HomeMy WebLinkAboutMN-BZA-1980-01-07 I I ,
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BOARD OF ZONING APPEALS
COMMON COUNCIL CHAMBERS
i CITY OF ITHACA, NEW YORK
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I' JANUARY 7 , 1980
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TABLE OF CONTENTS
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MINUTES OF THE MEETING OF THE BOARD OF ZONING APPEALS, ITHACA,
NEW YORK JANUARY 7 , 1980
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APPEAL NO. 11-2,79 Alpha Epsilon Pi POSTPONED
140 Thurston Ave.
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APPEAL NO. 1288 Guy J. $ Mary E. Natali 3
517 N. Cayuga Street
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'I APPEAL NO. 1288 Executive Session 8
APPEAL NO. 1289 POSTPONED I
APPEAL NO. 1290 Discussion starting on page 9
i APPEAL HELD OVER
CERTIFICATION OF RECORDING SECRETARY 15
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! BOARD OF ZONING APPEALS
(I CITY OF ITHACA, NEW YORK
COMMON COUNCIL CHAMBERS
JANUARY 72 1980
SECRETARY HOARD: I will call the meeting to order. This is the
January 7 , 1980 meeting of the Board of Zoning Appeals and the
reason that I am calling it to order is that this is our first
meeting of the new year and, although the same members are here
from last year, it is essentially a new board and our first order
of business is to elect a chairman. Since we do not have a full
board, we ' ll be electing an acting chairman tonight and then when
we have a full board at the subsequent meeting we ' ll be electing
a permanent chairman. With us tonight are :
JOSEPH GAINEY
MORRIS ANGELL
WILLIAM WILCOX
NATALIE DE COMBRAY
MARTIN GREENBERG
THOMAS HOARD, Building Com-
missioner & Secretary
BARBARA RUANE, Recording Sec
ABSENT: ALFRED AMAN, JR.
The first order of business then will be to elect an acting chair-
man. Are there any nominations from the floor?
DR. GREENBERG: I ' ll nominate Mr. William Wilcox to be acting chair-
man.
MR. ANGELL: Ill second that.
kECRETARY ,HOARD; Do I hear any other nominations? (none) Alright.
All in favor of Mr. Wilcox as acting chairman say aye. 4 Ayes .
Any opposed? 1 Nay (Wilcox) . Mr. Wilcox is acting chairman.
ACTING CHAIRMAN WILLIAM WILCOX: Thank you. I 'd like to wish every-
one a Happy New Year and welcome you to the January meeting of the
Board of Zoning Appeals . The Board operates under the provisions
of the City Charter of the City of Ithaca and of its Zoning Ordi-
nances . Although the Board is not bound by strict rules of evi-
dence in the conduct of the meeting the determinations we have will
be founded upon sufficient legal evidence to sustain the same .
( That means that we aren' t strictly legal but we try to be as legal
as we can, You've met the members of the Board. A quorum is four
Ilor more - there are five tonight, myself and the four members out
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there. You need four votes in your favor to carry any appeal. The
= way we operate is that we have the public hearing and we ask people
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'Ito come up and speak on behalf of an application, the applicant can
!come up, present their case and then we have anyone else who would
, speak in favor of the variance and when that is finished we have
people who would like to speak in opposition to the variance come
up and then we have a little discussion with each one . Please keep
it as brief as you can, stick to the pertinent points . When that
public session is finished then we go into the executive session an
1we make our decisions . Now you can wait around until the executive
Isession is over if you like. Tonight probably won' t be too long -
I think there is , what - two cases? A couple were postponed so if
( you would like, you can stay until after the executive session but
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we do close the hearing room and everybody has to leave except the
Board, for the executive session. Okay, as the first order of I
business for the new year I 'd like to make the motion that this
( Board adopt the rules and regulations of the Board of Zoning Appeal
! of Ithaca, New York as they are presented in this addendum. I
think everybody has a copy too. Is there a second to the motion?
DR. GREENBERG: Could I make one suggestion?
R. WILCOX: Yes . I
1DR. GREENBERG: In the rules there was an indication that we should
put motions in a positive form and it is the only item I have diffi -
culty with because we find the facts and we put the rules in a posi
Itive form, it seems to be extremely difficult to put into effect
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( that way and I don' t know if the members of the Board want to go
long with this particular suggestion or not.
HAIRMAN WILCOX; Let me look at that section. Well , normally it
is a positive approach but then if there is a motion to deny then
! he application is deemed denied unless at least four votes on the
motion are to deny it. Yes , it is deemed denied unless four votes
n the motion are to deny the motion - in other words deny the
enyng motion and that' s a complicated thing too but you are going)
ack to a discussion we had before when we talked about how you
��ake a positive motion . . . .
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1�DR. GREENBERG: I just wondered if we could change it to simplify
Mit? In other words instead of saying a motion directed toward
11granting or denying that application, it should generally be in the
!form of a positive motion in favor of granting the relief sought.
!CHAIRMAN WILCOX: Yes.
DR. GREENBERG: I thought that we should simply - the person making
the motion should make the motion as he would prefer making the
motion, that is to grant or to deny it .
CHAIRMAN WILCOX: Well a motion has to be either a positive or a
negative motion and I guess they just felt that a positive approach
looks better. I have no problem with that - does anybody else?
Except that it is a little awkward.. Is there anybody who wants to
ake a motion to amend these rules and regulations? If there is no
otion I guess we' ll go on with it . Any other discussion on these
egulations? Well the point is well taken, Marty, I appreciate it
ut I guess there is nothing to sustain it at this point. Is there
ny other discussion about the rules and regulations? Is there a
motion that we accept them as submitted?
VS. DE COMBRAY: I' ll move that the Board accept the rules and regu
11ations as submitted.
R. GREENBERG: I ' ll second the motion,
HAIRMAN WILCOX: Okay, all those in favor say aye.
5 AYES 0 NAY CARRIED
HAIRMAN WILCOX; If there are no other questions by the Board, I
bink we can go to the first case Mr.. Secretary.
SECRETARY HOARD: The first case that was scheduled for tonight was
ppeal 11- 2-s79, the appeal of Alpha Epsilon Pi Fraternity for a sig
variance under Section 34 . 5. They have requested postponement of
his hearing until next month. The next appeal is appeal 1288 ,
The appeal of Guy J. & Mary E.
Natali for a- use variance under
Section 30 , 25 , Column 2 to permit
the continued use of the property a
517 N. Cayuga Street for an automo-
bile repair business . The property
is located in a B-2a (business) use
district in which an automobile re_
II pair business is not permitted. The
owners of the property were granted
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a variance for this use by the
Board on August 5 , 1974, but that
variance was granted for a period of
two years only; the owners are now
requesting a permanent variance.
;CHAIRMAN WILCOX: Before I call anyone up here for this case, let
me just remind you that there is a microphone here at the podium
and anybody that gives testimony in a case should come forward to
speak because we have a recording device and it goes on the record.
Is there someone here for this applicant? Would you come up please?
Please state your name and address .
ELIZABETH YANOFF: My name is Elizabeth Yanoff, my offices are at
'the DeWitt Building, Ithaca. I , along with Bruno Mazza, represent
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Mr. Guy Natali and the gentlemen who operate the business known as
Ithaca Foreign Car Service. As was stated by Mr. Hoard, this is an
application for a use variance based primarily on the grounds of
economic hardship. To give you a little bit of the history of
(517 N. Cayuga Street, let me highlight some parts of the applicatio .
�In 1938 a gas station was opened up on this corner and a gas
station was operated there until 1974 . Attached to the application
there is actually a letter from William Porter who operated the gas
station over a number of those years . Then in 1974 the property
was purchased by Mr. Natali who lives next door and also has his
Insurance Agency business next door. He took out the gas pumps whi h
had been used previously by the gas station, thinking that he could
luse the place in a less disruptive fashion then having a gas statin
At the time, he asked for a variance and he specifically indicated
lthat he only needed the variance for I believe he said a year
because he thought that he could bring the property into conformity
with the Ordinance after that years time . So the variance was
granted and he was given two years . That is , I should say, he
(then found out that he is unable to bring the property into con-
Iformity with the Ordinance in an economically profitable manner and
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;there is attached to his application a statement by a realtor from
'Giordano Construction Corporation indicating that , in his opinion,
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it would be economically not feasible to bring the property into
conformity, In addition to that letter there is another letter
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signed by the manager of the Seaboard Surety Company indicating
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Tihis acquaintance with the person who did the estimate about the
construction and his high opinion of him. It our contention
' that if this variance is granted it would not change the character
of the neighborhood. As I say, there had been a gas station there
from 1938 to 1974 and since 1975 the Ithaca Foreign Car Service , a
small repair shop for automobiles has been operating there and
indeed it would be our contention that if the variance is not granted
it may result in a drastic change in the character of the neighbor-
hood because if one takes a look at the types of establishments
that are allowed in that zone one sees things like clubs , taverns ,
and even motel and hotel. I ' d like to say here, because the ques-
tion arose during the Planning Board meeting last month - I ' d like
to address some remarks to the question of the cleanliness or neat-
ness of the establishment . We would certainly have no objection
land it would be fine with the applicant to have the variance have
certain conditions attached to it , namely that the place had to
�Ibe kept clean, that disabled vehicles could not be kept on the
property, that cars could not be parked in the sidewalk or the
right-of-way blocking traffic. What was brought up in the Planning
Board was the suggestion that perhaps the variance should be grante
for a limited period of time such as a year and it seemed to me that
suggestion was made with the idea that then the people who ran the
Foreign Car Service and Mr. Natali would have to come back in a
, year and that would give the Planning Board and the Board of Zoning
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Appeals and the City in general a chance to see whether, indeed,
the conditions had been met. I would suggest that would not be an
appropriate way to deal with the concern of the city about neatness
and cleanliness that the appropriate way to do that would be to
grant the variance with that condition attached, Then if that
condition were violated at any time, the variance could be revoked.
Setting a time period doesn' t seem to address that question head on
( a.nd would put a tremendous burden on the owner of the property and
the gentlemen who run the Ithaca Foreign Car Service and I 'm sure ,
indeed, if the Board agrees tonight that it would be an economic
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hardship to deny the variance, I 'm sure that we would all agree
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that it would certainly be an economic hardship one year in the
future. I have with me , and I 'd like to pass around a petition
,signed by twelve neighbors of this property indicating their ap-
proval of the property being used as it is now and indicating that
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they hope that the Board will see fit to grant a variance so it can
continue to be used as a repair shop for minor repairs to automo-
biles . I won' t go through all of the names but I would like to
point out that one of the people who signed this petition is a woma
whose living room window is immediately above and adjacent to the
parking lot which is next to the Foreign Car Service . And then
finally I have, to pass around, a picture - photograph that was
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taken last month, of the block. In the photograph you will see the
Ithaca Foreign Car and actually that house whose window looks out
ion to that parking lot.
CHAIRMAN WILCOX: Are you finished?
S. YANOFF: Yes .
CHAIRMAN WILCOX Are there any questions of Ms. Yanoff? Okay,
hank you. We do have a petition. It says : "The undersigned, do
, hereby Petition the Board of Zoning Appeals of the City of Ithaca ,
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ew York, to allow the property at the southeast corner of North
ayuga and East Marshall Streets known as 517-519 North Cayuga Stre t ,
Ithaca, New York, to be used as a repair garage for minor repairs
o automobiles .
NAME ADDRESS
Reeder D. Gates 511-513 N. Cayuga St . , Ithaca, NY
gr/Mrs,. Fred I Mosher 120 Utica Street , Ithaca, Ny i
tanley Baum 507- 509 North Cayuga St . , Ithaca, NY
guise C. Smith 105 E. Marshall St. , Ithaca, NY
/M Harry Huddle 110 Utica Street, Ithaca, NY
/M Joe Bettucci 105 Utica Street, Ithaca, NY
' obert Hasbernach 602 N. Cayuga Street, Ithaca, NY
. R. Pierce 202 Utica Street, Ithaca, NY
lyce J. Anderson 604 N. Cayuga Street , Ithaca, NY
illi,am J. Goodwin 606 N. Cayuga Street , Ithaca, NY
, 1leen M. Vasteno 103 E. Marshall Street, Ithaca, NY
illiam J. Sullivan, Jr. 113 Utica Street, Ithaca, NY"
kay, is there anyone else here to speak in favor of this appeal?
(pone) Is there anyone here to speak in opposition? (none) Any f
ther questions by the Board?
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,'SECRETARY HOARD: For the record, Mr. Chairman, Miss Bertha Chrysler
;hof 116 Utica Street came into the office on December 21st to discuss
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1this appeal . She said that she is uncomfortable about speaking
jlbefore the Board but she wanted to express her opposition to grant-
ing a variance to the car repair facilities to continue in operation.
CHAIRMAN WILCOX: Okay.
MR. GAINEY: Can you tell us what her location is?
SECRETARY HOARD: Her address is 116 Utica Street.
MR. GAINEY: Do you know what relationship that is is it any
where' s near the place in . . .
SECRETARY HOARD: I think that is right in the block behind . . .
MS. YANOFF : Utica Street is parallel to Cayuga Street and one
block east.
MR. GAINEY: She is a whole block away and she is against it?
MS. YANOFF: Yes.
CHAIRMAN WILCOX; Okay, and then we have various other letters that
are in the record already - William Porter from Giordano Construction
Company essentially in favor naming a hardship of a change and
another letter from W. E. Keough from Seaboard Surety Company. Any
board members have any questions? (none) We' ll go to the next cas
please.
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BOARD OF ZONING APPEALS
f CITY OF ITHACA, NEW YORK
COMMON COUNCIL CHAMBERS
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JANUARY 7 , 1980 i
� EXECUTIVE SESSION
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APPEAL NO. 1288 :
MR. GAINEY: I move that the Board grant the use
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variance requested in appeal number
1288 with the following conditions : I
a) that the front yard be maintained
in an orderly and neat manner as long a�
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the existing tenant remains , and b)
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be required to return to the Zoning
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1 Board for a new variance, and c) that o -
the-lot storage of vehicles be restrict d
only to the cars actually undergoing
repairs .
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S. DE COMBRAY: I second the motion.
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INDINGS OF FACT: 1) Strict application of the ordinance i
jwould produce financial hardship to
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I convert use of the property to one of t e
uses permitted. !
2) This use does not change the character
of the neighborhood.
3) It is a less intense use of that proper y
than the previous use as a gas station.
J�OTE; 5 Yes ; 0 No ; 1 Absent. I
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Use variance granted with condition !
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j' BOARD OF ZONING APPEALS
CITY OF ITHACA, NEW YORK
COMMON COUNCIL CHAMBERS
JANUARY 7 , 1980
ISECRETARY HOARD: The next case is appeal number 1289, the appeal
of Robert C. Wood for an area variance for 319 Hillview Place . He i
also requested a postponement of this case until next month. The
remaining case is appeal number 1290,
Appeal of Mack Travis for an area vari-
ance under Section 30. 25, Columns 6 and7
(minimum required lot size and minimum
required side yard) to permit the addition
of four more bedrooms in the reconstruction
of the third floor of the fire damaged
apartment house at 105-107 N. Quarry
Street. The property is located in an
R-3a (residential) use district and is
deficient in minimum required lot size for
the number of apartments on the propert ,
and is deficient in minimum set back fo
one side yard.
CHAIRMAN WILCOX: Okay, is there someone here to speak in favor of
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this variance application? (no one appeared) I believe Mr. Travis ' s
mother died n it was in the paper I think I saw . . .
ISECRETARY HOARD: Yes there was - apparently his mother died recent�y
` and I have not heard anything from him. His attorney called me thi
lafternoon and wanted to know if I had heard anything and he said hey
( didn' t feel prepared to present the case because he hasn' t seen Mr.
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Travis either so I don' t know . . .
CHAIRMAN WILCOX: Well there is nobody here and we will have to
! postpone the application. These people are here for this case
but . . . let' s just check the regulations - can we discuss the case
without the appellant being here?
R. GAINEY: No, Didn' t we run into this once before?
ISECRETARY HOARD: We ran into this once before where we dial not hea
a case because an appellant dial not show up.
MR. GAINEY; That was Court Street wasn' t it? People that bought
Ithe fire- the house on Court Street? We made them come back the
next month to present it? {
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ISECRETARY. HOARD; Yes , that was one where they came back. There wa�
Anothercasecase on Stewart Avenue where the appellant didn' t show up a�d
we didn' t hear the case . He was very upset because he thought we
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should have heard the case even though he wasn' t there.
IMR. ANGELL: How can you do that?
( SECRETARY HOARD: Good question.
CHAIRMAN WILCOX: Is there a motion to adjourn this particular cas
until the next meeting?
MS. DE COMBRAY: Well are there any rules?
IMR. ANGELL: Can we adjourn it until the next meeting or can we jus1t
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adjourn it? He' d have to reapply, wouldn' t he?
MS. DE COMBRAY: There are no rules?
CHAIRMAN WILCOX: You have to come forward if you have a question,
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so we can get it on the record.
NANCY SCHULER: I just want to ask if statements could be made?
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iICHAIRMAN WILCOX: That ' s what we are checking on right now - whethe
statements can be made or not . If you are going to make a statement
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1you better come up and speak in the microphone so we have it on
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(,record,
JOHN NOVARR: I have a question, I don' t wish to make a statement.
CHAIRMAN WILCOX: Okay, go ahead.
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IMR. NOVARR: The work , though Mack Travis has not seen fit to be
here tonight - work is going on and they were working there on that
house today.
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CHAIRMAN WILCOX; I 'm sure he would have been here except that . . .
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IMR, NOVARR: Work is going on w he doesn't even have a building per
�it for and you give him another month and that house is going to b
p before he comes before this Board. I
CHAIRMAN WILCOX: I thought I saw a building permit in the window?
SECRETARY HOARD: That' s not for the top floor.
( CHAIRMAN WILCOX: Oh, it ' s not for the top floor? Okay,
R. ANGELL : Does he have a building permit?
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SECRETARY HOARD: No, not for that part of the building.
HAIRMAN WILCOX: Well I believe there was a sudden death in the
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amily n otherwise he would have been here .
R. GAI.NEY; Why don' t we - he is not here . . .
CHAIRMAN WILCOX: He is not here - I don' t think we can allow any
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�jtestimony at all in this case.
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liIi MR. ANGELL: I wouldn' t think so. I think we will postpone it . I
11its a case of holding an emergency - extra session of the Board
1we can do that but I think if what you alluded to is true that is
�Ia Building Department problem not a Board of Zoning Appeals proble�
anyway, and the work would be stopped on the minute the Building
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Department knew about it they would put a stop order on it so . . .
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!MR. NOVARR: Bill , this happened once before where Mack Travis went
ahead without a permit and built what he wasn' t supposed to build
and then he came back to you people and asked for a hardship vari-
ance and you granted it and that' s not the way to do business . An
that' s exactly what' s happening again.
MR. GAINEY: Can you go in and . . .
IMS. DE COMBRAY: Can we make a motion that - I mean is it part of i
our - to make a motion . . . ?
CHAIRMAN WILCOX: If an appellant is not here I don' t see where we
can do anything about it .
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�MR. GAINEY; Off the record, I ' d like to have the Building Commis-
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11sioner look into the allegations of these people. They are concerned
with seeing - as they came down here, and are trying to present
Itheir case and the other party did not appear, That ' s the least
we can do they came down here to present it .
CHAIRMAN WILCOX; Well , theoretically, could you take up the case
from the application we just heard?
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NORMAN DALEY: Mr. Chairman,
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CHAIRMAN WILCOX: Yes .
MR. DALEY; There are some people here who won' t be able to come
Ito the next meeting, Would it be possible for them to give a
statement now?
( CHAIRMAN WILCOX; That' s what we are trying to determine.
! MR. GAINEY; If he is not hereto present his side of the case
then - if he hasn' t presented anything and the testimony is strongi
enough against, then we can deny, I don' t think he felt free to
contact anybpdy and even if it is probably he can .still reappeal
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and come back next month even though it has been denied,
II CHAIRMAN WILCOX: Well he won' t be able to be hereto answer . . . .
(( (various discussions which were unintelligible took place here)
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( CHAIRMAN WILCOX: Now, let me just read this. If a request is mad
! to withdraw a case or to postpone the hearing until a later date ,
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, the Chairman may allow such withdrawal or postponement after, in
his discretion, hearing arguments for and in opposition to said
withdrawal or postponement, if any. So I would say, as Chairman,
1I suppose I could rule that we could . . . .
MR. GAINEY: I move that we hear people' s appeals .
MS. DE COMBRAY: I second it.
CHAIRMAN WILCOX, I ' ll entertain motions on the subject.
IMR. ANGELL: I ' ll make a motion that we consider this case dropped
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from this meeting and Mr. Travis make a new application to the Board
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MS. DE COMBRAY: We just had a motion and a second.
CHAIRMAN WILCOX: There was a second?
MS. DE COMBRAY: I seconded it.
CHAIRMAN WILCOX; Oh you did? I 'm sorry. There is a motion on
( the floor. Would you kindly repeat that?
MR. GAINEY: T move that we hear the people ' s complaints , that we
proceed with the case and we discuss it in executive session whether
we want to drop it or deny or move on to another month.
CHAIRMAN WILCOX: And there is a second to that?
MS. DE CQMBRAY; I second it,
CHAIRMAN WILCOX; Alright. Is there any other discussion?
DR. GREENBERG: I would vote against the motion under the very cir-
cumstances of this particular event. Regardless of his past
history r regardless of anything else, his mother' s obituary just
appeared in the paper and I think that is sufficient reason for
, us to overlook the usual rules or regulations and simply postpone
this case, with the understanding that the Building Commissioner i
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will see to it that no further construction is done on the question
fable area.
CHAIRMAN WILCQX: Yes , that goes without saying.
SECRETARY HOARD: Now when you say no further construction, are
you saying . . , ?
i,, DR. GREENBERG: On those questionable areas where he ikifts asng oria variance.
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IISECRETARY HOARD: Well, he is asking for a variance to add bedroom� -
Ilnot to build a roof.
CHAIRMAN WILCOX: Well , there has been a mQtion made and seconded
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�do we need ballots for that? No, All those in favor?
SECRETARY HOARD; No, we are still in open session.
( CHAIRMAN WILCOX: I think it should be postponed. There is no one
, here to speak for the appellant it should be postponed.
MR, ANGELL; It can' t be postponed according to these rules .
CHAIRMAN WILCOX; No , I think it is at the discretion of the Chair-
( man who can listen to arguments for and in opposition it said with-
drawal or postponement and then make a decision and I think it is
only fair that the appellant be here so if there is criticism he ca
answer them and find out what the objections are rather than by
hearsay as he does at a public meeting which is what this is all
about so I declare it postponed. This ends the public meeting, .
the Board will go into executive session to decide the one case that
it does have and some other matters , Probably won' t be too long.
MR. GAINEY; We didn+t vote on that motion did we?
CHAIRMAN WILCQX; No , we are not going to have
MR. GAINEY: I don' t think it is up to your discretion to decide
whether we move on voting or not. The motion was made and is on
the floor.
CHAIRMAN WILCOX; We can take it up in the r but I don' t think you
can have it without the appellant here, can you?
MR. GAINEY; I don' t know what you think - I know I brought it up
and I' d like to vote on it,
MR. ANGELL ; Repeat the motion.
MR. GAINEY; It ' s not a question -• I 've repeated it three or four
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times . . .
CHAIRMAN WILCQX; Alright, you want to have a vote on the motion?
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IIMR, ANGELL; What is the motion?
CHAIRMAN WILCQX; The motion is that we hear the witnesses and it
was seconded, All those in favor say Aye? 2 AYES.
CHAIRMAN WILCOX; All those opposed say Nay? 3 NAYS.
Okay, it is postponed. I 'm sorry for the inconvenience but the
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jregulations are a little unclear but I think the appellant should
� be here - or his attorney should be here - I think that is only
reasonable. I 'm sorry the people were put out - I live on that
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'{ street too , so I ' d like to have had it settled myself.
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MR. NOVARR: Bill , did Dr. Greenberg' s suggestion get adapted - or
adopted? In other words are you going to - are you requesting the
Building Commissioner to see that all work is stopped?
CHAIRMAN WILCOX: I think that goes without saying. He is charged
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with that duty. I think the minute he knows that a citizen has `
reported that something is wrong, he is going to - he has no choice,
the has to investigate the situation. That' s not within our scope
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anyways - frankly.
SECRETARY HOARD: I think we have to be clear on the understanding
of what is going to be stopped because there is nothing to prohibit`
shim from building the roof. The variance is to add bedrooms . i
IMR. NOVARR: Bedrooms have been added. He wouldn' t be able to add
the roof if you hadn' t let him add the bedrooms . The roof sits on
top of the bedrooms which is already built.
MR. ANGELL: The roof is built now?
MR. NOVARR: He has put on a new kind of roof which has allowed }
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more space on the third floor and because of that . . .
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NOTE: ;More discussion took place which wasn' t part of the hearing.
The Board then went into Executive Session.
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I . BARBARA RUANE , DO CERTIFY that I took the minutes of the Board
of Zoning Appeals , City of Ithaca, in the matters of Appeal No .
1288 on January 7 , 1980 at City Hall , City of Ithaca, New York;
that I have transcribed same, and the foregoing is a true copy
of the transcript of the minutes of the meeting and the Executive
Session of the Board of Zoning Appeals , City of Ithaca and the
whole thereof to the best of my ability.
1�-
Barbara C. Ruane
Recording Secretary
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Sworn to before me this
16th day, of January , 1979.
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Notary Public
PU8.'_. :',T of )EJ YC
Nc. . ,.t...
.Y.1�:,!"S'J., LtP26..ES.w, Cu ? T(j O
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