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HomeMy WebLinkAboutZBA Packet 2024-09-10 Town of Ithaca September 3,2024 ZBAA-24-16 Primary Location Applicant Zoning Board of Appeals 877 Taughannock Blvd Unit Emily Petrina Area Variance Deanne Brandstetter , 607-592-9385 Application Ithaca,NY 14850 @ emily@fhalab.com Status:Active Owner * 136 W State Street Submitted On: 5/17/2024 Ithaca,NY 14850 Deanne Brandstetter 6865 San Marino Dr.,Unit 30 Naples,FL 34108 Internal Only-Review A Tax Parcel No. A Is Planning Dept.Approval Required? 25.-2-22 Yes A Is Engineering Dept.Approval Required? A Is a GML-239 Review Required? Yes Yes A GML-239 Reason for Review* A Type of Variance The right of way of any existing or Area Variance proposed county or state road A Appearance Date for Variance 9/10/24 A Variance Code Language ZBAA-24-16 Appeal of Deanne Brandstetter,owners; Emily Petrina,agent;of 877 Taughannock Blvd., Ithaca, NY, 14850; is seeking relief from Town of Ithaca Code sections 270-46 (Yard regulations)and 270-47(Building area).Town of Ithaca Code section 270-46 requires a side yard setback of 20',where the addition is proposed to have a side yard setback of approximately 4.2'. Town of Ithaca Code 270-47 allows for a maximum building area of 10%,where the proposed building area would be increased to approximately 19.3%. The current property is located in the Lakefront Residential Zone,Tax Parcel No. 25.-2-22 A Variance Code Section 270-46 and 270-47 Internal Tasks to be Completed & Meeting Result(First Appearance) A Materials For GML-239 Were Sent 06/26/2024 A Deadline for Hearing Notice to Journal A Public Hearing Notice Was Sent 8/26/24 NOON 08/29/2024 & Neighbor Notification Letters Were Sent A Date Sign Was Picked-up 08/29/2024 — A Material Packets Sent to ZBA Members 09/03/2024 Historical Only & Address affiliated with request A Status Applicant's Information Applicant is* Is the primary point of contact for application Architect different than the applicant?* No If the applicant is NOT the owner, a letter/email from owner designating the applicant as agent or a copy of the contract with owner's signature will need to be provided. Description Brief Description of Variance Request* Seeking side yard and coverage variances for a new Kitchen and Deck addition. Existing side yard, rear yard, and coverage deficiencies are present. Area Variance Criteria Form 1.Will an undesirable change be produced in the character of the neighborhood or be a detriment to nearby properties?* No Reasons: The proposed kitchen addition is not much bigger than the existing kitchen, but the new proportion uses space in a better way. There is MORE relief given to the south yard setback than existing. The proposed project will look substantially the same from the lake, and can not be seen from Taghannock Blvd. The proposed south deck is similar to what exists on the south neighbor's property. The north deck will not be seen from any viewpoint. 2.Can the benefit sought by the applicant be achieved by a feasible alternative to the variance?* No Reasons: There is no way to rearrange the existing kitchen space to be more functional. Due to the location, removing and replacing the concrete patio would be cost prohibitive. 3.Is the requested variance substantial?* No Reasons: The lot is small, and so the coverage requested seems large. The coverage for the proposed kitchen addition is NOT substantial. The coverage for the proposed decks is also NOT substantial, as they are covering an existing concrete patio and not creating any new im-pervious surfaces. 4.Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood?* No Reasons: Proposed addition and decks will not affect drainage of the site, views from the street, neighbors, or the lake. 5.Is the alleged difficulty self-created?* Yes Reasons: This addition is desired by the homeowner to enhance her living space and connection to the exterior. Affidavit The UNDERSIGNED respectfully submit this application requesting an appearance before the Zoning Board of Appeals. By filing this application, I grant permission for members of The Town of Ithaca Zoning Board of Appeals or Town staff to enter my property for any inspection(s) necessary that are in connection with my application. I acknowledge,that completed applications are scheduled on a first-come first-serve basis and that all documents ideally be submitted forty-five (45) days advance of the proposed meeting date,together with the required application fee. Failure to do so may result in a delay in my hearing. Digital Signature* Meeting Date Emily M Petrina 09/10/2024 May 17,2024 PAYMENT INFORMATION After submission, Code Department Administration will review the application and materials provided.After review, and email with instructions for paying the fee online with credit card or E-check will be sent to the applicant. If it is preferred to pay by check, cash or money order: *Mail to Code Enforcement,Town Hall 215 N.Tioga St, Ithaca, NY 14850 *Drop off during business hours to Town Hall M-F 8-4 *Place in locked box next to the door on the Buffalo St side of Town Hall Attachments ZBAA-24-16 Appeal Packet.pdf 01 ZBAA-24-16 Appeal Packet.pdf Uploaded by Lori Kofoid on Aug 28,2024 at 3:45 PM History Date Activity 9/3/2024,3:04:32 Lori Kofoid changed Material Packets Sent to ZBA Members from PM "07/15/2024"to"09/03/2024"on Record ZBAA-24-16 9/3/2024,3:04:32 Lori Kofoid changed Date Sign Was Picked-up from "07/02/2024"to PM I'll on Record ZBAA-24-16 9/3/2024,3:04:32 Lori Kofoid changed Neighbor Notification Letters Were Sent from PM "07/15/2024"to"08/29/2024" on Record ZBAA-24-16 9/3/2024,3:04:32 Lori Kofoid changed Public Hearing Notice Was Sent from PM "07/11/2024"to"08/29/2024" on Record ZBAA-24-16 9/3/2024,3:04:32 Lori Kofoid changed Deadline for Hearing Notice to Journal from PM 7/11/24 NOON"to"8/26/24 NOON'' on Record ZBAA-24-16 877 Taughannock Blvd. Brief Description of Variance Request The owner of 877 Taughannock Blvd would like to demolish an existing kitchen room and build a new kitchen addition and two new exterior decks. The proposed work will achieve the following benefits: • The proposed kitchen will be further from the south property line, giving more space between the house and the south neighbor. • The proposed decks will be installed over an existing concrete patio that is deteriorating. Due to the steep slope and difficult access of the site, it is cost-prohibitive to remove and replace the concrete. The new decks will be safe exterior spaces for the owner, and they will also stabilize the existing concrete preventing it from deteriorating further and sliding downhill into the lake. • The decks will match the style of the south neighbor's deck, creating a cohesive visual connection between the properties. • The proposed work is designed to minimize visual changes to the property both to the south neighbor as well as the lakefront. Setback deficiencies: Lakefront Residential Zone • Front Yard — meets zoning requirements—no change proposed • North Side Yard — Existing 3.8' of 20' required — no change proposed • South Side Yard — Existing 2.4' of 20' required. Proposed: 4.2' • Rear Yard — Existing 11.2' of 25' required —no change proposed Lot Coverage deficiencies: Lakefront Residential Zone—Maximum 10% LOT SIZE: 8506 SF MAX COVERAGE: 850.6 SF (10%) Total EXISTING Coverage: 1417 SF (17%) Exist House = 844 SF Exist Storage = 363 SF Exist Covered Storage = 210 SF Proposed NEW Coverage: 604 SF Demolition = -193 SF Kitchen Addition = 230 SF South Deck = 479 SF over conc patio North Deck = 88 SF over conc patio Total PROPOSED Coverage: 2,021 SF (24%) Total EXISTING Coverage INCLUDING CONC PATIO: 2529 SF (30%) 1. Will an undesirable change be produced in the character of the neighborhood or be a detriment to nearby properties? NO Reasons: Due to tree coverage and the natural slope of the property, the house can not be seen from Taughannock Blvd or the north neighbor at 879 Taughannock Blvd. The house can only be seen from the south neighbor at 873/875 Taughannock Blvd. and from the lake. The kitchen addition has been designed as a single-story room with gable end facing south, much like the style of the existing house. The proportions of the kitchen addition have no affect on the view from the south neighbor or the lake. The increased space between the south property line and the south side of the kitchen addition will give more space between the two adjacent houses. The proposed south deck is in the same style as the deck built by the south neighbor. It will be built low to the ground with a minimal railing on the east sloped side of the property only. 2. Can the benefit sought by the applicant be achieved by a feasible alternative to the variance? NO Reasons: The size and condition of the existing kitchen is not able to be renovated instead of rebuilt. The condition of the concrete patio cannot be repaired, and total removal would be cost prohibitive. We believe the new kitchen in the proposed location is the best solution for the owner and south neighbor. 3. Is the requested variance substantial? NO Reasons: The existing kitchen and chimney to be removed totals 193 SF. The proposed kitchen addition is 230 SF, which is a difference of 37 SF and not substantially larger. The proposed north and south decks total 567 SF of coverage. This looks like a substantial increase, however both decks are proposed to be installed over an existing concrete patio. As a result, there is no increase in impervious surface on the property. The south deck is proposed to be installed just above grade, and so it will have minimal visual impact on the property. 4. Would the variance have an adverse impact on the physical or environmental conditions of the neighborhood? NO Reasons: There are no gorges or streams on the property, and drainage will not be changed after the proposed work. No trees will need to be removed as a result of the proposed work. 5. Is the alleged difficulty self-created?YES Reasons: The owner cannot function in the confined existing kitchen space. The alleged difficulty is self- created because she would like to make a more usable kitchen space and upgrade the energy efficiency of the entire house. The existing deterioration of the concrete patio is not self- created and will need to be contained. Marty Moseley From: Skip Testut <stestut@twcny.rr.com> Sent: Thursday, June 6, 2024 3:48 PM To: Marty Moseley Subject: Zoning Application - 877 Taughannock Blvd. Ithaca, NY (CORRECTION) Dear Mr. Moseley, I am writing in support of my neighbor, Deanne Brandstetter, who is currently applying for a building permit for her property at 877 Taughannock Boulevard in the Town of Ithaca. It is my understanding that Deanne wishes to remove the existing chimney and that part of the residence that currently is the southernmost section of the residence. Afterwards, that section of the house (the kitchen/dining area)will be expanded eastward and a deck will be constructed over the existing patio, also projecting eastward, cantilevering over the bank aligning with my existing deck at 873 Taughannock Boulevard. The end result will increase the distance between the house and the southern property line (our common border), increase the area in the kitchen and dining area and add a deck to replace and improve on the existing patio that was originally built in the 1950s. I support these plans as I understand them and believe that the resultant work will be a more attractive, more useful layout for Deanne (Ms. Brandstetter) as well as a nice addition to the neighborhood. It will, in essence, set the house back from the property border(a positive for me), increase the dining and kitchen area and remove a chimney and a patio that have become less usable and potentially hazardous over the years. While this will result in a larger footprint the house will remain similar in overall size and be a good "fit"for the immediate neighborhood. I am pleased by the amount and the quality of work Deanne has put into 877 in the short time she has owned 875. Her efforts have made 877 more structurally secure and attractive. My support for Deanne's application comes from my longstanding connection to the neighborhood and from my contact with Deanne, herself. My parents originally owned 877 Taughannock Boulevard (Deanne's house), having purchased it as their first house in the early 1940s.They sold 877 in 1946 and purchased 873 Taughannock Boulevard in March of 1946. 1 bought 873 Taughannock Blvd. from my mother in 1987, so I have an in-depth knowledge of the history of the neighborhood, its structures and its people, past and present. I hope that Deanne and we will remain neighbors for a long time and her proposals to you are a means to ensuring that. In a previous email I referred to Deanne's property as "875" instead of 877. You will note that otherwise, the two emails are identical. I will not be in Ithaca when Deanne's request is brought before the board for approval later this month. Should there be any questions, however, do not hesitate to contact me. Sincerely, Eldred W. "Skip"Testut 873 Taughannock Blvd. i Ithaca, NY 14850 stestutPtwcny.rr.com 607-280.6293 (cell) 607-272-0519 (landline) 2 F 1 R E H O Emily Petrina <emily@firehousearchitecturelab.com> U S E 877 Taughannock Blvd Denial Letter 1 message Jessica Hull <JHull@townithacany.gov> Thu,Aug 15, 2024 at 2:58 PM To: "emiy@fhalab.com" <emiy@fhalab.com> Cc: Marty Moseley<MMoseley@townithacany.gov> Emily, After completing the review of your building permit application for the proposed work at 877 Taughannock Blvd., of demolishing an existing kitchen and building a new kitchen addition and two new exterior decks. I have determined the following items to be non- compliant per the Town of Ithaca's Code. 1. 270-46(C) Side yards, South side yard requires a minimum of 20ft. Proposed addition on side of house is 4'-2" 2. 270-47 Building area, proposed new building area is 1,454 sq. ft. exceeding the 10% of total lot area of 8,506 sq. ft. 10% allowable building area would be 850.6 sq. ft. In the event of working through an area of variance use this email as a denial letter for the variance document package. Thank you, 04&?A r a& Electrical/Code Enforcement Officer TOWN OF ITHACA 215 N. Tioga Street Ithaca, NY 14850 607-273-1783 www.townithacany.gov OF 1,2p, C 9� 0 71qV �s zi F I R AV-�lTEC-rHKV, L Af E He 0 Emily M. Petrina, RA LEED AP BD+C USE136 W State St Ithaca, NY 14850 607 592 9385 October 2, 2023 6865 San Marino Dr,#305 Naples, FL 34108 RE: Services Agreement for an Addition to the Lakehouse at 877 Taughannock Blvd. Dear Deanne, This letter details architectural services to be prepared for your house addition at 877 Taughannock Blvd. Upon your signature below,this letter will become the agreement by which the services will be performed. For the purposes of this agreement, Deanne Brandstetter will be referred to as 'The Owner/ Emily Petrina and the Firehouse Architecture Lab will be referred to as 'The Architect,' and design documents and drawings will be referred to as 'The Instruments of Service.' The scope of work performed by the Architect will include: o Schematic Design Phase • Field Measurements • Existing conditions drawings • Zoning/Code review • Design: Plans • Design: Exterior Elevations • Design: Interior Elevations o Design Development Phase • Framing Plans • Plumbing Scheme • Electrical Scheme/ Reflected Ceiling Plans (RCP) • Product Research & Documentation o Construction Documents Phase • Construction Details—Interior& Exterior • Schedule:Windows & Doors • Schedule: Lighting& Electrical • Schedule: Plumbing Fixtures • Notes and Specifications The above detailed Instruments of Service will remain the intellectual property of the Architect. Any use of the instruments of service by the Owner for purposes outside of this contract must first be approved by the Architect, in writing. FIREHOUSE AtZG}NTECVKe L-AJ5 PLLC emily@FHALab.com www.FirehouseArchitectureLab.com pg 1 of Owner's Initials DB The Architect will work on an hourly basis at the rate of$85-$140 per hour. Hourly rate is determined by task as follows: Administrative Tasks $85 Meetings: Internal $85 Field Measurements $85 Existing Conditions Drawings $85 Product Research $85 Drafting $95 Zoning&Code Review $110 Renderings & Material Boards (Additional Services) $110 Design $140 Meetings: Owner, Contractor, Consultant,Site Visit $140 Meetings outside of business hours M-F 8:00a-5:00p $210 See 2023.07.06 Brandstetter Cottage FEE ESTIMATE.pdf for a more detailed fee breakdown. The architectural and structural Fee Estimate will be recalculated as a percentage of the construction budget at the end of the Design Development phase. The Architect will submit the 75%drawing set to a contractor mutually agreed upon by the owner for a preliminary estimate. This price estimate will then replace the architect's 'Basis of Budget' in the Fee Estimate. The Owner will be billed on a monthly basis. Payment is due upon receipt. Invoices that remain unpaid after 30 days will incur a 2% late fee each month. The Architect reserves the right to put a hold on services until outstanding invoices are paid. Any legal fees and costs incurred by the Architect for the collection of outstanding payments, or its enforcement of any right herein shall be the responsibility of the Owner. Both the Owner and Architect have the right to terminate this agreement upon 30-days written notice to the other party. Should the Owner wish to terminate this agreement before all services have been completed,the Owner shall pay for any work performed by the Architect up to the effective date of termination. Additional Services Printing: The Owner will be responsible for drawing printing charges. This includes but is not limited to design drafts, end-of-phase prints, bid sets, permit sets, construction sets, and construction clarification drawings. These will be billed through the Architect with no markup. FFE: The Architect will purchase any necessary"Furniture, Fixtures and Equipment" that the Contractor typically does not purchase. Responsibility for each item will be agreed upon with the Owner and Contractor and detailed in the Construction Documents and Schedules. The Owner will be responsible for reimbursing the Architect for such items purchased, plus a 5% handling fee. Consulting: The Architect will contract directly with the following design consultants: Structural Engineer. Their fees will be estimated and agreed upon by the Owner before services are engaged. Their fees will be billed to the Owner through the Architect with no markup. Should this agreement be terminated by either party,the FIREHOUSE A9,cl iTECMKe L-AJ5 PLLC emily@FHALab.com www.FirehouseArchitectureLab.com pg2of4 Owner's Initials DB Owner will be responsible to pay for any work performed by the Consultant(s) up to the effective date of termination. Zoning Variance: Should local zoning laws and/or the Authority Having Jurisdiction require a variance for the project, services to prepare, submit and defend a zoning application shall be billed as Additional Services and are not included in the fee estimate. Renderings: Due to the individual needs of each client and project, 3D renderings will be billed as additional services and are not included in the fee estimate. Construction Administration: Due to the individual needs of each client, project and contractor, Construction Administration hours will be billed as additional services as needed and are not included in the fee estimate. This includes but is not limited to product research, substitutions, clarification sketches, and site visits. LIMITATION OF LIABILITY IN RECOGNITION OF THE RELATIVE RISKS AND BENEFITS OF THE PROJECT TO BOTH THE OWNER AND THE ARCHITECT,THE RISKS HAVE BEEN ALLOCATED SUCH THAT THE OWNER AGREES,TO THE FULLEST EXTENT PERMITTED BY LAW,TO LIMIT THE LIABILITY OF THE ARCHITECT TO THE OWNER FOR ANY AND ALL CLAIMS, LOSSES, COSTS, DAMAGES OF ANY NATURE WHATSOEVER OR CLAIMS EXPENSES FROM ANY CAUSE OR CAUSES, INCLUDING ATTORNEYS' FEES AND COSTS AND EXPERT WITNESS FEES AND COSTS,SO THAT THE TOTAL AGGREGATE LIABILITY OF THE ARCHITECT TO THE OWNER SHALL NOT EXCEED THE ARCHITECT'S TOTAL FEE FOR SERVICES RENDERED ON THIS PROJECT. IT IS INTENDED THAT THIS LIMITATION APPLY TO ANY AND ALL LIABILITY OR CAUSE OF ACTION HOWEVER ALLEGED OR ARISING, UNLESS OTHERWISE PROHIBITED BY LAW. Construction Phase Services It is understood that the Contractor, not the Architect, is responsible for the construction of the project, and the Architect is not responsible for the acts or omissions of any contractor, subcontractor, or material supplier for any safety precautions, programs, or enforcement; or for construction means, methods,techniques, sequences or procedures employed by the Contractor. Any changes to the Construction Documents and/or Permit Drawings (architectural, structural, or otherwise) requested by the contractor shall be billed as Additional Services and are not included in the fee estimate. Any consultant's work that must be re-done as a result of requested changes shall be billed as Additional Services with no markup and is not included in the fee estimate. Access The Owner agrees to allow the Architect access to the site before, during, and after construction for up to 1 year after the project is complete for photo documentation. The Architect shall own the copyrights to any such photos, and retains the right to use them in promotional materials for the Firehouse Architecture LAB. FIREHOUSEAtzG}NTECMKe L-AJ5PLLC emily@FHALab.com www.FirehouseArchitectureLab.com pg3of4 Owner's Initials DB Severability If any provision of this Agreement is determined to be invalid, illegal or unenforceable,the remaining provisions of this Agreement remain in full force, if the essential terms and conditions of this Agreement for each party remain valid, binding, and enforceable. Assignment Owner may not assign,sublicense or otherwise transfer or delegate any right or obligation in this Agreement without the written consent of Architect.Any attempted assignment or delegation by Owner without such approval shall be void and subject to immediate termination of this Agreement by Architect. Waiver No failure by Architect to exercise any right, power or remedy herein will operate as a waiver of such right, power or remedy, and no waiver will be effective unless it is in writing and signed by Architect. Entire Agreement Once executed,this Agreement, along with any documents incorporated by reference constitutes the entire agreement between the parties related to the subject matter hereof and supersedes all prior or contemporaneous agreements or understandings,whether written or oral. Modification No agreements altering or supplementing the terms hereof may be made except by a written document signed by Architect and Owner. Choice of Law This Agreement and all disputes arising herefrom shall be governed by and construed in accordance with the laws of the State of New York. Thank you for the opportunity to work with you on your new addition! Sincerely, Emily M. Petrina, RA LEED AP BD+C Firehouse Architecture Lab, PLLC Owner Signature Z�)Ca-o� !j Date Printed Name Deanne Brandstetter FIREHOUSE A9,6k iT'ECVKe L-AJ5 PLLC emily@FHALab.com www.FirehouseArchitectureLab.com pg4of4 Owner's Initials 4�'NS Department of COMMISSIONER Planning Katherine Borgella DEPUTY COMMISSIONER �` ** Sustainability M. Megan McDonald 121 E. Court St, Ithaca, N.Y. 14850 I Phone: (607)274-5560 tompkinscountyny.gov/planning July 17, 2024 Lori Kofoid,Administrative Assistant IV Town of Ithaca 215 North Tioga St. Ithaca,NY 14850 Re: Review Pursuant to §239-1,-m and-n of New York State General Municipal Law Proposed Action: Area Variances for proposed Kitchen Addition located at 877 Taughannock Boulevard,Tax Parcel#25:2-22,Deanne Brandstetter,Owner; Emily Petrina, Applicant. Dear Ms. Kofoid: This letter acknowledges your referral of the proposed action identified above for review by the Tompkins County Department of Planning and Sustainability pursuant to §239 -1, -m and-n of the New York State General Municipal Law. We have determined the proposed action will have no significant county-wide or inter-community impact. We look forward to receiving notification on the final action taken by your municipality within 30 days of decision, as required by State law. Sincerely, /;�� 411—, Katherine Borgella,AICP Commissioner of Planning and Sustainability Creating and implementing plans that position Tompkins County communities to thrive. 00 U0 LEGEND REFERENCE MAPS Dom°2 040 "` )K EXISTING IRON PIPE 1.) ENTITLED "NO. 877 TAUGHANNOCK BOULEVARD" DATED PEPn 0,;off }( EXISTING IRON PIN 612611963 BY CARL CRANDALL. C.E. ED UHF O 0 CALCULATED POINT 2•) ENTITLED -NO. 877 TAUGHANNOCK BOULEVARD- DATED v°"1 C"A` 6 ,-0- UTILITY POLE . ,� WATER SPICKET 10/12/1987 BY T.G. MILLER, P.C. TD Oy�D� R IN ( m GAS VALVE �-rye �y22 III WATER VALVE WOOD ■ CONC. HGWY. MON. FENCE DOCK Z OEKAR (R•pG 643 172-66 TOP S 16'33.22' E 49.39. ^^ 33 565 p TIE LIN ALONG `11 By 25-2-21 —110.43 ( LD SHO E IN a \ TY NE>e :r PROPER U DECK T aE1NNG WALK UNK TEE J t k STEPS MON•) 0B.M PIPE f' 7' R.r of UNE C"A ` TO0 9'7604 SLIP r1 o.6't--Lt Lai ' / �;�/;'! TWINING DOCK o+GINNG c,k � \\\ ` r /� R WALL .0,009 rpq jor �1 CO }= PIPE FOUND O NC`•3 iX NCR E ..,'... 2.0'FROM COR. \ S PS •. \ .7•t WOOD 0.7• BL OC K WALL APPROX.ORFCftkL CONC. S"ORELVE PER REF.MAP 1, 47" W W (GONG 0.513 OVER TITLE INFORMTION �m V 2 gy :CONCRETE ¢` ABICAIL C. COHN do WILSON M. MANIK TIN INSTRUMENT NO. 497666 003 SHE TAX MAP NO. 25-2-22 AREA = 0.195 ACRES °Ecp TE51UT (R' 597 \ > SK.628 2_21 TMN 25_ a ■�s xd,�m1c mnuaMrbllNw�nlarsnm RsmoR Ra vaO roe ne ry Ro mro no®r au a sn sv a oaPsa rw ra veaeoll w"ioi°rs aet�wroR1N1DIcr'ai e TITLE: REVISED '712510ERTIFICATION SURVEY MAP UPDATE ' A - SURVEY UPDATED, ALL CORNERS I hereby certify to LIN FOUND that I am a licensed land surveyor, New York State License NO. 877 TAUGHANNOCK BOULEVARD No. 050096. and that this map correctly delineates an actual T. G. MILLER P.C. survey on the ground made by me or under my direct supervision; and that I found no visible encroachments either way ENGINEERS AND SURVEYORS TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK across property tines except as shown hereon. soy WEST STATE STREET,SURE A 7/25/2022 MACA.NEW YORK Faso DATE: SIGNED: DATED: 1a(eaT)ere-u77 s9/15/2005 S06563 SCALE. 1"a 20' ZONING: LR(Lakefront Residential) LOT SIZE: 8506 SF MAX COVERAGE: 850.6 SF(10%) O Total EXISTING Coverage: 1417 SF(17%) p Exist House=844 SF Exist Storage=363 SF \ Exist Covered Storage=210 SF 9 Total EXISTING Coverage INCLUDING CONIC PATIO: 2529 SF(30%) 12 G Exist House=844 SF 1 EXI Exist Storage=363 SF _ DOCK Exist Covered Storage=210 SF �� \ Exist Conc Patio= 1112 SF EXISTING PROPERTY LINE \ GpVERGE \ SETBPCKLINE w - EXISTIPAT10 o STORA _ CON 07E ISTING 01 Z C,GONG GRAVEL EXISTIN — m PARKING — Pp,T10 rn o — —'—� __---- � � \ - e' ° '--"-�•.-''�. NG EXISTI \ cr `' GONG pPT10 N TEPS 1ST ,e a \ �z '30. IS-TING W pLKIS _, — a KET _\ a- ° \ \N a N \\ \ 7 o S 77° 45 2 5 _ N 7°57' 11" W 144� � 2.92' � S 79°28'47" W 3, 2 29.00 I � \ D Q \ \ m 0 \ -o 7z-, N 2� FF1 R Oil SITE PLAN - EXISTING BRANDSTETTER DRAFT Project No 23.13 877 TAUGHANNOCK BLVD Date MAY 15, 2024 ■ 0 AV-�ITEO NKV- I-A15 ITHACA, NY, 14850 NOT FOR CONSTRUCTION Scale 1/16" - 1'-0" THIS DRAWING IS ONLY VALID FOR CONSTRUCTION,BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA,RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT,ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA,RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW. ZONING: LR(Lakefront Residential) LOT SIZE: 8506 SF MAX COVERAGE: 850.6 SF(10%) O Total EXISTING Coverage: 1417 SF(17%) O Exist House=844 SF Exist Storage=363 SF \ Exist Covered Storage=210 SF 9 Proposed NEW Demolition= -19 4 SF 3 SF 112 EXI OC G Kitchen Addition=230 SF D South Deck=479 SF over conc patio �� \ North Deck=88 SF over conc patio _ \ Total PROPOSED Coverage: 2,021 SF(24%) PROPERTY LINE N OPOSED CO\\ E)CIS�INEp \ pFtVER \ Total EXISTING Coverage INCLUDING CONC PATIO: 2529 SF(30%) SETBACK LINE I DECK \ pAD Exist House=844 SF w \ Exist Storage=363 SF _ °D Exist Covered Storage=210 SF CON C Exist Conc Patio= 1112 SF E _ — EXIST N 7a.ox07 — — � PATIO __-� TEMP No PATIO EXISTING CONC -- EXISTING HOUSE �1_ STISRP E A rn _ O Z SHED o 1 \ `0 cws+ 1510 rn O GRAVEL RKING \ \ o N pA _ pROpOSED \ D DEt' \ p CO ROppSE \ LKISTEPS _ - n ADDITION \ _ EXISTING NC W A c - X. N -A o S ��- 45'27„ C A\ N 70 57'11" W 144. 5 7 ,a \ 2.92' 1 LINE OF \ \ S Igo 2g 47,, NN I EXISTING 22 2g:� _ KITCHEN& O — CHIMNEY TO \ BE REMOVED D Q \ m 0 \ -o N 2� FF1 R Oil SITE PLAN - PROPOSED BRANDSTETTER DRAFT Project No 23.13 877 TAUGHANNOCK BLVD Date MAY 15, 2024 �_ ■ AV-r, ITECTgKf- I-A15 ITHACA, NY, 14850 NOT FOR CONSTRUCTION Scale 1/16" - 1'-0" THIS DRAWING IS ONLY VALID FOR CONSTRUCTION,BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA,RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT,ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA,RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW. EXISTING KITCHEN= 177 SF PROPOSED KITCHEN=230 SF 2.5' 1 6.9' 4.2' 1 5.2' UL J I OFFICE OFFICE BATH o - BATH i ITCHE i DEMOLISH: LIVING RM BED RM LIVING RM BED RM KITHCEN FIREPLACE&CHIMNEY EXTERIOR STAIRS ih v I SOUTH DECK I I EXIST CONC PATIO ® ® DN C^-. 0 4.U' _ o . n LEVEL 1 - EXISTING PLAN LEVEL 1 - PROPSED PLAN 1/8" = 1'-0" ` 1/8" = 1'-0" F R EHO PLAN BRANDSTETTER ElDRAFT Project No 23.13 877 TAUGHANNOCK BLVD Date MAY15, 2024 A- 1 . 0 Av-- iTECTgKf- ITHACA7 NY, 14850 NOT FOR CONSTRUCTION Scale 1/8"= 1'-0" THIS DRAWING IS ONLY VALID FOR CONSTRUCTION,BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA,RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT,ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA,RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW. EXISTING HOUSE ROOF PEAK 12' - 4 5/8" , LEVEL 1 0' - 0" 2" E d r7l I =HMM 7 III II III III III III III III III III III III III III III III III III III III PROPOSED ADDITION EXISTING HOUSE n BUILDING ELEVATION - SOUTH ' 1/4" = 1'-0" F R EHO ELEVATION - SOUTH BRANDSTETTER ElDRAFT Project No 23.13 877 TAUGHANNOCK BLVD Date MAY15, 2024 A-2 . 0 Av-U iTECTgKf- �-Pd� ITHACA, NY, 14850 NOT FOR CONSTRUCTION Scale 1/4"= 1'-0" THIS DRAWING IS ONLY VALID FOR CONSTRUCTION,BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA,RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT,ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA,RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW. ROOF PEAK — — — — — — — 12' - 4 5/8" D � LEVEL 1 — - J LEVEL 1 � 001 - 0" D K -1' - 2" PROPOSED ADDITION EXISTING HOUSE n BUILDING ELEVATION - EAST ' 1/4" = 1'-0" F I R E H Oil ELEVATION - EAST BRANDSTETTER USE DRAFT Project No 23.13 877 TAUGHANNOCK BLVD Date MAY 15, 2024 A 2 Av-U iTECTgKf- ITHACA, NY, 14850 NOT FOR CONSTRUCTION Scale 1/4"= 1'-0" THIS DRAWING IS ONLY VALID FOR CONSTRUCTION,BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA,RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT,ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA,RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW. ROOF PEAK 12' - 4 5/8" LEVEL 1 _ III_ LEVEL 1 01 - 019 D K -1' - 2" PROPOSED SOUTH DECK PROPOSED NORTH DECK EXISTING HOUSE BUILDING ELEVATION - NORTH ' 1/4" = 1'-0" F I R E H Oil ELEVATION - NORTH BRANDSTETTER USE DRAFT Project No 23.13 877 TAUGHANNOCK BLVD Date MAY 15, 2024 A-2 . 2 Av-U iTECTgKf- �-Pd� ITHACA, NY, 14850 NOT FOR CONSTRUCTION Scale 1/4"= 1'-0" THIS DRAWING IS ONLY VALID FOR CONSTRUCTION,BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA,RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT,ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA,RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW. ROOF PEAK � 12' - 45IP � ■ �� �� WL LEVEL 0' - 0" EXISTING HOUSE PROPOSED ADDITION n BUILDING ELEVATION - WEST 1/41' = 1'-0" F I R E H Oil ELEVATION - WEST BRANDSTETTER USE DRAFT Project No 23.13 877 TAUGHANNOCK BLVD Date MAY 15, 2024 A-2 . 3 Av-�iTEC-rgKf- �-Pd� ITHACA, NY, 14850 NOT FOR CONSTRUCTION Scale 1/4"= 1'-0" THIS DRAWING IS ONLY VALID FOR CONSTRUCTION,BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA,RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT,ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA,RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW. Short Environmental Assessment Form Part 1 -Project Information Instructions for Completing Part 1—Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding,are subject to public review,and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current information. Complete all items in Part 1.You may also provide any additional information which you believe will be needed by or useful to the lead agency;attach additional pages as necessary to supplement any item. Part 1—Project and Sponsor Information Name of Action or Project: Brandstetter Cottage Project Location(describe,and attach a location map): 877 Taughannock Blvd Brief Description of Proposed Action: Demolish an existing kitchen and chimney. Build a new single story kitchen addition. Build a low deck over an existing concrete patio in poor condition. Name of Applicant or Sponsor: Telephone: 607-592-9385 Emily Petrina,Firehouse Architecture Lab PLLC E-Mail: emily@fhalab.com Address: 136 W State St City/PO: State: Zip Code: Ithaca NY 14850 1. Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that ❑ may be affected in the municipality and proceed to Part 2. If no,continue to question 2. 2. Does the proposed action require a permit,approval or funding from any other government Agency? NO YES If Yes,list agency(s)name and permit or approval:Building Permit from the Town of Ithaca ❑ 3. a.Total acreage of the site of the proposed action? 0.195 acres b.Total acreage to be physically disturbed? 0.017 acres c.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? 0.195 acres 4. Check all land uses that occur on,are adjoining or near the proposed action: ❑Urban ❑ Rural(non-agriculture) ❑ Industrial ❑ Commercial © Residential(suburban) ❑� Forest ❑ Agriculture ❑ Aquatic © Other(Specify): Lakefront ❑Parkland Page 1 of 3 SEAF 2019 5. Is the proposed action, NO YES N/A a. A permitted use under the zoning regulations? ❑ ❑ ❑ b. Consistent with the adopted comprehensive plan? ❑ ❑ ❑ NO YES 6. Is the proposed action consistent with the predominant character of the existing built or natural landscape? ❑ ❑� 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES If Yes,identify: ❑ ❑ NO YES 8. a. Will the proposed action result in a substantial increase in traffic above present levels? ❑ ❑ b. Are public transportation services available at or near the site of the proposed action? ❑ ❑ c. Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed ❑ ❑ action? 9. Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements,describe design features and technologies: The entire house will be converted to air-source heat pumps for HVAC. The kitchen addition will have electric cooktop and ❑ ❑ovens,and will meet NYS IECCC insulation and air-exchange minimums. 10. Will the proposed action connect to an existing public/private water supply? NO YES If No,describe method for providing potable water: 11. Will the proposed action connect to existing wastewater utilities? NO YES If No,describe method for providing wastewater treatment: ❑ ❑/ 12. a.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district NO YES which is listed on the National or State Register of Historic Places,or that has been determined by the ❑ ❑ Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? b.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for ❑ ❑ archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory? 13. a. Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES wetlands or other waterbodies regulated by a federal,state or local agency? ❑ ❑ b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? ❑ ❑ If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres: Page 2 of 3 14. Identify the typical habitat types that occur on,or are likely to be found on the project site.Check all that apply: ©Shoreline ❑2 Forest ❑Agricultural/grasslands ❑ Early mid-successional [:]Wetland ❑ Urban © Suburban 15. Does the site of the proposed action contain any species of animal,or associated habitats,listed by the State or NO YES Federal government as threatened or endangered? 16. Is the project site located in the 100-year flood plan? NO YES 0 ❑ 17. Will the proposed action create storm water discharge,either from point or non-point sources? NO YES If Yes, ❑ ❑ a. Will storm water discharges flow to adjacent properties? ❑ ❑ b. Will storm water discharges be directed to established conveyance systems(runoff and storm drains)? ❑ ❑ If Yes,briefly describe: 18. Does the proposed action include construction or other activities that would result in the impoundment of water NO YES or other liquids(e.g.,retention pond,waste lagoon,dam)? If Yes,explain the purpose and size of the impoundment: ❑ ❑ 19. Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste NO YES management facility? If Yes,describe: ❑ ❑ 20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES completed) for hazardous waste? If Yes,describe: ❑ ❑ I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Applicant/sponsor/name: Emily M Petrina Date:5/17/24 Signature: ;<J f u�- Title:Architect .. PRINT FORM Page 3 of 3