because of trees is possible . He asked Mr .
Jacobs if a larger diameter of the dish would have changed the
reception if the dish had been installed on the ground rather
than on the roof .
Mr . Jacobs replied that he relied on the people who sold it
to him as to what he needed and what he had to do to make it
work .
Chairman Aron stated that the Board understands that
satellites are not inexpensive . However , Mr . King brought out a
good point and he also has seen satellites on the ground , in the
woods , and the valley ; some have been as far as 200 ' from the
house . He said that this Board has no proof whether this is the
best location for Mr . Jacobs to have good reception for the
money that he has invested .
Mr . Jacobs stated that he really has no idea . The people
who installed it used a meter and this is where they suggested it
be .
Mr . King suggested that it would be helpful if the Board had
a statement from the installers in regard to the technical data
on the placement of this particular dish . He asked Mr . Frost if
® there is anything on the Building Permit that indicates or warns
that satellite dishes might require special consideration . M r .
Frost replied not on the Building Permit application . Mr . King
said that then when a person comes in with a plan and Mr . Frost
• Town of Ithaca 9
Zoning Board of Appeals
May 10 , 1989
issues a permit , he does not know whether they are using a dish
antenna or not . Mr . Frost replied that is correct .
Mr . King stated that maybe the Town ' s forms should be
amended so that that would be known . Mr . Frost responded that
the point is well taken .
Chairman Aron asked if when a dish is being installed on the
ground on a concrete slab , isn ' t that a structural thing . Mr .
Frost replied that the Zoning Ordinance would consider that as an
accessory . If an individual had a regular VHF -UHF antenna on a
roof , it would not be regulated .
Chairman Aron stated that Mr . King ' s point is well taken and
he would say that in order for the Board to grant a variance , it
will have to have substantiation as to whether or not the
variance is justified and in order to justify the variance , the
Board needs proof from somebody who is qualified to submit the
proof that there was no other way that this could be handled but
on the side of the house and on the roof .
® Chairman Aron suggested to Mr . Jacobs that he contact the
installers and get some data stating what the signal strengths
were in different locations , or have the person here to address
the Board . Chairman Aron suggested that the Board adjourn this
matter until such time as they have the data before them to have
this issue clarified .
Mr . Austen made the following motion :
RESOLVED , that the Appeal of Paul Jacobs , requesting a
variance to permit the placement of a satellite dish
antenna , 10 feet in diameter , on the roof of the single .
family dwelling located at 182 Calkins Road , be adjourned
until such time as Mr . Jacobs comes back to the Board of
Zoning Appeals with written proof as to the validity that
the antenna has to be placed where it is .
Mr . King seconded the motion .
The voting was as follows .
Ayes - Aron , King , Reuning , Austen .
Nays - None .
The motion was carried unanimously .
Town of Ithaca 10
Zoning Board of Appeals
May 10 , 1989
The last item on the agenda was the following .
APPEAL OF NICHOLAS J . BARRA , APPELLANT , REQUESTING
VARIANCE FROM THE REQUIREMENTS OF ARTICLE IV , SECTION
11 , PARAGRAPH 2 , OF THE TOWN OF ITHACA ZONING
ORDINANCE , TO PERMIT A TWO - FAMILY HOUSE HAVING THE
FLOOR AREA OF EACH DWELLING UNIT OF EQUAL SIZE , LOCATED
AT 212 EAST KING ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 -
44 - 1 - 4 . 40 , RESIDENCE DISTRICT R- 15 . SAID ORDINANCE
REQUIRES THAT A SECOND UNIT NOT EXCEED 50 % OF THE
FLOOR AREA OF THE PRIMARY UNIT .
( Appeal attached hereto as Exhibit # 7 )
Mr . Barra addressed the Board and explained that the
original plans called for a partial basement . However , when the
bulldozer started digging there , they had water in the northwest
corner of the lot . He said that at that time he was not there .
His son was in charge and he went ahead and made changes in the
plans to compensate for the water . Consequently , unbeknownst to
them , they were breaking code and he had no intentional mind to
do that .
Mr . Barra stated that Mr . Frost was more than fair
throughout all the building and all the inspections and so on and
he wished to commend Mr . Frost for a job he does very well .
Mr . Barra said that he misunderstood the zoning , being new
to the area and being that this was the first house he has built
in the Town of Ithaca . He apologized to the Board for the Code
violation and stated that he had to intention of doing so .
Chairman Aron referred to a letter that was sent to Mr .
Barra on October 20 , 1988 from Mr . Frost ( attached hereto as
Exhibit # 8 ) . Chairman Aron stated to Mr . Barra that according to
a note on the letter , he decided on November 30 , 1988 to reduce
the size of the lower apartment by 50 %
Mr . Barra responded that there was a misunderstanding there .
In reading the Code , he interpreted it to mean that it is 50 % up
and 50 % down and that was not so , so that was his
misunderstanding of the Code .
Mr . Frost stated that he is not sure of what Mr . Barra ' s
interpretation was . Mr . Barra responded that his interpretation
was that you can have equal space up and equal space down , 50
percent of the floor area . Mr . King clarified for Mr . Barra what
® the Code is saying .
• Town of Ithaca 11
Zoning Board of Appeals
May 10 , 1989
Mr . Frost explained why the November 30 note is on the page .
He stated that they had met on the property in October . Mr .
Frost explained the problems that there were to Mr . Barra in
terms of the floor area of the building . The letter , in part ,
was written not only to cite the violation but was also in
anticipation of Mr . Barra ' s coming before the Zoning Board of
Appeals . Mr . Frost said that , in fact , he had him scheduled and
then they had a conversation on November 30th during which Mr .
Barra stated that he had decided to reduce the size of the lower
apartment so that it would be 50 % of the floor area of the upper
unit by incorporating part of the lower level floor area for the
use of the upper apartment . Thus , the note on the page was just
so the record would show what had happened . Then it turned out
that with the misunderstanding of Mr . Barra ' s interpretation , it
became necessary that he would have to come to the Zoning Board
of Appeals .
Chairman Aron opened the public hearing .
Slade Kennedy , 227 East King Road , addressed the Board . He
stated that personally he believes that the home of Mr . Barra is
a little large for the lot that it is on in the first place .
There are a couple of two - family homes that are 50 % - 50 % at the
top of East King Road that are in a multiple residence zoning
area . The house under discussion , however , is in an R- 15 area
which is subject to the regulations as stated and he really does
not think that a two - family home with a 50 up , 50 down exception
should be made in this case . Mr . Kennedy said that there is a
vacant lot directly across the street from him and he does not
see any reason why whoever develops that lot , shouldn ' t come
back to the Board and say You gave Mr . Barra a variance and now
I want one ' . He said that then he would then have a great , huge
two - family home directly across the street from him and he would
not like to see that happen .
Mr . Kennedy further stated that he believes that Mr . Barra
could bring the home into conformance with the regulation and he
does not think that granting him a variance is the proper message
to be sending to the rest of the developers that are developing
properties around South Hill . Mr . Kennedy remarked that the
Edwin Hallberg variance for his height requirement is a primary
example right in that neighborhood . Chairman Aron said that the
Board is not talking about Deer Run , that we are talking about
this case . Mr . Kennedy responded that he is talking about
sending signals to other developers by granting a variance .
® Chairman Aron responded that Deer Run came under the
Planning Board and had nothing to do with the Zoning Board of
Appeals . The Planning Board has some rules and regulations in
regard to cluster subdivision and they can waive the height
• Town of Ithaca 12
Zoning Board of Appeals
May 10 , 1989
requirement , which is what they did . Chairman Aron stated to Mr .
Kennedy that his point has been noted .
Mr . Austen asked Mr . Kennedy what he meant when he said the
house is too big . Mr . Kennedy replied that he said he felt the
house was rather large for the lot , the lot is only 100 ' wide and
200 ' deep . Compared to the other homes in the neighborhood , it
is , he believes , the largest facade of any home in that area .
Mr . King stated that is his opinion also .
Chairman Aron closed the public hearing .
Chairman Aron stated to Mr . Barra that he may speak to the
matter if he wished to do so .
Mr . Barra stated that to verify the water , you can go up
there now and look at the basement and you will find that what he
is saying is true . There is water at this time in the northwest
corner of the building .
Chairman Aron responded that it would be up to the builder
® to diversify the water , that is not the Board ' s problem . The
Board ' s problem is that he is in violation . Mr . Barra responded
that he agrees with Chairman Aron but he wants the Board to know
the reason why they had to make the change . He stated that if he
does not get a variance , he will have a definite financial
hardship .
Chairman Aron asked Mr . Barra what he will do if he does not
get a variance . Mr . Barra replied that he does not know what he
will do . The only thing he could do would be to try to sell it
as a one - family home and he doubts if he would .
Town Attorney Barney asked Mr . Barra if this home was built
for his personal residence or if it was built for speculation .
Mr . Barra stated that it was built for speculation .
Mr . Barra stated to the Board that there is a problem there
that the Board should be aware of and that is that he was asked
for an easement for sewer and his attorney advised him not to
give an easement on the land . This happened when he bought the
lot . Chairman Aron asked if it was the Town of Ithaca that was
going to put the sewer there . Mr . Barra responded that his sewer
is in the back of his lot and the people across the road wanted
an easement across his land to hook onto the sewer in back of his
lot .
® Mr . Austen asked Mr . Barra how many bedrooms there were in
the basement unit . Mr . Barra replied that there are two bedrooms
and a small den .
. Town of Ithaca 13
Zoning Board of Appeals
May 10 , 1989
Town Attorney Barney referred to the photos and stated that
he is still a little puzzled because the pictures show two
floors . He asked if there is a basement or something beneath the
lower unit . Mr . Barra responded that they had to put a crawl
space in because of the water . Atty . Barney stated that when Mr .
Barra says that the Board would find water , he means in the crawl
space , not in the lower unit . He asked Mr . Barra if that is
correct . Mr . Barra replied yes .
, Mr . King referred to the elevation map and stated that it
looks considerably different from the original plans . Mr . Barra
agreed with him and stated that that was because they could not
go down as they had originally planned to do . They had to put a
crawl space in and go up from there with the floor system .
Mr . Frost stated that they first became aware of the problem
during the framing inspection that was done in October .
Chairman Aron said that he thinks that Mr . King brought out
the matter of the windows on the bottom of the house because they
look like basement windows . Mr . Barra responded that that is
what they were originally going to be until they hit the water .
The whole building was going to be 318 " in ground but they could
not put it there because of the water problem .
Chairman Aron asked Mr . Barra if they didn ' t hit any water
when they dug the foundation for the house . Mr . Barra stated
that if he had been there , he would probably have checked with
Mr . Frost . He would not have proceeded but because the man from
Deer Run was there and because of the problems that they had in
correlation with his , that is what made them make the decision to
do what they did . He stated that he did not want to do it and
doing it the way they did cost him between $ 11 , 000 - $ 121000 more
for this kind of construction .
Town Attorney Barney stated that this is the second
situation that has come before this Board in the last 3 or 4
months , where builders have been building in other areas and then
they build in the Town of Ithaca , and they end up building a
duplex . They start out with it going to be in the ground but
then because of problems with grading or water , etc . they end up
with a situation where the lower unit is below grade . Atty .
Barney stated that it is difficult for the Board of Zoning
Appeals to grant variances all the time for this kind of thing ,
because once the Board starts doing that , as Mr . Kennedy said ,
all of sudden people build and then they come in and there is
® always a reason why it is built that way . It may be a very
Town of Ithaca 14
Zoning Board of Appeals
May 10 , 1989
legitimate reason , as Mr . Barra ' s may very well be , and that then
raises the question of whether the Town ' s ordinances mean
anything . There is a very strong feeling against duplex
construction .
Mr . Barra stated that if the Board looks at that house and
at any of the other houses on the block , they don ' t look any
different . He said that the Board can ' t tell him they look any
different , maybe this house is a little bit bigger , it is a
little bit better , it is better constructed ; there are better
materials in it , but they don ' t look any different .
Chairman Aron responded to Mr . Barra that the Board is not
going to go by looks . The Board is going to go by ordinance
requirements which he did not comply with .
Mr . Barra replied that he understands that .
Chairman Aron stated further that there is another thing
that could easily happen and that is since Mr . Barra built this
house for speculation , there is no reason , for instance , that two
® big families could not move in there and enlarge the density to
the point that it is unbearable for the neighbors . He feels that
the Board also needs to consider and look at that .
Chairman Aron stated to Mr . Barra that there are two things
that have to be looked at . First of all , the mistake was not
done by the Town , it was done by him and he cannot ask this Board
to rectify . his problems because the Board is not the builders .
The builders are the specialists and when they hit water , they
should have known what to do with it .
Mr . Frost stated that Deer Run , in fact , has full cellars .
Water is not a significant factor that should really affect the
depth of a basement floor ; there is always a way to divert the
water . There are numerous houses up and down that road with
basement apartments in them .
Chairman Aron asked Mr . Frost if what he is telling the
Board is that the water is not the problem ; that there could have
been a basement apartment 50 % . Mr . Frost replied that that does
not change the dilemma that Mr . Barra is in . By that he means
that it could have been dealt with without raising or lowering
the elevation of the basement .
Mr . Barra stated that they have drain tile around there now
® and there is still water in the crawl space at this time so he
cannot agree with Mr . Frost ' s statement .
Town of Ithaca 15
Zoning Board of Appeals
May 10 , 1989
Mr . Frost said that Mr . Barra could have some water coming
up from crevices in the bed rock in that area due to the moving
of the earth during the construction . He stated that he will
agree with Mr . Barra in that instance .
Mr . Frost further stated that although he is not comfortable
with the idea , one of the solutions would be to build up the
elevation . Add soil and build up the grade , which unfortunately
has occurred in other cases to side step the ordinance .
Mr . King said that the real problem here is that the
ordinance is saying that you can have as large an apartment as
compared to the primary if you put it on the ground . That means
in effect that the Town does not want the visual impact of a huge
two apartment house on that street and what Mr . Barra has done is
exaggerate the impact of this house by having the whole thing
completely visible .
Mr . Barra responded that he drove by there today and checked
just for that and he could not see any visible difference . Mr .
King said that his reaction to it was that house is too big for
that lot ; it bulks too large with the rest of the street . That
is his opinion . He further stated that one solution would be to
use half the downstairs for the primary apartment or add it to
the upstairs so that the second apartment is only 50 % , and the
other one is , although it won ' t change the appearance of that
house , is take the garage off and put it someplace else to reduce
the impact of the frontage .
Mr . Frost stated that the thing which the Town ' s Zoning
Ordinance doesn ' t technically address is a basement and we have
to deal with more than just the front of the house to create a
definition g
ition b Building Code of the basement . The front of the
building , the side of the building , and perhaps a slight portion
of the rear of the building , all have to be considered to end up
where 50 % of that floor is below grade , which also has the effect
of lowering the distance of the floor above to the ground
surface , which is the other consideration or interpretation of a
floor . If the floor above is within 7 ' or less to the finished
grade , then that is considered the first story .
Mr . Frost further stated that it is his opinion that if Mr .
Barra reduced the floor area of the lower unit or if he built the
house originally as a single - family house , aesthetically he has
not necessarily changed the bulk of the building .
Town Attorney Barney agreed that there is nothing illegal
about the bulk of the house . Mr . King stated that by mitigating
that , however , one does approach more closely the intent of the
Ordinance . Atty . Barney agreed .
• Town of Ithaca 16
Zoning Board of Appeals
May 10 , 1989
Mr . King made the following motion :
RESOLVED , that the Town of Ithaca Zoning Board of Appeals
deny and hereby does deny the request for a variance to Mr .
Nicholas Barra to permit a two - family house having the floor
area of each dwelling unit of equal size , located at 212
East King Road .
AND FURTHER RESOLVED , that the Board instruct and hereby
does instruct the applicant to come back to the Building
Commissioner with some proposals to solve the problem in
compliance with the ordinance .
Ms . Reuning seconded the motion .
The voting was as follows .
Ayes - Austen , Aron , Reuning , King .
Nays - None .
The motion was carried unanimously .
The meeting adjourned at 8 : 25 p . m .
Exhibits 1 - 8 attached
Respectfully Submitted ,
nn
Connie J . Holcomb
Recording Secretary
APPROVE
Henry Aron , Chairman
LEGEND
NEW YORK STATE PARK LAND H = H O U SE
550 FT.
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THIS AREA TO BE LEFT A-S. IS
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30 FT HIGH A
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12X 24 FT• 041
D1 LIBERATO G MOP
• . �..PA.Y GARAGE
07 ,30 pro ' J. C , LANE
- H 31, 75FT.
220 FT. RENTALS
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May 3 , 1989
Andrew Frost
Zoning Enforcement Officer
Town of Ithaca
126 East Seneca Street
Ithaca , New York 14850
Dear Mr . Frost :
We received a notice that Evelyn and Richard Lane , who live
across the road from us , have applied for a variance in order to
. conduct a " customary home occupation " in an area excee%ding 200
square feet . We consider their small woodworking business an
asset to this neighborhood . It presents no problems . My husband
and I think that this variance should be granted .
Sincerely yours ,
Christiann Dean
cc : Richard and Evelyn Lane
5 / 2 / 89
TOWN OF ITHACA ZONING BOARD
To whom it may concern :
1 , Robert Boote , have discussed plans of constructing an addition to the
backside of my garage at 662 Coddington Road , with my immediate neighbor ,
Ted Fowler .
The addition will increase the depth of the existing garage by 16 ' , will
be the full 23 ' width , and will be a maximum of 14 ' height at the roof
peak . The addition will be of concrete block construction , in keeping
with the existing structure , and will be vinyl sided to match the existing
structure .
The addition , as is the existing garage , will be located approximately
® 7 ' from the Fowler property line .
Dor . Fowler understands the preceding , and has no objections .
Robert Boote
"�6W.'h
Theodore Fowl
X46 '��
1U1MN OF I IWA FEE : $ 40 . 00
126 East Seneca Street RECEIVED :
Ithaca, New York 14850 CASH
( 607 ) 273-- 1747 CHECK , QED
ZONING :
A P P E A L For Office Use Only
to the
Building Inspector/ Zoning Enforcement Officer
and the
Zoning Board of Appeals
of the
Town of Ithaca , New York
?laving been denied pennisslon to construct an addition onto the rear of my garage
because of the proximity o £ the existing garage to the Property line , and because
of uning setback regulations in effect
at 662 Coddin ton Road ^� Tows of Ithaca
Tax Parcel No . 49 - 1 - 15 as shown on the accompanying
application and/or plans or other supporting documents , for the stated reason that the
Issuance of such permit would be in violation of :
Article ( s ) , Sections ) a ,
of the Town of Ithaca Zoning Ordinance ,
the UNDERSIGNED respectfully submits this Appeal from such denial and, in support of the
Appeal , affirms that strict observance of the. Zoning Ordinance would impose PRACTICAL
DIFFICULTIES and/ or UNi+IECESSARY HARDSHIP as follows :
(Additional sheets may be ottached as necessary . )
Reference ; Attached .
•
Signature of Owner/Appellant : �I - Date :
Signature of Appellant /Agent , rf � Ala 4' Date
f
R . Boote
4 / 7 / 89
APPEAL FOR ZONING VARIANCE at 662 Coddington Road , Town of Ithaca
I desire to increase the size of my garage to allow storage of all of my vehicles ,
and also to provide shop workspace to work on these vehicles .
The existing garage holds two vehicles , and is located only 7 . 7 ' from the property
line . The garage was constructed in the early 1950 ' s , apparently before zoning
regulations were in effect .
Because of the existing garage design , location , and surrounding terrain , the only
feasible way of increasing its size is to remove the back wall , and extend the
building out the back , approximately 161
.
1 have discussed the addition with my immediate neighbor , Ted Fowler , on 3 / 27 / 89 ,
and he has said that the addition would be OK with him . His home sits an estimated
140 feet from the subject pt6perty line .
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L
�yA• &bbS 126 East Seneca Street RECEIVED : 1 - 23 -� Ll
Ithaca, New York 14850 �—
j CASH
( 607 ) 273 - 1747 CHECK ( 55eToial°)
ZONING : 9 -30
A P P E A L For Office Use Only
to the
Building Inspector/Zoning Enforcement Officer
and the
Zoning Board of Appeals
of the
Town of Ithaca, New York
Having been denied penniission to
at
Town of Ithaca
Tax Parcel No . as shown .on the accompanying
application and/or plans or other supporting documents, for the stated reason that the
issuance of such permit would be In violation of :
® Article ( s ) -: Section ( s )
of the Town of Ithaca Zoning Ordinance ,
the UNDERSIGNED respectfully submits this Appeal from such denial and, in support of the
Appeal , affinns that strict observance of the zoning Ordinance would Impose PRACTICAL
DIFFICULTIES and/ or UNNECESSARY HARDSHIP as follows :
CAdditional sheets maybe attached as necessary . )
.S
Signature of Owner/Appellant : Date :
Signature of Appellant /Agent : 1111 Ir 0AMO 6
Date :
PLOT PLAN
INFORMATION TO BE SHOWN :
1 . Dimensions of lot . 4 . Dimensions and location of proposed structure ( s) or
2 . Distance of structures from : or additlon( s ) .
• a . Road , 5 . Names of neighbors who bound lot .
b . Both side. lot lines , 6 . Setback of neighbors .
c . Rear of lot . 1 . Street name and number .
3 . North arrow . 8 . Show existing structures in contrasting lines .
IV
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Signature of Owner/Appellant . Date . �P
SlgnP * # c. r Appel ] ant / Agent : Date :
i
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TOWN OF rr ACA
126 EAST SMWA SIMI
• M4ACA, NNW YORK
14UO
January 24 , 198.9
Mr . Paul Jacobs
182 Calkins Road
Ithaca , New York 14850
Re : Building Permit Application
Dear Mr . Jacobs :
On 1 - 23 - 89 , you submitted a building . permit application for
the placement of a Satellite Dish Antenna - on the roof of your
home .
A building permit can not . be issued . since the placement is
required to be in the rear yard of your property . This is
required by . Article V , Section 20 and : Article • XIII , Section 59A
( a ) of the Town of Ithaca ' s Zoning Ordinance .
• Furthermore , Article XIII , .Section 59A ( f ) reads , . " The instal -
lation of all roof -mounted dish antennae must be certified by a
registered architect or professional engineer . " .
You have indicated that you wish to pursue this matter through
the Zoning Board of Appeals and you have submitted an Appeal App -
lication . . Since .the Zoning Boardhearing schedule is filled
through March , your 'hearing will be scheduled for April . You
will receive a notice of the hearing by mail .
Should you have any questions , please feel free to call me .
Sincerely ,
cyaL� Q . Ptxa
Laura A . Predmore ,
Asst . Building Inspector/
Zoning ' Enforcement Officer
cc : Noel Desch
Henry Aron
May 5 , 1989
Town of Ithaca
Zoning Board
Ithaca , NY 14850
REGARDING * Paul Jacob ' s Satellite Dish Mount
To whom it may concern :
The custom built mount used on Paul Jacobs satellite TVRO
dish is more than adequate for a ten foot mesh dish . We custom
built this mount as it is much stronger than mounts available on
the market . Enclosed is a copy of mounts currently available .
We have been installing satellite dish systems for over 6
years , many with similar applications as Mr . Jacobs and have not
experienced any problems . Mr . Jacobs dish has not required any
tuning or servicing since its installation .
Sincerely ,
xelsea , zo �
Bruce A . Vanek , Owner
Satellite Consultants
Enclosure
BAV : rb
cc . Paul Jacobs
• �� ft /�8/ T � 6
TOWN OF ITHACA FEE : $ 40 . 00
126 East Seneca Street RECEIVED : II - ZS - 94i
Ithaca, New York- 14850
CASH
( 607 ) 273 - 1747 CHECK - (L)
• ZONING ,
A P P E A L For Office Use On ]
to the
Building Inspector/Zoning Enforcement Officer
and the
Zoning Board of Appeals
of the
Town' Ithaca ., New Yo r k
Having been denied permission tor-p�of
0
at _� f� �!- , ,� �ti � � Tom of I t haci
Tax Parcel No . G / s�— -,0e y �
as shown on the accompanyinc
application and/or plans or other supporting documents , for the stated reason that the
issuance of such permit would be in violation of ,
Article ( s ) Section ( s )
of the Town of Ithaca Zoning Ordinance ,
the UNDERSIGNED respectfully submits this Appeal from such denial and, in support of the
Appeal , affirms that strict observance of the Zoning Ordinance would impose PRACTICAL
DIFFICULTIES and/or UNNECESSARY HARDSHIP as follows :
(Additional sheets may be attached as necessary . )
PIP
� = -
jx
Ile
r�t
Signature of Owner/Appellant :
Date : 5� xe
Signature of Appellant / Agent : EY*Ae ,
Date :
. PLOT PIAN
I MFORMATI ON TO BE SHOWN .
1 . Cji mens i ons of lot . 4 . Dimensions mens l ons and location of
. proposed structure ( s ) or
Dis.tance of structures from : or addition ( s ) .
• a: Road , 5 . Nares of neighbors who bound lot .
& Both side lot lines , 6 . Setback of neighbors .
°c . Rear of lot . 7 . Street name and number .
3-0 North arrow : 8 . Show existing structures in contrasting lines . ,
k N
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•
Signature of Owner/Appellant . ///of I ' / �` Date .
Signature of Appellant / Agent : Date :
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212 East Ring Road
Ithaca , NY 14850
April 10 , 1989
Town of Ithaca
Engineering Zoning Board
126 East Seneca Street
Ithaca , NY 14850
Gentlemen :
As the builder of this dwelling I encountered shale and
water both at 4 feet . It was at this point I changed the
elevation . I honestly believed I was doing nothing wrong at that
time because I wasn ' t changing the floor plan . I also talked with
2 neighbors who encountered water in their cellars . Many Deer Run
cellars have water . The idea of having living space with water
running in was ridiculous , thus , the change . There was no
percolation test done because we had municipal water and sewer ,
otherwise we would have known . The house does not go over the
allowable limit on height . It is in keeping with the rest of the
homes on this road . It complies with all the fire codes as a 2 -
family dwelling ( i . e . , fire doors , 5 { 8 sheetrock , etc . ) . It is an
attractive home , well -built , and enhances the homes around it .
Sincerely ,
Michael Barra
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T®WN OF ITHACA
126 EAST SIENECA MW
RHACA, NEW YORK
• 14850
October 20 , 1988
Mr . Nicholas Barra
18 Ladoga Park-
Lansing , New York 14882
-Re : 212 - E . King Road , Town of Ithaca Tax Parcel # 6 - 44 - 1 - 4 . 40
Dear Mr . Barra :
This letter serves a-sfollow up to our meeting on 1019 - 88
at your . property at 212 E . King Road in, *which we -discussed .the
requirements of Article IV Section 11 of the Town of Ithaca Zon -
ing Ordinance .
Article IV Section . 11 " Use Regulations " . permits the const -
ruction and use of a two family: dwelling at 212 E . King Road ,
" provided that the second dwelling- unit shall not exceed 50 %
of the floor area exluding the basement of the primary dwelling
unit except where the second dwelling - unit . is constructed entirely
within the basement area , it may exceed' 50 %
A building permit #3612 , was issued to you for the construction
of a two family home , on 6 - 6 - 88 . ; The building plans submitted to
my office , as part of the application process , show elevation
drawings that provide for a basement apartment with a first story
apartment above . The " scale " for the elevation drawings , would
appear to be " off . scale." slightly , . probably due to copies that
have been made of the original drawings ; : however the basement
floor would appear to be scaled to between three and four feet
below grade . .
On 10 - 18 - 88 I visited the property to perform a " framing
inspection " of the home which is currently under construction .
During this inspection I observed .the finished grade around the
building to be at or below the downstairs apartment floor . This
has resulted , by building code definition , in the construction of
a two story building , with the absence of a basement level . This
has created a violation of Article IV Section 11 of the Town of
Ithaca Zoning Ordinance in that you now have a two family home ,
with each dwelling unit essentially of equal floor area , with
neither dwelling unit being classified as " entirely within the
basement " .
�,.��,�, /�'U�✓�G moo/
Mr . Nicholas Barra
October 20 , 1988
Page 2
Enclosed is a Zoning Board of Appeals application form
which , as we ' ve discussed , you . should complete and return to
my office , in anticipation of a 12 - 14 - 88 . hearing date , in
which you would be requesting a variance from Article IV
Section 11 of the Town of Ithaca Zoning Ordinance .
Should you have any questions please don ' t hesitate to
call me at 273 - 1747 .
Sincerely ,
Andrew S . Frost ,
Building Inspector/ Zoning
Enforcement Officer
• ASF / lp
Enclosure
cc : Noel Desch
Henry Aron
�C.:'wvr .+ya.;my� Tr v,-- • " _ - ' ' .r. �. . t• . t -`
'-d' • "»C. 'C `s•'t'`t-moi ry ,. . rAI
., � AYFtD�tti '1 '` PVALJCAf14N�'
s..
.. �..
NCO . ZO I
TOWN OF ITHACA N NG
. � � . ' BOARD OF APPEALS, NOTICE
OF PUBLIC HEARINGS ,
WEDNESDAY , MAY 10, 1989,
7 :00 P. M.
By direction of the Chohmo_n
of the Zoning Board of Ap
t peals NOTICE IS HEREBY I
�_' s �' tv
� ;r k�� 'Sr GIVEN that Public Hearings
will be held by the Zoning
Board of Appeals of the Town
of Ithaca on Wednesday, May
10, 1989, in Town Hall, 126
East Seneca Street, = (FIRST
Floor, REAR Entrance; ' WEST
s�= Wt .a . be resides in 1ttacs, Cpurt i f
anrete aire ijd and=
•- - • - - •--T tt �, Side ), Ithaca, N. Y. , COM- .-
MENCING AT 7:00 . P. M. , ' on
the following matter.-
APPEAL of Evelyn and Richard
Lane, Appellants, requesting I '
var
nce from the
re-
TI �TSACA Ot'f'.1/li i' bL : bCr► a IvL1 C aDd p3 1 mems of Article V, Section �19,
1-'--- N - _. Pu_ 'TP _ P� P . __.. . _ . .. _. -. ._ .._
- Paragraph 2, of the Town of _ . .. . _ ...
Ithaca Zoning Ordinance, to
fir � r�- � � 1. permit an area exceeding 200 _.
- square feet to be used in con-
4 that upt -o - or, wbach theaane=ed u a . trv� .
junction with a customary
ome occupation located ,a
- >; = •ZII _ � � - �► 333 West King Rood, Town of
Ithaca Tax Parcel No. 6-37- 1 -
27. 2,
Residence District R-30.
'.
�: _ •. APPEAL of RoberrA
Robert A. Boole,
r� Appellant, requesting authori-
zation by the Board of Ap-
peals, pursuant to Article XII,
' - - -•- •-• -• •- ---- •-• •- -= Section 54, of the Town of
Ithaca Zoning Ordinance, .for
U4 t. .p F f �� . the 16'x23' enlargement and
9
- - « '� 1=•f-. =•t -..� � Or SL' O .: t� � . .-_ . . __._.... . extension of anon-conform- , -
ing garage located at 662
• ✓ Q' Coddington Road, Town of
Or Ithaca Tax Parcel No. 6-49- 1 - II
1 - - -- -� 15, Residence District R-30.
Said garage is 7. 7 feet from
_ ,_ the south side property line, a
-. .
.
_ setback
_
ighrequirement under Ar
ae V, Section 21 , f the_ � Y Town of Ithaca Zoning Ordi-
nonce . r
APPEAL OF Paul Jacobs, Ap-
pellant, requesting variance
from the requirements of Arti-
... ... . " . - . : cle XIII , Section 59A, Por=
agraph a ), of the Town of Itho
LIZ
-- . .. � - - - . . . . - .. . _ . .• - - — - - . . . .. .. .... .. a Zoning Ordinance, to
_._. .
- 1•t76^'�J C U.r;7 ILL., . permit the lplacement of a so-
.___..
sh
t in
JEAN FORD diameter, ontthearoof ofethe
single - family dwelling to
Notary Public, Sint@ Qi New—York cated at 182 Calkins Road,
NO; 465441U Town of Ithaca Tax Parcel No.
6-33-2- 1 . 2, Residence District .
I
_ .
_ . .,. :. . .•. Qualified n ompKins u
• T ! County J
31 19 :1. / r
r
- Commisslon expire Ma
Said Ordinance permits
only a free-standing dish an
tenno with a diameter or
-.. - height of IS feet or less.
Ir
-. .- .r AL of Nicholas J. Barra,
APPEAL
Appellant, requesting vari- I
i - - once from the requirements of is
-
Article IV 5 11 I
agraph 2, of theTownof Itha= s.
a Zoning Ord nce, per
c ina to -
mit a two-family house having 1
- the floor area of each dwell- F
1
} " ing unit of equal size, located
-... ,,✓ ..: . , � _ � _ , at 212 East King Road, Town of
_ _ Ithaca Tax Parcel No. 6-44- 1 - _
4
."e •'M: > y -i •t • y j.r� :+ -r — 1 _ v t •, y , , - .�„- _ 4. 40, Residence District R- 15. . LI
�.
s — _ - - Said Ordinance requires that a i
second unit not exceed 50%
d
dr
- of the floor area of thI ILL. e prima T
• Said nZoning Board of Appeals
will at said time, 7 :00 . m. ,
and said lace, hear air-per-
sons
ll
:•v:, . , , ._. .: _._. - _ ,. _ . . >- . . - - - P per
sons in support of such matters
c _ objections thereto. Persons !
or
a xc..Y r.Y, sr s - _ �_ .... . - may appear by agent or in t
person .
I
Andrew S. Frost
Building Inspector/
_• Zoning Enforcement Officer
Town of Ithaca
273- 1747 i
May 5, 1989
,+.-.m