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HomeMy WebLinkAboutZBA Minutes 1999-01-13 . TOWN OF ITHACA TOWN OF ITHACA ZONING BOARD OF APPEALS Dom�� • WEDNESDAY , IANUARY 13 , 1999 lerk�� iL1 c'A 7 : 00 P . M . APPEAL of Ithaca College , Appellant, Mark Darling, Agent, requesting a variance from the requirement of the Town of Ithaca Local Law #7 , 1988 - " Requiring Sprinkler Systems to be Installed in Buildings , " to be allowed to construct a 6 ,000 ± square foot pole barn building without a sprinkler system , on the Ithaca College Campus , approximately 750 feet southeast of the intersection of Coddington Road and Danby Road , Town of Ithaca Tax Parcel No . 41 - 1 - 1 1 , Residence District R- 15 . Said building is to be used for a new compost facility. APPEAL GRANTED FLW F TOWN OF ITHACA ZONING BOARD OF APPEALS q • WEDNESDAY , JANUARY 13 , 1999 7 : 00 P . M . PRESENT : Chairperson David Stotz , Harry Ellsworth , Ronald Krantz , James Niefer , Kirk Sigel , Andrew Frost (Director of Building/Zoning) , John Barney (Attorney for the Town) . OTHERS : Mark Darling, Ithaca College ; Lew Durland , Sear Brown Group ; Charles House , 1 132 East Shore Drive . Chairman Stotz called the meeting to order at 7 :07 p . m . , stating that all posting, publication , and notification of the public hearings had been completed and were in the same order: The first appeal to be heard be the board was as follows : APPEAL of Ithaca College , Appellant, Mark Darling, Agent, requesting a variance from the requirements of Town of Ithaca Local Law #7 , 1988 - " Requiring Sprinkler Systems to be Installed in Buildings , " to be allowed to construct a 6 , 000 ± square foot pole barn building without a sprinkler system , on the Ithaca College Campus , approximately 750 feet southeast of the intersection of Coddington Road and Danby Road , Town of Ithaca Tax Parcel No , 41 - 1 - 1 1 , Residence District R- 15 . Said building is to be used for a new compost facility . Mark Darling, Ithaca College , stated they are requesting the variance because it will be expensive for them to •install a sprinkler system in an unheated space . The Assistant Fire Chief sent a letter saying the fire department does not feel there is a need for a sprinkler system within the compost facility . Andrew Frost, Director of Building/Zoning, stated when this project was before the board for special approval they did not discuss the requirements of a sprinkler system . He assumed the applicant was aware they needed to install a sprinkler system . It was after the last meeting that they realized one was needed . Mr. Frost received a letter from the Fire Department providing the opinion that they are not against the variance being granted . They would like a fire hydrant within close proximity of the building, accessibility for fire apparatus , and that the building not be converted to another use at a later date . Chairman Stotz asked if it was the applicant's intent to comply with the three conditions . Mr. Darling responded it is their intent to comply with the conditions . The site is accessible for fire apparatus . They will need to put in an adequate fire hydrant within 300 feet of the building , Chairman Stotz asked if it was their intent to go over their plans with the Ithaca Fire Department. Mr. Darling stated they have gone over the plans with the Fire Department, Chairman Stotz asked if composting generated a considerable amount of heat. Mr . Darling stated that it does , but not in the access of more than 140 degrees . They use wood chips as a • bulking agent that has a kindling temperature of 400 degrees . It is also an aerated static pile system with a temperature control in each pile . They want the piles to maintain a temperature of 120 to 150 degrees . There is a ZONING BOARD OF APPEALS 2 JANUARY 13 , 1999 APPROVED - APPROVED - APPROVED - MARCH 29, 1999 - APPROVED - APPROVED - APPROVED temperature probe installed that is attached to a control that is attached to the fans . The fans are attached to hoses hat blow air through the piles . If the temperature rises above what we are looking at as the optimum temperature , the fans automatically come on to cool the pile . There have been no cases of fires in systems similar to theirs when they are indoors protected from the elements and managed properly. Attorney Barney asked if the system is depended on fans coming on and there is a power outage , what would happen if the piles met the optimum maximum temperature . Mr . Darling replied that it did not change things . They have found through experience that the fans speed up the decomposition process , but do not affect the temperature as much . The temperature does not rise to flammable levels . He did research with the Cornell Waste Management Institute and the only composting fires that have been reported are outside , unmanaged , unturned , windrow systems . Saudi Arabia was the last reported fire . That was a combination of yard waste , food waste , and other chemical waste . The origin of the fire was not clear . Chairman Stotz asked if there will be smoke detectors . Mr. Darling responded it would be difficult in the building because there is so much dust and steam . They are looking at heat detectors with a very high limit. A smoke detector in the compost facility would give them a lot of false readings . The area is also well ventilated . Chairman Stotz asked if there were windrows and if they are turned periodically • Mr. Darling stated the compost is put into a pile and they put air through the piles . Chairman Stotz asked where the decomposition occurs within the pile . Mr. Darling stated it starts from the outside and works in . Having the air hose in the pile it creates a chimney affect . There is more oxygen at the outside of the pile and it heats up . As the nutrients are consumed by the microbes inside it starts to cool . It cools towards the center . Chairman Stotz asked if the piles generate a lot of odor. Mr . Darling stated no . Once the piles are in place they are covered with extra wood chips . They give off a silage odor . Mr . Frost asked if there is the smoke detection would be tied into campus security. Mr . Darling replied the heat detectors would be hook- up to campus security. They will install smoke detectors within the office area . Chairman Stotz asked what people will be doing in the workroom . Mr. Darling stated they want to have a space to take samples throughout the process out of the piles and take • moisture content testing and other tests of that nature . They would occasionally bring tour groups through . There will be a chance for research to take place . ZONING BOARD OF APPEALS 3 JANUARY 13 , 1999 APPROVED - APPROVED - APPROVED - MARCH 29, 1999 - APPROVED - APPROVED - APPROVED Chairman Stotz asked if large numbers of people or classes will be in the building. Mr. Darling stated there will not be classes in the building. Attorney Barney asked what the problem was with installing sprinklers in the heated area . Mr. Darling stated it would require a larger water main closer to the building to be installed . They are planning on installing a one inch supply line to supply laboratory, bathroom , and kitchen sink facilities . Chairman Stotz stated a dry system was mentioned . Mr. Darling stated that it would be in the unheated space . Mr. Krantz asked how long the new drive way is . Mr. Darling stated it is about 200-300 feet. Attorney Barney asked what the cost would be to use a traditional water system for the heated area . Lew Durland , Sear Brown Group , stated to install a traditional lead pipe system in the heated area it would cost about half of doing the entire building. It would cost $62 , 000 to install sprinklers in the entire system . • Attorney Barney asked what size main would be required to do the heated portion of the building. Mr . Durland responded that it would require a three inch water main . Attorney Barney asked what the cost difference is between a 3 and I inch water main . Mr. Durland replied it would be $ 15 , 000 to $20 , 000 because they will also need to install sprinklers . Mr. Ellsworth asked how much square feet is in the heated area . Mr. Frost responded there is 1200 feet . Mr. Durland stated they would need 8- 10 sprinkler heads in the heated area . It is not just 1200 square feet of open space . There are separate rooms and there needs to be at least one head in each room . Mr. Niefer asked if the exterior of the heated area was masonry construction . Mr. Durland answered the exterior walls would be the same construction as the rest of the building. Mr . Niefer asked if the windows able to be open . • Mr . Darling stated they are sealed to keep the dust out. ZONING BOARD OF APPEALS 4 JANUARY 13 , 1999 APPROVED - APPROVED - APPROVED - MARCH 19, 1999 - APPROVED - APPROVED - APPROVED • Chairman Stotz asked if the window in the work area are open . Mr. Darling stated they would be open . Chairman Stotz asked how many people will be working in the heated area . Mr . Darling responded one to three people at the most. Chairman Stotz opened the public hearing at 7 :24 p . m . and asked if any members of the public wished to speak . With no person present to be heard , Chairman Stotz closed the public hearing at 7 : 25 p . m . ENVIRONMENTAL ASSESSMENT : MOTION made by Harry Ellsworth , seconded by Ronald Krantz . RESOLVED , that this board make a negative determination of environmental significance in the matter of Ithaca College requesting a variance from the requirements of Town of Ithaca Local Law #7 , 1988 - " Requiring Sprinkler Systems to be Installed in Buildings , " to be allowed to construct a 6 , 000 ± square foot pole barn building without a sprinkler system , on the Ithaca College Campus , approximately 750 feet southeast of the intersection of Coddington Road and Danby Road , Town of Ithaca Tax Parcel No . 41 - 1 - 1 1 , Residence District R- 15 . •A vote on the motion resulted as follows : AYES : Stotz , Ellsworth , Krantz , Niefer, Sigel . NAYS : None . ABSTENTION : None . The motion carried unanimously. MOTION made by Harry Ellsworth , seconded Kirk Sigel , RESOLVED , that this board grant the appeal of Ithaca College requesting a variance from the requirements of Town of Ithaca Local Law #7 , 1988 - " Requiring Sprinkler Systems to be Installed in Buildings , " to be allowed to construct a 6 , 000 ± square foot pole barn building without a sprinkler system , on the Ithaca College Campus , approximately 750 feet southeast of the intersection of Coddington Road and Danby Road , Town of Ithaca Tax Parcel No . 41 - 1 - 1 11 Residence District R- 15 based upon the following conditions : a . A fire hydrant (s) be installed no more than 300 feet of said building, b . Access to said building must accommodate all fire apparatus , • c , that this building is to be used as a compost facility and not converted to another use at a later date . ZONING BOARD OF APPEALS 5 JANUARY 13 , 1999 APPROVED - APPROVED - APPROVED - MARCH 29, 1999 - APPROVED - APPROVED - APPROVED d . And that this building not be used as instructional space without the installation of a sprinkler system . A vote on the motion resulted as follows : AYES : Stotz , Ellsworth , Krantz , Niefer, Sigel . NAYS : None . ABSTENTION : None . The motion carried unanimously. Amendment to above stated resolution : MOTION made by David Stotz , seconded James Niefer . RESOLVED , that a condition (e) be added to above stated resolution stating that heat detection systems be installed in said building satisfactory to the Town of Ithaca Director of Building/Zoning. A vote on the motion resulted as follows : •AYES : Stotz , Ellsworth , Krantz , Niefer, Sigel . NAYS : None . ABSTENTION : None . The motion carried unanimously . Chairman Stotz adjourned the meeting at 7 : 30 p . m . Uarnnea. es , Minutes Secretary . David Stotz , Chairp s n . • TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS WEDNESDAY, JANUARY 13, 1999 7 : 00 P.M. By direction of the Chairman of the Zoning Board of Appeals NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning Board of Appeals of the Town of Ithaca on Wednesday, January 13 , 1999, in Town Hall, 126 East Seneca Street, (FIRST Floor, REAR Entrance, WEST Side), Ithaca, N. Y. , COMMENCING AT 7 : 00 P.M. , on the following matters : APPEAL of Ithaca College, Appellant, Mark Darling, Agent, requesting a variance from the requirements of Town of Ithaca Local Law #7, 1988 = "Requiring Sprinkler Systems to be Installed in Buildings," to be allowed to construct a 6,000 + square foot pole barn building • without a sprinkler system, on the Ithaca College Campus, approximately 750 feet southeast of the intersection of Coddington Road and Danby Road, Town of Ithaca Tax Parcel No. 41441 , Residence District R45 . Said building is to be used for anew compost facility. Said Zoning Board of Appeals will at said time, 7 :00 p.m. , and said place, hear all persons in support of such matters or objections thereto . Persons may appear by agent or in person. Individuals with visual or hearing impairments or other special needs, as appropriate, will be provided with assistance, as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Andrew S . Frost Director of Building and Zoning 2734783 Dated: January 6, 1999 Published: January 8, 1999 • TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Dani L. Holford, being duly sworn, depose and say that I am the Town of Ithaca Building and Zoning Department Secretary, Tompkins County, New York; that the following notice has been duly posted on the sign board of the Town of Ithaca and that said notice has been duly published in the local newspaper, The Ithaca Journal. Notice of public hearings to be held by the Town of Ithaca Zoning Board of Appeals in Town Hall, 126 East Seneca Street, Ithaca, New York on Wednesdav, January 13, 1999, commencing at 7:00 P.M., as per attached. Location of sign board used for posting: Bulletin board, front entrance of Town Hall. Date of posting: January 6. 1999 Date of publication: January 8, 1999 • 0 J Dani L. Holford, Building and Zoning Department Secretary, Town of Ithaca STATE OF NEW YORK ) SS. : COUNTY OF TOWKINS ) Sworn to and subscribed before me this 8th day of January, 1999. Notary is —� ary J. Saxton Notary Public, State of New York Registration #01SA5044003 Qualified in Tioga Coun�y My Commission Expires _AUL •