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Home My WebLink AboutInbox - CJ Randall - Outlook Local 81 Union Training Facility - Fire ProtectionOutlook Re: Local 81 Union Training Facility - Fire Protection From Edward Keplinger <ek@Keplingerfreeman.com> Date Mon 7/6/2026 12:14 PM To Marty Moseley <MMoseley@townithacany.gov>; CJ Randall <cjrandall@townithacany.gov>; Nick Quilty-Koval <nquiltykoval@townithacany.gov>; Justin McNeal <JMcNeal@townithacany.gov> Cc Brian Manthey <Brian@bmanarchitect.com>; Tommy Hayward <thayward@ualocal81.org>; Lisa Wennberg <lw@Keplingerfreeman.com>; gregg@boltonpoint.org <gregg@boltonpoint.org>; Chas Porter <cporter@ualocal81.org> 2 attachments (11 MB) 2026 07 02 - ITHACA TRAINGING FACILITY-PROGRESS SET.pdf; Fire-Apparatus-Access-and-Fire-Hydrant-Worksheet.pdf; Good Afternoon Marty, CJ, Attached please ﬁnd updated site plans and a Fire Apparatus and Fire Hydrant Worksheet. The plans have been updated to provide for ﬁre apparatus access to all points of the building per the worksheet. In particular, a dead end ﬁre road has been added to the south side of the building to provide full building coverage by ﬁre vehicle and hose length, refer to drawing L302. We have also included a worksheet that we used on a previous City of Ithaca project. I am not sure if they still use this. I was not able to ﬁll out the form completely but it is close. We will want the ﬁre department to concur that the proposed site plan layout is acceptable to them. We will also want to know where ﬁre hydrant should be placed on the site. Please let me know if you should need any further information. Edward G. Keplinger RLA ASLA Keplinger Freeman Associates 6320 Fly Road, Suite 109 East Syracuse, NY 13057 (315) 445-7980 Fax – (315) 445-7981 Cell – (315) 440-4020 ek@keplingerfreeman.com Check out our new web site at http://keplingerfreeman.com From: Nick Quilty-Koval <nquiltykoval@townithacany.gov> Sent: Wednesday, July 1, 2026 2:53 PM To: Edward Keplinger <ek@Keplingerfreeman.com>; Brian Manthey <Brian@bmanarchitect.com>; Chas Porter <cporter@ualocal81.org> Cc: Tommy Hayward <thayward@ualocal81.org>; CJ Randall <cjrandall@townithacany.gov>; Lisa Wennberg <lw@Keplingerfreeman.com>; Justin McNeal <JMcNeal@townithacany.gov>; Marty Moseley <MMoseley@townithacany.gov>; gregg@boltonpoint.org <gregg@boltonpoint.org> Subject: Re: Local 81 Union Training Facility Hi Ed, It was a pleasure meeting with you all last Thursday (6/25/26) to discuss the project located on Tax Map Nos. 35.-1-10.2 (+/- 2.0 acres) and 35.-1-9.21 (+/- 6.9 acres) along Elmira Road in the Inlet Valley Transition Overlay District (IVOD); the IVOD Zoning has been attached here as a Word document, per request. Here's a recap of our meeting: We discussed a proposal to consolidate the two aforementioned lots and construct a new building (+/- 23,000 square feet), along with a ground-mounted solar energy system, a trail, and other site improvements associated with the development. This project is considered a private club/lodge, which is a permitted use subject to special permit approval by the Town Planning Board, as outlined in Town Code § 270-171.5(G)7. The special permit review process is detailed below and found in Town Code § 270-198 Procedure. Your team presented conceptual plans detailing the site layout and building design. This included a description of the following elements: The use of two various pavement types onsite: one for heavy duty traffic used along primary drive aisles, and another for lighter vehicles used in parking stalls. Proposed parking with a capacity of approximately 80 vehicles, including areas located along the northern property line adjacent to the Eddydale Farm Stand. Stormwater will be managed by dry detention basins. The project proposal includes geothermal and solar design elements. Solar elements include solar facilities located in the southeastern portion of the site, as well as panels installed on top of a structure overhanging the "sandbox" area. In addition, your team inquired about installing gas-related infrastructure to support training programs. The proposed building includes Type III Construction, including steel walls for fireproofing. The building is proposed as a B occupancy classification and will include facilities to train classroom sizes of 40-60 people. This training includes night school operations from September through May. A "Dockzilla" (or similar) loading dock is proposed along the eastern facade of the building. Conceptual architectural plans depict the building design, including several siding materials, color schemes, canopies over outdoor cylinder storage areas, and proposed rooflines. Town comments: Coordination with the adjacent property owner to discuss potential pedestrian connections to that nearby business (Eddydale Farm Market) is encouraged. A swept path analysis is required to determine if adequate access for emergency vehicles is provided. Please coordinate with Marty (cc'd) regarding requirements for the swept path analysis and identification of fire hydrants on or adjacent to the site. Bolton Point is available to assist your team with questions related to water metering requirements. Please contact Greg Weatherby (also cc'd) for further information. The Tompkins County Business Energy Advisors (BEA) program may provide guidance related to energy modeling and planning. Please reach out to Hailey Delisle, Sustainability Coordinator (hdelisle@tompkins-co.org, 607-274-5563) with any questions. Town of Ithaca Town Code §270-219.1(G)(1)classifies ground-mounted solar energy systems into three categories: small-scale , medium-scale, and large-scale. The conceptual site plans appear to show three rows of ground mounted solar panels, each measuring 3,600 square feet (120' X 30'), for a total of 10,800 square feet. The proposed ground mounted system appears to fall in the large-scale ground mounted system category, which exceeds thresholds allowed in the IVOD. Recommend reducing system size to a footprint not to exceed 7,000 square feet to stay within Medium-scale photovoltaic solar energy system standards. Coordination with the New York State Department of Transportation (DOT) is required to obtain Highway Work Permits in the DOT right of way (NYS-13). Please contact the DOT to discuss applicable permits and PERM 33-COM requirements. The Town will conduct an in-depth zoning analysis to identify potential variances after the applicant team reviews the IVOD zoning requirements and submits a Sketch Plan Review application. We anticipate that a Sketch Plan review meeting with the Planning Board will be the first step in the process for this project. Preliminary Review and Final Review are subsequent steps in the review process, which follow the same submission deadline required as Sketch Plan but require more detailed site plans. Submission requirements and checklists are available here: https://ithacany.viewpointcloud.com/categories/1074/record- types/6457. I will provide additional guidance as the project advances through each stage of review (fees for Preliminary and Final Site Plan, respectively, will be calculated based on estimated project cost). To begin, please submit a request for a water and sewer availability determination to the Town's Engineering Department through the following link: https://ithacany.portal.opengov.com/categories/1080/record-types/6573; the fee is $100.00. Site Plan and Special Permit Review Process The Town Planning Board meets the 1st and 3rd Tuesdays of every month at 6:30 PM. We need a complete application submitted at least 30 days before a meeting. Here is a link to the Town Code outlining required submission materials, which I've also outlined below: § 234- 14 Sketch plans and preapplication information and a link to the Sketch Plan Review Submittal Checklist Completed & signed Development Review Application – please apply online here: https://ithacany.viewpointcloud.com/ Payment of Sketch Plan Review fees of $125.00, which can be paid online at: https://ithacany.viewpointcloud.com/categories/1074/record-types/6457 – the Town accepts credit cards online (with a fee), as well as cash or check written out to “Town of Ithaca.” General project narrative – one digital upload plus13 hard copies, explaining the purpose of the project, including the type and density of development, water, sewer, and electrical systems proposed, and a general timetable for the development. One digital upload plus one signed paper copy of the State Environmental Quality Review (SEQR) Full Environmental Assessment Form (FEAF) Part 1 (attached). This form was generated from the DEC’s website: https://gisservices.dec.ny.gov/eafmapper/. One digital upload, two full size hard copy sets (24” x 36”), and 13 reduced hard copy sets (11” x 17”) of site plan drawings. Drawings should contain the project title and address, graphic scale, north arrow, and date, and should show other aspects of the project outlined in the Sketch Plan Checklist. Subdivision Review Process Upload submission materials to this link (you’ll upload materials as attachments to the application you already started in OpenGov): https://ithacany.viewpointcloud.com/categories/1074/record-types/6457 One digital upload plus one signed paper copy of an Owners Authorization Form (attached), if the Applicant is not the property owner. One digital upload plus one signed paper copy of the SEQR FEAF (attached). You can also generate the SEQR form from the DEC’s website: https://gisservices.dec.ny.gov/eafmapper/ One digital upload plus 13 paper copies of a narrative that explains the project – why are you subdividing? One digital upload of the proposed subdivision plat prepared by a licensed surveyor or engineer, plus 2 printed large size (18 x 24 or 24 x 36) copies and 13 printed copies in 11 x 17 size. The plat should also meet the requirements listed in the attached checklist. Payment of review fees: $175.00 for a combination of two lots. 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. Please contact me with any questions or concerns as the development plans progress! Nick Quilty-Koval Planner Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 P: 607-273-1747 (ext. 127) E: nquiltykoval@townithacany.gov From: Edward Keplinger <ek@Keplingerfreeman.com> Sent: Wednesday, July 1, 2026 1:35 PM To: Nick Quilty-Koval <nquiltykoval@townithacany.gov>; Brian Manthey <Brian@bmanarchitect.com>; Chas Porter <cporter@ualocal81.org> Cc: Tommy Hayward <thayward@ualocal81.org>; CJ Randall <cjrandall@townithacany.gov>; Lisa Wennberg <lw@Keplingerfreeman.com>; Justin McNeal <JMcNeal@townithacany.gov>; Marty Moseley <MMoseley@townithacany.gov> Subject: Re: Local 81 Union Training Facility Nick, Would it be possible to get the overlay district in MS Word format? I can only download a PDF version from the town code web site. Edward G. Keplinger RLA ASLA Keplinger Freeman Associates 6320 Fly Road, Suite 109 East Syracuse, NY 13057 (315) 445-7980 Fax – (315) 445-7981 Cell – (315) 440-4020 ek@keplingerfreeman.com Check out our new web site at http://keplingerfreeman.com From: Nick Quilty-Koval <nquiltykoval@townithacany.gov> Sent: Wednesday, June 17, 2026 10:12 AM To: Brian Manthey <Brian@bmanarchitect.com>; Chas Porter <cporter@ualocal81.org> Cc: Edward Keplinger <ek@Keplingerfreeman.com>; Tommy Hayward <thayward@ualocal81.org>; CJ Randall <cjrandall@townithacany.gov>; Lisa Wennberg <lw@Keplingerfreeman.com>; Justin McNeal <JMcNeal@townithacany.gov>; Marty Moseley <MMoseley@townithacany.gov> Subject: Re: Local 81 Union Training Facility Good morning, all, I'm prepping for our meeting next week and wanted to share information about the Town of Ithaca Inlet Valley Overlay Zone. Since the project appears to be located within the Inlet Valley Transition (IV-T) overlay zone, I hope these materials give your team an opportunity to review the applicable requirements in advance. Below are links to the Inlet Valley Overlay District (IVOD) map, the economic feasibility study, and the Town code section. Map Economic Feasibility Study Town Code section Notably, the IVOD applies land use and design standards to the lands along Elmira Road (NY-13), including standards for site and building design, landscaping, screening, parking, and signage. These standards are detailed in Town Code § 270-171.6 Design standards and guidelines. Please feel free to reach out to me with any questions as you review these materials, or bring them to our meeting next week. Our team will be prepared to answer questions and provide feedback on your conceptual plans. All the best, Nick Quilty-Koval Planner Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 P: 607-273-1747 (ext. 127) E: nquiltykoval@townithacany.gov From: Brian Manthey <Brian@bmanarchitect.com> Sent: Friday, June 12, 2026 4:49 AM To: Chas Porter <cporter@ualocal81.org> Cc: Edward Keplinger <ek@keplingerfreeman.com>; Tommy Hayward <thayward@ualocal81.org>; Nick Quilty- Koval <nquiltykoval@townithacany.gov>; CJ Randall <cjrandall@townithacany.gov>; Lisa Wennberg <lw@keplingerfreeman.com>; Justin McNeal <JMcNeal@townithacany.gov>; Marty Moseley <MMoseley@townithacany.gov> Subject: Re: Local 81 Union Training Facility Sorry about that Chas. We know that - this email string has been perpetuating an early error on our part. Brian Manthey 1919 Patterson Rd Marietta, NY 13110 315.636.8436 Brian@BManArchitect.com This message was sent from my phone. Please excuse typos and poor grammar. On Thu, Jun 11, 2026 at 7:18 PM Chas Porter <cporter@ualocal81.org> wrote: Thank you Ed, Brian, and all for setting this up! One correction I would like to make: we are Local 81 Plumbers and Pipefitters Union, not the Electricians. I am available and will be able to attend. Have a great evening. Chas Porter Local 81 Training Department (607)351-3298 From: Brian Manthey <Brian@bmanarchitect.com> Sent: Thursday, 11 June 2026 18:11:38 To: Edward Keplinger <ek@keplingerfreeman.com>; Chas Porter <cporter@ualocal81.org>; Tommy Hayward <thayward@ualocal81.org> Cc: Nick Quilty-Koval <nquiltykoval@townithacany.gov>; CJ Randall <cjrandall@townithacany.gov>; Lisa Wennberg <lw@keplingerfreeman.com>; Justin McNeal <JMcNeal@townithacany.gov>; Marty Moseley <MMoseley@townithacany.gov> Subject: Re: Electrician's Union Training Facility I just sent out an invite for Thursday 6/25 at 1:00, at the town of Ithaca offices. Hopefully every can make it. --- Brian Manthey/ Architect Ph: 315.636.8436 Brian@BManArchitect.com 1919 Patterson Rd Marietta, NY 13110 On Thu, Jun 11, 2026 at 3:53 PM Edward Keplinger <ek@keplingerfreeman.com> wrote: Nick, We will get back to you soon with a date/time. Ed Get Outlook for Android From: Nick Quilty-Koval <nquiltykoval@townithacany.gov> Sent: Thursday, June 11, 2026 3:47:43 PM To: Edward Keplinger <ek@Keplingerfreeman.com>; CJ Randall <cjrandall@townithacany.gov> Cc: 'Brian Manthey' <brian@bmanarchitect.com>; Lisa Wennberg <lw@Keplingerfreeman.com>; Justin McNeal <JMcNeal@townithacany.gov>; Marty Moseley <MMoseley@townithacany.gov> Subject: Re: Electrician's Union Training Facility Hi Ed, Unfortunately, Wednesday mornings are typically reserved for a management team meeting for director-level staﬀ (Marty, Justin, and C.J.). That said, I'd be happy to meet with your team that day to ﬁeld questions and then follow up with the directors from each Town department (Codes, Engineering, and Planning). If you'd prefer to meet with me and the department directors, we are available during the following dates and times: Monday, June 22, from 1:00 - 2:00 PM Tuesday, June 23, from 1:00 - 2:00 PM Thursday, June 25, from 1:00 - 2:00 PM Please let me know if any of these times work for you and your team. Thank you, Nick Nick Quilty-Koval Planner Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 P: 607-273-1747 (ext. 127) E: nquiltykoval@townithacany.gov From: Edward Keplinger <ek@Keplingerfreeman.com> Sent: Thursday, June 11, 2026 3:17 PM To: Nick Quilty-Koval <nquiltykoval@townithacany.gov>; CJ Randall <cjrandall@townithacany.gov> Cc: 'Brian Manthey' <brian@bmanarchitect.com>; Lisa Wennberg <lw@Keplingerfreeman.com>; Justin McNeal <JMcNeal@townithacany.gov>; Marty Moseley <MMoseley@townithacany.gov> Subject: Re: Electrician's Union Training Facility Some people who received this message don't often get email from ek@keplingerfreeman.com. Learn why this is important Nick, We are in a good position to meet and discuss the project. Would it be possible meet next Wednesday morning sometime? We would meet in person at your oﬃces. Ed Edward G. Keplinger RLA ASLA Keplinger Freeman Associates 6320 Fly Road, Suite 109 East Syracuse, NY 13057 (315) 445-7980 Fax – (315) 445-7981 Cell – (315) 440-4020 ek@keplingerfreeman.com Check out our new web site at http://keplingerfreeman.com From: Nick Quilty-Koval <nquiltykoval@townithacany.gov> Sent: Wednesday, May 27, 2026 9:17 AM To: Edward Keplinger <ek@Keplingerfreeman.com>; CJ Randall <cjrandall@townithacany.gov> Cc: 'Brian Manthey' <brian@bmanarchitect.com>; Lisa Wennberg <lw@Keplingerfreeman.com>; Justin McNeal <JMcNeal@townithacany.gov>; Marty Moseley <MMoseley@townithacany.gov> Subject: Re: Electrician's Union Training Facility Hi Edward, I hope you've been well. Once you've had the chance to review the materials sent by C.J., please feel free to suggest meeting dates that work best for you and your team. We are happy to meet either in-person at the Town of Ithaca Town Hall (215 N. Tioga Street, Ithaca) or virtually. In the meantime, do not hesitate to share any questions or sketch plans in advance of our meeting. Thank you, Nick Nick Quilty-Koval Planner Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 P: 607-273-1747 (ext. 127) E: nquiltykoval@townithacany.gov From: Edward Keplinger <ek@Keplingerfreeman.com> Sent: Wednesday, May 20, 2026 3:56 PM To: CJ Randall <cjrandall@townithacany.gov> Cc: 'Brian Manthey' <brian@bmanarchitect.com>; Lisa Wennberg <lw@Keplingerfreeman.com>; Justin McNeal <JMcNeal@townithacany.gov>; Nick Quilty-Koval <nquiltykoval@townithacany.gov>; Marty Moseley <MMoseley@townithacany.gov> Subject: Re: Electrician's Union Training Facility Some people who received this message don't often get email from ek@keplingerfreeman.com. Learn why this is important Hi CJ, Thanks for sending along. I will review. I worked with Nick at one of his previous positions, so we have worked together in the past. Edward G. Keplinger RLA ASLA Keplinger Freeman Associates 6320 Fly Road, Suite 109 East Syracuse, NY 13057 (315) 445-7980 Fax – (315) 445-7981 Cell – (315) 440-4020 ek@keplingerfreeman.com Check out our new web site at http://keplingerfreeman.com From: CJ Randall <cjrandall@townithacany.gov> Sent: Wednesday, May 20, 2026 3:54 PM To: Edward Keplinger <ek@Keplingerfreeman.com> Cc: 'Brian Manthey' <brian@bmanarchitect.com>; Lisa Wennberg <lw@Keplingerfreeman.com>; Justin McNeal <JMcNeal@townithacany.gov>; Nick Quilty-Koval <nquiltykoval@townithacany.gov>; Marty Moseley <MMoseley@townithacany.gov> Subject: Re: Electrician's Union Training Facility Hi Edward, Attached is the most recent (12/23/2025) correspondence I am aware of relative to this project; though you may have already received it, I've attached it here just in case, as the details therein are still relevant. Of course, we are happy to meet with you to discuss the project prior to any formal submission. I've copied in Town Planner @Nick Quilty-Koval, as he will be the point person for this project; he is on vacation this week, but I know he will be available to arrange a meeting with you shortly after his return the week of May 26th. He can be contacted here via email or direct at (607) 882-2685. Thanks much, C.J. C.J. Randall, LEED AP ND Director of Planning Town of Ithaca 215 N Tioga St Ithaca, NY 14850-4357 607-273-1721 x120 cjrandall@townithacany.gov From: Marty Moseley <MMoseley@townithacany.gov> Sent: Wednesday, May 20, 2026 11:14 AM To: Edward Keplinger <ek@Keplingerfreeman.com> Cc: 'Brian Manthey' <brian@bmanarchitect.com>; Lisa Wennberg <lw@Keplingerfreeman.com>; Justin McNeal <JMcNeal@townithacany.gov>; CJ Randall <cjrandall@townithacany.gov> Subject: Re: Electrician's Union Training Facility Edward, I am familiar with the project. Could you please share your target date for the meeting? If you can provide a range of possible dates, I will follow up with available times. I also recommend including CJ Randall (Director of Planning) and Justin McNeal (Senior Civil Engineer) from the Town, both of whom are copied on this email. Thank you, Marty Moseley Director of Code Enforcement Town of Ithaca 215 N Tioga Street Ithaca, New York 14850 P: 607-273-1783 F: 607-273-1704 www.townithacany.gov The information contained in this e-mail message is conﬁdential and intended only for the individual or entity to whom or which it is addressed. If the reader of this message is not the intended recipient, you are hereby notiﬁed that any dissemination, distribution, alteration, or copying of this e-mail message is strictly prohibited. If you have received this e-mail in error, please immediately notify the sender by telephone (607- 273-1783), or by return e-mail, and delete this e-mail message. From: Edward Keplinger <ek@Keplingerfreeman.com> Sent: Wednesday, May 20, 2026 10:51 AM To: Marty Moseley <MMoseley@townithacany.gov> Cc: 'Brian Manthey' <brian@bmanarchitect.com>; Lisa Wennberg <lw@Keplingerfreeman.com> Subject: Electrician's Union Training Facility You don't often get email from ek@keplingerfreeman.com. Learn why this is important Good Morning Marty, I am working with the Electrician's Union on a new training facility at 919 Elmira Road. I believe that they have spoken to you about this project already. The project consists of 30,000+/- square foot building, 80 car parking lot, service area, outdoor training areas and miscellaneous site improvements. We wanted to see if we could schedule a meeting to review the current site plan drawings to see if the Town could provide some comments on the plan that could be incorporated into the Planning Board submission set. We could either meet in person or via teams. Edward G. Keplinger RLA ASLA Keplinger Freeman Associates 6320 Fly Road, Suite 109 East Syracuse, NY 13057 (315) 445-7980 Fax – (315) 445-7981 Cell – (315) 440-4020 ek@keplingerfreeman.com Check out our new web site at http://keplingerfreeman.com