Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
ZBA Minutes 2025-03-11
www.townithacany.govunder “Public Meetings”. LinkstothefullmaterialsandZOOMareavailableontheTown’swebsite, record.) toCodes@townithacany.gov. Allcomments become partoftheofficial meetingquestionsupuntil3pmthedayofthemeeting. Youcanalso email comments (orommentsontheappeal(s) canbemadeinpersonorviatheZOOMplatformduringC1.22-2-CommercialDistrictZone, TaxParcel No. 62.mmunityThisportionoftheprojectislocatedintheCoresidentialzone. throughthatwouldbecloserthan60’ toa -foraproposaltoinstalladrive135E (6) (Principal usesauthorized byspecial permit) -IthacaCodesection270: is seeking relief from Town of of301PineTreeRd, JamesBallantyne, Agent6AppealCornellUniversity, Owner --PublicHearingandConsider: ZBAA · 1.13-2-theVehicleFuelandRepairDistrictZone, TaxParcel No. 62.ojectislocatedinway. This portion ofthepr--measuredfromthehighwayright117(1) requires afront yardsetback of50’ -frontyardsetback, where section270117(1) (yardregulations) foraproposal toreducethe -IthacaCodesection270:is seeking relief from Town of JamesBallantyne, Agent of301PineTreeRd,5AppealCornellUniversity, Owner --PublicHearingandConsider: ZBAA · 30.2-1-DistrictZone, TaxParcel No. 41.nsityResidential -sprinklersystem. ThepropertyislocatedintheMediumproposal toconstructapressboxbuilding (professionalbuilding) withouta 3 (Newbuildingsrequiredtohavesprinklersystems) fora -Code, section225: isseeking relief fromthe Town ofIthaca 953DanbyRd; MabelGutliphAgent2AppealIthacaCollege, Ownerof --PublicHearingandConsider: ZBAS · 30.2-1-ResidentialDistrictZone, TaxParcel No. 41.Density -ThepropertyislocatedintheMediumforamaximumheightof6’.223oftheTownofIthacaCode, which allows -uldexceedsection270heightwo254ofTownofIthacaCode. Theproposed fence -illuminatedpersection270feet, and allowforinternal illumination, where itisnot allowedtobeinternally eightof6squarefeetforasinglesign, exceedthemaximumfreestandingsignhTheproposedsignwouldexceed50 223 (Fences andwalls; retaining walls).-254 (ResidentialandConservationZones) andSection270-Codesection270isseekingrelieffromTownofIthaca953DanbyRd; Mabel Gutliph Agent: 4AppealIthacaCollege, Ownerof --ZBAAPublicHearingandConsider: · AGENDA215N. Tioga St. 0pm0at6: ,, 2025March11Tuesday ZoningBoardofAppealsTownofIthaca practicefield. Theapplicantisproposingaddingthrowingeventstothatarea, ahammerand ThereisanexistingfieldbyEmmersonHallthatisaThethirdvarianceisforathrowingcage. day. Therewillbesignageonthepressbox, electrichookupbutnoheat. thirdpartyinspected. Itwillbesetwithacranewithina modularboxmadeinMichiganandItisatonotbesprinkleredThesecondvarianceisforapressboxabovethebleachersystembeamitwillhaveasignonthetopoftheIandfeet9inchestall,night. Thescoreboardisjustatimingapparatus thatwillbeusedforpracticesandmeets. Itis15 atbeusedThefirstvariancetheyareseekingisavarianceforthescoreboard. Itislitbutwillnot only.facility; lightingwillbeforsecuritypurposes emergencyingressandegress. Thisisnotalit regulationtrackandthroweventsfield, bleachersandpressboxaswellasparkingand newgavetheboardapresentationoverviewoftheentiretrackandfieldprojectcompany,partneredwithClarkCompaniestobuildthetrack. RobChamplain, arepresentativefromthe trackthatwasremovedduringtheconstructionoftheButterfieldstadium. They have compliant-nontheproject. ThecollegeismovingforwardwithanNCAAcomplianttracktoreplaceanold TomDownsVicePresidentforFinanceAdministrationatIthacaCollegegaveabackgroundforOverviewsystem. sprinklersystems) to construct a press box building (professional building) without a sprinkler 3 (Newbuildingsrequiredtohave -ection225SseekingrelieffromtheTownofIthacaCode, 30.2, MDR-1-41.., TP 953DanbyRdIthacaCollege, 953Danby Rd;of2Appeal --ZBAS .feet, andallowforinternalillumination ’feetforasinglesign, thefreestandingsignheightof6square ’themaximumwouldexceedtoerectasignthatFencesandwalls; retainingwalls)223 -270and254 (ResidentialandConservationZones) -270sectionSfromTownofIthacaCodeseekingrelief30.2, MDR-1-41.., TP IthacaCollege, 953 Danby Rd 4Appeal--ZBAA0p.m. 6:0opened the meeting at TerryMr. fortheTownPauletteRosa, Town Clerk; and Susan Brock, Attorney DanaMagnason, SeniorCodeOfficer LindsayGarnerAlt.) andSallingerMatthewMinnig, Larry ,BoardMembers, ConnorTerryChair; ChrisJung, KimRitter Present: MINUTES , 2025March11 ZONINGBOARDOFAPPEALSTOWNOFITHACA7of1Page11 (Filed 3/17)--ZBA2025 223 (Fencesandwalls; -270and254 (ResidentialandConservation Zones) -270sectionSCodeekingrelieffromTownofIthacathatthisBoardgrantstheappealofIthacaCollege, se Resolved30.2, MDR-1-41.TP ., 953DanbyRdIthacaCollegeHeight & Sign –AreaVariance --ZBAAZBAResolution .wouldenhancesafetyofplayersandattendeesand sNCAArequirementinlinewithdTheBoardfelttheareavarianceswerereasonableanDeterminationclosed. Mr. Terryopenedthepublichearing; therewasnoonewishingtospeakandthehearingwas PublicHearingavailable. whichwillbe3to4timesayearandtherewillbeafireextinguisherandsmokedetectorwithtwoorthreepeopleintheboxatanygiventimeandwillonlybeusedformainevents , with one entrance framingwitharubberroof2x10roof2x6wallframingandvinylflooringGypsuminteriorwallpanelswithawoodframemodularstructureItistemporarycontrollers. someelectronicslikesomeseating, Mostly8ftsonotverymuch. 1tisonly8ftxAnswer, i xandwhatitismadeof. willbestoredinthepressboaskedwhatMr. Terry levelnearthatnowherebutelectricityusageintheboxwillbewillbeinstalled, 00amppanel1withanlyelectricAnswer, oMr. Minningwantedtoclarifywhatutilitiesareinthepressbox. acrossthefieldandinthebleachersfrom andlegibilitysafetyforsecurityisfeetfromthebottomightAnswer, theetheground. fromheightofthesignfoot-8HealsoaskedabouttherationalfortheNCAAapprovedheight. Answer, yes, thatisthe fencewasapprovedbytheNCAA. high-foot-Mr. Terryaskedifthe theothertwosides. fencewillremainfoot-6isonlyonthebackside. Theexisting heightfencefoot-heAnswer, tfence. foot-askedforclarificationontheproposedSallingerMr. lighting. , with no lighting other than security duringthisspring/summercoupleofweeksforthatareaAnswer, –TwoquestionscameinviaemailregardingthethrowingareaconstructiontimetableBoardQuestionsthepublic. fencewhichtheywouldliketochangeto12feetasanotherlayerofprotectionforfoot-6existingtothepublicfromerrantflyingprojectiles. Thecageheightwillexceed6feet. Thereisalsoan discuscageandtwoshotputthrowcircles. AprotectivecageisrequiredbytheNCAAforsafety7 of2Page roadway, and typical of athletic facilities, and thatthisiswellwithintheCollegecampusproperty, shielded by trees from the public givenincharacterortonearbypropertiesThattherewillnotbeanundesirablechangespaceisusedforscoreandtimekeeping, and svenuesforspectatorstobeabletoreadtheinformationandthemajorityofthesportisconsistentwiththeneedsofcollegiateandinternalilluminationareathetotalsignheightisneededforsafetybykeepingwiresandmechanicalsoutofreach, and giventheeasibleThatthebenefittheapplicantwishescannotbeachievedbyanyothermeansfcommunity, specificallyhealth, safetyandwelfareofthe ThatthebenefittotheapplicantoutweighsanydetrimenttotheFindings:Scoreboard/Sign Minnig, Sallinger ,RitterJung,Ayes: Terry, Second: KimRitter ConnorTerryMoved: .athletesandspectatorsof safetynecessaryfortheastheseheightsarecreated -selfThatthedifficultyisnot , and institutionsoutineactivitiesofeducationalr - SEQRype2SEQRnotbeingrequiredasthisisTrequestwillnothaveadversephysicalorenvironmentalimpactsasevidencedbyThattheisbeinggranted, and footheightonthefence ’and12cagefootheightonthe ’andfeetssubstantialasthemaximumis6iThattherequestroadway, and typical of athletic facilities, and thatthisiswellwithintheCollegecampusproperty, shielded by trees from the public givenincharacterortonearbypropertiesundesirablechangeThattherewillnotbeanincreasedsafety, and thethrowingcageforsafetyreasonsanda12’ footfenceatthesecondlocationagainfor theyarerequestinganadditional2’ feetfor NCAArequiresaminimumof18’ feetand reliefsoughtcannotbeachievedbyanyothermeansfeasiblygiventhattheThatthecommunity, specificallyapplicantoutweighsanydetrimenttothehealth, safetyandwelfareofthe Thatthebenefittothe :FindingsFenceandThrowingCageandwiththefollowingapplicationenceandcagebeconstructedsubstantiallyasshownontheSign/Scoreboard, f Conditionsmaximumheightoffences, withthefollowing andexceedthe6’ foot feet, andallowforinternalillumination ’thefreestandingsignheightof6squarefeetforasinglesign, ’themaximumwouldexceedtoerectasignthatretainingwalls) 7of3Page11Filed3/17)--ZBA2025 and way--measuredfromthehighwayrightfromthe rontyardsetbacklessthantherequired50’ footfforafuelstationwitha regulations) 117(1) (yard -ection270SseekingrelieffromTownofIthacaCode1.13,-2-62.Zone, TP VehicleFuelandRepairDistrict5AppealCornellUniversity, 301 Pine Tree Rd,--ZBAA , Minnig, SallingerRitter Jung,Ayes: Terry, Second:Larry Sallinger ConnorTerryMoved: .smokedetectorarepresentfireextinguisherand , anda egressandthewindowsareanadditionalviablemeansofssparinglyonlyduringsportingeventused , itwillbe pressboxtheinaverageof3peopleatanytimeerewillbeanthatthgivenhumanlifeizeajeopsignificantlyThattheomissionofasprinklersystemwillnotandsystemofasprinklertheinstallationfurthercomplicatesandthebuildingiselevatedwhichnowaterservicetothisbuildingoradjacenttoitheatedbuildingwithitisanunbecausewillcreatepracticaldifficultiesorhardships -ofSection225trictapplicationThatthesFindingsfollowingtotheplan, andwiththe andonefireextinguisherareaddedsmokedetectoroneThatduringthemeeting, and ithoutthefilmingplatformasverballynotedwThatthepressboxbebuiltsubstantiallyasshownintheapplicationmaterials,and Condition , withthefollowingbuilding (professionalbuilding) withoutasprinklersystempressbox 3 (New buildings required to have sprinkler systems) to construct a -ection225SIthacaCode, eekingrelieffromtheTownofthatthisBoardgrantstheappealofIthacaCollege, s Resolved30.2, MDR-1-41.TP953DanbyRdCollege,IthacalerVariancekSprinZBASZBAResolution , Minnig, SallingerRitter Jung,Ayes: Terry, Second: Larry Sallinger ConnorTerryMoved: .consistentwithsportingfacilitiesand neededisandinternalilluminationbecausethissizecreated-selfnotsiThatthedifficultyandunderTownCode, signs are exempt from SEQR, and institutionsoutineactivitiesofeducationalr -2SEQRnoSEQRbeingrequiredunderTyperequestwillnothaveadversephysicalorenvironmentalimpactsasevidencedbyThatthe , and illuminatedinternallyareaallowedandmaximumexceedthealsoisbeinggrantedanditwillfeet‘ feetand6is6ofasignheightimumssubstantialinthatthemaxrequestiThatthe7of4Page CornellUniversityAreaVariance6--& ZBAA6--ZBAAZBAResolutionMinnig, SallingerRitter Jung,Ayes: Terry, Second: ChrisJung ConnorTerryMoved: upontheinformationinParts1 & 2andforthereasonsstatedinPart3oftheSEQRform. thatthisBoardmakesanegativedeterminationofenvironmentalsignificancebasedResolved1.13-2-TP62. 301PineTreeRd, CornellUniversitySEQR6--ZBAA &--ZBAAZBAResolutionSEQRDeterminationclosed. erewasnoonewishingtospeakandthehearingwas ; thMr. Terryopenedthepublichearing PublicHearingradiusrequiredbythedrivethroughcreatedthenecessityforavariance. turnontheparcellimitingoptions, andthestormwaterinfrastructurerestraintsare uses.There zoningchangeandkeeptheexistingapprovedtheneedforaavoidstationwaspurposefultoTheplacementoftherestaurantandgas .drivethroughitha, oneallowstherestaurantwstore convenienceandaallowsfuelzoneneO .bisectingthisprojectingboundariesThereare3zonThiswillrequireasubdivisionandconsolidationoftheportionsofthethreeparcelsinvolved. streetside, whichcausedtheencroachmentintotherequiredsetback.Thefuelislandwillbeontheinside, with the convenience store and restaurant building on the walkways.lypleasingandaddingpedestrianpedestrianandvehicularpublicbymakingitmoreaestheticaltoimprovethestreetscapetothis “gateway” toIthaca, makeitmorewelcomingforthe recommendationsfromtheTownPlanningBoardduringpreviousiterationswherethedesirewasDepartmentandfinallayoutisaresultofworkingwiththeTownPlanningTheapresentationontheMirabitoredevelopmentproject. andgaveappearedbeforetheboardMattNapieralaandBallantyneApplicantrepresentativesJimOverviewthroughthatwouldbecloserthan60’ toa residential zone. -135E (6) (Principalusesauthorizedbyspecialpermit) foraproposaltoinstalladrive-270seekingrelieffromTownofIthacaCodesection1.13,-2-Zone,TP 62. CommercialDistrictCommunity6AppealCornellUniversity, Owner of 301 Pine Tree Rd, --ZBAA7of5Page11 (Filed 3/17)--ZBA2025 Terry, Ritter, Jung, SallingerandMinnig –AyesSecond: KimRitter ConnorTerryMoved: bikefriendlydesignhaveresultedinthecurrentdesign. designofthestructuresandpedestrianandsided-fourstrongdesireforastreetscape, a created. ThePlanningBoard’sandPlanningDepartment’s -Thedifficultyisnotselfstoreandrestaurantdrivethrough. negativedeclaration, andthisisredevelopment ofanexistinggasstation/convenience Therequestwillnothaveadversephysicalorenvironmentalimpacts. SEQRhasa applicantisrequestingasetbackofapproximately30.1feet. Yestherequestissubstantial. Thecoderequiresaminimumsetbackof50feetandthe , and centerandnoresidentialhomesmanagementarea,theCornellEquestrianandTennis consistoftheCounty’sstormwater thisvariancewillimprovethevisualimpactsthatexistcurrentlyandpropertiesnearbythatmanyofthecomponentsarealreadyinexistenceandhavebeenformanyyearsandtonearbypropertiesgivenrincharacterondesirablechangeThattherewillnotbeanuaestheticallypleasingandwelcoming,and andforthestreetfacingcomponentstobeoftransportationotherusersandothermodeswasadesirefromthePlanningDepartmentandBoardtocreateequalaccommodationforsidedbuildingdesign. Eventhoughitisanautocentricuse, there -streetscapewithafourothermeansfeasiblegiventhestrongdesireforaanyachievedbyThebenefitcannotbecommunity,specificallysafetyandwelfareofthe health,ThatthebenefittotheapplicantoutweighsanydetrimenttotheYardSetbackSide6--ZBAAFindingsThattheprojectbebuiltsubstantiallyassubmitted, andwiththefollowing sConditionthefollowingthru, with -fromaresidentialzoneforadriveminimumdistanceredevelopmentprojectwithencroachmentsintothesideyardsetbackandtheThatthisBoardgrantstheappealsofCornellUniversity, 301 Pine Tree Rd to for the MirabitoFrontYardSetbackand Drivethrough1.13-2-TP62. 301PineTreeRd, 7of6Page 7:24pmMotionmadebyMr. Terry, secondedbyMs. Jungtoadjournthemeetingat hereatTownHallorviaZoom. th andremindedthemembersofthetrainingonMarch14Mr.Moseleywentthroughtheappealstobeheard – NextMeetingandAgendaReviewSallingerand , Minnig, RitterJung,Ayes: Terry, Second: Matthew Mining ConnorTerryMoved: usesoftheparceldictatedhowthesitecanbeused. createdforthesamereasonsasitisnotfeasible. Thezoning -difficultyisnotselfThatthe , andconveniencestoreandrestaurantdrivethroughthisisredevelopmentofanexistinggasstationterminationandnegativedethe asevidencedbyrequestwillnothaveadversephysicalorenvironmentalimpactsThatthewhere38’ feetisbeinggranted, and setbackfootrequiresaminimum60inthattheTownCoderequestissubstantialThatthenearby, andresidentialhomesno therearemanagementarea, theCornellEquestrianandTenniscenterand stormwatertocreateamorewelcomingstreetscape, andpropertiesnearbyconsistoftheCounty’s throughpreviouslyexistedandtheencroachmentisduetotheTown’sdesire -thatadriveincharacterortonearbypropertiesgivenundesirablechangeThattherewillnotbeanandtionforotherusersandothermodesoftransportationBoardtocreateequalaccommodathoughitisanautocentricuse, there was adesire from thePlanning Department and sidedbuildingdesign. Even -Department’sstrongdesireforastreetscapewithafourbeachievedbyothermeansfeasiblegiventhePlanning ThatthebenefitcannotDriveThruencroachment6--ZBAA7of7Page11 (Filed 3/17)--ZBA2025