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HomeMy WebLinkAboutZBA Minutes 1998-07-08 FINAL • TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS WEDNESDAY, JULY 811998 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, July 8, 1998, in Town Hall, 126 East Seneca Street, (FIRST Floor, REAR Entrance, WEST Side), Ithaca, N.Y. , COMMENCING AT 7:00 P.M., on the following matters: APPEAL of the Professional Building Associates, Appellant, Frost Travis, Agent, requesting a variance from Section 2.01 -2 of the Town of Ithaca Sign law to be permitted to erect an 8 square foot off-premise sign, on adjacent property owned by the Cayuga Medical Center, located at the intersection of Dates Drive and the northeast driveway entrance to the Cayuga Professional Center, Town of Ithaca Tax Parcel No. 24- 3 -2. 1 , Residence District R-30. Said Sign Law limits the placement of signs to the property for which the sign is intended. APPEAL of the Cornell FingerLakes Credit Union, Appellant, Robert O. Witty, President/Agent, requesting a special approval from the Town of Ithaca Zoning Board of Appeals under Article VII, Section 32 and 34 of the Town of Ithaca Zoning Ordinance, to construct a 4,920 + square foot bank with a vehicle drive • through at 1022 Ellis Hollow Road, Town of Ithaca Tax Parcel No. 62-2- 1 . 125, Business District C. APPEAL of Roger Garrison and Terry Nicholetti, Appellants, Peter Silag, Agent, requesting authorization from the Zoning Board of Appeals under Article XII, Section 54 of the Town of Ithaca Zoning Ordinance, to enlarge a nonconforming building/lot at 233 Forest Home Drive, Town of Ithaca Tax Parcel No, 66-4- 10, Residence District R- 15 . Said enlargement consists of an 8 ' x 12 ' room addition in an existing two-family home, which is located within the required front yard and side yard building setbacks, on an undersized building lot. 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. Individuals with visual or hearing impairments or other special needs, as appropriate, will be provided with assistance, as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Andrew S. Frost Director of Building and Zoning 273- 1783 Dated: July 1 , 1998 Published: July 3 , 1998 • TOWN OF ITHACA ZONING BOARD OF APPEALS WEDNESDAY , JULY 81 1998 7 : 00 P . M . APPEAL of the Professional Building Associates , Appellant, Frost Travis , Agent, requesting a variance from Section 2 . 01 -2 of the Town of Ithaca Sign law to be permitted to erect an 8 square foot off- premise sign „ on adjacent property owned by the Cayuga Medical Center, located at the intersection of Dates Drive and the northeast driveway entrance to the Cayuga Medical Center Professional Center , Town of Ithaca Tax Parcel No . 24-3 -2 . 1 , Rr� der �e District R- 30 . Said Sign Law limits the placement of signs to the property for which the sign is intended . APPEAL GRANTED APPEAL of the Cornell FingerLakes Credit Union , Appellant, Robert O . Witty , President/Agent, requesting a special approval from the Town of Ithaca Zoning Board of Appeals under Article VII , Section 32 and 34 of the Town of Ithaca Zoning Ordinance , to construct a 4, 920 + /- square foot bank with a vehicle drive through at 1022 Ellis Hollow Road , Town of Ithaca Tax Parcel No . 62-2- 1 . 125 , Business District C . APPEAL GRANTED APPEAL of Roger Garrison and Terry Nicholetti , Appellants , Peter Silag, Agent, requesting authorization from the Zoning Board of Appeals under Article XII , Section 54 of the Town of Ithaca Zoning Ordinance , to enlarge a • nonconforming building/lot at 233 Forest Home Drive , Town of Ithaca Tax Parcel No . 66-4- 10 , Residence District R- 15 . Said enlargement consists of an 8 ' x 12 ' room addition in an existing two-family home , which is located within the required front yard and side yard building setbacks , on an undersized building lot. APPEAL DEFERRED UNTIL AUDI. ) =T • TOWN OF ITHACA ZONING BOARD OF APPEALS WEDNESDAY , JULY 81 1998 , 7 : 00 P . M . PRESENT : David Stotz , Harry Ellsworth , Ronald Krantz , James Niefer, Kirk Sigel , Andrew Frost, Director of Building and Zoning, John Barney , Town Attorney (7 : 15 p . m . ) , Christine Balestra , Planner. OTHERS : A. Frost Travis , Larry Turchin , Bob Witty , John Lavrish . Chairman Stotz called the meeting to order at 7 :07 p . m . , stating that all posting, publication , and notification of the public hearing had been completed and were in the same order. The first appeal to be heard by the board was as follows : APPEAL of the Professional Building Associates , Appellant, Frost Travis , requesting a variance from Section 2 . 01 - 2 of the Town of Ithaca Sign law to be permitted to erect an 8 square foot off- premise sign , on adjacent property owned by the Cayuga Medical Center, located at the intersection of Dates Drives and the nortr4as driveway entrance to the Cayuga Professional Center , Town of Ithaca Tax Parcel No . 24- 3 -2 . 1 , Residence District R- 30 . Said Sign Law limits the placement of signs to property for which the sign is intended . Frost Travis , 150 Highland Avenue , stated he outlined his reasons for his request of the variance in his packet he had submitted to the town . One reason was additional advertising for the Cayuga Professional Center. Another was an issue of traffic safety and convenience for people who use both the Cayuga Medical Center and the Cayuga Professional Center , Mr . Travis stated at the July 7 , 1998 , Planning Board Meeting he did offer to allow a compatible sign to be erected below his sign . Chairman Stotz asked what his request was . Mr. Travis stated his request was only for the Cayuga Professional Center. Chairman Stotz stated that what they were considering was what Mr. Travis had presented to the board with the wording and logo of the sign . He stated there was an adopted resolution from the Town of Ithaca Planning Board that explained conditions . Some of the conditions were that the total height of the sign shall not exceed 6 feet. The sign must be located a distance of at least 30 feet from the edge of the pavement . It mentioned one additional sign of substantially equal size and on the same supports as the sign applied for provided the sign of such size is compatible in design with the applicant's sign . Mr . Sigel asked if there currently were any other sign on the property . Mr. Travis stated there was a sign at the main hospital entrance sign , Then there was also a directional sign further in at the same intersection . • Mr. Sigel stated he thought they would also need a variance for having more than one sign . Town of Ithaca Zoning Board of Appeals - DULY 8 , 1998 ; APPROVED - APPROVED - APPROVED - APPROVED PAGE 3 rDirector of Building and Zoning Frost stated the zoning ordinance permitted a hospital to have a sign without a permit. Mr. Krantz stated his dental practice had been in that facility for thirty-six years . He stated even though he did not have any vested interest in the building he felt he should probably not vote . Mr . Krantz felt he could make the comment that it seems realistic to have a sign at that location . He could not see any reason why there should not be . There was nothing between the Cayuga Professional Center and the Cayuga Medical Center . Chairman Stotz stated the shorter distance between the two buildings was to travel along Trumansburg Road . Mr. Travis stated there were two traffic issues . He felt that making a left turn back into Ithaca onto Route 96 could be hazardous . There was not a great sight line to the North on Route 96 . A slope was present as well . It was not the most ideal situation . There were signs present on the property and they stated to exit to Ithaca , exit at the hospital light. So they are directing traffic back onto Dates Drive to exit at a traffic light. As far as entering into the Cayuga Professional Center, there was not a problem . They would like to encourage their tenants and staff to have their patients enter at the hospital light and come in the back way , Chairman Stotz asked if Mr. Travis was going to speak to his tenants about the alternate entrance . Mr. Travis responded that they would . Mr. Niefer stated he felt it was areat idea because in the winter it was a whit knuckle i g e k uck e s tuation at times . He encourages Mr . Travis to notify their patients of the alternate route . Mr , Ellsworth stated he has always gone through the back way . He knows people who have had accidents turning off Trumansburg Road or turning onto Trumansburg Road . Mr. Travis state there was a small patient and staff flow between the Cayuga Professional Center and the Cayuga Medical Center. Most of the doctors and staff are going to know the back entrance and avoid going out onto Route 96 , but a patient might not be aware of the alternate entrance . Chairman Stotz asked if the sign would have two identical sides . Mr. Travis responded that the sign would have two identical sides . Chairman Stotz stated it made sense . He knew of people who did exit and enter onto Trumansburg Road . Mr . Travis stated he should have added a second sign at the driveway entrance to the Cayuga Professional Center off Dates Drive Extension to direct people . Director of Building and Zoning Frost stated he thought a directional sign was exempt . Chairman Stotz asked if the second sign would be on the right side of the road as you were Northbound . Town of Ithaca Zoning Board of Appeals - JULY 83 1998 , APPROVED - APPROVED - APPROVED - APPROVED PAGE 4 iMr. Travis stated he was correct. Chairman Stotz asked if the second sign would also be 8 square feet as well . Mr. Travis stated it would not be more than 8 square feet. Director of Building and Zoning Frost asked if the board could discuss it even though it was two signs . Attorney Barney stated the Planning Board took the view that they would like to see the sign before they approved it. Chairman Stotz stated it seemed logical to have a second sign at that location , Mr. Ellsworth stated traffic was not coming off a high speed highway so a large sign would not be necessary. Mr. Travis stated they would consider a smaller sign at that location . Director of Building and Zoning Frost stated that exit, entrance , and directional signs were exempt. Attorney Barney stated he thought the line was that it was an off premises issue . • ENVIRONMENTAL ASSESSMENT : Planner Balestra stated that in general the staff had found a negative determination of environmental significance for the sign , It was in keeping with the other Cayuga Professional Center signs , The only issue that the staff did find was sight distance and that have been addressed . , Chairman Stotz asked if the hospital had given permission to erect the sign , Planner Balestra stated he was correct. MOTION made by Harry Ellsworth , seconded by Ronald Krantz. RESOLVED , that this board make a negative determination of environmental significance in the matter the Professional Building Associates , requesting a variance from Section 2 . 01 -2 of the Town of Ithaca Sign Law to be permitted to erect an 8 square foot off-premise sign , on adjacent property owned by the Cayuga Medical Center, located at the intersection of Dates Drive and the northeast driveway to the Cayuga Professional Center, Town of Ithaca Tax Parcel No, 24-3 -2 . 1 , Residence District R-30. A vote on the motion resulted as follows : AYES : Stotz, Ellsworth , Krantz, Sigel . • NAYS : None . Town of Ithaca Zoning Board of Appeals - .JULY 82 1998, APPROVED - APPROVED - APPROVED - APPROVED PAGE 5 • ' � 3TENTION : None . The motion carried unanimously. MOTION made by Harry Ellsworth , seconded by Kirk Sigel . RESOLVED , that this board grant the appeal of the Professional Building Associates , requesting a variance from Section 2 .01 -2 of the Town of Ithaca Sign Law to be permitted to erect an 8 square foot off-premise sign , on adjacent property owned by the Cayuga Medical Center, located at the intersection of Dates Drive and the northeast driveway to the Cayuga Professional Center, Town of Ithaca Tax Parcel No . 24- 3 -2 . 1 , Residence District R- 30 with the following special conditions : a . That the total height of the sign shall not exceed 6 feet, as measured from ground elevation ; b , That the sign shall be located a distance of at least 30 feet from the edge of pavement of Dates Drive Extension , so that motorists stopped at the stop sign on Dates Drive have an unobstructive view for at least 130 feet eastward along the entrance drive to the Cayuga Medical Center; Cd The applicant consenting to the placement of one additional sign of substantially equal size on the same supports as the sign applied for, provided the design of such sign is compatible with the design of applicant sign , such second sign to provide directional guidance to other facilities in the vicinity of ,• the hospital . A vote on the motion resulted as follows : AYES - Stotz , Ellsworth , Krantz , Niefer, Sigel . NAYS - None . ABSTENTION - None . The motion carried unanimously. The second appeal to be heard by the board was as follows : APPEAL of the Cornell Finger Lakes Credit Union , Appellant, Robert O . Witty, President/Agent, requesting a special approval from the Town of Ithaca Zoning Board of Appeals under Article VII , Section 32 and 34 of the Town of Ithaca Zoning Ordinance , to construct a 4 , 920 + /- square foot bank with a vehicle drive through at 1022 Ellis Hollow Road , Town of Ithaca Tax Parcel No . 62 -2 - 1 . 125 , Business District C . Bob Witty, President of Cornell FingerLakes Credit Union , stated they were basically duplicating the Meadow Street Office . The Meadow Street office was 3355 square feet. The proposed building was going to have 4920 • square feet. An addition on either side were added to the proposed building. The drive- up facility was similar to the Meadow Street branch . On the proposed building, traffic will enter around the building to the side and there will be Town of Ithaca Zoning Board of Appeals - ,JULY 8 , 19983 APPROVED - APPROVED - APPROVED - APPROVED PAGE 6 • fr -r - drive-up tellers and the outside lane will be a drive - up ATM lane . A bi - pass will be located on the outer side of ane ATM lane . Mr. Witty stated their current branch at the East Hill Plaza had about 4170 square feet that is a full service branch . They had been located in the East Hill Plaza since 1971 . In 1994 they purchased the Page Book Binding Building with about two acres of land and the proposed building will be on that site . Mr . Ellsworth asked when they would be moving out of the current building, Mr. Witty responded they were moving out and were going to try to sublet their current location . Once construction was started , they were going to have to sublet it by next year . The project was due to be complete by July 9 , 1999 if they were to start construction on November 9 , 19981 . If a tenant was not found they would have to pay rent for another two years . The board decided that since the Meadow Street branch was so successful to go ahead with the East Hill Branch . The drive- up windows would be an aide to the East Hill Branch . He felt some of the pressure would be taken off the Meadow Street Branch when the East Hill Branch was redone . Mr. Witty stated drive- ups were nice because there would be three drive-up tellers that would speed traffic up . This would enable the branch to be open on Saturdays , early in the morning or later at night with only the drive- up window . He thought that when people could do their banking before or after work. Someday they hoped to do the same at the Trimhammer Branch . Chairman Stotz asked if Mr. Witty had had any discussions with the neighbors about their opinions on building the new facility. Mr. Witty stated at the Planning Board Meeting on July 7 , 1998 „ there were no persons present at the public hearing. The only discussion at the Planning Board Meeting was to add a bike rack and to extend the sidewalk in both directions . He stated the East Hill Branch was extremely busy and the traffic increase would be minimal because the branch was already bringing in the customers . John Lavrish , HB Corporation , stated Ellis Hollow Road was at the bottom of the drawing he presented to the board . The Planning Board asked to have the existing curb cut on Ellis Hollow to be eliminated to improve the traffic flow on that roadway. In replace of that they had come to agreement with Cornell University that the applicant could have access off their access road to their site . He stated the traffic would come in off an improved roadway. The road would be widened . There would be one lane in and two lanes out from the facility to Ellis Hollow. The parking lot in the front of the building holds twenty-eight cars on the south side of the building. From there is direct access into the building. Through the lot would be access to the drive- up tellers behind the building. The employee parking and the bi- pass lane would be to the North of the tellers . Mr. Lavrish stated they had worked with the town in staying within the setbacks . They have a fifty foot front yard setback, thirty foot side and rear yard setback , as well as a fifty foot landscape buffer from the center line of Summerhill Road to the beginning of the pavement. On the drawing being represented to the board , Mr, Lavrish explained the large trees were four existing trees to be maintained . His other representations were representations of plantings . The actual landscape plan was displayed on the wall that will enhance the landscape buffer between the amount of plantings in that buffer between the residential facilities and the project. • Chairman Stotz stated there would be a slight angle there . The property line slopes slightly inward . Town of Ithaca Zoning Board of Appeals - ,JULY 82 19985 APPROVED - APPROVED - APPROVED - APPROVED PAGE 7 • Mr. Lavrish stated that at the Planning Board Meeting on July 7 , 1998 „ Cornell University submitted a revised plan that showed more of a straight access than the original plan . The inset was based on a 1996 Plan that was approved by the Town of Ithaca for the improvement of that roadway before CFCU 's project was considered . Upon seeing their egress to the sight, Cornell University chose to move the roadway more into the center of their right of way . Chairman Stotz stated the exiting lane was almost directly across the street from Tompkins County Trust Company's exiting lane and wondered if that would cause problems . Mr. Witty stated he thought Cornell University was trying to align the exits . When they went to Cornell University, they told Cornell it would be best if the curb cut was eliminated . When the curb cut was eliminated , then there was only one curb cut going into the CFCU facility . He stated they had to ask Cornell University for a second curb cut onto the access road because they had to give up their main curb cut off Ellis Hollow. Cornell University stated they were willing to fix the access road but they were not willing to go ahead with the whole project. Mr. Ellsworth asked if the project was owned by Cornell University . Mr. Witty stated there was only about two acres of land in the entire complex that was not owned by Cornell University. Chairman Stotz stated the East Hill Branch would mirror the Meadow Street Branch . He asked if it would • mirror it in terms of architectural design and the exterior material . Mr. Lavrish presented a drawing to the board that represented the south elevation of the building facing Ellis Hollow Road . He explained the center of the building was a copy of the Meadow Street Branch and they have added a wing to each side of the main building. One was a seminar training room and one was offices . The materials , colors of materials , and the standing seen metal roof would be identical to Meadow Street Branch , Mr. Lavrish explained his company designed and built these types of facilities across the country and it is their recommendation to Credit Unions that they have two tellers to serve four lanes . They have found that one teller is able to handle two drive-up lanes . As the tellers are finishing with one member, the second member is moving into place . Occasionally they come across a very busy drive- up and it makes sense to add a teller to speed up the traffic through the operation . CFCU has chosen to do that at Meadow Street and it has been found to be successful . Provisions had been made in the new plan to have three separate teller windows inside for the four lanes . As well as the recommended five cars stacking without going back onto the access road . Mr. Ellsworth stated they were cutting down traffic in front of the plaza. Everyone comes out of the south end of the plaza and going across to CFCU . Mr. Witty stated he was correct. People were more likely to come in on the access road because it is nicer to drive over. CFCU . Chairman Stotz asked other than directional signs , would there be anything on the premise that advertises • Town of Ithaca Zoning Board of Appeals - ,JULY 8, 1998, APPROVED - APPROVED - APPROVED - APPROVED PAGE 8 • Mr. Lavrish stated they tend to have one monument sign adjacent to Ellis Hollow Road in front of the building That would be within the sign ordinance standards. Mr. Witty stated it would be the same sign as the one at the Meadow Street Branch , Mr, Ellsworth asked what they were going to do about the parking lot lighting and try to prevent it from shining into other areas . Mr. Lavrish stated that they had proposed three light standards . There would be two in the front parking lot and one at the north end of the employee lot. These would be what is referred to as shoe box fixtures . They are very similar, but not identical to the fixtures already in the plaza and the bank adjacent to the project. The applicant was proposing to use twenty-two feet high poles to receive the type of spread the engineers proposed . It would be high pressure sodium light to blend with the lighting in the plaza and the bank. Chairman Stotz asked if they were going to sheild that in anyway. Mr. Lavrish stated in the lens structure of the lights , the light could be directed down onto the parking surface with very little spill on other areas . Chairman Stotz asked if there would be glare on Summerhill Lane . • Mr. Lavrish stated there would not be and there would not be any light fixtures along the access road . Director of Building and Zoning Frost stated that the Town of Ithaca had a local sprinkler ordinance and it would be required to have the new building sprinkled . Mr. Witty stated that they automatically sprinkle the building. It is already built into the building. Attorney Barney asked if all of the plans were up to date . Mr. Lavrish stated the site was shifted twenty feet further to the East to allow an overflow of the storm water area and the hundred year flood . They were handling all water on the site as well as the water that presently comes through the site in a bowl . That has an outlet that would be piped underground to the current coverts that come under the access road . Those in size could handle up to approximately the hundred year flood . The area of grass would be sculpted for when the pipes reach capacity it will overflow out into Ellis Hollow. Mr. Niefer asked if the road was being widened . Mr. Lavrish stated that was the way the road was . It was taken from a site survey. Chairman Stotz asked if the facility was handicap accessible . Mr. Lavrish replied they would have two handicaps accessible parking spaces that would share a van • accessible 8 foot wide aisle along with the ADA regulations in front of the building. The sidewalk would slope down Town of Ithaca Zoning Board of Appeals - DULY 81 1998 , APPROVED - APPROVED - APPROVED - APPROVED PAGE 9 • - -.� z level of the pavement at the access aisle . The building has handicap toilet fixtures . At the end of the teller line mere are four teller positions and a fifth sit down position where a handicap or elderly person could access teller services . The Planning Board asked to have the side walk extended to Summerhill and to the access drive . Chairman Stotz asked if the property that bordered to the North was Cornell University property . Mr. Lavrish stated it was a medical building. Mr. Niefer asked if Summerhill Lane was a town highway . Attorney Barney stated it was publicly owned to a point but he was not sure how far up . Mr. Niefer stated he noticed the east property line was off their premise . He wanted to know if they would mow all of the lawn even though it was not all of their property. Mr. Witty stated Cayuga Landscape had done all of their architectural work and they also maintain the lawns . He does not see a reason why they would not continue . Mr. Ellsworth asked if they were going to have pneumatic tubing. Mr. Witty replied that they would . He explained the drive- up next to the building would have a shoot that • came out of the building. Larry Turchin , Traffic Solutions , stated that the curves would be smoothed out around the inside area and providing more capacity for exiting traffic . The roadway was not going to be physically changed . Mr. Ellsworth asked if he envisioned a safety problem with people entering the bank, parking and backing out with the other persons that were driving around to the tellers . Mr. Turchin stated there was not a great volume of traffic going in and out. Mr. Lavrish stated there was a twenty-four foot access aisle . The spaces were designed as twenty feet deep and cars were closer to fifteen feet. That would leave about thirty-four feet of open space for people to back out. Chairman Stotz stated the marginal increase was relatively small . This Pine Tree Road entrance is going to become a more heavily traveled road . Mr. Turchin stated the numbers were very light , but heavier than present. On the other hand , the northerly entrance into the shopping center that is a high accident location , is actually going to be receiving less traffic . Mr. Witty stated the East Hill Branch had heavy traffic already and he could not imagine a tenant they were going to sublet to that would do the same volume of customers . It would probably fall off in numbers . He guessed • there would be half as much traffic as there was presently. Town of Ithaca Zoning Board of Appeals - JULY 8, 1998 ) , APPROVED - APPROVED - APPROVED - APPROVED PAGE 10 • Chairman Stotz stated he thought the traffic study was complete . He stated it was Tompkins County, not ompsons County. Attorney Barney asked if the dates on the figures were the dates of the drawing or when the counts were made . Mr. Turchin stated the dates were the drawing dates . Attorney Barney asked when the counts were made . Mr. Turchin stated it was within the same time frame . Attorney Barney stated it was during the month of April 1998 , . He was asking because he could have done the study when the colleges were on vacation . The numbers could be a distorted , downward count. Mr. Turchin stated he could tell by the way people were driving through that the students were present. The only interesting thing that he noticed was that the sign at the northerly entrance actually changed the gap acceptance characteristics of the people that were leaving the plaza. The sign ended up being a traffic calming device . It has cut down on the site distance for the exiting motorists . The location of the sign causes the cars to pull up a little beyond the sign that causes them to slow down . It doubles the time for exiting. The study was done on real time . Everything was counted , field counted and done by an electronic hand device . The print out was part of a computer program . The real time numbers were actually expanded and distributed over the system along with the trip generation figures . They are fairly realistic in that the distributions were predicated on the percentages of existing traffic . Chairman Stotz asked if the branch would be open on Saturdays . Mr. Witty responded they currently were open on Saturdays , 9 : 30 a . m . until 12 : 30 p . m . Chairman Stotz stated so there is not any foreseen change in the safe operation of traffic volume . Mr. Turchin stated he performed the study on a Saturday . He explained the traffic problems would be cleaned up at the other entrance by deferring the traffic for CFCU . Chairman Stotz opened the public hearing at 8 : 09 p . m . With no persons present to be heard , Chairman Stotz closed the public hearing at 8 : 10 p . m . ENVIRONMENTAL ASSESSMENT : Chairman Stotz stated the items checked , the impacts on land , drainage , transportation , and character of the community have already been addressed , Planner Balestra stated the main issues the staff looked at were traffic and drainage . T . G . Miller prepared a • Storm Water Management Study that talked about the drainage issue in depth . It included improvements in the Town of Ithaca Zoning Board of Appeals - .JULY 8 , 19983 APPROVED - APPROVED - APPROVED - APPROVED PAGE 11 • - -ewers , the replacement of some of the coverts , and alterations of the run-off patterns . There will not be an increase in run-off, but there will be a change in the pattern of run-off and the change is beneficial . Assistant Town Planner Frantz conducted a minor traffic study and found it to be consistent with the amount of vehicular trips . The staff recommends a negative determination for environmental significance . Planner Balestra stated there was a slight increase in pavement but the Storm Water Management Study addressed the drainage . Mr. Witty stated that at the Craft Branch they created a ponding area that held water coming off Cornell University land . He thought the ponding area at the East Hill Branch was bigger . Mr. Lavrish stated the ponding area was considerably bigger on the north end of the site . It was about fifty feet wide by a couple hundred feet in length holding area , There was a present swale through the property that water came across Summerhill and entered at a diagonal through the site to the inlet under the roadway. It will be redirected into a larger holding basin . Mr. Ellsworth asked if the pavement pitched to the holding area . Chairman Stotz asked if the holding area had a drain in it. Mr. Lavrish stated it seeped into the ground and it also drained . He presented a drawing and showed the dark line that showed the storm line from the building. There was a second line from the front of the building that would pick up the roof drainage underground and bring it to the inlet at the existing coverts . The front of the building • would be drained underground . The drains on the back of the building and the drive- up canopy would be directed underground back to the bottom of the holding area . There will be an inlet in front of the parking lot that will be piped underground . All of the storm water that follows on the developed site , except the half end of the roof, will be directed back to the holding pond . It typically will soak in immediately. Only when there are heavy rains will there be water present in that area . Mr. Niefer asked how deep the water becomes . Mr. Lavrish explained that T. G . Miller did the drainage study. The elevation of the pond was approximately six feet deep . The design was done in such a way that if it were at capacity, the water would be directed across the property. Mr. Witty stated this was a natural flow that already happened . Mr. Niefer asked if the cattails that were in the swales were going to be lost. Planner Balestra stated she assumed the detention areas they were creating would create an ideal situation for cattails . MOTION made by Harry Ellsworth , seconded by Ronald Krantz. • RESOLVED , that this board makes a negative determination of environmental significance in the matter of the Cornell FingerLakes Credit Union , requesting a special approval from the Town of Ithaca Zoning Board of Appeals Town of Ithaca Zoning Board of Appeals - JULY 83 1998, APPROVED - APPROVED - APPROVED - APPROVED PAGE 12 _icle VII , Section 32 and 34 of the Town of Ithaca Zoning Ordinance , to construct a 4 , 920 + /- square foot .; ank ,vith a vehicular drive through at 1022 Ellis Hollow Road , Town of Ithaca Tax Parcel No . 62-2- 1 . 125 , Business District C . A vote on the motion resulted as follows : AYES - Stotz , Ellsworth , Krantz , Niefer, Sigel . NAYS - None . ABSTENTION - None . The motion carried unanimously . Chairman Stotz stated the Town of Ithaca Planning Board made the recommendation to the Town of Ithaca Zoning Board of Appeals that this appeal be approved . MOTION made by Harry Ellsworth , seconded by Ronald Krantz. RESOLVED , that this board grant the appeal of the Cornell FingerLakes Credit Union based on recommendations from the Town of Ithaca Planning Board , requesting a special approval from the Town of Ithaca Zoning Board of • Appeals under Article VII , Section 32 and 34 of the Town of Ithaca Zoning Ordinance , to construct a 4, 920 + /- square foot bank with a vehicular drive through at 1022 Ellis Hollow Road , Town of Ithaca Tax Parcel No. 62 -2- 1 . 125 , Business District C . The appeal adds increase safety in the adjacent plaza parking area as a result of the project and it meets all of the requirements of Section 77 and Subdivision 7h with the following special conditions : a . there is a need for the proposed use in the proposed location , as demonstrated by the applicant; b , the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project ; c , 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 . A vote on the motion resulted as follows : AYES - Stotz , Ellsworth , Krantz, Niefer , Sigel . NAYS - None . ABSTENTIONS - None . • The motion carried unanimously. Town of Ithaca Zoning Board of Appeals - ,JULY 83 19987 APPROVED - APPROVED - APPROVED - APPROVED PAGE I3 • ` ;ne third appeal to be heard by the board was as follows : APPEAL of Roger Garrison and Terry Nicholetti , Appellants , Peter Silag, Agent, requesting authorization from the Zoning Board of Appeals under Article XII , Section 54 of the Town of Ithaca Zoning Ordinance , to enlarge a nonconforming building/lot at 233 Forest Home Drive , Town of Ithaca Tax Parcel No . 66-4- 10 , Residence District R- 15 . Said enlargement consists of an 8 ' x 12 ' room addition in an existing two-family home , which is located within the required front yard and side yard building setbacks , on an undersized building lot. Chairman Stotz stated the Appeal of Roger Garrison and Terry Nicholetti had been adjourned . Director of Building and Zoning Frost stated the property was in a historic district and it requires a long Environmental Assessment Form along with a joint review of the Stated Historic Preservation . It was being prepared and would be prepared for the next meeting. Mr. Niefer stated he looked at the sketches the applicant had submitted and they did not match up . He hoped that when they appear the next time they would submit better plans . Director of Building and Zoning Frost stated that was the second submission . He had refused the first submission . Mr. Niefer stated he could not match the sketch with the survey and then the hand drawn item was not • compatible . It was not the same footprint. Director of Building and Zoning Frost stated he would bring it to the applicant's attention . Chairman Stotz asked if there was any other business . Mr. Ellsworth stated he announced at the June 10 , 1998 „ meeting that he would be going off the COC board in June , and he decided to stay until September 1998 , , Chairman Stotz asked if anyone had considered taking Mr. Ellsworth place on the Codes and Ordinance Committee . He asked the members of the board to consider the position . Mr. Sigel stated he would not be present for the August 12 , 1998, meeting. Chairman Stotz adjourned the meeting at 8 : 27 p . m . Carrie L . Coates , Keyboard Specialist/Minutes Recorder. • Davi St C airman . TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Dani L. Holford, being duly sworn, depose and say that I am the Town of Ithaca Building and Zoning Department Secretary, Tompkins County, New York; that the following notice has been duly posted on the sign board of the Town of Ithaca and that said notice has been duly published in the local newspaper, The Ithaca Journal . Notice of public hearim(s to he held by the Town of Ithaca Zonimly Board of Appe.ds in Town Hall , 126 East Seneca Street. Ithaca. New York on Wednesday. July S. 1998, commencing at 7 : 00 P. .M1 . as per attached. Location of sign board used for posting: Bulletin board. front entrance of Town Hall. Date of posting: July 1 . 1998 Date of publication: July 3. 1998 Dani L. Holford, Building and Zoning I epartment Secretary, Town of Ithaca STATE OF NEW YORK ) SS. : COUNTY OF TOMPKINS ) Sworn to and subscribed before me this jtd day of July, 1998. Notary Pu 0ic Mary J. Saxton Notary Public, State of New York Registration #01SA5044003 Qualified in Tioga Coun y My Commission Expires S a • C (OPY TOWS! OF ITH .ACA ZONING BOARD OF .APPEALS NOTICE OF PUBLIC HEARINGS WEDNESD .AY . .JULY S. 1998 7: 00 P. .i . 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. Jule S . 1993, in Town Hall , 126 East Seneca Street, ( FIRST Floor. REAR Entrance. WEST Side), Ithaca. N . Y . . COMMENCING 4T 7 . 00 P Nl . on the following masers : APPEAL of the Professional Building .Associates . appellant, Frost Travis, agent, requesting a variance from Section 2 . 01 -2 of the Town of Ithaca Sign law :o be permitted to erect an 3 square foot ofd premise sign , on adjacent property owned b% the Ca}uga Medical Center, located at the intersection of Dates Drive and the northeast driveway entrance to the Caluga P-ofessional Center, Town of Ithaca Tax Parcel No. 24- 1 , Residence District R-30 . Said Sinn Law limit_ :he placement of signs to the property for which the sign is intended. ` APPEAL of the Cornell FingerLakes Credit Union. appellant, Robert 0. Witty, President/Agent. requesting a special approval from the Town of Ithaca Zoning Board of Appeals under article VII, Section 32 and 34 of the Town of Ithaca Zoning Ordinance, to construe: a + . 920 _ square foot bank with a vehicle drive through at 1022 Ellis Hollow Road. Town of Ithaca Tax Parcel No. 62 -2- 1 . 125 . Business District C . APPEAL of Roger Garrison and Terry Nicholerti . Appellants, Peter Silag, Agent, requesting authorization from the Zoning Board of Appeals under Article XII . Section 54 of the Town of Ithaca Zoning Ordinance, to enlarge a nonconforming building lot at 233 Forest Home Drive, Town of Ithaca Tax Parcel No. 66-4- 10, Residence District R- 13 . Said enlargement consists of an 8 ' x 12 ' room addition in an existing two- family home, which is located within the required front yard and side yard building setbacks, on an undersized building lot. 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 . Individuals with visual or hearing impairments or other special needs, as appropriate, will be provided with assistance, as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Andrew S . Frost Director of Building and Zoning 273 - 178. Dated: July 1 , 1998 Published : Julv 3 . 1998 •