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Home My WebLink About12-15-15 P&D Board - Project Review Commmittee Meeting Agenda3“An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 2 TO:City of Ithaca Project Review Committee (Planning &Development Board) FROM:Lisa Nicholas,Senior Planner DATE:December 10,2015 SUBJECT:Agenda for Project Review Committee Meeting:T UESDAY,DECEMBER 15TH,2015 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 2746550,if you cannot attend or you require additional information. 9:30 Project:Tompkins Financial Headquarters Location:118 &119 E.Seneca St. Applicant:Trowbridge Wolf Michaels,LLP for Tompkins Trust Company Anticipated Board Action(s)in December:Consideration of Final Approval —Headquarters Building Project Description:The applicant proposes to construct a seven (7)story,110,000SF office building as a new corporate headquarters at 118 E.Seneca St.,and to relocate the existing drivethrough teller to the groundfloor parking area of 119 E.Seneca Street.The new building will have a groundfloor 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 2025 parking spaces accommodated on site to the north of the groundfloor footprint and under the building overhang.Each floor plate above the ground floor will be 16,300 SF.The front of the building will be set back several feet from the street line to align with the Hilton Garden Inn.119 E.Seneca Street will include a new 985SF drivethrough teller building.Existing parking and drive aisles will be modified to create a teller window driveup lane,a vacuumactuated driveup teller station,and a throughlane 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 CBD100 Zoning District.This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1764 B.(1)(h)[4]and (n),and the State Environmental Quality Review Act (“SEQRA”),§617.4 (6.)(iv),for which environmental review is complete. 10:00 Project:Site Improvements Location:416418 E.State St. Applicant:Scott Whitham Anticipated Board Action(s)in December:Determination of Environmental Significance &Recommendation to BZA 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 2car 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 B4 Zoning District and the 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 a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1764 (h)[4],and the State Environmental Quality Review Act (“SEQRA”),§617.4 (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.” 2 of 2 10:30 Zoning Appeals #2991,Area Variance,416418 E.State St. #3010,Area Variance,116 Falls St. 10:40 Adjournment cc:Mayor Svante Myrick &Common Council Dr.Luvelle Brown,Superintendent,ICSD Jay Franklin,Tompkins County Assessment ACCESSING ONLINE DOCUMENTS SitePlan Review &Subdivision Application Documents (&Related Materials) SitePlan Review application documentsare 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 relevantyear/month folder.Subdivision application materials can be similarlylocated,but in the “Subdivision Applications”folder. ZoningAppeals ZoningAppealsare accessible electronically via the “Document Center”on theCity web site (www.cityofithaca.org/DocumentCenter),under “Board ofZoning Appeals”>“Zoning Appeal Applications,”and in the relevant year’sfolder. 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. Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street, Suite 101 Ithaca, New York 14850 ph: 607.277.1400 www.twla.com December 08, 2015 Ms. JoAnn Cornish, Director and Members of the Planning Board Department of Planning and Development City of Ithaca 104 West Green Street Ithaca, N.Y. 14850 RE: Final SPR submission for Tompkins Financial Headquarters Building Dear JoAnn and Members of the Planning Board: This letter transmits to you additional materials for the Final Site Development Plan Review for the Tompkins Financial Headquarters Building. The Headquarters and Drive Through Buildings both received Preliminary Site Plan approval on June 23, 2015. The Drive Through Building received Final Site Plan approval on July 28, 2015, this package contains documents for the Headquarters Building. As you know, the proposed Headquarters project seeks to construct commercial space, parking, site amenities and landscaping in the City of Ithaca. The site consists of approximately 0.833 acres in downtown Ithaca at 118 East Seneca Street, on the existing Tompkins Financial drive through site. On behalf of those involved, we look forward to reviewing the project with you and members of the Planning and Development Board at the December 22nd Planning Board meeting. At this meeting, we hope that the following action can be taken. Final Site Plan Approval – Headquarters Building Outstanding items and conditions of approval are addressed below. These materials supplement those submitted on March 31, 2015, May 15, 2015, and June 9, 2015. Please do not hesitate to call should you have questions or require additional information. Final Building & Site design See attached updated drawing set (dated 12.07.2015) Explore the possibility of removing parking in order to widen the sidewalk As directed aby the Planning Board, we developed a site plan which removed on-street parking in-front of the proposed building and created a wide sidewalk with street tree plantings. We met with Frank Nagy, City of Ithaca Director of Parking, and sent the alternate plan to Tim Logue, City of Ithaca Transportation Engineer, and Betsy Parmley at DOT, requesting feedback and permission for this change. Tim and Frank, are opposed to the change, and stressed the importance of on-street parking around Ithaca Commons. Please see the attached letter from Tim Logue. As such, we are requesting final approval with the sidewalk as originally proposed (see drawing set). Coordinate with adjacent property owner to create a space for taller landscaping at north façade, or incorporate a green screen It is more feasible to add taller plantings to the owner’s property, due to the lack of available space for landscaping on the neighbor’s property among the parking and utilities. We propose adding (2) 2 of 2 columnar Ginkgo biloba ‘Fastigiatas’, which will mature to 30’ tall, at the northeast and northwest corner of the stair tower. Building Materials Please see attached cut sheets of building material to be used. Physical samples will be presented at the December 22nd, Planning Board meeting. Develop a Traffic Demand Management Plan The client has developed a traffic demand management plan and coordinated with City through several iterations. Please see the most current draft, attached. City Stormwater Management Officer Approval Site Civil progress design document have been shared with the City DPW Water and Sewer Division for their review. The erosion and sediment control plan and compliance with the Better Site Design requirements will be reviewed in detail with the City Stormwater Management Officer (SMO) as part of the Basic SWPPP permit process. Provide updated Site Utilities and Stormwater Description Please see the attached text. Sincerely, Kimberly Michaels Principal From:Tim Logue To:James Fruechtl Cc:Lisa Nicholas;Kathy (Gehring) Servoss;Frank Nagy;Kimberly Michaels Subject:RE: 118-119 Seneca Street, Ithaca Date:Friday, November 13, 2015 11:10:26 AM Attachments:image001.gif image002.gif Hi James and all, Thanks for the information. My comments on the proposal: This is a NYS owned arterial. Any work, including this, will require a Highway Work Permit. I would recommend that the Board of Public Works, approve this proposal before moving forward with a HWP application. I can put it on the agenda for the BPW if you would like to move forward with that process. Frank and I both will be recommending against this proposal. Seneca Street is one of the few places where there is on street parking proximate to the Commons. I don't particularly like the mid block bulbout unless it is part of a pedestrian crossing, a la Green St ped signal. It is a maintenance issue without the pedestrian benefits that would come with a bulbout at a corner. It seem like the only benefit would be to provide additional space for street trees, which are good things, no doubt, but, in this case, I think the costs outweigh the benefits. On a related note, is there a reason why the entrance driveway on the southside of the street is 26.75 ft wide? For a one-way driveway, even accommodating larger vehicles, a width of half that should be sufficient, which would limit the pedestrian exposure and might allow for another on-street parking space without compromising sight lines. Let me know if you would like to pursue this to the BPW. Thanks, Tim Tim Logue City Transportation Engineer 108 East Green Street Ithaca, NY 14850 607.274.6535 “Tremendous amounts of talent are lost to our society just because that talent wears a skirt.” Shirley Chisholm (First African-American woman elected to Congress, 1924-2005) From: James Fruechtl [jlf@twm.la] Sent: Thursday, November 12, 2015 9:22 AM To: Tim Logue Cc: Lisa Nicholas; Kathy (Gehring) Servoss; Frank Nagy; Kimberly Michaels Subject: 118-119 Seneca Street, Ithaca Tim, Please see the attached letter and diagrams describing the proposed change to the Tompkins Financial Headquarters project. Following the preliminary review and approval for the Tompkins Financial Headquarters project, the City of Ithaca Planning Board requested a plan modification to the portion of the project at 118 East Seneca Street. The planning board asked the client to explore removing of the parallel parking spaces in front of the Headquarters building along the East Seneca in order to widen the sidewalk and provide more pedestrian-oriented space. We look forward to your comments. Please call or email if you have any questions. Best Regards, JAMES L. FRUECHTL RLA, LEED AP Landscape Architect II Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street Suite 201 Ithaca, New York 14850 607.277.1400 (Office) 954.296.5231 (Cell) Transportation Demand Management Program (TFC Headquarters at 118 E Seneca Street) The purpose of this program is to reduce the number of drive-alone trips by providing a variety of commuting alternatives to our employees. In order to create a sustainable program, we need to provide consistent, long term access to parking within the City to accommodate our employees with unique work schedules, responsibilities, or long commutes while providing incentives for employees to commute using means other than single occupancy vehicles. Mitigations Based on Parking Best Management Practices (BMP)* Reduction Anticipated Parking Demand for Employees at 118 E Seneca Street 300 High walkability score reduces the demand for parking spaces by 5% -15 Project within ¼ mile of frequent bus service — 5% reduction -15 Parking Cash-out- reduction of 10% -30 Rideshare Program – reduction of 5% -15 Total Potential Reduction for BMPs -75 Potential Parking Demand for Employees after Implementation of BPMs 225 Supplemental Mitigations Bike Storage / Covered bike parking Subsidized TCAT Bus Passes Shower Facilities * Source: Parking Management Best Practices (Litman 2006), published by the American Planning Association, Table 3-7. Parking Cash Out: We will offer incentives to employees who use transportation modes other than driving single occupancy vehicles to get to work. Subsidized Annual TCAT pass: We will provide employees who live near a TCAT bus route with subsidized annual passes. Employees will have to commit to using the pass as their primary means of traveling to work. Shower Facilities: For those who wish to walk or cycle to work, we will either design our 118 E Seneca St building with access to a shower facility or incorporate a facility in our property directly across the street at 121 E Seneca St. Bicycle Racks: A secured bicycle area will be identified at 118 E Seneca St. TFC Rideshare Program: For those not serviced by public transit, bicycling, or walking, we will develop a TFC specific car-pooling program to assist with coordination and ride matching. We will also provide information to other local Rideshare programs. **These numbers are not intended to be goals but should be seen as estimates based off historical industry standards and the impact these mitigations have had on decreasing single drive alone trips to one location. Site Utilities and Stormwater The water, sanitary and storm utilities that serve the site are owned and operated by the City of Ithaca. This section of East Seneca Street is also designated a State Highway, and the New York State Department of Transportation (NYSDOT) is understood to also have some jurisdiction over the storm system. Gas and electric utilities that serve the site are owned and operated by the New York State Gas and Electric Corporation (NYSEG). There are several providers that can provide telecommunication services to the site. Water – Water service to the new building will be from the City’s existing 8-inch iron water main in the street. The service main will be 6-inch ductile iron from the connection in the street and will continue into the building as a 6-inch fire service. A separate 4-inch domestic service will split off from the 6-inch service outside the building before entering the building. Both domestic and fire services will enter at the east or south wall of the basement near the southeast corner of the building. The water system improvements will also include a minor relocation of the existing fire hydrant near the southeast corner of the building. A fire department connection is planned to be provided on the east wall of the building adjacent to the proposed entrance drive. Work within the curb lines of the street will be performed by the City DPW at cost to the owner. Treated water is provided by the City from their treatment plant on Six Mile Creek. Service to the site is from the City’s “Gravity” distribution grid pressurized supplied by the City clearwells located at the treatment plant. The hydraulic grade in the distribution grid at the site is estimated to be approximately 600 feet (USGS) under normal system operation. Water pressure at the service entrance is estimated to be approximately 80 psi at ground floor level. Sanitary Sewer – Sanitary sewer service to the new building will be provided by a new 6-inch PVC service lateral from the City’s 8-inch gravity sewer main in the street. Treatment of all sewage is provided by the Ithaca Area Wastewater Treatment Facility (IAWWTF) on Third Street. The capacity of the collection system and treatment plant to accept the increases in sewage flows from the property is believed adequate based on discussions with the City DPW. The new service will be equipped with a sanitary trap outside the building at a service entrance on the south side of the building. If necessary, the fresh air inlet for the trap will be offset and extended above grade away from walking paths. Work within the curb lines of the street will be performed by the City DPW at cost to the owner. Stormwater Drainage - The site slopes generally from north to south toward the street. An existing storm sewer system with downspouts, and surface inlets located towards the rear of the site, connects to the existing City storm sewer at the curb line of the street. The existing site storm system will be replaced with new piping, surface inlets, manhole and roof leader from the building. The system will also include a drywell to retain runoff from the areas outside the proposed roof line along the north and west edges of the site and provide surface drainage for the areas below the roof towards the rear of the site. The drywell system will include an overflow storm sewer connecting to the City storm system at the same location as the existing on-site system. At the connection point the City storm sewer is believed to be 15-inch concrete pipe and the on-site storm sewer is 12-inch pipe. Stormwater Management - The total area of soil disturbance for the project including the Drive-Thru improvements across the street is approximately 35,000 s.f. Since the disturbance is less than 1.0 acre the projects will not be required to complete a ‘Full’ Stormwater Pollution Prevention Plan (SWPPP) or submit a Notice of Intent to obtain permit coverage for stormwater discharges from the NYSDEC. The project is expected to exceed certain thresholds in the City of Ithaca stormwater regulations that will require a ‘Basic’ SWPPP Permit from the City of Ithaca. The permit will require an erosion and sediment control plan including temporary practices to be installed and maintained during construction. The combined Headquarters and Drive-Thru project will result in a minor increase in impervious cover. The increase in imperviousness will be offset by certain amount of runoff retainage provided by the drywell on the Headquarters site. Under City of Ithaca code, the Basic SWPPP permit also requires the project implement two “better site design” techniques as described in the NYSDEC April 2008 Better Site Design manual. By virtue of the project redeveloping a previously developed site, the project will effectively incorporate the following better site design practices into the design: Preservation of Undisturbed Areas, Reduction of Clearing and Grading, and Locating Sites in Less Sensitive Areas. With installation of a drywell and the proposed landscaping plantings design the project may also comply with the requirements of the Infiltration and Tree Planting practices in the DEC manual. Site Civil progress design document have been shared with the City DPW Water and Sewer Division for their review. The erosion and sediment control plan and compliance with the Better Site Design requirements will be reviewed in detail with the City Stormwater Management Officer (SMO) as part of the Basic SWPPP permit process. Electric, Telecommunications and Natural Gas – Electric, telecommunications and medium natural gas are expected to come from East Buffalo Street within an easement on the neighboring property north of the site. The existing overhead electric and telecom utilities over the neighboring property are expected to be relocated to below grade in conduit along with the new medium pressure gas service. The electrical improvements will likely include vault mounted transformer and switch gear on the site near the north property line behind the north stair tower to the building. The final arrangement of these utilities is dependent on design by NYSEG and the other respective utility companies. TOMPKINS FINANCIAL CORPORATION FACE BRICK COLORS SITE PLAN REVIEW - 22 DECEMBER 2015 ENDICOTT - FACEBRICK MANGANESE IRONSPOT - SMOOTH FINISH *NOTE: MORTAR WILL BE COLORED TO COMPLIMENT BRICK ENDICOTT - FACEBRICK DESERT IRONSPOT DARK - SMOOTH FINISH TOMPKINS FINANCIAL CORPORATION LIMESTONE PANELS SITE PLAN REVIEW - 22 DECEMBER 2015 TOMPKINS FINANCIAL CORPORATION FACE BRICK COLORS SITE PLAN REVIEW - 22 DECEMBER 2015 GRANITE BUILDING BASE CONFIGURATIONS Screw Spline • Shear Block Series 406 extends beyond the standard level of conventional storefronts. An inside and/or outside glazed """ Series 406 "" Can be shop prepped Can be shop fabricated "" interior ""Allows taller storefront elevations due to greater “I” value "" storefront to be integrated into the elevation because glass planes " glazing and aesthetic concerns Features WINDOWS • CURTAIN WALLS • ENTRANCES • STOREFRONTS TOMPKINS FINANCIAL CORPORATION STOREFRONT FRAMING SYSTEM SITE PLAN REVIEW - 22 DECEMBER 2015 Colors & coatings For every need, for every preference WHERE WINDOWS ARE JUST THE BEGINNING® TOMPKINS FINANCIAL CORPORATION STOREFRONT FRAMING COLORS SITE PLAN REVIEW - 22 DECEMBER 2015 ®®® Color options: Ultrapon – Ultraflur 1 1 Featured on the cover: Avera McKennan Hospital Cancer Institute- Prairie Center, Sioux Falls, South Dakota Bone White White Antique White Herring Bone Pueblo Tan Light Brown Mesa Brown Mineral Brown Grey Black Aged Copper Ivy Hartford Green Legacy Blue Denim Blue Blue Sky Midnight Blue Redwood Brick Red Boysenberry Cardinal Red Marine Blue Cobalt Blue Golden Rod TOMPKINS FINANCIAL CORPORATION COMPOSITE METAL PANEL SYSTEM SITE PLAN REVIEW - 22 DECEMBER 2015 CONFIGURATIONS System 5500, System 5600, System 5900 EFCO’s E-Shade™ product family is designed to provide an economical solution for reducing solar heat gain and glare while allowing natural daylight into the building. E-Shade is available in 5 standard lengths and is designed to integrate with EFCO Curtain Wall Systems. 1000 COUNTY RD • MONETT, MO 65708 • 800.221.4169 • efcocorp.com© Copyright 2015 EFCO Corporation 05/15 E-Shade™ Sunshades Sunshade “Arms” available in (5) standard lengths: 20", 24", 28", 32" and 36". Screw spline construction Ease of installation at job site Sunshade “Blades” available in seven standard " deep to 4"" wide. All Sunshade components fabricated from 6063-T6 aluminum. Sunshade “Clip” and “Arm” are fabricated on CNC machine. wall systems. "Seamless" design, single source responsibility Multiple options to answer economic and aesthetic concerns Features WINDOWS • CURTAIN WALLS • ENTRANCES • STOREFRONTS TOMPKINS FINANCIAL CORPORATION SUNSHADES AT 7TH FLOOR & WEST ELEVATION SITE PLAN REVIEW - 22 DECEMBER 2015 TO BE COORDINATED WITH THE STOREFRONT SYSTEM 1000 COUNTY RD • MONETT, MO 65708 • 800.221.4169 • efcocorp.com© Copyright 2015 EFCO Corporation 05/15 E-Shade™ Sunshades TOMPKINS FINANCIAL CORPORATION SUNSHADES AT 7TH FLOOR & WEST ELEVATION SITE PLAN REVIEW - 22 DECEMBER 2015 Laws and building and safety codes governing the design and use of glazed entrance, window, and curtain wall products vary widely. Kawneer does not control the selection of product configurations, operating hardware, or glazing materials, and assumes no responsibility therefor.Kawneer reserves the right to change configuration without prior notice when deemednecessary for product improvement.© Kawneer Company, Inc., 2011kawneer.com 1 EC 97911-073 VersoleilTM SunShade - Single Blade SystemFEBRUARY, 2015 ADMG033 FEATURES - STOREFRONT For speciﬁc product applications, Consult your Kawneer representative. Features • Standardized solution for seamless integration with TrifabTM VG 451/451T/451UT, IR 501T, IR 501UT, and TrifabTM 601/601T/601UT storefront framing systems •Innovative mounting design allows for multiple blade angles •Tested for combined wind, snow and dead loads •Multiple blade sizes ranging from 6" (152.4) to 14" (355.6) deep •Screw spline construction •Qualiﬁes for up to 3 different LEED certiﬁcation criteria •Design allows for thermal expansion and contraction •PermanodicTM anodized ﬁnishes in seven choices • Painted ﬁnishes in standard and custom choices • Shading performance can be analyzed by Solector TM Sun Shading Estimator Tool Product Application • Sunshading for storefronts •Custom architectural aesthetics TOMPKINS FINANCIAL CORPORATION SUNSHADES AT SOUTH ELEVATION SITE PLAN REVIEW - 22 DECEMBER 2015 TO BE COORDINATED WITH THE STOREFRONT SYSTEM Laws and building and safety codes governing the design and use of glazed entrance, window, and curtain wall products vary widely. Kawneer does not control the selection of product configurations, operating hardware, or glazing materials, and assumes no responsibility therefor.Kawneer reserves the right to change configuration without prior notice when deemednecessary for product improvement.© Kawneer Company, Inc., 2011kawneer.com 8 EC 97911-073 482065 482066 482067 482068 482069 482067 482068 482069 VersoleilTM SunShade - Single Blade System FEBRUARY, 2015 ADMG033 BLADE OPTIONS - STOREFRONT 6" (152.4) 8" (203.2) 10" (254) 12" (304.8) 14" (355.6) Note: 10" blade assembly requires two 482067. Note: 12" blade assembly requires two 482068. Note: 14" blade assembly requires two 482069. 1 PRODUCT DATA SHEET VisionGuardTM L20 Slatted Louver Updated 11.18.2015 www.roofscreen.com VisionGuard™L20 Slatted Louver Description: VisionGuard™Slatted Louvers are 90°flat face louvers designed for architectural and vision proofing applications.The continuous blade design with concealed snapin retainer clips eliminates the need for unsightly vertical mullions or frame flanges. Physical Characteristics: Louvers:6063 T6 extruded aluminum .100”thick. Clips:6063T6 extruded aluminum .125”thick. Vertical Tree:6063T6 extruded aluminum 3”x 3”x .188” Fasteners:#1224 x 1.25”Tek 5 selfdrilling screw. Finish Options: Kynar 70% Clear Anodized Mill Finish TOMPKINS FINANCIAL CORPORATION MECHANICAL SCREEN SYSTEM SITE PLAN REVIEW - 22 DECEMBER 2015 COLOR TO BE COORDINATED WITH METAL PANEL SYSTEMS TOMPKINS FINANCIAL CORPORATION MECHANICAL SCREEN SYSTEM SITE PLAN REVIEW - 22 DECEMBER 2015 ABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:08 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS2015014REVISION SCHEDULENAME DATEArchitect:Landscape Architect:Civil Engineering:000 COVER1 OF 1 SITE SURVEY - 118 EAST SENECAC000 CIVIL LEGEND & NOTESC100 EXISTING SITE CONDITIONSC101 UTILITY DEMOLITION PLANC102 SITE UTILITY PLANC103 EROSION AND SEDIMENT CONTROL PLANC201 SITE UTILITY DETAILSL001 SITE RENDERINGL101 SITE DEMOLITION PLANL201 LAYOUT PLANL301 GRADING PLANL401 PLANTING PLANL501 SITE DETAILSL502 SITE DETAILSAP101 FIRST FLOOR PLANAP102 TYPICAL 2ND-7TH FLOOR PLANAP103 SENECA STREET ELEVATIONAP104 SOUTH ELEVATIONAP105 WEST ELEVATIONAP106 NORTH ELEVATIONAP107 EAST ELEVATIONAP108 PERSPECTIVE - SENECA STREET LOOKING EASTAP109 PERSPECTIVE - SENECA STREET LOOKING WEST REVISION SCHEDULENAME DATEDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignFLS/TRT04 DECEMBER 2015E15-192015014118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERSCIVILLEGEND &NOTESC0008 DECEMBER 2015 REVISION SCHEDULENAME DATEDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignFLS/TRT04 DECEMBER 2015E15-192015014118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERSEXISTINGSITECONDITIONSC1008 DECEMBER 2015 REVISION SCHEDULENAME DATEDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignFLS/TRT04 DECEMBER 2015E15-192015014118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERSUTILITYDEMOLITIONPLANC1018 DECEMBER 2015 MATCH LINEMATCH LINEMATCH LINEMATCH LINEREVISION SCHEDULENAME DATEDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignFLS/TRT04 DECEMBER 2015E15-192015014118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERSSITEUTILITYPLANC1028 DECEMBER 2015 REVISION SCHEDULENAME DATEDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignFLS/TRT04 DECEMBER 2015E15-192015014118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERSEROSION ANDSEDIMENTCONTROL PLANC1038 DECEMBER 2015 REVISION SCHEDULENAME DATEDATE:PROJECT:OTHER:DRAWN BY:ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignFLS/TRT04 DECEMBER 2015E15-192015014118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERSSITEUTILITYDETAILSC2018 DECEMBER 2015 ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior Design1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:08 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS2015014REVISION SCHEDULENAME DATE ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior Design1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:08 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS2015014REVISION SCHEDULENAME DATE ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior Design1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:08 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS2015014REVISION SCHEDULENAME DATEFURNISHING SCHEDULETYPEQUANTITYMODEL / TYPEFINISHSYMBOL ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior Design1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:08 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS2015014REVISION SCHEDULENAME DATE ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior Design1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:08 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS2015014REVISION SCHEDULENAME DATEORNAMENTAL TREESGinkgo biloba 'Fastigiata'SHRUBSJuniperus virginiana 'Grey Owl'Spiraea japonica 'Lemon Princess' NOTES:NOTES:1212NOTES:RESERVEDPARKINGINAISLEINAISLESTOPPEDESTRIANCROSSINGABCDEFGABCDEFG12345678910ArchitecturePlanningInterior Design1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:08 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS2015014REVISION SCHEDULENAME DATE ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior Design1001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:08 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS2015014REVISION SCHEDULENAME DATE ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignHOLTARCHITECTS: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:04 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS20150141001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092REVISION SCHEDULENAME DATEFIRST FLOORPLANAP101UPDNUPUPV101101A101V102S101E101S1038 DECEMBER 2015 ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignHOLTARCHITECTS: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:04 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS20150141001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092REVISION SCHEDULENAME DATEDN402T402T401E401401S401401AS402AS402FOURTH FLOORPLANAP1028 DECEMBER 2015TYPICAL2ND - 7THFLOOR PLAN ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignHOLTARCHITECTS: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:04 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS20150141001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092REVISION SCHEDULENAME DATESENECA STREETELEVATIONAP1038 DECEMBER 2015 ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignHOLTARCHITECTS: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:04 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS20150141001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092REVISION SCHEDULENAME DATEFIRST FLOOR100' - 0"SECOND FLOOR117' - 4"THIRD FLOOR130' - 8"FOURTH FLOOR144' - 0"FIFTH FLOOR157' - 4"SIXTH FLOOR170' - 8"SEVENTH FLOOR184' - 0"TOP OF DECK199' - 0"TOP OF PARAPET204' - 0"STONE VENEERALUMINUMWINDOW, TYP.SUN SHADE, TYPE 1ALUMINUMMETAL PANEL,TYPE 1ENTRY CANOPYALUMINUMCOPINGMECHANICALPENTHOUSEBRICK VENEER,TYPE 2SUNSHADE,TYPE 2GRANITE BASE,TYPE 1SUN SHADE, TYPE 2SIGNAGEBRICK SOLDIERCOURSE, TYPE 2SUN SHADE, TYPE 2ALUMINUMMECHANICAL SCREENSOUTHELEVATIONAP1048 DECEMBER 2015 ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignHOLTARCHITECTS: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:04 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS20150141001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092REVISION SCHEDULENAME DATEFIRST FLOOR100' - 0"SECOND FLOOR117' - 4"THIRD FLOOR130' - 8"FOURTH FLOOR144' - 0"FIFTH FLOOR157' - 4"SIXTH FLOOR170' - 8"SEVENTH FLOOR184' - 0"TOP OF DECK199' - 0"TOP OF PARAPET204' - 0"STONE VENEER,TYPE 1 BEYONDALUMINUM WINDOW,TYP.SUN SHADE, TYPE 2ALUMINUM METALPANEL, TYPE 1BRICK VENEER, TYPE 2GRANITE BASE,TYPE 1BRICK SOLDIERCOURSE, TYPE 1DOUBLE BRICK SOLDIERCOURSE, TYPE 1PRECASTSTONE SILLPRECASTSTONE SILLBRICK VENEER, TYPE 1ALUMINUM METALPANEL, TYPE 1RECESSED BRICK, TYPE 1BRICK SOLDIERCOURSE, TYPE 1MECHANICALPENTHOUSEGRANITE BASE,TYPE 1ALUMINUM COPINGGRANITE BASE,TYPE 2BRICK SOLDIERCOURSE, TYPE 2SUNSHADE, TYPE 2SUN SHADE BEYONDPRECAST STONE SILLALUMINUMMECHANICAL SCREENMECHANICALEQUIPMENTWESTELEVATIONAP1058 DECEMBER 2015 ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignHOLTARCHITECTS: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:04 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS20150141001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092REVISION SCHEDULENAME DATEFIRST FLOOR100' - 0"SECOND FLOOR117' - 4"THIRD FLOOR130' - 8"FOURTH FLOOR144' - 0"FIFTH FLOOR157' - 4"SIXTH FLOOR170' - 8"SEVENTH FLOOR184' - 0"TOP OF DECK199' - 0"TOP OF PARAPET204' - 0"ALUMINUM WINDOW, TYP.BRICK VENEER, TYPE 1PRECAST STONE BANDPRECAST STONE SILLBRICK SOLDIERCOURSE, TYPE 1BRICK SOLDIERCOURSE, TYPE 1RECESSED BRICK,TYPE 1BRICK SOLDIERCOURSE, TYPE 1ALUMINUM METAL PANEL,TYPE 1ALUMINUM WINDOW, TYP.PRECAST STONE SILLALUMINUM METAL PANEL,TYPE 1GRANITE BASE, TYPE 1MECHANICAL PENTHOUSESUNSHADE, TYPE 2ALUMINUMMECHANICAL SCREENMECHANICAL EQUIPMENTNORTHELEVATIONAP1068 DECEMBER 2015 ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignHOLTARCHITECTS: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:04 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS20150141001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092REVISION SCHEDULENAME DATEFIRST FLOOR100' - 0"SECOND FLOOR117' - 4"THIRD FLOOR130' - 8"FOURTH FLOOR144' - 0"FIFTH FLOOR157' - 4"SIXTH FLOOR170' - 8"SEVENTH FLOOR184' - 0"TOP OF DECK199' - 0"TOP OF PARAPET204' - 0"STONE VENEERALUMINUM WINDOW, TYP.PRECAST STONE SILLBRICK VENEER, TYPE 1RECESSED BRICK,TYPE 1BRICK SOLDIER COURSE,TYPE 1BRICK SOLDIER COURSE,TYPE 1BRICK SOLDIER COURSE,TYPE 1GRANITE BASE,TYPE 1PRECAST STONE BANDALUMINUM METAL PANEL,TYPE 1ALUMINUM WINDOW, TYP.BRICK VENEER,TYPE 2ALUMINUM COPINGMECHANICAL PENTHOUSEGRANITE BASE,TYPE 2BRICK SOLDIERCOURSE, TYPE 2PRECAST STONE SILLALUMINUMMECHANICAL SCREENMECHANICAL EQUIPMENTEASTELEVATIONAP1078 DECEMBER 2015 ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignHOLTARCHITECTS: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:04 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS20150141001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092REVISION SCHEDULENAME DATESENECA STREETLOOKING EASTAP1088 DECEMBER 2015 ABCDEFGABCDEFG12345678910ArchitecturePlanningInterior DesignHOLTARCHITECTS: It is a violation ofNew York State Law for anyperson, unless acting under thedirection of a licensed Architect,to alter this document in any way.If a document bearing the seal ofan Architect is altered, thealtering Architect shall affix tosuch document his seal and thenotation "altered by" followed byhis signature, the date of suchalteration, and a specificdescription of the alteration.DATE:PROJECT:OTHER:DRAWN BY:04 DECEMBER 2015118 E SENECA STREET, ITHACA, NEW YORK 14850TOMPKINS FINANCIAL CORPORATIONCORPORATE HEADQUARTERS20150141001 W. Seneca St., Ste. 101 Ithaca, NY 14850607-277-1400 Fax 607-277-6092REVISION SCHEDULENAME DATESENECA STREETLOOKING WESTAP1098 DECEMBER 2015 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 416-418 East State Street, Ithaca, NY 14850. WHEREAS,Unity Inn, LLC (dba Argos Inn)is the owner in fee simple absolute of certain real property located in the City of Ithaca, County of Tompkins and State of New York, known as 408 East State Street, City of Ithaca, State of New York, Tax Map Parcel 69.-2-19 (“The Parking Lot”); and WHEREAS,East State LLC is the owner in fee simple absolute of certain real property located in the City of Ithaca, County of Tompkins and State of New York, known as 416-418 East State Street, City of Ithaca, State of New York, Tax Map Parcel 69.-2-18 (“Lounge (Also referred to as The Printing Press Lounge), Office, and Residence Site”); and WHEREAS, The East State LLC Lounge needs to provide__16___ parking spaces for its patrons with reasonable access to the site; and East State LLC wishes to enter into a lease with Unity Inn LLC for parking spaces within The Parking Lot; and WHEREAS, The East State LLC Office needs to provide __16___ parking spaces for its patrons with reasonable access to the site; and East State LLC wishes to enter into a lease with Unity Inn LLC for parking spaces within The Parking Lot; and WHEREAS, The East State LLC Residence needs to provide __1___ parking space for its patrons with reasonable access to the site; and East State LLC wishes to enter into a lease with Unity Inn LLC for parking spaces within The Parking Lot. NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained, the parties to this Agreement, for themselves and for their successors and/or assigns, hereby agree as follows: Operating hours for the 16 shared parking spaces on the East side of The Parking Lot: 8:00 AM to 4:00 PM 416-418 East State Street Office Parking 4:00 PM to 9:00 PM Argos Inn Bar Parking, one of which can be used by a Food Truck (See Appendix A) When the Argos Inn Bar closes at 9:00 PM, any Food Trucks and the Argos Patio must close operations at 9:00 PM as well. 9:00 PM to 1:30 AM 416-418 East State Street Lounge Parking In addition, the ADA parking space located in the front yard of 416 East State Street is assigned to each of the three uses above: Office, Argos Inn Bar, and 416 East State Street Lounge, during the operating hours listed, so that the ADA space may count toward the required parking numbers of each of those uses. Operating Hours for one parking space provided on the West side of The Parking Lot 24 Hours 416-418 East State Street Residence Parking See attached Appendix A and Appendix B. Unity Inn, LLC (Argos Inn) offers up to 16 parking spaces for the use of the Lounge at a rental rate of a proposed $50/month per space or at market rate The Lounge shall only have the use of the spaces from 9 PM to 1:30 AM. The Lounge shall be responsible for any towing required to free up the rental parking spaces during other hours. Unity Inn, LLC offers up to 16 parking spaces for the use of the Office at a rental rate of $50/month per space or at market rate. The Office shall only have the use of the spaces from 8:00 AM to 4:00 PM. The Office shall be responsible for any towing required to free up the rental parking spaces during other hours. Unity Inn, LLC shall have use of the ADA parking spot in front of 416-418 East State Street during Argos Inn Bar hours from 4:00 PM to 9:00 PM. Unity Inn, LLC shall be responsible for any towing required to free up the rental parking space during other hours. East State LLC offers up the one ADA parking space for use by the Argos Inn Bar at a rental rate of $50/month per space or at market rate. The shared parking agreement is considered permanently binding in the case that as long as the bar and lounge, offices, and residence are in use for those purposes and under leases with East State LLC, that the parking spaces will also be under leases with Argos Inn for the same length of time and must be available until the leases end. Any new leases of occupied space with East State LLC also require, at the option of the Argos Inn, renewal of the parking space rental agreement with the Argos Inn. The Argos Inn must provide 6 months notice if they will not renew a parking lease. For all intensive purposes, this agreement will remain in effect for atleast as long as Bar Argos is in operation and requires the allotted number of parking spaces. The number of spaces assigned for use may change in relation to any change in parking requirements or relocation of parking approved by zoning. This agreement is transferred with each property deed to any successors. The 416-418 East State Street Lounge, Office, and Residence will fully indemnify Unity Inn, LLC and its’ successors and assigns from any damage or injury arising from the use of the parking lot. The Argos Inn Bar will fully indemnify East State LLC and its’ successors and assigns from any damage or injury arising from the use of the ADA space in front of 416-418 East State LLC. IN WITNESS WHEREOF, this Agreement has been duly executed by the parties hereto as of the day and year first above written. UNITY INN, LLC ___________________________________ By: Avi Smith Title: Owner EAST STATE, LLC ___________________________________ By: Benjamin Rosenblum Title: Owner December 10, 2015 the Printing Press Ithaca, 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 Parking Lot APT. Fl. 02 1 2 3 4 6 5 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 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 APT. Fl. 02 3 4 6 5 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 10 9 11 12 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 APT. Fl. 02 1 2 3 4 6 5 7 8 9 10 11 12 13 14 15 2 3 4 5 6 7 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 APT. Fl. 02 3 4 6 5 7 8 9 10 11 12 13 14 15 1 2 3 4 5 6 7 8 10 9 11 12 13 14 15 16 HC 1 DAY TIME 8AM TO 4PM EARLY EVENING 4PM TO 9PM ARGOS + PRINTING PRESS USE 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 +/-292 SF +/-504 SF 504 SF + 292 SF = 796 SF 50 SF per parking space = 16 spaces NOTE: BASED FLOOR PLAN BY JOHN SNYDER ARCHITECTS NOTE: PERMANENT TABLE (4'X14') 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"7'-6"13'-11"5'-5"2'-6"3'-4"4'-0"4'-5"14'-0"16'-11"19'-3" 37'-11"9'-6"18'-8" 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 CopyrightJason K Demarest, ArchitectJKDA 1" = 10'-0"12/11/2015 9:52:39 AMR1.02 Argos Parking Analysis ROSB01416 - 418 E STATE STEAST STATE LLC12/11/15 JKD JKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTION 1" = 10'-0"1 Bar Argos Areas Analysis 0' Scale: 1" = 10'-0" 10'5'10'20' December 10 , 2015 the Printing Press Ithaca, NY ARGOS + PRINTING PRESS PROPOSED LANDSCAPE PLAN 35’-0”17’-8”35’-0”5’-2”27’-11”35’-0”5’-2”27’-11”UP EVERGREEN PLANTS FLOWERING 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 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 City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-2991Address416-418 East State StreetUse DistrictB-4Date12/1/2015ApplicantBen RosenblumOwnerBen Rosenblum-East State, LLCApplication Type:Area VarianceColumnNumber2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column Title UseAccessoryUseOff-StreetParkingOff-StreetLoadingLot 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 lessMinimumBuildingHeightExistingConditionand UseResidential/VacantCommercialBuilding312850 85.5' 2 24+60% 28' .02' .01' 21' or 14.4%DistrictRegulationsfor ExistingServiceBusinessDistrict1 0 3000 40 4 40 50% None 10 515% or 20', but not less than 10'NoneNote Non-ConformingConditionsOK N/A OK N/A OK OK OK OK Def. OK Def. Def. OK N/AProposedConditionand/or UseMixed Use Building*29 12850 85.5' 2 24+60% 28' .02' .01' 21' or 14.4%DistrictRegulationfor ProposedServiceBusinessDistrict29 0 3000 40 4 40 50% None 10 515% or 20', but not less than 10'NoneNote Non-ConformingConditionsfor ProposalOK N/A OK N/A OK OK OK OK Def. OK Def. Def. OK N/ANotes:* 15 parking spaces are to be reserved on the property located at 408-10 E. State St., known as Argos Inn. Two spaces will be provided at 416-18 E. State Street. A Memorandum of Agreement with Argos Inn allows for an alternating shared parking arangement. 2991 49263 12/1/15 2991 The following description outlines the concerns that relate to development restrictions, the proposed development, and reason for the appeal at 416-418 E. State St.: The proposed development and renovation for the property located at 416-418 E. State St. is for a mixed use building to include a speak-easy lounge (which has shifted towards the front of the property), existing and expanded office space, one apartment, and unoccupied storage as an accessory use to the lounge and office spaces. The exterior landscape will also be renovated to meet ADA Access requirements. The front yard will have a stripped parking lot with a handicapped space, and a handicapped accessible path for access to the front entry of the building. The landscape will be replanted with new plants. An easement agreement is being signed between the owner of Argos Inn and of 416-418 E. State Street. The existing building is legally non-conforming for office and light industrial uses. Therefore, the redevelopment will include a change of use for large portions of the building. All proposed uses are permitted as of right with the B-4 zoning district in which the building resides. Likewise, the building and property complies with zoning for lot size, width at street, number of stories, building height, front and rear yards, and minimum building height. A “Zoning Determination” was made by the Director of Zoning Administration, Phyllis Radke, for the property at 416-418 E. State St. Over the years, the building was expanded in size and with new uses that were not approved, or have been made illegal through the sale of the adjacent parcel at 406-410 E State St. As a result, the property now has zoning deficiencies in relation to both side yard setbacks and lot coverage (see Site Plan). In addition, depending on any use in the proposed development, the property is limited in parking. However, the proposed development for the property includes provisions to satisfy all parking requirements with shared parking, and therefore, does not need a parking variance. A Memorandum of Agreement is being signed between East State LLC and the Unity Inn, LLC. For the lounge (”The Printing Press”), 16 parking spaces will be reserved for patrons from 9 PM to 1:30 AM. For the Office, 15 parking spaces will be reserved for patrons from 8:00 AM to 4:00 PM. A variance is being sought to permit the existing zoning deficiencies. The side yard setback on the east is deficient for less than 18 linear feet of the entire east building face, which is just over 112 linear feet, with a least setback dimension of +/-3.6’. A residential building is located a little over 11’ from the building along the east side. The side yard setback on the west is as small as +/-0.2’ and increases to +/-1.1’ at the northwest corner. The entire west 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 effective setback for potential building code purposes (increased openings). The lot coverage of the existing building is currently 60% of the lot area whereas 50% is the maximum allowed. No enlargement of the building, footprint or height, is planned at this time. REASON FOR APPEAL: 2991 2991 12/1/15 D.S.D.S.D.S.D.S.D.S.D.S.D.S.LIGHTELEV=455.4'LIGHTELEV=456.2'LIGHTELEV=457.6'LIGHTELEV=459.0'1.4'±1.1'±11.4'±3.6'±0.2'±CLEAR20'11.5'±19.4'±S15°25'30"W161.62'S70°36'54"E68.58'N20°53'38"E174.56'PIPEFOUNDOFPROP.LINE1.4'NLYPIPEFOUNDFACEOFCURBCURBCUTSTREETLINECONCRETEWALKMERIDIANOFS70°38'20''E30.63'STREET LINE CONCR ETE WA LK F ACE OF CURB S C H U Y L E R P L A C E CONCRETE R ETA I NING W ALL HOUSENO.422-424HOUSENo.420EDGE OF GRAVEL SANITARYMANHOLEEDGEOFGRAVELGRAVELPARKINGOLDSLATEWALKCONCRETEWALLFREEDMAN(R.O.)591339-002SCHILL&ACHENBACH(R.O.)511086-001N79°33'02''W56.10'CITYSTREETSCONCRETEWALKCONCRETEWALKCONCRETEWALK5.4'±5.5'±CONCRETEWALLGARAGEPINFOUNDPIPEFOUND4.40'33.10'36.10'69.50'16.73'POLEMEAS.96.1'±ALONGSTREETLINETOWESTLINESCHUYLERPLACEGRAVELPARKINGPOLEPOLEBUILDINGNo.408-410592969-001803/119AUGUSTA&CLARK(R.O.)2508/2592APSEL(R.O.)799/345GIORDANO(R.O.)CURBCUTCURBFACECONCRETEWALKSTONEWALKPIEKUT&LEWANDSKI(R.O.)576sq.ft.3240sq.ft.STONEWALLPATIOPATIOPATIOWALKSTONEWALKSTONEWALLUNITYINNLLC(R.O.)549343-003PINFOUNDPINFOUND905/67OLNEY(R.O.)CONCRETEWALK598045-001ROSETREEPROPERTIES(R.O.)CURBFACE42.34'(PTOP)26.19'(PTOP)45.20'(PTOP)116.42'(PTOP)PORCHCONCRETEWALLCONCRETEWALLASPHALTDRIVEPINFOUNDPINFOUNDPINFOUNDPIPEFOUNDSTONEWALLWINDOWWELLWINDOWWELLLEGEND-DOWNSPOUT-LIGHTPOLE-UTILITYPOLEE.E.-ENTRANCEELEVATION2.4'±PIPEFOUNDBURIEDPINFOUND0.3'SOUTHOFCOR2.40'"SUBJECTTORIGHTSFORMAINTANENCEOFSEWERANDWATERLINES,SEE160/168,174/236"GRAVELDRIVEUSEDINCOMMONFORACCESSTOEASTSTATESTREETANDSHAREDBETWEENHOUSE420ANDNO.422-42418'WIDEEASEMENTSEE769/80CONCRETEWALL27.5'±PUNCHMARKFOUND0.35'SOUTHOFCORCONCRETEWALLRAILROADTIEWALL3.8'±4.6'±4.2'±EL +3'-11"1st Fl. - OfficeEL +0'-0"1st Fl. - Front WarehouseEL +4'-2"1st Fl. - HouseEL +3'-11"1st Fl. - OfficeEL +0'-0"1st Fl. - Front WarehouseEL +4'-2"1st Fl. - House20'-8"27'-11"LOT AREA = 12850 SFMAX. LOT COVERAGE- 50%= 6425 SFEXISTING BUILDINGFOOTPRINT - 7714* SF (60%)*NOTE: EXCLUSIVE OFEASEMENTEXISTINGBIKELANEPROPOSED PERMANENTEASEMENT OR LOT LINEADJUSTMENT (794 SF)*NOTE: LOT COVERAGECHANGES TO 57% ACTUALIF EASEMENT AREA ISPURCHASEDSETBACK20'-0"SETBACK5'-0"SETBACK10'-0"5'-1"76'-0"35'-0"71'-3"120'-2"17'-8"PROPOSEDTURNAROUNDSPACEPROPOSED SLOPED WALKPROPOSED SLOPED WALKEXISTINGTREES TOREMAINDENSECONIFEROUSSCREENPROPOSEDPLANTINGS(TBD)PROPOSEDENLARGEDSTOOP15SPACES15SPACES*NOTE: ARGOSPARKING PERBUILDINGDEPARTMENTRECORDSSHAREDPARKING3'-10"5'-2"~2200 FEET~1000 FEET~1000 FEETPROJECTSITEARGOSSENECAGARAGEGREEN STGARAGECAYUGAGARAGESHAREDPARKINGPROPOSED STOOPENLARGEMENT WITHNEW GAURDRAILSNO CHANGES TO WEST FACADEENLARGED STOOP WITH GUARDRAILSNO OTHER CHANGES TO SOUTH FACADEScale:Project No:Date:Drawn by:Checked by:CopyrightJasonKDemarest,Architect301 S. Geneva StreetSuite 101Ithaca, New York 14850p: 607.330.4555 f: 607.330.4508www.jkdarchitect.comAs indicated10/16/20158:21:13AMC1.00Site PlanROSB01416 - 418 E STATE STEAST STATE LLC10/16/15JKDJKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTION0'20'10'20'40'Scale: 1" = 20'-0" 1" = 20'-0"1Site Plan 1" = 200'-0"2Site Context MapPARKING REQUIREMENTS:BUSINESS USES- 1 SPACE PER 250 SF OF NET ASSIGNABLE AREA3652 SF/ 250 = 15 SPACESRESIDENTIAL USES- 1 SPACE PER DWELLING (UP TO 3 BEDROOMS)1 DWELLING UNIT = 1 SPACEBAR/ RESTAURANT USES- 1 SPACE PER 50 NET SF800 SF/ 50 = 16 SPACES**SEE SHARED PARKING SUMMARY**ZONING MAPZONING NOTES:- ALL USES ARE PERMITTED- LOT SIZE, COVERAGE & SETBACKS ARE EXISTING*NOTE: A VARIANCE IS REQUIRED TO RESOLVE EXCEEDED LOTCOVERAGE LIMIT & MINOR SETBACK VIOLATIONSHISTORIC NOTES:- PROJECT IS SUBJECT TO ILPC REVIEW (EXTERIOR MODIFICATIONS)B-4R-2aCBD-60CBD-120CBD-100R-3aR-2aRevision ScheduleNumber Description DatePROJECTSITENOTE: BASE SURVEY BY TG MILLER DATED 1/27/15; CONTOUR INTERVAL IS 2' 1" = 10'-0"4West Elevation 1" = 10'-0"3South Elevation0'Scale: 1" = 10'-0"10'5'10'20' 666 SFB1588 SFB741 SFA-21068 SFS-1Code Analysis LegendA-2BS-1PROPOSEDPERMANENTEASEMENTHATCHED AREAIS FOOTPRINTOF DWELLINGABOVE5'-1"OFFICESTORAGEBAR248 SFA-256 SFA-2314 SFBSharedRestrooms880 SFB1 HOUR FIREBARRIER/ENCLOSUREBar SeatingEgresspathLEGALLY EXISTINGBUSINESS USESNEWBUSINESSAREA48'travel1 HOURRATEDCORRIDOR340 SFB246 SFA-2NEWBUSINESSAREA1056 SFBFUTUREBUSINESSTENANTLOUNGESTORAGE2 HOURCOMPARTMENTEXTERIORWALLSNEWFURRED/INSULATED1112 SFR-31 HOUR FIREBARRIER/ENCLOSURE35'travelCode Analysis LegendR-3ROOFProject No:Date:Drawn by:Checked by:KDemarest,Architect301 S. Geneva StreetSuite 101Ithaca, New York 14850p: 607.330.4555 f: 607.330.4508www.jkdarchitect.com10/16/20158:13:55AMR1 00Code AnalysisPlansROSB01416 - 418 E STATE STEAST STATE LLC10/16/15JKDJKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTIONArea Schedule - Code AnalysisName Level Area OccupancyOccupantFactorOccupantLoadA-2 First Floor 248 SF Bar 200 1.2248 SF 1.2A-2 First Floor 56 SF Standing 5 11.256 SF 11.2A-2 First Floor 246 SF Storage (Lounge) 300 0.8246 SF 0.8A-2 First Floor 741 SF Tables & Chairs 15 49.4741 SF 49.4A-2 1291 SF 62.7B First Floor 666 SF Business 100 6.7B First Floor 1588 SF Business 100 15.9B First Floor 340 SF Business 100 3.4B First Floor 1056 SF Business 100 10.63650 SF 36.5B First Floor 880 SF Circulation 100 8.8880 SF 8.8B First Floor 314 SF Restrooms 0314 SF 0.0B 4844 SF 45.3R-3 Second Floor 1112 SF Residential 200 5.61112 SF 5.6R-3 1112 SF 5.6S-1 First Floor 1068 SF Storage (Office) 300 3.61068 SF 3.6S-1 1068 SF 3.6Grand total: 12 8314 SF 117.1MINIMUM PLUMBING FACILITIESB- Business:Water Closets- 1 per 25 for the first 50 per gender; 1 per 50 thereafterLavatories- 1 per 40 for the first 80 per gender; 1 per 80 thereafterA-2- Restaurants:Water Closets- 1 per 75 per genderLavatories- 1 per 200 per genderR-3- 1 per dwelling unit*Occupant load split by gender is 50/50 (rounded)REQUIRED FIXTURE COUNTS:B* area: 11 occupants = 1 per genderWater Closets: 1 male/ 1 femaleLavatories: 1 male/ 1 female*Note: Existing business areas have separate legally existing facilitiesA-2 area: 64 occupants = 1 per genderWater Closets: 1 male/ 1 femaleLavatories: 1 male/ 1 femaleR-3 area: Provide 1 bathroomBUILDING AREA PER FLOORFirst Floor- 7272 SFSecond Floor- 1112 SFRevision ScheduleNumber Description Date November 12, 2015 Page 5 the Printing Press Ithaca, NY PROPOSED SITE AND LANDSCAPE PLAN - DETAIL 1” = 10’-0”EAST STATE, LLC 408 E. State St. Ithaca, NY 14850 PERSONS NOTIFIED: sameUnity Inn, LLC ADDRESS OF PROPERTY WITHIN 200’ OF SUBJECT PROPERTY: MAILING ADDRESS:OWNER: 422-24 E. State St. Ithaca, NY 14850 sameJonah Freedman 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 offices, 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 floor includes bar / restaurant, storage, and offices. The upper floor will have 1 apartment. Project is requesting an area variance to redevelop an existing, former manufacturing space. The building’s ground floor will be converted into a bar/restuarant with storage and office spaces, while a residence will be on the 2nd floor. 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 PP hone: 607.379.9175 EE mail: 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 PP hone: 607.379.9175 EE mail: 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 Press Ithaca, NY PROPOSED FIRST FLOOR PLAN 1/4” = 1’-0” OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY Argos Parking Lot OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY Argos Parking Lot gy OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY Argos Parking Lot OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY Argos Parking Lot gg October 9, 2015 Page 3 the Printing Press Ithaca, NY ARGOS INN + PRINTING PRESS: USE TYPES AND SHARED PARKING EARLY EVENING 4PM TO 9PM ARGOS INN 408 E. STATE PRINTING PRESS 416-418 E. STATE SHARED PARKING DIAGRAM: ARGOS INN AND THE PRINTING PRESS NIGHT TIME 9PM TO 1:30AM DAY TIME 8AM TO 4PM EAST STATE, LLC D.S.D.S.D.S.D.S.D.S.D.S.D.S.LIGHTELEV=455.4'LIGHTELEV=456.2'LIGHTELEV=457.6'LIGHTELEV=459.0'1.4'±1.1'±11.4'±3.6'±0.2'±CLEAR20'11.5'±19.4'±S15°25'30"W161.62'S70°36'54"E68.58'N20°53'38"E174.56'PIPEFOUNDOFPROP.LINE1.4'NLYPIPEFOUNDFACEOFCURBCURBCUTSTREETLINECONCRETEWALKMERIDIANOFS70°38'20''E30.63'STREET LINE CONCR ETE WALK FACE OF CURB S C H U Y L E R P L A C E CONCRET ERETA I NING W ALL HOUSENO.422-424HOUSENo.420EDGE OF GRAVEL SANITARYMANHOLEEDGEOFGRAVELGRAVELPARKINGOLDSLATEWALKCONCRETEWALLFREEDMAN(R.O.)591339-002SCHILL&ACHENBACH(R.O.)511086-001N79°33'02''W56.10'CITYSTREETSCONCRETEWALKCONCRETEWALKCONCRETEWALK5.4'±5.5'±CONCRETEWALLGARAGEPINFOUNDPIPEFOUND4.40'33.10'36.10'69.50'16.73'POLEMEAS.96.1'±ALONGSTREETLINETOWESTLINESCHUYLERPLACEGRAVELPARKINGPOLEPOLEBUILDINGNo.408-410592969-001803/119AUGUSTA&CLARK(R.O.)2508/2592APSEL(R.O.)799/345GIORDANO(R.O.)CURBCUTCURBFACECONCRETEWALKSTONEWALKPIEKUT&LEWANDSKI(R.O.)576sq.ft.3240sq.ft.STONEWALLPATIOPATIOPATIOWALKSTONEWALKSTONEWALLUNITYINNLLC(R.O.)549343-003PINFOUNDPINFOUND905/67OLNEY(R.O.)CONCRETEWALK598045-001ROSETREEPROPERTIES(R.O.)CURBFACE42.34'(PTOP)26.19'(PTOP)45.20'(PTOP)116.42'(PTOP)PORCHCONCRETEWALLCONCRETEWALLASPHALTDRIVEPINFOUNDPINFOUNDPINFOUNDPIPEFOUNDSTONEWALLWINDOWWELLWINDOWWELLLEGEND-DOWNSPOUT-LIGHTPOLE-UTILITYPOLEE.E.-ENTRANCEELEVATION2.4'±PIPEFOUNDBURIEDPINFOUND0.3'SOUTHOFCOR2.40'"SUBJECTTORIGHTSFORMAINTANENCEOFSEWERANDWATERLINES,SEE160/168,174/236"GRAVELDRIVEUSEDINCOMMONFORACCESSTOEASTSTATESTREETANDSHAREDBETWEENHOUSE420ANDNO.422-42418'WIDEEASEMENTSEE769/80CONCRETEWALL27.5'±PUNCHMARKFOUND0.35'SOUTHOFCORCONCRETEWALLRAILROADTIEWALL3.8'±4.6'±4.2'±EL +3'-11"1st Fl. - OfficeEL +0'-0"1st Fl. - Front WarehouseEL +4'-2"1st Fl. - HouseEL +3'-11"1st Fl. - OfficeEL +0'-0"1st Fl. - Front WarehouseEL +4'-2"1st Fl. - House20'-8"27'-11"LOT AREA = 12850 SFMAX. LOT COVERAGE- 50%= 6425 SFEXISTING BUILDINGFOOTPRINT - 7714* SF (60%)*NOTE: EXCLUSIVE OFEASEMENTEXISTINGBIKELANEPROPOSED PERMANENTEASEMENT OR LOT LINEADJUSTMENT (794 SF)*NOTE: LOT COVERAGECHANGES TO 57% ACTUALIF EASEMENT AREA ISPURCHASEDSETBACK20'-0"SETBACK5'-0"SETBACK10'-0"5'-1"76'-0"35'-0"71'-3"120'-2"17'-8"PROPOSEDTURNAROUNDSPACEPROPOSED SLOPED WALKPROPOSED SLOPED WALKEXISTINGTREES TOREMAINDENSECONIFEROUSSCREENPROPOSEDPLANTINGS(TBD)PROPOSEDENLARGEDSTOOP15SPACES15SPACES*NOTE: ARGOSPARKING PERBUILDINGDEPARTMENTRECORDSSHAREDPARKING3'-10"5'-2"~2200 FEET~1000 FEET~1000 FEETPROJECTSITEARGOSSENECAGARAGEGREEN STGARAGECAYUGAGARAGESHAREDPARKINGPROPOSED STOOPENLARGEMENT WITHNEW GAURDRAILSNO CHANGES TO WEST FACADEENLARGED STOOP WITH GUARDRAILSNO OTHER CHANGES TO SOUTH FACADEScale:Project No:Date:Drawn by:Checked by:CopyrightJasonKDemarest,Architect301 S. Geneva StreetSuite 101Ithaca, New York 14850p: 607.330.4555 f: 607.330.4508www.jkdarchitect.comAs indicated10/16/20158:21:13AMC1.00Site PlanROSB01416 - 418 E STATE STEAST STATE LLC10/16/15JKDJKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTION0'20'10'20'40'Scale: 1" = 20'-0" 1" = 20'-0"1Site Plan 1" = 200'-0"2Site Context MapPARKING REQUIREMENTS:BUSINESS USES- 1 SPACE PER 250 SF OF NET ASSIGNABLE AREA3652 SF/ 250 = 15 SPACESRESIDENTIAL USES- 1 SPACE PER DWELLING (UP TO 3 BEDROOMS)1 DWELLING UNIT = 1 SPACEBAR/ RESTAURANT USES- 1 SPACE PER 50 NET SF800 SF/ 50 = 16 SPACES**SEE SHARED PARKING SUMMARY**ZONING MAPZONING NOTES:- ALL USES ARE PERMITTED- LOT SIZE, COVERAGE & SETBACKS ARE EXISTING*NOTE: A VARIANCE IS REQUIRED TO RESOLVE EXCEEDED LOTCOVERAGE LIMIT & MINOR SETBACK VIOLATIONSHISTORIC NOTES:- PROJECT IS SUBJECT TO ILPC REVIEW (EXTERIOR MODIFICATIONS)B-4R-2aCBD-60CBD-120CBD-100R-3aR-2aRevision ScheduleNumber DescriptionDatePROJECTSITENOTE: BASE SURVEY BY TG MILLER DATED 1/27/15; CONTOUR INTERVAL IS 2' 1" = 10'-0"4West Elevation 1" = 10'-0"3South Elevation0'Scale: 1" = 10'-0"10'5'10'20' 666 SFB1588 SFB741 SFA-21068 SFS-1Code Analysis LegendA-2BS-1PROPOSEDPERMANENTEASEMENTHATCHED AREAIS FOOTPRINTOF DWELLINGABOVE5'-1"OFFICESTORAGEBAR248 SFA-256 SFA-2314 SFBSharedRestrooms880 SFB1 HOUR FIREBARRIER/ENCLOSUREBar SeatingEgresspathLEGALLY EXISTINGBUSINESS USESNEWBUSINESSAREA48'travel1 HOURRATEDCORRIDOR340 SFB246 SFA-2NEWBUSINESSAREA1056 SFBFUTUREBUSINESSTENANTLOUNGESTORAGE2 HOURCOMPARTMENTEXTERIORWALLSNEWFURRED/INSULATED1112 SFR-31 HOUR FIREBARRIER/ENCLOSURE35'travelCode Analysis LegendR-3ROOFProject No:Date:Drawn by:Checked by:KDemarest,Architect301 S. Geneva StreetSuite 101Ithaca, New York 14850p: 607.330.4555 f: 607.330.4508www.jkdarchitect.com10/16/20158:13:55AMR1 00Code AnalysisPlansROSB01416 - 418 E STATE STEAST STATE LLC10/16/15JKDJKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTIONArea Schedule - Code AnalysisNameLevel Area OccupancyOccupantFactorOccupantLoadA-2First Floor 248 SF Bar200 1.2248 SF1.2A-2First Floor 56 SF Standing511.256 SF11.2A-2First Floor 246 SF Storage (Lounge) 300 0.8246 SF0.8A-2First Floor 741 SF Tables & Chairs 15 49.4741 SF49.4A-21291 SF62.7BFirst Floor 666 SF Business 100 6.7BFirst Floor 1588 SF Business 100 15.9BFirst Floor 340 SF Business 100 3.4BFirst Floor 1056 SF Business 100 10.63650 SF36.5BFirst Floor 880 SF Circulation 100 8.8880 SF8.8BFirst Floor 314 SF Restrooms 0314 SF0.0B4844 SF45.3R-3Second Floor 1112 SF Residential 200 5.61112 SF5.6R-31112 SF5.6S-1First Floor 1068 SF Storage (Office) 300 3.61068 SF3.6S-11068 SF3.6Grand total: 128314 SF117.1MINIMUM PLUMBING FACILITIESB- Business:Water Closets- 1 per 25 for the first 50 per gender; 1 per 50 thereafterLavatories- 1 per 40 for the first 80 per gender; 1 per 80 thereafterA-2- Restaurants:Water Closets- 1 per 75 per genderLavatories- 1 per 200 per genderR-3- 1 per dwelling unit*Occupant load split by gender is 50/50 (rounded)REQUIRED FIXTURE COUNTS:B* area: 11 occupants = 1 per genderWater Closets: 1 male/ 1 femaleLavatories: 1 male/ 1 female*Note: Existing business areas have separate legally existing facilitiesA-2 area: 64 occupants = 1 per genderWater Closets: 1 male/ 1 femaleLavatories: 1 male/ 1 femaleR-3 area: Provide 1 bathroomBUILDING AREA PER FLOORFirst Floor- 7272 SFSecond Floor- 1112 SFRevision ScheduleNumber Description Date BOARD OF ZONING APPEALS - SUPPLEMENTAL SUBMISSION: NOVEMBER 12, 2015 EAST STATE, LLC the Printing Press November 12, 2015 Page 2 the Printing Press Ithaca, NY EAST STATE, LLCEXISTING - PROPOSED ELEVATIONS CURB CUT CONCRETEWALKFACEOFCURBSCHUYLER PLACECONCRETERETAININGWALLEDGE OFGRAVELSANIT A RY MANHO LE WIDE E A SE MENT SEE 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 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 Press Ithaca, NY EAST STATE, LLCEXISTING CONDITIONS - ROLL-UP LOADING DOCK DOOR EXISTING 3-CAR PARKING AREA EXISTING ROLL-UP LOADING DOCK DOOR IN NEED OF REPAIR/REPLACEMENT BECAUSE OF WEAR AND TEAR EXISTING FRONT YARD SITE PLAN EXISTING ROLL-UP LOADING DOCK DOOR: INTERIOR VIEW INTERIOR VIEW: PANELS ARE COMBINATION OF GLAZING, SOLID EXISTING ROLL-UP LOADING DOCK DOOR EXTERIOR VIEW: PANELS November 12, 2015 Page 4 the Printing Press Ithaca, 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 EXISTING OPEN AND CLOSING ROLL-UP METHOD BLACK ANODIZED ALUM. FINISH NEW ROLL-UP LOADING DOCK DOOR TO MATCH EXISTING PANEL STYLE AND BLACK FINISH TO MATCH OTHER WINDOWS November 12, 2015 Page 5 the Printing Press Ithaca, NY PROPOSED SITE AND LANDSCAPE PLAN - DETAIL 1” = 10’-0”EAST STATE, LLC TT he Printing Press: 416 East State Street Ithaca, NY LOUNGE VISION STATEMENT The Printing Press:416 East State Street, Ithaca, NY LL OUNGE 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. 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. 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. Apotheke, a speakeasy bar in NYC. The lounge will also have comfortable chairs and a similar aesthetic. 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. 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. 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.