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HomeMy WebLinkAbout02-16-16 Planning and Development Board - PCC Meeting Agenda CITY OF ITHACA 108 E. Green St.—3rd Floor Ithaca,NY 14850-5690 DEPARTMENT OF PLANNING,BUILDING, PA.Fol,€ Z, ZONING, &ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING&DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT pRPpR Telephone: Planning&Econ. Development—607-274-6550 I Community Development/IURA—607-274- 6559 E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 TO: City of Ithaca Project Review Committee (Planning& Development Board) FROM: Lisa Nicholas, Senior Planner DATE: February 11, 2016 SUBJECT:O Agenda[?For[ProjectMeview[EommitteefJn/Ieeting:NUESDAY,FEBRUARYA6,20160 MeetingM;cheduledCtoMbeeinl�it[9:30[i.m. in Third Floor Conference Room (behind Common Council Chambers), City HaIIA08 E. Green St. Please call Charles Pyott at 274-6550, if you cannot attend or you require additional information. 9:301M Project:ilParking Lot Expansion (Addition of 17 Spaces) Location:UB10 Taughannock Blvd. (Island Health & Fitness) Applicantfferry&Tim Ciaschi, Owners AnticipatedMoardMction(s)[In[:ebruary: Declaration of Lead Agency, Public Hearing, & Determination of Environmental Significance ProjectmescriptionOThe applicant proposes to expand the parking area by 17 spaces, from 98 to 115. The existing bioretention area has been filled in and is currently used as parking. The applicant proposes to remove the current bioretention system and install porous pavement to accommodate 13 spaces. The project also includes re-striping a portion of the existing parking area to add four additional spaces. The project is in the WF-1 Zoning District. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 13(1)(h)[2], and the State Environmental Quality Review Act ("SEQRA"), §617.4(b)(11), and is subject to Environmental Review. 9:45:N Project:[# Hughes Hall Renovations Location:11Cornell University Campus0 0 Applicant:RlRam Venkat for Cornell University Anticipated[BoardMction(s)mn[#ebruary: Declaration of Lead Agency& Public Hearing Projectmescription:MThe applicant is proposing to renovate four levels of Hughes HallMn order toldmprove academic space use. Exterior and site modifications include: enclosing existing ground-floor loggia; a new entry from the courtyard; a new exterior stair tower on a west fagade; and renovations to the gorge-facing dining terrace, including a new entrance and stair. The project includes removal and redesign of the courtyard area to include new paving, seating, lighting, walkway, bike racks, landscaping, and drainage improvements. The project is in the U-1 Zoning District. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 13(1)(h)[2], and the State Environmental Quality Review Act ("SEQRA"), §617.4(b)(11), and is subject to Environmental Review. "An Equal Opportunity Employer with a commitment to workforce diversification." 1 of 3 10:00M Project:Xornell Ag. Quad Renovations Location:MCornell University Campus 0 Applicant:®avies Orinda for Cornell UniversityM AnticipatedMoard[Action(s)®n[#ebruary: Declaration of Lead Agency& Public Hearing I Projectmescription:MThe applicant proposes to renovate the existing landscape and replace underground utilities in the Agricultural Quad. The project is needed to upgrade existing utilities and enhance accessibility, expand gathering spaces, and provide new lighting and site furnishings. Site work will include removal of all existing hardscape, as well as 14 trees, installation of new pedestrian paths, plazas, stone bench seating, lighting, and blue light phones, as well as new plantings with amended soil conditions. The project also includes a large bioretention area east of Kennedy Hall. The project is in the U-1 Zoning District. This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 13(1)(h)[4], and the State Environmental Quality Review Act ("SEQRA"), §617.4(b)(9), and is subject to Environmental Review. 0 10:15:0 Project:® Cherry Artspace 0 0 Location:71 102 Cherry St.71 Applicant:® Performance Premises, LLC/Samuel Buggeln AnticipatedMoard[Action(s)[MnUFebruary: Declaration of Lead Agency Projectmescription:OThe applicant proposes to construct a 1,944-SF building on the 5,402-SF project site. The site contains an existing 1,137-SF building (formerly Renovus Solar). The new building will have a galvanized corrugated-steel exterior finish to harmonize with the existing building, and have a matte foundation with perimeter-grade beams. A sidewalk will be provided along the entire parcel width, and 6.5' tree lawn and street trees in front of the existing building. (Space does not permit a tree lawn in front of the new building.) Parking will be provided on adjacent lot immediately to the south. The applicant is also proposing an exterior patio in the rear of the building, landscaping, and signage. The project is in the Industrial Zoning District and requires Area Variances from the Board of Zoning Appeals (BZA) and a permit from the NYS Department of Environmental Conservation (DEC) for encroachment into the permanent easement along the Flood Control Channel. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 13(1)(h)[2], and the State Environmental Quality Review Act ("SEQRA"), §617.4(b)(11), and is subject to Environmental Review. 10:300 ProjectMilton Canopy Hotel Location:M20-324 E. State St./M.L.K.,Jr. Blvd.® Applicant:15cott Whitham for Neil Pate10 AnticipatedMoard[Action(s)mn[#ebruary: Approval of Project Changes& Previous Conditions 0 Projectmescription:MThe project was approved on February 24, 2015. The applicant is requesting changes to the approved Site Plan, including the following: an increase from 123 to 131 guest rooms; an increase from 74,475 GFA to 77,884 GFA; minor landscape changes; size and location of windows and doors; and exterior materials and colors. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b)(9) and (11), for which the Planning Board made a Negative Declaration of Environmental Significance on January 27, 2015. An Equal Opportunity Employer with a commitment to workforce diversification." 2 of 3 10:450 ZoningMppeals0 • #3009,Mrea3fariance,1406[Stewart3kve.O • #3013,[SignMIariance,1120[3.Murora[St.IlthacaNarriottnHotel)® • #3015,[Special[Permit,305Cfaylor[PI.M • #3016,Mrea3lariance,324®ryden[Rd.® 17 11:0011 Adjournment0 cc: Mayor Svante Myrick&Common Council Dr. Luvelle Brown,Superintendent, ICSD Jay Franklin,Tompkins County Assessment If you have a disability&would like specific accommodation to participate, ®®g ® 0 13Mm please contact the City Clerk at 274-6570 by 12:00 p.m.,the day before the meeting. ACCESSINGDKINEDOCUMENTS❑' Site Plan Review&Subdivision Application Documents (&Related Materials) 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 Appeals Zoning Appeals are accessible electronically via the"Document Center"on the City web site(www.citvofithaca.org/DocumentCenter),under"Board of Zoning Appeals">"Zoning Appeal Applications,"and in the relevant year's folder. "An Equal Opportunity Employer with a commitment to workforce diversification." 3 of 3 WHITHAM PLANNING & DESIGN, LLC February 9, 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 based on the comments we received from the Planning Board on January 26`''. The project is a 7-story boutique hotel, 80'-0" tall (92'-0" top of penthouse), and 87,683 gsf with 131 guestrooms. The increase in gsf since the building was approved resulted from three factors: (1) the overall footprint of the building's ground floor has decreased due to moving the western wall away from the property line to accommodate windows in the guestrooms, (2) the overall footprint of the building from the second floor up increased, and (3) 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. 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 fagade 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 Phone: 607.379.9175 Email: whithamca)whithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 WHITHAM PLANNING & DESIGN, LLC 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. As an update to the project, please find attached the following documents: 1. Updated Drawing set including • Site Layout, Ground, Second,Typical, and Seventh Floor Plans • Views of the project • Elevations, Materials Palette, and Signage details In response to the comments we received from the Planning Board, the following changes have taken place: 1. A stone base has been added to the building. This stone base is the same material as windowsills, which is a cast stone, Montecito. The stone base is 24" at entries and along Seneca Way, exposed to view from public ways, and is 12" at all other facades. 2. A banding of pavers has been added to the driveway, accessed from E. State Street, in between the asphalt and sidewalk. This banding is made up of granite,which will be flushed with the pavement. 3. A cornice element has been added to the mechanical screen to continue the horizontal banding from the fa�ade's rhythm. 4. Guestrooms will no longer have direct access to the 2°d floor roof deck. Entry will be limited to a single door from the elevator lobby,with a maximum of 49 occupants. See tad floor plan for reference. 5. The blank facade seen from Seneca Way looking East has been addressed with inset panels using a different material to create more differentiation in the facade. 6. The curved trellis at the ground floor has been revised to be rectilinear to better compliment the building. 7. The team considered adding the buff brick back into the facade. However, the depth of the structure along the spandrel beams would need to be substantially increased to carry the weight of the brick. This would be cost prohibitive. We look forward to presenting updates to the project at the 2/16 PRC meeting and the 2/23 Planning Board meeting. If you have any questions or require additional information,please feel free to contact me. Sincerely, Catherine De Almeida Phone: 607.379.9175 Email: whitham ca)whithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 Proposed 'CROM by Hilton Downtown Ithaca/ Newyork PLANNING BOARD SUBMISSION 02 . 10 . 2016 Ithaca Downtown Associates, LLC �� � • 13) YWOOD4)WHITHAm P.C. HOTELS ,N. ., ���:S«y, 17-1 PIANING Z SCHEDULE ARCHITECTS Z d RI, O LL EHN u 0 O Z F Z a L �. PROPOSED HOTEL w 1 I � 1 I - I I `t �uwwn 1 / 1 I j1 ASPHALT ORIVEWAV j ry 1 11 EAST ,S7 S'TRz-,,- 1T� canopy by ton czaa Bayw=Hotels SITE PLAN L100 CQR4�/Ithaca The Commons by Hilton 4)WHITHAM Proposed Site Plan- Option 1 ' UP,.n �DESIGN,LLC STREAM Downtown Ithaca,NY COLLABORATIVE Planning Board Submission-February 10,2016 PLIMIHG SCHEDULE Z ARCHITECTS _ ,o 0O O vuvm O ENFNu rvD,f3/MI,19l ALKP LFbEND H z --; A5 p.a.. a I ---- ----- ----- ----------- o��e N LLI PROPOSED HOTEL K Aa II. L — 1-4 I I —L I I 0 I I I --DRIVEWAY EAST Sr STRP'— ATE canopy by ton cz Baywood Hotels SITE PLAN L100 CQR4�/Ithaca The Commons by Hilton 4)WHITHAM Proposed Site Plan- Option 2 ' UP,.n �DESIGN,LLC STREAM Downtown Ithaca,NY COLLABORATIVE Planning Board Submission-February 10,2016 Z /�s ARCHITECTS Q V i g 0 LL Hsu o,Esiw,,a�uK�.«ENo 0 a. *muax�bur W D5 B5 =r=L=Lru�ul� - -L-1r1- �11,�.111�I11rl11-111-111--III NEW D4°;oa"o".o�.."<"a.RP.... C4 I—III I I I TI I III I I TI I I 11 "°""`"""`"°` =„�„III�,IIL�,11R;111�111= r -1- n A3 5 "a = 1 III III III —III— A^^^w [�I I F—LFII�III — F .�FII�FIC .. %anoPY by ton SITE DETAILS ll�,�J.l=ll�l�l ,,, ,,, �w�;�^,,��;„„� — — =11 JII�1-11„II. I j_- `°""`••"m" __ _ _ _ _ _ � II II II II I I IF D1`a. C1 ,6,w.,�,oN.� w<� B1 TM Al L105 CQn4pq/,'Ithaca The Commons by Hilton Site Plan- Details STREAM Downtown Ithaca,NY COLLABORATIVE Planning Board Submission-February 10,2016 BOILER — R HEATER 002 if 660 SF 001 29d SF -- FIRE PUMP FUEL ELECTRIC - - ROOM ROOM ® STAIR. 008 -W 751 SF 051 366 SF 387 SF SF m = ELEC LA23 DRY 121 SF LINEN DATA/ 005 COM STORAGE 192SF 006 B 150 SF 023 1.394SF HOUSEKEEPI G OFFICE m I I 00 ECH FO 100SF RETREAT HR RECEPTION EMPLOYEE O11 BR KROOM ® F SF 116SF 192 SF 010 RECEIVING ESTROOM -9 SF Ol = S6]$F 82S COUNT CASHIER GM SANITARY ® Ol MECH FOR 72SIF 174 SF 170 SF 90®SF CAFE/BAR 13 LOCKERS 13 SF 014 158 SF STORAGEA u S i MECH SPGS AECXIiECTS CELLAR FLOOR PLAN CQ B�1 YWOOD Ithaca New York BY H I��ff 2016.02.08 ITHACA NEW YORK HOTELS CQR4fjq/Ithaca I The Commons by Hilton i Basement Floor Plan Downtown Ithaca,NY pr rlrf� Planning Board Submission-February 10,2016 MECHANICAL - MEA�ANICAL CH I \ -- -- STAIR#I ,\ - - - FITNESS -- YOGA FIRE TRASH _ COMMAND VESTIBULE , KITCHEN AN LVTJ Imo, CAEf❑n n I`��7�� IIF��II ❑ �..F. F:I REV 1 ELEV 2 �J PROPERTY LINE • CANOPY��CE�NTRAL / \ © 0 / O U El= O�" I = x _ O r-) �\ PATIO) O r, 0 OFFICE/STORAGE I� r ,I a ?J ( ) G x o II �q o A� MEEIINC�T Z V ( o d wcGACE ' LAW--------__- w L JI rn _ II L-----J J / \ o = ❑ Ell , Ell E El 11 Q COD REi T ❑ — v o u' ) PATIO I O L—J 4' 16' 0' 8' 32' ca B n.��: � AxcBlTecn el Y W O O D FIRST FLOOR PLAN B Y HI LT O N rIthaca New York 2016.02.08 ITHACA NEW YORK HOTELS CQR4fjq/Ithaca I The Commons by Hilton Ground Floor Plan Downtown Ithaca,NY r Planning Board Submission-February 10,2016 - f STAIR 1 CONNECTNO 'ROOM• EaE 1 _ ! 1 J � �+ } ELEVATOR / LOBBY OR00FDECK��/ ❑ SEATING' > STAIR 2 / I Q' 16' 0' 8' 32' ca B n.���!� AxcRlTecrs el Y W O O D SECOND FLOOR PLAN BY HILTON rIthaca New York ITHACA NEW YORK HOTELS 2016.02.08 CQR4pq/Ithaca I The Commons by Hilton Second Floor Plan Downtown Ithaca,NY rlrfa Planning Board Submission-February 10,2016 1 C AIR A CONNECTING 'ROOM' 1 CONNECTING ROOM 1 L 1 / D HOUSE DATA �C- ,� /- KEEPING I `J �/ ELEV I ELEV 2 I III ELEVATOR LOBBY h� I _F _71 L� J -- STAIR 2 I q' 16' 0' 8' 32' TffBelYWOOD GUE ca ST ROOM FLOORS 3-7 BY HI Ithaca New York ITHACA NEW YORK HOTELS 2016.02.08 CQn4fjq/,Ithaca I The Commons by Hilton Typical Floor Plan Downtown Ithaca,NY rlrfa Planning Board Submission-February 10,2016 ]'PARAPET 10101 \ O ERU PENTHOUSE I 12 SCREEN WALL OVERHEAD SCREEN ELEVATOR OVERIDE 12'SCREEN WALL 12'CLAD WALL 14.5'SCREEN WALL OVERHEAD SCREEN 3.5'PARAPET r K w 14.5'SCREEN WALL U0 i 0 U v w0 O U� U wZ wU s PARAPET i STAIR TOWER ROOF q' 16' 0' 8' 32' ROOF PLAN ca n���!� ARCRiTeen Bel Y W O O D BY HILTON rIthaca New York ITHACA NEW YORK HOTELS 2016.02.08 CQn4pq/-Ithaca I The Commons by Hilton Roof Plan Downtown Ithaca,NY rlrfa Planning Board Submission-February 10,2016 EQUIPMENT SCREEN WALL COLOR: CRYSTAL SCREEN WALL 92,_0" a PREFINISHED METAL COPING COLOR:BLACK OPAL BRICK VENEER COLOR:MODULAR 503 — _ _ _ _ _ _ _ 8 Roof 80'-0" ❑ 1:1 1:1 ❑ ❑ 7 Seventh Floor — — — — — — _ 68,_8" ALUM&GLASS WINDOW r� _ ❑ ❑ ❑ ❑ COMPOSITE FIBER PANEL SYSTEM - ` COLOR:NOBILLS GREY N214 EF r 1 1— _ _ _ _ _ _ _ _ 6 Si#h Floor OIL BRICK VENEER COLOR:CANYON - 58'-4" SMOOTH - CAST STONE BAND COLOR: - -- -- T - r- — MONTECITO 5 Filch Floor CAST STONE SILL COLOR: 48'-0" MONTECITO - BRICK VENEER COLOR:MODULAR COMPOSITE FIBER PANEL SYSTEM COLOR:TOPAZ]0]2 4 s03 - Fourth Floor _ _ _ _ _ 37'_6" BRICK VENEER COLOR:MODULAR ` I I 503 _ _ a a -- 3 Third Floor 27_4" ALUM&GLASS WINDO - - iTr ALUM WINDOW 2 Second Floor - - - _ I I - STEEL PATIO TREWS BRICK VENEER COLOR:MODULAR PREFINISHED METAL AWNING W/ 503 ILLUMINATED SIGNAGE I BRICK VENEER COLOR:MODULAR ALUM&GLASS WINDOW r c 503 1 Firsl Floor 0" FROSTED VINYL SIGNAGE IDD.191 WALL MOUNTSIGNAGE IDD.101 AWNING SIGNAGE LOGO IDD.141 2'-0"x 12'-0' PAINTED HOLLOW METAL DOOR ALUM&GLASS WINDOW ]PG] /�/1��� ABCHREQS l/V__U B,_Y W O O_ D NORTH ELEVATION B Y H I L T O N r, thaca New York THACA NEW Yi HOTELS 2016.02.08 CQR4fj�/Ithaca I The Commons by Hilton Exterior Elevations - North Downtown Ithaca,NY rlrfa Planning Board Submission-February 10,2016 LARGE SCALE SIGNAGE LOGO(DD.21) 2'-8"X 22'-0" _SCREEN WALL concrete slab toppm 92'--0" I - BRICK VENEER COLOR:MODULAR PREFINISHED METAL COPING 503 COLOR:BLACK OPAL � - SRoof —-1 - aa_- COMPOSITE FIBER PANEL SYSTEM I ALUM&GLASS WINDOW COLOR:NOBILLS GREY N214 - 77 1 - 77 77 77 7 Seventh Floor —I - BRICK VENEER COLOR:CANYON 58'_� 1 — SMOOTH ALUM&GLASS WINDOW77 77 17771 77 77 -- 1, -_ 77ALUM&GLASSWINDOW CAST STONE BAND COLOR: —1 — — ,�, ��, ,�, 5 Sixth Floor A--, BRICK VENEER COLOR:MODULAR - 503 77 77 77 ;7 � 77 COMPOSE FIBER PANELSYSTE. _ _ - _ _ _ _ _ _ 5 Fifth_Floof COLOR:TOPAZ 7072 = 48'-0" CAST STONE SILL COLOR: 1 �—,� , . „ 17 M MOECRO 11-�'—I� 4 Fourth Floor n CASs STONE BAND COLOR: CITO BRICK VENEER COLOR:MODULAR 77 11 11 -_ W3 111 77 77 77. — — — 3 Third Floor n — — 27'-4" V PREFINISHED Mn CORNICE SYSTEM COLOR:TERRA COTTA METALLIC - ;; BRICK VENEER COLOR:MODULAR 503 _ _2 Second_F122 BRICK VENEER COLOR:CANYON _ BRICK VENEER COLOR:CANYON 17 ()" SMOOTH ' SMOOTH AWNING SIGNAGE LOGO(DD.14) PREFINISHED METAL AWNING W/ 2'-0"X 12-01, ILLUMINATED SIGNAGE WALL MOUNT SIGNAGE(DD.10) AWNING SIGNAGE LOGO(DD.)4) AST STONE:MONTECITO 2-'x 12'-o' _ 1 First Floor \ _ _ — — 0" FROSTED VINYL SIGNAGE(DD.19) WALL MOUNTSIGNAGE(DD.10) FROSTED VINYL SIGNAGE(DD.19) SPG3 /�U ARCHREQS EAST ELEVATION l/V__ B ) Y W O O_ D BYY HILTON Ithaca New York 2016.02.08 ITHACA NEW YORK HOTELS ELS CQR4pq/Ithaca I The Commons by Hilton Exterior Elevations - East Downtown Ithaca,NY riwe Planning Board Submission-February 10,2016 SCREEN WALL 92'-0" EQUIPMENT SCREEN WALL COLOR: IN CRYSTAL PREFINISHED MTL CORNICE SYSTEM COLOR:TERRA COTTA METALLIC - ____—COLOR: CO FIBER PANEL SYSTEM - COLLOR:OR:NOBILLS GREY N214 8 Roof BRICK VENEER COLOR:MODULAR _ 503 - _ - I_--- BRICK VENEER COLOR'MODULAR COMPOSITE FIBER PANEL SYSTEM 7 Seventh Floor COLOR:NOBILLS GREY N214 - - T 1 -_ _ _ - - - - - - - - -6$'_$" COMPOSITE FIBER PANEL SYSTEM p _— COLOR:TOPAZ]0I2 0 _ 6 Sixth Floar 4, BRICK VENEER COLOR:MODULAR ❑ _ 503 —J e 5 Fifth Floor 48'_0, -. --. --- AAll LUM&GLASS WINDOW a 4 Fourth Floor 3T_8, -® -- CAST STONE SILL COLOR: _ -- - -- MONTECITO -- - - - - -p L BRICK VENEER COLOR:MODULAR CASS STONE BAND COLOR: - - Y _ SW 3Third Floor- - MONTECRG 27'-4" 2 Second Floor IT-0" BRICK VENEER COLOR:MODULAR BRICK VENEER COLOR:CANYON 503 �� SMOOTH ALUM&GLASS WINDOW - CAST STONE:MONTECITO _ 1 First Floor 0" ALUM&GLASS WINDOW FROSTED VINYL SIGNAGE IDD.19) WALL MOUNT SIGNAGE IDD.101 AWNING SIGNAGE LOGO IDD.141 2'0"X 12 0" SIG3 w Tff ARCRITECTS \/�/`_ B�YWOOD SOUTH ELEVATION BY HI R Ithaca New York 2016.02.08 ITHACA NEW YORK HOTELS CQR4pq/Ithaca I The Commons by Hilton Exterior Elevations - South Downtown Ithaca,NY riwe Planning Board Submission-February 10,2016 EQUIPMENT SCREEN WALL COLOR: CRYSTAL - SCREEN WALL - -92,_0„ PREFINISHED MTL CORNICE SYSTEM PREFINISHED METAL COPING I COLOR:TERRA COTTA METALLIC COLOR:BLACK OPAL - - - - - - - - - -8 Roof 80,-0" COMPOSITE FIBER PANEL SYSTEM - - - COLOR:NOBILLS GREYN214 - BRICK VENEER COLOR:MODULAR - _ I 503 - 7 Seventh Floor _ } _ _ - _ 68,_8�, - I _ 6 Sixth Floor - - - - -58,_4" CAST STONE BAND COLOR: COMPOSITE FIBER PANEL SYSTEM MONTECITO - - - COLOR.NOBILLS GREY N214 — _..._ — 5 Fifth 81oo t0r a - - - - I ALUM&GLASS WINDOW 4Fourth Floor 31 BRICK VENEER COLOR:MODULAR- - - - - - - _ - 3 - Floor ro 27N --_ CAST STONE BAND COLOR:M CASs STONE BAND COLOR: _ "-" ' MOECITO MONTECITO �- 2 Second Floor BRICK VENEER COLOR:MODULAR 503 BRICK VENEER COLOR:MODULAR 503 CAST STONE:MONTECIT i - 1 First Floor 0" BRICK VENEER COLOR:MODULAR 503 SPG3 w ��:;�`� ARCHIIFCiS ■/V__ �L WEST ELEVATION B Y W O O D Ithaca New York BY NI LTON HOTELS 2016.02.08 ITHACA NEW YORK M1W CQR4fj�/Ithaca I The Commons by Hilton Exterior Elevations - West Downtown Ithaca,NY rlrfa Planning Board Submission-February 10,2016 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:CEMS 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 BRICK VENEER CAST STONE BRICK VENEER COLOR:CANYON SMOOTH COLOR:MONTECITO COLOR:MODULAR 503 LOCATION:BRICK BASE 1ST FLOOR AND CORNER ACCENT ELEMENT LOCATION:WALL TRANSITIONS,WINDOWSILLS,CAST STONE BASE LOCATION:BRICK FIELD COLOR MANUF BELDEN BRICK COMPANY ARRISCRAFT RENAISSANCE MANUF BELDEN BRICK COMPANY MaTExrai.s 03 Tff B&WOOD Ithoco New York ev HI 2016.02.08 ITHACA NEW YORK HOTELS canal Ithaca I The Commons by Hilton Materials Palette Downtown Ithaca,NY r11�a Planning Board Submission-February 10,2016 f► ���� SO ,40 Oil uu ti Kom SOME R 'Alm- Mom � r 1'. � �` - A�� 1 �r��in m°�i ii L� mi SEEM MIN SEEM 0 MOMMI IN M�� ■� .. • Ill; �■ ■ ■ ■® �l rl FY / —L ■ ,Iy �� L I �■ I■I7140I � W q■i■ {\ uA� ''� I pC � i I I 1 ■ In9rn _ {!q !' � � h .-. � III li �� 1■ {•�� __ III _ {a x, ��� , � � I � �■ ■ICI �— � --- i ` ��� iiriu �iiiiill '" e- � L I ■ II ■■■ "dn 3 �' '� qn �yi �� ,r"��� i+� II;� � I I ' ■ IJ ■I■I■ :�I �lli _ �■�, a.c� __.. n ■E-I ■■� VIEW _ �I1I� (IIII � 3 FROM cc : OOD Ithaca Ne�York BY HILTON HOTELS COROpfr Ithaca I The CommonSby • from Downtown . Board Submission-February • 2016 J rir r ca nal � AACMIiFRS VIEW FROM SENACA WAY B Y W O O D r� � Ithaca New York BY H i�7o rr j_ 2016.02.08 ITHACA NEW YORK CQRW Ithaca I The Commons by Hilton View from Seneca Way Downtown Ithaca,NY swe, Planning Board Submission-February 10,2016 WALL- MOUNTED SIGNAGE TYPES , DAYTIME CaRoPir EXTERIOR SIGNAGE 10.0S.15 NOTES: -Not for construction All dimensions/fabrication methods to be verified in field and confirmed by f !!!liww!!!!l� Iwwwwrwri!!!!!wwlal�wr localzonin 9 REVISIONS DATE/ � ��■��� �w� �i>��l®L� REVISED BY: 1WWI=WI1 11WW1WWW1W�" RW 04.09.15 RW 04,13.15 w �I�li�lwllwl�! ■w��wlrrwlll �l�wwr�lRW 05.22AS RW 07. .15 _*wi�rr�11 RW 07.2222.15 _P �� �� RW 09.25.15 � � FBI DRAWN BY: RW cal R.. l� !! Q��w'/ f �-�� '� w� ■ JOB NO. 14-57528 CITY NAME I +4EI58soRHaoo WWI IN DRAWING NAME: �iffill �I � WIN Wall-mounted Signage q' on Different Wall Types, ��„ Daytime ifsIN ■ !! w� III ■� � DRAWING NO. W1111 WIWI 96 DD.10 1 WaBmount Signage,hark Background ,; Wallmount Signage,Light Background � Walimount Signage,Midtone Background 4 Wallmount Signage,Midtone Background NTS NTS NTS NTS _ HILTON WORLDWIDE CQR4fjq/Ithaca I The Commons by Hilton Signage Details - 1 Downtown Ithaca,NY Planning Board Submission-February 10,2016 CANOPY/ METAL AWNING SIGNAGE ca"�T - - EXTERIOR SIGNAGE 10.08.15 NOTES: -Not for construction -ALL dimensions/fabrication methods — to be verified in fieLd and confirmed by - LocaL zoning REVISIONS DATE/ White Internally Illuminated Lettering with REVISED BY: Lit Returns and Front Face("Dual Lighting") RW 04.09.15 i — -_ RW 04.13.15 - Power Rail,Hidden in Canopy Structure RW 05.22.15 RW 07.01.15 RW 07.22.15 RW 09.25.15 DRAWN BY: RW Example of Signgage on Built canopy or awning Section View,Hidden Rail Mounted Internally Illuminated Lettering JOB NO. 14-57528 NTS 3 NTS DRAWING NAME: White Awning Signage DRAWING NO. DD.14 Front View,Rail.Mounted Internally Illuminated Lettering(Dual.Lit:Face and Returns) NTS ram_ HILTON WORLDWIDE CQR4fjq/Ithaca I The Commons by Hilton Signage Details - 2 Downtown Ithaca,NY Planning Board Submission-February 10,2016 FROSTED SAFETY VINYL , WHEN REQUIRED Ca R^p,r EXTERIOR SIGNAGE �I�r 10.08.15 356 NOTES: -Not for construction -All dimensions/fabrication methods to be verified in field and confirmed by local zoning REVISIONS DATE/ REVISED BY: RW 04.09.15 RW 04.13.15 ucllo aa7irome RW 05.22.15 RW 07.01.15 RW 07.22.15 RW 09.25,15 DRAWN BY: RW JOB NO. 14-S7528 DRAWING NAME: Frosted Safety Vinyl Pattern Front View,Frosted Safety Vinyl NTS DRAWING NO. 0.75"h(TBD) I DD.1J 2 Detail View,Frosted Safety Vinyl NTS HILTON WORLDWIDE CQfl9pt /Ithaca I The Commons by Hilton 0 Signage Details - 3 Downtown Ithaca,NY r/rfa Planning Board Submission-February 10,2016 CANOPY LARGE SCALE SIGNAGE LOGO cc110 N O T E : Use signage logo when signage fabrication demands minumum stroke width of 1".This logo has been widened at key points of the wordmark, such as the foot of the'n',the swipe of the V,the connection between the'p'and EXTERIOR SIGNAGE the'y',and at the tail of the'y'. 10.08.15 NOTES: -Not for construction -All dimensions/fabrication methods to be verified in field and confirmed by local zoning REVISIONS DATE/ REVISED BY: RW 04.09.15 C a RW 04.13.15 RW 05.22.15 RW 07.01.15 RW 07.22.15 EXISTING RW 09.25.15 DRAWN BY: RW JOB NO. 14-57528 DRAWING NAME: Large scale signage Logo DRAWING NO. cc DD.21 REVISED FOR SIGNAGE ONLY ram_ HILTON WORLDWIDE CQR4fjq/Ithaca I The Commons by Hilton Signage Details - 4 Downtown Ithaca,NY Planning Board Submission-February 10,2016 LOW FACADE INSPIRED MONUMENTS cc110 1d.5X X EXTERIOR SIGNAGE 10.08.15 X-height NOTES: Unit ca n- y -Not for construction -All dimensions/fabrication methods to be verified in field and confirmed by X local zoning ?C NEIGHBORHOOD REVISIONS DATE/ REVISED BY: RW 04.09.15 RW 04.13.15 RW 05.22.15 356 RW 07.01.15 RW 07.22.15 RW 09.25.15 DRAWN BY: RW Front Vle%Faca&hngadredftmtrneutSign ',Side VFewp Low Facadelnq*ed 14ununwntr ti JOB NO. 14-57528 NTS %NITS DRAWING NAME: Dark Monument Sign Elevation,Low DRAWING NO. cc i -n-0 fxr DD.27 CITY NAHE NEIGHBORHOOD Verify monument bases(brick,wood,stone,etc.)will be provided by others for sign vendor to apply lettering. I LTO Front Vietiv.Law Facade Inspired MDnum�errt Sign.Face Dt WORLDWIDE S , CQR4pq/Ithaca I The Commons by Hilton Signage Details - 5 Downtown Ithaca,NY r4� Planning Board Submission-February 10,2016 �rIT CITY OF ITHACA e 8 Board of Zoning Appeals — Notice of Appeal APPEAL #3009 406 STEWART AVENUE (JASON DEMAREST) Appeal of Jason Demarest, architect for 406 Stewart Avenue, LLC,the owner of 406 Stewart Avenue, for Area Variances from Section 325-8, Columns 6, 7, 11, 12, 13, and 14/15,Lot Area, Width at Street Front, Side Yard, Other Side Yard, and Rear Yard, requirements of the Zoning Ordinance. The applicant proposes to replace a three-story apartment building at 406 Stewart Avenue that was destroyed by a fire in 2015, by constructing a new apartment building at this location. However, to off-set the costs of replacing the old building with a new building meeting today's Building Code requirements, the applicant proposes to increase the height and number of occupants in the new building. The proposal includes replicating, in part, the original building's non-conforming footprint, adding a mezzanine level to the third floor, and increasing building occupancy from 6 persons to 11 persons. Because of these proposed modifications, the building cannot be replaced as-of-right, and requires several Area Variances. The property at 406 Stewart Avenue is deficient in width at street front and lot area. The lot has a street width of 35.5 feet and an area of 1,810 SF; required is a street width of 40 feet and a lot area of 3,000 SF. In addition, the proposed building's footprint will continue to have deficient yards. The original building had a front yard setback of 0.8 feet. The proposed building will have a front yard setback of 5 feet; required is a 10-foot front yard setback. The original building had a side yard setback of 0.6 feet. The proposed building's side yard setback is 3.1 feet; required is a 10-foot side yard setback. The original building's other side yard setback was 0 feet. The proposed building's other side yard is 1.8 feet; required is an other side yard of 5 feet. Finally, the original building's rear yard setback was 0.5 feet. The proposed building's rear yard setback is 0.7 feet; required is a 10-foot rear yard setback. The property at 406 Stewart Avenue is located in the B-2d Zoning District where the proposed apartment building is a permitted use,however, Section 325-38 requires variances to be granted before a Building Permit can be issued. 1 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3009 Address 406 Stewart Avenue Use District B-2d Date 3/l/2016 Applicant Jason Demarest Owner 406 Stewart Avenue,LLC Application Type: Area Variance Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Side Rear yard: %of depth Minimum Column Title Use Front Yard Side Yard or number of feet, Building Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Yard whichever is less Height Existing Demolished Approx. o 0 Condition and Multiple 0 1810 35.5' 3 30' 74/o .8 .6' 0' .5 or.009/o Use p District 15%or but not 2min 2 Regulations 0 0 3000 40 None 40 75% 10 1 S than s t for Existing less than 10' stories Note Non- Conforming OK N/A OK N/A Dcf. Dcf. OK OK OK Dcf. Def. Def. Def OK Conditions Proposed Multiple o Condition 0 1810 35.5' 3 39'-10" 71/� 5' 3.1' 1.8' .7 or.013/� and/or Use Dwelling District Business 15%or 20',but not 25'min 2 Regulation Zone 0 0 3000 40 None 40 7 10 10 5 less than 10' stories for Proposed Note Non- Conforming OK NiA OK N/A Def Def OK OK OK Def Def Def Def OK Conditions for Proposal Notes: A�,JASON K DEMAREST (ARCH ITECT To: Board of Zoning Appeals City of Ithaca 108 East Green Street Ithaca, NY 14850 From: Jason K. Demarest, AIA Date: 1/27/2016 Re: 406 Stewart Ave- Variance On behalf of the Applicant, 406 Stewart Ave, LLC, please consider the following summary of the variance request that has been submitted for the proposed project 406 Stewart Ave. The owner is proposing to construct a building similar to the pre-existing, fire-damaged building that is now demolished, except that an additional mezzanine story will be added and the building footprint will be modified. The original building was three stories and contained 5 apartments with 6 occupants. The proposed building will be 3 stories plus a mezzanine. It will contain 4 apartments with 7 bedrooms and up to I I occupants. Per City Code section 325-34, Restoration after damage, an in-kind, 3-story reconstruction is permitted despite pre-existing violations for lot width at street (325-8, column 7), yard dimensions (325-8, columns I I- 15) and lot coverage (325-8, column 10). The proposed project includes a 4th level mezzanine, which enlarges the building and requires variances for the above deficiencies. The project will comply with height regulations (39%10" vs 40' maximum). Parking requirements are also satisfied because the use of the building is residential. The lot exists and the width at the street will be unchanged by the project (35.6'). The proposed yard deficiencies will be less than the original building on all sides (5.0' on east vs. 0.8' pre-existing; 3.1' on north vs. 0.6' pre-existing; 0.7' on west vs. 0.5' pre-existing; 1.8' on south vs. 0' pre-existing). The lot coverage by the original building was 74%. The proposed building will only cover 71% of the lot. The owner is seeking a variance to offset the additional expense of building a modern-day, code-compliant building with the requisite safety features (sprinklers) that were not present in the original building. Likewise, the costs of building new, which was not anticipated when the property was purchased (fire destroyed a viable income property), are much higher than the original property value. To mitigate these costs the owner seeks to maximize the revenue on the property by building a 40' tall structure with similar but reduced zoning deficiencies. A reconstruction of the original 3-story building with a full attic within the gable roof would have an equivalent massing as the proposed 3-story structure plus the mezzanine level within the gable roof. The rear (west) lot line is proposed to be moved to provide NYS Building Code compliance for openings on the west elevation. This lot line adjustment will be made pending the granting of a variance. The adjacent lot at 1 16 Osmun Place will be impacted by this lot adjustment but this parcel has the same owner as 406 Stewart Ave. Likewise, the lot line adjustment will not cause any zoning deficiencies for 1 16 Osmun Place which currently complies with zoning. We look forward to working with you. If you have any questions or require additional information, please feel free to contact me. SincereI , Jason Demarest 301 S. Geneva St. -Suite 101 —Ithaca, NY 14850 P: (607) 330-4555 F: (607)330-4508 1 of 1 3009 3/1/16 007813 k ] A bpeClal YClI[lll. UIILLCl L.tt� tavtti tam va.uiaaa.+.aav�. } An Area Variance from the Zoning Ordinance ( } A Use Variance from the Zoning Ordinance 2 . Appellant: (Name of appellant) (Address of Appellant) (city) (State) (Zip Code) (Telephone # of appellant) (Fax # of appellant - optional) 3 . Location of Property (Number & street) (Use District on Zoning Map) Property Owner (Name of Owner) (Address of Owner) (City) (state) (Zip Code) 4 . Provision(s) of the Zoning Ordinance Appealed. (indicate the article, section, subsection and paragraph of the Zoning Ordinance being appealed, by number. Do not quote the ordinance. ) 3009 Attach sheets that describe the interpretation that is claimed, or the use for which a special permit is sought, or the details of the variance or exception applied for and the grounds for which it is claimed that the variance should be granted, as the case may be. You should describe fully the use contemplated, and the physical characteristics of the property as they relate to zoning issues, giving figures for numbers of tenants, employees, users, and off-street parking spaces, as required. A dimensioned plot plan clearly illustrating the location and outlines of all buildings on the property, and lot lines is required, as well as elevation drawings for new construction may be required. Unless these drawings and/or plans are on 8-1/2" x 11" sheets, suitable for reproduction, you will need to provide 8 sets of the drawings . Please refer to the information sheets and the Zoning Ordinance which describe the factual information required for each type of appeal for evidence to be presented as well as the Zoning Ordinance and attach your facts as exhibits to this application. BOARD OF USUM APPSAT 9 Page 3 Appeal No. I certify that the information submitted with the appeal is true to the best of my knowledge and belief, and that i have read, and am familiar with those sections of the City of Ithaca Zoning ordinance that apply to this appeal, (including Section 325-40, which describes the powers and duties of the Board of Zoning Appeals) . I also acknowledge that the Board of Zoning Appeals may visit the property and specifically permit such visits. Sf ature of Appellant* Sworn to this day of CHRISTiNE M. CARREIRO !Votary Public, State of New York 1 .L, 2 0 No. 01 CA6206717 Qualified in Tompkins County Co+rimission Expires May 26,20 Notary Oublic * awella=t aazs•t be the r of the gzvvsrtx, unlass an owner's Axthorisar-lAm fora designating as ant}aorisad ra%amsentative is fiisd with t1be aawa&l. PT SUVE11V OILTA;XKAL A n?L1CA7'X= TO City of Ithaca Building Depaxtment Phone: (5607) 274-6506 108 E. Green St. Fax: �607) 274-6521 Ithaca, NY 14850 rrrr*tlrr*arttt:**w+r:a«w«#ts*()ffica usa arlly**ter*rtrf*tt**w**+ra:ta*tt # Application of SFQR determination: Type l 'Type 2 Unlisted Environment.-al Assessment form used: Short Environmental Assessment Form Long Environmental Form Lead Agency Determination of Significance Building Permit Application # (if any) Date Deceived Date 1st. Hearing Dates Sxtbse cent Hearings Zoning District Revasad 6199 3009 PERSONS NOTIFIED: ADDRESS OF PROPERTY WITHIN 200 FEET OF SUBJECT PROPERTY: OWNER: MAILING ADDRESS: 500700 63.4-2 500700 63.-1-4 500700 62.-2-7 Williams,Mary J 408 Stewart Avenue,LLC Murphy,Randolph C 3112 Dubois Rd 3316 Chatham Place Murphy,Melanie L Ithaca NY 14850 Media PA 11906 315 Warren Place Ithaca NY 14850 500700 62.-2-6 500700 63.-2-7 500700 63.-1-3 Araneo,Francis Cornell University Cheung, Shun 2 Strawberry Ln PO Box DH Zheng,Yu Ithaca NY 14850 Ithaca NY 14853 203 Cobb St Ithaca NY 14850 500700 63.-10-4 500700 63.40-3 500700 63.-10-2 Williams,Mary J 3 08-3 10 Stewart Ave LLC Williams,Mary J 3112 Dubois Rd 400 College Ave,Suite 100 3112 Dubois Rd Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 61-10-1 500700 63.-1-1 500700 63.-1-5 St.Denis,Michael A Cornell University 406 Stewart Avenue,LLC 123 Hudson St PO Box DH 3316 Chatham Place Ithaca NY 14850 Ithaca NY 14853 Media PA 19063 500700 63.-1-7 500700 62.-2-8 500700 63.-1-6 116 Osmun Place,LLC Huber,Richard E MSW Management,LLC 3316 Chatham Place 244 Comfort Rd,Apt 1 8297 Championsgate Blvd Media PA 19063 Ithaca NY 14850 Championsgate FL 33896 500700 63.-10-5 500700 63.-10-6 500700 61-8-1 Tallman,Thomas MJM Properties MJM Properties 195 Blue Heron Ln PO Box 866 PO Box 866 Newfield NY 14867 Ithaca NY 14851 Ithaca NY 14851 500700 63.-8-22 500700 63.-8-2 500700 63.-8-23 Beer Property Partnership Kay,Jeff Cornell Radio Guild,Inc 211 Hudson St Holub,Wanda 604 E Buffalo St Ithaca NY 14850 274 Westwood Knl Ithaca NY 14850 Ithaca NY 14850 500700 63.-8-24 500700 62.-24 Waterloom,LLC Murphy,Randolph C 364 Spring St Murphy,Melanie L Portland ME 04102 315 Warren Place Ithaca NY 14850 15 A BRIEF DESCRIPTION OF THE FACTS CONCERNING THE APPEAL FOLLOWS: Applicants should explain here WHAT they propose to do; HOW it differs from the present use,development or signage on the property;and WHY the proposal requires a variance, interpretation or special permit. It should be in sufficient detail for the average person to understand basically what is proposed and how it may affect them.Additional information, including a plan or sketch of the proposal,and the REASONS for it, may be attached on additional pages. DESCRIPTION Further information on the appeal may be obtained from the undersigned,or from the City Building Department, 108 East Green Street, Ithaca, NY(607)-274-6508,where the appeal may be seen, and where information on the appeal process or the Ordinances can also be obtained from 8:00 A.M.-4:00 P.M., Monday-Friday. Signature Address Date Revised 11198 3A NOTICE OF APPEAL REGARDING ZONING OR SIGN ORDINANCE, CITY OF ITHACA, NEW YORK APPEAL No. 3009 TO: Owners of property within 200 feet of and others interested. FROM: (name of person or agency making appeal) REGARDING:(check appropriate spaces) 1. A variance to permitted use >< area regulations sign regulations and/or 2. Interpretation of zoning regulations sign regulations, and/or 3. Application for a special permit, applicable to the property named above, in a(n) zone. CITY REGULATIONS REQUIRE THAT YOU BE NOTIFIED OF THIS APPEAL, AS DESCRIBED BELOW, TO GIVE YOU THE OPPORTUNITY TO COMMENT ON IT AND TO ATTEND THE MEETINGS LISTED BELOW. ANYONE WHO IS CONSIDERED AN INTERESTED PARTY MAY SPEAK FOR OR AGAINST THE APPEAL AT THESE MEETINGS, OR MAY SUBMIT A WRITTEN STATEMENT OR LETTER CONCERNING IT, ADDRESSED TO THE BOARD OF ZONING APPEALS, FOR THE INFORMATION OF THE BOARDS. THERE IS A TIME LIMIT OF 3 MINUTES IN WHICH EACH INTERESTED PARTY MAY ADDRESS THE BOARD OF ZONING APPEALS. THE BOARD OF ZONING APPEALS BASES ITS DECISION MAINLY ON THE WRITTEN EVIDENCE PRESENTED AND THE TESTIMONY OF INTERESTED PARTIES AT THE HEARING. IF YOU DESIRE TO REVIEW THE CASE FILE, IT WILL BE AVAILABLE FOR YOUR INSPECTION DURING BUSINESS HOURS IN THE BUILDING DEPARTMENT. THE ENTIRE RECORD SHOULD BE AVAILABLE BEGINNING THE TUESDAY BEFORE THE SCHEDULED BOARD OF ZONING APPEALS MEETING. THIS APPEAL HAS BEEN REFERRED TO THE PLANNING & DEVELOPMENT BOARD. THE BOARD OF ZONING APPEALS IS THE DECISION- MAKING BOARD FOR ZONING APPEALS AND THE PLANNING & DEVELOPMENT BOARD ACTS AS AN ADVISORY BOARD. IF YOU WOULD LIKE INFORMATION ON THE MEETING DATES/TIMES FOR THE PLANNING & DEVELOPMENT BOARD, PLEASE CONTACT THE DEPARTMENT OF PLANNING & DEVELOPMENT AT 274-6551. City regulations require that you be notified of the appeal described below, to give you the opportunity to comment on it and to attend the meetings listed below. Anyone who is considered an interested party may speak for or against the appeal at these meetings, or may submit a written statement concerning the appeal, addressed to the Board of Zoning Appeals. There is a time limit of 3 minutes for any interested party wishing to address the Board. The Board of Zoning Appeals bases its decision partly on the written evidence and testimony presented at the hearing. If you desire to review the case file, it will be available for inspection during business hours in the Building Department. The entire record will be available on the Thursday before'the scheduled ' / Board of Zoning Appeals meeting. This appeal has been submitted tothe Planning & Development Board. The Board of Zoning Appeals is the decision-making board for Zom/nQ appeals. The Planning & Development Board acts asaO advisory board. The Planning & Development Board normally nneeto at 6:00 on the 4m Tuesday of the month. If you would like more information on the Planning & Development Board, contact the Department of Planning & Development at 607-274-6551 For additional information on the zoning appeals process, please contact the Building Department atSU7-274-G5O8' The Board of Zoning Appeals will conduct a public hearing on the appeal at its meeting on 3/1/16 at ` FM in the Common Council Chambers. - over CITY OF ITHACA BOARD OF ZONING APPEALS OWNER'S AUTHORIZATION FORM APPEAL NO. 3009 In any case in which an appeal to the Board of Zoning Appeals seeking an interpretation, special permit or variance on behalf of certain property is submitted and signed by someone other than the current record owner of that property, this form must be submitted along with the appeal . DATE TO THE ZONING BOARD OF APPEALS, Ithaca, New York: I (We) 406 Stewart Avenue, LLC of 3316 Chatham Place _ (Name) (Street Address) Media PA 19063 (Municipality) (State/'Zip) own property at 406 Stewart Avenue Ithaca New York (Street & Number) X I am the sale owner of the above-mentioned property. This property is also owned by and I have a Power of Attorney to authorize this appeal (attach POA) . I do hereby authorize (Name) Jason K. Demarest to appeal or request a variance or special permit on my (our) behalf. I (we) understand that the appeal will be heard at the meeting of the Board of Zoning Appeals. a� Signature STATE OF NEW YORK ) James L. Goldman, Manager COUNTY OF TOMPKINS ) 406 Stewart Avenue, LLC Sworn to this day of 20 Notary Public Note to all those signing this form: (1) Owners authorizing another to present an appeal on their behalf should be aware that the Board may, in granting relief, add reasonable conditions which then become binding on the property. (2) Especially where a variance is being sought, the owner may be the only person with detailed information about the property that is essential to the appeal. in such a case authorizing another person to appeal may be detrimental to the appeal unless the owner is either present at the hearing or sends another person fully prepared to answer questions about the property and the feasibility of using it consistent with the zoning ordinance. Submit to: City of Ithaca Building Dept. , 108 E. Green St, Ithaca, NY 14850 (rev 4105) AJASON K DEMAREST SECTION 325-8: DISTRICT REGULATIONS CHART &fARCH IT E C T B-2 'USE DISTRICT ' W 301 S.Geneva Street GRAVEL Z Suite 101 YARD DIMENSIONS MINIMUM BUILDING I Ithaca,New York 14850 MINIMUM LOT SIZE MAXIMUM BLDG.HEIGHT J p:607.330.4555 f:607.330.4508 MAXIMUM PERCENT {See:$325-18,325-19) HEIGHT I 408 STEWART AVENUE LLC R.O. PIPE FOUND I PARKING � � � � www.jkdarchitect.com 2014-11956 SUB- (see:§325-16) LOT COVERAGE FRONT SIDE YARD REAR Minimum Height in poet GRAVEL DRIVE LU � 0.5, ELY & 0.4 SLY Itetluiresl Other Side at DIST. Area in Square Feet Width in Feet Number of lleight BY BUILDINGS Perrot 4 dr,rllkur (See:General Note 10f I W OF CORNER Df at Street Line Stories in Feet nt"„I,rr ul I'iet, O 1 11 O 1 11 \lininuml One Side at Least Least .,hi,hvN,.r k Ivs �,� N 89 50 30 E _ N 89 50 30 E 6 7 S 9 10 11 12 1_i 14/1 16 -----------------------4�-T9' -- 51 00' -� p6k' 50 •, - -------------------- ------------ B-2a 1.Motel:20.000 1,molel: 100 4 40 (75%when adequate NONE 10 5 15%or 20 feet, N[7N I � + ��� —''��'��'+� ' ' '' '' 8 7'± within 5t)(I fee available but not less than — ------------------- k' 06'`X 0.8'± 406 STEWART LL Co 2.All others:3,000 2.All other,:40 off-street parking is �-- t.) 10, (See:§325-26) 05 LOT SHADED ° w 100% B-2b 1.Motel:20,000 1.Motel: 100 b 60 Except as required NONE NONE NONE 10 feet mininiu NONE. 406 STEWART AVE I N GRAY ~ 2.All others:2,500 2.All others:25 for rear yard. ► PARCEL IC X U) I EXISTING BUILDING HAS BEEN 85% ' CGRAVELDEMOLISHED DUE TO FIRE 11-2e No minimum lot size. 25 ?�ONO, 50 Except as required for NONE 10 NONE 15°Ja or 20 feet, 25 feet and a rear yard_or side yard. but not less than Minimum of 2 stories PARKING FOOTPRINT = 1330 S F o la i JLO I D _ Q BUILDING AT GRADE IN LOT AREA = 1810 SF LO M II-_tl 3,{1d0 40 ?V(7Nt: 40 7 [(I 10 15%or 20 feet. 25 feet and a THIS AREA. WOODEN LOT COVERAGE: 74% W but not less than Minimum of 2 stories ' STAIRS AND LANDINGS z I1 1110 I ABOVE. O� Z L --SEE NOTE #1 U) BUILDING CORNER 0 0.3'± CLEAR OF STREET LINE V X, S 89050'30" W D APARTMENT OCCUPANCY COMPARISON °` 51 .00' OC UJ F_ 406 Stewart: o° z Pre-existing (3 stories)- 5 units, 6 occupants z O CD � I V Proposed (3 stories plus mezzanine)- 4 units, 7 occupants CD z UJ (11 occupants if 4 bedroom unit has two people per bedroom) CD 00 � z 2i � O - -� W C PY 2.0'± OVER LL m Q SIRE LINE I = 0 < �- O IZI- HOUSE (D z of Z ( ) No. 116 W z I-- LU 60 TABLE 704.8 MAXIMUM AREA OF EXTERIOR WALL OPENINGSa Z � dam- J BUILDING Lit Y C0 -' FIRE SEPARATION DISTANCE(feet) i J 0 No. 400-404 Q CLASSIFICATION Greater than Greater than Greater than Greater than Greater than Greater than Greater than W W (� z OF OPENING 0 to 3'1 3 to 5e°g 5 to Ioc,e•g`h 10 to l5d,e°g 15 to 20d'g 20 to 25d•g 25 to 30d•g 30 i Q W Unprotected Not Not I0%' 15%i 25%' 45%' 70%' No Limits' ' W 0 Permitted Permittedc H Not W Protected Permitted 15% 25% 45% 75% No Limitb No Limitl' No Limit6 i v v LU 1 vv ° z For SI. 1 foot=304.8 mm. I GJ k v°v — x� i 0 v v V X W a a.Values given are percentage of the area of the exterior wale v O 0 vvii b.Not used. i v v vl (0 L.L vv c.For occupancies in Group R-3,the maximum percentage of unprotected and protected exterior wall openings shall be v � 25 percent. i C.) d.The area of openings in an open parking structure with a fire separation distance of greater than 10 feet shall not be limited. 2 Site Survey e.For occupancies in Group H-2 or H-3,unprotected openings shall not be permitted for openings with a fire separation 1/8 — 1 -0 11 distance of 15 feet or less. \\\\\ \f. \ \ \ \ \ \ \ \\ For requirements for fire walls far buildings with differing roof heights,see Section 705.6.1. 408 STEWART AVE\ g.The area of unprotected and protected openings is not limited for occupancies in Group R-3,with a fire separation Legend (SAME OWNER AS 406 STEWART AVE) distance greater than 5 feet. h.For special requirements for Group U occupancies,see Section 406.1.2. C Demolished Building Footprint i.Buildings whose exterior bearing wall,exterior nonbearing wall and exterior structural frame are not required to be L� fire-resistance rated by Table 601 or 602 shall be permitted to have unlimited unprotected openings. Proposed Building Footprint 55.1' j.Includes accessory buildings to Group 1t-3. — — Property Line as N 10'-0" Previous Section Next Section To view the next subsection please select the Next Section option. —� ___ 4.1' COPYRIGHT 2007 by INTERNATIONAL CODE COUNCIL Proposed Property Line ADD � Setback ----------------- CD Zoning Setback Line - Y Q. LO ------------ L) 5.0' 00 CD TABLE 601 FIRE-RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS(hours) M I E TYPE I TYPE II TYPE III TYPE IV TYPE V ' r — > O BUILDING ELEMENT A B Ae B Ae B HT Ae B I I 15% protected openings allowed OK Structural frame' 3b 21, 1 0 1 () HT 1 PROPOSED BUILDING - 1284 SF I I (D LU z Bearing walls ry 7 � ( I � � Exteriorg 3 - 1 0 2 2 2 1 0 ° LOT AREA: 1810 SF ORIGINAL c� Interior 31) 21' 1 0 1 0 1/HT 1 0 LOT LINE ADJUSTMENT 5.1' 25/a Unlimited z I '— o FOR BUILDING CODE protected I LOT COVERAGE: 71 % lopenings z N Nanbearing walls and partitions See Table 602 1 openings I allowed Exterior COMPLIANCE O Nonbearing walls and partitions See Section ll-B CONSTRUCTION 1J 0 0 0 p 0 0 0 allowed I SPRINKLERED IOK I ) � Revision Schedule Interior 602.4:6 ' OK I I � z I Number Description Date Floor construction TABLE 602 FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCEa° Including supporting beams and 2 2 1 0 1 0 HT 1 0 e I B �.1 I — joists Roof construction FIRE SEPARATION DISTANCE= OCCUPANCY 25% rotected openings allowed OK Including supporting beams and 1 1/2c 1 d l` d 0 d lr,d 0c,d HT 1c,d 0 X TYPE OF OCCUPANCY OCCUPANCY GROUP A,B,E,F-2,I,R,S-Z, ____ --- _J Ns Uoists (feet) CONSTRUCTION GROUP H GROUP F-1,M,S-1 U'a L I xe5'C All 3 2 Ili 01 10'-0" Setback I For SI: 1 foot=304.8 mm. 5SX<I0 1A 3 l Others 2 1 t 0.T v o cn rn u The structural frame shall be considered to be the columns and the girders,beams,trusses and spandrels having direct connections to the columns and IA,IB 2 I l`110 ao bracing members designed to carry gravity loads.The members of floor or roof panels which have no connection to the columns shall be considered tt a Q secondary members and not a part of the structural franc. 10sXe30 IIB,VB 1 0 i N Others I I 1 d N b.Roof supports:Fire-resistance ratings of structural frame and bearing walls are permitted to be reduced by l hour where supporting a roof only. I Site Plan X230 All 1 o 1 0 0 116 OSMUN PLACE 4.3' c.Except in Group F-1,H,M and S-I occupancies,fire protection of structural members shall not be required,including protection of roof framing and (SAME OWNER AS ADD N decking where every part of the roof construction is 20 feet or more above any floor immediately below.Fire-retardant-treated wood members shall be 406 STEWART AVE I 4)0-404 STEWART AVE I Project No: GOLJ02 allowed to be used for such unprotected members. For SI: 1 foot=304.8 mm. Date: I 01/27/16 d.In all occupancies,heavy timber shall be allowed where a l-hour or less fire-resistance rating is required, a.Load-bearing exterior walls shall also comply with the fire-resistance rating requirements of Table 601. s Drawn by: JKD e.An approved automatic sprinkler system in accordance with Section 903, .1.1 shall be allowed to be substituted for 1-hour fire-resistance-rated b.For special requirements for Group U occupancies see Section 406.1.2 construction,provided such system is not otherwise required by other provisions of the code or used for an allowable area increase in accordance with Checked by: ATS Section 506.3 or an allowable height increase in accordance with Section 504.2.The 1-hour substitution for the fire resistance of exterior walls shall not c.See Section 705.1.1 for party walls. 1 Proposed Site Plan o be permitted. 1/8" = 1'-0" O 0 Y d.Open parking garages complyingwith Section 406 shall not lac required to have a fire-resistance rating. BASE SURVEY BY TG MILLER TITLED "SURVEY MAPCS1 p g g g q No.400-406 STEWART AVENUE and No. 116 OSMUN ■ f.Not less than the Ere-resistance rating required by other sections of this code. 8' 4' 0' 8' 16' r e.The fire-resistance rating of an exterior wall is determined based upon the fire separation distance of the exterior wall and the story in which the PLACE" DATED 2/18/15 g.Not less than the fire-resistance rating based on fire separation distance(see Table 602). wall is located. 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I 1 1i Perspectives Project No: GOLJ02 D- 1 • fl-M _ • Drawn y _ Checked by: JKD Z - �\\\\ \\\ 408 STEWART AVE (SAME OWNER AS 406 STEWART AVE) 55.1' 01 15%=8.3' lo —Setback lo -- ADD ------------------- — --------------- _ 5.0' O cri cc Tr U) 1 I r — — — — — — — — — — — — 1 15% protected openings allowed OK I I I PROPOSED BUILDING - 1284 SF I 5.1' 25% LOT AREA: 1810 SF ORIGINAL Unlimited LOT LINE ADJUSTMENT z FOR BUILDING CODE I protected I LOT COVERAGE: 71% openings I o openings I allowed COMPLIANCE I I allowed II-B CONSTRUCTION OK RI' N I SPERED OK I I I ICOz i I ' B-2d 11 25% protected openings allowed OK 01 10'-0' o Setback � - Y � p U 0.7' O b U) I I I I I I I I II 116 OSMUN PLACE 4.3' OW (SAME OWNER AS 7� 406 S EWART AVE ADD 400-404 STEWART AVE n Proposed Site Plan 1/8" — V-0" BASE SURVEY BY TG MILLER TITLED"SURVEY MAP No.400-406 STEWART AVENUE and No. 116 OSMUN PLACE" DATED 2/18/15 S13381S .1110 z O(� ` " ` ••G '• N 30 NV1to 0183W *Lu (133211S .1110 301M ,OS) o O m IBIS b S aWwo—O—=l JIIII Yo>>o S�oU>mo �ZQmQo�c� U\OC vNII � 12 dM U.M o bU� W W 1n0 30V3 6an0 H0•H 0 NIVM 31380N00 �m E cr 3NI1 133215 IIVM 3N cr a o5Vo °Jz tn m o Ng m +Q p 00 LLI O cwiUJ� Z � 00 Qo U� W W W Z W zz w a_ �(� U , U a LaiaQ 0-:a C4Q g o mo J � 00 Q Z o U II U J. 1 to II QO , ) to to _� 34T SIf71 1 DD Dp�DpD�• DDDDDDDDDDDD pD v, lON 'V321V SIHl NI ti0ti-00 D D �_D D n D DAD^D-DAD D m I I H O C m Z W (/� Z(n Y o w p to °N JNIOIIne 2103 ONVH213/10 III �- a ` Q Q d ¢d � Q 3AWO l3/IV210 ix��c=i N a / to to N11 N �QQQw — — — — — — — — — — — — — — — — --;o;Cr II W N n LU O w-�i OYZa W�N oU N wa LU- FQ0 O a 0O = o ZW ^co aww N�, cE °w Q Q O U to >- Oj00 91co -V C a V + Q. j tnNWY o 26 Lij- Z O � z �-J oc o —i E U NF=w � oL a ztn cZ�n�a ; ~ N ¢ o c I I v co a Lij 1 Vim ° `°vo> o H ov ¢ �a Ew,� oEo c.E°co 6, '00 60.*C.00 N `s + Z Z o '10 ° '3 v SO w Gi a aaNU � z C �v mCa .2 0 p U 0az L«0 a W � 2 c U coL W Z 2c012W Wz W Op ` Z U I W =0 �f�n a z Y°°Zo 1�1 Q f` Eu 00 W ^V,•^�^fp U torn W W OZ� Zh tiNm�>� O«O110 W �� Z QQ pp tQ all 3Q� Q'F N U L.L..Z O eo O Z N W� w z 408 STEWART AVENUE LLC (R.O.) H 1 PIPE FOUND 2014-11956 GRAVEL DRIVE iw 0.5' ELY & 0.4' SLY OF CORNER N 89050'30" E -- ---, 06'- 51 .00' ----------------- ----��---- 8.7'± ----- 0.8'± 406 STEWART LOT SHADED i 406 STEWART AVE IN GRAY _ EXISTING BUILDING HAS BEEN DEMOLISHED DUE TO FIRE i I o FOOTPRINT = 1330 SF Lo DING AT GRADE IN LOT AREA = 1810 SF Q I L6 3 AREA. WOODEN o w co RS AND LANDINGS LOT COVERAGE: 74 /o z i OI ABOVE. I- SEE NOTE #1 BUILDING CORNER 0.T±CLEAR OF STREET LINE S 89050'30" W I 51 .00' w 7J � 0 ! Z CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SERF) Proiect Information (to be completed by applicant or project sponsor) 1. Applicant/Sponsor: 2. Project Name: Jason Demarest Reconstruction 3. Project Location: 406 Stewart Ave 4. Is Proposed Action: O New ❑ Expansion ❑ Modification/Alteration 5. Describe project briefly: Reconstruction after fire required demolition and expansion of additional mezzanine floor 6. Precise Location(road intersections, prominent landmarks, etc., or provide map): 406 Stewart Ave 7. Amount of Land Affected: Initially: 1960 SF Acres or Sq. Ft. Ultimately: 1960 SF Acres or Sq. Ft. 8. Will proposed action comply with existing zoning or other existing land use restrictions? Expansion of mezzanine requires area ❑ Yes 171 No If no, describe briefly: variance for setbacks, lot width at street and lot coverage 9. What is present land use in vicinity of project: O Residential ❑ Industrial ❑ Agricultural ❑ Parkland/Open Space O Commercial ❑ Other Describe: Mixed-use student housing and commercial environment 10. Does action involve a permit/approval or funding, now or ultimately, from governmental agency(federal/state/local): El Yes ❑ No If yes, list agency name and permit/approval type: ILPC; Building Permit 11. Does any aspect of the action have a currently valid permit or approval? ❑ Yes O No If yes, list agency name and permit/approval type: 12. As a result of proposed action, will existing permit/approval require modification? ❑ Yes O No I certify the information provided above is true to the best of my knowledge. PREPARER'S SIGNATURE: DATE: 12/21/15 PREPARER'S TITLE: Jason Demarest, RA REPRESENTING: 406 Stewart Avenue, LLC �rIT CITY OF ITHACA e 8 Board of Zoning Appeals — Notice of Appeal APPEAL #3013 120 S.AURORA STREET (ITHACA MARRIOTT) Appeal of Mathew Jalazo for Hotel Ithaca, LLC, owners of 120 S. Aurora Street, for a variance from Sign Ordinance, Section 272-6 B. (2), which allows a maximum of two wall signs per business in the commercial zoning district and limits the size of each sign to a maximum of 50 SF. Hotel Ithaca is currently constructing a multi-story Marriott Hotel at 120 S. Aurora Street at the east end of the Ithaca Commons. On November 4, 2014, Hotel Ithaca was granted Sign Variances from Section 272-6 B. (2), which provides that each business in a commercial district is limited to two building (wall) signs and that each sign cannot be larger than 50 SF in area. In 2014, Hotel Ithaca requested that the Board of Zoning Appeals (BZA) grant variances to erect six wall signs. The BZA approved four of the six signs. Two of the approved signs are directional signs on the west side of the hotel. The third approved sign advertises the hotel's restaurant. The fourth approved sign included a combination address and "name" sign, at the front entrance facing Aurora Street. At the hearing in 2014,the BZA denied Hotel Ithaca's request to erect two additional"Marriott"name signs: one located on the loth floor facing Aurora Street and another located at the penthouse level facing Green Street. The BZA did not grant variances for these signs,because the signs were significantly oversized. Hotel Ithaca's current Zoning Appeal to the BZA requests approval for three additional signs for the hotel at 120 S. Aurora Street. Two of the proposed signs are wall signs depicting the"Marriott"name. These signs will be located on the exterior of the building at the third-floor level. One sign will face Aurora Street, while the other will face E. State Street(the Ithaca Commons). Each sign will measure 29.2 SF in area. The third proposed sign will be located on the exterior of the 1 Oth-floor level and face E. Green Street. This proposed sign will be 76 SF in area, which exceeds the Sign Ordinance's 50-SF maximum size threshold. Hotel Ithaca contends that the size and number of the requested signs are appropriate, because of the hotel's massing and location. The property at 120 S. Aurora Street is in the CBD-140 Zoning District where wall signs are permitted; however, Section 272-18 requires the applicant receive variances for the number and size of the additional signs requested,before a Sign Permit can be issued. City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3013 Address: 120 S.Aurora Street Use District CBD-140 Date: March 1,2016 Applicant Hotel Ithaca,LLC Owner: Hotel Ithaca,LLC Application Type: Sign Variance _'- d _J61— Type Area Setback Projection Other Requirements SIGN Al WALL SIGN 29.2 S.F. N/A 7" SIGN A2 WALL SIGN 29.2 S.F. N/A 7" SIGN C WALL SIGN 76 S.F. N/A 5" SIGN*B WALL SIGN 45 S.F. 1'!4 SIGN*D WALL SIGN 9 S.F. 1.75" SIGN*E& *F WALL SIGN 5 S.F. 4" 2-WALL SIGNS 2-WALLS SIGNS MAX. Regulations PERMITTED 50 S.F.EACH Note Non-conforming TOTAL NUMBER OF 3 -WALL SIGNS N/A OK Conditions SIGNS EXCEED 50 S.F. Notes: *Zoning Variance#2966 was approved on November 4,2014 for four(4)wall signs. The 4 signs are designated Sign B,D,E,and F. �TI;f CITY OF ITHACA pg.n 108 E.Green 5t.—Third Floor Ithaca,NY 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING&ECONOMIC DEVELOPMENT Phyllis Radke,Director of Zoning Administration A Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: cpyott@cityofithaca.org BOARD OF ZONING APPEALS (BZA) APPLICATION 1. TYPE OF APPEAL: ❑ Area Variance APPEAL#: 3011 ❑ Special Permit HEARING DATE: c \ ❑Use Variance BUILDING PERMIT#: Sign Variance RECEIPT#: Action,Decision, or Interpretation of Zoning Officer 2. Property Address: Ia o spin,{, km iz, 5" IQZ - Use District: C2 17 ' Owner's Name: 21 �f l -u., L. L G Owner's Address: ($ t 0 fr �oGk 16 Q, D F . City: BJ610x_ State: MD 3. Appellant: ��D�2�1 1�1g.�- , L LC. (Name of Appellant) Address: zc_k qc_ 1hr1 V�- City: �e e$ State: MD Telephone: O GE E-Mail: YTM0t 6.!,0 . '10.1gZp c� Ur9D kck6• coy-n 4. Attach Reason for Appeal (see instruction sheet) 5. Appellant Certification: I certify the information submitted with the appeal is true to the best of my knowledge and belief, and that I have read and am familiar with those sections of the City of Ithaca Zoning Ordinance that apply to this appeal, (including Section 325-40, which describes the powers and duties of the Board of Zoning Appeals). I also acknowledge the Board of Zoning Appeals may visit the property and I specifically permit such visits. afure of Appellant`/ STATE OF COUNTY OF T-9WK4N Sworn to this_/f "day of 20 Margot R. Cox Montgomery County,MD Commission Expires 11/2312018 Not P blic IMPORTANT: If this application is INCOMPLETE and/or if ANOTHER CITY APPROVAL is required (e.g., Site Plan Review, Subdivision Review, Ithaca Landmarks Preservation Commission Review), it is possible this application may not be considered at the next scheduled BZA meeting date. ****************************OFFICE USE 1. Ordinance Section(s) for the Appeal: Page 2 Zoning Ordinance Section Being Appealed Sign Ordinance Section Being Appealed • §325- • §272- • §325- • §272- • §325- • §272- • §325- • §272- • §325- • §272- • §325- • §272- 2. Application of SEQR determination: Type 1 Type 2 Unlisted 3. Environmental Assessment form used: Short Environmental Assessment Form(SEAF) Full-Environmental Assessment Form(FEAF) Lead Agency Determination of Significance Completed by the Planning Division at preliminary hearing for Site Plan Review 4. A previous appeal ❑ has/[has not been made for this proposal: Appeal No. , dated Appeal No. , dated Appeal No. , dated Appeal No. , dated 5. Notes or Special Conditions: O ELECTRONIC SUBMISSIONS:Please provide electronic versions of ALL documents submitted to:cpvott ,cityofithaca.org. E-MAILING LARGE FILES: Incoming a-mails to the City must be under 10 MB in size(incl.the message envelope itself),so please either provide a CD-ROM or use a free file-sharing web site,like: www.hightail.com,www.dropbox.com,www.google.com/drive,etc. You can also split documents into smaller parts and send multiple e-mails/files. A MARRIOTT (7 Work Order I 1 ; 0367946Ar20 I 1 I ; Sheet 1 of 9 I 1 At 1 I � 1 1 i MARRIOTT I I 1 ' .� n 1 ' " 120 S.AURORA ST. 5 " I I I � �' 1 w.,a 1 , , ITHACA, N.Y. I I 1 1 I I I ' Account - ---- - ----- „_ �— Rep. B. TEEL 1 LNio(alEsnW s, All LL " Designer RFF 3 Ux5m 1 I i - - - - - - - - - ' - --- I 1i i Ear:P ALI Date 01.08.15 — — — — — — — — — — — ivt a o s r re x ILL FA e ❑ I ' Client - s ,: .. _ �___ _ _ _- __ -'- - - - - - - - - - - - - - - - - - - -�"�,• �, Sales K� Estimating Art G 1 I I 1 r f , Engineering I I 1 Landlord 1 _ _6a.g I _ 1 `✓ ' j w R11-JP/1.27.15/rev.signs A&C R1 2-JP/2.12.1 5/rev.signs A&C _ _ -- _ 1 -- _ I: 1 eLsa-.P Ilk _ _ _ Y 1 R14 RFF 08.28 15 updatesign A R15 RIFF 09.15.15 update R16 RIFF 09.21.15 update R17 RFF 09 30 1_ 5 update — I --- — • �' wsivxsma R18 RIFF 10.12.15 update A u. R19 RIFF 12.11.15 A update to new design 1 arm 1 d u:c lawrµreosussunoww� F ❑ i 1 R20 R01.13.15 New elev./removed signs. 1 I L '- fir I I 1 9LGP�ATSYIEFLIN3EGPAL EL�1-1 Ilk __ III I T- I �i — — \ •— — — -- --- DEL.?-p� Chandier Signs J 5 1 aa, 1 I Brand Image Begins Here 1 I I I E _ti ,5a 1 _e�avgrrarrgxr 1 - — __ —.E — — — — — — — — — `EL ec- N2tlonal 3201 Manor Way LnsneEbric Head uarters 214-962-20035 i y i I 7. I g 214-902-2000 Fax 214-902-2044 � 17319 Ban Pedro Ave,SIe.01X) — - Sall Antonio San Antonio,TX 78232 Is 21M,19.3804 Fax 210-349-8724 imsoluAlw�wI 1335 Park Center Drive,Unit West Coast Vista,CA92081 760-967-7003 Fax 760-967-7033 r- _ __ w Northeast US i;E ilaia rav 40204 Suit,zoo ��� �_ 502-079�075 Fax 502-412-0013 1 nimM ' 1 Point Florida Davenport,FL4 Sand HitI 3837Circle I 863420-1190Fax863-424-1160 37 i - { 1 waterfrontGeorgia Da- G A 30534 678-725-8852 F.210- 349-8724 J— — — — — — — — - - - I I .'.* P.O.Box 125,106 Donal Drive I South Texas Portland,TX 78374 361-563-5599 Fax 361-643-6533 This drawing is the property of Chandler Signs,L.P.,L.L.P. All right to its use for reproduction are NORTH ELEVATION 1/16"=1'-0" reserves by Chandler Signs,L.P,L.L.P FINAL ELECTRICAL CONNECTION BY CUSTOMER A MARRIOTT Work Order. 0367946Ar20 Sheet 2 of 9 MARRIOTT 120 S.AURORA ST. y ITHACA, N.Y. Account — — Rep. B. TEEL Designer RFF — _ Date 01.08.15 loot Client Sales Estimating Art Engineering Landlord r r, R11-JP/1.27.15/rev.signs A&C _ R1 2-JP/2.12.1 5/rev.signs A&C R13-KMc-2/17/15-larger sign A R14 RFF 08.28.15 update t R15 RFF 09.15.15 update R16 RFF 09.21.15 update R17 RFF 09.30.15 update R18 RFF 10.12.15 update A R19 RFF 12.11.15 A update to new design R20 RG 1.13.15 New elev./removed signs. t A A- W ,gMgRItIpTT - �MARRI�TT �� Chandler Signs Brand a . r 4 ' 3201 Manor Way a Netional C allu s 75235 Headquarters 214-962-2000 Fax 214-902-2044 - - — - - 11319 San Pedro Ave,Ste.#200 San Antonio San Antonio,TX78232 210-349.3804 Fax 210-349-8724 West Coast a3�,CA92pgjer Drive,Unit C 760-967-7003 Fax 760-967-7033 965 Baader Avenue,SDR1200 Northeast US Lomsvi6e,Xv 40204 502479-3075 Fax 502-412-0013 2584 Sand Hill Point Circle Florida Davenport,FL33837 863420-1100 Fax 863-424-1160 37 Waterfront Part Court Georgia Dawsonville,GA 30534 678-725-8852 Fax 210-349-8724 P.O.Box 125,206 Donal Drive South Texas Portland,TX78374 361-563-5599 Fax 361-643-6533 This drawing is the property of Chandler Signs,L.P.,L.L.P. All rights to its use for reproduction are reserved by Chandler Signs,L.P,L.L.P 0 PROPOSED SIGNAGE - NIGHT VIEW FINAL ELECTRICAL CONNECTION BY CUSTOMER A MARRIOTT Work Order 16'-3" 0367946Ar20 Sheet 3 of 9 O O co 11 LU 120 S.AURORA ST. w N ITHACA, N.Y. N \ ;1 O ---- ------------------ --------- Account Rep. B. TEEL Designer RFF REVERSE BACK LIT CHANNEL LETTERS/LOGO SCALE: 1/2"=1'-0" Date 01.08.15 NEWI 1 II, (2) SETS REQUIRED - MANUFACTURE & INSTALL Client m FLAT ALUMINUM BACKER PANEL PAINTED SPRAYLAT SM-171S GRAY (VERIFY) 3" 2" 2" Estimatin Sales m REVERSE BACK LIT CHANNEL LETTERS Art Engineering NOTE: EYEBROW 18" O.A.H. FLAT ALUMINUM BACKER PANEL Landlord PAINTED TO MATCH EYEBROW FASCIA COLOR. R91-JP/1.27.15/rev.signs A&C R1 2-JP/2.12.1 5/rev.signs A&C REV. CHANNEL ALUMINUM LOGO/LETTERS R13-KMc-2/17/15-larger sign A PAINTED BLACK AND RED(LOGO) R14 RFF 08.28.15 update TO MATCH MATTHEWS PM08937 SATIN RED R15 RFF 09.15.15 update R16 RFF 09.21.15 update R17 RFF 09.30.15 update GE TETRAMAX 7100k WHITE R18 RFF 10.12.15 update A L.E.D. HALO ILLUMINATION R19 RFF 12.11.15 A update to new design O R20 RG 1.13.15 New elev./removed signs. 2"x 12"ALUMINUM WIREWAY m MAR RIOTTPAINTED BLACK } W Z CLEAR POLYCARBONATE LETTER H BACK w/60%WHITE VINYL N X DIFFUSER W N Chandler Signs 00 Brand Image Begins Here EYEBROW STRUCTURE EXACT MOUNTING METHOD3201 1 1 1 TO BE DETERMINED National Oallas TX 7535Y Headquarters 214-962-2000 Fax 214-902-2044 NIGHT VIEW 1/4"DIA. RIVNUT&THREADED STUD 17319 San Pedro Ave,Ste.#200 San Antonio San Antonio,TX78232 210-349.3804 Fax 210-349-8724 1/4" DIA.WEEP HOLES IN LOW POINTS 1335 Pa rk92ocl rDr e,Unit West Coast vista,CA s2081 OF LETTERS(MIN. (2) PER LETTER) 760-967-7003 Fax 760-967-7033 ALUMINUM LIGHT SCREENS AT EACH 965Baxter Avenue,Su0e200 KY 40204 WEEP HOLE TO PREVENT LIGHT LEAKS Northeast US 5024719-3075 F.502-412-0013 2584 Sand Hill Point Circle Florida Davenport,FL 33837 863420-1100 Fax 863-424-1160 LETTER SECTION 1-1/2"=1" 37 waterfront Part Court Georgia Dawsonville,CA 30534 678-725-8852 Fax 210-349-8724 WIREWAY MOUNTED P.O.Box 125,206 Donal Drive South Texas Portland,TX78374 361-563-5599 Fax 361-643-6533 This drawing is the property of Chandler Signs,L.P.,L.L.P. All rights to its use for reproduction are reserved by Chandler Signs,L.P,L.L.P FINAL ELECTRICAL CONNECTION BY CUSTOMER A MARRIOTT Work Order 0367946Ar20 Sheet 4 of 9 1 3/2 n 0/4 n MARRIOTT 9 r-0 rr 120 S.AURORA ST. ITHACA, N.Y. Account Rep. B. TEEL Designer RFF Date 01.08.15 tt t t. 0 Client in Sales Estimating Art Engineering Landlord o F ri H r, in R11-JP/1.27.15/rev.signs A&C R12-1P/2.12.15/rev.signs A&C R13-KMc-2/17/15-larger sign A R14 RFF 08.28.15 update R15 RFF 09.15.15 update MARRIOTT I R16 RFF 09.21.15 update R17 RFF 09.30.15 update R18 RFF 10.12.15 update A R19 RFF 12.11.15 A update to new design R20 RG 1.13.15 New elev./removed signs. � 20 SOU7m 0 D 3/8" THICK AUID\\�� LJ i�' Chandler Signs Brand Image Begins Here REVERSE CHANNEL LETTERS/LOGO w/ F.C.O. ADDRESS SCALE: 3/4°=1'-0° END VIEW National 3zo1 manor way (1) SET REQUIRED - MANUFACTURE & INSTALL 45.0 SQUARE FEET Headquarters Dallas 2-2000s z1a-sot-2000 Fax 214-902-2044 11319 San Pedro Ave,Ste.#200 San Antonio San Antonio,TX78232 "M" & "MARRIOTT" TO BE 11/2" DEEP, FABRICATED ALUMINUM, NON-ILLUMINATED REVERSE CHANNEL LETTERS/LOGO - 210-349-3804 I'm 210-349-8724 "M" TO BE PAINTED MATTHEWS MP 08937 RED, SATIN FINISH - "MARRIOTT" TO BE PAINTED MATTHEWS BLACK, SATIN FINISH 1335 Park Center Ddve,Unit West Coast Vista,CA 92081 LETTERS TO BE CLIP MOUNTED '/4" OFF OF FASCIA 760-967-7003 Fax 760-967-7033 (WEEP HOLES AT BOTTOM OF LETTERS) Northeast US Lamssville,KY 40204sn8e 200 502-479-3075 Fax 502-412-0013 "120 SOUTH AURORA" TO BE 3/8" THICK, POLISHED STAINLESS STEEL STUD MOUNTED FLUSH TO FASCIA w/VHB TAPE & SILICONE ADHESIVE Florida Davenportt,FL33837CIale 863-420-1100 Fax 863-424-1160 37 Waterfront Part Court Georgia Dow—ville.CA 30534 678-725-8852 Fax 210-349-8724 P.O.Box 125,206 Dural Drive South Texas Portland,TX 78374 361-563.5599 Fax 361-643-6533 This drawing is the property of Chandler Signs,L.P.,L.L.P All rights to its use for reproduction are reserved by Chandler Signs,L.R,L.L.P. FINAL ELECTRICAL CONNECTION BY CUSTOMER A MARRIOTT Work Order 0367946Ar20 Sheet 5 of 9 MARRIOTT 120 S.AURORA ST. ITHACA, N.Y. Account Rep. B. TEEL Designer RFF Date 01.08.15 411 I Client Sales Estimating Art Engineering SPECIALTYLandlord 00 I r, ^� R11-JP/1.27.15/rev.signs A&C R1 2-JP/2.12.1 5/rev.signs A&C e— R13-KMc-2/17/15-larger sign A R14 RFF 08.28.15 update 00 R15 RFF 09.15.15 update RESTAURANT I R16 RFF 09.21.15 update R17 RFF 09.30.15 update R18 RFF 10.12.15 update A R19 RFF 12.11.15 A update to new design REV. CHANNEL LETTERS 1"=1'-0" END VIEW R20 RG 1.13.15 New elev./removed signs. (1) SET REQUIRED - MANUFACTURE & INSTALL 9 SQ. FT. 1" DEEP, FABRICATED ALUMINUM, NON-ILLUMINATED REVERSE CHANNEL LETTERS - PAINTED MATTHEWS MP 08937 RED, SATIN FINISH - LETTERS TO BE CLIP MOUNTED '/4" OFF OF FASCIA (WEEP HOLES AT BOTTOM OF LETTERS) Chandler Signs Brand Image Begins Here I I I National 3201 Manor Way D Head uarters allas TX 75235 g 214-962-2000 Fax 214-902-2044 17319 San Pedro Ave,Ste.#200 San Antonio San Antonio,TX78232 210-349.3804 Fax 210-349-8724 West Coast a3�,CA92pgjer Drive,Unit C 760-967-7003 Fax 760-967-7033 965 Baxley Avenue,Suite 200 Northeast US Louisville,Xv 40204 502479-3075 Fax 502-412-0013 2584 Sand Hill Point Circle Florida Davenport,FL 33837 863420-1100 Fax 863-424-1160 37 Waterfront Part Court Georgia Dawsonville,CA 30534 678-725-8852 Fax 210-349-8724 P.O.Box 125,206 Doral Drive South Texas Portland,TX78374 361-563-5599 Fax 361-643-6533 This drawing is the property of Chandler Signs,L.P.,L.L.P. All rights to its use for reproduction are reserved by Chandler Signs,L.P,L.L.P FINAL ELECTRICAL CONNECTION BY CUSTOMER � Work Order# �l����• ,��.��lii�l��■rtitl•��irl _�a�i�,���1_�i llllllll•��-1 __ _ __ 1 •� . � 1 �1����■�_�!l�Itttr��l����lNQ�J��������� ■.����_.■�_� �� grim-LE 7rr�� tit1•'l���'Miami �'momf � Client 211 f!■I!8IIIIE___ _■___�_____v_____�sa___fi_______■ .` Address In In EN I�'ll��=1� '�■�_����wl����■�r�■��w___w�■■�■i■■��w��■■■���i�_�■■�■w<rw■��wrw.�w■ ,. , NE �_-__■ � MOM �wN�■r�=■�w._=�w■r��r■=�r�1�r•r+r■ri=;�i�r.���■���w�l�� '•I MIN IIEE �t■��t���!!�f_�i��=�i111 ol0._= �=sljr ' A royal200=0--EM /Dale sln m no ■irt� in!a IN 0 171 lum 1��= =1®��i1=1�= -1=1-��71 1E=---------------------- Revision/Dale -" �vz-vem�_s�was. __ `. -_� `®,.i ���`®� _ I�® I�tl1YY .���� MIT Ell _ 1 _r ' F .�.� �ffi6[ffiiYANia•iNKAGFIRb'isSf1 .� �.1 NMI ■ �° • , � chandlersigns.com .�' __ • �� r 1 .II M 1 1 L I I II 1.• 1, I This drawing is the property of Chandler Signs,L.P.,L.L.P. • • • 1 All rights to its use for reproduction are reserved by Chandler Signs,L.P.,L.L.P. FINAL ELECTRICAL CONNECTION CUSTOMER THIS SIGN IS INTENDED TO BE INSTALLED O IN NATIONAL LECE RICH ARTICLE AND/OR /OF OTHER E U� NATIONALELECTALCODODE.THISIOCLUD APPLICABLE LOCAL LODES.THIS INCLUDES THE SIGN. PROPER GROUNDING a BONDING OF THE SIGN. SIGN WILL BEAR UL LABELISI. A MARRIOTT Work Order 0367946Ar20 SIGN SQ. FT. = 76 Sheet 7 of 9 25'-11/4" MARRIOTT 120 S.AURORA ST. -zz ITHACA, N.Y. NMARR I OTT N iV Rep Account B. TEEL Designer RFF Date 01.08.15 11 1 t. CHANNEL LETTERS/LOGO SCALE: 3/8r'=1'-0" Client Sales (1) SET REQUIRED - MANUFACTURE & INSTALL Estimating Art LOGO-ALUM. RETURNS PAINTED MATTHEWS MP 08937 RED SATIN FINISH. Engineering ALUM. RETAINER PAINTED THE SAME COLOR. Landlord 3/16"2447 WHITE ACRYLIC FACE WITH 3630-2382 RED VINYL. ON 1st SURFACE. ' r' INTERNALLY ILLUMINATED WITH RED LEDs ALUMINUM RETURNS R11-JP/1.27.15/rev.signs A&C INSIDE PREFINISHED R12-JP/2.12.15/rev.signs A&C LETTERS -ALUM. RETURNS PAINTED MATTHEWS BLACK SATIN FINISH ALUM. LIGHT-ENHANCING WHITE R13-KMc-2/17/15-larger sign A RETAINERS PAINTED THE SAME COLOR. 3/16" 2447 WHITE ACRYLIC FACES WITH R14 RFF 0 update ALUM.RETAINERS PAINTED R15 RFF 09..15.15 15.15 update 1st SURFACE 3635-222 BLACK DUAL COLOR VINYL. R16 RFF 09.21.15 update INTERNALLY ILLUMINATED WITH WHITE L.E.D. MODULES ACRYLIC FACES R17 RFF 09.30.15 update R18 RFF 10.12.15 update A R19 RFF 12.11.15 A update to new design NON-CORROSIVE WALL ACNCHORS R20 RG 1.13.15 New elev./removed signs. AS REQUIRED PER BUILDING CONDITION LED ILLUMINATION Chandler Signs JACKETED L.E.D.2NDARY WIRE THRU Brand Image Begins Here 1/2"FLEXIBLE METALLIC CONDUIT TO L.E.D.REMOTE POWER SUPPLY 3201 manor Way National allas TX 75235 Headquarters 2 D14-902-2000 Fax 214-902-2044 17319 San Pedro Ave,Ste.#200 San Antonio San Antonio,TX78232 210-349-3804 Fax 210-349-8724 1/4"DIA.WEEP HOLES IN LOW POINTS 1335 Park Center Crive,Unit West Coast vina,DA081 760-967-707003 Fax 760-967-7033 ALUMINUM LIGHT SCREENS AT EACH LETTER WEEP HOLE TO PREVENT LIGHT 966 I.,,Avenee,suite 200 OF LETTERS&IN BOTTOM OF RACEWAY Northeast US Lnnismoe,Kv40zo4 LEAKS 502-479-3075 Fax 502-412-0013 2584 Sand Hill Point Circle SIDE VIEW - DETAIL N.T.S. Florida Davenport,FL F.63424-1160 37 Waterfront Part Court Georgia Da*sanvire.CA 30534 678-725-8852 Fax 210-349-8724 P.O.Box 125,206 Coral Drive South Texas Portland,TX 78374 361-563.5599 Fax 361-643-6533 This drawing is the property of Chandler Signs,L.P.,L.L.P All rights to its use for reproduction are reserved by Chandler Signs,L.R,L.L.P. FINAL ELECTRICAL CONNECTION BY CUSTOMER A MARRIOTT Work Order 0367946Ar20 Sheet 8 of 9 MARRIOTT 120 S.AURORA ST. ITHACA, N.Y. Account Rep. B. TEEL Designer RFF 1/8" ROUTED ALUMINUM FACE PAINTED WHITE Date 01.08.15 1/2" CLEAR ACRYLIC PUSH-THRU "M" LOGO WITH M 3630-2382 RED TRANSLUCENT FILM APPLIED TO 1ST SURFACE AND 3M 3635-70 WHITE DIFFUSER Client FILM APPLIED TO 2ND SURFACE Sales Estimating N /2" CLEAR ACRYLIC PUSH-THRU "MARRIOTT" COPY Art WITH 3M 7725-22 BLACK OPAQUE FILM APPLIED TO Engineering 1ST SURFACE AND 3M 3635-70 WHITE DIFFUSER Landlord FILM APPLIED TO 2ND SURFACE N R1 1-JP/1.27.15/rev.signs A&C R12-1P/2.12.15/rev.signs A&C ROUTED ALUMINUM FACE PAINTED R13-KMc-2/17/15-larger sign A �� M A R R I O T T MATTHEWS MP23486 GRAY R15 RFF 09.15.15 update N R15 RFF 09.15.15 update R16 RFF 09.21.15 update R17 RFF 09.30.15 update R18 RFF 10.12.15 update A m� Entrance AC WHITE SOLAR GRADE POLYCA30-238RRED R19 RFF G1.13.15Newel update removedigns. gn BACKER PANEL WITH 3M 3630-2382 RED R20RG1.13.15Newelev./removedsi¢ns. FILM APPLIED TO 1ST SURFACE SIGN FACES INTERNALLY ILLUMINATED W/WHITE GE HIGH OUTPUT L.E.D.ILLUMINATION U.L.LABELS REQUIRED INSTALL IN ACCORDANCE WITH NATIONAL ELECTRICAL CODES Chandler Signs ©O S/F DIRECTIONAL SCALE: V=1'-0e Brand Image Begins Here" (2 ) REQUIRED - MANUFACTURE AND INSTALL. National 3201 manor Way WALL MOUNTED FLUSH TO SURFACE Headquarters 214-902 2000 Fax 214-902-2044 17319 San Pedro Ave,Ste.#200 San Antonio San Antonio,TX78232 210-349-3804 Fax 210-349-8724 1335 Park Center Drive,Unit C West Coast vista,CA 92081 760-967-7003 Fax 760-967-7033 965 Baxter Avenue,Suite 200 Northeast US Louisvik,KY 40204 502-479-3075 Fax 502-412-0013 2584 Sand Hill Point Circle Florida Davenport.FL 33837 863-420-1100 Fax 863-424-1160 37 Waterfront Part Court Georgia Dowsonville.CA 30534 678-725-8852 Fax 210-349-8724 P0.Box 125,206 Coral Drive South Texas Portland,TX 78374 361-563-5599 Fax 361-643-6533 This drawing is the property of Chandler Signs,L.P,L.LP All rights to its use for reproduction are reserved by Chandler Signs,L.R,L.L.P. FINAL ELECTRICAL CONNECTION BY CUSTOMER A MARRIOTT Work Order 0 0367946Ar20 o Sheet 9 of 9 f+STYFATrrSTR.EET-pFRL,2A COOAMON5 MARRIOTT 120 S.AURORA ST. It ITHACA, N.Y. Account ` Rep. B. TEEL �. Designer RFF +4 O Date 01.08.15 avga racsrrrr.xrrrrA.reavrs ' e'I — _ � Client O Sales Estimating Art 4 Engineering J ^� Landlord R11-JP/1.27.15/rev.signs A&C R1 2-JP/2.12.1 5/rev.signs A&C tf J ci R13-KMc-2/17/15-larger sign A R14 RFF 08.28.15 update Imo } yg� D15 R15 RFF 09.15.15 update 1 ?� y} R16 RFF 09.21.15 update I ty r y°y R17 RFF 09.30.15 update R18 RFF 10.12.15 update A --- - ----- _ ------------- ez� R19 RFF 12.11.15 A update to new design R20 RG 1.13.15 New elev./removed signs. I 0 1 N1ww1C R"' J- H 1 I - I , handier Signs ------- --- -- 4 C ' +y Brand Image Begins Here'" SI I I r I National 3201 Manor Way + $ CallasTX75235 Headquarters 2 14-962-2000 Fax 214-902-2044 17319 San Pedro Ave,Ste.#200 -- San Antonio San Antonio,TX 78232 '- 210-349.3804 Fax 210-349-8724 1335 Park Center Drive,Unit C West Coast vista,CA 92081 760-967-7003 Fax 760-967-7033 4a• 965 Baer Avenue,Suile 200 Northeast US Louisville,Xv 40204 FAST GREEN STREET, tl_T 5_ ROUTE 79 rdi 502479-3075 F.502-412-0013 V ARIPME W E3TH STATE 1�3A.D+-EASTECLND TRAFFIC ONLY 2584 Sand Hill Point Circle Florida Davenport,FL 33837 863420-1100 Fax 863-424-1160 _ 37 waterfront Part Court _ - Georgia Dawsonville,GA 30534 678-725-8852 Fax 210-349-8724 P.O.Box 125,206 Coral Drive South Texas Portland,TX78374 361-563-5599 Fax 361-643-6533 This drawing is the property of SITE PLAN - SIGN LOCATIONSChandler Signs,L.P.,L.L.P. reserved by Chandler Signs,L.P,L.L.P FINAL ELECTRICAL CONNECTION BY CUSTOMER Ithaca Marriott Board of Zoning Appeals March 1 , 2016 URGO Cover Note .'. Sign Aland A2 — Reverse Channel Letters • individual letters mounted sticking off of the metal plate behind — Lights inside the channel letters only shine back against a steel plate. • creates a halo effect around the letters • No light is shining out from the letters — Polycarbonate back to keep water out and diffuses the light — 3" deep channel further reduces the light output Sign C Size reduced to the minimum size while remaining visible 2 Proposed Signage lip It" +� rill � II H a H H il 11 11 ii a H ii II II Bill a I � fl _ Am I lip mwwmwq�m jWillow = Al y A2 Proposed Signage 1 l5 REVERSE RACK LIT CMA1 NEL LETTER!/LOGO SCALE. 1r2•=fw• 12'- SETS REQUIRED-MANUFACTURE a MSTALL FLAT ALUMINU.14 BACKER PANEL PANTED SPRAY LAT 11S GRAY ,VERIFY) Q REVERSE BACK L,P CHANNEL LETTERS 4 Proposed Signage MARRIOTT zel5r Proposed Signage i FLAT ALUMINUM BACKER PANEL PAINTED SPRAYLAT SM-171S GRAY ` (VERIFY) REV CHANNEL ALUMINUM LOGO/LETTER PAINTED BLACK AND RED(LOGO) TO MATCH MATTHEWS PAMM17 SATIN RED GE TETRAMAX 7100k WHITE- L.E.D.HALO ILLUAOUNATION PAIGE'INALL BUSTER' PLASTIC PASS THRU CLEAR POLYCARRONATE LETTER BACK w; 60'%WHITE VINYL DIFFUSER BUILDING STRUCTURE EXACT MOUNTING METHOD TO BE DETERMINED 114'DIA,RIVNUT&7F4READED STUB 1/4'DIA.WEED'HOLES 1N LOW POINTS f SIDE VIEW - DETAIL 6 Signage Location laygoo, t t _ ♦ 5t`t\l b � � W C J C pp .s p . . y4 I 1 O i � m W SM PLAN-OM LOCATION! Proposed Signage zsl-�+14,1 — O— a ca o 0 0 0 rR - RI o 1 •,1 1 0 0 o E7 a o o 1 E7 E7 E7 E7 E7 E7 Fl F) 1 1 �•� _ _ © � 0 � rw' Q Q Q 7 —--.-- Meal—� r 1 h 1 - uf - - - - - - - - --- - - - - - - -- - - - - --- - - - - - - - - - - - ----------------------------------------- ^ 1 1 iwemin A C: 1 aaiuea . 1 1 1 � 1 � 1 i f c��Y - �4�.JF0Y�MtllfrC691p ;f�CEnINIcRME lW 11 1 r 1 : 1 i 1 Proposed Signage SIGN SO. FT. = 76 25-1' � (VA R R T T N fV CHANNEL LETTERS/LOGO SCALE;3i8" 1-0 (1)SET REQUIRED-MANUFACTURE&INSTALL LOGO-ALUM,RETURNS PAINTED MATTHEWS MP 08937 RED SATIN FINISH. ALUM.RETAINER PAINTED THE SAME COLOR. 3/16'2447 WHITE ACRYLIC FACE WITH 3630-2382 RED VINYL.ON 1st SURFACE_ INTERNALLY ILLUMINATED WITH RED LEDs ALUMINUM RETURN$ INSIDE PREFINISHED LETTERS-ALUM.RETURNS PAINTED MATTHEWS BLACK SATIN FINISH ALUM. LICHTENHANCING WHITE I� RETAINERS PAINTED THE SAME COLOR.3/16"2447 WHITE ACRYLIC FACES WITH ALDM RETAINERS PAINTED - 1st SURFACE 4635-222 BLACK DUAL COLOR VINYL. INTERNALLY ILLUMINATED WITH WHITE LE-D.MODULES ACRYLIC PAC NON-CORROSIVE WALL ACNCHORS AS REQUIRED PER BUILDING CONUrTON LED ILLUMINATION JACKETED L.E.D.2NDARY WIRE THRU 1 Q'FLEMBLE METALLIC CONDUIT TO LE.D.REMOTE POWER SUPPLY �1 i 1/4'DIA.WEEP HOLES IN LOW POINTS OF LETTERS S IN BOTTOM OF RACEWAY ALUMINUM LIGHT SCREENS AT EACH LETTER WEEP HOLE TO PREVENT LIGHT LEAKS SIDE VIEW-DETAIL N TS 10 LT�I9 CITY OF ITHACA "O.r'° ... 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 H + DEPARTMENT OF PLANNING,BUILDING,ZONING&ECONOMIC DEVELOPMENT Phyllis Radke,Director of Zoning Administration °'Port� o1�� Telephone: 607-274-6550 Fax: 607-274-6559 Email: cpyott@cityofithaca.org Submit this form if Zoning Appeal application is being submitted/signed by someone other than the current record property owner. OWNER'S AUTHORIZATION FORM APPEAL#: 3013 DATE: TO THE ZONING BOARD OF APPEALS,Ithaca,New York: I(We) Mel ��'�r'gcC�. 1 LL.C_ of Lo-AD� -�00k4&qt 6n'�- (Name) (Street Address) �-� MD (Municipality) (State/Zip) Owner of the property at \ao Souk"1n R-U.V'0AZ3" -s\'m9-A- / (Street&Number) I am the sole owner of the above-mentioned property. This property is also owned by and I have a Power of Attorney to authorize this appeal(attach POA). I do hereby authorize (Name) 11 -A\ �e > ��a,�G�Za to appeal or request a variance or special permit on my (our) behalf. I (we) understand the appeal will be heard at the (Date) meeting of the Board of Zoning Appeals. j� (Signatur STATE OF ) COUNTY OF1 Sworn to this day of 1 l' ,�/x=�— -� Margot R. Cox ry Public Montgomery County,MD Commission Expires 11/23/2018 Note to all those signing this form: (1) Owners authorizing another to present an appeal on their behalf should be aware that the Board may, in granting relief,add reasonable conditions which then become binding on the property. (2)Especially where a variance is being sought, the owner may be the only person with detailed information about the property that is essential to the appeal. In such a case, authorizing another person to appeal may be detrimental to the appeal unless the owner is either present at the hearing or sends another person fully prepared to answer questions about the property and the feasibility of using it consistent with the Zoning Ordinance. �rIT CITY OF ITHACA e 8 Board of Zoning Appeals — Notice of Appeal APPEAL #3015 305 TAYLOR PLACE (STREAM COLLABORATIVE) Appeal of Noah Demarest, STREAM Collaborative, architect for Douglas and Jyoti Shire, owners of 305 Taylor Place, for a Special Temporary Permit allowing the construction of a one-bedroom accessory apartment dwelling in an owner-occupied single-family home, as authorized under Zoning Ordinance, Section 325-10, "Accessory apartments." The applicant proposes to construct a 906-SF accessory apartment in the basement level of the existing two-story 3,452-SF single-family home, located at 305 Taylor Place. The property at 305 Taylor Place is compliant with bulk, area, and setback regulations; and it has sufficient off-street parking for both the 4-bedroom single-family home and the proposed accessory apartment. The entrance to the accessory apartment will be at the back of the single-family home (east end). The property at 305 Taylor Place is in the R-la Zoning District where the installation of an accessory apartment is an allowed accessory use. However, Section 325-10 requires the Board of Zoning Appeals grant a Special Temporary Permit for the accessory use prior to the issuance of a Building Permit. 1 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3015 Address 305eTaylorePlace Use District R-la Date 3/1/2016 Applicant STREAMP-Collaborative Owner DougmndelyoticShire Application Type: SpecialeTemporaryePermit Columne 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessorye Off-Streete Off-Streete Lotokreae Lotewidthe Numbermfe Heightdne %mfd,ote OtherSidee Rearejard:d/owfaiepthe Minimume ColumneTitle Use Use Parking Loading (Sq.cFeet) (Feet) Stories Feet Coverage FronteYard SideeYard Yard ormumbermfe°eet,e Buildinge whicheverasdess Height Existinge Once 158 514e Conditione FamilySF 151.8' 2 28+ 0.02% 108' 105' 82' Approx.e240' andcUse Districte Once Nonce '1 1 25%(Drc50'd)ut(not Regulationse Familye 2 Required 10,000 75 3 35 20°% 25 10 10 lessdhane20' None forcExisting Zone Noted�lon- Conforminge OK OK N/A OK OK OK OK OK OK OK OK OK N/A Conditions Proposede Once Accessorye 158,514e Condition Family Apartment 3 SF 151.8 _ 28+ 0.02% 108 105' 82' Approx.e240' and/ordJse Districte Once Speciale Nonce 10 10 25%aDrc50'd)utcnot None Regulatione Familye permit 2 Required 10,000 75 3 35 '0"'0 25 Iessdhane20' foreProposed Zone NotecNon- Conforminge OK Def. OK N/A OK OK OK OK Olt OK OK OK OK N/A Conditionse forcProposal NOTES: SpecialePermitdscrequired£oraincaccessoryeapartment£orcpropertiesandhedt-1czones.cSectione325-l0aequirestaccessorycapartmentsaiotdoa xceede33e3d/ocofdhee totaldiabitabledloorearea(Dfdhed)uilding.eTheebuilding'sdlooraireadse3,452cS.F.ainddheq)roposedeapartmentase906cS.F,.o.vhichdse26%®fdheeallowabledloormrea. CITY OF ITHACA BOARD OF ZONING APPEALS APPEAL BUILDING PERMIT#33770 APPEAL NO. 3015 HEARING DATE March 1, 2016 RECEIPT#50993 APPLICATION FOR: 1. Type of Appeal. Appeal is made herewith for: F]An Appeal of an action, decision or interpretation of the Zoning Enforcement Officer A Special Permit under the Zoning Ordinance An Area Variance from the Zoning Ordinance A Use Variance from the Zoning Ordinance 2 Appellant: Noah Demarest, STREAM Collaborative (Name of appellant) 123 South Cayuga St, suite 201 Ithaca NY 14850 (Address of Appellant) (City) (State) (Zip Cade) 607.218.8802 (Telephone#of appellant) (Fax#of appellant-optional) 3. Location of Property 305 Taylor Place R1 a (Number& Street) (Use District on Zoning Map) Property Garner Doug and Jyoti Shire (Name of Owner) 305 Taylor Place Ithaca NY 14850 (Address of Owner) (City) (State) (Zip Cade) 4. Provision(s)of the Zoning Ordinance Appealed.(Indicate the article, section, subsection and paragraph of the Zoning Ordinance being appealed, by number. Do not quote the ordinance.) 325-10B Issuance of temporary permit for accessory apartment BOARD OF ZONING APPEALS Page 2 Appeal NO 11'revious Appeal t .tts,proposal atid was (were)made l E]has [:]has Appeal No. to Appeal No. 19 _ t Appeal datedAppeal No. dated 19 for Appeal: ..ch sheets t s the interpretationthat is claimed,or the f s is a special peniiit or the de-tails "a t exception applied for and the grounds for wbich itist the variance should be granted, the case. You should e fully the t physical acts istt s of tie property as t � relate t issues,, giving t1guresfor numbers of tenants,is t y s,users,andoff-street parking. spaces,as Le . A diniensioned plot plan clearlyillustrating t�location tt s all buildings on the property.,and lot lines is required,as Nve-11 as.elevationdrawings e construct r be required. Unless these dra-vAn and/or plans are on 82" t sheets,st � � nee t � t s of the drawings, Pleasee to the informationsbeets and the Zoningr nce which- describe the factual int'ormation requirect tor each type of appeal for evl*dence to be presentedwell as the Zoning Ordinance and attach your facts as exhibits to this application. The applicant I like t li in a walkout basement space in their home. The house is situatedr It with no zoningdeficiencies. The proposed one-bedroom unit wouldr i all required fireseparations. The space willite-rated door connecting it to the main dwelling unit, and will be used as an art space and guest suitein the near term. However the applicant is applyingi i permit ii i renting apartment in the future. It will have its own off-street parking space. There ill be no visualimpact on neighboringproperties i is being entirely withinbuilding I . The propertyparking 2 in spaces, a garage and 2 off the gravel driveway. The required parking is only , as such there will be no siteworkadditional irequirement. BOARD OF ZONING APPEALS pkae Appeal No. I,cert r ,at the 1"nforniation submitted _ -appealis- true Est of my knowledge _ and that I have read,and ani familiar with those sections of the 3_ of Ithaca Zonj.-ng Ordinance that apply to t (including S .c :_ . of Zoning BoardAppeals). I also acknowledge that the of Zoning Appeals may visitecifi .. ch visits. Signature of Appellant* Swom to this . day . NYS il AN 4 10 Ya 2r. �2 Notary Public -Appellant . st be-the owner of the property, xAuthor-* flonformiza designating an prize --al. ORIGINAL APPLICATION .... City of _sac Department -Phone:(607)274-6508 108 E.Green 7 ApplicationIthaca,NY 14850 ***Office use onl r .` ".t. ¢rype i Type_ Unlisted Envimunental Assessmentused* Short E-.nvironmentfal Assessment Form v Lead Agency Detertnination.of Significance Building,Pem-iit Application#(if any) Date c e 4. SubsequentDates Hearings Zonu'ig District Revised 9/14 40 CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SEAF) Pro formlation (to be completedy applicant or project sponsor) . Applicant/Sponsor: 2. Project e: Noah t r Place 3. Project Location: Taylor305 I , Ithaca NY 4. Is Proposed Action: New Expansion1 is do lter ti 5. Describe project briefly-. basement space being1 bedroom . Precise Location(road intersections, ro i e t landmarks, etc., or provide map). Taylor305 Place, Ithaca NY 7. Amount of Land Affected: Initially: Acres or . t. Ultimately: Acres or . t. 8. Will proposed action comply with existing zoning or other existing land use restrictions? Yes No If no, describe briefly: 9. What is present land use in vicinity of project: ZResidential Industrial Agricultural Parkland/Open Space ommercial ter Describe: singlefamily homes 10. Does action involve a permit/approval or funding, now or ultimately, from governmental agency (federal/state/local) Yes [2]No If yes, list agency name and permit/approval type: 11. Does any aspect of the action have a currently valid permit or approval? Yes o f yes, list agency name and permit/approval type: 1 . As a result of proposedaction, will existing er it/ ov l require modification? L_JYes W]No certify the information provi e ve is true to t ,s �' � s r PREPARER'S SIGNATURE- E: 1.1 .201 ' E. Architect E : u it N I OTICE OF APPEAL REGARDING ZONING OR SIGN ORDINANCE, CITY OF ITHACA, NEW YORK APPEAL NO 3015. TO: Owners of property with' 20_0 fee in 't of 305 Taylor Place, Ithaca NY and others interested. FROW Noah Demarest on behalf of Doug and Jyoti Shire REGARDING:(check appropriate spaces' 1. A variance to ❑ permitted use area regulations sign regulations andlor 2. Interpretation of E—zoning regulations sign regulations, and/or 3, Application for a special permit, applicable to the,property named above, in a(n)R I a zone. 4 - I CITY REGULATIONS REQUIRE THAT YOU BE NOTIFIED OF THIS APPEAL, AS DESCRIBED BELOW, TO GIVE YOU THE OPPORTUNITY TO COMMENT ON IT AND TO ATTEND THE MEETINGS LISTED BELOW. ANYONE WHO IS CONSIDERED AN INTERESTED PARTY MAY SPEAK FOR OR At THE APPEAL AT THESE MEETINGS, OR MAY SUBMIT A WRITTEN STATEMENT OR LETTER CONCERNING IT,ADDRESSED TO THE BOARD OF ZONING APPEALS, FOR THE INFORMATION OF THE BOARDS. THERE IS A TIME LIMIT OF 3 MINUTES IN WHICH EACH INTERESTED PARTY MAY ADDRESS THE BOARD OF ZONING APPEALS. THE BOARD OF ZONING APPEALS BASES ITS DECISION MAINLY ON THE WRITTEN EVIDENCE PRESENTED AND THE TESTIMONY OF INTERESTED PARTIES AT THE HEARING. IF YOU DESIRE TO REVIEW THE CASE FILE, IT WILL BE AVAILABLE FOR YOUR INSPECTION DURING BUSINESS HOURS IN THE BUILDING DEPARTMENT, THE ENTIRE RECORD SHOULD BE AVAILABLE BE43INNING THE TUESDAY BEFORE THE SCHEDULED BOARD OF ZONING APPEALS MEETING. THIS APPEAL HAS BEEN REFERRED TO THE PLANNING & DEVELOPMENT BOARD. THE BOARD OF ZONING APPEALS IS THE DECISION- MAKING BOARD FOR ZONING APPEALS AND THE PLANNING & DEVELOPMENT BOARD ACTS AS AN ADVISORY BOARD. IF YOU WOULD LIKE INFORMATION ON THE MEETING DATESITIMES FOR THE PLANNING & DEVELOPMENT BOARD, PLEASE CONTACT THE DEPARTMENT OF PLANNING & DEVELOPMENT AT 274-6551. City regulations require that you be notified of the appeal described below, to give you the opportunity to comment on it and to attend the meetings listed below. Anyone who is considered ant interested party may speak for or against the appeal at these meetings, or may submit a written statement concerning the appeal, addressed to the Board of Zoning Appeals, There is a time limit of 3 minutes for any into-rested party wishing to address the Board. The Board of Zoning Appeals bases its decision partly on the written evidenioe and testimony presented at the hearing. If you desire to review the case file, it will be available for inspection during business hours in the Building Department. The entire record will be available on the Thursday before the scheduled PlanningBoard of Zoning Appeals meeting. This appeal has been submitted to the Zoning Board. The Board of i _ iboard for zoning appeals,, The Planning &- Development Board acts, as an advisory board. The Pla ' & Development Board nning normally meets at 6,100 on the 0' Tuesday of the month. If you would like more i' ion on the BuildingPlanning & Development Board, contact the Department of Planning & Development at 607-274,19.6551 For additional information on t.he zoning appeals process, please contact the at 607-274-65081, The Board of Zqfljaa,._��� will conduct a hearing on the appeal atits me4eting on March 9 at in the Common Council-Chambers. The Board of Z A Deals , over 1r P ITHACA BOARD OF ZONING APPEALS AL .:DPP EAL NUMBER'; 3015 N TIFt TfON OF PROPERTY OWNERS APPLICATION BY: Noah Demarest, on behalf of Doug and Jyoti Shire (Name of Alf' Q SUBJECT PROPERTY: 305 Taylor Place DATE OF HEARING: March 1, 2016 PERSONS NOTIFIED: ADDRESS OF PROPERTY VVITHIN 200 FEET OF SUBJECT PRQ STY:- OWNER. MAILIAG A -E- see attached . ..� -_ ' z k.' .�. a__ fi _ �$ _ Fr , t ., � g d. lop,t a�� . � r t ,. �^,. �''�:. x f��"" ...-_.Prop�..�... x- _¢�..,;.e j .�:-` s.�- --8. .c .-. ., .-� �5_.-=s.=F...,k 3,--.�;+ gut,._ '4*�;- .� _ ._. t .�-��-3'::}_ '�. �.F+.+� 7'x� �'3�:5'� j��wx'-,-". ':I ��ssf 1-.*iT'£'Y._5>au-�e+ "a::�$'Z��»�-a- '�-.',e'�d-§:�:�".�.yy�'���� ,. _ 3 y� �,. d aay� w. �..a--�, x......i� ...,_ ... ,:-'�......:_.>..,,- and ,. .. :. -.�'-. .� �g ram. _a ...:�..:..-....: „� _-..�.-, .. �:.�.......- � ....�, .. F ,, Addition-al _� ;�-_ _�3 I� z:��;.-< _ _1.s � �� ,. .�_ � ...._. -�.,r ;M �.-g= 7 h..c��; _.-s,�- ��c..u«�-�-*.�' �&,r_,,>�'.� f-3 �<r. �...Y:-'-��- �' �. DC RIPPON The applicant l like to c t code compliant accessory apartment in a walkout basement space in their home. The house is situated on a 3.639acre lot with no zoninge i i i The proposed one-beone-bedroom unit would have a separate entrance and be constructed with all required fire separations. The space will have a fire-rated door connecting it to the main dwelling it, and will be used as an art space and guest suite in the near term. However the applicant is applying r this eci l permit in anticipation of renting the spacen accessory apartment i the future. It will have its ownoff-street parking space. There will be no visual impact on neighboring properties since the apartment is being added entirely within the existing building envelope:The property already has 4 parking spaces, 2 in garage and 2 off the gravel driveway. The required parking is only 3 spaces, as such there will be no sitework or additional paving needed to meet the requirement. � :. "' r.... ..-.. _undersigned, - . _ _: .�.� t.. �.:.... .. -'.Y ,ram_' �s„ ;a.. ':�.,.: - `�*,-a '� i 7 .,.... - z:°'s.. �-;. ,.-... :8'b.. b -Y. ..`,` £.... �. e, .- .-,,t=w P+... ... -._#_ �_... _ {(: yy £ :-g- ... ,t,.....3}-#.g} ,.,4 � yt'! s.-.y:._+.fix #,:: -� �#:�'- �_.-_ �.-�.-�_.�. __ ", <.:. & }. 4 .^.s�.-.-{ ..43,E-. -�ni.L,ve'2--.,a.S'i.a:'C�'?-rP��+�,. �.i.2..,. �k:.:3.-..,s3 -...,A E Tv � ..,d'i Y..� #�.. . ..�-.`va+. � -S c 7�-2-14 .... ry where e .;,..p,.,_-e seen, ,..... and .^r;...,rpa _..... r..-. t..o ram;. ,,...n Vint_ _�pp e .,c. loir -,v Ad r- 123 South Cayuga St, Ithaca NY AU e A 00700 57.-2-1 500700 57.-1-4 ihaca City Schooll District Schlather,Kathleen 00 Lake St 201 Sunrise Rd Baca NY 14850 Ithaca NY 14850 00700 55.1-1-9 500700 55�1-1,-8 P'tavropoulos, is Erb,Roy J 18 Taylor PI 302 Taylor P1 thaca NY 14850 Ithaca NY 14850 00700 57.-2-2 500700 55.1-1-11.3 "a co Chestnut Hill Llc Doherty,Robert J 12 Thurston Ave Apt A 16 66 Sherman St Apt 208 thaca NY 14850 Cambridcve MA 02140 00700 55.1-1-10 500700 57.-1-2.1 'tavropoulos, Stavros Moore,Derrick 10 Taylor P1 168 Chestnut St thaca NY 14850 Ithaca NY 14850 '00700 57.4-1.1 5007 .-7-7 orrin,Victor A Kellner,William 27 Taylor PI 11 Taylor PI thaca NY 1.4850 Ithaca NY 14850 00700 57.-1-3 500700 57.4-2.2 �chlather,Kathleen Kessler,Jody ,01. Sunrise Rd 305 Taylor P1 thaca NY 14850 Ithaca NY 14850 00700 57.-1-1.3 500700 56.-3-16 bus low,Bruce E Teasley,Regi L '0 11 Fresh Pond Rd 201 Cliff Park Rd ".-idgewood NY 113 8 5 Ithaca NY 14850 To I 00700 56.-345 500700 54.4-9.1 C, It'---,tzer,Thomas Salmon,Peter M 05 Cliff Park Rd 3 15 Taylor P1 thaca NY 14850 Ithaca NY 1,4850 '00700 57.4-1.2 500700 54.-1-9.1 Wshlow,Lisa A Salmon,Peter M ,06 Chestnut St 315 Taylor P1 thaca NY 14850 Ithaca NY 14850 C LA F�fER &,� PAUL t E �LnACN / / //// =-/%182�E��S / / I 31 TA OP CE / J / CITY�ITHA FL OD ) e `�_ � / I AC�NY 485� o / ` ///� �i T�A����B �C12DlFROL DAM AN EA EMENT. 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JORRIN �— DENOTES CALCULATED POINT 127 TAYLOR PLACE ' NOTES: 1THACA NY 14850 — DENOTES UTILITY POLE TAX MAP PARCEL No. 57-1-1.1 CONTOUR INFORMATION SHOWN HEREON BASED UPON THE TOMPKINS ,vmy,�of TMx wa ra�r 1.) HATCHED AREA REPRESENTS A 50 FOOT INSTRUMENT No. 497332-001 COUNTY LIDAR DATABASE. � �1D�0"0N 720°. * — DENOTES PROPOSED NEW DIVISION LINE BUFFER FROM THE CENTERLINE OF THE 2, KV YM STAN Eourw�uw,AM vao�enm INTERMITTENT STREAM BANK. THIS BUFFER SHALL REFERENCE IS MADE TO A SURVEY MAP ENTITLED 'SURVEY MAP No. �vnIM r�aR 7HISS ww I HAVE NO DISTURBANCE INCLUDING DRIVEWAYS 305 TAYLOR PLACE..." DATED DECEMBER 15, 1997 BY T.G. MILLER P.C. ONLY IF AND WILL BE MAINTAINED AS NATURAL MAP. '��TM�OR��THE�� SURWMR VEGETATION. Tug � TITLE: REVISED T SUBDIVISION MAP G � DATA GRAPHIC SCALE No. 305 TAYLOR PLACE iiiiiiilii;:��':;_ 1, 1 iiiiiiiiii T. G. MILLER P.C. PAR ENGINEERS AND SURVEYORS CITY OF ITHACA, TOMPKINS COUNTY, NEW YORK O GO 120 180 203 NORTH AURORA STREET Il'HACA. NEW YORK 14851 DATE: SCALE: PHONE (607) 272-6477 5/8/201 4. S14242 1 9"-609 oL F L_1 1 3'-0- 1 EXTERIOR GLASS DOOR OSF Ithaca,New York 14850 STREAM COLLABORATIVE I -- I STREAM Collaborative I architect re+landscape di u architecture dpc 123 S.Cayuga St Suite 201 ! Ithaca,New York 14850 ph:607.216.8802 4 ---- www.streamcolab.com PLANS OF EXISTING HOUSE PROVIDED FOR REFERENCE ONLY TO SHOW SIZE OF MAIN HOUSE RELATIVE TO NEW APARTMENT.NO CONSTRUCTION WILL OCCUR ON THESE FLOORS. PRIMARY DWELLING UNIT IS+/-3452 SF. ACCESORY APARTMENT IS+/-840 SF (24.3%THE SIZE OF PRIMARY UNIT.) I I, - , ,.. I I ,---,''. - . . 4. I - . ,,,- , .1., I . � , ,. � :i I 1.11 . I , , � I - �, - ,- , I -,I'���,.�'�f,_�, .r,�,,,,":�:::� ��-b �I�::�,;,.i;��:, ,��:':�. .�,�... ....."--�".-�- ,,-, '�'�',r�,� '''''- " ­I�', *1 r,,_,,�:;;I o I� .Iq-,.r�"I - "It'' -,- -� I I -':"--I,�,I -- -,. ''''-- -1. �j_':!_.1-,:!, '�-;­,-,��;,­ � I , � I I . 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I .: I rn - I � I I I r�I:,1, �I I �I I I I I I : I I. � I � I I ,. � .i I-I I I,- I I I I I - -. 1 I,I. I .I I I�:r, , >m -r 0 1 .I . I I .I I I�I I ,� . ,o I I I I I. .1 I I � .I I ,I I ,,. I,'" , Ln I . I I I �- i-- 1-4 0 EXISTING 1ST FLOOR PLAN -------- EXISTING 2ND FLOOR PLAN LL f14 -- - --------------.---------.------------------------ ------------- -----�---�-----------------,-------------- < Ln 0 � 1 --3-/-1 6--"---=-1-'--O'- 2 3/16"=V-0" C) >- C aj I-- E �- M U = U 0 0 --------------- -C M .E REVISIONS Pi aj � -il-mkkj-fm�---F-M�--- �> � ----I--------------- � :D < U 1 :5; ---------------- < o) Project Ln ----- m Date 01/13/2016 In ---------,-- 0 -4 ID PERMIT PLANS �, 0 C14 m 1-4 EXISTING 1ST AND 2ND -, FLOOR PLANS I pf I t 4 1 1 � I I � � 44- -i f I i I � f �� t i l 11 , � I � I r-----------------------t-I- �, F�� . � -4-1 --rv-----" t� A, I I I I V, �� z% I Irl -�- I ",'�Ij , foi!--, I � , , I , , � 'I , I � -�F�i] � . I :.1 4 � i A,i � , il �I ! ,. i i Y, i , H " -y , I 11 1 �7 L ( ,-.1- 11 , , �� I I ; I ,�p I I '11,\*" j I f � � -1-11 � I I I t� /,;,� I .�! J -.---ti � 'i�- �N'f'l - rt��, 1 1-141. i f , I/ I 1 --2j 1 1 1 1,K I I - \ It 1, � I I-�\ 1)� I I , 1, I 0i I ; -- ---,-- A102 - D I C I B I A 3/16"=V-0" ,yr 1Ti4; ITY OF ITHACA 108 East Green Street 3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING,BUILDING, ZONING& ECONOMIC DEVELOPMENT 1% Phyllis Radke, Director of Zoning Administration RAM Telephone: 607-274-6550 Fax: 607-274-6559 Email: cpyott@cityofithaca.org AFFIDAVIT OF RESIDENCE & OWNERSHIP ZONING APPEAL #: 3015 I, Douglas Shire , being of lawful age and a resident at 305 Taylor Place (name) (street address) in Ithaca , New York, do on oath and under penalties of perjury, depose and say: (city) 1. I have owned and resided at the above-referenced property, since_01 July 2015 (day/month/year) 2. I make this Affidavit for no improper purpose. 3. The following individuals reside with me at the above address: Jody E. Kessler (spouse) (name) Logan D. Shire (son) (name) (name) I certify under penalty of perjury under New York State law that I know the contents of this Affidavit signed by me, and that the statements are true and correct. Feb 2- o l (signature) (date) STATE OF NEW YORK) COUNTY OF TOMPKINS) Sworn to on this day of r_4'W14 20 PATRICIAA.KERRY NOTARY PUBLIC,STATE OF NEWYOF% NOTARY PUBLIC Registration No.01 KE6093256 Qualified in Tompkins County Commission Expires June 2,20 1 C CITY OF ITHACA BOARD OF ZONING APPEALS OWNER' S AUTHORIZATION FORM APPEAL NQ3015 In any case in which an appeal to the Board of Zoning Appeals seeking an interpretation, special permit or variance on behalf of certain property is submitted and signed by someone other than the current record owner of that property, this form must be submitted along with the appeal. DATE 1.13.2016 TO THE ZONING BOARD OF APPEALS, Ithaca, New York: I (We) Doug Shire of 305 Taylor Place (Name) (Street Address) Ithaca NY 14850 (Municipality) (State/Zip) own property at 305 Taylor Place ❑ (Street & Number) I am the sole owner of the above-mentioned property. ElThis property is also owned by and I have a Power of Attorney to authorize this appeal (attach POA) . I do hereby authorize (Name) Noah Demarest to appeal or request a variance or special permit on my (our) behalf. I (we) understand that the appeal will be heard at the March 1, 2016 meeting of the Board of Zoning Appeals. Signature STATE OF NEW YORK ) COUNTY OF TOMPKINS ) worn to this day of 20� CALLYN E.COWELL NOTARY PUBLIC.STATE OF NEW YORK Registration No.01 C06269949 Notary Public Qualified in Tompkins County Commission Expires Oct.9,201.6 Note to all those signing this form: (1) Owners authorizing another to present an appeal on their behalf should be aware that the Board may, in granting relief, add reasonable conditions which then become binding on the property. (2) Especially where a variance is being sought, the owner may be the only person with detailed information about the property that is essential to the appeal. In such a case authorizing another person to appeal may be detrimental to the appeal unless the owner is either present at the hearing or sends another person fully prepared to answer questions about the property and the feasibility of using it consistent with the zoning ordinance. Submit to: City of Ithaca Building Dept., 108 E. Green St, Ithaca, NY 14850 (rev 4105) �rIT CITY OF ITHACA e 8 Board of Zoning Appeals — Notice of Appeal APPEAL #3016 424 DRYDEN ROAD (DANIEL HIRTLER) Appeal of Daniel Hirtler, architect for Angie and William Chen, owners of 424 Dryden Road, for Area Variances from Zoning Ordinance, Section 325-20 F. (3) (a) [1], prohibiting off-street parking in a required rear yard, and Section 325-45.2 B. (11) (a), requiring a 10-foot wide vegetative border at the rear property line. After receiving an Area Variance for a deficient front yard setback from the Board of Zoning Appeals in 2015, the parcel at 424 Dryden Road was legally subdivided to create a second buildable lot, now addressed 319 Oak Avenue. Prior to this Subdivision, the off-street parking for the multiple dwelling at 424 Dryden Road was located on the west side of the property, close to Oak Avenue. However,the former off-street parking location for 424 Dryden Road became part of the 319 Oak Avenue parcel through Subdivision. Therefore,the owners must now locate these 5 required off-street parking spaces within the boundary lines of the new 424 Dryden Road parcel. While the applicant has created a Zoning-compliant design for 5 off-street parking spaces at 424 Dryden Road, the applicant does not believe this design is practicable. Therefore, he proposes a more functional alternative design, even though this design requires two Zoning Variances. Section 325-20 F. (3) (a) [1] prohibits parking in a required rear yard. The applicant's alternative proposal allows two cars to be parked in the required rear yard. In addition, design requirements under Section 325-45.2 B. (11) (a) require a 10-foot wide vegetative barrier at the rear property line. The alternative parking proposal provides a 5-foot wide vegetative barrier. The property at 424 Dryden Road is in a CR-2 Zoning District where 424 Dryden Road is a legal non- conforming use,requiring 5 off-street parking spaces. However, Section 325-38 requires that variances be granted before a Building Permit can be issued for the alternative parking plan. 1 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3016 Address 424 Dryden Road Use District CR-2 Date 3/1/2016 Applicant Daniel R.Hirtler Owner Wenching Angie Chen and Jiunnhsien W. Chen Application Type: Area Variance Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Other Side Rear yard: %of depth or Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Yard Front Yard Yard number of feet,whichever Building is less Height Existing Multiple 6700 Condition 5 64.45' 3 28' 23.2% 2 F 4.3' 19.8' 29%or 3 P and Use Dwelling S.F. District One and Regulations Two Family 5 None 4000 45 3 35 350 20%or 20' %Bldg. 10 5 5 None for Existing Zone Required 35/o Green whichever is less Note Non- Conforming Not N/A OK N/A OK OK OK OK OK OK OK OK OK N/A Conditions Permitted Proposed Multiple 6700 Condition Dwelling 5 S.F. 64.45' 3 28' 23.2% 21' 4.3' 19.8' 29%or 31' and/or Use District One and None 35%Bldg. 20%or 20' Regulation Two Family 5 4000 45 3 35 ° 10 5 5 None for Proposed Zone Required 35/o Green whichever is less Note Non- Conforming *Not N/A OK N/A OK OK OK OK OK OK **OK OK ***OK N/A Conditions Permitted for Proposal NOTES: * Grandfathered rights as a multiple dwelling **Appeal#2968 was granted on 1/6/2015 for the other front yard deficiency in order to subdivide the original parcel. *** Section 325-20 F(3)(a) [1] does not allow parking areas in the required rear yard dimension. CITY OF ITHACA BOA" OF ZONING APPEALS APPEAL BUILDING PERMIT # 33619 APPEAL NO. 3016 HEARING DATE 3/1/2016 RECEIPT#g APPLICATION FOR: 1. Type of Appeal. Appeal is made herewith for: ( }An Appeal of an action, decision or interpretation of the Zoning Enforcement Officer ( )A Special Permit under the Zoning Ordinance (x)An Area Variance from the Zoning Ordinance ( )A Use Variance from the Zoning Ordinance 2. Appellant: Daniel R.Hirtler (Name of appellant) 327 South Geneva Street Ithaca New York 14850 (Address of Appellant) (City) (State) (Zip Code) 607-275-7000 telephone (Telephone#of appellant) (Fax#of appellant- optional) 3. Location of Property 424 Dryden Road CR-2 (Number& Street) (Use District on Zoning Map) Property Owner Wenching Angie Chen and Jiunnhsien W Chen (Name of Owner) 18 Highgate Circle Ithaca New York 14850 (Address of Owner) (City) (State) (Zip Code) 4. Provision(s) of the Zoning Ordinance Appealed. (Indicate the article, section; subsection and paragraph of the Zoning Ordinance being appealed, by number. Do not quote the ordinance.) 325-20 F(3)(a)[11 : (Off Street Parking)setbacks and 325-45 B(11)(a) :Vegetative Buffer BOARD OF ZONING APPEALS Page 2 Appeal No. 3016 S. Previous Appeal: A previous appeal ( )has ( )has not been made with respect to this proposal and was (were) made in Appeal No. , dated 19 Appeal No. , dated 19 Appeal No. , dated 19 Appeal No. , dated 19 6. Reason for Appeal: Attach sheets that describe the interpretation that is claimed, or the use for which a special permit is sought, or the details of the variance or exception applied for and the grounds for which it is claimed that the variance should be granted, as the case ma lobe. You should describe fully the use contemplated, and the physical characteristics of the property as they relate to zoning issues, giving figures for numbers of tenants, employees,users, and off-street parking spaces, as required. A dimensioned plot plan clearly illustrating the location and outlines of all buildincn gs on the property, and lot lines is required, as well as elevation drawings for new construction may be required. Unless these drawings and/or plans are on 8-1/2"x 11" sheets, suitable for reproduction,you will need to provide 8 sets of the drawings. Please refer to the information sheets and the Zoning Ordinance which describe the factual information required for each type of appeal for evidence to be presented as well as the Zoning Ordinance and attach your facts as exhibits to this application. BOARD OF ZONING APPEALS Page 3 Appeal No. 3016 I certify that the information submitted with the appeal is true to the best of my knowledge and belief, and that I have read, and am familiar with those sections of the City of Ithaca Zoning Ordinance that apply to this appeal, (including Section 325-40, which describes the powers and duties of the Board of Zoning Appeals). I also acknowledge that the Board of Zoning Appeals may visit the property and specifically permit such visits. Signature of Appellant* Sworn to this day of 20 SERCEY TOPCFIIY NOTARY PUBLIC-STATE OF NEW YORK No. 01 T06273459 � y Qualified in cortiand County / otary Public My commission Expires December 10,L � Appellant must be the owner of the property,unless an Owner's Authorization form designating an authorized representative is filed with the appeal. PLEASE SUBMIT ORIGINAL APPLICATION TO: City of Ithaca Building Department Phone: (607)274-6508 108 E.Green St. Fax: (607)274-6521 Ithaca,NY 14850 :...*Office use �ILl�:'G�'X:C:C Y.....�`+[n .•••••:C 7'S'C:Y::7:YXY:C�L : Application of SEAR determination_ T ype 1 T_ e 2 Unlisted Environmental Assessment form used: Short Environmental Assessment Form Long Environmental Form Lead Agency Determination of Significance Building Permit Application 4(if any) Date Received Date 1 st Hearing Dates Subsequent Hearings Zoning District Revised 9/14 CITY OFF Mj I MCA MCURD OF ZONING APPEALS ;APPEAL NUMBER: 3016 IO-FI FICA T ION OF P,"ZOPER T Y 011VNER'S APPLICATION BY: Daniel R.Hirtler (Name of Appellant) SUBJECT PROPERTY: 424 Dryden Road DATE OF HEARING: 3/1/2016 PERSONS NOTIFIED: ADDRESS OF PROPERTY WITHIN 200 FEET OF SUBJECT PROPERTY: OWNER: MAILING ADDRESS: See following sheet i I 500700 64.-6-2.2 tic" 500700 64.-6-1 500700 64.-5-1 Cheung,Shun Daly,Conrad C O'Connor,Kevin 11 Zheng..Yu PO Box 69 109 Northwav 203 Cobb St Mountain Home TN 3 7684 Ithaca NY 14850 Ithaca NY 14850 500700 64.-7-1 tl 500700 64.-7-6 500700 64.-7-5 Liguori,Margaret K Stavropolous,Nikolaos rt Cheun&Shun PO Box 6437 Stavropolous,Anastasia Zheno, Yu Ithaca NY 14851 -3)18 Taylor PI 203 Cobb St Ithaca -0 NY 14850Ithaca NY 1482� 500700 64.-7-4 500700 64.-7-.3 500700 64.-7-2 O'Connor,Kevin H Lanclos,Arthur J O'Connor,Kevin 11 109 Northway Rd 4�f Lanclos,Larry P 109 Nothway Rd Ithaca NY 14850 407 Dryden Rd Ithaca NY 14850 Ithaca NY 148.50 67 500700 64.-5-2 500700 64.-5-3 500700 .-6-2 Paltz,Carole S Paltz,Carole E Anderson,Elizabeth J 16 Edgewater Commons Ln 16 Edgewater Commons Ln 406 Winthrop Dr Westport CT 06880 Westport CT 06880 Ithaca NTY 14850 -00700 67.-6-1 5 )3 500700 64.4-3 500700 64.-3-5 Reeves.Shawn A Katz,Jan Barber,John R Nash.Alison G Katz Harry 309 East King Rd 155)9 Beacon St Apt I 110 Hanshaw Rd Ithaca NY 14850 Brookline MA 02446 Ithaca NY 14850 3 C)500700 64.-3-4 500700 64.--)-3 500700 64A-1 Chen,Jiunn-Hsieh Win Paltz,Carole S Cook House Chen,Wen-Ching Ang Paltz,Robert C 428 Floral Ave 18 Highgate Cir 16 Edgewater Commons Ln Ithaca NY 14850 Ithaca NY 14850 Westport CT 06880 500700 64.-3-2 500700 64.-3-8 i 500700 64.-3-6 Van Nedervnen,Thomas G 407 Elmwood Avenue LLC 408 Dryden Rd Llc 108 Glenside Rd 428 Floral Avenue 427 N Cayuga St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 64.-3-7 500700 64.4-2 500700 64.-4-4 Beach,Cheryl Sonnenberg,Robert G Cheng,Chien 24 Ladoga Pk Sonnenberg,,Gwen Cheng,Kao Jo J Lansing NY 14882 85-09 114th St 54 East Lake Rd Richmond Hilt NY 11418 Ithaca NY 14850 500700 64.4-5 500700 64.-4-1 500700 3 Macy, chael W 390 Oak-Avenue,LLC Cornell University FjtDeva, Stanka A 155 West view Ln PO Box DH 412 Oak-Ave Ithaca NY 14850 Ithaca NY 14853 Ithaca NY 14850 CITY OF ITHACA BOARD OF ZONING APPEALS OWNER'S AUTHORIZATION FORM APPEAL N0. 3016 in any case in which an appeal -to the Board of Zoning Appeals seeking an interpretation, special permit or variance on behalf of certain property is submitted and signed by someone other than the current record owner of that property, this form must be submitted along with the appeal . DATE 1/15/2016 TO THE ZONING BOARD OF APPEALS, Ithaca, New York; I (We), Wenching Angie Chen and Jiunnhsien W Chen of 18 Highgate Circle U\Tame) (Street Address) Ithaca New York 14850 d (Municipality) (State/Zip) ocm property at 424 Dryden Road We are (Street & Number) X I_ m the sole owner of the above-mentioned�, property. This property is also owned by and I have a Power of Attorney to authorize this appeal (attach POA) . I do hereby authorize (Name) Daniel R.Hirtler to ap peal or request a variance or special permit on my (our) behalf. I (we) understand that the appeal will be heard at the March20t6 meeting of the Board of zoning Appeals. )(( Signature STATE OF NEW YORK COUNTY OF TODTPKINTS ) � Sworn to this day of ' VA'aVA ° , 20 L. BESEMER Not ry Public Notary Public,State of New York Qualified in Tompkins County Reg. No.01 BE6181543 My Commission Expires Feb.4,20-L Note to all those signing this form- (1) Owners authorizing another to present an appeal on their behalf should be aware that the Board may, in granting relief, add reasonable conditions which then become binding on the property. (2) Especially where a variance is being sought, the owner may be the only person with detailed information about the property that is essential to the appeal. in such a case authorizing another person to appeal may be detrimental to the appeal unless the owner is either present at the hearing or sends another person fully prepared to answer questions about the property and the feasibility of using it consistent with the zoning ordinance. Submit to: City of Ithaca Building Dept. , 108 E. Green St, Ithaca, NY 14850 (rev 410.5) { r-j .. ki-��' _A,: �' a.n - -�r }a.� .�± ;f'� P is, ' F F"."'f"� , a aG ", '°"'-,.�, r. .Y ,a 3 comple-tedl by app-J-cc- or project ponsor) Pr ti �a R. eet ar !� or sand required lands�.��I' a Project Locati 424 Dryden .d ° Is,ProposedAction: 5° Describe t s a After a subdivisionf ° o . off-street �.this �°� �� ,�t iseeess . to establishthe required Parking� the � �.° � �.° �.� d construct a required ve eta.tie buffer ° Precise.Location(roadtstl -° nt landmarks, etc., or prov*dea e rt N;Vest comer of Dryden Road rand Oneida Place • Duet of Land_ t : Initially, ,7 Acres o 't ° ,7 r Itl atI ° s ° fit® 8. Will proposed action comply with exislLing zoning or other existing land use restrictions? There is a default scheme which complies with the s C3 No If no, describe briefly: oniregulations,but a preferred scheme pie requires two area variances gees °a t1 e zoning regulati S. 9. What is present land usein vicinity of project.* Res'dential C3 Industrial i L raI 0 Parkland/Openace Commercial 0 Other 0 sc : 10. Does action ` V vpermit/approval g0vemmelltal agency (federal/state/local),. s C3 No If yes, list agency °t/a ova type. - Building i e it from the Building DePartment and variances from the BZA I I® Does any aspect of the action a Yes No approval If yes, Iist agency name apermit/approval type- 12. As a result of proposedacts0 No . ° ° I c: sti t/a alrequire modification .C3 "- cs I cerdjy- the 7'71foMlation provided above is f the bear of my kno,44edge. I r PREPAR]EWSTITLE.- Architect REPRESENTING.- William and Angie Chen -__. .._- ..._- __. -..__.....- -_.._... �_..._ .,, .., 'I;:::, `:��-nl,i_ ,; I I !I, ,..:: :�,,:,^• I..''i .. ,I; I - -=11'' i jl I, ;:i:I^�i"®� I I I O . , .I II 1 ,, I .. 1.�•,I, II I I I tree rIn I II I I I 1 I I II I Ii lI,aI I 1 1I I 1 II I 7 ,I : I I_ II _II I 1 n r a S i Iexisting II 1 I I _ I I_ � , l I 1 II_ I I I I f, I I I - I''' r 1: r; I _ Imaturetree 11 1, i-,1 II f - , - I t a,lf; 11 III i III f i I 9 ' 1 c 1 III II lI 11 1,1 II III II required it gg �� i {II • m .I, existing diameterveg etat I h I: °_ ' 'I 1111II'111 1'I'l III I ii.IIIII I(11 '1, °ve ),I,I„11 + '111'i�1 1111II 1 Il� I I ,IIII a t° °• i , III III I IIiI t II I,l�i,al i1 1lli i1t It11!>{l�Il.PI:,'.l''I,I I IIIIII III�,III'�I�{,I 1, buffer mature treeq will 11{ i destroyed I 1 be ®� • • . 1,II, II all III I t r tree remains �--� construction c t — �{ l,� garagefoundations I iI Eo s n �'-- _ ° 3 T1 I vegetative bufferproposed _ - car r iproposed uncovered ► —®_ I drivewaycc parking spacefrom i I c proposedI screened lici 1 ® fenced n IIsides ► ' I garbagedriveway access f I from Place I ; Ia) proposed fencedr I garbagecl r —__ e I proposed 0 hidden behind building I uncovered r I parking ► I spaces requires i . � I t I - ) Parking) ---- I ° (11) (a): Vegetative Buffer � I ►t I I ° I •• � I • Both schemes have parking . IP2 is easiermaneuver through I located in the requiredr Ibecause the pavement areais not pinched and in the required ive between two buildings, l 0 I Ibuffer, however, P1 is permittedI the maneuversit parkingbecause the is withini ite only ordinaryill • I r i i i . • Dryden Road Dryden Road Setback Compliance Parking Parking Requin'ng 2 Area Variances N idefault scheme) kpireferred Scheme) 1/2 t/ 1 ra i1 P2if 'I f DANIEL R.HIRTLER,ARCHITECT This scheme complies i ll City of 1thaca off-street parkingregulations but it is ii It and dangerous for a car to maneuver through, required because of the P i i iSiteAlterations Required 27 gut er�� �.Street andP ° Provide1 �f I addition, i r ill l i i Ithaca,New r 1 5 healthy,of a existing °' i I i i i tel/ s/f 7- 77-27 1 i sell 7-275-7 feature on the 2 e ®a email daniel.hirtler@verizon.net 24011 City f Ithaca,NY website www.danielrhirtler.com 7 IMF FACTS CONCE-RiNJING Applicants explain here r ��` propose to do; � it difr r from the present case,development or i n on the e � ert Q and WHY�h proposal requires a variance, interpretation or special permit. if should in sufficient detail for the average prop � sic 11 � ro ose how it may affect there.,Additional information,including plan or sketch oT person to understand the proposal,and the RE S NS for it may he attached on additions[pages.. DESCRIPTION e parcel at 424 Drydeno s legally subdivided to form second buildable lot at 319 Oak Avenue. e required f street parking for-424 Dryden Roadneeds to be relocated to the re =' g parce1 t 424 Dryden Road. code compli t parking arrangement is presented for this purpose, however the code compliant parking arrangement is not easy to maneuver or safe,requires t e isunnecessary e, and the construction of the garage will result in the destruction of a large, healthy,mature tree whichisprominent featurethe site° An alternative parking arrangement is presented whichrequires two area variances. 325® (3) (a) 1] does not permit parking in the required rear yard. The proposed scheme occupies some of the rear yard withparking. 325® (11) (a)requires a 10 foot deep vegetative buffer along the rear lot line. The proposed scheme reduces about 36 feet of the required vegetative buffer to about 5 feet in depth. e alternative parking arrangement allows for much easier and safer parking maneuvering,reduces the amount of building on the site, and preserves a significant natural feature on the site. a �, ed� or frnm fhim City Building Department, 108 East Green Further information on the appeal maybe obtained 1101E1 the u �d�rsir�1 iI process or the Street Ithaca, 07)- 74- o ,where the appeal may e seen, and where information on the appeal p Ordinances can also be obtained from aoo .M.-4: P.M., Monday-Friday. 'Daniel R. Hirtlerregistered 3 t v t, t r s � Date 1/21/2016 Signature dregs r y f Revised 11198 s Boar is appeal has been submitted to the Planning & Development Board. The Bo2rd of Zoning Ap3peals 'is the decision-making board for zoning appeals. The 14-0 V_ 1%j Planning & Development Board acts as an advisory board. The Planning & Development Board +fl normally meets at 6:00 on the 4 Ll' Tuesday of the month. If you would like more 'Information on the Planning & Development Board, contacf..the Department of Planning & Development at 607-274-6551 For additional information on the zoning appeals process, please contact the Building Department at 607-274-6508. The Board 'of Zoning_Appeals will conduct a public hearing on the appeal at its meeting on 3/1/2016 at 7:OOPM in the Common Council Chambers. The Board of Zoninci Appeals will make its ruling based on zoninq and lec ial consid erat ions, ' over DANTEL R. HIRTLER ReGISTEFteD ARcHiTmcT n 325-40 C (4) Area Variances 6!5 10 no (b) In making its determination,the Board of Appeals shall take 327 SOUTH GEMEVA STREET into consideration the benefit to the applicant if the variancels ITHACAo NY 14850 granted,as weighed against the detriment to the health, safety and 007-277-2701 TaL/Ar4s welfare of the neighborhood or community by such grant. In making 607-275-7000 CELL DANIF-L.HIRTLF.RgVE:FtIZOF4.NF-T such determination,the Board of Appeals shall also considen WWW.DANIELRHIP.TLER.COM [I] Whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby properties will be created by the granting of the area variance,; The required off street parking for 424 Dryden Road was located on the part of the parcel is was subdivided t®form a sec® building lot at 319 Oak Avenue. The former parking was not compliant with the current City of Ithaca's off street parking requirements(they were 5 spaces of 90 degree parking directly off Oneida Place). The proposed parkig is located further off the street and is entirely screened. Granting the requested variances win result*in an improvement to the neighborhood. [2] Whether the benefit sought by the applicant can be achieved by some method feasible for the applicant to pursue, other than an area variance; The benefit sought by the applicant is to make a safer and more maneuverable off street parking arrangement than the legally compliant arrangement. The proposed arrangement achieves this goal with the minimum number of variances. [3] Whether the requested area variance is substantial; The requested area variances are not substantial. The legally compliant parking arrangement also locates the parking in the required rear yard and cuts into the required vegetative buffer,however,because that parking is located within a garage,it is permitted.The proposed scheme screens the parking on all sides, so the cars will be no more visible than they would be in a garage. [4]Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district;and The proposed variances will have a more positive impact on the neighborhood than the legally compliant parking arrangement. First,there will be less building on the site if the variances are granted. Second,a 36"diameter Norway Maple, is is a prominent feature of the site will be saved. The construction of the foundations of the new garage of the legally compliant parking arrangement will cause the destruction of the mature tree. [5] Whether the alleged difficulty was self-created,which consideration shall be relevant to the decision of the Board of Appeals but shall not necessarily preclude the granting of the area variance. The difficulty for which the applicant is requesting variances is not self-created.The applicant has a legally compliant off street parking arrangement which permitted the subdivision of this parcel into two parcels. The request for these variances is made to make for a safer and more maneuverable parking arrangement and preserve an existing natural feature of the site. Page 1 of 2 (c)In makm* g its determination,the Board of Appeals may also take into consideration the following factors. If the applicant wishes the Board of Appeals to consider any of these additional factors,the burden of proof is on the applicant to clearly identify the factor and to submit sufficient evidence to estdblish that t1his factor applies. 9 [5] Whether granting t'I ne variance will enhance or foster the preservation oft scenic or natural beauty of the area,its architectural character,historic resources or other rare or irreplaceable features. The construction of the foundations of the required garage *in the legally conforming parking arrangement will result *in the destruction of the existing,healthy 36"diameter Norway Maple is is a prominent feature of the site. Page 2 of 2 -__. .._- ..._- __. -..__.....- -_.._... �_..._ .,, .., 'I;:::, `:��-nl,i_ ,; I I !I, ,..:: :�,,:,^• I..''i .. ,I; I - -=11'' i jl I, ;:i:I^�i"®� I I I O . , .I II 1 ,, I .. 1.�•,I, II I I I tree rIn I II I I I 1 I I II I Ii lI,aI I 1 1I I 1 II I 7 ,I : I I_ II _II I 1 n r a S i Iexisting II 1 I I _ I I_ � , l I 1 II_ I I I I f, I I I - I''' r 1: r; I _ Imaturetree 11 1, i-,1 II f - , - I t a,lf; 11 III i III f i I 9 ' 1 c 1 III II lI 11 1,1 II III II required it gg �� i {II • m .I, existing diameterveg etat I h I: °_ ' 'I 1111II'111 1'I'l III I ii.IIIII I(11 '1, °ve ),I,I„11 + '111'i�1 1111II 1 Il� I I ,IIII a t° °• i , III III I IIiI t II I,l�i,al i1 1lli i1t It11!>{l�Il.PI:,'.l''I,I I IIIIII III�,III'�I�{,I 1, buffer mature treeq will 11{ i destroyed I 1 be ®� • • . 1,II, II all III I t r tree remains �--� construction c t — �{ l,� garagefoundations I iI Eo s n �'-- _ ° 3 T1 I vegetative bufferproposed _ - car r iproposed uncovered ► —®_ I drivewaycc parking spacefrom i I c proposedI screened lici 1 ® fenced n IIsides ► ' I garbagedriveway access f I from Place I ; Ia) proposed fencedr I garbagecl r —__ e I proposed 0 hidden behind building I uncovered r I parking ► I spaces requires i . � I t I - ) Parking) ---- I ° (11) (a): Vegetative Buffer � I ►t I I ° I •• � I • Both schemes have parking . IP2 is easiermaneuver through I located in the requiredr Ibecause the pavement areais not pinched and in the required ive between two buildings, l 0 I Ibuffer, however, P1 is permittedI the maneuversit parkingbecause the is withini ite only ordinaryill • I r i i i . • Dryden Road Dryden Road Setback Compliance Parking Parking Requin'ng 2 Area Variances N idefault scheme) kpireferred Scheme) 1/2 t/ 1 ra i1 P2if 'I f DANIEL R.HIRTLER,ARCHITECT This scheme complies i ll City of 1thaca off-street parkingregulations but it is ii It and dangerous for a car to maneuver through, required because of the P i i iSiteAlterations Required 27 gut er�� �.Street andP ° Provide1 �f I addition, i r ill l i i Ithaca,New r 1 5 healthy,of a existing °' i I i i i tel/ s/f 7- 77-27 1 i sell 7-275-7 feature on the 2 e ®a email daniel.hirtler@verizon.net 24011 City f Ithaca,NY website www.danielrhirtler.com Tompkins County DEPARTMENT, F PLANNING 121 East Court Street ' Ithaca,New York 14850 Edward C.Marx,AICP Telephone(607) 274-5560 Commissioner of Planning Fax (607) 274-5578 February 5, 2016 Lisa Nicholas, Senior Planner Department of Planning and Development City of Ithaca 108 East Green Street Ithaca,NY 14850 Re: Review Pursuant to §239-1 and-m of the New York State General Municipal Law Action: Site Plan Review and Area Variances for proposed parking lot at 424 Dryden Road, City of Ithaca,William and Angie Chen,Landowners/Applicant; Dan Hirtler,Agent. Dear Ms.Nicholas: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239 -1 and-m of the New York State General Municipal Law. The Department has reviewed the proposal, as submitted, and has determined that it has no negative inter- community, or county-wide impacts. Please inform us of your decision so that we can make it a part of the record. Sincerely, Edward C. Marx,AICP Commissioner of Planning Incfusion through (Diversity