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12-22-15 Planning and Development Board Meeting Agenda
r CITY OF ITHACA �1T1 108 E.Green Street—3rd Floor Ithaca,NY 14850-5690 4, DEPARTMENT OF PLANNING BUILDING ZONING&ECONOMIC DEVELOPMENT ,1.4 ��I�€F3 0`s Division of Planning&Economic Development t JOANN CORNISH,DIRECTOR OF PLANNING&DEVELOPMENT w PHYLLISA A.DeSARNO DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT CO+�pdRpIE�3 Telephone: Planning&Development-607-274-6550 Community Development/IURA-607-274-6559 7 y Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 If you have a disability&would like specific APPLICANT OVERHEAD PROJECTOR NOTE: accommodation to participate, AGENDA ®®® The City only has a VGA plug/cable available to connect to our overhead ® projector. If you need to connect another way, you will need to provide your own ADAPTOR. Macs & many newer, lighter please contact the City Clerk at 274-6570 by laptops may not have a VGA port.) 12:00 p.m.,the day before the meeting. The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on DECEMBER 22"D, 2015 In COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Start Time 1. Agenda Review 6:00 2. Privilege of the Floor (3-minute maximum per person — if you will be speaking about a project 6:02 with a scheduled PUBLIC HEARING below b, you are highly encouraged to speak at that time) 3. Site Plan Review A. Project: Two Duplexes 6:30 Location: 804 E. State St./M.L.K.,Jr. Blvd. Applicant: John Puglia & Costas ("Ike") Nestopoulos Actions: O Request for Project Change Project Description: Applicants are requesting a change to the approved site plan. They ask that the sidewalk along the site access drive be stripped asphalt, rather than concrete. B. Project: Marriott Hotel Signage 6:40 Location: 120 S. Aurora St. Applicant: URGO Hotels Actions: O Approval of Revised Signage Project Description: Applicant is requesting changes to approved signage. C. Project: Site Improvements 7:05 Location: 416 E. State St. Applicant: Scott Whitham Actions: O Determination of Environmental Significance O Recommendation to BZA Project Description: The applicant proposes to convert a portion of existing commercial space into a bar, expand and renovate existing office space, create one apartment, and provide storage. Exterior renovations include construction of two new building entrances, one of which will have a stair connecting the back entrance to adjacent parking area, realignment of curbing to provide better maneuverability in the 2-car parking area, walkways, landscaping, lighting, and signage. The new bar, office spaces, and apartment require 40 off-street parking spaces. The applicant is proposing shared parking with the adjacent Argos Inn. The project is in the B-4 Zoning District and East Hill Historic District. The project requires variances for existing area deficiencies and a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC). 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. D. Project: Tompkins Financial Headquarters Building 7:35 Location: 118 E. Seneca St. Applicant: Trowbridge Wolf Michaels, LLP for Tompkins Trust Company Actions: O Consideration of Final Approval Project Description: The applicant proposes to construct a seven (7) story, 110,000-SF office building as a new corporate headquarters at 118 E. Seneca St., and to relocate the existing drive-through teller to the ground-floor parking area of 119 E. Seneca Street. The new building will have a ground-floor footprint of approximately 6,600 SF (66' x 100') and will include retail services, building core, and other amenities related to the building. There will be 20-25 parking spaces accommodated on site to the north of the ground-floor footprint and under the building overhang. Each floor plate above the ground floor will be 16,300 SF. 119 E. Seneca Street will include a new 985-SF drive-through teller building. Existing parking and drive aisles will be modified to create a teller window drive-up lane, a vacuum-actuated drive-up teller station, and a through-lane for traffic. In addition to the drive lane associated with the teller stations, a new ATM will be added to the site. Both sites are in the CBD- 100 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h)[4] and (n), and the State Environmental Quality Review Act ("SEQRA"), §617.4 (6.)(iv), for which environmental review is complete. Phase I of the project (Drive-Through at 119 E. Seneca St.) received Final Site Plan Approval on 7/28/15. 4. Zoning Appeals 8:05 • #2991,Area Variance,416-18 E. State St./M.L.K.,Jr. Blvd. • #3010,Area Variance, 116 W. Falls St. • #3011,Area Variance, 105 First St. S. Old/New Business 8:15 A. Board Operating Procedures (see enclosed materials) B. Planning Board/ILPC Joint Meeting:Tuesday January 12,2016 Re: Old Library Project 6. Reports 8:25 A. Planning Board Chair(verbal) B. Director of Planning& Development(verbal) C. Board of Public Works Liaison (verbal) 7. Approval of Minutes:July 28, 2015,August 25,2015,September 22, 2015, October 27,2015 8:35 (time permitting) 8. Adjournment 8:36 ACCESSING MEETING MATERIALS ONLINE Site Plan Review&Subdivision Applications(and Related Documents) Site Plan Review application documents are accessible electronically via the"Document Center"on the City web site (www.citvofithaca.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. Zoning Appeal Materials are also accessible electronically via the"Document Center"on the City web site,under"Board of Zoning Appeals." Agenda You may access this agenda(including attachments)by going to the"Agenda Center"on the City web site(www.cityofithaca.org/agendacenter), under"Planning&Development Board." For ease-of-access,a link to the most recent Planning Board agenda is always accessible on the Planning Board home page:http://www.citvofithaca.org/354/Planning-Development-Board. "An Equal Opportunity Employer with a commitment to workforce diversification." 2 FW: 804 E State St- amend walkway from Blair St to asphalt Page I of 2 FWIma 804 E State St - amend walkway from Blair St to asphalt Thomas M. Schickel, RA / Schickel Architecture [tms@schickel.com] ® Wednesday, December 16,2015 11:34 AM To: Lisa Nicholas CCU- Ike Nestopoulos[mnestopo@twcny.rr.com]®John Puglia [bgm900@gmail.com]® Michele Palmer [michele.paimerl@verizon.net] Attachments,: 804 East State Site 12-16-"1.pdf(470 K13) Hi Lisa, Attached please find an amended layout plan for 804 E State Street Houses project with amendments as follows: The 4'wide walkway that runs along the north side of the entry driveway off Blair Street,the north side of the parking lot and the west end of the parking lot has been amended from concrete to asphalt to match the driveway and parking lot. A 6" wide continuous white line runs along the entire length to demarcate the walkway. It is my understanding from Ike Nestopoulos that you asked that this drawing be submitted via email so that you could present the proposed amendment to the Planning Board for approval on Tuesday evening. Is this sufficient or would you like hard copies? We are concerned that there may be some differential movement between the concrete and asphalt in the wintertime resulting in damage to the concrete and/or asphalt by snowplows at the flush juncture of the two materials. Please let me know if you have any questions or need anything else. Thomas M.Schickel, RA Principal SCHICKEL ARCHITECTURE 330 East State Street Ithaca., New York 14850 Tel 607.277.0845 Fax 607.277.2925 Cell 607.227.2744 Email tms@schickel.com www.schicl<el.com From: Michele Palmer [mailto:michele.palmerl@verizon.net] Sent.m Wednesday., December, 1-6., 2015 10:22 AM N To 'Thomas M. Schickel RA 'kel Architecture. I > Subject-, RE: 804 E State St-white Here it says white. Best, Michele Michele Palmer PLA,ASL LEE D Green Associate dba Templeton La scape Architecture & Planning https://mall.cityofithaca.org/owa/?ae—Item&t--IPM.Note&id—RgAAAABmuq`/`2fS3BPF... 12/16/2015 118 SCHICKEL �\ Il �� i �� % BLAIR STREET ��✓ 330 East Slate Street Ithaca.New York\ EXISTING'110 PARKING' Tel p l 07 277 08451 Fax607.277.2925 _ �A ♦(� SIGN TO REUAN 2'-0'CURB TRANSITION (5)!AP O OFpLACE CURBING L.F. J' 4,500 SF SITE CONCRETE APRON �t .5 a, +6'2 AL FLUSH CURB C AD` o. (5T TO s. our 4,560 SF SITE \ �TRANSITION) (1)AF 1)AA �BE DCE t^ g J. (J)IV 116 'p�'e� OF URBING L.F. 4� n� (3.3' USH CURB BED EDGE `J�� BLAIR ST. 2'1 NSITION) (1)AA 1 unit-3 Bedrooms ONCR(7)OF 1 unit-2 Bedrooms - toL� s�oc� AON CONSULTANT c5N 2 Spaces ' $• 2'-" UR Z ,•\ '-- l TRAN ION Ll 5 A!I z12 804CVex C`" ---"EDGE /EAST STATE`Sl" BLAIF: BED - OSE BIB (1)PV / '1 2 units-3 Bedrooms (3)MF 2 SpaCE S .. 6 ,' STRE ° \ COTI^LLTAIJT'S PROJECT N0. FFE 620.50 First FloorPM �,d --- --- Frsar (5)OFENT 9�9 i' /' v O O - �1 (1) 0 6w MARKING WHITE WIDE TO SEPARATE (1) y , w I -- 804E--. "• - _ ,r� �" SIDEWALK FROM DRIVE EAST STATE ST. < (1)AF EX.'NO PARKING SIGN \ l 2 units-3 Bedrooms 1 (J)Iv12 Z I 2 Spaces , k FFE 618.50 First Floor 16 15 14 13 (3)BM N,\ 108 (1))BP c3>sJ ( �\ s w�"�{S `09 BLAIR ST. _ R C0"�"a awl (3)Si 5' /' ��' 2 unit-3 Bedrooms ■ ' ASPHALT SIDEWALK , / 2 Spaces 0 L(5)Bl.1 CONCRETE SIDE\'/ALK BED EDGE _�� EXISTING ASPHALT ASPHALT PATCH _ ASPHALT PARKING / SF SIT § WIDE WHITE PAVEMENT MARKING TO BIKE RACK f DRIVEWAY , 3 O Uj SEPARATE SIDEWALK FROM PARKING S 38'40'28' ( j 4'0' 5'SETBACK-~r----- 3.82'�� � / a + TYP, N 51'19'32"W 59.69' I 16�y (6)DF (5)SJ p!F / o o �(1)DF I._ (1)AF o/-BED EDGE \ cGlicRM ryQa 11 10 9 B 7 6 5 4 3 2 1 ■ of BIKE RACK W 9EL PARRM F- I� Q� 1- I (1)MP ° p"- } {-Z N I WOOD DECK y V v�Q _ I u-era3 (3)TO x M I ,CIE7E I::V1 SEGMENTAL WALL ° o I CONCRE-rE WALL TIE INTO EXISTING WA00 I II �icu-or3e �- W I I 81 2 PROJECT N0. SEGMENTAL WALL I TIE INTO EXISTING WALL RELOCATED POLE LICHT i EAST STATE ST. 13118 S I wooD srAlRs I I 2 unit-3 Bedrooms n I N I Z I w 0 I I 2 Spaces 0:'1NER b O r1�1T.--" I JOHN PUGLIA& co Ec-e!e o COSTAS NESTOPOULOS ` -EAST STATE ST. I 120 Honness Lane +r I Ithaca,NY 14850 ,� !.•" 1 unit-5 Bedrooms $06 808 I 810 8 I 1 unit-4 Bedrooms I t1«EAST STATE ST. O EAST STATE ST. I EAST STATE ST. I 4 Spaces 2 units-3 Bedrooms 1 unit-3 Bedrooms I 6,100 SF SIT i 2 units-3 Bedrooms I� y 2 Spaces 2 Spaces 1 Space I I4� � ° REV UATE jI ISS�EU FOR CONCRETE ry-oms SIDEVALK 00-07-2U15 Bulldlnq Permll } I 1 12-16-2015 Pavement Revislon I pi I I 2 1 I 3 1 I I 4 00 0 tt 4,325 SF SITE 5 0 I SITE INFORMATION: DRAWING TITLE -- -------- L -------------- ------------ - ZONE:Plant Schedule � SITE LAYOUT I (4)SiSJ (1)BM (4)SJ (1)Bt USE:1 EXISTING SINGLE,2 EXISTING DUPLEX, &PLANTING (3)TO (3)SJ (3)To (3 S CITY SYM BOTANICAL NAME COMMON NAME SIZEIROOT COMMENTS 2 NEW DUPLEX N 51'27 9'W 49.99' _ - AREA: PLAN 2 AA Amelanchier x'Autumn Brilliance' Autumn Brilliance Servicebe 5-6'Hl.B&B Single stem 6.974 SF BUILDINGS 3 AF Acer fremanA'Scarlel Sentinel' Scarlet Sentinel Maple 1-1 1/2"Cal.,B&B Ov_m root 10,396 SF GREEN SPACE RECENTLY PLANTED CROUNDCOVER ON BANK 3 MF Malus x'Prairie Fire' Prairie Fire Craba ple 1-1 1/2"Cal.B&ET DRAWN BV DRF ccYrsElr MLK ■A' (309'9R"9%0 Creeper,Isotomo iluviatilis q 5 PV PrunUS vir iniana'Canada Red Select' Canada Red Select Chokecherry 1-1 1/2"Cal.B80 7,574 SF WALLS AND PAVED SURFACES 10'-0" 24,944 SF TOTAL SITE AREA:\� �1 T//�� p'� pp�'�� 1p� ctA1e F�cE 5 AM Aronia melanocarpa'Autumn Magic' Autumn Magic Black Chokebe 24-30"HL,#3 Cont. DRAWING NO. Ly J�' I /��� �(�/�� _ �`I\/� ®� ITC �� 13 BM BLLxusDiaspora micro h sa'a onica'WintorGem' Winter GemBoxrwod 2a-3D"Ht.,#3Cont. /-D J\ /V I v I E. 14 DF Dias fora ica'a olentilla)'fvta o Tan o' SweMangot Tango Polentilla 1 B-24"HI.,43 Cont. 14 IV Itea vlr inica'Hen's Gamel' Sweets ire 18.24"HI.,#3 Cont. 7 MP Morello peons Ivanica Bayberry 30-36"Hl.15 Cont. 25 SJ S iraea'a onica'Neon Flash' Neon Flash S iraea 18-24"Ht.,#3 Cont. 0 10 20 22 TO Thu'a occidenlalis'Emerald' Emerald Arborvitae 5.6'HI.,115 Cont. Ithaca Marriott Planning and Development Board Signage Submission 12= 17= 15 URGO H O T E L S 8 R E 5 0 F T S Cover Note •'• Reverse Channel Letters — individual letters mounted sticking off of the metal plate behind ❖ Lights inside the channel letters only shine back against a steel plate. — creates a halo effect around the letters — No light is shining out from the letters •'• Polycarbonate back to keep water out and diffuses the light •'• 3" deep channel further reduces the light output 2 ov rrr r �� ■■ ii i% it ii ii � �� I� �� �� n ■ Al A2 Proposed Signage 0 0 REVERSE BACK LIT CMANNRL LffrMRS/LMO SCALE. 1rr=iR-O' 4fJ' : 12,, SETS REQUIRED -!.�;nvuFnCTVRE&INSTALL 'm FLAT ALUMINUM BACKER PANEL PAINTED SPRAYLAT'S1Ml-1/15 GRAY(VERIFY) "m REVERSE BACK LIT CHANNEL LETTERS Y124 Proposed Signage FLAT ALUMINUM BACICER PANEL PAINTED SPRAYLAT SM-171 S GRAY , (VERIFY) RK CHANNEL ALUMINUM LOGO.LITTER PAINTED BLACK AND RED ,LOGOI TO MATCH MATTHEWS PM08937 SATIN RED GE TETRAMAX 7100k WHITE- L.E.D.HALO ILLUNUINATION PAIGE'WALL.BUSTER' PLASTIC PASS THRU CLEAR POLYCARBONATF BACK wt 40%WHITE VINYL DIFFUSER BUILDING STRUCTURE _ EXACT MOUNTING METHOD TO BE DETERMINED r 1/4`DIA,RIVNUT&THREADED STUD 1/4'DIA.WEEP HOLES 1N LOW POINTS SIDE VIEW - DETAIL 5 Signage Location goo, 1 1110 9 1 \ / �1 r rryy •1 Fo d! r ti �a 1. a s eo aO sms PLAN-am LOCH ONs w - 6 Examples of Similar Style Signage rA East State LLC December ii,z ai5 Lisa Nicholas Senior Planner,Department of Economic Development City of Ithaca ira8 East Green Street Ithaca,NY 1485o REc 416-418 East State Street—Supplemental Submittal Dear Lisa. Enclosed please find the following documents as a supplemental package for the review of the Planning Board for the proposed 416 East State Street Project,located at 416-418 E.State Street. i. Shared Parking Agreement between 416-418 East State Street and Argos Inn(Revised) 2. Shared Parking Agreement Appendix A.Revised Parking Diagram,Including Food Truck Location 3. Shared Parking Agreement Appendix B.Argos Inn Parking Lot Plan,Building Dep.Records 4. Bar Argos Parking Calculations S. Site and Landscape Plan(Revised) 6. Sound Engineer Addenda Explaining Site Testing Locations 7. Sound Engineer Recording of November 9 Meeting w/Neighbors The shared parking agreement includes revisions ensuring that the shared parking is tied to the leases at 416-418 East State Street for office,residential,and lounge space. The only parking diagram revision is a note on the location of the Food Truck. Bar Argos parking calculations,carried out by Jason Demarest,show that 16 parking spaces are required. The site plan includes the addition of an extended rear partition and planter to the North of the 416 East State ADA parking access. The sound engineer's addenda includes an explanation for the locations of site testing.The sound engineer has also provided the Planning Board with a recording of the November 9 meeting with neighbors regardings sound testing methodology. We look forward to working with you further.Please feel free to contact me with any questions. Sincerely, Ben Rosenblum Qwner,East State LLC Phonec 97-693-6742, email.ben@benrosenblum.com MEMORANDUM OF UNDERSTANDING This MEMORANDUM OF UNDERSTANDING (hereinafter referred to as this "MOU"), is made this _9th day of December , 2015_ by Unity Inn LLC (dba Argos Inn), a New York State limited liability company, with offices at 408 East State, Ithaca, NY 14850 and East State LLC, a New York State limited liability company located at 416-418 East State Street, Ithaca,NY 14850. WHEREAS, Unity Inn, LLC (dba Argos Inn) is the owner in fee simple absolute of certain real property located in the City of Ithaca, County of Tompkins and State of New York, known as 408 East State Street, City of Ithaca, State of New York, Tax Map Parcel 69.-2-19 ("The Parking Lot"); and WHEREAS, East State LLC is the owner in fee simple absolute of certain real property located in the City of Ithaca, County of Tompkins and State of New York, known as 416-418 East State Street, City of Ithaca, State of New York, Tax Map Parcel 69.-2-18 ("Lounge (Also referred to as The Printing Press Lounge), Office, and Residence Site"); and WHEREAS, The East State LLC Lounge needs to provide_16 parking spaces for its patrons with reasonable access to the site; and East State LLC wishes to enter into a lease with Unity Inn LLC for parking spaces within The Parking Lot; and WHEREAS, The East State LLC Office needs to provide _16 parking spaces for its patrons with reasonable access to the site; and East State LLC wishes to enter into a lease with Unity Inn LLC for parking spaces within The Parking Lot; and WHEREAS, The East State LLC Residence needs to provide 1 parking space for its patrons with reasonable access to the site; and East State LLC wishes to enter into a lease with Unity Inn LLC for parking spaces within The Parking Lot. NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained, the parties to this Agreement, for themselves and for their successors and/or assigns,hereby agree as follows: Operating hours for the 16 shared parking spaces on the East side of The Parking Lot: 8:00 AM to 4:00 PM 416-418 East State Street Office Parking 4:00 PM to 9:00 PM Argos Inn Bar Parking, one of which can be used by a Food Truck (See Appendix A) When the Argos Inn Bar closes at 9:00 PM, any Food Trucks and the Argos Patio must close operations at 9:00 PM as well. 9:00 PM to 1:30 AM 416-418 East State Street Lounge Parking In addition, the ADA parking space located in the front yard of 416 East State Street is assigned to each of the three uses above: Office, Argos Inn Bar, and 416 East State Street Lounge, during the operating hours listed, so that the ADA space may count toward the required parking numbers of each of those uses. Operating Hours for one parking space provided on the West side of The Parking Lot 24 Hours 416-418 East State Street Residence Parking See attached Appendix A and Appendix B. • Unity Inn, LLC (Argos Inn) offers up to 16 parking spaces for the use of the Lounge at a rental rate of a proposed $50/month per space or at market rate • The Lounge shall only have the use of the spaces from 9 PM to 1:30 AM. • The Lounge shall be responsible for any towing required to free up the rental parking spaces during other hours. • Unity Inn, LLC offers up to 16 parking spaces for the use of the Office at a rental rate of$50/month per space or at market rate. • The Office shall only have the use of the spaces from 8:00 AM to 4:00 PM. • The Office shall be responsible for any towing required to free up the rental parking spaces during other hours. • Unity Inn, LLC shall have use of the ADA parking spot in front of 416-418 East State Street during Argos Inn Bar hours from 4:00 PM to 9:00 PM. • Unity Inn, LLC shall be responsible for any towing required to free up the rental parking space during other hours. • East State LLC offers up the one ADA parking space for use by the Argos Inn Bar at a rental rate of $50/month per space or at market rate. • The shared parking agreement is considered permanently binding in the case that as long as the bar and lounge, offices, and residence are in use for those purposes and under leases with East State LLC, that the parking spaces will also be under leases with Argos Inn for the same length of time and must be available until the leases end. Any new leases of occupied space with East State LLC also require, at the option of the Argos Inn, renewal of the parking space rental agreement with the Argos Inn. The Argos Inn must provide 6 months notice if they will not renew a parking lease. • For all intensive purposes, this agreement will remain in effect for atleast as long as Bar Argos is in operation and requires the allotted number of parking spaces. • The number of spaces assigned for use may change in relation to any change in parking requirements or relocation of parking approved by zoning. • This agreement is transferred with each property deed to any successors. • The 416-418 East State Street Lounge, Office, and Residence will fully indemnify Unity Inn, LLC and its' successors and assigns from any damage or injury arising from the use of the parking lot. • The Argos Inn Bar will fully indemnify East State LLC and its' successors and assigns from any damage or injury arising from the use of the ADA space in front of 416-418 East State LLC. IN WITNESS WHEREOF, this Agreement has been duly executed by the parties hereto as of the day and year first above written. UNITY INN, LLC By: Avi Smith Title: Owner EAST STATE, LLC By: Benjamin Rosenblum Title: Owner APPENDIX A . o . - Spaces 16 15 -° 1HC Spaces I i 1 0 15 2Hc OFFI 16 HOTEL 3 3 7 Spaces % , ROOMS 4 Ar o 4 5 5 f Spaces ' 6 g s PRINTIN i BAR T arki PRESS i 1HC ARGOS LO 6 LOUNG i 8 9 OFFICE 2 1 - HOTE 9 ! ROOM 10 10 OFFICE ABOV OB 11 LOBB 2Hc 2 OFFICE 4 11 72 -° 3 12 13 ABOV •OFFIC - fROOMS OTEL 3 ,3 , 14 4 4 14 15 HC 5 5 Argo 6 6 PRINTIN ' ' BAR 7 arki PRES ARGOS INN, PRINTING PRESS, 408 E. State St. 416-418 E. State St. ARGOS Lo 8 LOUNG DAY TIME $ g OFFICE 2 8AM TO 4PM HOTE 9 ' ROOM 10 -_ 10 OFFICE 3 ' ABOV LOBB 11 LOBB ................... ° — 11 12 - 12 APT. OFFICE 1 APT 15 16 12 15.,..__.._. _.. Spaces -, ; 16 13 % ABOVE FI. 02 1HC Spaces Spaces SpacesY 13 14 1 i Truc 1HC OFFICE 4 14 15 H C 23 C 3 e 2HC OFFICE 4 HOTEL 3 15 16 FROOMS 9 5 ROOMS 4 IHOTEL 6 Argo 6 PRINTIN I 5 Argo ' i AR arki PRESS 6 arki GOS LO s LOUNG BAR 7 $ OFFICE 2 ARGOS 8 LO HOTE 9 9 OFFICE 2 ROOM 10 10 HOTE 9 FFICE 3 ROOM 10 FFICE 3 ARGOS INN, PRINTING PRESS, i "B°" °B „ 11 LOBB _____ ABOV OB LOBB _____ ! 12 APT. 11 APT. ' 12 13 ABOV OFFICE 1 12 ABOV OFFICE 1 408 E. State St. 416-418 E. State St. 13 74 13 ,4 15 HC 14 16 ARGOS INN, PRINTING PRESS, ARGOS INN, PRINTING PRESS, 408 E. State St. 416-418 E. State St. 408 E.State St. 416-418 E. State St. EARLY EVENING NIGHT TIME 4PM TO 9PM 9PM TO 1 :30AM ® Food Note: Truck -Food truck max. hours of operation same as Bar Argos. Location -Bar Argos parking still 16 spaces (Parking Lot+ 1 space 416 E. State front yard) December 10, 2015 THE PRINTING PRESS ARGOS + PRINTING PRESS Ithaca, NY USE TYPES + SHARED PARKING + FOOD TRUCK LOCATION APPENDIX B: Argos Inn Parking, Building Department Records T e4 - EE t 1 NEw coNCBEIE wNx 9 (^ eortunevmwB! F f. I GrwiS uwry _ 5' � it EOGB of rneusEM I 3 Fw nCCE TEEM Iw.lrvE iov NUN EpSIB�Gv IO B[ (a uGuwao raua+c-nssErve[r a ARGOS INN �i rEn so sca fEro�oB NVEn. TAx MAP PARCEL No.69-2-19 N .ssemxn ns s n aEo u ov Bxc-Gu*"°° P/O DEED BOOK 841,PAGE 137 AREA=0.60ACRESTOSTREETLINE o I i D Yo*u uGulBEo rMItlNG vncEs �o cmm+G*Ecwsao wuora rF BFTNMrvG WNlS O IS �/SPlLVY OpNEwAYIrvPNWG� �p51WG) i (n A f Im m I RRi NONGEDGf0 rAKMENT II JKDA JASON K DEMAREST 'ARCHITECT 301 S.Geneva Street Suite 101 BAR ARGO S SQUARE FOOTAGE Ithaca,New York 7.330 p:607.330.4555 f:607.330.4508 www.jkdarchitect.com - F TIMG AMyClY11Y WN.I � SlRl,lpf]6� u /-504 SF ��4�r„al� I� I, t NOTE: PATIO SPACE IS PROVIDED O FOR BOTH HOTEL GUESTS AND BAR PATRONS. BAR SERVICE IS NOT z PROVIDED ON THE PATIO. BAR O - PATRON USE OF THE PATIO IS AN F= 18 8 EITHER OR SCENARIO 05 37:11,. 6 1 �. .m Z Me WFM>m X V WiTNl'RCKW to I O - — .a .� U- O Z ILI177 , a Q z f Q 504SF + 292SF = 796SF Cl) 7 6" 13'-11" 5'-5' J W W - 50 SF per parking space = 16 spaces w 0 /-292 SF Q a [\ \ 00 o NOTE: C/) I z PERMANENT TABLE (4 X�4 ) Q M N � 1 I W N O ] N Argos Parking Analysis Project No: ROS1301 NOTE: BASED FLOOR PLAN BY JOHN SNYDER ARCHITECTS Date: 12/11/15 U Drawn by: JKD Checked by: JKD Bar Argos Areas Analysis 10' S' o' 10 20' !, = 10'-011 �� R1 .02 Scale: 1" = 10'-0" T 1 Scale: 1"= 10'-01, J ° I 3 IN UNITY INN LLC (R.O.) I tf) 6'f 549343-003 1 � 0 HOUSE No. 420 .2' LEA 3 MAIN ENTRANCE BENCH OFFICE/LOUNGE SMOKING HOUSE RULES AREA4 8� SIGN 00 ROLLING ADA ENTRANCE SECONDARY ENTRANCE LEGEND PARTITION OFFICE/LOUNGE/RESIDENCE� OFFICE,--I I x -DOWN SPOUT I � ®—LIGHT POLE E.E.—ENTRANCE ELEVATION O—UTILITY POLE --- TIF al I UPS 3 'W \ / EXI 6.1't ALONG T I E TO WEST LINE _ YLER PLACE EET LINE — — FLOWERING EVERGREEN PRINTING PRESS TREES PLANTS SIGN CURB FACE EAST STATE STREET j4t December 10 ,2015 THE PRINTING PRESS ARGOS + PRINTING PRESS Ithaca, NY PROPOSED LANDSCAPE PLAN Planning Board, City of Ithaca 2a,1signsi- City Hall 108 East Green Street Ithaca, NY 14850 11/25/15 Test Dates and Times • Friday 11-6-15 taken 7- 10 PM • Monday 11-9-15 Taken 7:30— 10 PM Test Locations Background noise testing A typical background noise test is a 15 minute average. This guarantees that no single car or truck drive by constitutes an out of balance portion of the tested average dBA. Whenever an unusual occurrence occurred we aborted the test and retested. (fire truck in one instance) The test locations were chosen to get a good reference of background noise in the area. Seneca Street on the State Street side (back of properties)wouldn't be expected to test significantly different than the site E. Neighbors who showed up for discussions on 11-9-15 primarily complained about the Argos patio, specifically a neighbor living on Seneca above the Argos. We did not do any testing at his invitation because the Argos patio is not in our scope. The Argos patio was also not in operation that night. Our testing was planned to deal with the music simulation at the Printing Press proposed site. The testing was to determine what needs to be done to the building to keep music from being heard outside the structure. To be sure we are testing the music and not background traffic we need to be able to hear the music over traffic. This requires us to be close enough to the structure so that the test can identify the musical content in the test. This data allows us to recommend appropriate treatment to the structure. With the music not escaping the structure the issue of Seneca street is moot. Sincerely, S Waltz PRESIDENT P Al lb. 10 v v ws ■` y mw ti ,4 ti z ` 9 December 16, 2015 Planning and Development Board City of Ithaca City Hall 108 East Green Street Ithaca, NY 14850 Dear Planning and Development Board members: The unanimous and consistent neighborhood opposition to the proposal by the Argos and 416-18 State owners to add another nuisance go our residential neighborhood continues despite the prejudicial support of the city staff. We have legitimate issues and concerns with the existing bar and now another bar is being proposed. We have uncovered illegalities in the current business arrangement of the Argos Inn, and now these problems are being ignored or swept aside without being addressed. As mentioned in previous letters, the last two years residing at our house have been the worst of the 19 years that we have lived in our house. Every warm evening we hear conversations from the outside patrons of the Argos bar that sound like they are coming from our back yard. The professional sound engineer hired by the 416-418 owner sympathized but said there is nothing that can be done to stop this. I have informed the Argos owners that the police will be called under the new sound ordinance demanding a citation be issued under the new Noise Ordinance 240-9 (No person shall make, continue, or cause to be made or continued, any unreasonable noise by use of the unamplified human voice. The unamplified human voice engaged at conversational levels shall be exempt from this provision if such sound is not plainly audible beyond 100 feet or does not infringe on the legitimate rights of others.). Since our house is 140 feet from the Argos outside drinking area, we have a right to be protected from this unreasonable noise. As neighbors we have learned that the City of Ithaca did NOT perform a proper public review process for the Argos bar and patio drinking area. Now as we investigate the facts, we have uncovered that the Argos bar area requires more parking spaces according to City of Ithaca law. The parking calculation document submitted by the Argos/416-418 proposal is risible (http://www.cityofithaca.org/DocumentCenterNiew/3809). As an exercise I asked my young son to help me calculate the square footage of the bar area, and we came up with a much higher number than was presented in this document. Are they seriously excluding outer 3-4 feet of a room, the area next to a bar, the center hallway with seats for drinking, and areas below and above furniture in their calculations??? This sort of trickery is just wrong - a competent lawyer would have a field day with this document. Are they using one definition of assembly space for parking and a different definition for fire code? Perhaps they can mark tape on the floors for the areas that patrons must stand within when they consume alcohol, and reach across the 3-foot non-bar space when ordering their drinks so they don't stand within. Why is this document being taken seriously? Other problems we have uncovered is that the Argos wait staff maintains the outdoor patio (and yes they have served drinks to outside patrons - any claim otherwise is prevarication). Are they now going to claim that the food trucks do not serve food outside and thus the patio area is exempt from the calculations? The other issues uncovered and unaddressed are (see other letters for details): • The parking spots from the Argos planning documents do not match up with the placards at each parking spot. • Proposed shared parking arrangement does not provide for "substantially different" times. We know for a fact that although the Argos states that their bar closes at 9pm, we hear drinking conversations outside our bedroom window for another 45 minutes. • Food trucks cannot be allowed - there is no parking space available for them legally and furthermore they underscore that the outdoor area is for patrons to eat and drink and thus must be part of the net area calculations for zoning compliance. (Note: food truck nights are obviously more of a nuisance for us neighbors) We are including our city ward representatives in this letter with a request that they become involved to stop the current and future Argos/416-418 nuisance. The first step is to bar all alcohol and food from the outdoor Argos area (since their # of parking spots do not allow this use), and second is to require a full review and zoning appeal since their indoor bar area does not have the required number of parking spots. Only after these steps are completed can a shared parking arrangement with 416-418 be considered. We request that you refer to our previous letters and also letters by our neighbors detailing the existing and anticipated problems. These issues MUST be addressed. Sincerely, Matthew Clark Virginia Augusta 419 E. Seneca St., Ithaca, New York 14850 CC: Graham Kerslick, Council member Stephen Smith, Council member Cynthia Brock, Council member From: David Halpert Sent: Wednesday, December 16, 2015 7:15 AM To: Lisa Nicholas Subject: 416 E. State St. Dear Lisa The neighbors only care about noxious sound that would not be able to be mitigated and we have been stating this since August. As we have been discussing for months we feel that the noise from inside the bar is of less concern to us than the noise from patrons outside the bar while they stand in the parking lot and patio areas and the noise from spillover parking into our neighborhood. I believe this has also been a concern to the Board as well. At board meetings and also prior to the sound engineer testing we invited/requested the 416 team to come and hear and record the audible conversations that invade our homes from patrons already outside the Argos before 10 pm. We were particularly interested in whether the sound engineer could devise ways to mitigate this and we wanted to pick his brain. Despite our clear requests, the sound engineers scope of study focussed only on the interior of the building and the testing outside was done to measure internally generated sounds. Despite requesting a sound engineer's input back in August,there was considerable delay. However,the bar was open the first night of testing Nov 6 and that unseasonably warm Friday there were 7 people in the patio. We feel that the sound engineer should have been instructed by 416 ownership to test if these conversations carried into the neighbors houses. After his report is generated it became too late in the season to test actual conditions. The sound engineer's report to the Board did not describe in detail the problems with outdoor sound and conversations but at the meeting with the neighbors, he had some straightforward thoughts regarding the outdoor noise situation. I had hoped to organize these thoughts from a full written transcript generated from that meeting that was requested from 416. The audio transcript provided yesterday is roughly15 minutes shorter than the one I recorded at the meeting. I have now begun to listen to both my version and the one provided version. I find I represented the sound engineer's statements accurately at the last Board meeting. Namely that more than other noise, unwanted conversation was particularly noxious and that the proposed site was uniquely bad for a bar. Over the next few days, I hope to transcribe the relevant bits and share them with the Board at the meeting. This is time consuming for me but I apologize I do not have that available today. Thank you for your time on this matter! David H. Halpert From: Daniel Keough [danielkeough@gmail.com] Sent: Tuesday, December 15, 2015 6:02 PM To: Charles Pyott Subject: [Argos Inn] Mr. Pyott--- Members of the Planning Board I see that Argos will be in front of the Planning Board for this parking revision. I'm hopeful that the Planning Board will note something that "slipped" through last time: an irregular walkway from the public sidewalk on E MLK St to the front door of the inn.The really nice stones that were laid down for the sidewalk were so far apart, perhaps 5 inches, they created a tripping hazard. While I am not sure why Argos Inn would like to have such a tripping hazard liability on their property, I am hopeful these gaps either have been fixed already or will be permanently fixed prior to any Planning Board decision. Daniel Keough Graduate Student/Argos Inn patron Planning and Development Board City of Ithaca City Hall 108 East Green Street Ithaca, NY 14850 December 14, 2015 Re: 416-18 East State Street To the members of the Planning and Development Board: What follows is a summary of our concerns- 1. Size of lot/ number of available spaces to share at 408. - shared parking plan requires 15 spaces on west side of lot, but field visit confirms that there are only 12 spaces on west side of lot. (2011 site plans promise 15 spaces.) They're marked that way (ie, loosely) because squeezing cars in is too tight and blocks walkways from the lot. - Phyllis Radke says (email 12/8/15) that she has requested field measurement of entire lot from architect. They haven't provided documentation of that. Still waiting on results. All we have seen is an elastic parking lot that changes shape and size on each plan submitted, based on what 408/416-418 needs for compliance. 2. 408 interior net assembly area. - They can only get below 800 SF by ignoring the "permanent" table and the two seating areas in the lobby (which patrons are allowed to use), and also by not extending the bar lounge measurement all the way to the bar (why stop at stools, patrons use them and stand between them all the time?). 3. 408 exterior net assembly area. - They write, "BAR SERVICE IS NOT PROVIDED ON THE PATIO. BAR PATRON USE OF THE PATIO IS AN EITHER OR SCENARIO." We say: There's no bar service at the interior seating, either. You have to order at the bar, inside or outside. - We are awaiting a determination of whether exterior assembly space must be counted to determine parking; we do not know who makes this determination. - City code does not specify; by comparison, Town of Ithaca (code 270-227) requires parking based on number of seats, regardless of whether they are indoors or outdoors. 4. Food trucks in lot. - Food truck is usually parked in driveway aisle of lot at the back; there, it blocks up 2-3 spaces, including one ADA space. - The "counter" on a food truck is on the long side, not the short end. How are patrons supposed to order and pick up food if the food truck is parked in right next to another car in the space next door? Answer: It won't be an issue, because they will never actually park the food truck back there, instead keeping it out in the middle of the lot. Or if they do park it where they've indicated, the space next to it will de facto cease to exist, because nobody would ever park right there— people will be standing there ordering food! - Food trucks make it even more obvious that patio is an assembly area. - It's the P&DB's responsibility to address this issue. - When food trucks are present, parking is not sufficient and cannot be shared with 416-18. 5. Pedestrian walkway to entrance of 416. - The proposed walkway up to the entrance of 416 eliminates 1 space on the east side of the 408 lot, reducing the number of spaces on that side to 15, not 16. - We have not yet brought this one up. 6. Shared Parking issues (changeovers at 4.00 and 9.00) - Ms. Radke says that this issue is up to the Board, not her. - There is no way to police this shared parking agreement. - As an agreement between friends and business partners, there is no incentive to enforce it. It's easy for the partners to look the other way. Sound and Noise They still haven't addressed exterior noise. Graham said that it could just be a matter of city living that there is noise in the lot until 1.30. We counter that this is not the central business district, but a transitional zone that has never historically had a late-night operation until Argos (which caused problems). Also, still issues w/Argos patio after closing. Argos Patio after Closing Closing the Argos outdoor areas at 9:00 pm was suggested as a compromise, but it would be a dubious one from our perspective. Even if the outdoor furniture is put away in the garage, and even if a (traversable) rope or chain is put up to ward off wanderers, the problem remains that there are architectural elements (low walls, stone steps) that invite congregation. The solution suggested? Neighbors can call the Argos management. We would point out that we have the right to expect peace in our homes, not to expect it only after making a nightly phone call. Requiring us to work for the undisturbed peace that other homeowners enjoy as a matter of course seems fundamentally unjust. Once again we appreciate the Board's involvement and consideration in making this difficult decision. Sincerely, Kathrin Achenbach Virginia Augusta Matt Clark David Halpert Neha Khanna Barbara Lantz Ann Lewandowski Ben Piekut Eric Rosario Neil Schill December 16, 2015 Planning and Development Board City of Ithaca City Hall 108 East Green Street Ithaca, NY 14850 re: 416-418 East State St. Dear Planning and Development Board members: There is a large element of frustration with this situation and how it is unfolding. The Board has been notified over the course of the last several months that a problem exists with food trucks in that parking lot. That there is alcohol served and food consumed on the patio area and yet all of this is not being considered as part of the assembly space. There has been a history of fuzzy math regarding calculation of that assembly space, the definition of substantially different times, and the effects of both the current and proposed use have on our neighborhood. But no matter how it's examined, the parking area is non-compliant, both in the number of spaces marked and in the number of spaces that exist. Unity House LLC does not have the spaces to lease to 416-418, even during the time limits proposed. Further, there is no incentive to remove a vehicle that "overstays" its allotted time in any parking agreement between these two friends and business partners. As far as they are concerned, the overflow will be absorbed by the neighborhood. Phyllis Radke has seen fit to override all of our concerns with blanket permissions to a developer from Brooklyn NY who while he may be a nice guy, has no intention of living here. Our neighborhood has been very clear and unanimous in communicating the tremendous environmental impact of this proposed use, but it seems that no one hears us. Those problems, simply stated are: 1. Noise 2. Parking We live in a "transition" neighborhood - not "downtown". A downtown neighborhood has no parking and allows late night activity and traffic. A transition neighborhood should not have to find itself in the same position as downtown, especially one that historically has not been subject to this most disruptive proposed use. In a historic neighborhood where we have to get city permission to change anything on our properties, even down to the color of the mortar used to repair our fieldstone foundations... how are we going to be compensated for the expensive and probably useless sound mitigation necessary, due to the unique geographic and topographic area created by this natural amphitheater. The sound engineer admitted as much during our conversation. How are we going to be compensated for the loss of our right of quiet enjoyment. Already we have to close our windows until 10:30 on warm summer nights. Now we will have to submit to loud voices of patrons until 1:30 am. What is our recourse? There are zoning laws but the city seems to override them with little care to its effects. This Board and review process is designed to consider the environmental effects on the neighborhood. No one is opposed to the development of that property for daytime use. It is as a late night venue that is environmentally disruptive to this neighborhood. Thank you once again for the time and thought dedicated to this crucial decision. Neil Schill 108 Schuyler PI cc: Graham Kerslick Stephen Smith JASON K DEMAREST KARCHITECT VARIANCE REQUESTS: 301SSute101Street Ithaca,New fork 14850 p 607.330.4555 f.607.33D.4508 www.jkdarchitect.com 1) LOT COVERAGE BY THE EXISTING BUILDING IS 10% GREATER THAN THE MAXIMUM (60%VS. 50%). 2) EXISTING SIDE YARD SETBACKS ARE DEFICIENT AS SHOWN. ``�--�__ __-_____ -_ ```--- --_ _-- _--� ` �°36' ° `--- 3) EXISTING LOT IS LIMITED IN SPACE TO PROVIDE THE REQUIRED _-- L_\ -�� ���__�^-- LOADING ZONE IN ADDITION TO THE ADA PARKING AND OTHER SITE ��'�-�. '-- ------_ IMPROVEMENTS REQUIRED BY THE ITHACA LANDMARKS -�---� ���` .�.�.���®�i� �' _ _ Q 09 PRESERVATION COMMISSION AND THE PLANNING BOARD. ----�"�- `�`-------- `�'`�- ��'� �,o" t Ir { FOOD TRUCK L-----J f ,2 1 ► # { l l t t� � � 2 Z O 3 e 20'MIN co t 4 {f 1 yo v .."a'"Je.`Tu.'&.:-s`�':r3'fiYrx:k C:':'st33:-.'.SSST7� 3X"i l l ' #' 1 Z ••°` O fU. 4 r` 51' �' i;� ; 416-418 E. STATE ST t G t t ' , Z # / _ 5 t 6 # , LOT AREA 12850 SF tOIF _ 3� �� � #� ' MAX. LOT COVERAGE- 50% 18'_0" 23'_0" 18�_0'� l � , I � = 6425 SF v i 1 • ! ; i ' EXISTING BUILDING _ 7 NOTE. g 1 r�.�, ARGOS w. SEE SHARED _ .9.%�� , 1 FOOTPRINT- 7714 SF 1 w ` ' � 1 = 60% LOT COVERAGE `� �o�`` � � UJ � PARKING , J 1 , a 8 { 9 ' ' C4 =. _ DIAGRAMS -.� 18 0" 21'-7" 18-01 20'MIN e y # l� 9 �� # 1 ACTUAL 010 A 11 # t� o0 1 SE7-81 CK UJ r ``� I ,11 12 .off \ I I I # �pr_Orr'--'8f 0 11 d J VV ((77 ` ` 1 '12 13 , �-- ' ` W t I z -4 3'8n ACTUAL F— I ItF Q t 1 0 o 00 113 14 O 5'-0„s UNL AD ETB z ZONE A CK U) Q 1 ' 14 15 Qom■ W F- 1 I 2'overhang EXISTING (TYP) -2'-0" 15 2o'MIN { REES TO m Revtslon Schedule n i r � 1 16 REMAIN � � Number Dcscriptlan Date TURNAROUND \\ f C)SPACE ( I a C ` Site Analysis Plan ` Project No: ROSB01 NOTE: Date: 12/16/15 Drawn by: JKD m SEE LANDSCAPE PLAN FOR ADDITIONAL SITE IMPROVEMENT DETAILS Checked by: JKD 10' 5' 0' 10' 20' R1 2 1 Site Analysis Plan .01 NOTE:BASE SURVEY BY TG MILLER DATED 1/27115;CONTOUR INTERVAL IS 2' Scale:1"=10'-0" Scale: 1" RE: Letter to Phyllis Page I of 2 RE: Letter to Phyllis Phyllis Radke Sent:Thursday, December 17., 2015 11:35 AM To-. david halpert Cc: Lisa Nicholas;JoAnn Cornish Hi David: I have calculated the required parking for Argo's by determining the size of the two areas that are used by bar patrons in the building's interior and counting the number of guests rooms as listed in the Zoning Ordinance, Section 325-20D ( ) ). I have never calculated the amount of people that can assemble on a patio for any off- street parking calculation. The definition for "parking area", in Section 325-3, "definitions," defines customer "parking area", in part, as an area designated for parking motor vehicles for occupants or visitors to adjoining buildings. "Building" is defined as " structure wholly or partially enclosed within exterior walls.. and a roof affording shelter to persons. . . including porches." I have included the porch as part of the bar area for parking calculations purposes. However Argo's patio is clearly not part of the building and landscaped areas are not considered when determining the required amount of off-street parking. Please know that I am sympathetic to your concerns and that I believe your questions are very legitimate. Unfortunately, I don't interpret the off-street parking requirements in a manner that supports your contention that Argo's has not provided sufficient off-street parking for its uses per the requirements of the Zoning Ordinance. Sincerely, Phyllis Radke, Director of Zoning Administration From: david halpert Sent: Wednesday, December 16., 2015 3:45 PM To: Phyllis Radke Subject: Fwd: Letter to Phyllis Dear Phyllis Thank you for all your time on the 416-418 project. We neighbors have been upset because we suffer from the consequences(noise and epmo fines from trash) of the already existing overflow parking into our quiet neighborhood especially in warm weather months. We feel the new bar is likely to compound that problem and make the hardship extend till I am most nights. T feel we are close to understanding the issues but want to clarify a few more points. 1. My understanding through Lisa Nicholas (from comments at yesterday subcommittee meeting) is that you have interpretted the outside patio area oft e Argos as not part of the net assembly space and that is because no food or drink are sold there. Would you think it appropriate to include some or all of the outdoor space as net assembly space if food and drink were sold there? - as I believe there is documentation there is such business. https://mall.cityofithaca.org/owa/?ae=ltem&t--IPM.Note&ld--RgAAAABmuq�/`2fS3BPF... 12/17/2015 RE: Letter to Phyllis Page 2 of 2 2. There is a s.n-Lq and seating nren where bar patrons congregate that 1 s n ght near the bar, past the staircase. Avi said that the whole entry way was not used by bar patrons but that this portion is (he said that was about one quarter Oft e entire entry way space there). Avi made the point that some oft e bar patrons are hotel guests and therefore it is fair not to count this area because there would be an unfair double counting. I don't know what the standard procedure is and defer to you,(however, it is assembly space that is acknowledged to be used by the bar). In addition, there is already large areas where bar patrons assemble (namely the patio)that are not counted and we as neighbors know first an that parking is grossly insufficient which we presume is because bar patrons are assembling in areas not counted as assembly spaces. We think the Argos should have included this area past the stair case (or the entire entry way)to be counted in the net assembly floor an. at is your opinion? The reason that the Argos parking matters for the current situation of 416 is as follows.. Inadequate parking at Argos is already creating a problem with overflow parking. The-pro-posed 9pm switch over time is peak operating time for the Argos and the parking lot is over full then. There is not substantially different operating times proposed for Argos and the 416 bar The Argos bar parking spots are unlikely to completely empty out at 9pm. Thus the new bar patrons coming to a proposed 416 bar site at roughly 9pm would park in the nearest place namely Schuyler and Seneca Streets since they will not be able to park at Argos lot. They may well leave as late as I in the morning. This would intensify the existing problem and the first step in addressing this parking issue with 416 is to acknowledge the current situation at Argos in an accurate way. Thanks again for addressing the two questions asked above David Halpert Sent from my iPad https://mall.cityofithaca.org/owa/?ae=ltem&t--IPM.Note&id=RgAAAABmuq`/`2fS3BPF... 12/17/2015 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM — Part III Project Name:Site Improvements—416 E. State St./M.L.K,Jr. Blvd. Date Created: 9/2/15 1 Last Updated: 11/30/15& 12/15/15 PROJECT DESCRIPTION The applicant proposes to convert a portion of the existing commercial space into a bar, expand and renovate the existing office space, create one apartment, and provide storage. Exterior renovations include construction of two new building entrances,one of which will have a stair connecting the back entrance to the adjacent parking area, realignment of the curbing to provide better maneuverability in the 1-car parking area, walkways, landscaping, lighting, and signage. The new bar, office spaces, and apartment require 31 off-street parking spaces. The applicant is proposing shared parking with the adjacent Argos Inn. The project is in the B-4 Zoning District and the East Hill Historic District. The project requires variances for existing area deficiencies and loading and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC). This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 (h) [4] and the State Environmental Quality Review Act ("SEQRA"), §617.4 (11) IMPACT ON LAND No impact anticipated. IMPACT ON WATER No impact anticipated.' IMPACT ON DRAINAGE No impact anticipated. IMPACT ON AIR No impact anticipated. IMPACT ON PLANTS&ANIMALS No impact anticipated. IMPACT ON AESTHETIC RESOURCES No impact anticipated. IMPACT ON HISTORIC RESOURCES The proposed project is in the East Hill Historic District and has received a Certificate of Appropriateness from the ILPC. The original project proposed a circular drive and an additional curbcut; however the applicant has removed these aspects of the project due to ILPC concerns. Page 1 of 5 No impact anticipated. IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION The originally proposed circular drive has been removed due to ILPC concerns. The new bar, office spaces, and apartment require 31 off-street parking spaces. There are two on- site parking spaces proposed. Originally, the applicant proposed to provide the required spaces at Gateway Plaza, located directly south of 416-418 E. State Street, under a shared parking agreement. Although the proposed location conformed to the requirement that off-site parking be located no more than 500 feet from site, concerns were expressed about the safety of this location. In a memorandum, dated July 17, 2015, from Ed Marx, Tompkins County Commissioner of Planning to Charles Pyott, City of Ithaca Office Assistant, the County made the following recommendation: We recommend disapproval of the variance because the proposed project would encourage pedestrian crossing of State Street in an area that presents a significant potential pedestrian risk. We also note that the proposed on-site parking could encourage, if not require, backing onto State Street in an area with very heavy traffic. This should be avoided. Together, these two factors would pose a safety concern on this busy State highway route. In response to these concerns, the applicant has arranged to provide the required spaces at 408 E. State Street, immediately adjacent to the property. _—The applicant has submitted a draft Memorandum of Understanding (MOU) dated 10 2 15 between the owners of 416 and 408 E. State Street that dictates the following: • Hours of operation for the daytime commercial/office uses at 416 E State, • Hours of operation for the operation of 408 E. State St- Bar Argos and associated food truck and patio, • Hours of operation for the proposed E State St Lounge at 416 E State Street • Assignment of the accessible parking spots • Location of the parking spot for the residence at 416, • Number of parking spaces assigned to each use, • Terms of the agreement and indemnification. Qietates the operating heurs fer shared parlEing. -Once finalized and executed, the applicant has agreed to record the MOU with the deed of 408 E State Street before a building permit will be issued for 416. it is required that the applicant previde de-curneRtatien of a legally binding agreement, The Lead Agency received comments questioning the adequacy of the existing parking at 408 E State St.to serve both properties. Specifically,adjacent residents expressed the following specific concerns: Page 2 of 5 • That the interior space used by the Bar Argos had potentially been underestimated and therefore more parking should be required, • That the interior space used by Bar Argos had increased since its opening and therefore the amount of required parking should be recalculated based on this increase, • That the space of the exterior patio should be counted when calculating the required number of parking spaces, and • That the location of a food truck, sometimes present at Bar Argos, blocked the use of at least four spaces. In response to these concerns,the Lead Agency obtained the following information: • A site plan dated 12/15/10 and prepared by John Snyder Architects showing the parking layout, interior space calculation and required parking for the property, on which drawing the parking requirement was based when the building permit was issued. The drawing shows the need for 16 spaces for Bar Argos based on 775 SF of assembly space and 14 spaces for the inn based on 14 guest rooms. • A revised drawing submitted by the applicant titled "Argos+Printing Press Use Types+Shared parking+ Food Truck Location dated 12-10-15 and showing a proposed location for the food truck in a parking space that is not assigned to another use during the truck's hours of operation and does not block other parking spaces. • A drawing submitted by the applicant titled "Argos Parking Analysis" dated 12/11/15 and prepared by Jason Demarest, Architect showing measurements of the current bar assembly space and associated parking calculations-showing 796 SF of space and 16 spaces needed. • A drawing submitted by the applicant titled "Site Analysis Plan (R1.01) dated 12/16/15 and prepared by Jason Demarest verifying the number, location and dimensions of parking spaces at 408 E State Street. • A memo dated (Date forthcoming) from Phyllis Radke, Director of Zoning Administration, describing how the required number of parking spaces is calculated. She states that based on the information provided by the applicant, the interior space calculations for the proposed protect at 408 E State St. are consistent with the shared parking agreement, and therefore is zoning compliant. She also states that exterior patio space is not counted as assembly space for the purposes of calculating required parking. In light of the information described above, the Lead Agency finds that the shared parking arrangement is acceptable. surch as an easement on 409 E State Street, insuring that the shared paFWng arrangemeRt r,-n,; w4h The applicant has also redesigned the on-site parking to include a turn-around space, so that backing onto State Street is not necessary. Page 3 of 5 The applicant is also seeking a variance for loading on the property. Current conditions on the site prohibit accommodating both loading and required parking, without adding significantly more paving to the front yard. The Lead Agency finds it is preferable to maintain the proposed vegetation, as it provides screening to the adjacent residential properties. No impact anticipated. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE&ODORS The Lead Agency has concerns about potential impacts from noise and odors on the surrounding residential neighbors resulting in the conversion of the ground-floor space into a bar and music venue, with planned operating hours of 9:00 p.m. to 1:00 a.m. These concerns stem primarily from two factors. First, traveling noise from live music could be bothersome both as it emanates through the walls, roof, and windows of the building and as it escapes as patrons open and close doors to enter and exit. Secondly, noise and odors could be bothersome as patrons gather outside the building to smoke and converse. Adjacent residents and property owners expressed similar concerns. The originally proposed design included the following elements that informed this concern: • An entrance at the rear of the building (close to the uphill residents on Seneca Street) that included a deck large enough for a small gathering • Operable garage-type doors to be installed on the west facade of the building facing the adjacent Argos Inn • A designated outdoor smoking area at the east property line — close to the residential neighbors on E. State Street In response to the Lead Agency's concerns about noise having a negative impact on neighbors, the applicant redesigned the project in the following ways: • Relocated the bar to the center of the building • Removed the rear entrance (to the bar) and deck • Removed the operable garage doors • Created pedestrian connections to the main entrance of the bar at the southwest corner of the property,thus keeping entering and exiting as far as possible from residential neighbors • Provided a designated outdoor smoking area at the southwest corner of the building that is enclosed on two sides by the building • Provided landscape plantings that create both physical barriers to outdoor gathering and movements, as well as a visual screen In addition, the applicant agreed to engage an acoustical consultant to ensure the intended uses of the site would adhere to the City's Noise Ordinance. The applicant submitted the results of this noise testing and simulations in a letter dated 11/16/15 and prepared by Seth E. Waltz, President of AVL Design Incorporated. The study recommended mitigations for live music involving the building itself, including acoustically sealing windows and doors, closing off vents on the roof, and maintaining the existing interior ceiling system, as well as the roof. The report also recommended sound monitoring. Page 4 of 5 The Lead Aagency is requiring, and the applicant has agreed, to implement the recommendations of the study, including: 1. Full compliance with the base recommendations found on page four, 2. Full compliance with the "Live Music" recommendations found on page five, including installation of a sealed window interior glazing with trapped air space to the interior of the windows, which must be inoperable, 3. Full compliance with the "Monitoring" recommendations found on page five, and 4. Full compliance with the "Smoking Area" recommendations found on page five. Board members and residents expressed concerns about the choice of testing locations. In response the applicant submitted a letter dated 11/25/1S and prepared by Seth E. Walth, President of AVL Design Incorporated describing the methodology for study. In addition, under the terms of the (MOU) between the owners of 416 and 408 E State Street, the owner of 408 E State Street will be obligated to close the outdoor patio and food truck at 9 pm. Although these elements are not part of the proposed project(except for their inclusion in the MOU), they are a primary source of many noise concerns expressed by the neighbors. 4. The Lead Agency finds that the applicant has made revisions to the project that mitigate the potential impacts to the maximum extent practicable. -.--Any future changes to the site plan will potentially require further environmental review. IMPACT ON PUBLIC HEALTH No impact anticipated. IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD The project requires Area Variances for existing deficiencies and loading. In order to convert the unoccupied space on the first floor to the new permitted uses, the applicant must obtain variances for existing deficiencies. The property at 416-418 East State Street has existing deficiencies pertaining to lot coverage, side yard, and other side yard setbacks. Percentage of lot coverage is 60%; allowed is 50%. The building also is deficient in side yard and other side yard setbacks. The side yard to the west of the building is 0.02 feet; required is 10 feet. The other side yard to the east of the building is 0.1 feet; required is 5 feet. The Lead Agency has concerns about potential impacts on the surrounding residential neighbors resulting in the conversion of the ground-floor space into a bar and music venue. See Impacts from Noise and Odors. No impact anticipated. Prepared by: Lisa Nicholas,Senior Planner Page 5 of 5 PROPOSED RESOLUTION City of Ithaca Planning&Development Board CEQR—Negative Declaration Site Improvements Site Plan Review 416 E. State St./M.L.K.,Jr.Blvd. December 22,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for building and site improvements to be located at 416 E. State St./M.L.K.,Jr. Blvd., and WHEREAS: the applicant proposes to convert a portion of the existing commercial space into a bar, expand and renovate the existing office space, create one apartment, and provide storage. Exterior renovations include construction of two new building entrances, one of which will have a stair connecting the back entrance to the adjacent parking area, realignment of the curbing to provide better maneuverability in the 1- car parking area, walkways, landscaping, lighting, and signage. The new bar, office spaces, and apartment require 31 off-street parking spaces. The applicant is proposing shared parking with the adjacent Argos Inn. The project is in the B-4 Zoning District and the East Hill Historic District. The project requires variances for existing area deficiencies and loading and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission(ILPC), and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 (h) [4], and the State Environmental Quality Review Act ("SEQRA"), §617.4 (11), and is subject to environmental review, and WHEREAS: the Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on October 27, 2015 declare itself the Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review,has on December 22, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; and the following drawings: and "Proposed Signage +Bench Detail,"both dated 11/19/15 and prepared by Whitham Planning & Design; and"Existing-Proposed Elevations," dated 11/12/15 and "Argos Inn + Printing Press: Use Types + Shared Parking + Food Truck Location," and "Proposed Site and Landscape Plan," dated 12/10/15, with no attribution; and other application materials, and WHEREAS: the Planning Board, acting as Lead Agency has determined, as more clearly explained in Part 3, that the applicant has mitigated any negative impacts of the project to the maximum extent practicable, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: 0 Vacancies: 0 # Architecture Planning Interior Design HOLT Architects P.c. 217 N.Aurora Street Ithaca,NY 14850 phone:607 273 7600 fax:607 273 0475 http.,//`www.holt.com TOMPKINS FINANCIAL CORPORATION Addendum Corporate Headquarters Ithaca, New York 14850 Addendum ® To the Site Plan Review 04 December 2015 Smite Plan Review Submission Documents for: HOLT Project#:2015014 16 December 2015 Tompkins Financial Corporation-Corporate Headquarters Addendum I 12/16/15 Part I Modifications to Previously Submitted Drawings dated 04 December 2015 where new drawing sheets are.NOT provided: 1. REVISE Sheet title on AP102 to read- "'TYPICAL THIRD Tv RU SEVENTH FLOOR PLAN 95 2. RELOCATE Sagan Monument to SW corner of property(within building setback) on sheet AP101 3® CLARIFICATION on Soldier Courses; there is a Single Soldier Course and a Double Soldier Course on the project. The 'TYPE' listed underneath refers tote brick type, see SK-1 attached. Part 2 Modifications to Previously Submitted Drawings dated 04 December 2015 where new drawing sheets are provide& 4. REPLACE AP103 SENECA STREET ELEVATION with new AP103 drawing attached 5. REPLACE AP104 SOUTH ELEVATION with new AP104 drawing attached 6. REPLACE AP 10 5 WEST ELEVATION with new AP 10 5 drawing attached 7. REPLACE AP 106 NORTH ELEVATION with new AP 106 drawing attached 8. REPLACE AP107 EAST ELEVATION with new AP107 drawing attached 9. REPLACE AP108 to remove bump-out of sidewalk and relocate street trees to the North along the curb line. 10. REVISE L101 Note to read"RELOCATE SAGAN MONUMENT, SEE L20199 11. REVISE L2 01 Note to read"RELOCATED SAGAN MONUMENT" Part 3 Drawings Sheets Added to the Site Plan Review Submission: 12. ADD AP I 10 BUFFALO STREET LOOKING WEST 13. ADD AP1 I I BUFFALO STREET LOOKING EAST 14. ADD API 12 SECOND FLOOR PLAN 15. ADD API 13 ROOF PLAN 16. ADD SK-I Building Materials 17. ADD SK-2 Building Materials 18. ADD SK-3 Building Materials End of Addendum I Page 2 CORPORATE HEADQUARTERS 12/15/15 TOMPKINS FINANCIAL CORPORATION Scale: SK-1 118 E.SENECA STREET, ITHACA NY 14850 2015014 BRICK VENEER TYPE 1 BASIS OF DESIGN: ENDICOTT - FACEBRICK DESERT IRONSPOT DARK - SMOOTH FINISH BR-ICK, VENEER TYPE 2 BASIS OF DESIGN: ENDICOTT - FACEBRICK MANGANESE IRONSPOT - SMOOTH FINISH *NOTE: MORTAR WILL BE COLORED TO COMPLIMENT BRICK H O LTARCH ITECTS P.C. 217 N.Aurora Street,Ithaca.NY 14850 p.607 273 7600 f:607 273 0475 http://www.holt.com CORPORATE HEADQUARTERS 1 /1 1 TOMPKINS FINANCIAL CORPORATION Scale- SK-2 118 E.SENECA STREET, ITHACA NY 14850 2015014 IG , I ITE BASE ,, TYPE 1. n r M a d d r w w � v r, y r u u x y r � t w h , r� vu. n„a �r w � � r 1 � 4 r r r tNY BASIS OF DESIGN: GRANITE BUILDING SASE TYPICAL IG ITE BASE TYPE 2 BASIS OF DESIGN: GRANITE BUILDING SASE @ DARK BRICK STONE VENEER TYPE 1. BASIS OFDESIGN: INDIANA LIMESTONE T ® STANDARD BUFF COLOR SMOOTHFINISH INFILL BASISSTONE VENEER TYPE 2 DESIGN: INDIANA LIMESTONE FINISHALTERNATE INFILL AREAS AT WINDOWS CORPORATE HEADQUARTERS 12/15/15 TOMPKINS FINANCIAL CORPORATION Scale: SK-3 118 E. SENECA STREET, ITHACA NY 14850 2015014 FEBRUARY,2015 VersoleilTM SunShade-Single Blade System EC 97911-073 FEATURES-STOREFRONT SUNSHADE TYPE 1. • Permanodic anodized finishes in seven choices • Painted finishes in standard and custom choices ® Color to be coordinated with storefront system. TM E-Shade TOMPKINS FINANCIAL CORPORATION Sunshades SITE PLAN REVIEW 22 DECEMBER 2015 i P�-o SUNSHADES AT 7TH FLOOR&WEST ELEVATION SUNSHADE TYPE 2 ``�, '� • i • Anodized and painted finishes available • Color to be coordinated with storefront system. H O LTARCH ITECTS P.C. 217 N.Aurora Street,Ithaca,NY 14850 p:607 273 7600 f:607 273 0475 http://www.holt.com I I I I I I c DEMOLITION GENERAL SHEET NOTES 1. CONSTRUCTION FENCING TO BE INSTALLED AS NECESSARY TO PROTECT PEDESTRIANS,CONTROL 4 (4 VEHICULAR TRAFFIC AND PROTECT ON-SITE CONSTRUCTION MATERIALS. 2. CONTRACTOR TO PROVIDE TEMPORARY WALKWAYS AND TRAFFIC SIGNS TO PROTECT PEDESTRIANS AND MAINTAIN SAFE PASSAGE ALONG PUBLIC RIGHT OF WAY. 3. WALL AND STAIR FOOTINGS TO BE REMOVED COMPLETELY UNLESS OTHERWISE NOTED ON PLAN. 4. PROVIDE SEDIMENTATION CONTROLS AT ALL EXISTING CATCH BASINS AFFECTED BY NEW CONSTRUCTION.SEE EROSION AND SEDIMENT CONTROL PLAN. EXISTING WALL TO REMAIN 5, SEE CIVIL PLAN FOR LIT ILO i i REMOVALS. Architecture EXISTING 6. PLANTING BEDS TO BE EXCAVATED TO A MINIMUM DEPTH OF 24". AND BE PROTECTED 7. PROTECT ALL SURFACE AND SUBSURFACE UTILITIES TO REMAIN DURING DEMOLITION WORK Planning AD J 8. ALL REMOVED/DEMOLISHED MATERIAL SHALL BECOME CONTRACTORS PROPERTY AND OVEN ' " FROM SITE,UNLESS NOTED OTHERWISE.OWNER TO RESERVE RIGHT OF FIRS REFUSAL dN ALL g I g PARKING DEMOLISHED MATERIAL. 217 North Aurora Street - 9. ALL TREE STUMPS ARE TO BE REMOVED COMPLETELY,ALONG WITH ALL ROOTS 6'ACID LARGER_ 1411050 10. PROTECT EXISTING TREES TO REMAIN.TREE PROTECTION FENCE TO BE INSTALLED PRIOR TO 607.273.7600 If 60727&0475 ———— — — CONSTRUCTION ACTIVITIES. _ —————— —————— `� -----� _ ---- 11. PROTECT BENCHMARKS. EXISTING WALL TO REMAIN AND BE PROTECTED LEGEND CONTRACT L-I FT LINE: ( �� -------------------------- = / \��\ REMOVE ASPHALT AND SUBBASE ASPHALT PAVING TO WA BE REMOVED _ LANDSCAPE ARCHITECTS I CONCRETE PAVEMENT OR PAVERS +oot uf. sL ios ,nv iaasa I 6D7.27'I-ids F-637-27T-�382 TO BE REMOVED WARNM:it is a violation of REMOVE ASPHALT BRICK PAVERS TO BE REMOVED New York State Law for any (SALVAGE FOR REINSTALLATION) person,unless acting under the REMOVE GRANITE CURB y direction of a licensed Architect, to alter this document in any way. VEGETATION OR GRAVEL TO BE OVER If a document bearing the l of an Architect is altered,the ADJACENT / I altering Architect shall affix to EXISTING REMOVE G ITE CURB I LIGHT POLE TO BE OVER CONCRETE CURB TO REMAIN LLLLLLLL such document his sear and the I %//j/.//j//% AND BE PROTECTED LLLLLLLL LLLLLLL WALLS,SIGNS OR SITE STRUCTURES TO BE REMOVED notation"ter d by"fed by PARKING ///////////// LLLLLLLL /� � his signature,the date of such 9 //// /////////// / ascription,and a specific ///. /.//// /./////% -0- - TREE PROTECTION FENCE I / / / j/j/ � � description of the arieration REVISION SCHEDULE /ZZCONTRACT r NE NAME 7T776A SIGN TO BE REMOVED I REMOVE ASPHALT /%/////' i i %/ //%/ f 1-H-H 44+ CURB TO BE REMOVED I r LI LN I� LIGHT POLE TO BE REMOVED /j/ ` %; `/l� -'�.- WALLS AND/OR RAILINGS TO BE REMOVED ------- SAWCUT PAVEMENT LO //j %/%/ t `L\ LIGHT POLE TO BE REMOVED OR RELOCATED X TRAFFIC SIGN TO BE REMOVED REMOVE % // /T./% / � CONCRETE j//%j j j%j j j/�//%//j %///." TREE TO BE REMOVED +�v ISLANDS // ///�/.////.//�l/ //%// ,3. Lr A THE EITT REMOVE 1 HiLTC CONCRETE I rl 1°' GARDEN0 MALL PAVEMENT INN I I GENE�RATOVE C ORR (SEE CIVIL) ADJACENTi! I REMOVE TREE(TYP) �, BUILDING,CANOPY,AND PARKINGI / STRUCTURE TO BE REMOVED i -/ (SEE ARCH.PLANS) I � REMOVE REMOVE REMOVE CONCRETE CURB AND FENCE I CURB CURB GRANITE GRANITE (, RELOCATE SAGAN a I REMOVE WALL. ———— —MONUMENT,SEE 120t_I REMOVE CONCRETE CURB AND FENCE (SAWCUT FOOTIN G AT PROPERTY E) REMOVEUj CONCRETE Luo;o PAVEMENT REMOVE BRICK PAVERS- pUj REMOVE ASPHALT I -a�� REMOVEW B _. CL — GRANITE '` 4VT'tD g SAWCUT CONCRETE AT NEAREST SCORE JOINT 1 DATE: 15 DECEMBER 2015 PROJECT: 2015014 SAWCUT CONCRETE AT NEAREST SCORE JOINT OTHER: DRAWN BY: co REMOVE TRAFFIC S1GN — CONTRACT LIMIT LINE — — SAWCUT ASPHALT PAVEMENT LIGHT POLE TO 4 BE RELOCATED n cc CLEAR AND GRUB VEGETATION REMOVE TRAFFIC SIGN REMOVE CONCRETE PAVEMENT REMOVE GRANITE CURB STREET FIRE HYDRANT TO BE RELOCATED (SEE CIVIL) Ll 01 a to° nr 0 1 I 2 I 3 4 5 1 6 1 7 1 8 9 1 10 GENERAL SHEET NOTES-LAYOUT 1. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES • ON SITE PRIOR TO EXCAVATION.CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO ANY EXCAVATION. G 2. SEE CIVIL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES. G 3. SEE ELECTRICAL DRAWINGS FOR LAYOUT OF UNDERGROUND ELECTRICAL AND LIGHTING. 4. INSTALL EXPANSION JOINTS EVERY 30'IN CONCRETE AND IN AREAS WHERE CONCRETE ABUTS CURBS AND OTHER FIXED OBJECTS. I,- ---A EXISTING T I I I 5. VERIFY DIMENSIONS AND ACCEPT COND,i IONS BEFORE PROCEEDING WITH WORK.REPORT Architecture ADJACENT I I TRANSFORMER DISCREPANCIES TO LANDSCAPE ARCHITECT BEFORE PROCEEDING. PARKING PADS 6. DO NOT SCALE FROM MEASURING DRAWINGS. Planning I J 7 LICENSED DRIVES, SURV CURBS,O PARKING,&BUILDING LOCATIONS TO BE LAID OUT IN THE FIELD BY A 'interior Design —t 8. DIMENSIONS TO CURBS ARE TO EXPOSED FACES UNLESS OTHERWISE NOTED. 217 North Aurora Street 9. SITE DRAWINGS BASED ON SURVEY BY: khaca NY 14850 T.G.MILLER PC 203 North Aurora Street Ithaca,NY 14850 p 607.273.7600 1607.273 0�75 EXISTING WALL BRICK AND MORTAR TO BE / (607)272 6477 CLEANED AND REPOINTED-EXPOSED 8In I o CONCRETE FACE TO BE CLEANED AND PARGEDui 5.00' OUTLINE OF BUILDING FLOOR 2 F THROUGH FLOOR 7 ABOVE KEY MATERIAL DETAIL STAIR � F CONTRACT LIMIT LINE B ASPHALT PAVEMENT MEDIUM DUTY CONCRETE PAVEMENT LANDSCAPE ARCH[TECTS ..r 07-2O SL,Ste.1°7 Fe.G+7G77- O 777•G°92 co L501 I NAM Am " WARNING:It is a violation of New York State Law for any �a 8.50' HEAVY DUTY CONCRETE PAVEMENT Al ® ® person,unless acting under the direction of a L501 to alter thisdocumentlicensed in any way. EXISTING A I If a document bearing the seal of \\\ an Architect Is altered,the ADJACENT I \�\\\ UNIT PAVERS ON CONCRETE BASE D1 altering Architect shall affix to PARKING C 4"WHITE such document his seal and the C VEHICULAR \� notation"altered by"followed by STRIPING C his signature,the date of such E N ASPHALT PATCH B7 description of the al alteration,and a specific eation. 0 0 o E 0 L501 REVISION SCHEDULE BICYLCE RACK D7 NAME DATE E H ACD O L501 E PIN AT BUILDING THRESHOLD A9O Ll Lr✓l�C��V O L501 a7WV/v LJ Ln] lJ 117�I �o 4- BOLLARD D9 Q �o O L501 O c.o. O Q A (8 ) ADA CURB RAMP r F3 ♦/� � O L501 v J p co o p TRANSITION FROf.4 \ " GRANITE CURB 83 STANDALONE CURB TO CURB o°o O W o AGAINST CONCRETE WALK L5D1 B A N FLUSH GRANITE CURB 81 Z D r F L501 O o K - B ADA PAVEMENT MARKINGS AND SIGNS D3,D4 O L501 Q THE [¢, TRENCH DRAIN H I LTON BARRIER RAIL O v DEWITT (SEE CIVIL) O A2 GARDEN I L5D2 Q Q MALL _ B •6.00' INN ALUMINUM LOUVER FENCE&GATE A5 O F— C EXISTING O L502 Uj (� J F— ADJACENT NEW STAND ALONE GRANITE CURB 85 Q PARKING HEADQUARTERS O L501 — Of BUILDING 1ST w Z FLOOR 20.00' I FURNISHING SCHEDULE ISYMBOL TYPE QUANTITY MODEL I TYPE FINISH Q Z ADA COMPLIANT AREAWAY GRATE p (SEE CIVIL) ; e� BICYCLE RACK 14 DERO-HOOP RACK S.S.BRUSHED /1 O !^ W I LEGEND V l Z RELOCATED SAGAN B I — — W MONUMENT CONTRACT LIMIT LINE B W B / I TREE PITS� ------- SAWCUT PAVEMENT C Q 177 \y,\\\• \\ — -_ _ 9 BOLLARD L501 U I—r a 8.00,•. 12.00' .8.00' 12.00' 8 00' 8.00' S ❑E HH A TRAFFIC SIGN D4 DATE: 15 DECEMBER 2015 - �_ \\\\\\\\\\\ L501 PROJECT: 2015014 \\\\\\\\\\ \ OTHER: ------------ ------ ------------------- ------------------- ---------------- ---- --- ---------_----- --- -- — o CONCRETE WHEELSTOP DRAWN BY: c _ Ln CONTRACT LIMIT LINE 20.00' E ` FACE OF CURB HYDRANT 4.00' F 4,00' s (SEE CIVIL) O 0 T A o o LAYOUT PLAN A EAST SENECA En STREET U 131.75' Fn L201 U o ,o zo Uj 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 ----------- Architecture Architecture Planning Ell" �P nterior esign I I I 217 North Aurora Street Ithaca NY 14850 p 607.273.7600 f 607.273.0475 I I I I I ___________________________________________________________ J S —__Ip 41kA F F AM lML I I I LANDSCAPE ARCHITEC- 1001 W.S--Sl.,S1e101 Ithaca,NY 14850 607-277-1400 Fax 607-277-6002 I I WARNING It is a violation of I I New York State Law for any person,unless acting under the I direction of a licensed Architect, I I I to alter this document in any way. If a document bearing the seal of an Architect is altered,the I i altering Architect shall affix to I such document his seal and the I I notation"altered by"followed by i his signature,the date of such I I I alteration,and a specific EI description of the alteration. E IREVISION SCHEDULE I NAME DATE ® I ® I G O co I D ° D -11 - - I W o z �I VESTIBULE- NORTH STAIR- W V10 SOUTH \� S101 I I I z ELEVATOR _ O I DN E101 I I I LL1 U c T. Q LU I I — W ® ,x, z �— �, X < C/) LOBBY U I 101 U) W I Z WzW o C/) B _� l I B I I , 00 UP -, FIRE ----�i VESTIBULE- COMMAND Y I. DATE: 04DECEMBER201 T71�-1-FFFTt-- SOUTH CENTER I I I I I t I I i V101 Fl01A PROJECT: 2015014 IJJ-LLL11____� OTHER: DRAWN BY: ® ------------------- ------------------- -- -------- ----- ------------- - ------- -------------------- ----- ---- -- ---------- J I RELOCATED SAGAN MONUMENT j FIRST FLOOR ' : - -- --• q ----------------- - --------- -. _...---- -- --_ --_-__ -_ ___ ' PLAN A-4- A 1 . } i AP101 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 G G Architecture I I I Planning Interior Design 217 North Aurora Street Ithaca NY 14850 p 607.273.7600 f 607.273.0475 STAIR- C A.O.R. WOLI 402A F m m F TL�Iilli--- 1001 W S-St.SIe101 Ithaca,NY 14"5 607 277-1400 1-601-277-6002 WARNING It is a violation of New York State Law for any person,unless acting under the direction of a licensed Architect, to alter this document in any way. If a document bearing the seal of an Architect is altered,the altering Architect shall affix to such document his seal and the notation"altered by"followed by his signature,the date of such alteration,and a specific Edescription of the alteration. E m m REVISION SCHEDULE NAME DATE G�C��i 0 C�MiJp 00 v! � D w 0 D 7 mELEC/DATA O 402 > J.C. ,YT'1 401 A � z O LU> TOILET- z WOMEN T402 �ELEVATOR /r _ ELEVATOR g � O \� E401 LOBBY S U r77 — 4 11 Q 0— F- C TOILET- _ I I I C MEN W T401 W m Uj v � Q � Q z U' Q � LLC) � w O � zz Yw O 00 O � DATE: 04 DECEMBER 201 PROJECT: 2015014 OTHER: DRAWN BY: TYPICAL THIRD A THROUGH A SEVENTH FLOOR PLAN AP102 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 HOLTARCHITEC741 G G Architecture Planning Interior Design 217 North Aurora Street Ithaca NY 14850 p 607.273.7600 f 607.273.0475 F ] C�_1 U , _ _.___ ! _ "�, rl� tt I -V W! � � � � i—•— I;,VI)yC,�!'E ARCHITE.CI .. � _ ._—. _ ---�..—•... 1001 W Smew St.,SIe101 INaca,NY 14850 I 607-277-1400 F-607-277-6092 L1 _i t � D WARNING It is a violation of '�7 New York State Law for an person,unless acting under he _ direction of a licensed Architect, -- 1----- - -- -=-r.:_:---__ _-_---- --- - `fr=:.r_ to alterthis document in any way. ---- ~- -— If a document bearing the seal of an Architect is altered,the I altering Architect shall affix to such document his seal and the h h It to notation"altered by"followed by eration,and a specific is signature the date of such E I description of the alteration. E REVISION SCHEDULE - - - - - - — — ' ;___..; t I. �.. _ NAME DATE Lj ------------ _ t r�1_7 I I00 II 1 - Y � millill --lill 0 T SENECA STREET ry --,z D W 0� D O r/ Z OW Q E— � Qz 10� Q 00c) ® Q Q O I— LLJ LLJ LU _j _ Q WU0� Q ---., .- -- F.] r - i (� I , Cn W I W i • DATE: 04 DECEMBER 201 ,L1 i�t PROJECT: 2015014 r - > 1 1 - 1 •* `._ DRAWN BY: I t ' i '• STREET i A- A -- � ELEVATIONS A BUFFALO STREET AP 103 1 2 3 4 5 16 7 8 9 10 1 2 3 4 5 6 7 8 9 10 -P G G Architecture Planning Interior Design 217 North Aurora Street Ithaca NY 14850 p 607.273.7600 f 607.273.0475 ALUMINUM MECHANICAL SCREEN MECHANICAL F PENTHOUSE F ALUMINUM TOP OF PARAPET COPING — 204'-0" SIGNAGE _TOP OF DECK ' BRICK SOLDIER 1 gy_0 1001 w SSt,Ste101 ,urea.NY 14850 COURSE,TYPE 2 607-277-1400 F-G07-2771i092 WARNING It is a violation of SUN SHADE,TYPE 2 New York State Law for any person,unless acting under the direction of a licensed Architect, to alter this document in any way. If a document bearing the seal of an Architect is altered,the altering Architect shall affix to such document his seal and the _ _ _ _ _ _ SEVENTH FLOOR 0" notation"altered by"followed by i — 184'- his signature,the date of such E t t j i alteration,and a specific t (I ( SUNSHADE,TYPE 2 description of the alteration. E REVISION SCHEDULE ' NAME DATE SIXTH FLOOR o e I I, 170'-8° 00 FIFTH FLOOR 1_L D 157'-4" D z 1LJLJ SUNSHADE, L O TYPE 2 _ I O w I f FOURTH FLOOR Q Z I j144'_L_& D i I Q i f SUN SHADE,TYPE 1 0 O 1 � Q BRICK VENEER, TYPE 2 ---_ — ---_ — — — —THIRD FLOOR U STONE VENEER 130-8 � J w i ALUMINUM L.{. WINDOW,TYP. Z F— V) — — — — SECOND FLOOR Z Q -- , 117'-4" O C/) w 1 -------- - Y B j ENTRY CANOPY CI) 1� B CRANITE SASE, •I �— LUI TYPE 100 FIRST 10 FLOOR0'- DATE: 04 DECEMBER 201 PROJECT: 2015014 OTHER: DRAWN BY: SOUTH A ELEVATION A AP 104 1 2 3 4 5 6 17 8 9 10 1 2 3 4 5 6 7 8 9 10 G G Architecture Planning Interior Design 217 North Aurora Street MECHANICAL MECHANICAL Ithaca NY 14850 EQUIPMENT /" \ PENTHOUSE p 607.273.7600 f 607.273.0475 ALUMINUM MECHANICAL SCREEN F F TOP OF PARAPET 204'-0" ALUMINUM COPING TOP OF DECK 1001 W.Seneca St.,Ste101 Itham,W 14850 199, 0" 07-277-1400 Fax 607-277-6092 WARNING It is a violation of SUNSHADE,TYPE 2 New York State Law for any SUN SHADE BEYOND person,unless acting under the direction of a licensed Architect, to alter this document in any way. I i -- If a document bearing the seal of an Architect is altered,the PRECAST I altering suchr Architect shall affixdocument his an to STONE SILL d the _ 1 _ notation"altered by"followed by _-------- -- _ SEVENTH FLOOR his signature,the date of such E 184'_��� alteration,and a specific description of the alteration. E BRICK VENEER,TYPE 1 SUN SHADE,TYPE 2 REVISION SCHEDULE NAME DATE RECESSED BRICK,TYPE 1 170'-8"SIXTH FLOO Q� BRICK SOLDIER { ' COURSE,TYPE 1 LO i BRICK SOLDIER - ` COURSE,TYPE 2 00 J PRECAST y STONE SILL ; — —; — _ — — — PRECAST STONE SILCIFTH FLOOR DOUBLE BRICK SOLDIER _ _ - O COURSE,TYPE 1 ' 7 O ALUMINUM METAL :. w PANEL,TYPE 1 - - 7 4 L FOURTH FLOOR Q 144'-0" Q BRICK VENEER,TYPE 2 O 117 ♦ I C) C . ALUMINUM WINDOW, Q O F-- i TYP. C _ THIRD W U C FLOOR �., 130 J = Q W - � STONE VENEER, W '` v TYPE 1 BEYOND LUMINUM METAL 14 PANEL,TYPE 1 BRICK SOLDIER— _ SECOND FLOOR z Q COURSE,TYPE 1 , -�- 117'-4" 1,JF L U — ----- �/^/ � zw B } 0� � B GRANITE BASE, - GRANITE BASE, 5 W 4 L ;,.�..- TYPE 2 O l TYPE 1 z`' __ GRANITE BASE, 00O TYPE 1 FIRST FLOOR_ 100' 0" DATE: 04 DECEMBER 201 PROJECT: 2015014 OTHER: DRAWN BY: WEST A ELEVATION A AP 105 1 12 3 4 15 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 G G Architecture Planning Interior Design MECHANICAL EQUIPMENT 217 North Aurora Street Ithaca NY 14850 p 607.273.7600 f 607.273.0475 MECHANICAL PENTHOUSE F ALUMINUM F MECHANICAL SCREEN TOP OF PARAPET 204'-0" D 1001 W Seneca St.,S1e101 Ithaca,NY 14850 -�-----------—------------------------------------ ---------------------1--- ---- -.._._..------ ---------- _ _ _ _ _ _ F_DEC{� 607.277-1400 Far 607-?77b092 — — — — — — — — — — — = _ _ TOP ALUMINUM METAL PANEL, -- 199,-0" WARNING It is a violation of TYPE 1 New York State Law for any I -- person,unless acting under the direction of a licensed Architect, SUNSHADE,TYPE 2 to alter this document in any way. ALUMINUM WINDOW,TYP. _ If a document bearing the seal of an Architect is altered,the — J 1 altering Architect s r i e hall affix to _ I I I such document his seal and the PRECAST STONE BAND — notation"altered by"followed by rt I his signature,the date of such i _. _ _.�_ ___ _ _ __ alteration,and a specific E _ _ _ _ — — — —. — — _ — _ _ _ - --- ---� - — — — — SEVENTH FLOOR description of the alteration. E 184 0 REVISION SCHEDULE NAME DATE I I1 - [ [�-` SIXTH FL—OOR f -- 170 8" BRICK SOLDIER ! ALUMINUM METAL PANEL, COURSE,TYPE 1 — TYPE 1 00 ALUMINUM WINDOW,TYP. PRECAST STONE SILL i i � PRECAST STONE SILL D --- --------------------- - i _�� - --._.-:...� .---- --- - - FIFTH FLOOR w D �— O BRICK SOLDIER i r --- --1-- ( ; 1 COURSE,TYPE 1 O 'F:; BRICK VENEER,TYPE 1 z --- ----- NN w I FOURTH FLOOR RECESSED BRICK, 144'-O„ O TYPE 1 i I Q I I O I— v i _ W c — — ` — — — ---i — — — — — — — — — — THIRD FLOOR „ Q W w ' I I i I 1..1..1 LL U) `• � Q z E SECOND FLOOR — — — — — — — — — — — — — — — — — 11T-4" w o O z BRICK SOLDIER COURSE,TYPE 1 0 — -- - LL B I y1Y1� 000 ��..- GRANITE BASE,TYPE 1 1 � c v FIRST FLOOR DATE: 04 DECEMBER 201 PROJECT: 2015014 OTHER: DRAWN BY: NORTH A ELEVATION A AP106 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 0 G G Architecture Planning Interior Design 217 North Aurora Street Ithaca NY 14850 p 607.273.7600 f 607.273.0475 -----— ---- - MECHANICAL EQUIPMENT t MECHANICAL PENTHOUSE ALUMINUM F ALUMINUM COPING MECHANICAL SCREEN F TOP OF PARAPET — 204'-0" ------ -- -_-- --- ----- ------- -------- - ------- _ _____-- ------- _ --- - - --- ___ ------- - -- --- ------------_.. _ __-_ -- - _ _.----_ _ _, r Ala:H!1.� — — — — — — — — — TOP OF DEC vt St' ti 199'-0" ,00,7 Seneca s,,F-6 imp,nn,oaso eon-2n-,aoo Fox soy-znaooz ALUMINUM METAL PANEL, WARNING It is a violation of TYPE 1 New York State Law for any person,unless acting under the direction of a licensed Architect, " to alter this document in any way. If a document bearing the seal of a an Architect is altered,the i; PRECAST STONE BAND altering Architect shall affix to such document his seal and the _ — — _ _ _ _ _ — — — — — — — —SEVENTH FLOOR notation"altered followed by his signature,thee date of such E 184' 0" alteration,and a specific description of the alteration. REVISION SCHEDULE NAME DATE - ,. Fir," '� CEO Gv]LaC� SIXTH FLOOR �0�1 C pCLG°G� �— RECESSED BRICK, 170'-8" W l"l UV O I TYPE 1 ALUMINUM WINDOW,TYP. MM PRECAST STONE SILL BRICK VENEER,TYPE 1 -- - ----- _ i - FIFTH FLOOR 57-4 Y' 1 „ BRICK SOLDIER COURSE,TYPE 2 - BRICK SOLDIER COURSE, Uj O ' TYPE 1 i t r O QZ FOURTH FLOOR —�- — — — — — — 144'-0„ _ - � Q BRICK SOLDIER COURSE, O U 4 TYPE 1 C BRICK VENEER, TYPE 2— _ _ _ — — — — — _ — — — — I — HIRD FLOOR C 130'-8" J I` Q w STONE VENEER , - .. � 1 1 1 U-1 I .... a ,.r ALUMINUM WINDOW,TYP. � U — r ! ,PRECAST STONE SIL /� I V) SECOND FLOOR _ Q T� f , p' ! BRICK SOLDIER COURSE, v, = o TYPE 1 � z LL J i B Llj GRANITE BASE, = j TYPE 2 �....... _.ra. o GRANITE BASE, ♦'� O I TYPE 1 FIRST FLOOR r DATE: 04 DECEMBER 201 PROJECT: 2015014 OTHER: DRAWN BY: EAST ]NOW 1WW rim A ELEVATION A AP107 1 2 3 4 5 6 7 8 9 10 HOLTARCHITECT A - - r 1 7Ftt)LVBRIDGE WOLF N1ICH.Af:L5 WARNING It is a violation of New • for person,unlessthe �• - i� I f•/ \ direction of - -•Architect, to alter this document in any way. If a t document-•i • of Az- i I ealtered, altering Architect shall affix to such document his seal and the C ■ notation"altered by"followed by his signature,the date of such alteration,and a specific AkIA, description of the alteration. n ` REVISION i ,�• ,' f 't A- LLI ,r 'TY y. .' , /_vim l y* •'-•t I r j • 1 ��.a ►3' '�2 ;k y ► o !l ' �1 ILA, - i,ems' R. ` ' � - `; t' • 1. f 1 E • ry w •, -��t ?y ;.`�.'-.yam„ • t,��_:�e+ tw-` --.. .... t $' - ti, , ' .I \ • Z' '•� I 4e, e, .N K `'-„ ,j '�' ` :.y A w'i �' l tl - 't I�, ; •'� / / _ ,t`1'' ''t•�'.. `at!• "—' y.�;'�-,�.- " 7! '7 " 1•_It '1�4• .¢- yT •. •{.�.r t!:�• ..? 1 •�L'i ��`t'f i� �•,+'�Sw,+ ..1��9_�r -; 1 }'-•. p ..•v�,t�w _ .ta �` , ems. 1`� - 'I� � /. ( I I . Jg - \ ,�' • t 'V �- ,tom � f _s �I LIJ '� t , r + a t ► I�t I 00 ,A - R :�f, ,\'ems' t i* - j•�,•. ,...,�,tir? - •. ;' "` �- ,� ,' t 'I I/ �;_y'�' n�;.,.',�:K�f '' rf^arm•. '.'ti�=��'�r����� c f: .[. 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V`�� .� r-^ ` ��.. � f�.7,. *�' ,i�t•�.'s'r- r - ``'+t. +- ^'_-„�p'�rt'�ri` r �+7 r' _ �•—"s ��Tr�.•y/ tt 3w `.t. .tom �t ssr.;' f i �;. ��.r/ cs�'� ,' 1 •s t :c•'FZ'�+ :1$. - ra'• _�4 y.'•r .-�..� , _i� L••,`t. •� ,y;,,` �, .{ �• i� �� S � I(1)I I/�rt•` 1±�..s � ..1•,� + -.., `:.�� -; • :'r ..1Y'n�R`:• -i '� •''� ~��_ ' x" `�i1 ■►r� fir•, 1 _ T � tt =t •� ` � �`` cal♦ � rr - ,,._. � - ;-1`��-s- - _. ',',.' � 1 _..��—.yf,,y ::�,-,1 _. _ ° � � � ,- � •�_ -__f.,!••, �` ., '• itir4 r' . •.4„ �F."+t {'�... i,.!�+ y y r rA ^`1� -' �1..�_,`Q .r r �- • ♦ . , 1 '�� ' ��• '! r6.i 'J _/i� �. •,•�, W 1----- ............... ... 00 SENECA STREET k" v LOOKING i EAST 1 i HOLTARCHITEC Architecture Planning I JInterior Design 217 North Aurora Street Ithaca NY 14850 ►'!, 607.273.7600 f 607.273.0475 t �� _ - �,.� a St.Stel, violationING It is a )rk State r any lop, ':mow ;�' •--'� .- . .. under the direction of a licensed Architect, , � y. .. .- _. ` !t _� y+ .. K.J. ` 1 J'• altering Architect shall affix to such document his seal and the notation"altered by"followed by his signature.the date of such alteration,and a specific description of the alteration. REVISION SCHEDULE �__ �: .'.��4 �. wa ' - •t�t � � - � •..� ,�� s t r ITE PLAN V '44&' •tl y �a �f'116 / r,y _ f E V I E LA co Uj 6-6 : i tra_-•lS Mpafk - - _ -- • _ rutk 1 i -1 - • • - �._ 1'•.'-ice -/�F"�-��+ J � . i "".�' � ..+�` Uj • • Fad '` • • •• e� LOOKING WEST 4 rjf c i� R L� •� .1 HQLTARCHITECT ._ ..� .�• APIMMAWAIM, TRO—WBRID VVO IC:HAILS so a+{{ �e cs.. �_ `� `.. i J �' _���/ � •-',r _ ,\ � t >� a.- t! •r_ _'�'. - - As it ' . -` ��,,�- � ! � '.- -� - _ �'. `� � �•,-• .- -� PPPW CAYUG A :,A a„ ; ;•' Vol `�{-,•f� � J} .• r9��y,?�, `` Yam- 'r � �• , � L,�•'_ ^�''+'• - ,' w. � 1 of ,lnm! /; � � i 1 ,5. 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If a document bearing the seal of an Architect is altered,the altering Architect shall affix to such document his seal and the notation"altered by"followed by his signature,the date of such alteration,and a specific E description of the alteration. E REVISION SCHEDULE m m NAME DATE LO C* v! � D ELEC/DAT W D 202 O J.C. 2-0-1 A--] - Z I � w TOILET- (- WOMEN ` T202 ELEVATOR LOBBY ELEVATOR 201 o C) TOILET- MEN > - _ _ O T201 > \\ - _ LIJ M Qw W U � � z �- \\OPEN.-�/ LL0 U) I-Ij U Z z D N I„u B / n ,��, B OPEN O 100 PEI / DATE: 04 DECEMBER 201 ra PROJECT: 2015014 OTHER: DRAWN BY: SECOND FLOOR A PLAN A AP112 1 2 3 4 5 6 7 18 9 10 1 2 3 4 5 6 7 8 9 10 ra G G .' 'l --.---------. ' +91/4" :: .,. , .' Architecture - I1. . , ' . 1- .. .': . •' Planning ./,. i 1i '! i -r' :r __-, ,( I. : I. Interior Design l I I ,�D I •. • 217 North Aurora Street - . f , Ithaca NY 14850 p 607.273.7600 f 607.273.0475 _ _ - - - ., ., -, SMOKE• .- . .+5 5/8" . -. - t ... '., -VENTILATOR . ;". 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I. , I , . , :, ..�. . .. * ,. . . . , * _- , I ,.. � 1. *.0 'I",�- : � I ... . . . :.1''. ..... .. +-, I , I . . V r— ... . : .. ,.-. I! .. . .. . . .. .. .: , -• r : -...+ .• • .1. -+9 1/4 . •. 1. •• '••• - . .'+9 1/4" '• . .. DATE: 04 DECEMBER 201 PROJECT: 2015014 OTHER: DRAWN BY: ROOF PLAN A A AP113 1 12 13 4 15 16 17 18 9 10 PROPOSED RESOLUTION Tompkins Financial Headquarters Final Site Plan Approval-Headquarters Building 119 & 118 E. Seneca St. City of Ithaca Planning&Development Board December 22,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a seven-story office building and drive-through teller building, and WHEREAS: the applicant proposes to construct a seven-story, 110,000-SF office building as a new corporate headquarters at 118 E. Seneca St., and to relocate the existing drive-through teller to the ground-floor parking area of 119 E. Seneca Street. The new building will have a ground-floor footprint of approximately 6,600 SF (66' x 100') and will include retail services,building core, and other amenities related to the building. There will be 20-25 parking spaces accommodated on-site to the north of the ground-floor footprint and under the building overhang. Each floor plate above the ground floor will be 16,300 SF. Originally, the front of the building was to be set back several feet from the street line to align with the adjacent Hilton Garden Inn. 119 E. Seneca Street will include a new 985-SF drive-through teller building. Existing parking and drive aisles will be modified to create a teller window drive-up lane, a vacuum-actuated drive-up teller station, and a through-lane for traffic. In addition to the drive lane associated with the teller stations, a new ATM will be added to the site. Both sites are in the CBD-100 Zoning District. The seven-story building has received Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h)[4] and (n), and the State Environmental Quality Review Act ("SEQRA"), §617.4 (6.)(iv), and is subject to environmental review, and WHEREAS: the Planning Board did on April 28, 2015 declare itself Lead Agency in the environmental review of the project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2)(c) of the City of Ithaca Code, and WHEREAS: a Public Hearing for the proposed action was held on June 23, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on June 23, 2015 review and accept as adequate: a Full Environmental Assessment Form(FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff and revised by the Planning Board; and the following drawings: "Boundary and Topographic Map of No. 109 No. I I I and No. 113-119 & 121 East Seneca Street, City of Ithaca,Tompkins County New York" and `Boundary and Topographic Map Showing Lands of Tompkins Trust Company, Located at 118 East Seneca Street, City of Ithaca, Tompkins County New York," both prepared by T.G. Miller, P.C. and dated 2/25/15; "Utility Demolition Plan(C101 & C102)," "Utility Plan(C103 & C104),""South Side Rendering(L001)," "North Side Rendering(L001)," "Demo Plan(L101 &L102)," "Layout Plan(L201 &L202),""Grading Plan L301 & L302)," "Planting Plan (L401 & L402)," "Site Details (L501)," "Ground Floor Plan (A101)," "2nd-7th Floors (A102)," "Ground Floor Plan (A103)," "Headquarters Elevation South (A201)," "Headquarters Elevation East (A202)," "Headquarters Elevation North (A203)," "Headquarters Elevation West (A204)," "Drive Thm Elevation North (A205)," "Drive Thru Elevation East (A206)," "Drive Thru Elevation South (A207)," and "Drive Thru Elevation West (A208)," all dated May 12, 2015; and "Street Corner Perspectives," "Street Elevations," "Headquarters Perspective," and "Drive Thru Perspective," dated June 9, 2015 and all prepared by Trowbridge Wolf Michaels Landscape Architects,LLP and HOLT Architects; and other application materials, and WHEREAS: the Planning and Development Board did on June 23, 2015 determine the proposed project would result in no significant impact on the environment and did make a Negative Determination of Environmental Significance, and t WHEREAS: the Planning and Development Board did on June 23, 2015 grant Preliminary Site Plan Approval to the entire project(both the Headquarters Building and the Drive-Through), subject to the following conditions: i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and ii. Written approval from the City Stormwater Management Officer, and iii. Submission for approval by the Planning Board of revised building elevations, site plan, and other materials, showing applicant's response to the aforementioned June 8, 2015 recommendations of the Design Review Committee, and iv. Submission for approval by the Planning Board of colored elevations keyed to materials samples board, and building materials, and V. Submission for approval by the Planning Board of project details including, but not limited to, signage, paving materials, exterior furnishings, and lighting, and vi. Submission for approval by the Planning Board of a Transportation Demand Management Plan, that, at a minimum, provides an inventory of existing employee commuting patterns and modes, location and capacity of current parking facilities, future anticipated needs, as well as strategies to provide incentives for alternatives to single-occupancy vehicle commuting, and vii. Applicant shall seek permission from adjacent property owner for planting of tall trees to help screen northwest corner of proposed headquarters building from DeWitt Park, and WHEREAS: the Planning Board did on July 28, 2015 review and accept as adequate the following revised and updated drawings pertaining to the Drive-Through portion of the project: "Site Utility Plan (C101)," "Site Utility Details (C201)," "South Side Rendering (1,001)," "Demo Plan (L101)," "Layout Plan (L201)," "Grading Plan (L301)," "Planting Plan (L401)," "First Floor Plan (A100)," "Elevation- West (A201)," "Elevation- East(A202)," "Elevation - North (A203)," "Elevation - South (A204)," "Perspective Northeast (A301)," "Perspective North (A302)," "Perspective Northwest (A303)," and "Site Details (L501)," all dated July 14, 2015 and prepared by Trowbridge Wolf Michaels Landscape Architects and HOLT Architects; and other application materials, and WHEREAS: the Board found that applicant has satisfied condition"i.,""iii.," and partially satisfied condition"iv.," pertaining to the Drive-Through portion of the project, and WHEREAS: the Planning and Development Board did on July 28, 2015 grant Final Site Plan Approval to the Drive-Through portion of the project at 119 E. Seneca St., subject to the following conditions: i. Submission for approval by the Planning Board of colored elevations keyed to materials samples board, and building materials, and ii. Submission for approval by the Planning Board of project details including,but not limited to, signage, paving materials, exterior furnishings, and lighting, and WHEREAS: the applicant now seeks approval for the Headquarters Building, located at 118 E. Seneca St, and WHEREAS: the Planning Board had requested the width of the sidewalk in front of the building be a minimum of 12 feet from curb to building face with an unobstructed pedestrian zone of at least 9 feet. Due to site constraints, the applicant had agreed to provide a sidewalk varying from 10.5 to 11.5 feet in width and, further, to seek approval from the NYS DOT and the Board of Public Works (BPW)to install a curb bump-out(rather than 4 parallel parking spaces) in front of the headquarters to provide more ample pedestrian space,plus room for large street trees, and WHEREAS: City Public Works staff reviewed the bump-out proposal and determined they would not recommend the proposal to the BPW,primarily because the benefits of the proposal would not outweigh the lost on-street parking in the downtown core, and 2 WHEREAS: the applicant also added pilasters to the facade of the building to create more architectural interest. This addition improves the building, but removes the previously proposed building setback from the property line that provided additional sidewalk width, and WHEREAS: the Planning Board has determined that due to the removal of the building setback and the fact there will not be a curb bump-out, the sidewalk cannot accommodate a generous pedestrian zone, as well as street trees, and has therefore reluctantly directed the applicant to remove them from the Site Plan, and WHEREAS: the Planning Board intends to request that the Board of Public Works consider developing a long-term plan for the streetscape of East Seneca Street, being that the street width is sufficient to accommodate a wide sidewalk, street trees, and on-street parking, and WHEREAS: the Planning Board has on December 22, 2015 reviewed and accepted as adequate the following revised and updated drawings pertaining to the Headquarters portion of the project: "Utility Demolition Plan (C101)," "Site Utility Plan (C102)," "Erosion and Sediment Control Plan (C103)," dated December 8, 2015, and "Site Utility Details (C201)," prepared by HOLT Architects and T.G. Miller, P.C., "Demo Plan (L101)," and "Layout Plan (L201)," dated December 15, 2015, and "Rendering (L001)," "Grading Plan (L301)," "Planting Plan (L401)," and"Site Details (L501 & L502)," all dated December 8, 2015, and"First Floor Plan (AP101)," "Typical 2nd-7th Floors (A102)," "Second Floor Plan (AP112)," "Roof Plan (AP113)," "Street Elevation (AP103)," "South Elevation (AP104)," "West Elevation (AP105)," "North Elevation (AP106)," "East Elevation (AP107)," "Seneca Street Looking East (AP108)," "Seneca Street Looking West (AP109)," "Buffalo Street Looking West (AP 110)," and "Buffalo Street Looking East (AP111)," all dated December 4, 2015 and prepared by Trowbridge Wolf Michaels Landscape Architects,LLP and HOLT Architects; and other application materials, and WHEREAS: the Board finds that applicant has satisfied conditions i., ii., iii., v., vi., vii., and partially satisfied condition iv.,pertaining to the Headquarters portion of the project, and now, therefore, be it RESOLVED: that the Planning Board does hereby grant Final Site Plan Approval to the Headquarters Building to be located at 118 E. Seneca St., subject to the following conditions: i. the applicant will make every effort to lower the height of the mechanical penthouse to the greatest extent possible. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 0 3 4 : CITY OF ITHACA PoRAS�1� Board of Zoning Appeals — Notice of Appeal APPEAL #2991 416-418 EAST STATE STREET (BEN ROSENBLUM) Appeal of Ben Rosenblum, owner of 416-418 East State Street, for area variances from Section 325-8 Columns 10, 12, and 13, Percentage of Lot Coverage, Side Yard, and Other Side Yard, requirements of the Zoning Ordinance. The applicant purposes to renovate the existing building at 416-418 East State Street, which is now partially occupied. One apartment occupies the second floor and a portion of the first floor is used as office space. In the past, the major portion of the first floor space was used as a printing plant and is now vacant. The applicant proposes to renovate this space for a new 1,042-SF bar with a storage area, and to create an additional office space. In order to convert the unoccupied space on the first floor to the new permitted uses, the applicant must obtain variances for existing deficiencies. The property at 416-418 has existing deficiencies pertaining to lot coverage, side yard, and other side yard setbacks. Percentage of lot coverage is 60%; allowed is 50%. The building also is deficient in side yard and other side yard setbacks. The side yard to the west of the building is .02 feet; required is 10 feet. The other side yard to the east of the building is .1 feet; required is 5 feet. The new bar, the office spaces, and the apartment require 29 off-street parking spaces. There are two spaces located in the front yard of 416-418 East State Street, one space for handicapped parking, and one space reserved for the apartment. The applicant states a Memorandum of Agreement is being signed with the Argos Inn at 408 East State Street, a contiguous property west of 416-18 East State Street. The 27 spaces needed for the bar and office uses at 416-418 East State Street can be met at the Argos Inn under a shared parking agreement. The property at 416-418 East State street is in a B-4 Zoning District where the proposed bar, office space, and apartment space are permitted. However, Section 325-38 requires that variances be granted before a Building Permit is issued. 1 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-2991 Address 416-418 East State Street Use District B-4 Date 12/1/2015 Applicant Ben Rosenblum Owner Ben Rosenblum-East State,LLC Application Type: Area Variance Column 2 3 4 5 6 7 8 9 IO 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area(Sq. Lot Width Number of Height in %of Lot Other Side Rear yard: %of depth Minimum Column Title Use Front Yard Side Yard or number of feet, Building Use Parking Loading Feet) (Feet) Stories Feet Coverage Yard whichever is less Height Existing ResidentialN Condition Comm 3 12850 85.5' 2 24+ 600/o 28' .02' .01' 2l'or 14.4% and Use Building District Service Regulations Business 1 3000 40 4 40 50% less than 10'but not None 10 5 15%or t None for Existing District Note Non- Conforming OK N/A OK N/A OK OK OK OK Dcf OK Def. Def. OK N/A Conditions Proposed Mixed Use Condition Building *29 12850 85.5' 2 24+ 60" 28' .02' .01' 2 F or 14.4% and/or Use District Service _ Regulation Business 29 0 3000 40 4 40 50% than less tha None 10 5 15%or tn 10'but not None for Proposed District Note Non- Conforming OK N/A OK N/A OK OK OK OK Dcf. OK Def. Def. OK N/A Conditions for Proposal Notes: * 15 parking spaces are to be reserved on the property located at 408-10 E. State St.,known as Argos Inn. Two spaces will be provided at 416-18 E. State Street. A Memorandum of Agreement with Argos Inn allows for an alternating shared parking arangement. CITY OF ITHACA BOARD OF ZONING APPEALS APPEAL BUILDING PERMIT# 32973 APPEAL NO. HEARING DATE August 4,2015 RECEIPT# APPLICATION FOR: 1. Type of Appeal. .Appeal is made herewith for: ( ) An Appeal of an action, decision or interpretation of the Zoning Enforcement Officer ( }A Special Permit under the Zoning Ordinance (X)An Area Variance from the Zoning Ordinance ( )A Use Variance from the Zoning Ordinance 2. Appellant: Ben Rosenblum-East State LLC 1 Scott Whitham (Name of appellant) 59 Powers St.,Unit 1 1123 S.Cayuga St.,Suite 201 Brooklyn,NY 11211 /Ithaca,NY 14850 (Address of Appellant) (City) ('State) (Zip Code) 607.379.9175 (Telephone# of appellant) (Fax#of appellant-optional) 3. Location of Property_416-418 East State Street B-4 Zoning District (Number& Street) (Use District on Zoning Map) Property Owner Ben Rosenblum-East State LLC (Name of Owner) 59 Powers St.,Unit 1 Brooklyn, NY 11211 (Address of Owner) (City) (State) (Zip Code) 4. Provision(s) of the Zoning Ordinance Appealed. (Indicate the article, section, subsection and paragraph of the Zoning Ordinance being appealed,by number. Do not quote the ordinance.) Lot Coverage:325-8,A(10) Setbacks:325-8,A 0 2) NA-Off-Street Parking:325-8,A(4) BOARD OF ZONING APPEALS Page 2 Appeal No. 5. Previous Appeal: A previous appeal ( )has (X)has not been made with respect to this proposal and was(were)made in Appeal No. , dated 19 Appeal No. , dated 19 Appeal No. , dated 19 Appeal No. , dated 19 6. Reason for Appeal: Attach sheets that describe the interpretation that is claimed, or the use for which a special permit is sought, or the details of the variance or exception applied for and the grounds for which it is claimed that the variance should be granted, as the case may be. You should describe fully the use contemplated, and the physical characteristics of the property as they relate to zoning issues, giving figures for numbers of tenants, employees, users,and off-street parking spaces, as required. A dimensioned plot plan clearly illustrating the location and outlines of all buildings on the property,and lot lines is required,as well as elevation drawings for new construction may be required. Unless these drawings and/or plans are on 8-1/2"x 11" sheets, suitable for reproduction,you will need to provide 8 sets of the drawings. Please refer to the information sheets and the Zoning Ordinance which describe the factual information required for each type of appeal for evidence to be presented as well as the Zoning Ordinance and attach your facts as exhibits to this application. Attached please find the following information: -A description of the concerns that relate to development restrictions,the proposed development,and the reason for the appeal. - Drawings of the Project Location, Existing Survey and Conditions,Code Review, Proposed Buildng and Site Plans,and Building Elevations REASON FOR APPEAL: The following description outlines the concerns that relate to development restrictions,the proposed development, and reason for the appeal at 416-418 E.State St.: The proposed development and renovation for the property located at 416-418 E. State St. is for a mixed use building to include a speak-easy lounge (which has shifted towards the front of the property), existing and expanded office space,one apartment, and unoccupied storage as an accessory use to the lounge and office spaces.The exterior landscape will also be renovated to meet ADA Access requirements.The front yard will have a stripped parking lot with a handicapped space,and a handicapped accessible path for access to the front entry of the building.The landscape will be replanted with new plants.An easement agreement is being signed between the owner of Argos Inn and of 416-418 E. State Street. The existing building is legally non-conforming for office and light industrial uses. Therefore,the redevelopment will include a change of use for large portions of the building. All proposed uses are permitted as of right with the B-4 zoning district in which the building resides. Likewise,the building and property complies with zoning for lot size,width at street, number of stories, building height,front and rear yards,and minimum building height. A"Zoning Determination"was made by the Director of Zoning Administration, Phyllis Radke,for the property at 416-418 E. State St. Over the years,the building was expanded in size and with new uses that were not approved, or have been made illegal through the sale of the adjacent parcel at 406-410 E State St. As a result,the property now has zoning deficiencies in relation to both side yard setbacks and lot coverage (see Site Plan). In addition, depending on any use in the proposed development,the property is limited in parking. However,the proposed development for the property includes provisions to satisfy all parking requirements with shared parking, and therefore, does not need a parking variance.A Memorandum of Agreement is being signed between East State LLC and the Unity Inn, LLC. For the lounge ("The Printing Press"), 16 parking spaces will be reserved for patrons from 9 PM to 1:30 AM. For the Office, 15 parking spaces will be reserved for patrons from 8:00 AM to 4:00 PM.A variance is being sought to permit the existing zoning deficiencies. The side yard setback on the east is deficient for less than 18 linear feet of the entire east building face,which is just over 112 linear feet,with a least setback dimension of+/-3.6: A residential building is located a little over 11'from the building along the east side. The side yard setback on the west is as small as+/-0.2'and increases to+/-1.1'at the northwest corner. The entire west fa4ade abuts the parking lot for the Argos Inn at 406-410 E State St. The development proposal includes a permanent easement along the west side to increase the effective setback for potential building code purposes (increased openings). The lot coverage of the existing building is currently 60%of the lot area whereas 50% is the maximum allowed. No enlargement of the building,footprint or height, is planned at this time. BOARD OF ZONING APPEALS Page 3 Appeal No. I certify that the information submitted with the appeal is true to the best of my knowledge and belief, and that I have read, and am familiar with those sections of the City of Ithaca Zoning Ordinance that apply to this appeal, (including Section 32540, which describes the powers and duties of the Board of Zoning Appeals).I also acknowledge that the Board of Zoning Appeals may visit the property and specifically permit such visits_ e Ole. Signat e of Appellant` Sworn to this day of PEORO G ALVAREZ T1 4 , 20 15 Notary Public- State of New York N0. OiAL6282s38 Qualified in New York ou ty My Commission Expires l o -y pub C Appellant must be the owner of the property,unless an Owner's Authorization farm designating an authorized representative its filed with the appeal. PLEASE SUBMIT ORIGINAL APPLICATION TO: City of Ithaca Building Department Phone:(607)274-6508 108 E. Green St. Fax: (607) 274-6521 Ithaca,NY 14850 use Application of SEAR determination: Type I Type 2 Unlisted Environmental Assessment form used: Short Environmental.Assessment Form Long Environmental Form Lead Agency Determination of Significance Building Permit Application#(if any) Date Received Date I st Hearing Dates Subsequent Hearings Zoning District Revised 9/14 CITY OF ITHACA BOARD OF ZONING APPEALS APPEAL NUMBER: NOTIFICATION OF PROPERTY OWNERS APPLICATION BY: Ben Rosenblum 1 Scott Whitham (Name of Appellant) SUBJECT PROPERTY: 416-418 East State Street DATE OF HEARING: August 4, 2015 PERSONS NOTIFIED: ADDRESS OF PROPERTY WITHIN 200 FEET OF SUBJECT PROPERTY: OWNER: MAILING ADDRESS: see attached 15 A BRIEi4❑ESCIMPTiON OF THE FACTS CONCERNING THE APPEAL FOLLOWS: Applicants should explain here WHAT they propose to do;jj it differs from the present use,development or signage on the property; and WHY the proposal requires a variance,interprefation or special permit. it should he in sufficient detail for the average person 0 understand basicaify what is proposed and hovel it may affect them.Additiooal information,including a plan or sketch of the proposal, and the REASONS for it, may be attached on additional pages, DESCRIPTION The following description outlines the concerns that relate to development restrictions,the proposed development, and reason for the appeal at 416-418 E.State St.: The proposed development and renovation for the property located at 416-418 E.State St.is for a mixed use building to include a lounge(which has shifted towards the front ofthe property),existing and expanded office space,one apartment,and unoccupied storage as an accessory use to the lounge and office spa ces.The exterior landscape will also be renovated to meet ADA Access requirements.The front yard will have a stripped parking area with a handicapped space,and a handicapped accessible path far access to the front entry of the buiIding.The landscape will be replanted with new plants.An easement agreement is being signed between the owner of Argos Inn and of 416-418 E.State Street. The existing building is legally non-conforming for office and light industrial uses. Therefore,the redevelopment will include a change of use for large portions of the building. All proposed uses are permitted as of right with the B-4 zoning district in which the building resides. Likewise,the building and property complies with zoning for lot size, width at street, number of stories,building height,front and rear yards,and minimum building height. A"Zoning Determination"was made by the Director of Zoning Administration, Phyllis Radke,for the property at 416-418 E.State St. Over the years,the building was expanded in size and with new uses that were not approved,or have been made illegal through the sale of the adjacent parcel at 406-410 E State St. As a result,the property now has zoning deficiencies in relation to both side yard setbacks and lot coverage(see Site Plan).In addition,depending on any use in the proposed development,the property is limited in parking.However,the proposed development for the property includes provisions to satisfy all parking requirements with shared parking,and therefore,does not need a parking variance.A Memorandum of Agreement is being signed between East State LLC and the Unity Inn, LLC.For the lounge("The Printing Press"),16 parking spaces will be reserved for patrons from 9 PM to 1:30 AM.For the Office, 15 parking spaces will be reserved for patrons from 8:00 AM to 4:00 PM.A variance is being sought to permit the existing zoning deficiencies. The side yard setback on the east is deficient for less than 18 linear feet of the entire east building face,which is just over 112 linear feet,with a least setback dimension of+f-3.6: A residential building is located a little over 1 Vfrom the building along the east side. The side yard setback on the west is as small as+1-0.2`and increases to+1-1.1'at the northwest corner. The entire west fagade abuts the parking lot for the Argos Inn at 406-410 E State St. The development proposal includes a permanent easement along the west side to increase the effective setback for potential building code purposes(increased openings). The lot coverage of the existing building is currently 60%of the lot area whereas 50%is the maximum allowed. No enlargement of the building,footprint or height,is planned at this time. f;uilher information on the appeal may be obtained from the undersigned.or from the City BwWing Department, 106 Cast Green Street, Ithaca, NY(607)-274-655C6,where the appeal may be seen,and where infcrrnation on the appeal process or the Ordinances can also be obtained from 6.00 A.M.-4:00 P.M.„ Monday-Friday, 123 S.Cayuga Street Ithaca,NY 14850 November 12,2015 Signature AddrP,s Date /# Revised IV96 NOTICE OF APPEAL REGARDING ZONING OR SIGN ORDINANCE, CITY OF ITHACA, NEW YORK APPEAL NO. 2991 TO: Owners of property within 200 feet of 416-418 East State Street Ithaca, NY 14850 and others interested. FROM: Ben Rosenblum- East State LLC/Scott Whitham Warne ot person or agency making appeal) REGARDING:(check appropriate spaces) 1. A variance to permitted use X area regulations sign regulations and/or 2. Interpretation of zoning regulations sign regulations, and/or 3, Application for a special permit, applicable to the property narned above, in a(n) B-4 zone. CITY REGULATIONS REQUIRE THAT YOU BE NOTIFIED OF THIS APPEAL, AS DESCRIBED BELOW, TO GIVE YOU THE OPPORTUNITY TO COMMENT ON IT AND TO ATTEND THE MEETINGS LISTE❑ BELOW. ANYONE WHO IS CONSIDERED AN INTERESTED PARTY MAY SPEAK FOR OR AGAINST THE APPEAL AT THESE MEETINGS, OR MAY SUBMIT A WRITTEN STATEMENT OR LETTER CONCERNING IT, ADDRESSED TO THE BOARD OF ZONING APPEALS, FOR THE INFORMATION OF THE BOARDS. THERE IS A TIME LIMIT OF 3 MINUTES IN WHICH EACH INTERESTED PARTY MAY ADDRESS THE BOARD OF ZONING APPEALS. THE BOARD OF ZONING APPEALS BASES ITS DECISION MAINLY ON THE WRITTEN EVIDENCE PRESENTED AND THE TESTIMONY OF INTERESTED PARTIES AT THE HEARING. IF YOU DESIRE TO REVIEW THE CASE FILE, IT WILL BE AVAILABLE FOR YOUR INSPECTION DURING BUSINESS HOURS IN THE BUILDING DEPARTMENT. THE ENTIRE RECORD SHOULD BE AVAILABLE BEGINNING THE TUESDAY BEFORE THE SCHEDULED BOARD OF ZONING APPEALS MEETING. THIS APPEAL HAS BEEN REFERRED TO THE PLANNING & DEVELOPMENT BOARD. THE BOARD OF ZONING APPEALS IS THE DECISION- MAKING BOARD FOR ZONING APPEALS AND THE PLANNING & DEVELOPMENT BOARD ACTS AS AN ADVISORY BOARD. IF YOU WOULD LIKE INFORMATION ON THE MEETING DATES/TIMES FOR THE PLANNING & DEVELOPMENT BOARD, PLEASE CONTACT THE DEPARTMENT OF PLANNING & DEVELOPMENT AT 274-6551. City regulations require that you be notified of the appeal described below, to give you the opportunity to comment on it and to attend the meetings listed below. Anyone who is considered an interested party may speak for or against the appeal at these meetings, or may submit a written statement concerning the appeal', addressed to the Board of Zoning Appeals. There is a time limit of 3 minutes for any interested party wishing to address the Board. The Board of Zoning Appeals bases its decision partly on the written evidence and testimony presented at the hearing. If you desire to review the case file, it will be available for inspection during business hours in the Building Department. The entire record will be available on the Thursday before the scheduled Board of Zoning Appeals meeting. This appeal has been submitted to the Planning & Development Board. The Board of Zoning Appeals is the decision-making board for zoning appeals. The Planning & Development Board acts as an advisory hoard. The Planning & Development Board normally meets at 6:00 on the 4" Tuesday of the month. If you would like more information on the Planning & Development Board, contact the Department of Planning & Development at 607-274-6551 For additional information on the zoning appeals process, please contact the Building Department at 607-274-6508. The Board of Zoning Appeals, will conduct a public hearing, on the appeal at its meeting on December 1,2015 at 7:00 PM in the Common Council Chambers, The Board of Zoning Appeals will make its ruling based on zoning and legal considerations. over AJASON K DEMAREST -- ;-1-•—y-r' , I221-21.-1- 3 e.0_9-.� 313 40_3 407 409 -- -�41I 417 I r 503 + ` ` s=, ' L t * #- .• 1� r•a`� 4 �- 11 N /AR CH I T E C T 21s 301 S.Geneva Street215 . t14 208 112 217 Suite 101 209212 1- r 2d6 � } Ithaca,New York 14850 109 207 P:607.330.4555 f:607.330.4508 204 wwwjkdarchitect.comBC 4 51d2-1 ' 316 410; 502 506 52 604217 213 217 608 610 201209 612 614 1 h30 II u @ 4204 42612$ ! !X�,A2--C8D=. 5„ 207 312 41$ q o I t 4d8 414416 -- - ` ' - I � ,. a 318 R 203 ;0 I I 324 1 ► ' . - 136 t r„ti ., �03 30$ !gyp, _.:• y, 130 _ ! _w �l :r cc - - iI G « -1000 FEE 607 417 ,,, I -�,.. 124 417 427 I., I 507 t, b {I � Sd5 � .. * 213 403 907409 4� �131' 603 u s a 71$ U 71$ 113$ F CI '13 I 213 � 121 1 _, 413 _ 423 a I `� - V 419 R-2 r � { ` ' R-2a e ---— 1a L 1 t:_Il E 913 -- CBD-100 ` I PROJECTS - - - 'o "t . 110 i11 ` . _ SITE i- - - ._-' 1(��it�, �f PROJEC � • 108RiA = . 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S.E cK \ \ \ \m \ \ \\ \ BUSINESS USES- 1 SPACE PER 250 SF OF NET ASSIGNABLE AREA PINN I I I II \I\ ( ° . 3652 SF/ 250 = 15 SPACES — — 8]6°38'20"E - \ RESIDENTIAL USES- 1 SPACE PER DWELLING UP TO 3 BEDROOMS I �, — �. 1 DWELLING UNIT = 1 SPACE PATIO \\ - - - - - - - - o°Ea°-�EL�\ — �5 \ e Q crvr in.s� I I \Nc rc \ \ \ \ F 59ED 9A 2 ++ 1 BAR/ RESTAURANT USES- 1 SPACE PER 50 NET SF / W I I I �o n.z< " E°6EwEEN 800 SF/ 50 = 16 SPACES LOT AREA = 12850 SF \AN°s \ LU = I I q�w I MAX. LOT COVERAGE- 50% _ _ °ems,a° \ — — ra \°R°9E�\\�` \ **SEE SHARED PARKING SUMMARY** PARKING \ - 6425 SF I . r U 15 15� I I EXISTING BUILDING / FOOTPRINT - 7714* SF 60% a \ \ t SPACES UNINI-3-3RO) SPACES I I ( ) I 549343-093 � \ \ 1 q ` , J *NOTE: EXCLUSIVE OF I Nr \ \ P\ \ -_ *NOTE: ARGOS j I I I EASEMENT \ \ �c m\ \ — w qq PARKING PER I I I I \ \ \ z 1 \ BUILDING HOU E USA \ \ DEPARTMENT I o Z ^Z m _ 0 0 Q C) x \ RECORD ` I 76'-0" r yG.42e� g \ \\ �� x� ?_ _ — OL 1st FI. - House �' 00 S \ I o // \ � \ EL +4'-2" v) r ti I � 0�� \ i 1 M 1st FI. - Office } \ STONE WALK 1 n z ` \ z LEGEND I • I \\,aw,°EE EL +3-11 Q ®-DowNSPOUT I PROPOSED 6Ern I *-LIGHT POLE ENLARGED I \ `. \ _ _ _ 1st FI. - Front Warehouse U \ \ E.E.-ENTRANCE ELEVATION I STOOP ■ J ' \ 69 sa t \ Q ENLARGED STOOP WITH GUARDRAILS EL +0-0 = \ I '-UTILITY POLE - W \ PRo1=osE�SLOPED WALK \\ � .� NO OTHER CHANGES TO SOUTH FACADE � W >< South Elevation \ F I I \ 14 I \ 1 n = 1 u-On Revision Schedule \ I I EXISTING c x PROPOSED SLOPED WALK"-- _ v \ ` TREES TO I \ \ IDENSE ` \ w I 1 \ , : Number Description Date \ III REMAIN CONIFEROUS lu PROPOSED SCREEN \ \ TURNAROUND o PROPOSED m9A 9s.rmALONc °Nu+MN`"F°c \ x�" "`°554 SPACE PLANTINGS ET Nero sTliN� p35wVTMO w 1 u I \ \ T , \ ' m ° • \ • ' CONCRETE WNW( 2ao 1 ' 5p0'� CURS CUT \ I FACE OF CURB /\ POLE -� POLE \ \ I °°R6FAE / T'\ CURB FAC I 1 \ 11 11 NO CHANGES TO WEST FACADE a I I I \ Il I I I I I I I I ( \\ PROPOSED STOOP ENLARGEMENT oo I I I I I I \ 1 11 \\ \ / NEW GAURDRAI SITH Site Plan N 1st FI. - House j ROSB01 Project No: \ EL +4'-211 1 \ EXISTING BIKE LANE \ Date: 10/16/15 I 1 I 1st FI. - Office Drawn by: JKD - Front Warehouse Checked by: JKD 20' 10, 0' 20' 40, 10, 5' 0' 10, 20' Y 1 Site an 4 West ElevationC1 . 00 1 if = 20'-011 1 11 = 10'-011 - NOTE: BASE SURVEY BY TG MILLER DATED 1/27/15; CONTOUR INTERVAL IS 2' Scale: 1" = 20'-0" Scale: 1" = 10'-0" a Scale: As indicated 0 U JASON K DEMAREST -7 _ _ _ _ /ARCHITECT 301 S.Geneva Street Suite 101 - Ithaca,New York 14850 p:607.330.4555 f:607.330.4508 www.jkdarchitect.com If I II I I I I I I I I I I I I I I II I 1 -- 1 ' Area Schedule - Code Analysis 1 1 Occupant Occupant 1 1056 SF Name Level Area Occupancy Factor Load I ;1 FUTURE BUSINESS A-2 First Floor 248 SF Bar 200 1.2 I I 1 TENANT 248 SF 1.2 I 1 I I I O A-2 First Floor 56 SF Standing 5 11.2 I I i' I V 56 SF 11.2 2 HOUR M PROPOSED I I 1 COMPARTMENT S-1 I 1 I PERMANENT 1068 SF I 1 I A-2 First Floor 246 SF Storage (Lounge) 300 0.8 EASEMENT I ; �; OFFICE 246 SF 0.8 I I I STORAGE I I ICn A-2 First Floor 741 SF Tables & Chairs 15 49.4 ❑❑ i I 1 I O I 741 SF 49.4 V A-2 1291 SF 62.7 I 11 ❑ I I li I 1 ❑ I I A-2 l I I I O B First Floor 666 SF Business 100 6.7 I I ' �`--_ i 246 SF I I I U. B First Floor 1588 SF Business 100 15.9 I I �' `�� A 2 LOUNGE I 1 ❑❑ ❑ \56 SF i i A-2 STORAGE I ROOF B First Floor 340 SF Business 100 3.4 I - - - I r 248 S - - - - - - - - - - - ± - - - - I I o B First Floor 1056 SF Business 100 10.6 I 1 ❑ i Cn t -BAR- - - - 3650 SF 36.5 I l l , I m I 1 I Z I I i' ❑ ' i i �� I I I � B First Floor 880 SF Circulation 100 8.8 I 1 ❑ ; 880 SF 8.8 I I i ❑ 1 �._ __ 1 B First Floor 314 SF Restrooms 0 I 1 ❑ - ;- 314 SF 0.0 I A=2 1 741 S F B 4844 SF 45.3 N 1 I I I EwF� I I RRED// 1 ❑ ❑ Egress EXTER/OR WALLS TED 1 path B I ICn R-3 Second Floor 1112 SF Residential 200 5.6 t ❑ 1 314 S 1 W 1112 SF 5.6 I 1 ❑ i zu ❑ Shared _ I I U/ R-3 1112 SF 5.6 I I ❑ RestroomsLU 1 La 48 ❑ S-1 First Floor 1068 SF Storage (Office) 300 3.6 I � ''❑❑ ❑ travel � 1068 SF 3.6 ❑ I - g S-1 1068 SF 3.6 I I 1 HOUR 1588 SF I ` Grand total: 12 8314 SF 117.1 1_— I ` 1 RATED I 1 I I CORRIDOR 1 � � e I 1 HATCHED AREA B I 1UJ 1 1 I IS FOOTPRINT 880 SF LEGALLY EXISTING 1 �� BUSINESS USES `. OF DWELLING ABOVE - o 0 i BUILDING AREA PER FLOOR I I i First Floor- 7272 SF I 1 '1 340 SF I I i I J Second Floor- 1112 SF I 1 1 BUSINESS B J I AREA 666 SF I I R-3 1112 S F 35' UJ qqe I I I NEW I I travel BUSINESS MINIMUM PLUMBING FACILITIES 1 1 t AREA I ' 11 HOUR E B RRIER/ I 00 IL-------- I B- Business: I ----- ENCLOSURE Water Closets- 1 per 25 for the first 50 per gender; 1 per 50 thereafter z Lavatories- 1 per 40 for the first 80 per gender; 1 per 80 thereafter - I (n 1 1 - 1 HOUR FIRE 1 U A-2- Restaurants: I 1 �r BARRIER/ Water Closets- 1 per 75 per gender ENCLOSURE I 1 I Q Lavatories- 1 per 200 per gender R-3- 1 per dwelling unit I I Revision Schedule Number Description Date *Occupant load split by gender is 50/50 (rounded) I 1 --- I 1 1 REQUIRED FIXTURE COUNTS: I I I I I B* area: 11 occupants = 1 per gender I Water Closets: 1 male/ 1 female I Lavatories: 1 male/ 1 female I *Note: Existing business areas have separate legally existing facilities I I Code Analysis Legend Code Analysis Legend I A-2 area: 64 occupants = 1 per gender I 1 1 M Water Closets: 1 male/ 1 female I 1 I 1 I Code Analysis 66 Lavatories: 1male/ 1 female I ❑ A-2 I ❑ R-3 I Plans I 1 N I R-3 area: Provide 1 bathroom B Project No: ROSB01 I I I 1 ❑ 1 Date: 10/16/15 I 1 S_1 I 1 i Drawn by: JKD U Checked by: JKD m8' 4' 01 8' 16' R1 . 00 First Floor Second Floor scale: 1/8" = 1'-0" 0 Scale: 1/8" = 1'-0" EXISTING BUILDING FOOTPRINT - 7714* SF (60%)UNITY INN LLc (rx.o.) 549343-003 *NOTE: EXCLUSIVE OF EASEMENT - ! r a 2 H HOUSE r frI No. 420 MAIN ENTRANCE OFFICE/LOUNGE BENCH E E -4453 O ad �� 8 -. T cle) f _ SMOKING I• , r d 8`-9" AREA 4 $, ADA ENTRANCE SECONDARY ENTRANCE t� SMOKIN PROPOSED OFFICE/LOUNGE/RESIDENCE OFFICE,. ' z AREA ENLARGED r E.E. - 449.4' E.E. .2' l- ST P X PROPOSED SLOPED WALK r `` �~ o m P ED SLOP WALK N f 1 S UP ~ . PROPOSED � ` EXISTING TURNAROUND v v" MEAS. 6.7' ALONG i } TREES PACE o EEr L! E TO WEST LINE � o U_ 5CN R PLACE N 79'32" uNE 177rFLOWERING EVERGREEN ' TREES C"NCR wacK PLANTS C�1R8 CUT CURB FAC EAST STATE STREET ,4} 11.5' November 12, 2015 THE PRINTING PRESS PROPOSED SITE AND LANDSCAPE PLAN - DETAIL EAST STATE, LLC WI I ITHAM Ithaca, NY 1" = 10'-0" Ili D1,IGN Page 5 PERSONS NOTIFIED: ADDRESS OF PROPERTY WITHIN 200'OF OWNER: MAILING ADDRESS: SUBJECT PROPERTY: 408 E.State St. Unity Inn, LLC same Ithaca, NY 14850 401 E.State St. GPA Management, LLC 323 North Tioga Street Ithaca, NY 14850 Ithaca, NY 14850 419 E.Seneca St. Virginia L.August same Ithaca, NY 14850 Matthew Clark 417 E.Seneca St. Benjamin D. Piekut same Ithaca, NY 14850 Ann P. Lewandowski 108 Schuyler Pl. Neil M.Schill PO Box 7124 Ithaca, NY 14850 Katherin Achenbach Ithaca, NY 14851 118 Schuyler Pl. TimothyT.Terpening 404 North Wilbur Ave. Ithaca, NY 14850 Sayre, PA 18840 422-24 E.State St. Jonah Freedman same Ithaca, NY 14850 Alicia Freedman 112 Schuyler Pl. William F.Olney 914 E.State St. Ithaca, NY 14850 Ithaca, NY 14850 420 E.State St. Rosetree Propeties, LLC 209 S.Geneva St. Ithaca, NY 14850 Ithaca, NY 14850 500-550 E.Seneca Cornell University P.O. Box DH Ithaca, NY 14850 Ithaca, NY 14853 431 E.Seneca Thomas Borg 407 W.Seneca St. Ithaca, NY 14850 Margarette Borg Ithaca, NY 14850 427 E.Seneca St. Charles Warner Trent Bradley same Ithaca, NY 14850 Charles Randolph Bradley 423 E.Seneca St. Alyssa B.Apsel same Ithaca, NY 14850 413 E.State St. David L.McFarren 1284 Ellis Hollow Road Ithaca, NY 14850 Ithaca, NY 14850 116 Schuyler Pl. Joseph G.Giordano 100 Christopher Cir. Ithaca, NY 14850 Alexandra D.Giordano Ithaca, NY 14850 415 E.State St. Louis A. Licari 4445 Waterburg Rd. Ithaca, NY 14850 Trumansburg, NY 14886 404-406 NY 76 140 Seneca Way, LLC P.O. Box 678 Ithaca, NY 14850 Vestal, NY 13851 CITY OF ITHACA 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 boa: o DEPARTMENT OF PLANNING,BUILDING,ZONING& ECONOMIC DEVELOPMENT Phyllis Radke,Director of Zoning Administration �RPURAS�� Telephone: 607-274-6550 Fax: 607-274-6559 Email: dgrunder@cityofithaca.org CERTIFICATION OF MAILING RE: City of Ithaca Board of Zoning Appeals Appeal# 2991 I, Scott Whitham , affirm that all property owners within two hundred(200) feet from the boundaries of the lot under consideration have been mailed a copy of the enclosed notice on or before November 13, 2015 . I affirm that the notice was mailed to the property owners at the addresses shown on the attached list of owners, by depositing the copy in a postpaid properly addressed wrapper, in a post office or an official depository under the exclusive care and custody of the United States Post Office Department. I further affirm that the names and addresses of the property owners are the same as the most recent assessment roll. (Signature) PLEASE SUBMIT THIS FORM TO: City of Ithaca Planning Division Phone: (607) 274-6550 108 E. Green St., 3rd Fl. Fax: (607) 274-6558 Ithaca,NY 14850 x CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SERF) Proiect Information (to be completed by applicant or project sponsor) 1. Applicant/Sponsor: 2. Project Name: Ben Rosenblum-East State LLC/Scott Whitham 416 East State Street 3. Project Location: 416-418 East State Street, Ithaca, NY 14850 4. Is Proposed Action: O New O Expansion ® Modification/Alteration 5. Describe project briefly: It is a 2-story, 8,396 gsf existing building.Ground floor includes bar/restaurant, storage,and offices.The upper floor will have 1 apartment. 6. Precise Location (road intersections,prominent landmarks, etc., or provide map): Eastern downtown Ithaca;400 block of E.MLK Jr./E.State Street;East of The Argos Inn and across from Gateway Center. 7. Amount of Land Affected: Initially: 12,850 Acres o Sq. Ft. Ultimately: 12,850 Acres orED 8. Will proposed action comply with existing zoning or other existing land use restrictions? Project is requesting an area variance to redevelop an existing,former manufacturing space.The building's 0 Yes ® No If no, describe briefly: ground floor will be converted into a bar/restuarant with storage and office spaces,while a residence will be on the 2nd floor. 9. What is present land use in vicinity of project: 0 Residential O Industrial O Agricultural O Parkland/Open Space ® Commercial O Other Describe: Multi-story apartments,hotels,commercial businesses and offices,restaurants, and parking garages are in vicinity 10. Does action involve a permit/approval or funding, now or ultimately, from governmental agency (federal/state/local): ICI Yes O No If yes, list agency name and permit/approval type: Board of Zoning Appeals;Area and Use Variance 11. Does any aspect of the action have a currently valid permit or approval? O Yes ICI No If yes, list agency name and permit/approval type: 12. As a result of proposed action, will existing permit/approval require modification? O Yes ® No I certify the information provided above is true to the best of my knowledge. PREPARER'S SIGNATURE: DATE: 06/19/2015 PREPARER'S TITLE: Scott Whitham, President,Whitham Planning & Design, LLC REPRESENTING: Ben Rosenblum, East State LLC WHITHAM PLANNING br DESIGN, LLC OCTOBER 16, 2015 BOARD OF ZONING APPEALS CITY OF ITHACA 108 EAST GREEN STREET ITHACA, NY 14850 RE: 416-418 EAST STATE STREET—UPDATED SUBMISSION DEAR CITY OF ITHACA BOARD OF ZONING APPEALS: ON BEHALF OF THE APPLICANT, EAST STATE LLC, WE ARE DELIGHTED TO PRESENT UPDATED DRAWINGS OF THE PRINTING PRESS FOR THE REVIEW OF THE BOARD OF ZONING APPEALS. ATTACHED PLEASE FIND THE FOLLOWING DOCUMENTS, WHICH CONSTITUTE AN UPDATED SUBMITTAL PACKET FOR THIS PROJECT: 1. A VISION STATEMENT DESCRIBING THE PRINTING PRESS AND THE APPLICANT'S VISION FOR THE SPACE 2. CODE ANALYSIS PLANS (REVISED) 3. COMBINED SITE, ZONING & LANDSCAPE PLAN (REVISED) 4. PARKING DIAGRAM (REVISED) THE FORMER PRINTING-PRESS CINDERBLOCK ARCHITECTURAL SECTION OF THE BUILDING, WHICH OPERATED THROUGH THE 1960S, HAS NOT HAD ANY UPKEEP AND IS CURRENTLY IN A DILAPIDATED STATE WITH CRUMBLING CONCRETE AND PEELING PAINT. ALLOWING THIS BUILDING TO REMAIN IN THIS CONDITION DOES LITTLE TO SUPPORT THE SUBSTANTIAL INVESTMENTS THAT NEIGHBORS HAVE MADE IN THEIR PROPERTIES IN THE EAST HILL HISTORIC DISTRICT. THE OPEN FLOOR PLAN AND SPACE PROVIDED BY THIS PART OF THE STRUCTURE LENDS ITSELF TO A GATHERING SPACE AND PUBLIC VENUE, WHICH THE OWNER, EAST STATE LLC, ENVISIONS AS A SMALL, MODEST, INTIMATE BAR AND LOUNGE (NOT A NIGHTCLUB OR CONCERT VENUE, AS IT HAS IN SOME INSTANCES BEEN MISINTERPRETED), SIMILAR IN QUALITY TO THE ARGOS INN. IN ADDITION THERE WILL BE OFFICE SPACED ADDED. ZONED AS B-4, THE PROPERTY IS CONTIGUOUS TO BOTH THE UPHILL RESIDENTIAL ZONE AND THE DOWNHILL DOWNTOWN ZONE. ACCORDINGLY, THE BUILDING IS PROPOSED AS A MIX OF USES TO TRANSITION BETWEEN THE TWO AREAS WITH THE LOUNGE ON THE DOWNHILL SIDE AND OFFICE CLOSER TO THE RESIDENTIAL ZONE. PHONE 607.379.9175 EMAIL: WHITHAM@ WHITHAMDESIGN.COM123 S. CA YUGA STREET SUITE 201 ITHACA, NY WHITHAM PLANNING br DESIGN, LLC ZONING THE EXISTING BUILDING IS LEGALLY NON-CONFORMING FOR OFFICE AND LIGHT INDUSTRIAL USES. THEREFORE, THE REDEVELOPMENT WILL INCLUDE A CHANGE OF USE FOR LARGE PORTIONS OF THE BUILDING. ALL PROPOSED USES ARE PERMITTED AS OF RIGHT WITH THE B-4 ZONING DISTRICT IN WHICH THE BUILDING RESIDES. THE PROPERTY CURRENTLY HAS ZONING DEFICIENCIES IN RELATION TO BOTH SIDE YARD SETBACKS AND LOT COVERAGE RESULTING FROM PAST USE AND DEVELOPMENT OF THE PROPERTY AND BUILDING. IN ADDITION, DEPENDING ON THE USES IN THE PROPOSED DEVELOPMENT, THE PROPERTY IS LIMITED IN PARKING. HOWEVER, THE PROPOSED DEVELOPMENT FOR THE PROPERTY INCLUDES PROVISIONS TO SATISFY ALL PARKING REQUIREMENTS WITH SHARED PARKING, AND THEREFORE, DOES NOT NEED A PARKING VARIANCE. THIS ARRANGEMENT IS DESCRIBED IN THE FOLLOWING SECTION AND IN THE ATTACHED DRAWINGS ON PAGE 4. PARKING AS PER SECTION 325-20(D)3, OFF-STREET PARKING ORDINANCE, THIS PROJECT WILL PROVIDE THE REQUIRED MAXIMUM NUMBER OF OFF-STREET PARKING SPACES. THE SHARED PARKING PROPOSAL TO ACCOMMODATE THE ADAPTIVE REUSE OF THE BUILDING AT 416-418 E. STATE HAS SHIFTED TO THE USE OF THE NEIGHBORING ARGOS PARKING LOT. THE OWNERS OF ARGOS INN AND OF 416-418 E. STATE STREET HAVE DRAFTED AND AGREED TO THE FOLLOWING PRELIMINARY TERMS: - 8AM-4PM: SHARED PARKING IN ARGOS ASSIGNED TO 416 E. STATE OFFICES - 4PM-9PM: PARKING IN THE ARGOS INN / BAR ARGOS LOT WILL BE TO PATRONS OF THE BAR ARGOS - 9PM-1:30AM: PARKING WILL BE PROVIDED FOR 416 E. STATE LOUNGE THE ATTACHED DIAGRAM OF USES AND SHARED PARKING BETWEEN THE TWO PROPERTIES DESCRIBES THIS ALLOCATION OF SHARED PARKING BETWEEN THE ARGOS AND 416-418 E. STATE STREET. TWO PARKING SPACES, ONE FOR ADA AND ANOTHER DEDICATED TO THE EXISTING APARTMENT, WILL REMAIN ON-SITE. THE EXISTING PARKING AREA WILL BE FORMALIZED TO PROVIDE SAFER ACCESS TO AND FROM THE PROPERTY. AN ADA COMPLIANT PATH IS ALSO PROVIDED, TAKING ADVANTAGE OF THE EXISTING GRADE ON SITE. THE LANDING AT THE FRONT OF THE PROPERTY AND CONNECTING TO THE ADA PATH WILL BE EXPANDED TO ACCOMMODATE THE 5' TURNING CIRCLE REQUIRED FOR ADA ACCESS. PHONE 607.379.9175 EMAIL: WHITHAM@ WHITHAMDESIGN.COM123 S. CA YUGA STREET SUITE 201 ITHA CA, NY WHITHAM PLANNING br DESIGN, LLC LANDSCAPE THE PROPOSED LANDSCAPE DESIGN AIMS TO ADD AESTHETIC VALUE AND GREATER FUNCTIONALITY TO THE EXISTING FRONT AND SIDE YARDS. AS THE PROPERTY EXISTS, A NARROW SECTION OF LAND ALONG THE EAST SIDE OF THE BUILDING MAKES IT DEFICIENT IN SETBACK REQUIREMENTS FROM THE PROPERTY LINE. A 3-CAR PARKING AREA, LAWN AREA, AND CONCRETE PATH TO THE SOUTH AND EAST ENTRANCES ARE LOCATED IN THE FRONT OF THE PROPERTY CONNECTING TO EAST STATE STREET / MLK JR. AVENUE. THE FRONT ENTRANCE TO THE BUILDING IS CURRENTLY NOT ADA ACCESSIBLE. THE GOALS OF THE DESIGN ARE TO: 1) REINFORCE THE EXISTING PEDESTRIAN AND VEHICULAR ROUTES, CREATING SAFER ACCESS TO THE SITE AND BUILDING; 2) PROVIDE VISUAL SCREENING BETWEEN THE PROPERTY AND ADJACENT RESIDENTIAL PROPERTIES; 3) PROVIDE AESTHETIC VALUE TO A DEGRADING SITE; AND 4) PROVIDE SOUND ATTENUATION BETWEEN THE SITE AND SURROUNDING NEIGHBORHOOD. THE DESIGN INTENDS TO INCREASE PEDESTRIAN AND VEHICULAR SAFETY. SHARED PARKING IS PROVIDED VIA THE ARGOS PARKING LOT, AND THE EXISTING PARKING AREA IS FORMALIZED WITH STRIPING AND PROVIDES A DESIGNATED HANDICAPPED PARKING SPACE. WITH THE RENOVATION OF THE PARKING AREA, CARS LEAVING THE PROPERTY ARE ABLE TO TURN AROUND AND EXIT FACING FORWARD. THE PROPOSED ADA COMPLIANT PATH FROM THE PARKING AREA IS AT A SLOPE OF 7.8%, TAKING ADVANTAGE OF THE EXISTING TOPOGRAPHY RATHER THAN INSTALLING A RAILED RAMP. THE TWO EXISTING CONCRETE WALKWAYS PERPENDICULAR TO THE E. STATE STREET SIDEWALK MAINTAIN PEDESTRIAN ACCESS TO THE TWO ENTRANCES ON THE SOUTH AND EAST SIDE OF THE BUILDING. SHRUBS AND PERENNIALS WILL BE PLANTED IN BEDS ALONG THE PEDESTRIAN WALKWAYS AND ADJACENT TO THE BUILDING. THE AREA ON THE SOUTHEAST SIDE OF THE PROPERTY WILL BE PLANTED TO PROVIDE VISUAL SCREENING AND SOUND ATTENUATION FOR THE ADJACENT PROPERTIES. ALL BUT TWO EXISTING STREET TREES WILL REMAIN, WHICH ARE INVASIVE NORWAY MAPLES. AT THE REAR OF THE PROPERTY, THE EXISTING ESTABLISHED VEGETATION ON THE NORTHEAST AREA WILL REMAIN IN ORDER TO NOT DISTURB THE STEEP SLOPE. THE DESIGN AND PLANT SELECTION IS INTENDED TO ABSORB, DEFLECT, AND REFRACT SOUND, PROVIDING SOUND BARRIERS IN ORDER TO ENSURE ANY ACTIVITY ON THE SITE COMPLIES WITH THE CITY OF ITHACA'S NOISE ORDINANCE. PHONE 607.379.9175 EMAIL: WHITHAM@ WHITHAMDESIGN.COM123 S. CA YUGA STREET SUITE 201 ITHA CA, NY WHITHAM PLANNING br DESIGN, LLC WE LOOK FORWARD TO CONTINUING TO WORKING WITH YOU AND PRESENTING THE PROJECT AT YOUR DECEMBER MEETING. IF YOU HAVE ANY QUESTIONS OR REQUIRE ADDITIONAL INFORMATION, PLEASE FEEL FREE TO CONTACT ME. SINCERELY, SCOTT WHITHAM PHONE.•607.379.9175 EMAIL: WHITHAM@WHITHAMDESIGN.COM123 S. CA YLIGA STREET SUITE 201 ITHACA, NY WHITHAM PLANNING & DESIGN, LLC November 12, 2015 Board of Zoning Appeals City of Ithaca 108 East Green Street Ithaca,NY 14850 RE: 416-418 East State Street—Supplemental Submittal Dear City of Ithaca Board of Zoning Appeals: On behalf of the Applicant, East State LLC, enclosed please find the following documents as a supplemental package for the review of the Planning Board for the proposed 416 East State Street Project located at 416- 418 E. State Street: 1. Project Drawings a. Proposed Landscape Plan b. Revised Elevation c. Details of Loading Dock Door To compliment the revised package submitted on October 7, 2015, the additional drawings provided in this supplemental submission describe further details about the project. These changes are in response to comments we received from the Planning Board on October 27 after our submission, and in response to concerns of the immediate neighbors. The Proposed Landscape Plan includes a connection from the Argos parking lot with a stairway and a designated smoking area at the front of the property.A formal entrance zone has also been created by moving the parking area 8' away from the Main Entrance. Further details of the landscape palette are also provided. Loading Dock Door details are also provided to describe the material quality of adding windows to the door in order to allow more daylight to enter the space. To address concerns about noise and smoking, the lounge programming, circulation, and egress have shifted towards the southwestern corner of the property, away from residential neighbors and towards East State Street and the Argos. Seth Waltz, President of AVL Designs, Incorporated,was hired by the Applicant to do sound testing and develop recommendations to mitigate any noise that would result from the lounge programming. Two neighborhood meetings were held this week, including one with our sound consultant. On Monday night (11/9), Seth answered questions from neighbors, discussed his methods of testing, and performed his testing of the space. On Tuesday midday(11/10), the Project Team held another neighborhood meeting on Phone: 607.379.9175 Email. whithamQawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 WHITHAM PLANNING & DESIGN, LLC site,where we discussed both the findings of the sound engineer and other project issues. The report of our sound consultant will be completed and shared with you by Tuesday,November 17. In our discussions, he agreed with the placement of the smoking area, as the existing building acts as a buffer for sound and traffic along East State Street is also a sound buffer. We look forward to working with you and presenting the project at the December BZA meeting. If you have any questions or require additional information, please feel free to contact me. Sincerely, XM Scott Whitham Phone: 607.379.9175 Email. whithamcawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 THE PRINTING PRESS pp. r " II -. d W ` 9 y 4 "ml im _.a - - BOARD OF ZONING APPEALS - UPDATED SUBMISSION: OCTOBER 16, 2015 WHITHAM EAST STATE, LLC JA S 014 K DilzI AiRE-ST PLANNING& DESIGN, LC AKA C H I T S T AJASON K DEMAREST WARCHITECT w jxd—hiteoe.eom OFFICE MEETING/ ❑ CONF. ROOM 350 SF � ❑ j ❑ ❑ z ❑ o El ❑❑ . ! LOUNGE ❑ 800 SF H 11 '� OFFICE 4 I '' Z 1530 SF ❑❑ ❑ o OFFICE 3 0 0 0 0 '0 0 0 0 0 0 0 ii 643 SF , LL I I Z MENS WOMENS RESTRM. RESTRM. Q 90 SF 90 ♦H^ Z —r LOUNGE W STORAGE W a OFFICE -------------- - - RESTRM. EXISTING MECH RM. OFFICE 2 W EXISTING LOUNGE 575 SF OFFICE 2 STORAGE MM STORAGE () co EXISTING J 4r.- 90 SF OFFICE 4 LLJ �} ----_ STORAGE V ^ ao -Pl W OFFICE 1 U j C� EXISTING Q a OFFICE 2 590 SF Lu EXISTING OFFICE 4 OFFICE 4 OFFICE 4 STORAG"OFFICEE RESTRM. EXISTING Proposed 1st Floor Plan Oober9, 2015 P�ject No: ROSB01 THE PRINTING PRESS PROPOSED FIRST FLOOR PLAN A JASON K DEMIAREST Ithaca, NY 1/4" = V-0" AfA R C H I T E C T Page 2 i OFFICE HOTEL ROOMS ! 1 rgos PRINTING SHARED PARKING BAR P king t PRESS 0 DIAGRAM: ARGOS INN ARGOS LOUNGE OFFICE2 AND THE PRINTING I HOTEL I ROOMS OFFICE 3 j 1 PRESS ABOVE LOBBY LOBBY , j APT. OFFIC j 1 ABOVE F OFFICE HOTEL ! a._ ROOMS Ar OS DAYTIME g RINTING 8AM TO 4PM Pa rking t PRESS i A AMbUS ARGOS LOUNGE - _ OFFICE 2 — — ' • ..T...................r.. HOTEL "°, ROOMS OFFICE 3 ' ABOVE ' LOBB LOBBY ' 1 OFFICE 4 OFFICE 4 APT. HOTEL OFFICE 1 ° HOTEL ROOMS OOMS ABOVE ; Argos PRINTING s Argos i BAR P king t PRESS BAR P king ARGOS LOUNGE OFFICE 2 ARGOS 1 ! HOTEL ' OFFICE 2 HOTEL ROOMS OFFICE 3 ROOMS j ABOVE LOBBYLOBBY ABOVE OFFICE 3 LOBBY LOBBY 1 % APT. OFFICE 1 APT. ABOVE - OFFICE ABOVE ! . , r ARGOS INN PRINTING PRESS EARLY EVENING NIGHTTIME 408 E. STATE 416-418 E. STATE 4PM TO 9PM 9PM TO 1 :30AM October 9, 2015 THE PRINTING PRESS ARGOS INN + PRINTING PRESS: Ithaca, NY USE TYPES AND SHARED PARKING EAST STATE, LLC Page 3 --` -'g :313 403 407 413 417 503 4� -} �I:�— _.*� � �LJASON K DEMAREST 1 h 215 j 221 309 1141 4Q9 : _ �_ _ p A R C H I T E C T 215 I 1S2 211 I I F; `,: 20$ ' i rir' > _ 3 -s 5 s t ^ 301 S.Geneva Street �,. ��J1 �u� r _ , _ `.S Suite 101 212 7 217 _ _ -- — — — . . 209 _ -- _ ET 'i ';& f .T r' r i Ithaca,New York 14850 213 217 1A9 -- 206 _„ •. . ° y, 7 ' 410 205 T 42- - _r 07 330 4555 f:607 330 4508 -_... +III . 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FOUND \ PIPE FOUND \ \ a, \\ \ 1.4'NLY \ \ \ \ \\ \ \ \ \ \ \ \ �ile •, I -— — \ OF P.LINE Rr \ \\ \ \ 6 10' \ \ \ APSEL(R O.) \\ \ \ \ \ \\ \ \ \uiae� \ —25QLZ592 \ \ \ \ \ \ \ \ \ GIORDANO(R. ) \ )\( x \ \ \ \ \\ 2 \\—\ \ \ —69.50' 77, %\ \\ ��� \ 799I345�\ \ \ \ \ \` W 2 Site Context Ma ��0yyyy'` _�- \ \ \ \\ \ \ \\\\ \ \ OL 905)6R.0.J 1 — 200—0 11 1 11 -PROPOSED PERMANENT— — °\ �3 \\ \ \ \ \ \ \\ \ _ 4.\ \ _ _ _ _ \ \ \ - - - - - - - EASEMENTORLOTLINE — \ X\ \ 42.365E \ \ \\ _ - - - -- - �` - - - - - - - - � �' - - ADJUSTMENT 794SF \ \ ` �\ \ (�TGP� t� \\ �- - - - - - - ___— CONCRETE Wql� — — — - *NOTE: LOT COVERAGE- — \ \ '` \ — _ _� \ \ ZONING NOTES: HISTORIC NOTES: \ N \ \ \ \ - V\ \ _ \ — \ \ \ 11111117 — \ \ \ \ \ \ \ \ \ x \ i� CHANGES TO57% ACTUAL,`�� �\ i� \\ \'o m' —�\ X — — — \ —�� \ \ - ALL USES ARE PERMITTED - PROJECT IS SUBJECT TO ILPC REVIEW (EXTERIOR MODIFICATIONS) FAR�'E — IF EASEMENT AREA IS \ \ \ / X N \\ \\�\\. \ " \ \ 1 _ �, \\ J STONE WALL - / \ \ \ \ \ — — — \ \ \ \ \ \ \ \ \ t, - LOT SIZE, COVERAGE & SETBACKS ARE EXISTING Cn PURCHASED. 1 I — \ \ \\ \ \ �\ \\ \ \ \ \ \ \\ \\ LLI 10'° >>'3" .� \ X \\ ` \\ \\ \ \\ \\ \\ \ *NOTE: A VARIANCE IS REQUIRED TO RESOLVE EXCEEDED LOT W PATIO \ — — I I X WfNILOT \o \ _ \\ \ \ \ \ \ \ s \\ COVERAGE LIMIT & MINOR SETBACK VIOLATIONS LU a PATIO ISETggCfC \ \ \\ \ \\ 'A PARKING REQUIREMENTS: SE TB CK \ \ \\ \m \ \ IN, \ BUSINESS USES- 1 SPACE PER 250 SF OF NET ASSIGNABLE AREA / I I I II \ FINN I\ �X —_ — — — \ \ „EF\ \\ \ \ \m \\N \ 3652 SF/ 250 = 15 SPACES CD \ Q Y — E— 3 \ \ \ RESIDENTIAL USES- 1 SPACE PER DWELLING (UP TO 3 BEDROOMS) PATIO 1 / / / 1 \ \ �' - - - - - +- - - o°Ea°-E�� - V 1 DWELLING UNIT = 1 SPACE \ I \ \ \ naKN \ AN lR O.1 \ \\ +I I ns \\ e I \ \\ F$9ED90oZ \\ p 1 \ BAR/ RESTAURANT USES- 1 SPACE PER 50 NET SF i I o ' N - \\ 1 ° — \ X — — / W I R — I \P` \ — — — — ? "°s"RE°aErNEEN \ 1 \ \ 800 SF/ 50 = 16 SPACES LOT AREA = 12850 SF LU \ C0 I I I MAX. LOT COVERAGE- 50% I N° _ _ _ ° � ^n� \ — — ra \ \\\ **SEE SHARED PARKING SUMMARY** QRXVEL ARNING-) \ I - = 6425 SF I I \ \ A«K \ \ \ M X\ \ \ \ \ N\ 15 15 EXISTING BUILDING J SPACES UNI INN LLC(RO) SPACES I / I FOOTPRINT - 7714* SF (60%) J 549343-003 *NOTE: EXCLUSIVE OF _z *NOTE: ARGOS j I I I EASEMENT \ \ \\c m\ \ — w qq PARKING PER 1 \ BUILDING\ DEPARTMENT I� „ "0 42� z RECORDS \� 1 �s'-o" j 3 \ \ rn\ �' 1st FI. - House ono oc\ \ \ \ r r EL +41 211 d \ ILO LL \ \ g\ — 0 =— — — — 1st Fl. - Office Z \ STONE WALK I — ^ \ \ \ \ EL +T-11" I �/ N _ U r LEGEND � PROPOSED \,aw1DE`ssie°ER , ` � / Q \ \ i :DOWNSPOET I ENLARGED I \ \ sEl ; \ — — — OL \ \ E.E.-ENTRANCEL ELEVATION I STOOP x / ' \ \ \ '. EL +10--0 Front Warehouse / Q \ I �'-UTILITY POLE ENLARGED STOOP WITH GUARDRAILS C\I = Q / I -PROPOSED SLOPED WALK 1 \\ NO OTHER CHANGES TO SOUTH FACADE W I I a \ �� ��� x South Elevation \ ON, I I \ I / \ 3 1" = 10' EXISTING PROPOSED SLOPED WALK -011 Revision Schedule \ I I X y-- _ V J TREES TO \ I \ \ \ I DENSE ` �' \ 3 I \ \ , \ I REMAIN J CONIFEROUS Number Description Date PROPOSED SCREEN \ \ TURNAROUND o PROPOSED -Ass.m rALONc N NN'"F°cos \ t I \\ \ I ( X�" L" s" SPACE PLANTINGS ET Nero STLIN�, o" (TBD) sCH vLER E�nc lo —\ \ \ I a 1 CONCRETE WALK ' Sr2n \` \ \ �\ \ \ P�wmacoa CURB CUT / \ POLE j.a�— POLE \ \ I ' IFACE OF CURB CURB FAC I \ I \ \ I I / NO CHANGES TO WEST FACADE PROPOSED STOOP ENLARGEMENT WITH CIDI I I I I I \ I 1\ \\ \ / NEW GAURDRAILS Site Plan CID 1st FI. - House Project No: ROSB01 1 \ I I I \ I \ \ E L +4'-2" 1 \ EXISTING BIKE LANE \ Date: 10/16/15 _ EL +T-Office Drawn by: .J KD 1 st FI. - Front Warehouse Checked by: J KD EL +0'-0" 0 20' 10, 0' 20' 40, 10, 5' 0' 10, 20' Y 1 Site an 4 West Elevation 1" = 20'-0" 1 11 = 10'-011 - C1 . 00 NOTE: BASE SURVEY BY TG MILLER DATED 1/27/15; CONTOUR INTERVAL IS 2' Scale: 1" = 20'-0" Scale: 1" = 10'-0" a Scale: As indicated 0 U JASON K DEMAREST -7 _ _ _ _ /ARCHITECT 301 S.Geneva Street Suite 101 - Ithaca,New York 14850 p:607.330.4555 f:607.330.4508 www.jkdarchitect.com If I II I I I I I I I I I I I I I I II I 1 -- 1 ' Area Schedule - Code Analysis 1 1 Occu ant Occu ant Name Level Area Occupancy Factor d r Load I 1056 I I I FUTURE I I I I 1 BUSINESS A-2 First Floor 248 SF Bar 200 1.2 I I 1 TENANT 248 SF 1.2 I 1 I I I O A-2 First Floor 56 SF Standing 5 11.2 I I ii' I V 56 SF 11.2 2 HOUR M PROPOSED I I 1 COMPARTMENT S-1 I 1 I I - I I � I 1 I A-2 First Floor 246 SF Storage (Lounge) 300 0.8 PERMANENT 1068 SF EASEMENT I ; �; OFFICE 246 SF 0.8 I I I STORAGE ® Z A-2 First Floor 741 SF Tables & Chairs 15 49.4 ❑❑ i If I 1 I O I 741 SF 49.4 A-2 1291 SF 62.7 I 11 ❑ I I I I I �/ 1 ❑ I I A-2 l I I I O B First Floor 666 SF Business 100 6.7 I I ' �`--_ i 246 SF I I I LL B First Floor 1588 SF Business 100 15.9 I 1 �' ` �� A 2 LOUNGE I 1 ❑❑ ❑ \56 SF i i A-2 STORAGE I ROOF B First Floor 340 SF Business 100 3.4 I - - - I r 248 S - - - - - - - - - - - ± - - - - I I o B First Floor 1056 SF Business 100 10.6 I 1 ❑ i Cl) t -BAR- - - - 3650 SF 36.5 I I , ' m I I I Z I I i' ❑ ' i i �� I I I � B First Floor 880 SF Circulation 100 8.8 I 1 ❑ 880 SF 8.8 I I i ❑ I I 1 B First Floor 314 SF Restrooms 0 I 1 ❑ - ;- 314 SF 0.0 I A=2 B 4844 SF 45.3 N 1 I I 1 741 SF EWF� I I RRED/WS 1 El �U�J Egress B EXTER/OR WALLS TED 1 path I I R-3 Second Floor 1112 SF Residential 200 5.6 ❑ 1 314 S 1 W 1112 SF 5.6 I ❑ i �luJ� ❑ Shared _ R-3 1112 SF 5.6 I I ❑ Restrooms _ I LU a 1 La 48 ❑ S-1 First Floor 1068 SF Storage (Office) 300 3.6 I � '1❑ ❑ travel If1068 SF 3.6 ❑❑ I - g S-1 1068 SF 3.6 I I 1 HOUR�� 1588 SF I ` Grand total: 12 8314 SF 117.1 1-- 1 � RATED I ' I CORRIDOR FMI 1 1 � � e I 1 HATCHED AREA g I 1UJ 1 1 I IS FOOTPRINT 880 SF LEGALLY EXISTING 1 �� BUSINESS USES `. OF DWELLING ABOVE - o 0 i BUILDING AREA PER FLOOR I I ii First Floor- 7272 SF I 1 '1 340 SF I I i I J Second Floor- 1112 SF I 1 1 BUSINESS B J I AREA 666 SF I I R-3 1112 S F 35' UJ qqe I I I NEW I I travel BUSINESS MINIMUM PLUMBING FACILITIES 1 1 t AREA I ' 11 HOUR I I + I E I 00BRRIER/ B- Business: �ENCLOSURE V^ Water Closets- 1 per 25 for the first 50 per gender; 1 per 50 thereafter _ _ z Lavatories- 1 per 40 for the first 80 per gender; 1 per 80 thereafter - 1 1 � - 1 HOUR FIRE A-2- Restaurants: I 1 �r BARRIER/ Water Closets- 1 per 75 per gender ENCLOSURE I 1 Lavatories- 1 per 200 per gender Revision Schedule R-3- 1 per dwelling unit � I I Number Description Date *Occupant load split by gender is 50/50 (rounded) I 1 --- I 1 1 REQUIRED FIXTURE COUNTS: I I I I I B* area: 11 occupants = 1 per gender I Water Closets: 1 male/ 1 female I Lavatories: 1 male/ 1 female I *Note: Existing business areas have separate legally existing facilities I I Code Analysis Legend Code Analysis Legend I A-2 area: 64 occupants = 1 per gender I 1 1 Water Closets: 1 male/ 1 female66 I 1 I 1 I Code Analysis Lavatories: 1male/ 1 female I ❑ A-2 I ❑ R-3 I Plans I N I R-3 area: Provide 1 bathroom B Project No: ROSB01 I I I 1 ❑ 1 Date: 10/16/15 I 1 S_1 I 1 i Drawn by: JKD U Checked by: JKD m8' 4' 01 8' 16' R1 . 00 First Floor Second Floor scale: 1/8" = 1'-0" 0 Scale: 1/8" = 1'-0" THE PRINTING PRESS Ilks J y y _ e vl R BOARD OF ZONING APPEALS - SUPPLEMENTAL SUBMISSION: NOVEMBER 12, 2015 WHITHAM EAST STATE, L LC f-1 "- � DE MARE TT 1JAN\IVG & 1.IISI(,\I, ItC AKA R C I I I T E C ZONING NOTES: HISTORIC NOTES: -ALL USES ARE PERMITTED -PROJECT IS SUBJECT TO ILPC REVIEW(EXTERIOR MODIFICATIONS) - LOT SIZE, COVERAGE&SETBACKS ARE EXISTING *NOTE:A VARIANCE IS REQUIRED TO RESOLVE EXCEEDED LOT COVERAGE LIMIT&MINOR SETBACK VIOLATIONS PARKING REQUIREMENTS: BUSINESS USES-1 SPACE PER 250 SF OF NET ASSIGNABLE AREA 3652 SF/250=15 SPACES RESIDENTIAL USES-1 SPACE PER DWELLING (UP TO 3 BEDROOMS) 1 DWELLING UNIT=1 SPACE BAR/RESTAURANT USES-1 SPACE PER 50 NET SF 800 SF/50=16 SPACES **SEE SHARED PARKING SUMMARY** 11911 R� THI NO UH i r 1st FI.-House EL +4'-2" 0 4 1 st FI.-Office 1stFl.-Front Warehouse NEW ROLL-UP DOOR TO MATCH EXISTING DOOR, ENLARGED STOOP WITH GUARDRAILS EL +0'-0" REPLACE W/All GLAZED PANELS NO OTHER CHANGES TO SOUTH FACADE n South Elevation 1"= 10`4' NO CHANGES TO WEST FACADE e � PROPOSED STOOP ENLARGEMENT WITH NEW GAURDRAILS r r r r. r. 1® 1st A.-House EL +4'-2" . . . . . . . . . _ _ _ I1111i . . . . 1st FI.-Office - - — — — EL +3'-11" 1st FI.-Front Warehouse — — — — EL +0'-0" 4 West Elevation 10' 5' 0' 10, 20' Scale:1"=10'-0" November 12, 2015 THE PRINTING PRESS EXISTING - PROPOSED ELEVATIONS EAST STATE, LLC Ithaca, NY Page 2 a tvi ! ! y A- w. +i rr— r K i - r _ _ T 1,, 1211 Eli ¢_... wir .• - �� - mow. EXISTING ROLL-UP LOADING DOCK DOOR EXISTING ROLL-UP LOADING DOCK DOOR: INTERIOR VIEW EXTERIOR VIEW: PANELS INTERIOR VIEW: PANELS ARE COMBINATION OF GLAZING, SOLID E EXISTING 3-CAR PARKING AREAt'-Y a ; 3 [, MEAS.9 1'f ALO r3�j STREET UNE 70 WES PIN HIMER PLACI sere FOUND STREET UNE CONCRETE WALK FOUND ntww nrtI CURB FACE EXISTING FRONTYARD SITE PLAN EXISTING ROLL-UP LOADING DOCK DOOR IN NEED OF REPAIR/REPLACEMENT BECAUSE OF WEAR AND TEAR November 12, 2015 THE PRINTING PRESS EXISTING CONDITIONS - ROLL-UP LOADING DOCK DOOR EAST STATE, LLC Ithaca, NY Page 3 =a W, 111 40911 VIM I roll A, t I f g NEW ROLL-UP LOADING DOCK DOOR TO MATCH EXISTING NEW ROLL-UP LOADING DOCK DOOR TO MATCH EXISTING . ., - PANEL STYLE AND BLACK FINISH TO MATCH OTHER WINDOWS OPEN AND CLOSING ROLL-UP METHOD MAIN ENTRANCE _ OFFICE/LOUNGE Afxcx ,-j E.E.-445.3' M _A AU r e-0 , ONOAAYENfA4 E ANA FNIAAN(E I PROPOSED 5[G oRiCf- OFfi(E/LOUNGE/Af51UENCE I AAEAN ENLARGED r-/-E.E.-449.4' E.E.-4492 ST P PROPOSED SLOPED WALK - I 4 _ I P ED SLOP WALKK N AAft uA ()(;t R.'I4_1.- , L 14,ING C0 ,fNU *SINCE 1958+ PROPOSED ,I G LNG TURNAROUND � 777 u • 79EFS PACE o ' . � cn "°WEALES EVEA`AEE"PLANTS SPEC: ARM-R-CITE OVERHEAD SECTIONAL DOOR OR EQUIVALENT BLACK ANODIZED ALUM. FINISH TREES c�xna.c 5 2r, cum wF rME PROPOSED FRONT YARD SITE PLAN NEW ROLL-UP LOADING DOCK DOOR MATCHES EXISTING STYLE November 12, 2015 THE PRINTING PRESS PROPOSED IMPROVEMENTS - ROLL-UP LOADING DOCK DOOR EAST STATE, LLC Ithaca, NY Page 4 i 1 EXISTING BUILDING 1 UNITY INN LLC (R-0.) I FOOTPRINT - 7714* SF (60%) - 549343-003 J I NONE: EXCLUSIVE OF EASEMENT i 4 a II HOUSE No. 4� 0 j � x f 2 � MAIN ENTRANCE - a OFFICE l LOUNGE E.E. -445.3' A BENCH ! SMOKING AREA 4, 8'-9" _ SECONDARY ENTRANE I PROPOSED ENTRANCE OFFICE/I L LOOUNGE 1 RESIDENCE OFFICE SMOKIN AREA ENSLARGRED r E.E. - 449.4' E.E. -44�' PROPOSED SLOPED WALK o a d P ED SLOP WALK s- N) PROPOSED EXISTING TURNAROUND l + a MEAS. 96,P'i ALONG TREES PACE a EET LI E TO WEST LINE pi SCH YLER PLACE N 79'32' rRr urv� 4 Ae e a . EV ERGEN 41ER A. - F 9 TRffST � WALK PLANTS F d 1 GURB�AST S TA TE STREET 11.5' j I November 12, 2015 THE PRINTING PRESS PROPOSED SITE AND LANDSCAPE PLAN - DETAIL EAST STATE, LLC 4)WHITHAM Ithaca, NY 1" = 10'-0" PLAN KING&DiaicN,ILC Page 5 THE PRINTING PRESS: 4 1 6 EAST STATE STREET ITHACA, NY LOUNGE VISION STATEMENT 1 THE PRINTING PRESS: 416 EAST STATE STREET, ITHACA, NY LOUNGE VISION STATEMENT Executive Summary 416 East State Street is adjacent to the recently opened Argos Inn, at 408 East State Street, a conversion of the historic McCormick-Cowdry Mansion into an inn with 10 guest rooms, an apartment for the inn manager, a public bar and lounge, called Bar Argos, and a conference room. The front and middle portion of the warehouse building at 416 East State Street will be occupied as a bar and lounge, with the working name Printing Press, and will be complementary to the adjacent Argos Inn. Pedestrian and vehicular access to both properties, as well as landscaping will further connect the adjacent properties. l - 1 11111t'- tit ` � as fix.. y► Left:The Argos Inn.Right:View of the inn lobby and bar parlor. Background In the late 1940s the property 416-418 East State Street was owned by entrepreneur and media executive Roy H. Park, who expanded the property to include his personal office. Around that time, Roy H. Park also owned 408 East State Street, the current location of the adjacent Argos Inn, so a symbiotic relationship between the two properties has existing for much of the past 50 years. In the early 1950s 416-418 East State Street was further expanded with the warehouse toward the rear of the property. 416 East State Street at this time also housed Roy H. Park's new venture with Duncan Hines, called Hines-Park Foods, a food company largely known for its popular product at the time, the Duncan Hines Cake Mix. Using money made from Hines-Park Foods and a later executive position at Proctor and Gamble, Roy H. Park would later found Park Communications, owner of a number of television and radio stations and publications. In 1954, the warehouse, toward the rear of the site,was occupied by the Upstate Press, a local newspaper press. Arnold Printing, still in existence today on Green Street, later occupied the warehouse in the 1960s. The Printing Press Lounge Vision Statement 416-418 East State Street, Ithaca, NY 2 Bar and Lounge Vision The lounge will build upon the history of the site as a former printing house. The new lounge, with the working name Printing Press, will emphasize details from the existing warehouse and recall industrial printing equipment and other industrial machinery. It will serve as a complement to the adjacent Argos Inn. While the Argos recalls the interiors of a historic mansion from the late 1800s and early 1900s, the Printing Press will recall a more industrial aesthetic from the 1940s and 1950s, also emphasizing historic details. We anticipate the customers at the lounge to be both guests from the Argos Inn as well as locals from Ithaca and the surrounding area. The typical customer at the Bar Argos ranges from Cornell grad students, to young professionals, to professors and locals. We expect the same at the Printing Press. The vibe will be a place to relax in a comfortable atmosphere, meet up with a group of friends, and enjoy a nice cocktail, local cider or glass of wine, or craft beer. There will also be small plates such as local cheese and charcuterie. � I rill. I Left:Argos Inn details.Right:View of the Argos Inn bar and lounge. ra 'Y The lounge at 416 East State Street will have a similar feel to these examples of bars with an industrial aesthetic. The Printing Press Lounge Vision Statement 416-418 East State Street, Ithaca, NY 3 �I f IL t M Left: 19th Century Printing Press.Right: 416 East State St.Warehouse,formerly a printing shop,current condition. There is a long history of speakeasies and cocktail lounges in New York City and beyond that are designed to build upon existing historic details and remain respectful of the surrounding neighborhood. Ciro's, in the image below, for example in Tampa, Florida, specifically emphasizes "speaking easy"both within and outside of the establishment. Apotheke, on the next page, emphasizes as secret entrance and very little signage. The renovation of the Printing Press Lounge at 416 East State Street will be largely interior. The outside of the building will change very little,beyond restoring the fagade,putting on a new coat of paint, and adding additional landscape while maintaining existing trees. Signage will be kept to a minimum to emphasize the speakeasy warehouse aesthetic. The experience as a whole serves to recall the past of Roy H. Park and the former printing press use of the building in the 1940s and 50s when the warehouse was first built. e + � .y a; Ciro's,a speakeasy and supper club in Tampa,Florida. The 416 E. State St. Lounge will have a similar relaxed vibe. The Printing Press Lounge Vision Statement 416-418 East State Street, Ithaca, NY 4 yYl rsa _ Apotheke,a speakeasy bar in NYC. The lounge will also have comfortable chairs and a similar aesthetic. - ------ ---------------------------------------- The Printing Press Lounge Vision Statement 416-418 East State Street, Ithaca, NY 5 Letter of Intent for 408 East State to Provide Easement to 416-418 East State Street Unity_1nn_L_LC.,doing business as the Argos Inn,owner of the property located at 408 East State, Ithaca, NY, intends to provide a permanent easement to East State LLC,owner of the adjacent property 416- 418 East State Street, Ithaca, NY.The easement will be approximately from the property line located between the two adjacent properties to S'41" to the West of the property line. At the rear of the properties,there is a larger area that steps West from the property line at the North-West corner of the existing 416 East State Street warehouse approximately 12'-0" and runs North to the Northern property line. See attached sketch for reference of area of potential permanent easement as shaded in orange and noted with lot line adjustment This signed document is a letter of intent to provide the easement A legal easement will be provided at a later date. Signed, Agri Smith, Owner Ben Rosenblum, owner Unity Inn.LLC East State LLC 408 East State Street 416-418 East State Street Ithaca, NY 14850 Ithaca, NY 14850 APPENDIX A: AREA OF EASEMENT, SHADED IN ORANGE. �srisioia PONral>:lNau�Pw.j ��sraarie'eicleccay,` \\ '`` .� \ \ \ \ 1 POTENTIAL LOTf i LINEADJUSTMENT I SETa4CK r LOT AREA=12850 SF \ " ! MAX.LOT COVERAGE-50% 6425 SF EXISTING BUILDING \ s FOOTPRINT--7650SF I PROPOSE[} •.�.. ^' ��— CIRCU DRII VE �t w ax tt I \ i 1 Exor csI uwE m i(Y o' zrr ao' �•,, Scaiff V=20r-0° .�11} East State LLC, 59 Powers St. Brooklyn, Suite 1 avl designs inc. Brooklyn, NY 11211 Mr. Benjamin Rosenblum Mr. Avi Smith Noise testing and Simulations The Printing Press Site 416 E state street Ithaca NY 11/16/15 PREFACE A meeting with some concerned neighbors was held when we were on site testing, and we address some of their concerns in this report. • (The Argos Inn patio was discussed with neighbors but it is not in our scope of work to review.) The residential areas represented were State Street - Front and to the side of the venue East Seneca Street—Behind and above the venue Schuyler Street—To the side of the venue rear CONCERNS The primary concerns with the proposed venue at 416 East State Street(The Printing Press) were discussed as the following: Item 1 Potential Noise emanation from the building interior—noise from patrons, program music, and live music. Item 2 Potential Noise from an Outdoor smoking area Item 3 Noise from traffic and the parking area shared with the Argos Inn. REFERENCE NOISE CODE • Summary-The City of Ithaca Noise Code references maximum levels of 50 dBA in the evening hours. The code also states that unaided speech should be inaudible at 100 Feet, with exception for spontaneous laughter. COMMENTS • While 50 dBA is a reasonable number for a residential adjacency it should be noted that 50 dBA is a numerical reference level and does not relate to audibility. • Any sound music, speech, wildlife etc...) can be clearly audible at levels below 50 dBA even in the presence of 50 dBA traffic noise. During tests crickets were clearly audible above 55 dBA plus traffic but their contribution to the tested level is nil. They can be heard because of their distinctive sound AVL Designs,Incorporated•1788 Penfield Rd•Penfield,New York 14526 Phone(585)586-1100•Fax:(585)586-1143 EXISTING BACKGROUND NOISE At all test locations around the venue average traffic noise ranged from a low of 48 dBA to a high of 75 dBA. The 48 dBA low was recorded with no traffic on East State Street. These tests encompass a Friday and Monday night up until 10:00 PM Traffic Noise BackgroundTests 80 —Site G-1 - 55dBA 0o 70 'al —Site G-2 56.9 dBA .5 60 — —Site G 3 59.1 dBA 50 a� —Site G 50.3dBA y 40 Site D 146.6 dBA m cu 30 Site D 2 52 dBA 20 Site E 54.1 dBA 0 10 Site B 52,4 dBA 0 Site B 62.5 dBA l� Ds0 coy 00 coo �O 00 �O 00 00 00 00 00 00 00 Site C 175.1 dBA ti ti Frequency In Hz Site C 2 48.8 dBA Notes: • No noise from the Argos was evident in any of these tests. • Approximately 10 People were on the patio at the Argos during these tests, but speech when audible did not affect the background levels being recorded. This data represents average background traffic noise in the area taken on the night of the tests. TESTING INTENT • Our testing is primarily intended to address the noise code as written. We feel however that due diligence would require we comment on what we suspect neighbors would want, which is not to hear sounds added that are not already present in the area. ■ There is significant traffic noise in the area, quite a bit of foot traffic and speech from students coming down the hill towards the commons, as well as local wildlife sounds (Birds crickets etc...) TESTING METHODS • Our testing included averaged noise dBA levels as well as a logging system. Our logging data recorder records date, time, location, noise level, frequency content in 1/3 Octave, and an audio file simultaneously. This allows us to play back the data and hear what was included in the data at any point in the test and to review the tested level at the same time. (This data can only be played from within the analyzer software.) SITE TEST LOCATIONS —SEE ATTACHED TEST MAP • Note—Some locations were dropped once we were on site because they did not make sense acoustically once we had tested some other sites. The sites left in the testing plan satisfy the testing needs to assess the Printing press Location. AVL Designs,Incorporated•1788 Penfield Rd•Penfield,New York 14526 Phone(585)586-1100•Fax:(585)586-1143 PROGRAMMATIC USE SIMULATION Item 1 Interior Emanation Potential A simulation was performed inside the venue of a live Salsa Band (Very Loud 102 dBC SPL) which was performed with a high power sound system. During this test there was no audible music observed at Site G, D, or C. At site B there was low level audible music content, but only heard when traffic fell below 55 dBA. • Due to the traffic noise we can't assign a specific dBA number of the music heard as it was not the predominant source. The dBA numbers noted are what was recorded, but includes traffic noise. Average traffic noise was taken off the logging recorder. Samba Band 100 - 90 as 80 70 > a� Z 60 Samba Source 102 dBC a� y 50 -Samba Site B 52.9 dBA a 40 Samba Site D 48 dBA Ts 30 c20 -Average Traffic 55dBA 10 0 Ln O M O O O O O O O O O O O O N d' 110 Ln O M O O O O O O O I'D in O M O O Frequency In Hz When the music was audible the measured SPL in the parking area was 44.9dBA. o While the existing building condition satisfies the code with music at this level, our opinion is that later at night the lulls in traffic noise will allow the presence of audible music could offend neighbors on East Seneca. We also tested with other musical styles more in line with what the venue owners intend for the space in terms of background music and possible live music. When vocal music was present even at lower levels it was more noticeable because it includes human voice. AVL Designs,Incorporated•1788 Penfield Rd•Penfield,New York 14526 Phone(585)586-1100•Fax:(585)586-1143 Vocal Band Test Data 90 oa 80 70 Vocal Source Inside Bldg 93 60 — dBC 50 —Vocal Rcv Site B 51 dBA y 40 a� s. a, 30 s~ 0 20 Lull In Traffic BkGnd 10 40.8dBA 0 1 T T ., Ln O M O O O O O O O O O O O O N d' �c O �O Ln O M 0 0 0 0 0 0 0 110 O �c In O co O O rl i--I N dt l0 O 1.0 r-1 --1 Frequency In Hz During this test the vocal region ( 250—2000 Hz)was audible even with the 40.8 dBA traffic background. SUMMARY AND RECOMMENDATIONS • Our recommendations are made based on the assumption that background noise will likely fall below 40 dBA after 1 AM. Base Recommendations—General Use No Live Music • The windows all are in need of glazing repair just for thermal reasons. They also need acoustical seals on their center opening portions. The window system tested at ASTC 20 which is low for glass, and is caused by air leaks in the glazing systems. o Any live music use requires the ASTC of the windows to be raised to approximately 36. • The door at the rear opening into the parking area needs to have acoustical seals added. • While no noise output was noticed form the roof it is prudent to close off roof vents and accesses, and all interior gaps in construction around roof drains etc...... • The existing interior ceiling needs to be maintained in place. Opening up the ceiling could increase sound leakage to an audible level. • The roof also needs to be maintained in kind, as it is providing a high STC barrier. We suspect it has gyp, concrete or ballast in the existing construction. OPTIONS AND LEVEL RECOMMENDATIONS If no changes are made to the building envelope it could still be used for the intended purpose but with no live music and well controlled lower background music levels. PROGRAMMED BACKGROUND MUSIC • In the current conditions the levels inside the venue need to be held below 80 dB SPL Unweighted measured 10 feet away from the inside surface of the windows. AVL Designs,Incorporated•1788 Penfield Rd•Penfield,New York 14526 Phone(585)586-1100•Fax:(585)586-1143 At this level sound leakage should be inaudible and well below the City code levels. LIVE MUSIC • Any live music use requires the ASTC of the windows to be raised to approximately 36. There are a number of methods to accomplish this either by replacing the windows, or adding a sealed inner glazing with a trapped air space. With this change sound levels in the venue can be raised to 90 dB Unweighted. MONITORING • In venue level monitoring can be reliably accomplished by management. The advent of I pad and I phone apps for sound testing have made monitoring venues accurate and simple. One app from Studio Six Digital-The"SPL Traffic Light" allows a simple visual monitoring of levels within a venue. The app gives a visual indication when levels are exceeded. ITEM 2 -SMOKING AREA Normal human speech is in the range of 65 dBA measured at 4 feet. Based on that level speech would drop off to approximately 30 dBA at 100 Feet in a free field condition. With boundary amplification (ground, walls, etc...) levels could be raised by 6dB. With normal traffic noise and other background noise in the area a smoking area should be within these limits except as follows: • Loud Talkers or many talkers • Laughter(exempted under code) • Reflections Off Buildings • Thermal Inversion layers in the atmosphere can amplify levels back to the ground. (a thermal inversion can trap and redirect sound energy that would otherwise continue decaying away) Based on these issues we recommend locating the smoking area on East State Street by the loading dock area/entry of the venue, and the use of foliage as a means to keep smokers in this area. In this fashion the building itself barriers voice energy away from all of the primary residential areas of concern. Building reflections from this locations would direct sound away from the residential areas. ITEM 3—PARKING AREAS It is not possible in any manner we can conceive of to prevent all potential noise issues relative to parking areas and people who may talk in this area, car noise etc..... It should noted that during our site testing we found consistent level in the parking lot in excess of 55 dBA from traffic alone in evening hours(after 9:30 PM)on both days we tested. This background level should sufficiently mask the parking lot conversational noise in most cases. Sincerely, Waltz President AVL Designs Incorporated AVL Designs,Incorporated•1788 Penfield Rd-Penfield,New York 14526 Phone(585)586-1100•Fax:(585)586-1143 Tompkins County DEPARTMENT OF PLANNI- U 121 East Court Street Ithaca,New York 14850 Edward C.Marx,AICP Telephone(607)274-5560 Commissioner of Planning Fax(607)274-5578 November 19,2015 Charles Pyott,Office Assistant Department of Planning and Development City of Ithaca 108 East Green Street Ithaca,NY 14850 Re: Review Pursuant to §239-1 and-m of the New York State General Municipal Law Action: Area Variance for proposed mixed use building at 416-418 E. State Street,City of Ithaca B-4 Zoning District,Ben Rosenblum-East State,LLC,Owner/Appellant; Scott Whitham,Agent. Dear Mr.Pyott: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239-1 and-m of the New York State General Municipal Law. The Department has reviewed the proposal,as submitted,and has determined that it has no negative inter- community,or county-wide impacts. Please inform us of your decision so that we can make it a part of the record. Sincerely, Edward C.Marx,AICP Commissioner of Planning Inclusion through Diversity CITY OF ITHACA ,naoao�, ac aoW»' n". ID lb Phyllis Radke,Director of Zoning Administration a ° e e �: 7® 7 Fay: 7-27 ai : e y� ityfrt aca®or uJbz BOARD OF ZONING APPEALS APPLICATION 1. TYPE OF APPEAL: Area Variance APPEAL Special e it HEARING DATE: Use Variance, BUILDINGE I ' Sign Variance RECEIPT#: Action,Decision, r Inte retat*on®f Zoning Officer 2. Property Address: to Wi - UseDistrict: Owner's Name: Owner's Address: w city: State: - 5 3. Appellant: 1AA (Name of Appellant) F� s It State: Address: f, Y° r 17 Telephone: Ei all• iL ° Attach ease for Appeal (see instruction sheet) . Appellant Certifflicatioo: I certiOy the information Yubmitted with the appeal is true to the best of my knowledge and belie and that I have read and am familiar with those sections of the City of Ithaca Zoning- Ordinance that apply to this appeal, i (including Section 32540, which describes the powers and duties ®f the Board ®f ZoningAppeals). I also acknowledge the Board ofZoning,4ppeals may visit the property and I specifically permit such visits. I Signature of Appellant* ATE OF NEW YORK , Y COUNTYF TOMPKIIsTS Sworn r tot ,,o day of } , 20 SHELDON KINAR /z.0 gNOTARY PUBLIC-STATE OF NEW YORI( ti o. U 1 ®tart'Public Qualified in Tompkins county y commission,ExpiresApril 27j 0 Note.- In any case is an appeal to the Board of ZoningAppeals seeking an interpretation, special er° it, or variance behalfon certain r y is submitted sligned by someone other than the current record er°of that property,'this form must be submitted it e appeal. ****************************OFFICE SE 1® r ctinsi ( for the Appeal- Page 2 Zoning Ordinance Section Being Appealed_ Sign Orainance Section Beiuy Appealed f 0 §325- M e §272J, - §325- §272- 0 §325- §272- 0 §325- §272- 0 §325- 0 §272- 0 §325- 0 §272- 2. Application of SEQR determination: Tye 1 V'Type 2 Unlisted 3. Environmental Assessment form used: Short Environmental Assessment Form (SERF) Full Environmental Assessment Form(FEAF) Lead Agency Determination of Significance Completed by the Planning Division at preliminary hearing for Site Plan Review 4. A previous appeal has/ has not been made for this proposal: f G 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:cpVott,(q�,cit ofithaca.or . E-MAILING LARGE FILES: Incoming e-mails to the City must be under 10 NIB in size(incl.the message envelope itself), so please either provide a CD-ROM or use a free file-sharing web site,like: www.hightail.com,www.dropbox.com,www.google.com/drive,etc. You can also split documents into smaller parts and send multiple e-mails/files. } CITY OF ITHACA �0000,01p 14850-5690108 lEast Green Street 3rd Floor Ithaca,New York . OAr Ou p p D to 0 6Lq >r C 0 4 Tele lho e: 7-274-65 a . 6 7-274-6559 ailo Y e'tyofl aeaoor rr 14 t r� �h Y d r �t i � p APPEAL TO THE ZONING BOARD OF APPEALS,Ithaca,New York. F I (We) 0 he,n of e) (StreetAddress) CL 9 (Municipality) (State/zip) Owner of the property at \J\j FJ 4 (Street&Number) I am thesole owner of the above-mentioned property. Thi's property is also owned by and I have a Power of Attorney to authorize this appeal(attach ®A K� `' wzll I do 4 ��rrl �a ¢i. s roan r1� .r*a9a�� ' appeai or yY.� r _�, .. Yid' �.r+` e.'' �• 1 request a [ '- -- ,,.,, �) '+ate-"" � , mit variancg or ecial per 01](1, MY (our) behalf. I (we) understad the appeal ® (Date) m eeting of the Board of Zoning Appeals. (Signature) COUNTY OF TOMPKINS) Sworn to this qay of STATE OF NEW YO];UK) 20J SHELDON KINAR f]j a/& ,n T - T K I/ No. 011(16323741 Notary Public Quaijfied in,'Tompkins county y commission,Expires April 27. 20. ... OwnersNote to all those signiE r this orm. (1) authorizing another to present ; relief, he Board add reasonable conditions which then become binding on the property. ® . Sn with detailed Especially(2) personinformation about the property that i's essential to the appeal. In such a case authorizing another questionsto appeal may be det imental to the appeal unless the owner is either present at the hearing or sends another person fully repared to answer � consistent® t AF CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SE ct Information (to be completed by applicant or project sponsor) 1. Ap lic nt/ onsor: 2. Project Name: 3. Project Location: W, . Is Proposed Action: New pEx asion 0 Modification/Alteration 5. Describe project briefly: C, 6. Pre se Lo tion (road int rsectio ,prominent landm rks, etc , or pro Vide map): y A I 7. Amount of Land Affected: Initially: Acres or . Ft. Ultimately: � Acres or q. t. y q 8. Will proposed action comply with existing zoning or other existing land use 1 restrictions? '5' ' Yes No If no describe briefly: y 9. What is resent land use in vicinity of project: P Residential rl Industrial 0 Agricultural Parkland/Open Space Commercial rl Other Describe: 10. Does action involve a permit/approval or fundihg,now `r ultimately, from governmental agency (federal/state/local): Yes If yes, list agency name and permit/approval type: 146&-C-eL 11. Does any aspect of the action have a currently valid permit or approval. p- Yes o If yes, list agency name and permit/approval type: 12. As a result of action will existing permit/approval roval require modification? { proposed g p pp Yes dNo Certify the information provide above i tr to e Y knowledge. �y 115 PREPA R'S SIGNATURE: � ��� � � DATE-.. P PARER'S TITLE REPRESENTING: CITY OF ITHACA 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING&ECONOMIC DEVELOPMENT Phyllis Radke,Director of Zoning Administration pC�AppRAIE0�� Telephone: 607-274-6550 Fax: 607-274-6559 Email: cpyott@cityofithaca.org — NOTICE OF APPEAL — REGARDING ZONING OR SIGN ORDINANCE CITY OF ITHACA,NEW YORK APPEAL NO. 3010 2 TO: Owners of property within 200 feet of and others interested. r�� - FROM: ,1,tul applicable to the property named above, in a(n)".- one. (name of person or agency making appeal) REGARDING: (check appropriate spaces) ea Variance Special Permit Use Variance Sign Variance Action,decision, or interpretation of Zoning Officer City regulations require that you be notified of this appeal to the Board of Zoning Appeals (BZA), as described in the attached letter and provide the opportunity for you to comment on it and/or attend the meetings listed below. Anyone who is considered an interested party may speak for or against the appeal at the meetings listed below or you may submit a written statement to the BZA before the designated meeting. There is a time limit of three (3) minutes in which each interested party may address the BZA during the public hearing portion of the meeting. The Board of Zoning Appeals bases its decision primarily on the written evidence submitted and presented to the Board, the testimony of the interested parties, and on zoning and legal considerations. The written case record will be available for review beginning one week before the scheduled BZA meeting held at City Hall, 108 E. Green Street on the 3rd floor. This case has also been referred to the City's Planning and Development Board that will advise the BZA if granting the relief sought by the appellant will affect long-term planning objectives. The date of the Planning Board's meeting regarding this appeal is also listed below. The Planning Board will consider this case on P,'-'� r at 6:00 P.M. in Common Council Chambers in City Hall. The Board of Zoning Appeals will consider this case on d 2 at 7:00 P.M. in Common Council Chambers in City Hall. S;GO_ature of Appellant Address Date SUNNY BostK 2147 SlaterAlle Rd., Ithaca,, NY 14850 010 Phone (607) 539-6286 Fax (607) 539-6323 BUILDERS m Brook Suildersinspires clients to n!,, create and R Wit, OwnersProperty I i ° of 116 W. Falls St. City of Ithaca Ithaca, NY 14850 ® Board of Zoning AppealsApplication Owner.- This Letter is to let you know that Mihale , NY 14850 is planning on renovating her home to include adding a new front porch and entry at this address. Her current property meets zoning law requirements. Her proposed addition porch would project '88 1/2"from the front of her house and would1/2" along the front of e house. The house is currentlye '4,ff in e front yard. addition would ° '° from the setback in the front yard and would not meetminimum setbacki e ' Claudia e e , Architect has designed Builders is the proposedt c r to build Mihal Ronen has appliedi i e City of Ithaca Board of Zoning case will be head by the PlanningZoning of Appeals on January 5,, 2016 at 7:00 pm, both in the Common Council Chambers in City Hall, 108 E. Green St., on the ra floor. These are public meetingswelcome Noticesupport and or concerns. i ill be posted on Mihal"sI law i hearing.advance of the You may also address any support and or concerns to Phylis , Director of Zoning Administration,, i , Building,, Economic appointmentDevelopment,, Ithaca, NY 14850 by in writing. iproject can givenbe i I as well. yours,Very truly Dean E. Shea,, 500700 14.-1-5 500700 11-2-10 500700 13.-2-13 Weislogel,Andrew Church of Christ of Ithaca Cyst,David Weislogel,Nancy 1210 N Cayuga St 106 W Falls St JA 105 W Falls St Ithaca NY 14850 Ithaca T�4)-' r850 Ithaca NY 14850 500700 11-2-14 500700 13.-2-8 500700 11-2-6 Damiani,Laurie A Church of Christ of Ithaca Jemetz,Bohdan 108 West Falls St 1210 N Cayuga St 109 York St W Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 13.-2-5 500700 13.-2-4 500700 13.-2-3 Stewart,Cynthia B Dolker,Perna Heliseva,Carlton D I I I York St W Zingshuk,Karma D 115 W York St Ithaca NY 14850 113 West York Street Ithaca NY 14850 - Ithaca NY 14850 500700 11-2-20 500700 11-2-18 500700 11-2-17 Heritage Park Townhouses Inc Ronen,MThal Bryski,Blaise 680 Ridge Rd 116 West Falls St 114 W Falls St Lansing NY 14882 Ithaca NY 14850 Ithaca NY 14850 500700 11-2-15 500700 13.-2-16 500700 13.-1-13.2 Lyons,Theresa M Lyons,Theresa M Appleton,Anne C 110 Falls St W 110 Falls St W 110 W York St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 13.4-14 500700 14.-1-4 500700 14.4-3 Zager,Dr.Joanne Heidt,,Charleen M Delaney,Constance L 112 York St W 107 W Falls St III WFalls St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 14.4-2 500700 16.4-16 500700 16.4-15 Garvey,Mark Timothy McElwee,Martin McElwee,Martin 115 West Falls St 76 Genung Circle 76 Genung Circle Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 16.4-14 500700 16.4-12.1 500700 14.-1-15 123 West Falls Street LLC 123 West Falls Street LLC Senegas,Jean 129 West Falls St 129 West Falls St 204 W Lincoln St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 14.-1-14 14 Arthur,Caroline A eq 114 Lincoln St W Ithaca NY 14850 4 f Gf " , � , I T, I li 41 '.. 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G I l G.1N w,19 hrm In s mr m�slim nntl n 1 omilrn,_. 1 rn II ,, .'.,�1PawIJGI PI�� mM —1 W�1 JI t I 1 I l _ I _ I , j 7' .l. m I --— ,'� ---:Fl r __. _T ,-,--Tt,__.,., ,:_ 1,-li Y...,:,T I,...:�,_:_TIr,_-_.,I"._r ----.-,n --G-::- ,.f.L,�.- tT�..:�.!T,. I I I � :1 $114011010 I I I 1 dill l II I I I , _..i. ''I I 2'/20� ry i Dean Shea Vice President SUNNY BROOK Cell ( 7) 23 -335 Ice(6 ) 539-6286 BUILDERS off Fax (67) 53 - 323 deanshea@ NAHBsunnybrookbuilders.corn Certified Graduate www.sunnybrookbuilders.com `�� Remodeler,Green Cert No. 2147 Slaterville Rd. Professional&Age In Place Specialist NAT 21309-0 Ithaca, NY 14850 A Y Cj ig um ;g0a too U ® �.1 ® ��P. U • qvk e a ® �1� LU _ia.Lu oo NO 4m® VIA �� me SJ 57-- '•l'ac:- ®gooses@ Obd Sk mod �•. 'i ., qN tj NZ .p 46 .. 170, p.h • S go OAk ® = -' fJN AD rz kv p - _: s ,� a �. ��._ �. `• 24wlp— M.I=4 -2 / N. • _ �? -_ - 10 NZ z". -' kA! - a _0 • - - o� o 0 0 0 • ® m• o o � � ♦. ?�L ti _ 2: %3 Ad XEN4 _CZ �' z ,o _ m _ - Y-0 �p Y VS ab ® ku - - - ® - a G • I Et -- h> _ y H Y.' • y r' +<"ti• x - ..N -x - ♦. rw - 4X_MW i A.. gAX kk 'z '9D __ ��-� � mi/•® lip®®1-_ -.ry �ii Y-TW 4,L�3 1 . _j ®Alf 00 jr ,VZ YJ 2 f Wpv cY2 o� >r •_ ®m ® m B� e' �- - � ® � <Iml l '..-,. va AV ca W" m m 'e2lyl c • � 1 � U W � RENOVATION m � � � Lo a ro (, 00 Ronen Residence a p0 116 W . Falls S treet Ithaca, NY 14850 O U Y � LIS T OF DRA WINGS A l COVER Az SITE UIAG1ZAM Aj DEMOLITION A 4 Ad FLOOR & R OOF COVER A5 vATIOleTS A6 S E CTIONS & DETAILS � Ver 11sON pq IE A7 FRAMING PLANS A8 BASEMENT 20 AUG 2015 l' 244 , �- A im HOU5C Lu �-a �///O � ,{.,RAJ ` co ® ' ' ' • • �- _ U C\I N uriveway 0 i o,-011 regu i red setback My oc .� vs ct Q Q� DW m (� -73 C-00 V J SITE DIAGRAM (V ` +I ' neighbor's 0 4' 8' 12' setback ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® Ver 1.5 REV# REVISION DATE T-) DATE 11OU50 Nite, jilagram A2 OF /Qli _ 1 1-011 0 Lij z z Lu m 00 cu Rj- LO T— T: C:) QzLf) z r�- N cz r� (0 REMOVE WINDOW EXG. ATTIC VENT TO REMAIN REMOVE DOOR AND FRAME ot) CAREFULLY REMOVE EXG. ALUM. SIDING, AND SAVE FOR REINSTALLATION (CONTRACTOR OPTION: PROVIDE NEW SIDING, TO MATCH, EXISTING) REMOVE EXG. WINDOW AND PROVIDE REMOVE DOOR AND FRAME GLA55 BLOCK AND (2) 2x6 HEADER F—o� P-1 C)c con (s) ........... < ................. ................... < O ............... r-� v....................................... 7r R/ 0 ............ ................ ............................ ............................................. . ........................... .. .................................... < 0 ............. ....... ->i> ......... ...... 0 .......... .................. ...... ................................................. ..............v REMOVE ALL FIXTURES AND CAP F�77 ................................. .......................................... ............. ry .... ................. Lu 0 ....................................................................................*...I'll ........ ................................................:.......................................... > ............................... ........................................ ............. ... ......................... ................................................................ REMOVE WALLS SHOWN S HADED 0 r >........ .... ------------ ------- _3 ILJ 11 .................................................... ......................... R/ CZ .......................................................................... ............... .................................................. .............. ................................................................................ .......................................... . ........................... ... REMOVE KITCHEN IN ITS ENTIRETY . ..........................1.7.7.7.7.7.7.".'................ ....................................... ... .................. .. ..................I.................... ................................................................ ............. ..... ... ................... ....................................................................... DEM OLITION \\—FKOVIDf— ADDITIONAL FRAMING AS REQ'D TO RECEIVE NEW PORCH 0 STRUCTURE 0 :OA Ver 1.5 REV# REVISION DATE OF ME* DATE 20 AUG 2015 0 41 61 121 South Elevation Removals- Partial First Floor - Demolition 11411 1 1-011 11411 — 11-011 cc LIJ PROVIDE NEW EXHAUST FAN, PROVIDE NEW THI5 51DE OF ROOF Lij ®° EXHAUST FAN cc THI5 SIDE OF ROOF 5TACKABLE WA5HER/DKYER ........................ EXG, SKYLIGHT ABOVE L o r�- 3 G" x 48" SHOWER <co '-� cz GLA55 BLOCK WINDOW - � 0 SEE ELEVATIONS L—j > VANITY- EXTRALARG E SINK co TO BE SELECTED BY OWNER 1-411 PROVIDE ADDITIONAL FRAMING AS REQ'D TO RECEIVE m N EW WO RK VERIFY NUMBER OF ° 0 RISERS IN THE FIELD 0 Irk, 0 x N I x MATCH EXISTING oc d' LLJ t� Q +I [ MATCH EXG. Ll = U (-�- 7: 1 2) ON —IN DW cry SLIGHTLY PITCH 'FLAT' N ROOF TO SHED WATER x — U +� NEW KITCHEN CABINETS Q AND APPLIANCES TO BE PARTIAL SELECTED BY OWNER, INSTALLED BY CONTRACTOR FIRST FLOOR LINE OF WALL BELOW ll 00 OROOF PLAN 81-8 I 9-� 2 - REV# REVISION DATE a � gip T A 1{ 4 gt i t z .t DATE 0 4' 8' 121 0 4' 8' 1 2' Partial 2 11411 = 1 '-Oil 11411 = 1 '-011 d EXG. SKYLIGHT Jc Ln 00 CZ "t LO EXG. WINDOW o 1- ;�: REMOVE WINDOW AND 4 REPLACE WITH GLASS BLOCK Co r,, D 0 co BASE BI D: ® &-8" BY 1 3'-0" DECK AND HIPPED ROOF, AS shower SHOWN ON DWG. A4 va n i ty ALT. I : SAME DECK, BUT WITH 4: 1 2 GABLED ROOF AS SHOWN ON THIS SHEET, DETAIL 2. ALT. 2: 5'-0" BY 1 3'-0" DECK, NO R001', AS SHOWN ON THIS SHEET, DETAIL 3. Interior Elevation Bathroom AMW liescription of Alternates 1/4" = 1'-0" South 2 EXG. ATTIC VENT TO REMAIN 1/4" = 1'-0" (no roof) ...................... 4) looll!! el GABLE SIDING ASPHALT SHINGLE ROOF SYSTEM TO BE SELECTED SIMILAR TO BASE BID, 4� V B GLASSBLOCK WINDOW AND OWNER BUT ROOF FRAMED WITH c� 2xG RAFTERS, I G O.C. 2xG HEADER 17 (MATCH EXG.) 4 12 12 SOUTH ELEVATIONS GUARDRAIL- SEE DETAIL REV# REVISION DATE GxG P.T. WOOD POSTS, TYP. DATE WOOD TRELLIS TO MATCH EX South Elevation Elevation 11411 = 1 '-0" (4: 12 roof) 1/4" = 1'-0" (4) SDS SCREWS EACH SIDELIJ COLLAR TIE ON BOTH P SIDES OF (2) 21v.8 OR = m (2) 2xG - SEE BELOW = _ Lo MAIN BEAM (2) 2x8, 2x LEDGER, TYP. Co 0 Lo FASTENED TO GxG POST WITH 2 1/2" LAG BOLTS o >- o C ) L6 MAIN TRUSS - c�N ® SEE DETAIL THI5 SHEET U WOOD CLEAT, FASTENED TORoof trami Detail � GxG POST WITH (3) TH RU-BOLTS5 1 - 11211 _ 1 1_011 (2) LAG BOLTS MAIN BEAM, (2) 2x8 0 THREE SIDES N PROVIDE I/2" NON-SAG, (3) THRU-BOLTS MOISTURE RESISTANT GWB CEILING oc o> - V V 0 u Loo EXG. FLOOR I xG P.T. WOOD DECKING1jeck Framing ly-j-'etail eek Framing etail V cc3 'y O c� 1_ 1/2�� _ 1�_O�� 1_1/2�� = i 1_011 IN 2x8 JOISTS, I G" O.C. 1 2'-7" CENTERLINES OF POSTS MAIN BEAM, ON 3 SIDES . -I/2" PLYWOOD GUSSETS, (2) 2xG NAILED AND GLUED, BOTH.SIDES � 2x 10 FROM POST TO POST > WOOD TRELLIS SECTIONS O AND 51MPSON GALV. BASEDETAILS �- . 6� REV# REVISION DATE 2x8 COLLAR TIES BOTH SIDES (3" GAP) MAIN 15EAM5 ,,_ 6"0 5ONOTUBE ON 6x 16x 10 CONC. PAD DATE (4) SIMP50N SD5254 1 2 WITH (2) #4 BARS, EACH WAY = SCREWS EACH SIDE 0 (1/4" 0, 4.5" LONG) Roof Fv'raming Detail 2 11211 _ 1 1_011 11211 _ 1 1_011 8 LIA cc cc cz 00 00 Lo o / p U C� t` CAI O oc . V1 C!1 r V CUT AND PATCH CEILINGS AS REQUIRED FOR PLUMBING WORK ABOVE BASEMENT REV# REVISION DATE 4 OF DATE Basement 1//111 _ 1 1_011 8 O 4' ' 12 `'1 CITY OF ITHACA Board of Zoning Appeals — Notice of Appeal APPEAL #3011 105 FIRST STREET (JERONE GAGLIANO) Appeal of Noah Demarest, STREAM Collaborative, for Jerone Gagliano, owner of 105 First Street, for Area Variances from Section 325-8, Columns 12 and 13, Side Yard and Other Side Yard, requirements of the Zoning Ordinance. The applicant is in the process of rebuilding a section of his home that has suffered water and insect damage over the years. Believing the accuracy of a site survey, the applicant demolished part of the rear portion of the existing house and roof, including the roof on the associated rear porch. However, new measurements show this reconstructed section of the house is actually 3'9" from the side yard lot line. The Zoning Ordinance requires a 5-foot side yard setback. In addition, the applicant also proposes to change the roof line on the reconstructed portion of the house in order to raise the porch's ceiling height to Building Code standard. The existing porch is 87' from the other side yard lot line;required is a 10-foot side yard setback. Though the porch remains, the new roof is considered an extension of the existing side yard deficiency. The property at 105 First Street is located in an R-2b use district, where single-family homes are permitted; however, Section 325-38 requires that a variance be granted before the Building Permit is issued. City of Ithaca Board of Zoning Appeals Worksheet Appeal Number 3011 Address 105 First St. Use District R-2b DATE: 1/5/2016 Applicant STREAM Collaborative Owner Jerone Gagliano Application Type: Area Variance Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Side Rear yard: %of depth Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Front Side yard or number of feet, Building whichever is less Hei ht Existing Condition single 5,280 40 2 <35 23% 12 8'-7' 3'-3" 68'-7' and Use family District Regulations single 3,000 35 3 35 35% 10 10 5 50, family for Existing Note Non- Conforming ok ok ok ok ok ok ok ok def def ok Conditions Proposed Condition single family 5,280 40 2 <35 23% 12 *8'-7" *3'-.3" 68'-7' and/or Use District Regulation single 3,000 35 3 35 355% 10 10 3 50' for Proposed family Note Non- Conforming ok ok ok ok ok ok ok ok def def ok Conditions for Proposal 'Applicant has demolished rear portion of dwelling in order to repair and replace including roof.Wants to use exisitng foundation.Back portion had existing side yard deficiencies that will remain in rebuilt condition, BOARWOF,ZONING APPEALS APPEAL BUILDINC,PERMIT 33459 APPEAL NO,CITY OF ITHAC A Appeal. HEARING DATE Jan 5, 2016 REQ.EIPT#-5-05iz._.-_ APPLICATION FOR.- 1. Type of Appeai is p 41 & - r it tt.t -of the _ t Officer An Area-VaAance A Spccial Permit.u.nd[er.theZo-ning Ordinance' rd ance. tt Noah emarest, Collaborative .; (N4 pf aa ppefl=,O . 3 South Cayuga St, suite 201 Ithaca NY 14850 (Addressof-.Appellant) p Code) 607.218.8802 (Telephone appell fap-pellan't. opti,on First105 c 3 ton .Property (Nmuber --Street)-, (Use+District on Z erone Gagliano (Name of Owner) 105 First St Ithaca (Address--of Owner) (C i ty) (State.) (,Z' Code) IP 4. s . (hidicateflie � subsection. of the Zom*ng Ordinance a t section ® , side yard setbacks Appeal NO. 1 Previ"ous AppeaL, g i s t a t r s (were) datedAppeal No. 9 .Appeal No,.- datiod 19 Appeal,No dated 19 6. Reason for Appeal.. Attach is that describe the hiterpretaflon that is clw6med, or theuse : a special or the dcuils the exceptionvch it s claimed that th-e You should - fully the-use conteniplaW,and the physical car st s of t roperty as they relate issues., . Tgur sfor numbers of tenants,em loyces, users, .and off-stre0 parking-_ Spaces, dimensionedlot plan clearly .11ustr i .location. s _:� build i t � the r baosis-re at or a s awmgs and/or. l a -1 s is suitable r - u o - I n t p sets of the s Plea-se rr to the information sheets Zoning, s ri the -t r r t.. your facts as e)Nbits to his,appliced The applicant proposes to rebuild a section of their home which is not fully building code compliant and has suffered water and insect damage over the years. The area in question predates the zoning ordinance and will utilize the existing foundation. No expansion of footprint is proposed. It has been found that this existing foundation is 3'-9"from the north property line, and as such the applicant seeks relief from section 325-8, column 13 of the zoning ordinance,which requires a 5' setback from the roperty line. In addition,the applicant proposes to replace a roof structure over an existing porch on the south side o the house. This porch also predates the zoning ordinance. No increase in the size oft e porch is proposed. The existing porch is '-7"from the south property line and as such,the applicant seeks relief from section 325- , column 12 oft e zoning ordinance,which requires a 10' setback from the property line. BOAR Off`ZONING .PEALS Page 3 Appeal No.. 3011 I. erd fy that the information su m tt vn*th the appeal.is.true to the best of my knowledge d fie and have r sections. to * of IthacaZoning Ordinance that to this appeal.(includmg.Settion.32-5-40.' which desefibes 1-h.e-..Pqwers and duties of`the Board-of Zonifig . „ that.the Bard ` mad t ��and Vmi�pificaRy pent such Visits Silant*ppell. SWOM to.this. �!J_. day of 20 SARAN L.MYERS • Notary Public,State of New York Registration No.4974948 Qualified in Tompkiltis County tom', i� x ir�.:s ov.?6.24 Commiss p ^1 :appellant must a the owner o the property,unless.an.Ownerl's t orizat!'fom ir gaa0u # ..-.a t o z . -# v s riled th 10 LEAS- E.SU Mff ORIGINAL S � N T i City oflthaoa Bu AI *g D oartment Phontt(60 .274-6508 . 7) 108 E.Green.St Fax,* (607)274-6521 Ithaca NY- 4 Application:o SE .R determination. e Ii. Unlisted Environmental Assessment Bonn used, hor.Environmental.assessment Foy � �omt . Foy. Lead n Deteffnination of Sig `ficanoe Bulfldm" g Pert Application 'any) Date Receive Date I st Hearing Dates Subsequent Hearings itnet ft F J-V--)I r%r:�!n� F 0 Nj 7� A t-1 n r�--A f 1--s-xI f 1A '�iNTL-F 1UP"I UF- t F-ft ACTS C., L,LKI-4 NU I HEz mu--F-^iL- IF, Aooflcants should expiain herethey propose to do- H&VA!vt-diff-er-S F4 or,a 1.-he presenit usse daveeloprnertt or s6gr%3a-geel on th e, propetly', nand WHY'thts rJropos6al requir�eas a varla,11cp..', int.,-;:aIrpref.ation or spc-dal permit. !t S-1hould be"Un sufficient detail for'Lhe average sed aind howlit.m-dy affect them, Additional information, including a plan or sketc' of perso,rfe to undei-S�tand basically whim-at is prfopo-'-� Ithe prIC-?posal,and the REAS0tv'S for it,may bee eattachead on additional pages. DESCRIPTION The applicant proposes to rebuild a section of their home which is not fully building code comp]i ant and has suffered water and *insect damage over the years. The area*in question predates the zoning ordinance and will utilize the existing foundation.No expansion of footprint is proposed. It has been found that this existing foundation is 3-9"from the north property line,and as such the applicant seeks relief from section 325-8, column 13 of the zoning ordinance, is requires a b setback from the property line. In addition,the applicant proposes to replace a roof structure over an existing porch on the south side of the house. This porch also predates the zoning ordinance.No increase in the size of the porch is proposed. The existing porch is 8'-7"from the south property line and as such, the applicant seeks relief from section 325-8, column 12 of the zoning ordm* ance,wfticn requires a 10' setback from the property line. efQicv 08 �:-sl I L- urthea, on"'he apnea-� rnay be obilained frc)m thle Und ed, Or from the City BuU'-dirig DepaillrneiNtt Street, Ithaca, NY(60-17)-274-6508,where the appeal may bie---Deen,and whef-e. int'ormation on the, 3:1pD, ea1'p,rc-.eess or Ordinances can also be obtained from 8.-00 A.M.-4:00 P.M., Monday-F-rilday. 123 N. Cayuga St, Suite 201 12.15.2015 Addrpss D'cl I g R DRAWING LIST GENERAL PROJECT NOTES W0MNdWW DRAWING STREAM NUMBER DRAWING NAME 1. DRAWINGS AND SPECIFICATIONS AS INSTRUMENTS OF SERVICE REMAIN THE DIMENSIONS COLLABORATIVE A000 COVER SHEET PROPERTY OF ARCHITECT AND ARE PROTECTED UNDER COMMON LAW COPYRIGHT 1. DO NOT SCALE DRAWINGS.WRITTEN DIMENSION SHALL GOVERN. PROVISIONS.THEY ARE NOT TO BE REUSED EXCEPT BY WRITTEN AGREEMENT AND 2. CONTRACTOR SHALL CHECK,VERIFY&MAINTAIN ALL DIMENSIONS,GRADES,LEVELS 105 FIRST STREET A100 FOUNDATION PLAN AND DEMOLITION PLAN WITH THE AGREED COMPENSATION TO THE ARCHITECT.IF REUSED WITHOUT &OTHER CONDITIONS BEFORE PROCEEDING WITH FABRICATION&CONSTRUCTION. STREAM Collaborative A101 FLOOR PLANS PERMISSION,THE ARCHITECT SHALL BE INDEMNIFIED AND HELD HARMLESS FROM 3. COORDINATE EXACT LOCATIONS OF EQUIPMENT,FIXTURES&OUTLETS WITH FINISHED architecture+landscape A201 I ELEVATIONS ALL LIABILITY,LEGAL EXPOSURE,CLAIMS,DAMAGES,LOSSES&EXPENSES. ELEMENTS. architecture dpc 2. DRAWINGS SHALL NOT BE USED FOR ISSUANCE OF A BUILDING PERMIT UNLESS 4. ALL DIMENSIONS ARE FROM FACE OF STUD OR MASONRY SIGNED&SEALED BY THE ARCHITECT. 123 S.Cayuga St Suite 201 MOLLY AND JERONE GAGLIANO 3. DRAWINGS SHALL NOT BE USED FOR MULTIPLE OR PROTOTYPE DEVELOPMENT SHOP DRAWINGS Ithaca,New York 14850 WITHOUT WRITTEN AUTHORIZATION FROM THE ARCHITECT. 1. WHERE NECESSARY OR WHERE SPECIFICALLY INDICATED,THE CONTRACTOR SHALL ph:607.216.8802 4. THE ARCHITECT SHALL NOT BE RESPONSIBLE WHERE CONSTRUCTION DEVIATES FROM PROVIDE SHOP DRAWINGS&DETAILED COMPONENT DESIGN AS REQUIRED FOR THE www.st b.corn 4 THESE DRAWINGS OR FROM WRITTEN RECOMMENDATIONS.CHANGES TO THE PLAN PROPER FABRICATION,INSTALLATION,AND COORDINATION WITH OTHER TRADES. City of Ithaca New York BY THE OWNER AND/OR CONTRACTOR SHALL BE THE RESPONSIBILITY OF THE SHOP DRAWINGS:CONTRACTOR SHALL FURNISH SHOP DRAWINGS FOR ALL SHOP PERSONS MAKING SUCH CHANGES. FABRICATED ITEMS&WHERE CUSTOMARILY REQUIRED&SUBMIT ELECTRONIC SHOP 17EMgRF 5. THE OWNER AND/OR CONTRACTOR SHALL HOLD THE ARCHITECT HARMLESS FROM& DRAWINGS FOR REVIEW IN PDF OR DWF FORMAT.THE CONTRACTOR SHALL BE AGAINST ALL CLAIMS,DAMAGES, LOSSES&EXPENSES INCLUDING,BUT NOT LIMITED RESPONSIBLE FOR CHECKING THE SHOP DRAWINGS FOR ACCURACY,COORDINATION TO,ATTORNEY'S FEES ARISING OUT OF OR RESULTING FROM THE PERFORMANCE OF WITH OTHER TRADES,&COMPLIANCE WITH THE CONTRACT DOCUMENTS BEFORE THE WORK BY THE CONTRACTOR. BEING SUBMITTED FOR APPROVAL.ARCHITECT'S OR ENGINEER'S APPROVAL OF SHOP 6. THE ARCHITECT SHALL NOT HAVE CONTROL OR CHANGE OF&SHALL NOT BE DRAWINGS SHALL CONSTITUTE REVIEW&APPROVAL OF THE GENERAL ARRANGEMENT RESPONSIBLE FOR CONSTRUCTION MEANS,METHODS,TECHNIQUES,SEQUENCES,OR OF COMPONENTS TO COMPLY WITH THE GENERAL INTENT OF THE CONSTRUCTION PROCEDURES, FOR SAFETY PRECAUTIONS&PROGRAMS IN CONNECTION WITH THE DOCUMENTS&IN NO WAY RELIEVES THE CONTRACTOR FROM HIS/HER 03468I �O WORK,FOR THE ACTS OR OMISSIONS OF THE CONTRACTOR,SUBCONTRACTOR,FOR RESPONSIBILITY FOR COMPLIANCE WITH THE CONTRACT DOCUMENTS,EVEN IF SUCH OF NrG ANY OTHER PERSONS PERFORMING ANY OF THE WORK,OR FOR THE FAILURE OF ANY ITEMS ARE NOT SHOWN ON THE SHOP DRAWINGS.THE CONTRACTOR SHALL CHECK OF THEM TO CARRY OUT THE WORK IN ACCORDANCE WITH THE CONTRACT ALL DIMENSIONS&CONDITIONS TO INSURE A PROPER FIT UNDER FIELD CONDITIONS DOCUMENTS. &SHALL MAKE ADJUSTMENTS AS REQUIRED TO MAKE PARTS ALIGN.ALL REVISIONS TO S 28'30'E 41' 7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING&PAYING FOR ALL THE SHOP DRAWINGS AFTER THE FIRST SUBMISSION MUST BE PROPERLY IDENTIFIED ON r REQUIRED PERMITS,INSPECTIONS,ETC. SUBSEQUENT SUBMISSIONS. /I 2. PRIOR TO PERFORMING ANY WORK,THE CONTRACTOR SHALL EXAMINE THE WORKMANSHIP APPLICABLE CONDITIONS&SUBSTRATES&CORRECT ANY UNSATISFACTORY 1. ALL WORK,MATERIALS AND EQUIPMENT SHALL MEET THE LATEST REQUIREMENTS OF CONDITIONS BEFORE PROCEEDING WITH THE WORK.VERIFY THAT SUBSTRATE&BASE DESIGN TEAM ALL APPLICABLE STATE&LOCAL BUILDING CODES,REGULATIONS,&THE PLIES/COATS ARE COMPATIBLE WITH NEW WORK.NOTIFY THE ARCHITECT PROMPTLY \ I REQUIREMENTS OF THE AUTHORITIES HAVING JURISDICTION OF ANY MODIFICATIONS REQUIRED. 2. INSTALL ALL PRODUCTS IN ACCORDANCE WITH THE MANUFACTURER'S 3. WORK PERFORMED OVER ANY SURFACE CONSTITUTES ACCEPTANCE OF THAT SURFACE INSTRUCTIONS,RECOMMENDATIONS&THE STANDARD OF RECOGNIZED AGENCIES& FOR THE SPECIFIED QUALITY OF THE WORK BEING PERFORMED THEREON. STREAM Collaborative I ASSOCIATIONS. PROVIDE ALL ANCHORS, FASTENERS,&ACCESSORIES REQUIRED FOR 4. ANY CHANGES TO THE PLANS BY THE OWNER OR CONTRACTOR SHALL BE THE A COMPLETE INSTALLATION.ALLOW FOR THERMAL EXPANSION/CONTRACTION& RESPONSIBILITY OF THE PERSONS MAKING SUCH CHANGES. Architecture & Landscape Architecture D P C BUILDING MOVEMENT.SEPARATE INCOMPATIBLE MATERIALS WITH SUITABLE 5. INCLUDE ALL CUTTING&PATCHING FOR PENETRATIONS THROUGH FLOORS,WALLS I MATERIALS OR SPACING.PREVENT CATHODIC CORROSION.PROTECT ALUMINUM CEILINGS AND ROOFS. DO NOT CUT OR NOTCH ANY STRUCTURAL MEMBER TO I Noah D e m a re st RA, R LA, L E E D A P SURFACES FROM CONTACT WITH MASONRY OR OTHER METALS.PROVIDE CONTROL REDUCE ITS LOAD CARRYING CAPACITY.JOINTS AT MATERIALS&ISOLATION JOINTS BETWEEN MATERIALS/STRUCTURE AS 6. SHOULD UNFORESEEN CONDITIONS BE ENCOUNTERED THAT AFFECT DESIGN OR IINDICATED&AS REQUIRED BY MANUFACTURER OR RECOGNIZED INDUSTRY FUNCTION OF THE PROJECT,CONTRACTOR SHALL INVESTIGATE FULLY&SUBMIT AN p h . 607.216.8802 I STANDARDS. ACCURATE,DETAILED REPORT TO THE ARCHITECT WITHOUT DELAY.WHILE AWAITING A 3. INSTALL PRODUCTS UNDER APPROPRIATE ENVIRONMENTAL CONDITIONS(AIR RESPONSE,CONTRACTOR SHALL RESCHEDULE OPERATIONS AS REQUIRED TO AVOID TEMPERATURE,SURFACE TEMPERATURE,RELATIVE HUMIDITY,ETC.)TO INSURE DELAY OF OVERALL PROJECT.PROVIDE TEMPORARY FACILITIES,SERVICE UTILITIES,& n o a h st re a m co I a b.CO m I QUALITY AND DURABILITY,MAINTAIN PROPER PROTECTION DURING PROTECTION AS REQUIRED TO SAFELY EXECUTING ALL WORK.PROTECT ADJACENT 3 DRYING/CURING. CONSTRUCTION,AND INHABITANTS.COMPLY WITH ALL APPLICABLE REQUIREMENTS I 4. THE CONTRACTOR SHALL,WITHOUT DELAY&PRIOR TO FABRICATION OR OF GOVERNING AUTHORITIES INCLUDING, BUT NOT LIMITED TO PUBLIC UTILITIES. INSTALLATION,BRING TO THE ATTENTION OF THE ARCHITECT ANY DISCREPANCIES PROVIDE 24-HOUR NOTIFICATION OF ANY DISCONTINUITY OF UTILITY SERVICES WITH WOOD FENCE + BETWEEN THE MANUFACTURER'S SPECIFICATIONS OR RECOMMENDATIONS, OWNER. APPLICABLE CODE PROVISIONS,AND THE CONTRACT DOCUMENTS. 7. CONTRACTOR SHALL BE RESPONSIBLE TO REMOVE AND LEGALLY DISPOSE OF ALL 1D I 5. UNAUTHORIZED CHANGES TO PLANS BY THE OWNER AND/OR CONTRACTOR SHALL MATERIALS FROM THE JOB SITE. BE THE RESPONSIBILITY OF THE PERSONS MAKING SUCH CHANGES. 8. THE CONTRACTOR SHALL PREPARE&MAINTAIN A COMPLETE SET OF RECORD CONSTRUCTION DRAWINGS INDICATING ALL ACTUAL WORK, MODIFICATION& I PRODUCT OPTIONS AND SUBSTITUTIONS REVISIONS TO THE WORK DELINEATED ON THE CONSTRUCTIONS DRAWINGS AS WELL 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO SELECT PRODUCTS WHICH COMPLY AS ANY CONCEALED CONSTRUCTION WORK.INCLUDE ANY OTHER INFORMATION I I WITH THE CONTRACT DOCUMENTS&WHICH ARE COMPATIBLE WITH ONE WHICH WOULD BE HELPFUL TO THE OWNER. ANOTHER,WITH EXISTING WORK,&THE PRODUCTS SELECTED BY OTHER 9. ALL CONTRACTORS&ALL SUB-CONTRACTORS SHALL TAKE OUT&MAINTAIN CONTRACTORS. WORKMAN'S COMPENSATION INSURANCE,AND PUBLIC LIABILITY&PROPERTY m 2. PROVIDE MANUFACTURER'S INFORMATION,SAMPLES,ETC.WHEN REQUESTED. DAMAGE INSURANCE ACCEPTABLE TO THE OWNER&THE AUTHORITIES HAVING I. 3. SUBMISSION OF A SUBSTITUTION REQUEST BY THE CONTRACTOR,WHERE PERMITTED JURISDICTION. I ON THE CONTRACT DOCUMENTS,SHALL CONSTITUTE A REPRESENTATION BY THE CONTRACTOR THAT HE/SHE HAS INVESTIGATED THE PROPOSED PRODUCT OR PROJECT CLOSEOUT °i CONDITIONS&DETERMINED THAT IT IS EQUAL TO OR BETTER THAN THE SPECIFIED 1. CONTRACTOR SHALL PROCURE FINAL CERTIFICATE OF OCCUPANCY UPON m I V) I PRODUCT OR CONDITION, INCLUDING WARRANTY COVERAGE,&THAT HE/SHE COMPLETION OF THE PROJECT AND FORWARD SAME TO THE OWNER. WILL COORDINATE THE INSTALLATION&MAKE OTHER CHANGES,INCLUDING 2. CONTRACTOR SHALL CLEAN THE PREMISES,TEST APPLICABLE SYSTEMS,AND LEAVE ABBREVIATIONSoM MODIFICATION AND COORDINATION OF OTHER WORK AFFECTED BY THE CHANGE, READY FOR OCCUPANCY. r I WHICH MAY BE REQUIRED FOR THEIR WORK TO BE COMPLETE IN ALL ASPECTS. 1D I 4. THESE DRAWINGS DO NOT INCLUDE THE FINAL SELECTION OF INTERIOR FINISH WARRANTIES Z# Pound OR Number HP High Point I I MATERIALS,CABINETRY,HARDWARE,FURNISHINGS,&OTHER SIMILAR 1. UNLESS OTHERWISE INDICATED,CONTRACTOR IS TO PROVIDE WRITTEN WARRANTY & And HR Hour EQUIPMENT.CONTRACTOR SHALL PROVIDE THE OWNER WITH ALL AVAILABLE FOR A PERIOD OF ONE YEAR FROM THE DATE OF SUBSTANTIAL COMPLETION.THE @ At HVAC Heating,Ventilating,And Air Conditioning I I OPTIONS TO CHOOSE FROM WHERE APPLICABLE. WARRANTY SHALL STATE ALL WORK HAS BEEN COMPLETED IN CONFORMANCE WITH ACT Acoustic Ceiling Tile IRGWB Impact Resistant Gypsum Wall Board 3'-9' 9'-0" _j S. THE CONTRACTOR IS RESPONSIBLE FOR THE DESIGN OF HEATING,VENTILATION&AIR THE CONTRACT DOCUMENTS,APPLICABLE CODES,AND ENFORCING AUTHORITIES AND AD Area Drain ILO In Lieu Of N.T.S. N.T.S. CONDITIONING,PLUMBING,GAS&ELECTRICAL SYSTEMS, INCLUDING THAT ALL WORK IS FREE FROM DEFECTS OF MATERIAL AND WORKMANSHIP.THIS IS IN AFF Above Finished Floor INSUL Insulated or Insulation PREPARATION OF REQUIRED DRAWINGS&COORDINATION WITH ARCHITECTURAL ADDITION TO AND NOT A LIMITATION TO ANY PRODUCT MANUFACTURER'S PRODUCT ALUM Aluminum INT Interior EXISTING EXTERIOR DRAWINGS.THE DRAWINGS SHOW THE GENERAL ARRANGEMENT&EXTENT OF THE WARRANTIES. ANOD Anodized LO Low WALL F WORK. 2. ALL ELECTRICAL WORK SHALL BE CARRIED OUT BY A LICENSED ELECTRICIAN ONLY.ALL BSMT Basement MAX Maximum EXIST WORK SHALL CONFORM TO THE PROVISIONS OF THE NATIONAL ELECTRIC CODE OF BYND Beyond MO Masonry Opening I I AREA TO BE RENOVATED PORCH I NFPA,LATEST EDITION. Uj BOT Bottom MECH Mechanical WITHIN EXISTING 134 SF e 3. ALL PLUMBING WORK SHALL BE CARRIED OUT BY A LICENSED PLUMBER.ALL CIP Cast In Place MEMBR Membrane �� BUILDING FOOTPRINT WOOD SLAT FENCE EQUIPMENT&FIXTURES TO CONFORM TO THE NATIONAL STANDARD PLUMBING W 2 CHNL Channel MIN Minimum EXISTING SPACE TO L I CODE,LATEST EDITION. Q CJ Control Joint MRGWB Moisture-Resistant Gypsum Wall Board BE DEMOLISHED CLG Ceiling MTL Metal CLR Clear NIC Not In Contract / � CMU Concrete Masonry Unit NO Number I 8'-7" V Q COL Column NOM Nominal N.T.S. ( COMPR Compressible OC On Center I v CONC Concrete OH Opposite Hand W 0 CONT Continuous OZ Ounce CPT Carpet PCC Pre-Cast Concrete O o CT Ceramic Tile PLUMB Plumbing E CTYD Courtyard PLYD Plywood v DBL Double PT Pressure Treated w DEMO Demolish or Demolition PNT Paint or Painted ZONING DATA DIA Diameter PVC Polyvinyl Chloride EXISTING 2-STORY PROJECT DATA a I HOUSE I Q L �i DIM Dimension RBR Rubber Zoning Ordinance CITY OF ITHACA p v DIMS Dimensions RCP Reflected Ceiling Plan I I Project Name 105 FIRST STREET 7 DN Down RD Roof Drain J > Zoning District R-2B L i DR Door READ Required I a Project Address 105 FIRSTSTREET Q LL DWG Drawing RM Room I `^ EA Each SIM Similar Client Name MOLLY AND JERONE GAGLIANO � z rd, O U Client Address 105 FIRSTSTREET Data Reference Required/Allowed Proposed -I t EJ Expansion Joint SPEC Specified OR Specification I � + oEL Elevation SPK Sprinkler or Speaker I O O O Ln ELEC Electrical SSTL Stainless Steel I Tax Parcel 45.-4-17 Use SECTION 325 8 RESIDENTIAL RESIDENTIAL �-1 4'-2"+/-� Lot Width - 35'MIN 40' ELEV Elevator or Elevation STC Sound Transmission Coefficient Project Description c U EPDM Ethylene Propylene Diene M-Class STL Steel N.T.S. 63.44'FROM I.P.MARKING Lot Depth 132' EQ Equal STRUCT Structure or Structural RENOVATION OF EXISTING HOUSE E N.LINE OF CASCADILLA Ixstng Tongue And +, 000 SF M IN 346 SF o° EXP JT Expansion Joint TELE Telephone C? I STREET(65'BY DEED) of Area EXIST Existing T&G T Ad G REVISIONS Building Area 1,676 SF EXT Exterior TLT Toilet I N 0 FD Floor Drain or Fire Department TO Top Of Lot Coverage 35%-1871 SF 31.3% A DESCRIPTION DATE i FEC Fire Extinguisher Cabinet TOC Top Of Concrete LI FIXT Fixture TOS Top Of Steel N 28°30'W 40' - J Building Height 35'MAX NO CHANGE _ _ _ ��JJ 1 FLR Floor TPD Toilet Paper Dispenser Parking 1 NO CHANGE FM Filled Metal T/D Telephone/Data BUILDING CODE DATA FO Face Of TYP Typical SIDEWALK Front Setback 10' 12'-0"+/-NO CHANGE END Foundation LINO Unless Noted Otherwise GA Gauge U/S Underside Building Code 2010 NYS BUILDING CODE Side Setback 1 10' 8' 7"NO CHANGE � �� Project# 2015042 a GALV Galvanized VIE Verify In Field APRON Data Reference Proposed Side Setback 2 5' 3'-9"NO CHANGE n^i GWB Gypsum Wall Board VP Vision Panel Q Date 12/9/2015 m HC Hollow Core W/ With Use/Occupancy 306.2 RESIDENTIAL Rear Setback 33' 68'7"+/- HI High WD Wood Construction Type 602.5 TYPE V-B PERMIT LO o HM Hollow Metal Reference Required/Allowed Proposed COVER SHEET Building Height 503.1 40'-0" No Change FIRST STREET Number of Stories 503.1 3 2, No Change C SITE PLAN Floor Area 503.1 UL 1,809SF A000 1"=10'4" As indicated D C B A haft— STREAM COLLABORATIVE STREAM Collaborative architecture+landscape architecture dpc v O 123 S.Cayuga St Suite 201 Ithaca,New York 14850 n' ph:607.216.8802 I www.streamcolab.com 4 EXISTING ROTTED WOOD PONY WALL TO BE REMOVED I L _ gED ARc CONC WALL TO 8"ABOVE I [7 p R GRADE TO REMAIN E 1 -r� �,'� DN 3R ���� ��,.QCMA ��✓�.� I �r 2X8@16"OC 2X8@16"OC BRIDGING AT MIDSPAN BRIDGING AT MIDSPAN 3'-0" 10" 10" EXISTING ROTTED FLOOR I 1 r (P FRAMING TO BE REMOVED I NEW 36"CUSTOM INSUL DR.HT 9�� a3488� �0 AS REQ'D TO CLR UNDERSIDE OF N��" OF NEW FLOOR STRUCTURE CRAWLSPACE CRAWLSPACE I , FBI II 131 I � � ` EXIST STEPS TO BE REMOVED NOTE:ALL EXPOSED RIGID INSULATION SHALL BE 2" FOIL FACED THERMAX EXIST INSUL 2X4 WALL I 2"THERMAX R10 WITH A CLASS FIRE RATING.R10 MIN TO UNDERSIDE OF DECK I EXIST INSUL 2X4 WALL TO REMAIN I TO UNDERSIDE OF DECK I � INFILL EXISTING OPENINGS W/CONC BLOCK,TYP. INSULATE EXISTING 3 STUD WALL&DOOR TO R-10 MIN PLAN PLAN NORTH NORTH BASEMENT DEMO PLAN BASEMENT PLAN D 3 1/4"=1'-0" C 3 1/4"=1'-0" DEMO WALLS AND ROOF DOWN TO T.O.FOUNDATION WALL ❑ ql - - - - - - - - -�- - J L � II II III III II II III III II n BEDROOM I L = FOYER � I BATH �� L II II O W Z J Q II / F—�_�_-- _ I I I I J I I � � I � o�o�� I I I I 0 I I I�� � �I I � II II V 1 II II LU LIVING ROOM DINING ROOM I KITCHEN I I BACKROOM I I Z O I I ICI DC I I I 1'I LU @) II L L z v �� II II z II II Ln J 0 - - - - - - J 'zT 0 0 O U) ci 5 i ` U Y v PORCH E o REVISIONS 0 s o A DESCRIPTION EDATE v i REMOVE EXISTING PORCH ROOF; POSTS AND RAILING SYSTEM TO REMAIN 1ST SUB FLOOR - DEMO PLAN Project# 2015042 N C 1 1/4"=1'-0" NORTH Date 12/9/2015 m m PERMIT Ln 0 FOUNDATION PLAN AND DEMOLITION PLAN A100 1/4"=1'-0" D C B A DOOR SCHEDULE WINDOW SCHEDULE GENERAL SHEET NOTES - PLAN TYPE MARK DESCRIPTION WIDTH HEIGHT COMMENTS TYPE MARK UNIT WIDTH UNIT HEIGHT HEAD HEIGHT COMMENTS STREAM A 1 2'-0" 6'-8" POCKET A 1 2'-10" 5'-4" 8'-0" 1. ALL DIMENSIONS ARE TO THE FACE OF WOOD STUD OR CONCRETE UNLESS NOTED OTHERWISE. COLLABORATIVE B 1 2'-4" 6'-8" A 2 2'-10" 5'-4" 8'-0" 2. DOORS ARE CENTERED ON ROOMS OR 6"FROM WALL UNLESS NOTED OTHERWISE/ C 2 2'-6" 6'-8" A 3 2'-10" 5'-4" 8'-0" 3. NOTIFY ARCHITECT OF ANY DISCREPANCIES IN THE PLANS PRIOR TO CONSTRUCTION. C 3 2'-6" 6'-8" B 1 5'-8" 5'-4" 8' 0" MULLED UNITS-TEMPER WINDOW CLOSEST TO DOOR STREAM Collaborative D 1 2'-8" 6'-8" POCKET B 1 2 1 5'-8" 1 5'-4" 8'-0" 1 MULLED UNITS-TEMPER WINDOW CLOSEST TO DOORI architecture+landscape D 2 2'-8" 6'-8" POCKET architecture dpc E 1 3'_0" 5'-6" V.I.F. 123 S.Cayuga St Suite 201 F 1 3'-0" 6'-8" B3 Ithaca,New York 14850 G 1 WOOD ENTRY DOOR 3'-0" 8'-W A201 ph:607.216.8802 4 www.streamcolab.com / �� F—D AR�'�i r.DEMgRF T 13 I V-6" w 0 n-_—._--- w ----_- 034 Q x N I I TRUSSES @ 24"OC I I HIP TRUSS @ 24' OC/ ao c / In N �\ D � N NOTE:CONTRACTOR TO V.I.F. IF EXISTING WALL IS LOAD BEARING.IF a WALL IS LOAD BEARING THEN HEADER SHALL BE(2)2X10 SPF NO.2 I I I I �\ I I (D o OR BETTER SUPPORTED ON(2)2X4 JACK STUDS EA. END.SUPPORT I I I I I I I \ I I I Z JACK STUDS IN BASEMENT WITH FULL BLOCKING AT FLOOR LEVEL AND 4X4 PT POST ON 12"X12"X10"THICK CONCRETE FOOTING.FOOTING Lu (3)2X6 POST,TYP Q SHALL HAVE(2)#4 E.W.AND SHALL BE CAST ON UNDISTURBED SOIL. w I r x I I I I I I I\\ \ I I I I I I I I I I \ 3 I I I I I I I I I \ I I I I I I I I \\ II (z)2x8 I (z)2x8 I (2)zx8 IL—Ell ' — � = — \ ITT- t I I I I I v�I I I I 2X6 RAFTER @ 24"OC t o I I I WORK ON PORCH ROOF I I PENDING BZA APPROVAL IL 1-- 1-- �- -- -- -- �-- � r,--- ---- \ EXTEND EXISTING PORCH POSTS (2)2X8 7 AS REQUIRED TO UNDERSIDE PLAN OF NEW BEAM(TYP) NORTH C3ROOF FRAMING PLAN 1/4"=1'-0" +/-21'-3" 15'-10 1/2" oe 1 HR FIRE RATED WALL 5/8"TYPE X GWB ON INTERIOR 5/8"DENS GLASS GYP SHEATHING OVER OSB ON EXTERIOR LU O 2 — •— — — — — LUz MIC. Q \� C� LF— 0 PANTR REFR. UP U 0 N N LAUNDRY/BATH � Q °2 56 SF DI KITCHEN AGE 1 FOYER BENEAT°TAIR -TOR GUEST BEDROOM 3' 1" 3' 1" 0) 122 SF Ir 48 SF B 1 38 SF 104 SF 31/2" I r _ LU B1 — �' z 0 Dw LJ E 3x3 _ o o SHOWER L I — LU @j 6--0 oe m - - - - - - - - - - - � �1 s L v� VERTICAL INSTRUMENT COAT STOR G 1 \\ LL z > STORAGE WITH SHELVES ABOVE 6 SF 6 SF N N \ 3 DINING \\ Q z ) N LL 205 SF C 3 c 2 > 1 1 ID Z m FAMILY J 'zTI l o w o a I 1 167sF I O ' I O ZO ° 6' S 1/2° LIVING QO �� 172 SF I - aj s m I ALL SMOKE DETECTORS INSTALLED IN O1 HABITABLE ROOM AREA(KITCHEN,FAMILY o° AREAS WHERE FRAMING CAVITY IS MUD ENTRY AND MUD ROOM COMBINED):352SF N FUTURE DECK I + REVISIONS EXPOSED SHALL BE HARDWIRED AND 59 SF LIGHT REQUIRED(8%):28.16SF I 0 INTERCONNECTED. v LIGHT PROVIDED:83SF 269 SF I A DESCRIPTION DATE i w F 1 VENTILATION REQUIRED(4%):14.08SF in m L VENTILATION PROVIDED:40SF — — x A3 Al 4'-5 1/2" 5'-10" 3'-6" 3'-6" 3'-111/2" m I C CL C J D to Project# 102/9/015 m °N EXISTING DECK PERMIT Ln 131 SF 0 N N FLOOR PLANS PLAN NORTH 1ST SUB FLOOR - NEW A 101 C1 1/4"=1'-0" As indicated D C B A STREAM I" PON-115-f—j4r•.IL4tLAa'rIC I eWL COLLABORATIVE GL = 7 - +! I it, STREAM Collaborative � '- - architecture+landscape architecture dpc fl 123 S.Cayuga St Suite 201 1 Ithaca,New York 14850 ph:607.216.8802 �K, + www.streamcolab.com . F 4 — -+ � 1•�" �tE ,4 D A . _..._ — ..__. T �-v ._ ••� - .. - �I�tr"TA�-- Pit' ED�t . E c 61 X Q� s11 - t+V _Suti1 - -—� Ism (P I �v.�T+ `c�lrr n! —P-- 'r/�n p 5 I.QSS cs�� IsrlrJcti ns �`��• TWI 1 �j, o34818 C7� ' Ny s L 15Iv-. rD !' 'L � 14 AT NQ Top or- uND srl7� tom' WAmJ1 F1 11 7' ' H --9� 14 1 �_ - V1, 4 Fn-ST L. EAVE DETAIL 3 V.- 5 t r l3,oTT IN Ss-1 L.raT-.j� cxL or .6"t CLOSIE-0 CAL --' A I f�DrsM gw ll M.It �klf 05a 71e-W/3V,, ' lt*EA-MIt-� Wf TA •.TariJFS. SOUTH ELEVATION D3 _ 1 1/4"-1'-0" 3/-itt p1JVANft� AtAf°lrTtt �Ll '7__ CI- PaCf4D1 .._ �r h1S'uL.e�"I•}c�f�1 �1ii7 . J f,1'¢�= l kl�T��.. 4 �-�a'�.1�_�1 t �Iti-SrOE +Lt{� �� T,i�r�, GL t.rsSS 4�Pswr� Sk�l1•'e] 2 Atll3t'A V%em Cosa otJ �JC59-114 Tb U P y 11 NL W fit'v bE Aw\ w/ 2 5 641 S _ -Q-8 2 WF R06TS C 1-4"-0C. Cz r1t,,wQ-)A LU Q_ 2 - - - -Lr(Za' tT ALA- PkocK Rm13�X M r a LU F► 1SN r+ L U + c 2 YIa�AX Fa L-`r A' )� O vl IN5ut. T r� ` n F-ps �.!51io R= 1110 >- ---� - GL-ASS A FtAM+'Wp iAD IZATIN� h �►yT�P ��. 4�L�rt ���et�€ � z � - , �N��= �oit. F� i'Z I�t N r7�� 13+�tZ►�5�� <: , i•'4 15.�' $ � 3 �. Q Ln Ln > - e7iCtiSTlt j C 11NAt -Tf_ WAS J N + i r . - a , ,�X, }� O J ++ FUTURE DECK J O o L h1r? REVISIONS tit s 4✓X 1�,i I r•�r, C��.CrL fi "o T1 - 1v 8 W I DA;-�' FQOT>1� ' r)F i�7 Ti c� DESCRIPTION DATE I pd +r•.1 2.4"aG -E po)o tio- $I' _�� +CroTIt.. fS 11' To ex I STIt.1,, r-CQT tt---i;, 14 a,h,E , Project# 2015042 W/r F�t?IF3DT IN'* Date 12/9/2015 nmi PERMIT Ln EAST ELEVATION N D 1 1/4"=V-0" ELEVATIONS B 1 WALL SECTION DETAIL 1��= '-0" A201 As indicated D C B A LEGEND t=,4r • —IRON PIPE FOUND NOTE: THIS SURVEY MAP PREPARED WITHOUT x—IRON PIN FOUND BENEFIT OF AN ABSTRACT OF TITLE4 q JCY—UTILITY POLE — PROVIDED, SUBJECT TO ANY STATE OFF FACT THAT AN UPDATED ABSTRACT OF • TIRE MAY SHOW. HODS N0.1D7 N N GLOWA (R.O.) Vi 765/191 �a TALL IRON 7' MAP REFERENCES. POST FOUND A —— A— GRAVEL DR NE — i r 0 B E AVENUE DATEEY D 51711998 BYAT G. � •' _`�4' _N 6_8_'05 24 E �32.97 _ { MILLER. P.C. C �• rAu BOARD FENc �:--- 2) SURVEY MAP OF NO.104 LAKE 186' �Jg AVENUE DATED 3/7/2001 BY T.G. `�� � •. .•. MILLER, P.C. m RONALD ALLEN JUDE 3) RESURVEY FOR DAVID w. SHAPIRO • ' INST. N0.425467-00 i AND ALICIA CALAHORRO DATED MAY Ay NO os TAX MAP N0.45-4-17 ,4 9, 2002 BY MICHAEL J. REACAN, L.S. bj CDM o �• ARE4=0.124 ACRES46 � V (��+ 4) SURVEY MAP ND.116 CASCADILLA Q !v STREET DATED 71912074 BY T.G. ' v C �`Of EVANEGA (R.O.) MILLER, P.C. e Cfl ` 2013-5690 i m .• —— -- — —GRAVEL DR" 18.6' _ ______--� 92.00, P TO P 4' —S 68.38�18w TALL BOIARD FENCE RUNS JUST SOUTH OF LINE 97.0O5 00'2 36•�4r S 68017'57" W TIEa63.4' TO NORTH LINE MAPES (R.O OF CASCADILLA STREET 2014-08612 BROWNING (R 0) 528283-001 TITLE: SURVEY MAP 't�OF NL�y JERONE GAGLIANO & MOLLY KORNSLUM C_j QPO RIrS,C cEmFICArI°N GN,�AGO MAN TlTLREINSURANCE COMPANY N0.105 FIRST STREET ° ITER I hereby certify to ' OF TI T. G. MILLER P C that I am a licensed land surveyor, New York State License Kiounai ar Tea wP war No.050823, and that this map correctly delineates an 270�� Q� actual survey on the ground made by me or under my direct muaaue uar a�mM10 ENGINEERS AND SURVEYORS CITY OF ITHACA, TOMPKINS COUNTY, NEW YORK supervision and that 1 found no visible encroachments either W LAM Ali 3 P IEMN AM vxn FOR�yip 203 NORTH AURORA STREET SQ82 way acrosZZ=DATEO: lines hereon. AND Darts taw oICv r sys DATE: SCALE• LAN ' WP aR Cores KM 7K s [THACA. NEW PORK 14850 srx of Ic UCD=uwo suRvc at �EL..(so�)2�2-s4�7 �� �SIGNED: ++�+ �+MM e�oN 6/25/2015 S15474 1 =20 ��- :-s TV CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SEAF) Project Information (to be completed lie t or project sponsor) . Applicant/Sponsor.- 2. ProjectName.- Noah Demarest 105 Firstt . Project Location: 105 Firstt Ithaca, 4. Is".Proposed Action: New Expansion Mo ificatio lteratio 5. Describe project briefly: Rebuild t ri t existing ion of a single family 6. Precise Location(road intersections, ro i e t landmarks, etc., or provide map): 105 Firstt, Ithaca NY 7. Amount of Land Affected: Initially: 4981 sf Acres or Sq. Ft. Ultimately: 4981 sf Acres or Sq. Ft. 8. Will proposed action comply with existing zoning or other existing land use restrictions? Existing buildingviolates Yes No If no, describe briefly: side yard setbacks 9. What is present land use in vicinity of project: ZResidential Industrial Agricultural Parkland/Open Space [:F ommercial Other Describe: 10. Does action involve a permit/approval or funding, now or ultimately, from governmental agency (federal/state/local) Yes [Z]NO If yes, list agency name and permit/approval ty e: 1 . Does any aspect of the action have a currently valid permit orapproval? Yes No f yes, list agency name and permit/approval type: 12. s a result of proposed action, will existing er it/a r v 1 require modification? Eles 0 certify the information e e to the best 'knowledge. `T DATE:PREPARER'S 12.15.2015 1�A ' TITLE. Architect SEN�TING: _,��Uke (�A-(:,L-IA-W) 3011 .........1 1 cl:r� �> _ "n _„ x S BY- Noah u Firstanco 105 DAIFE x + Jan 5f4,_2016 , NOTIFIED- ADDRESS F r R O E 500700 45�-5-9 500700 45g-5-7 500700 45�-5-8 Crawford,Roberta Wissar,Me Kaplan,John Salmirs,Michael Wissar,Enrique 104 First St 102 First St 106 First St,Apt 2 Ithaca'I'N"Y' -14'68 50 Ithaca NY 14950 fthaea NY 14850 500700 45.-5-5 500700 45.-5-4 500700 45°-5-6 Work-man,Wendy S Johnson,Julee M Tripp,Jill 265 Park Rd 120 First St as all,Jo Ann Chenango Forks NY 13746 Ithaca NY 14850 112 First St Ithaca NY 14850 500700 45.-5-10 500700 50.-3-'-) 500700 45.4-1 Haley House,LLC WU,Paul W Waters,Edward G 205 Hiliviewe P1 4 Evergreen Lane Waters, Merl lee Ithaca NY 14850 Ithaca NY 14850 33 Farmhouse Cane Voorhees NT 08043 500700 45.4-2 500700 45°4-3 500700 45.4-4 Holt,D onna Laraine Ritter,Keniieth Heritage Park Townhouses,Inc 113 Monroe St St Holzbaur,Linda 680 Ridge Rd Ithaca NY 14850 111 Monroe St Lansing NY 14882 % Ithaca NY 14850 500700 45.4-5 500700 45.4-7 500700 45.4-6 Weidberg,Gary Stein,Dennis Weiner,Elayne M 27 Eagles Head Rd 110 Lake Ave 118.5 Lake Ave Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 45.4-8 500700 45.4-18 500700 45.4-19 Evanega,Sarah N Glowa,Esther Metrulis,Carolyn A Evanega,George C 408 Alpine Dr I I I First St 116 Lake Ave Vestal NY 13850 Ithaca NY 14850 Ithaca NY 14850 500700 45.4-17 500700 45.4-9 500700 45.4-10 Kornblum,Molly Foss,Timothy F Mein,Dennis W Gagliano,Jere Culver,Foss Doreen I 10 Lake Ave 105 First St 112 Lake Ave Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 45.4-16 500700 45.4-15 500700 45,-4-14 Mapes,Barth D Browning,Priscilla E Trechter,Sam Mapes,Rhonda E. I Pleasant Grove Rd 606 N Cayuga St 116 Caseadilla.St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 45.4-21 500700 45.4-20 500700 45.4-11 Eager,Heidi McCulloch,Jeanette Maxwelt,Judith B 119 First St 115 First St 106 Lake Ave Ithaca NY 1.4850 Ithaca NY 14850 Ithaca NY 14850 500700 45,-4-12 500700 50.-3-4 500700 50.4-38 Barr,Sandra I, Cascadilla Oasis,LLC Bums,Annie 407 W Seneca St 4088 Garrett Rd 435 N Geneva St Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 Fr 500700 50.4-3 500700 50¢4-2 500700 50.4-1 Yarrow,Matthew M Gilewski,Amber Melissa Frog,Stephen Yarrow,Erika D Nguyen,Ducson Frug,Sara I IQ("qaPwfifln qtri-r-f 1.22 1. C'a q-c In.d i 111.--q S I Intmuri R ii A nt I d A Ithaca NY 14850 Ithaca NY 14850 Ithaca NY 14850 500700 50.4-6 500700 50.4-5 500700 50.4-4 Fisher,Yvonne O'Kane,Liam Douglas,Andrew 0 107 Cascadifla St O'Kane,Lianya hrs.,Elizabeth Ithaca NY 14850 115 Cascadifla St H 7 Cascadi I I a St Ithaca NY 14850 Ithaca NY 14850 500700 50.4-37 Cmrus Properties LLC 422 N Cayuga St Ithaca NY 14850 IT CITY OF ITHACA 148 East Green Street 3rd Floor Ithaca,New York 14850-5690 U i `: =.' ', DEPARTMENT OF PLANNING,BUILDING,ZONING&ECONOMIC DEVELOPMENT Phyllis Radke,Director of Zoning Administration Telephone: 607-274-6550 Fax: 607-274-6559 Email: dgrunderocityofitllaca.org CERTIFICATION OF MAILING Appeals Appeal#3011 RE. City of Ithaca Board of Zoning A I Jennifer Demarest ,affirm that all property owners within two hundred(200)feet from the boundaries of the lot under consideration have been mailed a copy of the enclosed notice on or before December 15, 2015 . I affirm that the notice was mailed to the property owners at the addresses shown on the attached list of owners, by depositing the copy in a postpaid properly addressed wrapper, in a post office or an official depository under the exclusive care and custody of the United States Post Office Department. I further affirm that the names and addresses of the property owners are the same as the most recent assessment roll. ignature) PLEASE SUBMIT THIS FORM TO: City of Ithaca Planning Division Phone: (607)274-6550 108 E. Green St., 3rd Fl. Fax: (607) 274-6558 Ithaca,NY 14850 BOARD OV ZONING APPEALS OWNER " AUTHORIZATION o APPEAL NO. In any ease iin wh1*6-he o the Board of Zoninge seeking l ate e- don, speclial permi t or variance on behalfof certain : o e r t._ . submitted i gne . by someone other than the current recordo�mer of that property, thy:g form must be submitted along e appeal,DATE 12.15.2015 TO THE ZONING BOARD.OF APPEAL APPEALSv Ithaca,, New York. I e Jerone Gagliano 105 First St (Name) eel Address) Ithaca NY 14850 (Muns i _ .e 1 ) ovrn property at 105 First St, Ithaca NY 14850 (StreetNumber) T am the e owner of the above.-- e :.10 e property. El- This roes also oy=ed by. a and I have a owe of Attorneyo aixthorize this appeal (attach OA) o hereby authorize (Name) Noah Demarest o appeal or request a varli ante or s eci 1. erml (our) behalf (we) understand tha . January 2016 .he appeal Vill e, heard at .e meetaLng of the Board o xA ` � 4 Zoning Appeals, _y.. dui s, s s' u t �4 Signature COUNTYSTATE OF WETI YORK OF TOMPKINS d Sworn t o a".z day o Y�4 CHR h _ .. ... _ i Notary Publilo of r jaillied in TOR' cunt ox Term ExplffP, N06072233 1 Note to all those ' signing this formlo Owners authorizing another to present: Man appeal on thealr behalf should be aware that the Board may, 3".n . t- re-Lief, addea4 o e conditions is the... become binding on. the property* y Especially where a variance is beingsought the ownermay be the only } o detailed in o o about e property essential o the ea . . such a case authorizang another perso o appeal i. e al to he appeal unless e o _ e18 elither presentears or sendsanother fully .fie a. e o answer questions about the property and e eas .1. 1.1 o i n iit co 3is en with the zoning ordinance. Submxt to: a. o: a Building Dept., re , � 5 0 rev 4 105) �= CITY OF ITHACA 108 E.Green Street—3rd Floor Ithaca, NY 14850-5690 $� K Z` DEPARTMENT OF PLANNING, BUILDING,ZONING,&ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING&DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning& Development—607-274-6550 Community Development/IURA-607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 TO: Board of Zoning Appeals FROM: Planning& Development Board DATE: December 22, 2015 SUBJECT: Comments for Zoning Appeals 2991,3010&3011 On December 22, 2015, members of the Planning and Development Board discussed the above-listed Zoning Appeals and agreed to forward the following recommendations: APPEAL#2991 416 E State St/MLK Blvd. Area Variances Appeal of Ben Rosenblum, owner of 416-418 East State Street, for Area Variances from Section 325-8, Columns 5, 10, 12, and 13, Loading Space, Percentage of Lot Coverage, Side Yard, and Other Side Yard, requirements of the Zoning Ordinance. The property at 416-418 East State Street is a non-conforming structure in the East Hill Historic District. The applicant purposes to renovate the existing building at 416-418 East State Street, now partially occupied. One apartment occupies the second floor; and a portion of the first floor is used as office space. In the past, the major portion of the first-floor space was used as a printing plant and is now vacant. The applicant purposes to renovate this space for a new 800-SF bar and create additional office space on the first floor. To convert the unoccupied space on the first floor to the new permitted uses, the applicant must obtain a variance for the loading space requirement and for several existing deficiencies pertaining to required lot coverage, side yard, and other side yard setbacks. Parking for the applicant's proposal is met through a shared parking agreement with the adjacent neighbor at 408 East State Street, but the proposed amount of office space for the building at 416-418 East State Street requires one loading space on site.The only place to locate the required loading space is in the front yard of 416- 418 East State Street. However, meeting this requirement would conflict with the desires of Ithaca Landmarks Preservation Commission and its previous approval of the proposed site plan, because the loading space would require removal of front yard plantings and green space. In addition, the property at 416-418 East State Street has three existing deficiencies that require variances from the BZA. The property exceeds the 50% allowed percentage of lot coverage. The existing building's lot coverage is 60%. The building also has a deficient side yard and other side yard setback. The side yard to the west of the building is 0.02 feet; required is 10 feet. The other side yard to the east of the building is 0.1 feet; required is 5 feet. The property at 416-418 East State Street is in a B-4 Zoning District where the proposed bar, office space, and apartment space are permitted. However, Section 325-38 requires that variances be granted before a Building Permit is issued. Language not yet drafted APPEAL#3010 116 W Falls St "An Equal Opportunity Employer with a commitment to workforce diversification." 1of2 Area Variance Appeal of Mihal Ronen for an Area Variance from Section 325-8, Column 11, Front Yard Setback, a requirement of the Zoning Ordinance. The applicant proposes renovations to her home at 116 West Falls Street to include adding a new porch and entry that will extend into the required front yard setback. This property currently has a front yard setback of 15'1"; required is a 10-foot setback. The approximately 113.6-SF porch will extend approximately 8'9" closer to the front yard property line and reduce the existing front yard setback to 6'4". The property at 116 West Falls Street is in a R-2b Zoning District where the single-family residence is a permitted use; however, Section 325-38 requires that an Area Variance be granted before a Building Permit is issued. The Planning Board does not identify any long-term planning issues with the appeal and supports granting it. APPEAL#3011 105 First St Area Variance Appeal of Noah Demarest, STREAM Collaborative, for Jerone Gagliano, owner of 105 First Street, for Area Variances from Section 325-8, Columns 12 and 13, Side Yard and Other Side Yard, requirements of the Zoning Ordinance. The applicant is in the process of rebuilding a section of his home that has suffered water and insect damage over the years. Believing the accuracy of a site survey, the applicant demolished part of the rear portion of the existing house and roof, including the roof on the associated rear porch. However, new measurements show this reconstructed section of the house is actually 3'9" from the side yard lot line. The Zoning Ordinance requires a 5-foot side yard setback. In addition, the applicant also proposes to change the roof line on the reconstructed portion of the house in order to raise the porch's ceiling height to Building Code standard. The existing porch is 87' from the other side yard lot line; required is a 10-foot side yard setback. Though the porch remains, the new roof is considered an extension of the existing side yard deficiency. The property at 105 First Street is located in an R-2b use district, where single-family homes are permitted; however, Section 325-38 requires that a variance be granted before the Building Permit is issued. Language not yet drafted "An Equal Opportunity Employer with a commitment to workforce diversification." 2of2 Faeiiitatii 16 F-ffe�,tive r-artiLiPatiorI in the HeatedPuLI IC eetl-ii ng ��;�; �=/rDRC Saturday, November7, 2015 Don Barber/Jeff S e ar son T �...-r...l....,..,.•_••_ �` r'—_•P•.--.,p��-•--,^^., t. ,•—r3•,, --�-, ram. ,,. �: '-r..�,..�,,•- , - _"• ,.4.-i ♦ f�„ t ..•', l • 1; ' • '1• :� \ ' / `t 1 (� t...k�. • �... ---'fir Overview Worksheets Meeting Agenda Thne Management Before Meetings Privilege of the Floor B embers Actions UM g Meetings After Board Meetings Proposed Operating Procedures Overview 'The following items are recommended behaviors a Town Board(Supervisor and Board embers)should consider prior to finalizing their operating procedures for the year.These are items the board should consider regarding how they will conduct themselves before,during,and after board meetings.These are•intended to be items that will: 1) provide guidelines for each elected official to know how to interact effectively. 2) help build the effective working relationships needed to accomplish the governance tasks Each participant is encouraged to: 1)reyiew each item. 2)determine if they want the item included in their boards annual standard operating procedures(check yes or no for each item). _ 3)determine which items need to be modified(check modify for each item). The beard can then: 1)discuss items where there is not a majority in agreement. 2}vote on the items they will incorporate into the boards annual operating procedures. 3)implement aiid enforce the voted procedures throughout the year. III'i Board t' s Page o ° , cot ®c erg Et 27 . I s I i ing r-a�.Ra Ling Effect Participation I �n i Lire Heated Public L �v�e��1116 � �CC `,/ %, %.. Saturday, November 7, 2015 Don Barber/Jeff Shear son P _ ` ceu- • .R d E '.i r..}tr za•'r a7."Ai '. id - greez�, = i* •t` — •e 'F AOI . e•_u e isor/C a°µ ° re e the pro sed me2!jR&a en as - A02 All board members can submit to or the meetin ° To.submit items for the agenda in le time so the Supervisor/Chair and/or staff can assemble information related to the item before i °bu°o of the agenda. e Agree aft proposedagenda e s are submitted o the Supervisor/Chal"r atea a s prior to e meeting. Ensure a le time/oppoEqLnity for presentation of information before and during the meeting. 1 A06 S o o `ties for board members to r ent reports or theiritems ofinterest. Schedule the opportunity for the Supervi'sor/Chair to present current and future items of interest to the board and communifty. List the opportunities for hearing or reviiewmig reports and presentations fromstaff, committees,consultants,etc, A 09 Agenda items related to decision makin votm' will be dealt with prior to other agenda items. A. 4 Clearly identify items that will be voted on as"Consent Agenda! items. Al l The Su ervisor/C.hair will schedule member proposed nda.items on the agenda. A 12 Agenda items are set days rior to the meeting. A13 All board members and/or staff participating in the agenda have adequate time to prepare. Comments,materials,data,etc.prior to the meeting. A14 All board members wiff receive the proposed agenda and related information at least days prior to the meeting. A15 A majority vote-is re gyred to add,delete,or change items on an established enda° 16 AppLove the proposed.agenda at the be , o1'the meeting. 1.7 Al 8 A.19 p E Board C } i i Meetingsel° cc Facilitating Pffortn%®e Participation in the Heated Public meeting TrCO �/ DRr Saturday, , 2015 o n Barber/Jeff Shepardson . r z J'r. �s �},L.• : T':t= ''' . -�__`•a • _ t' •i:•-r.- iR,_ 'f•r t4,,. .•L� t ';r.. r M. o •►'1• I-, r vmr 4 Id.'•S f4' tf- t• --it•.'.Y S� iR+.:J'II R_L• +,"1 i '� -.i":i b'_� - }'•q. .P <•t: s• '- .'g 'c. ':'a'' 't •S. *�-_. ?,' �"roe mot:..a",.,' _ _ i it :, � -_ •s-. ,y-4 j. a f. •:•n`''• e-e ,i. •O• f - _ Establish ime limits or each agendaitem. Ensuree s start on time. Ensurel activities and discussions conform o established time limits. o o confine eachs e er-s comments to no more than 2 minutes. o Veaker can comment more Um 2 times on each ateggqndaitem. B06 Ensure meetings end on ume. 1309 i i _i. .'Y.I .,.ro'•� ?�,;.y►--'ti is :t'ar•". .t•131. - :yx =. •I Z r.;a ,i.-•. ,T••ti .•Y:.{;.. -l' <x: SM�Iu It '.:r- :�.- •j.,� 't.i', _ 'v• - a ' 7' v:_ �' G•.:z_' :Y.:..T .i i•i�' .,�i-�� _ ti,':-•!-F. a:.♦{:i`.:: z•j- •' - �•�F ;m.i r•;.'rl,t,, 's:-♦ Zt .4:';.�s •,'•:` _• ,_-.�.-',i .t. p. •a 4`•- s a. .i 'T-" - •I , t - • . •i • > -• _ •a e r ••(:.�.• :' �.•�,'�-•• „V`- s ;7.•',-T `\,r�\t' •g- .I_•.\i 'ia •a• - '�:•ri-P' -- 1' •V 'i•+•.• �_. ..-:.� t t.. •ti"^t. ems- - ::�.i,�..tw:i'-�-5.:fi�f•�r:' .1' - ._�: • i'2 C- "?:• -r'•',•,:,..•� .'.:.'� ♦ .-:y+'ei.•! - :• ..t_.S RI'f ;:•...ii.. ,i�*._� :�..r, • .��Ir•'. �2'. .i,:..r. f r � ,t .2 R i •IJ t. _T;t.t,,.' hers., �s•.r►' i?.•y ♦` i -;i- .x._ :'.-.i.-f-- ,�.r,. •.-(' . -• •�: .6::.i....:t•i e 2 f. ..t. -t,',�, :^ice•i I•. 1�<-•�...« .�{, --l' �.. , • .'4r Co 1 Ensure meeting area has adequate space to accommodate the number of people attending the meeting. Cot Ensure meeting area has adequate audio/sound equipment so all can dear board members comments. CO3 Ensure meeting area permits barrier-free mess for attendee's. Coo Ensure climate,li tin ,etc.in the meeting area is comfortable for participants. Appoint a Rarson to serve as the parliamentarian for meetings. I C06 To use"Roberts es"and other locally adopted policies and procedures to guide meeting activities,motions,amendments,etc. C 7 Ensure meeting a er da's are available for the public before the meeting. _ COS Provide a sign.-up sheet available for people gran ti ° g to address the board ' g`• rivile a of the Floo % Cog Provide the public a handout beat-describes the towns procedures governing"public coi tints an Privi c g of the Flooe . clo Prior to the meeting,to seek any additional information ou need to take necessary action at the ee l Ensure you are,fully prqparedea o_Px4capate or to the To assess the ion -term"implications of proposed decisions. l To 22mply,withre a°c s and policiesfor conducting ee° s, adequateC14 Ensure t meeting-will be recorded,maintained,approved,and distributed accordance ith established laws, a latio s,policies and procedures. cis cis Board ° . • Pavllitat®ng E festive Partiripation in the In pubi0 nn11-1 a ��r �/%.o Saturday, November 7, 2015 Don Barber Jeff Shepardson Sppervisor/Chair will •ofify the public prior to open'tug Pnivilegeor .j < :L. i. �. '•:fix 1�«s• � ••� a. t ••�, .i.y*.�. t n �r ! • ,..<? .:r ••+il i :l r- t.. -j !x- .lr. .A . .. ...:•. .., .....r -''-;-r i � ,s 3.i•"#-,= �•.' a• ,s �ti' -':.z io •:t '+,•,- -.t. •t .y•.a F .. r: '., t .•.a,. ., a,. t z ..•,_tcl... .... RTa- rr. - g •'a. - fig• -, r r n,F. .fl•,-�t. t .d'c.r'•r. - - .�`i.a��i"�3:t...i.. • ��.' 't '^'''•'^':'. ..a m t'. `r- .::�.• ;:+� > _L� F-- •g'•x•-.• k .t - "! S t' y ..t.._-.•R•.:...,.-,-...i.••..7.•..x..•.r.x.�..'•a;.:�t•'•4-•.-R.•..'R�•'•-..m...-...�J�.•.�•}.:'..��-4,....i.�..:-..�..,.?.+•@.f>.s.•_.a:.C',.,.>,....r�a.L_s�.r•4.�'.{.+.t.-..f•..r•....•-_._-•r.z-.....9..,.•,�.,_;;t..a:�:.+sC:.'.R."�+i;3..R-..�1....E"t',*F.-.r,„.a:'aw.-,.iaIn,•:,,.ZP•��:.•?.."--.:2r r ..Ah�.s'ry.s#"..:+:r..T.,,._.+r..lrn.,ry, ..-••�...1.t3,`i..'3 s't' r'a}:r,y� ^`.A'i3trt':�Ri-»,.t"1:.T�}-!i,1.�..,1• n„,"-;A,1;:,'{--,••B....+x.u.•.••s.�•_.'�y1 •:r� ,r. t ♦ _� 1$, j.0, # ,;.••rr {`{:;'. '�:..,. ':z+Y.•.a1-+' rtr_S T_:r ,.. r,,.�. •g,. �Y',.1 .t•• ,n' ,'� ' �. J. -ya .i'.I` �� :i ,y'ti-x.ffi• ..8 r'. ?' say, t.;.•,.2 .i.p _ - -f' f iA• l • • � r .-,.1-'.9 a� i•,...•,_.•,y..,.,. - ,a7' li.:+'•.`'t`^f .'+� �A...91 '. f1�. �t�',- .C':' �J.+- . ffi Mi -r, SP -.. .,.>r,.. r .,-•' t.1 - - 1• •}-, , ii s'y.. •i R... _ Ar. }� rl . .'.• �,t i, �1'.F ; it .i-a •t• :m.DOI f 4 ^t 1.• -? i a. @. _a ,a e4•*ii'i�.'�'_� � i :Li�. ^_ ....•.. . ....r...,..•.:- ., ..�r�,i.-i :-,:,.:i�.-r x.t.+, .-r rr:i:'i-•.:,.^ .4 s ;f" ..t l x' !.�••',a,it, :r. :., •;. "�a� .% - y . The purpose s for members oft e public to inform e board of their thoughts andideas on matters related t6 town agenda,'Policies,procedures and operations. 2 v' the 2pportuni4 to address the board is a privilege o ri Set boundaries of acceptable expression of comments l a e,civility,time limits,personal attacks.,etc.). Speakers should s their comments to the supervisor/chair and nof to individual board members,the pg iq,mass media,etc. Mard members will listen but not respond "Privile a of the ploor"V D06 Boardmembers will not debate items with membersof the public. 07 Only the supervisor/chair is authorized to respond to comments received during privilege of the floor. 08 Ile supervisor/chair can,at their discretion,authorize.other members of the board to respond to comments made during`Trivilege of the Floo ". D09 Members of board reserve the right to clarify and/or correct inaccurate statements made by members of the public. f.DIi DII D 12 D13 D14 _ LD157]' (E Ver 1 - f t 1 t 4 ' e. . c orp.com r ,acilitating �ffe�tr mpe art®�.d�ata0r® ®rd t®®� e�c�a'�at��c I�Ib+�� `®/®��tl � �9�v��/CD RC Saturday, November 7, 2015 on Barber/Jeff Shepardson r ' rar 71 .,+ •1• ,..,. ,.-;'.!.". L l• 1 11 L.p1 '•1t •.l` 'f,{. .3'y:• {.LS 4' �r� �R 'T'•'/ i..'s •L .i•• a r r .. '.. ,..-."•r..4. •• _r + •t,,.,`':-•.t t: {.:.ti^• .cF i. t� T. ,t / -tom.�•_ '+.. t=:R a 2. a r. +, i c , .1 r .' .'•..•,.a j i"s•L .17; { i^ •T.T iT' •K•. i;• •x •i, - - 1 l ai F i 1 9... .iy} .5..'�^,:.. ,:s::i :i•- ': _ 1 o i s i . . .:'+..^::".'+. -..'..a.• ...,.'r f. .r" ...t �: t' '"� "t.. :.€ 1 t.a: _:a. 'S z�{. .t. t+.;,, >, Role model the be •,viol eeted and requited o u i members and staff. Not speak Nvithout first be!M be! recop a e supervisor/chair. Avoid hidden agenda's. Speak clearly is' tl .Use microphone°H necess�!y. 5 Stite their position. Vote their conscience. _,-Treat all t with respect. Ensure,only one person speaks t a time. Avoid ire to persuade and advise usE' S aggressvetactics. E10 Ensure all members have an a al opportunitto °ci ate. Avoid LI*Soursly agre2ins or strop disagreeing with others. B12 Avoid approving with someone for conforminglqyour position or o dons. B13 Share our own fee4 E14 Describe observable behaviors that influence yqur feelin s. :E15 Attack roblems and not attack people. B1+6 1f°needed, era prase or check your impressions of otherspeaker's meanie before commentin E17 Not waste time!geating what has alread been communicated. E18 Avoid long unnecessary comments. 19 Listen to each other and not engage in conversations on the side, B20 Respect each other's commeants/Q inions. l Avoid sp rip ' su rises on other board members. E22 Refrain from public criticism of each.other. � E23 Ensure activities/deliberations are limited to board work and not staff/administrative work. E24 Refrain from tag definitive action on important operational items until the key staff involved have been !yen an o ortuni to rovide.recommendations on the item. f E25 Ensure there is no discussion of resolution items without a motion being made and seconded before the item is discussed. E26 Ste on task and not discuss unrelated issueslitems. Adhere to decision m raclices that are based on data,poyy,and best practices. E28 Refrain from committing to a position on an agenda item or issue before all relevant information is resented. E29 Focus on an agenda item until it is resolved or until the specified has been reached to take action. E30 Work to achieve consensus on agenda items and ifnone is reached then the vote of majority will determine the outcome. E31 Move on to the next agenda litem' time er. Avoid focus in onand/or cri°ci s that are unchangeable. E 3 Sunnort the sunervisor's/c aler efforts to control conflicts at meetings. ' B34 Avoidcommunicating one posinon in.private conversations/communlications and a differdnt position` `c c ®c s. E3 5 Conformo the re f e e is o "Open e'. Conformo the Mukements of or' activities before ' after" ec tive sio e . co . Facilitating Effective Participation in the Heated Public Meeting TC'C'_G/CD RC Saturday, November 7. 2015 Don Barber Jeff Shepardson . t 0-1 s 6 � -i-i_ ..�•PI.r�:;# � �ql�•+ ��. •t• {t�� 1Ir+ =s�� i 't'..tr�1.;_ ?� ,•+ •_� ••♦+'• ! a:p. .i ."C+Zi i`•�•2: •S 1'e's'�-M•�..' .i�•;t...).•t'r' ,t` — ,�. -f •�:_ f+. "A" �x...:tw• i-! rt. +.L.• `_"t '•l..I•J�. .i.4'�.: F. _• a ff fr a• f _ - ' A. �• .R+•2• -T f•' �•� •t• Ayr"•�'S"L• m !ee Support actions e board. Support, of adecisions reached o ° Commumcate decisionsto aU stakeholders who are affecteddecisions c cr. Abide by confidentiality laws governingcc si ° EnsureFOS ac c ,records,reports,minutes of meetings,etc°are processed and maintained accordance with applicablelaws,regulatims,policies,etc° F06 Refer l persons l 'ssues regard o operations o the proper staff persondirectly responsibla for the qperational ac ay ° FOS Flo . tr • . x Board Meetings Page o c ° r®