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01-26-16 Planning and Development Board Meeting Agenda
r CITY OF ITHACA FREVISED �1T1 108 E.Green Street—3rd Floor Ithaca,NY 14850-5690 i ` DEPARTMENT OF PLANNING BUILDING ZONING&ECONOMIC DEVELOPMENT €'µ ��1�€3 0`s� Division of Planning&Economic Development JOANN CORNISH,DIRECTOR OF PLANNING&DEVELOPMENT PHYLLISA A.DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT � ��9pdRAiE� Telephone: Planning&Development-607-274-6550 Community Development/IURA-607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 If you have a disability&would like specific accommodation to participate, APPLICANT OVERHEAD PROJECTOR NOTE: The City only has a VGA plug/cable ®®� AGENDA available to connect to our overhead projector. If you need to connect another [Ifm way, you will need to provide your own please contact the City Clerk at 274-6570 by ADAPTOR. (Macs & many newer, lighter 12:00 p.m.,the day before the meeting. laptops may not have a VGA port.) The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:45 p.m. on JANUARY 26"D, 2016 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Start Time 1. Agenda Review 6:45 2. Privilege of the Floor (3-minute maximum per person — if you will be speaking about a project with a 6:50 scheduled PUBLIC HEARING below b, you are highly encouraged to speak at that time) 3. Special Order of Business 7:00 Project: Chain Works District Redevelopment Project Location: 620 S.Aurora St. Applicant: Scott Whitham &Jamie Gensel for David Lubin of UnChained Properties, LLC Actions: O Presentation of Draft Generic Environmental Impact Statement (DGEIS) &Schedule Project Description: The proposed Chain Works District seeks to redevelop and rehabilitate the +/-800,000-SF former Morse Chain/Emerson Power Transmission facility, located on a 95-acre parcel traversing the City and Town of Ithaca's municipal boundary. The applicant has applied to Common Council for a Planned Unit Development (PUD) for development of a mixed-use district, which includes residential, commercial, office, and manufacturing. The project is a mixed-use development consisting of four primary phases: (1) the redevelopment of four existing buildings (21, 24, 33, & 34); (2) the repurposing of the remaining existing buildings; (3) potential future development within areas of the remainder of the site adjacent to the existing buildings/parking areas; and (4) future developments within remaining areas of the site. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (6), and the State Environmental Quality Review Act, §617.4 (b)(3), for which the Lead Agency made a Positive Declaration of Environmental Significance on October 28, 2014, and adopted a Scope for the GEIS on January 13, 2015. 4. Subdivision Review Project: Minor Subdivision 7:30 Location: 101-107 Morris Ave. Applicant: George Frantz for Habitat for Humanity Actions: O Declaration of Lead Agency O Public Hearing 13 Determination of Environmental Significance 0 Recommendation to the BZA Project Description: The applicant is proposing to consolidate the existing two tax parcels (#44.-5-5 ,.-5-6). The applicant proposes to subdivide the resulting 6,154-SF (0.141-acre) parcel into two lots: Lot 1, measuring approximately 3,076 SF with 31 feet of frontage on Third Ave.; and Lot 2, measuring approximately 3,078 SF with 30 feet of frontage on Third Ave. The applicant intends to construct two affordable owner-occupied homes. The project is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for one- or two- family homes, minimum street frontage of 35 feet and minimum front side and rear yards of 25 feet, 10 feet, 10 feet and 25% or 50 feet, but no less than 20 feet, respectively. The project requires Area Variances. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act ("SEQRA"), and is subject to environmental review. S. Site Plan Review A. Project: Cayuga Green II — Lofts at Six Mile Creek 7:45 Location: 217 S. Cayuga St. Applicant: Bloomfield/Schon Actions: 0 Request for Project Changes Project Description: Applicant is requesting changes to the Site Plan approved on 8/27/13. The applicant is requesting to omit the previously-proposed green screen on the east wall of the Cayuga Street Garage. B. Project: Hilton Canopy Hotel 8:00 Location: 320-324 E. State St. Applicant: Scott Whitham for Neil Patel Actions: 0 Project Update 0 Conditions of Site Plan Approval 0 Requested Changes Project Description: The project was approved on February 24, 2015. The applicant is requesting changes to the approved site plan, including the following: increase from 123 to 131 guest rooms, increase from 74,475 GFA to 77,884 GFA, minor landscape changes, size and location of windows and doors, and exterior materials and colors. C. Project: State Street Triangle (Mixed-Use Housing& Retail) Location: 301 E. State St./M.L.K.,Jr. Blvd. Applicant: Michael Orsak for Campus Advantage Actions: 0 Project Update Project Description: The applicant has made revision project — which was a 116' tall, 11-story building with 240 housing units. pkG -tall, 9-story mixed-use building on the 0.759-acre site, with approximate) ►o r retail space, 2,029 SF of which will be a restaurant. Upper floors will ha v o 5-bedroom/4-bath) for a total of 180 units with approximately 452 bedro %0� es a loading/delivery/trash area with vehicular access provided from N. A 04 the building has been pushed back 4' along Aurora and State Streets to provide 00 m 14 to 24 feet. This change results in the need for an Area Variance for relief from rear ents in the CBD-120 Zoning District. The project has received Design Review. This is a Type I Action r the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h)[4], (k) and (n), and the State Environmental Quality Review Act ("SEQRA"), §617.4 (6.)(iv), and (11), and requires environmental review. D. Project: Parking for 4 Cars 8:20 Location: 424 Dryden Rd. Applicant: Daniel Hirtler for William and Angie Chen Actions: O Declaration of Lead Agency "An Equal Opportunity Employer with a commitment to workforce diversification." 2 Project Description: The property at 424 Dryden Road was subdivided 2015 to form a new parcel at 319 Oak Avenue. The required off-street parking for 424 Dryden Road was formerly located on the part of the original parcel which was subdivided. The goal of this project is to provide the five required off-street parking spaces for the small site, while providing the best maneuverability and retaining a vegetative buffer at the rear of this parcel. The applicant is proposing two potential layouts. The preferred layout retains an existing mature tree, preserves a portion of the 10-foot vegetative buffer, but requires variances. The alternate plan is to construct a garage that occupies a larger portion of the 10-foot buffer and removes a mature tree, but does not require a variance. Both layouts include a trash enclosure. The project is in the CR-2 Zoning District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act("SEQRA"), and is subject to environmental review. E. Project: E-Hub College Ave. 8:35 Location: 409 College Ave. Applicant: Noah Demarest for Student Agencies Properties, Inc. Actions: O Planning Board Feedback Project Description: Applicant proposes to create open office spaces on the 2nd and 3rd floors of the building, create outdoor rooftop patio off the 2nd floor, and renovate the fagade of the building. The fagade renovation involves removing brick and individual windows on the second and third floors, and creating a new glass fagade featuring a glass corner of fixed-frame window units with metal glass and granite detailing. The project is in the MU-2 Collegetown Area Form District (CAFD) and requires Design Review. The project is under the threshold for full Site Plan Review — however, due to the project's prominence in central Collegetown, Planning Board review is requested. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act ("SEQRA"), and is subject to environmental review. F. SKETCH PLAN: Elmira Savings Bank. (Rte. 13) 9:00 G. SKETCH PLAN: Cherry Artspace —Samuel Buggeln 9:15 6. Zoning Appeals 9:30 •C#3012-A,Area Variance, 101-105 & 107 Morris Ave.: 210 Third St. (G. Frantz) • #3012-B,Area Variance, 101-105 & 107 Morris Ave.: 208 Third St. (G. Frantz) 7. Old/New Business 9:35 A. Planning Board Resolution to Board of Public Works: Seneca Street Streetscape [under separate cover] B. Planning Board Comments to Board of Public Works: Cascadilla Street Railing Options[under separate cover] C. Discussion: Potential Rezoning of Portion of Lower E. State St./M.L.K.,Jr. Blvd.from B-4 to R-3a 8. Reports 9:50 A. Planning Board Chair(verbal) B. Director of Planning& Development(verbal) C. Board of Public Works Liaison (verbal) 9. Approval of Minutes:July 28,August 25,September 22, &December 22,2015(time permitting) 10:00 10. Adjournment 10:01 ACCESSING MEETING MATERIALS ONLINE Site Plan Review&Subdivision Applications(and Related Documents) Site Plan Review application documents are accessible electronically via the"Document Center"on the City web site(www.citvofithaca.org/DocumentCenter),under "Planning&Development">"Site Plan Review Project Applications,"and in the relevant year/month folder. Subdivision application materials can be similarly located, but in the"Subdivision Applications"folder. Zoning Appeal Materials are also accessible electronically via the"Document Center"on the City web site,under"Board of Zoning Appeals." Agenda You may access this agenda(including attachments)by going to the"Agenda Center"on the City web site(www.citvofithaca.org/agendacenter),under"Planning& Development Board." For ease-of-access,a link to the most recent Planning Board agenda is always accessible on the Planning Board home page: http://www.cityofithaca.org/354/Planning-Development-Board. CWD DGEIS Timeline as of 1-19-16 Task Timeline Notes Submittal of DEIS to staff (24 Hard Copies) 5-Jan-16 Distribute DGEIS to Boards 6-Jan-16 Prepare and distribute schedule to Boards 11-Jan-16 PB Meeting- DEIS Presentation & process 26-Jan-16 Start 45 days Town PB Meeting- DEIS Presentation 2-Feb-16 Town submits adequacy comments to City 18-Feb-16 PB Regular Meeting- Review For Adequacy 23-Feb-16 Applicant Submits revised DGEIS 3-Mar-16 PB Special Meeting-Adequacy Vote* 8-Mar-16 Filing& distribution of DEIS & PH 9-Mar-16 Presentation to Planning Committee of CC 9-Mar-16 Advertise PH 15-Mar-16 14 days before PH Staff Submits Comment Matrix template to applicant 22-Mar-16 PB Meeting-Update Board on process&schedule 22-Mar-16 Joint Planning Committee Mtg to discuss PUD/PEDZ 23-Mar-16 Start Regular Meetings staff/applicant Public Hearing (5th Tuesday) 29-Mar-16 15+days after Adequacy Public Hearing#2 (if needed) 5-Apr-16 Applicant to submit visual materials for meetng 14-Apr-16 Joint Planning Committee Mtg to discuss PUD/PEDZ 20-Apr-16 End of Public Comment Period 7-May-16 60 days from adequacy Applicant submits draft matrix& responses 16-May-16 PB Special Meeting- Review Comments Matrix 31-May-16 tentative (5th Tues) Joint PB Special Meeting- Review Comments Matrix 7-Jun-16 tentative (Reg.Town PB Meeting) Meeting Staff/Applicant review comments on matrix Week of 6-13 Applicant submits GFEIS (draft) TBD PB Meeting- Review GFEIS TBD PB Meeting- FGEIS Resolution of Completion TBD File FGEIS Notice of Completion (NOC) TBD Day after PB Vote NOC of FGEIS Deadline TBD Involved Agency Finding Deadline TBD 10 days after FEIS NOC Lead Agency Findings Adoption Deadline TBD 30 days after FEIS NOC PB Meeting-Adopt Findings TBD w/in 30 days after FEIS NOC *Assumes vote is positive. If vote is'not adequate' Lead Agency has 30 days to determine adequacy starting on the date that a revised DGEIS is submitted From: Tom Hanna Sent: Thursday,January 14, 2016 8:46 PM To: Charles Pyott Subject: [E-Hub College Ave. & Morris Ave. Subdivision Projects] I wish to offer my full support for two of the items on the agenda 1. The E-Hub on College Avenue deserves approval during Design Review, and quick positive recommendation by the Planning Board For the record, I worked at Student Agencies for a number of years and vouch for their positive role in Collegetown. An E-Hub as described is a positive contribution to land use in Collegetown, the place I lived most of my life. I was privileged to represent Collegetown on Common Council for one term. 2. The Morris Ave consolidation and subdivision deserves positive support at the P&D level. The city has an opportunity to support development of affordable housing in an R-2b zone. We need all of this we can get. Thank the Board for its consideration. Tom Hanna 215 N Cayuga St I N� I Pp +N q v ♦ fin' m0 I m A 38' N` I g52 NOTE: 1a 1 Lot#1 AND LOT#2 REPRESENT TWO NEW LOTS G• ♦ u` 1 PROPOSED TO BE CREATED THROUGH I N6�OE ♦ N�0 I\ CONSOLIDATION OF TAX PARCELS NOS.44.-5-5 / 2 mC�NCn AND 44.-5-6 AND THEN RE-SUBDIVISION OF ' LOT 1 /+ 95 , ,� THE CONSOLIDATED PARCELS. / , o 0 1A o��Z 2,949 s.f. \ S ��/ 3 0 s�o . LOT 2 NOTE: oQ` p�OP% 3,205 s.f +� I PARCEL INFORMATION SURVEY ENTITLED "SURVEY MAP NO.101-107 MORRIS AVENUE, may\,P ' CITY OF ITHACA,TOMPKINS COUNTY,NEW YORK" / BY T.G.MILLER,P.C.AND DATED 11/09/2015. I I • 109 �� 1200 Morris Ave. 1610E N 206 Habitat for Humanity Proposed Re-Subdivision of o\ Third St. Tax Parcels 44.-5-5 & 44.-5-6 �IDyo, DRWN BY: G.R.F. Third Street at Morris Avenue DATE: 12/9/15 City of Ithaca, New York 32 PROPERTY OWNER: 1�E Z 20 FT. 0 FT. 20 FT. REV.:01/04/16 HABITAT FOR HUMANITY OF TOMPKINS EG I REV.:01/07/16 &CORTLAND COUNTIES N610 REV.:01-05-16 George R. P.O.BOX4683 604CWSree h— N &Associates ITHACA,NEW YORK 14852 SCALE REV.: eo)zz�ssz ee"oia"s®yn an.on a SSESSMENT FORM(SEAF) W , (to be completed y staff) In order to answer the questions in this Short Environmental Assessment Form(SERF),the pre parer is to use currently available information concerning the project and the likely impacts of the action. PROJECT NAME:Minor Subdivision 101 & 107 Morris Avenue Yes No 1. Will project result in a large physical change tote project site or physically alter ❑ ore than one acre of land? 2. Will there be a change to any unique or unusual land form found on the site or to any ❑ site designated a unique natural area or critical environmental area by a local or state agency? . Will the project alter or have any effect on an existing waterway? ❑ 4. Will the project have an impact on groundwater quality? ❑ 5. Will the project affect drainage flow on adjacent sites? ❑ 6. will the project affect any threatened or endangered plant or animal species? ❑ 7. will the project result in an adverse effect on air quality? ❑ 8. will the project have an effect on visual character of the community or scenic views ❑ or vistas known to be important to the community: 9. will the project adversely impact any site or structure of historic,pre-historic, or ❑ paleontological importance or any site designated a local landmark or in a landmark district? 10. will the project have an effect on existing or future recreational opportunities? ❑ 11. Will the project result in traffic problems or cause a major effect to existing ❑ transportation systems? 12. Will the project cause objectionable odors,noise, glare,vibration, or electrical ❑ disturbance as a result of the projects operation during construction or after completion? 13. Will the project have any impact on public health or safety? ❑ 4 ill the project affect the existing community y directly causing a growthin ❑ 1 . J g . permanent populations of more than 5 percent over a one-year period OR have a negative effect on the character of the community or neighborhood? 1 . Is there public controversy concerningt e project? ❑ 2EJ f any qu estion uestion as been answered , a cos lete ull nviro e tal ssessi e Form is necessary. SIGNATURE: DATE: TITLE: Senior Plann6r REPRESENTING: -City of Ithaca PROPOSED RESOLUTION Minor Subdivision CEQR—Negative Declaration City of Ithaca Tax Parcel#19:2-4 101 & 107 Morris Ave. City of Ithaca Planning&Development Board January 26,2016 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcels:#44.-5-5 and #44.-5-6, located at 101 and 107 Morris Ave. The parcels will be consolidated first, then subdivided. The application is by George Frantz for Habitat for Humanity, and WHEREAS: the applicant is proposing to consolidate the existing two tax parcels (#44.-5-5 and#44.-5- 6). The applicant proposes to subdivide the resultant 6.154-SF (0.141 acre) parcel into two lots: Lot 1, measuring approximately 2,949 SF with 31 feet of frontage on Third Avenue; and Lot 2, measuring approximately 3,205 SF with 30 feet of frontage on Third Avenue. The resultant parcels will have Third Street addresses. The applicant intends to construct two semi-detached, affordable for-sale homes. The project is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for one- or two-family homes, minimum street frontage of 35 feet and minimum front side and rear yards of 25 feet, 10 feet, 10 feet and 25%or 50 feet,but no less than 20 feet,respectively. The project requires Area Variances, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision—Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on January 26, 2016 declare itself Lead Agency for the environmental review of this action, and WHEREAS: this Board, acting as Lead Agency in environmental review, did on January 26, 2016 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff, a draft subdivision plat entitled "Habitat for Humanity proposed Re-Subdivision or Tax Parcels#44.-5-5 and#44.-5-6,"dated 1/7/16 and prepared by George R. Frantz&Associates; and other application materials, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this Subdivision indicates the resultant parcels require Area Variances, because they do not conform to area requirements in the R-2b Zoning District,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed Subdivision will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Minor Subdivision Declaration of Lead Agency City of Ithaca Tax Parcel#19:2-4 101 & 107 Morris Ave. City of Ithaca Planning&Development Board January 26,2016 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcels #44.-5-5 and #44.-5-6, located at 101 and 107 Morris Ave. The parcels will be consolidated first, then subdivided. The application is by George Frantz for Habitat for Humanity, and WHEREAS: the applicant is proposing to consolidate the existing two tax parcels (#44.-5-5 and#44.-5- 6). The applicant proposes to subdivide the resultant 6.154-SF (0.141 acre) parcel into two lots: Lot 1, measuring approximately 2,949 SF with 31 feet of frontage on Third Ave.; and Lot 2, measuring approximately 3,205 SF with 30 feet of frontage on Third Ave. The resultant parcels will have Third Street addresses. The applicant intends to construct two semi-detached, affordable for-sale homes. The project is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for one- or two-family homes, minimum street frontage of 35 feet and minimum front side and rear yards of 25 feet, 10 feet, 10 feet and 25%or 50 feet,but not less than 20 feet, respectively. The project requires Area Variances, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision—Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for the action of Subdivision approval for City of Ithaca consolidated Tax Parcels#44.-5-5 and#44.-5-6,by George Frantz for Habitat for Humanity. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 1 William A Yokel,Architect SloomfieldiSchon + Partners 1527 Madison Road, Suite B Cincinnati OH 45206 (513) 241.6363 x1 becember 20,201 6 ,JoAnn Cornish Director of Planning and Economic Development City of Ithaca 10$East Green Street Ithaca NY 14850 Subject: Modified Site Plan Approval Lofts or'Six Mile Creek, LLC 217 South Cayuga Street Ithaca NY 14860 Dear J©Ann, Since the building has been completed,we would like the to revisit the issue of the screening of the bay of exposed masonry on the garage. Please see the accompanying photos.These demonstrate what we believe is the actual experiential vision of our building design.with the adjacent garage.As you can see, there are very few instances when the empty bay of masonry is viewed. Really, it is for a brief moment as you drive down past the police station or as one walks along the creek walk, and then turns their head to look head on at the bit of garage wall exposed. In our view, the trees that have been planted not only provide a most effective and growing screen, but also demonstrate how, in the time a new screen Wall will.-take to establish, that the new trees will provide an even better more attractive framing of the bit of garage wall.Additionally,the trees will grow to height much taller than the screen.These would also relieve the city of the maintenance of the metal screen wall,the plantings and of the holes that would be drilled.to anchor some type.of screen. Sincerely, Will Yokel �` • •• �1~•. t -#• *!�.r•rp,��- '1'f'1.. °r w^w Y-_-�������� ` •'�` f��Cr.. .. t + _ F e �' - � _, �i ..� •� "l .. ••.�. ... c,iif (f -•. a°.i. fc Ilk16 WA aw Oki ...r, ,,,�r�ki, �, t I � r f � !•r'i ���� ' � .r l<•l r�//Aft* � lit jj IL 6 All �--•r-�� r - _t;;gip :"�` R . }%. _ .`C / s .j. �,� 1 1 -"... -•.f.} ' i Iry -�_-��^ 'pr ��-- �` irk. {1•-�i} -� 1 •�- r `_;. '..�• sp• µ 1 L y �41 lid 1 tv 1 :. Y t �i 4 +,�.tC}� Iy�j -a•i .,ay 1.^ -a S` f•.- P- f t w r` �'• :� ��.�. �� �s,�` ,« 7 �•4 ..F mow.,, "_� j l; . �.i-ii.i �A�F��rRir 7'!r�C � - • v� �i ,� 1i,•�. `` �,, �;sp... it •'►�.% 1' �` 1:. y'. i - �t1�t'"''1+..�` �o- y, ;,i.�.�..�n:.M .(W;��" n �-.t� '2 ;..» K f��it• ., '�.t d' ,t.� +a - �ems.. � 'y �•.�i '� 4 F'�' - / ,,,Y � r, ', � �'y n.�►F P .r�' ADOPTED RESOLUTION Lofts at Six Mile Creek(Cayuga Green II) Approval of Project Changes 217 S Cayuga Street City of Ithaca Planning & Development Board January 26, 2016 WHEREAS: on August 27, 2013 , the City of Ithaca Planning and Development Board granted Modified Site Plan Approval for the Lofts at Six Mile Creek(Cayuga Green II, and WHEREAS, the applicant requests modifications to the approved site plan consisting of omission of the green screen proposed to be mounted on the north fagade of the green garage, and, WHEREAS: the Planning and Development Board has, on January 26, 2016, reviewed materials submitted by the applicant to JoAnn Cornish, Director of Planning, Zoning & Economic Development, dated December 29, 2015, now, therefore, be it RESOLVED: that the Planning & Development Board does...... Moved by: Seconded by: In Favor: Against: � �'���� Qh h � a Abstain: .. Absent: . Vacancies: } III o ' o t rt 0 rt o _ a" U) � D Fq rn 0� r O m / � o } / ®\ P � 8 E' m r c v Z O D X N co m m m c n ➢X �Z m � N Z 1 �+ \ ' T Z r4// n m 13) (� N _ O mil' to (D f. r { q Ea vw! camp ncv%S D j \ EXISTING ON-STREET PARKING (2) 15 MINUTE SHADE/ROCK LOADING SPACES GARDEN nnnn I ® EXISTING ON-STREET PARKING PROPOSED RESTAURANT HOTEL PATIO I _ � 1 J BUILT-IN BENCH/TRELLIS I I CAFE PATIO \ • r •/ 1 O I I 1 � 0 ENTRY WALL/SIGN 3 I o z Carl Ithaca The Commons by Hilton WHITHAM LANDSCAPE PLAN Downtown Ithaca, NY PLANNING & DESIGN. 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TITLE INFORAUTION 0' 20' 40' 60' PARCEL A PARCEL 9 LL JOSEPH DALEY CAREY BUILDING ASSOCIATES, LLC p SCALE 1"= 20' DEED BOOK 796, PAGE 324 INSTRUMENT No. 569824-001 W TAX MAP No. 69-1-8 TAX MAP No. 69-1-14 Q AREA- 0.301 ACRES AREA- 0.131 ACRES p PARCEL C PARCEL D U ITHACA URBAN RENEWAL AGENCY CITY OF MIACA DEED BOOK 478, PAGE 854 TAX MAP No. 69-1-6.2 TAX MAP No. 69-1-3 AREA-0.191 ACRES AREA= 0.075 ACRES ONTE41eJ // LEGEND %fit/WrQaRIA� � . /:!�//// / •`60 SANITARY SEWER MAIN WATER MAIN .•• ® GAS MAIN j/�NlflY�TAb4D5 TR/)/ 'p. w OVERHEAD U ASPNV.i PARIA4G 41N � STORM SEWER MAIN ��'44 UNDERGROUND TELEPHONE / SLY FACE OF MAU I0 UNDERGROUND UTILITIES ej':.Tr of CLEAR 0.4•1 OF MANHOLE PROP.LEK CONCRETE OWL Ilk 0 ® PARKING METER 1 O CATCH BASIN N 4rW54.00'E 'ems 81180' s, WATER VALVE WJAT G45 VALVE 1 RW.417.2• of -V FIRE HYDRANT /� x/7o pl I .ant \ y.d'•. alb `$ A' UTILITY POLE / 1rAu ,�T \ �?Q.,' ,p419 T' LIGHT POLE n A -'@2� Q DECIDUOUS TREE � .2p.1•I � 117.9 119.8 yA, 4-2 I x419B jC�l�y' CONIFEROUS TREE V x420.0 I I ff a10° ® {{�"`�� z y l SIGN •gyp ® P.K.NAIL SET OH 0 W OK al.4so3• • P.K.NAIL FOUND 1 IRON PIN SET UNLESS NOTED OTHERW cRAv[L vAruu+c p�p I ASMaALi PMttNO ar � COMPUTED POINT,NOTHING SET O I N 89'S4'00'E 4197'>N O1'1130'E ♦ CONCRETE HIGHWAY MONUMENT p 6 / u 7.25' 420.2 �t o I 34.20' \ �� PARCEL C J24 �r9 W EAST STATE STREET { 1_0� x419A • I It,.1.��i gl I 4IF 9' v, 3 S 89'5T0'E 54.85 ""•11'" PARCEL A ❑ 2 No.JIO-J 12 ?' 419. x41D.0' / 417. EAST STATE STREET 12 A la r1 / STEPS I TO I r T3W ASP/iLLi PAR/�2A7 •' WAU tD I x4 9.0 O ❑ !, z to PARInVC /� IIV-IIP.<•I 1:0 x 120.1 x4 I x11ap 19J'LYSPTHSER MU-41111' py, x 4200 I 3 4 •. 419.51 I l•. I O I PARCEL D O +'I•� O _ RY�IlY.1' 320-324 FAST STATE STREET / A C'd4CIPL'!C WAlX neG 10-/ COIICRET[1kOCK WAIF i I � xa 3 / I 8 48'OD W 80'' 418.4a4 - 1 ° 2 1..yly l•� fCMMRF7E PiD ald i", T w � I/ n9.4'� ; ar s10} •Zp� Z I �t+x♦ ! a ARTS IN MW NS OO1AYIr k 88'4 0'W ' +t0 $1 sv� . `9 � � 0 5. aanar 5.00' / 119 p�NA7T / ^ a'cow CO u- to 01'11'U' aroas REsr a O.OT*0 AIIn 1165 1.0•S FROM FACE ' 0-02'NORTH OF p o.oe'asr Aw / $�' S 88'48 0'E, j N 1 &00 3� F nor r4aNTN a 79293�- / N b / O'3 • 9• vV•1�'0 n• .1 �Y / Q2!'t/ORlH OF T. 12'I'fA^F NN,R14�I/d6' , IS-�'•. N.4.. � � GAC yu EAST �� t' �p 1141'-I16.0 F' »� ATE T AS Il9n(Ij eENfJYLAR. uyE C"S»tt'F7 /�+]S TET TOP OF IRE HT CAD NY - < f% f. OF _ .122.I5' OReb41RA' Ref-41L5' or can - Ithaca The Commons by Hilton EXISTING SURVEY 0 Engineers&Surveyors Downtown Ithaca, NY Planning Board Submission 01.13.2015 LEGEND TITLE 1ATORA1.9TION REMOVE TREES, UTILITY STRUCTURES AND METERS PARCEL A PARCEL B JOSEPN D•1LEI CARP*BVIL01DC ASSOCIATE, LLC DEED BOOR ?96, PAGE 3_ INSTRUMENT No 569824-001 REMOVE ALL SITE IMPROVEMENTS TAY MAP No, 6-1-8�� TAX MAP No. 69-1-14 AIJD ASSOCIATED FOUNDATIONS AREA= DJO,ACRES AREA-0.137 ACRES —�— ❑ r, C B REMOVE ASPHALT PAVEMENT AND CURBING - PARCEL PARCEL URBAN RENEWAL AGENCY Cm OF IPIACA �- DEED® BOOM 4'8,PACE 854 TAX MAP No. 69-1-6- REMOVE BUILDING, STAIRS OR RAMPS ti - Y.� Tax MAD No. 69-1-1 AR EA=0191 ACRES AREA= 075 ACRES REMOVE UTILITY PIPING Off / \ \ www.� ABANDON UTILITY PIPING / rz PoaAa rre c - - W�'s.�-'a� /i / !n.•„' y � a, REMOVE CURB RELI*TREES(TYP) v REMOVE CONCRETE BLOCK WALL I AT J \ PARCEL `REMOVE GRAVEL REMOZT!lSPNAIi N �' �� �*� •._,err,.,a, �--•. ��' C T REMOVE CURB m REMOVE PARKING / I ; METERS(TYPE � "IY �: �•..ror 9 ' E i PARrtE rl' �0 �,/ / /�% ` REMOVE CONCRETE gl I BLOCK WALL AV rNIF / / M RB E9.ST STa7 STRE'E DATA GRAPHIG SCALE ITT-1 0 20 40 61 Car1.OM Ithaca The Commons by Hilton DEMOLITION PLAN Engineers&Surveyors Downtown Ithaca, NY Planning Board Submission 01.13.2015 -N- CONNECTION TO EXISTING SANITARY MAIN AND PIPING j' TO RIGHT—OF—WAY BY CITY <x. OF ITHACA PVC CONDUIT FOR �.\SECONDARY ELECTRIC. ° DI PIPE (COMBINED �.,�, GATE VALVE, DI PIPE FlRE/DOMESTIC WATER % (COMBINED FIRE/DOMESTIC / S,ERVICE) 0 WATER SERVICE)AND TAPPING SLEEVE AND VALVE BY CITY OF ITHACA uEiO G \ GAS SERVICE BY NYSEG GAS METER AND REGULATOR BY NYSEG BURIED TELEPHONE = CONNECTION TO LINES rnt EXISTING 20=WATER o.". o.". �' MAIN BY CRY OF ITHACA NA " 9 NEW SANITARY•, ELECTRIC DUCT / ? LATERALS /. � BANK BY NYSEG MEDIUM PRESSURE GAS TRENCH DRAIN •� MAIN EXTENSION BY NYSEG ip O GREASE TRAP -4— .scner F�na DROP INLET E STORM (TYP OF 7) i� HDPE STORM H PE FOR St d�St I � / i / _HOPE STORM f STORM I vv Wry i _ � I1� EAST S'7ATE �. CCIROfAl/ Ithaca 11 The Commons by Hilton UTILITY PLAN Engineers&Survey i ors i Downtown Ithaca, NY Planning Board Submission 01.13.2015 i 4 D � 419.90 419.90 4 .18 c 420.18 420.18 i 419.90 420.18 \ j/ 42 18 TCh418.65 42 BC-418.15 419.70 FFE=420.20 TC 419.5 0 BC 19.5 19.70 419.80 4 . TC=420.08 42.18 8C=419.58 TW-42.90 420.18 / -♦, 8W=419.85(W) Tc=420.08 1990 BC=419.58 420.1 _ LP�419.50 12.IB 42.IB 42.18 � TW=42 90 P)8 V=420.4 W) 4 TI.IO 0 0 - =420.1(E) /BC-42 20 1 TYI=42 90 BW=42.2U TC=419.44 � \ TL=4T0.11 BC=419.61 420.20 / I �\ 1 0 TC=419.95 N ec=ate.3s(w a o I TC 419.95 8C=19.45 419.3 4 _ 1 419.15 419.57 I TC-418.85 /ice e BC-418.75 TC/BC=418.40 TC-4 AST T TC/BC=418.8 2 8C=418 ATE ,J TREET .60 CCROP441, Ithaca I The Commons by Hilton GRADING PLAN Engineers&Surveyors Downtown Ithaca, NY Planning Board Submission 01.13.2015 ♦ + + + ti r v J' 1 4 _ RESTAURANT p' PATIO + =IIHIPI +00 -III-I -I d" I i Bench/Trellis: Warehouse Style Window oJ� ate,vb- F 4 F F 4 t t t t t L J + + ♦ . + CC11�1� Maca The Commons by Hilton WH I THAM LANDSCAPE- TRELLIS/BENCH DETAIL Downtown Ithaca, NY Planning Board Submission 01.13.2015 LUJO lOJ `W' I I LUJ rM TU - O 8> Bench/Planter Fire Pit .r o s ♦ .r ✓ ✓ r s i s i i a . . . . T' s 36 Bench/Trellis r� t 1 r BenchlTrellis: 2-Story Large Warehouse Style Window CC1R"'- Ithaca The Commons by Hilton WH I THAM TERRACE- TRELLIS/BENCH DETAIL Downtown Ithaca, NY PLANNING & DESIGN. LLC g Plannin Board Submission 01.13.2015 FIV lu EMPLOYEE HOTEL ' L _ :1 r - T g PEDESTRIAN P i F _ Fi ELECTRIC ENTRY I i r K iK I i I l I - UNISEX - K i i i K i _ J L _ i K i K Q/Q r - - J -J Li — � - W '__LAUNDRY PBX ADMIN ff""V FOOD PREP AREA 850 sf Z FIRE -� COh1hIAN Y SOILED _ RESTAURANT H2O HSKP. J L J L L LINEN r TENANT 2,000SF WOMEN- E E LUGGAGE �- r FITNESS ! - Q!Q_- "K �K PAT 0 i _ J L _ OFFICE E L_ TRANSF ELEV.LOB BY TID RECEPTION MEN •--------------• PANTRY/- STORAGE CAFE&BAR CIOO ® � O❑ MEETING ROOM ROOF TERRACE RETREAT I� O BAR - - - - - - - 00sr - ---- Q O© ® ® � � ❑❑(� ENTRY � � 7 ❑COD p&0 VOBO p 8� --- o / , ® � � i J i -------------------------------------- 6 2 story ?®O� a OPEN LOW GARDEN/PATIO GROUND FLOOR PLAN 12.400 GSF SECOND FLOOR PLAN 10.365 GSF 13 GUESTROOMS Car1op�' Ithaca I The Commons by Hilton �' Group One GROUND + SECOND FLOOR PLAN Downtown Ithaca NY 4 Planning Board Submission 01.13.2015 U©, J ti�ill� ^r 1--7f1� 115_ •�11�. - ,,IF^-,- -'�-�II� ,,,�ram- 1-�11. ,III rs 1-fin n5 = �,714 -, LLi r � rr,q LLi r 'l"y,p LLl ilf `ILi !� 'l`iJl LLt•r '�•'ili Ili•r '�•'�jj LLl Lf Jr L, � n � t�' `1 r 1Jr r— IK' ii IKI —� r— r— l r— � _ r I I , I I I IK iKI _ y IK ii Ki i Q/Q Iy K ii KIy IK ii Ki iK ii Ki i Q/Q L_ J � f L J I L_ 5 r-T J _ BJL_J I . . 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[� �;��� yt� :, �' — — — , H ------ - --- -_ - Mimi NO l=R'Wimim i�i Ov i.00 �ii�s�=—��� 9W ow MOM wo MONO- saes � ����������w�.w��������w.� i■��r CC1rtCfAt Ithaca I The Commons by Hilton Group One VIEW FROM SENECA WAY Downtown Ithaca NY Planning B Submission n g Board Subm ss on 01.13.2015 •�! i:.ia�� �., `\tip F1. i Facade - Brick Veneer, Warehouse Style Fenestration's Garden Terrace-Aluminum Folding Window System, Roman Brick Veneer Entry - Internally Lit Metal and Glass Canopy Ow r� e i Facade - Composite Metal Panel, Fiber Cement Horizontal Siding Building Lighting - Dramatic Up-lighting, Cornice Accents Tenant Storefront- Neighborhood Aesthetic, Modern Eclectic CC11"tOfx/y Ithaca I The Commons by Hilton * Group One MATERIALS PRECEDENT Downtown Ithaca NY Planning Board Submission 01.13.2015 '" M.._ - �.` � •:�� ��/ �.••III.• , 1i c'�.� �L .R� .W Ir '111 ,III III, tll illl __ / II ■ 1L I!I/ III. .II. IIII 1111 1111 [ ...- -- - -- -- — ------- — - - - - �\�A lyl, . . 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AURORA STREET WHITHAM PLANNING & DESIGN, LLC January 20, 2016 Lisa Nicholas Senior Planner, Department of Planning and Economic Development City of Ithaca 108 E. Green Street Ithaca, N.Y. 14850 Re: canopy Hotel Project—Project Update- Submittal Dear Lisa, Please find enclosed updated plans, elevations, and perspectives for the canopy Hotel Project,which illustrate changes to the project that have taken place since the project received Final Approvals in February 2015. The project is a 7-story boutique hotel, 80'-0" tall (92'-0" top of penthouse), and 77,844 gsf with 131 guestrooms. The ground floor will include a cafe and bar, a retreat area, public restrooms, fitness center with yoga studio, meeting rooms and a garden patio positioned to engage the public realm and create transparency and continuity along the street. The second floor will accommodate a vegetated roof terrace with glass balustrade and series of standard and premium guest rooms. Floors 3-7 are dedicated to the guestroom program. Exterior facade materials on the ground floor will be brick with a cast stone base and surround at the entry, glass and aluminum storefront entry systems, folding glass walls at the patios, awnings and a backlit glass and metal entry canopy in the vehicular drop-off circle. Other typical floors in the building will use brick with cast stone window sills, composite metal and composite fiber panel system with punched insulated glass and aluminum frame windows designed in the small pane style reminiscent of turn of the century brick and glass warehouse construction. In comparison, the approved project was also a 7-story boutique hotel, 80'-0" tall (92'-0" top of penthouse), and 74,475 gsf with 123 guestrooms. The ground floor included a cafe and bar, a retreat area, public restrooms, a garden patio, and approximately 2,000 sf of retail space. The second floor accommodated a fitness room, boardroom, meeting room, roof terrace, and guest rooms. Floors 3-7 were also dedicated to guestroom program. Exterior facade materials on the ground floor were brick veneer,precast concrete, aluminum storefront, folding glass walls, and a metal and backlit glass vehicular drop-off canopy. Other typical floors used brick veneer, composite metal panel, and fiber cement lap siding and punched aluminum "warehouse" style windows. Phone: 607.379.9175 Email: whithamca)whithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 WHITHAM PLANNING & DESIGN, LLC As an update to the project,please find attached the following documents: 1. Updated Drawing set including • Site Aerial and Birds Eye View • Site Layout, Ground, Second,Typical, and Seventh Floor Plans • Views of the project • Elevations and Materials Palette We will also have updated building material samples to present at the next meeting. We look forward to presenting updates to the project at the January 26`h Planning Board meeting. If you have any questions or require additional information, please feel free to contact me. Sincerely, /M Scott Whitham Phone: 607.379.9175 Email: whithamca)whithamdesign.com 123 S. Cayuga StreetSuite201 Ithaca,NY14850 Proposed 'CROM by Hilton Downtown Ithaca, Newyork PLANNING BOARD SUBMISSION 01 . 20 . 2016 Ithaca Downtown Associates, LLC `+ B YWCD 0WHITHAm T�j T-G- Miller, P.C. I'tnNzsNc& I)rsuGv.tt.c IT I. e r E k R 1 ■ � ilk � '� - -Vim 4 T.. 4 to M � t t S 't dd WE�3.�ra*` �p P tt -t •-r - A. It r. In - - AW �. � canal Ithaca The Commons by Hilton ®WHITHAM Site Aerial - Project Context Downtown Ithaca,NY PLANNINC h MISICN.I I Planning Board Submission-January 20,2015 �P *T _ ITE r 46~ 4'. ' 1. _. �'•-.r ._ - - � t'1-,+w._r ��_++ -i^ i... a.+� lk Ai AV AD t a. CQRWIthaca I The Commons by Hilton ®WHITHAM Site Bird's Eye- Project Location Downtown Ithaca,NY PLANNING&D[SIGN.I I Planning Board Submission-January 20,2015 Z ARCHITECTS 0 V vLLeHmu sonsiwaaius�r�rbeNo R F/m/m/n 0 r z a 1 I r N ILU 1 PROPOSED HOTEL ,^ 1 0 1 0. 1 I 1 I I o I I I I I --DRIVEWAY 1EY I /T H I STREET s T`� �' canopy by ton Baywood Hotels SITE PLAN L100 CQR4�/Ithaca The Commons by Hilton 4)WHITHAM �� Proposed Site Plan ' U PI.nNnTnc DeslcN.LLC STREAM Downtown Ithaca,NY COLLABORATIVE Planning Board Submission-January 20,2015 MECHANICAL MECHANICAL SHAFT SHAFT ----- - u FITNESS/ Ll __-� FIRE — — YOGA — TRASH F MMAND VESTIBULE 115 ❑ KITCHEN I zm a o AN 00000 00000 CAFE/BAR 0 O ®O®coo ®� $ o o coo C C�FU� PROPERTY LINE COO o O _P_A z MEETINGPREFU 0 '00 L x F ETIN m m m PACE x R REAT IIIIII l II I� II ii a it n u li I I II ii n II I il ii I�i li �ii �ii li II ii F 1'llOn ii n 4' 16' 0' 8' 32' FIRST FLOOR PLAN CQ I1�r p�} W Q Ithaca New York �.»,�*a» L7���r�`� 2016.01.19 ITHACA NEW YORK HOTELS CQR4�/Ithaca I The Commons by Hilton Ground Floor Plan ' U v Downtown Ithaca,NY Is Planning Board Submission-January 20,2015 ➢ F 4—, III 0 LL i C. �F� J e XX t ELEVATOR LOBBY S J ROOFDECK SEATING AIR] q' 16' 0' 6' 32' SPGB R, ARCXIIECIS ca� B �h WOO D SECOND FLOOR PLAN 6Y„I f.TON ,T/ HOTELSr, Ithaca New York ITHACA NEW YORK 2016.01.19 CQR©pq/Ithaca I The Commons by Hilton Second Floor Plan Plannin 'I U� rAF�, Downtown Ithaca,NY g B oard Submission-January 20,2015 -- -- STAR I.; F 17-� oL; 0fS h OO U _G a - 2 e r_ lu ELEVATOR LOBB �:� STAIR 2 q' 16' SPG9 may. �``ly�J� ARCXXEai \/V__ �III�7/{■/FFJ{JJJ/J✓//q/�1y// GUEST ROOM FLOORS 3-7 ar a�HI TON Ithaca New York BY W C C 2016.01.19 ITHACA NEW YORK HOTELS CQR4pq/Ithaca I The Commons by Hilton Typical Floor Plan Plannin ' UrAF�, Downtown Ithaca,NY g B oard Submission-January 20,2015 I PARAPET O O ERU PENTHOUSE 12 SCREEN WALL Ll L OVERHEAD SCREEN ELEVATOR OVERIDE 12'SCREEN WALL 12'CIAD WALL 14.5 SCREEN WALL OVERHEAD SCREEN 3.5'PARAPET U 14.5'SCREEN WALL o o � Z 00 (D O� O wZ w� 3.5'PARAPEi STAIR TOWER ROOF q- 16, 0' 6' 32' [A=RCHIT1Z'M";; = ROOF PLAN 11 r, — tthac.01.19 rk ITHAaY CA NEWoN YORK HOTELS 2016.01.19 CCtn4pq/,Ithaca I The Commons by Hilton Roof Plan Downtown Ithaca,NY ! Planning Board Submission-January 20,2015 .. 111 1.11 111 .. .... .... .... .... .... .... .... 111 1111 111 •••• •••• • ••• .� 111 11.1 111 .. .... ® .... .... .... 1..■ .... ..: ..., SCREEN WALL gV 8 Root ■1 111 UII 111 ■■ ■..■ ■... _...■ ...■ ...■ '...� ..N ... .. I.Floor ■I 111 1111 111 ■■ u.. MONwI0 I! u.■ NN � u.■ u.■ u.■ u.■ ■i 111 1111 111 .■ ■..■ �s uu m ...■ ...■ u.■ •..■ i ui ■w :i 111 1.11 111 :: :::: ::ii :::: ...■ ...■ iiii ::i: u 111 IOI 111 ■■ ■..■ u.■ ■..■ u.■ - u.■--' ...■ ■..■ ■i 111 1111 111 ■■ ■... u.■ ■..■ ...■ .... .... .... MCII ■I 111 1111 111 ■. ■... ...■ ■..■ 1.■■ .... 1..■ ■... ■I 111 11.1 111 ■. ■••• ■..■ ■..■ 1.... ...■ 1... ■..■ Ithoca New Yoric By HI L ■�� f�i r�l. ■ r ■ !1 OR i � � �. HOTELS Downtown Planning Board Submission-January 20,2015 r,U(4rW ISCRulu Wu:COtM Ckw. <oue.+KNr SCR[LN wAu caa+• — - - �� - - _ _SCREEN WALL_ COLM.ao Mnu COYr+c _t_ - - l� <vtNtm caoc MaaAAa N caaR:NAcrt oru _ - - 8 Rod._`;. _ CWi'(3L!t xetR nAr(t SYSItM _I— - CAASf AND ALUM W N' I �'p V CaOR:NONLLSCFL '. ..CaOR:CNARCON '. 7 SevW0 Floor/\ ti✓.SS ANU AIMM YANOfM' � • �� SMOOin O caOR:CNARCOAt t CLASS AND ALUM W.NDOYY caoR:c—o. 6 Sixth Floor cA eeu+oeaoa. _ -� - - 1� cAR`SuNeoN - 58'-<• SMC<WWII CaOR:MCOIRAR. sw cowosrF MR RM(t systus _ _ 5 Fifth Floor caOR.to.0 Mn - - - 48'.0- CAST$To,*S,u Co,oR A4.YRECM d Fourth Floor CAsr sioNt eso+o cotar: -- 3T"6- CARpa1 StO v[N[LR CaOR rgDtRAR._ snY 3 Third Floor 27'-4-1� rRtrrnsr-to Mn w<..a snrtM caoa.RRRACOnAA1DALLx: _ _aarc<vrNaRcaoR:Moou.�v -sm 2 Second Floor Ue KWNrrRCaM.CANYON vrNt[RCaOR:CMYCw wo SNfOOM P� 1MCM PRE—%K0 AMSAAWNNO W/ OIuwUROSKNAGE 1 First Floor A.CI""" Itheea New YoEAST ELEVATION B Y W O O D rk fi Y H I t.=' 2016.01.19 IiHACA NEW YORK HOTELS canal Ithaca I The Commons by Hilton Exterior Elevations - East Downtown Ithaca,NY �/�a Planning Board Submission-January 20,2015 I I I J I J SCREEN WALL ` 92'-0' 1 CRYSTAL PKr,NSrKD 4%CC EMTEM_ - COLOPIFRRACOnAAtESAIUC - CONrOSDE BSER VANES snR _ COIOR NOWS f F N211 8 Roof OItIGR NN!!N C(ADR:RK)Ow1AR - __ 80'-O' \ SM _. 9CK Y'Ew[ER COIOk:AKIDUTAR .. _ A3 f.ONWpR I+df11 PAWssTHA - 7 Seventh Floor CQ. x:Noeus owe.H214 -. - - 68'-8 � s ' 6 Sixth Floor ` 58' 4' eKICR VWttll CW CN:RK'l`(!�• S6J 5 Fifth Floor \ LIAR AND NVN wTNDOw - -COLOR:CMARCOA: 4 FolKth Floor 37'-8' CAST S C"o Se!C0.0k. uoNTErno -� - --. eRCRVB:Eel COLOR.M00" - "MCNEeMDoOtOk._ __- _ _70D- _ 3 Thud Floor A, MaNTIc to 27'-4' I - _ 2 SeODI Furor t7'-0' ekxRVN(!lwcoLOR:N(xul•- � � - aacR vlNlceca:x+.vvu. �sNOOM (A-S AND µVM Yleq(AY Mop:CNAIICOAL 1 Flnt favor 0. . CAAA AND NUrn N1NDDIl C'l%OR.CFARCOA_ " Ce SOUTH ELEVATION Ca n B, Y W O O D Ithaca New Yolk BY HILT O N 0 _ 2016.01.19 IiHACA NEW YORK HOTELS CQR4fji /Ithaca I The Commons by Hilton Exterior Elevations - South Downtown Ithaca,NY �I�a Planning Board Submission-January 20,2015 !W PMlNi SCRUM WALL COtpt /�C RfStA! SCREEN 14'ALL 1\ 92• 1 r———— 4REnA4r(0!/('N CCnrvG - _ I COLOR tEEED4A COVIA MESriuiEM .. COLOR'GAC<oPu 8 Roof \ I 80•.0' COMPO> i oANEl S-1. !NC[Ki[Li COLOR: - I � 7 Seventh Floor \ _ _ _ — _ _ — _ .I. _ -- _ _. _ �.-g•AV I —— I 6 Salh Floor \ 58'-4- C."iN I COLOR lgb45 GRlY N]f� 5 FAth Floor AV ---- ---- 1 48'-0 r` Moe AHOAIUMYAN00'H 4:uMacou 4 Fourth Floor \ 37'-8' BRICK vfn4ERc0ld.Mo M'—, 3 Third FIWr �:m -: I MoNl ONE lND COLOR27'-4' MONIECifO CA4BCY! 2 Second Floor . _. 17..0.All\ MRICR vE`E:ERCOlOR.MOO" mt — _ bRCKvBEHRCOtOCC 0i wooN I Fwl Floor \ \ 0' b41CC HHfE4 COlOR.MOOuIAR �O) WEST ELEVATION BY HI B�IY W O O D L unacaNewYork ItHACANEWYORK HOTELS 2016.01.19 TON CQR4fjq/Ithaca I The Commons by Hilton Exterior Elevations - West Downtown Ithaca,NY �/�a Planning Board Submission-January 20,2015 COMPOSITE FIBER PANEL SYSTEM COMPOSITE FIBER PANEL SYSTEM COMPOSITE FIBER PANEL SYSTEM COMPOSITE FIBER PANEL SYSTEM COLOR:CARAT TOPAZ 7072 COLOR:NOBILLS GREY N213 COLOR:NOBILLS GREY N214 COLOR:CARAT CRYSTAL 7010 LOCATION:PANEL COLOR-BAY LOCATION:ACCENT PANEL COLOR LOCATION:PANEL COLOR-FIELD LOCATION:EQUIPMENT SCREEN WALLS MANUF:CEM5 SWISS PEARL MANUF:CEM5 SWISS PEARL MANUF:CEM5 SWISS PEARL MANUF:CEM5 SWISS PEARL ALUM AND GLASS STOREFRONT GLAZING SYSTEM METAL CORNICE SYSTEM COLOR:FLUROPON CHARCOAL COLOR:PERMADIZE TERRA COTTA METALLIC LOCATION:STOREFRONT,WINDOWS,CORNICE LOCATION:CORNICES AT CORNER ACCENT ELEMENT MANUF:KAWNEER MANUF:KAWNEER I BRICK VENEER CAST STONE BRICK VENEER COLOR:CANYON SMOOTH COLOR:MONTECITO COLOR:MODULAR 503 LOCATION:BRICK BASE IST FLOOR AND CORNER ACCENT ELEMENT LOCATION:WALL TRANSITIONS,WINDOW SILLS LOCATION:BRICK FIELD COLOR MANUF BELDEN BRICK COMPANY ARRISCRAFT RENAISSANCE y-y MANUF BELDEN BRICK COMPANY ARCH—G3 C 1 1 o f 91W a MATERIALS1`�11 I IIl1�•/J B��� Ithaca New York BY HILTON J .16.01.19 ITHACA NEW YORK L CGRW Ithaca I The Commons by Hilton Materials Palette • Downtown Ithaca,NY _ Planning Board Submission-January 20,2015 ?✓-. 'g - ' 1 ram} i - mE wi�a� rola�u � fr ■ y ism I#•• no man s # o on �■ ■■■ No a■l■ ■ON an raw• Ay . Into on Ross ■a ■a■ memo ma! s �r • lit son NONE ■nn MEN Olio■ Onn �w• `"�----����•• � �i ;i�i iii i11VIA, IR•l ~ � � ;ii ii®° �. �. � ! �( � �irti�4 i■ R �111. ��l 4E; as us ■jEN ■ � M.S it k, i Us an was an O fMl Is IE Olin Oman innnow oilman Ism ., Ron Omni 1111i I Ism am i ! .■ I no MEMO ■nn !■ loom, ! uE ■■n insom ■■f ■EI v� , , ,.a t ! all Isom NOR ■� alai' a�Fu a�,qv .1L i�. 4 i'=>: ... ■ ��I ■ lfmi41 r In lfi !`o AIR ■ - - • . rA • s � s RiRR iMwr *••• `1 yi RA iii �// ■ Aer+� nP' rRri i�MA M•�• �• � 1.. yi RRR� RR+ i + • �+ ru. �+ri �f�i �rrr '. i wR �■■M�i iy , � Y+.; APA r•ri i�i+ !J`lMM� �itMM� 4 .iiii PPAd R•r! i� , . .. a.. iPPA! ■API rrA:r ,�,� � . ` � � R� iiR•.. �M - CR71R7Rj ti � N.P. PPA9 rr•i iris r�i.r — �-_ ��—���--d woo MEUSE _i11 View From Seneca Way cSY HI �. iii cariopq/,'Ithaca I The • • by • from WHITHAM PLANNING & DESIGN, LLC January 26, 2016 Lisa Nicholas Senior Planner, Department of Planning and Economic Development City of Ithaca 108 E. Green Street Ithaca, N.Y. 14850 Re: canopy Hotel Project—Project Update- Submittal-Additional information Dear Lisa, To supplement the drawings submitted on January 21, 2016, please find enclosed a basement plan for the canopy Hotel Project,which is an additional change that has taken place since the project received Final Approvals in February 2015. The overall gross square footage of the building increased from 74,475 gsf to 77,844 gsf, resulting in an increase of 3,369 gsf.This increase resulted from two factors: (1) the overall footprint of the building has decreased due to moving the western wall away from the property line to accommodate windows in the guestrooms, and (2) the addition of a basement.Another change is in the programming of the ground floor; there is no longer a restaurant tenant and the ground floor is dedicated to more flexible programming for public and guest use,with back of house functions and mechanical/electrical rooms moved to the basement level. According to the geotechnical survey and as established in SEAR, the soils on the project site are of very poor quality, and plans were already in place for this soil to be excavated and removed. This removal would result in a cavity,which accommodates a basement. We look forward to presenting updates to the project at the January 26`h Planning Board meeting. If you have any questions or require additional information, please feel free to contact me. Sincerely, /M Scott Whitham Phone: 607.379.9175 Email: whitham ca)whithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 BOILER WATER HEATER ® W1 H-- FIR 660SF 294 SFE PUMP FUEL ELECTRIC OOM ROOM ®51 SF66 SF 387 SF _ EEC 0 A LAUNDRY 722 SF 119 SF LINEN _ 19® STORAGE B 0^23 a.l OUSEKEEPI G 77 OFFICE I I EC H TO 100SF RETREAT HE RECEPTION EMPLOYEE 011 0 0 BREAKROOM 4 SF 116 SF O18 ® 92 SF ESTROOM 2995F RECHVING L012 I 567 SF B25 COUNT CASHIER GM SANITARY OI6, 01] MECH FOR ZISF I]a SF 170 SF 9 0 SF CAFE/BPR ® LOCKERS 113SF 014 158 SF STORAGE A 1,242 SF I �j 111'~i, MECH 89 SF 41 16' 0' 8' 32' 5PW ARCHFi EC15 Ca CELLAR FLOOR PLAN r, Ithaca New York [IV HILTON 2016.01.19 ITHACA NEW YORK . COROP9/1thaca I The Commons by Hilton Basement Floor Plan Downtown Ithaca,NY id 9mu. Planning Board Submission-January 25,2016 WHITHAM PLANNING & DESIGN, LLC January 20, 2016 Lisa Nicholas Senior Planner Department of Planning and Economic Development City of Ithaca 108 E. Green Street Ithaca,N.Y. 14850 Re: State Street Triangle—Site Plan Application: Resubmittal of Revised Proposal Dear Lisa: On behalf of the Applicant, Campus Advantage, attached please find the following revised documents as part of the Site Plan Application Package for the proposed State Street Triangle Project located at 301 E. MLK/E. State Street: 1. Updated Project Drawings: a. Proposed Project Perspectives (Revised) b. Proposed Building Elevations (Revised) c. Proposed Building Sections with Solar Diagram (Revised) The proposal is a 96'tall, 9-story mixed-use building(the most recent previous scheme was 116'tall, and 1I- stories) on a 0.759-acre site within the City of Ithaca's Density District and the CBD-120 Central Business Zoning District.The building will have approximately the same 11,543 SF of new retail space on the ground floor, 2,779+/-to which local tenant Collegetown Bagels will relocate their current downtown location, creating a commercial base of 5 new retail/restaurant spaces. Loading and delivery areas,which serve the building, are provided off-street and internally underneath the courtyard,with vehicular access from South Aurora Street.An off-street trash area is also provided internally,with truck access from East Green Street. The building's tabulations have changed as a result of breaking up the mass of the previously proposed building into smaller buildings,which have been designed to emulate the surrounding historical district,and reducing the height of the building by 20'.The corner section of the building facing The Commons has been reduced in height, from 10 stories to 8 stories,with a roof terrace and green roof and expansive views of the City,surrounding hills, and Cayuga Lake. The fitness center is also located on the 9`}'floor to make these views accessible to all residents within the building. The East State Street/MLK Jr. Street fagade has also been broken up into different sections,which have been designed to relate to the neighboring historical district in terms of scale, materials, and styles. More specificity of these changes and relationships were provided in drawings submitted on September 17'.Along the East State Street/MLK Jr. Street fagade, the center section of the building's mass has been reduced,with shorter sections of the building which also set back. In this new scheme, "Building 3" changed from 8 stories to 7 stories, and Phone: 607.379.9175 Email. whithamcawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 1 WHITHAM PLANNING & DESIGN, LLC "Building 2"from 9 stories to 8 stories.As the building has developed, these alterations have resulted in the following changes to square footage,and unit and bedroom counts: - The overall square footage of the building changed from 288,845+/- GSF to +/-226,700GSF. - The unit-count of the building changed from 240 units to +/-180 units. - The bedroom count of the building changed from 620 to +/-452 bedrooms. Changes in the bedroom and unit counts have also resulted in an increase of units consisting of studios, 1 bedroom, and 2 bedrooms,and a decrease in units with more than 2 bedrooms.The project will also have non- student floors on the 8`i'and 9`i'floors,and would not have any 4-bedroom units.This new mix ultimately seeks to diversify the potential resident base of the project. Detailed Contextual Project Sections As requested, the Project Team is providing the following more detailed, measured sections:N-S through Green Street to the CSMA building; N-S through Green Street to the Carey Building; E-W through Aurora Street to the Marriot Hotel;and Street elevations from the Park building on Aurora Street to Green Street.These are provided as attachments to this memo on pages 9-12. Moving or Rotating Building The footprint of the building has also adjusted to accommodate a wider sidewalk at the base,pushing the building back 4'along Aurora Street and State Street,and maintain approximately 6-8 feet along Green Street,before the Right of Way.The Right of Way adds an additional 10+/-feet of setback from the public sidewalk.These maneuvers result in the following sidewalk dimensions,which are measured from face of building to curb: - Along S.Aurora Street: +/-14' - Along the round corner(State Street and S.Aurora Street): increases to +/-24' in the deepest area - Along E. State Street: ranges from+/-16-18 feet The Project Team is also currently in discussions with Phyllis Radke on submitting an application to the Board of Zoning Appeals to clarify the rear yard setback requirement for the project given that all sides of the project face important downtown streets. We look forward to continuing to work with you and presenting the proposed project at the upcoming Planning Board meeting on January 26th. If you have any questions or require additional information,please feel free to contact me. Sincerely, Scott Whitham Phone: 607.379.9175 Email. whithamcawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 2 STATE STREET TRIANGLE 4 � �e',V li � •�, F `�` 1 •y * 7 I q4^ • t � F 1R I � � I 4� 1 M E NEW RESIDENCES IN DOWNTOWN , ITHACA PLANNING BOARD- UPDATED SITE PLAN SUBMISSION: ,JANUARY 20, 2016 LIST OF DRAWINGS P2-3 Proposed Building: Updated Perspectives P4-7 Proposed Building: Updated Elevations P8-1 1 Proposed Building: Contextual Sections ca WHITHAM STREAM CAMPUS T. G . MILLER, P. C . PLANNING & DESIGN. I [C COLLABORATIVE Y' � E N C I N E E A S A N D S U R V E Y O R S A D VA N TA G E CONSTRUMD14 _ 1 y I 1 \► J` •a ■ ■ Jim 1 f 2 LU J ell, LU :5 ICE t . " . . 1 ���� � � � � Illulllnuwuuuw nmuuwuuuunu wuunuuuuuuw nuuuunuuun�c. unuuuuuunuuu uuuununnuuuu uur�. � � •� '� '� V - A Y r t 'F 4ku-tl EAST 57ATE/Aft STR EET 1'�f OACr ra I a .a - .'. +►+ice PROPOSED BUILDING PAD f fr F t i„ P� fry y _ r SIG" YER P f • �ti ar- 'w� x r 1 Cxr i Zw $TA g guYLd7rtiG L 69 s January 20, 2016 STATE STREET TRIANGLE PROPOSED SITE PLAN Ithaca, NY STREAM COLLABORATIVE Page 3 - ■■ n - 5d Y «amm■■ ■rt■ IN 1[, r■ �_. -�� rrrl„� ��■■ - -- ° ��NONII-INI�I�I■ _ h��1��1■is�l I I 1 ■' � � � r �r r r r r �—� ��.. xl�� f - _�� ��1�'■�LI�� 1!1'� ���I I�I' I,I��,_�_I'��r���I�-IYI�I �1����1��-� I�'1--� �11�11�'I■� �� N • on 61 �tIN me WL, _ Ire a �■ ■i i■ ■N p it M , : My- ■ ---------------- 9 e_ rr n -all• 4* � r • -------------------- ------------------------------------------ ---------------------------------------------------- illl 1�I1111�1�1111� ffEbb- d dLtjdbA111_I 1 11 1� I■1 � 1 ���c ; ■h �1i111%11 11111•� 1 1 1 1 1 I -I I I=�, 11� � � _�_ ' � 1� 1� 1� 1� ■11�11 ;�; ! 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TRIANGLE PROPOSED BUILDING EAST ELEVATION ��Pl�IIIMIIIMEIIIIIEIElllililN limimillimmI5110111 _ ® _ �_ VI 1 -1 V ONE 11■i I I ON ME i�■ 1 �i�i=ialllllllll l�llll ll'■I�0III0IIILIII■l111111 lilllliii�lf�_fl�ll '0 ■■ 111 ■ 11,1 ■ ■ ■ ■ NEI ■ ■ ■ 1� ■ ■ NINE' 1 1H ■i gi 1 _11 IN mill EIN Now r� - ■� 100 ME I■1 ■ ICI ■ ��1 ■ 1� ■ Iml r; SON 0 1 -1 t I I ■ I,1 MI ■ �� ���I I =I I Ell ININ ii I■I ■' i I■I "gillo- MIS gill f '■ ■�1 i M i 1 % i 1 1 i i� �� RI it i ■ ■ ■ ■ _�_• ■_m_. - -In .�_Rill . .■ ■.NONa. . �I — _ 4:f40 .y _■ll .y a EKE J:A �� � --'...� �4 i. _ � � ',•y.__ ..... J:.. �,'... sir. J� '4 �': J: — !• - •..� J- J� - I L•.� J:� �.k y,�,� a � ...._ ... ..li'... ,.. r L-� `�`,: � _-.cam- ,.�a �:.... ..._ ..1...._.� .......:�. ...-_� �'__."FC—_�'�� Y1�-�—�.e..%.^ia.. ' i-..'�'7�• ��7t. ��-"3+,������ct �il}� _ l�lf i� �-. • • * pope 1 • . • • • NOTE: This image was produced in Sketchup Pro based on survey data prepared by TG Miller Surveyors and combined with massing models of surrounding buildings.The massing models are based on a combination of approved Site Plan Review drawings for projects under construction,field collected measurements and digital elevation model (DEM) data collected by NASA's Shuttle Radar Topography Mission (SRTM).The proposed building is modeled within 1 inch +/-and the surrounding context is modeled within 1 foot+/-.This drawing is subsequently not a "collage" composed in photoshop or similar program but is a true section cut directly from the 3D digital model and is printed to 1" =40' scale. This section line is cut through the centerline of Aurora Street and runs parallel to the buildings along the 100 block of North Aurora Street.The proposed Triangle building fronts South Aurora Street and is therefore shown at an oblique angle. State/MLK Street is not perpendicular to either North or South Aurora Streets and is also subsequently shown at an oblique angle. ---------- -------------- CANOPY HOTEL F---------------------------' ' -------- -, CAREY BUILDING CSMA It ' i ❑ ' - _ _ a __ ,t • � � fLn Lj fi.. RM , CONTEMPORARYTRENDS WANZER BLOCK STATE/MLK STREET GREEN STREET FORMER LEONARDO HOTEL -`-- - 0 40 80 January 20, 2016 STATE STREET TRIANGLE SECTION 1 : THROUGH NORTH AURORA STREET Ithaca, NY 1 "=40'-0" STREAM COLLABORATIVE Page 9 NOTE: This image was produced in Sketchup Pro based on survey data prepared by TG Miller Surveyors and combined with �G massing models of surrounding buildings.The massing models are based on a combination of approved Site Plan Review drawings for projects under construction,field collected measurements and digital elevation model (DEM) HAROLD'S �VIM data collected by NASA's Shuttle Radar Topography Mission (SRTM).The proposed building is modeled within 1 inch SQUARE P +/-and the surrounding context is modeled within 1 foot+/-.This drawing is subsequently not a "collage"composed O� in photoshop or similar program but is a true section cut directly from the 3D digital model and is printed to 1"=40' scale. MARRIOTT /NT�Rsozs � HOTEL Tz 2 This section line is cut through State/MLK Street at the center of the Carey Building.The Commons is not parallel to N00 O the section cut so it is subsequently shown at an oblique angle. N 2 , 1 --------------- ,Ih 141ARRI(}TT FIRST NATIONAL CANOPY HOTEL y BANK , 1 I 1 , ai' I 1 - I 1 � 1 I 1 � I 1 , _ I 1 + ' I h!Illl + I I I II�!I; 00 , I I 1 BUILDING 3 1 - GREEN STREET BUILDING 6 STATE/MLK STREET CAREY BUILDING SENECA WAY 0 40 80 �� 41 January 20, 2016 STATE STREET TRIANGLE SECTION 2: THROUGH CAREY BUILDING Ithaca, NY 1 "=40'-0" STREAM COLLABORATIVE Page 10 NOTE: This image was produced in Sketchup Pro based on survey data prepared by TG Miller Surveyors and combined with massing models of surrounding buildings.The massing models are based on a combination of approved Site Plan Review drawings for projects under construction,field collected measurements and digital elevation model (DEM) data collected by NASA's Shuttle Radar Topography Mission (SRTM).The proposed building is modeled within 1 inch +/-and the surrounding context is modeled within 1 foot+/-.This drawing is subsequently not a "collage"composed in photoshop or similar program but is a true section cut directly from the 3D digital model and is printed to 1"=40' HAROLD'S SQUARE scale. BUILDING 1 This section line is cut through State/MLK Street at the center of the CSMA Building.The Commons is not parallel to the section cut so it is subsequently shown at an oblique angle. ------------- ----------------; 1 MARRJOTT CANOPY HOTEL CAREY BUILDING 1 , _ FIRST NATIONAL BANK 1 1 l I , ® FIRR JimilI , 69' _J f l 1 ■ I1 .I ^ 1 . 1 . +�h� •�• I I I CSMA GREEN STREET STATE/MLK STREET SENECA WAY 0 40 80 --- L f - 1 F ` k` f r 1+a January 20, 2016 STATE STREET TRIANGLE SECTION 3: THROUGH CSMA BUILDING Ithaca, NY 1 "=40'-0" COLLABORATIVE STREAM Page 11 NOTE: This image was produced in Sketchup Pro based on survey data prepared by TG Miller Surveyors and combined with massing models of surrounding buildings.The massing models are based on a combination of approved Site Plan Review drawings for projects under construction,field collected measurements and digital elevation model (DEM) data collected by NASA's Shuttle Radar Topography Mission (SRTM).The proposed building is modeled within 1 inch +/-and the surrounding context is modeled within 1 foot+/-.This drawing is subsequently not a "collage" composed in photoshop or similar program but is a true section cut directly from the 3D digital model and is printed to 1" =40' scale. COURTYARD BUILDING 1 BUILDING 5 MARRIOTT HOTEL 74'+/- AURORA STREET 0 40 80 Va- �r y. y tF January 20, 2016 STATE STREET TRIANGLE SECTION 4: THROUGH THE MARRIOTT HOTEL Ithaca, NY 1 "=40'-0" STREAM STATE STREET TRIANGLE 4 � �e',V li � •�, F `�` 1 •y * 7 I q4^ • t � F 1R I � � I 4� 1 M E NEW RESIDENCES IN DOWNTOWN , ITHACA PLANNING BOARD- UPDATED SITE PLAN SUBMISSION: ,JANUARY 20, 2016 LIST OF DRAWINGS P2-3 Proposed Building: Updated Perspectives P4-7 Proposed Building: Updated Elevations P8-1 1 Proposed Building: Contextual Sections ca WHITHAM STREAM CAMPUS T. G . MILLER, P. C . PLANNING & DESIGN. I [C COLLABORATIVE Y' � E N C I N E E A S A N D S U R V E Y O R S A D VA N TA G E CONSTRUMD14 _ 1 y I 1 \► J` •a ■ ■ Jim 1 f 2 LU J ell, LU :5 ICE t . " . . 1 ���� � � � � Illulllnuwuuuw nmuuwuuuunu wuunuuuuuuw nuuuunuuun�c. unuuuuuunuuu uuuununnuuuu uur�. � � •� '� '� V - A Y r t 'F 4ku-tl EAST 57ATE/Aft STR EET 1'�f OACr ra I a .a - .'. +►+ice PROPOSED BUILDING PAD f fr F t i„ P� fry y _ r SIG" YER P f • �ti ar- 'w� x r 1 Cxr i Zw $TA g guYLd7rtiG L 69 s January 20, 2016 STATE STREET TRIANGLE PROPOSED SITE PLAN Ithaca, NY STREAM COLLABORATIVE Page 3 - ■■ n - 5d Y «amm■■ ■rt■ IN 1[, r■ �_. -�� rrrl„� ��■■ - -- ° ��NONII-INI�I�I■ _ h��1��1■is�l I I 1 ■' � � � r �r r r r r �—� ��.. xl�� f - _�� ��1�'■�LI�� 1!1'� ���I I�I' I,I��,_�_I'��r���I�-IYI�I �1����1��-� I�'1--� �11�11�'I■� �� N • on 61 �tIN me WL, _ Ire a �■ ■i i■ ■N p it M , : My- ■ ---------------- 9 e_ rr n -all• 4* � r • -------------------- ------------------------------------------ ---------------------------------------------------- illl 1�I1111�1�1111� ffEbb- d dLtjdbA111_I 1 11 1� I■1 � 1 ���c ; ■h �1i111%11 11111•� 1 1 1 1 1 I -I I I=�, 11� � � _�_ ' � 1� 1� 1� 1� ■11�11 ;�; ! 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TRIANGLE PROPOSED BUILDING EAST ELEVATION ��Pl�IIIMIIIMEIIIIIEIElllililN limimillimmI5110111 _ ® _ �_ VI 1 -1 V ONE 11■i I I ON ME i�■ 1 �i�i=ialllllllll l�llll ll'■I�0III0IIILIII■l111111 lilllliii�lf�_fl�ll '0 ■■ 111 ■ 11,1 ■ ■ ■ ■ NEI ■ ■ ■ 1� ■ ■ NINE' 1 1H ■i gi 1 _11 IN mill EIN Now r� - ■� 100 ME I■1 ■ ICI ■ ��1 ■ 1� ■ Iml r; SON 0 1 -1 t I I ■ I,1 MI ■ �� ���I I =I I Ell ININ ii I■I ■' i I■I "gillo- MIS gill f '■ ■�1 i M i 1 % i 1 1 i i� �� RI it i ■ ■ ■ ■ _�_• ■_m_. - -In .�_Rill . .■ ■.NONa. . �I — _ 4:f40 .y _■ll .y a EKE J:A �� � --'...� �4 i. _ � � ',•y.__ ..... J:.. �,'... sir. J� '4 �': J: — !• - •..� J- J� - I L•.� J:� �.k y,�,� a � ...._ ... ..li'... ,.. r L-� `�`,: � _-.cam- ,.�a �:.... ..._ ..1...._.� .......:�. ...-_� �'__."FC—_�'�� Y1�-�—�.e..%.^ia.. ' i-..'�'7�• ��7t. ��-"3+,������ct �il}� _ l�lf i� �-. • • * pope 1 • . • • • NOTE: This image was produced in Sketchup Pro based on survey data prepared by TG Miller Surveyors and combined with massing models of surrounding buildings.The massing models are based on a combination of approved Site Plan Review drawings for projects under construction,field collected measurements and digital elevation model (DEM) data collected by NASA's Shuttle Radar Topography Mission (SRTM).The proposed building is modeled within 1 inch +/-and the surrounding context is modeled within 1 foot+/-.This drawing is subsequently not a "collage" composed in photoshop or similar program but is a true section cut directly from the 3D digital model and is printed to 1" =40' scale. This section line is cut through the centerline of Aurora Street and runs parallel to the buildings along the 100 block of North Aurora Street.The proposed Triangle building fronts South Aurora Street and is therefore shown at an oblique angle. State/MLK Street is not perpendicular to either North or South Aurora Streets and is also subsequently shown at an oblique angle. ---------- -------------- CANOPY HOTEL F---------------------------' ' -------- -, CAREY BUILDING CSMA It ' i ❑ ' - _ _ a __ ,t • � � fLn Lj fi.. RM , CONTEMPORARYTRENDS WANZER BLOCK STATE/MLK STREET GREEN STREET FORMER LEONARDO HOTEL -`-- - 0 40 80 January 20, 2016 STATE STREET TRIANGLE SECTION 1 : THROUGH NORTH AURORA STREET Ithaca, NY 1 "=40'-0" STREAM COLLABORATIVE Page 9 NOTE: This image was produced in Sketchup Pro based on survey data prepared by TG Miller Surveyors and combined with �G massing models of surrounding buildings.The massing models are based on a combination of approved Site Plan Review drawings for projects under construction,field collected measurements and digital elevation model (DEM) HAROLD'S �VIM data collected by NASA's Shuttle Radar Topography Mission (SRTM).The proposed building is modeled within 1 inch SQUARE P +/-and the surrounding context is modeled within 1 foot+/-.This drawing is subsequently not a "collage"composed O� in photoshop or similar program but is a true section cut directly from the 3D digital model and is printed to 1"=40' scale. MARRIOTT /NT�Rsozs � HOTEL Tz 2 This section line is cut through State/MLK Street at the center of the Carey Building.The Commons is not parallel to N00 O the section cut so it is subsequently shown at an oblique angle. N 2 , 1 --------------- ,Ih 141ARRI(}TT FIRST NATIONAL CANOPY HOTEL y BANK , 1 I 1 , ai' I 1 - I 1 � 1 I 1 � I 1 , _ I 1 + ' I h!Illl + I I I II�!I; 00 , I I 1 BUILDING 3 1 - GREEN STREET BUILDING 6 STATE/MLK STREET CAREY BUILDING SENECA WAY 0 40 80 �� 41 January 20, 2016 STATE STREET TRIANGLE SECTION 2: THROUGH CAREY BUILDING Ithaca, NY 1 "=40'-0" STREAM COLLABORATIVE Page 10 NOTE: This image was produced in Sketchup Pro based on survey data prepared by TG Miller Surveyors and combined with massing models of surrounding buildings.The massing models are based on a combination of approved Site Plan Review drawings for projects under construction,field collected measurements and digital elevation model (DEM) data collected by NASA's Shuttle Radar Topography Mission (SRTM).The proposed building is modeled within 1 inch +/-and the surrounding context is modeled within 1 foot+/-.This drawing is subsequently not a "collage"composed in photoshop or similar program but is a true section cut directly from the 3D digital model and is printed to 1"=40' HAROLD'S SQUARE scale. BUILDING 1 This section line is cut through State/MLK Street at the center of the CSMA Building.The Commons is not parallel to the section cut so it is subsequently shown at an oblique angle. ------------- ----------------; 1 MARRJOTT CANOPY HOTEL CAREY BUILDING 1 , _ FIRST NATIONAL BANK 1 1 l I , ® FIRR JimilI , 69' _J f l 1 ■ I1 .I ^ 1 . 1 . +�h� •�• I I I CSMA GREEN STREET STATE/MLK STREET SENECA WAY 0 40 80 --- L f - 1 F ` k` f r 1+a January 20, 2016 STATE STREET TRIANGLE SECTION 3: THROUGH CSMA BUILDING Ithaca, NY 1 "=40'-0" COLLABORATIVE STREAM Page 11 NOTE: This image was produced in Sketchup Pro based on survey data prepared by TG Miller Surveyors and combined with massing models of surrounding buildings.The massing models are based on a combination of approved Site Plan Review drawings for projects under construction,field collected measurements and digital elevation model (DEM) data collected by NASA's Shuttle Radar Topography Mission (SRTM).The proposed building is modeled within 1 inch +/-and the surrounding context is modeled within 1 foot+/-.This drawing is subsequently not a "collage" composed in photoshop or similar program but is a true section cut directly from the 3D digital model and is printed to 1" =40' scale. COURTYARD BUILDING 1 BUILDING 5 MARRIOTT HOTEL 74'+/- AURORA STREET 0 40 80 Va- �r y. y tF January 20, 2016 STATE STREET TRIANGLE SECTION 4: THROUGH THE MARRIOTT HOTEL Ithaca, NY 1 "=40'-0" STREAM WHITHAM PLANNING & DESIGN, LLC January 20, 2016 Lisa Nicholas Senior Planner Department of Planning and Economic Development City of Ithaca 108 E. Green Street Ithaca,N.Y. 14850 Re: State Street Triangle—Site Plan Application: Resubmittal of Revised Proposal Dear Lisa: On behalf of the Applicant, Campus Advantage, attached please find the following revised documents as part of the Site Plan Application Package for the proposed State Street Triangle Project located at 301 E. MLK/E. State Street: 1. Updated Project Drawings: a. Proposed Project Perspectives (Revised) b. Proposed Building Elevations (Revised) c. Proposed Building Sections with Solar Diagram (Revised) The proposal is a 96'tall, 9-story mixed-use building(the most recent previous scheme was 116'tall, and 1I- stories) on a 0.759-acre site within the City of Ithaca's Density District and the CBD-120 Central Business Zoning District.The building will have approximately the same 11,543 SF of new retail space on the ground floor, 2,779+/-to which local tenant Collegetown Bagels will relocate their current downtown location, creating a commercial base of 5 new retail/restaurant spaces. Loading and delivery areas,which serve the building, are provided off-street and internally underneath the courtyard,with vehicular access from South Aurora Street.An off-street trash area is also provided internally,with truck access from East Green Street. The building's tabulations have changed as a result of breaking up the mass of the previously proposed building into smaller buildings,which have been designed to emulate the surrounding historical district,and reducing the height of the building by 20'.The corner section of the building facing The Commons has been reduced in height, from 10 stories to 8 stories,with a roof terrace and green roof and expansive views of the City,surrounding hills, and Cayuga Lake. The fitness center is also located on the 9`}'floor to make these views accessible to all residents within the building. The East State Street/MLK Jr. Street fagade has also been broken up into different sections,which have been designed to relate to the neighboring historical district in terms of scale, materials, and styles. More specificity of these changes and relationships were provided in drawings submitted on September 17'.Along the East State Street/MLK Jr. Street fagade, the center section of the building's mass has been reduced,with shorter sections of the building which also set back. In this new scheme, "Building 3" changed from 8 stories to 7 stories, and Phone: 607.379.9175 Email. whithamcawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 1 WHITHAM PLANNING & DESIGN, LLC "Building 2"from 9 stories to 8 stories.As the building has developed, these alterations have resulted in the following changes to square footage,and unit and bedroom counts: - The overall square footage of the building changed from 288,845+/- GSF to +/-226,700GSF. - The unit-count of the building changed from 240 units to +/-180 units. - The bedroom count of the building changed from 620 to +/-452 bedrooms. Changes in the bedroom and unit counts have also resulted in an increase of units consisting of studios, 1 bedroom, and 2 bedrooms,and a decrease in units with more than 2 bedrooms.The project will also have non- student floors on the 8`i'and 9`i'floors,and would not have any 4-bedroom units.This new mix ultimately seeks to diversify the potential resident base of the project. Detailed Contextual Project Sections As requested, the Project Team is providing the following more detailed, measured sections:N-S through Green Street to the CSMA building; N-S through Green Street to the Carey Building; E-W through Aurora Street to the Marriot Hotel;and Street elevations from the Park building on Aurora Street to Green Street.These are provided as attachments to this memo on pages 9-12. Moving or Rotating Building The footprint of the building has also adjusted to accommodate a wider sidewalk at the base,pushing the building back 4'along Aurora Street and State Street,and maintain approximately 6-8 feet along Green Street,before the Right of Way.The Right of Way adds an additional 10+/-feet of setback from the public sidewalk.These maneuvers result in the following sidewalk dimensions,which are measured from face of building to curb: - Along S.Aurora Street: +/-14' - Along the round corner(State Street and S.Aurora Street): increases to +/-24' in the deepest area - Along E. State Street: ranges from+/-16-18 feet The Project Team is also currently in discussions with Phyllis Radke on submitting an application to the Board of Zoning Appeals to clarify the rear yard setback requirement for the project given that all sides of the project face important downtown streets. We look forward to continuing to work with you and presenting the proposed project at the upcoming Planning Board meeting on January 26th. If you have any questions or require additional information,please feel free to contact me. Sincerely, Scott Whitham Phone: 607.379.9175 Email. whithamcawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 2 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Declaration of Lead Agency Parking for 4 Cars 424 Dryden Rd. January 26,2016 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a 4-car parking area to be located a 424 Dryden Road by Daniel Hirtler for William and Angie Chen,and WHEREAS: the property at 424 Dryden Road was subdivided 2015 to form a new parcel at 319 Oak Avenue. The required off-street parking for 424 Dryden Road was formerly located on the part of the original parcel which was subdivided. The applicant proposes to provide the five required off-street parking spaces for the small site, while providing the best maneuverability and retaining a vegetative buffer at the rear of this parcel. The preferred layout retains existing mature tree, preserves a portion of the 10-foot vegetative buffer, and requires variances. The project is on the CR-2 Zoning District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review and is subject to environmental review, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, does hereby declare itself Lead Agency for the environmental review of the proposed project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 �= CITY OF ITHACA 108 E.Green Street—3rd Floor Ithaca, NY 14850-5690 $� K Z` DEPARTMENT OF PLANNING, BUILDING,ZONING,&ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING&DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning& Development—607-274-6550 Community Development/IURA-607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 TO: Board of Zoning Appeals FROM: Planning& Development Board DATE: January 27 2016 SUBJECT: Comments for Zoning Appeals 3012 A& B On January 26, 2016, members of the Planning and Development Board discussed the above-listed Zoning Appeals and agreed to forward the following recommendations: APPEAL#3012-A 101, 105,& 107 MORRIS AVENUE, 210 THIRD STREET, LOT#1 Area Variances Appeal of George Frantz for Habitat for Humanity of Tompkins and Cortland County for an Area Variance for 210 Third Street from Section 325-8, Columns 6, 7, and 13, Area in Square Feet, Width in Feet at Street Front, and Other Side Yard, requirements of the Zoning Ordinance. The applicant proposes to consolidate two contiguous parcels located at 101 Morris Avenue and 105 &107 Morris Avenue, on the corner of Morris Avenue and Third Street, and then re-subdivide the combined parcels to create two new building lots to be addressed 210 Third Street (Lot 1) and 208 Third Street (Lot 2). An approximately 1,400 SF two-story, one-family, semi-detached building (a building containing two owner- occupied, one-family dwelling units) will be constructed and sited, so that half the building and one dwelling unit will be located at 210 Third Street. The other half of the building and the second unit will be constructed on 208 Third Street. Both 210 and 208 Third Street are in an R-2b Use District, which allows a semi-detached building, provided the building and lot meet District Regulations requirements. However, the applicant's proposal to site the building so it straddles both lots requires three Area Variances for the lot at 210 Third Street. The lot is 2,949 SF in area; required is 3,000 feet. The proposed width in feet at street front for 210 Third Street is 30.98 feet; required is 35 feet. In addition, the proposed lot at 210 Third Street does not meet the setback requirement for other side yard. As designed, the building's other side yard setback is 0 feet; required is 5 feet. While the proposed one- family, semi-detached building at 210 Third Street is a permitted use in the R-2b Zoning District, General Municipal Law,Article 3, Section 33.3, requires Area Variances be granted before Subdivision is approved. The Planning Board does not identify any long-term planning issues with the appeal and supports granting it. APPEAL#3012-B 101, 105,& 107 MORRIS AVENUE,208 THIRD STREET, LOT#2 Area Variances Appeal of George Frantz for Habitat for Humanity of Tompkins and Cortland County for Area Variances for 208 Third Street from Section 325-8, Columns 7 and 13, Width in Feet at Street Front, and Other Side Yard, requirements of the Zoning Ordinance. The applicant proposes to consolidate two contiguous parcels located at 101 Morris Avenue and 105 &107 Morris Avenue, on the corner of Morris Avenue and Third Street, and then re-subdivide the combined parcels to create two new building lots to be addressed 208 Third Street (Lot 2) and 210 Third Street (Lot 1). An approximately 1400-SF two-story, one-family, semi-detached building (a building containing two owner- "An Equal Opportunity Employer with a commitment to workforce diversification." 1of2 occupied, one-family dwelling units) will be constructed and sited so that half the building and one dwelling unit will be located at 210 Third Street. The other half of the building and the second unit will be constructed on 208 Third Street. Both 208 and 210 Third Street are in an R-2b Use District, which allows a semi-detached building, provided the building and lot meet District Regulations requirements. However, the applicant's proposal to site the building, so it straddles both lots, requires two Area Variances for the lot at 208 Third Street. The proposed width in feet at street front for 208 Third Street is 30 feet; required is 35 feet. In addition, the proposed lot at 208 Third Street does not meet the setback requirement for other side yard. As designed, the building's other side yard setback is 0 feet; required is 5 feet. While the one-family, semi-detached building at 208 Third Street is a permitted use in the R-2b Zoning District, General Municipal Law, Article 3, Section 33.3, requires Area Variances be granted before Subdivision is approved The Planning Board does not identify any long-term planning issues with the appeal and supports granting it. "An Equal Opportunity Employer with a commitment to workforce diversification." 2of2