HomeMy WebLinkAboutSPR-Document408 E. Upland Road Office Building
Site Plan Review Application
January 14, 2022
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TWM - A Fisher Associates Landscape Architecture Studio
Fisher Associates, P.E., L.S., L.A., D.P.C.
1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400
www.twm.la | www.fisherassoc.com
January 14, 2022
Brent Cross
Village of Cayuga Heights
Marcham Hall
836 Hanshaw Road
Ithaca, NY 14850
RREE:: 440088 EE.. UUppllaanndd RRooaadd OOffffiiccee BBuuiillddiinngg
Dear Brent and Members of the Planning Board,
Attached please find SEQR and site plan review materials for the proposed 408 E. Upland Office Road Building.
Located on a half-acre sized parcel along East Upland Road, the existing site consists of a single story 5,500 SF
building in approximately the center of the parcel, with parking and driveway around the north, west, and south of
the building. Areas of small shrub plantings, trees, and lawn are on the site as well. The proposed project includes
the removal of the existing building and parking, to be replaced with a new 5,500 SF single story building and
parking lot. The proposed building consists of two tenant spaces, one of which will serve as additional office
space for Sciarraba Walker & Company, whose offices are located on the parcel to the north,410 East Upland
Road. The second space will be leasable office space. A current tenant for the second space is not defined yet,
however the space intends to attract a professional business tenant. Adjacent parcel uses include commercial to
the north and west, and residential to the south of the site. A vegetative buffer in addition to the existing wood
fence are proposed along the south side for privacy and separation from the adjacent residence. Proposed
stormwater management practices on site consist of a rain garden as well as a below-grade alternative pre-
manufactured hydrodynamic unit to provide water quality treatment of runoff from the sidewalk and parking area
north of the new building.
In this submission you will find the Village’s Review Application, Short Environmental Assessment Forms (SEAF) a
detailed project narrative, illustrated site plan, and exterior building perspectives. An 11 x 17 drawing set depicting
the proposed work is also included. The technical drawing set includes:
C000 Survey Map
C100 Civil Legend and Notes
C101 Existing Site Conditions Plan
C102 Site Utility Demolition Plan
C201 Site Utility Plan
C202 Erosion and Sediment Control Plan
C301 Details
C302 Details
L101 Site Demolition Plan
L201 Site Layout and Materials Plan
L301 Site Grading Plan
L401 Site Planting Plan
L402 Site Mulch and Soils Plan
L501 Site Details
A101 First Floor Plan
A105 Roof Plan
A201 Exterior Elevations
A301 Building Section
In addition to site plan approval, this project will require a zoning variance for side, front, and rear yard setbacks,
as well as a Special Permit due to the interior floor area of the building exceeding 5,000 SF.
Thank you for your review of this project. If you have any questions or require further information, please do not
hesitate to call. At your January 24 meeting, we are hoping to receive action on the following items: declaration of
lead agency, set public hearing date, and referral to the zoning board for the variance and special permit.
Sincerely,
Lauren E. Butts, RLA, ASLA
TWM - A Fisher Associates Landscape Architecture Studio
Fisher Associates, P.E., L.S., L.A., D.P.C.
1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400
www.twm.la | www.fisherassoc.com
January 14, 2022
Brent Cross
Village of Cayuga Heights
Marcham Hall
836 Hanshaw Road
Ithaca, NY 14850
RREE:: 440088 EE.. UUppllaanndd RRooaadd OOffffiiccee BBuuiillddiinngg
Dear Brent and Members of the Planning Board,
Attached please find SEQR and site plan review materials for the proposed 408 E. Upland Office Road Building.
Located on a half-acre sized parcel along East Upland Road, the existing site consists of a single story 5,500 SF
building in approximately the center of the parcel, with parking and driveway around the north, west, and south of
the building. Areas of small shrub plantings, trees, and lawn are on the site as well. The proposed project includes
the removal of the existing building and parking, to be replaced with a new 5,500 SF single story building and
parking lot. The proposed building consists of two tenant spaces, one of which will serve as additional office
space for Sciarraba Walker & Company, whose offices are located on the parcel to the north,410 East Upland
Road. The second space will be leasable office space. A current tenant for the second space is not defined yet,
however the space intends to attract a professional business tenant. Adjacent parcel uses include commercial to
the north and west, and residential to the south of the site. A vegetative buffer in addition to the existing wood
fence are proposed along the south side for privacy and separation from the adjacent residence. Proposed
stormwater management practices on site consist of a rain garden as well as a below-grade alternative pre-
manufactured hydrodynamic unit to provide water quality treatment of runoff from the sidewalk and parking area
north of the new building.
In this submission you will find the Village’s Review Application, Short Environmental Assessment Forms (SEAF) a
detailed project narrative, illustrated site plan, and exterior building perspectives. An 11 x 17 drawing set depicting
the proposed work is also included. The technical drawing set includes:
C000 Survey Map
C100 Civil Legend and Notes
C101 Existing Site Conditions Plan
C102 Site Utility Demolition Plan
C201 Site Utility Plan
C202 Erosion and Sediment Control Plan
C301 Details
C302 Details
L101 Site Demolition Plan
L201 Site Layout and Materials Plan
L301 Site Grading Plan
L401 Site Planting Plan
L402 Site Mulch and Soils Plan
L501 Site Details
A101 First Floor Plan
A105 Roof Plan
A201 Exterior Elevations
A301 Building Section
In addition to site plan approval, this project will require a zoning variance for side, front, and rear yard setbacks,
as well as a Special Permit due to the interior floor area of the building exceeding 5,000 SF.
Thank you for your review of this project. If you have any questions or require further information, please do not
hesitate to call. At your January 24 meeting, we are hoping to receive action on the following items: declaration of
lead agency, set public hearing date, and referral to the zoning board for the variance and special permit.
Sincerely,
Lauren E. Butts, RLA, ASLA
Landscape Architect I
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408 East Upland Road Ithaca, NY 14850
1001 West Seneca St. Ste 201 Ithaca NY 14850 (607)210-8339
408 Upland Road LLC
01/14/22
TWM, A Fisher Associates Landscape Architecture Studio
408 Upland Road Office Building
The existing building at 408 East Upland Road will be removed to accommodate a new 5,500 SF single story multi-tenant office building. The building
will be contextual, respecting the scale of the residential properties, and will accommodate two tenants. Sciarabba Walker will be one of the
tenants. The other tenant is anticipated to a professional business. Site work will consist of grading for a new parking lot, stormwater management,
new plantings, as well as a wood fence and vegetative buffer screen.
McPherson Builders, Inc.129 West Falls St. Ithaca, NY 14850 (607)273-2373
Pg. 7Page 1 of 3
Short Environmental Assessment Form
Part 1 -Project Information
Instructions for Completing
Part 1 – Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the
application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on
information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as
thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the
lead agency; attach additional pages as necessary to supplement any item.
Part 1 –Project and Sponsor Information
Name of Action or Project:
Project Location (describe, and attach a location map):
Brief Description of Proposed Action:
Name of Applicant or Sponsor:Telephone:
E-Mail:
Address:
City/PO:State:Zip Code:
1.Does the proposed action only involve the legislative adoption of a plan, local law, ordinance,
administrative rule, or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that
may be affected in the municipality and proceed to Part 2. If no, continue to question 2.
NO YES
2.Does the proposed action require a permit, approval or funding from any other government Agency?
If Yes, list agency(s) name and permit or approval:NO YES
3.a. Total acreage of the site of the proposed action? __________ acres
b. Total acreage to be physically disturbed? __________ acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? __________ acres
4.Check all land uses that occur on,are adjoining or near the proposed action:
Rural (non-agriculture) Industrial Commercial Residential (suburban)
Aquatic Other(Specify):Agriculture
□ Urban
□ Forest
SEAF 2019
Parkland
408 E.Upland Road Office Building
408 East Upland Road Ithaca,NY 14850
The existing building at 408 East Upland Road will be removed to accommodate a new 5,500 SF single story multi-tenant office building.The building
is being designed to be carbon-neutral and net-zero,with anticipation of photovoltaic panel installation at time of construction.The building will be
contextual,respecting the scale of the residential properties that border two sides of the site,while creating contemporary space to attract business
tenants.The building is designed to accommodate two tenants.Sciarabba Walker will be one of the tenants.The other tenant,not yet under contract,is
anticipated to a professional business.Site work will consist of grading for a new parking lot,stormwater management,new plantings,as well as a
wood fence and vegetative buffer screen.
Lauren Butts,TWM A Fisher Associates Landscape Architecture Studio
607-210-8339
leb@twm.la
1001 West Seneca St.Suite 201
Ithaca NY 14850
Village of Cayuga Heights Zoning Board
(setback variance and special use permit)
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5.Is the proposed action,
a.A permitted use under the zoning regulations?
b.Consistent with the adopted comprehensive plan?
NO YES N/A
6.Is the proposed action consistent with the predominant character of the existing built or natural landscape?NO YES
7.Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area?
If Yes, identify: ________________________________________________________________________________
NO YES
8.a.Will the proposed action result in a substantial increase in traffic above present levels?
b.Are public transportation services available at or near the site of the proposed action?
c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed
action?
NO YES
9.Does the proposed action meet or exceed the state energy code requirements?
If the proposed action will exceed requirements, describe design features and technologies:
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
10.Will the proposed action connect to an existing public/private water supply?
If No, describe method for providing potable water: _________________________________________
_____________________________________________________________________________________________
NO YES
11.Will the proposed action connect to existing wastewater utilities?
If No, describe method for providing wastewater treatment: ______________________________________
_____________________________________________________________________________________________
NO YES
archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory?
NO YES
13.a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain
wetlands or other waterbodies regulated by a federal, state or local agency?
b.Would the proposed action physically alter, or encroach into, any existing wetland or waterbody?
If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _____________________
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
12.a. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district
which is listed on the National or State Register of Historic Places, or that has been determined by the
Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the
State Register of Historic Places?
b.Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for
The building is designed to be net-zero ready with photovoltaic panels anticipated to be installed at the time of construction.Heating
and cooling will be provided by either air source heat pumps or ground source heat pumps.Lighting will be LED.
Pg. 9Page 3 of 3
14.Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply:
□Shoreline □ Forest Agricultural/grasslands Early mid-successional
Wetland □ Urban Suburban
15.Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or
Federal government as threatened or endangered?NO YES
16.Is the project site located in the 100-year flood plan?NO YES
17.Will the proposed action create storm water discharge, either from point or non-point sources?
If Yes,
a.Will storm water discharges flow to adjacent properties?
b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)?
If Yes, briefly describe:
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
18.Does the proposed action include construction or other activities that would result in the impoundment of water
or other liquids (e.g., retention pond,waste lagoon, dam)?
If Yes, explain the purpose and size of the impoundment:______________________________________________
____________________________________________________________________________________________
_
NO YES
19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste
management facility?
If Yes, describe: _______________________________________________________________________________
_____________________________________________________________________________________________
NO YES
20.Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or
completed) for hazardous waste?
If Yes, describe: _______________________________________________________________________________
_____________________________________________________________________________________________
NO YES
I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF
MY KNOWLEDGE
Date:_____________________Applicant/sponsor/name:____________________________________________________ __________________________
Signature: _____________________________________________________Title:__________________________________
Discharge of runoff will be to existing open drainage channel. No change in drainage patterns are proposed. Stormwater
management is subject to review by Village of Cayuga Heights which is a registered MS4.
Lauren Butts 01/14/22
Landscape Architect I
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Project Narrative
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EXISTING SITE
The existing site consists of a single story, approximately 3,600 SF building located approximately in the
center of the site. Areas of lawn and small shrub plantings surround the building. Two driveways border the
north and south edges of the site, providing access with two curb cuts on East Upland Road, and connect
along the west side of the site where parking is located. Several parallel parking spots are also located along
the north and south driveways. Approximately 20 parking spaces are found on site.
The site gently slopes from the southeast to the northwest corner of the site. A small drainage channel exists
in the northwest corner of the site. Approximately five feet of grade change occurs across the site.
The site is zoned for commercial use. Adjacent parcel use consists of commercial to the north and east,
with residential to the west and south. The parcel to the north, 410 East Upland Road is owned by Sciarraba
Walker Corporation. Buffers between the adjacent parcels consist of tall trees and shrubs on the other side
of the property line to the west, an area of lawn to the north, and a wood fence that runs along the south
property line adjacent to the residence.
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Scale: 1:10
SITE LAYOUT PLAN1
DESIGN
DEVELOPMENT
NOT FOR CONSTRUCTION
OR BIDDING
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Architecture
Planning
Interior Design
619 W. State Street
Ithaca, New York 14850
132 E. Jefferson Street
Syracuse, New York 13202
p 607 273 7600 www.holt.com
DATE:
PROJECT:
OTHER:
DRAWN BY:
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REVISION SCHEDULE
NAME DATE
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SITE LAYOUT
AND MATERIALS
PLAN
GENERAL SHEET NOTES - LAYOUT
LAYOUT NOTES:
1.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES ON
SITE PRIOR TO EXCAVATION.
2.CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO ANYEXCAVATION.3.SEE CIVIL AND ELECTRICAL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES AND SITE LIGHTING.
4.INSTALL EXPANSION JOINTS EVERY 30' MAX IN CONCRETE PAVEMENT AND IN AREAS WHERECONCRETE ABUTS CURBS OR OTHER FIXED OBJECTS.5.CONCRETE SCORING TO BE EQUALLY SPACED UNLESS OTHERWISE NOTED
6.VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK. REPORT ANYDISCREPANCIES TO LANDSCAPE ARCHITECT BEFORE PROCEEDING.7.DO NOT SCALE FROM MEASURING DRAWINGS.
8.WALKS, DRIVES, CURBS AND PARKING TO BE STAKED OUT IN THE FIELD BY A LICENSED SURVEYOR.9.LAYOUT DIMENSIONS AND RADII ARE TO EDGE OF CONCRETE WALKS AND FACE OF CURB.10.ALL PAVEMENT RADII ARE 5' UNLESS OTHERWISE NOTED ON PLAN.
KEY MATERIAL DETAIL
HEAVY DUTY ASPHALT PAVEMENT
MEDIUM DUTY CONCRETE PAVING
STONE DUST PAVING
BOARD FENCE
CONTRACT LIMIT LINE
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L501
410 E. Upland Road
(Sciarraba Walker Offices - Commercial)
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BUILDING
Project Needs And Goals
The current Sciarabba Walker Corporation anticipates outgrowing their current office space at 410 East
Upland Road in Ithaca, NY in the near future. To be prepared for this growth the adjacent site at 408
East Upland was purchased. On the site there is currently a one-story building that will be demolished to
accommodate the construction of a new building.
The Client has asked HOLT to design a 5,500-sf single story office building that will be divided into two
spaces. One space will host Scriabba Walker, and the other will be leasable space for a new tenant. The new
office building will sit on the southwest corner of the site to optimize building square footage for leasable
space and parking.
Proposed Program
The program includes a shared vestibule and lobby space for the two tenants, 3,000 sf of leasable space,
two gender neutral bathrooms, two drinking fountains, storage closet provided for leasable space, shared
janitorial closet, shared mechanical space, and Scriabba Walker open and private offices.
The second tenant is not yet defined but is anticipated to be a professional business.
Building Design
The building is a simple 5,500 sf rectangular building with a single slope roof. The sloped roof is designed to
maximize daylighting on the north side of the building, while also mitigating sun exposure on the south. This
roof was also designed with the intent to house photovoltaic panels, as the building is designed to be net-
zero. The sloped roof system wraps down the south façade to create a strong anchor on the backside of the
building which holds private office and mechanical space. Materials were chosen to emphasize this simple
diagrammatic expression.
Building materials include:
•Standing seam metal roof that folds down the south façade – creating a clean solid edge condition.
•Linear wood panel siding along half of the east and west façade as a response to the private offices,
and mechanical space located in the southern side of the building.
•Storefront windows open to the North and wraps along each side of the east and west, engaging the
urban edge.
•Precast concrete or stone base that anchors the storefront windows and entrance to create a
connection to the ground.
Mechanical Systems
The project participated in the Tompkins County Building Energy Advisors program to get recommendations
on energy saving measures for this specific building. The building will be fully electrified (fossil fuel free) for all
mechanical systems. Additionally the building is designed to be net-zero, with the installation of photovoltaic
panels at the time of construction. The space will be heated and cooled with either air source heat pumps
or ground source heat pumps and a dedicated outdoor air system will provide occupant control of the
ventilation. The domestic hot water will be served with either a hybrid heat pump water heater or an electric
resistance tanked water heater. Lighting will all be LED and the project includes vehicle charging stations. The
project will comply with the Ithaca Energy Code Supplement.
Pg. 14
Proposed Building Renderings
View of northeast corner of proposed building
View of northwest corner of the building
Pg. 15
View of southeast corner of building and buffer at southern property line
View of building entrance and exterior of leasable space
Pg. 16
SITEWORK
The scope of the sitework for this project will include both demolition of the existing paving and building on
site, as well as site improvements. Site improvements include a new asphalt parking lot, concrete walkways
with granite curbs, stormwater management practices, as well as site plantings which include plans for a
vegetative buffer.
Circulation
Vehicular:
408 East Upland is currently accessed by two driveways along East Upland Road, with the driveway wrapping
around the south, west, and north side of the building located approximately in the center of the site (see
existing site plan ). The proposed project removes the southern driveway, locating the driveway and parking
lot on the north side of the site and building to the south. This orientation removes vehicular traffic away from
the residential neighbor to the south.
Pedestrian:
Concrete walkways are provided around the west, north, and east sides of the proposed building. The
walkway along the north of the building provides pedestrian access from the parking lot to the building
entrance. Walkways along the east and the west of the building provide emergency egress from the two
interior office spaces. A stone dust pathway connection in the parking lot is proposed to connect to the
existing Sciarraba Walker property to the north (410 East Upland Road). It is anticipated that some Sciarraba
Walker employees will regularly need to travel between the 408 and 410 properties. Currently a small gravel
path connection exists which would be relocated and replaced by the proposed stone dust path. The
proposed path connects from the edge of the 410 parking lot and is aligned with the 408 building entrance.
Where adjacent to the parking lot, concrete walkways and the stone dust path are separated by a granite curb
to ensure pedestrian safety and separation from vehicular traffic. Curb ramps are provided and grades of less
than 2% on the walkways ensure ADA accessibility.
Parking and Traffic:
Per zoning, one parking space is required for every 200 SF of leasable and occupied office space. The
proposed building contains approximately 4,950 SF of total leasable office space, which would require 25
parking spaces. The proposed parking lot provides 25 parking spaces, one of which is to be ADA accessible.
All parking spaces, including the ADA parking space and adjacent access aisle, are nine feet wide and 18
feet long. The parking lot drive aisle is 24’ wide. Wheel stops will be provided along the south parking bays to
prevent overhang onto walkway. An electric vehicle charging station will be provided in the northeast corner of
the lot.
Based on the proposed building use, as well as both the known tenant (Sciarraba Walker) and anticipated
professional business as the second building tenant, a significant increase in traffic is not expected.
Site Lighting and Signage
The project will include exterior building lights and pole lights in the parking lot. Exterior building lights will
be located above all building entrances/exits, as well as recessed in the roof overhang to help illuminate
the parking lot. Additional pole lights will be between 18’-22’ in height and located on the north side of the
parking lot to illuminate all driveways, parking aisles and parking stalls. Selected lighting fixtures will be dark
sky compliant and shielded to prevent light trespassing. A new building sign in the front yard will replace the
existing sign. The style and design of this signage is still to be determined but will conform to code.
Pg. 17
Site Buffer and Vegetation
Areas within the project will be landscaped with hardy deciduous shade trees, evergreens, ornamental trees
and shrub plantings. Per code, site perimeters adjacent to parcels of a different zoning use must have a
vegetative screen. For the 408 East Upland project site, parcels to the south and west are zoned residential,
therefore requiring a vegetative buffer to be provided. The south edge of the project will utilize the existing
wood fence and added plantings to create a vegetative screen. Proposed plantings will include woody shrubs
and ornamental grasses, as well as deciduous and evergreen trees. Input from the adjacent residential
neighbor at 406 East Upland Road will inform final planting selections. Shrub plantings, in addition to the
significant mature vegetation on the adjacent parcel, will create a vegetative buffer along the west edge.
Additional plantings will be provided in the front yard of the parcel and in the proposed bioretention filter
practice (rain garden) to the east of the building. Additional tree and shrub plantings are proposed in the
northeast quadrant of the site.
Site Materials
All vehicular paving is to be heavy duty asphalt, with granite curb where indicated. The walkways around the
building are proposed as medium duty concrete.
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408 Upland
Proposed Building
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Asphalt Parking
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Rain Garden
Sign
Property
Line, Typ.
Stone Dust Path
Sub-Surface Hydrodynamic
Separator Location
Vegetative Buffer Existing Wood Fence Concrete Walkway
Electric Vehicle
Charging Station
Site Light, Typ.
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Pg. 18
STORMWATER
Stormwater Drainage
The site slopes down generally from the southeast to the northwest and discharges to an open channel
near the northwest corner of the site. Roof runoff from the existing flat roof is piped to the open channel. In
general, the runoff from the site pavements and landscaped areas flows overland to a swale along the north
edge of the site or directly to the open channel noted above. The existing storm piping from the building will
be removed or cut, cap and abandoned in-place. There are no existing stormwater management practices on
the site.
Runoff from the new building will be collected with interior roof leader piping discharging above grade on
the east face of building near the southeast corner of the building. The roof runoff will drain to a proposed
bioretention filter (rain garden) located in the front landscaped area of the site. Runoff from the front lawn as
well as pavements in the street and the proposed entrance drive will also drain to the rain garden. Runoff
from the walk and parking pavements north of the new building will be collected by drainage inlets located at
the north curb line of the new parking area. Runoff from the rain garden and the drainage inlets will be piped
to the open channel at the northeast corner of the site. The outfall of the storm piping will be equipped with
rip-rap outlet protection at the outfall to the channel. Relatively minor areas of the site will drain to the existing
swale along the north edge of the site or will sheet drain away from the building to the west.
Stormwater Management
The site disturbance for the project is estimated to be approximately 0.5 acres, and preparation of a Full
Stormwater Pollution Prevention Plan (Full SWPPP) and submission of a Notice of Intent for permit coverage
under the NYSDEC General Permit for Construction Activities (GP-0-20-001) will not be required. The project
will however provide temporary erosion and sediment control practices to prevent sediment from leaving the
site during construction, as well as permanent stormwater practices to manage post-construction runoff. The
permanent practices will provide water quality treatment of the runoff and will also reduce the peak rates of
runoff leaving the site.
Two separate post-construction practices are proposed. The first, as noted above, will be a rain garden in
the front lawn that will provide quality treatment of runoff from the roof of the new building, the entrance drive
and areas within the adjacent street. The control structure for the rain garden will be equipped with a 24-
inch wide weir to detain runoff within the practice and attenuate peak discharge rates of runoff from the site.
A second practice will be a below-grade alternative pre-manufactured hydrodynamic unit to provide water
quality treatment of runoff from the sidewalk and parking area north of the new building. A standard practice
at this location is not possible given the limited vertical space at the outfall to the existing open channel. The
total water quality treatment provided by the two practices is more than double the amount required by the
New York State design standards. Calculations and site data related to the site and the proposed stormwater
management practices are attached.
Pg. 19
SITE UTILITIES
Water Service
The existing water service to the site is provided by a 1-inch copper service line connected to a 6-inch Village
water main in the street. The project will remove the existing service between the building and the curb valve
located at the street line. To serve the new building, the project will install new or salvaged 1-inch copper
piping between the curb valve and the new building. The service will enter into a mechanical space on the
south side of the new building where the water meter assembly will be located. The Village main is supplied
through the Christopher Circle storage tank and normal operating pressures at the site are expected to
range between approximately 66 and 72 psi. Water use in the new building will be relatively modest and no
appreciable change from the existing building is expected.
Sanitary Service
The existing sanitary service lateral is 4-inch in size and connects to an 8-inch Village sewer main in the street.
The existing lateral will be disconnected at the main by Village DPW staff or by the project as directed by the
Village. Reuse of the existing service lateral for the new building is not expected to be possible given the
lower floor elevation of the new building. The new 4-inch PVC service lateral will exit the building at the east
wall and will be equipped with a house trap outside the building. A cleanout will be installed at the street line
to demarcate the division between the Village and private piping. The connection to the Village main and the
piping in the street will be installed by the Village or by the project as directed by the Village.
Natural Gas
The existing gas service and meter assembly will be disconnected and purged by NYSEG, and the existing
gas piping on the site removed by the project. Equipment in the new building will be electric and no new gas
service is proposed.
Electric and Telecommunications
The existing electric and telecom utilities serving the existing building is provided within below-grade conduit
from an existing NYSEG utility pole located at the north edge of the site. The new building will be served in a
similar fashion from this same pole. The existing conduits will be reused if possible or replaced and extended
as necessary. Power to the new building is expected to be supplied from the existing or a new pole-mounted
transformer as determined by NYSEG.
Pg. 20
ZONING CODE
Setbacks
The site is zoned commercial. In this zone, requirements for building setbacks states that “ buildings in the
Commercial Zone shall be set back from property lines a minimum of 35 feet, said dimension to be measured
at right angles to the property lines.” (§ 305-38. Building setbacks). Where the commercial zone abuts
another zoning district, setback distance will be contingent on building height. In the front yard, setback
distances may equal the maximum height of the building and side and rear yard setbacks may equal one and
a half times the maximum height, but for any setback no less than 35 feet is required. The maximum height of
the roof is 15 feet, which under existing zoning setbacks would require the building to be setback 35 feet on
all sides of the building. (See existing building footprint and commercial zone setbacks diagram)
This project will seek variances for side (south), front, and rear yard setbacks.
The building has been sited along the south of the property in order to move disruptive vehicular traffic away
from the adjacent residential home. This building placement has also eliminated a curb cut from East Upland
Road to create a single driveway entrance to the site. A 10’ buffer space has been created between the
existing (to remain) wood fence along the property line and the back of the proposed building. This space
will be planted as a vegetative buffer for added privacy. Additionally, due to the site grading and proposed
building elevation, most of the fence is at a slightly higher elevation than the building FFE. Therefore, in
certain locations along the site boundary the four-foot-tall fence is providing the screening benefit or a five or
six foot tall fence (see section of south yard buffer).
Based on the dimensions required to create a building of a desirable size that also allows space on the site
to provide enough parking, the siting of the building falls within both the front and rear yard setbacks. The
rear of the 408 site abuts the rear of an adjacent residential property that is already separated by significant
mature vegetation. The building is sited no less than approximately 13’ at any point from the rear property
boundary, and will have a planted buffer to supplement the existing vegetative buffer on the adjacent
property. In the front yard, a small portion of the east face of the building encroaches into the setback by
approximately five feet. The remaining east face of the building is set further back than the required 35 feet.
Please see the proposed building footprint and commercial zone setbacks diagram for reference.
Special Use
While the use of the building is permitted within the commercial zone, a special use permit will be required
due to the square footage of the building exceeding 5,000 SF. As stated in § 305-35 of the code in regards
to permitted uses in the commercial zone subject to the approval of the Village Planning Board, “any of
the uses set forth in § 305-34 above as being permitted as of right in which case the interior floor area for
such use exceeds 5,000 square feet but does not exceed 10,000 square feet.” It should be noted that the lot
coverage of the proposed project is 22.5% which is below the 25% maximum coverage allowed.
Section of South Yard Buffer
10’
4’
Approx. 897.5
FFE 895.64
Existing Wood Fence
Proposed 408 E.
Upland Building
Residence to the
South
Pg. 21
EXISTING CONDITIONS
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Existing building footprint and commercial zone setbacks
Proposed building footprint and site with commercial zone setbacks
Pg. 22
Technical Drawings
C000 Survey Map
C100 Civil Legend and Notes
C101 Existing Site Conditions Plan
C102 Site Utility Demolition Plan
C201 Site Utility Plan
C202 Erosion and Sediment Control Plan
C301 Details
C302 Details
L101 Site Demolition Plan
L201 Site Layout Materials Plan
L301 Site Grading Plan
L401 Site Planting Plan
L402 Site Mulch and Soils Plan
L501 Site Details
A101 First Floor Plan
A105 Roof Plan
A201 Exterior Elevations
A301 Building Sections
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SITE UTILITY
DEMOLITION
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+FFE
895.64
TR 896.00
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MATCH EXISTING GRADE
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GRADE
MATCH EXISTING
GRADE
895.26895.26895.26
2%
DESIGN
DEVELOPMENT
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+FFE
895.64
TR 896.00
BC 895.50
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MATCH EXISTING
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895.26895.26895.26
2%
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SIGN TO BE REMOVED
BUILDING TO BE DEMOLISHED, SEE ARCHITECTURE
VEGETATION TO BE REMOVED
TREES TO BE REMOVED, TYP.
UTILITY POLE TO REMAIN
AND BE PROTECTED
SEE CIVIL DRAWINGS
WOOD POSTS TO BE REMOVED
WOOD POSTS
TO BE REMOVED
WOOD FENCE TO REMAIN
AND BE PROTECTED
CONSTRUCTION GATE
CONSTRUCTION FENCE
Scale: 1:10
SITE DEMOLITION PLAN1 00 10'20'
DESIGN
DEVELOPMENT
NOT FOR CONSTRUCTION
OR BIDDING
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Architecture
Planning
Interior Design
619 W. State Street
Ithaca, New York 14850
132 E. Jefferson Street
Syracuse, New York 13202
p 607 273 7600 www.holt.com
DATE:
PROJECT:
OTHER:
DRAWN BY:
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20008
JVB/LEB
REVISION SCHEDULE
NAME DATE
L101
DEMOLITION
PLAN
GENERAL SHEET NOTES - DEMOLITION
1.CONSTRUCTION FENCING TO BE INSTALLED AS NECESSARY TO PROTECT PEDESTRIANS, CONTROL
VEHICULAR TRAFFIC AND PROTECT ON-SITE CONSTRUCTION MATERIALS.
2.CONTRACTOR TO PROVIDE TEMPORARY WALKWAYS AND TRAFFIC SIGNS TO PROTECT PEDESTRIANS
3.PROVIDE SEDIMENTATION CONTROLS AT ALL EXISTING CATCH BASINS AFFECTED BY NEW
CONSTRUCTION.
4.PROTECT ALL SURFACE AND SUBSURFACE UTILITIES TO REMAIN DURING DEMOLITION WORK. SEE
CIVIL PLANS.
5.ALL REMOVED/DEMOLISHED MATERIAL SHALL BECOME CONTRACTOR'S PROPERTY AND REMOVED
FROM SITE, UNLESS NOTED OTHERWISE. OWNER TO RESERVE RIGHT OF FIRST REFUSAL ON ALL
DEMOLISHED MATERIAL.
6.ALL TREE STUMPS ARE TO BE REMOVED COMPLETELY, ALONG WITH ALL ROOTS 6" AND LARGER.
KEY MATERIAL DETAIL
ASPHALT PAVING TO BE REMOVED
REMOVE WALKWAYS AND WOOD DECK TO BUILDING
VEGETATION TO BE REMOVED
BUILDING TO BE DEMOLISHED, SEE ARCHITECTURE
TREE TO BE REMOVED
PROPERTY LINE
CONSTRUCTION FENCE
WOOD FENCE TO REMAIN AND BE PROTECTED
CONTRACT LIMIT LINE
THIS PAGE INTENTIONALLY LEFT BLANK
STONE DUST
PATH CONNECTION
PROPOSED
BUILDING
6.
0
0
'
18
.
0
0
'
24
.
0
0
'
18
.
0
0
'
9.00'9.00'9.00'
TYP.
10
.
0
0
'
WHEEL STOP, TYP.
10.00'
5.00'5.00'
SIGN. SIZE AND HEIGHT
TO BE DETERMINED IN
FUTURE PHASE
5.75'
SITE LIGHT TYP (3)
SEE ELECTRICAL
ELECTRIC VEHICLE CHARGING STATION
(2 VEHICLES). SEE ELECTRICAL
36
.
5
0
'
10.00'
12
.
0
0
'
44
.
0
0
'
A7
L501 MEDIUM DUTY CONCRETE WALKWAY
A9
L501 HEAVY DUTY ASPHALT PAVING
A2
L501 GRANITE CURB
A5
L501
CONCRETE JOINTS,
EQ. JOINT SPACING TYP
6.00'6.00'
E7
L501 ADA PAVEMENT MARKINGS
E5
L501 ADA PARKING SIGNAGE
E9
L501 ADA CURB RAMP
EQ
.
S
P
A
C
I
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P
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EQ. SPACING TYP.EQ. SPACING TYP.
EQ
.
S
P
A
C
I
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T
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P
.
R13'
R
2
3
.
0
0
'
R1.50
'
R1.
5
0
'
CATCH BASIN, TYP.
SEE CIVIL DRAWINGS
OUTLINE OF BASIN.
SEE CIVIL
EXISTING WOOD FENCE ALONG
PROPERTY LINE TO REMAIN
Scale: 1:10
SITE LAYOUT PLAN1 00 10'20'
DESIGN
DEVELOPMENT
NOT FOR CONSTRUCTION
OR BIDDING
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Architecture
Planning
Interior Design
619 W. State Street
Ithaca, New York 14850
132 E. Jefferson Street
Syracuse, New York 13202
p 607 273 7600 www.holt.com
DATE:
PROJECT:
OTHER:
DRAWN BY:
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20008
JVB/LEB
REVISION SCHEDULE
NAME DATE
L201
SITE LAYOUT
AND MATERIALS
PLAN
GENERAL SHEET NOTES - LAYOUT
LAYOUT NOTES:
1.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES ON
SITE PRIOR TO EXCAVATION.
2.CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO ANY
EXCAVATION.
3.SEE CIVIL AND ELECTRICAL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES AND SITE LIGHTING.
4.INSTALL EXPANSION JOINTS EVERY 30' MAX IN CONCRETE PAVEMENT AND IN AREAS WHERE
CONCRETE ABUTS CURBS OR OTHER FIXED OBJECTS.
5.CONCRETE SCORING TO BE EQUALLY SPACED UNLESS OTHERWISE NOTED
6.VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK. REPORT ANY
DISCREPANCIES TO LANDSCAPE ARCHITECT BEFORE PROCEEDING.
7.DO NOT SCALE FROM MEASURING DRAWINGS.
8.WALKS, DRIVES, CURBS AND PARKING TO BE STAKED OUT IN THE FIELD BY A LICENSED SURVEYOR.
9.LAYOUT DIMENSIONS AND RADII ARE TO EDGE OF CONCRETE WALKS AND FACE OF CURB.
10.ALL PAVEMENT RADII ARE 5' UNLESS OTHERWISE NOTED ON PLAN.
A9
L501
A7
L501
A1
L501
KEY MATERIAL DETAIL
HEAVY DUTY ASPHALT PAVEMENT
MEDIUM DUTY CONCRETE PAVING
STONE DUST PAVING
EXISTING WOOD FENCE TO REMAIN
CONTRACT LIMIT LINE
PROPERTY LINE
THIS PAGE INTENTIONALLY LEFT BLANK
TR 896.00
BC 895.50
TR 896.00
BC 895.50
RIM893.50
2%
89
6
.
0
0
898
.
0
0
897
.
0
0
TC 895.86
BC 895.36
TC 896.0
BC 895.5
893.
0
0
RIM893.50
INV.
890.50
PAD
895.50
2%
894.
0
0
895
.
0
0
2%2%2%2%2%
895.25895.25895.25
894.00
897
.
0
0
89
5
.
0
0
89
4
.
0
0
89
3
.
0
0
89
5
.
0
0
89
4
.
0
0
89
3
.
0
0
896
.
0
0
BR 895.62 BR 895.62
TC 895.5
BC 895.0
TC 894.7
BC 894.2
TC 894.2
BC 893.7
TC 895.8
BC 895.4
TC 895.9
BC 895.4
895.88
895.5
TC 896.4
BC 895.9TC 894.5
BC 864.0
TC 894.7
BC 894.2
TR 894.54
BR 894.34
TR 894.54
BR 894.34
RIM
894.3
895.8
895.8
895.5
MATCH EXISTING GRADE
MATCH EXISTING
GRADE
MATCH EXISTING
GRADE
895.26895.26895.26
2%
2%EE 895.622%
2%
+FFE
895.64
EE 895.62
+FFE
895.64
EE 895.62
TR 896.12
BR 895.74 BR 895.74
TR 896.12 896.12896.0 +FFE
895.64
Scale: 1:10
GRADING PLAN1 00 10'20'
DESIGN
DEVELOPMENT
NOT FOR CONSTRUCTION
OR BIDDING
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Architecture
Planning
Interior Design
619 W. State Street
Ithaca, New York 14850
132 E. Jefferson Street
Syracuse, New York 13202
p 607 273 7600 www.holt.com
DATE:
PROJECT:
OTHER:
DRAWN BY:
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20008
JVB/LEB
REVISION SCHEDULE
NAME DATE
L301
GRADING
PLAN
EXISTING CONTOUR
PROPOSED MAJOR CONTOUR
PROPOSED CONTOUR
PROPOSED SPOT ELEVATION
BC = BOTTOM OF CURB
TC = TOP OF CURB
EXISTING SPOT ELEVATION
TC 389.30BC 388.80
HP = HIGH POINT
RIM = RIM ELEVATION
STORM INLET (SEE CIVIL)
STORM CULVERT (SEE CIVIL)
TW = TOP OF WALL
BW = BOTTOM OF WALL
HPS = HIGH POINT OF SWALE
BS = BOTTOM OF STAIR
TS = TOP OF STAIR
FFE = FINISH FLOOR ELEVATION
EE = ENTRY ELEVATION
1.PROPOSED LAYOUT BASED ON SURVEY COMPLETED BY T.G. MILLER, P.C.
2.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES HAVING UNDERGROUND
UTILITIES ON SITE OR IN RIGHT-OF-WAY PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACT
UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO GRADING START.
3.SITE GRADING SHALL NOT PROCEED UNTIL EROSION CONTROL MEASURES HAVE BEEN
INSTALLED.
4.GRADING AROUND EXISTING TREES TO BE MINIMIZED.
5.MINIMIZE IMPACT TO EXISTING, REMAINING LANDSCAPE WHILE EXCAVATING. GREAT CARE IS TO
BE TAKEN TO AVOID DISTURBING ROOTS OF EXISTING TREES. HAND EXCAVATION AND/OR
EXCAVATION WITH AN AIR SPADE WILL BE REQUIRED WHERE EXISTING TREE ROOTS ARE
PRESENT.
6.MATCH EXISTING GRADE AT ALL EDGES WHERE PROJECT WORK MEETS EXISTING SITE.
7.SEE CIVIL DRAWINGS FOR PROPOSED UTILITIES.
GENERAL SHEET NOTES - GRADING
THIS PAGE INTENTIONALLY LEFT BLANK
1
ACf
1
Plvp
1
ACab
1
ACab
1
Plvp
1
Plvp
1
ACab
2
ACf
5
COse
10
SPn
6
COse
3
COse
4
COse
8
COse
9
SPn
3
COse
4
COse
4
COse
2
ILgb
3
LIbe
3
SPn
4
COse
7
ILgb
10
SPn
11
CEam
3
ROpa
3
COse
3
COse
4
ROpa
5
ROpa
10
ROpa
14
CAV
6
CAV
3
COse
1
ACf
4
CEam
6
SPn
3
LIbe
3
LIbe
6
CEam
7
ILgb
9
ILgb
7
DIlo
2
ILgb
2
ILgb
2
CEam
2
ILgb
2
LIbe
9
CEam
5
COse
5
LIbe 6
COse
8
CEam
6
CEam
1
PIvp
Scale: 1:10
PLANTING PLAN1 00 10'20'
DESIGN
DEVELOPMENT
NOT FOR CONSTRUCTION
OR BIDDING
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Architecture
Planning
Interior Design
619 W. State Street
Ithaca, New York 14850
132 E. Jefferson Street
Syracuse, New York 13202
p 607 273 7600 www.holt.com
DATE:
PROJECT:
OTHER:
DRAWN BY:
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20008
JVB/LEB
REVISION SCHEDULE
NAME DATE
L401
PLANTING
PLAN
KEY MATERIAL DETAIL
TREE PLANTING
SHRUB PLANTING
CONTRACT LIMIT LINE
PROPERTY LINE
GENERAL SHEET NOTES - PLANTING
PLANTING NOTES:
1.ALL PLANTING BEDS TO BE PREPARED AS SPECIFIED: SHRUB BEDS TO BE PREPARED IN THEIR
ENTIRETY WITH PLANTING SOIL MIX. TREE PITS TO BE DUG TO DEPTH OF ROOTBALL BY 3X THE
DIAMETER.
2.AFTER BEDS ARE PREPARED, THE LANDSCAPE CONTRACTOR IS TO LOCATE TREES, SHRUBS AND
VINES AS SHOWN ON PLANS. TREE, SHRUB AND PERENNIAL LOCATIONS ARE TO BE APPROVED BY
LANDSCAPE ARCHITECT BEFORE THEY ARE PLANTED.
3.NO PLANTS ARE TO BE PLANTED UNDER ROOF OVERHANGS OR CANOPIES.
4.ANY AND ALL AREAS DISTURBED BY CONSTRUCTION THAT ARE NOT SHOWN AS PAVED OR PLANTED
BED ARE TO BE SEEDED AS TURF, UNLESS INDICATED OTHERWISE. PREPARE AND SEED TURF AS
PER SPECIFICATIONS AND DETAILS.
5.ALL TREES AND PLANTS TO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI 260.1 "AMERICAN
STANDARD FOR NURSERY STOCK".
6.MAINTAIN AND WARRANTY ALL LIVING PLANT MATERIAL AS PER SPECIFICATIONS.
7.ANY EXISTING TREES DAMAGED BY CONSTRUCTION ACTIVITIES TO BE PRUNED BY A QUALIFIED
ARBORIST OR REPLACED IN KIND AT NO COST TO THE OWNER AS DETERMINED BY LEVEL OF
DAMAGE AND LANDSCAPE ARCHITECT RECOMMENDATION
8.HAND DIG AND PLANT SHRUBS AND PERENNIALS WITHIN CANOPY OF EXISTING TREES. PROTECT
ROOTS OF EXISTING TREES DURING INSTALLATION.
9.TURF IS TO BE ESTABLISHED EARLY ENOUGH TO ACHIEVE 80% COVERAGE BY THE END OF THE
GROWING SEASON.
10.ALL NON PLANTING AREAS DISTURBED BY CONSTRUCTION TO BE SEEDED
C1
L501
C2
L501
C6
L501
THIS PAGE INTENTIONALLY LEFT BLANK
Scale: 1:10
MULCH AND SOILS PLAN1 00 10'20'
DESIGN
DEVELOPMENT
NOT FOR CONSTRUCTION
OR BIDDING
A
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Architecture
Planning
Interior Design
619 W. State Street
Ithaca, New York 14850
132 E. Jefferson Street
Syracuse, New York 13202
p 607 273 7600 www.holt.com
DATE:
PROJECT:
OTHER:
DRAWN BY:
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20008
JVB/LEB
REVISION SCHEDULE
NAME DATE
L402
MULCH AND
SOILS PLAN
KEY MATERIAL DETAIL
BIORETENTION SOIL
TREE AND SHRUB PLANTING SOIL
GRAVEL MULCH
CONTRACT LIMIT LINE
PROPERTY LINE
GENERAL SHEET NOTES - SOILS
PLANTING NOTES:
1.ALL PLANTING BEDS TO BE PREPARED AS SPECIFIED: SHRUB BEDS TO BE PREPARED IN THEIR
ENTIRETY WITH PLANTING SOIL MIX. TREE PITS TO BE DUG TO DEPTH OF ROOTBALL BY 3X THE
DIAMETER.
2.AFTER BEDS ARE PREPARED, THE LANDSCAPE CONTRACTOR IS TO LOCATE TREES, SHRUBS AND
VINES AS SHOWN ON PLANS. TREE, SHRUB AND PERENNIAL LOCATIONS ARE TO BE APPROVED BY
LANDSCAPE ARCHITECT BEFORE THEY ARE PLANTED.
3.NO PLANTS ARE TO BE PLANTED UNDER ROOF OVERHANGS OR CANOPIES.
4.ANY AND ALL AREAS DISTURBED BY CONSTRUCTION THAT ARE NOT SHOWN AS PAVED OR PLANTED
BED ARE TO BE SEEDED AS TURF, UNLESS INDICATED OTHERWISE. PREPARE AND SEED TURF AS
PER SPECIFICATIONS AND DETAILS.
5.ALL TREES AND PLANTS TO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI 260.1 "AMERICAN
STANDARD FOR NURSERY STOCK".
6.MAINTAIN AND WARRANTY ALL LIVING PLANT MATERIAL AS PER SPECIFICATIONS.
7.ANY EXISTING TREES DAMAGED BY CONSTRUCTION ACTIVITIES TO BE PRUNED BY A QUALIFIED
ARBORIST OR REPLACED IN KIND AT NO COST TO THE OWNER AS DETERMINED BY LEVEL OF
DAMAGE AND LANDSCAPE ARCHITECT RECOMMENDATION
8.HAND DIG AND PLANT SHRUBS AND PERENNIALS WITHIN CANOPY OF EXISTING TREES. PROTECT
ROOTS OF EXISTING TREES DURING INSTALLATION.
9.TURF IS TO BE ESTABLISHED EARLY ENOUGH TO ACHIEVE 80% COVERAGE BY THE END OF THE
GROWING SEASON.
10.ALL NON PLANTING AREAS DISTURBED BY CONSTRUCTION TO BE SEEDED
THIS PAGE INTENTIONALLY LEFT BLANK
NYSDOT TYPE 7 TOP COURSE
NYSDOT TYPE 3 BINDER COURSE
SUBBASE SHOULDER TO EXTEND 12"
BEYOND EDGE OF PAVEMENT
COMPACTED SUBGRADE
112"
1'
-
3
"
2"
SEPARATION FABRIC TO WRAP UNDER
ASPHALT
2'-0"
WRAP
TAMP EDGES
212"
NYSDOT TYPE 1 BASE
COURSE
CONCRETE PAVING
6 X 6 X W2.9 X W 2.9 WELDED WIRE MESH,
FLAT SHEETS SET ON CHAIRS
SUBBASE
COMPACTED SUBGRADE
NOTES:
1.2" MINIMUM CONCRETE COVERAGE ON MESH
AND TIES
WIDTH AS SHOWN ON PLAN
CROSS SLOPE AS SHOWN
ON GRADING PLAN
5"
8"
212"
2"
EXPANSION JOINT (EJ) AND JOINT
FILLER
1/2" x 24" EPOXY COATED, W/ PLASTIC
SLEEVE AT 18" O.C.
TJ EJ & CJ
CONC WALK - DEPTH VARIES
SUBBASE
COMPACTED SUBGRADE
1" DEEP TOOL JOINT (TJ)
W/ 14" RADIUS
NOTES:
1.NO SAW CUT JOINTS ALLOWED. HAND
TOOL JOINTS.
6'-0" TYP 6'-0"
PITCH 1:12
DETECTABLE WARNINGS - SEE SPECS.
NOTES:
1.SEE LAYOUT PLAN FOR LOCATION AND DIMENSION OF CURB RAMPS
2.GRADE CHANGES TO BE SMOOTH AND EVENLY PITCHED.
6'
-
0
"
T
Y
P
PITCH 1:12
SEE LAYOUT PLAN
121
ISOMETRIC
VIEW
N.T.S.
PLAN
6' TYP.
6' TYP.
1
12
6' TYP.
6"
T
Y
P
SEE LAYOUT PLAN
HANDICAP PAVEMENT
MARKING
TRAFFIC WHITE 4" WIDE
PAINT LINE, TYP.
CURB FACE
TRAFFIC WHITE
4" WIDE PAINT
LINE, TYP.
NOTES:
1.CONTRACTOR SHALL PROVIDE ANY NEW OR ADDITIONAL
SIGNS NEEDED TO MEET ADA PARKING CODE
REQUIREMENTS.
2.POSTS AND MOUNTING HARDWARE SHALL BE GALVANIZED
TAMPER RESISTANT BOLTS, LENGTH AS NECESSARY.
TRAFFIC BLUE
PAINT
4'
-
0
"
NEW YORK STATE
ACCESSIBLE ICON
TRAFFIC WHITE
PAINT
4'-0"
WHEEL STOP
3'
-
0
"
TY
P
.
12"
7'
-
0
"
C
L
E
A
R
MI
N
.
,
T
Y
P
.
2" GALVANIZED U-CHANNEL POST
WITH BREAKAWAY BASE
ADJACENT PAVEMENT
2500 PSI CONC. SONO TUBE
RESERVEDPARKING
TYPE A TYPE B
IN
AISLE
RESERVEDPARKING
NOTES:
1.PLANT AT SAME DEPTH AS
PREVIOUSLY PLANTED IN NURSERY
OR CONTAINER
2.PROVIDE COMPACTED BASE UNDER
ROOT BALL ONLY TO PREVENT
SETTLING
SHREDDED BARK MULCH,
EXTENT OF BEDLINE:
·4" (100mm) FOR SHRUBS
·3" (75mm) FOR PERENNIALS
AND BULBS
UNTIE AND ROLL BACK BURLAP
FROM MIN. 1/3 OF ROOT BALL.
SYNTHETIC WRAP IS
UNACCEPTABLE. CUT WIRE
BASKETS AND REMOVE.
SPECIFIED PLANTING MIX
SPADED BED EDGE
COMPACTED BASE
2'
-
0
"
MI
N
.
PLANT SHALL BE SET AT OR SLIGHTLY ABOVE
THE ESTABLISHED FINISH GRADE
4" SPECIFIED SHREDDED BARK MULCH
UNTIE AND ROLL BACK BURLAP FROM MIN. 1/3
OF ROOT BALL. SYNTHETIC WRAP IS
UNACCEPTABLE. CUT WIRE BASKETS AND
REMOVE.
SPECIFIED PLANTING MIX
SCARIFY SIDES AND BOTTOM OF TREE PIT TO
PREVENT GLAZING OF SUBGRADE. SET TREE
DIRECTLY ON SUBGRADE TO PREVENT
SETTLING.
3X WIDTH OF ROOT BALL
6"
M
I
N
6" TURF SOIL MIX,
ROLL TO COMPACT TO 85% PROCTOR
DENSITY
1'-0" MIN. CLEAN FILL OR DEEP RIPPED
SUBSOIL AMENDED WITH 9.25 CY OF COMPOST
PER 1000 SF
1'
-
0
"
M
I
N
.
UNDISTURBED SUBGRADE
4"
NOTES:
1.LAWN RESTORATION WORK TO COMPLY WITH REQUIRMENTS PER "NYS DEC -
STORMWATER MANAGEMENT DESIGN MANUAL - AUGUST 2010" AS WELL AS "NYS
DEC DEEP RIPPING AND COMPACTION - APRIL 2008"
3" COMPOST TILL (DEEP RIP) INTO SUBSOIL
3"
LAWN SEED OR HYDROMULCH
PLACE EROSION CONTROL BLANKET ON
SLOPES GREATER THAN 1V:3H
NOTES:
1.DO NOT STORE EQUIPMENT OR MATERIALS WITHIN
BIO-INFILTRATION BASIN
WIDTH VARIES
SPECIFIED BIO-RETENTION SOIL
MIXTURE
GEOTEXTILE FILTER FABRIC
SEE CIVIL DWGS FOR UNDER DRAIN
HEADER, LATERAL, AND PERFORATED
PVC PIPE HEADER, CONNECTIONS
AND DETAILS
PLANTINGS IN BIO-RETENTION BEDS
MULCH LAYER
3X WIDTH OF ROOT BALL
FOR TREES AND SHRUBS
BED TREES AND SHRUBS INSTALLED
IN BIO-RETENTION FACILITIES IN
SPECIFIED PLANTING SOIL MIXTURE
12" - 15" DRAINAGE STONE
NOTES:
1.RADIUS CURBING SHALL BE USED ON ALL RADII LESS THAN 100 FEET.
6"
1'
-
4
"
3"
5"
9"
6"6"
ELEVATION
ADJACENT PAVING
ADJACENT PAVEMENT OR LAWN. SEE
LAYOUT PLAN
GRANITE CURBING
5"X16", SAWN TOP SPLIT FACE (4'
MINIMUM LENGTH)
LEAN CONCRETE CONTINUOUS FULL
LENGTH OF CURB
DRY CONCRETE MIX AS CURB
BEDDING
COMPACTED NYSDOT TYPE 4
SUBBASE (ITEM 304.14)
UNDISTURBED EARTH
2" LIMESTONE SCREENINGS
COMPACTED
COMPACTED SUBBASE
COMPACTED SUBGRADE
WIDTH AS SHOWN ON PLAN
CROSS SLOPE
AS SHOWN ON
GRADING
PLAN
2"
6"
SEPARATION FABRIC
1'-0"
TAMP EDGES - FILL & FEATHER TO
MEET EXISTING GRADE
DESIGN
DEVELOPMENT
NOT FOR CONSTRUCTION
OR BIDDING
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619 W. State Street
Ithaca, New York 14850
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Syracuse, New York 13202
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JVB/LEB
REVISION SCHEDULE
NAME DATE
L501
SITE DETAILS
1" = 1'-0"
HEAVY DUTY ASPHALT PAVINGA91" = 1'-0"
MEDIUM DUTY CONCRETE WALKWAYA71" = 1'-0"
CONCRETE JOINTSA5
1/4" = 1'-0"
ADA CURB RAMPE91/4" = 1'-0"
ADA PAVEMENT MARKINGSE71/4" = 1'-0"
ADA PARKING SIGNAGEE5
1/4" = 1'-0"
SHRUB PLANTINGC21/4" = 1'-0"
TREE PLANTINGC1 1" = 1'-0"
LAWN ESTABLISHMENT WITH SOIL DECOMPACTIONC91/2" = 1'-0"
PLANT INSTALLATION IN BIORETENTION BEDC6
1" = 1'-0"
GRANITE CURBA21" = 1'-0"
LIMESTONE DUST PATHWAYA1
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A201C6
A201
F3
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A1
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A1
A4
A3A6
100
VESTIBULE
101
LOBBY
112
CONFERENCE
ROOM
111
SW&CO
OPEN
OFFICE 103
LEASABLE
SPACE
108
OFFICE
109
OFFICE
110
OFFICE
SW&CODATA
3149 sf
KITCHENETTE
1A 1A
1A
EWS
2
1B
2 2
EWS
4
EWS
4
EWS
4
1A
1A 1A
EWS
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EWS
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1A
1B
1A
EWS
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EWS4 EWS4
EWS
4
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1B
1A1A
1A
105
TOILET
106
TOILET
113
JC/STOR
104
STOR/DATA
2
1A
1A
107
MECHANICAL/SW&CO
DATA
A1
A311
A251
B4
D7
B1B7
A251
D4
D2
D1
D5
1A
EWS
1
A7
A301
A7
A301
A9
A311
A6
A311
EWS
4
FUTURE DRINKING FOUNTAIN
FUTURE SINK
FUTURE TOILET
EXPOSED
GLULAM COLUMN (TYP)
FRAMING ONLY, NO GYP
FRAMING ONLY, NO GYP
A4
A311
EWS
2
1B1B1B
EWS
2
111C
110 109 108 107
111B
111A
111 103
101A
101B
100
2
103B
103A
103C
EWS
1
EWS
1
EWS
1
EWS
2
EWS
1
EWS
1
EWS
1
EWS
1
34' - 7 31/32"7' - 4 1/32"7' - 3"62' - 0"37
'
-
3
3
/
3
2
"
28' - 7 1/8"3 1/2"14' - 11 3/8"3 1/2"5' - 8"
11
'
-
6
1
1
/
1
6
"
6'
-
1
1
/
2
"
3
1
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2
"
7'
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7
"
3
1
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2
"
5'
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0
"
3
1
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2
"
7'
-
7
1
3
/
3
2
"
9'
-
8
1
5
/
1
6
"
3
1
/
2
"
10' - 10 7/16"3 1/2"11' - 8 3/32"3 1/2"11' - 6 15/32"3 1/2"14' - 10 17/32"
3/16" = 1'-0"A1 FLOOR PLAN
DESIGN
DEVELOPMENT
NOT FOR CONSTRUCTION
OR BIDDING
A
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Planning
Interior Design
619 W. State Street
Ithaca, New York 14850
132 E. Jefferson Street
Syracuse, New York 13202
p 607 273 7600 www.holt.com
WARNING: It is a violation of New
York State Law for any person, unless acting under the direction of
a licensed Architect, to alter this
document in any way. If a document
bearing the seal of an Architect is
altered, the altering Architect shall affix to such document his seal and
the notation "altered by" followed by
his signature, the date of such
alteration, and a specific description of the alteration.
DATE:
PROJECT:
OTHER:
DRAWN BY:
1/6/2022 5:15:18 PM
A101
FIRST FLOOR
PLAN
Issue Date
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EMA
GENERAL ARCHITECTURAL NOTES
KEYED CONSTRUCTION NOTES
1 CONTRACTOR SHALL PROVIDE FIRE RETARDANT WOOD BLOCKING AT ALL FLOOR,WALL, AND CEILING MOUNTED EQUIPMENT, MILLWORK, AND ACCESSORIES PROVIDED
UNDER THIS CONTRACT AND EQUIPMENT TO BE PROVIDED BY THE OWNER.
2 CONTRACTOR SHALL PROVIDE BRACING WHERE REQUIRED TO SUPPORT OR STABILIZE
ALL NON-STRUCTURAL FRAMING.
3 PROVIDE ACCESS PANELS IN WALLS AND CEILINGS AS REQUIRED TO OBTAINCONVENIENT MAINTENANCE ACCESS TO ALL VALVES, DAMPERS, CONCEALEDJUNCTION BOXES, AND OTHER EQUIPMENT REQUIRING ADJUSTMENT, SERVICE, OR
MAINTENANCE. PROVIDE PROPOSED LOCATION AND SIZE OF ALL ACCESS PANELS FOR
REVIEW AND APPROVAL BY ARCHITECT PRIOR TO INSTALLATION.
4 PROVIDE EXPANSION JOINT COVERS/ASSEMBLIES AT ALL INTERIOR AND EXTERIOREXPANSION JOINTS.
5 PROVIDE FIRE RATED ACCESSORIES AT ALL FIRE RATED PARTITIONS.
6 REFER TO CODE CONFORMANCE DRAWING FOR FIRE EXTINGUISHER CABINET
LOCATIONS.
REVISION SCHEDULE
NAME DATE
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A1
A311
A9
A311
A6
A311
A4
A311
CONCEALED GUTTER SYSTEM
STANDING SEAM METAL PANEL
ROOF, BLACK
DESIGN
DEVELOPMENT
NOT FOR CONSTRUCTION OR BIDDING
A
B
C
D
E
F
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A
B
C
D
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1 2 3 4 5 6 7 8 9 10
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Architecture
Planning
Interior Design
619 W. State Street
Ithaca, New York 14850
132 E. Jefferson Street
Syracuse, New York 13202
p 607 273 7600 www.holt.com
WARNING: It is a violation of New
York State Law for any person,
unless acting under the direction of a licensed Architect, to alter this
document in any way. If a document
bearing the seal of an Architect is
altered, the altering Architect shall affix to such document his seal and
the notation "altered by" followed by his signature, the date of such
alteration, and a specific description
of the alteration.
DATE:
PROJECT:
OTHER:
DRAWN BY:
1/6/2022 5:15:19 PM
A105
ROOF PLAN
Issue Date
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EMA
3/16" = 1'-0"1 ROOF PLAN
REVISION SCHEDULE
NAME DATE
THIS PAGE INTENTIONALLY LEFT BLANK
FIRST FLOOR
100' -0"
STANDING SEAM METAL ROOF
STANDING SEAM METAL WALL PANEL
ROOF PLAN
111' -0"
FIRST FLOOR
100' -0"
GLULAM BEAM
VERTICAL WOOD PANELING
BOARD FORMED CONCRETE PANELING
STOREFRONT, EFCO 403X
WITH SHADOW BOX
ROOF PLAN
111' -0"
15
'
-
5
1
3
/
1
6
"
FIRST FLOOR
100' -0"
GLULAM BEAM
VERTICAL WOOD PANELING
BOARD FORMED CONCRETE PANELING
STOREFRONT, EFCO 403X
WITH SHADOW BOX
ROOF PLAN
111' -0"
FIRST FLOOR
100' -0"
METAL FASCIA
VERTICAL WOOD PANELING
BOARD FORMED CONCRETE PANELING
STOREFRONT, EFCO 403X WITH SHADOW BOX
ROOF PLAN
111' -0"
DESIGN
DEVELOPMENT
NOT FOR CONSTRUCTION OR BIDDING
A
B
C
D
E
F
G
A
B
C
D
E
F
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1 2 3 4 5 6 7 8 9 10
1 2 3 4 5 6 7 8 9 10
Architecture
Planning
Interior Design
619 W. State Street
Ithaca, New York 14850
132 E. Jefferson Street
Syracuse, New York 13202
p 607 273 7600 www.holt.com
WARNING: It is a violation of New
York State Law for any person, unless acting under the direction of
a licensed Architect, to alter this
document in any way. If a document
bearing the seal of an Architect is altered, the altering Architect shall
affix to such document his seal and
the notation "altered by" followed by
his signature, the date of such alteration, and a specific description
of the alteration.
DATE:
PROJECT:
OTHER:
DRAWN BY:
1/12/2022 4:08:19 PM
A201
EXTERIOR
ELEVATIONS
Issue Date
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EMA
3/16" = 1'-0"A3 EXTERIOR ELEVATION - SOUTH
3/16" = 1'-0"F3 EXTERIOR ELEVATION - NORTH
3/16" = 1'-0"C6 EXTERIOR ELEVATION - EAST
3/16" = 1'-0"C3 EXTERIOR ELEVATION - WEST
REVISION SCHEDULE
NAME DATE
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FIRST FLOOR
100' -0"
103
LEASABLE
SPACE 113
JC/STOR
104
STOR/DATA
111
SW&CO
OPEN
OFFICE
FIRST FLOOR
100' -0"
111
SW&CO
OPEN
OFFICE 109
OFFICE
DESIGN
DEVELOPMENT
NOT FOR CONSTRUCTION
OR BIDDING
A
B
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D
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F
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C
D
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1 2 3 4 5 6 7 8 9 10
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Architecture
Planning
Interior Design
619 W. State Street
Ithaca, New York 14850
132 E. Jefferson Street
Syracuse, New York 13202
p 607 273 7600 www.holt.com
WARNING: It is a violation of New
York State Law for any person, unless acting under the direction of
a licensed Architect, to alter this
document in any way. If a document
bearing the seal of an Architect is
altered, the altering Architect shall affix to such document his seal and
the notation "altered by" followed by
his signature, the date of such
alteration, and a specific description of the alteration.
DATE:
PROJECT:
OTHER:
DRAWN BY:
1/6/2022 5:15:25 PM
A301
BUILDING
SECTIONS
Issue Date
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EMA
3/16" = 1'-0"A1 BUILDING SECTION EAST/WEST
3/16" = 1'-0"A7 BUILDING SECTION NORTH/SOUTH
REVISION SCHEDULE
NAME DATE
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