HomeMy WebLinkAbout12-22-15 Planning and Development Board Meeting Agenda
AGENDA
The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on DECEMBER 22ND, 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
with a scheduled PUBLIC HEARING below , you are highly encouraged to speak at that time)
6:02
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: 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: 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: Determination of Environmental Significance 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.
CITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT
Division of Planning & 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
APPLICANT OVERHEAD PROJECTOR NOTE:
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available to connect to our overhead
projector. If you need to connect another
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ADAPTOR. (Macs & many newer, lighter
laptops may not have a VGA port.)
If you have a disability & would like specific
accommodation to participate,
please contact the City Clerk at 274‐6570 by
12:00 p.m., the day before the meeting.
“An Equal Opportunity Employer with a commitment to workforce diversification.” 2
D. Project: Tompkins Financial Headquarters Building 7:35
Location: 118 E. Seneca St.
Applicant: Trowbridge Wolf Michaels, LLP for Tompkins Trust Company
Actions: 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.
5. Old/New Business
A. Board Operating Procedures (see enclosed materials)
B. Planning Board/ILPC Joint Meeting: Tuesday January 12, 2016 Re: Old Library Project
8:15
6. Reports
A. Planning Board Chair (verbal)
8:25
9 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
(time permitting)
8:35
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.cityofithaca.org/DocumentCenter), under “Planning & Development” > “Site Plan Review Project Applications,” and in the relevant year/month
folder. Subdivision application materials can be similarly located, but in the “Subdivision Applications” folder.
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.cityofithaca.org/354/Planning‐Development‐Board.
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East State LLC
December 11, 2015
Lisa Nicholas
Senior Planner, Department of Economic Development
City of Ithaca
108 East Green Street
Ithaca, NY 14850
RE: 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:
1.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
5.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
Owner, East State LLC
Phone: 917-693-6742 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 416418 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 69.219 (“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 416418 East State Street,City of
Ithaca,State of New York,Tax Map Parcel 69.218 (“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 416418 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 416418 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 416418 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 416418 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 416418 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 416418 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
December 10, 2015
the Printing PressIthaca, NY
16
Spaces
15
Spaces
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Park ing
Lot
ARGOS INN and PRINTING PRESS Use Types
APT.
Fl. 02
1
2
3
4
6
5
7
8
9
10
11
12
13
14
15
1
2
3
4
5
6
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8
10
9
11
12
13
14
15
16
HC
HC
1
16
Spaces
15
Spaces
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking
Lot
ARGOS INN and PRINTING PRESS Shared Parking: Nighttime
APT.
Fl. 02
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15
1
2
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13
14
15
16
HC
1
16
Spaces
15
Spaces
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking
Lot
ARGOS INN and PRINTING PRESS Shared Parking: Early Evening
APT.
Fl. 02
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9
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13
14
15
2
3
4
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6
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8
10
9
11
12
13
14
15
16
HC
HC
HC
1
16
Spaces
15
Spaces
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking
Lot
ARGOS INN and PRINTING PRESS Shared Parking: Daytime
APT.
Fl. 02
3
4
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5
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9
10
11
12
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14
15
1
2
3
4
5
6
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8
10
9
11
12
13
14
15
16
HC
1
DAY TIME
8AM TO 4PM
EARLY EVENING
4PM TO 9PM
ARGOS + PRINTING PRESSUSE TYPES + SHARED PARKING + FOOD TRUCK LOCATION
NIGHT TIME
9PM TO 1:30AM
Food
Truck
Location
HC
1
2
HC
HC
1
2
HC
HC
1
Note:
- Food truck max. hours of operation same as Bar Argos.
- Bar Argos parking still 16 spaces (Parking Lot + 1 space 416 E. State front yard)
Food
Truck
APPENDIX A
&
APPENDIX(B:(Argos(Inn(Parking,(Building(Department(Records(
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NOTE: PATIO SPACE IS PROVIDED FOR BOTH HOTEL GUESTS AND BAR PATRONS. BAR SERVICE IS NOT PROVIDED ON THE PATIO. BAR PATRON USE OF THE PATIO IS AN EITHER OR SCENARIO
14'-3"
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Scale:Project No:Date:Drawn by:Checked by:301 S. Geneva Street Suite 101 Ithaca, New York 14850 p: 607.330.4555 f: 607.330.4508 www.jkdarchitect.com
Copyright Jason K Demarest, Architect
JKDA 1" = 10'-0"
12/11/2015 9:52:39 AM
R1.02Argos Parking Analysis ROSB01416 - 418 E STATE ST EAST STATE LLC 12/11/15 JKD JKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTION
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December 10 , 2015
the Printing PressIthaca, NY
ARGOS + PRINTING PRESSPROPOSED LANDSCAPE PLAN
35’-0”
17
’
-
8
”
35
’
-
0
”
5’-2”
27
’
-
1
1
”
UP
EVERGREEN
PLANTSFLOWERING
TREES
EXISTING
TREES
BENCH
8’4’
MAIN ENTRANCE
OFFICE / LOUNGE
SMOKING
AREA
ADA ENTRANCE
OFFICE / LOUNGE / RESIDENCE
SECONDARY ENTRANCE
OFFICE
HOUSE RULES
SIGN
PRINTING PRESS
SIGN
ROLLING
PARTITION
B
B
D
G
C
E
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/DocumentCenter/View/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: 41618 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 408/416418 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 270227) 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 23
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
41618.
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 latenight 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: 416418 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 noncompliant, 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 416418, 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 Pl
cc:Graham Kerslick
Stephen Smith
Page 1 of 5
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 │ 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 2 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.
dictates the operating hours for shared parking. 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 provide documentation 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 3 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
project 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.
such as an easement on 408 E State Street, insuring that the shared parking arrangement runs with
both properties, before issuance of a building permit.
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 4 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 façade 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 5 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 11/25/15 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
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
1
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. 111 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 Thru 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
2
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 (L001),” “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
3
WHEREAS: the applicant also added pilasters to the façade 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 (AP110),”
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
1
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.
CITY OF ITHACA
Board of Zoning Appeals ― Notice of Appeal
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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 oce space, one apartment, and unoccupied storage as an
accessory use to the lounge and oce 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 oce 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 deciencies 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 Oce, 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
deciencies.
The side yard setback on the east is decient 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
façade 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 eective 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.
REASON FOR APPEAL:
D.S.D.S.
D.S.
D.S.
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D.S.
D.S.
LIGHT ELEV=455.4'
LIGHT ELEV=456.2'
LIGHT ELEV=457.6'
LIGHT ELEV=459.0'
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S 15°25'30" W 161.62'
S 70°36'54" E 68.58'
N 20°53'38" E 174.56'
PIPE
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SCHILL & ACHENBACH (R.O.)
511086-001
N 79°33'02'' W
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CITY STREETS
CONCRETE WALK
CONCRETE WALK
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5.4'±5.5'±
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592969
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AUGUSTA & CLA
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APSEL (R.O.)
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GIORDANO (R.O.)
CURB CUT
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STONE WALK
PIEKUT & LEWANDSKI (R.O.)
576 sq. ft.
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UNITY INN LLC (R.O.)
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OLNEY (R.O.)
CONCRETE WALK
598045-001
ROSETREE PROPERTIES (R.O.)
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10/16/2015 8:21:13 AM
C1.00Site Plan ROSB01416 - 418 E STATE ST EAST STATE LLC 10/16/15 JKD JKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTION
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Alicia Freedman
420 E. State St.
Ithaca, NY 14850
209 S. Geneva St.
Ithaca, NY 14850
Rosetree Propeties, LLC
500-550 E. Seneca
Ithaca, NY 14850
P.O. Box DH
Ithaca, NY 14853
Cornell University
431 E. Seneca
Ithaca, NY 14850
407 W. Seneca St.
Ithaca, NY 14850
Thomas Borg
Margarette Borg
401 E. State St.
Ithaca, NY 14850
323 North Tioga Street
Ithaca, NY 14850
GPA Management, LLC
419 E. Seneca St.
Ithaca, NY 14850
sameVirginia L. August
Matthew Clark
417 E. Seneca St.
Ithaca, NY 14850
sameBenjamin D. Piekut
Ann P. Lewandowski
427 E. Seneca St.
Ithaca, NY 14850
sameCharles Warner Trent Bradley
Charles Randolph Bradley
423 E. Seneca St.
Ithaca, NY 14850
sameAlyssa B. Apsel
413 E. State St.
Ithaca, NY 14850
1284 Ellis Hollow Road
Ithaca, NY 14850
David L. McFarren
415 E. State St.
Ithaca, NY 14850
4445 Waterburg Rd.
Trumansburg, NY 14886
Louis A. Licari
404-406 NY 76
Ithaca, NY 14850
P.O. Box 678
Vestal, NY 13851
140 Seneca Way, LLC
116 Schuyler Pl.
Ithaca, NY 14850
100 Christopher Cir.
Ithaca, NY 14850
Joseph G. Giordano
Alexandra D. Giordano
108 Schuyler Pl.
Ithaca, NY 14850
PO Box 7124
Ithaca, NY 14851
Neil M. Schill
Katherin Achenbach
118 Schuyler Pl.
Ithaca, NY 14850
404 North Wilbur Ave.
Sayre, PA 18840
Timothy T. Terpening
112 Schuyler Pl.
Ithaca, NY 14850
914 E. State St.
Ithaca, NY 14850
William F. Olney
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
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
Telephone: 607-274-6550 Fax: 607-274-6559 Email: dgrunder@cityofithaca.org
CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SEAF)
Project Information
(to be completed by applicant or project sponsor)
1. Applicant/Sponsor: 2. Project Name:
3. Project Location:
4. Is Proposed Action:
New Expansion Modification/Alteration
5. Describe project briefly:
6. Precise Location (road intersections, prominent landmarks, etc., or provide map):
7. Amount of Land Affected:
Initially: ______ Acres or Sq. Ft. Ultimately: ______ Acres or Sq. Ft.
8. Will proposed action comply with existing zoning or other existing land use
restrictions?
Yes No If no, describe briefly:
9. What is present land use in vicinity of project:
Residential Industrial Agricultural Parkland/Open Space
Commercial Other _________________
Describe:
10. Does action involve a permit/approval or funding, now or ultimately, from
governmental agency (federal/state/local): Yes No
If yes, list agency name and permit/approval type:
11. Does any aspect of the action have a currently valid permit or approval?
Yes No
If yes, list agency name and permit/approval type:
12. As a result of proposed action, will existing permit/approval require modification?
Yes No
I certify the information provided above is true to the best of my knowledge.
PREPARER'S SIGNATURE: ____________________________ DATE: ________
PREPARER'S TITLE: __________________________________
REPRESENTING: _____________________________________
Ben Rosenblum- East State LLC / Scott Whitham
12,850
416 East State Street
416-418 East State Street, Ithaca, NY 14850
Multi-story apartments, hotels, commercial businesses and oces, restaurants,
and parking garages are in vicinity
Board of Zoning Appeals; Area and Use Variance
X
X
X
X
X
X
X
06/19/2015
Scott Whitham, President, Whitham Planning & Design, LLC
Ben Rosenblum, East State LLC
Eastern downtown Ithaca; 400 block of E. MLK Jr. / E. State Street; East of The Argos Inn and across from Gateway Center.
It is a 2-story, 8,396 gsf existing building. Ground oor includes bar / restaurant,
storage, and oces. The upper oor will have 1 apartment.
Project is requesting an area variance to redevelop
an existing, former manufacturing space. The building’s
ground oor will be converted into a bar/restuarant with
storage and oce spaces, while a residence will be on the 2nd oor.
12,850
Phone: 607.379.9175 Email: whitham@whithamdesign.com123 S. Cayuga Street Suite 201 Ithaca, NY
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. Cayuga Street Suite 201 Ithaca, NY
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. Cayuga Street Suite 201 Ithaca, NY
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. Cayuga Street Suite 201 Ithaca, NY
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.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
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: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850
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,
Scott Whitham
BOARD OF ZONING APPEALS - UPDATED SUBMISSION: OCTOBER 16, 2015
EAST STATE, LLC
the Printing Press
October 9, 2015
Page 2
the Printing PressIthaca, NY
PROPOSED FIRST FLOOR PLAN1/4” = 1’-0”
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking Lot
ARGOS INN and PRINTING PRESS Use Types
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking Lot
ARGOS INN and PRINTING PRESS Shared Parking: Daytime
ARGOS
INN
and
PRINTING
PRESS:
Use
Types
ARGOS
INN
and
PRINTING
PRESS:
Shared
Parking
Day2me
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking Lot
ARGOS INN and PRINTING PRESS Shared Parking: Early Evening
Early
Evening
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking Lot
ARGOS INN and PRINTING PRESS Shared Parking: Nighttime
Nigh;me
ARGOS INN, 408 E. State St.OFFICE 2OFFICE 3APT. ABOVE OFFICE 1OFFICE 4LOBBYHOTELROOMSPRINTING PRESS LOUNGEBAR ARGOSHOTEL ROOMSABOVE LOBBYPRINTING PRESS, 416-418 E. State St.Argos Parking LotARGOS INN and PRINTING PRESS Use Types
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking Lot
ARGOS INN and PRINTING PRESS Shared Parking: Daytime
ARGOS
INN
and
PRINTING
PRESS:
Use
Types
ARGOS
INN
and
PRINTING
PRESS:
Shared
Parking
Day2me
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking Lot
ARGOS INN and PRINTING PRESS Shared Parking: Early Evening
Early
Evening
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking Lot
ARGOS INN and PRINTING PRESS Shared Parking: Nighttime
Nigh;me
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTELROOMS PRINTING PRESS LOUNGEBAR ARGOSHOTEL ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos Parking LotARGOS INN and PRINTING PRESS Use Types
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking Lot
ARGOS INN and PRINTING PRESS Shared Parking: Daytime
ARGOS
INN
and
PRINTING
PRESS:
Use
Types
ARGOS
INN
and
PRINTING
PRESS:
Shared
Parking
Day2me
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking Lot
ARGOS INN and PRINTING PRESS Shared Parking: Early Evening
Early
Evening
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking Lot
ARGOS INN and PRINTING PRESS Shared Parking: Nighttime
Nigh;me
ARGOS INN,
408 E. State St.
OFFICE 2
OFFICE 3
APT.
ABOVE OFFICE 1
OFFICE 4
LOBBY
HOTEL
ROOMS
PRINTING
PRESS
LOUNGE
BAR
ARGOS
HOTEL
ROOMS
ABOVE LOBBY
PRINTING PRESS,
416-418 E. State St.
Argos
Parking Lot
ARGOS INN and PRINTING PRESS Shared Parking: Nighttime
October 9, 2015
Page 3
the Printing PressIthaca, NY
ARGOS INN + PRINTING PRESS: USE TYPES AND SHARED PARKING
EARLY EVENING4PM TO 9PMARGOS INN408 E. STATE PRINTING PRESS416-418 E. STATE
SHARED PARKING DIAGRAM: ARGOS INN AND THE PRINTING PRESS
NIGHT TIME9PM TO 1:30AM
DAY TIME8AM TO 4PM
EAST STATE, LLC
D.S.D.S.
D.S.
D.S.
D.S.
D.S.
D.S.
LIGHT ELEV=455.4'
LIGHT ELEV=456.2'
LIGHT ELEV=457.6'
LIGHT ELEV=459.0'
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S 70°36'54" E 68.58'
N 20°53'38" E 174.56'
PIPE
FOUND
OF PROP. LI
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1.4' NLY
PIPE FOUND
FACE OF CURB
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CONCRETE WALK
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30.63'
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CONCRETE WALK
5.4'±5.5'±
CONCRETE WALL
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STONE WALK
PIEKUT & LEWANDSKI (R.O.)
576 sq. ft.
3240 sq. ft.
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ROSETREE PROPERTIES (R.O.)
CURB FACE
42.34' (P TO P)
26.19' (P TO P)
45.20' (P TO P)
116.42' (P TO P)PORCH
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Copyright Jason K Demarest, Architect
301 S. Geneva Street Suite 101 Ithaca, New York 14850 p: 607.330.4555 f: 607.330.4508 www.jkdarchitect.com As indicated
10/16/2015 8:21:13 AM
C1.00Site Plan ROSB01416 - 418 E STATE ST EAST STATE LLC 10/16/15 JKD JKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTION
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301 S. Geneva Street Suite 101 Ithaca, New York 14850 p: 607.330.4555 f: 607.330.4508 www.jkdarchitect.com 1/8" = 1'-0"
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0'Scale: 1/8" = 1'-0"8'4'8'16'Revision Schedule NumberDescriptionDate
BOARD OF ZONING APPEALS - SUPPLEMENTAL SUBMISSION: NOVEMBER 12, 2015
EAST STATE, LLC
the Printing Press
November 12, 2015
Page 2
the Printing PressIthaca, NY EAST STATE, LLCEXISTING - PROPOSED ELEVATIONS
CURB CUT
C
O
N
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R
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W
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IN
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SA N I T A R Y
M A NH O L E
WI DE E A SE M E NT
S E E 7 6 9 /8 0
EL +3'-11"
1st Fl. - Office
EL +0'-0"
1st Fl. - Front Warehouse
EL +4'-2"
1st Fl. - House
EL +3'-11"
1st Fl. - Office
EL +0'-0"
1st Fl. - Front Warehouse
EL +4'-2"
1st Fl. - House
PROPOSED STOOP
ENLARGEMENT WITH
NEW GAURDRAILS
NO CHANGES TO WEST FACADE
ENLARGED STOOP WITH GUARDRAILS
NO OTHER CHANGES TO SOUTH FACADE
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**
ZONING NOTES:
- ALL USES ARE PERMITTED
- LOT SIZE, COVERAGE & SETBACKS ARE EXISTING
*NOTE: A VARIANCE IS REQUIRED TO RESOLVE EXCEEDED LOT
COVERAGE LIMIT & MINOR SETBACK VIOLATIONS
HISTORIC NOTES:
- PROJECT IS SUBJECT TO ILPC REVIEW (EXTERIOR MODIFICATIONS)
1" = 10'-0"4 West Elevation
1" = 10'-0"3 South Elevation
0'
Scale: 1" = 10'-0"
10'5'10'20'
NEW ROLL-UP DOOR TO MATCH EXISTING DOOR,
REPLACE W/ All GLAZED PANELS
November 12, 2015
Page 3
the Printing PressIthaca, NY EAST STATE, LLCEXISTING CONDITIONS - ROLL-UP LOADING DOCK DOOR
EXISTING
3-CAR
PARKING
AREA
EXISTING ROLL-UP LOADING DOCK DOORIN NEED OF REPAIR/REPLACEMENT BECAUSE OF WEAR AND TEAREXISTING FRONT YARD SITE PLAN
EXISTING ROLL-UP LOADING DOCK DOOR: INTERIOR VIEWINTERIOR VIEW: PANELS ARE COMBINATION OF GLAZING, SOLIDEXISTING ROLL-UP LOADING DOCK DOOREXTERIOR VIEW: PANELS
November 12, 2015
Page 4
the Printing PressIthaca, NY
NEW ROLL-UP LOADING DOCK DOOR MATCHES EXISTING STYLE
EAST STATE, LLCPROPOSED IMPROVEMENTS - ROLL-UP LOADING DOCK DOOR
PROPOSED FRONT YARD SITE PLAN
SPEC: ARM-R-LITE OVERHEAD SECTIONAL DOOR OR EQUIVALENT
NEW ROLL-UP LOADING DOCK DOOR TO MATCH EXISTINGOPEN AND CLOSING ROLL-UP METHOD
BLACK ANODIZED ALUM. FINISH
NEW ROLL-UP LOADING DOCK DOOR TO MATCH EXISTINGPANEL STYLE AND BLACK FINISH TO MATCH OTHER WINDOWS
November 12, 2015
Page 5
the Printing PressIthaca, NY
PROPOSED SITE AND LANDSCAPE PLAN - DETAIL1” = 10’-0”EAST STATE, LLC
The Printing Press: 416 East State Street Ithaca, NY
LOUNGE VISION STATEMENT
The Printing Press:
416 East State Street, Ithaca, NY
__________________________________________________________________________________________________
The
Printing
Press
Lounge
Vision
Statement
416-‐418
East
State
Street,
Ithaca,
NY
2
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.
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
3
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.
Left: Argos Inn details. Right: View of the Argos Inn bar and lounge.
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
4
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 façade, 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.
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
5
Apotheke, a speakeasy bar in NYC. The lounge will also have comfortable chairs and a similar aesthetic.
APPENDIX
A:
AREA
OF
EASEMENT,
SHADED
IN
ORANGE.
AVL Designs, Incorporated • 1788 Penfield Rd • Penfield, New York 14526 Phone (585) 586-1100 • Fax: (585) 586-1143
East State LLC,
59 Powers St. Brooklyn, Suite 1
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
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.
0
10
20
30
40
50
60
70
80
So
u
n
d
P
r
e
s
s
u
r
e
L
e
v
e
l
i
n
d
B
Frequency
In
Hz
Traf:ic
Noise
BackgroundTests
Site
G
-‐1
-‐
55dBA
Site
G-‐2
56.9
dBA
Site
G
3
59.1
dBA
Site
G
50.3dBA
Site
D
1
46.6
dBA
Site
D
2
52
dBA
Site
E
54.1
dBA
Site
B
52,4
dBA
Site
B
62.5
dBA
Site
C
1
75.1
dBA
Site
C
2
48.8
dBA
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.
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.
0
10
20
30
40
50
60
70
80
90
100
25
40
63
10
0
16
0
25
0
40
0
63
0
10
0
0
16
0
0
25
0
0
40
0
0
63
0
0
10
0
0
0
16
0
0
0
So
u
n
d
p
r
e
s
s
u
r
e
L
e
v
e
l
i
n
d
B
Frequency
In
Hz
Samba
Band
Samba
Source
102
dBC
Samba
Site
B
52.9
dBA
Samba
Site
D
48
dBA
Average
TrafEic
55dBA
AVL Designs, Incorporated • 1788 Penfield Rd • Penfield, New York 14526 Phone (585) 586-1100 • Fax: (585) 586-1143
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.
0
10
20
30
40
50
60
70
80
90
25
40
63
10
0
16
0
25
0
40
0
63
0
10
0
0
16
0
0
25
0
0
40
0
0
63
0
0
10
0
0
0
16
0
0
0
So
u
n
d
P
r
e
s
s
u
r
e
l
e
v
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l
i
n
d
B
Frequency
In
Hz
Vocal
Band
Test
Data
Vocal
Source
Inside
Bldg
93
dBC
Vocal
Rcv
Site
B
51
dBA
Lull
In
TrafEic
BkGnd
40.8dBA
3010
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 8’7”
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 ― Notice of Appeal
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1.
DR
A
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SP
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WI
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PE
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3.
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WI
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4.
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NOTBERESPONSIBLEWHERECONSTRUCTIONDEVIATESFROM
TH
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PR
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DO
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.
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3.
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5.
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1.
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IS
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WI
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TH
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CO
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4.
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MA
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5.
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A
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CO
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PL
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TH
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DR
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SHOWTHEGENERALARRANGEMENT&EXTENTOFTHE
WO
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“An Equal Opportunity Employer with a commitment to workforce diversification.”
1 of 2
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
CITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850‐5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & 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
“An Equal Opportunity Employer with a commitment to workforce diversification.”
2 of 2
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 8’7” 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