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HomeMy WebLinkAboutMN-BZA-1968-09-05 BOARD OP ZONING APPALS, CITY CP ITHACA, CITY WL, 11VACA0 R. Y. SEPTEMBER 5, 1968 APPEALS E48. 808, net 8" PRESENT: Hishard Constesk, Chairman Geoffrey Woavor George R. Pfam, Jr. Ralph P. Raldlnl John Rsntkowki Beverly Martin C. Murray Van Marter, Building Conat*sJo0ovrput Sooretary THE CHAIRS opens meeting, names members of B*sVd 9p4000# "mss cases to be heard. Case No. 846 is the appeal of the Ew Atsedes for a speolal permit to e3root oroess of fifty square foot at 535p s Street, under the provisions of in a E..4 Distriet. t MICHAEL LC ?INTO: tor. Chairman, if it is propos at . , I would like to Ball Mr. George Atsedes s and i would Ilk* his to testify under Mr. Atoodos, beim; duly sworn by the Chale ►-, as fellews: Examination by Mr. LePintos Q. Mr. Atsodes, you are the "presentative of fte EW1-%1sW*q the Estate of Peter Atsedos? A. Yee. Q. What is your oeoupa&ion? A. Manager of the College Spa. Q. The College, Spa Restaurant? A. Correct. Q. Where is it losated? A. 216 'East state Street. Q. How long has the College Spa been at that leeaattem? A. sines 1936• Q. Mr. Atoodos, I show you appellant's Exhibit 1 "tod September 5 - I show you a photograph marked RuMbit 1 for idontifioation and that photograph shows a oign with the words College Spa on it? A. Yes. -2- QW That sign as shown in the phetoraph was situated koro? A. On Tioga and careen Stroot. Q. And you say that would be at the northeast sornir of the intorseetlon of Green Street and Tiega Strost in Ithmoa, New York? A. Yoe. Q. Now long has that sign boon at that ieeatlem? A. At least ten gears, bort probably a little moors. Q. Sineo about 1958? A. Yes. Q1 What was the purpose of that sign? A. To attrask people to seas to the College Sea Restaurant) at least let thea know vhorr it was. Q. Did ! there rens a tinea when that sign; was removed? A. Yes. Q. Would you please state )oriofly why it was re"Voh. A., it was removed on May 1, 1968. and it was romoviA boeseese the Urban Renewal notified se the and of 1969 that the sign will eventually have to be rsa*v*d beeause of the Urban Renewal taking over the property It was st,tuatod'`on. In January of 1968 they ammo to no and. sal,d now Phone is no huarrpr about this sign. You haro until Mm"h or April out consequently I was leering fear a losation fear- tt'3eitt sign )mowing that I had to take It down mord I fomad a leeaettien on State Street and Meadow, MR, LO PINTOo Lee see Interrupt a ■inute. Mr. Atsedete, so that; that sign, you wore dispessed in a sense with roepeet to that sign boeauso of Urbsn Renewal? A. Yes.. QV' In other words, eertain buildings were term downla that area? A. Yes, Q. Wh1eh is the blsok whoosh is boarded on the west by Tisga Street, on the north by State Stroet, on the south by the ereek and on the east by Aurora Street, is that eeorroetf A! Yoe. Q. Now when did • can you toll as when the ithasa Betel was closed down. when it went out of business? A. I haven't get the ezast date, Apeprorieeately - it seem* that it was in 1968, I an not quite sure of this. Q. Now prier to that tim you served several people who staged at the Itharea Hotel., is that a•rrost? A, Righty. Q• You hod several stores on Aurora, Strout south of the -Ithaos, Hotel? A. Yes. Q* Yom also, had Cesentini�s Shu* Repair Shop, is that oorroot? As Yes. Q. Howl e s never Shop' A Yoe. Q. Na yor's Spoke Shop? .Ai- ilio. Q* R ►lph's ,Jewelry Stere? A� Yes* Q. And also for a tine, prier to the present *tate of affairs In this blooY, you had son* stores on Tiosa Street, Is that eorreet? A Yes. Q� Insludin6 a print shop and restawmatwbar?' A Yes. 46 in all of these other stores, the" rrore people living over then? A. Yes, I assure that there more. Q* Isatt It true you alain here that all of these buildings axed businesses have been olosed deers beeaueo of Urban Renowl and demolition of these buildings has *eased you to lose business in your restaurant? A. Yom. QW Isn't it your alai that these steres and baoluesses Mere oot#Yo 'h+ssiaesser uhieh aonerated a let of traffle tate the area who" the College Spa is leeated? A. Yes. Isn't it also your +claim that many people Bane frog the Ithaea Hotel and patronized your restaurant? A. Yes. Q* And all of these soureos of traffle generation have, been rued from your arta? A* Yoe. Q• This has gone on for sea* months? A* Yes* Q. What efferat has that had on your restaurant and on the ♦olune of your business? A* A very definite decline. There is no question, about it. Q: I Andarstant that t you would IIks 'to do 1t ereat th a shin on a building an the southeast eornor of the later•► seetion of Rendon and State Street of Ithaca, Now York? A. That is correct. Q.' This sign that you would like to erect, is It the same sign .la the photograph? As Yes Q. Is It th* same sign that was up thore for ton yes"? A Tae. Q4 You belloVe, as I understand It, that that sign Will help gen Set a little business? A Yes: I believe It will attrask a certain, anoint of traffic. Q. As I understand you subset to this board that itu Were given a temporary Vomit to ereet this sign until 'this Cit,r getter bask in shape again and until the Ithasa Setel block is constructed aWn, at that time you Will have a now generation of traffic where people Will oome down to the 'area of your College 3pa? A. 'Yes, that is correct. Q. And, you ars willing to alae with this board that when the City gets is shape in this respost, that you will r�gtarr� this sign? A4 That is right. Q• This sign you propose to plana on this particular build- Ing is on the seulrhaast corner of this Intersection,? A. Yon Q. And Whore particularly to you indent to attach It If YOU A" allow" to? A. On the State Street side, flat: against the building` QW That vault be on the north Wall of the building? A. I Cases that is right, yes. Q is there anything also you would like to tell the board about the situationt A. Ne. Q• in other roads, let as say this - it is your plain that based upon the lets ef, bus1x*ss and sustoners you *lain that you have suffered a great hardship through no fault of your am? A. Right, and I feel. that 'it I as V*2%ltted to put this sign there, I honestly feel that It would at least lot people driv* by and lot than know Where the College Spa Is. There is no traffic *n4tat* Street from Route 13. It goes. right around us. If you have s vw .ow the highway, P00010 0041 g fr" Monte IN they omit sere i t p Zro i f th sir it and would like to visit the College Spa, it woAd tell these whore it is. MR, LO PIM j I would like to offor appellaeotts Mchlbit 1. CRAIMUN t Reeelvod; MR* LO PIS s I would ask Mr. Wan Martor, is it a matter of roeerd as to what the disonsions of this pa rti.ealar sign are. . VAN MARTZRt an the applioatlos It 10 9+6 argaaro fast. Lo PINTO s . May that be a part of the rooerd. a RAlM11 i Right. PM* tats PINTO e I have no further gaostieas to asst the witness. CUIRKAY& Ras any member of the board anyi►. quostion s? . MARK: Do you have any other signs plaeod? , ATSZDRS outside of the city. MR. PPAXX i Where ars they losatodl . ATSUMS a They are on each highway. One, slam on sash high. way. Theme is one on 'Rout* 13 by the 1 tyas ond Rlootrie« Thorne is one on 13 oosth &M there is sne on 79 towards Whitney Point and those Is arta ea 96B towarts Trusausbafto I think that to about its . ULDIRZ a Would you sonstder the College Spa a+R"notely signed whore it is. tae fen have a US "A soon rosta t SUM going top sass. Aewn am aasress the front of the Ce ogee, Spa. Would you oonsider these two slit adequate for identirloation or your plass of business MR., ATSEDIS c yes, provided poople would oeeee lip to it. MR.. BALDIMI= The signs presently attaehod to your business ars suffielent for it In that spot? Mk, AT$E M a In that spot, yes. 1 . WSAVER s You den't have a pie►txro of that building at $tate end Meadow? MR. ATSZDZ$t If you knew inhere the Donut Shop wasp it would be 406 *b vo that. It would ,bb eye State, dt st _old* ab*V* the, tins t. fl+eo r and vesIt be an6bered right flat against the buildlvw. ML TAR RARM i The sae+estd floor to not ossupled'. The sib would be in freat of the window. The balldlng Is not oeoupted and the ovaler of the brcildinR is villina' to go ahead with It* MR 'WXAVUt Can we grant it temporary peal "' legality? MR. VAN MA.RR t This is a Mien they harne 610MOSUd. What you would to would be, is limit the Stme tho siga oovad be arrested there tempo try. *' LO PIM i iso would he" that the pew t 166 a"Ved to let us ho" it the" until such time as rte lbhaua Notal blasts to tevolapel We bear f5rem, Urban Roftelaal that this is lualwot. 1t M" ea2y be the" six mentths. CRAIMANa 'khat to the also of tha f aeo eS this building oa xhloh this sign will be inotwl.led. . "EVAN NARTURt l think it to three staribsw It could be ager Ubjeat to the pera+ Atddre' rt the tt art of the baildl * That ssnld be s 'part of the stipida- ties;. l give It to you &NM almottely. # WITKOWSKI! R4`W aya�a YvA goe, that *rp= "& ATvasas►s� 0Aw'�tatte MR. ATSIM Mir thought was people on 13 #*tag saatth and if they tie so" the sig. OX t ie blew for the College, Spa and they A" travidling an 13 frem Gortlaacd and by Ewing that siga they sight tWn left to same up to It. R. OVSKI: You he" no 01tat an Routs 13 shleh tells you %bleb way to tum? Imo,. ATOR No* RTROVSK1 If you At" 00MISS frOM ZlXtVA to 2thateai you have, no s the" either? MR. ATR I have a sign on the Blslra Read borer* they sat to Ithaea. . PFANNt if year did net be" to tib dornet opo' sign at the ser f` of ttr+ ata axed Tiege streetso would yon still feel the meed for a sign In the 19"tion you are asking botause, af the fact that the Hotel block Is tern dew. , . A"ZM 1 I would wit "moth int brat I feel that it the sigh was not taken down, it wremld help matters �y RS MRIt'f s You felt you Not enough transtents from this sign to "asko it worthwhil.ef r. ATWWVS i Yes. . PFARMi You heady. a sign 1 on Grose Street thatAliich attracted ttr a►e t traffic going est M • *asto No that fesnd the lesat:l om &ttrastingfrea a different diroot rxt, I an net +Hear In my aind how one "Places the other. LD PIM e His position is No. 1 that he is entitled to some special esesidatien besaase, he was &Isp os"004i bea&usd of UrUA Ronewal. H* As is ;dust like any *%her dispossessed person. It isuft, a question of whether the .a stemors cme east on Green Street or South on Meadow Street. It is A ques- tion of try to "VIA** p lalll the less which nay now survival to the Col,oge Spa. Yoo hate a baildingl, probably the bests restaurant within hin a eeiple of angio of Ithaaa. Here to a place that pales a d►nsidomble amettat of tares. Ho"' Is a situation where you he re a city that is in bad shape r1 1t new arA If the city wrere in good shanot#pe fyenrom a, plarSayming thatstandthIspoint. wbl oh they Aresica ahead be there. The outer is not in oder Yet "I at that partierslar tinea mybe this sign should eerie dom. If this aeasts survival to this mm And his business andbhe estate of Peter Atoodes we deaatt think this is tree auah to Ask yeu to lit small request. . PFANNs Did you have to got a variance or a special prierw sit to erect the sign at the elerner of ?I*#* and Green Street? MR,*, ATOM=r I think at that tines thee" was no raing. As a matter of fact. .sy brother pmt that sign up aged there was no 24dIng as to the sloe* of tke sign. MR. PFANN r Howe old is that siv? ,► ATSEMI would say ten yea"# but I fool It 1 s #ere than that. MR. VAR MARTBRr The building is a resietaUly 33 feet in width arm it 1s foto stories high. . If it. is in .fast, 35 feet hich, theft it It Within :the 10,per eeht MR. t it Does the existing sig tale up XUAh. MR' VAN NARTRRt There is a •null one fotr tt ho elost ria shop and the swap shop. . WAVERs And the big Plaza sidn is on the meter fao*f MR VAN MARTRR i Yes. I ted ooneidor only the orae fae&. The Plaza fee** on Meadox Street. MR. LO PINTOs I t wind like to say that I an sure that It Nr. Remak we" to mase h*" 1 think that he eoald •e ode that his position to 'based upon a por" amnent motion of thea sign. I would probably be willing and dou t mnt to semdt ayselfo but as a periost+ thi.nko I think he probably has a point but this ,sign isntt ;doing to hurt it. It night if You had a brand now hichfty Wh row a beautiful s een*ry we doa t t hates that beavtt t4d situation berg in Tt;►haea. Mr. Atsedos t I think that the roo"t sh*44 show that: you haw* made a dAlIstat *!"fort to find a location for this sign. MR. ATUM: Yes* MR L9 PINTOt is this the only one yox. eould ft"'t MSE. ATSNDZSt 'fes. MR* LO PT's: "fon have looked for how naar ths? ISR. AISSM: I have looked from the time they flrht notified no bask in 1967, CHAIFXAR: Any one here who wishes to *peak in ftwo r of this appli oatl*n? None. Any one here who wishes to speak in opposition to this application? None* -q.. THE CHAIR: The ne=t ease is the Appeal of Perry F. Barnes, 441 Hancock Street, Ithaca, New York for a special permit to erect an illuminating sign in excess of five square feet at above address, under the pro- visiens of Section 7, Column 4 in a R-3 district. Mr. Barnes stated that he was to have somebody appear tonight en his behalf but they didn't show up and he proceeded en his own behalf. MR. BARNES: We would like to get a sign attached to the building because we have an awful let of calls and people drive by two er three times before they see the place and we don't have some kind of a sign for identifieatien. I think it is s hardship. MR. WEAVERS Is the sign already there. MR. BARNESs Yes. When I applied before the only thing I seen lithe paper it said we couldn't prove hardship and I put up the sign m*self to prove that it was hardship because our business has doubled since the sign has been up. MR. WEAVER: In the original applieatien for the variance to use the property as a paint shop wasn't there testimony about a sign. MR. BARNLS: I don't remember what it was. MR. PFANN# I an a little confused. This is a R-3 sone. He has what is new a non-cenferming use. MR. VAN MARTERs Yes, and under a variance. MR. WEAV'ERO The sign request was withdrawn. Yeo you remember that the sign request was withdrawn. MR. BARS: The sign was never included in the applieatien. When we applied for the varianeo to occupy we. didn't apply for the sign at that time. MR. VAN MARTECR: It was in the initial application and it seems to as that it was withdrawn but the testimony will show whatever way it was. MR. BARNESt When we get the variance for the store, the sign was never mentioned. MR. WEAVER# Somehow S have the feeling that it was. MR. PFANN: where is the present sign located. -10» MR. BARNESt It is attached to the front of the building. MR. PFARRUnit your application for a sign permit to attach It to the f"nt of the building. MR. BARNES a , Yes. MR. BFAENt I don't understand the application if it is already attached. MR. BARNESs It has boon attached and I have had orders to remove it. MR. WEAVER:. Is it lighted. MR. BARNES Yes. There are ether signs on that stroet that are lighted too. MR. BMMOVSKI: Flow big is the sign., MR. BARNESs Five feet by sit foot. MR. BENTKOWSKIs Is it below the window. MR. BARNES No, it is above the perch roof, up high. MR. BEMOWSKIs When you first started looking for a plane to de after you were displaced, did you look arrvnd the city for a spot. MR. BARD: Yes, we looked at a half a dozen places. MR. BENZOWSKIs What was the major consideration of this place. MR. BARNESs Because it was within my budget. Other places were too expensive and by the time you had then all fixed up, it was gust tee expensive. MR. PFANN: Where your old store was, is it Flood Control now. MR. BARNES s Yes. MR., PFANNs Right neat to the restaurant that was there. MR. BARNESs That is right. BEVERLY MARTIN: I would like to knew about the volume of business In relation to the business he had already. To what dogreo would you feel your business differed as far as the present location.. { MR. BARNES: From where we used to be. + 'n »11- BEVERLY MARTINS Yes. MR. BAS s It has aero than doubled. BEVERLY MARTIN# You have moved and your business has sere than doubled. MR. BARNESs Yoe. MR, BBNTKOWSKIs The first time I had a hard tine finding it. I drove through there and I eouldn*t find it. MR. BARNESs They finally scone in and say I eouldalt see it. MR. Wei. ns Could you describe the sign there now. MR. BARNESs All it says is Martin Senor Paints and Woodyts Paint and. Wallpaper Snore. MR. PFANNs Hew is it fastened to the building. MR. BARNES a I have two-inch pipe anchored on the front of the store and three Say wires fastened to the sign. MR. PFANNs Does it extend out from the building. MR. BARNESs It is over the porch. MR. BAL)INIs Is the sign on after business hours. MR. BARNESs It goes on about 9:30 p.m. MR. BALDINIs Automatically. MR. BARNES s Yoe. MR. WRAVERs Have you had any objoetions. MR. BARIg85 s Nobody s s objected. MR. WEAVERs What is across the street. MR. BARNES# A house and the Victory stere. MR. WBAVZRs In it illuminated from the interior or exterior light. SIR. BARNES s Interior floureseent bulbs. MR, PFANNs Did you have a sign that not the five square feet . requirement. MR, BARNES s Yes eae facing Gus{. MR. PPANN That was a window. sign. M8# BAANUBt No, it is eno .I had painted. It was in the *ivkdov awhile and then I put it on Gus' side on Second Street. MR, PFANNs Hew lend has this sign been up. MR. BARNWs About two senths. It certainly helped and I have two kids to put through college and that, that is hardship when you can't have idehtitieiation. -CHAIRMANt Is there anyone here who wish" to speak in tamer of this application? Nano. . Anyone here who wishes to speak in apposition to this application? None. ,.13.. THE CHAIR: The next case is Case #809, appeal of Lawrence B. Caldwell, 308 North Tioga Street, Ithaca, Now York, to construct a now multiple dwelling sf" 17 living units at 212-214-216-218 Third Street, 541-503-505-507-509 Hancock Street, exception required under the provisions of Section 7, Column 7 in an A-3 district. MR. CALDWELL: Gentlemen, in bringing this matter Defer* you tonight, the rules of this meeting indicate that there should be no delaying tactics but I feel that it is important to go into a little bit of the history of the project and explain to the Zoning Board what has happened, how this all began and what the proposed intention is here. First, back in 1962 I a real estate brmker and at that tine one of �y ideas, as happens in many cases, is that there were many things In this community that needed to be improved ani- through private enterprise I was aware that the block bounded by Morris, Third, Hancock and Fourth Streets was at least from the appraisers standpoint, was in a very poor state of repair and old state of existence. And se, In 1962 1 acquired the first parcel on the corner of Third and Hancock Streets. My plan was to acquire the entire block for the purpose of building apart- ments for lex and middle income families. Since I began this project in 1962 I have been involved in fire real estate transastions in the acquist" tion of 21,000 squaw* feet and throe buildings. Four of these residences were in such door condi- tion that there were notices from the Building Department that certain repairs had to be made and the buildings were in violation of the build- code and they ranged from poreh steps to replace- ment of steps, wiring, plumbing, etre. It wasn't my intention to make extensive repairs as I In- tended to tear them down and build apartments.. In 1966 the Ithaca Housing Authority was reacti- vated from a state of existence with no action. The Housing Authority indicated the area of Third Street, Fourth, Fifth, between Hancock and Madi- son and part of the other side of Haneosk wore being considered for a site for housing for the elderly. At this time I submitted to the Housing Authority a proposal to build a unit of fourteen apartments whioh would be cmmpatable to the Housing Authority's proposal and as a result of this esnpatable proposal, the area whish I had asgtired or had under option was not inhluded in the part of the local Housing Authority Viand .1 refer to this, to an article that appoared i4 the Itho" Journal on June 21, 1968 which indieii-es. the, lreposed project I hava on Third and Han*sok Streets. The property I evened was speeifleally oxelmded from the Housing' Authority l s proposal as I had intended to build at that tine an apart• sent project similar to this unit here. In cal• eulating it, I diso*vored that I hat 20,120 squa fest of land and came bofere I%he Zoning Hoar! of Appeals with Case No. 694 on Jugs 6th,t and ra• quested an exception to build la units whore, 13 were permitted. The exception was danlod. and a building permit was obtained to build 13 eno`bed- room living units. At this time I had the land surveyed and it was determined that there was none 219000 plus square feet of lamd due to an error in oaiaul.atians making a corner turn due to an add she" of Ane property. After I obtained the building permit I made application to the Federal Housing Authority to provide living units for low and middle income heusinm„ and lin return I would get what was known as below market Interest rates. The plans were submitted to tho. Fedeeral Housing Authority and they rejected it because with the permissible rental Income and the cost of eo n- structien and land acquisition, it was eQeneaicsal l y unfeasible to de this and pay mortgage Interest , , takes and maintain the property on the basis of, what the Federal Housing Authority pormitted. This is. the fors I received from them for motor_ ate income housing with two in the family, the maj Imus limitation was $61150 .and one bedroom was permitted. Thisseant $1,102.56 per month with the carrying charges. With the thirteen uht-ts It was impossible to nest the U- commit• ments, taxes and maintenance p"Josined se that as a result of this inability to finance under the below market interest rate, the project was s abandoned. In 1967 the Director of the Ithaca Housing Authority and I went to Washington to a meeting of the National Housing and Relocation Officers. At that sooting Mr. Bernstein, General Counsel of ` the General Housing. As a demonstration we went to ono of the first turnkey projects and it was turned oror to the local housing authority in Washington, D. C. and we discussed knd planned how this was to be done. During 1967 and 1968, after we returned from the i conference with Mr. Bornstein,, there was a gr^ee.t deal of discussion with the Ithaca Housing Authority and as we all know, the Housing ` Authority was more concerned during the 18 months with the getting under way of their low moose housing units and housing for the elderly. Early In May or June of this year, the Ithaca Housing Authority advertised for the ,submission of prow posals to this Housing Authority ter turnkey projects and during this interus, Peried of time the area. In'Which my property is loca*e+i vhanaed fromelderlyhousing to low inooue housing. As to why this proposal has been changed, the plan- ning change from elderly to low income housing, the Housing Authority does not want one bedroom units. They want 2, 3, 4 and 5 bedroom units as demanded by the size of the family with 2, 3, 4 or 5 children, and so as a result I went aloft with this and: in order to tall within these requirements, it was necessary for ■e to subs t a proposal on 17 units to fall within the limit&- tionof the government. The estimates were sub- pitted on the basis of 17 units with the knowledg I would have to some before the Zoning BoarA. of Appeals and request an exception to the zoning laws. The Ithaca Housing Authority, liking the Idea, they went to the regional office in New York City and requested that my proposal and the other proposal submitted, that an investigation be made and they cone to Ithaca and review all of the sites that were proposed. The regional offio accepted throe sites proposed, one on West Hill, one on Center street and one on Third and Hancock the area we are talking about tonight. It 1s contiguous with the exception of one property to the Housing Authority's low Income housing. We have common boundaries with the Housing Authority's project and they Belt that turnkey housing and the Housing Authority property would go along toy► gother and provide a good combination since the planning for the Housing Authority projeet in- eludes a large reereation area whieh I sannet provide in my plan. A copy of the proposed . plan Is in here. I would go into it a little bit_ mere but should this *xoeption be granted, I have an appointment in Now fork City for a constructional conference for going through the final details. There are forms which I have to fill out on the speelfimations of these apartments and operating then to enter into a contractual agreement with the Ithaca Housing Authority for bidding of these units and ultimate turning ever to thou se that they will be able to provide lox income housing .a�.. and my proposal shows that the oast per unit is loss than the units that they are talking about building because some of the things that I an net required to put in they have' to put is which brings the cast up to about $20,008 a unit. I have had some estimates from the people who will provide the basic package house. The building dame are here although they are net the ultimate plans for the building of the unit. With 1? units being provided, six 3-bedreon unite in town house style and eleven 2-bodreom units in a two story unit, It works out that I expect to be able to provide these units for approximately $2?3.040 If I an to build 14 units, again six 3-bodroem units but eibht two-bedroom units, I still have roughly the sane land costs. Seventeen units or fourteen units is identzisal, the vest gees Ftp fres $16060 to $17 860 r unit. The reason is you have approximately r75.000000 of fixed cost land acquisition, interest and carrying charges, legal fees, all of which are thesame regardless of whether you build 10 units or 20 units. For- tunately, in this particuarlararae it tosly difficult to buil .latsing as borifts haven taken for the Mousing Authority ,sites and the water table at that point to fry sig foot, below the normal surface of the land. The eerner. of the southeast earner of Third and Raneooks ad jaw cent to the Sargent property is ?•5 foot: 'above lake level. As a result of this the Division of Housing and Urban Development says that consider- atlan must be taken into a flood plan but as a result our footings can only go down about -four feet below the normal surface of the ground The problem that "nos up Is that in order to build these units, frur uunits per floor, we still have to provide storage, laundrios and utility reams, in a lower leven order to comply with ,,q zon• Ing ordinance wh ch requires us to bri the unit up to a higher level. In er.or to his to the standard, we still have to build'basically the same unit for the provision of eight apart- nents where by jvtst an additional $24,000 or $60000 per unit. I can ernplete these units and reduos the east to the federal government. Ithaca Housing Authority and ultimately the taxpayers by $1,800 per unit by providing three more units far low income housing. This is a basement floor plan showing the boiler soon, individual storage units for the apartments and coin operated washer and dryers in the basement for the tenants to use and so that by granting the exception we are able to complete theme three units, reduce the crest to the Housing Authority and provide seventeen units. On the otherhand, the situation come up that we are able to only build fourteen units, the average cost gees beyond the limitation the g*voni- sent has set. They ,have agreed that they will pa up to $16.400 and if Ian net able to build in this price range, they will reject the proposal and ultimately I dent mow what will happen with the land that I have already acquired. I was re- 3eoted with f*urteen units by tyre Fo4era2, Housing Authority because the cost of the lamed, was tae high per unit. Now, I go back and submit 17 units and the department of Housing and Urban Development says he will accept this if you can build it for this. I have worked the plot plan around on the property which is in this unit here so that we have provided all of the necessary parking, in other words soventeen parking spots. We have provided the setbacks from the !ester and lot lines. We have provided 2.454 aqua" foot of back yard area. This area across the street will be low income housing. This oerner is the Victory Market. This here is an individuals hone who has painted it within the past few years and has net been acquired by either the.:,.Rousing Authority or myself. All of these structures have been here for at least fouty years. artd probably lower this area right here down to Morris Avenue and on aromas here or the other side of Fourth Street will be Housing Authority property so that the recreational area will be provided In the Housing Authority area. The Planning Hoard in a letter to as, auggestod that I revise come of the drawings tritlo l did and subsequently after the revision of the draw» inns the Planning Board indicated they felt this to be an acceptable plan to thou provided that th City Engineer approved all of the assets u•" as Morris Avenue for parking of sevan cars and the other condition narrowing of one curb out already there. The project will eliminate ono to throe or four curb outs and out one curb out down from 18 feet to 12 feet for parkinge The let at the present tine has several natural trees on it which will be retained when possible. On Morris Avenue there 1s no curb provided so t$hat, there will be no curb out but there will be parking off Morris Avenue which is 'basically not a City street but an access to mete of the properties ba k in there. It has boort mai,ntai.ned by the City but Is net a heavily travelled street. There are three or foto houses on Morris Avenueo This is the proposal that I have putt before you to request the permission to build those in eon- Junction with the Department of Hensing and urban Development and the loeal Hous ns. Authorlty to provide what I feel is my only soluttlon • that of turnkey housing to help with the building of housing unitts fer low income families. An a way of putting this in perspeetivo9 if these units were built as houses todaye it is prastiesally Impossible to build a throeobedareen hot" with a lot for $15,000. If a house is built for rental . at $15#000# the owner should eacpoet a rental equal to 1% per month or 12% per year. Today in themarket, it should be 1 because there should be a 7% interest rate on the money Invested which you have to pay to a bank plus a "capture on law vestment asney of 6% on the 'basis of a 3.61 year turnout in capital. After owning the property for 16$ years, he should have returned to him his Initial Investment plus a return on his Invest- ment, Taros on his $15#000 are approximately 360 a year in the. City of Ithaca and would bring It up to $180.00 a month. My only alternative to see to it than this aomnunit'ry has geed le*r income housing is to build these units to the standards that the fedoral goverment will accept andjSNM , the Federal Housing Authority will approve. These units will be according to Federal. Rousing Authority specifications and Now York State specifications such as the State building aonsttrai - tion Bode, multiple residence law which is part of the State Building Construction Law. The rea- son that I have brought this before the Housing Authority before this group ie that the Rousing Authority has set up a hearing for as in lex York on the 11th of this month to go eves the plans so that I +man start construction as seen as the final plans are drawn. One of their qualifica- tions is that of nesting all of the stoning ordinances of the City or suoh exceptions or variances as I may be able to obtain in order to proceed with this plan. I have •alt+ersaative but to proceeed under a turnkey melthod of doing it I cannot do it privately with time way things are today and we have Investigated it fully knowing we can provide an economically foasible return. MRM PFANKt Do you own all of the properties now. MR. CALDWHLL t Yes. M8. FFANN: Did y u own thews all prior to the time that the Hous Authority established the surrounding area, as th it area in whiah they desired to build. . 4 MR. CALDLs The answer to that question In ne .but tho.rean- ing property. that I was to acquire I had under purchase agreement. There was `only one other property,: two houses and, a barn on the west end of the property, MR. W3A3 s Don t t you consider the fast that the Heeeing Authority is using the surrounding area for the same type of thing that It ' le. a pedal condition that pertains to your property. Letts say you had. property In another R-3 area and the some proposal, you wouldn't have the now type 'of project in another area. MR. CALDW3LLs I can't answer that question. I dorsi know th* answer. SIH. BAI-DINI s In the south boundary of your property Morris Avenue. MR. CALDWELL s Yes. Mr. Caldwell had the proposed drawings and showed them to the members of the Board. MR. BBNTK©WSKI s Would this be used as student housing. MR. CALDWRLLs No. It is my understanding that the low Income family requirements that the Sousing Authority sets up will alleviate this. This vou.24 be up to the Housing Authority but but the peaplo that will be moved in here first will be the people who hay* suffered a hardship by being displaced by a government flood control project, government urban renewal agency or government Housing Authority. Anyone of those three "tageries is sufficient to go into lex income turnkey housing and we have all three of these existing in the- community. MR. BSNTKOWSKI s But no subsequent occupants, you esl=Wt say there would be no students who are pmmmnlnnt residents living there. MR. CALDWBLLs No, I sannet answer that question because the specifications of thee* units are In the process of being drawn up. I don't think the Housing Authority would permit it. I think they are carefully drawing up their sp•elficati*ns as th• It In the low income peopie In the community vh* will be living there on the basis of need The first limitation will be thosf. di;splaced federal or local projects and then they wi,l- en the basis of income and need. SIR. PFANNt What is the total land area that you are; using here for your applioatien. MR* CALDWELLt 210500 aqua" feet of land. MR. PFANK# _ What is the total building area. PSR, CALDWELL a ?,400 • 34*4% eevoraae. MR. PFAU i Than is 17 units. !R. CALDWRLLs 1? units, yea. THE CRAIRe Is there anyone here appearing in !ager of this applioatien.. Dene. In there anyone in opposition to this applieatien Non*. d > • 3 53 . MESCUTM S ION, BOARD 4P' ZONING APPM LS, CM Or C# 1,968 APP Ls NOS. 6" e" TSB CUM Cwse Ne BB* MMWSKI i Moved to tre nt tie appeal of the Eetato of ,Pet*r AtRsedes v stbjest to temporary use, with the stipulation that the sips be rww9%t within 60 days after Cortifieate of Oesenpwne is Isrimo t to the dovolo ►t of the lthaoa Rotel BRM*- . WAVER Soaonded. VOTR# YSS w 2 NO - "P Motion not earriodl appeal died. THE CBAIRs Case No. 808 MB. BBNTNOWSgI s Neved to grant the appeal of Perry F Barnos. M8. WHAVIRs Seconded. MO i iTi s YES - 2 NO 4 Motion not earriodg appeal denied. THE CAAIRs Case No. 809 M8. WSA9BRs Moved to grant the appeal of Lawrence B. Caldwell subject; to the Following two eonditiens. 1. That the proposed access to Morris Avenge is aeeeptable to the City Engineer. ^. That the feral sit* plans be submitted for approval by the Planning Board. The reasons are as follows 1. Applicant purchased almost all of the property prior to the timo the Housing Authority acquired surrounding property for low income housing. w . 2. Bsoaue* of intended use *f suaroVn4UW . property land now has United usa. 3. Applioant eannet eoonade ally make use of the land for soy of the porn ttod uses. 4. Any of the uses *zeept the one suggested wound be ineongrous for the proposed use of the area. 5* It is in keeping with the proposed development of the neighborhood. MRis PFANN a $**+ended. VOTE e YSS .. 6 so ,. o Motion earsiodl application granted.