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HomeMy WebLinkAboutZBA Minutes 1997-05-14 fJAL • TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS WEDNESDAY, MAY 14, 1997 7 :00 P.M . By direction of the Chairman of the Zoning Board of Appeals NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning Board of Appeals of the Town of Ithaca on Wednesday, May 14, 1997, in Town Hall, 126 East Seneca Street, (FIRST Floor, REAR Entrance, WEST Side), Ithaca, N.Y ., COMMENCING AT 7 :00 P .M ., on the following matters : APPEAL of Cornell University, Appellant, Scott Whitham , Agent requesting a special approval from the Zoning Board of Appeals under Article V , Section 18 of the Town of Ithaca Zoning Ordinance, to be permitted to reconstruct portions of Tower Road on the Cornell University campus, Town of Ithaca Tax Parcel No. 67- 1 - 10.2, - 11 , and - 12, Residence District R-30 . APPEAL of the Montessori School, Appellant, Peter Demjanec, R.A., Agent, requesting a special approval from the Zoning Board of Appeals under Article V , Section 18 of the Town of Ithaca Zoning Ordinance, to be permitted to enlarge an existing elementary school located at 120 East King Road, Town of Ithaca Tax Parcel No. 43 - 1 -3 .5 , Residence District R-30. Variances from Article V , Section 21 and 22 of said Ordinance are also being requested to permit lot coverage by a building of 10 .75% ( 10% maximum coverage allowed) and a 22 foot side yard building setback (40 foot minimum setback required) . • APPEAL of Ithaca College, Appellant, Robert J. O 'Brian, AIA., Agent, requesting a special approval from the Zoning Board of Appeals under Article IV , Section 11 .3 of the Town of Ithaca Zoning Ordinance, to be permitted to build a 55 ,000 square foot building addition at Ford Hall and in connection with said addition, to expand parking lots "J" and "M" on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 - 1 -30.2, 30.5 , and 30 .6, Residence District R- 15 . A variance from Article IV , Section 11 .6 is also being requested to allow said building expansion to have a building height of 84 + feet (36 foot maximum height allowed). APPEAL of Ithaca College, Appellant, Robert J. O 'Brian, AIA., Agent, requesting a special approval from the Zoning Board of Appeals under Article IV, Section 11 .3 of the Town of Ithaca Zoning Ordinance, to be permitted to place a 10,000 + square foot temporary structure to be used for classrooms on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 - 1 -30 .2, Residence District R- 15 . Said Zoning Board of Appeals will at said time, 7 :00 p.m ., and said place, hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual or hearing impairments or other special needs, as appropriate, will be provided with assistance, as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Andrew S . Frost Director of Building and Zoning 273 - 1783 Dated: May 6, 1997 Publish: May 9, 1997 F) F LJ THE TOWN OF ITHACA ZONING BOARD OF APPEALS PUBLIC HEARING FOR WEDNESDAY , MAY 14 , 1997 � HAS BEEN CANCELED . THE NEXT MEETING WILL BE HELD ON MAY 21 , 1997 . o.,t.a: May 13 . 1997 FM HN T�M/1�8 Ca _. f IT:CA TOWN OF ITHACA G • ZONING BOARD OF APPEALS How WEDNESDAY, MAY 21 . 1997 The following appeals were heard by the board on May 21 , 1997 : APPEAL of Cornell University, Appellant, Scott Whitham , Agent requesting a special approval from the Zoning Board of Appeals under Article V, Section 18 of the Town of Ithaca Zoning Ordinance , to be permitted to reconstruct portions of Tower Road on the Cornell University campus , Town of Ithaca Tax Parcel No . 67-1 - 10 . 2 , and - 12 , Residence District R-30 . GRANTED APPEAL of the Montessori School , Appellant, Peter Demjanec, R. A. , Agent, requesting a special approval from the Zoning Board of Appeals under Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to be permitted to enlarge an existing elementary school located at 120 East King Road , Town of Ithaca Tax Parcel No. 43A1 3. 5, Residence District R-30. Variances from Article V, Sections 21 and 22 of said Ordinance are also being requested to permit lot coverage by a building of 10 . 75% ( 10 % maximum coverage allowed ) and a 22 foot side yard building setback (40 foot minimum setback required ) . GRANTED APPEAL of Ithaca College, Appellant, Robert J . O' Brien , AIA, Agent, requesting a special approval • from the Zoning Board of Appeals under Article IV, Section 11 . 3 of the Town of Ithaca Zoning Ordinance , to be permitted to build a 55 , 000 square foot building addition at Ford Hall and in connection with said addition , to expand parking lots "J" and " M" on the Ithaca College campus , Town of Ithaca Tax Parcel No. 41 Al 30. 2, and 30. 5, Residence District RA 5. A variance from Article IV, Section 11 .6 is also being requested to allow said building expansion to have a building height of 84 +/- feet ( 36 foot maximum height allowed ) . GRANTED APPEAL of Ithaca College, Appellant, Robert J . O' Brien , AIA, Agent, requesting a special approval from the Zoning Board of Appeals under Article IV, Section 11 . 3 of the Town of Ithaca Zoning Ordinance, to be permitted to place a 10 , 000 +/- square foot temporary structure to be used for classrooms on the Ithaca College campus , Town of Ithaca Tax Parcel No . 41 - 1 -30. 2 , Residence District RA 5 . GRANTED • FIV iAL TW OF MWA TOWN OF ITHACA ZONING BOARD OF APPEALS WEDNESDAY, MAY 21 , 1997 PRESENT : Chairman David Stotz, Harry Ellsworth , Ronald Krantz, James Niefer, Andrew Frost, Director of Building and Zoning, Randy Marcus, Attorney, JoAnn Cornish , Planner. OTHERS : Larry Hoffman , Tom Hoard, Charles Pomada , Andrea Coby, Peter Trowbridge, Robert O' Brien , Bob Chiang , Tom Salm , Mark Inglis, Joseph Westbrook, Bob Hatch . Chairman David Stotz called the meeting to order at 7 : 05 p . m . , stating that all posting , publication, and notification of the public hearing had been completed and the same were in order. The first appeal to be heard by the board was as follows : APPEAL of Cornell University, Appellant, Scott Whitham, Agent requesting a special approval from the Zoning Board of Appeals under Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to be permitted to reconstruct portions of Tower Road on the Cornell University campus, Town of Ithaca Tax Parcel No. 67=1 -10. 2, and -12, Residence District R-30. Bob Chiang, Cornell University, said Scott Whitham was not able to attend tonight' s meeting , 9 , and he would be representing Cornell University, Chairman Stotz said he would like to hear a brief description of the project. The Zoning Board has received some information of this project. Mr. Chiang said Cornell University would like to realign Tower Road . Some of the components would be to replace sanitary sewer lines, add two bus pullouts , change the alignment of the curve for a more gentle radius , and the road would be widened . The widening of the road would incorporate bike lanes . Landscaping will be done in front of the Baker Institute Building . Currently the road is mostly concrete. Chairman Stotz said all the appeals before the board tonight are requesting special approvals . All the appeals are subject to determination listed on page 78 of the Town of Ithaca Zoning Ordinance . Chairman Stotz opened the public hearing . With no one present to speak, Chairman Stotz closed the public hearing . ENVIRONMENTAL ASSESSMENT . • TOWN OF ITHACA • ZONING BOARD OF APPEALS 2 MAY 219 1997 Planner JoAnn Cornish said there were no real significant concerns at the April 15 , 1997 Planning Board Meeting . The Planning Board also recommends a negative determination of environmental significance. Chairman Stotz said the Planning Staffs recommendation is a negative determination of environmental significance . MOTION by Harry Ellsworth , seconded by James Niefer: RESOLVED, that this board make a negative determination of environmental significance for Cornell University Tower Road Reconstruction Project, Town of Ithaca Tax Parcel No. 67-1 -10. 2, - 11 , and - 12 , Residence District R-30 based on the review by the Town of Ithaca Planning Department. A vote on the motion resulted as follows: AYES - Stotz, Ellsworth , Krantz, Niefer. NAYS - None. The motion was carried unanimously. Chairman Stotz said in the board's packet, there were two motions by the Planning Board of April 15, 1997 . One motion was the granting of Preliminary and Final Site Plan Approval subject to certain conditions , and the second motion was a recommendation to the Zoning Board of Appeals for a special approval be granted . Chairman Stotz asked if this would be a realignment of Tower Road . Mr. Chiang said the curve would be realigned and the road would be widened . Chairman Stotz asked if there would be any parking spaces eliminated . Mr. Chiang responded, no. There would be no changes to the parking , but Comell University will be doing some maintenance to one of the small parking lots adjacent to the project. There would be no changes to the number of parking spaces. MOTION by Ronald Krantz, seconded by James Niefer: RESOLVED, hat the board grant the appeal of Cornell University to be permitted to reconstruct portions of Tower Road on the Cornell University Campus Town of Ithaca Tax Parcel No . 67A A 0 . 21 - 11 , and A 2 , Residence District R-30. This project is an • upgrade and an improvement to Tower Road, and seems to be reasonable to be done . TOWN OF ITHACA ZONING BOARD OF APPEALS 3 MAY 219 1997 A vote on the motion resulted as follows : AYES - Stotz, Ellsworth , Krantz, Niefer. NAYS - None . The motion was carried unanimously. The second appeal to be heard by the board was as follows: APPEAL of the Montessori School , Appellant, Peter Demjanec, R.A., Agent, requesting a special approval from the Zoning Board of Appeals under Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to be permitted to enlarge an existing elementary school located at 120 East King Road, Town of Ithaca Tax Parcel No. 43A =3. 5, Residence District R=30. Variances from Article V, Sections 21 and 22 of said Ordinance are also being requested to permit lot coverage by a building of 11 .25% ( 11 . 1 % maximum coverage allowed) and a 22 foot side yard building setback (40 foot minimum setback required ). Mark Inglis, Demjanec and Associates , said Peter Demjanec was unable to attend tonight's meeting , so he would be representing the Montessori School . The Montessori School exists by special approval . When that special approval was passed the site plan showed an additional area for future expansion . The School is requesting use of that future expansion , but in a different location . Harry Ellsworth asked if the Montessori School purchased a house next door. Mr. Inglis said the School purchased the house across the road from the building in question , and that would be coming before the board at a later date . The School would like to add a single classroom addition with hallways connecting to the existing building at 120 East King Road , The School would like to locate the new addition to the east of the school rather than to the north which was originally anticipated. The School is requesting for 11 .25 percent of coverage to built the single classroom addition. The side setback would be 22 feet at the narrowest point of depth , but the bulk of the setback would be well over the 40 feet that is required . Ronald Krantz asked if there are aspirations to add another addition to the north of the existing building . Charles Pomada, Contractor for the Montessori School , said the original future expansion site seemed unreasonable to build the new classroom addition , and the School agreed that the back of the existing building would be a good place to have the addition . James Niefer asked if the size of the addition had been increased since the original TOWN OF ITHACA • ZONING BOARD OF APPEALS 4 MAY 21 L1997 submission , or was the percentages a calculation error. Mr. Inglis said the percentages were error in calculation of the small addition that was built onto the school . The calculations were not included . Mr. Ellsworth asked what is on the adjacent property to the back of the proposed addition site. Mr. Inglis said the adjacent property is a right-of-way for the planned Town Park. Chairman Stotz asked who lives beyond the right-of-way, and how wide is the right-of-way. Planner Cornish said there is a tax parcel on the other side of the right-of-way that was proposed to be a Town Park. Evan Monkemeyer has been before the Planning Board several times proposing to release this parcel as park land , so the Montessori School could purchase the parcel , and give the Town an exchanged piece of land made up three tax parcels for a community park. The Planning Board agreed to recommend this to the Town Board in concept, so that should free up this piece of property presumably for the Montessori School to purchase and consolidate with their school property. • Mr. Ellsworth asked if it was a long way to the next house in the back. Planner Cornish responded , yes . Chairman Stotz asked if there are future plans for the piece of property that the School plans to acquire . Andrea Cody, Administrator for the Montessori School , said the hope would be to use the land for ball fields, and the possibility of moving the middle school to that tax parcel . The middle school is located across the road at this point. Planner Cornish asked if the house the middle school is occupying now would be used for administration offices . Ms. Coby responded , yes . Chairman Stotz opened the public hearing . With no one present to speak, Chairman Stotz closed the public hearing . ENVIRONMENTAL ASSESSMENT :. • Attorney Randy Marcus said the Planning Board has already made a negative determination on this appeal . TOWN OF ITHACA ZONING BOARD OF APPEALS 5 MAY 219 1997 MOTION by Ronald Krantz, seconded by James Niefer: RESOLVED that this board grant the special approval for the Montessori School located at 120 East King Road , Town of Ithaca Tax Parcel No . 43- 1 -3 . 2, to be permitted an enlargement to the existing school of a classroom , and that this appeal complies with Article XIV, Section 77 , Paragraph 7, Sub-paragraphs a-h of the Town of Ithaca Zoning Ordinance . A vote on the motion resulted as follows : AYES - Stotz, Ellsworth , Krantz, Niefer. NAYS - None . The motion was carried unanimously. MOTION by Ronald Krantz, seconded by James Niefer: RESOLVED, hat this board grant the appeal to the Montessori School located at 120 East King Road, Town of Ithaca Tax Parcel No. 43-1 -3. 2 , for two variances from Article V, Section 21 and 22 to be permitted lot coverage by building a 11 . 25 +/- percent, where 10 percent maximum coverage is allowed, and the 22 foot side yard building setback where 40 foot is required . This approval is based upon the board' s finding that the requirements of Section 77 , Paragraph 6 , Sub-paragraph b have been satisfied. A vote on the motion resulted as follows : AYES - Stotz, Ellsworth , Krantz, Niefer. NAYS - None . The motion was carried unanimously. The third appeal to be heard by the board was as follows: APPEAL of Ithaca College, Appellant, Robert J . 0' Brien, AIA, Agent, requesting a special approval from the Zoning Board of Appeals under Article IV, Section 11 . 3 of the Town of Ithaca Zoning Ordinance, to be permitted to build a 65,000 square foot building addition at Ford Hall and in connection with said addition, to expand parking lots "J " and " M " on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 -1 -30. 2, and 30. 5, Residence District RA 5. A variance • from Article IV, Section 11 . 6 is also being requested to allow said building expansion to have a building height of 84 +/- feet ( 36 foot maximum height TOWN OF ITHACA ZONING BOARD OF APPEALS 6 MAY 21 , 1997 allowed ). Larry Hoffman , HOLT Architect , said the project of the Ford Hall addition would be approximately 65, 000 square feet. The addition would be on the west and south sides of the existing building. In addition to the building expansion , Ithaca College is proposing pedestrian bridge access from " J" lot to the Ford Hall . The height variance is for the bridge that would be higher than the existing building. There would be a transition level from "J" lot into the tower that has stairways and an elevator to take people to grade or third level of Ford Hall . The location of the bridge on the site plan has been changed . The bridge is further to the west and almost in line with the face of the building . The existing building would be doubled in size with four levels and a mechanical room . The reason the building is high is that the building would be on a hill side. The measurement is always taken from the lowest point of the site . The elevation of " J " lot is approximately 620 feet, where grade at the north end of Ford Hall is 70 feet below that. The highest point would be the roof of the pedestrian bridge which would be approximately eight feet above the roof of the existing building . The existing building would not be increased in height. The growth of this building does not increase the need for parking . There would be the same number of faculty and the same number of students in this building . This expansion provides handicapped accessibility to the building and to the rest of campus from the upper campus. Ithaca College would be providing better access to the theater and performance areas as well as providing a means for students on the upper campus to get down to the lower campus level . Peter Trowbridge, Landscape Architect, said the area extending " J" lot would be an addition of 200 parking spaces . The additional spaces are not new to the school of music, but there are replacement parking spaces that are going to be dislocated by both the music school and the Health Science and Human Performance Building ( HSHP ) . That project would be before the board within the next few months . These new parking spaces are from the spaces at Axiohm that would be moved back to campus , as well as dislocated parking due to construction . These are not new spaces , they are actually relocated spaces that exist other places on or off campus . This parking lot services the Tower Club , resident halls , and the two residential towers . As Mr. Hoffman mentioned, the parking for the music school performances would be parking that would be used by faculty and staff during the day. When faculty and staff leave between 5 : 00 p . m . or 6 : 00 p . m . , people attending performances would be occupying those vacant spaces. The "J" lot would become efficiently used throughout the day. The pedestrian bridge is very critical in making Ithaca College easily accessible. Someone coming in on the " J" lot level currently would have to traverse a significant set of stairs to get to the music school or to the core of campus . There is a current set of stairs between Hill Center and the music school that would be eliminated , and made into an accessible ramp . Students or visitors at Ithaca College would be able to park on the upper level without traveling any stairs to access the music school . This would be a big improvement both in terms of accessibility and utilization of the core of campus . Chairman Stotz asked Mr. Trowbridge if the arch of the bridge would be high enough for a truck to pass under freely. TOWN OF ITHACA • ZONING BOARD OF APPEALS 7 MAY 217 1997 Mr. Trowbridge responded , yes . Only service and emergency vehicles would be allowed underneath the bridge into the parking area behind Gannet Library . The area under the pedestrian walkway would be pedestrian zoned unless service or emergency vehicles needed to pass through . Only certain vehicles would be able to pass through this area . A lot of the parking needed to be removed behind Gannet Library because of the requirement for servicing both the library and the music addition . Mr. Niefer asked if the arch would be high enough to allow the biggest piece of fire equipment to pass underneath freely. Mr. Trowbridge responded , yes . They have talked to Ray Wheaten at the Ithaca Fire Department about the minimum distance. They require 13 feet 6 inches, so 14 feet would be the height for vehicles to pass freely under the bridge . Chairman Stotz asked if people could get off at the level to the arch or at grade . Mr. Trowbridge said the prior entrance is at grade, but if someone was to attend a performance and did not want to come to the main entrance they could move into the upper floors of the music school . The people using the bridge would probably be students on a day to day basis • that live in the residential hall of the Towers . Those students would enter at grade and move into the core of campus. The bulk of bridge use would probably be used by students , staff, and faculty. Mr. Niefer asked what is proposed for handicapped accessibility for parking in "J" lot or would they be dropped off in the circle. Mr. Trowbridge said there are several places that could happen. There is an accessible drop off route in the loop where there is a flushed curb. If someone had an impaired passenger, this might be the place where that person would be dropped off for the entrance to the music school . If there was an impaired driver, they would have the option to park in the handicapped spaces behind Hill Center or park in the " J " lot with accessible parking spaces that would be dedicated to handicapped people. People could take the elevator to ground or an upper level of the music school . Mr. Ellsworth asked what would be done to expand " J" lot where there is a lot of rock to deal with . Mr. Trowbridge said the contractor would be filling the beginning of " J" lot, over the rocks to the end of the proposed expansion . There is a level plateau adjacent to " J" lot. It is steep above and below, but very well graded in portions . Mr. Trowbridge pointed out the slopes of the location of " J" lot expansion on a colored picture to the board . Once the area is filled the rock would be • covered over. There would be a plateau for the extension of the 200 car parking lot after the fill . TOWN OF ITHACA • ZONING BOARD OF APPEALS g MAY 21 , 1997 Mr. Ellsworth asked what materials would be used to construct the bridge. Mr. Hoffman said the structure of the bridge would steel . Mr. Ellsworth asked what would be used to deice the bridge in the winter time since there would be handicapped people crossing the bridge. Mr. Hoffman said the pedestrian bridge from "J" lot to the tower would be totally enclosed, but it is not heated or air conditioned . Mr. Ellsworth asked if all the panels would be glass. Mr. Hoffman responded , yes . Chairman Stotz asked if the tower and bridge would stand out. Mr. Hoffman responded , yes . They wanted the facade to be very strong and extend across the road . The bridge would only be ten feet wide and level , so people do not slip and fall . • Mr. Trowbridge said people would not notice that the bridge would be higher than Ford Hall . It would be seen relative to the towers . The roof line would be the same line as the " J" lot level . There would not be anything out of the ordinary. Chairman Stotz said the existing entrance to Ford Hall has a series of steps that have been a real problem for handicapped people. Mr. Trowbridge said that would be corrected . At the present time, the entrance is at half floor level . There is artificial grading in front of the building , which would be removed , and the entrance would come in at grade level . After the construction is completed people would be entering at floor level . Chairman Stotz asked if people would be able to access Ford Hall without going up and down stairs . Mr. Hoffman responded , yes. The construction would be leveling the front of Ford Hall to have the entrance at grade level . When people enter the main entrance to Ford Hall they would be at level two of the building. By lowering the level it made it easier to have the bridge cross the third level . • Chairman Stotz asked if the parking spaces in the circle would be included in "J" lot. TOWN OF ITHACA • ZONING BOARD OF APPEALS 9 MAY 219 1997 Mr. Trowbridge responded , yes. Those spaces would be the relocated parking spaces as part of the net of the " J" lot addition . ENVIRONMENTAL ASSESSMENT: Chairman Stotz said the environmental assessment was completed by the Town' s Planning Board , Chairman Stotz asked if the second growth wood land would be replaced in anyway. Mr. Trowbridge said the area was looked at carefully. Nina Bassuk, Director of Urban Horticulture Institute of Cornell University , took a look at this area also . There was also an independent assessment done by Nancy Ostman and Robert Wesley of the Cornell Plantations along with the Town of Ithaca. These findings included a large caliper of trees on the slope above the terrace. The terrace caliper of trees were quite small . There were three large caliper oak trees on the site . It looked like this area was either farmed or logged in the last 40 to 45 years . There were trees left, and given the condition of those trees they were by passed because they were not suitable for lumbering . The caliper of the trees were very small , and Ithaca College does not plan to replace them. They do not feel this a significant forest covered area . This area is out the Unique Natural Area that both Ms . Ostman and Mr. Wesley have identified on South Hill . We are revegetating any areas that are disturbed outside the parking lot in significant ways so there would • be woody ground covered shrubs and trees in and around the parking lot to mitigate the disturbance and any areas that are outside the paved areas. Mr. Ellsworth asked if more storm drainage would be considered because of all the paved parking . Mr. Trowbridge responded, yes. A water shed study was discussed with the Town's Engineer and T. G . Millers' Engineers . Mr. Trowbridge pointed out on an enlarged map where the water retention ponds and facilities were located on campus , and explained the routes and current flows of the water drainage. Mr. Ellsworth asked if they would be adding new storm drainage lines in . Mr. Trowbridge said they would be tying into existing storm facilities. Planner Cornish said the Planning Staff visited the site several times , and felt comfortable with what Ms . Bassuk' s assessments were of the area . Chairman Stotz asked if the tum around in the front would be sufficiently wide for two or three cars . Mr. Trowbridge said if someone was parked in the circle that someone else could drive by • freely. There are three lanes of traffic including the drop off area . TOWN OF ITHACA • ZONING BOARD OF APPEALS 10 MAY 219 1997 Chairman Stotz asked if a line of parking be eliminated perpendicular to the gym . Mr. Trowbridge responded , no . There would be three or four parking spaces eliminated because of the turn around . All the parking behind Hill Center would remain as it exists except for the three or four parking lots . Chairman Stotz opened the public hearing. With no one present to speak, Chairman Stotz closed the public hearing . MOTION by Harry Ellsworth , seconded by James Niefer: RESOLVED hat this board grant the appeal of Ithaca College for a special approval under Article 1V, Section 11 . 3 of the Town of Ithaca Zoning Ordinance, to be permitted to construct a 65 , 000 +/- square foot addition to Ford Hall along with the expansions of " J" and "M" parking lots on Town of Ithaca Tax Parcel No. 41 -1 -30: 2 , -30 . 5, and - 30 . 6, Residence District RA5 based upon the findings that the project satisfied the requirements of Article XIV, Section 77, Paragraph 7, Sub-paragraphs a-h of the Town of Ithaca Zoning Ordinance. A vote on the motion resulted as follows : AYES - Stotz, Ellsworth , Krantz, Niefer. NAYS - None. The motion was carried unanimously. MOTION by Ronald Krantz, seconded by James Niefer: RESOLVED. that this board grant the appeal of Ithaca College under Article IV, Section 11 . 6 of the Town of Ithaca Zoning Ordinance , for a special variance to allow the building height of 84 +/- feet where as 36 feet is the maximum height allowed . It is understood that the 84 +/- feet would be bring the height of the building in line with the existing Ford Hall , and that the variance determination was made on the basis set forth in Article XIV, Section 77 , Paragraph 6 , Sub-paragraph a, for area variances cross reference to Section 267 B of the Town of Ithaca Zoning Ordinance. A vote on the motion resulted as follows : AYES - Stotz, Ellsworth , Krantz, Niefer. NAYS - None . TOWN OF ITHACA • ZONING BOARD OF APPEALS 11 MAY 219 1997 The motion was carried unanimously. The last appeal to be heard by the board was as follows : APPEAL of Ithaca College, Appellant, Robert J . O' Brien, AIA, Agent, requesting a special approval from the Zoning Board of Appeals under Article IV, Section 11 .3 of the Town of Ithaca Zoning Ordinance, to be permitted to place a 11 , 000 +/- square foot temporary structure to be used for classrooms on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 =1 =30.2, Residence District R- 15. Robert O' Brien, HOLT Architect, said the proposed temporary classroom structure would be located near the entrance road to Ithaca College from Route 966 . The temporary classroom structure would be located further up from the tennis court above the entrance to Ithaca College. This would be a fairly level area . This is a temporary building structure that is being proposed to house programs for the new Health Science and Human Performance Building ( HSHP ) . The new HSHP building would be coming before the board within the next few months. The HSHP building is planned for completion in the Spring semester of 1999 . The temporary structure is a similar structure to the temporary structure next to Smiddy Hall on Campus for the Occupational Therapy • Program . This site was chosen because it is near the operations of the HSHP building . The site is level , and there should not be any disturbance to the site other than putting the walkway and pier footings down for the temporary structure . This site could easily be restored into it' s original condition when the structure is removed . Mr. Ellsworth asked how many square feet would the temporary structure be . Mr. O' Brien said the structure would be approximately 11 , 000 square feet . Chairman Stotz asked if the only access to the building would be a foot path . Mr. O' Brien responded , yes . Mr. O' Brien pointed out an enlarged map where the parking would be for the people in the temporary structure . Chairman Stotz asked if the area would be level from the parking area to the building . Mr. O' Brien responded , yes . Chairman Stotz asked if there are plantings proposed for screening the structure from Danby Road . • Mr. Trowbridge responded , yes . Ornamental grasses are fast growing , and a local nursery would be providing Ithaca College with these grasses. The grasses grow roughly ten feet in the first TOWN OF ITHACA • ZONING BOARD OF APPEALS 12 MAY 219 1997 year. Since the building would be temporary, the intention was not to invest in a permanent landscape either. The landscaping would develop screening from Danby Road , but would not be a huge investment for the College. The ornamental grasses would be planted on small berms in front of the building . Mr. O' Brien said the building has been rotated slightly to get off the water line right-of4ay as requested by the Planning Staff and the Planning Board agreed . Mr. Krantz asked if grass grows that tall , it would create a security problem . Mr. O' Brien said the grass is away from the people side of the building where people access into and out of the structure. Mr. Trowbridge said the landscape at the end of the building would be four or five feet lower than the building itself. The issue of security and concerns that there would be architecturally mounted lights along the walkway for lamination along and around the building . A blue light would be added for an emergency telephone. Chairman Stotz asked how long is the walk way. • Mr. O' Brien said the walkway would be approximately 100 to 120 feet. Chairman Stotz asked if the fire apparatus would be located on the road if there is a need for it. Mr. Trowbridge responded, yes. There have been discussions with Ray Wheaton of the Fire Department about this project, and he felt that the fire department would fight any fires off of the campus road . Mr. O' Brien said the temporary structure would be fully sprinkled . Mr. Ellsworth asked if this temporary structure be made of the same materials as the other temporary structure is on campus. Mr. O' Brien responded , yes. Chairman Stotz opened the public hearing . With no one present to speak, Chairman Stotz closed the public hearing . ENVIRONMENTAL ASSESSMENT.• • Chairman Stotz said the environmental assessment was completed by motion of the Town ' s TOWN OF ITHACA • ZONING BOARD OF APPEALS 13 MAY 219 1997 Planning Board . The Town's Planning Board has a recommendation to the Zoning Board of Appeals requesting that the special approval be approved with the condition that the special approval be limited to two years , expiring on August 31 , 1999 . MOTION by Harry Ellsworth , seconded by James Niefer: RESOLVED, hat this board grant the appeal of Ithaca College for a special approval under Article IV, Section 11 . 3 of the Town of Ithaca Zoning Ordinance, to be permitted to place a 11 , 000 +/- square foot temporary classroom structure to be located on Town of Ithaca Tax Parcel No . 41 Al 30 . 2 , Residence District RA 5 , expiring on August 31 , 1999 , and that the appellants met the requirements of Article XIV, Section 77 , Paragraph 7 , Sub-paragraph a-h of the Town of Ithaca Zoning Ordinance. A vote on the motion resulted as follows : AYES - Stotz, Ellsworth , Krantz, Niefer. NAYS - None . The motion was carried unanimously. • Chairman Stotz adjourned the meeting at 8 : 40 p . m . Deborah Kelley Keyboard Specialist/Minutes ecorder I id Stotz, Ch ' firman • • TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION 1 , Dani L . Holford, being duly sworn, depose and say that I am the Town of Ithaca Building and Zoning Department Secretary, Tompkins County, New York: that the following notice has been duly posted on the sign board of the Town of Ithaca and that said notice has been duly published in the local newspaper, The Ithaca Journal . Notice of public hearings to be held by the Town of Ithaca Zoning Board of -Appeals in Town Hall 126 East Seneca Street, Ithaca New York on Wednesday May 21 , 1997, commencing at 7 : 00 P. M ., as per attached . Location of sign board used for posting: Bulletin board, front entrance of Town Hall. Date of posting: May 12, 1997 Date of publication: May 16, 1997 Dani L . Holford, Building and Zoning Departm nt Secretary, Town of Ithaca STATE OF NEW YCi2K ) SS . : COUNTY OF TOMPKINS ) Sworn to and subscribed before me this 16th day of May, 1997 . n. NotSry Publi 917 T . TV! 7! ,1 '11J � A. RY PUBLIC i RK is n ca0 427 f TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS WEDNESDAY, MAY 214 1997 7 :00 P.M . By direction of the Chairman of the Zoning Board of Appeals NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning Board of Appeals of the Town of Ithaca on Wednesday, May 21 , 1997, in Town Hall, 126 East Seneca Street, (FIRST Floor, REAR Entrance, WEST Side), Ithaca, N .Y ., COMMENCING AT 7 :00 P.M., on the following matters: APPEAL of Cornell University, Appellant, Scott Whitham, Agent requesting a special approval from the Zoning Board of Appeals under Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to be permitted to reconstruct portions of Tower Road on the Cornell University campus, Town of Ithaca Tax Parcel No. 67- 1 - 10.2, - 11 , and - 12, Residence District R-30 . APPEAL of the Montessori School, Appellant, Peter Demjanec, R.A., Agent, requesting a special approval from the Zoning Board of Appeals under Article V, Section 18 of the Town of Ithaca Zoning Ordinance, to be permitted to enlarge an existing elementary school located at 120 East King Road, Town of Ithaca Tax Parcel No. 43 - 1 -3 .5 , Residence District R-30 . Variances from Article V, Section 21 and 22 of said Ordinance are also being requested to permit lot coverage by a building of 11 .25 % ( 10% maximum coverage allowed) and a 22 foot side yard building setback (40 foot minimum setback required) . APPEAL of Ithaca College, Appellant, Robert J. O 'Brian, AIA., Agent, requesting a special approval from the Zoning Board of Appeals under Article IV, Section 11 .3 of the Town of Ithaca Zoning Ordinance, to be permitted to build a 55 ,000 square foot building addition at Ford Hall and in connection with said addition, to expand parking lots "J" and "M" on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 - 1 -30.2 , 30 .5 , and 30.6, Residence District R- 15 . A variance from Article IV , Section 11 .6 is also being requested to allow said building expansion to have a building height of 84 + feet (36 foot maximum height allowed). APPEAL of Ithaca College, Appellant, Robert J. O 'Brian, AIA., Agent, requesting a special approval from the Zoning Board of Appeals under Article IV, Section 11 .3 of the Town of Ithaca Zoning Ordinance, to be permitted to place a 10,000 + square foot temporary structure to be used for classrooms on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 - 1 -30.2 , Residence District R- 15 . Said Zoning Board of Appeals will at said time, 7 :00 p .m ., and said place, hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual or hearing impairments or other special needs, as appropriate, will be provided with assistance, as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Andrew S . Frost Director of Building and Zoning 273 - 1783 Dated: May 13 , 1997 Publish: May 16, 1997