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HomeMy WebLinkAbout2008-07-16 - BZA TOWN OF ULYSSES BOARD OF ZONING APPEALS 07/16/08 APPROVED 10/15/08 PRESENT : Chairman George Tselekis, BZA Members Barbara Bristow, Carl Mann, Gerald Van Orden Excused : Andy Glasner Applicants : Jason Demerast, Architectural Technologies Group, Inc Chairman George Tselekis called to order the meeting of the Town of Ulysses BZA. It is Wednesday, July 16, 2008 , 7 : 30pm . They are here to consider an application for an area variance from Ken Thueber for an area variance under Article XIV Section 14. 5 and XVII Section 17. 3 . 1 of the zoning law to construct a new office building. It was denied by the Zoning Officer, the property is at 1610 Trumansburg Road. He asked if the person in attendance was Mr. Thueber. Mr. Demerast introduced himself as the architect for the project. Mr. Tselekis asked Mr. Demerast to present a description of the project. Mr. Demerast stated he had hand outs to distribute, they are somewhat of a duplication however there are rendered views of the front that relate to the elevations submitted. The two elevations sheets in the pack have a few more dimensions to illustrate what they are asking for. He started with the first request which is sheet C 100 in the packets submitted. In the upper level hand corner there is a different shaded area called overflow parking. They do not want to construct this in phase one of the project. The building is almost twice the size of capacity for the number of employees required . Right now there are 25 employees that will relocate to this site. It is being designed for expansion in the future. There are 19 spaces in front, 18 in the southwest corner and 13 in the west of the building. They are over the 25 needed, this is not a walk in type of customers . They would allow for 36 spaces to expand if needed, they would rather not develop now due to not having additional asphalt etc . The stormwater facility has been designed to include this expansion. The second request as illustrated on the location map orienting to where the property is and using C200 and C201 as well as the handouts show additional vertical dimensions. This roof design has a 6/ 12 gable roof, the other pitch has a 8/ 12 gable pitch. His reaction to the 6/ 12 is the aesthetics formal massing does not reach the barn roof look. They may have a silo that they can reuse, they are looking into recycling some siding pending lead abatement. They are really trying to make this building look like a barn to blend into the rural character of the area. It is his opinion the 8/ 12 pitch feels more like a barn. The steepness of the south face is solar south, they are hoping to install solar panels in the future. The silo is a fire stair and in the 6/ 12 it pushed above, the 8/ 12 incorporates this into the height. There is another factor at work, he distributed the latest building section sketch. The first floor has a column with a red steel beam, the floor joist spans between them. There would be great flexibility to this office space if they can clear span the width of this building. In order to clear span, to eliminate bouncy floors, they would have to have joist girders 4-5 feet. He may go back to the 6/ 12 but this is another idea for i requesting the higher elevation. He requested the members review A201 . He is not sure how roof ventilation structures factor into the zoning but he is presuming they do . In the 8/ 12 roof pitch and the structures it would be 50 feet above. The request is for a 50 foot vs. 32 foot height allowance. If they review the zoning and the proposed it bisects the gable line . The average height would be 34 feet. They are not looking for permission to build a third floor but the build the peak. Zoning Board of Appeals 2 07/ 16/2008 Mr. Tselekis asked how big the lot is . Mr. Demerast stated it is just under 17 acres, this is centered in the largest portion of this lot. It is 160-200 feet from the road, Alpine Machine Shop will screen a lot of this building from this road. Mr. Tselekis asked if he knows the height of the building on the site currently. Mr. Demerast stated they measured the siding and it was ten feet, to the eave it would probably be 111 feet then to the peak 20 feet. Mr. Tselekis stated he noted they were drilling today he asked if they were not using the municipal water. Mr. Demerastr stated they were doing geotechnical explorations . They were checking soils to see what they found, they did not find any rock. Mr. Tselekis stated the requirement for parking is one for each employee. Mr. Rachun stated the Design Standard is onerous, Kinney asked for a reduction but Palmer did not thus the size difference in their parking lots . It will probably be addressed at a later date with the zoning but this would require a sizeable parking lot. The planning board and he both feel it would be advantageous to reduce the impermeable surfaces yet maintain the necessary spaces for the businesses in town. Mr. Tselekis stated he would think having the public would be interested to prevent overflow parking off the streets. As far as the aesthetics of the height it is far enough from the road it would not be an issue. He asked if the neighbors had been notified. Ms. Carlisle Peck stated they had been, the Board did received a letter of support from the Town of Ulysses Planning Board. Mr. Tselekis asked if he had any comments . Mr. Rachun stated in the plan tonight he found the 50 feet building acceptable as it matched the silo, the 6/ 12 pitch looks more massive and the 8/ 12 pitch blends well . Ms. Bristow stated she would like to state her appreciation for the green building approach. The rain water gardens, gravel driveways vs. asphalt and solar power. Mr. Tselekis noted the Planning Board requests this Board approve this variance. They favor the notion of the higher roof to keep with the rural character of the surrounding neighborhood: They also favor allowing fewer than the minimal parking spaces stipulated. Mr. Rachun asked how definite the silo is . Mr. Demerast stated Mr. Thueber likes the idea, if they build or move an old one he is not sure. They heard a story the Mennonites moved a block silo in one day, so they started to investigate this process . Mr. Tselekis noted there were no other people in attendance. He asked if there were any comments, none were offered . He asked if a member would like to offer a motion. Mr. Mann made the MOTION, seconded by Ms . Bristow Whereas, there will no undesirable change to the character of the neighborhood, and there is no detriment to nearby property confirmed by non receipt of correspondence received for requested variance, Whereas, the benefits sought by the applicant cannot be achieved by a feasible ri Zoning Board of Appeals 3 07/16/2008 alternative method other than an area variance, and Whereas, the variation may be substantial in comparison to the previous requirements, it is not detrimental, Whereas, the variance requested will not have an adverse impact on the physical and environmental conditions in the neighborhood, Whereas, the alleged difficulty was self-created which consideration shall be relevant to the decision of the Zoning Board of Appeals but shall not necessarily preclude the area variance Be it therefore resolved that the Town of Ulysses Zoning Board of Appeals approve an area variance for parking and height requirements, to Ken Thueber, Architectural Technologies Group, Inc. , 1610 Trumansburg Road, Ithaca, NY, Town of Ulysses, Tax Parcel 33. 5-3. 2 Chairman Tselekis called the vote : Ms. Bristow Aye Mr. Mann Aye Mr. Tselekis Aye Mr. VanOrden Aye The variance was approved unanimously. Mr. Rachun informed the members there would be a Public Hearing for this project on August Stn if they would like to attend. Ms . Carlisle Peck presented the minutes from prior meetings. Due to attendance the only minutes that could be approved were the October 17 , 2007 minutes . Mr. Mann made the MOTION, seconded by Ms . Bristow, ALL IN FAVOR-Minutes Approved. Mr. Mann made the MOTION to adjourn, Mr. VanOrden SECONDED . All in favor. Meeting adjourned. Respectfully submitted, Robin Carlisle Peck Zoning Typist 07/28/08 . E . . . . . .