board of zoning appeals (bza)

BOARD OF ZONING APPEALS (BZA)

AGENDA & LEGAL NOTICE

CITY OF ITHACA BOARD OF ZONING APPEALS (BZA): Notice is hereby given, pursuant to Section

325-40. B. (2) (g) of City of Ithaca Zoning Ordinance, Public Hearings will be held Tuesday, January 7, 2020

at 6:00 PM in Common Council Chambers, City Hall, 108 E. Green St., Ithaca, NY, to consider the following

appeals:

APPEAL # 3147 402 UTICA STREET

Appeal of Emily Petrina of Firehouse Architecture Lab on behalf of the owners Miranda Phillips and Robert

Kleinberg for an area variance from Section 325-8, Column 11, Front Yard and Column 12, Other Front Yard

requirements of the Zoning Ordinance. The applicant proposes to construct a two story addition on the north side

of the home at 402 Utica Street. The new addition will provide a large family room on the first floor and an

additional bedroom and bathroom on the second floor. The proposed addition will align with the front façade of

the house, but it will extend another 18’-10” along the front yard on Utica Street. The property is located on a

corner lot and both front yards have existing deficiencies. On the Utica Street side, the new addition will

exacerbate the deficiency laterally along Utica Street. The setbacks range from 4’-6” to 5’-4” of the required 10

foot front yard setback. The front yard on E. Tompkins Street will not be exacerbated by the proposal.

The property is located in an R-2b use district in which the proposed use is permitted. However, Section 325-38

requires that an area variance be granted before a building permit is issued.

APPEAL # 3148 357 ELMIRA ROAD

Appeal of Bill Manos for a Sign Variance from Section 272-7A, Number of Permitted Signs, of the Sign

Ordinance. The applicant proposes to utilize an existing freestanding sign structure for the building located at 357

Elmira Road. Currently, there are two freestanding signs on the property. One is a permitted freestanding sign on

the north side of the property that advertises the Old Mexico Restaurant. The other sign is an additional pole sign

that is located in front of the building. The applicant would like to utilize the additional freestanding sign to

increase the visibility of the business. The proposed second sign will be 4’ tall by 10’ wide and will be mounted

on the vacant sign structure in front of the restaurant building. The vacant sign structure is set back 34’ from the

property line and is 20’ tall, meeting the Sign Ordinance requirements for both setback and sign height. There are

three existing signs for the restaurant tenant (one freestanding and two wall signs) that total 57.7 SF, and the

addition of the proposed 40 SF sign would increase the amount of signage to 97.7 SF. The restaurant is allowed

up to 250 SF of signage but is limited to only one freestanding sign.

The property is located in the SW-2 zoning district in which the proposed use is permitted. However, the Sign

Ordinance, Section 272-18, requires that variances be granted before a sign permit is issued.

CITY OF ITHACA

108 E. Green St. — Third Floor Ithaca, NY 14850-5690

DEPARTMENT OF PLANNING AND DEVELOPMENT

JoAnn Cornish, Director

Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565

E-Mail: [email protected]

APPEAL # 3149 108 SHORT STREET

Appeal of Nancy Wells for an area variance from Section 325-8, Column 12, Side Yard requirements of the

Zoning Ordinance. The applicant proposes to construct a single story addition and deck on the rear of the home

at 108 Short Street. The new addition will provide an additional bedroom and bathroom that will be accessed

from the first floor. The proposed deck will wrap the new addition and be aligned with the southern corner of the

house. There is an existing side yard deficiency at this location, and the new deck will exacerbate the deficiency

along the side yard. The existing setback is 7’ and the proposed deck will exacerbate the deficiency laterally,

approximately 8 feet along the side yard. The ordinance requires a 10 foot side yard setback.

The property is located in an R-2b use district in which the proposed use is permitted. However, Section 325-38

requires that an area variance be granted before a building permit is issued.

ACCESSIBILITY: If you have a disability and would like specific accommodation to participate, please contact

the City Clerk’s Office at 274-6570 by 12:00 p.m., 2-3 business days (not including weekends/holidays) before

the meeting.

Gino Leonardi, Zoning Administrator

Secretary to the Board of Zoning Appeals

Publication Dates: December 31, 2019 and January 3, 2020.

CITY OF ITHACA

Board of Zoning Appeals - Notice of Appeal

APPEAL# 3147 402 UTICA STREET

Appeal of Emily Petrina of Firehouse Architecture Lab on behalf of the owners Miranda Phillips and Robert Kleinberg for an area variance from Section 325-8, Column 11, Front Yard and Column 12, Other Front Yard requirements of the Zoning Ordinance. The applicant proposes to construct a two story addition on the north side ofthe home at 402 Utica Street. The new addition will provide a large family room on the first floor and an additional bedroom and bathroom on the second floor. The proposed addition will align with the front fa9ade of the house, but it will extend another 18 ' -1 0" along the front yard on Utica Street. The property is located on a comer lot and both front yards have existing deficiencies. On the Utica Street side, the new addition will exacerbate the deficiency laterally along Utica Street. The setbacks range from 4' -6" to 5 ' -4" of the required 10 foot front yard setback. The front yard on E. Tompkins Street will not be exacerbated by the proposal.

The property is located in an R-2b use district in which the proposed use is permitted. However, Section 325-38 requires that an area variance be granted before a building permit is issued.

glll/22/2019

City of Ithaca

Appeal Number Use District Applicant Application Type:

Column 2

IN umber

Column Title Use

Existing One Condition Family and Use Dwelling

District Two Regulations Family for Existing Zone

Note Non-Conforming OK Conditions Proposed One Condition Family and/or Use Dwelling

District Two Regulation Family for Proposed Zone

Note Non-Conforming

OK Conditions for Proposal

Notes:

Board of Zoning Appeals Worksheet

BZA- 3147 R-2b Emily Petrina, FHA.LAB Area Variance

3 4 5

Accessory OfT-Street Off-Street Use Parking Loading

I

None I

Required

OK

I

None I

Required

N/A OK NIA

Address 402 Utica Street Date 01107/20 Owner Miranda Phillips & Robert Kleinberg

6 7 8 9 10

Lot Area Lot Width Number of Height in %of Lot (Sq. Feet) (Feet) Stories Feet Coverage

7,104 77 2 -24' 15.7%

3,000 35 3 35 35%

OK OK OK OK OK

7.104 77 2 -24' 21.0%

3,000 35 3 35 35%

OK OK OK OK OK

I I 12 13 14/15 16

Other Front Rear yard: %of depth Minimum Front Yard Yard Side Yard or number of feet, Building

whichever is less Hei11.ht

4'-6" 6'4" 33' 47' or 52.4%

lO' 10 5 25% or 50' but not

None less than 20'

De f. De f. OK OK

4'-6" 6'4" 23' 47' or 52.4%

10' 10 5 25% or 50' but not

None less than 20'

*Def. **Def. OK ***OK N/A

*The existing front landing measures 2' and the distance to the front property line is 5'-6", leaving a 4'-6" front yard setback. The new two story adddition will exacerbate the existing building setback along Utica Street a distance of I 7'-6", to a point that is 5'-4" from the property line. ** Tbe other front yard along E. Tompkins Street has an existing deficincy having 6'-4" of the 1 0' required by the ordinance. ***The rear yard dimension is the average depth of the lot.

CITY OF ITHACA 108 E. Green St.- Thir·d Floor Ithaca, NY 14850-5690

DEPARTMENT OF PLANNrNG, BUILDING, ZONING & ECONOMIC DEVELOPMENT Gino Leonardi, Secretary to the Board ofZoniug Appeals Tc lcphon~: 607-274-6550 Fa'l.: 607-274-6558 E-Mail : gl~onardi1!..c i tyolithaca.org.

BOARD OF ZONING APPEALS (BZA) APPLICATION

1. TYPE OF APPEAL:

~ AREA VARIANCE APPEAL#: 31~7 (m .. LEO IN BY STAFF)

D SPECIAL PERM IT HEARING DATE: _ 11_71_20 __ _

D USE vARIANCE BUILDING PERMIT#: _3_<Z 7_17 (REQUIRED)

D SIGN v ARfANCE RECEIPT #: _ Ct_l o/1-/ z (FILLED IN AY STAFF)

D ACTION, DECISION, oR [NTERPRETATroN or ZoNING OFFICER

2. Property Address: 402 Utica Street, Ithaca NY 14850 Use District: R-2b ------

Owner's Name: Miranda Phillips & Robert Kleinberg Owner' s Address: 402 Utica Street ---------------City: Ithaca State: _ N_Y ___ Zip: _ 14850

3. Appellant's Name: Emily M Petrina, FH_A_.L_A_B ___ Appellant's Address: ~6 W State Street

City: lt_ha_c_a __________ Stale: _ N_Y ___ Zip: __ 14_8_5_0 __

Telephone: (607) 592-9385 E-Mail: [email protected]

4. Attach Reason for Appeal (see ''7.oning Appeal Procedure Fo1m")

5. Appellant Certification: 1 certifY the information submitted with the appeal is true to the hest of my knowledge/belief; and f have read and am familiar "vith City of lthacct Zoning Ordinance sections that apply to this appeal (incl. Section 325-40, describing the powers and duties of the Board ofZoning Appeals). 1 also acknowledge the Board of Zoning Appeals may visit the property and [ spec!flcally permit such visits .

. eJ l have met/discussed this application with Zoning Division staff prior to submission.

. ~~ ~-ah-t-t-8-i-gn_a_tl_lr-c--=~----STATE OF NEW YORK COUNTY OF TOMPKINS

t Sworn to this _ ? ih day of

JULIE CONLEY HOLCOrvt6 Notary Public. State of New York

No. 4975598 Quahfred rn T1oga Count'/

Term exp1res Dec. 10. 20 _ _22-

(D Notary Public available at City Hall.

IMPORT ANT: INCOMPLETE applications will be returned to the applicant and the applicant will have to reapply.

If ANOTHER CITY APPROVAL is required (e.g. , Site Plan Review, Subdivision Review, Ithaca Landmarks Preservation Commission Review) , this application will likely not be considered at the next scheduled BZA meeting date.

If an application is submitted and subsequent CHANGES are made to the proposal/ project, a revised application will be required. The original application will not be considered a placeholder for the original BZA hearing date. Zoning Division staff will also not remove contents from earlier applications to complete a revised application. Applicants are responsible for ensuring all information necessary for processing a Zoning Appeal is submitted by the application deadline for a given BZA hearing date.

****************************Office use only*******************************

l. Ordinance Section(s) for the Appeal:

Zoning Ordinance Section being Appealed Sign Ordinance Section being Appealed

• §325- 8 Column 11 and Column 12 • §272-

• §325- • §272-

• §325- • §272-

• §325- • §272-

• §325- • §272-

• §325- • §272-

2. Application of SEQR determination: _ Type 1 _x_ Type 2

3. Environmental Assessment form used:

_K_ Short Environmental Assessment Form

__ Long Environmental Form

Unlisted

__ Completed by the Planning Division at preliminary hearing for SPR

__ Not Applicable (Type 2 actions only)

4. A previous appeal D has, ~has not, been made for this proposal:

Appeal No. _ __ _, dated _____ _

Appeal No. , dated _____ _


Appeal No. , dated ____ _

5. Notes or Special Conditions:

Page 2

CJTY Of ITII ACA 108 East Green Street - Jrd Floor lthuca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOM IC DEVELOPMENT Gino Leonardi, Sccretury to the Board of Zoning AfiJlcals Telephone: 607-274-6550 I nx: 607-274-6'i58 r'm!lil: glconardi'(i cit)Ofithaca org

ONJ, )' SIIBMn 1111~ FOW\IIF ZONIJ\G Al'l'~:i\l. A I'PI.ICATIO~ IS llEI G StlllMI rt fWISJ(;N I·.I) IH

SO~ I EON I·; ( J'I rum. 'II IAN ( 'l lltlti.N I' RECOIW I'IUH'~.It'l' OWNEI{.

OWNER'S AUTHORIZATION FORM //;_)

ZONING APP fi:AL #: __ .....,3~JL-"{~2.#------ DATE: ____ f_S~_(~Cr~---

TO: BOARD OF ZONING APl,l~ALS (ltlulca, NY): ~loUYI?--ctln b~ r

I (We) JtAt(fv)d{ tA_ P~ pJ of __ lf_;__D_Z,____;u;;_+__;;_l _( o-..._....::s-;..._r _ __ _ (Narnc) (Street Aud •·css)

It W--u-- {Lf£'W (City/M u11icipality) (Stale & Zip Code)

(Street & Numhcr )

~ ( um the sole owner of the above-mentioned property.

0 This property is ~tlso owned by ____________________ ___ _

and I have a Power of AUomcy to authorize this appeaL (attach l'OA).

1 do hereby ~•uthorizc Emily M Petrina, FHA.LAB to appeal or r equ est a Variance or Special J>ermit on my (our) behalf. I (we) understand the appeal will be heard at the

Jan 7, 2020 meeting of the Uoar·d of 7 .. oning Appeals. (Dare)

STATR Of NRW YORK) CO UNTY OF TOMPKINS)

.Sworn to this -1tlf!! day of

~· 2£4" ~ SI\RAH L. MYERS

eA_,(J_ N .. ..tary Public State of New 'lork ' Rcg1str3110n No. 4974943

Notary Public cu.::hhcd 1n Tompktns Coun:yn""'' Ccmm1ss•, n Ext:'1res Nov 25. 2~

Note to those s igning (his form:

(Sign at u r c)

( (i) Notary Public available at City Hall

( I ) Owners authorizing a nother to present an ~lppcal on their behalf s hould be aware the Board may, in g ranting relief, add rcasonnhle conditions which then hccome binding on the propt•r·ty.

(2) Es pecially whe re a Variance is being sought, the owner may be the only person with detailed information about the proper·ty that is essential to the appeal. ln such a case, authorizing ano ther person to :tppeal may be detrimenta l to the appeal, unless the owner is either present at the hearing o r sends anothe r· person fully prepared to <tnswc•· ques tions about the propc•·ty and the feasibility of using it consis tent with the Zoning Or·dinance.

CITY OF n IIACA 108 Ease Gn:cn Street- 3rd Floor lehaca, NC\\ York t.S850-5690

DEPARTMENT OF PLANl'iiNG, BUILDING, ZONI~G & ECONOMIC DEVELOPM ENT Gino Lconanli, Sccrefa ry to the Bo~lrd of Zoning Appeals I clcphonc: 607-274-6550 r a~ 607-274-6558 [ mai l: glconardifalci tyolithaca.org

-NOTICE, OF APPEALRI<:GARDING ZONING OR SIGN ORDINANCE

CITY OF ITHACA, NEW YORK

APPEAL NO. 3 1'17

TO: Owners of Property within 200 feet of 402 Utica Street, Ithaca NY 14850 (propcrry address)

and others interested.

FROM: Emily M Petrina, FHA.LAB applicable to propc1iy named ahove, in a(n) R-2b zone. (name or person or urganiz<~ti on making appeal)

lU:GAROJl'iG: (check appropriate box)

[;Z] ArC<l Yc1riancc

D Special Permit

D Use Variance

D Sign Variance

D Action. Decision. or Interpretation or loning Officer

City regulations require you h(.~ notified of this appeal to the Boar·d of Zoning Appeals (BZA), as described in the attached letter and provide the opportunity for you to com ment on it and/or attend the meetings listed below. Anyone considered an interested party may speak for or against the appeal at the meetings listed below, or submit a written statement to the BZA before its desiguated meeting. Thcr·e is a time limit of three (3) minutes fur each interested party to address the BZA during the Public Hearing portion of the meeting.

The Board of Zoning Appeals bases its decision primarily on the written evidence submitted and presented to it, the testimony of interested parties, and zoning and legal considerations. The written case record will he available for review at the Zoning Division, City Hall, 108 E. Green St., Third Floor, beginning one week before the scheduled BZA meeting. T his case has also hcen referred to the City 's Planning and Development Board that wiU advise the BZA, if granting the relief sought by the appellant will affect long-term planning objectives. The date of the Planning Boa rd 's meeting regarding this appeal is also listed helow.

The PLA~NING BOARD will consider this case on December 17, 2019

Council Chambers, City I fall, I 08 E. Green St. rrhaca.

The BOARD OF ZOt-~ING APPEALS will consider this case on

Cotnmon Council Chambers, City llall, l08 E. Green Sl. Ithaca.

January 7, 2020

136 W State Street, Ithaca NY 14850 Addrc~s

at 6:00 P.M. in Common

at 6:00 P.M. tn

11/4/19 Date

FirehouseArchitectureLAB Firehouse Architecture LAB, PLLC

Emily M. Petrina, RA LEED AP BD+C

[email protected]

November 5, 2019

Neighbors of Miranda Phillips and Robert Kleinberg

402 Utica Street

Ithaca, NY 14850

RE: Notice of Appeal - Zoning Appeal No. 3141 Proposed Addition to 402 Utica Street

Dear Neighbors,

PLLC

I am sending this letter to you on behalf of Miranda Phillips and Robert Kleinberg, owners and residents of 402 Utica Street. Miranda and Robert would like to add a two-story addition onto the north-east side of their existing house to bring their second floor staircase up to code and add a master suite to the second floor, allowing their children to each have their own room.

402 Utica Street consists of the original house plus three small first floor additions that were added by previous

owners. The result is a house that has several small interior spaces which are disconnected. The grandfathered

in staircase from the first to second floor is narrow, steep, and lands in a hallway that is too narrow. There are

two second floor bedrooms, all with unusable space at the 5' -0" exterior wall heights under the roof eaves.

There is one bathroom on the 2"d floor t hat does not pass any current standards for f ixtu re spacing; it is small

enough that the family goes downstairs to use the larger full bathroom on the first floor every day.

The goals of this addition are twofold: 1) To provide a large family room on the first floor- a space that has been

lacking in the current house layout, and 2) to add a third bedroom so that Miranda and Robert, and each oftheir

children would have their own room and a two full bathrooms that are up to code.

Proposed Scope of Work

1. Adding a 2-story, 375 square foot addition - slab on grade and wood frame construction.

lot Coverage

This proposed addition would conform to lot coverage requirements for the R-2b zone. Currently the house

occupies 1,115 sq ft, or 15.7% ofthe allowable 2,486 sq ft or 35% coverage. The proposed work described

above would create an additional 375 sq ft, for a total proposed coverage of 1,490 sq ft, or 21%.

Page 1 of 2

Existing Setback Deficiencies (corner lot= two front yard setbacks)

1. Existing first floor south side at Tompkins Street entirely encroaches on the front-yard setback.

Encroachment varies from 3' -3 .5" on the west end, 3' -8" at the middle, and 1' -4" on the east end. These

pinch points reduce the required 10' setback to 6' -8.5", 6' -4", and 8' -8" respectively.

2. Existing first floor east side at Utica Street entirely encroaches on the front-yard setback. Encroachment

varies from 3' -2" on the south end, 9' -8.5" at the middle, and 4' -0.5" on the north end. These pinch

points reduce the required 10' setback to 6'-10", 3.5", and 5'-11.5" respectively.

None of these existing deficiencies will be exacerbated by this proposal.

Proposed Setback Deficiency

1. New 19' -10" x 18' -10" addition is proposed on the north east side oft he house. The addition is

proposed to align with the existing east fa~ade of the house. As a result, the addition will encroach on

the Utica Street front-yard setback by 4' -0.5'' at the south end, 4' -8" at the north end, and 3' -2" at the

stair, reducing the required 10' setback to 5' -11.5", 5' -4" and 6' -10" respectively.

The location of this addition was thoroughly reviewed, and the owners th ink that the location as proposed is the

best solution for the house and the lot. This location allows them to tie into existing infrastructure of the house,

creates a contiguous second floor of bedrooms, and preserves the heavily planted rear yard. While the Utica

Street encroachment is not insignificant, we feel that it poses the least impact to surrounding neighbors.

Thank you for the opportunity to discuss th is project with you! If you have any questions or concerns, please

feel free to reach out me at [email protected]. There will be a public hearing for this project at the Planning

and Development Board meeting on 12/17/19, and also at the Board of Zoning Appeals meeting on 1/7/20.

Sincerely,

Emily M . Petrina, RA LEED AP BD+C Firehouse Architecture Lab, PLLC

Page 2 of 2

500700 27.-4-11 Utter, Tex A 605 Cascadilla St Ithaca NY 14850

500700 27.-4-14 Kiefer, Edward Kiefer, Michele 320 The Parkway Ithaca NY 14850

500700 27.-4-17 Quigg, Melinda 417 Utica St Ithaca NY 14850

500700 27.-4-8 Keegan, James Keegan, Lauri 804 N Tioga St Ithaca NY 14850

500700 27.-5- 12 Kleinberg, Robert D Phillips, Miranda E 402 Utica St Ithaca NY 14850

500700 27.-5-16 Corey, Carleton 805-07 Cayuga St N Ithaca NY 14850

500700 27.-5-19 Yo, OanhThi Huynh , Sy 81 3 N Cayuga St Ithaca NY 14850

500700 27.-5-5 Andersen, Barbara Clark, Andrew G 306 Hunt Hill Road Ithaca NY 14850

500700 27.-5-8 Hertzberg, Steven 7161 E Walsh PI Denver CO 80224

500700 34.-4-2 Braun, Matthew Braun, Nancy 103 Tompkins St E Ithaca NY 14850

500700 27.-4-12 Park, Beusie A 202 1/2 E Tompkins Street Ithaca NY 14850

500700 27.-4-15 Thayer, Steven P Thayer, Shannon R 413 Utica St Ithaca NY 14850

500700 27.-4-6 Rovelstad, AmyL Schiefelbein, Susan 808 N Tioga St Ithaca NY 14850

500700 27.-4-9 Ward, Laura K Aittama, Amy E 802 N Tioga St Ithaca NY 14850

500700 27.-5- 13 Hesse , Stephen Hesse, Susan 108 E Tompkins St Ithaca NY 14850

500700 27.-5-17 Menter, Mia M Runde!, Eric S 809 Cayuga St N llhaca NY 14850

500700 27.-5-20 Traverso, Yincenzo Molinie, Magali 815 Cayuga St N Ithaca NY 14850

500700 27.-5-6 Vitek, David 414 Utica St Ithaca NY 14850

500700 27.-5-9 Josey, Monica 302 Hancock St Ithaca NY 14850

500700 34.-4-20 Crossmore, Edward Y 115 W Green St Ithaca NY 14850

500700 27.-4-13 Pastor, Claire 405 Utica St Ithaca NY 14850

500700 27.-4- 16 LaRocque, Elaine E 415 Utica St Ithaca NY 14850

500700 27.-4-7 Harrick, Heather Delotsang, Kunga N 806 N Tioga St Ithaca NY 14850

500700 27.-5-10 Kee, Sean 619 Hudson Street Ithaca NY 14850

500700 27.-5-15 Davey, Alfred C Davey, Stephen C 803 N Cayuga St Ithaca NY 14850

500700 27.-5-18 Tuttle, Harry S Joellyn, Webster 76 W Elizabeth St Skaneateles NY 13 152

500700 27.-5-3 Berkowitz, Kenneth l 07 Lewis St E Ithaca NY 14850

500700 27.-5-7 Warren, Jacquelyn L 412 UticaSt Ithaca NY 14850

500700 34.-4- l Sirlin, Jerome 1535 Taughannock Blvd Ithaca NY 14850

500700 34.-4-21 Crossmore, Edward Y 115 W Green St Ithaca NY 14850

500700 34.-4-3 Forrest, Jia I 05 E Tompkins St Ithaca NY 14850

500700 34.-4-6 Davis, Michael Moore Davis, Jean 314 Utica St Ithaca NY 14850

500700 34.-5-18 Blecher, Thomas Schaffzin, Sara 313 Utica St Ithaca NY 14850

500700 34.-5-21 Bordoni, Iolanda 12 Peachtree Ln Ithaca NY I 4850

500700 34.-4-4 Hamilton, Anne Chon, Byongsok 318 Utica St Ithaca NY 14850

500700 34.-4-8 Zamowski, Paul 310 Utica St Ithaca NY 14850

500700 34.-5- I 9 Davis, Gart 315 Utica St Ithaca NY 14850

500700 34.-4-5 Hamilton, Anne Chon, Byongsok 318 Utica St Ithaca NY 14850

500700 34.-5- I Serviente, Tony 201 Tompkins St Ithaca NY 14850

500700 34.-5-20 Blecher, Thomas Schaltzin, Sara 313 Utica St Ithaca NY 14850

CITY OF ITHACA 108 East G r·ccn Street - 3rd Floor I thaca, Nc\\ York 14850-5690

DEPARTME~T OF PLANNING, BUILD ING, ZONING & ECONOMIC OF.VF.I.OPMENT G ino Lconanli, Sccr·ctary to the Boanl of Zon ing Appeals Telephone: 607-274-6550 I a.~ : 607-274-6558 I mai I: gkonard irtl ciryofit haca.org

ZONING APPEAL CERTIFlCATION OF MAILI NG

RF.:: City of h haca Board of Zoning Appeals Zoning Appeal # J / 41-

Emily M Petrina, FHA.LAB ' arfim1 al l property owners with in two hundred (200) feet or the

houndari~::s or the lot(s) under consideration have been mailed a copy or the enclosed notice on or before

12/10/19 . I aflinn the notice was ma iled to the property owners at the addresses shown on

the attacht!d list of owners, by ckpositing the copy in a post-raid properly addressed envelope, in a post orticc

or an orti{;ial depository untlcr the exclusive care and custody of the United States Post Orfice. f further affirm

the narncs and addresses ol'thc properly owners are rhe same as the most recent assessment roll.

~~ ----{Appc~i.nks Signature)

PLEASE SU BMIT THlS FORM TO: City of llhaca ~oning Division 1 081 ~ . Green St., 3rd Fl. Ithaca. 1'\Y 14850

Phone: (607) 274-6550 Fax: (607) 274-6558

CITY OF ITHACAI0S East Green Strect - 3rd Floor lthaca, New York 14850-5690,,i l'\ir l1l[,.\'l t]1. tr'i 1\\i\{;. }}l 1t t}t\(;. 1.i}\t\{, .\ ! i (r\{}\!l( t}t.\ l l.{}tri1tf.l\.l(.irr,r ili;r'l ,rnli, \r'{.'!r'lr}t-1 lri llrr.tr{rr:lrri *l /.r,liirrg..\1l1rt,:rl.l,'r,i,i,,r:, i:,1' "i.r'',,; 1,,.. r,(:'.' l./r',-:,1.! , t t.rli ,,t.,,r] ,r ,, "ri\l;liilr,,,., ,:,

- NOTICE OF APPEAL -RECARI}ING ZONTNG OR SIGN ORI}INANCNCITY OF ITHACA, NEW YORK

,\l}lrL\t. \t). 3147

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Cit3'rcguhtions re{tuirr vou ht notitied of this appeal tt the lfuarul uf Zoning.,tppr*ls {BZ,,t}. nsilescribcd in the ql.L0g.hed lgtter irnd provitle thc opportunitr, liir -v.-*u to crirnnrrnt on it rndfur ilttcntl thentr:ctings listctl hclruv. Arrvonc consitJcrcrl :rn intcrcsterl partl, muv s;rcak lirr or against the appcal at thcnrrctings listt:rl bc:low, or submit a wriftcn statcment to fhe BZA brrfor-e its tlesigrratcd nrecting. 'I'here is atinre linrit ol'thrrc (3) rninutcs firr crrr:h intcrr:str:tl Jxrrt,! to irdtlress thc I]ZA rlurirrg thr Puhlic Hcrrringportion of thc mcreting.

'I'ht Ilo:rrd rtf Zoning ,\ppcals btses its dccisinu pr-inrtrilr on thr writtclr cr:idcncr suhnriltrd andprcrrntrrl trl it, thc tcstimcnv of interrsferl ltartics. l.rnrl zonirrg anrl lcgel corrsirterutions. 'l'hr ltrittcn caserecord rvill he avail*hk for rcvier+ at the Zoning f)ir,ision, ( iqv tlall, 10lt E. (,retin St., Third !-loor.bcginni*g one w'cek helirre the schedulsd IIZA n.recting. 'l'lris r*se h:rs also bcen rcferre{ 111 the (litr'sl'l:rnning :lnrl llcvelapmcnt llo;rrd thxt will atlvise the IIZA, if arirnting thc rclie{ stught h3-, r}re appellant*'ill nfl'e*t tr*ng-t*rm pl:rnnirrg *[rjcefil.*.t. 'Ih* d:rtc rf thc Plxnning lirard,E meetirrg rcg:rrding thisappttll is also listed hcfuiw'.

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LEGEND

Tax Parcels w Related Historic PropCity Owned PropertyHistoric DistrictAll Historic PropertiesParking Lots and GaragesBuildingsRailroadParcelBorderParkImpervious Surfaces

Paved Walk or Surface or Private Road

Paved Parking

Paved Roadway or Public Road

Unpaved Drive or Walk or Surface

Waterway

City of Ithaca, NY - 750 Foot Buffer for Parcel - Final Tax Roll

5,804Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.12/10/2019

1: Feet967.37

Printed: 0

I E D R

Ill! C

C ["j

D I I [l

11/7/2019

CITY OF ITHACA 108 East Green Street Ithaca, New York 14850-5690

BUILDING DIVISION - 4TH Floor Telephone: 607 274-6508 Fax: 607 274-6521

Receipt#61447

Firehouse Architecture Lab, PLLC Emily Petrina BZA Appea l # 3147 for 402 Utica Street

136 W. State Street Ithaca NY 14850

Code Qty Description

A8020-2110 1 Area Variance (1-2 Fam.)

12/10/2019

Permit# Price

Date

11/7/2019

Check#

1177

$100.00

Total Price

Total Payment

Balance Due

Extended Price

$100.00

$100.00

Payment

$100.00

$100.00

1

CITY OF ITHACA


APPEAL # 3148 357 ELMIRA ROAD

Appeal of Bill Manos for a Sign Variance from Section 272-7 A, Number of Permitted Signs, of the Sign Ordinance. The applicant proposes to utilize an existing freestanding sign structure for the building located at 357 Elmira Road. Currently, there are two freestanding signs on the property. One is a pe1mitted freestanding sign on the north side of the property that advertises the Old Mexico Restaurant. The other sign is an additional pole sign that is located in front of the building. The applicant would like to utilize the additional freestanding sign to increase the visibility of the business. The proposed second sign will be 4' tall by 10' wide and will be mounted on the vacant sign structure in front of the restaurant building. The vacant sign structure is set back 34' from the property line and is 20' tall, meeting the Sign Ordinance requirements for both setback and sign height. There are three existing signs for the restaurant tenant (one freestanding and two wall signs) that total57.7 SF, and the addition of the proposed 40 SF sign would increase the amount of signage to 97.7 SF. The restaurant is allowed up to 250 SF of signage but is limited to only one freestanding sign.

The property is located in the SW-2 zoning district in which the proposed use is permitted. However, the Sign Ordinance, Section 272-18, requires that variances be granted before a sign permit is issued.

mw 12/6/2019

City of Ithaca

Appeal Number Use District Applicant Application T ype:

Sign

Old Mexico Restaurant

Regulations

Note Non-conforming Conditions

Notes:

BZA-3148 SW-2 Bill Manos Sign Variance

Type

Freestanding

(I) Freestanding sign per business

Def.*


Address: 357 Elmira Road Date: January 7, 2020

Owner: Bill Manos

Area Setback

40 SF (4' X 10') 34'

Sign not to exceed 75 SF; total signage not to exceed 1 0' from property line

250 SF

OK** OK

Projection Other Requirements

20' tall

Sign height not to exceed 22'

OK

*The property currently has one 48 square foot freestanding sign. A freestanding business in the SW-2 zone is allowed one freestanding sign (272-7 A). The proposed sign would be installed in an existing second freestanding sign structure.

**The property bas three existing signs totalling 57.7 SF. This includes one freestanding sign (48 SF) and two wall signs (4.4 SF and 5.3 SF). With the addition ofthe proposed sign, the property will have 97.7 SF ofsignage. The property is allowed up to 250 SF ofsignage (272-7A).

CITY OF ITHACA 108 E. Green St.-Third Floor Ithaca, NY 14850-5690

DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT G ino Leonardi, Board of Zoning Appeals Secretary Telephone: 607-274-6550 Fa\: 607-274-6558 E-Mail: gleonardi '[cityolithaca.org

BOARD OF ZONING APPEALS (BZA) APPLICATION

1. TYPE OF APPEAL:

D AREA vARIANCE

D SPECIAL PERMIT

D USE v ARI.ANCE

~SIGN VARIANCE

APPEAL #: _ ..... 3 ...... 14.....,8""----- (FILLED IN BY STAFF)

HEARING DATE: J/1jao BUILDING PERMIT # : 3q7Q4 (REQUIRED)

RECEIPT #: (g I ~I t.jf:> (FILLED IN BY STAFF)

D ACTION, DECISION, OR INTERPRETATION OF ZONING OFFICER

2. Property Address: .3':>'1 t lmrro. RoQcl Use District: SuJ·· ~

Owner'sName: ~ill Mano)

City: I th~{(CI

3. Appellant's Name: P>; II mun D)

City: I H"'CA CCI

Owner's Address: JuS WtSh.ooocl Knoll

State: _ tV_ \{ __ Zip: 14850

Appellant's Address: ~ (r S Wts1 wood Knoll

State: ___;_rv_~_,___ Zip: ____:1....:.4 ...::;..8 5::::...:0::....___

Telephone: _JI£....::::..~();;_-_f"}..:....y..:....:/~lR[....._ _____ E-Mail: - --------------

4. Attach Reason for Appeal (see "Zoning Appeal Procedure Form")

5. Appellant Certification: I certify the information submitted with the appeal is true to the best of my knowledge/belief; and I have read and am familiar with City of Ithaca Zoning Ordinance sections that apply to this appeal (incl. Section 325-40, describing the powers and duties of the Board ofZoning Appeals). I also acknowledge the Board of Zoning Appeals may visit the property and I specifically permit such visits.

1&1 I have met/discussed this application with Zoning Division staff prior to submission.

{j Jj; )/JQ ~(_ Af)pellant Signature

STATE OF NEW YORK COUNTY OF TOMPKINS

Sworn to this 1~ day of

Novtmh~ , 20_R_

~ ~ . CDb P..tiJ,fi,er{lr(lb ~ Notary Pli lie

JULIE CONLEY HOLCOflliB Notary Public. State of New York

No. 4975598 Quahfted in Tioga Count'

rerm expires Dec. 1 o. 20 _22--

<D Notary Public available at City Hall.

IMPORTANT: INCOMPLETE applications will be returned to the applicant and the applicant will have to reapply.

If ANOTHER CrTY APPROVAL is required (e.g., Site Plan Review, Subdivision Review, Ithaca Landmarl<s Preservation Commission Review), this application will likely not be considered at the next scheduled BZA meeting date.

If an application is submitted and subsequent CHANGES are made to the proposal/project, a revised application will be required. The original application will not be considered a placeholder for the original BZA hearing date. Zoning Division staff will also not remove contents from earlier applications to complete a revised application. Applicants are responsible for ensuring all information necessary for processing a Zoning Appeal is submitted by the application deadline for a given BZA hearing date.

****************************Office use only*******************************

1. Ordinance Section(s) for the Appeal:


• §325-------------- • §272-7A

• §325-------------- • §272-

• §325-------------- • §272-

• §325-------------- • §272-

• §325-------------- • §272-

• §325-------------- • §272-

2. Application of SEQR determination: _ Type 1 _ Type 2 _x_ Unlisted


__K_ Short Environmental Assessment Form

~Long Environmental Form

_ _ Completed by the Planning Division at preliminary hearing for SPR


Appeal No. ____ , dated _____ _


Appeal No. dated _____ _



Page 2

Instructions for Completing

Short Environmental Assessment Form Part 1 -Project Information

Part I - Project Information. The applicant or project sponsor is res1>onsible for the completion ofPart 1. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part I based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information.

Complete all items in Part I. You may also provide any additional information which you believe will be needed by or useful to the lead agency; attach additional pages as necessary to supplement any item.

Part 1- Project a nd Sponsor Information

Name of Action or Project:

I n.s kt lla:li on J Old Mexico ffee.skndiflq S .-q n Project Location (describe, and attach a location map): J .J

357 etmiro. f/.oad Brief Description ofProposed Action:

lnslalla,/iOfl oP 2 net .PrttSio.nol ffiJ sign 111 t<ish~ si'" sfrucfurt

Name of Applicant or Sponsor: Telephone: (uo1) J.80 ... '1LIIil 8; ll J. Il'lM~ E-Mail:

Address:

J.lJ5 W~lwood ff.n611 City/PO: State: I Zip/itffi:o I.fhaet4 N'l I. Does the proposed action only involve the legislative adoption of a plan, local law, ordinance, NO YES

administrative rule, or regulation? If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that 1){1 D may be affected in the municipality and proceed to Part 2. If no, continue to question 2.

2. Does the proposed action require a pennit, approval or funding from any other government Agency? NO YES If Yes, list agency(s) name and permit or approval:

~ D 3. a. Total acreage of the site of the proposed action? lo {13 acres

b. Total acreage to be physically disturbed? Rf acres c. Total acreage (project site and any contiguous properties) owned

J. (J3 or controlled by the applicant or project sponsor? acres

4. Check all land uses that occur on, are adjoining or near the proposed action:

5. I:ZI Urban D Rural (non-agriculture) D Industrial ~ Commercial Qa Residential (suburban)

D Forest D Agriculture D Aquatic 0 Other(Specify):

D Parkland

Page I or 3 SEAF 2019

5. Is the proposed action, NO YES N/A a. A permitted use under the zoning regulations? D [Z] D b. Consistent with the adopted comprehensive plan? D ~ D

6. Is the proposed action consistent with the predominant character of the existing built or natural NO YES landscape? D IK1

7. Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area? NO YES IfYes, identify:

~ D 8. a. Will the proposed action result in a substantial increase in traffic above present levels? NO YES

~ D b. Are public transportation service(s) available at or near the site of the proposed action? D 0 c. Are any pedestrian accommodations or bicycle routes available on or ncar site of the proposed action? D lK1

9. Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements, describe design features and technologies:

D IX]

10. Will the proposed action connect to an existing public/private water supply? NO YES

If No, describe method for providing potable water: D ~ 11. Will the proposed action connect to existing wastewater utilities? NO YES

If No, describe method for providing wastewater treatment: D 0 12. a. Does the site contain a structure that is listed on either the State or National Register of Historic NO YES

Places? ~ D b. Is the proposed action located in an archeological sensitive area? IZl D

13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain NO YES wetlands or other waterbodies regulated by a federal, state or local agency? 0 D

b. Would the proposed action physically alter, or encroach into, any existing wetland or watcrbody? ~ D lfYes, identify the wetland or waterbody and extent of alterations in square feet or acres:

14. Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply: 0 Sboreline 0 Forest 0 Agricu lturallgrasslands 0 Early mid-successional

0 Wetland rgJ Urban 0 Suburban

15. Does the site of the proposed action contain any species of animal, or associated habitats, listed NO YES by the State or Federal government as threatened or endangered? ~ D

16. Is the project site located in the 100 year flood plain? NO YES

lXI I I 17. Will the proposed action create storm water discharge, either from point or non-point sources? NO YES If Yes,

0 NO a. Will storm water discharges flow to adjacent properties? DYES rKJ D b. Will storm water discharges be directed to established conveyance systems (runoff and storm drains)?

If Yes, briefly describe: 0 NO D YES

Page 2 of3

18. Does the proposed action include construction or other activities that result in the impoundment of NO YES water or other liquids (e.g. retention pond, waste lagoon, dam)?

If Yes, explain purpose and size:

~ D 19. Has the site of the proposed action or an adjoining property been the location of an active or closed NO YES

solid waste management facility? IfYes, describe: ~ D 20. Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or NO YES

completed) for hazardous waste? IfYes, describe: ~ D I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE

Applicant/sponsor name: (3,LL J_ I?? /7 (_'i_ c:; _s Date: 1/- 7-1/ Signature: 0~7 ~c~

...-:

PRINT FORM Page 3 of 3

Agency Use Only !If applicable!

Proj ect: jsZA 3148- 357 Elmira Road

Date: 11 2/6/2019

Short Environmental Assessment Form Part 2 -Impact Assessment

Part 2 is to be completed by the Lead Agency. Answer all of the following questions in Part 2 using the information contained in Part I and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept "Have my responses been reasonable considering the scale and context of the proposed action?"

No, or Moderate small to large impact impact may may occur occur

I. Will the proposed action create a material conflict with an adopted land use plan or zoning [{] D regulations?

2. Wi ll the proposed act ion result in a change in the use or intensity of use of land? [{] D 3. Will the proposed action impair the character or quali ty of the existing community? [{] D 4. Will the proposed action have an impact on the environmental characteristics that caused the [{] D establishment of a Critical Environmental Area (CEA)?

5. Will the proposed action result in an adverse change in the existing level of traffic or [{] D affect existing infrastructure for mass transit, biking or walkway?

6. Wil l the proposed action cause an increase in the use of energy and it fails to incorporate [{] D reasonably available energy conservation or renewable energy opportunities?

7. Wi ll the proposed action impact existing: [{] D a. public I private water supplies?

b. public I private wastewater treatment utilities? [{] D 8. Will the proposed action impair the character or quality of important historic, archaeological, [{] D architectural or aesthetic resources?

9. Will the proposed action result in an adverse change to natural resources (e.g., wetlands, [{] D waterbodies, groundwater, air quality, flora and fauna)?

l 0. Will the proposed action result in an increase in the potential for erosion, flooding or drainage [{] D problems?

I I. Will the proposed action create a hazard to environmental resources or human health? [{] D

PRINT FORM Page 1 of2 SEAF 2019

Short Environmental Assessment Form Part 3 Determination of Significance

Agency Use Only [If applicable]

Project:IBZA 3148- 357 Elmira B Date: 112/6/2019 I

For every question in Part 2 that was answered "moderate to large impact may occur", or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact, please complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting, probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for shortterm, long-term and cumulative impacts.

Part 3 not applicable for BZA 3148- 357 Elmira Road.

D Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts.

City of Ithaca Board of Zoning Appeals 12/6/2019 Name of Lead Agency Date

Steven Beer Chair

Print or Type Name of Responsible Officer in Lead Agency Title ofResponsible Officer

Signature of Responsible Officer in Lead Agency --f)'lu:le~-w iUAhv'7\.

Signature ofPreparer (if different !Tom Responsible Officer)

PRINT FORM Page 2 of2

Proposed Resolution Board of Zoning Appeals January 7, 2020

Approval of Zoning Appeal 3148, Sign Variance for 357 Elmira Road - Declaration of Lead Agency for Environmental Review

WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and

WHEREAS, State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or catTying out the action, and

WHEREAS, the proposed approval of zoning appeal3148, sign variance for 357 Elmira Road, is an "Unlisted" Action under the City ofithaca Environmental Quality Review Ordinance, and the State Environmental Quality Review Act and is subject to environmental review; now, therefore, be it

RESOLVED, that the Board of Zoning Appeals of the City of Ithaca does hereby declare itself lead agency for the environmental review of the approval of zoning appeal 3148, sign variance for 357 Elmira Road.

Moved by: Seconded by: In Favor: Opposed: Abstain:

Proposed Resolution Board of Zoning Appeals January 7, 2020

Approval of Zoning Appeal 3148, Sign Variance for 357 E lmira Road- Determination of Environmental Significance

WHEREAS, property owner Bill Manos has applied for a sign variance from 272-7 A, requirements for the number of permitted freestanding signs, of the Sign Ordinance, and

WHEREAS, appropriate environmental review has been conducted including the preparation of a Short Environmental Assessment Form (SEAF), dated December 6, 2019, and

WHEREAS, the proposed action is an "Unlisted" Action under the City Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and

WHEREAS, the Board of Zoning Appeals of the City of Ithaca, acting as lead agency, has reviewed the SEAF prepared by the applicant and the Zoning Administrator; now, therefore, be it

RESOLVED, that this Board of Zoning Appeals as lead agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth in the Short Environmental Assessment Form, dated December 6, 2019, and be it further

RESOLVED, that this Board of Zoning Appeals, as lead agency in this matter, hereby determines that the proposed action at issue will not have a significant effect on the environment, and that further environmental review is unnecessary, and be it further

RESOLVED, that this resolution constitutes notice of this negative declaration and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk's Office, and forward the same to any other parties as required by law.

Moved by: Seconded by: In Favor: Opposed: Abstain:

CITY OF ITHACA 108 East Green Street - 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT Gino Leonardi, Board of Zoning Appeals Secretary Telephone: 607-274-6550 Fax: 607-274-6558 Email: [email protected]

-NOTICE OF APPEALREGARDING ZONING OR SIGN ORDINANCE


APPEAL NO. 31 L/~

TO: Owners of Property within 200 feet of 351 Elmi(O. Roucl (property address)

and others interested.

FROM: &1 II ,} (YioJ\0~ applicable to property named above, in a(n) sw-a zone. (name of person or organization making appeal)

REGARDING: (check appropriate box)

D Area Variance

D Special Pennit

D Use Variance

[Ri Sign Variance

D Action, Decision, or Interpretation of Zoning Officer

City regulations require you be notified of this appeal to the Board of Zoning Appeals {BZA), as described in the attached letter and provide the opportunity for you to comment on it and/or attend the meetings listed below. Anyone considered an interested party may speak for or against the appeal at the meetings listed below, or submit a written statement to the BZA before its designated meeting. There is a time limit of three (3) minutes for each interested party to address the BZA during the Public Hearing portion of the meeting.

The Board of Zoning Appeals bases its decision primarily on the written evidence submitted and presented to it, the testimony of interested parties, and zoning and legal considerations. The written case record will be available for review at the Zoning Division, City Hall, 108 E. Green St., Third Floor, beginning one week before the scheduled BZA meeting. This case has also been referred to the City's Planning and Development Board that will advise the BZA, if granting the relief sought by the appellant will affect long-term planning objectives. The date of the Planning Board's meeting regarding this appeal is also listed below.

The PLANNING BoARD will consider this case on Decem be,...- ( I ,3019 Council Chambers, City Hall, 108 E. Green St. Ithaca.

at 6:00P.M. in Common

The BOARD OF ZoNING APPEALS will consider this case on Ja.nuc!f~ 1, d.Od...O

Common Council Chambers, City Hall, 108 E. Green St. Ithaca.

5..,....._,- ..:. J t\ n P lC :;. c 5~ C..V (!> I

Signa6ife of Appellant Address

at 6:00 P.M. in

1/- 7 -:z ~1 ,7l

Date

500700 125.-1-1.1 Maguire Family Holdings, LLC 318 Elmira Rd Ithaca NY 14850

500700 125.-2-1 Max Auto Real Estate, LLC 11 0 1 Monroe St Toledo OH 43604

500700 126.-1-4 Maguire Fam Lmtd Partnership 504 S Meadow St Ithaca NY 14850

500700 129.-1-10.11 Kost, Michael G Sr 200 Holleder Parkway RochesterNY 14615

500700 129.-1-3 . Gerhart, Hildi S 602 Spencer Rd Ithaca NY 14850

500700 129.-1-6.2 BJ Manos Enterprises; Inc 357-359 Elmira Rd . Ithaca NY 14850

500700 129.-2-2.2 Xayarath, Sornlith Xayarath, Chandeng 617 Spencer Rd Ithaca NY 14850

500700 125.-1-3.1 Ithaca Airport Hospitality,LLC 1100 Crocker Rd WestLake OH 44145

500700 125.-2-2 Amerco Real Estate Co PO Box 29046 Phoenix~ 85004

500700 126.-1-5.1 Hess Retail Stores, LLC 539 South Main St Findlay OH 45840

500700 129.-1-10.2 Ithaca Hotel Assoc, LLC 15 Fishers Road, Suite 201 Pittsford NY 14534

500700 129.-1-4 Hubberman, Alan Hubberman, Brigid 608 Spencer Rd Ithaca NY 14850

500700 129.-2-1 Gator Construction Inc 330 Neison Rd · Ithaca NY 14850

500700 125.-1-3.3 Dixon Kuhn Revoc Trust 20A Crescent Ave Sausalito CA 94965

500700 126.-1-3.2 Maguire Fam Lmtd Partnership 370 Elmira Rd Ithaca NY 14850

500700 129.-1-1 BJ Manos Enterprises, Inc 357 Elmira Rd Ithaca NY 14850

500700 129.-1-2 Gerhart, Tom 602 Spencer Rd Ithaca NY 14850

500700 129.-1-5 Kelly, Amanda Kelly , Roxanne K 610 Spencer Rd Ithaca NY 14850

500700 129.-2~2.1 Baxter, Richard T D 100 Graham Rd Apt 8E Ithaca NY 14852 .

December 5, 2019

Dear Neighbors,

We are asking for a variance from the City Sign Ordinance for a freestanding sign located at Old

Mexico, 357 Elmira Rd. We propose to place a sign in the blank frame that contains the

restaurant name and logo on each side. An existing sign pole and frame would be utilized, and

the new sign would match existing restaurant signage. A variance is required because the City's

Sign Ordinance allows only one freestanding sign per property, and there is currently one pole

sign for the restaurant on the north side ofthe restaurant's parking area.

Next door to this property, the Fairfield Inn, was built recently and is closer to the road than the

previous structure. Now the visibility of this business from the South is considerably diminished.

This sign would also help solve the confusion over the two parking lots as some hotel guests

seem to think the Old Mexico lot belongs to Fairfield Inn. Lastly, since the sign pole is already in

place, we would prefer to use it to display a sign rather than sit vacant.

The Board of Zoning Appeals will consider our variance application on Tuesday, January 7, 2020

at 6:00p.m. in the Common Council Chambers, City Hall, 108 E. Green Street.

Sincerely,

Bill J. Manos

{607) 280-7416

CITY OF ITHACA 108 East Green Street - 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT Gino Leonardi, Board of Zoning Appeals Secretary Telephone: 607-274-6550 Fax: 607-274-6558 Email: [email protected]

ZONING APPEAL CERTIFICATION OF MAILING

RE: City of Ithaca Board of Zoning Appeals Zoning Appeal # 61 Lj%

I, ---=b..:..l _li....;J=.:..... -~..fD_,o.:=n'-"DS=-------' affirm all property owners within two hundred (200) feet of the

boundaries of the lot(s) under consideration have been mailed a copy of the enclosed notice on or before

D ec e. m be r- /0, Jo I cf . I affirm the notice was mailed to the property owners at the addresses shown on

the attached list of owners, by depositing the copy in a post-paid properly addressed envelope, in a post office

or an official depository under the exclusive care and custody of the United States Post Office. I further affirm

the names and addresses of the property owners are the same as the most recent assessment roll.

(Appellant's Signature)

PLEASE SUBMIT TIDS FORM TO: City oflthaca Zoning Division 108 E. Green St. , 3rd Fl. Ithaca, NY 14850

Phone: (607) 274-6550 Fax: (607) 274-6558

12' D.I.P.

ROAD

~ ®~"000 It i\®~ 0 0 1010

T.P.129-1-10.2 __ ___....._____, R 0 B.J.MANDS

ENTERPRISES INC. <559/900)

_.........,. ... PARCEL II ~ . (439/619)

g/£ ~~ o a ·~ ~ ~ T.P.129-1-A1~~S $~

R.O. B.J.M ffi -,:. ENTERPRISES INC. ~ <559/900) PARCEL III

<444/627) C/LNYSEG. TELE,TV<564/102> 20'EASMNT

(579/603) (448/557)

-- - pnl§tf,l_ -

R:o: B.J.MANDS \.~<>.l:'~ ENTERPRISES INC. ~'?> (559/900) PARCEL I

/LNY SEG. TELE, TV<564/102

40 I

·----

,.,---

I 1------, .. w;d< ----~ .........

d~~~u~C~ ti/L(I,l•'~ ft ;'2.. lrl- ,j. )·1-1-tJ .

&/ fi /!~/ s.·s

I-7.2S"Cil ......

I-~tol

I------12D'wld• --------1 .......

OLD

MEXlCAN RESTAURANT &. CANTINA

~---.1 "'\ W'nl lcnM

- 14' tall post

\ I \ - ; f

\ ~ XB'"' 'f8SF \

\

\ \ \

\

\ \

f I . . 't xlo = YtJ~oC

'C . .r I th:

fa ITHACA SIGN WORKS

101 E.STATESTREETtll6 ITHACA. NY 14850

PHONE:(607) 269-S~28

SHOP & CONSTRUcnON DAAWINGS

llelDAAV>'OIC.SCOHTAIN~ DW!W I'I!OI'IOET..VlO 11MACA SIGH ~N?IDARETOIEUSB)OHl.JfORM ~f()IIWIICMTHEY/oiE-THEY SHAll. HOT IE COPIED INWHOU 00 IN PAATWillfOUT ll!E EXPRESS WR1TT1N PERMrSSIOH AIIST 08TAINEO FROM rrHACA SIGHWOIU<S.

~

HI-IMPACT SIGN FACES

~

OLD MEXICO (Translucent Sign Faces)

UPOAJEO 8Y: A.H.BAKER

DATE ORA'oYN: 04-29-IS

COMPANY: Ol.DMEXICO

CONTAO NAME: FERNANDO AGUIRRE

TRANSLUCENT FACES • Qty: 2 each at sign pole »back sprayed WHITE » full-color LOGOS » UV Laminate Protect

SHEET 11TtE: SIGN FACES FOR POLE SIGNS

*"Initial ~AIJOITtDIIV

AH8 Sketch***

SWIS: 500700 Tax Map#: 129.-1-1 Address : 355 Elmira Rd

BZA 3148 357 Elmira Road

BZA 3148

357 Elmira Road

LEGEND



Paved Parking



Waterway



1: Feet967.37

Printed: 0

0 I I n

11/7/2019

CITY OF ITHACA I 08 East Green Street Ithaca, New York 14850-5690

BUILDING DIVISION- 4m Floor

Telephone: 607 274-6508 Fax: 607 274-6521

Receipt#61448

BJ Manos Enterprises Bill J. Manos BZA 3148 - Sign Variance for 357 Elmira Road

265 Westwood Knoll

Ithaca NY 14850

Code Qty Description Permit# Price

A8020-2110 1

12/11/2019

Area Variance (Multiple/Comm.

Date

11/7/2019

Check#

5781

$150.00

Total Price

Total Payment

Balance Due

Extended Price

$150.00

$150.00

Payment

$150.00

$150.00

1

CITY OF ITHACA


APPEAL# 3149 108 SHORT STREET

Appeal ofNancy Wells for an area varian.ce from Section 325-8, Column 12, Side Yard requirements of the Zoning Ordinance. The applicant proposes to construct a single story addition and deck on the rear of the home at 108 Short Street. The new addition will provide an additional bedroom and bathroom that will be accessed from the first floor. The proposed deck will wrap the new addition and be aligned with the southern comer of the house. There is an existing side yard deficiency at this location, and the new deck will exacerbate the deficiency along the side yard. The existing setback is 7' and the proposed deck will exacerbate the deficiency laterally, approximately 8 feet along the side yard. The ordinance requires a 1 0 foot side yard setback.

The property is located in an R-2b use district in which the proposed use is permitted. However, Section 325-38 requires that an area variance be granted before a building permit is issued.

mw 12/16/2019

City of Ithaca

Appeal Number Use District Applicant Application Type:

Column 2 I Number

Column Title Use

Existing One Condition Family and Use Dwelling

District Two Regulations Family for Existing Zone

Note Non-Conforming OK Conditions Proposed One Condition family and/or Use Dwelling

District Two Regulation Family for Proposed Zone

Note Non-Conforming

OK Conditions for Proposal

Notes:


BZA- 3149 R-2b Nancy M. Wells Area Variance

3 4

Accessory Off .Street Use Parking

I

1

OK

I

I

OK

5

Off-Street Loading

None Required

None Required

Address I 08 Short Street Date 01/07/20 Owner Nancy M. Wells

6 7 8 9

Lot Area Lot Width Number of Height in (Sq. Feet) (Feet) Stories Feet

3,593 40 2 - 27

3,000 35 3 35

OK OK OK OK

3,593 40 2 - 27

3,000 35 3 35

OK OK OK OK

10 II 12 13 14115 16

%ofLot Other Side Rear yard: %of depth Minimum

Coverage Front Yard Side Yard Yard

or number of feet, Building whichever is less Heie.ht

20% 22 7 7.1 37.75'or46%

25% or 50' but not 35% 10 10 5

less than 20' None

OK OK De f. OK OK

30% 22 7 5' I" 24 'or 29.2%

25% or 50' but not 35% 10 10 5

less than 20' None

OK OK De f. OK OK

. ·~3.L~'ft~~~~.wo.:· ttMf!i;~·· .. :•-~·, ................ :.· .. ,,.··· ~ · ............................ : . »• .d1'~·o:J~c/,1JtJUrl).\R·:·~ · ;· <.~Co .. ~c.»£·riidP~ .1.1: • •• ••· ,. bli!:i&l;w~ -~···:'·ft):tfi~•l'dotzo~-. · ,._.}~.~ ..... -... ~ ... -.·- .. ,-~ .. · ·"~-~ :1

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~-$}t~;r~ ... l,·.· <.. ..1 ' )'~:::,'=,~ 18;~:1 ~~·

~0~ GF zf}N)NG A~~ lBZA> i\iWUCATlO~ i:- :Mij 6.F ·M~B/.J,.: J¥l~·y:~~qg O~P~ HB~~-~iif ----!:-IJ-1.~~ .Qu~·y;A~lANeE lUUW.~J~~#:~ 39~73 ~~--:·o:-· &blllv~~® REeEIP.TiR: ._ .... · ~ · ~~~n.w;s,o.uii)

~0. Ac.ri~~ D£¢1S16.N~tm:·bir£~A110NO'F·ZO~i't'm·O~ . .'.· I

z.~Ad«~ress: . . lo.e s ~ \tv}-- S -fv-tcr .. . . i trse :Dis!P~,..,._, ·---

OWli¢fs_.Name: 1-J~~ M. ~_Us_ ~s-Addr~.s: log Skov4-s~r

-elt.f~ l --r~tt .c~ . -~t~r . NY_ .. ;~p! . l ~ rs~. :

3. At>~11ant's.Natne~_ 0 C{.N\.~ M_._ (A;< {( ~ Appe1IatW:S Ad~: . .la~ s ltt ~ y' 4-_ -~ ~ r ¢1~;- .. t~~~~ . .. I -~ NY ~: J'iS~o:

r~t~P."ne~ :~ 01- . ~ 1--1-. o11P ~ . :a;o~t: . . ~ ~( l L.s_ ~ q&' @.,Q ~~-L.l-.f m l

4. Altli~ Reason for~ ·(Set {CZ4ning Appeal}1wedutt f.:~!•)

$~ ~~~- -~~.,~~:-·_ (.~(rtizy. :t~jJ!~I~~yt ~J!.~4,.~!(h ~~ fll'.Mfl{ .~ 'Pf~~ iJJ. .. ~_ :fJ.~~t. P/.IJil ~ ~~g#/ojJief,~ iqJiJf~~ ~4d:and. · · · f.amllftil!,l'Jlt:h Cft;.=Pf.lt/Ui' · Z6nili -: {)it~· e seCiiO:iiJ JMI,: -. ·-- f 'i' iJr· ii~f1iii.'(i~f ~~citaiiiii.-4:iX: iii~,b~{ft,ift6}9~~,aka.4Jit.e$ WiM.lo&idjj~liifig_-}..Jiiiio.Zi.t~iilik~ tiJe B!iiiiiltJ/Z4ntng Aj~Jii.(i]S:.~vtslti'EW'[Ii:bpiity aM J~lft:Cat!J£piiifiif11fi~h'VW.Iti:: ... ·· .. I

{J :.f ~-- mctl~· lliis * licati ·. ·~~: 2.oJlin I • • IV\A- ' ~ .. • ~. ~ • • ._., ••• >' •• , :PP -~ 1"-~-\1:.' .~. g

nw~:stBtlmto ~bmiS&iott. . . _ _ _ .

SAil .H L MYEl':: ... Notary Pubhc. StiltP ,.1 ·-.~._w Y::~rk

R-crstratrO'" ' .... 74948 CuaiTira I r•' I m:Jkons County'/'),_

Commrss·~· x,..rres Nov 25 20-05(;7 ~

,., ,"' ' ' ,· " •, ,,_, ' :, I ~"WW. :. . ' . ·.:- .... • ... .. ·.·· .... ····. ··~ u l (D ~~t(,YN~1fi:~y,rlab~.lt~_tla".., . ,

... , .. ·- .. :.· . .. . ... ... ·.· .. · .... · ... · . :.··· ··

****************************Office use only*******************************

1. Ordinance Section(s) for the Appeal:


• §325- 8 Column 12 • §272-

• §325- • §272-

• §325- • §272-

• §325- • §272-

• §325- • §272-

• §325- • §272-

2. Application of SEQR determination: _Type 1 _x_ Type 2 Unlisted


Short Environmental Assessment Form

_ _ Long Environmental Form

_ _ Completed by the Planning Division at preliminary hearing for SPR

_x_ Not Applicable (Type 2 actions only)


Appeal No. ____ ,, dated _____ _





Page2

CITY OF ITHACA 108 East Green Street-3rd Floor Ithaca, New Vorl< 14850-5690

DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT Gino Leonardi, Board of Zoning Appeals Secretary Telephone: 607-274-6550 Fax: 607-274-6558 Email: [email protected]

-NOTICE OF APPEALREGARDING ZONING OR SIGN ORDINANCE


APPEAL NO. 31'-/9

TO: Owners of Property within 200 feet of [1> g- ~ Vl r;v} ~ f'v-u '(- and others interested.

REGARDING: (check appropriate box)

~Area Variance

D Special Permit

D Use Variance

D Sign Variance

(property address)

D Action, Decision, or Interpretation of Zoning Officer

City regulations require you be notified of this appeal to the Board of Zoning Appeals (BZA), as described in the attached letter and provide the opportunity for you to comment on it and/or attend the meetings listed below. Anyone considered an interested party may speak for or against the appeal at the meetings listed below, or submit a written statement to the BZA before its designated meeting. There is a time limit of three (3) minutes for each interested party to address the BZA during the Public Hearing portion of the meeting.

The Board of Zoning Appeals bases its decision primarily on the written evidence submitted and presented to it, the testimony of interested parties, and zoning and legal considerations. The written case record will be available for review at the Zoning Division, City Hall, 108 E. Green St., Third Floor, beginning one week before the scheduled BZA meeting. This case has also been referred to the City's Planning and Development Board that will advise the BZA, if granting the relief sought by the appellant will affect long-term planning objectives. The date of the Planning Board's meeting regarding this appeal is also listed below.

The PLANNING BoARD will consider this case on __ __.._1 .... 2~~~<-..... 1 ..... 0~~'--'L./_.9.__ __ at 6:00P.M. in Common

Council Chambers, City Hall, 108 E. Green St. Ithaca

The BOARD OF ZONING APPEALS will consider this case on __ -~.-L1+-/_,~~L ..... 2"'-'a=--z."'"'o=--- at 6:00P.M. in

Common Council Chambers, City Hall, 1 08 E. Green St. Ithaca.

Address

500700 15.-1-10 Bouchard, Domonique S Bouchard, Suzanne 9 Knoll Wood Dr Freeville NY 13068

500700 15.-1 -6 Bergman, Ronald 605 Utica St Ithaca NY 14850

500700 15.-2-1 Hirschberger, Lawrence Mcclory, Saoirse 213 W Lincoln St Ithaca NY 14850

500700 I5.-2-4 Treichler, Anne W 410Aubum St Ithaca NY 14850

500700 15.-2-7 Van Renesse, Robert Greene, Lesley L I 00 Franklin St Ithaca NY 14850

500700 15.-3-11 Wilson, Raymond Wilson, Lisa M II 0 Franklin St Ithaca NY 14850

500700 15.-3-14.1 Moore, Laurie 313 Dey St Ithaca NY 14850

500700 15.-3-2 Etchison, Todd W Boquist, Lisa L 155 Ridgecrest Road Ithaca NY 14850

500700 15.-3-5 Wells, Nancy 108 Short St Ithaca NY 14850

500700 15.-3-8 Mueller, Erich Mueller, Susan I 02 Franklin St Ithaca NY 14850

500700 15.-1-4 Giblin, Joshua Giblin, Elizabeth 210 Franklin St Ithaca NY 14850

500700 15.-1-7 Mcgraw, Cheryl R 220 W Lincoln St Ithaca NY 14850

500700 15.-2-2 Bruno, Corrine 211 W Lincoln St Ithaca NY 14850

500700 15.-2-5 Bush, Melanie L 408 Auburn Street Ithaca NY 14850

500700 15.-3-1 Wolff, John U 315 Dey St Ithaca NY 14850

500700 15.-3-12 Janowsky, Matthew D 114 Franklin St Ithaca NY 14850

500700 15.-3-14.2 Siegel, Varya A Proulx, Christopher M 307 Dey St Ithaca NY 14850

500700 15.-3-3 Wells, Nancy M 108 Short St Ithaca NY 14850

500700 15.-3-6 Edmondson, George B Werbizky, Tatiana 106 Short St Ithaca NY 14850

500700 15.-3-9 Cynoske, David E Jr White, Terre L 104 Franklin St Ithaca NY 14850

500700 15.-1-5 Mikula, Susan 226 W Lincoln St Ithaca NY 14850

500700 15.-1-8 State of New York State Office Bldg Fifth Floor Albany NY 12236

500700 15.-2-3 Kane, Shirley 20 I W Lincoln St Ithaca NY 14850

500700 15.-2-6 Trotter, Jeannine Trotter, Leslie E · 406 Auburn St Ithaca NY 14850

500700 15.-3-10 Fuller, William Fuller, Michelle 108 Franklin St Ithaca NY 14850

500700 15.-3-13 Benjamin, Karen 932 Delaware St Berkeley CA 94710

500700 15.-3-15 Moore, Laurie 313 Dey St Ithaca NY 14850

500700 15.-3-4 Mead, JohnS Mead, Susan S 2 19 W Lincoln St Ithaca NY 14850

500700 15.-3-7 Taylor, Jana L Taylor, Scot R 104 Short St Ithaca NY 14850

500700 15.-4-1 Cooperative Ext Asc ofTomp Co 615 Willow Ave Ithaca NY 14850

Neighbors of 108 Short Street Ithaca NY

Dear Neighbors,

November 18, 2019

I am writing to you regarding an appeal to the Board of Zoning Appeals for my home located at 108 Short Street. As you own property within 200 feet of the perimeter of the subject property, the City of Ithaca Board of Zoning Appeals requires that you are notified of this appeal.

I am putting a small addition onto the back of my 108 Short Street home. The City of Ithaca requires that the addition be set back from the property line by 5' on one side and 10' on the other. I am proposing for the deck to be aligned with the edge of the existing home which sits 7' from the property line. This means that if the deck is aligned with the edge of the home it would encroach 3' into the required 10' setback; this 3' encroachment requires an area variance.

Attached, please see a plan showing the addition and how the proposed deck would be aligned with the existing house if they variance were to be approved. The red marking shows the proposed alignment of the deck with the existing house on the southeast side

Sincerely,

t ~-o "'\· """'~ Nancy M. Wells 108 Short Street

1~

I

R28ZONJNG LOT AREA; 3592.7 EXISTING BUILOfNG COVERAGE:: 660 SQ FT PROPOSED AOOI.TtONAl COVERAGe = 336 LOT COVERAGE; LESS THAN 29%

CITY OF ITHACA 108 East Gree.n Stree.t~-3rd Floor 'lthua, New York 14850-5690" . DEPARTMENT O'F}lLANNING. BUILD~G, ZON~G & ECONOMIC DEVELOPMENT

· Gino .Leonardi, ~ard uf.ZOliing Appeals ~ret~-i'elephone: 607-274-655(} Fax: 60.7..274-95St'· ',EmQil: [email protected]

ZONING APPEAL CERTIFICATION OF MAILING

RE: City of Ithaca Board of Zoning Appeals Zoning Appeal# S / lf t!J

I. tJ tv"'-'1'") tArt { (.; , affinn all property <>wners within two hlllldred (200) feet of the

boundaries of the lot(s) under consideration have been mailed a copy of the enclosed notice on or before

[).ec.. I cJ 1 ~I j . I affirm the notice was mailed to the property owners at the addresses shown on

the attached list of owners, by depositing the copy in a post-paid properly addressed envelope, in a post office

or an official depository under the exclusive cate and custody of the United States Post Office. I further affinn

the names and addresses of the property owners are the same as the most recent assessment roll.

PLEASE SUBMIT THIS FORM TO> City of Ithaca Zoning Division 108 E. Green St, 3rd Fl. Ithaca, NY 14850

Phone: (607) 274-6550 Fax: (607) 274-6558

1

JOHAI AMP }I£L£AI ~10AIE

.., ·o ' . )KoRr S r,('EET

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RECEIVED TOMPli•S COUNTY CL(R•

llu I~ Ll 1~ PH 'Bii

.....

'

~

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I

> . .. . . ... ~ .._;.-...-.....lot.

R2BZONING LOT AREA:-3592.7 EXISTING BUILDING COVERAGE: 660 SO FT PROPOSED ADDITIONAL COVERAGE = 338 LOT COVERAGE: LESS THAN 29%

J~frhement on the required I 0' setback asjm:a. deck to the existing house wall. This

7' from the property line.

i''l.. . ,;· , .. ,.~-.... II •"'' ··.·~

~ .... ~ , .. . / . 4M

~ .;. ~~~ .. NORTH II' .• ; . ~~1-k · .. · ' .. -_-.,.,.

SCALE: 118" = 1' •It ><~~~ I . .f,, .. ,.ff ..... ~t'

I I

I'

Wells Residence 108 Sheri Street, Ithaca NY 14850

COPPER GUTTERS

EPDM RUBBER ROOF MEMBRANE

GREEN ROOF

9· ---<-~------ 12· -----~------- 13'-9" -------<·-JI SHED

r" Ta.tem

110 S Albany St I Ithaca, NY 14850 o . 607.277.118 f. 607.277.2119 www.taitem.com

ADDITION

CLAPBOARD SIDING

36" HIGH GUARDRAIL

DOORS

EXISTING HOUSE

September 4th, 2019

Scala: 114" = 1'

Orawn by: Zac Boggs and Isabel Fem~ndez

A203

LEGEND



Paved Parking



Waterway



1: Feet967.37

Printed:

Receipt#61516

BZA Appeal 3149 for 108 Short Street

11/18/2019

1 $100.00 $100.00Area Variance (1-2 Fam.)

Code Qty Description Permit # Price Extended Price

A8020-2110

$100.00Total Price

Balance Due

11/18/2019 $100.002441Date

$100.00Total Payment

Check # Payment

112/17/2019

board of zoning appeals (bza)

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