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HomeMy WebLinkAboutZBA Minutes 1999-02-08 E:1 TOWN OF ITHACA • ZONING BOARD OF APPEALS WEDNESDAY, FEBRUARY 8, 1999 7 : 00 p. m . APPEAL of Cornell University , Appellant , Randall Lacey, PE , Agent , requesting a special approval under Article V , Section 18 of the Town of Ithaca Zoning Ordinance , to permit the construction of a 400 square foot pump house at the Cornell University Golf Center located at 213-215 Warren Road , Town of Ithaca Tax Parcel No . 68- 1 -9 , Residence District R-30 . APPEAL GRANTED APPEAL of Cornell University , Appellant , Jeremy Moore PE , Agent , requesting a special approval under Article V , Section 18 o fhte Town of Ithaca Zoning Ordinance , to permit the construction of a one story 4 , 000 ± square foot building addition at the Wilson Laboratory located on Dryden Road , Town of Ithaca Tax Parcel No , 63- 1 -8 . 2 , Residence District R-30 . APPEAL GRANTED Dk-� Q TOWN OF ITHACA • ZONING BOARD OF APPEALS WEDNESDAY, FEBRUARY 10, 1999 7 : 00 p. m . PRESENT: David Stotz, Chairperson ; Harry Ellsworth , Board Member; Ronald Krantz, Board Member; James Niefer , Board Member; Kirk Sigel , Board Member; Andrew Frost , Director of Building/Zoning ; John Barney, Attorney for the Town (7 : 10 p. m . ) ; George Frantz, Assistant Town Planner, OTHERS : Randy Lacey, Cornell University Engineer; Don Bilderback , Cornell University CHESS ; Jeremy Moore , Cornell University CHESS ; John Gutenberger , Cornell University ; Shirley Egan , Cornell University Counsel ; Rick Talbot , HARZA . Chairman Stotz called the meeting to order at 7 : 03 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 by the board was as follows : APPEAL of Cornell University, Appellant , Randall Lacey, PE , Agent , requesting a special approval under Article V , Section 18 of Town of Ithaca Zoning Ordinance , to permit the construction of a 400 square foot pump house at the Cornell University Golf Center located at 213=215 Warren Road , .Town of Ithaca Tax Parcel No . 68- 1 - 9 , Residence District R-30 , Randy Lacey, Cornell University Engineer, stated the location of the proposed pump house about 500 feet from Warren Road . It would be in a grove of trees in an area that is currently a service yard for the golf course . The upgrade is needed for the booster pump use of the course in terms of flow and pressure . The current pump house is a stone building on Warren Road and is too small for the pump needed . The location was picked because it is easier to build a building that will blend in with the woodwork . There is a waterline that comes down Bluegrass Lane that enables the pump to be connected to a line that is on the Bolton Point system . Mr. Ellsworth asked if there are other pumps will be removed . Mr. Lacey stated the pumps on Warren Road will remain . Their main function is to serve the buildings of the course for domestic water. It will not be serving the irrigation system as it does now. The new building is about 20x20 feet . The area has been used for storage of sand , soil , and wood that has been cut on the course. They have different piles of materials and they have been cleaned up . There is not a need for change in grade . The water line would be dug in through though the driveway. The building has had Final Site Plan review. It will be an agricultural building with metal sides and Pole Barn construction . The only door is a set of double doors to get equipment in and out . It is not larger than needed to house the pumps . It is an R- 30 district so special approval is needed . • Mr. Niefer asked if the building will be heated . ZONING BOARD OF APPEALS PAGE 2 FEBRUARY 10 , 1999 APPROVED - APPROVED - APPROVED - MARCH 10, 1999 - APPROVED - APPROVED - APPROVED Mr. Lacey stated it will be heated above freezing . Two electric heaters will be installed . • Mr. Krantz asked if there was only one exit . Mr. Lacey replied there will only be the double door exit . Chairman Stotz asked what the lighting is the Planning Board referred to . Mr . Lacey stated they asked if there would be exterior lighting . Area lighting is not intended . There will be a small service light over the door that will be on a switch on the inside . It was a request that the plans be altered to show the light . Mr. Krantz asked if would be used for maintenance equipment storage . Mr. Lacey stated there is not room for additional equipment . Mr. Ellsworth asked what size water line would be used . Mr. Lacey responded it is an eight inch water line . They confirmed the flows with Bolton Point . Chairman Stotz opened the pubic hearing at 7 : 10 p. m . , and asked if members of the public wished to be heard . With no persons present to be heard , Chairman Stotz closed the public hearing *at 7 : 11 p. m . ENVIRONMENTAL ASSESSMENT: George Frantz, Assistant Town Planner, stated staff recommends a negative determination . MOTION made by Harry Ellsworth, seconded by James Niefer. RESOLVED, that this board makes a negative determination of environmental significance in the matter of Cornell University, requesting a special approval under Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to construct a 400 square foot pump house at Cornell University Golf Center located at 213-215 Warren Road, Town of Ithaca Tax Parcel No. 68= 1 -9, Residence District R-30. A vote on the motion resulted as follows: AYES: Stotz, Ellsworth, Krantz, Niefer, Sigel. NAYS: None. ABSTENTION: None. • The motion carried unanimously. ZONING BOARD OF APPEALS PAGE 3 FEBRUARY 10 , 1999 APPROVED - APPROVED - APPROVED - MARCH 10, 1999 - APPROVED - APPROVED - APPROVED Mr. Krantz asked if they were worried about explosions in the building and being able to get ,out safely. Andy Frost , Director Building/Zoning , stated there is not a code requirement . Mr. Lacey stated the pumps are on the opposite side of the building of the doors . Chairman Stotz asked if the site was accessible by fire apparatus . Mr. Lacey replied that there is an existing hydrant that is active . Fire apparatus would be able to reach the site . Mr. Frost stated this building is not a fire hazard . MOTION made by Harry Ellsworth, seconded by James Niefer. RESOLVED, that this board grant the appeal of Cornell University, requesting a special approval under Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to permit the construction of a 400 square foot pump house at the Cornell University Golf Center located at 213=215 Warren Road, Town of Ithaca Tax Parcel No, 68- 1 -9, Residence District R-30. A vote on the motion resulted as follows: • AYES: Stotz, Ellsworth, Krantz, Niefer, Sigel. NAYS: None. ABSTENTION: None. The motion carried unanimously. The second appeal to be heard by the board was as follows : APPEAL of Cornell University, Appellant , Jeremy Moore , PE , Agent , requesting a special approval under Article V, Section 18 of the Town of Ithaca Zoning Ordinance , to permit the construction of a one story 4 , 000 ± square foot building addition at the Wilson Laboratory located on Dryden Road , Town of Ithaca Tax Parcel No . 63- 1 -8 . 2 , Residence District R-30 . Jeremy Moore , Project Manager, stated G - Line is a small addition to Wilson Laboratory. It is going to be located 150 feet west of Wilson Synchrotron Lab . The addition is going to be a 3 , 000 square foot , single story mostly underground facility. It will have a connecting link to Wilson Laboratory of about 1 , 000 square feet . The facility will connect to the existing underground synchrotron tunnel . This plan incorporates an emergency vehicle access . A temporary construction • bridge will also be constructed . The facility will be used for a high energy x- ray microscopy. ZONING BOARD OF APPEALS PAGE 4 FEBRUARY 10 , 1999 APPROVED - APPROVED - APPROVED - MARCH 10, 1999 - APPROVED - APPROVED - APPROVED Wilson Laboratory and the Synchrotron Tunnel was constructed in 1965 . The tunnel has the circumference of 1 /2 mile . It is about 50 feet below the surface . Wilson Laboratory houses two departments . One being the laboratory for nuclear studies and the other being CHESS , Cornell High Energy Synchrotron Source . The G - Line project is a CHESS sponsored project . Wilson Laboratory houses about 250 full time researchers and support staff. The Laboratory for Nuclear Studies is mainly concerned with the study of the collision of positrons and electrons that circulate around the ring at high speeds . CHESS is a younger research group formed in the late 1970' s . They are a collaborative research group focusing on X- ray research . The ring gives off X- ray radiation . CHESS uses it as an imaging source . They focus the X- ray energy into beam lines . They currently have 6 beam lines operating . They are designated as lines A- F. G - Line is the successor. The beam lines are over allocated . Cornell University shares beam time with visiting researchers . & Line will accommodate one new beam line and 3 new research hutches . The three new stations will allow for more Cornell University dedicated beam time . It will be 80% for Cornell University scientist and 20% for visiting scientist . There are situations now where Cornell University researchers need to go off campus to conduct their research . & Line will provide an upgrade of X- ray optics . This will create higher quality X- ray beams and increase research capability for the facility. Mr. Moore stated the location of the addition was chosen because of existing apparatus in the Synchrotron Ring . They are constrained by the geometry of the ring and beam line . The beam lines come off as a tangent to the ring . There are limited locations as to where the facility could be • located . Two alternative locations were considered . One inside Wilson Laboratory and another further to the east . These options were discounted because of their optics qualities . The optics at the alternate locations are much less than the optics at the west . The cost to construct either would have doubled the cost of the proposed building . There is no office space in the addition . There will be three research stations , G1 , G2A, and G213 . An experiment preparation area , kitchenette , bathroom , laboratory room and mechanical room complete the floor plan . There is reference in the packet to a future second floor. At this time , there are no plans to add a second floor. Mr. Moore stated he has renderings of the site with the building on the site . The schedule for the project has construction being done in a limited time window between May and September. Construction needs to happen while the synchrotron tunnel is shut down because of the radiation . There is an extended shut down period planned for this summer. The shut down only happens once every five to ten years . The project budget is $4 . 5 to $5 million . Half is for the building cost and the other half is for equipment . A grant for $2 . 5 million from the National Science Foundation was recently awarded to CHESS . It will help with the instrumentation of the building . Don Bilderback , Associate Director of CHESS , stated this is a science operations and X- rays are studied . These X- rays are similar to medical X- rays except they are more intense in the laboratory. The X- rays are very useful in exploring the atomic structure of matter. There are examples in the CHESS booklet . The first page describes a study looking at bird ' s legs . Radiographs were taken before and after a female bird laid an egg . This was a study of a professor • who had an idea that the calcium in the shell of the egg may come from nodules located in the leg of ZONING BOARD OF APPEALS PAGE 5 FEBRUARY 10 , 1999 APPROVED - APPROVED - APPROVED - MARCH 10, 1999 - APPROVED - APPROVED - APPROVED the bird . From the blackness of the radiographs , the thickness of the calcium can be measured . It turned out to be the same before and after she laid an egg . The calcium does not come from the nodules in the leg . It needs to be studied because the egg 's shells are getting thinner and it is related to acid rain and environmental qualities . Page four shows Randy Headrick with one of the ultra high vacuum chamber. This is a growth chamber where fine atomically smooth layers can be grown . The real time X- rays can tell if the surfaces are smooth or rough . Another group is interested in studying the nature of spider silk and why it is as strong steel weight for weight . People do not know what the inside atomic structure is like . The X- rays have tools to separate the sections . There is work in protein crystallography where people are trying to determine the 3=dimensional crystal structure of viruses . Earth geology is studied . Scientist study minerals and elements under high pressure between two gem quality diamonds and the gasket . Mr. Bilderback stated they have many people working for them . They have been working for 30 years in a building with many potential hazards , but they have been working very safely . They cover many potential hazards within the lab . Radiation is used , but when it is shut off the execrator it is gone . High voltage , gases , lasers , prioliquids , chemicals , and biohazards . These have been used in a safe way throughout the building . There are two safety committees . The Laboratory of Nuclear Studies Safety Committee and a safety committee for CHESS . There is a written safety manual for the laboratory . Anyone who comes to work at the lab must go through a safety training session . The program is also audited by outside groups . These groups have been pleased with the work that is done . There is an experienced scientific team and safety team . G - Line will be a 20% . addition to our current operation . Mr. Ellsworth asked if the building is shielded . Mr. Bilderback replied the shielding is on the inside . There is heavy concrete shielding the workers from tunnel . There is 2 . 5 feet of concrete filled with iron pellets and iron ore . This is the extra shielding needed . There are lead rooms and the thickness is 5 inches . Keys are needed to get into the area . Attorney Barney asked if the beam could have been tangent to the east . Is it a clockwise flow? Mr. Bilderback responded yes , but it was more expensive . The flow is able to go in either direction . Chairman Stotz asked if the earth acts as a shield from the radiation . Mr. Bilderback stated it does . The earth shields them from cosmic rays . Their radiation badges show the dosage is less for people underground than above ground . Rick Talbot , HARZA, stated he worked with Cornell to develop the site plan . Three goals were developed to help guide the design of the site . The first concern was safety and security. • Secondly, the concern was the protection of the environment , mainly, the Cascadilla Creek located ZONING BOARD OF APPEALS PAGE 6 FEBRUARY 10 , 1999 APPROVED - APPROVED - APPROVED - MARCH 10, 1999 - APPROVED - APPROVED - APPROVED on the south side of the site . It was a concern to retain the vegetation and erosion control . It will be ire-excavated , the building installed and then the fill will be replaced on top of the building . The neighborhood consists of Campus Road which is uphill from the site . It has Wilson Lab to the east and to the west is a vegetative hill . To the South is the Cascadilla Creek and a flood plane area . The Restoration Plan shows how the site will be restored after the development of the building . There is a plan that shows how the site will be managed during construction . Mr. Talbot explained they will have a siltation plan as to how they will handle the run -off during the construction plan . At the top of the hill , the kidney shape area is the steep area of the hill . The building sits in the hill and the grade is almost restored to where it was . The only change is the building facing out of the hill . It gives the scientist at grade egress and fire access . The tunnel is primarily underground . Only a small portion of the tunnel is above ground and that is where it joins the building . Mr. Ellsworth asked how they were excavating . Mr. Talbot stated they were getting at the site from the top and bottom . Mr. Frantz stated they are digging a large hole , building a building , and then putting the fill back. Mr. Talbot stated there will be a temporary bridge across the Cascadilla Creek that will be used to take a good deal of fill away from the site . A small portion can be used to give a natural • curve to the base of the slope . Some will be deposited back onto the building , but the majority will be trucked off site . There were safety concerns about people coming in and out of the building and the safety of a truck on a narrow piece of land . The temporary bridge provides good access from the existing construction area . The process for obtaining permits for the bridge are underway. The bridge will be removed when the construction is complete . The Restoration Plan shows an upper area that will be restored with native white pine , sumac , and a mix of upper native turk species . They are very low maintenance species . The top of the building will not have the trees , but will have the native mix of plant species . The area close to the building will have a lawn and will be mowed on a regular basis . The front of the building will have turf grasses . The T- Shape gray area is a K-turn for fire vehicles . It has been design with the radius provided from the fire department . They are in the process of reviewing the plan . The green area further down the hill is an existing grove of trees . They are the most desirable trees on the site in terms of their horticultural value . This area will be maintained and will help provide a buffer for the building . There is an existing trail that will be improved with wood chips . This trail will provide a place for people to walk . Mr. Talbot stated they talked about safety and security. At this time they have a water supply entering the building . They are discussing with the fire department if there should be a hydrant in the area . One of the goals was to construct a building within the budget . They tried hard to make it a constructable project . • ZONING BOARD OF APPEALS PAGE 7 FEBRUARY 10 , 1999 APPROVED - APPROVED - APPROVED - MARCH 10, 1999 - APPROVED - APPROVED - APPROVED Mr . Talbot explained the site survey revealed a natural . Behind it is a natural depression . -,They are going to pick- up the water draining off the site and channel it into the temporary siltation basin . The area will be restored with a low wetland species mix to restore the native plants . There will be a silt fence to protect the Cascadilla Creek at the downhill edge of the construction . Anything that escapes the ditch will be caught by the silt fence . This way the water will be protected . Chairman Stotz asked what the maximum number of people that will be in the building . Mr. Bilderback responded that there are two new full time people associated with G - Line . Due to the user nature , they will be drawing people from across campus . They could have 5-7 additional people . Chairman Stotz asked if it will be used for an instructional space . Mr. Bilderback stated no . People will work there for research on the Ph . D . project . Mr. Talbot stated there is no parking planned in the K-turn . It is strictly for emergency and service access . Chairman Stotz opened the public hearing at 7 : 54 p. m . , and asked if any members of the public wished to be heard . With no persons present wishing to speak , Chairman Stotz closed the , public hearing at 7 : 55 p . m . ENVIRONMENTAL ASSESSMENT: Mr. Frantz stated the applicants supplied staff with a complete application . They have not identified any significant adverse environmental impacts . The building will almost be invisible from the nearest public road . MOTION made by Kirk Sigel, seconded James Niefer. RESOLVED, that this board makes a negative determination of environmental significance in the matter of Cornell University, requesting a special approval under Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to permit the construction of a one story 4, 000 t square foot building addition at the Wilson laboratory located on Dryden Road, Town of Ithaca Tax Parcel No. 63- 1 -8. 2, Residence District R-30. A vote on the motion resulted as follows: AYES: Stotz, Ellsworth, Krantz, Niefer, Sigel. NAYS: None. 0 ABSTENTION: None. ZONING BOARD OF APPEALS PAGE 8 FEBRUARY 10 , 1999 APPROVED - APPROVED - APPROVED - MARCH 10, 1999 - APPROVED - APPROVED - APPROVED The motion carried unanimously. MOTION made by Ronald Krantz, seconded by James Niefer. RESOLVED, that this board grant the appeal of Cornell University, requesting a special approval under Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to permit the construction of a one story building addition no larger than 4, 000 t square foot at the Wilson laboratory located on Dryden Road, Town of Ithaca Tax Parcel No, 634 -8. 2, Residence District R-30. These findings are being made as required by Section 77, paragraph 7, subparagraphs a -h of the Zoning Ordinance. 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 8 : 01 p . m . M� ri L. oate Mi utes Sec etary. zoq6 David Stotz, hairp rson . 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, February 10, 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: February 3, 1999 Date of publication: February 5, 1999 J, )0�s� X Dani L. Holford, Building and Zoning pepartment Secretary, Town of Ithaca STATE OF NEW YORK ) SS. : COUNTY OF TOMPKINS ) Sworn to and subscribed before me this 5th day of February, 1999. L 14o tary J. Saxton Notary Public, State of New York Registration #01SA5044003 Qualified in Tioga County My Commission Expires • TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS WEDNESDAY. FEBRUARY 10, 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, February 10, 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 Cornell University, Appellant, Randall Lacey, PE, Agent, requesting a special approval under Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to permit the construction of a 400 square foot pump house at the Cornell University Golf Center located at 213 -215 Warren Road, Town of Ithaca Tax Parcel No . 68- 1 -9, Residence District R-30 . APPEAL of Cornell University, Appellant, Jeremy Moore, PE, Agent, requesting a special approval under Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to permit the construction of a one story 4,000 ± square foot building addition at the Wilson Laboratory located on Dryden Road, Town of Ithaca Tax Parcel No . 63 - 1 -8 .2, Residence District R-30, 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 273 - 1783 Dated: February 3 , 1999 Published: February 5 , 1999