HomeMy WebLinkAbout02-13-19 - Planning and Dev Board Project Review Committee Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.”
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PLANNING & DEVELOPMENT BOARD Project Review & Design Review
NOTICE OF MEETING & AGENDA
TO: City of Ithaca Project Review Committee (Planning & Development Board)
FROM: Lisa Nicholas, Deputy Director of Planning and Development
DATE: February 7, 2019
SUBJECT: Agenda for Project Review Committee Meeting: WEDNESDAY, FEBRUARY 13, 2019
The Project Review Committee Meeting is scheduled to begin at 10:30 a.m. in the Third Floor Conference Room,
City Hall, 108 E. Green St. Please call Anya Harris at 274-6550, if you cannot attend or you require additional
information.
10:30 Project: New Two-Family Dwellings
Location: 815-817 North Aurora Street
Applicant: Stavros Stavropoulos
Anticipated Board Action(s) in February: Determination of Environmental Significance, Preliminary and Final
Site Plan Approval
Project Description: The applicant proposes to demolish an existing two-family residential structure and
construct (2) new 1,290 SF two-family dwellings on a 9,590 SF lot. The existing residential building is a legally
non-conforming building with a side setback deficiency (2.9 feet instead of the required 5 feet). The
proposed redevelopment will include (4) parking spaces for (4) three-bedroom apartments. The applicant is
requesting the Board’s approval to use the landscaping compliance method for parking arrangement. The
project site is located in the R-2b Zoning District and meets all applicable zoning lot and setback
requirements. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”).
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/859
10:45 Project: Wood Street –Perdita Flats
Location: 402 Wood Street
Applicant: Stream Collaborative, Noah Demarest
Anticipated Board Action(s) in February: Declaration of Lead Agency, Public Hearing, Potential
Determination of Environmental Significance, Recommendation to the Board of Zoning Appeals
Project Description: The applicant proposes to construct a three-story residential building on a vacant lot in
the Southside Neighborhood of Ithaca. The building will include four rental units priced at market rate: one
3-bedroom unit, two 1-bedroom units, and one 2-bedroom unit. The first-floor unit will meet ADA
requirements for accessibility. The parcel is located in the R-3b Zoning District and will require variances for
off-street parking requirements and rear yard setback. This has been determined to be an Unlisted Action
under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality
Review Act (“SEQRA”), both of which require environmental review.
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/945
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
JoAnn Cornish, Director
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
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11:00 Project: Arthaus on Cherry Street
Location: 130 Cherry Street
Applicant: Whitham Planning & Design
Anticipated Board Action(s) in February: Declaration of Lead Agency, Project Overview
Project Description: The applicant proposes an as-of-right five-story building approximately 63 feet of height
with gallery, office and affordable residential space at 130 Cherry Street, on the east side of the Cayuga Inlet.
The site is currently the location of AJ Foreign Auto. The program includes ground floor covered parking for
approximately 52 vehicles, plus 7,000 SF of potential retail/office and amenity space geared towards artists’
needs. Building levels two through five will house approximately 120 studio, one-bedroom and two-bedroom
residential units. The total building square footage is 97,500 SF. All residential rental units will be restricted
to renters earning 50 to 80 percent of the Area Median Income. The building will be setback from Cherry
Street approximately 23 feet to create a linear parklet. The north edge of the property will include a publicly-
accessible path leading to an inlet overlook. This has been determined to be a Type 1 Action under the City
of Ithaca Environmental Quality Review Ordinance § 176-4B(1)(k), (h)[2], (n), and the State Environmental
Quality Review Act (“SEQRA”) § 617.4(b)(11).
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/946
11:15 Project: City Centre Signage
Location: 301 E. State/M.L.K., Jr. St.
Applicant: Jeff Smetana for Newman Development Group, LLC
Anticipated Board Action(s) in February: Approval of Signage, Recommendation to BZA
Project Description: The project was approved by the Planning Board on May 27, 2017. The applicant is now
seeking approval of the proposed signage, as conditioned in its original site plan approval. The project has
received approval for one sign. The proposed additional signage requires variances as it exceeds regulations
for the CBD Zoning Districts. New signage is subject to Design Review.
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/623
11:30 Project: Harold Square
Location: 123-127, 133, 135, & 137-139 E. State St., The Commons
Applicant: Scott Whitham
Anticipated Board Action(s) in February: Approval of Project Changes
Project Description: The applicant is requesting building façade changes for the proposed Harold’s Square
Mixed-Use Project. The project was originally approved by the Board on August 27, 2013 and was subsequently
granted a two-year extension of Site Plan Approval until August 27, 2017. The Board later approved building
façade and materials changes on August 23, 2016, and again on May 24, 2017. The applicant is now requesting
additional façade changes primarily affecting the Commons Façade.
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/666
11:45 Project: North Campus Residential Expansion (Hard copies of new materials will be distributed at meeting)
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Anticipated Board Action(s) in February: Public Hearing, Continued Site Plan Review
Project Description: The applicant proposes to construct two residential complexes (one for sophomores
and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential
buildings with 800 new beds and associated program space totaling 299,900 SF and a 1,200-seat, 66,300 SF
dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga
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Heights; however, all buildings are in the City. The freshman site will have three new residential buildings
(each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated
program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be
between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning
district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential
District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit);
and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been
determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) §
617.4 (b)(5)(iii) for which the Lead Agency issued a Negative Declaration on December 18, 2018.
Project materials are available for download from the City website and are updated regularly:
http://www.cityofithaca.org/DocumentCenter/Index/811
12:00 Zoning Appeals
# 3114, Area Variance, 402 Wood Street
# 3118, Area Variance, 504 Meadow Street
# 3119, Area Variance, 402 S. Cayuga Street
# 3120, Sign Variance, 301 E. State Street (City Centre)
# 3121, Special Permit, 1101 E. State Street
12:10 Agenda Review for 02-26-2019
12:15 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
accommodations to participate,
please contact the City Clerk at 274-6570 by
12:00 p.m., no later than 2 days (not including
weekends and holidays) before the meeting.
Out of consideration for the health of
other individuals, please try to refrain
from using perfume/cologne and other
scented personal care products at City
of Ithaca meetings. Thank you for your
cooperation and understanding.
Downtown Design Guidelines - CHAPTER 5 SIGN DESIGN 79
General Sign Design Guidelines
Signs should contribute to a cohesive character of the Downtown
Area. All signage should also be compatible with the materials,
colors and details of the building. Its content should be visually
interesting and clearly legible. Illumination sources should be
shielded to minimize glare and light pollution. A sign should remain
subordinate to a primary building.
S.1. Design a sign to be compatible with the primary
building.
• Use materials, colors and details that are compatible with
those used for the building.
S.2. Design and locate a sign to be subordinate to a site
and primary building.
• Design a sign to be simple in character.
• Design the content of a sign to be clearly legible. Traditional
block and curvilinear styles that are easy to read are
preferred.
• Limit the number of colors used on a sign. In general, no
more than three colors should be used, although accent
colors and additional colors for illustrations may be
considered.
• Locate and design a sign to emphasize rather than
overshadow building features.
Design and locate a sign to be
subordinate to a site and primary
building.
The Sign Ordinance of
the City of Ithaca
The Sign Ordinance of the
City of Ithaca includes basic
parameters for signs, including
maximum area, quantity and
other topics.
http://ecode360.com/8392479
Downtown Design Guidelines - CHAPTER 5 SIGN DESIGN80
Lighting
S.3. Shield a sign illumination source to minimize glare
and light pollution.
• Use a compatible shielded light source to illuminate a sign.
• Direct lighting towards a sign from an external, shielded lamp.
• Do not overpower the building or street edge with sign
lighting.
• If halo lighting is used to accentuate a sign or building, locate
the light source so that it is not visible.
• If internal illumination is used, design it to be subordinate to
the overall building composition.
• If internal illumination is used, use a system that only
backlights the individual characters of sign text.
• Avoid internal illumination of an entire sign panel.
Materials
S.4. Use a sign material that is compatible with the
architectural character and materials of the building.
S.5. Use permanent, durable materials for a sign that
reflect the Downtown context.
Use a permanent, durable material.
Downtown Design Guidelines - CHAPTER 5 SIGN DESIGN 81
The table below includes additional guidelines applicable to specific sign types. They shall be used in
concert with the general signage guidelines above. The definitions included below are established in
the City of Ithaca Sign Ordinance.
Wall Signs
A sign fastened,
painted or otherwise
erected on the wall
of a building so that
the wall becomes
the sign’s supporting
structure and wholly
or partially forms its
background.
Window Signs
A permanent sign
affixed to a window
surface or in front of
or behind a window
in such a manner that
the window acts as its
frame or background.
Projecting Signs
Any sign that projects
from the exterior of
any building.
S.6. Locate and design a wall sign
to promote design compatibility
among buildings.
• Place a wall sign to align with other
signs on nearby buildings.
• Design a wall sign to minimize the
depth of a sign panel or letters.
• Design a wall sign to fit within,
rather than forward of, the fascia
or other architectural details of a
building.
S.7. Design a window sign to
preserve transparency at the
sidewalk edge.
• Use a minimal amount of opaque
material on a window sign.
• Scale a window sign so that it only
covers a modest amount of a glass
window panel.
S.8. Locate and design a projecting
sign to relate to building entries
and convey visual interest.
• Locate a small blade sign near the
business entrance, just above the
door.
• Mount a larger blade sign higher on
the building, centered on the façade
or positioned at the corner.
• Design a bracket for a projecting
sign to complement the sign
composition.
Guidelines for Specific Sign Types
Downtown Design Guidelines - CHAPTER 5 SIGN DESIGN82
Awning Signs
A sign that is painted,
printed, or stenciled
onto the surface of an
awning.
Monument Signs
A sign or signs
mounted, painted
on or fastened to a
freestanding wall,
pier or other sign
structure, of which any
horizontal dimension
of a structural member
exceeds 18 inches
between two feet and
eight feet above grade
level.
S.9. Design printing on an awning to
be subordinate to the awning.
• Scale the printing on an awning sign
to only cover a modest amount of
the awning material.
• Use a color that contrasts well with
the color of the awning.
S.10. Locate a monument sign to
integrate with a site design.
• Ensure that a monument sign
does not encroach on or interrupt
a prominent site feature or internal
walkway.
S.11. Scale a monument sign to be of
a size and height that expresses
human scale.
• Use a low profile monument sign
that is easily readable, but does not
block views to a building.
Ph one: 607.379.9175 E mail: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
January 24, 2019
Lisa Nicholas, Deputy Director of Planning
Division of Planning and Economic Development, City of Ithaca
108 E. Green Street, 3rd Floor
Ithaca, N.Y. 14850
RE: City Centre project – Conditions for final SPA – Signage
Dear Lisa,
Thank you for reviewing this submission detailing the proposed signage for the City Centre project. All
proposed signs are included in this package except for Collegetown Bagels which will be included in a separate
submission.
On behalf of the developer and design team, we are attaching the following signage package in compliance
with the Conditions of Final Site Plan Approval, as detailed in the Approved Resolution dated January 24,
2017.
Items included in this package are as follows:
•Signage Location Plan- indicates the location and size of each proposed sign
o See sheet #1 of attached drawing set
•Detail drawings for signs #1 (City Centre)
o Letter and logo details for signs 1a, 1b, & 1c – Sheet #2 of attached drawing set
o Sign 1a elevation drawing - Sheet #3 of attached drawing set
o Sign 1a 3D rendering (day & night)- Sheet #4 of attached drawing set
o Sign 1b elevation drawing - Sheet #5 of attached drawing set
o Sign 1b 3D rendering (day & night)- Sheet #6 of attached drawing set
o Sign 1c elevation drawing - Sheet #7 of attached drawing set
o Sign 1c 3D rendering (day & night)- Sheet #8 of attached drawing set
•Detail drawings for sign #2 (City Centre)
o See sheet #9 of attached drawing set
•Detail drawings for sign #3 (Chase)
o See sheets #10-13 of attached drawing set
•Detail drawings for sign #4 (Ithaca Ale House)
o See sheet #14 of attached drawing set
Sincerely,
Gaelin Walsh
DNDNUP8'-3"1'-11"9'-0"2'-7"SHEET #TITLEL000SITE AND PLANTING PLANL100LAYOUT PLAN AND MATERIALSSCHEDULEL100-ALAYOUT PLAN: CORNER AURORA &STATE STREETL100-BLAYOUT PLAN: GREEN ROOFL100-CLAYOUT PLAN: 8TH FLOOR TERRACEL101DETAILS PLANL102SOILS PLANL103STREET LIGHT CIRCUITRY PLANL200PLANTING SCHEDULE AND KEYL018TH FLOOR ROOF TERRACEPLANTING PLANL01 BULB8TH FLOOR ROOF TERRACE BULBPLANL02STATE STREET PLANTING PLANL02 BULBSTATE STREET BULB PLANL03STATE STREET PLANTING PLANL03 BULBSTATE STREET BULB PLANL04GREEN STREET NORTHERN CORNERPLANTING PLANL05AURORA STREET PLANTING PLANL05 BULBAURORA STREET BULB PLANL06GREEN ROOF WEST PLANTING PLANL06 BULBGREEN ROOF WEST BULB PLANL07GREEN ROOF PLANTING PLANL07 BULBGREEN ROOF BULB PLANL08GREEN ROOF PLANTING PLANL08 BULBGREEN ROOF BULB PLANL09GREEN STREET SOUTHERN SLOPEPLANTING PLANL10GREEN STREET PLANTING PLANL301-AGREEN ROOF DETAILSL302PLANTING DETAILSL303STREET AND PAVING DETAILSL401-AMANUFACTURER DETAILSL401-BMANUFACTURER DETAILSDWG NO:CITY CENTREIFC SET301 EAST STATE STREET ITHACA, NYREVISIONS:DATE:October 25, 201860% CD SET - 19 MAY 2017PRE-PERMIT REVIEW SET -05 JULY 2017PERMIT ISSUE - 10 JULY 2017SCALE:DOT ISSUE - 03 AUGUST 2017FINAL CD SET- 29 SEPT 2017REVISION 3- 18 JAN 2018L000DRAWING LIST8TH FLOOR TERRACE1"=10'-0"1"=10'-0"SIGN #1bLarge 'CITY CENTRE' w/ 'C' logoVariance required'CITY CENTRE' = 243.3 sq.ft.'C' logo = 58.7 sq.ft.SIGN #2small 'CITY CENTRE'Permitted by code8.25 sq.ft.SIGN #3'CHASE'Permitted by code20.7 sq.ft.SIGN #4'ITHACA ALE HOUSE'Permitted by code21 sq.ft.SIGN #1aLarge 'CITY CENTRE' w/ 'C' logoVariance required'CITY CENTRE' = 243.3 sq.ft.'C' logo = 58.7 sq.ft.SIGN #1cLarge 'CITY CENTRE' w/ 'C' logoVariance required'CITY CENTRE' = 243.3 sq.ft.'C' logo = 58.7 sq.ft.SIGNS PERMITTED BY CODESIGNS REQUIRING A VARIANCESIGNAGELOCATIONPLANSHEET#1
SHEET#2SIGNS 1a, 1b,&1c DETAILS
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755 Seneca Street, Buffalo NY 14210 │ 716.856.6448 │ www.cjsarchitects.com │ Buffalo Rochester Boca Raton
DATE: February 04th, 2019
TO: Lisa Nichols, AICP
Deputy Director of Planning
City of Ithaca
108 E. Green St
Ithaca, New York 14850
FROM: Craig Jensen, AIA
CJS Architects, Partner in Charge
RE: Harold’s Square Project/Sage Building – Exterior Refinements and Revisions
Dear Ms. Nichols,
On behalf of Harold’s Holdings, LLC and the Harold’s Square team, I would like to take this opportunity to
present a number of considerations that have been studied and developed with regards to the Harold’s
Square development project and the proposed renovation of the Sage Building on the Ithaca Commons.
The following describes the refinements and revisions:
- Replacement of precast concrete elements on the first floor north and west facades with Terra
Cotta. This is the same Terra Cotta material previously approved for the 2nd-5th floor.
- Replacement of precast concrete copings on the 5th story roof at the north and west facades
with Aluminum Composite Panel copings. This is the same Aluminum Composite Panel material
previously approved for the “frame” around the 2nd-5th floor curtainwall portion of the north
façade.
- Elimination of the mechanical equipment screen on the 6th story roof. The mechanical
equipment is smaller than initially planned due to the energy efficiency required by the
NYSERDA Tier III program. The Mechanical screen on the 12 story high roof remains.
- We are showing a signage concept. All signage will go through the proper review and
permitting process.
- We have added residential balconies to the NW, SE and SW corners of the building.
- On the south façade of the building we have eliminated two windows per floor to comply with
the percent of openings allowed by the 2015 International Building Code as adopted by New
York State.
- We have redistributed the windows on the five-story portion of the west façade. The number of
windows remains the same.
- 30 microunits were removed from 2nd -5th floors and replaced with commercial space. These
units were removed to make the commercial space more attractive and accommodate an
approximately 10,000sf entire floor tenant request.
- The amount of Terra Cotta cladding on the east elevation of the 2nd-5th floors was increased to
cover the entire façade facing the courtyard. This is replacing Insulated Metal Panel on this
portion of the Façade.
- The 1st floor of the Sage Building west elevation facing the courtyard will receive Terra Cotta
cladding to match the 1st floor courtyard elevation of the Harold’s Square building, thus
creating a cohesive design for the entry courtyard for the project.
755 Seneca Street, Buffalo NY 14210 │ 716.856.6448 │ www.cjsarchitects.com │ Buffalo Rochester Boca Raton
It is the goal of Harold’s Holdings, LLC and its design project team to thoughtfully integrate the Harold’s
Square building into the Ithaca Commons and maintain and revitalize the Sage Block building so that it
continues to be a prominent and key building that contributes to the appeal and character of the
Commons.
Please do not hesitate to contact me, or our Project Manager Scott Selin, regarding either this memo or
questions about our approach. We look forward to a discussion on the Harold’s Square Building at the
Ithaca Planning Board meeting on February 26th.
HAROLD'S SQUARE PROJECT UPDATESubmitted by: HAROLD'S HOLDINGS, LLCOctober 24, 2018
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2017HAROLD'S SQUAREPROPOSED BUILDING MATERIALSNORTH ELEVATIONJUNE 22, 2017 VERSIONA - TERRACOTTA RAINSCREENA1 - SMOOTHA2 - STRIPEDVARIED COLORS:FLINT, PEARL, CREAMCOLOR: UMBRAA3 - SMOOTHCOLOR: UMBRAA4 - STRIPEDA5 - SMOOTHCOLOR: MOCHACOLOR: MOCHAB - ARCHITECTURAL PRECASTLIGHTLY ETCHEDCOLOR: MOCHAC - PRECAST COPINGLIGHTLY ETCHEDCOLOR: WHEATD - ALUMINUM COMPOSITE METAL PANELCOLOR:CHAMPAGNE GOLDE - MECHANICAL SCREEN SYSTEMLOUVERED PROFILECOLOR:CHAMPAGNE GOLDF - INSULATED METAL PANEL SYSTEMF1F2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG1*G2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG - ALUMINUM STOREFRONT SYSTEMH1H2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEH - ALUMINUM WINDOW SYSTEM *FIXED AND WITHPROJECTING AWNING VENT*FIXED AND WITHPROJECTING AWNING VENT*G2BG1A4A1A1A5A1A3BA5A4A2DCEEF1F2F2H2H1H2F2
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUAREPROPOSED BUILDING MATERIALSNORTH ELEVATIONUPDATED VERSIONS I G N A G ES I G N A G EF - INSULATED METAL PANEL SYSTEMF1F2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG1*G2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG - ALUMINUM STOREFRONT SYSTEMH1H2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEH - ALUMINUM WINDOW SYSTEM *FIXED AND WITHPROJECTING AWNING VENT*FIXED AND WITHPROJECTING AWNING VENT*A - TERRACOTTA RAINSCREENA1 - SMOOTHA2 - STRIPEDVARIED COLORS:PEARL & CREAMCOLOR: FLINTA3 - SMOOTHCOLOR: FLINTD - ALUMINUM COMPOSITE METAL PANELCOLOR:CHAMPAGNE GOLDE - MECHANICAL SCREEN SYSTEMLOUVERED PROFILECOLOR:CHAMPAGNE GOLDG2A3G1A2A1A1A3A1A2A2A3A3A2A2DDEF1F2F2H2H1H2F2
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUAREPROPOSED BUILDING MATERIALSSOUTH ELEVATIONJUNE 22, 2017 VERSIONA - TERRACOTTA RAINSCREENA1 - SMOOTHA2 - STRIPEDVARIED COLORS:FLINT, PEARL, CREAMCOLOR: UMBRAA3 - SMOOTHCOLOR: UMBRAA4 - STRIPEDA5 - SMOOTHCOLOR: MOCHACOLOR: MOCHAB - ARCHITECTURAL PRECASTLIGHTLY ETCHEDCOLOR: MOCHAC - PRECAST COPINGLIGHTLY ETCHEDCOLOR: WHEATD - ALUMINUM COMPOSITE METAL PANELCOLOR:CHAMPAGNE GOLDE - MECHANICAL SCREEN SYSTEMLOUVERED PROFILECOLOR:CHAMPAGNE GOLDF - INSULATED METAL PANEL SYSTEMF1F2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG1*G2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG - ALUMINUM STOREFRONT SYSTEMH1H2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEH - ALUMINUM WINDOW SYSTEM *FIXED AND WITHPROJECTING AWNING VENT*FIXED AND WITHPROJECTING AWNING VENT*H2F1F2G2EF1F1F2H2
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUAREPROPOSED BUILDING MATERIALSSOUTH ELEVATIONUPDATED VERSIOND - ALUMINUM COMPOSITE METAL PANELCOLOR:CHAMPAGNE GOLDE - MECHANICAL SCREEN SYSTEMLOUVERED PROFILECOLOR:CHAMPAGNE GOLDF - INSULATED METAL PANEL SYSTEMF1F2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG1*G2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG - ALUMINUM STOREFRONT SYSTEMH1H2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEH - ALUMINUM WINDOW SYSTEM *FIXED AND WITHPROJECTING AWNING VENT*FIXED AND WITHPROJECTING AWNING VENT*A - TERRACOTTA RAINSCREENA1 - SMOOTHA2 - STRIPEDVARIED COLORS:PEARL & CREAMCOLOR: FLINTA3 - SMOOTHCOLOR: FLINTH2F1F2G2EF1F1F2H2F2S I G N A G E
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUAREPROPOSED BUILDING MATERIALSEAST AND WEST ELEVATIONSJUNE 22, 2017 VERSIONA - TERRACOTTA RAINSCREENA1 - SMOOTHA2 - STRIPEDVARIED COLORS:FLINT, PEARL, CREAMCOLOR: UMBRAA3 - SMOOTHCOLOR: UMBRAA4 - STRIPEDA5 - SMOOTHCOLOR: MOCHACOLOR: MOCHAB - ARCHITECTURAL PRECASTLIGHTLY ETCHEDCOLOR: MOCHAC - PRECAST COPINGLIGHTLY ETCHEDCOLOR: WHEATD - ALUMINUM COMPOSITE METAL PANELCOLOR:CHAMPAGNE GOLDE - MECHANICAL SCREEN SYSTEMLOUVERED PROFILECOLOR:CHAMPAGNE GOLDF - INSULATED METAL PANEL SYSTEMF1F2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG1*G2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG - ALUMINUM STOREFRONT SYSTEMH1H2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEH - ALUMINUM WINDOW SYSTEM *FIXED AND WITHPROJECTING AWNING VENT*FIXED AND WITHPROJECTING AWNING VENT*H1F2A5A1H2F1BG2EF1F2F2H2EF1F2H2A4CEF1DF2H2CEH2DH2F2F1EAST ELEVATIONWEST ELEVATION
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUAREPROPOSED BUILDING MATERIALSEAST AND WEST ELEVATIONSUPDATED VERSIONA - TERRACOTTA RAINSCREENA1 - SMOOTHA2 - STRIPEDVARIED COLORS:PEARL & CREAMCOLOR: FLINTA3 - SMOOTHCOLOR: FLINTF - INSULATED METAL PANEL SYSTEMF1F2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG1*G2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEG - ALUMINUM STOREFRONT SYSTEMH1H2COLOR:CHAMPAGNE GOLDCOLOR:BRONZEH - ALUMINUM WINDOW SYSTEM *FIXED AND WITHPROJECTING AWNING VENT*FIXED AND WITHPROJECTING AWNING VENT*D - ALUMINUM COMPOSITE METAL PANELCOLOR:CHAMPAGNE GOLDE - MECHANICAL SCREEN SYSTEMLOUVERED PROFILECOLOR:CHAMPAGNE GOLDH1A2A2A1H2A3A3G2EF1F2F2H2EF1F2H2A2DF1DF2H2DH2DH2F2F1EAST ELEVATIONWEST ELEVATIONS I G NS I G NS I G NS I G N
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUAREPROPOSED NORTH ELEVATIONUPDATED VERSIONS I G N A G ES I G N A G E
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUAREPROPOSED SOUTH ELEVATIONUPDATED VERSIONS I G N A G E
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUAREPROPOSED EAST AND WEST ELEVATIONSUPDATED VERSIONEAST ELEVATIONWEST ELEVATIONS I G NS I G NS I G NS I G N
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUARECOMPARATIVE PARTIAL NORTH ELEVATIONUPDATED VERSIONS I G N A G ES I G N A G EJUNE 22, 2017 VERSION
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUARECOMPARATIVE EAST ELEVATIONJUNE 22, 2017 VERSIONUPDATED VERSIONSI G NSI G NSI G NSI G N
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUARECOMPARATIVE PARTIAL EAST ELEVATIONJUNE 22, 2017 VERSIONUPDATED VERSIONS I G NS I G NS I G NS I G N
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUARECOMPARATIVE WEST ELEVATIONJUNE 22, 2017 VERSIONUPDATED VERSIONUP
HAROLD'S HOLDINGS LLCITHACA, NYOCTOBER 24, 2018HAROLD'S SQUARECOMPARATIVE NORTH ELEVATION PERSPECTIVESJUNE 22, 2017 VERSIONUPDATED VERSION
APPEAL #3118
CITY OF ITHACA
Board of Zoning Appeals -Notice of Appeal
504 S.MEADOW STREET
(Maguire Ford)
Appeal of John Snyder Architects,on behalf of the owner ,Maguire Family Limited Partnership for
an Area Variance from Section 325-29.2 B (2),SW-2 Building Setback requirements of zoning
ordinance.The property at 504 S .Meadow Street is located on the comer of S.Meadow St. and Cecil
Malone Drive. The applicant proposes construct two additions to the existing Ford Dealership.One
addition will be on the S.Meadow Street side of the building and will be a new showroom entry
addition. The other addition is on the Cecil Malone side of the building and includes an expanded
showroom area, a service drive addition, and a second floor office expansion.The building is a non-
conforming structure because it does not meet the District's front yard setback regulations on the S.
Meadow Street side of the property.In the SW-2 zone, a minimum of35%of the lot's street frontage
must be occupied by buildings that are located between 15 and 34 feet from the curb. The existing
building is approximately 84' from the curb and the applicant proposes to construct the new
showroom entry addition 79'-2" from the S.Meadow St. curb. The new addition will exacerbate the
existing deficiency by not meeting the building setback requirements of 15-34'from the street curb .
The property is located in an SW-2,southwest use district in which the proposed use is permitted.
However,Section 325-38 requires that an area variance be granted before a building permit is issued.
g12/8/2019
City of Ithaca Board of Zoning Appeals Worksheet
Appeal Number
Use District
Applicant
Application Type:
BZA -3118
SW-2
Joh n Snyder Architects,PLL C
Area V ariance
Address
Date
Owner
504 S.Me adow Stre et
3 /5 /201 9
M aguire Family Limited P artnership
Coltunn 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16Number
Accessory Off-Street Off-Street LotArea Lot Width Number of Height in %ofLot Rearyard:%ofdepth Minimum
Column Title Use Front Yard OtherFront Yard SideYard or numb er offeet,BuildingUseParking Loading (Sq.Feet)(Feet)Stories Feet Coverage whicheveris less Heicht
Exis ting Auto RepairCondition&Sales 308 1 135 ,288'3 71.21 '2 23'-11"15 .32%84'±227'-11 "43 '-4"131.4' or 40.4%
and Use
District Service 35%of 35%of street frontage 15% or 20'but not
Regulations Business 32 1 3000 Building 5 60 60%occupied by building 35%@ 15-34 'None less than 10'N one
for Existing District Frontage 15' -34' from curb
N ote N on-
Conforming OK OK OK OK OK OK OK OK D ef.OK OK OK N/A
Conditions
Proposed Auto Repair
79'-2" Eas t Side 227'-11"N .Side
Condition &Sales 30 8 I 135 ,288'371.21 '2 29 '17.97%(S . M eadow St.) (Cecil Malone)43'-4 "94'-3" or 29 %
and/or Us e
District Service 35%of 35%of street frontage 35%@ 15-34'15% or 20'but not
Regulation Business 63 1 3000 Building 5 60 60%occupied by building or 100'Setback None less than 10'
N one
for Proposed District Frontage IS '-34' from curb
N ote N on -
Conforming O K N/A OK OK OK OK OK OK OK *D ef.**OK OK OK N /A
Conditions
for Proposal
Notes:**The street frontage is 3 71.21 and 35 %or 130'of the building is required to be within the 15-34 ' .The bu ilding is 195' on the S .M eadow Street side .
** The zoning ordinance,Section 325-29.2 B (4) allows an altern ate compliance method when buildings are setback a minimum of 100 feet or more from the curb .
CITY O F ITHACA
108 E.Green St.-T hird Floor It ha ca,NY 14850-5690
I>EI'ARTM ENT OF PLA NNING,BU ILOING,ZO NING &EC ONOMI C D EVELOPMENT
G tuo Leona rdi,Secre tary to t he Board o f Z oning Ap peals
Tel e phone:607-274-6550 Fax :607 -274 -6558 E-M ail :gleonardi'(i1cityolit haca .o rg
BOARD OF ZONING APPEALS (BZA)APPLICATION
1.TYP E OF APP EAL:
~AR EA VARIANCE APPEAL #:311 B (FILl.ED IN BY STA FF)
D SPECIAL P ERMIT H EARING DATE '3 /512019
D US E VARI ANC E BUILDfNG PERMIT #:380J~2~_~(REQUIR ED)
D SI GN V AR1 AN CE RE CEIPT #:_~-;gt8!2 'L (FII.J,F.DIN RYS TAFF)
D A CTION,D EC1S10N ,OR I NTERf'RETATION O F ZONI NG O FFICER
2.Property Addres s:504 S Meadow St., Ithaca,NY 14850 Usc District:SW-2----- -
Own er 's Name:Maguire Family Limited Partnersh ip Owner 's Address:370 Elmira Rd.~_
City:Ithaca Sta te :NY Zip:14850
----~..-~.~--.,---
3.Appellant's Name:John Snyder (JohnSnyderArchitects,PLLC)Appellant's Address:2~0 Cascadilla St.,SUite~03_
City :_Ithaca
Telephone:607-273-3565
State :_N_Y Zip:14850
E-Mail:john@js-architects.com
4. Attach Reason for Appeal (see "Z oning Appeal Procedure F 0 I111")
5.App ellant C ertification:I c ertify the information submitted with th e appeal is true to th e best of my
knowl edge/b elief;and 1hav e read and am familiar with C ity of Itha ca Zonin g Ordinanc e sections that apply to thi s
app eal (incl.Se ction 3 25-40,describing the powers and duti es of the Board ofZ oning Appeals).Ial so acknowledge
th e Board ojZoning Appeals may visit the property and!spe cifically p ermi'7its.~.'__:::::::---'"
/C ~~I have met/discussed this applicat ion with Zon ing /=::;~~~P:7'.::::::::"....l<:::;;:::::
Division staff priorto submission.
STATE or NEW YORK
C OUNTY OF TOMPKINS
Sworn to thi s _'/!!!...day of
_~--,--"L~~,20K hP
Notary PUbli ~¥
S ,I\RAH L MYERS
Notary 'ubllc.State of ~\l~w York
':)M"d,';;t,,',n No '19 (4A3
:)u,,,l it IE,d In ..c;un~Y :J~
Commission Expires Nov 20 2~~
<D Not ary Public available at City Ha ll .
IMPORTANT:INCOMPLETE appli cations will be returned to the applicant and the
applicant will haveto reapply.
If ANOTHER (ITY APP ROVA L is required (e.g.,Site Plan Review,Subdivision Review,
Ithaca Landmarks PreservationCommission Review), this application will likely
not be considered at the next scheduled BZA meeting date.
If an application i s submitted and subsequent CHANGES are made to the
proposal/project ,a revi sed application will be required. The original
application will not be considered a placeholder for the ori ginal BZA hearing
date .Zoning Division staff will also not remove contents from earlier
applications to complete a revised application .Applicants are responsib le for
ensuringall information necessary for processing a Zoning Appeal i s submitted
by the application deadline for a given BZA hearing date.
****************************Office u se only*******************************
1. Or dinance Section(s)for the Appeal :
Zoning Ordinance Section being Appealed
•§325-29.2 B (2)
•§325-
•§325 -
•§325 -
•§325-
•§325 -
Sign Ordinance Section being Appealed
•§272 -
•§2 72-
•§2 72-
•§2 72-
•§2 72-
•§272 -
Page 2
2 .App lication of SEQR determination :_ Type 1 l Type 2
3 .Environmental Assessment form used :
Un listed
Short Environmental Assessment Form
~_Long Environmental Form
__Lead Ag ency
__Determination of Significance
~_Completed by the Planning Division at preliminary hearing for SPR
4 .A pre vious appeal D has ,[2J has not,been made for this proposal :
Appeal No.,dated _
A ppeal No.,dated ------
Appeal No .,dated _
Appeal N o .,dated _
5.Notes or Special Conditions:
CITY OF ITHACA
108 East Green Strcct-3rd Floor Ithaca,New York 14850-5690
DEPA RTMENT OF PLAN NING,BUILDING,ZONING &ECONOMIC DEVELOPM ENT
Gino Leonardi,Secretary to the Board of Zoning Appeals
Telep hone: 607·274·6550 Fax:607·274·6558 Ema il:g leonardi@cityo l1t haca.org
O NLY S ll BMIT THI S FORl\IlF ZONING APP EAL APPLI CATION IS BEIN G S ll BMlTTE D/SIGNED BY
SOMEON E OTH ER TH AN C l IRIU :NT RI~COI~I)I'ROI'ElnV OWNI':R.
DATE:1/2/2019
OWNER'S AUTHORIZA TI()N FORM
3(18ZONINGAPPEAL#:_=-'........,~_
TO :BOARD OF ZONING APPEALS (Ithaca,NY):
I (We)Phil Maguire (Maguire Family Limited Partnership)
(Name)
of 370 Elmira Rd.
(Street Address)
Ithaca NY 14850
(Cit.y/Municipality)(State &Zip Code)
Ownerofthepropcr~at_5_0_4~S~~_e~a_d_o~~~S~t.~~~~~~~~~~~~~~~~~~~_
(Str eet &Number)
D I am the sole owner of the above-mentioned property.
IZI This property is also owned by ~aguire Family Limited Partnership
and I have a Power of Attorney to authorize this appeal (attach POA).
I do hereby authorize John Snyder (John Snyder Architects,PLLC)to appeal or request a
Variance 01"Sp ecial Permit on my (our)behalf,1 (we)understand the appeal will be beard at the
315/2019 meeting of the Board of Zoning Appeals.
(Date)
STATE OF NEW YORK)
CO lJNTY OF TOMPKINS)
Sworn to this 4 day of
.\:\(\,20 1£1
(LQY\I I I ,t ~-
~INotaryPublic
AMYL KELLY
Notary Public,State of New York
No .0 1KE6332059
Qual ified in Schuyler Cou nty
Commission Exp ires October 26, 2019
Note to thos e signing this form:
(1)Owners authorizing another to present an appeal on their behalf should be aware the Board may,in granting
relief,add reasonable conditions which then become binding on the property.
(2)Especially wh ere a Variance is being s ought,the owner may be the onl y person with d etailed information about
the property that is essential to th e appeal.In such a case, au thorizing a noth er person to appeal ma y he d etrimental
to the appeal,unless the owner is either present at the he aring or sends another person fully prepared to a nswer
questions about the property and the feasibility of using it consist ent with the Zoning Ordinance.
CITY O F I THACA
108 Ea st G r een Street -3 1"<1 F loor It haca,New York 1485 0 -5690
DE P ARTMENT OF PLA NN ING,BU ILDING,Z ONING &EC ONOMIC DEVELOPM ENT
G ino Leona rdi,Secretary to t he Board orZoning App eals
Te lepho ne :607·274 ·6550 Fax:607 ·274 ·655 8 Ema i l:g leonard i@ci tyo fithaca .org
-NOTICE OF APPEAL -
REGARDING ZONING OR SIGN ORDIN ANCE
CITY OF ITHACA,NEW YORK
AP PEAL NO.3>,18
TO:Owners of Property within 200 feet of _5 _04_S_M_e_a_d_o_w_S_t _.and others interested.
(property address)
Phil Maguire (Maguire Family Limited Partnership) &
FROM:~~~yd e r (John Snyder Architects,,_P_LL_C-"-)applicable to property named above,in 41(n),.§,!,!-2 zone.
(n am e o f person or organization making a ppeal)
REGARDING:(ch eck a ppro priate box)
~Area Va riance
D Special Permit
D U se Varian ce
D Si gn Variance
D Action ,Decis ion ,or Interpretation of Zo ning Officer
City regulations require you be notified of thi s 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 considered an interested party may speak for or against the appeal at the
meetings listed below,or submit a written statement to the BZA before its designated meeting.There is a
time limit of three (3)minutes for each interested party to 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 it,the testimony of interested parties,and zoning and legal considerations.The written case
record will be available for review at the Zoning Division,City Hall,108 E .Green St.,Third Floor,
beginning one week before the scheduled BZA meeting.This cas e has also been r eferred 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 thi s
appeal is also listed below.
The P LA NNING BOARD will consider this case on _~at 6 :00 P.M.in Common
Council Chambers,C ity Hall,108 E.Green 81.Ithaca.
The BOA RD O F ZO NING ApPEALS will consider this case on _~at 6 :00 P .M.in
Common Council Chambers,City Ha ll,108 E.Green St.Ithaca.
700 Cascadilla St., Suite 203 ,Ithaca ,NY 14850
Tel:607-273-3565
Add ress Date
CITY OF ITHACA
108 East Green Street -3rd Floor Ithaca,New York 14850-5690
DEPARTMENT OF PLANNING,BUILDING,ZONING &ECONOMIC DEVELOPMENT
Gino Leonardi,Secretary to the Board of Zoning Appeals
Telephone :607-274-6550 Fax :607 -274-6558 Email: gleon ardi@cityofithaca.org
-NOTICE OF APPEAL -
REGARDING ZONING OR SIGN ORDINANCE
CITY OF ITHACA,NEW YORK
APPEAL NO.~3l=1=8_~_
504 S.MEADOW STREET
(property addre ss)
FROM:applicable to property named above ,in a(n) SW-2 zone.
TO:Owners of Property w ithin 200 feet of and others interested.
(name o f per son or organ ization making appeal)
REGARDING:(check appropriate box)
~Area Variance
D Special Perm it
D Use Variance
D Sign Variance
D Action,Decision ,or Interpretation of Zoning Officer
City regulations require 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 considered an interested party may speak for or against the appeal at the meetings
listed below,or submit a written statement to the BZA before its designated meeting.There is a time limit
of three (3)minutes for each interested party to 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 it, the testimony of interested parties,and zoning and legal considerations.The written case record will
be available for review at the Zoning Division,City Hall,108 E.Green St.,Third Floor,beginning one week
before the scheduled BZA meeting.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 thi s case on 2/26/2019
City Hall ,108 E. Green St. Ithaca.
at 6:00 P.M .in Common Council Chambers ,
The BOARD OF ZONING ApPEALS will consider this case on 3/512019
Chambers ,City Hall ,108 E.Green St. Ithaca .
at 6:00 P.M. in Common Council
Signature of Appellant A ddress D ate
JOHN SNYDER
ARCHITECTS
Date: December 28,2018
AnN:Property Owners Within 200 Feet of 504 S Meadow St.
CC:Gino Leonardi
City of Ithaca I Zoning Administrator
108 E.Green St.3rd Floor
Ithaca, NY14850
Re:Maguire Family of Dealerships - Ford Dealership Additions and Improvements - Zoning Appeal
(504 S Meadow Street, City of Ithaca, NY14850)
Dear Neighboring Property Owners,
We are pleased to be submitting the Maguire Family of Dealerships addition and improvement project
to the Ford Dealership located at 504 S Meadow Street, Ithaca,NY.This project will improve the site,
exterior appearance and interior design of the building. This improvement isdriven by internal
programmatic needs and Ford corporate dealership requirements.
Although th is project will not be constructed utilizing United Green Building Council (USGBC)LEED
Standards we will employ sustainable design principles aswe do with sll John Snyder Architects (JSA)
designed projects. This project will meet or exceed New York State Building / EnergyCode and City of
Ithaca Green Building Policy requirements.
Our narrative and detailed description of the project isas follows:
Building Design:
The project entails additions and renovations to the interior of the building to meet Ford corporate and
customer experience requirements.We will also be reorganizing the internal layout to better serve
customers and make the internal employee flow more efficient including expansion of second floor
offices, new customer bathrooms and new parts and customer waiting areas.
The additions encompassthe following:
A.West Addition (Facing Wegmans):This includes a service drive through addition to the rear
(west side)of the building including the expansion of the existing second floor for additional
offices displaced from the first floor.This addition replaces an existing canopy (open air)
JohnSnyderArchitects,PLLC I 700 Cascadilla Street Suite 203 I Ithaca,NY14850 I 607.273.3565
Maguire Family of Dealerships - Ford Dealership Additions and Improvements
structure currently used for car parking. The first floor will be renovated to include a new
service waiting area for customers .
B. Eastand North Addition (Facing Meadow St.&CecilA.Malone Dr.): This includes expansion of
the showroom end of the building (north and east side) aligning the building with the existing
service bay portion of the building currently located on the south side of the building. Also
included in this addition isa new entrance to the showroom meeting Ford corporate branding
requirements.The east addition will bring the building face approximately six feet closer to
Meadow Street however given site constraints we will not meet the City of Ithaca zoning
requirements for this required front yard setback.A zoning variance is being requested for this
deficiency.
C. The Exterior Appearance:Ford Corporate requirements dictate new metal exterior panels that
will encompass all sides of the building differentiating the showroom (north side) from the
service side of the building with differing types of metal panels. The showroom addition also
includes the new Ford "foil"curved form vestibule .This will transform the exterior appearance
of the building making the exte rior of this "utilltarian"car dealership into a modern,
contemporary car showroom and service center.
Landscape Architecture:
Our team is working with the SaratogaAssociateson the landscape architecture design for the project.
We will be providing an improvement over the existing site conditions with the provision of new tree
planting islands within our work areas and new islands within the current parking lot.The landsca pe
de sign w illbe vastly improved and meet minimum landscape requirements dictated by City of Ithaca
(12%).
Site / Civil Design:
Our team is working with the Saratoga Associateson the site and civil engineering portion of the
building. The disturbance for this project is lessthan an acre (refer to attached drawings). We are
planning on providing a new parking configuration and striping layout to portions of the site along with a
new sidewalk inside the lot to the north side of the building .This sidewalk will provide a new walk path
for customers to view cars and connecting the service area of the building for the many customers who
walk to the site to / from Wegmans. We will employ all protections required for exist ing storm water
during construction as dictated by New York State Department of Environmental Conservation.
A portion of the site is located w ithin the 1 DO-year flood plain with the service drive bay addition
located within this area. We h ave m et with t he City of Ithaca Building Department and we will meet
ASCE 24 Flood Resistant Design and Construction requirements for this portion of the building inside
the flood plain.
Page 2 of 3
Maguire Family of Dealerships - Ford Dealership Additions and Improvements
Zoning Appeal:
As previously indicated this project will require an area variance for the Front Yard Setback.Under
current zoning the front of the building is required to be set back at least 15 feet but not more than 34
feet from the curb. In this caseboth the Eastand North Elevations of the building are considered to be
facing the front yard since they are closest to Meadow Street and CecilA.Malone Drive. Asexisting the
building does not comply with the Front Yard Zoning requirement since it was established after
construction of the building. The new additions and renovations will help the building come closer to the
required setback however due to operation requirements and program needs meeting the setback
requirement is not feasible.Therefore an Area Variance is being pursued for both The Eastand North
Front Yards.
Conclusion:
The renovations and improvements to this site will change and improve the exterior and site design of
this project creating a modern iconic building we will all be proud of. Thank you for your time reviewing
this letter and our request an area zoning variance.Please feel free to reach out with any questions or
concerns and we look forward to meeting with you .
Sincerely,.s-r-::
John Snyder AlA,NCIDQ,LEED AP
President and Design Principal
Page 3 of 3
500700 95.-1-1.2
Wegmans Enterprises Inc
PO Box24470
Rochester NY 14624
500700 94.-1-1
CFCU
1030-1050CraftRoad
IthacaNY 14850
500700 95.-1-1.1
Maguire FamLmtd Partnership
504S Meadow St
IthacaNY 14850
500700 94.-1-22
SouthMeadow StPropInc
529 S Meadow St
IthacaNY 14850
500700 79.-10-1
Barge Inn,LTD
POBox 688
Montgomery NY 12549
CITY OF ITHACA
108 East Green Street -3rd Floor Ithaca,New York 14850-5690
DEPARTMENT OF PLANNING,BUILDING,ZONING &ECONOMIC DEVELOPMENT
Gino Leonardi,Secretary to the Board of Zoning Appeals
Telephone: 607-274-6550 Fax: 607-274-6558 Email: gleonardi @cityofithaca.org
ZONING APPEAL CERTIFICATION OF MAILING
RE:City of Ithaca Board of Zoning Appeals Zoning Appeal #3118
I,,affirm all property owners within two hundred (200) feet of the
boundaries of the lot(s) under consideration have been mailed a copy of the enclosed notice on or before
2/19/2019 . I affirm the notice was mailed to the property owners at the addresses shown on
the attached list of owners ,by depositing the copy in a post-paid properly addressed envelope ,in a post office or
an official deposito ry under the exclusive care and custody of the United States Post Office. I further affirm the
names and addresses of the property owners are the same as the most recent assessment roll.
(Appellant's Signature)
PLEASE SUBMIT rms FORM TO:
City ofIthaca Zoning Division
108E .Green St.,3rd Fl.
Ithaca,NY 14850
Phone: (607) 274-6550
Fax: (607) 274-6558
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City of Ithaca, NY -750 Foot Buffer for Parcel -2017 Final Tax Roll
LEGEND
Tax Parcels w Re lated Historic Prop
City Owned Property
Historic District
III A ll Historic Properties
Parking Lots and Garages
Bui ldings
Railroad
Parcel
Bo rder
Park
Impervious SurfacesoPavedWalkorSurtaceorPriva teRoadoPavedParkingoPaved Roadway or Publ ic Road
Unpaved Drive or Walk or Surface
Waterway
Data contai ned on this map was provided or derived from data developed or compiled by the C ity of Ithaca ,and is
the best ava ilable to date.T he originato rs do not wa rrant the accuracy or comp leteness of the information
po rtrayed by the data.Printed:2/8/2 019
1 :4,978 829.72 Feet
o
gl 2/2/2019
LEGENDTax Parcels w Related Historic PropCity Owned PropertyHistoric DistrictAll Historic PropertiesCommonsFeaturesPolyBenchBernie Milton PavilionFire LaneFountainPlanterPlaygroundTree PitTrolley CircleParking Lots and GaragesBuildingsRailroadParcelBorderParkImpervious SurfacesPaved Walk or Surface or Private RoadPaved ParkingPaved Roadway or Public RoadUnpaved Drive or Walk or SurfaceWaterwayCity of Ithaca, NY - 750 Foot Buffer for Parcel - 2017 Final Tax Roll2,902Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.2/6/20191:Feet483.69Printed:
1
TO: Planning & Development Board, Common Council
From: Lisa Nicholas, AICP, Deputy Director of Planning
RE: 2018 Planning Board Annual Report – Site Plan Applications and Approved Projects
Date: February 6, 2019
As with any annual report – this one is a snapshot in time that may not accurately reflect the larger
context. The tables on the following page show that applications for site plan approval were down in
2018 in both number and type. With the exception of North Campus, we had no applications for large
housing projects, and only two for smaller projects.
Staff spent much of 2018 working with project sponsors. We expect many large projects to initiate
approvals in 2019. Although there is no guarantee that we will get as many applications as expected, nor
that all approved projects will be built, the following information provides a more accurate picture of
expected development over the next 3-5 years than the 2018 data of this report suggests.
Approximately 473 housing units are currently under construction, most of which are expected to
come on-line in 2019
Approximately 203 (132 low/mod income) housing units are currently in the approval process and
expected to start construction in 2019
The North Campus Residential Expansion project (NCRE) will add 2,000 beds to the Cornell campus.
While not included in the attached accounting of current and future housing units, these beds may
have an impact on the housing supply.
Numerous medium and large mixed-use and housing projects are expected to file applications in
2019. These projects involve many hundreds of housing units, about a quarter of which we expect
to be low/mod income. These projects include the following:
Carpenter Business Park /CMC 170 total Units, 35 LMI, 50,000 SF Medical, 30,000 SF Com.
South Hill Student Housing 49 Units/ 151 beds
West State Street/ West Seneca 100+ Units (some LMI) 8,000 SF Commercial
City Harbor Project 128 Units of Housing, 60,000 SF Medical & 10,000+SF Com.
Green Garage Redevelopment 200 LMI Units, Commercial & Conference Center
Immaculate Conception Site 50-75 LMI Housing Units
Chainworks District Mixed Use Up to 444 Housing Units in the City over 5-10 years
Collegetown Projects Up to 900,000 SF with 300 Housing Units & Commercial
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-569
DEPARTMENT OF PLANNING AND DEVELOPMENT
JoAnn Cornish, Director
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
2
Site Plan Applications Submitted in 2018
2018: New Site Plan Applications Filed* – Type, Name, Construction Cost, Fees Collected and Status
Project Type Project Name/Location
Estimated
Construction
Cost
Fees
Collected
in 2018
Status as of 2/05/19
Public Stewart Park Inclusive Playground $1,500,000 $0 Under Construction
Commercial Greenstar Cooperative Market $3,700,000 $5,550 Under Construction
Institutional N. Campus Residential Expansion $128,000,000 $192,000 Approval Pending
Commercial 744 Meadow St –Com. Expansion $134,000 $210 Construction 2019
Affordable Housing 327 W Seneca St 12 Units $957,000 $1,875 Construction 2019
Apartments 128 W Falls -5 Units $665,000 $500 Under Construction
Age Restricted Housing Falls Park Apartments $10,000,000 $5,000 Approval Pending
Commercial Maguire Expansion (Lincoln) $1,500,000 $2,250 Construction 2018
Total $280,790,000 $208,127
* Excludes withdrawn projects
Site Plan Projects Approved in 2018 (Includes Staff Level Approvals)
2018: Approved Housing Projects - Number, Type and Number of New Units
All New Housing Units For Sale For Rent
19 LMI Market
Rate LMI Student* Market
Rate**
0 0 12 0 5
*Applicant’s stated target market * * Excludes student housing
2018 Approved Commercial Projects – Type, and New Square Feet
Site Plan Approvals– Five Year Activity
2014 2015 2016 2017 2018
Number of Board Approvals 12 13 11 19 6
Number of Staff Approvals 7 6 8 10 9
Fees Received – Full Site Plan Review $167,614 $154,709 $94,476 $124,771 $200,440
Fees Received - Staff Review $600 $300 $400 $550 $650
Est. Const. Cost – Board Approved Projects $53,241,650 $110,751,000 $26,547,166 $129,453,106 $9,075,900
Est. Construction Cost –Staff Approved Projects $3,050,000 $3,080,000 $1,125,875 $17,066,000 $8,900,880
SF of Commercial Development Approved in 2018 25,800 123,563 4,000 28,573 32,378
Attachments:
1. 10 Year Housing Summary: Units Approved, Built, and Under Construction 2008-2018, and Pending
Construction in 2019
2. 10 Year List of Housing Units- Name, Location, Number, Type and Completion Status 2008-2018
3. 10 Year Account of Major Development Projects 2008-2018 (showing developments of all types)
All New Commercial Industrial General Commercial Office
32,378 0 32,378 0
10 Year Housing Summary - 2008- 2018
Housing Built and Under Construction and Pending Construction in 2019
10 Year Total of Units Built, Under Construction expected in next 6 months
All Units 2,035
LMI Units 235
# all
Units
# LMI
Units
% LMI
Units
Total
for Sale
% for
Sale # LMI % LMI
# Not
LMI
% Not
LMI
Total
For
Rent
% for
Rent
#
Student
%
Student # LMI % LMI
# Not
LMI
% not
LMI
1550 223 14% 57 4% 34 60% 23 40% 1493 96% 1103 74% 189 13% 1308 88%
# all
Units
# LMI
Units
% LMI
Units
Total
for Sale
% for
Sale # LMI % LMI
# Not
LMI
% Not
LMI
Total
For
Rent
% for
Rent
#
Student
%
Student # LMI % LMI
# Not
LMI
% not
LMI
473 0 0% 0 0% 0 0% 0 0% 473 100% 9 2% 0 0% 473 100%
# all
Units
# LMI
Units
% LMI
Units
Total
for Sale
% for
Sale # LMI % LMI
# Not
LMI
% Not
LMI
Total
For
Rent
% for
Rent
#
Student
%
Student # LMI % LMI
# Not
LMI
% not
LMI
12 12 100% 0 0% 0 0% 0 100% 12 100% 0 0% 0 0.0% 12 100%
LMI= units that are or will be financed through public funding, such as Low Income Housing Tax Credits, that dictate the maximum rent that can be charged based upon
the Area Median Income as defined by HUD
Housing Units
Under
Construction as
of Jan 2019
FOR SALE FOR RENT
Housing Units
Pending
Construction in
2019
FOR SALE FOR RENT
Housing Units
Built
2008-2018
FOR SALE FOR RENT
Planning Board 2018 Annual Report:
2008-2018 - Housing Units- Name, Location, Number, Type and Completion Status
SFH Oth LMI Units # BR Units # BR Units # BR Units # BR
2010 130-32 The Commons 130-32 The Commons 8 8 2 2 6 6
2009 Coalyard Apartments Phase II 143 Maple Avenue 24 39 24 39
2010 309 Eddy Street – Apts 309 Eddy St 24 45 24 45
2011 140 College Ave 140 College Ave 3 12 3 12
2011 Collegetown Terrace E State St 589 532 589 532
2012 Housing (4 Units)107 Cook St 4 12 4 12
2012 Cayuga Residences 217 S Cayuga St 45 45
2010 Apartments 601- W. Seneca St. 24 47 24 47
2010 Magnolia House N Meadow St 14 14 14 14
2011 Breckenridge 100 Seneca 50 60 50 60
2011 Seneca Way Apts 120 Seneca Way 37 44 37 44
2009 Aurora St Dwelling Circle
N Aurora St 3
2011 Collegetown Terrace Phase 2 E State/MLK Blvd 71 106 71 106
2012 Apartment 201 Grandview 1 2 1 1
2013 Thurston Avenue Apts Thurston Avenue 20 59 20 59
2008 Cayuga Green II Cayuga St.39 50 45 66
2012 Stone Quarry Apt 400 Spencer Street 35 82 35 82
2014 Duplex 605 S Aurora St 2 6 2 6
2014 Apartment Building 114 Catherine St.3 17 3 17
2014 Apartments (Carey Building)324 E State/ MLK St. 16 20 16 20
2014 Apartments 205 Taughannock 7 10 7 10
2014 Dryden South Mixed-Use 205 Dryden Rd. 10 40 10 40
2014 Collegetown Crossing 307 College Ave 46 96 46 96
2014 Residential Mixed-Use 327 Eddy St.22 56 22 56
2015 Student Apartments 707 Seneca Street 6 18 6 18
2015 4 Duplexes 804 & 810 E State St 6 18 6 18
2011 Collegetown Terrace Building 7 E State/MLK St.142 213 142 213
2015 Multi Family & Townhomes 210 Hancock 7 7 59 89 59 89
2015 Ithaka Terraces (Condos )212-215 Spencer St 12
2016 Apartments 201 College Avenue 44 76 44 76
2016 Two Duplexes 312-314 Spencer St 4 12 4 12
2016 Two Duplexes 1001 N Aurora St 4 12 4 12
2016 Four Duplexes 607 S. Aurora St 8 24 8 24
2017 Student Apartments 232-236 Dryden Rd. .60 191 60 191
2017 11 One-Bedroom Apts 107 S Albany St 11 11 11 11
2017 Student Apts - 5 Units 118 College Ave 5 28 5 28
2017 Amici House 671 Spencer Rd 23 23 23 23
09-'18 Small Developments Subtotal of all 19 16 27 27 73 6 18 13 38 6 12
29 28 34 1493 2145 189 288 1103 1627 205 240
2013 Harold's Square The Commons 108 137 108 137
2017 City Centre Mixed Use 301 E State St 193 250 193 250
2017 Effeiciency Apartments 238 Linden Ave 24 24 24 24
2017 Student Apts - 9 units 210 Linden Ave 9 36 9 36
2017 College Town House Apts 119-125 College Ave 67 90 67 90
2017 Bridges Cornell Heights Residence 109 Dearborn Place 1 12 1 12
2017 DeWitt House 119 Court Street 58 58 58 58
2018 Two Duplexes & One SFH 128 Falls St 5 9
2017 Apartments 323 Taughannock Blvd 8 8 8 8
2018 Apartments 327 W Seneca 12 12 12 15
0 0 0 485 636 12 15 1148 36 459 579
2017 Reuse Center & Apartments 214 Elmira Road 24 24 24 24
2017 Lakeview Suportive Apt 709 Court St 60 60 60 60
2017 Student Apts - 5 units 126 College Ave 5 28 5 28
TOTALS 0 0 0 89 112 84 84 5 28 0 0
Units: Number & Type
Units for Sale Units For Rent w/ Target Market
All Types LMI Student Market Rate
Year
Approved
Year
Approved Project Address COMPLETED PROJECTS 2006- Jan 2019Under Costruction & Pending Construction January 2019Approved Unknown Const Total Units Constructed 2008- 2018
Project Name
Total Units Under Construction & Pending -2019
Major Development Projects 2008-2018
Summary of Major Development Projects 2008- January 2019 Completed , Under Construction or Planned 2019 Construction
$558,244,700
$689,942 (Approx. $9 Million in Builidng Permit Fees)
707,372
170 total Units, 35 LMI, 50,000 SF medical, 30,000 SF com.
49 units/ 151 beds
100+ units (some LMI) 8,000 SF com.
128 units, 60,000 SF medical & 10,000+SF com.
200 LMI units, commercial & conference center
50-75 LMI units
Up to 444 units over 5-10 years
Up to 900,000 SF, 300 housing units,com. & insititutional
City Harbor Project
Green Garage Redevelopment
Immacualte Conception Site
Total Estimated Investment:
Site Plan Review Fees Collected:
Total New SF of Commercial Space
Chainworks District Mixed Use
Collegetown Projects
Large Projects in Development in 2019
Carpenter Business Park Propoert /CMC
South Hill Student Housing
West State Street/ West Seneca
Major Development Projects 2008-2018
Housing and Mixed Use Projects 2008- January 2019
Complete Breckenridge $10,700,000 $16,050
Complete Magnolia House $2,236,000 $3,354
Complete 309 Eddy Street – Apts $2,400,000 $3,600
Complete 107 Cook Street $865,000 $1,297
Complete Seneca Way Apts.$7,081,500 $10,622 9,311
Complete Coal Yard Apt Phase 2 $2,534,000 $3,801
Complete Aurora St Dwelling Circle $550,000 $825
Complete Thurston Avenue Apartments $3,000,000 $4,815
Complete Stone Quarry Apartments $7,000,000 $9,460
Complete Collegetown Terrace Apts Buildings $60,000,000 $25,000
Complete 707 E. Seneca Street House $585,000 $878
Complete 114 Catherine St. Apartment Building $500,000 $750
Complete Cayuga Place Residences $6,000,000 $0
Complete 140 College Ave. Addition $865,000 $1,297
Complete 205 Taughannock $350,000 $50
Complete 804 & 810 E. State Street $822,000 $620
Complete 327 Eddy St. Mixed-Use Apartment Building $5,000,000 $7,500 4,100
Complete Dryden South Mixed-Use Project $5,000,000 $7,500 2,100
Complete Collegetown Crossing $5,500,000 $8,250 5,000
Complete Carey Building $1,600,000 $2,400 3,600
Complete 210 Hancock Street $13,771,000 $20,656 10,000
Complete 201 College Avenue $6,000,000 $9,000
Complete 312-314 Spencer Rd. Two Duplexes $513,000 $769
Complete 1001 N Aurora St Two 2-Family Dwellings $465,000 $698
Complete Small Projects (One building on one lot)
Complete Four Duplexes (607 S Aurora St) $1,500,000 $2,250.00
Complete Amici House (671 Spencer Road) $4,732,000 $7,099
Complete 215-212 Spencer St.$2,000,000 $3,000
Complete 11 Units- 107 S Albnay St $946,000 $1,420
Complete Student Apartments - 232-36 Dryden Rd $12,037,000 $18,056
Under Construction City Centre $32,005,000 $48,000.00 10,000
Under Construction Harold Square $27,000,000 $20,166 52,200
Under Construction Student Apartmetns (118 College Ave) $1,415,250 $2,123
Under Construction College Townhouse Project $10,000,000 $15,000
Under Construction Student Apts - 9 units (210 Linden Ave)$1,972,000 $2,958
Under Construction Efficiency Apartments- 238 Linden Ave $2,000,000 $3,000
Under Construction Apartments/Condos (323 Taughannock) $2,500,000 $3,750
Under Construction Dewitt House (Old Library) $1,700,000 $25,500
Under Construction Bridges Residence (105 Dearborn) $1,500,000 $2,250
Subtotal $244,644,750 $239,182 96,311
Lakeview Supportive Apartments $13,000,000 $19,500
Finger Lakes Reuse Supportive Apartments $6,000,000 $9,000 26,000
Student Apartments (126 College Ave) $2,880,000 $4,320
Subtotal $21,880,000 $32,820 26,000
Approved -Expected
2019 Start
Status Project Name Est. Construction
Cost
Fees
Collected
SQ. FT
Commercial
$245,601,750 $240,617 96,311
Total: Complete, Under Construction and
Antcipated 2019 Construction
Est. Construction
Cost
Fees
Collected
SQ. FT
Commercial
Approved Projects -
Unknown Construction
Date
327 W Seneca St Apts $957,000 $1,435 0
Major Development Projects 2008-2018
Commercial Projects (Office, Retail, Hotel & Medical ) 2008- January 2019
Complete Maines Source $1,500,000 $2,250 25,300
Complete Airplane Factory Renovations $274,050 $435 0
Complete Maguire Vehicle Sales Lot $43,600 $100 0
Complete Honda of Ithaca $350,000 $550 5,636
Complete Tim Hortons $500,000 $750 2,500
Complete Enterprise Rent-A-Car $350,000 $450 0
Complete Maguire Automotive $150,000 $225 595
Complete 111 Tioga St. (façade)$80,000 $200 1,100
Complete Ports of NY Expansion $2,000 $50 255
Complete Ports of NY Green House $6,000 $50 500
Complete Delta Chi Improvements $227,000 $341 0
Complete 359 Elmira Road – Fairfield Inn $6,500,000 $9,750 59,500
Complete Wal-Mart Outparcel $784,800 $1,122 28,663
Complete Pressbay Alley Marketplace $150,000 $50 0
Complete Planned Parenthood $4,100,000 $6,150 6,500
Complete Crossfit Pallas Gym & Black Irish Boxing $700,000 $1,050 10,384
Complete Colitvare $5,400,000 $0 0
Complete Purity Ice Cream Mixed-Use $3,664,000 $5,746 2,866
Complete Dibellas $600,000 $900 3,400
Complete Maguire Fiat $425,000 $638 8,910
Complete Holiday Inn Express $3,000,000 $4,500 11,555
Complete Downtown Marriot $15,000,000 $25,000 100,649
Complete Texas Roadhouse $1,350,000 $2,025 7,163
Complete Island Health & Fitness Parking Lot Renovation $50,000 $150 0
Complete Rick's Rental World Expansion $100,000 $200 2,430
Complete The Cherry Artspace $202,500 $304 1,200
Complete Elmira Savings Bank Project $1,000,000 $1,500 4,000
Complete Hotel Ithaca Renovation $11,000,000 $16,500 13,845
Complete 209-215 Dryden Road (Johnson School)$12,000,000 $18,000 60,000
Complete Tompkins Financial Headquarters $26,500,000 $39,750 110,000
Complete Former Kmart /Petsmart Addition $500,000 $350 7,300
Under Construction Greenstar $3,700,000 $5,550 28,000
Under Construction Downtown Canopy Hotel $11,500,000 $12,250 100,000
Subtotal $111,708,950 $156,885 602,251
3,200 SF Retail Expansion $134,000 $201 3,200
Maguire Nissan Expansion $1,500,000 $5,250 5,610
$1,634,000 $5,451 8,810
$113,342,950 $162,336 611,061
Status Project Name Est. Construction
Cost
Fees
Collected
SQ. FT
Commercial
Approved -
Construction Expected
in 2019
Total: Complete, Under Construction and
Antcipated 2019 Construction
Est. Construction
Cost
Fees
Collected
SQ. FT
Commercial
Major Development Projects 2008-2018
Institutional Projects (Cornell & IC) 2008- January 2019
Complete Big Red Marching Band $1,800,000 $2,700 5,200
Complete Cornell Law School Addition $13,084,000 $19,626 16,500
Complete University Ave Reconstruction $1,400,000 $2,100 0
Complete Cornell Rowing Center $4,930,000 $7,395 9,600
Complete IC Boathouse $1,600,000 $2,400 6,000
Complete Kite Hill Electrical Substation Upgrade $983,000 $1,475 0
Complete Cornell Univ. Means Restriction $4,899,000 $7,348 0
Complete Cornell Univ. CIS Building $31,000,000 $46,725 103,000
Complete Kimball Hall Renovations $9,000,000 $50 0
Complete Statler Hall East Avenue Entry $2,400,000 $3,600 1,500
Complete Cascadilla Trail Rehab $300,000 $450 0
Complete Klarman Hall (Goldwin Smith Hall)$28,000,000 $42,000 67,511
Complete Upson Hall Renovation $40,000,000 $60,000 0
Complete Garden Ave/Tower Rd. Intersection $530,000 $50 0
Complete Cornell- Hughes Hall $10,000,000 $15,300.00 0
Complete Cornell Ag. Quad Renovations $3,000,000 $4,500.00 0
Complete Gannett Health Center $25,500,000 $38,250 73,600
Complete Noyes Welcome Center Improvements $3,900,000 $50 0
Constructin Pending Statler Hall East Avenue Entry $2,899,000 $50 0
Construction Pending Rhodes Hall Improvement 75000 50 0
Under Construction Rand Hall Fine Arts Library $14,000,000 $50 0
Subtotal $199,300,000 $254,169 282,911
Status Project Name Est. Construction
Cost
Fees
Collected SF