HomeMy WebLinkAbout03-15-16 P&D Board - Project Review Committee Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.”
1 of 3
TO:City of Ithaca Project Review Committee (Planning &Development Board)
FROM:Lisa Nicholas,Senior Planner
DATE:March 9,2016
SUBJECT:Agenda for Project Review Committee Meeting:TUESDAY,MARCH 15,2016
Meeting scheduled to begin at 9:30 a.m.in Third Floor Conference Room (behind Common Council Chambers),City
Hall,108 E.Green St.Please call Charles Pyott at 274 6550,if you cannot attend or you require additional information.
9:30 Project:Parking Lot Expansion (Addition of 17 Spaces)
Location:310 Taughannock Blvd.(Island Health &Fitness)
Applicant:Terry &Tim Ciaschi,Owners
Anticipated Board Action(s)in March:Declaration of Lead Agency,Public Hearing,&Determination of
Environmental Significance
Project Description:The applicant proposes to expand the parking area by 17 spaces,from 98 to 115.The
existing bioretention area has been filled in and is currently used as parking.The applicant proposes to
remove the current bioretention system and install porous pavement to accommodate 13 spaces.The
project also includes re striping a portion of the existing parking area to add four additional spaces.The
project is in the WF 1 Zoning District.This is a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance (“CEQRO”),§176 4 B(1)(h)[2],and the State Environmental Quality Review Act
(“SEQRA”),§617.4(b)(11),and is subject to Environmental Review.
9:45:Project:Hughes Hall Renovations
Location:Cornell University Campus
Applicant:Ram Venkat for Cornell University
Anticipated Board Action(s)in March:Determination of Environmental Significance and Consideration of
Preliminary &Final Approval
Project Description:The applicant is proposing to renovate four levels of Hughes Hall in order to improve
academic space use.Exterior and site modifications include:enclosing existing ground floor loggia;a new
entry from the courtyard;a new exterior stair tower on a west façade;and renovations to the gorge facing
dining terrace,including a new entrance and stair.The project includes removal and redesign of the
courtyard area to include new paving,seating,lighting,walkway,bike racks,landscaping,and drainage
improvements.The project is in the U 1 Zoning District.This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”),§176 4 B(1)(h)[2],and the State Environmental
Quality Review Act (“SEQRA”),§617.4(b)(11),and is subject to Environmental Review.
CITY OF ITHACA
108 E. Green St. — 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 & Econ. Development – 607-274-6550 | Community Development/IURA – 607-274-
6559
E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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10:00 Project:Cornell Ag.Quad Renovations
Location:Cornell University Campus
Applicant:Davies Orinda for Cornell University
Anticipated Board Action(s)in March:Determination of Environmental Significance and Consideration of
Preliminary &Final Approval
Project Description:The applicant proposes to renovate the existing landscape and replace underground
utilities in the Agricultural Quad.The project is needed to upgrade existing utilities and enhance
accessibility,expand gathering spaces,and provide new lighting and site furnishings.Site work will include
removal of all existing hardscape,as well as 14 trees,installation of new pedestrian paths,plazas,stone
bench seating,lighting,and blue light phones,as well as new plantings with amended soil conditions.The
project also includes a large bioretention area east of Kennedy Hall.The project is in the U 1 Zoning District.
This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)§176 4
B(1)(h)[4],and the State Environmental Quality Review Act (“SEQRA”),§617.4(b)(9),and is subject to
Environmental Review.
10:15:Project:Parking for Five Cars
Location:424 Dryden Rd.
Applicant:Dan Hirtler for William &Angie Chen
Anticipated Board Action(s)in March:Consideration of Preliminary &Final Approval
Project Description:The property at 424 Dryden Road was subdivided 2015 to form a new parcel at 319
Oak Avenue.The required off street parking for 424 Dryden Road was formerly located on the part of the
original parcel which was subdivided.The goal of this project is to provide the five required off street
parking spaces for the small site,while providing the best maneuverability and retaining a vegetative buffer
at the rear of this parcel.The preferred layout retains an existing mature tree,preserves a portion of the
10 foot vegetative buffer,and requires variances.A trash enclosure is proposed.The project is in the CR 2
Zoning District.This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”)and the State Environmental Quality Review Act (“SEQRA”),for which the Lead Agency made a
Negative Determination of Environmental Significance on February 23,2016.The BZA granted the required
Area Variances on March 1,2016.
10:30 Project:The Cherry Artspace
Location:102 Cherry St.
Applicant:Performance Premises,LLC/Samuel Buggeln
Anticipated Board Action(s)in March:Declaration of Lead Agency &Public Hearing
Project Description:The applicant proposes to construct a 1,944 SF building on the 5,402 SF project site.
The site contains an existing 1,137 SF building (formerly Renovus Solar).The new building will have a
galvanized corrugated steel exterior finish to harmonize with the existing building,and have a matte
foundation with perimeter grade beams.A sidewalk will be provided along the entire parcel width,and
6.5’tree lawn and street trees in front of the existing building.(Space does not permit a tree lawn in front
of the new building.)Parking will be provided on adjacent lot immediately to the south.The applicant is
also proposing exterior patio in the rear of the building,landscaping,and signage.The project site is in an
area currently under study for an Area Plan as a part of the Phase II of the Comprehensive Plan.Since this
planning effort will likely result in changes in zoning requirements in this area,the City has rezoned the
entire area to a Temporary Mandatory Planned Unit Development (TMPUD)Zone,until the Area Plan is
complete.Therefore,the project sponsor has also applied to Common Council for a (TM)PUD.The project
will require a permit from the NYS Department of Environmental Conservation (DEC)for encroachment into
the permanent easement along the Flood Control Channel.This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”),§176 4 B(1)(h)[2],and the State Environmental
Quality Review Act (“SEQRA”),§617.4(b)(11),and is subject to Environmental Review.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
3 of 3
10:45 Zoning Appeals
#3017,Area Variance,416 418 E.State St.
#3018,Area Variance,133 Giles St.
#3019,Area Variance,102 Franklin St.
#3022,Area Variance,108 110 Eddy St.
11:00 Adjournment
cc:Mayor Svante Myrick &Common Council
Dr.Luvelle Brown,Superintendent,ICSD
Jay Franklin,Tompkins County Assessment
ACCESSING ONLINE DOCUMENTS
Site Plan Review &Subdivision Application Documents
(&Related Materials)
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 Appeals
Zoning Appeals are accessible electronically via the “Document Center”on
the City web site (www.cityofithaca.org/DocumentCenter),under “Board
of Zoning Appeals”>“Zoning Appeal Applications,”and in the relevant
year’s folder.
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.
From:Jeanne Grace
Sent:Thursday,February 18,2016 1:07 PM
To:Charles Pyott
Subject:RE:Planning &Develop.Projects for Review/Comment
Parking Lot Expansion 310 Taughnnock Blvd
I am not in favor of granting this request,without some serious considerations.
I think the excavation that is required to put in adequate drainage for the porous pavement will greatly
harm the existing row or trees.and will result in the loss of more than one tree (as described in
submitted plan)
I don't know what the original bio retention area design was but it is currently has gravel fill and cars
park on it,compacting the soil.It is not at all surprising that it doesn't drain properly.What attempts
had been made to correct issues with the original bio retention design prior to the addition of gravel fill
and allowing parking?
The city lot across the street is never full and it is free from island fitness customers to park in,correct?
There may not be parking space as close as customers would like but there seems to be ample parking
space in that area for people visiting island fitness.Will these additional spaces closer to the building
make more parking available for people with disabilities,or is this just more parking for able people who
don't want to park across the street?
If this request is granted I recommend the use of structural soil under the porous asphalt as the city did
in the parking lot across the inlet (near the fitness trail head).The trees growing adjacent to the
structural soil under the porous asphalt are doing much better that the trees near the porous asphalt
with standard fill beneath.
Cherry St Art Space
Mentions street trees in the narratives,but did not show on the map.
I am interested in know location and species that are being considered.
Jeanne Grace
City Forester
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness)
Date Created: 2/2/16
1 of 11
3/10/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON LAND
1. Will there be an effect as a result of a physical change to project site? Yes No
Any construction on slopes of 15% or greater (15-foot rise per
100 feet of length) or where general slope in the project
exceeds 10%.
Yes No
Construction on land where depth to the water table is less
than 3 feet. Yes No
Construction of parking facility/area for 50 or more vehicles. Yes No
Construction on land where bedrock is exposed or generally
within 3 feet of existing ground surface. Yes No
Construction that will continue for more than 1 year or involve
more than one phase or stage. Yes No
Evacuation for mining purposes that would remove more than
1,000 tons of natural material (i.e., rock or soil) per year. Yes No
Construction of any new sanitary landfill. Yes No
Construction in designated floodway. Yes No
Other impacts (if any): Conversion of former drainage
area into paved parking for 17 cars using porous paving.
Yes No
2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges,
geological formations, etc.)? Yes No
Specific land forms (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness)
Date Created: 2/2/16
2 of 11
3/10/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER
3. Will project affect any water body designated as protected (under article 15 or 24 of
Environmental Conservation Law, E.C.L.)? Yes No
Developable area of site contains protected water body. Yes No
Dredging more than 100 cubic yards of material from channel
of protected stream. Yes No
Extension of utility distribution facilities through protected
water body. Yes No
Construction in designated freshwater wetland. Yes No
Other impacts (if any):
Yes No
4. Will project affect any non-protected existing or new body of water? Yes No
A 10% increase or decrease in surface area of any body of
water or more than 10,000 sq. ft. of surface area. Yes No
Construction, alteration, or conversion of body of water that
exceeds 10,000 sq. ft. of surface area. Yes No
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek,
Cayuga Lake, or Cayuga Inlet? Yes No
Other impacts (if any): Project site is contiguous to
Cayuga Inlet — however, drainage patterns will not be
altered significantly. Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness)
Date Created: 2/2/16
3 of 11
3/10/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER (cont.)
5. Will project affect surface or groundwater quality? Yes No
Project will require discharge permit. Yes No
Project requires use of source of water that does not have
approval to serve proposed project. Yes No
Construction or operation causing any contamination of a
public water supply system. Yes No
Project will adversely affect groundwater. Yes No
Liquid effluent will be conveyed off the site to facilities which
do not currently exist or that have inadequate capacity. Yes No
Project requiring a facility that would use water in excess of
20,000 gallons per day or 500 gallons per minute. Yes No
Project will likely cause siltation or other discharge into an
existing body of water to the extent that there will be an
obvious visual contrast to natural conditions.
Yes No
Proposed action will require storage of petroleum or chemical
products greater than 1,100 gallons. Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness)
Date Created: 2/2/16
4 of 11
3/10/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER (cont.)
6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No
Project would impede floodwater flows. Yes No
Project is likely to cause substantial erosion. Yes No
Project is incompatible with existing drainage patterns. Yes No
Other impacts (if any): Conversion of drainage area to
parking — however, drainage patterns will not be
altered significantly due to use of porous paving. Yes No
IMPACT ON AIR
7. Will project affect air quality? Yes No
Project will induce 500 or more vehicle trips in any 8-hour
period per day. Yes No
Project will result in the incineration of more than 2.5 tons of
refuse per 24-hour day. Yes No
Project emission rate of all contaminants will exceed 5 lbs.
per hour or a heat source producing more than 10 million
BTUs per hour.
Yes No
Other impacts (if any): Minor construction impacts only.
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness)
Date Created: 2/2/16
5 of 11
3/10/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or endangered species? Yes No
Reduction of any species, listed on New York or Federal list,
using the site, found over, on, or near site. Yes No
Removal of any portion of a critical or significant wildlife
habitat. Yes No
Application of pesticide or herbicide more than twice a year
other than for agricultural purposes. Yes No
Other impacts (if any):
Yes No
9. Will proposed action substantially affect non-threatened or non-endangered species?
Yes No
Proposed action would substantially interfere with any
resident or migratory fish, or wildlife species. Yes No
Proposed action requires removal or more than ½ acre of
mature woods or other locally important vegetation. Yes No
Other impacts (if any): Two trees to be removed —
replacement canopy trees should be planted to shade
new parking area. Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness)
Date Created: 2/2/16
6 of 11
3/10/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON AESTHETIC RESOURCES
10. Will proposed action affect views, vistas, or visual character of the neighborhood or
community? Yes No
Proposed land uses or proposed action components
obviously different from, or in sharp contrast to, current
surrounding land use patterns, whether man-made or natural.
Yes No
Proposed land uses or proposed action components visible to
users of aesthetic resources which will eliminate or
significantly reduce their enjoyment of aesthetic qualities of
that resource.
Yes No
Proposed action will result in elimination or major screening
of scenic views known to be important to the area. Yes No
Other impacts (if any):
Yes No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological
importance? Yes No
Proposed action occurring wholly or partially within, or
contiguous to, any facility or site listed on or eligible for the
National or State Register of Historic Places.
Yes No
Any impact to an archaeological site or fossil bed located
within the project site. Yes No
Proposed action occurring wholly or partially within, or
contiguous to, any site designated as a local landmark or in a
landmark district.
Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness)
Date Created: 2/2/16
7 of 11
3/10/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of existing or future open spaces, or
recreational opportunities? Yes No
The permanent foreclosure of a future recreational
opportunity. Yes No
A major reduction of an open space important to the
community. Yes No
Other impacts (if any):
Yes No
IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS
13. Will proposed action impact the exceptional or unique characteristics of a site designated
as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state
agency? Yes No
Proposed action to locate within a UNA or CEA? Yes No
Proposed action will result in reduction in the quality of the
resource. Yes No
Proposed action will impact use, function, or enjoyment of the
resource. Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness)
Date Created: 2/2/16
8 of 11
3/10/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation systems? Yes No
Alteration of present patterns of movement of people and/or
goods. Yes No
Proposed action will result in major traffic problems. Yes No
Other impacts: No transportation impacts — however,
parking layout will make maneuverability difficult in the
new proposed corner parking spots. Yes No
IMPACT ON ENERGY
15. Will proposed action affect community's sources of fuel or energy supply? Yes No
Proposed action causing greater than 5% increase in any
form of energy used in municipality. Yes No
Proposed action requiring creation or extension of an energy
transmission or supply system to serve more than 50 single-
or two-family residences.
Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness)
Date Created: 2/2/16
9 of 11
3/10/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during
construction of, or after completion of, this proposed action? Yes No
Blasting within 1,500 feet of a hospital, school, or other
sensitive facility? Yes No
Odors will occur routinely (more than one hour per day). Yes No
Proposed action will produce operating noise exceeding local
ambient noise levels for noise outside of structure. Yes No
Proposed action will remove natural barriers that would act as
noise screen. Yes No
Other impacts (if any):
Yes No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety? Yes No
Proposed action will cause risk of explosion or release of
hazardous substances (i.e., oil, pesticides, chemicals,
radiation, etc.) in the event of accident or upset conditions, or
there will be chronic low-level discharge or emission.
Yes No
Proposed action may result in burial of “hazardous wastes” in
any form (i.e., toxic, poisonous, highly reactive, radioactive,
irritating, infectious, etc.)
Yes No
Proposed action may result in excavation or other
disturbance within 2,000 feet of a site used for the disposal of
solid or hazardous wastes.
Yes No
Proposed action will result in handling or disposal or
hazardous wastes (i.e., toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid, or contain gases).
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness)
Date Created: 2/2/16
10 of 11
3/10/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON PUBLIC HEALTH (cont.)
Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No
Use of any chemical for de-icing, soil stabilization, or control
of vegetation, insects, or animal life on the premises of any
residential, commercial, or industrial property in excess of
30,000 square feet.
Yes No
Other impacts (if any):
Yes No
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing community? Yes No
The population of the city in which the proposed action is
located is likely to grow by more than 5% of resident human
population.
Yes No
The municipal budgets for capital expenditures or operating
services will increase by more than 5% per year as a result of
this proposed action.
Yes No
Proposed action will conflict with officially adopted plans or
goals. Yes No
Proposed action will cause a change in the density of land
use. Yes No
Proposed action will replace or eliminate existing facilities,
structures, or areas of historic importance to the community. Yes No
Development will create demand for additional community
services (e.g., schools, police, and fire, etc.) Yes No
Proposed action will set an important precedent for future
actions. Yes No
Proposed action will relocate 15 or more employees in one or
more businesses. Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: Parking Lot Expansion — 310 Taughannock Blvd. (Island Health & Fitness)
Date Created: 2/2/16
11 of 11
3/10/2016
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.)
Other impacts (if any):
Yes No
19. Is there public controversy concerning the proposed action? Yes No Unknown
— If any action in Part 2 is identified as a potential large impact,
or if you cannot determine the magnitude of impact, proceed to Part 3 —
CONTRACT LIMIT LINE1"=10'
DEMOLITION PLAN1
C101
NOT FOR
CONSTRUCTION
150 So. Independence Mall West
Suite 944
Philadelphia, PA 19106
t: 215.320.3000
www.kssarchitects.com
Project No.:
Issued:
KSS ARCHITECTS
Trowbridge Wolf Michaels
1001 W Seneca St
Ithaca, NY 14850
607-277-1400
Atelier 10
195 Church St # 10
New Haven, CT 06510
203-777-1400
TG Miller
203 North Aurora Street
Ithaca, NY 14850
607-272-6477
Acentech
8 Interplex Drive, #218
Trevose, PA 19053
215-245-8244
Keast & Hood Co. of New York, P.C.
400 Market St, Suite 1250
Philadelphia, PA 19106
215-625-0099
Bruce E Brooks & Associates
2209 Chestnut Street
Philadelphia, PA 19103
215-569-0400
2014-22194
02/26/16
50% CD COORDINATIONCornell UniversityIthaca, NY 14853Hughes HallRenovationC101
Demolition Plan
730743741740 744744CONTRACT LIMIT LINE1"=10'
EROSION & SEDIMENT CONTROL PLAN1
C102
C102
Erosion & Sediment
Control Plan
NOT FOR
CONSTRUCTION
150 So. Independence Mall West
Suite 944
Philadelphia, PA 19106
t: 215.320.3000
www.kssarchitects.com
Project No.:
Issued:
KSS ARCHITECTS
Trowbridge Wolf Michaels
1001 W Seneca St
Ithaca, NY 14850
607-277-1400
Atelier 10
195 Church St # 10
New Haven, CT 06510
203-777-1400
TG Miller
203 North Aurora Street
Ithaca, NY 14850
607-272-6477
Acentech
8 Interplex Drive, #218
Trevose, PA 19053
215-245-8244
Keast & Hood Co. of New York, P.C.
400 Market St, Suite 1250
Philadelphia, PA 19106
215-625-0099
Bruce E Brooks & Associates
2209 Chestnut Street
Philadelphia, PA 19103
215-569-0400
2014-22194
02/26/16
50% CD COORDINATIONCornell UniversityIthaca, NY 14853Hughes HallRenovation
730743741740 744744CONTRACT LIMIT LINE1"=10'
UTILITY PLAN1
C103
NOT FOR
CONSTRUCTION
150 So. Independence Mall West
Suite 944
Philadelphia, PA 19106
t: 215.320.3000
www.kssarchitects.com
Project No.:
Issued:
KSS ARCHITECTS
Trowbridge Wolf Michaels
1001 W Seneca St
Ithaca, NY 14850
607-277-1400
Atelier 10
195 Church St # 10
New Haven, CT 06510
203-777-1400
TG Miller
203 North Aurora Street
Ithaca, NY 14850
607-272-6477
Acentech
8 Interplex Drive, #218
Trevose, PA 19053
215-245-8244
Keast & Hood Co. of New York, P.C.
400 Market St, Suite 1250
Philadelphia, PA 19106
215-625-0099
Bruce E Brooks & Associates
2209 Chestnut Street
Philadelphia, PA 19103
215-569-0400
2014-22194
02/26/16
50% CD COORDINATIONCornell UniversityIthaca, NY 14853Hughes HallRenovationC103
Utility Plan
x
x
x
C201
Details
NOT FOR
CONSTRUCTION
150 So. Independence Mall West
Suite 944
Philadelphia, PA 19106
t: 215.320.3000
www.kssarchitects.com
Project No.:
Issued:
KSS ARCHITECTS
Trowbridge Wolf Michaels
1001 W Seneca St
Ithaca, NY 14850
607-277-1400
Atelier 10
195 Church St # 10
New Haven, CT 06510
203-777-1400
TG Miller
203 North Aurora Street
Ithaca, NY 14850
607-272-6477
Acentech
8 Interplex Drive, #218
Trevose, PA 19053
215-245-8244
Keast & Hood Co. of New York, P.C.
400 Market St, Suite 1250
Philadelphia, PA 19106
215-625-0099
Bruce E Brooks & Associates
2209 Chestnut Street
Philadelphia, PA 19103
215-569-0400
2014-22194
02/26/16
50% CD COORDINATIONCornell UniversityIthaca, NY 14853Hughes HallRenovation
327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email daniel.hirtler@verizon.netweb site www.danielrhirtler.comA55 of 52401111/6/2015revised 2/29/2016Daniel R. Hirtler, ArchitectFlatfield DesignsSite Alterationsfor Required Off-street Parkingand Required Landscaping424 Dryden RoadCity of Ithaca, NYSite Plan ReviewS1Section through Parking AreaShowing Screening, Curbing and Garbage Enclosure1/4" = 1'-0"E1East Elevationshowing Oneida PlaceParking Screening1/4" = 1'-0"S2Section through Parking AreaShowing Catch Basin andWest face of Parking Screening1/4" = 1'-0"existing 36" diameter oak tree4 foot highwhite vinyl privacy fenceto screen parking area from neighbors.6 foot high white vinyl privacy fencewith added wood trellis for intertwinedtrumpet vine and clematis.parking area screening for Oneida Placeconcrete curb6" high on the paved side6 foot high white vinyl privacy fencewith added wood trellis for intertwinedtrumpet vine and clematis.parking area screening for Oneida Placeexisting bulkheaddoor structureproposed steps and railingat northeast porchasphalt parking area and 9 foot wide driveway10 foot front yard setback lineshowing slope of drive at top of driveway4'-0"6'-0"catch basin at low corner of parking areaTop of left and right fence sectionsare aligned at the same elevation.Add foundation insulationat foundation where soil coveris reduced below 4 feet.12" wide x 6" high concrete curbto protect building from parking spacewhite vinylprivacy fencenew stair and railingat existing porchnew guard rail at existing porchnew wood trim at porchnew wood trim at porchnew 12" wide x 6" high concrete curbto protect building from parking spacenew steps, railing and landingat existing doornew chain-link gate with privacy slatsat new white vinyl fenced garbage enclosurenew chain-link gate with privacy slatsat change in plane of fencingto maintain access to propertynext to oak tree6" high concrete curbfire escape ladderlands within the concrete curb area(parking space is unobstructed)0 1 5 10 20 feet@1/4" = 1'-0"Variance SchemeThe owner would prefer to make the parking screen fencingout of white vinyl for maintenance purposes, but would acceptmaking the fencing out of stained wood instead, if the PlanningBoard felt that this material change was very important.Even if the screening fencing and trellis were to be changed towood construction, the owner would still like to keep the garbageenclosure, which is not seen by the public constructed in vinyl,to make it easier to maintain the enclosure as well as the fence.See See attached Sheet entitled "Wood Fence Detail" for thesematerial changes.
Landscape Plan319 Oak Avenueand 424 Dryden RoadCity of Ithaca, NYProgress327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email daniel.hirtler@verizon.netweb site www.danielrhirtler.comA11 of 12401111/4/2015revised 3/8/2016Daniel R. Hirtler, ArchitectFlatfield Designspurpose plant type # method sizeStreet Tree October Glory Red Maple 2 20-gallon 2" caliper; 8-10' tallStreet Tree Tulip Poplar (Tulip Tree) 1 Ball & Burlap 2" caliper; 8-10' tallYard Tree Redbud 2 Ball & Burlap 1.5" - 2" caliper; 8-10' tallFoundation Shrub Purple Smoke Bush 1 Container 3 gallon/5 gallonFoundation Shrub Boxwood (Green Mountain) 3 Ball & Burlap 18" - 24"Foundation Shrub Callicarpa Dichotoma 1 Container 3 gallonFoundation Shrub Doublefile Viburnum 2 Ball & Burlap 4' x 4'hxwBuffer Shrub Forsythia 5 Ball & Burlap 6' x 4'hxwBuffer Shrub Diablo Purple Leaf Ninebark 1 Container 3 gallon/5 gallonBuffer ShrubCompact Spiraea (mix of Gold Mound and Gold Flame)3 Container 3 gallonGround Cover Periwinkle / Non-Climbing Ivy Mix 35 Trays 350 - 400 SF coverageLawn seeding and chopped/blown straw319 Oak Avenue Planting Schedulepurpose plant type # method sizeYard Tree White Oak 1 Ball & Burlap 2" caliper/8'approxhtBuffer Shrub Forsythia 6 Ball & Burlap 6' x 4'hxwBuffer ShrubCompact Spiraea (mix of Gold Mound and Gold Flame)6 Container 3 gallonFoundation Shrub Callicarpa Dichotoma 1 Container 3 gallonFoundation Shrub Doublefile Viburnum 1 Ball & Burlap 4' x 4'hxwFoundation Shrub Compact Spiraea (Gold Flame) 2 Container 3 gallonFoundation Shrub Boxwood (Green Mountain) 1 Ball & Burlap 18" - 24"hxwTrellis Vine Trumpet Honeysuckle 2 Container 2 gallonTrellis Vine White Flowering Clematis 2 Container 2 gallonScreening Shrub Forsythia 3 Ball & Burlap 6' x 4'Planting on Steep BankGrow-Low Sumac 18 Container 2 gallon / 3 gallonGround Cover Periwinkle / Non-Climbing Ivy Mix 20 Trays 200 - 230 SF coverage424 Dryden Road Planting ScheduleB2319 Oak Avenue Site Plan1/8" = 1'-0"ABoth Properties (parallel parking scheme)for reference only1" = 10'-0"424 Dryden Road319 Oak Avenue424 Dryden Roadrequired 10 footvegetative bufferRed Maplepurplesmoke bushboxwoodboxwoodboxwoodcallicarpadichotomadoublefileviburnumRedbudRedbudTulip TreeRed MaplelawnMix of ground cover:periwinkle and non-climbing ivyasphalt driveway and walklawnMix of ground cover:periwinkle andnon-climbing ivyMix of ground cover:periwinkle and non-climbing ivylawnlawnhedge for each property, plants 10 feet apartboth properties, plants spaced 5 1/2 feet apartB1424 Dryden Road Site Plan1/8" = 1'-0"10'-0"10'-0"Existing 36" diameterNorway Maple remains.5'-4 1/2"All space between bushesfrom property line to thehouse to be planted in agroundcover which is a mixof non-climbing ivy andperiwinkle.10'-0"Stepping stones define the edgebetween ground cover and lawn.10'-0"Oak AvenueOneida PlaceDryden RoadForsythia hedge is contributed toby both properties but is denseenough to be dense screeningwith only the bushes on eitherside of the property line.existingbushexistingbushgrow-low sumac ground coverto grow down steep bankThis area is too shaded togrow ground cover or lawn.It will remain bare groundas it exists.Mix of ground cover:periwinkle and non-climbing ivyforsythia hedgeat top of bankexisting ash tree remainsdoublefileviburnum(3) compact growing spiraeain front of hedgepurple leafninebarkdoublefileviburnumcallicarpadichotomacompactspiraeacompactspiraeaMix of ground cover:periwinkle and non-climbing ivybike storagein existing basementMix of ground cover:periwinkle and non-climbing ivylawnlawnScreening fence with trellis.Clematis and trumpet vineto be intertwined on trellis.asphalt parking areawith 6" high curbCatch basin at lowpoint in parking areato connect to storm sewer.asphaltdrivewaynew concrete sidewalkand concrete curbsidewalk rampSidewalk is at street levelat driveway entrance.sidewalk ramphedge for each property, plants 10 feet apartboth properties, plants spaced 5 1/2 feet apartcompact growing spiraeain front of hedge(3) compact growing spiraeaWhite oak is to be planted nowto be a replacement for theexisting Norway Maplewhen the maple eventually dies.Existing 36" diameterNorway Maple remains.screening fenceGate in fence permitsaccess to fenced offpart of this property.screening fencefenced garbage enclosure with gateexisting fire escapeAll space between bushes from property lineto the curb to be planted in a groundcoverwhich is a mix of non-climbing ivy andperiwinkle.12" high curb5'-4 1/2"10'-0"boxwood
Wood Fence Detail424 Dryden RoadCity of Ithaca, NY327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email daniel.hirtler@verizon.netweb site www.danielrhirtler.comA11 of 1240113/2/2016Daniel R. Hirtler, ArchitectFlatfield Designs5'-8"1'-4"4'-4"P.T. 4x4 Postshall be set against concrete curb.5/8" thick RoughSawn Cedar FencePickets with 2" spacebetween 3 1/2" picketsto form semi-solidprivacy panelP.T. 2x2 TrellisHorizontal withbevelled endsP.T. 1x4 FencePanel Rail(1) each sideof panelP.T. 2x2 TrellisVertical withbevelled topAll wooden parts of Trellis and Fencewill be stained with a solid color exteriorstain: Sherwin Williams, Meadowbrook SW30122'-0"variesVine(2) perTrellis SectionConcrete Curbwith easedexposed edgesasphalt pavement1'-0"SaTrellis Section1" = 1'-0"4'-0"2'-8"1'-1"4"P.T. 2x4 Cap Railover the top of the postP.T. 1x4 Support Railbetween postsP.T. 4x4 Post5/8" thick RoughSawn CedarDog Earred FencePickets to formsolid privacy panel2'-0"SbFence Section1" = 1'-0"P.T. 2x4 Bottom Railbetween postsP.T. 1x4 Support Railbetween postsP.T. 4x4 PostDaAlternate Wood Trellis Design1/4" = 1'-0"DbAlternate Wood Fence Design1/4" = 1'-0"4'-0"5'-0"facing parking area facing property linefacing street facing parking area4"Space between picketsto relieve wind pressureon tall trellis panels
Zoning Appeal #3017 416-418 E. State Street
(Ben Rosenblum)
Appeal of Ben Rosenblum, owner of 416-418 E. 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 E. State Street is a non-conforming structure in the East Hill Historic District.
The applicant purposes to renovate the existing building at 416-418 E. 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 and create additional office suites on the first
floor. In order 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.
The parking for the applicant’s proposal is met through a shared parking agreement with the adjacent
neighbor at 408 E. State Street, but the proposed amount of office space for the building at 416-418 E.
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 E. State Street. However, meeting this requirement would conflict with the
desires of Ithaca Landmarks Preservation Commission (ILPC) and its previous approval of the
proposed site plan, because the loading space would require the removal of front yard plantings and
green space. In addition, the property at 416-418 E. 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 E. State Street is in a B-4 Zoning District where the proposed office suites,
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
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3017Address416-418 East State StreetUse DistrictB-4Date4/5/2016ApplicantBen RosenblumOwnerBen Rosenblum-East State, LLCApplication Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseResidential/ Vacant Commercial Building3 12850 85.5' 2 24+60% 28' .02' .01' 21' or 14.4%District Regulations for ExistingService Business District1 0 3000 40 4 40 50% None 10 515% or 20', but not less than 10'NoneNote Non-Conforming ConditionsOK N/A OK N/A OK OK OK OK Def. OK Def. Def. OK N/AProposed Condition and/or UseMixed Use Building*17 0 12850 85.5' 2 24+60% 28' .02' .01' 21' or 14.4%District Regulation for ProposedService Business District17 1 3000 40 4 40 50% None 10 515% or 20', but not less than 10'NoneNote Non-Conforming Conditions for ProposalOK N/A OK Def. OK OK OK OK Def. OK Def. Def. OK N/ANotes:* 16 parking spaces are to be reserved on the property located at 408-10 E. State St., known as Argos Inn. One (1) space will be provided at 416-18 E. State Street. A Memorandum of Agreement with Argos Inn allows for an alternating shared parking arangement.
CITY OF ITHACA
108 E. Green St. - Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT
Phyllis Radke, Director of Zoning Administration
Telephone: 607 -27 4-6550 Fax: 607 -274-6558 E-Mail: cpyott@cityofi thaca.org
BOARD OF ZONTNG APPEALS APPLICATION
1. TYPE OF APPEAL:
X Area Variance
I speclal Permit
I ur. Variance
I sig" Variance
l-l Action, Decision, or Interpretation of Zoning OfFrcer
APPEAL#: 3Al7
HEARING DATE: 415/16
BUILDING PERMIT #: 32973
RECEIPT #:
2. Property Address: _416-418 East State Street,IthacaNY 14850 Use District: B4
Owner's Name:Ben Rosenblum - East State LLC
Owner's Address: 59 Powers Street, Unit I City: _Brooklyn State: NY 11211
3. Appellant:
Address:59 Powers Street, Unit 1 City: Brooklyn _ State: _1 l21l-
Telephone:-9l7_693-6742-E-Mail:btrosenblum@gmail.com
4. Attach Reason for Appeal (see instruction sheet)
5. Appellant Certification:
I certify the information submitted with the appeal is true to the best of my lcnowledge and belief, and that I have
read and am familiar with those sections of the City of lthaca Zoning Ordinance that apply to this appeal,
(including Section 325-40, which describes the powers and duties of the Board of Zoning Appeals). I also
aclcnowledge the Board of Zoning Appeals may visit the property and I specffically permit such visits.
STATE OF NEW YORK
COLTNTY OF TOMPKINSath
Sworn to this / day of
Ben Rosenblum - East State LLC
(Name of Appellant)
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Notary Public
* Note: In any case in which an appeal to the Board of ZoningAppeals seeking an interpretation, special permit, or variance on
behalf of certain property is submitted and signed by someone other than the current record owner of that property, this form
must be submitted along with the appeal.
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1. Ordinance Section(s) for the Appeal: Page2
Zoning Ordinance Section Being Appealed Sien Ordinance Section Being Appealed
. $325- 8, A (10)
. $325- 8, A (12)
. 5272-. s272-. s272-. s272-. 5272-. s272-
. 5325_21
. $325-
. $325-
. $325-
2. Application of SEQR determination: _Type I _Jype2 _X_Unlisted
3. Environmental Assessment form used:
Short Environmental Assessment Form (SEAF)
Full Environmental Assessment Form (FEAF)
Lead Agency
Determination of Signifi cance
X_ Completed by the Planning Division at preliminary hearing for Site Plan Review
4. A previous appeal I nu. / X has not been made for this proposal:
Appeal No._, dated
Appeal No._, dated
Appeal No._, dated
Appeal No._, dated
5. Notes or Special Conditions:
See attached memo
ELECTRONIC SUBMISSIONS: Please provide electronic versions of ALL documents submitted to: ap)pt!@q,!q'o.{1h49&plC.
E-MATLING LAR6E Ftlps: lncoming e-mails to the City must be under l0 MB in size (incl. the message envelope itsel{), so please either provide a
CD-ROM or use a llee file-sharing web site, like: www.hightail.com, www.dropbox.com, www.google.com/drive, etc. You can also split documents
into smaller parts and send multiple e-mailVfiles.
East State LLC
phone: 917-693-6742 email: ben@benrosenblum.com
February 16, 2016
Board of Zoning Appeals
City of Ithaca
108 East Green Street
Ithaca, NY 14850
RE: 416-418 East State Street— Application for Area Variances— Appeal # 3017
Dear City of Ithaca Board of Zoning Appeals:
Enclosed please find the following documents as part of the application for area variances for the property
with the existing building located at 416-418 E. State Street:
Project Documents-
a. Existing Site Survey
b. Proposed Elevations
c. Site Analysis Plan, sheet R1.01
d. Code Analysis Plan, sheet R1.00
The project will require the following variances, as graphically described on the Site Analysis Plan:
1) Zoning Ordinance Section 325-8, A(10): Lot coverage by the existing building is 10% greater than the
maximum (60% vs. 50%).
2) Zoning Ordinance Section 325-8, A(12): Side yard setbacks are deficient for the existing building.
3) Zoning Ordinance Section 325-21: The off-street loading zone for office space is not provided.
Outside of the existing building, this lot contains exceedingly limited space. As a result, it is not
possible to provide the off-street loading zone in addition to the ADA parking and a turnaround space,
while maintaining existing green space in accordance with the ILPC and Planning Board requirements.
The proposed renovation and re-development of the existing building at 416-418 E. State St. is for a mixed
use building to include existing and expanded office space, one apartment, and unoccupied storage
as an accessory use to the office spaces. The building will only receive minor alterations of exterior elements
(see documentation). The existing front parking area will be modified to provide one handicapped space with
unloading zone and associated required aisle. The exterior landscape will also provide a path of travel to
accommodate an accessible ADA route into the building- See Site Analysis Plan.
The existing building is a legal non-conforming structure previously occupied by a light industrial printing
press and with a portion currently occupied by office space. The area used by the printing press will be
converted to expand the office use and accessory storage, a lower intensity use than the former printing press.
The second level portion of the structure, built in the early 1900s, is also being returned to its original use as a
residence. All proposed uses are permitted as of right within the B-4 zoning district in which the building is
located. The property currently has zoning deficiencies in relation to both side yard setbacks and lot coverage
resulting from past development of the property with additions to the structure occurring from 1947 to 1967.
In order to occupy the building with the office use that will replace the former light industrial use, the
phone: 917-693-6742 email: ben@benrosenblum.com
variances must be obtained to permit the zoning deficiencies. See the Site Analysis Plan for a graphic
description of the zoning deficiencies.
Variances for lot coverage and setback deficiencies:
The existing lot coverage is minimally in excess of the zoning maximum. Likewise, the yard setbacks are also
existing conditions. The deficiencies largely stem from the separate sale of the adjacent property at 408-410 E.
State St., which had been owned together with the 416-418 E. State St. parcel by RHP Properties, Inc. until
1994. This separation of the ownership resulted in the lot coverage and the west yard setback deficiencies
(+/-0.2 feet actual versus 10 feet required).
The building at 416-418 E. State St. was expanded over the years with additions in 1947, 1951, and 1967. The
1947 addition was built on the east side of the original house and the east wall was built +/-3.7 feet from the
property line at the front corner. The last addition in 1967 caused the lot coverage to exceed the 50%
maximum allowed under the 1965 zoning law in effect at that time. However, the ownership of the adjacent
parcel, 408-410 E. State St., is presumed to have been factored into the zoning compliance analysis at that
time (lot coverage is not an issue if the parcels are combined). If that had not been the case, a building permit
for the 1967 addition should not have been issued. Likewise, the lack of any west side yard reinforces the
assumption that the zoning analysis in 1967 must have taken account of the combined parcels. Ultimately the
legal effect of the Building Department permitting the 1967 addition to be constructed along with related
parking improvements on the 408-410 E. State St. parcel is that the current nonconforming features of the
existing building at 416-418 E. State St. were once legally conforming. It is only the separation of the two
properties in 1994 that caused the zoning deficiencies to exist. There is a small entry roof causing a yard
deficiency on the eastern side but this roof is presumed to have been built as part of the 1951 addition when
the 1950 zoning law was in effect and did not require a side yard.
The building setback on the east side is +/-3.7 feet at the front of the building versus the required 5 feet, except
for the small entry roof that is essentially on the lot line (+/-0.1 feet actual versus 5 feet required). The east
yard deficiency of the front building wall, approximately 17.5 feet of the entire 112-foot length of the east wall,
is a pre-existing condition, as described above, to the current zoning law and only became non-conforming
with the zoning change in the 1960’s, which is the first zoning law that required side yards. The date of
construction of the small entry roof is unknown but may have been part of a 1951 building addition. The
building setback on the west side (+/-0.2 feet) only affects the Argos property, and that owner is in support of
this project. The adjacent parcels to the east of 416-418 E. State St. also have similar yard setback deficiencies.
Variance for off-street loading zone:
The project also seeks a variance for a 450 square-foot loading zone. The change from a light industrial printing
press to the less intensive office use at 416-418 E. State St. will require a loading zone due to the business use
area being over 3,000 square feet. The property was compromised when the Argos parcel was sold to a different
owner. Presumably deliveries to the printing press were handled in the parking lot that now serves the Argos.
The Argos property does not currently require a loading zone. Temporary loading and unloading for deliveries,
if necessary, for the 416-418 E. State St. office space will be handled in the front parking zone of 416 E. State
or at the adjacent Argos parking lot. The reason for seeking a variance for the loading zone is due to the lack
of space at the front of the property to accommodate the building code-required ADA parking, a turnaround
space, and maintaining existing green space in accordance with the requirements of the ILPC and the Planning
phone: 917-693-6742 email: ben@benrosenblum.com
Board. A large paved area for this loading zone in the front yard, which is the only available space on the lot,
would be out of character with the historic district and would potentially also require removal of the three
mature trees along the west side of the existing driveway.
In summary, the variances are sought so that the existing building can be occupied with a less intensive use
than the former printing press use. The alternative, to attempt to occupy the building with an actual printing
press, continuing the non-conforming use, would be difficult to accomplish given that very few printing press
businesses are in existence as a result of changes in modern printing technology. We also think that adding
office space at this location near the center of downtown Ithaca would be an improvement for the
neighborhood, while the light industrial use is out of taste with the neighborhood. The second level portion of
the structure is also being returned to its original use as a residence. The deficiencies in this property result from
additions made between 1947 to 1967 when these were legally conforming, and from the sale of the adjacent
408 East State Street property separately from 416-418 East State St. in 1994 to different ownership.
The proposed changes to 416-418 East State St., by maintaining and improving the existing building, will keep
intact the historic character of the property and emphasize a sustainable and low-energy approach, benefits
both for the East Hill District and for Ithaca as a whole.
We look forward to working with you and presenting the project at the next available BZA meeting. If you
have any questions or require additional information, please feel free to contact Ben Rosenblum of East State
LLC directly.
Sincerely,
Ben Rosenblum Scott Whitham Jason Demarest
Owner, East State LLC
cc:
Randall Marcus
S 15°25'30" W 161.62'S 70°36'54" E 68.58'N 20°53'38" E 174.56'20'-8" ACTUAL27'-11" ACTUALLOT AREA = 12850 SF
MAX. LOT COVERAGE- 50%
= 6425 SF
EXISTING BUILDING
FOOTPRINT - 7714* SF
= 60% LOT COVERAGE20'-0" SETBACK5'-0" SETBACK
10'-0" SETBACK
TURNAROUND
SPACE
EXISTING
TREES TO
REMAIN
0' - 3" ACTUAL
8'-0"8'-0"
ADA
UNLOAD
ZONE
1" ACTUAL
3'-8" ACTUAL
18'-0"0" SETBACK416-418 E. STATE ST
ARGOS
18'-0"
20' MIN
20'-0"18'-0"8'-6"18'-0"
20' MIN
21'-7"18'-0"
18'-0"
20' MIN
23'-0"18'-0"
18'-0"
20' MIN
23'-9"18'-0"8'-6"8'-6"8'-6"2
3
4
5
6
7
9
11
13
14
15
16
10
12
1
8
2
3
4
5
6
7
9
11
13
14
15
10
12
1
8
2' overhang
(TYP)2'-0"17'-7"11'-5"112'-0"ADA ACCESSIBLE ROUTE
ADA ACCESSIBLE ROUTE
Scale:
Project No:
Date:
Drawn by:
Checked by:Copyright Jason K Demarest, Architect301 S. Geneva Street
Suite 101
Ithaca, New York 14850
p: 607.330.4555 f: 607.330.4508
www.jkdarchitect.com
1" = 10'-0"1/15/2016 11:29:37 AMR1.01
Site Analysis
Plan
ROSB01416 - 418 E STATE STEAST STATE LLC1/15/16
JKD
JKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTIONRevision Schedule
Number Description Date
1" = 10'-0"1 Site Analysis Plan 0'
Scale: 1" = 10'-0"
10'5'10'20'
VARIANCE REQUESTS:
1) LOT COVERAGE BY THE EXISTING BUILDING IS 10% GREATER THAN
THE MAXIMUM (60% VS. 50%).
2) EXISTING SIDE YARD SETBACKS ARE DEFICIENT AS SHOWN.
3) EXISTING LOT IS LIMITED IN SPACE TO PROVIDE THE REQUIRED
LOADING ZONE IN ADDITION TO THE ADA PARKING, TURNAROUND
SPACE AND MAINTAINING EXISTING GREEN SPACE AS REQUIRED BY
THE ITHACA LANDMARKS PRESERVATION COMMISSION AND THE
PLANNING BOARD.
NOTE: BASE SURVEY BY TG MILLER DATED 1/27/15; CONTOUR INTERVAL IS 2'
416-418 EAST STATE STREETIthaca, NY EAST STATE LLC
EXISTING
3-CAR
PARKING
AREA
EXISTING SITE SURVEY1” = 20’-0”
EAST STATE LLC Elevations416-418 EAST STATE STREETIthaca, NY
CURB CUT CONCRETEWALKFACEOFCURBSCHUYLER PLACECONCRETERETAININGWALLEDGE OFGRAVELSA N IT A R Y
M A NH O L E
WI DE E A S E MEN T
SE E 7 6 9 /80
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
ZONING NOTES:
- ALL USES ARE PERMITTED
- LOT SIZE, COVERAGE & SETBACKS ARE EXISTING
- ELEVATIONS ARE EXISTING UNLESS NOTED OTHERWISE
*NOTE: AREA 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
666 SF
B
973 SF
B- Existing
1338 SF
B
1758 SF
S-1
Code Analysis Legend
B
B- Existing
S-1
HATCHED AREA
IS FOOTPRINT
OF DWELLING
ABOVE
OFFICE
STORAGE
146 SF
B Shared
Restrooms
654 SF
B
1 HOUR FIRE
BARRIER/
ENCLOSURE
Egress
path
LEGALLY
EXISTING
BUSINESS
USES
NEW
BUSINESS
AREA
66'
travel
1 HOUR
RATED
CORRIDOR
337 SF
B
NEW
BUSINESS
AREA
812 SF
B
2 HOUR
COMPARTMENT
NEW FURRED/INSULATED
EXTERIOR WALLS
NEW
BUSINESS
AREA
263 SF
B- Existing
255 SF
B- Existing
NEW
BUSINESS
AREA
Area Boundary Line
1112 SF
R-3
1 HOUR FIRE
BARRIER/
ENCLOSURE
35'
travel
Code Analysis Legend
R-3
ROOF
Area Boundary Line
Scale:
Project No:
Date:
Drawn by:
Checked by:Copyright Jason K Demarest, Architect301 S. Geneva Street
Suite 101
Ithaca, New York 14850
p: 607.330.4555 f: 607.330.4508
www.jkdarchitect.com
1/8" = 1'-0"1/15/2016 12:42:46 PMR1.00
Code Analysis
Plans
ROSB01416 - 418 E STATE STEAST STATE LLC1/15/16
JKD
JKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTIONArea Schedule - Code Analysis
Name Level Area Occupancy
Occupant
Factor
Occupant
Load
7.6001ssenisuBFS 666roolF tsriFB
4.31001ssenisuBFS 8331roolF tsriFB
4.3001ssenisuBFS 733roolF tsriFB
1.8001ssenisuBFS 218roolF tsriFB
5.13FS 3513
7.9001ssenisuBFS 379roolF tsriFgnitsixE -B
7.9FS 379
3.14FS 6214ssenisuB
B First Floor 146 SF Circulation/ Restrooms/ Storage 0
B First Floor 654 SF Circulation/ Restrooms/ Storage 0
0.0FS 008
B- Existing First Floor 263 SF Circulation/ Restrooms/ Storage 0
B- Existing First Floor 255 SF Circulation/ Restrooms/ Storage 0
0.0FS 815
Circulation/ Restro 0.0FS 8131egarotS /smo
6.5002laitnediseRFS 2111roolF dnoceS3-R
6.5FS 2111
6.5FS 2111laitnediseR
S-1 First Floor 1758 SF Storage (Office)300 5.9
9.5FS 8571
9.5FS 8571)eciffO( egarotS
7.25FS 413811 :latot dnarG
1/8" = 1'-0"1 First Floor
1/8" = 1'-0"2 Second Floor
MINIMUM PLUMBING FACILITIES
B- Business:
Water Closets- 1 per 25 for the first 50 per gender; 1 per 50 thereafter
Lavatories- 1 per 40 for the first 80 per gender; 1 per 80 thereafter
R-3- 1 per dwelling unit
*Occupant load split by gender is 50/50 (rounded)
REQUIRED FIXTURE COUNTS:
B* area: 32 occupants (16 each gender) = 1 per gender
Water Closets: 1 male/ 1 female
Lavatories: 1 male/ 1 female
*Note: Existing business areas have separate legally existing facilities.
R-3 area: Provide 1 bathroom
BUILDING AREA PER FLOOR
First Floor- 7202 SF
Second Floor- 1112 SF
0'
Scale: 1/8" = 1'-0"
8'4'8'16'
Revision Schedule
Number Description Date
PARKING REQUIREMENTS:
BUSINESS USES- 1 SPACE PER 250 SF OF NET ASSIGNABLE AREA
4126 SF/ 250 = 17 SPACES
RESIDENTIAL USES- 1 SPACE PER DWELLING (UP TO 3 BEDROOMS)
1 DWELLING UNIT = 1 SPACE
NOTE:
STRUCTURE IS EXISTING.
SEE ELEVATIONS FOR EXTERIOR. IMPROVEMENTS
― NOTICE OF APPEAL ―
REGARDING ZONING OR SIGN ORDINANCE
CITY OF ITHACA, NEW YORK
APPEAL NO. ___3017_____
TO: Owners of property within 200 feet of ___416-418 East State Street Ithaca, NY 14850_
__ and others interested.
FROM: ___Ben Rosenblum – East State LLC____ applicable to the property named above, in a B-4 zone.
(name of person or agency making appeal)
REGARDING: (check appropriate spaces)
Area Variance
Special Permit
Use Variance
Sign Variance
Action, decision, or interpretation of Zoning Officer
City regulations require that you be notified of this appeal to the Board of Zoning Appeals (BZA), as
described in the attached letter, dated 2/16/16, and provide the opportunity for you to comment on it and/or
attend the meetings listed below. Anyone who is considered an interested party may speak for or against
the appeal at the meetings listed below or you may submit a written statement to the BZA before the
designated meeting. There is a time limit of three (3) minutes in which each interested party may address
the BZA during the public hearing portion of the meeting.
The Board of Zoning Appeals bases its decision primarily on the written evidence submitted and presented
to the Board, the testimony of the interested parties, and on zoning and legal considerations. The written
case record will be available for review beginning one week before the scheduled BZA meeting held at City
Hall, 108 E. Green Street on the 3rd floor. This case has also been referred to the City’s Planning and
Development Board that will advise the BZA if granting the relief sought by the appellant will affect long-
term planning objectives. The date of the Planning Board’s meeting regarding this appeal is also listed
below.
The Board of Zoning Appeals will consider this case on ____4/5/16_____________________ at 7:00 P.M. in
Common Council Chambers in City Hall.
___________________________________________ 59 Powers Street, Unit #1, Brooklyn, NY 11211 02/16/16
Signature of Appellant Address Date
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: cpyott@cityofithaca.org
ADDRESS
OF
PROPERTY
WITHIN
200'
OF
416-‐418
EAST
STATE
ST TAX
I.D.OWNER MAILING
ADDRESS
408
E.
State
St.
69.-‐2-‐19 Unity
Inn,
LLC same
Ithaca,
NY
14850
401
E.
State
St.69.-‐6-‐3 GPA
Management,
LLC P.O.
Box
6531
Ithaca,
NY
14850 Ithaca,
NY
14851
419
E.
Seneca
St.
69.-‐2-‐8 Virginia
L.
August same
ithaca,
NY
14850 Mathew
Clark
417
E.
Seneca
St.
69.-‐2-‐7 Benjamin
D.
Piekut same
Ithaca,
NY
14850 Ann
P.
Lewandowski
108
Schuyler
Pl.69.-‐2-‐15 Neil
M.
Schill P.O.
Box
7124
Ithaca,
NY
14850 Katherin
Achenbach Ithaca,
NY
14851
118
Schuyler
Pl.69.-‐2-‐12 Timothy
T.
Terpening 404
North
Wilbur
Ave.
Ithaca,
NY
14850 Sayre,
PA
18840
422-‐24
E.
State
St.69.-‐2-‐16 Jonah
Freedman 422-‐24
E.
State
St.,
Apt
4B
Ithaca,
NY
14850 Alicia
Freedman Ithaca,
NY
14850
112
Schuyler
Pl.69.-‐2-‐14 William
F.
Olney 914
E.
State
St.
Ithaca,
NY
14850 Ithaca,
NY
14850
420
E.
State
St.
69.-‐2-‐17 Rosetree
Properties,
LLC 209
S.
Geneva
St.
Ithaca,
NY
14850 Ithaca,
NY
14850
500-‐550
E.
Seneca
69.-‐3-‐1 Cornell
University P.O.
Box
DH
Ithaca,
NY
14850 Ithaca,
NY
14853
431
E.
Seneca 69.-‐2-‐11 Thomas
Borg 407
W.
Seneca
St.
Ithaca,
NY
14850 Margarette
Borg Ithaca,
NY
14850
427
E.
Seneca
St.69.-‐2-‐10 Charles
Warner
Trent
Bradley same
Ithaca,
NY
14850 Charles
Randolph
Bradley
423
E.
Seneca
St.
69.-‐2-‐9 Katherine
Dian
Kinzler same
Ithaca,
NY
14850 Zachary
David
Clopton
413
E.
State
St.
69.-‐2-‐5 David
L.
McFarren 1284
Ellis
Hollow
Road
Ithaca,
NY
14850 Ithaca,
NY
14850
116
Schuyler
Pl.69.-‐2-‐13 Marianne
V
Santoso 427
N
Cayuga
St
Apt
5
Ithaca,
NY
14850 Ithaca,
NY
14850
415
E.
State
St.69.-‐2-‐6 Louis
A.
Licari 4445
Waterburg
Rd.
Ithaca,
NY
14850 Trumansburg,
NY
14886
404-‐406
NY
76 69.-‐2-‐20 140
Seneca
Way,
LLC P.O.
Box
678
Ithaca,
NY
14850 Vestal,
NY
13851
CITY OF ITHACA
108 East Green Street - 3rd Floor Ithaca, New York 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING
Phyllis Radke, Director of Zoning Administration
Telephone: 607 -27 4-6550 Pax: 607-274-6559
& ECONOMIC DEVELOPMENT
Email: cpyott@cityofithaca.org
OWNER'S AUTHORIZATION FORM
APPEAL #:3017 DATE: 02109116
TO THE ZONING BOARD OF APPEALS,Ithaca, New York:
I (We)Ben Rosenblum of 59 Powers Street, Unit I
(Street Address)
NY____l_lzti
(lVlunicipality)(State/Zip)
416-418 East State Street,Ithaca, NY 14850Owner of the property at
(Street & Number)
_X_ I am the sole owner of the above-mentioned property.
This property is also owned by
and I have a Power of Attornev to authorize this appeal (attach POA).
I do hereby authorize (Name) _Scott Whitham to appeal or request a variance or special
permit on my (our) behalf. I (we) understand the appeal wiII be heard at the (Date)
4t5n6 meeting of the Board of ZoningAppeals.
(Name)
_Brooklyn
z._-2i
STATE OF NEW YORK)fier>5A,t'UN R" r€N (3Lut+
Notary Public
Note to all those siqning this form:
(1) Owners authorizing another to present an appeal on their behalf should be aware that the Board may,
in granting relief, add reasonable conditions which then become binding on the property.
(2) Especially where a variance is being sought, the owner may be the only person with detailed
information about the property that is essential to the appeal. In such a case authorizing another person to
appeal may be detrimental to the appeal unless the owner is either present at the hearing or sends another
person fully prepared to answer questions about the property and the feasibility of using it consistent with
the zoning ordinance.
Ilohry tulltc . thit ot Xrl ltffilo.0ryn!rta60
ouellflcrt ln oucm Courly
commission Expirc. Apr aOi eOtg
Zoning Appeal #3018 133 Giles Street
(Margaret Mikolay)
Appeal of Margaret Mikolay, owner of 133 Giles Street, for Area Variances from Section
325-8, Columns 4, 6, 10, 11, 12, and 14/15, Parking, Lot Area, Percentage of Lot
Coverage, Front Yard, Side Yard, and Rear Yard, respectively, requirements of the
Zoning Ordinance.
The applicant proposes to convert the single-family dwelling at 133 Giles Street into a
two-family unit by modifying the existing basement space and its separate entrance into
a legal dwelling unit. While this proposal will not change the building footprint, the lot at
133 Giles Street has a number of deficiencies. The four-bedroom house requires two
parking spaces. The second dwelling unit requires one parking space. The property has
one off-street parking space. The lot area is 2,570 SF. The required lot size for one- and
two-family dwellings is 5,000 SF. Percentage of lot coverage is 39.8%; allowed
percentage of lot coverage is 30%. The front yard encroaches 7.4 feet into Giles Street’s
right-of way; the required front yard setback is 25 feet. The side yard is 0.5 feet; required
is 5 feet. Finally, the rear yard is 3 feet; required is 20 feet.
The property at 133 Giles Street is in an R-2a Zoning District, where two-family dwelling
units are permitted. However, Section 325-38 requires that variances be granted before
a Building Permit can be issued.
CITY OF ITHACA
Board of Zoning Appeals — Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3018Address133 Giles StreetUse DistrictR-2aDate4/5/2016ApplicantMargaret P.K. MikolayOwnerMargaret P.K. MikolayApplication Type:Area VarianceColumn Number234567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseOne Family Dwelling1 2570.04 177.96' 2 24' 39.8% -7.4' .5' 132' 3' or .125%District Regulations for ExistingOne and Two Family Zone2None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/A Def. N/A Def. OK OK OK Def. Def. Def. OK Def. N/AProposed Condition and/or UseTwo Family Dwelling1 2570.04 177.96' 2 24' 40% -7.4' .5' 132' 3' or .125%District Regulation for ProposedOne and Two Family Zone*3None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/A Def. N/A Def. OK OK OK Def. **Def. Def. OK Def. N/ANotes:* The existing dwelling is a 4 bedroom home that requires 2 parking spaces. The proposed basement apartment requires 1 parking spaces for a total of 3 spaces.** A portion of the existing building is located within the street right-of-way.
3018
3018
Zoning Appeal #3019 102 Franklin Street
(STREAM Collaborative)
Appeal of Noah Demarest, STREAM Collaborative, architect for Susan and Erich Mueller,
owners of 102 Franklin Street for Area Variances from Section 325-8, Columns 10 and
12, Percentage of Lot Coverage and Other Front Yard.
The applicant proposes to remove a 36-SF vestibule and build a 90-SF mudroom addition
and entrance landing, at the north and west corner of the two-family unit. Access to the
mudroom will be from the north front yard, facing Short Street where the applicant
proposes new code-compliant landing and stairs. The addition of the mudroom and
landing will increase lot coverage from 34% to 36.2%. The maximum allowed lot
coverage is 35%. In addition, the north front yard, facing Short Street, has an existing
front yard that is 7-feet deep. Required is a 10-foot front yard setback. The proposed
new mudroom addition and stair landing will decrease the Short Street front yard setback
to 2’11”.
The two-family dwelling at 102 Franklin Street is a permitted use; however, Section 325-
38 requires that Zoning Variances be granted before a Building Permit can be issued.
CITY OF ITHACA
Board of Zoning Appeals — Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3019Address102 Franklin StreetUse DistrictR-2bDate04/05/16ApplicantNoah Demarest (STREAM Collab.)OwnerSusan & Erich MuellerApplication Type:AreaColumn Number234567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardOther Front YardSide YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseTwo Family Dwelling1 4389.61 43.94' 2±2734.0% 12' 7' 5' 35.5' or 35.5%District Regulations for ExistingTwo Family Zone2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/ADef. N/A OK OK OK OK OK OK Def. OK OK N/AProposed Condition and/or UseTwo Family Dwelling1 4389.61 43.94' 2±2736.2% 12' 2'-11" 5' 32' or 32%District Regulation for ProposedTwo Family Zone2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/ADef. N/A OK OK OK OK Def. OK Def. OK OK N/ANotes:
3019
3019
Zoning Appeal #3022 108-110 Eddy Street (Grey Court Apartments)
(Schickel Architecture)
Appeal of Schickel Architecture for Demos Johnny, LLC, owner of 108-110 Eddy Street,
Grey Court Apartments, from Section 325-8, Column 4, Off-Street Parking, Column 13,
Side Yard, and Column 14/15, Rear Yard requirements of the Zoning Ordinance. Grey
Court Apartments at 108-110 Eddy Street was constructed in 1909. No stables were
available on the lot, so tenants used the carriage barns at 804 E. State Street (formerly
112 Blair Street) to stable their horses and buggies. When cars became the new means
of transportation, the carriage barns were no longer needed and over time the property
at 804 E. State Street turned into a parking lot. Up until 2011, when the current owner
developed a parking area at 108-110 Eddy Street, Grey Court Apartments met its off-
street parking requirement of 9 space at 804 E. State Street. But with only 5 parking
spaces available for tenants at 108-110 Eddy Street, Grey Court’s owner must still provide
4 parking spaces at 804 E. State Street. Grey Court’s owner claims, since constructing
the on-site parking at 108-110 Eddy Street, that tenant demand for parking spaces at 804
E. State Street has been minimal-to-non-existent over the past five years; and he is
seeking a variance to reduce the required off-street parking for 108-110 Eddy Street from
9 parking spaces to 5 spaces.
The property at 804 E. State Street is in a CR-2 Zoning District, which permits one- and
two-family dwellings as-of-right and does not allow off-site parking. Nevertheless, off-
street parking for Grey Court at 804 E. State Street is designated as a legal, non-
conforming condition. Grey Court Apartments at 108-110 Eddy Street is in an R-3a
Zoning District, where multiple dwellings are a permitted use and where off-street parking
for the apartments is required by Zoning District Regulations. The property located at
108-110 Eddy Street has two existing deficiencies. A side yard having 4’6” of the required
5’ and the rear yard having 12’6” of the 20’ required by the Zoning Ordinance. However,
Section 325-39 requires that a variance be granted before a Certificate of Compliance
can be issued.
CITY OF ITHACA
Board of Zoning Appeals — Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3022Address108-110 Eddy StreetUse DistrictR-3aDate4/5/2016ApplicantSchickel ArchitectureOwnerDemosJohnny, LLCApplication Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardOther Front YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and Use9 Dwellings5-On Site 4-108 E. State St.12,937 129.39' 4 40 27% 11.5' 36.5' 4.5' 12'-6" or 14%District Regulations for ExistingMultiple Dwellings9 11500 50 4 40 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/A OK N/A OK OK OK OK OK OK OK Def. Def. N/AProposed Condition and/or Use9 Dwellings5-On Site 12,937 129.39' 4 40 27% 11.5' 36.5' 4.5' 12'-6" or 14%District Regulation for ProposedMultiple Dwellings9 11500 50 4 40 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/A Def. N/A OK OK OK OK OK OK OK Def. Def. N/ANotes: