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HomeMy WebLinkAboutZBA Minutes 1991-05-08 1 FM TOWN OF ITHACA ® Town of Ithaca Date Zoning Board of Appeals de May 8 , 1991 TOWN OF ITHACA ZONING BOARD OF APPEALS MAY 811 , 1991 PRESENT : Chairman Edward Austen , Joan Reuning , Robert Hines , Peter Scala , Zoning Enforcement Officer / Building Inspector Andrew Frost , Town Attorney John Barney . ABSENT . Edward King . OTHERS PRESENT . Bill Alberta , Eva Hoffmann , Linna Dolph , David Dunbar , Geoff Tucker , Steve Terwilliger . Chairman Austen opened the meeting at 7 : 00 p . m . and stated that all publication , posting and notification of the public hearings had been completed and that proper affidavits of same were in order . The first Appeal heard by the Board was the following : APPEAL OF MERTON J . WALLENBECK , APPELLANT , REQUESTING VARIANCE OF THE REQUIREMENTS OF ARTICLE V , SECTION 20 , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO PERMIT THE CONSTRUCTION OF A GARAGE /ACCESSORY BUILDING 18 FEET IN HEIGHT , PROPOSED TO BE LOCATED AT 3 MAX ' S DRIVE , ON A PORTION OF RECENTLY SUBDIVIDED TOWN OF ITHACA TAX PARCEL NO . 6 - 28 - 1 - 3 . 72 , RESIDENCE DISTRICT R- 30 . SAID ORDINANCE LIMITS THE HEIGHT OF GARAGES AND ACCESSORY BUILDINGS TO 15 FEET . Chairman Austen read the Appeal into the record . Mr . Merton J . Wallenbeck appeared before the Board and explained that the proposed garage / accessory building is needed for the storage of his motorhome . Chairman Austen opened the public hearing . Mr . Bill Alberta , representing his mother Pauline Alberta , who lives on this same dead end road , spoke to the Board regarding concerns his mother has that this property should be used for strictly residential use as it is zoned . He said that they are concerned about motorhomes coming in and out of there , apart from any owned privately by Mr . Wallenbeck as in a business of repairing or buying and selling RV ' s . Mr . Alberta stated that Mr . Wallenbeck already has a garage for his RV at his home and he does not understand the need for the second garage . He said that he has • been told that Mr . Wallenbeck is involved in refurbishing and re - selling RV ' s , hence their concern that the R - 30 zoning has potential of not being respected . Town of Ithaca 2 Zoning Board of Appeals May 8 , 1991 Mr . Wallenbeck stated that he does refurbish motorhomes as a hobby . He said that they bought the lot from Mr . Drake with the idea of a retirement area . He said that he does have a 14 room house on Woodgate Lane and he does have a garage almost exactly like the one he proposes to build . He stated that he is hoping to retire in the near future and the motorhome is important to him and he would like to have the matter cleared in relation to the garage before they go ahead and build a residence . Mr . Wallenbeck stated that the proposed garage would be for his own motorhome storage . He said that they have the health certificates and all that completed and approved from the Department of Health and he has a tentative house plan in mind but he was hoping to clear the garage issue before they go further with their plans . Mr . Frost explained the difference between an accessory building and a garage according to the Zoning Ordinance and Town Attorney Barney read from the Zoning Ordinance . Mr . Alberta stated that he is concerned about the noise , fumes , etc . in regard to his mother if Mr . Wallenbeck is allowed to have this commercial venture of refurbishing RV ` s . Chairman Austen read Section 19 on R - 30 zoning from the Zoning Ordinance . Mr . Wallenbeck stated that he recognizes Mr . Alberta ' s concerns but a motorhome is not something that you run up and down the road every day . He said that he certainly intends to comply with the law , that is why he approached the Board before they proceeded with any other plans . Town Attorney Barney asked Mr . Wallenbeck when he plans to build a house on the premises . Mr . Wallenbeck responded that hopefully they will be able to start construction in the Fall . Further discussion ensued regarding whether the building should be considered as an accessory building or a garage . It was the consensus of the Board that the building is accessory . Chairman Austen closed the public hearing . ® Town of Ithaca 3 Zoning Board of Appeals May 8 , 1991 MOTION By Mr . Robert Hines , seconded by Mrs . Joan Reuning : RESOLVED , that the Town of Ithaca Zoning Board of Appeals grant and hereby does grant Mr . Wallenbeck permission to construct a structure as designed , with a height not to exceed 18 ' and with the setbacks as set forth on the application , with the following finding and conditions : 14 the area is otherwise obscured from the general view and the height request serves a legitimate purpose in respect to property already owned by the applicant . 2 * the issuance of the Building Permit for this structure will be made at the same time as the Building Permit is issued for the construction of the house on the premises . 3 . the 15 ' setback rule for the side yards and back front will be maintained . • A vote on the motion resulted as follows . Ayes - Hines , Reuning , Austen , Scala . Nays - None . The Motion was Carried Unanimously . The Second Appeal before the Board , the request of Hunna Johns , Owner / Appellant , Charles Johns , Agent for authorization to permit the construction of a detached single - family residence at 138 Honness Lane , was withdrawn because Mr . Johns is going back to the Planning Board to seek subdivision approval . The next Appeal heard by the Board was the following . APPEAL OF LINNA DOLPH , APPELLANT , REQUESTING MODIFICATION OF A USE VARIANCE OF THE REQUIREMENTS OF ARTICLE V , SECTIONS 18 AND 19 , OF THE TOWN OF ITHACA ZONING ORDINANCE , GRANTED AUGUST 15 , 1990 AND PERMITTING THE KEEPING OF HORSES FOR HIRE AT 1457 TRUMANSBURG ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 23 - 1 - 27 , RESIDENCE DISTRICT R- 30 . THE MODIFICATION REQUESTED IS THE CONSTRUCTION OF A 60 - FOOT BY 124 - FOOT INDOOR RIDING ARENA WITH A PROPOSED BUILDING HEIGHT OF 25 , PLUS OR MINUS , FEET . APPELLANT IS ALSO REQUESTING VARIANCE OF THE REQUIREMENTS OF ARTICLE V , SECTION 20 , OF SAID ORDINANCE WHEREBY THE HEIGHT OF ACCESSORY BUILDINGS IS RESTRICTED TO 15 FEET . Town of Ithaca 4 Zoning Board of Appeals May 8 , 1991 Ms . Linna Dolph spoke to the Board on the need of the community for an indoor riding arena and explained her proposal . She stated that she now has a 17 - stall barn and the number of horses that she will board will not increase if she is granted the requested use variance . She explained that she lost almost all her boarders in the winter because people were taking their horses to places that have an indoor riding arena . Therefore , the winter , financially , was devastating to her . Mr . Hines asked Ms . Dolph if she had the figures for the construction of the proposed indoor riding arena . Ms . Dolph responded that the cost will be approximately $ 38 , 000 . The arena would be open on the east side for the view . There will be no heat in the building and there will be no foundation . It will be a pole building . Discussion followed regarding the cost of the construction . Mr . Hines stated that he would like the Board to be assured that Ms . Dolph will not be back in front of the Board in a few ® months asking for something more in case she . finds out that she cannot make a go of it with just the 17 horses that she is able to board at this time . Ms . Dolph stated that she does not see how it can get too much bigger and better other than an indoor arena because she manages the place herself and she does not plan on hiring very much help . She said that 17 horses is a sufficient amount for her . She further stated that if she had the indoor arena , she could raise the price for boarding quite a bit more . Chairman Austen opened the public hearing . Dr . Geoff Tucker , a veterinarian who does work with Ms . Dolph , spoke to the Board regarding the need in the community for this type of service . He stated that he has an indoor arena on his property in Freeville and invited the Board to visit . Ms . Eva Hoffmann asked how the size of the proposed indoor arena compares with the Cornell Polo Barn on Pine Tree Road . Mr . Tucker stated that there is no comparison between Ms . Dolph ' s proposed arena and Cornell ' s . Mr . Steve Terwilliger , the builder for the proposed arena , explained the proposed building to the Board . Town Attorney Barneysked Ms . Dolph if she is Y going to be back in six months or so saying that 17 horses is not enough . Town of Ithaca 5 Zoning Board of Appeals May 8 , 1991 Ms . Dolph responded no . She said that she really does not have an interest in having a lot of horses on the property . Mr . David Dunbar , co - owner of the property , spoke to the Board regarding the 5 - year restriction that was a condition from the meeting of last August . He said that they cannot see a problem renewing the variance that was granted last August . All the people around the area seem to be very in favor of the horses . Discussion followed on the floor regarding whether or not Ms . Dolph has a financial plan worked out and how she is going to manage to pay for this venture . Chairman Austen closed the public hearing . Chairman Austen referred to the SEAF and the review that was signed by George Frantz on May 8 , 1991 . The form is attached hereto as Exhibit # 1 . Environmental Assessment MOTION by Mr . Robert Hines , seconded by Mrs . Joan Reuning , RESOLVED , that , in the matter of the Appeal of Linna Dolph , requesting modification of a Use Variance of the requirements of Article V , Sections 18 and 19 , of the Town of Ithaca Zoning Ordinance , granted August 15 , 1990 and permitting the keeping of horses for hire at 1457 Trumansburg Road , Town of Ithaca Tax Parcel No . 6 - 23 - 1 - 27 , Residence District R - 30 , the Town of Ithaca Zoning Board of Appeals make and hereby does make a negative declaration of environmental significance . A vote on the motion resulted as follows . Ayes - Hines , Reuning , Austen , Scala . Nays - None . The motion carried unanimously . Chairman Austen read 10 letters in favor of the proposed indoor riding arena and a petition with 40 signatures , in favor of same , into the record . The letters and petition are attached hereto as Exhibits 2 - 12 . Town of Ithaca 6 Zoning Board of Appeals May 8 , 1991 MOTION By Mrs . Joan Reuning , seconded by Mr . Robert Hines : RESOLVED , that the Town of Ithaca Zoning Board of Appeals approve and hereby does approve the modification of a prior Use variance to permit an indoor riding arena and grants a height variance for same not to exceed 26 feet , with the following findings and condition : 10 that the applicant did demonstrate the hardship in owning this property without these variances being granted . 2e that there was a petition signed by 40 neighbors approving the proposed building . 3v that the present use without the indoor arena is economically not viable and with the addition of the arena it would permit year - round boarding of horses . 4a that there is a need for this type of structure in the area . 50 that the variances are conditioned on there being no more than 18 horses boarded on the premises . A vote on the motion resulted as follows : Ayes - Reuning , Hines , Austen . Abstention - Scala . The Motion was Carried . Adjournment Upon motion , the meeting adjourned at 8 : 55 p . m . Connie Holcomb Recording Secretary APPROVED • �, �Z/J� Edward Austen , Chairman Rev . 10 /90 : Town Assigned Project ID Number Town of Ithaca Environmental Review SHORT ENVIRONMENTAL ASSESSMENT FORM For UNLISTED ACTIONS Located in the Town of Ithaca , Tompkins County ONLY PART I - Project Information ( To be completed by Applicant or Project Sponsor ) 1 . Applicant /Sponsor : 2 . Project Name : 3 . Precise Location (Street Address and Road Intersections , prominenl la dmarks , etc . or provide map) : Tax Parcel Number : 4 . Is Proposed Action : NEW EXPANSION ® MODIFICATION / ALTERATION 5 . Describe Project Briefly ( Include project purpose, present land use , current and future construction plans , and other i relevant items) : j , ' " '.3 �' r? U (%� � U `�I V(9_ � ir, �'( y� {:( \}?�`Y�.J I � \J ( Attach separate sheet(s) if necessary to adequately describe the proposed project .) 6 . Amount of Land Affected : Initially (0-5 yrs) Acres (6- 10 yrs) Acres ( % 10 yrs) ` c Acres How is the Land Zoned Presently ? 8 . Will proposed action comply with existing zoning or other existing land use restrictions ? . YES ❑ NO y ' If no , describe conflict briefly : 9� ' ;{ , yu�?�. rY� � � i � �il�`f�l-! �, I 1 ':' � 1 1 •y\ �l i` �✓ �, .L•� QJ 9 . Will proposed action lead to a request for new : Public Road ? YES 0 NO E] Public Water ? YES NO © Public Sewer ? YES NO 10 . What is the present land use. in the vicinity of the proposed project ? Residential Commercial F Industrial Agriculture Park /Forest /Open Space � Other Please describe . —!n 11 . Does proposed action involve a permit , approval , or funding , now or ultimately from any other governmental agency (Federal , State , Local) ? . YES NO If yes , list agency name and permit /approval /funding : 12 . Does anu aspect of the proposed action have a currently valid permit or approval ? YES NO a If yes , list agency name and permit /approval . Also , state whether that permit /approval will require modification . 1 CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Applicant / Sponsor N me (Print or T p� : �j ( 1 �� i 1 : Si nature �l g � f �• �� �iV I Date : ' . PART 11 — ENYI RON MENTAL ASSESSMENT (To be completed by the Town of Ithaca • Use attachments as necessary ) A . Does proposed action exceed any Type I Threshold in 6 NYCRR , Part 617 . 12 or Town Environmental Local Law ? YES NO Q If yes , coordinate the review process and use the Full EAF , B . Will proposed action receive coordinated review as provided for unlisted actions in 6 NYCRR , Part 617 .6 ? ® YES Q NO ( If no , a negative declaration may be superseded by another involved agency , if any C . Could proposed action result in any adverse effects associated with the following : ( Answers may be handwritten , if legible ) C 1 . Existing air quality , surface or groundwater quality , noise levels , existing traffic patterns , solid waste production and disposal , potential for erosion , drainage or flooding problems ? Explain briefly SEE ATTACHED C2 . Aesthetic , agricultural , archaeological , historic ; or other natural or cultural resources ? Community or neighborhood character ? Explain briefly SEE ATTACHED C3 . Vegetation or fauna , fish , shellfish or wildlife species , significant habitats , unique natural areas , wetlands , or threatened or endangered species ? Explain briefly SEE ATTACHED C4 . The Town 's existing plans or goals as officially adopted , or a change in use or intensity of use of land or other natural resources ? Explain briefly SEE ATTACH C5 . Growth , subsequent development , or related activities likely to be induced by the proposed action ? Explain briefly SEE ATTACHED i C6 . Long term , short term , cumulative , or other effects not identified in C1 - C5 ? Explain briefly : SEE ATTACHED C7 . Other impacts (including changes in use of either quantity or type of energy ) ? Explain briefly : SEE ATTACHED D . Is there , or is there likely to be , controversy related to potential adverse environmental impacts ? YES NO If yes , explain briefly E . Comments of staff ® , CAC Other E] attached . (Check applicable boxes) PART III — DETERMINATION OF SIGNIFICANCE ( To be completed by the Town of Ithaca ) Instructions : For each adverse effect identified above , determine- whether it is substantial , large , important or otherwise significant . Each effect should be assessed in connection with its (a) setting (ie . urban or rural) ; (b) probability of occurring ; (c) duration ; (d) irreversibility ; (e) geographic scope ; and (f) magnitude . If necessary , add attachments or reference supporting materials . Ensure that explanations contain sufficient detail to show that all relevant adverse impacts have been identified and adequately addressed . ❑ Check this box if you have identified one or more potentially large or significant adverse impacts which MAY occur . Then proceed directly to the full EAF and /or prepare a positive declaration . ❑ Check this box if you have determined , based on the information and analysis above and any supporting documentation , that the proposed action WILL NOT result in any significant adverse environmental impacts AND provide on attach- ments as necessary , the reasons supporting this determination ZONING BOARD OF APPEALS Name of Lead Agency Preparer 's ignature ( I diffe"M from Responsible Officer) Edward N . Austen , Chairman Name & Title of Responsible Officer in Lead Agency Signature of Contributing Preparer Si nature of Res onsible Officer in Lead Date : A enc PART II - ENVIRONMENTAL ASSESSMENT PROJECT : Request for Modification of Use Variance from Article V , Sections 18 and 19 of Town of Ithaca Zoning Ordinance granted August 15 , 1990 , and Request ® for Variance from the requirements of Article V , Section 20 : 1457 Trumansburg Road REVIEWER : George 4 . -Frantz , Ar. ; ng Town Planner. DATE : flay , 1991 A . Does Action exceed any TYPE I threshold in 6 NYCRR , PART 617 . 12 ? 11N, lcTH) , B . Will Action receive coordinated review as provided for UNLISTED Actions in 6 NYCRR , PART 617 . 6 ? i {'111_ ._ ii 'i''ti':I I '• _ r= !] �. rl !_ �. C. C . Could Action result in any adverse effects associated with the following : E ' C 1 t l�• f �, . � len ; ' r' r fl ' ' } r. ." t - v iG _ .. /. 1 . xtir: ; it qual Ly , - u : a e or „ rou Iowa : l aw? lity Or' ya i ..y , .) _ v?, '. _ , cr, , jt traffic Patterns , solid waste Production or dismsa : , Dotential for erOst :?r! , or � maoe or il000ing ' \. ' n c nil : r' r -. f .: rl /(J f^C Rc - r 1 . -: gr nom: _ l' JI 'J . . I4 U1 : ♦ pV` 4 Je Ir l ! V � �. bJ Vrl l. . l_ Ii i � ': Vii . lJ :' iw • N . � I _.li 1 •% , f _ Ili ! �� I �Iill _ � il. :V 4 v: ri :ance from Articie W , .:. ections 10 and i `� 0 , trig i owr! of imal. %Or! inG vrOlranC ? t0 allow _ e,r . ction C• ov f` G ` ; LIG f ! ni ifneg nln .. 1 ' . .. nni C a h; : l • 1 I r of ^ Y. i Door rW . ,.rl c. " . Il; i : lg r.., C2 . Ae = !he irI agric : rtu% 'alI ar' rhas ,llr;ri I , = t ,. . ^ iiivnal ' SQL rrC _ . rn '�rtit }r ^. Y` .I i+ l (]hi11� r' hrind rhar� arta r 'r = ,iniain .', rich \., No sihniricant aovorse Irrioarts anuciDatAr C3 . Vegetation or fauna , fish , sheiIIish or w + ! dlife sD �cies , sia_ nificant na. bitats , or tr, reaLened or other natural resources ? Explain: briefly , No significant adverse impacts anticipated . C4 . A community's existing Plans or goals � = orfi = i ti a^ ct or `:a ye ' r use or intensity of I 4J r/ �f JV Yd , c a r . Ir^ II use of iand or other natural resources % Exoiain briefly , Grant cf the modification to the variance as requested would be contrary to certain community goals and plans as officially adapted . The subject parcel is located in a P -30 Pes; dence District , which allows , among other uses , single - and two-family homes , specific public and institutional uses , � ni ult ;al uses ri,: _ ? c r o , _ : , , n } : _ � oa �� c la or a ;. u I r _ ; UU1 ;L ,, ;, •_ e � iC : , : , . . , . , .e N ,^ : I „ r , vr` architect , artist or member of other recognized Profession and and custornary home occupations operated solely by a resident of the dwelling and sub jeCt to restrictions outlined in Article V , Section 19 , It is centrally located within the P-30 district , and surrounding_ iand use is residential and open fields , brush and woodland . In addition , the height and size of the proposed building represents a rna nr 111 ea e in intensity ^ f land use on a scale which may have a significant adverse irrlDaci c: n th= s +jr' r0unding rc ; il ? ntial areas . ® C5 . Growth , subsequent development , or related activities likely to be induced by the proposed action ? Eyplain briefly : Although the proposed building and Its immediate use may not have any significant adverse impacts with respect to growth , subsequent development , or related activities , it does represent a request ,Or ex ,!ansion of an enterprise which was only recently granted a variance , and consideration should be given to the potential for future expansion of the applicant 's operations . Also consideration should be given to potential future uses of the building should it be constructed and rhe cu� rent enterprise cease Oper-alion , Given the design and expected cost of the proposed buddino there appears to be the potential for future requests for variances based on econorroc and other ^ar r: ip , for use` Ot:: : e ?her': the prOp05ed 'U5C 2s a riding rlrg . . Cti . � ^rIC terns , short term , r_ umulat!ve , or other effects not identi ; ied in Cl -i'.=, Exolain n Grant of ;ii? r? ouesteo variance may set a precedent reulting in similar requests for reiief from :. IS here in Til of ! ! F : C7 . ether impacts ( including changes in use of either quantity or type of energy ? xpiair: hriefly ; Nn Slgnftic ' nt adverse ir!pacts anticipated . D . Is there , or is there likely to be , controversy related to potential adverse • environmental impacts ? V ? s Nil x if Ye= , explain brief iv PART III — DETERMINATION OF SIGNIFICANCE because of the relatively small scale of the activity for which a variance is requested , a negative determination of environmental significance is recommended . However it must be rioted that the ~rant of a variance may result in the establishment of a precedent which may be facilitate similar requests for variances elsewhere in the Town of ithaca , and which may result in a cumuiativeiv si nificant adverse impact or, community land use pians and goals as official ': v adopted . George n , Frantz Acting irnr, Panner • \ '6 5 Mali 1991 'v Board of Zoning appeals = . Town of Ithaca T0Tyvn Hall Seneca. Street Ithaca, NY 148r� O Re : 141,� 7 Trurnansburg Road Application of Dolph and Dunbar Dear Board Members : This letter is submitted to you to enthusiastically support the application . of Linna Dolph and Dave Dunbar for a variance which would permit them to erect a 'covered training ring for the schooling of horses and their riders at their new home at the old Page Farm on Trumansburg Road . Last July, we wrote to support Dave and Linna 's efforts to bring a horse boarding and training operation back into use in our neighborhood . We were delighted when the Board granted their request for a use variance and have been keeping two horses at Green Heron Farms since then . However, we, like many of Green Heron 's other boarders, are working people . During the long -winger months, with limited daylight hours and cold, wet - and windy weather, it nearly impossible for us to keep ourselves and our horses fit while holding our jobs without indoor riding facilities . We thought the work that Linna and Dave did with improving the drainage near the large arena and re - sanding the ring would make it possible to ride outdoors most of the winter, but it was rarely possible for us, and then only on weekends . Unless Green Heron can erect a covered ring for next winter so that it will be possible to ride in the early morning or after working hours, we will regrettably join those who went to other stables over this last winger . We urge you to permit Linna and David to build the proposed facility . As neighborhood residents, we are entirely convinced that the proposed use is merely Via, a ♦ � � N_'yr F [ IT, ,y h an economically 'essential. feature of the long standing horse boarding operation which .is entirely consistent vaith the character of our neighborhood . � . ,,.o michael J . Thomas and Patricia M . KL nnedy .= X051 DuBois Road, Itriaca, NY 14850 _ r r . : v . .. .. .� .. .. .`a _Lis S - r •...;a _ `X97 e_ r+ - . _ r .: .,�•f1.:.r r :. .-#JET. . •# L. .'t , -aa - -tj ^•• • k _ . ..J a. 'J.! . . _ 7-i '%F "Tam . � _1 •ei yCL✓�•y �J. ,- Na. kyr :iaak * at aa T4 TV 1. -. . T _ ;}ZfS • a . . .a fj�13 ` y. �1♦Fa r. ` S ^i - .T��& ` . ',11 .J - . . f• IT } -r -�.fhi- "..�. �.. t+f.'i! } - _ 1 r 'sb ice. - 4 F. ;Y'. e r+,rr fs:sr'•_ . . , �J" . . __:_ ._ - ,:,v - E:!": S ' =CST .-F$ ai-. �A�A't �Sz •i♦1 . aro' ,r.3 da _ i � a y . . � frR . it .. s ' - .. �n.� �� . _ . �f-jf a.:, . . ` ; -T• ' ♦♦'rj Jam • : ::� . . _ . .. 1 i AAJi _�•J L�,• `i .� 'v •r` - a K_L -+. t : 4 r vL `rlt•.; C�' 44r'v..Ll _. _ cy'y -..a .. J k: . i}rali ::. n. ilah _ `s•j o f -3 p c3 �{ ' r. . ait `. . '� OT . 'a. _ • % ` T•S.t " � r4 .ail � • ' . . .� Y�� � � V J. . LVA - _F. 1 . 4. i{rrl ..� L � 1 . 1� �.. ( ' r • r '`. . . . � _, ` /��`• 1jj//jam/_-- � 4 , `� � _ yr i :1 ^ t i`�[y`j1N1/T . • 1 (" Constance A . Colbert 2250 North Triphammer Road # L-3C Ithaca , New York 14850 May 7 , 1991 To Whom It May Concern : I am a native of Ithaca , New York , who has recently returned to Ithaca to settle here after having my career obligate me to other cities for several years . Upon my return to beautiful Ithaca , I undertook a search to find the appropriate riding stable for my needs . After looking into several , I found Green Heron Farm the place for me . It has top grade management , horses , instruction , and training . Beyond that , it represents the Ithaca that I love with its natural beauty and friendly atmosphere . As an avid rider and client of Linna Dolph ' s at Green Heron Farm , my only disappointment has been the inability to ride during Ithaca ' s winter months , as well as rainy days in the spring and fall . It is of utmost importance that the ground is sound enough to provide secure footing for the safety of horse and rider . There were many days when I simply could not ride due to the weather. Unless Green Heron Farm is able to provide an indoor riding area , I will be forced to leave Green Heron Farm and continue my riding at another equitation facility . This I do not want to do . Sincerely , Constance A. Colbert -# 3 ' r ® V� � ,�� Jim e - .�- A . Town own 07 r*'AO M Zen /;ik 17o4r `✓ ar 000 peals 00n /,07 9 VMM r ; I * .T' am eurrrnAly a, boarder aai Grrrn /T eror ) /Fq?rir; S Ow In wr �/!�'! 4 4*)4d/ah . -1 he 11rae I1,e 7, ae11111r5and o" anol eme/1l' aie ou �,s /ariv/ily . � � , i/ ,?oil � /hou� ,� v � ✓ �'or, �inve rho Goad �,�y r � r �o4er v v a e LIo S � � rr � a r Ud � e � � On e100e r1d1 �'Ae f // flies; is f� j )�ooss � 41e ,fir ah'y so,*z7' a� �� o���i� fehe oll le /4 V _ ' / vro,. a .5,0,6 14/ A "4/ a jn �✓oa/ epi C✓%fi �i�t, in /� �S a�t��t . �i C1C�1 fav O r All /n oo,C arv^w wou /ol l lvo& reate � 9 y me �X e vAO ,rw W)s s 117ee �i e 'rem o m eler a� the r 'Oe / // v y sv S � n� efel� , 1103 Hanshaw Road Ithaca , NY 14850 May 3 , 1991 Dear Ithaca Zoning Board . I am writing in support of Linna Dolph ' s petition for a zoning variance to build an indoor riding ring at her Green Heron Farm Stable on Trumansburg road . Since moving my horse to Ms . Dolph ' s stable in November , I have been consistently impressed by her exceptionally professional management of her business and care of the horses boarded there . Her barn , cleaned daily , is always immaculate , the surrounding barnyard , paddocks , and riding rings are equally well groomed . There is no question in my mind that she will maintain and manage her indoor ring according to the same high professional standards . There is also a serious need -for another indoor riding ring in this town . It is impossible ' to ride and train a horse in Ithaca year - round without one , and those already in the area do not meet the high demand for such facilities . Ms . Dolph- will certainly fill her barn immediately with serious equestrians - - both children and adults - - committed to riding their horses during the foulest months in our difficult climate . Because Ms . Dolph ' s proposal will meet a genuine and . worthwhile need , and because she will manage the facility y resp'onsib'ly and expertly , I urge you to approve her petition . Sincerely , 1 ^ 74M,�� a �— Marlene Kobre Assistant Professor , Writing Director , Writing Center Ithaca College • �` S 1 13 - 1 15 Valentine Place Apartment 106 Ithaca , NY 14850 May 7 , 1991 To the Zoning Board: I am writing to support Linna Dolph in her proposal to build an indoor ring at Green Heron Farm . I was boarding my horse at her establishment last summer and fall . I took my horse to another facility with an indoor ring when the weather became too inclement to continue riding outdoors. I am presently boarding at Green Heron again because I prefer the atmosphere and superb treatment given to my horse . I would like ' to continue boarding at Linna ' s facility , but will only do so if the ground . conditions permit riding year round. Linna is an excellent manager, instructor, and caretaker of her boarder horses. , Her establishment would greatly benefit from having an Indoor riding facility. As an Ithaca resident , I point out that the farm has brought much enthusiasm and positive " horsey " interest to the community . An added indoor facility would only increase the benefits. Thank you for your consideration. n Sincerely , Kathy Druckman • • r ' 4000 �'I.1 ✓r h�!e J)D r q d M twit of Geek germ T (.'Yw� , I Will hove 'Move iM 4 'hogevl lg; Cr li P^ indoor* rt114% Ch�Chc� IS Yl� ('o `v�ccTe b -I �em , QS ridi 'a o� 5no(d old prazeq r%/m Xr Urlsq Twee ori ✓ r . Sizxes(ely Me �d� S �rope 1060 y N v ly �o • #7 1 105 Dubois Road ® and 833 Coddington Road Ithaca , New York 14850 25 April 1991 Board of Zoning Appeal: Town of Ithaca Ithaca , New York Dear Members of the Board . I write to give my strongest support to the request of hits . Linno Dolph , owner of Green Heron Farms , for a zoning variance allowing her to put up a structure that will allow her to have an indoor riding arena at the location on Trumansburg Road . 1 . Such a structure would allow her to conduct year - round equeMrian lessons and exercises . At present , weather conditions Would prevent her from carrying out such exercises during several months of the year . This year - round capability is important not only for the financial health of her riding school but for the quality of her training . The break imposed by a cessation of lessons and practice riding between late fall and early spring could be detrimental to the training of her riders . 2 . h.1 :� . Dolph is a highly qualified , experienced instructor who hoc; already made a considerable investment in horses , equipment , fencing , and outdoor arena preparation . . 3 . The demand for equestrian lessons grows constantly , as can be ascertained by inquiry at any, tack shop ( The Double J Saddlery has one thousand customers . ) The recent demographic survey of the Town of Ithaca suggests that this will be especially true of this region . 4 . It seems to me that a riding arena structure would have a very low impact on the area : individual lessons , the most frequent use pattern , bring one car to the location . e - 5 . The recent survey of the wishes of the Town of Ithaca residents showed their strong support for maintaining the rural , 1 imited - growth nature of the Town of Ithaca . A riding stable is therefore just the kind of enterprise compatible with this desire , an enterprise that should be encouraged in every way • Sincerely yours , oh` eiss Elaine P . Gere Heather B . Weiss Amity B . Weiss CA wo, re LAW 4v iaL� c::t vi�mw vk j (:306 V, V^*� Ae V� r%�% Piz w� C L S L 47 OL 5L, ,/ oez w - \ , � Q,z� � Y ( l LA t i c .-�n. S ,pe c- l S lam° e S 1 e3AV�u LA � " 5 ve tA. j l GA �-E' d v V U4 to ✓ �� c� n �J �Y' L 1M�v� tN T cc-' '` l c r \.U. G v-e 7:T US Q v ir2 11 7, Cay. a -�cnl ci 1 �• 2 �-� vet Cz ( cam u � 1 Cie IO 6 o v � t � 1 a �-e. � � � . o �.r� rvt- S � - - � 9 a i I i ::di c. t y� V �-� zF + cz-Uvt L C- Lt CT S cqlN c4e . Cc c G� c �h / �( .� c>f Q PN . I 4 i I i v HARRIS BEACH & WILCOX ATTO%NM AT LAW - April 30 , 19 91 OFFICES OF TREMAN & CLY N S 121 EAST SLVECA STREET P.O. BOX SW n'HAGA. NEw YORK 14851 (607) 275.64.44 Town of Ithaca Board of Zoning Appeals Town Hall HAND - DELIVERED 126 East Seneca Street Ithaca , NY 14850 Re : Green Heron Farms Application of Ms . Linna Dolph Dear Members of the Board : My wife and I have been requested to state our views con - cerning the grant of a variance to allow the construction by Ms . Linna Dolph of an indoor horse arena in the Town of Ithaca . We are pleased to do so . For the past eight ( 8 ) months , our daughter has had the pleasure of riding at Ms . Dolph ' s Green Heron Farm . During the winter months , however , she has not been able to ride for want of a facility . While this is simply unfortunate for our daughter , it poses a financial difficulty for Ms . Dolph . Obviously , without an arena she cannot give lessons or allow riding on her property during these winter months . Not only does this deprive her of income , it also means that she cannot use her property for one of its designed purposes . We * believe this presents a hardship for which a variance should be granted . Moreover , we believe that there is a real need for a facility of the sort which Ms . Dolph proposes to build . My daughter and ' certainly many others would enjoy and benefit from this arena . Thank you for your consideration . Sincerely , PardE C . Hooks usan M . Hooks uo EAST IMA N STRtfT ROC}iES -UL NEW mR>; 14604 (716) 232 444 1611NORTH AE%T STREET SUTfE 1000 ARLLNGTON, VIRGWIA 2:"_'09 (20`) 8610001 • tC, r ci , dersicanect , 1: nue rstan ci that Liti i) Oj, ri }'� itZ (irrtcr Y1 (D Farms i � rcy ,a1_ 3tincg from the Town of it. haca Zoning Board of A _ i � eals a variance to build a horse riding arena on her property at .1457 Trumansburg Fd . , Ithaca , N . Y . I am in favor of the existence of the arena , and bel ' eve jr would be an asset to our communityM. . wW U �� • R004J L zz Address • A c_ r i i , Ci! is ?1C rr ) t_� : (; F- f i Y is �. } , �, : l i r- i i t o t', c; .. }'l �� t L i 11 r'l n C ' 1 h i f r n ri r'i rarrns i � r _ ; : - tin , from the Town of Ithaca Zoning Board of Appeals a variance to build a horse riding arena on her property at 1457 Trumansburg Rd . , Ithaca , N . Y . I am in favor of the existence of the arena , and believe it would be an asset to our community . ro%00 7AC6*-0 _ AIL 000 nom' lz4 71 . _ _-I L i, -/: Name Address - --- --- - -- -- �