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Home My WebLink About11-17-15 P&D Board - Project Review Commmittee Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 2 TO:City of Ithaca Project Review Committee (Planning &Development Board) FROM:Lisa Nicholas,Senior Planner DATE:November 12,2015 SUBJECT:Agenda for Project Review Committee Meeting:T UESDAY,NOVEMBER 17TH,2015 Meeting scheduled to begin at 9:30 a.m.in Third Floor Conference Room (behind Common Council Chambers),City Hall,108 E.Green St.Please call Charles Pyott at 2746550,if you cannot attend or you require additional information. 9:30 Project:Herson Wagner Funeral Home Relocation Location:327 Elmira Rd. Applicant:Gregory L.Myer of Myer Funeral Services Corp. Anticipated Board Action(s)in November:Determination of Environmental Significance and & Recommendation to BZA 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 46space parking area,a portion of which will be porous paving,entrance drive and dropoff 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 SW2 District,while the larger portion of the site containing the smaller building and proposed parking lot is in the R2a 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 R2a 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. 9:50 Project:Four MultiFamily Dwellings “Pocket Neighborhood” Location:215221 Spencer St. Applicant:Noah Demarest,STREAM Collaborative,for PPM Homes Anticipated Board Action(s)in November:Consideration of Preliminary &Final Approval Project Description:The applicant proposes to build a new multifamily “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 12car 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 R3b 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,for which the Planning Board, acting as Lead Agency,issued a Negative Determination of Environmental Significance on October 27,2015. CITY OF ITHACA 108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Econ. Development – 607-274-6550 | Community Development/IURA – 607-274- 6559 E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 2 10:10 Project:Site Improvements Location:416418 E.State St. Applicant:Scott Whitham Anticipated Board Action(s)in November:Determination of Environmental Significance and & Recommendation to BZA Project Description:The applicant proposes to convert a portion of the existing commercial space into a bar, expand and renovate the existing office space,create one apartment,and provide storage.Exterior renovations include construction of two new building entrances,one of which will have a stair connecting the back entrance to the adjacent parking area,realignment of the curbing to provide better maneuverability in the 2car parking area,walkways,landscaping,lighting,and signage.The new bar,office spaces,and apartment require 40 off street parking spaces.The applicant is proposing shared parking with the adjacent Argos Inn.The project is in the B4 Zoning District and the East Hill Historic District.The project requires variances for existing area deficiencies and a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC).This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1764 (h)[4],and the State Environmental Quality Review Act (“SEQRA”),§617.4 (11),and is subject to environmental review. 10:30 Project:Simeon’s Rebuild Location:224 E.State St. Applicant:Jason Demarest Anticipated Board Action(s)in November:None Anticipated Project Description:This project is the reconstruction of the portions of the building that were destroyed in 2013.The project is under the threshold for Full Site Plan Review and is subject to Limited Site Plan Review; however,due its prominent position on the Commons,staff is seeking Board input.The project is subject to Design Review. 10:45 Planning Board Report to Board of Public Works (BPW)—Proposal for Discontinuance of Portions of Lake Avenue &Adams Street 11:00 Zoning Appeals #2991,Area Variance,416418 E.State St. #3000,Use Variance,327 Elmira Rd.,Herson Wagner Funeral Home Relocation #3007,Area Variance,314 Park Pl. 11:10 Adjournment cc:Mayor Svante Myrick &Common Council Dr.Luvelle Brown,Superintendent,ICSD Jay Franklin,Tompkins County Assessment ACCESSING ONLINE DOCUMENTS SitePlan Review &Subdivision ApplicationDocuments (&Related Materials) SitePlan Review applicationdocumentsare accessible electronically via the“Document Center”on the City web site (www.cityofithaca.org/DocumentCenter),under “Planning & Development”>“Site Plan Review Project Applications,”andin the relevantyear/month folder.Subdivision applicationmaterialscan be similarlylocated,but in the “Subdivision Applications”folder. ZoningAppeals ZoningAppeals are accessible electronically via the “Document Center”on theCity web site (www.cityofithaca.org/DocumentCenter),under “Board ofZoning Appeals”>“Zoning Appeal Applications,”andin the relevant year’sfolder. If you have a disability &would like specific accommodation to participate, please contact the City Clerk at 274 6570 by 12:00 p.m.,the day before the meeting. Page 1 of 3 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)—Part III Project Name:327 Elmira Rd.—Herson Wagner Funeral Home Date Created:10/14/15,Updated 11/12/15 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. IMPACT ON LAND No impact anticipated. IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE No impact anticipated. IMPACT ON AIR No impact anticipated. IMPACT ON PLANTS &ANIMALS No impact anticipated. IMPACT ON AESTHETIC RESOURCES No impact anticipated. Page 2 of 3 IMPACT ON HISTORIC RESOURCES No impact anticipated. IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION No impact anticipated. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE &ODORS No impact anticipated. IMPACT ON PUBLIC HEALTH The applicant has submitted a Phase 1 Environmental Site Assessment (ESA),dated September 2015 and prepared by GeoLogic NY,Inc.The assessment revealed the following recognized environmental conditions in connection with the property: Two USTs were removed from the Property in 1995.Petroleum contaminated soil was encountered in the gasoline tank excavation.Soil was stockpiled on the Property.No information was available on the presence and/or impacts to groundwater from these USTs.It appears that the excavated soil from the tank removals is still located at the Property. A 275 gallon AST diesel was noted on the Property.The tank appears to be empty.No secondary containment was noted for this AST.The AST is sitting directly on the ground. Spillage,if it occurred,when pumping product from this tank,or placing product into this tank,could have an adverse impact to the soil,soil vapor and/or groundwater quality of the Property. Eight drums were noted on pallets.Most of the drums appeared to have contained new motor oil (based on labels)and appear to be empty.One drum appeared to be full,contents unknown (no label).Some leakage (petroleum?)was noted and was impacting the ground surface adjacent to one drum.Release of material(s)from these drums could have an adverse impact to the soil,soil vapor and/or groundwater quality of the Property. A self contained solvent based parts washer is used at the Property.The parts washer is located inside,on a concrete floor.Cracks were noted in the floor in the vicinity of the parts washer.Spillage of solvents associated with this parts washer could have an adverse impact to the soil,soil vapor and/or groundwater quality of the Property. Page 3 of 3 A Phase 2 ESA must be conducted to further investigate the RECs and determine if remediation is required.The applicant intends to complete a Phase 2 ESA after the required Use Variance is granted when there is more certainty that that project will move forward. The Lead Agency recognizes that any determination regarding the need for site remediation,as well as the standard to which clean up is required for the intended end use,is under the jurisdiction of NYS Department of Environmental Conservation (DEC).If site development requires that impacted soils be disturbed or reveals that other contamination exists on site,the applicant is required to follow established protocols as dictated by NYSDEC and any other applicable agencies. The Lead Agency has required,and the applicant has agreed to provide a Phase 2 ESA and remediation plan,if needed,before consideration of Preliminary Site Plan Approval. No impact anticipated. IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD The project requires a Use Variance for creation of a parking area in the portion of the site that is in the R 2a Zoning District. The property has been in commercial use for nearly 50 years and is currently used for sales and rentals of construction equipment,tools,and associated supplies,including outdoor storage of goods and equipment.One building on site is also used as a retail and rental store with office, storage,and warehouse area.The second building has an office area and is used for retail sales of construction supplies.The remainder of the property is used for parking and outside storage of large construction equipment and supplies.Currently,there is little vegetation on site with the exception of approximately 0.43 acres of patches of lawn and scrubby vegetation around the south periphery of the property.There is no visual barrier between the service yard and the residential properties to the immediate south and west. The project proposal would remove the existing gravel drive,storage yard,and parking,replacing it with an asphalt drive with a turn around between the two buildings,and a parking lot in the south area of the lot.The southeastern bay of the parking lot is proposed as porous asphalt.One large caliper shade tree in the southeast corner of the property would be preserved,and new buffer plantings would be provided along the south and east property lines,while the northern edge of the parking lot would have landscaped beds.The applicant has also agreed to install a wooden privacy fence at the perimeter of the property. The Lead Agency finds that the proposed project greatly improves the existing interface between the residential and commercial uses.The proposed use is more compatible with residential than the existing use;and the project provides a substantial and attractive visual buffer for the adjacent residents. No impact anticipated. Prepared by:Lisa Nicholas,AICP Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 November 12, 2015 Lisa Nicholas Senior Planner Department of Planning and Economic Development City of Ithaca 108 East Green Street Ithaca, NY 14850 RE: 416-418 East State Street —Supplemental Submittal Dear Lisa: On behalf of the Applicant, East State LLC, enclosed please find the following documents as a supplemental package for the review of the Planning Board for the proposed 416 East State Street Project located at 416- 418 E. State Street: 1. Project Drawings a. Proposed Landscape Plan b. Revised Elevation c. Details of Loading Dock Door To compliment the revised package submitted on October 7, 2015, the additional drawings provided in this supplemental submission describe further details about the project. These changes are in response to comments we received from the Planning Board on October 27, and in response to concerns of the immediate neighbors. The Proposed Landscape Plan includes a connection from the Argos parking lot with a stairway and a designated smoking area at the front of the property. A formal entrance zone has also been created by moving the parking area 8’ away from the Main Entrance. Further details of the landscape palette are also provided. Loading Dock Door details are also provided to describe the material quality of adding windows to the door in order to allow more daylight to enter the space. To address concerns about noise and smoking, the lounge programming, circulation, and egress have shifted towards the southwestern corner of the property, away from residential neighbors and towards East State Street and the Argos. Seth Waltz, President of AVL Designs, Incorporated, was hired by the Applicant to do sound testing and develop recommendations to mitigate any noise that would result from the lounge programming. Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 Two neighborhood meetings were held this week, including one with our sound consultant. On Monday night (11/9), Seth answered questions from neighbors, discussed his methods of testing, and performed his testing of the space. On Tuesday midday (11/10), the Project Team held another neighborhood meeting on site, where we discussed both the findings of the sound engineer and other project issues. The report of our sound consultant will be completed and shared with you by Tuesday, November 17. In our discussions, he agreed with the placement of the smoking area, as the existing building acts as a buffer for sound and traffic along East State Street is also a sound buffer. We look forward to working with you and presenting the project at the November Planning Board meeting. If you have any questions or require additional information, please feel free to contact me. Sincerely, Scott Whitham PLANNING BOARD - SUPPLEMENTAL SUBMISSION: NOVEMBER 12, 2015 EAST STATE, LLC the Printing Press November 12, 2015 Page 2 the Printing PressIthaca, NY EAST STATE, LLCEXISTING - PROPOSED ELEVATIONS CURB CUT CONCRETEWALKFACEOFCURBSCHUYLER PLACECONCRETERETAININGWALLEDGE OFGRAVELSA N I T A R Y M A NH O L E WI DE E A SE M E NT S E E 7 6 9 /8 0 EL +3'-11" 1st Fl. - Office EL +0'-0" 1st Fl. - Front Warehouse EL +4'-2" 1st Fl. - House EL +3'-11" 1st Fl. - Office EL +0'-0" 1st Fl. - Front Warehouse EL +4'-2" 1st Fl. - House PROPOSED STOOP ENLARGEMENT WITH NEW GAURDRAILS NO CHANGES TO WEST FACADE ENLARGED STOOP WITH GUARDRAILS NO OTHER CHANGES TO SOUTH FACADE PARKING REQUIREMENTS: BUSINESS USES- 1 SPACE PER 250 SF OF NET ASSIGNABLE AREA 3652 SF/ 250 = 15 SPACES RESIDENTIAL USES- 1 SPACE PER DWELLING (UP TO 3 BEDROOMS) 1 DWELLING UNIT = 1 SPACE BAR/ RESTAURANT USES- 1 SPACE PER 50 NET SF 800 SF/ 50 = 16 SPACES **SEE SHARED PARKING SUMMARY** ZONING NOTES: - ALL USES ARE PERMITTED - LOT SIZE, COVERAGE & SETBACKS ARE EXISTING *NOTE: A VARIANCE IS REQUIRED TO RESOLVE EXCEEDED LOT COVERAGE LIMIT & MINOR SETBACK VIOLATIONS HISTORIC NOTES: - PROJECT IS SUBJECT TO ILPC REVIEW (EXTERIOR MODIFICATIONS) 1" = 10'-0"4 West Elevation 1" = 10'-0"3 South Elevation 0' Scale: 1" = 10'-0" 10'5'10'20' NEW ROLL-UP DOOR TO MATCH EXISTING DOOR, REPLACE W/ All GLAZED PANELS November 12, 2015 Page 3 the Printing PressIthaca, NY EAST STATE, LLCEXISTING CONDITIONS - ROLL-UP LOADING DOCK DOOR EXISTING 3-CAR PARKING AREA EXISTING ROLL-UP LOADING DOCK DOORIN NEED OF REPAIR/REPLACEMENT BECAUSE OF WEAR AND TEAREXISTING FRONT YARD SITE PLAN EXISTING ROLL-UP LOADING DOCK DOOR: INTERIOR VIEWINTERIOR VIEW: PANELS ARE COMBINATION OF GLAZING, SOLIDEXISTING ROLL-UP LOADING DOCK DOOREXTERIOR VIEW: PANELS November 12, 2015 Page 4 the Printing PressIthaca, NY NEW ROLL-UP LOADING DOCK DOOR MATCHES EXISTING STYLE EAST STATE, LLCPROPOSED IMPROVEMENTS - ROLL-UP LOADING DOCK DOOR PROPOSED FRONT YARD SITE PLAN SPEC: ARM-R-LITE OVERHEAD SECTIONAL DOOR OR EQUIVALENT NEW ROLL-UP LOADING DOCK DOOR TO MATCH EXISTINGOPEN AND CLOSING ROLL-UP METHOD BLACK ANODIZED ALUM. FINISH NEW ROLL-UP LOADING DOCK DOOR TO MATCH EXISTINGPANEL STYLE AND BLACK FINISH TO MATCH OTHER WINDOWS November 12, 2015 Page 5 the Printing PressIthaca, NY PROPOSED SITE AND LANDSCAPE PLAN - DETAIL1” = 10’-0”EAST STATE, LLC M E M O R A N D U M Board of Public Works Agenda Item October 5, 2015 for Discussion October 26, 2015 Vote Proposed Resolution to Declare BPW Lead Agency for purposes of Environmental Review of the Discontinuance of the Northern Section of Lake Avenue and Eastern Portion of Adams Street and Referral to Planning Board for Report on the Proposed Discontinuance RESOLVED RESOLVED 4 5 2 2 7 6 7 1 1 3 3 3 3 8 1. COMMERCIAL GROUND FLOOR WITH RESIDENTIAL ABOVE2. COVERED PARKING WITH RESIDENTIAL ABOVE3. TOWNHOMES4. BIKE PARKING5. BUS STOP 6. INTERIOR STREET7. BICYCLE AND PEDESTRIAN WAY8. PLAYGROUNDLEGEND 4 0 30’60’MIXED USE BUILDINGSMULTIFAMLY BUILDINGSTOWNHOMESKEYSCALE HANCOCK STREET ADAMS STREET ALICE MILLER WAYCONLEY PARK LAKE AVENUE ROWCASCADILLA CREEKWILLOW AVENUEFIRST STREET210 Hancock Street Redevelopment SITE PLAN AUGUST 11, 2015 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 City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-2991Use DistrictB-4ApplicantScott WhithamAddress416-418 East State StreetDate1//2015OwnerBen Rosenblum-East State LLCApplication Type:Area VarianceColumn Number23 45678 9 10 11 12 1314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseResidential/Vacant Commercial Building312850 85.5' 2 24+60% 28' .02' .01' 21' or 14.4%District Regulations for ExistingService Business District1 0 3000 40 4 40 50% None 10 515% or 20', but not less than 10'NoneNote Non-Conforming ConditionsOK N/A OK N/A OK OK OK OK Def. OK Def. Def. OK N/AProposed Condition and/or UseMixed Use Building*4012850 85.5' 2 24+60% 28' .02' .01' 21' or 14.4%District Regulation for ProposedService Business District40 0 3000 40 4 40 50% None 10 515% or 20', but not less than 10'NoneNote Non-Conforming Conditions for ProposalOK N/A OK N/A OK OK OK OK Def. OK Def. Def. OK N/ANotes:* 37 parking spaces are to be leased from Gateway Plaza Associates and 3 parking spaces are located on the 416-418 E. State Street parcel. The following description outlines the concerns that relate to development restrictions, the proposed development, and reason for the appeal at 416-418 E. State St.: The proposed development and renovation for the property located at 416-418 E. State St. is for a mixed use building to include a speak-easy lounge (which has shifted towards the front of the property), existing and expanded oce space, one apartment, and unoccupied storage as an accessory use to the lounge and oce spaces. The exterior landscape will also be renovated to meet ADA Access requirements. The front yard will have a stripped parking lot with a handicapped space, and a handicapped accessible path for access to the front entry of the building. The landscape will be replanted with new plants. An easement agreement is being signed between the owner of Argos Inn and of 416-418 E. State Street. The existing building is legally non-conforming for oce and light industrial uses. Therefore, the redevelopment will include a change of use for large portions of the building. All proposed uses are permitted as of right with the B-4 zoning district in which the building resides. Likewise, the building and property complies with zoning for lot size, width at street, number of stories, building height, front and rear yards, and minimum building height. A “Zoning Determination” was made by the Director of Zoning Administration, Phyllis Radke, for the property at 416-418 E. State St. Over the years, the building was expanded in size and with new uses that were not approved, or have been made illegal through the sale of the adjacent parcel at 406-410 E State St. As a result, the property now has zoning deciencies in relation to both side yard setbacks and lot coverage (see Site Plan). In addition, depending on any use in the proposed development, the property is limited in parking. However, the proposed development for the property includes provisions to satisfy all parking requirements with shared parking, and therefore, does not need a parking variance. A Memorandum of Agreement is being signed between East State LLC and the Unity Inn, LLC. For the lounge (”The Printing Press”), 16 parking spaces will be reserved for patrons from 9 PM to 1:30 AM. For the Oce, 15 parking spaces will be reserved for patrons from 8:00 AM to 4:00 PM. A variance is being sought to permit the existing zoning deciencies. The side yard setback on the east is decient for less than 18 linear feet of the entire east building face, which is just over 112 linear feet, with a least setback dimension of +/-3.6’. A residential building is located a little over 11’ from the building along the east side. The side yard setback on the west is as small as +/-0.2’ and increases to +/-1.1’ at the northwest corner. The entire west façade abuts the parking lot for the Argos Inn at 406-410 E State St. The development proposal includes a permanent easement along the west side to increase the eective setback for potential building code purposes (increased openings). The lot coverage of the existing building is currently 60% of the lot area whereas 50% is the maximum allowed. No enlargement of the building, footprint or height, is planned at this time. REASON FOR APPEAL: 408 E. State St. Ithaca, NY 14850 PERSONS NOTIFIED: sameUnity Inn, LLC ADDRESS OF PROPERTY WITHIN 200’ OF SUBJECT PROPERTY: MAILING ADDRESS:OWNER: 422-24 E. State St. Ithaca, NY 14850 sameJonah Freedman Alicia Freedman 420 E. State St. Ithaca, NY 14850 209 S. Geneva St. Ithaca, NY 14850 Rosetree Propeties, LLC 500-550 E. Seneca Ithaca, NY 14850 P.O. Box DH Ithaca, NY 14853 Cornell University 431 E. Seneca Ithaca, NY 14850 407 W. Seneca St. Ithaca, NY 14850 Thomas Borg Margarette Borg 401 E. State St. Ithaca, NY 14850 323 North Tioga Street Ithaca, NY 14850 GPA Management, LLC 419 E. Seneca St. Ithaca, NY 14850 sameVirginia L. August Matthew Clark 417 E. Seneca St. Ithaca, NY 14850 sameBenjamin D. Piekut Ann P. Lewandowski 427 E. Seneca St. Ithaca, NY 14850 sameCharles Warner Trent Bradley Charles Randolph Bradley 423 E. Seneca St. Ithaca, NY 14850 sameAlyssa B. Apsel 413 E. State St. Ithaca, NY 14850 1284 Ellis Hollow Road Ithaca, NY 14850 David L. McFarren 415 E. State St. Ithaca, NY 14850 4445 Waterburg Rd. Trumansburg, NY 14886 Louis A. Licari 404-406 NY 76 Ithaca, NY 14850 P.O. Box 678 Vestal, NY 13851 140 Seneca Way, LLC 116 Schuyler Pl. Ithaca, NY 14850 100 Christopher Cir. Ithaca, NY 14850 Joseph G. Giordano Alexandra D. Giordano 108 Schuyler Pl. Ithaca, NY 14850 PO Box 7124 Ithaca, NY 14851 Neil M. Schill Katherin Achenbach 118 Schuyler Pl. Ithaca, NY 14850 404 North Wilbur Ave. Sayre, PA 18840 Timothy T. Terpening 112 Schuyler Pl. Ithaca, NY 14850 914 E. State St. Ithaca, NY 14850 William F. Olney 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 Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 November 12, 2015 Board of Zoning Appeals City of Ithaca 108 East Green Street Ithaca, NY 14850 RE: 416-418 East State Street —Supplemental Submittal Dear City of Ithaca Board of Zoning Appeals: On behalf of the Applicant, East State LLC, enclosed please find the following documents as a supplemental package for the review of the Planning Board for the proposed 416 East State Street Project located at 416- 418 E. State Street: 1. Project Drawings a. Proposed Landscape Plan b. Revised Elevation c. Details of Loading Dock Door To compliment the revised package submitted on October 7, 2015, the additional drawings provided in this supplemental submission describe further details about the project. These changes are in response to comments we received from the Planning Board on October 27 after our submission, and in response to concerns of the immediate neighbors. The Proposed Landscape Plan includes a connection from the Argos parking lot with a stairway and a designated smoking area at the front of the property. A formal entrance zone has also been created by moving the parking area 8’ away from the Main Entrance. Further details of the landscape palette are also provided. Loading Dock Door details are also provided to describe the material quality of adding windows to the door in order to allow more daylight to enter the space. To address concerns about noise and smoking, the lounge programming, circulation, and egress have shifted towards the southwestern corner of the property, away from residential neighbors and towards East State Street and the Argos. Seth Waltz, President of AVL Designs, Incorporated, was hired by the Applicant to do sound testing and develop recommendations to mitigate any noise that would result from the lounge programming. Two neighborhood meetings were held this week, including one with our sound consultant. On Monday night (11/9), Seth answered questions from neighbors, discussed his methods of testing, and performed his testing of the space. On Tuesday midday (11/10), the Project Team held another neighborhood meeting on Phone: 607.379.9175 Email: whitham@whithamdesign.com 123 S. Cayuga Street Suite 201 Ithaca, NY 14850 site, where we discussed both the findings of the sound engineer and other project issues. The report of our sound consultant will be completed and shared with you by Tuesday, November 17. In our discussions, he agreed with the placement of the smoking area, as the existing building acts as a buffer for sound and traffic along East State Street is also a sound buffer. We look forward to working with you and presenting the project at the December BZA meeting. If you have any questions or require additional information, please feel free to contact me. Sincerely, Scott Whitham BOARD OF ZONING APPEALS - UPDATED SUBMISSION: OCTOBER 16, 2015 EAST STATE, LLC the Printing Press October 9, 2015 Page 2 the Printing PressIthaca, NY PROPOSED FIRST FLOOR PLAN1/4” = 1’-0” ARGOS INN, 408 E. State St. OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking Lot ARGOS INN and PRINTING PRESS Use Types ARGOS INN, 408 E. State St. OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking Lot ARGOS INN and PRINTING PRESS Shared Parking: Daytime ARGOS INN, 408 E. State St. OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking Lot ARGOS INN and PRINTING PRESS Shared Parking: Early Evening ARGOS INN, 408 E. State St. OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking Lot ARGOS INN and PRINTING PRESS Shared Parking: Nighttime ARGOS INN, 408 E. State St.OFFICE 2OFFICE 3APT. ABOVE OFFICE 1OFFICE 4LOBBYHOTELROOMSPRINTING PRESS LOUNGEBAR ARGOSHOTEL ROOMSABOVE LOBBYPRINTING PRESS, 416-418 E. State St.Argos Parking LotARGOS INN and PRINTING PRESS Use Types ARGOS INN, 408 E. State St. OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking Lot ARGOS INN and PRINTING PRESS Shared Parking: Daytime ARGOS INN, 408 E. State St. OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking Lot ARGOS INN and PRINTING PRESS Shared Parking: Early Evening ARGOS INN, 408 E. State St. OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking Lot ARGOS INN and PRINTING PRESS Shared Parking: Nighttime ARGOS INN, 408 E. State St. OFFICE 2OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTELROOMS PRINTING PRESS LOUNGEBAR ARGOSHOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking LotARGOS INN and PRINTING PRESS Use Types ARGOS INN, 408 E. State St. OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking Lot ARGOS INN and PRINTING PRESS Shared Parking: Daytime ARGOS INN, 408 E. State St. OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking Lot ARGOS INN and PRINTING PRESS Shared Parking: Early Evening ARGOS INN, 408 E. State St. OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking Lot ARGOS INN and PRINTING PRESS Shared Parking: Nighttime ARGOS INN, 408 E. State St. OFFICE 2 OFFICE 3 APT. ABOVE OFFICE 1 OFFICE 4 LOBBY HOTEL ROOMS PRINTING PRESS LOUNGE BAR ARGOS HOTEL ROOMS ABOVE LOBBY PRINTING PRESS, 416-418 E. State St. Argos Parking Lot ARGOS INN and PRINTING PRESS Shared Parking: Nighttime October 9, 2015 Page 3 the Printing PressIthaca, NY ARGOS INN + PRINTING PRESS: USE TYPES AND SHARED PARKING EARLY EVENING4PM TO 9PMARGOS INN408 E. STATE PRINTING PRESS416-418 E. STATE SHARED PARKING DIAGRAM: ARGOS INN AND THE PRINTING PRESS NIGHT TIME9PM TO 1:30AM DAY TIME8AM TO 4PM EAST STATE, LLC D.S.D.S.D.S.D.S.D.S.D.S.D.S.LIGHT ELEV=455.4'LIGHT ELEV=456.2'LIGHT ELEV=457.6'LIGHT ELEV=459.0'1.4'±1.1'±11.4'±3.6'±0.2'± CLEAR20'11.5'±19.4'±S 15°25'30" W 161.62'S 70°36'54" E 68.58'N 20°53'38" E 174.56'PIPEFOUNDOF PROP. LINE1.4' NLYPIPE FOUNDFACE OF CURBCURB CUTSTREET LINECONCRETE WALKMERIDIAN OFS 70°38'20'' E30.63'S T R E E T L I N E C O N C R E T E W A L K F A C E O F C U R B S C H U Y L E R P L A C E C O N C R E T E R E T A I N I N G W A L L HOUSENO.422-424HOUSENo. 420E D G E O F G R A V E L SANITARYMANHOLEEDGE OF GRAVELGRAVELPARKINGOLD SLATE WALKCONCRETE WALLFREEDMAN (R.O.)591339-002SCHILL & ACHENBACH (R.O.)511086-001N 79°33'02'' W56.10'CITY STREETSCONCRETE WALKCONCRETE WALKCONCRETE WALK5.4'±5.5'±CONCRETE WALLGARAGEPINFOUNDPIPEFOUND4.40'33.10'36.10'69.50'16.73'POLEMEAS. 96.1'± ALONGSTREET LINE TO WEST LINESCHUYLER PLACEGRAVELPARKINGPOLEPOLEBUILDINGNo. 408-410592969-001803/119AUGUSTA & CLARK (R.O.)2508/2592APSEL (R.O.)799/345GIORDANO (R.O.)CURB CUTCURB FACECONCRETE WALKSTONE WALKPIEKUT & LEWANDSKI (R.O.)576 sq. ft.3240 sq. ft.STONE WALLPATIOPATIOPATIOWALKSTONE WALKSTONE WALLUNITY INN LLC (R.O.)549343-003PINFOUNDPINFOUND905/67OLNEY (R.O.)CONCRETE WALK598045-001ROSETREE PROPERTIES (R.O.)CURB FACE42.34' (P TO P)26.19' (P TO P)45.20' (P TO P)116.42' (P TO P)PORCHCONCRETE WALLCONCRETE WALLASPHALT DRIVEPINFOUNDPINFOUNDPINFOUNDPIPEFOUNDSTONE WALLWINDOWWELLWINDOWWELLLEGEND-DOWN SPOUT-LIGHT POLE-UTILITY POLEE.E.-ENTRANCE ELEVATION2.4'±PIPE FOUNDBURIEDPIN FOUND 0.3'SOUTH OF COR2.40'"SUBJECT TO RIGHTS FOR MAINTANENCEOF SEWER AND WATER LINES, SEE160/168, 174/236"GRAVEL DRIVE USED IN COMMON FOR ACCESSTO EAST STATE STREET AND SHARED BETWEENHOUSE 420 AND NO.422-42418' WIDE EASEMENTSEE 769/80CONCRETEWALL27.5'±PUNCH MARK FOUND0.35' SOUTH OF CORCONCRETEWALLRAILROADTIE WALL3.8'±4.6'±4.2'±EL +3'-11"1st Fl. - OfficeEL +0'-0"1st Fl. - Front WarehouseEL +4'-2"1st Fl. - HouseEL +3'-11"1st Fl. - OfficeEL +0'-0"1st Fl. - Front WarehouseEL +4'-2"1st Fl. - House20'-8"27'-11"LOT AREA = 12850 SFMAX. LOT COVERAGE- 50%= 6425 SFEXISTING BUILDINGFOOTPRINT - 7714* SF (60%)*NOTE: EXCLUSIVE OFEASEMENTEXISTING BIKE LANEPROPOSED PERMANENTEASEMENT OR LOT LINEADJUSTMENT (794 SF)*NOTE: LOT COVERAGECHANGES TO 57% ACTUALIF EASEMENT AREA ISPURCHASEDSETBACK20'-0"SETBACK5'-0"SETBACK10'-0"5'-1"76'-0"35'-0"71'-3"120'-2"17'-8"PROPOSEDTURNAROUNDSPACEPROPOSED SLOPED WALKPROPOSED SLOPED WALKEXISTINGTREES TOREMAINDENSECONIFEROUSSCREENPROPOSEDPLANTINGS(TBD)PROPOSEDENLARGEDSTOOP15SPACES15SPACES*NOTE: ARGOSPARKING PERBUILDINGDEPARTMENTRECORDSSHARED PARKING3'-10"5'-2"~2200 FEET~1000 FEET~1000 FEETPROJECTSITEARGOSSENECAGARAGEGREEN STGARAGECAYUGAGARAGESHAREDPARKINGPROPOSED STOOPENLARGEMENT WITHNEW GAURDRAILSNO CHANGES TO WEST FACADEENLARGED STOOP WITH GUARDRAILSNO OTHER CHANGES TO SOUTH FACADEScale:Project No:Date:Drawn by:Checked by:Copyright Jason K Demarest, Architect301 S. Geneva StreetSuite 101Ithaca, New York 14850p: 607.330.4555 f: 607.330.4508www.jkdarchitect.comAs indicated10/16/2015 8:21:13 AMC1.00Site PlanROSB01416 - 418 E STATE STEAST STATE LLC10/16/15JKDJKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTION0'20'10'20'40'Scale: 1" = 20'-0" 1" = 20'-0"1Site Plan 1" = 200'-0"2Site Context MapPARKING REQUIREMENTS:BUSINESS USES- 1 SPACE PER 250 SF OF NET ASSIGNABLE AREA3652 SF/ 250 = 15 SPACESRESIDENTIAL USES- 1 SPACE PER DWELLING (UP TO 3 BEDROOMS)1 DWELLING UNIT = 1 SPACEBAR/ RESTAURANT USES- 1 SPACE PER 50 NET SF800 SF/ 50 = 16 SPACES**SEE SHARED PARKING SUMMARY**ZONING MAPZONING NOTES:- ALL USES ARE PERMITTED- LOT SIZE, COVERAGE & SETBACKS ARE EXISTING*NOTE: A VARIANCE IS REQUIRED TO RESOLVE EXCEEDED LOTCOVERAGE LIMIT & MINOR SETBACK VIOLATIONSHISTORIC NOTES:- PROJECT IS SUBJECT TO ILPC REVIEW (EXTERIOR MODIFICATIONS)B-4R-2aCBD-60CBD-120CBD-100R-3aR-2aRevision ScheduleNumber Description DatePROJECTSITENOTE: BASE SURVEY BY TG MILLER DATED 1/27/15; CONTOUR INTERVAL IS 2' 1" = 10'-0"4West Elevation 1" = 10'-0"3South Elevation0'Scale: 1" = 10'-0"10'5'10'20' 666 SFB1588 SFB741 SFA-21068 SFS-1Code Analysis LegendA-2BS-1PROPOSEDPERMANENTEASEMENTHATCHED AREAIS FOOTPRINTOF DWELLINGABOVE5'-1"OFFICESTORAGEBAR248 SFA-256 SFA-2314 SFBSharedRestrooms880 SFB1 HOUR FIREBARRIER/ENCLOSUREBar SeatingEgresspathLEGALLY EXISTINGBUSINESS USESNEWBUSINESSAREA48'travel1 HOURRATEDCORRIDOR340 SFB246 SFA-2NEWBUSINESSAREA1056 SFBFUTUREBUSINESSTENANTLOUNGESTORAGE2 HOURCOMPARTMENTEXTERIOR WALLSNEW FURRED/INSULATED1112 SFR-31 HOUR FIREBARRIER/ENCLOSURE35'travelCode Analysis LegendR-3ROOFScale:Project No:Date:Drawn by:Checked by:Copyright Jason K Demarest, Architect301 S. Geneva StreetSuite 101Ithaca, New York 14850p: 607.330.4555 f: 607.330.4508www.jkdarchitect.com 1/8" = 1'-0"10/16/2015 8:13:55 AMR1.00Code AnalysisPlansROSB01416 - 418 E STATE STEAST STATE LLC10/16/15JKDJKDITHACA, NY 14850PRELIMINARY - NOT FOR CONSTRUCTIONArea Schedule - Code AnalysisName Level Area OccupancyOccupantFactorOccupantLoadA-2 First Floor 248 SF Bar 200 1.2248 SF 1.2A-2 First Floor 56 SF Standing 5 11.256 SF 11.2A-2 First Floor 246 SF Storage (Lounge) 300 0.8246 SF 0.8A-2 First Floor 741 SF Tables & Chairs 15 49.4741 SF 49.4A-2 1291 SF 62.7B First Floor 666 SF Business 100 6.7B First Floor 1588 SF Business 100 15.9B First Floor 340 SF Business 100 3.4B First Floor 1056 SF Business 100 10.63650 SF 36.5B First Floor 880 SF Circulation 100 8.8880 SF 8.8B First Floor 314 SF Restrooms 0314 SF 0.0B 4844 SF 45.3R-3 Second Floor 1112 SF Residential 200 5.61112 SF 5.6R-3 1112 SF 5.6S-1 First Floor 1068 SF Storage (Office) 300 3.61068 SF 3.6S-1 1068 SF 3.6Grand total: 12 8314 SF 117.1 1/8" = 1'-0"1First Floor 1/8" = 1'-0"2Second FloorMINIMUM PLUMBING FACILITIESB- Business:Water Closets- 1 per 25 for the first 50 per gender; 1 per 50 thereafterLavatories- 1 per 40 for the first 80 per gender; 1 per 80 thereafterA-2- Restaurants:Water Closets- 1 per 75 per genderLavatories- 1 per 200 per genderR-3- 1 per dwelling unit*Occupant load split by gender is 50/50 (rounded)REQUIRED FIXTURE COUNTS:B* area: 11 occupants = 1 per genderWater Closets: 1 male/ 1 femaleLavatories: 1 male/ 1 female*Note: Existing business areas have separate legally existing facilitiesA-2 area: 64 occupants = 1 per genderWater Closets: 1 male/ 1 femaleLavatories: 1 male/ 1 femaleR-3 area: Provide 1 bathroomBUILDING AREA PER FLOORFirst Floor- 7272 SFSecond Floor- 1112 SF0'Scale: 1/8" = 1'-0"8'4'8'16'Revision ScheduleNumber Description Date BOARD OF ZONING APPEALS - SUPPLEMENTAL SUBMISSION: NOVEMBER 12, 2015 EAST STATE, LLC the Printing Press November 12, 2015 Page 2 the Printing PressIthaca, NY EAST STATE, LLCEXISTING - PROPOSED ELEVATIONS CURB CUT CONCRETEWALKFACEOFCURBSCHUYLER PLACECONCRETERETAININGWALLEDGE OFGRAVELSA N I T A R Y M A NH O L E WI DE E A SE M E NT S E E 7 6 9 /8 0 EL +3'-11" 1st Fl. - Office EL +0'-0" 1st Fl. - Front Warehouse EL +4'-2" 1st Fl. - House EL +3'-11" 1st Fl. - Office EL +0'-0" 1st Fl. - Front Warehouse EL +4'-2" 1st Fl. - House PROPOSED STOOP ENLARGEMENT WITH NEW GAURDRAILS NO CHANGES TO WEST FACADE ENLARGED STOOP WITH GUARDRAILS NO OTHER CHANGES TO SOUTH FACADE PARKING REQUIREMENTS: BUSINESS USES- 1 SPACE PER 250 SF OF NET ASSIGNABLE AREA 3652 SF/ 250 = 15 SPACES RESIDENTIAL USES- 1 SPACE PER DWELLING (UP TO 3 BEDROOMS) 1 DWELLING UNIT = 1 SPACE BAR/ RESTAURANT USES- 1 SPACE PER 50 NET SF 800 SF/ 50 = 16 SPACES **SEE SHARED PARKING SUMMARY** ZONING NOTES: - ALL USES ARE PERMITTED - LOT SIZE, COVERAGE & SETBACKS ARE EXISTING *NOTE: A VARIANCE IS REQUIRED TO RESOLVE EXCEEDED LOT COVERAGE LIMIT & MINOR SETBACK VIOLATIONS HISTORIC NOTES: - PROJECT IS SUBJECT TO ILPC REVIEW (EXTERIOR MODIFICATIONS) 1" = 10'-0"4 West Elevation 1" = 10'-0"3 South Elevation 0' Scale: 1" = 10'-0" 10'5'10'20' NEW ROLL-UP DOOR TO MATCH EXISTING DOOR, REPLACE W/ All GLAZED PANELS November 12, 2015 Page 3 the Printing PressIthaca, NY EAST STATE, LLCEXISTING CONDITIONS - ROLL-UP LOADING DOCK DOOR EXISTING 3-CAR PARKING AREA EXISTING ROLL-UP LOADING DOCK DOORIN NEED OF REPAIR/REPLACEMENT BECAUSE OF WEAR AND TEAREXISTING FRONT YARD SITE PLAN EXISTING ROLL-UP LOADING DOCK DOOR: INTERIOR VIEWINTERIOR VIEW: PANELS ARE COMBINATION OF GLAZING, SOLIDEXISTING ROLL-UP LOADING DOCK DOOREXTERIOR VIEW: PANELS November 12, 2015 Page 4 the Printing PressIthaca, NY NEW ROLL-UP LOADING DOCK DOOR MATCHES EXISTING STYLE EAST STATE, LLCPROPOSED IMPROVEMENTS - ROLL-UP LOADING DOCK DOOR PROPOSED FRONT YARD SITE PLAN SPEC: ARM-R-LITE OVERHEAD SECTIONAL DOOR OR EQUIVALENT NEW ROLL-UP LOADING DOCK DOOR TO MATCH EXISTINGOPEN AND CLOSING ROLL-UP METHOD BLACK ANODIZED ALUM. FINISH NEW ROLL-UP LOADING DOCK DOOR TO MATCH EXISTINGPANEL STYLE AND BLACK FINISH TO MATCH OTHER WINDOWS November 12, 2015 Page 5 the Printing PressIthaca, NY PROPOSED SITE AND LANDSCAPE PLAN - DETAIL1” = 10’-0”EAST STATE, LLC 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 SECTION FORMULA VALUE 1301.6.1 Building Height -1.00 AH = Allowable Height from Table 503 40 EBH = Existing Building Height 24 AS = Allowable Height in Stories 1 EBS = Existing Building Height in Stories 2 1.28 -1 1301.6.2 Building Area A-2 B S-1 Total 0.51 Actual Area 1612 4611 1061 7284 Aa = Allowable Area per Floor 6000 9000 9000 Is = Area Increase due to sprinklers 0 0 0 If = Area Increase due to frontage (see Frontage increase note below)000 At = Tabular Area per floor; Table 503 6000 9000 9000 Amax = Total area of enitre building 18000 27000 27000 9000 13500 13500 Equation EB13-2: A-2 B S-1 6000 9000 9000 A-2 B S-1 Amax = 3 x Aa, Per 506.1 of NYSBC 3 18000 27000 27000 Equation EB13-3: Actual stories 2 9000 13500 13500 Aai/1200 Aai/1200 Aai/1200 Equation EB13-4:5.00 7.50 7.50 0.51 0.76 0.76 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. 1301.6.3 Compartmentation 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. 1301.6.5 Corridor 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 1301.6.6 Vertical Openings 7.00 VO = Vertical opening value. 1301.6.7 HVAC 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. 1301.6.8 Automatic 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. 1301.6.9 Fire 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). 1301.6.10 Smoke 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. 1301.6.11 Means 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. 1301.6.12 Dead 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. 1301.6.13 Maximum Exit Access Travel Distance 13.40 Allowable: 200 66 13.4 1301.6.14 Elevator 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 1301.6.15 Means 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. 1301.6.16 Mixed 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. 1301.6.17 Automatic 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 1301.6.18 Standpipes 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. 1301.6.19 Incidental Use Area Protection 0.00 NA 0 Table EB1301.8 Mandatory Safety Scores A-2 21 32 32 B 30 40 40 R 21 38 38 S-1 19 29 29 1301.7 Summary Section Safety Parameters Fire Safety (FS) Means of Egress (ME) General Safety (GS) 1301.6.1 Building Height 0.00 0.00 0.00 1301.6.2 Building Area 0.76 0.76 0.76 1301.6.3 Compartmentation 4.00 4.00 4.00 1301.6.4 Tenant and Dwelling Unit Separations 0.00 0.00 0.00 1301.6.5 Corridor Walls 5.00 5.00 5.00 1301.6.6 Vertical Openings 7.00 7.00 7.00 1301.6.7 HVAC Systems 5.00 5.00 5.00 1301.6.8 Automatic Fire Detection 8.00 8.00 8.00 1301.6.9 Fire Alarm Systems 0.00 0.00 0.00 1301.6.10 Smoke Control 0.00 0.00 0.00 1301.6.11 Means of Egress Capacity 0.00 0.00 0.00 1301.6.12 Dead Ends 2.00 2.00 2.00 1301.6.13 Maximum Exit Access Travel Distance 16.50 16.50 16.50 1301.6.14 Elevator Control 0.00 0.00 0.00 1301.6.15 Means of Egress Emergency Lighting 1.00 1.00 1.00 1301.6.16 Mixed Occupancies -5.00 -5.00 -5.00 1301.6.17 Automatic Sprinklers 0.00 0.00 0.00 1301.6.18 Standpipes 0.00 0.00 0.00 1301.6.19 Incidental Use Area Protection 0.00 0.00 0.00 Building Score - Total Value 44.26 44.26 44.26 FS Score ME Score GS Score B 44 44 44 Mandatory Scores 30 40 40 Score +/-14 4 4 Pass Yes Yes Yes East State LLC 416-418 E State St Ithaca, NY B Analysis Occupancy: A-2, B, S-1, R-3 Construction Type: VB SECTION FORMULA VALUE 1301.6.1 Building Height 0.00 AH = Allowable Height from Table 503 40 EBH = Existing Building Height 24 AS = Allowable Height in Stories 2 EBS = Existing Building Height in Stories 2 1.28 0 1301.6.2 Building Area A-2 B S-1 Total 0.76 Actual Area 1612 4611 1061 7284 Aa = Allowable Area per Floor 6000 9000 9000 Is = Area Increase due to sprinklers 0 0 0 If = Area Increase due to frontage (see Frontage increase note below)000 At = Tabular Area per floor; Table 503 6000 9000 9000 Amax = Total area of enitre building 18000 27000 27000 9000 13500 13500 Equation EB13-2: A-2 B S-1 6000 9000 9000 A-2 B S-1 Amax = 3 x Aa, Per 506.1 of NYSBC 3 18000 27000 27000 Equation EB13-3: Actual stories 2 9000 13500 13500 Aai/1200 Aai/1200 Aai/1200 Equation EB13-4:5.00 7.50 7.50 0.51 0.76 0.76 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. 1301.6.3 Compartmentation 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. 1301.6.5 Corridor 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 1301.6.6 Vertical Openings 7.00 VO = Vertical opening value. 1301.6.7 HVAC 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. 1301.6.8 Automatic 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. 1301.6.9 Fire 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). 1301.6.10 Smoke 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. 1301.6.11 Means 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. 1301.6.12 Dead 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. 1301.6.13 Maximum Exit Access Travel Distance 16.50 Allowable: 200 35 16.5 1301.6.14 Elevator 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 1301.6.15 Means 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. 1301.6.16 Mixed 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. 1301.6.17 Automatic 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 1301.6.18 Standpipes 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. 1301.6.19 Incidental Use Area Protection 0.00 NA 0 Table EB1301.8 Mandatory Safety Scores A-2 21 32 32 B 30 40 40 R-3 21 38 38 S-1 19 29 29 1301.7 Summary Section Safety Parameters Fire Safety (FS) Means of Egress (ME) General Safety (GS) 1301.6.1 Building Height 1.00 1.00 1.00 1301.6.2 Building Area 10.50 10.50 10.50 1301.6.3 Compartmentation 4.00 4.00 4.00 1301.6.4 Tenant and Dwelling Unit Separations 0.00 0.00 0.00 1301.6.5 Corridor Walls 2.00 2.00 2.00 1301.6.6 Vertical Openings 7.00 7.00 7.00 1301.6.7 HVAC Systems 5.00 5.00 5.00 1301.6.8 Automatic Fire Detection 6.00 6.00 6.00 1301.6.9 Fire Alarm Systems 0.00 0.00 0.00 1301.6.10 Smoke Control 0.00 0.00 0.00 1301.6.11 Means of Egress Capacity 0.00 0.00 0.00 1301.6.12 Dead Ends 2.00 2.00 2.00 1301.6.13 Maximum Exit Access Travel Distance 16.50 16.50 16.50 1301.6.14 Elevator Control 0.00 0.00 0.00 1301.6.15 Means of Egress Emergency Lighting 0.00 0.00 0.00 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 Standpipes 0.00 0.00 0.00 1301.6.19 Incidental Use Area Protection 0.00 0.00 0.00 Building Score - Total Value 41.00 42.50 41.00 FS Score ME Score GS Score R-3 41 42 41 Mandatory Scores 21 38 38 Score +/-20 4 3 Pass Yes Yes Yes East State LLC 416-418 E State St Ithaca, NY R-3 Analysis Occupancy: A-2, B, S-1, R-3 Construction Type: VB SECTION FORMULA VALUE 1301.6.1 Building Height 1.00 AH = Allowable Height from Table 503 40 EBH = Existing Building Height 24 AS = Allowable Height in Stories 3 EBS = Existing Building Height in Stories 2 1.28 1 1301.6.2 Building Area R-3 10.50 Actual Area 1112 Aa = Allowable Area per Floor 13710 Is = Area Increase due to sprinklers 0 If = Area Increase due to frontage (see Frontage increase note below)0 At = Tabular Area per floor; Table 503 13710 Unlimited Area Allowed- ADJUSTED TO EQUAL 50% OF MAX FS SCORE Amax = Total area of enitre building 41130 20565 Equation EB13-2: R-3 13710 R-3 Amax = 3 x Aa, Per 506.1 of NYSBC 3 41130 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. 1301.6.3 Compartmentation 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. 1301.6.5 Corridor 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 1301.6.6 Vertical Openings 7.00 VO = Vertical opening value. 1301.6.7 HVAC 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. 1301.6.8 Automatic 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. 1301.6.9 Fire 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). 1301.6.10 Smoke 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. 1301.6.11 Means 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. 1301.6.12 Dead 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. 1301.6.13 Maximum Exit Access Travel Distance 16.50 Allowable: 200 35 16.5 1301.6.14 Elevator 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 1301.6.15 Means 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. 1301.6.16 Mixed 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. 1301.6.17 Automatic 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 1301.6.18 Standpipes 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. 1301.6.19 Incidental Use Area Protection 0.00 NA 0 Table EB1301.8 Mandatory Safety Scores A-2 21 32 32 B 30 40 40 R 21 38 38 S-1 19 29 29 1301.7 Summary Section Safety Parameters Fire Safety (FS) Means of Egress (ME) General Safety (GS) 1301.6.1 Building Height -1.00 -1.00 -1.00 1301.6.2 Building Area 0.76 0.76 0.76 1301.6.3 Compartmentation 4.00 4.00 4.00 1301.6.4 Tenant and Dwelling Unit Separations 0.00 0.00 0.00 1301.6.5 Corridor Walls 2.00 2.00 2.00 1301.6.6 Vertical Openings 7.00 7.00 7.00 1301.6.7 HVAC Systems 5.00 5.00 5.00 1301.6.8 Automatic Fire Detection 6.00 6.00 6.00 1301.6.9 Fire Alarm Systems 0.00 0.00 0.00 1301.6.10 Smoke Control 0.00 0.00 0.00 1301.6.11 Means of Egress Capacity 0.00 0.00 0.00 1301.6.12 Dead Ends 2.00 2.00 2.00 1301.6.13 Maximum Exit Access Travel Distance 16.70 16.70 16.70 1301.6.14 Elevator Control 0.00 0.00 0.00 1301.6.15 Means of Egress Emergency Lighting 1.00 1.00 1.00 1301.6.16 Mixed Occupancies -5.00 -5.00 -5.00 1301.6.17 Automatic Sprinklers 0.00 0.00 0.00 1301.6.18 Standpipes 0.00 0.00 0.00 1301.6.19 Incidental Use Area Protection 0.00 0.00 0.00 Building Score - Total Value 38.46 38.46 38.46 FS Score ME Score GS Score S-1 38 38 38 Mandatory Scores 19 29 29 Score +/-19 9 9 Pass Yes Yes Yes East State LLC 416-418 E State St Ithaca, NY S-1 Analysis Occupancy: A-2, B, S-1, R-3 Construction Type: VB SECTION FORMULA VALUE 1301.6.1 Building Height -1.00 AH = Allowable Height from Table 503 40 EBH = Existing Building Height 24 AS = Allowable Height in Stories 1 EBS = Existing Building Height in Stories 2 1.28 -1 1301.6.2 Building Area A-2 B S-1 Total 0.76 Actual Area 1612 4611 1061 7284 Aa = Allowable Area per Floor 6000 9000 9000 Is = Area Increase due to sprinklers 0 0 0 If = Area Increase due to frontage (see Frontage increase note below)000 At = Tabular Area per floor; Table 503 6000 9000 9000 Amax = Total area of enitre building 18000 27000 27000 9000 13500 13500 Equation EB13-2: A-2 B S-1 6000 9000 9000 A-2 B S-1 Amax = 3 x Aa, Per 506.1 of NYSBC 3 18000 27000 27000 Equation EB13-3: Actual stories 2 9000 13500 13500 Aai/1200 Aai/1200 Aai/1200 Equation EB13-4:5.00 7.50 7.50 0.51 0.76 0.76 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. 1301.6.3 Compartmentation 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. 1301.6.5 Corridor 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 1301.6.6 Vertical Openings 7.00 VO = Vertical opening value. 1301.6.7 HVAC 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. 1301.6.8 Automatic 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. 1301.6.9 Fire 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). 1301.6.10 Smoke 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. 1301.6.11 Means 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. 1301.6.12 Dead 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. 1301.6.13 Maximum Exit Access Travel Distance 16.70 Allowable: 200 33 16.7 1301.6.14 Elevator 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 1301.6.15 Means 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. 1301.6.16 Mixed 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. 1301.6.17 Automatic 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 1301.6.18 Standpipes 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. 1301.6.19 Incidental Use Area Protection 0.00 NA 0 APPENDIX A: AREA OF EASEMENT, SHADED IN ORANGE. 12/1/15 APPEAL #3007 314 PARK PLACE (KURT MARTIN) Appeal of Kurt Martin, owner of 314 Park Place, for Area Variances from Section 325-8, Columns 4, 6, 10, 11, 12, 13, and 14/15, Parking, Lot Size, Percentage of Lot Coverage, Front Yard, Side Yard, Other Side Yard, and Rear Yard, respectively, requirements of the Zoning Ordinance. The applicant proposes to convert an existing one-family dwelling at 314 Park Place to a two-family dwelling, having two bedrooms in each unit. This property has a number of existing area deficiencies, but only the deficiency for off-street parking will increase. The property does not meet the requirements of Section 325-8, Column 4 (Off-Street Parking). As a single-family home, the required off-street parking for the existing three-bedroom house is one space, but the property has no off-street parking spaces. The proposed two-family dwelling needs two parking spaces. The property at 314 Park Place also has a number of existing deficiencies that will not be increased by the applicant’s proposal. The property does not meet the requirements of: Column 6, Lot Area Lot size is 1,864 SF; required is 3,000 SF. Column 10, Lot Coverage Maximum percentage of lot coverage is 35%; lot coverage is 65.8%. Column 11, Front Yard Front yard is 4’2”; required is 10’. Column 12, Side Yard Side yard is 3’8”; required is 10’. Column 13, Other Side Yard Other side yard is 3’5”; required is 5’. Column 14/15, Rear Yard Rear yard is minus 0.3’; required is 20’. The property at 314 Park Place is in an R-2b Zoning District, where the proposed use is 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