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Home My WebLink AboutZBA Packet 2022-10-11 The meeting for the Zoning Board of Appeals will be held in-person with the option for the public to also attend by video conferencing through the Zoom App. The public will have an opportunity to see and hear the meeting live and provide comments through the Zoom App. If a member of the public would like to attend the meeting virtually,for viewing purposes only, it is recommended to watch the livestream video on the Town's YouTube page. Agenda - ZBAA-22-124, Appeal of Zhila Sadri, agent of 831 Taughannock Blvd., Tax Parcel No. 25.-2-37 - ZBAA-22-126 Appeal of Neil and Brigid Shipman, owners of 681 Five Mile Drive, Tax Parcel No. 31.-2-21.2 INSTRUCTIONS TO ACCESS THE MEETING VIRTUALLY ON ZOOM: If you have a computer, tablet, or smartphone, you can access the Zoom meeting by going to www.zoom.us and clicking on “JOIN Meeting”, and enteri ng 852-5587-1576 into the Meeting ID. You can also call in to the Zoom meeting at +1 (929) 436-2866. To join the meeting directly, go to https://us06web.zoom.us/j/85255871576. If joining through the Zoom App, you will be placed on hold until the meeting starts. INSTRUCTIONS TO ACCESS THE MEETING VIRTUALLY ON YOUTUBE: If you have a computer, tablet, or smartphone, you can access the meeting by going to t he Town’s YouTube channel. To join the meeting directly, go to https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live Questions about accessing the Zoom video conference should be emailed to ctorres@town.ithaca.ny.us or (607) 273-1783 ext.2. Town of Ithaca Zoning Board of Appeals Tuesday, October 11, 2022 @ 6:00 p.m. 215 N. Tioga St. ZBAA-22-124, Appeal of Zhila Sadri, agent of 831 Taughannock Blvd., Tax Parcel No. 25.-2-37; is seeking relief from Town of Ithaca Code sections 270-205A (Nonconforming structures) and 270-46C (Yard regulations) to re-construct stairs within 10.6 feet of the side yard property boundary line. Town of Ithaca Code section 270-205A does not allow for a nonconforming structure to be enlarged, Town of Ithaca Code section 270-46C requires a minimum side yard setback of 20 feet, where the proposed stairs will be rebuilt approximately 10.6 feet measured to the side yard property boundary line. The property is located in the Lakefront Residential Zone. From:Jessica Hull To:nick@lakesideeng.com Cc:"Robert Harner"; "Zhila Sadri" Subject:RE: 831 Taughannock Blvd Date:Tuesday, August 23, 2022 11:03:59 AM Attachments:image001.png Zhila, After completing the review of your proposed plans for the exterior attached stairs at 831 Taughannock Blvd. I have determined that per the Town’s Code, section 270-46C, “Yard Regulations”, requires a minimum of a 20 foot in width side yard setback. According to a topographic map of 831 Taughannock Blvd. the south side of house is at a 14.6 feet distance from the side yard lot line. That results in the property existing as, 270-205 A “Nonconforming Structures”. The proposed attached stairs are 4’ in width, resulting in a 10.6’ setback to side yard lot line. Parcel 25.-2-37 property is zoned Lakefront Residential (LR). In the event to work through an area of variance, use this email as a denial letter for the variance document package. Thank you, Jessica Hull Electrical/Code Enforcement Officer TOWN OF ITHACA 215 N. Tioga Street Ithaca, NY 14850 607-273-1783 www.town.ithaca.ny.us From: nick@lakesideeng.com <nick@lakesideeng.com> Sent: Wednesday, July 27, 2022 8:58 AM To: Jessica Hull <jhull@town.ithaca.ny.us> Cc: 'Robert Harner' <robert@lakesideeng.com>; 'Zhila Sadri' <zs12@cornell.edu> Subject: RE: 831 Taughannock Blvd Good Morning Jessica, I just wanted to follow up on the subject project. I believe our Client had submitted the stamped drawings, survey and the check. I believe we are awaiting a denial letter so we can proceed with the completing and submitting the area variance application. Can you provide an update or denial letter so we may proceed with the next step. If you need anything else from us please let us know. We do have the link to complete the variance application once authorized through your denial letter. Thank you, Nick Nicholas J. Raymer Lead Engineer Lakeside Engineering Engineering|Design|Permitting 83 Fall Street Seneca Falls, NY 13148 315-941-8487 www.Lakesideeng.com From: Jessica Hull <jhull@town.ithaca.ny.us> Sent: Friday, May 20, 2022 1:48 PM To: nick@lakesideeng.com Cc: Robert Harner <robert@lakesideeng.com>; 'Zhila Sadri' <zs12@cornell.edu> Subject: RE: 831 Taughannock Blvd Nick, Thank you for the updates, have you reviewed the area variance application? If not, I can point you where to find it if I haven’t done so already. When the plans are ready, I will need to review them and supply you with a denial letter, this document is required with the application packet. Any questions let me know. Jessica Hull Electrical/Code Enforcement Officer TOWN OF ITHACA 215 N. Tioga Street Ithaca, NY 14850 607-273-1783 www.town.ithaca.ny.us From: nick@lakesideeng.com <nick@lakesideeng.com> Sent: Friday, May 20, 2022 12:00 PM To: Jessica Hull <jhull@town.ithaca.ny.us> Cc: Robert Harner <robert@lakesideeng.com>; 'Zhila Sadri' <zs12@cornell.edu> Subject: 831 Taughannock Blvd Jessica, I just wanted to provide you an update that we are working with Zhila to provide design assistance for portion of the work requiring a variance. No work is planned for this area until the finalized design and variance process is completed. We are hoping to complete a design for this work within the next few weeks that can be submitted for the proper variance procedure through the Planning and Zoning Boards. Any questions please feel free to contact me. Thank you, Nick Nicholas J. Raymer Lead Engineer Lakeside Engineering Engineering|Design|Permitting 83 Fall Street Seneca Falls, NY 13148 315-941-8487 www.Lakesideeng.com COMMISSIONER Katherine Borgella DEPUTY COMMISSIONER M. Megan McDonald 121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning Creating and implementing plans that position Tompkins County communities to thrive. September 19, 2022 Christopher Tores, Administrative Assistant Town of Ithaca 215 North Tioga St. Ithaca, NY 14850 Re: Review Pursuant to §239 -l, -m and -n of the New York State General Municipal Law Action: Area Variance for proposed project located at 831 Taughannock Blvd., Town of Ithaca Tax Parcel #25.-2-37, Ata & Hormoz Movassaghi, Owners; Zhila Sadri, Applicant. Dear Mr. Torres, The Tompkins County Department of Planning & Sustainability has reviewed the proposal submitted by your municipality as required under the provisions of New York State General Municipal Law §239 -l, -m and -n. We have no recommendations or comments on this proposal. We look forward to receiving notification on the final action taken by your municipality within 30 days of decision, as required by State law. Should you have any questions about this review please contact us. Sincerely, Katherine Borgella, AICP Commissioner of Planning and Sustainability MAP REF. I .)"SUI?',,£)' MAP f.o 825 UIJGHANNOCK 9L~'D-• BY T G. 1,HL.£,q PC AND DATF:D 10/1/2005 2.)SURv('Y BY ED CRUMB FOR L£SL/£ TYL ER !MTfO JULY 25, 19 4 7 J.rsuRVFY WP OF A DWELLING Ar 829 TAIJGHANNOCK BLv1J ..• BY HO WARD SCHUfDER AND DATED JULY 9, 198! AMfND ED JANUARY 2, ! 990 4.) "SURl;f'Y MAP No. BJ f TAUCHANNOCK BOULEVARD. " BY CL4RENC£ BRASHEAR AND DATED 12/2J/1982 LEGEND 6. -COMPUTED POINT • -CONG. MO N. FND . )( -IRON PIN FOUND :®: -IRON PIP£ FOUND ,!J' -UTILITY POLE NOTL THIS SURVEY MAP PR[PARW WITHOUT BfNfflT OF AN ABSTRACT OF TITL[ PROVIDED, SUBJECT TO ANY STAT[ OF FACT THAT AN UPOA TED ABSTRACT OF TITL [ MA Y SHO W. CERTTFlv'TION Miyod Movo ss o9h i; Ato Mov ossoghi; Ho rmoz Movos soghi; Mon:hioni &-Ass ociates; Guttman Lo·"" Off ic e Stewart Tille Insurance Co mpany; JPMorgan Chose Bonk, N.A., /SADA/AT/MA; I her eby certify to . tho! I om o licensed land surveyor, Naw Yori<' State License No.050096, ond that this mop correclly dtJlineotes on octuo/ ,urny on the 9round mode by mtJ or under my _direct super.-.-,ion end that I found no visible encroochm&nt, &,!her ¥toy ocn:,,s pr operty lines e;rrcept as shown hereon. SIGN£0: -~-.Su ~___,...__ DATED: 10/27 (2020 \ WEST SHORE APARTMEN15LLC (70) ~2.~1yB'34 " £ 58J06J -004 CONC MON 6J 2B Cll --------~ l !l~O~ ,· BROADWELL/5£A VER (R . 201 7-IJ29B STEPS ~• (':_!!)~_Z,7 4;:• Di NOTkECO\IERfD : 2020 20 20 · TITLE : No. 831 T, G, MILLER P.C. TrrL £ INFO RMATION DANA SCOTT POTENZA 0££0 BOOK 592, PAG£ 11 6B TAX MAP No. 25 -2 -37 AREA =O. 136 ACR£S MEAS. 76,0'± ALONG APPROX. HIGH WAT£R CH ~S 3 1'12'49 " [ 75 .68' CAYUCA LAKE INCLUDE RIPARIAN RIGHTS ___-BREAK WALL DOCK 'R[VIS£0' 10/27/2020-SURV[Y UPDATED ALL COR NERS FOUND SURVEY MAP TAUGHANNOCK BOULEVARD ENGINEERS AND SURVEYORS 605 WEST STATE STREET. sum: A TOWN OF ITHACA, TOMPKINS COU NTY , NEW YOR K rTHACA, NEW YORK 14850 rO_A_T_E_: -----, ffi.(60J)m-sm *10/26/2016 SC ALE : l "=30 , S20869 I T-100TITLE SHEET"UNAUTHORIZED ALTERATION OR ADDITION TO PLANS BEARINGA LICENSED ENGINEER'S OR ARCHITECTS SEAL, IS A VIOLATIONOF SECTION 7209 OF THE NEW YORK STATE EDUCATION LAW"PROJECT NO:DATE:SCALE: AS SHOWN2021011405/28/2021REVISIONSMARKDATE DESCRIPTIONSADRI LAKEHOUSE RENOVATIONS & SITEIMPROVEMENTSZHILA SADRI831 TAUGHANNOCK BLVDITHACA, NY 14850LAKESIDE ENGINEERINGRobert G. Harner, PE, PLLC83 Fall StreetSeneca Falls, NY 13148Info@LakesideEng.comwww.LakesideEng.com607-725-58241 6/14/22 WORK PREVIOUSLY COMPLETED2 6/14/22 REVISED SCOPE FOR STAIR REWORKDRAWINGS INDEXSHEET NUMBERSHEET NAMET-100TITLE SHEETG-100 GENERAL INFORMATIONC-001 EXISTING SITE AERIAL MAPC-100EXISTING SITE & REMOVAL PLANC-101 PROPOSED SITE PLANC-200 EXISTING GRADING PLANC-300 STAIR DETAILSC-301 SITE DETAILSAERIAL VIEWPROJECT LOCATIONNONEVICINITY MAP G-100GENERALINFORMATION"UNAUTHORIZED ALTERATION OR ADDITION TO PLANS BEARINGA LICENSED ENGINEER'S OR ARCHITECTS SEAL, IS A VIOLATIONOF SECTION 7209 OF THE NEW YORK STATE EDUCATION LAW"PROJECT NO:DATE:SCALE: AS SHOWN2021011405/28/2021REVISIONSMARKDATE DESCRIPTIONSADRI LAKEHOUSE RENOVATIONS & SITEIMPROVEMENTSZHILA SADRI831 TAUGHANNOCK BLVDITHACA, NY 14850LAKESIDE ENGINEERINGRobert G. Harner, PE, PLLC83 Fall StreetSeneca Falls, NY 13148Info@LakesideEng.comwww.LakesideEng.com607-725-58241 6/14/22 WORK PREVIOUSLY COMPLETED2 6/14/22 REVISED SCOPE FOR STAIR REWORKEROSION AND SEDIMENT CONTROL NOTES:1. THE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS/MEASURES TOPREVENT THE DEGRADATION OF THE WATERS OF NEW YORK STATE BYMITIGATING/CONTROLING THE MIGRATION OF SILTS, SEDIMENTS, FERTILIZERS,PETROLEUM PRODUCTS, LUBRICANTS, PAINTS, SOLVENTS, EPOXY COATINGS,CONCRETE LEACHATE, AND ANY OTHER POLLUTANT ASSOCIATED WITH THECONSTRUCTION AND ASSOCIATED ACTIVITIES.2. DURING CONSTRUCTION, NO WET OR FRESH CONCRETE OR LEACHATE SHALL BEALLOWED TO ESCAPE INTO THE WATERS OF NEW YORK STATE, NOR SHALLWASHINGS FROM CONCRETE TRUCKS, MIXERS, OR OTHER DEVICES BE ALLOWEDTO ENTER ANY WATERS. CONCRETE TRUCKS WILL NOT BE ALLOWED TO WASHOUT OR DISCHARGE SURPLUS CONCRETE OR DRUM WASH ON THE PROJECTSITE.3. SILT FENCE SHALL BE PLACED AS REQUIRED ON THE DRAWINGS PRIOR TOSTARTING EARTHWORK OPERATIONS AND SHALL REMAIN IN PLACE UNTILPERMANENT STABILIZATION IS ACHIEVED.4. COMPOST SOCK AND/OR SILT FENCE SHALL BE INSTALLED IN ACCORDANCE WITHNYSDEC REGULATIONS ALONG THE SAME CONTOUR LINE, WITH THE SUPPORTSTAKES LOCATED TO THE LOW SIDE OF THE SILT FENCE. THE TOTAL LENGTH OFONE CONTINUOUS RUN SHALL NOT EXCEED 100 FEET.5. ALL EXCESS CUT/DREDGED/EXCAVATED MATERIALS SHALL BE DISPOSED OF ONAN UPLAND SITE AND BE SUITABLY STABILIZED SO THAT IT CANNOT REASONABLYRE-ENTER ANY WATER BODY OR WETLAND AREA.6. THE CONTRACTOR SHALL USE THE ESTABLISHED STAGING AREA FORCONSTRUCTION. A STABILIZED CONSTRUCTION ENTRANCE ALONG WITHADDITIONAL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE INSTALLEDTO LIMIT EXPOSED AREAS AND CONTROL SOIL EROSION.7. STABILIZED CONSTRUCTION ENTRANCES SHALL BE CONSTRUCTED TO PREVENTTRACKING OF SEDIMENT ONTO PAVEMENT AREAS AT ALL LOCATIONS WHERECONSTRUCTION VEHICLES ENTER THE PAVEMENT AREA. THE ENTRANCES SHALLBE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOWINGOF SEDIMENT ONTO PAVEMENT. THIS WILL REQUIRE A PERIODIC TOP DRESSINGWITH ADDITIONAL STONE FROM AN ON-SITE TEMPORARY STOCKPILE THAT ISKEPT SOLELY FOR THIS PURPOSE. ANY/ALL SEDIMENTSPILLED/DROPPED/TRACKED ON TO A PAVEMENT SURFACE MUST BEREMOVED/CLEANED IMMEDIATELY.8. THE LOCATION OF EROSION AND SEDIMENT CONTROL MEASURES AS SPECIFIEDIN THE CONTRACT DOCUMENTS MAY REQUIRE FIELD ADJUSTMENT DEPENDINGON THE SEQUENCE OF CONSTRUCTION ACTIVITIES, CONSTRUCTION METHODS,AND/OR ACTUAL FIELD CONDITIONS. THE ENGINEER SHALL BE NOTIFIEDIMMEDIATELY OF ANY/ALL SIGNIFICANT FIELD CHANGES.9. ALL DISTURBED AREAS SHALL BE GRADED IN A MANNER THAT DIRECTS RUNOFFTO AN EROSION AND SEDIMENT CONTROL PRACTICE AT THE END OF EACH DAY.10. THE CONTRACTOR SHALL INITIATE STABILIZATION MEASURES AS SOON ASPRACTICABLE IN PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITIESHAVE TEMPORARILY OR PERMANENTLY CEASED, BUT IN NO CASE MORE THAN 14DAYS AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE HASTEMPORARILY OR PERMANENTLY CEASED. STABILIZATION MEANS COVERING ORMAINTAINING AN EXISTING COVER OVER SOIL. COVER CAN BE VEGETATIVE(GRASS- SEED/MULCH, TURF), OR NON-VEGETATIVE (GEOTEXTILES, RIP-RAP,HARD WEARING SURFACES).11. WHERE CONSTRUCTION ACTIVITY ON A PORTION OF THE SITE TEMPORARILYCEASES AND EARTH DISTURBING ACTIVITIES WILL BE RESUMED WITHIN 7 DAYS,TEMPORARY STABILIZATION MEASURES NEED NOT BE INITIATED ON THATPORTION OF THE SITE.12. FINAL STABILIZATION MEANS THAT ALL SOIL DISTURBING ACTIVITIES AT THE SITEHAVE BEEN COMPLETED AND A UNIFORM, PERENNIAL VEGETATIVE COVER WITHA DENSITY OF 80% HAS BEEN ESTABLISHED OR THAT EQUIVALENT STABILIZATIONMEASURES (GEOTEXTILES, MULCH, RIP-RAP) HAVE BEEN EMPLOYED ON ALLUNPAVED AREAS AND AREAS NOT COVERED BY PERMANENT STRUCTURES.13. THE CONTRACTOR SHALL PROVIDE COVERED DUMPSTERS ON-SITE TOCOLLECT/CONTAIN AND DISPOSE/RECYCLE ANY/ALL WASTE MATERIALS/DEBRISASSOCIATED WITH THE CONSTRUCTION ACTIVITIES.INSTALLATION AND MATERIAL SPECIFICATIONS FOR STORM SEWERCONNECTIONS SHALL CONFORM TO THE TOWN STANDARD DETAILS ANDREQUIREMENTS.14.13.ALL SITE WORK SHALL BE SMOOTHLY AND EVENLY BLENDED INTOEXISTING CONDITIONS.12.UNDERGROUND UTILITY LOCATIONS ARE NOT GUARANTEED, NOR ISTHERE ANY GUARANTEE THAT ALL EXISTING UTILITIES WHETHERFUNCTIONAL OR ABANDONED WITHIN THE PROJECT AREA ARE SHOWNON THIS DRAWING. THE CONTRACTOR SHALL DETERMINE THE EXACTLOCATION OF ALL UNDERGROUND UTILITIES BEFORE STARTING WORK& SHALL BE RESPONSIBLE FOR ALL DAMAGE RESULTING FROM HISWORK. CONTRACTORS SHALL NOTIFY DIG SAFELY NY.10.CONTRACTOR SHALL RESTORE ALL LAWNS, DRIVEWAYS, WALKS,WALL, CURBS, FENCES, ETC. DISTURBED BY CONSTRUCTION. LAWNSHALL BE FINE GRADED, SEEDED, FERTILIZED AND MULCHED PERACCEPTABLE LANDSCAPE PRACTICES.8.CONTRACTOR TO PROVIDE CLEARING AND GRUBBING NECESSARYTO COMPLETE THE PROJECT.7.THE CONTRACTOR SHALL CLEAN UP THE JOB SITE ON A DAILYBASIS BEFORE LEAVING THE JOB. ALL RUBBISH MUST BECLEANED UP AND CONSTRUCTION EQUIPMENT MUST BEPROPERLY TAKEN CARE OF AND STORED AT THE END OF THEDAY.5.THE CONTRACTOR SHALL PROTECT AND SUSTAIN IN NORMALSERVICE ALL EXISTING UTILITIES, STRUCTURES, EQUIPMENT,ROADWAYS AND DRIVEWAYS.4.CONTRACTOR TO COMPLY WITH ALL O.S.H.A. AND OTHER STATEAND LOCAL SAFETY REQUIREMENTS DURING CONSTRUCTION.(PROPER SHORING, HIGHWAY WORK PERMITS, ETC.)6.THE CONTRACTOR SHALL FILL IN, AND THEN RE-EXCAVATE ASNECESSARY TO RESUME WORK, ANY EXCAVATIONS OR TRENCHESAT LOCATIONS AND AS OFTEN AS MAY BE REQUIRED TO ENSUREPROTECTION OF THE WORK, ANY ADJACENT EXISTING FACILITIES,OR THE PUBLIC.3.CONTRACTOR SHALL PROVIDE CONSTRUCTION/PROTECTIVEFENCING OR OTHER MEANS NECESSARY TO PROTECT WORK ANDTO ENSURE THE SAFETY OF PEDESTRIAN AND VEHICULARTRAFFIC DURING CONSTRUCTION.2.CONTRACT LIMIT LINE COINCIDES WITH PROPERTY LINE IN ALLLOCATIONS EXCEPT WHERE SPECIFICALLY NOTED OTHERWISE.1.CONTRACTOR SHALL NOT PROCEED WITH ANY CONSTRUCTIONWORK PRIOR TO FINAL APPROVAL OF ALL PLANS AND SECURINGOF ALL PERMITS.11.15.ALL BOUNDARY INFORMATION OBTAINED FROM COUNTY GIS PORTAL. THEBOUNDARY LINES ARE APPROXIMATE AND SHOWN FOR INFORMATIONALPURPOSES. LAKESIDE ENGINEERING DOES NOT ASSUME RESPONSIBILITYFOR THE ACCURACY OF THESE BOUNDARY LINES.9.ALL EXISTING TOPOGRAPHIC FEATURES WHICH INCLUDE BUT ARENOT LIMITED TO; WALKS, WALLS, CURBS, STEPS, TREES, SHRUBS ANDUTILITIES ADJACENT TO WORK ARE TO BE MAINTAINED IN THEIRCURRENT CONDITION UNLESS OTHERWISE NOTED ON THEDRAWINGS. THE CONTRACTOR SHALL VERIFY THE CONDITION ANDLOCATION OF THESE ITEMS IN THE FIELD PRIOR TO STARTING WORK.ANY ITEMS FOUND TO CONFLICT WITH THE WORK REQUIRED AS PARTOF THIS CONTRACT SHALL BE IMMEDIATELY REPORTED TO THEENGINEER. THE CONTRACTOR SHALL FIELD VERIFY EXISTINGTOPOGRAPHY PRIOR TO COMMENCEMENT OF EARTHWORKOPERATIONS. ANY ELEVATION DISCREPANCIES WHICH WILL AFFECTTHE WORK REQUIRED AS PART OF THE CONTRACT DOCUMENTSSHALL BE IMMEDIATELY REPORTED TO THE ENGINEER.COMMENCEMENT OF WORK WITHOUT THIS WRITTEN NOTIFICATIONSHALL CONSTITUTE CONTRACTOR ACCEPTANCE OF THE EXISTINGTOPOGRAPHY INDICATED ON THE DRAWINGS AS ACCURATE. NOADJUSTMENT TO THE CONTRACT WILL BE MADE FOR DISCREPANCIESBROUGHT TO THE ENGINEER'S ATTENTION AFTER WORK HAS BEGUN.INSTALL SOIL EROSION AND SEDIMENT CONTROL FACILITIES PRIORTO START OF EARTHWORK OPERATIONS PER LOCAL GOVERNING SOILAND WATER CONSERVATION AGENCY RECOMMENDATIONS ANDSTANDARDS.GENERAL NOTES TOPSOIL AND SEEDING NOTES:1. ALL STORMWATER CONTROL MEASURES SHALL BE INSTALLED AS NEEDED PRIOR TO FINAL GRADING AND SEEDBEDPREPARATION. ANY SEVERELY COMPACTED SECTIONS WILL REQUIRE CHISELING OR DISKING TO PROVIDE AN ADEQUATEROOTING ZONE, TO A MINIMUM DEPTH OF 12”. THE SEEDBED MUST BE PREPARED TO ALLOW GOOD SOIL TO SEEDCONTACT, WITH THE SOIL NOT TOO SOFT AND NOT TOO COMPACT. ADEQUATE SOIL MOISTURE MUST BE PRESENT TOACCOMPLISH THIS. IF SURFACE IS POWDER DRY OR STICKY WET, POSTPONE OPERATIONS UNTIL MOISTURE CHANGES TOA FAVORABLE CONDITION. IF SEEDING IS ACCOMPLISHED WITHIN 24 HOURS OF FINAL GRADING, ADDITIONALSCARIFICATION IS GENERALLY NOT NEEDED, ESPECIALLY ON DITCH OR STREAM BANKS. REMOVE ALL STONES ANDOTHER DEBRIS FROM THE SURFACE THAT ARE GREATER THAN 4 INCHES, OR THAT WILL INTERFERE WITH FUTUREMOWING OR MAINTENANCE.2. SOIL AMENDMENTS SHOULD BE INCORPORATED INTO THE UPPER 2 INCHES OF SOIL WHEN FEASIBLE. THE SOIL SHOULDBE TESTED TO DETERMINE THE AMOUNTS OF AMENDMENTS NEEDED. APPLY GROUND AGRICULTURAL LIMESTONE TOATTAIN A PH OF 6.0 IN THE UPPER 2 INCHES OF SOIL. IF SOIL MUST BE FERTILIZED BEFORE RESULTS OF A SOIL TEST CANBE OBTAINED TO DETERMINE FERTILIZER NEEDS, APPLY COMMERCIAL FERTILIZER IN ACCORDANCE WITHSPECIFICATIONS. IF MANURE IS USED, APPLY A QUANTITY TO MEET THE NUTRIENTS OF THE ABOVE FERTILIZER. THISREQUIRES AN APPROPRIATE MANURE ANALYSIS PRIOR TO APPLYING TO THE SITE. DO NOT USE MANURE ON SITES TO BEPLANTED WITH BIRDSFOOT TREFOIL OR IN THE PATH OF CONCENTRATED WATER FLOW.3. SEED MIXTURES MAY VARY DEPENDING ON LOCATION WITHIN THE STATE AND TIME OF SEEDING. GENERALLY, SPRINGSEEDING IS ALWAYS PREFERRED AND WARM SEASON GRASSES SHOULD ONLY BE SEEDED DURING EARLY SPRING,(APRIL/MAY). GRASSES MAY BE SEEDED AT ANY TIME OF THE YEAR WHEN THE SOIL IS NOT FROZEN AND IS WORKABLE,AND WHEN ADEQUATE WATER MANAGEMENT PRACTICES ARE IN PLACE. THE GENERAL SEED MIXES ARE AS NOTED IN THEFOLLOWING:a. TEMPORARY SEEDING:PLANTING CONDITIONSVARIETYRATE (LBS/ACRE)RATE (LBS/1000 SQ FT)SPRING/SUMMER/EARLY FALL ANNUAL/PERENNIAL RYEGRASS 30 0.70LATE FALL/EARLY WINTER AROOSTOCK/WINTER RYE 100 2.50b. PERMANENT SEEDING- SEE SITE REHABILITATION SPECIFICATION FOR SEED MIXTURE:SEED MIXTURERATE (LBS/ACRE)RATE (LBS/1000 SQ FT)SEEDING MIX TYPE 1 225 5SEEDING MIX TYPE 2 45 1c. SLOPE STABILIZATION/RE-VEGETATION FOR STEEP SLOPESTYPE 2: LOW-GROW MIX50% FIREFLY HARD FESCUE30% MINOTAUR BLUE HARD FESCUE20% INTRIGUE CHEWINGS FESCUE4. THE OPTIMUM TIME FOR SEEDING IS SPRING. PERMANENT SEEDING MAY BE MADE ANY TIME OF YEAR IF PROPERLYMULCHED (2-TONS PER ACRE), AND PROVIDING THAT ADEQUATE WATER MANAGEMENT PRACTICES ARE IN PLACE. JUNETHROUGH EARLY AUGUST IS NOT A GOOD TIME TO SEED, BUT MAY FACILITATE COVERING THE LAND WITHOUT ADDITIONALDISTURBANCE IF CONSTRUCTION IS COMPLETED. PORTIONS OF THE SEEDING MAY FAIL DUE TO DROUGHT AND HEAT, ANDTHESE AREAS MUST BE RESEEDED IN LATE SUMMER/ EARLY FALL OR THE FOLLOWING SPRING.5. ACCEPTABLE METHODS OF SEEDING INCLUDE BROADCASTING, DRILLING, CULTIPACK TYPE SEEDING, OR HYDROSEEDING.PROPER SOIL TO SEED CONTACT IS KEY TO SUCCESSFUL SEEDING.6. MULCHING IS ESSENTIAL TO OBTAIN A UNIFORM STAND OF SEEDED PLANTS. OPTIMUM BENEFITS OF MULCHING AREOBTAINED WITH THE USE OF SMALL GRAIN STRAW APPLIED AT A RATE OF 2 TONS PER ACRE, AND ANCHORED WITH ANETTING OR TACKIFIER.7. ADEQUATE WATER MANAGEMENT PRACTICES ARE ESSENTIAL TO ESTABLISHING A NEW SEEDING WHEN DROUGHTCONDITIONS OCCUR SHORTLY AFTER A NEW SEEDING EMERGES. IRRIGATION IS A SPECIALIZED PRACTICE AND CAREMUST BE TAKEN NOT TO EXCEED THE APPLICATION RATE FOR THE SOIL OR SUBSOIL. WHEN DISCONNECTING IRRIGATIONPIPE, BE SURE PIPES ARE DRAINED IN A SAFE MANOR, NOT CREATING AN EROSION CONCERN. 16. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND EXISTING CONDITIONSPRIOR TO THE START OF WORK. THE ENGINEER SHALL BE NOTIFIED OFANY SIGNIFICANT CHANGES TO DIMENSIONS OR CONDITIONS.17. ALL MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITHMANUFACTURER'S INSTRUCTIONS.18. ALL NON-SPECIFIED MATERIAL SHALL BE COORDINATED AND APPROVEDBY OWNER PRIOR TO INSTALLATION.19. ALL CONTRACTORS AND SUBCONTRACTORS SHALL BE RESPONSIBLE FORPROVIDING PROPER WORKMANSHIP AND PERFORMANCE IN ACCORDANCEWITH INDUSTRY STANDARDS.20. STAMPED DRAWINGS ARE INTENDED FOR THE ABILITY TO OBTAIN ABUILDING PERMIT. NOT EVERY DETAIL WILL BE SHOWN, AS IT IS ASSUMEDTHE CLIENT AND CONTRACTOR WILL TAKE RESPONSIBILITY TO VERIFY ALLEXISTING CONDITIONS, DIMENSIONS, CONSTRUCTABILITY COORDINATION,INCLUDING MEANS AND METHODS PRIOR TO THE COMMENCEMENT OFWORK. LAKESIDE ENGINEERING IS NOT RESPONSIBLE FOR ANYDISCREPANCIES, CONSTRUCTABILITY ISSUES, OR CHANGES THAT TAKEPLACE DURING CONSTRUCTION. ALL WORK WILL NEED TO BE INSPECTEDBY THE LOCAL CODE ENFORCEMENT OFFICE TO ENSURE THE PROJECTMEETS THE LATEST CODE STANDARDS.1. ALL EXCAVATION SHALL BE PERFORMED TO INDUSTRY STANDARDS AND PROPER CAUTION FOR PERSONAL SAFETY.2. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING SITE UTILITIES AND WORKMANSHIP TO AVOID DAMAGE TO SUCHUTILITIES.3. OPEN EXCAVATIONS SHALL BE CLEARLY MARKED AND CAUTIONED OFF WITH ADEQUATE TRENCH STABILIZATIONMEASURES MADE.4. ALL BACKFILL OR IMPORTED MATERIAL SHALL BE FREE DRAINING CRUSHED STONE OR GRAVEL OR APPROVED EQUAL.5. CONCRETE SHALL BE 3,000 PSI COMPRESSIVE STRENGTH AT 28 DAYS.6. CONCRETE SHALL BE AIR ENTRAINED. TOTAL AIR CONTENT SHALL BE BETWEEN 5-7%.7. SUBBASE SHALL BE TYPE 2 CRUSHED LEDGEROCK OR APPROVED EQUAL AND COMPACTED.8. ALL COLUMNS SHALL BE ANCHORED TO CONCRETE USING SIMPSON STRONG TIE COLUMN BASE CONNECTOR ORAPPROVED EQUAL.EXCAVATIONS & CONCRETE NOTES: XXXXXXXXXXXXXX X XXXXXXXXXXXXSCALE: 1"=5'-0"SITE PLANC10GRAPHIC SCALE (HORIZONTAL)C-100EXISTING SITEAND REMOVALPLAN155SCALE:1"=5'-0""UNAUTHORIZED ALTERATION OR ADDITION TO PLANS BEARINGA LICENSED ENGINEER'S OR ARCHITECTS SEAL, IS A VIOLATIONOF SECTION 7209 OF THE NEW YORK STATE EDUCATION LAW"PROJECT NO:DATE:SCALE: AS SHOWN2021011405/28/2021REVISIONSMARKDATE DESCRIPTIONSADRI LAKEHOUSE RENOVATIONS & SITEIMPROVEMENTSZHILA SADRI831 TAUGHANNOCK BLVDITHACA, NY 14850LAKESIDE ENGINEERINGRobert G. Harner, PE, PLLC83 Fall StreetSeneca Falls, NY 13148Info@LakesideEng.comwww.LakesideEng.com607-725-58241 6/14/22 WORK PREVIOUSLY COMPLETED2 6/14/22 REVISED SCOPE FOR STAIR REWORK15.0911.82XXXX2 SCALE: 1"=5'-0"SITE PLANC10GRAPHIC SCALE (HORIZONTAL)C-101PROPOSEDSITE PLAN155SCALE:1"=5'-0""UNAUTHORIZED ALTERATION OR ADDITION TO PLANS BEARINGA LICENSED ENGINEER'S OR ARCHITECTS SEAL, IS A VIOLATIONOF SECTION 7209 OF THE NEW YORK STATE EDUCATION LAW"PROJECT NO:DATE:SCALE: AS SHOWN2021011405/28/2021REVISIONSMARKDATE DESCRIPTIONSADRI LAKEHOUSE RENOVATIONS & SITEIMPROVEMENTSZHILA SADRI831 TAUGHANNOCK BLVDITHACA, NY 14850LAKESIDE ENGINEERINGRobert G. Harner, PE, PLLC83 Fall StreetSeneca Falls, NY 13148Info@LakesideEng.comwww.LakesideEng.com607-725-58241 6/14/22 WORK PREVIOUSLY COMPLETED2 6/14/22 REVISED SCOPE FOR STAIR REWORKXXXX15.00 ±11.82CONCRETE WALLGRAVELPARKINGNEW STAIR WORK PREVIOUSLYPERFORMED14.60SCALE: NTSRETAINIING WALL DETAILC2LANDING AT FFE TOMATCH NEW LOWERDECK4.00PROTECT UTILITY LINES DURINGCONSTRUCTION. HAND DIG IFNECESSARYNEW STAIR WORK PREVIOUSLYPERFORMEDV.I.F.42" MIN.14'-6" ±4X6 LATERALMEMBERS18" Ø SONOTUBEFOOTING WITH POLYWRAPPED COLUMNSAND UPLIFT ANCHORPT 6X6 POST(TYP)PT 4X6 DEADMAN (TYP)4X6 LATERALMEMBERS4' MIN.#2 WASHEDSTONE4" PERFORATEDPIPE WRAPPED INFILTER FABRIC4X6X2 DEADMANANCHORGEOTEXTILEFABRIC3'-10 1/2"3'-10 1/2"3'-10 1/2"1122136-38"36-38"RAILING SYSTEM ANCHORED TORETAINING WALL WITH SIMPSONSTRONG TIE CONNECTOR ORAPPROVED EQUALRAILING SYSTEM ANCHORED TORETAINING WALL WITH SIMPSONSTRONG TIE CONNECTOR ORAPPROVED EQUAL SCALE: 1"=5'-0"EXISTING GRADING PLANC10GRAPHIC SCALE (HORIZONTAL)C-200EXISTINGGRADING PLAN155SCALE:1"=5'-0""UNAUTHORIZED ALTERATION OR ADDITION TO PLANS BEARINGA LICENSED ENGINEER'S OR ARCHITECTS SEAL, IS A VIOLATIONOF SECTION 7209 OF THE NEW YORK STATE EDUCATION LAW"PROJECT NO:DATE:SCALE: AS SHOWN2021011405/28/2021REVISIONSMARKDATE DESCRIPTIONSADRI LAKEHOUSE RENOVATIONS & SITEIMPROVEMENTSZHILA SADRI831 TAUGHANNOCK BLVDITHACA, NY 14850LAKESIDE ENGINEERINGRobert G. Harner, PE, PLLC83 Fall StreetSeneca Falls, NY 13148Info@LakesideEng.comwww.LakesideEng.com607-725-58241 6/14/22 WORK PREVIOUSLY COMPLETED2 6/14/22 REVISED SCOPE FOR STAIR REWORKXXXX2 "UNAUTHORIZED ALTERATION OR ADDITION TO PLANS BEARINGA LICENSED ENGINEER'S OR ARCHITECTS SEAL, IS A VIOLATIONOF SECTION 7209 OF THE NEW YORK STATE EDUCATION LAW"PROJECT NO:DATE:SCALE: AS SHOWN2021011405/28/2021REVISIONSMARKDATE DESCRIPTIONSADRI LAKEHOUSE RENOVATIONS & SITEIMPROVEMENTSZHILA SADRI831 TAUGHANNOCK BLVDITHACA, NY 14850LAKESIDE ENGINEERINGRobert G. Harner, PE, PLLC83 Fall StreetSeneca Falls, NY 13148Info@LakesideEng.comwww.LakesideEng.com607-725-58241 6/14/22 WORK PREVIOUSLY COMPLETED2 6/14/22 REVISED SCOPE FOR STAIR REWORKC-300STAIR DETAILSSCALE: 3/16"=1'-0"EXISTING STAIR PROFILE (LAKEFRONT TO HOUSE)C1GRADE17'-8" ±23'-6" ±26'-5" ±27'-4" ±35'-1" ±36'-7" ±HOUSE FFE37'-7" ±STAIR 127 STEPS AT 7-7/8"RISESTAIR 210 STEPS AT 7"RISESTAIR 35 STEPS AT 7"RISESTAIR 42 STEPS AT 5-1/2"RISESTAIR 512 STEPS AT 7-3/4"RISESTAIR 63 STEPS AT 6"RISESCALE: 3/16"=1'-0"EXISTING STAIR PROFILE (HOUSE TO ROAD)C2GRADESTAIR 73 STEPS AT 7" RISESTAIR 83 STEPS AT 6-1/2"RISESTAIR 912 STEPS AT 6"RISESTAIR 1014 STEPS AT 6-1/2"RISESTAIR 114 STEPS AT 6-1/2"RISESTAIR 123 STEPS AT 6-1/2"RISESTAIR 1317 STEPS AT 6-1/2"RISEROAD36"X39-1/2" LANDING36"X42" LANDINGTRIANGULAR RAILROAD TIE LANDINGAPPROX. BASEMENT(V.I.F.APPROX. SUNROOMFFE (V.I.F.)36"X72" LANDINGLEVELPLATFORMPLATFORMSWITCHBACK STAIRPLATFORMSWITCHBACK STAIRPLATFORM PLATFORM1'-9" ±3'-4" ±9'-4" ±16'-11" ±18'-10" ±21'-3" ±30'-5" ±NOTE: TOTAL RISE FROM LAKEFRONT GRADE TO TAUGHANNOCKBLVD IS 68'-2" ±. CONTRACTOR TO VERIFY IN FIELD.SCALE: 3/16"=1'-0"STAIR DETAIL-DOUBLE SIDED RAILINGC32X12 STRINGER (TYP)6X6 PT COLUMN12" MIN. DIAMETERCONCRETE FOOTING3'-0" MIN. LANDINGAS PER STAIR SECTIONSEE PLAN3'-0" MIN. LANDINGSIMPSON STRONG TIEPOST TO CONCRETECONNECTOR ORAPPROVED EQUAL11" TREADWIDTH7-3/4" MAXRISERSTAIR RISE GREATER THAN12'-0" SHALL BE SUPPLEMENTWITH MIN 36"X36" LANDING ORPLATFORM12" Ø THROUGH-BOLTSAND WASHERS (TYP)2X BLOCKING BETWEENSTRINGERS WITH DECKPOST CONNECTORSCALE: 3/16"=1'-0"STAIR DETAIL-SINGLE SIDED RAILINGC42X12STRINGER(TYP)4X4 PT COLUMNEXTENDED FORRAILING12" MIN. DIAMETERCONCRETE FOOTING3'-0" MIN. LANDINGAS PER STAIR SECTIONSEE PLAN3'-0" MIN. LANDING34"-38" GRASPABLEHANDRAILSIMPSON STRONG TIEPOST TO CONCRETECONNECTOR ORAPPROVED EQUAL11" TREADWIDTH7-3/4" MAXRISERSTAIR RISE GREATER THAN12'-0" SHALL BE SUPPLEMENTWITH MIN 36"X36" LANDING ORPLATFORM12" Ø THROUGH-BOLTSAND WASHERS (TYP)34"-38" GRASPABLEHANDRAIL WITH MAX. 4" O.C.SPINDLE SPACING42" MIN.BELOWGRADE42" MIN.BELOWGRADE86GRADE (TYP)2X4 CENTER RAIL2X BLOCKING BETWEENSTRINGERS WITH DECKPOST CONNECTOR "UNAUTHORIZED ALTERATION OR ADDITION TO PLANS BEARINGA LICENSED ENGINEER'S OR ARCHITECTS SEAL, IS A VIOLATIONOF SECTION 7209 OF THE NEW YORK STATE EDUCATION LAW"PROJECT NO:DATE:SCALE: AS SHOWN2021011405/28/2021REVISIONSMARKDATE DESCRIPTIONSADRI LAKEHOUSE RENOVATIONS & SITEIMPROVEMENTSZHILA SADRI831 TAUGHANNOCK BLVDITHACA, NY 14850LAKESIDE ENGINEERINGRobert G. Harner, PE, PLLC83 Fall StreetSeneca Falls, NY 13148Info@LakesideEng.comwww.LakesideEng.com607-725-58241 6/14/22 WORK PREVIOUSLY COMPLETED2 6/14/22 REVISED SCOPE FOR STAIR REWORKSCALE: NTSSLOPE DETAILC1C-301SITE DETAILSSCALE: NTSSTAPLE PATTERN GUIDEC4SCALE: NTSKEY DETAILC53'-0"CURLEX SLOPESTABILIZATIONKEY IN TRENCH SEEDETAIL C5VERTICAL SEAM OVERLAPSEE DETAIL C43'-0"SCALE: NTSBOTTOM SLOPE TERMINATIONC2SCALE: NTSSIDE ABUTMENT STAPLE DETAILC33'-0" MIN.STAPLE 12" O.C. ALONGBOTTOM OF BLANKETSTAPLE 12" O.C. ALONGBLANKET AT SLOPE CHANGECURLEX SLOPESTABILIZATIONSLOPEABC<4H:1V <3H:1V <.5H:1VAPPLICATIONSINGLE PATTERN- STAPLE PLACEMENT1'-7916"4'-0"3'-0"6'-0"3'-0"3'-0"3'-0"4'-0"1'-6"4'-0"4'-0"2'-0"3'-0"0.6 STAPLES/YD³1.1 STAPLES/YD³1.9 STAPLES/YD³CURLEX SLOPESTABILIZATIONREFILL TRENCH WITHEXCAVATED MATERIALTRENCH 10" WIDE x8" DEEP(2) ROWS OF STAPLES,4" APART STAGGERED, 6" O.C.PLACED CLOSED TO BLANKETEDGE(2) ROWS OF STAPLESSTAGGERED AT 6" O.C.(1) ROW OF STAPLESSPACED AT 12" O.C.STAPLE PATTER PER DETAIL C2.STAPLES SHALL LAND BETWEENBLANKETS AND ANCHOR BOTH INTOSOILCURLEX SLOPESTABILIZATIONCONSTRUCTION SPECIFICATIONSWOVEN WIRE FENCE(MIN. 14 GAUGEW/ MAX. 6" MESHSPACING)36" MIN. LENGTH FENCEPOSTS DRIVEN MIN. 16"INTO GROUND.HEIGHT OF FILTER= 16" MIN.6" MIN.FLOWFLOW10' MAX. C. TO C.5. MAINTENANCE SHALL BE PERFORMED AS NEEDED AND MATERIAL REMOVED WHEN4. PREFABRICATED UNITS SHALL BE GEOFAB, ENVIROFENCE, OR APPROVED EQUIVALENT. SPACED EVERY 24" AT TOP AND MID SECTION. FENCE SHALL BE WOVEN WIRE, 6" MAXIMUM MESH OPENING.2. FILTER CLOTH TO BE TO BE FASTENED SECURELY TO WOVEN WIRE FENCE WITH TIES3. WHEN TWO SECTIONS OF FILTER CLOTH ADJOIN EACH OTHER THEY SHALL BE OVER- LAPPED BY SIX INCHES AND FOLDED. FILTER CLOTH SHALL BE EITHER FILTER X, OR STAPLES. POSTS SHALL BE STEEL EITHER "T" OR "U" TYPE OR HARDWOOD.1. WOVEN WIRE FENCE TO BE FASTENED SECURELY TO FENCE POSTS WITH WIRE TIES "BULGES" DEVELOP IN THE SILT FENCE. MIRAFI 100X, STABILINKA T140N, OR APPROVED EQUIVALENT.UNDISTURBED GROUNDEMBED FILTER CLOTHA MIN. OF 6" IN GROUND.4"16"MIN.WOVEN WIRE FENCE (MIN. 14 1/2GAUGE W/ MAX. 6" MESH SPACING)WITH FILTER CLOTH36" MIN. FENCE POSTFLOWCOMPACTED SOIL20"MIN.PERSPECTIVE VIEWSECTION VIEWSCALE: N.T.S.SILT FENCE DETAILC6 Page 1 of 3 Short Environmental Assessment Form Part 1 - Project Information Instructions for Completing Part 1 – Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information. Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the lead agency; attach additional pages as necessary to supplement any item. Part 1 – Project and Sponsor Information Name of Action or Project: Project Location (describe, and attach a location map): Brief Description of Proposed Action: Name of Applicant or Sponsor: Telephone: E-Mail: Address: City/PO: State: Zip Code: 1.Does the proposed action only involve the legislative adoption of a plan, local law, ordinance, administrative rule, or regulation? If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that may be affected in the municipality and proceed to Part 2. If no, continue to question 2. NO YES 2.Does the proposed action require a permit, approval or funding from any other government Agency? If Yes, list agency(s) name and permit or approval:NO YES 3.a. Total acreage of the site of the proposed action? __________ acres b. Total acreage to be physically disturbed? __________ acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? __________ acres 4.Check all land uses that occur on, are adjoining or near the proposed action: Rural (non-agriculture) Industrial Commercial Residential (suburban) Aquatic Other(Specify):Agriculture □ Urban □ Forest SEAF 2019 Parkland Page 2 of 3 5.Is the proposed action, a.A permitted use under the zoning regulations? b.Consistent with the adopted comprehensive plan? NO YES N/A 6.Is the proposed action consistent with the predominant character of the existing built or natural landscape?NO YES 7.Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area? If Yes, identify: ________________________________________________________________________________ NO YES 8.a. Will the proposed action result in a substantial increase in traffic above present levels? b.Are public transportation services available at or near the site of the proposed action? c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed action? NO YES 9.Does the proposed action meet or exceed the state energy code requirements? If the proposed action will exceed requirements, describe design features and technologies: _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES 10.Will the proposed action connect to an existing public/private water supply? If No, describe method for providing potable water: _________________________________________ _____________________________________________________________________________________________ NO YES 11.Will the proposed action connect to existing wastewater utilities? If No, describe method for providing wastewater treatment: ______________________________________ _____________________________________________________________________________________________ NO YES archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory? NO YES 13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain wetlands or other waterbodies regulated by a federal, state or local agency? b.Would the proposed action physically alter, or encroach into, any existing wetland or waterbody? If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _____________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES 12.a. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district which is listed on the National or State Register of Historic Places, or that has been determined by the Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? b.Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for Page 3 of 3 14.Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply: □Shoreline □ Forest Agricultural/grasslands Early mid-successional Wetland □ Urban Suburban 15.Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or Federal government as threatened or endangered?NO YES 16.Is the project site located in the 100-year flood plan?NO YES 17.Will the proposed action create storm water discharge, either from point or non-point sources? If Yes, a.Will storm water discharges flow to adjacent properties? b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)? If Yes, briefly describe: _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES 18.Does the proposed action include construction or other activities that would result in the impoundment of water or other liquids (e.g., retention pond, waste lagoon, dam)? If Yes, explain the purpose and size of the impoundment:______________________________________________ ____________________________________________________________________________________________ _ NO YES 19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste management facility? If Yes, describe: _______________________________________________________________________________ _____________________________________________________________________________________________ NO YES 20.Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or completed) for hazardous waste? If Yes, describe: _______________________________________________________________________________ _____________________________________________________________________________________________ NO YES I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Date: _____________________ Applicant/sponsor/name: ____________________________________________________ __________________________ Signature: _____________________________________________________Title:__________________________________ 1 Chris Torres From:Ata Movassaghi <atamovassaghi@gmail.com> Sent:Thursday, April 29, 2021 3:33 PM To:Chris Torres Cc:Zhila Sadri Subject:831 Taughannock Blvd - Permit Hi Chris, I, Ata Movassaghi, the owner of 831 Taughannock Blvd, authorize my mother Zhila Sadri as an agent to file a permit on behalf of the property for home renovations. Thank you, Ata Town of Ithaca Zoning Board of Appeals Tuesday, October 11, 2022 @ 6:00 p.m. 215 N. Tioga St. ZBAA-22-126 Appeal of Neil and Brigid Shipman, owners of 681 Five Mile Drive, Tax Parcel No. 31.-2-21.2; are seeking relief from Town of Ithaca Code section 270-59 (Height limitations) for an accessory building that is approximately 19’6” in height. Town of Ithaca Code section 270-59 allows for an accessory building to be a maximum height of 15’, where the height of the newly built accessory building would be approximately 19’6” The property is located in the Low-Density Residential Zone. BACKGROUND I began planning the barn with the contractor in December 2021. This type of structure is their specialty so developing plans and moving to construction was an easy process with them. Their structures are typically completed in one to two days. They planned on adding me to their schedule in May 2022. I began working with Dana Magnuson and Marty Moseley in the Town of Ithaca Codes department in April when I received my final plans. Dana instructed me that I could not have a third building on the property due to lacking a full 3.0 acres, see attached letter. That was the only issue noted. She instructed me of my two options, go to the Zoning Board for an appeal or increase my property to 3.0 acres. The next available meeting slot was in July. I was speaking to my neighbor about it, and he offered to sell me the needed property. I chose to proceed with appending the property and engaged a surveyor, the process added over $2,000. I finalized the process and spoke with Dana and Abbey Homer to verify I had met all the needed requirements. She said I was ready to go ahead with building. I specifically asked if I could give the builder the ok to deliver the materials, she said yes. I phoned Dana later that afternoon to confirm it was ok to begin building the next day and have the materials delivered that day, she said yes, and she also scheduled a hole inspection for 2 pm. The materials were delivered, and building began the next day. Dana phoned that morning to say she had not looked at the plans and now realized the building may be over the square foot allowance and too high and may need a variance. At this point I made the choice to continue building, a ZBA meeting was not available until July leaving me with the strong possibly of the materials either be stolen by “jungle” inhabitants or face damage by weather. Dana has previously reversed decisions (e.g., including the pool as an auxiliary building in the denial letter, additional electric service requirements for mother’s ADU) so I chose to wait for written notification while she verified these 2 new discrepancies. I stopped work immediately when I received the written stop work order, the work. The building is not completed. Had I known these factors at the time of the denial letter I certainly would have chosen to proceed with a variance request rather than spend unnecessary money and time altering the property size. This variance request does not include a square foot variance appeal. I am working with Marty Moseley so it will meet code before the scheduled date of the ZBA meeting. AREA VARIANCE CRITERIA RESPONSES 1. Whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby properties will be created by the granting of the area variance. Currently the neighborhood is zoned Low Density Residential. However, there are a number of businesses or entities that are commercial level. Please see the attached map for the location of the following: Ithaca City School Transportation bus garages and barns, Tompkins County Maintenance barns, Town of Ithaca Maintenance barns, Ithaca Beer, Mancini-Ferrara and Sons, First Assembly of God Church, Old Hundred senior living home, Amabel pocket neighborhood, Cavalry Cemetery. Other very close proximity barns over 16’ tall in the neighborhood are located at: • Calvary Cemetery • Amabel • 809 Five Mile Dr., 3,456 sq ft private residence • Bostwick and Seven Mile Dr. • 325 Bostwick Rd. • 180 Seven Mile Dr. • 603 Five Mile Dr • 492 Five Mile Dr. 2. Can the benefit sought by the applicant be achieved by a feasible alternative to the variance? The sum of the structural components increases the height from the allowable 16’ to 21’4”. Boat plus trailer height required 10’ doors, 2’ transom over doors, trusses for dry loft storage exceed 16’. Additionally: • Prior boat storage was turned into housing, no longer available, tried shrink wrap and storage outside but the new cover discolored the seats. • Protection from theft, proximity to jungle population with direct access via railroad tracks. • Brigid will be purchasing a personal touring rail motorcar with trailer which will need to be stored. • Lost storage from downsizing to a small cottage, currently in basement of main house and garage. The space is now needed for children’s activities and belongings. 3. Is the requested variance substantial? The prior board meeting mentioned that the vegetation was above the barn and the difference in the grade was appreciated, it was borderline but not outrageous. The topography allows it to drop it below grade of other structures. The height difference does not impact the community health, safety and welfare. 4. Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood? We are limited as to location, it sits in an area that is behind the current structures, past the set back of the creek and above the flood plain so as not to disturb current vegetation. Making it wider instead of taller is not possible. See the photos of location and topography. Other conditions that may be of concern: • Occupancy, not intended for residential use. • Certification from fire officials, please see included letter. • Protection against aviation accidents, not an issue as it sits below tree line vegetation. • Protection of view does not interfere with neighbors view as it sits below grade. Please see included photos. • Protection of character of neighborhood – there are other barns exceeding 16’ in height in the neighborhood and red in color. Additionally, there are other brightly colored buildings, please see included photos. • Protection of light and air – does not impede light or air movement for surrounding properties as it sits far behind and lower than nearby property structures. • Noise and glare, o A driveway is not included so there will be very limited traffic to the barn. o Power is not connected to the barn so it will not produce excessive noise. o The roof is a dark non-glare surface • Physical aspects of surrounding properties, it is not in full view from surrounding properties. We currently have trees in a nursery in the rear of the property ready to be plant ed to shield the barn from potential views. One Board member stated it was clearly visible from the road. The attached photos will show that a small portion of the barn is in view from the road. The trees will help to reduce that portion that is visible from the road. • Traffic and parking - no impact, a driveway will not be added to access the barn. Due to the limited use current access is available over lawn areas. The traffic in the neighborhood has increased dramatically over the last 2 years due to other influences. There is currently a project underway by the neighbors to address the concern of volume and safety. This barn will not add to either of those concerns. • Aesthetics – The barn is located behind the houses, below grade. The materials used in the barn will help to ensure easy maintenance for preserving a long-term life. The main house intended to update its color scheme to match the cottage and now has red shutters and red garage side door. The barn was intended to be incorporated into that color scheme. • The barn helps to maintain the aesthetic appeal of my property which impacts the community and neighborhood in a positive way. Parking the boat outside detracts from orderly storage It is important to me to keep a clean, tidy and secure property. Unfortunately, other nearby homes are not in a condition the rest of the neighborhood strives to achieve. Please see attached photos. • Parking the boat outside detracts from orderly storage and also leaves ruts which will impact the environment down the road. 5. Is the alleged difficulty self-created? • Like the substantiality factor the self-created nature of the variance must generally be considered through the lens of the impact the variance will have on the health, safety, welfare to the environment and neighborhood. I did not intend to act deceptively; I am working honestly and diligently with the code department and your board to correct this issue. • Even though I did not have the written permission, the barn does not adversely impact or burden neighboring property owners. There is no duplicity, and it is not one of the statutory factors that should be assessed. In addition, I was given verbal permission to begin work and was given verbal instructions to stop work. I awaited Dana to confirm her findings and when I was given written instructions to stop work, I complied and did not complete the project. The work is not complete. COMMISSIONER Katherine Borgella DEPUTY COMMISSIONER M. Megan McDonald 121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning Creating and implementing plans that position Tompkins County communities to thrive. September 21, 2022 Christopher Torres, Administrative Assistant Town of Ithaca 215 North Tioga St. Ithaca, NY 14850 Re: Review Pursuant to §239 -l, -m and -n of the New York State General Municipal Law Action: Area Variance for proposed project located at 681 Five Mile Drive, Town of Ithaca Tax Parcel #31.-2-21.2, Brigid and Neil Shipman, Owners; Neil Shipman, Applicant. Dear Mr. Torres, The Tompkins County Department of Planning & Sustainability has reviewed the proposal submitted by your municipality as required under the provisions of New York State General Municipal Law §239 -l, -m and -n. We have no recommendations or comments on this proposal. We look forward to receiving notification on the final action taken by your municipality within 30 days of decision, as required by State law. Should you have any questions about this review please contact us. Sincerely, M. Megan McDonald Deputy Commissioner of Planning and Sustainability SUPPORTING PHOTOS OF BARNS EXCEEDING 16’ Old Hundred senior living, bus garage barns across street Ithaca City School transportation bus garages Tompkins County Public Works barns behind school buses Tompkins County Public Works barn Town of Ithaca Public Works barns Town of Ithaca Public Works barns Town of Ithaca Public Works barns Ithaca Beer Company barn and pub Mancini-Ferrara and Sons Construction barns Amabel pocket neighborhood barn Cavalry Cemetery barn Cavalry Cemetery barn 325 Bostwick Rd. (currently under code review) 224 Bostwick Rd. 809 Five Mile Dr. 180 Seven Mile Dr. 603 Five Mile Dr, in the back of the property from Amabel Rd. 492 Five Mile Dr., 2 story barn, difficult to view from road 658 Five Mile Dr., poor aesthetics 661 Five Mile Dr., poor aesthetics BRIGHT NEIGHBORING HOUSE (Board made mention that the barn was so red…), this is across the street and pleasantly vibrant. VIEWS OF BARN FROM ROAD AND NEIGHBORS ROAD SHUTTERS, GARAGE DOORS UPGRADED TO RED TO MATCH BARN AND NEIGHBORS HOUSE WITH RED ROOF, DOOR AND SHUTTERS VRcormickngineering P.C.681 FIVE MILE DRIVEITHACA, NY 14850TOWN OF ITHACA, TOMPKINS COUNTYTAX ID # 31-2-21.2CONTRACTORS TO FIELD VERIFY ALLDIMENSIONS AND CONDITIONS PRIOR TOBEGINNING CONSTRUCTION ORPURCHASING OF MATERIALS.CALL DIG SAFELYNEW YORK 48 HOURS BEFOREDIGGING ORDRIVING POSTS@ 81132' x48' x 12' RESIDENTIALPole Barn/Accessory BuildingNon-Conditioned(Post Construction) cormickngineering P.C.CONTRACTOR TO FIELD VERIFY ALLDIMENSIONS, CONDITIONS ANDWINDOW/DOOR LOCATIONS AND SIZESPRIOR TO BEGINNING CONSTRUCTION ORPURCHASING OF MATERIALS.681 FIVE MILE DRIVEITHACA, NY 14850TOWN OF ITHACA, TOMPKINS COUNTYTAX ID # 31-2-21.2 cormickngineering P.C.CONTRACTOR TO FIELD VERIFY ALLDIMENSIONS, CONDITIONS ANDWINDOW/DOOR LOCATIONS AND SIZESPRIOR TO BEGINNING CONSTRUCTION ORPURCHASING OF MATERIALS.681 FIVE MILE DRIVEITHACA, NY 14850TOWN OF ITHACA, TOMPKINS COUNTYTAX ID # 31-2-21.2 cormickngineering P.C.CONTRACTOR TO FIELD VERIFY ALLDIMENSIONS, CONDITIONS ANDWINDOW/DOOR LOCATIONS AND SIZESPRIOR TO BEGINNING CONSTRUCTION ORPURCHASING OF MATERIALS.2X12(NOTCH INTO POST)6X6 PRESSURE TREATED2X1224"681 FIVE MILE DRIVEITHACA, NY 14850TOWN OF ITHACA, TOMPKINS COUNTYTAX ID # 31-2-21.2 RECEIVEDorT072022October4,2022TOWNOFITHACATothemembersofZoningBoardofappeals:CODEENFORCEMENTWewouldlikeyoualltoknowthatasaneighborofBrigidandNeilShipmanthatweareintotalsupportofyouapprovingtoallowNeiltocontinuewithcompletingthecoldbarnonhispropertyat681FiveMileDr.Wedonotseeanyproblemswiththecurrentsizeorinanyconstructionofthecoldbarn.ItlooksratherniceanddoesnotcauseusanyviewingproblemsoranyotherissueswithitscueWealsodounderstandthattherearerulesandguidelinesthatmustbefollowedandmetandwehelipupthatNeilfnllnwerjthemachewactnldAsmembersoftheFiveMileDrivecommunity,wehopethatthezoningboardwillgiveNeiltheapprovaltocompletehiscoldbarn.ThankYou,leffandDianeSweetI Dear Members of the Town of Ithaca zoning board This letter is referenc ing the case being heard regarding Neil Shipman and the barn added to the property at 681 Five Mile Dr. I have been a member of this neighborhood, and a neighbor to Neil and Brigid Shipman for over 25 years. I have come to understand that there is need for a variance appeal in relation to the barn that was constructed at 681 Five Mile Dr. Regarding overall impact on the neighborhood, there is none. This barn was constructed on a part of the Shipman property that is set well back from the road. The structure is barely visible when driving by, and only so when go ing North on Five Mile fro m rt 13. It does not detract visually from the property or the neighborhood in general. There are other barns in the neighborhood as well, so it is not out of place . Due to the building site, even though it is over height restrictions of 15’ the property is surrounded by trees and the building sits in a depressed part of the property helping to “disguise” the height and allow it to blend with environment. The fact that Mr. Shipman had been give verbal permission to build on multiple occasions based on a plan that had not been thoroughly reviewed is more an issue of management at the Town zoning than it is a problem of Mr. Shipman being out of compliance. He was given false and misleading information regarding his rights to build at the time. While his structure does not meet code, based on height, it does not cause any disturbance to the environment, the neighborhood, or detract from his property. Having a dedicated storage area will facilitate keeping his property clean and neat and protect his possessions. This is good for the neighborhood as it will further discourage the “jungle” inhabitants from poking around looking for things to steal. It is my opinion that Mr. Shipman should be granted his Variance without further discussion or charges. He did his due diligence in the early stages and was given misleading information that allowed the building to be constructed. The building is in place, without any impact on the overall neighborhood, or property in question, not even noise during the actual construct ion. Thank You, Tammy Snyder, RN, LVT 662 Five Mile Dr. 1 Chris Torres From:patricia classen <patricia.classen@icloud.com> Sent:Tuesday, October 11, 2022 3:52 PM To:Chris Torres Subject:Shipmen Town of Ithaca Members of the Zoning Board of Appeals 215 North Tioga St. Ithaca, NY 14850 Dear Members, I would like to state my support in granting the height variance request by Brigid and Neil Shipman at 681 Five Mile Dr. for the height of their barn to be 21'4" instead of the allowed 15'. As the neighbor directly across the road from the property, we are the most directly effected and are in full support of it. The project is in keeping with the character of the neighborhood and does not have an adverse effect or impact on physical or environmental conditions. Thank you, Patricia Classen Owner, Classen Home Health Care Sent from my iPhone