Loading...
HomeMy WebLinkAbout12-13-15 P&D Board - Project Review Commmittee Meeting Agenda2 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) 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 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) 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 For every need, for every preference WHERE WINDOWS ARE JUST THE BEGINNING® ®®® 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 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 1000 COUNTY RD • MONETT, MO 65708 • 800.221.4169 • efcocorp.com© Copyright 2015 EFCO Corporation 05/15 E-Shade™ Sunshades 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 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 PRODUCT DATA SHEET Architect:Landscape Architect:Civil Engineering: FURNISHING SCHEDULETYPEQUANTITYMODEL / TYPEFINISHSYMBOL ORNAMENTAL TREESGinkgo biloba 'Fastigiata'SHRUBSJuniperus virginiana 'Grey Owl'Spiraea japonica 'Lemon Princess' NOTES:NOTES:1212NOTES:RESERVEDPARKINGINAISLEINAISLESTOPPEDESTRIANCROSSING HOLTARCHITECTS HOLTARCHITECTS HOLTARCHITECTS HOLTARCHITECTS HOLTARCHITECTS HOLTARCHITECTS HOLTARCHITECTS HOLTARCHITECTS HOLTARCHITECTS 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 JKDA 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 The following description outlines the concerns that relate to development restrictions, the proposed development, and reason for the appeal at 416-418 E. State St.: The proposed development and renovation for the property located at 416-418 E. State St. is for a mixed use building to include a speak-easy lounge (which has shifted towards the front of the property), existing and expanded oce space, one apartment, and unoccupied storage as an accessory use to the lounge and oce spaces. The exterior landscape will also be renovated to meet ADA Access requirements. The front yard will have a stripped parking lot with a handicapped space, and a handicapped accessible path for access to the front entry of the building. The landscape will be replanted with new plants. An easement agreement is being signed between the owner of Argos Inn and of 416-418 E. State Street. The existing building is legally non-conforming for oce and light industrial uses. Therefore, the redevelopment will include a change of use for large portions of the building. All proposed uses are permitted as of right with the B-4 zoning district in which the building resides. Likewise, the building and property complies with zoning for lot size, width at street, number of stories, building height, front and rear yards, and minimum building height. A “Zoning Determination” was made by the Director of Zoning Administration, Phyllis Radke, for the property at 416-418 E. State St. Over the years, the building was expanded in size and with new uses that were not approved, or have been made illegal through the sale of the adjacent parcel at 406-410 E State St. As a result, the property now has zoning deciencies in relation to both side yard setbacks and lot coverage (see Site Plan). In addition, depending on any use in the proposed development, the property is limited in parking. However, the proposed development for the property includes provisions to satisfy all parking requirements with shared parking, and therefore, does not need a parking variance. A Memorandum of Agreement is being signed between East State LLC and the Unity Inn, LLC. For the lounge (”The Printing Press”), 16 parking spaces will be reserved for patrons from 9 PM to 1:30 AM. For the Oce, 15 parking spaces will be reserved for patrons from 8:00 AM to 4:00 PM. A variance is being sought to permit the existing zoning deciencies. The side yard setback on the east is decient for less than 18 linear feet of the entire east building face, which is just over 112 linear feet, with a least setback dimension of +/-3.6’. A residential building is located a little over 11’ from the building along the east side. The side yard setback on the west is as small as +/-0.2’ and increases to +/-1.1’ at the northwest corner. The entire west façade abuts the parking lot for the Argos Inn at 406-410 E State St. The development proposal includes a permanent easement along the west side to increase the eective setback for potential building code purposes (increased openings). The lot coverage of the existing building is currently 60% of the lot area whereas 50% is the maximum allowed. No enlargement of the building, footprint or height, is planned at this time. REASON FOR APPEAL: 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 Ben Rosenblum- East State LLC / Scott Whitham 12,850 416 East State Street 416-418 East State Street, Ithaca, NY 14850 Multi-story apartments, hotels, commercial businesses and oces, restaurants, and parking garages are in vicinity Board of Zoning Appeals; Area and Use Variance X X X X X X X 06/19/2015 Scott Whitham, President, Whitham Planning & Design, LLC Ben Rosenblum, East State LLC Eastern downtown Ithaca; 400 block of E. MLK Jr. / E. State Street; East of The Argos Inn and across from Gateway Center. It is a 2-story, 8,396 gsf existing building. Ground oor includes bar / restaurant, storage, and oces. The upper oor will have 1 apartment. Project is requesting an area variance to redevelop an existing, former manufacturing space. The building’s ground oor will be converted into a bar/restuarant with storage and oce spaces, while a residence will be on the 2nd oor. 12,850 Phone: 607.379.9175 Email: whitham@whithamdesign.com123 S. Cayuga Street Suite 201 Ithaca, NY October 16, 2015 Board of Zoning Appeals City of Ithaca 108 East Green Street Ithaca, NY 14850 RE: 416-418 East State Street—Updated Submission Dear City of Ithaca Board of Zoning Appeals: On behalf of the applicant, East State LLC, we are delighted to present updated drawings of the Printing Press for the review of the Board of Zoning Appeals. Attached please find the following documents, which constitute an updated submittal packet for this Project: 1. A Vision Statement describing the Printing Press and the applicant’s vision for the space 2. Code Analysis Plans (revised) 3. Combined Site, Zoning & Landscape Plan (revised) 4. Parking Diagram (revised) The former printing-press cinderblock architectural section of the building, which operated through the 1960s, has not had any upkeep and is currently in a dilapidated state with crumbling concrete and peeling paint. Allowing this building to remain in this condition does little to support the substantial investments that neighbors have made in their properties in the East Hill Historic District. The open floor plan and space provided by this part of the structure lends itself to a gathering space and public venue, which the owner, East State LLC, envisions as a small, modest, intimate bar and lounge (not a nightclub or concert venue, as it has in some instances been misinterpreted), similar in quality to the Argos Inn. In addition there will be office spaced added. Zoned as B-4, the property is contiguous to both the uphill residential zone and the downhill downtown zone. Accordingly, the building is proposed as a mix of uses to transition between the two areas with the lounge on the downhill side and office closer to the residential zone. Phone: 607.379.9175 Email: whitham@whithamdesign.com123 S. Cayuga Street Suite 201 Ithaca, NY Zoning The existing building is legally non-conforming for office and light industrial uses. Therefore, the redevelopment will include a change of use for large portions of the building. All proposed uses are permitted as of right with the B-4 zoning district in which the building resides. The property currently has zoning deficiencies in relation to both side yard setbacks and lot coverage resulting from past use and development of the property and building. In addition, depending on the uses in the proposed development, the property is limited in parking. However, the proposed development for the property includes provisions to satisfy all parking requirements with shared parking, and therefore, does not need a parking variance. This arrangement is described in the following section and in the attached drawings on page 4. Parking As per Section 325-20(D)3, Off-Street Parking Ordinance, this Project will provide the required maximum number of off-street parking spaces. The shared parking proposal to accommodate the adaptive reuse of the building at 416-418 E. State has shifted to the use of the neighboring Argos parking lot. The owners of Argos Inn and of 416-418 E. State Street have drafted and agreed to the following preliminary terms: - 8AM-4PM: Shared parking in Argos assigned to 416 E. State Offices - 4PM-9PM: Parking in the Argos Inn / Bar Argos lot will be to patrons of the Bar Argos - 9PM-1:30AM: Parking will be provided for 416 E. State Lounge The attached diagram of uses and shared parking between the two properties describes this allocation of shared parking between the Argos and 416-418 E. State Street. Two parking spaces, one for ADA and another dedicated to the existing apartment, will remain on-site. The existing parking area will be formalized to provide safer access to and from the Property. An ADA compliant path is also provided, taking advantage of the existing grade on Site. The landing at the front of the property and connecting to the ADA path will be expanded to accommodate the 5’ turning circle required for ADA access. Phone: 607.379.9175 Email: whitham@whithamdesign.com123 S. Cayuga Street Suite 201 Ithaca, NY Landscape The proposed landscape design aims to add aesthetic value and greater functionality to the existing front and side yards. As the property exists, a narrow section of land along the east side of the building makes it deficient in setback requirements from the property line. A 3-car parking area, lawn area, and concrete path to the south and east entrances are located in the front of the property connecting to East State Street / MLK Jr. Avenue. The front entrance to the building is currently not ADA accessible. The goals of the design are to: 1) reinforce the existing pedestrian and vehicular routes, creating safer access to the Site and building; 2) provide visual screening between the property and adjacent residential properties; 3) provide aesthetic value to a degrading Site; and 4) provide sound attenuation between the Site and surrounding neighborhood. The design intends to increase pedestrian and vehicular safety. Shared parking is provided via the Argos parking lot, and the existing parking area is formalized with striping and provides a designated handicapped parking space. With the renovation of the parking area, cars leaving the property are able to turn around and exit facing forward. The proposed ADA compliant path from the parking area is at a slope of 7.8%, taking advantage of the existing topography rather than installing a railed ramp. The two existing concrete walkways perpendicular to the E. State Street sidewalk maintain pedestrian access to the two entrances on the south and east side of the building. Shrubs and perennials will be planted in beds along the pedestrian walkways and adjacent to the building. The area on the southeast side of the property will be planted to provide visual screening and sound attenuation for the adjacent properties. All but two existing street trees will remain, which are invasive Norway Maples. At the rear of the property, the existing established vegetation on the northeast area will remain in order to not disturb the steep slope. The design and plant selection is intended to absorb, deflect, and refract sound, providing sound barriers in order to ensure any activity on the Site complies with the City of Ithaca’s Noise Ordinance. Phone: 607.379.9175 Email: whitham@whithamdesign.com123 S. Cayuga Street Suite 201 Ithaca, NY We look forward to continuing to working with you and presenting the project at your December meeting. If you have any questions or require additional information, please feel free to contact me. Sincerely, Scott Whitham P h o n e : 607.379.9175 E m a i l : 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 P h o n e : 607.379.9175 E m a i l : 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 ARGOS INN, OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 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 ARGOS INN and PRINTING PRESS Shared Parking: Daytime 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 ARGOS INN, OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, Argos Parking Lot ARGOS INN and PRINTING PRESS Shared Parking: Nighttime CURB CUT CONCRETEWALKFACEOFCURBSCHUYLER PLACECONCRETERETAININGWALLEDGE OFGRAVELSANIT A RY MANH O LE WI DE 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' T h e P r i n t i n g P r e s s : 4 1 6 E a s t S t a t e S t r e e t I t h a c a , N Y L O U N G E V I S I O N S T A T E M E N T T h e P r i n t i n g P r e s s :4 1 6 E a s t S t a t e S t r e e t , I t h a c a , N Y L O U N G E V I S I O N S T A T E M E N T 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.