HomeMy WebLinkAbout02-16-16 P&D Board - Project Review Committee Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.”
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TO:
FROM:
DATE:
SUBJECT:
City of Ithaca Project Review Committee (Planning &Development Board)
LisaNicholas,SeniorPlanner
February1,2016
Agenda for Project Review Committee Meeting:T UESDAY,FEBRUARY 16,2016
Meeting scheduled to begin at 9:30 a.m.in Third Floor Conference Room (behind Common Council Chambers),City
Hall,108 E.Green St.Please call Charles Pyott at 2746550,if you cannot attend or you require additional information.
9:30 Project:Parking Lot Expansion (Addition of 17 Spaces)
Location:310 Taughannock Blvd.(Island Health &Fitness)
Applicant:Terry &Tim Ciaschi,Owners
Anticipated Board Action(s)in February:Declaration of Lead Agency,Public Hearing,&Determination of
Environmental Significance
Project Description:The applicant proposes to expand the parking area by 17 spaces,from 98 to 115.The
existing bioretention area has been filled in and is currently used as parking.The applicant proposes to
remove the current bioretention system and install porous pavement to accommodate 13 spaces.The
project also includes restriping a portion of the existing parking area to add four additional spaces.The
project is in the WF1 Zoning District.This is a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance (“CEQRO”),§1764 B(1)(h)[2],and the State Environmental Quality Review Act
(“SEQRA”),§617.4(b)(11),and is subject to Environmental Review.
9:45:Project:Hughes Hall Renovations
Location:Cornell University Campus
Applicant:Ram Venkat for Cornell University
Anticipated Board Action(s)in February:Declaration of Lead Agency &Public Hearing
Project Description:The applicant is proposing to renovate four levels of Hughes Hall in order to improve
academic space use.Exterior and site modifications include:enclosing existing groundfloor loggia;a new
entry from the courtyard;a new exterior stair tower on a west façade;and renovations to the gorgefacing
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 U1 Zoning District.This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”),§1764 B(1)(h)[2],and the State Environmental
Quality Review Act (“SEQRA”),§617.4(b)(11),and is subject to Environmental Review.
CITY OF ITHACA
108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Econ. Development – 607-274-6550 | Community Development/IURA – 607-274-
6559
E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
“An Equal Opportunity Employer with a commitment to workforce diversification.”
2 of 3
10:00 Project:Cornell Ag.Quad Renovations
Location:Cornell University Campus
Applicant:Davies Orinda for Cornell University
Anticipated Board Action(s)in February:Declaration of Lead Agency &Public Hearing
Project Description:The applicant proposes to renovate the existing landscape and replace underground
utilities in the Agricultural Quad.The project is needed to upgrade existing utilities and enhance
accessibility,expand gathering spaces,and provide new lighting and site furnishings.Site work will include
removal of all existing hardscape,as well as 14 trees,installation of new pedestrian paths,plazas,stone
bench seating,lighting,and blue light phones,as well as new plantings with amended soil conditions.The
project also includes a large bioretention area east of Kennedy Hall.The project is in the U 1 Zoning District.
This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)§176 4
B(1)(h)[4],and the State Environmental Quality Review Act (“SEQRA”),§617.4(b)(9),and is subject to
Environmental Review.
10:15:Project:Cherry Artspace
Location:102 Cherry St.
Applicant:Performance Premises,LLC/Samuel Buggeln
Anticipated Board Action(s)in February:Declaration of Lead Agency
Project Description:The applicant proposes to construct a 1,944 SF building on the 5,402 SF project site.
The site contains an existing 1,137 SF building (formerly Renovus Solar).The new building will have a
galvanized corrugated steel exterior finish to harmonize with the existing building,and have a matte
foundation with perimeter grade beams.A sidewalk will be provided along the entire parcel width,and
6.5’tree lawn and street trees in front of the existing building.(Space does not permit a tree lawn in front
of the new building.)Parking will be provided on adjacent lot immediately to the south.The applicant is
also proposing an exterior patio in the rear of the building,landscaping,and signage.The project is in the
Industrial Zoning District and requires Area Variances from the Board of Zoning Appeals (BZA)and a permit
from the NYS Department of Environmental Conservation (DEC)for encroachment into the permanent
easement along the Flood Control Channel.This is a Type 1 Action under the City of Ithaca Environmental
Quality Review Ordinance (“CEQRO”),§176 4 B(1)(h)[2],and the State Environmental Quality Review Act
(“SEQRA”),§617.4(b)(11),and is subject to Environmental Review.
10:30 Project:Hilton Canopy Hotel
Location:320 324 E.State St./M.L.K.,Jr.Blvd.
Applicant:Scott Whitham for Neil Patel
Anticipated Board Action(s)in February:Approval of Project Changes &Previous Conditions
Project Description:The project was approved on February 24,2015.The applicant is requesting changes
to the approved Site Plan,including the following:an increase from 123 to 131 guest rooms;an increase
from 74,475 GFA to 77,884 GFA;minor landscape changes;size and location of windows and doors;and
exterior materials and colors.This is a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance,§176 4 B.(1)(h.)(4),(k.),and (n.),and the State Environmental Quality Review Act,§617.4 (b)(9)
and (11),for which the Planning Board made a Negative Declaration of Environmental Significance on
January 27,2015.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
3 of 3
10:45 Zoning Appeals
#3009,Area Variance,406 Stewart Ave.
#3013,Sign Variance,120 S.Aurora St.(Ithaca Marriott Hotel)
#3015,Special Permit,305 Taylor Pl.
#3016,Area Variance,424 Dryden Rd.
11:00 Adjournment
cc:Mayor Svante Myrick &Common Council
Dr.Luvelle Brown,Superintendent,ICSD
Jay Franklin,Tompkins County Assessment
ACCESSING ONLINE DOCUMENTS
Site Plan Review &Subdivision Application Documents
(&Related Materials)
Site Plan Review application documents are accessible electronically via
the “Document Center”on the City web site
(www.cityofithaca.org/DocumentCenter),under “Planning &
Development”>“Site Plan Review Project Applications,”and in the
relevant year/month folder.Subdivision application materials can be
similarly located,but in the “Subdivision Applications”folder.
Zoning Appeals
Zoning Appeals are accessible electronically via the “Document Center”on
the City web site (www.cityofithaca.org/DocumentCenter),under “Board
of Zoning Appeals”>“Zoning Appeal Applications,”and in the relevant
year’s folder.
If you have a disability &would like specific
accommodation to participate,
please contact the City Clerk at 274 6570 by
12:00 p.m.,the day before the meeting.
Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
February 9, 2016
Lisa Nicholas
Senior Planner, Department of Planning and Economic Development
City of Ithaca
108 E. Green Street
Ithaca, N.Y. 14850
Re: canopy Hotel Project – Project Update- Submittal
Dear Lisa,
Please find enclosed updated plans, elevations, and perspectives for the canopy Hotel Project, which illustrate
changes to the project based on the comments we received from the Planning Board on January 26th.
The project is a 7-story boutique hotel, 80’-0” tall (92’-0” top of penthouse), and 87,683 gsf with 131
guestrooms. The increase in gsf since the building was approved resulted from three factors: (1) the overall
footprint of the building’s ground floor has decreased due to moving the western wall away from the property
line to accommodate windows in the guestrooms, (2) the overall footprint of the building from the second
floor up increased, and (3) the addition of a basement. Another change is in the programming of the ground
floor; there is no longer a restaurant tenant and the ground floor is dedicated to more flexible programming
for public and guest use, with back of house functions and mechanical / electrical rooms moved to the
basement level.
The ground floor will include a café and bar, a retreat area, public restrooms, fitness center with yoga studio,
meeting rooms and a garden patio positioned to engage the public realm and create transparency and
continuity along the street. The second floor will accommodate a vegetated roof terrace with glass balustrade
and series of standard and premium guest rooms. Floors 3-7 are dedicated to the guestroom program. Exterior
façade materials on the ground floor will be brick with a cast stone base and surround at the entry, glass and
aluminum storefront entry systems, folding glass walls at the patios, awnings and a backlit glass and metal
entry canopy in the vehicular drop-off circle. Other typical floors in the building will use brick with cast stone
window sills, composite metal and composite fiber panel system with punched insulated glass and aluminum
frame windows designed in the small pane style reminiscent of turn of the century brick and glass warehouse
construction.
In comparison, the approved project was also a 7-story boutique hotel, 80’-0” tall (92’-0” top of penthouse),
and 74,475 gsf with 123 guestrooms. The ground floor included a café and bar, a retreat area, public
restrooms, a garden patio, and approximately 2,000 sf of retail space. The second floor accommodated a
fitness room, boardroom, meeting room, roof terrace, and guest rooms. Floors 3-7 were also dedicated to
Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
guestroom program. Exterior façade materials on the ground floor were brick veneer, precast concrete,
aluminum storefront, folding glass walls, and a metal and backlit glass vehicular drop-off canopy. Other
typical floors used brick veneer, composite metal panel, and fiber cement lap siding and punched aluminum
“warehouse” style windows.
As an update to the project, please find attached the following documents:
1. Updated Drawing set including
• Site Layout, Ground, Second, Typical, and Seventh Floor Plans
• Views of the project
• Elevations, Materials Palette, and Signage details
In response to the comments we received from the Planning Board, the following changes have taken place:
1. A stone base has been added to the building. This stone base is the same material as windowsills,
which is a cast stone, Montecito. The stone base is 24” at entries and along Seneca Way, exposed to
view from public ways, and is 12” at all other facades.
2. A banding of pavers has been added to the driveway, accessed from E. State Street, in between the
asphalt and sidewalk. This banding is made up of granite, which will be flushed with the pavement.
3. A cornice element has been added to the mechanical screen to continue the horizontal banding from
the façade’s rhythm.
4. Guestrooms will no longer have direct access to the 2nd floor roof deck. Entry will be limited to a
single door from the elevator lobby, with a maximum of 49 occupants. See 2nd floor plan for
reference.
5. The blank façade seen from Seneca Way looking East has been addressed with inset panels using a
different material to create more differentiation in the façade.
6. The curved trellis at the ground floor has been revised to be rectilinear to better compliment the
building.
7. The team considered adding the buff brick back into the façade. However, the depth of the structure
along the spandrel beams would need to be substantially increased to carry the weight of the brick.
This would be cost prohibitive.
We look forward to presenting updates to the project at the 2/16 PRC meeting and the 2/23 Planning Board
meeting. If you have any questions or require additional information, please feel free to contact me.
Sincerely,
Catherine De Almeida
PLANNING BOARD SUBMISSION 01.20.2016
PLANNING BOARD SUBMISSION 02.10.2016
EAST STATESTREET GBIM
GBGBIM IM IM
IM IM
IM
IM
GBIMIMIMIMIMIMPROPOSED HOTEL
CSMA BUILDINGCAREYBUILDING
(3)BIKERACKS
(3)15 MINUTE
LOADING SPACES
MOVABLEBENCH W/PLANTERTRELLIS
(3)15 MINUTE LOADING SPACES
CAFE TRELLIS PATIO
MOVEABLE BENCH WITH PLANTERTRELLIS
PAVERTYPE2
GRAVEL
CONC WALK
PERENNIAL PLANTER BEDS
L102A1
(3)HOOP BIKE RACKS
GATE
GATE
GRAVELDELIVERY
EXISTING CONC WALK
FLEXIPAVE
FLUSHGRANITECURB
10'6"
/SEE DETAIL A3 L104
ASPHALT DRIVEWAY
0 5 10 2012'21/4"10'83/8"10'65/8"EF
6"CURB
FLUSH CURB
RAMP DOWN
ARCHITECTS
1524 Delancey Street
Philadelphia PA,19102
www.spg3.com
t.215.735.1524
KEY PLAN
Proj. No.:
GENERAL NOTES / MATERIAL KEY LEGEND
12/03/2015 PROGRESS BACKGROUNDSISSUED TO CONSULTANTSPROGRESS PRINT NOT FOR CONSTRUCTIONU:\2015041-CanopyHotel\8.0DRAWINGS\8.3REVIT\2015041-CanopyHotel-SITEDD.rvt2/9/20164:07:41PMRYAN BIGGS | CLARK DAVIS
Structural Engineering
Consultants
JDavis@ryanbiggs.com
P.O. Box 217 Skaneateles Falls, NY 13153
315.685.4732
MCHUGH ENGINEERING
Mechanical, Plumbing, &
Electrical Consultants
CKeenan@mchugheng.com
canopy by Hilton
Ithaca New York
Baywood HotelsGreenbelt, MD
SITE PLAN
15010.00
L100L100T. G. Miller, P.C.
Civil EngineeringConsultants
ajs@tgmillerpc.com
203 N. Aurora Street, Ithaca NY 14850607.272.6477
MARKZEFF
Interior Design
mzeff@markzeff.com
515 West 20th Street, 4W New York NY 10011
212.624.4004
STREAM COLLABORATIVE
Landscape Architecture
Consultants
Noah@Streamcolab.com
123 Cayuga Street SuiteE 201 Ithaca NY 14850
607.216.8802
1"=10'0"C2 SITE PLAN
DATE ISSUE REV. NO.
PLANTING SCHEDULE
KEY QTY.BOTANICALNAME COMMONNAME INSTALLED SIZE MATURESIZE COMMENTS
SHRUBEVERGREEN
IM 14 Ilex X meserveae'Blue Princess'BlueHolly
TREEDECIDUOUS
GB 4 Ginkgo biloba Ginkgo
GROUND COVEREVERGREEN
EF 2633 Euonymusfortunei 'Coloratus'Purple leafWintercreeper 4"O.C
Ithaca | The Commons by Hilton Proposed Site Plan- Option 1
Planning Board Submission - February 10, 2016
EAST STATESTREET GBGBIM
GBGBGBVBVBVBIM IM IM
IM IM
IM
IM
PROPOSED HOTEL
CSMA BUILDINGCAREYBUILDING
(6)BIKE RACKS
(3)15 MINUTE
LOADING SPACES
MOVABLEBENCH W/PLANTERTRELLIS
(3)15 MINUTE LOADING SPACES
CAFE TRELLIS PATIO
MOVEABLE BENCH WITH PLANTERTRELLIS
PAVERTYPE2
GRAVEL
CONC WALK
PERENNIAL PLANTER BEDS
L102A1
(3)HOOP BIKE RACKS
GATE
GATE
GRAVELDELIVERY
EXISTING CONC WALK
FLEXIPAVE
FLUSHGRANITECURB
10'6"15'3"
/SEE DETAIL A5 L100
ASPHALT DRIVEWAY
0 5 10 2012'21/4"10'83/8"10'65/8"6"CURB
FLUSH CURB
RAMP DOWN
2"3"SINGLE GROUND HARDWOOD
BARK MULCH
PLANTING MIXTOPSOIL (1PART),
COMPOST (1 PART),SAND(1PART)2'0"MINCOMPACTED PLANTING MIX
BENEATH ROOT BALL TOPREVENT
SETTLING
ADJACENT CONCRETEPAVING
FLEXIPAVE ASSCHEDULED
PLANTING MIXTOPSOIL (1 PART),
COMPOST (1 PART),SAND (1 PART)
COMPACTEDPLANTING MIX
BENEATH ROOTBALLTO PREVENT
SETTLING
3X ROOTBALLROOTBALL+6"ADJACENTCONCRETE PAVING
ARCHITECTS
1524 Delancey Street
Philadelphia PA,19102
www.spg3.com
t.215.735.1524
KEY PLAN
Proj. No.:
GENERAL NOTES / MATERIAL KEY LEGEND
12/03/2015 PROGRESS BACKGROUNDSISSUED TO CONSULTANTSPROGRESS PRINT NOT FOR CONSTRUCTIONC:\Users\Chris\Documents\2015041-CanopyHotel-SITE_chris_stream.rvt2/9/20164:15:45PMRYAN BIGGS | CLARK DAVIS
Structural Engineering
Consultants
JDavis@ryanbiggs.com
P.O. Box 217 Skaneateles Falls, NY 13153
315.685.4732
MCHUGH ENGINEERING
Mechanical, Plumbing, &
Electrical Consultants
CKeenan@mchugheng.com
canopy by Hilton
Ithaca New York
Baywood HotelsGreenbelt, MD
SITE PLAN
15010.00
L100L100T. G. Miller, P.C.
Civil EngineeringConsultants
ajs@tgmillerpc.com
203 N. Aurora Street, Ithaca NY 14850607.272.6477
MARKZEFF
Interior Design
mzeff@markzeff.com
515 West 20th Street, 4W New York NY 10011
212.624.4004
STREAM COLLABORATIVE
Landscape Architecture
Consultants
Noah@Streamcolab.com
123 Cayuga Street SuiteE 201 Ithaca NY 14850
607.216.8802
1"=10'0"C2 PREFERRED SITE PLAN
DATE ISSUE REV. NO.
PLANTING SCHEDULE
KEY QTY.BOTANICAL NAME COMMON NAME INSTALLEDSIZE MATURE SIZE COMMENTS
ORNAMENTAL GRASS
VB 3 Viburnum x burkwoodii'Mohawk'birkwood viburum
SHRUBEVERGREEN
IM 8 IlexX meserveae 'Blue Princess'Blue Holly
TREEDECIDUOUS
GB 5 Ginkgobiloba Ginkgo 50'TALL &WIDE
1/2"=1'0"A5 TYPICAL PERENNIAL PLANTING
1/2"=1'0"A4 TYPICAL TREE PLANTING
Ithaca | The Commons by Hilton Proposed Site Plan- Option 2
Planning Board Submission - February 10, 2016
HOOP BIKE RACK
CORE3"MIN.DIAMETERHOLES 10"
DEEPINTO PAVERS AND CONCRETE,FILL
WITH POR ROKOREPOXY GROUT,SET
RACK LEVEL TO GRADE
CONCRETE PAVEMENT
ADJACENT PAVING
4000 PSI CONCRETE CURB
ADJACENT PAVING OR PLANTING
COMPACTED SUBBASE6"1'6"7"COMPACTED SUBGRADE
1"7"0'-1"
R
2'1"PITCH 1:12MAX
PITCH 1:12
PLAN
CONCRETE
ORPAVERS
WHERE
SHOWN PLANTING WHERE
SHOWN
DROP CURB
DETECTABLE WARNING PLATESISOMETRICVIEW
PITCH1:12
1 12
1
12
6'0"TYP6'TYP
6'TYP
8'TYP
6'TYP 1.SEELAYOUT PLANFOR LOCATION OF
CURB PLANKS
2.GRADE CHANGES TO BESMOOTH
AND EVENLYPITCHED
3.INSTALL DETECTABLEWARNING
PLATESAS PER MANUFACTURER'S
WRITTEN INSTRUCTIONS
6'0"TYP VARIES 2'0"
MEDIUM BROOM FINISH
WIDTH AS SHOWNONPLANWIDTHASSHOWNONPLAN 1.SEE PLANS FOR LOCATIONANDTYPE OF
SCORE JOINTS
2.BROOM PERPENDICULAR TOLINE OFTRAFFIC
TOOLED EDGE AROUNDEACHSCORE JOINT AND
EACHEXPANSIONJOINT
2"
1.SEE PLANS FOR LOCATION AND TYPESOF JOINTS
2.OVERLAP MESH SHEETS 1'0"MIN
1/2"EXPANSION JOINT (EJ)AND
JOINT SEALANT
1/2"S.S.DOWEL x24"W/PLASTIC
SLEEVEAT 18"O.C.
CONCRETE WALK
SUBBASE
SUBGRADE
1'DEEP TOOL JOINT (TJ)
W/1/4"RADIUS
CONCRETE SLAB
(2)6X 6 X W2.9 X W2.9,2"MIN.CLR.
TOP AND BOTTOM
COMPACTED SUBBASE
COMPACTED SUBGRADE
1.SEE PLANS FOR TOOL JOINTS (TJ),EXPANSION
JOINTS(EJ),LAYOUTWIDTHS,RADIIAND FINISHES
2.2"MINIMUM CONCRETE COVERAGEONMESH
AND TIES
1'0"0'8"WIDTH ASSHOWN ON PLAN
CROSS SLOPE ASSHOWN
ON GRADING PLAN
CONCRETE SLAB
6 X6 X W1.4X W1.4 MESH,FLAT SHEETS ONLY SETONCHAIRS
COMPACTED SUBBASE
COMPACTED SUBGRADE
1.SEEPLANS FORTOOL JOINTS(TJ),EXPANSION
JOINTS(EJ),LAYOUT WIDTHS,RADII AND FINISHES
2.2"MINIMUM CONCRETE COVERAGE ONMESH
AND TIES
0'8"0'5"WIDTHAS SHOWNONPLAN
CROSS SLOPEAS SHOWN
ON GRADING PLAN
NYSDOT TYPE 7TOP COURSE
NYSDOT TYPE 3BINDER
COMPACTEDSUBGRADE
SEPARATION FABRIC TO WRAP AT
ENDS
1'0"3"11/2"WRAP
1'0"
ADJACENT
PAVING GRANITE CURB1/2"BATTERED FACE,6"
DOWN FROM SAWN TOP
ADJACENT PAVING OR PLANTING
3000 PSI CONCRETE BACKINGFULL LENGTH
OF CURB,FORCE CONCRETETHROUGH BACK
OF JOINTS,GROUTFRONT AND TOP OF JOINTS
FLUSH W/1:2 MORTAR MIX
1:3:6 DRYMIX
UNIFORM PILES AT EACH ENDANDON3 FOOT
CENTERS BENEATH CURBFOR FULL LENGTH OF
CURB
RADIUS CURBING SHALLBE USED ON ALL
RADIILESSTHAN 100 FEET.6"1'4"3"1'3"MIN.
GRANITE CURB
ADJACENT PAVINGOR PLANTING
3000 PSI CONCRETE BACKINGFULLLENGTH
OF CURB,FORCE CONCRETETHROUGH BACK
OF JOINTS,GROUTFRONT AND TOP OFJOINTS
FLUSHW/1:2 MORTAR MIX
1:3:6 DRY MIX
UNIFORM PILES AT EACH ENDAND ON3 FOOT
CENTERSBENEATH CURBFOR FULL LENGTH OF
CURB1/2"MAX101/2"31/8"ADJACENTPAVING
3/4"CLEAN COURSE AGGREGATE
COMPACTED SUBGRADE4" 2"
/SEEDETAILB3 L105
PRIME GRANITE EDGE WITH URETHANE PRIMER
15MINUTES PRIORTO INSTALLATION OF
FLEXIBLEPOROUSPAVING
EXISTING PAVING
GRANITE THRESHOLD
1:3:6 DRY MIX UNIFORM PILES AT EACH END
AND ON 3FOOT CENTERS BENEATH CURB FOR
FULL LENGTH OFCURB
GRANITE CURB 1/2"BATTERED FACE,6"
DOWNFROM SAWN TOP
RADIUS CURBING SHALL BE USED ON ALL
RADII LESS THAN 100FEET.
3000PSI CONCRETEBACKING FULL LENGTH
OFCURB,FORCE CONCRETE THROUGHBACK
OFJOINTS,GROUT FRONTAND TOPOF JOINTS
FLUSH W/1:2MORTAR MIX
1X6 RIPPED
2X4 PTBLOCKING
1X4 PTBLOCKING
2"SQUARE STEEL TUBETRELLIS
1'8"2"1'9"2"1'11"7'0"1X4MILLWORK
1X4 MILLWORK,
RIPPED
1X2
1X4 PLANKS
1X2 RIPPED
2X2 BLOCKING
100.00°100.00°1x4PLANKS
LEDSTRIP
1'5 3/4"3 3/8"8 5/8"5 5/8"
WHEELS
NOTE:SUBMIT SHOPDRAWINGS BY OTHERS
GRANITECURB
ADJACENTPAVING
PAVERAS SELECTED BYARCHITECT
SETTING BED,DEPTH AND TYPE PER MANUF
RECOMMENDATIONS
2%SLOPE
GRANITECURB
3000 PSI CONCRETE BACKING FULLLENGTH
OF CURB,FORCE CONCRETE THROUGH BACK
OF JOINTS,GROUTFRONT AND TOP OFJOINTS
FLUSHW/1:2 MORTAR MIX
1:3:6 DRY MIX
UNIFORM PILES AT EACH END AND ON 3FOOT
CENTERSBENEATH CURB FOR FULL LENGTHOF
CURB
NYSDOTTYPE7 TOP COURSE
NYSDOT TYPE 3 BINDER
SEPERATION FABRICTO WRAP AT
ENDS
FLEXIPAVEASSELECTED BY ARCHITECT
3/4"CLEAN COURSE AGGREGATE
PRIME GRANITEEDGEWITH URETHANEPRIMER
15 MINUTES PRIOR TO INSTALLATIONOF
FLEXIBLE POROUS PAVING
LAYER OF GEOTEXTILE PERMANUF
RECOMMENDATIONS
PAVER ASSELECTED BY ARCHITECT
NYSDOT TYPE 3 BINDER
300PSI CONCRETE BACKING FULL LENGTH OF CURB,
FORCE CONCRETETHROUGH BACK OF JOINTS,
GROUT FRONTANDTOP OF JOINTSFLUSHW/1:2
MORTARMIX
PERFORATED DRAINAGE PIPEOUT TO DAYLIGHT
PAVERAS SELECTED BY ARCHITECT
DECORATIVE GRATE SEE
MANUFACTURER DETAILS
CONCRETECURB
CONCRETEANCHOR PER MANUFACTURER
DETAILS
2%SLOPE
CONCRETE SLAB
COMPACTED SUBBASE
COMPACTED SUBGRADE0'8"CONCRETE FOOTING
8"6"8"
LED DRIVER
LIGHT FIXTURE
BOLLARDAS SELECTED BYARCHITECT
ARCHITECTS
1524 Delancey Street
Philadelphia PA,19102
www.spg3.com
t.215.735.1524
KEY PLAN
Proj. No.:
GENERAL NOTES / MATERIAL KEY LEGEND
12/03/2015 PROGRESS BACKGROUNDSISSUED TO CONSULTANTSPROGRESS PRINT NOT FOR CONSTRUCTIONU:\2015041-CanopyHotel\8.0DRAWINGS\8.3REVIT\2015041-CanopyHotel-SITEDD.rvt2/9/20164:10:51PMRYAN BIGGS | CLARK DAVIS
Structural Engineering
Consultants
JDavis@ryanbiggs.com
P.O. Box 217 Skaneateles Falls, NY 13153
315.685.4732
MCHUGH ENGINEERING
Mechanical, Plumbing, &
Electrical Consultants
CKeenan@mchugheng.com
canopy by Hilton
Ithaca New York
SITE DETAILS
15010.00
L105L105T. G. Miller, P.C.
Civil EngineeringConsultants
ajs@tgmillerpc.com
203 N. Aurora Street, Ithaca NY 14850607.272.6477
MARKZEFF
Interior Design
mzeff@markzeff.com
515 West 20th Street, 4W New York NY 10011
212.624.4004
STREAM COLLABORATIVE
Landscape Architecture
Consultants
Noah@Streamcolab.com
123 Cayuga Street SuiteE 201 Ithaca NY 14850
607.216.8802
1/2"=1'0"B1 BIKE RACK
1"=1'0"A1 CONCRETE CURB
1/4"=1'0"A3 TYPE A CURB RAMP
1/2"=1'0"B2 TYPICAL CONCRETE BROOM FINISH 1"=1'0"A2 TYPICAL CONCRETE JOINTS
1"=1'0"C1 TYPICAL HEAVY DUTY CONCRETE WALK
1"=1'0"C2 TYPICAL LIGHT DUTY CONCRETE WALK
1"=1'0"B3 TYPICAL HEAVY DUTY ASPHALT
1"=1'0"C3 GRANITE CURB
1"=1'0"C4 GRANITE THRESHOLD @ CONCRETE WALK
1"=1'0"D1 GRANITE CURB @ FLEXIPAVE
1"=1'0"D2 TYPICAL BENCH TRELLIS SECTION
1"=1'0"C5 FLUSH GRANITE CURB @ PAVER
1"=1'0"B5 FLUSH GRANITE CURB @ FLEXIPAVE
1"=1'0"A5 TYPICAL PAVER DETAIL
1 1/2"=1'0"D4 DECORATIVE DRAINAGE GRATE @ PAVER
1"=1'0"D5 TYPICAL BOLLARD DETAIL
DATE ISSUE REV. NO.
Ithaca | The Commons by Hilton Site Plan- Details
Planning Board Submission - February 10, 2016
299 SF
EMPLOYEE
BREAKROOM
010
158 SF
LOCKERS
014
366 SF
FIRE PUMP
ROOM
008
1,394 SF
STORAGE
B
023
660 SF
BOILER
002
192 SF
LINEN
005
150 SF
DATA /
COM
006
64 SF
MECH FOR
RETREAT
011
113 SF
MECH FOR
CAFE/BAR
013
751 SF
ELECTRIC
003
294 SF
WATER
HEATER
001
567 SF
RECEIVING
022
90 SF
SANITARY
024
121 SF
ELEC
003A
116 SF
HR
020
72 SF
COUNT
015 174 SF
CASHIER
016
170 SF
GM
017
192 SF
RECEPTION
018
100 SF
HOUSEKEEPING
OFFICE
009
82 SF
RESTROOM
012
200 SF
STAIR
051 387 SF
FUEL
ROOM
007
723 SFLAUNDRY
STORAGE A
MECH
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
CELLAR FLOOR PLAN
2016.02.08
Ithaca New York
Ithaca | The Commons by Hilton Basement Floor Plan
Planning Board Submission - February 10, 2016
UP
DN
UP
DN
E4
FIRE
COMMAND
FITNESS /
YOGA
VESTIBULE
STAIR #1
ELEV 2ELEV 1
PATIO
OFFICE/STORAGE
KITCHEN
RETREATRETAILMEETING
SPACE
MECHANICAL
SHAFTMECHANICAL
SHAFT
PROPERTY LINE
RECEPTIONTRASH
115
PREFUNCTIONKITCHEN
JAN
MEETING 1
CAFE/BAR
CANOPY CENTRAL
PATIO
LUGGAGE
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
FIRST FLOOR PLAN
2016.02.08
Ithaca New York
0'
4'
8'
16'
32'
Ithaca | The Commons by Hilton Ground Floor Plan
Planning Board Submission - February 10, 2016
SUITE
STAIR 1
STAIR 2
HOUSE
KEEPING STOR.
ELEC
H2O
DATA
ELEV 2ELEV 1
ELEVATOR
LOBBY
CONNECTING
ROOM
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
SECOND FLOOR PLAN
2016.02.08
Ithaca New York
0'
4'
8'
16'
32'
ROOFDECK
SEATING
Ithaca | The Commons by Hilton Second Floor Plan
Planning Board Submission - February 10, 2016
SUITE
STAIR 1
STAIR 2
ELEVATOR LOBBY
H2O
DATA HOUSE
KEEPING
ELEV 1 ELEV 2
CONNECTING
ROOM
CONNECTING
ROOM
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
GUEST ROOM FLOORS 3-7
2016.02.08
Ithaca New York
0'
4'
8'
16'
32'
Ithaca | The Commons by Hilton Typical Floor Plan
Planning Board Submission - February 10, 2016
EMERGENCYGENERATORERU PENTHOUSE
ELEVATOR OVERIDE
CLOSED CIRCUITCOOLERSTAIR TOWER ROOF
14.5' SCREEN WALL
12' SCREEN WALL
14.5' SCREEN WALL
OVERHEAD SCREEN
12' SCREEN WALL
OVERHEAD SCREEN
12' CLAD WALL
3.5' PARAPET
3.5' PARAPET
7' PARAPET
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
ROOF PLAN
2016.02.08
Ithaca New York
0'
4'
8'
16'
32'
Ithaca | The Commons by Hilton Roof Plan
Planning Board Submission - February 10, 2016
1 First Floor
0"
2 Second Floor17' - 0"
3 Third Floor
27' - 4"
7 Seventh Floor
68' - 8"
8 Roof
80' - 0"
SCREEN WALL
92' - 0"
4 Fourth Floor37' - 8"
5 Fifth Floor
48' - 0"
6 Sixth Floor
58' - 4"
BRICK VENEER COLOR: MODULAR
503
ALUM & GLASS WINDOW
BRICK VENEER COLOR: CANYON
SMOOTH
BRICK VENEER COLOR: MODULAR
503
ALUM & GLASS WINDOW
STEEL PATIO TRELLIS
ALUM & GLASS WINDOW
PREFINISHED METAL AWNING W/
ILLUMINATED SIGNAGE
PAINTED HOLLOW METAL DOOR
BRICK VENEER COLOR: MODULAR
503
ALUM & GLASS WINDOW
BRICK VENEER COLOR: MODULAR
503
CAST STONE BAND COLOR:
MONTECITO
COMPOSITE FIBER PANEL SYSTEM
COLOR: NOBILLS GREY N214
PREFINISHED METAL COPING
COLOR: BLACK OPAL
CAST STONE SILL COLOR:
MONTECITO
ALUM & GLASS WINDOW 17' - 0"10' - 4"10' - 4"10' - 4"10' - 4"10' - 4"11' - 4"12' - 0"COMPOSITE FIBER PANEL SYSTEM
COLOR: TOPAZ 7072
EQUIPMENT SCREEN WALL COLOR:
CRYSTAL
BRICK VENEER COLOR: MODULAR
503
WALL MOUNT SIGNAGE (DD.10)FROSTED VINYL SIGNAGE (DD.19)AWNING SIGNAGE LOGO (DD.14)
2'-0" X 12'-0"
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
NORTH ELEVATION
2016.02.08
Ithaca New York
Ithaca | The Commons by Hilton Exterior Elevations - North
Planning Board Submission - February 10, 2016
1 First Floor
0"
2 Second Floor17' - 0"
3 Third Floor
27' - 4"
7 Seventh Floor
68' - 8"
8 Roof
80' - 0"
SCREEN WALL
92' - 0"
4 Fourth Floor
37' - 8"
5 Fifth Floor
48' - 0"
6 Sixth Floor
58' - 4"
ALUM & GLASS WINDOW
ALUM & GLASS WINDOW
BRICK VENEER COLOR: CANYON
SMOOTH
BRICK VENEER COLOR: MODULAR
503
BRICK VENEER COLOR: CANYON
SMOOTH
BRICK VENEER COLOR: MODULAR
503
COMPOSITE FIBER PANEL SYSTEM
COLOR: NOBILLS GREY N214
ALUM & GLASS WINDOW
PREFINISHED METAL COPING
COLOR: BLACK OPAL
CAST STONE BAND COLOR:
MONTECITO
BRICK VENEER COLOR: MODULAR
503
PREFINISHED MTL CORNICE SYSTEM
COLOR: TERRA COTTA METALLIC
BRICK VENEER COLOR: CANYON
SMOOTH
BRICK VENEER COLOR: MODULAR
503
CAST STONE BAND COLOR:
MONTECITO
COMPOSITE FIBER PANEL SYSTEM
COLOR: TOPAZ 7072
PREFINISHED METAL AWNING W/
ILLUMINATED SIGNAGE
CAST STONE SILL COLOR:
MONTECITO
Concrete slab topping
CAST STONE: MONTECITO
LARGE SCALE SIGNAGE LOGO (DD.21)
2'-8" X 22'-0"
FROSTED VINYL SIGNAGE (DD.19)
AWNING SIGNAGE LOGO (DD.14)
2'-0" X 12'-0"
WALL MOUNT SIGNAGE (DD.10)
WALL MOUNT SIGNAGE (DD.10)FROSTED VINYL SIGNAGE (DD.19)
AWNING SIGNAGE LOGO (DD.14)
2'-0" X 12'-0"
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
EAST ELEVATION
2016.02.08
Ithaca New York
Ithaca | The Commons by Hilton Exterior Elevations - East
Planning Board Submission - February 10, 2016
1 First Floor
0"
2 Second Floor
17' - 0"
3 Third Floor
27' - 4"
7 Seventh Floor68' - 8"
8 Roof
80' - 0"
SCREEN WALL
92' - 0"
4 Fourth Floor
37' - 8"
5 Fifth Floor
48' - 0"
6 Sixth Floor
58' - 4"
BRICK VENEER COLOR: MODULAR
503
COMPOSITE FIBER PANEL SYSTEM
COLOR: NOBILLS GREY N214
BRICK VENEER COLOR: MODULAR
503
PREFINISHED MTL CORNICE SYSTEM
COLOR: TERRA COTTA METALLIC
CAST STONE BAND COLOR:
MONTECITO
BRICK VENEER COLOR: MODULAR
503
ALUM & GLASS WINDOW
COMPOSITE FIBER PANEL SYSTEM
COLOR: TOPAZ 7072
COMPOSITE FIBER PANEL SYSTEM
COLOR: NOBILLS GREY N214
BRICK VENEER COLOR: MODULAR
503
ALUM & GLASS WINDOW
BRICK VENEER COLOR: MODULAR
503
BRICK VENEER COLOR: CANYON
SMOOTH
ALUM & GLASS WINDOW
EQUIPMENT SCREEN WALL COLOR:
CRYSTAL
CAST STONE SILL COLOR:
MONTECITO 12' - 0"11' - 4"10' - 4"10' - 4"10' - 4"10' - 4"10' - 4"17' - 0"CAST STONE: MONTECITO
WALL MOUNT SIGNAGE (DD.10)FROSTED VINYL SIGNAGE (DD.19)AWNING SIGNAGE LOGO (DD.14)
2'-0" X 12'-0"
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
SOUTH ELEVATION
2016.02.08
Ithaca New York
Ithaca | The Commons by Hilton Exterior Elevations - South
Planning Board Submission - February 10, 2016
1 First Floor
0"
2 Second Floor
17' - 0"
3 Third Floor
27' - 4"
7 Seventh Floor
68' - 8"
8 Roof
80' - 0"
SCREEN WALL
92' - 0"
4 Fourth Floor
37' - 8"
5 Fifth Floor48' - 0"
6 Sixth Floor
58' - 4"
BRICK VENEER COLOR: MODULAR
503
BRICK VENEER COLOR: MODULAR
503
CAST STONE BAND COLOR:
MONTECITO
CAST STONE BAND COLOR:
MONTECITO
COMPOSITE FIBER PANEL SYSTEM
COLOR: NOBILLS GREY N214
PREFINISHED METAL COPING
COLOR: BLACK OPAL
PREFINISHED MTL CORNICE SYSTEM
COLOR: TERRA COTTA METALLIC
BRICK VENEER COLOR: MODULAR
503
CAST STONE BAND COLOR:
MONTECITO
BRICK VENEER COLOR: MODULAR
503
COMPOSITE FIBER PANEL SYSTEM
COLOR: NOBILLS GREY N214
ALUM & GLASS WINDOW
EQUIPMENT SCREEN WALL COLOR:
CRYSTAL
BRICK VENEER COLOR: MODULAR
503 12' - 0"11' - 4"10' - 4"10' - 4"10' - 4"20' - 8"17' - 0"CAST STONE: MONTECITO
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
WEST ELEVATION
2016.02.08
Ithaca New York
Ithaca | The Commons by Hilton Exterior Elevations - West
Planning Board Submission - February 10, 2016
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
MATERIALS
2016.02.08
Ithaca New York
BRICK VENEER
COLOR: CANYON SMOOTH
LOCATION: BRICK BASE 1ST FLOOR AND CORNER ACCENT ELEMENT
MANUF BELDEN BRICK COMPANY
CAST STONE
COLOR: MONTECITO
LOCATION: WALL TRANSITIONS, WINDOW SILLS, CAST STONE BASE
ARRISCRAFT RENAISSANCE
BRICK VENEER
COLOR: MODULAR 503
LOCATION: BRICK FIELD COLOR
MANUF BELDEN BRICK COMPANY
ALUM AND GLASS STOREFRONT GLAZING SYSTEM
COLOR: FLUROPON CHARCOAL
LOCATION: STOREFRONT, WINDOWS, CORNICE
MANUF: KAWNEER
METAL CORNICE SYSTEM
COLOR: PERMADIZE TERRA COTTA METALLIC
LOCATION: CORNICES AT CORNER ACCENT ELEMENT
MANUF: KAWNEER
COMPOSITE FIBER PANEL SYSTEM
COLOR: CARAT TOPAZ 7072
LOCATION: PANEL COLOR - BAY
MANUF: CEM5 SWISS PEARL
COMPOSITE FIBER PANEL SYSTEM
COLOR: NOBILLS GREY N213
LOCATION: ACCENT PANEL COLOR
MANUF: CEM5 SWISS PEARL
COMPOSITE FIBER PANEL SYSTEM
COLOR: CARAT CRYSTAL 7010
LOCATION: EQUIPMENT SCREEN WALLS
MANUF: CEM5 SWISS PEARL
COMPOSITE FIBER PANEL SYSTEM
COLOR: NOBILLS GREY N214
LOCATION: PANEL COLOR - FIELD
MANUF: CEM5 SWISS PEARL
Ithaca | The Commons by Hilton Materials Palette
Planning Board Submission - February 10, 2016
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
VIEW FROM EAST STATE STREET
2016.02.08
Ithaca New York
LOW MONUMENT SIGN DD.27
Ithaca | The Commons by Hilton View from East State Street
Planning Board Submission - February 10, 2016
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
VIEW FROM SENACA WAY
2016.02.08
Ithaca New York
Ithaca | The Commons by Hilton View from Seneca Way
Planning Board Submission - February 10, 2016
ITHACA NEW YORK1524 Delancey Street
Philadelphia PA, 10902
www.spg3.com
t.215.735.1524
ARCHITECTS
SPG3
VIEW FROM SENACA WAY
2016.02.08
Ithaca New York
Ithaca | The Commons by Hilton View from Seneca Way
Planning Board Submission - February 10, 2016
EXTERIOR SIGNAGE
NOTES:
- Not for construction
- All dimensions/fabrication methods
to be verified in field and confirmed by
local zoning
REVISIONS DATE/
REVISED BY:
RW 04.09.15
RW 04.13.15
RW 05.22.15
RW 07.01.15
RW 07.22.15
RW 09.25.15
DRAWING NAME:
DRAWN BY: RW
JOB NO. 14-57528
DRAWING NO.
10.08.15
DD.10
WALL-MOUNTED SIGNAGE TYPES, DAYTIME
Wall-mounted Signage
on Different Wall Types,
Daytime
Ithaca | The Commons by Hilton Signage Details - 1
Planning Board Submission - February 10, 2016
EXTERIOR SIGNAGE
NOTES:
- Not for construction
- All dimensions/fabrication methods
to be verified in field and confirmed by
local zoning
REVISIONS DATE/
REVISED BY:
RW 04.09.15
RW 04.13.15
RW 05.22.15
RW 07.01.15
RW 07.22.15
RW 09.25.15
DRAWING NAME:
DRAWN BY: RW
JOB NO. 14-57528
DRAWING NO.
10.08.15
DD.14
White Awning
Signage
CANOPY/ METAL AWNING SIGNAGE
2 Front View, Rail Mounted Internally Illuminated Lettering (Dual Lit: Face and Returns)
NTS
1 Example of Signgage on Built canopy or awning
NTS 3 Section View, Hidden Rail Mounted Internally Illuminated Lettering
NTS
White Internally Illuminated Lettering with
Lit Returns and Front Face (“Dual Lighting”)
Power Rail, Hidden in Canopy Structure
Ithaca | The Commons by Hilton Signage Details - 2
Planning Board Submission - February 10, 2016
EXTERIOR SIGNAGE
298 Fifth Ave. Floor 2
New York, New York 10001
646.454.9206
10.08.15
DD.19
NOTES:
- Not for construction
- All dimensions/fabrication methods
to be verified in field and confirmed by
local zoning
REVISIONS DATE/
REVISED BY:
RW 04.09.15
RW 04.13.15
RW 05.22.15
RW 07.01.15
RW 07.22.15
RW 09.25.15
DRAWING NAME:
DRAWN BY: RW
JOB NO. 14-57528
DRAWING NO.
FROSTED SAFETY VINYL, WHEN REQUIRED
Frosted Safety Vinyl
Pattern
1 Front View, Frosted Safety Vinyl
NTS
2 Detail View, Frosted Safety Vinyl
NTS
0.75” h (TBD)
WelcomeHello
Ithaca | The Commons by Hilton Signage Details - 3
Planning Board Submission - February 10, 2016
EXTERIOR SIGNAGE
298 Fifth Ave. Floor 2
New York, New York 10001
646.454.9206
10.08.15
DD.21
NOTES:
- Not for construction
- All dimensions/fabrication methods
to be verified in field and confirmed by
local zoning
REVISIONS DATE/
REVISED BY:
RW 04.09.15
RW 04.13.15
RW 05.22.15
RW 07.01.15
RW 07.22.15
RW 09.25.15
DRAWING NAME:
DRAWN BY: RW
JOB NO. 14-57528
DRAWING NO.
CANOPY LARGE SCALE SIGNAGE LOGO
Large scale signage logo
NOTE: Use signage logo when signage fabrication demands minumum
stroke width of 1”. This logo has been widened at key points of the wordmark,
such as the foot of the ‘n’, the swipe of the ‘o’, the connection between the ‘p’ and
the ‘y’, and at the tail of the ‘y’.
Ithaca | The Commons by Hilton Signage Details - 4
Planning Board Submission - February 10, 2016
EXTERIOR SIGNAGE
298 Fifth Ave. Floor 2
New York, New York 10001
646.454.9206
10.08.15
DD.27
NOTES:
- Not for construction
- All dimensions/fabrication methods
to be verified in field and confirmed by
local zoning
REVISIONS DATE/
REVISED BY:
RW 04.09.15
RW 04.13.15
RW 05.22.15
RW 07.01.15
RW 07.22.15
RW 09.25.15
DRAWING NAME:
DRAWN BY: RW
JOB NO. 14-57528
DRAWING NO.
Dark Monument
Sign Elevation, Low
LOW FACADE INSPIRED MONUMENTS
Ithaca | The Commons by Hilton Signage Details - 5
Planning Board Submission - February 10, 2016
1
APPEAL #3009 406 STEWART AVENUE
(JASON DEMAREST)
Appeal of Jason Demarest, architect for 406 Stewart Avenue, LLC, the owner of 406 Stewart Avenue,
for Area Variances from Section 325-8, Columns 6, 7, 11, 12, 13, and 14/15, Lot Area, Width at Street
Front, Side Yard, Other Side Yard, and Rear Yard, requirements of the Zoning Ordinance.
The applicant proposes to replace a three-story apartment building at 406 Stewart Avenue that was
destroyed by a fire in 2015, by constructing a new apartment building at this location. However, to
off-set the costs of replacing the old building with a new building meeting today’s Building Code
requirements, the applicant proposes to increase the height and number of occupants in the new
building. The proposal includes replicating, in part, the original building’s non-conforming footprint,
adding a mezzanine level to the third floor, and increasing building occupancy from 6 persons to 11
persons. Because of these proposed modifications, the building cannot be replaced as-of-right, and
requires several Area Variances.
The property at 406 Stewart Avenue is deficient in width at street front and lot area. The lot has a street
width of 35.5 feet and an area of 1,810 SF; required is a street width of 40 feet and a lot area of 3,000
SF. In addition, the proposed building’s footprint will continue to have deficient yards. The original
building had a front yard setback of 0.8 feet. The proposed building will have a front yard setback of 5
feet; required is a 10-foot front yard setback. The original building had a side yard setback of 0.6 feet.
The proposed building’s side yard setback is 3.1 feet; required is a 10-foot side yard setback. The
original building’s other side yard setback was 0 feet. The proposed building’s other side yard is 1.8
feet; required is an other side yard of 5 feet. Finally, the original building’s rear yard setback was 0.5
feet. The proposed building’s rear yard setback is 0.7 feet; required is a 10-foot rear yard setback.
The property at 406 Stewart Avenue is located in the B-2d Zoning District where the proposed
apartment building is a permitted use, however, Section 325-38 requires variances to be granted before
a Building Permit can be issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3009Address406 Stewart AvenueUse DistrictB-2dDate3/1/2016ApplicantJason DemarestOwner406 Stewart Avenue, LLCApplication Type:Area VarianceColumn Number2 34567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseDemolished Multiple0 1810 35.5' 3Approx. 30'74% .8' .6' 0' .5' or .009%District Regulations for Existing0 0 3000 40 None 40 75% 10 10 515% or 20', but not less than 10'25' min 2 storiesNote Non-Conforming ConditionsOK N/A OK N/A Def. Def. OK OK OK Def. Def. Def. Def. OKProposed Condition and/or UseMultiple Dwelling0 1810 35.5' 3 39'-10" 71% 5' 3.1' 1.8' .7 or .013%District Regulation for ProposedBusiness Zone0 0 3000 40 None 40 75% 10 10 515% or 20', but not less than 10'25' min 2 storiesNote Non-Conforming Conditions for ProposalOK N/A OK N/A Def Def OK OK OK Def Def Def Def OKNotes:
301 S. Geneva St. - Suite 101 – Ithaca, NY 14850 P: (607) 330-4555 F: (607) 330-4508 1 of 1
To: Board of Zoning Appeals
City of Ithaca
108 East Green Street
Ithaca, NY 14850
From: Jason K. Demarest, AIA
Date: 1/27/2016
Re: 406 Stewart Ave- Variance
On behalf of the Applicant, 406 Stewart Ave, LLC, please consider the following summary of the variance
request that has been submitted for the proposed project 406 Stewart Ave.
The owner is proposing to construct a building similar to the pre-existing, fire-damaged building that is now
demolished, except that an additional mezzanine story will be added and the building footprint will be
modified. The original building was three stories and contained 5 apartments with 6 occupants. The
proposed building will be 3 stories plus a mezzanine. It will contain 4 apartments with 7 bedrooms and up to
11 occupants.
Per City Code section 325-34, Restoration after damage, an in-kind, 3-story reconstruction is permitted
despite pre-existing violations for lot width at street (325-8, column 7), yard dimensions (325-8, columns 11-
15) and lot coverage (325-8, column 10). The proposed project includes a 4th level mezzanine, which enlarges
the building and requires variances for the above deficiencies. The project will comply with height regulations
(39’-10” vs 40’ maximum). Parking requirements are also satisfied because the use of the building is residential.
The lot exists and the width at the street will be unchanged by the project (35.6’). The proposed yard
deficiencies will be less than the original building on all sides (5.0’ on east vs. 0.8’ pre-existing; 3.1’ on north vs.
0.6’ pre-existing; 0.7’ on west vs. 0.5’ pre-existing; 1.8’ on south vs. 0’ pre-existing). The lot coverage by the
original building was 74%. The proposed building will only cover 71% of the lot.
The owner is seeking a variance to offset the additional expense of building a modern-day, code-compliant
building with the requisite safety features (sprinklers) that were not present in the original building. Likewise,
the costs of building new, which was not anticipated when the property was purchased (fire destroyed a viable
income property), are much higher than the original property value. To mitigate these costs the owner seeks
to maximize the revenue on the property by building a 40' tall structure with similar but reduced zoning
deficiencies. A reconstruction of the original 3-story building with a full attic within the gable roof would have
an equivalent massing as the proposed 3-story structure plus the mezzanine level within the gable roof.
The rear (west) lot line is proposed to be moved to provide NYS Building Code compliance for openings on
the west elevation. This lot line adjustment will be made pending the granting of a variance. The adjacent lot
at 116 Osmun Place will be impacted by this lot adjustment but this parcel has the same owner as 406 Stewart
Ave. Likewise, the lot line adjustment will not cause any zoning deficiencies for 116 Osmun Place which
currently complies with zoning.
We look forward to working with you. If you have any questions or require additional information, please feel
free to contact me.
Sincerely,
Jason Demarest
3009
3/1/16
007813
3009
3009
3009
3/1/16
3009
5.1'±4.9'±0.6'±0.6'±8.7'±0.8'±BUILDING CORNER0.3'± CLEAR OFSTREET LINECANOPY 2.0'± OVERSTREET LINE0.5'±0.9'±0.5'±N 89°50'30" E 48.79'N 89°50'30" E51.00'S 00°41'24" E35.50'S 89°50'30" W 51.00'S 00°41'24" E 64.50'N 00°41'24" W 64.50'N 00°41'24" W35.50'PARCEL APARCEL BPARCEL CGRAVEL DRIVEHOUSENo. 408MERIDIAN OFCITY STREETSHOUSENo. 116GRAVEL DRIVEGRAVELPARKINGGRAVELPARKINGBUILDINGNo. 406STREET LINEPIPE FOUND0.5' ELY & 0.4' SLYOF CORNERCURBCUTBUILDINGNo. 400-404CURB FACECONCRETE WALKSTONE WALL408 STEWART AVENUE LLC (R.O.)2014-11956(50' WIDE CITY STREET)PROPERTY LINE RUNS SLIGHTLYNORTH OF FACE OF BUILDINGSEE NOTE #1DOORBUILDING AT GRADE INTHIS AREA. WOODENSTAIRS AND LANDINGSABOVE.SEE NOTE #1JOINT BETWEEN BUILDINGSOVERHANG FOR BUILDING No.400-404 IN THIS AREA. NOTLOCATED AT THIS TIME.STEWART AVENUE N 00°34'09'' W 100.00'PROPOSED BUILDING - 1284 SFLOT AREA: 1810 SF ORIGINALLOT COVERAGE: 71%Setback10' - 0"Setback10' - 0"12.9'5.1'II-B CONSTRUCTIONSPRINKLEREDADD4.3'15% protected openings allowed OK25%protectedopeningsallowedOK25% protected openings allowed OKADD4.1'B-2dSetback5' - 0"Setback10' - 0"3.1'LOT LINE ADJUSTMENTFOR BUILDING CODECOMPLIANCE116 OSMUN PLACE(SAME OWNER AS406 STEWART AVE)40' MIN PER ZONING35.6'UnlimitedopeningsallowedOK15% = 8.3'55.1'408 STEWART AVE(SAME OWNER AS 406 STEWART AVE)400-404 STEWART AVE9.4'5.0'1.8'0.7'LegendDemolished Building FootprintProperty LineProposed Property LineProposed Building FootprintZoning Setback LineEXISTING BUILDING HAS BEENDEMOLISHED DUE TO FIRE406 STEWART AVE406 STEWARTLOT SHADEDIN GRAYFOOTPRINT = 1330 SFLOT AREA = 1810 SFLOT COVERAGE: 74%Scale:Project No:Date:Drawn by:Checked by:Copyright Jason K Demarest, Architect301 S. Geneva StreetSuite 101Ithaca, New York 14850p: 607.330.4555 f: 607.330.4508www.jkdarchitect.com 1/8" = 1'-0"1/27/2016 10:22:15 AMCS1.00Site PlanGOLJ02RECONSTRUCTIONJim Goldman's01/27/16JKDATS406 Stewart AvenueIthaca, New York 14850PRELIMINARY - NOT FOR CONSTRUCTION0'Scale: 1/8" = 1'-0"8'4'8'16' 1/8" = 1'-0"1Proposed Site PlanAPARTMENT OCCUPANCY COMPARISON406 Stewart:Pre-existing (3 stories)- 5 units, 6 occupantsProposed (3 stories plus mezzanine)- 4 units, 7 occupants(11 occupants if 4 bedroom unit has two people per bedroom)BASE SURVEY BY TG MILLER TITLED "SURVEY MAPNo. 400-406 STEWART AVENUE and No. 116 OSMUNPLACE" DATED 2/18/15 1/8" = 1'-0"2Site SurveyRevision ScheduleNumber Description Date
First Floor
3' - 0"
Second Floor
13' - 1 3/4"
Third Floor
22' - 3 1/2"
Fourth Floor
30' - 10 1/8"40' MAX36'-10"HIGHEST AVERAGE
ROOF HEIGHT
First Floor
3' - 0"
Second Floor
13' - 1 3/4"
Third Floor
22' - 3 1/2"
Fourth Floor
30' - 10 1/8"40' MAX39'-10"HIGHEST AVERAGE
ROOF HEIGHT
First Floor
3' - 0"
Second Floor
13' - 1 3/4"
Third Floor
22' - 3 1/2"
Fourth Floor
30' - 10 1/8"40' MAX37'-5"HIGHEST AVERAGE
ROOF HEIGHT
First Floor
3' - 0"
Second Floor
13' - 1 3/4"
Third Floor
22' - 3 1/2"
Fourth Floor
30' - 10 1/8"40' MAX36'-10"HIGHEST AVERAGE
ROOF HEIGHT
PROPOSED BUILDING - 1284 SFLOT AREA: 1810 SF ORIGINALLOT COVERAGE: 71%Setback10'-0"Setback10'-0"12.9'5.1'II-B CONSTRUCTIONSPRINKLEREDADD4.3'15% protected openings allowed OK25%protectedopeningsallowedOK25% protected openings allowed OKADD4.1'B-2dSetback5'-0"Setback10'-0"3.1'LOT LINE ADJUSTMENTFOR BUILDING CODECOMPLIANCE116 OSMUN PLACE(SAME OWNER AS406 STEWART AVE)40'MINPERZONING35.6'UnlimitedopeningsallowedOK15% = 8.3'55.1'408 STEWART AVE(SAME OWNER AS 406 STEWART AVE)400-404 STEWART AVE9.4'5.0'1.8'0.7' 1/8" = 1'-0"1Proposed Site PlanBASE SURVEY BY TG MILLER TITLED "SURVEY MAPNo. 400-406 STEWART AVENUE and No. 116 OSMUNPLACE" DATED 2/18/15
0.6'±0.6'±8.7'±0.8'±BUILDINGCORNER0.3'±CLEAROFSTREETLINE0.5'±0.9'±EN 89°50'30" E51.00'S00°41'24"E35.50'S 89°50'30" W 51.00'N00°41'24"W35.50'PARCELBGRAVELDRIVEHOUSENo.408BUILDINGNo.406STREETLINEPIPEFOUND0.5'ELY&0.4'SLYOFCORNERCURBCUTSTONEWALL408STEWARTAVENUELLC(R.O.)2014-11956PROPERTYLINERUNSSLIGHTLYNORTHOFFACEOFBUILDINGDINGATGRADEINSAREA.WOODENRSANDLANDINGSABOVE.SEENOTE#1JOINTBETWEENBUILDINGSNUEEXISTING BUILDING HAS BEENDEMOLISHED DUE TO FIRE406 STEWART AVE406 STEWARTLOT SHADEDIN GRAYFOOTPRINT = 1330 SFLOT AREA = 1810 SFLOT COVERAGE: 74%
CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SEAF)
Project Information
(to be completed by applicant or project sponsor)
1. Applicant/Sponsor:
2. Project Name:
3. Project Location:
4. Is Proposed Action:
New Expansion
Modification/Alteration
5. Describe project briefly:
6. Precise Location (road intersections, prominent landmarks, etc., or provide map):
7. Amount of Land Affected:
Initially: ______ Acres or Sq. Ft. Ultimately: ______ Acres or Sq. Ft.
8. Will proposed action comply with existing zoning or other existing land use
restrictions?
Yes No If no, describe briefly:
9. What is present land use in vicinity of project:
Residential Industrial Agricultural Parkland/Open Space
Commercial Other _________________
Describe:
10. Does action involve a permit/approval or funding, now or ultimately, from
governmental agency (federal/state/local): Yes No
If yes, list agency name and permit/approval type:
11. Does any aspect of the action have a currently valid permit or approval?
Yes No
If yes, list agency name and permit/approval type:
12. As a result of proposed action, will existing permit/approval require modification?
Yes No
I certify the information provided above is true to the best of my knowledge.
PREPARER'S SIGNATURE: ____________________________ DATE: ________
PREPARER'S TITLE: __________________________________
REPRESENTING: _____________________________________
APPEAL #3013 120 S. AURORA STREET
(ITHACA MARRIOTT)
Appeal of Mathew Jalazo for Hotel Ithaca, LLC, owners of 120 S. Aurora Street, for a variance from
Sign Ordinance, Section 272-6 B. (2), which allows a maximum of two wall signs per business in the
commercial zoning district and limits the size of each sign to a maximum of 50 SF.
Hotel Ithaca is currently constructing a multi-story Marriott Hotel at 120 S. Aurora Street at the east
end of the Ithaca Commons. On November 4, 2014, Hotel Ithaca was granted Sign Variances from
Section 272-6 B. (2), which provides that each business in a commercial district is limited to two
building (wall) signs and that each sign cannot be larger than 50 SF in area. In 2014, Hotel Ithaca
requested that the Board of Zoning Appeals (BZA) grant variances to erect six wall signs. The BZA
approved four of the six signs. Two of the approved signs are directional signs on the west side of the
hotel. The third approved sign advertises the hotel’s restaurant. The fourth approved sign included a
combination address and “name” sign, at the front entrance facing Aurora Street. At the hearing in
2014, the BZA denied Hotel Ithaca’s request to erect two additional “Marriott” name signs: one located
on the 10th floor facing Aurora Street and another located at the penthouse level facing Green Street.
The BZA did not grant variances for these signs, because the signs were significantly oversized.
Hotel Ithaca’s current Zoning Appeal to the BZA requests approval for three additional signs for the
hotel at 120 S. Aurora Street. Two of the proposed signs are wall signs depicting the “Marriott” name.
These signs will be located on the exterior of the building at the third-floor level. One sign will face
Aurora Street, while the other will face E. State Street (the Ithaca Commons). Each sign will measure
29.2 SF in area. The third proposed sign will be located on the exterior of the 10th-floor level and face
E. Green Street. This proposed sign will be 76 SF in area, which exceeds the Sign Ordinance’s 50-SF
maximum size threshold. Hotel Ithaca contends that the size and number of the requested signs are
appropriate, because of the hotel’s massing and location.
The property at 120 S. Aurora Street is in the CBD-140 Zoning District where wall signs are permitted;
however, Section 272-18 requires the applicant receive variances for the number and size of the
additional signs requested, before a Sign Permit can be issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3013Address: 120 S. Aurora StreetUse DistrictCBD-140Date: March 1, 2016ApplicantHotel Ithaca, LLCOwner: Hotel Ithaca, LLCApplication Type:Sign VarianceSign Type Area Setback Projection Other RequirementsSIGN A1WALL SIGN 29.2 S.F. N/A 7"SIGN A2WALL SIGN 29.2 S.F. N/A 7"SIGN CWALL SIGN 76 S.F. N/A 5"SIGN *BWALL SIGN 45 S.F. N/A 1.75"SIGN *DWALL SIGN 9 S.F. N/A 1.75"SIGN *E & *FWALL SIGN 5 S.F. N/A 4"Regulations2 - WALL SIGNS PERMITTED2 - WALLS SIGNS MAX. 50 S.F. EACHNote Non-conforming ConditionsTOTAL NUMBER OF SIGNS3 - WALL SIGNS EXCEED 50 S.F.N/A OKNotes:* Zoning Variance #2966 was approved on November 4, 2014 for four (4) wall signs. The 4 signs are designated Sign B, D, E, and F.
R11-JP/1.27.15/rev. signs A & C
MARRIOTT
B. TEEL
RFF
01.08.15
0367946Ar20
9
120 S. AURORA ST.
ITHACA, N.Y.
R12-JP/2.12.15/rev. signs A & C
R13-KMc-2/17/15-larger sign A
R14 RFF 08.28.15 update
R15 RFF 09.15.15 update
R16 RFF 09.21.15 update
R17 RFF 09.30.15 update
R18 RFF 10.12.15 update A
R19 RFF 12.11.15 A update to new design
R20 RG 1.13.15 New elev./removed signs.
1
NORTH ELEVATION 1/16"=1'-0"
D
A1 A2
B
R11-JP/1.27.15/rev. signs A & C
MARRIOTT
B. TEEL
RFF
01.08.15
0367946Ar20
9
120 S. AURORA ST.
ITHACA, N.Y.
R12-JP/2.12.15/rev. signs A & C
R13-KMc-2/17/15-larger sign A
R14 RFF 08.28.15 update
R15 RFF 09.15.15 update
R16 RFF 09.21.15 update
R17 RFF 09.30.15 update
R18 RFF 10.12.15 update A
R19 RFF 12.11.15 A update to new design
R20 RG 1.13.15 New elev./removed signs.
2
A PROPOSED SIGNAGE - NIGHT VIEW
A1 A2
B
D
R11-JP/1.27.15/rev. signs A & C
MARRIOTT
B. TEEL
RFF
01.08.15
0367946Ar20
9
120 S. AURORA ST.
ITHACA, N.Y.
R12-JP/2.12.15/rev. signs A & C
R13-KMc-2/17/15-larger sign A
R14 RFF 08.28.15 update
R15 RFF 09.15.15 update
R16 RFF 09.21.15 update
R17 RFF 09.30.15 update
R18 RFF 10.12.15 update A
R19 RFF 12.11.15 A update to new design
R20 RG 1.13.15 New elev./removed signs.
3
1’-31/2”2’-101/2”16’-3”
REVERSE BACK LIT CHANNEL LETTERS/LOGO SCALE: 1/2"=1'-0"
(2) SETS REQUIRED - MANUFACTURE & INSTALLA2
01 FLAT ALUMINUM BACKER PANEL PAINTED SPRAYLAT SM-171S GRAY (VERIFY)
02 REVERSE BACK LIT CHANNEL LETTERS
A1
01 0202
2’-6” LOGO1’-71/2”LETTER SECTION 1-½”=1”
WIREWAY MOUNTED
FLAT ALUMINUM BACKER PANEL
PAINTED TO MATCH EYEBROW FASCIA COLOR.
REV. CHANNEL ALUMINUM LOGO/LETTERS
PAINTED BLACK AND RED (LOGO)
TO MATCH MATTHEWS PM08937 SATIN RED
GE TETRAMAX 7100k WHITE
L.E.D. HALO ILLUMINATION
CLEAR POLYCARBONATE LETTER
BACK w/ 60% WHITE VINYL
DIFFUSER
EYEBROW STRUCTURE
EXACT MOUNTING METHOD
TO BE DETERMINED
1/4" DIA. RIVNUT & THREADED STUD
1/4” DIA. WEEP HOLES IN LOW POINTS
OF LETTERS ( MIN. ( 2 ) PER LETTER )
ALUMINUM LIGHT SCREENS AT EACH
WEEP HOLE TO PREVENT LIGHT LEAKS
2"3"2"
2" x 12" ALUMINUM WIREWAY
PAINTED BLACK
NOTE: EYEBROW 18” O.A.H.18” EXISTING EYEBROW1’-6” EYEBROWNIGHT VIEW
R11-JP/1.27.15/rev. signs A & C
MARRIOTT
B. TEEL
RFF
01.08.15
0367946Ar20
9
120 S. AURORA ST.
ITHACA, N.Y.
R12-JP/2.12.15/rev. signs A & C
R13-KMc-2/17/15-larger sign A
R14 RFF 08.28.15 update
R15 RFF 09.15.15 update
R16 RFF 09.21.15 update
R17 RFF 09.30.15 update
R18 RFF 10.12.15 update A
R19 RFF 12.11.15 A update to new design
R20 RG 1.13.15 New elev./removed signs.
4
9’-0”3’-0”5’-0¼”10½”63/8”REVERSE CHANNEL LETTERS/LOGO w/ F.C.O. ADDRESS SCALE: 3/4"=1'-0"
(1) SET REQUIRED - MANUFACTURE & INSTALL
“M” & “MARRIOTT” TO BE 1½” DEEP, FABRICATED ALUMINUM, NON-ILLUMINATED REVERSE CHANNEL LETTERS/LOGO -
“M” TO BE PAINTED MATTHEWS MP 08937 RED, SATIN FINISH - “MARRIOTT” TO BE PAINTED MATTHEWS BLACK, SATIN FINISH -
LETTERS TO BE CLIP MOUNTED ¼” OFF OF FASCIA
(WEEP HOLES AT BOTTOM OF LETTERS)
“120 SOUTH AURORA” TO BE 3/8” THICK, POLISHED STAINLESS STEEL - STUD MOUNTED FLUSH TO FASCIA w/ VHB TAPE & SILICONE ADHESIVE
B
45.0 SQUARE FEET
¼”1½”
3/8” THICK
END VIEW
R11-JP/1.27.15/rev. signs A & C
MARRIOTT
B. TEEL
RFF
01.08.15
0367946Ar20
9
120 S. AURORA ST.
ITHACA, N.Y.
R12-JP/2.12.15/rev. signs A & C
R13-KMc-2/17/15-larger sign A
R14 RFF 08.28.15 update
R15 RFF 09.15.15 update
R16 RFF 09.21.15 update
R17 RFF 09.30.15 update
R18 RFF 10.12.15 update A
R19 RFF 12.11.15 A update to new design
R20 RG 1.13.15 New elev./removed signs.
5
END VIEWREV. CHANNEL LETTERS 1”=1’-0”
9 SQ. FT.D
6’-17/8”1’-5¾” 8¼” 8¼”(1) SET REQUIRED - MANUFACTURE & INSTALL
1” DEEP, FABRICATED ALUMINUM, NON-ILLUMINATED
REVERSE CHANNEL LETTERS -
PAINTED MATTHEWS MP 08937 RED, SATIN FINISH -
LETTERS TO BE CLIP MOUNTED ¼” OFF OF FASCIA
1½"¼"
(WEEP HOLES AT BOTTOM OF LETTERS)
R11-JP/1.27.15/rev. signs A & C
MARRIOTT
B. TEEL
RFF
01.08.15
0367946Ar20
9
120 S. AURORA ST.
ITHACA, N.Y.
R12-JP/2.12.15/rev. signs A & C
R13-KMc-2/17/15-larger sign A
R14 RFF 08.28.15 update
R15 RFF 09.15.15 update
R16 RFF 09.21.15 update
R17 RFF 09.30.15 update
R18 RFF 10.12.15 update A
R19 RFF 12.11.15 A update to new design
R20 RG 1.13.15 New elev./removed signs.
6
WEST ELEVATION (EXISTING PARKING DECK SIDE)1/16"=1'-0"
125’-1 /4 ”32’-11/4”C
F
E
R11-JP/1.27.15/rev. signs A & C
MARRIOTT
B. TEEL
RFF
01.08.15
0367946Ar20
9
120 S. AURORA ST.
ITHACA, N.Y.
R12-JP/2.12.15/rev. signs A & C
R13-KMc-2/17/15-larger sign A
R14 RFF 08.28.15 update
R15 RFF 09.15.15 update
R16 RFF 09.21.15 update
R17 RFF 09.30.15 update
R18 RFF 10.12.15 update A
R19 RFF 12.11.15 A update to new design
R20 RG 1.13.15 New elev./removed signs.
7
CHANNEL LETTERS/LOGO SCALE: 3/8”=1'-0"
(1) SET REQUIRED - MANUFACTURE & INSTALLC32’-11/4”12’-2/4”125’-1 /4 ”
SIGN SQ. FT. = 76
LETTERS - ALUM. RETURNS PAINTED MATTHEWS BLACK SATIN FINISH ALUM.
RETAINERS PAINTED THE SAME COLOR. 3/16" 2447 WHITE ACRYLIC FACES WITH
1st SURFACE 3635-222 BLACK DUAL COLOR VINYL.
INTERNALLY ILLUMINATED WITH WHITE L.E.D. MODULES
LOGO - ALUM. RETURNS PAINTED MATTHEWS MP 08937 RED SATIN FINISH.
ALUM. RETAINER PAINTED THE SAME COLOR.
3/16" 2447 WHITE ACRYLIC FACE WITH 3630-2382 RED VINYL. ON 1st SURFACE.
INTERNALLY ILLUMINATED WITH RED LEDs 5"ALUMINUM RETURNS
INSIDE PREFINISHED
LIGHT-ENHANCING WHITE
ACRYLIC FACES
NON-CORROSIVE WALL ACNCHORS
AS REQUIRED PER BUILDING
CONDITION
LED ILLUMINATION
JACKETED L.E.D. 2NDARY WIRE THRU
1/2" FLEXIBLE METALLIC CONDUIT TO
L.E.D. REMOTE POWER SUPPLY
1/4" DIA. WEEP HOLES IN LOW POINTS
OF LETTERS & IN BOTTOM OF RACEWAY
ALUMINUM LIGHT SCREENS AT EACH
LETTER WEEP HOLE TO PREVENT LIGHT
LEAKS
SIDE VIEW - DETAIL N.T.S.
ALUM. RETAINERS PAINTED
R11-JP/1.27.15/rev. signs A & C
MARRIOTT
B. TEEL
RFF
01.08.15
0367946Ar20
9
120 S. AURORA ST.
ITHACA, N.Y.
R12-JP/2.12.15/rev. signs A & C
R13-KMc-2/17/15-larger sign A
R14 RFF 08.28.15 update
R15 RFF 09.15.15 update
R16 RFF 09.21.15 update
R17 RFF 09.30.15 update
R18 RFF 10.12.15 update A
R19 RFF 12.11.15 A update to new design
R20 RG 1.13.15 New elev./removed signs.
8
SIGN FACES INTERNALLY ILLUMINATED W/ WHITE GE
HIGH OUTPUT L.E.D. ILLUMINATION
U.L.LABELS REQUIRED
INSTALL IN ACCORDANCE WITH NATIONAL ELECTRICAL CODES
30”24”12”21/2”3”S/F DIRECTIONAL SCALE: 1"=1'-0"
( 2 ) REQUIRED - MANUFACTURE AND INSTALL.FE
WALL MOUNTED FLUSH TO SURFACE
4”+-
R11-JP/1.27.15/rev. signs A & C
MARRIOTT
B. TEEL
RFF
01.08.15
0367946Ar20
9
120 S. AURORA ST.
ITHACA, N.Y.
R12-JP/2.12.15/rev. signs A & C
R13-KMc-2/17/15-larger sign A
R14 RFF 08.28.15 update
R15 RFF 09.15.15 update
R16 RFF 09.21.15 update
R17 RFF 09.30.15 update
R18 RFF 10.12.15 update A
R19 RFF 12.11.15 A update to new design
R20 RG 1.13.15 New elev./removed signs.
9
SITE PLAN - SIGN LOCATIONS
A2
A1
B
C
F
E
D
November 5, 2015Ithaca MarriottBoard of Zoning Appeals March 1, 2016
2Cover NoteSign A1 and A2 Reverse Channel Letters •individual letters mounted sticking off of the metal plate behind Lights inside the channel letters only shine back against a steel plate.•creates a halo effect around the letters •No light is shining out from the letters Polycarbonate back to keep water out and diffuses the light 3” deep channel further reduces the light output Sign C Size reduced to the minimum size while remaining visible
3Proposed Signage
4Proposed Signage
5Proposed Signage
6Proposed Signage
7Signage Location
8Examples of Similar Style Signage
9Proposed Signage
10Proposed Signage
1
APPEAL #3015 305 TAYLOR PLACE
(STREAM COLLABORATIVE)
Appeal of Noah Demarest, STREAM Collaborative, architect for Douglas and Jyoti Shire, owners of
305 Taylor Place, for a Special Temporary Permit allowing the construction of a one-bedroom
accessory apartment dwelling in an owner-occupied single-family home, as authorized under Zoning
Ordinance, Section 325-10, “Accessory apartments.”
The applicant proposes to construct a 906-SF accessory apartment in the basement level of the existing
two-story 3,452-SF single-family home, located at 305 Taylor Place. The property at 305 Taylor Place
is compliant with bulk, area, and setback regulations; and it has sufficient off-street parking for both
the 4-bedroom single-family home and the proposed accessory apartment. The entrance to the
accessory apartment will be at the back of the single-family home (east end).
The property at 305 Taylor Place is in the R-1a Zoning District where the installation of an accessory
apartment is an allowed accessory use. However, Section 325-10 requires the Board of Zoning Appeals
grant a Special Temporary Permit for the accessory use prior to the issuance of a Building Permit.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3015Address305 Taylor PlaceUse DistrictR-1aDate3/1/2016ApplicantSTREAM CollaborativeOwnerDoug and Jyoti ShireApplication Type:Special Temporary PermitColumn Number2 3 4567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseOne Family3158,514 SF151.8' 2 28+0.02% 108' 105' 82' Approx. 240'District Regulations for ExistingOne Family Zone2None Required10,000 75 3 35 20% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK OK N/A OK OK OK OK OK OK OK OK OK N/AProposed Condition and/or UseOne FamilyAccessory Apartment3158,514 SF151.8' 2 28+0.02% 108' 105' 82' Approx. 240'District Regulation for ProposedOne Family ZoneSpecial Permit2None Required10,000 75 3 35 20% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK Def. OK N/A OK OK OK OK OK OK OK OK OK N/ANOTES:Special Permit is required for an accessory apartment for properties in the R-1 zones. Section 325-10 requires accessory apartments not to exceed 33 % of the total habitable floor area of the building. The building's floor area is 3,452 S.F. and the proposed apartment is 906 S.F,. which is 26% of the allowable floor area.
509933015
3015
3015
3015
1
APPEAL #3016 424 DRYDEN ROAD
(DANIEL HIRTLER)
Appeal of Daniel Hirtler, architect for Angie and William Chen, owners of 424 Dryden Road, for Area
Variances from Zoning Ordinance, Section 325-20 F. (3) (a) [1], prohibiting off-street parking in a
required rear yard, and Section 325-45.2 B. (11) (a), requiring a 10-foot wide vegetative border at the
rear property line.
After receiving an Area Variance for a deficient front yard setback from the Board of Zoning Appeals
in 2015, the parcel at 424 Dryden Road was legally subdivided to create a second buildable lot, now
addressed 319 Oak Avenue. Prior to this Subdivision, the off-street parking for the multiple dwelling
at 424 Dryden Road was located on the west side of the property, close to Oak Avenue. However, the
former off-street parking location for 424 Dryden Road became part of the 319 Oak Avenue parcel
through Subdivision. Therefore, the owners must now locate these 5 required off-street parking spaces
within the boundary lines of the new 424 Dryden Road parcel. While the applicant has created a
Zoning-compliant design for 5 off-street parking spaces at 424 Dryden Road, the applicant does not
believe this design is practicable. Therefore, he proposes a more functional alternative design, even
though this design requires two Zoning Variances. Section 325-20 F. (3) (a) [1] prohibits parking in a
required rear yard. The applicant’s alternative proposal allows two cars to be parked in the required
rear yard. In addition, design requirements under Section 325-45.2 B. (11) (a) require a 10-foot wide
vegetative barrier at the rear property line. The alternative parking proposal provides a 5-foot wide
vegetative barrier.
The property at 424 Dryden Road is in a CR-2 Zoning District where 424 Dryden Road is a legal non-
conforming use, requiring 5 off-street parking spaces. However, Section 325-38 requires that variances
be granted before a Building Permit can be issued for the alternative parking plan.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3016Address424 Dryden RoadUse DistrictCR-2Date3/1/2016ApplicantDaniel R. HirtlerOwnerWenching Angie Chen and Jiunnhsien W. ChenApplication Type:Area VarianceColumn Number2 3456789 1011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardOther Front YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseMultiple Dwelling56700 S.F.64.45' 3 28' 23.2% 21' 4.3' 19.8' 29% or 31'District Regulations for ExistingOne and Two Family Zone5None Required4000 45 3 3535% Bldg. 35% Green10 5 520% or 20' whichever is lessNoneNote Non-Conforming ConditionsNot PermittedN/A OK N/A OK OK OK OK OK OK OK OK OK N/AProposed Condition and/or UseMultiple Dwelling56700 S.F.64.45' 3 28' 23.2% 21' 4.3' 19.8' 29% or 31'District Regulation for ProposedOne and Two Family Zone5None Required4000 45 3 3535% Bldg. 35% Green10 5 520% or 20' whichever is lessNoneNote Non-Conforming Conditions for Proposal*Not PermittedN/A OK N/A OK OK OK OK OK OK **OK OK ***OK N/ANOTES:* Grandfathered rights as a multiple dwelling** Appeal # 2968 was granted on 1/6/2015 for the other front yard deficiency in order to subdivide the original parcel.*** Section 325-20 F (3) (a) [1] does not allow parking areas in the required rear yard dimension.
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