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HomeMy WebLinkAbout10-27-15 Planning and Development Board Meeting Agenda   NOTICE OF MEETING      The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on OCTOBER 27TH, 2015 in THE SECOND FLOOR  CONFERENCE ROOM, City Hall, 108 E. Green Street, Ithaca, NY.      AGENDA ITEM  Start Time 1.  Agenda Review  6:00 2.  Privilege of the Floor (3‐minute maximum per person ― if you will be speaking about a project  with a scheduled PUBLIC HEARING below , you are highly encouraged to speak at that time)  6:05 3.  Site Plan Review    A. Project: Holiday Inn Express 6:30   Location: 371 Elmira Rd.    Applicant: Sylvestri Architects, PC    Actions:  Project Changes & Conditions of Site Plan Approval     Project Description: The applicant received Site Plan Approval on 3/25/14 for construction of a 4‐story, 11,769‐ SF hotel with approximately 76 rooms and 76 parking spaces.  Site improvements include retaining walls, a  privacy fence, a water feature, walkways, landscaping, lighting, a new sidewalk on Spencer Road, and bike racks.   The applicant has made changes to the room count (now 79) added three more parking spaces, and altered the  parking layout.  The applicant is also presenting information to satisfy conditions of the approval.    B. Project: Four Multi‐Family Dwellings ― “Pocket Neighborhood 7:10   Location: 215‐221 Spencer St.     Applicant: Noah Demarest, STREAM Collaborative, for PPM Homes     Actions:  Determination of Environmental Significance & Recommendation to BZA    Project Description:  The applicant proposes to build a new multi‐family “pocket neighborhood” on a hillside site  between W. Spencer St. and S. Cayuga St.   The project will include four buildings, each of which will be 3 stories  tall and contain 3 units (12 units total).  A 12‐car parking area is proposed with access off S. Cayuga Street.  Site  circulation will be organized with a series of landscaped stairs and terraces connecting through the site.  The  project also includes lighting, retaining walls, and landscaping.  The project is in the R‐3b Zoning District and  requires a variance for parking.  This is an Unlisted Action under the City of Ithaca Environmental Quality Review  Ordinance and the State Environmental Quality Review Act, and is subject to environmental review.    CITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT Division of Planning & Economic Development JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 APPLICANT OVERHEAD PROJECTOR NOTE:   The City only has a VGA plug/cable  available to connect to our overhead  projector.  If you need to connect another  way, you will need to provide your own  ADAPTOR.  (Macs & many newer, lighter  laptops may not have a VGA port.)  If you have a disability & would like specific  accommodation to participate,    please contact the City Clerk at 274‐6570 by  12:00 p.m., the day before the meeting. “An Equal Opportunity Employer with a commitment to workforce diversification.” 2  C. Project: Site Improvements 7:30   Location: 416 E. State St.    Applicant: Scott Whitham    Actions:  Environmental Review Discussion     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 2‐car parking  area, walkways, landscaping, lighting, and signage.  The new bar, office spaces, and apartment require 40 off‐ street parking spaces.  The applicant is proposing shared parking with the adjacent Argos Inn.  The project is in  the B‐4 Zoning District and 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 an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the  State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review.    D. Project: Hotel Ithaca Renovations                                     8:00    Location: 222 S. Cayuga St.    Applicant: David Hart, Hart Hotels, Inc.    Actions:   PUBLIC HEARING   Consideration of Preliminary & Final Approval    Project Description: A project on this site was approved on 7/24/12.  The applicant has since redesigned the  project and now seeks Site Plan Approval for a new proposal.  The new proposal is for construction of a five‐ story wing with first‐ and second‐floor connections to the existing building.   These connections will create a  new pre‐function area on the north side of the existing ballroom, new break‐out rooms, and a new fitness  center.  Site improvements will include new landscaping, walkways, and site furnishings.  Vehicular circulation  will remain the same, but parking throughout the site will be reorganized, resulting in a reduction from 106 to  97 spaces.  Site demolition will include removal of the north and west multi‐story wings, as well as paving and  some landscaping.  The project is in the CDB‐100 Zoning District and has received Design Review.  This is a Type I  Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176‐4 B.(1) (h.)(4) and (l)  and the State Environmental Quality Review Act (“SEQRA”), §617.4 (11) for which the Lead Agency amended the  Negative Declaration, issued on 3/27/12.  This project requires a Stormwater Pollution Prevention Plan  (SWPPP).     E. Project: Herson Wagner Funeral Home Relocation                                                                                             8:30    Location: 327 Elmira Rd.    Applicant: Gregory L. Myer, Myer Funeral Services Corp.     Actions:  Declaration of Lead Agency   PUBLIC HEARING      Project Description:  The applicant is proposing to relocate a funeral home business to this location.  The L‐ shaped project site is 1.24 acres and contains two existing buildings.  The proposed project is to renovate the  existing buildings, add a 46‐space parking area, a portion of which will be porous paving, entrance drive and  drop‐off area, install internal pedestrian walkways, as well as a connection to the public sidewalk, and add  landscaping, lighting, and signage.  The project site is in two Zoning Districts:  the portion of the site contiguous  to Elmira Road and containing the larger building is in the SW‐2 District, while the larger portion of the site  containing the smaller building and proposed parking lot is in the R‐2a District.  The rear portion of the site is  currently used for outdoor storage of goods and construction equipment.  The project requires a Use Variance  for uses proposed in the R‐2a District.  This is an Unlisted Action under the City of Ithaca Environmental Quality  Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”), and is subject to  environmental review.    “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 4. Zoning Appeals  9:00    #2994, Area Variance, 215‐221 W. Spencer St.    #3006, Area Variance, 707 Mitchell St.     5. Old/New Business   A. December 2015 Planning Board Training    9:10 6. Reports     A.  Planning Board Chair (verbal)  9:15  B.  Director of Planning & Development (verbal)    C.  Board of Public Works Liaison (verbal)     7. Approval of Minutes:   June 23, 2015, June 30, 2015 (Special Meeting), July 28, 2015, &/or August 25, 2015(time permitting)  9:25     8. Adjournment 9:26   ACCESSING MEETING MATERIALS ONLINE    Site Plan Review & Subdivision Applications (and Related Documents)  Site Plan Review application documents are accessible electronically via the “Document Center” on the City web site  (www.cityofithaca.org/DocumentCenter), under “Planning & Development” > “Site Plan Review Project Applications,” and in the relevant year/month  folder.  Subdivision application materials can be similarly located, but in the “Subdivision Applications” folder.    Zoning Appeal Materials are also accessible electronically via the “Document Center” on the City web site, under “Board of Zoning Appeals."    Agenda  You may access this agenda (including attachments) by going to the “Agenda Center” on the City web site (www.cityofithaca.org/agendacenter),  under “Planning & Development Board.”  For ease‐of‐access, a link to the most recent Planning Board agenda will always be accessible on the  Planning Board home page: http://www.cityofithaca.org/354/Planning‐Development‐Board.  ADOPTED RESOLUTION City of Ithaca Preliminary & Final Approval Site Plan Review 4-Story Hotel Holiday Inn Express 371 Elmira Rd. Planning and Development Board March 25, 2014 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a 4-story hotel to be located at 371 Elmira Road, and WHEREAS: the applicant proposes to construct a 4-story, 11,769-SF hotel with approximately 76 rooms and 76 parking spaces. The 1.58-acre project site contains two contiguous tax parcels, containing a +/-7,500- SF commercial office building fronting Elmira Road, an auto-body shop in the rear with access from Spencer Road, and large paved parking areas. Project development will require demolition of both buildings and removal of approximately 0.25 acres of vegetation. Site improvements include retaining walls, a privacy fence, a water feature, walkways, landscaping, lighting, a new sidewalk on Spencer Road, and bike racks. The project is in the SW-2 Zoning District. Parcel consolidation will be required, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (k), and an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on November 26, 2013 declare itself Lead Agency for the environmental review, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on March 25, 2014, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on March 25, 2014 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; plans entitled “Site Plan Layout (C-1.0),” “Dimensional Site Plan (C-1.1),” “Site Details (C-1.2 to C-1.7),” “Water Feature Details (C1.8 to C1.10),” “Site Grading Plan (C-2.0),” “Site Drainage Plan (C2.1),” “Drainage Details (C2.2 to C 2.4),” “Site Utility Plan (C 3.0),” “Utility Details (C 3.1 & 3.2),” “Site Landscape Plan (C4.0),” “Landscape Details (C4.1),” “Site Demolition Plan (C 5.0),” “Erosion Control Plan (C5.1),” and “Erosion Control Details (C5.2),” all dated 10/15/13, with a revision date of 2/21/14, and prepared by Optima Design and Engineering, PLLC; and “Exterior Elevations (A-201 & 202),” dated 2/17/14, plus undated color renderings and drawings titled “Colored Elevations” and “Exterior Materials” (i.e., materials board), and prepared by Silvestri Architects, P.C.; and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, the Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project, and WHEREAS: Tompkins County Commissioner of Planning Ed Marx, in N.Y.S. General Municipal Law §239 review comments, recommended that this project be modified to provide a ten-foot tree lawn adjacent 2 to the existing Elmira Road street curb, and the Planning Board responded by requiring the applicant to move the proposed rebuilt Elmira Road sidewalk away from the curb, to one foot away from the portion of the building footprint that is closest to this curb, in order to provide a significantly wider tree lawn and smooth connections to the existing Elmira Road sidewalks on the adjacent properties, and WHEREAS: on March 25, 2014, the Planning and Development Board determined the proposed project would result in no significant impact on the environment, now, therefore, be it RESOLVED: that the Planning Board does hereby grant Preliminary and Final Site Plan Approval to the proposed project subject to the following conditions: i. Submission to the Planning Board of project details, including signage, lighting, landscape stairs and railing, retaining wall materials and paving materials, and ii. Submission to the Planning Board of revised site plan showing sidewalk at base of stairs that descend from Spencer Road ending at internal parking lot area (rather than at parking space), and iii. Submission to the Planning Board of revised drawings showing (1) final placement of the Elmira Road street trees and (2) realignment of the proposed rebuilt Elmira Road sidewalk away from the curb, to one foot away from the portion of the building footprint that is closest to this curb, in order to provide a significantly wider tree lawn and smooth connections to the existing Elmira Road sidewalks on the adjacent properties, and iv. Submission to the Planning Board of revised elevations showing location and proposed treatment of all exterior utilities, and v. Submission to the Planning Board of a rooftop plan showing any proposed mechanicals, and — if these would be visible from the street — drawing(s) showing either architectural integration of said mechanicals into the building or screening of them from public view, and vi. Submission of documentation that the two original parcels have been consolidated to one parcel, and vii. Submission of documentation that an easement has been provided to the City for all portions of the rebuilt Elmira Road sidewalk located on applicant’s property, and viii. Written approval from the City Stormwater Management Officer. Moved by: Jones-Rounds Seconded by: Schroeder In Favor: Acharya, Blalock, Elliott, Fernández, Jones-Rounds, Randall, Schroeder Against: 0 Abstain: 0 Absent: 0 Vacancies: 0 From:   Katherine Lockwood  Sent:   Wednesday, October 21, 2015 9:05 PM  To:   Charles Pyott  Subject:  215‐221 W. Spencer pocket neighborhood    Hi,    I have four  concerns about this project. My understanding is that there are 12 proposed units, and that 12 parking spaces  will be provided.     (1) The 500 block of S. Cayuga, as you know, is on a steep hill. Only one property on the block has off‐street parking, due  to the steepness of the street and the hill to the east. When the city redid the intersection of South Cayuga and West  Spencer about a decade ago, on‐street parking in front of several properties‐‐including mine, at 501 South Cayuga, where  I lived at the time and still own. Since then, both I and the owner of the adjacent property have converted these houses  to rental properties. In my case, parking was a primary reason why I left the neighborhood. In my opinion, there is clearly  already inadequate parking on the 400‐600 blocks of S. Cayuga, and adding a development that provides only one parking  space per unit (from how I am understanding the proposal) will certainly make this worse. It's already difficult enough to  find reliable contractors to do work in the city unless you are a large landlord, and I have had several people turn down  work requests because of the parking situation. I have had potential renters who look at the parking situation and then  don't even look at the apartment. Worsening the parking situation by adding a new development will only hurt those of  us who are already struggling with this situation that was worsened by the city when West Spencer was made into a two‐ way street and the intersection of S. Cayuga and W. Spencer was reconfigured.    (2) If I am understanding the proposal correctly, one of the proposed accesses to this development is off the West side of  the 500 block of S. Cayuga. This street is narrow, usually solidly parked, and effectively only one lane even in the summer‐ ‐two cars certainly can't ever pass each other in the winter. The city maintains this road VERY poorly in the winter. It is an  extremely poor idea to add more traffic to this narrow, steep road.    (3) When I turned the house into exclusively a rental property and  received my certificate of occupancy, my four‐bedroom unit was allowed  only 3 renters if unrelated. When I asked why this was so (and it was  long enough ago that I cannot remember who I spoke with) I was told it  had to do with parking, and that related people would have fewer cars  that unrelated people. (This, after the city removed parking in front of  my house.) If this is accurate, how is it reasonable to allow NEW  development that doesn't provide adequate parking?    (4) Finally, southbound traffic on Cayuga St. theoretically has  right‐of‐way over northeast bound traffic coming off of W. Spencer,  where there is a stop sign. Even if I signal left (though I am going  straight), about 20% of the time when I am proceeding straight up the  hill, the person at the stop sign goes anyhow. Putting a stop sign on  Cayuga St southbound would make it impossible to get up the hill in the  winter‐‐you have to rely on momentum to make it up. Adding more traffic  going uphill on the 500 block of S. Cayuga will add to this problem. The  stop sign on W. Spencer most definitely needs an addition such as  "oncoming traffic does not stop," similar to the situation at Stewart  Ave. and North Willard Way.    Thank you,    Katherine Lockwood  Owner at 501 South Cayuga  Page 1 of 5 City of Ithaca  FULL ENVIRONMENTAL ASSESSMENT FORM‐(FEAF) ― Part III    Project Name: Four Multi‐Family Dwellings — 215‐221 Spencer St.  Date Created: 8/10/15 │ Updated: 9/17/15 & 10/14/15      PROJECT DESCRIPTION    The applicant proposes to build a new multi‐family “pocket neighborhood” on a hillside site  between W. Spencer St. and W. Cayuga St.  The project will include four buildings, each of which will  be 3 stories tall and contain 3 units (12 units total).  A 12‐car parking area is proposed with access  off W. Cayuga Street.  Site circulation will be organized with a series of landscaped stairs and  terraces connecting through the site.  The project also includes lighting, retaining walls, and  landscaping.  The project is in the R‐3b Zoning District and requires a variance for parking.  This is an  Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State  Environmental Quality Review Act, and is subject to environmental review.      IMPACT ON LAND    The project site is in a residential neighborhood and was previously occupied by a building and  gravel parking area.  The site is steeply sloped (over 15% over the entire site) with a shale cliff along  W. Spencer St.  Existing conditions include small trees, brush, and groundcover, with some larger  trees at the perimeter.  Most of the vegetation will be removed; however, the applicant intends to  preserve some larger perimeter trees.  There is an existing curbcut and 4‐5 vehicle gravel parking  area off W. Cayuga Street.    The applicant has submitted a letter dated September 16, 2015 to STREAM Collaborative from  Parviz Akbari, EIT, and John S. Hutchinson, P.E, of Empire Geo‐Services describing the results of a  preliminary geotechnical evaluation of the project site.  The following recommendations were  provided:     Based on the results of the subsurface investigation, the following preliminary geotechnical  information and recommendations are provided with regard to the design of the building  addition foundations.    1. It appears that spread foundations can be used to support the proposed buildings,  provided that existing fill materials, former building remains and any unsuitable  native soils, if present, are removed in their entirety from beneath foundation bearing  grades. We anticipate that much of the fill will be removed in association with  excavation for the lower or basement levels of the buildings.    2. Spread foundations should bear on suitable indigenous soil subgrades, bedrock, or on  compacted structural fill which is placed over the indigenous soil subgrades or  bedrock following excavation and removal of fill and/or unsuitable soils.    3. Some rock excavation may be necessary in establishing basement and/or foundation  grades.  Page 2 of 5 In order to provide a full geotechnical evaluation report and to include allowable soil and /  or rock bearing capacities, seismic site class, etc., further investigation and study will be  necessary by completing a series of test borings at the site.    It should be understood that issues relating to slope stability, if any, are outside the scope of  this cursory evaluation and have not been considered herein.     The applicant will provide the completed geotechnical study at its completion.  The applicant is  required to provide information regarding staging and travel route for removal of on‐site soils.     IMPACT ON WATER    No impact anticipated.    IMPACT ON DRAINAGE    The project site is steeply sloped with 100% of the site having slopes over 15%.  Construction  activities on steep slopes have the potential to cause erosion of any exposed soils.  Appropriate  erosion‐ and sediment‐control management practices should be implemented and maintained  during site disturbance.      Infiltration on the site is limited due to the presence of bedrock.  The project is under review by the  City Stormwater Management Officer.  It will likely require a Basic SWPPP.     No impact anticipated.    IMPACT ON AIR    The project site is in a medium‐density residential neighborhood.  Construction is expected to last  approximately 12 months.  Airborne dust from construction activities could have a negative impact  during the construction period.  The excavation and the preparation of foundations can also create  the potential for increased dust and dirt particles in the air.  The applicant should employ the  following applicable dust‐control measures as appropriate:     Misting or fog spraying site to minimize dust.   Maintaining crushed stone tracking pads at all entrances to the construction site.  Re‐seeding  disturbed areas to minimize bare exposed soils.   Keeping roads clear of dust and debris.   Requiring trucks to be covered.   Prohibiting burning of debris on site.    No impact anticipated.    Page 3 of 5 IMPACT ON PLANTS & ANIMALS    Most of the vegetation will be removed; however, the applicant intends to preserve some larger  perimeter trees.  The applicant has proposed a planting plan which will includes 23 new shade trees.    No impact anticipated.    IMPACT ON AESTHETIC RESOURCES    The project site is in a residential neighborhood and was previously occupied by a building and  gravel parking area.  The site is steeply sloped with a shale cliff along W. Spencer St.  Existing  conditions include small trees, brush, and groundcover, with some larger trees at the perimeter.   There is an existing curbcut and 4‐5 vehicle gravel parking area off W. Cayuga St., which will be  expanded and improved to accommodate 12 vehicles.  Improvement and expansion of the parking  lot requires a variance.  Although this is an existing use ― concerns have been expressed about the  visual impact of a front yard parking lot on Cayuga St.      The site will be terraced for the construction of the new buildings and to allow pedestrian access  through the site.  Due to site topography, numerous retaining walls will be required ― portions of  which will be up to 7 to 10 feet above grade.  The height and scale of the buildings, and height and  positioning of retaining walls, may impact adjacent residents.  The applicant has submitted  visualizations, as well as a site section to illustrate the relationship of the project to the  neighborhood context.    The applicant is proposing the following mitigations to address concerns about visual/aesthetic  impact:     Vegetative screen (large evergreen trees and vines) blocking view of retaining walls    Installation of fencing (see Perspectives L001, dated 8/6/15) and landscaping to block view of  parking lot from Cayuga Street adjacent property owners.    No impact anticipated.    IMPACT ON HISTORIC RESOURCES    No impact anticipated.    IMPACT ON OPEN SPACE AREA    No impact anticipated.    IMPACT ON TRANSPORTATION    Portions of the currently‐vacant lot are used informally for neighborhood parking.  The new project  will provide all required parking and will no longer be available for neighborhood use.  The Lead  Agency understands that the owner of the site has no responsibility to provide such parking, even  though the loss of such parking will be an inconvenience to its current users.      Page 4 of 5 No impact anticipated.    IMPACT ON ENERGY    No impact anticipated.    IMPACT ON NOISE & ODORS    The project site is in a medium‐density residential neighborhood.  Construction is expected to last  approximately 12 months.  Noise and odors, particularly during foundation work, will temporarily  impact nearby residents.  Noise‐producing construction activities will be limited to 7:00 a.m. to 7:00  p.m., Monday through Saturday.      IMPACT ON PUBLIC HEALTH    The applicant has submitted a Phase 1 Environmental Site Assessment (ESA), prepared by Empire  Geo Services, Inc. (NO DATE).  The report concludes there are the following indications of ASTM  Recognized Environmental Conditions (RECs) relative to 215 West Spencer Street:    The chemical compounds trichloroethylene (TCE) and cis‐1,2 DCE were identified within  groundwater samples collected from two monitoring wells located at the subject site.  The  groundwater samples were collected as part of a larger area‐wide investigation.  The  presence of impacted groundwater at the site represents and ASTM REC.    Area wide vapor mitigation systems are noted at structures proximal to the subject site.   Vapor intrusion has been documented at locations proximal to the subject site.  The presence  of vapors at the subject site is not documented however as there is currently no structure  present.      This report caused the Lead Agency to question who is responsible for contamination on the site  and how it be handled during and after construction in order to ensure the safety of adjacent  residents and future residents of the project.      A follow‐up letter, dated October 12, 2015, to Noah Demarest from William Jablonski of Empire  Geo Services, explains that Morse Industrial facility is the Recognized Environmental Condition  as it relates to the subject site at this time.  The Record of Decision, Morse Industrial Corporation  Site, Operable Unit No. 3 (ROD) has been included in the ESA.  It specifically identifies the need  for air quality monitoring in any new structure that is constructed within the plume of Operable  Unit No. 3, which includes the project site at 215 West State Street.   The letter concludes:     Empire understands that future plans for the site include construction for residential use. It  is our opinion that consideration should be given to the design and implementation of vapor  mitigation measures (such as sub slab depressurization system and vapor barrier) that will  address future indoor air quality concerns. The collection of air samples within the living  space after construction has been completed may be necessary to demonstrate the  effectiveness of the system.    Page 5 of 5 Empire's environmental evaluation of the subject site did not indicate the likely presence of  environmentally impacted soil at the subject site. It appears unlikely that special soil  handling procedures will need to be implemented in the event of future construction.  The  ASTM process however notes that it is not possible to know subsurface conditions without  having collected and analyzed environmental samples. Therefore the preparation of a Soil  Management Plan should be considered. The Soil Management Plan details the procedures  to undertake in the event that impacted soil is uncovered during construction and what  measures should be applied prior to soil handling. Provisions typically include onsite  storage, sampling, transport and disposal as required to maintain regulatory compliance.    It is the Lead Agency’s understanding that the applicant intends to develop a Soil Management Plan  for construction and design, and install vapor mitigations systems in the new buildings in accordance  with NYS Department of Health standards.    No impact anticipated.    IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD    The Lead Agency has received public comment that the project is too large for the site and will  negatively affect parking and vehicular circulation in the neighborhood.   The Lead Agency finds that  the project location is ideal for residential development as it is highly walkable and in close  proximity to the downtown core and public transportation.  The project site was historically used for  residential development and contained a similarly scaled project that was destroyed by a fire.     No impact anticipated.      Prepared by: L. Nicholas, Sr. Planner  PROPOSED RESOLUTION City of Ithaca Planning & Development Board Negative Declaration Four Multi-Family Dwellings 215-221 Spencer Street October 27, 2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for four multi-family dwellings to be located at 215-221 Spencer St., by Noah Demarest for PPM Homes (Ed Cope), and WHEREAS: the applicant proposes to build a new multi-family “pocket neighborhood” on a hillside site between W. Spencer St. and W. Cayuga St. The project will include four buildings, each of which will be 3 stories tall and contain 3 units (12 units overall). A 12-car parking area is proposed with access off W. Cayuga Street. Site circulation will be organized with a series of landscaped stairs and terraces that connect through the site. The project also includes lighting, retaining walls, and landscaping. The project is in the R- 3b Zoning District and requires an Area Variance for parking, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on June 23, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on October 27, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; and the following drawings: “Survey Map, No. 215- 221 W Spencer Street, City of Ithaca, Tompkins County, New York,” dated 2/15/12, and prepared by T.G. Miller P.C.; “Site Demo Plan and Layout Plan (L101),” “Grading Plan and Planting Plan (L102),” ‘Site Section (L501),” and “Site Utility Plan (C102),” all dated 9/17/15; and “Perspectives (L001),” dated 8/6/15; and “Area Plans Buildings A & B (A100),” “Building A Elevations (A201A),” “Building A Elevations (A202A),” “Building B Elevations (A201B),” “Building B Elevations (A202B),” “Area Plans Buildings C & D (A100C),” “Building C&D Elevations (A201C),” and “Building C&D Elevations (A202C),” dated 7/8/15 and all prepared by STREAM Collaborative; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: 0 1 APPEAL #2991 416-418 EAST STATE STREET (BEN ROSENBLUM) Appeal of Ben Rosenblum, owner of 416-418 East State Street, for Area Variances from Section 325- 8, Columns 10, 12, and 13, Percentage of Lot Coverage, Side Yard, and Other Side Yard, requirements of the Zoning Ordinance. The applicant purposes to renovate the existing building at 416-418 East State Street, which is now partially occupied. One apartment occupies the second floor and a portion of the first floor is used as office space. In the past, the major portion of the first floor space was used as a printing plant and is now vacant. The applicant proposes to renovate this space for a new 800-SF bar and create an additional office spaces. 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 0.02 feet; required is 10 feet. The other side yard to the east of the building is 0.1 feet; required is 5 feet. The new bar, the office spaces, and the apartment require 32 off-street parking spaces. There is one space for handicapped parking and a space reserved for the apartment in the front yard of 416-418 East State Street. The applicant states a Memorandum of Agreement is being signed with Argos Inn at 408 East State Street, a contiguous property west of 416-18 East State Street, where the 31 spaces needed for the bar and office uses at 416-18 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 C i t y o f I t h a c a B o a r d o f Z o n i n g A p p e a l s W o r k s h e e t Ap p e a l N u m b e r BZ A - 2 9 9 1 Ad d r e s s 41 6 - 4 1 8 E a s t S t a t e S t r e e t Us e D i s t r i c t B- 4 Da t e 11 / 3 / 2 0 1 5 Ap p l i c a n t Sc o t t W h i t h a m Ow n e r Be n R o s e n b l u m - E a s t S t a t e L L C Ap p l i c a t i o n T y p e : Ar e a V a r i a n c e Co l u m n Nu m b e r 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 / 1 5 16 Co l u m n T i t l e U s e Ac c e s s o r y Us e Of f - S t r e e t Pa r k i n g Of f - S t r e e t Lo a d i n g Lo t A r e a ( S q . Fe e t ) Lo t W i d t h ( F e e t ) Nu m b e r o f St o r i e s He i g h t i n Fe e t % o f L o t Co v e r a g e Fr o n t Y a r d S i d e Y a r d Ot h e r S i d e Ya r d Rear yard: % of depth or n u m b e r o f f e e t , whichever is lessMinimum Building Height Ex i s t i n g Co n d i t i o n an d U s e Re s i d e n t i a l / V ac a n t Co m m e r c i a l Bu i l d i n g 3 12 8 5 0 8 5 . 5 ' 2 2 4 + 60 % 2 8 ' . 0 2 ' . 0 1 ' 2 1 ' o r 1 4 . 4 % Di s t r i c t Re g u l a t i o n s fo r E x i s t i n g Se r v i c e Bu s i n e s s Di s t r i c t 1 0 3 0 0 0 4 0 4 4 0 5 0 % N o n e 1 0 5 15% or 20', but not less than 10'None No t e N o n - Co n f o r m i n g Co n d i t i o n s OK N / A O K N / A O K O K O K O K D e f . O K D e f . D e f . O K N / A Pr o p o s e d Co n d i t i o n an d / o r U s e Mi x e d U s e Bu i l d i n g *4 0 1 2 8 5 0 8 5 . 5 ' 2 2 4 + 60 % 2 8 ' . 0 2 ' . 0 1 ' 2 1 ' o r 1 4 . 4 % Di s t r i c t Re g u l a t i o n fo r P r o p o s e d Se r v i c e Bu s i n e s s Di s t r i c t 40 0 3 0 0 0 4 0 4 4 0 5 0 % N o n e 1 0 5 15% or 20', but not less than 10'None No t e N o n - Co n f o r m i n g Co n d i t i o n s fo r P r o p o s a l OK N / A O K N / A O K O K O K O K D e f . O K D e f . D e f . O K N / A No t e s : * 3 7 p a r k i n g s p a c e s a r e t o b e l e a s e d f r o m G a t e w a y P l a z a A s s o c i a t e s a n d 3 p a r k i n g s p a c e s a r e l o c a t e d o n t h e 4 1 6 - 4 1 8 E . S t a t e S t r e e t p a r c e l . 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 bar, existing and expanded oce space, one apartment, and unoccupied storage as an accessory use to the bar and oce spaces. The exterior landscape will also be renovated. The front yard will have a stripped parking lot with a handicapped space, and a handicapped accessible ramp for access to the front entry of the building. The landcape will be replanted with new plants. The back entry will also be formalized with a small deck and a set of stairs that connect the entrance to the base of the retaining wall in the Argos Inn parking lot. An easement agreement is being signed between the two owners of the property. 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 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. A Memorandum of Agreement is being signed between East State LLC and Gateway Plaza Associates, LLC. For the Bar and Restaurant, 22 parking spaces will be reserved for patrons from 4:30 PM to 1:30 AM. For the Oce, 15 parking spaces will be reserved for patrons from 8:00 AM to 5:00 PM. A variance is being sought to permit the 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 CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SEAF) Project Information (to be completed by applicant or project sponsor) 1. Applicant/Sponsor: 2. Project Name: 3. Project Location: 4. Is Proposed Action: New Expansion Modification/Alteration 5. Describe project briefly: 6. Precise Location (road intersections, prominent landmarks, etc., or provide map): 7. Amount of Land Affected: Initially: ______ Acres or Sq. Ft. Ultimately: ______ Acres or Sq. Ft. 8. Will proposed action comply with existing zoning or other existing land use restrictions? Yes No If no, describe briefly: 9. What is present land use in vicinity of project: Residential Industrial Agricultural Parkland/Open Space Commercial Other _________________ Describe: 10. Does action involve a permit/approval or funding, now or ultimately, from governmental agency (federal/state/local): Yes No If yes, list agency name and permit/approval type: 11. Does any aspect of the action have a currently valid permit or approval? Yes No If yes, list agency name and permit/approval type: 12. As a result of proposed action, will existing permit/approval require modification? Yes No I certify the information provided above is true to the best of my knowledge. PREPARER'S SIGNATURE: ____________________________ DATE: ________ PREPARER'S TITLE: __________________________________ REPRESENTING: _____________________________________ Ben Rosenblum- East State LLC / Scott Whitham 12,850 416 East State Street 416-418 East State Street, Ithaca, NY 14850 Multi-story apartments, hotels, commercial businesses and oces, restaurants, and parking garages are in vicinity Board of Zoning Appeals; Area and Use Variance X X X X X X X 06/19/2015 Scott Whitham, President, Whitham Planning & Design, LLC Ben Rosenblum, East State LLC Eastern downtown Ithaca; 400 block of E. MLK Jr. / E. State Street; East of The Argos Inn and across from Gateway Center. It is a 2-story, 8,396 gsf existing building. Ground oor includes bar / restaurant, storage, and oces. The upper oor will have 1 apartment. Project is requesting an area variance to redevelop an existing, former manufacturing space. The building’s ground oor will be converted into a bar/restuarant with storage and oce spaces, while a residence will be on the 2nd oor. 12,850 Phone: 607.379.9175 Email: whitham@whithamdesign.com123 S. Cayuga Street Suite 201 Ithaca, NY October 16, 2015 Board of Zoning Appeals City of Ithaca 108 East Green Street Ithaca, NY 14850 RE: 416-418 East State Street—Updated Submission Dear City of Ithaca Board of Zoning Appeals: On behalf of the applicant, East State LLC, we are delighted to present updated drawings of the Printing Press for the review of the Board of Zoning Appeals. Attached please find the following documents, which constitute an updated submittal packet for this Project: 1. A Vision Statement describing the Printing Press and the applicant’s vision for the space 2. Code Analysis Plans (revised) 3. Combined Site, Zoning & Landscape Plan (revised) 4. Parking Diagram (revised) The former printing-press cinderblock architectural section of the building, which operated through the 1960s, has not had any upkeep and is currently in a dilapidated state with crumbling concrete and peeling paint. Allowing this building to remain in this condition does little to support the substantial investments that neighbors have made in their properties in the East Hill Historic District. The open floor plan and space provided by this part of the structure lends itself to a gathering space and public venue, which the owner, East State LLC, envisions as a small, modest, intimate bar and lounge (not a nightclub or concert venue, as it has in some instances been misinterpreted), similar in quality to the Argos Inn. In addition there will be office spaced added. Zoned as B-4, the property is contiguous to both the uphill residential zone and the downhill downtown zone. Accordingly, the building is proposed as a mix of uses to transition between the two areas with the lounge on the downhill side and office closer to the residential zone. Phone: 607.379.9175 Email: whitham@whithamdesign.com123 S. Cayuga Street Suite 201 Ithaca, NY Zoning The existing building is legally non-conforming for office and light industrial uses. Therefore, the redevelopment will include a change of use for large portions of the building. All proposed uses are permitted as of right with the B-4 zoning district in which the building resides. The property currently has zoning deficiencies in relation to both side yard setbacks and lot coverage resulting from past use and development of the property and building. In addition, depending on the uses in the proposed development, the property is limited in parking. However, the proposed development for the property includes provisions to satisfy all parking requirements with shared parking, and therefore, does not need a parking variance. This arrangement is described in the following section and in the attached drawings on page 4. Parking As per Section 325-20(D)3, Off-Street Parking Ordinance, this Project will provide the required maximum number of off-street parking spaces. The shared parking proposal to accommodate the adaptive reuse of the building at 416-418 E. State has shifted to the use of the neighboring Argos parking lot. The owners of Argos Inn and of 416-418 E. State Street have drafted and agreed to the following preliminary terms: - 8AM-4PM: Shared parking in Argos assigned to 416 E. State Offices - 4PM-9PM: Parking in the Argos Inn / Bar Argos lot will be to patrons of the Bar Argos - 9PM-1:30AM: Parking will be provided for 416 E. State Lounge The attached diagram of uses and shared parking between the two properties describes this allocation of shared parking between the Argos and 416-418 E. State Street. Two parking spaces, one for ADA and another dedicated to the existing apartment, will remain on-site. The existing parking area will be formalized to provide safer access to and from the Property. An ADA compliant path is also provided, taking advantage of the existing grade on Site. The landing at the front of the property and connecting to the ADA path will be expanded to accommodate the 5’ turning circle required for ADA access. Phone: 607.379.9175 Email: whitham@whithamdesign.com123 S. Cayuga Street Suite 201 Ithaca, NY Landscape The proposed landscape design aims to add aesthetic value and greater functionality to the existing front and side yards. As the property exists, a narrow section of land along the east side of the building makes it deficient in setback requirements from the property line. A 3-car parking area, lawn area, and concrete path to the south and east entrances are located in the front of the property connecting to East State Street / MLK Jr. Avenue. The front entrance to the building is currently not ADA accessible. The goals of the design are to: 1) reinforce the existing pedestrian and vehicular routes, creating safer access to the Site and building; 2) provide visual screening between the property and adjacent residential properties; 3) provide aesthetic value to a degrading Site; and 4) provide sound attenuation between the Site and surrounding neighborhood. The design intends to increase pedestrian and vehicular safety. Shared parking is provided via the Argos parking lot, and the existing parking area is formalized with striping and provides a designated handicapped parking space. With the renovation of the parking area, cars leaving the property are able to turn around and exit facing forward. The proposed ADA compliant path from the parking area is at a slope of 7.8%, taking advantage of the existing topography rather than installing a railed ramp. The two existing concrete walkways perpendicular to the E. State Street sidewalk maintain pedestrian access to the two entrances on the south and east side of the building. Shrubs and perennials will be planted in beds along the pedestrian walkways and adjacent to the building. The area on the southeast side of the property will be planted to provide visual screening and sound attenuation for the adjacent properties. All but two existing street trees will remain, which are invasive Norway Maples. At the rear of the property, the existing established vegetation on the northeast area will remain in order to not disturb the steep slope. The design and plant selection is intended to absorb, deflect, and refract sound, providing sound barriers in order to ensure any activity on the Site complies with the City of Ithaca’s Noise Ordinance. Phone: 607.379.9175 Email: whitham@whithamdesign.com123 S. Cayuga Street Suite 201 Ithaca, NY We look forward to continuing to working with you and presenting the project at your December meeting. If you have any questions or require additional information, please feel free to contact me. Sincerely, Scott Whitham BOARD OF ZONING APPEALS - UPDATED SUBMISSION: OCTOBER 16, 2015 EAST STATE, LLC the Printing Press October 9, 2015 Page 2 the Printing PressIthaca, NY PROPOSED FIRST FLOOR PLAN1/4” = 1’-0”   The Printing Press: 416 East State Street Ithaca, NY LOUNGE VISION STATEMENT   The Printing Press:  416 East State Street, Ithaca, NY   __________________________________________________________________________________________________   The  Printing  Press  Lounge                                        Vision  Statement                              416-­‐418  East  State  Street,  Ithaca,  NY                                                                          2       LOUNGE VISION STATEMENT Executive Summary 416 East State Street is adjacent to the recently opened Argos Inn, at 408 East State Street, a conversion of the historic McCormick-Cowdry Mansion into an inn with 10 guest rooms, an apartment for the inn manager, a public bar and lounge, called Bar Argos, and a conference room. The front and middle portion of the warehouse building at 416 East State Street will be occupied as a bar and lounge, with the working name Printing Press, and will be complementary to the adjacent Argos Inn. Pedestrian and vehicular access to both properties, as well as landscaping will further connect the adjacent properties.             Left: The Argos Inn. Right: View of the inn lobby and bar parlor. Background In the late 1940s the property 416-418 East State Street was owned by entrepreneur and media executive Roy H. Park, who expanded the property to include his personal office. Around that time, Roy H. Park also owned 408 East State Street, the current location of the adjacent Argos Inn, so a symbiotic relationship between the two properties has existing for much of the past 50 years. In the early 1950s 416-418 East State Street was further expanded with the warehouse toward the rear of the property. 416 East State Street at this time also housed Roy H. Park’s new venture with Duncan Hines, called Hines-Park Foods, a food company largely known for its popular product at the time, the Duncan Hines Cake Mix. Using money made from Hines-Park Foods and a later executive position at Proctor and Gamble, Roy H. Park would later found Park Communications, owner of a number of television and radio stations and publications. In 1954, the warehouse, toward the rear of the site, was occupied by the Upstate Press, a local newspaper press. Arnold Printing, still in existence today on Green Street, later occupied the warehouse in the 1960s. __________________________________________________________________________________________________   The  Printing  Press  Lounge                                        Vision  Statement                              416-­‐418  East  State  Street,  Ithaca,  NY                                                                          3       Bar and Lounge Vision The lounge will build upon the history of the site as a former printing house. The new lounge, with the working name Printing Press, will emphasize details from the existing warehouse and recall industrial printing equipment and other industrial machinery. It will serve as a complement to the adjacent Argos Inn. While the Argos recalls the interiors of a historic mansion from the late 1800s and early 1900s, the Printing Press will recall a more industrial aesthetic from the 1940s and 1950s, also emphasizing historic details. We anticipate the customers at the lounge to be both guests from the Argos Inn as well as locals from Ithaca and the surrounding area. The typical customer at the Bar Argos ranges from Cornell grad students, to young professionals, to professors and locals. We expect the same at the Printing Press. The vibe will be a place to relax in a comfortable atmosphere, meet up with a group of friends, and enjoy a nice cocktail, local cider or glass of wine, or craft beer. There will also be small plates such as local cheese and charcuterie. Left: Argos Inn details. Right: View of the Argos Inn bar and lounge.                   The lounge at 416 East State Street will have a similar feel to these examples of bars with an industrial aesthetic. __________________________________________________________________________________________________   The  Printing  Press  Lounge                                        Vision  Statement                              416-­‐418  East  State  Street,  Ithaca,  NY                                                                          4       Left: 19th Century Printing Press. Right: 416 East State St. Warehouse, formerly a printing shop, current condition. There is a long history of speakeasies and cocktail lounges in New York City and beyond that are designed to build upon existing historic details and remain respectful of the surrounding neighborhood. Ciro’s, in the image below, for example in Tampa, Florida, specifically emphasizes “speaking easy” both within and outside of the establishment. Apotheke, on the next page, emphasizes as secret entrance and very little signage. The renovation of the Printing Press Lounge at 416 East State Street will be largely interior. The outside of the building will change very little, beyond restoring the façade, putting on a new coat of paint, and adding additional landscape while maintaining existing trees. Signage will be kept to a minimum to emphasize the speakeasy warehouse aesthetic. The experience as a whole serves to recall the past of Roy H. Park and the former printing press use of the building in the 1940s and 50s when the warehouse was first built. Ciro’s, a speakeasy and supper club in Tampa, Florida. The 416 E. State St. Lounge will have a similar relaxed vibe. __________________________________________________________________________________________________   The  Printing  Press  Lounge                                        Vision  Statement                              416-­‐418  East  State  Street,  Ithaca,  NY                                                                          5                                                                                                         Apotheke, a speakeasy bar in NYC. The lounge will also have comfortable chairs and a similar aesthetic. A-2 Analysis Occupancy:A-2, B, S-1, R-3 Construction Type:VB SECTIONFORMULA VALUE 1301.6.1Building Height -1.00 AH = Allowable Height from Table 50340 EBH = Existing Building Height24 AS = Allowable Height in Stories1 EBS = Existing Building Height in Stories2 1.28 -1 1301.6.2Building AreaA-2 B S-1 Total 0.51 Actual Area 1612461110617284 Aa = Allowable Area per Floor600090009000 Is = Area Increase due to sprinklers000 If = Area Increase due to frontage (see Frontage increase note below)000 At = Tabular Area per floor; Table 503600090009000 Amax = Total area of enitre building180002700027000 90001350013500 Equation EB13-2: A-2 B S-1 600090009000 A-2 B S-1 Amax = 3 x Aa, Per 506.1 of NYSBC 3180002700027000 Equation EB13-3: Actual stories 2 90001350013500 Aai/1200 Aai/1200 Aai/1200 Equation EB13-4:5.007.507.50 0.510.760.76 i = Value for an individual separated occupancy on a floor. n = Number of separated occupancies on a floor. §506.2 Frontage increase. If = Area increase due to frontage.0 F = Building perimeter which fronts on a public way or open space having 20 feet (6096 mm) open minimum width (feet). 91 P = Perimeter of entire building (feet).366 W = Width of public way or open space (feet) in accordance with §506.2.1.30 0 East State LLC 416-418 E State St Ithaca, NY CF = Construction Factor. 1 if AH-EBH is positve. Construction Type Factor shown in Table EB1301.6.6(2) if AH is negative. 1 Aa,max = Allowable area per floor based on limitations of 506.4 The value for the building height shall be the lesser value determined using the following formulas in Section 1301.6.1.1. 1301.6.3Compartmentation 4.00 1301.6.4 0.00 §EB1201.6.4.1 Categories. The categories for tenant and dwelling unitseparations are: 1. Category a - No fire partitions; incomplete fire partitions; no doors; doors not self-closing or automatic closing. 2. Category b - Fire partitions or floor assembly less than 1-hour fire-resistance rating or not constructed in accordance with §708 or §711 of the Building Code of New York State, respectively. X 3. Category c - Fire partitions with 1-hour or greater fire-resistance rating constructed in accordance with §708 of the Building Code of New York State and floor assemblies with 1-hour but less than 2-hour fire-resistance rating constructed in accordance with §711 of the Building Code of New York State or with only one tenant within the fire area. 4. Category d - Fire barriers with 1-hour but less than 2-hour fireresistance rating constructed in accordance with §706 of the Building Code of New York State and floor assemblies with 2-hour or greater fire-resistance rating constructed in accordance with §711 of the Building Code of New York State. 5. Category e - Fire barriers and floor assemblies with 2-hour or greater fire-resistance rating and constructed in accordance with §706 and §711 of the Building Code of New York State, respectively. 1301.6.5Corridor Walls 2.00 §EB1201.6.5.1 Categories. The categories for corridor walls are: 1. Category a - No fire partitions; incomplete fire partitions; no doors; or doors not self-closing. 2. Category b - Less than 1-hour fire-resistance rating or not constructed in accordance with §708.4 of the Building Code of New York State. 3. Category c - 1-hour to less than 2-hour fire-resistance rating, with doors conforming to §715 of the Building Code of New York State or without corridors as permitted by §1018 (typo in code says 1013)of the Building Code of New York State. X 4. Category d - 2-hour or greater fire-resistance rating, with doors conforming to §715 of the Building Code of New York State. Tenant and Dwelling Unit Separations 1301.6.6Vertical Openings 7.00 VO = Vertical opening value. 1301.6.7HVAC Systems 5.00 1. Category a - Plenums not in accordance with §M602 of the Mechanical Code of New York State. -10 points. 2. Category b - Air movement in egress elements not in accordance with §1016.4 of the Building Code of New York State. -5 points. 3. Category c - Both Categories a and b are applicable. -15 points. 4. Category d - Compliance of the HVAC system with §1016.4 of the Building Code of New York State and §M602 of the Mechanical Code of New York State. 0 points. X 5. Category e - Systems serving one story; or a central boiler/chiller system without ductwork connecting two or more stories. +5 points. 1301.6.8Automatic Fire Detection 9.00 1. Category a - None. 2. Category b - Existing smoke detectors in HVAC systems and maintained in accordance with the Fire Code of New York State. 3. Category c - Smoke detectors in HVAC systems. The detectors are installed in accordance with the requirements for new buildings in the Mechanical Code of New York State. 4. Category d - Smoke detectors throughout all floor areas other than individual sleeping units, tenant spaces and dwelling units. X 5. Category e - Smoke detectors installed throughout the fire area. 1301.6.9Fire Alarm Systems -5.00 1. Category a - None. X 2. Category b - Fire alarm system with manual fire alarm boxes in accordance with §907.3 of the Building Code of New York State and alarm notification appliances in accordance with §907.9 of the Building Code of New York State. 3. Category c - Fire alarm system in accordance with §907 of the Building Code of New York State. 4. Category d - Category c plus a required emergency voice/alarm communications system and a fire command station that conforms to §403.8 of the Building Code of New York State and contains the emergency voice/alarm communications system controls, fire department communication system controls, and any other controls specified in §911 of the Building Code of New York State where those systems are provided. 7 7 1 CF = Construction type factor from Table EB1201.6.6(2) PV = Protection value from Table EB1201.6.6(1). 1301.6.10Smoke Control 0.00 X 1. Category a - None. 2. Category b - The building is equipped throughout with an automatic sprinkler system. Openings are provided in exterior walls at the rate of 20 square feet (1.86 m2) per 50 linear feet (15 240 mm) of exterior wall in each story and distributed around the building perimeter at intervals not exceeding 50 feet (15 240 mm). Such openings shall be readily openable from the inside without a key or separate tool and shall be provided with ready access thereto. In lieu of operable openings, clearly and permanently marked tempered glass panels shall be used. 3. Category c - One enclosed exit stairway, with ready access thereto, from each occupied floor of the building. The stairway has operable exterior windows, and the building has openings in accordance with Category b. 4. Category d - One smokeproof enclosure and the building has openings in accordance with Category b. 5. Category e - The building is equipped throughout with an automatic sprinkler system. Each fire area is provided with a mechanical airhandling system designed to accomplish smoke containment. Return and exhaust air shall be moved directly to the outside without recirculation to other fire areas of the building under fire conditions. The system shall exhaust not less than six air changes per hour from the fire area. Supply air by mechanical means to the fire area is not required. Containment of smoke shall be considered as confining smoke to the fire area involved without migration to other fire areas. Any other tested and approved design that will adequately accomplish smoke containment is permitted. 6. Category f - Each stairway shall be one of the following: a smokeproof enclosure in accordance with §1019.1.8 of the Building Code of New York State; pressurized in accordance with §909.20.5 of the Building Code of New York State; or shall have operable exterior windows. 1301.6.11Means of Egress Capacity 2.00 1. Category a - Compliance with the minimum required means-of-egress capacity or number of exits is achieved through the use of a fire escape in accordance with §EB605.3.1.2. 2. Category b - Capacity of the means of egress complies with §1004 of the Building Code of New York State, and the number of exits complies with the minimum number required by §1019 of the Building Code of New York State. X 3. Category c - Capacity of the means of egress is equal to or exceeds 125 percent of the required means-of-egress capacity, the means of egress complies with the minimum required width dimensions specified in the Building Code of New York State, and the number of exits complies with the minimum number required by §1019 of the Building Code of New York State. 4. Category d - The number of exits provided exceeds the number of exits required by §1019 of the Building Code of New York State. Exits shall be located a distance apart from each other equal to not less than that specified in §1015 of the Building Code of New York State. 5. Category e - The area being evaluated meets both Categories c and d. 1301.6.12Dead Ends 2.00 1. Category a - Dead end of 35 feet (10 670 mm) in nonsprinklered buildings or 70 feet (21 340 mm) in sprinklered buildings. 2. Category b - Dead end of 20 feet (6096 mm); or 50 feet (15 240 mm) in Group B in accordance with §1016.3, Exception 2 of the Building Code of New York State. X 3. Category c - No dead ends; or ratio of length to width (l/w) is less than 2.5:1. 1301.6.13Maximum Exit Access Travel Distance 13.40 Allowable:200 66 13.4 1301.6.14Elevator Control 0.00 1. Category a - No elevator. 2. Category b - Any elevator without Phase I and II recall. 3. Category c - All elevators with Phase I and II recall as required by the Fire Code of New York State. 4. Category d - All meet Category c; or Category b where permitted to be without recall; and at least one elevator that complies with new construction requirements serves all occupied floors. Single-story/NA 0 1301.6.15Means of Egress Emergency Lighting 4.00 1. Category a - Means-of-egress lighting and exit signs not provided with emergency power in accordance with §2702 of the Building Code of New York State. 2. Category b - Means-of-egress lighting and exit signs provided with emergency power in accordance with §2702 of the Building Code of New York State. X 3. Category c - Emergency power provided to means-of-egress lighting and exit signs, which provides protection in the event of power failure to the site or building. 1301.6.16Mixed Occupancies 0.00 1. Category a - Minimum 1-hour fire barriers between occupancies. X 2. Category b - Fire barriers between occupancies in accordance with §508.3.3 of the Building Code of New York State. 3. Category c - Fire barriers between occupancies having a fire resistance rating of not less than twice that required by §508.3.3 of the Building Code of New York State. 1301.6.17Automatic Sprinklers -4.00 X 1. Category a - Sprinklers are required throughout; sprinkler protection is not provided or the sprinkler system design is not adequate for the hazard protected in accordance with §903 of the Building Code of New York State. 2. Category b - Sprinklers are required in a portion of the building; sprinkler protection is not provided or the sprinkler system design is not adequate for the hazard protected in accordance with §903 of the Building Code of New York State. 3. Category c - Sprinklers are not required; none are provided. 4. Category d - Sprinklers are required in a portion of the building; sprinklers are provided in such portion; the system is one that complied with the code at the time of installation and is maintained and supervised in accordance with §903 of the Building Code of New York State. 5. Category e - Sprinklers are required throughout; sprinklers are provided throughout in accordance with Chapter 9 of the Building Code of New York State. 6. Category f - Sprinklers are not required throughout; sprinklers are provided throughout in accordance with Chapter 9 of the Building Code of New York State 1301.6.18Standpipes 0.00 1. Category a - Standpipes are required; standpipe is not provided or the standpipe system design is not in compliance with Section 905.3 of the Building Code of New York State. X 2. Category b - Standpipes are not required; none are provided. 3. Category c - Standpipes are required; standpipes are provided in accordance with §905 of the Building Code of New York State. 4. Category d - Standpipes are not required; standpipes are provided in accordance with §905 of the Building Code of New York State. 1301.6.19Incidental Use Area Protection 0.00 NA 0 Table EB1301.8 Mandatory Safety Scores A-2 213232 B 304040 R 213838 S-1 192929 1301.7Summary SectionSafety ParametersFire Safety (FS)Means of Egress (ME)General Safety (GS) 1301.6.1 Building Height0.000.000.00 1301.6.2 Building Area0.760.760.76 1301.6.3 Compartmentation4.004.004.00 1301.6.4 Tenant and Dwelling Unit Separations0.000.000.00 1301.6.5 Corridor Walls5.005.005.00 1301.6.6 Vertical Openings7.007.007.00 1301.6.7 HVAC Systems5.005.005.00 1301.6.8 Automatic Fire Detection8.008.008.00 1301.6.9 Fire Alarm Systems0.000.000.00 1301.6.10 Smoke Control0.000.000.00 1301.6.11 Means of Egress Capacity0.000.000.00 1301.6.12 Dead Ends2.002.002.00 1301.6.13 Maximum Exit Access Travel Distance16.5016.5016.50 1301.6.14 Elevator Control0.000.000.00 1301.6.15 Means of Egress Emergency Lighting 1.001.001.00 1301.6.16 Mixed Occupancies-5.00-5.00-5.00 1301.6.17 Automatic Sprinklers0.000.000.00 1301.6.18 Standpipes0.000.000.00 1301.6.19 Incidental Use Area Protection0.000.000.00 Building Score - Total Value 44.2644.2644.26 FS ScoreME ScoreGS Score B 444444 Mandatory Scores 304040 Score +/-14 4 4 PassYesYesYes East State LLC 416-418 E State St Ithaca, NY B Analysis Occupancy:A-2, B, S-1, R-3 Construction Type:VB SECTIONFORMULA VALUE 1301.6.1Building Height 0.00 AH = Allowable Height from Table 50340 EBH = Existing Building Height24 AS = Allowable Height in Stories2 EBS = Existing Building Height in Stories2 1.28 0 1301.6.2Building AreaA-2 B S-1 Total 0.76 Actual Area 1612461110617284 Aa = Allowable Area per Floor600090009000 Is = Area Increase due to sprinklers000 If = Area Increase due to frontage (see Frontage increase note below)000 At = Tabular Area per floor; Table 503600090009000 Amax = Total area of enitre building180002700027000 90001350013500 Equation EB13-2: A-2 B S-1 600090009000 A-2 B S-1 Amax = 3 x Aa, Per 506.1 of NYSBC 3180002700027000 Equation EB13-3: Actual stories 2 90001350013500 Aai/1200 Aai/1200 Aai/1200 Equation EB13-4:5.007.507.50 0.510.760.76 i = Value for an individual separated occupancy on a floor. n = Number of separated occupancies on a floor. §506.2 Frontage increase. If = Area increase due to frontage.0 F = Building perimeter which fronts on a public way or open space having 20 feet (6096 mm) open minimum width (feet). 91 P = Perimeter of entire building (feet).366 W = Width of public way or open space (feet) in accordance with §506.2.1.30 0 East State LLC 416-418 E State St Ithaca, NY CF = Construction Factor. 1 if AH-EBH is positve. Construction Type Factor shown in Table EB1301.6.6(2) if AH is negative. 1 Aa,max = Allowable area per floor based on limitations of 506.4 The value for the building height shall be the lesser value determined using the following formulas in Section 1301.6.1.1. 1301.6.3Compartmentation 4.00 1301.6.4 0.00 §EB1201.6.4.1 Categories. The categories for tenant and dwelling unitseparations are: 1. Category a - No fire partitions; incomplete fire partitions; no doors; doors not self-closing or automatic closing. 2. Category b - Fire partitions or floor assembly less than 1-hour fire-resistance rating or not constructed in accordance with §708 or §711 of the Building Code of New York State, respectively. X 3. Category c - Fire partitions with 1-hour or greater fire-resistance rating constructed in accordance with §708 of the Building Code of New York State and floor assemblies with 1-hour but less than 2-hour fire-resistance rating constructed in accordance with §711 of the Building Code of New York State or with only one tenant within the fire area. 4. Category d - Fire barriers with 1-hour but less than 2-hour fireresistance rating constructed in accordance with §706 of the Building Code of New York State and floor assemblies with 2-hour or greater fire-resistance rating constructed in accordance with §711 of the Building Code of New York State. 5. Category e - Fire barriers and floor assemblies with 2-hour or greater fire-resistance rating and constructed in accordance with §706 and §711 of the Building Code of New York State, respectively. 1301.6.5Corridor Walls 5.00 §EB1201.6.5.1 Categories. The categories for corridor walls are: 1. Category a - No fire partitions; incomplete fire partitions; no doors; or doors not self-closing. 2. Category b - Less than 1-hour fire-resistance rating or not constructed in accordance with §708.4 of the Building Code of New York State. 3. Category c - 1-hour to less than 2-hour fire-resistance rating, with doors conforming to §715 of the Building Code of New York State or without corridors as permitted by §1018 (typo in code says 1013)of the Building Code of New York State. X 4. Category d - 2-hour or greater fire-resistance rating, with doors conforming to §715 of the Building Code of New York State. Tenant and Dwelling Unit Separations 1301.6.6Vertical Openings 7.00 VO = Vertical opening value. 1301.6.7HVAC Systems 5.00 1. Category a - Plenums not in accordance with §M602 of the Mechanical Code of New York State. -10 points. 2. Category b - Air movement in egress elements not in accordance with §1016.4 of the Building Code of New York State. -5 points. 3. Category c - Both Categories a and b are applicable. -15 points. 4. Category d - Compliance of the HVAC system with §1016.4 of the Building Code of New York State and §M602 of the Mechanical Code of New York State. 0 points. X 5. Category e - Systems serving one story; or a central boiler/chiller system without ductwork connecting two or more stories. +5 points. 1301.6.8Automatic Fire Detection 8.00 1. Category a - None. 2. Category b - Existing smoke detectors in HVAC systems and maintained in accordance with the Fire Code of New York State. 3. Category c - Smoke detectors in HVAC systems. The detectors are installed in accordance with the requirements for new buildings in the Mechanical Code of New York State. 4. Category d - Smoke detectors throughout all floor areas other than individual sleeping units, tenant spaces and dwelling units. X 5. Category e - Smoke detectors installed throughout the fire area. 1301.6.9Fire Alarm Systems 0.00 1. Category a - None. 2. Category b - Fire alarm system with manual fire alarm boxes in accordance with §907.3 of the Building Code of New York State and alarm notification appliances in accordance with §907.9 of the Building Code of New York State. X 3. Category c - Fire alarm system in accordance with §907 of the Building Code of New York State. 4. Category d - Category c plus a required emergency voice/alarm communications system and a fire command station that conforms to §403.8 of the Building Code of New York State and contains the emergency voice/alarm communications system controls, fire department communication system controls, and any other controls specified in §911 of the Building Code of New York State where those systems are provided. 7 7 1 CF = Construction type factor from Table EB1201.6.6(2) PV = Protection value from Table EB1201.6.6(1). 1301.6.10Smoke Control 0.00 X 1. Category a - None. 2. Category b - The building is equipped throughout with an automatic sprinkler system. Openings are provided in exterior walls at the rate of 20 square feet (1.86 m2) per 50 linear feet (15 240 mm) of exterior wall in each story and distributed around the building perimeter at intervals not exceeding 50 feet (15 240 mm). Such openings shall be readily openable from the inside without a key or separate tool and shall be provided with ready access thereto. In lieu of operable openings, clearly and permanently marked tempered glass panels shall be used. 3. Category c - One enclosed exit stairway, with ready access thereto, from each occupied floor of the building. The stairway has operable exterior windows, and the building has openings in accordance with Category b. 4. Category d - One smokeproof enclosure and the building has openings in accordance with Category b. 5. Category e - The building is equipped throughout with an automatic sprinkler system. Each fire area is provided with a mechanical airhandling system designed to accomplish smoke containment. Return and exhaust air shall be moved directly to the outside without recirculation to other fire areas of the building under fire conditions. The system shall exhaust not less than six air changes per hour from the fire area. Supply air by mechanical means to the fire area is not required. Containment of smoke shall be considered as confining smoke to the fire area involved without migration to other fire areas. Any other tested and approved design that will adequately accomplish smoke containment is permitted. 6. Category f - Each stairway shall be one of the following: a smokeproof enclosure in accordance with §1019.1.8 of the Building Code of New York State; pressurized in accordance with §909.20.5 of the Building Code of New York State; or shall have operable exterior windows. 1301.6.11Means of Egress Capacity 0.00 1. Category a - Compliance with the minimum required means-of-egress capacity or number of exits is achieved through the use of a fire escape in accordance with §EB605.3.1.2. 2. Category b - Capacity of the means of egress complies with §1004 of the Building Code of New York State, and the number of exits complies with the minimum number required by §1019 of the Building Code of New York State. X 3. Category c - Capacity of the means of egress is equal to or exceeds 125 percent of the required means-of-egress capacity, the means of egress complies with the minimum required width dimensions specified in the Building Code of New York State, and the number of exits complies with the minimum number required by §1019 of the Building Code of New York State. 4. Category d - The number of exits provided exceeds the number of exits required by §1019 of the Building Code of New York State. Exits shall be located a distance apart from each other equal to not less than that specified in §1015 of the Building Code of New York State. 5. Category e - The area being evaluated meets both Categories c and d. 1301.6.12Dead Ends 2.00 1. Category a - Dead end of 35 feet (10 670 mm) in nonsprinklered buildings or 70 feet (21 340 mm) in sprinklered buildings. 2. Category b - Dead end of 20 feet (6096 mm); or 50 feet (15 240 mm) in Group B in accordance with §1016.3, Exception 2 of the Building Code of New York State. X 3. Category c - No dead ends; or ratio of length to width (l/w) is less than 2.5:1. 1301.6.13Maximum Exit Access Travel Distance 16.50 Allowable:200 35 16.5 1301.6.14Elevator Control 0.00 1. Category a - No elevator. 2. Category b - Any elevator without Phase I and II recall. 3. Category c - All elevators with Phase I and II recall as required by the Fire Code of New York State. 4. Category d - All meet Category c; or Category b where permitted to be without recall; and at least one elevator that complies with new construction requirements serves all occupied floors. Single-story/NA 0 1301.6.15Means of Egress Emergency Lighting 1.00 1. Category a - Means-of-egress lighting and exit signs not provided with emergency power in accordance with §2702 of the Building Code of New York State. X 2. Category b - Means-of-egress lighting and exit signs provided with emergency power in accordance with §2702 of the Building Code of New York State. 3. Category c - Emergency power provided to means-of-egress lighting and exit signs, which provides protection in the event of power failure to the site or building. 1301.6.16Mixed Occupancies -5.00 X 1. Category a - Minimum 1-hour fire barriers between occupancies. 2. Category b - Fire barriers between occupancies in accordance with §508.3.3 of the Building Code of New York State. 3. Category c - Fire barriers between occupancies having a fire resistance rating of not less than twice that required by §508.3.3 of the Building Code of New York State. 1301.6.17Automatic Sprinklers 0.00 1. Category a - Sprinklers are required throughout; sprinkler protection is not provided or the sprinkler system design is not adequate for the hazard protected in accordance with §903 of the Building Code of New York State. 2. Category b - Sprinklers are required in a portion of the building; sprinkler protection is not provided or the sprinkler system design is not adequate for the hazard protected in accordance with §903 of the Building Code of New York State. X 3. Category c - Sprinklers are not required; none are provided. 4. Category d - Sprinklers are required in a portion of the building; sprinklers are provided in such portion; the system is one that complied with the code at the time of installation and is maintained and supervised in accordance with §903 of the Building Code of New York State. 5. Category e - Sprinklers are required throughout; sprinklers are provided throughout in accordance with Chapter 9 of the Building Code of New York State. 6. Category f - Sprinklers are not required throughout; sprinklers are provided throughout in accordance with Chapter 9 of the Building Code of New York State 1301.6.18Standpipes 0.00 1. Category a - Standpipes are required; standpipe is not provided or the standpipe system design is not in compliance with Section 905.3 of the Building Code of New York State. X 2. Category b - Standpipes are not required; none are provided. 3. Category c - Standpipes are required; standpipes are provided in accordance with §905 of the Building Code of New York State. 4. Category d - Standpipes are not required; standpipes are provided in accordance with §905 of the Building Code of New York State. 1301.6.19Incidental Use Area Protection 0.00 NA 0 Table EB1301.8 Mandatory Safety Scores A-2 213232 B 304040 R-3 213838 S-1 192929 1301.7Summary SectionSafety ParametersFire Safety (FS)Means of Egress (ME)General Safety (GS) 1301.6.1 Building Height1.001.001.00 1301.6.2 Building Area10.5010.5010.50 1301.6.3 Compartmentation4.004.004.00 1301.6.4 Tenant and Dwelling Unit Separations0.000.000.00 1301.6.5 Corridor Walls2.002.002.00 1301.6.6 Vertical Openings7.007.007.00 1301.6.7 HVAC Systems5.005.005.00 1301.6.8 Automatic Fire Detection6.006.006.00 1301.6.9 Fire Alarm Systems0.000.000.00 1301.6.10 Smoke Control0.000.000.00 1301.6.11 Means of Egress Capacity0.000.000.00 1301.6.12 Dead Ends2.002.002.00 1301.6.13 Maximum Exit Access Travel Distance16.5016.5016.50 1301.6.14 Elevator Control0.000.000.00 1301.6.15 Means of Egress Emergency Lighting 0.000.000.00 1301.6.16 Mixed Occupancies-10.00-10.00-10.00 1301.6.17 Automatic Sprinklers-3.00-1.50-3.00 1301.6.18 Standpipes0.000.000.00 1301.6.19 Incidental Use Area Protection0.000.000.00 Building Score - Total Value 41.0042.5041.00 FS ScoreME ScoreGS Score R-3 414241 Mandatory Scores 213838 Score +/-20 4 3 PassYesYesYes East State LLC 416-418 E State St Ithaca, NY R-3 Analysis Occupancy:A-2, B, S-1, R-3 Construction Type:VB SECTIONFORMULA VALUE 1301.6.1Building Height 1.00 AH = Allowable Height from Table 50340 EBH = Existing Building Height24 AS = Allowable Height in Stories3 EBS = Existing Building Height in Stories2 1.28 1 1301.6.2Building AreaR-3 10.50 Actual Area 1112 Aa = Allowable Area per Floor13710 Is = Area Increase due to sprinklers0 If = Area Increase due to frontage (see Frontage increase note below)0 At = Tabular Area per floor; Table 50313710 Unlimited Area Allowed- ADJUSTED TO EQUAL 50% OF MAX FS SCORE Amax = Total area of enitre building41130 20565 Equation EB13-2: R-3 13710 R-3 Amax = 3 x Aa, Per 506.1 of NYSBC 341130 Equation EB13-3: Actual stories 2 20565 Aai/1200 Equation EB13-4:11.43 10.50 i = Value for an individual separated occupancy on a floor. n = Number of separated occupancies on a floor. §506.2 Frontage increase. If = Area increase due to frontage.0 F = Building perimeter which fronts on a public way or open space having 20 feet (6096 mm) open minimum width (feet). 91 P = Perimeter of entire building (feet).366 W = Width of public way or open space (feet) in accordance with §506.2.1.30 0 East State LLC 416-418 E State St Ithaca, NY CF = Construction Factor. 1 if AH-EBH is positve. Construction Type Factor shown in Table EB1301.6.6(2) if AH is negative. 1 Aa,max = Allowable area per floor based on limitations of 506.4 The value for the building height shall be the lesser value determined using the following formulas in Section 1301.6.1.1. 1301.6.3Compartmentation 4.00 1301.6.4 0.00 §EB1201.6.4.1 Categories. The categories for tenant and dwelling unitseparations are: 1. Category a - No fire partitions; incomplete fire partitions; no doors; doors not self-closing or automatic closing. 2. Category b - Fire partitions or floor assembly less than 1-hour fire-resistance rating or not constructed in accordance with §708 or §711 of the Building Code of New York State, respectively. X 3. Category c - Fire partitions with 1-hour or greater fire-resistance rating constructed in accordance with §708 of the Building Code of New York State and floor assemblies with 1-hour but less than 2-hour fire-resistance rating constructed in accordance with §711 of the Building Code of New York State or with only one tenant within the fire area. 4. Category d - Fire barriers with 1-hour but less than 2-hour fireresistance rating constructed in accordance with §706 of the Building Code of New York State and floor assemblies with 2-hour or greater fire-resistance rating constructed in accordance with §711 of the Building Code of New York State. 5. Category e - Fire barriers and floor assemblies with 2-hour or greater fire-resistance rating and constructed in accordance with §706 and §711 of the Building Code of New York State, respectively. 1301.6.5Corridor Walls 2.00 §EB1201.6.5.1 Categories. The categories for corridor walls are: 1. Category a - No fire partitions; incomplete fire partitions; no doors; or doors not self-closing. 2. Category b - Less than 1-hour fire-resistance rating or not constructed in accordance with §708.4 of the Building Code of New York State. 3. Category c - 1-hour to less than 2-hour fire-resistance rating, with doors conforming to §715 of the Building Code of New York State or without corridors as permitted by §1018 (typo in code says 1013)of the Building Code of New York State. X 4. Category d - 2-hour or greater fire-resistance rating, with doors conforming to §715 of the Building Code of New York State. Tenant and Dwelling Unit Separations 1301.6.6Vertical Openings 7.00 VO = Vertical opening value. 1301.6.7HVAC Systems 5.00 1. Category a - Plenums not in accordance with §M602 of the Mechanical Code of New York State. -10 points. 2. Category b - Air movement in egress elements not in accordance with §1016.4 of the Building Code of New York State. -5 points. 3. Category c - Both Categories a and b are applicable. -15 points. 4. Category d - Compliance of the HVAC system with §1016.4 of the Building Code of New York State and §M602 of the Mechanical Code of New York State. 0 points. X 5. Category e - Systems serving one story; or a central boiler/chiller system without ductwork connecting two or more stories. +5 points. 1301.6.8Automatic Fire Detection 6.00 1. Category a - None. 2. Category b - Existing smoke detectors in HVAC systems and maintained in accordance with the Fire Code of New York State. 3. Category c - Smoke detectors in HVAC systems. The detectors are installed in accordance with the requirements for new buildings in the Mechanical Code of New York State. 4. Category d - Smoke detectors throughout all floor areas other than individual sleeping units, tenant spaces and dwelling units. X 5. Category e - Smoke detectors installed throughout the fire area. 1301.6.9Fire Alarm Systems 0.00 1. Category a - None. 2. Category b - Fire alarm system with manual fire alarm boxes in accordance with §907.3 of the Building Code of New York State and alarm notification appliances in accordance with §907.9 of the Building Code of New York State. X 3. Category c - Fire alarm system in accordance with §907 of the Building Code of New York State. 4. Category d - Category c plus a required emergency voice/alarm communications system and a fire command station that conforms to §403.8 of the Building Code of New York State and contains the emergency voice/alarm communications system controls, fire department communication system controls, and any other controls specified in §911 of the Building Code of New York State where those systems are provided. 7 7 1 CF = Construction type factor from Table EB1201.6.6(2) PV = Protection value from Table EB1201.6.6(1). 1301.6.10Smoke Control 0.00 X 1. Category a - None. 2. Category b - The building is equipped throughout with an automatic sprinkler system. Openings are provided in exterior walls at the rate of 20 square feet (1.86 m2) per 50 linear feet (15 240 mm) of exterior wall in each story and distributed around the building perimeter at intervals not exceeding 50 feet (15 240 mm). Such openings shall be readily openable from the inside without a key or separate tool and shall be provided with ready access thereto. In lieu of operable openings, clearly and permanently marked tempered glass panels shall be used. 3. Category c - One enclosed exit stairway, with ready access thereto, from each occupied floor of the building. The stairway has operable exterior windows, and the building has openings in accordance with Category b. 4. Category d - One smokeproof enclosure and the building has openings in accordance with Category b. 5. Category e - The building is equipped throughout with an automatic sprinkler system. Each fire area is provided with a mechanical airhandling system designed to accomplish smoke containment. Return and exhaust air shall be moved directly to the outside without recirculation to other fire areas of the building under fire conditions. The system shall exhaust not less than six air changes per hour from the fire area. Supply air by mechanical means to the fire area is not required. Containment of smoke shall be considered as confining smoke to the fire area involved without migration to other fire areas. Any other tested and approved design that will adequately accomplish smoke containment is permitted. 6. Category f - Each stairway shall be one of the following: a smokeproof enclosure in accordance with §1019.1.8 of the Building Code of New York State; pressurized in accordance with §909.20.5 of the Building Code of New York State; or shall have operable exterior windows. 1301.6.11Means of Egress Capacity 0.00 1. Category a - Compliance with the minimum required means-of-egress capacity or number of exits is achieved through the use of a fire escape in accordance with §EB605.3.1.2. X 2. Category b - Capacity of the means of egress complies with §1004 of the Building Code of New York State, and the number of exits complies with the minimum number required by §1019 of the Building Code of New York State. 3. Category c - Capacity of the means of egress is equal to or exceeds 125 percent of the required means-of-egress capacity, the means of egress complies with the minimum required width dimensions specified in the Building Code of New York State, and the number of exits complies with the minimum number required by §1019 of the Building Code of New York State. 4. Category d - The number of exits provided exceeds the number of exits required by §1019 of the Building Code of New York State. Exits shall be located a distance apart from each other equal to not less than that specified in §1015 of the Building Code of New York State. 5. Category e - The area being evaluated meets both Categories c and d. 1301.6.12Dead Ends 2.00 1. Category a - Dead end of 35 feet (10 670 mm) in nonsprinklered buildings or 70 feet (21 340 mm) in sprinklered buildings. 2. Category b - Dead end of 20 feet (6096 mm); or 50 feet (15 240 mm) in Group B in accordance with §1016.3, Exception 2 of the Building Code of New York State. X 3. Category c - No dead ends; or ratio of length to width (l/w) is less than 2.5:1. 1301.6.13Maximum Exit Access Travel Distance 16.50 Allowable:200 35 16.5 1301.6.14Elevator Control 0.00 1. Category a - No elevator. 2. Category b - Any elevator without Phase I and II recall. 3. Category c - All elevators with Phase I and II recall as required by the Fire Code of New York State. 4. Category d - All meet Category c; or Category b where permitted to be without recall; and at least one elevator that complies with new construction requirements serves all occupied floors. Single-story/NA 0 1301.6.15Means of Egress Emergency Lighting 0.00 X 1. Category a - Means-of-egress lighting and exit signs not provided with emergency power in accordance with §2702 of the Building Code of New York State. 2. Category b - Means-of-egress lighting and exit signs provided with emergency power in accordance with §2702 of the Building Code of New York State. 3. Category c - Emergency power provided to means-of-egress lighting and exit signs, which provides protection in the event of power failure to the site or building. 1301.6.16Mixed Occupancies -10.00 X 1. Category a - Minimum 1-hour fire barriers between occupancies. 2. Category b - Fire barriers between occupancies in accordance with §508.3.3 of the Building Code of New York State. 3. Category c - Fire barriers between occupancies having a fire resistance rating of not less than twice that required by §508.3.3 of the Building Code of New York State. 1301.6.17Automatic Sprinklers -3.00 1. Category a - Sprinklers are required throughout; sprinkler protection is not provided or the sprinkler system design is not adequate for the hazard protected in accordance with §903 of the Building Code of New York State. X 2. Category b - Sprinklers are required in a portion of the building; sprinkler protection is not provided or the sprinkler system design is not adequate for the hazard protected in accordance with §903 of the Building Code of New York State. 3. Category c - Sprinklers are not required; none are provided. 4. Category d - Sprinklers are required in a portion of the building; sprinklers are provided in such portion; the system is one that complied with the code at the time of installation and is maintained and supervised in accordance with §903 of the Building Code of New York State. 5. Category e - Sprinklers are required throughout; sprinklers are provided throughout in accordance with Chapter 9 of the Building Code of New York State. 6. Category f - Sprinklers are not required throughout; sprinklers are provided throughout in accordance with Chapter 9 of the Building Code of New York State 1301.6.18Standpipes 0.00 1. Category a - Standpipes are required; standpipe is not provided or the standpipe system design is not in compliance with Section 905.3 of the Building Code of New York State. X 2. Category b - Standpipes are not required; none are provided. 3. Category c - Standpipes are required; standpipes are provided in accordance with §905 of the Building Code of New York State. 4. Category d - Standpipes are not required; standpipes are provided in accordance with §905 of the Building Code of New York State. 1301.6.19Incidental Use Area Protection 0.00 NA 0 Table EB1301.8 Mandatory Safety Scores A-2 213232 B 304040 R 213838 S-1 192929 1301.7Summary SectionSafety ParametersFire Safety (FS)Means of Egress (ME)General Safety (GS) 1301.6.1 Building Height-1.00-1.00-1.00 1301.6.2 Building Area0.760.760.76 1301.6.3 Compartmentation4.004.004.00 1301.6.4 Tenant and Dwelling Unit Separations0.000.000.00 1301.6.5 Corridor Walls2.002.002.00 1301.6.6 Vertical Openings7.007.007.00 1301.6.7 HVAC Systems5.005.005.00 1301.6.8 Automatic Fire Detection6.006.006.00 1301.6.9 Fire Alarm Systems0.000.000.00 1301.6.10 Smoke Control0.000.000.00 1301.6.11 Means of Egress Capacity0.000.000.00 1301.6.12 Dead Ends2.002.002.00 1301.6.13 Maximum Exit Access Travel Distance16.7016.7016.70 1301.6.14 Elevator Control0.000.000.00 1301.6.15 Means of Egress Emergency Lighting 1.001.001.00 1301.6.16 Mixed Occupancies-5.00-5.00-5.00 1301.6.17 Automatic Sprinklers0.000.000.00 1301.6.18 Standpipes0.000.000.00 1301.6.19 Incidental Use Area Protection0.000.000.00 Building Score - Total Value 38.4638.4638.46 FS ScoreME ScoreGS Score S-1 383838 Mandatory Scores 192929 Score +/-19 9 9 PassYesYesYes East State LLC 416-418 E State St Ithaca, NY S-1 Analysis Occupancy:A-2, B, S-1, R-3 Construction Type:VB SECTIONFORMULA VALUE 1301.6.1Building Height -1.00 AH = Allowable Height from Table 50340 EBH = Existing Building Height24 AS = Allowable Height in Stories1 EBS = Existing Building Height in Stories2 1.28 -1 1301.6.2Building AreaA-2 B S-1 Total 0.76 Actual Area 1612461110617284 Aa = Allowable Area per Floor600090009000 Is = Area Increase due to sprinklers000 If = Area Increase due to frontage (see Frontage increase note below)000 At = Tabular Area per floor; Table 503600090009000 Amax = Total area of enitre building180002700027000 90001350013500 Equation EB13-2: A-2 B S-1 600090009000 A-2 B S-1 Amax = 3 x Aa, Per 506.1 of NYSBC 3180002700027000 Equation EB13-3: Actual stories 2 90001350013500 Aai/1200 Aai/1200 Aai/1200 Equation EB13-4:5.007.507.50 0.510.760.76 i = Value for an individual separated occupancy on a floor. n = Number of separated occupancies on a floor. §506.2 Frontage increase. If = Area increase due to frontage.0 F = Building perimeter which fronts on a public way or open space having 20 feet (6096 mm) open minimum width (feet). 91 P = Perimeter of entire building (feet).366 W = Width of public way or open space (feet) in accordance with §506.2.1.30 0 East State LLC 416-418 E State St Ithaca, NY CF = Construction Factor. 1 if AH-EBH is positve. Construction Type Factor shown in Table EB1301.6.6(2) if AH is negative. 1 Aa,max = Allowable area per floor based on limitations of 506.4 The value for the building height shall be the lesser value determined using the following formulas in Section 1301.6.1.1. 1301.6.3Compartmentation 4.00 1301.6.4 0.00 §EB1201.6.4.1 Categories. The categories for tenant and dwelling unitseparations are: 1. Category a - No fire partitions; incomplete fire partitions; no doors; doors not self-closing or automatic closing. 2. Category b - Fire partitions or floor assembly less than 1-hour fire-resistance rating or not constructed in accordance with §708 or §711 of the Building Code of New York State, respectively. X 3. Category c - Fire partitions with 1-hour or greater fire-resistance rating constructed in accordance with §708 of the Building Code of New York State and floor assemblies with 1-hour but less than 2-hour fire-resistance rating constructed in accordance with §711 of the Building Code of New York State or with only one tenant within the fire area. 4. Category d - Fire barriers with 1-hour but less than 2-hour fireresistance rating constructed in accordance with §706 of the Building Code of New York State and floor assemblies with 2-hour or greater fire-resistance rating constructed in accordance with §711 of the Building Code of New York State. 5. Category e - Fire barriers and floor assemblies with 2-hour or greater fire-resistance rating and constructed in accordance with §706 and §711 of the Building Code of New York State, respectively. 1301.6.5Corridor Walls 2.00 §EB1201.6.5.1 Categories. The categories for corridor walls are: 1. Category a - No fire partitions; incomplete fire partitions; no doors; or doors not self-closing. 2. Category b - Less than 1-hour fire-resistance rating or not constructed in accordance with §708.4 of the Building Code of New York State. 3. Category c - 1-hour to less than 2-hour fire-resistance rating, with doors conforming to §715 of the Building Code of New York State or without corridors as permitted by §1018 (typo in code says 1013)of the Building Code of New York State. X 4. Category d - 2-hour or greater fire-resistance rating, with doors conforming to §715 of the Building Code of New York State. Tenant and Dwelling Unit Separations 1301.6.6Vertical Openings 7.00 VO = Vertical opening value. 1301.6.7HVAC Systems 5.00 1. Category a - Plenums not in accordance with §M602 of the Mechanical Code of New York State. -10 points. 2. Category b - Air movement in egress elements not in accordance with §1016.4 of the Building Code of New York State. -5 points. 3. Category c - Both Categories a and b are applicable. -15 points. 4. Category d - Compliance of the HVAC system with §1016.4 of the Building Code of New York State and §M602 of the Mechanical Code of New York State. 0 points. X 5. Category e - Systems serving one story; or a central boiler/chiller system without ductwork connecting two or more stories. +5 points. 1301.6.8Automatic Fire Detection 6.00 1. Category a - None. 2. Category b - Existing smoke detectors in HVAC systems and maintained in accordance with the Fire Code of New York State. 3. Category c - Smoke detectors in HVAC systems. The detectors are installed in accordance with the requirements for new buildings in the Mechanical Code of New York State. 4. Category d - Smoke detectors throughout all floor areas other than individual sleeping units, tenant spaces and dwelling units. X 5. Category e - Smoke detectors installed throughout the fire area. 1301.6.9Fire Alarm Systems 0.00 X 1. Category a - None. 2. Category b - Fire alarm system with manual fire alarm boxes in accordance with §907.3 of the Building Code of New York State and alarm notification appliances in accordance with §907.9 of the Building Code of New York State. 3. Category c - Fire alarm system in accordance with §907 of the Building Code of New York State. 4. Category d - Category c plus a required emergency voice/alarm communications system and a fire command station that conforms to §403.8 of the Building Code of New York State and contains the emergency voice/alarm communications system controls, fire department communication system controls, and any other controls specified in §911 of the Building Code of New York State where those systems are provided. 7 7 1 CF = Construction type factor from Table EB1201.6.6(2) PV = Protection value from Table EB1201.6.6(1). 1301.6.10Smoke Control 0.00 X 1. Category a - None. 2. Category b - The building is equipped throughout with an automatic sprinkler system. Openings are provided in exterior walls at the rate of 20 square feet (1.86 m2) per 50 linear feet (15 240 mm) of exterior wall in each story and distributed around the building perimeter at intervals not exceeding 50 feet (15 240 mm). Such openings shall be readily openable from the inside without a key or separate tool and shall be provided with ready access thereto. In lieu of operable openings, clearly and permanently marked tempered glass panels shall be used. 3. Category c - One enclosed exit stairway, with ready access thereto, from each occupied floor of the building. The stairway has operable exterior windows, and the building has openings in accordance with Category b. 4. Category d - One smokeproof enclosure and the building has openings in accordance with Category b. 5. Category e - The building is equipped throughout with an automatic sprinkler system. Each fire area is provided with a mechanical airhandling system designed to accomplish smoke containment. Return and exhaust air shall be moved directly to the outside without recirculation to other fire areas of the building under fire conditions. The system shall exhaust not less than six air changes per hour from the fire area. Supply air by mechanical means to the fire area is not required. Containment of smoke shall be considered as confining smoke to the fire area involved without migration to other fire areas. Any other tested and approved design that will adequately accomplish smoke containment is permitted. 6. Category f - Each stairway shall be one of the following: a smokeproof enclosure in accordance with §1019.1.8 of the Building Code of New York State; pressurized in accordance with §909.20.5 of the Building Code of New York State; or shall have operable exterior windows. 1301.6.11Means of Egress Capacity 0.00 1. Category a - Compliance with the minimum required means-of-egress capacity or number of exits is achieved through the use of a fire escape in accordance with §EB605.3.1.2. 2. Category b - Capacity of the means of egress complies with §1004 of the Building Code of New York State, and the number of exits complies with the minimum number required by §1019 of the Building Code of New York State. X 3. Category c - Capacity of the means of egress is equal to or exceeds 125 percent of the required means-of-egress capacity, the means of egress complies with the minimum required width dimensions specified in the Building Code of New York State, and the number of exits complies with the minimum number required by §1019 of the Building Code of New York State. 4. Category d - The number of exits provided exceeds the number of exits required by §1019 of the Building Code of New York State. Exits shall be located a distance apart from each other equal to not less than that specified in §1015 of the Building Code of New York State. 5. Category e - The area being evaluated meets both Categories c and d. 1301.6.12Dead Ends 2.00 1. Category a - Dead end of 35 feet (10 670 mm) in nonsprinklered buildings or 70 feet (21 340 mm) in sprinklered buildings. 2. Category b - Dead end of 20 feet (6096 mm); or 50 feet (15 240 mm) in Group B in accordance with §1016.3, Exception 2 of the Building Code of New York State. X 3. Category c - No dead ends; or ratio of length to width (l/w) is less than 2.5:1. 1301.6.13Maximum Exit Access Travel Distance 16.70 Allowable:200 33 16.7 1301.6.14Elevator Control 0.00 1. Category a - No elevator. 2. Category b - Any elevator without Phase I and II recall. 3. Category c - All elevators with Phase I and II recall as required by the Fire Code of New York State. 4. Category d - All meet Category c; or Category b where permitted to be without recall; and at least one elevator that complies with new construction requirements serves all occupied floors. Single-story/NA 0 1301.6.15Means of Egress Emergency Lighting 1.00 1. Category a - Means-of-egress lighting and exit signs not provided with emergency power in accordance with §2702 of the Building Code of New York State. X 2. Category b - Means-of-egress lighting and exit signs provided with emergency power in accordance with §2702 of the Building Code of New York State. 3. Category c - Emergency power provided to means-of-egress lighting and exit signs, which provides protection in the event of power failure to the site or building. 1301.6.16Mixed Occupancies -5.00 X 1. Category a - Minimum 1-hour fire barriers between occupancies. 2. Category b - Fire barriers between occupancies in accordance with §508.3.3 of the Building Code of New York State. 3. Category c - Fire barriers between occupancies having a fire resistance rating of not less than twice that required by §508.3.3 of the Building Code of New York State. 1301.6.17Automatic Sprinklers 0.00 1. Category a - Sprinklers are required throughout; sprinkler protection is not provided or the sprinkler system design is not adequate for the hazard protected in accordance with §903 of the Building Code of New York State. 2. Category b - Sprinklers are required in a portion of the building; sprinkler protection is not provided or the sprinkler system design is not adequate for the hazard protected in accordance with §903 of the Building Code of New York State. X 3. Category c - Sprinklers are not required; none are provided. 4. Category d - Sprinklers are required in a portion of the building; sprinklers are provided in such portion; the system is one that complied with the code at the time of installation and is maintained and supervised in accordance with §903 of the Building Code of New York State. 5. Category e - Sprinklers are required throughout; sprinklers are provided throughout in accordance with Chapter 9 of the Building Code of New York State. 6. Category f - Sprinklers are not required throughout; sprinklers are provided throughout in accordance with Chapter 9 of the Building Code of New York State 1301.6.18Standpipes 0.00 1. Category a - Standpipes are required; standpipe is not provided or the standpipe system design is not in compliance with Section 905.3 of the Building Code of New York State. X 2. Category b - Standpipes are not required; none are provided. 3. Category c - Standpipes are required; standpipes are provided in accordance with §905 of the Building Code of New York State. 4. Category d - Standpipes are not required; standpipes are provided in accordance with §905 of the Building Code of New York State. 1301.6.19Incidental Use Area Protection 0.00 NA 0     APPENDIX  A:  AREA  OF  EASEMENT,  SHADED  IN  ORANGE.         From:   Benjamin Piekut   Sent:   Monday, October 19, 2015 11:47 AM  To:   Lisa Nicholas  Subject:  416‐18 E State St revision    Dear Lisa,    Could you please forward the note below to the members of the P&D board?    Many thanks,    Ben Piekut      19 October 2015    To the members of the Ithaca Planning and Development board:    I’m writing to express our continuing opposition to the revised development plan for 416‐18 E State  Street. My wife and I own our house at 417 E Seneca, behind the Argos and the planned speakeasy. Our  concerns are as follows:    NOISE and SMOKE  The architect has removed the northwest entrance, and that is certainly a step in the right direction. But  the problems for neighbors on State street (noise and smoke) still remain. Moreover, the increasingly  formalized connection to the Argos merely heightens our concern about patio noise in the spring,  summer, and autumn months. Finally, the planners’  inclusion of greenery on the north edge to mitigate  noise actually indicates two important points: 1) they know that there will be noise problems even in  their revised plan, and 2) they offer no proper means to address those problems, because plants do not  meaningfully reduce noise.    ROOFTOP  We must reiterate that we still see no reason why the owners will not expand to the roof beyond their  good word; a restriction on future development written into the proposal (and possible variance) would  put our minds at ease.    PARKING  The parking restrictions for zone B‐4 are clear, and the planners have abandoned their first attempt  (using the Gateway lot) because it failed to comply with the city’s code. This revised plan looks  suspicious to me because I seem to remember the original plans requiring something like forty spaces,  and there is nowhere near that number available in the Argos lot. I will assume that the P&D Board and  the Zoning Board will investigate the parking plan in a thorough manner, and I presume that they will  find serious deficiencies. All of our previous concerns about parking getting bumped up Schuyler and  down Seneca still stand.    Yours sincerely,    Ben Piekut  Ann Lewandowski  417 E Seneca St    From:   Matthew Clark   Sent:   Monday, October 19, 2015 12:03 AM  To:   Lisa Nicholas  Subject:  416‐418 E. State St.    Dear Ms. Nicholas,    Please forward my letter below to the planning board regarding the revised 416‐418 E. State St. proposal.    Thank you.    Sincerely,  Matthew Clark      To: Ithaca Planning and Development Board  Date: October 18, 2015    I have reviewed the revised documents fro the 416‐418 E. State St. proposal. After failing to get support from the  neighbors, planning board, and zoning board, the owners of 416‐418 have only made marginal changes that are still not  acceptable to me and my family who live at 419 E. Seneca St. adjacent to the Argos/Speakeasy.    ENTRANCE and NOISE  The entrance may be changed to the south side, but there are still WINDOWS that are aiming towards my property. If you  recall, My wife, children, and I hear bar noises from the outside amphitheater and parking area every single warm night. I  claim that the only method to ameliorate the Speakeasy noise from the bar, drinking tables, and musical entertainment  would be to replace the windows by a solid exterior wall. Note that the example photographs presented by the 416‐418  owners had no windows, so unless the windows are replaced by soundproofed exterior walls, the Ithaca Speakeasy is just  another bar with windows.    But even adding windows will do nothing to mitigate the noise from the Argos outdoor tables and amphitheater. The  owners of 416‐418 may claim they are a different project, but the fact that they propose sharing resources (including  parking) means that the Argos’ problems with neighbors become their problem also.    PARKING  I find the “shared parking” proposal risable, especially if the Argos continues to have overnight patrons and keeps serving  alcohol past 9pm. In order to get customers to leave by 9pm, the bar AND the outdoor amphitheater MUST shut down by  8:30pm. No exceptions. This also precludes the Argos from having any evening events unless the Speakeasy is closed.    The B4 parking requirements are pretty clear (http://www.cityofithaca.org/DocumentCenter/View/1435), but the square  footage of the revised speakeasy plus lobby space has been omitted, so exact parking requirements for the revised  proposed nightclub are unknown. For example if 10 parking slots are supposedly exclusively reserved for the nightclub  after 9pm only, then that limits the Speakeasy area plus lobby to perhaps 400 square feet. Let’s see some hard numbers in  the proposal, since otherwise it is just speculation and hand‐waving.    I would also counter that a shared parking proposal would mean that the Argos and Speakeasy should be reviewed to  make sure it conforms AS A SINGLE ENTITY to the existing zoning requirements. Thus the B4 zoning rules would apply, and  the combined square footage should be added and checked.  With the B4 rules requiring a parking space for each of the  10 Argos hotel rooms plus one for the 3rd‐floor apartment plus one every 50 sq feet of bar/tavern space, I wonder if they  even have enough parking for their current Argos business. Has anyone ever investigated whether they currently  conform? They may not even have any parking spots to share. Since patrons drink outside (next to our backyard), this area  should be included as “assembly space” in the square footage calculations; if it is not included then patrons should not be  allowed to assemble there.    COVENANT  I am still waiting for the Argos to hire professional sound engineers from 2014, so another claim to “hire sound engineers”  is hollow. As any competent landscape architect knows, vegetation alone is unable to stop noises ‐ a full physical sound  barrier is required.    The city of Ithaca MUST have a contract in place that legally restricts the owners from making changes after appeals and  sticking to the rules of a “shared parking” agreement. Frankly I don’t trust them, and if they are sincere then they will be  willing to codify their changes legally (for example actually BUILDING a sound barrier and kicking out all Argos bar  customers promptly by 9pm). Personally I don’t believe they’d abide by these restrictions ‐ it seems like another bait‐and‐ switch, just like the Argos which opened its external amphitheater after they initially said it would be a small inn.    ZONING GUIDELINES  Zoning rules are meant to PROTECT our community, and requests bend or break these rules should only be granted if  there is a community benefit without impinging on the rights of affected citizens. As an adjacent residential landowner,  my family (and other neighbors) would be negatively affected by the proposed bar at 416‐418 E. State Street. This far  outweighs any community benefit of granting the Argos/Speakeasy any special zoning breaks to open a bar/nightclub.    Sincerely,  Matthew Clark  419 E. Seneca St.    To: Lisa Nicholas and the Members of the Planning Board  Re: 416­418 East State Street Revised Plans  Date: October 19, 2015    Thank you for giving us this opportunity to express our concerns as directly adjacent  homeowners raising a 13 year old daughter at this location.    We have several unanswered questions and issues with the revised plans for the  proposed bar:    1. ​Parking​ ­ It seems the parking plan submitted is a rather too clever way of hiding the  fact that there is simply not enough parking for the proposed establishment. Their  parking plan indicates that there will be no onsite parking available between the hours of  4pm and 9pm, the very same hours when most bars in Ithaca fill with patrons.     I’m assuming they expect their patrons to park around the corner on the quiet residential  streets of the East Hill Historic District. In addition, there are roughly 12 spaces  available to the bar in the Argos parking lot (if they are empty and not being used by  existing Argos patrons). Unless the bar will have a gathering area of 600 sq. ft or less  this will be insufficient for the proposed use.  Where are their patrons going to park?    2. ​Sound and Vibrations​ ­ While I appreciate the fact that the owners of 416­418 East  State St have revamped their project to make it smaller and “sound protect” the  neighborhood, there is no guarantee that it would not expand in the future, or even that  these proposed modifications will have their desired effect.    We were promised a meeting with their sound engineer which never materialized.  Once  variances are approved there is little the neighbors or the city can do to rectify.    3. ​Proposed Access​  ­ Just where will this “secret speakeasy entrance” be?  The  current plans indicate that the only access to the bar space is through a small  passageway to a door on the east side of the building accessible from East State Street.  This is not acceptable to us as it places a bar entrance immediately adjacent to our rear  porch.  Again, as mentioned in our previous letter to the Board, when that door opens or  closes the dishes on our table rattle.    There is also no mention again of mitigating the seriously eroding hillside at the rear  east side of the building. The situation there is placing our historic home at risk. Both  access and property lines place this responsibility squarely on the owners of 416­418.    4. ​Smoking​ ­  even if the entrance to the establishment is elsewhere, the natural place  for staff to take their "smoking" breaks is in the alleyway on the east side of the building.  This will be an incredibly dangerous environmental hazard to our family as the  prevailing air movement will lift the second­hand smoke directly into our house.    5. ​Communications​ ­ The project owners are not very good communicators.  Despite  our requests to meet with them there has no word from them.  Our requests to meet  with their sound engineer also have not come to fruition. If this is any indication of how  they will respond to neighbors quite reasonable questions and concerns, it does not  bode well for the future.    6. ​Due process​ ­ is not being followed.  The ILPC which caused their earlier plans to be  withdrawn has not been notified of the revised plans.  The “invasive Norway Maples”  that will be removed from the front of the property are not what they claim.  Instead they  are wonderfully mature indigenous Hackberry trees which provide food to migrating  birds in the Spring.  We have watched from our window as flocks of cedar waxwings  descend on their way north to feast on their fruit in March and April. The ILPC has  specifically mentioned that the Hackberry trees should stand.    I am all for the owners of the building to take full advantage of their property and put it to  good and profitable use. But the talk of a quiet lounge means nothing unless it’s  guaranteed in writing.     A bar, regardless of the name, ambiance and “vibe” is just not appropriate at this  location.  There is a bar next door at the Argos and several other established  restaurants and bars within a one block radius.  While we understand this is an allowed  use for the property, they will require several variances to continue development.  Do  we really need another bar in a transition zone between downtown and an historic  residential neighborhood?     Thank you for your patient consideration.    Sincerely,     Neil Schill & Kathrin Achenbach  108 Schuyler Pl        From:   David Halpert   Sent:   Monday, October 19, 2015 11:16 AM  To:   Lisa Nicholas  Subject:  416‐418 E. State St.    Re 416‐418 State Street    Dear Members of the Planning Board    I and the other neighbors had been hoping to meet with the sound engineer that the Argos/416‐418  State complex is going to hire.   Ben was gracious to invite the neighbors to meet and discuss with the  engineer sometime this month or so.   I think it is possible that the indoor space can be furbished so   that the sound generated indoors would not be toxic to the community at night.  However because of  the deficiencies of this lot in terms of closeness to neighbors it is likely that more than just a different  footprint of space will be needed to mitigate the sound problem  I think we would need essentially a  sound feasibility study to figure out  if the bar sounds indoors can be mitigated and  if so have a plan of  action on how to do this that the 416‐418 is committed to following.  It seems premature to proceed  with recommendations whether this project should go forward or not if there are not specifics on how  sound pollution is going to be mitigated.      In addition to the indoor sounds, the sounds generated outside at 1 and 2 in the morning may be harder  to mitigate.   It is possible that a bar in this spot with its lack of setbacks and smallness of lawn will be  like having a large frat house with only a tiny front lawn with the parties gathered close by neighbors  and spilling onto their space  not just on Fri and Sat but on most nights of the week till 1 am.  It would be  good to get the sound engineer's input to see if it is possible to mitigate this sound and how best to  place the entrance and outdoor gathering area to block the sound from reaching the neighbors.  416‐ 418 had said they were going to try to have a smoking area inside the building so their smoking patrons  would not gather outside to smoke‐ and make loud conversation.  It is unclear from these plans if this  smoking area in side would take place.      This B4 property is deficient in major ways in terms of the parking and closeness to neighbors.  It is the  responsibility of the 416‐418 team to among other things  present a plan regarding sound pollution.  Ari  and Ben did a nice aesthetic job with the Argos but their team did not plan for sound well‐ this has  caused the Argos itself grief as well as ongoing grief to the neighbors and is one of the main reasons  they are now trying to make a bar next door..  Given the problems that Ben and Avi had dealing with  toxic noise issues with the Argos, we should not just rely on this team to say things will be fine  It may  not be possible to mitigate the outdoor sound enough to have a bar at 416‐418 ‐ if it is I would be for  this project but if not  the project should be not be done.    Thank you,  David Halpert    Design Review Committee‐ Minutes  10‐13‐15  Hotel Ithaca   In Attendance: Elliot (Committee Member), Hart (Project Sponsor), Hausner (Project Architect), Nicholas  (Planning Staff), Schroeder (Committee Member)     The applicant presented the revised proposal with simplified rooflines and a gray color pallet that was  carried over to the existing tower.  Committee comments and project sponsor response were as follows:     The rounded vertical glass tower element on the front façade should be changed to harmonize  with the rectilinear language of the existing tower.  It was also suggested that the tower be  carried to the ground plain and the (currently) separate door be integrated into it.  The applicant  has agreed to makes these changes.     The diagonal scoring on both the new and existing buildings should be removed and the  cladding material on the new building changed from EFIS to metal panels.  As above, rather than  introducing new elements to the existing building‐ the new building should reflect the existing’s  architectural language.   The committee recommends metal panels arranged in a rectilinear  pattern as shown in drawing A‐4 dated 10‐14‐15 and prepared by NH Architecture.  The  applicant has agreed to the rectilinear pattern and to explore a possible change in materials.      It was recommended that the applicant explore a light‐weight wood frame building system as an  alternative to addressing the poor soil conditions on the project site.  The applicant has agreed  to explore this option.      The committee recommends that the applicant retain the balconies as shown in in drawing A‐5  dated 10‐14‐15 and prepared by NH Architecture.  The applicant has agreed.     The committee approves of the grey color palette      Increase the diversity of trees on the site and add street trees on Clinton. The applicant has  agreed.     The committee requested details of the PTAC vents including an enlarged view.  All elevations  should be updated to show vents.  The applicant has agreed.     The committee requested building materials samples.  The applicant has agreed.            PROPOSED RESOLUTION City of Ithaca Preliminary & Final Approval Site Plan Review Planning & Development Board Hotel Ithaca Modernization 222 S. Cayuga Street October 27, 2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for improvements to the Hotel Ithaca (formerly Holiday Inn) located at 222 S. Cayuga Street by Hart Hotels, Inc., applicant and owner, and WHEREAS: on 7/24/12, the Planning Board approved a project for this site consisting of two new additions: a one-story banquet and meeting facility on the north side of the main building and a new 10-story tower with 115 new guest rooms, and WHEREAS: the applicant has since redesigned the project and now seeks Site Plan Approval for a new proposal. The new proposal is for construction of a five-story wing with first- and second-floor connections to the existing building. These connections will create a new pre-function area on the north side of the existing ballroom, new break-out rooms, and a new fitness center. Site improvements will include new landscaping, walkways, and site furnishings. Vehicular circulation will remain the same, but parking throughout the site will be reorganized, resulting in a reduction from 106 to 97 spaces. Site demolition will include removal of the north and west multi-story wings, as well as paving and some landscaping. The project is in the CDB-100 Zoning District and has received Design Review; and requires a Stormwater Pollution Prevention Plan (SWPPP), and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h.) (4) and (l), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (11), for which the Lead Agency amended the Negative Declaration issued on 3/27/12, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on October 27, 2015, and WHEREAS: Tompkins County Planning Department and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: on October 27, 2015, the Planning Board reviewed and accepted as adequate: drawings entitled “Existing Site Plan (C1),” dated 8/11/15; and “Site Plan (S1),” “Proposed Landscape Plan (L1),” “Partial First Floor Plan (A1),” “Second Floor Plan (A2),” “3rd-5th Floor Plan (A3),” “Exterior Elevations (A4) showing east elevation,” “Exterior Elevations (A5) showing north elevation,” “Exterior Elevations (A6) showing south elevation,” and “Exterior Elevations (A7) showing west elevation,” all dated 10/21/15 and prepared by NH Architecture, as well as two undated unattributed renderings; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board grants Preliminary and Final Site Plan Approval for the proposed project, subject to the following conditions: i. Submission for approval by the Planning Board of building materials sample sheet, keyed to the elevations, and ii. Submission of a revised site plan showing responses to the City Transportation Engineer’s concerns about bike rack location and the hardscape on the corner of Cayuga and Clinton Streets, and iii. Written approval from the City Stormwater Management Officer, and iv. Any work within the City Right of Way will require a Street Permit, and v. Any City tree removal will require a Tree Permit, and vi. Bike racks to be installed before a Certificate of Occupancy is issued. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: 0 PROPOSED RESOLUTION City of Ithaca Planning & Development Board Declaration of Lead Agency Site Plan Review Herson Funeral Home Relocation 327 Elmira Rd. October 27, 2015 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for the relocation of Herson Funeral Home to 327 Elmira Road., by Greg Myer of Myer Funeral Services Corp., and WHEREAS: the applicant is proposing to relocate a funeral home business to this location. The L-shaped project site is 1.24 acres and contains two existing buildings. The proposed project is to renovate the existing buildings, add a 46-space parking area, a portion of which will be porous paving, entrance drive and drop-off area, install internal pedestrian walkways, as well as a connection to the public sidewalk, and add landscaping, lighting, and signage. The project site is in two Zoning Districts: the portion of the site contiguous to Elmira Road and containing the larger building is in the SW-2 District, while the larger portion of the site containing the smaller building and proposed parking lot is in the R-2a District. The rear portion of the site is currently used for outdoor storage of goods and construction equipment. The project requires a Use Variance for the proposed parking area in the R-2a District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located 327 Elmira Road in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Lewis Vacancies: 0 “An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 2      TO: Board of Zoning Appeals  FROM: Planning & Development Board  DATE: October 28, 2015  SUBJECT: Comments for Zoning Appeals 2994 & 3006    On October 27, 2015, members of the Planning and Development Board discussed the above‐listed Zoning  Appeals and agreed to forward the following recommendations:    APPEAL #2994                                                                                                                        215‐221 W. SPENCER STREET  Area Variances    Appeal of Noah Demarest, for PPM Homes, owner of 215‐221 W. Spencer Street, for an Area Variance from  Section 325‐20 F. (a) [1], Rear Yard Parking Setbacks, requirements of the Zoning Ordinance.    The owner proposes to construct four 3‐story residential buildings containing three units each on a steeply  sloped site between West Spencer and West Cayuga Streets.  Because of the site’s topography, the applicant  proposes to locate the 12 required off‐street parking spaces for this project in the property’s rear yard, where  there is access to Cayuga Street.  However, Section 325‐20 F. (a) [1] does not allow parking in a property’s  required rear yard setback.  The rear yard setback requirement is 31 feet and the applicant’s design requires  parking in 77% of the required rear yard.      The property at 215‐221 W. Spencer Street is located in an R‐3b zone where the proposed residential use is  permitted.  However, Section 325‐38 requires that a variance be granted before a Building Permit can be issued.    The Board feels that the unique attributes of the site (steeply sloped with street frontage at both the front and  back of the site) present a large barrier to locating the parking such that it will not require a variance.  The Board  has worked with the applicant to mitigate concerns about visual/aesthetic impact of the proposed parking  location.  The applicant has agreed to install fencing (see Perspectives L001, dated 8/6/15) and landscaping to  block view of parking lot from Cayuga Street adjacent property owners.     The Board recommends granting this appeal.     APPEAL #3006                      707 MITCHELL ST.   Area Variance    Appeal of Nicole S. Roy, owner with Christopher J. Riley of 707 Mitchell Street, for Area Variances from Section  325‐8, Columns 6, 7, 11, 12, and 13, Lot Area, Lot Width, Front Yard, Side Yard, and Other Side Yard, respectively,  requirements of the Zoning Ordinance.  CITY OF ITHACA  108 E. Green Street — 3rd Floor   Ithaca, NY   14850‐5690  DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT  JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT  PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT  Telephone:  Planning & Development – 607‐274‐6550 Community Development/IURA – 607‐274‐6559  Email:  dgrunder@cityofithaca.org Email:  iura@cityofithaca.org  Fax:  607‐274‐6558 Fax:  607‐274‐6558  “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 2    The property at 707 Mitchell Street is an existing single‐family home with a 9’4” x 8’0” attached deck on the  building’s rear exterior wall and off‐set approximately two feet west of the house’s exterior east wall.   The  applicant proposes to demolish this deck and construct a larger deck, measuring 11’4” x 11’0” and in line with  the building’s east exterior wall.  However, the existing side yard, measured from this east wall to the east  property line is only 7’2”.  Zoning requires a 10‐foot side yard for this property; the proposed deck will increase  the existing side yard deficiency between the east wall and property line an additional 11 feet.      The property at 707 Mitchell Street has other existing deficiencies, but these deficiencies will not be exacerbated  by the construction of a larger deck.  The property has a lot area of 5,227 feet; required is a minimum lot area of  6,000 SF.  The lot width is 45 feet; required is a lot width of 50 feet.  The front yard is 22’9”; required is a 25‐foot  front yard.  Finally, the other side yard is 3’10”; required is a 10‐foot other side yard.    707 Mitchell Street is located in an R‐1b Zoning District, where a single‐family home is a permitted use; however,  Section 325‐38 requires that variances be granted before a Building Permit can be issued.     The Board recommends granting this appeal.  There are no long term planning issues, the proposed expansion is  small and the appellant has discussed the plans with neighbors.