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HomeMy WebLinkAboutMN-BZA-1967-02-06 BOAMD OF ZONING APPUW9 CTS? OF ITEACA9 ClTr SM0 IMCAq NNW YOU vmwaY 6, 1967 APM.W NOS. 7411 7449 745 STs RICAARO =MTOCp4 *"MM (WORM R. ,PIA*y 3Re ions iIE I W. H. p�ZW00n GIOPP S°1MVER C. MMS TAN K SdIdUg Ct"losi mora Sessetaly TIN CUM The meeting w U ww some to endo r. TK* *a a rear 'Aastlag of the Heard of Zai App taus to ba" two appeals f""UY In pw"A hearing, lu no*$*# "W" tanight ino3 ,p in addittaen, to W#4L ' *M 1, ! R. PfUA4. John swonk", W, 16 lamsed, Gi**ff*W WWWO and oar Bd.14la* Owai+saiawwbry Mr. Van Not**. Tr► fust aws "takiSW is go. ?moi, of Sabosuft To Pyre, 1X5 p ft"Ow ta4, prone YSVJ4 f*' taartrAstA ,at W Wiest, Mate Sty lops, Now 1004 13. and 1,2& petst ' of lot *b0Wvan;.=7410ax d r�rgKi t� in.;& p- diortAst. Thi, &W asre boo raweer for i*. goat" Pb"? UWATORS PIM: I as Sial KnotAA late" ' Ot* Propft'M� aar of 402-W Wet o*Luikft .f ter, Via, I an hero ag4a as %Has of *2 Wats State. a4seats Itbrea, 6 °tib b�� an. MAtim. and ask fbr two lo.tra�. ssptieba +�a " of *-beZsvA3* Seardof and for fto tiro axes* an iod�►r sos�.sh `. mom xTZl . the persoatage ,of Vis; end f 40tbauh. 'XL w Time to 4reflvrab,� Hinds o little, . if I Awo and go, bask too vat two timM I 104" ^np 1wte* fid time we proposed to pet up a steel. IV on* Mith AgK waar#artss if at I tried.ti 9A. At ' a ttiv e I V" Hex at UU aria did aart knew bow is iso t asAng for ♦ariaasw. Wo was tw med dow the flo", ?tiaes beasse of eight xaria , tk *4"qt one be-, sesead Uvo I some *p vM apaw Ain I o At an a - tion an thw propefty sad °b+ paro rr is tsar& Amar beaMss I *MU net safe 4U of *A*-M - Xttiaas, 2-`t as tamed dam. I AWAlat that pu ►pM+wa�'to reset mob"#$ PWWLW rs )Mwe w paw p ro- bL+aa sorb. I have a list of seven wineshftu who bwol twined over pu4dng to as. I new baneba ► sposea arailablo. fir► Appatloaat's Mftbit 1 su4wd far ida:atifieation n. PIII o t I Ment dens to all tbooe merebma to and asked it we osuli we their parking and if tbar weald give it to u in wAting. MR. : At night? A Any ti„mo aftar fivoe boort the ma jrri*y of thase people wi11 40eept it at Ow time - a004"w sane far after fln in the ofternwan. no WUVU: am far away are these spa*"? A. A11 witbin tho 5w tool'. am. (Shaw Hoochibit 1 to nambeve of Hoard) And this is a a v Mbioh Mill haat In the p Um Oe ft sboering all of the pUww that ave ata'1labls to our eu tom me. (Slates rapll" of sign to Hoard) MR, WAYSRs Yen also am b=. WUt *boat that? A. TMt sbs ld stag► boom* the Is a nam in basimess tbm for yow. I an being pashed east bovavua of Usiban Rawal. Wbon I Ant sew with the ox3gl A plan I didn't low► mW- tbdmg abewtt mianem and to beI shrwld ban boon told all these things about the laarthls Mas In"- sibl.o to grit. MR. MUM: Dees your tetnMt ban a leas`? A. He has no lease for the dvag stere. No W a Ise" for the bask Pur%, a %b ree yaaa I"se on the amt in the bask, but no lease an the freooet. This Lasso row for about three years. Tibio I beaesbk the baUding it had the low In no PFANN: Ih year laorti eo tation yam made seg eml aUteaaants as t0 being tem► dom and "view rawoms Mlg► you are bw o. I AU be vuy hamost Leith ym. I sorted no on oaoh of the other appeals besamro I folt tbo Zooeing O dlaaanoo mm onraerted tv sitlsems of IthaeA4 and ebsald ragairo certain f'l ndbw bp• this Board Wore it onU pimS an socoewp 14 e or vwimmoo►. Z et►ill fall to a" Mbat the dif- flaultim and Spaeeial diftisalti m are M" meal* ya+mr Pnp '% umasroaa'ble to somp2,y with. Soeeorsr # this not be, a ad►gra elteaatian and not me vkbdk applies to ether lets. Year porobUR of being dispUeod b© Urban Remove" is a wd Vw w Mhieoh we not prabWgy eowaddenrmod at the time tom► Za000i" ardinamse was amaeted. ?bis fast dam wt aab)artto to the hardship wbloh owtsotls that ps i ar PUposs for h you A" a kbw an �orptt at. til I MW thsso diffAotatltios Or PUPU04W aasow sAAsh surromA Mmrr you wAt to bdldo,, I do ► #ebdA1L I ora to f" a vote to gvA yaat an s=op on* �►bo I harp tote ied to so* t thaso aroo t�hoso diAim" altdof *ad spoGW som- dittowl) Am you vmt to bnd i. A, With this patone that I em at 402-W402-WWat Surto �a that 1+o'o Oow I tart ast b du swiss pg aet it. I o bat tld and I homer of s' porrposod bd2di dot a SdovaL'3yo dew to tm was tUt I am rot oewply with* tato is +tdof go. I as alleraMd to bgild ? if MR. PirAW i wboLt ptt o"a u ym? A. I ba" ftt this to a WUdXa sl"s if I ftt it aay soffit It wM bwt iw ostt Meas imos * I bwo oA bit In width aad leo ogth. M WANN s AVM thore OMW bio o thfa you rr . 0044 yatrat a batildim on for pavtar mos mUsh vv&U allow saw batariAmm to fm*Uoa? For aay baste? IW iia a UqUW stem or a sm U gr000*7 sto oI uw d *%o" is tlwvo. A. 9h► W40it bo a p billAr of paotUm soli tdoves, Nott tAx bas to be for a r aunt �o NR. PP'ANK s Ytst ow tW pvpft4r Wwt door? A. Rismo Cts a TWO to paritU deeds? A.. Nop I ltpad to biW it toget-b r rkwrat I mwdo that dao. We bad► it t'yrtww aroaad in Jamo Tho raw sm no bs%SM Ws goons bad to Wbrra Ronsoll•' I word Uka telt to rabbit a lotUr I Jut oeo4vod. A att*s Mt 2 award for on M AKVNRs Ow&U yrm add art and 4w rattbia thea ordlmom and hm a satisfy opwaUN®, epouoar►t Ao Sol, sir, I do wA t it wodd be wovbkUU# for awl Td odniwr s* M. MUMI It *saw is so yort hats vlat yort mrlrwtd W I an ip if otboUe to y ► � mA its d rs Imb yet �e tg toaaaat« Appollant's bbt 3 >Atuftd for oart -4- MR. PIRRDs (Shows Exhibit 3 to Boards That is the plan for the building we would like to p" up to an addition. In that neighborhood thee* isnIt any building that can - ;too with this 10 foot setback. Than I would like to show that we have sailed out the notices to all the people within the area. (Shows Exhibit 2, No. 717, October 130 1966 seating) This shows a picture of the pharmacy and the proposed land use. At present that is a vacant lot of grass with shrubs In the front. In closing I would like to say that again we have cut our property down to sisa, to a minimum of what we can use; we have provided the different variances that I didnOt know how to provide back in October, and the biggest of these was this parking issue. In the first two meetings different people talked about the difficulty in parking. We feel we have mastered this parking; we have seven mer- chants agreeable, with 127 parking spaces; combinry the two properties together I need 15 spaces. We are down to only two exceptions; again they are 11 and 12, the per- centage of lot coverage. If parking can be provided, provided within 500 feet, that 73% of my land can be built. I an within 1.5% and this is not much to ask for. As to the front foot setback, the buildings are and have been built already and do no think all comply with this 10 foot setback,. and I am asking to be allowed to put up a new bui1446"�,whsre an eyesore spot now is on State Street, and I an taking the risk of putting myself on the tax payroll and this building will be paying taxes. THE CHAIRt Any futther questions by the Board? Mone Is theses any one appearing in favor of this appeal? NATHAN WEINERs 510 West State Street. The only thing I have to say is this. I have no axe to grind; I am a friend of Mr. Pirro's, and also of the gentlemen who probably are going to speak against the varienm. Personally, I do not think -5- NATHAN WRINERs that the Zoning setup on pest State Street is realistic. The point at issue is whether he can buildon the land he has there. I foal that the case of Dean Phipps did not have the hardship involved in this young man0s issue. I believe. that they built both on the sides and in the front in variance. NR. PIRROt I have over 300 names of people who are in favor of a building being built down on State Street. THE CHAIRS Is there any *on 'appearing in opposition? Bitte KIVIN': 409 and 408 West State Street, across the street. The Hoardhas already been referred to the first meeting on this matter, and basically things which were presented then still are true new. I would like to say that it is not that the people in our area do not grant any business there, but itts my opinion that no hardship is involved for this person, in that this is one lot in two, which he has broken it into. Even if he bought it for purposes for which it is not designed, the City should not be peal#sed. Be has a large building there an a math to month lease. As to whether that is big enough for him without the ppartment in the back, I do not know, but I understood from Mr. Hart this morning that his lease was given to him by Mr. Pirro after he bought the place. So it would look like he was not planning on using this for his store right from the 6nginning. But if he used that building, if it was permissible for parking, he would not have any problems because there is a lot there. As to when he put a purchase order in, it was September 199 1965, long before Urban Renewal gave him notice. Looking at the smaller property separate from the other, which Is a good income producing property, with a drug store sad apartments, I feel that he does not wish to disturb these. I mdorstand that the rants are to be raised if the drug store is left there. Again, this is not the City's problem. You do have the Zoning laws. He may -6- have at issue the two problems, although I question,the parking; they are at variance with the law. But a com- pletely conforming building could be built on that smell property. As far as its beim an eye sore, it is so because he does not maintain it; it has not been shoveled once this entire winter. As far as parking, all well and go+ for those merchants mostly on streets which are not en State Street. The average customer is not going way over there for harry-out merchandise. We knew this. We awn • across the street and in our house, we constantly have trouble with movie patrons. They do net realise that this Is not public parking. Any one can park there se I doubt if a high percentage of these spaces will be left when he wants to use them. TRE CRAIRt Is there any one else to speak? DR. QALVINs I do not think that the parking has changed a bit. The parking he mentions has always been there and always used by people from the theatre. Nowhere does it say: "This space is to be given to Pirrote only", but that is yours when no one else is in there. In the last three or four months I have had to have cars towed from my garage door so that I could get to the hospital. There is no extra parking around there that he will have any extra premium on as far as I know. Row is he and how are the people going to check? Those people are going to the theatre for two or thane hours and they will park anywhere they can. MR. PIWO: I would like to make a remark. In reference to the lease on Hart's Pharmacy, in the original form it is the apart- went which wee rented before I bought the building. He still has an additional three years on this and I have signed no now lass* with his. As far as urban Renwal, they told as way before September that I would have to get out of this &"&* it was in September that I put a purchase price on this property with an idea of building. =l- in this lot next to it, and somewhere in January than I finally took possession. As far as keeping the area clean, this is true. There is no reason for me to main- tain that lot for beauty. My intentions were to dig it out to make a beautiful spot on State Street. If I can not put a building up there, there is nothing I can do. Parking is not a question in this meeting. We have come up with parking, a solution. These men have put it in black and white. This is legal and I will hang a sign In my place stating where the parking is. NR. NEVINt If people are inside reading the sign where they should have parked, they hate already parked somewhere also. � -8- THE CHAIRt The next case is No. 744, Appeal of Mrs. Venom Macera and Mobil Oil Corporation, 125 West Green Street, Ithaca, and 50 West 44th Street, New York City, res- pectively for a variance, for new construction, gas station, at 207-209 West State Street, and 102, 196, 108 South Geneva Street, Ithaca, New York, required under provisions of Section 7, Column 1, extension of a non-conforming use in a B-2 district. Who is appearing? BRUCE DEAN: This is a re-application made by Mrs. Macera to the Board of Zoning Appeals, subsequent to the denial of the application in the month of January# because of showing a lack of hardship. We are now prepared to do so. The represntatives here are myself for the Mobil Oil Corporation, Bruno Massa, Junior, for Mrs. Macera, and also Mr. McGahey, Mr. Herron and Mr. Woodhouse. I offer in evidence my affidavit ah6ch shows that the notice was sent out to all property owners within 200 feet of the Macera property. I would like to ask the Board to incorporate in this record the exhibit on January 9th, 1967, in Appeal No. 737, as to the type of construction, and so forth, and also the various exhibits offered in evidence at that time. THE CHAIRt Granted. MR. DEAN: Exhibit A is contract to purchase with the limitation of acceptance, marked Exhibit 11 on No. 737 on January 9th, 1967, containing the provision relating to the fact if this appeal is not granted, iti will result in the surrender of the contract. I would like to present to the' Board' also Exhibit B, survey of Carl Crandall, of the property, showing that Mobil Oil now has 93 feet on West State Street, which is the present property, and that Mrs. Maces is making this application on the basis of the contract to sell her property to Mobil Oil for $650000. In the event the variance is granted they -9- MR. DEAR: will have about the same sire of building on the en- tire block and the property will extend from South Albany Street to South Genova Street, which will add the square' 'footage which Mrs. Macers now owns. I also want to offer in evidence the plot plan of Mobil Oil , Corporation. I also filed with Mr. Van Harter three sheets marked Exhibit C on January 9th, 1967. Offer • it in evidence to show the plot plan. Also Mr. Van Harter has the construction plants, Exhibit D, attactted to the original application, and now incorporated in this application. As you know, this is an spplicatien for a variance in order to build this gas station in a 8-2 area. I would like the witnesses sworn and this put in evidence with respect to the various hardships which exist. Appellantfs Exhibits A through F marked for identification I offer in evidence at this time Exhibit A, a picture of State Street, showing the Dean Phipps Store on the opposite side of -the street; Exhibit B. showing the general nature of the area and the fact that granting this variance will not change the character of the neighborhood; Exhibit C, which shows part of the property of Mrs. Mscera, showing that this is old property; Exhibit D, which shows West State Street and the existing station of the Mobil 0119 and also other premises on West Skate Street, the subject of this application; Exhibit E, showing the same buildings of Mrs. Macera on West State Street; and Exhibit F, a small reproduc- tion of the larger exhibit, which is recorded. -10- JOHN PITTS* being duly morn, testified as follows BY MR. DBANt Q. Will you give your name and address to this Board? A. John Pitts, 328 Reawtek Drive, Ithaca, New. York. Q. Are you a real estate salesman for the J. D. Gallagher Agency, City of Ithaca? A. Yes. Q. Are you familiar with this Macera property? A. Yes. Q. Were the exhibits in evidence relating to the &rile brought about through your activities? A, Yes. Q. For how long have you been negotiating this property? A. With Mobil Oil since January, 1966. Q. At that time what was the price? A. $.63,000. Q. At that time that was the contract price? A. Yes. Q. Do you know the length of time this property has been on the market? A. Approximately nine years. Q. You have examined the records of the J. D. Gallagher agency? A. That is right. Q. And you have the information at your disposal? A. That is right. Q. You are familiar with the various portions of this property from your own knowledge and from the records of J. D. Gallagher on file at that office? A. That is right. Q. What was the original listing price of this property? A. Nine years ago, $85,000. Q. For how long was that the price on the market? A. For about three years. Q. What happened after that? A. This price was reduced to $75,000 for the next six years approximately, up to a year age last January when it was reduced to $65,000. Q. During that period of time tell this Board the organisations which ware -11- Interested in any of the properties? A. Many people were interested; I have an affidavit here that over one hundred people Were shown the property in an attempt to sell the property, and in all this time the offer from Mobil Oil is the only offer either in writing or orally offered to Mrs, Mscera. Q. Tell the Board the various statements made by proppective purchasers? A. The various reasons for their refusal to buy were, first, the price was • too high for the site of the parcels, the condition of the buildiags, plus the cost of *molition, and the other fact vas limited frontage which rendered it almost improbable for any business use; too small for use as a retail outlet, too smirll for apartment development, and should any one have considered this, there was no parking available and parking spaces would have to be provided for an apartment house. Q. Every one of these parties has rejected the property for these various reasons? A. That is right. Exhibit G marked for identification Q. In your opinion that is the highest and best use of this property? A. As an adjunct to the existing Mobil Oil station. Q. Do you have an opinion as an expert, whether or net this property as a residential property can return a fair return on this investment? A. Definitely not. Q. You have examined the property? A. Yes. Q. How would you describe the property, as in a good state of repair? A. In generally a poor state of repair. Q. I show you Appellants Exhibit G, marked for identification$ and ask if you can identify this? A. Yes, that is an affidavit signed by J. D. Gallagher, outlies the various testimony just given, the history of the property, and the amounts of money expanded by J. D. Gallagher in trying to sell this property. MR. DBANs Offer in evi4ence. THE CHAIRt Received. Q. Are you familiar with the gross multiplier formula for evaluating property? A. Yes. -12- i Q. Using the gross rentals of $3200 with a sales priae-of $65,000, applying this gross multiplier, what would that indicate? A. That the $650000 price is a realistic and low price, and we have of course all the indications that a $5200 income is not a sufficient retumn on the property for an investment. It is now being operated at a loss. Q. Do you have an opinion as to whether the rents could be increased in the operation of the property as it now exists? A. I think they could not. MR. PFANNt over the last five years how sonny interested parties have therm been to look at its A. I could not say. over the past nine years, well over one hundred, but spread out. MR. DEANS Q. What type of people would be interested? A. Well, we tried to contact this type suntsp through advertising in the Ithaca Journal and other papers, and out of town by direct contact, and this would be the type that would be interested in this sort of peoperty. Q. You have contacted larger buyers than the every day buyers? A. That is right. JAMBS MACBRA, being duly sworn, testified as follows: BY Mtt. DEAN: Q. Your name for the record? A. James Macera. Q. Where do you live? A. 123 West Green Street. Q. What is your relationship to the owner of property at 209 West Stats Street? A. She is my mother. Q. Do you know how long the property has been owned by your mother? A. Yes, by her and dad since 1944, and she expressly since 1936. Q. What are your duties at the present time? A. I work with real estate. Q. Your own real estate? A. Yes. Q. Would you consider you are familiar with real estate from your experience? A. -13- A. To a degree. Q. Does this occupy your time fully? A. Yes. Q. Are you familiar with this property at 209 West State Street? A. Yes, more se than anybody in the City. Q. will you tell of your familiarity, hem you obtained it? A. When I was much younger, I used to go with my dad to do the work and than since his death, I have had to do it. Q. You have prepared a paper setting forth the various information relating to this property? A. Yes. Appellant+s Exhibit H marked for identification Q. I show you Exhibit H. marked for identification, and was that prepared by you? A. Yes, it was. Q. Do you have a duplicate for your own information? A. Yea. MR. DUNt Offer Exhibit H in evidence. THE CHAIRS Received. Q. Tell the Board the number of tenants and what apartments they occupy and ghat buildings are in these properties. A. Apartment at 209 West State Street, vacant; apartment at 207 West State Street, occupied by Jana Reed; the funeral hams at 102 South Geneva Street, Leon`Olts funeral howet 106 South Geneva Straet, the Mantalbo family; at 108 South Geneva Street, Alias Carpenter and 'family. Q. How matey persons at 106 South Geneva Street? A. five. Q. At 108 South Geneva Street? A. Six. Q. At 102 South Geneva Street? A. That is the funeral home. Q. If it were not a funeral hews, hens many would it accomodate? A. One or two. Q. At 207 West State Street? A. Four. -14- Q. At 209 West State Street? A. It is vacant. Normally It would take two or three. Q. At 106 and 108 South Geneva Street how many children are there? A. Tbxee. Q. At 207 and 209 West State Street? A. Two children. Q. Are say apartments av*ilable for any apartments? A. go: jet a small, area to the side of the building, whick they should not use but do, no parking spades available for any of the sparrteents. Q. What was the purchase price of this property? A. $44,000 in 1944. Q. Bought by parcels or as a whole? A. As a whole. Q. Do you know the assessed values? A. Yes. Q. For 207-209 West State Street? A. Building, $13,530, land. $8,050. Q. 102 South Geneva Street? A. Building, $6.800. land, $1,'800. Q. 106 South Geneva Street? A. Building. $129730, land, $1.9.30. Q. A total assessment for land of $11.800? A. Yes. Q. buildings, $33.100? A. Yes. Q. Do you know the tax? A. Yes, above $2.000, • $29133.33. Q. Will you break that dors for the Board? A. 102 South Geneva Street $ 442.29 106 South Genera Street 683.76 207.209 West State Street 1005.30 or a total of $"2�1 :5 Q. Give the gross rentals for all rented properties. A. Last year $3,220. Q. Do you have a breakdown on those rents? A. Yes. 207 Wast State Street, $80 monthly; 209 Wast State Streets the sem, -1S- but not occupied at present; 102 South Geneva Street, $103 monthly; and 106 and 108 South Geneva Street, each $85 monthly; or a total of $435. Q. Are you familiar with the expenses of operation of the properties? A. Yes. Q. Toll us these in addition to the taxes. A. Insurance, $398 for be past year; repairs and upkeep she has actually been spending between $1,000 and $1,500 per year. Q. In your opinion as a realtor what would you estimate the expenses of repairs to keep this property in goad condition? A. $3,000 to $49000 a year. Q, that does that result in, a gain or loss in the operation of the property? A. Definitely a loss. Q. How much do your records shoe? A. $773.35 as a minimum amount of loss. Q. Does that allow for any recapture of the cost of the property for depreciation ' A. No, it would show a greater loss. Q. Can your mother manage this property? A. No, for several reasons. Q. Can you manage it for her? A. No, I have only so muck► time and strength, and I have this property on Bast Hill to rebuild and there is a now interpretation of the fire code with repairs up there. For a long time I have tried to do both jobs. Q. How old is your mother? A. Sixty-four. Q. What is the condition of her health? A. She is extremely ill. Q. How would you describe that more in detail? A. She is dangerously ill; she has a heart condition; is very obese and has been hospitalized lately. Q. does she need surgery? A. Yost but she is too ill for it. Q. Hoe much time has she spent in bled? A. Sixteen hours a day and I expect in time her condition will worsen. Q. Cam she manage her affairs personally? i -16- A. No, she is not capable. She is foreign bora and her only experience has been as a bossevila. Q. From 1956 to 1961 she has had no income E any kind? A. That is true. Q. What effect, if say, does this have on the condition of the property? A. A detrimental effscti it is deteriorating very rapidly. Q. In your opinion, If this property ware in a better, state of repair, would you still be able to carry this as far u income is concerned? A. No, if the property were in excellent coedit oa., no one with any knowledge of real estate would buy it. They could not afford to. Q. What are your plans with respect to this property in the event it is not sold? A. This is an impossible case. We both realise that if the property is not sold that it will have to be tom down. Q. Referring to page 2 in which you set forth a description of each property# what is that for 207-209 West State Street? A. Yesp poor condition. Q. How 'about the Canova Street property? A. All in poor condition. Q. Now old are the buildings? A. Within a range of 60 to 80 years. Q. The heating system - in what dowdition is that? A. Very bad. We had an estimator out;, the steam systems are very bad. Q. As far as you know, what is your best estimate of the life of those heating plants? A. I would say the life expectancy is one year or less. Q. Q. Hoo about the painting and woodwork, wells, and so forth? A. Generally poor, 207-209 State Street, extremely bad, inside and out. Q. What about the wiring? A. That is poor also. Q. Have you received any cooma kation from Mr. Van porter? A. 'fns, the Building Commissioner watts repairs and alterations made with respect to the wiring and porch steps and many other things. Q. What other things? A. The steps, sidewalks, and broken windows. r 47- e2. would that describe the type of occupants you got in those buildings? A. Yes, they damage the property so bad and as it gets damaged It becomes to bad that it gets less desirable tenants, who damage it more quickly. Q. With respect to the basement, what about 207-209 West State Street? A. in poor condition. Q. Does the funsasl home have a boom kt? A. No, and 106, 1s in poor condition. • Q. Is there any available yard space? A. No* no yard. We have a unique condition here of residential property near the meter of town. I think the rents have only doubled in the last twenty years* * Q. Your mother can not keep these properties? A. No, that is an impossibility. Q. Is these any driveway at all? A. Me, you just drive over the lawn. Mt. HUXON: We had hoped there Mould be no incireaae in taxes. We are hoping that the tax on the land will be the same and we will have a new building there. Definitely we are going to increase the value of the building. Me 91MODS Will the total tax be equal to what they are paying now? Mt. WCMJOMSSi We have not taken bids on this project as yet. We project the shell of the building will cost in the neighborhood , of $33,000. This is baded on construction costs averaged through Western Now York State and doers not include the yard equipment and that sort of thing. That should give you some idea of taxes. JAMS MACBSAt . Directly across the street on State and Geneva is a vacant lot and the northwest corner of Albany and State and apparently that land is unsaleable, and assuming this is not granted and the properties are torn down, this would become another vacant lot. If this were not adjacent to the Mobil station I dee mgt think you would he" a buyer. THS CHAIRi All three properties? Mr. Mac*rat All taken together have a total area of 10.00 square feet. MR. DWs Approximately about 100 by 99. You can see by looking at the plan hoer ankh more useablb this will be. MR. ilSAYEAt You had no plans for a curb out on Genera Street? MR. WDODADOSEt Yes, we do have one but it is remote from the corner. THS CHAIM Is there any one herb appearing In favor? !sone Any one appeasing In opposition? None Appellsntla Exhibit I marked for Identification MR. DUXi This Is a notice of no objection and at the bottom it Is signed by Judge Simpson. THE CUM Received. THI CHAIRS The next case is Case No. 745, that of Evaporated Metal Film Prop., 701 Spencer Road, IThsca, Now York, for new construction, addition, at 701 Spencer Read, Ithaca, Now York, for a variance and exception, under the provisions of Section 7, Column l and 12, extension of non-conforming use, and front yard requirement, in an R-3 district. Who is appearing? AL FOORLSANGERs I am Al Fogslsaager, Renshaw Corners, and I am interested In this xa part owner of the building and also as an so- ployee of the company, and with me are Mr. Ki+mole and Mr. Shay, both employees and both interested in the management of the business. I do not know if you are familiar with the: work we do. We have been in Ithaca since 1937 or 1938, but we do not do much business locally. We fundamentally make mirrors and a mirror in general is a film of metal deposited on s sub- surface. We asks these mirrors on glass. They are special because the re- flecting surface is on the front of the glass instead of on the back, and this requires special equipment. This requires a costing to the glass in the form of film, done in vacuum chambers, which are tied to the floor to keep them in place firmly, wired, with water pipes, compressed air, and once the machines are in position they have to stay that way. We handle the glass most in transporting it from one place to another. In order to have a good operation the glass must come in from a loading platform, be unpacked, and go through a certain flow system to get to the cleaning place, and then go into the chamber rows, where the film is laid down, and then be inspected and go to the shipping room. Glass is heavy and fragile. The meet that we handle belongs to somebody also. It already has the proper optical purposes and is very valuable. Evan a small piece could be North a thousand dollars. This is all optical glass, using a general teres. We handle astronomical mirrors thirty inches in diameter. We must be very careful in transporting and in storing it. Most of it comes In in their own packing boxes and we have to have that box available to put the mirror in when it is finished. Another thing we have to do is if a cus- tomar*s piece of glass comes in and the packaging is wet, we have to be sure to take the packing out and let it dry out. Glass is difficult to handle. -20- It will stain very rapidly from a little moisture. All, this takes up space In the shop. We used to have our place of business behind Woolworth's and the access was the driveway by the Home Dairy. There we had no leading dock and we had quite a problem in shippiing. Wlan we moved to the new location K where we are now, we put in a modern dock " that the Mans can batik up, but it turns out that we were a little naive about this and did not realise until later that in handling the larger packages we had designed the building without enough space for handling and storing the glace. So on account of this we ante asking for permission to use up what conat*Haft our front yard at present for an additional loading area, which will be attached to the building which we already have. I guess we are asking for a variance because we are in a residential district, and an exception to take care of wing up our front yard. I Suess you people already have a copy of the applicatiea, and know more about it than I do because I did not write this up. The only other thing that I have In a map here which shows where the building Is located on the lot and where the new addition would be put. Appellant's 8xhibit 1 marked for Identification This Is the plan and you may consider it and see what our raWrememts are. We have a li the people we have notified* and the State Traffic Commis- sion said they did not mind. THE CHAIRt Any more questions from you gentlemen? Bone Is there any one appearing in favor? None Any one appearing in opposition to the application? None suc rivs suszo i, BoAw or zosutG App&mA, CITY of InACA THE CHAIRS Let us consider No. 741. COLONEL CDMSMK: Move that appeal be granted because the piscs of property on which the appellant wishes to build is of such,sise that it is impractical to build any structure for >a reasonable and practical Commercial use without on ox- caption such as requested in this cases also that the granting of this exception appears to present no special harm to any one in the neighborhood and it would be, difficult to wake a reasonable use of the property were not an exception granted. MR. IWOODI second. VoTR: Yes - 3 No - 2 THS CHAIR: No. 744. MR. WRAVBR: Move that the application be granted for the following reasons: It would appear from the testimony that hard- ship does exist where the present owner is ooncerned, In obtaining a reasonable return on her investment and Inability to sell the property for conforming.uss in a number of years on the market; further, also* the gas station already exists, it does not appear that granting the variance would be inconsistent insofar as the ganeral neighborhood is concerned. MR. WANICKI: second. ViOTR: Yes - 5 No - 0 THS CHA,1Rj leo. 745. MR. WUVZRs Now that we groat Ntuber 745 for the reasons that while this is an a-3 saws, it is at the extrew and across the road from a B-4 sone; that the addition does not appear in any way to change the complexion of the neighborhood; further, this is a special purpose building built under a variance and not adaptable to any other use. MR. MOM Second. VOTES Yes - S No 0