HomeMy WebLinkAbout05-17-16 P&D Board - Project Review Committee Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.”
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TO:City of Ithaca Project Review Committee (Planning &Development Board)
FROM:Lisa Nicholas,Senior Planner
DATE:May 11,2016
SUBJECT:Agenda for Project Review Committee Meeting:T UESDAY,MAY 17TH,2016
Meeting is scheduled to begin at 9:30 a.m.in the Third Floor Conference Room (behind Common Council Chambers),City
Hall,108 E.Green St.Please call Charles Pyott at 2746550,if you cannot attend or you require additional information.
9:30 Project:Minor Subdivision/Parcel Reconfiguration
Location:312314 Spencer Rd.
Applicant:Charlie O’Connor,Modern Living Rentals
Anticipated Board Action(s)in May:Determination of Environmental Significance and Recommendation to BZA
Project Description:The applicant proposes to consolidate,then subdivide,three tax parcels:#105.7 1.1 and
#116.1 1,with a combined area of approximately 0.212 acres (9,234 SF),and containing an existing singlefamily
house;and #116.1 2,measuring approximately 0.395 acres (17,206 SF)and containing an existing singlefamily
house.The new proposed parcels will be:Lot 1,measuring 8,571 SF with approximately 166.78’of frontage on Old
Elmira Road;Lot 2,measuring 5,600 SF with approximately 45’of frontage on Old Elmira Road;and Lot 3,measuring
12,260 SF with approximately 191’of frontage on Spencer Road and containing the two existing houses.The
proposed Lot 3 requires an Area Variance for a deficient front yard setback.This is an Unlisted Action under City of
Ithaca Environmental Quality Review Ordinance (“CEQRO”)and the State Environmental Quality Review Act
(“SEQRA”)and requires Environmental Review.
9:50 Project:Apartment Building
Location:201 College Ave.
Applicant:Noah Demarest,STREAM Collaborative,for Visum Development Group
Anticipated Board Action(s)in May:Public Hearing,Potential Determination of Environmental Significance,&
Recommendation to BZA
Project Description:The applicant proposes to build a 5story apartment building on a0.173 acre lot at the corner
of College Avenue and Bool Street.The building will contain 44 dwelling units with approximately 76 bedrooms.The
basement level will have a trash room,a fitness room with windows looking out to the street,and a bicycle garage
for approximately 20 bikes with ramp access from a doorway on Bool Street.Other proposed amenities include
landscaping,lighting,4 outdoor bike racks,and street trees.The site has a 17’difference in elevation from the
southwest corner to the northeast corner,rising from 690.00 to 707.00.Site development will require the removal
of the existing 2story woodframed house containing 1 apartment with 12 bedrooms,gravel parking area,and five
trees.The project is proposing a curb bumpout that will require approval form the Board of Public Works.The
project is in the MU1 Collegetown Area Form District (CAFD)and requires an Area Variance.This is a Type 1 Action
under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1764 B(1)(k)&(h)[4],and the State
Environmental Quality Review Act (“SEQRA”),§617.4(b)(11),and is subject to Environmental Review.
CITY OF ITHACA
108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Econ. Development – 607-274-6550 | Community Development/IURA – 607-274-
6559
E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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10:10 Project:Elmira Savings Bank
Location:602 W.State St./M.L.K.,Jr.St.
Applicant:Kim Michaels,Trowbridge Wolf Michaels Landscape Architects,LLP
Anticipated Board Action(s)in May:Declaration of Lead Agency,Public Hearing,Potential Determination of
Environmental Significance,&Recommendation to BZA
Project Description:Applicant proposes to renovate existing twostory brick building at corner of West State and
Meadow Streets for branch bank functions on first and second floor.Basement will be used for mechanical
equipment and tenant storage;also proposed is mall 700SF twostory addition,necessary for vertical circulation
(stair and elevator).Site ingress/egress is provided from existing curbcuts on Meadow Street and West State Street
(egress only).Two drivethrough lanes will be provided for bank transactions,one of which will serve as island
station with pneumatictube connection to remote teller.The second will provide access to night deposit and ATM
station at building’s west exterior wall.17 parking spaces are proposed.Applicant also proposes to remove 2 on
street parking spaces on State St.to expand the sidewalks and add street trees.Other site improvements include
landscaping,signage,and lighting.Project site consists of 3 tax parcels:72.2 13,which contains existing twostory
brick building;72.2 11,which contains existing asphalt parking area and curbcut to N.Meadow St.;and 72.2 10,
which contains two houses.Project development will require consolidation of tax parcels and demolition of two
homes.Project is in WEDZ1a Zoning District and requires an Area Variance to allow for addition of onestory
canopy on west side of building over drivethrough lanes.Project also requires approval for removal of parking and
curb bumpout.This is an Unlisted Action under City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)
and State Environmental Quality Review Act (“SEQRA”),and requires Environmental Review.
10:30 Zoning Appeals
#3024,Area Variance,312314 Spencer Rd.
#3025,Area Variance,201 College Ave.
#3026,Area Variance,125 Farm St.
#3027,Area Variance,220 Cobb St.
#3028,Area Variance,339 Center St.
#3029,Area Variance,207 Grandview Ave.
#3030,Area Variance,602 W.State St.
#3032,Area Variance,121 W Court St.
#3033,Sign Variance,120 S.Aurora St.
11:00 Adjournment
cc:Mayor Svante Myrick &Common Council
Dr.Luvelle Brown,Superintendent,ICSD
Jay Franklin,Tompkins County Assessment
ACCESSING ONLINE DOCUMENTS
SitePlan Review &Subdivision ApplicationDocuments
(&Related Materials)
SitePlan Review applicationdocumentsare accessible electronically via the “Document Center”on the City web
site(www.cityofithaca.org/DocumentCenter),under “Planning &Development”>“Site Plan Review Project
Applications,”andin the relevant year/month folder.Subdivision applicationmaterialscan be similarly located,
butin the “Subdivision Applications”folder.
ZoningAppeals
ZoningAppeals are accessible electronically via the “Document Center”on the City web site
(www.cityofithaca.org/DocumentCenter),under “Board of Zoning Appeals”>“Zoning Appeal Applications,”and
inthe relevant year’s folder.
If you have a disability &would like specific
accommodation to participate,
please contact the City Clerk at 274 6570 by
12:00 p.m.,the day before the meeting.
Trowbridge Wolf Michaels Landscape Architects LLP
1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400
www.twm.la
May 6, 2016
JoAnn Cornish, Director of Planning and Development
Department of Planning and Development
City of Ithaca
108 East Green Street
Ithaca, NY 14850-5690
Re: Site Plan Review additional information for the Elmira Savings Bank Project at 602 West State Street
Dear JoAnn and Members of the Planning Board:
This letter transmits to you additional materials for the Site Plan Review of the Elmira Savings Bank project at
602 West State Street. A summarized description of the traffic study and the foundation design and
construction from the geotechnical report is included below. The complete documents are also attached.
TRAFFIC STUDY
The traffic study evaluates the potential traffic impacts resulting from the development of the Elmira
Savings Bank at 602 West State Street. Based upon this analysis, the results indicate that the
proposed development will not have significant adverse traffic impacts to the existing roadway
network.
Based on field observations at other drive-up bank sites, no more than four vehicles are projected to
be stacked in all drive-thru service lanes at one time. As determined by the analysis, the proposed
site has the required drive-up queuing space to accommodate the projected drive-up vehicles.
Eastbound vehicle queues along West State Street in front of the site driveway may impact exiting
vehicles throughout the hour. However, based on projected exiting traffic volumes along West State
Street of one vehicle per 1.9 to 2.2 minutes, there will likely be sufficient opportunities for exiting
traffic to enter West State Street without creating on-site queuing issues.
FOUNDATION DESIGN AND CONSTRUCTION
Based on the results of the subsurface investigation and engineering analyses, we recommend that
the proposed addition the foundations should consist of either a concrete mat foundation or a pile
supported foundation. There is a likelihood of some settlement with the mat foundation, however a
pile supported foundation would experience virtually zero settlement. Foundations for the proposed
drive-through canopy should bear on stable natural subgrade or compacted select fill, and the
basement slab shall be placed on compacted select material.
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On behalf of those involved, we look forward to reviewing the project with you and members of the Planning
and Development Board at the May 24th Planning Board meeting. At this meeting, we hope that the
following actions can be taken.
Public Hearing
Environmental Determination
Sincerely,
Kimberly Michaels
Principal
May 5, 2016
HOLT Architects
619 West State Street
Ithaca, New York 14850
Attn: Mr. Graham L. Gillespie, AIA; HOLT Architects, P.C.
RE: Proposed Elmira Savings Bank, 602 West State Street, City of Ithaca, NY
Traffic Assessment with Trip Generation, Queuing & Drive-up Window Assessment
Dear Mr. Gillespie:
The purpose of this technical letter is to provide an assessment of potential traffic impacts and mitigation
needs, if any, related to development of the proposed Elmira Savings Bank situated on the northwest corner
of the West State Street and North/South Meadow Street intersection in the City of Ithaca, Tompkins
County, NY. Outlined below are the results of the study.
Existing Conditions
The study area consists of the intersection of West State Street and North/South Meadow Street, as
previously referenced. The site is currently occupied by an existing two-story vacant building. The existing
apartment building and house along the northern site boundary will be removed. There are two site access
driveways – one on West State Street and one on North/South Meadow Street. Off-street parking is currently
provided on-site. The existing signalized intersection has crosswalks on all four corners, as well as actuated
pedestrian countdown signals. The site location is depicted in Figure 1 – Site Location and Study Area (All
figures are included at the end of this letter).
West State Street is owned and maintained by the City of Ithaca. The roadway is functionally classified as an
urban minor arterial type roadway with a posted city-wide speed limit of 30 miles per hour (MPH). West
State Street is an east-west oriented roadway with one travel lane in each direction and an auxiliary left-turn
lane at the intersection with North/South Meadow Street. According to the most recent volume data
collected by the New York State Department of Transportation (NYSDOT) in 2010, the Annual Average
Daily Traffic (AADT) along West State Street in the vicinity of the site is 8,630 vehicles per day (vpd).
North/South Meadow Street (NYS Route 13) is owned and maintained by the NYSDOT, and is part of a one-
way pair roadway system with North/South Fulton Street to the west. The roadway is functionally classified
as an urban principal arterial type roadway with a posted city-wide speed limit of 30 miles per hour (MPH).
North/South Meadow Street (one-way northbound) is a north-south oriented roadway with three
northbound travel lanes south of West State Street and four northbound travel lanes north of West State
Street. According to the most recent volume data collected by the NYSDOT in 2010, the AADT along
North/South Meadow Street in the vicinity of the site is 15,244 vpd.
Existing AADT information was obtained from the NYSDOT Traffic Data Viewer website. The lane geometry
at the study intersection and the AADT are depicted in Figure 2.
3495 Winton Place
Building E, Suite 110
Rochester, NY 14623
phone 585.272.4660
fax 585.272.4662
Traffic Assessment Proposed Elmira Savings Bank City of Ithaca, NY
2 May 5, 2016
Proposed Development
The proposed development consists of redeveloping the existing vacant building at 602 West State Street
into an Elmira Savings Bank with drive-up service. Additionally, the existing apartment building and house
along the northern site boundary will be removed. The existing access driveways will remain and be improved
– the West State Street driveway will be converted to an exit-only driveway while the North Meadow Street
driveway will be consolidated into a two lanes; one entering and one exiting. There are existing recessed
parking spaces along the West State Street frontage that will be removed as a result of the development. The
curb return for the recessed parking will be constructed immediately west of the driveway to allow for
continued use of the existing on-street parking lane. On-site parking will be provided via 18 parking spaces.
The proposed concept site plan showing the improved access conditions and removal of the existing parking
spaces along West State Street are illustrated on Figure 3.
The next step in the evaluation is to determine the additional traffic attributable to the development as
defined, vehicle trips entering and exiting the site. The Trip Generation, 9th Edition as published by the
Institute of Transportation Engineers (ITE) was used as a reference for obtaining this information. The trip
rate for the peak hour of the generator may or may not coincide in time or volume with the trip rate for the
peak hour of adjacent street traffic. Volumes generated during the peak hour of adjacent street traffic, in this
case, the weekday midday (MD) and PM peaks, represent a more critical volume when analyzing the capacity
of the system; those intervals will provide the basis of this analysis.
According to the ITE, the following steps are recommended when determining trip generation for proposed
land uses:
i. Check for the availability of local trip generation rates for comparable uses.
ii. If local trip data for similar developments are not available and time and funding permit, conduct trip
generation studies at sites with characteristics similar to those of the proposed development.
Trip generation data for the proposed bank use were derived from similar land use data sites in the Greater
Rochester Area, as collected by SRF & Associates. Table I shows the total site generated trips for the
weekday MD and PM peak hours for the proposed development. All trip generation calculations are included
in the attachment to this letter.
TABLE I - SITE GENERATED TRAFFIC VOLUMES
DESCRIPTION MD PEAK HOUR PM PEAK HOUR
ENTER EXIT ENTER EXIT
Elmira Savings Bank 47 47 42 42
The proposed development is expected to generate approximately 47 entering/47 exiting vehicle trips during
the weekday MD lunchtime peak hour and 42 entering/42 exiting vehicle trips during the PM peak hour.
These trip generation estimates may likely be conservative figures as the sites at which data was collected
were suburban-oriented sites. The proposed site is benefitted by its location within a denser urbanized area
with nearby pedestrian facilities (i.e., sidewalks, crosswalks). Therefore, actual site generated traffic volumes
may be less than what is projected in Table I.
Traffic Assessment Proposed Elmira Savings Bank City of Ithaca, NY
3 May 5, 2016
In addition to total site generated traffic volumes, drive-thru trip estimates for the proposed bank were
derived from actual counts at existing sites previously referenced during the MD and PM peak hour study
periods. Table II summarizes the volume of actual trips for the MD and PM peak hour study periods at the
study facilities.
TABLE II - SITE GENERATED DRIVE-THRU VOLUMES
SITES DRIVE-THRU
SERVICE LANES
MIDDAY
PEAK
ENTER
MAXIMUM
QUEUE
PM PEAK
ENTER
MAXIMUM
QUEUE
SITE 1
ATM Lane (1 lane) 9 1 11 1
Service Lanes (3 lanes) 13 1 7 1
Sub-total 22 - 18 -
SITE 2
ATM Lane (1 lane) 17 2 9 2
Service Lanes (3 lanes) 17 1 12 1
Sub-total 34 - 21 -
Note: Traffic volumes are representative of the two-hour study period during the MD and PM peaks
A total of 22 vehicles entered Site #1 during the MD peak study period and 18 entered during the PM peak
study period. Likewise, a total of 34 vehicles entered Site #2 during the MD peak study period and 21 entered
during the PM peak study period. It should be noted that these facilities feature one drive-thru ATM lane and
three banking service lanes. Using this information, it can be assumed that approximately 20%-30% of total
site generated traffic is drive-thru related trips (nearly 30% during the MD peak hour and approximately 23%
during the PM peak hour).
Based on field observations, no more than four vehicles stacked in all drive-thru service lanes at one time at
both sites during the study periods. At most, two vehicles were observed queued (including one vehicle being
serviced) in the ATM lane at Site #2 during both peak hour study periods. No vehicle queues were observed
at Site #1.
The proposed site plan provides drive-up queuing space for approximately two to three passenger vehicles
from the service station (i.e., ATM or service window) to the end of the drive-up aisle, and additional queuing
space beyond, if needed. Based on this analysis, the proposed site has the required drive-up queuing space to
accommodate the projected drive-up vehicles.
Field Observations
The site and study area intersection was observed on Monday, May 2, 2016 to assess vehicle operations
adjacent the site and sight distance at the access driveways.
Eastbound vehicle queues extended beyond the driveway along West State Street with frequency during the
MD peak period. However, given the location of the driveway on the downstream side (for westbound traffic)
of the signalized West State Street and North/South Meadow Street intersection, there were available gaps
in the westbound through traffic stream for vehicles to enter the roadway. Additionally, courtesy gaps were
offered by eastbound travelling vehicles to allow for vehicles exiting the site to ente r the stream of traffic.
Traffic Assessment Proposed Elmira Savings Bank City of Ithaca, NY
4 May 5, 2016
Based on projected exiting traffic volumes along West State Street of one vehicle per 1.9 to 2.2 minutes,
there will likely be sufficient opportunities for exiting traffic to enter West State Street without creating on-
site queuing issues.
Over time, it is recognized that site patrons will become more accustomed to traffic operations in the
immediate area and site driveways. These customers may adjust their travel behavior to better suit their
travel demands, thereby visiting the site at times when traffic is not at peak operating conditions.
A sight distance review was performed at the existing site driveways. The sight distance at the North Meadow
Street driveway is sufficient. At the West State Street driveway, the existing parking spaces on either side of
the existing driveway will be removed, as the curb face will be relocated from its existing location to the edge
of the westbound travel lane. With this curb extension and the resulting available sight line for motorists
exiting the bank, sight distance is sufficient for exiting drivers.
Conclusions and Recommendations
This study evaluates the potential traffic impacts resulting from the development of the Elmira Savings Bank
at 602 West State Street. Based upon this analysis, the results indicate that the proposed development will
not have significant adverse traffic impacts to the existing roadway network. The following sets forth
conclusions and recommendations based upon the results of the analyses:
1. The proposed development is expected to generate approximately 47 entering/47 exiting vehicle
trips during the weekday midday lunchtime peak hour and 42 entering/42 exiting vehicle trips during
the PM peak hour.
2. Based on field observations at other drive-up bank sites, no more than four vehicles are projected to
be stacked in all drive-thru service lanes at one time. The proposed site plan provides drive-up
queuing space for approximately two to three passenger vehicles from the service station (i.e., ATM
or service window) to the end of the drive-up aisle, and additional queuing space beyond, if needed.
Based on this analysis, the proposed site has the required drive-up queuing space to accommodate
the projected drive-up vehicles.
3. Eastbound vehicle queues along West State Street in front of the site driveway may impact exiting
vehicles throughout the hour. However, based on projected exiting traffic volumes along West State
Street of one vehicle per 1.9 to 2.2 minutes, there will likely be sufficient opportunities for exiting
traffic to enter West State Street without creating on-site queuing issues.
If you have any questions or are in need of additional information, please do not hesitate to contact our office.
Sincerely,
SRF & Associates
Stephen R. Ferranti, P.E., PTOE
Principal
S:\Projects\2016\36023 Elmira Savings Bank, Ithaca\Report\Elmira Savings Bank TIA.Draft 050516.docx
ATTACHMENT
May 5, 2016
Letter to Mr. Graham L. Gillespie, AIA
HOLT Architects, P.C.
Proposed Elmira Savings Bank
City of Ithaca
Tompkins County, New York
3495 Winton Place
Building E, Suite 110
Rochester, NY 14623
!
!
!!3
!1
!2
W S tate St
W Seneca St
N Meadow StS Meadow StPROPOSED
ELMIRA SAVINGS BANK ·CITY OF ITHACA, NY
0 100 20050
Feet
Legend
!Study Intersection
!Proposed Intersection
Study Area
Site Location
FIGURE 1 - SITE LOCATION AND STUDY AREA
PROPOSEDPROPOSED
ELMIRAELMIRA
SAVINGSSAVINGS
BANKBANK
NORTH MEADOW STREETREAR YARD SETBACK - 10'-0"SIDE YARD SETBACK - NONESIDE YARD SETBACK - NONEFRONT YARD SETBACK - NONEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEWEST STATE STREETASPHALT PARKINGPROPOSED BUILDING EXPANSIONFile: T:\PROJECTS\Elmira Savings Bank_602 WSS\ACAD\15035 BASE.dwgPlot Date: 3/10/2016G1DATE:PROJECT:DRAWN BY:CHECKED:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475HOLTARCHITECTSKAM10 MARCH 2016602 WEST STATE STREET, ITHACA, NEW YORKELMIRA SAVINGS BANK1001 W. Seneca St., Ste. 201 Ithaca, NY 14850607-277-1400 Fax 607-277-609215035JLFZONING ANALYSISDIAGRAM0010'20'FIGURE 3 - CONCEPT SITE PLAN
& Elwyn Palmer
Consulting Engineers, PLLC
Subsurface Investigation Report
for
Proposed Elmira Savings Bank
602 W. State Street
Ithaca, NY
Prepared for:
Mr. Graham Gillespie, RA
HOLT Architects
217 North Aurora Street
Ithaca, NY 14850
Provided By:
Elwyn & Palmer Consulting Engineers PLLC
213 E. Seneca Street
Ithaca, New York 14850
Phone 607.272.5060
Fax 607.272.5065
www.ElwynPalmer.com
April 2016
&
213 E. Seneca Street, Ithaca, NY 14850 Elwyn Palmer
Consulting Engineers, PLLC 607.272.5060 T 607.272.5065 F
www.ElwynPalmer.com Page 1 of 6
April 15, 2016
Mr. Graham Gillespie, RA
HOLT Architects
217 North Aurora Street
Ithaca, NY 14850
Via email: gg@holt.com
Re: Subsurface Investigation Report
New Elmira Savings Bank
602 W. State Street
Ithaca, NY
Dear Graham:
This report will summarize the findings of a subsurface investigation that was performed at the
site of the proposed Elmira Savings Bank at 602 W. State Street in Ithaca. This report includes
a description of the work performed, a discussion of the findings, and our recommendations
for foundation design.
A. SCOPE OF WORK
The scope of work included advancing three soil borings at the site. The borings were
advanced from within or close to the footprint of the planned addition and canopy.
A site plan showing the location of the borings is attached in the Appendix. Logs of each
boring are included in the Appendix. The findings of the subsurface investigation and our
recommendations for foundation design will be discussed in this report.
B. SITE AND PROJECT DESCRIPTION
The project involves construction of a proposed new two-story elevator and stairway addition
to the north side of the existing building. The project also includes construction of a drive
through canopy on the west side of the existing building.
The proposed addition footprint is approximately 38 ft x 12 ft. We understand the addition will
extend down to the basement to allow the elevator to access that level. The site is flat with
the undeveloped portions of the site currently asphalt paved parking area. We understand
significant grade change is not planned at the site.
C. SUBSURFACE FINDINGS
Soil borings were advanced using hollow stem augers. Split-spoon soil samples were taken in
accordance with ASTM D1586. A site plan showing the boring locations is attached. Boring
logs for each of the borings are attached.
Borings B1-B3 were advanced from within the footprint of the proposed new addition and near
the location of the proposed drive-through canopy. B1 was advanced from north of the
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existing building within the footprint of the proposed addition. The boring encountered
approximately 2.5” of asphalt pavement underlain by dense sand and gravel fill to a depth of
2.5 ft. This select fill was underlain by 1 ft of typical urban area fill consisting of a loose mix of
coal ash, coal fragments, and sand. Below 3.5 ft the natural material was encountered and
consisted of primarily clay and silt with varying amounts of sand and peat. The material was
very soft with blow counts measured in the low single digits and many entries in the boring log
of “WOH” which indicates the sampler was advanced 6 inches without driving the hammer.
The weight of the hammer alone was sufficient to advance the sampler. Boring B1 was
terminated at 51 ft while still in the soft material. Boring B3 was advanced near the northwest
corner of the existing structure to determine the depth to sound material. The augers were
advanced in B3 until encountering sound material at 65 ft. At 65 ft a medium dense sand and
gravel layer was encountered. At 72.5 ft the material was similar but became very dense.
Boring B3 was terminated at 81 ft.
Boring B2 was advanced on the west side of the existing building in the vicinity of the
proposed drive-through canopy. The material encountered was similar to that found in B1.
Between 5.5ft and 7 ft a strong hydrocarbon odor was noticed in the samples recovered. The
boring was terminated and the Owner and the project architect were notified of the odor. We
understand they contacted DEC to file a report.
Groundwater levels were measured in all borings. Based on the groundwater levels
measured in the borings and a review of the samples we believe the groundwater level is
approximately 4 ft below grade. It is important to note that the borings were advanced during
a period of extended wet weather. During dry periods the groundwater level may be lower but
measures should be planned for controlling the groundwater during construction.
D. GEOTECHNICAL ENGINEERING ANALYSIS
We have completed an analysis of the soils at the site for the proposed addition construction.
The soils at the site are very soft and will be problematic. Conventional shallow foundations
are not appropriate for this addition. Two options are available for supporting the proposed
addition; a mat foundation that will extend under the entire addition to reduce the load applied
to the subgrade and a deep foundation system such as steel piles.
A mat foundation will consist of a thick reinforced concrete slab that will extend across the
entire footprint of the addition. Typical thicknesses of mat foundations range from 12 to 24
inches. The actual thickness will be determined by the structural engineer. The mat
foundation provides a stiff foundation element that can spread the load across the footprint
thereby reducing the bearing pressure applied to the subgrade. We recommend sizing the
mat to reduce the average bearing pressure to 600 psf and to design the mat to avoid high
bearing pressures beneath the bearing walls. In addition, we recommend wherever possible
to use lighter weight building components. In conjunction with the excavation performed for
the basement, the low bearing pressure should result in a net unloading of the soil which
should greatly limit any future consolidation settlement resulting from the new construction.
However, the borings did reveal layers of peat. The peat with continue to decompose at some
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unknown rate. As the peat decomposes there is the possibility of some settlement of the new
addition.
The second option would be a deep foundation system such as driven piles. The piles would
be end bearing piles that would bear in the dense sand and gravel layer that was encountered
at approximately 72 ft. Due to the small size of the addition only 5-8 piles would likely be
required and due to the very soft soils very little driving would be required. The piles would
likely need to be restrained to prevent them from penetrating the soft soils without driving.
Once the dense layer is encountered only minimal hammer driving would be required due to
the low load capacities required. The benefit of the pile supported foundation is that
settlement of the addition would be virtually zero.
The choice of a foundation system should be made by the owner and the project design
professionals based on their willingness to accept some minor amount of settlement. While
we don’t expect the settlement of the mat foundation to be excessive, if virtually zero
settlement is desired the pile supported foundation should be selected.
With the mat foundation option excavation of the basement area will be required. Excavation
will serve to “unload” the soils in the area of the addition thereby reducing the net added load
to the subgrade. We also recommend the use of lightweight building materials for
construction of the addition. Attention is drawn to the possibility of groundwater well above the
basement level that would require construction phase pumps and waterproofing to be included
in the design of below grade structures. Also, due to the high silt content of the natural soils
the material will lose strength and turn muddy easily.
The foundation for the drive-through canopy may be designed as a conventional shallow
foundation. We recommend limiting the bearing pressure to 600 psf for this footing.
E. SEISMIC DESIGN
Based on the soils encountered in the borings, the project sites can be classified as Seismic
Site Class E according to the current edition of the Building Code of New York State. The
subsurface exploration did not reveal soils vulnerable to liquefaction or collapse under seismic
loading.
F. PAVEMENT DESIGN
As part of our pavement design process we are providing two pavement sections; one
standard duty and one heavy duty. The designs were developed based on the results of the
subsurface investigation and anticipated traffic loading for this type of facility. The heavy duty
section should be used in areas subjected to repeated bus or truck traffic. The standard duty
section can be used in areas designated for car parking.
We have provided recommendations for preparation of the subgrade that are important. The
subgrade must be sloped at a pitch at least equal to the pavement surface slope to promote
drainage to low points to prevent water accumulation on the subgrade. We recommend that
underdrains be installed at all low points to convey this water to appropriate drainage.
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We recommend the following pavement sections:
Standard Section
Top 1.5 inches
Binder 2 inches
Subbase 8 inches
Geotextile fabric between subbase and subgrade
Heavy Duty Section
Top 1.5 inches
Binder 3 inches
Subbase 12 inches
Geotextile fabric between subbase and subgrade
The top and binder courses should conform to NYSDOT specifications for Type 6 top and
Type 3 binder, respectively. The subbase material should conform to NYSDOT specification
304.14 and 733.0404 Subbase Course, Type 4. Subbase material should be placed in lifts
and compacted to 95% of the Modified Proctor maximum dry density as determined in
accordance with ASTM D1557.
Prior to placement of the subbase layer the subgrade should be proofrolled in the presence of
a qualified observer using a self-propelled roller weighing at least 30,000 lbs. Soft or
uncompactable areas should be over-excavated and replaced with approved select fill
material. Due to the silty and clayey nature of the subgrade material, excavation and proof
rolling should take place in relatively dry conditions.
Underdrains shall be located to convey water away from pavements and into drainage
structures or ditches. We recommend 4 inch diameter perforated drains be placed in 2 ft
square trenches that are filled with drainage stone and wrapped in filter fabric and located to
pick up any water that is moving along the interface between the subgrade and subbase
layers. Underdrains should be located at all valleys, low or flat points, and along any curbed
edge. These are all areas where water could collect and both soften the subgrade and
contribute to frost action.
G. RECOMMENDATIONS
Based on the results of the subsurface investigation and engineering analyses, we have the
following recommendations:
Site Preparation and Excavation
1. Clear, grub, and strip topsoil and remove significant root structures within new
construction areas. Remove any remnants of any existing abandoned structures
encountered from within the new footprint.
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www.ElwynPalmer.com Page 5 of 6
2. All excavation should be performed in accordance with all OSHA and other applicable
safety standards.
3. Dewatering operations should be configured to route surface runoff and groundwater
away from site and out of the excavation. Operations shall conform to applicable
environmental regulations.
4. When structural fill is required beneath foundations it shall consist of an engineered
mix of crushed ledge rock conforming to the following gradation:
Sieve Size Percent Passing
2” 100
1” 80-95
½” 45-75
#4 30-60
#40 10-40
#200 0-7
Foundation Design and Construction
1. The foundations for the proposed drive-through canopy should bear on stable natural
subgrade or compacted select fill that is approved by the Engineer. Foundations shall
be set not less than 42 inches below finished grade to provide protection against frost.
2. Foundation subgrade to be free of loose or disturbed material. The loose soil at
subgrade level should be compacted during a dry period prior to placing of forms.
3. Foundations for the proposed new canopy may be sized using an allowable bearing
pressure of 600 psf.
4. For the proposed addition the foundations should consist of either a concrete mat
foundation sized for a bearing pressure of 600 psf or a pile supported foundation
bearing in the dense sand and gravel layer that exists at a depth of approximately 70
ft. There is a likelihood of some settlement with the mat foundation due to the
presence of organic soils at the site. A pile supported foundation would experience
virtually zero settlement.
5. The basement slab shall be placed on 8 inches of compacted select material. The
slab should be reinforced against cracking in accordance with ACI design standards.
Concrete slab-on-grade shall be designed using a modulus of subgrade reaction of
150 pci.
6. Minimum width of column footings to be 30 inches, minimum width of wall footings to
be 24 inches.
7. Select granular fill for beneath the slab shall be clean bank run gravel conforming to
the following gradation:
Sieve Size Percent Passing
2” 100
¼” 35-65
#200 0-10
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www.ElwynPalmer.com Page 6 of 6
H. CLOSING
Elwyn & Palmer has prepared this report based on our interpretation of the subsurface
conditions at the project sites and our understanding of the proposed project. Changes in
scope, location, structure type, or loads should be brought to our attention for review to allow
us to make changes as necessary to the recommendations provided.
Elwyn & Palmer has performed these services in a manner consistent with the standard
methods and level of care exercised by members of the geotechnical engineering profession.
No warranty, expressed or implied, is made in connection with the providing of geotechnical
engineering services.
We appreciate the opportunity to be of service on this project. Please call if you have any
questions or require additional information.
Sincerely,
ELWYN & PALMER CONSULTING ENGINEERS PLLC
Michael C. Palmer, PhD, PE
Partner
Attachments
& E P
www.ElwynPalmer.com
APPENDIX
& E P
www.ElwynPalmer.com
BORING LOCATION PLAN
B2
B3
B1
Elwyn Palmer&
Ithaca, New York
www.ElwynPalmer.com607.272.5060 S1
BORING LOCATION PLAN
PROPOSED ELMIRA SAVINGS BANK
602 W. STATE ST
ITHACA, NY
3/8/16
25006
N
BORING LOCATION
PLAN PROVIDED BY TG MILLER
& E P
www.ElwynPalmer.com
BORING LOGS
& E P
www.ElwynPalmer.com
General Information and Key to Subsurface Logs
The subsurface logs attached to this report present the observations and mechanical data collected by the driller at
the site, supplemented by classification of the material removed from the boring as determined through visual
identification by technicians in the laboratory. It is cautioned that the materials removed form the borings represent
only a fraction of the total volume of the deposits at the site and may not necessarily be representative of the
subsurface conditions between adjacent borings or between sampled intervals. The data presented on the
subsurface logs together with the recovered samples will provide basis for evaluating the character of the
subsurface conditions relative to the project. The evaluation must consider all the recorded details and their
significance relative to each other. Often analyses of standard boring data indicate the need for additional testing
or sampling procedures to more accurately evaluate the subsurface conditions. Any evaluation of the contents of
this report and the recovered samples must be performed by Professionals. The information presented in the
following list defines some of the procedures and terms used on the subsurface logs to describe the conditions
encountered.
1. The figures in the depth column define the scale of the subsurface log.
2. The sample column shows the depth range from which the sample was recovered. The sample type
column will show an “S” for split spoon sample, a “T” for a tube sample and a “C” for a rock core sample.
3. The sample number is used for identification o n sample containers and in laboratory reports.
4. The Blows on Sampler column shows results of the Standard Penetration Tests and indicates the number
of blows required to drive a split spoon sampler into the soil. The number of blows required for each six
inches of penetration is recorded. The first six inches of penetration is considered the seating drive. The
number of blows required for the second and third six inches of penetration is termed the penetration
resistance, N. The sampler diameter, hammer weight, and length of drop are noted on the log.
5. All recovered soil samples are reviewed in the laboratory by an engineering technician, geologist, or
geotechnical engineer unless noted otherwise. The visual descriptions are made on the basis of a
combination of the driller’s field descriptions and observations and the sample as viewed in the laboratory.
The method of visual classification is based primarily on the Unified Soil Classification System (ASTM
D2487) with regard to particle size and plasticity. The relative portion by weight by weight of tow or more
soil types is described for granular soils in accordance with “Suggested Methods of Test for Identification
of Soils” by D.M. Burmister (ASTM Special Technical Publication No. 479, June 1970). The description of
relative soil density or consistency is based on Penetration Test results. The description of soil moisture is
based upon relative wetness of the soil as recovered and is described as dry, damp, moist, wet, and
saturated. The presence of boulders and large gravel is sometimes, but not necessarily, detected by an
evaluation of sampler blows or the behavior of the drill rig.
6. The description of rock is based on the recovered rock core and the driller’s observations.
7. The stratification lines present the approximate boundary between soil types. Actual boundaries may vary
between sampling intervals and the transition may be gradual. Solid stratification lines are based on the
driller’s field observations.
8. Miscellaneous observations and procedures noted by the driller are shown on the logs, including water
level observations. It is important to realize the reliability of the water level observations depends upon
the soil type (water does not readily stabilize in a hole through fine grained soils) and that drill water used
to advance the boring may influence the observations. The groundwater level typically will fluctuate
seasonally. One or more perched or trapped water levels may exist in the ground seasonally. All the
available readings should be evaluated. If definite conclusion cannot be made, it may be necessary to
examine the conditions more thoroughly through test pit excavations or observation wells.
9. The length of rock core run is defined as the length of penetration of the core barrel. Core recovery is the
length of core recovered divided by the core run. The RQD (Rock Quality Designation) is the total pieces
of NX core exceeding 4 inches in length divided by the core run. Fresh, irregular or drilling induced
breaks are ignored and the pieces counted as intact lengths. RQD values are valid only for NX size cores
(2.125” diameter). The barrel size is noted in the logs.
& E P
www.ElwynPalmer.com
Definition of Descriptors used in Boring Logs
Soil Type and Particle Size Soil Type Proportions
Type Size Term Percent of Sample
Boulder >12” “and” 35-50
Cobble 12”-3” “some” 20-35
Gravel “little” 10-20
Coarse 3”- ¾” “trace” 1-10
Fine ¾”-#4
Sand
Coarse #4-#10
Medium #10-#40
Fine #40-#200
Silt <#200
Clay <#200
Relative Compactness or Consistency
Granular Soils Fine Grained Soils
Descriptor Blows/ft (N) Descriptor Blows/ft (N)
Loose <11 Very Soft 0-2
Med-Dense 11-30 Soft 2-4
Dense 31-50 Medium 4-8
Very Dense >51 Stiff 8-15
Very Stiff 15-30
Hard >30
Stratification Description
Varved – Horizontal uniform layers or seams
Layer – Soil deposit more than 6” thick
Seam – Soil deposit less than 6” thick
Parting – Soil deposit less than 1/8” thick
Rock Classification Terms
Quality Terms Definition
Hardness Soft Scratched by fingernail
Medium hard Scratched easily by penknife
Hard Scratched with difficulty by penknife
Very hard Cannot be scratched with penknife
Weathering Very weathered Judged by the relative amounts of disintegration, iron staining,
Weathered core recovery, clay seams, etc.
Sound
Bedding Laminated/Fissile Less than 0.08”
Thinly bedded ½” to 2”
Medium bedded 2” to 2ft
Thickly bedded 2 ft to 4 ft
Massive More than 6 ft
Boring No.
Project No.
LYON DRILLING CO.Sheet of
Date Started
BORING LOG Date Completed
Driller
lb. Fall in.
lb. Fall in.
1 S 0.9
2 S 0.5
3 S 1.1
4 S 1.5
5 S 1.5
6 S 1.1
7 S 1.8
8 S 1.3
9 S 1.5
10 S 1.7
11 S 1.7
12 S 1.7
13 S 1.9
14 S 1.7
15 S 1.9
GRADES TO SATURATED BROWN SOFT
WEATHERED PEAT, TRACE MARL WITH
OCCASIONAL FINE SAND LENSES
34.5
B1
1 1
45 RAIN
SATURATED GREY SOFT CLAY. LITTLE SILT
CONSULTING ENGINEERS
ELMIRA SAVINGS BANK
10.0SILT. TRACE FINE SAND
3.5
2.5FINE GRAVEL (FILL)
7.5
SATURATED BROWN LOOSE FINE SAND. SOME
3:25 PM
02/25/16
49.0
02/26/16
Boring Location
Surface Elevation
02/26/16
HARRY LYON
AS STAKED, BY CLIENT
12.0TRACE HAIR SIZED ROOT FIBERS
14.0
GRADES TO SATURATED GREY SOFT CLAY. SOME
SILT WITH OCCASIONAL FINE SAND
GRADES TO SATURATED GREY SOFT CLAY
SEAMS UP TO 1" THICK
29.0
44.0
39.0
Water atDate
Ground Water Observations
02/25/16
Time2" SPLIT SPOON
140 --
CME 55
3 1/4" I.D. HOLLOW STEM AUGERS
Drill Rig
PHONE (607)842-6580
3.4
26.2
3.7
BORING TERMINATED AT 51.0
REMARKS
10:30 AM
LITTLE SILT TRACE ROOT FIBERS
WET BROWN SOFT PEAT. TRACE FINE SAND
22.5
Casing at Hole at
30
4:10 PM
4.0
Soil Sampler
Other:
51.0
27.5
48.5Rock Sampler:02/25/16
OUT
To
(Ft)
0'/0.5'N
Sample Type0.5'/1.0'
Sample
Depth
From
(Ft)
5
0.5
14.0
20
10.0
2.0
4.0
6.0
12.0
19.0
15
10
7426 SHACKHAM ROAD TULLY, N.Y.
40
35
45
50
WOH
36.034.0
30
24.0
1 3
18 27
4 2
2.0
4.0
21.0
26.0
1
1 WOH
6.0 1 11
8.0
8.0
1
WOH 1
1
12.0 1 WOH
14.0 1 1
16.0 1 2 2
2
210.0 1
1
1 2 3
4
1
2
1 1 2 2
25
11 2 1 3
2 3131.0 2 2
WOH 1 1 1
41.0 1 WOH
1 146.0 WOH 1
1
2
WOH
12
151.0 1 1
1
MOIST BROWN COARSE TO FINE SAND AND
WOH 11
WOH
Client ELWYN PALMER
Casing Hammer: Wt.
Sample Hammer: Wt.
% RQD
SOIL
Blows on Sampler
Ft.
1.5'/2.0'
Rock
Recovery
Weather Conditions:
Casing
Project
Location 602 W STATE ST,
ITHACA, NY
Sample NumberDepth1.0'/1.5'
GRADES TO SATURATED GREY SOFT SILT. SOME
CLAY WITH DECOMPOSED PEAT
SATURATED SOFT GREY BROWN CLAY. LITTLE
MATERIAL DESCRIPTION
6.5
Depth of
Change
BLACKTOP 0.2
1WOH
39 Sample RecoveryWET WHITE ASH, SOME COAL FRAGMENTS
LITTLE FINE TO COARSE SAND (FILL)
SILT. LITTLE DECOMPOSED PEAT
28.0
GRADES TO WET BROWN ORGANIC SILT. TRACE
ROOTS WITH OCCASIONAL GREY FINE SAND
Boring No.
Project No.
LYON DRILLING CO.Sheet of
Date Started
BORING LOG Date Completed
Driller
lb. Fall in.
lb. Fall in.
1 S 1.0
2 S 0.7
3 S 1.0
4 S 1.0
5 S 1.0
B2
1 1
45 RAIN
CLAY. LITTLE SILT. TRACE FINE SAND. TRACE
CONSULTING ENGINEERS
ELMIRA SAVINGS BANK
GRADES TO SATURATED BROWN GREY SOFT
3.0
0.5AND FINE GRAVEL
6.0
7.5
4.0WET BROWN LOOSE FINE SAND
02/26/16
Boring Location
Surface Elevation
02/26/16
HARRY LYON
AS STAKED, BY CLIENT
ROOT FIBERS
BORING TERMINATED AT 10.0
Water atDate
Ground Water Observations
02/26/16
Time2" SPLIT SPOON
140 4.5
CME 55
3 1/4" I.D. HOLLOW STEM AUGERS
Drill Rig
PHONE (607)842-6580
4.8
REMARKS
12:10 PM
Casing at Hole at
30 8.0
Soil Sampler
Other:
Rock Sampler:
To
(Ft)
0'/0.5'N
Sample Type0.5'/1.0'
Sample
Depth
From
(Ft)
5
0.5
20
2.0
4.0
6.0
15
10
7426 SHACKHAM ROAD TULLY, N.Y.
40
35
45
50
30
1 3
3 3
2 2
2.0
4.0
1
1 1
6.0 1 1WOH
8.0
8.0 210.0 1 2 3 4
25
1
2
1
MOIST BROWN LOOSE COARSE TO FINE SAND
Client ELWYN PALMER
Casing Hammer: Wt.
Sample Hammer: Wt.
% RQD
SOIL
Blows on Sampler
Ft.
1.5'/2.0'
Rock
Recovery
Weather Conditions:
Casing
Project
Location 602 W STATE ST,
ITHACA, NY
Sample NumberDepthRESUMED AT 65.5
SEE B3 LOG
ODOR
1.0'/1.5'
BORING RELOCATED
13.0' NORTH, SAMPLING
LITTLE EMBEDDED PEAT
SATURATED GREY SOFT SILT. SOME FINE SAND
TRACE CLAY
MATERIAL DESCRIPTION
Depth of
Change
BLACKTOP 0.3
2 21
5 Sample RecoveryMOIST BROWN LOOSE FINE TO COARSE SAND
WITH ASH AND COAL FRAGMENTS
SATURATED BROWN SOFT SILT. SOME FINE SAND 5.5-7.0 - HYDROCARBON
Boring No.
Project No.
LYON DRILLING CO.Sheet of
Date Started
BORING LOG Date Completed
Driller
lb. Fall in.
lb. Fall in.
1 S 1.0
sand was encountered
2 S 1.2
3 S 1.0
4 S 1.2
B3
1 1
45 RAIN
CONSULTING ENGINEERS
ELMIRA SAVINGS BANK
72.5
AND AND FINE GRAVEL
BECOMES FIRM TO COMPACT
7:45 PM
02/26/16
Boring Location
Surface Elevation
02/26/16
HARRY LYON
AS STAKED, BY CLIENT
BORING TERMINATED AT 81.0
Water atDate
Ground Water Observations
02/26/16
Time2" SPLIT SPOON
140 78.5
CME 55
3 1/4" I.D. HOLLOW STEM AUGERS
Drill Rig
PHONE (607)842-6580
12.1
7.3
REMARKS
6:30PM
Casing at Hole at
30 81.0
Soil Sampler
Other:
47.0OUTRock Sampler:02/26/16
To
(Ft)
0'/0.5'N
Sample Type0.5'/1.0'
Sample
Depth
From
(Ft)
5
65.0
20
69.5
79.0
15
10
7426 SHACKHAM ROAD TULLY, N.Y.
40
35
45
50
30
6 567.0
85 3 1371.5
74.0
2181.0 1022 11 9
3876.0 17 21 22 59
25
6
5
SIMILAR TO B1
0-65' - SOIL CONDITIONS
65 ft where a change to SATURATED GREY LOOSE COARSE TO FINE
Client ELWYN PALMER
Casing Hammer: Wt.
Sample Hammer: Wt.
% RQD
SOIL
Blows on Sampler
Ft.
1.5'/2.0'
Rock
Recovery
Weather Conditions:
Casing
Project
Location 602 W STATE ST,
ITHACA, NY
Sample NumberDepth1.0'/1.5'MATERIAL DESCRIPTION
Depth of
Change
This boring was augered to 64.06 11 Sample Recovery
SITE PLAN REVIEW
17Visum Development Group201 COLLEGE AVENUE
City of Ithaca, NY
p: 607.216.8802 | WWW.STREAMCOLAB.COM
May 11, 2016
2015055
SITE PLAN REVIEW
18Visum Development Group201 COLLEGE AVENUE
City of Ithaca, NY
p: 607.216.8802 | WWW.STREAMCOLAB.COM
May 11, 2016
2015055
1
APPEAL #3024 312-314 WEST SPENCER ROAD
(STREAM COLLABORATIVE)
Appeal of Noah Demarest, STREAM Collaborative, for the owner, Giuliano Lucatelli, Jr., for an Area
Variance from Section 325-8, Column 11, Front Yard, requirement of the Zoning Ordinance. The
applicant proposes to consolidate two parcels located at 312 and 314 W. Spencer Road and re-subdivide
the lot into three new parcels. One parcel will contain existing buildings at 312 and 314 W. Spencer
Rd. The other two parcels will be configured as two buildable lots. However, the building located at
314 W. Spencer Road has existing front yard deficiency, having 16.5 feet of the 25-foot front yard
setback required by the Zoning Ordinance.
The property at 314 W. Spencer Rd. is located in an R-2b Zoning District where the proposed use is
permitted; however, General Municipal Law, Article 3, Section 33, states a subdivided plat must
comply with a municipality’s Zoning Ordinance. Compliance can therefore only be achieved if the
BZA grants this variance for front yard deficiency.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3024Address312-314 W. Spencer RoadUse DistrictR-2aDate6/7/2016ApplicantNoah DemarestOwnerGiuliano Lucatelli, Jr.Application Type:Area VarianceColumn Number2 34567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseOne Family Dwelling2 16117.2 97' 2 16' 0.036% 16.5' 12.9' 27' 160' or 79.5%District Regulations for ExistingOne and Two Family Zone1None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK OK OK OK OK OK OK Def. OK OK OKProposed Condition and/or Use*Lot Consolidation W/2 Buildings4 12260 191.34' 2 16' 0.104% 16.5'+28'+27'+20'District Regulation for ProposedOne and Two Family Zone2None Required10000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/A OK N/A OK OK OK OK OK Def. OK OK OK N/ANotes:Dimensions and lot area reflex the configuration of the Lot # 3 after the consolidation and subsequent sub-division, as indicated on drawing L101.
FLOOD ZONEBOUNDARY3 8 .0 '±22.0'±20.6'±7.7'±12.9'±2 7 .3 '±16.5'±2.3'±SIGN BASE3 9 .3 '±23.2'±DRAINAGE DITCHRAILROADSPIKE SETCENTER OF HIGH TENSIONOVERHEAD ELECTRIC LINES30'±50'METAL READINGUNDER PAVEMENTCONCRETECURBING100' WIDE RIGHT OF WAYTO NYSE&G, SEE 254/235HOUSENo. 312HOUSENo. 314ZONE A5ZONE BZONE CFLOODFLOODFLOOD EGRAVELDRIVEPRESENT C PAVEMENTLPRESENT C PAVEMENTL40.00'WOOD FENCECITY OF ITHACA (R.O.)53.74'PORCHPORCHEDGE OF PAVEMENTEDGE OF PAVEMENTTHICK BRUSH5.92'STONEWALLCONC.PADSTONEWALLSTREET LINENYSE&G R/W LINEA1234BCDD1REVISIONSDESCRIPTION DATE
3024
3024
1
APPEAL #3025 201 COLLEGE AVENUE
(STREAM COLLABORATIVE)
Appeal of Noah Demarest, STREAM Collaborative, on behalf of Visum Development Group for an
Area Variance from Section 325-8, Column 14/15, Rear Yard, and 325-45.2 G. (1) (C), Functioning
Entry Distance, requirements of the Zoning Ordinance. The applicant proposes to demolish existing
building located at 201 College Avenue and construct a 5-story, 44-unit apartment building. As part
of the building design, the applicant proposes to increase sidewalk width from 8’ to 12’ along the
pedestrian thoroughfare on College Avenue. The applicant would like to maintain proposed square
footage of the building and move the building east toward the rear property line to accommodate the
increase in sidewalk width. This will result in a rear yard reduction to 5’1” of the 10’ required by the
Ordinance.
The proposed building is located on the corner of College Avenue and Bool Street. The building façade
along Bool Street is required to have a maximum of 35’ between functioning entries. The applicant
proposes to install one main entry along Bool Street in a recessed courtyard, approximately 57’ from
the building corner. Due to the sloping topography of Bool Street, adding 2 additional entry points
would require installing one elevated entry and steps, and one excavated entry to an already constrained
site condition.
The property at 201 College Avenue is located in a MU-1 Zoning District where the proposed
apartment building is a permitted use; however, Section 325-38 requires variances to be granted before
a Building Permit can be issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal Number:BZA-3025Address:Use District:MU-1Date:Applicant:Noah DemarestOwner:Application Type:Area VarianceColumn Number 2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardOther Front YardSide YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightProposed Condition and/or Use44 Unit Apartment Bldg.7515 58' 5 68.96' 68.86% 11'-3" 5' 5' 5'-1"District Regulation for ProposedMixed Use None None 3500 40' 5 70'70% Bldg. 10% Green5' 5' 5' 10' Minimum30' Min. 3 StoriesNote Non-Conforming Conditions for ProposalOK N/A N/A N/A OK OK OK OK OK OK OK OK Def. OKStreet LevelUpper StoriesGarageProposed Condition and/or UsePrimary 10' 16'District Regulation for ProposedPrimary 10' min. 10'min.30' min. from front façadeBlank Wall: 12' Max. Façade Length: 75' Max.Pitch or Flat Roof: PermittedNote Non-Conforming Conditions for ProposalOK OK OK N/A OK OKNOTES:Street FaçadeParking SpacePB&C Associates, LLCDoors & EntriesFloor Height Parking Location SetbackPorchesPrimary Structure SpacingOne Entry on Bool St. 201 College Avenue6/7/2016MU-1 FORM BASE REQUIREMENTSColumn TitleStructure TypeRoofDistance between entries: 35' max. At least 1 on each street façade 30' min. from front façadeRecessed Entry 5' Min.Def. N/A N/A N/A
51316
3025
51311
3025
3025
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3025
3025
1
APPEAL #3026 125 FARM STREET
(RICHARD FORD)
Appeal of Richard Ford on behalf of 125 Farm Street Land Trust for Area Variance from Section 325-
8, Column 4, Parking, Column 10, Percentage of Coverage, Column 11, Front Yard, and Column 12/13,
Side Yard, requirements of the Zoning Ordinance. The property located at 125 Farm Street is a two-
family dwelling consisting of a 3-bedroom apartment on the first floor and a 1-bedroom apartment on
the second floor. The applicant proposes to reconfigure the interior of the two-family dwelling and
create two 3-bedroom apartments. The reconfiguration will increase the occupancy from 5 to 6
unrelated individuals for the building. The property has no on-site parking and the interior changes
will not exacerbate existing deficiencies in parking, percentage of lot coverage, front yard, or side
yards.
The property at 125 Farm Street is located in an R-2b residential zone district, in which the proposed
use is permitted; however, Section 325-38 requires Zoning Variances be granted before a Building
Permit can be issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3026Address125 Farm StreetUse DistrictR-2bDate06/07/16ApplicantRichard FordOwner125 Farm Street Land TrustApplication Type:Area VarianceColumn Number234567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseTwo Family Dwelling0 3702.6 42.15 2 25+40% -1.2' 3.2' 2.5' 21' or 24%District Regulations for ExistingTwo Family Zone2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/ADef. N/A OK OK OK OK Def. Def. Def. Def. OK N/AProposed Condition and/or UseTwo Family Dwelling0 3702.6 42.15 2 25+40% -1.2' 3.2' 2.5' 21' or 24%District Regulation for ProposedTwo Family Zone2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/ADef. N/A OK OK OK OK Def. Def. Def. Def. OK N/ANotes:
1
APPEAL #3027 220 COBB STREET
(SUE COSENTINI)
Appeal of Sue Cosentini on behalf of the owner Daniel Barbash for an Area Variance from Section
325-8, Column 11, Front Yard Dimension, of the Zoning Ordinance. The applicant proposes to
construct an addition on the building located at 220 Cobb Street. The addition will consist of a sunroom,
storage space, and a mudroom that will be constructed on the south side of existing home. A portion
of the addition will extend into the front yard. Existing dwelling has a front yard deficiency, having
17.5’ of the 25’ required by the Ordinance. The new addition will encroach into required front yard
approximately 2’, leaving 23.1’ of the 25’ required by the Ordinance.
The property is located in an R-1b residential use district, in which the proposed use is permitted.
However, Section 325-38 requires a variance be granted before a Building Permit is issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3027Address200 Cobb StreetUse DistrictR-1bDate6/7/2016ApplicantSue CosentiniOwnerDaniel Barbash & Hsiao-Pei YangApplication Type:Area VarianceColumn Number234567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseOne Family Zone2 12981 100 3 28+9.5% 17.5' 60.8' 12.8' 69' or 53%District Regulations for ExistingOne Family Zone2None Required6000 50 3 35 25% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/A OK N/A OK OK OK OK OK Def. OK OK OK N/AProposed Condition and/or UseOne Family Zone2 12981 100 3 28+10.6% 17.5' 42.8' 12.8' 71.4' or 55%District Regulation for ProposedOne Family Zone2None Required6000 50 3 35 25% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/A OK N/A OK OK OK OK OK Def. OK OK OK N/ANotes:
3027
51392
4/12/163027
1
APPEAL #3028 339 CENTER STREET
(MEGHAN PRICHARD)
Appeal of Meghan Prichard on behalf of Andrew Lunn for a service commercial facility Special Permit
as required by Section 325-9 C. (1)(e), and a variance from Section 325-8, Column 4, Off Street
Parking, Column 11, Front Yard, Column 12, Other Front Yard, and Column 14/15, Rear Yard,
requirements of the Zoning Ordinance. The applicant proposes to re-establish a home salon in
basement area of property located at 339 Center Street. Between 1937 and 1978, a salon was operating
in the basement by the original owner Lillian Morgan. Since that time, the salon equipment in the
basement remained and is still fully operational. Resuming the business requires no new construction
to re-establish the home salon. The applicant resides in one of the apartments in the 2-family home
and would like to utilize existing equipment to start a salon business.
The property at 339 Center Street has two parking spaces on site and lacks one parking space for the
business, as required by the Zoning Ordinance. There are existing area deficiencies in the front yard,
other front yard, and rear yard that will not be exacerbated by this proposal. This property is located
in an R-2b use district where a service commercial facility is permitted; however, Section 325-9
requires a Special Permit and Area Variance be granted before a Certificate of Occupancy is issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3028Address339 Center StreetUse DistrictR-2bDate06/07/16ApplicantMeghan PrichardOwnerAndrew LunnApplication Type:Area VarianceColumn Number234567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardOther Front YardSide YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseTwo Family Dwelling2 4810 98.6 2 24' 28% 2' 1' 5.7' 12' - averageDistrict Regulations for ExistingTwo Family Zone2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOKOK N/A OK OK OK OK OK Def. Def. OK Def. N/AProposed Condition and/or UseTwo Family DwellingHair Salon2 4810 98.6 2 24' 28% 2' 1' 5.7' 12' - averageDistrict Regulation for ProposedTwo Family ZonePermitted by Special Permit3None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK Def.Def. N/A OK OK OK OK OK Def. Def. OK Def. N/ANotes:
51403
1
APPEAL #3029 207 GRANDVIEW AVENUE
(MICHAEL PEREHINEC, JR.)
Appeal of Michael Perehinec, Jr. Esq., on behalf of owner Brent Campagni, for Area Variance from
Section 325-8, Columns 12 and 13, Side Yard Dimensions, of the Zoning Ordinance. In 1972, a permit
was issued to then owner Kenneth Fiero to install a deluxe modular home at the property located at 207
Grandview Avenue. The modular home was positioned on the property with one side yard having 5’
and the other side yard having 15’5”; the Ordinance required side yards to be 10’ and 10’ respectively.
Soon after project was completed in 1973, Mr. Fiero constructed a 12’x20’ carport in the side yard
without a permit. This reduced the compliant side yard dimension from 15’5” to 3’9” of the 10’
required by the Ordinance. A Certificate of Occupancy was never issued and the building remained in
non-compliance with the Zoning Ordinance. Not until a recent housing inspection was it discovered
that the issues with the carport permit or side yard deficiencies were never resolved. Current owner
intends to sell the property and needs a Certificate of Compliance issued. The Building Division cannot
issue the Certificate of Compliance without granting a variance for existing deficiencies.
The property is located in an R-2a residential use district in which the proposed use is permitted.
However, Section 325-39 requires a variance be granted before a Certificate of Compliance is issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3029Address207 Grandview AvenueUse DistrictR-2aDate6/7/2016ApplicantMichael Perehinec, Jr., Esq.OwnerBrent CampagniApplication Type:Area VarianceColumn Number234567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseOne Family Dwelling2 7361 83.74' 1 14' 15.5% 26' * 5' ** 15'-5" 55' or 40%District Regulations for ExistingOne and Two Family Zone1None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/A OK N/A OK OK OK OK OK OK Def. OK OKProposed Condition and/or UseOne Family Dwelling2 7361 83.74' 1 14' 15.5% 26' 5' 3.9' 55' or 40%District Regulation for ProposedOne and Two Family Zone1None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/A OK N/A OK OK OK OK OK OK Def. Def. OKNotes:* The home was placed too close to the property line causing this deficiency. ** This dimension is prior to the installation of the carport.
1
APPEAL #3030 602 WEST STATE STREET
(HOLT ARCHITECTS)
Appeal of HOLT Architects on behalf of owner Elmira Savings Bank for Area Variance from Section
325-16 F. (1), Number of Stories, requirement of the Zoning Ordinance. The applicant proposes to
convert existing vacant building located at 602 W. State Street to the Elmira Savings Bank. As part of
the project, a canopy structure will be added to west side of the building to cover 2 drive-through
pneumatic-tube stations. Property is located in the WEDZ-1a zone where there is a minimum 2-story
or 24’ height requirement. The new canopy will be a one-story structure, approximately 12 feet in
height.
The property is located in the WEDZ-1a, West End Development Zone, in which the proposed use is
permitted. However, Section 325-38 requires a variance be granted before a Building Permit is issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3030Address602 West State StreetUse DistrictWEDZ-1aDate6/7/2016ApplicantHOLT ArchitectsOwnerElmira Savings BankApplication Type:Area VarianceColumn Number23456 7 891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width at Street/Waterfront (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseDistrict Regulations for ExistingMixed UseNone None 3000 305 max/2 min None None None 10' Min.2 stories or 24'Note Non-Conforming ConditionsProposed Condition and/or UseBusiness 17 13065 95 *1 31'-5" 21% -2 1 39'-6" 10'District Regulation for ProposedMixed UseNone None 3000 305 max/2 min12' 1st. Story100% None None None 10' Min.2 stories or 24'Note Non-Conforming Conditions for ProposalOK N/A OK N/A OK OK Def. OK OK OK OK OK OKNotes:* WEDZ-1a zone requires all new structures to be a minimum of 2 stories in height. The proposed drive-thru canopy structure is 1 story and aproximatly 12' in height.
3030
51406
6/7/16
1
Variances required for addition
of drive-thru canopy.
3030
1
APPEAL #3032 121 WEST COURT STREET
(CHRISTOPHER ANAGNOST)
Appeal of Christopher Anagnost on behalf of owner Tompkins County Senior Citizens Council for
Area Variance from Section 325-8, Column 4, Off-Street Parking and Column 13, Other Side Yard
Dimension, requirements of the Zoning Ordinance. The building located at 121 W. Court Street
consists of an office space on the first floor and a three-bedroom apartment on the second floor. The
two uses require a total of 11 parking spaces. The tenants of this property were utilizing the neighboring
parking lot at 119 W. Court Street, which is owned by the same owner. But the owner now intends to
sell the property located at 121 W. Court Street, which has no parking on site. The applicant is
proposing to adjust the lot line to the east approximately 10’9” to make room for 5 new parking spaces
of the 11 spaces required by the Ordinance. The property has an existing side yard deficiency, having
2’ of the 5’ required by the Ordinance, which will not be exacerbated by the proposal.
The property at 121 W. Court Street is located in a B-1a business use district in which the proposed
use is permitted; however, Section 325-38 requires a variance be granted before a Building Permit is
issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3032Address121 W. Court StreetUse DistrictB-1aDate6/7/2016ApplicantChristopher AnagnostOwnerTompkins County Senior Citizens CouncilApplication Type:Area VarianceColumn Number2 34567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseResidential and Office* 11 5966.6 61.83 2 34'+41.7% 5' 24' 2' 10'District Regulations for ExistingBusiness 11 5000 40 4 40 50 5 10 515% or 20', but not less than 10'Min. 2 StoriesNote Non-Conforming ConditionsOK N/A OK N/A OK OK OK OK OK OK OK Def. OK N/AProposed Condition and/or UseResidential and Office**5 7003.9 74.58 2 34'+41.7% 5' 34.75' 2' 10'District Regulation for ProposedBusiness 11 5000 40 4 40 50 5 10 515% or 20', but not less than 10'Min. 2 StoriesNote Non-Conforming Conditions for ProposalOK N/A Def. N/A OK OK OK OK OK OK OK Def. OK N/ANotes:* Parking spaces are located on the neighboring property at 119 W. Court Street and used as needed.** Applicant proposed to aquire 10'-9" of the neighboring property in oder to construct the 5 spaces as drawn on the Parking Study A1-B by Claudia Brenner.
3
Mailing
Address
Parcel
Number
Location
50.-3-14
106 W York St
Warden, David
Ithaca NY
Owner(s)
14850
408 Geneva St N
Mailing
Address
Parcel
Number
Location
50.-3-15
3051 Dubois Rd
Hollalary Properties, LLC
Ithaca NY
Owner(s)
14850
402 Geneva St N
Mailing
Address
Parcel
Number
Location
50.-4-20
16 Muriel St
Law, Adam & Law, Jane M
Ithaca NY
Owner(s)
14850
404-4 Cayuga St N
Mailing
Address
Parcel
Number
Location
50.-4-22
870 Highland Rd
Browning, Peter V & Browning, Ursula K
Ithaca NY
Owner(s)
14850
108 Court St W
108 Green Street, Ithaca, New York, 14850 Tax Parcel Record; Final Tax Roll 2015
City of Ithaca, NY
_______________Printed: * This report shows selected parcels - Please verify list if using the "buffer tool" to
select parcels within the 200 foot area, and mark main parcel being buffered.
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Mailing
Address
Parcel
Number
Location
50.-4-23
315 N Tioga St
Womens Opportunity Center
Ithaca NY
Owner(s)
14850
110 Court St W
Mailing
Address
Parcel
Number
Location
50.-4-24
2009 Woodland Dr
Kramer, Daniel
Yardley PA
Owner(s)
19067
114 Court St W
Mailing
Address
Parcel
Number
Location
50.-4-25
406 N Cayuga St
Kramer, Susan
Ithaca NY
Owner(s)
14850
118 Court St W
Mailing
Address
Parcel
Number
Location
50.-4-26
122 W Court St
Jacobson, Patti L
Ithaca NY
Owner(s)
14850
122 Court St W
108 Green Street, Ithaca, New York, 14850 Tax Parcel Record; Final Tax Roll 2015
City of Ithaca, NY
_______________Printed: * This report shows selected parcels - Please verify list if using the "buffer tool" to
select parcels within the 200 foot area, and mark main parcel being buffered.
Report printed from http://geo.tompkins-co.org/html/?viewer=citybuildingrev
Mailing
Address
Parcel
Number
Location
50.-4-27
151 Beardsley Ln
Meatball Properties, LLC
Ithaca NY
Owner(s)
14850
126 Court St W
Mailing
Address
Parcel
Number
Location
50.-4-28
2709 Crane Trace Cir
Hara, Tadayuki
Orlando FL
Owner(s)
32837
409 Geneva St N
Mailing
Address
Parcel
Number
Location
60.-3-14
316 N Geneva St
Rossiter, Mary Crane
Ithaca NY
Owner(s)
14850
316 Geneva St N
Mailing
Address
Parcel
Number
Location
60.-3-4
40 Brooktree Lane
324-326 North Geneva St LLC
Ithaca NY
Owner(s)
14850
324-26 Geneva St N
108 Green Street, Ithaca, New York, 14850 Tax Parcel Record; Final Tax Roll 2015
City of Ithaca, NY
_______________Printed: * This report shows selected parcels - Please verify list if using the "buffer tool" to
select parcels within the 200 foot area, and mark main parcel being buffered.
Report printed from http://geo.tompkins-co.org/html/?viewer=citybuildingrev
Mailing
Address
Parcel
Number
Location
60.-3-5
117 Clementi Rd, #07-11
Kang, Tarandeep S
Singapore 129800
Owner(s)
320 Geneva St N
Mailing
Address
Parcel
Number
Location
60.-3-6
621 Utica St
Stockwell, Christine
Ithaca NY
Owner(s)
14850
318 Geneva St N
Mailing
Address
Parcel
Number
Location
60.-3-7
4766 Coquina Crossing Dr
Downing, William S & Downing, Diane K
Elkton FL
Owner(s)
320334002
312 Geneva St N
Mailing
Address
Parcel
Number
Location
60.-3-8
3 Fountain Pl
Mulcahy, Vincent & Livermore, Cynthia
Ithaca NY
Owner(s)
14850
308-10 Geneva St N
108 Green Street, Ithaca, New York, 14850 Tax Parcel Record; Final Tax Roll 2015
City of Ithaca, NY
_______________Printed: * This report shows selected parcels - Please verify list if using the "buffer tool" to
select parcels within the 200 foot area, and mark main parcel being buffered.
Report printed from http://geo.tompkins-co.org/html/?viewer=citybuildingrev
Mailing
Address
Parcel
Number
Location
61.-1-1
131 Haller Blvd
Stavropoulos, Bia
Ithaca NY
Owner(s)
14850
329-31 Geneva St N
Mailing
Address
Parcel
Number
Location
61.-1-11
114-18 W Buffalo St
Ambis, Edward J & Ambis, Dorothy P
Ithaca NY
Owner(s)
14850
114-18 Buffalo St W
Mailing
Address
Parcel
Number
Location
61.-1-13
403 East Seneca Street
Finegan, Emily A & Finegan, Edward J
Ithaca NY
Owner(s)
14850
313 Geneva St N
Mailing
Address
Parcel
Number
Location
61.-1-14
403 E Seneca St
Finegan, Edward J & Stein, Dennis W
Ithaca NY
Owner(s)
14850
315 Geneva St N
108 Green Street, Ithaca, New York, 14850 Tax Parcel Record; Final Tax Roll 2015
City of Ithaca, NY
_______________Printed: * This report shows selected parcels - Please verify list if using the "buffer tool" to
select parcels within the 200 foot area, and mark main parcel being buffered.
Report printed from http://geo.tompkins-co.org/html/?viewer=citybuildingrev
Mailing
Address
Parcel
Number
Location
61.-1-15
319 N Geneva St
Glass, Scott L & Glass, Sharon R
Ithaca NY
Owner(s)
14850
319 Geneva St N
Mailing
Address
Parcel
Number
Location
61.-1-18
321 N Geneva St
Lawrence, Mark & Birnbaum, Jennifer
Ithaca NY
Owner(s)
14850
321 Geneva St N
Mailing
Address
Parcel
Number
Location
61.-1-19
323 N Geneva St
Graham, Karl & Graham, Constance A
Ithaca NY
Owner(s)
14850
323 Geneva St N
Mailing
Address
Parcel
Number
Location
61.-1-2
119 W Court St
Tompkins Co Sr Citizen Council
Ithaca NY
Owner(s)
14850
121 Court St W
108 Green Street, Ithaca, New York, 14850 Tax Parcel Record; Final Tax Roll 2015
City of Ithaca, NY
_______________Printed: * This report shows selected parcels - Please verify list if using the "buffer tool" to
select parcels within the 200 foot area, and mark main parcel being buffered.
Report printed from http://geo.tompkins-co.org/html/?viewer=citybuildingrev
Mailing
Address
Parcel
Number
Location
61.-1-3
119 W Court St
Tompkins Co Sr Citizen Council
Ithaca NY
Owner(s)
14850
119 Court St W
Mailing
Address
Parcel
Number
Location
61.-1-4
125 E Court St
County of Tompkins
Ithaca NY
Owner(s)
14850
310-14 Cayuga St N
Mailing
Address
Parcel
Number
Location
61.-1-6
67 Marsh Rd
Medsker, Nancy G & Seaney, Thomas S
Ithaca NY
Owner(s)
14850
308 Cayuga St N
Mailing
Address
Parcel
Number
Location
61.-1-7
101 E State St Pmb No 298
Abundant Resources Corp
Ithaca NY
Owner(s)
14850
306 Cayuga St N
108 Green Street, Ithaca, New York, 14850 Tax Parcel Record; Final Tax Roll 2015
City of Ithaca, NY
_______________Printed: * This report shows selected parcels - Please verify list if using the "buffer tool" to
select parcels within the 200 foot area, and mark main parcel being buffered.
Report printed from http://geo.tompkins-co.org/html/?viewer=citybuildingrev
3
APPEAL #3033 120 SOUTH AURORA STREET
(ITHACA MARRIOTT)
Appeal of Matt Jalazo for Hotel Ithaca, LLC, owners of 120 South Aurora Street for variance from
Sign Ordinance, Section 272-6 B. (2), which allows a maximum of two wall signs per business in the
commercial zoning district and limits the size of each sign to a maximum 50 SF.
Hotel Ithaca is currently constructing a multi-story Marriott Hotel at 120 South Aurora Street at the
east end of Ithaca Commons. On November 4, 2014, Hotel Ithaca was granted Sign Variances from
Section 272-6 B. (2), which provides that each business in a commercial district is limited to two
building (wall) signs and each sign cannot be larger than 50 SF. In 2014, Hotel Ithaca requested the
Board grant variances to erect six wall signs. The Board approved four of the six signs. Two of the
approved signs are directional signs to be located on west side of the hotel. The third approved sign
advertises the hotel’s restaurant. The fourth approved sign was a combination address and “name” sign
at front entrance facing Aurora Street. On March 1, 2016, the Board approved one additional sign to
be located on the third-floor level, facing the Commons.
Hotel Ithaca’s current appeal to the Board is a request for one additional sign for the hotel at 120 South
Aurora Street. The proposed sign is a wall sign with the “Marriott” name, to be located on exterior of
the 10th-floor level and facing East Green Street. This proposed sign will be 76 SF, which also exceeds
the 50-SF Sign Ordinance maximum size threshold. Hotel Ithaca believes the size and lighting scheme
of the requested sign are appropriate for the hotels’ massing and location.
The 120 South Aurora Street property is in a CBD-140 Zoning District where wall signs are permitted;
however, Section 272-18 requires the applicant receive variances for the number and size of the
additional signs requested, before a Sign Permit can be issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3033Address: 120 South Aurora StreetUse DistrictCBD-140Date: June 7, 2016ApplicantHotel Ithaca, LLCOwner: Hotel Ithaca, LLCApplication Type:Sign VarianceSign Type Area Setback Projection Other RequirementsSIGN CWALL SIGN 76 S.F. N/A 5"Regulations2 - WALL SIGNS PERMITTED2 - WALLS SIGNS MAX. 50 S.F. EACHNote Non-conforming ConditionsTOTAL NUMBER OF SIGNSWALL SIGN EXCEED 50 S.F.N/A OKNotes:* Variance # 2966 was approved on November 4, 2014 for four(4) wall signs. The 4 signs are designated Sign B, D, E, and F.** Variance # 3013 was approved on March 3, 2016 for one (1) wall sign designated A-2.
3033
30334/15/16
April 15, 2016
To Whom It May Concern,
The project team would like to take this opportunity to provide additional building
signage information regarding the Ithaca Marriott for your consideration.
Due to the uniqueness of the project location and its intricate design, we have
compiled the enclosed resources to summarize the project approach for building
signage. There are various signs that the project is requesting and is illustrated within
Chandler Sign illustrations, however the focus of this information will address what is
known as “Sign C” on the west façade facing east bound E. Green Street.
To elaborate on the field of view impacts, we have conducted additional analysis for
Sign C. Sign C is located near the roof line on the west façade. Due to the proximity
of the adjacent buildings, this sign has been located near the southern portion of this
wall. The base of the sign will be approximately 100’ above E. Green Street level,
lettering 2’-3” tall and overall length of approximately 25’-2” with a total sign area of
76 square feet; this also will still have a minimum impact on the field of view. The
field of view is described as the entire area that a person would see from along E.
Green St. (View 1 & 2). As traffic approaches from the west on E. Green Street, we
have prepared the line of sight evaluations at the intersections of Geneva St and
Cayuga St. (see Exhibit A). Field of view percentage is described as how much of the
field of view is occupied by the sign.
The following chart summarizes the spatial impacts of Sign C from two different
vantage points. By conducting this evaluation, we have determined that while Sign C
is relatively large in size, its visual impact on the neighboring streets is minimal.
2D
Distance
to
Building
Sign
Height
Sign
Area
Height
Above
Street
Line of
Sight
Distance
Field of
View %
Coverage
Geneva
St.
1345’ 2’-3” 76 sft. 99.7’ 1350’ 0.03%
Cayuga
St.
880’ 2’-3” 76 sft. 99.7’ 887’ 0.08%
The visual impacts of the building signage along the west façade have been
graphically superimposed over recent site photography. Both View 1 & 2 illustrate
the raw building elevation view from their respective locations.
In determining the legibility of signs, there are many factors that come into play (i.e.
font, size, color, viewer’s speed, etc.). For this location and based on nearly
motionless viewing, a good rule is to establish the letter size 1” tall for every 30’
away from the mount location. With the lettering approximately 27” tall, the
legibility threshold is approximately 810’ away. Based on this approach, Sign C will
become legible near the vicinity of the Cayuga St. and Green St. intersection.
In addition to the exhibits referenced above, we have also previously provided the
graphics as prepared by Chandler Signs. Additional illustrations and sign
considerations can be found within their provided material.
We trust that this information helps to further substantiate the requested building
signage and also aid in relating it to the neighboring areas.
Upon your review of this information, please feel free to us contact with any
questions or comments.
Sincerely,
FISHER ASSOCIATES
Steve D’Anna
Director of Land Development
Enclosures: Exhibits A
View 1 & 2
EX ASIGHT DISTANCETITLE OF DRAWINGPROJECTDRAWING NO.PROJECT MANAGERSCALEISSUE DATEDRAWN BYFA PROJECT NO.COPYRIGHT 2016FISHER ASSOCIATES,P.E., L.S., L.A., D.P.C.ITHACA MARRIOTT120 SOUTH AURORA STREETITHACA, NY 14850123030S. D'ANNAFANO SCALE 4/14/2016
HOTEL ITHACA, LLC Marriott Ithaca Commons
VIEW 1 – HOTEL UNDER CONSTRUCTION LOOKING EAST ON GREEN STREET FROM INTERSECTION OF GENEVA STREET, 5 APRIL 2016
LVL 10
LVL 5
HOTEL ITHACA, LLC Marriott Ithaca Commons
VIEW 1 – HOTEL & PROPOSED SIGN “C” LOOKING EAST ON GREEN STREET FROM INTERSECTION OF GENEVA STREET, 5 APRIL 2016
LVL 10
LVL 5
HOTEL ITHACA, LLC Marriott Ithaca Commons
VIEW 2 – HOTEL UNDER CONSTRUCTION LOOKING EAST ON GREEN STREET FROM INTERSECTION OF CAYUGA STREET, 5 APRIL 2016
LVL 5
LVL 10
HOTEL ITHACA, LLC Marriott Ithaca Commons
VIEW 2 – HOTEL & PROPOSED SIGN “C” LOOKING EAST ON GREEN STREET FROM INTERSECTION OF CAYUGA STREET, 5 APRIL 2016
LVL 5
LVL 10