HomeMy WebLinkAbout05-19-15 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:May 14,2015
SUBJECT:Agenda for Project Review Committee Meeting:T UESDAY,MAY 19TH,2015
Meeting scheduled to begin at 9:30 a.m.in 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 Lake Street Bridge Project Update
9:45 Project:Building &Vehicle Display Expansion
Location:308318 Elmira Rd.
Applicant:Schickel Architecture for Maguire Family Enterprises
Anticipated Board Action(s)in May:Declaration of Lead Agency
Project Description:The applicant proposes to construct a 1,100SF addition to the east side of the existing
building,reconfigure the vehicle display and associated parking layout,including shifting the existing
entrance 65 feet to the northeast,add 20 parking spaces,and install other site improvements including
landscaping,lighting,and signage.The applicant is proposing 5%internal landscaping 12%is required.
The applicant is requesting to build an architectural wall/fence as an alternative to the requirement in the
Southwest Area Design Guidelines that a minimum of 35%of a lot’s street frontage should be occupied by
building mass.In accordance with the guidelines,the Planning Board may allow a portion,not to exceed a
third of the required 35%building frontage,to be occupied by an integrated architectural wall.The project
occupies two tax parcels and requires parcel consolidation,as well as an Area Variance for exceeding the
maximum 30 foot front yard setback in the SW2 Zoning District.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.
10:00 Project:Two Duplexes
Location:804 E.State St./M.L.K.,Jr.Blvd.
Applicant:Tom Schickel for Demos/Johnny,LLC
Anticipated Board Action(s)in May:Project Update and FEAF,Parts 2 &3
Project Description:The applicant proposes to construct two duplexes (each with two 3bedroom
apartments),a 16space gravel parking area,and associated site improvements.Site access is from the
existing driveway on Blair Street.Site preparation will require removal of existing garage,all paving,and
fencing on the development site.The project requires consolidation of five existing tax parcels:#83.3 2 (804
E.State St.)containing a duplex;#83.3 3,currently used as a parking lot;#68.8.9,containing the existing
garage;#83.3 9 (806 E.State St.)and #83.3 8 (808 E.State St.)containing identical existing duplexes.The
project is in the CR2 Zoning District and is contiguous to the East Hill Historic District.This is a Type 1 Action
under the City of Ithaca Environmental Quality Review Ordinance,and the State Environmental Quality Review
Act,and is subject to environmental review.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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10:15 Project:Retail Building/Restaurant Texas Roadhouse
Location:719725 S.Meadow St.
Applicant:Douglas Druen for Texas Roadhouse
Anticipated Board Action(s)in May:Determination of Environmental Significance and Consideration of
Preliminary &Final Site Plan Approval
Project Description:The applicant proposes to construct a 7,163SF retail building/restaurant on portion of
the 3acre site,which contains three existing retail buildings (one of which will be removed).Site
development also includes a concrete ramp to the main entrance,an outdoor waiting area,a rear loading
and trash area,landscaping,lighting,and signage.The applicant is requesting to build a 43’long,3’high
architectural wall as an alternative to the requirement in the Southwest Area Design Guidelines that a
minimum of 35%of a lot’s street frontage should be occupied by building mass.In accordance with the
guidelines,the Planning Board may allow a portion,not to exceed a third of the required 35%building
frontage,to be occupied by an integrated architectural wall.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.
10:30 Project:Tompkins Financial Headquarters
Location:118 &119 E.Seneca St.
Applicant:Trowbridge Wolf Michaels,LLP for Tompkins Trust Company
Anticipated Board Action(s)in May:Public Hearing and Review of FEAF,Parts 2 &3
Project Description:The applicant proposes to construct a seven (7)story,110,000SF office building as a
new corporate headquarters at 118 E.Seneca St.,and to relocate the existing drivethrough teller to the
groundfloor parking area of 119 E.Seneca Street.The new building will have a groundfloor footprint of
approximately 6,600 SF (66’x 100’)and will include retail services,building core,and other amenities related
to the building.There will be 2025 parking spaces accommodated on site to the north of the groundfloor
footprint and under the building overhang.Each floor plate above the ground floor will be 16,300 SF.The
front of the building will be set back several feet from the street line to align with the Hilton Garden Inn.119
E.Seneca Street will include a new 985SF drivethrough teller building.Existing parking and drive aisles will
be modified to create a teller window driveup lane,a vacuumactuated driveup teller station,and a
throughlane for traffic.In addition to the drive lane associated with the teller stations,a new ATM will be
added to the site.Both sites are in the CBD100 Zoning District.This is a Type I Action under the City of
Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1764 B.(1)(h)[4]and (n),and the State
Environmental Quality Review Act (“SEQRA”),§617.4 (6.)(iv),and is subject to environmental review.
10:45 Project:MixedUse Housing
Location:210 Hancock St.(former Neighborhood Pride store)
Applicant:Ithaca Neighborhood Housing Services (INHS)
Anticipated Board Action(s)in May:Public Hearing and Potential Determination of Environmental
Significance
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 12 twostory townhomes and a fourstory approximately 65,000SF mixeduse
building with approximately 53 apartments and three groundfloor commercial spaces,totaling
approximately 10,000 SF.70 parking spaces will be provided approximately 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
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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likely require Subdivision in the future.The project will require the following approvals:a Flood Plain
Development Permit,a variance from the Board of Zoning Appeals (BZA),approval from the Board of Public
Works (BPW)for improvements to property in the public way,funding approval 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.
11:00 Zoning Appeals
#2982:815 S.Aurora St.(Modern Living Rentals),Zoning Interpretation
#2983:228 W.Spencer St.(Edward Cope),Area &Parking Variances
#2984:108 Ferris Pl.(Todd Fox),Parking Variance
#2985:310318 S.Albany St.(Beechtree Center),Sign Variance
11:10 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
relevantyear/month folder.Subdivision applicationmaterialscan be
similarlylocated,but in the “Subdivision Applications”folder.
ZoningAppeals
ZoningAppeals are accessible electronically via the “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.”
3 of 3
May 12, 2015
Ms. JoAnn Cornish, Director and Members of the Planning Board
Department of Planning and Development
City of Ithaca
104 West Green Street
Ithaca, N.Y. 14850
RE: Preliminary SPR for Tompkins Financial Headquarters Building and Drive-Through
Dear JoAnn and Members of the Planning Board:
This letter transmits to you material for the Preliminary Site Development Plan Review for the Tompkins
Financial Headquarters Building and adjacent Drive-Through Building.
The proposed project seeks to construct commercial space, parking, site amenities and landscaping in the
City of Ithaca. The site consists of approximately 0.833 acres in downtown Ithaca at 118 East Seneca Street,
north side between the Hilton Garden Inn and Dewitt Mall (Headquarters Building site) and 113-119 East
Seneca Street, south side adjacent to the Seneca Building (drive through site).
On behalf of those involved, we look forward to reviewing the project with you and members of the Planning
and Development Board at the June 23rd Planning Board meeting. At this meeting, we hope that the
following actions can be taken.
Public Hearing
Environmental Determination
Preliminary Site Plan Approval
Below please find additional project narrative to supplement the materials submitted on March 31, 2015.
Please do not hesitate to call should you have questions or require additional information.
Sincerely,
Preliminary SPR for Tompkins Financial Headquarters Building and Drive-Through
Kimberly Michaels
Principal
Traffic & City Street Parking
Trowbridge Wolf Michaels Landscape Architects met with Tim Logue, City Transportation Engineer, and
Frank Nagy, Director of Parking to discuss the traffic and street parking impacts of the project. The project
proposes to remove one ADA street parking space in front of 119 Seneca, shift the ADA designation to
Trowbridge Wolf Michaels Landscape Architects LLP
1001 West Seneca Street, Suite 101 Ithaca, New York 14850 ph: 607.277.1400
www.twla.com
parking space to the west, and add 4 parking spaces in front of 113 Seneca. Tim and Frank felt that moving
these spaces and increasing the amount of street parking by three spaces was a positive effect of the
project.
The proposed north property site plan includes 28 bicycle parking spaces. The city bicycle parking
standards requires 27 bicycle spaces for the 64,095 nsf building (1 space per 2500nsf). In addition there are
2 bicycle parking on the south property site plan.
Tim Logue also requested a Trip Generation Report. The design team is currently engaging a traffic
engineer to provide this data to the city.
Employee Parking
Tompkins financial is engauged in conversations with the City of Ithaca to determine how employee
transportation and parking will be allocated. It is anticipated that the existing and any added employees to
the location will park in the Seneca Street garage, other private lots and utilize City Surface Street parking as
they currently do. The owner is also discussing a program internally to offer fee compensation for public
transit utilized by employees.
Fire Access
The site plan was sent to Tom Parsons, Ithaca Fire Chief, and we have a meeting scheduled to review
emergency access for the project.
DOT Review
After comparing existing conditions to proposed conditions (see attached letter & diagrams), the DOT has
agreed to allow the curb cuts as proposed, including the dual exit lane.
Environmental Site Assessments
The design team is currently engaging an environmental engineer to provide this information to the city.
Building Foundations
Project Structural Engineers, Elwyn & Palmer Consulting Engineers, have not completed a subsurface
investigation at the two proposed project sites located at 118 and 119 E. Seneca Street but have reviewed
the subsurface investigation report that was completed in 2009 for a nearby site. They anticipate subsurface
conditions for the proposed sites will be similar to that described in the 2009 report that we reviewed.
The 2009 report revealed conditions at a nearby site that consisted of 10-12 ft of loose to medium dense fill
that included sand, gravel and trace amounts of silt and brick. This type of material is very common in
previously developed urban areas. The fill is underlain predominantly by soft clay and silt to a depth of
approximately 70 ft. At 70 feet a dense sand and gravel layer was noted.
The proposed project consists of two structures. The first is a new drive-thru teller building to be located in
the existing at-grade parking at 119 E. Seneca across the street from the existing drive-thru building. This
building will be a small single story building with a foundation system that will likely consist of shallow
foundations sized using a conservative bearing pressure to account for the poor soils.
The second proposed building is a 7-story office building to be located at 118 E. Seneca Street at the site of
the existing drive-thru teller facility. The soft soils encountered in the 2009 investigation are not suitable for
supporting a building of this size on standard footings. If the building was supported on conventional
shallow foundations the result would likely be excessive settlement that would damage the building and
inhibit its usefulness.
A commonly used method to allow construction of larger buildings on sites like this is to support the building
on a deeper firmer layer through use of deep foundations or piles. Piles are typically driven into the ground
using a crane and hammer and extend from the foundation level of the building, through the soft soils, and
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into the deeper firmer layer. The load of the building is then transferred via the piles into the deeper layer
without increasing the load on the softer soils that would settle.
The piles that would be used on this project would likely consist of steel piles. The piles would be driven into
the ground using a crane and pile driving hammer. Because most of the soil is soft we anticipate that much
of the installation would go quickly with minimal driving required. Driving would be required once the pile tip
entered the firmer soils located below 70 ft. Driving would then continue until the structural design capacity
of the pile is reached. This capacity is measured in real time. It is anticipated that the piles would not extend
deeper than 80-85 ft.
A Geotechnical Study is underway and will be provided as soon as it is complete.
Construction Impacts
Access to the site will be primarily from Seneca Street. It is anticipated that the parking lane in directly in
front of the 118 E. Seneca Street site will need to be closed for material deliveries for the duration of the
project. A self-erecting crane is anticipated to be installed within the elevator shaft, central to the building,
for the erection of steel and other building materials. Contractor staging areas will be contained completely
on-site as well as the jobsite offices of the Contractor. Deliveries and materials are expected to arrive from
Route 79 and Route 13.
Stormwater
Drainage of stormwater on this block of East Seneca Street is provided by the City with storm sewers along
both the north and south sides of the street. Storm sewer laterals are limited with the majority of stormwater
runoff draining overland to the two curb lines of the street. Since the street is also designated a State
Highway, the New York State Department of Transportation (NYSDOT) is believed to have jurisdiction over
the storm sewers. Given the scope, drainage improvements on the 119 East Seneca Street site should be
relatively limited. The addition of formal piped connections from the proposed building to the storm sewer
on the north side of the street are expected. Perimeter and under-slab drainage system with sump pumps
will likely be required for the basement level of the proposed building.
The total area of soil disturbance is less than one acre and the projects would not be required to complete a
‘Full’ Stormwater Pollution Prevention Plan (SWPPP) or construct post-construction stormwater management
facilities. The project is expected to exceed certain thresholds in the City of Ithaca stormwater regulations
that will require a ‘Basic’ SWPPP and an erosion and sediment control plan with temporary measures to be
installed and maintained during construction.
Review and coordination with the City DPW will take place during the design process over the next several
weeks to assess existing capacities and determine the improvements necessary to serve the projects.
Utilities
Located in the heart of the City Central Business District, the existing sites at 118 and 119 East Seneca
Street already have services for the existing buildings. The water, sanitary and storm utilities that serve the
two sites are owned and operated by the City of Ithaca. Gas and electric utilities that serve the sites are
owned and operated by the New York State Gas and Electric Corporation (NYSEG). The gas distribution
system on E. Seneca Street is ‘low’ pressure. Medium pressure service is available on E. Buffalo Street if
access from the Headquarters Building across adjacent properties is obtained. Existing and potential new
service providers for telecommunication services will be determined by the Trust Company.
Water service to the sites will be provided by the City of Ithaca from their raw water supply and treatment
plant on Six Mile Creek. Service to the 100 block of East Seneca Street if through the City’s “Gravity”
distribution grid pressurized by the City clearwells located at the treatment plant. The hydraulic grade in the
distribution grid at the site is estimated to be approximately 600 feet (USGS) under normal system operation.
Water pressure to the buildings at approximate ground floor elevations of 415 is estimated to be
approximately 80 psi. The water main in the street along this block of East Seneca Street is 8-inch diameter
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in size. Based on a recent flow test in the vicinity performed by the City DPW, the fire flow available from the
system is approximately 1,350 gpm at a residual pressure of 70 psi and 3,500 gpm at a residual pressure of
20 psi.
Sanitary sewer service to the sites is provided by the City of Ithaca collection system with service laterals
connected to a gravity sewer main in the street. Treatment of all sewage is provided by the Ithaca Area
Wastewater Treatment Facility (IAWWTF) on Third Street. The capacity of the collection system and
treatment plant to accept increases in sewage flows from the project is believed adequate based on
discussions with the City DPW. Given the scope of improvements on the 119 East Seneca Street site,
improvements to the existing sanitary lateral(s) and water services may not be necessary. New water and
sanitary services to the 118 East Seneca Street site will likely be required given the larger scale of the
improvements on this site. The surface collection system for the areas of the site located below building roof
will be connected to the City sanitary system.
Review and coordination with the City DPW, NYSEG and other providers will take place during the design
process over the next several weeks to assess existing capacities and determine the improvements
necessary to serve the projects.
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Trowbridge Wolf Michaels Landscape Architects LLP
1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400
www.twm.la
May 7, 2015
Elizabeth Parmly
Regional Permit Engineer
NYS DOT
333 E. Washington Street
Syracuse, NY 13202
Re: Development of 118-119 East Seneca Street, City of Ithaca, Tompkins County
Dear Betsy:
Thank you for reviewing the project for the Tompkins Financial Headquarters proposed for 118-119 East
Seneca Street in the city of Ithaca. Our design team has received your letter dated April 24, 2105 with
comments on the site plans, and I personally appreciate the time you took over the phone on Tuesday to
discuss.
In response to your comments, we will include directional signage on the one way driveways to show “one
way” and “do not enter”. In addition, we understand and expect this project will require a highway work
permit.
As to the comments regarding dual exit lanes, I hope that additional information about the existing curb cuts
on site and mitigations included in the design would allow DOT to authorize the two exit lanes. The project,
although on two sides of the street, is a single project with a single client. Overall, the project will result in a
significant reduction of curb cut and multiple lane exits along Seneca Street.
The existing site on the north side of Seneca Street currently includes a five-lane continuous curb cut (61.25’)
exit from the drive though in addition to a one-lane entry curb cut (22.25’). The existing site on the south
side of Seneca Street includes one entry curb cut (26.75’) and one exit curb cut (20.25’). This totals to 83.5
linear feet of curb cut on the north side, 47 linear feet of curb cut on the south side and is illustrated on A1 in
the attached diagram. Current on-street parking conditions (which affect visibility) also are shown in this
diagram.
The proposed condition moves the drive-through to the south side of the street, provides only the very
minimum of drive-up operations and eliminates the existing sixty-one foot long continuous exit. In the
proposed condition, there is a net loss of 57.5’ of curb cut and no multiple exit lanes on the north side of the
street. On the south side of the street, there is a net gain of only 8.5’ in curb cut width, and although there
are dual exit lanes, they represent a 3-lane reduction over the existing conditions. This is illustrated on A6 in
the attached diagram.
Please also note that Seneca Street is a one-way street. Drivers, should they find themselves exiting side by
side, will only need to look one way for oncoming traffic, and as such, it should not result in the taking-turns-
creeping-forward condition that you described. Additionally, there will be no street parking within the lines
of visibility for exiting traffic in this location.
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Unfortunately, there is not enough linear feet on the south property to merge the two exit lanes into one – and
the program of two drive-up teller spaces is the minimum necessary for bank operations. If the teller
operations cannot be accommodated, it is unlikely that the project will move forward and the existing
condition will remain. We believe the proposed condition is an improvement over the existing condition in
terms of safety and operations and request that you allow the dual exit lanes from the south side of Seneca
Street.
I appreciate your time in this matter and look forward to your comments. If there is anything else I can
provide to you that would be helpful, or if you have additional questions, please do not hesitate to call.
Sincerely,
Kimberly Michaels, RLA, LEED AP
Principal
Trowbridge Wolf Michaels Landscape Architects LLP
607-277-1400
File: T:\PROJECTS\TTC Seneca\ACAD\14038 Headquarters Base.dwg Plot Date: 5/12/2015
000COVER SHEETDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092TOMPKINS FINANCIALHEADQUARTERS AND DRIVE THROUGHTWMLA Project No. 2014038Architect:HOLT Architects217 N Aurora St # 3,Ithaca, NY 14850(607) 273-7600Landscape Architect:Trowbridge Wolf MichaelsLandscape Architects LLP1001 W. Seneca StreetSuite 201Ithaca, NY 14850Zac Boggs607-277-1400Civil Engineering:T.G. Miller, PC203 N. Aurora StreetIthaca, New York 14850David Herrick607-272-6477PRELIMINARY SITE PLAN REVIEW DOCUMENTSGENERAL000 COVER1 OF 1SITE SURVEY - DRIVE THROUGH - 116 EAST SENECA1 OF 1SITE SURVEY - HEADQUARTERS - 119 EAST SENECACIVILC101 UTILITY DEMOLITION PLAN - DRIVE THROUGHC102UTILITY DEMOLITION PLAN - HEADQUARTERSC103 UTILITY PLAN - DRIVE THROUGHC104 UTILITY PLAN - HEADQUARTERSLANDSCAPEL001SITE RENDERING - DRIVE THROUGHL002 SITE RENDERING - HEADQUARTERSL101 SITE DEMOLITION PLAN - DRIVE THROUGHL102 SITE DEMOLITION PLAN - HEADQUARTERSL201 LAYOUT PLAN - DRIVE THROUGHL202 LAYOUT PLAN - HEADQUARTERSL301 GRADING PLAN - DRIVE THROUGHL302GRADING PLAN - HEADQUARTERSL401 PLANTING PLAN - DRIVE THROUGHL402PLANTING PLAN - HEADQUARTERSL501 SITE DETAILSARCHITECTURALA101HEADQUARTERS FLOOR PLAN - GROUND FLOOR PLANA102HEADQUARTERS TYPICAL FLOOR PLAN - 2ND - 7TH FLOOR PLANA103DRIVE THROUGH - GROUND FLOOR PLANA201HEADQUARTERS EXTERIOR ELEVATIONS - SOUTHA202HEADQUARTERS EXTERIOR ELEVATIONS - EASTA203HEADQUARTERS EXTERIOR ELEVATIONS - NORTHA204HEADQUARTERS EXTERIOR ELEVATIONS - WESTA205DRIVE THROUGH EXTERIOR ELEVATIONS - NORTHA206DRIVE THROUGH EXTERIOR ELEVATIONS - EASTA207DRIVE THROUGH EXTERIOR ELEVATIONS - SOUTHA208DRIVE THROUGH EXTERIOR ELEVATIONS - WESTA209HEADQUARTERS PERSPECTIVEA210HEADQUARTERS PERSPECTIVEA211HEADQUARTERS AERIAL PERSPECTIVEDRAWING LISTVICINITY MAP (NOT TO SCALE)RENDERED PLANS (NOT TO SCALE)
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File: T:\PROJECTS\TTC Seneca\ACAD\14038 Drive-Through.dwg Plot Date: 5/12/2015
L001 DATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092SOUTH SIDERENDERING
File: T:\PROJECTS\TTC Seneca\ACAD\14038 Headquarters Base.dwg Plot Date: 5/12/2015
L002 DATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092NORTH SIDERENDERING
File: T:\PROJECTS\TTC Seneca\ACAD\14038 Drive-Through.dwg Plot Date: 5/12/2015
L101DEMO PLANTREE PROTECTION FENCECONTRACT LIMIT LINEGENERAL SHEET NOTES - DEMOLITIONSAWCUT PAVEMENTLIGHT POLE TO BE REMOVED OR RELOCATEDTREE TO BE REMOVEDCURB TO BE REMOVED ( SALVAGE STRAIGHT SEGMENTS)WALLS AND/OR RAILINGS TO BE REMOVEDSIGN OR PAVEMENT MARKING TO BE RELOCATED1.CONSTRUCTION FENCING TO BE INSTALLED AS NECESSARY TO PROTECT PEDESTRIANS, CONTROLVEHICULAR TRAFFIC AND PROTECT ON-SITE CONSTRUCTION MATERIALS.2.CONTRACTOR TO PROVIDE TEMPORARY WALKWAYS AND TRAFFIC SIGNS TO PROTECT PEDESTRIANSAND MAINTAIN SAFE PASSAGE ALONG PUBLIC RIGHT OF WAY.3.WALL AND STAIR FOOTINGS TO BE REMOVED COMPLETELY UNLESS OTHERWISE NOTED ON PLAN.4.PROVIDE SEDIMENTATION CONTROLS AT ALL EXISTING CATCH BASINS AFFECTED BY NEWCONSTRUCTION. SEE EROSION AND SEDIMENT CONTROL PLAN.5.SEE CIVIL PLAN FOR UTILITY REMOVALS.6.PLANTING BEDS TO BE EXCAVATED TO A MINIMUM DEPTH OF 24".7.PROTECT ALL SURFACE AND SUBSURFACE UTILITIES TO REMAIN DURING DEMOLITION WORK.8.ALL REMOVED/DEMOLISHED MATERIAL SHALL BECOME CONTRACTOR'S PROPERTY AND REMOVEDFROM SITE, UNLESS NOTED OTHERWISE. OWNER TO RESERVE RIGHT OF FIRST REFUSAL ON ALLDEMOLISHED MATERIAL.9.ALL TREE STUMPS ARE TO BE REMOVED COMPLETELY, ALONG WITH ALL ROOTS 6" AND LARGER.10.PROTECT EXISTING TREES TO REMAIN. TREE PROTECTION FENCE TO BE INSTALLED PRIOR TOCONSTRUCTION ACTIVITIES.11.PNEUMATIC AIRSPADE TO BE USED WHILE EXCAVATING AROUND ROOTS OF EXISTING TREES.12.PROTECT BENCHMARKS.DATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092MATCH LINEL102L101KEYMAPCONCRETE PAVEMENT OR PAVERSTO BE REMOVEDASPHALT PAVING TOBE REMOVEDREMOVE ASPHALT AND SUBBASEBRICK PAVERS TO BE REMOVED(SALVAGE FOR REINSTALLATION)VEGETATION OR GRAVEL TO BE REMOVEDWALLS, SIGNS OR STRUCTURES TO BE REMOVEDLEGEND
EXISTINGADJACENTPARKINGHILTONGARDENINNEAST SENECASTREETEXISTINGADJACENTPARKINGEXISTINGADJACENTPARKINGTHEDEWITTMALLOUTLINE OF BUILDING FLOOR 2THROUGH FLOOR 7 ABOVEREMOVE GRANITE CURBREMOVE BRICK PAVERS -SALVAGE FOR REINSTALLATIONREMOVE ASPHALTSAWCUT ASPHALT PAVEMENTREMOVE ASPHALTREMOVE ASPHALTREMOVE CONCRETE CURB AND FENCEREMOVE CONCRETE CURB AND FENCESAWCUT CONCRETE ATNEAREST SCORE JOINTSAWCUT CONCRETE ATNEAREST SCORE JOINTREMOVE CONCRETE PAVEMENTREMOVECONCRETEPAVEMENTREMOVECONCRETEISLANDSREMOVEGRANITECURBREMOVEGRANITECURBREMOVEGRANITECURBREMOVE TREE (TYP)REMOVE WALLWALL TO REMAIN ANDBE PROTECTEDREMOVE GRANITE CURBREMOVE GRANITE CURBREMOVECONCRETEPAVEMENTREMOVE SIGNCLEAR AND GRUB VEGETATIONREMOVEGENERATOR(SEE CIVIL)LIGHT POLE TOBE RELOCATEDFIRE HYDRANT TOBE RELOCATED(SEE CIVIL)LIGHT POLE TO BE REMOVEDLIGHT POLE TO BE REMOVEDCATCH BASINTO REMAIN AND BEPROTECTEDFile: T:\PROJECTS\TTC Seneca\ACAD\14038 Headquarters Base.dwg Plot Date: 5/12/2015
L102DEMO PLANDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092MATCH LINEL102L101KEYMAPTREE PROTECTION FENCECONTRACT LIMIT LINEGENERAL SHEET NOTES - DEMOLITIONSAWCUT PAVEMENTLIGHT POLE TO BE REMOVED OR RELOCATEDTREE TO BE REMOVEDCURB TO BE REMOVED ( SALVAGE STRAIGHT SEGMENTS)WALLS AND/OR RAILINGS TO BE REMOVEDSIGN OR PAVEMENT MARKING TO BE RELOCATED1.CONSTRUCTION FENCING TO BE INSTALLED AS NECESSARY TO PROTECT PEDESTRIANS, CONTROLVEHICULAR TRAFFIC AND PROTECT ON-SITE CONSTRUCTION MATERIALS.2.CONTRACTOR TO PROVIDE TEMPORARY WALKWAYS AND TRAFFIC SIGNS TO PROTECT PEDESTRIANSAND MAINTAIN SAFE PASSAGE ALONG PUBLIC RIGHT OF WAY.3.WALL AND STAIR FOOTINGS TO BE REMOVED COMPLETELY UNLESS OTHERWISE NOTED ON PLAN.4.PROVIDE SEDIMENTATION CONTROLS AT ALL EXISTING CATCH BASINS AFFECTED BY NEWCONSTRUCTION. SEE EROSION AND SEDIMENT CONTROL PLAN.5.SEE CIVIL PLAN FOR UTILITY REMOVALS.6.PLANTING BEDS TO BE EXCAVATED TO A MINIMUM DEPTH OF 24".7.PROTECT ALL SURFACE AND SUBSURFACE UTILITIES TO REMAIN DURING DEMOLITION WORK.8.ALL REMOVED/DEMOLISHED MATERIAL SHALL BECOME CONTRACTOR'S PROPERTY AND REMOVEDFROM SITE, UNLESS NOTED OTHERWISE. OWNER TO RESERVE RIGHT OF FIRST REFUSAL ON ALLDEMOLISHED MATERIAL.9.ALL TREE STUMPS ARE TO BE REMOVED COMPLETELY, ALONG WITH ALL ROOTS 6" AND LARGER.10.PROTECT EXISTING TREES TO REMAIN. TREE PROTECTION FENCE TO BE INSTALLED PRIOR TOCONSTRUCTION ACTIVITIES.11.PNEUMATIC AIRSPADE TO BE USED WHILE EXCAVATING AROUND ROOTS OF EXISTING TREES.12.PROTECT BENCHMARKS.CONCRETE PAVEMENT OR PAVERSTO BE REMOVEDASPHALT PAVING TOBE REMOVEDREMOVE ASPHALT AND SUBBASEBRICK PAVERS TO BE REMOVED(SALVAGE FOR REINSTALLATION)VEGETATION OR GRAVEL TO BE REMOVEDWALLS, SIGNS OR STRUCTURES TO BE REMOVEDLEGEND
DATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092File: T:\PROJECTS\TTC Seneca\ACAD\14038 Drive-Through.dwg Plot Date: 5/12/2015
L201LAYOUT PLAN1.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIESON SITE PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANYAND LOCATE ALL UTILITIES PRIOR TO ANY EXCAVATION.2.SEE CIVIL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES.3.SITE DRAWINGS BASED ON SURVEY BY:T.G. MILLER PC203 North Aurora Street Ithaca, NY 14850(607) 272-6477GENERAL SHEET NOTES - LAYOUTMATCH LINEL202L201KEYMAPFURNISHING SCHEDULETYPEQUANTITYMODEL / TYPEFINISHBICYCLE RACK-DERO - HOOP RACKS.S. BRUSHEDSYMBOLKEYMATERIALDETAILASPHALT PAVEMENTASPHALT OVERLAYMEDIUM DUTY CONCRETE PAVEMENTHEAVY DUTY CONCRETE PAVEMENTUNIT PAVERS ON GRANULAR BASEPOROUS ASPHALTASPHALT PATCHPIN AT BUILDING EXTERIOR SLABBOLLARDADA CURB RAMPRAISED GRANITE CURBFLUSH GRANITE CURBADA PAVEMENT MARKINGS AND SIGNSBICYCLE RACKA3L501A1L501D9L501B3L501EB1L501FHD3L501ID7L501D9L501AD3L501BA9L501CB5L501DF5L501D1L501TREE PROTECTION FENCECONTRACT LIMIT LINESAWCUT PAVEMENTBOLLARDPARKING SIGNALEGENDF3L501
3.00'(TYP)8.50'8.50'(TYP)22.00'18.00'18.00'(TYP)3.00'(TYP)3.25'10.75'
10.00'10.00'3.50'32.75'6.25'NEWHEADQUARTERSBUILDING 1STFLOORSTAIR7.50'LOADINGANDDELIVERY20.00'5.50'11.46'FACE OF CURBIEB11.50'6.00'7.50'
8.75'B2.00'FHEBDBBE10.75'
3.00'
(TYP)CCCCCC132.25'158.75'
144.25'
R5
.
0
0
'
(
T
Y
P
)5.50'8.75'9.18'6.02'17.46'4.00'4.00'20.00'EXISTING BRICK WALLTO REMAIN AND BEPROTECTEDOUTLINE OF BUILDING FLOOR 2THROUGH FLOOR 7 ABOVESTAIRSERVICEFEXISTINGADJACENTPARKINGHILTONGARDENINNEAST SENECASTREETEXISTINGADJACENTPARKINGEXISTINGADJACENTPARKINGTHEDEWITTMALLCONCRETERETAININGWALLVEHICULARBARRIERRAILCONCRETERETAININGWALLIIE4" WHITEVEHICULARSTRIPINGTREE PITSFile: T:\PROJECTS\TTC Seneca\ACAD\14038 Headquarters Base.dwg Plot Date: 5/13/2015
L202LAYOUT PLANDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092MATCH LINEL202L201KEYMAP1.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIESON SITE PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANYAND LOCATE ALL UTILITIES PRIOR TO ANY EXCAVATION.2.SEE CIVIL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES.3.SITE DRAWINGS BASED ON SURVEY BY:T.G. MILLER PC203 North Aurora Street Ithaca, NY 14850(607) 272-6477GENERAL SHEET NOTES - LAYOUTFURNISHING SCHEDULETYPEQUANTITYMODEL / TYPEFINISHBICYCLE RACK-DERO - HOOP RACKS.S. BRUSHEDSYMBOLKEYMATERIALDETAILASPHALT PAVEMENTASPHALT OVERLAYMEDIUM DUTY CONCRETE PAVEMENTHEAVY DUTY CONCRETE PAVEMENTUNIT PAVERS ON GRANULAR BASEPOROUS ASPHALTASPHALT PATCHPIN AT BUILDING EXTERIOR SLABBOLLARDADA CURB RAMPRAISED GRANITE CURBFLUSH GRANITE CURBADA PAVEMENT MARKINGS AND SIGNSBICYCLE RACKA3L501A1L501D9L501B3L501EB1L501FHD3L501ID7L501D9L501AD3L501BA9L501CB5L501DF5L501D1L501TREE PROTECTION FENCECONTRACT LIMIT LINESAWCUT PAVEMENTBOLLARDPARKING SIGNALEGENDF3L501
RIM408.83TIE INTOEXISTINGTC 410.60BC 410.10409.84409.95TIE INTOEXISTINGTC 410.48BC 409.98TIE INTOEXISTINGTC 411.11BC 410.75TIE INTOEXISTINGTC 412.25BC 411.75TIE INTOEXISTINGTC 410.00BC 409.70TC 409.28BC 408.78409.30409.12408.98409.171.7%2.5%EX RIM408.632.0%2.0%EX RIM409.44411410412409410411409410410.5TC 412.30BC 411.80TC 412.25BC 411.75TC/BC411.67TC/BC411.82 TC 412.31BC 411.98TIE INTO EXISTING GRADETIE INTO EXISTINGTC 409.34BC 408.84TC/BC408.83TC/BC408.79409.02408.99EE 409.24FFE 409.26FFE 410.18EE 410.71409409TC 411.40BC 410.90TC 412.15BC 411.65TC/BC 410.28TC/BC 410.38409.132.0%1.5%TC 411.01BC 410.51TC 411.30BC 411.80TC 411.30BC 411.80EE 410.16EE 409.16TIE INTOEXISTINGTC 409.85BC 409.50TC 410.60BC 410.105.0%1.7%EE 409.24409.18409.25RIM409.10410.38410.28TC 410.73BC 410.23TC 410.40BC 410.10TC 410.95BC 410.45TIE INTOEXISTINGTC 412.50BC 412.20408.90TRENCH DRAINRIM 410.47File: T:\PROJECTS\TTC Seneca\ACAD\14038 Drive-Through.dwg Plot Date: 5/12/2015
L301GRADING PLANDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092MATCH LINEL302L301KEYMAP1.ALL EXISTING STRUCTURES, UNLESS OTHERWISE NOTED TO REMAIN, FENCING, TREES, ETC.,WITHIN CONSTRUCTION AREA SHALL BE REMOVED & DISPOSED OF OFF SITE.2.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES HAVING UNDERGROUNDUTILITIES ON SITE OR IN RIGHT-OF-WAY PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACTUTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO GRADING START.3.SITE GRADING SHALL NOT PROCEED UNTIL EROSION CONTROL MEASURES HAVE BEENINSTALLED.4.GRADING AROUND EXISTING TREES TO BE MINIMIZED.5.MINIMIZE IMPACT TO EXISTING, REMAINING LANDSCAPE WHILE EXCAVATING. GREAT CARE IS TOBE TAKEN TO AVOID DISTURBING ROOTS OF EXISTING TREES. HAND EXCAVATION WILL BEREQUIRED WHERE EXISTING TREE ROOTS ARE PRESENT.6.ALL EXISTING UTILITY COVERS AND GRATES WITHIN THE AREA OF DISTURBANCE ARE TO BEADJUSTED TO MEET PROPOSED GRADES.7.MATCH EXISTING GRADE AT ALL EDGES WHERE PROJECT WORK MEETS EXISTING SITE.8.SEE CIVIL DRAWINGS FOR PROPOSED UTILITIES.GENERAL SHEET NOTES - GRADINGLEGENDEXISTING CONTOURPROPOSED MAJOR CONTOURPROPOSED SPOT ELEVATION+846.00BC = BOTTOM OF CURBTC = TOP OF CURBEE = ENTRANCE ELEVATION (1/4" BELOW FFE MAX)FFE = FINISHED FLOOR ELEVATIONPROPOSED CATCH BASIN / DRAINAGE INLETEXISTING SPOT ELEVATIONBW = BOTTOM OF WALLTW = TOP OF WALLPROPOSED CONTOUR
NEWHEADQUARTERSBUILDING 1STFLOORCB RIM408.72TC/BC409.471.5%TC 409.80BC 409.47BC 410.85409.201.5%EE 409.85(1/4" BELOW FFE)3.0%TC 409.84BC 409.33409.86TC 409.80BC 409.53EE 409.85(1/4" BELOW FFE)TC/BC409.65TC 409.80BC 409.47CB RIM409.06CB RIM409.10TC 409.88BC 409.55TC 409.93BC 409.75409.87TC/BC409.78TC/BC409.53TC/BC409.56EE 409.85(1/4" BELOW FFE)409.851.4%409.90409.851.0%TC 409.80BC 409.30410.13TW 411.54BW 409.54TW 411.04BW 409.54TW 411.04BW 409.54TW 410.54BW 409.54TW 410.54BW 409.54TW 410.54BW 409.28TW 410.54BW 409.701.0%
1.0%1.0%1.0%1.5%409.73409.901.3%409.501.5%409.251.5%1.5%TC 408.95BC 408.55FFE 409.87FFE 409.87EE 409.85(1/4" BELOW FFE)409CB RIM409.271.5%1.5%410.054.0%409.42TC 409.78BC 409.28TC 410.00BC 409.50TC/BC409.24TC/BC409.02TC 409.67BC 409.17TC 409.69BC 409.19TC/BC409.29TC/BC409.24TC/BC409.25BREAKLINEBREAKLINERELOCATED HYDRANTPOROUS ASPHALT WALK409410.07409.854
1
0
4101.5%1.5%1.5%STAIRSERVICE1.0%1.5%1.5%2.0%3.0%3.0%1.5%TC 410.00BC 409.50409.98409.85409.85TC 409.62BC 409.12TC 409.52BC 409.02EXISTINGADJACENTPARKINGHILTONGARDENINNEAST SENECASTREETEXISTINGADJACENTPARKINGEXISTINGADJACENTPARKINGTHEDEWITTMALLFile: T:\PROJECTS\TTC Seneca\ACAD\14038 Headquarters Base.dwg Plot Date: 5/12/2015
L302GRADING PLANDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-60921.ALL EXISTING STRUCTURES, UNLESS OTHERWISE NOTED TO REMAIN, FENCING, TREES, ETC.,WITHIN CONSTRUCTION AREA SHALL BE REMOVED & DISPOSED OF OFF SITE.2.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES HAVING UNDERGROUNDUTILITIES ON SITE OR IN RIGHT-OF-WAY PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACTUTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO GRADING START.3.SITE GRADING SHALL NOT PROCEED UNTIL EROSION CONTROL MEASURES HAVE BEENINSTALLED.4.GRADING AROUND EXISTING TREES TO BE MINIMIZED.5.MINIMIZE IMPACT TO EXISTING, REMAINING LANDSCAPE WHILE EXCAVATING. GREAT CARE IS TOBE TAKEN TO AVOID DISTURBING ROOTS OF EXISTING TREES. HAND EXCAVATION WILL BEREQUIRED WHERE EXISTING TREE ROOTS ARE PRESENT.6.ALL EXISTING UTILITY COVERS AND GRATES WITHIN THE AREA OF DISTURBANCE ARE TO BEADJUSTED TO MEET PROPOSED GRADES.7.MATCH EXISTING GRADE AT ALL EDGES WHERE PROJECT WORK MEETS EXISTING SITE.8.SEE CIVIL DRAWINGS FOR PROPOSED UTILITIES.GENERAL SHEET NOTES - GRADINGLEGENDEXISTING CONTOURPROPOSED MAJOR CONTOURPROPOSED SPOT ELEVATION+846.00BC = BOTTOM OF CURBTC = TOP OF CURBEE = ENTRANCE ELEVATION (1/4" BELOW FFE MAX)FFE = FINISHED FLOOR ELEVATIONPROPOSED CATCH BASIN / DRAINAGE INLETEXISTING SPOT ELEVATIONBW = BOTTOM OF WALLTW = TOP OF WALLPROPOSED CONTOURMATCH LINEL302L301KEYMAP
GRAVELMULCHNEWBRANCHBUILDING113-119EASTSENECA(TompkinsFinancial)111 EASTSENECAEAST SENECA STREET126-128EAST STATE ST.138-140 EASTSTATE ST.(The Cellar d'Or)120 EAST STATEST.(Benjamin Peters)122 EASTSTATE ST.121 EASTSENECASENECABUILDING(TompkinsFinincial )130-132EASTSTATE ST.134-136EASTSTATE ST.GARAGE124 EASTSTATE ST.TELLERONEWAYTELLERPARKINGANDTHRUONE
WAYSTAIRSFile: T:\PROJECTS\TTC Seneca\ACAD\14038 Drive-Through.dwg Plot Date: 5/12/2015
L401PLANTING PLANDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092EXISTING TREE TO REMAINLEGENDNEW SHRUBS / GRASSES / PERENNIALSCONTRACT LIMIT LINEMATCH LINEL402L401KEYMAPGENERAL SHEET NOTES - PLANTING1.ALL PLANTING BEDS TO BE PREPARED AS SPECIFIED: SHRUB BEDS TO BE PREPARED IN THEIRENTIRETY WITH 24" OF PLANTING SOIL MIX. TREE PITS TO BE DUG TO DEPTH OF ROOTBALL BY 3XTHE DIAMETER.2.AFTER BEDS ARE PREPARED, THE LANDSCAPE CONTRACTOR IS TO LOCATE TREES, SHRUBS ANDPERENNIALS AS SHOWN ON PLANS. TREE, SHRUB AND PERENNIAL LOCATIONS ARE TO BEAPPROVED BY LANDSCAPE ARCHITECT BEFORE THEY ARE PLANTED.3.NO PLANTS ARE TO BE PLANTED UNDER ROOF OVERHANGS OR CANOPIES.4.ALL TREES AND PLANTS TO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI 260.1 "AMERICANSTANDARD FOR NURSERY STOCK".5.MAINTAIN AND WARRANTY ALL LIVING PLANT MATERIAL AS PER SPECIFICATIONS.6.HAND DIG AND PLANT SHRUBS AND PERENNIALS WITHIN CANOPY OF EXISTING TREES. PROTECTROOTS OF EXISTING TREES DURING INSTALLATION.PROPOSED TREEGRAVEL MULCH
NEWHEADQUARTERSBUILDING 1STFLOOROUTLINE OF BUILDING FLOOR 2THROUGH FLOOR 7 ABOVELOW PLANTINGSLOW PLANTINGSSTAIRSERVICESTRUCTURAL SOILSUNDER SIDEWALKEXISTINGADJACENTPARKINGEAST SENECASTREETEXISTINGADJACENTPARKINGEXISTINGADJACENTPARKINGTHEDEWITTMALLFile: T:\PROJECTS\TTC Seneca\ACAD\14038 Headquarters Base.dwg Plot Date: 5/12/2015
L402PLANTING PLANDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092GENERAL SHEET NOTES - PLANTING1.ALL PLANTING BEDS TO BE PREPARED AS SPECIFIED: SHRUB BEDS TO BE PREPARED IN THEIRENTIRETY WITH 24" OF PLANTING SOIL MIX. TREE PITS TO BE DUG TO DEPTH OF ROOTBALL BY 3XTHE DIAMETER.2.AFTER BEDS ARE PREPARED, THE LANDSCAPE CONTRACTOR IS TO LOCATE TREES, SHRUBS ANDPERENNIALS AS SHOWN ON PLANS. TREE, SHRUB AND PERENNIAL LOCATIONS ARE TO BEAPPROVED BY LANDSCAPE ARCHITECT BEFORE THEY ARE PLANTED.3.NO PLANTS ARE TO BE PLANTED UNDER ROOF OVERHANGS OR CANOPIES.4.ALL TREES AND PLANTS TO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI 260.1 "AMERICANSTANDARD FOR NURSERY STOCK".5.MAINTAIN AND WARRANTY ALL LIVING PLANT MATERIAL AS PER SPECIFICATIONS.6.HAND DIG AND PLANT SHRUBS AND PERENNIALS WITHIN CANOPY OF EXISTING TREES. PROTECTROOTS OF EXISTING TREES DURING INSTALLATION.MATCH LINEL402L401KEYMAPEXISTING TREE TO REMAINLEGENDNEW SHRUBS / GRASSES / PERENNIALSCONTRACT LIMIT LINEPROPOSED TREEGRAVEL MULCH
CONCRETE WALK#4 REBAR @ 18" O.C. BOTH WAYSCOMPACTED NYSDOT TYPE 2SUB-BASECOMPACTED SUBGRADENOTES:1.SEE PLANS FOR TOOL JOINTS, EXPANSION JOINTS (EJ),LAYOUT WIDTHS AND RADII.2.2" MINIMUM CONCRETE COVERAGE ON MESH AND TIESWIDTH AS SHOWN ON PLANCROSS SLOPE AS SHOWNON GRADING PLAN6"1'-0"Scale: 1"=1'-0"HEAVY DUTY CONCRETE PAVEMENTA13"WELDED WIRE FABRIC 6" X 6" - W2.9 x W2.9FLAT SHEETS SET ON CHAIRSCOMPACTED NYSDOTTYPE 2 SUB-BASENOTES:1.SEE PLANS FOR TOOL JOINTS, EXPANSION JOINTS (EJ),LAYOUT WIDTHS AND RADII.2.2" MINIMUM CONCRETE COVERAGE ON MESH AND TIESWIDTH AS SHOWN ON PLANCROSS SLOPE AS SHOWNON GRADING PLAN8"Scale: 1"=1'-0"MEDIUM DUTY CONCRETE PAVEMENTA3COMPACTED SUBGRADECONCRETE PAVEMENT MIX (4500PSI AT 28DAYS)6"5"MEDIUM BROOM FINISH. BROOMPERPENDICULAR TO LINE OFTRAFFIC.NOTES:1.SEE PLANS FOR LOCATION AND TYPE OF SCORE JOINTS.2.BROOM PERPENDICULAR TO LINE OF TRAFFIC.3.2" WINDOW PANE EDGE FINISH.WIDTH AS SHOWN ON PLANWIDTH AS SHOWN ON PLAN
Scale: 3/4"=1'-0"CONCRETE BROOM FINISH DETAILA7TOOLED CONTROLJOINTS2" WINDOW PANEEDGE FINISH2" NYSDOT TYPE 7 TOPScale: 1"=1'-0"ASPHALT PAVEMENTB5COMPACTED NYSDOT TYPE 2SUBBASE3" NYSDOT TYPE 3 BINDER11
2"4"6"COMPACTED SUBGRADENOTES:1.SEE PLANS FOR LOCATION AND TYPE OF JOINTS.2.OVERLAP MESH SHEETS 1'-0" MIN.3.EXPANSION JOINTS TO BE LOCATED EVERY 30' O.C.MIN UNLESS OTHERWISE NOTED ON PLANS1/2" EXPANSION JOINT (EJ)/CONSTRUCTION JOINT (CJ) ANDCLOSED-CELL FOAM FILLER ANDJOINT SEALANT1/2" EPOXY COATED SMOOTH DOWELx 18" W/ PLASTIC SLEEVE AT 18" O.C.TJEJScale: 1"=1'-0"CONCRETE JOINTSA51" DEEP TOOL JOINT (TJ)W/ 14" RADIUSSAWCUT RESURFACE LIMITLOCATION AS SHOWN ON PLANSBITUMINOUS SEALEREXISTING ASPHALTEXISTING SUB-BASE2" NYSDOT TYPE 7 TOP3" NYSDOT TYPE 3 BINDERB7ASPHALT PATCHB31'-6"NYSDOT TYPE 2 GRANULARSUB-BASE COURSE - MIN 8" DEEP3"Scale: 1"=1'-0"FLUSH GRANITE CURBB1NOTES:1.RADIUS CURBING SHALL BE USED ON ALL RADII LESSTHAN 100 FEET AS INDICATED ON LAYOUT PLAN.ADJACENT PAVING1'-0"5"FLUSH GRANITE CURB W/ SAWN &THERMAL TOP AND FACESADJACENT PAVING"LEAN" CONCRETE CONTINUOUSFULL LENGTH OF CURB"DRY" CONCRETE MIX AS CURBBEDDINGNYSDOT TYPE 2 SUBBASECOMPACTED IN 5" LIFTS3"9"6"6"NOTES:1.RADIUS CURBING SHALL BE USED ON ALL RADII LESS THAN 100 FEET.6"ADJACENT PAVINGADJACENT PAVEMENT OR LAWNScale: 1"=1'-0"GRANITE CURBB3GRANITE CURB1/2" BATTERED FACE, 6"DOWN FROM SAWN TOP.3000 PSI CONCRETE BACKINGFULL LENGTH OF CURB. FORCECONCRETE THROUGH BACK OFJOINTS. GROUT FRONT AND TOP OFJOINTS FLUSH WITH MORTAR MIX.1'-4"1'-3" MIN.3"VARIES PER GRADING PLAN,6" TYPICAL5"1:3:6 DRY MIXUNIFORM PILES AT EACH END ANDON 3-FOOT CENTERS BENEATH CURBFOR FULL LENGTH OF CURB.12" EXPANSION JOINT AND JOINTSEALANT BETWEEN GRANITE ANDCONCRETE4"2'-0"6"Scale: 1"=1'-0"PIN AT BUILDING EXTERIOR SLABA9#4 EPOXY-COATED SMOOTH DOWELAT 16" O.C. GREASE AND CAST INTOEXTERIOR SLAB.CONCRETE PAVEMENT UNIT PAVERBASE AT BUILDING EXTERIOR SLABEXPANSION JOINTFROST WALL (SEE STRUCTURALDRAWINGS)NOTES:1.SEE STRUCTURAL DRAWING S100 FOR SLAB LOCATIONAND EXTENT.EXTERIOR SLABCONCRETE PAVEMENT8"5"HANDICAP PAVEMENT MARKINGHANDICAP SIGNPER DETAILTRAFFIC WHITE4" WIDE PAINTLINE, TYP.CURB FACETRAFFIC WHITE4" WIDE PAINTLINE, TYP.NEW YORK STATEACCESSIBLE ICONRESERVEDPARKING3'-0"
TYP.12"7'-0" CLEAR
MIN., TYP.NOTES:1.REMOVED AND STOCKPILED SIGNS TO BE REINSTALLED.CONTRACTOR SHALL PROVIDE ANY NEW OR ADDITIONAL SIGNS NEEDED TO MEET ADA PARKING CODE REQUIREMENTS.2.POSTS AND MOUNTING HARDWARE SHALL BE GALVANIZEDTAMPER RESISTANT BOLTS, LENGTH AS NECESSARY.2" GALVANIZED U-CHANNEL POSTWITH BREAKAWAY BASELAWN2500 PSI CONC. SONO TUBERESERVEDPARKINGTYPE ATYPE BScale: 1/4"=1'-0"ADA PAVEMENT MARKINGS AND PARKING SIGNSD3INAISLETYPE CINAISLETYPE ATYPE BAND CTRAFFIC BLUEPAINTTRAFFIC WHITEPAINT4'-0"DO NOTENTERONE WAYTYPE DCOMPACTED NYSDOTTYPE 2 SUBBASEUNIT PAVERS WITH POLYMERICSAND JOINTSSAND SETTING BEDCOMPACTED SUBGRADESLOPE AS SHOWN ONGRADING PLAN1"5"Scale: 1"=1'-0"UNIT PAVERS ON GRANULAR BASED12 1/4"STEEL EDGE RESTRAINT1'-0"Scale: 1/4"=1'-0"TREE PLANTINGF9PLANT SHALL BE SET AT ORSLIGHTLY ABOVE THE STABLISHEDFINISH GRADE4" SPECIFIED SHREDDED BARK MULCHUNTIE AND ROLL BACK BURLAPFROM MIN. 1/3 OF ROOT BALL.SYNTHETIC WRAP ISUNACCEPTABLE. CUT WIREBASKETS AND REMOVE.SPECIFIED PLANTING MIXGRADE TO FORM SAUCER IN LAWNAREAS ONLYSCARIFY SIDES AND BOTTOM OFTREE PIT TO PREVENT GLAZING OFSUBGRADE. SET TREE DIRECTLY ONSUBGRADE TO PREVENT SETTLING.3X WIDTH OF ROOT BALL6" MINScale: 1/4"=1'-0"SHRUB PLANTINGF7NOTES:1.PLANT AT SAME DEPTH AS PREVIOUSLYPLANTED IN NURSERY OR CONTAINER2.PROVIDE COMPACTED BASE UNDER ROOTBALL ONLY TO PREVENT SETTLINGSHREDDED BARK MULCH,EXTENT OF BEDLINE:x4" (100mm) FOR SHRUBSx3" (75mm) FOR PERENNIALSAND BULBSUNTIE AND ROLL BACK BURLAPFROM MIN. 1/3 OF ROOT BALL.SYNTHETIC WRAP ISUNACCEPTABLE. CUT WIREBASKETS AND REMOVE.SPECIFIED PLANTING MIXSPADED BED EDGECOMPACTED BASE24"
MIN
Scale: 1/2"=1'-0"BICYCLE RACKD7STAINLESS STEEL BIKE RACKMEDIUM DUTY CONCRETEPAVEMENTNOTES:1.PROVIDE STAINLESS STEEL MOUNTING HARDWARE2.MOUNT AS PER MANUFACTURER'S SPECIFICATIONS.3.FOR BICYCLE RACK PRODUCT, SEE SPECIFICATIONSSURFACE MOUNT3'-0"TYP.SEEPLANSEDGE OF PAVEMENT
SEEPLANSEDGE OF PAVEMENTBIKE RACK LAYOUT (NTS)Scale: 1/2"=1'-0"BOLLARDD9SCHEDULE 80 4" I.D. PIPE BOLLARD.PRIME AND PAINT TO MATCH BIKERACKS.ROUND STEEL ENDCAP, WELDED TOPIPEASPHALT PAVING, SEE DETAILD3/L501SUBBASECOMPACTED SUBGRADE18" SONOTUBE CONCRETE3'-0"
4'-0"1'-6"1'-0"7"4"7"RESURFACE LIMITS AS SHOWN ON PLANSBITUMINOUS TACK COATEXISTING ASPHALTEXISTING SUBBASE TO REMAIN1-1/2" NYSDOT TYPE 7 TOP COURSEScale: 1" = 1'-0"ASPHALT OVERLAYB911
2"Scale: 1/4"=1'-0"ADA CURB RAMPF56'-0" TYP6'-0"PITCH 1:12DETECTABLE WARNINGS - SEE SPECS.NOTES:1.SEE LAYOUT PLAN FOR LOCATION AND DIMENSION OF CURB RAMPS2.GRADE CHANGES TO BE SMOOTH AND EVENLY PITCHED.SEE PLAN
PITCH 1:12SEE PLAN121ISOMETRIC VIEW N.T.S.PLAN6' TYP.6' TYP.112SEE PLAN6" TYP
6'-0" TYP2% MAX
OPPOSITE RAMP ORADJACENT PAVINGAS SHOWN ON PLANScale: 1"=1'-0"POROUS ASPHALTF3NOTES:1.DO NOT EXPOSE BED BOTTOMS TO EXCESSIVE CONSTRUCTION EQUIPMENT PRIOR TO GEOTEXTILE ANDAGGREGATE PLACEMENT.2. ALL BED BOTTOMS TO BE GRADED LEVEL.3. PLACEMENT OF CLEAN COARSE AGGREGATE TO BE APPROVED BY LANDSCAPE ARCHITECT.UNDISTURBED SUBGRADE - DO NOT COMPACTCHOKER BASE COURSE SUFFICIENT TO FILLLARGE AGGREGATE SPACE (MAX. 1")ALLOW 4' OF GEOTEXTILE PAST PAVEMENTEDGE. FOLD GEOTEXTILE OVER EDGES OFPAVEMENT PROFILE DURING CONSTRUCTIONTO PROTECT INFILTRATION BED, CHOKERBASE COURSE AND POROUS ASPHALT PAVINGFROM SOIL AND SEDIMENT WASHING IN ATTHE EDGE. LEAVE GEOTEXTILE IN PLACEUNTIL SURROUNDING SOILS ARECOMPLETELY STABILIZED WITH PLANTING.UPON STABILIZATION, TRIM GEOTEXTILE.INFILTRATION BED 12" MIN. DEPTH WASHED,CRUSHED UNIFORMLY GRADED COARSEAGGREGATENON-WOVEN GEOTEXTILE BOTTOM AND SIDESPOROUS ASPHALT PAVING SURFACE COURSETRIM AT THIS EDGEWHEN SITE ISSTABILIZEDPERFORATED PIPE (SEE CIVIL)4'-0"2.5"1"1'-0"6" MIN.DATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF12 May 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092File: T:\PROJECTS\TTC Seneca\ACAD\14038 TTC Site Details.dwg Plot Date: 5/12/2015
L501SITE DETAILS
12
2ND - 7THFLOORSA10212
12
HEADQUARTERS ELEVATION - SOUTHA20112
FIRSTFLR100'- 0"F2 - SECOND FLR116'- 0"F3 - THIRD FLR129'-4"F4 - FOURTH FLR142'- 8"F5 -FIFTH FLR156'- 0"F6-SIXTHFLR169'- 4"F7 - SEVENTH FLR182'- 8"F8 - ROOF200'- 0"F10-PARAPET204'- 0"B1 - BASEMENT86'- 8"1A2A2B2C2E2FSTONE COLUSUN SHADE, TSTONEVENEEALUMINUM WBRICKVENEERSUN SHADESTONEVENEEENTRYCANOSIGNAGE32' -0"30' -0"20' -0"30' -0"20' -0"132'-0"STONEVENEERALUMINUMWINDOW,TYP.BRICKVENEERBRICKVENEERSUN SHADE, TYP.HEADQUARTERS ELEVATION - EASTA20212
HEADQUARTERS ELEVATION - NORTHA20312
FIRSTFLR100'- 0"F2 - SECOND FLR116'-0"F3 - THIRD FLR129'- 4"F4 - FOURTH FLR142'-8"F5 -FIFTH FLR156'-0"F6-SIXTHFLR169'- 4"F7 - SEVENTH FLR182'-8"F8 - ROOF200'- 0"4' -0"17' -4"13' -4"13' -4"13' -4"13' -4"13' -4"16' -0"F10-PARAPET204'- 0"1A2A2B2C2E2F104'-0"20' -0"30' -0"20' -0"30' -0"32' -0"132'-0"BRICKVENEERONEVENEERALUMINUMWINDOW,TYP.SUN SHADE, TYP.GNAGENTRYCANOPYALUMINUM WINDOW, TYP.STONEVENEERHEADQUARTERS ELEVATION - WESTA20412
F1 - NEW100' - 0"GARAGE CEILING111' - 0"FOUNDATION90' - 0"1234NEW - F2113' - 4"NEW - F3124' - 7"NEW - F4136' - 10"R1 - MAIN ROOF148' - 1"R2 - PARAPET151' - 5"11' - 0"2' - 4"11' - 3"12' - 3"11' - 3"3' - 4"16' - 0"28' - 0"16' - 0"60' - 0"51' - 5"ALUMINUM GLAZINGENTRANCESTONE VENEERSTONE VENEEREXISTING BUILDINGSTONE VENEEREXISTING COLUMNSTONE VENEER, TYP.ENTRY CANOPYEXISTING BUILDINGBRICK VENEERDRIVE THRUELEVATION - NORTHA20512
F1 - NEW100' - 0"GARAGE CEILING111' - 0"FOUNDATION90' - 0"ABCDENEW - F2113' - 4"NEW - F3124' - 7"NEW - F4136' - 10"R1 - MAIN ROOF148' - 1"R2 - PARAPET151' - 5"3' - 4"11' - 3"12' - 3"11' - 3"2' - 4"11' - 0"51' - 5"21' - 0"21' - 0"21' - 0"19' - 0"82' - 0"ALUMINUM WINDOWSTONE VENEEREXISTING COLUMNSTONE VENEER, TYP.EDGE OF BLDGBRICK VENEEREXISTING FLOOR SLABEXISTING INTERIORENTRY CANOPYDRIVE THRUELEVATION - EASTA20612
F1 - NEW100' - 0"GARAGE CEILING111' - 0"FOUNDATION90' - 0"123NEW - F2113' - 4"NEW - F3124' - 7"NEW - F4136' - 10"R1 - MAIN ROOF148' - 1"R2 - PARAPET151' - 5"EDGE OF BUILDINGBRICK VENEEREXISTING GARAGE CEILING28' - 0"16' - 0"3' - 4"11' - 3"12' - 3"11' - 3"2' - 4"11' - 0"10' - 0"51' - 5"EXISTING COLUMNSTONE VENEERREAR DOOR12' - 4"EXISTING BLDGEXISTING INTERIORFLOOR SLABDRIVE THRUELEVATION - SOUTHA20712
F1 - NEW100' - 0"GARAGE CEILING111' - 0"ABCDENEW - F2113' - 4"NEW - F3124' - 7"NEW - F4136' - 10"R1 - MAIN ROOF148' - 1"R2 - PARAPET151' - 5"3' - 4"11' - 3"12' - 3"11' - 3"2' - 4"11' - 0"51' - 5"19' - 0"21' - 0"21' - 0"21' - 0"82' - 0"STONE VENEEREXISTING BLDGEXISTING CLOUMNEXISTING CLOUMNEDGE OF BLDGSTONE VENEERBRICK VENEERPOSSIBLE GREEN WALLDRIVE THRUELEVATION - WESTA20812
HEADQUARTERSPERSPECTIVEA20912
HEADQUARTERSPERSPECTIVEA21012
HEADQUARTERSAERIALPERSPECTIVEA21112
1
APPEAL #2982 815 S. AURORA STREET
(MODERN LIVING RENTALS)
Appeal of Noah Demarest, agent for Modern Living Rentals, for an interpretation from the Director
of Zoning Administration concerning Article VA, Telecommunication Facilities and Services,
Section 325-29.9 A. (1) as applied to a cell tower located at 815 South Aurora Street. Section 325-
29.9 A. (1) concerns fall zone setback requirements for Tier III telecommunications facilities and is
the section that applies to siting towers, monopoles, or lattice towers. This section states: “[n]o
habitable structure or outdoor area where people congregate shall be within a fall zone of two times
the height of the PWSF (personal wireless service facility) or its mount.” The applicant’s agent has
stated that Modern Living Rentals has an option to purchase 815 South Aurora Street. This 2.5-acre
parcel is the location of a telecommunications tower reported to be 170 feet in height. Modern
Living Rentals wants to build a housing development on this site. Based on two engineering reports,
the applicant believes the fall zone requirement should be interpreted to allow the fall zone for the
tower at 815 South Aurora Street to be reduced from 340 feet to 180 feet. Section 325-29.9 A. (1)
does not provide for exceptions being made to the fall zone requirement based on engineering
reports.
CITY OF ITHACA
Board of Zoning Appeals Notice of Appeal
architecture +landscape architecture dpc
STREAM Collaborative
S.Cayuga St Suite 201
Ithaca,NY 14850
February 11,2015
Phyllis Radke,Commissioner of Zoning
108 East Green Street
Ithaca NY,14850
Dear Phyllis:
On behalf of Todd Fox of Modern Living Rentals, we are requesting an interpretation of section 325-29.9A(1)
of the City Code which indicates that "No habitable structure or outdoor area where people congregate shall
be within a fall zone of two times the height of the PWSF or its mount"as applied to the existing cell tower at
815 South Aurora Street, Ithaca,NY.
The tower in question is a guyed lattice tower, classified as a Tier Three structure per 325-29.7(3)(b)of the
City Code.TG Miller has confirmed the height of the tower to be 170'(see letter attached).Giventhe property
owner's interest in developing the site, we have consulted with two engineers to determine whether a fall
zone of two times the tower height, as required bythe code, is appropriate for this particular structure.
Both TAITEM Engineering and Spec Consulting have concluded that under no circumstances of structural
failure would the tower, or parts of the tower, fall outside an area equal to the height of the tower (see letters
attached).Based on this analysis, the City Code requirement is excessive and places un-necessary
limitations on the development of the property. As such, we propose that development of habitable
structures be permitted on portions of the site which lie more than 180'from the base of the tower, as
recommended by both engineering firms (see attached site plan).
Sincerely,
Noah Demarest
AlA,RA,RLA,LEED AP
Principal
607.216.8802
1
APPEAL #2983 228 W. SPENCER STREET
(PPM HOMES)
Appeal of Noah Demarest for PPM Homes, owner of 228 West Spencer Street for Area Variances
from Section 325-8, Columns 4 and 11, Off Street Parking, and Front Yard Setback, requirements of
the Zoning Ordinance.
On June 3, 2014, the Board of Zoning Appeals (BZA) granted Area Variance to the owner Theron L.
Johnson Trust under Appeal #2944, so that a house with a footprint of 600 SF could be built on the
deficient lot at 228 West Spencer. Variances were granted for Lot Area, Percentage of Lot Coverage,
Front Yard, both Side Yards, and Rear Yard. The owner was also granted a variance for the proposed
parking garage on the lowest level of this dwelling, which was designed to be 10.6’x16’ instead of
the required 8’x18’ feet. These variances were granted with conditions that limit the building size to
a footprint of 600 SF, and limit the overall square footage of the building to 1,478 SF. Furthermore,
the Board conditioned the granting of the variance based on the building plans submitted by the
applicant. The Board specified no deficiencies granted under Appeal #2944 could be exceeded as a
result of altering this building design.
The property at 228 West Spencer Street has now been sold to PPM Homes and the new applicant
has submitted a new house design, which only has a footprint of 494 SF. While the new design
means that two deficiencies, Percentage of Lot Coverage and Other Side Yard, previously granted
under Appeal #2944 are no longer needed, the new design does not provide off-street parking and
increases the front yard deficiency previously granted. Under Appeal #2944, the previous applicant
submitted plans showing a garage space in the lowest level of the house. The new applicant’s design
does not provide a basement garage to meet the off-street parking requirements and claims there is
ample off-site parking on nearby streets. The new applicant is also increasing the deficiency granted
for the front yard under the previous appeal. The previous applicant had a front yard deficiency of
2’6”. The proposed front yard under this new design will be 1’6”. The requirement for front yard
setback is 10 feet.
The parcel at 228 West Spencer Street is in an R-2b Use District, where the proposed use is
permitted; however, Section 325-38 requires variances be granted before a Building Permit can be
issued.
CITY OF ITHACA
Board of Zoning Appeals Notice of Appeal
City of IthacaBoard of Zoning Appeals WorksheetAppeal NumberBZA-2983Address228 W. Spencer StreetUse DistrictR-2bDate06/02/15ApplicantNoah DemarestOwnerEd CopeApplication Type:Area VarianceColumn Number234567891011121314/1516Column TitleUseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardSide YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and Use*Single Family Dwelling*1*1596*40*3*35*37.5%*2' 6"*8'*4'*19% or 8'District Regulations for ExistingTwo Family Zone1None Required3,0003533535%1010525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOKN/A**Def.N/ADef.OKOKOKDef.Def. Def.Def.Def.N/AProposed Condition and/or Use***Modified 1 Family Dwelling0***141440324'6"34.9%1'6"5'4"5'4"26% or 10'11"District Regulation for ProposedTwo Family Zone1None Required3,0003533535%1010525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOKN/ADef.N/ADef.OKOKOKOKDef. Def.OKDef.N/ANote:* The data described in this sections is from the previous variance # 2944, approved on June 3, 2014.** The previous variance proposed a garage 16 feet in depth. Per Section 325-20D(5)(a), parking spaces are required to be 8' wide x 18' in depth, a deficiency of 2 feet.**** Actual lot area was calculated by the architect in AutoCAD, previous calculations were provided by applicant for variance # 2944.
1
APPEAL #2984 108 FERRIS PLACE
(TODD FOX)
Appeal of Noah Demarest for Todd Fox, owner of 108 Ferris Place, for a variance from Section 325-
8, Column 4, Off-Street Parking, Column 11, Front Yard, and Column 13, Other Side Yard Setbacks,
requirements of the Zoning Ordinance. The property at 108 Ferris Place is a six-bedroom single-
family home. The owner proposes to construct a new two-bedroom apartment in the basement. The
six-bedroom house requires three off-street parking spaces and the two-bedroom apartment needs one
off-street space. There is only one parking space on site. The applicant states that because of the
building’s close proximity to downtown and Cornell University, bus service is readily available.
There are also two existing deficiencies. The front yard is 10’10”; required is a front yard of 25 feet.
The other side yard is 5’6”; required is a side yard of 10 feet.
The property at 108 Ferris Place is in an R-2a Use District, where the proposed use is permitted.
However, Section 325-38 requires that 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-2984Address108 Ferris PlaceUse DistrictR-2aDate6/2/2015ApplicantNoah Denarest OwnerTodd FoxApplication 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 Dwelling1 5400 60' 2 35'29.9% 10'-10" 11'-6" 5'-6" 33.8% or 30'-6"District Regulations for ExistingOne and Two Family Zone*3None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK Def. OK OK OK OK Def. Def. OK Def. OKProposed Condition and/or UseTwo Family Dwelling1 5400 60' 2 35'29.9% 10'-10" 11'-6" 5'-6" 33.8% or 30'-6"District Regulation for ProposedOne and Two Family Zone4None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/A Def. N/A OK OK OK OK OK Def. OK Def. OKNotes:The existing single family dwelling, located on the first and second floor, contains 6 bedrooms which requires 3 parking spaces for this dwelling.
1
APPEAL #2985 310-318 S. ALBANY STREET
(BEECHTREE CENTER FOR REHABILITATION & NURSING)
Appeal of Patrick Weir for 318 South Albany Street, LLC, owners of Beechtree Center for
Rehabilitation & Nursing, for a variance from Section 272-6 B. (1), Size of Sign, requirements of the
Sign Ordinance.
The applicant currently has an existing freestanding sign at the corner of Albany and South Clinton
Streets. Due to organizational changes, they wish to replace the existing sign with their new business
name. The existing sign is 24 SF and they would like to replace it with a new sign having the same
area in size. Section 272-6 B. (1) limits Commercial signs in Residential Districts to an area of 12
SF.
The property at 310-318 South Albany Street is in an R-3a Residential District where signs are a
permitted accessory use. However, Section 272-18 requires that a variance be granted before a Sign
Permit can be issued.
CITY OF ITHACA
Board of Zoning Appeals Notice of Appeal
City of IthacaBoard of Zoning Appeals WorksheetAppeal NumberBZA-2985Address: 310-18 South Albany StreetUse DistrictR-3aDate: June 2, 2015ApplicantPatrick WeirOwner: 318 South Albany St., LLC.Application Type:Sign VarianceSignTypeAreaSetbackProjectionOther RequirementsSign 1Pole Sign24.4 S.F.Clinton St. Setback = 27' Albany St. Setback = 21'RegulationsPermitted12 S.F.10' SetbackNote Non-conforming ConditionsOKDef.OKNotes: