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Home My WebLink About04-11-19 - Planning and Dev Board Project Review Committee Agenda Ph one: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 March 4, 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: canopy Hotel project – Conditions for final SPA – Signage and minor Site Plan changes/updates Dear Lisa, Thank you for reviewing this conditional SPR submission detailing signage and other changes/updates to the Site Plan. On behalf of the developer and design team, we are attaching the following 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: •Page #1 – Cover Page •Page #2 – Signage Plan •Page #3 – Sign A – East Elevation •Page #4 – Sign A Details •Page #5 – Sign A Details •Page #6 – Sign B Details •Page #7 – Sign C Details •Page #8 – Fire Place Wall Vent •Page #9 – Ground Level Exterior Furniture •Page #10 – 2nd Floor Terrace Furniture Sincerely, Gaelin Walsh 03.26.2019Page 1115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :COVER PAGECONDITIONS FOR SITE PLAN APPROVAL 03.26.2019Page 2115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGNAGE PLANABC 03.26.2019Page 3115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGN A - EAST ELEVATIONEast ElevationScale: 1/16" = 1' 0"Frontage: 111' 3"A 03.26.2019Page 4115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGN A DETAILS4REMCO$RIVE4ERRYVILLE#4s0HONEOrange PMS 165cCOLORSGray indicates .125" aluminum support backerVolt: 120 - Power is based off 120 volt.If signs use anything other than 120 volt, then a difference in price will apply or a step down transformer will need to be used.Scale: 1/2"=1"Welded .125" aluminum gusset.125" aluminum angle bracket painted to match canopyS.S. hardware as requiredby technical surveyInternally illuminated with White LEDs.063" alum. CAD cut backsCanopy (typical)3" deep letter descenderWeep holes2" x 2" remotewireway positionedand painted to blendinto canopy structure.Remote power supplies.J-box with primary electricalby others.SIDE VIEW.177" thick white acrylic faces with dual color PSV (Orange Day/ White Night)1" Jewelite trim, painted Orange PMS 165c.040" alum. returns, 3" deep, painted Orange PMS 165cElectrical disconnect switchinside building (by others)Electrical disconnect switchnext to letterset (by others)WALL BUSTER OR EQUIVALENT.PLTC CABLE, SEAL PASS-THRU w/ SILICONE 03.26.2019Page 5115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGN A DETAILS4REMCO$RIVE4ERRYVILLE#4s0HONE3" deep channel lettersOrange Day / White night facesOrange returns 03.26.2019Page 6115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGN BDETAILSSIGN B DETAILS34' 6"B4REMCO$RIVE4ERRYVILLE#4s0HONEScale: 3" = 1' 0"6"1' 6"2' 0"4REMCO$RIVE4ERRYVILLE#4s0HONEWALL3" X 3/16" (10-24)ALUMINUM STUDSILICONE FILLEDCAVITYDRILL & TAP 1/8"1/4" PLATEALUMINUM1/4" PLATEALUMINUMFlush w/ Studs0.25"0.25"4REMCO$RIVE4ERRYVILLE#4s0HONE1/4" aluminum backer with wood grain laminate nish (to match IPE Brazillian Walnut)1/4" aluminum letters, returns painted matte black and digitally printed vinyl on facesStud mount ush to fasciaMATERIALS / COLORS 03.26.2019Page 7115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGN C DETAILS4' 1.75"3"3"Scale: 3/4" = 1' 0"3"2"3"4' 6.25"3.75"2' 8"10"3"8' 2"4.25" deep fabricated alum. backer panelwith wood grain laminate nish (to match IPE Brazillian Walnut) and1/4" plate letters painted matte black with vinyl applied 1st surfacePrecast capstone tted by others7"12"2' 7"5' 4"2' 2"4REMCO$RIVE4ERRYVILLE#4s0HONEExternal up-lightingby othersScale: 3/4" = 1' 0"1/4" or 1/2" PLATEALUMINUMWALL3" X 3/16" (10-24)ALUMINUM STUDSILICONE FILLEDCAVITYFlush w/ Studs1/4" or 1/2" DRILL & TAP 1/8"(NTS)Paint to match Pure WhiteLogo & Street Number: .5" painted aluminum Customer will brick the 5' 4" wide area forCanopy, leaving the 2' 2" area for EZRAopen as CMU.Backer panel should be 4.25" deep to beproud of the brick by 1/2" to 3/4", since standard brick is 3.625" deep.LSG will run a bead of caulk between thebrick and the backer.City Name: Neighborhood: Fonts: Town 21 Outline Medium Town 21 Outline Black Clarendon BT Black .25" painted aluminumMATERIALS / COLORSEZRA:4.25" deep fabricated alum. backerwith wood grain laminate nish (to match IPE Brazillian Walnut)1/4" aluminum letters, returnspainted matte black and digitally printedvinyl on facesNOTES 03.26.2019Page 8115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :FIRE PLACE WALL VENT3.2.3.6.WALLVENTINSTALLATIONDura-Vent DirectVent Pro Horizontal Aluminum High-Wind Vent Rain Cap (square cap)Model # 58DVA-HCFinish: Aluminum Size: 16” x 16” with 6 7/8” projection from wallInstall min. 12” clearance to window 03.26.2019Page 9115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :GROUND LEVELEXTERIOR FURNITUREINDUSTRY WESTMARAIS A SIDE CHAIRHEERENHUIS - APOLLO TABLE (square top, 24”W x 30”L X 30”H)Carrara marble top; Metal BaseGUNMETAL 03.26.2019Page 10115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :2ND FLOOR TERRACE FURNITURE(45)SS (TOTAL)(3)PT(2)AQ(3)SH(3)AU(23)PD (TOTAL)(5)SH(50)TV (TOTAL)(32)SS (TOTAL)(2)AU(2)SH(4)SSc(7)SSc(1)AU(5)SH(4)AU(2)AU(3)PT(3)SH(2)AQ(2)AU(110)TV (TOTAL)(70)SS (TOTAL)(2)PT(5)SH(2)PT(4)AQ(45)PD (TOTAL)(3)AU(5)SH(1)AU(20)PD (TOTAL)(60)TV (TOTAL)(2)AQ(2)PT(6)SSc(1)AL(1)AL(1)AL2nd FLOOR TERRACE PLAN, FURNITURE LAYOUT TBD Ph one: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 March 4, 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 – Storefront & Site changes Dear Lisa, Thank you for reviewing this conditional SPR submission detailing the commercial tenant storefront designs and other changes/updates to the Site Plan. Items missing from this package include outdoor seating and signage for Collegetown Bagels, which will be part of a separate submission. On behalf of the developer and design team, we are attaching the following 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: •Page #1 - Locator Map – illustrates location of proposed updates •Page #2 - Awning Details •Page #3 - Ithaca Ale House Site Plan •Page #4 - Ithaca Ale House Storefront Details •Page #5 - Ithaca Ale House Outdoor Furniture •Page #6 - Ithaca Ale House Exterior Ceiling Fan Details •Page #7 - Ithaca Ale House Fire Pit Details •Page #8 - Ithaca Ale House String Lights & Heat Lamps •Page #9 -10 - Chase Storefront Details •Page #11 - Chase outdoor Furniture •Page #12 - CTB Storefront Details •Page #13 - Updated Plant Schedule •Page #14 - Current Planting Plan •Page #15 - Pedestrian Gate Detail •Page #16 - Revised Sign Mounting Detail (for Chase and Ithaca Ale House) Sincerely, Gaelin Walsh 03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by :COVER PAGECITY CENTRE CONDITIONS FOR SITE PLAN APPROVAL 03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #1LOCATOR MAP 03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #2AWNING DETAILS 03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by :ITHACA ALE HOUSESITE PLAN PAGE #3 ALE HOUSE WINDOW REMOVED BASED ON FINAL PARTITION LOCATIONELEVATION03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by :ITHACA ALE HOUSE STORFRONT DETAILS PAGE #4 SYNTHETIC TEAK DINING CHAIR 8216BRFULLY WELDED BRUSHED ALUMINUM FRAMESYNTHETIC TEAK SLAT SEAT & BACKNYLON FLOOR GLIDES*STACKABLEBRUSHED BROWN FINISH (SHOWN)22.5”D X 18”W X 34.5”HSYNTHETIC TEAK TABLE TOPSFULLY WELDED BRUSHED ALUMINUM FRAMESYNTHETIC TEAK SLAT TOPBLACK FINISH (SHOWN)CA SERIES OUTDOOR BASESALL WEATHER ALUMINUM BLACK POWDER COAT FINISHLARGE BASE FEATUERS 1.5” UMBRELLA HOLEQUANTITY: (52)36X36 QUANTITY: (8) *INCLUDES UMBRELLA HOLE24X30 QUANTITY: (8)24” ROUND HIGH-TIOP QUANTITY: (3)24X30 QUANTITY: (8)36X36 QUANTITY: (8) *INCLUDES UMBRELLA HOLE24” ROUND QUANTITY: (3) @42” HIGHMONTEREY LOUNGE CHAIR 8301ALL WEATHER WICKER W. RUST FREE ALUMINUM FRAMENYLON FLOOR GLIDESWEATHER RESISTANT WHITE CUSHIONS (AS SHOWN)CUSTOM-ORDER FABRIC CUSHIONS AVAILABLEESPRESSO WICKER FINISH (AS SHOWN)31.5”D X 35”W X 26”HMONTEREY LOUNGE SOFA 8304ALL WEATHER WICKER W. RUST FREE ALUMINUM FRAMENYLON FLOOR GLIDESWEATHER RESISTANT WHITE CUSHIONS (AS SHOWN)CUSTOM-ORDER FABRIC CUSHIONS AVAILABLEESPRESSO WICKER FINISH (AS SHOWN)31.5”D X 71”W X 26”HQUANTITY: (1)QUANTITY: (4)OPTIONAL SUNBRELLA OUTDOOR UPHOLSTERYTBD03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #5ITHACA ALE HOUSE OUTDOOR FURNITURE Ceiling Fan Mounting DetailsCeiling Fan Precedent Ceiling Fan from Big Ass Fan Company13'-8"2'-912"612"1'-8"12'CONCRETEFLOOR ABOVESOFFIT4' LONG EXTENSION TUBE8'03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #6ITHACA ALE HOUSE CEILING FAN 5'8" typ.1'2'± 8"5'2'-4"FORMED CONCRETEGLASS SHIELDPEDESTAL PAVING SYSTEMGARAGE ROOF DECKFORMED CONCRETEGLASS SHIELDFIRE GLASS OR STONEFLEX LINE FORNATURAL GASWARMING TRENDSKEY VALVE-MATCH-LIT IGNITIONFire Pit ModelFire Pit PrecedentPlanSection03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #7ITHACA ALE HOUSE FIRE PIT DETAILS String Light PrecedentIR Energy evenGLO Model GA201M2IR Energy evenGLO Model GA201M2americanlighting.com Commercial Grade String Lights Model LS-M-BKNotes:- (2) lamps for front patio- (2) lamps for rear patio- propane fuel - portable03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #8ITHACA ALE HOUSE LIGHTS & HEAT LAMP STOREFRONT LOCATOR PLAN ELEVATION #2ELEVATION #1321E. STATE STREETELEVATION #3CTBITHACA ALE HOUSESEE FOLLOWING PAGE FOR DETAILSSEE FOLLOWING PAGE FOR DETAILS03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #9CHASE STOREFRONT DETAILS CTBITHACA ALE HOUSEWINDOW HAS CHANGED TO A DOOR FOR EGRESSE. STATE STREETLOCATIONS OF 3M WINDOW TREATMENTCHASE WINDOW REMOVED BASED ON FINAL PARTITION LOCATIONELEVATIONWINDOW TREATMENT PRECEDENT IMAGE03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #10CHASE STOREFRONT DETAILS 24 HOURVESTIBULE59'-10 1/2"5C5C5CTELLERSAT 1MICR36x5642ATM140"DABCOVEREDPATIOAHDCAFE / DISPLAY44"H.34"H.DAYSAFE18 x 12 field modulesLIVINGROOMLARGE FEATURE DISPLAYATM2MED. E-MERCH34" HMED. SCREENPO3CMS4CONF5CATF.D.BOOTH138"x72"WPD-2BOOTH2ATM3MOTORIZEDSCRIMMOTORIZEDSCRIMMST2ASTBRG1CASHCHEST2ALTOS30" H.34" HCASHRM.PRINTFILEWOMEN'SDATA /ELECMFD'SADJ. SHF.JAN.ADJ. SHF.ATM ROOMMOSAIC TILEACCENT COLUMN(TYP. OF 4)FEATURE BRIMw/ BLUE LEDMOSAIC ACCENTFLOOR TILEWOOD 'FIN'TYPE CEILINGFINISHACCENTWALLPAINTOVERHEADDOOR34" H41" HOMLREGION DIRECTORDATEDATEFurniture Layout (circled in red)EMU Round Chair & Lounge Table (color: Antique Iron)AVIVA Barstool & Table (color: Ink Blue)03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by :CHASE OUTDOOR FURNITURE PAGE #11 E. STATE STREETCHASE12ELEVATION #1PLANELEVATION #1 SHOWING AWNINGSELEVATION #2 STOREFRONT RENDERING03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #12CTB STOREFRONT DETAILS PLANT SCHEDULE SUBMITTED 4/24/2018NOTES:Plant quantities have changed based more appropriate plant spacing.- Tree quantity has not changed- Shrub quantity has decreased by (20)- Perennial quantity has decreased by (314)-Groundcover quantity has decreased by (6)- Vine quantity has not changed- Bulb quantity has decreased by (1,065)PLANT SCHEDULE - CURRENT03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #13UPDATED PLANT SCHEDULE E. STATE STREETGREEN STREETS. AU R O R A S T R E E T 03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #14CURRENT PLANTING PLANDNDNUP8'-3"1'-11"9'-0"2'-7"422421TW 420.00417415414413BW ±417.50TW 412.00BW ±409.50416423SHEET #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 DETAILSDRAWING LIST8TH FLOOR TERRACE1"=10'-0" Notes:- custom metal gate- enter only with unlocking mechanism fenceGATE LOCATIONSGREEN STREET03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by :DNDNDNDNUPUP422422422421421421TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00417417417415415415415414414414413413413BW ±417.50BW ±417.50BW ±417.50BW ±417.50TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00BW ±409.50BW ±409.50BW ±409.50BW ±409.50BW ±409.50416416416416423423423PEDESTRIAN GATE DETAIL PAGE #15 CHASE & ITHACA ALE HOUSE SIGN MOUNTING DETAIL FROM 2/26 PLANNING BOARD SUBMISSIONUPDATED CHASE & ITHACA ALE HOUSE SIGN MOUNTING DETAIL SHOWING GUTTER03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #16REVISED SIGN MOUNTING DETAIL STREAM Collaborative architecture + landscape architecture dpc 108 W. State Street Ithaca, NY 14850 Lisa Nicholas, AICP, Deputy Director of Planning Planning Division 108 E Green Street Ithaca, NY 14850 February 8, 2019 Dear Lisa: The Greenstar project at 770 Cascadilla Street was bid in November, with disappointing results (over budget). Therefore, several value-engineering measures have been proposed, some of which will affect the exterior appearance of the building. The project is currently out to bid for a second time, with bids due February 21, 2019. Below are some key changes that you should be aware of. Site: Deleted Farm Stand at intersection of Route 13 and Cascadilla St. Deleted Forklift Shed (one will be built/purchased by Greenstar directly at a later date). Moved pylon sign to where Farm Stand used to be, and according to NYSEG easement requirements. Pylon sign appearance and features TBD by Greenstar. They will also apply for relevant signage permits. Reconfigured dumpster area and planting bed to provide better screening of the service area and to meet NYSEG's clearance requirements for the dumpsters. Reduced number of EV chargers. Made changes to tree species and locations in response to NYSEG's concerns about their overhead wires. Building exterior: Please note that for our drawing purposes (and items below), “north” is the back of the building (actual NE). The proposed stair addition at the NE corner was deleted. The mezzanine it served has been reduced and relocated, so the stair is no longer needed. The shed roof over the picnic patio on the east side (facing Route 13) was deleted. Greenstar will provide picnic tables with umbrellas. The number of windows was reduced. The natural stone bases originally proposed at all timber posts are now limited to the main entrance area. Other posts will be installed on cylindrical concrete bases (sonotube). The gauge of the proposed metal siding was reduced due to cost. There’s currently an “Alternate” to have the thermal insulation installed on the inside of the existing CMU walls and omit the metal siding. The existing CMU would be painted, to cover the already damaged and peeling graffiti artwork. We hope the assumed savings of the Alternate will not be significant enough, and that Greenstar and Organic Nature will decide to keep the metal siding as designed. Sincerely, Noah Demarest AIA, RA, RLA, LEED AP Principal noah@streamcolab.com 607.216.8802 mw 4/2/19 APPEAL # 3124 505 S. ALBANY STREET Appeal of property owner Anke Hoffstaetter for area variance from Section 325-8, Column 4, Off- Street Parking requirements of the Zoning Ordinance. The applicant proposes to provide a massage practice in her single-family home and has applied for a special permit with the Planning and Development Board for a home occupation under Section 325-9 of the Zoning Ordinance. The home occupation requires the provision of one off-street parking space. There is an existing deficiency of two off-street spaces for the four-bedroom residence. The applicant will utilize one bedroom on the first floor for the home occupation, reducing the residential off-street parking requirement to 1 space. There will be no increase in the number of off-street spaces required. Due to site constraints, there has never been onsite parking and there is no area available to provide off-street spaces on the property. The applicant proposes to offer services between 9 am and 5 pm on weekdays with some weekend hours. She plans to have no more than four clients per day and no more than 12-15 clients per week, with appointments scheduled to avoid overlap and not require more than one on-street space for the home occupation. Clients will be instructed to park on South Albany Street and South Titus Avenue. On-street parking is available in these locations without hourly limitations. The property also has existing deficiencies for frontage, lot area, lot coverage, and front, side, and rear yard setbacks. These deficiencies will not be exacerbated by the proposal. The property is located in an R-2b residential use district in which the proposed use is permitted by special permit issued by the Planning and Development Board. However, Section 325-38 requires that an area variance for off-street parking be granted before a building permit is issued. CITY OF ITHACA Board of Zoning Appeals Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3124Address505 S. Albany StreetUse DistrictR-2bDate04/02/19ApplicantAnke HoffstaetterOwnerAnke HoffstaetterApplication Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column 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 Family Dwelling0 0 1,786 30 2 +/- 27.5' 40.5% 5.3 3.4 2.2 13' or 22% 2District Regulations for ExistingTwo Family Zone2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK OKDef.OKDef. Def.OK OKDef. Def. Def. Def. Def.OkProposed Condition and/or UseOne Family DwellingHome occupation0 0 1770 30 2 +/- 27.5' 40.5% 5.3 3.4 2.2 13' or 22% 2District Regulation for ProposedTwo Family ZoneSpecial Permit Required2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOKDef. Def.OKDef. Def.OK OKDef. Def. Def. Def. Def.OkNotes:City records show a four-bedroom home, requiring 2 off-street parking spaces. The applicant will utilize a bedroom on the first floor for the home occupation, reducing the residential parking requirement from 2 spaces to 1 space. The home occupation requires 1 space. There will be no increase in off-street parking requirements. _______________________________________________________________________________________ ****************************Office use only******************************* 1. Ordinance Section(s) for the Appeal:Page 2 Zoning Ordinance Section being Appealed Sign Ordinance Section being Appealed §325- 8 Column 4 ________________ ____•§272- ___________________________________ §325- _________________________________•§272- ___________________________________ §325- _________________________________•§272- ___________________________________ §325- _________________________________•§272- ___________________________________ §325- _________________________________•§272- ___________________________________ §325- _________________________________•§272- ___________________________________ 2. Application of SEQR determination: __ Type 1 _X_ Type 2 ___Unlisted 3. Environmental Assessment form used: _____ Short Environmental Assessment Form _____ Long Environmental Form _____ Lead Agency _____ Determination of Significance _____ Completed by the Planning Division at preliminary hearing for SPR _ X__ Not applicable 4. A previous appeal has, has not, been made for this proposal: Appeal No. _________, dated _____________ Appeal No. _________, dated _____________ Appeal No. _________, dated _____________ Appeal No. _________, dated _____________ 5. Notes or Special Conditions: LEGENDTax Parcels w Related Historic PropCity Owned PropertyHistoric DistrictAll Historic PropertiesParking 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 Roll3,290Data 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.3/5/20191:Feet548.38Printed: Receipt#59308 BZA Variance # 3124 for 505 S. Albany Street 2/20/2019 1 $100.00 $100.00Area Variance (1-2 Fam.) Code Qty Description Permit # Price Extended Price A8020-2110 $100.00Total Price Balance Due 2/20/2019 $100.001101 Date $100.00Total Payment Check #Payment 13/4/2019