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HomeMy WebLinkAboutZBA Minutes 1990-04-25 FILED TOWN OF ITHACA Town of Ithaca Dat 1 Zoning Board of Appeals Clerk April 25 , 1990 INS 07 TOWN OF ITHACA ZONING BOARD OF APPEALS APRIL 25 , 1990 PRESENT : Chairman Henry Aron , Joan Reuning , Robert Hines , Edward Austen , Edward King , Town Attorney John Barney , Zoning Enforcement Office/ Building Inspector Andrew Frost . ALSO PRESENT : Philip Cox , Dennis Osika , Bruce Brittain , Douglas Brittain . Chairman Aron welcomed new Zoning Board of Appeals member Robert Hines . The first Appeal before the Board was the following . APPEAL OF CORNELL UNIVERSITY , APPELLANT , ALBERT L . WRIGHT , ARCHITECTURAL SERVICES , AGENT , REQUESTING MODIFICATION OF THE SPECIAL APPROVAL GRANTED FOR MAPLEWOOD RESIDENTIAL COMMUNITY BY THE ZONING BOARD OF APPEALS ON APRIL 19 , 1989 , TO PERMIT THE RETENTION OF AN EXISTING WAREHOUSE BUILDING ON THE SITE THAT WAS ORIGINALLY PROPOSED TO BE REMOVED , AND , TO PERMIT THE CONSTRUCTION OF ONE LAUNDRY/COMMON BUILDING AND ONE PAVILION , WHEREAS TWO NEW LAUNDRY/ COMMON BUILDINGS WERE ORIGINALLY PROPOSED . THE REQUEST IS MADE UNDER ARTICLE III , SECTION , 4 , PARAGRAPH 4 , OF THE TOWN OF ITHACA . ZONING ORDINANCE . MAPLEWOOD RESIDENTIAL COMMUNITY IS ` LOCATED BETWEEN MAPLE AVENUE AND MITCHELL STREET ON TOWN OF ITHACA TAX PARCELS NO . 6 - 63 - 2 - 1 , - 2 , - 3 , - 14 , AND 10 . 2 , RESIDENCE DISTRICT R- 9 . No one appeared before the Board for this Appeal , and Chairman Aron asked for a motion to table the Appeal . Discussion followed by the members regarding the motion with Town Attorney Barney advising the Board . Motion By Joan Reuning ; seconded by Mr . Austen . RESOLVED , that the Appeal requesting modification of the Special Approval , granted for Maplewood Residential Community by the Zoning Board of Appeals on April 19 , 1989 , to permit the retention of an existing warehouse building on the site that was originally proposed to be removed , and , to permit the construction of one laundry/ common building and one pavilion , whereas two new laundry/ common building were originally proposed , be tabled pending receipt of a report from the Town of Ithaca Planning Board . The request is made under Article III , Section 4 , Paragraph 4 , of the Town of ® Town of Ithaca 2 Zoning Board of Appeals April 25 , 1990 Ithaca Zoning Ordinance . Maplewood Residential Community is located between Maple Avenue and Mitchell Street on Town of Ithaca Tax Parcels No . 6 - 63 - 2 - 1 , - 2 , - 31 - 14 , and 10 . 2 , Residence District R- 9 . A vote on the motion was as follows . Ayes - Aron , Reuning , King , Hines , Austen . Nays - None . The Appeal was declared tabled . The second Appeal on the Agenda was the following . APPEAL OF CORNELL UNIVERSITY , APPELLANT , PHILIP L . COX , DIRECTOR , FACILITIES ENGINEERING , AGENT , REQUESTING SPECIAL APPROVAL UNDER ARTICLE V , SECTION 18 , PARAGRAPH 41 OF THE TOWN OF ITHACA ZONING ORDINANCE , FOR THE CONSTRUCTION OF AN " NAIC AIR-SUPPORTED STRUCTURE " PROPOSED TO BE LOCATED IN THE CORNELL ORCHARDS AREA ON TOWN OF ITHACA TAX PARCEL NO , 6- 64 -1-2 , CORNELL ORCHARDS AREA , RESIDENCE DISTRICT R- 30 . SAID STRUCTURE IS TO BE USED FOR THE HOUSING OF RESEARCH ANTENNAE EQUIPMENT . IN ADDITION , APPELLANT IS REQUESTING A VARIANCE FROM ARTICLE V , SECTION 18 , OF SAID ORDINANCE TO PERMIT A MAXIMUM EXTERIOR HEIGHT OF 31 . 5 FEET . Mr . Philip Cox , Agent , appeared before the Board . He said that the structure in question used to be housed at the Airport . It consists of a concrete slab , on -grade ; it consists of an underground electric service and a telephone service . It would be accessed by a gravel drive . There would be adequate parking adjacent to the structure for 2 cars . Mr . Cox stated that it is simply an air supported membrane which is used to house antennae equipment . In the structure the antennae equipment is assembled and tested . The facility is unmanned except for those few hours during which time the equipment would be assembled . Mr . Cox explained that after the equipment is tested , it is then taken and installed in their facility in Puerto Rico , Mr . Cox presented a blown up photo of the area where they are proposing to erect the structure . He also presented photos of the " bubble " structure . Mr . Frost also presented photos to the Board that he had taken of the proposed site . Town of Ithaca 3 Zoning Board of Appeals April 25 , 1990 Mr . Cox stated that the structure will be about 1 , 050 feet from Game Farm Road and approximately 1 , 700 feet back from Route 366 . Mrs . Reuning asked Mr . Cox how tall the structure is . Mr . Cox replied that it is 31 or 31 1/ 2 feet at its uppermost point . Chairman Aron read a letter into the record from Harry Missirian , Acting Commissioner of Planning for Tompkins County , dated March 6 , 1990 and attached hereto as Exhibit # 1 . Chairman Aron read from Part II - a of the Environmental Assessment Form signed by Susan Beeners , Town Planner , dated April 12 , 1990 . The form is attached hereto as Exhibit # 2 . Chairman Aron opened the public hearing . No one appeared to address the Board . Chairman Aron closed the public hearing . Mr . Austen asked what the life expectancy of the building is . • Mr . Cox stated that he believes the usual life expectancy of such a building is 15 years . Environmental Assessment MOTION by Mrs . Joan Reuning ; seconded by Mr . Edward Austen . RESOLVED , that , in the matter of the Appeal of Cornell University requesting Special Approval under Article V , Section 18 , Paragraph 4 , of the Town of Ithaca Zoning Ordinance , for the construction of an " NAIL Air - Supported Structure " proposed to be located in the Cornell Orchards area on Town of Ithaca Tax Parcel No . 6 - 64 - 1 - 2 , Cornell Orchards area , Residence District R- 30 , the Town of Ithaca Zoning Board of Appeals make and hereby does make a negative declaration of environmental significance , and FURTHER RESOLVED , that , should any future development activities on Cornell lands in Southeast Ithaca be considered by the Planning Board or the Zoning Board of Appeals , the finding of no significant environmental impact of this particular project at this time shall not preclude either Board from considering whether the possible impacts of this project , when taken together with the possible environmental impacts of such future projects , create cumulatively significant environmental impacts that may require : Town of Ithaca 4 Zoning Board of Appeals April 25 , 1990 i . additional environmental review ; ii . possible preparation of environmental impact statements , and/ or illmitigation of any impacts that may then be identified . A vote on the motion resulted as follows . Ayes - Reuning , Austen , King , Aron , Hines . Nays - None . The MOTION was carried unanimously . Chairman Aron asked Mr . Cox to elaborate on the life of the building . Mr . Cox stated that he is not sure how long NAIC needs the use of this air - supported structure to test their equipment because most of their activities are based on research grants . He guessed that the life of such a structure is fifteen years . At that time , if it were worn out it would be taken down and replaced . • Chairman Aron asked how many employees there will be at the structure in regard to parking . Mr . Cox replied that it is his belief that there will probably be 2 or 3 persons that will be assembling equipment at any one time . He said that he would not characterize anyone as working there ; they would just go there to assemble and test equipment . Mr . Cox stated that they are making enough parking area for two cars adjacent to the structure but the access to the structure is from Cornell ' s poultry science complex . It is a dead - end driveway , essentially to the bubble . Chairman Aron asked Mr . Cox why they had to go to 31 . 5 feet in height on the bubble . Mr . Cox responded that that is just the nature of the beast ; that is how big it is . They already have the dome - that was what was at the airport - it has been disassembled and will be reassembled at the proposed site . Chairman Aron read into the record the adopted resolution from the Town Planning Board dated April 17 , 1990 , which is attached hereto as Exhibit # 3 . • Town of Ithaca 5 Zoning Board of Appeals April 25 , 1990 MOTION Mr . Edward King ; seconded by Mr . Edward Austen . RESOLVED , that the Town of Ithaca Zoning Board of Appeals make and hereby does make the following findings : 16 there is a need for the proposed use in the proposed location , 2a the existing and probable future character of the neighborhood will not be adversely affected as a result of this particular project ; 3e the location of such a facility in this area is in accordance with the comprehensive plan of development of the Town ; and 4 * the facility is at least one - third of a mile from any public highway , 800 feet from Cascadilla Creek , and that it is in the nature of a University research structure , 5o no one appeared in opposition to the proposal , 6o the proposal is in accordance with Section 77 , subdivision 7 , paragraphs a - f ; 79 there would be substantial expense involved to replace the existing dome , and further RESOLVED , that the Zoning Board of Appeals grant and hereby does grant Special Approval under Article V , Section 18 , subdivision 4 , of the Town ' s Zoning Ordinance , and , that the Board further grant a variance to permit the exterior height of the building to be 31 1/ 2 feet rather than the 30 - foot exterior height limitation that is contained in Section 181 subdivision 16 , of the Town ' s Ordinance . The voting on the Motion was as follows . Ayes - King , Austen , Hines , Reuning , Aron . Nays - None . The motion was carried unanimously . • Town of Ithaca 6 Zoning Board of Appeals April 25 , 1990 The last Appeal on the Agenda was the following . APPEAL OF CORNELL UNIVERSITY , APPELLANT , PHILIP L . COX , DIRECTOR , FACILITIES ENGINEERING , AGENT , REQUESTING SPECIAL APPROVAL UNDER ARTICLE V , SECTION 18 , PARAGRAPH 4 , OF THE TOWN OF ITHACA ZONING ORDINANCE , FOR THE CONSTRUCTION OF A PROPOSED CORNELL UNIVERSITY CENTRAL GROUNDS FACILITY BUILDING , INCLUDING THE ADDITION OF A PARKING LOT FOR 126 VEHICLES , PROPOSED TO BE LOCATED SOUTH OF N . Y . S . RT . 366 , NEAR THE ORCHARDS AREA ON TOWN OF ITHACA TAX PARCELS NO . 6 - 64 - 1 - 1 AND 6 - 64 - 1- 2 , RESIDENCE DISTRICT R- 30 . Mr . Dennis Osika , Superintendent of Grounds for Cornell University appeared before the Board . He explained the proposal and presented a schematic site plan for the new grounds facility to the Board for review . Mr . Osika stated that they are operating out of a very cramped location and they need an area with a little more acreage so that they will have room for their construction material and • equipment such as crushed stone , top soil , sand , mulch and things which are used on campus for street maintenance . Mr . Osika referred to the photograph that Mr . Cox had presented to the Board which depicted where the new facility would be located . He said that the proposed area is approximately a 12 acre site and they propose to develop it in two phases . The initial phase , which they would like to begin this summer and possibly complete by the end of this calendar year , consists of erecting a 13 , 000 square foot pre - fabricated steel slab - on - grade structure , which consists of approximately a 91000 square foot shop facility which would be 27 feet high and a 4 , 000 square foot administrative office area attached to the shop . The area would be ideally completed by the end of the calendar year with the landscaping and the completion of the site the following spring . Mr . Osika stated that they propose to provide employee parking . His department consists of approximately 42 people and they do hire an additional 20 - 24 persons during the summer season , primarily college students . Chairman Aron stated to Mr . Osika that their proposed plan is asking for 126 parking spaces . Mr . Osika said that the parking plan includes growth for the future because his department will use this facility for at least forty years and in constructing it , they have to allow for gradual growth . Town of Ithaca 7 Zoning Board of Appeals April 25 , 1990 Mr . Osika explained that the addition to the structure includes an employee area and also an equipment storage area which will be fenced in . He pointed to an area on the map and stated that in that area they plan to put a shade house in order to temporarily store plant material , such as trees , shrubs and farming material which is used in their work on a daily basis . Eventually , they would like to establish a small nursery and gradually expand the nursery for a storage facility for their bulk supplies which include everything from crushed stone , mulch , top soil , sand and other construction materials to include granite curbing and some manholes , etc . Mr . Osika said that currently many of their materials are being stored in the Orchards area but they would like to move them all to the site to make this a centralized facility rather than having a lot of small areas that are scattered around the campus . Mr . Osika said that the building would be similar to the Town ' s facility except that the building would be 2 , 000 square feet larger and it would be two stories on one end but the 4 , 000 square foot administrative area would be one . The location is in an area where they currently have an automotive shop within a few thousand feet of the facility they intend to use . In addition they have a salt storage facility and other bulk materials stored in the old Orchards area currently , so they are already using this site but the main facility is not there . Chairman Aron , in regard to the 126 car parking area , asked Mr . Osika where the incoming and outgoing traffic is . Mr . Osika responded that you can enter at the intersection at Caldwell Road and it would come down onto the service road to the Orchards . Mr . Frost interjected that it has been determined that the name of that roadway will be Palm Road . Mr . Osika stated that most of the employees would be coming in at 6 : 30 in the morning and leaving at 3 : 30 in the afternoon off Route 366 at Caldwell Road . Mr . Austen said that he is more concerned with the equipment that will be driving in that area than he is with the cars . Mr . Osika stated that they plan to cross onto Caldwell Road and go through the " B Lot " to get to the rest of the campus and to stay off the high speed roads as much as possible . Chairman Aron asked how they could go through the " B Lot " when it is full of cars . Town of Ithaca 8 Zoning Board of Appeals April 25 , 1990 Mr . Osika explained that there is a driving lane which runs north and south past the Vet School . Mr . Cox stated that actually it is a road . In recent years they have constructed the portion that had previously been missing between Judd Falls Road and Caldwell Road so there is a roadway entirely along the corridor now on campus . Chairman Aron opened the public hearing . Mr . Douglas Brittain , 135 Warren Road , Forest Home , stated that his concern is that there has been some work in the past with trying to come up with some roads in the Ithaca area , called the East Ithaca Connector or East Ithaca Circulation Improvements or whatever . One thing that Cornell has suggested in the past as a place for the road to go would be through the Orchards area . Mr . Brittain referred to the large map on the wall and pointed out the area he is referring to . He said it has not been decided yet where any road will go , but from what has been said at the meeting tonight it looks like this project would not interfere with a roadway if it were decided that one would go through that area . Mr . Bruce Brittain , 135 Warren Road , Forest Home , addressed the Board . He stated that his concern is the size of the proposed parking . It seems to him that it is about double the size of Cornell ' s current need . Mr . Osika stated that the full time employees , counting himself are 42 , but there are an additional 24 in seasonal help . He said that the 120 includes vehicle storage parking which is for trucks , tractors and things like that as well as visitor parking . The employee parking area is 80 spaces . Mr . Brittain asked what measures will be taken to ensure that general " B Lot " parking does not overflow into that area . Mr . Osika responded that he would have to refer that question to their Transportation Director but this lot is being built specifically for use by his department with their departmental funds . It is not going to be labeled for anything other than employee parking in that area ; it will not be opened up for faculty or students . Mr . Austen asked Mr . Osika if this facility is going to have • room for storage of their tractors , etc . Town of Ithaca 9 Zoning Board of Appeals April 25 , 1990 Mr . Osika stated that the building will allow them to store a lot of their vehicles in winter under shelter . However , during the summer most of those vehicles will be parked outside , adjacent to the building . They do not have enough room to store everything under cover . He said they do have potential for an equipment storage shed which would be a non -heated , pole -barn type structure to keep things dry . Mr . Austen asked Mr . Osika if that would move almost all the equipment out from in front of the heating plant . Mr . Osika responded that they would take everything out entirely . He said that area is almost ridiculous for a public works department to work out of that congested space . Chairman Aron read from Part IIa/ III of the Environmental Review which was signed by Susan Beeners on April 12 , 1990 , attached hereto as Exhibit # 4 . Chairman Aron . read from the adopted resolution of the Planning Board on April 17 , 1990 , which is attached hereto as Exhibit # 5 . Mr . Osika stated that he can only speak for his department based upon the rate of growth in the past and their projected rate of growth and they believe that this facility should hold them for at least thirty to forty years or longer . The site is adequately large . Chairman Aron asked Mr . Osika if what he is saying is that no matter what happens they will not go beyond that proposed parking lot . Mr . Osika stated that he does not anticipate it unless there is a change in the building " here " which could happen because those facilities are old . Chairman Aron said that to take them down , is only a draw of the pen . He said that his question to Mr . Osika is " will that be the end of it within the foreseeable future ? " Mr . Osika answered , yes , it will . Mr . Austen stated that he believes that at one time the Town asked for a proposed development of this whole area of the Orchards . • Mr . Cox stated that this very room on April 3rd , 1990 , was where the plan for the Southeast Precinct , as Cornell has chosen to call this area of the campus , was presented to the Town Town of Ithaca 10 Zoning Board of Appeals April 25 , 1990 Planning Board ; some members of the Town Board and , he thought , there was at least one other Board and he had hoped that this Board had been invited to that presentation . At that meeting , Cornell ' s Planning Department did present their plan for this precinct as the next logical extension of the campus out over the twenty to thirty year period , there is a portion of the western end of it which they envision would eventually be developed as research and perhaps academic space . The segment in which this building and over toward N . A . I . C . bubble is envisioned as service areas and then the area in between , which is currently in orchard use might , in twenty or thirty years , then be available for development into academic space . Mr . Austen asked Mr . Cox if there is any proposal to make this access road larger , especially where it crosses Route 366 at Caldwell . Mr . Cox stated that right now it is 3 lanes wide at the south leg of the intersection . He said that it might have to be signalized one day . Mr . Osika stated that , as Mr . Cox and the Planning Department say , that area is one of the only logical areas left for support . Chairman Aron closed the public hearing . Environmental Assessment MOTION by Mr . Edward Austen , seconded by Mrs . Joan Reuning RESOLVED , that , in the matter of the Appeal of Cornell University requesting Special Approval under Article V , Section 18 , Paragraph 4 , of the Town of Ithaca Zoning Ordinance , for the construction of a proposed Cornell University Central Grounds Facility building , including the addition of a parking lot for 126 vehicles , proposed to be located south of N . Y . S . Rt . 366 , near the Orchards area on Town of Ithaca Tax Parcels No . 6 - 64 - 1 - 1 and 6 - 64 - 1 - 2 , Residence District R- 30 , the Town of Ithaca Zoning Board of Appeals make and hereby does make a negative declaration of environmental significance as recommended by the Town Planning Board , as follows . 1 * that this particular project at this time shall not preclude either the Zoning Board or the Planning Board from in the future considering whether the possible impacts of this • project , when taken together with the possible environmental impacts of such future projects , create cumulatively significant environmental impacts that may require . ® Town of Ithaca 11 Zoning Board of Appeals April 25 , 1990 i . additional environmental review ; ii . possible preparation of environmental impact statements and/ or iii . mitigation of any impacts that may then be identified . The voting on the motion was as follows . Ayes - Austen , Reuning , Hines , King , Aron . Nays - None . The MOTION was carried . Chairman Aron read a letter from James Hanson , Tompkins County Planning Commissioner , dated April 17 , 1990 , which is attached hereto as Exhibit # 6 . Mr . Hines commented that the location of the facility now is terrible and anything that moves it away from that intersection should be strongly favored . Chairman Aron asked Mr . Osika how many people work in the • Humphreys Building at this time . Mr . Cox stated that there are approximately 200 people who work out of the building , including Mr . Osika ' s 40 . In addition to that they have staff in the building which adds another 80 persons . The other 200 work out of the building . MOTION : By Mr . Edward Austen ; seconded by Mr . Robert Hines . RESOLVED , that the Town of Ithaca Zoning Board of Appeals grant and hereby does grant Special Approval for Phase 1 and Phase 2 for the Central Grounds Facility as shown on the drawing of January 16 , 1990 , moving the facilities of the Humphreys area to the Orchards area off Route 366 , under Article V , Section 18 , paragraph 4 , of the Town of Ithaca Zoning Ordinance , with the following findings : 1 . That the proposal is in accordance with Section 77 , subdivision 7 , paragraphs a - f ; and 2 . That the proposed facility will remove the traffic from a higher density area to one of lesser density . The voting on the motion was as follows . • . Ayes - Austen , Hines , Reuning , King , Aron . Nays - None . The Motion was carried unanimously . Town of Ithaca 12 Zoning Board of Appeals April 25 , 1990 The meeting adjourned at 8 : 20 p . m .. U Vitt Connie J . Holcomb Recording Secretary APPROVED : Henry Aron , Chairman r 1 _ Tompkins ~County DEPARTMENT :OF PLANNING Biggs Building A, '301. Dates Drive Ithaca, New"York 14850 Frank R. Liguori, P. E. t ,:= Telephone Commissioner of Planning "'""" (607) 274- 5360 March 6, 1990 To : Susan Beeners , Ithaca Town Planner From : Harry Missirian , Acting Commissioner of Planning �..�. Re : 1 . Zoning Review Pursuant to Section 239- 1 and -m e New York State General Municipal Law. Proposed discretionary action : Special approval application of Cornell University in Cornell Orchards Area (within 500 feet of state highway) Tax Map No. 64- 1 - 2 This memorandum acknowledges your referral of the proposal identified above for review and comment by the County Planning Department, 1 , ZONING REVIEW, pursuant to NY General Municipal Law, Section 239- 1 and -m. The proposal , as submitted, will have no significant deleterious impact on intercommunity , county, or state interests . Therefore , no recommendation is indicated by the County Planning Department and you are free to act without prejudice . Additional comments not part of the 2394 & -m review. This action is necessary at least partly because the zoning designation for the area in question is not congruent with any reasonably expected future development of the area. copy : file Bibbs Center; Building A , 301 Dates Drive, Ithaca , New York 14850 ( 607 ) 274 - 5360 i . PART IIa Environmental Review - Proposed Cornell University NAIC Air - Supported Structure =� •Q REVIEWER : Susan C . Beeners , Town Planner - LEAD AGENCY : Town of Ithaca Zoning Board of- Appeals -- - INVOLVED AGENCIES : Town of Ithaca Planning Board , Tompkins County Planning Department IMPACT ON LAND Project would be located on a 0 . 25 + / - acre site presently occupied by equipment and materials storage . , No significant adverse impacts are expected to land or drainage with respect to the scale of construction of the structure or related site improvements . IMPACT ON WATER ( See above - Impact on Land ) IMPACT ON AIR Because of the small scale of this specific project , no significant adverse impacts to air quality are expected . • IMPACT ON PLANTS AND ANIMALS The proposed structure would be located approximately 800 feet from the Cascadilla Creek Natural Area as identified by Cornell Plantations , and as generally proposed as a Tompkins County Unique Natural Area . Because of - the 1 location of the proposed structure , no significant adverse impact is expected to the Creek natural area . IMPACT ON AGRICULTURAL LAND RESOURCES _ No significant adverse impacts are expected as a result of this specific project . Action does represent , however , the continuing trend of locating research and testing facilities in areas previously or presently committed to agricultural use . IMPACT ON AESTHETIC RESOURCES Proposed hemispherical structure would be in sharp contrast to current surrounding farm buildings , but because of its location , - no adverse impacts with respect to public - - views from Cornell Plantations , Route 366 , or the Cascadilla Creek natural area are expected . IMPACT ON HISTORIC & ARCHAEOLOGICAL RESOURCES None are known on the site that would be adversely impacted as a result of this action . IMPACT ON OPEN SPACE & RECREATION The presently - proposed location of the structure would not be visible from the Town of Ithaca Game Farm Recreation Way . No present or future reserved open space areas immediately adjoining the site are known . IMPACT ON TRANSPORTATION A low level of traffic impact is expected because of the type of use proposed for the structure . No plans are known at present for further extension of the access driveway beyond that presently proposed . Such potential for . , extension should be addressed in any further review of --- potential additional development in the vicinity . IMPACT ON ENERGY No significant adverse impacts are expected as a result of the minor increases in energy use as a result of construction or operation of this specific project . NOISE & ODOR IMPACTS The scale and duration of noise impact related to site construction is expected to be of minor impact . IMPACT ON PUBLIC HEALTH No impacts to public health or safety are expected as a result of this specific action because of its scale and type of use . IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD The project will conflict with the maximum 30 - foot exterior height requirement for R - 30 Residence Districts , and will require a variance to permit a maximum height of 31 . 5 feet . Because of the size of this deviation , and the j minimal visual impact expected from public roads and open spaces , no significant adverse impact is expected as a result of this variance . The project will create a change in the density of land use with the change from storage on the site to a research facility . Because of the scale and type of use of this specific project , no significant adverse impacts are expected with respect to land use intensity , provided that potential future development in the vicinity is subject to further review . The project will have a role in setting precedent for further construction of research and testing facilities in the Orchards area . The impact of this specific project in setting precedent may be minor in importance , but the implications and impacts of further growth in the area will need further review , as will the possible incongruity of Residential District R - 30 zoning designation in an area where non - residential development is foreseen . ® The present draft Cornell Campus Master Plan does not show the Air - Supported Structure . More specific master planning should be provided prior to any additional development of facilities or utilities such as the planned future sewer main development in the vicinity of the site . 19 . Is there , or is there likely to be , public controversy related to potential adverse environmental impacts ? No controversy is known at this time about potential impacts related to this specific.:- project . There is public concern , however , about potential impacts related to further expansion into the Orchards area , RECOMMENDATION A negative determination of environmental significance is recommended for the specific action proposed , because of its location , small scale , and proposed low level of use . Impacts of possible future development of research and testing facilities in the vicinity will require further review . j 1 NAIC Air - Supported Structurep Cornell University Recommendation to Zoning Board of Appeals Planning Board , April 17 , 1990 ADOPTED RESOLUTION : SEQR NAIC Air- Supported Structure , Cornell University Recommendation to Zoning Board of Appeals Planning Board , April 17 , 1990 MOTION by Mr . Stephen Smith , seconded by Mr . Robert Miller : WHEREAS ; 1 . This action is the Consideration of a Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval of the proposed Cornell University " NAIC Air - Supported Structure " , proposed to be located on Town of Ithaca Tax Parcel No . 6 - 64 - 1 - 2 , south of N . Y . S . Rt . 366 and west of Game Farm Road , Residence District R- 30 . 2 . This is an Unlisted action for which . the Town of Ithaca Zoning Board of Appeals is legislatively determined to act as Lead Agency in environmental review . The Town of Ithaca Planning Board and the Tompkins County Planning Department are involved agencies in coordinated review . 3 . The Planning Board , at Public Hearing on April 17 , 1990 , has reviewed the application materials , including environmental assessment forms , for this action . 4 . The Town Planner has recommended a negative determination of environmental significance for this action . THEREFORE , IT IS RESOLVED : 1 . That the Planning Board , as an involved agency in coordinated review of this action , recommend and hereby does recommend to the . Zoning Board of Appeals that a negative determination of environmental significance be made for the proposed NAIC Air - Supported Structure , 02oThat the Planning Board report and recommend and hereby does report and recommend to the Zoning Board of Appeals that , should any future development activities on Cornell lands in Southeast Ithaca be considered by the Planning Board or the Zoning Board of Appeals , the finding of no significant environmental impact of this particular project at this time shall not preclude either Board from considering whether the possible impacts of this project , when taken together with the possible environmental impacts of such future projects , create cumulatively significant environmental impacts that may require : • i . additional environmental review ; *-, 3 NAIC Air - Supported Structure , Cornell University - 2 - Recommendation to Zoning Board of Appeals Planning Board , April 17 , 1990 possible preparation of environmental impact statements , and / or i1i . mitigation of any impacts that may then be identified . Aye _ Grigorov , Kenerson , Baker , Langhans , Lesser , Miller , Smith , Hoffman . Nay - None . CARRIED UNANIMOUSLY . � ADOPTED RESOLUTION : NAIC Air- Supported Structure , Cornell University Recommendation to Zoning Board of Appeals Planning Board , April 17 , 1990 MOTION by Mr . Robert Ken erson , seconded by Mr . . James Baker : WHEREAS : 1 . This action is the Consideration of a Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval of the proposed Cornell University " NAIC Air - Supported Structure " , proposed to be located on Town of Ithaca Tax Parcel. No . 6 - 64 - 1 - 2 , south of N . Y . S . Rt . 366 and west of Game Farm Road , Residence District R- 30 . 2 • This is an Unlisted action for which the Town of Ithaca Zoning Board of Appeals has been legislatively determined to act as Lead Agency in environmental review . 3 . The Planning Board , at Public Hearing on April 17 , 1990 , has reviewed the application materials for this action , and has recommended a negative determination of environmental significance for this particular action . THEREFORE , IT IS RESOLVED : . 1 . That the Planning Board , in making recommendation to the Zoning Board of Appeals , determine and hereby does determine the following ; a . there is a need for the proposed use in the proposed location , as demonstrated by the applicant ; be the existing and probable future character of the neighborhood will not be adversely affected as a result of this project ; co the specific proposed change in land use as a result of this project is generally in accordance with a comprehensive plan of development of the Town . �3 NAIC Air - Supported Structure , Cornell University Recommendation to Zoning Board of Appeals Planning Board , April 17 , 1990 2 . That the Planning Board report and hereby does report to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved , subject to the granting of a variance from the requirements of Article V , Section 18 , Paragraph 16 , of the Town of Ithaca Zoning Ordinance , to permit a maximum exterior height of 31 . 5 feet . Aye - Grigorov , Kenerson , Baker , Langhans , Lesser , Miller , Smith , Hoffman . Nay - None . CARRIED UNANIMOUSLY , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board . April 20 , 1990 . PART IIa / III Environmental Review - Proposed Cornell University Central Grounds Facility REVIEWERr Susan C . Beeners , Town Planner LEAD AGENCY : Town of Ithaca Zoning Board of Appeals INVOLVED AGENCIES : Town of Ithaca Planning Board , Tompkins County Planning Department IMPACT ON LAND The development of 126 parking spaces may have a potential large impact in the long term with respect to transportation ( see Impact on Transportation below ) . Land and drainage impacts , however , are expected to be controlled by its permeable , gravel design ; and in the process of site construction , as would be subject to final approval by the Town Engineer . The site is presently cleared and graded , and was in orchard use in the recent past . Approximately 2 . 5 acres would be converted for building and parking area , with the remainder in nursery and grounds maintenance use . The project would be constructed in two phases over a 2 1 / 2 year period . The second phase is proposed for storage and nursery and not for any new buildings . Because of the actual size of proposed parking and building area relative to existing and proposed nursery areas , facility construction and phasing is expected to have a moderate localized impact to land , subject to final approval of site construction plans by the Town Engineer , IMPACT ON WATER Site development will have a site - localized , moderate impact to surface water runoff , drainage patternsand with respect to erosion . This impact is expected to be controlled with specific drainage design and erosion control measures as would be subject to final approval by , the Town Engineer . Construction of . additional water lines is presented by the applicant as necessary to provide sprinkler service to the grounds maintenance building , with sprinkler service required by the Town . Potential growth inducement of water line development in the vicinity needs to be addressed prior to any significant additional development in the area . IMPACT ON AIR No significant adverse impacts to air are expected as an immediate result of the project . IMPACT ON PLANTS AND ANIMALS No threatened or non - threatened species would be adversely impacted . The proposed nursery use would be compatible with .present and prior agricultural / horticultural uses in the area . Itis assumed that any herbicides or pesticides would be subject to OSHA or other pertinent procedures . IMPACT ON AGRICULTURAL LAND RESOURCES Former agricultural land would be converted to building , parking and storage area . Given the proposed nursery use of the remainder of the site , this impact as a result of this specific project is considered to be moderate and site localized . Potential further conversion of former agricultural lands in the vicinity will need further review . IMPACT ON AESTHETIC RESOURCES Action will result in a change from 12 . 3 acres from undeveloped open space to building , parking , and nursery area . The proposed building and storage shed would be visually similar to adjacent farm and warehouse buildings , and would not be significantly visible from Route 366 due to . existing building and vegetation locations . IMPACT ON HISTORIC & ARCHAEOLOGICAL RESOURCES None are known on the site that would be adversely impacted . IMPACT ON OPEN SPACE & RECREATION No open space reservations , present or planned , are known on the site or . in the vicinity that would be adversely impacted . The present project would retain over 5 acres in nursery or utility open space use . In the review of future development , the distribution of open space will need further review . IMPACT ON TRANSPORTATION The initial use of the facility is expected ' to have a small to moderate adverse impact to existing roads . The additional traffic generated at the intersection of the service road opposite Caldwell Road and Route 366 , estimated at 40 vehicles per hour , would have a moderate localized impact at that location and in the vicinity . In the longer term , with increased development in the vicinity , the impact of site traffic may become more significant . There will be a beneficial impact with respect to the removal of grounds maintenance traffic from the vicinity of the Humphreys service complex to the new location , with more direct access to the main campus on interior campus roads . There may be a change in traffic patterns with a shift of vehicles travelling between the site and housing in the North Campus area from Judd Falls Road to Caldwell Road . It is probable that there will be a long range impact to transportation as a result of the traffic volume and flow from the site , and from slow - moving vehicles crossing Rte 366 , given the potential extra capacity of the grounds maintenance facility for a 30 - year period ( 50 years if an addition were constructed to the building ) . This impact is likely , given known Cornell plans for southeast expansion , would be of long - term duration , and on a cumulative basis with increased growth could be of regional importance . The impact could be controlled by a reduction in the size of the facility , but it would be more important to control the impact through the development of adequate transportation improvements prior to any substantial increase in development in the southeast . sector . IMPACT ON ENERGY A small impact with respect to energy supply and ® consumption is expected as a result of site construction and operation . NOISE & ODOR IMPACTS A small impact is expected from the noise of facility construction and operation . . No residences are in the area that would be adversely impacted . IMPACT ON PUBLIC HEALTH It is assumed that any hazardous substance use ( such as pesticides , herbicides ) would be subject to pertinent application restrictions and procedures . IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD The proposed project under consideration is part of a trend of relocation of support and service facilities in the Cornell lands southeast of the main campus . When examined as a separate action , the grounds maintenance facility is generally compatible with existing land uses , retains quasi - agricultural uses , and has land and drainage impacts that are expected to be controlled . When combined with other possible future projects in the vicinity , transportation impacts as a result of this project • may be significant . Initially , the project would have a small to moderate direct impact with respect to increased land use intensity . The project would be sized , however , to provide service for potential additional growth over a 30 to 50 - year period . Reduction in size of h � maintenance facility could partly control its support potential for further growth , but may reduce the feasibility and economy of the .. present facility . The extent, and magnitude of additional growth that would be serviced by the . facility is presently unknown . It is highly probable that impacts of further growth that would be serviced by the facility would be of long - term duration and regional significance , especially with respect to transportation and land use intensity . Potential long term impacts could be controlled through further assessment of the proyision of support for new growth by the grounds facility prior to any significant additional development in the vicinity . 19 . Is there , or is there likely to be , public controversy related to potential adverse environmental impacts ? No controversy is known at this time related to the initial development of the grounds maintenance facility . Public concern has been expressed with respect to campus expansion into southeast Ithaca . RECOMMENDATION A negative determination of .environmental significance is recommended for the project as proposed , provided that there is adequate further assessment and mitigation of the potential long range impacts of the facility with respect to transportation , and to growth servicable by the facility . Central Grounds Facility , Cornell University - 1 - Recommendation to Zoning Board of Appeals Planning Board , April 17 , 1990 ADOPTED RESOLUTION : SEQR Central Grounds Facility , Cornell University Recommendation to Zoning Board of Appeals Planning Board , April 17 , 1990 MOTION by Mr . Stephen Smith , seconded by Mr . James Baker WHEREAS : 1 . This action is the Consideration of a Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval of the proposed Cornell University Central Grounds Facility , proposed to be located on portions of Town of Ithaca Tax Parcels No . 6 - 64 - 1 - 1 and 6 - 64 - 1 - 2 , south of N . Y . S . Route 366 , Residence District R- 30 , 2 . This is a Type I action for which the Town of Ithaca Zoning Board of Appeals is legislatively determined to act as Lead Agency in environmental review . The Town of Ithaca Planning Board and the Tompkins County Planning Department are involved agencies in coordinated review . 3 . The Planning Board , at Public Hearing on April 17 , 1990 , has reviewed the application materials , including environmental assessment forms , for this action . 4 . The Town Planner has recommended a negative determination of environmental significance for this action . THEREFORE , IT IS RESOLVED : 1 . That the Planning Board , as an involved agency in coordinated review of this action , recommend and hereby does recommend to the Zoning Board of Appeals that a negative determination of environmental significance be made . for the proposed Central Grounds Facility , 2 . That the Planning Board report and recommend and hereby does report and recommend to the Zoning Board of Appeals that , should any future development activities on Cornell lands in Southeast Ithaca be considered by the Planning Board or the Zoning Board of Appeals , the finding of no significant environmental impact of this particular project at this time shall not preclude either Board from considering whether the possible impacts of this project , when taken together with the possible environmental impacts of such future projects , create cumulatively significant environmental impacts that may require : • i . additional environmental review ; Central Grounds Facility , Cornell University - 2 - Recommendation to Zoning Board of Appeals Planning Board , April 17 , 1990 ii . possible preparation of environmental impact statements , and / or iiie mitigation of any impacts that may then be identified . Aye - Grigorov , Kenerson , Baker , Langhans , Lesser , Miller , Smith , Hoffmann . Nay - None . CARRIED UNANIMOUSLY . * * * * * * * * * * * * * * * * * * * * * ADOPTED RESOLUTION : Central Grounds Facility , Cornell University Recommendation to Zoning Board of Appeals Planning Board , April 17 , 1990 MOTION by Mr . William Lesser , seconded by Mr . Robert Kenerson : WHEREAS : 1 . This action is the Consideration of a Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval of the proposed Cornell University Central Grounds ® Facility , proposed to be located on portions of Town of Ithaca Tax Parcels No . 6 - 64 - 1 - 1 and 6 = 64 - 1 - 2 , south of N . Y . S . Route 366 , Residence District R- 30 , 2 . This is a Type I action for which the Zoning Board of Appeals has been legislatively determined to act as Lead Agency for environmental review . 3 . The Planning Board , at Public Hearing on April 17 , 1990 , has reviewed the application materials for this action , and has recommended a negative determination of environmental significance for this particular action . THEREFORE , IT IS RESOLVED : 1 . That the Planning Board , in making recommendation to the Zoning Board of Appeals , determine and hereby does determine the following : a , there is a need for the proposed use in the proposed location , as demonstrated by the applicant , bo the existing and probable future character of the neighborhood will not be adversely affected as a result of this projects ce the specific proposed change in land use as a result of this project is generally in accordance with a comprehensive plan of development of the Town . Central Grounds Facility , Cornell University - 3 - Recommendation to Zoning Board of Appeals Planning Board , April 17 , 1990 2 . That the Planning Board report and hereby does report to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved , subject to final approval by the Town Engineer of site drainage plans and erosion control measures , and further subject to the requirement that no herbicides and pesticides be stored on the site without further approval by the appropriate Town regulatory bodies . Aye - Grigorov , Kenerson , Baker , Langhans , Lesser , Miller , Smith , Hoffmann . Nay - None . CARRIED UNANIMOUSLY . Nancy M . uller , Secretary , Town of Ithaca Planning Board . April 20 , 1990 . Tompkins County DEPARTMENT OF PLANNING Biggs Building A, 301 Dates Drive Ithaca, New York 14850 James W. Hanson, Jr. Telephone Commissioner of Planning (607) 274-5360 April 17 , 1990 To: Susan Beeners, Town of Ithaca Planning From James Hanson, Commissioner of Plannin� Re: 1 . Review and comment on large scale development proposal pursuant to County Board Resolution No. 88-376, Tompkins County Development Coordination Program, 2. Zoning Review Pursuant to Section 2394 and -m of the New York State General Municipal Law. ® Proposed discretionary action : Special Approval application of Cornell University for Central Grounds Facility (20+ vehicle trips per day; within 500 feet of state highway) Tax Map No. 64- 1 -2 & - 1 This memorandum acknowledges your referral of the proposal identified above for review and comment by the County Planning Department, 1 . DEVELOPMENT COORDINATION PROGRAM. The following paragraph headings are the topic areas identified for review , with our comment, if any. Comments will generally concentrate on impacts which extend beyond or are primarily beyond the jurisdiction of the referring municipality. a. Traffic generation by the proposed development and its impact on other municipalities , its effect on state and county facilities, and its relation to the capacity of existing and proposed roads and highways; Although we did not receive a site plan of this proposal it can be inferred from the verbal description that all access is from NYS Route 366. If this is correct we could conclude that the effect of traffic generated at this site will be less that at the present site due to greater sight distance , fewer nearby turning movements , etc . r Page 2 ® Town of Ithaca April 17 , 1990 b. Impact on other community facilities; The primary impact of the facility is on other nearby parts of the Cornell campus. c. Impact of proposed land uses on existing and proposed county or state institutional or other land uses; Negligible. d. Relationship of proposal to transit service; : The bite is on NYS Route 366 which currently has transit service. Adequate space along Rt366 for a bus to stop could be incorporated into the site design . e. Topics for which the referring municipality requested comment: none. 2. ZONING REVIEW, pursuant to NY General Municipal Law, Section 239-1 and -m. The proposal, as submitted, will have no significant deleterious impact on intercommunity , county, or state interests. Therefore, no recommendation is indicated by the County Planning Department and you are free to act without prejudice. `fCCL•'.-`.Yo"v\vi'tiii.`v`.iS�:7i' ..Y.a`w`i\`Yan`w, fJ`2YR2�7�• "•2av:.:+:^".C`v2•`. 2Yt2hv`m:S'r^:.�': ''AXLI.# ,"iYYRbXt`w'iii?u.3LLYx�:;ftZ"/::::'J`.`.2`v':iri'<2$ i:n2T;•:Li�RNn<n•,M•h'ix"i>Z v:>TntY`.)1.>.ov'^"vn`?'kikt2 Additional comments not part of the 239=1 : & -m review. This and all expected future development in this area of the Town are of a type and scale different from what the Town development regulations appear to contemplate. Without provisions which realistically anticipate the development in the area the whole area will develop through ad hoc proceedings without benefit of any coherent Town development policy. .`ef>ti:7:\:A\::::y`fiXi.`iv.}\ \\SR`4\' `1`CtiC: :?.J�:?i..' :c.`Y-ti. . . . ?' . vi:\`2}. •SS>ty \SW..' :RSA. niC::yl:{{�)FR 'S+tiY°TY.htCii'?'th`i*\'` A . 4? :?L4t`4\\ :1.`v4> cii2.�:iZJ:ic^.�,?X+t`dtiS22 :2-xhwa;i:•:?i copy: file Biggs Center, Building A, 301 Dates Drive, Ithaca , New York 14850 (607) 274-5360 ® AFFIDAVIT OFPUBLICA TION TOWN OF ITHACA ZONING BOARD OF APPEALS, NOTICE OF PUBLIC HEARINGS , WEDNESDAY, APRIL 25, 1990, 7 :00 P. M. B direction of the Chairman of the Zoning Board of Ap- � �'g'� T ACA JO� AL t wells NOTICE IHEREBY GIVEN that Public Hearings will be held by the Zoning *.', Board of Appeals of the Town of Ithaca on Wednesday, April 25, 1990, in Town Hall , 126 ' State of New Fork , Tompkins County , ss . ; East Seneca Street, (FIRST Floor, REAR Entrance, WEST Side ), Ithaca, N. Y . , COM- ' LQ I^ � rc. ti�yZ�� C� �Oeln `-TT duly sworn , deposes and theNolowinCING gT 7 :00 P. M. APPEAL of Cornell University, ;ays , that she/ he resides in Ithaca , county and state afore aid and that Appellant, Albert L. Wright, Architectural Services, Agent, ; he/ he is Clerk requesting modifiction of the. Special Approval granted for If The Ithaca Journal a public newspaper printed and published in Maplewood Residential Com- munity by the Zoning Board of Appeals on April 191 1989, to Ithaca aforesaid , and that a notice , of which the annexed is a true permit the retention of on existing warehouse building : opy , was published in said paper on the site that was originally // proposed to be removed and, / ^1 to permit the construction of one laundry/common build- ing and one pavilion, where- as two new laundry/common buildings were originally pro- posed. The request is made under Article III , Section 4, Por- * agraph 4, of the town of Itho- - . ca Zoning Ordinance. Maple- wood Residential Community i and that the first publication of said notice was on the a Avenuueeanis locatedabetween Maple i anMitchell Street on Town of Ithaca Tax Parcels No day of 19 5�1) 6.63.2- 1 , -2, -3, - 14, and - 10. 2, Residence District R-9. APPEAL of Cornell University, Appellant, Philip L. Cox , direc, t for, Facilities Engineering, Agent, requesting Special Ap- proval under Article V, Section 18, Paragraph 4, of the Town Subscribed and sworn to before me , this Ithaca Zoning Ordinance, day for for the construction of on "NAIC Air-Supported Struc- t 1 n, /� i 9 � O ture" proposed to be located LWMz in the Cornell Orchards area V on .Town of Ithaca Tax Parcel No . 6.64. 1 .2, Cornell Orchards area, Residence District R-30: Said structure is to be used for the housing of research anten- nae equipment. In addition, Notary otary Public . appellant reqquests a variance FORD from Article V, Section 18, Par- agraph 16 of said ordinance to Notary Public, State of wermit a maximum exterior j New ;V ork height of 31 . 5 feet, No. 4654410 APPEAL of Cornell University, Appellant, Philip L. Cox, Di. Qualified in Tompkins County Agent,_. reque�steng Spec of Ap_, Commission expires � /Ia / provol under Article V, Section . 0 May 3I1 19004 18, Paragraph 4, of the town of Ithaca Zoning Ordinance, for the construction of a pro- posed Cornell University Cen- 1 tral Grounds Facility building, i including the addition of a i parking lot for 126 vehicles, - proposed to be located south II of N . Y . S. Rt. 366, near the Or- chords area on Town of Ithaca it i Tax Parcels No. 6-64- 1 - 1 and " 6-64- 1 .2, Residence District R- 30. 1 Said Zoning Board of Appeals i will at said time, 7 :00m . , ; and said place, hear 014e,- sons in support of such matters or objections thereto. Persons j may appear by agent or in person . Andrew S. Frost, Building In- i Spector/Zoning Enforcement Officer, Town of Ithaca