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HomeMy WebLinkAboutZBA Minutes 1993-02-10 FILED TOWN OF ITHACA TOWN OF ITHACA Date I ' IG �r �1 Iq_93 OZONING BOARD OF APPEALS Clerk j"b cHal o cd FEBRUARY 10 , 1993 THE FOLLOWING MATTERS WERE HEARD ON FEBRUARY 10 , 1993 BY THE BOARD : ADJOURNED APPEAL ( FROM JANUARY 13 , 1993 ) OF CHRISTOPHER AND MELINDA MULLER , APPELLANTS , JAMES HILKER , AGENT , REQUESTING A VARIANCE FROM ARTICLE III , SECTIONS 7 AND 9 , OF THE TOWN OF ITHACA ZONING ORDINANCE AND SECTION 280-A OF NEW YORK STATE TOWN LAW , TO ALLOW FOR THE CONSTRUCTION OF A SINGLE -FAMILY RESIDENCE ON A PARCEL OF LAND THAT DOES NOT HAVE ROAD FRONTAGE ON A TOWN , COUNTY , OR STATE HIGHWAY , AND HAVING A ` LOT DEPTH OF 90 FEET ( + OR - ) ( 120 FOOT DEPTH REQUIRED ) . SAID PARCEL IS LOCATED NEAR WORTH STREET AND VINE STREET , ON TOWN OF ITHACA TAX PARCELS N0 , 59 - 1 - 9 AND - 10 , RESIDENCE DISTRICT R- 9 . VARIANCES FROM ARTICLE III , SECTION 9 , MAY ALSO INCLUDE HAVING A MINIMUM LOT WIDTH AT THE MAXIMUM FRONT YARD SETBACK OF 20 FEET ( + OR - ) ( 75 FEET REQUIRED ) AND A LOT WIDTH AT THE STREET LINE OF 20 FEET ( 60 FEET BEING REQUIRED ) . GRANTED WITH CONDITIONS . APPEAL OF JANE PHAYRE , APPELLANT , REQUESTING A VARIANCE FROM THE REQUIREMENTS OF ARTICLE V , SECTION 23 , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO CREATE A BUILDING LOT WITH A DIMENSION OF 100 FEET WIDTH AT THE MAXIMUM REQUIRED FRONT YARD SETBACK LINE ( 60 FEET BACK FROM THE STREET LINE ) AT 923 CODDINGTON ROAD , PORTION OF TOWN OF ITHACA TAX PARCEL N0 , 47 - 2 - 51 RESIDENCE DISTRICT R- 30 . SAID ORDINANCE REQUIRES A LOT WIDTH OF 150 FEET AT THE SETBACK LINE . GRANTED WITH CONDITION . ® APPEAL OF EVELYN LANE , APPELLANT , JIM LANE , AGENT , REQUESTING AUTHORIZATION BY THE ZONING BOARD OF APPEALS , UNDER ARTICLE XII , SECTION 54 , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO CONSTRUCT A 16 FOOT X 20 FOOT ROOM ADDITION ATTACHED TO A SINGLE-FAMILY RESIDENCE ON A NON-CONFORMING PARCEL OF LAND LOCATED AT 333 WEST KING ROAD , TOWN OF ITHACA TAX PARCEL NO . 37 - 1 - 27 . 2 , RESIDENCE DISTRICT R- 30 . THE PROPERTY IS NON- CONFORMING SINCE IT CONTAINS FOUR RESIDENTIAL BUILDINGS WHEN ONLY ONE IS PERMITTED ON A PARCEL OF LAND , GRANTED , APPEAL OF CORNELL UNIVERSITY , OWNER /APPELLANT , PAUL SAROKWASH , AGENT , REQUESTING A SPECIAL APPROVAL FROM THE ZONING BOARD OF APPEALS UNDER ARTICLE V , SECTION 18 , SUBSECTION 3 ( B ) OF THE TOWN OF ITHACA ZONING ORDINANCE , TO ERECT 4 , 200 SQUARE FEET OF TEMPORARY OFFICE SPACE AT THE CORNELL UNIVERSITY WILSON LABORATORY , TOWN OF ITHACA TAX PARCEL NO . 63- 1 - 8 . 2 , LOCATED ADJACENT TO NEW YORK STATE ROUTE 366 , APPROXIMATELY 600 FEET WESTERLY OF JUDD FALLS ROAD , RESIDENCE DISTRICT R- 30 , GRANTED WITH CONDITIONS . APPEAL OF CORNELL UNIVERSITY , OWNER /APPELLANT . PAUL SAROKWASH , AGENT , REQUESTING A VARIANCE UNDER SECTION 9 OF TOWN OF ITHACA LOCAL LAW #7 AND # 10 , 1988 , " REQUIRING SPRINKLER SYSTEMS TO BE INSTALLED IN BUILDINGS " , TO BE EXEMPT FROM A SPRINKLER SYSTEM INSTALLATION IN A PROPOSED 41200 SQUARE FOOT TEMPORARY MODULAR OFFICE BUILDING , TO BE LOCATED AT CORNELL UNIVERSITY WILSON LABORATORY , TOWN OF ITHACA TAX PARCEL NO . 63- 1 - 8 . 2 , LOCATED OFF OF NEW YORK STATE ROUTE 366 , RESIDENCE DISTRICT R- 30 . GRANTED WITH CONDITIONS . Town of Ithaca FIM 1 Zoning Board of Appeals TOWN OF ITHACA February 10 , 1993 Datemmch a4 � clG3 OTOWN OF ITHACA Clerk.l)a if L. kAuk;'Qra ZONING BOARD OF APPEALS FEBRUARY 10 , 1993 PRESENT : Edward Austen , Edward King , Robert Hines , Harry Ellsworth , Town Attorney John Barney , Zoning Enforcement Officer /Building Inspector Andrew Frost , ABSENT : Pete Scala . OTHERS : Christopher Muller , Jim Hilker , Jim Lane , Paul Sarokwash , Evelyn Lane , Jane Phayre , Howard R . Schlieder . Chairman Austen called the meeting to order at 7 : 00 p . m . and stated that all posting , publication , and notification of the public hearings were completed and are in order . The first Appeal to be heard by the Board was the following : ADJOURNED APPEAL ( FROM JANUARY 13 , 1993 ) OF CHRISTOPHER AND MELImA MULLER , APPELLANTS , JAMES FQLKER , AGENT , REQUESTING A VARIANCE FROM ARTICLE III , SECTIONS 7 AND 9 , OF THE TOWN OF ITHACA ZONING ORDINANCE AND SECTION 280-A OF NEW YORK STATE TOWN LAW , TO ALLOW FOR THE CONSTRUCTION OF A SINGLE-FAMILY RESIDENCE ON A PARCEL OF LAND THAT DOES NOT HAVE ROAD FRONTAGE ON A TOWN , COUNTY, OR STATE HIGHWAY, AND HAVING A LOT DEPTH OF 90 FEET ( + OR - ) ( 120 FOOT DEPTH REQUIRED ) . SAID PARCEL IS LOCATED NEAR WORTH STREET AND VINE STREET , ON TOWN OF ITHACA TAX PARCELS NO . 59- 1-9 AND - 10 , RESIDENCE DISTRICT R-9 . VARIANCES FROM ARTICLE III , SECTION 9 , MAY ALSO INCLUDE HAVING A HQNIMUH LOT WIDTH AT THE MAXIMUM FRONT YARD SETBACK OF 20 FEET ( + OR - ) ( 75 FEET REQUIRED ) AND A LOT WIDTH AT THE STREET LINE OF 20 FEET ( 60 FEET BEING REQUIRED ) , Mr . Frost stated that new information has been received since the last meeting of the Zoning Board of Appeals on this matter . Mr . Hines stated that he has received a letter from Don Crittenden in which he expressed an interest in having Norbert Schickel , Sr . , who is the owner of Vine Street , convey an easement over that small portion of Vine Street which abuts Worth Street . He said this parcel goes to the north boundary of Worth Street and Mr . Schickel owns from the north boundary of Worth Street , along Vine Street to Mitchell Street , Mr . Hines stated that he talked with Mr . Norbert Schickel Jr . and they didn ' t think there was a problem , but Mr . Schickel , Jr . said that he would get his dad to sign a deed granting an easement over that portion of Vine Street , which is necessary in order to meet Worth Street . Attached to the minutes of this meeting as Exhibits # 1 , #2 , and #3 , are a letter to Don Crittenden , Esq . from Robert Hines , Esq . , dated January 26 , 1993 , a copy of a deed dated September 11 , 1989 between Eastwood Commons Building Corp . , and N & W , Ltd , and a survey map by John S . MacNeil , entitled " Steven and Lois Willett , Town of Ithaca and City of Ithaca ' , survey dated January 27 , 1993 . Chairman Austen opened the public hearing . No one appeared to address the Board . Chairman Austen closed the public hearing . Town of Ithaca 2 Zoning Board of Appeals February 10 , 1993 OChairman Austen referred to an Environmental Assessment Form that was completed by Assistant Town Planner , Mr . George Frantz , on January 7 , 1993 and attached hereto as Exhibit #4 . Environmental Assessment MOTION . By Mr . Robert Hines , seconded by Mr . Edward King : RESOLVED , that the Town of Ithaca Zoning Board of Appeals make and hereby does make a negative determination of environmental significance with respect to the Appeal of Christopher and Melinda Muller to construct a single family home , located near Worth Street and Vine Street , Town of Ithaca Tax Parcel No . 59 - 1 - 9 , and - 10 , on a parcel of land that does not have road frontage on a town , county , or state highway , as recommended by George Frantz on January 7 , 1993 . A vote on the motion resulted as follows : Ayes - Hines , King , Austen , Ellsworth . Nays - None . The motion carried unanimously . Mr . King stated that it appears that the only variance that is required is ® regarding the frontage on a public street . Town Attorney Barney stated that the Board would probably want to identify a couple of things . He doesn ' t think the Board wants to allow any construction on Vine Street itself because , he assumes , that Vine Street is also going to be the access to this parcel to the north , so there shouldn ' t be any construction with this minimum side yard . Mr . James Hilker appeared before the Board and stated that the parcel to the north is going to have the Miller Street access . Town Attorney Barney asked Mr . Hilker who owns what parcel right now . Mr . Muller replied that they are buying the land from the Willetts . The Willetts own from the Miller Street panhandle to the Vine Street panhandle as one property . Mr . Willett also owns tax parcels #9 and # 10 . Town Attorney Barney stated that his concern is that the Board is going about this matter in a reverse order of the normal way . He said these are subdivision considera- tions which are normally considered by the Planning Board in determining whether or not to grant subdivision approval , and then once that has been determined , it comes to this Board for determination of whether the variances are needed in order to accomplish the subdivision agreement . Town Attorney Barney questioned whether the Board wanted to wait and see whether the Planning Board wants to impose a condition relative to where the property is being built upon . It seems to him that the Board would want a building that is going to end up somewhere in the middle of this parcel , rather than be crammed up against one side or another of it . Town of Ithaca 3 Zoning Board of Appeals February 10 , 1993 OMr . Hilker stated that when he went through the process with Mr . Frost of applying for the variance , what he discussed is that the package the Board has in front of them is exactly the same package that is going to the Planning Board next week . What he was hoping to get tonight , was approval from this Board that is contingent upon the approval of the Planning Board , as they are looking at the exact same package and the exact same site plan . He said that it may be a little backward , but in the Planning office he got the impression that it would make it easier for the Planning Board if it was done through the Zoning Board first . Mr . Hilker said that he realizes that if the Planning Board changes one little thing , he will have to come back to the Zoning Board at that time . Town Attorney Barney asked Mr . Hilker where he plans to put the building right now . Mr . Hilker showed the Board on the map they had before them , where the building is proposed to be erected . MOTION : By Mr . Edward King , seconded by Mr . Harry Ellsworth : RESOLVED , that the Town of Ithaca Zoning Board of Appeals finds that the proposal for the construction of a residence on Tax Parcel No . 59 - 1 - 9 and - 10 , parcel # 10 being part of Vine Street Extension north , as proposed by Christopher and Melinda Muller , according to the site plan of the " Muller residence " , dated February 1 , ® 1993 , which has been presented to the Board as a proposed subdivision of Willett lands parcels 3 and 4 , that this Board approve the proposed construction , insofar as these lots do not have direct access to a public street , but would have access to the northerly extension of the private street known as Vine Street , such northerly extension running from the east / west street known as Worth Street , that that be deemed sufficient to comply with the requirements of Town Law Section 280- a as to frontage on a public street , that the Board grant such approval subject to the following findings and conditions : 1 . That the proposal meets the approval of the Planning Board without significant change . 2 . That the Mullers , or the seller , obtain the right- of-way from the present owner of the private street known as Vine Street , that owner being N . W . , Ltd . , such that they would have complete access over at least a 19 foot wide strip of land extending northerly from the Worth Street intersection , at least into the parcel to be constructed upon . 3 . That the easement also extend southerly to Mitchell Street . 4 . That the approval will be subject to the such conditions as the Planning Board may impose , which could possibly require that the Appellant would have to return to the Board of Zoning Appeals for other variances . 5 . That the 11 , 124 square foot lot is delineated on the survey map by John S . MacNeil , entitled " Steven and Lois Willett , Town of Ithaca and City of 0 Ithaca " , survey dated January 27 , 1993 . Town of Ithaca 4 Zoning Board of Appeals February 10 , 1993 OTown Attorney Barney wished to clarify that the motion is applying only to the parcel denominated as a proposed new parcel , 11 , 124 square feet total and that , at this point , no determination is being made in respect to the parcel to the north with the access to Miller Street . He wants to make certain that the Board is dealing only with the construction on the southerly of these two lots and the variance that is being talked about , is a variance for the access down to Vine Street , the southerly end of this quag lot , that is the 11 , 000 square foot lot and not the 13 , 000 square foot lot . A vote on the motion resulted as follows : Ayes - King , Hines , Ellsworth , Austen . Nays - None . The motion carried unanimously . The next Appeal to be heard by the Board was the following : APPEAL OF JANE PHAYRE , APPELLANT , REQUESTING A VARIANCE FROM THE REQUIREMENTS OF ARTICLE V . SECTION 23 , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO CREATE A BUILDING LOT WITH A DIMENSION OF 100 FEET WIDTH AT THE MAXIMUM REQUIRED FRONT YARD SETBACK LINE ( 60 FEET BACK FROM THE STREET LINE ) AT 923 CODDINGTON ROAD , PORTION OF TOWN OF ITHACA TAX PARCEL NO . 47- 2- 5 , RESIDENCE DISTRICT R-30 . SAID ORDINANCE REQUIRES A IAT WIDTH OF 150 FEET AT THE SETBACK LINE . Mr . Howard Schlieder appeared before the Board and explained that they have set Astakes out to show where the house would be located . Chairman Austen opened the public hearing . No one appeared to address the Board . Chairman Austen closed the public hearing . Environmental Assessment Chairman Austen referred to a Short Environmental Assessment Form that was prepared by Assistant Town Planner , Mr . George R . Frantz , on January 26 , 1993 . He also referred to an adopted resolution from the Planning Board dated February 2 , 1993 . MOTION By Mr . Robert Hines , seconded by Mr . Harry Ellsworth : RESOLVED , that the Town of Ithaca Zoning Board of Appeals makes and hereby does make a negative determination of environmental significance with respect to the subdivision of this parcel and the creation of a building lot for a residential home , owned by the Appellant , Jane Phayre , which has a frontage of 100 feet , located at 923 Coddington Road , Town of Ithaca Tax Parcel No . 47 - 2 - 5 , as described on the survey map , and as recommended by Assistant Town Planner , George Frantz , on January 26 , 1993 . A vote on the motion resulted as follows : ® Ayes - Hines , Austen , Ellsworth , King . Nays - None . The motion carried unanimously . Town of Ithaca 5 Zoning Board of Appeals February 10 , 1993 O [ The Short Environmental Assessment Form and the Planning Board adopted resolution are attached hereto as Exhibits # 5 and # 6 . ] MOTION : By Mr . Hines , seconded by Mr . King : RESOLVED , that the Town of Ithaca Zoning Board of Appeals grant and hereby does grant to the Appellant , Jane Phayre , a variance for the construction of a dwelling house and appurtenance structures on the lands described on the survey map , dated December 8 , 1992 , located at 923 Coddington Road , Town of Ithaca Tax Parcel No . 47 - 2 - 5 , as submitted with the application for this variance , with the following findings and condition : 1 . The proposed frontage on Coddington Road is to be 100 feet , whereas the ordinance requires 150 feet but that the lot widens to a width in excess of 150 feet , approximately 150 back from the Coddington Road . 2 . The configuration of the current lot is such that it is not possible to create a lot of the required frontage without severely encroaching on the present dwelling . 3 . The neighborhood is essentially rural and the lot to be created contains over 2 acres of land . ® 4 . The proposal is such that it does not severely affect the architecture or character of the neighborhood . 5 . That the variance be granted with the express condition that no structure , including the garage structure , be placed on the lot closer to the center line of Coddington Road than 170 feet . 6 . That the granting of the variance incorporate the conditions of the Planning Board on February 2 , 1993 . A vote on the motion resulted as follows : Ayes - Hines , King , Austen , Ellsworth . Nays - None . The motion carried unanimously . The next Appeal to be heard by the Board was the following : APPEAL OF EVELYN LANE , APPELLANT , JIM LANE , AGENT , REQUESTING AUTHORIZATION BY THE ZONING BOARD OF APPEALS , UNDER ARTICLE %II , SECTION 54 , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO CONSTRUCT A 16 FOOT % 20 FOOT ROOM ADDITION ATTACHED TO A SINGLE-FAMILY RESIDENCE ON A NON-CONFORMING PARCEL OF LAND LOCATED AT 333 WEST KING ROAD , TOWN OF ITHACA TAX PARCEL NO , 37- 1-27 . 2 , RESIDENCE DISTRICT R-30 . THE PROPERTY IS NON-CONFORMING SINCE IT CONTAINS FOUR RESIDENTIAL BUILDINGS WHEN ONLY ® ONE IS PERMITTED ON A PARCEL OF LAND , Mr . Frost explained to the Board that the addition has already been constructed , as noted in the photographs . Town of Ithaca 6 Zoning Board of Appeals February 10 , 1993 OChairman Austen asked Mr . Lane why he did not get a building permit . Mr . Lane responded that he was trying to skip formalities and trying to get it completed before the bad weather hit . Mr . Lane also stated that he thought that the property was assessed too high and he didn ' t want to burden his mother with even more taxes , so he tried to do the work without a building permit . Andy Frost stated that Mr . Lane has made application for the building permit . He explained that this situation resulted from a complaint and that Mr . Lane was fairly prompt in making application for his appearance before the Board to resolve this issue . Mr . Frost explained that the notice describes four residential buildings on the property . There is an unoccupied residential building in the very rear that , according to County Assessment , is not being assessed at this time due to its state of disrepair . Mr . Frost further stated that he also pursued trying to establish the legal non- conforming rights of these buildings and was able to establish from County Assessment , that one of the four buildings dates back to before 1940 and the remaining buildings existed somewhere between 1950 and 1960 . He stated that the Town ' s Zoning Ordinance in 1960 specified , or implied , that you could only have one residential building on a parcel . Prior to 1960 the Zoning Ordinance said that you could have residential buildings but did not limit the number , so there may be some legal non- conforming right to those buildings . He stated that there are no records of building permits for those residential buildings . ® Mr . King asked if the three existing dwellings are occupied by members of the Lane family . Mr . Lane replied that two of the houses are rental properties . Chairman Austen opened the public hearing . No one appeared to address the Board . Chairman Austen closed the public hearing . Mr . Hines stated that he should abstain from this appeal as he has represented the Lanes on prior occasions . Environmental Assessment MOTION : By Mr . Edward King , seconded by Mr . Ellsworth : RESOLVED , that the Town of Ithaca Zoning Board of Appeals makes and hereby does make a negative determination of environmental significance with respect to the proposed extension of a non- conforming use , located at 333 West King Road , Town of Ithaca Tax Parcel No . 37 - 1 - 27 . 2 , as recommended by Assistant Town Planner , George Frantz , on February 4 , 1993 . A vote on the motion resulted as follows : Ayes - King , Ellsworth , Austen . Nays - None . Abstention - Hines . The motion carried . [ The Short Environmental Assessment Form is attached hereto as Exhibit #7 . ] Town of Ithaca 7 Zoning Board of Appeals February 10 , 1993 ONOTION : By Mr . Edward King , seconded by Mr . Harry Ellsworth : RESOLVED , that the Town of Ithaca Zoning Board of Appeals grant and hereby does grant Special Approval to the Appellant , Evelyn Lane , to extend the use under Section 54 of the Town Zoning Ordinance , for the construction of a 16 foot x 20 foot room addition attached to a single family residence on a non- conforming parcel of land located at 333 West King Road , Town of Ithaca Tax Parcel No . 37 - 1 - 27 . 2 , with the following findings : 1 . That the request would not exacerbate the non- conforming condition of the property . 2 . That the proposal meets all the requirements of Section 77 , Paragraph 7 , subparagraphs a-h of the Zoning Ordinance . 3 . That the proposal would not adversely affect the health , safety or general welfare of the community and would be in harmony with the general community plans and so forth . A vote on the motion resulted as follows : Ayes - King , Ellsworth , Austen . Nays - None . ® Abstention - Hines . The motion carried . The next Appeal to be heard by the Board was the following : APPEAL OF CORNELL UNIVERSITY , OWNER/APPELLANT , PAUL SAROKWASH , AGENT , REQUESTING A SPECIAL APPROVAL FROM THE ZONING BOARD OF APPEALS UNDER ARTICLE V , SECTION 18 , SUBSECTION 3 ( B ) OF THE TOWN OF ITHACA ZONING ORDINANCE , TO ERECT 4 , 200 SQUARE FEET OF TEMPORARY OFFICE SPACE AT THE CORNELL UNIVERSITY WILSON LABORATORY , TOWN OF ITHACA TAX PARCEL NO . 63- 1 -8 . 2 , LOCATED ADJACENT TO NEW YORK STATE ROUTE 366 , APPROXIMATELY 600 FEET WESTERLY OF JUDD FALLS ROAD , RESIDENCE DISTRICT R-30 . Mr . Paul Sarokwash appeared before the Board and presented photographs to the Board showing the location of the proposed temporary office space next to Wilson Laboratory at Cornell University . He stated that the trailers are proposed to be located at Wilson Laboratory for five years . He explained that they are trailers by his definition , because they have a chassis and a hitch and wheels underneath , but you can take that trailer and make it something better by customizing it and by taking the trailers and putting them together . Mr . Sarokwash explained that there will be five trailer modules total . The units will be assembled at Wilson Laboratory . Chairman Austen referred to the adopted resolution from the Planning Board on January 19 , 1993 regarding site plan approval for the proposed temporary office trailers at Wilson Laboratory , Cornell University . [ The resolution is attached hereto as Exhibit #8 . ] Discussion followed regarding the distance of the trailers to the creek . Town of Ithaca 8 Zoning Board of Appeals February 10 , 1993 OMr . King was concerned about the distance of the fire hydrant to the trailers and the contents of the storage tanks nearby . Mr . Sarokwash stated that he has had Deputy Chief Wilbur examine the property and that the Ithaca Fire Department was satisfied with the plan . [ Letter from Deputy Chief Wilbur , dated December 21 , 1992 is attached hereto as Exhibit #9 . ] He further stated that Cornell Life Safety has also examined the property and they did not appear concerned either . Chairman Austen opened the public hearing . No one appeared to address the Board . Chairman Austen closed the public hearing . Environmental Assessment MOTION : By Mr . Edward King , seconded by Mr . Robert Hines : RESOLVED , that the Town of Ithaca Zoning Board of Appeals make and hereby does make a negative determination of environmental significance for the temporary office space at Cornell University ' s Wilson Laboratory , located on Route 366 , Town of Ithaca Tax Parcel No . 63 - 1 - 8 . 2 , as recommended by Assistant Town Planner , George Frantz , on January 12 , 1993 , noting in particular that the proposed placement of the five temporary office trailers will be such that the stream channel is not threatened by the proposed activity at that location , and given the relatively level character of the site , and that existing vegetation will effectively screen ® the buildings from the highway . A vote on the motion resulted as follows : Ayes - King , Hines , Austen , Ellsworth . Nays - None . The motion carried unanimously . [ The Short Environmental Assessment Form is attached hereto as Exhibit # 10 . ] MOTION : By Mr . Edward King , seconded by Mr . Robert Hines : RESOLVED , that the Town of Ithaca Zoning Board of Appeals grant and hereby does grant to the Appellant , Cornell University , Special Approval for the erection of the five trailers as a unified temporary office space at Wilson Laboratory , Town of Ithaca Tax Parcel No . 63- 1 - 8 . 2 , this Special Approval being given under Section 18 , Paragraph 3 ( b ) of the Zoning Ordinance , with the following findings and conditions : 1 . That the proposal meets the criteria set forth in Section 77 , Paragraph 7 , Subparagraphs a- h of the Zoning Ordinance , 2 . That the premises are reasonably adapted to the proposed use . ® 3 . That the location and design will be consistent with the character of the district and particularly the character of this rather unique building site itself . Town of Ithaca 9 Zoning Board of Appeals February 10 , 1993 O4 . That proposed premises will not be detrimental to the general amenities or neighborhood character . 5 . That the conditions be met , as recommended by the Planning Board on January 19 , 1993 , namely that the temporary office trailers will be removed from the site and the site restored to its current condition by October 1 , 1998 , unless an extension of the time is granted by the appropriate Town agency . 6 . That the Appellant seek approval by the Town Engineer for the construction details for all proposed roads , water and sewage facilities and other improvements , such as whether there will be a need for additional fire hydrants , in addition to the ones presently existing on the site . 7 . That the Appellant submit all necessary permits from local , Town , State or Federal agencies and submission of the original of the final site plan to the Town for retention by it , prior to the issuance of any building permit . A vote on the motion resulted as follows $ Ayes - King , Hines , Ellsworth , Austen . Nays - None . The motion carried unanimously . The last appeal to be heard by the Board was the following : AAPPEAL OF CORNELL UNIVERSITY , OWNER/APPELLANT , PAUL SAROKWASH , AGENT , REQUESTING A VARIANCE UNDER SECTION 9 OF TOWN OF ITHACA LOCAL LAW #7 AND #10 , 1988 , "REQUIRING SPRINKLER SYSTEMS TO BE INSTALLED IN BUILDINGS " , TO BE EXEMPT FROM A SPRINKLER SYSTEM INSTALLATION IN A PROPOSED 41200 SQUARE FOOT TEMPORARY MODULAR OFFICE BUILDING , TO BE LOCATED AT CORNELL UNIVERSITY WILSON LABORATORY , TOWN OF ITHACA TAX PARCEL N0 . 63- 1 -8 . 2 , LOCATED OFF OF NEW YORK STATE ROUTE 366 , RESIDENCE DISTRICT R-30 . Mr . Paul Sarokwash , representing Cornell University for this Appeal , appeared before the Board and explained that the additional cost of providing sprinklers would impose an unnecessary economic hardship in that these temporary facilities will have appropriate smoke detection and fire alarm systems , and ample exiting to mitigate any potential fire safety hazard . Mr . Sarokwash stated that he has not had a response from Deputy Fire Chief Wilbur regarding a sprinkler system for the building . Mr . Sarokwash stated that Deputy Chief Wilbur has accepted the same package as the Board and he has suggested additional heat detectors in the bathrooms and every enclosed space , to bring the number of detectors up to nine , and Deputy Chief Wilbur will be sending a letter to that effect . Mr . Sarokwash further stated that the cost for sprinklers would be between $ 10 , 000 and $ 15 , 000 for the units . Mr . Frost stated that the Building Code would not require sprinklers for this , given the temporary nature of the building with the additional detectors , as suggested by Deputy Chief Wilbur . Town of Ithaca 10 Zoning Board of Appeals February 10 , 1993 ® Mr . Sarokwash pointed out that Cornell University has extensive sprinkler systems in their buildings but they do feel that the proposed space , because it is temporary and because it is an office , not residential , that the appropriate smoke detection and fire alarm systems would work . He stated that the system will be connected to the Barton Hall console which is monitored 24 hours a day and they do have Life Safety Services who can respond immediately for investigation and sizing up a situation in case of a problem . Mr . Frost stated that it is a single story building , it has a variety of windows , and exiting is directly to the outside with no stairways . Mr . Frost further stated that he is going to require Cornell University , either with in-house or outside , to have an independent engineer provide letters of documen- tation that will encompass all phases of construction , from the framing to the electrical work and everything else that is behind the walls that we will not be able to see once the building is delivered on site . Mr . Sarokwash stated that the building will be constructed to New York State Code even though they may be built outside of the State . MOTION : By Mr . Robert Hines , seconded by Mr . Harry Ellsworth : RESOLVED , that the Town of Ithaca Zoning Board of Appeals exempt the Appellant , ® Cornell University , from the application of Local Law #7 and # 10 , of the Town of Ithaca Zoning Ordinance , from the requirement that the proposed construction at Wilson Laboratory of 4 , 200 square feet of temporary office space , located on NYS Route 366 , Town of Ithaca Tax Parcel No . 36 - 1 - 8 . 2 , be equipped with water sprinklers and that they be granted a variance from the application of that Ordinance with the following findings and condition : 1 . That the structures are temporary in nature . 2 . That the building is one story , have by plans eight exits , are to be equipped with smoke detection , fire alarm systems , and heat detectors . 3 . That the potential for fire hazard is not great , the building is nonresiden- tial , and is proposed to be used for office space . 4 . That because of the temporary nature of the use of these buildings , the imposition of this requirement would pose an unreasonable and unnecessary economic hardship on the Appellant , and by reason of the plans that they have submitted , they have undertaken to reduce the hazard to person and property as a result of a fire on the premises . 5 . That the eight exits shall be suitably signed and the variance be conditioned upon installation of alternative fire protective measures and devices to the satisfaction of the Code Enforcement Officer . A vote on the motion resulted as follows : Town of Ithaca 11 Zoning Board of Appeals February 10 , 1993 Ayes - King , Ellsworth , Austen , Hines . Nays - None . The motion carried unanimously . 13 i mxa IBC rf�T„ �dlll Connie J . Holcomb Recording Secretary APPROVED : Edward Austen , Chairman kz ® ATTORNEY AT LAW 417 NORTH CAVUGA STREET 6/7 . .,.J icy 607 • 273 .6111 FAX 607 • 273 . 7920 ROBERT J. HINES JOSEPH W. ALLEN January 26 , 1993 Don Crittenden , Esq . 115 West Green Street Ithaca , New York 14850 Re : Willett parcel Pearl Street , Ithaca , New York Dear Don : I am writing this memorandum to you to explain the position of Willett in regard to access for ingress and egress from his lots ® to Worth Street . Willett ' s predecessor in title , Norbert H . Schickel , acquired title to Vine Street by two conveyances . The first , 438 of Deeds at Page 970 recorded in 1962 conveyed the northernmost portion of Vine Street from the " north line of Worth Street " to Miller Street . The second conveyance , 438 of Deeds at Page 975 recorded in 1962 ( February 1 ) granted to Norbert Schickel title to the southern portion of Vine Street , that is from the north line of Worth Street south to Mitchell Street , both parcels bounded on the east by the Knight Paving Products land . Worth Street was first laid out in a map entitled " Map of Mitchell Tract , East Hill , Ithaca , New York " made November 18 , 1895 by L . L . Beers and filed in Map Book B - 1 at Page 40 on December 18 , 1895 , and refiled in Map Book B - 4 at Page 5 ( c ) . At that time the Ithaca . City Corporation line was in its present location , according to the Ithaca City Corporation map filed in the Tompkins County Clerk ' s Office and posted on the east wall of that office . Worth Street is shown in its entirety to its intersection with Vine Street on the Mitchell Tract map , but is not shown on the Ithaca City Corporation map filed as described . The Ithaca City Corporation line is not shown on the Beers map , but the preparation and filing of the map with the streets laid out indicates some intention on the part of the owner -developer to Odedicate these streets to public use . I have not checked the City E \k ) % records to see if a conveyance of Worth Street was made . However , the conveyance -of adjacent lots with reference to these streets and the map showing them clearly indicates a conveyance of an easement over these streets to other public ways . When Willett obtained title to the Pearl Street lots with a fee interest in Vine Street to the Worth Street intersection , he and his successors in interest obtained an easement over Vine Street and Worth Street to the Ithaca City Corporation line , regardless of whether the Town of Ithaca or City of Ithaca ever took title . 43 NY Jur2d Dedication , Section 30 . I am enclosing copies of those Vine Street deeds , along with a copy of my title notes to the property . I trust this is sufficient . If not , please call me . Ver ruly yours , h ROBERT J . HINES RJH/ vf Encs . 7 DEED OTHIS INDENTURE made on September . 1989 between Eastwood Commons Building Corp . , a corporation formed under the laws of the State of New York , with off ices at 4B Wildflower Drive , Ithaca , New York hereinafter " Grantor " , and N b W , Ltd . , a limited partnership formed under the laws of the S to to of New York , wi th of f ices a t 4B Wildf lower Drive , Ithaca , New York 14850 , hereinafter " Grantee " , WITNESSETH that the Grantor , in consideration of One Dollar ( $ 1 . 00 ) pa by the Grantee , does hereby grant and release unto the Grantee , its successors and assigns forever , All those tracts or parcels of land situated in the City of Ithaca and the Town of Ithaca , Tompkins County , New York , bounded and more particularly being the premises described as follows : PARCEL I Beginning at a point on the east line of Pearl Street , which point of beginning is 100 . 08 feet northerly from the intersection of the north line Worth Street and the east line of Pearl Street * thence north 50 01 23 " east along the east line of Pearl Street a distance of 100 . 57 feet to a point ; thence south 850 16 ' 20 " ® east a distance of 130 . 01 feet to a point ; thence north 40 53 ' 11 '• east a distance of 99 . 83 feet to an iron pin set in the southerly line of unopened Miller Street ; thence south 870 29 ' 22 " east a distance of . 40 . 41 feet to - an iron pin ; thence south 220 30 ' 19 •' east a distance of 68 . 09 feet to an iron pin ; thence south 40 19 ' 24 " west a distance of 141 . 25 feet to an iron pin ; thence north 850 20 ' 40 '• west a distance of 73 . 58 feet ; thence north 850 18y 23 " west a distance of 129 . 76 feet to the point or place of beginning . This parcel is shown as Parcels 4 , 6 and 7 shown on a boundary survey map entitled " Fairview Manor Realty Company ( R . O . ) , Norbert H . Schickel !� ( Estate ) a Mitchell Streeis , City and Town of l thacaR • T. l Worth Tompkins County , New York " made by John S . MacNeill , Jr . , P . C . dated August 27 , 1988 and certified by R . James Stockwin , P . L . S , on August 289 - 1988 and filed in the Tompkins County Clerk ' s Office on December 29 , 1988 In Drawer M , Slot 72 , PARCEL II Commencing at a point in the northerly boundary of Mitchell Street which point of beginning is a distance of 172 . 42 feet from the intersection of the westerly line of Vine Street and the northerly line of Mitchell Street ; thence north 30 06 ' 34 '• east a ® distance of 119 . 26 feet to a point ; thence south 800 56 ' 04 " east a distance of 127 . 90 feet to a point ; thence south 210 21 ' 25 " east a distance of 137 . 44 feet to a point in the northerly line Of Mitchell Street ; thence north 800 57 ' 49 " west along the northerly line of Mitchell Street a distance of 185 . 12 feet to the point or place of beginning . This parcel is shown as Parcel 5 on the above mentioned map . PARCEL III The grantor herein relesses , ' remiss and quitclaims grantee herein , all of to the the grantor ' s right , title and interest in the premises more particularly described as follows : commencing at the point of intersection of the east line of Pearl Street and the south line of Miller Street ; thence north 5o 10 ' 31 " east a distance of 23 . 85 feet to a point ; thence south 860 25 ' 58 " east ® along the northerly line bf Miller Street a distance of 127 . 18 feet ; thence south 840 12 ' 28 " east a distance of 54 . 01 feet ; thence south 200 48 ' 28 " east a distance of 89 . 24 feet ; thence south 40 06 ' 55 " west a distance of 245 . 21 feet * thence south 40 06 ' 55 " west a distance of 323 . 91 feet ; thence south 30 06 ' 34 " west a distance of 119 . 22 feet to a point in the north line of Mitchell Street ; thence north 800 57 ' 49 " west a distance of 22 . 45 feet ; thence north 40 06 ' 30 " east a distance of 392 . 23 feet ; thence North 50 38 ' 34 " east a distance of 49 . 16 feet ; thence north 40 3 ' 56 " east a distance of 100 . 11 feet ; thence north 40 19 ' 24 " east a distance of 141 . 25 feet ; thence north 220 30 ' 19 " west a distance of 68 . 09 feet ; thence north 870 29 ' 22 " west a distance of 40 . 41 feet ; thence north 850 16 ' 52 " west a distance 129 . 73 feet to the point or place of beginning . This parcel is shown as Parcel 3 and 8 on the aforesaid survey map . All the above parcels are a u b j e c t to public utilities , easements and rights of way of record , if any . Being the same premises conveyed by N W , Ltdo to the Grantor herein by deed dated September 8 , 1989 and recorded in the Tompkins County Clerk ' s Office on September 8 , 1989 in Liber �yQ of Deeds at page JT13 . ® This conveyance is made subject to existing mortgages , liens and encumbrances , if any . This conveyance has been made with the unanimous consent in writing of all the stockholders of the grantor herein . TOGETHER with the appurtenances and all the estate and rights of the Grantor in and to said premises , TO HAVE AND TO HOLD the premises herein granted unto the Grantee , hie heirs and assigns forever , and said Grantor covenants , with respept to Parcels I and II described herein only , and not with respect to Parcel III , as follows : First , that the Grantee shall quietly enjoy the said premises , Second , that the Grantor will forever Warrant the title to said premises . 2 Third , that , in compliance with section 13 of the Lien Law , the Grantor will receive the consideration for this conveyance and will hold the right to receive such consideration as a trust fund to be applied first for the purpose of paying the cost - of the improvement and will apply the same first to the payment of the cost of the improvement before using any part of the total of the same for any other . purpose , IN WITNESS WHEREOF the Grantor has hereunto set its hand and seal the dey and year first above written , Eastwood Commons Building Corp by , I n President State of New York . County of Tompkins : es : On this September YL_ , 1989 before me , the subscriber , personally appeared Norbert H . Schickel Jr . to me personally known and known to me , being by me duly sworn did depose and say that he resides at 85 Ferguson Road , Dryden , New York , that he is the President of EASTWOOD COMMONS BUILDING CORP . , the corporation described in , and which executed , the within instruments that he ® knows the seal of said corporations that the seal affixed to said Instrument is such corporate seals that it was so affixed by order of the Board of Directors of said corporations and that he signed his name thereto by like order . i. c zy„ v Notary Public M�vM �►� coli 3 66 - 03 - 01 FAIRVIEW ( RO ) POLE SET 609 / 852 FOUND 54 . 01 ' TOTAL ROD/CAP PIPE $ 84. 12 ' 28 ' E � FOUND tleW S 86' 25 ' 58 ' E - ) 177 . 18 ' ROD/CAP w�_aw � wwww� • wwrriowwiaw �•wnwsawwr �-w�(���ww®ww uww�o M� M I L L E R ST * 4x . 24 ' s . 7r ' ' N PIPED FOUND %06. O I CITY TAX MAP SO ( MILLER ST . ) PIPE - 1 I 4439 SOFT r �1 `� S BT 29 ' 22 ' E - ) Iri [n www� ..wwrr� sw®-�swwaww O FOUND ( - N 85. 16 ' 52 ` W 129 . 73 ' 40 . 41 ' d r�ocl �-- ,� 1 RON PIPE SUR IED i � r +�� PIPE IN COMPOST 66- 04- 02 m• W e 1 & TRASH PILE ! ( CITY ) („V I * , ' ' {`I ! 4624 SOFT �` 1 � ^� I 0 I 1 \N� N�Q,�o 1 ~ c �co 1� I N `EMCNI `J [J Jo 66 - 06 - 02 ( CITY ) v) n � 00 FOUND PIPED RHODIN THOR ai:t '� IrI QN PIPE Q O Q N . TRUST ( RO ) 0 '" totn ^W^ o ° L . 67 I / P . 266 (z oO ;� p I tn 1 0... S ! «� m1 N h 1 PROPOSE o0 01Oi � NEW PAR EL � v 1i RAND 13401 S FT $ ! 130 . 01 ' _ PIPE N FOUND S� 85• 16 ' 29`' w �46� �r2"? 60 e , r4 . " ser ROD/CAP PION PE ! ! ^ '� 1 ! N 66 - 04 - 08 ( CITY ) ,OD� ! IrOi PROPOSE NEW PA�tCEL N 0 6548 SO FT Q 11124 SFT TOT L to 1 wig Inn@ 1 ' i POLE 03 FOUND FOUND IRON Rob w — I 0 cv 0 . 2 ' W. or COR . 129 . 88 ' 0 . 2 ' Wot COR . I ${ p� w .. ww��•r www— ww we,.. �M www�rw se, wa I Of 1 0 < - N 85' 11 ' 27 ' W to .. , ' � ' $ ! Mean x • � I Om f In _ Ql 0 1 • ! v N VI Ln z ! N 66 04 -' 07 ( CITY ) _ ! in ;, I �N IW io ! ' 1 I0 6509 SO FT o 0 68 - 74 ) 03a ( C ' �� I N N^, ! 0 1In OI z 4726 SOFT � ' oa a _ 0 I 1 ins z - . 9 � . 1 FOUND 1 I0- 10 Ion ( - N 85 18 * 23 ' W 129 . 76 ' IRON ROD 4- . 58 ' 26 . pp ' •ww�.n• rM •a�.,�wr � ww O p IRONPIPEFENCE - N 85' 20 ' 4O ` W ( 73 . 58 ' ) FND _' N ROD 0 f 1 1 1 APPROXIMATE CORPORATION 1 -e � wl � 3 1 LINE BETWEEN THE CITY AND TOWN OF ITHACA AS e'ee 55 - 04 - 06 ( CITY ) PLOTTED FROM EXISTING 1 pp ! ° 1U FES$ENDEN ( RO ) MAPS 1. SURVEYS OF RECORD . I �- ^ 01 1 • - L . 511 / P . 916 1 0 � I o ( 0 I 66 - 04 - 04 o `r z � � 1 0 ! PLATT ( RO ) I �� wi I0 NOTE : PER TOWN OF ITHACA REQUIREMENTS . THE 1 655 / 830 010 to CERTIFICATION BELOW INDICATES THAT THIS MAP I In ( 1 ) REPRESENTS AN ACTUAL SURVEY BY MY : � I � I W 1 POLE ( 2 ) THE MAP CORRECTLY REPRESENTS ALL z EXTERIOR BOUNDARIES OF THE PARCEL AND THE SUBDIVISION OF SAID PARCEL ( S ) : til THE MONUMENTS INDICATED ACTUALLY O EXIST AS SHOWN ON THE MAP : z ; } AND NEW YORKISTATETREGARDINGTSURVOF EYING FOR SUBDIVISION HAVE BEEN COMPLIED WITH , FOUND 1902 MANHOLE . PIPEomwwwwwo SET ROD/CAP ( - N 85. 18 'A6 ' W _ "WORTH STREET c ainow z - LANDS of STEVEN AND LOIS WILLETT REPUTED OWNER ) I,or TOWN OF ITHACA AND CITY OF ITHACA TOMPKINS T0i STEVEN WILLETT AND LOIS WILLETT t COUNTY, NEW YORK t 0 LIBE%GE 653 /001 ti AN A T" AS NOTED ABOVE 0 4TO12 AND THAT ITHIS HMAP ICOAR[CTLY[DELIN[ATKI ANVACTUALNSURV[YION Co tUtY� �� ►ti TH[ fADUND HAVE By N[ OR UNDER MY DIRECT SUp[RV [ fIONi THAT IT WAS TPA SCALE + ( = 4O ' ly PREPARED IN ACCORDANCE WITH THE CURRENT COD[ OF PRACTICE FOR LAND •Tu TITLE BIIRV[YB ADOPTED BY THE FNUNOU D NO STAIN AUNCR ATION OF PROF . � � II _ I�, � P WAY CROSS BOUNDARY AND THAT i FOUND NO D IN THE SDOCUMENTSNTF [ETHER ok • c NAY ACROSS tOUNOARY LINE■ ( AS D[lCRItED 1N TH[ DOCUMENTS OF RECORD CCNSt1LTINO ENVINEERS a LAND SURVEYOR[ NOTED H[R[OM ) EXCEPT At SHOWN ADOVE . ALL VALID COPIES OF THIS MAP P.0. 80X 320 ( T4 N ORTH WEST STREET ) Of WILL BEAR A RAIDED DEAL AND AN ORIBIN INK DISN TURF HOMER , NEW YORK 13DT7 - 0320 ., PHONE 607•) - 749 - 2644 .= DATE OF CEATiFJCATION t SN URS t R . JAMB f CKNIN PLA I ,OB NO. 9 3 0 2 - 0 0 8 LL RUN ONLY TO THE P[RBON FO -WHOM THE SURVEY CERTIFICATIONS INDICATED HEREOH SHAtS PREPARED , AND ON HIS BEHALF TO THE TITLE COMPANY , fOV[RNN[NTAL ABEMCY AND LENDiNS IN0TITUT [ ON ( AND ITS AtBISN[[S1 LISTED HEREON . C[RTIFICATIOND ARM NOT TRANSFERABLE ASSNCIES OR , IN%TtTUTIOND OR TO SUtSEgU[NT ONNERE . ALL REVISIONS MUST COMPLY WITH SECTION 70 ADDITIONAL 7R09 � tU11 . Z OF THE M . Y . S , EDUCATION LAN . Town Assigned Project ID Number Rev . 10 / 90 Town of Ithaca Environmental Review • SHORT ENVIRONMENTAL ASSESSMENT FORM For UNLISTED ACTIONS Located in the Town of Ithaca , Tompkins County ONLY PART 1 — Project Information ( To be completed by Applicant or Project Sponsor ) FAppclicant / Sponsor : � /! 2 . Project Name :/ wlSfr, YIv�! kesi4,m c C ocation ( Street Address and Road Intersections , prominent landmarks , etc . or provide map) : V " ,S4• :r4ka e41 ti Tax Parcel Number : S7 _ O / _ C 4 . Is Proposed Action : Ji INE`Y 11 EXPANSION MODIFICATION / ALTERATION 5 . Describe Project Briefly ( Include project purpose, present land use , current and future construction plans , and other relevant items) Cons+rvGf (A -twL) S+ory hoose c,n s ��J� cf prv� ty � cvrf � i) rly A vc, c' 4. n4 /vf, I i i I f i I ( Attach separate sheet(s) if necessary to adequately describe the proposed project .) i 6 . Amount of Land Affected : Initially (0- 5 yrs ) Acres ( 6 - 10 yrs) Acres ( > 10 yrs ) Acres ;:How is the Land Zoned Presently 8 . Will prop sed action comply with existing zoning or other existing land use restrictions ? YES NO If no , describe conflict briefly i 9 . Will proposed action lead to a request for new : i Public Road ? YES NO Z Public Water ? YES NO Public Sewer ? YES NO ii r 10 . What is the present land use in the vicinity of the proposed project ? Residential Commercial IndustrialAgriculture Park /Forest /Open Space Other Please describe I 1 1 . Does proposed action involve a permit approval , or funding , now or ultimately from any other governmental agency (Federal , State , Local) ? YES N0� If yes , list agency name and permit /approval /funding : 12 . Does anq aspect of the proposed action have a currently valid permit or approval ? YES NO , state whether that permit /approval will require modification . If yes , list agency name and permit / approval . Also I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Flascant /Sponsor Name (Print or Type) : ct ryles tli �� ea I I Signature : Date : t PART II - ENVIRONMENTAL ASSESSMENT (To be completed by the Town ; Use attachments as necessary. ) FX, . Does proposed action exceed any Type 1 threshold in 6 NYCRR , Part 617, 12 or Town Environmental Local Law? ES NO k 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 )( 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) C1 . Existing air quality, surface or groundwater quality , noise levels , existing traffic patterns , solid waste production and disposal , potential for erosion , drainage or flooding problems ? Explain briefly: See attached . C2• Aesthetic, agricultural , 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 attached . C5 . Growth , subsequent development, or related activities likely to be induced by the proposed action ? Explain briefly : See attached . CS . Long term , short term , cumulative , or other effects not identified in C1 - 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 X If yes , explain briefly : See attached . E. Comments of staff -K., GAC other attached . ( Check asapplicable ] 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 (fe, 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 Identfied and adequately addressed . Check here if you have identified one or more potentially large or significant adverse impacts which MAY occur. Then proceed directly to the full EAF and/or prepare a positive declaration . Check here 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 attachments as necessary the reasons supporting this determination. Town of Ithaca Zoning Board of Appeals Name of Lead Agency Preparer Signature ( If dAerent from Responsible Officer Edward Austen , Chairman Name & Title of Responsible Officer in Lead Agency Signature of Contributing Preparer Date : Si nature of Res onsible Officer in Lead Agency Ei, c) y PART II - Environmental Assessment - Request For Variance, 456 Vine Street, Town of Ithaca Tax Parcel No. 6- 59- 1- 9 A . Action is Unlisted . B . Action will not receive coordinated review . C . Could action result in any adverse effects on, to or arising from the following : C1 . Existing air quality , surface or groundwater quality or quantity, noise levels, existing traffic patterns, solid waste production or disposal, potential for erosion, drainage or flooding problems? No significant adverse impacts with regard to air quality , noise levels, existing traffic patterns, solid waste production or potential for erosion , drainage or flooding problem are anticipated as a result of this action . Grant of the requested variance would allow the construction of a home on an existing residential lot that lacks frontage on a public road . C2 . Aesthetic, agricultural, archeological, historic, or other natural or cultural resources, or community or neighborhood character? None anticipated . No agricultural resources exist on the site , No aesthetic , archaeological, historic , or other natural or cultural resources are known to exist on the site or otherwise expected to be impacted by the proposed action . The proposed home is in character with the surrounding residential neighborhood . No adverse impacts to community or neighborhood character are expected as a result of the proposed action . C3. Vegetation or fauna, fish, shellfish or wildlife species, significant habitats, or threatened or endangered species? None anticipated . No significant or endangered vegetation or wildlife species, or significant habitats , are known to exist on the site , or expected to be otherwise affected . C4 . A community ' s existing plans or goals as officially adopted, or a change in use or intensity of use of land or other natural resources? None anticipated . C5. Growth , subsequent development, or related activities likely to be induced by the proposed action ? None anticipated . �.�.�,° b° - 4q C6 . Long term, short term, cumulative, or other effects not identified in C1- 05? None anticipated . C7 . Other impacts ( including changes in use of either quantity or type of energy ) ? None anticipated . D. Is there, or is there likely to be, controversy related to potential adverse environmental impacts? No . PART III Recommendation Given the nature and scale of the proposed action , and the location and characteristics of the site , a negative determination of environmental significance is recommended . ® Lead Agency : Town of Ithaca Zoning Board of Appeals Reviewer: George R . Frantz , Assistant Town Planner Review Date : January 7 , 1993 � � h° 4JI - y pow C [ VE � 3 , Town Assigned Protect ID Number Town of Ithaca Environmental Review TOWN OF I7ridCA SHORT ENVIRONMENTAL ASSESSMENT FORM al1i.rL,siN1EdrrUNL1STED ACTIONS Located in the Town of Ithaca, Tompkins County, NY ONLY PART 1 - PROJECT INFORMATION o be completed by A licant or Project Sponsor) 1 . Applicartt/Sponsor: 2. Project Name : 3. Preci" location (street address, road Int sections, prominent landmarks, etc. or provide map) : 925 LoOD N4 � i`f )CCAj , e z1— ' F_ AsiE,eky j C iy /q U / 'rHf1cA 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 relevant items) : L =? A C 9 C .j Ei Jr R L S i 0 A= iY 1 ti- iv ` i�i '1 11 � Lb) /ti0 FCR TNS i94/ 2i�arl2 �c ; i��/ v �' �i (Attach separate sheet(s) if necessary to adequately describe the proposed project.) Amount of land affected : Initially (0-5 yrs ) 2 ; 0JAcres (6-10 yrs) t'' Acres (> 10 yrs) 0 Acres 7. How is land zoned presently? 8. Will proposed action comply with existing zoning or other existing land use restrictions? YES NO If no, describe conflict briefly : 9. Will proposed action lead to a request for new : / Public Road? YES NO ✓ Public Water? YES NO // Public Sewer? YES NO 10. What Is the present land use In the vicinity of the proposed project? Residential Commercial Industrial Agriculture Park/Forest/Open Space ✓ Other Please Describe : U�l'� Ci•'FL:Ji�� D c� ,� rN l^rCL � S � WCC` t� S 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 any aspect of the proposed action have a currently valid permit or approval? YES NO ✓ If yes, list agency name and permit/approval. Also, state whether It will require modification. I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Applicant/Sponsor Name ( Print or Type) : A Signature : �� L Date : 12- ;a Rev. 8/92 � h� � % PART II - ENVIRONMENTAL ASSESSMENT (To be completed by the Town ; Use attachments as necessary.) A. Does proposed action exceed any Type I threshold in 6 NYCRR , Part 617. 12 or Town Environmental Local Law? YES NO 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 F X 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 , It legible) C1 . Existing air quality , surface or groundwater quality , noise levels , existing traffic patterns , solid waste production and disposal , potential for erosion , drainage or flooding problems ? Explain briefly : 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 . CA . The Town 's existing plans or goals as officially adopted , or a change in use or intensity of use of land or other natural resources ? Explain briefly : See attached . C5 . Growth , subsequent development, or related activities likely to be induced by the proposed acticn ? Explain briefly : See attached . Co . 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 : See attached . E. Comments of staff CAC other attached . ( Check asapplicable . ) 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 (le. 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 here if you have identified one or more potentially large or significant adverse impacts which MAY occur. Then proceed directly to the full EAF and/or prepare a positive declaration . Check here 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 attachments as necessary the reasons supporting this determination. Town of Ithaca Zoning Board of Appeals Name of Lead Agency Preparer's gnature ( If cliffAnt from Responsible Officer Edward Austen , Chairman Name & Title of Responsible Officer in Lead Agency Signature of Contributing Preparer Date : Si nature of Responsible Officer in Lead Agency PART II - Environmental Assessment -Proposed Two-Lot Subdivision , 925 Coddinzton Road. ® A . Action is Unlisted B . Action will receive coordinated review C . Could action result in anv adverse effects on , to or arising from the following : C1 . Existing air quality , surface or groundwater quality or quantity , noise levels , existing traffic patterns, solid waste production or disposal, potential for erosion, drainage or flooding problems ? None anticipated. The proposed action is the subdivision of 2+/- acres from a 8 . 22 +/- acre parcel. Under the Town of Ithaca Zoning Ordinance up to one ( 1 ) single - or two - family home could be constructed on the parcel as a result of the proposed subdivision . Due to the small scale of the proposed action , and the character of the location , no significant adverse impacts to existing air quality , surface or groundwater quality or quantity noise levels, existing traffic patterns , solid waste production or disposal, potential for erosion , drainage or flooding problems are expected. C2 . Aesthetic , agricultural , archeological, historic , or other natural or cultural resources . or communitv or neighborhood character? No aesthetic , agricultural , historic , or other natural or cultural resources are known to exist on the site , or are expected to otherwise be affected by the proposed action . Given the nature of the proposed action , and character . of the surrounding land uses , no significant adverse impacts to community or neighborhood character are anticipated as a result of the proposed action . C3 . Vegetation or fauna, fish , shellfish or wildlife species . significant habitats . or threatened or endangered species ? None anticipated. No significant vegetation or fauna, fish , shellfish or wildlife species, or significant habitats were identified on the site, or expected to otherwise be affected by the proposed action. Vegetation on the site consists of a mix of old farm field deciduous and conifer trees and brush which has become established since 1954. C4. A communitv ' s existing plans or goals as officially adopted. or a change in use or intensitv of use of land or other natural resources ? None anticipated. The uses which would be allowed as a result of the proposed subdivision are consistent with existing community plans or goals as officially adopted. The lot to. be created under the proposed action would require a variance from the minimum lot width requirements of the Residence District R- 30 zoning regulations . The proposed lot will have a width of 100 feet at the maximum front yard setback, whereas 150 feet is required. The granting of the required variance is not expected to have any significant adveres impact with regard to existing ® community plans or goals as officially adopted. � � kC) The changes in intensity of use of land or other natural resources that would be allowed by the proposed action are not expected to result in any significant adverse impacts. C5 . Growth , subsequent development, or related activities likely to be induced by the proposed action ? None anticipated. C6 . Lone term, short term , cumulative, or other effects not identified in C1 - 05 ? None anticipated. C7 . Other impacts (including chances in use of either quantity or type of enerarv) ? None anticipated. D . Is there , or is there likelv to be , controversy related to potential adverse environmental impacts ? No controversy related to potential adverse environmental impacts is anticipated. PART III - Staff Recommendation . Determination of Simificance Based on review of the materials submitted for the proposed action , the proposed scale of it, and the information above , a negative determination of environmental significance is recommended for the action as proposed. Lead Agency : Town of Planning Board Reviewer: George R . Frantz, Asst. Town Planner Review Date : January 26 , 1992 . s Farrell / Phayre 2 Lot Subdivision - 1 - 925 Coddington Road Preliminary and Final Subdivision Approval Planning Board , February 2 , 1993 ADOPTED RESOLUTION : SEQR Farrell - Phayre 2 Lot Subdivision 925 Coddington Road Preliminary and Final Subdivision Approval Planning Board , February 2 , 1993 MOTION by Virginia Langhans , seconded by Robert Kenerson : WHEREAS : 1 . This action is the Consideration of Subdivision Approval for the proposedsubdivision of Town of Ithaca Tax Parcel No . 6 - 47 - 2 - 5 , 8 . 22 + / - acres total , into two ( 2 ) lots , 6 . 17 + / - and 2 . 05 + / - acres respectively , located at 925 Coddington Road , Residence District R - 30 , and 2 . This is an unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval , and the Town of Ithaca Zoning Board of Appeals is legislatively determined to act as Lead Agency in environmental review with respect to any required variances , and 3 . The Planning Board , at a Public Hearing held on February 2 , 1993 , has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant , a Part II prepared by the Town planning staff , a subdivision plat entitled " Proposed Houselot on Lands at 925 Coddington Road , Town of Ithaca , Tompkins County , NY " prepared by Howard R . Schlieder , P . E . , L . S . and dated December 8 , 1992 , and other application materials , and 4 . The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan , as proposed ; NOW , THEREFORE , BE IT RESOLVED : That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above reference action as proposed and , therefore , an Environmental Impact Statement will not be required . Aye - Grigorov , Kenerson , Langhans , Cornell , Smith . Nay - None Abstain - Herbert Finch CARRIED . Farrell / Phayre 2 Lot Subdivision - 2 - 925 Coddington Road Preliminary and Final Subdivision Approval Planning Board , February 2 , 1993 • ADOPTED RESOLUTION : Farrell / Phayre 2 Lot Subdivision 925 Coddington Road Preliminary and Final Subdivision Approval Planning Board , February 2 , 1993 MOTION by Robert Kenerson , seconded by Candace Cornell : WHEREAS : 1 . This action is the Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No . 6 - 47 - 2 - 5 , 8 . 22 + / - acres total , into two ( 2 ) lots , 6 . 17 + / - and 2 . 05 + / - acres respectively , located at 925 Coddington Road , Residence District R - 30 . 2 . The Planning Board , at a Public Hearing held on February 2 , 1993 , has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant , Parts II and III prepared by the Town planning staff , and a subdivision plat entitled " Proposed Houselot on Lands at 925 Coddington Road , Town of Ithaca , Tompkins County , NY " prepared by Howard R . Schlieder , P . E . , L . S . and dated December 8 , 1992 , and other application materials . • 3 . This is an Unlisted Action for which the Town of Ithaca Planning Board , acting as lead agency in environmental review with respect to Subdivision Approval , has , on February 2 , 1993 , made a negative determination of environmental significance . NOW , THEREFORE , BE IT RESOLVED : 1 . That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final subdivision Approval , as shown on the Preliminary and Final Subdivision Checklist , having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board . 2 . That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No . 6 - 47 - 2 - 5 , 8 . 22 + / - acres total , as shown on the subdivision plat entitled " Proposed Houselot on Lands at 925 Coddington Road , Town of Ithaca , Tompkins County , NY " prepared by Howard R . Schlieder , P . E . , L . S . and dated December 8 , 1992 , conditioned upon the following : a . Approval of any required variances from the Town of Ithaca Zoning Board of Appeals . • b . Approval by the Tompkins County Department of Health of any Ej Farrell / Phayre 2 Lot Subdivision - 3 - 925 Coddington Road Preliminary and Final Subdivision Approval Planning Board , February 2 , 1993 • necessary on - lot sewer facilities prior to the issuance of any building permit . Aye - Grigorov , Kenerson , Langhans , Cornell , Smith Nay - None Abstain - Herbert Finch CARRIED 2 / 4 / 93 PHAYRE / PBMTG • • E� k� �� l0 ECi V !I� Town Assigned Project ID Number Town of Ithaca Environmental Review JAN 15 . • SHORT ENVIRONMENTAL ASSESSMENT FORM For UNLISTED ACTIONS Located in the Town of Ithaca , Tompkins Countl9klY OF ITHACA PART I - Project Information ( To be completed by Applicant or Project Sponsor ) BUILDI[NG /ZONING 1 . Applicant /Sponsor : / 2 . Project Name : N N � ✓I� 1'�7CS ,v � 3 . Precise Locatio (Street, Address an Road Intersections , prominent landmarks , 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 n relevant items) : O cc 4' c �G -eF i S &�'7' /'rmo . 0, blab b:� i CQ ( Attach separate sheet(s) if necessary to adequately describe the proposed project .) 6 . Amount of Land Affected : Initiall (0-5 yrs) � oPO Initially y POA (6 - 10 yrs) Acres ( > 10 yrs) Acres I How is the Land Zoned Presently ? 8 . Will proposed action comply with existing zoning or other existing land use restrictions ? YES NO If no , describe conflict briefly : i 9 . Will proposed action lead to a request for new : i Public Road ? YES NO N77 Public Water ? YES NO Public Sewer ? YES NO 10 . What is the present land use in the vicinity of the proposed project ? Fcesidential Commercial F Industrial Agriculture Park /Forest /Open Space El Other Please describe : 1 1 Does proposed action involve a permit , approval , or funding , now or ultimately from any other governmental agency (Federal , State , Local) ? YES NO If yes , list agency name and permit /approval /funding : 12 . Does anti aspect of the proposed action have a currently valid permit or approval ? YES NO If yes , list agency name and permit /approval . Also , state whether that permit /approval 11 will require modification . I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE olicant /Sponsor Name (Print or Type) : �(J ; Signature : Date : ���n° �do NNW PART If - ENVIRONMENTAL ASSESSMENT (To be completed by the Town ; Use attachments as necessary.) A. Does proposed action exceed any Type I threshold in 6 NYCRR , Part 617. 12 or Town Environmental Local Law? YES NO ` If yes , coordinate the review process and use the full EAF. S . Will proposed action receive coordinated review as provided for unlisted actions in 6 NYCRR , Part 617. 6 ? • YES NO X If no , a negative declaration may be superseded by another involved agency ,, if any. C . Could proposed action result in any adverse effects associated with the following : (Answers may be handwritten , if legible) C1 . Existing air quality , surface or groundwater quality , noise levels , existing traffic patterns , solid waste production and disposal , potential for erosion , drainage or flooding problems ? Explain briefly: 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 attached . C5. Growth , subsequent development, or related activities likely to be induced by the proposed action ? Explain briefly : See attached . Co . 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: See attached . E. Comments of staff CAC other attached . ( Check asapplicable . ) 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 (le. urban or ruial) ; (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 here if you have identified one or more potentially large or significant adverse impacts which MAY occur. Then proceed directly to the full EAF and/or prepare a positive declaration . Check here 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 attachments as necessary the reasons supporting this determination. Town of Ithaca Zoning Board of Appeals �J�f Name of Lead Agency Preparer's Signature ( If diff&4nt from Responsible Officer Edward Austen , Chairman Name & Title of Responsible Officer in Lead Agency Signature of Contributing Preparer Date : Si nature of Res onsible Officer in Lead Agency PART II - Environmental Assessment - Request For Variance, 333 West King Road, Town of Ithaca Tax Parcel No. 6-37- 1-27.2 A. Action is Unlisted. Be Action will not receive coordinated review . C. Could action result in any adverse effects on, to or arising from the following , C1. Existing air quality, surface or groundwater quality or quantity, noise levels, existing traffic patterns, solid waste production or disposal , potential for erosion, drainage or flooding problems ? No significant adverse impacts with regard to air quality, noise levels, existing traffic patterns , solid waste production or potential for erosion, drainage or flooding problem are anticipated as a result of this action . Proposed action is the granting of a variance to allow the construction of an addition totaling approximately 320 sq. ft. onto an existing home. C2. Aesthetic, agricultural , archeological , historic, or other natural or cultural resources , or community or neighborhood character? • None anticipated. The location of the proposed addition is an area of lawn adjacent to the home. No agricultural resources exist on the site. No aesthetic , archaeological, historic , or other natural or cultural resources are known to exist on the site or otherwise expected to be impacted by the proposed action . The proposed addition is in character with the surrounding rural residential neighborhood. No adverse impacts to community or neighborhood character are expected as a result of the proposed action . C3. Vegetation or fauna, fish, shellfish or wildlife species, significant habitats, or threatened or endangered species? None anticipated. No significant or endangered vegetation or wildlife species , or significant habitats, are known to exist on the site , or expected to be otherwise affected. C4. A community 's existing plans or goals as officially adopted , or a change in use or intensity of use of land or other natural resources? None anticipated . The requested variance is necessary due to the presence of three homes on a single lot, whereas the Town of Ithaca Zoning Ordinance allows only one. All three homes appear in an aerial photo of the site taken in 1968 , indicating a longstanding nonconformance with Town zoning. Allowing the construction of an addition to the primary residence is thus • not expected to have any significant adverse impacts on the community ' s existing goals or plans as officially adopted. C5. Growth, subsequent development, or related activities likely to be induced by the proposed action ? None anticipated. C6. Long term, short term, cumulative, or other effects not identified in C1- 05 ? None anticipated. C7. Other impacts (including changes in use of either quantity or type of energy) ? None anticipated. • D. Is there, or is there likely to be, controversy related to potential adverse environmental impacts ? No . PART III Recommendation Given the nature and scale of the proposed action , the location and characteristics of the site, and the infonation given above, a negative determination on of environmental significance is recommended. Lead Agency : Town of Ithaca Zoning Board of Appeals Reviewer : George R. Frantz, Assistant Town Planner Review Date : February 4, 1993 • ADOPTED RESOLUTION : SEQR Site Plan Approval & Recommendation to ZBA , Proposed Temporary Office Trailers Wilson Laboratory , Cornell University Planning Board , January 19 , 1993 MOTION by Robert Kenerson , seconded by Candace Cornell : WHEREAS : 1 . This action is the Consideration of Site Plan Approval and a Recommendation to the Zoning Board of Appeals for the proposed placement of temporary office trailers totaling 4 , 200 sq . ft . in floor area at the Wilson Laboratory , Cornell University , Town of Ithaca Tax Parcel No . 63 - 1 - 8 . 2 , located off NYS Rte . 366 approximately 600 ft . westerly of Judd Falls Road , Residence District R - 30 . 2 . This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval , and for which the Town of Ithaca Zoning Board of Appeals is legislatively determined to act as Lead Agency in environmental • review with respect to Special Approval , and 3 . The Planning Board , at a Public Hearing held on January 19 , 1993 , has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant , a Part II prepared by the Town planning staff , and a site plan entitled " Wilson Lab LNS / CHESS Modular Facilities Site Layout Map " prepared by Cornell University Department of Facilities Engineering and dated November 1992 , and other application materials , and 4 . The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan ; NOW , THEREFORE , BE IT RESOLVED : That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act with reference to the application for site plan approval . Aye - Grigorov , Kenerson , Cornell , Lesser , Smith , Finch . Nay - None . CARRIED UNANIMOUSLY . � �rw �rw �r �r � �r �r �r �r �r �r �r �r �r �rv� �c �c �r �c �rvc �r �r �r �r �r E *v I)e � � Proposed Temporary Office Trailers - 2 - Wilson Laboratory , Cornell University Planning Board , January 19 , 1993 ADOPTED RESOLUTION : Site Plan Approval & Recommendation to ZBA , Proposed Temporary Office Trailers Wilson Laboratory , Cornell University Planning Board , January 19 , 1993 MOTION by Steve Smith , seconded by William Lesser : WHEREAS : 1 . This action is the Consideration of Site Plan Approval and a Recommendation to the Zoning Board of Appeals for the proposed placement of temporary office trailers totaling 4 , 200 sqe ft . in floor area at the Wilson Laboratory , Cornell University , Town of Ithaca Tax Parcel No . 63 - 1 - 8 . 2 , located off NYS Rte . 366 approximately 600 ft . westerly of Judd Falls Road , Residence District R - 30 . 2 . This is an Unlisted Action for which the Town of Ithaca Planning Board , acting as Lead Agency in environmental review with respect to Site Plan Approval , has on January 19 , 1993 made a negative determination of environmental significance , and • 3 . The Planning Board , at a Public Hearing held on January 19 , 1993 , has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant , a Part II environmental assessment prepared by the Town planning staff , and a site plan entitled " Wilson Lab LNS / CHESS Modular Facilities Site Layout Map " prepared by Cornell University Department of Facilities Engineering and dated November 1992 , and other application materials , and . NOW , THEREFORE , BE IT RESOLVED : i . That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval , as shown on the Preliminary and Final site Plan Checklist , having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board , and 2 . That the Town of Ithaca Planning Board hereby grants Preliminary and Final site Plan Approval to the proposed temporary office trailers , as shown on a site plan entitled " Wilson Lab / CHESS Modular Facilities Site Layout Map " prepared by Cornell University Department of Facilities Engineering and dated November 1992 , and other application materials , subject to the following conditions : ® a . that the temporary office trailers be removed and the site _. .. . ... .may` .. , y` CITY OF ITHACA 310 WEST GREEN STREET ITHACA, NEW YORK 14850 OFFICE OF TELEPHONE FIRE CHIEF (607) 272-1234 21 DEC 92 Mr . Paul J : Sarokwash , Project Manager Facilities and , Busineps Operations 116 Humphreys Service Building Cornell University Ithaca , New York 14853 - 3701 RE : Site Plan Approval Application , Wilson Laboratory LNS / CHESS Modular Facilities Dear Paul : • With reference to your letter of 17 DEC 92 , the statements you have made are correct . If the measures proposed are included in the project , the Ithaca Fire Department will be satisfied with the fire department access and site arrangement in the plan as submitted . Sincerely yours , t Brian H . Wilbur Deputy Chief cc : R . Bell , CULSD A . Frost , TI - CEO 'An Fnnal Onnnrtunity Fmnlnvar with an Affirm ativq Adinn Prnnram' CJ Ro"dwi Panor CORNELL 0 U N 1 V B It S I T Y • Facilities and Business Operations Maintenance Management Telephcac 6072 5—M 116 Humphreys Service Bldg. Facsimile: 6072541567 Ithaca, NY 14853-3701 Electronic Mail: Paul SarokwashSQM Relay 17 December 1992 Deputy Chief Brian Wilbur Ithaca Fire Department 310 West Green Street Ithaca, NY 14850 RE: Site Plan Approval Application, Wilson Laboratory LNS / CHESS Modular Facilities Dear Brian. Attached is the package of maps, drawings, etc. I have submitted to the Town for the proposed temporary modular facilities we plan to install on the lawn area to the south of the existing Wilson Laboratory facilities. These depict the site that we looked at with Bob Bell . The proposed complex consists of five modular units, each 14ft. x 60ft. in size, for a total of 4,200 sq. ft. of additional office area for visiting faculty and staff workspaces. • The units are located 10 feet from the existing concrete sidewalk. You had recommended that the sidewalk be marked as a fire lane with appropriate signage, that a proper curb cut be installed for emergency vehicle access, and that the 2 x 3 arrangement shown was preferable to a 1 x 2 x 2 layout because of the need to leave adequate space to the west for apparatus placement. You indicated that you would be satisfied with these measures and would provide a letter to that effect upon my providing you with the appropriate maps. I hope that the attachments provided are satisfactory for your purposes . If you can respond to me before 15 January I'll be able to have a new map prepared showing the fire access conditions for presentation to the Town Planning Board at their meeting of 19 January. If there .is any additional information or clarification I can provide in the interim please contact me. Thank you very much for your assistance and cooperation in this matter. Very truly yours, Paul J. kwash ' Project anager xc: w / o attachments � •�-h° b° Jr Bob Bell Dale Held eroposea gremporary ortice gi' railers - 3 - Wilson Laboratory , Cornell University Planning Board , January 19 , 1993 restored to its current condition by October 1 , 1998 unless an extension at the time is granted by the appropriate Town agency , be submission for approval by the Town Engineer of construction details for all proposed roads , water and sewage facilities , and other improvements , and c . submission of copies of all necessary permits from local , county , state or federal agencies , and do submission of original or mylar copy of final site plan to be retained by the Town of Ithaca prior to the issuance of any building permits . AND BE IT FURTHER RESOLVED : 1 . That the Planning Board , in making recommendation to the Zoning Board of Appeals , determine and hereby does determine the following : a . there is a need for the proposed use in the proposed location , as demonstrated by the applicant ; be the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project ; ce the specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca . 2 . That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved , subject to the conditions set forth above . Aye - Grigorov , Kenerson , Cornell , Lesser , Smith , Finch . Nay - None . CARRIED UNANIMOUSLY . 1 / 21 / 93 JO Ii I I I I I Town Assigned Project ID Number Mv ` ' Hew York State and 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 : Cornell University Wilson Lab LNS /CHESS Modular Facilities 3 . Precise Location ( Street Address and Road Intersections , prominent landmarks , etc . or provide map) : South Lawn of Wilson Laboratory , Cornell University , Ithaca NY ( see map ) Tax Parcel Number : 63 - 1 -8 - 2 4 . Is Proposed Action : NEW a EXPANSION MODIFICATION / ALTERATION S . Describe Project Briefly ( Include project purpose , present land use , current and future construction plans , and other relevant items) : The project consists of 4 , 20OSF of modular office units to serve as temporary office space for visiting faculty and staff using the Cornell Electron Storage Ring . Severe overcrowding in the adjacent Wilson Laboratory necessitates use iof the south lawn . for additional office - space . ( Attach separate sheet(s) if necessary to adequately describe the proposed project .) I a . Amount of Land Affected : Initially (0-5 yrs) 0 .. 10 . Acres (6- 10 yrs ) 0 Acres 010 yrs ) 0 Acre : clow is the Land Zoned Presently ? i R-30 Residential a . Will proposed action comply with existing zoning or other existing land use restrictions # YES X ` NO U if no , describe conflict briefly : 1 LBut only Requires Special Approval by Town of Ithaca . ' � . Will proro:e: action lead to a request for new . i Public Rodd ? YES NO FX I Public Water ? YES � NO �X Public Sewer ? YES a NO (^_f I10 . 1Jhat is the present land use in the vicinity of the proposed project ? Re=idential Commercial ! Industrial [J' Agriculture Park /Forest /Open Space © Other ' Please describe . i EDUCATION 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 : Nat ' l Science Found . . funding/Town Planning , Bd . . . and Zoning Bd. . approvals /Bldg . . permit 12 . Does anti aspect of the proposed action have a currentlti valid permit or approval ? YES NO FX If yes , list agency name and permit /approval . Also , state whether that permit /approval will require modification . I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Applicant /Spons Print or Type) : Paul J . Sarokwash , Project Mgr AS AGENT for Cornell Univ . Signature : L2 Date : 1O / lfz. PART II - ENVIRONMENTAL ASSESSMENT (To be completed by the Town ; Use attachments as necessary. A. Does proposed action exceed any Type I threshold in 6 NYCRR , Part 617. 12 or Town Environmental Local Law? YES NO =4 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 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) C1 . Existing air quality , surface or groundwater quality, noise levels , existing traffic patterns , solid waste production and disposal , potential for erosion , drainage or flooding problems ? Explain briefly: See attached . C2. Aesthetic, agricultural , 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 attached . C5 . Growth , subsequent development, or related activities likely to be induced by the proposed action ? Explain briefly : See attached . ' C6 . Long term , short term , cumulative , or other effects not identified in C1 - CS ? Explain briefly: See attached . C7. Other impacts (including changes in use of either quantity or type of energy) ? Explain briefly : See attached . D . Is there , or is there likely to be , controversy related to potential adverse environmental impacts ? YES NO )( If yes, explain briefly: See attached . E. Comments of staff CAC other attached . (Check asapplicable . ) 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 (le. 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 here if you have identified one or more potentially large or significant adverse impacts which MAY occur. Then proceed directly to the full EAF and/or prepare a positive declaration . Check here 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 attachments as necessary the reasons supporting this determination. Town of Ithaca Zoning Board of Appeals z L� Name of Lead Agency Preparer's Sienature ( If diff&Z9rnt from Responsible Officer Edward Austen , Chairman Name & Title of Responsible Officer in Lead Agency Signature of Contributing Preparer Date : Si nature of Res onsible Officer in Lead Agency � ��C)�� � oto PART II - Environmental Assessment - Proposed Placement of Temporary Office Modules at • the Wilson Laboratory, Cornell University, A. Action is Unlisted. B . Action will receive coordinated review . C. Could action result in any adverse effects on , to or arising from the following: C1 . Existing air quality, surface or groundwater quality or quantitv, noise levels, existing traffic patterns , solid waste production or disposal, potential for erosion , drainage or flooding problems ? None anticipated. Proposed action involves the placement of five (5) tempozary office trailers totalling 4,200 sq. ft. in floor area on an existing lawn area at the Wilson Laboratory facility. No significant adverse effects on existing air quality, surface or groundwater quality or quantity, noise levels, solid waste production of disposal, or potential for erosion, drainage, or flooding problems are expected as a result of the proposed action. Any increase in traffic which may result from the additional office space is expected to be small, and within the capacity of the existing road network. C2. Aesthetic , agricultural, archeological, historic , or other natural or cultural . resources, or community or neighborhood character? None anticipated. No agricultural, archeological, historic or other natural or cultural resources are known to exist on the site, or expected to be otherwise affected by the proposed action. The proposed office trailers will be located as close as 30 feet from Cascadilla Creek, a locally recognized important natural resource. However given the nature of the stream and stream channel at that location, the relatively level character of the site, existing vegetation, and the minimal amount of site disturbance anticipated during the placement of the temporary office trailers, no significant adverse impact to Cascadilla Creek is expected as a result of the proposed action, Given its location and character of surrounding land uses, and the amount of screening from adjacent public roads provided by existing vegetation, no significant adverse impact to the character of the community or neighborhood is anticipated as a result of the proposed action. C3 . Vegetation or fauna, fish, shellfish or wildlife species, significant habitats, or threatened or endangered species? Given the developed character of the site, no significant adverse impacts to vegetation or fauna, fish, shellfish or wildlife species, significant habitats, or threatened or endangered species are anticipated as a result of the proposed action . • C4. A community ' s existing plans or goals as officially adopted, or a change in use or intensity of use of land or other natural resources? None anticipated. C5 . Growth, subsequent development, or related activities likely to be induced by the proposed action? None anticipated. C6. Long term, short term, cumulative, or other effects not identified in C1 - 05 ? None anticipated. CT Other impacts (including changes in use of either quantity or type of energy)? None anticipated. D . Is there, or is there likely to be, controversy related to potential adverse environmental impacts? None anticipated. ENVIRONMENTAL ASSESSMENT: STAFF RECOMMENDATION Based on review of the materials submitted for the proposed action, including its scale, its location and character of the site, and the information above, a negative determination of environmental significance is recommended. Lead Agency: Town of Ithaca Planning Board Reviewer: George R. Frantz, Asst. Town Planner Review . Date : January 12, 1993 Ahab° � \o TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS • WEDNESDAY , FEBRUARY 10 , 1993 7 : 00 P . M . By direction of the Chairman of the Zoning Board of Appeals NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning Board of Appeals of the Town of Ithaca on Wednesday , February 10 , 1993 , in Town Hall , 126 East Seneca Street , ( FIRST Floor , REAR Entrance , WEST Side ) , Ithaca , N . Y . , C014ENCING AT 7 : 00 P . M . , on the following matters : ADJOURNED APPEAL ( FROM JANUARY 13 , 1993 ) OF CHRISTOPHER AND MELINDA MULLER , APPELLANTS , JAMS HILKER , AGENT , REQUESTING A VARIANCE FROM ARTICLE III , SECTIONS 7 AND 9 , OF THE TOWN OF ITHACA ZONING ORDINANCE AND SECTION 280-A OF NEW YORK STATE TOWN LAW , TO ALLOW FOR THE CONSTRUCTION OF A SINGLE -FAMILY RESIDENCE ON A PARCEL OF LAND THAT DOES NOT HAVE ROAD FRONTAGE ON A TOWN , COUNTY , OR STATE HIGHWAY , AND HAVING A LOT DEPTH OF 90 FEET + ( 120 FOOT DEPTH REQUIRED ) . SAID PARCEL IS LOCATED NEAR WORTH STREET AND VINE STREET , ON TOWN OF ITHACA TAX PARCELS N0 . 59- 1 - 9 AND - 10 , RESIDENCE DISTRICT R- 9 , VARIANCES FROM ARTICLE III , SECTION 9 , MAY ALSO INCLUDE HAVING A MINIMUM LOT WIDTH AT THE MAXIMUM FRONT YARD SETBACK OF 20 FEET + ( 75 FEET REQUIRED ) AND A LOT WIDTH AT THE STREET LINE OF 20 FEET ( 60 FEET BEING REQUIRED ) . APPEAL OF JANE PHAYRE , APPELLANT , REQUESTING A VARIANCE FROM THE REQUIREMENTS OF ARTICLE V . SECTION 23 , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO CREATE A BUILDING LOT WITH A DIMENSION OF 100 FEET WIDTH AT THE MAXIMUM REQUIRED FRONT YARD SETBACK LINE ( 60 FEET BACK FROM THE STREET LINE ) AT 923 CODDINGTON ROAD , PORTION OF TOWN OF ITHACA TAX PARCEL N0 , 47 - 2 - 5 , RESIDENCE DISTRICT R- 30 , SAID ORDINANCE REQUIRES A LOT WIDTH OF 150 FEET AT THE SETBACK LINE . APPEAL OF EVELYN LANE , APPELLANT , JIM LANE , AGENT , REQUESTING AUTHORIZATION BY THE ZONING BOARD OF APPEALS , UNDER ARTICLE XII , SECTION 54 , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO CONSTRUCT A 16 FOOT X 20 FOOT ROOM ADDITION ATTACHED TO A SINGLE -FAMILY RESIDENCE ON A NON- CONFORMING PARCEL OF LAND LOCATED AT 333 WEST KING ROAD , TOWN OF ITHACA TAX PARCEL NO . 37 - 1 - 27 . 2 , RESIDENCE DISTRICT R- 30 . THE PROPERTY IS NON- CONFORMING SINCE IT CONTAINS FOUR RESIDENTIAL BUILDINGS WHEN ONLY ONE IS PERMITTED ON A PARCEL OF LAND . APPEAL OF CORNELL UNIVERSITY , OWNER /APPELLANT , PAUL SAROKWASH , AGENT , REQUESTING A SPECIAL APPROVAL FROM THE ZONING BOARD OF APPEALS UNDER ARTICLE V . SECTION 18 , SUBSECTION 3 ( B ) OF THE TOWN OF ITHACA ZONING ORDINANCE , TO ERECT 4 , 200 SQUARE FEET OF TEMPORARY OFFICE SPACE AT THE CORNELL UNIVERSITY WILSON LABORATORY , TOWN OF ITHACA TAX PARCEL N0 , 63- 1 - 8 . 2 , LOCATED ADJACENT TO NEW YORK STATE ROUTE 366 , APPROXIMATELY 600 FEET WESTERLY OF JUDD FALLS ROAD , RESIDENCE DISTRICT R- 30 . APPEAL OF CORNELL UNIVERSITY , OWNER /APPELLANT , PAUL SAROKWASH , AGENT , REQUESTING A VARIANCE UNDER SECTION 9 OF TOWN OF ITHACA LOCAL LAW #7 AND # 10 , 1988 , " REQUIRING SPRINKLER SYSTEMS TO BE INSTALLED IN BUILDINGS " , TO BE EXEMPT FROM A SPRINKLER SYSTEM INSTALLATION IN A PROPOSED 4 , 200 SQUARE FOOT TEMPORARY MODULAR OFFICE BUILDING , TO BE LOCATED AT CORNELL UNIVERSITY WILSON LABORATORY , TOWN OF ITHACA TAX PARCEL NO . 63- 1 - 8 . 2 , LOCATED OFF OF NEW YORK STATE ROUTE 366 , RESIDENCE DISTRICT R- 30 . Said Zoning Board of Appeals will at said time , 7 : 00 p . m . , and said place , hear all persons in support of such matters or objections thereto . Persons may appear by agent or in person . ® Andrew S . Frost Building Inspector / Zoning Enforcement Officer 273- 1783 Dated : February 2 , 1992 Publish : February 5 , 1992