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HomeMy WebLinkAboutPB Packet 2024-05-07 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, May 7, 2024 6:30 P.M. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live). AGENDA 1. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the Soil Factory, a Project of Weave Community, located at 142 Ithaca Beer Drive within the Light Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing soil research test gardens on the site, along with multi-disciplinary meeting, workshop, and event spaces classified as Community Workshop and Place of Assembly uses in the existing buildings. Site improvements include delineating bicycle, vehicle, pedestrian circulation, and parking areas. There are no proposed exterior changes to the existing buildings. This is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Greentree Ithaca, LLC, Owner; Neil Schill, Applicant/Agent. 2. Persons to be heard. 3. Approval of Minutes. 4. Other Business. 5. Adjournment. C.J. Randall Director of Planning 607-273-1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY CHRIS BALESTRA AT 607-273-1747 or CBALESTRA@TOWNITHACANY.GOV. (A quorum of four (4) members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town’s website at https://townithacany.gov/meeting-calendar-agendas/ under the calendar meeting date. TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday, May 7, 2024, starting at 6:30 P.M. on the following matter: Consideration of Preliminary and Final Site Plan Approval for the Soil Factory, a Project of Weave Community, located at 142 Ithaca Beer Drive within the Light Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing soil research test gardens on the site, along with multi-disciplinary meeting, workshop, and event spaces classified as Community Workshop and Place of Assembly uses in the existing buildings. Site improvements include delineating bicycle, vehicle, pedestrian circulation, and parking areas. There are no proposed exterior changes to the existing buildings. This is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Greentree Ithaca, LLC, Owner; Neil Schill, Applicant/Agent. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to townclerk@townithacany.gov up to the end of business the day of the meeting and all comments will be forwarded to the board. Additional information is available at https://townithacany.gov/. C.J. Randall, Director of Planning 1 PLANNING DEPARTMENT MEMORANDUM TO: Planning Board Members FROM: Christine Balestra, Senior Planner DATE: April 30, 2024 RE: Soil Factory, 142 Ithaca Beer Drive – Preliminary and Final Site Plan Approval Enclosed please find materials related to the consideration of Preliminary and Final Site Plan approval for the proposed Soil Factory, a Project of Weave Community, located at 142 Ithaca Beer Drive within the Light Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing soil research test gardens on the site, along with multi-disciplinary meeting, workshop, and event spaces in the existing buildings. There are no proposed exterior changes to the existing buildings. Site improvements include delineating bicycle, vehicle, pedestrian circulation, and parking areas. The project, scheduled for consideration at the May 7, 2024, Planning Board meeting, is permitted in the Inlet Valley Center Overlay District with site plan approval by the Planning Board. Physical Site Characteristics & Property History The two parcels associated with the project total approximately 2.79+/- acres and consist of three existing structures (600+/- s.f. office, 6,000+/- s.f. warehouse, loading dock), paved areas, and open field/lawn areas (see attached photos from a 4-24-2024 Planning staff site visit). The developed portion of the project is generally flat with a gentle rise into the field to the west. There is an existing gravel access road in front of the site located on an adjacent property. The gravel road (Ithaca Beer Drive) is privately owned and maintained by the property owner of the Ithaca Beer Company. There are no planned improvements or changes to the road in association with the project. According to the Cornell Library Digital Collections of New York State Aerial Photographs https://digital.library.cornell.edu/collections/aerialny, the existing structures on the project site were constructed sometime between 1964 and the 1990. The entire area was utilized as farmland prior to 1964, and slowly developed into the light industrial area it is today. Based on a review of old area survey maps, the parcels have existed in their current configuration since at least the early 1960’s. The Town of Ithaca Planning Department does not have a record of a site plan approval for the existing structures, so the former use of the structures is unknown. The Planning Department archives include a former proposal (March 2017) to utilize the existing office and warehouse building for manufacturing, storage, shipping, and retail farm product sales associated with the Greentree Garden Center business, which ceased operations in May 2023. That sketch plan also included a proposed 10,000+/- square foot expansion of the warehouse, with additional parking, stormwater facilities, etc. The project never advanced beyond the sketch plan phase, and the property owner has since leased the property to the applicant for the Soil Factory adaptive reuse. 2 Site Plan Elements (Parking, Landscaping, Lighting, etc.) The properties are located within the Inlet Valley Overlay District (IVOD/IV-C), with Light Industrial as the underlying zoning designation. The IVOD requires site plan approval for the uses of the property, which have been classified as Community Workshop and Place of Assembly, as determined by Marty Moseley, Director of Code Enforcement, in consultation with the Planning Department. The IVOD standards listed in §270-171.6 (Design standards and guidelines, B. Applicability) do not apply because there is no “development” proposed; the structures, access, and parking areas exist. The proposal includes delineating parking, demarcating areas for pedestrian access and bicycle parking, adding signage, and other minor site improvements. To that end, the attached site plan largely reflects what exists on the property today. Please note: the applicants’ narrative refers to a “change of use from S to F,” which is a NYS Building Code reference related to occupancy changes inside a building. It is different from a change in use relative to the Town Zoning Code or IVOD regulations. The application materials include a report from Hallam ICS that supports the NYS Building Code change of use for this property. This report has been included for Planning Board information only. The applicant is NOT requesting a use variance. The proposed use of the property is governed under the Town Zoning Code and IVOD regulations, which permits Community Workshop and Place of Assembly uses with site plan approval. The site does not have any existing exterior lighting except for two small lights on the warehouse building. Though this type of lighting may not comply with Town Code §173, Outdoor Lighting, the lights could be considered a non-conforming site element (“grandfathered”), since they are pre-existing and there are no changes proposed to the building. The project does not include landscaping, but it may not be necessary given the proposed use of the site, and the location of the property hidden behind the Elmira Road corridor and away from residential and publicly viewable areas. However, the Planning Board may discuss any concerns related to lighting and landscaping with the applicant at the meeting. There appears to be adequate room for parking for all anticipated uses without impacting the gravel road or any adjacent properties. According to the provisions of Town Code §270-227, Parking, the project requires 22 parking spaces for the proposed uses, where the applicant is providing 20 parking spaces (the site plan that was submitted contains a text box that lists 23 parking spaces, but there are only 20 parking spaces shown on the plan). Town Code §270-227 authorizes the Planning Board to grant up to a 20% reduction in the required number of parking spaces for a project. This project requires the board to consider granting a 9% reduction. The same section of Town Code also gives the Planning Board the authority to approve parking spaces that are smaller than the standard parking space size (standard size = 180 square feet), and to allow parking in the front and side yards of the property. The proposal includes 162 square foot parking spaces, located in the front yard of the property. The attached draft resolution contains sections related to the reduction of parking spaces and sizes, and parking in the front yard. Environmental Review (SEQR) The proposed project is classified as a Type II Action, pursuant to the State Environmental Quality Review Act (6 NYCRR Section 617.5), because it involves a “replacement in kind” on the same site. There is no construction, paving, or development proposed; the project is solely adaptive reuse of the existing buildings with complementary minor site improvements. The Soil Factory project is not expected to 3 create significant environmental impacts, as it is located on an existing disturbed site with no significant slopes, wetlands, streams, rare, threatened, or endangered plant or animal species or Unique Natural Areas. Although there is a NYSE DEC Class C stream (indicated by DEC as having best use for fishing) just to the south of the gravel road, there are no proposed changes to the road or the site. The site is located away from residences and public areas, so adverse noise and lighting impacts are not anticipated. There are no changes to existing drainage patterns, utilities, or infrastructure that would necessitate a stormwater management plan. The project site is very well hidden from NYS Route 13/Elmira Road and NYS Route 13A/Five Mile Drive. Parking in the front yard is not expected to create significant aesthetic or traffic impacts, nor will reducing the number or size of parking spaces for the project. The site plan shows parking well away from a stream on an adjacent property to the south that also contains the gravel access road to the site. The project does not include parking along, paving, or any other improvements to the gravel road. Please feel free to contact me if you have questions regarding this proposal by phone at 273-1721 or by email at cbalestra@townithacany.gov. Att. Cc: John Gaunt, Greentree Ithaca, LLC Neil Schill THE SOIL FACTORY a project of WEAVE COMMUNITY at 142 Ithaca Beer Drive,Ithaca The Soil Factory,a project of the nonprofit WEAVE Community,is an exercise in facilitating the interchange of ideas,conversation,engagement,and experimentation, between scientists,artists and community members.It was established in 2017,and is funded primarily from research,local foundation and arts grants. It has 1 part time staff member,and educates/engages several hundred students and community members each year.We utilize the warehouse for research and development as well as the adjacent field for outdoor study. This preliminary site plan review supports our proposed change of use from S to F.We submitted the permit for the change of use,and provided the support materials requested.The Town reviewed our intended use against zoning requirements and the inlet valley overlay see email (attachment ).As part of the Town's response we were asked to submit a Preliminary Site Plan for review. The following describes our activities and use of the site.It shows the layout of parking and vehicle movements on the existing parking area. The warehouse portion of The Soil Factory project: Interior space is 6,000 sq ft,of which 1500 sq ft is office and bathrooms and the remaining area is two workshops of approx 3000 and 1500 sq ft respectively.The building was originally constructed as an S.Discussions with the Town suggested that an F use is appropriate for the intended research and development use. A review by Hallam Engineering (attachment)identified minor changes needed to exit lighting and ventilation.These changes were completed in 2023 and inspected. Here are the ongoing projects on the grounds of The Soil Factory at 142 Ithaca Beer Drive… Marshy Garden: An experiment on restoring and reintroducing native plant species in otherwise wet, fallow,and barren rock fill,with minimum ground cover.This experiment is now 3 years old with over a thousand plants,most grown from scratch from local seed banks.It serves as both an area resource for learning about native plants,insects,the process of succession,an inspiration for our visiting artists,as well as a source of food for area pollinators (moths,butterflies,bees,etc).Some of the plants grown include:Wild Bergamot,Virginia Wild Rye,Blue Lobelia,Blue Vervain,Elderberry,Common Boneset and Swamp Milkweed amongst many others. Miyawaki Test Forest: An experimental fast growth micro forest,where we are measuring soil health,carbon sequestration,exploring the value of different sources of nutrients,and growing conditions,all with local plants.This is a joint project with our partners at Trees Up Tompkins.Some of the test plants are Red Oak,Red Maple,Black Cherry,Butternut Hickory,Black Oak,American Hornbeam,and Witch Hazel. Research Garden: A project experimenting with creating low cost and safe environments that can be used to grow food and medicinal plants in a variety of urban and peri-urban environments featuring compost,biochar,straw bales or similar source materials,all components of a circular bio-nutrient economy.Outcomes suggest straw bales as a good compostable base for defining and structuring the garden and storing nutrients.Experiments continue. Experimental Nutrient Recovery: Eco Loo and Fuchs source separating toilets,experiments with designing effective,and low impact portable potties,where urine can be reclaimed as a source of valuable nutrients for plants,instead of being flushed into city and town sewers.Our current goal is to streamline the process of nutrient capture and to create an inexpensive and reversible ADA compliant porta-potty with water source.Observations to date suggest : biochar can be used as an absorbent storage base for Nitrogen and Phosphorus nutrients. The Field: Multi-use area for families,community members,scientists,and artists (for picnics, experimentation,art projects,community gatherings). In order to allow larger events we are in negotiations to rent parking from our neighbors for occasional overflow use. The outdoor platform is used for storage space and accessed from the tarmac.It also serves as a home for our outdoor cob oven,a thick fire-safe immovable heavy clay oven built and used for cooking pizza and other foods during occasional outdoor events,used and accessed only from the tarmac level. Key for C1 map:see site plan. 1.Marshy Garden is located at Southwest corner approx.60’from west lot line 2.Miyawaki Forest is located at Northwest corner of lot 3.Research Garden is located at Northeast corner of the growing site Pg. 1 PROPOSED RESOLUTION: Preliminary & Final Site Plan Approval The Soil Factory – A Project of Weave Community 142 Ithaca Beer Drive Tax Parcel No.’s 33.-3-2.3 & 33.-3-2.5 Town of Ithaca Planning Board, May 7, 2024 WHEREAS: 1. This action is the consideration of Preliminary and Final Site Plan Approval for the Soil Factory, a Project of Weave Community, located at 142 Ithaca Beer Drive within the Light Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing soil research test gardens on the site, along with multi-disciplinary meeting, workshop, and event spaces classified as Community Workshop and Place of Assembly uses in the existing buildings. Site improvements include delineating bicycle, vehicle, pedestrian circulation, and parking areas. There are no proposed exterior changes to the existing buildings. Greentree Ithaca, LLC, Owner; Neil Schill, Applicant/Agent, 2. This is a Type II Action, pursuant to 6 NYCRR Section 617.5(c)(2) of the regulations of the New York State Department of Environmental Conservation promulgated pursuant to the State Environmental Quality Review Act, as the action constitutes a “replacement, rehabilitation, or reconstruction of a structure or facility, in kind, on the same site, including upgrading buildings to meet building or fire codes,” and thus, approval of the site plan is not subject to review under SEQR, 3. The Planning Board, at a public hearing held on May 7, 2024, has reviewed, and accepted as adequate an undated narrative, a Basis of Design report prepared by Hallam ICS, dated 08/09/2022 (revised 06/12/2023), site plans titled “The Soil Factory, 142 Ithaca Beer Drive, Ithaca, NY14850,” including Sheets C1 and C2, prepared by Claudia Brenner, dated 04-02- 2024, and other application materials, and 4. Project plans, and related information, were duly delivered to the Tompkins County Planning and Sustainability Department per New York State General Municipal Law §§239-l et seq., and such Department responded in a April 24, 2024, letter from Katherine Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-l, -m, and -n of the New York State General Municipal Law, determining that the proposed action will have no significant county-wide or inter-community impact; NOW THEREFORE BE IT RESOLVED THAT: 1. The Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of site plan control nor the policies enunciated or implied by the Town Board, 2. The Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed modifications to the Soil Factory, a Project of Weave Community, as described in the items noted in Whereas # 3 above, [If there are conditions]…subject to the following conditions: a. [placeholder in case there are conditions…] Pg. 2 3. Pursuant to Section 270-227 (A) (2) and (3) of the Town Code, the Planning Board hereby authorizes a 9% reduction in the number of required parking spaces for the project, finding that the reduction in the required number of parking spaces will not adversely affect traffic flow on the project site, will leave adequate parking for all of the reasonably anticipated uses or occupancies in the project, and will not otherwise adversely affect the general welfare of the community, 4. Pursuant to Section 270-227 (A) (4) of the Town Code, the Planning Board hereby authorizes a reduction in the standard 180 square foot parking space size, to no less than 162 square feet, finding that the reduction will not cause any adverse effects on the project, on the surrounding properties, or on the neighborhood, and 5. Pursuant to Section 270-227.B (2) and (3) of the Town Code, the Planning Board hereby authorizes the placement of parking in the front yard of the project site, finding that: a. The particular use, nature, or location of the proposed project or building, requires that parking be in one of such yards, b. It is not practicable to limit parking to areas outside the required yard, c. Parking in such yard does not significantly adversely affect adjacent properties or the character of the neighborhood, and d. No such parking will occur in any buffer areas. COMMISSIONER Katherine Borgella DEPUTY COMMISSIONER M. Megan McDonald 121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning Creating and implementing plans that position Tompkins County communities to thrive. April 24, 2024 Christine Balestra, Senior Planner Town of Ithaca 215 North Tioga St. Ithaca, NY 14850 Re: Review Pursuant to §239 -l, -m and -n of New York State General Municipal Law Proposed Action: Site Plan for the Soil Factory located at 142 Ithaca Beer Drive, Tax Parcel #33.-3-2.3, John Gaunt, Owner; Neil Schill, Applicant. Dear Ms. Balestra: This letter acknowledges your referral of the proposed action identified above for review by the Tompkins County Department of Planning and Sustainability pursuant to §239 -l, -m and -n of the New York State General Municipal Law. We have determined the proposed action will have no significant county-wide or inter-community impact. We look forward to receiving notification on the final action taken by your municipality within 30 days of decision, as required by State law. Sincerely, Katherine Borgella, AICP Commissioner of Planning and Sustainability ,.I’.?‘JI Planning Department site visit – Soil Factory – 4-24-2024 1 View from entrance to property (brick structure is the office building, followed by open canopy loading dock, and the main Soil Factory warehouse building) Office building Planning Department site visit – Soil Factory – 4-24-2024 2 Canopy-Loading dock, one side Canopy-Loading dock, other side Planning Department site visit – Soil Factory – 4-24-2024 3 View along warehouse building frontage View of warehouse, loading dock, and warehouse from adjacent field and hillside (also part of project) Planning Department site visit – Soil Factory – 4-24-2024 4 Research plots/test fields on adjacent field – facing Elmira Road (both pictures) GRAVEL ROADASPHALTWAREHOUSEOFFICE BLDG34.60'61.50'25.70'24.70'11.60'LOADING DOCK68° 06' 08"379.77'SW24° 59' 51"229.99'SE68° 06' 22"379.45'NE65° 04' 47"150.72'NE24° 49' 14"229.94'SE24° 55' 00"230.00'NW65° 05' 00"150.00'SWNVACANT LOT2.002 ACRES156111216172060.56'21.50'24.00'19.65'MARSHY GARDENRESEARCH GARDENMIYAWAKI TEST FORESTSIGNAGE: 'ENTER ONE WAY'SIGNAGE: 'EXIT ONLY'OFFICE BUILDING PARKING SPACEHC PARKING SPACE1:20 WITH SIGNAGEINSTALL CHAIN LINK GUARD AT LOADING DOCK SURFACE 42" HIGH W/LOCKABLE GATE. BIKE RACK PARKINGVIF LOCATION3'-0" DEMARCATION ALONG BUILDING FACE FOR PEDESTRIANSDRIVE LANEPROPOSED CLASSIFICATION FPARKING REQUIRED SECTION 270-227• RESEARCH AND DEVELOPMENT6000 SF / 300 SF/PERSON = 20 REQUIREDSPACES PROVIDED - 23•PROVIDED OFFICE BUILDING - USEDWITH RESEARCH FACILITY -600 SF / 300 SF/PERSON = 2 REQUIREDSPACES PROVIDED - 1• UTILIZE/IMPROVE EXISTINGLIGHTING ON WAREHOUSE• PARKING SPACES ARE 9'x18' WITHWHEEL STOPSHC TOILET (SEASONAL) WITH HAND WASHING WILL BE PROVIDED. VIF LOCATION12.00' JM CTBCLAUDIA BRENNERarchitectAPPROVED BYDRAWN BYREVISION DATEREV #DATE421 North Aurora St. #7Ithaca, NY 14850607-275-0715Site PlanC104.02.2024Ithaca, NY 14850The Soil Factory142 Ithaca Beer Drive1.04 1" = 30'-0"1SITE PLAN JM CTBCLAUDIA BRENNERarchitectAPPROVED BYDRAWN BYREVISION DATEREV #DATE421 North Aurora St. #7Ithaca, NY 14850607-275-0715Site PhotosC204.02.2024Ithaca, NY 14850The Soil Factory142 Ithaca Beer Drive1.04 1/4" = 1'-0"1MARSHY GARDEN - ABOVE 1/4" = 1'-0"2MARSHY GARDEN - FRONT 1/4" = 1'-0"3RESEARCH GARDEN - ABOVE 1/4" = 1'-0"4RESEARCH GARDEN - FRONT 1/4" = 1'-0"5RESEARCH GARDEN - BACK From:Chris Balestra CBalestra@town.ithaca.ny.us Subject:RE: 142 Ithaca Beer Drive Date:September 6, 2023 at 3:33 PM To :John Gaunt johngaunt84@gmail.com,Marty Moseley MMoseley@town.ithaca.ny.us,Chris Balestra CBalestra@town.ithaca.ny.us ,Mike Smith MSmith@town.ithaca.ny.us Cc:Neil Schill neil.schill@gmail.com,Abby Homer ahomer@town.ithaca.ny.us,Dana Magnuson DMagnuson@town.ithaca.ny.us, CJ Randall cjrandall@town.ithaca.ny.us Hi John and Neil, We met internally to discuss your project and we compared your proposal to the Inlet Valley Overlay District regulations and Town Code Section 270-184. We are confirming that your project requires site plan approval by the Planning Board. It does not, however, require variances from the Zoning Board.   Please follow the procedures listed below and highlighted on the attached “Preliminary site plan checklist”.  You will only need to submit the materials that are highlighted in yellow on the attached checklist.  Please feel free to call or email me if you need assistance with the application process. Here is what you need to submit for a Planning Board appearance: The Planning Board meets twice per month, on the first and third Tuesday of the month.  We require a “complete” application before scheduling the Planning Board appearance – the complete application must be in at least 30 days prior to a scheduled meeting.  A complete application includes a digital submission along with paper copies noted below: 1. Upload submission materials to this link (you’ll complete an online “Development Review” form and will be able to upload submission materials as attachments): https://ithacany.viewpointcloud.com/categories/1074/record- types/6457 2. One digital upload plus one signed paper copy of an Owners Authorization Form (attached). 3. One digital upload plus 10 paper copies of a narrative that explains the project. You’ll want to be clear that there are no changes to the property, just to the use (if that’s what’s happening). Please include information such as: number of parking spaces that exist, number of people/employees expected in the building, hours of operation for the uses (you’ll want to further explain the uses you’ve mentioned to us in our meetings and correspondences), how the site is utilized, etc. 4. One digital upload of an existing site plan or survey plat prepared by a licensed surveyor, architect, or engineer, plus 2 printed large size (18 x 24 or 24 x 36) copies and 10 printed copies in 11 x 17 size. Even if you aren’t proposing any changes at all to the property, the board needs an accurate plan that shows the building layout, site layout, and parking arrangement on the property. I’ve attached the site plan that was prepared in 2017 as an example – the site plan you submit now, though, should show the gardens and such that are on the site. 5. Payment of review fees: Fees are listed on the town website here: https://ithacany.viewpointcloud.com/categories/1074/record-types/6457. We accept cash, checks written out to “Town of Ithaca” and online payments.  Note that the online payments would include a processing fee. Note that the online payments would include a processing fee. If you have any further questions about the Inlet Valley Overlay District or the Town Code, then please call or email Marty Moseley, Director of Code Enforcement, at (607) 273-1783 or mmoseley@town.ithaca.ny.us. Cheers, Chris   Christine Balestra, Planner Town of Ithaca Planning Department 215 North Tioga Street Ithaca, NY 14850 (607) 273-1721, ext. 121 cbalestra@town.ithaca.ny.us   From: John Gaunt <johngaunt84@gmail.com> Sent: Friday, September 1, 2023 9:00 AM To: Marty Moseley <MMoseley@town.ithaca.ny.us> Cc: Neil Schill <neil.schill@gmail.com>; Chris Balestra <CBalestra@town.ithaca.ny.us>; Abby Homer <ahomer@town.ithaca.ny.us>; Dana Magnuson <DMagnuson@town.ithaca.ny.us>; CJ Randall <cjrandall@town.ithaca.ny.us> Subject: Re: 142 Ithaca Beer Drive   CJ, Marty, Chris and Dana,   I wanted to thank you for the time you spent with us yesterday.   I appreciate your efforts to implement theTown's vision for economic development in the Inlet Valley. I believe that the Soil Factory Community Workshop aligns strongly with the Town's vision and is a great project.  As a property owner I support this effort.   I hope our meeting helped you to understand the "Soil Factory".  Just to reiterate:    1) The project, a proposed change of occupancy, involves no modifications to the building or site beyond a change of occupancy from S to F (permit application submitted) to allow the Soil Factory "Community Workshop" research and development activities. 2)  My understanding of the Inlet Valley documentation is that a Community Workshop is allowable under the base zone and overlay zone and does not require  special permit review. 3) The Office / guest house is not used as a short term rental -and is used in line with existing zoning documentation..  4) My tenants do not use, or plan to use, the workshop for assembly - defined as gatherings of more than 50 people.   I trust that with these clarifications we can move forward with the proposed change of occupancy.   Regards   John   607 882 1698       MEP ENGINEERING PROCESS CONTROL & PLANT AUTOMATION COMMISSIONING & VALIDATION TOXIC GAS MONITORING SYSTEMS ARC FLASH & ELECTRICAL SAFETY 38 Eastwood Dr., Suite 200, So.Burlington, VT05403 | TEL 802.658.4891 | FAX 802.658.1457 | www.Hallam-ICS.com38 Eastwood Dr., Suite 200, So.Burlington, VT05403 | TEL 802.658.4891 | FAX 802.658.1457 | www.Hallam-ICS.com38 Eastwood Dr., Suite 200, So.Burlington, VT05403 | TEL 802.658.4891 | FAX 802.658.1457 | www.Hallam-ICS.com 38 Eastwood Drive, Suite 200, South Burlington, VT 05403 | TEL 802.658.4891 | FAX 802.658.1457 | www.Hallam-ICS.com Green Tree 142 Brewery Lane, Ithaca, NY Basis Of Design Project Number: 22689.000 Revision History Revision Date Description of Change 0 08/29/2022 Initial release 1 09/02/2022 Clarifications after 9/2/2022 meeting. 2 06/12/2023 Clarifications about desired occupancy change. Contents 1 Introduction.......................................................................................................................................................2 1.1 Key Findings.................................................................................................................................................2 2 Relevant Codes.................................................................................................................................................3 2.1 2020 Existing Building Code of New York State...........................................................................................3 2.2 2020 Building Code of New York State ......................................................................................................11 2.3 2020 Fire Code of New York State.............................................................................................................16 2.4 2020 Plumbing Code of New York State....................................................................................................18 2.5 NFPA 10, 2018...........................................................................................................................................19 3 Online Code Resources.................................................................................................................................19 GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 2 of 19 1 Introduction GreenTree owns a facility in Ithaca, NY. The tenants of this space are engaged in a “science means art” project. The space is currently permitted for storage. The town of Ithaca has stated is not being used consistently with the current S occupancy. The town stated that the existing use is similar to a research and development usage. GreenTree has agreed to a path forward with the town to change the use from S occupancy to F occupancy. GreenTree intends to change the entire building to an F-2 occupancy. Hallam-ICS prepared this Basis Of Design document for GreenTree to detail the statutory requirement of changing to an F-2 occupancy. 1.1 Key Findings 1. Fire extinguishers are required in the new occupancy. Hallam-ICS recommends considering the space an “Ordinary Hazard Occupancy.” Hallam-ICS recommends 2A:10B:C or 2A:20B:C fire extinguishers. Location requirements: a. Maximum floor area per extinguisher: 1,500 sq. ft. b. Maximum distance of travel to extinguishers: i. For 2A:10B:C extinguishers: 30 ft ii. For 2A:20B:C extinguishers: 50 ft 2. Carbon monoxide detectors are required. a. Carbon monoxide detectors need to be listed labeled as complying with UL2034 or CAN/CSA 6.19. b. Carbon monoxide detectors are required to be located in all rooms and occupiable spaces. 3. Egress modification is not required. 4. Electrical modifications are not required. 5. Means-of-egress lighting in accordance with the building code is required if not already present. 6. Exit signs in accordance with the building code are required if not already present. 7. Mechanical ventilation is required at 0.085 CFM/sq.ft.. The total required flow for the building is 476 CFM This needs to be divided between the building spaces based on floor area. 8. Bathroom exhaust is required at either 25 CFM continuous or 50 CFM intermittent. 9. The required plumbing facilities are provided below. If these do not already exist, they need to be installed. a. 1 water closets per 100 occupants b. 1 lavatory per 100 occupants c. 1 drinking fountain per 100 occupants i. If the building owner can confirm that the occupancy load is 15 or fewer, a drinking fountain is not required. ii. Where drinking fountains are required, two water fountains are required, or a single fountain with two separate spouts. One is required for people who use a wheelchair, one is for people who are standing. d. 1 service sink GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 3 of 19 2 Relevant Codes New York State’s 2020 codes adopt the 2018 International Code Council codes with amendments. 2.1 2020 Existing Building Code of New York State Existing Building Code Text Commentary SECTION 202 GENERAL DEFINITIONS CHANGE OF OCCUPANCY. A change in the use of a building or a portion of a building that results in any of the following: 1. A change of occupancy classification. 2. A change from one group to another group within an occupancy classification. 3 Any change in use within a group for which there is a change in application of the requirements of this code. The existing building is S-1, S-2 or U (storage or utility). The future occupancy will be F-2. See review of the 2020 Building Code, section 306. This is a Change of Occupancy. SECTION 602 ALTERATION-LEVEL 1 602.1 scope. Level 1 alterations include the removal and replacement or the covering of existing materials, elements, equipment, or fixtures using new materials, elements, equipment, or fixtures that serve the same purpose. 602.2 Application. Level 1 alterations shall comply with the provisions of Chapter 7. There are no planned alterations. This does not meet the definition of a level 1 alteration. SECTION 603 ALTERATION-LEVEL 2 603.1 scope. Level 2 alterations include the reconfiguration of space, the addition or elimination of any door or window, the reconfiguration or extension of any system, or the installation of any additional equipment. 603.2 Application. Level 2 alterations shall comply with the provisions of Chapter 7 for Level 1 alterations as well as the provisions of Chapter 8. There are no planned alterations. This does not meet the definition of a level 2 alteration. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 4 of 19 Existing Building Code Text Commentary SECTION 604 ALTERATION—LEVEL 3 604.1 scope. Level 3 alterations apply where the work area exceeds 50 percent of the building area. 604.2 Application. Level 3 alterations shall comply with the provisions of Chapters 7 and 8 for Level 1 and 2 alterations, respectively, as well as the provisions of Chapter 9. There are no planned alterations. This does not meet the definition of a level 3 alteration. SECTION 605 CHANGE OF OCCUPANCY 605.1 scope. Change of occupancy provisions apply where the activity is classified as a change of occupancy as defined in Chapter 2. 605.2 Application. Changes of occupancy shall comply with the provisions of Chapter 10. The building is undergoing a change of occupancy. The change of occupancy requires following Chapter 10 SECTION 805 MEANS OF EGRESS 805.1 scope. The requirements of this section shall be limited to work areas that include exits or corridors shared by more than one tenant within the work area in which Level 2 alterations are being performed, and where specified they shall apply throughout the floor on which the work areas are located or otherwise beyond the work area. This section is referenced by section 905.1, which is referenced by section 1011.4.2, so it is required. This section only applies to “work areas that include exits and corridors shared by more than one tenant.” There is only one tenant in this work area. Means of egress modifications are not required. [NY] 805.3.1.1 Single-exit buildings. Only one exit is required from buildings and stories of the following occupancies: 1. In Group A, E, F and U occupancies located on the level of exit discharge, in buildings not more than five stories, when the occupant load of the story is not greater than 50 and the exit access travel distance is not greater than 75 feet (22.86 m). Note that this section is not required based on 805.1. If this section applied, the travel distance would be required to be 75 feet or less. Hallam-ICS estimates that the straight line distance from the egress door to the furthest interior portion of the building is 64 feet. Depending on the equipment layout of the space, the egress distance may be over 75 ft. While not required, Hallam-ICS recommends organizing any equipment to keep a 75 ft egress path. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 5 of 19 Existing Building Code Text Commentary SECTION 905 MEANS OF EGRESS 905.1 General. The means of egress shall comply with the requirements of Section 805 except as specifically required in Sections 905.2 and 905.3. This section is required by 1011.4.2. It references section 805 which has further means of egress requirements. 905.2 Means-of-egress lighting. Means of egress from the highest work area floor to the floor of exit discharge shall be provided with artificial lighting within the exit enclosure in accordance with the requirements of the Building Code of New York State. Means-of-egress lighting is required. 905.3 Exit signs. Means of egress from the highest work area floor to the floor of exit discharge shall be provided with exit signs in accordance with the requirements of the Building Code of New York State. Exit signs are required. CHAPTER 10 CHANGE OF OCCUPANCY SECTION 1001 GENERAL 1001.1 Scope. The provisions of this chapter shall apply where a change of occupancy occurs, as defined in Section 202. 1001.2 Certificate of occupancy. A change of occupancy or a change of occupancy within a space where there is a different fire protection system threshold requirement in Chapter 9 of the International Building Code shall not be made to any structure without the approval of the code official. A certificate of occupancy shall be issued where it has been determined that the requirements for the change of occupancy have been met. The owner will require a new certificate of occupancy from the Town of Ithaca. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 6 of 19 Existing Building Code Text Commentary 1001.2.2 Change of occupancy classification or group. Where the occupancy classification of a building changes, the provisions of Sections 1002 through 1011 shall apply. This includes a change of occupancy classification and a change to another group within an occupancy classification. 1001.2.2.1 Partial change of occupancy. Where the occupancy classification or group of a portion of an existing building is changed, Section 1011 shall apply. All of chapter 10 applies to this project. SECTION 1002 SPECIAL USE AND OCCUPANCY 1002.1 Compliance with the building code. Where the character or use of an existing building or part of an existing building is changed to one of the following special use or occupancy categories as defined in the Building Code of New York State, the building shall comply with all of the applicable requirements of the Building Code of New York State: 1. Covered and open mall buildings. 2. Atriums. 3. Motor vehicle-related occupancies. 4. Aircraft-related occupancies. 5. Motion picture projection rooms. 6. Stages and platforms. 7. Special amusement buildings. 8. Incidental use areas. 9. Hazardous materials. 10. Ambulatory care facilities. 11. Group 1-2 occupancies. Most of these items clearly do not apply. Motor vehicle-related occupancy applies if the owner will use a portion of the building to perform work on motor vehicles. See review of section building code 406. Hazardous materials does not apply. The building code defines this as “buildings and structures occupied for the manufacturing, processing, dispensing, use or storage of hazardous materials.” That definition does not apply to this usage. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 7 of 19 Existing Building Code Text Commentary SECTION 1004 FIRE PROTECTION 1004.1 General. Fire protection requirements of Section 1011 shall apply where a building or portions thereof undergo a change of occupancy classification or where there is a change of occupancy within a space where there is a different fire protection system threshold requirement in Chapter 9 of the Building Code of New York State. Section 1011 indicates fire protection is required where Chapter 9 in the building code requires fire protection. See review of building code, chapter 9. SECTION 1005 MEANS OF EGRESS Means of egress in portions of building undergoing a change of occupancy classification shall comply with Section 1011. Section 1005 references section 1011.4 Refer to section 1011.4 code and commentary. SECTION 1006 STRUCTURAL No commentary [BS] 1006.1 Live loads. Structural elements carrying tributary live loads from an area with a change of occupancy shall satisfy the requirements of Section 1607 of the Building Code of New York State. Design live loads for areas of new occupancy shall be based on Section 1607 of the Building Code of New York State. Design live loads for other areas shall be permitted to use previously approved design live loads. There are no live load structural elements as this is a single story building. [BS] 1006.2 Snow and wind loads. Where a change of occupancy results in a structure being assigned to a higher risk category, the structure shall satisfy the requirements of Sections 1608 and 1609 of the Building Code of New York State for the new risk category. The risk category of the existing and new occupancy class is II, so no change is required. [BS] 1006.3 seismic loads. Where a change of occupancy results in a building being assigned to a higher risk category, the building shall satisfy the requirements of Section 1613 of the Building Code of New York State for the new risk category using full seismic forces. The risk category of the existing and new occupancy class is II so no change is required. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 8 of 19 Existing Building Code Text Commentary SECTION 1007 ELECTRICAL No commentary 1007.1 Special occupancies. Where the occupancy of an existing building or part of an existing building is changed to one of the following special occupancies as described in NFPA 70, the electrical wiring and equipment of the building or portion thereof that contains the proposed occupancy shall comply with the applicable requirements of NFPA 70 whether or not a change of occupancy group is involved: 1. Hazardous locations. 2. Commercial garages, repair and storage. 3. Aircraft hangars. 4. Gasoline dispensing and service stations. 5. Bulk storage plants. 6. Spray application, dipping and coating processes. 7. Health care facilities. 8. Places of assembly. 9. Theaters, audience areas of motion picture and television studios, and similar locations. 10. Motion picture and television studios and similar locations. 11. Motion picture projectors. 12. Agricultural buildings. None of these special occupancies applies. 1007.2 Unsafe conditions. Where the occupancy of an existing building or part of an existing building is changed, all unsafe conditions shall be corrected without requiring that all parts of the electrical system comply with NFPA 70. There are no unsafe electrical conditions. 1007.4 no additional outlets required 1007.3 Service upgrade. Where the occupancy of an existing building or part of an existing building is changed, electrical service shall be upgraded to meet the requirements of NFPA 70 for the new occupancy. We understand this to require any new electrical work to comply with NFPA 70. There are no new electrical loads or requirements with the change of occupancy. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 9 of 19 Existing Building Code Text Commentary 1007.4 Number of electrical outlets. Where the occupancy of an existing building or part of an existing building is changed, the number of electrical outlets shall comply with NFPA 70 for the new occupancy. No additional outlets are required for an F-2 occupancy. SECTION 1008 MECHANICAL 1008.1 Mechanical requirements. Where the occupancy of an existing building or part of an existing building is changed such that the new occupancy is subject to different kitchen exhaust requirements or to increased mechanical ventilation requirements in accordance with the Mechanical Code of New York State, the new occupancy shall comply with the respective Mechanical Code of New York State provisions. Table 403.1.1 of the mechanical code defines ventilation rates. The previous occupancy classification was “warehouse,” the new occupancy will be “work room.” The new occupancy has airflow requirements greater than the previous occupancy, modifications to the airflow are required. The closest occupancy classification are items considered workrooms. We consider this closest to “Bank vaults/safedeposit” or “Computer (without printing)”. The requirements for these areas are: 4-5 people/1000 sq.ft. We will assume 5 people/1000 sq.ft. 5 CFM/person 0.06 CFM/sq.ft. The requirements above add up to 0.085 CFM/sq.ft. For this building of approximately 5,600 sq.ft. the required airflow is 476 CFM. This flow needs to be divided between the building spaces based on the floor area. Hallam-ICS expects that energy recovery units (ERUs) will be the most economical option for this. The solution may consist of a single ERU with ducted supply and return to each building area, or several ERUs. Table 403.1.1 requires exhaust air for bathrooms. This can be either 25 CFM continuous or 50 CFM intermittent. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 10 of 19 Existing Building Code Text Commentary SECTION 1009 PLUMBING 1009.1 Increased demand. Where the occupancy of an existing building or part of an existing building is changed such that the new occupancy is subject to increased or different plumbing fixture requirements or to increased water supply requirements in accordance with the Plumbing Code of New York State, the new occupancy shall comply with the intent of the respective Plumbing Code of New York State provisions. This section requires new plumbing demands comply with the building code. Refer to the plumbing code review. SECTION 1010 OTHER REQUIREMENTS 1010.1 Light and ventilation. Light and ventilation shall comply with the requirements of the Building Code of New York State for the new occupancy. This section requires the new work to comply with the building code light and ventilation. The building code references the mechanical code for ventilation. Refer to section 1008 commentary. 10 footcandels requires. We assume this is the case. SECTION 1011 CHANGE OF OCCUPANCY CLASSIFICATION This section provides requirements that largely match requirements in other sections. 1011.4 Means of egress, general. Hazard categories in regard to life safety and means of egress shall be in accordance with Table 1011.4 TABLE 1011.4 MEANS OF EGRESS HAZARD CATEGORIES This table provides hazard classifications. 1011.4.1 Means of egress for change to a higher- hazard category. Where a change of occupancy classification is made to a higher-hazard category (lower number) as shown in Table 1011.4, the means of egress shall comply with the requirements of Chapter 10 of the Building Code of New York State. F-2 is the lowest classification hazard. The requirements of this section do not apply. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 11 of 19 Existing Building Code Text Commentary 1011.4.2 Means of egress for change of use to an equal or lower-hazard category. Where a change of occupancy classification is made to an equal or lesser-hazard category (higher number) as shown in Table 1011.4, existing elements of the means of egress shall comply with the requirements of Section 905 for the new occupancy classification. Newly constructed or configured means of egress shall comply with the requirements of Chapter 10 of the Building Code of New York State. F-2 is the lowest classification hazard. The requirements of this section apply. This section references section 905, which then references section 805. 2.2 2020 Building Code of New York State Building Code Text Commentary SECTION 202 DEFINITIONS This section provides definitions for words and terms in this code. 306.2 Moderate-hazard factory industrial, Group F-1 Factory industrial uses that are not classified as Factory Industrial F-2 Low Hazard shall be classified as F-1 Moderate Hazard and shall include, but not be limited to, the following: Aircraft (manufacturing, not to include repair) Appliances Athletic equipment Automobiles and other motor vehicles Bakeries Beverages: over 16-percent alcohol content Bicycles Boats Brooms or brushes REMAINDER OF EXAMPLES NOT LISTED HERE. Group F-1 does not apply to the use of this space. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 12 of 19 Building Code Text Commentary 306.3 Low-hazard factory industrial, Group F-2. Factory industrial uses that involve the fabrication or manufacturing of noncombustible materials that during finishing, packing or processing do not involve a significant fire hazard shall be classified as F-2 occupancies and shall include, but not be limited to, the following: Beverages: up to and including 16-percent alcohol content Brick and masonry Ceramic products Foundries Glass products Gypsum Ice Metal products (fabrication and assembly) The client’s usage is similar to that of a research and development facility. The description for an F- 2 space most closely matches the tenant’s use of the space. The new occupancy will be F-2. [F] 903.2 Where required. Approved automatic sprinkler systems in new buildings and structures shall be provided in the locations described in Sections 903.2.1 through 903.2.12. This section defines where an automatic sprinkler system is required. It does not have any requirements listed for Group F-2. An automatic sprinkler system is not required. [F] 905.3 Required installations. Standpipe systems shall be installed where required by Sections 905.3.1 through 905.3.8. Standpipe systems are allowed to be combined with automatic sprinkler systems. Exception: Standpipe systems are not required in Group R-3 occupancies. [F] 905.3.1 Height. Class Ill standpipe systems shall be installed throughout buildings where any of the following conditions exist: 1. Four or more stories are above or below grade plane. 2. The floor level of the highest story is located more than 30 feet (9144 mm) above the lowest level of fire department vehicle access. 3 The floor level of the lowest story is located more than 30 feet (9144 mm) below the highest level of fire department vehicle access. Exceptions not shown here. Section 905.3 lists where standpipes are required. Standpipes are not required based on the building’s height. Sections 905.3.2-905.3.8 are specific conditions that do not apply to this building. Stand pipes are not required. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 13 of 19 Building Code Text Commentary [F] 906.1 Where required. Portable fire extinguishers shall be installed in all of the following locations: 1. In Group A, B, E, F, H, 1, M, R-1, R-4 and S occupancies. Exceptions not shown here. 2. In areas where flammable or combustible liquids are stored, used or dispensed. 3. On each floor of structures under construction, except Group R-3 occupancies, in accordance with Section 3315.1 of the Fire Code of New York State. 4. Where required by the Fire Code of New York State sections indicated in Table 906.1. 5. Special-hazard areas, including but not limited to laboratories, computer rooms and generator rooms, where required by the fire code official. 6. Special-hazard areas, including but not limited to laboratories computer rooms and generator rooms, where required by the fire code official. Fire extinguishers are required. [F] 906.3 Size and distribution. The size and distribution of portable fire extinguishers shall be in accordance with Sections 906.3.1 through 906.3.4. No commentary. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 14 of 19 Building Code Text Commentary [F] 906.3.1 Class A fire hazards. The minimum sizes and distribution of portable fire extinguishers for occupancies that involve primarily Class A fire hazards shall comply with Table 906.3(1). [F] TABLE 906.3(1) FIRE EXTINGUISHERS FOR CLASS A FIRE HAZARDS This table applies to class A fire extinguishers. Hallam-ICS recommends considering the space an ordinary hazard occupancy. Minimum requirements for an ordinary hazard occupancy: 2-A rated extinguisher Maximum floor area per extinguisher: 1,500 sq. ft. Maximum distance of travel to extinguisher: 75 ft. [F] 906.3.2 Class B fire hazards. Portable fire extinguishers for occupancies involving flammable or combustible liquids with depths less than or equal to 0.25-inch (6.4 mm) shall be selected and placed in accordance with Table 906.3(2). Portable fire extinguishers for occupancies involving flammable or combustible liquids with a depth of greater than 0.25-inch (6.4 mm) shall be selected and placed in accordance with NFPA 10. [F] TABLE 906.3(2) FIRE EXTINGUISHERS FOR FLAMMABLE OR COMBUSTIBLE LIQUIDS WITH DEPTHS LESS THAN OR EQUAL TO 0.25 This table applies to class B fire extinguishers. Hallam-ICS recommends considering the space an ordinary hazard occupancy. Maximum distance of travel to extinguishers for an ordinary hazard occupancy: For 10-B rated extinguisher, 30 ft For 20-B rated extinguisher, 50 ft GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 15 of 19 Building Code Text Commentary [F] 906.3.3 Class C fire hazards. Portable fire extinguishers for Class C fire hazards shall be selected and placed on the basis of the anticipated Class A or B hazard. Hallam-ICS recommends that the owner purchase ABC rated fire extinguishers. [F] 906.3.4 Class D fire hazards. Portable fire extinguishers for occupancies involving combustible metals shall be selected and placed in accordance with NFPA 10. Combustible metal fires do not apply to this building use. [F] 907.2.4 Group F. A manual fire alarm system that activates the occupant notification system in accordance with Section 907.5 shall be installed in Group F occupancies where both of the following conditions exist: 1. The Group F occupancy is two or more stories in height. 2. The Group F occupancy has a combined occupant load of 500 or more above or below the lowest level of exit discharge. Exception: Manual fire alarm boxes are not required where the building is equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.1 and the occupant notification appliances will activate throughout the notification zones upon sprinkler water flow. Neither of the conditions listed apply. A manual fire alarm system is not required. SECTION 915 CARBON MONOXIDE DETECTION [NY] 915.1 General. Carbon monoxide alarms and carbon monoxide detection shall be installed in new and existing buildings in accordance with Section 915 of the Fire Code of New York State. Section 915 requires following the fire code. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 16 of 19 Building Code Text Commentary SECTION 1204 LIGHTING 1204.1 General. Every space intended for human occupancy shall be provided with natural light by means of exterior glazed openings in accordance with Section 1204.2 or shall be provided with artificial light in accordance with Section 1204.3. Exterior glazed openings shall open directly onto a public way or onto a yard or court in accordance with Section 1205. Lighting is required. 1204.3 Artificial light. Artificial light shall be provided that is adequate to provide an average illumination of 10 footcandles (107 lux) over the area of the room at a height of 30 inches (762 mm) above the floor level. The lighting in the building meets the 10 footcandle requirement in this section. 2.3 2020 Fire Code of New York State Fire Code Text Commentary [NY] 915.1 General. New and existing residential buildings and commercial buildings shall be provided with carbon monoxide detection and notification in accordance with this Section 915. Carbon monoxide detection is required. [NY] 915.3.1 Residential buildings and commercial buildings that contain a fuel-buming appliance. Carbon monoxide detection shall be installed in residential buildings and commercial buildings in all rooms, occupiable space, dwelling units, sleeping areas, and sleeping units that contain a fuel-burning appliance. The owner’s unit heaters burn fuel. This section applies. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 17 of 19 Fire Code Text Commentary [NY] 915.3.2 Commercial buildings served by a fuelburning forced-air furnace. Carbon monoxide detection shall be installed in a central or otherwise approved location in commercial buildings in the following locations when such location is served by a fuel-burning forced-air furnace: 1. In each HVAC zone on every floor level that is served by a fuel-burning forced air furnace. 2. In sleeping units, sleeping areas in day care facilities, and in every classroom in a Group E occupancy that is served by a fuel-burning forced- air furnace. 3. Outside of sleeping areas and within 10 feet (3048 mm) of the entrance to the sleeping areas in dwelling units. This section states where carbon monoxide detection is required. Carbon monoxide detectors are located in each HVAC zone. Section 915.3.2 already requires carbon monoxide detection in every room. [NY] 915.3.3 Residential buildings and commercial buildings with an attached motor vehicle related occupancy. Carbon monoxide detection shall be installed in a central or otherwise approved location in each occupiable space in a commercial building and within 10 feet (3048 mm) of the entrance to sleeping areas and sleeping units in residential buildings and commercial buildings that: 1. Have a communicating opening with an attached motor vehicle related occupancy, 2. Share one or more common walls with an attached motor vehicle related occupancy, or 3. Are located one story above or below a motor vehicle related occupancy. This section states where carbon monoxide detection is required. It does not provide any requirements above the requirements in 915.3.1 for this building. [NY] 915.4.1.2 Carbon monoxide alarm listing. Carbon monoxide alarms shall be listed and labeled as complying with UL 2034 or CAN/CSA 6.19. Carbon monoxide detectors need to be listed labeled as complying with UL2034 or CAN/CSA 6.19. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 18 of 19 2.4 2020 Plumbing Code of New York State Plumbing Code Text Commentary SECTION 403 MINIMUM PLUMBING FACILITIES Table not shown here. Factory and industrial occupancies require: 1 per 100 water closets 1 per 100 lavatories 1 per 100 drinking fountains 1 service sink The building has a water closet and lavatory. If the building does not have a service sink and drinking fountain, these must be installed. 410.2 Small occupancies. Drinking fountains shall not be required for an occupant load of 15 or fewer. If the owner can confirm that the occupancy load of the building is 15 or fewer people, a drinking fountain is not required. [BE] 410.3 High and low drinking fountains. Where drinking fountains are required, not fewer than two drinking fountains shall be provided. One drinking fountain shall comply with the requirements for people who use a wheelchair and one drinking fountain shall comply with the requirements for standing persons. Exceptions: 1. A single drinking fountain with two separate spouts that complies with the requirements for people who use a wheelchair and standing persons shall be permitted to be substituted for two separate drinking fountains. 2. Where drinking fountains are primarily for children's use, the drinking fountains for people using wheelchairs shall be permitted to comply with the children's provisions in ICC A 117.1 and drinking fountains for standing children shall be permitted to provide the spout at 30 inches (762 mm) minimum above the floor. Two water fountains are required, or a single fountain with two separate spouts. One is required for people who use a wheelchair, one is for people who are standing. GREEN TREE 142 BREWERY LANE, ITHACA, NY BASIS OF DESIGN Green Tree 142 Brewery Lane Basis Of Design.docx 19 of 19 2.5 NFPA 10, 2018 NFPA 10 Text Commentary 5.4.1.1 * Light Hazard. Light hazard occupancies shall be classified as locations where the quantity and combustibility of Class A combustibles and Class B flammables are low and fires with relatively low rates of heat release are expected. These occupancies consist of fire hazards having normally expected quantities of Class A combustible furnishings, and/or the total quantity of Class B flammables typically expected to be present is less than 1 gal (3.8 L) in any room or area. This is the definition of “Light Hazard”. Depending on the activities of the tenants activities this may apply. We recommend conservatively placing fire extinguishers base on “Ordinary Hazard” 5.4.1.2* Ordinary Hazard. Ordinary hazard occupancies shall be classified as locations where the quantity and combustibility of Class A combustible materials and Class B flammables are moderate and fires with moderate rates of heat release are expected. These occupancies consist of fire hazards that only occasionally contain Class A combustible materials beyond normal anticipated furnishings, and/or the total quantity of Class B flammables typically expected to be present is from 1 gal to 5 gal (3.8 L to 18.9 L) in any room or area. This is the definition of “Ordinary Hazard”. Depending on the activities of the tenant activities this may apply. We recommend conservatively placing fire extinguishers base on “Ordinary Hazard” 5.4.1.3* Extra Hazard. Extra hazard occupancies shall be classified as locations where the quantity and combustibility of Class A combustible material are high or where high amounts of Class B flammables are present and rapidly developing fires with high rates of heat release are expected. These occupancies consist of fire hazards involved with the storage, packaging, handling, or manufacture of Class A combustibles, and/or the total quantity of Class B flammables expected to be present is more than 5 gal (18.9 L) in any room or area. This definition does not apply to the tenant’s use. 3 Online Code Resources Access to New York State ICC codes is available for free at: https://codes.iccsafe.org/codes/new-york Access to the National Fire Protection Association (NFPA) standards is available for free at: https://www.nfpa.org/ End Pg. 1 PROPOSED RESOLUTION: Preliminary & Final Site Plan Approval The Soil Factory – A Project of Weave Community 142 Ithaca Beer Drive Tax Parcel No.’s 33.-3-2.3 & 33.-3-2.5 Town of Ithaca Planning Board, May 7, 2024 WHEREAS: 1. This action is the consideration of Preliminary and Final Site Plan Approval for the Soil Factory, a Project of Weave Community, located at 142 Ithaca Beer Drive within the Light Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing soil research test gardens on the site, along with multi-disciplinary meeting, workshop, and event spaces classified as Community Workshop and Place of Assembly uses in the existing buildings. Site improvements include delineating bicycle, vehicle, pedestrian circulation, and parking areas. There are no proposed exterior changes to the existing buildings. Greentree Ithaca, LLC, Owner; Neil Schill, Applicant/Agent, 2. This is a Type II Action, pursuant to 6 NYCRR Section 617.5(c)(182) of the regulations of the New York State Department of Environmental Conservation promulgated pursuant to the State Environmental Quality Review Act, as the action constitutes a “reuse of a residential or commercial structure, or of a structure containing mixed residential and commercial uses, where the residential or commercial use is a permitted use under the applicable zoning law or ordinance, including permitted by special use permit, and the action does not meet or exceeds any of the thresholds in section 617.4 of this Part;”replacement, rehabilitation, or reconstruction of a structure or facility, in kind, on the same site, including upgrading buildings to meet building or fire codes,” and thus, approval of the site plan is not subject to review under SEQR, 3. The Planning Board, at a public hearing held on May 7, 2024, has reviewed, and accepted as adequate an undated narrative, a Basis of Design report prepared by Hallam ICS, dated 08/09/2022 (revised 06/12/2023), site plans titled “The Soil Factory, 142 Ithaca Beer Drive, Ithaca, NY14850,” including Sheets C1 and C2, prepared by Claudia Brenner, dated 04-02- 2024, and other application materials, and 4. Project plans, and related information, were duly delivered to the Tompkins County Planning and Sustainability Department per New York State General Municipal Law §§239-l et seq., and such Department responded in a April 24, 2024, letter from Katherine Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-l, -m, and -n of the New York State General Municipal Law, determining that the proposed action will have no significant county-wide or inter-community impact; NOW THEREFORE BE IT RESOLVED THAT: 1. The Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of site plan control nor the policies enunciated or implied by the Town Board, Pg. 2 2. The Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed modifications to the Soil Factory, a Project of Weave Community, as described in the items noted in Whereas # 3 above, [If there are conditions]…subject to the following conditions: a. [placeholder in case there are conditions…] 3. Pursuant to Section 270-227 (A) (2) and (3) of the Town Code, the Planning Board hereby authorizes a 9% reduction in the number of required parking spaces for the project, finding that the reduction in the required number of parking spaces will not adversely affect traffic flow on the project site, will leave adequate parking for all of the reasonably anticipated uses or occupancies in the project, and will not otherwise adversely affect the general welfare of the community, 4. Pursuant to Section 270-227 (A) (4) of the Town Code, the Planning Board hereby authorizes a reduction in the standard 180 square foot parking space size, to no less than 162 square feet, finding that the reduction will not cause any adverse effects on the project, on the surrounding properties, or on the neighborhood, and 5. Pursuant to Section 270-227.B (2) and (3) of the Town Code, the Planning Board hereby authorizes the placement of parking in the required front yard of the project site, finding that: a. The particular use, nature, or location of the proposed project or building, requires that parking be in one of such yards, b. It is not practicable to limit parking to areas outside the required yard, c. Parking in such yard does not significantly adversely affect adjacent properties or the character of the neighborhood, and d. No such parking will occur in any buffer areas.