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Home My WebLink AboutMN-BZA-1972-08-07 h ! ' Ii �I �I !I i I' TT '! BOARD OF ZONING APPEALS, CITY OF ITHACA, CITY HALL, ITHACA, ii NEW YORK, HELD ON AUGUST 7th, 1972 ----------------------------------------------------------- j' PRESENT: !! JAMES ROGAN. Chairman ANTHONY PETITTI GEORGE HARPER j GREGORY KASPRZAK C. MURRAY VAN MARTER EDISON JONES, Building Commissioner 8 !'. Secretary � DARLEEN LISK� Acting Recording Secretar Y I' ,i �i ABSENT: HARRY BORTZ 1 Chairman opens meeting, listing members of Board of Zoning Appeals present. i' ! THE CHAIR: We will hear Case No. 983, the Appeal of Shickel Environmental Development Com- pany for an exception to the Zoning Or- dinance under Section 7, Columns 7. 8, I ll, 14, at 105 Miller Street in an R-1 it district to construct a new privately owned home with single apartment. Who i is appearing? ii NORBERT SHICKEL: I am Norbert Shickel and I am present- ing this case for the Shickel Environ- mental Development Company. We propose to build a single residence here with jj a small additional apartment and I would!i like to emphasize that the use is er- j mitted in an R-1 district. (Mr. S ickel' presented a tax map of the area showing the location of the lot on Miller Street Mr. Shickel presented a plot plan showin �I the location of the house on the plot.) II 'I Mr. Shickels' client owner a home in, '! Mexico and wants to build this home in ii Ithaca for his residence when he is in ! Ithaca. The lot requirement would be �I less than that required in an R-1 dis- trict so we would be asking for an ex- ception in the R-1 district. Mr. Shicke referred to the map showing the dimen- sions of the existing lot and on the I � I! I! �I if 'i I! -2- l 'J adjacent lot he proposes to remove the it ii garage so that there will be approxi- " mately thirty (30) feet between the two (2) buildings. Mr. Shickel outlined that the side yard requirements will be met on the one side and the front and !� rear yard requirements shall be met. ii The building will be close to the real !j lot line on the East side; however, the ;' removal of the garage will account for I! the thirty (30) feet between the build- 11 ings as proposed. I i' So these are the exceptions that we are ! asking for. THE CHAIR: Do any members of the Board have any i questions? !+ !) l Ii MR. KASPRZAK: Is the land flat? !i II MR. SHICKEL-O The land is flat. ii MR. HARPER: I take it he wants to live in this area4 MR. SHICKEL: Yes he does. THE CHAIR: Does this relate to the house on the 'I I' corner? ri MR. SHICKEL: They are two (2) individual lots. MR. HARPER: What happens if five (5) years from nowt you want to make an apartment in that house? E MR. SHICKEL: People being human, he can't foresee !I what would happen five (5) years from now. I; MR. HARPER: I have no other questions. �N I i MR. KASPRZAK: Can you give us an idea on the traffic? 11 MR. SHICKEL: There would be no abnormal traffic, i it I I (i II -3- MR. VAN MARTER: What you are telling us then is that then traffic has no bearing on the case? MR. SHICKEL: No it does not. r i THE CHAIR: How large will that lot then be? j MR. SHICKEL: It will be 85' by 100* . � ii MR. VAN MARTER: Is there any living unit in the basement,�l MR. SHICKEL: No there is not. MR. KASPRZAK: This is a two (2) story house? MR. SHICKEL: It is. 1. MR. VAN MARTER: There are two (2) curb cuts on this lot?� 11 MR. SHICKEL: Yes there are. ii II MR. HARPER: Basically the only thing wrong is the to j size; right? MR. SHICKEL: Yes, and that holds true for many of thel lots in this area. MR. KASPRZAK: Could you tell me, what is the minimum j number of people who could live in that ii li house at one (1) time? i �! MR. SHICKEL: The house is being built for a single man and with the apartment it should j be limited to no more than a married ii couple. His experiences with other prop erties in the past indicates similar situations. THE CHAIR: How large is this apartment? Now many bedrooms is this man going to occupy? ; MR. SHICKEL:; One (1) bedroom apartments. THE CHAIR: Are there any other uestions from the I! i ! members of the Board? i i I; �I i it l I ii I, -4- 'I it it MR. VAN MARTE3: Mr. Shickel will you please identify the block number and lot number on your jmap for the purpose of the record? li i) ii ISR. SHICKEL: This is an old map but the block is ,i #290 and the lot is #11. i! i i; THE CHAIR: Any other questions please? li l Is there anyone to speak in favor of �I this case? if li Is there anyone to speak against? MILDRED KIRBY: I am Mildred Kirby of 205 Cobb Street. I How Many parking spaces are there? II MR. SHICKEL: Off-street parking requirements are met'lifl i ROSE ROSICA: I am Rose Ros ca of 213 Cornell Street. �I What use will it be five (5) years from II } now? j MR. SHICKEL He will want compatible people in that apartment and I would assume that it Ij would be used for similar purposes. ii ,i JOHN SPEWER: I am John Spencer of 605 Mitchell Streetl� What ever happened to places like the ;, old two (2) bedroom bungalows; are they ;I not in use anymore? if MR. SHICKEL: This is my clients' choice. ROSE ROSICA: If he can afford to build an $80,000.00 it ii house why is he building it here, why ' doesn't he build it in Cayuga Heights? I j MR. SHICKEL: Because he likes and values this area u very much. j ROSE ROSICA: Is the enclosed front part of the house ii art a be i' to of the lot coverage? p 9 ;j MR. SHICKEL: It is only screened in and it is not included as part of the house. I� i i it ROSE ROSICAt If he is only going to live here only six (6) months out of the year,, why is he building here? MR. SHICKEL: Because it is his choice. LOU BORDENET: I am lou Bordenet of 207 Cobb Street. There are so many cars parked on the street now that it is very inconvenient !'I and difficult to get into driveways around the cars on the street. Do you 11 have any solutions to this? it MR. SHICKEL: The house on Cobb Street in in an R-3 zone and the parking requirements on Miller Street in an R-1 zone are met, ii MR. VAN MARTER: Are there any living trees in the streetIj right-of-way on this lot? MR. SHICKEL: No there are not. !I! ROSE ROSICA: Mr. Shickel owns other propert why nodi evel' use some of that for this development? MR. SHICKEL: It is a personal matter. it THE CHAIR: This concludes the public hearing on case #983. The next case is No. 982, the Appeal of i Ann Colbert Nolan for a variance to the Zoning Ordinance under Section 7. Col- umn 2, at 702 Mitchell Street in an R-1 �il district to conduct a real estate busi- ness in her home. Who Is appearing? ANN COLBERT NOLAN: I am Ann Colbert Nolan and my husband ani I are here to present my case. First of all I would like to start out ii by saying that I don't know if I have a case to be discussed here tonight or Ij not. I have had legal council this afternoon and have been advised that !i this might not be a case for the Board of Zoning Appeals. The sign which is f I' Ij !i -6- it j I lnow there was put there when the propert* was zoned R-2 and, of course, before it was zoned R-1. I I' THE CHAIR: The Chair request that the Building Com-a!, missioner please convey this information'! to the City Attorney and get his ruling l ii and then notify the Board of Zoning Appeals and Mrs. Nolan of his findings. .I li Do you wish to withdraw your case? ii ANN COLBERT NOLAN: We wish to withdraw our case. jj THE CHAIR: This concludes the public hearing by f the Board and we will now go into ex- ecutive session. Thank you. j i II I' �! li �I ji �I J j i ii !i •I j I II ,' it li i III I I' II !I I BOARD OF ZONING APPEALS, CITY OF ITHACA* CITY HALL, ITHACA, NEW YORK August 7, 1972 -----------------------------------------------.-------- j! EXECUTIVE SESSION: i' i II CASE NO. 983: I MR. HARPER: Recommend that the application for an exception be granted. i MR. PETITTI: Second. ; i �! li Findings of Fact: i 1) Testimony shows that the lot l com- prises of 6,000 square feet; j i; , 2) The testimony shows that the per- centage of lot coverage was fifty j percent (50%) greater than permit- ted; er mi.t ted; I! 3) There is sufficient off-street I! parking. it VOTE: Yes - 5 No - 0 li ------------------------------------------------------ CASE -------------a---------------------------------------CASE NO. 979: �j MR. HARPER: Made a motion to allow the variance. �I MR. PETITTI: Second. Findings of Fact: i, 1) Neighborhood complaints were many; i i 2) The testimony showed that in its present use it is the highest and best use to which the owner is put- I! ting it today, 3) It is an improvement to the neigh- li borhood from the time when he bou �I ,i I! �i II i ' I! r it EXECUTIVE SESSION, BOARD OF ZONING APPEALS, CITY HALLS ITHACA, NEW YORK August 7 1972 � i ------------------------- ------------------------__--_____ !I ' i. 4) No hardship was proven; 5) Was Mr. Perry aware of the ening purposes when he bought theproperty it Ans: Absolutely, and he is also pre pared to move into the house if neo-' essary. :E VOTE: Yes - 0 No - 5----------------------------------------------------------- j I� 1� Next meeting of Board of Zoning Appeals to be held on September 5, 1972 �) __—__---_---__w+w.__---a_w.___.___-----_—------------------wr_ra. s �E E I I h (� i. i I j i a I rl i Ili I ii I i. i