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Home My WebLink About09-24-19 Planning and Development Board Meeting Agenda CITY OF TI ACA " a 108 E. Green St.—Third Floor Ithaca,NY 1485 -569 .Z DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish,Director Planning&Development—607-274-6550 Community Development/IURA—607-274-6565 00C E-Mail: dgrunder@cityofithaca.org PLANNING & DEVELOPMENT BOARD AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on SEPTEMBER 24T", 2019 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. Start Times:Start times are approximate only—APPUCANTs are responsible for being available at whatever time(s)their agenda item(s)is actually discussed. AGENDA ITEM Approx. Start Time 1 Agenda Review 6:00 2 Special Order of Business—Green Building Code—Presentation & Discussion, Nick Goldsmith 6:05 3 Privilege of the Floor(3-minute maximum per person—if you will be speaking about a project with a6:25 scheduled PUBLIC HEARING below b,you are highly encouraged to speak at that time) Approval ofMinutes:July 23, 20196:40 5 Site Plan Review Project: Harold Square Mixed Use6:50 Location: 123-127, 133, 135 & 137-139 E State Street (The Commons) Applicant: David Lubin Actions: 71 Approval of Conditions Project Description:The applicant received approval for project changes on February 26, 2019. The applicant has submitted materials to satisfy conditions of the approval. Project materials are available for download from the City website and are updated regularly: https:/lwww.cityofithaca.orglDocumentCenter IndexL666 Project: Student Housing 7:05 Location: 815 S. Aurora Street Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox& Charlie O'Connor Actions: C3 Project Updates/response to Comments 13 Consideration of Final Site Plan Approval Project Description: The project applicant proposes a new 66-unit student housing complex (approximately 17,900 SF footprint) comprised of three buildings constructed on hillside on the east side of Route 96B, overlooking the proposed Chain Works District. The proposed buildings will contain (2) one-bedroom units, (41) two-bedroom units, and (23) three-bedroom units. Amenities will include a gym and media room, with access to an outdoor amenity space on the first floor of building B, and a roof terrace and lounge on the fourth floor of building B. The project shares the 2.85-acre site with an existing cell tower facility, garages, an office, and a one- bedroom apartment. Site improvements will include walkways and curb cuts to be tied into a public sidewalk proposed by the Town of Ithaca. Fire truck access is proposed at existing site entry at the south end of the property, with a new fire lane to be constructed in front of the buildings A & B at the northern end of the site. The project will include 67 parking spaces, as required by zoning. The property located in the R-3b zoning district. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(13)(1)(k), (n), (13)(2), and the State Environmental Quality Review Act ("SEQRA") §617.4(b)(11) for which the Planning Board as Lead Agency made a Negative Determination of Environmental Significance on July 23, 2019. Project materials are available for download from the City website and are updated regularly: htt s: www.cit ofifihaca.or DocurnentCenter Index 82 C Project: Student Apartments 7:25 Location: 238 Dryden Road Applicant: Todd Fox for VisunoDevelopment Actions: C3 Public Hearing Meterminationof Environmental Significance 0Recommendation toBZA Project Description: The applicant is proposing to construct a four-story building with eight apartments and associated site improvements. The .884-acre project site contains two recently-completed apartment buildings. Site development requires the removal of existing landscaped areas and the removal, relocation, or upgrading of water and sewer lines within Summit Avenue. Site improvements will include retaining vvo||s, landscaping, walkways, and exterior bike racks. Parking for bikes will be provided inside the buildings. The project site isin the CR-4CoUegetownArea Form District (CAFD) and requires Design Review. Asno parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. The project requires area variances. This has been determined to be an Unlisted Action under the City ofIthaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review. Project materials are available for download from the C|tyvvebsi1e and are updated regularly: D Project: Immaculate Conception Redevelopment Project (Mixed Use Housing) 7:40 Location: 320VV Buffalo Street Applicant: Ithaca Neighborhood Housing Services Actions: [] Determination of Environmental Significance Project Description: The project involves the renovation/conversion of the existing two-story former school building into o mixed-use building, a new four-story apartment building, (2) three un|ttovvnhurne buildings, (l) four-unit tovvnhonne building, the renovation/conversion of a single-family home into a two-family home, and the renovation of the "Catholic Charities" Building. The overall project will contain 79 dwelling units with 130 bedrooms. Total increase in square footage on the site will be 49,389 SF, from 62,35810 111,747. 9,2745Fuf new and existing space in the former school will be commercial use. Site development will require demolition of one wing of the existing school building and one single-family home. The project also includes greenspace areas, 48surface parking spaces and other site amenities. The property is located in the R-2b zoning district; however, the applicant has applied to [onnnnon Council for a Planned Unit Deve|opment (PUD). This has been determined to be a Type l Action under the City of Ithaca Environmental Quality Review Ordinance §175- 4(13)(1)(h), /n\, /13\/6\, and the State Environmental Quality Review Act ("5EDRA") §617.4(b)(11\. Project materials are available for download from the City vuebdteand are updated regularly: E Project: Carpenter Circle Project 8:00 Location: Carpenter Park Road Applicant: Andrew Bmdevves for Park Grove Realty LLC Actions: 71 Project Presentation-Overview 0 Public Hearing Project Description: The project seeks to develop the existing 8.7-ecrevacant parcel located adjacent to Route 13 and off of Third Street. The proposal includes a 64,000 SF medical office; two mixed-use buildings, which will include ground-level retail/restaurant/commercial uses of 23,810 SF, interior parking, 166 market-rate apartment units, and 4,652 SF of amenity space; and a residential building offering +/-42 residential units for residents earning 50-50Y6AK4|. Site amenities will include public spaces for residents and visitors, bike parking, Pg.2 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. "An Equal Opportunity Employer with^commitment m workforce mvers/ooauoo." transit access for TCAT, open green space, a playground, and access tothe Ithaca Community Gardens. The project includes 349 surface parking spaces and an internal road network with sidewalks and street trees. The project sponsor is seeking a Break in Access from NY3 DOT to install an access road off of Route 13. The property is located in the Market District; however, the applicant has applied to Common Council for a Planned Unit Development (PUD). The project will require subdivision to separate each program element. This has been determined to be a Type 1 Action under the City ofIthaca Environmental Quality Review Ordinance §176- 4(8)(1)(d), (i), (k), and (13)(5) and (D)(a) and the State Environmental Quality Review Act ("3EQRA") §6l7.4(b)(11). Project materials are available for download from the City wvebsite and are updated regularly: IF Project: City Harbor 8:20 Location: 1O1 Pier Road Applicant: Jessica Edger-Hillman Actions: [] Project Presentation & Discussion—Site Plan Q' Parking Project Description:The 11.09-acre project site consists of 8.33 acres of privately-owned land and 2.76 acres of adjacent City-owned parkland and road. The applicant proposes to redevelop the 8]3-acre project site and make improvements to 2.75 acres of adjacent City land, The project site consists of (3) privately-owned tax parcels. The building program will be a total of3l6,2DOSF consisting of(1) 60,000SF medical office building, (2) five-story residential structures with a total of 172,980 GSF and 111 housing units, (1) five-story mixed use building with 77,800 GFA with 45 housing units, 15,743 SF of ground floor commercial (expected to be a restaurant), and (1) 5,500SF Community Building to support golf, boating and other recreational activities associated with the adjacent City-owned Newman Golf Course. Improvements on City property in Phase 1 of the plan include the rebuilding of Pier Road to include sidewalks, street trees, a fire engine turnaround, and additional and reorganized parking. After Phase 1, the applicant proposes to realign the end of Pier Road, extend it to a new clubhouse and add parking. Site improvements on private property to include a 1,570-foot pub|ica||y'access|b|e promenade along [aocadi||a [reek, including construction of a new aeaxva|| and replacement of existing ducks, waterfront parks, a paddle park, internal circulation streets, bus stops, surface parking for 400 cars, and landscaping. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(13)(1)(d\, (h)(2), U>, /k> and (n) and the State Environmental Quality Review Act ("SEQRA") §6l74(b)(G)(ii|) and (v). Project materials are available for download from the City mxebsiteand are updated regularly: G Project: Mixed Use Student Apartments 8:40 Location: 411-4lS College Ave Applicant: VVhitham Planning& Design for Student Agencies Actions: [3 Project Presentation [] Declaration uf Lead Agency Project Description: The applicant proposes to construct a six-story building with a 7,O3QSFfootprint, ground floor retail, and 56 student apartments on floors two through six. The project includes a partially covered outdoor plaza area on land partially owned by Cornell. Project development will require the removal of the existing four-story building known as the Chacona Block, as well as the existing outdoor patio and retaining walls. The parcel isinthe MU-2CV||ege1ownArea Form District ([AFD) and requires Design Review. This has been determined to be a Type I Action under the City ufIthaca Environmental Quality Review Ordinance §176 4(13)(1)(h)(4), (k) and (n) and the State Environmental Quality Review Act ("SE[\RA") g617.4(b)(9). Pg.3 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. "An Equal Opportunity Employer with x commitment m workforce u/vers/ooauoo." Project materials are available for download from the City website and are updated regularly: https:llwww.citvofithaca.org DocumentCenter index 1101 5 Zoning Appeals 9:00 0 #3136—238 Dryden Road—Area Variance 0 #3138—105 Valentine Place,Area Variance 0 #3139—770 Cascadilla St(Greenstar), Sign Variance 0 #3140—111-11S The Knoll,Sign Variance BZA materials available at: 012019-1954 6 Old/New Business 9:10 7 Reports 9:20 A. Planning Board Chair B. BPW Liaison C. Director of Planning& Development 8 Adjournment 9:40 If you have a disability&would like specific accommodations to participate, IMIAM 19 0 [Iffim please contact the City Clerk at 274-6570 by 12:00 p.m.,no later than 2 days(not including weekends and holidays) Pg.4 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. "An Equal Opportunity Employer with a commitment to workforce diversification." APPROVED RESOLUTION City of Ithaca Approval of Project Changes Site Plan Review Harold's Square(Mixed-Use Project) 123-127, 133, 135 & 137-139 E. State St. (The Commons) Planning& Development Board February 26, 2019 WHEREAS: the project applicant is requesting materials and building fagade changes for the proposed Harold's Square Mixed-Use Project. The project was originally approved by the Board on August 27, 2013, and for which the Board subsequently granted a two-year extension of Site Plan Approval until August 27, 2017. The Board later approved building fagade and materials changes on August 23, 2016, and on May 23, 2017, and WHEREAS. in accordance with §276-6 D., "Changes to approved site plan," the Director of Planning and Development has reviewed the changes and determined the changes are significant enough to require re-opening the review,but not significant enough to require a new Site Plan Review Application, and WHEREAS. The applicant is now requesting the following changes: replacement of precast concrete elements on the first floor north and west facades with Terra Cotta, as previously approved for the 2 nd to 5' floors; replacement of precast concrete copings on the 5" story roof at the north and west facades with aluminum composite panel copings; the addition of residential balconies to the NW, SE and SW comers of the building; elimination of two windows per floor on the south fagade of the building to comply with the percent openings allowed by the 2015 International Building Code as adopted by New York State; redistribution of the windows on the five-story portion of the west fagade, retaining the same number of windows; removal of 30 micro-units from the 2 nd to 5 th floors to accommodate 10,000 SF of commercial space; increasing the Terra Cotta cladding on the east elevation of the 2nd to 5 th floors to cover the entire fagade facing the courtyard (replacing insulated metal panel on this portion of the fagade); and introducing Terra Cotta cladding on the 1st floor of the Sage Building west elevation facing the courtyard, and other fagade changes, and other fagade changes, and WHEREAS. the Board has on February 26, 2019, reviewed and accepted as adequate: revised plans entitled "Proposed Building Materials, North Elevation," "Proposed North Elevation," "Comparative Partial North Elevation," and"Comparative North Elevation Perspectives," dated February 15, 2019, and all prepared by CJS Architects, and WHEREAS: the Board has, on February 26, 2019, determined that the proposed changes are consistent with the Negative Declaration of Environmental Significance filed on June 25, 2013, therefore, no further Environmental Review is required, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board approves the changes proposed by the applicant, subject to the following conditions: Unmet Agreed Upon Mitigations as Per FEAF, Part 3,Adopted on June 25, 2013 1. Noise-producing construction activities shall be limited to Monday through Friday between 7:30 a.m. and 7:30 p.m., and ii. Rehabilitation of the Sage Block will include the following: a. Maintaining the existing terra cotta cornice at the north and northwest comer of the building, and b. Cleaning, repointing, and repairing the existing exterior masonry walls, and C. Repair and/or replacement of the existing roof, and d. New fenestration at existing masonry openings on the north and west sides of the building. When practical, existing windows will be repaired,but if they are deteriorated to the point of requiring replacement,they will be replaced to match design, color, texture, and perhaps material construction, and e. Replacement window design will reflect a characteristic William H. Miller divided-light pattern at the upper window areas, similar to what currently exists on the Sage Block building, and f. The incorporation of the west fenestration into the new project atrium space, and g. The existing interior character will be restored and maintained wherever possible,with additional modifications developed per the needs and requirements of potential tenants, and Ili. Plans for the exterior renovation of the Sage Block will require review and approval by the Ithaca Landmarks Preservation Commission (ILPQ, using the same standards it uses to evaluate proposed work on locally-designated buildings. Of particular interest are(1)the preservation of the entire cornice; (2) evaluation of the existing fenestration by a qualified professional with significant experience in restoring wood windows; (3)proper techniques for cleaning,repointing and repairing the existing exterior masonry; and(4)reconstruction of the northwest comer where brickwork is interlocked with the brickwork of 135 E. State Street, and iv. The carved limestone detailing and green roof tiles of 123-127 E. State Street shall be salvaged and donated to an architectural elements reuse firm or agency—or, if feasible,the salvaged carved limestone detailing could be used in the interior of the Harold's Square project, if the applicant so desires, and Additional Unmet Conditions Identified in Site Plan Review: V. Submission to Planning Board of site details, including,but not limited to, lighting, signage, site furnishings and paving materials, and vi. Submission to the Project Review Committee of the final 4"'floor roof plan(now 5"'floor); this plan shall incorporate a light-colored roofing material and, if feasible, some areas of green roof, and vil. Tower roof shall also be of light-colored roofing material, and viii. Bicycle storage for retail, office and residential tenants shall be provided within the building, and ix. Approval from the Planning Board of the proposed bridge connection to the Green Street Parking Garage, and X. Bridge connection to the Green Street Parking Garage requires approval from the Board of Public Works, and xi. Applicant must obtain an encroachment agreement for any portion of the project, including door swings, that impacts City property, and xii. Any changes to the design of the building that affects the exterior appearance, including rooftop mechanicals,must be reviewed and approved by the Planning Board, and 0j xil Approval in writing from the Fire Department confirming the project complies with all life safety needs, and xiv. Approval in writing from the City Stormwater Management Officer. New Conditions Related to the Approved Changes 1. Submission to Planning Board of a site plan and elevations for the courtyard entry area, and ii. Submission to the Planning Board of a revised fifth floor rooftop plan and relevant elevations, showing partial screening of the rooftop mechanicals to include a potential a green screen, and iii. Applicant will revise the Commons fagade elevation of the building section with the fifth floor terrace to remove horizontal banding- consistent with proposed elevations dated October 24, 2018. Moved by: Jones Seconded by: Johnston In Favor: Blalock, Elliott, Glass, Johnston,Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancy: None HAROLDF---] SQUARE L----J 125 East State Street Ithaca, haroldsq. ord xom TO: Lisa Nicholas, AICP Deputy Director ofPlanning City f Ithaca 108 E. Green Street Ithaca,New York 14850 Har ld's Square-- Stains of Planning Board Approval Conditions Dear Ms. Nicholas, On behalf of Har ld's Holdings, LLB' and the Harold'Harold's Squareteam, we would like t < address several project conditions we are Currently working through, The conditions addressed in this memorandum are the New Conditions Related to the Approved Charges as requested in the February 26, 2019 Planning& Development Board Meeting. Specifically, this memorandum will address thesite plant and elevations of the courtyard entry area, and the revised fifth floor rooftop plan The first condition concerns the fifth floor roof mechani al units of our building. "h conditions surrounding the rooftop mechanical nits have been closely studied and developed with regards to the, Har ld's Square development project, and we believe that keeping the mechanical units as is will accomplish the goals of both the Harold's square project and the Ithaca Planning Board. The following provides the reasoning for our recommendation to leave the mechanical units>as is without screening: The fifth floor r rooftop t p units are not visible from the street; The rooftop units will only be visible to the tenants living in Harold's square, and additional screening will further impair and obstruct their views; The color of the existing mechanical units blend into the surrounding buildings and provide for a cohesive and uniform appearance its line with the surrounding, structures; For clarity, we have attached pictures hereto as Exhibit A of the view of the fifth floor from the street, the view of the fifth fluor roof from the apartments on the upper floors,a picture of unscreened mechanical Notts in Ithaca, and pictures from Tompkins Trust building and the Seneca street Parking garage. t � 1o11 rCs E l: rp €µIts 11, LLC HAROLDa P 1,25 East State Street'` Ithaca,NY 148SO haroldsq.wordpress.com Tile second condition we would like to address is the courtyard entry area. Our desig team has diligently worked to create are entry area that coordinates and compliments the existing structures in Tile Commons, For your review we have attached hereto as Exhibit B a rendering of the courtyard, the previOL[Sly approved fast and Wet building elevations, as well as a site plant of the courtyard. Last, we would;like to address the changes made to the fifth flag roof to include a forever lawn turf material. This green grass-like material will offer a more attractive view and luxurious atmosphere to residents nil the sixth floor, For your review we have attached hereto as Exhibit C renderings of the roof showing the green turfmaterial and specifications for'the product, Please do not hesitate to contact two, or our Vice president of Development, Eric Ekman regarding either this mernoranduni or questions about our approach. We look forward to a discussion on the Haro d's Square approval conditions at the Ithaca Planning Board rd eetin on September , 2019, Thank you, Jain dentin er SAE ExhibitL---] 125'East State Street View of rooftop mechanical units from the street Ithaca, m r trr3tt r, r 4 N ,; d S 4 t r " i u"Ir�� Enterprises 1,1, LLC SAE L-----] Exhibit 125 Fast State Street View of rooftop mechanical units from the street; It } lWl ��r i t r➢z �� ik m i� �{�1�,Quire Enterprises Co 11 LL SPE L----] Exhibit 125 East State Street Vise of rooftopmechanical units from the street Ithaca,NY 1 11 haroldsq.wordpressxorn i � y S '44 �L r a y , sip w # W,Quire pg 125 East State Street 'View of rooftop mechanical units from the street Ithaca, 1 } 1 r r, Y r�l 1 Y e'll t w� s { �t fi IM SUAPE L- , I Exhibit 125 t State Street View of the fifth floor rood'from an upper level apartment Ithaca, t, aY a 1 4 ue j i ! r e.t t P dY a n �e c�I-c �a��i t��"� Enterprises 11 .L HAROLUS SQE L---. Exhibit A 125 East State Street View of the fifth floor roof from a sixth floor apartment Ithaca, haroldsq.wordpress cow s M Mtn � 4 w«a a c a ` „ t' a� Development Co SQUARE Exhibit 125 East State Street Photographs of mechanical units from a sixth fluor apartment. Ithaca, " € haroldsq-wordpress.com to t, �� t t s, Sits} u , h � .r .y P i SE Exhibit 125 East State StreetPhotographs of mechanical units from a sixth floor apartment baroldsq,wordpressxom z, s ti�i rt� p i t s t Enterprises H,, LLC ( s View of unscreened rooftop mechanical un Ithacan 8SO across from r ld' Squire harol s .vw rdd ss,co { 4t, LIMIT l�ss� h�4 3 at.. rT i 5. a k, '., ia, �icCt.u3'k.�a e� muss�` s�,�„•� i Xan gt i S Zs 9 SQUAPE Exhibit 125 East Photographs from Seneca Street Parking Garage th ca,NY14850 (10 of 1 baroldsq,wordpress.com , r She Dew,lolmicnt Co P i e M1 a , a... S 'nJi UtlUi „e"r.I"Rua.0 r; SQUAPE L----j Exhibit 125 East State Street Photographs from Tompkins Trust Building tt ` . haroldsq.wardpress.com w i a 7 4 SQUAPE L- I Exhibit B- 125 East State Street; Courtyard Tendering Ithaca,NY14850 (I of 3) haroldsq.wordpress.com ap �k�is4 C'i21fis Y�F�}5af?4'al��ll{j51�4t 'ai .`�aa;a`ti "�1ta�trrxt a� ylL�}s 1r14`r`',a`iSQ,�`i �� ^�.r lsa tic 1�t fitt`3 �'}rn st a. ii3 }g' WtEW OF ENTRY Ce URTYARO &idn90LU S SOUAAC Ada SQUAPE Exhibit l 12,E East State Street East& West Courtyard Elevation Ithaca,NY14850 of ); harolds ,wor p essxorr PARTIAL.WE Sr EUVA71ON PARTIAL CAST 15LP-VA1"40N6.: T OURTYARD ELEVATIONS _. IfAROMS SQUARE:: U H zfflg\\ o= =a cm moo <O' 60F V �_ ld " o O Q) 1 F h hNR w i ' I°7� Rio 2fr s x F}f 6�.• "�� j � '� li � , � lil �Ililll s' o t d Q d d 21 r" _ wwwo — — i w Lu m � U) 1 d u_i C4 y I 4J IV M WA ro I H I o� d 0 5- `, L ly CD wIT- CD „} i �� :-SL `= C . c CD a- W n r w I> E CD j 11 C'cn - j IC d� C3 LU Qz b V) x I i SQUAPE Exhibit 125 East State Street RooftopPlan& Turf Rendering tca, 4550 cif haroldsq,wordpress.Learn T.x ` t f Y; v. C666�r 3�2Skli\1V k. k \4\ uo k d Quire F- I SURE' Exhibit 125 East State Street Rooftop Plan & TurfRendering Ithaca,1 t t 54 rr �� a 1 f a3 y:w „ 1 1 �ti rM � t;s s$R SSA AVAIAL VIM OF ROOF PROM NOR M9d _ ,N �g�4��SOUR BE.. IV,Quire L vc1o�,ment�� 1' t I"1 1 , HAROLUS SQUAPE Exhibit 125 East State Street Rooftop Plea& Turf Rendering thac , 8 o h roldsq,w or press.co 1 � a } � � S S t � t mot` AT'RIAf.VBCWOF ROOF FROM f4091➢a 3C+.P9OLD S SQUARE c r I i S UE Exhibit C 125 Eric State Street Rooftop Turf Material Specifications C { i( y� ��asic€�VV�tk'egad.9kRrPl",;;Radviaa�+e4t.�YaB,SiF: ¢n.i .u�'Au�zaBAWk iTIN k 8 t&�^"rtiaa r^�ke�c 2� �ax� 11i r r t bt i k ,a „ wn dq�iLplidt'n 9Vi%��Yi�g � j I 1, � 5" Roof ;�s� Srro6� a i txk r } �'4)ti x:t�k't �'.\`4 ry Nx,a"{•;; tl'J N5fikI"f dl+:§P �' c a...' M1VA Y:bt,t'R�1aw.$,Pxn«a.t�tt ly i Y 3 .It 4 �i a Developmcnt Co iI 'I r , � V � I� t, s r x� •€ I i i s S A M' WHEREAS. the applicant is requesting that the Planning Board review the proposed parking lot in the rear yard under the provisions of landscape compli method cowith -20 F ( of the City Code. +The Board has accepted the landscape compliance method in consideration of the following mitigating factors. The applicant is proposing fencing and landscape plantings to screen the parking from the adj acent property WHEREAS: the Board has determined that % internal landscaping is not red ` ed" ' `thin the parking lot flue to the following seasons. 1 t 2 '%Internal pl ntings would require a significantly large `Mall parking area,and There is a substantial amount of landscaped area a the parking lot, d WHEREAS: the Board did, on August 2 , 2019, after rng el" ars of the buldingsinstruc t the applicant to explore ways to reduce the apparent lreaght and rnasittg of the building" particularly. `Building " as it abuts the residential property to tlletporth. WMREAS: the Planning board, has on September 2019 reviewed and aeeepted as the following new, and revised drawings: "l" sho isag the previous proposed; treet le el per p ti es of the ✓est fa ade of Building A,` "" showing,the a sed proposed` le e1 perspec es of west facades of Buildings , " " showing the ru rsp :p , posed street $6cI perspectives of the west facades of Buildings A, B and C, " " showing trd )e "pecties cep revised buildings A & B looking southeast, "Street View of Binding A "Vi of Gorda Prbperty,�ine (6)", "View of Fire Lane 'Retaining gall "Building Exterior Bl bons( 2 1f3 """ ` urldiu l Exterior Elevations(B2.00)"" ,x r, "Building Exterior le atrp� ( 2.(l "" 'Extern °' es "dated -1"T-III and "Enlarge Planting Plan( 302)"" ,"'t d -+ l di 'attri of dr cawing showing the layout interior bile storage al ""Sits fIl (LOO 1}"" ' ite l�a"Mud and l uildi�n ; . B ( 1 t11)"" 'Site Layout and Building (10 "" " "G ' tug Plan-`� uil ' gs * 2 '1)" "Grading Plan—Buildings C 2y' and 'Tlanting,P� ( 01Y"� � o �1 -t and � prepared by lrn ea Collaborative, and "der applicataou .: ate. l' '.il F, : the Planning Bpard,agte.es1hat the ap lad t reduced the apparent height and massing of the building, ppath ularly`Btr ldiiiK as it'a the residential propel to the north by doing the fapo 'ng: l he°pre i'tausly proposed eti ed stone base of the buildings was replaced with brick which was " wrapped '' o, �the.no h f �; d of Building * The prey ousl ltuposed r rpi e was redesigned and located at"the top of the 'story The materials a lor.,afthe exterior finishes on the top story has been''changed hhi er wall profile used on the top story of Building allowing for a slight recess WVEKEA : the Planning hoard has determined that the applicant has satisfied the following conditions imposed above Before Final Site Plan Approval: i. Submission to the Planning Board of colored and eyed building elevations for all facades,and ii, Submission to the Planning board of documentation of the hours of operation of the exterior amenity spaces. The applicant,has submitted a letter dated:8-5-19 stating quiet hours that will be in the lease as well as hours of the rooftop patio, and iii,' Submission to the Planning Board of all site details in, building materials and colors, signage,lighting,exterior furnishings,paving, wall and railing materials'and details,and iv. Applicant to consider additional exterior bike racks. "d"ire applicant has submitted draNvin s showing additional bike n racks in front of Buildings A , and V. Submission to the Board of the layout of covered bide parking. The applicant has submitted a draNving showing the layout,and vi: acceptance of the P by the City Stormwater Management Officer,now therefore he it RESOL : the Planning Board does herby grant final site plan approval subject to the following new d unsatisfied conditions. New Conditions of Final Site Plan Approval: INSERT ANY NEW CONDITIONS Before issuance of a BuildinE Permit i. Confirmation from the City Transpca tion Eri inee tl at all concernshave been addressed, d ii. Docuriaentation of a bindingcommitment for ter sidewalk snow removal,and iiL Documentation tion from Ithaca Fire Department en d DOS" that all transportation and emergency access issues have been satisfied,and Before Certificate of c an iv, Any future changes should be submitted to the Planning Board for review and approval,and V. Bide racks must be installed before a certificate ofoccupancy is granted,and vi. Execution of a easement agreement between the Ci d the property owner er for portions of the sidewalk,on private property,and vii. This site plan approval does not preclude any gather permit-that is required by City Code, such as sign permits,tree permits,strut permits,etc.,and Moved by econded by: In favor; Against: Abstain: Absent. 'Vacancies: None bwndd� STREAM COLLABORATIVE architecture + laDdsCape architecture dPC August 7, 2O1g Ithaca, NY1485O Dear Lisa Nicholas and Planning Board, Please find attached revised renderings and elevations in response to oornnnento made at the last planning board meeting. The following has been changed: w The cultured stone has been F8p|8D8d with brick and we brought the brick all the way around the north elevation to reduce the monolithic face of that side w The large foam cornice at the roofline has been removed and we created a smaller cornice at the top of the 3nd Story which in nnod8 of composite p0|yonh trim (made by BO[8|) w The top Story has also been changed from the insulated concrete form construction to a [Oet@| Stud VV8|| which 8||OVVS US to USH 8 Dlet@| panel siding OO the top story instead Of the stucco which further breaks u9 the facade and helps reduce the apparent height Of the building w This top story has o thinner wall profile and can be stepped back about 5+/- inches from the VV8||S b8|Ovv CF88bDg what 8pp88[S to be 8 3 story building with 8 SiOOp|8 contemporary penthouse story.ontop We will bring updated material samples to the planning board meeting on S/24/19to share with the board. 3incero|y, NOahUeAlar8St Principal + CEO i\tirtxt j h � Y a v1, n a. 9 Vii �t , dau,e W`e , - p 3 P„ y r„ u PREVIOUS REVISED STREAMVisum Development COLLABORATIVE '1 815 South Aurora St 5 L ©STREAM Collaborative Architecture+LandscapeArchitecture DPC '" _ ptem0er 1?WW architecture+ e landscape architecture dpc City of Ithaca,NY 2015005 p:607.216.8802)WWW,STREAMCOLAB.COM � n C}sf�lklf `' r c sy y rEti �� . t�{j�tty22@��'y$Z s 1 ytvstry}}d s y}by?3y c}ts�h�l fly 4z� uy' 1W I e 3•: G f t , STREAMVisum Development COLLABORATIVE 815 South Aurora St 2 architecture - City of Ithaca,NY _ _,_,_,_ cem,_ ep er 1.72014 landscape architecture dpc 2015005 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.88021 WWW,STREAMCOLAB.COM ' M t t itl� x err t �. 8r .s STREAMVisum Development COLLABORATIVE 815 South Aurora St 3 a rch i teCtu re+ m Septeber 11101, landscape architecture dpc City of Ithaca,NY 2015005 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.88021 WWW,STREAMCOLAB.COM r� f t 5 � 'IV ` r p t i � h i 5 � f STREAMVisum Development COLLABORATIVE 815 South Aurora St 2019 4 City of Ithaca,NY _ Pcember v 5005 a rchiteCtu re+ ......... ?,_._ landscape architecture dpc 2oisoo5 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.88021 WWW,STREAMCOLAB.COM .,... a. y� u'sii, II `tt t x t 1 s) } t i� to .} �,fl CRY a r y t n Street View at Building A STREAMVisum Development COLLABORATIVE ar�hdocturn F 815 South Aurora St September 17 2019 landscape architecture dpc City of Ithaca,NY C012015005 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.88021 WWW,STREAMCOLAB.COM a t View of North Property Line STREAMVisum Development COLLABORATIVE 815 South Aurora St t \ architecture - am°' _ September 172019 landscape architecture dpc City of Ithaca,NY 0 �✓ 2015005 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.88021 WWW,STREAMCOLAB.COM 9 4� ry t �� II t X x x U S Em � . 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The applicant is proposing to construct a four-stay building with eight apartments and associated site improvements, The . -acre project site contains two recently-completed apartment buildings;. Site development requires the removal of existing landscaped areas and the removal, relocation, or upgrading of water and surer lines' within summit Avenue. Site improvements will include retaining walls,!landscaping, walkways, and exterior bike racks, Parking for bikes will be provided inside the buildings. The project site is in the Cl-4 Collegetown,Area Fonu, District C d requires Design Review. As no parking is proposed for the project,the applicant will'submit a Transportation Demand Management Plan (T for approval by the Planning;hoard in accordance with district regulations®The project requires area.variances, ' d WHEREAS. this has been determined to be an Unlisted.Action under the City of Ithaca Environmental, Quality Review Ordinance and the State Environmental nvirontnental uality Review Act and is subject to environmental review,and the City of Ithaca PlaTming and Development Board, being the local,agency which has primary responsibility for approving and tunding or canying out the action, did on July 24 201.9, declare itself Lead Agency for the environmental review of the project,and WHEREAS:this Board,acting as Lead Agency in Environmental Review,has on September 24,2019,reviewed and accepted as adequate. a Full Environmental Assessment pot ( ' Ali), Part 1, submitted by the applicant, d Parts 2 & 3 prepared by Planning staff; drawings titled: " - ,38 Dryden load, City of Ithaca, Tompkins County, New York" dated 11-27-1 d "Existing Site Conditions (Cidl)", "Utility Demolition Plan ( 1 )", "Site Utility Plan,(Clil )", "Site Utility Plan profiles (C 103)", "Foundation Trains Matz ( 1i1 )", "Erosion and Sediment Control Plan (C10 )", and. "Details (C 01 & 202)" dated 6-14-19 and prepared by TC,r biller PC; and "site Layout Plan (1,1 1)". "Planting,flan ( I04)", site Elevations (1,2 1)", "Pavement Details ( 1)" , "Site Details (L50 )" and "Construction Plan (Glilll)" dated 6w10-1 and 'Tloor Mans (Al0l, 102 & 1 ", "Elevation (south) (A 1)", Elevations (north) (A )". 'Slevation (east) ( -2 3)", Elevations (west) ( i14)", dated -16-1 a sheet showing exterior materials dated. - 1-1 d 'Demo Plan (D1 )" dated 9-3 19 all prepared by Stream Collaborative,,arid other application materials,and WHEREAS:the City of Ithaca Parks Recreation and Natural Resources Commission,and other interested parties' have been gives the opportunity to'comment on the proposed project and any received comments have been considered,now,thereforehe it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the envirotunent and that a Negative Declaration'ation for purposes of Article 8 of the Environmental, Conservation Law be filed in accordance vvitb the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by- In favor: Against: Abstain: Absent: Vacancies: None m 238 Dryden Rd, Conformance with Tompkins County,Energy,Recommendationsor New Construction 01 ) 1. Energy Star. • The project will include water fixtures that meat PA's Water- Sense requirements. • All permanent appliances will be Energy Star rated. 2. Heat Pumps. • Air sourced heat Pumps will be used throughout the building. • Electric water heaters will be used . l eneww=wables, Roof surfaces are solar receptive to the extent possible,however, we are not providing solar Panels as fart of this project due to cast constraints. 4. Energy-efficient building design. • The building:has been designed with a window-to-wall ratio of less than 25%. • The overall building shape is simple. • The final -value of the insulation has not been determined at this three, but it is our intent to achieve an increase in R- alue.over code. • Best practices will be used for air sealing to minimize infiltration and stark effects.. For buildings over 20 units- (Though crn° y 8;units ore proposed there are some items ive intend to nieet.) 5. Lighting controls and high-efficient lighting technology • LED lighting will be used throughout the project a Occupancy sensors will he used its common areas and Photo sensors will, be used for exterior lighting. h= High-efficiency heating and cooling systems • Heating anad cooling systems will be located in conditioned space.', • Energy recovery ventilation will he used where required. • If ductwork is used for the heating/cooling systems, it will be leak.--tested and sealed as necessary. 7. Whole building energy modeling Whole building modeling will not be completed.However,°ever, "omCheck will be performed to show rode compliance with code energy requirements. City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` Project Name: 238 Dryden Road (Address=322-326 Dryden Road) Date Created: -4-1 , Updated 9-16-1 SAtE� PROJECT DESCRIPTION The applicant is proposing to construct a 4 story apartment building and associated site improvements on a vacant portion of a .777 acre (33,865 sf) lot shared with 2 other apartment buildings. The building will contain 8 dwelling units with 16 bedrooms. Site development requires the removal of existing landscaped areas and the removal, relocation, or upgrading of water and sewer lines within Summit Avenue. Site improvements will include retaining walls, landscaping,walkways,and exterior bike racks. Parking for bikes will be provided inside the buildings.The project site is in the CR-4 Collegetown Area Form District(CAFD)and requires Design Review. As no parking is proposed for the project, the applicant must submit a Transportation Demand Management Plan (TDP) for approval by the Planning Board in accordance with district regulations. The project requires area variances for rear yard setback, lot coverage and greenspace requirements. 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 and is subject to environmental review. IMPACT ON LAND The project is on a vacant portion of a .777 acre (33, 65sf) site that contains two apartment buildings, landscaping walkways, a bioretention and other site amenities. The project will disturb approximately 10,600 SF and result in an increase of 2,500 SF of impervious surface. The applicant has submitted a letter/report to Noah Demarest of Stream Collaborative from Michael Palmer Ph.D. PE of Elwyn Palmer Consulting Engineers PLLC dated April 4, 2017 concerning subsurface exploration at 232-238 Dryden Road. The letter concludes the following: ....... While we had anticipated finding bedrock at shallower depths this was not the case. Based on the early findings of the exploration and the consistent findings that followed in the remainder of the borings we recommended to Mr. Fox the use a deep,foundation system such as timber piles or 8 inch diameter steel pipe piles. The piles will bear in either the stiffer soil overlying the rock or on the bedrock. Based on the;proposed layout of the building we anticipate piles being in the 30-45 ft range for length. We believe this will be an economical solution and due to the loose consistency of the soil overlying the rock should be installed quickly and without much driving disturbance. See Impacts to Noise and Odor for mitigations for foundation construction. The Lead Agency has determined that based on the information above, no significant impact to land is anticipated. IMPACT ON SURFACE WATER There is no surface water located on the site. The Lead Agency has determined that based on the information above, no significant impact to surface water is anticipated. 1 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III ✓q OR 0 �` Project Name: 238 Dryden Road (Address=322-326 Dryden Road) Date Created: -4-1 , Updated 9-16-1 C�9PQRAtE� IMPACT ON GROUNDWATER The applicant has submitted a letter/report to Noah Demarest of Stream Collaborative from Michael Palmer Ph.D. PE of Elwyn Palmer Consulting Engineers PLLC dated April 4, 2017 concerning subsurface exploration at 232-238 Dryden Road. Based on information provided in the letter depth to groundwater is 9-21' below the surface. The letter states, Boring B4 noted soils as being wet at 4.5 ft but not saturated until 21.5 ft. There may be some perched water in this location. Based on the findings we don't anticipate groundwater being an issue during construction but contractors should be prepared with groundwater control measures. The Lead Agency has determined that based on the information above, no significant impact to groundwater is anticipated. IMPACT ON FLOODING The project site is not located in a 100-or 500-year flood zone The applicant has submitted a Basic Stormwater Pollution Prevention Plan (SWPPP) dated June 14, 2019 and prepared by T.G. Miller P.C. The report states that the project will disturb approximately 10,600 SF and result in an increase of impervious surface of approximately,2,500 SF over existing conditions. Changes to the existing stormwater system to accommodate the new building will include removal of the bioretention area at the end of Summit Ave, a new storm service to pipe runoff to the City system, new inlets north of the building and a new buried sand filter practice to treat'stormwater before release into the City stormwater system. Location and details of the on-site system are shown on drawings titled"Site Utility Plan (C103)" and "Details (C202)" prepared byTG Miller P.C. and dated 6/14/19. The Lead Agency recognizes that approval and monitoring of the SWPPP is under the jurisdiction of the City Stormwater Management Officer. The Lead Agency has determined that based on the information above and with adherence to stormwater practices in the approved SWPPP, no significant impact is anticipated. IMPACTS ON AIR According to information provided by the applicant, construction is projected to last approximately 12 months. Excavation and„preparation of foundations additionally create the potential for increased airborne dust and dirt particles. Impacts to air quality will be limited to the period associated with construction activities. During construction, the applicant will employ the following applicable dust control measures, as appropriate: • Misting or fog spraying the site to minimize dust; • Maintaining crushed stone tracking pads at all entrances to the construction site; • Re-seeding disturbed areas to minimize bare exposed soils; • Keeping roads clear of dust and debris; 2 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` Project Name: 238 Dryden Road (Address=322-326 Dryden Road) Date Created: -4-1 , Updated 9-16-1 C�9PQRAtE� • Requiring construction trucks to be covered; and • Prohibiting burning of debris on site. The Lead Agency has determined that with the mitigation measures during construction identified above, no significant impact to air is anticipated. IMPACT ON PLANTS AND ANIMALS Site development will require the removal of existing trees and shrubs on the slope as shown in the Demo Plan (D100) dated 9-3-19 and prepared by Stream Collaborative. The applicant has proposed new landscaping including three shade trees and four ornamental trees as well as other plantings. Based on the information provided above, the Lead Agency has determined no significant impact to plants and animals is anticipated. IMPACT ON AGRICULTURAL RESOURCES The project site is not in or adjacent to an agricultural area. Based on the information provided above,the Lead Agency has determined no significant impact to agricultural resources is anticipated. IMPACT ON AESTHETIC RESOURCES According to the Tompkins County Scenic Resource Views,there are no scenic resources located adjacent to or in vicinity of the Project Site. Additionally, there are no locally identified scenic resources located near the project site. The project is in the CAFD and is subject to the Collegetown Design Guidelines and Design Review. Design Review was conducted at the August 27 meeting of the Planning Board.The Board reviewed elevations dated 8-16-19 and 8-21-19 and had the following comments and requests: • Although corrugated metal is not a recommended building material, Board members approved its use because it is not extensive and is balanced by other materials such as wood and metal paneling. • The applicant agreed that the ceiling of the balconies would have roofs similar to the other building on the site, and would not be exposed beams. • The Board requested a visualization and sample of the material for the retaining walls on Dryden Road. • The Board requested more information/visualizations of the front entry area to better understand its design and purpose. • Applicant must verify if the rooftop mechanicals are visible from the street. Based on the information above, the Lead Agency has determined that no significant impacts to aesthetic resources is anticipated. 3 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III ✓q OR 0 �` Project Name: 238 Dryden Road (Address=322-326 Dryden Road) Date Created: -4-1 , Updated 9-16-1 C�9PQRAtE� IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES The site is not located within a historic district, and the existing site is not designated at the local or state level as an historic resource. Based on the information provided above, the Lead Agency has determined no significant impact on historic and archaeological resources is anticipated. IMPACT ON OPEN SPACE AND RECREATION The project does not contain any public open space. Based on the information above, the Lead Agency has determined that no significant impact to open space and recreation is anticipated. IMPACT ON CRITICAL ENVIRONMENTAL AREAS There are no critical environmental areas located within the City of Ithaca. However, Tompkins County identifies Unique Natural Areas("UNAs")throughout the county,which are part of the landscape that has outstanding geological and environmental qualities, such as special natural communities, or plants and animals that are rare or scarce elsewhere in the county or region. A UNA is not a regulatory designation and does not provide legal protection for an area, but signals that special resources may exist that require project modification. The closest UNA to the project site is UNA#136 Cascadia Gorge,which is 200 feet from the northernmost boundary of the project site and 300 feet from the portion of the site proposed for new development. The project site slopes away from the UNA and the area between it and the UNA is highly developed with roads and buildings. As a result of the information provided above the Lead Agency has determined no significant impact to Critical Environmental Areas is anticipated. IMPACT ON TRANSPORTATION Construction Impacts: Construction is projected to last approximately 12 months. Approximately +/- 1,100 CY of material is expected to be excavated and hauled off the site as a result of excavating for the building foundations. Assuming the use of a 12 CY haul truck,this equates to about 92 truckloads. The project is adjacent to the Cascadi►la School, a day and boarding high school serving students grades nine through twelve. The campus consists of 3 buildings: one academic building with 9 classrooms and two dorms. Enrollment is approximately 50 students of which 30-50% are boarders. The school follows the New York State public school academic calendar. The applicant has submitted a drawing titled "Construction Plan (G100)" dated 6-10-19 and prepared by Stream Collaborative showing a materials storage area at the end of Summit Ave behind the proposed 4 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` Project Name: 238 Dryden Road (Address=322-326 Dryden Road) Date Created: -4-1 , Updated 9-16-1 C�9PQRAtE� building and adjacent to one of the recently built apartment buildings. The drawing also indicates that the sidewalk fronting Dryden Road will be fenced during construction and that the street frontage will be used for deliveries and unloading. This plan would minimize impacts to Cascadilla School as it separates construction activities from dorm and the school. Pedestrians would be impacted by closure of the sidewalk. The proposed arrangement is subject to approval by the Ithaca Fire Department and likely requires permission of adjacent property owners for use of Summit Ave. The Lead Agency recognizes that all work in or affecting public rights of way will require a street permit from the City Engineering Department. The permit will dictate access requirements and repair or replacement of impacted city property. The Lead Agency has the following concerns: • Maintenance of pedestrian access and potential road closures during excavation, shoring and construction. • Traffic impacts resulting from excavation hauling. • Construction deliveries and staging. • Contractor parking. The majority of workers should be required to park at a remote off-site location outside of the Collegetown area. The applicant should provide documentation of this arrangement. Contractors should insure that workers will not impede Cascadilla School activities, particularly staff parking. Proiect impacts (Non-construction related): The project site is in the CR-4 Collegetown Area Form District (CAFD). District regulations state that if no parking is provided the applicant must either: (1) obtain a variance for relief of parking requirements; or (2)demonstrate full compliance with the NYS Building Code or Residential Code for new construction and implement a Transportation Demand Management Plan(TDMP) that is approved by the Planning Board. The applicant has provided a Transportation Demand Management Plan in application materials dated 9-4-19 that has the following components: • There is no parking being constructed or bundled with the cost of the living unit. • The building will have a bike storage room for residents, and outdoor bike parking for visitors in compliance with site plan review requirements. • Every qualifying tenant will be provided with a membership to Ithaca Carshare as a part of their lease (subject to approval of each individual member by Carshare).There are multiple cars available directly In,Collegetown and across the City of Ithaca. • Tenants will be provided with information about where to park their car should they choose to own one while they are living in Ithaca. • Tenants will be provided with information regarding the city's policy for on-street parking and consequences for violations including ticketing, towing and booting. In addition,the project maintains a needed pedestrian connection from Dryden Road to Summit Ave. As a result of the information provided above, the Lead Agency has determined that no significant impact on traffic is anticipated. 5 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` Project Name: 238 Dryden Road (Address=322-326 Dryden Road) Date Created: -4-1 , Updated 9-16-1 SAtE� IMPACT ONENERGY The applicant has submitted the following information regarding energy use and conformance to the Tompkins County Recommendations for New Construction (2018). 1. Energy Star. • The project will include water fixtures that meet EPA's Water Sense requirements. • All permanent appliances will be Energy Star rated. 2. Heat Pumps. • Air sourced heat pumps will be used throughout the building. • Electric water heaters will be used 3. Renewables. • Roof surfaces are solar receptive to the extent possible, however, we are not providing solar panels as part of this project due to cost constraints. 4. Energy-efficient building design. • The building has been designed with a window-to-wall ratio of less than 25%. • The overall building shape is simple. + The final R-value'of the insulation has not been determined at"this time, but it is our intent to achieve an increase in R-value over code. • Best practices will be used for air sealing to minimize infiltration and stack effects. For buildings over 20 units: (Though only 8 units are proposed there are some items we intend to meet.) 5. Lighting controls and high-efficient lighting technology + LED lighting will be used throughout the project • Occupancy sensors will be used in common areas and photo sensors will be used for exterior lighting. 6. High-efficiency heating and cooling systems • Heating and cooling systems will be located in conditioned space. • Energy recovery ventilation will be used where required. • If ductwork is used for the heating/cooling system, it will be leak-tested and sealed as necessary. 7. Whole building energy modeling • Whole building modeling will not be completed. However, ComCheck will be performed to show code compliance with code energy requirements. 6 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III E OR 0 �` Project Name: 238 Dryden Road (Address=322-326 Dryden Road) Date Created: -4-1 , Updated 9-16-1 C�9PQRAtE� As a result of the information provided above,the Lead Agency has determined that no significant impact to energy is anticipated. IMPACT ON NOISE,ODOR AND LIGHT Based on information provided by the applicant construction will last,approximately 12 months and will include deep foundations. The project is in a densely developed residential area and is adjacent to the Cascadilla School, a day and boarding high school serving students grades nine through twelve. The campus consists of 3 buildings: one academic building with 9 classrooms and two dorms. Enrollment is approximately 50 students of which 30-50% are boarders. The school follows the New York State public school academic calendar. Noise producing construction activities, especially foundation work, will temporarily affect residents in the immediate area. The following is proposed to mitigate any potential impacts foundation work: • Building condition surveys of adjacent properties prior to construction • Continuous vibration monitoring during construction by an independent vibration monitoring engineer • Surveys of existing adjacent construction for level control prior to and during construction • Strict compliance with,the City ordinance for construction operations, including allowable work days and work hours • Noise monitoring during pile driving operations The applicant has agreed to make every attempt to complete pile driving during school breaks and to limit noise producing construction activity to the hours of 7:30 A.M to 7:30 P.M. Monday through Friday, and Saturday 9:00 A.M. to 7:30 P.M. with prior notification of the Planning Director. Pile driving should be limited to the hours of 9:00 AM to 4:30 P.M. Monday through Friday. IMPACT ON HUMAN HEALTH The applicant submitted a Phase 1 Environmental Site Assessment dated April 2017 and prepared by Geologic NY Inc. The study found no evidence of recognized environmental conditions in connection with the Property. As a result of the information and mitigation measures provided above, the Lead Agency has determined no significant impact to human health is anticipated. 7 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III r OR 0 �` Project Name: 238 Dryden Road (Address=322-326 Dryden Road) Date Created: -4-1 , Updated 9-16-1 C�9PQRAtE� CONSISTENCY WITH COMMUNITY LA S The project requires area variance for rear yard setback, lot coverage and greenspace requirements. As stated below, the Lead Agency finds that the project is consistent with the goals of the Collegetown Plan and the CAFDs and is appropriate urban infill on a small site. Based on information provided by the applicant in the project narrative dated 9/4/19, City water and sewer mains will be relocated and upgraded to accommodate the new building. The project will require approval by the Ithaca Fire Department to insure that it meets all life safety needs. Based on the information described above,the Lead Agency has determined that no significant impact to community plans is anticipated. CONSISTENCY WITH COMMUNITY CHARACTER The project site is in a densely developed area near the central core of Collegetown...The immediate area is primarily residential, characterized by a large variety of predominantly older multi-family student residences as well as larger institutional buildings. The project site is in the CR-4 Collegetown Area Form District(CAFD). The CAFDs were created to produce a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood. The Lead agency has determined that the project meets the goals stated above. Based on the information provided above,the Lead Agency has determined that no significant impact to community character is anticipated. Prepared y: Lisa Nicholas, Deputy Director of Planning,AICP 8 PROPOSED Site Plan Review CKQR—Negative Declaration Mixed Use Housing tl W BuffaloStreet Planning le nt Board September 24,2019 WHEREAS.* the City Ithaca Planning and Development oard has one pending application, or Site Plan ,Review for 'located, 0 W Buffalo Street by Lynn, Truame for Ithaca'Neighborhood Housing Services,, applicant d owner,and WHEREAS.- the pr , t involves the r rs do rry ion the existing -stork former school building intoa mixed-use building, new -stogy" building, " e nit, far buildings, l four,-unit townhome buil k the renovationtconversion of a single-family hogs 1lrt -family home, and the renovation the "Catholic Charities" llrrildlaa . The ra erall project will contain 79 dwelling. units 130 bedrooms.Total increase in square data on the site willbe 44,305, `(from ; to 106,663 . 3,773 SIF f new and existing space in the former school Will lie commercial use d 2,055 SF will, be retired to the Greater Ithaca Activities Center(GUC),'Site development will;require demolition rr wing of the existing" school building and one single-family home. The project also Includes greenspace as, 48,swface parking spaces and other site amenities.The property 1s located in the l h district, however,the applicant,has applied to Commou Council for a PlaortedUnit feel pre rlt(P " d E s has been determined to be a1ype 1 . tl rt drrd r the City oflthaca Environmental Quality Review Ordinance,§1 - (11)(l)O" h " (13)(6), and the State Environmental Quality Review Act(C'SEA 1,7. (b (11 .,and WHEREAS.- tr u. Council, NYS, Department of Environmental Conservation,;: d the.'Tompkins County., Department of Health all potentially involved agencies l s action., have all consented to the Planning,hoard acting Lad. e ncy,f r tins,project,and the City''of 1thd a l d 1 l pmout bard, being the local;agency which has pr responsibility, for approving and,funding,or carrying out the,action, slid on,J 2 111declare itself Lead Agency for the,eavironmentafreview, of the,project,and KHEREAS.- this Bowxt aptingas Lead,Agencyin, Environmental 1 , fie t,has on September 4,2019,reviewed and accepted as adequate: a Fall Environmental Assessment Forin (F , Part 1, submitted by the applicant, and P prepared by Planning:staff, n s,titled, "Boundary d Topographic Map Immaculate on ptldn Church, No,320-330West BuffaloStreet, No., d l'nrth Plain Street It ul Ithaca, T plzin County,New Yore dated - -2 1 ;"U 1 Site Conditions Plain( l ill)""Construction,Plan( Illy "git . Details- Paving (1,50 l y' d "Site Details - Fixtures ((lo ll "",dated - -1 , and " r lition Plan (C 1 ", "'Erosion and ed" ent'C ntr l Plan( ,1 ","Utility'Plan (Glib-)"', 'Grading d Drainage Plan 1 )"dated 74-19, and all prepared d TG Miller PC,;,"Site Plan (L(101)', "Layout Plan l fl1 ", "Planting 1 1 >" ":elevations ( i d1.)" —showing mixed use building, and"Terspettive "dews ' rill dat d ' - -1 ; Drawings pertaining to Townhornes 2-2-2-3. "Floor Plans ( l , A101, & A1.0 ". "Elevations (A201 02)"". "Perspectives tA2ll �"and`Sections(A3,01)""; Drawings pertaining o T wnhonr -- : "Floor.Plan 11 ' ( 1 , 1 1 1 '�� "Elevations,ab s ( 1 c � ". "Perspectives p cti ( "� d "Sections ( 1 ", Drawings pertaining to Townhomes - - : "Floor 1 s(Al 0 ,A 10 1 & 102 ", "Elevations(A201 & ", "Perspeotives y" d"Sections 1 ,"all dated -1 -1 `prepared by llab rativ ,and other application materials, and WHEREAS.-the City of Ithaca Parks Recreation and Natural Resources Commission,and other interested parties have been given, the opportunity to comment on the proposed project and any received comments have been considered,now, therefore,be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result, in no significant impact on.the environment and,that a Negative Declaration for purposes of Article 8 of the Environmental. Conservation Law be, filed in accordance with the provisions of Part 617 'of the State Enviromnental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent- Vacancies: None City of Ithaca A+ m FULL ENVIRONMENTAL ASSESSMENT FOR —Part III F��, OJCi OLD o Project Name: Immaculate Conception-320 W Buffalo St . ,, Date Created:6-5-19 Updated 8-4-19 and 9-16-19 �QAP'OATE � PROJECT DESCRIPTION The project involves the renovation/conversion of the existing two-story former school building into a mixed- use building, a new four-story apartment building, (2)three unit townhome buildings, (1)four-unit townhome building,the renovation/conversion of a single family home into a two-family home, and the renovation of the "Catholic Charities" Building. The overall project will contain 79 dwelling units with 130 bedrooms. Total increase in square footage on the site will be 44,305sf(from 62,358 to 106,663sf). 6,028 sf of new and existing space in the former school will be commercial use and 2,495 sf will be rented to the Greater Ithaca Activities Center (GIAC). Site development will require demolition of one wing of the existing school building and one single-family home. The project also includes greenspace areas, 48 surface parking spaces and other site amenities. The property is located in the R-2b zoning district, however the applicant has applied to Common Council for a Planned Unit Development(PUD). This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(13)(1)(k), (n), (13)(6), and the State Environmental Quality Review Act ("SEQRA") §617.4(b)(11). IMPACT ON LAND The 2.68 project site is a previously developed urban site in a densely developed area of the city. Current conditions on the site include a large former school building, a gymnasium, three smaller buildings and two large asphalt parking areas. Impervious coverage is currently 1.75 acres (76,184sf) or 65.3%. The proposed project will decrease impervious surface by 2,661 sf to 1.69 acres (73,524 sf) or 63%. Construction is expected to last 16 months. As shown on the Demolition Plan Site dated May 24, 2019 and prepared by TG Miller,site preparation and will require the removal of portions of the existing school building, one single family home, asphalt areas, walkways, fencing, landscaping, drainage structures and other site features resulting in the disturbance of approximately 1.97 acres. The applicant has submitted a Subsurface Investigation Report date July 2019 and prepared by Elwyn Palmer Consulting Engineers PLLC. The report recommends the use of an -pile foundation system for the building addition and a slab foundation for the townhomes. Pile driving is expected to last 3 weeks. The applicant has agreed to the following: (Need Documentation) • Building condition surveys of adjacent properties prior to construction • Continuous vibration monitoring during construction by an independent vibration monitoring engineer • Surveys of existing adjacent construction for level control prior to and during construction • Strict compliance with the City ordinance for construction operations, including allowable work days and work hours • Noise monitoring during pile driving operations 1 City of Ithaca A+ m FUEL.ENVIRONMENTAL ASSESSMENT FOR —Part III F��, 0[1CI OLD o Project Name: Immaculate Conception-320 W Buffalo St . ,, Date Created:6-5-19 Updated 8-4-19 and 9-16-19 �QAP'OATE � The applicant has stated that approximately 500 tons (approximately 3- 400 cubic yards) of debris and materials will be removed from the site during demolition and site preparation. This equals approximately 20-28 trips, assuming that hauling is done with 14 cubic yard capacity dump trucks. The Lead Agency has determined that based on the information above, and considering the long development history of the site, no significant impact to land is anticipated. IMPACT ON SURFACE WATER There are no surface water features on or adjacent to the project site,therefore the Lead Agency has determined that no significant impact to surface water is anticipated. IMPACT ON GROUNDWATER See impacts to Human Health The Lead Agency has determined that based on the information detailed below, no significant impact to groundwater is anticipated. IMPACT ON FLOODING The project site is not located in a 100-or 500-year flood zone. The 2.68 project site is a previously developed urban site in a densely developed area of the city. Current conditions on the site include a large former school building, a gymnasium, three smaller buildings and two large asphalt parking areas. Impervious coverage is currently 1.75 acres (76,184sf) or 65.3%. The proposed project will decrease impervious surface by 2,661 sf to 1.69 acres (73,524 sf) or 63%. Site preparation and construction will result in the disturbance of approximately 1.97 acres. The applicant has submitted a letter outlining the proposed approach to stormwater on the site to Scott Gibson, City Stormwater Management Officer from Andrew Sciarabba, P.E. of TG Miller P.C. dated July 8, 2019. The letter states that, in accordance with City Code,the project is categorized as a redevelopment site and, as such, must include water quality controls because it does not reduce impervious surface by 25%. The letter states: Water quality must be provided for the balance of the 25%reduction that could not be met(23.0%). Disconnection of rooftop runoff and tree plantings will be utilized to reduce the water quality requirements. Impervious areas will be directed to rain gardens to provide the balance of the treatment. Standard storm sewer improvements will consist of piping and storm structures as needed to support the site grading. If infiltration results reveal suitable soils, dry wells may be installed within one parking lot area. Temporary erosion and sediment control practices to be selected for the construction phase will focus on minimizing tracking soil off-site, controlling sediment transport and dust and filtering any foundation dewatering discharges. 2 City of Ithaca A+ m FUEL.ENVIRONMENTAL ASSESSMENT FOR —Part III F��, D�Ci OLD o Project Name: Immaculate Conception-320 W Buffalo St . ,, Date Created:6-5-19 Updated 8-4-19 and 9-16-19 �QAP'OATE � Prior to issuance of a building permit a Full SWPPP (including NOI and MS4 SWPPP Acceptance Form) will be prepared consistent with NYSDEC GP-0-15- 002, Chapter 9 of the New York State Stormwater Management Design Manual and the City of Ithaca Stormwater Regulations. After review and approval of the SWPPP by the SMO a Notice of Intent will be filed with the NYSDEC in order to obtain coverage under the State's SPDES General Permit far Stormwater Activities, The Lead Agency has determined that based on the information above, no significant impact on flooding is anticipated. IMPACTS ON AIR According to information provided by the applicant, construction is projected to last approximately 16 months. Excavation and preparation of foundations additionally create the potential for increased airborne dust and dirt particles. Impacts to air quality will be limited to the period associated with construction activities. During construction,the applicant will employ the following applicable dust control measures, as appropriate: • Misting or fog spraying the site to minimize dust; • Maintaining crushed stone tracking pads at all entrances to the construction site; • Re-seeding disturbed areas to minimize bare exposed soils; • Keeping roads clear of dust and debris; • Requiring construction trucks to be covered; and • Prohibiting burning of debris on site. The Lead Agency has determined that with implementation of these mitigation measures during construction, no significant impact to air is anticipated. IMPACT ON PLANTS AND ANIMALS The 2.68 acre site is previously developed. Approximately 63 percent of the site is currently impervious surface including large parking areas. Site development will require the removal of six trees, including one street tree, and all other vegetation for grading and site preparation. At project completion, landscaped areas on the site will go from 40,510 sf under current conditions to 43,124 sf, an increase of 2,660 sf. The applicant has submitted a landscaping plan dated 7/08/19 and prepared by Stream Collaborative. The plan, which will be further developed during site plan review, includes twelve deciduous shade trees, including two street trees and other landscaped areas. The applicant has submitted a drawing titled Erosion and Sediment Control Plan (C103)dates July 8, 2019 and prepared by Stream Collaborative et.al.that shows protection of existing street trees and one interior tree. Tree protection will be reviewed and approved by the City Forester before a building permit is 3 City of Ithaca A+ m FULL ENVIRONMENTAL ASSESSMENT FOR —Part III F��, 0[1C1 OLD o Project Name: Immaculate Conception-320 W Buffalo St . ,, Date Created:6-5-19 Updated 8-4-19 and 9-16-19 �QAP'OATE � issued. The applicant will also add tree protection to the trees along the fence line at 327-3 9 W Court Street. Based on information above the Lead Agency has determined no significant impact to plants and animals is anticipated. IMPACT ON AGRICULTURAL RESOURCES The project site is not in or adjacent to an agricultural area. Based on the information provided above,the Lead Agency has determined no significant impact to agricultural resources is anticipated. IMPACT ON AESTHETIC RESOURCES According to the Tompkins County Scenic Resource Views,there are no scenic resources located adjacent to or in vicinity of the Project Site. Additionally, there are no locally identified scenic resources located near the project site. Based on the information above,the Lead Agency has determined that no significant impacts to aesthetic resources is anticipated. IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES The site is not located within a historic district, and the existing site is not designated at the local or state level as an historic resource There are several downtown historic districts within a few blocks of the project site including the local Downtown West District two blocks to the south, the local Dewitt District two blocks to the east and the National Downtown District three blocks to the southeast. The locally designated Dennis Newton House is also two blocks northeast of the site. The area surrounding the site is characterized by traditional residential homes in a range of styles, built from the mid 1800's to early 1900's. The historic Beverly J Martin Elementary school is a prominent feature of the neighborhood. The project employs building styles and colors that aim to be compatible with the historic character of the neighborhood. The townhomes are in a variety of styles, all have pitched roofs and porches and are of a scale that is compatible with surrounding homes. The four-story addition to the existing school is of similar mass and height as the adjacent elementary school and employs similar colors. The proposed addition also has a one-story step-back on Buffalo Street to reduce the perceived height. Building materials and design will be further developed during site plan review. In addition,the FEAF Part I noted the potential for archeological resources on or near the site. As a result the applicant submitted the project to the NYS Parks Recreation and Historic Preservation (NYSPRHP)for review. The applicant has submitted a letter dated April 9, 2019 to Lynn Truame of INHS from Michael F Lynch of NYSPRHP stating that no historic properties would be affected by the project. 4 City of Ithaca A+ m FULL ENVIRONMENTAL ASSESSMENT FOR —Part III Project Name: Immaculate Conception-320 W Buffalo St . ,, Date Created:6-5-19 Updated 8-4-19 and 9-16-19 �QAP'OATE � Based on the information provided above, the Lead Agency has determined no significant impact on historic and archaeological resources is anticipated. IMPACT ON OPEN SPACE AND RECREATION The project site is in a densely developed residential neighborhood and is adjacent to an elementary school, GIAC, serving mainly youth, the City owned Alex Haley Pool, basketball courts and a large passive recreation park. The site does not currently contain any public open space or recreation however the former school had a small playground, which will not be retained. Development of the site will result in an increase in public recreational facilities as the former school gym will be retained and sold to the City of Ithaca for GIAC programing. Based on the information above,the Lead Agency has determined that no significant impact to open space and recreation is anticipated. IMPACT ON CRITICAL ENVIRONMENTAL AREAS There are no critical environmental areas located within the City of Ithaca. However, Tompkins County identifies Unique Natural Areas("UNAs")throughout the county,which are part of the landscape that has outstanding geological and environmental qualities, such as special natural communities, or plants and animals that are rare or scarce elsewhere in the county or region. A UNA is not a regulatory designation and does not provide legal protection for an area, but signals that special resources may exist that require project modification. The closest UNA to the Project Site, 156, Six Mlle Creek Valley, is over% away from the project site, and as such, will have no impact it. As a result of the information provided above and in discussions with the applicant, the Lead Agency has determined no significant impact to Critical Environmental Areas is anticipated. IMPACT ON TRANSPORTATION The applicant has submitted a Trip Generation and Parking Letter from David Kruse, Transportation Planner from SRF Associates to Lynn Truame of INHS, dated May 20 2019. The letter provides estimated trip generation and parking demand under proposed conditions,gives an assessment of on-street parking within a 5 minute walk of the site and provides recommendations. The letter demonstrates that a Transportation Impact Study (TIS) is not warranted because the project's vehicle trip generation (at 23 entering/25 exiting trips during the AM peak hour and 26 entering and/29 exiting trips during the PM peak hour) is well below the guideline of 100 vehicle trips per hour on any intersection approach. In the process of this argument, Kruse points out that trip generation under the site's previous long-term use as a school was significantly higher at the AM peak hour and also that trip generation for the project will likely be lower than estimated due to the fact that it was not discounted by factors such as site location,TDM efforts and data from other similar INHS project The letter also makes the following conclusions and recommendation regarding parking: 5 City of Ithaca A+ m FUEL.ENVIRONMENTAL ASSESSMENT FOR —Part III F��, 0[1CI OLD o Project Name: Immaculate Conception-320 W Buffalo St . ,, Date Created:6-5-19 Updated 8-4-19 and 9-16-19 �QAP'OATE � The overall On-Street Parking Utilization indicates there is an approximate 31.4% utilization rate during the 6:00 AM peak period, an approximate 51.8%utilization rate during the 10:00 AM peak period, and a 43.6% utilization rate during the 6:00 PM peak period. The projected baseline parking demand is 63 parking spaces. After application of shared parking principles, the adjusted parking demand is 47 parking spaces. The proposed project will provide 48 on-site parking spaces. There is a projected surplus of one (1) on-site parking space to accommodate the projected parking demand during the project site's peak period. Should additional parking be needed due to unforeseen periods of higher demand and based upon the results of the On-Street Parking Utilization Assessment, there is sufficient on-street capacity to accommodate additional parking demands without placing an unreasonable burden on the neighborhood. Additional factors can reduce the demand for parking, such as bike share and car share facilities; the use of nearby transit; carpooling; ride hailing services, such as Uber and Lyft; and unbundled parking—parking spaces sold or rented separately from the building or unit space Construction Impacts Project construction is anticipated to last 16 months. During this time constructing activities will impact transportation, particularly around the elementary school and GIAC. The applicant has submitted a drawing titled "Construction Plan (G100)" dated 5/24/19 and prepared by Stream Collaborative. The drawing shows two stabilized construction entrances on N Plain Street, chain link fence around the entire site and job trailers located adjacent to the gym building. As seen on "Demolition Plan (C102)" dated May 24, 2019,and "Utility Plan (C105)' dated July 8, 2019, new water and sewer connections are required to each building. This will require excavation into the City rights of way on W Buffalo and N Plain Streets, which will temporarily disrupt pedestrian bike and vehicular traffic. The applicant has submitted a letter dated September 4, 2019 from Richard J Potts, Vice President of Construction for Hamilton/Stern to Lisa Nicholas, Deputy Director of Planning regarding construction impacts and mitigations. The letter outlines staging (mostly on site), anticipated street and sidewalk closures, and contractor parking and delivery and hauling routes, as outlined below: Construction Staging &Delivery: The applicant proposes to fence the site and to stage materials on site with the fenced area and the property line. Materials will be delivered via two gates located on North Plain Street. Anticipated Street/Sidewalk Closures: The letter states that streets and sidewalks will be closed only for utility and curb cut construction. Sidewalks will also be closed when construction is exterior work is close to the sidewalk. The applicant will work closely with the City to install proper signage and traffic modification to ensure safety for all modes of transpiration. 6 City of Ithaca A+ m FULL.ENVIRONMENTAL ASSESSMENT FOR —Part III F��, 0[1Ci OLD o Project Name: Immaculate Conception-320 W Buffalo St . ,, Date Created:6-5-19 Updated 8-4-19 and 9-16-19 �QAP'OATE � Contractor Parking: The letter states that contractor parking will be on site or on other legal on-street parking spaces and lots. The Lead Agency encourages the applicant to explore contractor parking at a remote lot. The details of temporary closures will be defined as part of the required street permit, however the Lead Agency requests that sidewalk closures resulting in street crossings, are kept to a minimum, particularly when school is in session. As a result of the information provided above, the Lead Agency has determined that no significant impact on traffic is anticipated. IMPACT ON ENERGY The applicant has provided the following information about energy usage and systems design in application materials dated September 5, 2019: 1. Energy Star • The project will include water fixtures that meet EPA's Water Sense requirements. • All permanent appliances will be Energy Star rated. 2. Heat Pumps. • We intend to use electrically—powered VRP air-source heat pump systems in the multi- family building. • We are investigating the possibility of using heat pump water heaters but until we have completed a utility cost analysis we cannot commit to the type of water heating we will be able to provide. 3. Renewables. • Roof surfaces are solar receptive to the extent possible, given the site layout and nature of the existing buildings; however, we are not providing solar panels as part of this project due to cost constraints. 4. Energy-efficient building design. • The building has been designed with a window-to-wall ratio of less than 25%. • The overall building shapes are simple. • The final R-value of the insulation has not been determined at this time, but it is our intent to achieve a significant increase in R-value over code. • We will be conducting blower-door testing to confirm that infiltration has been minimized. We are targeting Enterprise Green Communities certification for the project, along with NYSERDA Low-rise New Construction Tier 1. 5. Lighting controls and high-efficient lighting technology • LED lighting will be used throughout the project • Occupancy sensors will be used in common areas within the multi-family building and photo sensors will be used for exterior lighting. 6. High-efficiency heating and cooling systems • As noted above,the project will include VRP air-source heat pumps • We are unsure at this time of the method of water heating that will be employed, but are investigating heat pumps. Options under consideration include heat pumps, electric 7 City of Ithaca A+ m FUEL.ENVIRONMENTAL ASSESSMENT FOR —Part III F��, I�[1CI OLD o Project Name: Immaculate Conception-320 W Buffalo St . ,, Date Created:6-5-19 Updated 8-4-19 and 9-16-19 �QAP'OATE � resistance water heaters, and a central gas-fired hot water system. Because this is an affordable housing project we must calculate utility all for each of these systems and evaluate their impact on the operational feasibility of the project before settling on the system that will be used. Our priority will be to include the most efficient system available that is acceptable to our public funders and that can be supported operationally by the project. • Heating and cooling systems will be located in conditioned space. • Our proposed heating/cooling system for the multi-family building includes energy recovery ventilation. • If ductwork is used for the heating/cooling system, it will be leak-tested and sealed as necessary. 7. Whole building energy modeling • The project will employ whole building energy modeling. Sustainable Comfort has been retained as the sustainability consultant for the project. As a result from the information provided above, the Lead Agency has determined that no significant impact to energy is anticipated. IMPACT ON NOISE ODOR LIGHT The project site is in a densely developed residential neighborhood and is adjacent to an elementary school, GIAC, serving mainly youth,the City owned Alex Haley Pool, basketball courts and a large passive recreation park. The site has historically been very active, housing a Catholic day school that was in operation for over one hundred years, as well as Catholic Charities of Tompkins County, which provides a variety of programs to serve low income and vulnerable populations. The conversion to primarily residential use is compatible with the neighborhood and is not expected to significantly increase noise light or odor. The applicant has stated that any exterior lighting will be sharp cutoff to avoid light spillage to adjacent properties. Construction activities on the site will last approximately 16 months and will be expected to cause significant but temporary noise impacts during site preparation,installation of the deep foundation system and building erection. The applicant has submitted the completed Subsurface Investigation Report date July 2019 and prepared by Elwyn Palmer Consulting Engineers PLLC. The report recommends the use of an H-pile foundation system for the building addition and a slab foundation for the townhomes. Pile driving is expected to last 3 weeks. The applicant has agreed to the following: (Need Documentation) • Building condition surveys of adjacent properties prior to construction • Continuous vibration monitoring during construction by an independent vibration monitoring engineer • Surveys of existing adjacent construction for level control prior to and during construction • Strict compliance with the City ordinance for construction operations, including allowable work days and work hours • Noise monitoring during pile driving operations The applicant has agreed to complete pile driving during Ithaca City School District summer break and to 8 City of Ithaca A♦ m FUEL.ENVIRONMENTAL ASSESSMENT FOR —Part III F��, 0[1C1 OLD o Project Name: Immaculate Conception-320 W Buffalo St . ,, Date Created:6-5-19 Updated 8-4-19 and 9-16-19 �QAP'OATE � Pile driving should be limited to the hours of 9:00 AM to 4:30 P.M. Monday through Friday. Other noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to and approval by the Director of Planning and Development). As a result of the information provided above,the Lead Agency has determined the potential impacts are temporary and the applicant has mitigated those impacts to the maximum extent practicable. IMPACT ON HUMAN HEALTH The applicant has submitted Phase 1 & 2 Environmental Site Assessments (ESA) dated January 2019 and March 11, 2019 respectively, as well as a letter dated March 20, 2019 detailing results of groundwater testing, all of which were prepared by Seeler Engineering P.C. The Phase 2 ESA was done because Seeler identified one Recognized Environmental Concern (REC), the former New York State Electric and Gas(NYSEG) Ithaca Court Street Manufactured Gas Plant(MGP),which was previously located directly north of the project site. According to information provided by the applicant, operations at the former NYSEG—Ithaca Court Street MGP resulted in the release of hazardous wastes, including coal carbonization and water gas tars, including the chemicals polycyclic aromatic hydrocarbons (PAH's) and benzene,toluene, ethylbenzene, and xy►ene (BTEX). The Phase 2 ESA explored whether the known nearby release of these hazardous wastes posed a potential threat to human health and environment on the project site due to the exposure to soils, groundwater, and gas vapors. To make this assessment, Seeler took a number of actions. First, they conducted a records review of all available documents pertaining to the former NYSEG site and its remediation. Second, Seeler contracted with Kenny Geotechnical Engineering Services on March 2019 to conduct soil and water sampling and testing on the project site. During collection neither soil nor water showed visual or olfactory evidence of contamination. Both soil and groundwater samples were tested for Volatile Organic Compounds (VOC's) and Semi-Volatile Organic Compounds(SVOC's). All groundwater samples and all but one soil sample had non-detectable concentrations of VOC's and SVOC's. Seeler determined that the one elevated SVOC soil sample originated on site and was not indicative of a broad based impact. The conclusion of the investigation was that the project site is not impacted by the former NYSEG site and that the REC could be closed. As a result of the information provided above,the Lead Agency has determined no significant impact to human health is anticipated. CONSISTENCY ITH COMMUNITY PLANS The project is in the R2-b zoning district, however the applicant has applied for a Planned Unit Development (PUD)from Common Council. The proposed PUD has 3 subzones as shown on the drawing titled Layout Plan, dated 7/08/19 and prepared by Stream Collaborative. 9 City of Ithaca A+ m FUEL.ENVIRONMENTAL ASSESSMENT FOR —Part III F��, 0[1C1 OLD o Project Name: Immaculate Conception-320 W Buffalo St . ,, Date Created:6-5-19 Updated 8-4-19 and 9-16-19 �QAP'OATE � Subzone 1 contains the existing school, the proposed 4-story addition and parking. Proposed zoning for this area is a maximum of 4 stories and 48', 50% lot coverage and minimum setbacks requirements of 15' for the front yard (with exceptions for porches), zero feet between units, 10' or 5' to public rights of way or 20 feet between adjacent buildings. Proposed uses include residential use throughout with commercial and office restricted to the basement level of the building. Permitted accessory uses are the same as those currently permitted in the R2-b zone. Subzone 2 contains the proposed townhomes, the Catholic Charities building, common landscaped areas and a small parking area. Proposed zoning for this area is a maximum of 3 stories and 35'. All other area requirements ae the same as subzone 1. Proposed uses include residential throughout with commercial and office restricted to the existing Catholic Charities building. Permitted accessory uses are the same as those currently permitted in the R2-b zone. Subzone 3 contains the existing gym building. Proposed zoning for this zone conforms to the existing conditions on the site with 90%lot coverage and minimum setbacks requirements of 8'for the front yard, 10'for the side yard and 10' for the rear yard. Other area requirements and uses are proposed to be the same as the adjacent P-1 district. Off street parking and loading are not required in any of the proposed zones The conversion to primarily residential use is compatible with the neighborhood and is well located in relation to transportation, shopping, schools, parks and social services. The project is consistent with the community goal of adding affordable and for sale units to the City's housing stock on and appropriate site. As the site has historically been very active, the conversion to residential is not expected to negatively impact the neighborhood. Based on the information described above,the Lead Agency has determined that no significant impact to community plans is anticipated. CONSISTENCY IT COMMUNITY CHARACTER The project site is in a densely developed residential neighborhood and is adjacent to an elementary school, GIAC, serving mainly youth, the City owned Alex Haley Pool, basketball courts and a large passive recreation park. The site has historically been very active, housing a Catholic day school that was in operation for over one hundred years, as well as Catholic Charities of Tompkins County, which provides a variety of programs to serve low income and vulnerable populations. The conversion to primarily residential use is compatible with the neighborhood and community character. Due the project's central location it will be well served by existing infrastructure, police,fire and other public services. Based on the information provided above, the Lead Agency has determined no significant impact on community character is anticipated. Prepared y: Lisa Nicholas, Deputy Director of Planning, AICP 10 Al V4 m X d Al 06 2p t t f a �, .�n b• �" _ r'" 4 s 'r«`4�' --...1 ,ji I Hy{,k a� "�—! Y 4�,. ` _...—� { t t r 1 t, r � ��....r ��r��{�{�Tr��=•t r � r1' p �"4r y ��,t �� 1� �� ' `:�e .�`" ,r r�-vr �., i i ';•r- `'i i. ' , v' �`>'+ •.•�.1`, r' 7 it kau. , it N... e � e " . 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F. s, k' - rq j '= af 1 ? t` wcwxrw .tia paaraemwtTIC GWW, ,v� WRM - F hdD . wsao i r F e rl Est n>a t Ow SCHEMATIC y DESIGN SCALL V 20 V t :xE 54Pemreit18 2019 DWI'KI L-2:2 t•'' � � � � e=r 4 IN _f , r :j yr ;. eaten" ` Uarmv�rc�a "1 P t 1�.4.p { { f x k..y ...�� A• �i �x. r �' 4 Y ` t"- {. zinw "'P,x.�t NWIM11 F^§£'a 'vAbff p 4' : *"` { t` j' P'{ _�-�•` A Q` V r REV)S*N MATE NI �o-.d .� f th 3M1Aldt{t-.v t ••t "itiint• P ai 3.t145 "'•... t x.` { i Y i $ t r { t r SCHEMATIC — _— SCALE V.P.VW 2tATESapt—b&ttp 205§ p`` w t L.Wrh'd3�.. a w »m fi % � 4 EN«F EaNx t»t t d � s w xll \ t P i tAx�, i t t eV fA Thli,u �.. ud � p j ', .-`4 " �}` I Zz i y N pcv�1%40N PATE TK SCHEMATIC } wa b . t k i t - „..,,.... '•...,.,,� ':+ts y tAnl DATE Srpl.nkwrhfl6,M9R MVG NO I L 2.2 6 1 D n m: mQ Eu ti`t z m -0 D � Oc a � m " , ti Nto { t n O �4 nep hV :w lb v $v, fn k t z yr � R99 _ h F A � q9 Ao tiFA � F m, qq 99 F F os An �t d � N N f9$ } CPD m l CP1 dr7 �mm 4 m 9 mq _. m �F ry ��F ci t� C'k C7 °.� A 0 ,. z :, ,:. a �.:... ....... . ..e <, F v o m 0 ca a a , m m m m m q m a a 'J; N m z z m cm was M 0 z z m 0 1 2 3 4 5 6 7 8 9 10 11 12 0' SILL FLAN DAIA DIFEAH 1 T "AREA OF SL RFA F IMPROVEMENTS 1 07 P.CRFS ON CIIY LAND T8 `AREA OF CITY ARBOR DFVt(OPME NT PARCELS 8.156 ACRES T v MIM,ER P.C. `EXISTING PARK NG SPACES -CITY LAND 50t o -CITY HARBOR DEVELOPMENT PARCELS -100± — c�i 1OTAI=150 f N *PROPOSED PARKING SPACES CITY LAND- 45 -CITY HARBOR DEVELOPMENT 416- TOTAL- 461 f *BUILDING PROGRAM --GUTHRIF, CI OFFICE BIT[DING=60,000St f,.! H -CITY HARBOR: POINT WEST RESTAURANT- 4,5 UNIT PONTI WEST f SIDENTIAL 45 UNITS POINT EAST RESDENIIAL 48 UN TS r cm OF irnaca(rzo) I OIAt 93 UNITS CE-N GOLF COURSE tax P$P-+-� f/ � C' ____ O O - _ , �� WiLLOWSAOo P S 385 P F i CLUB . �� ¢ HOUSE 'w ` " O $5 48\ ' � '�� MEDICAL 0 FFE LIFE 31 II I � U //w� - = 8 \ J\ T I �\ -_ �/✓ POINT WEST FFE=388 — _ A_J �/ �� _ FFE=388 _POINT EE S )` U / 0 � c \ -- 17 cl IT B �I CASC9Dfj CR�'Eff C C T e LAYOUT PLAN / CASE-4DILI-4 CR ---- C301 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 12 T SITF_P LAN,DATA PtIASF 2 G AREA OF SURFACE IMPROVEMENTS ON CITY LAND-1.82 ACRES T.G.Ml u'a P.C. *PROPOSED PARKIN(. SPACES -CITL LAND 101+ ,s,n_ o -CITY HARBOR DFVE[OPMENT= 580t — N 104 - TOTA—482+ N = *BUILDING PROGRAM cfl —CUIHRE MEDICAL OFFICE BUILDING -60,000SF —CIIY HAP,60R 'DINT WEST RESTA 1RAN = a"FOOSF ^' POINT WFS, RESID R11AL= 45 UNITS -i POINT FAST 1 RFSIDCN AL_= 48 UNITS H POINT EAST RESIDENTIAL 63 UNITS „+"`f ' � H IOTAL= 156 UNITS ff f f CNMAN CQMMUNITY Roy OF G) CLIOILP, N II E1NAhN GOLF COURSE f f 100 O f� �S A', LC 1h O.) P _ / �,/ uusa Sao wiuowooi ssxs _ f �rMF N��'�� F ,8 O C E �ii I�i / L �_� / MEDIC 60.0 E FF FouNo I D 0 D POINT EAST-1— /T _ POINT WEST "' FFE=388' __ \�. C`'J �r/ �l FFE=388' \ _POINT EAST 2 (PHASE \„ / N —FFE 388.5 T� — ' \\ - - - _ z c / ( \ -- o L O C) �T -0 T- B / l casca�Izza cn��Ir °a _ B T AYOUT PLAN A ® / ® CASCADIL[,q CR C303 1 2 3 4 5 16 7 8 9 10 11 12 Tr a E v�( ,a F.irxtrai=rg 3495 W e n Place En n &'Id'g E.Suite 110 M Mn Rochester,NY 14623 j ,��R F n ASb,01,CIATES (585)272-4660 www—fa.net PROPOSED CITY HARBOR DEVELOPMENT SHARED PARKING ASSESSMENT LAND USE SIZE/UNITS TIME-OF-DAY FACTORS FOR WEEKDAY DEMAND SOURCE 112-4 AM 5 AM 6 AM 7 AM 8 AM 9 AM 10 AM II AM 12 PM 1 PM 2 PM 3 PM 4 Pm 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM I Residential i 156 DU °1p„..; 0% 0% 12l 56% 45% 40%`. 37%_ 36% 36% -.-37% 43% 451 55%t 66% ITE 220 0%.Medical-Dental Office bO KSF . 43% � . 1 , 1 �,$'+ ,ytt v k,`.». ti 54,'s., 25f 10% ,7l 3% ::1/ } 0% ITE7" Fine/Casual Dining 4.5 KSF 0% 0% 0% 3% 8% i l'% 15% 40°! sik�t�thli lu,ti?„«�.y tt}t�ucZ ;t' °ls-:;' 46l 50# ��c; In{ 1fiYl'' 3} UH Shared Parking Ind Edition Golf 9Holes 0% O% 2% 5% 15% 25°7 45>0 :55%"' 45% 30l 30/ 459 icc`2 y +�a '-55% ' 30% 15% 0/ 0% Google PopularTmesl Marina 115Berths 0% 0% 0% OI 5% 45l �tE. .r, NfNYe'4- ' fs ;. YkSn..,. Cz#)'3.:;. ,'5*a°k: 45"Y '.301 "6/ 0% Google Popular Timesr LAND USE PEAK PARKING DEMAND BY TIME-OF-DAY i PERCENT OF BASELINE DEMAND 112-4 AM 5 AM 6 AM 7 AM 8 AM 9 AM 10 AM 1 1 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 1 o PM 1 1 PM PARKING DEMAND Residential 236 �a'' .;_'�#,} ::, 132 106 94F 87 85 85 87 101 106 130 156 ....1l!2' },'; . d,. ,r,\, 35.8% Medical-Dental Office 275 0 0 0 33 118 f`ccL` �tic} SA9,r 69 28 14 8 -3 -0 41.7% Fine/Casual Dining 47 0 0 0 t 4 5 7 14 l�t`1"o7, SYts 19 94 jr1g�(;,3r hCs� 7.1% Golf 70 0 0 1 4 11 18 32 39 ;; 32 21 21 32 t+'� } ,ti.,, ., 39'; 21 11 -0 0 10.6% Marina 31 0 0 0 0 i2 1A �,{,,,y1, � #cz ttr,,.�,�.... „„',,', 1 '...". "..17" ld 9 D 0 4.7% TOTAL HOURLY DEMAND 659 236 229 214 220 266 ;y,„ti ht}i, -?f„ „ -3+1$', 302 1 283 i.278 265 264 1 100% MAXIMUM SHARED DEMAND 446 SHARED PARKING REDUCTION 32% Notes: 1.Deerwood GC,Shadow Lake GC,Webster West GC 2.Erie Basin Marina 600 800 ___________________________ _____ _ _ ___ ______ -->— _______—________________—_____" 400 5 1l ticcs c of {A� r 300 � 1ncsu. in c, d IrA 4a „1 ,. . . i 1r kMt Ui cical L.P,ntul hft�C�e <^ Z zoo 4* { ^^---rota t;apacoy too 0 1?4AM 5AM 6AM 7-AM 8AM 9AM 10 FM ISAM 11<PM 1PM r_'PM 3Pibl 4PM 5PM 6r1m 7PM 8PM 9PM 'form 11PM PARKING DEMAND BY TIME:.-OP-DAY S:\Projects\2018\38031 City Harbor-Ithaca\38031.4 Update\Parking\Shared Parking Cults-07-11-19 1 2 3 4 5 6 7 8 9 10 0- co 124+- mRESIDENTIAL PHASE 9 PARKING COUNT G �t 2031 MEDICAL OFFICE BUILDING NEWMAN GOLF COURSE 45 T. MILLER, P.C. CV G 62 GOLF COURSE&FINEfCASUAL DININGCD CITY HARBOR 173 G GUTHRIE MOB 243 '. RESIDENTIAL 24 32*- TOTAL SPACES = 461 r MEDICAL OFFICE BUILDING& 22± FINE/CASUAL DINING 16+ MEDICAL OFFICE BUILDING S 0 MARINA 461± F I F 409-" Y1E� EE _ °a o °� i f REVISION IE D— NALIL onTE m > o oN © @?)� - - a o E 6C,o BUILDING so c IF ICEIC 7 D \ noaso \ �+ D i PONT E \o I \ / / POINT WES o T FFE 388 -� U ® FFE=388' _ _OFF j Q 98 CL } a chi a� ee _ cs m o t6 - 10 B �`` a a B c4scaofLZ4 CWAx s _ — r sAs w SHARED A A PARKING onrn ceaFnw scue DIAGRAM G 103 1 2 3 4 5 6 7 S 9 10 1 2 3 4 5 6 7 8 9 10 M 157} RESIDENTIAL PHASE 2 PARKING COUNT G Mt I r 203+ MEDICAL OFFICE BUILDING NEWMAN GOLF COURSE 102 T.(: MILLER F.C. CITY HARBOR 141 III 221 � "* GOLF COURSEICOMMUNITY CENTER � GUTHRIE MOB 239 / 64+ &GOLF MARINA COURSE,FINECASUAL DINING TOTAL SPACES = 482 r III _ UO III 22t MEDICAL OFFICE BUILDING& FINEICASUAL DINING 0 14Y MEDICAL OFFICE BUILDING& MARINA 4821 F I - \ F I II NEWMAN \ \\ COMMUNITY III CENTER / i 41 / I hf—i)VS NIC ILL i i I i f f NA-1,1DAIL 0 A RE M aAL oFFCEBUtDNa r F D i ��„ _ 7 rTe � D _ soo of cs L ® l� _ POINT EASL 2(PHASE 2 v 4.. \J E \ \ POIM!WEST PoF-SY �i� Ca1i + FFE=388' i ' + _ m G CL ED V / C.90ILl,9 CRdB.p' -o \ 715 co 0 � � a �� z Q B 644 CZp,, — _ 3 — — — R - — _gr eAe I .—HIC scat£ it DIAGRAM G104 1 2 3 4 5 6 .. 7 8 ..,. 9 10 .............. ._. ; :z: » ° : < 4m«� : »»x x, ««§«: «:¥ §© ©-©�� «� \wz «v : <!m �©© � w:£«. a2wa. �� mzz : »a w�*: . : s.. : a . a: . ?« < :. £« . .. ° ° »a»x waw , . •.a» 2»«< ® t<4 », . � wma«. a«< <w, : «4 « � « � a «, � a � � , <¥ » »a : :.. � . ?» � » a - ° «� f� < 2» < v»§£«� � � : y. .s: : a< » . � »a «� � m w, < w+» < � »+» n. CITY OF ITHACA �7 108 E. Green Street—3rd Floor Ithaca,NY 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING, & ECONOMIC DEVELOPMENT Gino Leori Secretary tote Board of Zoning Appeals Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: gleonardi@cityofithaca.org wWit BOARD OF ZONING APPEALS (BZA) AGENDA & LEGAL NOTICE CITY OF IT ACA BOARD OF ZONING APPEALS ( ZA): Notice is hereby given, pursuant to Section 325-40. B. (2) (g) of City of Ithaca Zoning Ordinance, Public Hearings will be held Tuesday, October 1, 2019 at 6:00 PM in Common Council Chambers, City Hall, 108 E. Green St., Ithaca, NY, to consider the following appeals: APPEAL #3136 232-236 DRYDEN ROAD Appeal of STREAM Collaborative on behalf of the owner Lux Ithaca Holdings, LLC for area variance from Section 325-8, Column 10, Percentage of Lot Coverage by Buildings and Column 14/15, Rear Yard requirements of the Zoning Ordinance. The applicant proposes to construct a four story 8-unit apartment building at the property located at 232-236 Dryden Road. The property has two existing building on the parcel and the applicant would like to construct a new building on the eastern portion of land between Dryden Road and Summit Avenue. The two existing buildings on the property occupy 48.7 % of the lot coverage and adding the third building will increase the lot coverage by buildings to 55.1% of the maximum 50%perntted by the ordinance. The proposed new building will front on Dryden Road and will meet the front and side yard setback requirements. Although, the building will be deficient in the required rear yard, having 9 feet of the 20 feet required by the ordinance. The property is located in a CR-4 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. APPEAL #3138 105 VALENTINE PLACE Appeal of the property owner Sarah Hitchcock for an Area Variance from Section 325-8, Column 6, Minimum Lot Area, and Column 11, Front Yard requirements of the zoning ordinance. The applicant proposes to convert the single-family dwelling to a multiple residence that will house five unrelated occupants. The property at 105 Valentine Place is currently a three bedroom single-family home that is limited to three unrelated occupants by the zoning. The house will remain a single dwelling unit, but a large bedroom on the second floor will be divided into two bedrooms and the third-floor activity room will be converted to an additional bedroom to accommodate the five occupants. No exterior alterations are proposed and the property has sufficient off-street parking for the expanded residential use. The R-3aa zone district requires a minimum lot size of 7,000 square feet for the conversion of a single-family home to a multiple residence. The property has a lot area of 5,876 square feet of the 7,000 square feet required by the ordinance. The property also has an existing front yard deficiency that will not be exacerbated by this proposal. The property is located in an R-3aa residential 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 APPEAL #3139 750 & 770 CASCADILLA STREET Appeal of Jax Signs &Neon, Inc. on behalf of the owner Organic Nature, LLC for a Sign Variance from Section 272-6 B (2), Number and Size of Permitted Signs and Section 272-9 A, Setback requirements of the Sign Ordinance. The applicant proposes to install one freestanding sign at 750 Cascadilla Street and three wall signs on the building at 770 Cascadilla Street. Both properties are owned by Organic Nature and serve as the new location for Green Star Coop. The building at 770 Cascadilla Street is situated on a back lot that has access via the 750 Cascadilla Street property. Three signs will be positioned on the North, South and Northeast portions of the building for the purpose of way finding and branding. The sign ordinance permits businesses to have one freestanding sign or two walls signs with a maximum square footage of 50 SF per sign. The applicant proposes three wall signs and one wall sign is permitted by the ordinance having 43.2 SF, but the two additional signs exceed the permitted square footage requirements having 58.1 SF and 118.8 SF of the 50 SF permitted by the ordinance. Due to the proximity of the building, the applicant proposes to install a fourth sign which will serve as a monument sign at the parking lot entrance area at 750 Cascadilla Street. The monument sign will be positioned 7 feet from the property line along Cascadilla Street. Section 272-9, requires monument signs to be 10 feet from any street right-of-way or public highway. Although the monument sign meets the square footage requirement of the ordinance, it is deficient in the number of signs permitted and the required setback having 7 feet of the 10 feet required by the ordinance. The property is located in the MD, Market District in which the proposed use is permitted. However, the Sign Ordinance, Section 272-18 requires that variances be granted before a sign permit is issued. APPEAL #3140 111-115 THE KNOLL Appeal of STREAM Collaborative on behalf of the owner Chesterton House Inc. for a Sign Variance from Section 272-6 B (1), Size and Number of Permitted Signs. The applicant proposes to install two banner signs at the property located at 111-115 The Knoll, known as the Chesterton House. The Chesterton House is located at the end of a long narrow dead-end street that causes way find confusion for the visitors. The two banner signs will be positioned on each side of the driveway to indicate to the visitor that they have reached their destination. The property is located in an R-U residential zone, which allows one 12 square foot sign per property. The applicant proposes to install two 12 square foot banner signs at the property. The property is located in an R-U use district in which the proposed use is permitted. However, the Sign Ordinance, Section 272-18 requires that variances be granted before a sign permit is issued. ACCESSIBILITY: If you have a disability and would like specific accommodation to participate, please contact the City Clerk's Office at 274-6570 by 12:00 p.m., 2-3 business days (not including weekends/holidays) before the meeting. Gino Leonardi, Zoning Administrator Secretary to the Board of Zoning Appeals Publication Dates: September 25, 2019 and September 27, 2019 2 CITY OF ITHACA n w Board iAppeals — Notice of Appeal APPEAL #3136 232-236 DRYDEN ROAD. Appeal of STREAM Collaborative on behalf of the owner Lux Ithaca Holdings, LLC for area variance from Section 325-8, Column 10, Percentage of Lot Coverage by Buildings and Column 14/15, Rear Yard requirements of the Zoning Ordinance. The applicant proposes to construct a four story 8-unit apartment building at the property located at 232-236 :Dryden Road. The property has two existing building on the parcel and the applicant would like to construct a new building on the eastern portion of land between Dryden Road and Summit Avenue. The two existing buildings on the property occupy 48.7 % of the lot coverage and adding the third building will increase the lot coverage by buildings to 55.1% of the maximum 50%permitted by the ordinance. The proposed new building will front on Dryden Road and will meet the front and side yard setback requirements. Although, the building will be deficient in the required rear yard,having 9 feet of the 20 feet required by the ordinance. The property is located in a CR-4 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. gl 9/10/2019 City of Ithaca Board of Zoning Appeals Workshect Appeal Number '13ZA-3136 Address 233-236 Dryden'Road Use District CR-4 'Date 10/1/2019 Applicant Lux Ithaca Holdings LLC Owner Lax Ithaca Holdings UC Application Type- Area Variance Col 7 8 9 11 12 13 umn Nurnber 6 l4d 5 16 Rearyarck %,of deptir Off-stre��,t Off-Street Lot Area LoMdth Nrui*QT0f 1-16Z- %htitl M"11muni Cokunn"rifle Use Accesmry Use of'Lot Coverage FrontYar Y�v-d Sided Other Side Yard Or number of feet� Parking Loading (Sq-Feet) (Feet) Stories Feet BuRding 1-Teigitt whichever is less Exist4lg 2-Bldgs. I Condifionand Existing 0 33864 132.19 4. 40'-10" 48.7% 10, 119' to, 20' Use ----Contlition - Row District 01 None 50%Bldg, House-0' Row House- 20%or 20' 20'Mim Re gi i I ali o ns to r 92 4 45 10 eqd 25%Green All others i, 2 Stories Min, Existing i Multiple Ruire 7,000 40 All Others-Y whichever is less Non�Conforrriing Conditions OK N/A TLYMY-OK OK OK OK OK OR OK OK OK OK N/A Proposed Proposed 8 Unit Multiple Condition and,"or (3-Bidgs- Cl 33864 132.19 4, 44'-6" 55.1% 10, 5r+ 5' 91 Use Trual' District Row Row House-Cl" Regulations for 100 one 4 45 50%Bid& to House- 20%or 20' 20'Min. 'Required 25%Green All Offiem whicheverisleas Stories Min. Proposed Multiple 10,500 40 5 All Others-5 Non-Comfimning Conditions 0K N/A TDMP-OK N/A OK OR OK OK Def OK OK OK Def N/A Prozoosed CR-4 FORN,'l BASE REQU1RFA%ff-NTS Floor Height Parking Setback Pfirnw�v Structure Street Nu;ade Roof Column'rille Structure Tye Doors&Entries Street U pper Garage PaAdng Porches Spacing Lengtli Level Stones Space Proposed Condition Primary 10'-6" 10'-6" Recessed crazy 15' 39' Flat and/or Use Functioning entry:on street-facing 20'min, Front Parch, Rowl-louse: District faqade I min. from At front Stoop or 5'Min,between 100, Regulation for Primary Comer lots- I functionin-entry on 9'rnin- Turrin, trrirnffl-,�,structure !All Other-45' Pitched or Flat R-oof is Allowed Proposed street facing faq fiont facade Recessed entry on on the same parcel Blank-Wall- 8' facadeRequired M ax Note Non- Conforming OR OK OK OK NIL A N/A OK OK 0 K OK Conditions Proposal k ,r 108 F.C:revus sj°---`1Itird Floor I(Ija cH,NY 1485 i-56,10 6 _ r4 .1kt DEP.: RI-NIF, 1 0 F I'LANNI M, 1MtLM ING,ZONINC & 1°.0 II)IN «M W li"EVF LOPIM rNT Gilm Leoliardi, Hoard ari"Zoning Appeals Secretary a ' r� ' 9 I°irl6rrrat rip'"y 7 rro & i say 00'7-274-ir tia p6sil'oa'diis 61N'Rfilhava,gq r BOARD 0 F Z0.N1 N G APPEALS LIC t. TYPE OF a"sPP gi p,: ,SSpr-, Al° PI-Jt°tlI°i plp-'AR,l (,iT)ATf- 1 11/1 tisr-VARIANCE B(,9ILIAN(i l'f;p fl`y : 38763 fRFOtrilt lei EISIGN VARIANCE RECEIPT fl„ 7 irit;trr TK BY�T,,Frt ACTION.DECISION,OR INTERPRETATION OF ZONING OI`Mcr;P — t , . Property Address: Ithaca, NY 14850 Use District;CPr4 ..m . __. Owner' am lux Ithaca Holdin Owner's Address: 119 S CayLiga St, 9jite 301 City`; It State. :-lp - - a lax Ithacal ildings 11 , It 11 a r�. pc�Ilat�l'� t��.: pp-ilpai�t'� dr°�iis: Ithaca NY 14850 Telephone! ,.... F-flail. todd@visumdevelopment.com . Attach f cason for Appeal peal (see-'Zoning Appeal procedure Fey ") . Appellant pell nt (`cr°fitic:ation: I cer-tr it they irtformation ,submitted with the appeal is trite to the best off. raid°` knowledgelbelief, and I have read and anifiamiliar with 0 qf Ithaca Zoning Ordinance sections that cr ,ts y to this appeal (incl. &,,lion 32 5-40, t eser°ibing the powers and duties o 1he Board ra Zr nin Appeals). I gal as ack7 wl d the Board or , ortr'ng Aplaetrla r w-v visit the prop r°tY and I spvcy flc all t,,t er trait.s2nature l have trieUdiscarssed this application Nvith Z"aai ong Division staff ricer to submission. STATE OF NTE S YORK COUNTY Ofv°T MP tN Notary Public available at City Hallr Sworn to this day cal rIMPORTANT. Irrtt +Prt-rt applications gilt be returned to the a licant and the Pppplicant ll have to reapptyi If ANOTHER CITY APPROVAL is required (e.g., Site Plan Review, Subdivision Review, Ithaca Landmarks Preservation Commission Review), this application witt likely not be considered at the next scheduled BZA meeting date. l trta y, blic It an application is, submitted and subsequent CHANGEs are; made to the proposatfprasj ct, a revised; application will be required. The original apptication will not be considered a placehotder for the original PZA hearing date, Zoning Division staff will also not remove contents from earlier MARISSA L ELEIGH VIVENZJOapptications tq comptete a revised application, Applicants are responsible for Notaity Pvblic,State of NewYbtk ensuring all information necessary for processing a Zoning Appeal is submitted NoAM6370939by the applicaiion deadline foiy a given Z a hearing date. Qualified In Tompkins County mltkkin f3 *ak**ak *********Office use f��'I •ak a:�s.€�c a4 t�e:°s e ac s a��ac*t° �a::';iv r; 4;'��c� 's x ah v'c a"r.: l. Ordinance Se tion s for the Appeal: Page 2 r isr i- l�rasrc Section l�cirt p alcd, i ni 0rdjnanccScetjonh6R 90 A 32 - 8 Column 1_0 and 14/1 _.._ 272-:._. ....___m.r. _ _.. ........�.— ...�, • 32 y §272- 325- 272- 2a Application of SEQR,d terminatio ,_........Type I _ rw nFyp 2 _—Unlisted 3. Environmental Assessment form used: bort Envirornnental Assessment t Form Long Environmental tal Form Lead Agency Determination of Significance XCompleted by the Planning Division at preliminary heating for SPR 4. A previous appeal Lj has, N has not,been made for this proposal.- Appeal No ,.. .__ �..mr , dated Appeal No. dated Appeal No dated _ , __ Appeal No. dated . Notes or Special Conditions: C°d'F' ' OF ITUJAC'A Vt1N Peat f °n u cl t t°lay ° lthaca,NyN York 14850-'M90 0 da.R d `d' td N'1'Ctd lad Rrtf d yr i, BUILDING,t.7, t d 1( ECONOMIC dpd, `l,d t rim d. Gino d�con ar di, Board of Zoning Appeals Secretary I9 viepho nt` '607-274-6550 F'av 001-274-05R fsm ail- 0m,) Sulm r t ]IIAS I'an uNI IT'Z 7¢�° 3P'VxG,+�l�dS'(%�aiYa6. ��3"�'tI.6e4 xt41107`SmSIS flF°9Iehm^Ch.S^�k��Affiy@i1"1`FUI SBf:�,�:Ga�S+�''' 20 RD OWNER'S ZONING APP AL#: 3136= DATE: /9/1 TO: BOARD OF ZONING APPEALS (Ithaca, NY): 1 (We) tjjx of 11 , Sift e 301 (Name) (StreetAddress) It , Y 14850 ( 'itv/Nlu nicipaalit.�) (State& Zip Code) Owner of the: property y at Ithaca, NY1485,0 (Street& Number) p am the sole owner of the above-mentioned property. This prop is also owned 1)), and d have a Power of Attorney to authorize this appeal (attach POA), d din hereby authorize —SFFEAM 0DIlaborative to appeal or request a Variance or Special Permit on my (our) behalf. d (,wee) understand the appeal will be heard at the 10/1/19 meetingof the Board od"Zoning Appeals., (date)' (Signature) STATE F Sw F YO ) �® COUNTYOF TOMP, 'INS) €��+tarY Paahl�r a�a�t o@��t t sty ti a�I Sworn toi this day of ,Ltd Iq RISSA LEIGHVIVNi Notary PuiicR Stale of New"dark NO-01VI6370939 Notary Public usi@liedinTompkins County orn mission Exp1res Februa 1 yu 12 Mote to those siening this forml: (1) Owners authorizing another to present an appeal on their behalf should be aware the Berard may, its granting relief,add reasonable conditions rwdnich then become binding on the property. ( ) Especially % ere an Variance is being sought, the ors aner aaaaay be the only person with detailed inform,ation about the pnropae _ that is essential to tire appeal, In such as ease,authorizing another person to appeal May he detrimental to the appeal, unless the owner is either present at the hearing or sends another person, fully prepared to answer questions about the properIN and the feasibility of using it consistent with the Zoning Ordinance, "1` ° OF t 1`1IAC 108 Fait Greco Street—3rd Flom- 1(lutca, Neu York I 4N,150-569�) �. 1� ��1�. 1 `1"ME.N 1°OF i�LANN1 1., RUIL1 1 (;,ZONING � fX1) a .��'11 1� `"1`1 �11'��°11�s��, Girrrr taeon rwrli, ltrrarrd of Zoning ,a' lrlrtrrls �ecrratrrr ° telep1rrmc, r�Err-274-0�o hi%: 007-274-OSt NOTICE OF APPEAL RF'4GARDING ZONING AN . CITY OF ITHACA, NEW YORK APPEAL No. 3136 T Owners of Property within NO m of' 32-236;Dryden Rd. Ith 5, _...w and others interested. iproperty ad res t FROM: Lux Ithaca Holdings,tttgs, LLCapplicable to property narned above. in a(n) CPr4 7onc. (narne Qf person oraHr ar;uation inaking appral) Area Variance Special P rrrrrr El .scVariance Sigtl Variance Acsiorr, Decision,or irarerpreE rrtora=of Zoning Officer "it-v reg lations require you hey` notified of this appeal to the board of Zoning Appeals l i as, described in the attached letter and provide the opportunity for you to comment on it and/or attend;the meetings listed below. Anv rre considered an interested part• may speak for or against the appeal at the meetings listed below, or submit a written statement to the BZ befrrre its designated meeting. There is a time limit ofthree i minutes for each interested part, 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 ball, 108 F. Green St., Third Floor, beginning one Nveck before the scheduled BZA meeting. This arse has also been referred to the "i y's Planning and Development pment oard that will advise the BZA, if granting the relief sought by the appellant will affect lon -tenet planning objectives. The ate of the Planning Board's meeting regarding this appeal is also listed below. The T A ts(; Bo.vitp will consider this case on 9/24119 at 6:01) P.M. in Common Council Chambers, City llall:, 108 k, tireerr St. Ithaca, The BOARD tr 1' t. ac t-t^t�. t-s' wi l l consider. this erase on /1/ at e:00 P.M. in Common Council Chart hers. City I fall, 108 E. Green St. lthac 119 a Cayuga St, SUit e 301 91,9119 Simtzr Appellant Addrcss ttasc t STREAM COLLABORATIVE Sept. 9,2019 architecture + Iandsc De archl t chjre dpc Memo' To: Beard of Zoning Appeals and Property Owners within 200 feet of 238 Dryden Rd. ( 12-11 Summit Ave) Ithaca ICY 14850 Reason for Appeal n behalf of "Lux Ithaca holdings LL ", we are requesting two zoning variances to allow for the construction of a new 8 unit residential complexat the address ahnvre. Please see the attached Reason for Appeal for more information on the required variances. Sincerely, Noah ldmarest I , RA, RL , L:EED AP Principal �� att�strearr� ��la .rtas�� 607.216.8802 STREAM Collaborative architecture+landscape architecture dpc 123 S. Cayuga Street Suite 201 Ithaca,ICY 14850' 238 Dryden R 112-114 Summit Ave Reason for Zoning Appeal 1, Request for rear yard setback modification to q feet for a 15'wide portion of the building in lieu of the required 20 feet.This setback is being measured from a recorded right of way(ROW)that is currently' being reviewed for ownership. The setback variance does not create a condition of encroachment on another building or public right of way. a `Request for a`lot coverage variance of an additional 5% The current allowed coverage is 01YG and we are proposing 55%.This is being requested due to ongoing review regarding ownership of( portions of the site known as Area 'A' and "R' noted as the ROW above if it is determined that area 'A'and 'R' can be, , included with the overall site area the lot coverage falls to 48,4%, Page 2 of 2 500700 64,2-23 500700 64,-I-1 500700 64.-2-5 Fane,Jason H cornell University 14JM Properties VO'Box 642 PO Box DH PO Box 866 Ithaca NY 14851 Ithaca NY 14853 Ithaca NY 14851 500700 64.-2..4 500700 64-2-24 500700 64.-2-22 MI'M Properties Fane,Jason H Pane;Ja,,;(-,)n H PO Box 866 PO Box 642 PO Box 642 Ithaca NY 14851 Ithaca NY 14851 Ithaca NY 14851 500700 64,2-2 500700 64-2-15 500700 64,-2-11 Lutheran Asc of Ithaca Cheurig,Chi-Kay Van De Mark,Yvonne 109 Oak Ave Cheung,Barbara 2068 Mecklenburg Rd Ithaca NY 14850 PO Box 4584 Ithaca NY 14850 Ithaca NY 14952 500700 64-2-13 500700 64.-2-9 500700 64.-2-8 324 Dqden Road,LLC ENP Associates,L.R Caseadilla School 130 Brook"Way 405 Eddy St 116 Summit Ave Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 64,-2-14 500700 64-2-6 500700 64.-2-18 ENP Associates,LP, Lower,Josh Lax Ithaca Holdings,LLC 405 Eddy St PO Box 7058 119 S Cayuga St,S 200 Ithaca NY 14850 Ithaca NY 14851 Ithaca NY 14850 500700 64,2-7 500700 6k4. 2--19i 500700 64.-2-20 Cascadil la School Ca-cadilla School 222 Dryden Road.LLC 116 SunitnitAve 116 Surrutut Ave PO 13ox 6541 Ithaca NY 14850 Ithaca NY 14850 hhacaNY 14851 500700 64,-1-4 500700 64--1-2 500700 64.-9-9 Novarr Mackesey Dev Gamma Alpha Asc Lower,Will Lu-n L Cornell University 116 Oak A-veAve Lower,Patricia N1 1001 W Seneca Si Ithaca NY 14850 433 Floral Ave Ithaca NY 14850 Ithaca NY 14850 50,0700 64,-9-10 500700 64-9-1 50070,0 64-9-8 241 Linden Ave LLC Arnaud off',Emilia Lower,William 1, 307 Bostwick Rd Arnaudoff,Dimeter 433 Floral Ave Ithaca NY 14850 202 Linden Ave Ithaca NY 14850 Ithaca NY 44850 500700 64.-9-2 500700 64-10-3 500700 64-2-26 Po Realty,11X 209-215 Dryden Associates.LLC Collegetown Court,LL.0 18 Smugglers Path 15Mornwood Drive H 8 Prospect St,Suite 200 Ithaca N'Y 14850 Ithaca NY 14850 Ithaca NY 14850 500700 64.-8-9 500700 64-8-1 500700 64,-8-5 Pereboorn,Derk O'Connor,Kevin O'Connor,Kevin Brooks,Nancy E 9 Parkway P? 9 Parkway P1 10,6 Harvard PI Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 64A-I1 500700 64,8-3 500700 64-8-4 301 B ryant Avenue,I.LC Lower,William 1, Lower,William L PO Box 6541 Lower,Patricia M Lower, Patrica A Ithaca NY 14851 433 Floral Ave 433 Floral Ave Ithaca NY 14850 Ithaca NY 14850 500700 64-8-2 500700 64,8-6 500700 64,-8-10 Lower,VVilliam L Red Door Rentals,LLC West Shore Apartments,IJC Lower, Patricia M 1728 Slatenifle Rd 107 Worth St 4331;loralAve Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 31.4-12 Comell Unive"ity PO Box DH Ithaca NY 14853 C'ITN' OF IT AC 109 [%'its(Green Street—3rd Floor Ithacaa. New Vorl} , 1,1jizz�fi ei BIA . IN 1 t 11�1�atGl71� T l^ 1� �l�lif� � & Ew1Ol'4=1 .VELl' NT Gino Leonardi,Board of Zoning Appeals Seeretary E ' T 6�:��ne: �i07R�7� ��f� Fav f�7®�7� �rS 9:s��sil: �q�a�r��i,;aacat "c.r ��sc��.� C ZONING APPEAL CERTIFICA-rio? RE: :if), ofIthaca Berard of Zoning Appeals Zoning appeal g 3136' 1,, `odd Fbx affirm all property owners within two hundred ( 0) feet of the boundaries of the lot(s) tinder consideration have been mailed a copy of the enclosed notice on or before 9/17/2019 loaf"firma 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 depository trader the exclusive care mad custody of the United States Past Office. f farther aflurn the naarics and addresses of the property owners are the same as the most recent assessment nail. l Hl (Appel' nt's Signature) NOAtyPuNic,Statef NewYork NmDIV163700 OuWM InTompkins County CwmWonlrss Nbruary1 ,2 PLEASIR SUBMIT THIS FORM TO� Ciro of Ithaca Zoning Division phone: ( 0 27 - 5 0' 108 i,:., Green St.. 3rd Fl pay€. (607) -655 Ithaca,NY 14850 'pot a, M A :a � h I 1 i dust I In , s W l,,. u w .: { t;p$ ilk jv C _ m a �.._.,....,�.�_ ... _ .................. . _ ,i k _ % � . o f + M1gy P 4 i 3a: aAR U : 4a k 3 22d�a«.:�v �aq fella not Ili $ I "a.a z N >� " �$V"!:.a o!N } Q,� dal*z 0 `��f � �� .�. ass 4 Ru looms: nulls too t x�r 7 a�.µ�s3 a'a' � �k�� 'i �6 xw5 4'�9a a R ARUIRRIS , A »3 ;aa R R;;' �" as ;""'Y °` .. .� �.'„ xgot 1'. us SIZE RN6 a' a s ka 5 g h x 1 a Ia as as U I P jaa a q w hPION, a a ya b kr. 4 R° $ KK pp gge 6 R. S'JR #L d hi Any .Y� R 4 4 2 i^d S q.l'dS g S� § � n ka a § $ ° ane t�' a NMI da a R! sa t Ia a s yta�. �,&asa > aa a a R d�@ark MEN.-,„. §"+ a, akpspuaYt hsg` �a€ y z a t "a fia a p t Hit tk.. AW a C eau.fASOPArs'J?T j w Y a w +. Ip a S a.uWs.Y hum u edKK.h�'CMroaUb CN�.99HP..6E3�a n *u1b4 `M '�?.. f PSL a Y Fib . k�rttU YwMd 7 3 pF .0 r,AxR �i C N e F w gr i.. t 24 a�t' LLJ 'z SUMMIT; CL 00 k 228 �... &3RRYDE 55 " � � Ktlic(rN6 'rvyy' 4 f �@ Pnf nsr*X „ek4C. � WE uaysaVy Y^vim w; ts.a +u¢�srosLiol T AgAdO13AM vqnsIA c Ito GVCOU N3GAUG SEZAII� ----------- it M t WWI -NU; too Qn 4 . . ......... 11,11z",71 417 lam Ulf , oil ply S4 Ev .. .......... .............. .. ......... 7-7 .. ... .. .......... F 4(1 v 5 r -D STREAM 's?tSC M DEVELOPMENT COLLABORATIVE )QUY17,2019, architecture+ 238 _ ROAD Al Eandscape a€t'h tecture dpc CITY OF ITHACA,NY 0STREANI Wlaba7rativv Aith,Yttwro.+L1Pedm a pN T fchitkiaurc D G p 60721,G W2,�kiuty W$TR,-AmC0LA C0K4. CITY OF FITIACA 108'E'ast Green Stet Ithaca,New York 14850-5690 lb- At aw 8/7/2019 Receipt#60743 LIA Ithaca Holdings,LLC Marissa Shaw Area Variance # 3136 for 238 Dryden Road` 119 S. Cayugga Strut, Salta 301 Ithaca NY' 14850 Qty Description Permit # price Extended Price' A8020- 110 1; Area Variance (Multiple/Comm, $150.0015td. � Total Price $150.00 Date Check Pay ¢ t / 01 1 1som Total Payment Balance sae City of Ithaca, NY- 750 Foot Buffer for Parcel -Final Tax Roll t LIN ;v S Ti. Jll� LEGEND 1 041 ES FL MEMMAL '.Nl t't MA lirTAg"!rfvtl* v, oy)Osijyfid "Kw Tax Parcels w Related Historic Prop W�7 Q Mi 6LEAdHER#",jjj City Owned Property KAPPA KALL HO 0 Historic District y WAS Plik7WftA WM"' T V KI-MHt =tAll Historic Properties SU8,87AIkUh 11 Parking Lots and Garages SCHOEUKOPF i"'W",_F C r N Buildings 6 4�� WMILL' Railroad EN -R BAII6j Parcel fl of Border Park Impervious Surfaces —J,'Zi P.-d Prkll, 7, IE SLDG Paved R,,d,,y,r P,bl,,Road MUA G U11p.,.d Dr—or walk or Suff 7- HIJMPHREYS 4� Waterway BUILD R�OKTAITW4 :3 ......... I , � I �..........�! AC E, t r 9MANCE LL 2 --E-!I NIC 'cd T 'T O lt q L z' I "jVTI7 N y A 3 ibu WM" 1-5,049 841.47 Feet Data OMWIned on Oft 079p VMS pmovidod or darlived frOM doW defirdopod or cori by the City of Mum and Is 11mbestavogabtatudate,The WWni do ravorma the==M or tompli of the kftnobw Printed: 9/18/2019 P**wyed by V*dal;ii. * f d � ry CITY OF ITHACA myy� at Board of Zoning Appeals Notice of Appeal Appeal ofthe property owner, Sarah Hitchcock-, for an Area Variance from ection 25- , Column 6, Mirrirriratra Lot;Area, and Colrar l 1, Front Yard regrairernents of the zoning ordinance, The applicant proposes to convert the single-family dwelling to a multiple residence that will house flare unrelated occupants. The property at 105 Valentine Place is currently a three bedroom single-family dome that is limited to throe unrelated occupants by the zoning..The house will remain a single dwelling unit,but a large bedroom on the second floor will be divided into two bedrooms and the third-floor activity room Nvill be converted to are additional bedroom, to accommodate the five occupants. No exterior alterations are proposed and the Property has sufficient off-street parking for the expanded residential use. "l'lae R-3aa zone district requires a minim-urn,lot sire. of 7,000 square foot for the conversion of a sin l -f rraily home to a multiple residence.The property has a lot area of 5,876;square feet of the 7,1700 square feet required by the ordinance. The property also has an existing front yard deficiency that will .not be.exacerbated by this proposal, The properly is located in an R-. as residential use district in which, the proposed use is pertnitted. However, Section 325-38 requires that an area variance be granted betbre a building laerini.t is issued., t /a.7 01 City of Ithaea Board of Zoning Appeals Worksheet Appeal Number BZA-3138 Address 105 Valentine Place Use, District R-3aa Date 10/1/2019 Applicant Sarah Hitchcock Owner Sarah Hitchcock Application Type: Area Variance Coluni'll 2 3 4 5 6 7 8 9 10 11 12 13 14r1 15 16 ecessory �Off-Street Off-Street Lot Area Lot Width Nuarber of fleight,in %of Lot Other Side Rear yard: %of depth MiniMU111 Column Title Use i i Front Yard 1 Side Yard or number of feet, Building Use Parking Loading (Sq,feet) (Feet) Stories Feet Coverage Yard whichever is less Heialit -111!511777� Existing Family Condition and 3 5,876 75 3 27'+/- 22.7% 8.11 25' 13.4' 37.3'/42.6% 3 Use Tamil 7 District Multiple on 20%or 50'but not Regulations for Dwelling 1 Required 5,000 Alt} 3 35 35% to to 5 less than,201 2 Stories Existing Zone Note Non- Conforating Ok N/A Ok N/A Ok Ok Ok Ok Ok Def. Ok Ok Ok Ok Conditions Proposed Multiple Condition 3 5,876 75 3 271 217% 8Y 25' 13.4' 37.3'/42.6% 3 and/or Use Residence District Multiple None 20%or 50'but not Regulation for Dwelling 2 7,000 50 3 35 35% 10 10 5 2 Stories Proposed Zone Required less than 20' Note Most; For nxing Ok Det". Ok Ok Ok Ok N/A Ok MIA Del. Ok Ok Ok Ok Conditionli for proposal- No tes: CITY OF fTRACA 10 E. r e�°r�St.—Third Floor li��ac , 1 485f�- �s �&� camDE PARIMENT OF PLANNING, BUILDING,ZONING&ECONOMIC DEVELOPMENT " . Gino Le"oa°aa rdi, Board of Zoning Appeals Secretarl relephone: 60 274-6550 tax. 607-274.655 E-Mail: lrotiardia ii)city ritli tcGa,o BOARD OF IN ALAPPLICATION I TYPE OF APPEAL AREA VARIANCE PP,,',J: : (M111raD aavcr%FF) SPECIAL PEawl°t II . Ci 6 "I` ,: r USE VARI NCI-1 BTAIDING PERTA"T�m e t11 k°� �� l FT,)) ACT]ON,DECISION,OR I TFRPRETATI ON OF; ONIN OFFICER .2. Property Addxess: i(IT101le Use District: —R Owner's Name, -ier's Address: City: ' State: � fir: Appellant's Address City: eft � � State: f � _. .......m zip. _ b Telephone: E-Mail: a a t ra . Attach Reason forAppeal (see" ortin A1:)p a t Procedure Form") ") 5. Appeiia nt Certification, I' ceart a the ii?for°rrt ation submitted with the appeal is tri4e to the bast (,,If Iny l aacatlr,l t/ a Tie and I have read and ainjamiliar with City raf t��aca e�a�r"r��ter° ra n�.e sections that ar pl�tat dais appeal (in Section 325-40, describing the powers and :ti s of t r a of Zoning Appeals), Asia acknowledge the Board of Zoning,4ppeals may visill the property'and I spec tfical�v permit such h visits, '4 I have met/discassed this application with 'Zoning �.el a Tit`�i aaatttr Div siotl staff-P - 6 saataraalssiotl. Ia TA"I E OF NIzW, Y 0 RK COUNT'Y OF TOM r . �Not, ublic avallableatcity Haall, swga to this 1 clr f' IMPORTANT INCOMPLETE applications will be returned to the applicant and the ,a. M applicant will have to reapply, m If ANOTHER CITY APPROVAL is required (d,g., Site Plan Review, Subdivision Review, Ithaca Landmarks Preservation Commission Review),this application will likely :. not be considered at the next scheduled 8ZA meeting date. Notary Pta is If an application is submitted and subsequent cHANGEs are made to the proposal/project, a revised application wilt be required. The original application will not be considered a placeholder for the original B A Dearing M ICHAEL S date. Zoning Division staff will also not remove contents from earlier L)c,9018JR162T3800 applications to complete a revised application. Applicants are responsible for Notary I of New YOrk ensuring all'information necessary for processing a Zoning A peat is submitted QVSI&Adin CZy'-y;-C my by the application deadline for a given B A hearing date. as e Expire$ DE C,2a, ***Office use only********** I. Ordinance Sectiou(s) fior the Appeal: Page 2 Zonip.Ly, Ordingnce Section being x ga -i beip Appealed led_ 5jMOrdinanee Sectioi -g- 0 §325- 8 Columns 6 and 11. §272- 0 §325- §2 72- a §272- a §325- §272- 0 §325- §272- 0 §325- 2- 2. Application of SEQR determination: —'Fype I X Type 2< Unlisted I Environmental Assessment forn-i used- Short Environniental Assessiri,ent Foini. Long Environmental Assessment Fenn Lead Agency, Determination of Significance Completed,by the Planning,,Division at prelinrinar_y hearing fo SPR X Not Applicable(No environtnental review necessaTy) 4.A previous appeal 'Lj has, E has not, been made forth'Is proposal: Appeal No. dated Appeal No. dated,,---- Appeal No dated A- ppeal No. dated S.Notes or Special Conditions: _ Sarah Hitchcock 26 told Route 29 ' New Palt ,NeNv York 12S61 Re 105 Valentine Place,Ithaca,Y Area Variance Appeal: Dear Zoning Board, This is my application for an area variance for my house at>105 Valentine Place ,which is in an It- as zone where multiple dwellings are a permitted use. l am requesting that the designation for the house be changed from a single family house with a maximum of 3 unrelated purple,to a-erne unit multiple duelling with a maximum of S unrelated people. The factor which does not conform to the details oflt- daa and limits the number of unrelated people livingin the house is the size ofthe lot. l aria asking that the zoning board grant an area variance on my property at 105 Valentine Place for lot area.. if the are variance were granted the house would become a l unit multiple&4,Wg, xvkh 5 occupants as;permitted in the l - aa erne: ENCLOSURES Appeals Application Form (notarized) o including this letter of description of the proposed prqject • A-check for 150 to cover the application fee • Lit of all properties within 2 ha of the perimeter of the subject property • Notice of Appeal (tea be sent to neighbors) o including a draft letter;description of the proposed project • Photographs ofHouse and Neighborhood hborhood • Property survey • Building Plans. Proposed 2nd and 31 Floor Plans Existing 2 d and 31 floor Plans * Existing House/Porch Plana * E xistingGarage Plan.. 105 1,"alenfin:Place,Area t ariance Appel A zr amt 12, 2019, Page VARIANCEAREA REQUEST—LOT AREA The area variance refers to the fact that the lot is smaller than is required by the city in the l -3aa zone where my single fancily house is located,to be considered a multiple dwelling. The zoning requirement is 7,000 square feet(S ) for amultiple dwelling with a ma irttrutr of dwelling units. My lot is about 5,876 square feet SF), Since 7,000 SF would be sufficient for 3 dwelling units, it world certainly seem logical; that my existing 5,876 SIEw lot would be sufficient for only l;dwelling unit. In effect, it would be a minor deviation from the 7,000 SF lot area requirement., EFFECT ONNEI —NOT S S TI EFFECT ON ENVIRONMENT-POSITIVE 1� The lot coverage allowed in an l -3aa tome is 35%. The area of the house/porch and garage is l;-352, SF on my 5,876 SF site, so the lot coverage would be only ,Ffiis allows ample outdoor space. There is a spacious;lavvlu on the north side of the house with a fence and mature evergreen buffer. fly north side yard abuts the rear yard of the neighbor,the neighbor has a garage near their rear property line which' further buffers their property, lily 2 car garage buffers nay property at the rear from the neighbor's rear yard. The driveway is on the south side of the house, The property to the south is a small vacant lot. Across rile street is Colle town Terrace which is a very high density student housing development. The tenants that we have typically had are sitnilar'to Collegetown Terrace. It appears that most if not all)of the old houses within 200 feet ofnly site are student rentals as well. H ,. tff ire wl t tl Based on the number and size of the existing bedrooms single and, d uble`a,the l -3aa zonin , would allow either 6 related people or 3 unrelated people to live in the house. The current situation as a single family rental is that only 3 people live in the}louse with one double bedroom on the second floor used as a single and one double bedroom on the third'floor used as a sturdy evert though there is ample living space on the first floor.. s shown on the proposed floor playas the proposed distribution of tenants.would be one person in each of the four bedrooms on the second floor and a single person in the bedroom on the third floor. This will increase the occupancy from 3 to 5 tenants without impacting the property s exterior in;any vvr y,.This= more efficient use of existing space would be consistent with the city+"s response to the global need to more wisely use our world's resources and reduce our per person impact oil the earthy The simple change inside ofthe house of subdividing one large bedroom on the second:floor into two bedrooms will not impact the exterior or the slLeetseape in any way. The property has ample existing on- site parking,two spaces in the garage and° spaces in front of the garage, Oill two spaces are required by zoning for a dwelling unit with 5 bedrooms. I feel that it is safe to say that the effect oil the character' of the Collegtown Terrace/"valentine Place neighborhood of having two additional people living in the house would be insignificant. 10.E €alent ne Place,Area Variance e Appeal, Atigust 12, 2019, Page 3 HARDSHIP—FINANCILAL After I went through a divorce, I bought the house at Valentine place to house pry daughter who was attending Cornell as an undergraduate, her dog,Neptune,myself,and when my youngest son completed his undergraduate studies he attended Cornell„graduate school,and moved into the house, as did a consul, also attending Co ell, y son used the third'floor bedroom. later, I decided to attend grad school for music therapy in the Fludson Valley area and since that time, I have split rny days between Ithaca and Nev Paltz. I am still a student at New Paltz and have a few more years of thesis, internships and advanced certification to complete before I have<frnished that process. ,I am also,,vorking on a part time basis with people with drug addiction and trauma. My goal is to return to Ithaca when nay time in the Hudson `alley is over. I disclose these details so that you can understand why it is important for rare to attain the variance. Al;this time the rent received from three tenants fal is far short of covering,the mortgage,taxes„ general, maintenance,property management ement expenses and seasonal expenses like snow`plo-wing and lawn maintenance,and larger ticket items like exterior-painting. 'I do astnuchasl can but I still fall well short of covering the expenses The financial burden has become a significant hardship for rite. I look forward to working with you on this natter of a zoning variance for my house. Sincerely, Sarah Hitchcock: 6 Old Route 29 New F Maltz,New Fork 12561, 45-5 6- 54 CITY OF ITHACA 4 108]KastGreenStreet-3rd Floor thaea, w 'ork 1 0-5690 h 1Fl F F T IF T t F" LkI 7,BUILDING, 1 GNOMIC F .l� 'I r I "ITT �° Gino Leonardi,Board of Zoning Apl)eals Secretary ��Art r Telephone: 0 7-274-655 Fav 7 27�t- 58 rrraf to �� nr��`cli��c it��t�r��r.ra�� :. - NOTICE OF APPEAL RFJ,G.kRDING ZONING OR SIGN O. DI CITY OF ITHACA, NEW YORK �U FLAL NO.j m. TO Ow and�Property -vvi in 200 Feet o _._� .��.... get' _� ��a�.w---- - �(Z C`- -- gad cif ��A ��ate rested. (property a drr ss FROM: 1 r `.°_ applicable to property rrxreri above, (rr) orre.: (narne of pers,on or organization maling appeal) REG TU)IN (check tapproptiate box)9 Area Variance E_ Special Permit' . Use Variance Sip, Variance Action, Decision,or Interpretation of Zoning officer City„ regulations require you be notified of this appeal to the Board of Zoning Appeals (_ , 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 statem,cut to the BZA before its designated meeting. There is a time limit of three ) rrrmotes for each interested part), to address the BZA during the Public Hearing portion of the meeting. The Board of Zoning Appeals bases its decision primarily on the mitten evidence submitted and presented to it,;the testimony on of interested parties, and zoning and legal considerations. The written ease' 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 rase has also been referred to the i y's Planning and Development Board that will advise the BZA, if granting the relief sought by the appellant will affect long-terra, planning objectives. The Aare of the Planning ward's meeting regarding this appeal is also listed below. The PLANNING BOARD will consider this case on t� i at tl RM. itr Common Council Cbarn bers, City Hall, 10 8 E. G-reen St. Ithaca; The BOARD OF OIM+t EEL will consider this case on- �� ; � � C�� at .-00 P,M. in Common Council Chambers,_City liall, 108 E. Green i. Ithaca. Signature of AppeHanl, Address k�rte /V) u e' 6 �.. 59 799 ,- -1 Gabriel, ChdstopherT Gabriel, Kris Krisly Lynn 926 E State StIthaca NY 14850 500700 83.-5-7Yeung, Herman K Olney, Vft 914to StIthaca NY 14850 5799 9_; -1 East Seneca Properties, LLC 217 Utica' St Ithaca NY 159 500700 89.-3-14 Carpenter, Carl T Carpenter, Elizabeth 241 Elm St Ext Ithaca 14850 07 83.-5-BSukle, Robert J 912 E State StIthaca NY" 14850 500700 -5- lfan , Joyce A 915 E State St Ithaca 14850 59799 89.-3-2 East Seneca Properties, LLC 217 Epics St Ithaca 'Y 14850 500700 89.- -15 Bell, Sarah H 26 Old Route 99 New PaltzY 12561 500700 9.- - enter, Carl T Carpenter, Elizabeth 241 Elm St Ithaca NY _ 14850 9799 W-3-13 Nftios, Serafirn Nitsios, Doris PO Box 1109 Dryden NY` 135 ' 500700 9A-1 Facer, Francis A 937 E State StIth Y" 14850 57 .- -5 r, Francis A 97 E StateIthaca NY 1559 500700 89.-3-4Car El1 l Inc1 Elm St Ithaca NY 14850 9700 89.-5-51 Cry h 1 , Raymond Crognale, Gretchen L 933 E State Stlth € "` 14850 599799 5 �- -15.4 WA Phase111, LLC 1 91 West Seneca St Ithaca Y 14850 51790 83.-2-15.2 VVA Phase l & 11, LLC 1001WSenecaSt'; Ithaca NY 14850 5 700 83.-2-153 VVA Phase l & 11, LLC 1001 W Seneca St Ithaca 15 �F arab Hitchcock l(T5 Valentine Place Ithaca,New York, 14850 September 17,2019 Tear Neighbor, hbor I am writing to you today because l am the owner ofthe house at 105 Valentine Place, Ithaca,New York. I a.rn,in the process ofrequesting an area variance for my house related to the size of my lot,which would have the effect of changing the number of permitted, related occupants born 3 to 5. If I were still living in the house with my family°, fr related occupants would be permitted. The area variance is needed because I' do not currently live in the house, .,fhe house is rn a -5aa zone and multiple residences are allowed. With the area variance, the house would become a one unit,,multiple dwelling. The;required lot size for up to three dwelling units is 7,000 square feet. With the variance, tray house would have only one dwellnig unit.on the 5,876 square feet lot; The property has an existiug front yard'deficiencyr, with a front yard of 8.l' of the reolr.r[red I ' This- deficiency Nvill not, be increased as a result of the proposed increase in,occupancy, The only charge to the property would be dividing one large bedroorn into two bedrooms on the second floor. This would create appropriate space for five unrelated individuals to comfortably live in the house> without any visual impact on the streetscape or surrounding neighborhood,, The modest increase in density on the property would comply with the global need to be mindful of the wise rise: of our earth"s limited resources and reducing personal space in a'thoughtful way:; The property has three off-street parkin-sports, Two are requ irped by ronin; Thank you, Your neighbor, Sarah I-Iitchoocl is 44*-41' �' � �( �`i`m�raq a t9ra€.��'� •� 5g� �'yam,", A4y: 8.. yr. c 1'; r 6 '5 4 4 t 4 1 �O3'4EI c 2M I t444 4t°x05 Wa � as � 4 i t�8 rva it A+'k -7wrow—m4s -,i.P:veI a._4P-fV OF tAfgAIA.� t.OUWfY OF -t'9MFIVI:W-, km z 'CARE Of E�iC'wf"a'dfz r«ram C E�£ktY &.w,i�eesa Sirs r,"4g e,fti LL,='.-•,� x W,v surf KEWC,4+&rp ahis�.�.rayst ,v'AttN Seca' s' e"r.5 srwzor:t ur`a cmmk# KAGAN,LAND SUAW'aM MXX 4,».+*tttceRtx"�.t�.ayst+Ft`wrtNua�ww.o¢otraasatMwrucxtroegr+eatic:sirurRw C) G' urs a t5 a§,, �Gs taas6¢t� we Mi&�- ac "A.Im WOW0 gmEfT W-ItN DL-1u.%tertxcA*KISE 4fi`UIr santP9s to =fit* ur aa:4°"r t r S 6W rit'.^tt.ory Lfe.m AC16N?ds%VSn Wlff WIDPW OR kw 1 c V-a rrKI e r r s° �e• f / w dv c s r E r Aa r� sraUee I heieoy certity to e rr '€err r r r a ce , ze,� tolls `*E.,�sr>fi',p toe Itvat I am a flcertsadjarA surveyor,New York State License No, aY,96'.Y z- and that the map correctly delineates an;actuat survey on the ground made by me or under my diced su perwistun.that it was prepared in ar itd *Ih thfj current cads of precece for IsM two surveys an led by the Now York AMW,86on of ptofessionad 4and Surreym-%and Chaff I Cound no vistla omtoachments e19her way armss property Mines except as shower hereon SC dfECI; DATED! 17 E EXISTING BEDROOM EXISTING BEDROOM w BATHROOM � I PROPOSED BEDROOM 105 SF" PROPOSED BEDROOM 84 SF ------------------------------------ PROPOSED SECOND FLOOR `' �E3 V xe 105 VALENTINEPLACEITHACA, NY August 12, 2019 El BkFHROOM EXISTING 286 SF (?ENTABLE AS BEDROOM WITH ZONNG VAR ANCE) THIRDPROPOSED l� = - " 105 VALENTINE PLACE ITHACA, ICY EXISTING BEDROOM I'STING BEDROOM 121 SF 101 SF BKFHROOM 0 ) EXISTING BEDROOM 225 SF EXISTING SECOND FLOOR PLAN 105 VALENTINE PLACE ITHACA, NY August 12, 2019 r` LJ BATHROOM EXISTING BEDROOM 26. SF (NOT' R-NTABLE AS BEDROOM DUE TO ZONWG RESTR( ION) THIRDEXISTING 1 PI = V-op ITHACA, NY August 12, 201 Use: 765 SF hovered Front Porch; 245 SF �M tom_ EXISTING HOUSEMORCH PLAN P—C ITHAak, NY August 12, 2 1 Garage Area: 382 SF EXISTING 2 CAR GARAGE PLAN V—O" 105 VALENTINE PLACE ITHACA, NY kuqust 12, 2019 H � � r 1 d as �� m "any Me iM. woo Wax', e �z m ' (i AN 1H Ark 1 I ! ��;.. Y 1 ! a„ 1 £ U 4 1 � a k ask •, ,.M o- , Y S ik n t" 2 t r n � � a J � Mot b �.,. mr .. 3 `.'� ��1 iW9 Y • t � '� '�° yam .. � �'' �. a I', a, a a .w �wk ISM � W n s i F fb fi o- a 1p, ............. s� 14 .. r nt a .,mm 41 ".��• n,. "� '°6 W `q girt '� AFT l, � m 4 All as t Pg M K a w* + do a y a w ar s as S ✓ t 4e t kt 1 s � v y ° a ° Ile;`I J01 r hillp /Tw 1/ c i 4V t. 4' 9 h 4 ti t,5,lM " XN M1 � a: w. " J 4 s n} a � t aa 4 x° £ 5 x a � ; r i £ s . e s t g £ � r tY" �t £ 41, Ya � £ uu x r tc� "k Y 3 l �t 1 4 F o-y r j '♦a �tY t 1S�iY�y�S P i< k 6 xt 5 n t fUSi 4 � t x r� 3 1 n � 5 � k x x 4 IT r x y 'S4 w+ p Iur i4 w ,sMwawe k ' I Elmtgv o; a CITY OIL 11TIACA 108 East Grecii Street. Ithaca,New York 14 50-5690 BUILDING DIVISION- 4 Floor 8/15/2019 Receipt#60818 Sarah Hitchcock 26 01d Route 299 Area Variance #3138" for 105 ValentinePlace w Paltz NY 1 561 ty Description Permit # Price Extended Price] A8020- .110 1 Area Variance (Multiple/Comm. $1 m $150,00 Total Price ` 1 0.00 Date Check . Total Payment Balance sae 0 d p N @ L = N U o Z N 3 AP r sl MT, adI LL '�. co Q � U -O e U o -77 co L a� 4. Fr�:idN:. ` '"",•,.�r: k � "' ..t <,1� St A lj r3}J} � I o m.O m LL MUR rs t ) [ i k T CITY OF ITHACA n w Board iAppeals — Notice of Appeal APPEAL #3139 750 & 770 CASCA ILLA STREET Appeal of Jax Signs &Neon, Inc. on behalf of the owner Organic Nature, LLC for a Sign Variance from Section 272-6 B (2),Number and Size of Permitted Signs and Section 272-9 A, Setback requirements of the Sign Ordinance. The applicant proposes to install one freestanding sign at 750 Cascadilla Street and three wall signs on the building at 770 Cascadilla Street. Both properties are owned by Organic Nature and serve as the new location for Green Star Coop. The building at 770 Cascadilla Street is situated on a back lot that has access via the 750 Cascadilla Street property. Three signs will be positioned on the North, South and Northeast portions of the building for the purpose of way finding and branding. The sign ordinance permits businesses to have one freestanding sign or two walls signs with a maximum square footage of 50 SF per sign. The applicant proposes three wall signs and one wall sign is permitted by the ordinance having 43.2 SF,but the two additional signs exceed the permitted square footage requirements having 5 8.1 SF and 118.8 SF of the 50 SF permitted by the ordinance. Due to the proximity of the building, the applicant proposes to install a fourth sign which will serve as a monument sign at the parking lot entrance area at 750 Cascadilla Street. The monument sign will. be positioned 7 feet from the property line along Cascadilla Street. Section 272-9, requires monument signs to be 10 feet from any street right-of-way or public highway. Although the monument sign meets the square footage requirement of the ordinance, it is deficient in the number of signs permitted and the required setback having 7 feet of the 1.0 feet required by the ordinance. The property is located in the MD, Market District in which the proposed use is permitted. However, the Sign Ordinance, Section 272-18 requires that variances be granted before a sign permit is issued. gl 9/17/2019 ° a � v en � cz cz Y v c v �., a5 v a kn a o~ v cz U14 x `s4 va 6 v cn Q v C� -0 W ct v v p o p � o -a v � ° o *� d d 0 o a Q W y kn ono ono ono � W 4.1 U a ap U 6-0 i '® Ct cz � N p� C cz U ° � o ca y v s m p 'IT it 4" ? o cry E y T CITY OF ITRACA 108 E.Grieen St.--Third Floor Cthaca, 148i0-5 ti DEPARTNIENT OF PLANNING,BIJILDING, OitG&ECONOAAIC DEVEWPMENT' y Y. tiairto Leon ardi,Board of Zoning Appeals Secretary P 9 J telephone, titi7-27 -6550 laxa 417 4-6558 k Nl9€B: OF ZONING APPEALS a T10N C.TYPE OF APPEAL:El �VARI � f iFI'LlE IN r I � s€�rrr PE( A.t.PER4NUT" HEARING ATE, µ ACTION,DES'tsl 'l,OR fN'LRPRETA-rtON OF ZONING OFFICER' .Property Address: I � :L. _�._. w Lisp District: ONN,nerps rn : 1 , tAt0wti.r's A d&e ss: City: Zip :3. Pay llant's Name; �..w.,: 1 at's Address: City: t : - Zip:— J 3 . Attach Reason for Appeal(se "Zoning Appeal ProcedureForm")' 5. Appellant Certification-c tion- I a:er_tt fy the irafortnation submitted vvi(lr the appeal is true to the beet 4 f. array ltrrorvledl elbeligf arr d I have read and a arrr,farrriliaat with City arf'fthac.ca Zoning Ordinance sections that a)ply to this appeal(incl. Section 32.E-40, describing thepo er°s and duties gfthe Board ofZoarrra lrpeals�). lalso cackno r^r' dge the Board d of'Zoning App,ealstnay visit the property(Ind I specificallypermit such visits. .• . LJ t have rnet/discussed this application with Zoning Division staff pLiQr to submissitid: "iat ignature aT ATE'' CAI°'NEW YO F LT Ja"" 'C CP .[NS �tary Puk lic available at City IL Sworn to t%is V d y of IMPR"t'AP#"r 1,,4compaTE apptications;wrll be returned to the applicant and the ry _ applicant will have to reapply. If ANOTHER Ctrpavi is required ( a .„ Site'Plars Review,Suaivisiattevt w� Ithaca Landmarks preservation Commission Review), this apptication vartt tikes ' °.. not be considered at the next schedraled BZA meeting date v Public If an application is submitted and subsequent CHANGES are made to the proposal/project, a revised application will be required The original application tvitt not be considered a placehotder for the original B7A hearing date. Zoning Division staff wilt atso not remove contents from earlier applications to complete a revised application. Applicants are responsible for a, ensuring all information necessary for processing..a Zoning Appeal is submitted by the application deadline for a given BZA hearing date. a°c* °r,*«c**1;:********roc***-A**Ic*c Office use only 1. Ordinance S cction(s) for the Appeala Page 2 chin,) Ordinance Section being AppealedSi ,n �rdinanc Section bei 32 2 -' §32 - 222 § 2 - 272 2 _ 272 _ §32 — 272- 2, pplic tion of SEQR determination:tion: ype l _ . yj Ie 2 _Unlisted. . E'nvironment i;Assessment orni used: X Short Env-ronnient l Assessment Form Long Environmental Forte Lead Agency Determination tion of Significance Completed by the Planning Division -at preliminary heafing for SIT; A previous appeal 0 his, E has not, eery*made for this.proposal; Appeal No. . dated Appeal No. dated Appeal No. , dated Appeal No. dated. 5. Dates or Special Conditions: CITY Of ITHACA 108 Last Green Street Floor Ititaea�New Yorlt 1 - 690 DEPARTMENT OF PIS ,BUILDING,ZONING&ECONONUC DEVE LOPMENT Ginn Lconardi,Board of Zoning Appeals Secretary' Tcl shoat : - 'Pax: 607- 7 a Frail: gleonardlt cityofatlwa�cs,or LYSUMMITTfU M IFZONING APPEAL PLa ATION IS HENGSUAMIMNSIGNED OV sCa CURRENT turtrttb rlttP OWNER'S AUTHORIZATION FORM TO: BOARD OF ZONING APPEALS(Ithaca, of in ) Street Address Pieloth its i' ity is llty (State(State&Zip Code) Owner of the propertyat (Street&Number IT?,/am the sole owner of the above-mentioned rut e 11 This property also owned by and I have a Power of Attoracy to authorize this appeal(attach . Otn -Locl^ 1 do hereby authorize � cal or request Variance or Special P t ova oar behalf. a understand ppe" I be heard at the meeting oft e Board of Zoning Appe .' died inawaar T s, COUNTY OF TOMPKINS) fary Public evadable at 0ty Hall, Swornto this JASON M CRANE Notary Pubs,State 01 New Yo*' ubee om Iva, t 6 2 Notary Public orrshstl a l Asall d, 6 tbthose signing tie fo IiOwners authorizing uuthorizing 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, ( Especially where a Variance is being sought,the owner may bete only person with eta it Inforrantion about the property that is essential to the appeal. In such a case,authorizing another person to appeal way be detrimental to the appeal,unlessthe owner either present at the hearing or sandaa another person fully prepared tounswer questions out the property and the feasibility of rasing it consistent with the Zoning Ordinance. Design and fabricate 1 1 sets of internally illuminated channel letters"GreenStar Food Co+Op"and ( ) Tomatoes.These channels will be low voltage leds and low voltage power supplies.The channel letters will be mounted onto newly fabricated aluminum backer panels which will house all the wiring and power supplies, Lower sign will be 1 oz banner that can be changed as per customers approved artwork.The rein wood structure will be " x 6"woad posts and roof members.Top will be corrugated metal roofing as per customers approved color. lase will be fabricated with wood frame and coveredi with cultured stone as per customers approved stone. Base;will also have wood slat bench as per drawing. ILLUM CHANNEL5-Design and fabricate internally illuminated channel letters(as per drawing#1/ftp) Channel backs will be 3mm composite aluminum. Returns will be factory finish aluminum. Letters will be illuminated with low voltage led's and low voltage power supplies. Faces will be /16" acrylic with translucent vinyl(color to be selected from; standard colors"available). Faces will have 1"Jewelike ed e'lrim. f" ,, ILLUM CHANNELS-Design and fabricate internally illuminated channel letters(as per drawing#1/ 1,., Channel backs will be 3mm composite aluminum. Returns will be factory finish aluminum Letters will be< illuminated with low voltage led's and low voltage power supplies, Faces will be /J 6"acrylic with translucent vinyl(color to be selected from standard colors available). Fads will have t"Jewelitd edetrirr: yj Non-illuminated letters Welcome to Ithaca, Green Star Food Co+Op, Dimensional Veggies andTomato.; These will be fabricated with 6mm thick composite aluminum panels.Graphics and tomato to be digitally printed. Letters to be opaque vinyls as per customers approved colors. bar., GRU August 16,01 Board of Zoning Appeals; City of Ithaca 108 E. Green St. Ithaca,NY 14850' Members of the.Board of ZoningAppeals: Green Star r Food Co+op is requesting multi ie sign variances frorn the requirements of the oning regulati s as they apply to the prop r°ty at 770 Cascadilla Street'in the.City of Ithaca: Green tar's signs are an essential component of its business and overall marketing strategy and prominent display of its logo can help reinforce Green tar's brand within the community. Please refer to the enclosures for visual detail of the proposed si nage,, Variance Request for Monument Sign The City:of"Ithaca commercial zoning regulation states,"no freestanding sign or sign structure shall be erected or maintained in each a manner as to project over or above any street,public highway ter°waterway,nor shall any such freestanding sign be erected or maintained in such to manner as to 1aroject`within 18 inches of a public or private right-of-way or tire inner edge of°a public highway, sidewalk or waterway. Said signs or sign structures shall be set hack at least 10 feet from any public Inghw ay or street right-of-way." Dire to space and risibility constraints Greer tar Food Coop requests that its freestanding, monument sign to be set approximately 7 , from the property, litre to ensure clear visibility of the parking lot entrance. Variance Request for Wall Signs( -# ) The City of Ithaca rforrunercW zoning regulations alloNvs for one freestanding sign or structure or two wall signs in lien ofa fr-eestaatafingo sign. Additionally, zoning,regulations stipulate that each sign be rrcr;more than a total of daft square feet: It is orrr intent to ask.the City of Ithaca to allow Green Star Food Co+op to erect one, free standing iflurninated rrttrrtument sign(80 sq. I'f) in addition to three illuminated wall signs described below: (#2) 12' 3.6' Total 43.2 sq. ft. +#%) 15 ` it 3.75' Total: 58.I sq. ft; Sign 94 combines the"GreenStar FoodCo-op"logo and a mural reading"Welcome to Ithaca"and is approxiina el,290feet fi-om North Fulton Street. Green tar is pleased to include a "Welcome to Ithaca." mural to serve as a vibrant and friendly �ateway sign for the comrtr.un€ty. Thank you for ytrtrr consideration Sincerely. .r Brandon Kanel General Manager, Green tar ljirod Co op fare behalf ofOrganic Nature) t w CITY OF ITT C A r 108 East Green Street —.Ir°d fleet Ithaca,New Yor°lr I h-5690 ' D I l��l`l�'Il��N a OF PLANNING,BUILDING,ZONING ECONOMIC"DEVELOPMENT Gino Leonarth,Board of Zoning Appeals Secretary REGARDING- NOTICE OF APPEAL ZONING OR SIGN ANC CITY OF ITHACA, NEW YORK 1?, O. TO: OW.IleTs of Propet�ty wit in "gip fe t rt w LA� .. �., andothersfirterested, c(property address) (name of person or organization irtakirt appeal) l lKG DING: (check appropriate box) :area Variance Special Pernatt` Use Variance Sikh Variance Action,Decision,or tntertrr tati n of Zonlna Officer City regulations require you be notified of this appeal to the Board of Zoning appeals 1 ), a 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 listen below, or submit a written statement ent to the BZA before its designated meeting.. There is time limit of three ( ) minutes for each interested party to address the BZA daring the. Public Hearing portion of the meeting, The Board of Zoning appeals bases :its decision primarily ily 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, Rail, 108 E. Green St., Third Floor,- beginning one week before the scheduled BZA meeting. This case has:also been referred to the C ity,' Planning and'Development ent Board that will advise the I a, 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 LAA INN. BoARD will consider this case. on � — � at 6:00 PAI, in Common C'`ocrxrezl,Charnbers, City I-lall, tO8 E. Green St. Ithara. 'rIre BOARD tat' I c. APPEALS will consider this case on m at 6:00 PAI. I C on-urton Council Chambers, City Hall, 108 tea Green St. Ithaca: fq' ara f,[rp l ars Address Vats" GPIE'Et STAR [Daate 9 [Property Owned [ aanne enf Property] [Address] [city,sT zipj Iyear Property Owner]: Please be advised that Green Star Food Co+op has made a ftnrrnnal application to the City of Ithaca for multiple sign variances born tile requirements of the zoning regulations as they apply to the property at 770 Cascadilla Street in the City of Ithaca. Green taar's slaws are an essential component of its business and overall marketing strategy and prominent display of its largo can help; reinforce Greeaa oar's brand within the community. Please refer to the enclosures for visual detail of the proposed signage. Variance Request for Monument Sign(# `The City of Ithaca commercial'zoning regulations states,"no freestanding sign or sign structure shall be erected or maintained in such a manner as to prr lect over or above any street, public highway or waterway,nor shall adny such freestanding sign be erected or maintained in such aa,manner as to project within 18 uncles of a public or private right-of'-way or the inner edge of a public highway, sidewalk or vvra-aterway. Said signs or sign streacta.ares shall be set back at least 10 feet from aany Public highway or street right-of-way.", Due to space and visibility constraints,Greernytar Food o+cap requests that its freestanding rnnennUnaernt siptn to be set approximately 71 from the>property Bane to ensure clear visibility ofthe parking lent entrance, Variance equest year Wall Signs(# -#d 'The City of Ithaca commercial zoning regulations allows for one freestanding sign or structure or two wall signs:are lieu trfa freestanding sign. Additionally, zoning regulations stipulate that each sign be no more than a total of 50 square feet. It is our intent to cask the City of Ithaca to allow GreenStar Food f.`o+op to erect one tree standing illuraninated monument nument sign(80 sad, ft) in addition to three iflU trirnated wall suns described elow- (#2) 1 ' v 3.6" Total:43.2 s . ft. (93) 15 5' x 3.75' total: 58.1;sq. ft. (#al) 1 ' s 6,25 'Total: 118.8 sq, It. Sign#4 combines the"GreeanStar Food Co-op"logo and at m;urat reading"Welcome to Ithaca"and is approximately 290 feet from North Fulton;, Street. GreeanStdr is pleased to include a "Welcome to Ithaca" mural to setAe as a vibrant and friendly gateway sign for the co nnnnuraity' This letter is to provide you an'opportunity to become fully aware of our intention. Please be advised that this request, if granted,should not adversely affect your property interest or alter the essential character of"tile neighborhood. ya nncerch, Brandon bares; General Manager,C aree nStar Food C o+op (teen behalf of Organic Nature' SWIS Parcel Owner Mailing 500700 41-2-4 Rick,Glenn 800 Cascadilla St Ithaca NY 14850 500700 43 2-1.2 Cascadilla 798,LLC 4200'fiehenor Rd Hector NY 14841 500700 41-2-5.21 Organic Nature LLC 330 East 14th Street Elmira I-leights NY 14903 500700 41-2-523 CNIC at Ithaca,Inc 101 Dates Dr Ithaca NY 14850 500700 43..2-8 Robert W Andree,Inc 3215 Wilkins Rd Ithaca NY 14851 500700 43-2-10 Argyle Associates, LIX PO,Box 6700 Ithaca NY 14851 500700 43.-2-1.2 Cascadilla 798,LLC 4200 Tichenor Rd Hector NY 14841 500700 41-3-1 Lane,Bruce R It 700 Cascadi Ila St Ithaca NY 14850 500700 36.-1-3,5 CM C at Ithaca,Inc 101 Dates Dr Ithaca NY 14850 500700 525.-6-1 Norfolk Southern Corp 3 Cornmercial P1, Box 209 Norfolk VA 23510 CITY OF ITHACA * 108 East Green vStr et—3rd Floor lthaca,Newv"fork l tl- 690 DEPARTMENT OF PLNINNING,BUILDING, w tAno Leonaardi,Board of ZoitingAppeals Secretary E Telepinom-' 607-274-6550 Fax' 607-274_65�8 Email. -leoiiitr(iilicityofii tiaca.csr ZONING APPEAL CERTIFICATION AIL _. City of Ithaca Board of Zoning Appeals ZoningAppealg l .. I..- of u-aa all property a�Avners �itlain t o Iaa.aaadred (200) feet of the bcaaaaadaries of the lot(s) Linder consideration have been mailed a cop of the enclosed notice on or before I afliraaa 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 property addressed envelope, in a peril office or an official depository Lander the exclusive care, and custody of tlae United `hates Post Office. I ti.arther affas t the naar es and addresses of the property owners,are the same as t.lae most reedtat assessment ent mail. PLEASE SUBINUT TFUS FORM TO: City of Ithaca Zoning Division Phone: (607)274- 0 10 8 E. Green t,, 3"'Fl, ` F x ( 7)274-6558 Ithaca.,NY 14850 t t 1 2 A � n T � a ,a a i s u_ Y v A I 9 �x v e HIM, z O r HE k g F � {ti, m'S r �h n k ............ -- OR- EEMSTAR FOOD CO+OP a; WON I 1#4 h8atth 1 Irv, 1 19'xE 25'�11$8sq.ft, M1 .. � 03 a \\ r fit\ t ` � 3yuyy £3•$ �. ° i. 93 N t H R t`'s�'\"�ttc`i ��}}��4, tt{'�`?s; 1 \s�'mmm \ 3.75°� SCp�..M. offin ss `:.';A s 4w ",4�a,; '�`l { 'h 'mot l�\� \2iYr i �3 u$r Oy RM 2,4 s # �3 si }� # zt r ,t v a x i 21, }{ 1 y $d @xG t p. t ` 1 § I kt l.a' 4' w y v, w 7 u f vh v� pe o t i;1.t 4 �i i s yi 5 w Y e ii 4 Tn �Yhi. I � u R}� 1 s 5 l., t t 5 't tkt t tY 14 `' t s� �t k t S M1tir} , �l � 1 ki��' tltt ytl l {1 R s�ttt � t t i Y t i tY L t E g � � c' x•��1� � >,t, S.,ign with Beric[t artid Plair-Aers , ""-f-l""N"'I ar,,kintc, 'r,f If o, M j gp Go FOOD C0 + 0P - OOD CO + OP Well -d-reenStar JOHN SNVDER ARCHITECTS e-,,20ig,lollrl Snyder Alchftct,PI-LC x pf i ......... r � r M.: I l ter° -10' �f GreenStarS Y E ` 2019,yihn Snyder A� hi[et4.PLL.; f i . N FOOD C O + P o 10 :cF ia a r k --- ---_- i fir' 81 $ai J HN N �' E ` TECTS C ff 2-South Elevation fIlum�nat l face cif block ,w. MY ..j.}.�.�.�.4.} . ° iii, ","r rt it:' i 4i ,, ice$'.., ?a�Ti1.Ti ,1�`, ,�s 111 t ) �. � rf t i ....,:_ -_ ., _ .,._.,. _-- ..... IF ITT .i btom }�1 i � i j 3 � 'a'A+," ........_ "�t ........�sauw:,wew..v.. __...... � ,.. ��r�}•,:. t r to 1 lhw, 7t .) t d ((( i ( 1 t -w—.M. ...... t 11 l ,>i i.. -. , t � t i } South Eltvsuoft i ` , � U' ..., a t"311 w1 Vector Logo ad,efwDO iI; k t t�w i �m y I t i p e 7JT d _ s .�,n-a ..._.-.,,.- c +v � I i"' I� r i Y, P { i I' Ii t 'Y � P i I y k� r s i $ h t s 4 t1.fi�YC\�"� i 4(r� t { x 0 CITY OF IJTIACA I08 East Green Street Ithaca,New Y(-)rk 14850-56 0 B1?IlakilN DIVISION 4,'Y"t1,hior 'T`elephonet , 6 7,'2 7 -650 Fax: 607 174-6521 a 8/16/2019 eei It Greenstar CoopMarket,, Inc. 700 W Buffalo St Area Variance #3139 for 770 Cascadifla Street Ithaca NY 14850 Code Qty Description Permit # Price Extended Price 020- 1 t1 1 Area Variance (Multiple/Comm, $1 1 150d00 Total Price $150.00 Date Check# EMS e t Total Payment> Balance Due Serf 1.6/201 0 a 0 z LLJ `o �sy Y - _ — . wl 11 " _F ; v b WHYN IN �i � ' 41 WIT will r r yw �" i dg ST cu - 41m R 1 0 CL LL a Y 3 S1 -O � �� Alt'l�Y � � "'^,'' rss��f'�S�'➢ � � ��?. - o ��m Lo O tt�Pri�:}i t37{3 i)tt ' tt 3l fjaii�irt&371E,i ytl }y tiyd#�t'<r3T�1,v'�f�lfztPME, TO Ott cd -------------------- y 7� 1 _ - 1 _Q ... . t .. "'t .� 1 - tir ' CITY OF ITHACA n w Board iAppeals — Notice of Appeal APPEAL #3140 111-115 THE KNOLL Appeal of STREAM Collaborative on behalf of the owner Chesterton House Inc. for a Sign Variance from Section 272-6 B (1), Number of Permitted Signs. The applicant proposes to install two banner signs at the property located at 111-115 The Knoll, known as the Chesterton House. The Chesterton House is located at the end of a long narrow dead-end street that causes way find confusion for the visitors. The two banner signs will be positioned on each side of the driveway to indicate to the visitor that they have reached their destination. The property is located in an R-U residential zone, which allows one 12 square foot sign per property. The applicant proposes to install two 12 square foot banner signs at the property. The property is located in an R-U use district in which the proposed use is permitted. However, the Sign Ordinance, Section 272-18 requires that variances be granted before a sign permit is issued. gt 9/9/2019 City of,tthaea Board of Zoning Appeals Worksheet Appeal Number BZA-3140 Address. I 11-1 5The Knoll Use District R-U Date- October 1,2019 Applicant STREAM Collaborative Owner: Chesterton House Inc, Application Type. Sign Variance Sign Type Area Setback Projection Other Requirements Banner# I Banner Sign 12 SF (6 SF per Side) 12 SF Banner#2 Banner Sign (6 SF per Side) Regulations One Sign Per Premises I Sign with a maximurn of 12 SF Maximum Note Non-conforming One Additional Sign One additional sign with Conditions Proposed 12 SF in Sign Area N otes: The sign ordinance allows properties with more than 50 feet ofbUilding frontage to have 12 SF of signage. The proposed two banner signs will exceed the allowable 12 SF by an additional 12 SF of sign area. VT CITY OF ITHACA 91, Al 108 E. Green St.—Third ird 'loo Ithaca, NY 850-5 90 s�m DEPARTMENT OF PLANNING, BUILDING,ZONING& ECONOMIC DEVELOPMENT T' Gino Leonardi,Board of Zoning Appeals Secretary � R r Telephone: 607 274-6550 Fax 60 -274-655 E-Mail gIcon rdi,,d cit,o ithica,,or ; BOARD OF ZONING APPEALS CBZA) APPLICATION' a TYPE OF APPEAL LJ SPECIAL PERN41T I "ARI ar D ATE: /J r 2 P'l 9 USE VARIANCE BUILDING PERMIT 39223 (REQUIRED) SIGN VARIANCE CEIPT : (rti.rrM N BY STAFF) ., c`I`o ,D I I N,OR Ii TERPRErATION OF ZONING OFFICER .Pr p rty Address. 1 1 z- 1 5 The Knoll Use Districts RT-3 Owner's Na ': Chesterton on House Inc O v'ner's Address: lib Anabel Taylor Mall City: Ithaca State: NY Zip: 14 853 . App llant's w : STREAM Collaborative App ll zat's Address: 108 W State St, 2nd floor C iI Iti'acn I�t NY ZI 14850 e� �-TM __ __ R.,_..��.�..� a .. Telephone,- 607 . 16.8802 E-flails no h@streamco .ab,com . Attach Reason or Appeal (see "Zoning Appeal Procedure Form") . Appellant Certification:tion: cert�fy the inf. brination submitted with the, appeal is 'rue to the beat of lily know dge/b h ,' and1have read.arrd am,familiar with, City oflthacv,Zoning Ordinance,sections,drat aja, l to this c r pal (in el, Section 32 - 0, describing they powers and dulie (af the Board of Zoning Appeals). I also ac rrtrwledge the Board ofZor ing,,Ipp als rngy visit the proper y and I spe lcall r trrr'1 eLJ r�rr�tt s: l have met discussed this qplication with Zoning �. J .. Division staff p iwto submission. Appellant intro,..... TATE OF NEW R. COUNTY OF TOMPKINS Notary Public ava31able at City nail Sworn to this day o IMPORTANT: INCOMPLETE applications will be returned to the applicant and the applicant wvill have to reapply.� t If ANOTHER iJYAPPROVAL Is required e.g., Site Plan Reviews Subdivision Review, Ithaca Landmarks Preservation Commission Review), this application will liket ' not be considered-at,the rext-scheduled BZA meeting plate. l c,t b I If an application is submitted and subsequent c ANn s are made to the; ro osaI/project, a revised application will he required. The original, P p &� 7 pp ' g application will not be considered a ptaceholder for the original BZA hearing date, Zoning Division staff will also not remove contents' from earlier .. � applications to complete a revised application. applicants are responsible for - ensuring all information necessary for processing a Zoning Appeal is submitted by the appitcaiion deadline for a ivett RZA hearing dateF *Office use only" 1. Ordinance Section(s) for the Appeal- Page 2 Zoninig QEcL. ance,5 Sigpii Ordi-nap,(--e e Jon being,Appealed �n S-s — a §325- §272-!5-L,3 LD_ 0 §325- §272- a §325- SI) �I22- 2 72- —----- 0 §325- §272- 0 §272- 2. -Application of SEQR deten-nination: _Ty 1 X Type 2 Unlisted pe , 3. Environutiental Assessment forrn used-, X— Short Environmental Assessment Form Long Environmental Forni Lead Agency Detemiination of Significariee Completed by the Ply ink;Division at preliminary hearing for SPR 4, A previous appeal El has, N lea i not, been,made for this proposal: Appeal No. dated Appeal No. dated Appeal No. dated Appeal,N'o. ,---,, dated 5, Notes or Special Conditions: CFTY OF ITHACA 108 East Grven Street—3rd Ploor It N mmcjihcxnc Tel � �aal l rs ? a pt ; OWNER'S ' AUTHORIZATION FORM TO. HOARD OF Zj,,ONFN, C. APPEALS (11hava,NY): Chesterton @ Inc: 118 Ana ll Hall Corne.41 University (Name) (SIrevot Add revs) N , 14-853, ( tit&� if ) Owner of the property at 1 & '115 The Knell reef& Namber) sole owner of the above-mentionedproperty. This" property y so owned aud 1 have aPower of Attorney to authenze,this appeal(attach OA). I do hereby, juthorize, STREAM Wlaboative to appeal or request a Variance or Spec a (o f" `e) understand'the appeal 'wih be heard At the 10.01.2019 mertingof the Roardof tvnin Appeals. , (Pate") �. . STATE OF V ,. ...w :.. SwornCOUNTY OF TONIPKINS) fel this day of P err a 11 E F1 IL'H WAY DIA'163378,63 NoiLto tt t 1) Owners authodidag anof.her to pmmnt an appc2l outbeirbehalf should be. aivare the'." gad may. in graming i f�add re-2sonable conditionswhich then becomehinding on the property. ( ) Especially where a Variance, is being sought, the owner may be,tht only penun wirh detailedinforruntion about they n t o is essential the appeal. In such a twv,ati ori 1n!another,pevmwnwaxy, detrimental o the appeaL wfless the owner .6either w mat at the hearing or ends amother tw : n firth prepared to anwer' questions abot tht propert aud the feasibility of using it consistent with the Zoning Ordinance. r 45%- ITY OF IT MCA `:. 108 East Green Street 3rd Floor Ithaca,NewYork 14850-5690 J, ;ti ps DEPARTMENT O PL� 1 ,BUILDING,ZONING � �r I NT ,. Gino Leonardi, Secretary to the,Board of Zoning Appeals T Telep hoitem 07-274-6550 Fax: 607 2 7 -6558 Email: gleon rdi@c cityofith ca or REGARDING ZONING OR SIGN ORDINANCE CITY OF- NOTICE OF APPEAL NEW YORK APPEAL . TO: Owners of Property within 200 feet of 1 11 and 1,IS The Knoll and others interested. pp ropaert)y address �REATVI Collaborative Architecture applicable to property named above., in an -U zone. (name of person or organization makingappeal) REGARDING: (check;appropriate box) Area Variance Special raennit Use Variance Sip Variance Action, Decision,or Interpretation of Zoning Officer City regulations require you be notified of this appeal to the Board of Zoning Appeals l , as described in the attached letter and providethe opportunity for you to comineut on it and/or attend e meetings listed below. Anyone considered an interested party m y spear frrr a irist the eel at the one tirr s listed below,or submit a written statement to the BZA before its designated meeting. There is a thrre limit of three incites forcach interested party ,to address the pit.during t e Prrhlie earin p€rrti rn f t e meeting. The Board of Zoning Appeals bases its decision primarily dote written evidence submitted and presented to it the testimony of interested parties, and, zoningn legal considerations. The written ease record will be available for review at the Zoning Division,City Hall, 10 E. Green St.,Third Floor,beginning one weer before the scheduled BZA meeting. This case has also been referred to the City"s Planning an Development Board that will advise the BZA,if granting the relief sought by the appellant will affect long- term,planningb eeti yes. The date of the Planning Board's meeting regarding thisappeal is also listed below. The PLANNING BOARDwill consider this, ease one t 2 )t11 at 6,00 iPal 1. in Common Council, Chambers, City Hall, 1,08 E, Green St. Ithaca. The; BARD OF ZONING APPEALS Wilt consider this ease on Oct 1, 201 at 6.00 PN1 in Common Council Chambers, City Hall, 108 E. Green St. Ithaca. I5 . ` Signature oaf Apr ellaaat Address Tate 111-115 The Knoll Reason for appeal 2019.08.16 The property owner wishes to install two banner signs facing the end of The Knoll, on light poles located on their property(see drawing Al).The banner signs are 12sf each,totaling 24sf(see drawing A2). Per section 272-6 Bl, properties with over 50' of building frontage are allowed 12sf of signage and one sign per residential, business or commercial activity.The owner has also obtained approval for an 11.25sf monument sign,to be erected at the corner of The Knoll and Barton Place on city property(see drawings A3 and A4). Ill The Knoll has a building frontage of 102'visible from The Knoll and 102'visible from Thurston Ave. 115 The Knoll has a building frontage of 74'visible from The Knoll (see annotated survey).This frontage in excess of 50'would have allowed each building to have a sign up to 12sf, however the two properties were recently merged into a single tax parcel.This invisible change now limits the property to one sign totaling no more than 12sf, despite the presence of two buildings and the large size of the property. The reason for the banner signs is to indicate to the visitor that they have arrived at the right place.The Knoll is a narrow dead-end public street and is poorly maintained,so it occurs to visitors as being a private driveway which they are reluctant to go down.The monument sign was placed at the corner of Barton Place and The Knoll to help visitors find their destination from Barton Place. Four properties are accessed from The Knoll, leaving visitors confused, especially at night when house numbers are difficult to read. Furthermore, it is difficult to distinguish where the public street ends and the Chesterton House driveway begins,further confusing visitors.The banner signs are meant to reassure visitors that they have arrived ot the correct property and are not intruding. 500700 11.-I-t 500700 7-3-6 500700 7,-3-2 Maneki Neko,LLC I-Toffmaetter,Georg H Nead,Robert I 916 Stewar(Ave 112 Edgecliff PI 10.5 Needham P1 Ithaca NY 14850 Rhaca NY 14850 Ithaca NY 14850 500700 7,737,5 500700 T-3-4 500700 8-1-1-2 934 Stewart Avenue,LLC Selvarajah,C 'Thin good House Corp, PO Box 6531 Selvarajah, Elizabeth 8815 Wesleyan Rd Ithaca NY 14851 101 Edgecliff PI Indianapolis IN 46268 Ithaca NY 14850 500700 7,-4-9 500700 11.-2-1 500700 7.4-1 Chesterton House,Inc KWr Panners,LIX Abruna,Hector D 118 Anabel Taylor Hall,Cornell U 1001 W Seneca St 101 Thursurajkve Ithaca NY 14853 Ithaca NY 14850 Ithaca NY 14850 500700 ll,-2-2 500700 11.-2-3 500700 T-4-12 Phi Delta Signia Inc Delta Chi Hsng Corp at Cornell S temart Apartments,ITC 410 E Upland Rd 120 East Buffalo St 119 S Cayuga St lthacaNY 14851 Ithaca NY 14950 Ithaca NY 14850 .500'700 7 4-5 500700 7.7,272 500700 7.�3-7,2 SouLh Hill,Li v Solutions LLC. Alpha Xi Delta Cornell,LLC Kappa Foundation Inc 1075 Tatighannock Blvd 8702 Founders Rd 410 E Upland Rd IthacaNY 14850 Indianapolis IN 46268 Ithaca NY 14851 500700 T-4-4 500700 7.4-7 500700 7.-2-3 Tall Tree Properties,LI-C City of Ithaca Phi Delta Theta 2161 Coddinglon Rd 108 E Green St 4 10 E Upland Rd Brook-tondale NY 14817 Ithaca NY 14850 Ithaca NY 14851 500700 T-4-6 Chan,Garnet 141 S Hudsori Ave,Unit 401 Pasadena CA 41101 Et � Sire,s `s d� gib. t ,k a� � � ,t RT'Pad t N 1 (_fit . t s;t " ' � Ott <` 0] ,y`P ZONING APPEAL CERTIFICATION OFMAILING E i�v of Itliaca Board of Zoning Appeals Zoning Appeal Christina King -.� ------.._..... affirm all property ovffiers within tivo ht ndm ( 0) fret of tale boundaries of the Jot(s) under consideration ave, been r�ailed a copy of tlie, enctosed moire ton or fry 09/17/2019 1 a.ff nn. tlie notice xas mailed to the propert mcmere at die addresses se ahowl.-I on the hashed list of owners, by depositing the copy in a'post-paid properly addressed etarelope, in-a pest office or an official of"'ficial depository under [lie exclusi've care and custody of the United States Post Office.c . further affirm the rtarnes and addresses of the propetty owners are Uae sarne as the most recent araesatrie' t rc)IL PLEASE SUBNEIT THIS FORM TO- 108 E, Green St.,3" t Fax-, 7) 274-6558 Ithaca., NY' 14850 tl PATIO KNOLLEx FENCE FUTURE mojEc—T RAM 4 it E`s;E:a av €st l NEARIFa��B�E7 wm ttit'NRIMEET'ONE WAVE ' � 1 t EXG WOOD rEt CE, NEVVIERRACE .i NEW ASPHALT IIA14146 AND �. EAS1 IS LP Arm IDEh E �SYlRa ASPHALT aAErMG P si "fa7"EE6`IAII V � PIERS VVII14. OEW ASPHALT PpVING AND, 1 B A 5 E, NEW VAR IEti ti EE,7 Eihdx[ ToNEPAU0 EXISTING PARKING WITH NFW ASPHALT � '{ r AVIWIl ' IEEE 5,T0Es 'CE SPEC ,PS, MAIN Fl � L1 CONC PAD LIMITS Or,00STp.ttE "kEw;E:E~.. (. a�,my11, � 9 7.411E 115T �� t KNOLL Proposed Banner Sign Locations ?m. N 117 H STREAM rlc,�a�,4 E COLLABORATIVE CHESTERTONU R 115 THE KNOLL l�IT`r ISiF ITWHvG.. _. ug, L aarra a. _..�...�. ..u_..w ....... 19,STREApa" t s»....a P rr i"ta,-+,re 6iF ,a b,1,17 216 NO,,I.W"MS ftEA"O,C L40 r„,Um toll `, `�;.. Ni, > �v u g y 5 , a. r' y tom` h Banner 1. ' ' - 6sf each side Y � t 3 , a AW� 3 fil ow � e Banner Sign Locations as seen from The Knofl �. t Note that only the side of each banner that faces ca public wayis counted toword sign areo Banner- 2. ' ' - 6sf each side STREAM MNAG COLLABORATIVE H T T HOUSE- 115 THE KNOLL: 'r h L R ti e,{ I,3t�t� - 19ndsaap,,,r,ik0,c,x,. dpc CITY SFr ITHACA 201o�M * Cni(nk..fiitt—A Ghtir*au,, DPP - - p 1607-2i,67%1802 f.4h'`bW,,S%3R£R%"1C01AB,C(A,1, 3 1. . NOON t / Chesterton I 54 House t Na wM4 ppp t t4t�''d cz. x iI'lie t' 5 1 Jifn, treated with amatur al st,L der, lettering ,and trirn will be rmide kon-i 1/4"black, and red PVC," NORT t 40. Proposed Monument Sign Location Monument Sign Elevation `aCr'LE. I"=75'p ,; SCALE,V*=V.-0` STREAM COLLABORATIVE CHEST el HOUSE- 115,rHE KNOLL -- �_n_ 7 u _... w UT°f`S,sFrcry YE:s.,n 141'1,e A1b It"twt,: L-dy'.,o-"A I,I,w,K,-Ct i.� -- �.{yy?t s1688021 bk4nYUITNt-Mh:QUe,D I NI, SMUT ME UAlOWLE NYOMW THE KNOLL 10� ( ' ' OF PW rA SOM ao(NOaloom x .} PROP MONUMENT SIGN 5'x2- ' BOUNDARY Off' PROPOSED LEASE AREA 1 TA O'77P MUSM CORD. 7 COMqELL (R'O Na 102 ram KNOU TAX AW PARCa No, 11-2-3 Site Plan SCALE:V=10'-0"' 0 10, 20' NORTH STREAM SIGNAL COLLABORATIVE H STERT HOUSE- 115 THE KNOLL- lf iT3liciCUfC`Lv=; <. =dkf7U3.E CIA,TMPSI° <ofig[x)qo+w A,01WtumI Lxndslapy DPb. _ _. __ _ p&47n t1U Sh;4b[WW,VS7REAte4.'0LA9,0M CITY OF lT1-I.ACA 108 salt Green SfTeet Ithaca,New Yorh- 14850- fa t) Telephone: 607'274-650 lax, 607 74_ 521 8/16/2019 Receipt#60841 STREAM CollaborativeArchitecture,DPC 108 W State t. FL# Sign Variance # 3140 for 111-15 The Ithaca-NY 14850 Knoll Code Qty Description Permit # Price Exteni �d tics tl tl- 4 0 1 Area Variance (Multiple/Comm. M $150.00 Total Price $150m- Date Check # Payment Total Payment $1s0.00 Balance Dare City of Ithaca, NY- 750 Foot Buffer for Parcel -Final Tax Rol LEGEND ,'. Tax Parcels w Related Historic Prop City Owned Property Historic District H� x .All Historic Properties t au42 Parking Lots and Garages r .•^r-°"'"'� a �r�'L Fa ro$ t '�r' `}.. p i Buildings Railroad s":i'n t 4 "^x'+yt 1_i t. Parcel ,.y,,.i�a Border Park Impervious Surfaces Paved Walk or Surface or Prvate Road gg Pavetl Park ng Pavetl Roadway or Public Road r {jP (j k 4 urn •"„x� y 1 4. S {fin }4 ,h1W �'y'"" � �� 11 { '� ('"' '""""` paved Ur ve or Waik or Surface fit' Waterway P „x.. v `tad t x � , s x `a^ 'tit V..y.�y. `s �4 4 i> 3 i I x u } rw. ,x ➢ fr { rr �"4 aa,, d r,, �" saae�, ,,.'hC' "p ..-t ,+v»=,_M;., „.. �',_ �r� x� SM" �,�,1� P a 1 tt7JC d f �.�.:V X'{.,4Q ' .. , '^1 i{�1 xx tx ,x,, ix{£xSi# � x.. � �§a i ' t � flA.�...� w ;x�„� � 1 t' t ,. ��r t ti pr as sx'3 x t �,yyt�,msf>irict x i/ti�x� e�"'�ry t xx`•'r'i� �"m�""""'"""""�. THE t n Y p4 T ' MILL!", d s klt 1i Rt a �rg L� uaasd 'ijAKER � � a , l i d �TQftY .0 4 y 711 1-5,804 967.37 Feet Data contained on Oft A19P woo pmVided or idarived from dem&Vdopod of cormpikol by of h1haos.and Is the beat eadabbato daft The odgini notvilairraintibe occoitzcy of the kftnwbm Printed: 9/17/2019 by the dale.