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.
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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
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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
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