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HomeMy WebLinkAbout03-15-16 Planning and Development Board - PCC Meetng 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: March 9, 2016 SUBJECT: Agenda for Project Review Committee Meeting: TUESDAY,MARCH 15,2016 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 March: 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 13(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 March: Determination of Environmental Significance and Consideration of Preliminary& Final Approval 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 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 10:00 Project: Cornell Ag. Quad Renovations Location: Cornell University Campus Applicant: Davies Orinda for Cornell University Anticipated Board Action(s) in March: Determination of Environmental Significance and Consideration of Preliminary& Final Approval 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 13(1)(h)[4], and the State Environmental Quality Review Act ("SEQRA"), §617.4(b)(9), and is subject to Environmental Review. 10:15: Project: Parking for Five Cars Location: 424 Dryden Rd. Applicant: Dan Hirtler for William &Angie Chen Anticipated Board Action(s) in March: Consideration of Preliminary& Final Approval Project Description: The property at 424 Dryden Road was subdivided 2015 to form a new parcel at 319 Oak Avenue. The required off-street parking for 424 Dryden Road was formerly located on the part of the original parcel which was subdivided. The goal of this project is to provide the five required off-street parking spaces for the small site, while providing the best maneuverability and retaining a vegetative buffer at the rear of this parcel. The preferred layout retains an existing mature tree, preserves a portion of the 10-foot vegetative buffer, and requires variances. A trash enclosure is proposed. The project is in the CR-2 Zoning District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act ("SEQRA"), for which the Lead Agency made a Negative Determination of Environmental Significance on February 23, 2016. The BZA granted the required Area Variances on March 1, 2016. 10:30 Project: The Cherry Artspace Location: 102 Cherry St. Applicant: Performance Premises, LLC/Samuel Buggeln Anticipated Board Action(s) in March: Declaration of Lead Agency& Public Hearing 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 exterior patio in the rear of the building, landscaping, and signage. The project site is in an area currently under study for an Area Plan as a part of the Phase II of the Comprehensive Plan. Since this planning effort will likely result in changes in zoning requirements in this area, the City has rezoned the entire area to a Temporary Mandatory Planned Unit Development (TMPUD) Zone, until the Area Plan is complete. Therefore, the project sponsor has also applied to Common Council for a (TM) PUD. The project will require 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. "An Equal Opportunity Employer with a commitment to workforce diversification." 2 of 3 10:45 Zoning Appeals • #3017,Area Variance,416-418 E.State St. • #3018,Area Variance, 133 Giles St. • #3019,Area Variance, 102 Franklin St. • #3022,Area Variance, 108-110 Eddy St. 11:00 Adjournment 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, ®®90 ® M 1=m please contact the City Clerk at 274-6570 by 12:00 p.m.,the day before the meeting. 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.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 From: Jeanne Grace Sent: Thursday, February 18, 2016 1:07 PM To: Charles Pyott Subject: RE: Planning & Develop. Projects for Review/Comment Parking Lot Expansion-310 Taughnnock Blvd I am not in favor of granting this request, without some serious considerations. I think the excavation that is required to put in adequate drainage for the porous pavement will greatly harm the existing row or trees. and will result in the loss of more than one tree (as described in submitted plan) I don't know what the original bio retention area design was but it is currently has gravel fill and cars park on it, compacting the soil. It is not at all surprising that it doesn't drain properly. What attempts had been made to correct issues with the original bio-retention design prior to the addition of gravel fill and allowing parking? The city lot across the street is never full and it is free from island fitness customers to park in, correct? There may not be parking space as close as customers would like but there seems to be ample parking space in that area for people visiting island fitness. Will these additional spaces closer to the building make more parking available for people with disabilities, or is this just more parking for able people who don't want to park across the street? If this request is granted I recommend the use of structural soil under the porous asphalt as the city did in the parking lot across the inlet (near the fitness trail head).The trees growing adjacent to the structural soil under the porous asphalt are doing much better that the trees near the porous asphalt with standard fill beneath. Cherry St Art Space Mentions street trees in the narratives, but did not show on the map. I am interested in know location and species that are being considered. Jeanne Grace City Forester City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness) Date Created: 2/2/16 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? ® Yes [:]No Any construction on slopes of 15% or greater(15-foot rise per 100 feet of length) or where general slope in the project ❑ ❑ ❑ Yes ❑ No exceeds 10%. Construction on land where depth to the water table is less ❑ ❑ ❑ Yes ❑ No than 3 feet. Construction of parking facility/area for 50 or more vehicles. ❑ ❑ [:] Yes ❑ No Construction on land where bedrock is exposed or generally ❑ ❑ ❑Yes ❑ No within 3 feet of existing ground surface. Construction that will continue for more than 1 year or involve ❑ ❑ ❑Yes ❑ No more than one phase or stage. Evacuation for mining purposes that would remove more than ❑ ❑ [:] Yes No 1,000 tons of natural material (i.e., rock or soil) per year. Construction of any new sanitary landfill. ❑ ❑ ❑ Yes ❑ No Construction in designated floodway. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): Conversion of former drainage area into paved parking for 17 cars using porous paving. ❑ ❑ ❑ Yes ❑ No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? ❑Yes ❑ No Specific land forms (if any): ❑ ❑ ❑Yes ❑ No 1 of 11 3/10/2016 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness) Date Created: 2/2/16 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? ❑ Yes ❑ No Developable area of site contains protected water body. ❑ ❑ [:] Yes [:] No Dredging more than 100 cubic yards of material from channel ❑ ❑ ❑ Yes [:] No of protected stream. Extension of utility distribution facilities through protected ❑ ❑ ❑ Yes ❑ No water body. Construction in designated freshwater wetland. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 4. Will project affect any non-protected existing or new body of water? ® Yes ❑ No A 10% increase or decrease in surface area of any body of ❑ ❑ ❑ Yes ❑ No water or more than 10,000 sq. ft. of surface area. Construction, alteration, or conversion of body of water that ❑ ❑ ❑ Yes ❑ No exceeds 10,000 sq. ft. of surface area. Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, ® ❑ ® Yes ❑ No Cayuga Lake, or Cayuga Inlet? Other impacts (if any): Project site is contiguous to Cayuga Inlet— however, drainage patterns will not be altered significantly. ❑ ❑ ❑ Yes ❑ No 2of11 3/10/2016 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness) Date Created: 2/2/16 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 5. Will project affect surface or groundwater quality? ❑ Yes ❑ No Project will require discharge permit. ❑ ❑ ❑ Yes ❑ No Project requires use of source of water that does not have ❑ ❑ ❑ Yes ❑ No approval to serve proposed project. Construction or operation causing any contamination of a ❑ ❑ ❑ Yes ❑ No public water supply system. Project will adversely affect groundwater. ❑ ❑ ❑ Yes ❑ No Liquid effluent will be conveyed off the site to facilities which El ❑ ❑ Yes ❑ No do not currently exist or that have inadequate capacity. Project requiring a facility that would use water in excess of El ❑ ❑ Yes ❑ No 20,000 gallons per day or 500 gallons per minute. Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an ❑ ❑ [—] Yes [:] No obvious visual contrast to natural conditions. Proposed action will require storage of petroleum or chemical El ❑ [:] Yes ❑ No products greater than 1,100 gallons. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 3of11 3/10/2016 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness) Date Created: 2/2/16 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? ® Yes ❑ No Project would impede floodwater flows. ❑ ❑ ❑ Yes ❑ No Project is likely to cause substantial erosion. ❑ ❑ ❑ Yes ❑ No Project is incompatible with existing drainage patterns. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): Conversion of drainage area to parking — however, drainage patterns will not be altered significantly due to use of porous paving. ❑ ❑ ❑ Yes ❑ No IMPACT ON AIR 7. Will project affect air quality? ❑ Yes ❑ No Project will induce 500 or more vehicle trips in any 8-hour El ❑ [:] Yes ❑ No period per day. Project will result in the incineration of more than 2.5 tons of ❑ ❑ ❑ Yes ❑ No refuse per 24-hour day. Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million ❑ ❑ [—] Yes ❑ No BTUs per hour. Other impacts (if any): Minor construction impacts only. ❑ ❑ ❑ Yes ❑ No 4of11 3/10/2016 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness) Date Created: 2/2/16 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? ❑ Yes ❑ No Reduction of any species, listed on New York or Federal list, El ❑ [:] Yes ❑ No using the site, found over, on, or near site. Removal of any portion of a critical or significant wildlife ❑ ❑ ❑ Yes ❑ No habitat. Application of pesticide or herbicide more than twice a year El ❑ ❑ Yes ❑ No other than for agricultural purposes. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 9. Will proposed action substantially affect non-threatened or non-endangered species? ❑ Yes [—] No Proposed action would substantially interfere with any ❑ ❑ ❑ Yes ❑ No resident or migratory fish, or wildlife species. Proposed action requires removal or more than '/z acre of El ❑ ❑ Yes ❑ No mature woods or other locally important vegetation. Other impacts (if any): Two trees to be removed — replacement canopy trees should be planted to shade new parking area. ❑ ❑ ® Yes ❑ No 5of11 3/10/2016 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness) Date Created: 2/2/16 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? [—] Yes ❑ No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current ❑ ❑ ❑ Yes ❑ No surrounding land use patterns, whether man-made or natural. Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or ❑ ❑ [:] Yes ❑ No significantly reduce their enjoyment of aesthetic qualities of that resource. Proposed action will result in elimination or major screening ❑ ❑ ❑ Yes ❑ No of scenic views known to be important to the area. Other impacts (if any): ❑ ❑ [—] Yes ❑ No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? ❑ Yes ❑ No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the ❑ ❑ ❑ Yes ❑ No National or State Register of Historic Places. Any impact to an archaeological site or fossil bed located El ❑ ❑ Yes ❑ No within the project site. Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a ❑ ❑ ❑ Yes ❑ No landmark district. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 6of11 3/10/2016 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness) Date Created: 2/2/16 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? ❑ Yes ❑ No The permanent foreclosure of a future recreational ❑ ❑ [:] Yes No opportunity. A major reduction of an open space important to the community. ❑ ❑ [:] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? ❑ Yes ❑ No Proposed action to locate within a UNA or CEA? ❑ ❑ ❑ Yes ❑ No Proposed action will result in reduction in the quality of the El ❑ [] Yes ❑ No resource. Proposed action will impact use, function, or enjoyment of the ❑ ❑ [:] Yes ❑ No resource. Other impacts (if any): ❑ ❑ [—] Yes ❑ No 7of11 3/10/2016 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness) Date Created: 2/2/16 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? ® Yes ❑ No Alteration of present patterns of movement of people and/or El ❑ [:] Yes ❑ No goods. Proposed action will result in major traffic problems. ❑ ❑ ❑ Yes ❑ No Other impacts: No transportation impacts— however, parking layout will make maneuverability difficult in the new proposed corner parking spots. ❑ ❑ ❑ Yes ❑ No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No Proposed action causing greater than 5% increase in any El ❑ ❑ Yes ❑ No form of energy used in municipality. Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- ❑ ❑ [—] Yes ❑ No or two-family residences. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 8of11 3/10/2016 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness) Date Created: 2/2/16 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? ❑ Yes ® No Blasting within 1,500 feet of a hospital, school, or other ❑ ❑ [:] Yes ❑ No sensitive facility? Odors will occur routinely (more than one hour per day). ❑ ❑ ❑ Yes ❑ No Proposed action will produce operating noise exceeding local ❑ ❑ ❑ Yes ❑ No ambient noise levels for noise outside of structure. Proposed action will remove natural barriers that would act as ❑ ❑ ❑ Yes ❑ No noise screen. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? ❑ Yes ❑ No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, El ❑ [:] Yes No radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Proposed action may result in burial of"hazardous wastes" in any form (i.e., toxic, poisonous, highly reactive, radioactive, ❑ ❑ ❑ Yes ❑ No irritating, infectious, etc.) Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of ❑ ❑ [—] Yes ❑ No solid or hazardous wastes. Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, ❑ ❑ ❑ Yes ❑ No radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). 9of11 3/10/2016 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness) Date Created: 2/2/16 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. ❑ ❑ ❑ Yes ❑ No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any ❑ ❑ ❑ Yes ❑ No residential, commercial, or industrial property in excess of 30,000 square feet. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? ❑ Yes ❑ No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human ❑ ❑ ❑ Yes ❑ No population. The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of ❑ ❑ ❑ Yes ❑ No this proposed action. Proposed action will conflict with officially adopted plans or ❑ ❑ ❑ Yes ❑ No goals. Proposed action will cause a change in the density of land ❑ ❑ ❑ Yes ❑ No use. Proposed action will replace or eliminate existing facilities, El ❑ ❑ Yes ❑ No structures, or areas of historic importance to the community. Development will create demand for additional community El ❑ ❑ Yes ❑ No services (e.g., schools, police, and fire, etc.) Proposed action will set an important precedent for future ❑ ❑ [:] Yes ❑ No actions. Proposed action will relocate 15 or more employees in one or El ❑ ❑ Yes ❑ No more businesses. 10 of 11 3/10/2016 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness) Date Created: 2/2/16 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 19. Is there public controversy concerning the proposed action? ❑ Yes ❑ No ❑ Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 11 of 11 3/10/2016 F F.1 F.2 G H J K.1 NOT FOR FXISTING8LATE' CONSTRUCTION ROOFING ­ -_­ _-7- COPPER FLASHING AT C OPPER ROOF CONNECTION TO EXISTING EXISTING-MR T- T MER CONSTRUCTION EXISTING SLATE ROOFING EXIST----- EXISTING COPPER GUTTER CONNECT EXISTING RW�FROM ING HIGH ROOF TO GUTTERIAT HIGH ROOF STANDING SEAM ROOF STANDING SEAM ROOFING FORMED METAL GUTTER EXISTING GUTTER "-Level 7 ATTIC -CONNECTED TO RELOCATED REMAIN CAP END ATTO CUT Level 7 ATTI -,,. 60" - 61' COPPER GUTTER LOCATION P 11. 601 - 6" STANDING SEAM ROOFING WITH INTEGRATED GUTTER r Rem JkLevel 6 2 -Level 6 2 501 - 511 7 10"ALUMINUM CURTAIN WALL SYSTEM Levels 1 Level 5 1 40' - 41t Monet-- T' 4-J EXISTING WINDOWS EXTENDED CURTAIN -T-L- WALL MULLION LOW-PROFILE CURTAIN 71/2"ALUMINUM > rn CURTAIN WALL SYSTEN WALL MULLION Ln Level 4 4 G 00 Level �30' - 3" SSG CURTAIN WALL I r 1 r 7 d 30' - 3" INSULATED GLAZING MULLION z Q) • C) M Level 3 LLI Level LL1 29 - 2" EXISTING MASONRY WALL - L- 21 20' U 4-J 7_11, INSULATED METAL PANELS INSULATED METAL PANELS -A J No. Date Revision 717 _LL Level LL2 Level 2 LL2 RELOCATED EXISTING COPPER DOWNSPOUT EXISTING COPPER DOWNSPOUT RELOCATED TO MASONRY WALL o FACE OF EXISTING MASONRY WALL KSS ARCHITECTS II Level 1 LL3 150 So. Independence Mail West Suite 944 Philadelphia, PA 19106 t: 215.320.3000 www•kssarchitects.com 3 West Stair North Elevation 2 West Elevation - West Stair A302 1/8' 11-011 A302 1/811 1 1-011 Bruce E Brooks Et Associates 2209 Chestnut Street 8 9 110 11 5.1 6 Philadelphia, PA 19103 ------- 215-569-0400 Keast a Hood Co. of New York, P.C. 400 Market St, Suite 1250 Philadelphia, PA 19106 215-625-0099 Acentech 8 Interptex Drive, #218 Trevose, PA 19053 215-245-8244 Trowbridge Wolf Michaels EXISTING MASONRY WALL BEYOND 1001 W Seneca St Z;77 Level 7 ATTIC_At 60' - 6" '�JIIF Ithaca, NY 14850 607-277-1400 Ilk STANDING SEAM 17 WNW- Atelier 10 ROOFING mr, 195 Church St # 10 New Haven, CT 06510 Level 62 50' 203-777-1400 TG Mi I ler :T 203 North Aurora Street Ithaca, NY 14850 607-2n-647 Level5 1 A H I CURTAIN WALL SYSTEM BEYOND _LLLJ 0 Level 4_13 0 7 30' - 3" APF D P, SITE PLAN REVIEW EXISTING MASONRY WALL 7= Project No.: 2014-22194 Leve13 LL1 20' - 2" Issued: 01/15/2016 Building Elevations INSULATED METAL PANELS EXISTING CANOPY INSTALL LIGHT FIXTURES AT _j17 REPLACE EXISTING DOOR WITH 010" ------------------ ALUMINUM&GLASS EGRESS DOOR _EXISTKG_MASOK1RY WALL-SF-E Level LL2 ELEC.DWGS lol - ill INSTALL EGRESS DOOR AND A302 CONCRETE LANDING AT EXISTING IL mc ,MIT, Ice zN- - WINDOW OPENING South Elevation - Dining Terrace �A302 1/8" = 1 1-01, NOT FOR CONSTRUCTION 11 10 9 8 7.1 F D 10b 9b 9a 8b 8a 7b 7a 6'-1" 14'4" 10a 5'-0" 5'-0" 14'.p" 5'4" 5'-0" 10'-0" 1Q " 14'4" 6`-1" .. - - - - I EXISTING WINDOW TO REMAIN Level 7 ATTIC ■ - - _ - - — - 1 STANDING-SEAMCANOPY rt - - - - - - - - T-- - - --- - -- - - -- - 6O 6 - - - I i— WITH LEAD COATED COPPER FLASHING MEMO- DORMERBEYOND _ ! -- - - - -— _ - - - - - - -- - - 5 1 ' Level l - HMESEmvE - 40� - 4„ SLATE ROOF BEYOND - - LIMESTONE Level _ ram. ,•• VENEER PANELS • ' _ �� •- LIGHT FIXTURE AT EA. � ��J METAL GUTTER BEYOND - - - '� SIDE OF OPENING 'r PAINTED ALUMINUM INFILL PANEL L - STEEL JAMB AT EXISTING LIMESTONE PARAPET CAP ,E_J1 INSULATED METAL PANEL I CANOPY WITH °' "� I PERIMETER OF OPENING �► FINISH TO MATCH WINDOW SYSTEM - STANDING SEAM - - EXISTING WINDOW 'r00 i - I r OPENING SHOWN � COPPER ROOFING �___ Level5_'I c; DASHED r EXTERIOR LIGHT FIXTURE SECURED --- - - ----- - - - - - - -- �� _ co 40' 4" TO UNDERSIDE OF EXISTING WD -__ I r ` r - STOREFRONT SYSTEM WITH }- WAI BEAM ENCLOSURE,TYP. r INSULATED GLAZING Z T I l r a Level 4G ■ �y i �r _ 30 - 3 rtS • 8-4112 M.O. EXISTING MASONRY EXISTING LIMESTONE CAPITAL I § F { "I ,} WINDOW SYSTEM AT EXISTING - FACADE TO REMAIN C) OPENINGS IN LOGGIA _ y 8znA '-7 112" _ � Level � � +-� INSULATED WINDOW SILL FINISH 4 30' - 3" TO MATCH WINDOW SYSTEM No. Date Revision EXISTING STONE COLUMN 2 South I�/yCourt and Elevation - Lgia (�4� /� ( Enlarged Elevation - Ground Level Vestibule Entrance A301 1/811 = 1 1-1 11 ! l V 1 f 4" — 1,-0" 4d KSS ARCHITECTS 150 So. Independence Mall West Suite 944 Philadelphia, PA 19106 t: 215.320.3000 www.kssarchitects.com E�I F `F.5 G H 11'-r° - 7'�I° - 7'-4" 14°-6" Bruce E Brooks � Associates 2209 Chestnut Street Philadelphia, PA 19103 215-569-0400 - - - -- - - - Keast €t Hood Co. of New`York, P.C. 400 Market 'St, Suite 1250 Philadel hia, PA 19106 � P 215-625-0099 - -- - - --- --- - - - -- - -- - --- - - - - - 14'-8" 21'-2" 12'-2" 9'-2" 14'-6" 2'-4" Acenit P h 8 Inter lex Drive, #21 Trevose PA 19053 -- 215 245 8244 Michaels Trowbridge Wolf NI' W Seneca 5L Ithaca, NY 14850 100 Atelier 10 1- -- 195 Church St # 10 - _ - - -- Level ATTIC - 1 - - . =r ,- - - - - - - Level 7 ATTIC New Haven, CT 1CJ � 1 065 - _ i Iz. , �60' - 6" - I _ I 60' 6" 203 777-1400 EXISTING SLATE ROOF l EXISTING WINDOWS EXISTING PITCHED ;! lorw}-=`-'' _ -' - 7_r.- L _. TG TIT SLATE ROOFTT Mlller i _ � - © - I - EXISTING DORMER �"'�_�"' - _ 03 North Aurora Street 21 - f_ I 1 _T _ Ithaca, NY 14850 Level 2 - _ _ - _ - Level 6 2 ,��,, 607-272-6477 - - - - I - 50' - 5" _---------_— 50' - 5" I u tv - I o EXISTING WINDOWS__J 0 EXISTING MASONRY WALL - - - �•"'* - Level 5_1 ,� �p Level 5 T �, 404,E ` ■ - - - - - - 40' 4" AF CANOPY WITH STANDING _. _- ��� ,. E � tib ,�. SEAM COPPER ROOFING I I ® a A' I ALUMINUM&GLASS R •::�' a _ SITE PLAN REVIEW BALANCED DOOR � I EXISTING LIMESTONE VENEER MASONRY WALL Level 4 G SURROUND AT DOOR OPENING I Level 4 G Project No,: 2014-22194 30' - 3" - - ii 30' - 3" Issued: 01/15/2016 4 Building Elevations A301 MYRON TAYLOR HALL - HUGHES HALL I 1 East Courtyard Elevation 3 West Courtyard Elevation - Vestibule A301 118" - 1'_0" A301 118" = V-0" A301 I i \ Iiillllll � \ 14'\ M�L \\ \ \ \ \ I \ III \ MH INDICATED ON } S. 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Independence Mall West ICL MECHANICAL ROOM Suite 944 \ s I I Q D S D. Philadelphia, PA 19106 C.0 --' t: 215.320.3000 743 www.kssarchitects.com - � / / � HUGHES PLAN NGS I N Bruce E Brooks Et Associates HALL 2209 Chestnut Street Philadelphia, PA 19103 / ,i / — 215-569-0400 / Keast Et Hood Co. of New York, P.C. / / I EE=744.02 EE=744.03 400 Market St, Suite 1250 Philadelphia, PA 19106 — � 215-625-0099 EE=744 00 / EE— 744.02 Acentech EE— 744.04 . 8 Interplex Drive, #218 Trevose, PA 19053 215-245-8244 REMOVE DOWNSPOUT. 4" CAST IRON Trowbridge Wolf Michaels g STORM SEWER TO REMAIN. 1001 W Seneca St s ° Ithaca, NY 14850 REMOVE 22LF 6" SANITARY LATERAL, 607-277-1400 I I / HOUSE TRAP AND CLEANOUT. Atelier 10 I I / C/) ALTERNATIVE A5: 195 Church St # 10 I I / REMOVE AND REPLACE EXISTING STORM AND REMOVE AND REPLACE New Haven' CT 06510 I I s SANITARY, INSTALL NEW FOOTER DRAINS. 85LFf OF 4" C.I. STORM I ° / 203-777-1400 BASE BID: EXISTING TO REMAIN PIPE WITH SDR35 PVC TG Miller O 203 North Aurora Street 7 REMOVE 18LFf OF Ithaca, NY 14850 G�TE I I �3o I 4" C.I. STORM PIPE 607-272-6477 w VV UN/� I ° EE=744. 02 0 J St U = CHAIN LINK P w o OGK St _ / G��ED AO ,%4� FENCE 04 — --\ _ / / / „/ 50% CD COORDINATION \ \ _ s° Sa / 8 S t L 4 t Sa �I sa T� Sa - - -1 \ . I�. 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E _ d `4o G L ME AIR IN30"ILOCUST . T T Io 0 o O o 4 a \ I o 0 0 0 o W _ ° e O o 0 o p o 0 o d ° o 0 0 0 ° � . ° KSS ARCHITECTS e I ° ° BELOW GRADE 150 So. Independence Mall West D.S. ° ° ° • . MECHANICAL ROOM Suite 944 D.S. .°° . . . . ° ° . so C 0 e� Philadelphia, PA 19106 •d d. m O o.. S St /. e • ° • 7 ° •°° < t: 215.320.3000 /•V\may / EE=743.9R e ° ° °•e a " ` • °` www.kssarchitects.com HU J�II e pee ° LAN N S ° / d d 20 / / / . °°N °e ° Bruce E Brooks Et Associates / I 2209 Chestnut stnut StreetHAL � Philadelphia, PA 19103 215-569-0400 Keast Et Hood Co. of New York, P.C. i EE=744.02 EE=744.03 400 Market St, Suite 1250/ � Philadelphia, PA 19106 215-625-0099 / � Acentech N D.S. EE=744 00 EE= 744.02 EE— 744.04 . 8 Interplex Drive, #218 Trevose, PA 19053 — — i 215-245-8244 Trowbridge Wolf Michaels 1001 W Seneca St ,Ithaca\ / NY 14850 607-277-1400 I I Atelier 10 I I / ALTERNATIVE A5: 195 Church St # 10 I REMOVE AND REPLACE EXISTING STORM AND New Haven, CT 06510 U_ sp / SANITARY, INSTALL NEW FOOTER DRAINS.I 203-777-1400 I BASE BID: EXISTING TO REMAIN I I 60" ( TG Miller O 203 North Aurora Street Ithaca, NY 14850 °• I I I 607-272-6477 N rp D.S. d 730 a g p e 8 ° d I U N/ . " e . e . . ° e ' . ° . . • ' ° ° d . J V I ° ' 8 °� ° ° I EE— 744. 02 0 8 0 ° r °° U a" F-- $t 0 CHAIN LINK P ° . ° ° ° ° rt �G�GK St CD G�0ED A- FENCE /8S t� 4"� 50% CD COORDINATION S° Sa / I I PIP RIP E t Sa — S° _ Sa :\I B U E rt Project No.: 2014-22194 — � — '� � —I-' 8 BI CF� w I / / / / V) C. Issued: 02/26/16 C.O. 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(TYP) a. ° I Q • M d � I SEE DRAWING E100 FOR CIRCUITRY. ° • • / ° e ° ° ° ° ° ° I , ° e , _O z O 4 ° J <° ° ° . ° ° d • a ° _ ° ° KSS ARCHITECTS \ Q I ° ° ° Ze A ° ° ° • • BELOW GRADE 150 So. Independence Mall West= o 0- e e Suite 944 D.S. ° ° d • m MECHANI CAL ROOM s I I Q D.S. / ° e°° e e ° , , ° • ° Philadelphia, PA 19106 C.O ,d e e° °• e°. t: 215.320.3000 �s st st EE=743.98 $ : e ° , , 3 •—� e a e www.kssarchitects.com N / •N 44 4 d°e � Bruce E Brooks Et Associates d 2209 Chestnut Street )AKJ / �� Philadelphia, PA 19103 REPLACE EXISTING DOWNSPOUT RAISE RIM OF AIR INTAKE SHAFT 215 569 0400 / r BOOT AND CONNECT TO EXISTING FLUSH WITH FINISHED GRADE. Keast Et Hood Co. of New York, P.C. 4 CAST IRON STORM SEWER INSTALL NEW ADA COMPLIANT GRATE. 400 Market St, Suite 1250 02/ EE=744. � EE=744.03 Philadelphia, PA 19106 215-625-0099 / EE=744.02 Acentech/ l EE - 744.04 EE=744.00 p 8 Inter lex Drive, #218 Trevose, PA 19053 215-245-8244 Trowbridge Wolf Michaels / / \ 1001 W Seneca St Ithaca, NY 14850 I I / 607-277 1400 Atelier 10 I I C/) ALTERNATIVE A5: 195 Church St # 10 I � I / \ REMOVE AND REPLACE EXISTING STORM AND New Haven, CT 06510 I s \ SANITARY, INSTALL NEW FOOTER DRAINS. 18LF 4" PVC ® CONNECT TO EXISTING 203-777-1400 I I / BASE BID: EXISTING TO REMAIN 1 .0% SLOPE MIN DOWNSPOUT BOOT I I 6,, r REMOVE AND REPLACE TG Miller (n I 80LF± OF 4" C.I. STORM INV=726.10 PIPE WITH 4" PVC SDR35 203 North Aurora Street I I CONNECT TO EXISTING (SDR35) Ithaca, NY 14850 4" C.I. STORM WITH S FERNCO COUPLING (TYP) 28 ° , ° ° ° • •e ° • °• B° ° 22LF 6" PVC (SDR35) WITH 607-272-6477 I so \ D.S. I e a e d . ° e g �3o e °° e e I I HOUSE TRAP II / e e p U) e ° 8 LLJ °° P A °°a ,e °e I I G L O e e d ° INV-� I E 744.02 , 1 0e °d a d° a e a a a ° -r+ ty st\ uH, { °°° St . St ° Si ° < D.S. o = _ F D. ° .L1e. ,° 00 zo O P, st st _ — Gti N CHAIN LINK P . ° ° F.D. w L 00GK _ °FD N FENCE so yg4T ° I j = D o w�4i.lvv-7zo.5o � — _ _ / / 8'�S EL � 4'� 50/ CD COORDINATION SO / t sa sa- \\I So- So \ i / I P RIP E rt Project No.: 2014-22194 C.O. -- - FOOT& DRAIN B U E-� t � 8 ' BI C 7 - W C. Issued: 02/26/16 I 1 I _ \ O l RE PLA CL No T C NNECT TO co rn CB �q)c n CONTRACT LIMIT LINE I I EXI IN 6" SB ST ENT s Utility Plan RIM=721 .2 / I SANITAR LINE E, NCO COUPLING STONE ii� FULL W/DEBRIS STONE A�� SITON I z BENCH (TYP.) \1> z � WALL L o � 3 I PROTECT EXISTING SANITARY /q / I I I L� � II DURING CONSTRUCTION DATA GRAPHIC SCALE Jc _ e1 UTILITY PLAN -q ,A C �Cy'gR C103 1"-10' rt 0 10 20 30 ��T I � SUR 9' MH I REMAINDER OF BACKFILL: 2.5' 1. UNDER PAVEMENTS - STRUCTURAL FILL COMPACTED IN --IN PAVEMENT IN LANDSCAPING- MAX. 8' LIFTS TO SUBGRADE OF PAVEMENT SECTION 2. UNDER LAWN AND OTHER IMPROVED AREAS - GENERAL FILL CAST IRON BOX WITH COVER, COMPACTED IN MAX. 12" LIFTS TO SUBGRADE OF TOPSOIL EAST JORDAN IRON WORKS ADS GRATE 10" MATCH GRADE PATTERN NO. 1566 F.A.I. MODEL #1099CGS 3" 6„ BRASS SCREW PLUG 6" MIN. NOT FOR FOR NON-FERROUS PIPE '77 CONSTRUCTION TAPE COPPER TRACER WIRE FOR NON-FERROUS PIPE PROVIDE S H 4 ADS DRAIN BASIN TO TOP OF PIPE UNDERGROUND WARNING TAPE 18' SCH 40 PVC CAP 4" MODEL #2810AG BELOW GRADE PAVEMENT a a 3,000psi CONCRETE .01 °O O ° O O° O° ° 0 00 ° CAST-IN-PLACE RING 6" C.I. ADS "ADD-A-BRANCH" BEDDING STONE 0 00 0 INLET AND OUTLET ADAPTER. ° ° O o° ° o o ° o O ° ° 12" MIN. o ° g SEE DRAWINGS FOR PIPE SIZES, VARIES °O O ° ° O O° O° 0 1�12"--� MATERIALS AND ORIENTATION ° g °o o ° ° ° ° o °0 00 o °00° 0° 00 0 00 SCH 40 PVC RISER 0 0 0 0 o PIPE AS SHOWN ON DRAWINGS, 0° - ADAPTER TO SCH 40 PVC 00 00 000 0° AS SPECIFIED BEDDING STONE 0 0 0°0 + o 0 0 00 0 q0 O 000 45' BEND 12" MIN. BOTH SIDES ° ° ° o° o ° 0 000 0 ° ° ° ° - PIPE SIZE & MATERIAL 000 QO° FLOW BUILDING SEWER O O O O O O 6 MIN. AS NOTED ON PLAN ° 0 0 0 0 0 45' BEND OR WYE ° PVC 0 Oo 0 00 0 0 00 ° ° 0 0 °00 ° ° = o°o o° 0 0 0 ° C.I. ADAPTER, TYP. o� °o°o°o co co o° 0 0 00 0 0Co 0 >- �= 000 00 PIPE SIZE AS NOTED 0 °O °°�0 REFER FOR PIPE INVERT DRAWINGS IN SOIL IN ROCK O� 00 0 0 0°0000 000 o°0 PIPE BEDDING PER TYPICAL ON PLAN o 0000 MI�°c000 ELEVATION O O o O g 6 k0° O 0 O O 0 TRENCH SECTION 6" DOUBLE HUB ° °° 0 ° RUNNING TRAP S.V., C.I. "r BEDDING STONE 1 DRAIN BASIN 2 TRENCH 3 CLEANOUT 4 HOUSE TRAP NOT TO SCALE NOT TO SCALE NOT TO SCALE NOT TO SCALE STONE PAVEMENT-3" CLEAN SOIL STABILIZATION FABRIC ' EXTEND 1" MINIMUM AND 3" MAXIMUM O SOUND, DURABLE, SHARP-ANGLED EXISTING PAST EDGE OF GRATE TYP 2%4" LUMBER STAKES FRAGMENTS OF ROCK OF UNIFORM QUALITY. 1 ILS0» PAVEMENT ( ) AND RA � I N LET GRATE Mimia--J 2" HARDWOOD FENCE POST - - - - INLET FILTER N 0 8'-0" C. TO C. �- J. OVERFLOW WEIR 6" ABOVE ADJOINING ^�^ ' GRADE TO PREVENT BYPASS OF RUNOFF W M PROFILE '' ' `\\ TO NEXT DOWNSTREAM STRUCTURE Lf7 00 FILTER FABRIC MIRAFI < y w 10OX ENVIROFENCE, OR I NOTES o + + + + + + + + + APPROVED EQUAL. EXISTING GROUND * * * * * * * * < > >` + + + + + + + + + + + 1. WHEN TWO SECTIONS OF FABRIC SEE PLAN FOR LENGTH + + + + + + + + 6 NOTES: + + + + + + + + + 20" < + + + + + + + + + + Z GRADE MIN. ADJOIN EACH OTHER OVERLAP BY + +*+++*+++' +++ FILTER FABRIC TO BE CUT FROM I 6 INCHES AND FOLD. 2. PERFORM MAINTENANCE AS NEEDED + + + CONTINUOUS ROLL TO ELIMINATE AND REMOVE SILT WHEN BULGES + JOINTS. IF JOINTS ARE U DEVELOP IN THE SILT FENCE. + + NECESSARY, OVERLAP TO EXTEND ro SILT _ ++ TO NEXT STAKE. SECURE USING 175# ZIP + * U ' -� EXISTING TIES FASTENED TO INLET ZIP TIE * *+** SPACE STAKES EVENLY AROUND =I -I PAVEMENT + * + + * + + * * + + + 6„ + + + * + + + * + * + + + DRAINAGE STRUCTURE AT MAXIMUM + + + + + + + + + + + DIG 6" WIDE & DEEP 16" -� SEE PLAN GRATE TYP 12" MIN. * + * + + + + + + + TRENCH, BURY BOTTOM MIN. -III- + * + ' + + ' * * + 3' INTERVALS AND DRIVE TO 6" �_� 18" MIN.T MINIMUM 18" DEPTH INTO SOIL. 1'-0" OF FABRIC, - TAMP IN PLACE. INLET FILTER_F_ • FILTER FABRIC TO BE SECURELY FILTER FABRIC FASTENED TO LUMBER FRAME AND STONE PAVEMENT SHALL BE EMBEDDED A MINIMUM GRATE 12" INTO SOIL. PLAN VIEW A GRATE DRAINAGE INLET OR STORM MANHOLE GRATE BAR KSS ARCHITECTS 150 So. SILT FENCE TRACKING PAD INLET FILTER INLET PROTECTION Suite 944dependence Mall West 5 6 8 7 PA 19106 NOT TO SCALE NOT TO SCALE NOT TO SCALE NOT TO SCALE Philadelphia, SEQUENCING GENERAL NOTES CONSERVATION SEED MIX t: 215.320.3000 www.kssarchitects.com 1. INSTALL SILT FENCING IN LOCATIONS SHOWN. 1. SILT FENCING TO BE INSTALLED ALONG CONTOURS, NOT CROSSING CONTOURS. SPRING SEEDINGS PROPOSED DOWNSPOUT, SEE 2. INSTALL TRUCK TRACKING PAD AT 2. SURFACE RUNOFF FROM UPGRADE AREAS SHALL BE DIVERTED OR OTHERWISE a) ANNUAL RYEGRASS: 0.70 LBS/1000 S.F. SITE UTILITY PLANS AND Bruce E Brooks Et Associates b) SPRING OATS: 2.00 LBS/1000 S.F. ARCHITECTURAL DRAWINGS. CONSTRUCTION SITE EXIT. PREVENTED FROM FLOWING THROUGH AREAS OF CONSTRUCTION ACTIVITY. c) ANNUAL RYEGRASS: 0.35 LBS/1000 S.F CAST-IN-PLACE CONCRETE RISER. INSTALL NEW ADA COMPLIANT GRATE 2209 Chestnut Street AND SPRING OATS: 1.50 LBS/1000 S.F 4,000 PSI CONCRETE. W/ 30"x 30" ACCESS HATCH AND 3. INSTALL INLET PROTECTION IN LOCATIONS 3. RUNOFF FROM DISTURBED AREAS SHALL NOT BE DISCHARGED OFF-SITE WITHOUT d) PERENNIAL RYEGRASS: 0.70 LBS/1000 S.F. SEE LANDSCAPE DRAWINGS PADDOCK HASP CAST IRON DOWNSPOUT BOOT, NEENAH Philadelphia, PA 19103 SHOWN. FIRST PASSING THROUGH A PROPERLY INSTALLED AND MAINTAINED SEDIMENT FOR CONCRETE RISER FINISH FOUNDARY R-4929 STYLE WITH 2" DIA. 215-569-0400 CONTROL STRUCTURE. LATE SPRING & SUMMER SEEDINGS CLEANOUT PORT AND BRASS PLUG (OR BUILDING 4. BEGIN EARTHWORK OPERATIONS. RUNOFF FROM a) SUDANGRASS: 0.90 LBS/1000 S.F. APPROVED EQUAL). ATTACH TO FACE OF WALL Keast Et Hood Co. of New York P.C. ANY EXPOSED SOILS TO BE DIRECTED TO SILT 4. PERMANENT VEGETATION SHALL BE INSTALLED IMMEDIATELY FOLLOWING FINAL b) ANNUAL RYEGRASS: 0.70 LBS/1000 S.F. RAISE RIM TO 743.47 (N) WITH STAINLESS ANCHORS AND BOLTS. CAST IRON FENCE OR INLET PROTECTION. PROVIDE GRADING. c) PERENNIAL RYEGRASS: 0.70 LBS/1000 S.F. VARIES AND 743.67(S) FLUSH WITH TO BE PAINTED WITH FLAT BLACK PAINT. 400 Market St, Suite 1250 TEMPORARY DIVERSION SWALES AS NECESSARY. NEW PATIO Philadelphia, PA 19106 5. ALL CONTROL STRUCTURES SHALL BE PERIODICALLY INSPECTED AND MAINTAINED LATE SUMMER & FALL SEEDINGS ° aep L ° FINISH GRADE 6"t 5. COMPLETE GRADING, PAVEMENTS AND BUILDINGS. DURING CONSTRUCTION. SILT FENCE AND INLET PROTECTION SHALL BE CLEANED a) ANNUAL RYEGRASS (COMMON) 0.70 LBS/1000 S.F. 17 EXISTING RIM=743.10 215-625-0099 OUT WHEN SEDIMENT REACHES 25% OF THE HEIGHT OF THE FABRIC. b) WINTER RYE (AROOSTOOK): 2.50 LBS/1000 S.F. 6. INSTALL LANDSCAPING, TOPSOIL, SEED AND i i 1 1 6" MULCH. 6. MAINTAIN TRUCK TRACKING PAD FOR DURATION OF PROJECT. TOP DRESS WITH c) WINTER WHEAT: 2.75 LBS/1000 S.F. I I " I'll, (1) 4"X90' Acentech ADDITIONAL AGGREGATE WHEN SURFACE BECOME PACKED WITH SEDIMENT. d) PERENNIAL RYEGRASS (PENNFINE): 0.70 LBS/1000 S.F. DRILL AND EPDXY BENT #4 REBAR ALL SIDES CAST IRON ELBOW 8 Interplex Drive #218 7. REMOVE SILT AND DEBRIS FROM ALL STORM MULCH REBAR 0 12" O.C. ° 0g° MATCH Trevose, PA 19053 SEWERS. DO NOT FLUSH DOWNSTREAM. 7. MAINTAIN INLET PROTECTION ON ALL INLETS THROUGH ALL PHASES OF THE PROJECT. CLEAN STRAW MULCH 100 LBS (2-3 BALES)/1000 S.F. TIE TO #4 BARS 0 0 00 EXISTING 0 00 000 0 0 0 0 00 0 �g 215-245-8244 8. APPLY TEMPORARY OR PERMANENT SEED AND MULCH TO DISTURBED AREAS WITHIN MULCH SHALL BE APPLIED OVER TEMPORARY OR PERMANENT SEEDING AND SHALL BE ANCHORED 12" 6'x8' a EXISTING AIR INTAKE SHAFT O 0QoO o°OOoO°0 00°O°°�° 14 DAYS AFTER CLEARING. USING ONE OF THE FOLLOWING OPTIONS: d O Trowbridge Wolf Michaels o A. ON SLOPES <3%, DRIVE TRACKED EQUIPMENT OVER MULCH, WITH TREADS RUNNING PARALLEL ° o0 n J 9. PLACE SILT FENCE AROUND TOPSOIL STOCKPILES AND TEMPORARILY SEED IF LEFT TO THE CONTOUR. 0 0 00cb0000000 O g00�0 ° -0 1001 W Seneca St UNDISTURBED FOR GREATER THAN 14 DAYS. B. USE A MULCH ANCHORING TOOL OR SQUARE SHOVEL TO CUT MULCH IN SO THAT MULCH IS 0000 00 0 0 00 0°O 000 TUCKED INTO THE SOIL BY 3" REMOVE EXISTING GRATE 0° O O0 ° O O O BEDDING PER PIPE Ithaca, NY 14850 10. DISPOSE OF ALL FILL IN A MANNER THAT IS CONSISTENT WITH ALL LOCAL, STATE, B. APPLY A TACKIFIER OVER MULCH CONSISTENT WITH MANUFACTURER'S SPECIFICATIONS. TRENCH SECTION 607-277-1400 AND FEDERAL REGULATIONS. C. APPLY WOOD FIBER MULCH OVER STRAW MULCH AT A RATE OF 400 LBS. PER ACRE. EXISTING 4" CAST IRON STORM LINE D. SECURE MULCH IN PLACE WITH BIODEGRADABLE NETTING, OR WITH PEG AND TWINE SECURED BY WOOD STAKES SPACED AT 3' INTERVALS, AND TWINE WOVEN IN A CRISS-CROSS PATTERN. Atelier 10 10 EROSION & SEDIMENT CONTROL NOTES AIR INTAKE SHAFT DOWNSPOUT BOOT Church St # 9 10 11 N Neew Haven, CT 06510 NOT TO SCALE NOT TO SCALE NOT TO SCALE 203-777-1400 TG Miller 203 North Aurora Street Ithaca, NY 14850 607-272-6477 2, U N/ 4F1 O a U -< O <o G ,\`b 50% CD COORDINATION Project No.: 2014-22194 Issued: 02/26/16 Detai is \MA'1� CONTRACT _ _ GENERAL SHEET NOTES DEMOLITION 1. CONSTRUCTION FENCING TO BE INSTALLED AS NECESSARY TO PROTECT PEDESTRIANS,CONTROL VEHICULAR TRAFFIC AND PROTECT ON-SITE CONSTRUCTION MATERIALS. I I I I \ \ \ \ \ \ \ \ REMOVE ASPHALT PAVEMENT ----- 2. CONTRACTOR TO PROVIDE TEMPORARY WALKWAYS AND TRAFFIC SIGNS TO PROTECT PEDESTRIANS \\ \\\\ I SAWCUT ASPHALT AND MAINTAIN SAFE PASSAGE. I I I I O I I 1 1 \\\ \ \ �\ \ \ \ \ \ \ \ I - -' 3. CONTRACTOR TO SCHEDULE WITH THE UNIVERSITY AND FOLLOW ANY APPLICABLE PROCEDURES WHEN WORKING AT ANY BUILDING ENTRANCE/EXIT DOOR WILL TAKE PLACE AND IF TEMPORARY PARTIAL CLOSURE NEEDS OCCUR. 4. ENTRANCE/EXIT DOORS TO ALL BUILDINGS TO REMAIN FULLY FUNCTIONAL AND UNOBSTRUCTED AS REQUIRED BY CODE TO ENSURE THAT PROPER INGRESS AND EGRESS IS MAINTAINED AT ALL TIMES. \1k / 5. CONTRACTOR TO PROVIDE TEMPORARY WALKWAYS TO MAINTAIN INGRESS AND EGRESS TO ALL mAC \�\ \ \ \\\ \ j / BUILDINGS. 1= \ \ \ \ \ \ \ \�► \ \\ \ _'fl 6. WALL AND STAIR FOOTINGS TO BE REMOVED COMPLETELY UNLESS OTHERWISE NOTED ON PLAN. \ \ \\ \ \ \ \ \ \ \ \ PARKING SIGN TO REMAIN 7. PROVIDE SEDIMENTATION CONTROLS AT ALL EXISTING CATCH BASINS AFFECTED BY NEW USTI \ CONSTRUCTION. AND BE PROTECTED \ \ \\ \ ' \ \ \ \ \ 8. SEE CIVIL PLAN FOR UTILITY REMOVALS. 9. PLANTING BEDS TO BE EXCAVATED TO A MINIMUM DEPTH OF 24". I \ \ \\ \ \ \ \ \ \ \REMOVE GRANITE CURB FIRE DEPARTMENT CONNECTION 10. PROTECT ALL SURFACE AND SUBSURFACE UTILITIES TO REMAIN DURING DEMOLITION WORK. \ \ \ \\ \ TO REMAIN AND BE PROTECTED 11. ALL REMOVED/DEMOLISHED MATERIAL SHALL BECOME CONTRACTOR'S PROPERTY AND REMOVED \\\ \ \ \ \ \ LIGHT FIXTURE TO BE FROM SITE,UNLESS NOTED OTHERWISE. OWNER TO RESERVE RIGHT OF FIRST REFUSAL ON ALL \\\ \ \\ \ REFURBISHED/ DEMOLISHED MATERIAL. 713 - - \\ \\\\ \ \ REINSTALLED \ 12. ALL TREE STUMPS ARE TO BE REMOVED COMPLETELY,ALONG WITH ALL ROOTS 6"AND LARGER. 13. PROTECT EXISTING TREES TO REMAIN. TREE PROTECTION FENCE TO BE INSTALLED PRIOR TO I \\ REMOVE CONCRETE PAVEMENT-SALVAGE, i V CONSTRUCTION ACTIVITIES. CLEAN,&STORE BENCH FOR REINSTALLATION - i \ 14. PROTECT ROOTS OF EXISTING TREES DURING INSTALLATION. I V A RAILING TO BE REMOVED V 15. PROTECT BENCHMARKS. I I \ \ WALL TO REMAIN AND BE I I \ \ \ PROTECTED I I \ \\ 1 \\ \ \ \ \ \\ \\ \\ REMOVE TREE 12 y L \ MYRO N LEGEND REMOVE SIGN AND STORE I \ TAYLOR O 1 \ \ FOR REINSTALLATION 1 \ HALL ASPHALT PAVING AND SUBBASE TO = • \ 1 , BE REMOVED rt 1 \ CATCH BASIN TO BE REMOVED / N I 1 \ \ (SEE CIVIL) / � LOADING DOCK TO REMAIN AND BE PROTECTED CONCRETE PAVEMENT AND SUBBASE TO BE REMOVED a) RIM= 739.j WALLS,STAIRS AND (D > �_ Ln HANDRAILS TO REMAIN BLUESTONE PAVERS AND SUBBASE TO BE REMOVED 00 \ / AND BE PROTECTED 'I- / O =) V­ \ / REMOVE VEGETATION TO BE REMOVED �_ Z \ AND GRUB VEGETATION LLLLLLLL (� \ / REMOVE AND GRUB LLLLLLLL 6 \ I I I VEGETATION LLL�LL�L WALLS,SIGNS OR STRUCTURES TO BE REMOVED � U HUGHES O HoTRAPZ U USE HALL � / �� CONTRACT LIMIT LINE I MH RIM= 712. 6 w INV= 709.3� I C.° f AIR INTAKE SHAFT TO 1111111111 CURB TO BE REMOVED ' - I REMAIN AND TO BE PROTECTED.CONCRETE _ COLLAR AND GRATE TO \ REMOVE // BE REPLACED/ � """""' SAWCUT PAVEMENT / < I AND GRUB / - - - - - - - - - - _ - ,- SIGN OR LIGHT FIXTURE TO BE REMOVED OR RELOCATED � VEGETATION / - z I oTREE TO BE REMOVED 1 I I I I `x' i KSS ARCHITECTS BUILDING STRUCTURE UNDERGROUND. \y -�� *% ( 150 So. Independence Mall West �a8 I I EXTRA CARE TO BE TAKEN TO PREVENT v 2 Suite 944 DAMAGE DURING CONSTRUCTION. o o TREE PROTECTION FENCE L101 Philadelphia, PA 19106 C.0. REMOVE +TREE t: 215.320.3000 - O- I I \ I I Li www.kssarchitects.com 11743 - - REMOVE CONCRETE NOTES: Bruce E Brooks Et Associates PAVEMENT 1. OUTSIDE EDGE OF GUARD SHOULD BE PLACED AT DRIPLINE 2009 Chestnut Street OR AS INDICATED ON DEMOLITION PLAN.GUARDS MAY BE Philadelphia, PA 19103 PLACED AROUND ANY ASPHALT PAVEMENT DAMAGED I I I SHOWN ON PLAN,SINGLE TREES OR GROUPS OF TREES AS 215-569 0400 DURING CONSTRUCTION TO BE i REPLACED PER DETAIL 4/L501 --�"� U � L Keast &t Hood 4"X4"X6'POSTS,TYP. 400 Market Street, Suite 1250 2°x6°RAILS,TYP. Philadelphia, PA 19106 — — — — — — /I 215-625-0099 Acentech 16D NAILS,3.5"LONG 8 Interplex Drive, #218 FINISH GRADE Trevose, PA 19053 215-245-8244 Trowbridge Wolf Michaels 3'-O" 1001 W Seneca St o MIN. Ithaca, NY 14850 VARIES PER SITE PLAN 607-277-1400 I I I Atelier 10 ALTERNATE A5: 195 Church St # 10 REPLACE TERRACE PAVING WITH CONCRETE PAVING BASE BID: EXISTING TO REMAIN New Haven, CT 06510 203-777-1400 2 TREE PROTECTION CORNELL STANDARD I REMOVE AND GRUB VEGETATION REMOVE 0 / TREE L10 Scale: 1/4"=V-0" TG Miller WALL AND HANDRAIL RETAINING WALL 203 North Aurora Street 2 TO BE REMOVED BLUESTONE CONCRETE SLAB` TO BE REMOVED Ithaca, NY 14850 ' TREE PROTECTION PAVERS TO BE TO BE REMOVED 607-272-6477\ L101 FENE(TYP) TO BE REMOVED REMOVED r \ r -- - - -- - ---- - --- --� UN L 4� � , �p I \ 1 L REMOVE AND GRUB VEGETATION I ' \ \ \ � ° °' I \ 28 K L o \ \ \ L LLLLLLLLLL \ I\ \ L LLLLLLLLLL f LLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLL I �\ 1\ STAIRS AND L LLLLLLLLLL L I 50%CD COORDINATION LLLL - 1 \ HANDRAILS TO BE REMOVED Project No.: 2015-22194 / / /' Issued: 2/25/2016 C.O. I 1 I = B l TRIPLE l SAWCUT ASPHALT �� 1 SAWCUT ASPHALT l 8 C� / ASPHALT TO BE REMOVED O / / / � , ;� � I � � ° ,' � Demolition Plan WALL AND HANDRAIL TO BE REMOVED �O ASPHALT TO BE REMOVED BLUE PHONE TO REMOVE AND GRUB VEGETATION f/ / / REMAIN AND BE I I PROTECTED I 1 DEMOLITION PLAN L 10 1 L10 Scale: 1"=10'-0" 0 10, 20' CONTRACT LIMIT LINE GENERAL SHEET NOTES - LAYOUT \-\ 1. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES ON SITE PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO ANY EXCAVATION. 2. SEE CIVIL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES. 3. SEE ELECTRICAL DRAWINGS FOR LAYOUT OF UNDERGROUND ELECTRICAL AND LIGHTING. 4. ALL SIDEWALK RADII SHALL BE 5'UNLESS OTHERWISE NOTED. ��♦ 5. INSTALL EXPANSION JOINTS EVERY 30'IN CONCRETE AND IN AREAS WHERE CONCRETE ABUTS CURBS AND OTHER FIXED OBJECTS. t_—TT 6. VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK.REPORT DISCREPANCIES TO LANDSCAPE ARCHITECT BEFORE PROCEEDING. A 7. DO NOT SCALE FROM MEASURING DRAWINGS. 8. WALKS,DRIVES,CURBS,&PARKING TO BE STAKED OUT IN THE FIELD BY A LICENSED SURVEYOR. ♦ \♦ 9. SITE DRAWINGS BASED ON SURVEY BY: T.G.MILLER PC 203 North Aurora Street Ithaca,NY 14850 D (607)272-6477 12.50' d `�♦ KEY MATERIAL DETAIL MEDIUM DUTY CONCRETE PAVEMENT 1 3 I ) (:L501/ d I d ° MEDIUM DUTY ASPHALT PAVEMENT 4 da I L501 I REINSTALLED BENCH ° d � � I MYRON HEAVY DUTY ASPHALT PAVEMENT 6 O TAYLOR ° HALL L501 4-J E — — G �■■, • DRY LAID BLUESTONE RETAINING/SEAT WALL tL5O M H 4.50' 7.75'°° I > ^ 00 ° DRAINAGE BASIN i VENEER CONCRETE BLUESTONE RETAINING WALL (SEE CIVIL) ° I 11 O D ° 4 L501 IN 000000 Z IL o s° 0 0 00 0 o ADA CURB RAMP TILES Q) o DL501 00000o U 0 ����..(( °4 ° HUGHES U 4-J GRANITE PAVER BANDING HALL 5 C.0 w O DRAINAGE BASIN ASPHALT PATCH SEE CIVIL a AIR VENT/ACCESS WAY TO REMAIN ALIGN NORTH EDGE OF O L501 CONCRETE COLLAR AND GRATE TO BE REPLACED (SEE CIVIL) PAVEMENT WITH NORTH 01 EDGE OF CONCRETE ° 78.00 RING AROUND AIR VENT PIN AT BUILDING 16 Of z O O ° L501 ° d KSS ARCHITECTS a 4 GUARDRAIL 150 So. Independence Mall West e ° ° a ° O 5,6 Suite 944 L502 ° Philadelphia, PA 19106 C.O. ° d°Q. H i i i i il ° ` ADA CURB RAMP t: 115.320.3000 O °e o 8 www.kssarchitects.com 4° a + L501 8 ° Bruce E Brooks Et Associates Lg GRANITE CURB 12 2009 Chestnut Street d ° 0 L501 Philadelphia, PA 19103 id a 215-569-0400 CONCRETE STAIRS/HANDRAIL Keast Et Hood L502 400 Market Street, Suite 1250 I I — B Philadelphia, PA 19106 ♦ I OG DECORATIVE GUARDRAIL ON EXISTING WALL 5 2 215-625-0099 L502 IN I Acentech I BICYCLE RACKS(5 TOTAL) 3 8 Interplex Drive, #218 L O L502 Trevose, PA 19053 215-245-8244 Trowbridge Wolf Michaels 1001 W Seneca St LEGEND Ithaca, NY 14850 607-277-1400 — — CONTRACT LIMIT LINE Atelier 10 ALTERNATE A5: ----------- SAWCUT PAVEMENT 195 Church St # 10 REPLACE TERRACE PAVING WITH CONCRETE PAVING New Haven, CT 06510 ♦ BASE BID: EXISTING TO REMAIN 203-777-1400 ♦ LIGHTING LEGEND TG Miller REFURBISHED/REINSTALLED 203 North Aurora Street 5'TALL-BLUESTONE NEW POLE BASE W/ ♦ ALIGN EDGE OF WALL WITH VENEER CONCRETE ALIGN OPENING WITH CENTER POST TOP LIGHT FIXTURE Ithaca, NY 14850 CORNER OF BUILDING RETAINING WALL OF DOORWAY 607-272-6477 - --- - -- --- - ---- - - d I �� ° C.O. ♦ 11 d ♦ L501 L501 I V [ EXISTING CHAIN LINK FENCE I .{, TO REMAIN AND BE PROTECTED d °d d ° ° 12.75' ° e AIL ED I °° ° ° ° ° a° a e d° Q °° ° ` ° � d e ° d / Cl) / 50%CD COORDINATION C.O. Project No.: 2015-22194 0.50' 44.00' 11.75' Issued: 2/25/2016 C. "NJ� 11 3.25' y % 10 I EXISTING INLET- � L501 ON- — TO REMAIN AND BE Layout Phan PROTECTED EXISTING CURB -TO REMAIN AND BE PROTECTED EXISTING BLUE LIGHT TO REMAIN 0 AND BE PROTECTED 1 LAYOUT PLAN L201 Scale: 1"=10'0" o 10 20 \ \ \ \ \ \ GENERAL SHEET NOTES - GRADING CONTRACT LIMIT LINE D.S. 1. ALL EXISTING STRUCTURES,UNLESS OTHERWISE NOTED TO REMAIN,FENCING,TREES,ETC., I \ I I I I I I I \ \ \ \ \ \ \ WITHIN CONSTRUCTION AREA SHALL BE REMOVED&DISPOSED OF OFF SITE. TIE INTO EXISTING 2. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES HAVING UNDERGROUND F�L\E \ \ \ \ +/-739.38 UTILITIES ON SITE OR IN RIGHT-OF-WAY PRIOR TO EXCAVATION.CONTRACTOR SHALL CONTACT A\ \ \ I UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO GRADING START. 3. SITE GRADING SHALL NOT PROCEED UNTIL EROSION CONTROL MEASURES HAVE BEEN INSTALLED. TC 740.60 ,-' � 4. GRADING AROUND EXISTING TREES TO BE MINIMIZED. BC 740.10 , 5. MINIMIZE IMPACT TO EXISTING,REMAINING LANDSCAPE WHILE EXCAVATING. GREAT CARE IS TO \\ \ \ \ \ \ \ \ \ \ \ \ \ BE TAKEN TO AVOID DISTURBING ROOTS OF EXISTING TREES. TIE INTO EXISTING TC/BC 740.20 ♦ / C D.S. 6. PNEUMATIC AIRSPADE TO BE USED,AND LANDSCAPE ARCHITECT TO BE PRESENT,WHILE 1 / \ \ \ / EXCAVATING AROUND ROOTS OF EXISTING TREES. PA\ t \ \ \ \ \� ♦ 7. ALL EXISTING UTILITY COVERS AND GRATES WITHIN THE AREA OF DISTURBANCE ARE TO BE �� TC+/ 739.36\ V BC+/-738.96 o \ ADJUSTED TO MEET PROPOSED GRADES. 8. MATCH EXISTING GRADE AT ALL EDGES WHERE PROJECT WORK MEETS EXISTING SITE. "USTI \ \ \\ \ ` \ \ \ \ \ \ \ 11. PROTECT ROOTS OF EXISTING TREES DURING INSTALLATION. 12. SEE CIVIL DRAWINGS FOR PROPOSED UTILITIES. I \ \ \ \ \\\\ \\ \ \\ \ \ \ � � ♦ TIE INTO EXISTING A \ \\ \ \ \ \ \ \\ \ TC/BC 740.42 +/-740.06 740.50 740.44 LEGEND 741.00 TC 740.95 / \� BC 740.45 j \ - - - - - - - - EXISTING CONTOUR 740.90 PROPOSED MAJOR CONTOUR PROPOSED CONTOUR I I \ \ \ \ \ \ \ \ \ MANHOLE-RAISE I \ MYRON BS 730.10 PROPOSED SPOT ELEVATION RIM FLUSH WITH � I ' \ O I \ 1 \ \ FILL IN FRONT OF I GRADE(SEE CIVIL) i I \ TAYLOR WALL AND ADD NEW \ \ \ TC911.60 EXISTING SPOT ELEVATION • J 1 GUARDRAIL TO TOP I HALL �..� �-' OF EXISTING WALL \ i X BC911.17 'N N � L I \ \ 1 1 \ \ \ \ \ I i J g ¢ TIE INTO EXISTING CURB TC = TOP OF CURB M I J TC 741.10 Ln 00 \ I // D.S. i BC = BOTTOM OF CURB / �\ Z�l DRAIN BASIN I � � \ o RIM 741.50 0 TW = TOP OF WALL 0 \ 742.25 742.11 742.11 \ (SEE CIVIL) TIE INTO EXISTING Z \ / 742.05 +/-741.82 BW = BOTTOM OF WALL 742.41 TIE INTO EXISTING _ L� U ' +1741.79 71 EE ENTRANCE ELEVATION(1/4"BELOW FFE MAX) O HUGHES o 742I12 i U - I HOUSE TRAP HALL DRAIN BASIN 0 PROPOSED CATCH BASIN/DRAINAGE INLET II I MH Q I RIM 742.00 741.80 / 742.38 SEE CIVIL - RI M= 7 �2. 6 I ( ) PROPOSED TRENCH DRAIN C� "' 741.73 I / I TO /LU NV= 709..3+ 742.23 I z O / � 743.77 / I I 743.58 743.48 / 743.48 743.77 / < I z I o 1 743.85 S° FFE:744.00 743.88 KSS ARCHITECTS F150 So. Independence Mall West ti°jam Suite 944 I I D.S. D.S 743.98 D.S. 743.86 Philadelphia, PA 19106 1 C.0, t: 215.320.3000 _ - - 743.98 743.88 1 - - - 1/4"MAX.BELOW THRESHOLD www.kssarchitects.com 1 � � 7 1.4% o 0 0 Q EL 743.67 0 NEW BUILDING - 0 1 N 1 N 1 C 1cli Bruce E Brooks Et Associates ENTRANCE 2009 Chestnut Street i I i 743.98 Philadelphia, PA 19103 = 743.98 743.98 743.98 744.08 215-569-0400 --------------------- �� - - - - - - - - - - - - - - - Keast Et Hood 744.08 400 Market Street, Suite 1250 � EE 743.98 FFE:744.00 Philadelphia, PA 19106 -' 215-625-0099 / /� �� ♦ � � j /1 / / ♦ I / Acentech / / r D.S. , - J 8 Interplex Drive, #218 Trevose, PA 19053 / / ♦ / - - - - - - 215-245-8244 Trowbridge Wolf Michaels I ! / 1001 W Seneca St Ithaca, NY 14850 I I I• / /♦ i 607-277-1400 Atelier 10 ALTERNATE A5: 195 Church St # 10 REPLACE TERRACE PAVING WITH CONCRETE PAVING New Haven, CT 06510 I I / ♦♦ // �,` TW 72 . BASE BID: EXISTING TO REMAIN 203-777-1 400 BW 724.67 TG Miller 1 I / EE 724.65 729.90 730.10 O �r1 Street 730.08 Ithaca, NY I 1/4"BELOW FIFE ♦ 730.05 EE 730.10 TW 732.00 TW 732.00 ♦ TW 729.95 EE 729.90 1/4"BELOW FFE B�37� 607-272-6477 \ BW 724.61 1/4"BELOW FFE \ D.S. r - --- - -- ------ - - - - - � L .S. uN��, I C.0/ I � i 729.85 730 / p 1.5% I TW/BW 729.75 \ \\\ \ \\ II � i 10 STAIRS W/ � 8 II I I I I II Gy +�4'2c BS 724.50 TW 732.00 724.29 .51 RISER&2%WASH . BW 730.10FLUSH W/GRADE DfD 0 TS 729.70 �/ / 50%CD COORDINATION I \ 724.05 _�_ V A \ I TW 732.00 / TW 732.00 1 TW 725.00 \ 1 BW 729.70 BW 731.70 ' Project No.: 2015-22194 TW 729.70 i �8 STEE Issued: 2/25/2016 / / C.O. BS 724.50- 725I70 i \ 1 FLUSH W/UPPER (�\ BLUE / 11 PIP l E l I %RI PL E l TERRACE PAVEMENT L 724.90 (ENTIRE WALL) �/ / ; �8/ B1�C1� TW72975 , ��� o , , , / / / , , ; Grading Plan TOP OF WALL BW 725.20 l I l � � SLOPED WITH STAIRS 1 GRADING PLAN L301 L30 Scale: 1"=10'-0" 0 10, 20' CONTRACT LIMIT LINE GENERAL SHEET NOTES - PLANTING & SOILS t--T—F 1. ALL PLANTING BEDS TO BE PREPARED AS SPECIFIED:SHRUB BEDS TO BE PREPARED IN THEIR 0 ENTIRETY WITH 24"OF PLANTING SOIL MIX. TREE PITS TO BE DUG TO DEPTH OF ROOTBALL BY 3X. ENTIRETY WITH 24"OF PLANTING SOIL MIX. TREE PITS TO BE DUG TO DEPTH OF ROOTBALL BY 3X THE DIAMETER. 16" MAPLE 2. AFTER BEDS ARE PREPARED,THE LANDSCAPE CONTRACTOR IS TO LOCATE TREES,SHRUBS AND PERENNIALS AS SHOWN ON PLANS. TREE,SHRUB AND PERENNIAL LOCATIONS ARE TO BE APPROVED BY LANDSCAPE ARCHITECT BEFORE THEY ARE PLANTED. \♦ 3. NO PLANTS ARE TO BE PLANTED UNDER ROOF OVERHANGS OR CANOPIES. 4. ALL TREES AND PLANTS TO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI 260.1 "AMERICAN STANDARD FOR NURSERY STOCK". \ 5. MAINTAIN AND WARRANTY ALL LIVING PLANT MATERIAL AS PER SPECIFICATIONS. 0 6. PROTECT ROOTS OF EXISTING TREES DURING INSTALLATION. ♦ 7. CONTRACTOR RESPONSIBLE FOR FINE GRADING AND LAWN REPAIR AS SPECIFIED IN ALL 1 6„ MAPLE 12 " MAPLE ♦ DISTURBED AREAS NOT SHOWN AS BUILDING,PAVED OR PLANTING BEDS,UNLESS OTHERWISE 0 NOTED. 'UST 0 CK 2 ♦ PL LEGEND 9 PT NEW SHRUBS/GRASSES/PERENNIALS 14 (WITH 4"MULCH AND 24"PLANTING SOIL) L501 32 HQ 6 43 EXISTING TREE TO REMAIN RN RN � 13 28 PT DF MYRON 12 13 I O RN RN I TAYLOR . PROPOSED TREE 15 36 RN 49 45 HALL (WITH 5'DIA.HARDWOOD MULCH RING) L501 SN N PT PT L 15 17 13 12 LAWN AREA SOD L501 � M I HQ � .^ � RN > OO 32 7 — — CONTRACT LIMIT LINE O D PT PT PL MP 7732 90 11 ♦ 9 Z RN IM SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE ROOT COMMENTS fCS o 15 11 TREES L U PT AA 1 Amelanchier x grandiflora'Autumn brilliance' Serviceberry 6-8' B&B multistem 30 0 HUGHES o = � v HALL CK 2 Corpus kousa var.chinensis Kousa Dogwood 6-8' B&B multistem PT C.0 HQ 17 SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE ROOT COMMENTS w O z �Io 5 � PT SHRUBS 12 CS 7 Corpus sericea'Cardinal' Cardinal Redtwig Dogwood #5 B&B full o QRN DL 28 Diervilla lonicera'Copper' Dwarf Bush Honeysuckle #3 Cont. full 10 z HQ 40 Hydrangea quercifolia Oak Leaf Hydrangea #5 Cont. full 0 L EDF HQ IM 11 Ilex x meserveae'Blue Princess' Blue Princess Holly #5 Cont full KSS ARCHITECTS 7 22 JV 3 Juniperus virgineana'Grey Owl' Grey Owl Juniper #3 Cont. full 150 So. Independence Mall West KJ 26 Kerria japonica Japanese Kerria #3 Cont. full Suite 944 •`-••`•• Philadelphia, PA 19106 .�•O MP 14 Morella Pensylvanica Northern Bayberry #5 Cont. full t: 215.320.3000 .E:). RN 228 Rosa x'Noaschnee' Flower Carpet White Rose #3 Cont. full www.kssarchitects.com SN 17 Spiraea nipponica'Snowmound' Snowmound Spirea #3 B&B full SI 12 1 Stephanandra incisa'Crispa' Cutleaf Stephanandra #5 Cont full Bruce E Brooks Et Associates 2009 Chestnut Street Philadelphia, PA 19103 SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE ROOT I COMMENTS 215-569-0400 PERENNIALS - - - = — — — — — — — — — — — — — — — — — — — — — — — r DF 20 Dryopteris felix-mas'Robusta' Robust Male Fern 1 gal Cont full Keast Et Hood •�`�'�'�' PL 20 Paeonia lactifolia'Festiva Maxima' Double White Peony 2 gal Cont full 400 Market Street, Suite 1250 -'l•' PT 295 Polystichum acrostichoides Christmas Fern 1 gal Cont full Philadelphia, PA 19106 •�•�•�••• 215-625-0099 �•••• •• SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE ROOT COMMENTS Acentech I• BULBS* •,,• 8 Interplex Drive, #218 . L. C Crocus Giant mixed ea Bulb Trevose, PA 19053 ♦ • H Hyacinth Hyacinth'Carnegie'and ea Bulb 215-245-8244 'Blueice' NP Narcissus x'Mount Hood' Mount Hood Daffodil ea Bulb Trowbridge Wolf Michaels 1001 W Seneca St ` • ` ` • ` ` ` ` ` ` ` ` ` ` ` ` ` ` ` ` ` NOTE: Ithaca NY 14850 ` *BULBS TO BE PLANTED 4"O.C.AMONG FERNS ADJACENT TO THE CENTRAL WALK. ♦ • SPECIES TO BE GROUPED IN CLUMPS OF 30-40 MIXED EVENLY DISTRIBUTED. 607-277-1400 ♦• . . . . . . . . . . . . . . • . . . . . . • . . Atelier 10 ALTERNATE A5: 195 Church St # 10 • REPLACE TERRACE PAVING WITH CONCRETE PAVING New Haven, CT 06510 ♦ BASE BID: EXISTING TO REMAIN 203-777-1400 ♦ ���� . . • . TG Miller 203 North Aurora Street Ithaca, NY 14850 607-272-6477 MP C, 4� OF 5 I `a� 'pr 28 i CS pL KJ DL DL SI I77 13 12 8 7 12 / JV Df D A.9.� 31 50%CD COORDINATION I KJ 14 Project No.: 2015-22194 01 Issued: 2/25/2016 C.O. BLUE TRIPLE �� -- '-- --- ---8„ BIRCH Planting Plan 0 PLANTING PLAN L40 Scale: 1"=10'-0" o 10, 20' NOTES: NOTES: NOTES: 1. SEE PLANS FOR TOOL JOINTS(TJ),EXPANSION JOINTS 1. SEE PLANS FOR TOOL JOINTS(TJ),EXPANSION JOINTS 1. SEE PLANS FOR LOCATION OF SCORE JOINTS. (EJ),LAYOUT WIDTHS,RADII AND FINISHES. (EJ),LAYOUT WIDTHS,RADII AND FINISHES. 2. BROOM PERPENDICULAR TO LINE OF TRAFFIC. 2. OVERLAP MESH SHEETS V-0"MIN. 3. 2"WINDOWPANE EDGE FINISH. 1/2"EXPANSION JOINT(EJ)/ LIGHT BROOM FINISH. CONSTRUCTION JOINT(CJ)AND BROOM PERPENDICULAR CLOSED-CELL FOAM FILLER AND TO LINE OF TRAFFIC. 1'-0" 1'0" NYSDOT TYPE 6F TOP COURSE COURSE JOINT SEALANT SAWN CONTROL NYSDOT TYPE 3 BINDER COURSE CONCRETE WALK ol WIDTH AS SHOWN ON PLAN JOINTS TAMP EDGES-FILL&FEATHER TO WIDTH AS SHOWN ON PLAN MEET EXISTING GRADE WELDED WIRE MESH FLAT SHEETS 1"DEEP TOOL JOINT(TJ)OR 1/2"EPDXY COATED SMOOTH DOWEL CROSS SLOPE AS SHOWN 6"X 6"X 0.25 SET ON CHAIRS SAWN W/4'RADIUS x 18"W/PLASTIC SLEEVE AT 18"O.C. �, FABRIC TO WRAP 12"UNDER ON GRADING PLAN z ASPHALT BINDER COURSE FINISHED GRADE g J a VARIES /a / 7/7 3"COMPACTED NYSDOT Cl) //Aj/A�j /�j TYPE 2 CRUSHER-RUN GRANULAR BASE,N.Y.S.D.O.T. o co TYPE 2 OR STRUCTURAL SOIL,SEE _ 6" NYSDOT TYPE 4 SUBBASE c L402 U) > o BOTTOM OF EXCAVATION - _ CD 44'MIN. SEPARATION FABRIC COMPACTED SUBGRADE III III III III- WF: COMPACTED SUB-GRADE --I - III WIDTH AS SHOWN ON PLAN TJ EJ MEDIUM DUTY CONCRETE PAVEMENT CORNELL STANDARD TYPICAL CONCRETE JOINTS TYPICAL CONCRETE LIGHT BROOM FINISH 4 MEDIUM DUTY ASPHALT PAVEMENT CORNELL STANDARD) MEMO 1 Scale: 1"=V-0" Scale: 1"=1'-0" 3 Scale:3/4"=V-0" Scale: 1"=1'-0" NOTES: NOTES: 1. SEE LAYOUT PLAN FOR LOCATION AND DIMENSION OF CURB RAMPS. O 1. PROVIDE WEEPS)/2"IN DIA.IN CONCRETE EVERY 12" 2. GRADE CHANGES TO BE SMOOTH AND EVENLY PITCHED. ALONG LINE OF LOW POINT.OVER WEEPS WITH 12" a-J SQUARE OF FILTER FABRIC BEFORE PLACEMENT OF • SETTING BED. 2. GRANITE SIZING AND PATTERNING AS PER ASHLAR SEE PLAN N PATTERN IN DETAIL 9/501. SEE PLAN NYSDOT TYPE 6F TOP COURSE SAWCUT RESURFACE LIMIT (U M NYSDOT TYPE 6F TOP COURSE COURSE NYSDOT TYPE 3 BINDER COURSE LOCATION AS SHOWN ON PLANS ^ 00 2� O WIDTH AS SHOWN ON PLAN GRANITE PAVING WITH POLYMERIC NYSDOT TYPE 1 DENSE BASE CLEAN AND APPLY TACK COAT ee Mq SAND SWEPT JOINTS N NYSDOT TYPE 3 BINDER COURSE ASPHALT INCLUDING VERTICAL SURFACE _ _ 1"LATEX FORTIFIED MORTAR BED NYSDOT TYPE 1 DENSE BASE ASPHALT 1'_6" PRIOR TO BINDER OVERLAY TO o CROSS SLOPE AS SHOWN IMPROVE BINDING 1 0 Z ON GRADING PLAN 3"COMPACTED NYSDOT Q� FINISHED GRADE M TYPE 2 CRUSHER-RUN N ISOMETRIC VIEW DETECTABLE WARNINGS SEE SPECS. U ' VARIES EXISTING ASPHALT N.T.S. �" fz a o CONCRETE BASE Cl) 9" NYSDOT TYPE 4 SUBBASE OR O . - . - . < 6 X 6 X W2.9 X W 2.9 MESH, APPROVED ASPHALT MILLINGS r� FLAT SHEETS ONLY SET ON EXISTING SUBBASE COURSE ° a p0000' v CHAIRS o> wwwwwwwwwww� v EXISTING BASE COURSE a b coo d c� BOTTOM OF EXCAVATION SEPARATION FABRIC - PITCH 112 000 0 _ MAX. 1000 0' 11"MIN. COMPACTED NYSDOT TYPE 2 ~ °~ ° 1i o CRUSHER RUN ° `o°o°o 0 0 ° ,00000� _I - GRANULAR BASE N.Y.S.D.O.T. COMPACTED SUB GRADE TYPE 2 COMPACTED NYSDOT TYPE 4 SUBBASE COMPACTED SUBGRADE -III III COMPACTED SUBBASE SEE PLAN SEE PLAN -III III III III III PLAN KSS ARCHITECTS GRANITE PAVERS ON CONCRETE BASE HEAVY DUTY ASPHALT PAVING (CORNELL STANDARD) 7 ASPHALT PATCH CORNELL STANDARD 8 ADA CURB RAMP 150 So. Independence Mall West 5 Scale: 1"=1'0" 60 Scale: 1"=1'-0" Scale: 1"=1'0" Scale: 1/4"=1'-0" Suite 944 NOTES: NOTES: NOTES: Philadelphia, PA 19106 1. BLUESTONE FOR WALLS TO BE A MIX OF SAWED AND SPLIT BED,COURSED RANGE ASHLAR PATTERN WITH 1. BLUESTONE FOR WALLS TO BE SAWED BED MODULAR WALL STONE IN 2",4",6"AND 8"THICKNESSES,WITH 1. BLUESTONE VENEER FOR WALLS TO BE SAWED BED MODULAR WALL STONE IN 2",4",6"AND 8"HEIGHTS, t: 215.320.3000 WITH A MIX OF ROCKED AND SEAMED FACES. NOTES: VARIED UNIFORM COURSE HEIGHTS AND RANDOM LENGTHS. A MIX OF ROCKED AND SEAMED FACES. 2. PROVIDE URETHANE CONSTRUCTION ADHESIVE TO BOND COURSES AND COPE. 1. RADIUS CURBING SHALL BE USED ON ALL RADII LESS THAN 100 FEET. www.kssarchitects.com 2. RISES:2 INCHES TO 8 INCHES IN 2-INCH INCREMENTS;LENGTHS:4 INCHES TO 48 INCHES,24-INCH 2. PROVIDE BATTERED FACE. 3. ALL COPE DIMENSIONS TO BE FIELD VERIFIED. AVERAGE;DEPTH: 18 INCHES TO 24 INCHES FOR SITE RETAINING WALLS. 3. COPE TO BE CUT ON A RADIUS. 4. WALL TO BE PINNED BUILDING STRUCTURE WHERE SURFACES MEET. Bruce E Brooks Et Associates 3. PROVIDE BATTERED FACE,PITCH HORIZONTAL COURSES TO THE REAR. 4. PITCH HORIZONTAL COURSES TO THE REAR. 5. WALL STONE TO BE REUSED FROM STONE REMOVED FOR EAST STAIR TOWER. CONTRACTOR TO PROVIDE 4. STONE IS DRY LAID,ENDS NOT EXPOSED ARE TO BE SAWN IF NECESSARY TO ACHIEVE CONSISTENT 5. STONE IS DRY LAID,ENDS NOT EXPOSED ARE TO BE SAWN IF NECESSARY TO ACHIEVE CONSISTENT 2009 Chestnut Street ADDITIONAL MATCHING WALL STONE APPROVED BY LANDSCAPE ARCHITECT IF NECESSARY JOINTING NO GREATER THAN 1/4". JOINTING NO GREATER THAN 1/4". SAWN AND THERMALLED = w 1/4"LIMESTONE SCREENING JOINT ADJACENT PAVING Philadelphia, PA 19103 5. PROVIDE URETHANE CONSTRUCTION ADHESIVE TO BOND COURSES AND COPE. 6. PROVIDE URETHANE CONSTRUCTION ADHESIVE TO BOND COURSES AND COPE. BLUESTONE COPE E %"EXPANSION JOINT AND JOINT 215-569-0400 6. DRAINAGE FILL SHALL BE PLACED AS EARTH BACKFILL IS PLACED AND COMPACTED IN ALTERNATE LIFTS. V-3" _ ADJACENT PAVEMENT SEALANT BETWEEN GRANITE AND BACKFILL SHALL BE PLACED IN LIFTS NOT TO EXCEED 6"AND COMPACTED WITH EQUIPMENT NO HEAVIER 2" 8 2 CONCRETE THAN A WALK BEHIND VIBRATORY ROLLER. w #4 EPDXY COATED REBAR 12"O.C.EW/EF ADJACENT PAVEMENT OR LAWN Keast Et Hood SAWN AND THERMALLED ¢ DOVETAIL WALL TIES 5 FINISHED GRADE DRY CONCRETE MIX AS BED 400 Market Street, Suite 1250 VARIES ' " - 9 - - ° VARIES BLUESTONE COPE 20 Philadelphia, PA 19106 (SEE PLAN) - 4"THICK WALLSTONE - - - ff o ° TYPE"A"GRANITE CURBING "LEAN"CONCRETE CONTINUOUS 215-625-0099 j/; //./ 1� i I GRANULAR FILL FULL LENGTH OF CURB I I I- I - 5"X16",SAWN TOP SPLIT FACE(4' ° �0= // %/ / a` 4"PERFORATED UNDER DRAIN �� MINIMUM LENGTH) ° Acentech 0 0 0 C a DRY LAID WALL STONE _ - \\ \\ \\ \ \\ I I CONNECTED TO STORM SEWER o USE FLEXIBLE CAULK AT 150' oo FILTER FABRIC AROUND `� FINISH 1Z w/� .-I °i "LEAN"CONCRETE CONTINUOUS INTERVALS FOR EXPANSION,OTHER � aoo I I COMPACTED SUBGRADE FULL LENGTH OF CURB JOINTS<%"GAP 12" w Z - �` , - 0 8 Interplex Drive, #218 DRAINAGE FILL AND `" GRADE _ cn o z 1 o , Trevose, PA 19053 o o a BEHIND WALL KIWI �� I W� W I w_ ¢ - - #5 EPDXY COATED BARS @ 24"O.C. ° o° 3"#1 B LEVELING COURSE �. o' w q 1 I p , "DRY"CONCRETE MIX AS CURB DRY CONCRETE MIX AS BED 215-245-8244 o°o o�o #2 STONE BASE COURSE > w ia, i ° I (4)#5 EPDXY COATED SUPPORT BARS BEDDING I a - GRANITE CURB Trowbridge Wolf Michaels o�o DRAINAGE STONE 3"LEVELING COURSE o ' ° I er �� - NYSDOT TYPE 4 SUBBASE g g g 0 0 0 0 0 0 0 0 0 0 0 0 2-01 o �o 00 a 18"EXPDXY COATED COMPACTED IN 5"LIFTS _ a BACKFILL - °O s=- � z 4 �` DOWELS IN SLEEVE 100 1 W Seneca St III 1 -III � e o ° ¢ UNDISTURBED EARTH ° ° Ithaca, NY 14850 III 4 PERFORATED UNDER DRAIN �� III �- o 6" 6" ADJACENT PAVEMENT, COMPACTED TYPE 4 CONNECTED TO STORM SEWER „ � m ° ° DETAIL: 607-277-1400 PLANTING,OR GRAVEL MULCH SUBBASE COMPACTED SUBGRADE 8 1-1 8 'f - , PIN WALL TO BUILDING ELEVATION PLAN STONE RETAINING WALL CORNELL STANDARD -ADD ALT 5 BLUESTONE SEAT WALL CORNELL STANDARD -ADD ALT 5 BLUESTONE VENEER WALL -ADD ALT 5 GRANITE CURB CORNELL STANDARD Atelier 10 9 Scale: 1/2"=1'0" 1 O Scale: 1/2"=1'0" 11 Scale: 1/2"=1'0" 1 Scale: 1"=1'0° 195 Church St # 10 New Haven, CT 06510 203-777-1400 PLANT SHALL BE SET AT OR SLIGHTLY NOTES: PLANT SO THAT THE ROOT FLARE IS AT OR NOTES: ABOVE THE ESTABLISHED FINISH TG Miller 1. PLANT AT SAME DEPTH AS PREVIOUSLY SLIGHTLY ABOVE ADJACENT FINISHED 1. DO NOT PRUNE THE TREE UNLESS GRADE.TRUNK FLARE SHALL BE VISIBLE 203 North Aurora Street PLANTED IN NURSERY OR CONTAINER LANDSCAPE GRADE DIRECTED BY THE LANDSCAPE ARCHITECT 2. PROVIDE COMPACTED BASE UNDER ROOT 2. STAKE TREES ONLY UPON THE APPROVAL 4"SPECIFIED SHREDDED BARK MULCH Ithaca, NY 14850 BALL ONLY TO PREVENT SETTLING ROPES OR WIRE AT TOP OF BALL SHALL BE OF THE LANDSCAPE ARCHITECT UNTIE AND ROLL BACK BURLAP 607-272-6477 3. NO SHREDDED BARK OR WOOD CHIPS TO CUT:REMOVE TOP%OF BURLAP.REMOVE 3. WRAP TREE TRUNKS ONLY UPON THE FROM MIN. 1/3 OF ROOT BALL. LAWN SOD LAY AGAINST COLLAR OF SHRUB OR TREE ALL WIRE OR ANY NON-BIODEGRADABLE APPROVAL OF THE LANDSCAPE SYNTHETIC WRAP IS MATERIAL, IF CONTAINER OR POT GROWN, UNACCEPTABLE.CUT WIRE BUILDING FACE U N REMOVE ENTIRE COVERING BASKETS AND REMOVE. 4,�- F� SHREDDED BARK MULCH, 01- R R EXTENT OF BEDLINE: CONCRETE PAVEMENT AT BUILDING 0 •4" 100mm FOR SHRUBS SPECIFIED PLANTING SOIL THRESHOLDS EXISTING LAWN .3"(75mm)FOR PERENNIALS 4 4 ° RIGID INSULATION(SEE ARCHITECTURAL AND BULBS ° DRAWINGS) co GRADE TO FORM SAUCER IN LAWN ° Zp p• TURF SOIL-4"AFTER SPECIFIED PLANTING SOIL AREAS ONLY U) ° EXPANSION JOINT D A COMPACTION W ° SPADED BED EDGE ° co z > 150.0° 50%CD COORDINATION DECOMPACTION-%EXISTING SOIL WIDTH OF BACK FILL AREA TO BE FINISHED GRADE a�ab - TILLED WITH COMPOST N - 1%TIMES DIAMETER OF BALL Z VARIES a ° - SCARIFY SIDES AND BOTTOM OF TREE #4 EPDXY-COATED SMOOTH DOWEL ro�ect O.: -22194 _ SCARIFY SIDES AND BOTTOM OF PIT TO PREVENT GLAZING OF AT 16"O.C.GREASE AND CAST INTO Issued: 2/25/2016 _ UNDISTURBED AND/OR BED BIT TO PREVENT GLAZING SUBGRADE.SET TREE DIRECTLY ON FOUNDATION WALL. COMPACTED SUBGRADE OF SUBGRADE _III_ _ SUBGRADE OR TAMPED SOIL TO a III III III III PREVENT SETTLING EXISTING BRICK LEDGE AND III III III III III- COMPACTED BASE ` °_ �. III III III III EXISTING BUILDING FOUNDATION Site Details EXISTING SUB GRADE 3X WIDTH OF ROOT BALL DEPTH OF ROOT BALL+/6" +/-4"(VERIFY IN FIELD) 13 LAWN AREA- SODDING 14 SHRUB PLANTING 15 TREE PLANTING 16 PIN AT BUIDLING Scale: 1/4"=V-0" Scale: 1/4"=V-0" Scale: 1"=V-0" L501 7-T 6 foot high white vinyl privacy fence with added wood trellis for intertwined trumpet vine and clematis. parking area screening for Oneida Place new wood trim at porch 4 foot high white vinyl privacy fence to screen parking area from neighbors. new wood trim at porch existing 36"diameter oak tree new chain-link gate with privacy slats at new white vinyl fenced garbage enclosure 6 foot high white vinyl privacy fence new guard rail at existing porch with added wood trellis for intertwined trumpet vine and clematis. new chain-link gate with privacy slats parking area screening for Oneida Place at change in plane of fencing new stair and railing to maintain access to property at existing porchMITI next to oak tree � 6"high concrete curb u Ilk -----I L1! ! ! existing bulkhead J --------------------------------------------------------------------- new steps, railing and landing door structure at existing door proposed steps and railing concrete curb at northeast porch 6"high on the paved side East Elevation fire escape ladder showing Oneida Place asphalt parking area and 9 foot wide driveway lands space is unobstructed) within the concrete curb area 10 foot front yard setback line Parking Screening showing slope of drive at top of driveway new 12"wide x 6"high concrete curb E 1 1/4" - 1'-0" to protect building from parking space The owner would prefer to make the parking screen fencing Section through Parking Area out of white vinyl for maintenance purposes, but would accept making the fencing out of stained wood instead, if the Planning S1 Showing Screening, Curbing and Garbage Enclosure Board felt that this material change was very important. Even if the screening fencing and trellis were to be changed to wood construction, the owner would still like to keep the garbage enclosure, which is not seen by the public constructed in vinyl, to make it easier to maintain the enclosure as well as the fence. See See attached Sheet entitled "Wood Fence Detail" for these material changes. I I I I I I Top of left and right fence sections are aligned at the same elevation. 6'-0" I II white vinyl I privacy fence 12"wide x 6"high concrete curb to protect building from parking space ! it Li -! ! ! u Add foundation insulation catch basin at low corner of parking area at foundation where soil cover is reduced below 4 feet. Section through Parking Area Showing Catch Basin and West face of Parking Screening S2 1/4" = 1'-0" 0 1 5 10 20feet Variance Scheme @1/4"= 1'-0" 11/6/2015 Site Alterations revised 2/29/2016 DANIEL R.HIRTLER,ARCHITECT for Required Off-street Parking �I a tfi e I d D e 5 i g n 5 and Required Landscaping AS 424 Dryden Road 327 South Geneva Street 5 of 5 City of Ithaca,NY Ithaca,New York 14850 tel/ans/fax 607-277-2701 cell 607-275-7000 Site Plan Review email daniel.hirtler@verizon.net 24011 web site www.danielrhirtler.com hedge for each property, plants 10 feet apart both properties, plants spaced 5 1/2 feet apart (3)compact growing spiraea compact growing spiraea in front of hedge screening fence I 10'-01, — �\ lawn White oak is to be planted now _ \ to be a replacement for the r — 0 existing Norway Maple i' 5'-4 1/2" /�� ��\ I / d when the maple eventually dies. �I ° /'� �Ve� � ° I o asphalt driveway and walk All space between bushes from property line \ �-- '� �\ ,'� I / � to the curb to be planted in a groundcover which is a mix of non-climbing ivy and — periwinkle. I Catch basin at low _ lawn_ I __ I point in parking area � Existing 36"diameter to connect to storm sewer. I lawn / Norway Maple remains. ------_ �,--� Red Maple / sidewalk ramp r � 0 asphalt parking area ------__ I ° I / with 6"high curb --- I � �; 10'-0"with lawn Stepping stones define the edge Gate in fence permits I between ground cover and lawn. access to fenced off I—____-- I Sidewalk is at street level / Mix of ground cover: art of thisproperty. I ----__ asphalt at driveway entrance. / p i -----____— driveway I / periwinkle and non-climbing ivy screening fence i --- I Screening fence with trellis. Clematis and trumpet vine r — --7 ------____ i I to be intertwined on trellis. lawn I j I I 12"high curb I sidewalk ramp I / � I — I purple / I — I smoke bush fenced garbage enclosure with gate I I — boxwood O I I I I boxwood 319 Oak Avenue I / Mix of ground cover: I I -----___ ------_ / I I I O I periwinkle and I Mix of ground cover: --- i O I non-climbing ivy � O I periwinkle and non-climbing ivy I - ---_-j I OO _____bike storage i I boxwood �� ,� I in existing basement i i I �� ,, I Tulip Tree 0 424 Dryden Road I i i I existing fire escape callicarpa I I I I dichotoma 10'-01, l callicarpa new concrete sidewalk Forsythia hedge is contributed to dichotoma 9­10 i and concrete curb `�—' ; 1 by both properties but is dense I enough to be dense screening I with only the bushes on either i I — side of the property line. 10'-01, doublefile ��— I it I doublefile viburnum This area is too shaded to �� I viburnum grow ground cover or lawn. It will remain bare ground required 10 foot as it exists. vegetative buffer i i I existing ash tree remains I i I � � boxwood I Existing 36"diameter ------___1_--- -----___ i 0 doublefile � viburnum I I Norway Maple remains. ----_ I I � ----__ � I I O O forsythia hedge I --- at to of bank existing I p _ Mix of ground cover: bush com°pac I r— I � periwinkle and non-climbing ivy I I I All space between bushes i _ from property line to the I\Redbud/' —�� lawn Mix of ground cover: `---____—_ I house to be planted in a —'� I�Redbu '1 purple leaf periwinkle and non-climbing ivy i I -- I groundcover which is a mix ��_,� ninebark (3)compact growing spiraea compac I of non-climbing ivy and in front of hedge Mix of ground cover: spiraea Imo-----__, �—____—_ I I periwinkle. 10'-0" I existi g periwinkle and non-climbing ivy i i — bus I I I — ,—` Red Maple • I i i I '� �41/2" I grow-low sumac ground cover to grow down steep bank 00 � hedge for each property, plants 10 feet apart I both properties, plants spaced 5 1/2 feet apart 424 Dryden Road I I 0 12=_ ° I B2 319 Oak Avenue Site Plan 1/8, - 1 -0 I a CU a o 319 Oak Avenue Planting Schedule B1 424 Dryden Road Site Plan I purpose plant type # method size 1/8" = 1'-0.. I Street Tree October Glory Red Maple 2 20-gallon 2" caliper; 8-10' tall I \ i Street Tree Tulip Poplar (Tulip Tree) 1 Ball & Burlap 2" caliper; 8-10' tall Yard Tree Redbud 2 Ball & Burlap 1.5" - 2" caliper; 8-10' tall 424 Dryden Road Planting Schedule O I Foundation Shrub Purple Smoke Bush 1 Container 3 gallon/5 gallon purpose plant type # method size Foundation Shrub Boxwood (Green Mountain) 3 Ball & Burlap 18" - 24" Yard Tree White Oak 1 Ball & Burlap 2" caliper/8' approx ht I Foundation Shrub Callicarpa Dichotoma 1 Container 3 gallon Foundation Shrub Doublefile Viburnum 2 Ball & Burlap 4' x 4' h x w Buffer Shrub Forsythia 6 Ball & Burlap 6' x 4' hxw I Buffer Shrub Forsythia 5 Ball & Burlap 6 x 4 h x w Buffer Shrub Compact Spiraea (mix of Gold Mound and Gold 6 Container 3 gallon Buffer Shrub Diablo Purple Leaf Ninebark 1 Container 3 gallon/5 gallon Flame) Buffer Shrub Compact Spiraea (mix of Gold Mound and Gold 3 Container 3 gallon Flame) Foundation Shrub Callicarpa Dichotoma 1 Container 3 gallon ° Foundation Shrub Doublefile Viburnum 1 Ball & Burlap 4' x 4' hxw Ground Cover Periwinkle/ Non-Climbing Ivy Mix 35 Trays 350 -400 SF coverage Foundation Shrub Compact Spiraea (Gold Flame) 2 Container 3 gallon Lawn seeding and chopped/blown straw Foundation Shrub Boxwood (Green Mountain) 1 Ball & Burlap 18" - 24" hxw — Trellis Vine Trumpet Honeysuckle 2 Container 2 gallon o 11/4/2015 Trellis Vine White Flowering Clematis 2 Container 2 gallon revised 3/8/2016 DANIEL R.HIRTLER,ARCHITECT Dr Landscape Plan / ----�FlatfieW Deoign5 Screening Shrub Forsythia 3 Ball & Burlap 6' x 4' Yden Road 319 Oak Avenue Al and 424 Dryden Road 327 South Geneva Street Planting on Steep i of I City of Ithaca,NY Ithaca,New York 14850 Bank Grow-Low Sumac 18 Container 2 gallon / 3 gallon Both Properties (parallel parking scheme) tel/ans/fax 607-277-2701 for reference only cell607-275-7000 Ground Cover Periwinkle/ Non-Climbing Ivy Mix 20 Trays 200 - 230 SF coverage A 1" = 10'-0" Progress email daniel.hirtler@verizon.net 24011 web site www.danielrhirtler.com All wooden parts of Trellis and Fence will be stained with a solid color exterior P.T. 2x4 Cap Rail ' stain: Sherwin Williams, Meadowbrook SW3012 Space between pickets over the top of the post to relieve wind pressure ----_ on tall trellis panels P.T. 1x4 Support Rail between posts % P.T.2x2 Trellis UFF Vertical with P.T.4x4 Post I bevelled top _ — 5/8"thick Rough N P.T. 2x2 Trellis Sawn Cedar Horizontal with Dog Earred Fence o bevelled ends Pickets to form v solid privacy panel P.T. 1 x4 Fence � P.T.2x4 Bottom Rail Panel Rail — between posts (1)each side — i of panel II II � ; II II 5/8"thick Rough O u P.T. 1x4 Support Rail u i Sawn Cedar Fence between posts Pickets with 2"space OP between 3 1/2"pickets facing street facing parking area 1 to form semi-solid privacy panel Alternate Wood Trellis Design Da _ i P.T.4x4 Post 1/4" 1 -0 I � I II II I 5'-0" _ I -------------------------- (V / - I - -- - ----- - -- - -- I I I I 4'-0" I I � I I i I 4" Concrete Curb \ with eased u u u u �+4, Fence Section � exposed edges `Sb 1 1 -0 facing parking area facing property line °' � Vine \� (2)Per Trellis Section Alternate Wood Fence Design D b 1/4" = 1'-0" 3/2/2016 i DANIEL R.HIRTLER,ARCHITECT asphalt pavement �latfield I�e5ign5 N P.T.4x4 Post Wood Fence Detail shall be set against concrete curb. 424 Dryden Road 327 South Geneva Street 1 of 1 Ithaca,New York 14850 A 1 City of Ithaca,NY tel/ans/fax 607-277-2701 Trellis Section ce11607-275-7000 i email daniel.hirt1er@verizon.net —� 24011 web site www.danielrhirtler.com o xT � CITY OF ITHACA Board of Zoning Appeals Notice of Appeal Zoning Appeal #3017 416-418 E. State Street (Ben Rosenblum) Appeal of Ben Rosenblum, owner of 416-418 E. State Street, for Area Variances from Section 325-8 Columns 5, 10, 12, and 13, Loading Space, Percentage of Lot Coverage, Side Yard, and Other Side Yard, requirements of the Zoning Ordinance. The property at 416-418 E. State Street is a non-conforming structure in the East Hill Historic District. The applicant purposes to renovate the existing building at 416-418 E. State Street, now partially occupied. One apartment occupies the second floor; and a portion of the first floor is used as office space. In the past, the major portion of the first floor space was used as a printing plant and is now vacant. The applicant purposes to renovate this space and create additional office suites on the first floor. In order to convert the unoccupied space on the first floor to the new permitted uses, the applicant must obtain a variance for the loading space requirement and for several existing deficiencies pertaining to required lot coverage, side yard, and other side yard setbacks. The parking for the applicant's proposal is met through a shared parking agreement with the adjacent neighbor at 408 E. State Street, but the proposed amount of office space for the building at 416-418 E. State Street requires one loading space on site. The only place to locate the required loading space is in the front yard of 416-418 E. State Street. However, meeting this requirement would conflict with the desires of Ithaca Landmarks Preservation Commission (ILPC) and its previous approval of the proposed site plan, because the loading space would require the removal of front yard plantings and green space. In addition, the property at 416-418 E. State Street has three existing deficiencies that require variances from the BZA. The property exceeds the 50% allowed percentage of lot coverage. The existing building's lot coverage is 60%. The building also has a deficient side yard and other side yard setback. The side yard to the west of the building is 0.02 feet; required is 10 feet. The other side yard to the east of the building is 0.1 feet; required is 5 feet. The property at 416-418 E. State Street is in a B-4 Zoning District where the proposed office suites, and apartment space are permitted. However, Section 325-38 requires that variances be granted before a Building Permit is issued. City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3017 Address 416-418 East State Street Use District B-4 Date 4/5/2016 Applicant Ben Rosenblum Owner Ben Rosenblum-East State,LLC Application Type: Area Variance Column 2 3 4 5 6 7 8 9 10 Il 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area(Sq. Lot Width Number of Height in %of Lot Other Side Rear yard: %of depth Minimum Column Title Use Use Parking Loading Feet) (Feet) Stories Feet Coverage Front Yard Side Yard Yard or number of feet, Building whichever is less Height Existing Residential/ Condition Vacant 3 12850 85.5' 2 24+ 6W°) 28' .02' .01, 21'or 14.4% and Use Commercial — Building District Service Regulations Business 1 3000 40 4 40 50% None 10 5 15%or 20',but not None for Existing District less than 10' Note Non- Conforming OK N/A OK N/A OK OK OK OK Def. OK Def Def OK N/A Conditions Proposed Mixed Use Condition *17 0 12850 85.5' 2 24+ 60% 28' .02' .01, 21'or 14.4% and/or Use Building District Service 15%or 20',b Regulation Business 17 1 3000 4 but not 0 4 40 50% None 10 5 less than ut None for Proposed District Note Non- Conforming OK N/A OK Def. OK OK OK OK Def. OK Def Def OK N/A Conditions for Proposal Notes: * 16 parking spaces are to be reserved on the property located at 408-10 E. State St.,known as Argos Inn. One(1)space will be provided at 416-18 E. State Street. A Memorandum of Agreement with Argos Inn allows for an alternating shared parking arangement. `ITU CITY OF ITHACA _. 108 E. Green St.—Third Floor Ithaca,NY 14850-5690 9 [� DEPARTMENT OF PLANNING,BUILDING,ZONING & ECONOMIC DEVELOPMENT U (1 Phyllis Radke,Director of Zoning Administration 'y'®ApokASEQ��� Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: cpyott@cityofithaca.org BOARD OF ZONING APPEALS APPLICATION 1. TYPE OF APPEAL: ® Area Variance APPEAL#: _3017 ❑ Special Permit HEARING DATE: _4/5/16 ❑ Use Variance BUILDING PERMIT#: _32973 ❑ Sign Variance RECEIPT#: ❑ Action, Decision, or Interpretation of Zoning Officer 2. Property Address: 416-418 East State Street, Ithaca NY 14850 Use District: _B4 Owner's Name: Ben Rosenblum—East State LLC Owner's Address: _59 Powers Street, Unit 1 City: _Brooklyn State: NY 11211 3. Appellant: Ben Rosenblum—East State LLC (Name of Appellant) Address: 59 Powers Street, Unit 1 City: _Brooklyn State: 11211_ Telephone: _917-693-6742 E-Mail: btrosenblum@gmail.com 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. Signature of Appellant STATE OF NEW YORK ,,� aM,n� Ao s-f1,)&UM COUNTY OF TOMPKINS Sworn to this 9 day of ...�� / / MAN YUEN YIP Fig r ur y' , 20 / v Notary NO�OtY16323466 c-state of w York / Qualified in Queens County �Z,���s—�,/ My Commission Expires Apr 20,2019 Notary Public *Note: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. **********"******************OFFICE USE ONLl xX��YxXxxx�xxx���xx��x�x�xxxxYY 1. Ordinance Section(s)for the Appeal: Pare 2 Zoning Ordinance Section Being Appealed Sign Ordinance Section Being Appealed • §325- 8,A(10) • §272- 0 §325- 8,A (12) • §272- 0 §325- 21 • §272- 0 §325- • §272- 0 §325- • §272- 0 §325- • §272- 2. Application of SEQR determination: _Type 1 _Type 2 X Unlisted 3. Environmental Assessment form used: Short Environmental Assessment Form(SEAF) Full Environmental Assessment Form(FEAF) Lead Agency Determination of Significance X 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: See attached memo o Q@ ELECTRONIC SUBMISSIONS:Please provide electronic versions of ALL documents submitted to:cpyott(cr�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. —j East State LLC February 16,2016 Board of Zoning Appeals City of Ithaca 108 East Green Street Ithaca,NY 14850 RE: 416-418 East State Street Application for Area Variances—Appeal# 3017 Dear City of Ithaca Board of Zoning Appeals: Enclosed please find the following documents as part of the application for area variances for the property with the existing building located at 416-418 E. State Street: Project Documents- a. Existing Site Survey b. Proposed Elevations c. Site Analysis Plan, sheet R1.01 d. Code Analysis Plan, sheet R1.00 The project will require the following variances,as graphically described on the Site Analysis Plan: 1) Zoning Ordinance Section 325-8,A(10):Lot coverage by the existing building is 10%greater than the maximum (60%vs. 50%). 2) Zoning Ordinance Section 325-8,A(12): Side yard setbacks are deficient for the existing building. 3) Zoning Ordinance Section 325-21: The off-street loading zone for office space is not provided. Outside of the existing building, this lot contains exceedingly limited space. As a result, it is not possible to provide the off-street loading zone in addition to the ADA parking and a turnaround space, while maintaining existing green space in accordance with the ILPC and Planning Board requirements. The proposed renovation and re-development of the existing building at 416-418 E. State St. is for a mixed use building to include existing and expanded office space, one apartment, and unoccupied storage as an accessory use to the office spaces.The building will only receive minor alterations of exterior elements (see documentation). The existing front parking area will be modified to provide one handicapped space with unloading zone and associated required aisle. The exterior landscape will also provide a path of travel to accommodate an accessible ADA route into the building-See Site Analysis Plan. The existing building is a legal non-conforming structure previously occupied by a light industrial printing press and with a portion currently occupied by office space. The area used by the printing press will be converted to expand the office use and accessory storage,a lower intensity use than the former printing press. The second level portion of the structure,built in the early 1900s,is also being returned to its original use as a residence.All proposed uses are permitted as of right within the B-4 zoning district in which the building is located.The property currently has zoning deficiencies in relation to both side yard setbacks and lot coverage resulting from past development of the property with additions to the structure occurring from 1947 to 1967. In order to occupy the building with the office use that will replace the former light industrial use,the phone: 917-693-6742 email: ben@benrosenblum.com variances must be obtained to permit the zoning deficiencies. See the Site Analysis Plan for a graphic description of the zoning deficiencies. Variances for lot coverage and setback deficiencies: The existing lot coverage is minimally in excess of the zoning maximum. Likewise,the yard setbacks are also existing conditions. The deficiencies largely stem from the separate sale of the adjacent property at 408-410 E. State St.,which had been owned together with the 416-418 E. State St.parcel by REP Properties,Inc. until 1994.This separation of the ownership resulted in the lot coverage and the west yard setback deficiencies (+/-0.2 feet actual versus 10 feet required). The building at 416-418 E. State St.was expanded over the years with additions in 1947, 1951,and 1967. The 1947 addition was built on the east side of the original house and the east wall was built+/-3.7 feet from the property line at the front corner.The last addition in 1967 caused the lot coverage to exceed the 50% maximum allowed under the 1965 zoning law in effect at that time. However,the ownership of the adjacent parcel,408-410 E. State St.,is presumed to have been factored into the zoning compliance analysis at that time (lot coverage is not an issue if the parcels are combined). If that had not been the case,a building permit for the 1967 addition should not have been issued. Likewise,the lack of any west side yard reinforces the assumption that the zoning analysis in 1967 must have taken account of the combined parcels. Ultimately the legal effect of the Building Department permitting the 1967 addition to be constructed along with related parking improvements on the 408-410 E. State St.parcel is that the current nonconforming features of the existing building at 416-418 E. State St.were once legally conforming. It is only the separation of the two properties in 1994 that caused the zoning deficiencies to exist.There is a small entry roof causing a yard deficiency on the eastern side but this roof is presumed to have been built as part of the 1951 addition when the 1950 zoning law was in effect and did not require a side yard. The building setback on the east side is +/-3.7 feet at the front of the building versus the required 5 feet,except for the small entry roof that is essentially on the lot line (+/-0.1 feet actual versus 5 feet required). The east yard deficiency of the front building wall,approximately 17.5 feet of the entire 112-foot length of the east wall, is a pre-existing condition, as described above, to the current zoning law and only became non-conforming with the zoning change in the 1960's, which is the first zoning law that required side yards. The date of construction of the small entry roof is unknown but may have been part of a 1951 building addition. The building setback on the west side (+/-0.2 feet) only affects the Argos property,and that owner is in support of this project. The adjacent parcels to the east of 416-418 E. State St. also have similar yard setback deficiencies. Variance for off-street loading zone: The project also seeks a variance for a 450 square-foot loading zone.The change from a light industrial printing press to the less intensive office use at 416-418 E. State St.will require a loading zone due to the business use area being over 3,000 square feet.The property was compromised when the Argos parcel was sold to a different owner. Presumably deliveries to the printing press were handled in the parking lot that now serves the Argos. The Argos property does not currently require a loading zone. Temporary loading and unloading for deliveries, if necessary, for the 416-418 E. State St. office space will be handled in the front parking zone of 416 E. State or at the adjacent Argos parking lot. The reason for seeking a variance for the loading zone is due to the lack of space at the front of the property to accommodate the building code-required ADA parking, a turnaround space,and maintaining existing green space in accordance with the requirements of the ILPC and the Planning phone: 917-693-6742 email: ben@benrosenblum.com Board. A large paved area for this loading zone in the front yard,which is the only available space on the lot, would be out of character with the historic district and would potentially also require removal of the three mature trees along the west side of the existing driveway. In summary, the variances are sought so that the existing building can be occupied with a less intensive use than the former printing press use. The alternative, to attempt to occupy the building with an actual printing press, continuing the non-conforming use,would be difficult to accomplish given that very few printing press businesses are in existence as a result of changes in modern printing technology. We also think that adding office space at this location near the center of downtown Ithaca would be an improvement for the neighborhood,while the light industrial use is out of taste with the neighborhood.The second level portion of the structure is also being returned to its original use as a residence.The deficiencies in this property result from additions made between 1947 to 1967 when these were legally conforming, and from the sale of the adjacent 408 East State Street property separately from 416-418 East State St.in 1994 to different ownership. The proposed changes to 416-418 East State St.,by maintaining and improving the existing building,will keep intact the historic character of the property and emphasize a sustainable and low-energy approach, benefits both for the East Hill District and for Ithaca as a whole. We look forward to working with you and presenting the project at the next available BZA meeting. If you have any questions or require additional information,please feel free to contact Ben Rosenblum of East State LLC directly. Sincerely, Ben Rosenblum Scott Whitham Jason Demarest Owner,East State LLC cc: Randall Marcus phone: 917-693-6742 email: ben@benrosenblum.com JASON K DEMAREST (ARCHITECT VARIANCE REQUESTS■ 301 S.Geneva Street Suite 101 Ithaca,New York 14850 p:607.330.4555 f:607.330.4508 www jkdarchitect.com 1 ) LOT COVERAGE BY THE EXISTING BUILDING IS 10% GREATER THAN THE MAXIMUM (60% VS . 50%), _ _ \\\ \\ 2) EXISTING SIDE YARD SETBACKS ARE DEFICIENT AS SHOWN . ___ ------ \-\ \-\\ �°36'S4..E\\ - 3) EXISTING LOT IS LIMITED IN SPACE TO PROVIDE THE REQUIRED \\\� ----__ \\\\ --_� j Q \\\ \\\ +V LOADING ZONE IN ADDITION TO THE ADA PARKING , TURNAROUND - -----_ �' - - SPACE AND MAINTAINING EXISTING GREEN SPACE AS REQUIRED BY THE ITHACA LANDMARKS PRESERVATION COMMISSION AND THE -- - o PLANNING BOARD. _ r O / 11211 1 I ' 1 1 \ \ \\ \\ / 1 I- 2 '3 � � I I ' , 1 � 1 11 \ � _ I III 1 1 1 I \ Z O 18'-0" 23'-9" 18'-0" / 20'MIN CO / 3 / 4 \ , U. 4 % i 5/ i i� 1 416-418 E. STATE ST ����_ F_ ` O 1 I I I = \ 5 1 , 6 , I I , LOT AREA 12850 SF I MAX. LOT COVERAGE- 50% 1 18'-0" 23'-0" 18'-0' - 2o'MIN , 1 - 6425 SF \\ a co I r - 6 , ? I I 1 o I \\ — ;I � I N --�__ 8 EXISTING BUILDING J 7 ARGOS - ; ; FOOTPRINT - 7714 SF I w 60% LOT COVERAGE ' `` / , to LLI o. 8 i 9 I N / FM 18'-0" 21'-7" 18'-0" 9 20'MIN00 L ' I "ACTUAL 0'_ \ I 0 3 A C 7-UAL TLLI I \ 1 BACK I ; 11 1 12 \ i \ I 1 \V/0„" 8' Or' J I' 12 I 13 � ! \ I W 3 -8 ACTUAL CD 13 , 4 1 - I \ co O \ ADA ` ' \ UNLOAD 5%O►► SE TBA CK l z � I ZONE ADA ACCESSIBLE ROUTE \ I ' 14 ' 15 I Q 1 \ \ 1 18'-0° 20'-0° I 18'-0° ADA ACCESSIBLE ROUTE 1 \ I 2 overhang EXISTING \ 20 MIN 1 = \ Revision Schedule ' \II \ (TYP) �2'-0" 1 TREES TO y \ � 15 REMAIN/ \ Number Description Date I ----- C7 I \\\ � \ � TURNAROUND y \ \\\ i SPACE \ I \ v v A, = • A AI , 4A ° • \ I \ \ \ ` • • . \ \ \ e ar N \ \ 1 4 \ I \ \ Site Analysis A& \ Plan o Project No: ROSB01 Date: 1/15/16 U Drawn by: JKD Checked by: JKD 0 Site Analy SIS Plan 10' 5' 0' 10' 20' R1 . 01 1 lit = 10'-0" NOTE: BASE SURVEY BY TG MILLER DATED 1/27/15; CONTOUR INTERVAL IS 2' scale: 1" = 10'-0" scale: 1" = 10'-0" U N 99/3 � OLNEY (R.O.) S 70PIN 54 � 05/67 C NCRETE W I ,ygP OUND \ P GAR 7 o't STONE WALL a 2 ti W U PATIO PATIO / �N OIASIz DOW R PATIO ELL 3 6ND NCo�sl NDOW EP PE FOUND ELL _IUTILiv LE PIN h UND 6 PIPE F°UN° URIE° J PAT16ATIO HIP HIP YEUNG E NCROACF{MENT AGREEMENT DEED BOOK 795 PAGE 59 59133 TAX MAP No. 69-2-18 3IN° 6' AREA= 0.295 ACRES w GRAVEL 59+33' 6 TO STREET LINE co PARKING b o � R ETREE PROPERTIES (R.O.) ',. EVE CGRAVEL 598045-001 Poq��RNE`yV`+.MSEE PARKING BUILDING GRAVEL No. 416 BUILDING, PARKING + No. 408-410 1 � -UNITY INN LLC(R.O.) �!In 549343-00 UNITY INN LLC ( .0.) ^� 549343-003 = c R io = Q� L 6. J a. � 8• No.U420 OUSE424 � m A i STONE WALK LEGEND I R O U -DOWN SPOUT -LIGHT POLE a y EE-ENTRANCE ELEVATION - J -UTILITY POLE .� •4' :E- 2 EXISTING 3-CAR Q: u.j PARKING Q Z AREA Z I O Y y 3 v MEAS. 96.1't ALONG 2 U STREET LINE TO WEST LINE _ N waft FOUND ND PIN U SCHUYLER PLACE o35 solml OF FOUND a o STREET LINE .4't PIPE z. CONCRETE WA FOUND +E wux 77 POLE POLE PIN P°°0, as s.1 CURB CUT CURB FA E CURB C CORE—E CURB FACE FADE 01`CURB AS STATE STREET 416-41 8 EAST STATE STREET EXISTING SITE SURVEY EAST STATE LLC Ithaca, NY 1" = 20'-0" ZONING NOTES: HISTORIC NOTES: -ALL USES ARE PERMITTED -PROJECT IS SUBJECT TO ILPC REVIEW(EXTERIOR MODIFICATIONS) -LOT SIZE, COVERAGE&SETBACKS ARE EXISTING -ELEVATIONS ARE EXISTING UNLESS NOTED OTHERWISE *NOTE:AREA VARIANCE IS REQUIRED TO RESOLVE EXCEEDED LOT COVERAGE LIMIT&MINOR SETBACK VIOLATIONS NH UH Pf 1st FI.-House EL +4'-2" olL 0 OIL st FI.-Office 1st FI.-Front Warehouse NEW ROLL-UP DOOR TO MATCH EXISTING DOOR, ENLARGED STOOP WITH GUARDRAILS EL +0'-0" REPLACE W1 All GLAZED PANELS NO OTHER CHANGES TO SOUTH FACADE n South Elevation 1"= 10'-0" NO CHANGES TO WEST FACADE S � PROPOSED STOOP ENLARGEMENT WITH NEW GAURDRAILS � �''�' '�''�' 1® 1stFI.-House EL +4'-2" 1st FI.-Office — — — — — EL +3'-11° 1st FI.-Front Warehouse 10' 5' 0' 10' 20' 4 West Elevation V.= O.-011 0 Scale:1"=10'-0" 41 6-418 EAST STATE STREET Elevations EAST STATE LLC Ithaca, NY JASON K DEMAREST (`ARCHITECT 301 S.Geneva Street Suite 101 Area Schedule - Code Analysis — — _ _ — — _ _ Ithaca,New York14850 Occupant Occupant — — _ — — _ WWWJkdarchitect.com Name Level Area Occupancy Factor Load 1 � 1 B First Floor 666 SF Business 100 6.7 B First Floor 1338 SF Business 100 13.4 I I B First Floor 337 SF Business 100 3.4 B First Floor 812 SF Business 100 8.1 1 3153 SF 131.51 B- Existing First Floor 973 SF Business 100 9.7 I I I I 973 SF 9.7 1 • I 1 I Business 4126 SF 41.3 I 1 I B First Floor 146 SF Circulation/ Restrooms/ Storage 0 I ••••• I B First Floor 654 SF Circulation/ Restrooms/ Storage 0 1 800 SF 0.0 I j B B- Existing First Floor 263 SF Circulation/ Restrooms/ Storage 0 1 812 SF 1 B- Existing First Floor 255 SF Circulation/ Restrooms/ Storage 0 I NEW I I I 1 1 ' Z 518 SF 0.0 1 BUSINESS 1 Circulation/ Restrooms/ Storage 1318SF 0.0 I __ _ _ _ _ _ _ _ _ _ _ _� _ __ _ _ � I I I O R-3 Second Floor 1112 SF Residential 200 5.6 1112 SF 5.6 1 2 HOUR Residential 1112 SF 5.6 1 1 COMPARTMENT 1 I 1 S-1 First Floor 1758 SF Storage (Office) 300 5.9 I - ; I I I (All 1758 SF 5.9 Storage (Office) 1758 SF 5.9 1 1 ® I 1 I Z Grand total: 11 8314 SF 52.7 1 I 1 � I I I 1 I I S1 I 1 O 1 1 I 1758 SF LL 1 1 OFFICE 1 STORAGE ; ROOF BUILDING AREA PER FLOOR 1 11 1 Z I B 1 1 First Floor- 7202 SF I 1338 SF Second Floor- 1112 SF 1 NEW 1 I BUSINESS j NEW FURRED/INSULATED ' AREA EXTERIOR WALLS I MINIMUM PLUMBING FACILITIESL = 1 Z 1 � B- Business: Water Closets- 1 per 25 for the first 50 per gender; 1 per 50 thereafter 1 1 Lavatories- 1 per 40 for the first 80 per gender; 1 per 80 thereafter J 1 j j W 1 1 Egress R-3- 1 per dwelling unit 1 parr, 1 I *Occupant load split by gender is 50/50 (rounded) j 66' p J LU a travel Shared 1 I 146 S�R st ours REQUIRED FIXTURE COUNTS: 1 I j - B- Existing ' B* area: 32 occupants (16 each gender) = 1 per gender - - - - - - - - 973 SF I Water Closets: 1male/ 1 female _ 1 1 HOUR ` % Lavatories: 1 male/ 1 female 1 RATED *Note: Existing business areas have separate legally existing facilities. 1 1 CORRIDOR 1 1 R-3 area: Provide 1 bathroom Cn I I 1 B- Existing I 255 SF B 1 / 1 HATCHED AREA LEGALLY j LU NOTE: 1 / 1 IS FOOTPRINT 654 SF EXISTING 1 1 1 OF DWELLING BUSINESS � 0 0 STRUCTURE IS EXISTING. I B 1 ABOVE USES I o SEE ELEVATIONS FOR EXTERIOR. IMPROVEMENTS i 337 SF I - — ' U 1 1 -- 1 ' J 1 / NEW \\ B 1 BUSINESS SF R-3 AREA 1112 SF 35' w 1 NEW I travel 1 y 1 BUSINESS AREA ' CD i V 1 1 HOUR FIRE ' L0 �•------------ — -- \ it _ _ j 1 BARRIER/ � 00 1 ENCLOSURE U - - ; B- Existing � � z 263 SF PARKING REQUIREMENTS: 1 - 1 HOUR FIRE 1 Q BARRIER/ 1 i ENCLOSURE � 1 � � � T- BUSINESS USES- 1 SPACE PER 250 SF OF NET ASSIGNABLE AREA 4126 SF/ 250 = 17 SPACES I I I� Revision Schedule RESIDENTIAL USES- 1 SPACE PER DWELLING (UP TO 3 BEDROOMS) --- Mai1 Number Description Date 1 DWELLING UNIT 1 SPACE MM ___ --- — 1 I I I I ' Code Analysis Legend ' Code Analysis Legend Y g Y g 1 u B 1 R-3 y Code Analysis a I j 1 j N El B- Existing ---- Area Boundary Line Plans I I Project No: ROSB01 1 ❑ s-1 1 Date: 1/15/16 1 j 1 Drawn by: JKD ---- Area BoundaryLine y Checked by: JKD m 8' 4' 0' 8' 1 6' R1 . 00 n First Floor n Second Floor 1/8 = 1 011 1/8 = 1 -0 0 11 = 1 -0 1 �� 1/8 11 1- 11 1 11 Scale: 1/8" = 1'-0" Scale: p CITY OF ITHACA °Y 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING&ECONOMIC DEVELOPMENT i oe � Phyllis Radke,Director of Zoning Administration �c��PORA{EO�� Telephone: 607-274-6550 Fax: 607-274-6559 Email: cpyott@cityofithaca.org —NOTICE OF APPEAL — REGARDING ZONING OR SIGN ORDINANCE CITY OF ITHACA,NEW YORK APPEAL NO. 3017 TO: Owners of property within 200 feet of 416-418 East State Street Ithaca,NY 14850 and others interested. FROM:_Ben Rosenblum—East State LLC applicable to the property named above, in a B-4 zone. (name of person or agency making appeal) REGARDING: (check appropriate spaces) ® Area Variance Special Permit Use Variance Sign Variance Action,decision,or interpretation of Zoning Officer City regulations require that you be notified of this appeal to the Board of Zoning Appeals (BZA), as described in the attached letter,dated 2/16/16,and provide the opportunity for you to comment on it and/or attend the meetings listed below. Anyone who is considered an interested party may speak for or against the appeal at the meetings listed below or you may submit a written statement to the BZA before the designated meeting. There is a time limit of three (3) minutes in which each interested party may address the BZA during the public hearing portion of the meeting. The Board of Zoning Appeals bases its decision primarily on the written evidence submitted and presented to the Board, the testimony of the interested parties, and on zoning and legal considerations. The written case record will be available for review beginning one week before the scheduled BZA meeting held at City Hall, 108 E. Green Street on the 3rd floor. This case has also been referred to the City's Planning and Development Board that will advise the BZA if granting the relief sought by the appellant will affect long- term planning objectives. The date of the Planning Board's meeting regarding this appeal is also listed below. The Board of Zoning Appeals will consider this case on 4/5/16 at 7:00 P.M. in Common Council Chambers in City Hall. 59 Powers Street, Unit#1, Brooklyn, NY 11211 02/16/16 Signature of Appellant Address Date ADDRESS OF PROPERTY WITHIN 200'OF 416-418 EAST STATE ST TAX I.D. OWNER MAILING ADDRESS 408 E.State St. 69.-2-19 Unity Inn,LLC same Ithaca,NY 14850 401 E.State St. 69.-6-3 GPA Management,LLC P.O.Box 6531 Ithaca,NY 14850 Ithaca,NY 14851 419 E.Seneca St. 69.-2-8 Virginia L.August same ithaca,NY 14850 Mathew Clark 417 E.Seneca St. 69.-2-7 Benjamin D.Piekut same Ithaca,NY 14850 Ann P.Lewandowski 108 Schuyler PI. 69.-2-15 Neil M.Schill P.O.Box 7124 Ithaca,NY 14850 Katherin Achenbach Ithaca,NY 14851 118 Schuyler PI. 69.-2-12 Timothy T.Terpening 404 North Wilbur Ave. Ithaca,NY 14850 Sayre,PA 18840 422-24 E.State St. 69.-2-16 Jonah Freedman 422-24 E.State St.,Apt 46 Ithaca,NY 14850 Alicia Freedman Ithaca,NY 14850 112 Schuyler PI. 69.-2-14 William F.Olney 914 E.State St. Ithaca,NY 14850 Ithaca,NY 14850 420 E.State St. 69.-2-17 Rosetree Properties,LLC 209 S.Geneva St. Ithaca,NY 14850 Ithaca,NY 14850 500-550 E.Seneca 69.-3-1 Cornell University P.O.Box DH Ithaca,NY 14850 Ithaca,NY 14853 431 E.Seneca 69.-2-11 Thomas Borg 407 W.Seneca St. Ithaca,NY 14850 Margarette Borg Ithaca,NY 14850 427 E.Seneca St. 69.-2-10 Charles Warner Trent Bradley same Ithaca,NY 14850 Charles Randolph Bradley 423 E.Seneca St. 69.-2-9 Katherine Dian Kinzler same Ithaca,NY 14850 Zachary David Clopton 413 E.State St. 69.-2-5 David L.McFarren 1284 Ellis Hollow Road Ithaca,NY 14850 Ithaca,NY 14850 116 Schuyler PI. 69.-2-13 Marianne V Santoso 427 N Cayuga St Apt 5 Ithaca,NY 14850 Ithaca,NY 14850 415 E.State St. 69.-2-6 Louis A.Licari 4445 Waterburg Rd. Ithaca,NY 14850 Trumansburg,NY 14886 404-406 NY 76 69.-2-20 140 Seneca Way,LLC P.O.Box 678 Ithaca,NY 14850 Vestal,NY 13851 ITH CITY OF ITHACA 108 East Green Street—3rd Floor Ithaca, New York 14850-5690 0` DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT Phyllis Radke, Director of Zoning Administration Telephone: 607-274-6550 Fax: 607-274-6559 Email: cpyott@cityofithaca.org yC��'PQRi15Ea��' OWNER'S AUTHORIZATION FORM APPEAL #: 3017 DATE: 02/09/16 TO THE ZONING BOARD OF APPEALS, Ithaca,New York: I (We) Ben Rosenblum of 59 Powers Street, Unit 1 (Name) (Street Address) _Brooklyn NY___] 12-1 1 (Municipality) (State/Zip) Owner of the property at 416-418 East State Street, Ithaca,NY 14850 (Street& Number) _X_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)_Scott Whitham to appeal or request a variance or special permit on my (our) behalf. I (we) understand the appeal will be heard at the (Date) 4/5/16 meeting of the Board of Zoning Appeals. (Signature) STATE OF NEW YORK) COUNTY OF TO MP PKINS) Sworn to this i day of MAN YUEN YIP c rut ar- , 20 b Notary Public-sta of New York NO.01 YI63234N Qualified in Queens County My commission Expires.Apr 20,2019 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. CITY OF ITHACA ,061 0�� Board of Zoning Appeals Notice of Appeal Zoning Appeal #3018 133 Giles Street (Margaret Mikolay) Appeal of Margaret Mikolay, owner of 133 Giles Street, for Area Variances from Section 325-8, Columns 4, 6, 10, 11, 12, and 14/15, Parking, Lot Area, Percentage of Lot Coverage, Front Yard, Side Yard, and Rear Yard, respectively, requirements of the Zoning Ordinance. The applicant proposes to convert the single-family dwelling at 133 Giles Street into a two-family unit by modifying the existing basement space and its separate entrance into a legal dwelling unit. While this proposal will not change the building footprint, the lot at 133 Giles Street has a number of deficiencies. The four-bedroom house requires two parking spaces. The second dwelling unit requires one parking space. The property has one off-street parking space. The lot area is 2,570 SF. The required lot size for one- and two-family dwellings is 5,000 SF. Percentage of lot coverage is 39.8%; allowed percentage of lot coverage is 30%. The front yard encroaches 7.4 feet into Giles Street's right-of way; the required front yard setback is 25 feet. The side yard is 0.5 feet; required is 5 feet. Finally, the rear yard is 3 feet; required is 20 feet. The property at 133 Giles Street is in an R-2a Zoning District, where two-family dwelling units are permitted. However, Section 325-38 requires that variances be granted before a Building Permit can be issued. City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3018 Address 133 Giles Street Use District R-2a Date 4/5/2016 Applicant Margaret P.K.Mikolay Owner Margaret P.K.Mikolay 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 Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Yard Side Yard Yard or number of feet, Building whichever is less Height Existing One Condition Family 1 2570.04 177.96' 2 24' 39.8% -7.4' .5' 132' 3'or.125% and Use I Dwelling District One and None 25%or 50'but not Regulations Two Family 2 Required 5000 45 3 35 30% 25 10 10 less than 20' None for Existing Zone Note Non- Conforming OK N/A Def. N/A Def. OK OI< OK Dcf. Dcf. Dcf. OK Def. N/A Conditions Proposed Two Condition Family 1 2570.04 177.96' 2 24' 40% -7.4' .5' 132' 3'or.125% and/or Use Dwelling District One and None 25%or 50'but not Regulation Two Family *3 Required 5000 45 ; % 30°Ili 25 10 10 less than 20' None for Proposed Zone Note Non- Conforming OK N/A De£ N/A Def. OK OK OK Def. **Def. Def. OK Def. N/A Conditions for Proposal Notes: *The existing dwelling is a 4 bedroom home that requires 2 parking spaces.The proposed basement apartment requires 1 parking spaces for a total of 3 spaces. **A portion of the existing building is located within the street right-of-way. CITY OF ITHACA 108 E. Green St.—Third Floor Ithaca,NY 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING&ECONOMIC DEVELOPMENT Phyllis Radke,Director of Zoning Administration yc�9pORAtE Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: cpyott@cityofithaca.org r. BOARD OF ZONING APPEALS APPLICATION 1. TYPE OF APPEAL: Area Variance APPEAL#: 3018 Special Permit HEARING DATE: ❑ Use Variance BUILDING PERMIT#: ❑ Sign Variance RECEIPT#: � ❑ Action, Decision, or Interpretation of Zoning Officer 2. Property Address: I�J j ��, r> �� ,�� -b Use District: Owner's Name: M U-GA 12 -T T Owner's Address: '1 `�, IGrC'�G�� 2(�CQ City: State: 3.Appellant: (Name of Appellant) Address: _ ,16> C,���1 _ r%'eL )�661 City: lov State ')__Ilfl,� [IJ Telephone: Q'}-L E-Mail: L l d. 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 nd specifically permit such visit . � 3, STATE OF NEW YORK Sijnaiu�e of Appellant" � v � COUNTY OF TOMPKINS Sworn to this_� ,day of 20 I Nota y Pablic Note: In any case in which an appeal to the Board of Zoning Appeals seeking an interpretati i on,specal permitq 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. ****************************OFFICE USE 1. Ordinance Section(s) forte Appeal-, Page 2 19 A Zonina Ordinance Section Being Appeaiec I t Sian Ordinance Section Being Appeaiect 0 §325- §272- 0 §325- § 7 - §325- §272- §325- §272- §325- § 7 - §325- 0 § 7 - 2.Application of SEQR determination: Type I jype 2 Unlisted 3.Environmental Assessment form used: Short Environmental Assessment Form (SERF) 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 ❑F-1 has/ ❑F-1 has not been made for this proposal: Appeal No. , dated Appeal No. , dated Appeal No. , dated Appeal No. . dated 5.Notes or Special Conditions: ELECTRONIC SUBMISSIONS:Please provide electronic versions of ALL documents submitted to:cpyott2!ci!jofithaca.org. E-MAILING LARGE FILES: Incoming e-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. February 18, 2016 Dear Chair and Board Members, I am appealing fora area variance sothat I may use may use my property at 133 Giles Street as a two family dwelling unit.I greatly appreciate your consideration oft is request. I submit this appeal for three reasons: First, the century-oldproperty predates City of Ithaca zoning laws. The use oft e property was unrestricted when the house was built in 19 10. Second, the triangle-shaped lot results in non-correctable zoning deficiencies. The lot does not conform to zoning regulations because of its narrow position between Giles Street and Sixmile Creek. In October 2015,the Building Department denied a permit application to alter the finished basement apartment, citing the following deficiencies': Category Requirement Actual Lot Area >5000 ft2 —2000 ft2 Side Yard 10 ft 0.5 ft Rear Yard 20 ft 3.24 ft Parking Space >I space I space While I am unable to correct these deficiencies due to the nature of the lot, I am prepared to separate the finished basement from the rest of the house with the assistance of a design professional. The major components of this separation are already in place: the basement studio apartment has a separate entrance from the main house entrance;the apartment is separated from the main portion of the house by a door with locks on both sides; and the studio has an updated kitchenette, bathroom, and an open space used for a bedroom and living room. The property has one dedicated parking space and ample on-street parking(my property is on a one-way street). Because my tenants are typically Cornell graduate students or professionals employed in downtown Ithaca, they often do not own or operate motor vehicles. If they did,their motor vehicle use would not adversely impact the parking situation on my street. Third, single-unit rental income is insufficient to maintain the house. I purchased the property in 20 10 when I was serving in the Army and assigned tothe 0 1 hd Cornell Army ROTC Department. In the six years since then, ave accounts for the I Of note,the front yard encroaches the street by 7.4 ft.Pursuant tothe terms of an agreement between the previous owner and The City of Ithaca,dated May 17, 1985 and recorded in Liber 608 of Deeds at page 1034,the encroachment may remain in its present location so long as the property stands. monthly and annual costs of maintaining a safe, comfortable, and habitable property, The age of the house substantially increases these costs. The total costs of maintaining the property far exceed the rental income from a single- family dwelling it.However.,the costs would not exceed total rental income from two units, uni including the upstairs apartment and the basement studio apartment.For these reasons, rental income from the basement apartment is indispensable for me to afford my mortgage payments and maintain the house. I continue too and rent the house because I hope to return to Ithaca in the future, and I would very much like to live in the house at that time. I am grateful that I have been able to rent the house to local professionals, as well as Cornell University graduate students and professors. I am also grateful that the house has a finished and separated basement that can offer additional rental 'income 9 if the Board grants a variance in my case. Thank you for your time and consideration. For your assistance, please find a survey map of my property enclosed. Sincerely, Margare Mikolay 500700 82.-6-1 500700 82.-5-3 500700 82.-5-4 Clarkberg,Marin E Pollak Nancy Pollak,Nancy 150 Giles St 125 Giles St 125 Giles St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 82.-5-5 500700 82.-5-1 500700 82.-5-6 Skinner,Wendy City of Ithaca Mikolay,Margaret Paine Kropp 127 Giles St 108 E Green St 1103 Cedar Park Rd Ithaca NY 14850 Ithaca NY 14850 Annapolis MD 21401 500700 82.4-16 500700 82.4-17 500700 82.4-4 Beer,Steven V Rusof�Arnold Borden,,Gabriel D Beer,Beverly R Rusoff,Denise Borden,Caroline 211 Hudson St 209 Hudson St 144 Giles St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 82.4-3 500700 68.-11-5 500700 82.-6-5 Fullagar,Kevin S City of Ithaca Reiter,Elizabeth A 161 Ridgecrest Road 108 E Green St 410 Columbia St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 82.-6-4 500700 82.-6-8 500700 82.-6-2 Frank Joyce L Bangerter,Kenneth Smi1janic,Milan M Frank,Daniel P 120 Columbia St Smi1janic,Geysa.M 77 Rowell Hill Rd Ithaca NY 14850 1409 Slaterville Rd Newfield NY 14867 Ithaca NY 14850 500700 82.-6-3.2 Estate of George Lambrou Lambrou-Executr,EvIambia. 154 Honness Ln Ithaca NY 14850 CITY OF ITHACA 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 U_ ,'4 DEPARTMENT OF PLANNING,BUILDING,ZONING c& ECONOMIC DEVELOPMENT .�� Phyllis Radke,Director of Zoning Administration �caAp'ORATO��' Telephone: 607-274-6550 Fax: 607-274-6559 Email: cpyott@cityofithaca.org —NOTICE OF APPEAL — REGARDING ZONING OR SIGN ORDINANCE CITY OF ITHACA,NEW YORK APPEAL NO. 3018 TO: Owners of property within 200 feet of �3 �� slz� and others interested. FROM: applicable to the property named above, in a(n) zone. (n e of person or agency making appea REGARDING: (check appropriate spaces) Area Variance Special Permit ❑ Use Variance ❑ Sign Variance ❑ Action,decision,or interpretation of Zoning Officer City regulations require that you be notified of this appeal to the Board of Zoning Appeals (BZA), as described in the attached letter and provide the opportunity for you to comment on it and/or attend the meetings listed below. Anyone who is considered an interested party may speak for or against the appeal at the meetings listed below or you may submit a written statement to the BZA before the designated meeting. There is a time limit of three (3) minutes in which each interested party may address the BZA during the public hearing portion of the meeting. The Board of Zoning Appeals bases its decision primarily on the written evidence submitted and presented to the Board, the testimony of the interested parties, and on zoning and legal considerations. The written case record will be available for review beginning one week before the scheduled BZA meeting held at City Hall, 108 E. Green Street on the 31 floor. This case has also been referred to the City's Planning and Development Board that will advise the BZA if granting the relief sought by the appellant will affect long-term planning objectives. The date of the Planning Board's meeting regarding this appeal is also listed below. The Planning Board will consider this case on jl �� I at 6:00 P.M. in Common Council Chambers in City Hall. , I The Board of Zoning Appeals will consider this case on I(zq at 7:00 P.M. in Common Council Chambers in City Hall. C-1 0"I yr":,Q Sign tur o Appellant Address Date �i�ol February 18, 2016 Dear Neighbor, I am appealing for an area variance sothat I may use my property at 133 Giles Street as a two family dwelling unit. I am doing so for the following reasons: First, the century-oldproperty predates City of Ithaca zoning laws. The use oft e property was unrestricted when the house was built in 1910. Second, the triangle-shaped lot results in non-correctable zoning deficiencies. The lot does not conform to zoning regulations because of its narrow position between Giles Street and Six Mile Creek. The deficiencies are as follows: CategoU Requirement Actual Lot Area >5000 ft2 r-_12000 ft2 Side Yard 10 ft 0.5 ft Rear Yard 20 ft 3.24 ft Parking Space >I space I space While I am unable to correct these deficiencies due to the nature of the lot, I plan to separate the finished basement from the rest of the house with the assistance of a design professional. The major components of this separation are already in place: the basement studio apartment has a separate entrance from the main house entrance;the apartment is separated from the main portion of the house by a door with locks on both sides; and the studio has an updated kitchenette,bathroom, and an open space used for a bedroom and living room. The property has one dedicated parking space and ample on-street parking.Because my tenants are typically Cornell graduate students or professionals employed in downtown Ithaca,they often do not own or operate motor vehicles. If they did,their motor vehicle use would not adversely impact the parking situation on Giles Street. I continue to own and rent the house because I hope to return to Ithaca in the future, and I would very much like to live in the house at that time. I am grateful that I have been able to rent the house to local professionals, as well as Cornell University graduate students and professors. Sincerely,. Mar re,-r-. K. ikolay CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM(SEAF) ® I ct Information (to be completed y applicant or project sponsor) . Applicant/Sponsor: . roject Name: ent'd Paz-7 160 3. Project Location-, . Is Proposed Action: New C3 Expansion ® lficatlon/ lteratlon 5. Describe project briefly: 6. Precise Location(roadintersections, prominent landmarks, etc. or provide a . 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 p p pY g g g restrictions? 13 Yes o If no, describe briefly: 9. what is present land use in vicinity of project: ;Mesidential 0 Industrial rl Agricultural C3 Parkland/Open Space Commercial 0 Other E Describe: 10.Does action involve a permit/approval or funding, now or ultimately, from governmental agency(federal/state/local): C3 Yes o If yes, list agency name and permit/approval type: 11.Does any aspect of the action have a currently valid permit or approval? rl Yes o f yes, list agency name and permit/approval type: 12.As a result of proposed action, ill existing permit/approval re ui e modification? 13 Yes o I cent 6)the Lnformation.Provided above is Prue to the best of my knowledge. SIGNATURE. ' TITLE: REPRESENTING: LEGEND A—COMPUTED PO/NT P/N FOUND WITH T.� riIILLER CAP CITY OF ITHACA (R.O.) — C. � µ - —PIPE FOUND v _. 4 c.F� _ WAP REFERENCES. SURVEY MAP f IO. 27 G LES STREET DATED � 198 BY I.G. ti Cry ILLER,�P.0 .. 9 15 a._ i ' ` / ' / ;% �' WIRE FENCE—� �� �s 26 ��S; ��� 2) SURVEY MAP N0.133 G1LES STREET DATED 311811946 BY co �_ / / ' U 2: i g i / / ' %' / ! i ! �g E CARL CRANDALL AND UPDATED 1130185 BY T.G. MILLER, P.C. i . / / % i %�/� % %/' "'��; U 3) (SAP OF GILES STREET DATED JULY 1897 BY C.L. CRANDALL. A� � � ' / DECK O.v=i % i ' % /� ' 'HOUSE '� i /i j� i '//' / �/`NO.133"/�'/ ! ! /i/%' �, NOTE: "8 SNOW COVER AT TIME F© E 0 SURVEY ;< OP i STREET LINE 136'f ALONG CZEMED TO EAST % / / i i w 96 LINE JAMES >'9 ST. EXTENDED f DRIVEWAY N 440549213 W STREEr o ° CONCRETE WALL a " a a rr ° a a a a ° a CONCRETE WALK o Q a ° CURB CUT ° ° a a105 a ° a 8 ° HOUSE ENCROACHES ON STREET, �° ° ° � SEE AGREEMENT 60811034 ° a° °a CINDER BLOCK °4 RETAINING WALL ° a ° a a a a F,gCE OF CURB a a RECORD CENTERLINE -- ° � "IECORD (S 5 4,23., E) (S 3 cE�TERc//�E Q (MEASURED S 44 5 ��1E'gSUREO f, 56� S FACE OF CURB STREET LINE T RED T L��E WARNING ALTERATION OF THIS MAP NOT CONFORMING T 2.O SECTION EW YORK7209, SUBDIVISIOSTATE DEED BOOK 59 1 PAGE 866 ®- EDUCATION NLA ,HARE PROHIBITED BY LAW. ALL CERTIFICATIONS TAX MAP NO.82-5-6 HEREON ARE VALID FOR THIS GAF D COPIES THEREOF ONLY IF SAID AREA-0059 ACRE ® COPIES BEARTHE IMPRESSION ® ® SEAL OF THE LICENSED LAND SURVEYOR WHOSE SIGNATURE APPEARS HEREON. HARRIS BEACH, PLLC T � � o REVISED NANCY E. FALCONER COUGHLIN & GERHART, LLP 3 I�IC� TI�I MARGARET K. EPSTEIN & GREG L. EPSTEIN � ^_ SURVEY MAP FIRST AMERICAN TITLE INSURANCE COMPANY OF NEW IORK '­J w: WELLS FARGO BANK, NA, ITS SUCCESSORS AND/OR ASSIGNS I hereby certify to that I om o licensed lord surveyor, New York State License NOo 133 GILES STREET No.050096; and that this map correctly delineates orgy actual surveyon the round rnode me or Under y direct T� G MILLERP.0 ����� - - s O K I r v . U I\,1 T , NEW r �� supervision n and that I found no vis' le encE oochmen' either EIgGik1EERS Ai�iD SURVEY R� ��� g� ������F � � _ I^ _s 4 z = ' o across ro ert r lines except os shown hereon. � g [REF U Y- f- �dPaC''?P @F6 AURORA STREET r.. DATE' 1 D D A T E D , . I E 7 :.,, T .. -.- r TEL . S 1 0 01 1 - 1 CITY OF ITHACA 0RA1����� Board of Zoning Appeals eals Notice of Appeal pp Zoning Appeal #3019 102 Franklin Street (STREAM Collaborative) Appeal of Noah Demarest, STREAM Collaborative, architect for Susan and Erich Mueller, owners of 102 Franklin Street for Area Variances from Section 325-8, Columns 10 and 12, Percentage of Lot Coverage and Other Front Yard. The applicant proposes to remove a 36-SF vestibule and build a 90-SF mudroom addition and entrance landing, at the north and west corner of the two-family unit. Access to the mudroom will be from the north front yard, facing Short Street where the applicant proposes new code-compliant landing and stairs. The addition of the mudroom and landing will increase lot coverage from 34% to 36.2%. The maximum allowed lot coverage is 35%. In addition, the north front yard, facing Short Street, has an existing front yard that is 7-feet deep. Required is a 10-foot front yard setback. The proposed new mudroom addition and stair landing will decrease the Short Street front yard setback to 2'11". The two-family dwelling at 102 Franklin Street is a permitted use; however, Section 325- 38 requires that Zoning Variances be granted before a Building Permit can be issued. City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3019 Address 102 Franklin Street Use District R-2b Date 04/05/16 Applicant Noah Demarest(STREAM Collab.) Owner Susan&Erich Mueller Application Type: Area 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 Front Rear yard: %of depth Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Yard bard Side Yard or number of feet, Building whichever is less Height Existing Two Condition Family 1 4389.61 43.94' 2 ±27 34.0% 12' 7' 5' 35.5'or 35.5% and Use Dwelling District Two None 25%or 50'but not Regulations Family 2 3,000 35 3 35 35% 10 10 5 None for Existing Zone Required less than 20' Note Non- Conforming OK N/A Def N/A OK OK OK OK OK OK Def. OK OK N/A Conditions Proposed Two Condition Family 1 4389.61 43.94' 2 ±27 36.2% 12' T-11" 5' 32'or 32% and/or Use Dwelling District Two None 25%or 50'but not Regulation Family 2 Required 31000 35 3 35 35% 10 10 5 less than 20' None for Proposed Zone Note Non- Conforming OK N/A Def N/A OK OK OK OK Def. OK Del'. OK OK N/A Conditions for Proposal Notes: I CITY OF ITHACA BOARD OF ZONING APPEALS APPEAL BUILDING PERMIT#33937 APPEAL NO. 3019 HEARING DATEApril 5, 2016 RECEIPT# APPLICATION FOR: 1. Type of Appeal. Appeal is.made herewith for: ❑AnA.ppeal 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. 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 Code) 607.218.8802 (Telephone#of appellant) (Fax#of appellant-optional:) 3. Location of Property 102 Franklin St (ember&Street) (Use District on Zoning.Map) Property Owner Susan and Erich Mueller (Name of Owner) 102 Franklin St 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 nwnber. Do not quote the ordinance.) 325-8:10 lot coverage and 325-8:11 front yard setback BOARD OF ZONLNG APPE ALS Page 2 Appeal No,, - � PreviousAppeaL, A previous s t be.en inade with - o this proposal dated .Appeal No. dated 19 Appeal No. dated. 6. Reason o Attach sheets t .h t.-describe the. t . ...reto o that .s claftiaed,or he use _o... h . �: special-,- �-..--- �,� -- :.� �--. :- or the details of* x t . o - o - - t- :. tbat the variance shrould be grantcd,.asthdcase.rnAYX You should e fully the use contemplated.,,and the ph.ysieal characteristicsof the property as they relate �ag, issues,giv, tiauresfor u:-bers of tenants, employees,users., . - t 1 dimensioned. .lot t �eillustrating, location. .a.nd oins of all buildings on - , and.dot lines is ate s o e Unless o o /2 - quit e-. dion 1. t _ gets of the _ _w Please refer to the, 4 mfonnation sheets the Zoning.Ordinanceo I h cescribethe factual infonn.ration re quired-for ' to t t Zoning,' -your facts as exhibits to-Ahis application. 4 The applicant is proposing to remove an existing 36sf vestibule and replace it with a 98sf mud room. e existing vestibule is +/-7'- " from the property line abutting Short Street® Being a corner lot, this is considered a front yard,.and as such requires a 1 ' setback. The proposed mud room ill be +/- ' from the property line. In addition', the existing steps up tot e exterior door are not code compliant and lack a stoop outside e door, making entry ore hazardous. The applicant is proposing to construct a code-compliant i nding outside the door, with new steps down to grade. The floor of the mud room 's + - 5above grade, and the landing will be+/-28" above grade. Testes need to projectto within 5" of the property line® The additional size of the addition and stoop will exceed the allowable lot coverage by 1.72/. The current lot coverage is 34.5%, the proposed is 36.22%. Every effort has been made to minimize the size of the addition to what is functionally required, and to minimize the projection of the steps. BOARD OF ZONING APPEALS Page 3 A 'e-al No. 1. _& .is.true to the best of my knowledge and le - - se -that.1 have read,,and.am-fa m- i'll'ar with tho i _- -of the Citythat peal,('nel S d6s' , b 1h and duties of ng Appeals).T also - d .i ayv _the property and speclficaUy pennit-such its �r w e Swom to this day of �A Y 1 � 20S A 1" Notary Pubi ic Appeltant must-be the owner of th-e.property,unless an.Owner"s Authorizatio' A form - on i-�- ; ' : e ' .the:a al ppe QVIGI NAL"PLIC ATION TO City of Ithaca 804ing' _ honk.(607).274-6508 Fax (607)274-6521 1-4850 -- I p op�, *of,SEQRde.�c,,--m-'tnation-. e Envirolunental.-Assessmento t Short,Environmew-al Assessment Long E- vino` Lead c Buildincr Perr. Application SubsequentDatte Received Date I st Headng Dates eanngs Zonuig*Distnet C11"Y OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SEAF) Pr nformation (to be completed y applicant or project sponsor) fA licant/ o sor: . Project Name rest Susan ErichMueller 1 Franklin 3. Project Location: 1 Franklin t, Ithaca s Proposed Action: New Expansion ° ° LiModification/Alteration 5. Describe project briefly.- room addition 6. Precise Location(road intersections,prominent landmarks, etc., or provide map): corner of Franklinn oStreets 7. Amount of Land Affected: Initially: 200sf Acres or Sq. Ft. Ultimately: 200sff .Acres or Sq. Ft. 8. Will proposed action comply with existing zoning or other existing land use restrictions? Yes No If no, describe briefly: requires area variances 9. What is present land use in vicinity of project: esidential Industrial Agricultural Parkland/Open g pen pace ommercial Other Describe: 10. Does action involve a permit/approval or funding, now or ultimately,Y, from _ governmental agency (federal/state/local) Yes [Z]NO If yes, list agency name and type: permit/approval t e: 11. Does any aspect of the action have a currently p or pp valid permit approval.? Yes No If yes, list agency name and permit/approval type: 2.As a result o pro ose action g p,will existin er it/a rova require modification? LJyes I Wo NA certify the information prov° ed above is true t Sbesto mz knowled e. ZEE::: ' �- -- E: 2.18.2015 A TITLE: Arch' ENTN . Susanrich slier 45 a) fiLO r" O .cn 777 CL >1 e) M r 1! j, ® _J % _ \�♦ yd � - Z � d 7� { }k (D 1`t LO 1- V yry�� d i� `� 8 r1lil 3 l + k, +`'LL `S bj M L M = M [� r LO 5 (D ' Y r xuv X ? ji N -- i rim 1 M t -6 WM AiF�40 �- i� Lim //99�� � �. VJ '' y rML r y"v "tcM 04 LOUN i V/ n A,12 m 1 � 7, y - ` ) ■m (\jCL k_. ® v cn 1 !: � c ® C O T O O O O - o O CL U U _fit v, , i f 5 RX APPEAL NO� and otem iMerested, Noah Dernarest®n behalf of Susan and Erich Mueller REGAMNG0 ichsck. pro date space5,_) A vanance t m u -p �z lea m : : n IZF 27., thriterp - � _t nS, sue. � psi �� � � � to ; .. CM� E 'Of TWS APPEAL AS DCSC:F0$jM BE14W Tlil� V-' T TO Olve YOU- THE OPP ON ' MAY SP_ K-,,' FOA OR A N TY BEL A', 0- _4 -Nv ED --'RE E--A- -N WfjO 1 :-CO A . _. 'Xi `1 TT STATf�MeNT OR LET WR_ THE _T.j-N--'G--S., 0 R-1 -M- ,.-'Y. --- S____U APPEAL .AT TR8s' �: -:: _ - �CONC15RNING- _. - THE 00ARDS"i. THE"-I$-A TWE LMOT -0 E-A _PA .. : ADDRESS .. BOARD- . �� . DECISION MAINLY -ON THe- WRtTTEN �M084�t P9ES8 t�D. AND THE: TESTIMONY OP AVAILASLe FOR.YOUR 1-WEC11OW: I ' L DEPART"Wg DURING.IaUSINES$ -HOUR$ IN THI��.8W_ -DIN G. THE ENTIRS RECORD SHOULD SE A, -LASI-LE -E,GLI 4,N'N'l 04 TUE DAY- Bf F ORE. THE", SCHIEDULED -8 OF- ZON114G APFe4S:MtfMNG- THI$ APPSAL HA$ 5V�N RJEF ERRED TO _* THE BOARDOF MAKING SOA" FOR.ZOMOG APPM$ AND.TfW.ftANNING & . PLANNINGPMENT SOARD ACTS AS YOU WORAWn . N ON Tfig­MEET NG DATES"ES FOR AN ADVISORY OARD,_ [F W- -,--O-,U-,--L PL THE PLANNING 0EVELOPM f�NT.�BOARD S­��C ----N -A7,., --Tf4-E_.D-E.P_"_ 'W __ oppodualty to .0-0mmont On it and,to afteW the meeti,n9s: ftted below. Anyone who is ctoo-st,de-ited.- of :n T_'-e sta-t--em.--ea,n-.--t con-1 caffti .° __ . jini a "444dr"s tho�Soard' T" Board -of zooib Of 3 minuto,for 1, you : _ r :. _0_c S- in �-- - -A fa-i b.11"P., -f _._r ns� tm 1 n d4fing b ' tne" bou t e fl , 't 0. the dosire. t,-,o re-vive the-- -a _ . _. _ ­-e d,e v ._, Board of ffig ng Appeals meeting. This-appeal has been submifted to the Plannng & D_ Ivelopment Boarde The Board.et Zoning Appeals 1s. . .the i 'z-normally.me-ets, at 6-.,,,00-.on the 4".'.:Tue it ng. board for zoning appeals. The Planning Development Board acts. as an adv"s ry board. T I h Plann"'n-9 & Development. So A . onth,, If you w nform�fion on the Planning &-Development Bo For addiffilonal information on the '*ng-appeals.process- please- contact the BW Id Ong Department zoni at 607-274-65 The A of Zo ._ wJ11 con hearing the appeal. at its meeting April 5, 2016 7 at in the -C.ommon-Qounoff Chambers. The Board,of_Zo MOPAPPe ill roll _i over Mk Cirl OF 1 T HACA BOARD OF ZOINING .APPE-ALS APPEAL NUMBER.- 3019 NOTIFICATION OF PROPERTY OWNERS APPLICATION BY: Noah Demarest on behalf of Susan and Erich Mueller SUBJECT PROPERTY: .102 Franklin St DATE OF HEARING- A ril 5 2016 PERSONS NOTIFIED: ADDRESS OF PROPERTY WITHIN 00 FEET OF $UBj1Er,T PROPERTY,, N AD see attached w .. G"if r QUO Si ,,.. _,._-, 3 .._- .,. _ - , .., _ -,.. _ �t _.,.. �-: ... _:: _.„�.a+- -a s",:.:� ..-»s,:-m.3-T -zee"�:...y _ w,... .._ .�.... ..-�. .. .»_ ,.,�i m.:,..z , ,... «. _. .m._ _.. .� -n _i- _...:._+.+-.,sue::.. _Y'- - .r'v ':� _.'"'� x�.,. ., x�c z ,. :.:.e „.r i... ,. ..,.Y.x r. r , -�., ,..fx _. ,-. .:,.. �'' 'y 4Y z....... _ s4. ,.,- _v-... .... e- �_: rr„ the ` ! _ r -,s .,. ::t r' .$.c. .,c��...,.+T.,���.'S.�,s���� -.- w-�-:� �_ i.�y��3 ;3 .��..3�.P,�P,-s-.�; 'i.,-* -.�--=a�._ - _ ,.,--: —- � y - shou W_ � �. � t ��� _� «� _ YPer r> dris ri n. r T � ' . nto un&rstand hazical x -. 3- z i�'X,11440 qMM,_A0.4, . -., s uctO .3 001 Pq x _ES The applicant is proposing to remove an existing 36sf vestibule and replace it with a 93sf mud room. The existing vestibule is+/-7'-1" from the property line a butting Short Street. Being a corner lot, this i considered a front yard, and as such requires a 10' setback.The proposed mud room, will be +/- 6' from the property line In addition, the existing steps up to the exterior door are not code compliant and lack a stoop outside the door, snaking entry more hazardous. The applicant is proposing to construct a code-compliant landing outside the door, with new steps down to grade.The floor of the mud room is +/-35" above grade, and the landing will be +/-28" above grade. The steps need to project to within 5" of the property line. The.additional size of the addition and stoop will exceed the allowable lot coverage by 1.72%.The current lot coverage is 34.5%, the proposed is 36.22%. Every effort has been made to minimize the size of the addition to what is functionally required, and to minimize theprojection of the steps. F, ,-._,- 4 -24t�e ...`-Ld A.. n,- ._ .. .. r -.-.a'W.. _.._ :. -_ .. :,: .°s'.'" -..}.x3 i.-& x..,�.,, - ,.7a.. .�,t Y-.� �-x..,.s, � s......,#.}�,i:.A&. �-i �i-��-.,,..y---�,. !.:-�P.,a- k¢�#-..� }e.�x-� '_. �'1,,,,�gy*.�-y�a�.§�c:'.y}:� 5.. i,�� �-+s���„ �„�.. $p. �. ��4.P a-�:3" -e+�+'kky �-��'�-��-..r.��. --.s*_iij'�r ., '-. .'.--$:`��m�... ..�Y.m..a� 't;�t-.a�.4,�.. ?v.t��s a�.... 1..,-rl1�.:,E Ems,._cz��. 1 4��'. ..���`�.,:�+-�� m� S_3,.x 4, x .. � Y _'i �" - t'�� �,� ... �¢:. 14h Y M -. - ..: .. .: _..... - 11, ..-_ar ,..c�'. -ek....,..Y... -.� .:.. 'x.'.�.. ,,✓,c J.:;.,.., ��._�,��,e' -..�;�:i.tea-,+c".- `_S --3".' or ftm Arl 123.South Cayuga St-Suite 201 2.19.2016 At .bycns- 51Y3700 14.-5-151 5AYy,--79C* 14.-5-16 51XUR-K-11 14.--5-17 Wold,Sandra Mucha,7a, nce Hjaq,,,C"ha-ries E I 1 121 W I Pay S t 405-,kubunr St Hatt-,Vic&I fthaca NY 148350 -fthaca �-Px' 14850 4(rT Si Rhac---a NY 14850 500700 2 -2-5 5,0 0 7 0 0 2 6 o-22-22 5CWJ7(A',-) 26-2-3 Buechel,JAI Baldwin,Mar�,;M 'Vk,'�fing,James Reid Buechel,Ariana .115 F�anUin, St I I I FrmiklinSt. 103 Franklin St Ithaca NY 1.4850 lthacaNY 14850 Ithaca NY 14850 500700 26.-2-6 5CA-17009 26.-Z-4, 5ffl700 '2-6z-2-7 Jarman,Virginia Lynn Notwia mi,Karla Buechel,Aaron 316 Aubum St I 07. Frankffin St Buechel,Jacquel�m Ithaca 14850 Ithaca NNY 14850 312 Aubum St aaca NY 14850 5007 00 26.-2-1 500700 26AL'_8 5W700 27.4-1 Richards,Rachael J Mbanese,Marc A Orenstein,Aviva 215 Dey St PO Box 357 1319 S Dunn, Ithaca NY 14850 Ithaca NY 14851 Blo o-mington IN 47401 500700 15.-3-15 500700 15.-3-9 500,700 15.-3-11 Moore,Latuie Cynoske,David E Jr NVflson, and 313 Dey St White,,Terre L Wilson,Lisa M Ithaca NY 14850 104 Franklin St H 0 Franklin St Ithaca NY 14850 Ithaca NY 14850 500700 15.-3-4 500700 15.-3-142 500700 15.-3-14�1 Mead,John S Siegel,Varya A Moore,Laurie Mead,Susan S Prouix,Christopher M 313 Dey St 219 W Lincoln St 307 Dey St Ithaca NA' 14850 Ithaca NY 14850 hhaca INY 14850 50-0700 15.-3-6 500700- 15.-3-5 5W700 15.-3-1 Edmondson,George B Welbq,Nancy Simon,Janet Werbizky,Tatiana 108 Short St 315 Dey St 106 Short St Ithaca NY 14850 Ithaca NY 14850 Ithaca-NTY .148-5n. 500700 1.5.-3-2 5CO700 15.-3-12 Etchison,Todd W caffou,James W Jan,owsky,Mat-thew D Boquist,Lisa L 45 Stan-ford Rd 114 Franklin St 225 W Lincoln St Wellesley MA Q2.481. Ithaca NY 14850 Ithaca NY 14850 500700 15�-3-10 5W7130 15-3-13 500700 15A-8 Fuller,IV-Ilharn Benjamin,Karen -NMueffer,Eridh Fuller,-Michefle 116 Frmiklin St .MueHer,Susan 108 Franklin St Ithaca NY 14850 102 Franklin St Ithaca NY 14850 Ithaca NY 14850 500700 15--3-7 5007001 15rs-2-6 5NOTH) 15--2-5 Taylor,Jana L rotten,Jeannine Bush,-Nafehmie L Taylor,Scot R Trotter.Le-she E 40,98 Auburn Street 104 or St 406 Aulbuim St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 in SX01-77CMD 15 ` Van Renesse,Robert Tre-ictiler—Ab m-pe W Kane,Shidey Gireerie,Lesle:y L 410 A m St 201 W Lincoln St 100 Fray St Ithaca INNY 14850 1th_-acaN,,1TY 14850 Thal -.v' 14850 500700 15-2-2 _500700 15.-2-1 Bruno,Corrine Fhmschbef ger,LaTvweno� 211 W Lincoln St Mcdory,Saoirse Ithaca NY 14850 213 W'Liwoln St Ithaca WA 1,48 50 II Ai t> 41 ft- ,.. -... � ��,... :... ..... ��: ;. �.:.. '. .-': : �'-'.. .•. .. '�_,.'. .. ,-.:' .Jq .: mom oakum now • : - - korlo .. tq- AW t , N 0 C - ' cn ,. .. (µme .,... ' 4. i - 40 Ln Ns Q Ilk- 7*1 test: PROPOSED SITE PLAN S REAM . ' - w ,+•'+' -. '- �: :4�.... ;c: sa'.; r .y .d �.--.. :-�... a -a:: '. .e_. ,.�+:. _ . y k Mudroom Addition tot e Mueller Residence SITE PLAN COLLABORATIVE 102 Franklin February 17,2016 architecture + 1"=10'-0" S K-1 landscape architecture dpc City of ithaca, NY 2015060 @STREAM Collaborative ArchitectureLandscape Architecture®PC p®607.216.8802 (WWW.STREAMCOLAB.COM ��` ��. �F r,.-.�rr .�-` _.,:� .,,.�. ,:;�' „�,< m :,;..,-N .•!"'. ,�,r_�� ��-:*•':� ,:s'-.:'F'�,.'mow T-.p•^: tea-_-r _ _,:�,�;.»' -.«.a=m,,.F= "$'� ;e�i�: . wp y t s t _» _ i , r a: It T a f • - }'z r r' O �, � ._:. .. 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J•r. I-. .. �,.. �.;rlt., ✓-,r,.,::.- �_ L-r-.;,,.��t ,tea _ ,-T^irKi-..a-,r•= __ 1. - 4'{,.. t,h'r .W'^ r�. ?+�;.,-,-.-,�. u roorn Addition to the Mueller Residence NORTH ELEVATION C102 Franklin Street OLDADUKATIVE February 17,2016 architecture+ 1/4"=1'-0„ SK-3 landscape architecture dpc pity of Ithaca, �Y 2015060 @STREAM Collaborative Architecture+Landscape Architecture DPC po 607.216.8802 1 WWW.ST EAMCOLAB.CO x CITY OF ITHACA T O o,00eo o� x v oo c Board of Zoning Appeals Notice of Appeal Zoning Appeal #3022 108-110 Eddy Street (Grey Court Apartments) (Schickel Architecture) Appeal of Schickel Architecture for Demos Johnny, LLC, owner of 108-110 Eddy Street, Grey Court Apartments, from Section 325-8, Column 4, Off-Street Parking, Column 13, Side Yard, and Column 14/15, Rear Yard requirements of the Zoning Ordinance. Grey Court Apartments at 108-110 Eddy Street was constructed in 1909. No stables were available on the lot, so tenants used the carriage barns at 804 E. State Street (formerly 112 Blair Street) to stable their horses and buggies. When cars became the new means of transportation, the carriage barns were no longer needed and over time the property at 804 E. State Street turned into a parking lot. Up until 2011, when the current owner developed a parking area at 108-110 Eddy Street, Grey Court Apartments met its off- street parking requirement of 9 space at 804 E. State Street. But with only 5 parking spaces available for tenants at 108-110 Eddy Street, Grey Court's owner must still provide 4 parking spaces at 804 E. State Street. Grey Court's owner claims, since constructing the on-site parking at 108-110 Eddy Street, that tenant demand for parking spaces at 804 E. State Street has been minimal-to-non-existent over the past five years; and he is seeking a variance to reduce the required off-street parking for 108-110 Eddy Street from 9 parking spaces to 5 spaces. The property at 804 E. State Street is in a CR-2 Zoning District, which permits one- and two-family dwellings as-of-right and does not allow off-site parking. Nevertheless, off- street parking for Grey Court at 804 E. State Street is designated as a legal, non- conforming condition. Grey Court Apartments at 108-110 Eddy Street is in an R-3a Zoning District, where multiple dwellings are a permitted use and where off-street parking for the apartments is required by Zoning District Regulations. The property located at 108-110 Eddy Street has two existing deficiencies. A side yard having 4'6" of the required 5' and the rear yard having 12'6" of the 20' required by the Zoning Ordinance. However, Section 325-39 requires that a variance be granted before a Certificate of Compliance can be issued. City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3022 Address 108-110 Eddy Street Use District R-3a Date 4/5/2016 Applicant Schickel Architecture Owner DemosJohnny,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 Front Other Side Rear yard: %of depth Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Yard Yard Yard or number of feet, Building whichever is less Height Existing 9 5-On Site Condition Dwellings 4-108 E. 12,937 129.39' 4 40 27% 11.5' 36.5' 4.5' 12'-6"or 14% and Use I State St. District Multiple " 25%or 50'but not Regulations Dwellings 9 11500 50 4 40 35/" 10 10 5 less than 20' None for Existing Note Non- Conforming OK NA OK N/A OK OK OK OK OK OK OK Del'. De£ N/A Conditions Proposed Condition Dwellings 5-On Site 12,937 129.39' 4 40 27% 1 1.5' 6.5' 4.5' 12'-6"or 14% and/or Use District Multiple 25%or 50'but not Regulation Dwellings 11500 50 4 40 35/" I 0 10 5 less than 20' None for Proposed Note Non- Conforming OK N'A De;. N%A OK OK OK OK OK OK OK M. Def. NrA Conditions for Proposal Notes: CI'I'Y OF ITHACA BOARD OF ZONING APPEALS PEAL BUILDING PERMIT# 3320$ APPEAL NO. HEARING DATE RECEIPT# 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 �An Area Variance from the Zoning Ordinance ( )A Use Variance from the Zoning Ordinance 'I 2. Appellant: sG H!LKEL. ,LtR,GH�'�TuleiE (Name of appellant) 330 ,E. s-rsE-t� s-r• �TNA� Y Itissa (Address of Appellant) (City) (State) (Zip Code) (vo 7_ 271 .. Q$y 5 ?— 2.,77—29 Z S (Telephone#of appellant) (Fax#of appellant- optional) 3. Location of Property (Number & Street) (Use District on Zoning Map) Property Owner COM05 JOHIVAJY L---L4 (Name of Owner) � G,GEN►=aZD LANE EAST N4�F�2T NY ►I?31 (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. Igo not quote the ordinance.) BOARD OF ZONING APPEALS Page 2 Appeal No. 5. 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 pennit 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. e d lot A dimensioned plot plan clearly illustrating the location and outlines of all buildings on th%.,property, an lines is required, as well as elevation drawings for new construction 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. I 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. ® submitted with the appeal is true to the best of y knowledge an eie , and I certify that the information that I have read, and a familiar with those sections of the City of Ithaca Zoning Ordinance that apply to Section 325- 0 which escribes the powers an duties of the oar of Zoning is appeal, (including , Appeals). also ac ®w ledg e that the Boardof Zoning Appeals may visit the property and specifically permit such visits. _ v r Signature of Appellant* Sworn to this day of MYRIAH A. FITTERER } µ NOTARY PUBLIC, STATE OF NEW YOR 20 �� QUALIFIED IN TOMPKINS COUNT" _ (AEG, #01 F1676.1461 MY Comm, EXP. MAY 14, 20165 Notary-Public r YAppellant must bet e owner of the property,unless anOwner's Authorization for designating an authorized representative is file d with the appeal. PLEASE SUBMIT ORIGINAL APPLICATION TO: p City of Ithaca BuildingDepartment Phone: (607)274-6508 10 8 E. Green S t° Fax: (607) 274-6521 Ithaca,NY 14850 1 u i 1 v..°Ie I�J\IO �►I�e�a9 IO is i•d�sC 0�1�s 0� 9, 1 1„1 1 1 / 1 1 / 1„ / / ► 9 9 1 /i°1 1 P /, 9,^/ .1,.V.,,.1 � �qT sC ee a°♦ ♦ i�a IO♦a fie e6• X`♦C X:C:C:C X•°7C X eC`♦C iC`eC♦a X`aC:6••♦a i6♦a'aC♦m X .JAY/ ® determination-. e 1 Type 2 Unlisted Application®f E deter Type p Environmental Assessment form used: Short Environmental Assessment Form Fong Environmental Form Lead Agency Determination of Significance Building in Permit Application# (if any) Date Received Date 1 st Hearing Dates Subsequent Hearings Zoning District Devised 9/14 CITE' OF ITHAOA BOARD OF ZONING APPEALS OWNER'S AUTHORIZATION FORM APPEAL NO. 0 In any case in which an appeal to the Board of Zoning Appeals seeking an, interpretation, special perml"C. 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) of (Name) (Street Address) (Yiunicipality) (state/zip) own property at 1 6 - 110 15_122j_ l (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) 1 do hereby authorize (Name) to appeal or A4ZA 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 Signat re STATE OF NEW Y0 RK. } COUNTY Or TOMPKINS ) Sworn to this day a 20 Rej i. 1 arY' Public � Note to all those signli n.g this form.- (1.) Owners authorizing another to present an appeal on their behalf should be aware that the Board may, in granting relief, acid reasonable con.di bons which then become binding on the property® (2) Especially where a variance i s •being sought, the owner may be the only person with detailed info ation about the property that is essential to the appeal. in such a case authorizing another person to appeal may be detr3a-mental 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 IA-850 (.rep- 4105) TY SHORT N I N ENTAL ASSESS14 T FORM Project Information.- To be completed by applicant or project sponsor. l. Applicant/Sponsor: 2® Project Name: 3. Project Location. 109--I 10 CJ>I>Y 51-01 4. Is Proposed Action: o New o Expansion o Modification/Alteration 5. Describe project briefly: 6. Precise Location(road Intersections,Prominent Landmarks, etc. or provide map) 66 57A- "OrC !!�V4 7. Amount of Land Affected: Initiall cr or S . t. Ultimately ® Acres or S q. Ft. Y q 8. will proposed action comply with existing zoning or other existing land use restrictions? o Yes XNo If No, describe briefly: 9. what is present land use in vicinity of project: )(Residential o Industrial o Agricultural o Parldand/open Space o Commercial o other Describe: 10. Does action involve a p ermit/approval, or funding, now or ultimately, from governmental agency (Federal, State or Local): o Yes o If Yes, List Agency Nagle and Perrnit/.Approval Type: 11. Does any aspect ect of the action have a currently valid permit or approval? o Yes No If Yes, ist Agency Name and Permit/Approval Type: 12. As a result of action will existing permit/approval require modification?. proposed o Yes o I certifythat the information rovi ed ab e is tru to the b my Imowledge. p PREPARER'S SIGNATURE: DATE:02./1 I—=) P P R.' TITLE: Pk)AICo I PA4 REPRESENTING: 50414KEL— AZZ441TCe-,,TVR6 j:\projects\infolznatxon\pd webslte\fonukity seaf fonn.doc SHORT ENVIRONMENTAL ASSESSMENT FORM Prod ect Information To Be Completed By,.Staff In order to answer the questions in this Short Environmental Assessment Form(SEAF),the preparer is to use currently available information concerning the project and the likely impacts of the action. �4ame of Project Yes No 1. Will proj ect result in a large physical change to the proj ect site or physically alter D El more than one acre of land? U Will there be a change to any unique or unusual land form found on the site or to any EJ El site designated a unique natural area or critical environmental area by a local or state agency? 3. Will the project alter or have any effect on an existing waterway? 0 El 4. Will the project have an impact on groundwater quality? ❑ 5. Will the project affect drainage flow on adjacent sites? El F-1 6. Will the project affect any threatened or endangered plant or animal species? El FI 7. Will the project result in an adverse effect on air quality? ❑ El S. Will the project have an effect on visual character of the community or scenic views It or vistas known to be important to the community: 9. Will the project adversely impact any site or structure of historic,pre-historic,or F] El paleontological importance or any site designated a local landmark or in a landmark district? 10. Will the project have an effect on existing or future recreational opportunities? R 0_ 11. Will the proj ect result in traffic problems or cause a major effect to existing transportation systems? 12. Will the project cause objectionable odors,noise,glare,vibration, or electrical F❑ El disturbance as a result of the project's operation during construction or after completion? 13. Will the project have any impact on public health or safety? El R 14. Will the project affect the existing community by directly causing a growth in F-1 El permanent populations of more than 5 percent over a one-year period OR have a negative effect on the character of the community or neighborhood? 15. Is there public controversy concerning the project? F1 El If any question has been answered YES,a completed Long Environmental Assessment Form (LEAF) is necessary. PREPARER'S SIGNATURE: DATE .- PREPARER'S TITLE REPRESENTING.- q:\planning\proj ects\infomang\pd website\forms\seaf part i.doc NOTICE OF APPEAL REGARDING ZONINGI I , CITY OF ITHACA, NEW YORK APPEAL NO. Owners of property within 200 feet of and others interested. FROM: S4141eXZL— ARCH name ot person or agency making appeal) REGARDING.- (check appropriate spaces) 1. A variance to permitted use area regulations 144 sign regulations and/or 2. Interpretation of zoning regulations c sign regulations, and/or 3. Application for a special permit, eo r,& applicable to the property named above in a n zone. j pp p p Y � � l CITY REGULATIONS REQUIRE THAT YOU BE NOTIFIED OF THIS DESCRIBEDEL TO GIVE YOU THE OPPORTUNITYIT AND TO ATTENDTHE MEETINGSLISTED BELOW. ANYONE WHO IS CONSIDERED INTERESTED Y SPEAK FOR OR AGAINST i THE APPEAL AT THESE MEETINGS, OR MAY SUBMIT A WRITTEN STATEMENT OR LETTER CONCERNING IT, ADDRESSED TO THE BOARD OF ZONING , FOR THE INFORMATION F TI-I . T EP I TIMELIMITF 3 I I IC. INTERESTED PARTY MAY ADDRESS THE BOARD F ZONING APPEALS. T I ITS DECISIONI Y ON THE WRITTENI E E PRESENTED AND THE TESTIMONY INTERESTED PARTIES THE HEARING. IF YOU DESIRETO -,REVIEW THE CASE FILE, IT WILL BE AVAILABLE FOR YOUR INSPECTIONI I IN THE BUILDINGT. ENTIRETHE I L BEGINNING TUESDAY BEFORE THE SCHEDULED BOARD F ZONING APPEALS MEETING. THIS APPEAL HAS BEEN REFERREDT PLANNINGTHE LOPMENT BOARD. THE BOARD OF ZONING APPEALS IS THE DECISION- MAKINGI IDEVELOPMENT AN ADVISORY . IF YOU WOULD LIKE INFORMATION THE MEETINGT 1TI FOR I DEVELOPMENT T THE DEPARTMENT PLANNING T � z DEVELOPMENT AT 274-6551. City regulations require that you be notified of the appeal described below, to give you the opportunity t nt n it an t attend the meetings listed below. Anyone h i considered 1 an interested part a for or against the appeal at these meetings, or may submit a written statementrnin the appeal, addressed to the Board of ZoningI . There is a time limit of 3 minutes r any interested r wishing to addressr rZoning Appeals bases its decisionpartly the writtenevidence i r at the hearing. If you desire to reviewthe case file, it will be available for inspection ring business hoursin the Building rt ent. The entire record ill be available on the Thursdaybefore,the scheduled Board of Zoning Appeals meeting. This appeal has been submitted to the Planning & Development Board. The Board of Zoning Appeal-S) is the decision-making board for zoning appeals. The Planning & Development Board acts as an advisory board. The Planning & Development Board normally meets at ® on the 4t" 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 at 7® 7 The Board of in e l will conduct a public hearing on the appeal at its meeting on at 7 fk* in the Common Council Chambers. The Board of Zoning Appeals will make its ruling based on zoning and legal considerations. over CIT"'If OF 1TjK6,%%CA 30�L�%.RD 0,5F -7� N,]G APPEALS APPEAL iMUMBER-. ;N,10-1-IFIC AT ION OF Pik OPEARTY 0'vVMd'-`RS APPLICATION BY: i e..,M L.- ARej4 i 115c-ruizE (Name of Appellant) SUBJECT PROPERTY: 109--- 110 G7DDY STIeECT DATE OF HEARING: PERSONS NOTIFIED: ADDRESS OF PROPERTY WITHIN 200 FEET OF SUBJECT PROPERTY: OWNER: MAILING ADDRESS: SEE: A7'0rAcJ49:D Lie,mr OF PMOPCXTY O%AO'PJF—M% SCHICKEI 330 East State Street, Ithaca, New York 14850 tel 607-277-0845 fax 607-277-2925 www.schickel.com 108 - 110 EDDY STREET PARKING SA Project No. 16103 February 19, 2016 List of Pr ners within 200'-0" 500700 68.-7-13 500700 68.-7-11 500700 68.-7-12 Lambrou,Nicholaos Turner,Terence BGA Family Realty,LLC Lambrou, Sharon 115 Eddy St 408 College Ave 405 Eddy St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 68.-3-22 500700 68.-3-21 500700 68.-3-13 Daly,Helen G Moll,Monica Terpening,Timothy T Daly,David G Moll, Simon 404 North Wilbur Ave I ION Quarry St 44 Dart Dr SayrePA 18840 Ithaca NY 14850 Ithaca NY 14850 500700 68.-3-16 500700 68.-3-14 500700 68.-3-15 West Shore Apartments,LLC Lu,Key Goh DemosJohnny,LLC 107 Worth St 9403 Wrought Iron Ct 8 Glenford Lane Ithaca NY 14850 Fairfax VA 22032 E.Northport NY 11731 500700 68.-3-12 500700 68.-9-3 500700 68.-9-4 Cornell University Packard,Robert M L Lyon,W Eric PO Box DH Packard,Joan L 8 Briarwood Ln Ithaca NY 14853 745 Cortland Rd Newfield NY 14867 GrotonNY 13073 500700 68.-9-5 500700 68.-8-2 500700 68.-8-11 Lyon,Wayne S Hammer,David A DemosJohnny,LLC Lyon,Alice L Hammer,Tove H 8 Glenford Lane 113 Ferris Pi 109 Orchard PI E.Northport NY 11731 Ithaca NY 14850 Ithaca NY 14850 500700 68.-8-10 500700 83.-3-1 500700 83.-3-2 EPG Associates Nestopoulos,Costas M DemosJohnny,LLC 405 Eddy St Nestopoulos,Margaret M 8 Glenford Lane Ithaca NY 14850 120 Honness Ln E.Northport NY 11731 Ithaca NY 14850 500700 68.-8-1 500700 81-2-15.1 500700 83.-2-15.3 Polenberg,Richard VVA Phase 1&IL LLC VVA Phase I&11)LLC 101 Orchard PI 1001 W Seneca St 1001 W Seneca St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 A BRIEF DESCR'EPTSON OF T'H E F TS AC Co�\ICERNING-THE APPEAL FOLLOWS'. prop to do; HOW it differs from the present use, development or signage on the Applicants should explain here WHAT they p property; and WHY the proposal requires a variance,interpretation or special permit. It should be in sufficient detail for the average d and how it may affect them.Additional information, including a plan or sketch of person to understand basically what is propose the proposal, and the REASONS for it, may be attached on additional pages. DESCRIPTION AT0rA4:::+WaD 91 APPS:ou, A PP"4A-rIOM ITSM PO 6 PXA 64W FPSA" MSIZVAXY 2016 d, or frorn the City Building Department, 108 East Green ion on the appeal may be obtained from the undersigne Further information I process or the ay be seen,and where information on the appeal where the appeal m Street Ithaca, NY(607)-274-65081 )L .-4:00 P.M., Monday-Friday. Ordi nces can alsp be o tained from 8:00 A-M r 16 24)6 VrAIV SOT. 11-PAoCA Street Address Date Signature Revised 11198 SCHICKEL 330 East State Street, Ithaca, New York 14850 tel 607-277-0845 fox 607-277-2925 w w w.s c h i c k e I.c o m Appeal Application Item ® 6-Reason for Appeal Location of Property-. 108-110 Eddy Street Property ® DemosJohnny LLC Date: February 19, 2016 The Greycourt Apartment building at 10 8-110 Eddy Street is an historic building on the comer of East State Street and Eddy Street. In its past the residents of Greycourt would park at a lot located at 804 East State Steet(formerly 112 Blair Street). This parking has been in place going all the way back to when the Blair Street site had carriage ba forte horses and carriage for the residents of Greycourt. In 2011 the parking lot on the south side of the 108-110 Eddy Street site was constructed,providing 5 onsite parking spaces. After the construction of that lot the demand for parking spaces at 112 Blair Street has been minimal to nonexistent: 0 - I space per year in the last 5 years. ®s pgrking reggjrtpj�g , rea Variance The property is in the R-3 a zoning district. The proposed alteration to the parking requirement will not meet the minimum as follows: • Number of Units: 9 Units • Parking Required: 9 Spaces (5 ®n Site-and 4 at 804 East State Street) • Pa' rking Proposed: 5 Spaces(On Site) In making its determination about this Area Variance it is our understanding that the Board of Appeals will consider the benefits to DemosJohnny LLC (owned by Costas Matthew Nestopoulos and John Pugia) as weighed against the detriment to the health, safety, and welfare of the neighborhood or community that may occur if the Area Variance were granted. It is our opinion that the Area Variance proposed is minor and that several positive benefits would result for the neighborhood and community if the Area Variance is granted as follows: 1. 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 character of the neighborhood is largely student rental with few remaining single family houses. The current requirement of 9 parking spaces for Greycourt is being satisfied by an existing non-conforming neighborhood parking lot which does not fit the character of what the City allows under its zoning.Allowing the parking requirement to be waived would result in fewer cars using this neighborhood parking lot an area that is more in the character of what the City would like in that area. 2. Whether the benefit sought by the applicant can be achieved by some method which will be feasible for the applicant to pursue but would not require a variance: The applicant has already pursued putting 9 parking spaces on site but the number was reduced to 5 by the Ithaca Landmarks Preservation Commission. The 5 spaces approved by the ILPC were built on site in 2011. Those on-site spaces have absorbed virtually all of the demand by the Greycourt tenants for parking. Since they were built in 2011 at most only I space has been leased at the off-site location at 804 East State Street by a tenant of 108-110 Eddy Street(Grey Court) even though previously I I and now 4 spaces have been available for lease. 3. Whether the requested area variance is substantial: Page 2 ARCHITECTURESCHICKEL Zoningoar of Appeals/Reason for Appeal 108-110 Eddy Street Parking February 19, 2016 In all of the years that the applicant has owned Greycourte has yet to have a demand for parking that meets the Ci 's requirements. In 213 there were 5 spaces rented,the most allocated to Greycourt in his years of owning the property, and all of those spaces would e satisfied y the parking on-site. Having 4 spaces required on another site exceeds the demand for parking that the Owner experiences by an average of 3.5 spaces. 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district: e effect on the physical and environmental conditions in the district will be positive,because it ill afford the Owner the opportunity to discontinue the use of a non-conforming neighborhood parking lot at 804 East State Street and significantly improve the views across the 804 E State Street property from the historic Orchard Place neighborhood. 5. Whether the alleged difficulty is self created: The difficulty was not self created. This parking lot at 8 04 East State(formerly 112 Blair Street) has provided parking for Greycourt site for over 10 years,however there has been virtually no interest in parking there in the last 5 years since the 5 parking spaces were provided on-site. SCHIL'KEI SCHICKEL, A Project No. 16103 February 19, 2016 PARKING UTILIZATION OF REQUIRED SPACES 804 E. State Street Year (formerly 112 Blair Street) 108-110 Eddy Street Required Off-Site On-Site Spaces Leased Not Leased S aces Leased Not Leased Site Spaces Leased 2015-16 4 0 4 5 4 1 2014-15 11 1 10 5 3.5 1.5 2013-14 11 0 11 5 4 1 2012-13 11 1 10 5 3 2 2011-12 11 0 11 5 4 1 2010-11 16 3 13 0 N/A N/A 16 3 13 2009-10 16 2 14 0 N/A N/A 16 2 14 2008-09 16 2 14 0 N/A N/A 16 2 14 2007-08 16 3 13 0 N/A N/A 16 3 13 2006-07 16 1 15 0 N/A N/A 2005-06 16 2 14 0 N/A N/A 16 2 14 *In the Summer of 2011 the 5 parking spaces at 108-110 Eddy Street were constructed. Since on-site parking was provided at most only 1 parking space at 804 E. State Street(formerly 112 Blair Street)has been leased by a tenant at 108-110 Eddy Street in the last five years. 108-110 Eddy Street Parking Analysis Schickel Architecture SA Project No. 16103 2002 -Grandfather Required Parking Apartment Number of Occupants Required Parking Apt. # 1 1 1 Apt.# 11 4 1 Apt.# 12 4 1 Apt. #21 4 1 Apt. #22 4 1 Apt.#31 5 1 Apt.#32 5 1 Apt.#41 4 1 Apt.#42 4 1 35 9 Total Number of Required Spaces 9 Less Number of Spaces on Site 5 4 Deficient Parking Spaces %-,Ity of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA- Address 108-110 Eddy Street Use District R-3a Date 2/19/2016 Applicant Schickel Architecture Owner DemosJohnny LLC Application Type: Area Variance Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 1wMhu... I Column Title Use Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Front Other Side Rear yard: %of depth Minimum Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Yard Yard Yard or number of feet, Building — whichever is less Heiekit Existing 9 Unit 5-On Site 12�937 Condition Multiple 4@804 E. S.F. 129.39' 4 40 27% 11.5' 36.5' 4.5' 15'or 6% and Use Dwelling State St. District militipt 5 :3$% 10, Regulations 1 1 I'll I " : I I� , ���,51'W�, , I I I 'I"11—i, " " , 25%or 50'but,mot 9' _ , V� 11,510,011 1 , : :", '' I I 40:' 4 D None wellmigs ji� less than 2011, for Exi Note Non- Conforming OK OK OK OK OK OK OK OK OK Def. Def. Conditions Proposed 9 Unit 121 937 Condition Multiple 5 On Site S.F. 129.39' 4 40 27% 11.5' 36.5' 4.5' 15'or 6% and/or Use Dwelling District Re Multi�le 25%or,50"but,not % A, Cl 350 10 5, 9� 1150 None ellin,DW for Proposed tessthan 201" Note Non- Conforming OK N/A Def. N/A OK OK OK OK OK OK OK Def. Df N/A Conditions -4 e for Proposal J I L Notes: 4-/f 118 .HIS. ..... BLAIR STREET Ptfac-1,NEW York 14 8,50 I-JW7277f)345 F-,x6:)72772A25 5)hip- b (1)AA D 5)-in T Z,FA11- V,O© (1)M 4.500 SF SITE �A 4.560 SF SITE (1)AF -P B LAIR ST. (7)DF 1 unit-3 Bedrooms I unit-213edroDms rQN-,4 11TAMT 2 Spaces 0)IV (6)To -7a lz�LA -EAS-T-.STA-T-E- BED MtE vV Bb�tk Z units 3 Baeirm (3)VT - T tSE W1A I S Fh U-Ttc I�,xl- ---60- IF-020. --frsfk6ior- DF U.) -WALK CQNCRCM 511)�Av 8'04B, 12 (3)IV 108 rs S 0 J BLAIR ST. F 6S 2 unit-3 Bedrooms 2Spaces (5)am CON —EXISTING ASPHAL�- ASPHAF PAIC DA�bAl 3 DPA"AY TO Uj "tA I X82' VAR)AAAMe (G)D;: (5)ST q (I)Of OLD LUG-V Z rr OXE RACK 10 4 3 (1))Ap (3)TO SEGMENTAL WALL co f- 7— eaumm 7777= TIE WTO FXISTINIC GAN W SFr.MFNTAL WAU 812 TIL Nio:xsTNG WALL RUILOCATED POLE LIGKT EAST STATE ST. 13118 GRAVEL PATH 2 unit-3 Bedrooms LM) MATCH TO EXIS11N.' 2 Spaces JOM PUGUAS 804 COSTA$NESTOPOVLos EAST STATE ST. 171)ttvwW!;,4 Lan, I unit-5 Bedrooms 806 808 1 810 1 unit-4 Bedrooms IV I f EAST STATE ST. 0 EAST STATE ST. EAST STATE ST. 4 Spaces k. 2 units-3 Bedrooms 2 units-3 Bedrooms I unit-3 Bedrooms t 6.100 SF SIT 2 Spaces 0 ),0-Wit 2 Spaces 1 Space 2 Oa-jVA)is sttvjr,,,)vRuviw 3 05 3n-701S Zm-onflRoview J VAW • 00 4,325 SF SITE SITE INFORMATION: MV4AC,TITL (4)SJ (1)am (A) ZONE-CR-2 SITE LAYOUT !;j Plant Schedule (3)TO USE:I ExSrd4G SINGLC--2 EXISTING DIXILS(� (3) (3)TO 31, 2 NEW DUPLOC &PLANTING Cry SYM 100TANCALNAME COMMONUME ""'SHEMOT COMMENTS N 51.27 9-W 49.99' TREE'MEE AREA, PLAN Autumn OmWfto S IQ fileal Sf BWIDWGS T ;Acerfrefflarth'scamt Nif scaftl SW*ftl go ��I-I = RECENTLY FLAWED GnOUNDCOVLR ON OW-, Yt Me FrW -P mot 10.543 SF GREEN SPACF- (30"aw sifto creeper,izDzrr,,u riuviuniz -4-1 Pv ,Pmm§ rlw"M M-MbROAR? I H,IV-�*W CIA0,14 51 —FDRT v in una .1 19 Cal,8 qL-o —0 8 - _A Red ti Red 7.52OSr-WALLS AND PAVED FACES 1 1-k i I I -. ------- ZT, ------- ---------------- 24,244 SF TOTAL SITE AREA., S14RU&S -------- AM:A 7- ram nwlanocarphA .14-3-0--RE-.0-Ea-Fit 14 am BLOM M EAST STATE STREET Nys UUTE 79 WTM13 6 1-.-ZvP-M gm jASvi%)f0-*Hews GMMI .03 C*nL 0a pSnnsv%wica SO-3e ,t6C6ftL Amkwi� 18-24-tit,#3 Cofif j —1(A-------TLI L2 TO Jftq0 dde- 'm pep 04 rid, 'ViT-Htl!1_5 CON !TL49 110.32 L --��'' - 4s > 7 I I I ll 44s 44s 43s 43s 43s- " G - -_I I - 9-9 50 49 s 81s �^ -2 ; 26 ! _ 22 s soy N - ,- -�z t1. 1 CI Ilk. 3 __ -I „ NI S C H CKEL, U)I I I I lm 100S , 1130.13 132 /��. ' 5 4. A R C H I T F C T U R F J._ 132 s I ° A 12to i 1 , I'il, I to V), 330 East State Street 8 - �, 21 , ---ICI 18w 17 16 -� ' 15 _ .14-'wN _'- 9.1 2 G I I f N I I N N , W , y I Ithaca,New York 14850 J I Tel 607.277.0845 Fax 607.277.2925 N ► I , --. -S , - Vf , N 129.14. 132 ' � � • 'I I l I 1 , I I I f y, i I 67 I' 132 ''_I 1 1 �+ ' f ► _.--- I I I lL.._....a-J -._ _f , 9 24, I F an , I `� I ' ' ' 82 s �. I 1006, SEAL — I _ 211 I t •� 50 -- 50s L.. i60s 134.4 �' -� I-_-- - _--:- 1 i- '- -..- , ------r I 24 I r ' C40K ,,, - TI--7-1 --L ' f I __. T-r'— 1 t-' 129.5 I' =_ ' - -- s I 46 s 46 s s 9 s-� '' t_1 "FROSH ALLEY" _ j I 132 st=� , 50 s , , I ,i f s 13 I I' I� _t I 1 j i , I i IL J 11 CONSULTANT 1 , � I I, a► °�' I I -1 1 '1 I 71.68- , 7 3 1 ._ I_ ,' , I�y 5 M', I I 1 19 r�- ash.. '0 cf)I t-r 7 23 r-- WA M t fe Os u I^, I f I 46 s I- �- 1-� 11�l ' CONSULTANT'S PROJECT NO. y [( I —� , 12 i ' cc$ '. ,I( II l i. _ -_I 13 �, 6 2 119.5 9.6 , , - --60s ^�r--__- ,1 f -i I H 49 s- 63.1 �' 1 95 m 30s 895 �a' 27 a i j CO RN E L L , ,II p 1---t ' It; ! ,�7 5 : 81 UNIVERSITY -t _ �� �,� _J 63 I� �� I' ,' ' I 132 s I yt I t_ 95 -..-. 'I I _16o._ H I I I 15 Y 83.18 10S 120 - N ' 1 a Ljj - ' 12 ,�, ! IL�I g 10 Ikn I, i 1 ui I � -- 10 S -...__ — 3 S _ I I 75 83.18 17 `--- I I I I I 1 78.78 80 104,1 ' - 'I ' 132 s 1 �' �t $'' 11 t Cn I f I 1 1 , y x9 to o 15 H W 114 _ 6 . ' 162 s -83 s ► _ 78,18., 1 808 _ v L_ f ' ' _ I ! I I I I I 2 ' , `'',, .es,�----- ,I I ;'.I = `�___ PLACE Cn 'k�� ., � >7 1 I I I ORCHARD ..ill 0 14 80 L + ' i 1' --- Lr- =--- __._.-.--= m" 79.26 79.4 t L 11 ;- _ =' _I 1 W ,�, _ - 93 f� f`�' r- w 132 - , --� 9—� `--- '--� 13a - G UJ (D L 15 w I ' ' i i i 9 m I0 ti .3 ao _ 79 z C:) z r ...14 cr 108-110 EDDY ST ,' 1 -- 72.4 - I F11-1 �co 7 w p 4 pies 1 �� j _ �� ----,- C 132 -- 1 1 _'� i 12 �` ��° ' i c~__w Oo ' Z l �o { �-- o N I f n 1 1 _ -� V 5 ,i J ---- , OC ' 68 '� � � ., ,, �I n 1 �{� 11 � f-..-� I 85` 74.45 � I � �Q h , i_ � _r1 93 'I 794 s I �'1 �_ 1 I, 155 _, , I- o ,�, - 10 9 6 1 �, IL„ f fir'` ,I N. 5 y r y r ! ' 9.4 PROJECT NO. i _ --- r--- 9 I 50 92. I 1 $ 67 16103 f lk 7 - �� `' i 9 2 9! 7 6 � •o U3 N •� a _� �. 12Ss OWNER g "9S', A' f- DEMOS JOHNNY LLC - - _ l m - 804E T -BT.� -- ,1. Z �:6 �-- c%Matthew Nestopoulous ��_.__ c3o SS ! I �,,� RMERL '�1LAt T E o 1 s , 120 Honness Lana �s- 1 I I f $ y' 3 - 3 6 Ithaca,NY 14850 4 aces $ !� - rn 7•.°. J ns 3 U• - ,..-�- '. T� I'' / `� o., asp ', �. ;� •. .a 000 4 r t- 15.1 �� v 6.2 tl Q 4 f REV DATE ISSUED FOR �^^-_ 4.18 AC ,,' �' • �,"• - °i 02-19-2016 Variance Application .4- 8 2 �4s 7 Q�f-16 rn 1 r 3 V.r • �• .-'` 't-•'" .' DRAWING TITLE �►. d. �, - ,,. - e CONTEXT �¢ �`�� 2 t PLAN DISTANCE FROM EDDY TO BLAIR DRAWN BY Ul:i SCALE '" - SO` U" • VIA STATE STREET & BLAI R STREET - 880' - DRAWING NO. • VIA COOK STREET - 114401 • VIA STATE STREET UP EXTERIOR STAIR- 540' FOR REF RENCE ONLY 4LNSTRUCTED 2011 1�3 A or iir—N Ens� State Sire et ithoca, New York 148,50 Fox 7-277--2925 3 i Cons.tant, f f "onsultant's Fora}art No. General Notes: eA , #. a / f .,.. o o a Q f x a a f f a f a , a o , 4 , bras}act.. GREY COURT _ PARKING LOT s 10---110 EDDY STREET 1THA R, NEW YORK 14850 f PROJECT NO. 0 410 BENCHMARK EIEV=100.00' Owner: AT DOOR THRESHOLD j MATTHEW NE TCPOULOS 1 10 HONNESS LANE _ BUILDING ENTRANCE i"4tIVf8a ons`a f \ o� Dct .`'aued as part cat Icannr�-rq Board Changes 2 Drawing.ttia: SITE FLAN DETAILS • � � �_�.� � w�� tin ��_._ � Date � AUGUST 11, 2011 Drown Fly i Droaaing No,