Loading...
HomeMy WebLinkAboutZBA Minutes 1998-10-14 FkJD TOM OF ffHACAO TOWN OF ITHACA ZONING BOARD OF APPEALS WEDNESDAY , OCTOBER 14 , 1998 OwkZQ CL kA �'a 7 : 00 p . m . ADJOURNED APPEAL of the Town of Ithaca , Appellant, Fred Noteboom , Agent, requesting a variance from the requirements of Article V, Section 18 and 21 of the Town of Ithaca Zoning Ordinance , to be permitted to construct a 40' by 96 ' storage building with a west side yard building setback of 15 feet (40 foot setback required) at 106 Seven Mile Drive , Town of Ithaca Tax Parcel No . 33 -2- 6 . 1 , Residence District R-30 , APPEAL GRANTED APPEAL of the Ithaca Veteran Volunteer Fireman 's Association , Appellant, requesting authorization from the Zoning Board of Appeals , under Article XII , Section 54 of the Town of Ithaca Zoning Ordinance to be permitted to alter a non-conforming use with a building addition of a 285 -+ square foot glass enclosure which will house and display an antique fire engine , located at 638 Elmira Road , Town of Ithaca Tax Parcel No . 33 -3 -4 , 33 -3 - 51 , 33 -3 - 5 . 2 . . Light Industrial District. Said building is non-conforming since lodges/meeting halls are not permitted in said district. Variance from Article XIII , Section 44 of said Ordinance may also be required to permit a structure in a Light Industrial Zone to be less than the required 150 foot front yard setback (81 ± feet proposed) . APPEAL GRANTED *APPEAL of Ithaca College , Appellant, Mark Darling, Agent, requesting a special approval from the Zoning Board of Appeals under Article IV, Section I I of the Town of Ithaca Zoning Ordinance to construct a compost facility on the Ithaca College campus approximately 750 feet southeast of the intersection of Coddington Road and Danby Road , Residence District R- 15 . The facility will consist of a 6 , 120 sq . Ft. Building and a 5 , 000 sq . Ft. Concrete pad . APPEAL GRANTED APPEAL of Cornell University, Appellant, John Barradas , 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 construct a 1 , 200 ± sq . Foot Golf Pro Shop addition to the Moakley House located on 213 -215 Warren Rd . , Town of Ithaca Tax Parcel No . 68- 1 -9 Residence District R-30 . APPEAL GRANTED FILM TOWN OF ffHA AC Oala TOWN OF ITHACA ZONING BOARD OF APPEALS WEDNESDAY , OCTOBER 14 , 1998 C.IerkTln � M� t �oed 7 : 009 . m . PRESENT : Vice Chair Harry Ellsworth , Ronald Krantz, James Niefer, Kirk Sigel , Andrew Frost, Director of Building/Zoning; John Barney, Attorney for the Town ; Christine Balestra , Planner. EXCUSED : Chairman David Stotz. OTHERS : Ray Wheaton , Pam Kellogg, Lyle Neigh , Lou Durland , Mark Lang, Mark Darling, Randy Lacey. Vice Chairman Ellsworth called the meeting to order at 7 :07 p . m . , stating that all posting, publication , and notification of the public hearing had been completed and were in the same order. The first appeal to be heard by the board was as follows : ADJOURNED APPEAL of the Town of Ithaca , Appellant, Fred Noteboom , Agent, requesting a variance from the requirements of Article V, Section 18 and 21 of the Town of Ithaca Zoning Ordinance , to be permitted to construct a 40 ' by 96' storage building with a west side yard building setback of 15 feet (40 foot setback required) at 106 Seven Mile Drive , Town of Ithaca Tax Parcel No . 33 -2 - 6 . 1 , Residence District R- 30 . Vice Chairman Ellsworth stated Mr. Noteboom provided a letter to the board explaining why the storage •shed is close to the property line . Fred Noteboom , Town of Ithaca Highway Superintendent, stated the Highway Department is planning on building a 40' by 96' storage shed . We would like to have a variance to set it back within fifteen feet of the property line to allow transition room into the shed . There is a slope from the West to the East, so it needed to be raised . We wanted to discourage odds and ends being stored in the back and is one of the reasons we would like it set back. Vice Chairman Ellsworth asked what cold storage is . Mr. Noteboom responded it is a three sided shed and is open to the barn side . They would like to keep it centralized . Mr. Krantz stated the immediate neighbors do not have any problems with this approval . Vice Chairman Ellsworth asked how close are the neighbors? Mr. Noteboom replied the neighbors have a field behind the proposed site . Andrew Frost, Director of Building/Zoning, stated the zoning ordinance permits such a use but says the building would have to be maintained according to the setbacks . ZONING BOARD OF APPEALS PAGE 2 OCTOBER 14, 1998 APPROVED - APPROVED - APPROVED - NOVEMBER 4, 1998 - APPROVED - APPROVED - APPROVED Vice Chairman Ellsworth opened the public hearing at 7 : 11 p . m . and asked if any members of the public swished to be heard . With no persons present to be heard , Vice Chairman Ellsworth closed the public hearing at 7 : 12 p . m . MOTION made by Ronald Krantz, seconded by James Niefer. RESOLVED , that this board grant the appeal of the Town of Ithaca, requesting a variance form the requirements of Article V, Section 18 and 21 of the Town of Ithaca Zoning Ordinance , to be permitted to construct a 40 ' by 96' storage building with a west side yard building setback of not less than 14 feet (40 foot setback required) at 106 Seven Mile Drive , Town of Ithaca Tax Parcel No. 33 -2-6 . 1 , Residence District R-30 . These findings are based upon the requirements of Section 77 , subdivision 7 , subparagraphs a-h . A vote on the motion resulted as follows : AYES : Ellsworth , Krantz, Niefer, Sigel . NAYS : None . ABSTENTION : None . The motion carried unanimously. The second appeal to be heard by the board was as follows : APPEAL of the Ithaca Veteran Volunteer Fireman 's Association , Appellant, requesting authorization from the Zoning Board of Appeals , under Article XII , Section 54 of the Town of Ithaca Zoning Ordinance to be permitted to alter a non-conforming use with a building addition of a 285 ± square foot glass enclosure which will house and display an antique fire engine , located at 638 Elmira Road , Town of Ithaca Tax Parcel No . 33 -3 - 4, 33 -3 - 51 , 33 - 3 - 5 . 2 . . Light Industrial District. Said building is non-conforming since lodges/meeting halls are not permitted in said district. Variance from Article XIII , Section 44 of said Ordinance may also be required to permit a structure in a Light Industrial Zone to be less than the required 150 foot front yard setback (81 ± feet proposed) . Ray Wheaton , Ithaca Veteran Volunteer Firemen 's Association , stated they have setback problems with a greenhouse type structure to be constructed in front of the IWFA building. It is approximately 285 square feet and it will house an 1896 fire apparatus . It is deteriorating in its current location . The IWFA has offered to build the heated/cooled structure . The City and IWFA have gone into a fire contract stating it is on a permanent loan . Vice Chairman Ellsworth asked if it was still in the city fire station . Mr. Wheaton replied it has been removed and is currently being renovated . Lyle Neigh , IWFA, stated it will still require additional work once it is moved to the IWFA building. Mr. Wheaton stated they will continue to preserve it for the 99ears of the contract with the city,tY. ZONING BOARD OF APPEALS PAGE 3 OCTOBER 14, 1998 APPROVED - APPROVED - APPROVED - NOVEMBER 4, 1998 - APPROVED - APPROVED - APPROVED • Mr. Krantz asked if it will be seen from the road . Mr . Neigh responded that it would and people can be taken through the building if someone is available . The IVVFA will probably hold open houses for that purpose . Mr. Krantz stated the location was not far from where Elmira Road reduces down in width . Will the drivers be distracted? Mr. Wheaton stated the road there is two lanes and the narrowing of the road is more towards the city. Mr. Sigel asked if there were plans to put up additional signage . Mr. Neigh responded they have no sign plans . Vice Chairman Ellsworth opened the public hearing at 7 : 18 p . m. and asked if any members of the public wished to be heard . With no person present to be heard , Vice Chairman Ellsworth closed the public hearing at 7: 19 p . m . ENVIRONMENTAL ASSESSMENT: Christine Balestra, Planner, stated the only issue that came up at the Planning Board meeting was the visibility and the walkway near the site . Staff recommends a negative determination of environmental significance . The Planning Board requested the walkway be extended around the perimeter around the addition . Mr. Wheaton stated the next day they made arrangements with the builder to put a four foot concrete sidewalk around the perimeter. Mr. Niefer stated the last time this location was subject of appeal , they were extending the parking lot at the rear of the site by adding a lot of fill . The fill was going in under the electrical power line . Has adequate code clearance been maintained ? Mr. Neigh responded there had been no questions from New York State Electric and Gas . NYSEG have been on site to mount a light on a pole . Mr. Niefer stated there appeared to be significant encroachment at the time . Mr. Frost stated Mr. Neigh was a former employee of NYSEG . Mr. Neigh stated he could check with NYSEG to be sure there is no problem. MOTION made by Ronald Krantz, seconded by Kirk Sigel . RESOLVED that this board make a negative determination of environmental significance in the matter of the Ithaca Veteran Volunteer Fireman 's Association , requesting authorization under Article XII , Section 54 of the Town of Ithaca Zoning Ordinance to be permitted to alter a non-conforming use with a building addition of not more than 300 ZONING BOARD OF APPEALS PAGE 4 OCTOBER 14, 1998 APPROVED - APPROVED - APPROVED - NOVEMBER 4, 1998 - APPROVED - APPROVED - APPROVED square foot glass enclosure which will house and display an antique fire engine , located at 638 Elmira Road , Town of * Ithaca Tax Parcel No . 33 -3 -4, 33 -3 -5 . 1 , 33 -3 -5 .2 . 1 Light Industrial District. Said building is non-conforming since lodges/meeting halls are not permitted in said district. Variance e from Article XIII , Section 44 of said Ordinance may also be required to permit a structure in a Light Industrial Zone to be less than the required 150 foot front yard setback (81 ± feet proposed .) A vote on the motion resulted as follows : AYES : Ellsworth , Krantz, Niefer, Sigel . NAYS : None . ABSTENTION : None . The motion carried unanimously. MOTION made by Ronald Krantz , seconded James Niefer. RESOLVED that the board grant the appeal of the Ithaca Veteran Volunteer Fireman 's Association , requesting authorization under Article XII , Section 54 of the Town of Ithaca Zoning Ordinance to be permitted to alter a non- conforming use with a building addition of not more than 300 square foot glass enclosure which will house and 10display an antique fire engine , located at 638 Elmira Road , Town of Ithaca Tax Parcel No. 33 -3 -4, 33 -3 - 51 , 33 -3 - 5 .2 . , Light Industrial District. Said building is non-conforming since lodges/meeting halls are not permitted in said district. Variance from Article XIII , Section 44 of said Ordinance may also be required to permit a structure in a Light Industrial Zone to be less than the required 150 foot front yard setback not less than 78 feet. These findings are based upon the requirements of Section 77 , subdivision 7, subparagraphs a-h . A vote on the motion resulted as follows : AYES : Ellsworth , Krantz , Niefer, Sigel . NAYS : None . ABSTENTION : None . The motion carried unanimously. The third appeal to be heard by the board was as follows : APPEAL of Ithaca College , Appellant, Mark Darling, Agent, requesting a special approval from the Zoning Board of Appeals under Article IV, Section I I of the Town of Ithaca Zoning Ordinance to construct a compost facility on the Ithaca College campus approximately 750 feet southeast of the intersection of Coddington Road and Danby Road , Residence District R- 15 . The facility will consist of a 6 , 120 sq . Ft. Building and a 5 , 000 sq . Ft. . Concrete pad . ZONING BOARD OF APPEALS PAGE 5 OCTOBER 14, 1998 APPROVED - APPROVED - APPROVED - NOVEMBER 4, 1998 - APPROVED - APPROVED - APPROVED Mark Darling, Ithaca College , stated they have been operating a compost facility since 1993 in a converted '01storage building. We are trying to reduce the $ 145 a ton tipping fee and reduce the amount of material to the landfill . The heaviest single item to go to the landfill is food scraps . They took them out and with the assistance of Cornell University, we designed and operate a compost facility . They can use half of the food scraps generated at the college . Last year they did about 182 tons . Ithaca College figures they generate almost 400 tons per year and the current facility is not large enough to do all the compost . They are asking special approval to build a larger facility. Ithaca College received a grant from New York State to match their money to build a 60 by 100 foot timber frame steel skin pull barn with a 30 by 40 foot work room , and a 50 by 100 foot concrete slab . Sear Brown group developed a site plan that would take advantage of the terrain . One was to be able to dump down into the mixing wagon . This is where the food scraps is mixed with food chips . Lou Durland , Sear Brown Group , provided visuals to the board and explained the location of the proposed site . Vice Chairman Ellsworth asked if the proposed site is across from the current site . Mr. Durland responded it is , but in a more secluded area . He explained they had discussed having the site further up the hill , but they would have to take down any significant amount of trees . The current site is a more gradual slope and the access road was more accessible . They are proposing to build a 60 by 100 foot pull barn and be enclosed with a metal roof. It will be naturally ventilated . The process of composting is aerobic and there are no significant odors . Mr. Darling stated it smells like an animal barn in the building and they have not had any complaints of odors from the present facility . Ms . Balestra asked Mr. Darling to explain the use of wood chips . Mr. Darling state the wood chips are a bulking agent. They make room for the air and also insulate the pile . The sawdust is a carbon source . Compost involves an environment for microorganisms to help decomposing. In the early spring when the mix has been through a couple of times the chips become wet, the sawdust is added for more carbon . The food generally has a good carbon to nitrogen ratio . There is more pasta and starches , which are high in carbohydrates . The sawdust enhance the blend . Vice Chairman Ellsworth asked if there are rodent problems . Mr. Darling responded they have a pest company come in to control it. Mr. Krantz asked the size of the present building. Mr. Darling responded it was 30 by 80 feet , and 16 feet high . Mr. Niefer asked what would be done with the present facility . ZONING BOARD OF APPEALS PAGE 6 OCTOBER 14, 1998 APPROVED - APPROVED - APPROVED - NOVEMBER 4, 1998 - APPROVED - APPROVED - APPROVED Mr. Darling stated they have a series of tractor trailers on the property that store chairs and tables . They ,would like to store the tables and chairs in the building. Mr. Niefer stated the new Ithacare facility is going to work with Ithaca College to use food scraps for composting. Mr . Darling stated it is to help them out and to have more during the full year. Mr . Niefer asked if there was any prospect of spreading the service to the rest of the community. Mr. Darling stated that Ithaca College has had a long tradition of working with not for profit organizations . The services would be provided at cost. They would not charge a tipping fee . Mr. Niefer asked if the food waste had already been sorted . Mr . Darling stated there is less than I % contamination . They are working with the dining services to eliminate the plastics . Mr. Frost asked how the compost is used . Mr. Darling stated it is used on site as a soil amendment to their flower beds . Enough compost is not 10produced to do the athletic fields and they need to go to an outside company. They collected about 245 cubic yards of composting last year. Mr. Krantz asked if Cornell University has a similar program . Mr. Darling responded they do an outdoor system . The New York State Prisons use the same system as Ithaca College . The food is used within six weeks . Vice Chairman Ellsworth asked if they had an arrangement with Cornell wood shops for sawdust. Mr. Darling stated they did and they also use sawdust from other wood shops including their own shops . Vice Chairman Ellsworth opened the public hearing at 7 : 43 p . m . With no persons present to be heard , Vice Chairman Ellsworth closed the public hearing at 7 : 44 p . m . ENVIRONMENTAL ASSESSMENT : Ms . Balestra stated the Environmental Assessment was done by Susan Ritter , Environmental Planner. Some of the issues brought up were drainage , storm water run-off, noise , odor, and potential vermin infestation . All of the issues have been addressed or will be addressed prior to Final Site Plan Approval . Staff recommends a negative determination of environmenal significance . MOTION made by Kirk Sigel , seconded by James Niefer. ZONING BOARD OF APPEALS PAGE 7 OCTOBER 14, 1998 APPROVED - APPROVED - APPROVED - NOVEMBER 4, 1998 - APPROVED - APPROVED - APPROVED RESOLVED that this board make a negative determination of environmental significance in the matter of Ithaca *College requesting a special approval from the Zoning Board of Appeals under Article IV, Section I I of the Town of Ithaca Zoning Ordinance to construct a compost facility on the Ithaca College campus approximately 750 feet southeast of the intersection of Coddington Road and Danby Road , Residence District R- 15 . The facility will consist of a building not to exceed 7 , 400 square feet and a concrete pad not to exceed 5 ,200 square feet. A vote on the motion resulted as follows : AYES : Ellsworth , Krantz , Niefer, Sigel . NAYS : None . ABSTENTION : None . The motion carried unanimously. MOTION made by Kirk Sigel , seconded Ronald Krantz . RESOLVED that this board grant the appeal of Ithaca College requesting a special approval from the Zoning Board of Appeals under Article IV, Section I I of the Town of Ithaca Zoning Ordinance to construct a compost facility on the Ithaca College campus approximately 750 feet southeast of the intersection of Coddington Road and Danby Road , � Residence District R- 15 . The facility will consist of a building not to exceed 7 , 400 square feet and a concrete pad not to exceed 5 , 200 square feet. These findings are based upon the requirements of Section 77 , subdivision 7 , subparagraphs a-h . A vote on the motion resulted as follows : AYES : Ellsworth , Krantz , Niefer, Sigel . NAYS : None . ABSTENTION : None . The motion carried unanimously. OTHER BUSINESS : Mr. Frost stated the board received two hand -outs . One hand -out came from JoAnn Cornish , City of Ithaca . She sent a memorandum to City Planning, City Clerk , County Planning, County Health Department, County of Public Works , Cathy Valentino , Town Planning, Village of Cayuga Heights , New York State Department of Environmental Conservation , and myself. The city is requesting they take lead agency status for the Environmental Impact Statement. The board received a draft Environmental Impact Statement. The Town Planning Board and Town Board have gone along with giving the lead agency status to the City of Ithaca and it is required the Zoning • Board of Appeals also for the Cornell North Campus Project. The board also has the opportunity to comment on the draft scope Environmental Impact Statement. The Town of Ithaca will only be approving athletic fields . The ZONING BOARD OF APPEALS PAGE 8 OCTOBER 14, 1998 APPROVED - APPROVED - APPROVED - NOVEMBER 41 1998 - APPROVED - APPROVED - APPROVED •North Campus project will involve housing, athletic fields , and other items . The only thing that will involve the town is the special approval to allow athletic fields . Attorney Barney stated under the regulations of government processing of environmental reviews , if there is multiple agencies that need to give permits or approve it, it is usually agreed one agency will be the lead agency and the one responsible for overseeing the preparation of the Environmental Impact Statement. They will be the ones to determine if there is environmental significance or not. In this case the City of Ithaca has been suggested to be the lead agency becomes a lot of this project involves property within the City of Ithaca. The Town Board and Planning Board have voted to consent to the City of Ithaca being lead agency. Vice Chairman Ellsworth stated he will abstain because he is part of a construction management proposal . Mr . Krantz asked if there was any type of precedence being set. Attorney Barney stated it is required in any situation where there is multiple agencies . Mr. Sigel asked if any buildings were involved . Attorney Barney stated the buildings are going to be in the city. Ms . Balestra stated either Mr. Kanter or Mr. Frantz would be working with the City of Ithaca on the project. • Attorney Barney stated the Zoning Board of Appeals should adopt a resolution granting the City of Ithaca lead agency status . MOTION made by James Niefer, Ronald Krantz . RESOLVED that the Town of Ithaca Zoning Board of Appeals grants the City of Ithaca Planning Board lead agency status in the Environmental Review of North Campus Housing Initiative Project. A vote on the motion resulted as follows : AYES : Krantz, Niefer, Sigel . NAYS : None . ABSTENTION : Ellsworth . The motion carried . The fourth appeal to be heard by the board was as follows : APPEAL of Cornell University, Appellant, John Barradas , 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 ZONING BOARD OF APPEALS PAGE 9 OCTOBER 14, 1998 APPROVED - APPROVED - APPROVED - NOVEMBER 4, 1998 - APPROVED - APPROWFD - APPROVED construct a 1 , 200 ± sq . Foot Golf Pro Shop addition to the Moakley House located on 213 -215 Warren Rd . , Town of Ithaca Tax Parcel No . 68- 1 - 9 Residence District R- 30 . John Barradas , Cornell University, stated the proposed building is about 1200 square feet and is being designed at one end of Moakley House . They tried to keep the arichtectual design as the existing buildings . It is going to be a pro shop for university use of the golf course . One end of the building will be an office for the pro and will have views to the first and tenth tees . The idea is to keep control over the number of people on the course . Vice Chairman Ellsworth opened the public hearing at 8 :09 p . m . With no persons present to be heard , Vice Chairman Ellsworth closed the public hearing at 8 : 10 p . m . Mr. Niefer stated he did not see the orange sign posted on the site . Randy Lacey, Cornell University, stated it was on the sign near Moakley House and has been up for a week and a half. ENVIRONMENTAL ASSESSMENT : Ms . Balestra stated they are proposing to remove a maple tree along the East elevation . There are other shrubs and vegetation along the existing side . Staff is recommending they replace the vegetation that is to be removed . The site is relatively flat so there is no issue with drainage . In the Environmental Assessment Form the *Town Engineer states there are no concerns regarding drainage and erosion control . Visually it is not expected to stand out or impact negatively. Staff recommends a negative determination of environmental significance . MOTION made by Ronald Krantz, seconded Kirk Sigel . RESOLVED that this board make a negative determination of environmental significance in the matter of Cornell University, Appellant, John Barradas , 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 construct a 1 , 200 ± sq . Foot Golf Pro Shop addition to the Moakley House located on 213 -215 Warren Rd . , Town of Ithaca Tax Parcel No . 68- 1 -9 Residence District R-30 . A vote on the motion resulted as follows : AYES : Ellsworth , Krantz , Niefer, Sigel . NAYS : None . ABSTENTION : None . The motion carried unanimously. MOTION made by Ronald Krantz , seconded by Kirk Sigel . ZONING BOARD OF APPEALS PAGE 10 OCTOBER 14, 1998 APPROVED - APPROVED - APPROVED - NOVEMBER 4, 1998 - APPROVED - APPROVED - APPROVED RESOLVED that this board grant the appeal of Cornell University, Appellant, John Barradas , Agent, requesting a Ospecial approval from the Zoning Board of Appeals under Article V, Section 18 of the Town of Ithaca Zoning Ordinance to be permitted to construct a 1 , 200 ± sq . Foot Golf Pro Shop addition to the Moakley House located on 213 -215 Warren Rd . , Town of Ithaca Tax Parcel No. 68- 1 -9 Residence District R-30 . These findings are based upon the requirements of Section 77 , subdivision 7 , subparagraphs a- h , and it be constructed substantially in accordance with the plans and models shown to the board . A vote on the motion resulted as follows : AYES : Ellsworth , Krantz , Niefer, Sigel . NAYS : None . ABSTENTION : None . The motion carried unanimously. Mr . Krantz asked why Lake Source Cooling never came before the Zoning Board of Appeals . Attorney Barney stated Lake Source Cooling has fifteen agencies involved . The New York State Department of Environmental Conservation is the lead agency and the town connected to the New York State Department of • Environmental Conservation being lead agency. It is for the developers benefit. It is to prevent each agency having to supervise its own environmental review. The agencies agree one agency will be responsible for the entire environmental review . It has been agreed to have an Environmental Impact Statement done that will explain potential impacts and how they are mitigating them . The first step is to determine what the Environmental Impact Statement will cover and is the scoping. Attorney Barney stated there was no reason for the project to come before the board . It involved a rezoning, not a special approval . Rezoning goes before the Planning Board . When the zoning ordinance is amended it is required to go before the Planning Board for recommendation . It also involves site plans and subdivision of land . The question of whether the proposed area was to be rezoned is a determination of the Town Board . The Town Board governs the adoption of the amendments of the zoning ordinance . There was a created Special Land Use District for this project because of the nature of the project it was better to give it its own regulations . Mr. Frost stated through the process it allows the use by right. Mr. Krantz asked if the Town Board had decided not to rezone , what would have happened . Attorney Barney stated after Cornell University sued the town , assuming it was sustained , an application for an variance would have come before the town . Vice Chairman Ellswdj ur t meeting at 8 : 16 p . m . Y Carri . Psortth , inutes S ry. ry Vice Chairm n .