HomeMy WebLinkAboutZBA Packet 2018-01-22 Town of Ithaca
Notice of Pub�lic Hearing
Zoning Board mf Appeals
Monday, January 22,, 2018 @ 6:00 p.m.
Appeal o{Dunkin Donuts, 302 Pine Tree Rd., ]-P62.'l-2.I^ Community Commercial Zone,
Yunis Properties, LLC, Owner requesting a variance from Town of Ithaca Code Chapter 270-256
Iz ([) (b) [I] t0he permitted to have a freestanding sign consisting mf amorder (amcuu) board
cxccedio� the square footage alKo*/ed.
§ 270-2-56 ("orninercial arid Industrial Zones.
A. Freestanding, wall, projecting, marquee, awning, canopy and cop,y-change signs,are permitted as
principal and accessory uses,and structures as specified below upon receipt of a sign permit.
B. One wall sign or one projecting sign on, each building or store/establishm,ent frontage, aind one
freestanding sign are permitted, if an establishment has entrances for vehicular traffic on more than one
public right-of-way, two freestanding signs are permitted.All freestanding and wall signs shall meet the
placement and area requirements listed below.
C. in the case of multi-use or multi-tenant facilities, one freestanding sign shall be allowed for the
development as a whole, regardless of the number of separate establishments or tenants. if such multi-
use o[omu|ti-temantfacility has entrances for vehicular traffic onmore than one pub�Kicright-of-wway, two
freestanding s,igmsairepernnitted. Each |imenfannu\ti-useornnu8ti-1enantsignsha|| cmntainimfornmation
pertaimimg toonly one use ortenant.
DL|nOffice Park Commercial Zones, signs that meet all mfthe following criteria shall not count towards
the number ofsigns allowed imSubsections B and Cabove:the signs are non'i||umimated, they dunot
exceed six square feet in area per sign, they do not exceed six feet in height, aimdthey are placed atleast
150 feet from any public right-of-way and the lot line of any adjoining owner.
E.-8nall Commercial and Industrial Zones, up tofour freestanding signs that meet both mfthe following
criteria shall not count towards the number of freestanding signs allowed in Subsections B and Cahove:
the signs donot exceed four square feet imarea per sign, and they donot exceed four feet six inches |n
height.
F. Permitted sign dimensions and other criteria in Commercial and Industrial Zones are as follows:
hj Freestanding signs.
Lai Freestanding sign paimdsshall have momore than two faces,
J�LForroad speed limits of35miles per hour orless:
JI] S|mg|e-tenantsigns may beuptm10feet tall, with amaximum area of]2square feet.
WN
F ITHACA
OF 17' 215 N. Tio ga�Street Ithaca, N.Y. 14850
www.town.ithaca,ny.us µ
yob CODE ENFORCEMENT-BRUCE W. BATES, DIRECTOR
Phone(607)27'3-1783 N Fax(607)273-1704
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p a^p iV w�i nctl.. auu U u i i ;u
u�talra°aiai Iha s iii rt'lla iu ONLY after, I. A a 14 y i�t� for a ��uauh�
��� � I ° (.l �" �isip>rsugi°°°u prratip' for w4iicCm you fei.°P6 ^erh n
hwrn Code Erifdarcerneni staff or 2ie0"errM Froin theF4anninq Board bas ci upon a slitp:
0 ain orsiubdivision rewiesr. For Ofice Use Oni
Z BA Appearance .Fee: Property is located within,or adjacent to: Coonly Ag District;,, ,, UNA;
150 -Area, Sign, or _CEA Forest Home Historic District; Mate Park/another municipality
Sprinkler Variance and
Special Approval For Office Use Orad'y Date Received:__ Zoning C)Wdct:
$250 -Use Variance
Applicable
Plea �e check all that apply:
Area
otTewn Code:
Area Variance
Use Variance
Sign Variance
Sprinkler Variance
Special Approval
(Only 1 fee is required per
appearance,higher fare
prevails)
The UNDERSIGNED respectfully submit this application requesting an appearance before the Zoning Board of
Appeals to be permitted to:
At property address: e' Tax Marcel No.
as shown on the attached supporting documents.As description of the practical difficulties and unnecessary
hardship and/or the Special Approval authorization request is as follows: (attach any additional sheets as
necessary):
By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or Town
staff to enter my property for any inspection(s) necessary that are in connection with my application.
PRINT /NAME HERE: ..7`1�r)I) 7 �yP tli1"ri�GVI?
Signature of C9wner/Ap, 117t: � Date:
Signature of Agent: ` " Date:
_
Best phone number for ontaetingt;B � r/ '"`i number:
Email: F ser^ (7IV,-~ ....
l"IIS °li"F:Your attendance at the ZBA nneating is strongly advised.
a n , fGN V ARIfA N CE CRFTE R A F 0R
Owner/Appel lnt/Agetit Name:
, °
Address of Property Requiring parlance: � r �- r
Tax Parcel No.:
°t°i S ..i. No area variance will be granted without consideration by the Board of the followwing factors:
X Will an undesirable change be produced in the character of the neighborhood or be a detriment to
nearby properties?
Yes NoFZv
Reasons , } J
�k✓ r ✓'ter , . ✓"`" � LK'Ct .,.,.,
%"a,'..° /y"w'' "fv�,'',;` ::_ ` 'V' P"`'r^1�- r. C::...,t;, ""�e�",,.. "`'°w ` s'�''%',r"rC�` ' 'r'''Q r" /r'y," �`„:-•'1 P °Al
r r'
A MD
B. Can the benefit sought by the applicant be achieved by a feasible alternative
to the variance"
Yea leo
Reasons: /(/,n/-j&7 .. _( 'M�.> ✓���e�� �`a� ar�
C. Is the request d ariance substantial?
Yes No
Reasons
CD. Would the variance have an adverse impact on the physical or environmental conditions in the
neighborhood'?
`les too Fr'
Reasons:
or'l rLD V45/I rN OKL 61111VJIX?4,,��,
E Is the allegedulty self-created?
"les No
Reasons
�1_..r��,�"g�"� ,f� �,�" ,�^r`�.^ /pia• ... �.
ZBA Appl..Use variance RE's January 2014
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Short Environmental Assessment Form
Part 1 -Project Information
Instructions for Completing
Part 1-Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses
become part of the application for approval or funding,are subject to public review,and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully
respond to any item,please answer as thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful
to the lead agency;attach additional pages as necessary to supplement any item.
Part 1-Project and Sponsor Information
Name of Action or Project:
Dunkin Donuts Sign/Menu Board for Drive through
Project Location(describe,and attach a location map):
302 Pine Tree Rd
Brief Description of Proposed Action:
Dunkin Donuts received Planning Board approval for a drive through and the associated sign with the menu board wings exceeds the allowed
size of 32 sq ft by 0.73 sgft for a total of 41.73 sgft
Name of Applicant or Sponsor: Telephone: 315-638-1448
Yunis Properties,Owner;Met Signs,Agent-Thomas Santurri E-Mail: metsigns2@verizon.net
Address:
3760 Patchett Rd
City/PO: State: Zip Code:
Baldwinsville NY 13027
1.Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES
administrative rule,or regulation?
If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that 0 F
may be affected in the municipality and proceed to Part 2. If no,continue to question 2.
2. Does the proposed action require a permit,approval or funding from any other governmental Agency? NO YES
If Yes,list agency(s)name and permit or approval:
Planning Board approval for site plan granted November 2017 ❑✓
3.a.Total acreage of the site of the proposed action? N/A acres
b.Total acreage to be physically disturbed? acres
c.Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor? acres
4. Check all land uses that occur on,adjoining and near the proposed action.
Urban [:]Rural(non-agriculture) []Industrial m Commercial m Residential(suburban)
❑Forest ❑Agriculture []Aquatic [:]Other(specify): Cemetery
❑Parkland
Page 1 of 3
5. Is the proposed action, NO YES N/A
a.A permitted use under the zoning regulations? ❑ 0 ❑
b.Consistent with the adopted comprehensive plan? ❑ W1
6. Is the proposed action consistent with the predominant character of the existing built or natural NO YES
landscape? ❑ ❑✓
7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES
If Yes,identify: a ❑
8. a.Will the proposed action result in a substantial increase in traffic above present levels? NO 1 YES
a ❑
b.Are public transportation service(s)available at or near the site of the proposed action?
c.Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? ❑
9.Does the proposed action meet or exceed the state energy code requirements? NO YES
If the proposed action will exceed requirements,describe design features and technologies:
Not Applicable
10. Will the proposed action connect to an existing publiclprivate water supply? NO YES
If No,describe method for providing potable water: Z ❑
11.Will the proposed action connect to existing wastewater utilities? NO YES
If No,describe method for providing wastewater treatment: 0 EJ
12. a.Does the site contain a structure that is listed on either the State or National Register of Historic NO YES
Places? ❑
b.Is the proposed action located in an archeological sensitive area? ✓
13.a.Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES
wetlands or other waterbodies regulated by a federal,state or local agency?
b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody?
If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres:
14. Identify the typical habitat types that occur on,or are likely to be found on the project site. Check all that apply:
❑Shoreline ❑Forest ❑Agricultural/grasslands ❑Early mid-successional
❑ Wetland ❑Urban 0 Suburban
15.Does the site of the proposed action contain any species of animal,or associated habitats,listed NO YES
by the State or Federal government as threatened or endangered? ❑✓ ❑
16.Is the project site located in the 100 year flood plain? NO YES
17.Will the proposed action create storm water discharge,either from point or non-point sources? NO YES
If Yes, ❑
a.Will storm water discharges flow to adjacent properties? ❑NO MYES
b.Will storm water discharges be directed to established conveyance systems(runoff and storm drains)?
If Yes,briefly describe: NO ❑YES
Page 2 of 3
18.Does the proposed action include construction or other activities that result in the impoundment of NO YES
water or other liquids(e.g.retention pond,waste lagoon,dam)?
If Yes,explain purpose and size: ❑ ❑
19.Has the site of the proposed action or an adjoining property been the location of an active or closed NO YES
solid waste management facility?
If Yes,describe: ❑�
20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES
completed)for hazardous waste?
If Yes,describe: ❑✓
I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY
KNOWLEDGE ` n
Applicant/se-
or e: f L Date:
Signature: s
PRINT FORM Page 3 of 3
Agency Use Only[If applicable]
Project: 302 Pine Tree Rd
Date: 119118
Short Environmental Assessment Form
Part 2-Impact Assessment
Part 2 is to be completed by the Lead Agency.
Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by
the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by
the concept"Have my responses been reasonable considering the scale and context of the proposed action?"
No,or Moderate
small to large
impact impact
may may
occur occur
1. Will the proposed action create a material conflict with an adopted land use plan or zoning Elregulations?
2. Will the proposed action result in a change in the use or intensity of use of land? ❑✓ ❑
3. Will the proposed action impair the character or quality of the existing community? ❑✓ El
4. Will the proposed action have an impact on the environmental characteristics that caused the ❑
establishment of a Critical Environmental Area(CEA)?
5. Will the proposed action result in an adverse change in the existing level of traffic or ❑
affect existing infrastructure for mass transit,biking or walkway?
6. Will the proposed action cause an increase in the use of energy and it fails to incorporate
reasonably available energy conservation or renewable energy opportunities?
7. Will the proposed action impact existing: a
a.public/private water supplies?
EJ
b.public/private wastewater treatment utilities? ❑✓ El
8. Will the proposed action impair the character or quality of important historic,archaeological, El
or aesthetic resources?
9. Will the proposed action result in an adverse change to natural resources(e.g.,wetlands, ❑
waterbodies,groundwater, air quality,flora and fauna)?
10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage ❑
problems?
11. Will the proposed action create a hazard to environmental resources or human health?
PRINT FORM Pagel of2
Agency Use Only[Ifapeficable]
Pr
Date: 11/8/18
Short Environniental Assessinent Form
Part 3 Determitiation of Significance
F'or every question in Part 2 that was answered"moderate to large impact may occur", or if there is a need to explain why a
partiCLIkIr CICInCrIt of the proposed action may or will not result in a significant adverse environmental impact, please
complete Part 3. part 3 should,in sufficient detail,identify the impact,including any measures or design elements that
have been included by the project sponsor to avoid or redUCC impacts. Part 3 should also explain how the lead agency
determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting,
probability of occurring,duration, irreversibility,geographic scope and magnitude. Also consider the potential for short-
term, long-term and cumulative impacts.
This prosed action is to allow the adding of wings to a sign that would be allowed without the wings, thus exceed the
the allowable square-footage of a free standing sign per town,zoning.
The NY State PAP mapper answer yes to Part 1/question 12b and Part 1/question 13a. However, this site is already
developed and this action of allowing a bigger sign would have no or a small impact on the environment.
Check this box ifyou have determined, based on the information and analysis above,and any supporting documentation,
that the proposed action may result in one or more potentially large or significant adverse impacts and an
environmental impact statement is required.
r_71 Check this box ifyou have determined, based on the information and analysis above,and any supporting documentation,
that the proposed action will not result in any significant adverse environmental impacts.
Town of Ithaca Zoning Board of Appeals
Name of Lead Agency Date
Rob Rosen Chairperson
........
...................... ............. ............
Print or Type Name of'Responsible Officer in Lead Agency Title of Responsible Officer
a.
Signature of Responsible Officer in Lead Agency sl 'Ilaftlre of Preparer(if different from Respnslble Offico)
.............................................................
PRINT FORM Page 2 oft
EAF Mapper Summary Report Tuesday, January 09, 2018 11:40 AM
Disclaimer: The EAF Mapper is a screening tool intended to assist
'10'62 2-'1 12 3- �62:2'13,6- project sponsors and reviewing agencies in preparing an environmental
"I ..- _ �" assessment form(EAF).Not all questions asked in the EAF are
% answered by the EAF Mapper,Additional information on any EAF
Ad
question can be obtained by consulting the EAF Workbooks. Although
'�")"'
p!i"""""o the EAF Mapper provides the most up-to-date digital data available to
1�5 2 DEC,you may also need to contact local or other data sources in order
i l7i I'a m llhato obtain data not provided by the Mapper.Digital data is not a
62.- -5 substitute for agency determinations.
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Part 1 /Question 7 [Critical! Environmental No
Area]
Part 1 /Question: 12a [National Register of No
Historic Places]
Part 1 /Question 12b [Archeological Sites] Yes
Part 1 /Question 13a [Wetlands or Other Yes -Digital mapping information on local and federal wetlands and
Regulated Waterbodies] waterbodlies is known to be incomplete. Refer to EAF Workbook.
Part 1 /Question 15 [Threatened or No
Endangered Animal]
Part 1 /Question 16 [100 Year Flood Plain] Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
Part 1 /Question 20 [Remediation Site] No
Short Environmental Assessment Form - EAF Mapper Summary Report
IS.Does the proposed action include construction or other activities that result in the impoundment of NO YES
water or other liquids(e.g.retention pond,waste lagoon,dam)?
If Yes,explain purpose and size: ❑
19.Has the site of the proposed action or an adjoining property been the location of an active or closed NO YES
solid waste management facility?
If Yes,describe:
20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES
completed)for hazardous waste?
If Yes,describe: a
I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY
KNOWLEDGE
Applicant/sponsor name: Date:
Signature:
PRINT FORM Page 3 of 3
x
PB Resolution No. 2017-062: Preliminary and Final Site Plan Approval and Special Permit
Dunkin' Dontats Drive-Tivraa Winclow& Order Board
Tax: Parcel No. 62,-1.2,1
302 Pine Tree Road
Town o,f Ithaca Planning Board, September I9, 20117
Moved by"t''v+.,nne l'ol;arty; secaara+.led by joh 11 Ile ach
WHEREAS:
1. This action involves Consideration of Prelitninary°,,and hainal Site Plan Approvaland Spbecial.
Permit for the proposed Dunkin' Donuts drive-tlaru window locatedat 302 Pine"free J�oaad,
Town of Ithaca Tax Parcel No, 62.-1.2.1, Cornraunity Commercial Zone. The proposal involves
aaddin�-,,as drive-tlaru windowand order hoard to the exi,stita" DUnkin' Donuts restaurant. `t un'is
Properties, 1.1(;, Owner; E SW Realty, 11.(;; Applicant; Timothy Cl. Buhl, RE.,Agent;
2. This is as Typbc ll Action pursuant to 6 NYCI�P Section 617.5(c)(7) ofthe regulations of the NeIA
York State Depbaartnaent of EmIronnaentaal Conservation paroinulgated pbursttaaat to tlac° State
Environmental Quality Review Act„ lbecatatse the Action constitutes "construction or expansion of
as parinaaary or aace:es.cory�/;apap�at.trtcaaa7a~at, iioia•re,ai lcWtati;al structure car f<acility� involving less tlactax �1, 0
scpuare feet of gross flo or area and not involving as change ill zoning ora use:variance and
consistent with local land use controls, but not radio i:a:+ininunioition or microwave transmission
facilities," aatit] thus approval of the project is notsubject to review under SES,"i; and
3. 'File Hanning Board, on September 19, 2017, has reviewed and aC epatc:el as adequate application
raaateriaal:s including as narrative, titled "Narrative For Prop used Dunkin' Donuts Drive-Through
Window, Dunkin' Donuts Restaturaant,, 302 fine,TTee 10;1(11 Ithaca, NY 14550"; details can
proposed sagraatge, date-staatnpbed Sopbteanlber 11, 20117; as surt,ey,naaal) ofthe. p:aroperty, titled. "Map cif
Lands of Yunis Properties, LLC, Located at 302 lbine Tree Road, Town of Ithaca, Tompkins
County, New York," parepaaar"I by Weiler Asscaa.iaates, Licensed Land Surveyors, dated Ali,,,, 1, 2013;
Sheet ST4 titled "Site Plan, Proposed Drive-Thicata-la Dunkin' F)cantats, 3422 Pine Tree Roa,i 1,
Ithaca, NY, 148501," prepared by Timothy C. Buhl, 1).E., dated September S, 24217; Sleet ST-2
titled "Stacking Plata, lbropbr ed l;�rive:Fhraaugh Dunkin' D011uts, 302 Pine Treeo;,i 1, Ithaca, NY,
I4850,"' prepared by Timothy C. Buhl, P'.E., dated September 8, 20117; Sheet A.1, titled "Floor
lalaaca; E.)etaafls," pbrepaared lay Jaime:,, 1). Srnitla, Architect, AIA, claated 07-29-13; Sheet MA, titled
"Exterior Revaations; [Yon, Elevation; Finish Schedule," prepared by James I). Straith, Architect,
AIA, dated 017-28-13; and other application na,aterials;
NOW THEREFORE BE I],'RESOLVED.
1. That the Planning Boa,ard hereby finds that thaat the special permitstandards of Article XXIV
Section 2.70-2.0101, Subsections A - L, of the Town of Ithaca ("ode, have been raet, specifically than
aa. tlae health, safety, nacaraals and general sta.:lfaare of the conanaauality, in haarniony avith the general
purpose of Town Code Chapter apate:r 270, will be p7rounoted, for the reaasons set forth it "l:)" thra:btag,h
"I" below;
b. (i)the premises are reasonably adapted to the proposed use,given that the proposed drivethru
is permitted in the Community Commercial zone and previously existed on the property for
many years,and(ii)the proposed driverhru fills a neighborhood or community need;
c. the proposed use and the location and design of the proposed structures are consistent with
the character of the district in which they are located;
d. the proposed use will not be detrimental to the general amenity or neighborhood character in
amounts sufficient to devalue the neighborhood property or seriously inconvenience the
neighboring inhabitants;
e. operations in connection with the proposed use will not be more objectionable to nearby
properties by reasons of noise,fumes,vibrations,illumination or other potential nuisance than
the operation of any permitted use in the particular zone;
f. community infrastructure and services,including but not limited to,protective services,
roadways,garbage collection,schools and water and sewer facilities,are currently,or will be,of
adequate capacity to accommodate the proposed use,as the Dunkin'Donuts restaurant is
already operational,the drive thru lane and canopy already exists,and there are minimal
changes proposed to existing infrastructure and services;
g. if the Zoning Board of Appeals grants the necessary sign variances,the proposed use,building,
design and site layout comply with all provisions of Town Code Chapter 270 and,to the extent
considered by the Planning Board,with other regulations and ordinances of the Town,with
the Building Code and all other state and federal laws,rules and regulations,and with the
Town Comprehensive Plan;
h. the proposed access and egress for all structures and uses are safely designed and the site layout
provides adequate access for emergency vehicles;
L the general effect of the proposed use upon the community as a whole,including-such items as
traffic load upon public streets and load upon water and sewer systems,is not detrimental to
the health,safety and general welfare of the community;
j. the lot area,access,parking,and loading facilities are sufficient for the proposed use,and
access,parking,and loading facilities are adequately buffered to minimize their visual impact;
k natural surface water drainage is adequately managed in accordance with good engineering
practices and in accordance with any applicable Town local law or ordinance,and existing
drainageways are not altered in a manner that adversely affects other properties;and
1. the proposed use complies with all the criteria applicable to site plan review set forth in Town
Code Chapter 270;
2. That the Planning Board hereby finds that the Town Code Section 270.135.E criteria applicable
to a restaurant with a drivkhrough facility are all met,as shown in the aforementioned survey
map and Sheets ST-1 and ST-2;
3. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval
for the proposed Dunkin'Donuts drivkhru window and order board,as described in the
materials listed in Whereas#3 above,subject to the following conditions:
Page 2 of 3
a. Before the application for any building permits,submission of one original large-sized set of
the final site plan drawings(Sheets ST-1 and Sr-2),signed and sealed by the registered land
surveyor,engineer,architect or landscape architect who prepared the materials,revised to
show the order board with the external speaker tower,and
b. Before the application for any building permits,granting of any necessary sign variances from
the Zoning Board of Appeals.
Vote
Ayes:Meier Swain, Collins,Haefeli,Beach, Fogarty,Bosak
Page 3 of 3
TOWN OF ITHACA
PLANNING DEPARTMENT MEMORANDUM
TO: Planning Board Members
FROM: Christine Balestra, Planner
DATE: September 12, 2017
RE: Proposed Drive-Thru Window—Dunkin' Donuts,302 Pine Tree Road
Enclosed please find materials related to the proposed Dunkin' Donuts drive-thru window, located at
302 Pine Tree Road,Town of Ithaca Tax Parcel No. 62.-1-2.1, Community Commercial Zone. The
proposal involves adding a drive-thru window and order(menu) board to the existing Dunkin' Donuts
restaurant. The order board will require a sign variance from the Zoning Board of Appeals. The
project is scheduled for the September 19th Planning Board meeting for consideration of site plan
approval and special permit for the project.
History
Planning Board members may recall the 2014 proposal for the Dunkin' Donuts project that involved
converting a former bank building into the restaurant. The building was pre-existing, as was the
drive-up teller window and drive-thru canopy, parking lot and access/egress points from Mitchell
Street and Pine Tree Road. The majority of the modifications to the property were interior,with
minor changes to the exterior architecture (windows, awnings, new entranceways into the building,
new building colors, etc.).The existing site landscaping was maintained and the existing light poles
and freestanding sign posts were reused in their existing locations.
As noted in the enclosed applicant narrative,the 2014 project included a drive-thru window, however
that aspect of the project was found to be in conflict with the Town Code at the time and the Zoning
Board did not grant the variance for it (new drive-thru restaurants were permitted in the Community
Commercial Zone, provided that they were at least 1,500 feet from an existing drive-thru restaurant).
The Town Board recently revised the Code to eliminate the distance requirement between
establishments, and instead added other criteria for drive-thru restaurants to meet. The local law
related to the new Code provision is attached to the applicant narrative. It appears that the
proposed Dunkin' Donuts drive-thru complies with all of the related criteria in the Town Code.
State Environmental Quality Review(SEAR)
As with the 2014 project,this proposal is classified as a Type II Action according to SEAR, and
therefore no environmental assessment form or SEQR resolution is included in the application
materials. The project falls within NYCRR Section 617.5(c)(7)which states "construction or expansion
of a primary or accessory/appurtenant, non-residential structure or facility involving less than 4,000
square feet of gross floor area and not involving a change in zoning or a use variance and consistent
with local land use controls, but not radio communication or microwave transmission facilities".
Signage
In addition to the drive-thru window,the project involves adding an order(menu) board along the
west side of the building and directional signs at the Pine Tree Road and Mitchell Street entrances.
The details related to the proposed signage are attached for your information.
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The Town Board recently approved a revised Sign Law that gives the Planning Board design review
authority for signs that are part of site plans and special permits (no recommendation to the Zoning
Board is necessary). The specific section of the law reads that the "reviewing Board shall deternfine
the acceptability of the proposed signs as to design, materials, illumination,placement and size.
The law goes on to say that "such Board shall have the authority to approve, approve with
conditions, or deny the proposed sign, using theJbIlowing criteria."The comparison table below
contains the Sign, Law's design criteria in the left column and Planning staff's comments and
suggestions in the right column. The Planning Board should review and discuss the criteria and
suggestions at the meeting:
-Sign Law Design Criteria:. Proposed Dunkin' Donuts signage:
1.So(ns should be legible in the circumstances in which Applicant provided two choices for order board:one with
they are,seen and Inyoutshould be orderly. an internal speaker element and one with a separate
speaker tower. Both options are legible and contain an
orderly layout. Board may want to choose one in
resolution. Proposed directional signs are legible and
orderly as well.
2.Freestanding signs should be designed to be Order board compatible with surroundings and
compatible with their surroundins and appropriate to appropriate to the architectural character of the Dunkin:'
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the architectural character of the buildingDonuts building, However, board contains image panels
they are placed. Sign panels and grophics on buildings that could be considered superfluous. Attachments on
should relate with and not cover arch itecturalfeatureS either side of the menu board add to visual clutter and
or details,and should be sized in proportion to thorn. also have not been added to the overall square footage
dimensions listed on the specification sheets. Staff
recommends eliminating image panels. Directional signs
compatible and appropriately designed and sized.
3. Illumination should be appropriate to the character of Sign Law permits internally lit signs in Commercial Zones,
the surroundings and shall be in accordance with the Surrounding uses contain similar internally lit signs..
To was Outdoor Ligh thky Law. Proposed illumination is appropriate to character of
surroundings and complies with Outdoor Lighting Law.
4.Monumentsons are preferable to pole signs. Pole Proposed menu board is technically a monument sign.
signs should be as low to theground as practical. Proposed directional signs are technically very small, low
pole signs.
S.Multi-use or multi-tenant sons located on the same This criterion doesn't apply. Multi-use and multi-tenant
premises should'meet the requirements of§270-256.0 signs are signs that identify more than one use on a
(aid F parcel. Dunkin' Donuts is the only use on this parcel.
6.The reviewing Board may require that landscaping be Board should discuss whether landscaping for the
used at the base of a freestanding sign if such directional signs and order board is necessary.
landscaping will improve the overall appearance of the
sig aa.
Traffic/Parking
The proposal is not expected to significantly impact overall traffic volumes in the area. The applicant
re-submitted the traffic study that was done for the project in 2014. The traffic study analyzed the
proposed restaurant with and without a drive-thru window and found that there would be a slight
increase in traffic during the morning peak hours (typically lam-gam) with the drive-thru window, but
that the majority of the traffic would be "collector" or "pass-by" traffic that is already passing the
property.
There are no changes proposed to the existing parking lot or its layout. The existing lot is adequate in
terms of design and number of parking spaces and complies with the Town Code. In terms of
circulation,the site can easily and safely accommodate the re-instated drive-thru lane on the south
side of the building.
Along with the application materials is a draft resolution prepared by staff. Please contact me with
any questions via email at cbalestraPtown.ithaca.nv.us or phone at (607) 273-1747, extension 121.
Att.
Cc: Mary 10 Yunis,Yunis Properties,LLC
Tim Buhl,P.E.
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