HomeMy WebLinkAbout903 Hanshaw Rd Zoning Officer Report_06.12.2018Village of Cayuga Heights
836 HANSHAW ROAD . ITHACA.NY. I4850
(607) 257-t238 ' FAX: (607) 2s7-4910
ZONING OFFICER,S REPORT
DATE: June L2,20L8
TO: PLANNING BOARD
FROM: Brent A. Cross, Zoning Officer
RE: Allechant Restaurant,903 Hanshaw Road
REPORT: A request has been made to modify the recently approved Special Use Permit for the above
referenced restaurant. The operator is proposing to revise the hours of operation to stay open
until 9:00 PM daily, as well as applying for a NYS Liquor Authority license to allow service of wine
and beer to be consumed on-premises. Under the Village Zoning Section 7.3.H., this revision is
subject to Special Use Permit approval before the permit can be modified. The applicant has
provided information relevant to the factors identified in Section 19.3.C. to be considered by the
Planning Board in reviewing request.
A Public Hearing has been scheduled on June 25 at 7:00 pm at Marcham Hall,836 Hanshaw
Road to hear comments on the proposed modified permit. The following properties are located
within 200'and will receive this notice by mail:
5.-3-17 Levitt Fanriiy Trust
5.-3-1S.3. Village Green
5.-3-3.8.2 Rerob LLf
5.-3-18.3 Vill*ge of Cayuga Heights
5.-3-19.1 WerrenDeveloprnerrtLLC
5.-3-19,2 Warren Developnrent LLC
5.-.4-1fi Village of {ayuga Heights
10.-3-3 Monney, David $
10,-3-5,21 Revlo, LLC
1S.-3-5.22 Revlo" Ll-d
1t.+-5.4 410 Upland Rd LLC
1S.-3-6 llST Properties
18.-3-7 Lambiase, llene M
10.-3-8 Sotomon, D & Demisse, E
10.-4-1.211 Ctremung Cenal Trurt f,ornpsny
1&.-4-1,2 Corner:Comn'tutritvCenter
1,0.-4-1"3 Llpland Eststes
1S.-4-2 NYSEG
10.4-3 Village of Cayuga Fleights
18.-4-10.1 190 Pleesatrt Grove Rd" l-LC
10.-5-tr Patrick, J Feter H
fS.-5-5 Country Club sf ltl:*ca
zr061218
100? Hanslraw Rd
84S Hanshew Rcl
910 Hanslraw Rcl
836 fianshaw Rd
830 l-lar"lsfraw Rd
832 Har'!sl'!aw Rd
8?5 l-'lensharv Rcl
1111Triph*nrmer Rd
414 Upland Rd t
41? Upland Rd E
410 Upland Rd E
4QB Upl*nd Rd !
405 Upl*nd Rd I
404 Upland Rcl f
909 llsnslrarv Rd
9G3 l-lanslraw Rd
t Upl**d Rd
l-'lanslrew Rd
194 Pleasant Grave Rcl
190 FleeEqnt Grove Rd
1001 l-lanslraor,r Rd
189 Fleasant Grove Rd
FILE:
Amended Special Use Permit Application
Name of Applicant: Kellien Eve Lindys, DBA: Alldchant, LLC
Appiicant Address: 635 Iradell Rd, Trumansburg, NY 14886
Date Submitted : 22 May 2018
Address of Business: 903 Hanshaw Rd, Community Corners, Ithaca NY 14850
l. Location and site ofuse: 903 Haoshaw Rd, IthacaNY
2. Nature and Intensity ofUse: Cafd with seating of 30-36 seats and seasonal outdoor
seating. Anticipated 5-7 ernployees. Permitted operating hours are 8:00am to 4:00pm. We
are projecting between 36- 56 customers/day for daytime dining. Proposetl amended
hours are an additional 4 hour span from 5-9 P M seven nights per week. 3 6- 5 6
customers per evening seating. Deliveries will occur at similar fretluencies and sizes
outlined in Special Use Perrnit Application dated 2l Mar 2018. Allechant is applying to
the Nety York State Liquor Authority for a Wine, Beer and Cider license under the RW
Iicense type Code 341- which states, "RESTAURANT IITINE: Licensefor on-prenises
consumption ofwine and beer in a place where food is prepared in such quantities that
the sale of wine and beer is not the printe source of revenue." ttlry-bftc StSlgLSuol
Authori\t "Definition oJ'License Classes" ftttps:www.sla.ny.gou)J Allechant's primary
busilrcss is the sale offood; the serving of wine, beer and cider will be incidental to food
sales.
Location of site in respect to road access: Site is accessed by two roads: Hanshaw and
Upland.
Provisiotrs fol parking: Parking in the front lot, accessed by Flanslraw and Upland Roads,
is used by the customers of the Hanshaw Road retail businesses, Most businesses within
Community Corncrs are closed after 5:00 PM. Parking lots to the north, south, east and
west will provide parkingfor any increase in need generated by evening operating hours.
Traffic and noise generated by proposed use; Our customers will be a mix of people who
live in the surrounding area and/or work in the surrounding area. No additional noise will
be generated from this proposed use. Allechant's proposed offering ofwine, beer and
cider is incidental to the sale offood andwill not increase talfic or noise in the area.
Deliveries u,ill be from a single purueyor on a bitueeUy basis.
Impact ofproposed use on adjacent land use: Site is sunounded by commercially zoned
and utilized land and businesses.
Impact on proposed use on the environment: Caf6 will serve the surrorurding areas'
business and residential communities. Cafe is well placed to help diminish tra{Iic patterns
during business hours by serving employees within the Cornmunity Corners Park and
sunourding commercial areas. Caf€ is also connected, via sidewalks, to Cayuga Heights'
neighbot'hoods and Northeast neighborhoods. We anticipate pedestrian traffic to occur in
good weather. There is a bike rack located within Comrnunity Corners as well. Impact of
6.
7.
proposed use on infrastmcture: Water use and elcctricity usage will be marginally
increascrl for the proposed two evenings s night.
8, Any other factors related to health, safety and general welfare ofVillage residents and
consistent yith the Village's current Comprehensive Plan:
a. Granting a Special Use Permit will support the diversity of relail experiences at
Cornmuniry Corners.
b. County ta,x revenue will be increased.
c. The overall qnality of life and economic viability of the Village will be rnaintained
and improved by a Cafe offering imaginative, high quality, sustainable, locally
sourced and affordable eating options. The Cafd will be a venue for local people to
gather and share a meal in a relaxed environment.
d. The Cafd will be a strong competitor for breakfast and lunch service in an area that
has "experienced increased competition from new retail development beyond the
Village . , . " and offer dinner options helping to restore Community Corners ,'role as
a focus of community activity and improw the overall quality of life for ltilktge
residents. " (Comprehensive Plan, p. 53)
e. The Cafd will have a fresh, inviting look and atmosphere that will contribute to
elevating the Community Comers' profile as vibrant and central community
marketplace.
f. A larga degree ofbusinesses are not open during evening how.s at Community
Corners, Dinner service will contribute to "the revitalization of the retail sector" and
"elevate[sJ the profile ofCommunity Corners area in the greater lthaca region as a
retail center. " (Comprehensive Plan, p. 81.)