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Home My WebLink About01-26-16 Planning and Development Board Meeting Agenda AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:45 p.m. on JANUARY 26ND, 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 scheduled PUBLIC HEARING below , you are highly encouraged to speak at that time) 6:50 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:  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:  Declaration of Lead Agency  Public Hearing  Determination of Environmental Significance  Recommendation to the BZA CITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT Division of Planning & 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 APPLICANT OVERHEAD PROJECTOR NOTE: The City only has a VGA plug/cable available to connect to our overhead projector. If you need to connect another way, you will need to provide your own ADAPTOR. (Macs & many newer, lighter laptops may not have a VGA port.) If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274‐6570 by 12:00 p.m., the day before the meeting. REVISED “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 Project Description: The applicant is proposing to consolidate the existing two tax parcels (#44.‐5‐5 & #44.‐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. 5. Site Plan Review A. Project: Cayuga Green II — Lofts at Six Mile Creek 7:45 Location: 217 S. Cayuga St. Applicant: Bloomfield/Schon Actions:  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:  Project Update  Conditions of Site Plan Approval  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:  Project Update Project Description: The applicant has made revisions to the previously submitted project — which was a 116’ tall, 11‐story building with 240 housing units. The revised proposal is a 96’‐tall, 9‐story mixed‐use building on the 0.759‐acre site, with approximately 12,341 SF of new ground‐floor retail space, 2,029 SF of which will be a restaurant. Upper floors will have a mix of unit types (studio to 5‐bedroom/4‐bath) for a total of 180 units with approximately 452 bedrooms. The ground level includes a loading/delivery/trash area with vehicular access provided from N. Aurora Street. The footprint of the building has been pushed back 4’ along Aurora and State Streets to provide a sidewalk ranging from 14 to 24 feet. This change results in the need for an Area Variance for relief from rear yard requirements in the CBD‐120 Zoning District. The project has received Design Review. This is a Type I Action under 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:  Declaration of Lead Agency “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 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:  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 façade of the building. The façade renovation involves removing brick and individual windows on the second and third floors, and creating a new glass façade 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  #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 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 9:35 8. Reports A. Planning Board Chair (verbal) 9:50 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.cityofithaca.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.cityofithaca.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 & PH9‐Mar‐16 Presentation to Planning Committee of CC9‐Mar‐16 Advertise PH 15‐Mar‐1614 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/PEDZ23‐Mar‐16 Start Regular Meetings staff/applicant Public Hearing (5th Tuesday)29‐Mar‐1615+ 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/PEDZ20‐Apr‐16 End of Public Comment Period7‐May‐1660 days from adequacy Applicant submits draft matrix & responses16‐May‐16 PB Special Meeting ‐ Review Comments Matrix31‐May‐16tentative (5th Tues) Joint PB Special Meeting ‐ Review Comments Matrix7‐Jun‐16tentative (Reg. Town PB Meeting) Meeting Staff/Applicant review comments on matrixWeek of 6‐13 Applicant submits GFEIS (draft) TBD PB Meeting ‐ Review GFEISTBD PB Meeting ‐ FGEIS Resolution of CompletionTBD File FGEIS Notice of Completion (NOC)TBD Day after PB Vote NOC of FGEIS Deadline TBD Involved Agency Finding Deadline TBD10 days after FEIS NOC Lead Agency Findings Adoption Deadline TBD30 days after FEIS NOC PB Meeting ‐ Adopt Findings TBDw/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 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 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 façade 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: Abstain: Absent: Vacancies: Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 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 café 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 façade 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 café 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 façade 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: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 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 26th Planning Board meeting. If you have any questions or require additional information, please feel free to contact me. Sincerely, Scott Whitham Proposed by Hilton Downtown Ithaca, New York PLANNING BOARD SUBMISSION 01.20.2016 Proposed by Hilton Downtown Ithaca, New York PLANNING BOARD SUBMISSION 01.20.2016 Ithaca Downtown Associates, LLC Downtown Ithaca, NY Ithaca | The Commons by Hilton Site Aerial - Project Context Planning Board Submission - January 20, 2015 EAST STATE S T R E E T SE N E C A W A Y Downtown Ithaca, NY Ithaca | The Commons by Hilton Site Bird’s Eye- Project Location Planning Board Submission - January 20, 2015 EAST STATESTREET PAV PAV PAV PAV PA V PAV PAV PA V PROPOSED HOTEL CSMA BUILDINGCAREY BUILDING (6) BIKE RACKS (3) 15 MINUTE LOADING SPACES BUILT‐IN BENCH W/ PLANTER TRELLIS (3) 15 MINUTE LOADING SPACES CAFE TRELLIS PATIO BUILT‐IN BENCH WITH PLANTER TRELLIS PAVER TYPE 2 GRAVEL CONC WALK PERENNIAL PLANTER BEDS L102A1 (3) HOOP BIKE RACKS GATE GATE GR A V E L DELIVERY EXISTING CONC WALK FLEXIPAVE FLUSH GRANITE CURB 10'‐6"15'‐3" /SEE DETAIL B4 L105 ASPHALT DRIVEWAY ARCHITECTS 1524 Delancey Street Philadelphia PA,19102 www.spg3.com t.215.735.1524 KEY PLAN Proj. No.: GENERAL NOTES / MATERIAL KEY LEGEND 12/03/2015 PROGRESS BACKGROUNDSISSUED TO CONSULTANTS PR O G R E S S P R I N T N O T F O R C O N S T R U C T I O N C:\Users\Chris \Documents\2015041 - Canopy Hotel - SIT E_chris _stream.rvt 1/18/2016 5:04:49 PM RYAN BIGGS | CLARK DAVIS Structural Engineering Consultants JDavis@ryanbiggs.com P.O. Box 217 Skaneateles Falls, NY 13153 315.685.4732 MCHUGH ENGINEERING Mechanical, Plumbing, & Electrical Consultants CKeenan@mchugheng.com canopy by Hilton Ithaca New York Baywood HotelsGreenbelt, MD SITE PLAN 15010.00 L100 L100 T. G. Miller, P.C. Civil EngineeringConsultants ajs@tgmillerpc.com 203 N. Aurora Street, Ithaca NY 14850607.272.6477 MARKZEFF Interior Design mzeff@markzeff.com 515 West 20th Street, 4W New York NY 10011 212.624.4004 STREAM COLLABORATIVE Landscape Architecture Consultants Noah@Streamcolab.com 123 Cayuga Street SuiteE 201 Ithaca NY 14850 607.216.8802 DATEISSUE REV. NO. Downtown Ithaca, NY Ithaca | The Commons by Hilton Proposed Site Plan Planning Board Submission - January 20, 2015 UP DN UP DN L FIRE COMMAND FITNESS / YOGA VESTIBULE STAIR 1 ELEV 2ELEV 1 PATIO OFFICE KITCHEN RETREAT RE TA IL MEETING SPACE MECHANICAL SHAFTMECHANICAL SHAFT PROPERTY LINE RE C E P T I O N TRASH 115 PREFUNCTION KITCHEN JAN MEETING 1 CAFE/BAR CANOPY CENTRAL PATIO ITHACA NEW YORK 1524 Delancey StreetPhiladelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 FIRST FLOOR PLAN Option 1 2015.12.30 0' 4' 8' 16' 32' 2016.01.14 Ithaca New York L PREFU 2972 SF FIRST FLOOR PLANIthaca New York2016.01.19 Downtown Ithaca, NY Ithaca | The Commons by Hilton Ground Floor Plan Planning Board Submission - January 20, 2015 STAIR 1 STAIR 2 ELEVATOR LOBBY ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 SECOND FLOOR PLAN 2015.01.14 Ithaca New York 0' 4' 8' 16' 32' ROOFDECK SEATING 2016.01.14 Ithaca New YorkIthaca New York2016.01.19 Downtown Ithaca, NY Ithaca | The Commons by Hilton Second Floor Plan Planning Board Submission - January 20, 2015 STAIR 1 STAIR 2 ELEVATOR LOBBY ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 GUEST ROOM FLOORS 3-7 2016.01.14 Ithaca New York 0' 4' 8' 16' 32' Ithaca New York2016.01.19 Downtown Ithaca, NY Ithaca | The Commons by Hilton Typical Floor Plan Planning Board Submission - January 20, 2015 EM E R G E N C Y GE N E R A T O R ERU PENTHOUSE ELEVATOR OVERIDE CL O S E D C I R C U I T CO O L E R STAIR TOWER ROOF 14.5' SCREEN WALL 12' SCREEN WALL 14.5' SCREEN WALL OVERHEAD SCREEN 12' SCREEN WALL OVERHEAD SCREEN 12' CLAD WALL 3.5' PARAPET 3.5' PARAPET 7'' PARAPET ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 ROOF PLAN 2015.01.14 Ithaca New York 0' 4' 8' 16' 32' 2016.01.14 Ithaca New YorkIthaca New York2016.01.19 Downtown Ithaca, NY Ithaca | The Commons by Hilton Roof Plan Planning Board Submission - January 20, 2015 Downtown Ithaca, NY Ithaca | The Commons by Hilton Exterior Elevations - North Planning Board Submission - January 20, 2015 Downtown Ithaca, NY Ithaca | The Commons by Hilton Exterior Elevations - East Planning Board Submission - January 20, 2015 Downtown Ithaca, NY Ithaca | The Commons by Hilton Exterior Elevations - South Planning Board Submission - January 20, 2015 Downtown Ithaca, NY Ithaca | The Commons by Hilton Exterior Elevations - West Planning Board Submission - January 20, 2015 ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 MATERIALS 2016.01.19 Ithaca New York BRICK VENEER COLOR: CANYON SMOOTH LOCATION: BRICK BASE 1ST FLOOR AND CORNER ACCENT ELEMENT MANUF BELDEN BRICK COMPANY CAST STONE COLOR: MONTECITO LOCATION: WALL TRANSITIONS, WINDOW SILLS ARRISCRAFT RENAISSANCE BRICK VENEER COLOR: MODULAR 503 LOCATION: BRICK FIELD COLOR MANUF BELDEN BRICK COMPANY ALUM AND GLASS STOREFRONT GLAZING SYSTEM COLOR: FLUROPON CHARCOAL LOCATION: STOREFRONT, WINDOWS, CORNICE MANUF: KAWNEER METAL CORNICE SYSTEM COLOR: PERMADIZE TERRA COTTA METALLIC LOCATION: CORNICES AT CORNER ACCENT ELEMENT MANUF: KAWNEER COMPOSITE FIBER PANEL SYSTEM COLOR: CARAT TOPAZ 7072 LOCATION: PANEL COLOR - BAY MANUF: CEM5 SWISS PEARL COMPOSITE FIBER PANEL SYSTEM COLOR: NOBILLS GREY N213 LOCATION: ACCENT PANEL COLOR MANUF: CEM5 SWISS PEARL COMPOSITE FIBER PANEL SYSTEM COLOR: CARAT CRYSTAL 7010 LOCATION: EQUIPMENT SCREEN WALLS MANUF: CEM5 SWISS PEARL COMPOSITE FIBER PANEL SYSTEM COLOR: NOBILLS GREY N214 LOCATION: PANEL COLOR - FIELD MANUF: CEM5 SWISS PEARL Downtown Ithaca, NY Ithaca | The Commons by Hilton Materials Palette Planning Board Submission - January 20, 2015 Downtown Ithaca, NY Ithaca | The Commons by Hilton View from East State Street Planning Board Submission - January 20, 2015 Downtown Ithaca, NY Ithaca | The Commons by Hilton View from Seneca Way Planning Board Submission - January 20, 2015 Downtown Ithaca, NY Ithaca | The Commons by Hilton View from Seneca Way Planning Board Submission - January 20, 2015 Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 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 SEQR, 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 26th Planning Board meeting. If you have any questions or require additional information, please feel free to contact me. Sincerely, Scott Whitham 299 SF EMPLOYEE BREAKROOM 010 158 SF LOCKERS 014 366 SF FIRE PUMP ROOM 008 1,394 SF STORAGE B 023 660 SF BOILER 002 192 SF LINEN 005 150 SF DATA /COM 006 64 SF MECH FOR RETREAT 011 113 SF MECH FORCAFE/BAR 013 751 SF ELECTRIC 003 294 SF WATER HEATER 001 567 SF RECEIVING 022 90 SF SANITARY 024 119 SF ELEC 003A 116 SF HR 020 72 SF COUNT 015 174 SF CASHIER 016 170 SF GM 017 192 SF RECEPTION 018 100 SF HOUSEKEEPING OFFICE 009 82 SF RESTROOM 012 200 SF STAIR 051 387 SF FUEL ROOM 007 722 SFLAUNDRY STORAGE A MECH ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 CELLAR FLOOR PLAN 2016.01.19 Ithaca New York 0' 4' 8' 16' 32' 1,242 SF 89 SF Downtown Ithaca, NY Ithaca | The Commons by Hilton Basement Floor Plan Planning Board Submission - January 25, 2016 Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 1 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 11- 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 9th floor to make these views accessible to all residents within the building. The East State Street / MLK Jr. Street façade 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 17th. Along the East State Street / MLK Jr. Street façade, 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: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 2 “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 +/-1 80 units. - The bedroom count of the building changed from 620 to +/-4 52 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 8th and 9th 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 PLANNING BOARD- UPDATED SITE PLAN SUBMISSION: JANUARY 20, 2016 STATE STREET TRIANGLE NEW RESIDENCES IN DOWNTOWN, ITHACA LIST OF DRAWINGS P2-3 Proposed Building: Updated Perspectives P4-7 Proposed Building: Updated Elevations P8-11 Proposed Building: Contextual Sections RETAIL PERSPECTIVE January 20, 2016 Page 2 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING STATE - AURORA PERSPECTIVE January 20, 2016 Page 3 STATE STREET TRIANGLE Ithaca, NY PROPOSED SITE PLAN WEST PERSPECTIVE January 20, 2016 Page 4 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING WEST PERSPECTIVE WEST ELEVATION 1"=20' January 20, 2016 Page 5 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING - WEST ELEVATION 1”=20’-0” SOUTH ELEVATION 1"=20' January 20, 2016 Page 6 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING - SOUTH ELEVATION 1”=20’-0” EAST ELEVATION 1"=20' January 20, 2016 Page 7 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING - EAST ELEVATION 1”=20’-0” NORTH ELEVATION 1"=20' January 20, 2016 Page 8 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING - NORTH ELEVATION 1”=20’-0” SECTION 1 THROUGH NORTH AURORA STREET 1"=40' GREEN STREETSTATE/MLK STREET 99 ' + / - 51 ' - 6 " + / - CANOPY HOTEL CAREY BUILDING WANZER BLOCK FORMER LEONARDO HOTEL CSMA CONTEMPORARY TRENDS 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. 0 40 80 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. January 20, 2016 Page 9 STATE STREET TRIANGLE Ithaca, NY SECTION 1: THROUGH NORTH AURORA STREET 1”=40’-0” SECTION 2 THROUGH CAREY BUILDING 1"=40' GREEN STREET STATE/MLK STREET SENECA WAY 14 0 ' + / - 83 ' + / - S U M M E R S O L S T I C E @ N O O N WIN T E R S O L S T I C E @ N O O N 67' +/- This section line is cut through State/MLK Street at the center of the Carey Building. The Commons is not parallel to the section cut so it is subsequently shown at an oblique angle. FIRST NATIONAL BANK 0 40 80 CAREY BUILDING CANOPY HOTEL HAROLD'S SQUARE MARRIOTT HOTEL BUILDING 3 BUILDING 6 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. 96 ' + / - January 20, 2016 Page 10 STATE STREET TRIANGLE Ithaca, NY SECTION 2: THROUGH CAREY BUILDING 1”=40’-0” SECTION 3 THROUGH CSMA BUILDING 1"=40' GREEN STREET STATE/MLK STREET SENECA WAY CANOPY HOTELCAREY BUILDING HAROLD'S SQUARE CSMA69' +/- 0 40 80 BUILDING 1 FIRST NATIONAL BANK 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. 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. January 20, 2016 Page 11 STATE STREET TRIANGLE Ithaca, NY SECTION 3: THROUGH CSMA BUILDING 1”=40’-0” SECTION 4 THROUGH THE MARRIOTT HOTEL 1"=40' AURORA STREET MARRIOTT HOTEL BUILDING 5 BUILDING 1 74'+/- 99 ' + / - COURTYARD 0 40 80 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. January 20, 2016 Page 12 STATE STREET TRIANGLE Ithaca, NY SECTION 4: THROUGH THE MARRIOTT HOTEL 1”=40’-0” PLANNING BOARD- UPDATED SITE PLAN SUBMISSION: JANUARY 20, 2016 STATE STREET TRIANGLE NEW RESIDENCES IN DOWNTOWN, ITHACA LIST OF DRAWINGS P2-3 Proposed Building: Updated Perspectives P4-7 Proposed Building: Updated Elevations P8-11 Proposed Building: Contextual Sections RETAIL PERSPECTIVE January 20, 2016 Page 2 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING STATE - AURORA PERSPECTIVE January 20, 2016 Page 3 STATE STREET TRIANGLE Ithaca, NY PROPOSED SITE PLAN WEST PERSPECTIVE January 20, 2016 Page 4 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING WEST PERSPECTIVE WEST ELEVATION 1"=20' January 20, 2016 Page 5 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING - WEST ELEVATION 1”=20’-0” SOUTH ELEVATION 1"=20' January 20, 2016 Page 6 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING - SOUTH ELEVATION 1”=20’-0” EAST ELEVATION 1"=20' January 20, 2016 Page 7 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING - EAST ELEVATION 1”=20’-0” NORTH ELEVATION 1"=20' January 20, 2016 Page 8 STATE STREET TRIANGLE Ithaca, NY PROPOSED BUILDING - NORTH ELEVATION 1”=20’-0” SECTION 1 THROUGH NORTH AURORA STREET 1"=40' GREEN STREETSTATE/MLK STREET 99 ' + / - 51 ' - 6 " + / - CANOPY HOTEL CAREY BUILDING WANZER BLOCK FORMER LEONARDO HOTEL CSMA CONTEMPORARY TRENDS 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. 0 40 80 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. January 20, 2016 Page 9 STATE STREET TRIANGLE Ithaca, NY SECTION 1: THROUGH NORTH AURORA STREET 1”=40’-0” SECTION 2 THROUGH CAREY BUILDING 1"=40' GREEN STREET STATE/MLK STREET SENECA WAY 14 0 ' + / - 83 ' + / - S U M M E R S O L S T I C E @ N O O N WIN T E R S O L S T I C E @ N O O N 67' +/- This section line is cut through State/MLK Street at the center of the Carey Building. The Commons is not parallel to the section cut so it is subsequently shown at an oblique angle. FIRST NATIONAL BANK 0 40 80 CAREY BUILDING CANOPY HOTEL HAROLD'S SQUARE MARRIOTT HOTEL BUILDING 3 BUILDING 6 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. 96 ' + / - January 20, 2016 Page 10 STATE STREET TRIANGLE Ithaca, NY SECTION 2: THROUGH CAREY BUILDING 1”=40’-0” SECTION 3 THROUGH CSMA BUILDING 1"=40' GREEN STREET STATE/MLK STREET SENECA WAY CANOPY HOTELCAREY BUILDING HAROLD'S SQUARE CSMA69' +/- 0 40 80 BUILDING 1 FIRST NATIONAL BANK 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. 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. January 20, 2016 Page 11 STATE STREET TRIANGLE Ithaca, NY SECTION 3: THROUGH CSMA BUILDING 1”=40’-0” SECTION 4 THROUGH THE MARRIOTT HOTEL 1"=40' AURORA STREET MARRIOTT HOTEL BUILDING 5 BUILDING 1 74'+/- 99 ' + / - COURTYARD 0 40 80 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. January 20, 2016 Page 12 STATE STREET TRIANGLE Ithaca, NY SECTION 4: THROUGH THE MARRIOTT HOTEL 1”=40’-0” Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 1 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 11- 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 9th floor to make these views accessible to all residents within the building. The East State Street / MLK Jr. Street façade 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 17th. Along the East State Street / MLK Jr. Street façade, 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: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 2 “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 +/-1 80 units. - The bedroom count of the building changed from 620 to +/-4 52 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 8th and 9th 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 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 “An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 2 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‐ CITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, NY 14850‐5690 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 “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 2 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.