HomeMy WebLinkAbout06-16-15 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:June 11,2015
SUBJECT:Agenda for Project Review Committee Meeting:T UESDAY,JUNE 16TH,2015
Meeting scheduled to begin at 9:30 a.m.in the Third 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:Retail/Restaurant Building
Location:222 Elmira Rd.(Ithaca Plaza)
Applicant:Marx Realty &Improvement Co.,Inc.
Anticipated Board Action(s)in June:Update Only No Action
Project Description:The applicant proposes to construct a onestory 3,400SF retail building with 49 parking
spaces and associated landscaping,walkways,and other site improvements.The 6.1acre project site
contains an existing retail mall with 258 parking spaces.The project includes relocation of the existing
driveway to align with Fairgrounds Memorial Parkway.The project is in the SW2 Zoning District,which
allows a maximum building setback of 34 feet from the curbline.The project requires an Area Variance for
the proposed 40’setback.The applicant has proposed a 4’tall architectural wall along a portion of the
frontage.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:Four MultiFamily Dwellings “Pocket Neighborhood”
Location:215221 Spencer St.
Applicant:Noah Demarest for PPM Homes
Anticipated Board Action(s)in June:Declaration of Lead Agency
Project Description:The applicant proposes to build a new multifamily “pocket neighborhood”on a hillside
site between W.Spencer St.and W.Cayuga St.The project will include four buildings,each of which will be
3 stories tall and contain 3 units (12 units overall).A twelvecar parking area is proposed with access off W
Cayuga Street.Site circulation will be organized with a series of landscaped stairs and terraces that connect
through the site.The project also includes lighting,retaining walls,and landscaping.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.
10:10 Project:Building &Vehicle Display Expansion
Location:308318 Elmira Rd.
Applicant:Schickel Architecture for Maguire Family Enterprises
Anticipated Board Action(s)in June:Public Hearing,Determination of Environmental Significance,&
Recommendation to BZA
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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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.
10:30 Project:Two Duplexes (REVISED from previous submission)
Location:804 E.State St./M.L.K.,Jr.Blvd.
Applicant:Tom Schickel for Demos/Johnny,LLC
Anticipated Board Action(s)in June:Public Hearing &Determination of Environmental Significance
Project Description:The applicant proposes to construct two duplexes (each with two 3bedroom
apartments),a 16space gravel parking area,and associated site improvements.Vehicular access is via the
existing driveway on Blair Street.Dedicated pedestrian site access to Blair Street will be provided via an
expanded walkway at 120 Blair St.(under the same ownership as the project site).Site preparation will
require removal of existing garage,all paving,and fencing on the development site.The project requires
consolidation of six existing tax parcels :#83.3 2 (804 E.State St.)containing a duplex;#83.3 3 (112 Blair
Street),currently used as a parking lot;#68.8.9,containing the existing garage;#83.3 9 (806 E.State St.),
#83.3 8 (808 E.State St.)containing identical existing duplexes,and a 683 SF portion of an impacted vacant
lot to the north.The project is in the CR2 Zoning District and is contiguous on its western and northern
boundaries 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.
10:50 Project:Tompkins Financial Headquarters
Location:118 &119 E.Seneca St.
Applicant:Trowbridge Wolf Michaels,LLP for Tompkins Trust Company
Anticipated Board Action(s)in June:Public Hearing &Determination of Environmental Significance
Project Description:The applicant proposes to construct a 7story,110,000SF office building as a new
corporate headquarters at 118 E.Seneca St.,and to relocate the existing drivethrough teller to the ground
floor 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.It has
undergone Design Review.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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11:10 Zoning Appeals
#2986 Parking &Area Variances:210 Hancock St.(INHS)
#2987 Area Variances:105107 E.York St.(J.Sempel)
#2988 Parking Variance:506 S.Cayuga St.(T.Amici)
11:20 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
electronicallyvia the “Document Center”on the City web site
(www.cityofithaca.org/DocumentCenter),under “Planning &
Development”>“Site Plan Review Project Applications,”andin
therelevant year/month folder.Subdivision application
materialscan be similarly located,but in the “Subdivision
Applications”folder.
ZoningAppeals
ZoningAppeals are accessible electronically via the “Document
Center”on the City web site
(www.cityofithaca.org/DocumentCenter),under “Board of
ZoningAppeals”>“Zoning Appeal Applications,”andin the
relevantyear’s folder.
If you have a disability &would like specific
accommodation to participate,
please contact the City Clerk at 274 6570 by
12:00 p.m.,the daybefore the meeting.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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804EStateStreet6215TreeLawns:120Blair118BlairProposedPedestrianAccessExistingConditions(below):
804EStateStreet6215oratingstonewallatpropertylinebetweend116and118BlairStconditionsofparkingarea
804EStateStreet6215ExistingConditionsalongStateStreet6215
804EStateStreet6215
804EStateStreet6215Deterioratingwalkwayleadingupfromstairsatnewretainingwall
804EStateStreet6215Newretainingwall,stairsandplantings
804EStateStreet6215ViewintositefromBlairStreetaccessdrive808EStateStreetfromsiteinterior
Graham Kerslick
4th Ward Alderperson, City of Ithaca
gkerslick@cityofithaca.org
607-273-4620
Thursday June 11, 2015
Project: Two Duplexes (5-27-15 REVISED)
Location: 804 E. State St./M.L.K., Jr. Blvd.
Applicant: Tom Schickel for Demos/Johnny, LLC
Members of the Planning & Development Board,
Thank you for the time and effort you have already devoted to this project. I would also acknowledge the time and
effort that Mr. Ike Nestopoulos has put into meeting with adjoining homeowners as plans for this proposed
development have progressed. I urge the Board to continue working with the developer to achieve a project that
truly would be a “beautiful and sympathetic addition to East Hill”, as claimed in an earlier submission of this
project.
Building Design
Residents of Orchard Place are not opposed to development in the neighborhood, especially when it replaces an
unattractive parking lot. The two duplexes at 107 Cook St are regarded as additions that are truly sympathetic to
the surrounding area. Projects in progress at 707 E.Seneca St. and 202 Eddy St. promise to be genuine
improvements to the neighborhood. Thank you for your work with developers to achieve these results.
Drawings continue to show the proposed modular duplexes to be worryingly similar to units at 806 & 808 E.State
St and 108 Blair St., which have minimal architectural detailing and visual interest. I would urge the Board to
continue to do whatever it can to improve the external design of the buildings. This would recognize the
importance of the viewshed of nearby housing and in particular the adjacent historic district.
Pedestrian Pathway Access
The revised site plan (5-27-15) shows a proposed pedestrian access pathway at the NE corner of the project
around and to the north of 120 Blair St. It would be a significant improvement if a dedicated pedestrian pathway
were provided between 108 &116 Blair St. alongside the existing vehicular access (see photo) for the following
reasons:
1. Residents of 806 & 808 E.State St. use the existing driveway as the shortest route to the popular bus stops
at the corner of College Ave & Mitchell St. Future residents of 804 E.State St will continue to use this
route.
2. The proposed pathway around and to the north of 120 Blair St would require the removal of existing trees,
vegetation and green space. This would reduce screening and increase the impact of the project on
surrounding homes. (see photos)
3. The proposed pathway will be difficult to maintain, especially in the winter. The backyard of 120 Blair St
has a significant grade, narrow access and is mostly concealed from Blair St.
4. Following a recent conversation I believe the developer acknowledges the disadvantages of the proposed
pathway and the merits of providing dedicated pedestrian access between 108 & 116 Blair St.
Thank you for time and consideration.
Sincerely,
Existing
fence
and
trees
at
120
Blair
St
–
would
need
to
be
removed
for
proposed
pathway
Existing
back
yard
of
120
Blair
St
–
would
need
to
be
paved
for
proposed
pathway
Existing
northside
of
back
yard
of
120
Blair
St
–
significant
slope
to
existing
sidedoor
access
pathway.
Existing
pathway
to
entrance
doorway
of
120
Blair
St.
Existing
driveway
and
right
of
way
–
to
the
left
of
120
Blair
St.
Existing
driveway
access
from
Blair
St.
(between
108
&
116)
Page 1 of 3
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM Part III
Project Name:Three Duplexes 804 E.State St./M.L.K.,Jr.Blvd.
Date Created:6/1/15
PROJECT DESCRIPTION
The applicant proposes to construct two duplexes (each with two 3bedroom apartments),a 16
space gravel parking area,and associated site improvements.Vehicular access is via the existing
driveway on Blair Street.Dedicated pedestrian site access to Blair Street will be provided via an
expanded walkway at 120 Blair Street (under same ownership as project site).Site preparation will
require removal of existing garage,all paving,and fencing on the development site.The project
requires consolidation of six existing tax parcels :#83.3 2 (804 E.State St.),containing a duplex;
#83.3 3 (112 Blair St.),currently used as a parking lot;#68.8.9,containing the existing garage;#83.
39 (806 E.State St.);#83.38 (808 E.State St.),containing identical existing duplexes;and a 683SF
portion of an impacted vacant lot to the north.The project is in the CR2 Zoning District and is
contiguous on its western and northern boundaries 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.
IMPACT ON LAND
The project will require excavation for building foundations.A geotechnical report has not been
done for this project however foundation work done in the recent past for three houses on the
property provides adequate information.The applicant anticipates the soil is 23 feet deep
underlain with breakable shale which will be removed with a backhoe to the necessary depth.
The portion of the site that contains the new buildings is not steeply sloped however,other parts
of the site are sloped over 10%.When submitted,the Erosion and Sedimentation Control Plan will
be reviewed by the City Stormwater Management Officer.
IMPACT ON WATER
No impact anticipated.
IMPACT ON DRAINAGE
The portion of the site that contains the new buildings is not steeply sloped however,other parts
of the site are sloped over 10%.When submitted,the Erosion and Sedimentation Control Plan will
be reviewed by the City Stormwater Management Officer.
No impact anticipated.
IMPACT ON AIR
The project site is in a residential area however,the construction period is expected to be
relatively short,as the buildings are modular.
Page 2 of 3
The impacts of airborne dust could have a negative impact during the construction period.The
excavation and the preparation of foundations can also create the potential for increased dust and
dirt particles in the air.The applicant has agreed to employ the following applicable dust control
measures as appropriate:
Misting or fog spraying site to minimize dust.
Maintaining crushed stone tracking pads at all entrances to the construction site.Re seeding
disturbed areas to minimize bare exposed soils.
Keeping roads clear of dust and debris.
Requiring trucks to be covered.
Prohibiting burning of debris on site.
No impact anticipated.
IMPACT ON PLANTS &ANIMALS
No impact anticipated.
IMPACT ON AESTHETIC RESOURCES
The project is site is contiguous to the East Hill Historic District.The proposed buildings are in the
rear of the site though it is unclear how visible they would be from points in the Historic District
or the adjacent neighborhood.The applicant has provided a line drawing of the view from the rear
yards of 109 and 111 Orchard Place (within the Historic District)to illustrate how the site
developments relates to the Historic District.
The applicant has taken the following steps to reduce impacts on the Historic District:
Reduced the scale of the project from 3 to 2 buildings.
Removed the originallyproposed basement level parking which reduced the height of the
building by 2 3 feet.
Incorporated a vegetative buffer at the northern boundary of the site.
Installation of foundation plantings for the duplexes at 806 E.State Street.
Purging and painting the currently exposed foundations of the duplexes at 806 E.State Street.
The Lead Agency requests (and the applicant has agreed)to the following steps,in addition to those
items listed above:
Installation of a vegetative buffer along the western boundary contiguous to the Historic
District.
Installation of landscape establishment plan including temporary irrigation.
Submission of details on soil improvements for proposed planting areas,particularly in
compacted areas.
Replacement of any unhealthy/dying plantings throughout the site.
Page 3 of 3
Issues for discussion:
Lack of architectural interest.
Appearance of site from/along State Street including newly installed retaining wall and
plantings.
Dumpster and recycling enclosure.
IMPACT ON HISTORIC RESOURCES
See Impact on Aesthetic Resources above.
IMPACT ON OPEN SPACE AREA
No impact anticipated.
IMPACT ON TRANSPORTATION
Issues:
Pedestrian circulation safety and comfort of existing and proposed pedestrian amenities.
Accommodation for bicycles.
IMPACT ON ENERGY
No impact anticipated.
IMPACT ON NOISE &ODORS
The project is in a densely developed area in a residential neighborhood however the construction
period is expected to be relatively brief –as the buildings are modular.Construction activities will
temporarily produce noise that will affect residents in the immediate area.The Lead Agency
requires and the applicant has agreed that noiseproducing construction activities will be
limited to MondayFriday from 7:30 a.m.to 7:30 p.m.
IMPACT ON PUBLIC HEALTH
No impact anticipated.
IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD
No impact anticipated.
Prepared by:Lisa Nicholas,AICP,Senior Planner
Planning and Development Board
Design Review Committee Meeting
Tompkins Trust Company Headquarters –118 &119 E.Seneca Street
Monday,June 8,2015,3:00 p.m.
In attendance:John Schroeder,Jack Elliot,JoAnn Cornish,Lisa Nicholas,Kim Michaels,Steve Hugo
The Design Review Committee offered the following recommendations:
For the Headquarters Building:
Be more explicit about intention for sustainable building materials,construction practices and
building functions.Consider use of photovoltaic glazing.Building should be an example of
sustainability in the downtown.
Add windows to the stair tower at on the north façade
Wrap band of larger paned glass vertically down black brick “column”(same as narrower band
of glass)on Seneca Street façade.
Inset ground floor columns if possible
Vary the massing:Consider enhancing the change in materials on the Seneca Street façade
(between limestone and black brick)with changes to the building volumes such that the
materials express differing interior spaces.
Strengthen the horizontal reference to the DeWitt Building roofline
Vary patterning/finishes on exterior veneers (e.g.,progressively rusticated limestone)
Enhance entrance –pedestrian entrance should be more powerful/prominent than vehicular
entrance
Consider green roof and possible balcony or terrace
Incorporate architectural language from the north and south facades into the east and west
facades to add more interest
Coordinate with adjacent property owner to create a space for taller landscaping at north
façade –or incorporate a green screen
For drivethrough location:Plant a green screen or other landscaping on west wall
June 9, 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 additional information for Tompkins Financial Headquarters Building and Drive-
Through
Dear JoAnn and Members of the Planning Board:
This letter transmits to you additional materials for the Preliminary Site Development Plan Review for the
Tompkins Financial Headquarters Building and adjacent Drive-Through Building.
Preliminary SPR for Tompkins Financial Headquarters Building and Drive-Through
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 and
May 15, 2015. Please do not hesitate to call should you have questions or require additional information.
Sincerely,
Kimberly Michaels
Principal
Trowbridge Wolf Michaels Landscape Architects LLP
1001 West Seneca Street, Suite 101 Ithaca, New York 14850 ph: 607.277.1400
www.twla.com
Contractor Parking during Construction
There will be no onsite parking available for contractors during construction. Contractors will utilize public
parking for the duration of construction.
Pedestrian Access during Construction
Safe public sidewalk routes will be maintained during construction. Two lanes of traffic will remain open
during construction as well. It is anticipated that concrete traffic barriers will be used to separate pedestrians
from street traffic when the pedestrian routes are shifted into the adjacent street. See attached diagram FIG-
01 showing the possible pedestrian circulation rerouting scenarios.
Pedestrian Circulation
As we move into more detailed design, we will do our best to provide a (9’) functional sidewalk width
between street tree planters and the building face and (12’) between the building face and the street curb as
requested by the planning board. However, it may not be feasible to fit the necessary building program with
these limitations.
Site Utilities
The project is in need of natural gas service for the proposed building. Based on the current information the
civil engineer understands the best solution is a service line from NYSEG's medium pressure main on East
Buffalo Street. Since the project lands do not extend to East Buffalo Street, an easement would need to be
obtained from one of the adjacent neighboring properties to the north. If the project is not be able to obtain
the necessary easement, alternatives solutions would include the following:
1. Service from NYSEG's low pressure main on East Seneca Street, albeit at a reduces level of
service.
2. Extension of the medium pressure system within the street rights-of-way from East Buffalo Street
to the site on East Seneca Street.
Note also that the lack of gas service from the medium pressure system may also preclude the use of a
natural gas fired backup generator for the project.
Preliminary Geotechnical Subsurface Investigation Findings
Soil borings began at the site of the new headquarters building on Thursday, June 4. At this time two
borings have been completed to refusal at a depth of approximately 76’, located on the east side of the site.
Boring are expected to be complete by June 12, 2015. Boring logs for the completed borings reveal fill to 5’,
with loose to very loose sand to a depth of 66’ overlying dense glacial till with shale fragments. Standing
groundwater was encountered at approximately 17’. Pile depth is expected to be approximately 75’ below
existing grade. These early findings are consistent with expectations for this location, and confirm the
engineer’s expectation that the most economical foundation system for this building will be impact driven
steel H piles.
Pile Driving Operations
At this time the structural engineer anticipates preliminary expectation is that the building will be founded on 75 to
100 steel H piles driven to bear in dense glacial till like material at a depth that begins approximately 66’ below
existing ground elevation. The general sequence of operations to be followed will consist of site clearing including
the demolition of the existing drive-through building, excavation to basement subgrade elevation within the first
floor footprint, followed by pile installation. Due to the sandy nature of the existing soils and the close proximity of
the building site to Seneca Street and adjacent buildings it will be necessary for the contractor to install temporary
excavation support, further discussed below.
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Pile driving is expected to progress relatively quickly due the loose sandy nature of the overlying soils. The
structural engineer expects a total duration of three to four weeks from commencement of pile driving until
completion.
To minimize the disturbance to local area residents, planning board standards for hours of operation for any
pile driving related operations of 7:30 am to 7:30 pm will be strictly adhered to.
Adjacent Building Protection Plan
Adjacent buildings and other existing site development such as the sidewalk and Seneca Street will be protected
from damage from construction operations utilizing support for excavation and a structured program of vibration
monitoring.
Support for excavation will consist of temporary retaining wall structures to prevent undermining of soils adjacent to
the foundation excavation and to allow workers safe access within the excavation. Either steel sheet piles or steel
soldier piles with wood lagging will be utilized by the contractor for support for excavation. Vibration monitoring
and other aspects of the pile driving protection and monitoring plan will be required for temporary support for
excavation piling work.
The following limits are anticipated to be specified for construction induced vibration.
PPV** Action
Review Level 0.2 in/sec Modify Construction Activities
Alert Level 0.3 in/sec Stop Work and Perform Structural
Stability Assessment
** PPV = Peak Particle Velocity, typically measured at ground level recording the vibration amplitude
along the ground surface in the vertical direction.
A trial pile or other trial method of inducing vibration will be executed with vibration monitoring equipment in place.
Vibration monitoring during construction of the index pile will also provide this information. Should it be determined
that the recommended vibration levels are exceeded, alternatives to impact driven piles will be explored.
Please note that the above discussion pertains to maximum recommended vibration levels to prevent damage to
adjacent buildings. Even at the lower recommended levels, vibration will be noticed by adjacent building
occupants, and could be found to be a disturbance.
Trip Generation
See attached letter from SRF Associates
Building Elevations & Renderings
See attached images
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June 8, 2015
HOLT Architects, P.C.
217 N. Aurora Street
Ithaca, NY 14850
Attn: Mr. Nathan Brown
RE: Proposed Tompkins Financial Corporation Headquarters, City of Ithaca, NY
Trip Generation Assessment
Dear Mr. Brown,
We have performed a trip generation assessment related to the proposed Tompkins
Financial Corporation Headquarters located at 118 and 119 East Seneca Street in the City
of Ithaca. The results of the analysis are described below.
The two addresses, 118 and 119 East Seneca Street, currently house portions of the
Tompkins Financial Corporation offices and a local bank branch with two drive-through
lanes and a drive-up ATM. The proposed project will relocate the bank branch from the
north side of Seneca Street to the south side of Seneca Street. The bank branch facility will
not change significantly and no changes in trip generation are anticipated as a result of the
relocation. In addition, since East Seneca Street is one-way westbound, there are no real
changes in travel patterns anticipated aside from the turn directions at the driveways. The
site modifications will result in significant improvements in the number, width and location
of curb cuts as well.
The existing branch building on the north side of East Seneca Street will be replaced with a
seven (7) building that will consolidate and house the Corporate Headquarters for
Tompkins Financial Corporation. Currently these offices are scattered within adjacent
buildings. Given the proximity of the existing, albeit scattered, office spaces, no additional
vehicular traffic is anticipated as a result of the consolidation. However, the new offices are
expected to bring 20 employees to the downtown offices that were previously working at
locations outside of the downtown area. While these employees will result in additional
trips to the downtown area, they can be expected to add a mix of vehicular, pedestrian,
bicycle and transit trips. The net result will be a negligible impact to te roadway network.
Reviewing agencies – including the New York State Department of Transportation
(NYSDOT) – use a guideline in determining whether a project warrants the preparation of
3495 Winton Place
Building E, Suite 110
Rochester, NY 14623
phone 585.272.4660
fax 585.272.4662
Re: Proposed Tompkins Financial Corporation Headquarters, City of Ithaca, NY June 8, 2015
Trip Generation Letter
Page 2 of 2
a traffic assessment report. The applicable guideline is that if a proposed project is projected
to add 100 vehicles per hour (vph) or more to an intersection, then that intersection should
be studied for potential traffic impacts. The additional 20 employees at the site are not
expected to generate more than 100 vph, therefore, a traffic assessment is not required.
If you have any questions or are in need of additional information, please do not hesitate to
contact our office.
Very truly yours,
SRF & Associates
Amy C. Dake, P.E., PTOE
Senior Traffic Engineer
S:\Projects\2015\35031 Tompkin Financial Headquarters, Ithaca\TFHQ Draft Trip Gen 06-08-15.docx
EXISTINGADJACENTPARKINGHILTONGARDENINNEXISTINGADJACENTPARKINGSTAIRSERVICE113-119EASTSENECA(TompkinsFinancial)121 EASTSENECASENECABUILDING(TompkinsFinancial )111EASTSENECA130-132EASTSTATEST.134-136EASTSTATEST.138-140EASTSTATEST.126-128EASTSTATE124EASTSTATEST.122EASTSTATEST.120 EASTSTATEST.NEW HEADQUARTERSBUILDING 1ST FLOORDRIVE LANEDRIVE LANEPEDESTRIAN ROUTECONSTRUCTION FENCECONCRETE BARRIERPARALLEL PARKINGEAST SENECASTREETEXISTINGADJACENTPARKINGHILTONGARDENINNEXISTINGADJACENTPARKINGSTAIRSERVICE113-119EASTSENECA(TompkinsFinancial)121 EASTSENECASENECABUILDING(TompkinsFinancial )111EASTSENECA130-132EASTSTATEST.134-136EASTSTATEST.138-140EASTSTATEST.126-128EASTSTATE124EASTSTATEST.122EASTSTATEST.120 EASTSTATEST.NEW HEADQUARTERSBUILDING 1ST FLOORDRIVE LANEDRIVE LANECONSTRUCTION FENCECONCRETE BARRIERPEDESTRIAN ROUTEEAST SENECASTREETEXISTINGADJACENTPARKINGHILTONGARDENINNEXISTINGADJACENTPARKINGSTAIRSERVICE113-119EASTSENECA(TompkinsFinancial)121 EASTSENECASENECABUILDING(TompkinsFinancial )111EASTSENECA130-132EASTSTATEST.134-136EASTSTATEST.138-140EASTSTATEST.126-128EASTSTATE124EASTSTATEST.122EASTSTATEST.120 EASTSTATEST.NEW HEADQUARTERSBUILDING 1ST FLOORDRIVE LANEDRIVE LANEPEDESTRIAN ROUTECONSTRUCTION FENCECONCRETE BARRIERPARALLEL PARKINGEAST SENECASTREETFile: T:\PROJECTS\TTC Seneca\ACAD\ARCHIVE_OLD VERSIONS\14038 TTC PED ACCESS SITE DIAGRAMS.dwg Plot Date: 6/10/2015
FIG-01 DATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475JVB, JLF8 JUNE 2015ITHACA, NEW YORK
TOMPKINS TRUST COMPANY
SENECA STREET HEADQUARTERS &
DRIVE THRU FACILITY 1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092Scale: 1" = 20'Scale: 1" = 20'Scale: 1" = 20'PEDESTRIANCONSTRUCTIONROUTEDIAGRAM
June 8, 2015
HOLT Architects, P.C.
217 N. Aurora Street
Ithaca, NY 14850
Attn: Mr. Nathan Brown
RE: Proposed Tompkins Financial Corporation Headquarters, City of Ithaca, NY
Trip Generation Assessment
Dear Mr. Brown,
We have performed a trip generation assessment related to the proposed Tompkins
Financial Corporation Headquarters located at 118 and 119 East Seneca Street in the City
of Ithaca. The results of the analysis are described below.
The two addresses, 118 and 119 East Seneca Street, currently house portions of the
Tompkins Financial Corporation offices and a local bank branch with two drive-through
lanes and a drive-up ATM. The proposed project will relocate the bank branch from the
north side of Seneca Street to the south side of Seneca Street. The bank branch facility will
not change significantly and no changes in trip generation are anticipated as a result of the
relocation. In addition, since East Seneca Street is one-way westbound, there are no real
changes in travel patterns anticipated aside from the turn directions at the driveways. The
site modifications will result in significant improvements in the number, width and location
of curb cuts as well.
The existing branch building on the north side of East Seneca Street will be replaced with a
seven (7) building that will consolidate and house the Corporate Headquarters for
Tompkins Financial Corporation. Currently these offices are scattered within adjacent
buildings. Given the proximity of the existing, albeit scattered, office spaces, no additional
vehicular traffic is anticipated as a result of the consolidation. However, the new offices are
expected to bring 20 employees to the downtown offices that were previously working at
locations outside of the downtown area. While these employees will result in additional
trips to the downtown area, they can be expected to add a mix of vehicular, pedestrian,
bicycle and transit trips. The net result will be a negligible impact to te roadway network.
Reviewing agencies – including the New York State Department of Transportation
(NYSDOT) – use a guideline in determining whether a project warrants the preparation of
3495 Winton Place
Building E, Suite 110
Rochester, NY 14623
phone 585.272.4660
fax 585.272.4662
Re: Proposed Tompkins Financial Corporation Headquarters, City of Ithaca, NY June 8, 2015
Trip Generation Letter
Page 2 of 2
a traffic assessment report. The applicable guideline is that if a proposed project is projected
to add 100 vehicles per hour (vph) or more to an intersection, then that intersection should
be studied for potential traffic impacts. The additional 20 employees at the site are not
expected to generate more than 100 vph, therefore, a traffic assessment is not required.
If you have any questions or are in need of additional information, please do not hesitate to
contact our office.
Very truly yours,
SRF & Associates
Amy C. Dake, P.E., PTOE
Senior Traffic Engineer
S:\Projects\2015\35031 Tompkin Financial Headquarters, Ithaca\TFHQ Draft Trip Gen 06-08-15.docx
9 June
ETB
STREET
ELEVATIONS
9 June
EB
STREET CORNER
PERSPECTIVES
VIEW FROM SENECA STREET LOOKING WEST VIEW FROM SENECA STREET LOOKING EAST
VIEW FROM BUFFALO STREET LOOKING EAST VIEW FROM BUFFALO STREET LOOKING WEST
9 JuneEBHEADQUARTERSPERSPECTIVE
9 JuneEBDRIVE THRUPERSPECTIVE
Page 1 of 7
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)Part III
Project Name:Tompkins Financial Headquarters,118 &119 E.Seneca St.
Date Created:5/14/15 |Revised by Planning &Development Board:5/26/15 |By Staff:6/8/15
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 ground
floor 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 985 SF drive
through 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.The project
has undergone Design Review.
IMPACT ON LAND
The project sites are both existing developed sites in the downtown core.At 119 E.Seneca Street,
site development will require the demolition and removal of most paving,5 trees,associated
landscaping,and a portion of the City sidewalk and curbcut.At 118 E.State Street,site
development will require removal of all paving,29 trees and associated landscaping,all buildings
and other structures,as well as the existing City sidewalk and granite curbing.A pile foundation is
anticipated.Foundation preparation will require excavation of approximately 4,500 CY of materials.
A geotechnical study is underway.According to the applicant,soil borings began at the site of the
new headquarters building on Thursday,June 4,2015 and should be completed by June 12,2015.
As of June 8,2015,two borings had been completed to refusal at a depth of approximately 76’,
located on the east side of the site.Boring logs for the completed borings reveal fill to 5’,with loose
to very loose sand to a depth of 66’overlying dense glacial till with shale fragments.Standing
groundwater was encountered at approximately 17’.
Based on this information,the structural engineer anticipates the building will be founded on 75
100 steel H piles,driven to bear in dense glacial tilllike material at a depth that begins
approximately 66’below existing ground elevation.
The sequence of foundation construction will be as follows:site clearing,including the demolition
of the existing drivethrough building;excavation to basement subgrade elevation within the first
floor footprint;and pile installation.Due to the sandy nature of the existing soils and the close
proximity of the building site to Seneca Street and adjacent buildings,installation of temporary
excavation support will be required (discussed below).
Page 2 of 7
Pile driving is expected to progress relatively quickly due to the loose sandy nature of the overlying
soils.The structural engineer expects a total duration of three to four weeks from commencement
of pile driving until completion.
To minimize the disturbance to local area residents,the project sponsor will limit hours of operation
for any pile driving to Monday through Friday from 7:30 a.m.to 7:30 p.m.
The project sponsor proposes to protect adjacent buildings and other existing site development
such as the sidewalk and Seneca Street through the use of temporary excavation support and a
structured program of vibration monitoring.Excavation support will consist of temporary retaining
wall structures in order to prevent undermining of soils adjacent to the foundation excavation and
to allow workers safe access within the excavation.Either steelsheet piles or steelsoldier piles with
wood lagging will be used by the contractor for support for excavation.Vibration monitoring and
other aspects of the pile driving protection and monitoring plan will be required for temporary
support for excavation piling work.
The project sponsor anticipates the following limits will be specified for construction induced
vibration.INSERT HOW THIS WILL BE MONITORED FOR THE BUILDING PERMIT.
PPV**Action
Review Level0.2 in./sec.Modify Construction Activities
Alert Level0.3 in./sec.Stop Work and Perform Structural Stability Assessment
**PPV =Peak Particle Velocity,typically measured at ground level recording the vibration amplitude
along the ground surface in the vertical direction.
The project sponsor intents to conduct a trial pile or other trial method of inducing vibration with
vibrationmonitoring equipment in place.Vibration monitoring during construction of the index pile
will also provide this information.Alternatives to impactdriven piles will be explored,determined
by whether the recommended vibration levels are exceeded.
The Lead Agency understands the above discussion pertains only to maximum recommended
vibration levels to prevent damage to adjacent buildings.Any vibrations,including those at lower
thanrecommended levels,will be noticeable to adjacent building occupants,and likely be
considered a disturbance.However,this impact is temporary,unavoidable,and will be mitigated
through the limit of construction hours.
IMPACT ON WATER
No impact anticipated.
IMPACT ON DRAINAGE
The two sites combined have a total of 80%pavement or buildings,and 20%landscaping or gravel.
The proposed conditions over both sites are 95%pavement or buildings,and 5%landscaping.
Under review by City Storm Water Pollution Prevention Management Officer.
Page 3 of 7
IMPACT ON AIR
The project site is in a densely populated area.Construction of the 7story building is projected to
last 1418 months and will likely be concurrent with several other construction projects in the
downtown area.
The cumulative impacts of airborne dust could have a negative impact during the construction
period.The excavation and the preparation of foundations can also create the potential for
increased dust and dirt particles in the air.The applicant has agreed to employ the following
applicable dustcontrol measures as appropriate:
Misting or fog spraying site to minimize dust.
Maintaining crushed stone tracking pads at all entrances to the construction site.Re seeding
disturbed areas to minimize bare exposed soils.
Keeping roads clear of dust and debris.
Requiring trucks to be covered.
Prohibiting burning of debris on site.
No impact anticipated.
IMPACT ON PLANTS &ANIMALS
Site development requires removal of 39 trees and associated landscaping.Both sites currently
have a combined total of 20%landscaping.After construction,landscaping will be 5%of the sites.
No impact anticipated.
IMPACT ON AESTHETIC RESOURCES
The project site is located in the city’s retail,tourism,and entertainment center.At approximately
104’and seven stories,the building will be visible from portions of the Commons,State Street,
Seneca Street,and East Hill,and will be visible from points within the Ithaca Downtown National
Register Historic District,the DeWitt Park Local Historic District,and possibly the East Hill Local
Historic District.
The applicant has provided streetlevel elevations showing the proposed Headquarters Building as
well as the Hilton Garden Inn and the DeWitt Building from both Seneca and Buffalo Streets,and
visualizations from the following points:looking west from Cayuga;looking east from Aurora;and
looking across the street from the opposite side of Seneca Street.
More information on building materials is needed (keyed colored elevations)to be provided
during Site Plan Review.
More information on rooftop mechanicals is needed.Mechanical housing should be shown
on all renderings and elevations.Applicant to submit a rooftop plan.Materials for
screening should be specified.This information can be provided during Site Plan Review.
Also see Impact on Historic Resources.
Page 4 of 7
No impact anticipated.
IMPACT ON HISTORIC RESOURCES
The Lead Agency sought a recommendation from Bryan McCracken,City Historic Preservation
Planner,regarding and potential impacts of the project to the adjacent historic districts.In a memo
dated May 20,2015,from McCracken to the Planning Board,he offered the following:
The proposed exterior cladding materials and fenestration of the new Tompkins Financial
Headquarters Building at 118 East Seneca Street are compatible with,and complementary to,the
DeWitt Park Historic District and will contextually integrate the new building into its environment.
Stone and brick are used extensively throughout the district and are the predominant materials used
in the DeWitt Building,which has a rusticated stone first story and brick upper stories,and 119 120
E.Buffalo Street,which is largely brick.With respect to the broader context of Seneca Street and the
Ithaca Downtown Historic District,the proposed use of stone and brick cladding is also compatible
and complementary.Several programmatically similar buildings located across from the project site
on Seneca Street have similar façade treatments as those proposed for the new building.These
buildings are located in the National Register Ithaca Downtown Historic District and include 108 110
and 114 118 N.Tioga and 121 E.Seneca (located outside of district but eligible for designation).The
fenestration of the proposed new building has a similar solid and pierced pattern as the DeWitt
Building and others within the surrounding neighborhood,and is compatible with the Dewitt Park
Historic District.
I understand that plans for the building are in the preliminary stages and more work with will be
done to refine the design.As this work continues,I would encourage the designers to consider the
size,scale and proportion,and massing of the Tompkins Financial Headquarters Building as it relates
to that of the DeWitt Building,the double house at 119 121 E.Buffalo and the other buildings within
the DeWitt Park Historic District.While urban in character,the DeWitt Park Historic District provides
a visual transition from the density of the urban core to the south and the residential character of the
neighborhoods to the north.To the preserve this quality,the visual impact of the building’s seven
story height could be reduced through the incorporation of step backs,alternate cladding materials
on the uppermost stories or other design features.A large scale vegetative buffer along the west and
north property lines would also help reduce the overall visual impact of the development on the
historic district.These considerations will ensure that the new building will not substantially impact
the district’s historic spatial relationships and aesthetic quality.
The treatment of the upper four stories of the mixed use development at the northwest corner of
Tioga and Seneca Streets,currently the Hilton Garden Inn,is a good example of how visual weight
can be reduced through the use of design features.These stories were stepped back and an alternate
cladding material used to visually minimize the size,scale and massing of the upper floors,which
preserved the historic spatial relationships and aesthetic significance that characterize the DeWitt
Park Historic District.One specific example is the fourth story cornice,which was designed to align
with the primary roofline of the DeWitt Building.This relationship respects the prominence of the
historic building and preserves the historic proportional relationship between the buildings on E.
Seneca Street and those on E.Buffalo Street.The incorporation of similar design features in the
Tompkins Financial Headquarters Building will ensure that its size,scale and massing are compatible
with DeWitt Park Historic District.
Page 5 of 7
The Lead Agency had also requested the applicant consider providing enhanced landscaping on
the north side of the buildingpossibly in coordination with the adjacent property owner,as
well as on the west façade of the drivethrough building.
The applicant has further developed the building façades.The revised design addressed the above
referenced concerns through a varied use of materials specifically limestone on the bottom six
floors and black brick on the seventh floor as well as a black brick ‘column’that descends to the
ground plane and wraps around the west façade.
The Design Review Committee reviewed the project on 6/8/15 and offered the following
recommendations.
For headquarters building:
Add windows to the stairtower on the north façade.
Wrap band of largerpaned glass vertically down black brick ‘column’(same as narrower band of
glass)on Seneca Street façade.
Inset ground floor columns,if possible.
Vary the massing:Consider enhancing the change in materials on the Seneca Street façade
(between limestone and black brick)with changes to the building volumes such that the
materials express differing interior spaces.
Strengthen the horizontal reference to the DeWitt Building roofline.
Vary patterning/finishes on exterior veneers (e.g.,progressively rusticated limestone)
Enhance entrance pedestrian entrance should be more powerful/prominent than vehicular
entrance.
Consider green roof and possible balcony or terrace.
Incorporate architectural language from the north and south façades into the east and west
façades to add more interest.
Coordinate with adjacent property owner to create a space for taller landscaping at north
façade or incorporate a green screen.
For drivethrough location:
Plant a green screen or other landscaping on west wall.
Also See Impact on Aesthetic Resources.
No impact anticipated.
IMPACT ON OPEN SPACE AREA
No impact anticipated.
IMPACT ON TRANSPORTATION
The project proposes to remove one ADA street parking space in front of 119 E.Seneca Street,shift
the ADA designation to a parking space to the west,and add 4 parking spaces in front of 113 E.
Seneca Street.The proposed north property site plan includes 28 bicycle parking spaces.City
Page 6 of 7
bicycle parking standards require 27 bicycle spaces for the 64,095 nsf building (1 space per 2,500
nsf).In addition,there are 2 bicycle parking spaces on the south property site plan.
The project consolidates the company’s scattered downtown employees,while also allowing room
for future expansion.The new building will be the central office for all [NUMBER]downtown
employees and an additional 20 new employees currently housed in East Hill.The project sponsor
estimates 77 new employees will be added over the next 10 years.
Description of current transportation and parking situation.The project is in close proximity to
public transportation and is walkable from many points within the City.As an amenity to current
and future employees,the project sponsor should develop and implement a Transportation Demand
Management strategy to reduce singleoccupancy vehicle trips,like providing incentives for the
following:
Vanpooling
Carpooling
Remote parking
Flexible work schedules and telecommuting options
Public transportation
The applicant has met with Tim Logue,City Transportation Engineer,and Frank Nagy,City Director
of Parking,to discuss the traffic and street parking impacts of the project.The applicant has
submitted a letter dated June 8,2015 from Amy Drake,Senior Traffic Engineer at SRF Associates,in
response to Logue’s request for a Trip Generation Report.The letter and other project information
is currently under review by the City Transportation Engineer.
NYS DOT initially raised concerns about dual exit lanes proposed for the drive through;however,in a
letter dated May 12,2015 from Mark Frechette,DOT Director,Planning &Program Management
Group,it was stated that:“After reviewing the project in closer detail,we will allow the dual exit
lanes onto East Seneca Street.”
The Lead Agency has requested the width of the sidewalk in front of the building be a minimum of
12 feet from curb to building face with an unobstructed pedestrian zone of at least 9’.The applicant
has responded that “[...]we will do our best to provide a (9’)functional sidewalk width between
street tree planters and the building face and (12’)between the building face and the street curb as
requested by the planning board.However,it may not be feasible to fit the necessary building
program with these limitations.”Is this acceptable to the Lead Agency?
Construction access to the site will primarily be from Seneca Street.The applicant anticipates the
parking lane directly in front of the 118 E.Seneca Street site will 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 onsite,as well as the jobsite offices of the contractor.
Deliveries and materials are expected to arrive from Route 79 and Route 13.
There will be no onsite parking available for contractors during construction.The project sponsor
intends to require contractors to use public parking for the duration of construction.Does the Lead
Agency want to require the applicant to explore remote parking options?
Page 7 of 7
The project sponsor has agreed to maintain safe public sidewalk routes during construction.Two
lanes of traffic will remain open during construction as well.It is anticipated concrete traffic barriers
will be used to separate pedestrians from street traffic,when the pedestrian routes are shifted into
the adjacent street.See attached diagram FIG01 showing the possible pedestrian circulation
rerouting scenarios.A Street Permit will be required for any work in the City rightof way.
IMPACT ON ENERGY
No impact anticipated.
IMPACT ON NOISE &ODORS
Construction impacts See Impacts to Land.
IMPACT ON PUBLIC HEALTH
Additional Information needed:Phase 1 ESA or equivalent
No impact anticipated.
IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD
The applicant’s preferred option for gas service for the new building:the best solution is to extend a
service line from NYSEG's mediumpressure main on East Buffalo Street.Since the project lands do
not extend to East Buffalo Street,an easement would need to be obtained from one of the adjacent
neighboring properties to the north.If the project is not able to obtain the necessary easement,
alternative solutions would include the following:
1. Service from NYSEG's lowpressure main on East Seneca Street,albeit at a reduced level of
service.
2. Extension of the mediumpressure system within the street rightsof way from East Buffalo
Street to the site on East Seneca Street.
The applicant is concerned that lack of gas service from the medium pressure system may also
preclude the use of a natural gasfired backup generator for the project.
No impact anticipated.
Prepared by:Lisa Nicholas,AICP,Senior Planner
FIRST FLOOR392' - 6"AVERAGE GRADE388' - 7 1/2"FLOOD PLAIN @ 391'-6"S.E. GRADE ELEVATION @ 389'-9"VARIANCEREQUESTVARIANCEREQUESTN.E. GRADE ELEVATION @ 388'-3"ELEVATOR OVERRUN1' - 0"3' - 10 1/2"40' - 0" ZONING ALLOWANCE6' - 6"40' - 0" ZONING ALLOWANCE6' - 6"1' - 0"3' - 10 1/2"FIRST FLOOR392' - 6"AVERAGE GRADE388' - 7 1/2"FLOOD PLAIN @ 391'-6"N.W. GRADE ELEVATION @ 387'-6"N.E. GRADE ELEVATION @ 388'-3"VARIANCEREQUESTVARIANCEREQUEST6' - 6"40' - 0" ZONING ALLOWANCE6' - 6"40' - 0" ZONING ALLOWANCE1' - 0"3' - 10 1/2"FIRST FLOOR392' - 6"AVERAGE GRADE388' - 7 1/2"1' - 0"FLOOD PLAIN @ 391'-6"S.E. GRADE ELEVATION @ 389'-9"S.W. GRADE ELEVATION @ 389'-0"3' - 10 1/2"6' - 6"40' - 0" ZONING ALLOWANCEVARIANCEREQUEST40' - 0" ZONING ALLOWANCE6' - 6"VARIANCEREQUESTBUS SHELTERFIRST FLOOR392' - 6"AVERAGE GRADE388' - 7 1/2"FLOOD PLAIN @ 391'-6"1' - 0" REQ.3' - 10 1/2"S.W. GRADE ELEVATION @ 389'-0"40' - 0" ZONING ALLOWANCE6' - 6"3' - 10 1/2"1' - 0"6' - 6"40' - 0" ZONING ALLOWANCEVARIANCEREQUESTVARIANCEREQUESTN.W. GRADE ELEVATION @ 387'-6"ELEVATOR OVERRUNABCDEFGABCDEFG1234567891012345678910WARNING: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.ArchitecturePlanningInterior Design217 North Aurora StreetIthaca NY 14850p 607.273.7600 f 607.273.0475DATE:PROJECT:OTHER:DRAWN BY:6/8/2015 8:54:51 AMAP110ZONINGVARIENCE -HEIGHT5/27/2015210 HANCOCK STREET, ITHACA NY 14850ITHACA NEIGHBORHOOD HOUSING SERVICESHANCOCK STREET REDEVELOPMENT2014055NBSCHEMATIC DESIGNREVISION SCHEDULENAME DATE 1/16" = 1'-0"F2OVERALL EAST ELEVATION - ZONING 1/16" = 1'-0"C2OVERALL NORTH ELEVATION - ZONING 1/16" = 1'-0"C6OVERALL SOUTH ELEVATION - ZONING 1/16" = 1'-0"A2OVERALL WEST ELEVATION - ZONING
1
APPEAL #2987 105-107 E. YORK STREET
(JAMES SEMP)
Appeal James Semp, owner of 105-107 East York Street, for a Use Variance from Section 325-32 C.
(1) and Area Variances from Section 325-8, Columns 10, 11, 12, and 13, Percentage of Lot
Coverage, Front Yard, Side Yard, and Other Side Yard, respectively, requirements of the Zoning
Ordinance.
The property at 105-107 East York Street is a non-conforming three-family dwelling unit. Apartment
105 occupies half the building and contains portions of both the first and second floors. The other
side of the building contains two apartments. Apartment 105 is on the first floor and apartment 107 is
on the second floor. To make two of the apartments more attractive to long-term tenants, the
applicant wants to enlarge both apartments 105 and 107 by creating habitable space on the third floor
of the building. The applicant proposes adding a 250 SF “bonus room” for apartment 107 on the
third floor. He also proposes adding a 575 SF “bonus room” on the third floor for apartment 105.
Section 325-32 C. (1) prohibits the extension or enlargement of a non-conforming use without a Use
Variance. The applicant’s request to extend into the attic space is considered an enlargement. The
property at 105-107 East York Street also has several existing area deficiencies. Column 10 limits lot
coverage to 35%; the property has 41% lot coverage. Column 11 requires a 10-foot front yard; the
property has a 6-foot front yard. Column 12 requires a 10-foot side yard; the property has a 5-foot
side yard. Column 13 requires a five-foot other side yard; the property’s other side yard is 4 feet.
105-107 East York Street is in an R-2b Use District, where the multiple dwelling is considered a non-
conforming use and Section 325-38 requires that variances be granted before a Building Permit is
issued.
CITY OF ITHACA
Board of Zoning Appeals Notice of Appeal
City of IthacaBoard of Zoning Appeals WorksheetAppeal NumberBZA-2987Address105-107 E. York StreetUse DistrictR-2bDate07/07/15ApplicantJames SempOwnerJames SempApplication Type:Use 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 UseMultiple 3-Units24983.549.8'2 Occupied Stories30+41%6'5'4'32' or 32%District Regulations for ExistingTwo Family Zone3None Required4,0003533535%1010525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsDef.Def.OKOKOKOKDef.Def.Def.Def.OKProposed Condition and/or UseMultiple 3-Units24983.549.8'3 Occupied Stories30+41%6'5'4'32' or 32%District Regulation for ProposedTwo Family Zone3None Required4,0003533535%1010525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalDef.N/ADef.N/AOKOKOKOKDef.Def.Def.Def.OKN/ANotes: