HomeMy WebLinkAbout11-15-16 P&D Board - Project Review Committee Meeting Agenda1“An Equal Opportunity Employer with a commitment to workforce diversification.”
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PLANNING &DEVELOPMENT BOARD
—PROJECT REVIEW COMMITTEE —
NOTICE OF MEETING &AGENDA
TO:City of Ithaca Project Review Committee (Planning &Development Board)
FROM:Lisa Nicholas,Senior Planner
DATE:November 9,2016
SUBJECT:Agenda for Project Review Committee Meeting:TUESDAY,NOVEMBER 15TH ,2016
Meeting is scheduled to begin at 9:30 a.m.in the Third Floor Conference Room (behind Common Council Chambers),City
Hall,108 E.Green St.Please call Charles Pyott at 274 6550,if you cannot attend or you require additional information.
9:30 Project:College Townhouse Project
Location:119 125 College Ave.
Applicant:Trowbridge Wolf Michaels,LLP
Anticipated Board Action(s)in November:Declaration of Lead Agency,Public Hearing,&Review of Full
Environmental Assessment Form (FEAF),Parts 2 &3
Project Description:The applicant is proposing to construct three new apartment buildings with a total of 67 units (a
mix efficiencies,one bedroom,and two bedroom apartments)on the 0.476 acre (20,734 SF)project site.Two of the
buildings,designed as row house apartments,are located along College Avenue,while the third building,a garden
apartment building,is located behind,in the rear portion of the site.All buildings will be four stories and 45’tall with
habitable basements.Tenants are expected to be short term visiting Cornell faculty.Since no parking is proposed for
the project,the applicant will submit a Transportation Demand Management Plan (TDMP)for approval by the
Planning Board.The project site consist of 3 tax parcels (to be consolidated)in the CR 4 Collegetown Area Form
District (CAFD).It requires Design Review.This is a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance (“CEQRO”),§176 4 B.(1.)(k.),and the State Environmental Quality Review Act (“SEQRA”),§617.4
(b.)(11.),and is subject to Environmental Review.
9:50 Project:Amici House &Child Care Center
Location:661 701 Spencer Rd.
Applicant:Tom Schickel for Tompkins Community Action (TC Action)
Anticipated Board Action(s)in November:Declaration of Lead Agency,Public Hearing,&Review of Full
Environmental Assessment Form (FEAF),Part 2
Project Description:The applicant is proposing to construct two new buildings on the site to provide supportive
housing for young homeless people and their children,as well as childcare.A 5 story,20,785 SF building with a
footprint of 4,215 SF will be built to adjoin the existing TC Action office building.On the first floor,it will contain a
children's playroom,meeting/training room with an adjoining kitchen,a case conferencing room,public restrooms,
and mechanical support spaces;and the upper floors will contain 23 efficiency apartments.The 1 story,7,010 SF
Child Care Center will provide 5 classrooms for Head Start and Early Head Start.This building is designed with an
open courtyard facing the rear of the site with a fence on the southeast side.The project also includes new
landscaping,a sidewalk on Spencer Road,and expanded parking from 44 to 65 spaces.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
E-Mail: dgrunder@cityofithaca.org
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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Site development will include demolition of two existing houses currently used for TC Action programming.The
project site is in both the SW 2 and the R 2a Zoning Districts and requires Area Variances and a Special Permit.The
project site is contiguous to Buttermilk Falls State Park.This is a Type 1 Action under the City of Ithaca Environmental
Quality Review Ordinance (“CEQRO”),§176 4 B.(1.)(k.)&(h.)(3.),and the State Environmental Quality Review Act
(“SEQRA”),§617.4 (b.)(11.),and is subject to Environmental Review.
10:10 Project:Four Duplexes
Location:607 S.Aurora St.
Applicant:Charles O’Connor
Anticipated Board Action(s)in November:Declaration of Lead Agency,Public Hearing,Review of FEAF,Parts 2 &3
Project Description:The applicant proposes to construct four duplexes and retain the existing house on the 32,240
SF L shaped lot.The project includes a new curbcut for a 20’wide paved access road and drive,parking for 15 cars,a
turnaround for fire access,retaining walls dumpster,bike racks,a new sidewalk,and associated site improvements.
Site development will require demolition of a carport at the rear of the existing house,removal of approximately
13,000 SF of vegetation,including one tree.The proposed buildings are two story structures with two color vinyl
siding,porched entries,gable ends,and shingle roofing.The project is in the R 2a Zoning District.This is an Unlisted
Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)and the State Environmental
Quality Review Act (“SEQRA”)and is subject to Environmental Review.
10:30 Project:City Centre
Location:301 E.State St./M.L.K,Jr.St.
Applicant:Jeff Smetana for Newman Development Group,LLC
Anticipated Board Action(s)in November:Declaration of Lead Agency,Public Hearing,&Review of FEAF,Part 2
Project Description:The applicant proposes to redevelop the 0.759 acre site with an 8 story,106’tall,187,536 GSF
mixed use building,with approximately 10,800 SF of new ground floor retail space and 10,700 SF of building amenity
and support space on the ground level.Upper floors will have a mix of unit types (studio,1 ,and 2 BR)for a total of
193 units.The ground level also includes a loading/delivery/trash area with vehicular access provided from N.Aurora
Street to a circular drop off area.The main vehicular access to the site is off E.Green Street to a below grade parking
deck with 72 parking spaces and bicycle storage.The project is in the CBD 120 Zoning District,and requires Design
Review and a Zoning Variance for rear yard setback.This is a Type I Action under the City of Ithaca Environmental
Quality Review Ordinance (“CEQRO”),§176 4 B.(1)(h)[4],(i),(k),and (n),and the State Environmental Quality
Review Act (“SEQRA”),§617.4 (6.)(iv),and (11),and requires Environmental Review.
10:50 Maplewood Redevelopment Project —Update
11:10 Zoning Appeals
3049,Special Permit,908 N.Cayuga St.
3050,Area Variance,528 W.Green St.
3051,Area Variance,661 665 Spencer Rd.
3052,Area Variance &Special Permit,701 Spencer Rd.
3054,Sign Permit,222 Elmira Rd.
11:20 Agenda Review:11/22/16 Regular Meeting
11:30 Adjournment
cc:Mayor Svante Myrick &Common Council
Dr.Luvelle Brown,Superintendent,ICSD
Jay Franklin,Tompkins County Assessment
ACCESSING ONLINE DOCUMENTS
Site Plan Review &Subdivision Application Documents
Site Plan Review application documents are accessible electronically
via the “Document Center”on the City web site
(http://www.cityofithaca.org/DocumentCenter),under “Planning &
Development”>“Site Plan Review Project Applications,”and in the
relevant year/month folder.Subdivision application materials can be
similarly located,but in the “Subdivision Applications”folder.
From:Jeanne Grace
Sent:Thursday,November 03,2016 9:32 AM
To:Charles Pyott
Subject:[301 E.State St.(City Centre)&119,121,125 College Ave.(Collegetown Townhomes)]
Charles,
Below are some comments for the design committee meeting.
College Ave:John Novar and Kathryn Wolfe reached out to me regarding to two options presented for the streetscape.I
meet with them and was able to get answers to specific questions about the two options.
I see benefits and challenges with each proposal.
Option A sets the trees a few feet closer to the building which will lead to building/tree space conflict sooner than option
B.The tree variety selected should be a narrow or columnar cultivar.Honey Locust is suggested,I recommend the
architect look at the variety 'street keeper'which is a more narrow variety.I think this tree canopy/building conflict will
also be an issue with the option B proposal as the building is so close to the property line but it will be delayed a little
longer as the trees would be planted a bit further away.A strength of option A is that there is more root space volume
planed for the trees and there is a greater area of porous space around the trees.I think the trees will likely be healthier
and grow better in this scenario as compared to option B.One issue I see is the proximity of the trees to the building,as
mentioned before,but also the proximity of the tree to the property line may cause an issue down the road with "who's
tree is this?"question.Is it a street tree the city has control over or is it a tree on private property?I would be more
concerned about this with a different developer.John Novar has been very responsible with the street trees planted
around Collegetown terrace on E State St.Those trees have been watered and maintained well.I think planting the trees
closer to the building with surrounding landscaping will make these young trees less of target for vandalism (snapping
trees at the base which is very common in collegetown)and the trees would not require protective metal cages.
Option B looks more like a typical urban streetscape,whether the design committee feels we need that more urban
design in a more residential area of Collegetown is for the members to decide.I also do not approve of the use of tree
grates.They become tripping hazards and must be broken apart as the trees grow,which besides being difficult to do,the
result usually ends up looking bad.The tree grates on 200 block S Cayuga St are choking out those trees now and we have
to cut away the metal grates.So many other grates have been removed from around the Commons and Downtown
because they became tripping hazards as the tree grew,I really don't want to see more tree grates being added to any
street tree plantings when there are options available that are better for tree health and lower maintenance.I really can't
say enough against tree grates.If option B is chosen I would ask that structural soil be required under the sidewalk
between each tree.
I see pros and cons to both option.Putting trees in tight urban spaces presents challenges.I would lean a bit more
towards recommending option A.In either option I would suggest the architect explore the use trees that will mature at a
medium size (25 30 ft,as is actually pictured in first page of the drawing).This is such a tight space for trees and the
rooting space will be limited in either option.We don't always need to require the largest maturing species,especially
when the limited root space may never allow the tree to grow to a large mature size.There are many trees that are a
medium height at maturity which will give pedestrians the feel of walking under the tree canopy but will not cause as
much building/tree canopy conflict in these tighter situation.I believe the overhead utility lines also run on that side of
the street so trees that mature under 30ft tall would be a basic requirement in my opinion.There is talk of burying all the
lines in collegetown eventually but unless there is an actual plan in place to do that,lower growing trees should be
planted under the existing lines.
301 E State:Trees selected to be planted on E State St will have to be carefully considered as they will be entirely in
shade,never receiving direct sunlight.
Jeanne Grace
City Forester
TITLE OF DRAWINGPROJECTPROJECT MANAGERSCALEISSUE DATEDESCRIPTIONDATEBYDRAWN BYFA PROJECT NO.1234567DRAWING NO.of the alteration. alteration, and a specific descriptionhis/her signature and the date of suchthe notation "altered by" followed byshall affix to the item his/her seal andthe altering engineer or land surveyorengineer or land surveyor is altered,If an item bearing the seal of ansurveyor, to alter an item in any way. licensed professional engineer or landis acting under the direction of athis law for any person, unless he/she7209 states that it is a violation ofNew York State Education Law SectionREVAS SHOWN13100711/8/2016H:\Projects\131007-Ithaca_Gateway_Trail\Eng\CAD\CUT\375452_cph_gnp_PL.dgnTimd3:49:45 PMEMILY SMITHTOWN AND CITY OF ITHACA, TOMPKINS COUNTY, NEW YORKPIN: 3754.52BICYCLE AND PEDESTRIAN FACILITYITHACA GATEWAY TRAIL C. PERKINSSHEET OF 24FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C. 2016ªCOPYRIGHT MARCH 2016REBAR
WV
HYD
WV(2)
UNPAVED TRAIL
PARKING
NO
RJ STOCKWIN
REBAR W/ CAP
W/ RAILING
BRIDGE
WOODEN FOOT
PAVED TRAIL
POST
EOP
EOPEOPW-BEAM GUIDE RAIL
ASPHALT PARKING
GATEPOSTS
GATE AND
HEAVY TIMBER
HYD
25+00
20+00
21+00
22+00
23+00
24+00
MB
DWY.
TAX ACCT. #130-2-1.12
(REPUTED OWNER)
BUTTERMILK FALLS LLC
TAX ACCT. #130-4-6
(REPUTED OWNER)
STATE OF NEW YORK
TAX ACCT. #038-3-1
(REPUTED OWNER)
FINGER LAKES STATE PARKS
TAX ACCT. #038-3-18
(REPUTED OWNER)
FINGER LAKES STATE PARKS
TAX ACCT. #038-3-19
(REPUTED OWNER)
FINGER LAKES STATE PARKS
GENERAL PLANSTA. 20+00 TO STA. 25+00TAX ACCT. #129-2-7
(REPUTED OWNER)
STATE OF NEW YORK
0 20 40’20
SCALE 14MATCHLINE PL-2MATCHLINE PL-4PL-3
SHARED USE PATH
10’ WIDE STONE DUST
ITEM 209.13, (TYP.)
SILT FENCE - TEMPORARY,
X-ING
TRAIL
X-ING
TRAIL
ITEM 645.81
(WOOD POST)
TYPE A SIGN POST (1)
ITEM 645.5202
18"X18"
R1-1
ITEM 640.10
PAVEMENT STRIPES,
WHITE PAINT REFLECT.
18" WIDE STOP BAR,
STA. 24+56.92
PATH (STONE DUST),
END SHARED USE
STA. 24+81.62
PATH (ASPHALT),
BEGIN SHARED USE
ITEM 645.81
(WOOD POST)
TYPE A SIGN POST (2)
ITEM 645.5202
24"X12"
W16-7P
ITEM 645.5202
24"X18"
W11-15P
ITEM 645.5202
30"X30"
W11-15
PARKING LOT (BY OTHERS)
PROPOSED ASPHALT
TITLE OF DRAWINGPROJECTPROJECT MANAGERSCALEISSUE DATEDESCRIPTIONDATEBYDRAWN BYFA PROJECT NO.1234567DRAWING NO.of the alteration. alteration, and a specific descriptionhis/her signature and the date of suchthe notation "altered by" followed byshall affix to the item his/her seal andthe altering engineer or land surveyorengineer or land surveyor is altered,If an item bearing the seal of ansurveyor, to alter an item in any way. licensed professional engineer or landis acting under the direction of athis law for any person, unless he/she7209 states that it is a violation ofNew York State Education Law SectionREVAS SHOWN13100711/8/2016H:\Projects\131007-Ithaca_Gateway_Trail\Eng\CAD\CUT\375452_cph_gnp_PL.dgnTimd3:49:33 PMEMILY SMITHTOWN AND CITY OF ITHACA, TOMPKINS COUNTY, NEW YORKPIN: 3754.52BICYCLE AND PEDESTRIAN FACILITYITHACA GATEWAY TRAIL C. PERKINSSHEET OF 24FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C. 2016ªCOPYRIGHT MARCH 2016HYD
ASPHALT POSTGATETIMBER
25+00
26+00
27+00
28+00
29+00
30+00
M
BM
BM
BM
BPAVED
PARKING
TAX ACCT. #130-4-1
(REPUTED OWNER)
HARRY DONALD COON
TAX ACCT. #130-4-3
LIBER 57756 PAGE 3001
(REPUTED OWNERS)
ACTION INC
TOMPKINS COMM
TAX ACCT. #130-4-5
LIBER 909 PAGE 257
(REPUTED OWNER)
COUNTY OF TOMPKINS
TAX ACCT. #130-4-2
LIBER 802 PAGE 300
(REPUTED OWNERS)
AND MARYBETH RAPONE
ALLEN GREGORY RAPONE
GENERAL PLANSTA. 25+00 TO STA. 30+50TAX ACCT. #129-2-7
(REPUTED OWNER)
STATE OF NEW YORK
TAX ACCT. #038-3-1
(REPUTED OWNER)
FINGER LAKES STATE PARKS
0 20 40’20
SCALE 15MATCHLINE PL-3MATCHLI
NE
P
L-
5
PL-4
STA. 28+13.33
& BEGIN PATH (STONE DUST),
END SHARED USE PATH (ASPHALT)
SHARED USE PATH
10’ WIDE STONE DUST
SHARED USE PATH
10’ WIDE ASPHALT
ITEM 209.13, (TYP.)
SILT FENCE - TEMPORARY,
X-ING
TRAIL
X-ING
TRAIL
ITEM 645.81
(WOOD POST)
TYPE A SIGN POST (2)
ITEM 645.5202
24"X12"
W16-7P
ITEM 645.5202
24"X18"
W11-15P
ITEM 645.5202
30"X30"
W11-15
LETTERS, ITEM 640.12
WHITE PAINT REFLECT. PAVEMENT
CLEARING AND GRUBBING, ITEM 201.06, (TYP.)
REMOVE TIMBER GATE & POST, COST INCLUDED IN
(DELINEATE EDGE OF TRAIL ALONG PARKING LOT)
(TYPE - SURFACE MOUNT, POST)
BACK, ITEM 646.41, WHITE, 14 EA., SPACED AT 20’
FLEXIBLE DELINEATORS, SINGLE UNIT, BACK TO
PAVEMENT STRIPES, ITEM 640.10 AND
4" WIDE, EDGE STRIPE, WHITE PAINT REFLECT.
PARKING LOT (BY OTHERS)
PROPOSED ASPHALT
From:Daniel Keough
Sent:Friday,November 04,2016 4:41 PM
To:Charles Pyott
Subject:[301 E.State St.(City Centre)]
Hello Mr.Pyott
I have a concern of the Project:City Centre —Mixed Use Project (Housing &Retail)Development
proposal I would like to share with the Design Review Committee:from the renderings that I have seen,
which I hope are not true,it seems there will be zero entrances on the E MLK St side,which would be a
horrible design considering making conditions more vibrant,safe,and walkable.
I hope the developers consider active use on S Aurora as well as E MLK St.
Daniel Keough
CITY PLANNING BOARD - UPDATED SITE PLAN SUBMISSION: NOVEMBER 16, 2016
MAPLEWOOD REDEVELOPMENT PROJECT
REENVISIONING GRADUATE AND PROFESSIONAL STUDENT HOUSING FOR CORNELL UNIVERSITY
EdR COLLEGIATE HOUSING l CORNELL UNIVERSITY
TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
November 16, 2016
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MAPLEWOOD REDEVELOPMENT PROJECT
Ithaca, NY
DRAWING TITLE
SCALE
EdR COLLEGIATE HOUSING l CORNELL UNIVERSITY
TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
November 16, 2016
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MAPLEWOOD REDEVELOPMENT PROJECT
Ithaca, NY
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TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
November 16, 2016
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Ithaca, NY
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TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
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TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
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TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
November 16, 2016
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TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
November 16, 2016
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TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
November 16, 2016
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TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
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TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
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Ithaca, NY
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TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
November 16, 2016
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TORTI GALLAS AND PARTNERS l WHITHAM PLANNIGN AND DESIGN, LLC
November 16, 2016
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MAPLEWOOD REDEVELOPMENT PROJECT
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DEMOLITION PLAN
CITY OF ITHACA TOWN OF ITHACA
Page 15
November 16, 2016
TRUCK ROUTING PLAN
ZONING APPEAL #3049 908 N. CAYUGA STREET
(E. ANN HALES & BUCHANAN JOHNSON)
Appeal of Elizabeth Ann Hales and Buchanan Johnson for a Home Occupation Temporary Special
Permit of Section 325-9 C. (i) requirements of the Zoning Ordinance. The applicant proposes to use a
portion of her residence at 908 N. Cayuga Street for a private practice as a psychiatric nurse practitioner.
The applicant’s current office will soon be listed for sale and she would like to use a portion of her
home as an office. The proposal is to use the living room and bedroom, located on the second floor,
as an office and waiting room for patients. The square footage of the two rooms meets the requirements
of both NYS Residential Code, Section AJ102.5.1, having 14.4% of the 15% floor area, and the Zoning
Ordinance, which allows 25% and a maximum of 500 square feet. The office and waiting room total
324 square feet. The practice will have working hours Tuesdays, Wednesday, and Thursdays, 8:30
a.m. until 4:30 p.m. The property has 4 parking spaces on site; 2 spaces are required for the 4-bedroom
home and 1 space for the home occupation.
The property located at 908 N. Cayuga Street has an existing front yard deficiency that will not be
exacerbated by the proposed home occupation. The property is located in an R-2b residential use
district in which the proposed home occupation is permitted. However, Section 325-39 requires a
Temporary Special Permit be issued for the home occupation, before a Certificate of Occupancy may
be issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3049Address908 N. Cayuga StreetUse DistrictR-2bDate11/28/16ApplicantElizabeth Ann HalesOwnersElizabeth Ann Hales & Buchanan JohnsonApplication Type:Special PermitColumn Number2 3 4567891011121314/1516Column Title Use Accessory 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 Dwelling4 6610 50' 2 30' 25.7% 8' 12'-10" 8'-4" 55' or 43%District Regulations for ExistingTwo Family Zone2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/A OK N/A OK OK OK OK OK Def. OK OK OKProposed Condition and/or UseOne Family DwellingHome Occupation4 6610 50' 2 30' 25.7% 8' 12'-10" 8'-4" 55' or 43%District Regulation for ProposedTwo Family ZoneSpecial Permit**3None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for Proposal* OK Def. OK N/A OK OK OK OK OK Def. OK OK OKNOTES:* This property was originally constructed as a two family dwelling with one unit on the first floor and the second unit on the second floor. The owner is using bothfloors as her residence.** One additional parking space is required for the home occupation.
304952621
3049
3049
ElizabethAnn Hales
908N.CayugaStreet
Ithaca,NY14850
(607)220 4969
annhales@verizon.net
1
ZONING APPEAL #3050 528 W. GREEN STREET
(C. BUSHBERG)
Appeal of Carol Bushberg for Area Variance from Section 325-8, Column 16, Minimum Building
Height, requirements of the Zoning Ordinance. The applicant proposes to demolish an attached storage
shed and construct an 812-SF office addition at the property located at 528 W. Green Street. The
addition will be located at the rear of the existing building and contain three new office areas for realtors
and staff. The owner would like to maintain a one-story building to match existing buildings’
architectural style and not construct a second story that would create non-accessible space. The
property is located in two Zoning Districts: CBD-60 and B-2d. In the CBD-60 and the B-2d zones,
Section 325-16 G. requires additions to existing buildings be a minimum of 2 stories and 25’ in height.
The property is located in the CBD-60 and B-2d Zoning Districts, where the proposed use is permitted.
However, Section 325-38 requires a variance be granted before a Building Permit may be issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3050Address528 W. Green StreetUse DistrictCBD-60 & B-2dDate11/28/16ApplicantCarol BushbergOwnerHouse of Sales of Ithaca, LLCApplication Type:Area VarianceColumn Number2 3456 7 891011121314/1516Column 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 UseReal Estate Office4 4367.5 33' 1 10' -6" 33.4% 34' 8'-11" 1' 21' or 15.8% 1 StoryDistrict Regulations for ExistingProfessional OfficeNoneB-2d ZoneNo Min. 10 None 60100% except as required for rear yardNone None None 10 feet minimum25' feet and a min. of 2 storiesNote Non-Conforming ConditionsOK N/A OK ** N/A OK OK OK OK OK OK OK OK OK Def.Proposed Condition and/or UseReal Estate Office4 4367.5 33' 1 10' -6" 44.0% 34' 4'-6" .73' 10' or 7.5% 1 StoryDistrict Regulation for ProposedProfessional OfficeNoneCBD zone NONENo Min. 10 None 60100% except as required for rear yardNone None None 10 feet minimum25' feet and a min. of 2 storiesNote Non-Conforming Conditions for ProposalOK N/A OK * OK OK OK OK OK OK OK OK OK OK Def.Notes:* The proposed one story addition is located in the CBD-60 zone.** Loading spaces are required in the B-2d zone for buildings with 3000 S.F. or more of floor space. The existing building is 1460 S.F. and with the proposed addition the total will be 1920 S.F. Therefore, this property does not require a loading space.
G-1 TITLE PAGE & SITE PLANA-1 DEMOLITION & FLOOR PLANSA-2 ELEVATIONSA/C AIRCONDITIONINGACU AIRCONDITIONING UNITADJ ADJACENTAFF ABOVE FINISH FLOORAFG ABOVE FINISH GRADEB.O. BOTTOM OFBLK BLOCKBKLG BLOCKINGBRDG BRIDGINGBSMT BASEMENTCL CENTER LINECLG CEILINGCLO CLOSETCSG CASINGCRN CORNERDEMO DEMOLITION, DEMOLISHDF DOUGLAS FIRDIM DIMENSIONEA EACHELEC ELECTRICEQP EQUIPMENTFG FINISH GRADEFL FLOORFLOUR FLOURESCENTFND FOUNDATIONGALV GALVANIZEDGWB GYPSUM WALLBOARDHB HOSE BIBHT HEIGHTHVAC HEATING, VENTILATION,AND AIR CONDITIONINGHWD HARDWOODID INSIDE DIAMETERINCL INCLUDE (D) (ING)INSUL INSULATIONINT INTERIORJST JOISTLF LINEAL FEETMAX MAXIMUMMIN MINIMUMMISC MISCELLANEOUSMLD MOULDINGMO MASONRY OPENINGMULL MULLIONN/A NOT APPLICABLENIC NOT IN CONTRACTNOM NOMINALNTS NOT TO SCALEOC ON CENTEROD OUTSIDE DIAMETERPLS PLACESPLY PLYWOODPNL PANELPNT PAINTEDPT PRESSURE TREATEDPREFAB PREFABRICATEDQTY QUANTITYR RISER (STAIR), RADIUSREF REFRIGERATONREQD REQUIREDRM ROOMSECT SECTIONSHWR SHOWERSIM SIMILARSPEC SPECIFICATIONSPF SPRUCE PINE FIRSTL STEELSTO STORAGESYP SOUTHERN YELLOW PINET&G TOUNGE AND GROOVET.O. TOP OFTEL TELEPHONETME TO MATCH EXISTINGTOW TOP OF WALLTYP TYPICALUG UNDERGROUNDVB VAPOR BARRIERVIF VERIFY IN FIELDW/ WITHWWIDE FLANGEWD WOODWWM WELDED WIRE MESH
FACE OF CURB
132.3'132.4'33'33'#5281.43'±0.73' ±2.2'1' (Existing Corner)BASED ON A SURVEY BYK. A. BAKERAMENDED 09/08/19988.9'4.5'10'71-6-2371-6-2271-6-24G-1Title Page &Site PlanCLAUDIA BRENNER421 North Aurora St. #7Ithaca, NY 14850607-275-0715SEP-18-2016Ver 2.1PRELIMINARY1G-11" = 10'Proposed Site Plan
FURNDDREMOVE STRUCTURE18'-0"20'-0"OfficeOffice 2Office 3Storage27'-0"7'-0"FURN28'-0"14'-012"12'-9"CopierReceptionWaiting135.2 sf155.2 sfNoChangesFiles Below Countertop, Typ.6" MinR2'-0"3'-0"3'-4"13'-0"12'-0"412"7'-3" VIFConferenceBath 2Bath 1Counter9'-712"412"5'-0"412"9'-1112"37'-234"Office 1151.7 sf16'-0"412"10'-912"8'-434"3" TypGlazing at 5'-0" AFF(Tempered)Glazing at 5'-0" AFF3'-0"4-03-03-03-0Mech3-06'-0"6'-912"8'-0"6'-0"4'-0"8'-0"CL3-0Mech2'-1"2'-0"4'-412"A-1Demolition &Floor PlansCLAUDIA BRENNER421 North Aurora St. #7Ithaca, NY 14850607-275-0715SEP-18-2016Ver 2.1PRELIMINARY1A-11/4" = 1'-0"Demolition Plan2A-11/4" = 1'-0"Proposed Floor Plan
Addition8'-1"Ceiling12" / LF (±) Roof TrussAnderson AWX281Anderson AWX41AdditionA-2ElevationsCLAUDIA BRENNER421 North Aurora St. #7Ithaca, NY 14850607-275-0715SEP-18-2016Ver 2.1PRELIMINARY1A-21/4" = 1'-0"West Elevation3A-21/4" = 1'-0"North Elevation2A-21/4" = 1'-0"South Elevation4A-21/4" = 1'-0"East Elevation
October 11,2016
To the Members of the City of Ithaca Board of Zoning Appeals,
I am writing to you because I am planning to expand my office building at 528 West Green
Street and my plans require a variance. Carol Bush berg Real Estate is growing. The WEDZ zoning
requires that I build a 2 story addition. Since all of my needs can be met with a single story
addition, I am requesting a variance NOT to build a two story addition.
I propose to demolish the single story wooden storage shed that is now attached to the
rear( north end) of the building. I will expand to the north and west, adding approximately 800
new square feet to the building. Currently, there is only one private office. The 3 new offices
will provide much needed privacy for the Realtors and staff.
Single story construction is in keeping with the architectural style of the building and the scale
of the neighboring properties. A two story structure would create non-accessible spaces in my
small building and is architecturally inconsistent with the fairly squat mid-century styling of the
building.
I am requesting a variance from the zoning requirement that I construct a two story addition.
Thank you,
Carol Bushberg, Broker
Carol Bushberg Real Estate
1
ZONING APPEAL #3051 661-665 SPENCER ROAD (AMICI HOUSE)
(T. SCHICKEL)
Appeal of Thomas Schickel for Tompkins Community Action (“TCAction”), owners of properties
addressed as 661 and 665 Spencer Road, for a Special Permit to operate a child daycare center as
required by Zoning Ordinance, Section 325-9 C. (1) (e), and for Area Variances from Section 325-8,
Columns 10 and 11, Percentage of Lot Coverage, and Front Yard Setback, requirements, and Section
325-20 E. (3) and 325-20 F. (3) (a) [2], restrictions placed on constructing parking spaces in front and
rear yards.
The applicant proposes to demolish two buildings at 661 and 665 Spencer Road. The existing building
at 661 Spencer Road is a daycare center, operating under a Special Permit granted to TCAction on
October 2, 2012 by the Board of Zoning Appeals. The applicant proposes to construct an 8,715-SF
child daycare center at 661-665 Spencer Road and requests a Special Permit to operate the larger new
daycare center at 661-665 Spencer Road, which will provide 5 classrooms for Head Start programs.
The applicant seeks a variance from the maximum percentage of lot coverage allowed in the R-2a zone,
which will be exceeded by the proposal to construct a larger daycare center at 661-665 Spencer Road.
The property at 665 Spencer Road is a portion of a larger parcel addressed as 665-711 Spencer Road.
In order to construct the new daycare center, the parcel at 665-711 Spencer Road will be consolidated
with the parcel at 661 Spencer Road. The parcel at 661-711 Spencer Road is located on the west end
of Spencer Road and straddles the SW-2 and R-2a zone lines. Buildings addressed as 701-711 Spencer
Road are located on the south end of the parcel, in the SW-2 Zoning District. The location of the
proposed daycare center at 661-665 Spencer Road is in the R-2a zone. The Ordinance requires each
building comply with Zoning District regulations for the zone in which it is located. However, because
661 Spencer Road will be consolidated with the parcel at 665-711 Spencer Road, the percentage of lot
coverage for the new daycare center is based on the amount of building area on the entire consolidated
lot to be addressed 661-711 Spencer Road. R-2a allows a maximum 30% lot coverage. The overall
lot coverage of the buildings on the consolidated parcel will be 39.2%
A variance from the front yard setback requirement is needed, because the two parcels, 665-711 and
661 Spencer Road, have a street-front property line deeded to the center of the road. As a result, the
City has a 50’ right-of-way (ROW) that encroaches 25’ into both parcels. For the two parcels, it is the
ROW line and not the property line that determines the front yard. As a result, the applicant requests
a variance from Section 325-8, Column 11, requiring a minimum front yard depth of 25 feet for the
proposed daycare center at 661-665 Spencer Road with a front yard depth of 17’9”.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
2
The applicant also seeks variances for parking area restrictions in both front and rear yards. The
proposed daycare center’s design includes 2 parking spaces and a drive-through drop-off area in the
front yard of the daycare center. The 2 parking spaces and maneuvering area in the drop-off zone will
use 54.4% of the front yard. Section 325-20 E. (3) restricts parking and maneuvering areas to 25% of
the front yard. In addition, the applicant proposes an additional 16 parking spaces, for a total of 18
spaces, on the proposed daycare center’s site, in which 11 parking spaces will be located in the required
rear yard. Section 325-20 F. (3) (a) [1] states in part that parking is prohibited within the required rear
yard setback area.
The property at 661-665 Spencer Road is located in an R-2a residential use district in which the
proposed daycare center use is permitted by Special Permit. Sections 325-38 and 325-39 require any
zoning deficiencies be granted variances, before a Building Permit or a Certificate of Occupancy is
issued.
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3051Address661-665 Spencer RoadUse DistrictR-2aDate11/28/2016ApplicantTom SchickelOwnerTompkins Community Action, Inc.Application Type:Special Permit & Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseChild Care & One Family Dwelling 4 68,955 479.97' 1 35' 24.3% 36'/40' 31' 9'-6" 70' or 36%District Regulations for ExistingOne and Two Family Zone4None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK OK N/A OK OK OK OK OK OK OK Def. OKProposed Condition and/or UseChild Day Care Center18 68,955 479.97' 1 16'-6" *** 39.2% 17'-9" 31' 10' 53'-6" or 31%District Regulation for ProposedOne and Two Family Zone10None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for Proposal* Special Permit RequiredN/A ** OK N/A *** OK OK OK OK ****Def. *****Def. OK OK OKNotes:* The property at 661 Spencer Road received a BZA variance on 10/2/2012 for a Child Care special permit. ** Two parking spaces are located in the front yard. Section 325-20 E (1) requires front yard parking that is within 15' of the property line to have a 10° orientation. and be no greater than 25% of the front yard. The proposed project does not meet either of these requirements having parallel parking and occuping 54.4% of the front yard.In addition parking is located in the required rear yard setback. The required rear yard is 44.5' and 17 spaces are located within that area.*** Lot area is the cumlitive total for the combied lots at 661 Spencer Rd., 665 Spencer Rd., and 701-711 Spencr Rd.**** The percentage of lot coverage by building represents the total coverage of TCA, the new Amici House, and the new Child Care building.***** The front yard for existing buildings at 661 Spencer Rd. is 40' and for 665 Spencer Rd. is 36'.
1
ZONING APPEAL #3052 701-711 SPENCER ROAD (AMICI HOUSE)
(T. SCHICKEL)
Appeal of Thomas Schickel on behalf of owner Tompkins Community Action (“TCAction”), for an
Area Variance from Section 325-8, Column 4, Off-Street Parking, and Column 11, Front Yard,
requirements of the Zoning Ordinance. The applicant proposes to construct a 5-story building on the
property located at 701 Spencer Road. The new building will be known as Amici House and will
provide supportive housing for homeless individuals and their children. The 23-unit 5-story building
will contain offices, meeting/training rooms, and a children’s playroom on the first floor. The second
floor will have support offices and apartments; and the remaining efficiency apartments will be located
on floors 3-5.
The proposed off-street parking arrangement for the existing building and residential building includes
10 parking spaces in front of the new building and 27 parking spaces in the side and rear yards of the
property. There are 7 additional spaces in the rear yard located in the R-2a zone where the district line
between the SW-2 and R-2a zones divides the property. These 7 spaces have historically been used
for the commercial building and are grandfathered as a legal non-conforming use in an R-2a zone for
the building at 711 Spencer Road. The applicant proposes to use these spaces to provide a total of 44
of the 54 parking spaces required by the Ordinance. The applicant argues that, because it is supportive
housing, only a few of the residents are likely to have cars, minimizing the need to provide the
additional 10 parking spaces.
The existing TCAction building is located in the SW-2 zone where Zoning District regulations require
a building’s facade be located within 15-34’ from the curb. The TCAction building is set back 12.8’
from the edge of Spencer Road. The existing front yard setback deficiency will not be exacerbated by
the proposed project. The property is located in the SW-2 Zoning District where the proposed use is
permitted. However, Section 325-38 requires a variance be granted before a Building Permit is issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3052Address701-711 Spencer RoadUse DistrictSW-2Date11/28/16ApplicantTom SchickelOwnerTompkins Community Action, Inc.Application Type:Area VarianceColumn Number2 34567 8 910 11 121314/1516Column 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 UseOffice Use40 2 68,955 479.97' 1 18.5' 24.3% 12.8' 27.5' 21' 10'District Regulations for ExistingService Business District31 2 300035% Building Coverage5 60 60%35% of street frontage occupied by building 15' -34' from curbNone None15% or 20' but not less than 10'NoneNote Non-Conforming ConditionsOK N/A OK OK OK OK OK OK OK Def. OK OK OK N/AProposed Condition and/or UseResidential and Office44 2 68,955 479.97' 5 59' -2" 39.2% 12.8' 6' 10' 10'District Regulation for ProposedService Business District54 2 300035% Building Coverage5 60 60%35% of street frontage occupied by building 15' -34' from curbNone None15% or 20' but not less than 10'NoneNote Non-Conforming Conditions for ProposalOK N/A Def. OK OK OK OK OK OK * Def. OK OK OK N/ANotes:* A 36.5' protion of the existing Tompkins Community Action building is setback 12.8' from the road. The SW-2 zone district requires buildings to be within 15-34' from the curb.
1
ZONING APPEAL #3054 222 ELMIRA ROAD
(J. DEMAREST)
Appeal of Jason Demarest, architect, for Ithaca Joint Venture, owners of 222 Elmira Road for a variance
from Section 272-9 B., setback requirements of the Sign Ordinance. The applicant proposes to install
a new monument sign at the property located at 222 Elmira Road. The new sign will be located on the
west edge of Ithaca Shopping Plaza, in close proximity to the newly constructed entrance to DiBella’s
Subs restaurant. The owner recently applied for a Sign Permit, but was notified the sign structure did
not meet the setback requirements of the Sign Ordinance. The monument structure was constructed
according to Site Plan Approval, but it is too close to the public highway’s right-of-way. The Sign
Ordinance, Section 272-9 B., requires freestanding sign structures be set back at least 10’ from the
street right-of way. The structure is approximately 6” from the street right-of-way.
The property at 222 Elmira Road is in the SW-2 Zoning District where business signs are allowed;
however, the Sign Ordinance, Section 272-18, requires variances be granted before a Sign Permit is
issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3054Address: 222 Elmira RoadUse DistrictSW-2Date: November 28, 2016ApplicantJason DemarestOwner: Ithaca Joint VentureApplication Type:Sign VarianceSign Type Area Setback Projection Other RequirementsFreestanding SignMonument Sign 10.66 S.F. 6" from R.O.W.RegulationsPermitted.5 S.F. per L.F. of Building Frontage (23.5 S.F. Permittted)10' From R.O.W.Note Non-conforming ConditionsOK OK Def.Notes:
BOARD OF ZONING APPEALS (BZA) APPLICATION
1. TYPE OF APPEAL:
Area Variance APPEAL #: _____________________ (filled in by staff)
Special Permit HEARING DATE: _______________
Use Variance BUILDING PERMIT #: ___________ (required)
Sign Variance RECEIPT #: ____________________ (filled in by staff)
Action, Decision, or Interpretation of Zoning Officer
2. Property Address: ___________________________________________________ Use District: __________
Owner’s Name: __________________________________________________________________________
(Name of Owner)
Owner’s Address: _________________________________ City: ______________ State: ____ Zip: _______
3. Appellant: ______________________________________________________________________________
(Name of Appellant)
Appellant’s Address: _________________________________ City: ______________ State: ____ Zip: ______
Telephone: ____________________________ E-Mail: ___________________________________________
4. Attach Reason for Appeal (see instructions sheet/checklist)
5. Appellant Certification: I certify the information submitted with the appeal is true to the best of my
knowledge/belief; and I have read and am familiar with those City of Ithaca Zoning Ordinance sections that
apply to this appeal (incl. Section 325-40, describing the powers and duties of the Board of Zoning Appeals). I
also acknowledge the Board of Zoning Appeals may visit the property and I specifically permit such visits.
_____________________________________
Signature of Appellant
STATE OF NEW YORK
COUNTY OF TOMPKINS
Sworn to this ______ day of
___________________, 20____
___________________________
Notary Public
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT
Phyllis Radke, Director of Zoning Administration
Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: cpyott@cityofithaca.org
IMPORTANT: INCOMPLETE applications will be returned to the applicant and the
applicant will have to reapply.
If ANOTHER CITY APPROVAL is required (e.g., Site Plan Review, Subdivision Review,
Ithaca Landmarks Preservation Commission Review), this application will likely
not be considered at the next scheduled BZA meeting date.
If an application is submitted and subsequent CHANGES are made to the
proposal/project, a revised application will be required. The original
application will not be considered a placeholder for the original BZA hearing
date. Zoning Division staff will also not remove contents from earlier
applications to complete a revised application. Applicants are responsible for
ensuring all information necessary for processing a Zoning Appeal is submitted
by the application deadline for a given BZA hearing date.
I have met or discussed this application with Zoning
Division staff prior to submission.
NOTE:The City Clerk’s Office on the First Floor of City Hall has a Notary Public available.
__________________________________________________________________________________________
**************************** OFFICE USE ONLY *******************************
1. Ordinance Section(s) for the Appeal:
Zoning Ordinance Section Being Appealed Sign Ordinance Section Being Appealed
§325- _________________________________ • §272- ___________________________________
§325- _________________________________ • §272- ___________________________________
§325- _________________________________ • §272- ___________________________________
§325- _________________________________ • §272- ___________________________________
§325- _________________________________ • §272- ___________________________________
§325- _________________________________ • §272- ___________________________________
2. Application of SEQR determination: Type 1 Type 2 Unlisted
3. Environmental Assessment form used:
Short Environmental Assessment Form (SEAF)
Full Environmental Assessment Form (FEAF)
Lead Agency
Determination of Significance
Completed by Planning Division at preliminary hearing for Site Plan Review
4. A previous appeal has / has not been made for this proposal:
Appeal No. _________, dated _____________
Appeal No. _________, dated _____________
Appeal No. _________, dated _____________
Appeal No. _________, dated _____________
5. Notes or Special Conditions:
____________________________________________________________________
____________________________________________________________________
____________________________________________________________________
________________________________________________________________
ELECTRONIC SUBMISSIONS: Please provide electronic versions of ALL documents submitted to: cpyott@cityofithaca.org.
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Planning and Development Board
11-8-16 2016 Design Review Committee Meeting
Meeting Notes
Board Members Attending: John Schroeder
Staff Attending: Lisa Nicholas, Senior Planner,
Division of Planning and Economic Development
Applicants Attending: College Townhouse Project
Alan Chimacoff, Project Architect
Kathryn Wolf, Landscape Architect
John Novarr, Project Sponsor
301 E State/MLK Street
Scott Whitham, Consultant
Jeff Smetana, Project Sponsor
Sean Bell, Project Architect
College Townhouse Project
Since the project team does not yet have building elevations for the majority of the facades, it was
agreed that this is a preliminary meeting and that a future Design Review meeting would likely be
necessary.
The project team presented the preferred site layout (with street trees near property line rather than
curb line). Schroeder stated his preference for street trees at the curbline. There was discussion about
the need and timeline for a streetscape plan for College Avenue that could be implemented as new
projects are built. It was decided that finalization of the streetscape portion of the project could be a
condition of site plan approval as a streetscape design should be in place sometime next year.
Schroeder asked staff to see if it is possible to include a reduction of the rear yard setback in the CR-4 as
part of the package of CAFD revisions that are currently being considered by the Planning Committee.
The project team presented four possible designs for the bay windows of the townhomes. Schroeder
stated that the option showing curved glass was preferable. The applicant will investigate the feasibility
of that option.
There will be no windows on the sides of the townhomes as they are at the lot line. The applicant
confirmed that there will be a pattern to the finishes to add interest.
The building finish material will be a composite panel system with pronounced joints. Schroeder
recommended differentiating the base of the building with either a masonry base (preferred) or a
change in color or material.
Schroeder asked that some interest be added to the concrete retaining walls (scoring or planting) and
that the basement-level outdoor space be usable to the residents.
2
City Centre
The Committee made the following suggestions and requests:
• A Landscape Plan is needed and should include planting along sidewalk and visible planting on
roof terrace
• Site sections are needed to understand relationship between ground floor level and street level
• Explore the use of additional windows at the corner of Green and E. State/ MLK
• Add windows to the top floor of the darker gray towers that can be seen from the street level
• There is a lack of windows on the lower east corner of the south facade
• Add patterning or some other decorative element to accentuate the curved metal banding near
the top of building at E State/MLK and Aurora Streets.
• To analyze the visual impact of the proposed signage- submit visualizations of the project form
the upper E. State/MLK Street.
• Need visualizations or renderings from Green and Aurora St to views of the south façade of the
building and landscape.
• Need more details about signage- Schroeder felt that four signs is too many.
• Need project details such as paving for plaza area, lighting, exterior furnishings etc.
• Need plan and rendering or elevations showing rooftop mechanicals. Rooftop mechanicals
should be architecturally integrated or not visible.