HomeMy WebLinkAbout1981-PDB-Agendas PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning and Development Board will be held Tuesday,
December 22, 1981, at: 7:30 PM in the Common Council Chambers, City Hall , 108 E.
Green St. , Ithaca, NY
AGENDA
1, Call to order.
2, Approval of November 1981 Minutes,
3. Chairman's report, if any,
4. Committee reports, if any,
5, Old Business; if any,
6. ZONING APPEALS CASES (8:30 PM)
7. New Business, if any.
8. Miscellaneous,
9. Adjournment,
DECEMBER ZONING APPEALS CASES
SIGN.--
IGN APPFAI.__ _1-1-82: State Diner, 428 W. State St: existing nonconforming,
treestanding sign exceeds area permitted, but has been determined by the
Landmarks Commission to substantially meet the criteria for historic sign
status, and variance is sought to retain it on that basis.
APPEAL 1413: Area Variances to permit construction of carport for single-
family residence at 105 Vinegar Hill , in an R2a zone. Existing front yard
and lot width are deficient; carport would be in front yard, which is not
permitted, and would encroach on one required side yard. This lot and the
one adjacent have been illegally subdivided.
APPEAL 1414: Area Variances to permit conversion of 2 upper floors of the Valley
House, 801 W. Buffalo St. , in a B-4 zone, to ten apartments. Previous appeal
was denied for lack of off-street parking; existing deficiencies in lot size,
rear yard, and excessive lot coverage were also cited. Appeal is resubmitted
with a plan for providing ten parking spaces and landscaping of the parking
area.
APPEAL 1415: Area Variances to permit addition of a bathroom for one of two
units at 701 N. Aurora St. ; in an R-2b zone, Property is deficient in side
and rear yards, and off-street parking. Bathroom would encroach on required
side yard, but would not extend beyond line of existing structure.
APPEAL 1416: Use Variance to permit continued use of first floor of 602 Cascadilla
St. , in an R-3b zone, as workshop and storage area for owner-contractor Don
Robertson. A previous appeal was granted to allow improvements to the second-
floor apartment; owner seeks a limited-term variance to permit phased improve-
ment of the property so that eventual reconversion of first floor to
residential use may become financially feasible. Present use was allowed as
a home occupation by previous Building Commissioner since owner resided at
adjacent address at the time, and both properties were deeded together.
APPEAL 1417: Interpretation and/or Use Variance to permit first floor of
329 S. Geneva St. , owned by K. and R. Lee, to be used as offices for psychi-
atric social workers/therapists. Interpretation is sought to determine
whether such use is the equivalent of medical or dental offices, which are
permitted in the R-3a zone in which the property is located. If not, variance
is sought since the first floor has been occupied by a chiropractor, and
would require reconversion for residential use. A separate apartment
occupies the second floor. The property is deficient in one side yard.
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning and Development Board will be held Tuesday,
November 24,;1981, at 7:30 PM in the Common Council Chambers , City Hall , 108- E.
Green St., Ithaca, NY.
AGENDA
1. Call to order.
2. Public Hearings:
a. Final Approval of subdivision of property at 105 Dryden Ct.
b. Final Approval of subdivision of property at 503 S. Titus Ave.
3. Approval of October 1981 Minutes.
4. Chairman's report, if any.
5. Committee reports, if any.
6. Old Business:
a. Action on subdivision of 105 Dryden Ct.
b. Action on subdivision of 503 S. Titus Ave.
8. ZONING APPEALS CASES (8:30 PM)
9. New Business:
a. Rezoning of County Property. The County has requested that all County
property in the DeWitt Park be rezoned B-lb. This is an outgrowth of
their earlier inquiry as to whether the City would consider rezoning
of Boardman House to facilitate its sale; the fact that the rest of
their property is legally nonconforming under its current P-1 zoning
led to their requesting that all be handled in the same action. The
Planning & Development Board made a favorable recommendation for re-
zoning Boardman, on principle, and the Landmarks Commission recommended
that Bldg. C (Assessment, Planning, Elections)' be included in any
rezoning. The County request includes also the new Courthouse, Sheriff/
Jail , and parking areas.
No official referral of this .re.quest has come from Common Council , since
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the request has just been received. Department and other city staff would
be involved in analyzing the request and preparing recommendations for city
action.
10. Miscellaneous.
11. Adjournment.
NOVEMBER ZONING APPEALS CASES
APPEAL 1406: Area Variance to permit construction of a gable roof on
the Fall Creek Laundromat, 1012 N. Aurora St. , in an R-.2b zone. The exist-
ing buidling is nonconforming in use and in having a smaller rear yard
setback than required; none of these nonconformities will be increased.
APPEAL 1407: Area Variance to permit renovation of existing two-family
house at 309 Second St. by Ithaca Neighborhood Housing Services. Since
Building. Dept. records indicated the house was in single-family use, this
is technically a use change, and variance for legally nonconforming
side yard is requested; two-family use is permitted in the R'-3b zone`in
which it is located.
APPEAL 1408: Special Permit for cemetery use of property behind 208 Kline
Rd. , in an.R-2a zone. The property was recently subdivided from 208 for this
purpose, since it is adjacent to Lakeview Cemetery and. across a deep ravine
from the portion of 208 which is in residential use. Cemetery use is per-
mitted in the zone by Special Permit.
APPEAL 1409: Area Variance to permit expansion of Zorba's Restaurant,
526 W. State St. , in a B-2a zone. Appellants state that they will provide
for parking necessitated by expansion of seating capacity from 50 to 80,
lack of which contributed to denial of this appeal by BZA at its last
meeting. No change is proposed in the plan as presented in Appeal 1400.
APPEAL 1410: Use and Area Variance to permit expansion of legal nonconform-
ing use(s) of the Chamber of Commerce at 122 W. Court St. , in an R-3a zone.
Variances are needed for office use, front yard setback, and parking to
permit the Chamber to convert two existing apartments for its own and
rental office space, and to provide new conference space in the attic.
APPEAL 1411: Use Variance to permit construction of a rental bulk storage
facility on property located on the east side of N. Meadow St. between
Cascadilla and Hancock, in a B-2a zone. The bui.ldi.ng commissioner considers
the proposed use to be 'bulk storage, ' which is not permitted in the zone;
appellants contend that it is a retail use and thus should be permitted.
APPEAL 1412: Area Variances-to permit addition to the rear of the Tioga Building,
412-14 N. Tioga St. , in the Courthouse Special Use District (C-SU) . Front
and side yard setbacks are deficient for this legal nonconforming building.
SIGN APPEAL 12-1-81: Permission to erect a sign larger than 5 S.F. on the building
owned by Iry Lewis Inc. at 303 W. Lincoln St. , in an R-2b zone.
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
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The regular meeting of the Planning and Development Board will be held Tuesday,
October 27, 1981 , at 7:30 PM in the Common _Council Chambers, City Hall , 108
E. Green St., Ithaca, NY.
AGENDA
1. Call to order.
2. Approval of August 1981 minutes..
3. Chairman's report, if any.
4. Committee reports, ice.
5. Old Business, if any.
6. ' ZONING APPEALS CASES (8:30 PM)
7. New Business: Zoning Studies: Ongoing evaluation of the function and effect-
iveness of zoning, as a major means of controlling land use and
development, has identified two areas needing detailed study:
1) Appeal Process. Board Chair Susan Cummings has called
for a systematic analysis of the results of appeals. Staff
will direct this review, with assistance and advice from the
Building Dept. and Ms. Cummings. The findings may lead to
recommendations for improvements such as reduced case review
time, more effective planning input, etc.
2) Northside Zoning. The area's zoning for multifamily
residential use seems at variance with efforts to upgrade
the neighborhood and improve homeownership_opport_unities
for_low and moderate-income-residents. Staff, in coordination
with IURA and INHS,__will supervise collection and analysis
.-of. zoninq and land use data, and make appropriate recommend-
ations based on the findings.
8. Miscellaneous.
9. Adjournment.
ZONING APPEALS CASES
SIGN APPEAL 11-1-81 : Variance under Sec. 34.6 (maximum area of signs in a business.
district) of the Sign Ordinance to permit sign on the rear of the ISLE,OF YOU
at 133 E.State St ` in a-B-3-distr_i,ct,J As proposed, total . signage_on-the__
building would exceed the maximum permitted based on the building frontage on the
Commons. Appellant asks for additional signage because the rear of the building
is on a public right-of-way and what will become a public parking area. Under
Ordinance the additional signage would be permitted if the (city--owned) public
right-of-way could be considered a public street.
APPEAL 1399: Appeal of JFJ ENTERPRISES for Special Permit under Sec. 30.26, C-4
(standards for Special Permit uses_)_ to_permi_t conversion of the existing gas station
at 920 Ne Cay St. to a,_convenience food store and self service gas station._ The
property is located in an R-2b district in which a neighborhood commercial facility
requires a special permit. The existing building will not be extended, other than a
small addition for a built-in cooler.
APPEAL 1400: Area Variance under Sec 30.25, Col . 4, 7, 12, .and 13 (off-street
parking, lot width, and side yard setbacks) and Sec, 30.49 (expansion or enlargement
of a non-conforming building) to permit expansion of ZORBA'S RESTAURANT at 526
W. State St. The property is in a B 4a district in which a restaurant is a permitted
use, but is deficient in street parking lot width, and side yards. A variance was
granted for this proposal in May 1978 (Appeal No. 1197), but construction did not
begin within twelve consecutive months, so the variance expired.
APPEAL 1401. Appeal of HARRISON RUE of ITHACA NEIGHBORHOOD HOUSING SERVICES, on
behalf of ERTHERLEE BROUGHTON for Area Variance under Sec. 30.25, Col 7, 11 ,
12, and 13 (lot width and front and one side yard setbacks) and Sec. 30.49 (enlarge-
ment of non-conforming building) to permitconstructionof a small addition at the
rear of the one-family dwelling at 223 Cleveland Ave. The property, in an R-2b
district, is deficient in lot width and front and one side yard setbacks.
APPEAL 1402: Area Variance under Sec. 30,25, Cola 4, 6, 10, and 14 (off-street
parking, lot size, lot coverage, and rear yard depth) , to permit conversion of the
upper two floors of 801 W. Buffalo St. (Valley House Restaurant) to ten apartments.
The upper floors are currently unused, but contained hotel rooms when the building
was: used as the Lehigh Valley Hotel . The property, in a B4 district where the use
is permitted, is deficient in area and rear yard depth, the maximum lot coverage
is exceeded, and may be deficient inn off-street parking for the proposed additional
use.
APPEAL 1403: Use Variance under Sec, 30.25, Col 3-(accessory uses) to permit
use of portions of the former East Hi`1l School at 105=109 Stewart Ave, for an
artist`s studio and a meeting room for tenants or neighborhood residents. The
property is in an R-3a district in which such uses are not included as permitted
accessory uses:.
ZONING APPEALS CASES, PG. 2
APPEAL 1404: Appeal of .MARK HAAG for Area Variance under Sec. 30.25, Col .
41, 6, 79 13, and 14 (off-street parking, lot area, lot width, and side and rear
yard setbacks) to permit subdivision of the property at 105.Dryden Court so that
a portion of that property can be redeeded to Appellant part of adjacent property
at 113 Oak Avenue. 105 Dryden Court, in an R-3a district, has no frontage on a
city street or public right-of-way, is deficient in off-street parking, lot area and
width at street line, and the rear yard will become non-conforming if the lot
is divided as proposed.
APPEAL 1405: Appeal of JOHN and AMY .PLACE for Area Variance under Sec. 30.25, Col .
4, 6, 7, 12, and 13- (off-street parking, lot area and width, and side yard set
backs) , to permit conversion of the existing two-family house at 107 W. Clinton
St. to two offices and a single dwelling unit. The property, in a B-4 district where
the uses are permitted, is deficient in off--street parking, lot area and width, and
.side yard set backs.
PLANNING AND DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning and Development Board will be held Tuesday,
September 29, 1981, at 7:30 PM in the Common Council Chambers, City Hall ,
108 E. Green St. , Ithaca, NY.
AGENDA
1. Call to order.
2. Approval of August 1981 minutes.
3. Chairman's report, if any.
4. Committee reports, if any.
5. Old Business
(1) Route 96 Progress Report
6. ZONING APPEALS CASES (8.30 PM)
7. New Business, if any.
8. Miscellaneous.
9. Adjournment.
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6. ZONING APPEALS CASES
APPEAL 1396: Appeal of JON K. & MONIKA R. CRISPIN for an Area Variance
under Section 30.25, Columns 12, 13, and 14 (front, side and rear yard setbacks)
and Section 30.49 (extension or enlargement of a non-conforming property) to
permit construction of a raised deck between the existing house and garage
at 111 Worth Street in an R-lb district. The property is deficient in one
front and one side yard setback, and if the deck is constructed, the rear
yard will also be deficient.
APPEAL 1397: Appeal of STEVEN BLAIS, RICHARD GENEST, KENNETH KLIMPEL,
CHRISTOPHER MEIER, KAREN RACHEL and FRANCESCA VERDIER for an Area Variance
under Section 30.25, Columns 4, 11, 12, and 13 (off-street parking, front
and. side yard setbacks) and Section 30.49 (change in use of a non-conforming
property), to permit conversion of the two family- dwelling at 117 Hudson Street
to a multiple dwelling.. Multiple dwellings are permitted in the R-3b district
in which the property is located; however, the property is deficient in off-
street parking and setbacks for front and side yards.
APPEAL 1398: Appeal of ATLANTIC RICHFIELD COMPANY for an Area Variance
under Section 30.25, Column 14 (rear yard) and Section 30.49 (change in
use of a non-conforming property) to permit conversion of the gas station
at 108-112 South Meadow Street to a convenience food store and gas station.
The property is located in a B-4 district where the use is permitted;
however, the building is too close to the rear property line.
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning & Development Board will be held Tuesday,
August 25, 1981 , at 7:30 PM in the Common Council Chambers, City Hall , 108 E.
Green St. , Ithaca, NY.
AGENDA
1 . Call to order.
2. Public Hearings:
(1 ) 614-618 W, Clinton Street: proposal by Ithaca Neighborhood Housing
Services Inc. to divide the two existing parcels so that the adjacent
minor portions of each can be combined to form a third legal building
lot.
(2) 306 S. Plain St./109 Cleveland Ave. : proposal by Ithaca Neighborhood
Housing Services Inc. to transfer a portion of the rear yard of 306
S. Plain St. to the Cleveland Avenue property, making the latter more
nearly conform with current zoning requirements.
3. Approval of July 1981 minutes.
4. Chairman's report, if any.
5. Committee reports, if any.
6. Old Business, if any.
7. ZONING APPEALS CASES (8:30 PM)
8. New Business:
(1 ) Subdivisions -- action to approve, approve with modifications , or
disapprove subdivisions at 614-618 W. Clinton St. and at 306 S. Plain
St./109 Cleveland Ave. , if not taken immediately following the required
public hearings.
(2) Department budget for 1982: Director Van Cort will discuss the tentative
budget.
(3) Any other.
9. Miscellaneous,
10. Adjournment.
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7. ZONING APPEALS CASES:
APPEAL 1385: Appeal of HOVANEC BUILDERS for Use Variance under Sect. 30.25, Col . 2
(permitted uses) to permit use of the property at 202-204 E. Falls Street and the
parcel behind 210, 214, 218, 220, and 222 E. Falls Street, for a contractor's office,
parking, and equipment
ipment and materials storage. The parcel at 202-204 E. Falls Street
is located in a B-2a (business) district in which a business office but not a contractor's
shop is permitted; . the other parcel is located in an R-2b (residential ) district, in
which commercial uses are not permitted. This appeal was held over by the P&D Board
at its July 28, 1981 meeting.
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APPEAL 1387: Appeal of WSKG-TV-FM for Special Permit under Sect. 30.26-C-4 (special
permit for radio tower) to permit addition of television and FM translators to the
existing radio tower at 815 S. Aurora St. , in an R-3b district in which such towers
may be permitted under special permit. The P&D Board heard this case in July, but
since it was not properly advertised, it will be reheard.
APPEAL 1388: Appeal of B. PHILIP for Use Variance under Sect. 30.25, Col . 2 (,permitted
uses) and Area Variance under Sect. 30.25, Cols. 6, 7, 10, 11 , 12, 13 and 14 (lot size,
width, coverage,-and front, side and rear yard setbacks) to permit conversion of an
existing garage at the rear of 611 Utica St. to a third dwelling unit. The property
is in an R-2b district in which only one or two-family dwellings are permitted. As
proposed, the property would have deficient area and width; permitted coverage is
already exceeded; and setbacks for front, side and rear yards would not be met.
APPEAL 1389: Appeal of M. and V. ALBANESE for Area Variance under Sect. 30.25, Col . 13
(side yard) to permit conversion of the one-family dwelling at 428 S. Geneva St. to a
two-family dwelling. The property, in an R-2b district in which two-family dwellings
are permitted, is deficient in one side yard setback.
APPEAL 1390: Appeal of IRV LEWIS, INC. for Use Variance under Sect. 30.25, Col . 2
(permitted uses) and Area Variance under Sect. 30.25, Col . 10 (lot coverage) , to permit
use of 303 W. Lincoln St. for an office equipment sales and servicing business. The
property is in an R-2b district where such businesses are not permitted, and permitted
lot coverage would be exceeded. The property has been used until recently for light
manufacturing, and has ''grandfather" rights for such use, but the proposed new use
would not fall under. the same category.
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APPEAL 1391 : Appeal of TIOGA AND BUFFALO BUILDING CORP. for Area Variance under Sect.
30.25, Cols. Il and 14 (required minimum setbacks for front and rear yards) to permit
construction of a five-story office building at 200 E. Buffalo St. The property is in
a B-lb district, and if the building is constructed, will be deficient in required front
and rear setbacks. A similar variance, granted by the Board in October, expired when a
building permit was not obtained within a year.
APPEAL 1392: Appeal of J. RANCICH and HOUSING OPPORTUNITIES AND ESSENTIAL SERVICES
(H.O.M.E.S. ) for Area Variances under Sect. 30.25, Cols. 4 and 11 (off-street parking
and front yard setback) and Sect. 30.26 (Special Conditions for Group Care Residences)
to permit occupancy of 311 W. Buffalo St. by a Group Care Residence for six residents.
The property, in an R-2b district in which a group residence is permitted under special
conditions, is deficient in front yard setback and off-street parking, and does not
meet the special conditions for lot width and side yard setbacks.
APPEAL 1393: Appeal of C. J. ANAGNOST for Area Variance under Sect. 30.25, Col . 6
(lot area) to permit occupancy of the single—family house at 108 College Ave. by five
unrelated individuals. Such occupancy would constitute a change in use to a multiple
dwelling, permitted in the R-3b district in which the property is located, but the
property is deficient in lot size for multiple dwelling.
APPEAL 1394: Appeal of F. and J. HENRY for Area Variance under Sect., 30,49 (_extension
or enlargement of a non-conforming building) and Sect. 30.25, Cols. 10, ll , 12, 13 and 15
(lot coverage, and front, side, and rear yard setbacks), to permit construction of a car-
port covering most of the rear yard at 202 W. Yates St. The property is in an R-2b
district, the permitted lot coverage is exceeded, and the property is deficient in front,
side, and rear yards.
APPEAL 1395: Appeal of C. LIN for Area Variance under Sect. 30.25, Cols. 4 and 6 (off-
street parking and lot size) to permit occupancy of the single family house at 126 College
Ave. by six or seven unrelated individuals. Such occupancy would constitute a change
in use to a multiple dwelling, permitted in the R-3b district in which the property is
located, but the property is deficient in off-street parking and lot size.
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PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning & Development Board will be held Tuesday,
July 28, 1981 , at 7:30 PM in the Common Council Chambers, City Hall , 108 E.
Green Street, Ithaca, NY.
AGENDA
1 . Call to order.
2. Preliminary Subdivisions:
(a) 614-618 W. Clinton St. : INHS proposes to combine the two existing
parcels, previously owned by the Coop, and to redefine them as three
equal lots, to be redeveloped, each with a free-standing two-family
residence.
(b) 306 S. Plain St. : INHS proposes to transfer a small part of the rear
yard to 109 Cleveland Ave. , to make the latter more nearly conform
to zoning requirements. INHS owns both properties.
3. Approval of June 1981 minutes.
4. Chairman's report, if any.
5. Committee reports, if any.
6. ZONING APPEALS (8:30 PM) -- See attached list.
7. New Business, if any.
8. Miscellaneous.
9. Adjournment.
6 . ZONING APPEALS CASES (8:30 PM) :
APPEAL 1367: Appeal of BEATRICE N. DENNIS for Interpretation of the B-4 use designation
or Use Variance under Sect. 30.25, Col . 2 (permitted uses) , to permit continued use of
1025 N. Tio a Street for offices for a contractor's business. The property is in an R-2b
residential district in which business offices are not permitted. An insurance office
was housed in the building under a use variance granted by the Board of Zoning Appeals,
but when the contracting firm replaced the insurance office, the Building Commissioner
ruled that the new use did not fall in the same use category and issued a cease and
desist order.
APPEAL 1381: Appeal of RONALD and ANN CEURVELS for Use and Area Variances under Sect.
30.25, Cols. 2 and 11 (permitted uses and required front yard) and Sect. 30.49 (enlarge-
ment of a non-conforming structure) to permit a one-story addition to the rear of the
apartment house at 506 Dryden Road for a dentist's office. A dentist's office is not
a permitted use in the R-2a (residential ) district in which the property is located,
and the property is deficient in front yard setback.
APPEAL 1382: Appeal of RICHARD J. GENEST for Special Permit under Sect. 30.26 (require-
ments for special permits) to use a portion of .the property at 227-231 Linden Avenue
(WVBR Building) for a neighborhood health store. The property is in an R-3b (residential )
district in which a neighborhood commercial facility may be permitted under a special
permit from the Board of Zoning Appeals.
APPEAL 1383: Appeal of JONATHAN DAITCH and ANITA FATLAND for Area Variance under Sect.
30.25, Cols. 11 and 12 (front and side yard setbacks) to permit a single story solar
room addition to the rear of the- house at 409 Cascadilla Street. The property, in an
.R-3b (residential ) district, is deficient in front and one side yard setbacks.
APPEAL 1384: Appeal of CLAYTON VICKERS for Area Variance under Sect. 30.25, Cols. 7 and
13 (lot width and side yard) to permit a one-story addition to the rear of the house at
326 Center Street for a dining room and bedroom. The property, in an R-2b (residential )
district, is deficient in width and in one side yard setback.
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APPEAL 1385: Appeal of HOVANEC BUILDERS for Use Variance under Sect. 30.25, Col . 2
(permitted uses) to permit use of the property at 202-204 E. Falls Street and the
parcel behind 210, 214, 218, 220, and 222 E. Falls Street, for a contractor's office,
parking, and equipment and materials storage. The parcel at 202-204 E. Falls Street
is located in a B-2a (business) district 4n which a business office but not a
contractor's shop is permitted; the other parcel is located in an R-2b (residential )
district, in which commercial uses are not permitted.
APPEAL 1386: Appeal of LINDA YOUNGMAN for Area Variance under Sect. 30.25, Cols. 6, 7,
10, 11 and 13 (lot size, width, coverage, and front and side yard setbacks). to permit
conversion of the single family home at 407 Cascadilla Street to a two-family dwelling.
The property, in an R-3b (residential ) district, is deficient in lot size, width, and
front and rear yard setbacks, and permitted lot coverage is exceeded.
APPEAL 1387: Appeal of WSKG-TV-FM for Special Permit under Sect. 30.26-C-4 (requirements
for special permit for a radio tower) to permit addition of television and FM radio
translators to the existing radio tower at 815 S. Aurora Street. The property is in
an R-3b (residential ) district in which such towers may be permitted under special
permit from the Board of Zoning Appeals.
FANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular mee o Planning & Development Board will be held Tuesday,
June 30, 1981 , J!
8.30 P in the Common Council Chambers, City Nall , 108 E.
Green Street, I 14850.
AGENDA
1 . Call to order.
2. Approval of May 1981 minutes.
3. Chairman's report, if any.
4. Committee reports, if any.
5. Old Business, if any.
6. ZONING APPEALS (8:30 PM)
(See attached list)
7. New Business, if any.
8. Miscellaneous.
9. Adjournment.
6.t ZONNG .APPEALS CASES (8:30 PM) :
APPEAL 1367: Appeal of BEATRICE N. DENNIS for an Interpretation of the B-4 use designation
or a Use Variance under Sect: 30.25, Col .' 2 (permitted uses) , to permit continued use of
1025 N. Tioga Street for offices for a contractor's business, in an R-2b (residential ) dis-
trict in which business offices are not permitted. An insurance office was housed in the
building under variance, but when the contracting firm moved in to replace it, the Building
Commissioner ruled that the new use did not fall in the same use category and issued a
cease and desist order.
APPEAL 1370: Appeal of MARGARET LIGUORI for Area 'Variances under Sect. 30.25, Cols. 4 and
11 (off-street parking and front yard setback) , and Sect. 30.49 (extension or enlargement
of a non-conforming structure or use) to permit conversion of 113 Stewart Avenue from four
apartments (seven bedrooms total ) to three apartments (sixteen bedrooms total ) . The
property, in an R-3a (residential ) district, is deficient in off-street parking and front
yard setback. This appeal was held over by the Planning and Development Board at its May
meeting; a modified proposal may be presented.
APPEAL 1372: Appeal of COSMO GATTO for Area Variance under Sect. 30.25, Cols. 7, 11 and 12
(lot width, front yard and side yard setbacks) to permit conversion of the existing single-
family residence at 321 Hector Street to a two-family dwelling. The property, in an R-2a
(residential ) district in which two-family dwellings are permitted, is deficient in width,
front yard and side yard setbacks.
APPEAL 1373: Appeal of ROBERT MILLER d/b/a CASCADILLA REALTY for Use and Area Variances
under Sect. -30.25, Cols. 2, 4, 6, 11 and 13 (permitted uses, off-street parking, lot size,
front and side yard setbacks) and Sect. 30.49 (extension or enlargement of a non-conforming
use or structure) to permit conversion of an existing five apartment house at-408-410 N.
Aurora Street to seven apartments, with no change in the total number of bedrooms.. The
property is in an R-2b (residential ) district in which multiple dwellings are not permitted
except as existing legal non-conforming uses, and the property has no off-street parking,
and is deficient in lot area, front and side yard setbacks.
APPEAL 1374: Appeal of the HENRY HIGHLAND GARNET LODGE for Use and Area Variances under
Sect. 30.25, Cols. 2, 4, 11 , 12 and 14 (permitted use, off-street parking, required front
yards, and minimum rear yard) to permit use of-401 Hancock Street for a lodge. The
property, in an R-3b (residential ) district in which a lodge or private social club is
not permitted, is deficient in off-street parking, front yard setbacks for two front
yards, and rear yard depth. The property has been used as a legal non-conforming use as
a paint store, but the proposed use would not fall under the "grandfather rights" thus
established.
APPEAL 1375: Appeal of RUTH MACERA for Area Variance under Sect. 30.25, Col . 13 (minimum
sideyard requirement) to permit use of 422 N. Cayuga Street for four apartments. The
property is located in an R-3a (residential ) district in which a multiple dwelling is
permitted; however the property isceficient in one sideyard setback, and had been changed
from three apartments plus a beauty shop to four apartments without a building permit.
APPEAr 1376: Area Variance under Sect. 30.25, Col . 11 (required front yard) and 30.49
(enlargement of a non-conforming structure) to permit addition of a storage enclosure
to 701 Spencer Road (EVAPORATED METAL FILMS). The building, in a B-5 (business) district,
is deficient in front yard setback.
APPEAL 1377: Appeal of J. DAVID OLDS, LEON A. OLDS, and ERIS 0. KIMBLE for Area Variances
under Sect. 30.25, Cols. 4, 6, 11 , 13 and 14 (off-street parking, and front, sid, and rear
yard setbacks) to permit conversion of the one-family dwelling-207 E. Court Street to
office use. The property, in a B-la (business) district where offices are permitted,
is non-conforming in that it is deficient in required lot size, front, side and rear
yard setbacks, and will be deficient in off-street parking for the proposed use.
(Appeals for this use were denied by BZA in January and February. and a request for
reconsideration based on new information was denied in March.)
APPEAL 1378: Appeal of RICHARD P. CLARKE for an Area Variance under Sect. 30.25, Cols. 4,
7 and 12 (off-street parking, lot width and sideyard setback) to permit use of- 108 Albany
Street for an office. The property, in a B-2a (business) district in which the office
use is permitted, is deficient in off-street parking, lot width, and one sideyard setback.
APPEAL 1379: Appeal of HOUSING OPPORTUNITIES MANAGEMENT AND ESSENTIAL SERVICES for Area
Variance under Sect. 30.26 (Special Conditions for Group Care Residences) to permit
occupancy of 523 S. Albany-Street by a Group Care Residence. The property is in an R-2b
(residential ) district in which a group care residence is permitted under special condition
specified by the Zoning Ordinance. The property is deficient in off-street parking and
sideyard setbacks necessary to meet the. Ordinance's special condition requirements.
APPEAL 1380: Appeal of ROBIN AUBLE for Use and Area Variances under Sect. 30.25, Cols. 2,
7, 12, 13 and 14 (permitted uses, lot width, and setbacks for side and rear yards) to permi
construction of a building at 410 W. Green Street for an electrical motor repair and
retail business. The property, in a B-2a (business) district in which a motor repair
business is not a permitted use, will be deficient in lot width, setbacks for both sideyard
and yard depth if the building is constructed in the rear yard, replacing the existing barn
The existing house will remain.
PLANNING AND DEVELOP= HOARD
NOTICE OF MEETING
The regular meeting of the Planning and Development Board will
be held Tuesday, April 28 , 1981 , at 7: 30 PM in the Common Council
Chambers, City Hall , 108 East Green Street , Ithaca, N. Y. 14850
AGENDA
1 . Call to order.
2 . Approval of Minutes .
3. Staff Presentation : CD Housing Specialist Kathe Evans will
discuss the draft CD/Small Cities Housing Assistance Pro-
gram for the coming three years, along with the status of.
the overall SS application and the reprogramming of funds
for current activities.
4 . Chairman ' s Report .
5. Committee Reports, if any.
6 . Old Business :
a. Discussion of 23 March memo on Zoning Appeal Review
Procedures .
b. Any other
7. ZONING APPEALS (8 :30 PM) SEE ATTACHED LIST
8. New Business :
a. Preliminary Subdivision : a small (30 x 45) piece
of a parcel at 200 Kline Road, subdivided in 1980,
is proposed to be transferred to the adjacent
cemetery. Preliminary approval is indicated.
b. . Sale of Boardman House : The County would like
preliminary indication_ from the City as to the
possibility of rezoning the property from P-1
(public/institutional) to B-lb (office commercial) ,
to facilitate its sale by removing zoning barriers
to its use for private-sector activities compatible
with those in the vicinity. The Board' s evaluation
of the desirability of rezoning should be conveyed
to Council for its response .
9. Miscellaneous
a. Department Staffing: Glenn Goldwyn , former Director
of Community Development and Finance Director for
Cortland, has been hired as Community Development.
Specialist . Interviews for the Planner II position
are being scheduled for early May.
10. Adjournment
PLANNING & DEVELOPMENT BOARD AGENDA Item 7-57, Ironing Appeals
April 28, 1981, 8:30 PM
SIGN APPEAL 5-1-81 : Sign Variance under Section 34.6A (number and type of
signs permitted in a B-5 zone) to permit addition of a third wall sign on
the bank building at 875 South Meadow Street (Tompkins County Trust Company) .
The sign would bring the total signs on the building to three, exceeding the
maximum permitted in the B-5 (business) district.
APPEAL 1359: Area Variance under Section 30.26B (side yard and lot size for
a group care residence) , Section 30.25, Column 10 (lot coverage) and Section
30.49 (enlargement of a non-conforming structure) to permit addition of an
exterior fire stairway on the south side of the Broome Developmental Services
community residence at 618 N. Aurora Street. The property, in an R-2b (resi-
dential ) district, is deficient in side yard set backs and lot size for a
group care residence, and the permitted lot coverage is exceeded.
APPEAL 1360: Area Variance under Section 30.25, Columns 10 and 11 (coverage
and required front yard) to permit addition of a solar collector along the
front of the existing Leonard E. Mankowski dwelling at 58 Woodcrest Avenue.
The property is located in an R-la (residential ) district, and the addition
would extend into the required front yard and the maximum lot coverage
exceeded.
APPEAL 1361 : Appeal of Rex and Helen Whitman for Interpretation of Section
30.25, Columns 7 and 11 (width at street line and front yard set back) to
permit use of the property at 110 Westbourne Lane for a multiple dwelling.
The property, in an R-U (residential ) district, does not have frontage on
a public right-of-way as required by District Regulations (Westbourne Lane
is a privately-owned street. )
APPEAL 1362: Area Variance under Section 30.25, Columns 6, 11 , and 13 (lot
size, front and side yard set backs) and an Interpretation of Section 30.37
A-1 (continued availability of off-street parking) , to permit continued use
of property at 801 E. State Street for a multiple dwelling. The property,
deficient in lot size, front and rear yard set backs, had been converted to
a multiple dwelling by a previous owner in violation of zoning, building and
housing codes. Earlier appeals were denied by the Board on August 4, 1980
and February 2, 1981 . Owner Charles Fritschler is submitting a new appeal
claiming that he can provide continued availability of off-street parking
on adjacent property.
APPEAL 1363: Appeal of Anthony J . Albanese for a Use Variance under Section
30.25, Column 2 (primary use) to permit enlargement of the Clever Hans Bakery
of Ithaca, Inc. in the building at 201 Dey Street, in an R-2b (residential )
district, and to establish an open-air cafe in the Adams Street front yard.
The bakery is operating under an existing Use Variance. The building, the
former Ithaca Calendar Clock Factory, is a local landmark; the cafe proposal
has been favorably reviewed by the Ithaca Landmarks Preservation Commission.
APPEAL 1364: Appeal of James Iacovelli for an Area Variance under Section
30.25, Columns 11 and 12 (front and side yards) to permit conversion of the
existing one-family dwelling at 524 Linn Street to a two-family unit. The
property, in an R-2b (residential district, is deficient in. front and side
yard set backs.
APPEAL 1365: Appeal of Veda E. Quick for a Use Variance under Section 30.25
Column 2 (primary use) to permit the former "Quick's Garage" to be used as
an operations base for the Terminal Taxi Co. The property, at 302 Madison
Street, is in an R-3b (residential ) district, where a taxi business is not
a permitted use.
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning & Development Board will be held Tuesday,
March 24, 1981 , at 7:30 PM in the Common Council Chambers, City Hall , 108 E.
Green St. , Ithaca, NY 14850
AGENDA
1 . Call to order.
2. Public Hearing on Subdivision of property at 503-7 N. Meadow St. into two
parcels.
3. Approval of Minutes .
4. Chairman's Report.
5. Committee Reports , if any.
6. Old Business:
a. Discussion of 1981 Department Work Program.
b., zoning appeal review procedures.
7. ZONING APPEALS (8:30 PM) :
SIGN APPEAL 4-1-81 : Appeal of Dr. Robert Baker for permission to retain
existing freestanding doctor's sign at 408 N. Tioga St. , in . the C-SU zone.
Sign projects more than 18" from building.
SIGN APPEAL 4-2-81 : Appeal for interpretation and/or variance to permit
erection of a freestanding exterior display case for the Art & Frame House
at 109 E. Seneca St. , in a B-3 zone. The case will display or otherwise
advertise artworks and frames sold on premises . If it is interpreted to
be a sign, the number and total area of signs now on or proposed for the
premises will exceed what is permitted. .
APPEAL 1351 : Area Variance to permit W. and H. Binger to convert a base-
ment room in their residence at 170 Pearsall Place, in an R-lb zone, to an
efficiency apartment. One side yard is deficient by.four feet.
APPEAL 1352: Use and Area Variances to permit Robert Shapiro to conduct
a tofu-manufacturing and wholesaling business in the former alternate
junior high building at 316 W. Court St. , in a P-1 zone. Such uses are
not permitted in the zone, and the building, which is a City Landmark,
is deficient in front yard setbacks .
APPEAL 1353: Use Variance to permit Bryne Dairy, Inc. to build a dairy
and convenience food outlet store on premises at 527 W. Buffalo and 211-17
N. Meadow Street. 527 is in an R-2b zone, and the others in a B-la zone.
The proposed use is not permitted in R-2 zones.
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING, p. 2
APPEAL 1354: Use and Area Variances and Interpretation to permit con-
tinued use of 702-4 N. Aurora St. , in an R-2b zone, as a 3-unit dwelling.
The structure, owned by Tom Newton, is nonconforming in lot size, coverage,
front and side setbacks; interpretation as to whether the present use is
nonconforming is also at issue.
APPEAL 1355: Use Variance, Interpretation and "Special Permit to permit
Taffy Spaulding to operate a catering service as a home occupation at
319 Center Street, in an R-2b zone. The business will involve delivery
of the foods prepared on premises , which brings into question the quali-
fication of the activity as a home occupation.
APPEAL 1356: Use Variance to permit conversion of space in residence
of H. and C. Huttunen at 302 Mitchell St. , in an R-2b zone, so that the
present two-unit building would contain three .units .
APPEAL 1357: Area Variance to permit Joel Podkaminen to rebuild and
enlarge existing burned-out nonconforming residence at 358 Spencer Road,
in a B-5 zone. The proposed two-unit structure would be deficient in
side yard setback.
APPEAL 13.58: Area Variances to permit an apartment to be added on the
roof of the B. T. Glass Co. at 201 E. Tompkins St. , in an R-2b zone.
Existing building is nonconforming in coverage, front, side and rear
setbacks .
8. New Business , in any.
9. Miscellaneous.
10. Adjournment.
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of the Planning & Development Board will be held Tuesday,
March 24, 1981 , at 7:30 PM in the Common Council Chambers, City Hall , 108 E.
Green St. , Ithaca, NY 14850
AGENDA
1 . Call to order.
2. Public Hearing on Subdivision of property at 503-7 N. Meadow St. into two
parcels.
3. Approval of Minutes.
4. Chairman's Report.
5. Committee Reports, if any.
6. Old Business:
a. Discussion of 1981 Department Work Program. .
b. 11 " zoning appeal review procedures .
7. ZONING APPEALS _(8:30 PM) :
SIGN APPEAL 4-1-81 : Appeal of Dr. Robert Baker for permission to retain
existing freestanding doctor's sign at 408 N. Tioga St. , in the C-SU zone.
Sign projects more than 18" from building.
SIGN APPEAL 4-2-81 : Appeal for interpretation and/or variance to permit
erection of a freestanding exterior display case for the Art & Frame House
at 109 E. Seneca St. , in a B-3 zone. The case will display or otherwise
advertise artworks and frames sold on premises , If it is interpreted to
be a sign, the number and total area of signs now on or proposed for the
premises will exceed what is permitted.
APPEAL 1351 : Area Variance to permit W. and H. Binger to convert a base-
ment room in their residence at 170 Pearsall Place, in an R-lb zone, to an
efficiency apartment. One side yard is deficient by four feet.
APPEAL 1352: Use and Area Variances to permit Robert Shapiro to conduct
a tofu-manufacturing and wholesaling business in the former alternate
junior high building at 316 W. Court St. , in a P-1 zone. Such uses are
not permitted in the zone, and the building, which is a City Landmark,
is deficient in front yard setbacks.
APPEAL 1353: Use Variance to permit Bryne Dairy, Inc. to build a dairy
and convenience food outlet store on premises at 527 W. Buffalo and 211-17
N. Meadow Street. 527 is in an R-2b zone, and the others in a B-la zone.
The pproposed use is not permitted in R-2 zones.
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING, p. 2
APPEAL 1354: Use and Area Variances and Interpretation to permit con-
tinued use of 702-4 N. Aurora St. , in an R-2b zone, as a 3-unit dwelling.
The structure, owned by Tom Newton, is nonconforming in lot size, coverage,
front and side setbacks; interpretation as to whether the present use is
nonconforming is also at issue.
APPEAL 1355: Use Variance, Interpretation and Special Permit to permit
Taffy Spaulding to operate a catering service as a home occupation at
319 Center Street, in an R-2b zone. The business will involve delivery
of the foods prepared on premises, which brings into question the quali-
fication of the activity as a home occupation.
APPEAL 1356: Use Variance to permit conversion of space in residence
of H.and C. Huttunen at 302 Mitchell St. , in an R-2b zone, so that the
present two-unit building would contain three units.
APPEAL 1357: Area Variance to permit Joel Podkaminen to rebuild and
enlarge existing burned-out nonconforming residence at 358 Spencer Road,
in a B-5 zone. The proposed two-unit structure would be deficient in
side yard setback.
APPEAL 1358: Area Variances to permit an apartment to be added on the
roof of the B. T. Glass Co. at 201 E. Tompkins St. , in an R-2b zone.
Existing building is nonconforming in coverage, front, side and rear
setbacks.
8. New Business, in any.
9. Miscellaneous.
10. Adjournment.
PLANNING & DEVELOPMENT BOARD,
NOTICE OF MEETING
The regular meeting of the Planning & Development Board will be held Tuesday,
February 24, 1981 at 7:30 PM in the Common Council Chambers , City Hall , 108 E.
Green St. , Ithaca, NY 14850
AGENDA
1 . Call to Order.
2, Approval of January minutes.
3. Chairman 's Report.
4. Committee Reports, if any,
5. Old Business, if any.
6, ZONING CASES (8;30 PM) :
SIGN APPEAL 3-1-81: Variance under Sign Ordinance Section 34.48 (projecting
signs) to permit an existing sign to remain at 704 West Buffalo St. (Aero Cyclery)
in an M-1 (Marine) district, The sign projects more than the maximum permitted
in that zone.
APPEAL 1344: Appeal of Edward Halloran for relief from the Building Commissioner's
order to -cease occupancy of 510 Turner Place by four unrelated persons. The prop-
erty is in an R-lb (residential ) district, in which such use is prohibited. The
appellant is requesting a U'se Variance under Section 30.25, Column 2, to permit
the occupancy to continue until May 29, 1981 .
APPEAL 1345: Appeal of Carolyn Fellman for an Area Variance under Section 30.25,
Columns 4, 13 and 14 (off-street parking, rear yard set backs) to permit conver-
sion of the donut shop at 423 First Street to a small theater. The property,
in a B.-2a (business) district, is deficient in required off-street parking, and
rear yard setback.
APPEAL 1346: Appeal of Ivar Jonson and Jerry Caward, Sr, for a Use Variance
under Section 30,25, Column 2 (permitted uses) to permit erection of an office
building at 612-614: West Green Street for building and electrical contractors '
offices. The property is in a B-2a usiness) district, which permits office
uses, but does not specifically permit storage of contractors ' tools and equip-
ment; therefore a Use Variance maybe required
APPEAL 1347: Appeal of William L_, Tompkins for.an Area Variance under Section
30.25, Columns 4 and 14 (off-street parking and front-yard setback) topermit
the addition of five bedrooms to the front building at 136-138 East Spencer
Street in an R-2b (residential) district, The property is deficient in off-
street parking and front yard setback.
PLANNING & DEVELOPMENT BOARD
NOTICE, p 2
APPEAL 1348: Appeal of Birthright of Ithaca for Use and Area Variances under
Section 30.25, Columns 2, 4, 6, 7, 10, 11 , 12, 13 and 14 (primary uses , off-
street parking, lot size, width, coverage, and front, side and rear yard set-
backs) to permit office use of a portion of the building at 401 North Aurora
Street. The property is in an R-3a (residential ) district in which offices
are not a permitted use, and is deficient in off-street parking, lot size, lot
width; maximum lot coverage is exceeded; and the property is further deficient
in front, side and rear yards , Applicants have submitted that their use is
medically related, and therefore a permitted use in the district.
APPEAL 1349: Appeal of J. David Olds , Leon A. Olds , and Eris 0. Kimble for an
Area Variance under Section 30.25, Columns 4, 6, 11 , 13 and 14 (off-street park-
ing and front, side and rear yard setbacks) to permit conversion of the one-
family dwelling at 207 East Court Street to office use. The property, in a B-la
(business) district is deficient in lot size, front, side and rear yard setbacks ,
and will be deficient in off-street parking for the proposed use. Earlier
requests (Appeals 1335 and 1340) for this property and use were denied by the
BZA in January and February; appellants request a reconsideration based on new
information to be submitted at the hearing.
APPEAL 1350: Appeal of Steven Eastaugh for a Use Variance under Section 30.25,
Column 2 (primary uses) to permit conversion of the one-family home at 215
Dearborn Place to a multiple dwelling, The property is in an R-2a (residential )
district, in which multiple dwellings are not a permitted use. Appellant bought
the property on the understanding, based on an erroneous letter from the Build-
ing Department, that it was located in a zone which permitted multiple dwellings.
7. New Business:
a. Department Mork Program for 1981 Director Van Cort will discuss the
tentative work program and related issues.
b. -Any .other New Business .
.8. Miscellaneous .
9. Adjournment.
PLANNING & DEVELOPMENT BOARD
NOTICE OF MEETING
The regular meeting of. the Planning & Development Board will be held Tuesday,
January 27, 1981 at 7:30 p.m. in the Common Council Chambers, City Hall , 108 E.
Green St. , Ithaca, NY 14850
AGENDA
1.. Call .to Order :y
2. Approval of December 1980 minutes
3. Committee Reports, if any.
4. Communications, ,if any.
5. Chairman's Report
6. ZONING CASES (8:30 p.m.)
APPEAL 1338: Area Variancosto permit expansion of the 'Shortstop' conven-
ience store, 204 W. Seneca St. in an R-3a zone. This legally nonconforming
use and structure are deficient in front, side and rear yard setbacks, and
the proposed extension would make the structure slightly exceed the permitted
lot coverage.
APPEAL 1339: Area,Variance to permit Richard Seeley, owner, 510 Linn St. ,
in an R-2b zone, to convert hi,s single-family residence into a two-unit struc-
ture. The front yard setback is less than required. No exterior changes are
proposed.
APPEAL 1340: Appeal. of J.. Olds, L. Olds and E. Kimble, owners, 207 E. Court
St. , for Area:Variances to permit conversion of the property, in a B-1a zone,
to legal offices. This is a .reapplication, based on additional argument, of
an appeal denied by the BZA for the same purpose. Appellants argue that the
property's deficiencies for the proposed permitted use (principally lack of
required on-site parking, though the -structure is also too close to front, '
side and rear property lines) are unique; that fewer parking spaces are
required than- were specified in the original appeal and that the space
available would in all likelihood accommodate and be used for the required
parking; ,that the premises had..been used partly for office purposes between
1933 and 1963; and that neighborhood sentiment seems to favor the proposed use.
APPEAL 1341 : Use and Area Variances to permit use of a portion of premises
at 210,Center St., in an R-2b zone, as headquarters for the Gadabout Trans-
portation Program. : There would be no exterior change to the property, which
is legally nonconforming in area coverage, front, side and rear yard setbacks.
PLANNING '& .DEVELOPMENT BOARD MEETING NOTICE
p. 2
APPEAL 1342. Area Variance to permit Paul Hansen, owner, 111 S. Plain St. ,
to convert his house to a two-unit dwelling. The property is deficient in
side yard setbacks. No exterior changes are proposed.
APPEAL 1343: Area Variance to permit conversion of former. gas station at
501 N. ,Cayuga,St. (corner of Farm), in a B-2a zone, to dentist's offices
for Dr. John Gibson. The building is toocloseto the north property line.
Basically the same variance was approved in 1978, but the building permit
has expired.
_7. Old Business, if any.
8, New Business, if any.
9. Miscellaneous.
10. Adjournment.