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HomeMy WebLinkAboutZBA Packet 2020-02-11Town of Ithaca Notice of Public Hearing Zoning Board of Appeals Tuesday, February 11, 2020 @ 6:00 p.m. 215 N. Tioga St. 0016-2019 Appeal of Timur Dogan and Katharina Kral, owners of 10 The Byway, Tax Parcel No. 66.-1-10, are seeking relief from Town of Ithaca Code sections 270-68.L (Permitted accessory buildings and uses), 270-71.E(1) (Yard regulations), and 270-219.6.C(2) Additional requirements applicable to detached accessory dwelling units (for Accessory dwelling units), for a proposal to convert part of an existing barn to an accessory dwelling unit. Town of Ithaca Code section 270-71 E(1) requires a building occupied by a detached accessory dwelling unit to have a minimum of a 30 foot side lot line setback and a 15 foot rear lot line setback, where the applicant is proposing to provide a side lot line setback of approximately 2 feet 9 inches (measured to the new awning and stair area), and a rear lot line setback of approximately 0 feet as measured to the existing deck. Town of Ithaca Code section 270-219.6.C(2) requires that at least 20% of a detached accessory dwelling unit facade that faces and is visible from the street line have window or door openings, where the applicant is proposing to provide approximately 5% for one door. The current property is located in the Medium Density Residential District and the Forest Home Historic District. Contact Marty Moseley at mmoseley@town.ithaca.ny.us or 273-1721 ext. 2 with any questions Marty Moseley Director of Code Enforcement ZBA Minutes 2020‐02‐11    Pg. 1    Town of Ithaca Zoning Board of Appeals Tuesday, February 11, 2020 Meeting Minutes Present: Rob Rosen, Chair; Chris Jung, George Vignaux, David Squires, and Bill King Absent: Alternate David Williams and David Filiberto Staff: Marty Moseley, Codes; Jasmin Cubero, Deputy Town Clerk; Susan Brock, Attorney for the Town Mr. Rosen called the meeting to order at 6:02 p.m. 0016-2019 Appeal of Timur Dogan and Katharina Kral, owners of 10 The Byway, Tax Parcel No. 66.-1-10, are seeking relief from Town of Ithaca Code sections 270-68.L (Permitted accessory buildings and uses), 270-71.E(1) (Yard regulations), and 270-219.6.C(2) Additional requirements applicable to detached accessory dwelling units (for Accessory dwelling units), for a proposal to convert part of an existing barn to an accessory dwelling unit. Town of Ithaca Code section 270- 71 E(1) requires a building occupied by a detached accessory dwelling unit to have a minimum of a 30 foot side lot line setback and a 15 foot rear lot line setback, where the applicant is proposing to provide a side lot line setback of approximately 2 feet 9 inches (measured to the new awning and stair area), and a rear lot line setback of approximately 0 feet as measured to the existing deck. Town of Ithaca Code section 270-219.6.C(2) requires that at least 20% of a detached accessory dwelling unit facade that faces and is visible from the street line have window or door openings, where the applicant is proposing to provide approximately 5% for one door. The current property is located in the Medium Density Residential District and the Forest Home Historic District. Applicant overview Ms. Kral and Mr. Dogan gave an overview of the project, saying that the existing barn is used as a garage and they would like to renovate it into an accessory dwelling unit. The barn is a historic barn that they would like to preserve it and they would like to have space for their family and for a rental when we are not using it for family. They added that they love the neighborhood and their house and plan on being there long term. Mr. Moseley added that this property falls under the new owner-occupancy regulations for rentals and Ms. Brock noted that any variance would follow the property in perpetuity so any stated use by the applicants could change in the future by them or future owners. For example, if they are using the ADU for family, they can use it for a standard rental at any time. Mr. Squires asked about encroachment agreement and if this project had any impact on that agreement. ZBA Minutes 2020‐02‐11    Pg. 2    Ms. Brock said that she reviewed that agreement, and it depends on what the applicants are proposing. The encroachment agreement relates to the deck and use of the driveway and parking area that are on Cornell property. Ms. Brock asked the applicants to confirm for the record that they are not doing anything to the deck and to explain any effect to the parking area and drive. She read from the agreement regarding any rebuild or renovation of 50% or more of the deck would have to be on their own property. Mrs. Kral stated the only changes that would be made to the deck would be to bring the railing up to code but we are not enlarging the deck in any way. Ms. Brock stated that it did not sound that that would trigger the restrictions in the agreement. Ms. Kral stated that there is one parking spot next to the barn that they do not use and that is on their property, not Cornell’s and the plan would be for renters to use that spot, but the driveway would be used to get to that spot just as we use it to get to our parking. There are no proposed changes to the driveway. Mr. Dogan added that there are other neighbors with the same agreement with Cornell that use the gravel drive to access their property and parking areas. There will be three parking spaces that do not touch any other property available. Mr. Rosen asked if there is sufficient parking for adding an ADU and Mr. Moseley stated that 2 spaces are required for a single-family home and then “as needed” so they meet the requirement. Mr. King said he was confused about the 20% widow requirement and asked for an explanation. Mr. Dogan said he was confused by that because the area where Codes wants more windows is the backside that would look to the gravel drive and would not be a nice view and putting a window there would change the look of the barn more than what they wanted to do. Mr. King said the front and back of the barn are technically one thing due to the house fronting on The Byway, but in reality they are reversed in usage. Ms. Brock added that the photo shows the east side of the barn which is considered the front of the building even though when you are there on site, it is the back in usage. Public Hearing Mr. Rosen opened the public hearing at 6:15 p.m. Jeff Holden addressed the board saying that he is the across the street neighbor and he is in support of the project. He said that he thinks it will add to the neighborhood and keep it from becoming straight rental and instead be owner occupied rental. He added that there are a number of properties in the area that are in disrepair and he appreciates that the applicants are investing in the property. He added that he is especially in favor of the window exception because his house faces that corner ZBA Minutes 2020‐02‐11    Pg. 3    and would rather not have a window there as it would face his children’s rooms and would help with their privacy. There was no one else wishing to address the board and the hearing was closed at 6:17 p.m. SEQR Determination Ms. Brock state that no SEQR is required as this is Type 2 “construction or expansion of a single- family residence on an approve lot.” Board discussion Ms. Jung stated that she thought it was a favorable project because they are staying within character and the request is modest in scope. No significant changes to the outside and she thought the town was in favor of higher density in this area. Mr. Vignaux said he had no issues with the project as it will improve the house, the property and the neighborhood. Mr. Squires agreed with the statements above. Mr. King said he also agrees, especially as it is keeping the barn largely as it is and preserving it. Mr. Rosen agreed with the other members and thought it was a beneficial project. Ms. Brock wanted to explain the setback requirements in the new law saying that the thought was that if you are in a neighborhood with neighbors already surrounding you and then you add an ADU, which hadn’t been allowed before, that there would be setbacks so you wouldn’t have a new dwelling right up against your property line and the window requirements were to help with aesthetics. Mr. Rosen said he understands that, and he was struck by the lack of neighbors to this appeal, other than the one speaker who is a corner neighbor. Ms. Brock added that the window requirement did not take into account existing structures and what might be better for the neighborhood. Ms. Jung said this is a unique situation in that the barn is in existence now and only minor exterior changes are being requested and the project would help with the preservation of the historic neighborhood by keeping the barn. Mr. Rosen added that it is also unique in that there are no neighbors to speak of and this will be a good use of a historic barn and preservation of an existing structure. ZBA Minutes 2020‐02‐11    Pg. 4    Ms. Jung added that this is a historic, established neighborhood with existing encroachments and limited setbacks to current standards and abuts Cornell property and a gorge so all that together makes this request unique. ZBA Resolution 0016-2019 Area Variance 10 The Byway, TP 66.-1-10, MDR and Forest Home Historic District February 11, 2020 Resolved that this Board grants the appeal of Timur Dogan and Katharina Kral, owners, seeking relief from Town of Ithaca Code sections 270-68.L (Permitted accessory buildings and uses), 270- 71.E(1) (Yard regulations), and 270-219.6.C(2) Additional requirements applicable to detached accessory dwelling units, for a proposal to convert part of an existing barn to an accessory dwelling unit, with the following Conditions 1. That the exterior aspects of the project be built substantially as shown, and Findings That the benefit to the applicant outweighs and detriment to the health safety and welfare of the community, specifically: 1. The benefit the applicant wishes to achieve cannot be achieved by any other means feasible given that they want to preserve and renovate an existing historic barn which is a legally nonconforming structure in terms of side and rear yard lot lines granted through a previous variance, and 2. That there will not be an undesirable change in the neighborhood character or detriment to nearby properties given that the barn is existing on the property and that the window percentage variance is necessary to retain the historic structure and aesthetics of the barn and that it is located back from the road in what is considered the rear yard of the property and more than 100’ feet from the public roadway, and is not near any other existing residences on nearby properties and the exterior changes are minimal, and the Board is unanimous in feeling this is an appropriate use of structure, and the neighborhood is in the Forest Home Historic District and this will preserve the barn and historic character of the neighborhood, and 3. That the request will not have any adverse physical or environmental effects as evidenced by SEQR not being required under Type 2 exceptions, and, 4. That the alleged difficulty is substantial in that the required setback at the rear yard is 15’ feet and this has a setback of zero and the side yard lot line is 30’ feet and this will have 2’feet 9” inches, and the requirement of 20% of the street facing façade to have window and door openings and this will have about 5%, but these are mitigated by the fact that this is an existing structure and minimum changes to the facade will keep the historic appearance of the structure, and 5. That the alleged difficulty is self-created in that the applicants wish to have an accessory dwelling unit in an existing non-conforming structure with associated changes to requirements when adding an accessory dwelling unit, but, nevertheless, the benefit to the applicant outweighs any detriment as detailed in these fi ndings. Moved by Rob Rosen, seconded by Chris Jung. Vote: ayes - Rosen, Jung, Vignaux, King and Squires Unanimous. Other business Next meeting is March 10^ with a sign variance request from Cayuga Ridge requesting a canopy sign. Meeting was adjourned at 6:43pm Submh Paulette Rosa, Town Clerk ZBA Minutes 2020-02-11 Pg. 5 TOWN OF ITHACA 17LRJD6WUHHW,WKDFD1< +++)'+&%)$ ! &-*( ___________________________________________  $'&#     „ ,      !'"#()'+&%)$ ! &-*( =RQLQJ%RDUGRI$SSHDOV$SSOLFDWLRQ)RUP 6XEPLWWKLVDSSOLFDWLRQONLYDIWHU$SSO\LQJIRUDEXLOGLQJVLJQSHUPLWIRUZKLFK\RXUHFHLYHGD GHWHUPLQDWLRQGHQLDOIURP&RGH(QIRUFHPHQWVWDIIRU$UHIHUUDOIURPWKH3ODQQLQJ%RDUGEDVHGXSRQDVLWH SODQRUVXEGLYLVLRQUHYLHZ               7KH81'(56,*1('UHVSHFWIXOO\VXEPLWWKLVDSSOLFDWLRQUHTXHVWLQJDQDSSHDUDQFHEHIRUHWKH=RQLQJ%RDUGRI $SSHDOVWREHSHUPLWWHGWR     $Wproperty address:BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBTax Parcel No.BBBBBBBBBBBBBBBBBBBBB  DVVKRZQRQWKHDWWDFKHGVXSSRUWLQJGRFXPHQWV$VGHVFULSWLRQRIWKHSUDFWLFDOGLIILFXOWLHVDQGXQQHFHVVDU\ KDUGVKLSDQGRUWKH6SHFLDO$SSURYDODXWKRUL]DWLRQUHTXHVWLVDVIROORZV DWWDFKDQ\DGGLWLRQDOVKHHWVDV QHFHVVDU\         %\ILOLQJWKLVDSSOLFDWLRQ,JUDQWSHUPLVVLRQIRUPHPEHUVRIWKH7RZQRI,WKDFD=RQLQJ%RDUGRI$SSHDOVRU7RZQ VWDIIWRHQWHUP\SURSHUW\IRUDQ\LQVSHFWLRQ V QHFHVVDU\WKDWDUHLQFRQQHFWLRQZLWKP\DSSOLFDWLRQ  PRINT NAME HERE: ___________________________________ Signature of Owner/Appellant: __________________________ Date: ___________________ Signature of Agent: ___________________________________ Date: ___________________ Best phone number for contacting: ______________________ 2 nd number: ___________________ Email: ______________________________  NOTE: Your attendance at the ZBA meeting is strongly advised. ZBA Appearance Fee: $150 - Area, Sign, or Sprinkler Variance and Special Approval $250 - Use Variance Please check all that apply: _____ Area Variance _____ Use Variance _____ Sign Variance _____ Sprinkler Variance _____ Special Approval (Only 1 fee is required per appearance, higher fee prevails) For Office Use Only 'DWH5HFHLYHGBBBBBBBBBBBBB=RQLQJ'LVWULFWBBBBBBBBBB   $SSOLFDEOH6HFWLRQ V RI7RZQ&RGH BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB For Office Use Only Property is located within, or adjacent to BBBBB&RXQW\$J'LVWULFWBBBB81$ BBBB&($BBBBB)RUHVW+RPH+LVWRULF'LVWULFWBBBBBBBB6WDWH3DUNDQRWKHUPXQLFLSDOLW\ 10 The Byway, Ithaca NY, 14850 66. - 1 - 10 X TIMUR DOGAN & KATHARINA KRAL +1 (857) 207 - 9669 +1 (607) 262 - 0471 tkdogan@cornell.edu kmk334@cornell.edu November 5, 2019 Text ZBA Application 0016-2019 By CTorres at 3:00 pm, Nov 05, 2019 Timur Dogan & Katharina Kral 10 The Byway Ithaca, NY 14850 November 5, 2019 Zoning Board of Appeals Town of Ithaca 215 N Tioga Street Ithaca, NY 14850 AApplication for variances from sections 270-219.6 (c) and 270-71 E (1) / planned renovation and change of occupancy of existing barn on 10 The Byway Dear members of the ZBA, We plan to renovate our existing barn on 10 The Byway and to repurpose its upper floor into an accessory dwelling unit. Based on an initial review through the Director of Code Enforcement Bruce Bates, we herewith submit our application for variances from sections 270-219.6 (c) and 270-71 E (1). The proposed design aims to minimize changes to the exterior of the barn in order to preserve the historic character of the building and the Forest Home neighborhood, and to reduce impact on nearby properties. The changes on the interior mainly affect the upper floor, while the first floor will continue to be used as a garage. Since we are dealing with an existing structure, the possibilities for stair and bathroom placement are limited to the current location, and strict observance of the Town Code would impose major practical and technical difficulties. We kindly ask you to review our inquiry and schedule our application for a ZBA meeting either before December 18th, 2019 or after January 21st, 2020. Thank you very much. Sincerely, Timur Dogan & Katharina Kral =%$$SSO8VH9DULDQFH5(9-DQXDU\ AREA and SIGN VARIANCE CRITERIA FORM (to be completed by Applicant) Owner/Appellant/Agent Name: ____________________________________________________  Address of Property Requiring Variance:BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB Tax Parcel No.:BBBBBBBBBBBBBBBBBBBB  7(67No area variance will be granted without consideration by the Board of the following factors: $ :LOODQXQGHVLUDEOHFKDQJHEHSURGXFHGLQWKHFKDUDFWHURIWKHQHLJKERUKRRGRUEHDGHWULPHQWWR QHDUE\SURSHUWLHV" Yes____ No ___ 5HDVRQV     % &DQWKHEHQHILWVRXJKWE\WKHDSSOLFDQWEHDFKLHYHGE\DIHDVLEOHDOWHUQDWLYH WRWKHYDULDQFH" Yes____ No ___  5HDVRQV     & ,VWKHUHTXHVWHGYDULDQFHVXEVWDQWLDO" Yes____ No ___  5HDVRQV      ' :RXOGWKHYDULDQFHKDYHDQDGYHUVHLPSDFWRQWKHSK\VLFDORUHQYLURQPHQWDOFRQGLWLRQVLQWKH QHLJKERUKRRG" Yes____ No ___  5HDVRQV      ( ,VWKHDOOHJHGGLIILFXOW\VHOIFUHDWHG" Yes____ No ___  5HDVRQV Timur Dogan & Katharina Kral 10 The Byway,Ithaca NY,14850 66.-1-10 Side yard variance for awning(270-71 E(1)) ✔ Old barn structures contribute to the character of the historic Forest Home district. The proposed project seeks to revitalize and preserve the existing barn in the back of the property, which is hence considered to be beneficial for the preservation of the neigborhood's historic character rather than an undesirable change. ✔ All sides of the existing barn are closer than 30ft to the adjacent property lines. Hence, there is no alternative location for an entrance and awning that would not require a varience. Further, since we are dealing with an existing structure, possibilities for stair and entrance placement are limited to the location as shown in the plans. ✔ The size of the proposed awning is limited to the size of the landing and steps in front of the entrance door and is intended to protect both occupant and structure from weather. The currently existing awning on the same façade actually covers a larger area and is going to be demolished. ✔ As mentioned above, the applicants aim to preserve the existing barn which contributes to the preservation of the historic character of the neighborhood. The proposed entrance and awning are a functional necessity induced by the revitalization of the barn, and the affected area is not substantial. No negative environmental impact is anticipated. ✔ Since the proposed project deals with an existing structure, the alleged difficulty is not self-created. =%$$SSO8VH9DULDQFH5(9-DQXDU\ AREA and SIGN VARIANCE CRITERIA FORM (to be completed by Applicant) Owner/Appellant/Agent Name: ____________________________________________________  Address of Property Requiring Variance:BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB Tax Parcel No.:BBBBBBBBBBBBBBBBBBBB  7(67No area variance will be granted without consideration by the Board of the following factors: $ :LOODQXQGHVLUDEOHFKDQJHEHSURGXFHGLQWKHFKDUDFWHURIWKHQHLJKERUKRRGRUEHDGHWULPHQWWR QHDUE\SURSHUWLHV" Yes____ No ___ 5HDVRQV     % &DQWKHEHQHILWVRXJKWE\WKHDSSOLFDQWEHDFKLHYHGE\DIHDVLEOHDOWHUQDWLYH WRWKHYDULDQFH" Yes____ No ___  5HDVRQV     & ,VWKHUHTXHVWHGYDULDQFHVXEVWDQWLDO" Yes____ No ___  5HDVRQV      ' :RXOGWKHYDULDQFHKDYHDQDGYHUVHLPSDFWRQWKHSK\VLFDORUHQYLURQPHQWDOFRQGLWLRQVLQWKH QHLJKERUKRRG" Yes____ No ___  5HDVRQV      ( ,VWKHDOOHJHGGLIILFXOW\VHOIFUHDWHG" Yes____ No ___  5HDVRQV Timur Dogan & Katharina Kral 10 The Byway,Ithaca NY,14850 66.-1-10 Side yard variance for awning(270-71 E(1)) ✔ Old barn structures contribute to the character of the historic Forest Home district. The proposed project seeks to revitalize and preserve the existing barn in the back of the property, which is hence considered to be beneficial for the preservation of the neigborhood's historic character rather than an undesirable change. ✔ All sides of the existing barn are closer than 30ft to the adjacent property lines. Hence, there is no alternative location for an entrance and awning that would not require a varience. Further, since we are dealing with an existing structure, possibilities for stair and entrance placement are limited to the location as shown in the plans. ✔ The size of the proposed awning is limited to the size of the landing and steps in front of the entrance door and is intended to protect both occupant and structure from weather. The currently existing awning on the same façade actually covers a larger area and is going to be demolished. ✔ As mentioned above, the applicants aim to preserve the existing barn which contributes to the preservation of the historic character of the neighborhood. The proposed entrance and awning are a functional necessity induced by the revitalization of the barn, and the affected area is not substantial. No negative environmental impact is anticipated. ✔ Since the proposed project deals with an existing structure, the alleged difficulty is not self-created. =%$$SSO8VH9DULDQFH5(9-DQXDU\ AREA and SIGN VARIANCE CRITERIA FORM (to be completed by Applicant) Owner/Appellant/Agent Name: ____________________________________________________  Address of Property Requiring Variance:BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB Tax Parcel No.:BBBBBBBBBBBBBBBBBBBB  7(67No area variance will be granted without consideration by the Board of the following factors: $ :LOODQXQGHVLUDEOHFKDQJHEHSURGXFHGLQWKHFKDUDFWHURIWKHQHLJKERUKRRGRUEHDGHWULPHQWWR QHDUE\SURSHUWLHV" Yes____ No ___ 5HDVRQV     % &DQWKHEHQHILWVRXJKWE\WKHDSSOLFDQWEHDFKLHYHGE\DIHDVLEOHDOWHUQDWLYH WRWKHYDULDQFH" Yes____ No ___  5HDVRQV     & ,VWKHUHTXHVWHGYDULDQFHVXEVWDQWLDO" Yes____ No ___  5HDVRQV      ' :RXOGWKHYDULDQFHKDYHDQDGYHUVHLPSDFWRQWKHSK\VLFDORUHQYLURQPHQWDOFRQGLWLRQVLQWKH QHLJKERUKRRG" Yes____ No ___  5HDVRQV      ( ,VWKHDOOHJHGGLIILFXOW\VHOIFUHDWHG" Yes____ No ___  5HDVRQV Timur Dogan & Katharina Kral 10 The Byway,Ithaca NY,14850 66.-1-10 Rear yard setback (270-71E.(1)) ✔ Old barn structures contribute to the character of the historic Forest Home district. The proposed project seeks to revitalize and preserve the existing barn in the back of the property, which is hence considered to be beneficial for the preservation of the neigborhood's historic character rather than an undesirable change. ✔ The existing barn is closer than 15ft to the adjacent property line in the back of the yard. Since we are dealing with an existing structure, the proximity to the adjacent properties is a given and cannot be avoided. ✔ The requested variance is not substantial since the volume of the structure is not going to be changed except for the awning on the south façade. ✔ The proposed revitalization of the barn does not present substantial changes to the exterior of the structure, hence no negative physical or environmental impact are anticipated. ✔ Since the proposed project deals with an existing structure, the alleged difficulty is not self-created. GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 1 1 1 | P l a n n e d P r o j e c t | P l a n s | 1 S T F L O O R - G A R A G E B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 50 1 s q f t 16 3 s q f t 189 sq ft 9 1 / 2 " 3 ' - 2 5 / 8 " 18 ' - 1 3 / 8 " 1' - 1 3 / 4 " 9 ' - 4 5 / 8 " 22 ' - 1 3 / 8 " 7'-3 1/4" 2 ' - 1 3 / 8 " 3'-8 1/2"3'-6" 11 3/4" 17'-3 7/8" 11 3/4" 3'-6" 9 1 / 2 " 3 ' - 1 3 / 4 " 7 7 / 8 " 6 ' - 5 1 / 2 " 1 1 ' - 5 / 8 " S3P.213 S 3 P . 2 1 3 S1 P.211 S1 P.211 S4 P.214 S4 P. 2 1 4 S2 P.212 S2 P.212 S 5 P . 2 1 5 S 5 P . 2 1 5 S6P.216 S 6 P . 2 1 6 8 7/8"9'-4 5/8"6 1/4" 14'-10 3/4" 8 7/8" 26'-3 3/8" 1' - 6 " 3 ' 1 ' - 6 " 6' EX I S T I N G G A R A G E EXISTING PORCH EX I S T I N G PO R C H EXISTING “OLD MILL ROAD"GRAVEL DRIVE & PARKING PR O P E R T Y L I N E AC C O R D I N G T O S U R V E Y MA P N O . 1 0 T H E B Y W A Y EX I S T I N G W O O D F E N C E N EX I S T I N G O V E R H E A D GA R A G E D O O R S CO N C R E T E L A N D I N G & S T E P , 36 " W I D T H M I N DE M O E X I S T I N G A W N I N G , ±1 6 ' 9 - 1 / 4 " L E N G T H , ± 4 ' 6 - 3 / 4 " H E I G H T EXISTING SPIRAL STAIR IN S U L A T I O N R- 1 0 , 8' x 4 ' NE W F O O T I N G – 32 " x 3 2 " , 12 " D E E P , 3 P C S . # 5 R E B A R EA C H W A Y , PI E R – 1 6 " x 1 6 " , 3 0 " D E E P , 4 P C S . # 5 R E B A R V E R T I C A L IF B E D R O C K I S F O U N D , CO N S U L T E N G I N E E R NE W F O O T I N G 1 0 " S O N O T U B E , 4' D E E P , C A S T D I R . I N T O S O I L , 2 P C S . # 5 R E B A R V E R T I C A L EN E R G Y C O D E C O M P L I A N C E B A S E D ON P R E S C R I P T I V E M E T H O D . GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 1 1 2 | P l a n n e d P r o j e c t | P l a n s | 2 N D F L O O R - D W E L L I N G U N I T B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 42 s q f t 39 4 s q f t 266 sq ft 9 1 / 2 " 5 ' - 9 7 / 8 " 4 7 / 8 " 3' - 1 0 1 / 8 " 4 3 / 4 " 3 ' - 1 0 1 / 8 " 6 ' - 2 3 / 4 " 9 1 / 2 " 8 5/8" 3'-6 1/4" 7'-9 7/8" 13'-6" 8 5/8" 22 ' - 1 3 / 8 " 1'-11 5/8"26'-3 3/8" 16-1/2" 30" 24"24"18" 3'-4 1/2" 31-1/2" 24" 3'-4 1/8"2'-5 1/2"1'-10 7/8" 9 1 / 2 " 3' - 1 3 / 4 " 4 7 / 8 " 2 ' - 8 1 / 8 " 3 ' - 1 0 1 / 8 " 4 3 / 4 " 3' - 1 0 1 / 8 " 6' - 2 3 / 4 " 9 1 / 2 " 5' - 5 3 / 4 " 2'-4"1'-8 1/8"9'-5 3/4"S3P.213 S 3 P . 2 1 3 S1 P.211 S1 P.211 S4 P.214 S4 P. 2 1 4 S2 P.212 S2 P.212 S 5 P . 2 1 5 S 5 P . 2 1 5 S6P.216 S 6 P . 2 1 6 BA T H R O O M ST U D I O EN T R A N C E EXISTING DECK 38-3/8" 10 3 / 4 " 17 3 / 4 " 31 1 / 8 " 21 1 / 8 " 22 7/8" 2' - 6 3 / 8 " 4 7 / 8 " 2' - 1 0 5 / 8 " 1' - 1 0 7 / 8 " 70 s q f t WA S H E R / DR Y E R C O M B . 36 " x 3 6 " SH O W E R P A N N EXISTING GUARD HEIGHT 36"ABOVE WALKING SURFACE,LIMIT OPENINGS TO 4" MAX NE W W O O D S T A I R T O R E P L A C E EX I S T I N G S T A I R , O R I E N T A T I O N F L I P P E D , CL O S E D T R E A D , 3 7 3 / 4 " S T A I R W I D T H 7 3 / 4 " R I S E R M A X , 1 0 " T R E A D M I N 3/ 4 " T R E A D N O S I N G HA N D R A I L T Y P E I , O N O N E S I D E 36 " A B O V E T R E A D N O S I N G S NE W K I T C H E N E T T E W I T H S I N K , B U I L T - I N OV E N , CO O K T O P , E X H A U S T H O O D , DI S H W A S H E R , FR I D G E , F R E E Z E R TO P L A N D I N G D E P T H 3 6 " M I N CO R R I D O R W I D T H 3 0 " M I N EX I S T I N G D O R M E R EN L A R G E E X I S T I N G B A T H R O O M , AD D S H O W E R A N D N I C H E F O R WA S H E R / D R Y E R , R E P L A C E T O I L E T AN D S I N K , D O O R W I D T H 2 8 " M I N IN T E R I O R P A R T I T I O N S : 2 x 4 W O O D FR A M E W I T H G Y P S U M B O A R D O R CE M E N T B O A R D S H E A T H I N G RE P L A C E E X I S T I N G W I N D O W S , NE W W I N D O W S U = 0 . 2 8 M I N , T O P O F SI L L 3 6 " M I N A B O V E F I N I S H E D F L O O R NE W S K Y L I G H T AP P R O X . 3 5 " x 35 " , HE A D O F F W I T H 2 P C S . 2 x 8 " REPLACE EXISTING PATIO SLIDING DOOR,NEW DOOR U=0.28 MIN EX T E R I O R W A L L S R - 2 5 C A V I T Y IN S U L A T I O N , P A T C H E X I S T I N G EX T E R I O R S I D I N G , D O U B L E E X I S T I N G 2x 4 F R A M I N G ( E N D W A L L S ) , F I N I S H WI T H G Y P S U M B O A R D O R W O O D EXISTING SPIRAL STAIR NEW RIDGE BEAM, 25'-10 1/4" LENGTH,3 PLIES 1 3/4" x 20" LVL, 15' SEGMENTS,STAGGERED SPLICE JOINTS, NO SPLICE IN CENTER OF BEAM (3' OFFSET MIN),LEDGERLOKS, 4 ROWS, 24" ON CENTER,STAGGERED, 4" LAG BOTH FACES NE W P O S T , 3 P C S . 2 x 6 " GL U E D A N D N A I L E D EN E R G Y C O D E C O M P L I A N C E B A S E D ON P R E S C R I P T I V E M E T H O D . HE I G H T < 6 ' - 8 " O N L A N D I N G AN D T O P M O S T T R E A D , AF F E C T E D A R E A : 1 1 S Q F T HE I G H T 5 ' - 5 - 1 / 4 " T O 6' - 8 " : AF F E C T E D A R E A : 1 4 S Q F T HEIGHT 5'-5 1/4" TO 7'TOTAL AFFECTED STUDIO AREA: 42 SQ FT GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 2 1 1 | P l a n n e d P r o j e c t | S e c t i o n s | S 1 - S 1 S E C T I O N T H R O U G H S T A I R B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 9'-4" 10" 13'-5/8"23'-2 5/8" 10 ' - 9 7 / 8 " 3 8 - 3 / 8 " 2 4 " 8 ' - 5 5 / 8 " EXIST. 1ST FLOOR F.F.1ST FLOOR F.C.2ND FLOOR F.F.EXIST. ROOF GR O U N D NE W S T A I R L A N D I N G NE W A W N I N G 1 ' - 1 3 / 8 " 7 ' - 4 1 / 8 " NE W W O O D S T A I R T O R E P L A C E EX I S T I N G S T A I R , O R I E N T A T I O N F L I P P E D , CL O S E D T R E A D , 3 7 3 / 4 " S T A I R W I D T H 7 3 / 4 " R I S E R M A X , 1 0 " T R E A D M I N 3/ 4 " T R E A D N O S I N G HA N D R A I L T Y P E I , O N O N E S I D E 36 " A B O V E T R E A D N O S I N G S CO V E R U N D E R S I D E O F F L O O R AN D J O I S T S W I T H T W O L A Y E R S 5/ 8 " T Y P E X G Y P S U M B O A R D FI L L F L O O R , S T A I R A N D L A N D I N G CA V I T Y W I T H I N S U L A T I O N , AP P R O X . R - V A L U E ± R - 2 8 EX I S T I N G C O N C R E T E SL A B & F O U N D A T I O N S NE W S K Y L I G H T AP P R O X . 3 5 " x 3 5 " , HE A D O F F W I T H 2 P C S . 2 x 8 " AS P H A L T S H I N G L E S EXISTING DOOREXISTING 2x6 RAFTERS,SISTER WITH 2x8 RAFTERS, PLUMB CUT,FASTEN WITH 2 ROWS OF 8 PENNY SINKER NAILS AT 12" ON CENTER MIN,CONNECT EACH RAFTER TO NEW RIDGE BEAM WITH 2x4 RAFTER HANGERS EITHER SIDE INSULATE VAULTED CEILING WITH SPRAY FOAM,R-49 MIN EXTERIOR WALLS R-25 CAVITY INSULATION, PATCH EXISTING EXTERIOR SIDING, DOUBLE EXISTING 2x4 FRAMING (END WALLS), FINISH WITH GYPSUMBOARD OR WOOD CO N C R E T E L A N D I N G & S T E P , 36 " W I D T H M I N DE M O E X I S T I N G A W N I N G , ±1 6 ' - 9 1 / 4 " L E N G T H , ± 4 ' - 6 3 / 4 " H E I G H T NE W A W N I N G & S U P P O R T , 3' - 2 5 / 8 " L E N G T H , 8 ' - 5 5 / 8 " H E I G H T ENLARGE EXISTING BATHROOM,ADD SHOWER AND NICHE FOR WASHER / DRYER, REPLACE TOILET AND SINK, DOOR WIDTH 28" MIN EN E R G Y C O D E C O M P L I A N C E B A S E D ON P R E S C R I P T I V E M E T H O D . GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 2 1 2 | P l a n n e d P r o j e c t | S e c t i o n s | S 2 - S 2 S E C T I O N T H R O U G H G A B L E W I N D O W S B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 9'-4" 10" 3'-6 1/8"9'-6 1/2"23'-2 5/8"EXIST. 1ST FLOOR F.F.1ST FLOOR F.C.2ND FLOOR F.F.WINDOW SILLEXIST. ROOFAP.212 B P. 2 1 2 D P. 2 1 4 NE W R I D G E B E A M , 25 ' - 1 0 1 / 4 " L E N G T H , 3 P L I E S 1 3 / 4 " x 2 0 " L V L EC C Q S I M P S O N E N D CO L U M N C A P , L E D G E R - LO K S B O T H S I D E S NE W P O S T , 3 P C S . 2 x 6 " GL U E D A N D N A I L E D 2x 4 B L O C K I N G ME T A L S T R A P S , 8" O V E R L A P W I T H P O S T BO T H S I D E S 2x 4 W I N D O W H E A D E R EX I S T I N G T I E EXISTING 2x6 RAFTERS,SISTER WITH 2x8 RAFTERS, PLUMB CUT,FASTEN WITH 2 ROWS OF 8 PENNY SINKER NAILS AT 12" ON CENTER MIN,CONNECT EACH RAFTER TO NEW RIDGE BEAM WITH 2x4 RAFTER HANGERS EITHER SIDE INSULATE VAULTED CEILING WITH SPRAY FOAM,R-49 MIN REPLACE EXISTING WINDOWS,NEW WINDOWS U=0.28 MIN, TOP OF SILL 36" MIN ABOVE FINISHED FLOOR RE P L A C E E X I S T I N G PA T I O S L I D I N G D O O R , NE W D O O R U = 0 . 2 8 M I N EXTERIOR WALLS R-25 CAVITY INSULATION, PATCH EXISTING EXTERIOR SIDING, DOUBLE EXISTING 2x4 FRAMING (END WALLS), FINISH WITH GYPSUMBOARD OR WOOD CO V E R U N D E R S I D E O F F L O O R WI T H T W O L A Y E R S 5 / 8 " T Y P E X GY P S U M B O A R D FI L L F L O O R , S T A I R A N D L A N D I N G CA V I T Y W I T H I N S U L A T I O N , AP P R O X . R - V A L U E ± R - 2 8 DE M O E X I S T I N G A W N I N G , ±1 6 ' - 9 1 / 4 " L E N G T H , ± 4 ' - 6 3 / 4 " H E I G H T DE M O E X I S T I N G R A F T E R T I E S EN E R G Y C O D E C O M P L I A N C E B A S E D ON P R E S C R I P T I V E M E T H O D . RI D G E B E A M T O P O S T C O N N E C T I O N A B PO S T T O W I N D O W H E A D E R & S I L L CO N N E C T I O N GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 2 1 3 | P l a n n e d P r o j e c t | S e c t i o n s | S 3 - S 3 S E C T I O N T H R O U G H B A T H R O O M B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 9'-4" 10" 5'-5 1/4" 6'-7 1/4" 1'-1/8"23'-2 5/8"EXIST. 1ST FLOOR F.F.1ST FLOOR F.C.2ND FLOOR F.F.NEW 2ND FLOOR F.C.NEW 2ND FLOOR F.C.EXIST. ROOF 1 0 ' - 3 " 6 7 / 8 " 3 ' - 3 / 8 " 1 3 ' - 1 0 3 / 8 " EX I S T . G R O U N D L E V E L EX I S T . D E C K J O I S T S EX I S T . D E C K F . F . EX I S T . D E C K G U A R D 9 ' - 5 1 / 4 " 1 2 ' - 3 / 8 " 6 ' - 8 " 7 ' CLEARANCE AT CENTER TOILET CLEARANCE AT TOILET EDGE C P. 2 1 3 D P. 2 1 4 5 ' - 5 1 / 4 " 5 ' - 1 1 1 / 2 " 6 ' - 4 5 / 8 " 4" 24 " 24 " 12 " 12 " 4" 3' M I N 3' M I N 2 0 " 2 " 1 6 " 2 " C E N T E R L I N E EX I S T I N G C O N C R E T E SL A B & F O U N D A T I O N S NE W R I D G E B E A M , 2 5 ' - 1 0 1 / 4 " L E N G T H , 3- P L I E S 1 - 3 / 4 " x 2 0 " L V L , 1 5 ' S E G M E N T S , ST A G G E R E D S P L I C E J O I N T S , N O S P L I C E IN C E N T E R O F B E A M ( 3 ' O F F S E T M I N ) , LE D G E R L O K S , 4 R O W S , 2 4 " O N C E N T E R , ST A G G E R E D , 4 " L A G B O T H F A C E S EXISTING 2x6 RAFTERS,SISTER WITH 2x8 RAFTERS, PLUMB CUT,FASTEN WITH 2 ROWS OF 8 PENNY SINKER NAILS AT 12" ON CENTER MIN,CONNECT EACH RAFTER TO NEW RIDGE BEAM WITH 2x4 RAFTER HANGERS EITHER SIDE INSULATE VAULTED CEILING WITH SPRAY FOAM,R-49 MIN FILL FLOOR CAVITY WITH INSULATION,APPROX. R-VALUE ±R-28 DE M O E X I S T I N G R A F T E R T I E S EX I S T I N G G U A R D H E I G H T 3 6 " AB O V E W A L K I N G S U R F A C E , LI M I T O P E N I N G S T O 4 " M A X (M E S H O R A D D I T I O N A L P O S T S ) CO V E R U N D E R S I D E O F F L O O R WI T H T W O L A Y E R S 5 / 8 " T Y P E X GY P S U M B O A R D EXTERIOR WALLS R-25 CAVITY INSULATION, PATCH EXISTING EXTERIOR SIDING, DOUBLE EXISTING 2x4 FRAMING (END WALLS), FINISH WITH GYPSUMBOARD OR WOOD REPLACE 3' SEGMENT OF SILL BEAM WITH 6x8 AND 1 LAYER 3/4" P.T. PLYWOOD, 2 ROWS 12 PENNY NAILS,3" LENGTH, 12" ON CENTER,6' SEGMENT 2x8, INSTALLED FLUSH WITH EXISTING SILL BEAM, 2 ROWS LEDGERLOKS, 3" LENGTH, 18" ON CENTER EN E R G Y C O D E C O M P L I A N C E B A S E D ON P R E S C R I P T I V E M E T H O D . RI D G E B E A M – F A S T E N I N G P A T T E R N 1 / 2 " = 1 ' - 0 " C GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 2 1 4 | P l a n n e d P r o j e c t | S e c t i o n s | S 4 - S 4 S E C T I O N T H R O U G H K I T C H E N & D O R M E R B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 9 ' - 6 1 / 2 " 1 0 " 5 ' - 5 7 / 8 " 6 ' - 6 1 / 2 " 1 ' - 1 / 8 " 2 3 ' - 5 1 / 8 " 10'-3" 6 7/8" 3'-3/8" 4'-6 1/8"10'-9 7/8"7'-6 1/2"EXIST. GROUND LEVELEXIST. DECK F.F.EXIST. DECK GUARDEXIST. DORMER F.C. 6' 1' - 6 " 3' 1' - 6 " D P. 2 1 4 C P. 2 1 3 EX I S T . 1 S T F L O O R F . F . 1S T F L O O R F . C . 2N D F L O O R F . F . EX I S T . E A V E S NE W 2 N D F L O O R F . C . EX I S T . R O O F 5 ' - 5 1 / 4 " 6 ' - 8 " 2x 8 S P R E A D E R P L A T E , 6' L E N G T H , N A I L E D TO S I L L W I T H 1 6 P E N N Y CO M M O N N A I L S 2x 8 B O T H S I D E S 6x 8 , 3 ' L E N G T H EX I S T I N G P O S T 2x 8 , I N S T A L L E D F L U S H W I T H EX I S T I N G S I L L B E A M , 6 ' L E N G T H , 2 R O W S 3 " L E D G E R L O K S , 18 " O N C E N T E R 3/ 4 " P . T . P L Y W O O D , 3 ' L E N G T H , 2 R O W S 1 2 P E N N Y N A I L S , 3" L E N G T H , 1 2 " O N C E N T E R EX I S T I N G S I L L B E A M NE W 6 x 6 P O S T , T O E - S C R E W TO S P R E A D E R P L A T E ( 2 x 8 ) , NA I L E D T O S I L L W I T H 1 6 P E N N Y CO M M O N N A I L S , 4 P C S . M I N AT T A C H R A F T E R S T O B E A M WI T H J O I S T H A N G E R S , CL I P S O N B O T H S I D E S EX I S T I N G D O R M E R EXISTING GUARD HEIGHT 36"ABOVE WALKING SURFACE,LIMIT OPENINGS TO 4" MAX (MESH OR ADDITIONAL POSTS) NE W K N E E B R A C E RE P L A C E 3 ' S E G M E N T O F S I L L B E A M W I T H 6 x 8 A N D 1 L A Y E R 3 / 4 " P . T . P L Y W O O D , 2 R O W S 1 2 P E N N Y N A I L S , 3" L E N G T H , 1 2 " O N C E N T E R , 6' S E G M E N T 2 x 8 , I N S T A L L E D F L U S H W I T H E X I S T I N G S I L L BE A M , 2 R O W S L E D G E R L O K S , 3 " L E N G T H , 1 8 " O N C E N T E R SI S T E R E X I S T I N G P O S T WI T H 2 x 8 O N B O T H S I D E S NE W F O O T I N G 1 0 " S O N O T U B E , 4' D E E P , C A S T D I R . I N T O S O I L , 2 P C S . # 5 R E B A R V E R T I C A L NE W F O O T I N G – 32 " x 3 2 " , 1 2 " D E E P , 3P C S . # 5 R E B A R E A C H W A Y , PI E R – 1 6 " x 1 6 " , 3 0 " D E E P , 4 P C S . # 5 R E B A R V E R T . IF B E D R O C K I S F O U N D , C O N S U L T E N G I N E E R CO V E R U N D E R S I D E O F F L O O R WI T H T W O L A Y E R S 5 / 8 " T Y P E X GY P S U M B O A R D FI L L F L O O R C A V I T Y WI T H I N S U L A T I O N , AP P R O X . R - V A L U E ± R - 2 8 NE W R I D G E B E A M , 2 5 ' - 1 0 1 / 4 " L E N G T H , 3- P L I E S 1 - 3 / 4 " x 2 0 " L V L , 1 5 ' S E G M E N T S , ST A G G E R E D S P L I C E J O I N T S , N O S P L I C E IN C E N T E R O F B E A M ( 3 ' O F F S E T M I N ) , LE D G E R L O K S , 4 R O W S , 2 4 " O N C E N T E R , ST A G G E R E D , 4 " L A G B O T H F A C E S EN E R G Y C O D E C O M P L I A N C E B A S E D ON P R E S C R I P T I V E M E T H O D . SI L L B E A M R E I N F O R C E M E N T F O R M A I N G A B L E P O S T S 1 / 2 " = 1 ' - 0 " D GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 2 1 5 | P l a n n e d P r o j e c t | S e c t i o n s | S 5 - S 5 S E C T I O N T H R O U G H S K Y L I G H T B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 9 ' - 4 " 1 0 " 1 3 ' - 5 / 8 " 2 3 ' - 2 5 / 8 " EX I S T . 1 S T F L O O R F . F . 1S T F L O O R F . C . 2N D F L O O R F . F . WI N D O W S I L L EX I S T . R O O F D P. 2 1 4 B P.212 CO V E R U N D E R S I D E O F F L O O R WI T H T W O L A Y E R S 5 / 8 " T Y P E X GY P S U M B O A R D FI L L F L O O R , S T A I R A N D L A N D I N G CA V I T Y W I T H I N S U L A T I O N , AP P R O X . R - V A L U E ± R - 2 8 REPLACE EXISTING WINDOWS,NEW WINDOWS U=0.28 MIN, TOP OF SILL 36" MIN ABOVE FINISHED FLOOR EX T E R I O R W A L L S R - 2 5 C A V I T Y IN S U L A T I O N , P A T C H E X I S T I N G EX T E R I O R S I D I N G , D O U B L E E X I S T I N G 2x 4 F R A M I N G ( E N D W A L L S ) , F I N I S H WI T H G Y P S U M B O A R D O R W O O D NE W S K Y L I G H T AP P R O X . 3 5 " x 3 5 " , HE A D O F F W I T H 2 P C S . 2 x 8 " EX I S T I N G 2 x 6 R A F T E R S , SI S T E R WITH 2x8 RAFTERS, PLUMB CUT, FA S T E N W I T H 2 R O W S O F 8 P E N N Y S I N K E R N A I L S AT 1 2 " O N C E N T E R M I N , CO N N E C T E A C H R A F T E R T O N E W R I D G E B E A M WI T H 2 x 4 R A F T E R H A N G E R S E I T H E R S I D E IN S U L A T E V A U L T E D C E I L I N G W I T H S P R A Y F O A M , R- 4 9 M I N DE M O E X I S T I N G R A F T E R T I E S DEMO EXISTING AWNING,±16'-9 1/4" LENGTH,± 4'-6 3/4" HEIGHTNEW AWNING & SUPPORT,3'-2 5/8" LENGTH, 8'-5 5/8" HEIGHT CONCRETE LANDING & STEP,36" WIDTH MIN RE P L A C E 3 ' S E G M E N T O F S I L L B E A M W I T H 6 x 8 A N D 1 L A Y E R 3 / 4 " P . T . P L Y W O O D , 2 R O W S 1 2 P E N N Y N A I L S , 3" L E N G T H , 1 2 " O N C E N T E R , 6' S E G M E N T 2 x 8 , I N S T A L L E D F L U S H W I T H E X I S T I N G S I L L BE A M , 2 R O W S L E D G E R L O K S , 3 " L E N G T H , 1 8 " O N C E N T E R EX I S T I N G C O N C R E T E SL A B & F O U N D A T I O N S NEW KITCHENETTE WITH SINK,BUILT-IN OVEN, COOKTOP,EXHAUST HOOD, DISHWASHER,FRIDGE, FREEZER EN E R G Y C O D E C O M P L I A N C E B A S E D ON P R E S C R I P T I V E M E T H O D . GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 2 1 6 | P l a n n e d P r o j e c t | S e c t i o n s | S 6 - S 6 S E C T I O N T H R O U G H U P S T A I R S E N T R A N C E B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 9'-4" 10" 5'-5 7/8" 6'-6 1/2"1'-1/8"23'-2 5/8"EXIST. 1ST FLOOR F.F.1ST FLOOR F.C.2ND FLOOR F.F.EXIST. EAVESNEW 2ND FLOOR F.C.EXIST. ROOF 1 0 ' - 3 " 6 7 / 8 " 3 ' - 3 / 8 " 1 3 ' - 1 0 3 / 8 " EX I S T . G R O U N D L E V E L EX I S T . D E C K J O I S T S EX I S T . D E C K F . F . EX I S T . D E C K G U A R D C P. 2 1 3 D P. 2 1 4 EX I S T I N G C O N C R E T E SL A B & F O U N D A T I O N S DE M O E X I S T I N G R A F T E R T I E S EX I S T I N G G U A R D H E I G H T 3 6 " AB O V E W A L K I N G S U R F A C E , LI M I T O P E N I N G S T O 4 " M A X (M E S H O R A D D I T I O N A L P O S T S ) REPLACE 3' SEGMENT OF SILL BEAM WITH 6x8 AND 1 LAYER 3/4" P.T. PLYWOOD, 2 ROWS 12 PENNY NAILS,3" LENGTH, 12" ON CENTER,6' SEGMENT 2x8, INSTALLED FLUSH WITH EXISTING SILL BEAM, 2 ROWS LEDGERLOKS, 3" LENGTH, 18" ON CENTER CO V E R U N D E R S I D E O F F L O O R AN D J O I S T S W I T H T W O L A Y E R S 5/ 8 " T Y P E X G Y P S U M B O A R D FI L L F L O O R , S T A I R A N D L A N D I N G CA V I T Y W I T H I N S U L A T I O N , AP P R O X . R - V A L U E ± R - 2 8 NE W R I D G E B E A M , 2 5 ' - 1 0 1 / 4 " L E N G T H , 3- P L I E S 1 - 3 / 4 " x 2 0 " L V L , 1 5 ' S E G M E N T S , ST A G G E R E D S P L I C E J O I N T S , N O S P L I C E IN C E N T E R O F B E A M ( 3 ' O F F S E T M I N ) , LE D G E R L O K S , 4 R O W S , 2 4 " O N C E N T E R , ST A G G E R E D , 4 " L A G B O T H F A C E S EXISTING 2x6 RAFTERS,SISTER WITH 2x8 RAFTERS, PLUMB CUT,FASTEN WITH 2 ROWS OF 8 PENNY SINKER NAILS AT 12" ON CENTER MIN,CONNECT EACH RAFTER TO NEW RIDGE BEAM WITH 2x4 RAFTER HANGERS EITHER SIDE INSULATE VAULTED CEILING WITH SPRAY FOAM,R-49 MINNEW SKYLIGHT, APPROX. 35" x 35",HEAD OFF WITH 2 PCS. 2x8" SI S T E R E X I S T I N G P O S T WI T H 2 x 8 O N B O T H S I D E S EN E R G Y C O D E C O M P L I A N C E B A S E D ON P R E S C R I P T I V E M E T H O D . GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 3 1 1 | P l a n n e d P r o j e c t | E l e v a t i o n s | S O U T H E L E V A T I O N - E N T R A N C E B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 GR O U N D 2N D F L O O R & D E C K F . F . EX I S T . D E C K G U A R D EX I S T . E A V E S EX I S T . R O O F 1 0 ' - 5 3 / 8 " 6 7 / 8 " 3 ' - 3 / 8 " 2 ' - 5 1 / 2 " 7 ' - 6 3 / 4 " 2 4 ' - 7 / 8 " 1'-1 3/8"7'-4 1/8"EXIST. 1ST FLOOR F.F.NEW STAIR LANDINGNEW AWNING P R O P E R T Y L I N E A C C O R D I N G T O S U R V E Y M A P N O . 1 0 T H E B Y W A Y GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 3 1 2 | P l a n n e d P r o j e c t | E l e v a t i o n s | W E S T E L E V A T I O N - V I E W F R O M R O A D ( 1 ) B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 GR O U N D 2N D F L O O R & D E C K F . F . EX I S T . D E C K G U A R D EX I S T . E A V E S EX I S T . R O O F 9 ' - 5 3 / 4 " 9 1 / 4 " 6 7 / 8 " 3 ' - 3 / 8 " 2 ' - 5 1 / 2 " 7 ' - 6 3 / 4 " 2 3 ' - 1 0 1 / 2 " PROPERTY LINE ACCORDING TO SURVEY MAP NO. 10 THE BYWAY GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 3 1 3 | P l a n n e d P r o j e c t | E l e v a t i o n s | N O R T H E L E V A T I O N - V I E W F R O M R O A D ( 2 ) B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 GROUND2ND FLOOR & DECK F.F.EXIST. DECK GUARDEXIST. EAVESEXIST. ROOF 10'-3"6 7/8"3'-3/8" 2'-5 1/2" 7'-6 3/4"23'-10 1/2" P R O P E R T Y L I N E A C C O R D I N G T O S U R V E Y M A P N O . 1 0 T H E B Y W A Y GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 3 1 4 | P l a n n e d P r o j e c t | E l e v a t i o n s | E A S T E L E V A T I O N - V I E W F R O M G A R D E N B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 EX I S T . 1 S T F L O O R F . F . NE W S T A I R L A N D I N G NE W A W N I N G EX I S T . E A V E S EX I S T . R O O F 2 3 ' - 2 5 / 8 " 1 ' - 1 3 / 8 " 7 ' - 4 1 / 8 " 7 ' - 2 3 / 8 " 7 ' - 6 3 / 4 " P R O P E R T Y L I N E A C C O R D I N G T O S U R V E Y M A P N O . 1 0 T H E B Y W A Y GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 P . 4 2 1 | P l a n n e d P r o j e c t |   D e t a i l s | A x o n o m e t r i c - S W B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 A P. 2 1 2 B P. 2 1 2 D P. 2 1 4 C P. 2 1 3 REPLACE EXISTING RAFTER TIES WITH NEW RIDGE BEAM CONNECT BEAM TO POST WITH ECCQ SIMPSON END COLUMN CAP, LEDGERLOKS BOTH SIDES EX I S T I N G 2 x 4 F R A M I N G , 16 " O N C E N T E R , DO U B L E U P I N G A B L E W A L L S FO R A D D I T I O N A L I N S U L A T I O N EX I S T I N G 2 x 6 R A F T E R S , 2 4 " O N CE N T E R , S I S T E R U P W I T H 2 x 8 " RA F T E R S EX I S T I N G 8 x 8 F R A M I N G NEW POST, 3 PCS. 2x6"GLUED AND NAILED FLOOR SLAB & FOUNDATIONS:CONCRETE & NATURAL STONE,DIMENSIONS UNKNOWN REINFORCE AS NEEDEDEXISTING 2x8 FLOOR JOISTS NEW 6x6 POST, TOE-SCREWED TO SPREADER PLATE (2x8) AND KNEE BRACE TO FRAME NEW ENTRYWAY SI S T E R E X I S T I N G P O S T WI T H 2 x 8 O N B O T H S I D E S NEW STAIR, CLOSED TREAD,37 3/4" STAIR WIDTH, 7 3/4" RISER MAX, 10" TREAD MIN, 3/4" TREAD NOSING RE P L A C E 3 ' S E G M E N T O F S I L L B E A M W I T H 6x 8 A N D 1 L A Y E R 3 / 4 " P . T . P L Y W O O D , 6' S E G M E N T 2 x 8 , I N S T A L L E D F L U S H W I T H EX I S T I N G S I L L B E A M Ex i s t i n g d e c k n ot s h o w n SCHEMATIC REPRESENTATION OF MAIN STRUCTURE.NOT SHOWN: EXIST. DECK (WEST SIDE) & EXIST. PATIO (EAST SIDE), SOLID WOOD FAÇADE, ROOF & SHEATHING. GS P u b l i s h e r E n g i n e 1 6 0 . 0 . 0 . 1 0 0 E . 4 2 1 | E x i s t i n g C o n d i t i o n | A x o n o m e t r i c | P r i m a r y S t r u c t u r e | A x o n o m e t r i c - S W B a r n R e n o v a t i o n | 1 0 T h e B y w a y , I t h a c a N Y , 1 4 8 5 0 | T i m u r D o g a n & K a t h a r i n a K r a l 1 / 4 " = 1 ' - 0 " 2 8 . 0 9 . 1 9 REMOVE EXISTING RAFTER TIES & BRACINGS EX I S T I N G 2 x 4 F R A M I N G , 16 " O N C E N T E R , DO U B L E U P I N G A B L E W A L L S FO R A D D I T I O N A L I N S U L A T I O N EX I S T I N G 2 x 6 R A F T E R S , 24 " O N C E N T E R EX I S T I N G 8 x 8 F R A M I N G ADJUST 2x4 FRAMING TO FIT NEW SUPPORT POSTS AND WINDOWS REMOVE EXISTING KNEE BRACE TO FRAME NEW ENTRYWAY FLOOR SLAB & FOUNDATIONS:CONCRETE & NATURAL STONE,DIMENSIONS UNKNOWNEXISTING 2x8 FLOOR JOISTSSCHEMATIC REPRESENTATION OF MAIN STRUCTURE.NOT SHOWN: EXIST. DECK (WEST SIDE) & EXIST. PATIO (EAST SIDE), WOOD FAÇADE, ROOF & SHEATHING. Ex i s t i n g d e c k n ot s h o w n 1 Marty Moseley From:Katharina Maria Kral <kmk334@cornell.edu> Sent:Monday, January 6, 2020 3:03 AM To:Marty Moseley Subject:Re: 10 The By way HelloMarty, Unfortunatelywewon’tbeabletoaccompanyyourvisit,butpleasefeelfreetowalkaroundandtakepicturesas needed. Regardingyourquestions: 1. Therewillbe2parkingspotsinthegarageand1parkingspotrightnexttothegarage.Further,thereis1parking spotonthegraveldrivebehindthehouseclosetoourneighborNr.12.Thisspotshowsonthesurveymap. 2. Wewerenotawarethatthereisadifferencebetweenthesideyard/rearyardsetbackandthoughtthatthe varianceweappliedforaddressesthedistancetothepropertylineingeneral.Isitoktoaddtherearyard setbackvariancetoourcurrentvarianceapplicationourwouldwehavetoadddocuments? 3. Theexistingawningisdashedinredinthesectionsandplans.Thewidthisapproximately33Ͳ1/2“.  Pleaseletusknowifyouneedadditionalinformation.Thankyou.  Kindregards, KatharinaKral  ———————————————— Katharina Kral | Dipl.Ing.Arch. Visiting Critic Cornell University | AAP kmk334@cornell.edu   Am03.01.2020um08:32schriebMartyMoseley<MMoseley@town.ithaca.ny.us>:  Katharina, IplantomakeasitevisittotakepicturesoftheexistinggarageonMondayatabout9:00AM.Ihave someadditionalquestionsandcommentspertainingtotherequestedvarianceappeals.  1. Wherewilltheparkingfacilitiesbelocatedfortheexistinghouseandtheaccessorydwelling unit.Youwillbekeepingthegarageparkingarea,willyoubeparkinginthatarea?Howmany totalparkingspaceswillbeprovidedandwilltheybelocatedinthegraveldrivebehindyour house? 2. Theaccessorydwellingunitwillalsoneedarearyardsetbackvariancefortheexistinggarage,in additiontothesideyardsetbackvariancerequest.Itcametoourattentionthatsection270Ͳ 71E.(1)requiresbuildingsthatareoccupiedbyanaccessorydwellingunittohavearearyard setbackof15feetandasideyardsetbackof30feet. 3. Thesideyardwheretheexistingawningis,couldyouidentifythesizeoftheexistingawningon thesideyard.SheetP.111identifiesthattheexistingawningis16’9”inlength,butthereisno identificationofthewidth.Couldyoupleaseidentifythewidthoftheexistingawning?