HomeMy WebLinkAbout03-17-15 P&D Board - Project Review Commmittee Meeting AgendaCITY 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
TO:City of Ithaca Project Review Committee (Planning &Development Board)
FROM:Lisa Nicholas,Senior Planner
DATE:March 12,2015
SUBJECT:Agenda for Project Review Committee Meeting:T UESDAY,MARCH 17,2015
Meeting scheduled to begin at 9:30 a.m.in the 3rd Floor Conference Room (behind Common Council Chambers),
City Hall,108 E.Green St.,Ithaca.Please call Charles Pyott at 2746550,if you cannot attend or you require
additional information.
9:30 Project:Minor Subdivision
Location:104 Campbell Ave.,Tax Parcel #19.2 4
Applicant:John &Anne Marie Cummings
Anticipated Board Action(s)in March:Declaration of Lead Agency,Public Hearing,Determination of
Environmental Significance,and Preliminary &Final Subdivision Approval
Project Description:The applicant proposes to subdivide the 0.513acre (22,347SF)parcel into two lots:
Parcel A,measuring 0.243 acres (10,581 SF)with 110 feet of street frontage on Campbell Ave.;and Parcel 2,
measuring 0.27 acres (11,766 SF)with 97 feet of street frontage on Hector St.and 93.2 feet of street
frontage on Campbell Ave.,and containing an existing singlefamily home.The property is in the R1a Zoning
District,which has the following minimum area requirements:10,000 SF lot size,75 feet of street frontage,
25foot front yard and 10foot side yard setbacks,and a rear yard setback of 50 feet or 25%,but no less than
20 feet.This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the
State Environmental Quality Review Act,and is subject to environmental review.
9:45 Project:MixedUse Housing
Location:210 Hancock St.(former Neighborhood Pride store)
Applicant:Ithaca Neighborhood Housing Services (INHS)
Anticipated Board Action(s)in March:Presentation &Discussion No Action
Project Description:The applicant proposes to redevelop the entire 2.01acre parcel currently containing
the vacant former grocery store,a smaller commercial building,and a 110space parking lot.The applicant
proposes to construct thirteen 2story townhomes and a 4story,approximately 65,000SF,mixeduse
building with approximately 50 apartments and three groundfloor commercial spaces,totaling
approximately 10,000 SF.70 parking spaces will be providedapproximately one third of which will be on
the ground floor of the apartment building.The applicant also proposes to convert portions of Adams St.
and Lake Ave.(both of which are public streets)into “living streets”by making them narrower,providing
green areas,and installing bike and pedestrian amenities.The project is in the B2a Zoning District and will
likely require subdivision in the future.The project will require the following approvals:a Parking Variance
from the Board of Zoning Appeals (BZA),approval from the Board of Public Works (BPW)for improvements
to property in the public way,approval for funding from the Ithaca Urban Renewal Agency (IURA),and
approval from Common Council.This is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance,§1764 (h)(2),(k),and (n)and the State Environmental Quality Review Act,§617.4 (9),and
is subject to environmental review.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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10:10 Project:Lake Street Bridge Site Plan Review &Recreational River Permit
Location:Lake St.at Fall Creek
Applicant:City of Ithaca
Anticipated Board Action(s)in March:Public Hearing,Consideration of Preliminary &Final Site Plan
Approval,and Consideration of Recreational River Permit Approval
Project Description:The proposed project involves rehabilitation of the Lake Street Bridge.The existing
bridge,built in 1966,is a steel beam and concrete deck superstructure supported on reinforced concrete
abutments.The bridge’s concrete deck slab deterioration has progressed to the point of necessary repair
and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced
concrete abutments.The bridge is also currently on the Federal Scour Critical Bridges list due to the
uncertainty of whether the substructures are either pilesupported or founded on bedrock.To remove the
bridge from the Federal list,this project proposes to install steelsheet piling and heavystone fill scour
protection at the substructures as scour mitigation measures.The proposed rehabilitation also involves
concrete deck slab replacement and substructure repairs.This is a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance,§1764 B.(h)[2],[3],and (m),and the State Environmental Quality
Review Act,§617.4 (11),and is subject to environmental review.The project requires a Recreational River
Permit,as well as permits from NYS DEC and the U.S.Army Corps of Engineers.
10:30 Planting Specifications in Site Plan Review Ordinance:City Forester Jeanne Grace.Jeanne has been
working with members of the Shade Tree Advisory Committee to develop proposed planting specifications
for the Site Plan Review Ordinance.Staff recommended Jeanne discuss the recommended amendments
with the subcommittee,before bringing it to the full Board.
10:45 Zoning Appeals
#2957:402.S.Cayuga St.(INHS)Area &Parking Variance [reviewed at 2/24/15mtg.]
#2974:134 E.State St.(Ithaca Cayuga Optical)Sign Variance [reviewed at 2/24/15mtg.]
#2976:102 Franklin St.(New Earth Living)Area &Parking Variance
#2977:1224 W.Buffalo St.(Tompkins Learning Partners)Sign Variance
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
(&RelatedMaterials)
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
relevantyear/month folder.Subdivision applicationmaterialscanbe
similarlylocated,but in the “Subdivision Applications”folder.
ZoningAppeals
ZoningAppeals are accessible electronically viathe “Document Center”on
theCity web site (www.cityofithaca.org/DocumentCenter),under “Board
ofZoning Appeals”>“Zoning Appeal Applications,”andin the relevant
year’sfolder.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
2 of 2
§ 276-7 PROJECT REVIEW CRITERIA
A. …
B. CRITERIA FOR TREE PRESERVATION, PLANT SELECTION AND PLANTING
SITE CONSTRUCTION, PLANT MATERIALS AND MAINTENANCE.
All projects shall provide for adequate types and arrangements of landscaping, both to enhance the
site and to complement the architectural components of the development and to screen or buffer
adjacent uses in public ways. Additional information and guidelines are available in the City’s
forestry master plan, Ithaca's Trees: Master Plan, Inventory & Arboriculture Guidelines for the
Public Trees in the City of Ithaca New York (available at:
http://www.cityofithaca.org/DocumentCenter/View/379 . Appendix II of Ithaca’s Trees
provides standard construction details relating to the best practices for tree planting in the City.
Where feasible and applicable, these details should be incorporated into site designs:
“Minimum Spacing for Street Trees”
“Typical Tree Planting in Ordinary Soil”
“Typical Tree and Shrub Planting in Continuous Bed”
“Typical Tree Lawn Planting Detail”
“Structural Soil Break-out Zone from Narrow Tree Lawn to Adjacent
Property”
“Typical Tree Planting Pit with Structural Soil along Sidewalk”
“Typical Tree Planting Island in a Parking Lot with Structural Soil”
“Tree Protection Fencing Detail”
1. PRESERVATION OF EXISTING TREES.
a. Where possible and reasonable, any trees greater than eight inches in diameter at
breast height of desirable species and in good health and sound structure, in
consultation with the City Forester, should be retained on the site and protected
during development per the requirements of ANSI A300, Trees and Shrubs Of
Construction Management Standard Part 5 and the Best Management Practices
Managing Trees During Construction, published by the International Society of
Arboriculture. See also Ithaca’s Trees Appendix II: Standard Tree Planting
Details “Tree Protection fencing detail”.
b. The City Forester shall review a pre-construction tree inventory if required. The
Forester may require the developer to survey some trees that lie outside of the
property, as neighboring trees can be negatively impacted by construction. The
preconstruction tree survey shall include trees on the private property as well as
street trees adjacent to the property and shall note the location of the trees, their
species, DBH (diameter at 4.5’ above grade), and the critical root zone area
(CRZ). The CRZ shall be noted as a radius of 1’ for each diameter inch for
trunk at DBH. All trees over 8” in diameter shall be inventoried.
c. The developer shall provide Site Plan Review with a tree preservation plan
including tree protection detail, during construction care (ie mulching, watering),
post construction monitoring and care using the specifications outlined in the
ANSI A300 Construction Management Standard Part 5 and the Best
Management Practices Managing Trees During Construction, published by the
International Society of Arboriculture. The tree preservation plan shall show the
location of utility work and the construction work zone where it may conflict
with CRZ of preserved trees. Tree protection fences shall be made of either
chain link or wood fence barriers. No plastic fencing will be allowed.
d. For all city-owned trees, the City Forester will review the plan and make
comments on the proposed protection plan, and submit those comments to
Site Plan Review. For trees in the city right of way, the City Forester will
approve the tree protection plan and issue a tree work permit prior to the
issuance of a building permit. The City Forester may also visit the site during
construction to ascertain that the tree protection plan is being implemented for
both trees in the city right of way and trees on private property.
2. PLANTING SITE SELECTION
a. For the planting of trees in the city right of way, the City Forester shall be
consulted regarding specifications governing tree species selection, size, spacing
and method and location of planting. A tree work permit will be required for this
work.
b. As a guideline, street trees should:
not be planted within 20 feet from the corner of intersecting streets
not be planted within 35 feet in front of a stop sign
not be planted within 15 feet from hydrants
not be planted within 15 feet from a utility or street light pole
not be planted within 15 feet of a driveway or curb cut
Large or medium trees which mature at 30 feet or taller shall be spaced
no less than 30 feet apart, unless part of a dense screening planting
Small trees which mature at 30 feet tall or less shall be spaced no less
than 25 feet apart, unless part of a dense screening planting,
See also Ithaca’s Trees “Site Selection for Tree Planting” and Appendix II:
Standard Tree Planting Details “Minimum Spacing for Street Trees”
c. For planting of trees or shrub in the city right of way or on private property, no
tree or shrub is to be planted directly under or in competition with an existing
large tree, or beneath building overhangs.
3. PLANTING SITE CONSTRUCTION AND PREPARATION
a. Where it is practical to have a tree lawn in the city right of way, tree lawns must
be no less than 6 feet wide, but preferably should be 8 to 12 feet wide
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b. Tree pits created in the city right of way, which are surrounded by pavement,
shall have a porous opening of at least 50 square feet (e.g. 6 feet by 8 feet, or 8
feet by 8 feet).
c. For all tree plantings, adequate soil volumes will be required based on the tree
species selected. Large or medium trees which mature at 30 feet or taller shall
have a minimum of 760 cubic feet of soil per tree. Small trees that mature at 30
feet tall or less shall have a minimum of 335 cubic feet of soil per tree. The
opportunity for tree roots to grow into adjacent green space can be used to help
satisfy the soil volume requirement. See also Ithaca’s Trees Appendix II:
Standard tree planting details “Structural soil breakout zone from narrow tree
lawn to adjacent property”
d. For planting of trees or shrubs in the city right of way where existing soil is
determined to be unsuitable by the City Forester, suitable soil must be brought to
the site. This imported soil must adhere to Ithaca’s Trees Appendix I:
Specifications “Planting Soils Specification”. This may require replacing
continuous lengths of tree lawn, where areas have had utility installations and/or
compaction from construction vehicles or material storage.
e. For planting of trees or shrub in the city right of way where new tree lawn, tree
pits or new planting areas are constructed, where previously none existed and
there is removal of pavement to create the planting area, the area will be
excavated to a depth of 2 feet and replaced with suitable soil (Ithaca’s Trees
Appendix I: Specifications “Planting Soils Specification”). The width and length
of the soil remediation will be adequate to reach the recommended soil volumes
based on the tree species selected (see above 3. PLANTING SITE
CONSTRUCTION AND PREPARATION c. ). This may require complete
replacement of tree lawn soil.
f. Depending on site design and soil conditions, structural soil may be required
under sidewalks and in planting areas contiguous to paved areas. The City
Forester and/or the Director shall work with the applicant to determine the need
for structural soil, its depth and extent of its use. See also Ithaca’s Trees
Appendix II: “Structural Soil Break-out Zone from Narrow Tree Lawn to
Adjacent Property”, “Typical Tree Planting Pit with Structural Soil along
Sidewalk”, and “Typical Tree Planting Island in a Parking Lot with Structural
Soil”
g. For planting of trees or shrub in the city right of way or on private property, all
plants shall be planted in the appropriate season, generally spring or fall, as
decided by the City Forester.
4. TREE AND SHRUB SPECIES SELECTION AND QUALITY
a. The City Forester and the Shade Tree Advisory Committee will be given the
opportunity to review and make comments on all plant selections and planting soil
specifications. Species selection should consider available soil volume, overhead
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clearance and specific site conditions. For further guidance see also Ithaca’s Trees
“Tree Selection”
b. For the planting of trees in the city right of way, large trees maturing at a height
greater than 30 feet should be planted in all sites unless there are primary electric
lines overhead or other structural conflicts. Where a conflict exists, trees maturing at
a height of 30 feet or less should be planted.
c. For the planting of trees in the city right of way, adequate soil volume must he
provided based on the tree species selected (also see 3. PLANTING SITE
CONSTRUCTION AND PREPARATION c. )
d. For the planting of trees in the city right of way, when possible, small trees should
have a mature shape and stature so that pedestrians may eventually walk under them.
e. For all tree and shrub plantings, specifications shall adhere to the American Nursery
and Landscape Association ANSI Z60.1 nursery standards. See also Ithaca’s Trees
Appendix I: Specifications “Nursery Stock Quality Guideline Specifications for
Deciduous Street Trees”.
f. For all tree plantings, deciduous trees be at least 1 1/2 inches caliper (diameter at 12
inch above grade) at the time of planting. Size of evergreen trees and shrubs may
vary depending on location and species.
5. PLANTING
a. See also Ithaca’s Trees “Tree Planting”
b. All plant materials shall be installed to the following standards:
All planting beds for shrubs shall to be excavated to a minimum depth of
two feet.
Tree pits in lawn to be excavated to depth of the tree root ball and shall
be three times the width of the root ball in all directions
All trees in lawn areas to receive a 3-inch deep covering of mulch,
covering at least the extent of the root ball. Mulch must remain clear of
the trunk of the tree. See also Ithaca’s Trees Appendix II: Standard tree
planting details “Typical Tree Planting in Ordinary Soil”
B&B trees must have metal cages of the root ball removed prior to
planting and the biodegradable burlap covering the root ball should be
pulled down and removed on at least the top 1/3 of the root ball. The
remainder can remain. If non biodegradable covering material is used it
must be completely removed from the root ball.
At time of planting the topmost structural root of the root ball should be
no more than a few inches below the finished grade, excess soil should
be removed from the top of the root ball so the trunk flare is clearly
visible.
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Guying is not generally required for newly planted trees. Any trees that
require guying will be done using nylon straps (or similar) rather than
wire in hose. Guying must be removed after 1-2 years.
6. MAINTENANCE
a. All newly planted trees should have irrigation bags, which are to be filled weekly
during their first growing season.
b. A two-year guarantee for any tree or shrub is required. Replacement of trees and
shrubs that are dead dying or seriously damaged is required for the first two years
after project completion.
c. The owner shall replace dead, dying and/or seriously damaged plant materials of
the approved site plan, within a reasonable time period during the current (or
immediate next) planting season. Any other damaged or missing elements,
including but not limited to fences, bollards, signs, shrubs, street furniture, etc.,
of the approved plan must be similarly replaced by the owner. This will ensure
that landscaping remains in compliance with the final site plan as approved by
the Planning and Development Board.
7. CHANGES TO APPROVED SITE PLAN – should this be somewhere in “A
GENERAL CRITERIA”?
a. Notwithstanding any provision in this chapter or any other City ordinance or regulation to
the contrary, an approved site plan may not be modified without express written approval of
the Planning and Development Board except as approved by the Director of Planning and
Development or designee as specified herein above.
C. CRITERIA FOR AUTOMOBILE PARKING AREAS. All parking areas shall be designed in
conformance with § 325-20 of the City Ordinance. The Board may make such additional reasonable
stipulations as it deems appropriate to carry out the intention of this chapter.
1. PARKING AREAS IN RESIDENTIAL ZONING DISTRICTS
a. In order to protect the character of residential areas, plans for parking areas with the
capacity of three or more cars within residential zoning districts must conform to
either the setback compliance method or, at the discretion of the Planning Board, the
landscaping compliance method described respectively in § 325-20E(5)(a) and (b).
Such plans must also comply with all other general and specific standards of § 325-
20. Where turnarounds, or other maneuvering spaces not required for access to
parking spaces, are provided that meet minimum size for a parking space, they shall
be counted as a parking space for the purposes of this subsection.
2. SCREENING OF PARKING AREAS
a. There shall be screening with a minimum eight-foot-wide planting area or fences
between a motor vehicle parking area and adjacent properties and public ways,
except where there is motor vehicle parking that is shared by more than one property
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or where commercial properties abut. In such cases the Board may require
landscaping as it deems appropriate.
3. DIVISION OF LONG ROWS OF PARKING SPACES
a. For parking areas with more than 30 adjacent interior parking spaces in a row, the
design must incorporate planting areas so that there are no more than 10 continuous
parking spaces between planting areas.
4. INTERNAL PLANTINGS
a. In motor vehicle parking areas, a minimum of 25% of the interior ground area (i.e.,
excluding any peripheral planting area) shall be planting areas that include trees with
a potential mature height of at least 50 feet and a caliper of at least 1½ inches at the
time of planting. 760 cubic feet of sandy loam soil (which may include structural soil
under adjacent pavement) shall be allotted to each tree. See also Ithaca’s Trees
Appendix I: Specifications “Soil Volume for Trees Surrounded by Pavement”.
5. PERVIOUS PAVING
a. Applicants are encouraged to design parking areas with pervious paving when
feasible. Use of pervious paving in combination with structural soil that is accessible
to tree roots, a practice that supports the health and longevity of tree plantings, is
encouraged. See also Ithaca’s Trees Appendix II: “Typical Tree Planting Island in a
Parking Lot with Structural Soil”.
b. If porous pavement is used in conjunction with tree planting, less interior parking
area may be set aside for open tree planting islands.
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Planting Soils Specification
PART 1- SOIL MATERIALS
1.1 GENERAL
A. All plant mix material shall fulfill the requirements as specified and be tested to
confirm the specified characteristics.
B. Samples of plant mixes shall be submitted by the contractor for testing and
analysis to the approved testing laboratory. Include verification testing of on-site
sub soils. Comply with specific materials requirements specified.
1. No base component material or soil components for plant mixes shall be
used until certified test reports by an approved agricultural chemist have been
received and approved by the City Forester.
2. As necessary, make any and all soil mix amendments and resubmit test
reports indicating amendments until approved.
C. The City Forester may request additional testing from the contractor for
confirmation of mix quality and/or soil mix amendments at any time until
completion.
D. Suppliers
1. Organic Matter: May be obtained from one of the following sources, provided
that the test requirements are met:
a. Cornell Waste Management Institute, Ithaca, NY: 607-255-1187
b. Cayuga Compost, Trumansburg, NY: 607-387-6826
c. We Care Organics, Jordan, NY: 315-689-1937
d. Sensenig’s, Geneva, NY: 800-789-0095
E. In the event that any of the above materials are not available from the supplier or
are not in compliance with specifications herein, the contractor shall obtain
material from other suppliers and conduct tests specified herein to provide
materials in compliance with these specifications.
1.2 DRY SCREENED SAND
A. Dry Screened Sand: Sand for amending loam shall be uniformly graded coarse
sand consisting of clean, inert, rounded grains of quartz or other durable rock
free from loam or clay, surface coatings, mica, and other deleterious materials
with the following gradation for material passing a Number 10 Sieve for washed
sieving.
U.S. Sieve
Size No.
% Passing
Minimum
% Passing
Maximum
10 100
18 85 90
35 40 60
60 12 18
140 0 5
270 0 3
0.002 mm 0 1
1. Maximum size particle shall be one half-inch largest dimension. The
maximum retained on the #4 sieve shall be 5% by weight of the total sample.
The ratio of the particle size for 80% passing (D80) to the particle size for
30% passing (D30) shall be 3.0 or less. (D80/D30 < 3.0) Tests shall be by
combined hydrometer and wet sieving in compliance with ASTM D422.
1.3 SOIL LOAM
A. Soil Loam shall be free of sub-soil, earth clods, sticks, stumps, clay lumps, roots
and stones 1 inch (25 mm) or larger in any dimension, and other extraneous
materials harmful to plant growth. Soil shall also be free of Quack-grass
rhizomes (Argrpyron reptans), and the nut-like tubers of Nutgrass (Cyperus
esculentus) and all other primary noxious weeds. Soil shall conform to the
following grain size distribution for material passing the #10 sieve. Material shall
be tested to confirm the following characteristics:
U.S. Sieve
Size No.
% Passing
Minimum
% Passing
Maximum
10 100
18 90 100
35 85 95
60 70 85
140 45 55
270 35 45
0.002 mm 12 18
1. Maximum size shall be one half-inch largest dimension. The maximum
retained on the #4 sieve shall be 5% by weight of the total sample.
2. The ratio of the particle size for 80% passing (D80) to the particle size for
30% passing (D30) shall be 4.5 or less. (D80/D30 < 4.5)
3. Tests shall be by combined hydrometer and wet sieving in compliance with
ASTM D422.
4. Loam shall have an organic content between 5.0 and 8.0 percent on a dry
weight basis.
1.4 SCREENED EXISTING SOILS
A. All existing soil stripped from the site shall be screened to be free of earth clods,
sticks, stumps, clay lumps, roots and stones 1 inch (25 mm) or larger in any
dimension, and other extraneous materials harmful to plant growth. Soil shall
also be free of Quack-grass rhizomes, Argrpyron reptans, and the nut-like tubers
of Nutgrass, Cyperus esculentus and all other primary noxious weeds.
B. Existing soils shall be combined with any soil loams obtained from off-site
sources to create a uniform soil material suitable for incorporation into planting
soil mix.
C. All existing soils shall be tested in the same manner as soil loam.
1.5 ORGANIC MATTER
A. Organic Matter for amending planting media shall be a stable, humus-like
material produced from the aerobic decomposition and curing of organic
biosolids residues. The compost shall be a dark brown to black in color and be
capable of supporting plant growth with appropriate management practices in
conjunction with addition of fertilizer and other amendments as applicable, with
no visible free water or dust, with no unpleasant odor, and meeting the following
criteria as reported by laboratory tests.
1. The ratio of carbon to nitrogen shall be in the range of 10:1 to 25:1.
2. Organic Content shall be at least 40 percent (dry weight). One hundred
percent of the material shall pass a 3/8-inch (or smaller) screen. Debris such
as metal, glass, plastic, wood (other than residual chips), asphalt or masonry
shall not be visible and shall not exceed one percent dry weight. Organic
content shall be determined by weight loss on ignition for particles passing a
number 10 sieve as follows. A 50-cc sub-sample of the screened and mixed
compost is ground to pass the number 60 sieve. Two to three grams (+
0.001g) of ground sample, dried to a constant weight at 105 degrees C is
placed into a muffle furnace. The temperature is slowly raised (5C/minute) to
450C and maintained for three hours. The sample is removed to an oven to
equilibrate at 105C and the weight is taken. Organic matter is calculated as
loss on ignition.
3. pH: The pH shall be between 5.5 to 7.5 as determined from a 1:1 soil-distilled
water suspension using a glass electrode pH meter. (American Society of
Agronomy Methods of Soil Analysis, Part 2, 1986).
4. Salinity: Electrical conductivity of a one to two soil to water ratio extract shall
not exceed 2.0 mmhos/cm (dS/m).
5. The compost shall be screened to 3/8 inch maximum particle size and shall
contain not more that 3 percent material finer than 0.002mm, as determined
by hydrometer test on ashed material.
6. Heavy metal contents shall conform to state and federal regulations.
7. Nutrient content shall be determined by the Cornell University Soil Testing
Laboratory or equivalent laboratory and utilized to evaluate soil required
amendments for the mixed soils. Chemical analysis shall be undertaken for
Nitrate Nitrogen, Ammonium Nitrogen, Phosphorus, Potassium, Calcium,
Aluminum, Magnesium, Iron, Manganese, Boron, Lead, Soluble Salts, Cation
Exchange Capacity, soil reaction (pH), and buffer pH.
1.6 STRUCTURAL SOIL
A. Structural Soil shall be CU-Soil™, provided by a producer licensed by Amereq,
Inc., 800-832-8788.
1.7 SOIL AMENDMENTS
A. Mulch: Single hammer milled, coarse, from hardwood bark mulch free from
deleterious materials and suitable for top dressing of trees, shrubs or plants. A
contractor must submit samples to the City Forester for approval.
B. Commercial Fertilizer: The City Forester should determine the need for
fertilization based on a soil test. Complete fertilizer of neutral character, with
some elements derived from organic sources and containing following
percentages of available plant nutrients:
1. For trees and shrubs, provide fertilizer with not less than 5% total nitrogen,
10% available phosphoric acid and 5% soluble potash.
C. Slow-Release Fertilizer: Granular fertilizer consisting of 50 percent water-
insoluble nitrogen, phosphorus, and potassium in the following composition:
1. Nitrogen, phosphorous and potassium in amounts recommended in soil
reports from a qualified soil testing agency.
PART 2- EXECUTION
1.8 COORDINATION
A. Coordinate activities with other project contractors so that there is no soil
disturbance from traffic or other construction activities subsequent to placement.
B. Pre-Installation Examination Required: The contractor shall examine previous
work, related work, and conditions under which this work is to be performed and
shall notify City Forester in writing of all deficiencies and conditions detrimental to
the proper completion of this work. Beginning work means Contractor accepts
substrates, previous work, and conditions. The contractor shall not place any
planting soil until all work in adjacent areas is complete and approved by the City
Forester.
C. Planting Soil Preparation: Examine soil and remove foreign materials, stones
over 1/2”, and organic debris over 2” in length. Mix-in fertilizers and amendments
as required by tests and as approved by the City Forester. All preparation and
mixing shall be accomplished when the soil moisture content is less than field
capacity. If lime is to be added, it shall be mixed with dry soil before fertilizer is
added and mixed.
1.9 MIXING OF PLANTING SOIL
A. Adequate quantities of mixed planting soil materials shall be provided to attain,
after compaction and natural settlement, all design finish grades.
B. Planting soil shall be produced with equipment that blends together each
component in a thorough and uniform manner.
C. Uniformly mix ingredients by windrowing/tilling on an approved hard surface
area. Organic matter shall be maintained moist, not wet, during mixing.
1. Test all soil components prior to mixing. After soil component tests have been
accepted, planting soil may be mixed.
2. Amendments shall not be added unless approved to extent and quantity by
the City Forester and additional tests have been conducted to verify type and
quantity of amendment is acceptable.
3. Percentages of components, unless otherwise noted, will be established
upon completion of individual test results for components of the various
mixes.
D. Planting soil shall be created from combinations of existing soil, soil loam, sand
and organic matter. All organic matter contents shall be determined on a dry
weight basis.
1. Sand: 70 – 75% by weight.
2. Organic Matter: 5 – 8% by weight.
3. Silt and Clay: 20 – 40% by weight. Silt content must be less than 3 times the
clay content.
E. After component percentages are determined by a soil lab, each planting soil mix
shall be tested for physical and chemical analysis.
1. Retest mixed planting soil and adjust mix as necessary to meet project
requirements.
2. Test every 100 cubic yards of planting soil mix delivered to the job site for
consistency.
1.10 BACKFILLING OF SOIL LAYERS
A. Soil Placement Preparation:
1. Verify that the underdrainage system has been installed and accepted.
2. Notify the City Forester of soil placement operations at least seven calendar
days prior to the beginning of work.
3. The plant stock shall be placed simultaneously with the planting soil.
B. Examination of Subgrade
1. The subgrade shall be inspected prior to the start of soil placement for
conformance with the drawings for elevations of subgrade relative to finish
grade. Subgrade shall be graded smooth and parallel to the finish grades.
2. Percolation tests shall be performed on a minimum of 10% of tree pits and
20% of shrub beds, and on any areas of questionable drainage or as required
by City Forester. Percolation tests shall be measured in inches per hour of
drainage at the base of the plant root level. The test should be done at a
depth of the base of the root ball with the soil surrounding the hole pre-
saturated to minimize lateral movement of water.
a. Should any planting areas yield a percolation test result of less than 4”
of drainage per hour, subgrade shall be further prepared by tilling to a
minimum depth of 4”.
C. Placement of Planting Soil:
1. Placement of planting soil and plant stock shall be carried out simultaneously
to prevent excessive traffic over soil lifts and the final grade so as to prevent
the creation of undesirable soil compaction. The contractor shall install plants
simultaneously with the installation of the lower soil lifts. The upper soil lifts
shall not be installed before all plants are installed and before the acceptance
by the City Forester.
2. The soil shall be placed in lifts not to exceed 8 inches in thickness and only
moderately hand-tamped not to exceed between 80 and 84% Standard
Proctor with the following exceptions:
a. In those cases where the final soil profile depth exceeds the height of
the plant root ball, the entire soil depth beneath the root ball shall be
compacted to between 88 and 92% Standard Proctor to create a firm
pedestal and prevent settlement of the root ball.
b. Between 83 and 86 percent Standard Proctor for turf with heavy
traffic,
c. Between 84 and 87 percent Standard Proctor for trees in paved
areas.
d. In all cases, the soil being placed shall be in dry to damp conditions.
No wet soils shall be placed. All testing of in-place density for Topsoil
materials shall be made according to ASTM D1556.
3. Prevention of compacted soils can be accomplished by beginning the work in
corners, against walls, or the center of isolated beds, and progressing
outwards towards the borders.
4. Planting soils shall never be moved or worked when wet or frozen.
5. The contractor shall place barricades as required to prevent any unnecessary
compaction of planting soil from vehicles, equipment, or pedestrian traffic.
1.11 FINE GRADING
A. Prior to fine grading, contractor shall verify that the rough grading, underdrainage
system, and planting soil mixes have been accepted.
B. Fine Grading: Set sufficient grade stakes for checking the finished grades.
Confer with City Forester to assure that finish grades will meet the design intent
and gradient requirements. Review grades on site with City Forester. Stakes
must be set at the bottom and top of slopes and the centers of plant beds.
Grades shall be established which are accurate to 1/10th of a foot either way.
Connect contours and spot elevations with an even slope. All grading will insure
drainage away from structures.
1. After planting soil mix has been spread, it shall be carefully prepared by
scarifying and hand raking. All large stiff clods, lumps, brush, roots, stumps,
litter and other foreign matter, and stones over one inch in diameter shall be
removed from the planting soil. Planting soil shall also be free of smaller
stones in excessive quantities as determined by the City Forester.
2. Fine grade planted areas to smooth, free draining, even surfaces with fine
texture. Roll, rake and drag areas to flatten ridges and fill depressions,
except as select areas shown on drawings. Control moisture content to
maintain optimum conditions, but do not create a muddy condition.
3. Rolling - Typical: Roll the entire area with a hand roller weighing not more
than 100 pounds per foot of width. During the rolling, all depressions caused
by settlement of rolling shall be filled with additional topsoil and the surface
shall be regraded and rolled until presenting a smooth and even finish to the
required grade or to the shapes and configurations as shown on the details.
4. Maintenance and Restoration: Restore prepared areas to specified condition
if eroded, settled, or otherwise disturbed after fine grading and prior to lawn
planting.
1.12 PROTECTION
A. Protect newly graded areas from traffic, freezing and erosion. Keep free of trash,
debris or construction materials from other work.
B. Repair and re-establish grades to the specified tolerances where completed or
partially completed surfaces become eroded, rutted, settled, or compacted due to
subsequent construction operations or weather conditions. Scarify or remove and
replace material to a depth as directed by the City Forester; reshape and re-
compact at optimum moisture content to the required density.
C. Where settling occurs, before final acceptance or during the warranty period,
remove finish surfacing, backfill with additional approved material, compact to
specified rates, and restore any disturbed areas to a condition acceptable to the
City Forester.
1.13 COORDINATION AND EXCESS MATERIALS
A. Coordinate activities with other project contractors so that there is no soil
disturbance from traffic or other construction activities subsequent to placement.
B. Excess Planting Soil Mixture and Materials: Remove the excess planting soil
mixture and materials from the site at no additional cost to the City unless
otherwise requested.
1.14 POST-INSTALLATION TESTING
A. In-place density testing is required at the discretion of the City Forester. The
standard test for surface and subsurface density shall be ASTM D-1556.
1
APPEAL #2957 402 SOUTH CAYUGA STREET
Appeal Ithaca Neighborhood Housing Services (INHS) for the owner, Ithaca Urban Renewal
Agency, owner of 402 South Cayuga Street for Area Variances from Section 325-8, Column 11,
Front Yard, requirements of the Zoning Ordinance. The applicant proposes to construct a new
townhouse with four attached three-story, single-family units to be located at 402 South Cayuga
Street. The building measures approximately 34’ x 72’8” and the new townhouse will contain three
2-bedroom units and one 3-bedroom unit. Parking for one car will be provided at the lowest level of
each unit. The property at 402 South Cayuga Street is on the corner of South Titus and South Cayuga
Streets and has two front yards. The proposed construction will cause the Cayuga Street front yard to
be deficient. The proposed front will be 5’1” of the required 10-foot front yard setback.
This proposed project is in the R-3b Zoning District, where the proposed use is permitted. However,
Section 325-38 requires Area Variances 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 Number BZA-2957Address402 South Cayuga StreetUse DistrictR-3bDate3/3/2015ApplicantScott Reynolds, INHSOwnerIthaca Urban Renewal AgencyApplication Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardOther Front YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseVacant Lot8145.7 120.5'District Regulations for ExistingMultiple Dwelling ZoneNone Required4000 40 4 40 40% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/A N/A N/A OK OK N/A N/A N/A N/A N/A N/A N/A N/AProposed Condition and/or Use* Multiple Dwelling4 8145.7 120.5' 3 29'3" 36.0% 5'1" 10 12' 32% or 28' 8"District Regulation for ProposedMultiple Dwelling Zone4None Required4000 40 4 40 40% 10 10 525% 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:* Proposed is a 4 unit townhouse comprised of 3-2 bedrooms units and 1-3 bedroom unit.
1
APPEAL #2974 134 EAST STATE STREET
(ITHACA CAYUGA OPTICAL)
Appeal of F. Alexander Wood for a Sign Variance from Sign Ordinance, Section 272-4 A. (1), which
limits the distance in which signs can project from the face of a building wall.
In order to make Ithaca Cayuga Optical, at 134 East State Street, more visible to customers, the
applicant proposes to add a new sign at the entrance of his business. This new sign advertising the
store will be 4.5 SF in size and will project 36” over the store’s entrance; the Sign Ordinance only
allows wall signs to project a maximum of 18 inches from the face of a building.
Cayuga Optical at 134 East State Street is located in a CBD-60 Zoning District where signs are
permitted. However, Section 272-18 requires that the Board of Zoning Appeals grant a Variance
allowing the increased projection before a Sign Permit can be issued for this proposal.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-2974Address: 134 E. State StreetUse DistrictCBD-60Date: March 3, 2015ApplicantF. Alexander WoodOwner: Renvyle Assoc., LLC Application Type:Sign VarianceSign Type Area Setback Projection Other RequirementsProjecting SignBuilding Sign 4.5 S.F 36" +RegulationsPermitted Permitted Max. 18" Note Non-conforming ConditionsOK OK N/A Def.Notes:
1
BZA MEETING DATE
4/7/2015
APPEAL #2976 102 FRANKLIN STREET
Appeal of Sue Cosentini, New Earth Living, for Susan and Eric Mueller, owners of 102 Franklin
Street for Area Variances from Section 325-8, Columns 4 and 12, Parking and Other Front Yard,
requirements of the Zoning Ordinance.
The applicant proposes removing a dilapidated two-story porch on the south side of the building that
faces both Franklin Street and Short Street. It will be replaced with a one-story porch. The footprint
of the existing porch is 13’1” x 5’9”. The proposed porch will be about 37 SF larger and will
measure 14’ x 8’. While the existing porch is compliant with the 10-foot front yard setbacks, the new
porch will be constructed in line with the existing east side of the building that faces Short Street and
will encroach one foot into this required front yard setback. There is an existing deficient condition
at this east wall, as well. This wall bumps out near the rear yard and encroaches three feet into the
required 10-foot front yard setback.
The property at 102 Franklin Street is also deficient in parking. A garage designed for one car was
constructed in 1979. However, because the building is a two-family unit, the Zoning Ordinance
requires two off-street parking spaces.
The property at 102 Franklin Street is in the R-2b use district where two-family homes are a
permitted use. However, Section 325-39 requires the Board of Zoning Appeals grant Area Variances
for the above deficient conditions, 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-2976Address102 Franklin StreetUse DistrictR-2bDate04/07/15ApplicantSusan CosentiniOwnerSusan & Erich MuellerApplication 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 Dwelling14389.6 S.F.43.94' 2 27' 32.8% 12' 7' 5' 36% or 36'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/A Def. N/A OK OK OK OK OK OK Def. OK OK N/AProposed Condition and/or UseTwo Family Dwelling14389.6 S.F.43.94' 2 27' 33.7% 12' 7' 5' 36% or 36'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/A *Def. N/A OK OK OK OK OK OK **Def. OK OK N/ANotes:* The property has an existing deficiency in required parking spaces having 1 of the required 2 spaces needed for a two family dwelling.** The front yard facing Short Street has an existing front yard deficiency having 7' of the required 10' front yard requirement. The new porch will be 9' from the Short Street property line have 9' of the required 10' front yard.
BUILDING PERMIT #==========
APPEAL NO ._
HEARING DATE _
RECEIPT #_
APPLICATION FOR:
1.Type of Appeal.
Appeal is made herewith for:
( ) An Appeal of an action,decision or interpretation of the
Zoning Enforcement Officer
A Special Permit under the Zoning Ordinance
An Area Variance from the Zoning Ordinance
A Use Variance from the Zoning Ordinance
2.Appellant:
(Name of appellant)
(Telephone #of ~ppellant)(Fax #of app~11ant -optional)
3.Location of Property
. -(Number -&-Street-)- .'(Use District on Zoning Map).
Property Owner
(Address of Owner)
(Name of Owner)
(City)(State)(Zip Code)
4.Provision(s)of the Zoning Ordinance Appealed.(Indicate the
article,section,subsection and paragraph of t~e Zoning OrdinanGe being
appealed,by number.Do not quote the ordinance.)
5.Previous Appeal:
BOARD
Appeal No.
Page 2
A previous appeal ()has ()ha~not been made with respect to this
proposal and was (were)made in
Appeal No.
Appeal No.
Appeal No.
Appeal No.
________,dated
_______,dated
________,dated
________,dated
19
19
19
19
6.Reason for Appeal:
Attach sheets that describe the interpretation that is claimed,or the
use for which a special permit is sought,or the details of the variance
or exception applied for and the grounds for which it is claimed that
the variance should be granted,as the case may be.
You should describe fully the use contemplated,and the physical
characteristics of the property as they relate to zoning issues,giving
figures for numbers of tenants,employees,users,and off-street parking
spaces,as required.
A dimensioned plot plan clearly illustrating the location and outlines
of all buildings on the property,and lot lines is required,as well as
elevation drawings for new construction may be required.Unless these
drawings and/or plans are on 8-1/2"x 11"sheets,suitable for
reproduction,you will need to provide 8 sets of the drawings.
Please refer to the information sheets and the Zoning Ordinance which
describe the factual information required for each type of appeal for
evidence to be presented as well as the Zoning Ordinance and attach your
facts as exhibits to this application.
APPEALS
Appeal No.
Page 3
I certify that the information submitted with the appeal is true to the
best of my knowledge and belief,and that I have read,and am familiar
with those sections of the City of Ithaca Zoning Ordinance that apply to
this appeal,(including Section 325-40,which describes the powers and
duties of the Board of Zoning Appeals).I also acknowledge that the
Board of Zoning Appeals may visit the p rt d specifically permit
such visits.
Sworn to t.h i s day of
*Appellant must be the owner of the property,unless an Owner's Authorization fo~
designating an authorized representative is filed with the appeal.
PLEASE SUBMIT ORIGINAL APPLICATION TO:
City of Ithaca Building Department
108 E.Green St.
Ithaca,NY 14850
Phone:
Fax:
(607)274-6508
(607)274-6521
****************************Office use only****************************
Application of SEQR determination:Type 1
Environmental Assessment form used:
Short Environmental Assessment Form
Long Environmental Form
Lead Agency
Determination of Significance
Building Permit Application #(if any)
Date Received
Date 1st Hearing __
Dates Subsequent Hearings
Zoning District
Revised 6/99
___Type 2 ___Unlisted
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CITY SHORT ENVIRONMENTAL ASSESSMENT FORM
ProjectInformation:Tobe completed by applicant or project sponsor.
1.Applicant/Sponsor:2.Project Name:
3.Project Location:
4.Is Proposed Action:
ew '0 Expansion a Modification/Alteration
5.Describe project briefly:
6.Precise Location (Road Intersections,Prominent Landmarks,etc.or provide
map)
7.Amount ofLand Affected:
Initially Acresor Sq.Ft.Ultimately AcresorSq.Ft.
8.Will proposed action comply with existing orother existing landuse
restrictions?.
o Yes ~No IfNo,describe briefly:
9.What ispresentlanduse in vicinity ofprcject;.
\j9ResidentiaI 0 Industrial 0 Agricultural 0 Parkland/Open Space
o Commercial 0 Other _
Describe:
10.Does action involve a permit/approval,or funding,now or ultimately,from
governmental agency (Federal,State or Local):0 Yes
IfYes,ListAgency Name andPermitlApproval Type:
11.Doesanyaspect ofthe action havea currently validpermitor approval?
o Yes
If Yes,List Agency Name andPermitlApproval Type:
12.As aresultof proposed action will existing permit/approval require modification?
oYes aNa .
PREPARERrS SIGNATURE:
PREPARER'S TITLE:
-~~----::--
REPRESENTING:
is true to thebestof roy knowledge,
j :\projects\infonnation\pd website\forins\city seafform.do0
SHOJ@.T ENvIRONMENTAL ASSESSMENT FORM
ProjectInfo11uation
ToBe Completed By Staff
In order to answer the questions ill thisShortEnvironmental Assessment Form(SEAF»the preparer Is to use
currently availableinformation concerning the proj eet andthe likelyimpacts of the action.
/1Name ofProject:
1.Willproj ectresultin a large physical change to the pro]ect site or physically alter
morethan one acre of land?
Yes No
o
2e Willthere be a change to anyunique or unusual land[orin foundonthe site OJ:to any 0
site designated a unique natural area or critical environmental areaby a local or state
agency?
3e Will the project alter or have any effect on an existing waterway?0
4e Willthe proj ecthavean impact on groundwater quality?0
5.Willthe project affect drainage flowon'adiaoent sites?0
6.Will the project affect anythreatened or endangered plant or animal species?0
7.Will the-project result in an adverse effect onair quality?0 }d
8e Will the project have an effect onvisual character ofthe community or scenic views 0 )<G
orvistasknown to be important to the community:
9.Will the project advers-ely impact anysite or structare ofhistorio,pre-historic,or 0 ~paleontological importance or any site designated a Iocal Iandmark or in a landmark
district?
10.Willthe project have an effect on existing or future recreational opportunities?
11.Willthe project result in traffic problems or cause a major effect to existing
transportation systems?
12.Willthe project cause objectionable odors,noise,glare,vibration,or electrical ,0
disturbance asa result oftheproject's operation during construction or after
completi on?
13.Willtheprojecthave anyimpact onpublic healthor safety?0
14.Will the project affect the existing community by directly causing a growth in 0
permanent populations of more than 5 percent overa one...yearperiod OR have a
negative effectonthe character ofthe COlTI11lUnity or neighborhood?
15.Isthere public controversy concerning the project?0
Ifany question has been answered YES,acompleted LongEnvironmental Assessment Form (LEAF)
is necessary,.
PREPARER'S SIGN~,.';J;.~oJIl
PREPARER'S TITLE:
REPRESENTffiG:
q:\pIanning\proj ects\infoman~\pd website\forms\seafpalt i.do~
1
BZA MEETING DATE
4/7/2015
APPEAL #2977 122-124 W. BUFFALO STREET
Appeal of David H. Smith for Tompkins Learning Partners, Inc. for a Sign Variance from Section
272-6 B. (2), Number of Signs, and Section 272-9A, Setbacks, requirements of the Sign Ordinance.
Tompkins Learning Partners is requesting to erect a wall sign and a freestanding sign on its property
located at 122-124 West Buffalo Street. Section 272-6 B. (2) only allows one free-standing sign or
two wall signs in the zoning district where the property is located. The wall sign is approximately
1.67 SF and will be located just east of the entry stairs on the exterior wall facing Buffalo Street.
The proposed free-standing sign will be erected in the front yard of 122-124 Buffalo Street on 7-foot
tall aluminum post. Section 272-9 A. requires all signs to be set back a minimum of 10 feet from any
public highway or street right of way. This sign will be located approximately 5 feet east of the
Geneva Street sidewalk and approximately 3-4 feet north of the Buffalo Street sidewalk.
The property at 122-124 East Buffalo Street is in the B-1a use district where signs are permitted.
However, Sign Ordinance, Section 272-18 requires that Sign Variances be granted by the Board of
Zoning Appeals before the applicant is issued a Sign Permit.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-2977Address: 122-124 West Buffalo StreetUse DistrictB-1aDate: April 7, 2015ApplicantDavid H.SmithOwner: Tompkins Learning Partners, INC.Application Type:Sign VarianceSign Type Area Setback Projection Other RequirementsSIGN # 1Poll Sign 6 S.F At Property Line N/A N/ASIGN # 2Wall Sign 1.7 S.F N/A N/A N/ARegulationsOne freestanding sign or two wall signs50 S.F Maximum10' Setback from Public WayNote Non-conforming ConditionsNot Permitted OK Def. Notes: The building footprint at 122-24 W. Buffalo Street encroches 4'9" on City Property at the N. Geneva Street side of the building.