HomeMy WebLinkAboutZBA Minutes 1991-05-22 ti
FlUD
TOWN OF ITHACA
Date
TOWN OF ITHACA Clerk
ZONING BOARD OF APPEALS
MAY 22 , 1991
THE FOLLOWING MATTERS WERE HEARD ON MAY 22 , 1991 BY THE BOARD :
APPEAL OF THOMAS BELL , OWNER/APPELLANT , JACK ROSCOE , APPLICANT ,
REQUESTING MODIFICATION OF A VARIANCE FROM THE REQUIREMENTS OF TOWN
OF ITHACA LOCAL LAWS NO . 7 - 1988 AND 10 - 1988 " REQUIRING SPRINKLER
SYSTEMS TO BE INSTALLED IN BUILDINGS IN THE TOWN OF ITHACA " GRANTED
BY THE BOARD OF APPEALS ON NOVEMBER 8 , 1989 , SAID VARIANCE
PERMITTING THE INSTALLATION OF A NON — OPERATIONAL AUTOMATIC FIRE
SUPPRESSION SPRINKLER SYSTEM IN A WAREHOUSE BUILDING LOCATED AT 614
ELMIRA ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 33 - 3 - 2 . 8 , LIGHT
INDUSTRIAL DISTRICT . SAID VARIANCE WAS CONTINGENT UPON THE
REQUIREMENT OF A FULLY—OPERATIONAL SPRINKLER SYSTEM UPON THE
AVAILABILITY OF A PUBLIC WATER SUPPLY . THE MODIFICATION REQUESTED
IS THE CONVERSION OF THE OCCUPANCY OF SAID WAREHOUSE BUILDING FROM
A WAREHOUSE USE TO A MODERATE HAZARD LIGHT INDUSTRIAL USE .
GRANTED WITH CONDITIONS
APPEAL OF CORNELL UNIVERSITY , OWNER/APPELLANT , ALBERT WRIGHT ,
AGENT , REQUESTING VARIANCES FROM THE REQUIREMENTS OF ARTICLE VI ,
SECTION 28 , PARAGRAPHS 3 AND 5 , AND SECTION 29 , PARAGRAPH 1 , OF THE
TOWN OF ITHACA ZONING ORDINANCE , TO PERMIT MULTIPLE RESIDENCE
BUILDINGS WITH EXTERIOR HEIGHT MEASUREMENTS UP TO 36 FEET AND 25 —
FOOT TO 35 — FOOT SEPARATION DISTANCES BETWEEN BUILDINGS , AND TO
PERMIT 390 PARKING SPACES AVAILABLE TO RESIDENTS , ON CORNELL
UNIVERSITY PROPERTY KNOWN AS HASBROUCK APARTMENTS LOCATED ON
PLEASANT GROVE ROAD , TOWN OF ITHACA TAX PARCELS NO . 6 - 67 - 1 - 2 . 1 AND
6 - 68 - 1 - 10 . 1 , MULTIPLE RESIDENCE DISTRICT . SAID ORDINANCE LIMITS
EXTERIOR BUILDING HEIGHT TO NO MORE THAN 30 FEET , REQUIRES A 36 —
FOOT BUILDING SEPARATION DISTANCE , AND REQUIRES A TOTAL OF 450
PARKING SPACES AVAILABLE TO RESIDENTS .
GRANTED WITH CONDITIONS
FUD
TOWN OF ITHACA
Town of Ithaca Date " / 2 , / 95?/ , 1
Zoning Board of Appeals Clerk
May 22 , 1991 -
TOWN OF ITHACA
ZONING BOARD OF APPEALS
MAY 22 , 1991
PRESENT . Chairman Edward Austen , Edward King , Robert Hines , Joan
Reuning , Pete Scala , Town Attorney John Barney , Building
Inspector / Zoning Enforcement Officer Andrew Frost .
OTHERS : Brad Lane , Jack Roscoe , Tom Bell , Doug Brittain , C . M .
Jankey , Albert L . Wright , Shirley Egan , William Paleen ,
Lawrence Fabbroni , Jeff Hamburg .
Chairman Austen called the meeting to order at 7 : 00 p . m . and
stated that all posting , publication and notification of the public
hearings had been completed and that proper affidavits of same were
in order .
On behalf of the Town of Ithaca Zoning Board of Appeals , Mr .
Robert Hines read the following memorial to Mr . Henry Aron who
passed away on May 9 , 1991 :
" Henry Aron died May 9th . He had been Chairman of this Board
for many years . Of greater importance , he was its spirit . Henry
was an exciting person , a teacher who caused everyone who dealt
with him to be a better person .
We all miss his presence and the community has lost its
treasured citizen .
I request the Chairman to spread this thought on the Minutes
of this meeting . "
The First APPeal to be heard by the Board was the following :
APPEAL OF THOMAS BELL , OWNER / APPELLANT , JACK ROSCOE , APPLICANT ,
REQUESTING MODIFICATION OF A VARIANCE FROM THE REQUIREMENTS OF TOWN
OF ITHACA LOCAL LAWS NO . 7 - 1988 AND 10 - 1988 " REQUIRING SPRINKLER
SYSTEMS TO BE INSTALLED IN BUILDINGS IN THE TOWN OF ITHACA " GRANTED
BY THE BOARD OF APPEALS ON NOVEMBER 81 1989 , SAID VARIANCE
PERMITTING THE INSTALLATION OF A NON- OPERATIONAL AUTOMATIC FIRE
SUPPRESSION SPRINKLER SYSTEM IN A WAREHOUSE BUILDING LOCATED AT 614
ELMIRA ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 33 - 3 - 2 . 8 , LIGHT
INDUSTRIAL DISTRICT . SAID VARIANCE WAS CONTINGENT UPON THE
REQUIREMENT OF A FULLY - OPERATIONAL SPRINKLER SYSTEM UPON THE
AVAILABILITY OF A PUBLIC WATER SUPPLY . THE MODIFICATION REQUESTED
® IS THE CONVERSION OF THE OCCUPANCY OF SAID WAREHOUSE BUILDING FROM
A WAREHOUSE USE TO A MODERATE HAZARD LIGHT INDUSTRIAL USE .
• Town of Ithaca 2
Zoning Board of Appeals
May 22 , 1991
Mr . Jack Roscoe , the applicant and the tenant of the building ,
spoke to the Board . He explained what the building is to be used
for and why they need the modification to a moderate hazard light
industrial use .
Discussion followed regarding the assembly work that is being
done in the warehouse . Mr . Roscoe explained that the operation as
it developed from October until now has required final assembly of
components before they go into storage . He said they assemble
panels from one manufacturer , frames from another manufacturer and
frames that they manufacture in a facility they have in the City of
Ithaca . He explained the procedure to the Board .
Chairman Austen asked whether they would be doing woodworking
there .
Mr . Roscoe responded that it was agreed last night at the
Planning Board meeting that the site plan was modified to approve
light woodworking , which does not include heavy machinery but does
include moderate sized table saws , etc .
Mr . Scala asked if there was a period when they were doing
only storage in the building , as per the original request .
Mr . Roscoe replied that there was not a period of time when
they only did storage under the definition that Mr . Frost provided .
Mr . Roscoe stated that the sprinkler system is in place ,
tested and ready to go when the pipe from the street is installed .
Chairman Austen asked Mr . Roscoe how many people are in the
building when they are operating .
Mr . Roscoe responded that he checked the records to see what
the peak load at any one time was over a period of time and the
figure was 14 for about a one week period . The peak load generally
is 6 to 8 people and then it drops off to none . He said that the
warehouse is not occupied more than 50 percent of the time .
Discussion followed regarding a tenancy wall that appears to
have been adjusted . Mr . Frost said that his belief was that we
were dealing with 8 , 000 square feet but now we have a wall that was
moved , reducing the second tenancy from 4 , 000 to something less
than that and Mr . Roscoe has already gone from 8 , 000 to 2 , 000
square foot more and that is a consideration that will have to be
addressed immediately , both as a warehouse or as a light industrial
use .
Town of Ithaca 3
Zoning Board of Appeals
May 22 , 1991
Mr . Roscoe stated that it is still the same . The other
occupancy only has 2 , 000 square feet and they are surrounded with
the inspected wall ; that hasn ' t changed .
Mr . Frost stated , for the record , that he will need to go back
into this building to verify the fire separation between the
tenancies .
Chairman Austen read from the Adopted Resolution of the
Planning Board meeting of May 21 , 1991 , with respect to SEAR which
is attached hereto as Exhibit # 1 . He also read into the record the
Adopted Resolution re . the Site Plan Approval Modification from the
Planning Board on May 21 , 1991 , attached hereto as Exhibit # 2 .
Environmental Assessment
MOTION
By Mrs . Joan Reuning , seconded by Mr . Edward King .
RESOLVED , that , in the matter of the Appeal of Thomas Bell ,
Owner / Appellant , Jack Roscoe , Applicant , requesting the conversion
of the occupancy of a warehouse building from a warehouse use to a
moderate hazard light industrial use at 614 Elmira Road , Town of
Ithaca Tax Parcel No . 6 - 33 - 3 - 2 . 8 , the Town of Ithaca Zoning Board
of Appeals make and hereby does make a negative declaration of
environmental significance .
A vote resulted as follows .
Ayes - Reuning , King , Scala , Hines , Austen .
Nays - None .
The Motion was carried unanimously .
MOTION
By Mr . Robert Hines , seconded by Mrs . Joan Reuning :
RESOLVED , that the Town of Ithaca Zoning Board of Appeals ,
grant and hereby does grant to the applicant a variance from
the strict enforcement of Local Law 7 - 1988 , as amended , for a
period up to and including the time that water service is
available and at that time he will hook up to the water
service so that the variance is limited in time and
specifically upon the findings of fact that :
1 . that the proposed change in use from the earlier use
represents a change but not a significant one in regard
to the hazards from fire ,
• Town of Ithaca 4
Zoning Board of Appeals
May 22 , 1991
2 . that the intent of said Local Law is to promote fire
safety , and while it was noteworthy in its inception , it
is hard to implement without water supplies available .
3 * that , since this Board previously approved the operation
and placed in motion the operation which Mr . Roscoe has ,
and based on the finding that the change does not
represent a significant increase in the hazards , the
Board has heard no evidence to the contrary .
4 * that , if the insurance companies felt that there was an
increased hazard , they would change his fire insurance
premium .
AND FURTHER RESOLVED , that the variance shall be granted upon
the following conditions .
1 * that the variance shall be subject to the inspection by
the Building Inspection Officer as to the fire separation
between tenancies , confirming that that meets the Code
requirements .
® 2 . that the operation shall remain at a moderate fire hazard
level under the Code .
3 . that if there are any activities that might tend to
increase to a high hazard , the matter should again be
reviewed by this Board .
4o that the granting of this variance shall include all of
the conditions of the prior resolution of August 1989 .
59 that a new Certificate of Occupancy shall be issued for
the new use .
6 . that Mr . Roscoe shall comply with all Building Code
requirements , particularly Mr . Frost ' s concerns about the
fire separation walls between tenancies .
A vote on the Motion resulted as follows .
Ayes - Hines , Reuning , Scala , King , Austen .
Nays - None .
The Motion carried unanimously .
•
• Town of Ithaca 5
Zoning Board of Appeals
May 22 , 1991
The next Appeal heard by the Board was the following .
APPEAL OF CORNELL UNIVERSITY , OWNER / APPELLANT , ALBERT WRIGHT ,
AGENT , REQUESTING VARIANCES FROM THE REQUIREMENTS OF ARTICLE
VI , SECTION 28 , PARAGRAPHS 3 AND 5 , AND SECTION 29 , PARAGRAPH
1 , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO PERMIT MULTIPLE
RESIDENCE BUILDINGS WITH EXTERIOR HEIGHT MEASUREMENTS UP TO 36
FEET AND 25 - FOOT TO 35 - FOOT SEPARATION DISTANCES BETWEEN
BUILDINGS , AND TO PERMIT 390 PARKING SPACES AVAILABLE TO
RESIDENTS , ON CORNELL UNIVERSITY PROPERTY KNOWN AS HASBROUCK
APARTMENTS LOCATED ON PLEASANT GROVE ROAD , TOWN OF ITHACA TAX
PARCELS NO . 6 - 67 - 1 - 2 . 1 AND 6 - 68 - 1 - 10 . 1 , MULTIPLE RESIDENCE
DISTRICT . SAID ORDINANCE LIMITS EXTERIOR BUILDING HEIGHT TO
NO MORE THAN 30 FEET , REQUIRES A 36 - FOOT BUILDING SEPARATION
DISTANCE , AND REQUIRES A TOTAL OF 450 PARKING SPACES AVAILABLE
TO RESIDENTS .
Mr . Albert Wright described the proposed project to the Board .
Mr . Jeff Hamburg , from the Architectural Firm of Einhorn ,
Yaffe and Prescott in Albany , spoke to the Board regarding the
design of the proposed project . He handed out copies of a
feasibility report that was done by his firm . A copy of " Hasbrouck
Apartments Renovations " is attached hereto as Exhibit # 3 .
Chairman Austen opened the public hearing on the appeal .
Mr . Doug Brittain , 135 Warren Road , stated that in his opinion
the height of buildings should be kept at 30 feet , otherwise the
Town of Ithaca will start having a skyline that looks like New York
City . He presented a photo that was taken from their property at
135 Warren Road and stated that a 30 foot tall building would come
close to blocking West ' Hill , which , from their point of view is
unfortunate , but at least they would still have a horizon . At 37
feet , West Hill and the horizon disappears .
He explained ways that the building could be built without
asking for a variance and ruining the view for other residents .
Mr . Lawrence Fabbroni , stated for the record that he is
associated with the project at Cornell , mostly from the utility
point of view , but he is speaking tonight mainly as a resident . He
said that he lives at 127 Warren Road and he believes that his
property has the best view of Hasbrouck , particularly from his
front porch or his son ' s second floor bedroom . Mr . Fabbroni stated
that his main perception of Hasbrouck for the past 13 years is that
it has been a sort of modified army barracks . He stated that he
Town of Ithaca 6
Zoning Board of Appeals
May 22 , 1991
would encourage the Board to look favorably upon the variance if it
leads to a more aesthetic project . He said from his perspective
the aesthetics of the roofs on the third stories far outweigh what
he has looked at for the last 13 years .
Cornell Attorney Shirley Egan addressed the Board . She referred to
photographs that were taken from the Forest Home area . She stated
that there are a number of tall buildings in the North Campus area
and the proposedproject is very much in keeping with those
heights .
Mr . Hines stated that he would like to hear something about the
practical difficulty issue .
Attorney Egan responded that the practical difficulty is that the
University ' s space is at a real premium . They would like to
preserve as much open space , closer to Campus , as they can and yet
still have people closer to Campus where they can walk or ride
their bikes .
Discussion - followed regarding what constitutes practical difficulty
• and the reasons for the requested height of the buildings .
Mr . Paleen stated that the University is seeking a variance on
height and the variance is necessitated where there are third
stories . He said their charge to the architects was to take a
complex that is really sub - marginal and do something that is really
going to make it into a high quality , exciting place , aesthetically
as well as functionally and he thinks they have come in with a plan
that will do that . Mr . Paleen stated that constructing a building
with three stories saves green space , which he thinks is a very
strong approach . He further asked if the project , where it exists
and what surrounds it , is really an impediment for any reason for
any of the kinds of considerations that the Board needs to take
into account for granting a variance . He thinks the University has
illustrated very clearly that that is not the case . Mr . Paleen
stated that he would hope that the Board would not look at it in
simply a view of the element of a pitched roof versus a lower
pitched roof or a flat roof but rather the total economic ,
aesthetic , qualitative result that the University is seeking to
create .
Chairman Austen closed the public hearing .
Chairman Austen referred to the Environmental Assessment Staff
Recommendation that was signed by Acting Town Planner George Frantz
on March 14 , 1991 , which is attached hereto as Exhibit # 4 .
A
Town of Ithaca 7
Zoning Board of Appeals
May 22 , 1991
Environmental Assessment
MOTION
By Mr . Robert Hines , seconded by Mrs . Joan Reuning .
RESOLVED , that , in the matter of the Appeal of Cornell
University requesting variances with respect to the proposed
expansion and renovation of Hasbrouck Apartments , located on
Pleasant Grove Road , Town of Ithaca Tax Parcels No . 6 - 67 - 1 - 2 . 1
and 6 - 68 - 1 - 10 . 1 , the Town of Ithaca Zoning Board of Appeals
make and hereby does make a negative declaration of
environmental significance .
A vote on the Motion resulted as follows .
Ayes - Hines , Reuning , Scala , King , Austen .
Nays - None .
The Motion was carried unanimously .
MOTION
By Mr . Robert Hines , seconded by Mr . Edward King .
RESOLVED , that the Town of Ithaca Zoning Board of Appeals
grant and hereby does grant a variance to Cornell University
from the strict application of the Zoning Ordinance ,
specifically that they may construct , reconstruct , or remodel
the buildings known as Hasbrouck Apartments as per the plans
submitted with the application before the Board , with the
following findings and conditions .
16 that the required space between buildings based upon the
height of the buildings , be modified to permit the
buildingsto remain as presently located .
2e that the building height not be in excess of that
requested in the application .
3 * that the parking requirements be modified as requested .
4 * that the need for resident housing at Cornell University
has been established by the applicant .
59 that the present housing known as Hasbrouck Heights is in
a state of economic and architectural obsolescence and is
in a state of deterioration and that the remodeling or
refurbishing of the present structures to accommodate no
more than the existing number of units would be
uneconomical .
• Town of Ithaca 8
Zoning Board of Appeals
May 22 , 1991
6 * that to provide an economic basis for the remodeling , it
is required that the additional third story to the
existing structures be made to accommodate more living
units and also provide for the maintenance of green
space .
7 * that the occupied land area will be no greater than that
at the present time .
8 * that , in order to add a third story to the existing
building structures , 14 in number , it is necessary that
the space above the living area in the third story be
sufficient to accommodate utility service and other
mechanical requirements , and accordingly , a pitched roof
with a relatively steep pitch is required .
90 that the use of such structure is necessitated by the
practical difficulty of accommodating these needs any
other way .
10 * that the location of the project in a rather spacious ,
® open area , adjacent to the Cornell Golf Course and other
Cornell University structures , is in keeping ,
architecturally , with projected plans and existing uses
made of the neighborhood .
11 . that there is no significant adverse impact on the
neighborhood and any person affected is remote from the
area .
12 . with respect to the parking , there is historical evidence
that appears to show that the resident parking can be
adequately accommodated with the reduced number of
parking spaces .
13 . with respect to the space between buildings , the health
safety issue has not been compromised .
14 . the Planning Board has imposed certain conditions , which
the Zoning Board is in accordance with .
15 . that the Town of Ithaca Building Inspector and Zoning
Officer , Mr . Frost , shall issue building permits , which
would also require the issuance of Certificates of
Occupancy for more than 246 dwelling units , and
arrangements will be made satisfactory to the Town Board
and the Town Engineer to provide for such addition of
•
Town of Ithaca 9
Zoning Board of Appeals
May 22 , 1991
public sewer infrastructure as maybe necessary to handle
the increased flow resulting from the proposed expansion
or for provision of ultimate means acceptable to the Town
Board or the Town Engineer and the Health Department .
16 . Further compliance with Condition # 7 of the Planning
Board resolution of May 7 , 1991 granting preliminary
approval is not required by this Board but if the
applicant desires to comply with # 7 , this resolution is
extended to that degree also . The waiver of compliance
of such condition by this Board does not relieve the
applicant from obtaining a modification of such condition
from the Planning Board .
A vote on the Motion resulted as follows .
Ayes - Hines , Reuning , King , Austen , Scala .
Nays - None .
The Motion carried unanimously .
Adjournment
Upon motion , this meeting was duly adjourned .
Connie J . Holcomb
Recording Secretary
APPROVED .
Edward A sten , Chairman
Bell ' s Warehouse / Roscoe Woodworking , Inc .
614 Elmira Rd .
Site Plan Approval Modification
Town of Ithaca Project Numter 9102043
Planning Board , May 21 , 1991
ADOPTED RESOLUTION : SEQR
Bell ' s Warehouse / Roscoe Woodworking , Inc .
614 Elmira Rd .
Site Plan Approval Modification
Town of Ithaca Project Number 9102043
Planning Board , May 21 , 1991
Motion by Mr . Robert Kenerson , seconded by Mr . James Baker :
WHEREAS :
1 . This action is the consideration of a Modification of the Site
Plan Approval granted by the Planning Board on August 1 , 1989
with respect to a proposed change in use from storage to light
woodworking and finishing for a portion of Bell ' s Warehouse ,
located at 614 Elmira Road , Town of Ithaca Tax Parcel No . 6 -
33 - 3 - 2 . 8 , Light Industrial District .
® 2 . This is an Unlisted action for which the Town of Ithaca
Planning Board has been legislatively determined to act as
Lead Agency in environmental review for site plan
considerations . The Zoning Board of Appeals has been
legislatively determined to act as Lead Agency in
environmental review for any variances which this action may
be contingent upon .
3 . The Planning Board , at Public Hearing on May 21 , 1991 , has
reviewed the Short Environmental Assessment Form , an
environmental assessment prepared by the Town Planning
Department , comments regarding the proposed action submitted
by the Environmental Review Committee of the Conservation
Advisory Council , a site plan as originally approved by the
Planning Board on August 1 , . 1989 , a drawing generally showing
the condition of the site as it presently exists , and other
application materials for this submission , including a letter
from Mr . Roscoe regarding the use of the building .
4 . The Town Planning Department has recommended that a negative
determination of environmental significance be made for this
action .
Bell ' s Warehouse / Roscoe Woodworking , Inc . - 2 -
614 Elmira Rd .
Site Plan Approval Modification
Town of Ithaca Project Number 9102043
® Planning Board , May 21 , 1991
THEREFORE , IT IS RESOLVED :
That the Planning Board make and hereby does make a negative
determination of environmental significance for this action as
proposed .
Aye - Grigorov , Kenerson , Baker , Langhans , Smith .
Nay - None .
CARRIED UNANIMOUSL` ,
Jon Cz ma ske , Planning Technician
To of aca .
May 22 , 1991 .
Bell ' s Warehouse / Roscoe Woodworking , Inc . - 3 -
614 Elmira Rd .
Site Plan Approval Modification
Town of Ithaca Project Number 9102043
® Planning Board , May 21 , 1991
ADOPTED RESOLUTION : Bell ' s Warehouse / Roscoe Woodworking , Inc .
614 Elmira Rd .
Site Plan Approval Modification
Town of Ithaca Project Number 9102043
Planning Board , May 21 , 1991
Motion by Mrs . Virginia Langhans , seconded by Mr . Robert Kenerson :
WHEREAS :
1 . This action is the consideration of a Modification of the Site
Plan Approval granted by the Planning Board on August 1 , 1989
with respect to a proposed change in use from storage to light
woodworking and finishing for a portion of Bell ' s Warehouse ,
located at 614 Elmira Road , Town of Ithaca Tax Parcel No . 6 -
33 - 3 - 2 . 8 , Light Industrial District .
2 . This is an Unlisted action for which the Planning Board ,
acting as Lead Agency in the environmental review of the
proposed site plan , has on May 21 , 1991 made a negative
determination of environmental significance .
• 3 . The Planning Board , at Public Hearing on May 21 , 1991 , has
reviewed the application submissions , environmental assessment
form , review and comments for this action , and a letter from
Mr . Roscoe regarding the use of the building .
THEREFORE , IT IS RESOLVED :
That the Planning Board grant and hereby does grant Final Site Plan
Approval to the project , with the following conditions :
a . Granting of any required variances by the Zoning Board of
Appeals .
b . Approval by the Building Inspector that the building is
suitable under the New York State Uniform Fire Prevention and
Building Code for the proposed use .
c . Approval of final site landscaping , drainage , sedimentation ,
erosion control , and access plans by the Town Engineer and
Town Planner , and completion of all such items no later than
September 30 , 1991 .
Bell ' s Warehouse / Roscoe Woodworking , Inc . - 4 -
614 Elmira Rd .
Site Plan Approval Modification
Town of Ithaca Project Number 9102043
Planning Board , May 21 , 1991
d . Agreement by the owner to grant easement for water and / or
sewer main installation within the area abutting the " private
drive " , if , upon further determination by the Town Engineer ,
such easement is necessary for proposed area water and sewer
improvements .
e . That this approval is granted solely for the woodworking
operation as presently conducted at the site and for no other
use except storage as originally approved August 1 , 1989 .
f . That the owner and applicant agree to notify and make
appropriate application to the Town of Ithaca if in the future
any other uses are contemplated for the site beyond those
hereby approved .
Aye - Grigorov , Kenerson , Baker , Langhans , Smith .
Nay - None .
CARRIED UNANIMOUSLY .
® V
Jdhn) c.zafna ke , Planning Technician
"T o . d , of It ca .
May 22 , 1991 .
i
HASBROUCK APARTMENTS RENOVATIONS
eject Description
The Hasbrouck Apartments community was built in 1961 . It
contains 246 one - and two - bedroom apartments in 28 - flat - roofed
apartment buildings , parking for 293 cars , and 3 additional buildings
containing community , office , maintenance , and service functions on about
19 acres of land . Most buildings are grouped in quadrangles or large
courtyards , so they are relatively close at corner points to create the
enclosed effect for each grouping , but large open distances separate the
buildings along their lengths and widths . The site is wholly within the
Town of Ithaca , zoned MR - Multiple Residence permitting apartments to a
density of 345 dwelling units on a site of this size .
This renovation project consists of two major parts . The first is
a comprehensive renovation of existing facilities and the second , the
addition of 92 additional units as a third floor to 14 of the existing
buildings . Renovations include roof and window replacement , insulation of
exterior walls , upgrading of the heating systems , revision of the electric
® service , addition . of about 100 parking paces , and improved landscaping to
enhance the community . Construction will be done in two phases so that
the entire community is not vacated at one time .
A top priority for the University and the residents is the roof
replacement . New gabled roofs for all 28 apartment buildings will provide
an improved residential character and appearance to the community and
willkeeping be in kee in with the surrounding neighborhood . Roofs pitched at a
one to one ratio ( standard for traditional residential and academic
construction ) achieved this goal better and were more aesthetically
pleasing than relatively shallow pitches .
It is a long - standing goal of the University to increase its
student housing within walking distance and/ or convenient by bus and
bicycle . To preserve open space and still locate units close to central
campus , the upward expansion of existing housing was considered the best
choice . It is also more economical to add a storey to an existing building
than to build a new one containing the same amount of additional space .
Cornell ' s recent success with adding a storey to Sheldon Court and
Cascadilla Hall confirms the aesthetic , environmental and economic
soundness of this strategy for the campus . The economies of adding 92
units and a storey to 14 of the 28 buildings are crucial to making the
renovation and rehabilitation of all existing 246 dwelling units feasible for
Cornell and affordable for the students .
The project needs three area variances :
( 1 ) distance between structures variance for 20 of 34 locations ,
requiring deviations ranging from as little as one foot in two instances , to
as much as 20 feet in one instance . The average variance , as well as the
mean variance , however , is 9 feet .
(2) height variances of 6 feet for 14 of the 28 buildings , none of
which faces the public street and all of which are at least 700 feet from
any private residence on Warren Road .
( 3 ) parking variance for a reduction by 60 spaces , to reflect
actual experience for the numbers of cars owned by residents .
1. Variance from Article VI Section 28 Snace Between
R n i 1 d i n g s : The distance between any two structures shall be no
less than the height of the two buildings when averaged
together , or twenty feet , whichever is greater .
• Building heights , with the new roofs , become 26' for the two -
storey and 36 ' for the three storey buildings , thus requiring a minimum of
26' and a maximum of 36 ' between buildings . The structures , built in
1961 , are located from 25 ' to 35 ' from each other at the points where the
courtyard effect is created by their right angle placement. . . However , when
measured at the parallel faces of the buildings , whether across a courtyard
or between the buildings forming two back - to - back courtyards , the
separation distance are more than adequate . Village of Cayuga Heights
Fire Chief Francis Miller reviewed the site plan , building separations , and
heights and expressed the opinion that the building separation distances
created no problem , with or without the additional storey , because it
would not be necessary to get fire vehicles into the quadrangles .
Thus the literal application of the building separation
requirement creates a practical difficulty when applied to this quadrangle
design . The buildings already exist . The quadrangle design is a desirable
one for a project of this character and the increased heights of some of the
buildings will not adversely affect the safety , health or welfare of the
residents as the buildings are actually well separated for light , air , play ,
and general ambience when measured at any points but the corners where
the quadrangle effect is achieved by their closeness .
2
2, Request for variance from Article VI Section 28 . 5 . Height :
All structures shall conform in height with other structures in
the vicinity , provided however , that no building shall exceed
thirty - four feet in height from the lowest interior grade nor
thirty feet in height from lowest exterior grade and further
provided that no structure other than a building shall exceed
thirty ( 30 ) feet in height .
The project would require a height variance of 6 feet measured
at exterior grade for 14 of the buildings . None faces the public road .
When the Feasibility Study and Conceptual Design Report
( dated September 20 , 1989 ) was issued for this project, the height
requirement then in effect ( Article VI , Section 28 . 5 . Height) stated :
All structures shall conform in height with the other
structures in the vicinity ; provided however , that no
structure shall exceed 2 stories on the road side .
® Thus before the amendment changing the height requirement, the project
was planned, analyzed , and chosen based on the assumption that a third
storey addition for half of the buildings could be built . The height was in
close conformity with the height of the Townhouse student housing .
The amendment to the height requirement , after design and
financial commitment were so far along , creates both practical difficulties
and financial hardship for Cornell . The construction of the additional units
and storey in half of the apartment buildings is necessary not only to make
the project financially feasible and rentable at reasonable rates for student
families , but also to increase student housing on University land close to
the central campus without consuming significantly more open space .
Even after the amendment in the height requirement , Cornell
was not discouraged by the various Town administrators who reviewed
the project preliminarily , from proceeding to final design with the third
storey and 1 to 1 roof pitch , because the increased height and slope serve
the project so well aesthetically and conform with other heights and slopes
in the vicinity . The nearest significantly lower buildings (Pleasant Grove
apartments ) are University owned and scheduled to be removed in the
next few years . Any privately owned houses of one or two stories that
eft 003
3
could be impacted by the increased height are located a minimum of 700
• feet away . Taking into consideration existing trees , their growth rates , the
long distance as well as the drop in elevation from such privately owned
houses to the project, and vegetation surrounding such houses themselves ,
it is it for the views from such houses to be affected to any
significant degree .
3 . Request for variance from Article VI . Section 29 . 1 . Parkin :
One garage or lot parking space shall be provided for each
" Dwelling Unit " , plus one additional space for every 3 dwelling
units .
Once the project is expanded by the 92 new units , it would
require 450 parking spaces under the Town ' s parking requirement . ( 338
dwelling units x 1 . 33 = 450 ) Our experience and records of parking needs
in family housing indicate that 450 spaces are significantly more than
would ever be needed .
The University requires permits for all campus parking spaces
ro riate permit for given space are ticketed .
n vehicles without the p g P
and appropriate
Parking at Hasbrouck is and will continue to be limited to residents of
Hasbrouck, plus the small number of staff serving the project whose offices
are located there . The University also keeps excellent records of the
numbers of permits issued , the parking spaces available and their
utilization , and the percentage of students of all types who even have
vehicles .
Analysis of these records indicates that at Hasbrouck, only 62 %
of residents have vehicles . The ratio of spaces to dwelling units at
Hasbrouck is currently 293 /246 = 1 . 19 spaces per dwelling unit, far more
than are actually used . At Pleasant Grove apartments , the most similar
housing by type of residents , only 59 % of the residents currently have
vehicles . There is one space for every dwelling unit at Pleasant Grove
apartments . At Maplewood Park , which is not very similar because of the
high proportion of single graduate students , still only 65 % of the residents
have vehicles , although 1 . 42 spaces are provided for every dwelling unit.
Based on such a history of parking need at family and graduate
housing , Cornell proposes that only 390 spaces be provided , for a ratio of
1 . 15 spaces per dwelling unit after the additional units are constructed .
4
To require the full number of spaces required by the Zoning
Ordinance would create the unnecessary hardship of diminishing open ,
unpaved space . There are practical difficulties with providing the full
complement of space because it would mean taking areas close to the
buildings that are more desirable for supervising play of small children ,
adult recreation and landscaping .
The site plan currently shows the requisite number of spaces .
If the variance is granted, parking will be redesigned in consultation with
Town planning staff.
too
5
W�110i,
Cornell University
lk
Architectural Services 607 . 255 . 7105 Telex WU16713054
126 Humphreys Service Building • Ithaca, New York 14853 .3501 Telefax 607 . 254 . 4567
19 March 1991
1.1b
HASBROUCK APARTMENTS RENOVATIONS
3.14.91 Review of Proposed Sit Plan with Village of Cayuga Heights Fire Chief Francis L. Miller
- Notes by Albert L. Wright
Chief Miller attended a Site Plan review meeting at the Architectural Services office with Project
Manager Wright and Coordinator Paul Sarkowash on Thursday, 14 March 1991 .
Wright briefly described the project, using the Proposed Site Plan, as the addition of 92 living units
to the 246 existing for a new total of 338 living units. The new units are to be done as a third floor
addition to half, 14 of 28, of the existing apartment buildings. The units to receive the third floor
® are indicated with the dark gray color on the Site Plan. All buildings will receive a new gable roof.
The buildings that remain as two stories will have a roof structure of wood construction on top of the
existing concrete roof slab . The roof construction for the buildings with a new third floor is to be light
gauge metal construction. These construction materials are in accordance with NYSUFP&BC, and
the buildings will be sprinklered in accordance with the Town sprinklering law. Wright pointed out
that the project will likely need a Zoning Variance for building height of the three story buildings
and for the space between buildings as the plan is unable to provide the minimum twenty feet in some
areas .
Wright asked Chief Miller if he had any concerns from a fire fighting point of view. He replied
that he did not. Fighting a fire on a third floor would not be a problem and he was not concerned
with the space between buildings because there was no reason to get a truck into the 'quads' . He was
pleased to hear that the buildings would be sprinklered and noted that the masonry and concrete
construction provided an extra measure of fire safety; in fact he knew of only one significant fire
having occurred at Hasbrouck and it had been contained within one unit. Chief Miller said that fire
fighting access is, and looks as if it will remain, very good. He also commented that there is ample
water supply at a Bolton Point hydrant at Triphammer and Jessup Road .
Wright thanked the Chief for being able to meet before the 19 March Public Hearing before the
Town Planning Board and for his time and comments.
Please express any concerns /comments on these note to Albert Wright at Architectural Services.
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Staff Recommendation
State Environmental Quality Review
Determination of Significance
Action : Consideration of Site Plan Approval for the proposed
expansion and renovation of Hasbrouck Apartments ,
Cornell University , located on Said expansion is
proposed to consist of the addition of 92 living units
to the site by the addition of a third floor to
existing buildings 159 new parking spaces , and
landscape improvements . Cornell University , Owner .
Location : Pleasant Grove Road , Town of Ithaca Tax Parcels No . 6 -
67 - 1 - 2 . 1 and 6 - 68 - 1 - 10 . 1
Lead Agency : Town of Ithaca Planning Board for Site Plan
Approval
Town of Ithaca Zoning Board of Appeals for
required variances
Staff Recommendation : Based on review of the project as
proposed , including the information supplied in Part I of the
Long Environmental Assessment Form , proposed site plans and other
application submissions , and completion of Part II of the Long
Environmental Assessment Form ( attached ) , a negative determination
of environmental significance is recommended for the above
referenced action . Given the proposed design of the project , its
location and the character of surrounding land uses , the existing
developed character of the site , and the proposed uses and
activities associated with the project , no significant adverse
environmental impacts have been identified .
Date : March 14 , 1991
Reviewer : George R . Frantz , Acting Town Planner
I ��
FHM
TOWN OF ITHACA
Date�N .
TOWN OF ITHACA
ZONING BOARD OF APPEALS C
MAY 8 , 1991
THE FOLLOWING MATTERS WERE HEARD ON MAY 8 , 1991 BY THE BOARD :
APPEAL OF MERTON J . WALLENBECK , APPELLANT , REQUESTING VARIANCE
OF THE REQUIREMENTS OF ARTICLE V , SECTION 20 , OF THE TOWN OF
ITHACA ZONING ORDINANCE , TO PERMIT THE CONSTRUCTION OF A
GARAGE /ACCESSORY BUILDING 18 FEET IN HEIGHT , PROPOSED TO BE
LOCATED AT 3 MAX ' S DRIVE , ON A PORTION OF RECENTLY SUBDIVIDED
TOWN OF ITHACA TAX PARCEL NO . 6 - 28 - 1 - 3 . 72 , RESIDENCE DISTRICT
R- 30 . SAID ORDINANCE LIMITS THE HEIGHT OF GARAGES AND
ACCESSORY BUILDINGS TO 15 FEET .
GRANTED WITH CONDITIONS
APPEAL OF HUNNA JOHNS , OWNER / APPELLANT , CHARLES JOHNS , AGENT ,
REQUESTING AUTHORIZATION BY THE BOARD OF APPEALS UNDER ARTICLE
XII , SECTION 54 , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO
PERMIT THE CONSTRUCTION OF A DETACHED SINGLE — FAMILY RESIDENCE
ON A PARCEL OF LAND CONTAINING A NON— CONFORMING FIVE — DWELLING—
UNIT APARTMENT BUILDING , LOCATED AT 138 HONNESS LANE , TOWN OF
ITHACA TAX PARCEL NO . 6 - 60 - 1 - 17 , RESIDENCE DISTRICT R- 15 .
SAID ORDINANCE PERMITS ONLY ONE RESIDENTIAL BUILDING
CONTAINING NO MORE THAN TWO DWELLING UNITS ON A SINGLE PARCEL
® OF LAND IN AN R- 15 RESIDENTIAL ZONE .
WITHDRAWN
APPEAL OF LINNA DOLPH , APPELLANT , REQUESTING MODIFICATION OF
A USE ' VARIANCE OF THE REQUIREMENTS OF ARTICLE V , SECTIONS 18
AND 19 , OF THE TOWN OF ITHACA ZONING ORDINANCE , GRANTED AUGUST
15 , 1990 AND PERMITTING THE KEEPING OF HORSES
FOR HIRE AT 1457 TRUMANSBURG ROAD , TOWN OF ITHACA TAX PARCEL
NO . 6 - 23 - 1 - 27 , RESIDENCE DISTRICT R- 30 . THE MODIFICATION
REQUESTED IS THE CONSTRUCTION OF A 60 — FOOT BY 124 — FOOT INDOOR
RIDING ARENA WITH A PROPOSED BUILDING HEIGHT OF 25 , PLUS OR
MINUS , FEET . APPELLANT IS ALSO REQUESTING VARIANCE OF THE
REQUIREMENTS OF ARTICLE V , SECTION 20 , OF SAID ORDINANCE
WHEREBY THE HEIGHT OF ACCESSORY BUILDINGS IS RESTRICTED TO 15
FEET .
APPROVED AND GRANTED WITH
ONE CONDITION