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Home My WebLink About02-16-16 Planning and Development Board - PCC Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 3 TO: FROM: DATE: SUBJECT: City of Ithaca Project Review Committee (Planning & Development Board) Lisa Nicholas, Senior Planner February 11, 2016 Agenda for Project Review Committee Meeting: TUESDAY, FEBRUARY 16, 2016 Meeting scheduled to begin at 9:30 a.m. in Third Floor Conference Room (behind Common Council Chambers), City Hall, 108 E. Green St. Please call Charles Pyott at 274‐6550, if you cannot attend or you require additional information. 9:30 Project: Parking Lot Expansion (Addition of 17 Spaces) Location: 310 Taughannock Blvd. (Island Health & Fitness) Applicant: Terry & Tim Ciaschi, Owners Anticipated Board Action(s) in February: Declaration of Lead Agency, Public Hearing, & Determination of Environmental Significance Project Description: The 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 B(1)(h)[2], and the State Environmental Quality Review Act (“SEQRA”), §617.4(b)(11), and is subject to Environmental Review. 9:45: Project: Hughes Hall Renovations Location: Cornell University Campus Applicant: Ram Venkat for Cornell University Anticipated Board Action(s) in February: Declaration of Lead Agency & Public Hearing Project Description: The applicant is proposing to renovate four levels of Hughes Hall in order to improve 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 façade; 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 B(1)(h)[2], and the State Environmental Quality Review Act (“SEQRA”), §617.4(b)(11), and is subject to Environmental Review. CITY OF ITHACA 108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Econ. Development – 607-274-6550 | Community Development/IURA – 607-274- 6559 E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 3 10:00 Project: Cornell Ag. Quad Renovations Location: Cornell University Campus Applicant: Davies Orinda for Cornell University Anticipated Board Action(s) in February: Declaration of Lead Agency & Public Hearing Project Description: The 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 B(1)(h)[4], and the State Environmental Quality Review Act (“SEQRA”), §617.4(b)(9), and is subject to Environmental Review. 10:15: Project: Cherry Artspace Location: 102 Cherry St. Applicant: Performance Premises, LLC/Samuel Buggeln Anticipated Board Action(s) in February: Declaration of Lead Agency Project Description: The 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 B(1)(h)[2], and the State Environmental Quality Review Act (“SEQRA”), §617.4(b)(11), and is subject to Environmental Review. 10:30 Project: Hilton Canopy Hotel Location: 320‐324 E. State St./M.L.K., Jr. Blvd. Applicant: Scott Whitham for Neil Patel Anticipated Board Action(s) in February: Approval of Project Changes & Previous Conditions Project Description: The 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.” 3 of 3 10:45 Zoning Appeals  #3009, Area Variance, 406 Stewart Ave.  #3013, Sign Variance, 120 S. Aurora St. (Ithaca Marriott Hotel)  #3015, Special Permit, 305 Taylor Pl.  #3016, Area Variance, 424 Dryden Rd. 11:00 Adjournment cc: Mayor Svante Myrick & Common Council Dr. Luvelle Brown, Superintendent, ICSD Jay Franklin, Tompkins County Assessment ACCESSING ONLINE DOCUMENTS 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.cityofithaca.org/DocumentCenter), under “Planning & Development” > “Site Plan Review Project Applications,” and in the relevant year/month folder. Subdivision application materials can be similarly located, but in the “Subdivision Applications” folder. Zoning Appeals Zoning Appeals are accessible electronically via the “Document Center” on the City web site (www.cityofithaca.org/DocumentCenter), under “Board of Zoning Appeals” > “Zoning Appeal Applications,” and in the relevant year’s folder. If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274‐6570 by 12:00 p.m.,the day before the meeting. Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 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 26th. 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 café and bar, a retreat area, public restrooms, fitness center with yoga studio, meeting rooms and a garden patio positioned to engage the public realm and create transparency and continuity along the street. The second floor will accommodate a vegetated roof terrace with glass balustrade and series of standard and premium guest rooms. Floors 3-7 are dedicated to the guestroom program. Exterior façade materials on the ground floor will be brick with a cast stone base and surround at the entry, glass and aluminum storefront entry systems, folding glass walls at the patios, awnings and a backlit glass and metal entry canopy in the vehicular drop-off circle. Other typical floors in the building will use brick with cast stone window sills, composite metal and composite fiber panel system with punched insulated glass and aluminum frame windows designed in the small pane style reminiscent of turn of the century brick and glass warehouse construction. In comparison, the approved project was also a 7-story boutique hotel, 80’-0” tall (92’-0” top of penthouse), and 74,475 gsf with 123 guestrooms. The ground floor included a café and bar, a retreat area, public restrooms, a garden patio, and approximately 2,000 sf of retail space. The second floor accommodated a fitness room, boardroom, meeting room, roof terrace, and guest rooms. Floors 3-7 were also dedicated to Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 guestroom program. Exterior façade materials on the ground floor were brick veneer, precast concrete, aluminum storefront, folding glass walls, and a metal and backlit glass vehicular drop-off canopy. Other typical floors used brick veneer, composite metal panel, and fiber cement lap siding and punched aluminum “warehouse” style windows. 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 façade’s rhythm. 4. Guestrooms will no longer have direct access to the 2nd floor roof deck. Entry will be limited to a single door from the elevator lobby, with a maximum of 49 occupants. See 2nd floor plan for reference. 5. The blank façade seen from Seneca Way looking East has been addressed with inset panels using a different material to create more differentiation in the façade. 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 façade. 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 Proposed by Hilton Downtown Ithaca, New York PLANNING BOARD SUBMISSION 01.20.2016 Ithaca Downtown Associates, LLC Downtown Ithaca, New York PLANNING BOARD SUBMISSION 02.10.2016 EAST STATESTREET G B IM G B G B IM IM IM IM IM IM IM G B IM IM IM IM IMIM PROPOSED HOTEL CSMA BUILDINGCAREY BUILDING (3) BIKE RACKS (3) 15 MINUTE LOADING SPACES MOVABLE BENCH W/ PLANTER TRELLIS (3) 15 MINUTE LOADING SPACES CAFE TRELLIS PATIO MOVEABLE BENCH WITH PLANTER TRELLIS PAVER TYPE 2 GRAVEL CONC WALK PERENNIAL PLANTER BEDS L102A1 (3) HOOP BIKE RACKS GATE GATE GR A V E L DELIVERY EXISTING CONC WALK FLEXIPAVE FLUSH GRANITE CURB 10'‐6" /SEE DETAIL A3 L104 ASPHALT DRIVEWAY 0510 20 12 ' ‐2 1/ 4 " 10 ' ‐8 3/ 8 " 10 ' ‐6 5/ 8 " EF 6" CURB FLUSH CURB RAMP DOWN ARCHITECTS 1524 Delancey Street Philadelphia PA,19102 www.spg3.com t.215.735.1524 KEY PLAN Proj. No.: GENERAL NOTES / MATERIAL KEY LEGEND 12/03/2015 PROGRESS BACKGROUNDSISSUED TO CONSULTANTS PR O G R E S S P R I N T N O T F O R C O N S T R U C T I O N U:\2015041 - Canopy Hotel\8.0 DRAWINGS\8.3 REVIT\2015041 - Canopy Hotel - SITE DD.rvt 2/9/2016 4:07:41 PM RYAN BIGGS | CLARK DAVIS Structural Engineering Consultants JDavis@ryanbiggs.com P.O. Box 217 Skaneateles Falls, NY 13153 315.685.4732 MCHUGH ENGINEERING Mechanical, Plumbing, & Electrical Consultants CKeenan@mchugheng.com canopy by Hilton Ithaca New York Baywood HotelsGreenbelt, MD SITE PLAN 15010.00 L100 L100 T. G. Miller, P.C. Civil EngineeringConsultants ajs@tgmillerpc.com 203 N. Aurora Street, Ithaca NY 14850607.272.6477 MARKZEFF Interior Design mzeff@markzeff.com 515 West 20th Street, 4W New York NY 10011 212.624.4004 STREAM COLLABORATIVE Landscape Architecture Consultants Noah@Streamcolab.com 123 Cayuga Street SuiteE 201 Ithaca NY 14850 607.216.8802 1" = 10'‐0"C2 SITE PLAN DATEISSUE REV. NO. PLANTING SCHEDULE KEYQTY.BOTANICAL NAME COMMON NAME INSTALLED SIZEMATURE SIZECOMMENTS SHRUB ‐ EVERGREEN IM14Ilex X meserveae ' Blue Princess'Blue Holly TREE ‐ DECIDUOUS GB4Ginkgo biloba Ginkgo GROUND COVER ‐ EVERGREEN EF 2633 Euonymus fortunei 'Coloratus' Purple‐leaf Wintercreeper 4" O.C Downtown Ithaca, NY Ithaca | The Commons by Hilton Proposed Site Plan- Option 1 Planning Board Submission - February 10, 2016 EAST STATESTREET G B G B IM G B G B G B VB VB VB IM IM IM IM IM IM IM PROPOSED HOTEL CSMA BUILDINGCAREY BUILDING (6) BIKE RACKS (3) 15 MINUTE LOADING SPACES MOVABLE BENCH W/ PLANTER TRELLIS (3) 15 MINUTE LOADING SPACES CAFE TRELLIS PATIO MOVEABLE BENCH WITH PLANTER TRELLIS PAVER TYPE 2 GRAVEL CONC WALK PERENNIAL PLANTER BEDS L102A1 (3) HOOP BIKE RACKS GATE GATE GR A V E L DELIVERY EXISTING CONC WALK FLEXIPAVE FLUSH GRANITE CURB 10'‐6"15'‐3" /SEE DETAIL A5 L100 ASPHALT DRIVEWAY 0510 20 12 ' ‐2 1/ 4 " 10 ' ‐8 3/ 8 " 10 ' ‐6 5/ 8 " 6" CURB FLUSH CURB RAMP DOWN 2"‐3" SINGLE GROUND HARDWOOD BARK MULCH PLANTING MIX ‐ TOPSOIL (1 PART), COMPOST (1 PART), SAND (1 PART) 2' ‐0" MI N COMPACTED PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLING ADJACENT CONCRETE PAVING FLEXIPAVE AS SCHEDULED PLANTING MIX ‐ TOPSOIL (1 PART), COMPOST (1 PART), SAND (1 PART) COMPACTED PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLING 3X ROOT BALL RO O T BA L L + 6" ADJACENT CONCRETE PAVING ARCHITECTS 1524 Delancey Street Philadelphia PA,19102 www.spg3.com t.215.735.1524 KEY PLAN Proj. No.: GENERAL NOTES / MATERIAL KEY LEGEND 12/03/2015 PROGRESS BACKGROUNDSISSUED TO CONSULTANTS PR O G R E S S P R I N T N O T F O R C O N S T R U C T I O N C:\Users\Chris\Documents\2015041 - Canopy Hotel - SITE_chris_stream.rvt 2/9/2016 4:15:45 PM RYAN BIGGS | CLARK DAVIS Structural Engineering Consultants JDavis@ryanbiggs.com P.O. Box 217 Skaneateles Falls, NY 13153 315.685.4732 MCHUGH ENGINEERING Mechanical, Plumbing, & Electrical Consultants CKeenan@mchugheng.com canopy by Hilton Ithaca New York Baywood HotelsGreenbelt, MD SITE PLAN 15010.00 L100 L100 T. G. Miller, P.C. Civil EngineeringConsultants ajs@tgmillerpc.com 203 N. Aurora Street, Ithaca NY 14850607.272.6477 MARKZEFF Interior Design mzeff@markzeff.com 515 West 20th Street, 4W New York NY 10011 212.624.4004 STREAM COLLABORATIVE Landscape Architecture Consultants Noah@Streamcolab.com 123 Cayuga Street SuiteE 201 Ithaca NY 14850 607.216.8802 1" = 10'‐0"C2 PREFERRED SITE PLAN DATEISSUE REV. NO. PLANTING SCHEDULE KEYQTY.BOTANICAL NAME COMMON NAME INSTALLED SIZEMATURE SIZECOMMENTS ORNAMENTAL GRASS VB3Viburnum x burkwoodii 'Mohawk'birkwood viburum SHRUB ‐ EVERGREEN IM8Ilex X meserveae ' Blue Princess'Blue Holly TREE ‐ DECIDUOUS GB5Ginkgo biloba Ginkgo 50' TALL & WIDE 1/2" = 1'‐0"A5 TYPICAL PERENNIAL PLANTING 1/2" = 1'‐0"A4 TYPICAL TREE PLANTING Downtown Ithaca, NY Ithaca | The Commons by Hilton Proposed Site Plan- Option 2 Planning Board Submission - February 10, 2016 HOOP BIKE RACK CORE 3" MIN. DIAMETER HOLES 10" DEEP INTO PAVERS AND CONCRETE, FILL WITH POR‐ROK OR EPOXY GROUT, SET RACK LEVEL TO GRADE CONCRETE PAVEMENT ADJACENT PAVING 4000 PSI CONCRETE CURB ADJACENT PAVING OR PLANTING COMPACTED SUBBASE 6" 1'‐6" 7" COMPACTED SUBGRADE 1"7"0'-1" R 2'‐1" PITCH 1:12 MAX PITCH 1:12 PLAN CONCRETE OR PAVERS WHERE SHOWN PLANTING WHERE SHOWN DROP CURB DETECTABLE WARNING PLATESISOMETRIC VIEW PITCH 1:12 1 12 1 12 6' ‐ 0" TY P 6' TYP 6' TYP 8' TYP 6' TYP NOTES 1.SEE LAYOUT PLAN FOR LOCATION OF CURB PLANKS 2.GRADE CHANGES TO BE SMOOTH AND EVENLY PITCHED 3.INSTALL DETECTABLE WARNING PLATES AS PER MANUFACTURER'S WRITTEN INSTRUCTIONS 6'‐0" TYP VARIES 2'‐0" MEDIUM BROOM FINISH WIDTH AS SHOWN ON PLAN WI D T H AS SH O W N ON PL A N NOTE 1.SEE PLANS FOR LOCATION AND TYPE OF SCORE JOINTS 2.BROOM PERPENDICULAR TO LINE OF TRAFFIC TOOLED EDGE AROUND EACH SCORE JOINT AND EACH EXPANSION JOINT 2" NOTES 1.SEE PLANS FOR LOCATION AND TYPES OF JOINTS 2.OVERLAP MESH SHEETS 1'‐0" MIN 1/2" EXPANSION JOINT (EJ) AND JOINT SEALANT 1/2" S.S. DOWEL x24" W/ PLASTIC SLEEVEAT 18" O.C. CONCRETE WALK SUBBASE SUBGRADE 1' DEEP TOOL JOINT (TJ) W/ 1/4" RADIUS CONCRETE SLAB (2) 6 X 6 X W2.9 X W2.9, 2" MIN. CLR. TOP AND BOTTOM COMPACTED SUBBASE COMPACTED SUBGRADE NOTES 1.SEE PLANS FOR TOOL JOINTS (TJ), EXPANSION JOINTS (EJ), LAYOUT WIDTHS, RADII AND FINISHES 2. 2" MINIMUM CONCRETE COVERAGE ON MESH AND TIES 1' ‐ 0" 0' ‐ 8" WIDTH AS SHOWN ON PLAN CROSS SLOPE AS SHOWN ON GRADING PLAN CONCRETE SLAB 6 X 6 X W1.4 X W1.4 MESH, FLAT SHEETS ONLY SETON CHAIRS COMPACTED SUBBASE COMPACTED SUBGRADE NOTES 1.SEE PLANS FOR TOOL JOINTS (TJ), EXPANSION JOINTS (EJ), LAYOUT WIDTHS, RADII AND FINISHES 2.2" MINIMUM CONCRETE COVERAGE ON MESH AND TIES 0' ‐ 8" 0' ‐ 5" WIDTH AS SHOWN ON PLAN CROSS SLOPE AS SHOWN ON GRADING PLAN NYSDOT TYPE 7 TOP COURSE NYSDOT TYPE 3 BINDER COMPACTED SUBGRADE SEPARATION FABRIC TO WRAP AT ENDS 1'‐0" 3" 1 1/ 2 " WRAP 1'‐0" ADJACENT PAVING GRANITE CURB 1/2" BATTERED FACE, 6" DOWN FROM SAWN TOP ADJACENT PAVING OR PLANTING 3000 PSI CONCRETE BACKING FULL LENGTH OF CURB, FORCE CONCRETE THROUGH BACK OF JOINTS, GROUT FRONT AND TOP OF JOINTS FLUSH W/ 1:2 MORTAR MIX 1:3:6 DRY MIX UNIFORM PILES AT EACH END AND ON 3 FOOT CENTERS BENEATH CURB FOR FULL LENGTH OF CURB NOTES RADIUS CURBING SHALL BE USED ON ALL RADII LESS THAN 100 FEET. 6" 1' ‐4" 3" 1'‐3" MIN. GRANITE CURB ADJACENT PAVING OR PLANTING 3000 PSI CONCRETE BACKING FULL LENGTH OF CURB, FORCE CONCRETE THROUGH BACK OF JOINTS, GROUT FRONT AND TOP OF JOINTS FLUSH W/ 1:2 MORTAR MIX 1:3:6 DRY MIX UNIFORM PILES AT EACH END AND ON 3 FOOT CENTERS BENEATH CURB FOR FULL LENGTH OF CURB 1/ 2 " MA X 10 1/ 2 " 3 1/ 8 " ADJACENT PAVING 3/4" CLEAN COURSE AGGREGATE COMPACTED SUBGRADE 4" 2 " /SEE DETAIL B3 L105 PRIME GRANITE EDGE WITH URETHANE PRIMER 15 MINUTES PRIOR TO INSTALLATION OF FLEXIBLE POROUS PAVING EXISTING PAVING GRANITE THRESHOLD 1:3:6 DRY MIX UNIFORM PILES AT EACH END AND ON 3 FOOT CENTERS BENEATH CURB FOR FULL LENGTH OF CURB GRANITE CURB 1/2" BATTERED FACE, 6" DOWN FROM SAWN TOP NOTES RADIUS CURBING SHALL BE USED ON ALL RADII LESS THAN 100 FEET. 3000 PSI CONCRETE BACKING FULL LENGTH OF CURB, FORCE CONCRETE THROUGH BACK OF JOINTS, GROUT FRONT AND TOP OF JOINTS FLUSH W/ 1:2 MORTAR MIX 1X6 RIPPED 2X4 PT BLOCKING 1X4 PT BLOCKING 2" SQUARE STEEL TUBE TRELLIS 1' ‐8" 2" 1' ‐9" 2" 1' ‐11 " 7' ‐0" 1X4 MILLWORK 1X4 MILLWORK, RIPPED 1X2 1X4 PLANKS 1X2 RIPPED 2X2 BLOCKING 100.00° 1 0 0.00° 1x4 PLANKS LED STRIP 1'‐5 3/4"3 3/8"8 5/8"5 5/8" WHEELS NOTE: SUBMIT SHOP DRAWINGS BY OTHERS GRANITE CURB ADJACENT PAVING PAVER AS SELECTED BY ARCHITECT SETTING BED, DEPTH AND TYPE PER MANUF RECOMMENDATIONS 2% SLOPE GRANITE CURB 3000 PSI CONCRETE BACKING FULL LENGTH OF CURB, FORCE CONCRETE THROUGH BACK OF JOINTS, GROUT FRONT AND TOP OF JOINTS FLUSH W/ 1:2 MORTAR MIX 1:3:6 DRY MIX UNIFORM PILES AT EACH END AND ON 3 FOOT CENTERS BENEATH CURB FOR FULL LENGTH OF CURB NYSDOT TYPE 7 TOP COURSE NYSDOT TYPE 3 BINDER SEPERATION FABRIC TO WRAP AT ENDS FLEXIPAVE AS SELECTED BY ARCHITECT 3/4" CLEAN COURSE AGGREGATE PRIME GRANITE EDGE WITH URETHANE PRIMER 15 MINUTES PRIOR TO INSTALLATION OF FLEXIBLE POROUS PAVING LAYER OF GEOTEXTILE PER MANUF RECOMMENDATIONS PAVER AS SELECTED BY ARCHITECT NYSDOT TYPE 3 BINDER 300 PSI CONCRETE BACKING FULL LENGTH OF CURB, FORCE CONCRETE THROUGH BACK OF JOINTS, GROUT FRONT AND TOP OF JOINTS FLUSH W/ 1:2 MORTAR MIX PERFORATED DRAINAGE PIPE OUT TO DAYLIGHT PAVER AS SELECTED BY ARCHITECT DECORATIVE GRATE ‐ SEE MANUFACTURER DETAILS CONCRETE CURB CONCRETE ANCHOR PER MANUFACTURER DETAILS 2% SLOPE CONCRETE SLAB COMPACTED SUBBASE COMPACTED SUBGRADE 0' ‐ 8" CONCRETE FOOTING 8"6"8" LED DRIVER LIGHT FIXTURE BOLLARD AS SELECTED BY ARCHITECT ARCHITECTS 1524 Delancey Street Philadelphia PA,19102 www.spg3.com t.215.735.1524 KEY PLAN Proj. No.: GENERAL NOTES / MATERIAL KEY LEGEND 12/03/2015 PROGRESS BACKGROUNDSISSUED TO CONSULTANTS PR O G R E S S P R I N T N O T F O R C O N S T R U C T I O N U:\2015041 - Canopy Hotel\8.0 DRAWINGS\8.3 REVIT\2015041 - Canopy Hotel - SITE DD.rvt 2/9/2016 4:10:51 PM RYAN BIGGS | CLARK DAVIS Structural Engineering Consultants JDavis@ryanbiggs.com P.O. Box 217 Skaneateles Falls, NY 13153 315.685.4732 MCHUGH ENGINEERING Mechanical, Plumbing, & Electrical Consultants CKeenan@mchugheng.com canopy by Hilton Ithaca New York SITE DETAILS 15010.00 L105 L105 T. G. Miller, P.C. Civil EngineeringConsultants ajs@tgmillerpc.com 203 N. Aurora Street, Ithaca NY 14850607.272.6477 MARKZEFF Interior Design mzeff@markzeff.com 515 West 20th Street, 4W New York NY 10011 212.624.4004 STREAM COLLABORATIVE Landscape Architecture Consultants Noah@Streamcolab.com 123 Cayuga Street SuiteE 201 Ithaca NY 14850 607.216.8802 1/2" = 1'‐0"B1 BIKE RACK 1" = 1'‐0"A1 CONCRETE CURB 1/4" = 1'‐0"A3 TYPE A ‐ CURB RAMP 1/2" = 1'‐0"B2 TYPICAL CONCRETE BROOM FINISH 1" = 1'‐0"A2 TYPICAL CONCRETE JOINTS 1" = 1'‐0"C1 TYPICAL HEAVY DUTY CONCRETE WALK 1" = 1'‐0"C2 TYPICAL LIGHT DUTY CONCRETE WALK 1" = 1'‐0"B3 TYPICAL HEAVY DUTY ASPHALT 1" = 1'‐0"C3 GRANITE CURB 1" = 1'‐0"C4 GRANITE THRESHOLD @ CONCRETE WALK 1" = 1'‐0"D1 GRANITE CURB @ FLEXIPAVE 1" = 1'‐0"D2 TYPICAL BENCH TRELLIS SECTION 1" = 1'‐0"C5 FLUSH GRANITE CURB @ PAVER 1" = 1'‐0"B5 FLUSH GRANITE CURB @ FLEXIPAVE 1" = 1'‐0"A5 TYPICAL PAVER DETAIL 1 1/2" = 1'‐0"D4 DECORATIVE DRAINAGE GRATE @ PAVER 1" = 1'‐0"D5 TYPICAL BOLLARD DETAIL DATEISSUE REV. NO. Downtown Ithaca, NY Ithaca | The Commons by Hilton Site Plan- Details Planning Board Submission - February 10, 2016 299 SF EMPLOYEE BREAKROOM 010 158 SF LOCKERS 014 366 SF FIRE PUMP ROOM 008 1,394 SF STORAGE B 023 660 SF BOILER 002 192 SF LINEN 005 150 SF DATA / COM 006 64 SF MECH FOR RETREAT 011 113 SF MECH FOR CAFE/BAR 013 751 SF ELECTRIC 003 294 SF WATER HEATER 001 567 SF RECEIVING 022 90 SF SANITARY 024 121 SF ELEC 003A 116 SF HR 020 72 SF COUNT 015 174 SF CASHIER 016 170 SF GM 017 192 SF RECEPTION 018 100 SF HOUSEKEEPING OFFICE 009 82 SF RESTROOM 012 200 SF STAIR 051 387 SF FUEL ROOM 007 723 SFLAUNDRY STORAGE A MECH ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 CELLAR FLOOR PLAN 2016.02.08 Ithaca New York Downtown Ithaca, NY Ithaca | The Commons by Hilton Basement Floor Plan Planning Board Submission - February 10, 2016 UP DN UP DN E4 FIRE COMMAND FITNESS / YOGA VESTIBULE STAIR #1 ELEV 2ELEV 1 PATIO OFFICE/STORAGE KITCHEN RETREAT RE T A I L MEETING SPACE MECHANICAL SHAFTMECHANICAL SHAFT PROPERTY LINE RE C E P T I O N TRASH 115 PR E F U N C T I O N KITCHEN JAN MEETING 1 CAFE/BAR CANOPY CENTRAL PATIO LUGGAGE ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 FIRST FLOOR PLAN 2016.02.08 Ithaca New York 0' 4' 8' 16' 32' Downtown Ithaca, NY Ithaca | The Commons by Hilton Ground Floor Plan Planning Board Submission - February 10, 2016 SUITE STAIR 1 STAIR 2 HOUSE KEEPING STOR. ELEC H2O DATA ELEV 2ELEV 1 ELEVATOR LOBBY CONNECTING ROOM ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 SECOND FLOOR PLAN 2016.02.08 Ithaca New York 0' 4' 8' 16' 32' ROOFDECK SEATING Downtown Ithaca, NY Ithaca | The Commons by Hilton Second Floor Plan Planning Board Submission - February 10, 2016 SUITE STAIR 1 STAIR 2 ELEVATOR LOBBY H2O DATA HOUSE KEEPING ELEV 1ELEV 2 CONNECTING ROOM CONNECTING ROOM ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 GUEST ROOM FLOORS 3-7 2016.02.08 Ithaca New York 0' 4' 8' 16' 32' Downtown Ithaca, NY Ithaca | The Commons by Hilton Typical Floor Plan Planning Board Submission - February 10, 2016 EM E R G E N C Y GE N E R A T O R ERU PENTHOUSE ELEVATOR OVERIDE CL O S E D C I R C U I T CO O L E R STAIR TOWER ROOF 14.5' SCREEN WALL 12' SCREEN WALL 14.5' SCREEN WALL OVERHEAD SCREEN 12' SCREEN WALL OVERHEAD SCREEN 12' CLAD WALL 3.5' PARAPET 3.5' PARAPET 7' PARAPET ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 ROOF PLAN 2016.02.08 Ithaca New York 0' 4' 8' 16' 32' Downtown Ithaca, NY Ithaca | The Commons by Hilton Roof Plan Planning Board Submission - February 10, 2016 1 First Floor 0" 2 Second Floor17' - 0" 3 Third Floor 27' - 4" 7 Seventh Floor 68' - 8" 8 Roof 80' - 0" SCREEN WALL 92' - 0" 4 Fourth Floor37' - 8" 5 Fifth Floor 48' - 0" 6 Sixth Floor 58' - 4" BRICK VENEER COLOR: MODULAR 503 ALUM & GLASS WINDOW BRICK VENEER COLOR: CANYON SMOOTH BRICK VENEER COLOR: MODULAR 503 ALUM & GLASS WINDOW STEEL PATIO TRELLIS ALUM & GLASS WINDOW PREFINISHED METAL AWNING W/ ILLUMINATED SIGNAGE PAINTED HOLLOW METAL DOOR BRICK VENEER COLOR: MODULAR 503 ALUM & GLASS WINDOW BRICK VENEER COLOR: MODULAR 503 CAST STONE BAND COLOR: MONTECITO COMPOSITE FIBER PANEL SYSTEM COLOR: NOBILLS GREY N214 PREFINISHED METAL COPING COLOR: BLACK OPAL CAST STONE SILL COLOR: MONTECITO ALUM & GLASS WINDOW 17 ' - 0 " 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 11 ' - 4 " 12 ' - 0 " COMPOSITE FIBER PANEL SYSTEM COLOR: TOPAZ 7072 EQUIPMENT SCREEN WALL COLOR: CRYSTAL BRICK VENEER COLOR: MODULAR 503 WALL MOUNT SIGNAGE (DD.10)FROSTED VINYL SIGNAGE (DD.19)AWNING SIGNAGE LOGO (DD.14) 2'-0" X 12'-0" ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 NORTH ELEVATION 2016.02.08 Ithaca New York Downtown Ithaca, NY Ithaca | The Commons by Hilton Exterior Elevations - North Planning Board Submission - February 10, 2016 1 First Floor 0" 2 Second Floor17' - 0" 3 Third Floor 27' - 4" 7 Seventh Floor 68' - 8" 8 Roof 80' - 0" SCREEN WALL 92' - 0" 4 Fourth Floor 37' - 8" 5 Fifth Floor 48' - 0" 6 Sixth Floor 58' - 4" ALUM & GLASS WINDOW ALUM & GLASS WINDOW BRICK VENEER COLOR: CANYON SMOOTH BRICK VENEER COLOR: MODULAR 503 BRICK VENEER COLOR: CANYON SMOOTH BRICK VENEER COLOR: MODULAR 503 COMPOSITE FIBER PANEL SYSTEM COLOR: NOBILLS GREY N214 ALUM & GLASS WINDOW PREFINISHED METAL COPING COLOR: BLACK OPAL CAST STONE BAND COLOR: MONTECITO BRICK VENEER COLOR: MODULAR 503 PREFINISHED MTL CORNICE SYSTEM COLOR: TERRA COTTA METALLIC BRICK VENEER COLOR: CANYON SMOOTH BRICK VENEER COLOR: MODULAR 503 CAST STONE BAND COLOR: MONTECITO COMPOSITE FIBER PANEL SYSTEM COLOR: TOPAZ 7072 PREFINISHED METAL AWNING W/ ILLUMINATED SIGNAGE CAST STONE SILL COLOR: MONTECITO Concrete slab topping CAST STONE: MONTECITO LARGE SCALE SIGNAGE LOGO (DD.21) 2'-8" X 22'-0" FROSTED VINYL SIGNAGE (DD.19) AWNING SIGNAGE LOGO (DD.14) 2'-0" X 12'-0" WALL MOUNT SIGNAGE (DD.10) WALL MOUNT SIGNAGE (DD.10)FROSTED VINYL SIGNAGE (DD.19) AWNING SIGNAGE LOGO (DD.14) 2'-0" X 12'-0" ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 EAST ELEVATION 2016.02.08 Ithaca New York Downtown Ithaca, NY Ithaca | The Commons by Hilton Exterior Elevations - East Planning Board Submission - February 10, 2016 1 First Floor 0" 2 Second Floor 17' - 0" 3 Third Floor 27' - 4" 7 Seventh Floor68' - 8" 8 Roof 80' - 0" SCREEN WALL 92' - 0" 4 Fourth Floor 37' - 8" 5 Fifth Floor 48' - 0" 6 Sixth Floor 58' - 4" BRICK VENEER COLOR: MODULAR 503 COMPOSITE FIBER PANEL SYSTEM COLOR: NOBILLS GREY N214 BRICK VENEER COLOR: MODULAR 503 PREFINISHED MTL CORNICE SYSTEM COLOR: TERRA COTTA METALLIC CAST STONE BAND COLOR: MONTECITO BRICK VENEER COLOR: MODULAR 503 ALUM & GLASS WINDOW COMPOSITE FIBER PANEL SYSTEM COLOR: TOPAZ 7072 COMPOSITE FIBER PANEL SYSTEM COLOR: NOBILLS GREY N214 BRICK VENEER COLOR: MODULAR 503 ALUM & GLASS WINDOW BRICK VENEER COLOR: MODULAR 503 BRICK VENEER COLOR: CANYON SMOOTH ALUM & GLASS WINDOW EQUIPMENT SCREEN WALL COLOR: CRYSTAL CAST STONE SILL COLOR: MONTECITO 12 ' - 0 " 11 ' - 4 " 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 17 ' - 0 " CAST STONE: MONTECITO WALL MOUNT SIGNAGE (DD.10)FROSTED VINYL SIGNAGE (DD.19)AWNING SIGNAGE LOGO (DD.14) 2'-0" X 12'-0" ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 SOUTH ELEVATION 2016.02.08 Ithaca New York Downtown Ithaca, NY Ithaca | The Commons by Hilton Exterior Elevations - South Planning Board Submission - February 10, 2016 1 First Floor 0" 2 Second Floor 17' - 0" 3 Third Floor 27' - 4" 7 Seventh Floor 68' - 8" 8 Roof 80' - 0" SCREEN WALL 92' - 0" 4 Fourth Floor 37' - 8" 5 Fifth Floor48' - 0" 6 Sixth Floor 58' - 4" BRICK VENEER COLOR: MODULAR 503 BRICK VENEER COLOR: MODULAR 503 CAST STONE BAND COLOR: MONTECITO CAST STONE BAND COLOR: MONTECITO COMPOSITE FIBER PANEL SYSTEM COLOR: NOBILLS GREY N214 PREFINISHED METAL COPING COLOR: BLACK OPAL PREFINISHED MTL CORNICE SYSTEM COLOR: TERRA COTTA METALLIC BRICK VENEER COLOR: MODULAR 503 CAST STONE BAND COLOR: MONTECITO BRICK VENEER COLOR: MODULAR 503 COMPOSITE FIBER PANEL SYSTEM COLOR: NOBILLS GREY N214 ALUM & GLASS WINDOW EQUIPMENT SCREEN WALL COLOR: CRYSTAL BRICK VENEER COLOR: MODULAR 503 12 ' - 0 " 11 ' - 4 " 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 20 ' - 8 " 17 ' - 0 " CAST STONE: MONTECITO ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 WEST ELEVATION 2016.02.08 Ithaca New York Downtown Ithaca, NY Ithaca | The Commons by Hilton Exterior Elevations - West Planning Board Submission - February 10, 2016 ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 MATERIALS 2016.02.08 Ithaca New York BRICK VENEER COLOR: CANYON SMOOTH LOCATION: BRICK BASE 1ST FLOOR AND CORNER ACCENT ELEMENT MANUF BELDEN BRICK COMPANY CAST STONE COLOR: MONTECITO LOCATION: WALL TRANSITIONS, WINDOW SILLS, CAST STONE BASE ARRISCRAFT RENAISSANCE BRICK VENEER COLOR: MODULAR 503 LOCATION: BRICK FIELD COLOR MANUF BELDEN BRICK COMPANY ALUM AND GLASS STOREFRONT GLAZING SYSTEM COLOR: FLUROPON CHARCOAL LOCATION: STOREFRONT, WINDOWS, CORNICE MANUF: KAWNEER METAL CORNICE SYSTEM COLOR: PERMADIZE TERRA COTTA METALLIC LOCATION: CORNICES AT CORNER ACCENT ELEMENT MANUF: KAWNEER COMPOSITE FIBER PANEL SYSTEM COLOR: CARAT TOPAZ 7072 LOCATION: PANEL COLOR - BAY MANUF: CEM5 SWISS PEARL COMPOSITE FIBER PANEL SYSTEM COLOR: NOBILLS GREY N213 LOCATION: ACCENT PANEL COLOR MANUF: CEM5 SWISS PEARL COMPOSITE FIBER PANEL SYSTEM COLOR: CARAT CRYSTAL 7010 LOCATION: EQUIPMENT SCREEN WALLS MANUF: CEM5 SWISS PEARL COMPOSITE FIBER PANEL SYSTEM COLOR: NOBILLS GREY N214 LOCATION: PANEL COLOR - FIELD MANUF: CEM5 SWISS PEARL Downtown Ithaca, NY Ithaca | The Commons by Hilton Materials Palette Planning Board Submission - February 10, 2016 ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 VIEW FROM EAST STATE STREET 2016.02.08 Ithaca New York LOW MONUMENT SIGN DD.27 Downtown Ithaca, NY Ithaca | The Commons by Hilton View from East State Street Planning Board Submission - February 10, 2016 ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 VIEW FROM SENACA WAY 2016.02.08 Ithaca New York Downtown Ithaca, NY Ithaca | The Commons by Hilton View from Seneca Way Planning Board Submission - February 10, 2016 ITHACA NEW YORK1524 Delancey Street Philadelphia PA, 10902 www.spg3.com t.215.735.1524 ARCHITECTS SPG3 VIEW FROM SENACA WAY 2016.02.08 Ithaca New York Downtown Ithaca, NY Ithaca | The Commons by Hilton View from Seneca Way Planning Board Submission - February 10, 2016 EXTERIOR SIGNAGE 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 RW 05.22.15 RW 07.01.15 RW 07.22.15 RW 09.25.15 DRAWING NAME: DRAWN BY: RW JOB NO. 14-57528 DRAWING NO. 10.08.15 DD.10 WALL-MOUNTED SIGNAGE TYPES, DAYTIME Wall-mounted Signage on Different Wall Types, Daytime Downtown Ithaca, NY Ithaca | The Commons by Hilton Signage Details - 1 Planning Board Submission - February 10, 2016 EXTERIOR SIGNAGE 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 RW 05.22.15 RW 07.01.15 RW 07.22.15 RW 09.25.15 DRAWING NAME: DRAWN BY: RW JOB NO. 14-57528 DRAWING NO. 10.08.15 DD.14 White Awning Signage CANOPY/ METAL AWNING SIGNAGE 2 Front View, Rail Mounted Internally Illuminated Lettering (Dual Lit: Face and Returns) NTS 1 Example of Signgage on Built canopy or awning NTS 3 Section View, Hidden Rail Mounted Internally Illuminated Lettering NTS White Internally Illuminated Lettering with Lit Returns and Front Face (“Dual Lighting”) Power Rail, Hidden in Canopy Structure Downtown Ithaca, NY Ithaca | The Commons by Hilton Signage Details - 2 Planning Board Submission - February 10, 2016 EXTERIOR SIGNAGE 298 Fifth Ave. Floor 2 New York, New York 10001 646.454.9206 10.08.15 DD.19 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 RW 05.22.15 RW 07.01.15 RW 07.22.15 RW 09.25.15 DRAWING NAME: DRAWN BY: RW JOB NO. 14-57528 DRAWING NO. FROSTED SAFETY VINYL, WHEN REQUIRED Frosted Safety Vinyl Pattern 1 Front View, Frosted Safety Vinyl NTS 2 Detail View, Frosted Safety Vinyl NTS 0.75” h (TBD) WelcomeHello Downtown Ithaca, NY Ithaca | The Commons by Hilton Signage Details - 3 Planning Board Submission - February 10, 2016 EXTERIOR SIGNAGE 298 Fifth Ave. Floor 2 New York, New York 10001 646.454.9206 10.08.15 DD.21 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 RW 05.22.15 RW 07.01.15 RW 07.22.15 RW 09.25.15 DRAWING NAME: DRAWN BY: RW JOB NO. 14-57528 DRAWING NO. CANOPY LARGE SCALE SIGNAGE LOGO Large scale signage logo NOTE: 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 ‘o’, the connection between the ‘p’ and the ‘y’, and at the tail of the ‘y’. Downtown Ithaca, NY Ithaca | The Commons by Hilton Signage Details - 4 Planning Board Submission - February 10, 2016 EXTERIOR SIGNAGE 298 Fifth Ave. Floor 2 New York, New York 10001 646.454.9206 10.08.15 DD.27 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 RW 05.22.15 RW 07.01.15 RW 07.22.15 RW 09.25.15 DRAWING NAME: DRAWN BY: RW JOB NO. 14-57528 DRAWING NO. Dark Monument Sign Elevation, Low LOW FACADE INSPIRED MONUMENTS Verify monument bases (brick, wood, stone, etc.) will be provided by others for sign vendor to apply lettering. Downtown Ithaca, NY Ithaca | The Commons by Hilton Signage Details - 5 Planning Board Submission - February 10, 2016 1 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. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal C i t y o f I t h a c a B o a r d o f Z o n i n g A p p e a l s W o r k s h e e t Ap p e a l N u m b e r BZ A - 3 0 0 9 Ad d r e s s 40 6 S t e w a r t A v e n u e Us e D i s t r i c t B- 2 d Da t e 3/ 1 / 2 0 1 6 Ap p l i c a n t Ja s o n D e m a r e s t Ow n e r 40 6 S t e w a r t A v e n u e , L L C Ap p l i c a t i o n T y p e : Ar e a V a r i a n c e Co l u m n Nu m b e r 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 14/1516 Co l u m n T i t l e U s e Ac c e s s o r y Us e Of f - S t r e e t Pa r k i n g Of f - S t r e e t Lo a d i n g Lo t A r e a (S q . F e e t ) Lo t W i d t h (F e e t ) Nu m b e r o f St o r i e s He i g h t i n Fe e t % o f L o t Co v e r a g e Fr o n t Y a r d S i d e Y a r d Ot h e r S i d e Ya r d Rear yard: % of depth or number of feet, whichever is lessMinimum Building Height Ex i s t i n g Co n d i t i o n a n d Us e De m o l i s h e d Mu l t i p l e 0 1 8 1 0 3 5 . 5 ' 3 Ap p r o x . 30 ' 74 % . 8 ' . 6 ' 0 ' . 5 ' o r . 0 0 9 % Di s t r i c t Re g u l a t i o n s fo r E x i s t i n g 0 0 3 0 0 0 4 0 N o n e 4 0 7 5 % 1 0 1 0 5 15% or 20', but not less than 10'25' min 2 stories No t e N o n - Co n f o r m i n g Co n d i t i o n s OK N / A O K N / A D e f . D e f . O K O K O K D e f . D e f . D e f . D e f . O K Pr o p o s e d Co n d i t i o n an d / o r U s e Mu l t i p l e Dw e l l i n g 0 1 8 1 0 3 5 . 5 ' 3 3 9 ' - 1 0 " 7 1 % 5 ' 3 . 1 ' 1 . 8 ' . 7 o r . 0 1 3 % Di s t r i c t Re g u l a t i o n fo r P r o p o s e d Bu s i n e s s Zo n e 0 0 3 0 0 0 4 0 N o n e 4 0 7 5 % 1 0 1 0 5 15% or 20', but not less than 10'25' min 2 stories No t e N o n - Co n f o r m i n g Co n d i t i o n s fo r P r o p o s a l OK N / A O K N / A D e f D e f O K O K O K D e f D e f D e f D e f O K No t e s : 301 S. Geneva St. - Suite 101 – Ithaca, NY 14850 P: (607) 330-4555 F: (607) 330-4508 1 of 1 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 11 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 11- 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 116 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 116 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. Sincerely, Jason Demarest 3009 3/1/16 007813 3009 3009 30 0 9 3/ 1 / 1 6 3009 5.1'± 4.9'± 0 . 6 ' ± 0.6'± 8.7'±0.8'±BUILDING CORNER 0.3'± CLEAR OF STREET LINE CANOPY 2.0'± OVER STREET LINE 0 . 5 ' ± 0 . 9 ' ± 0 . 5 ' ± N 8 9 ° 5 0 ' 3 0 " E 4 8 . 7 9 ' N 89°50'30" E 51.00'S 00°41'24" E 35.50'S 89°50'30" W 51.00' S 00°41'24" E 64.50' N 00°41'24" W 64.50' N 00°41'24" W 35.50' PARCEL APARCEL B PARCEL C GRAVEL DRIVEHOUSENo. 408 MERIDIAN OF CITY STREETS HOUSE No. 116 GRAVEL DRIVE GRAVEL PARKING GRAVEL PARKING BUILDING No. 406STREET LINEPIPE FOUND 0.5' ELY & 0.4' SLY OF CORNER CURBCUT BUILDING No. 400-404 CURB FACECONCRETE WALKSTONE WALL 408 STEWART AVENUE LLC (R.O.) 2014-11956 (50' WIDE CITY STREET) PROPERTY LINE RUNS SLIGHTLY NORTH OF FACE OF BUILDING SEE NOTE #1 DOOR BUILDING AT GRADE IN THIS AREA. WOODEN STAIRS AND LANDINGS ABOVE. SEE NOTE #1 JOINT BETWEEN BUILDINGS OVERHANG FOR BUILDING No. 400-404 IN THIS AREA. NOT LOCATED AT THIS TIME. STEWART AVENUE N 00°34'09'' W 100.00' PR O P O S E D B U I L D I N G - 1 2 8 4 S F LO T A R E A : 1 8 1 0 S F O R I G I N A L LO T C O V E R A G E : 7 1 % Setback 10' - 0" Setback10' - 0" 12.9' 5. 1 ' II - B C O N S T R U C T I O N SPRINKLERED ADD 4.3' 15 % p r o t e c t e d o p e n i n g s a l l o w e d OK 25 % pr o t e c t e d op e n i n g s al l o w e d OK 25 % p r o t e c t e d o p e n i n g s a l l o w e d OK AD D 4. 1 ' B-2dSetback5' - 0"Setback10' - 0"3.1' LO T L I N E A D J U S T M E N T FO R B U I L D I N G C O D E CO M P L I A N C E 11 6 O S M U N P L A C E (S A M E O W N E R A S 40 6 S T E W A R T A V E ) 40' MIN PER ZONING 35.6'Unlimited openings allowed OK15% = 8.3'55.1'408 STEWART AVE (S A M E O W N E R A S 4 0 6 S T E W A R T A V E ) 400-404 STEWART AVE9.4'5.0'1.8' 0. 7 ' Le g e n d De m o l i s h e d B u i l d i n g F o o t p r i n t Pr o p e r t y L i n e Pr o p o s e d P r o p e r t y L i n e Pr o p o s e d B u i l d i n g F o o t p r i n t Zo n i n g S e t b a c k L i n e EX I S T I N G B U I L D I N G H A S B E E N DE M O L I S H E D D U E T O F I R E 40 6 S T E W A R T A V E 406 STEWART LOT SHADED IN GRAY FO O T P R I N T = 1 3 3 0 S F LO T A R E A = 1 8 1 0 S F LO T C O V E R A G E : 7 4 % Scale:Project No:Date:Drawn by:Checked by: Copyright Jason K Demarest, Architect 301 S. Geneva Street Suite 101 Ithaca, New York 14850 p: 607.330.4555 f: 607.330.4508 www.jkdarchitect.com 1/8" = 1'-0" 1/27/2016 10:22:15 AM CS1.00Site Plan GOLJ02RECONSTRUCTIONJim Goldman's 01/27/16 JKD ATS406 Stewart Avenue Ithaca, New York 14850PRELIMINARY - NOT FOR CONSTRUCTION 0'Scale: 1/8" = 1'-0"8'4'8'16' 1 / 8 " = 1 ' - 0 " 1 Pr o p o s e d S i t e P l a n AP A R T M E N T O C C U P A N C Y C O M P A R I S O N 40 6 S t e w a r t : Pr e - e x i s t i n g ( 3 s t o r i e s ) - 5 u n i t s , 6 o c c u p a n t s Pr o p o s e d ( 3 s t o r i e s p l u s m e z z an i n e ) - 4 u n i t s , 7 o c c u p a n t s (1 1 o c c u p a n t s i f 4 b e d r o o m u n i t h a s t w o p e o p l e p e r b e d r o o m ) BA S E S U R V E Y B Y T G M I L L E R T I T L E D " S U R V E Y M A P No . 4 0 0 - 4 0 6 S T E W A R T A V E N U E a n d N o . 1 1 6 O S M U N PL A C E " D A T E D 2 / 1 8 / 1 5 1 / 8 " = 1 ' - 0 " 2 Si t e S u r v e y Revision Schedule NumberDescriptionDate First Floor 3' - 0" Second Floor 13' - 1 3/4" Third Floor 22' - 3 1/2" Fourth Floor 30' - 10 1/8" 40' MAX 36 ' - 1 0 " HIGHEST AVERAGE ROOF HEIGHT First Floor 3' - 0" Second Floor 13' - 1 3/4" Third Floor 22' - 3 1/2" Fourth Floor 30' - 10 1/8" 40 ' M A X 39 ' - 1 0 " HIGHEST AVERAGE ROOF HEIGHT First Floor 3' - 0" Second Floor 13' - 1 3/4" Third Floor 22' - 3 1/2" Fourth Floor 30' - 10 1/8" 40 ' M A X 37 ' - 5 " HIGHEST AVERAGE ROOF HEIGHT First Floor 3' - 0" Second Floor 13' - 1 3/4" Third Floor 22' - 3 1/2" Fourth Floor 30' - 10 1/8" 40 ' M A X 36 ' - 1 0 " HIGHEST AVERAGE ROOF HEIGHT PR O P O S E D B U I L D I N G - 1 2 8 4 S F LO T A R E A : 1 8 1 0 S F O R I G I N A L LO T C O V E R A G E : 7 1 % Setback 10' - 0" Setback 10' -0" 12.9' 5. 1 ' II - B C O N S T R U C T I O N SP R I N K L E R E D ADD 4.3' 15 % p r o t e c t e d o p e n i n g s a l l o w e d O K 25 % pr o t e c t e d op e n i n g s al l o w e d OK 25 % p r o t e c t e d o p e n i n g s a l l o w e d OK AD D 4. 1 ' B- 2 d Setback 5'-0" Setback 10'-0" 3.1' LO T L I N E A D J U S T M E N T FO R B U I L D I N G C O D E CO M P L I A N C E 11 6 O S M U N P L A C E (S A M E O W N E R A S 40 6 S T E W A R T A V E ) 40'MINPERZONING35.6' Un l i m i t e d op e n i n g s al l o w e d OK 15 % = 8 . 3 ' 55 . 1 ' 40 8 S T E W A R T A V E (S A M E O W N E R A S 4 0 6 S T E W A R T A V E ) 40 0 - 4 0 4 S T E W A R T A V E 9.4'5.0' 1.8' 0. 7 ' 1 / 8 " = 1 ' - 0 " 1 Pr o p o s e d S i t e P l a n BA S E S U R V E Y B Y T G M I L L E R T I T L E D " S U R V E Y M A P No . 4 0 0 - 4 0 6 S T E W A R T A V E N U E a n d N o . 1 1 6 O S M U N PL A C E " D A T E D 2 / 1 8 / 1 5 0 . 6 ' ± 0.6'± 8.7'± 0.8'± BUILDINGCORNER 0.3'±CLEAROF STREETLINE 0 . 5 ' ± 0 . 9 ' ± E N 8 9 ° 5 0 ' 3 0 " E 51 . 0 0 ' S00°41'24"E 35.50' S 8 9 ° 5 0 ' 3 0 " W 5 1 . 0 0 ' N00°41'24"W 35.50' PARCEL B GRAVEL DRIVE HOUSE No. 408 BUILDING No. 406 STREETLINE PIPEFOUND 0.5'ELY&0.4'SLY OFCORNER CURBCUT STONEWALL 408 STEWART AVENUE LLC (R.O.) 2014-11956 PROPERTY LINE RUNS SLIGHTLY NORTH OF FACE OF BUILDING DING AT GRADE IN S AREA. WOODEN RS AND LANDINGS ABOVE. SEE NOTE #1 JOINT BETWEEN BUILDINGS NUE EX I S T I N G B U I L D I N G H A S B E E N DE M O L I S H E D D U E T O F I R E 40 6 S T E W A R T A V E 406 STEWART LOT SHADED IN GRAY FO O T P R I N T = 1 3 3 0 S F LO T A R E A = 1 8 1 0 S F LO T C O V E R A G E : 7 4 % CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SEAF) Project Information (to be completed by applicant or project sponsor) 1. Applicant/Sponsor: 2. Project Name: 3. Project Location: 4. Is Proposed Action: New Expansion Modification/Alteration 5. Describe project briefly: 6. Precise Location (road intersections, prominent landmarks, etc., or provide map): 7. Amount of Land Affected: Initially: ______ Acres or Sq. Ft. Ultimately: ______ Acres or Sq. Ft. 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: Residential Industrial Agricultural Parkland/Open Space Commercial Other _________________ Describe: 10. Does action involve a permit/approval or funding, now or ultimately, from governmental agency (federal/state/local): Yes 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 No If yes, list agency name and permit/approval type: 12. As a result of proposed action, will existing permit/approval require modification? Yes No I certify the information provided above is true to the best of my knowledge. PREPARER'S SIGNATURE: ____________________________ DATE: ________ PREPARER'S TITLE: __________________________________ REPRESENTING: _____________________________________ 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 10th 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 10th-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 – Notice of Appeal C i t y o f I t h a c a B o a r d o f Z o n i n g A p p e a l s W o r k s h e e t Ap p e a l N u m b e r BZ A - 3 0 1 3 Ad d r e s s : 12 0 S . A u r o r a S t r e e t Us e D i s t r i c t CB D - 1 4 0 Da t e : Ma r c h 1 , 2 0 1 6 Ap p l i c a n t Ho t e l I t h a c a , L L C Ow n e r : Ho t e l I t h a c a , L L C Ap p l i c a t i o n T y p e : Si g n V a r i a n c e Si g n T y p e A r e a S e t b a c k P r o j e c t i o n O t h e r R e q u i r e m e n t s SI G N A 1 WA L L S I G N 2 9 . 2 S . F . N / A 7 " SI G N A 2 WA L L S I G N 2 9 . 2 S . F . N / A 7 " SI G N C WA L L S I G N 7 6 S . F . N / A 5 " SI G N * B WA L L S I G N 4 5 S . F . N / A 1 . 7 5 " SI G N * D WA L L S I G N 9 S . F . N / A 1 . 7 5 " SI G N * E & * F WA L L S I G N 5 S . F . N / A 4 " Re g u l a t i o n s 2 - W A L L S I G N S PE R M I T T E D 2 - W A L L S S I G N S M A X . 50 S . F . E A C H No t e N o n - c o n f o r m i n g Co n d i t i o n s TO T A L N U M B E R O F SI G N S 3 - W A L L S I G N S EX C E E D 5 0 S . F . N/ A O K No t e s : * Z o n i n g V a r i a n c e # 2 9 6 6 w a s a p p r o v e d o n N o v e m b e r 4 , 2 0 1 4 f o r f o u r ( 4 ) w a l l s i g n s . T h e 4 s i g n s a r e d e s i g n a t e d S i g n B , D , E , a n d F. R11-JP/1.27.15/rev. signs A & C MARRIOTT B. TEEL RFF 01.08.15 0367946Ar20 9 120 S. AURORA ST. ITHACA, N.Y. R12-JP/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 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. 1 NORTH ELEVATION 1/16"=1'-0" D A1 A2 B R11-JP/1.27.15/rev. signs A & C MARRIOTT B. TEEL RFF 01.08.15 0367946Ar20 9 120 S. AURORA ST. ITHACA, N.Y. R12-JP/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 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. 2 A PROPOSED SIGNAGE - NIGHT VIEW A1 A2 B D R11-JP/1.27.15/rev. signs A & C MARRIOTT B. TEEL RFF 01.08.15 0367946Ar20 9 120 S. AURORA ST. ITHACA, N.Y. R12-JP/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 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. 3 1’ - 3 1/ 2 ” 2’ - 1 0 1/ 2 ” 16’-3” REVERSE BACK LIT CHANNEL LETTERS/LOGO SCALE: 1/2"=1'-0" (2) SETS REQUIRED - MANUFACTURE & INSTALLA2 01 FLAT ALUMINUM BACKER PANEL PAINTED SPRAYLAT SM-171S GRAY (VERIFY) 02 REVERSE BACK LIT CHANNEL LETTERS A1 01 0202 2’ - 6 ” L OG O 1’ - 7 1/ 2 ” LETTER SECTION 1-½”=1” WIREWAY MOUNTED FLAT ALUMINUM BACKER PANEL PAINTED TO MATCH EYEBROW FASCIA COLOR. REV. CHANNEL ALUMINUM LOGO/LETTERS PAINTED BLACK AND RED (LOGO) TO MATCH MATTHEWS PM08937 SATIN RED GE TETRAMAX 7100k WHITE L.E.D. HALO ILLUMINATION CLEAR POLYCARBONATE LETTER BACK w/ 60% WHITE VINYL DIFFUSER EYEBROW STRUCTURE EXACT MOUNTING METHOD TO BE DETERMINED 1/4" DIA. RIVNUT & THREADED STUD 1/4” DIA. WEEP HOLES IN LOW POINTS OF LETTERS ( MIN. ( 2 ) PER LETTER ) ALUMINUM LIGHT SCREENS AT EACH WEEP HOLE TO PREVENT LIGHT LEAKS 2"3"2" 2" x 12" ALUMINUM WIREWAY PAINTED BLACK NOTE: EYEBROW 18” O.A.H. 18 ” E X I S T I N G E Y E B R O W 1’ - 6 ” E Y E B R O W NIGHT VIEW R11-JP/1.27.15/rev. signs A & C MARRIOTT B. TEEL RFF 01.08.15 0367946Ar20 9 120 S. AURORA ST. ITHACA, N.Y. R12-JP/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 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. 4 9’-0” 3’ - 0 ” 5’ - 0 ¼ ” 10 ½ ” 63/ 8 ” REVERSE CHANNEL LETTERS/LOGO w/ F.C.O. ADDRESS SCALE: 3/4"=1'-0" (1) SET REQUIRED - MANUFACTURE & INSTALL “M” & “MARRIOTT” TO BE 1½” DEEP, FABRICATED ALUMINUM, NON-ILLUMINATED REVERSE CHANNEL LETTERS/LOGO - “M” TO BE PAINTED MATTHEWS MP 08937 RED, SATIN FINISH - “MARRIOTT” TO BE PAINTED MATTHEWS BLACK, SATIN FINISH - LETTERS TO BE CLIP MOUNTED ¼” OFF OF FASCIA (WEEP HOLES AT BOTTOM OF LETTERS) “120 SOUTH AURORA” TO BE 3/8” THICK, POLISHED STAINLESS STEEL - STUD MOUNTED FLUSH TO FASCIA w/ VHB TAPE & SILICONE ADHESIVE B 45.0 SQUARE FEET ¼”1½” 3/8” THICK END VIEW R11-JP/1.27.15/rev. signs A & C MARRIOTT B. TEEL RFF 01.08.15 0367946Ar20 9 120 S. AURORA ST. ITHACA, N.Y. R12-JP/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 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. 5 END VIEWREV. CHANNEL LETTERS 1”=1’-0” 9 SQ. FT.D 6’-17/8” 1’ - 5 ¾ ” 8 ¼ ” 8 ¼ ” (1) SET REQUIRED - MANUFACTURE & INSTALL 1” DEEP, FABRICATED ALUMINUM, NON-ILLUMINATED REVERSE CHANNEL LETTERS - PAINTED MATTHEWS MP 08937 RED, SATIN FINISH - LETTERS TO BE CLIP MOUNTED ¼” OFF OF FASCIA 1½"¼" (WEEP HOLES AT BOTTOM OF LETTERS) R11-JP/1.27.15/rev. signs A & C MARRIOTT B. TEEL RFF 01.08.15 0367946Ar20 9 120 S. AURORA ST. ITHACA, N.Y. R12-JP/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 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. 6 WEST ELEVATION (EXISTING PARKING DECK SIDE)1/16"=1'-0" 125’-1 /4 ” 3 2’ - 1 1 /4 ” C F E R11-JP/1.27.15/rev. signs A & C MARRIOTT B. TEEL RFF 01.08.15 0367946Ar20 9 120 S. AURORA ST. ITHACA, N.Y. R12-JP/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 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. 7 CHANNEL LETTERS/LOGO SCALE: 3/8”=1'-0" (1) SET REQUIRED - MANUFACTURE & INSTALLC 3 2’ - 1 1 /4 ” 1 2’ - 2 /4 ” 125’-1 /4 ” SIGN SQ. FT. = 76 LETTERS - ALUM. RETURNS PAINTED MATTHEWS BLACK SATIN FINISH ALUM. RETAINERS PAINTED THE SAME COLOR. 3/16" 2447 WHITE ACRYLIC FACES WITH 1st SURFACE 3635-222 BLACK DUAL COLOR VINYL. INTERNALLY ILLUMINATED WITH WHITE L.E.D. MODULES 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 5"ALUMINUM RETURNS INSIDE PREFINISHED LIGHT-ENHANCING WHITE ACRYLIC FACES NON-CORROSIVE WALL ACNCHORS AS REQUIRED PER BUILDING CONDITION LED ILLUMINATION JACKETED L.E.D. 2NDARY WIRE THRU 1/2" FLEXIBLE METALLIC CONDUIT TO L.E.D. REMOTE POWER SUPPLY 1/4" DIA. WEEP HOLES IN LOW POINTS OF LETTERS & IN BOTTOM OF RACEWAY ALUMINUM LIGHT SCREENS AT EACH LETTER WEEP HOLE TO PREVENT LIGHT LEAKS SIDE VIEW - DETAIL N.T.S. ALUM. RETAINERS PAINTED R11-JP/1.27.15/rev. signs A & C MARRIOTT B. TEEL RFF 01.08.15 0367946Ar20 9 120 S. AURORA ST. ITHACA, N.Y. R12-JP/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 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. 8 SIGN FACES INTERNALLY ILLUMINATED W/ WHITE GE HIGH OUTPUT L.E.D. ILLUMINATION U.L.LABELS REQUIRED INSTALL IN ACCORDANCE WITH NATIONAL ELECTRICAL CODES 30” 24 ” 12 ” 21/ 2 ” 3” S/F DIRECTIONAL SCALE: 1"=1'-0" ( 2 ) REQUIRED - MANUFACTURE AND INSTALL.FE WALL MOUNTED FLUSH TO SURFACE 4”+- R11-JP/1.27.15/rev. signs A & C MARRIOTT B. TEEL RFF 01.08.15 0367946Ar20 9 120 S. AURORA ST. ITHACA, N.Y. R12-JP/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 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. 9 SITE PLAN - SIGN LOCATIONS A2 A1 B C F E D No v e m b e r 5 , 2 0 1 5 It h a c a M a r r i o t t Bo a r d o f Z o n i n g A p p e a l s Ma r c h 1 , 2 0 1 6 2 Co v e r N o t e  Si g n A 1 a n d A 2  Re v e r s e C h a n n e l L e t t e r s • in d i v i d u a l l e t t e r s m o u n t e d s t i c k i n g o f f o f t h e m e t a l p l a t e b e h i n d  Li g h t s i n s i d e t h e c h a n n e l l e t t e r s on l y s h i n e b a c k a g a i n s t a s t e e l p l a t e . • cr e a t e s a h a l o e f f e c t a r o u n d t h e l e t t e r s • No l i g h t i s s h i n i n g o u t f r o m t h e l e t t e r s  Po l y c a r b o n a t e b a c k t o k e e p w a t e r o u t a n d d i f f u s e s t h e l i g h t  3” d e e p c h a n n e l f u r t h e r r e d u c e s t h e l i g h t o u t p u t  Si g n C  Si z e r e d u c e d t o t h e m i n i m u m si z e w h i l e r e m a i n i n g v i s i b l e 3 Pr o p o s e d S i g n a g e 4 Pr o p o s e d S i g n a g e 5 Pr o p o s e d S i g n a g e 6 Pr o p o s e d S i g n a g e 7 Si g n a g e L o c a t i o n 8 Ex a m p l e s o f S i m i l a r S t y l e S i g n a g e 9 Pr o p o s e d S i g n a g e 10 Pr o p o s e d S i g n a g e 1 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-1a 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. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal C i t y o f I t h a c a B o a r d o f Z o n i n g A p p e a l s W o r k s h e e t Ap p e a l N u m b e r BZ A - 3 0 1 5 Ad d r e s s 30 5 T a y l o r P l a c e Us e D i s t r i c t R- 1 a Da t e 3/ 1 / 2 0 1 6 Ap p l i c a n t ST R E A M C o l l a b o r a t i v e Ow n e r Do u g a n d J y o t i S h i r e Ap p l i c a t i o n T y p e : Sp e c i a l T e m p o r a r y P e r m i t Co l u m n Nu m b e r 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 14/1516 Co l u m n T i t l e U s e Ac c e s s o r y Us e Of f - S t r e e t Pa r k i n g Of f - S t r e e t Lo a d i n g Lo t A r e a (S q . F e e t ) Lo t W i d t h (F e e t ) Nu m b e r o f St o r i e s He i g h t i n Fe e t % o f L o t Co v e r a g e Fr o n t Y a r d S i d e Y a r d Ot h e r S i d e Ya r d Rear yard: % of depth or number of feet, whichever is lessMinimum Building Height Ex i s t i n g Co n d i t i o n an d U s e On e Fa m i l y 3 15 8 , 5 1 4 SF 15 1 . 8 ' 2 2 8 + 0. 0 2 % 1 0 8 ' 1 0 5 ' 8 2 ' A p p r o x . 2 4 0 ' Di s t r i c t Re g u l a t i o n s fo r E x i s t i n g On e Fa m i l y Zo n e 2 No n e Re q u i r e d 10 , 0 0 0 7 5 3 3 5 2 0 % 2 5 1 0 1 0 25% or 50' but not less than 20'None No t e N o n - Co n f o r m i n g Co n d i t i o n s OK O K N / A O K O K O K O K O K O K O K O K O K N / A Pr o p o s e d Co n d i t i o n an d / o r U s e On e Fa m i l y Ac c e s s o r y Ap a r t m e n t 3 15 8 , 5 1 4 SF 15 1 . 8 ' 2 2 8 + 0. 0 2 % 1 0 8 ' 1 0 5 ' 8 2 ' A p p r o x . 2 4 0 ' Di s t r i c t Re g u l a t i o n fo r P r o p o s e d On e Fa m i l y Zo n e Sp e c i a l Pe r m i t 2 No n e Re q u i r e d 10 , 0 0 0 7 5 3 3 5 2 0 % 2 5 1 0 1 0 25% or 50' but not less than 20'None No t e N o n - Co n f o r m i n g Co n d i t i o n s fo r P r o p o s a l OK D e f . O K N / A O K O K O K O K O K O K O K O K O K N / A NO T E S : Sp e c i a l P e r m i t i s r e q u i r e d f o r a n a c c e s s o r y a p a r t m e n t f o r p r o p e r t i e s i n t h e R - 1 z o n e s . S e c t i o n 3 2 5 - 1 0 r e q u i r e s a c c e s s o r y a p a r t m en t s n o t t o e x c e e d 3 3 ⅓ % of the to t a l h a b i t a b l e f l o o r a r e a o f t h e b u i l d i n g . T h e b u i l d i n g ' s f l o o r a r e a i s 3 , 4 5 2 S . F . a n d t h e p r o p o s e d a p a r t m e n t i s 9 0 6 S . F , . w h i ch i s 2 6 % o f t h e a l l o w a b l e f l o o r a r e a . 50 9 9 3 30 1 5 30 1 5 30 1 5 3015 1 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. CITY OF ITHACA Board of Zoning Appeals – Notice of Appeal C i t y o f I t h a c a B o a r d o f Z o n i n g A p p e a l s W o r k s h e e t Ap p e a l N u m b e r BZ A - 3 0 1 6 Ad d r e s s 42 4 D r y d e n R o a d Us e D i s t r i c t CR - 2 Da t e 3/ 1 / 2 0 1 6 Ap p l i c a n t Da n i e l R . H i r t l e r Ow n e r We n c h i n g A n g i e C h e n a n d J i u n n h s i e n W . C h e n Ap p l i c a t i o n T y p e : Ar e a V a r i a n c e Co l u m n Nu m b e r 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 14/1516 Co l u m n T i t l e U s e Ac c e s s o r y Us e Of f - S t r e e t Pa r k i n g Of f - S t r e e t Lo a d i n g Lo t A r e a (S q . F e e t ) Lo t W i d t h (F e e t ) Nu m b e r o f St o r i e s He i g h t i n Fe e t % o f L o t Co v e r a g e Fr o n t Y a r d Ot h e r Fr o n t Y a r d Ot h e r S i d e Ya r d Rear yard: % of depth or number of feet, whichever is lessMinimum Building Height Ex i s t i n g Co n d i t i o n an d U s e Mu l t i p l e Dw e l l i n g 5 67 0 0 S. F . 64 . 4 5 ' 3 2 8 ' 2 3 . 2 % 2 1 ' 4 . 3 ' 1 9 . 8 ' 2 9 % o r 3 1 ' Di s t r i c t Re g u l a t i o n s fo r E x i s t i n g On e a n d Tw o F a m i l y Zo n e 5 No n e Re q u i r e d 40 0 0 4 5 3 3 5 35 % B l d g . 35 % G r e e n 10 5 5 20% or 20' whichever is lessNone No t e N o n - Co n f o r m i n g Co n d i t i o n s No t Pe r m i t t e d N/ A O K N / A O K O K O K O K O K O K O K O K O K N / A Pr o p o s e d Co n d i t i o n an d / o r U s e Mu l t i p l e Dw e l l i n g 5 67 0 0 S. F . 64 . 4 5 ' 3 2 8 ' 2 3 . 2 % 2 1 ' 4 . 3 ' 1 9 . 8 ' 2 9 % o r 3 1 ' Di s t r i c t Re g u l a t i o n fo r P r o p o s e d On e a n d Tw o F a m i l y Zo n e 5 No n e Re q u i r e d 40 0 0 4 5 3 3 5 35 % B l d g . 35 % G r e e n 10 5 5 20% or 20' whichever is lessNone No t e N o n - Co n f o r m i n g Co n d i t i o n s fo r P r o p o s a l *N o t Pe r m i t t e d N/ A O K N / A O K O K O K O K O K O K * * O K O K * * * O K N / A NO T E S : * G r a n d f a t h e r e d r i g h t s a s a m u l t i p l e d w e l l i n g ** A p p e a l # 2 9 6 8 w a s g r a n t e d o n 1 / 6 / 2 0 1 5 f o r t h e o t h e r f r o n t y a r d d e f i c i e n c y i n o r d e r t o s u b d i v i d e t h e o r i g i n a l p a r c e l . ** * S e c t i o n 3 2 5 - 2 0 F ( 3 ) ( a ) [ 1 ] d o e s n o t a l l o w p a r k i n g a r e a s i n t h e r e q u i r e d r e a r y a r d d i m e n s i o n . 3016 50785 3016 3016 3016 3016