HomeMy WebLinkAboutMN-BZA-1969-02-03 BOARD OP Zt1RM APPUIS. MTY or nm#X I„ CITY MALL, zrRACA, Nmw YORE
MTM OF PBS 3rds 1969 TO cmna APpme Nos. 828 and 829
+ PFXSW_
RTCARD COMSTOCX, Chairman
QEOPFm WNAVIM
PSI S. ALO
RALPS P, HALM
BNWMY MARTIN
JON HMKOW]a
t„ MVMW VAN MAX=* Bailding Commissioner A Saototar r
THS CHAIR t tests meeting
We will prosood with Casa No. 8289 doh is the appeal of
Wrap Bsrsing and/or Wise Odom Bonsvolent o,
First National. Bank BdIdingi, Tthaoa* Now York, for a symmial
porAt wader provisions of seotisa 8A-Ia, at 213-223 Somth
Qsnova Btroot„ Ithaft$ York, In an R*3 distrist.
Who is appearing?
JAM BQYENMCOS: The follmdng eaddbits ars to be ma~ for ld A :
Appollant's Exhibit 1 s 0ortiflaaato of Mai]tng
Exhibit 2s Memoraadma frem City Plaming Board
Zm bit 3; Mraaseratadna from Boor i 210"1 4"m mmooiatss, Tian.
Mbit 4; Land tis* Map
Exhibit g; Site Plan • Arohitaots' DraarIW
Exhibit 6t Cost oompWiscm 8ehadatla
Exhibit 7: Sumary A Commuts
Mbit 8; Letter f*m Cortland Horsing Authority
Exhibit 9 t Letter Brom Anba rn Vii" Authority
Exhibit 10 t Ar tole,
ne Mb read by We. Ifillor to the Boned
•a+
MR# BDYO t 11s�` Nowdug,is dare tonight sookig a spostart: f t
and exception under the AM powisiewe of the Cs"# In
order to arsot a wAltiple face 4 dwelling unit.°"
RMSIng is a nein-profit sorporation sad the project UM
be oftutw oted suti.r V an a n an-protit basis w,.: e
the projoat is of sash _ uspitude and bereat+a s s It 41
seary e an Intoeese now in this fly► arced berearrae► WAS
Also will be an NQMAVO projoatit we hope tot t4th you
im 0, to tache a little longer than is usmot to
.
presenting sub an appeal.
I wou2A now hides Mrs. Millers who Is a mouber of ow
Board., to malm a stat so that your Board A
stand the Mmoessity of this appeal# vita some of its
factors 4
Appellant's SAIbIt 10, att"hod heroto and made a part be~a read in open
meeting bar Mrs. Millen.
M. BVfOQGOB: Now in this district in whieh we are peropo#ing to build
this building, this is a permitted use - multiple fully
dwellings. Other uses periaitted aro similar# doradtorleat
rooming houses, parking areas, hospdtals# tourist baaass,
student houses, sorority houses, and multiplo faarily
dwellings. I just montion these in order to give the Board
the area► in which we are operating, to show that tbwe
no element of this use which is not psria tted in this
Mr. Aiederkorn and Mr. 8gner win speak to yea. They
both retained by Msfiraw wing to assist us is the arobi
textural phases of this project.
ANTaff == and TMW NISMIOFX duly sworn by The Cali
' MR. BOYOU=s The reason that I requested that they be sw ,,,,at,the
same time is that they are going to be supplementing sae
othsr's tostl=W. At to Mr. Niederlcom's qualift4aU ,
I believe that I do not have to point them out as a as
of r000rd as he has song been an associate in Planing
with exporienoe in zoning and mug mattese; he has
drawn part of the Zoning t3rrdinanoo for the City of Ithwil
the Torte► of Dryden, has been Planning Officer in the Clay
and is now engaged professionally herself. Mr., Riaodorkorrill
would you please explain to the Board the purpose of this
Project in general?
MR'b YMCMEW s Mr« 0 airmwa and hbrbers of the Deaird# I thin we have
h* a w"rV mime Dont Intaoductim, and It� we
a number ofy �M MLthat
quite well the objectives and paWs of the yi e&
You sae, here an the panel disp'l; y*4 rmeral things`
that the McGraw Housing *wpany has had in mil In the
development of this pro joat11 &M I think chat me of
soot important is that they should "Moves, rent level
as leer as it is possible to got and lei
. should build this project in an ears war„ . s e ant
to all the asseadAUd activities of a dna{�►irsa
the occupents of this multiple dwi Ulag could wipe
thfortnenately, these two objeotives ars -&I petirpes
booauee the closer you get to the dowatoon area►„ the
s3gwar1ve to the land and the eters ditfleult to aogalre
Tk is almost impossible for a private In"wUr to dlss
and deawl sh buildings already, the",, and; YAUm
is faced with the saws difficulties* ftnally
on this site, four properties of juvt under 40#000 +s4
feet of land, within five minates, walk free azar plaeo In
Immediate downtoem. (hoe could walk %Ms dlstoneo Tarr
wren five and 'ten minutes.
But ens of the problem that they faaedv in additice to
the 1aze4 wasthe density allowed to budlydlp by the Unix g
Wiman coo` and in order to reduce the east per dw Ul"
unit and reach appropriate resat lev+eelas we had to hewn►
an Im"ase in the density of the buildial, and Ula is
one ream we have gone to the ova hwid3od vales ad
tonight. Because this group is a aon-profit organisati
and since they arts building tor the low 111111 "gp of
eldorV people, they quality for this program under the
state HomWAg Authority. Howe this w121 provide 'a lona
team 40.year-mortgage at lour level and wtatbw*-thief it
would be iwpossible to build an this site to reaeh the
rent ley*U ve helps to "his", Otherwise it would be
probAbUfto, toeh to go Into this bossing project sod
too lour close to d intim with present soatts w I think
this is oke of the key reasons we afire suggesting one
hundred units. Exhibit 6 is a wast eomparioon seehedule
showing the differences betwom the seats doAved free
different emits, as sham In eolva ns A, B and Co We
wanted to satisfy. ourselves that with this one mrd
units it did wake a differense in the teats when we got
to the bottom. AU of these are based on standard een-
struction costs, estimated at $25 Pier square toot* Othar
oasts an based an the sehomatle drawid,a,gs as shorn hero
Ih the public spaces this soanstre ati osn represents costs
of a eeaseidaurable amount. Owning down to the total,
costs, we figure this out for each sine of aparttmeant OW
so you can tae that when we build one ha Bred units we
+4�
. 1�IStM�gEnti t oa m rent a eeno4mdroom wit for $10. All of these
rents are plus utilitioaq ahioh is of esourse, stoat
Thaars is a signifioant difftramse in the roast lo".0 ml Ish
we will, ob"Vo, seed if we ram to eesnro units the "Ota,
would matUme to drop. We feel that Ath t +r o
hmdrod tenits these differaeos a" going ito sstis!'y
people. And MaGm will be r ntifg a oee6sin a
those omits the mmolvos, fortheir ptienstes appreeaei�► 3y
ten units, And the state of how York em o mus in and
rant free *Arm a oertain n w of tits four their on
use$ which theme in turn will neat out to theso of loot
level inoome and then subsie!tise these routs* This givio
a mixture in this porn►; we fol is to good;
it satisfies the looter levolq up to tom►= yrs tuts;
it satisfi" the level that can pey the rents outright
and it satisfies the people M Grew will ?aloe ease of lit
the first Insta n",
Ma. IMUtg1OM t Mr. Vioderkorag thio pro jeot to going to east two vd on?
A. Ies.
Q,W of this M Gnaw has paid demon $1500000?
A. Right.
Q* That means %ba►t a State lending agas W is going to Um i
$1g,8509000s out of $2g,0009,0009 in order t WAS
project to be built. An I co rreet-id" the 89"m W
will not parere►lde this loan wiless there sue to be me
hundred units?
A. This is what they have told us.
Q. And this is wby rte have made this 4e0ign?
At That Is righto
Q. We ars asking for an smeption as fhr as height, and
parking. As to height, we am not get this flumnsing
ortheresise? This is one spectiflo reason?
A. That Is oorreot.
Q. This lass of $l,8513,OOO will be anthoriesed for over
a 40-year period?
A. Yes$ st around 4% or 4}¢.
Int, 3$i!Y' OOS a I think that this Board should be aware of the tact
that if we am not got Idielat this loam; the Ow"y way
the project could be built would be to go to peablis
MR. BUYc Vcos t f inaneing. Normally he" is 23 to put up - soTwo-
Sindred Fifty Thousand ($2509000) Dollars, than get a
loan for Ono Mfallont Five Dandred Thousand ($lt5W0000)
Dollars, and the interest rate would, be approxUAVe y
8% today. This means that the nouthly paysionts for a
oaaaeersia .ly operated project would probably be about
$4s,000 per month. Our interest ratio is 4%. Theirs is
8%. The mast the banks will loan is an a 25,qMar basis.
Thereforos the need for the extra da olopaent is not
booause,w waht to.m&W a profit] it is bosmost th1;a la
the only way this pro jeot cram be built. No private
developer oauld build this baomwo the arto is
Just against it. It would oost $4,000 monis a nm+oh and
this oan not be done. This way we get a gu Uty
treeause we ars getting $198509000 out of U,OOd,O00, and
you oaa't get it mW better thm that; so the reason for
the height eueeption is so that we can get these addi-
tional units whish the State requires. ljp%V,now like
Mr, mer to disouss the arohiteatuval plans and the
general layout.
MR, SER: We got into saw disoussians with the 3ta►te a ng
Authority also auW they have a desire for a too-story
building, We have shown them this building with a fear.
story wing in front and a six-story Laing In baek,
This (iandioating on panel) is the ground floor of the
six-story wing and this the grid floor of the f
wing. On the drawing below is, a typical one-bod"m
apartatent and this a typioal •ffi,oriemsy aparts ont, We
did maw studios and we could build the am hauboed tinits
with about a four-story building if we built d reetly
to the 15 foot property lines an all side*# but we felt
that this would make just am big mass an the site.
So we tried the four-story and the sir-stoat w1up to
please the State. This at the front indimatos a rise
just a little higher than the existing areas an both
sides of the street. Thea we pert the six story wing to
baok of the situ, thereby leaving open spooes
there would be a vier by the usi.ghbors, Our feeling was
to open this up to give an Impression of thr more visual
quality of the street. We are building to tbo cast side
to the limit, also partially* an both the north and south
sides and also partially to the lino on the west side.
Also, under the ADD provisions wo get a benefit for
parking vadernoath the building, so we are ocating in hors
( ndi,e"Ift) used teeing undemoath the building to park
and here is a walk to the entrees of the building and
then they canto out and parer here (indieating), The gray
p#A is under the building and the taxi part on the drawl
is for that public groused floor maces, the dining room
rem where we assano there would normally bet two
MR. NMM t seatings. Thars, ars, no living mite an the lower floor.
The mth side of the p ps,rty is off the lom go and off
the dial area an the lower floor and we over he"
(indisesting) SIV develop now type Of �' r ti i s{
� hd walks,
Coming up the elevator he" (Indioatring) for the first
three flue abwo the lower floor you would go in either
di,reotion to the apartrmte, wdaiah ars, effloismoy and
sn o-bodroome in both wage. After you some up few stori
the west wing drops off and the east wing s ontimmes for
two mop► floors. Taking the off eloam r apart te, for
is a kitabon mwit, at laving area* a sleeping *Uove to
olose off, a dressing area and a bathroom, In the mo-
bed amt the bedroom is ptram&wmattly closed off,
and it has a large bathrooax, a large dressing ars,a, Tet
and living axe&. Tbore Hill be nimetgatihe living alto
one m&nager*s spatrtm « There would be 44 bodwivimwft
&PLASOUw s 35 effioistnoyr aparUwnte aad l aeata#gs,r"s a -
t.
As to riateriALUp the OlUr or materials we have not 90MISM
that far with that plans. she safrV fa+etears will have to
meet Now York State eton davds, be fire-rrsistont„ and most
all roquirommats, The six--tory wing will be to the► rm
and an than east aide toward thi oomaas,rsial dovelepttroa€tt«
MR. WrOU+CO t Ars there mW questions from the Hoard as to the lwmtolon
of the p.roj*@t, open op osq and set forth?
M. SUXWI What to the basis for 44 sane4wdrooa and 53 effiaisaaaa
ratio, and if this were lomrrtdg wrote %ho oast be higher?
M. Sam t V t started o tt txyi.ng to provide 48 and 606
M, BALDOX t This me not basest an a survey an to hem NOW elads,r4
people would or oould be inters,sted?
MRM NMMt This has been dons, &rad I son refor you to the Assooiati
for that and mW a ssoolato« MoGrow has dome the survey
in that disorssioa to we had we wilt we should try for 40
60, basest an tho surv+oy# and also on that geometry from,
site plan, and what the State roquirrd o>r��saoaarsaeded.
MR. EUTW 1P,1: Will you wtd&" tha A asalum l
MR. BMW t The my you eoutt "am is the vey the Slate also leads
you momy and you do riot oomt an, eMoleacy apartmelom
sane rows The total n=ber of meas oemats that ars►
is throo for the effisa loncy amts and three and
for the ane-bo dr+osam spartmats, sea you malU aly� tom
It is bested an the flasnoing and is the wily the real ooU to
peoplo usuaW do it.
w�w
MR, NWTZOWSKIt You say "AM►43od"em" w what do you sem?
Mit. 1MMOR t Lining roes, ldtebong bathroos, dosing rom snd
MR, NUMMM t !! is very parttoular about harsw� est
ot
ostrustion for thes*,prs feats and nhstWi i t ao o ept
boils dam to the per sane of builder this
They say for the off aisly uatt frith sloop ag alarm
you eNn have 3 room orodit arW with, ane bodroes yen son
have 31 room credit, soy it is,a *ss* of *AVuWtia for I he
"per "on oost". dinoo you got only the "dws,, aro-bw
for the oeno bodroos, it is to yew advantage to have
larger number of offisiensy mits. That is me urea wo
went to this ratio, and too, it would fit to the sit*
matohes the market rsgvirosents.
M. PAL10I= am OW PePlo QM sloop there?
.Mg. NMUMUM t 143, If all bods were ooagtod.
MO SII Have the toets, an the soil boon cheer?
Imo* WNDMUM a Yes, and they fell us it is sattofaastotry. Lot no add Wt
themanager's unit is theb- 1dtr'. a # I #�*
sn we would hwo sleeping room for 143 pseple.
MR, MWIMIM t The ooeupwW in a one-bodrom aunt mould be two
poople?
A. Right.
MR* BOYOUM t Mr. M?iod0kove will **Mau* sad he AU disseise the
in v1doh this project is being soeestroated, the a
of the surrounding area, the tspoot it menu hs"S if aq#
an the project, and ales the natter of per,
M NINWRKM t I stared out by tahting about the info of the
sontral downtown loeatieea. 1 will race thse egh se ss of
the angs se your get this fool for %be ohavestor
of the area. iwo* the seeator of the block fm dream
to Clinton Staroots is the bo wulary bets the 9.4 aa!
R-3 rssf demise. Mast of that line we here Black ",
vhieh is going leo be re-doarloped by Wbsn Mfrnowl. West
of the bovedasy line we hove a midor tial. area nldeth is
sha g In obaraMrter from a singlo fadly aro to a
tro*femily and multinu derolling family aerea. The darbut
red here (indf.aasttng is melttplo faadly housing; Us
o"nCe faro-faadly► bowing; the yellow is mo-ftstly .
Qayr 2j% of thesis aero still. in *Lull* family oesupoW,
le additia4 there have been ieerWs into -rssidaro
devolapntf xhish is laftosted by this grey "Ler. As
you cion see, the area is not tetbally hoseg+som but is
166 Nnamo i x beooming " and aoret of it mixtwro. You_ ,alser son
there Is a fairly Div* dwolopswnt of the Iniad al
hire, with little spans bertwoss tbo herasea. rAmy db
mai
a fairly eae�slstsst front lot Yarn. W'er b O triad o
this late oansiderstion; wo brava aw*d the mass o14 tbs
ins and tho ole t to the oast olds and roar et
• PPoTs whioh mob a aaesedraabho traataee to tbar ebtt
forest obaraed%" of Vw oaremrsial soon. It also
a rraluable foetal. point in this part of termrr,, iia► sero
dovelopmemt is b"o g rolat#"]$ b ., this gi a
fetal point in the transition to our aommoroLah saw, I
scan bpr that that tMs will corm as a rlsnal I*Ml p+oI
stiolcing up* and 1 tWLj* this Is doslrable. TIM wo ba
broken It do m to the laror eloarar►t at tbo Brant and it
Oak" a niao transiti one
AR. BU'YWCW t Twenty-n" popemt auto sb%lo foo dkv us ed?
A• Right, too gat the Information from the City MM%OW
and from the tax assessment "Us#
Mt. BOxmmt Wlth respect to paricing will yao st"o forr the Hoard tbs
present re;, U'ron meets?
A. TWwo aro 360 squaro foot or two spsoes for erg evy0
=it In an apartment dwoUp wat. Tho =I- --
in pond t
this apart dowela►pment distrist vas ears
am aum of the foot that a law" rm► ty 4*wf t� a
in this osawmilty are built for and oacqpied by ehibledm#e and
a dwoMmig amt Bran ha" as may bodrooma as the 1 lder
wants to build, The ob joet tre was to areal up to foot OU-
d %x# vhiob almost invariisbly, prodarood at haat taro and
up to four a4meMles per dwolling wtit, loo renal fesod
with this and It seemed lerA"I to altar Amroasod dmm
bat wbdeb required no" o f.4troot par Icing. I Think tha
tbre ADD prefixiess fit tubo pi otwm well.
MR. BUNUM Is it not true in an 2*3 distriot, if %boss Noesis are
reacted as =4Uplo dwelling mmits, ,boas would be a aro-
Qu.romt of me pavicing spaso per mit?
A, Bight. Oarr fooling was that tho AHD prwisiens mrd* somco.
To hawo two ymking spates per trait no lessor bold ap.
Tbrrs units tb mseiivos aro, flret, lrx"lr offlSleneoles
and en wd"014 me for the efflolmna os and two for
0140 i ctroasi spa being for tho 91dorly #h* gr"t
majority lung thorn would not barer a oar; and third*
boosuse of its downtom looatiorn poopl+o ds xwt ha" to
harm a +dear to get whore they want to ga. We felt all
the#e faeton tend to rodvso tbo ADD requ,reee As. WO
bane MwIdod 33-X1/3'% off-stroot parkin for fpr rooldmis
and tho fir. This seoms adequate.
MR. =000=1 I bare two lettere have to road to you,
(Reads ,bit 8)
We also furs a wadelpal par)dag lot now and floes bvilMng
Is desi,geed for pedestrian aeoess to Vw other aeras.
(Roads 83ddbit 9)
MR. NMEXRt[Mt We &Uo hsrere some oOenMlty tasila UA* but,Upy are not
intended for use other than the project_Itself. so it
was ow oonoln Ian that 33% of the � floollity ve
be adequate to *env the needs for tom►'pyre jeet. It stl
leaves about 8#000 squaare feet xtrieh oeorrld be lansis�ratpad
for outdoor living.
MR* WOUCOS r You said that 23 vests were to be subsi8tif `v UO sMa t
A. it emdd be as many awe 100% -of flee► projost. They► do U
to partistpate to roue extant In all parojeests. Tbaey
indicated to as sonwUd sg lila R,$%.
M* Bt3 WCOs t These wov►ld be arailablo for people of v#rx►y a.m moons►
groups and statar-rubsidissdt
A. That is eorreeret.
M, WOUMSt I do not tbink I have to a asive tArs nod for af:Ul'
s+c�oh .as tbi�s* being olose to the d� aeon. b
of oxperienos I belleve that 33-1/3% Poing fw Pe
o�tnp;�r.Lnng Oldearxy housing is going Isar be a than
MR, ALAS It the MU tam part of this projostf how do you kaw
then that MU parking AU be adequatet
MR, BUMM I WoUt it still hae to be for dans elidorly and not fW
faAU". Ttewe om a nubear► of people '!fit +nue► esommAty
who Dara not e+eafford apartments ow" as these.
MR* ALUs A casebedroom apartment in this project uill be routing ter
$138.46?
Mt. XMIMIM s That xeu3A be the average neat.
M. ALS st Nowt for ixst mol, we have now cantrmntian a"wad the
Otty and ano4 edro m apartments ranking for #U3*
are also in ease are* flr+er roan apace, with two
for $125, And you have eti'lcry ape► ereantr bent'!
for $U8. Ws have an +ems of a stere apsvton% No
tbo save for WO I *an not vsnnIatad )sem tlareae►
renu 4" aro moth w some of these oarareas
sh we have,
MR„ 11RUMM s I ow not, Omuta rithsvit Moot" if Voss, are ftur
medsnAsoard or new oouct io% bat I oft ssgr thisq that
the amount of psblie *pow* the wbele floors, is
devoked to s float are net dirooW used by the a
mants the; ;FVss and this space is to be Used so
aanh as the rest. It does have to add to the rent.
]MR. 1 WOUGOS s you are net trying to dw*lop a building here fear people
to vegootato in little arobleles. You on p noldi ng smwUlm
with a good atwwphere and swirowsmA.
MR* gIUMOR f s That is eorreot. If you are talking about iW;Istal asap;+-
atruatiOn YOU oan redUOO the s+q%1LVS' foa a stets
thaw with steel oonstrationo All of tbeie the add
up to the differ. I do not q*swUqw p'm iaf t
but I do saes %bink the apu4ments ysssok are is df sr►6�ota�t
are tnAoal in Ma OA
tLt XmIx t Are ther7 air-oonditios ned?
SMERt Not but we raM provide for tbo meow of isastallatis�n of
air eeanditisan wo b
Mit. NIBMKM t You dos have to has the elmotesrs.
TIN CHMs What assurams is tbosre that this will remaIn a bnllding
for the olderlyq and what "nstituters an 61"Ar person?
14R# pMCDBRZM s Baer sine 62 gears of 'ago or oldere, aaoaarding to t"o �a
Law. 1'h# assuramos will hay* to b,,,,,Whirr up to the at .
MR. BUTOU s The whole �e of our Ins"I"
: to Provide
for this sp sif a perp ey and vo axe tying a 4+q eor
Iwo and I %bW we are looked in in tbere.
THS CTRs A21 tw State also be looked Axa?
M C OSs The whole► per j* t is wAo r this partrtio4w mast of
Lur. You wodd havo to obsup the Uw and I don't t1dak
this is gear to be domos and ooftalnV not if Up
of herusg is right thous. You om ask this q*wUsrn Wx at
=W project. The difforen re betwom us and a parlvxU
do"lopomt Is we an building tis under a Ian fOr this
purpose; era are not in it for profit; we are here to #*34*
a nodi
TZ CHUM: That is not air ga9stiona
M. SMITMSKIs Does that wean that a nen-prof1t structure an they tour "I I
to tau aa>tampt?
. MMOUCOS s Yee.
i
'I t Th* quostiora about goist -pont to Mt at peF*UKO
TM Lada os Mdom SrraOerol+rart Soototy has boom a obr►a!'!,UMA
argoaA"Mora fOr " yoos"# and tbay wish to eariprnid their
p%groat. Sett We not sagr "+erb&A*o - Lot's SAW Am.
Profit, It is supp000d to be tern the beeaoflt of tho
proplo vhO we the fsamty.
MR o TKOWSIX: Wovtld tho aoeo an Ste► Avroret 3%vo t be, dispeosd oft
MR* XLXMLDs W* toper to Soo it and it WOW mot to ft t,be taco VOU.
The pmmt StIvAhave, '*t $3#000 am assessed vel tf�aa,
S
29=t Ion, Us t4al tM WO now is JlWt WO&W $)#000 a ye •
Tb* State s yrstod very stroegu tbetl� t sags we 3;
ohmpor Man saw4bim oUes, but tbsr 4U re*oA If the
por room out on be gbt Into their U410* And ,est
s nso w o have beat vOrking an this pro jost fboso bas berms
m iner"we in Vw rove rt rate► and it hw ander a differ we
In the vent fig . We an still, b"dft that ow !t
OrAblo us to bvi]A it, ram Is *UW* s d err that Us
intorost veto Ulu go UP# UtAsh The
things we hwo to do am rar,•o to go Wit,, 90t
asplaera&l# and tbom omply Stith tkw $%0& !`W sw ae obi
e %ONWO
#bond of i t year aodt oo p tm tr this WO Ilk� about 2S
maw Olur Vat,
MR* RUCUMS: ft I MWISA t �k the :C."t P1 OOO our "w it a p
ase 3n We MAWA'. I bwo, listod for vm vw pmt
ssoee. Urdarr 3oorterua S in goaerasl.,, tbwrar r oaf
mo Owt Baer►. Noise - I Mink tbtlat 4 w0jeot for tient►
oldorly in +mad of Asol.f vlU be a ion Adoh wl
bo o+airdnelvo to nelso. ?Woo Is lw seemA. I a>luat sae A
pvbUm6 VibmUftw - nAshing UgkU - so pgroblrrra«
somw WAIJM W*
: �� � � '
stnglo ftAlios. With tunopm spmoo aerr< the lawoat veru o
not fw that a 60mo hsia �Ip..._ _.vw sic #' .os
oortaixr�'�y going to be an adrrrgo. s is ser► auw+esrr rd
to ercalm" tala fto onU tbluog the Hoard =4 yc ddo is
it %bay give as in gate ral tho spo" permit mad s
tho holight and the prarldaeg. iitr&w tho Um tho p w ing is
aua rasyetrsabio. The Renard erban have the power to grrat
asppUcattw s so UN rs tbo spirit of time vognlatioos has
boss mod id tis. We had to go is six stoftso to got
Stater to mss! It* iftch has berme: oxp'ir lmd to you, nand
spoosiai eonslllr4yaas with rssPH4 to height I twak an mot
As bAr m par bw is yrammoom*d I bol im Oat again rue
expUtwd this - tho spivit of the rrOUU4m is #burg
eavletd out„ to sanaerhm insoro that More gr ad be eUwm&
paai g fw tbs oero of a y llt". Also bosamoor
o srV iOOiIO rare a*% 40 UU04 to hNNO 40 NOW a
-1ZO
lR, wrowas a as ours ph**. Wer hav* tostimaw t"iho "sold that
It has bran, the Upori snoo. of other agessoios voridn an
"Ur psojo*U that about 23 of the milts VMU bar
swftb and I do not think ve ovas hao to to bssyso d thea
I t hl pa ftft v IU be, no prolalow, If yon mow to
deco nation I do not think mW 000a+t In this stats,
sm ovorrdo rm in ww WW boftume 2 thlartk ve haws
hlshod r*won&Wy ift the tm pU*M shOW bo +
We aro In this to mot a hood and m4 for ps t:
MR. luxr=: ?hear MW be wawa aonfMri+xt about NOWW NW40SM ad the
lradiass Via# Imm"Olmt 80610tr• wo was In hers tra
yea" ago applying for ass sra siptim for ibis saw slt $
Iddoh you gra ed. Wo are am about to oorpo ►
The ladles Mica SoneYolostvt 31*444W - vbrsrt It Ono "m
to attempt to oalargo its "Mvitios and 'hopoft%1 r, with
the help of pablio PluanOAM9 tho 8040w OponsWed a
not-
pref *OrpweOAon and that is MAgavas' Ommifto IM wr-
bars are the Beae of 'Trftatoos of Vw Udioe WACO SWO
valent 3oAMW and this w" Simply a eorporsto de rioo to
O&M on this building psrojost We fovad that costs
here ammod +chat the fWaral ga +essasommot is 101Lw"7,
as is trnr with the CI%r with its lea o hm
Now we ase hopeful that we San po�ram�do the eta
either to lend no the ' vKsh p d+pr for
hoating for the old+wrly and to do ah we sbhave to
rea►rgau Se mader this ;ate" iso► so ow prasTm rrM be
United and ve om not do aWtblwg oleo but this. Niefteir
8ausiagg Am it *me in with a ,fit porn j"%* the SU
doossad it wart flrasibla atad we acre boping to las sbls to
usatabUssh f1mo facilities; in this stoma to oflhr WOM
pUnvwd wAtat of good matorials, to that reddeaU p cad
wo agrosd that if we had a and== of way .fib vlaAd U 1t
is not pgrvto ,ltalrlAt to do this$ and that is ift the Stats
said 1.40. so we are prosontly ibasoas►pa .asg fps} #$tat
pusposo. As to the oast of U" Bao y it is
in tom of Lund acid AU bo costly in US" of
bovauso of goi-t up six SUPLos. We $tad Vw oltsl,m of ¢
out to the f Amo of tho sa mitq, • Tremmoo es Bead,
- Wa"m Mad - vrbore we eoald btey land for scab loss
and whore this oould be put up an a much Uftw sits at
loss oxpenso. M we dooided on the bove ambos
for tho bo nsfht of the elderly pooplo l soovatd,s booms,
wee think that this will help the oftme lthsoia, toot It
o*Aimw to by a vibr es►4 active oicemmonitir# vekb or thmt
to oftend it to tho oast birts A1404 ass ym bmw, has bison
ra►thor damsong alaready.
TO C A n t is tbgre 4W me hore app"Wing In,tow of this
Rera�►e.
Is OW one l appearing in oppesiUM4 who vishsa to
speakt
JAIW QWMUp 228 Somth QQW#* Strest t
'+► aka do YOU havtr A 14ter from mr, E3r>rVePan?
TM t To$* I boo it hem, I was 644"toiisd tWx In 01040d.
sessi+n Dai you want it road? This app V4KWq is aw►
letter to MM. Maaod'lteld.
_
MS. GUMMLI Year# I W6142A like it rtrad.
(Iwttor of S. J. Cereor*n read iri epee immuft)
MRS. CARTRSLLt I think he raises several points wh " I did have in =W,
What bbthors as s is that they say the elderly will, be ntrarar
all the piaossthey want to go. I any that thm to as A6
..
stare within a ressernable wallcing -498teme. This w
ne "idtate transportation slid. I think that is a valid
000nsidearation. Wer now have aa< situation n due to the Ase o
student rentals that there is aara" than me ear per dwoULag
In ant oases l there is not adequate pa rldm# off-strset#
and not "ungh parages. 6s for vself# there art► a tfp
*axion* whenI would Ulm to stop at ay louse to mart oett
seek of groserlos but I *an not doelblo poria;# and this in
oftem not possible In "sent years. This addition is g
to amt► a great differeaoee. You *an say that people an
already Vi,oUting this with rtuabrnts OW their ears. t
all of these homes are oner�•eooupled with rental wits oh
In rvaaa oases acre helps to fl�nroe time etrsarr for ses-
sign of his bmw*. The" will be the impost an ym tax to
on the deterierati.on of these one and t> *-ftai.)y boomwith
time addition of these one hundred ndts. I thin ewe need the
housing and I drink the purposes are mot laudablo but I
oertalnly question patting it in this area. Wo db banrtr o new
Library and some stores and movie theatres but m&W are
moving to the outskirts and I an 't ordering if this
thing would not be better in a less air polluted area# u on
a hill or in a new develops waw where thin arra stares*
feel this would be better for the benefit of the people
will l vo there. We der nand something in the sm6h+r m
of tmn but Z an not sure that this is tke wayr to do it.
we. CwAm U quatesr from Morford an "Piling People, an Tc p
of P00011i".
-14-
1MS.S. I was thImIdas when► you were taking of these open s
it sounds like dead space and gives nothing to the
boxed and noticing to the Y*Mg pespke. It Jot do+at 9
sound Uho a good iasis and I think it is going to bmra► a
bad impact on these who are there. It there ware tatter
or thirty mitis with-adetus U psis Von I wou3A be
for its but I think ane hundred is Ott #roe+ w ash.
M. ULDINIs I presume there are faoilitlos for off-stsroot * ding
of delivery trookso Mr. ledorkarat
SIgMam s 'Ins, there are facilities. There will he a spot to ua
load for the kitchen and also for the people► at the frets
door. All of this unloading would tains ptaee uacter oovw
I think it is important to nest - I do net think this
is in any way omWarable 3tvjvoswA Village. W6 are
talking about 140 unite here and a six-stow buildings
Cayuga Amts is five *stories high, with no open
spaeep and it blends well into the_ss"Aghborhood. As
you can see, there is already bei to be doterlors-
tion in this particular neighborhoods and it is vW opinion
that a streaty" of this else will do macre to keep this
neighborhood from deteriorating than anything elsses and
it will Increase property values in this area.
MRS. allTULL: I will take issue With your statemmat about property
- woo for your kind of use bat net for the use whish
already has. I can see that mot"od parking might nor
conte in annd this is going to kill it for the people who
living theme. I hate no aitoratativo to offer. Whale do
you dot Burn your house down and collect the i>aewmaoe?
None of us are in a position to Walk MW from it.
M, K&=LDs I have been visiting this lot a great deal in the Hast tie
Years; as a matter of fact, my parking place is *lose
It is kyr obsergatioa► that a great many of the hate an
street are those of people from the dorwntowsa avft who
there, and them walk over, boaranse It is Just outside
motored areas and I feel that is the ;roasen v* MW are
cemoldoaring extending the motored area. The point I
is that our project is not going to make the condition
worse. Then mai I refer to 1r. Gorooran*s lsrttrsr awbuorat
oleos of tenants there. We bought this propertytv which
*ompied by four houses and alai barn. We are attempting
to keep three of the houses rented on a month to month s.
The fovyth hoes* belongs to Was Woddhull., or rathers we
gavo her a life use - AM I fool that this propovrvv is i
the worst condition of mW of thea. Sat this is a tom-
porary situation. Certainly this project wamld be an
entirely different K atd of oesupaney. Mss. Woodhull is
still &hive and we have no control aver this.
MR. WNAVZR s (To Mm. Miller): What sort and assent of visitor tri
do you hays new on South Aures Street?
MRS. MSR: I do not know that I haus ever been up there when there
were sone than two or three ears. Thera are ly people t oro,
MR. ALO: (To Mr. Viederkorn): That Yellow area on the south?
That now is proposed for gardens or what have year?
MR. N130MO R r Yoe.
MR, AIA: Could some of that be used for parking?
MR. NIUMORN: WoU# we oortildw surely - I guess we could pull in an
driveway from the street but It would take a good 40
of it to enable to to get at least me baps of ears in t
I would sad It would be twelve, at the mast.
MR. AW: The VW area share on, the north is all parking?
MR. NISNUUM s Ios
MR, ALO: Why not use all that other area for parrking t
M. RIRTBRIIM i Beeauss it does not lend itself to the same oftloionar.
MR. ALO: Also there to parking underRromdT
MR. RIffiD1+IRtM t Yes; (dndloating),, just this portion of it.
WZU,ZLK PORTZR
225 South Geems. Street
Rm woh; spars:a bate our house now and where you want
to build?
MR. 11l ENUM: now *lose arra you to the property bins now?
MR. PWM: Pretty near an it.
M. NIXMKORN a That would be about 45 feet ftem your building, at least
the width of that old house there (indieating).
M. BQTOUCOSt I would like: Mr. Om d.rssng to introdaao, in evidenss
as fuer exhibits these two Lottors and ask that they
be read to your Board in their session.
TIN CMn t Ise.
Mtn. WrOUCOS a And if there ars anq qutestions, rather than doh oa# we
wa►a1d request an ad jow"mont.
THS CUM We will now consider We So. 829x the Appoa1, of +Qoe*s
Food mar ►* Imoorpersted* of 1233 Worth *0VOk t
ROO) * Yamt* North Oft"I mo* for aMept on Mder pro,-
visiomm; of Section 7* Gslvm 20 front yard dimmalems.
Colvm 610 off-street loading at 446.410 Iddy Streets
Ith"at, Now York, in a 9-2 dihtriot.
Who is appearing?
GROWS Q : Appearing an behalf of Ward**, I think these aortal
photographs will show basically the kV to our p ►l em,
Appellant's Exhibits 1#2#304939 aarb*d for ide #,ti
As mases of you knows a far months ago the Alt Hold*lbaft
bind and sines that time there Mo been nothing tdere
but a dralzmW gutter and a vaunt spas* is what used to be
a business arca whish to still saved ba boss* We fund
that garde* Foods man put in a $elf-a+r ;0* "UrIC "U114
lishment threw* that would provide beth for onrpprot�ds*s
oensumption of food, and oarri-oat food. I think V3Uwt
problem will be most easily oapUlmod br,toes of these
photographs that we have taken from tete area.
Exhibit 1 is an serial view showing the 14. It by
had a oar pastosd behind it to show part of the esdsrome
. ., angle of the slevation, and it shops Mo. oxistif
of the other buildings on, the stroot# all seensareA&I
would Bane to say at this paint that there is leg" pre-
oodomm for replacing a pro-existing ass,, Exhibits 2* 3,
and 4 are phetographrs taken frm the 141 the stinks you
see an the lot were of samora height; the center of the
loess is also the height of that stiok. The oamsra was
oomplotely lovel so that what you see as the center of
picture here to In fast what would be tho opti*al, view ist
If you were at the Ions, so the height of that stick at
that center is a graphical d*seaript loin of some of the
grades imiiolvod here. Taken frolm the seWW"t„ looking
auto the lot right toward the loft gide of the pd, U"
shoat the w4rom grade. Those who have so Exhibit 1 ,
will notice that the building ands short of the and of t
lot and we have a small right of way book here. The
building toward the south was the pods wbere ambit 3
was taken and Ila that short distamos, going from the c
ter of the picture* yom see the angle of the street AM
the tromendow drop. What I are atUnoting to show yell i
the fast that the grade there would not in fast povidt
one to ba�tk a truster trailer tanto that lot to load in
rear of the building, New we have an architect hero who hod
a sures+ mads of this and the surrey will, shop that lx►
addition to the stoop grad.* and in addition to the
right of Kay we fud a roof *zrsrea*hnreut of abobt a foot
M# MAY: the me ad jointag an the vest. You eeatt See we aro
with an inpossiblo sito^tIoe, I thinks we listed a 9 --and,
a, 5 foot sift.X- ^---*ad we would Ilk* to OvaWk-thst to
on saoh side. You sam see Y\MtomM WOU14 no M
$its a tr"for tmiler an** a week mm *dA&d *vorythgmg
from 34dy Arest. No additional exception would be re-
guired here. ambit h - at thea paint we ave deea3 g
wase problems hero that do not affost the �
Again we bALTO a point where the erasers wvrs lerreh wdth
sticles so tboo is only a relatively small, Aso. mi
notice that the fwwo whish is an OTM height alUVO
a rather sharp 0410 to tho house of the fano sVI* di by
serosa the street. IX other wosrdea, we hm+ s a #)APO net t
aide of the street that the other pohpho on the other sI
, do not lar'e. lin addition, an Nshibitt q►, I would like to
show ym a view of the front of the streete Ihmo was
attest herr at leveling the Oasas m. You will nastieete t
buildings between the property in gueast#ou and �1l13.lams
A" &&bust eatastl y the same height. You asoma to car lot and
go to this nombor of winders and yvA sm sec than t
drop. 3n ether Words, these four buildings betomn dogs
and Cornell MITOrsity - they aro relaUvelg level and
Hesse is a tmendovs drop Or the eesss* lssam diately sem
3h other was, we hwe a terrain prcb3.em that tbo
demon strata that are not problaw for mW other properrty
in that area. When we appoared bee to" the perming
we, dissrsasred the possibUMW of setting tMx property k
10 foot as required by the City toning Qrdinaneto, mad
*&wer of some of these problem and plus the f U►t
have a bole there that would have to be eases, w+e
find that lighting wed hmire to be prmIded for safoty,
and the aetmal eeasastrorotion prc6law would mJm this
pm-
hibitive. In order to aadstain the general eeharenoter of
time existing neighborhood and In order to work
and build and get something bustle on the taps roll„ we
we have to ask for the Burn ame an the fmt yard. We
asieed for the foil. 'oneoption sea that if vo find it +�►
to build to the sidewalks this will bre pcosibler. I'm all.
ether Instamses the ormpmy is going to wase that Worytk mg
eln cosei"b sm; ehren if it has to be built speemsial, for this
bmildifto it will oonform to City regulations, The only
things we an ramble to +shaft* are wn3o s ding this tvwt
trailor moo a week; the !!milk and bsroad tsarnsks ea 00 in
daily. lir. Mende is bene from the gtrdee Foods. Be hoer
an expUmattom of the plan and its operation. These
foods harts be" propared Is adv* moo and are shipped tet,
oreaythimg ooamses in at eessos, and we ora asUelpsting the
ampi val of this trunk for aboA 6tOO A.1t,R to m&# the
early morning trafPia. We are talk! about a ones a welk
doltvory through the *11e.mW for the d+ellrr+esV of m-
:loading and loading Ovorything st onso-, I think that ths
__— a_ fW_ M,
would got it dam to a "too*
Hai filar When do you "present?
CLs1►Y s Z have Appeared for the agent for do land old tbre ag+
for to Pools at the Planning Hoard meed se I am
also appearing 3oint for beth here tenight# but Mr.
Rands will appear specifically for Sarslse Fssds,
MR. WIt1M t The passageway would be the entire length of the ?
MR CLAY: Y presuno it will end at the door.
ROMM 0. RANDS
Northeast Sal" Reprssentativs
melee's Fetid ;systems# The.
Let me j%wt say that basically the rendering wr bow
heard is an me4lent outline of the idea of east ataalr. l
but of oaurse the sketch is not exact1y the way this
building will stet on this site, l think Mr. W4ndt can _
brief you on the operation,
UAL WElsAP
Cortlandp Now York
The stare is of a stook-planned design vUeh will oast ,
on the oontieuity throughetitt the. East Least q and it has
been built in a number of places do m south. If you am
viquaU se Bddy Streets both buildings adjacent will ooa e
up to for silo; the "of will extend sligbatlyl 50 feet
wide an the 60 fools side which will allow a built-In
ally# and a five foot oloGranoe an the otber side*
The allsy:ray is jvwt fear delivery and garb# rsaearAU
There will be the intograticss of a sign at the front of
the building. We think it will add a let of character
to the street. Oux proposal is to develop a basseeent valer
the building to bring it up to street height. We would
Ulm the build as *loss to flush as pos+eible to the
admit buildings and it will haw to be raised to anct
for an approach for the entrance porch and step and ta
wLU hays to be done off the public sidevalkt SeamtIal
we would like to maintain the oaessapy ooWUM out to shone
building properly and to conferee to the other adjacent
faoilities can the street. Them ate be enploy" parking
in the back# which an automobile could maks but the la
truck is oenplstsly ir:socessible to the rear. We would
have the Iaargs besoneut which would be avrailabls for
],ergs sbipaents# so that paper and other supplies caan be
stored for a vmth's delivery. But the foods wov1 came
#hoe a week.
TW CMns Hoer deep is that building?
A. 34 rest deep.
...... .... .. ..
-19-
MR WR t Ath Vitra foot of apace an either side?
A. Yes, vo vill flank off the gide halls and brim a brlek
wall up to the builAing and moat to the admit
buildings to asks, a naifoarn famade and that
vill oompleto Mddy Street as am mass of bnildiW*
IRS CHAIR t Mw vide will the passageway be?
Ar A valbw ammoduotoly 3 fret S inshos vide and then a
olear five fest. The passagern W vill be part of tbo
buildift actually.
In CBMI Hos► do the oars eome in that beek?
A. From Buffalo 8treret for employ" paridag. Tberr is a
aright of way from Buffalo Street, tete viU have a proper
sign properly lit and the at-do vill be lig# ► lit. As
for foods, we have a real fi4 apple tntrneyrer, Freenoh fIVW#
a hustgburger and the hot dogs and feeds to fora a gored
roast beef sanrdwieh. It's a gsddek lwwh. Baro you ow
ran in and sit dot A or take it right oat. I was waited
on in ebout twenty soeends oomplavto. I might may it is
a spe" baildAM i the entire floor aro OoM Uloe an
oaponsive mstsrial„ and .a::sanitary exterioro all bytek
vennserrl that doers' are bronso solo rl the interior all
poroelninieeod and*a guttor to pro%*O from the raln tri s.
It is hooked and sir■oaenditioned and is a YmW olean e!"li
oat oporatioh rhO is strictly a food operoUw►e, open
at eight o'olook in the norninel and elesod at eleTsrt at
n iot. Ws here moans oompleto plain hero *lerh► ser have to
raviso slightly for no rthean ee mstrastim,
Anpollsat's Sathlbit 6` eonaistintg of 9 shoot►f ae►rtsrd
for idenntl.fl.oatiaen
Those acro the plans of the proposed belldinego It Is jW%
ainvae they first sheet Wa0h shows the site plus for
vidual, operation.
MR* OW: I have tater two essasionnr to visit a 3"3" Operation
at dregs* MuDmalo'so sad caul" to Me p rebl<om
vhdeh is of the most important Oftoen to that no eN "
were driving in and out. This rear no problem. I visited
there tviso durim than room hour and amen after sehool an I
nerer saw mere than sneo mar paNdAg there,. To this end
I thlthe p2m as prevented be" is adequate and vee U
Isonfam with tho 1e,►.
-20-
1=0
a20-1 D RORDIN U? Terrom Pleas.
I ttouxd like to speak in favor, but to Saar there VIU not
be a traffio parobl+s% I think is Underestimating it at
There are two carry-outs cont a liquor store theta am aaardt
this is a mw* of double parking thrmgbont the day and
the went" hoar v. To think a *AM-a4 or re+�tauxant ..
allm ate the Situation - VOUD it is gol" to aggrow"O.
Rsgodless of what the hoars of dolivexy 10 &G"OAO
ltt eomothing mw happen to ObAnge the •ems o l m l in the
Revower, on the other hands and the reasart I #POO in
favor, is that ever with the oatpmdl of the prebISM
in that area, I think that a looration with a hol* in the
Middle is a vd * attribute to the nad;gbborbood ithm the
b rheas "wild bri a dust the aethetles of ung that
blank in the bl"k should be aonsift"d, and that the
ovorwbelving need to slow that holo is inporta A
Tom-VIM- _ AZW one OU* to speak in faW_ , this APPeal?
None.
A am to speak in opposition to this appeal?
lt=WVS SIMI(No HARD OF MIN APlAtS9 CITY OF TTBAC,aw "BMW 31,190
WS S0 828:
.
Bontkovold a Mons to grant the application for the fol ming ree1,00ns d
1) That this is related to an age group at over 62
9�ss by tostt
2) That lettero aero entered in evidence of omparaMo
projects in other cities moaftq to justlf'r the ow-
ceptten requested for appropriate parkings
3) A project of than nature 04 in this dOW40M loo
aill be adrrantageoue to the elderly ane! Will asks, a
as jor aantrib U on to &Usftate the how3in p mblmt
in the sityi and also! ll mks substantial adelith
to# and lm;U*11f d"*lopamt of the city ow0r#
which is desirable;
4) That the height exeeptAon is reasonable in corm
tion of the special design abereby the 4-stavy Por-
tion is ad joewt and facing the r wldentiawl$, and 6-
story
-sto y► portion adjoins a business distrist i that this
special ""sideration avoids an abrvkpt rarisiAm in
height with existing btildlnp.
Beverly Martina Second.
VATS: Yes - 6 So - 4
Motion earried.
AppUestion, granted.
Beverly bow nI FAVO to groat US applieatie:a for US follorrf,ng rOasoas:
1) That it Will be OoMistent with other brarslaaesses
in the araoighborhood in. relation to the #ialo alk
Lane;
2) That in oammwUss with off-street loading*- the
tos%ixaW lntrodused would Justify the lack of,off-
street loadirr4 beosuse of the terrain it is impos-
sible to parrOVide a proper spaee;
ri 3) That it is'tot&W desirable, to have the site oeoaw x
pied by a busWwo ab is compatible vi th the
wi.ghber aod.
B&IMId: geeoad.
VCTS: ?en No - 1
Nation earrried.
Appli"Uon granted.
Seatkovald: Ko" to submit the trWUnQary of the Appeals 07839
TW# )hadrw+ Realty$ 3hoorporatedo &and t ae re-hearift
on the matters an Aprril. 17$ 1969] to the City Atta►=W
for a tbrsal rn2ing as to whether or not appollacit is
in violation bpr stVjft aspen 24 boom a day.
Ealdl lai: fid.
Y►ti M *wed tam&mimausly.
Yes R C adjouned to s* ma x$ mestift of Board of Zoning Appeals for
Noah 3. 1969