HomeMy WebLinkAbout03-14-19 - Planning and Dev Board Project Review Committee Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.”
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PLANNING & DEVELOPMENT BOARD Project Review & Design Review
NOTICE OF MEETING & AGENDA
TO: City of Ithaca Project Review Committee (Planning & Development Board)
FROM: Lisa Nicholas, Deputy Director of Planning and Development
DATE: March 8, 2019
SUBJECT: Agenda for Project Review Committee Meeting: THURDSAY, MARCH 14, 2019
The Project Review Committee Meeting is scheduled to begin at 9:00 a.m. in the Third Floor Conference Room, City
Hall, 108 E. Green St. Please call Anya Harris at 274-6550, if you cannot attend or you require additional information.
9:00 Project: Special Permit for a Home Occupation
Location: 505 S Albany Street
Applicant: Anke Hoffstaetter
Anticipated Board Action(s) in March : Declaration of Lead Agency, Public Hearing, Determination of
Environmental Significance, Recommendation to the Board of Zoning Appeals for Parking Variance
Project Description: The applicant proposes to operate a massage therapy practice out of her home at 505 S
Albany Street. The applicant will use approximately 15% of the total square footage of her home and
anticipates approximately 12-15 clients per week. The property is in the R-2b Zoning District where the use is
allowed by Special Permit. The proposal requires a parking variance as the property does not have any on-
site parking. Issuance of a Special Permit is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act “(“SEQRA”)
Project materials are available for download from the City website at:
http://www.cityofithaca.org/DocumentCenter/Index/983
9:15 Project: Hilton Canopy
Location: 115 Seneca Way
Applicant: Whitham Planning & Design for Owner, Neil Patel
Anticipated Board Action(s) in March: Satisfaction of Conditions and Approval of Signage
Project Description: This project was approved by the Planning Board on February 23, 2016 and subsequent
project changes were approved on May 22, 2018. The applicant is now seeking approval of signage and other
site details to satify conditions of site plan approval.
Project materials are available for download from the City website at:
https://www.cityofithaca.org/DocumentCenter/Index/670
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
JoAnn Cornish, Director
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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9:30 Project: City Centre Signage
Location: 301 E. State/MLK St.
Applicant: Jeff Smetana for Newman Development Group, LLC
Anticipated Board Action(s) in March: Satisfaction of Conditions & Approval of Signage and Minor Site
Changes
Project Description: The project was approved by the Planning Board on May 27, 2017. The applicant is now
seeking approval of of minor site changes, as well as approval of proposed signage, as conditioned in its
original site plan approval. The project has received approval for one sign. The proposed additional signage
requires variances as it exceeds regulations for the CBD Zoning Districts. New signage is subject to Design
Review.
Project materials are available for download from the City website at:
https://www.cityofithaca.org/DocumentCenter/Index/623
9:45 Project: Greenstar – Request for Project Changes
Location: 770 Cascadilla Street
Applicant: Stream Collaborative for Owner
Anticipated Board Action(s) in March: Approval of Project Changes
Project Description: This project was approved by the Planning Board on June 26, 2018. The applicant is now
requesting changes to the site layout, site amentites and building materials.
Project materials are available for download from the City website at:
https://www.cityofithaca.org/DocumentCenter/Index/774
10:15 Project: Student Housing
Location: 815 S Aurora Street
Applicant: Stream Collaborative, Noah Demarest for Project Sponsor Todd Fox and Charlie O’Connor
Anticipated Board Action(s) in March: Declaration of Lead Agency, Project Overview
Project Description: The project applicant proposes a new 49-unit student housing complex (16,700 SF
footprint) comprised of three buildings constructed on a hillside on the east side of Route 96B, overlooking the
proposed Chain Works District. The proposed buildings will contain (2) efficiency units, (3) one-bedroom units,
(10) two-bedroom units, (20) three-bedroom units and (14) four-bedroom units. Amenities will include a gym
and media room, with access to an outdoor amenity space on the first floor of Building B, and a roof terrace and
lounge on the fourth floor of Building B. The project site shares the 2.85 acre site with an existing cell tower
facility, garages, an office and a one-bedroom apartment. Site improvements will include walkways and curb
cuts to be tied into a public sidewalk proposed by the Town of Ithaca. Fire truck access is proposed at the
existing site entry at the south end of the property, with a new fire lane to be constructed in front of the ends of
buildings A & B at the northern end of the site. The project will include 68 parking spaces, as required by zoning.
The property located in the R-3b zoning district. A variance will likely be required for a rear yard setback
deficiency. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance §176-4(B)(1)(k), (n), (B)(2), and the State Environmental Quality Review Act (“SEQRA”)
§617.4(b)(11).
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/982
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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10:30 Project: Wood Street – Perdita Flats
Location: 402 Wood Street
Applicant: Stream Collaborative, Noah Demarest
Anticipated Board Action(s) in March : Potential Determination of Environmental Significance,
Recommendation to the Board of Zoning Appeals
Project Description: The applicant proposes to construct a three-story residential building on a vacant lot in
the Southside Neighborhood of Ithaca. The building will include four rental units priced at market rate: (1)
three-bedroom unit, (2) one-bedroom units, and (1) two-bedroom unit. The first-floor unit will meet ADA
requirements for accessibility. The parcel is located in the R-3b Zoning District and will require a variance for
off-street parking requirements. This has been determined to be an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance and the State Environmental Quality Review Act (“SEQRA”), both of
which require environmental review.
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/945
10:45 Project: Arthaus on Cherry Street
Location: 130 Cherry Street
Applicant: Whitham Planning & Design
Anticipated Board Action(s) in March : Public Hearing, Review of FEAF Parts 2 & 3
Project Description: The applicant proposes an as-of-right five-story building approximately 63 feet of height
with gallery, office and affordable residential space at 130 Cherry Street, on the east side of the Cayuga Inlet.
The site is currently the location of AJ Foreign Auto. The program includes ground floor covered parking for
approximately 52 vehicles, plus 7,000 SF of potential retail/office and amenity space geared towards artists’
needs. Building levels two through five will house approximately 120 studio, one-bedroom and two-bedroom
residential units. The total building square footage is 97,500 SF. All residential rental units will be restricted
to renters earning 50 to 80 percent of the Area Median Income. The north edge of the property will include a
publicly-accessible path leading to an inlet overlook. This has been determined to be a Type 1 Action under
the City of Ithaca Environmental Quality Review Ordinance § 176-4B(1)(k), (h)[2], (n), and the State
Environmental Quality Review Act (“SEQRA”) § 617.4(b)(11).
Project materials are available for download from the City website and are updated regularly:
https://www.cityofithaca.org/DocumentCenter/Index/946
11:00 Project: North Campus Residential Expansion
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Anticipated Board Action(s) in March: Potential Preliminary Site Plan Approval
Project Description: The applicant proposes to construct two residential complexes (one for sophomores
and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential
buildings with 800 new beds and associated program space totaling 299,900 SF and a 1,200-seat, 66,300 SF
dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga
Heights; however, all buildings are in the City. The freshman site will have three new residential buildings
(each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated
program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be
between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning
district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential
District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit);
and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been
determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) §
617.4 (b)(5)(iii) for which the Lead Agency issued a Negative Declaration on December 18, 2018.
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Project materials are available for download from the City website and are updated regularly:
http://www.cityofithaca.org/DocumentCenter/Index/811
11:15 Zoning Appeals
3114 – Area Variance (Parking), 402 Wood Street *
3122- Area Variances, 112 Fayette Street *
3123- Area Variance, 527 N Aurora Street *
3124 – Area Variance (Parking), 505 S Albany Street
* Supporting materials for these cases will be distributed as they become available.
11:30 Agenda Review for 03-26-2019
11:45 Adjournment
cc: Mayor Svante Myrick & Common Council
Dr. Luvelle Brown, Superintendent, ICSD
Jay Franklin, Tompkins County Assessment
If you have a disability & would like specific
accommodations to participate,
please contact the City Clerk at 274-6570 by
12:00 p.m., no later than 2 days (not including
weekends and holidays) before the meeting.
Out of consideration for the health of
other individuals, please try to refrain
from using perfume/cologne and other
scented personal care products at City
of Ithaca meetings. Thank you for your
cooperation and understanding.
Ph one: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
March 4, 2019
Lisa Nicholas, Deputy Director of Planning
Division of Planning and Economic Development, City of Ithaca
108 E. Green Street, 3rd Floor
Ithaca, N.Y. 14850
RE: canopy Hotel project – Conditions for final SPA – Signage and minor Site Plan changes/updates
Dear Lisa,
Thank you for reviewing this conditional SPR submission detailing signage and other changes/updates to the
Site Plan. On behalf of the developer and design team, we are attaching the following package in compliance
with the Conditions of Final Site Plan Approval, as detailed in the Approved Resolution dated January 24,
2017.
Items included in this package are as follows:
•Page #1 – Cover Page
•Page #2 – Signage Plan
•Page #3 – Sign A – East Elevation
•Page #4 – Sign A Details
•Page #5 – Sign A Details
•Page #6 – Sign B Details
•Page #7 – Sign C Details
•Page #8 – Fire Place Wall Vent
•Page #9 – Ground Level Exterior Furniture
•Page #10 – 2nd Floor Terrace Furniture
Sincerely,
Gaelin Walsh
03.26.2019Page 1115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :COVER PAGECONDITIONS FOR SITE PLAN APPROVAL
03.26.2019Page 2115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGNAGE PLANABC
03.26.2019Page 3115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGN A - EAST ELEVATIONEast ElevationScale: 1/16" = 1' 0"Frontage: 111' 3"A
03.26.2019Page 4115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGN A DETAILS 4REMCO $RIVE 4ERRYVILLE #4 s 0HONE Orange PMS 165cCOLORSGray indicates .125" aluminum support backerVolt: 120 - Power is based off 120 volt.If signs use anything other than 120 volt, then a difference in price will apply or a step down transformer will need to be used.Scale: 1/2"=1"Welded .125" aluminum gusset.125" aluminum angle bracket painted to match canopyS.S. hardware as requiredby technical surveyInternally illuminated with White LEDs.063" alum. CAD cut backsCanopy (typical)3" deep letter descenderWeep holes2" x 2" remotewireway positionedand painted to blendinto canopy structure.Remote power supplies.J-box with primary electricalby others.SIDE VIEW.177" thick white acrylic faces with dual color PSV (Orange Day/ White Night)1" Jewelite trim, painted Orange PMS 165c.040" alum. returns, 3" deep, painted Orange PMS 165cElectrical disconnect switchinside building (by others)Electrical disconnect switchnext to letterset (by others)WALL BUSTER OR EQUIVALENT.PLTC CABLE, SEAL PASS-THRU w/ SILICONE
03.26.2019Page 5115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGN A DETAILS 4REMCO $RIVE 4ERRYVILLE #4 s 0HONE 3" deep channel lettersOrange Day / White night facesOrange returns
03.26.2019Page 6115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGN BDETAILSSIGN B DETAILS34' 6"B 4REMCO $RIVE 4ERRYVILLE #4 s 0HONE Scale: 3" = 1' 0"6"1' 6"2' 0" 4REMCO $RIVE 4ERRYVILLE #4 s 0HONE WALL3" X 3/16" (10-24)ALUMINUM STUDSILICONE FILLEDCAVITYDRILL & TAP 1/8"1/4" PLATEALUMINUM1/4" PLATEALUMINUMFlush w/ Studs0.25"0.25" 4REMCO $RIVE 4ERRYVILLE #4 s 0HONE 1/4" aluminum backer with wood grain laminate nish (to match IPE Brazillian Walnut)1/4" aluminum letters, returns painted matte black and digitally printed vinyl on facesStud mount ush to fasciaMATERIALS / COLORS
03.26.2019Page 7115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :SIGN C DETAILS4' 1.75"3"3"Scale: 3/4" = 1' 0"3"2"3"4' 6.25"3.75"2' 8"10"3"8' 2"4.25" deep fabricated alum. backer panelwith wood grain laminate nish (to match IPE Brazillian Walnut) and1/4" plate letters painted matte black with vinyl applied 1st surfacePrecast capstone tted by others7"12"2' 7"5' 4"2' 2" 4REMCO $RIVE 4ERRYVILLE #4 s 0HONE External up-lightingby othersScale: 3/4" = 1' 0"1/4" or 1/2" PLATEALUMINUMWALL3" X 3/16" (10-24)ALUMINUM STUDSILICONE FILLEDCAVITYFlush w/ Studs1/4" or 1/2" DRILL & TAP 1/8"(NTS)Paint to match Pure WhiteLogo & Street Number: .5" painted aluminum Customer will brick the 5' 4" wide area forCanopy, leaving the 2' 2" area for EZRAopen as CMU.Backer panel should be 4.25" deep to beproud of the brick by 1/2" to 3/4", since standard brick is 3.625" deep.LSG will run a bead of caulk between thebrick and the backer.City Name: Neighborhood: Fonts: Town 21 Outline Medium Town 21 Outline Black Clarendon BT Black .25" painted aluminumMATERIALS / COLORSEZRA:4.25" deep fabricated alum. backerwith wood grain laminate nish (to match IPE Brazillian Walnut)1/4" aluminum letters, returnspainted matte black and digitally printedvinyl on facesNOTES
03.26.2019Page 8115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :FIRE PLACE WALL VENT3.2.3.6.WALLVENTINSTALLATIONDura-Vent DirectVent Pro Horizontal Aluminum High-Wind Vent Rain Cap (square cap)Model # 58DVA-HCFinish: Aluminum Size: 16” x 16” with 6 7/8” projection from wallInstall min. 12” clearance to window
03.26.2019Page 9115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :GROUND LEVELEXTERIOR FURNITUREINDUSTRY WESTMARAIS A SIDE CHAIRHEERENHUIS - APOLLO TABLE (square top, 24”W x 30”L X 30”H)Carrara marble top; Metal BaseGUNMETAL
03.26.2019Page 10115 Seneca Way Ithaca, NYCANOPY HOTEL Submission Prepared by :2ND FLOOR TERRACE FURNITURE(45)SS (TOTAL)(3)PT(2)AQ(3)SH(3)AU(23)PD (TOTAL)(5)SH(50)TV (TOTAL)(32)SS (TOTAL)(2)AU(2)SH(4)SSc(7)SSc(1)AU(5)SH(4)AU(2)AU(3)PT(3)SH(2)AQ(2)AU(110)TV (TOTAL)(70)SS (TOTAL)(2)PT(5)SH(2)PT(4)AQ(45)PD (TOTAL)(3)AU(5)SH(1)AU(20)PD (TOTAL)(60)TV (TOTAL)(2)AQ(2)PT(6)SSc(1)AL(1)AL(1)AL2nd FLOOR TERRACE PLAN, FURNITURE LAYOUT TBD
Ph one: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
March 4, 2019
Lisa Nicholas, Deputy Director of Planning
Division of Planning and Economic Development, City of Ithaca
108 E. Green Street, 3rd Floor
Ithaca, N.Y. 14850
RE: City Centre project – Conditions for final SPA – Storefront & Site changes
Dear Lisa,
Thank you for reviewing this conditional SPR submission detailing the commercial tenant storefront designs
and other changes/updates to the Site Plan. Items missing from this package include outdoor seating and
signage for Collegetown Bagels, which will be part of a separate submission.
On behalf of the developer and design team, we are attaching the following package in compliance with the
Conditions of Final Site Plan Approval, as detailed in the Approved Resolution dated January 24, 2017.
Items included in this package are as follows:
•Page #1 - Locator Map – illustrates location of proposed updates
•Page #2 - Awning Details
•Page #3 - Ithaca Ale House Site Plan
•Page #4 - Ithaca Ale House Storefront Details
•Page #5 - Ithaca Ale House Outdoor Furniture
•Page #6 - Ithaca Ale House Exterior Ceiling Fan Details
•Page #7 - Ithaca Ale House Fire Pit Details
•Page #8 - Ithaca Ale House String Lights & Heat Lamps
•Page #9 -10 - Chase Storefront Details
•Page #11 - Chase outdoor Furniture
•Page #12 - CTB Storefront Details
•Page #13 - Updated Plant Schedule
•Page #14 - Current Planting Plan
•Page #15 - Pedestrian Gate Detail
•Page #16 - Revised Sign Mounting Detail (for Chase and Ithaca Ale House)
Sincerely,
Gaelin Walsh
03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by :COVER PAGECITY CENTRE CONDITIONS FOR SITE PLAN APPROVAL
03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #1LOCATOR MAP
03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #2AWNING DETAILS
03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by :ITHACA ALE HOUSESITE PLAN PAGE #3
ALE HOUSE WINDOW REMOVED BASED ON FINAL PARTITION LOCATIONELEVATION03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by :ITHACA ALE HOUSE STORFRONT DETAILS PAGE #4
SYNTHETIC TEAK DINING CHAIR 8216BRFULLY WELDED BRUSHED ALUMINUM FRAMESYNTHETIC TEAK SLAT SEAT & BACKNYLON FLOOR GLIDES*STACKABLEBRUSHED BROWN FINISH (SHOWN)22.5”D X 18”W X 34.5”HSYNTHETIC TEAK TABLE TOPSFULLY WELDED BRUSHED ALUMINUM FRAMESYNTHETIC TEAK SLAT TOPBLACK FINISH (SHOWN)CA SERIES OUTDOOR BASESALL WEATHER ALUMINUM BLACK POWDER COAT FINISHLARGE BASE FEATUERS 1.5” UMBRELLA HOLEQUANTITY: (52)36X36 QUANTITY: (8) *INCLUDES UMBRELLA HOLE24X30 QUANTITY: (8)24” ROUND HIGH-TIOP QUANTITY: (3)24X30 QUANTITY: (8)36X36 QUANTITY: (8) *INCLUDES UMBRELLA HOLE24” ROUND QUANTITY: (3) @42” HIGHMONTEREY LOUNGE CHAIR 8301ALL WEATHER WICKER W. RUST FREE ALUMINUM FRAMENYLON FLOOR GLIDESWEATHER RESISTANT WHITE CUSHIONS (AS SHOWN)CUSTOM-ORDER FABRIC CUSHIONS AVAILABLEESPRESSO WICKER FINISH (AS SHOWN)31.5”D X 35”W X 26”HMONTEREY LOUNGE SOFA 8304ALL WEATHER WICKER W. RUST FREE ALUMINUM FRAMENYLON FLOOR GLIDESWEATHER RESISTANT WHITE CUSHIONS (AS SHOWN)CUSTOM-ORDER FABRIC CUSHIONS AVAILABLEESPRESSO WICKER FINISH (AS SHOWN)31.5”D X 71”W X 26”HQUANTITY: (1)QUANTITY: (4)OPTIONAL SUNBRELLA OUTDOOR UPHOLSTERYTBD03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #5ITHACA ALE HOUSE OUTDOOR FURNITURE
Ceiling Fan Mounting DetailsCeiling Fan Precedent Ceiling Fan from Big Ass Fan Company13'-8"2'-912"612"1'-8"12'CONCRETEFLOOR ABOVESOFFIT4' LONG EXTENSION TUBE8'03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #6ITHACA ALE HOUSE CEILING FAN
5'8" typ.1'2'± 8"5'2'-4"FORMED CONCRETEGLASS SHIELDPEDESTAL PAVING SYSTEMGARAGE ROOF DECKFORMED CONCRETEGLASS SHIELDFIRE GLASS OR STONEFLEX LINE FORNATURAL GASWARMING TRENDSKEY VALVE-MATCH-LIT IGNITIONFire Pit ModelFire Pit PrecedentPlanSection03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #7ITHACA ALE HOUSE FIRE PIT DETAILS
String Light PrecedentIR Energy evenGLO Model GA201M2IR Energy evenGLO Model GA201M2americanlighting.com Commercial Grade String Lights Model LS-M-BKNotes:- (2) lamps for front patio- (2) lamps for rear patio- propane fuel - portable03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #8ITHACA ALE HOUSE LIGHTS & HEAT LAMP
STOREFRONT LOCATOR PLANELEVATION #2ELEVATION #1321E. STATE STREETELEVATION #3CTBITHACA ALE HOUSESEE FOLLOWING PAGE FOR DETAILSSEE FOLLOWING PAGE FOR DETAILS03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #9CHASE STOREFRONT DETAILS
CTBITHACA ALE HOUSEWINDOW HAS CHANGED TO A DOOR FOR EGRESSE. STATE STREETLOCATIONS OF 3M WINDOW TREATMENTCHASE WINDOW REMOVED BASED ON FINAL PARTITION LOCATIONELEVATIONWINDOW TREATMENT PRECEDENT IMAGE03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #10CHASE STOREFRONT DETAILS
24 HOURVESTIBULE59'-10 1/2"5C5C5CTELLERSAT 1MICR36x5642ATM140"DABCOVEREDPATIOAHDCAFE / DISPLAY44"H.34"H.DAYSAFE18 x 12 field modulesLIVINGROOMLARGE FEATURE DISPLAYATM2MED. E-MERCH34" HMED. SCREENPO3CMS4CONF5CATF.D.BOOTH138"x72"WPD-2BOOTH2ATM3MOTORIZEDSCRIMMOTORIZEDSCRIMMST2ASTBRG1CASHCHEST2ALTOS30" H.34" HCASHRM.PRINTFILEWOMEN'SDATA /ELECMFD'SADJ. SHF.JAN.ADJ. SHF.ATM ROOMMOSAIC TILEACCENT COLUMN(TYP. OF 4)FEATURE BRIMw/ BLUE LEDMOSAIC ACCENTFLOOR TILEWOOD 'FIN'TYPE CEILINGFINISHACCENTWALLPAINTOVERHEADDOOR34" H41" HOMLREGION DIRECTORDATEDATEFurniture Layout (circled in red)EMU Round Chair & Lounge Table (color: Antique Iron)AVIVA Barstool & Table (color: Ink Blue)03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by :CHASE OUTDOOR FURNITURE PAGE #11
E. STATE STREETCHASE12ELEVATION #1PLANELEVATION #1 SHOWING AWNINGSELEVATION #2STOREFRONT RENDERING03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #12CTB STOREFRONT DETAILS
PLANT SCHEDULE SUBMITTED 4/24/2018NOTES:Plant quantities have changed based more appropriate plant spacing.- Tree quantity has not changed- Shrub quantity has decreased by (20)- Perennial quantity has decreased by (314)-Groundcover quantity has decreased by (6)- Vine quantity has not changed- Bulb quantity has decreased by (1,065)PLANT SCHEDULE - CURRENT03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #13UPDATED PLANT SCHEDULE
E. STATE STREETGREEN STREETS. A
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T 03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #14CURRENT PLANTING PLANDNDNUP8'-3"1'-11"9'-0"2'-7"422421TW 420.00417415414413BW ±417.50TW 412.00BW ±409.50416423SHEET #TITLEL000SITE AND PLANTING PLANL100LAYOUT PLAN AND MATERIALSSCHEDULEL100-ALAYOUT PLAN: CORNER AURORA &STATE STREETL100-BLAYOUT PLAN: GREEN ROOFL100-CLAYOUT PLAN: 8TH FLOOR TERRACEL101DETAILS PLANL102SOILS PLANL103STREET LIGHT CIRCUITRY PLANL200PLANTING SCHEDULE AND KEYL018TH FLOOR ROOF TERRACEPLANTING PLANL01 BULB8TH FLOOR ROOF TERRACE BULBPLANL02STATE STREET PLANTING PLANL02 BULBSTATE STREET BULB PLANL03STATE STREET PLANTING PLANL03 BULBSTATE STREET BULB PLANL04GREEN STREET NORTHERN CORNERPLANTING PLANL05AURORA STREET PLANTING PLANL05 BULBAURORA STREET BULB PLANL06GREEN ROOF WEST PLANTING PLANL06 BULBGREEN ROOF WEST BULB PLANL07GREEN ROOF PLANTING PLANL07 BULBGREEN ROOF BULB PLANL08GREEN ROOF PLANTING PLANL08 BULBGREEN ROOF BULB PLANL09GREEN STREET SOUTHERN SLOPEPLANTING PLANL10GREEN STREET PLANTING PLANL301-AGREEN ROOF DETAILSL302PLANTING DETAILSL303STREET AND PAVING DETAILSL401-AMANUFACTURER DETAILSL401-BMANUFACTURER DETAILSDRAWING LIST8TH FLOOR TERRACE1"=10'-0"
Notes:- custom metal gate- enter only with unlocking mechanism fenceGATE LOCATIONSGREEN STREET03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by :DNDNDNDNUPUP422422422421421421TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00TW 420.00417417417415415415415414414414413413413BW ±417.50BW ±417.50BW ±417.50BW ±417.50BW ±417.50TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00TW 412.00BW ±409.50BW ±409.50BW ±409.50BW ±409.50BW ±409.50416416416416423423423PEDESTRIAN GATE DETAIL PAGE #15
CHASE & ITHACA ALE HOUSE SIGN MOUNTING DETAIL FROM 2/26 PLANNING BOARD SUBMISSIONUPDATED CHASE & ITHACA ALE HOUSE SIGN MOUNTING DETAIL SHOWING GUTTER03.26.2019 301 E. State St. Ithaca, NYCITY CENTRESPR CONDITIONSSubmission Prepared by : PAGE #16REVISED SIGN MOUNTING DETAIL
STREAM Collaborative
architecture + landscape architecture dpc 108 W. State Street Ithaca, NY 14850
Lisa Nicholas, AICP, Deputy Director of Planning
Planning Division
108 E Green Street
Ithaca, NY 14850
February 8, 2019
Dear Lisa:
The Greenstar project at 770 Cascadilla Street was bid in November, with disappointing results (over budget). Therefore,
several value-engineering measures have been proposed, some of which will affect the exterior appearance of the building.
The project is currently out to bid for a second time, with bids due February 21, 2019.
Below are some key changes that you should be aware of.
Site:
Deleted Farm Stand at intersection of Route 13 and Cascadilla St.
Deleted Forklift Shed (one will be built/purchased by Greenstar directly at a later date).
Moved pylon sign to where Farm Stand used to be, and according to NYSEG easement requirements. Pylon sign
appearance and features TBD by Greenstar. They will also apply for relevant signage permits.
Reconfigured dumpster area and planting bed to provide better screening of the service area and to meet NYSEG's
clearance requirements for the dumpsters.
Reduced number of EV chargers.
Made changes to tree species and locations in response to NYSEG's concerns about their overhead wires.
Building exterior:
Please note that for our drawing purposes (and items below), “north” is the back of the building (actual NE).
The proposed stair addition at the NE corner was deleted. The mezzanine it served has been reduced and relocated, so
the stair is no longer needed.
The shed roof over the picnic patio on the east side (facing Route 13) was deleted. Greenstar will provide picnic tables
with umbrellas.
The number of windows was reduced.
The natural stone bases originally proposed at all timber posts are now limited to the main entrance area. Other posts will
be installed on cylindrical concrete bases (sonotube).
The gauge of the proposed metal siding was reduced due to cost. There’s currently an “Alternate” to have the thermal
insulation installed on the inside of the existing CMU walls and omit the metal siding. The existing CMU would be painted,
to cover the already damaged and peeling graffiti artwork. We hope the assumed savings of the Alternate will not be
significant enough, and that Greenstar and Organic Nature will decide to keep the metal siding as designed.
Sincerely,
Noah Demarest
AIA, RA, RLA, LEED AP
Principal
noah@streamcolab.com
607.216.8802
mw 4/2/19
APPEAL # 3124 505 S. ALBANY STREET
Appeal of property owner Anke Hoffstaetter for area variance from Section 325-8, Column 4, Off-
Street Parking requirements of the Zoning Ordinance. The applicant proposes to provide a massage
practice in her single-family home and has applied for a special permit with the Planning and
Development Board for a home occupation under Section 325-9 of the Zoning Ordinance. The home
occupation requires the provision of one off-street parking space. There is an existing deficiency of
two off-street spaces for the four-bedroom residence. The applicant will utilize one bedroom on the
first floor for the home occupation, reducing the residential off-street parking requirement to 1 space.
There will be no increase in the number of off-street spaces required. Due to site constraints, there
has never been onsite parking and there is no area available to provide off-street spaces on the
property. The applicant proposes to offer services between 9 am and 5 pm on weekdays with some
weekend hours. She plans to have no more than four clients per day and no more than 12-15 clients
per week, with appointments scheduled to avoid overlap and not require more than one on-street
space for the home occupation. Clients will be instructed to park on South Albany Street and South
Titus Avenue. On-street parking is available in these locations without hourly limitations.
The property also has existing deficiencies for frontage, lot area, lot coverage, and front, side, and
rear yard setbacks. These deficiencies will not be exacerbated by the proposal.
The property is located in an R-2b residential use district in which the proposed use is permitted by
special permit issued by the Planning and Development Board. However, Section 325-38 requires
that an area variance for off-street parking 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-3124Address505 S. Albany StreetUse DistrictR-2bDate04/02/19ApplicantAnke HoffstaetterOwnerAnke HoffstaetterApplication Type:Area VarianceColumn Number23 4 5 6 7 8 9 10 11 12 1314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseOne Family Dwelling0 0 1,786 30 2 +/- 27.5' 40.5% 5.3 3.4 2.2 13' or 22% 2District 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 OKDef.OKDef. Def.OK OKDef. Def. Def. Def. Def.OkProposed Condition and/or UseOne Family DwellingHome occupation0 0 1770 30 2 +/- 27.5' 40.5% 5.3 3.4 2.2 13' or 22% 2District Regulation for ProposedTwo Family ZoneSpecial Permit Required2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOKDef. Def.OKDef. Def.OK OKDef. Def. Def. Def. Def.OkNotes:City records show a four-bedroom home, requiring 2 off-street parking spaces. The applicant will utilize a bedroom on the first floor for the home occupation, reducing the residential parking requirement from 2 spaces to 1 space. The home occupation requires 1 space. There will be no increase in off-street parking requirements.
_______________________________________________________________________________________
****************************Office use only*******************************
1. Ordinance Section(s) for the Appeal:Page 2
Zoning Ordinance Section being Appealed Sign Ordinance Section being Appealed
§325- 8 Column 4 ________________ ____•§272- ___________________________________
§325- _________________________________•§272- ___________________________________
§325- _________________________________•§272- ___________________________________
§325- _________________________________•§272- ___________________________________
§325- _________________________________•§272- ___________________________________
§325- _________________________________•§272- ___________________________________
2. Application of SEQR determination: __ Type 1 _X_ Type 2 ___Unlisted
3. Environmental Assessment form used:
_____ Short Environmental Assessment Form
_____ Long Environmental Form
_____ Lead Agency
_____ Determination of Significance
_____ Completed by the Planning Division at preliminary hearing for SPR
_ X__ Not applicable
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:
LEGENDTax Parcels w Related Historic PropCity Owned PropertyHistoric DistrictAll Historic PropertiesParking Lots and GaragesBuildingsRailroadParcelBorderParkImpervious SurfacesPaved Walk or Surface or Private RoadPaved ParkingPaved Roadway or Public RoadUnpaved Drive or Walk or SurfaceWaterwayCity of Ithaca, NY - 750 Foot Buffer for Parcel - 2017 Final Tax Roll3,290Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.3/5/20191:Feet548.38Printed:
Receipt#59308
BZA Variance # 3124 for 505 S. Albany Street
2/20/2019
1 $100.00 $100.00Area Variance (1-2 Fam.)
Code Qty Description Permit # Price Extended Price
A8020-2110
$100.00Total Price
Balance Due
2/20/2019 $100.001101
Date
$100.00Total Payment
Check #Payment
13/4/2019