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Home My WebLink AboutZBAS-25-1 Packet 170 McGowan RdTown of Ithaca February 18, 2025 ZBAS-25-1 Zoning Board of Appeals Sprinkler Variance Application Status: Active Submitted On: 1/10/2025 Primary Location 170McGowan Woods RdUnit Cornell University Grounds Storage 1 Ithaca, NY 14850 Owner Cornell University Cornell Real Estate Dept 15 Thornwood Dr Ithaca, NY 14850 Applicant DaviesOrinda 607-255-0441 doo4@cornell.edu Cornell University 119 Humphreys Service Building Ithaca, NY 14853 Internal Only-Review Tax Parcel No. 64.-1-2.2 Is Planning Dept. Approval Required? Yes Is Engineering Dept. Approval Required? Yes Is a GML-239 Review Required? Yes Type of Variance Sprinkler Variance Appearance Date for Variance 2/25/25 Variance Code Language ZBAS-25-1 Appeal of Cornell University, Owner of 170 McGowan Woods Rd., Ithaca NY, 14850; Davies Orinda, Applicant/Agent; is seeking relief from Town of Ithaca Code sec�on 225-3 (New buildings required to have sprinkler systems) for a proposal to construct a storage building without a sprinkler system. The property is currently located in the Cornell Precinct 7 Special Land Use District, Tax Parcel No. 64.-1-2.2 Variance Code Section 225-3 Internal Tasks to be Completed Meeting Result (First Appearance) – Materials For GML-239 Were Sent 01/13/2025 ZBAS-25-1 about:srcdoc 1 of 7 2/18/2025, 12:22 PM Public Hearing Notice Was Sent – Neighbor Notification Letters Were Sent 02/14/2025 Date Sign Was Picked-up 02/12/2025 Material Packets Sent to ZBA Members 02/14/2025 Applicant's Information Applicant is* Property Owner Is the primary point of contact for application different than the applicant?* No Description Brief Description of Variance Request* Cornell University is proposing to construct a new pole barn style storage building for the Grounds Department at their location at McGowan Woods Road. The proposed pole barn storage will include: 1. Approximately 4,800 SF enclosed single-story structure with an open layout and metal panel siding. The space will be served by two, 10’ wide overhead doors on both sides of its 40’ width and a total of three, man doors. 2. Approximately 2,400 SF roof covered area with open sides. 3. It will be unconditioned with no heating or cooling equipment in the building. The university is requesting a variance from the Town of Ithaca Zoning Board for sprinkler coverage in the storage building. Sprinkler Variance Criteria Form Examples of Information for Question (1.): - Estimated cost of a sprinkler system for this structure - Cost of the structure or assessed value - Size and shape of structure (architectural drawings) - Presence or absence of water or heating systems in structure 1. Will the strict application of the Sprinkler Chapter of the Town Code create a practical difficulty or unnecessary hardship?* Yes ZBAS-25-1 about:srcdoc 2 of 7 2/18/2025, 12:22 PM Proof: The storage building will be unconditioned; therefore, a wet sprinkler system cannot be installed. A dry sprinkler system would also require that a portion of the building must be heated in the area that contains the dry sprinkler valve. There is no other reason to provide heat in the building which aligns with the University's sustainability goals. Providing heat in the building would significantly add to the complexity of the building and provide an additional possible source of ignition. Examples of Information for Question (2.): - Building use and layout (floor plan) - Site Plan (location of building on property and relation to other structures) - Building construction materials and methods - Occupancy and number of occupants - Forms of alternative mitigation 2. Will the omission of an approved sprinkler system from all or part of the building significantly jeopardize human life?* No Proof: The building is intended for equipment storage, not human occupancy. The open layout, proposed three man doors, two overhead doors and fire extinguishers will provide suficient egress options and safety in case of a fire hazard. The longest travel distance to an exit will be 30', so anyone dropping off or picking up equipment can exit in less than a minute. The lack of heating equipment also substantially reduces the sources of ignition. Affidavit The UNDERSIGNED respectfully submit this application requesting an appearance before the Zoning Board of Appeals. By filing this application, I grant permission for members of The Town of Ithaca Zoning Board of Appeals or Town staff to enter my property for any inspection(s) necessary that are in connection with my application. I acknowledge, that completed applications are scheduled on a first-come first-serve basis and that all documents ideally be submitted forty-five (45) days advance of the proposed meeting date, together with the required application fee. Failure to do so may result in a delay in my hearing. Digital Signature* Davies Orinda Jan 10, 2025 ZBAS-25-1 about:srcdoc 3 of 7 2/18/2025, 12:22 PM PAYMENT INFORMATION After submission, Code Department Administration will review the application and materials provided. After review, and email with instructions for paying the fee online with credit card or E- check will be sent to the applicant. If it is preferred to pay by check, cash or money order: *Mail to Code Enforcement, Town Hall 215 N. Tioga St, Ithaca, NY 14850 *Drop off during business hours to Town Hall M-F 8-4 *Place in locked box next to the door on the Buffalo St side of Town Hall Historical Only Address affiliated with request Attachments Permit Denial for BLD 24-244.pdf Uploaded by Davies Orinda on Jan 10, 2025 at 10:16 AM Cornell Grounds Department Storage Building Site Plan and Proposed Floor Plan.pdf Uploaded by Davies Orinda on Jan 10, 2025 at 2:15 PM REQUIRED SEAF_Cornell Grounds Dept Pole Barn Storage.pdf Uploaded by Davies Orinda on Jan 10, 2025 at 2:13 PM REQUIRED 2025.01.11_Grounds Department Storage Building Sprinkler Variance Application.pdf Uploaded by Davies Orinda on Jan 10, 2025 at 12:53 PM Record Activity Davies Orinda started a draft Record 01/09/2025 at 6:01 pm Davies Orinda added file Permit Denial for BLD 24-244.pdf 01/10/2025 at 10:16 am Determination/Denial Letter Survey and/or Plans Environmental Assessment Form 2025.01.11_Grounds Department Storage Building Sprinkler Variance Application.pdf ZBAS-25-1 about:srcdoc 4 of 7 2/18/2025, 12:22 PM 1 Davies O. Orinda From:Mark Stonier <MStonier@townithacany.gov> Sent:Monday, December 30, 2024 12:47 PM To:Davies O. Orinda Subject:Permit Denial for BLD 24-244 Davies, This permit from Cornell for the proposed new storage barn will remain on hold until a variance is potentially approved by the towns ZBA board. A sprinkler variance will have to applied for and might be approved as our local law dictates that new commercial structures in the town of the size Cornell is proposing must be sprinklered for fire protection. Best, Mark Stonier Electrical Inspector/ Code Enforcement Officer Town of Ithaca 215 North Tioga St. Ithaca, NY 14850 mstonier@townithacany.gov (607)273-1783 ext.116 The information contained in this e-mail message is confidential and intended only for the individual or entity to whom or which it is addressed. If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution, alteration, or copying of this e-mail message is strictly prohibited. If you have received this e- mail in error, please immediately notify the sender by telephone (607-273-1783), or by return e-mail, and delete this e- mail message. Cornell - Grounds Department Pole Barn Storage Building 5 2.0 ILLUSTRATIVE MAP Illustrative Site Map Cornell - Grounds Department Pole Barn Storage Building 6 3.0 PROPOSED PLAN LAYOUT Cornell - Grounds Department Pole Barn Storage Building 1 Ground Department Pole Barn Style Storage Building Sprinkler Variance Application Materials Cornell University Ithaca, NY January 11, 2025 Cornell - Grounds Department Pole Barn Storage Building 2 January 11, 2025 Zoning Board Members, Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 Re: Sprinkler Variance for the Grounds Department Storage Pole Barn Dear Town of Ithaca Zoning Board Members: Cornell University is proposing to construct a new pole barn style storage building for the Grounds Department at their location at McGowan Woods Road. Cornell University is requesting a variance from the Town of Ithaca Zoning Board for sprinkler coverage in the storage building. Enclosed please find zoning board of appeals applications, proposed project narrative and the preliminary drawings for the project. The application fee will be provided separately. Sincerely, Davies Orinda, Project Manager Cornell - Grounds Department Pole Barn Storage Building 3 Contents 1.0 Project Summary .............................................................................................................................. 4 2.0 Illustrarive map ................................................................................................................................ 5 3.0 Proposed Plan Layout ...................................................................................................................... 6 4.0 Sprinkler Variance Criteria Form ...................................................................................................... 7 Cornell - Grounds Department Pole Barn Storage Building 4 1.0 PROJECT SUMMARY Cornell University is proposing to construct a new pole barn style storage building for the Grounds Department at their location at McGowan Woods Road. a. Program needs i. Approximately 40’ x 120’ enclosed metal panel structure on reinforced concrete floor w/10’ overhangs on either end. ii. The storage building will be unconditioned. There will be no heating or cooling equipment in the building. iii. Overhead and man doors at either end of the structure plus an additional man door at mid-point of the length of the structure. iv. 15’ wide aisle for moving equipment. v. Basic electrical for utility lights and a few convenience outlets. vi. Four Fire Extinguishers, one on each wall. vii. No toilet rooms are required; the facility will be within 500’ of the Grounds Department’s office building with toilet room facilities. viii. Storm water mitigation, vehicular and pedestrian site improvements. b. Code Compliance i. Project will fully comply with New York State Codes. ii. Project will fully comply with Town of Ithaca Codes other than sprinkler coverage in the building. Cornell - Grounds Department Pole Barn Storage Building 5 2.0 ILLUSTRATIVE MAP Illustrative Site Map Cornell - Grounds Department Pole Barn Storage Building 6 3.0 PROPOSED PLAN LAYOUT Cornell - Grounds Department Pole Barn Storage Building 7 4.0 SPRINKLER VARIANCE CRITERIA FORM NYS Code does not require a sprinkler system to be installed in an S-1 occupancy, single story storage pole barn with an area that is less than 12,000 SF. The Town of Ithaca has a more restrictive sprinkler system requirements that requires a storage building exceeding 400 SF to have a sprinkler system that complies with NY State code requirements and NFPA standards. NFPA 13 is the standard that regulates sprinkler systems in non-residential buildings. The proposed pole barn storage will include: · Approximately 4,800 SF enclosed single-story structure with an open layout and metal panel siding. The space will be served by two, 10’ wide overhead doors on both sides of its 40’ width and a total of three, man doors. · Approximately 2,400 SF roof covered area with open sides. Town Code requires sprinklers in any storage structure larger than 400 SF. We are requesting a variance to not require sprinklers in the storage pole barn. 1. Will the strict application of the Sprinkler Chapter of the Town Code create a practical difficulty or unnecessary hardship? Yes. The storage building will be unconditioned; therefore, a wet sprinkler system cannot be installed. A dry sprinkler system also requires a portion of the building to be heated in the area that contains the dry sprinkler valve. There is no other reason to provide heat in the building which aligns with sustainability goals. Providing heat in the building would significantly add to the complexity of the building and provide an additional possible source of ignition. 2. Will the omission of an approved sprinkler system from all or part of the building significantly jeopardize human life? No. The building is intended for equipment storage, not human occupancy. The open layout, proposed three man doors, two overhead doors and fire extinguishers will provide sufficient egress options and safety in case of a fire hazard. The longest travel distance to an exit will be 30’ so anyone dropping off or picking up equipment can exit in less than a minute. The lack of heating equipment also substantially reduces the sources of ignition. COMMISSIONER Katherine Borgella DEPUTY COMMISSIONER M. Megan McDonald 121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning Creating and implementing plans that position Tompkins County communities to thrive. January 16, 2025 Lori Kofoid, Administrative Assistant IV Town of Ithaca 215 North Tioga St. Ithaca, NY 14850 Re: Review Pursuant to §239 -l, -m and -n of New York State General Municipal Law Proposed Action: Sprinkler Variance for proposed Cornell Pole Barn located at 170 McGowan Woods Road, Tax Parcel #64.-1-2.2, Cornell University, Owner; David Orinda, Applicant. Dear Ms. Kofoid: This letter acknowledges your referral of the proposed action identified above for review by the Tompkins County Department of Planning and Sustainability pursuant to §239 -l, -m and -n of the New York State General Municipal Law. We have determined the proposed action will have no significant county-wide or inter-community impact. We look forward to receiving notification on the final action taken by your municipality within 30 days of decision, as required by State law. Sincerely, Katherine Borgella, AICP Commissioner of Planning and Sustainability Page 1 of 3 Short Environmental Assessment Form Part 1 - Project Information Instructions for Completing Part 1 – Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information. Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the lead agency; attach additional pages as necessary to supplement any item. Part 1 – Project and Sponsor Information Name of Action or Project: Project Location (describe, and attach a location map): Brief Description of Proposed Action: Name of Applicant or Sponsor: Telephone: E-Mail: Address: City/PO: State: Zip Code: 1.Does the proposed action only involve the legislative adoption of a plan, local law, ordinance, administrative rule, or regulation? If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that may be affected in the municipality and proceed to Part 2. If no, continue to question 2. NO YES 2.Does the proposed action require a permit, approval or funding from any other government Agency? If Yes, list agency(s) name and permit or approval:NO YES 3.a. Total acreage of the site of the proposed action? __________ acres b. Total acreage to be physically disturbed? __________ acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? __________ acres 4.Check all land uses that occur on, are adjoining or near the proposed action: 5. Urban Rural (non-agriculture) Industrial Commercial Residential (suburban) Aquatic Other(Specify):□ Forest Agriculture □ Parkland Page 2 of 3 5.Is the proposed action, a.A permitted use under the zoning regulations? b.Consistent with the adopted comprehensive plan? NO YES N/A 6.Is the proposed action consistent with the predominant character of the existing built or natural landscape?NO YES 7.Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area? If Yes, identify: ________________________________________________________________________________ NO YES 8.a. Will the proposed action result in a substantial increase in traffic above present levels? b.Are public transportation services available at or near the site of the proposed action? c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed action? NO YES 9.Does the proposed action meet or exceed the state energy code requirements? If the proposed action will exceed requirements, describe design features and technologies: _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES 10.Will the proposed action connect to an existing public/private water supply? If No, describe method for providing potable water: _________________________________________ _____________________________________________________________________________________________ NO YES 11.Will the proposed action connect to existing wastewater utilities? If No, describe method for providing wastewater treatment: ______________________________________ _____________________________________________________________________________________________ NO YES 12. a. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district which is listed on the National or State Register of Historic Places, or that has been determined by the Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory? NO YES 13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain wetlands or other waterbodies regulated by a federal, state or local agency? b.Would the proposed action physically alter, or encroach into, any existing wetland or waterbody? If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _____________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES b. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for Page 3 of 3 14.Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply: □Shoreline □ Forest Agricultural/grasslands Early mid-successional Wetland □ Urban Suburban 15.Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or Federal government as threatened or endangered?NO YES 16.Is the project site located in the 100-year flood plan?NO YES 17.Will the proposed action create storm water discharge, either from point or non-point sources? If Yes, a.Will storm water discharges flow to adjacent properties? b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)? If Yes, briefly describe: _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES 18.Does the proposed action include construction or other activities that would result in the impoundment of water or other liquids (e.g., retention pond, waste lagoon, dam)? If Yes, explain the purpose and size of the impoundment:______________________________________________ ____________________________________________________________________________________________ _ NO YES 19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste management facility? If Yes, describe: _______________________________________________________________________________ _____________________________________________________________________________________________ NO YES 20.Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or completed) for hazardous waste? If Yes, describe: _______________________________________________________________________________ _____________________________________________________________________________________________ NO YES I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Date: _____________________ Applicant/sponsor/name: ____________________________________________________ __________________________ Signature: _____________________________________________________Title:__________________________________ EAF Mapper Summary Report Friday, January 10, 2025 1:39 PM Disclaimer: The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies in preparing an environmental assessment form (EAF). Not all questions asked in the EAF are answered by the EAF Mapper. Additional information on any EAF question can be obtained by consulting the EAF Workbooks. Although the EAF Mapper provides the most up-to-date digital data available to DEC, you may also need to contact local or other data sources in order to obtain data not provided by the Mapper. Digital data is not a substitute for agency determinations. Part 1 / Question 7 [Critical Environmental Area] No Part 1 / Question 12a [National or State Register of Historic Places or State Eligible Sites] No Part 1 / Question 12b [Archeological Sites]Yes Part 1 / Question 13a [Wetlands or Other Regulated Waterbodies] No Part 1 / Question 15 [Threatened or Endangered Animal] Yes Part 1 / Question 15 [Threatened or Endangered Animal - Name] Rusty-patched Bumble Bee Part 1 / Question 16 [100 Year Flood Plain]Digital mapping data are not available or are incomplete. Refer to EAF Workbook. Part 1 / Question 20 [Remediation Site]No 1Short Environmental Assessment Form - EAF Mapper Summary Report