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Home My WebLink About02-24-15 Planning and Development Board Meeting Agenda CITY OF ITHACA xT q 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 Q. C� DEPARTMENT OF PLANNING, BUILDING, ZONING& ECONOMIC DEVELOPMENT Division of Planning &Economic Development JOANN CORNISH, DIRECTOR OF PLANNING& DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 If you have a disability&would like specific accommodation APPLICANT OVERHEAD PROJECTOR NOTE:: to participate, please contact the City Clerk at 274-6570 by The City only has a VGA plug/cable 12:00 p.m.,the day before the meeting. available to connect to our overhead projector. If you need to connect another way, you will need to provide your own laptops. (Macs many newer, lighter NOTICE OF MEETING laptops may not have a VGA port.) The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. On FEBRUARY 24T11, 2015 In COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Start Time 1. Agenda Review 6:00 2. Privilege of the Floor(3-minute maximum per person) 6:01 3. Subdivision Review A. Project: Minor Subdivision 6:20 Location: 424 Dryden Rd. (Tax Parcel#64.-3-4) Applicant: Daniel Hirtler, for owners, William and Angie Chen Actions: O Declaration of Lead Agency O Public Hearing O Determination of Environmental Significance O Consideration of Preliminary& Final Subdivision Approval Project Description: The applicant proposes to subdivide the 0.251-acre (10,934 SF) parcel into two lots: Lot 1, measuring 0.156 acres (6,789 SF) with 64.5 feet of street frontage on Dryden Road and 105 feet of street frontage on Oneida Place, and containing an existing multiple dwelling; and Lot 2, measuring 0.095 acres (4,154 SF) with 71 feet of street frontage on Oak Avenue and 50 feet of street frontage on Oneida Place, on which the applicant intends to build a new two-family home. The property is in the CR-2 Zoning District which has the following minimum area requirements: 4,000 SF lot size for 1-or 2-family dwellings and 5,500 SF for other uses, 35% maximum lot coverage, 10-ft. front yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet or 20% of lot depth. The district also requires a minimum 35% green space. The proposed new dwelling is subject to Limited Site Plan Review. The applicant received an Area Variance from the Board of Zoning Appeals for an existing front yard deficiency. 4. Site Plan Review A. Project: Ithaca Marriot Hotel — Signage 6:30 Location: 120 S. Aurora St. Applicant: Urgo Hotels Actions: 711 Review&Approval of Signage B. Project: 123-Room Downtown Hotel (Hilton Canopy) 6:50 Location: 320-324 E. M.L.K.,Jr./E. State St. Applicant: Scott Whitham for Neil Patel Actions: O Public Hearing O Potential Consideration of Preliminary& Final Site Plan Approval Project Description: The applicant is proposing to build a six-story, 70'-tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge, a meeting room, and an approximately 2,000-SF retail/restaurant space. The second floor includes meeting rooms, a fitness area, and an outdoor terrace. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochere, a 12-space parking area, bike racks, a walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project is in the CDB-100 Zoning District. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible subdivision will be required. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1) (h.) (4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4(b)(9), for which the Planning Board, acting as Lead Agency, made a Negative Determination of Environmental Significance on January 27, 2015. The project has received DESIGN REVIEW. C. Project: Lake St. Bridge Rehabilitation Site Plan Review& Recreational River Permit 7:00 AND Lake Street Park— Sketch Plan Location: Lake Street at Fall Creek Applicant: City of Ithaca Actions: Q Declaration of Lead Agency O Determination of Environmental Significance O Consideration of Completeness of Recreational River Permit Application & Determination of Public Hearing Date Project Description: The proposed project involves rehabilitation of the Lake Street Bridge. The existing bridge, built in 1966, is a steel beam and concrete deck superstructure supported on reinforced concrete abutments. The bridge's concrete deck slab deterioration has progressed to the point of necessary repair and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced concrete abutments. The bridge is also currently on the Federal Scour Critical Bridges list due to the uncertainty of whether the substructures are either pile-supported or founded on bedrock. To remove the bridge from the Federal list, this project proposes to install steel-sheet piling and heavy-stone fill scour protection at the substructures as scour mitigation measures. The proposed rehabilitation also involves concrete deck slab replacement and substructure repairs. The project requires site plan approval, a Recreational River Permit, as well as permits from NYSDEC and the U.S. Army Corps of Engineers. The project has received approval from the Board of Public Works and Common Council. D. Project: Major Subdivision &5 Units of Housing 7:30 Location: 128 W. Falls St. Applicant: Ron Ronsvalle Actions: O Final Subdivision Approval O Preliminary& Final Site Plan Approval Project Description: The applicant proposes to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel I will measure 3,686.9 SF with 37.5' of frontage and will contain a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front, side, and rear-yard setbacks of 25 feet, 10 and 5 feet, and "An Equal Opportunity Employer with a commitment to workforce diversification." 2 25% or 50 feet, respectively. The project includes eight off-street parking spaces, two driveways, sidewalks/walkways, and landscaping. This is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, for which the Planning Board, acting as Lead Agency, made a Negative Determination of Environmental Significance on September 23, 2014. The project received the required Area Variances for an existing front yard deficiency, as well as new front and rear yard deficiencies in January 2015 and Preliminary Subdivision Approval in November 2014. E. Project: Upson Hall Renovations 7:40 Location: 124 Hoy Rd. (Cornell University Campus) Applicant: Mike Husar for Cornell University Actions: O Determination of Environmental Significance O Consideration of Preliminary& Final Project Description: The applicant proposes a total internal and fagade renovation of the 160,000-SF building. Phases 1 and 2 of the project include reconfigured entryways with expanded spaces above, resulting in a net addition of 4,000 SF. The project also includes civil and landscape improvements to the grounds, including retaining walls and an accessible ramp. A construction staging area is proposed for the area between Upson and Hoy Road. Site development and staging will require the removal of 35 trees, and other landscaping. Phase 3 of the project includes expanded outdoor areas, including an expansive plaza fronting Hoy Road, and a terrace and series of stairs connecting the entrance on the southwest interior corner to the ramp and walkways at the northwest entrance. The project is in the U-1 Zoning District. This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 (h)[2] and the State Environmental Quality Review Act§617.4(11) and is subject to environmental review. F. Project: Six-Unit Apartment Building 8:00 Location: 707 E. Seneca St. Applicant: Schickel Architecture for 707 E. Seneca St., LLC Actions: O Consideration of Preliminary& Final Approval Project Description: The applicant proposes to build a 3-story-plus-basement multiple dwelling with a footprint of 2,400 SF on the vacant 7,449-SF parcel. The project will have parking and storage in the basement, and two 3-bedroom apartments on each of three floors for a total of six units. Site development includes 5 exterior parking spaces, a driveway, and landscaping. Due to the topography of the site, the proposed design requires retaining walls along the east, north, and portions of the west development area. The northern retaining wall is up to ten feet in height and includes a stair. The project is located in the R-3a Zoning District and the East Hill Historic District, and requires an Area Variance from the BZA. It has received a Certificate of Appropriateness, with conditions, from the Ithaca Landmarks Preservation Commission. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. G. 210 Hancock St. Mixed-Use Development—Sketch Plan 8:20 H. Simeon's Rebuild—Sketch Plan/Update 8:40 S. Zoning Appeals 9:00 • #2974 Sign Variance, 134 E. State St. (Cayuga Optical) • #2957 Area Variance, 402 S. Cayuga St. (INHS) "An Equal Opportunity Employer with a commitment to workforce diversification." s 6. Old/New Business 9:10 • Proposed Historic District Designation —Titus-Wood Historic District. Board Report &Support Resolution • Proposed Landmark Designation —421 N. Albany St. (a.k.a. the Dennis-Newton House) Board Report&Support Resolution 7. A. Planning Board Chair(verbal) 9:30 B. Director of Planning& Development(verbal) 9:40 C. Board of Public Works Liaison (verbal) 9:50 8. Approval of Minutes (none) 10:00 9. Adjournment 10:10 ACCESSING MEETING MATERIALS ONLINE Site Plan Review&Subdivision Applications(and Related Documents) Site Plan Review application documents are accessible electronically via the"Document Center"on the City web site (www.citvofithaca.org/DocumentCenter),under"Planning&Development">"Site Plan Review Project Applications,"and in the relevant year/month folder. Subdivision application materials can be similarly located,but in the"Subdivision Applications"folder. Zoning Appeal Materials are also accessible electronically via the"Document Center"on the Citv web site,under"Board of Zoning Appeals." "An Equal Opportunity Employer with a commitment to workforce diversification." 4 PROPOSED RESOLUTION Minor Subdivision Declaration of Lead Agency City of Ithaca Tax Parcel#64.-3-4 424 Dryden Rd. City of Ithaca Planning&Development Board February 24,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel#64.-3-4,by Daniel Hirtler for owners,William and Angie Chen,and WHEREAS: the applicant proposes to subdivide the 0.251-acre (10,934 SF) parcel into two lots: Lot 1, measuring 0.156 acres (6,789 SF)with 64.5 feet of street frontage on Dryden Road and 105 feet of street frontage on Oneida Place, and containing an existing multiple dwelling; and Lot 2, measuring 0.095 acres (4,154 SF) with 71 feet of street frontage on Oak Avenue and 50 feet of street frontage on Oneida Place, on which the applicant intends to build a new two-family home. The property is in the CR-2 Zoning District which has the following minimum area requirements: 4,000 SF lot size for 1- or 2-family dwellings and 5,500 SF for other uses, 35% maximum lot coverage, 10-ft. front yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet or 20% of lot depth. The Zoning District also requires a minimum 35% green space. The proposed new dwelling is subject to Limited Site Plan Review. The applicant received an Area Variance from the Board of Zoning Appeals for an existing front yard deficiency, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision—Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for the action of Subdivision approval for City of Ithaca Tax Parcel#64.-3-4,by Daniel Hirtler for owners,William and Angie Chen. Moved by: Seconded by: In favor: Against: 0 Abstain: 0 Absent: 0 Vacancies: 1 PROPOSED RESOLUTION Minor Subdivision CEQR—Negative Declaration City of Ithaca Tax Parcel#64:3-4 424 Dryden Rd. City of Ithaca Planning&Development Board February 24,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #64.-3-4, by Daniel Hirtler for owners, William and Angie Chen, and WHEREAS: the applicant proposes to subdivide the 0.251-acre (10,934 SF) parcel into two lots: Lot 1, measuring 0.156 acres (6,789 SF) with 64.5 feet of street frontage on Dryden Road and 105 feet of street frontage on Oneida Place, and containing an existing multiple dwelling; and Lot 2,measuring 0.095 acres(4,154 SF)with 71 feet of street frontage on Oak Avenue and 50 feet of street frontage on Oneida Place, on which the applicant intends to build a new two-family home. The property is in the CR-2 Zoning District which has the following minimum area requirements: 4,000 SF lot size for 1- or 2-family dwellings and 5,500 SF for other uses, 35% maximum lot coverage, 10-ft. front yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet or 20% of lot depth. The Zoning District also requires a minimum 35% green space. The proposed new dwelling is subject to Limited Site Plan Review. The applicant received an Area Variance from the Board of Zoning Appeals for an existing front yard deficiency, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act,both of which require environmental review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision — Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on February 24, 2015 declare itself Lead Agency for the environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins County Planning Department have been given the opportunity to comment on the proposed project and all comments received to date on the aforementioned have been considered, and WHEREAS: this Board, acting as Lead Agency in environmental review, did on February 24,2015 review and accept as adequate: a Short Environmental Assessment Form (SERF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; a plat entitled "Minor Subdivision Map,No. 424 Dryden Road, City of Ithaca, Tompkins County,New York,"dated 1/14/15 and prepared by T.G.Miller,P.C.; and other application materials, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this subdivision indicates the resultant parcels have received the required area variances for relief from the City of Ithaca Zoning Ordinance for properties located in the CR-2 Zoning District,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed subdivision will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In favor: Against: 0 Abstain: 0 Absent: 0 Vacancies: 1 PROPOSED RESOLUTION Minor Subdivision Preliminary&Final Approval City of Ithaca Tax Parcel#64:3-4 424 Dryden Rd. City of Ithaca Planning&Development Board February 24,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel#64.-3-4,by Daniel Hirtler for owners,William and Angie Chen,and WHEREAS: the applicant proposes to subdivide the 0.251-acre (10,934 SF) parcel into two lots: Lot 1, measuring 0.156 acres (6,789 SF)with 64.5 feet of street frontage on Dryden Road and 105 feet of street frontage on Oneida Place, and containing an existing multiple dwelling; and Lot 2, measuring 0.095 acres (4,154 SF) with 71 feet of street frontage on Oak Avenue and 50 feet of street frontage on Oneida Place, on which the applicant intends to build a new two-family home. The property is in the CR-2 Zoning District which has the following minimum area requirements: 4,000 SF lot size for 1- or 2-family dwellings and 5,500 SF for other uses, 35% maximum lot coverage, 10-ft. front yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet or 20% of lot depth. The district also requires a minimum 35% green space. The proposed new dwelling is subject to Limited Site Plan Review. The applicant received an Area Variance from the Board of Zoning Appeals for an existing front yard deficiency, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision—Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on February 24, 2015 declare itself Lead Agency for the environmental review, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapters 290-9 C. (1), (2), &(3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on February 24, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins County Planning Department have been given the opportunity to comment on the proposed project and all comments received to date on the aforementioned have been considered, and WHEREAS: this Board, acting as Lead Agency in environmental review, did on February 24, 2015 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff, a plat entitled "Minor Subdivision Map, No. 424 Dryden Road, City of Ithaca, Tompkins County,New York," dated 1114115 and prepared by T.G.Miller, P.C.; and other application materials, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this subdivision indicates the resultant parcels have received the required area variances for relief from the City of Ithaca Zoning Ordinance for properties located in the CR-2 Zoning District, and WHEREAS: the Planning and Development Board did on February 24, 2014 make a Negative Declaration of Environmental Significance for the proposed subdivision, and now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Subdivision Approval to the proposed minor subdivision of City of Ithaca Tax Parcel#64.-3-4, by Daniel Hirtler for owners, William and Angie Chen subject to the submission of three (3) paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor. Moved by: Seconded by: In favor: Against: 0 Abstain: 0 Absent: 0 Vacancies: 1 Aar ion., Marriott e adgw Inc Marriott Drive Corporatee Headquartrters Wa5ltirrgtOn,o_G 20058 January 26, 2015 Urgo Hotels 6710A Rockledge Drive,Suite 420 Bethesda, MD 20817 Attn: Mathew Jalazo Dear Matt, We have studied the proposed exterior signage for the Ithaca Marriott and in order to maintain our brand integrity we need to insist on maintaining our requirements per the attached Marriott Sign Guidelines dated April 2014 (Attachment A). This not only maintains our brand identification, but ensures immediate recognition by our faithful traveling hotel patrons as well as local clientele. In summary,the channel letters of the"M" logo will be the Marriott red color and the "Marriott" copy will be black by day and white at night. Given the limited opportunities for building identification, no monument or pylon signs, we must maintain our Marriott brand integrity at any upper level building location(s). In order to address the concerns expressed though,we are in agreement to reduce the size of any upper level building signage that was originally desired; see Attachments B &C for a visual reference as to original vs. revised elevations. The proportion of the signs, as well as the prominence of the "M" logo, has been addressed and I would only ask that you work with your signage fabricator to verify legibility of the signs given the building height. Where we would allow some interpretation of the sign would be at the street level. Again,given the lack of opportunity for any such monument or pylon signage,we would be open to alternate materials, such as aluminum or other suggestions that could be back lite/halo-illuminated or lite from above and/or below at street level. I would only ask that safety be foremost, and architectural coordination with the building, be considered as any design progresses. Please let me know if I can be of any further assistance and we are all eager to see the progress in terms of construction and opening of the Ithaca Marriott Hotel. Sincerely, David H. Morton Sr. Director of Design/Project Management Global Design Americas A Work Order# 27'-0" 0367946Ar13 O 3'-0" , Sheet 1 of 7 MARRIOTT if A MARRIOTT F . 120 S.AURORA ST. 1 I I Y 1 F I - - ITHACA, N.Y. r , — Account _ — — 1— — v-v,.l ck p LL ssrr ReP B. TEEL Designer RFF �; 0 0 1 A566 Date 01.08.15 a i 1 — 1 n _ -- - I I 1 Client Int 1 Estimatin Sales r I i I r — - EL v rlk Art Engineering Landlord i 1 1, —.a _ —._ — '—_ _ — — ._ — — — _ —1 T — _ — _ — — — EL T2'r 1 --- _. v.acusTalr R11-JP/1 27 15/rev.signs A&C R12-JP/2.12.15/rev.signs A&C R13-KMc-2/17/15-larger sign A q +I 51 , I 4 f I,:; I - �• A. 1 l - I j _ I - ` I ,-_ E — LY,4GUEaTgM J I 1 1 _ may _. T 1 a � "_ If._ ' IN ^ � ; I ; •.. 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Account Rep. B. TEEL Designer RFF CHANNEL LETTERS/LOGO SCALE: 3/8"=1'-0" Date 01.08.15 (1) SET REQUIRED - MANUFACTURE & INSTALL 11 1 i. Client Sales Estimating FABRICATED ALUMINUM CHANNEL LETTERS - FABRICATED ALUMINUM CHANNEL LETTERS - Art .040 RETURNS & .063 BACKS - OUTSIDE .040 RETURNS & .063 BACKS - OUTSIDE Engineering RETURNS PAINTED MATTHEWS MP 08937 RETURNS PAINTED MATTHEWS BLACK SATIN FINISH Landlord RED SATIN FINISH - PAINT LETTER INTERIORS WITH 511 J PAINT LETTER INTERIORS WITH 11 5 F r. 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LABELS REQUIRED West Coast vsta,ca92081 nVe'Uni'C 760-967-7003 Fax 760-967-7033 INSTALL IN ACCORDANCE WITH INSTALL IN ACCORDANCE WITH NATIONAL ELECTRICAL CODES NATIONAL ELECTRICAL CODES 9s6BaiderY4020snaa2oC Northeast US 502-479-,075Fax5 502-479-3075 Fax 502-412-0013 2584 Sand Hill Point Circle Florida Bavenpmt.FL 33837 LOGO SECTION (LED ILLUMINATION) MARRIOTT LETTER SECTION (LED ILLUMINATION) 863-420-1100 Fax 863-424-1160 37 Waterfront Part Court REMOTE NOT TO SCALE REMOTE NOT TO SCALE Georgia 678-its-8852F.20-349-8724 PC.Box 126,2C6 Coral Cn"e South Texas Portland,TX 78374 361-563.5599 Fax 361-643-6533 This drawing is the property of Chandler Signs,L.P.,L.L.P All rights to its use for reproduction are reserved by Chandler Signs,L.R,L.L.P. 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TEEL 1 Designer RFF 1 EgI Lj E 1 1 Date 01.08.15 Ell ' 1 r r 1 r t ; Client E Sales Li ,, Estimating _ Art Engineering � � Landlord 1 r r 1 r, r R11-JP/1.27.15/rev.signs A&C � r t' R12-JP/2.12.15/rev.signs A&C it � � '+'r � � � R " p: R13-KMc-2/17/15-larger sign A L4�jLj 1 y + z � o Ell ., JEHI r r 4 r 3 ACIA PANEL SYSTEM CCL;_ . s -;CM)PY r r �TlFwedl,rac ® , Brand Image Begins Here Chandler Signs . r National 3201 Manor way Da1119 5235 r i Headquarters 214-962-2000 Fax 214-902-2044 san 1 i — 17319 Ban Petlrp Ave,SIe.#200 I ■ I San Antonio SanA donio,X78232 210-349.3804 Fax 210-349-8724 - - -- 1 1335 Park Center Drive,Unit C FWIUATEDAI,Uht FLA-i„MIFE- - I Y r West Coast vista,CA92081 760-967-7003 Fax 760-967-7033 I i MOVE 4s.SI'IG WNfNJ'N'SANd LRRECTIONAL SIGN �EFER'O I ' ! I � .. PREPARE PEN NG E[ S T6 EXTER OR 51GNA t ."AGE r1ECVE�E hAJ II4Fl.L FIFr:Ml K ° r 985 Balls,KY 40204 one 20C AS 4ECES N TO MAINTAIN FIRE — " 6 I i Northeast US 5024719-3075 F.502-412-0013 I WARATFPH AEOUIRWENTS. 2584 Sand Hill Poi I:Circle t I I _'U7'rI.RIE'•A3f'r ' Florida Davenport,FL 33837 •• I I 1 863420-1100 Fax 863-424-1160 Y I 1 De sonville,Part Court I I Georgia 678-72v8852A 30534 .210 678-725-8852 Fax 210-349-8724 1 I f I 1 P.O.Box, 837Doral Drive WEST ELEVATION 1/16°=1'-0" South Texas Portla63Tx 78Fax � — - - -- -- '- 361-563.5599 Fax 361-643-6533 I I I t tChandler Signs,L.P.,LL.R This drawing is the property of All rights to its use for reproduction are reserved by Chandler Signs,L.P,L1P FINAL ELECTRICAL CONNECTION BY CUSTOMER A 25'-11/4 Work Order. " 0367946Ar13 Sheet 5 of 7 `a MARRIOTT m ` r ry N 120 S.AURORA ST.A RR I OTTITHACA, N.Y. Account Rep. B. TEEL Designer RFF CHANNEL LETTERS/LOGO SCALE: 3/8"=T-0" Date 01.08.15 (1) SET REQUIRED - MANUFACTURE & INSTALL 11 1 i. Client Sales Estimating FABRICATED ALUMINUM CHANNEL LETTERS - FABRICATED ALUMINUM CHANNEL LETTERS - Art .040 RETURNS & .063 BACKS - OUTSIDE .040 RETURNS & .063 BACKS - OUTSIDE Engineering RETURNS PAINTED MATTHEWS MP 08937 RETURNS PAINTED MATTHEWS BLACK SATIN FINISH Landlord RED SATIN FINISH - PAINT LETTER INTERIORS WITH 511 J PAINT LETTER INTERIORS WITH 5 F r. STAR-BRITE LIGHT-ENHANCING WHITE PAINT STAR-BRITE LIGHT-ENHANCING WHITE PAINT R11-1P/1.27.15/rev.signs A&C R12-1P/2.12.15/rev.signs A&C 1" RED JEWELITE RETAINERS 1" BLACKRED JEWELITE RETAINERS R13-KMc-2/17/15-larger sign A (MATCH VT 11331 RED) (MATCH VT 11331 RED) .177 WHITE CYRO FACES WITH .177 CLEAR CYRO FACES WITH FIRST SURFACE VT-11331 RED 1ST SURFACE BLACK DUAL COLOR VINYL VINYL OVERLAY & 2ND SURFACE WHITE DIFFUSER VINYL LETTERS INTERNALLY ILLUMINATED W/ LETTERS INTERNALLY ILLUMINATED W/ GELCORE TETRA RED L.E.D. MODULES GELCORE TETRA WHITE L.E.D. MODULES POWER CABLE THRU 1/2" DIA. FLEXIBLE POWER CABLE THRU 1/2" DIA. FLEXIBLE METALLIC CONDUIT TO REMOTE POWER METALLIC CONDUIT TO REMOTE POWER SUPPLY IN TRANSFORMER BOX BEHIND FASCIA SUPPLY IN TRANSFORMER BOX BEHIND FASCIA AS REQUIRED. AS REQUIRED. , Chandler Signs WEEP HOLES IN ALL LOW POINTS WEEP HOLES IN ALL LOW POINTS Brand Image Begins Here 1 t t National 3201 manor Way LETTERS MOUNTED FLUSH TO WALL w/ LETTERS MOUNTED FLUSH TO WALL w/ Headquarters Callas TX 75235 z14-902-2000 Fax 214-902-2044 ANCHORS & NON-CORROSIVE HARDWARE ANCHORS & NON-CORROSIVE HARDWARE San Antonio 1SimAnton�z7823zste.#too 210-349-3804 Fax 210-349-8724 U.L. LABELS REQUIRED U.L. LABELS REQUIRED West Coast vsta,ca92081 nVe'Uni'C 760-967-7003 Fax 760-967-7033 INSTALL IN ACCORDANCE WITH INSTALL IN ACCORDANCE WITH NATIONAL ELECTRICAL CODES NATIONAL ELECTRICAL CODES 966,vik,KY 4020 snag 2o0 Northeast US 502-4 9-075 Fsx4 502-479-3075 Fax 502-412-0013 2584 Sand Hill Point Circle Florida Cavenpmt.FL 33837 LOGO SECTION (LED ILLUMINATION) MARRIOTT LETTER SECTION (LED ILLUMINATION) 863-420-1100 Fax 863-424-1160 37 Waterfront Part Court REMOTE NOT TO SCALE REMOTE NOT TO SCALE Georgia 678-725-8852F.20-349-8724 P.O.Box 121,206 Coral Cme South Texas Portland,TX 78374 361-563.5599 Fax 361-643-6533 This drawing is the property of Chandler Signs,L.P.,L.L.P All rights to its use for reproduction are reserved by Chandler Signs,L.R,L.L.P. FINAL ELECTRICAL CONNECTION BY CUSTOMER MARRIOTT SIGN GUIDELINES April 2014 PTMEAffsffAfAff1 ;Ma`cFeuime+s contents section 1 introduction & overview section 2 channel letters section 3 directional signs section 4 monument signs section 5 pylon signs section 6 architectural finishes 1 'introduction w overvie This Sign Guidelines manual provides the general criteria for selection, sizing and placement of the Exterior Signs on Marriott hotel prototypical buildings. Sign selection, sizing and placement of custom buildings, conversions and retrofitting existing buildings should be coordinated through one of Marriott's approved exterior sign vendors or Marriott's A&C Design and Project Management Team. Alternate colors and materials should never be substituted on the signage products shown in these guidelines. Any requests for deviations must be submitted to the A&C Design and Project Management Team. The manual is a guideline for hotel owners and/or their architects and contractors and contains enough information for rendering building elevations for the permitting process. The Sign Guidelines manual is not intended for actual fabrication of signs. Contact one of Marriott's approved exterior sign vendors or the A&C Design and Project Management Team for procurement and installation information. Five major types of property signs are available for Marriott properties: 1 Channel Letters 2 Directional Signs 3 Monument Signs 4 Pylon Signs 5 Architectural Finishes The selection of colors, materials and formats for Marriott property signage reflect the stature associated with Marriott. The color, Marriott red, is utilized on the signs to reflect the significance of the brand. 2 channel l Channel letter size relative to the space available - Design intent is to increase legibility so that they will be read from a greater distance. New build designs will be modified as required to follow for signs to fit. Raceways remain an undesirable method for wiring. Raceways should only be used in cases where absolutely necessary and approval must be obtained from the A&C Design and Project Management Team. If used, the raceways should be painted to match the building background color. Appropriate wall space should be allowed around the channel letters (see guidelines). The stacked "M" and "MARRIOTT" composition is preferred (see illustrations). The horizontal orientation will be allowed based on facade constraints and approval from the A&C Design and Project Management Team. Channel letter color - Normally the sign letters are Marriott red (logo) and black (Marriott copy) by day, Marriott red (logo) and white (Marriott copy) at night. Alternate colors and materials should never be substituted on the illuminated channel letters shown in these guidelines. 2 - 1 channel letters front view not to scale F 0 "M" LOGO "M" LOGO LETTER "M" COPY OVERALL OVERALL B MODEL HEIGHT LENGTH HEIGHT LENGTH HEIGHT LENGTH A B C D E F MAR CL 6 6'-0" 7'-8" V-2 3/8" 11'-0 7/8" T-7 13/16" 12'-11 5/16" MAR CL 8 8'-0" 10'-2 11/16" 1'-7 3/16" 14'-9 3/16" 10'-2 3/8" 17'-3 1/8" MAR CL 10 10'-0" 12'-9 5/16" T-0" 18'-5 1/2" 12'-9" 21'-6 7/8" MAR CL 12 12'-0" 15'-4" T-4 13/16" 22'-1 13/16" 15'-3 5/8" 25'-10 11/16" 3/16"2447 WHITE ACRYLIC FACE WITH logo profile not to scale letter profile I not to scale 3M 3630-2382 RED TRANSLUCENT FILM APPLIED TO 1ST SURFACE 3/16"2447 WHITE ACRYLIC FACE WITH 3M 3635-222 BLACK DUAL-COLOR FILM APPLIED TO 1ST SURFACE(APPEARS BLACK DURING THE DAY,ILLUMINATES WHITE AT NIGHT) uMARRIOTT construction specifications- .050"aluminum channel letter construction with.063" nighttime view notto scale dark building background view not to scale aluminum backs. 1"black trim cap used on letters,1" trim cap painted Matthews MP08937 red on logos smaller than 7'-0"in height,3/4"routed aluminum retainer used on logos 7'-O"in height and larger. Faces constructed of 3/16"2447 white acrylic with 1st surface film decoration. 3/16"7328 white faces used on"Marriott"letters on dark colored buildings. "M"logo illuminated with red LED's and"Marriott" copy illuminated with white LEDs. color specifications- Letter exterior,trim cap&retainer: =Matthews MP08937 satin red =Black • • Face: O 3/16"2447 white acrylic(colored face option) 0 3/16"7328 white acrylic(light face option) Film Decoration: Note: The"M"logo appears white during the day and =3M 3630-2382 translucent red film(1st surface) illuminates red at night. =3M 3635-222 black dual-color film(1st surface) direct' ■ 3 ional signs Directional signs provide clear direction to guide the guest about the property. They are placed near entrances and exits to the property as well as other key positions on the property providing information on where amenities are located. Directional signs feature a white brand panel containing the "M" logo and Marriott word mark, and a gray information panel with wayfinding information. There is a red center core panel on which the brand panel and information panel appear to float. The narrow reveal at the bottom of the information panel also reveals the red core panel. Requirements and Recommendations - Double-sided signs as required. Marriott brand panel and information panel are opaque with only the "M" logo, Marriott word mark and wayfinding information illuminated. The "M" logo red during the day and illuminates red at night with white halo-illumination. The wayfinding information is red during the day and illuminates red at night. TheMarriott word mark is black by day and halo-illuminates white at night. Benefits - Offers both maximum impact both day and night through the use of distinctive colors. Presents clear and legible "M" logo and Marriott word mark. Signs coordinate with other communication elements guests encounter. 3 - 1 entrance sign front view I scale: 3/4"=1'-0" end view I scale: 3/4"=1'-0" nighttime view I scale: 3/4"=1'-0" 2'-6„ 01 2'-4"o 9 1/4"�I 1/8"ROUTED ALUMINUM FACE PAINTED WHITE 1/2"CLEAR ACRYLIC PUSH-THRU"M"LOGO WITH 3M 3630-2382 RED TRANSLUCENT FILM APPLIED TO 1ST SURFACE AND 3M 3635-70 WHITE DIFFUSER FILM APPLIED TO 2ND SURFACE 1/2"CLEAR ACRYLIC PUSH-THRU"MARRIOTT"COPY •• �• WITH 3M 7725-22 BLACK OPAQUE FILM APPLIED TO 1ST SURFACE AND 3M 3635-70 WHITE DIFFUSER FILM APPLIED TO 2ND SURFACE o " MARRIOTrt I MARRIOTT m .118"WHITE SOLAR GRADE POLYCARBONATE _ BACKER PANEL WITH 3M 3630-2382 RED FILM APPLIED TO 1ST SURFACE Entrance ' w 1/8"ROUTED ALUMINUM FACE PAINTED • MATTHEWS MP23486 GRAY - .080"ALUMINUM REVEAL PAINTED MATTHEWS MP08937 RED 1 1 080"ALUMINUM POLE COVER PAINTED MATTHEWS MP23486 GRAY top view I scale: 3/4"=1'-0" face options I scale: 1/2"=1'-0" construction specifications- color specifications- Cabinets constructed of aluminum frame construction with Frame,reveal&pole cover: 1/8"routed aluminum faces. "M"logo and"Marriott"copy O Matthews MP30933 satin white to be 1/2"push-thru copy and entrance copy and arrows Matthews MP23468 gray(gloss finish) MARRIOTT MARRIOTT to be routed copy with backer panel. Reveal to be con- Matthews MP08937 satin red structed of.080"aluminum. Pole cover to be aluminum Face: > Entrance < Entrance frame construction with aluminum skin. All directional signs n Matthews MP30933 satin white must include a pole cover. Internally illuminated with CWHO Matthews MP23468 gray(gloss finish) fluorescent lamps. Film Decoration: =3M 3630-2382 translucent red film(1st surface) 11111110 3M 7725-22 black opaque film(1st surface) right arrow left arrow =3M 3635-30 white diffuser film(2nd surface) 3 -2 directional sign front view I scale: 3/4"=1'-0" end view I scale: 3/4"=1'-0" nighttime view scale: 3/4"=1'-0" 2'-4" 8 1/4"-H 1/8"ROUTED ALUMINUM FACE PAINTED WHITE "11"LOGO TO ILLUMINATE D AT NIGHT WITH 1/2"CLEAR ACRYLIC PUSH-THRU"M"LOGO WITH WHITE HALO-ILLUMINATION 3M 3630-2382 RED TRANSLUCENT FILM APPLIED TO 1ST SURFACE AND 3M 3635-70 WHITE DIFFUSER FILM APPLIED TO 2ND SURFACE 1/2"CLEAR ACRYLIC PUSH-THRU"MARRIOTT"COPY ` ••IOTT"COPY TO WITH 3M 7725-22 BLACK OPAQUE FILM APPLIED TO \\\ HALO-ILLUMINATE WHITE 1ST SURFACE AND 3M 3635-70 WHITE DIFFUSERAT NIGHT MA R R I O T FILM APPLIED TO 2ND SURFACE M A R R I O T T > Parking .118"WHITE SOLAR GRADE POLYCARBONATE 1i _ __ -- - -BACKER PANEL WITH 3M 3630-2382 RED O O• D s > Registration-- - FILM APPLIED TO 1ST SURFACE ARROWS RED AT NIGHT < Guest Parking _1/8"ROUTED ALUMINUM FACE PAINTED MATTHEWS MP23486 GRAY .080"ALUMINUM REVEAL PAINTED MATTHEWS MP08937 RED s s .080"ALUMINUM POLE COVER PAINTED MATTHEWS MP23486 GRAY construction specifications- color specifications- top view I scale: 3/4"=1'-0' Cabinets constructed of aluminum frame construction with Frame,reveal&pole cover: 1/8"routed aluminum faces. "M"logo and"Marriott"copy O Matthews MP30933 satin white to be 1/2"push-thru copy and directional copy and arrows Matthews MP23468 gray(gloss finish) to be routed copy with backer panel. Reveal to be con- Matthews MP08937 satin red structed of.080"aluminum. Pole cover to be aluminum Face: frame construction with aluminum skin. All directional signs n Matthews MP30933 satin white must include a pole cover. Internally illuminated with CWHO Matthews MP23468 gray(gloss finish) fluorescent lamps. Film Decoration: =3M 3630-2382 translucent red film(1st surface) 11111110 3M 7725-22 black opaque film(1st surface) =3M 3635-30 white diffuserfilm(2nd surface) 4 monument Monument signs are the primary Marriott hotel sign. They are placed at eye-level near the entrance to the building. Their location near building entrances mean they are viewed every time a guest enters or leaves the building. Monument signs feature a white brand panel containing the "M" logo and Marriott word mark, and a gray information panel with the hotel "identifier." There is a red center core panel on which the brand panels appear to float. The narrow reveal at the bottom of the information panel also reveals the red core panel. Requirements and Recommendations - Double-sided signs as required. Marriott brand panel and information panel are opaque with only the "M" logo, Marriott word mark and identifier illuminated. The "M" logo is red during the day and illuminates red at night with white halo-illumination. The location identifier are red during the day and illuminated red at night. The "Marriott" word mark is black during the day and halo-illuminated white at night. Benefits - Offers maximum impact both day and night through the use of distinctive colors. Presents clear and legible logo and word mark. Signs coordinate with other communication elements the guests encounter. 4- 1 monument signs front view I scale: 3/8"=1'-0" end view I scale: 3/8"=1'-0" 6'-8 1/2" r 6'-5 3/4" 1— V-4"--I 1/8"ROUTED ALUMINUM FACE PAINTED WHITE 3/4"CLEAR ACRYLIC PUSH—THRU"M"LOGO WITH 3M 3630-2382 RED TRANSLUCENT FILM APPLIED TO s 1ST SURFACE AND 3M 3635-70 WHITE DIFFUSER FILM APPLIED TO 2NO SURFACE m 3/4"CLEAR ACRYLIC PUSH—THRU"MARRIOTT"COPY WITH M A R R I O T T AN 3M 36 7 BLACK OPAQUE FILM APPLIED LI 1ST SURFACE AND 3M 3635—i0 WHITE DIFFUSER FILM APPLIED TO 0 2ND SURFACE w i ao .118"WHITE SOLAR GRADE POLYCARBONATE BACKER PANEL WITH 3M 3630-2382 RED TRANSLUCENT FILM APPLIED TO P h i l a d e p h i a 1ST SURFACE 0 i Airport 1/8"ROUTED ALUMINUM FACE PAINTED MATTHEWS MP23486 GRAY .080"ALUMINUM REVEAL PAINTED MATTHEWS MP08937 RED .080"ALUMINUM POLE COVER PAINTED MATTHEWS MP23486 GRAY nighttime view I scale: 1/4"=1'-0" construction specifications- Cabinets constructed of aluminum frame construction with 1/8"routed aluminum faces. "M"logo and"Marriott"copy to be 3/4"push-thru copy and optional location copy to be routed copy with backer panel. Reveal to be constructed of.080"aluminum. Pole cover to be aluminum frame "11"LOGO TO ILLUMINATE D AT NIGHT construction with aluminum skin. All monument signs must WITH WHITE HALO ' include a pole cover. Internally illuminated with CWHO fluorescent lamps. M A R R I O T T color specifications- Frame,reveal&pole cover: 0 Matthews MP30933 satin white -----OPTIONAL e ON COPY TO Matthews MP23468 gray(gloss finish) ILLUMINATE ' AT Matthews MP08937 satin red Face: 0 Matthews MP30933 satin white Matthews MP23468 gray(gloss finish) ..► Film Decoration: =3M 3630-2382 translucent red film(1st surface) =3M 7725-22 black opaque film(1st surface) =3M 3635-30 white diffuserfilm(2nd surface) 4-2 monument signs front view I scale: 114"=1'-0" end view I scale: 1/4"=1'-0" 6'-8 1/2" 6'-5 3/4" ---1 1'-4" k-- _--- 1/8"ROUTED ALUMINUM FACE PAINTED WHITE 3/4"CLEAR ACRYLIC PUSH-THRU"M"LOGO WITH 3M 3630-2382 RED TRANSLUCENT FILM APPLIED TO 1ST SURFACE AND 3M 3635-70 WHITE DIFFUSER FILM APPLIED TO 2ND SURFACE m i 3/4"CLEAR ACRYLIC PUSH-THRU"MARRIOTT"COPY WITH MAR R I OTT AN 73M 36 BLACK WHITE IF FILM APPLIED LI 1ST SURFACE -AND 3M 3635-70 WHITE DIFFUSER FILM APPLIED TO � 2ND SURFACE m .118"WHITE SOLAR GRADE POLYCARBONATE BACKER PANEL o m WITH 3M 3630-2382 RED TRANSLUCENT FILM APPLIED TO Milwaukee- 0 0 1ST SURFACE Downtown 1/8"ROUTED ALUMINUM FACE PAINTED MATTHEWS MP23486 GRAY T Blue Diamond Spa 118"WHITE SOLAR GRADE POLYCARBONATE BACKER PANEL P WITH 3M 3630-2382 RED TRANSLUCENT FILM APPLIED TO The Courthouse Restaurant 1ST SURFACE .080"ALUMINUM REVEAL PAINTED MATTHEWS MP08937 RED .080"ALUMINUM POLE COVER PAINTED MATTHEWS MP23486 GRAY nighttime view I scale: 114"=r-0" construction specifications- Cabinets constructed of aluminum frame construction with 'M"LOGO TO ILLUMINATE D ,T NIGHT 1/8"routed aluminum faces. "M"logo and"Marriott"copy HALO-ILLUMINATIONWITH WHITE to be 3/4"push-thru copy and optional location copy and amenities copy to be routed copy with backer panel. Reveal to be constructed of.080"aluminum. Pole cover to be aluminum frame construction with aluminum skin. All MA R I O T T monument signs must include a pole cover. Internally illuminated with CWHO fluorescent lamps. -----OPTIONAL OCATION COPY TO ILLUMINATE RED AT NIGHT color specifications- Frame,reveal&pole cover: DIVIDING LINE TO ILLUMINATE D AT NIGHT C Matthews MP30933 satin white Matthews MP23468 gray(gloss finish) -OPTIONALO• O Matthews MP08937 satin red ILLUMINATE RED AT NIGHT Face: O Matthews MP30933 satin white Matthews MP23468 gray(gloss finish) ..► Film Decoration: =3M 3630-2382 translucent red film(1st surface) =3M 7725-22 black opaque film(1st surface) 0 3M 3635-30 white diffuser film(2nd surface) 5 pylon s 'igns Pylon signs are placed near roadways and are utilized to provide long-range visibility. Pylon signs have the same appearance as the monument sign, with a small gray field which anchors the brand panel. The pylon signs feature a red set-back reveal on the sides. Pylon signs reinforce the brand by providing long-range visibility. The identifier is never used on the pylon sign. Site conditions and local ordinances determine the sign size. Requirements and Recommendations - Double-sided sign. Marriott brand panel is opaque with only the "M" logo and Marriott word mark illuminated. The "M" logo is red during the day and illuminates red at night (mid-rise incorporates white halo- illumination). The Marriott word mark is black during the day and halo-illuminates white at night (mid- rise) or illuminated white at night (hi-rise). Benefits - Offers maximum impact both day and night through the use of distinctive colors. Provides long-range visibility. Presents a clear and legible logo. Signs coordinate with other communication elements guests encounter. 5 - 1 mid-rise pylon front view I scale: 1/8"=1'-0" end view I scale: 1/8"=1'-0" nighttime view I scale: 1/8"=1'-0" N 11'-71/8" 1'-101/4"1 1' 6"-� N front view end view 1/8"ROUTED ALUMINUM FACE PAINTED WHITE i TO ILLUMINATE 3/4"CLEAR ACRYLIC PUSH-THRU"M"LOGO WITH D AT NIGHT WITH WHITE3M 3630-2382 RED TRANSLUCENT FILM APPLIED TO 1ST SURFACE AND 3M 3635-70 WHITE DIFFUSER v\i s FILM APPLIED TO 2ND SURFACE 3/4"CLEAR ACRYLIC PUSH-THRU"MARRIOTT"COPY M A R R I O T T WITH 3M 7725-22 BLACK OPAQUE FILM APPLIED TO UL T T ' HITE 1ST SURFACE AND 3M 3635-70 WHITE DIFFUSER FILM APPLIED TO 2ND SURFACE AT NIGHT u .080"ALUMINUM ESCUTCHEON PAINTED MATTHEWS MP23486 GRAY u m a � H o � a Ln N d H .080"ALUMINUM POLE COVER PAINTED MATTHEWS MP23486 GRAY to Note: All mid-rise pylon signs are required to include a pole cover at least 3'-0"wide. construction specifications- Cabinets constructed of aluminum frame construction with 1/8"routed aluminum faces. "M"logo and"Marriott"copy top detail view I scale: 3/16"=1'-0" to be 3/4"push-thru copy and optional location copy and amenities copy to be routed copy with backer panel. Reveal to be constructed of.080"aluminum. Pole cover to be aluminum frame construction with aluminum skin. All monument signs must include a pole cover. Internally illuminated with CWHO fluorescent lamps. color specifications- Frame,escutcheon&pole cover: Matthews MP30933 satin white M A R R I O T T Matthews MP23468 gray(gloss finish) Matthews MP08937 satin red Face: O Matthews MP30933 satin white Film Decoration: 3M 3630-2382 translucent red film(1st surface) 3M 7725-22 black opaque film(1st surface) front detail view I scale: 3/16"=1'-0" end detail view I scale: 3/16"=1'-0" 0 3M 3635-30 white diffuser film(2nd surface) 5 -2 hi-rise pylon front view scale: 3/32"=1'-0" end view I scale: 3/32"=1'-0" nighttime view I scale: 3/32"=1'-0" 19'-01, T-6" 3M PANAGRAPHICS III FLEXIBLE FACE WITH 3M 3635-20B WHITE BACKGROUNDWH�TEE FACE BLOCKOUT FILM APPLIED TO 1ST ES N SURFACE 0O OT ILLUMINATE AT NIGHT in s 3M 3630-2382 RED TRANSLUCENT 'M"LOGO ILLUMINATES APPEARS FILM APPLIED TO 1ST SURFACE RED DURING THE DAY AND ILLUMINATES RED AT NIGHT 3 3635-222 COPY APPEARS BLACK M A R R I O T T F LM APPLIED B 0 15TLACKDSURFAOEOR • � . WHITE AT NIGHT 080"ALUMINUM FACE PAINTED MATTHEWS MP23486 GRAY N N W Q POLE STRUCTURE PAINTED MATTHEWS MP23486 GRAY Note:all pylon signs up to 35'-0" overall heigh are required to have a pole cover. construction specifications- color specifications- Cabinets constructed of steel and aluminum frame Frame,escutcheon&pole/pole cover: construction with flexible and aluminum faces. Faces O Matthews MP30933 satin white to bleed to edge of cabinet. Flexible faces to be 3M Matthews MP23468 gray(gloss finish) film decoration on 1st surface. Escutcheon faces Matthews MP08937 satin red to be constructed of.080"aluminum. Pole cover to Escutcheon Face: be aluminum frame construction with aluminum skin. Matthews MP23486 gray(gloss finish) All monument signs must include a pole cover. Internally Film Decoration: illuminated with CWHO fluorescent lamps or H.I.D.lamps. =3M 3630-2382 translucent red film(1st surface) =3M 3635-222 black dual-color film(1st surface) =3M 3635-20B white blockout film(1st surface) 6 arch 'itectural f For hotels located in buildings where signs are specifically designed as an extension of the architecture of the hotel, or for interior sign applications, special consideration may be required. For example, hotels in historic districts or hotels with gated entrance monoliths. Here, the "M" logo and Marriott word mark can be applied in a range of architectural material finishes compatible with various interior and exterior architectural settings. Although materials may vary, the presentation of the "M" logo and Marriott word mark will be consistently applied in these material finishes when presented at different hotels. Requirements and Recommendations - Use only the color variations shown here when applying the "M" logo and Marriott word mark in archi- tectural material finishes. Never use alternate colors and materials on the freestanding monument, pylon, directional or entrance signs shown in these guidelines. Benefits - Signs are well integrated into hotel architecture. Marriott brand appears consistent across a range of material finishes. Signs coordinate with other communication elements guests encounter. 6- 1 architectural finishes dark background light background tea a MARRIOTT MARRIOTT "M"logo and"Marriott"word mark: "M"logo and"Marriott"word mark: •raised in white •raised in red and black brand colors •white film •red and black film(brand colors) •raised in chrome •etched and filled red and black brand colors chrome or steel background brass background glass background J�./Ir� il- r, I -r-r MARRIOTT MARRIOT ] "M"logo and"Marriott"word mark: "M"logo and"Marriott"word mark: "M"logo and"Marriott'word mark: •raised in white •raised brass in contrasting •raised in white •white film satin finish •white film •etched and filled white •deeply etched in brass •etched in glass COMMUNITY SCHOOL OF MUSIC AND ARTS J ff-- 330 E Martin Luther King Jr / Stare Street, Ithaca NY 14850 607.272. 1474 CSMA-ITHACA.ORG MCI February 18, 2015 JoAnn Cornish Director of Planning&Development City of Ithaca 108 E. Green Street Ithaca,NY 14850 Dear JoAnn, Thank you for meeting with me on February 6 to discuss some of the concerns the Community School of Music and Arts (CSMA) has regarding the proposed Canopy Hotel project. I was expecting to hear back from you before final approval was submitted for this project, but I have not received any communication from you in this regard. As you know, our concerns include parking, loading/drop-off, and accessible routes from State Street and Seneca Way. Upon review of the most recent drawings provided to me on Monday by Scott Whitham, it appears little of these concerns have been addressed. Please note as well that we'd received no notifications regarding the site plan review and public hearing process thus far for the Canopy Hotel project, other than for the upcoming Planning Board meeting in February. As you were made aware at our meeting, the developers of the Carey Building project have requested a utility easement across our property which, as we understand it, will also benefit the Canopy Hotel. The CSMA board has discussed this request, and feels that approving the same at this time is not in our best interests as proposed. Such an easement would impair CSMA's or any future owner's ability from ever building over the proposed easement area. That said, we are of the opinion that, with further study and certain amendments to the design of the parking and traffic flow that would be more favorable to CSMA and the proposed hotel, a mutually agreeable solution can be reached between CSMA and the development projects that would permit the utilities to be so installed. For example, one possible solution may be a"swap" of real estate, whereby CSMA would have parking/drop-off access exclusively for itself near its elevator entrance; in exchange, the hotel could gain some of the parking area which CSMA currently owns, as well as the requested utility easement. Further discussion may very well reveal other options. We believe a working solution for all parties is achievable. We would ask that any approval for the Canopy Hotel project, at least with respect to the parking and access, not be made final until our concerns have been addressed. The developers for the Canopy Hotel and the Carey Building expansion are also copied on this letter, since their cooperation in the process will be necessary. Sincerely, Robin Tropper-Herbel Executive Director CC: Scott Whitham, Canopy Hotel; Frost Travis, Travis Hyde Properties PROPOSED RESOLUTION City of Ithaca Planning and Development Board Preliminary&Final Approval Downtown Hilton Canopy Hotel 320-324 M.L.K.,Jr./E. State St. February 24,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a hotel to be located at 320-324 M.L.K., Jr./E. State Street by Scott Whitham for Neil Patel, developer, and WHEREAS: the applicant is proposing to build a seven-story, 80'-tall hotel with 123 guest rooms. The ground floor will include a cafe and bar, a retreat area, public restrooms, a garden patio, and an approximately 2,000-SF retail/restaurant space. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-coch&e, an 11-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible Subdivision are required. The project has received Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1)(h)(4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b)(9) and(11), and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board did on October 28, 2014 declare itself Lead Agency for the action of Site Plan Review for this project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and WHEREAS: a Public Hearing for the proposed action was held on February 24,2015, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: in a memo from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior Planner, dated October 28, 2014, he recommended that: "The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State/MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown,"and WHEREAS: in response to County comments, as well as concerns expressed by the Lead Agency and others, the applicant has submitted a Traffic Impact Study (TIS) prepared by SRF Associates and dated January 2015, and WHEREAS: the TIS recommends 3 mitigations to address traffic impacts created by the new project, and WHEREAS: the Board, acting as Lead Agency in environmental review,has on January 27,2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3,prepared by Planning Staff, plans entitled"Existing Survey," "Demolition Plan," "Utility Plan," "Grading Plan," and"Site Layout Plan,"prepared by T.G. Miller, P.C. and Whitham Planning and Design, LLC; "Landscape Plan" and "Landscape — Trellis/Bench Detail"and"Terrace—Trellis/Bench Detail"prepared by Whitham Planning and Design, LLC; "Ground+ Second Floor Plan," "Typical + Seventh Floor Plan," "View from East State Street," "Hotel Arrival Experience," "View from Seneca Way" (two sheets), "Exterior Elevations," and "Context Views" (three sheets), prepared by Group One and all dated 1/13/15; and"Overall Site Plan,"prepared by Whitham Planning and Design, LLC and dated 1/22/15; and other application materials, and WHEREAS: the Planning and Development Board did on January 27, 2015 determine the proposed project will result in no significant impact on the environment and did make a Negative Determination Of Environmental Significance, and WHEREAS: the Preliminary and Final Site Plan Approval granted for the project on January 27, 2015 is null because no public hearing was held, now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and ii. Submission for approval by the Planning Board of project details including,but not limited to, signage,paving materials, exterior furnishings, and lighting(including any exterior ornamental lighting plan), and iii. Submission to the Planning Board of visual documentation that the penthouse enclosure walls are at the lowest height that will still provide effective screening for the mechanicals within, and iv. Submission to the Planning Board of a Landscape Plan keyed to a species list, and V. Submission of a color copy of the materials board, and vi. Applicant to explore using pavers in place of asphalt on some or all of the parking and car-access area off E. State Street,to better connect the design of the hotel to that street, and vii. Applicant to explore: (1)potential incorporation of decorative terra cotta salvaged during the demolition of the Strand Theater(which once stood on this site)into the low wall facing E. State Street or elsewhere on the site, and(2)potential re-creation, at some appropriate location on the building, of the prominent Strand stage-house mural(by artist David Finn)which formerly faced E. Seneca Street, and viii. Noise-producing construction shall take place only between the hours of 7:00 a.m. and 6:00 p.m.,Monday through Friday, and ix. Bike racks shall be installed prior to granting of Certificate of Occupancy, and 2 The following provisions discussed in the adopted FEAT,Part 3: i. If drilled and/ or driven steel piles are used in the foundation, then: (1) noise-producing installation work thereon shall be limited to the hours between 8:30 a.m. and 4:30 p.m., Monday through Friday, and (2) ongoing seismic testing shall be conducted to make certain the pile driving or drilling operations do not in any way have a negative impact on any adjacent or nearby structure, and ii. Applicant shall, as appropriate, employ the dust-control measures listed in the "Impact on Air" section of the FEAF,Part 3 during the project's construction, and iii. All restaurant and hotel kitchen exhaust will be vented through the roof, and hotel laundry venting will be at ground-floor level, behind the existing concrete wall on the adjacent property, in an area not accessible to hotel guests or other pedestrians; any future exterior venting,not located in a screened location on the roof,that may cause noise, odor or street-level air flow shall be reviewed by Planning Division staff or the Planning Board, and iv. Exterior signage shall be of equal scale and quantity as the signage illustrated on the project renderings and elevations dated January 13,2015, and V. Applicant shall actively pursue implementation of the mitigations (including proposed valet routes to and from the hotel)recommended in the Traffic Impact Study prepared by SRF and dated January 2015, though it is understood that providing a two-space loading area on Seneca Way and making signal-timing changes to two intersections will require the cooperation of governmental agencies, and vi. Applicant shall work with the adjacent property owner on the east to potentially provide a cross-block pedestrian passage extending through applicant's and the adjacent owner's parcels. Moved by: Seconded by: In Favor: Against: 0 Abstain: 0 Absent: 0 Vacancies: 1 3 SITE PLAN REVIEW APPLICATION REPORT 401 LAKE STREET LAKE STREET PUBLIC PARK ENHANCEMENTS PREPARED BY: 1 L.M s TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS LLP 1001 WEST SENECA STREET SUITE 101 ITHACA,NEW YORK 14850 607.277.1400 og t74q CITY OF ITHACA, w„ �' ITHACA,NEW YORK FEBRUARY 13,2013 February 13, 2015 JoAnn Cornish and Members of the City of Ithaca Planning and Development Board Department of Planning and Development City of Ithaca 108 West Green Street Ithaca, New York 14850 Re: Site Development Review Application: Lake Street Public Park Enhancements Project Dear Ms. Cornish: This letter transmits to you the Site Development Plan Review Application and FEAF for the Lake Street Public Park Enhancements (LSPPE) project at approximately 401 Lake Street. The proposed enhancements seek to improve the area with park-like amenities and accessible routes. Enhancements include an accessible curb ramp and concrete loop walkway, creek viewing areas with benches, bike racks, a guardrail along the top of the existing stone abutment wall, and granite columns. Proposed gates will provide a controllable entrance to the Ithaca Falls Recreation Area. The attached materials include: • Detailed project description • Full Environmental Assessment Form and supplemental information o Wild, Scenic, and Recreational River permit application o Fall Creek Recreational River Boundary map o Lake Street Bridge Plaza (LSPPE project) SHPO letter o Lake Street Bridge Plaza (LSPPE project) Description and Photographs SHPO o Email: FW Ithaca Falls Plaza Park-contamination concerns o U.S. Environmental Protection Agency Pollution Report o Ithaca Falls Overlook investigation soil sample results 12-101-4 • Site Furnishings (benches)—cut sheets • Project Drawings for Site Development Review(11"x17") On behalf of those involved, we look forward to reviewing the project with you and members of the Planning and Development Board. Please do not hesitate to call should you have questions or require additional information. Best Regards, tyvn- 'V�V� Peter Trowbridge Principal cc:Addisu Gebre, EIT, City of Ithaca Bridge Systems Engineer Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street,Suite 101 Ithaca,New York 14850 ph:607.277.1400 www.twm.la LOCATION 4Y y NANSNT F t M Pa�F I �i NANSHAW RO. x I I a i °oY�9a Pa°n�M'° p°� I bra a Y Dose e, si0" I I go I I B9 Dam £ aessuP Po 9A p. _ ��RsroN AVE. 79 S SJ HOME OP' AehoreYu �'I C p I THYRO ST aniai m Nq iona kF<r row ER Ro. p R ER o 368 I mA 1 13 cAmPus ao. oRTSTYaN z ITH A AREA BUFFALO ST. m 1 --A5T Pp ; pm s A I 9p 1 BUS. cREEn Sr. tP iDEPOT ttIMON 5i. Esm MtTGNEII BT. INie Piw j 13A 13 r'F jRe Ten°.Ece�Yer x I oxiey�ERu CITY F I ACA `en,er 1 � ue,�aa FP�,n.Haa�areh E«Y3r< <o DL `— J rx AnneR WRD 34 / 1 HONwFss / 13 98B� y ° 96 i 79 arae N°YemY.Yna a Newyork MAP OF ITHACA O PROJECT LOCATION Mca flo.T Shop NwHiWer NouSe . rhara ra Yz H E Falls St E Fa[Is Sl c c m li—FaRs Natural Aw 6 m Fall GfFPk House 11 aln I'hY!H z E � E L+ncaVn Sl Lincoln St `o n'. rY VICINITY MAP,aa,„,n. O PROJECT LIMITS LOCATION: The project site is at 401 Lake Street. It is on the east side of Lake Street on the south bank of Fall Creek. It is in the far northwest corner of the Ithaca Falls Recreation Area. 1 ZONING � x � .�•°•.•.•.•.•.• w wN�n ti t � ti � . . . . ♦ O r.r.r.r.r.r I r r` �'- ��.:.........:.•.• r r .'`aq r r r r r r r't+ r r r r rp;.a.ti.ti.a.a. ' {. Cif wtiww dtitittttt *. ♦ • tit r•r•r•r•r•r �•r • i�..ti.ti.ti.a.a. a. rrrrrrrrrrrr rrrr r•r•r•r•r•r• 'CJ ti w t w ti k k t ♦ ♦ +. ♦ t % kr t ti ti ti ti a•a•a•\, � r.r.r.r.r. -_:�% r.rarartirti ?' ti ti ti ti ti �_� r r r ti ti•�'.s Q rL ti•a•a•a• Via• '_I_ ♦ •r ti{4�y`Fff ,..r. r•rtirtirtirtirti.a. _' :r.ti:;.;.a.a.a ml;'•. �/'p� , r�G..a.a.a.a a a a .a.a.ti I;Ia=K . VC ,•r. rr3? r.r.r.� NCLL,\ r a.a.a.a:ti4ti.w•ti .a.a.a.a.a.a.a.a.a. r.r.r.r.r.r.r.r.r.r .a.a.a.a.a.a.a.a.a. r EE1ST PORK STREET- ice/ ..*t`'�r�1 -'.. •f•�arararti� •••••••• TREE • �--- `` �� _ r r•r EASTFALLS S Ga a•a_ WEST FALLS:STREET _ tifi" :... t;: N '•'•'•'•'•'•' (n tirtirti rtirtirti}tirtirtirti !: •EAST LINCOL-N-STRET. m •r�rtiI�j�ra• _-- rtirtir �i• �•. r.r.r.r.r.r.r.r r.r.r UENSEET trtir Or p rt r•r•r•r•r•r•r•r•r•r•r .fI i .a.a.a.a.a.a.a.a.a.a. —�� YTR r•r•r•r•r•r•r•r•r•r K S. ti.ti.ti.ti.ti.a.a.a.a!a! ZONING MAP - R is� B-ia � CBD-85 T'' WEDZ-ib �.,...,.,. Historic I I '`v ,..u..yY.y„ i PROJECT SITE District R-lb };:y;:y;: &ib CBD-100 SW-1 CPOZ R-2a B-2a CBD-120 Uses R 26 B-2b MH-1 SW-3 R-2c B-2c R 3a � R ... B 2d \\\\ -1 WF-2 R-3aa 134 P-1 GP-A R-31,_ B 5 U1 GP-B .......... hMNAhhMtN 0 `.•.'.•.•s%`i,2, WEDZ-ta GP-C LEGEND R-U i% irs'rs•:.:>z CBD-60? h cw�rniisf PM1M1M1M1hhhhV ZONING The properties are located within the P-1 Public and Institutional Zoning District .The existing public usage of the site will remain the same, and complies with the Public Recreation allowed use for P-1 zoned properties. The P-1 District has the following requirements which the 108 Lake Street project complies with: • Off Street Parking Requirements: 1 space per 10 users • Off Street Loading Requirements: None • Maximum Building Heights: None • Maximum Lot Coverage: 35% 2 EXISTIING CONDITIONS Y" ��-'- VIEW LOOKING AT THE PARK FROM THE BRIDGE ON THE NORTH z f VIEW LOOKING ACROSS LAKE STREET TOWARDS THE PARK EXISTING CONDITIONS The property has a large public open space adjacent to a 6-18 tall stone abutment along Fall Creek. There currently is not a guardrail at the top of the wall. This presents a safety hazard for users and is a liability for the City. A pathway down to creek level at the east end of the site is steep and undeveloped. The city currently uses a temporary roadway barrier during the winter to control access down to the nature trail. Existing site furnishings show signs of wear and are not positioned in optimal locations through the park. The existing benches have donor plaques from the 1970 Kiwanis Club of Ithaca. There are no accessible routes into the site from the sidewalk along Lake Street. 3 SITE DESIGN LAKE STREET BRIDGE GRAINTE F - COLUMNS(TYPICAL) VIEWING AREA W w w BE H � (ALTERNATE)\, GUgRD g �� RAIL "``�,. VIEWING s. ,...,..: ., AREA m L ACCESSIBLE WA N � x Z O - w BENCH o (ALTERNATES c mi n _,__ ➢ OPEN LAWN � p r o v 'ENTRY AREA v � CURB ACCESSIBLE RAMP WgLkwgr_ �' 4 POTENTIAL INTERPRETIVE BE NCH `-�' GATE — i-� SIGNAGE(NOT IN CONTRACT)) (ALTERNATE) FALLS STREET BIKE RACKS TRAIL ENTRANCE CONTRACT LIMIT LINE 24 PROPOSED SITE PLAN RENDERING SITE DESIGN The proposed improvements will enhance the area with park-like amenities and accessible pedestrian walks. A 5' wide concrete walk will provide access from the sidewalk on Lake Street to new viewing areas that will be paved with stone dust paving and a bluestone paving border. The viewing areas include benches that aesthetically fit the industrial character of the adjacent building ruins. Donor plaques from the existing benches will be transferred to the new benches. A steel frame guardrail is proposed behind the 5-18' tall stone abutment wall along Fall Creek at the north edge of the site. The new guardrail will comply with NYS Building Code, and improves safety in this public space. The guardrail will not be attached to the existing abutment wall. It will be anchored in new concrete footings located behind the wall. Granite columns are located at key points along the guardrail, and a gate provides the city with a controllable entrance to the nature trails leading to Ithaca Falls. A new accessible curb ramp is aligned with the sidewalk on the north side of Falls Street. 4 SUPPLEMENT: EXISTING CONDITIONS a CONTACT: City of Ithaca Lisa Nicholas,Senior Planner DIVISION OF PLANNING&ECONOMIC DEVELOPMENT SITE PLAN REVIEW (SPR) APPLICATION 108E GY 148 0-569` Floor Ithaca,NY 14850-5690 Building Permit Number (607)274-6550—Fax.(607)274-6558 g Inicholas a(�cityofithaca.org RE UIRED APPLICANT: Name: Addisu Gebre Title/Role: Bridge Systems Engineer Address 1: 108 East Green Street Address 2: City, State, &Zip Code: Ithaca, NY 14850 Telephone: 607-274-6530 Cell Phone: 607-279-7386 E-Mail: agebre@cityofithaca.org CONSULTANT: Name: James Fruechtl Title/Role: Project Manager Address 1: 1001 West Seneca Street, Suite 201 Address 2: City, State, &Zip Code: Ithaca, NY 14850 Telephone: 607-277-1400 Cell Phone: E-Mail: jlf@twm.la PROJECT OWNER: Name: Title/Role: (if other than applicant) Address 1: Address 2: City, State, &Zip Code: Telephone: Cell Phone: E-Mail: — PROJECT DESCRIPTION — Project Title: Lake Street Public Park Enhancements Project Address: +/- 401 Lake Street, Ithaca, NY 14850 Type(check one): ❑ Residential ❑ Commercial ❑ Industrial ❑ Institutional Scope of Work(check all that apply& indicate approximate operation/construction cost): ❑ Vegetation Removal $ ❑ Facade Change $ ❑ Demolition $ $18,300 ❑ New Paving $ $16,600 ❑ Earthwork $ $10,900 ❑ New Planting $ $7,000 ❑ New Structure $ ❑ Structure Expansion $ ❑ Accessory Structure $ $114,500 (site furnishing&railings) Total Construction Cost: $ $167,300 Anticipated Construction Period: 6/2015 to 11 /2015 (best estimate) — OTHER INFORMATION— 1. If the development site is leased property, list the property owner's name and address below: R Note:Owner must include with this application a written statement Length of Lease: authorizing the applicant to serve as the agent of Site Plan Review(SPR). 1of2 2. Please record the application date and approval status of any required federal,state,and/or local permits or approvals for this project: Type Approval Agency Application Date Approval Status Demolition Buildine Div. Building Building Div. Board of Zoning Appeals Board of Public Works 3. Describe any existing restrictions relevant to developments on this property: 4.Please append/attach any additional information you feel is important for a full understanding of proposed development. —APPLICATION FEE— The application fee is based on the total construction,site work,and landscaping costs, charged in accordance with the following schedule. The fee is payable by check to the"City of Ithaca,"upon submission of this application. Type of Approval Project Cost Application Fee less than$10,000 $75 Site Plan Review $10,000 to$49,999 $150 $50,000 to$100,000 $300 over$100,000 $1.50 per$1,000 Modified Site Plan less than$50,000 $150 Review $50,000 or more $250 * Fee Schedule for Modified Site Plan Review only applies to modifications to approved site plans that do not trigger reconsideration of the Determination of Environmental Significance. Modifications that require additional environmental review shall follow the fee schedule for full Site Plan Review. This determination will be made at the time of application. —APPLICATION CHECKLIST— Item No.of Copies ® Application Form(completely filled out) 26 ❑ Short Environmental Assessment Form(SEAF) 26 ❑ Full Environmental Assessment Form(FEAF)—Part 1 [if required] 26 ❑ Full-Size Drawings 3 ❑ Reduced Drawings(11"xV")[see"Site Plan Review Requirements,""Submittal Process"] 26 ❑ Site Plan Review Application Fee ELECTRONIC SUBMISSIONS:Please provide electronic versions of ALL documents submitted. E-MAILING LARGE FILES: Incoming a-mails to the City must be under 10 MB in size(incl.the message envelope itself),so please either provide a CD- ROM or use a free file-sharing web site,like:www.hig Vail.com,www.dropbox.com,www.google.com/drive,etc. You can also split documents into smaller parts and send multiple e-mails/files. lVjqV Mof Applicant's Signature: i4e Date: *P 47,; By signing this application form,the applica a n edges a Ithaca Planning&Economic Development Division staff may visit the site in order to fully understand the proposed dev o ent. 2of2 CITY OF ITHACA FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) Purpose: This Full Environmental Assessment Form(FEAF) is designed to help applicants and agencies determine, in an orderly manner,whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequently, there are aspects of a proposed action that are subjective or immeasurable. It is also understood those who determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns affecting the question of significance. The FEAF is intended to provide a method whereby applicants and agencies can be assured the determination process has been orderly,comprehensive in nature,yet flexible enough to allow introduction of information to fit a project or action. FEAF Components: Part 1: Provides objective data and information about a given action and its site. By identifying basic project data, it assists in a review of the analysis that takes place in Parts 2 and 3. Part 2: Focuses on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form also identifies whether an impact can be mitigated or reduced. Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is actually important. THIS AREA IS FOR LEAD AGENCY USE ONLY DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS Identify the portions of FEAF completed for this action: ®Part 1 ❑Part 2 art 3 Upon review of the information recorded on this FEAF(Parts,2,and 3,if appropriate),and any other supporting information,and considering both the magnitude and importance of each impact,it is reasonably determined by the Lead Agency that: �A. The Proposed Action will not result in any large and important impact(s)and will not have a significant impact on the environment;therefore,A NEGATIVE DECLARATION WILL BE PREPARED. QB. Although the proposed action could have a significant impact on the environment,there will not be a significant effect for this Unlisted Action,because the mitigation measures described in PART 3 have been required;therefore,A CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED. F_1C. The proposed action may result in one or more large and important impacts that may have a significant impact on the environment;therefore,A POSITIVE DECLARATION WILL BE PREPARED. A Conditioned Negative Declaration is only valid for Unlisted Actions. Name of Action: Name of Lead Agency: Name and Title of Responsible Officer in Lead Agency: Signature of Responsible Officer in Lead Agency: Signature of Preparer: Date: FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) PART 1—PROJECT INFORMATION (prepared by project sponsor/applicant) NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the FEAF will depend on information currently available and will not involve new studies, research, or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. Name of Action: Lake Street Bridge Plaza Location of Action: East of Lake Street and on south bank of Fall Creek Name of Applicant/Sponsor: City of Ithaca Engineering Department Address: 108 East Green Street City/Town/Village: Ithaca State: New York ZIP: 14850 Business Phone: 607-274-6530 Name of Owner(if different): Address: City/TownNillage: State: ZIP: Business Phone: Description of Action: The Lake Street Bridge Plaza Project, in Ithaca, NY, involves new park like amenities in the open area to the east of Lake Street and on the upper side of the head wall south of Fall Creek. The project proposed the following improvements: -New concrete walkway loop providing an accessible route to Fall Creek overlooks -Metal guardrail behind existing stone retaining wall -Movable gate providing controlled access to the Ithaca Falls Natural Area Trail -Stone columns anchoring the ends of the guardrail and gate -2 overlook areas with wood benches and stonedust paving -Replace the existing bike racks with 4 new bike racks -Potential interpretative signage for building ruins to the south -Small under story trees in the center of the loop walk -Shrub plantings at connection to the Lake Street Bridge 2 Please complete each question (indicate N/A, if not applicable). A. SITE DESCRIPTION Physical setting of overall project, both developed and undeveloped areas. 1. Present Land Use: 0 Urban 0 Industrial 0 Commercial 0 Public [E-11 Forest 0 Agricultural FE-11 Other: 2. Total area of project area: acres 7350 square feet(Chosen units apply to following section also. Approximate Area(Units in Question 2 apply to this section.) Currently After Cornpletion 2a. Meadow or Brushland(non-agricultural) SF �40 SF 2b.Forested 2c. Agricultural 2d.Wetland[as per Article 24 of Environmental Conservation Law(ECL)] 2e. Water Surface Area 2f. Public 2 . Water Surface Area 2h.Unve etated rock, earth, or fill 0 SF 370 SF 2i. Roads,buildings, and other paved surfaces ir 490 SF 1440 SF 2'. Other indicate type) 3a. What is predominant soil type(s) on project site (e.g., HdB, silty loam, etc.): URBAN 3b. Soil Drainage: LK Well-Drained 50 % of Site X❑ Moderately Well-Drained 50 % of Site Poorly Drained % of Site 4a. Are there bedrock outcroppings on project site? ®Yes ❑No ❑N/A 4b. What is depth of bedrock? Varies +/-24' (feet) 4c. What is depth to the water table?Varies +/-19 (feet) 5. Approximate percentage of proposed project site LX 0-10% % L 10-15% % with slopes: ❑ 15% or greater _% 6a. Is project substantially contiguous to, or does it LJYes NJNo /A contain a building, site or district, listed on or eligible for the National or State Register of Historic Places? 6b. ...Or a designated local landmark or located in a QYes XNo []N/A local landmark district? 7. Do hunting and/or fishing opportunities currently �' exist in the project area? es []No ❑N/A If yes, identify each species: TROUT 3 SITE DESCRIPTION (concluded) X 8. Does project site contain any species of plant Dyes ®No []N/A and/or animal life identified as threatened or endangered? According to: Federal Highway Administration Identify each species: 11 9. Are there any unique or unusual landforms on the project site (i.e., cliffs, other geological ®Yes []NoN/A formations)? Describe: Rock Outcroppings 10. Is project site currently used by the community or ©yes LNo LN/A neighborhood as an open space or recreation area? If yes, explain: Fall Creek Natural Area 11. Does present site offer or include scenic views Ayes []No []N/A known to be important to the community? Describe: Ithaca Falls on Fall Creek 12. Is project within or contiguous to a site Ayes []No []N/A designated a Unique Natural Area(UNA) or critical environmental area by a local or state Describe: Fall Creek Natural Area agency? 13. Streams within or contiguous to project area: a. Names of stream(s) or name(s) of river(s) to which it is a tributary: Fall Creek- Tributary to Cayuga Lake 14. Lakes,ponds, or wetland areas within or a. Name(s): N/A contiguous to project area: F. Sizes in acres): 15. Has site been used for land disposal of solid yes ®No L]N/A and/or hazardous wastes? Describe: 16. Is the site served by existing public utilities? Ayes ❑No ®N/A a. If Yes, does sufficient capacity exist to allow connection? Dyes QNo XON/A b. If Yes,will improvements be necessary to Ayes ❑No ®N/A allow connection? 4 B. PROJECT DESCRIPTION 1. Physical dimensions and scale of project fill in dimensions as appropriate): 7350 SF la. Total contiguous area owned by project sponsor in acres: N/A orsquare feet: lb.Project acreage developed: 0 Acres initially: 0 Acres ultimately: 0 lc. Project acreage to remain undeveloped: N/A ld.Length of project in miles if appropriate): N/A or feet: le. If project is an expansion, indicate percent of change proposed: N/A % lf. Number of off-street parking spaces existing: 0 proposed: 0 1 .Maximum vehicular trips generated (upon completion ofproject)per day: N/A and per hour: lh.Height of tallest proposed structure in feet. N/A 1'. Linear feet of frontage along a public street or thoroughfare that the project will occupy? 102 FT 2. Specify what type of natural material (i.e., rock, earth, etc.) and how much will be removed from the site: 0 CY or added to the site: 10 CY STONE BASE, 40 CY SOIL 3. Specify what type of vegetation(trees, shrubs, ground cover) and how much will be removed from the site: acres: 0 type of vegetation: N/A 4. Will any mature trees or other locally important vegetation be removed for this project? NO 5. Are there any plans for re-vegetation to replace vegetation removed during construction? N/A 6. If single-phase project, anticipated period of construction: 5 months including demolition 7. If multi-phased project, anticipated period of construction: N/A months including demolition) 7a. Total number of phases anticipated: 1 7b.Anticipated date of commencement for firstphase: JUNE month 2015 year includin demolition) 7c. Approximate completion date of finalphase: NOV month 2015 year. 7d.Is phase one financially dependent on subsequentphases? 101Yes ❑ o ® /A 8. Will blasting occur during construction? ❑ es ® o ❑ /A If yes, explain: 19. Number of jobs generated during construction: TBD After project is completed: 0 10.Number of jobs eliminated by this project: 0 Explain: 11.Will project require relocation of any projects or facilities?U❑Yes MNo O❑N/A If yes, explain: 12a. Is surface or subsurface liquid waste disposal involved?0Yes ONo 0❑N/A; if yes, explain: 12b. If#12a is yes, indicate type of waste (sewage, industrial, etc): 12c. If surface disposal, where specifically will effluent be discharged? 13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased by proposal? ❑ es ® o ❑ /A If yes, explain: 14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100-year flood plain? ❑ es ® o ❑ /A 5 PROJECT DESCRIPTION (concluded) 14b. Does proJect or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet Fall Creek Cascadilla Creek, Cayuga Lake, Six Mile Creek, or Silver Creek? Circle all that apply)_ 14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as described in Article 24 of the ECL? ❑ es ® o ❑ /A; 114d. If#14a., b., or c. is yes, explain: ? 115a. Does project involve disposal of solid waste? ❑ es ® o ❑ /A 115b. If#15a. is yes,will an existing solid waste disposal facility be used? ❑ es ❑ o R /A 115c. If#15b. is yes, give name of disposal facility: and its location: 15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill? ❑ es ® o ❑ /A If yes, explain: 15e. Will any solid waste be disposed of on site? Dyes �o ❑❑N/A If yes, explain: 116. Will project use herbicides or pesticides? ❑ es MJNo ❑ /A If yes, specify: 17. Will project affect a building or site listed on or eligible for the National or State Register of Historic Places or a local landmark or in a landmark district? Dyes Wo M/A; if yes, explain: 18. Will project produce odors? ❑ es JEMNo ❑ /A If yes, explain: 19. Will project product operating noise exceed the local ambient noise level during construction? ❑ es ® o ❑ /A After construction? ❑ es VONo ❑ /A 20. Will project result in an increase of energy use? ❑ es ® o ❑ /A If yes, indicate type(s): 1. Total anticipated water usage per day in gals./day: N/A Source of water: 6 C. ZONING AND PLANNING INFORMATION 1. Does the proposed action involve a planning or zoning decision? [ayes ® o ❑ /A If yes, indicate the decision required: M Zoning Amendment ❑Zoning Variance ❑❑ New/Revision of Master Plan ❑ Subdivision 0 Site Plan 0 Special Use Permit Resource Management Plan 0 Other: 2. What is the current zoning classification of site? P-1 (PARK) 3. If the site is developed as permitted by the present zoning,what is the maximum potential development? 4. Is proposed use consistent with present zonin ? ® es ❑ o ❑ /A 5. If#4 is no, indicate desired zoning: 6. If the site is developed by the proposed zoning,what is the maximum potential development of the site? N/A 7. Is the proposed action consistent with the recommended uses in adopted local land-use plans? es ❑ o ❑ /A If no, explain: 8. What is the dominant land use and zoning classification within a 1/4 mile radius of the project? (e.g., R-la or R-lb) R-1A (RESIDENTIAL) 9. Is the proposed action compatible with adjacent land uses? Wes ❑ o ❑ /A Explain: 10a. If the proposed action is the subdivision of land, how many lots are proposed? N/A 10b. What is the minimum lot size proposed? N/A 11. Will the proposed action create a demand for any commum provided services? (e.g., recreation, education,police, fire protection, etc.)? Dyes Wlo ❑[�t N/A Explain: If yes, is existing capacity sufficient to handle projected demand? Dyes ONO ❑ON/A Explain: 12. Will the proposed action result in the generation of traffic significantly above present levels? Dyes WNo ❑❑N/A If es, is existinS/A d network adequate to handle additional traffic? ❑61 es ONO Explain: 7 A APPROVALS 1. Approvals: SITE PLAN REVIEW 2a. Is any Federal permit required? ❑ es ® o ❑ /A Specify: b. Does project involve State or Federal funding or financing?❑ es ® o ❑ /A If Yes, Specify: 2e. Local and Regional approvals: Type of Submittal Approval Agency Yes or No Approval Re wired Date Date Common Council NO Board of Zoning Appeals (BZA) NO Planning&Development Board YES SITE PLAN REVIEW FEB 2015 Ithaca Landmarks Preservation NO Commission(ILPC) Board of Public Works (BPW) NO Fire Department NO Police Department NO Building Commissioner NO Ithaca Urban Renewal Agency NO (IURA) 8 E. INFORMATIONAL DETAILS Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts associated with your proposal,please discuss such impacts and the measures which you propose to mitigate or avoid them. F. VERIFICATION I certify that the information provided above is true to the best of my knowledge. Applicant/Sponsor Name: Peter Trowbridge Signature: Title: TWMLA, Principal END OF PART 1 y TROWBRIDGE WOLF MICHAELS Ilkii & ANDSCAPC AR( HIM T,, February 13, 2015 Ms. Lisa Nicholas Department of Planning and Development City of Ithaca 108 E. Green Street Ithaca, NY 14850 Re: Wild, Scenic, and Recreational River Permit Application: Lake Street Public Park Enhancements Project Dear Lisa: Please accept this letter as the application to the Planning Board for a permit under the regulations for Wild, Scenic, and Recreational Rivers. The segment of Fall Creek from Cayuga Lake upstream to the Beebe Dam footbridge has been designated a Recreational River under section 15-2714 hh of the New York Environmental Conservation Law, also known as the Wild, Scenic and Recreational Rivers System Act (the Act). It is adjacent to the Lake Street Public Park Enhancements Project. The project will need to make a small incursion into the designated Recreational River area. Please incorporate and refer to the project's pending application for Site Plan Review for the Full Environmental Assessment Form. The proposed project involves enhancements to the open area at 401 Lake Street located above the stone abutment wall on the south side of Fall Creek and on the east side of Lake Street. Major enhancements include installing a guardrail behind the abutment wall, benches and stone dust overlook areas behind the guardrail, and a concrete loop walk through the open area. After construction the area will be seeded and the lawn will be re-established. This permit is required due to the project's adjacency to Fall Creek. An abutment wall with no direct contact with the shore line separates the site from the creek. Measures will be taken to prevent any possible sediment from flowing into the creek. Standard erosion control measures will be in place prior to and throughout the duration of construction. Refer to the attached project documents for the locations and details of the measures. Please refer to the attached documents as part of our permit submission: 1. Site Plan Review Application and supplemental information 2. City of Ithaca FEAF 3. Site Plan Review Drawings 4. Fall Creek Recreation River Boundary Map Please do not hesitate to contact me should you have questions or require additional information. Best Regards, Peter Trowbridge cc:Addisu Gebre, EIT, City of Ithaca Bridge Systems Engineer Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street,Suite 101 Ithaca,New York 14850 ph:607.277.1400 www.twm.la Fall Creek Recreational River Boundary - � a Legend- - h ar Y /- 1 CPOZ Boundary ea Ar 0 500 1,000 US survey feet 1- -._ ��;` �. t 11 r` i - `ti��f�•, �. _ r F+ % .� ' '�ljlPlf � 1I �ra - A �y • .. -~M�. "S — _ '� - _ Of it - st I I NY State Plane,Central GRS 80 Datum F Map Source:Tompkins County Digital Planimetric Map 1991-2005 Ji State of New York Tompkins County Overflight,2007 Map Prepared by:GIS Planning,City of Ithaca, NY, 19 August 2008. Q�GREATION.h,�Tp S y a �a LL rn p m 9 49 Andrew M.Cuomo O NEW YORKSTATE z Governor New York State Office of Parks, Rose Harvey Recreation and. Historic Preservation Commissioner Division for Historic Preservation P.O. Box 189,Waterford, New York 12188-0189 518-237-8643 i September 17,2014 Ms. Lynn C.Truame Community Development Planner Ithaca Urban Renewal Agency 108 East Green Street Ithaca,New York 14850 RE: HUD/CD Lake Street Bridge Plaza Enhancements Bridge Over Fall Creek Ithaca,Tompkins County 14PR3581 Dear Ms.Truame: Thank you for requesting the comments of the State Historic Preservation Office (SHPO). We have reviewed the project in accordance with Section 106 of the National Historic Preservation Act of 1966. These comments are those of the SHPO and relate only to Historic/Cultural resources. They do not include potential environmental impacts to New York State Parkland that may be involved in or near your project. Such impacts must be considered as part of the environmental review of the project pursuant to the National Environmental Policy Act and/or the State Environmental Quality Review Act(New York Environmental Conservation Law Article 8). Based upon this review, it is the SHPO's opinion that your project will have No Effect upon cultural resources in or eligible for inclusion in the National Registers of Historic Places. If further correspondence is required regarding this project, please be sure to refer to the OPRHP Project Review(PR)number noted above. Sincerely, Ruth L.Pierpont Deputy Commissioner for Historic Preservation An Equal Opportunity/Affirmative Action Agency 0 printed on recycled paper www.nysparks.com Lake Street Bridge Plaza Enhancements Project Description and Photographs Description The City of Ithaca proposes safety improvements and aesthetic enhancements to an existing underutilized public park area located at the southeast corner of the Lake Street Bridge over Fall Creek, Ithaca, NY. CDBG funds will be used for the extension of an ornamental steel picket fence along the top of an existing stone wall. This work forms a relatively small portion of a much larger project, which will eventually include a new stairway down to Fall Creek, new landscape plantings, a new section of sidewalk, scenic overlooks and interpretive signage, landscape bollards, and new crosswalks and ADA access ramps at Lake Street. Photographs of Existing Conditions _�• .ice } � � T� � �`-. S View of site looking north down Lake Street Ilk Ate"+� ' 7.7 via 4ay a. M?'- ,�� }.'b' _ f^�^CIF:. A •T�;_ w ' '�t� z t - �"`.. ;� '� _ �y :._ M ,� ,. , r � ; ,R �.?_ _. �`' _. ... `J+st� �;.1�. ' �; �H� � �,,� �• r _w ,' ki� r_ ',. ,_ �, � ,�. ._ � r� �— ,. �,_ .s' �'� s1 .,:, _, _,� ;• � , + �.. t _, M1 % r 1 r. _ o .. � - �` � � , '['. — .�..--lT fj.P � _ }_ _ u ,�, I z _ � f �'a e � f, '� a . Q _ � - .-- - —_—_ � ` i�. t / ,� r + 1 .. Y _ �� " i -- '' +' - r � r J � , 11 + � r .±�,i t.,,.. 1 �r s � �'• � �`�` E:#, fps � y� t • • • • • • • •• • From: Peter Trowbridge To: ilfC twm.la;arm(altwm.la Subject: FW:Ithaca Falls Plaza/Park-contamination concerns Date: Wednesday,January 21,2015 11:08:32 AM Attachments: Binder EPA soil removal at base of IG gorge wall binder.pdf Ithaca Falls Overlook investigation soil sample results 12-101-4.1)df This memo will get added to our FEAF for submission on the 13tn Peter From: Addisu Gebre [mailto:AGebre@cityofithaca.org] Sent: Wednesday, January 21, 2015 10:46 AM To: Peter Trowbridge [pjt@twm.la] Cc: Mieczkowski, Joseph Subject: FW: Ithaca Falls Plaza/Park - contamination concerns FYI... From: Nels Bohn Sent: Wednesday, December 10, 2014 4:39 PM To: Cynthia Brock; Goldsmith, Bill; dwk5(acornell.edu; Leventry, Ellen; Jim Dalterio; Jeanne Grace; JoAnn Cornish; Fabbroni, Lawrence; mhobbie(bverizon.net; Ray Benjamin; rmannin4(abtwcny.rr.com; rmm5(acornell.edu; sjs96Ca cornell.edu; Common Council; Svante Myrick; Steve Thayer; Aaron Lavine Cc: Addisu Gebre; Tom West; Michael Thorne; Deschere, Ken; Travis, Frost; Priscott, Gary; dhanny(a)bartonandloguidice.com; snostrand(cbBartonandLoguidice.com; Kevin Sutherland; Michael Thorne; Tom Parsons; Mike Niechwiadowicz; Bob Ripa Subject: RE: Ithaca Falls Plaza/Park- contamination concerns Cynthia, After some research, and assistance from DEC project manager Gary Priscott, I can confirm that the EPA removed lead-contaminated soil from the base of the cliff under the former Ithaca Gun site in 2004. Please see attached EPA Pollution Report prepared by Jack Harmon and three photos. The description of EPA work indicates full removal of impacted soil at the base of the cliff and indicates that post mitigation confirmation sampling was conducted. The actual sample results do not appear to be available on the webpage,but post-EPA mitigation sample results from other areas of the Ithaca Gun site have been confirmed at well below 400 parts per million (ppm) for lead, the soil clean up objective for safe recreational and restricted residential use. The EPA webpage can be accessed at the following link: EPA Ithaca Gun emergency removal action webpage The City's environmental engineer, Barton & Loguidice has visually inspected conditions at the base of the gorge wall. They did not observe slag or industrial soils as seen at locations of the Ithaca Falls Overlook Site were lead has been identified. Rather, they observed a small slope of dark gray shale talus consistent with natural erosion of the shale cliffs, so there are no obvious signs of contaminated soils from the former Ithaca Gun factory site collecting at the base of the gorge wall. As you note, the City has been conducting a site investigation of the City-owned Ithaca Falls Overlook site with NYS Environmental Restoration Program (ERP) grant assistance. Due to ERP restrictions, we are conducting interim remedial measures to remediate contaminated areas as we proceed with the site investigation. Once the site investigation is formally completed our funding will expire. Attached are maps depicting draft soil sample results from the site investigation work to define the extent of soil contamination. Please note that these sample results are intended to augment previous soil sampling conducted in the Ithaca Gun area. The current Ithaca Falls Overlook Site Investigation has not collected samples at the base of the gorge wall. This area was presumed to be clean as a result of the EPA cleanup and original data that suggested a border of vegetation at the top of the gorge wall would remain undisturbed. In other words, any erosion of contaminated soils would move into the raceway or western slope rather than down the gorge wall. Soil samples collected in the following locations meet soil cleanup objectives(less than 400 ppm): • the western (lower) raceway below the plunge pool • the eastern (upper) raceway above the concrete pad • the downslope bench below the western slope of the"island" • the upper"island"east of the concrete pad Remediation work was completed on the western accessway(narrow connector from Lake St. to Ithaca Gun chimney area)of the Ithaca Falls Overlook site in 2013. Work is now underway to remediate the"island" portion of the City site,the area generally located between the raceway and the gorge wall. Very recent soil sampling shows that that a narrow area of soils located between the concrete pad and the top of the gorge wall also need to be removed. This area is vegetated and includes several trees, which promotes stabilization of the soils in this area. During the removal of these soils, it is possible that some soils may fall to the gorge floor. The contractor is required to collect any soils that fall to the gorge floor for removal and the City's environmental engineer will be on-site to spot any material that falls. This work is scheduled to commence the week of December 15th and be complete within one week. Following removal of the soils from the "island" area near the gorge wall, and as weather permits, it is our intent to conduct soil sampling for lead at the base of the gorge wall to confirm that the soils in the gorge are safe for public recreational use. Sampling will be scheduled for conditions when the base of the gorge wall is free of snow and ice. Given the 2004 EPA cleanup, the visual inspection of the talus at the base of the gorge wall, and the vegetated nature of the soils at the top of the gorge wall and intact concrete cap, I do not anticipate to find that any significant amount of contaminated soils from the "island" have collected at the base of the gorge wall since the 2004 EPA cleanup. I hope funding for design and cost estimation for an enhanced Ithaca Falls gorge entrance plaza will be authorized now so the City will be in position to make a decision to authorize construction later in the year. Given weather conditions, it could be several months before confirmatory sampling can be completed at the gorge floor. Nels PS One note regarding "dust and debris", please note that air monitoring is being conducted during all invasive activity at the Ithaca Falls Overlook Site. To date, there have been no exceedances during remediation work. PPS The NYSDEC Environmental Site Remediation Database information included with your email is for the former Ithaca Gun factory site, not the area directly above the gorge wall. The City-owned Ithaca Falls Overlook site is located between the former factory site and the gorge wall. Nels Bohn, Director of Community Development Ithaca Urban Renewal Agency 108 W Green Street Ithaca, NY 14850 e-mail: NBohn(@cityofithaca.org phone: 607-274-6547 From: Cynthia Brock Sent: Monday, December 08, 2014 12:49 PM To: Goldsmith, Bill; dwk5(cbcornell.edu; Leventry, Ellen; Jim Dalterio; Jeanne Grace; JoAnn Cornish; Fabbroni, Lawrence; mhobbie(a)verizon.net; Ray Benjamin; rmannin4Ca)twcny.rr.com; rmm5(cbcornell.edu; 5js96(d)cornell.edu; Common Council; Svante Myrick Cc: JoAnn Cornish; Nels Bohn; Addisu Gebre Subject: Ithaca Falls Plaza/Park- contamination concerns Dear Council Colleagues, Mayor and Parks Commission, I am writing in response to the proposal to create a formal entrance into the Fall Creek natural area. These enhancements are intended to be funded through a $195,000 increase to Capital Project #791 Lake Street Bridge Rehabilitation Project and include (among others) stairway construction, signage, and handicap access ramps. As outlined in Addisu's memo dated 19 November 2014, these enhancements are intended to provide safety improvements in the area, increase the numbers of visitors, contribute to the economy, and achieve local/state/Federal Environmental and Public Park Standards. I support of the creation of a plaza/park at the entrance to the lower Ithaca Falls natural area. However, I feel very strongly that prior to construction of this new entrance, the soils in the natural area must be tested for lead and related toxins which are being currently remediated at the Ithaca Gun site, to ensure that the area is free from contamination in exceedance of required residential use standards. As you may know the former Ithaca Gun site —a portion of which is also intended to become a City park—is currently being remediated for lead and TCE contamination. One of the Ithaca Gun remediation sites (the "Island") overlooks the Ithaca Falls natural area, and a quick visit to the Falls will demonstrate how dust and debris resulting from the remediation activities above are impacting the natural area. Nels Bohn informed me by email on December 5th that he has made a request of the City's environmental consultants to "relook at the question of the northern extent of lead contamination from the former Ithaca Gun site given that some soils under the concrete cap on 'the island' have been confirmed to contain elevated levels of lead. Specifically, I am seeking confirmation that lead concentrations above 400 ppm do not extend down into the base of the gorge floor where the public walks to enjoy the Ithaca Falls." I am deeply appreciative of Nels' efforts and look forward to receiving these test results and what I hope will be good news. If however it is discovered that the area is impacted by contamination from Ithaca Gun, it would be best to delay any recreational enhancements until after the remediation of the Ithaca Falls waterfront has been completed. Once we are assured of the area meeting NYS Environmental and Public Park Standards, I will be in full support of approving the establishment of the Ithaca Falls Plaza/Park, and the fulfillment of the City's long-overdue obligation (1995) for this beautiful area and regional attraction to serve as substitute parkland for Inlet Island.L1] Environmental Site Remediation Database Search Details Site Record Administrative Information Site Name: Former Ithaca Gun Factory Site Code: C755019 Program: Brownfield Cleanup Program Classification: A EPA ID Number: Location DEC Region: 7 Address: 121-125 Lake Street City:Ithaca Zip: 14850 County:TOMPKINS Latitude: 42.451627000 Longitude: -76.492829833 Site Type: Estimated Size: 1.630 Acres Site Owner(s) and Operator(s) Current Owner Name: IRF Development, LLC Current Owner(s) Address: 323 North Tioga Street Ithaca,NY, 14850 Site Document Repository Name: Tompkins County Public Library Address: 101 East Green Street Ithaca,NY 14850 Site Description Location: The Former Ithaca Gun Factory site is located at 121-125 Lake Street in an urban area of the City of Ithaca, Tompkins County. It is situated in an area with the Ithaca Falls and Fall Creek to the north, Cornell University to the east, Lake Street to the south, and a residential neighborhood to the west. The proposed Brownfield Cleanup Program (BCP) site approximately 1.6 acres in size. Site Features: The site consists mostly of an open undeveloped parcel. The manufacturing buildings that previously occupied most of this property were demolished in 2009. One small single-story building and the boiler stack still exist on the western portion of the site. The site property is positioned on the side of a hill; however, most of the site is terraced with significant level areas suitable for development. Elevations at the site range from approximately 490 feet above mean sea level (amsl) on the western portion of the site to 545 feet amsl in the eastern portion of the site. Current Zoning/Uses: Currently the site is vacant and consists mostly of open land; it is zoned industrial. Surrounding land uses to the east, south and west are mostly residential. Property that is contiguous along north and west portions of this site are part of Ithaca Falls Overlook, Environmental Restoration Program (ERP) site and owned by the City of Ithaca. Past Use of the Site: The site was originally developed for industrial use in 1813. Companies that may have operated at the site prior to the Ithaca Gun Company include the Ithaca Manufacturing Company (agricultural equipment) and the W.H. Baker & Company gun factory. The Ithaca Gun Company operated at the site from 1885 through 1986. The main operations included manufacture of firearms and munitions. Supporting manufacturing activities and site uses included spray-painting, drying gun stocks in ovens, firing ranges, metal plating, machine shop, and forging. Prior uses by the Ithaca Gun Company appear to have led to contamination of both on-site and near off-site areas. From 1995 to 1998, following discovery of lead shot in the Falls Creek gorge area, soil sampling was conducted in on-site and off-site areas. In 2000, leaking transformers and associated PCB-contaminated soils were removed from the site. From 2000 to 2002, the EPA conducted a removal assessment, limited building demolition, and soil removal activities mostly on adjacent off-site areas; however, some portions of the former Ithaca Gun Factory property were included. In 2001, an Environmental Site Assessment and a Site Investigation were completed for and funded by the site owner at that time. In 2002, this site was part of the property included within the Voluntary Cleanup Agreement for the Ithaca Gun Company Site, with the site identification of V00511. In 2009, the on-site buildings were demolished and removed from the site. Funding for the demolition activities were at least partially supported by the Empire State Development Restore NY program. Post-demolition site investigation activities have included surface soil screening and sampling, and groundwater sampling. Site Geology and Hydrogeology: Bedrock is exposed at the ground surface in level areas and is outcropping in many areas of the site. The bedrock in other areas is covered by soil or crushed masonry type building materials with thicknesses ranging from a few inches to approximately 15 feet. Groundwater is encountered within the fractured bedrock. Depth to groundwater is approximately 15 to 20 feet below ground surface. The generalized direction of groundwater flow is to the west-northwest. Contaminants of Concern (Including Materials Disposed) Type of Waste Quantity of Waste cis-1,2-Dichloroethene UNKNOWN TRICHLOROETHENE (TCE) UNKNOWN LEAD UNKNOWN TETRACHLOROETHYLENE (PCE) UNKNOWN VINYL CHLORIDE UNKNOWN Site Environmental Assessment Based upon preliminary investigations conducted to date, the primary contaminant of concern in soil appears to be lead, and the primary contaminants of concern in groundwater include tetrachloroethene (PCE), trichloroethene (TCE), cis-1,2- dichloroethene (c12DCE), and vinyl chloride. Soil - Lead has been found in shallow soils covering nearly the entire site at concentrations that exceed the soil cleanup objective (SCO) for residential use (400 ppm). Concentrations of lead in surface soils, as derived from laboratory data, show a range from 66 to 190,000 ppm. The depth of contamination in the soils has not been delineated. Groundwater - PCE, TCE, c12DCE and vinyl choride have been detected in groundwater at monitoring wells located hydraulically downgradient from the site at concentrations exceeding the respective groundwater standards (5 ppb for PCE, TCE, and c12DCE; and 2 ppb for vinyl choride) and indicate an on-site source area of contamination. Maximum concentrations of PCE, TCE, c12DCE, and vinyl choride in a downgradient well are 230, 1500, 2100, and 91 ppb, respectively. The full nature and extent of groundwater contamination are unknown. Soil Vapor and Indoor Air - The nature and extent of contamination in soil vapor is unknown. Information regarding the environmental conditions at the site will be revised as additional information becomes available. Site Health Assessment People are not drinking contaminated groundwater associated with the site because the area is served by a public water supply that obtains its water from a different source not affected by this contamination. The site is partially fenced; however, people who enter the site may contact contaminants in the soil by walking on the soil, digging, or otherwise disturbing the soil. Volatile organic compounds in the groundwater may move into the soil vapor (air between soil particles), which in turn may move into overlying buildings and affect the indoor air quality. This process, which is similar to the movement of radon gas from the subsurface into the indoor air of buildings, is referred to as soil vapor intrusion. Currently, there are no buildings on the site, so inhalation of site contaminants in indoor air due to soil vapor intrusion does not represent a concern for the site in its current condition. The potential for soil vapor intrusion to occur on and near the site will be evaluated. L11 http://image.iarchives.nysed.gov/images/images/129376.pdf NYS Senate Bill No. S5365 "An Act to authorize the city of Ithaca, county of Tompkins, to discontinue the use of certain real property for park purposes. Summary: establishes a new unconsolidated law to remove the parkland designation on certain parcels of land located on Inlet Island in Ithaca, New York; to designate as parkland certain other parcels of land located at Ithaca Falls, Six-Mile Creek and Cayuga Inlet in Ithaca, New York." Cynthia Brock Alderperson, First Ward 607 398-0883 cbrockCa)cityofithaca.org "We may have different religions, different languages, different colored skin, but we all belong to one human race." -- Kofi Annan, Former United Nations Secretary General and Nobel Laureate U.S. ENVIRONMENTAL PROTECTION AGENCY POLLUTION REPORT I. HEADING Date: May 3, 2004 From: Jack D. Harmon Removal Action Branch To: R. Salkie, ERRD-RAB J. Rotola, EPA-RAB J. Malleck, EPA-SPB G. Shanahan, EPA-ORC M. Cervantes, 2CD M. Basile, 2CD R. Cahill, 2CD-POB R. Byrnes, 20IG T. Johnson, 5202G T. Suozzo, NYSDEC R. Parker, NYSDEC D. Geraghty, NYSDOH S. Mabee, TCDPH S. Steuteville, NAC C. Peterson, City of Ithaca Mayor Subject: Ithaca Gun Company Removal Action Ithaca, Tompkins County, New York POLREP #: 17 (Seventeen) II. BACKGROUND Site #: QJ Contract #: 68-S2-99-08 Delivery Order: 0059 Response Authority: CERCLA CERCLIS NO.: NYN000204292 NPL Status: Not Listed State Notification: NYSDEC & NYSDOH Notified Action Memorandum (AM) Status: Approved September 19, 2001 Removal Start Date: January 30, 2002 Mobilization Date: April 8, 2002 Demobilization Date: N/A III. SITE INFORMATION A. Incident Category CERCLA Incident Category: Former Gun Manufacturing Facility - Lead-contaminated soil B. Site Description 1. Site Description See Previous POLREP 2. Description of threat See Previous POLREP C. Site Evaluation Results See Previous POLREP IV. RESPONSE INFORMATION A. Situation 1. Removal Actions To Date Resumption of site activities will occur the week of March 1, 2004 with site preparation tasks being performed. Next week, removal of lead contaminated material from the base of the Fall Creek gorge is planned to commence. This material will be consolidated, both manually and with a mini-excavator, into small piles where it will then be put into one-cubic yard sacks. These sacks will then be hoisted up by a crane positioned on the island parcel and placed into a roll-off container spotted along side. During the week of March 8, 2004, Earth Tech mobilized manpower and equipment to remove lead contaminated material from the base of Fall Creek gorge. Invasive species of vegetation identified by members of the NAC and the City Forester were cut and removed to provide access to the work area. The work area was delineated with a high visibility fence as well as hay bales to serve as a sediment barrier in case of high water. A total of 51 one-cubic yard bags were filled, staged and secured. Samples were collected both for disposal analyses as well as to confirm removal of contaminated material. Earth Tech continued removal of lead contaminated material from the base of Fall Creek gorge. The work area continues to be delineated with a high visibility fence as well as hay bales to serve as a sediment barrier in case of high water. A 35-ton crane with an operator was mobilized on 2 Monday to hoist bagged material from the gorge. Thru Friday, 116 one-cubic yard bags have been filled, 100 of which have been hoisted from the gorge and staged awaiting transportation and disposal. During the week of March 29, 2004, Earth Tech completed the removal of lead contaminated material from the base of Fall Creek gorge. A total of 258 one-cubic yard "super sacks" were filled and staged on the island. A final "scrape" of the work area was also completed and post excavation samples collected to confirm effectiveness of the removal. Complications with the disposal facilities developed which prevented the material to be sent off-site last week. Due to these complications, arrangements were finalized with another disposal facility. Shipments of lead contaminated material from the gorge were completed on Thursday, April 8th. A total of 15 loads (258 bags/259.6 tons) was sent to the Ontario County landfill in Stanley. Limited activities were accomplished during the week of April 19th, i.e., site preparation and accepting deliveries of topsoil. A small crew will be mobilized for the week of the April 26th in preparation for beginning restoration of excavated areas on the island parcel. The Administrative Record has been placed in the Tompkins County Library. The Site's website, www.epaosc.net/ithacagun is being updated frequently with site progress reports, photographs, and air monitoring results. The current ceiling for the ERRS contractor was increased by $50,000 to $3,350,000. Funding was allocated from the $365,000 in contingency. 2. Enforcement Effective June 61 2003, EPA entered into a Settlement Agreement pursuant to CERCLA Section 122(h) with the City of Ithaca and State Street Associates, L.P. 11, and a Prospective Purchaser Agreement with Fall Creek Redevelopment, L.L.C. These two agreements resulted in a total recovery of$365,000 in past EPA costs. B. Planned Removal Actions Vacuum operations will continue down the "island parcel" and through the lower Millrace. C. Key Issues The NYS Office of Parks, Recreation and Historic Preservation has completed their review of the Phase I Archeology Report ("report") in accordance with Section 106 of the National Historic Preservation Act of 1966, and the implementing regulations. Based upon their review, it is the State Historical Preservation Office's ("SHPO") opinion that the removal action will have "No Effect upon cultural resources in or eligible for inclusion in the National Register of Historic 3 Places." The SHPO concurs with the report's recommendations that encourage preservation of millrace features and historic foundation remains where possible and providing notification of any major discoveries and/or archeological monitoring. The EPA will abide by the report's recommendations and will proceed with as much sensitivity toward the historic remains as possible. V. COST INFORMATION (thru 04/30/04) Cost To Date Information Summary Amount Bud eg ted Costs to Date Total Remaining ERCS Contractor $313501000 31236,748 1131252 START/AST $ 30000 290,379 91621 EPA $ 2651000 1851131 799869 TOTAL $359151000 3,712,258 2021742 The above accounting of expenditures is an estimate based on figures known to the OSC at the time this report was written. The OSC does not necessarily receive specific figures on final payments made to any contractor(s). Other financial data, which the OSC must rely upon, may not be entirely up-to-date. The cost accounting provided in this report does not necessarily represent an exact monetary figure which the government may include in any claim for cost recovery. 4 Image Zoom Page 1 of 2 RE@ tiroldru i�ulreiin:s MNjc--3 d6curhEFRS VWFP8� c6madia WkB I� ' images Navigate epa osc It-aca Gun Coll pany Site DescriptCdn❑ Removal of lead material from Fall Creek Gorge Date Ta❑en❑ 3/10/2004 Security LeveliIiPublic Cate❑ory❑ Latllude❑ Lon❑Rude❑ Ta❑s❑ Go Back I web sites regional web sites profile I bulletins I images I documents I POLREPs contacts I links http://www.epaosc.org/site/image zoom.aspx?site id=QJ&counter=6999&category= 12/10/2014 Image Zoom Page 1 of 2 pbrMilp Bullet" idb9get docusfleria PCsLR@Pt congas links Fagin images Navigate epa ose ItCaca Gun Coo pany Ste A: Description❑ Filling a Date Ta❑en❑ 3/11/2004 r l Securly LeveLPublic `$ Cate❑o ❑ry Latlude❑ Lon❑[tude❑ Ta❑s❑ Go Back web sites regional web sites I rp ofile I bulletins I images documents POLREPs I contacts links I http://www.epaosc.org/site/image zoom.aspx?site id=QJ&counter=7000&category= 12/10/2014 Image Zoom Page 2 of 2 http://www.epaosc.org/site/image zoom.aspx?site id=QJ&counter=7000&category= 12/10/2014 Image Zoom Page 1 of 2 10 RE@ pKimilk millet" lanyes docuffierua PCsLR@Pn congas links aegin images Navigate epa ose It❑aca Gun Co❑ pany Ste Descrrpt[bn❑ Fall Creek Gorge Work Area Date Ta❑en❑ 3/11/2004 Securly LeveLPublic Cate❑ory❑ Latiitude❑ Lon❑lude❑ Ta❑s❑ Go Back web sites regional web sites I rp ofile I bulletins I images documents POLREPs I contacts links I http://www.epaosc.org/site/image zoom.aspx?site id=QJ&counter=7001&category= 12/10/2014 Image Zoom Page 2 of 2 http://www.epaosc.org/site/image zoom.aspx?site id=QJ&counter=7001&category= 12/10/2014 r I NO ALTERATION PERMITTED o LEGEND HEREON EXCEPT AS PROVIDED J I I - - UNDER SECTION 7209 PROPERTY LINE SUBDIVISION 2 OF THE NEW a = �X i YORK STATE EDUCATION LAW. " � -x-X-X-X-x- FENCE LINE _ X EXISTING STRUCTURE COMPLETED CONSTRUCTION o I \�X`X\k OFF SITE 2 w I �x�x (26.8) -k�ky EPA REMOVAL ACTION AREA CLEANED TO Significant Construction OFF SITE 1 BELOW 400 ppm LEAD OR TO BEDROCK Changes Are Shown (31.4) EPA REMOVAL ACTION AREA WITH By Date LEAD LEVELS ABOVE 400 ppm \ Ck'd Date X�k � WESTERN SAMPLE LOCATION WITH REVISIONS k�k SLOPE 7 LEAD CONCENTRATION (3530) x� x� EASTERN I i RACEWAY 1 II / R 1 (196) o o z o � v w I z EASTERN I z OI II RACEWAY 2 --� —r—�=x=X=x=7- — — ----- > (1330) z z ——X=x=x===r r x�c�— = x= z=,�•u�.z� x—x— —x—k--X O L I Q U Z O 0 Y I w w 0 o I � ISLAND CONCRETE P,q� � Qoz W W I � BENEATH 1 - SLABS I I I Q W _j 0 / w0p WESTERN z � I RACEWAY 1 J Q U Q ISLAND (3300)LLJ - - - _,� I z Q � z \ Q LL_ _j < < Q a �- z O II \ Q � M z 0) II WESTERN - 0 RACEWAY O �1I I AY 3 ) z w O = WESTERN II � (8930 ' SLOPE 2 II WESTERN U Q (3040) I I I RACEWAY 2 1 0 WESTERN I (615) Q SLOPE 1 Q WESTERN 11 z I (3520) SLOPE 3 II I WESTERN w WESTERN RACEWAY o SLOPE 5 (2140) II WESTERN WESTERN RACEWAY 4 i p (3460) I SLOPE 7 (5410) WESTERN Ii (3530) I w SLOPE 8 WESTERN RACEWAY 5 I U o II N (2340) 11 (1620) rn v II / WESTERN RACEWAY 6 - - _ _ �I- - - - - - - - I- - - - - (10400) — — — — — — — — — — — - • i / WESTERN SLOPE 9 \_ WESTERN ACCESSWAY 2 WESTERN ACCESSWAY 1 / (1600) �- -WE�TERN / I �9��''tii ;I I\\ \ \ \\ \ \ \\ \ \ (312) (278) I 4' SLOPE 11 WESTERN `r q WESTERN I / r \ \ \ \ \ \ \ \ • SLOPEI 4 (2�790) PLUNGE I �� Of (12200) (SLOPE 6 7440 POOL / ; '� FORMER I, ' ) i WALKWAY 1 IRM H OT \ \ \ \ \ I / 1 \ j � I' I \ \ \ A\\\A\ \ \ A\\\A\ \ \ A\\\ I (893) PP-11A PLUNGE POOLPP 31000) WESTERN ACCESSWAY WA-1 WA-1E 3 / (20.9) (732) (790) (2280) (1580) (191) (252) OFF—SITE i O / / WESTERN WESTERN 1 J - - - - - - - - - \\ \ \ \\ \ \ \\ \ \ _ �-� ° / ISLAND SLOPE SLOPE 10 1 ' - - \- �- - \ \ \ \ \ WA-1 B o C / OSDB-2 PP-1 D I ' / \ V -\ _ WA-1 G (66.4) (267) ( 2) 38 a' / / (4220) I z° a / L - - - - - - - - - - - - - - - - - - - - - - - - J - - PP-1C (47 5) �I o / — — — — _ / (78.1) Z /. I SILO i N / I TI w m N I O — O T r O M C I I cn N v i I L - - - - - - - - - - _ 1 _ - N0 ' Date N a - - - - - - - - - - - - - - - - - - - - OCTOBER, 2012 i Scale � N O 0 0 1 = 20 O o 2 Sheet Number a O � 0 T 1 CD v NOTE: o °Y' BASEMAP TAKEN FROM A SURVEY MAP SHOWING File Number LANDS OF FALL CREK PERFORMED BY T.GE MILLER P C OON E6/27/2008. 1307.002.001 _ western;slope b - osdb-la western slope9 osdb-1e western'slope5 western c osdb-1b - a osdb-ld westernslope:2+; western slope6 1 - --wester estern slope 6 2 - western slope 3 � western slope 10 western se 6 3 p { \ -- \`western sloplope 6 4 - — r` western slope 6 5 - 1 western slope 4 s //,I off site 2 osdb-2cJ - 4 �western slope 7 western slope 11 off site 2- e osdb-2a in p osdb-1c osdb-2d �l _ � •�4� osdb-2b / western raceway 6 western raceway 5 / off site 21 osdb-2cJ - western raceway 4 - western raceway 2d $$$ off site 2a plunge pool e western raceway 3 - off site 2-b plunge pool .plunge pool d• western raceway 1c Feastern raceway 1d plunge+pool cam, eastern raceway 1c e pool lb western raceway2c border post L I - eastern leasternraceway 2a y _ plunge pool 1-a eastern raceway 2b eastern raceway 1b western raceway 2a - _ea :4 western raceway 2c eastern raceway2c stern raceway 1a western raceway ld eastern raceway 2d- off site.1-a eastern raceway leg _ offsite 1-e wesraceway 1b � � - off-site 1b western raceway le - a '' f • - western race Wayla former walkway 2 -- - former walkway 3 �Y survey post former walkway 1 off-site 1-c _ former walkway 5 off-site -d former walkway 4 a 4 { g x 44 ,r�r Jill - b P 777 n,1 ill d r western accessway 2-a ' .western accessway2b OR western accessway 2c :I ' I western accessway 2d westem accessway2e } r 1 westem accessway 1-a it westem accessway 1 b t' - westem accessway 1c ,I;i Legend western accessway ld �.estern accessway le -- Soil Sample Point a Sources:Aerial Photo-ESRI Map Service; Parcel Boundary Soil Sample Locations-B&L; Parcel Boundary- Tompkins County City of Ithaca Figure arton "-d!��/ F 1 oa��e,Pc. 1157 Soil Sample Locations Project Engineers-Environmental Scientists•Planners•LandscapeArchitecfs 1 inch = 40 feet ,Tompkins Count 7/20/12 New York 13 No. BENCHES T 800-716-5506 `, M AG L I N F 877-260-9393 W.MAGLIN.COM WWW.MAGLIN.COM SALES@Q MAGLIN.COM M LB 1 2 00-W-A MATERIALS: Bench ends are made from solid cast aluminum. The seat employs Ipe Slats. FINISH: The Maglin Powdercoat System provides a durable finish on all metal surfaces.Wood slats are treated with penetrating sealers. INSTALLATION: The bench is delivered pre-assembled. Holes (0.5")are provided in each foot for securing to base. TO SPECIFY: Select MLB1200-W-A Choose: -Powdercoat Color OPTIONS: - Personalization -Plaque -Skate Deterrent COMPLEMENTARY PRODUCTS: -MLB120OB-W -MLPT1200-W DIMENSIONS: Height: 30.50"(77.5 cm) Length: 70.00"(177.8 cm) Depth: 23.00"(58.4 cm) Weight: 135lbs(61 kg) 70.00 30.50 17.00 All drawings,specifications,design and details on this page remain the property of Maglin Site Furniture Inc.and may not be used without Maglin authorization. -Details and specifications may vary due to continuing improvements of our products. MAGLIN is a registered trade mark of Maglin Site Furniture Inc. CITY OF ITHACA l��AR =LAKE STREET LANDSCAPE ARCHITECTS PUBLIC PARK ENHANCEMENTS TWMLA Project No. 2013033 PRELIMINARY SITE PLAN REVIEW IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS CITY OF ITHACA DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS S HER SEAL AND THE NOTATION"ALTERED By FOLLOWED BY AND A SPECIFIC 401 LAKE STREET HI SORHER3ONAOF A LTERATIONS DESCRIPTION OF ALTERATIONS. Ithaca NY 14850 COPYRIGHT iRCWB0.-0GE WOLFYRIGH LANDSCAPE ARCHITECTS JP CIO FALL CREED DRAWING LIST Iz ❑ w Survey v z Si SITE SURVEY Q LU Z Landscape F CONTRACT LIMITLINE w L100 RENDERED PLAN LU L101 DEMOLITION PLAN L201 LAYOUT PLAN _ - f L301 GRADING PLAN r •.� U L401 PLANTING PLAN J B L501 SITE DETAILS - ---- W Ui �. LIB Y 0 )` U v FALLS '" w Z STREET ' U � � CONTRACT LIMIT LINE r DATE: 02I13I2015 - - PROJECT: 13033 /` :I • +Yt • DRAWN I) JLF F1 S �T CECKED:H PJT I Al. s e I COVER ILLUSTRATIVE PLAN L000 1 2 3 4 5 5.732 U 88.321 C �p6.329 1 384.784 \ $18 �•'��= �386'309 Z Q 1v �384.733 vvv - �- `\ 383.057 \\ 89.077 � W \ 1 mi 09.36}�--' x .9-*3 8.810 X li X J 86.474 j387.094 �P7.263 111 1p P5.222 (]! 13027 `\ 383.067 LANDSCAPE ARCHITECTS I I I . 4.181� O W 84684 4186.655 `\ �� 383,971 � N 09s76-f � � e.7so ` M o�1 I 67 0 �L C9 p7.205 \`, �384.727� r _/ 83.626 �384.797 �� 386.263 W 67 67 .60 4.363 m �f-f7, -l-� �P4.375 �385.923 385.19 3 .548 84.872�j 386.746 �385.463 385.068 .�386.733 \ r \ N Z iDO Z n 385.344 5.019 385.842 4 � .89 .115 8.620 09.097 '®� 87.217 7,1 7 7 �385.914 7.755 \ 8:985 3 8.03 \\ 87.225 IT IS A VIOLATION OF LAW FOR ANY 386.207 5.701 \ l� 385.710 PERSON.UNLESS LICENSED UNDER THE �� -_-_ --_ DIRECTION OFALICENSEO LANDSCAPE 1�0 0 �1 ARCHITECT TO ALTER ANY REM ON THIS W386168 386 051 ' 0 ' DOCUMENT 0 IE A TERS THIS 38 , DOCUMENT IS REQURD BY LAW TO :603384.996386.J§9.745�36 AFFIX HIS OR HER SEAL AND THE 383.290 ` NOTATION"ALTERED BY"FOLLOWED BY 2 726- 87.545 - HIS OR DESCRIPTION SIGNATURE OF ALTERATIONS. R ATIONS D A SPECIFIC -38s3 385.9s1 90.027 1 7.686 87.530 413 /3"982 j 1 2015 �� 87.591 g'S85_- _________________ _ 7848 _ mOVJBAIJGEWOLF MICOPYRpNIlB IGHT©SCAPEPACHIIECTB.LN L -- r1 .125 Lc7 i § 9Oi23 084 - _89 --23 -`----- \A08.581 od 0 99____\`\\ _i 9142 _ - 388 674 882 - 912 8880c -i F W I / - TRdQTO 91.812 'r (�U-) F-- i 6 D vv -- - �- �389.5 3� 0.7 8 44.6]4 v []_C[j 0 ' I i / �94y3 0 v' 92.885 i \} W O \i W r 6 393.691.E �� 90,1$,2 N 1.4051 `��Vr"�� 92.871. li O8. .733 CO i - 1 94�606 5.429 �v - 90.944' a`� ui CO i i 4.102 1 r, 3; f✓ 91. 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V \ i �906 - 0�9�,� Cd3 5 \,' 0 \7� 9$�\ ✓ �g838 3.198 v 6� O7 2� _ - �a5G4. 'I .53191 96.49 1 r 1. 3 Q II 06.22F Q , � 7.853�� 93.900 93.420 W \\ ��I`'7� ZZZ 9V/i .46 � ` \ O --- 09.435 0 43 - p \` K v C�W 0 0.7 it �� li fit473��-p6.�27- o� 80� `, 7.0191 _-,93.375 ui 497 - - - RA V1 ENGINEERING & �07. 1 .436 I`� �11.7 7 11 W 1 -__--- �� _-Q Y i ,ten �-'ILE: 41L575 C)Z r �� :S� i m � 7.1 i 1 � k0➢'2i �. r- - 'i _ � _i .9P 72�1113T6 ' i�', \��; 7. 9 �� 3 „ v d 9 LAND SURVEYING, P.C. L) cn a i o, ( oA54s b� 6 (B a)09.595 J625 67 .961 ' CONSUL TING ENGINEERS& SURVEYORS 3389 0NCRETE ' .189 8.343 08.753 453 � 220 -\2 88 _ Qcu 2. .310 41.542 408.3� 30 i 11791 L 9 -_, ry'p' 23871 23.664 2110 SOUTH CLINTON AVENUE, ROCHE�ER NEW YORK 14618 - - W Y 2.021 55 W r r 3.52$,�v W S.d10 -- W ri'/20/813 ` Q u F F /� �jn DATE: 02/13/2015 �wz �� l i 411,492 '-d1i.. 41) aG- 2 - 4 ®' cF 41 43' ' r l� i \\ TE. (585) 22�-3660 FX: (585) 22J:I 1l PROJECT: 13033 / T 00(�, Q ' r Wf 18,394 \ - ® 6Pr I \ DRAWN BY: JLF - U 3 i 11 20�240 SY'A q8�2 1 r �, CHECKED: PJT/ARM ,o 98.d2 1 ,_ W v 411.535 W,' 4 .17 _LQ i I 2�393 �Q 2a z� 42,1t26'1, . �� SURVEY NOTES: J 1 12.3 2 W i � 1 41.8.57 / r �� 24.518 3 1 , ., i W r r / i 09.6 9.956 69627 / 40 - �,2., 24 ��'�`" ;�_, a246a UNITS OF MEASURE: US SURVEY FEET SURVEY 09.558 0 42 , @ C r (3 12.132 1 Z W F r / 4, 3 11.875 2. Z 421.179 2 g / - -d7 1 F- /y 1968 i 3.258 i' Elf Q z 4"135 424.532 17HORIZONTAL COORDINATE SYSTEM: NAD 83(2011) ZONE CENTRAL 3.236 9 \� q \ 0�251 424,050 _ VERTICAL COORDINATE SYSTEM: NAVD 88 1 5 2 3 4 TROWBRIDGE MICHAELS 1 lk LANDSCAPE ARCHITECTS LAKE " p STREET BRIDGE VIOLATII'N!OF LAW FOR ANY -.UNLESS ACTING UNDER THE -ROROFALICENSEOLANOSC•APE GRAIN 17'E TEOT TO ALTER ANY ITEM ON THIS. :.MENT WHO ALTERS THIS COLUMNS TY C '..:'IENT IS REOUIREO BY µW TO "'©LUM°*S (TYPICAL)I'�Il'AL� "In,XI$OR HER SEAL AND THE Hij ON H'ALVMD Sr FULL DRY LJ XIS OR RERS TIRE AIR A 3PEf]FIC DESCRIPTION OF ALTERATIONS. I' VIEWING AREA Cf] w uj BENCH TERNATE.) W !` -- ARDRAIL -- VIEWING C--7 r �:� _ AREA r m r, PgCC'ES_SIBLE WALfCili,11,10 UyaY Q x - - --- - -- - _ Lu BENCH (ALTERNATE G) ` m i > C[ OPEN LAWN 1 > � I ENTRY AREA - { m CURB ACCESSI6L � RAMPLli POTENTIAL INTERPRETIVE BENCH GATE SIGNAGE (NOT IN CONTRACT)) (ALTERNATE) Lij FALLS STREET �--a- IKE RACKS r TRAIL cn >-- �� ENTRANCE chi CONTRACT LIMIT LINE aft-4- y1 C5 * - i _ +-` ' ♦ DATE: D71,7t2UIs .►�• OLO PROJECT lm0 o r DP.AWN®Y: JLF A 'KED PJT+ARM RENDERING OT Ll 00 12 3 GENERAL NOTES-DEMOLITION / I( ) O OO lId�\ � �� J 1. CONSTRUCTION FENCING TO BE INSTALLED AS NECESSARY TO PROTECT PEDESTRIANS,CONTROL I �/ I11(IIY=_� i = (I��, - _��. VEHICULAR TRAFFIC AND PROTECT ON-SITE CONSTRUCTION MATERIALS. I 11„ \�\�__-- ___ 2. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES ON SITE PRIOR TO EXCAVATION. — 3. AS PER N.Y.S.INDUSTRIAL CODE 753:CONTRACTOR TO CALL DIG SAFELY NEW YORK (1-800-962-7962)TO LOCATE BURIED CABLES OR OTHER UNDERGROUND UTILITIES NO LESS THAN TWO OR MORE THAN TEN WORKING DAYS PRIOR TO DIGGING,DRILLING,EXCAVATING,DRIVING LANDSCAPE ARCHITECTS POSTS,ETC. _—=_-_ - -=__ �; 4. CONTRACTOR SHALL KEEP STREET AND EXISTING WALKWAYS CLEAR OF ALL DEBRIS AND p -- SEDIMENT AND SHALL CLEAN STREET AND WALKWAYS AT THE END OF EACH DAY. 5. PROVIDE SILT FENCING AT ALL DOWNHILL SIDES OF WORK AS INDICATED. 6. PROVIDE SEDIMENTATION CONTROLS ATALL EXISTING DRAINAGE INLETS AFFECTED BY NEW I 1 CONSTRUCTION. 7. ENCIRCLE ALL STOCKPILES WITH SILT FENCE AND COVER THEM WITH A TARP WITHIN 7 DAYS OF 1` FORMATION. w C� 8. EXISTINGBIKERACK AND BENCHES SHALL BE REMOVED COMPLETELY INCLUDING FOOTINGS M�l� ____ w UNLESS OTHERWISE NOTED ONPLAN. 9. BASE MATERIAL IN AREAS TO RECEIVE PAVEMENT TO BE EXCAVATED TO SUB-GRADE ELEVATIONS x 11 ~ U AS REQUIRED TO ACCOMMODATE BASE COURSE. 11D BE b� Q 10 MPROTECT ALL SURFACE AND SUBSURFACE LITIES TO REMAIN DURING DEMOLITION WORK. / 111 Q Q 11 REMOVED FROM SITE,ALL IUNLESS NSHED OTED OTHERWISE.OWNER TO RESERVE RIGHT ORIAL SHALL BECOME CONTRACTORS PROPERTYF FIRST lJ CL REFUSAL ON ALL DEMOLISHED MATERIAL. j 0 11 O Q:> 12. PROTECT EXISTING PAVEMENTS,LANDSCAPE,I SITE FEATURES TO REMAIN.ANY DAMAGED OR IT IS A VIOLATION OF LAW FOR ANY w \\\ J L'j w DISTURBED PAVEMENTS,LANDSCAPE OR SITE FEATURES SHOWN TO REMAIN ARE TO BE PERSON,UNLESS ACTING UNDER THE 'yam. O w J LL REPAIRED I REPLACED IN KIND AT NO COST TO THE OWNER. DIRECTION OF A LICENSED LANDSCAPE 1\ w �Uw �j 13. TOPSOIL TO BE STRIPPED AND STOCKPILED FOR RESPREADING. ARCHITECT TO ALTER ANY REM ON THIS O \ 1 � 14. PROTECT EXISTING TREES TO REMAIN.DO NOT STORE EQUIPMENT OR MATERIALS WITHIN THE DOCUMENT WHO ALTERS THIS _ Lfl \ DOCUMENT IS REOUI RE0 BY LAW TO O DRIPLINE OF TREES. AFFIX HIS OR HER SEAL AND THE 15. MINIMIZE IMPACT TO EXISTING,REMAINING LANDSCAPE WHILE EXCAVATING.GREAT CARE IS TO NOTATION"ALTERED BY"FOLLOWED BY 03 I BE TAKEN TO AVOID DISTURBING ROOTS OF EXISTING TREES.HANDEXCAVATIONo AIRSPACE HIS OR HER SIGNATURE AND A SPECIFIC v-I m REQUIRED WHERE EXISTING TREE ROOTS ARE PRESENT. DESCRIPTION Of ALTERATIONS. J % DONOR PLAGUES ON BENCHES TO BE REMOVED ANO CLEANED FOR REINSTALLATION ON NEW BENCHES. COPYRIGHT©2015 _ `/-✓ > \ TROMRIOGEWOLF MIOVaSIANDSCAPEAACH6ECTS.LLP _ z tiCQ Lj�Z \I -- --_ 1\ ..I LEGEND _ - 7 Q - O BENCHES,BIKE RACKS,AND Z �iJ - ------ ---- II CONCRETE PADS TO BE REMOVED Cui CONSTRUCTION FENCE I '------- INLET PROTECTION Lu -----_ - - ----- ------- 00 ` �---` _______________ �� SILT FENCE _`t — _J / \ —— - ITT GRANITECURB { - _ TO BE REMOVED ' —w _ \ /� _______________ SAWCUT PAVEMENT cn CONTRACT LIMIT LINE ` ` 3AWCUTPAVEMEN7 \\\\ ' _ ( CONTRACTLIMITLI(fE/ r Q 1 _ — 1\ \ \\ �• NOTES: ui II n II� ` \ 1\ REMOVE BENCH AND CONCRETE \\ 1. WOVEN STAPLES. IRE FENCE TO BE FASTENED SECURELY TO FENCE POSTWITH WIRE TIES OR ` Q I I ^CQ `PAD(KEEP PLAQUE FOR 2. FILTER FABRIC TO BE FASTENED SECURELY TO WOVEN WIRE FENCE WITH TIES SPACED ^s' C)oI/ REMOUNTING-SEE NOTE 16) EVERY 24"AT TOP AND MID SECTION. 1 r CD�N I I I _ S. WHEN TWO SECTIONS OF FABRIC ADJOIN EACH OTHER,OVERLAP BY 6"AND FOLD. LLL...LLL — j F 4. PERFORM MAINTENANCE AS NEEDED AND REMOVE SILT WHEN BULGES DEVELOP IN THE REMOVE BENCH AND CONCRETE 1 ` W CD i I PAD KEEP PLAQUE FOR \ °a. \\ 1 SILT FENCE, F- , ( BS \ _ \ 5. ALL SILT FENCING AND SEDIMENT CONTROLS TO BE IN PLACE BEFORE CONSTRUCTION \\ I REMOUNTING-SEE NOTE I6) SILT FENCE CN O 1 y z i/ ` L107 1 BEGINS AND 500 GROWN INTACT UNTIL CONSTRUCTION IS COMPLETE AND NEW LAWN IS MORE THAN 60N ROWNIN. UJ 1 \ THARDWOOD FENCE POSTS 8'-0'0.C. I I I \ \ WOVEN WIRE FENCE(MIN.14-1I2-GAUGE WITH 6'MESH SPACING)WITH FABRIC OVER J FILTER FABRIC:MIRAFI 100X rY\ ENVIROFENCE OR APPROVED EQUAL L.LI SILT \ REMOVE GRANITE CURB % j I 11 1 11 s INLET PROTECTION I \ I 1 11 °4 AF 1 G a_ L10 1 1 1 DIG 6"WIDEo DEEP TRENCH,BURY z I I J 1 BOTTOM 72"OF FABRIC,TAMP IN 1 PLACE \I , iui UTILRV BOX TO BE ADJUSTED \� PER GRADING PLAN SEE L301 C9 �� REMOVE BENCH AND CONCRET '{II 1 \( ui I ( PAD(KEEP PLAQUE FOR NI 1 I ^' REMOUNTING SEE NOTE 16) 11 ' r I 1 I \ REMOVE BIKE RACKS / 111 \ \ I ei 1 1 II A �`I I ��SILT FENCE i B5 Scale:1/2"=1,-0. O CONSTRUCTION FENCE \1 l it l\ 1 I 1 S R E E T ! cl� C) II —---- 0 0 ; ' ;1 \ c> CD NOTES. Lu Q7 CT - .I II jam' I 1. FILTNECESSARY, C TO BE OVERLAP TO FROM EXTEND O NEXT STAKE.TO ELIMINATE JOIMS.IFJOINTS ARE —0 sa FAIL S S REET > _ ——— \ j ; / NECESSARY,OVERLAP A EXTEND AI NEXT STAKE. 0 T'\ \ � � z � III 2. SPACESTAKES EVENLY AROUND DRAINAGE STRUCTURE AT MAXIMUM 3'INTERVALS AND � U W` v L \I —— _ ` -- - DRIVE TO MINIMUM E DEPTH INTO SOIL y� n v/I \ �/ j 1 ji III �( I 3. Ft MINIM MFABRIC ITINTOSOIL. RELY FASTENED TO LUMBER FRAME AND SHALL BE EMBEDDED U 1 -- _^ 1 IAA-_--- 1 CONTRACT LIMIT LINE I 1_ - _ � I I MINIMUM I2"INTO SOIL. F I`� C I p..� DATE: 02/13/2015 I 1 ,�� _\____ 2%4 LUMBER STAKES AND RAILS n PROJECT: 13033 OVERFLOW WEIR BELOW DRAWN BY: JLF 2 A 11 `�� ` li f ir�� - `--_---�%'� \L\\\��' ADJOINING GRADE A3 CHECKED: PJT/ARM Iy \ �\a/ I I m 1 II \�\\\ �� -�jNl '=�sJ�\`\\.,� NECESS OF R TO UNOFFPREVENT TO BYPASS OF RUNOFF TO NEXT Ld DOWNSTREAM STRUCTURE Al 1 ! r FILTER FABRIC 4 1 j \ DRAINAGE INLET OR STORM MANHOLE DEMO PLAN R O / INLET PROTECTION L 101 CDL C9 I \ A5 saele:lrz�1'-D' ILE1 2 3 4 5 GENERAL SHEET NOTES- LAYOUT 1. VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK.REPORT DISCREPANCIES TO LANDSCAPE ARCHITECT FOR INSTRUCTION BEFORE PROCEEDING.DO NOT SCALE FROM DRAWINGS. 2. WALKS,STONE DUST AREAS,RAILINGS,AND GATE TO BE LAID OUT IN THE FIELD BY A — LICENSED SURVEYOR. 3. SEE GRADING PLANS FOR SPOT ELEVATIONS AT SITE FEATURES INCLUDING CORNERS OF PAVEMENTS AND RAILING POST. LANDSCAPE ARCHITECTS 4. THERE IS NO GUARANTEE THAT ALL EXISTING UNDERGROUND OR OVERHEAD UTILITIES, WHETHER FUNCTIONAL OR ABANDONED WITHIN THE PROJECT AREA ARE SHOWN ON THE PLANS.THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL UTILITIES °"' D BEFORE STARTING WORK AND SHALL BE RESPONSIBLE FOR ALL DAMAGE RESULTING FROM THE WORK AS SHOWN ON THE DRAWINGS, 5. CONTRACTOR TO PROVDE TEMPORARY TRAFFIC SIGNS WHERE NECESSARY,CONSISTENT WITH ALL RELEVANT BUILDING CODES, 6. INSTALL EXPANSION JOINT$EVERY WIN CONCRETE AS NOTED ON PLANS AND IN AREAS WHERE CONCRETE ABUTS CURBS AND OTHER FIXED OBJECTS. 7. ANY DAMAGED OR DISTURBED PAVEMENTS,LANDSCAPE OR SITE FEATURES SHOWN TO REMAIN ARE TO BE REPAIRED/REPLACED IN KIND AT NO COST TO THE OWNER. IT IS A VIOLATION OF LAW FOR ANY A2 PERSON,UNLESS ACTING UNDER THE L501 GRANITE COW APE ARCHIT CT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENTISREOU I SE BY LAW TO HER AFFIX HIS OR HER SEAL L AND THE NOTATION"ALTERED BY"FOLLOWED BY LEGEND HIS OR HER SIGNATURE AND A SPECIFIC A2 GRANITE COLD DESCRIPTION OF ALTERATIONS. \ L501 \ CONCRETE PAVEMENT COPYRIGHT©2015 4.75' Cl TROMROGEWOLF MIDVaSIANDSWEARCHOECTS.LLP L501 BENCH WITH CONCRETE PAD(BENCH IS ADD ALTERNATE) A4 STONE DUST PAVING L501 STONE DUST PAVING WITH BLUESTONE EDGING //�� I \ �/ " GRANITE COLUMN #1 CRUSHED STONE—IN. v' ' °• � L501 B4 L01 GRANITE COLUMN ADADETECTABLE WARNING PLATES z C L501 GUARDRAIL ui 5� a 4bp CONTRACTLIMITLINE AS CONTRACT LIMIT LINE CONCRETE PAVEMENT L501 cA L501 CONCRETE PAVEMENT C 1 A4 C L501 STONE DUST PAVING WITH BWESTONE EDGING Lu L501 BENCH WITH CONCRETE PAD(BENCH IS ADD ALTERNATE f , (MATCH v W WIDTH) L501 GRANITE COLUMN Cz/' 00 I W g 5 000, s0" I Z ,s I w UTILITYBOXCOVER TOBEREPLACED B4 WITH AN AGA COMPATIBLE COVER A4 GUARDRAIL L501 A4 Ni CRUSHED STONE PAVING L501 METAL EDGING I r r ntiy STONE EDUST DGING PAVING WITH h Q L501 METAL EDGING POTENTIAL ?0^ INTERPRETIVE PANEL CROSSWALK I CON T ACTIPING _ (NOT IN CONTRACT) (NOT IN CONCTRACI) 8 - ACCESSIBLE CURB RAMP A3 U L501 A2 A L501 GRANITE COLUMN J B ® IL501 (4)BIKE RACKS W/CONCRETE PAD Bi P M • BENCH WITH CONCRETE PAD C1 R b L50 50 1 G TE (BENCH IS ADD ALTERNATE) LWi FALLS STREET I — A2 Lsm GRANITECOLUMN ui _ _ -- __ —_ ° B3 2.00 CONTRACT LIMIT LINE L507 BARRIER RAIL 6.00' '1'^�1�r�' 107.75' r Y i 0 L) c Uo Lu z O Q U U � � DATE: 02/13/2015 PROJECT: 13033 DRAWN BY: JLF A CHECKED: PJT/ARM 5 n LAYOUT PLAN 0 10, 20 L201 1 2 3 4 5 I 1 1 I -- 1 GENERAL SHEET NOTES-GRADING 1. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES HAVING UNDERGROUND j 11 UTILITIES ON SITE OR IN RIGNT-OF-WAY PRIOR TO EXCAVATION.CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO GRADING j II START. qlkAJMAA, I 11 2. GRADING AROUND EXISTING TREES TO BE MINIMIZED. 3. ISTOBMINIMIZE TAKEN TO AVOISTING,REMAINING ROOTS OF EXISTING LE TREES.HAND EXCREAT CARE I AND/OR EXCAVATION AVOMHAN AIR INGSPA EWIL OF REQUIRED WHERE HAND EXCAVATION I t LANDSCAPE ARCHITECTS I \ ANDIOR EXCAVATION WITH AN AIR SPADE WILL BE REQUIRED WHERE EXISTING TREE t ROOTS ARE PRESENT, I 1 4. ALL EXISTING UTILITY COVERS AND GRATES WITHIN THE AREA OF DISTURBANCE ARE TO BE - D I \\ ADJUSTEDTOMEET GRADES. I \\ 5. THE CONTRACTOR SHALL FIELD VERIFY EXISTING TOPOGRAPHY PRIOR TO 1 COMMENCEMENT OF EARTHWORK OPERATIONS.ANY DISCREPANCIES WHICH WILL AFFECT 1 THE WORK REQUIRED AS PART OF THE CONTRACT DOCUMENTS SHALL BE IMMEDIATELY REPORTED TO THE LANDSCAPE ARCHITECT. 6. DO NOT PROCEED WITH ANY GRADING ACTIVITIES UNTIL ALL EROSION CONTROL MEASURES / \ ARE IN PLACE.REFER TO SHEET L101 FOR LOCATIONS. I t I \ IT IS A VIOLATION OF LAW FOR ANY 1 PERSON,UNLESS ACTING UNDER THE I DIRECTION OF A LICENSED LANDSCAPE _____________ ____ � ^ J I ARCHITECTTO ALTERANY ITEM ON THIS MATCH EXISTING DOCUMENT WHO ALTERS THIS OT92G0 09.32 I II` DOCUMENT IS HER RED BY LAW TO t AFFIX HIS OR HER SEAL AND THE NOTATION"ALTERED BY"FOLLOWED BY MATCH EXISTING II I LEGEND HIS OR HER SIGNATURE AND ASPECIFIC I gyp/-009.25 -- - E%]STING CONTOUR DESCRIPTION OF ALTERATIONS. - _ �� \ -- ___-___ _ _______--__ MAJOR CONTOUR - 407.90 - ---- _ -- ------ CONTOUR / 408.15 �� _� � �-� - ��- _ EL 802.07 I 1 /-__-� \ SPOT ELEVATION I MAT HEXISTING _ I 407.90 _ rrl---_ _-- \ TC911.60 EXISTING SPOT ELEVATION C j 408.90 I CONTRACT, i i / i BC911.17 1\ j RADTLIMITLIgE/ / \ `----- I Lu 408.15 1 \ \ 11 11 TC TOP OF CURB MATCH EXISTING 408.50 II ! , t p \ \ BC BOTTOM OF CURB ui ___ � II ; I I 407.76 CONTRACT LIMIT LINE \ f 405-30 �\ V j t W MATCH EXISTING Sp: \\ 0A \\ \11 j III,/L \. I,1-008.90 Mq,Y�o \ a MA%-� \ 405.70 405.20 II I PI t Y Q CH EXISTING \\ t \I Pg >' I✓� \\ MATCH EXISTING II o f408.80 405.40 j II III I MATCH IXISTI 40530 I \ II / I 1 MATCH EXISTING /-009.10 1 t 405.3 \ TED 14 9.40 I 1 \ 1 COI08.60 , , AN UTILITY BOX FRAME TO MATCH GRADE 1 1 MATCH EXISTING ` / MATCH E%]STING I t 405.73 1 I 1 1 1 \t1 � 61406.62 I 0/409.30 I 1 t MATCH EXISTING .�/ MATCH EXISTING \ I TC-I-409.20 BC_/-408.70 / I � MATCH EXI6TING 95 40. \� 406.43 I ,YI 1 I / 0/-009.18 I 1 - fit__ ✓ / 1 406.63 "+ �I 1 / 11 I \ 1 J I II MATCH EXISTING I Ii B / I ]III t I 1 r1r1 II 409.10 0/403.50 a/-009.50 ®I �' / MATCH EXISTING MATCH EXI TING - �----__ 1/ 01403.50 r/ 1409.60 FALLS STREET 1 r 409.0ui 1 I MATCH EXISTING.' CONTRACT LIMIT LINE I I- --_- 1 1 � \ 1 ] - _ "\I•+ \ 1 \` 11 __ �� l 6 ,77 ' .I I/ -/i==¢c__,,,'%''____-��1.� LIB Y Lij DATE. 02/13/2015 PROJECT: 13033 -________ '-, �� - % DRAWN BY: JLF A j /' /F r' \o CHECKED: PJT/ARM i GRADING PLAN --- - - y L301 = 1 2 3 4 5 GENERAL SHEET NOTES-PLANTING 1. TOPSOIL MUST BE SCREENED AND AMENDED TO MEET PROJECT SPECIFICATIONS.SEE WRITTEN SPECIFICATIONS FOR REQUIREMENTS OF VARIOUS SOIL MIXES. 2. ALL PLANTING BEDS TO BE PREPARED AS SPECIFIED:SHRUB BEDS TO BE PREPARED IN THEIR ENTIRETY WITH IFI OF PLANING SOIL MIX.LAWN AREAS TO BE PREPARED WITH 4" "., — OFTOPSOIL PER SPECIFICATIONS. 3. AFTER BEDS ARE PREPARED,THE LANDSCAPE CONTRACTOR IS TO LOCATE SHRUBS AND TREE AS SHOWN ON PLANS.SHRUB AND TREE LOCATIONS ARE TO BE APPROVED BY LANDSCAPE ARCHITECTS LANDSCAPE ARCHITECT BEFORE THEY ARE PLANTED. 4. ALL DISTURBED AREAS THAT ARE NOT SHOWN AS PAVED OR PLANTED BED ARE TO BE SEEDED AS LAWN.PREPARE LAWN AS PER SPECIFICATIONS AND DETAILS,D °"' OTHERWISE INDICATED. 5. ALLPLANTSTO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI 260.1'AMERICAN STANDARD FOR NURSERY STOCK'. 6. MAINTAIN AND WARRANTY ALL LIVING PLANT MATERIAL AS PER SPECIFICATIONS. IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY REM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS SE BY LAW TO AFFIX HIS SEAL L AND THE NOTATION"ALTERED HER HER BY"FOLLOWED BY LEGEND HIS OR HER SIGNATURE AND A SPECIFIC O DESCRIPTION OF ALTERATIONS. COPYRIGHT©2015 \ CSC TROMRIOGEWOLF MOARS1ANCSCAPE ARCHITECTS.LLP 5 + TREE I \ + + IS \ + + EDGE + CCN O I 1 SHRUBSIPERENNIALS 1 C +++ + T CONTRACTLIMITLME 0 O G I + - y y _ + + ++ ui1 + - + + + + + + D, TURF SOIL SEED MIX Z ++++ - + + + + N + < Ud +++ + + + + + + + + + + LOW MOW SEED MIX \` g + +++ + + + + + + + + + + +++ + + +++ + o 0 0 0 + + + + + + + + ++ +++ ++ + W ++++ ++1++ ++++++ +i"++ +++ + + i ++++ + +++++ + ++t + + 1++++++ + ++++ +++ + + + ++ + + + + +++T LL 1 1++ +++ + + + + 1+ + + + + + I. �. + r 1�V 1 +++++ +++++ + i+ + + +++ + + + + + + CONTRACT LIMIT LINE ++ +++++++ + +++++ +++ + + +++++++ + + +++ -— — — — I + + + + + + + + + + + + + + + + + + + + + + + + + + ❑ + + + + + + + + + + + + + + + + + + + +F+ - SYMBOL QTV BOTANICAL NAME COMMON NAME SIZE ROOT COMMENTS I ++ + + + + + + + + + + + + + + + + + + +++ - TREES Q ++ +++++ ++++ + +F+++ +++i+ + - - - CCN 1 CeraL Call adeOO iG'NOdhlaO d StraW EaO teN Recite d 68' BO B R II CSC + +++ + ++++ - + SHRUBS 7 BED EDGE + + + °_ ,+ - - - CSC 12 CM D O o 0—Card al' Red.er Dogwood d5 Coot R II,MaIe. C 1 O O O O O°' ✓ + v °O°O°O°O°O°O O O°O°C f+++ J � o 0 0 0 0 0 0 0 0 o O oo`+\ ++ - o 0 0 0 0 0 0 0 00 0 0 0 o c o o B �� o a o 0 o a o 0 0 0 0 o a o 0 0 ° 0 0 + -O O O O O O O O O O O O O O O O O O O O u O O O O O O O O O O G O O O O O O O O O +++ O O O O O O O O 0000000000000 O O O O O O O O O O O O O"O O O O O O O O O O O O O O O O O O O O O — O O O O O O O O O O O O O O O O O O O O �O 0000 O O O O o O O O O O O O O O O O O OoOoOoOOOoOoO000 0 0 0 o a o 0 OOo o /i �1 0 0 0 0°O°O 0 O 0 O°0 O 0 `L FALLS STREET °°0°°°0°0OOOO -- __ -- ui CONTRACT LIMIT LINE 1 1 ry —0 « r/1 > U �J J (6 ui z '~ leO � U U � � DATE: 02/13/2015 PROJECT: 13033 DRAWN BY: JLF A CHECKED: PJT/ARM 5 n PLANTING PLAN 0 10, 20 L401 1 2 3 4 5 NOTES: 1. PLANT AT SAME DEPTH AS PREVIOUSLY PLANTED IN NURSERY OR CONTAINER 2. PROVIDE COMPACTED BASE UNDER ROOT BALL ONLY TO PREVENT SETTLING 3. ENTIRE BED TO BE EXCAVATED AND BACKFILLED WITH PLANTING MIX - qjk'jp PRUNE AND REMOVE DEAD AND BROKEN BRANCHES LANDSCAPE ARCHITECTS PLANT SHALL BE SET AT OR SLIGHTLY ABOVE D n m nTHE ESTABLISHED FINISH GRADE NOTES: KEEP MULCH AWAY FROM TRUNK AND TRUNK g UNTIE AND ROLL BACK BURLAP FROM MIN.1/3 1. BENCH TO BE US MLB1200 by MAGLIN SITE FURNITURE PH:800.716.5606 FLARE OF ROOT BALL.SYNTHETIC WRAP IS ED IS 2. WOOD SEAT AND BACK TO BE IPE. - UNACCEPTABLE.CUT WIRE BASKETS AND 3. COLORTBD. 4"SPECIFIED SHREDDED BARK MULCH REMOVE. 4. OPTIONS:ARMS BOTH SIDES 5. LEVEL BENCH USING SHIMS AS NEEDED. 6 DONOR SIGN FROM'KIWANIS CLUB OF UNTIE AND ROLLBACK BURLAPFROMV3MIN, SHREDDED BARK MULCH,EXTENT OF ITHACA'TO BE TRANSFERED FROM OF ROOT BALL.SYNTHETIC WRAP IS BEDLINE,INCLUDE IN PLANTING ITEMS: EXISTING PARK BENCHES TO NEW UNACCEPTABLE.CUT AND REMOVE •4'(100-)FOR SHRUBS BENCHES.PLACEMENT ON BENCHES TBD EVERYTHING EXCEPT BURLAP. •3"(75mm)FOR PERENNIALS AND BULBS ' IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS ACTING UNDER THE SPADED BED EDGE DIRECTION OF A LICENSED LANDSCAPE SPADE EDGE OF MULCH PERIMETER ARCHITECT TO ALTER ANY REM ON THIS -� DOCUMENT WHO ALTERS THIS ANCHOR BENCH TO CONCRETE PAD DOCUMENTISREOUHER SEA BY LAW TO WITH 6L DIRECTED HARDWARE RER SPECIFIED PLANTING MU( AFFIX HIS LT HER SEAL AND THE DIRECTED BY MANUFACTURER �� SPECIFIED PLANTING MIX NOTATION"ALTERED BY"FOLLOWED BY HIS OR HER SIGNATURE AND A SPECIFIC _ SCARIFY SIDES AND BOTTOM OF TREE PITTO Y. DESCRIPTION OF ALTERATIONS. PREVENT GLAZJNG OF SUBGRADE.SET TREE ¢ CONCRETE PAD;SEE DETAIL A51L501 _ DIRECTLY ON FIRMLY PACKED SUBGRADE TO r / COMPACTED BASE COPYRIGHT©2015 PREVENT SETTLING TROMRIOGEWOLF MIC%ARSIANDDHAACHIFECTS.LIP MARLIN IMAGE: MAGLIN MLB1200 BENCH 3X WIDTH OF ROOT BALL IT MIN.) �1 BENCH WITH CONCRETE PAD(BENCH IS ADD ALTERNATE) �1 TREE PLANTING �1 SHRUB PLANTING z C Scale 7l2"=1'-0" UJ Scale:112"=T-0" V4 Scale:112'=l'-0" W 75 W UNOTES: NOTES NOTES: 1. ALL RAILINGS AND POSTS TO BE STAINLESS STEEL 1. ALL RAILINGS,POSTS,AND WIRE MESH TO BEDRAT STAINLESS STEEL. 1. ALL RAILINGS,POSTS,AND WIRE MESH TO BE STAINLESS STEEL G 2 2. FINISH SHALL BE BEAD BLAST TO MATCH GUARDRAIL 2. FINISH SHALL BE BEADOBEFI BLAST LMATCHIEDONC G 2. FINISHALL ENSIGNSHALL BE BEAD BLAST - D�GRANITE COLUMN 3 ALL DIMENSIONS ARE TO BE FIELD VERIFIED ONCE GRANITE COLUMNS HAVE BEEN INSTALLED. 3. BAL DIMENSIONSEEN ARE TO BE FIELDVERIFIED ONCE GRANITE COLUMNS HAVE 31 1 3. ALL DIMENSIONS ARE TO BE FIELD VERIFIED ONCE GRANITECOLUMNS. HAVE BEEN INSTALLED. 4. REFER TO DETAIL A211501 FOR INTERFACE WITH GRANITE COLUMNS. BEEN INSTALLED. n 4. REFER TO DETAIL A211501 FOR INTERFACE WITH GRANITE COLUMNS. REFER -�`. SS SLEEVES FOR CANE BOLTS 5. PROVIDE EXPANSION JOINTS AT APPROXIMATELY EVERY 1V. 4. PROVID SHOPIIL A2IING SHOWINGOR ALL WITHGP GATE M E 21 5. PROVIDE EXPANSIAWINGSON SO AT APPROXIMATELYE AIL CO' T 5. PROVIDE SHOP DRAWINGS SHOWING ALL TYPICAL GATE COMPONENTS AND - (3)LOCATIONS EACH SIDE: 6, PROVIDE SHOP DRAWINGS SHOWING ALL TYPICAL RAIL COMPONENTS AND LOCATIONS OF EXPANSION 8. PROVIDE SHOP DRAWINGS SHOWINGALL TYPICAL RAIL COMPONENTS AND LOCATIONS OF EXPANSION JOINTS AND FIELD WELDS PRIOR TO ly 1.OPEN JOINTS AND FIELD WELDS PRIOR TO FABRICATION. LOCATIONS IC FIELD WELDS PRIOR TO FABRICATION. 1 1 FABRICATION. 1 2.PARTIALLY OPEN 7. METAL FABRICATOR TO INSTALL ALL BARRIER RAILS. 7 6. METAL FABRICATOR TO INSTALL GATE. g._;' 7. GUARDMETAL AIL$TOBRICA BE T PPED WITLL H SLOPING GRADES. L PLAN 1 3.CLOSED 6, BARRIER RAILS TO BE STEPPED WITH SLOPING GRADES.REFER TO GRADING PLAN L301 FOR GRADES N.T.S. 8. GUARDRAILS TO BE STEPPED WffH SLOPING GRADES.REFER TO GRADING PLAN L301 FOR GRADES 1Y4"ID STAINLESS STEEL PIPE 1y'ID STAINLESS STEEL PIPE 4'0 POST 1 VARIES SEE SHEET L201 4'�T5'-0' TENSION CABLE GRANITE COLUMN 7 "ID STAINLESS STEEL PIPE (6'-0'MAX.) VARIES,SEE SHEET 1201 , (6'-0'MAX.) /e0 PICKET Q� re 1YWID STAINLESSS�L PIP U F� WELDEDWIR YeO PICKETEMESH J *. ° 3�6'X3°X3'S.S. rY\ 3000 PSI 3000 PSI 12'0 3000 PSI 12"0 3000 PSI 12"0 3000 PSI I Z'0 3000 PSI L.�I B '° WEIDED WIRE MESH CONCRETE FOOTING CONCRETE CONCRETE FOOTING CONCRETE FOOTING CONCRETE FOOTING CONCRETE FOOTING " FOOTING e M I M M M f'1 I � I ° LL I tj COMPACTEDSUBBASE ° W • SECTION COMPACTED SUBBASE � SECTION COMPACTED SUBBASE � SECTION ' i Y /BlGATE B3 BARRIER RAIL GUARDRAIL i D I Scale'72"=1'.0" DJ Scale:ill"=1'.0^ D`r Scale:112"=1,,p" O UGUARDRAIL,BARRIER RAIL,OR U NOTES: NOTE NOTES: GATE(SEE L201 FOR LOCATIONS) : 1. SEE GRADE HA PLAN FORE SMOOTH AND DIMENSION OF HED. RAMPS 7.PATTERN BLUESTONE IRREGULAR EDGE 1. 2"MINIMUM CONCRETE COVERAGE ON MESH AND TIES z 4. 2. GRADE CHANGES TO BE SMOOTH AND EVENLY PITCHED. 2.DIMENSIONS:4"A"MINIMUM,4'x8"MAXIMUM y--. -2'.0"SOP. ' 3.PROVIDE A RANGE OF SIZES, sa 2'TYP 4.SAWCUT STONE AT PATH EDGES WHERE NECESSARY TO ACHIEVE A SMOOTH,LINEAR EDGE. OIs (� 6TYP. 6'TYP. 5.METALEDGING TO BE BLACK COLMET STEEL EDGING OR APPROVED EQUAL T TYP („) 6.REFER TO LAYOUT PLAN L201 FOR LOCATIONS OF STONE DUST AND CRUSHED STONE �/+ < (6 u 24'X 24"GRANITE BOLLARDLAWN WITH ROCKED SAWN AND _ DERO'HOOP RACK'HD '.�., THERMALED TOP,SPLIT FACE 118°METAL EDGING STAINLESS STEEL BIKE RACK SIDES 2RREGU AR EDGE) WIDTH AS SHOWN ON PLAN LL' Q 1 (IRREGULAR EDGE) DATE: 02/13/2015 o 4 CONCRETE WALK m SURFACE MOUNT TO CONCRETE BASE 10 1"SAND SETTING BED CROSS SLOPE ASSHOWN PROJECT: 13033 PAD WITH STAINLESS STEEL I ISOMETRIC VIEW LIMESTONE DUST PAVING ON GRADING PLAN 6 X 6 X W2.9 X W 2.9 WELDED WIRE MESH, DRAWN BY: JLF FASTENERS DETECTABLE WARNINGS-SEE SPECS. -� d a a FLAT SHEETS SET ON CHAIRS N.T.S. OR s ° v COMPACTED SUBBASE CHECKED: PJT/ARM ~ J a° y I, STONE(1/8T ORi112-DIA.) "--tr BACKFILL I ° r III o o D o 0 080 0 a / jjI I � an� ! CONCRETE PAD:SEEDETAILA5R501 ADJACENT CONCRETE FOOTER GLAWN� adl^' `LAWN - m 11 3000 PSI CONCRETE BACKING ° III III-III-III-I _- -III III III III III COMPACTED SUBGRADE SITE DETAILS �<° 4 -III-III-III-III- -I - COMPACTED SUBBASE -III-III-III-III-_ o0000 ooaoo�0000a III II III-I I 5 9z SEPARATION FABRIC COMPACTED SUBBASE T -III III-III-III �6'-0'NP��fi'0"NP��6'-0' - PLAN COMPACTED SUBGRADE �1 B.IKEIRAC-0 ON PAD DETAIL aRANZTE COLUMN j SODA CURB RAMP Y S�ONEIDUST(OR CRUSHED STONE)WITH BLUESTONE EDGING „M�EDNM DUTY CONCRETE WALK DETAIL L 501 IT 11 2 3 4 5 TROWBRIDGE WOLF CITY OF ITHACA MICHAELS alwilki �ii� LAKE STREET LANDSCAPE ARCHITECTS 1001 W.Seneca St.,Ste.101 Ithaca,NY 14850 607-277-1400 Fax 607-277-6092 D U Lic ARK NHANC M NTS TWMLA Project No . 2013033 PRELIMINARY SITE PLAN REVIEW IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS CITY OF ITHACA DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY 401 LAKE STREET HIS OR HER SIGNATURE AND A SPECIFIC DESCRIPTION OF ALTERATIONS. Ithaca NY 14850 COPYRIGHT©2015 TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP U) FALL CREEK DRAWING LIST z � w w Survey U r z Si SITE SURVEY - Q -! w � z Landsca pe CON7 y ACT LIMIT co LANE L100 RENDERED PLAN w L101 DEMOLITION PLAN J m. . L201 LAYOUT PLAN � Q L301 GRADING PLAN y U L401 PLANTING PLAN B m L501 SITE DETAILS _ .y.1 S S,y.,•^Ms S je,� FALLS F _ co CD STREET Ca r CONTRACT LIMIT LINE JJ .. ., w co DATE: 02/13/2015 m max. M E PROJECT 13033 DRAWN BY'. s � {,., 3,. JLF A CHECKED: PJT/ARM 0 U a� CD COVER co CU c6 ILLUSTRATIVE PLAN _o U LU Of LOOO °' 1 2 3 4 5 3_ 386.329 i 384.784 8 .183 86.321 ` \\ - -- �75.732 386.309 Z Q �� 34.733 ��,= • . . 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RVD 88S- 1S , � 3 \ Ali 3 1 2 3 4 5 i Y i 1 IDGE WOLF MICHAELS [L��i�i jik�l LANDSCAPE ARCHITECTS LAKE 10�01 W.Seneca St..Ste.101 Ithaca.NY 14050 BD7.277.140D Fax507-277-6W2 D STREET BRIDGE IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE G RAI N T E ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS COLUMNS (TYPICAL) DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION"ALTERED BY"FOLLOWED BY HIS OR HER SIGNATURE AND A SPECIFIC DESCRIPTION OF ALTERATIONS, COPYRIGHT 0 2015 =s' TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP VIEWING AREA W BEN H C/ LTERN TEUAIRD} w L VIEWING AREA. c;EsSti BLE A'V P* _ CnV �T l BENCH - - -Y ALTERNATE G _ m C < OPEN LAWN [ f, 1 ENTRY AREA ' B r CURB ACC' L A f RAMP 0 POTENTIAL INTERPRETIVE BENCH GATE W L SIGNAGE (NOT IN CONTRACT)} (ALTERNATE) w� FALLS STREETCn CD BIKE RACKS TRAIL L 1 ENTRANCE n .� �.. -- W - Cu CONTRACT LIMIT LINE 1. DATE: 02/1312015 s— PROJECT: 13033 71 DRAWN BY; JLF s CHECKED: PJT f ARM Ci I= RENDERING a ro" 2©' Ll CC 1 2 3 4 5 -- — \ • WBRIDGE - -- -- GENERAL NOTES - DEMOLITION WOLF MICHAELS 1. CONSTRUCTION FENCING TO BE INSTALLED AS NECESSARY TO PROTECT PEDESTRIANS,CONTROL VEHICULAR TRAFFIC AND PROTECT ON-SITE CONSTRUCTION MATERIALS. \`N�\ 2. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES ON SITE PRIOR TO EXCAVATION. . 3. AS PER N.Y.S. INDUSTRIAL CODE 753:CONTRACTOR TO CALL DIG SAFELY NEW YORK (1-800-962-7962)TO LOCATE BURIED CABLES OR OTHER UNDERGROUND UTILITIES NO LESS THAN TWO OR MORE THAN TEN WORKING DAYS PRIOR TO DIGGING,DRILLING,EXCAVATING,DRIVING LANDSCAPE ARCHITECTS --- — - - POSTS,ETC. 1001 W.Seneca St.,Ste.101 Ithaca,NY 14650 4. CONTRACTOR SHALL KEEP STREET AND EXISTING WALKWAYS CLEAR OF ALL DEBRIS AND 607-277-1400 Fax 607-277-6092 D _ SEDIMENT AND SHALL CLEAN STREET AND WALKWAYS AT THE END OF EACH DAY. — — ' c`` X 5. PROVIDE SILT FENCING AT ALL DOWNHILL SIDES OF WORK AS INDICATED. 6. PROVIDE SEDIMENTATION CONTROLS AT ALL EXISTING DRAINAGE INLETS AFFECTED BY NEW X; CONSTRUCTION. 7. ENCIRCLE ALL STOCKPILES WITH SILT FENCE AND COVER THEM WITH A TARP WITHIN 7 DAYS OF FORMATION. >< -- ~I � 8. EXISTING BIKE RACK AND BENCHES SHALL BE REMOVED COMPLETELY INCLUDING FOOTINGS -- -- LA-1 UNLESS OTHERWISE NOTED ON PLAN. ` W I� 9. BASE MATERIAL IN AREAS TO RECEIVE PAVEMENT TO BE EXCAVATED TO SUB-GRADE ELEVATIONS j �G AS REQUIRED TO ACCOMMODATE BASE COURSE. uX C 10. PROTECT ALL SURFACE AND SUBSURFACE UTILITIES TO REMAIN DURING DEMOLITION WORK. it r Q Q 11. ALL REMOVED/DEMOLISHED MATERIAL SHALL BECOME CONTRACTOR'S PROPERTY AND BE vi cj--) - REMOVED FROM SITE,UNLESS NOTED OTHERWISE. OWNER TO RESERVE RIGHT OF FIRST 1 REFUSAL ON ALL DEMOLISHED MATERIAL. j X X 12. PROTECT EXISTING PAVEMENTS,LANDSCAPE,U SITE FEATURES TO REMAIN.ANY DAMAGED OR IT IS A VIOLATION OF LAW FOR ANY DISTURBED PAVEMENTS,LANDSCAPE OR SITE FEATURES SHOWN TO REMAIN ARE TO BE PERSON, UNLESS ACTING UNDER THE W W REPAIRED/REPLACED IN KIND AT NO COST TO THE OWNER. DIRECTION OF A LICENSED LANDSCAPE ALTER ANY ITEM Q � \\ � � � > � W TOPSOIL O BE STRIPPED AND STOCKPILED T I� 14. PROTECT EXISTING NG TREES TO REMAIN. NOT SORE EQUIPMENT OR MATERIALS WITHIN THE DOCUMENT W H 0 ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO DRIPLINE OF TREES. X X CC AFFIX HIS OR HER SEAL AND THE 15. MINIMIZE IMPACT TO EXISTING,REMAINING LANDSCAPE WHILE EXCAVATING. GREAT CARE IS TO � NOTATION"ALTERED BY"FOLLOWED BY / mvi BE TAKEN TO AVOID DISTURBING ROOTS OF EXISTING TREES. HAND EXCAVATION Il AIR SPADE HIS OR HER SIGNATURE AND A SPECIFIC REQUIRED WHERE EXISTING TREE ROOTS ARE PRESENT. DESCRIPTION OF ALTERATIONS. X 16. DONOR PLAQUES ON BENCHES TO BE REMOVED AND CLEANED FOR REINSTALLATION ON NEW I7 / BENCHES. COPYRIGHT©2015 TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP - C-11 Ln /00 ----- _ / =--- —\ LEGEND BENCHES,BIKE RACKS,AND z ———————— -- -- 1 CONCRETE PADS TO BE REMOVED C �.L.� CONSTRUCTION FENCE \ I \` \\ `� , —'——— INLET PROTECTION \ _ --------------------- ------ SILT FENCE GRANITE CURB -- j TO BE REMOVED --------------- / SAWCUT PAVEMENT �v� 0_ 7 �� / � � � 11 vv �v � � — — � CONTRACT LIMIT LINE SAWCUT PAVEMENT CONTRACT LIMIT / ��_--- �� `� �v vv �` NOTES: 1. WOVEN WIRE FENCE TO BE FASTENED SECURELY TO FENCE POST WITH WIRE TIES OR I I —————_I REMOVE BENCH AND CONCRETE \ STAPLES. PAD(KEEP PLAQUE FOR \\ \\ ` 2. FILTER FABRIC TO BE FASTENED SECURELY TO WOVEN WIRE FENCE WITH TIES SPACED \ 0 II , — _ REMOUNTING SEE NOTE 16) vv �' �v �� EVERY 24"AT TOP AND MID SECTION. I I CD 0 -- — / � v v ,' �� vv 3. WHEN TWO SECTIONS OF FABRIC ADJOIN EACH OTHER,OVERLAP BY 6"AND FOLD. 4. PERFORM MAINTENANCE AS NEEDED AND REMOVE SILT WHEN BULGES DEVELOP IN THE II L j 00 REMOVE BENCH AND CONCRETE A � � vow SILT FENCE. I I I Lu PAD KEEP PLAQUE FOR v I I � � � � / � I ( � 65 � za � �, \ 5. ALL SILT FENCING AND SEDIMENT CONTROLS TO BE IN PLACE BEFORE CONSTRUCTION I I \ REMOUNTING SEE NOTE 16) \ SILT FENCE N I I�� \ �— XN � \\ 1 BEGINS AND MUST REMAIN INTACT UNTIL CONSTRUCTION IS COMPLETE AND NEW LAWN IS C 1 v ` �I \ ° v `� I MORE THAN 50H GROWN IN. Y I 2"HARDWOOD FENCE POST o 8'-0"O.C. WOVEN WIRE FENCE(MIN. 14-112"GAUGE � / 114>Ka �� I �� III `� X // WITH 6"MESH SPACING)WITH FABRIC OVER B FILTER FABRIC:MIRAFI 10OX M ENVIROFENCE OR APPROVED EQUAL W I SILT I I REMOVE GRANITE CURB _ A5 op GRPOE I L101 INLET PROTECTION 1 \\ I / Illgl 11 DIG 6"WIDE o DEEP TRENCH,BURY BOTTOM 12"OF FABRIC,TAMP IN \ICD I UTILITY BOX TO BE ADJUSTED PER GRADING PLAN-SEE L301 REMOVE BENCH AND CONCRETE I PAD(KEEP PLAQUE FOR IIIII ` I REMOUNTING-SEE NOTE 16) REMOVE BIKE RACKS X / �illlll 1 \ �� I I,I�IIII 11 SILT FENCE v. �II �� Scale: 1/2"=V-O" O CONSTRUCTION FENCE vI �' illly II Cf) � v v v / v r II / I � I � v � � III 1 � I co o L� X �� \ ---- O \ /I J ✓ 0 1 \ \ �� / 1 IJI i \ / E �J a �� - y v I vV l/ ��' NOTES: Z -- _ — — 1 / 1. FILTER FABRIC TO BE CUT FROM CONTINUOUS ROLL TO ELIMINATE JOINTS. IF JOINTS ARE N � 0 > > I _ — I 1'IL / NECESSARY,OVERLAP TO EXTEND TO NEXT STAKE. CCS cu FALLS S REET X — _ - y \ i�\ II it III // j 2. SPACE STAKES EVENLY AROUND DRAINAGE STRUCTURE AT MAXIMUM T INTERVALS AND U X IIDRIVE TO MINIMUM 18"DEPTH INTO SOIL. >-. < X X V j — --- I j� / I I \` 3. FILTER FABRIC TO BE SECURELY FASTENED TO LUMBER FRAME AND SHALL BE EMBEDDED A — _ 77 MINIMUM 12"INTO SOIL. �— CONTRACT LIMIT LINE O `v _ _ —�� w �/ I — X ------- cn I _ _ _ _— \ DATE: 02/13/2015 m \ 1 � 1 / I _� �/ � � �__ -'ice �,��j _ �\\�\�� / — _—_,__ —— \ 2X4 LUMBER STAKES AND RAILS o __---- I / �� / � �;Jv�, _'�� //; — %�%-- �1vX %; PROJECT: 13033 o cli \ II I I OVERFLOW WEIR BELOW ADJOINING GRADE AS CDHRAEWCKNE BDY: : JPLJFT ARM NECESSARY TO PREVENT — / BYPASS OF RUNOFF TO NEXT DOWNSTREAM STRUCTURE V � / l I [� ii� I FILTER FABRIC in MANIHOGE INLET OR STORM DEMO PLAN CD cu cu L ' CD ' X W X �� // \�\ fi - --_ �� v C/ / 0 10' 20' X w II / / �`v �j-=-- �'��I �'� �X� i `v INLET PROTECTION / CD / .�� A5 Scale: 1/2"=V-0" L 0 °' 1 2 3 4 5 TROWBRIDGE GENERAL SHEET NOTES - LAYOUT WOLF MICHAELS 1. VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK.REPORT DISCREPANCIES TO LANDSCAPE ARCHITECT FOR INSTRUCTION BEFORE PROCEEDING.DO NOT SCALE FROM DRAWINGS. 2. WALKS,STONE DUST AREAS,RAILINGS,AND GATE TO BE LAID OUT IN THE FIELD BY A . LICENSED SURVEYOR. "i 3. SEE GRADING PLANS FOR SPOT ELEVATIONS AT SITE FEATURES INCLUDING CORNERS OF — PAVEMENTS AND RAILING POST. LANDSCAPE ARCHITECTS 4. THERE IS NO GUARANTEE THAT ALL EXISTING UNDERGROUND OR OVERHEAD UTILITIES, WHETHER FUNCTIONAL OR ABANDONED WITHIN THE PROJECT AREA ARE SHOWN ON THE 1001 W.Seneca St.,Ste.101 Ithaca,NY 14850 PLANS. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL UTILITIES 607-277-1400 Fax 607-277-6092 D BEFORE STARTING WORK AND SHALL BE RESPONSIBLE FOR ALL DAMAGE RESULTING FROM THE WORK AS SHOWN ON THE DRAWINGS. 5. CONTRACTOR TO PROVIDE TEMPORARY TRAFFIC SIGNS WHERE NECESSARY,CONSISTENT WITH ALL RELEVANT BUILDING CODES. 6. INSTALL EXPANSION JOINTS EVERY 30'IN CONCRETE AS NOTED ON PLANS AND IN AREAS WHERE CONCRETE ABUTS CURBS AND OTHER FIXED OBJECTS. 7. ANY DAMAGED OR DISTURBED PAVEMENTS,LANDSCAPE OR SITE FEATURES SHOWN TO REMAIN ARE TO BE REPAIRED/REPLACED IN KIND AT NO COST TO THE OWNER. IT IS A VIOLATION OF LAW FOR ANY A2 PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE L501 GRANITE COLU ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE LEGEND NOTATION"ALTERED BY"FOLLOWED BY HIS OR HER SIGNATURE AND A SPECIFIC a �\ A2 GRANITE COLU DESCRIPTION OF ALTERATIONS. ° � L501 � �\ �_ � CONCRETE PAVEMENT COPYRIGHT©2015 4.75' a Cl TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP e \ L501 BENCH WITH CONCRETE PAD(BENCH IS ADD ALTERNATE) I a ° A4 STONE DUST PAVING ' a d L501 STONE DUST PAVING WITH BLUESTONE EDGING so. L501 GRANITE COLUMN #1 CRUSHED STONE PAVING I ° 7000 A2 B4, ADA DETECTABLE WARNING PLATES z L501 GUARDRAIL L501 GRANITE COLUMN C A5 �p6 < CONTRACT LIMIT LINE A5 CONTRACT LIMIT LINE CONCRETE PAVEMENT L501 ° 20� L501 CONCRETE PAVEMENT ago A4 L501 STONE DUST PAVING WITH BLUESTONE EDGING Cl— a BENCH WITH CONCRETE PAD(BENCH IS ADD ALTERNATE 0/-5.00' a, L501 (MATCH ° a W WIDTH) a A2 d ° a — ° L501 a GRANITE COLUMN o-0 o ui a �� a 00, �Cn I N 4 DSO h� rn ° soo, � z ?S15� ° a UTILITY BOX COVER TO BE REPLACED B4 WITH AN ADA COMPATIBLE COVER GUARDRAIL L501 A4 #1 CRUSHED STONE PAVING L501 a° METAL EDGING ' h A4 L501 STONE DUST PAVING WITH METAL EDGING POTENTIAL INTERPRETIVE PANEL C ° (NOT IN CONTRACT) CROSSWALK STRIPING °(NOT IN CONCTRACT) o A3 0 ACCESSIBLE CURB RAMP L501 ( ° 14 I Al A2 GRANITE COLUMN B L501 BENCH BIKE RACKS W/CONCRETE PAD L501 O C1 B1 BENCH WITH CONCRETE PAD COO� L501 GTE o a (BENCH IS ADD ALTERNATE) L501 400 a —a , FALLS STREET A2 o ° L501 GRANITE COLUMN 2.00' CONTRACT LIMIT LINE L501 BARRIER RAIL 6.00' - -- 107.75' CU O co CD 2!! �J 7 p CCS Cu U � w Q DATE: 02/13/2015 Co o PROJECT: 13033 M N DRAWN BY: JLF A CHECKED: PJT/ARM 0 U a� CD LAYOUT PLAN Y Cu J Cu U co L O 0 10, 20' _T U Lu L201 1 2 3 4 5 TROWBRIDGE --- GENERAL SHEET NOTES - GRADING WOLF MICHAELS 1. 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. 2. GRADING AROUND EXISTING TREES TO BE MINIMIZED. 3. MINIMIZE IMPACT TO EXISTING,REMAINING LANDSCAPE WHILE EXCAVATING. GREAT CARE - \ IS TO BE TAKEN TO AVOID DISTURBING ROOTS OF EXISTING TREES. HAND EXCAVATION LANDSCAPE ARCHITECTS AND/OR EXCAVATION WITH AN AIR SPADE WILL BE REQUIRED WHERE EXISTING TREE ROOTS ARE PRESENT. 1001 W.Seneca St.,Ste.101 Ithaca,NY 14850 4. ALL EXISTING UTILITY COVERS AND GRATES WITHIN THE AREA OF DISTURBANCE ARE TO BE 607-277-1400 Fax 607-277-6092 D ADJUSTED TO MEET GRADES. 5. THE CONTRACTOR SHALL FIELD VERIFY EXISTING TOPOGRAPHY PRIOR TO \ COMMENCEMENT OF EARTHWORK OPERATIONS. ANY DISCREPANCIES WHICH WILL AFFECT / \ THE WORK REQUIRED AS PART OF THE CONTRACT DOCUMENTS SHALL BE IMMEDIATELY REPORTED TO THE LANDSCAPE ARCHITECT. 6. DO NOT PROCEED WITH ANY GRADING ACTIVITIES UNTIL ALL EROSION CONTROL MEASURES j ARE IN PLACE. REFER TO SHEET L101 FOR LOCATIONS. _ i \ IT IS A VIOLATION OF LAW FOR ANY � PERSON, UNLESS ACTING UNDER THE �- DIRECTION OF A LICENSED LANDSCAPE -----_ _- --- ARCHITECT TO ALTER ANY ITEM ON THIS - / DOCUMENT WHO ALTERS THIS MATCH EXISTING __ MATCH EXISTING - OI-409.32 � / I\ DOCUMENT IS REQUIRED BY LAW TO U/-409.20 \ // AFFIX HIS OR HER SEAL AND THE MATCH EXISTING LEGEND NOTATION"ALTERED BY"FOLLOWED BY ` HIS OR HER SIGNATURE AND A SPECIFIC / 0/-409.25 ----__ - DESCRIPTION OF ALTERATIONS. EXISTING CONTOUR COPYRIGHT©2015 MAJOR CONTOUR TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP ------------------- ------ I / 407.90 - � - _ __----_ ------- _, CONTOUR / EL 802.07 408.15 �� ` \ / ' ,---- SPOT ELEVATION I / MATCH EXISTING 407.90 - o/-408.90 TC911.60 C� vv X B C911.17 EXISTING SPOT ELEVATION C 408.90 v � CONTRACT LIMIT \ LINE v \v A `v \ v \ 408.15 -_ I \ I II II I _�_ _� � II TIC TOP OF CURB I I MATCH EXISTING 50 ��\ ' \ \ \ BC BOTTOM OF CURB 408. U/-408.80 I II 407.75 - - ,� vv vv vv �// yv � CONTRACT LIMIT LINE \ / 405.30 v v v I I vv � 1 I v spt v v � I v W MATCH EXISTING o/ 5.00 ' �� v j \\ D/-408.90 MqX co \ MAXI v 405.70 405.20 v , I U) I j II A LLJ o I p v V / MATCH EXISTING / v 0/-408.80 MATCH EXISTING I 0/-409.12 `� vv hl I I I 405.40 MATCH EXISTING MATCH EXISTING +/-409.10 v 405.63 v TIC]/-409.40 I / � � I \� \ / / ADJUST UTILITY BOX FRAME TO MATCH GRADE \ BCC/-408.60 \ 405.73 III v II MATCH EXISTING MATCH EXISTING A\ // �Ij�I I v o/-408.62 0/-409.30 v I MATCH EXISTING o/-408.680/1 �II�III vv vv 10 MATCH EXISTING v vv � TC U/-409.20 v 0 408.95 Co / / v BCO/-408.70 v d `. vv S.pO �v // i IIIIII �� --- I r \ MATCH EXISTING 406.43 / I U/-409.18 408.95 -v 406.68 / I MATCH EXISTING B I +/-409.50 - I II Iv A 409.10 406.80 v `v / 0/-403.50 ! III v /I 1 7v v / // MATCH EXISTING'' MATCH EXISTING - --- v vv 0/-403.50 FALLS STREET I j 409.10 F- - 1 II V \ I I � ------- CONTRACT LIMIT LINE --- I I MATCH EXISTINGCof) CIO C-) co CD 2!! 0 (10 Cu w \\ \� �� -- ----- V Q DATE: 02/13/2015 Co Cl) CD / / v v PROJECT: 13033 DRAWN BY: JLF A CHECKED: PJT/ARM / i GRADING PLAN Cu Cu co Y f / 0 10' 20' w / 1 // L301 1 2 3 4 5 TROWBRIDGE GENERAL SHEET NOTES - PLANTING WOLF MICHAELS 1. TOPSOIL MUST BE SCREENED AND AMENDED TO MEET PROJECT SPECIFICATIONS. SEE WRITTEN SPECIFICATIONS FOR REQUIREMENTS OF VARIOUS SOIL MIXES. 2. ALL PLANTING BEDS TO BE PREPARED AS SPECIFIED:SHRUB BEDS TO BE PREPARED IN THEIR ENTIRETY WITH 24"OF PLANTING SOIL MIX. LAWN AREAS TO BE PREPARED WITH 4" . OF TOPSOIL PER SPECIFICATIONS. 3. AFTER BEDS ARE PREPARED,THE LANDSCAPE CONTRACTOR IS TO LOCATE SHRUBS AND — TREE AS SHOWN ON PLANS. SHRUB AND TREE LOCATIONS ARE TO BE APPROVED BY LANDSCAPE ARCHITECTS LANDSCAPE ARCHITECT BEFORE THEY ARE PLANTED. 4. ALL DISTURBED AREAS THAT ARE NOT SHOWN AS PAVED OR PLANTED BED ARE TO BE 1001 W.Seneca St.,Ste.101 Ithaca,NY 14850 SEEDED AS LAWN. PREPARE LAWN AS PER SPECIFICATIONS AND DETAILS,UNLESS 607-277-1400 Fax 607-277-6092 D OTHERWISE INDICATED. 5. ALL 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. IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION"ALTERED BY"FOLLOWED BY LEGEND HIS OR HER SIGNATURE AND A SPECIFIC DESCRIPTION OF ALTERATIONS. COPYRIGHT©2015 CSC —��—_— TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP 5 I ` + TREE + + BED C I + + + + + EDGE + + + + CONTRACT LIMIT C1N O SHRUBS PERENNIALS w MIT LINE 0 0 + + + + + + + + + + + + + + + + + + _ + + + + + + + + + + + --- + + + + + + + + + + + + + + TURF SOIL SEED MIX + + + + + + + + + + + + + + + + + + + + + + + W I + + + + + + w + + + + + + + + + + + z + + + + + + + + + + + + + U) + + + + + + + + w + + + + + + + + + + + + + + + + + + Q + + + + + + + + + + + + + + + + + + + + + p 0 0 p p p p LOW MOW SEED MIX J I + + + + + + + + + + + + + + + + + + 00000000 + + + + + + + + + + + + + + + + + + + ' 00000000 + + + + + + + + + + + + + + + + + + + + + + + + ' + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + CONTRACT LIMIT LINE + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ❑ + + + + + + + + + + + + + + + + + + + + + + + + + + SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE ROOT COMMENTS + + + + + + + + + + + + + + + + + + + + + + + + + + TREES Q + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + CCN 1 Cercio Cad adeo U io 'Northlao d Straiu' Eat ten] Redbd d 6-8' Bo B Full CSC + + + + + + + �N I- + + + SHRUBS 7 BED EDGE + + + + + 0 O + + + + + CSC 12 Coro 0 t t ericea'Cardio al' RedoC ier Dogwood #5 Coo t FU II,Male O �— 000000000000 O 0000000 :� + + + + + O O O O O O O O O O O 0 ` J O O O O O O O O O O O `� + O O O O O O O O O O O O O 0 + + O O O O O O O O O O O O O O O O O 0 — B O O O O O + + O 0000000000000000000000000000000 0 0 0 0 0 0000000000000000 0 0 0 0 0 + + 0000000000000000000000000000000000000000000o 000000000000000000 0p0p0p0p0p00000000000 0000000000 00000 O O O O O O O 000 0 O O O O O O O O FALLS STREET I _ 0000000000000000 p0 0,0000000 0 ' 00 ._ 0�0�0�0�0�0�0 0 0 0 — - - - - - - - - - - - CONTRACT LIMIT LINE U O co N CD N p Ca c6 C ) w Q DATE: 02/13/2015 ca o PROJECT: 13033 M N DRAWN BY: JLF A CHECKED: PJT/ARM 0 U a� CD PLANTING PLAN Y c6 J c6 U co L O 0 10, 20' _T U LU L401 °' 1 2 3 4 5 NOTES: 1. PLANT AT SAME DEPTH AS PREVIOUSLY TROWBRIDGE PLANTED IN NURSERY OR CONTAINER • LF 2. PROVIDE COMPACTED BASE UNDER ROOT BALL ONLY TO PREVENT SETTLING MICHAELS 3. ENTIRE BED TO BE EXCAVATED AND t BACKFILLED WITH PLANTING MIX PRUNE AND REMOVE DEAD AND BROKEN - BRANCHES LANDSCAPE ARCHITECTS z 1001 W.Seneca St.,Ste.101 Ithaca,NY 14850 Q 607-277-1400 Fax 607-277-6092 D PLANT SHALL BE SET AT OR SLIGHTLY ABOVE THE ESTABLISHED FINISH GRADE _ NOTES: KEEP MULCH AWAY FROM TRUNK AND TRUNK o UNTIE AND ROLL BACK BURLAP FROM MIN. 1/3 1. BENCH TO BE USED IS MLB1200 by MAGLIN z SITE FURNITURE PH:800.716.5506 FLARE a OF ROOT BALL.SYNTHETIC WRAP IS 2. WOOD SEAT AND BACK TO BE FIE. o UNACCEPTABLE.CUT WIRE BASKETS AND REMOVE. 3. COLOR TBD. 4"SPECIFIED SHREDDED BARK MULCH Lu Lu 4. OPTIONS:ARMS BOTH SIDES U' 5. LEVEL BENCH USING SHIMS AS NEEDED. 6. DONOR SIGN FROM"KIWANIS CLUB OF / UNTIE AND ROLL BACK BURLAP FROM 113 MIN. - SHREDDED BARK MULCH,EXTENT OF ITHACA"TO BE TRANSFERED FROM OF ROOT BALL.SYNTHETIC WRAP IS BEDLINE,INCLUDE IN PLANTING ITEMS: EXISTING PARK BENCHES TO NEW / UNACCEPTABLE.CUT AND REMOVE • 4"(1001 FOR SHRUBS BENCHES. PLACEMENT ON BENCHES TBD / EVERYTHING EXCEPT BURLAP. • 3"(751 FOR PERENNIALS AND BULBS IIT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE SPADED BED EDGE DIRECTION OF A LICENSED LANDSCAPE IPEV SPADE EDGE OF MULCH PERIMETER ARCHITECT TO ALTER ANY ITEM ON THIS ANCHOR BENCH TO CONCRETE PAD DOCUMENT WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO WITH 6"LS.S.HARDWARE ORAS - SPECIFIED PLANTING MIX AFFIX HIS OR HER SEAL AND THE DIRECTED BY MANUFACTURER / SPECIFIED PLANTING MIX NOTATION"ALTERED BY"FOLLOWED BY HIS OR HER SIGNATURE AND A SPECIFIC SCARIFY SIDES AND BOTTOM OF TREE PIT TO DESCRIPTION OF ALTERATIONS. PREVENT GLAZING OF SUBGRADE.SET TREE CONCRETE PAD;SEE DETAIL A5/1-501 DIRECTLY ON FIRMLY PACKED SUBGRADE TO COMPACTED BASE COPYRIGHT©2015 PREVENT SETTLING. TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP DoQ�QoQ�QoQ MAGLIN / ��/ �� / O�O�O�OU'�C�� IMAGE:MAGLIN MLB1200 BENCH 3X WIDTH OF ROOT BALL(7'MIN.) C� BENCH WITH CONCRETE PAD BENCH IS ADD ALTERNATE C3 TREE PLANTING C4 SHRUB PLANTING z CScale:1/2"=V-0" Scale: 1/2"=l'-O" Scale: 1/2"=V-0" NOTES: NOTES: NOTES: ALL RAILINGS AND POSTS TO BE STAINLESS STEEL. 1. ALL RAILINGS,POSTS,AND WIRE MESH TO BE STAINLESS STEEL. 1. 1. ALL RAILINGS,POSTS,AND WIRE MESH TO BE STAINLESS STEEL 2. FINISH SHALL BE BEAD BLAST TO MATCH GUARDRAIL. 2. FINISH SHALL BE BEAD BLAST TO MATCH GUARDRAIL. 2 _____ � 2. FINISH SHALL BE BEAD BLAST i I GRANITE COLUMN 3. ALL DIMENSIONS ARE TO BE FIELD VERIFIED ONCE GRANITE COLUMNS HAVE BEEN INSTALLED. 3. ALL DIMENSIONS ARE TO BE FIELD VERIFIED ONCE GRANITE COLUMNS HAVE 3 3. ALL DIMENSIONS ARE TO BE FIELD VERIFIED ONCE GRANITE COLUMNS HAVE BEEN INSTALLED. BEEN INSTALLED. n 4. REFER TO DETAIL A2/L501 FOR INTERFACE WITH GRANITE COLUMNS. 4. REFER TO DETAIL A2/L501 FOR INTERFACE WITH GRANITE COLUMNS. �I 2�i\�� SS SLEEVES FOR CANE BOLTS 5. PROVIDE EXPANSION JOINTS AT APPROXIMATELY EVERY 18'. 4. REFER E DETAIL ON JO1 FOR INTERFACE WITH GRANITE COLUMNS. 5. PROVIDE SHOP DRAWINGS SHOWING ALL TYPICAL GATE COMPONENTS AND I i (3)LOCATIONS EACH SIDE: 6. PROVIDE SHOP DRAWINGS SHOWING ALL TYPICAL RAIL COMPONENTS AND LOCATIONS OF EXPANSION 5. PROVIDE EXPANSION JOINTS AT APPROXIMATELY EVERY 18' 6. PROVIDE SHOP DRAWINGS SHOWING ALL TYPICAL RAIL COMPONENTS AND LOCATIONS OF EXPANSION JOINTS AND FIELD WELDS PRIOR TO LOCATIONS OF FIELD WELDS PRIOR TO FABRICATION. j �� 1 1.OPEN JOINTS AND FIELD WELDS PRIOR TO FABRICATION. FABRICATION. 6. METAL FABRICATOR TO INSTALL GATE. ' 2.PARTIALLY OPEN 7. METAL FABRICATOR TO INSTALL ALL BARRIER RAILS. 7. METAL FABRICATOR INSTALL ALL GUARDRAILS. PLAN 16- 3.CLOSED 8. BARRIER RAILS TO BE STEPPED WITH SLOPING GRADES.REFER TO GRADING PLAN L301 FOR GRADES 8. GUARDRAILS TO BE STEPPED EPPED WITH SLOPING GRADES.REFER TO GRADING PLAN L301 FOR GRADES N.T.S. 1y4"ID STAINLESS STEEL PIPE 1�"ID STAINLESS STEEL PIPE 4" 5'-0" / 4 GRANITE COLUMN 1OST 1 ID STAINLESS STEEL PIPE VARIES,SEE SHEET L201 TENSION CABLE �� Nl ol VARIES,SEE SHEET L201 (6'-0"MAX.) � (6'-0"MAX.) , Q %"0 PICKET M 1�"ID STAINLESS ST L PIP � %6"X 3"X 3"S.S. U WELDED WIRE MESH Y4"0 PICKET o B 3000 PSI ° 3000 PSI a a 12"O 3000 PSI a 12"O 3000 PSI /6"X 3"X 3"S.S. °a '?� 12"O 3000 PSI � 12"O 3000 PSI WELDED WIRE MESH CONCRETE FOOTING CONCRETE CONCRETE FOOTING CONCRETE FOOTING CONCRETE FOOTING CONCRETE FOOTING FOOTING ° CO I I CO ° CO a a ° CO O CDM O M ° ° ° O M d ° COMPACTED SUBBASE ° ° ° � SECTION COMPACTED SUBBASE SECTION °� ° COMPACTED SUBBASE ° ° ° SECTION 1 6" 1 0-' 1 0 131 GATE BARRIER RAIL B4 GUARDRAIL 0 Scale: 1/2"=l'-0" Scale: 1/2"=l'-O" Scale: 1/2"=1'-O" GUARDRAIL,BARRIER RAIL,OR NOTES: NOTE: NOTES: V GATE(SEE L201 FOR LOCATIONS) 1. SEE LAYOUT PLAN FOR LOCATION AND DIMENSION OF CURB RAMPS 1.PATTERN BLUESTONE IRREGULAR EDGE 1. 2"MINIMUM CONCRETE COVERAGE ON MESH AND TIES Cz -C- z N 4 2. GRADE CHANGES TO BE SMOOTH AND EVENLY PITCHED. 2.DIMENSIONS:4"x4"MINIMUM,4"W'MAXIMUM .�.� - 2'-0"SQR. 3.PROVIDE A RANGE OF SIZES.2 'TYP. 4.SAWCUT STONE AT PATH EDGES WHERE NECESSARY TO ACHIEVE A SMOOTH,LINEAR EDGE. O (6_ Cu6'TYP. 6'TYP. 5.METAL EDGING TO BE BLACK COLMET STEEL EDGING OR APPROVED EQUAL V 0 2 TYP. 6.REFER TO LAYOUT PLAN L201 FOR LOCATIONS OF STONE DUST AND CRUSHED STONE (� 24"X 24"GRANITE BOLLARD ° �. WITH ROCKED SAWN AND �" w 12 1/8"WMETAL EDGING co DERO'HOOP RACK'HD THERMALED TOP,SPLIT FACE ° ° ° ° 01 STAINLESS STEEL BIKE RACK SIDES W y W y W W y o o�o�o0 1 2"BLUESTONE EDGING WIDTH AS SHOWN ON PLAN w (IRREGULAR EDGE) DATE: 02/13/2015 co ° 1 0 4 1"SAND SETTING BED CONCRETE WALK SURFACE MOUNT TO CONCRETE BASE 4 CROSS SLOPE AS SHOWN PROJECT: 13033 N PAD WITH STAINLESS STEEL ISOMETRIC VIEW LIMESTONE DUST PAVING ON GRADING PLAN 6 X 6 X W2.9 X W 2.9 WELDED WIRE MESH, FASTENERS ° N.T.S. DETECTABLE WARNINGS SEE SPECS. r, OR a a 4 FLAT SHEETS SET ON CHAIRS DRAWN BY: JLF A ° #1 ANGULAR CRUSHED `" r A------------- - - - - - - a -° CHECKED: PJT/ARM 0 ° STONE(1/8"T01/2"DIA.) COMPACTED SUBBASE o BACKFILL na o 0 0 0 0 0 0 0 0 U80 4 Q a o CONCRETE PAD:SEE DETAIL A5/L501 ° a 0 o ADJACENT CONCRETE FOOTER o LAW ° a N a Q Q LAWN o 0 - a Z]° =,0-0,10-.., °0° o o COMPACTED SUBGRADE a 3000 PSI CONCRETE BACKING a 00000000 SITE DETAILS 1:4 000000000MPACTED SUBBASE 000 00000J �f � �f c��`lcSi lci>c cSi lci>c�i>J�7,i-'#_ _, ° a 0 °Ll 92"° COMPACTED SUBBASE SEPARATION FABRIC - - - 6'-0"TYP 6'-0"TYP 6'-0" :1 PLAN Nil - COMPACTED SUBGRADE A� BIKE RACK ON PAD DETAIL A2 GRANITE COLUMN A3 ADA CURB RAMP A4 STONE DUST OR CRUSHED STONE WITH BLUESTONE EDGING A5 MEDIUM DUTY CONCRETE WALK DETAIL L501 Scale: 1/2"=1'0" Scale: 1/2"=1'0" Scale: 1/4"=1'0" Scale: 1"=1'-0" Scale: 1"=1'-0" 1 2 3 4 5 PROPOSED RESOLUTION Lake Street Bridge Rehabilitation Declaration of Lead Agency Site Plan Review/Recreational River Permit Lake Street at Fall Creek City of Ithaca Planning&Development Board February 24,2015 WHEREAS: an application for Site Plan Approval and a Fall Creek Recreational River Permit has been submitted to the City of Ithaca Planning and Development Board by the City of Ithaca, and WHEREAS: the proposed project involves rehabilitation of the Lake Street Bridge. The existing bridge, built in 1966, is a steel beam and concrete deck superstructure supported on reinforced concrete abutments. The bridge's concrete deck slab deterioration has progressed to the point of necessary repair and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced concrete abutments. The bridge is also currently on the Federal Scour Critical Bridges list due to the uncertainty of whether the substructures are either pile-supported or founded on bedrock. To remove the bridge from the Federal list, this project proposes to install steel-sheet piling and heavy-stone fill scour protection at the substructures as scour mitigation measures. The proposed rehabilitation also involves concrete deck slab replacement and substructure repairs. The project requires site plan approval, a Recreational River Permit, as well as permits from NYSDEC and the U.S. Army Corps of Engineers, The project has received approval from the Board of Public Works and Common Council, and WHEREAS: this project was previously determined to be "replacement-in-kind" which is considered a Type 11 Action not requiring environmental review. Upon further review, it has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (h) [2], [3], and (m), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review. WHEREAS: it has been requested that the New York State Department of Transportation (DOT), the NYS Department of Environmental Conservation(DEC) the City of Ithaca Board of Public Works, and, Common Council, all potentially involved agencies, consent to the City of Ithaca Planning and Development Board's being Lead Agency for this project, and WHEREAS: the NYSDOT,NYSDEC, the City of Ithaca Board of Public Works, and the City of Ithaca Common Council, have consented to the City of Ithaca Planning and Development Board's being Lead Agency for this project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the Lake Street Bridge Rehabilitation. Moved by: Seconded by: In favor: Against: 0 Abstain: 0 Absent: 0 Vacancies: 1 City of ithaoa FuH EvMrronmenW „ssessrrnent Form (FrAF) Part 2 o Project impacts ProDect Navneo RehaWlitation of Lake St ffi idge Over FaH Creek To replace Page 11 of Part 2 dated 2/3/15 See Impacts to Character of Community Small-to- Poter Uai Can lmpact Be Moderate Lar e Pe©uced by Impact l m palc( i ProjectChange? lM PAC T ON GROWTH AND GHARACTER OF COMMUN l Y OR NElGHBORHOOD Qoor�to� Other impacts (if any)- Bridge deck and ftansKion mailings as proposed e give the prro�ect a look and feel of being designed strdetly forr cars. See Part 3 ❑ ® © Yes ❑ �Ao 19. k theme pr bft controversy concerrn ng the proposed action? ❑ Yes ❑ fro Z Unknown lu any arbor hA 'mart 2 is Wentitiedl as a potential Darrcge knpaot, or K you cannot determ ne the hinagnKu©9e of irnpac , proceed to Part 3 11 of 11 2/17/2015 To replace Page 8 of Part 3 dated 213115 See Impacts to Character of Community Cleanup Objective. The source of the SVOC is unknown. The extent of this contaminant cannot be determined without further sediment investigation. However it is assumed that SVOC contamination is present in area of impact adjacent to the North Abutment. Poly-chlorinated Biphenyls (PCBs) and Chlorinated Pesticides The pesticides 4,4-DDD and 4,4-DDT were detected in both sediment samples in levels that exceed the Unrestricted Use Soil Cleanup Objective. Additionally, PCB-1254, and the pesticides 4,4-DDE and Dieldrin were detected in the sample taken near the south abutment that exceed the Unrestricted Use Soil Cleanup Objective.The source of PCB and Chlorinated Pesticides is unknown. The extent of these contaminants cannot be determined without further sediment investigation; however it is assumed that the sediment within the area of impact is contaminated with the identified contaminants. The sediment in the sampling location is considered contaminated, but non-hazardous. This sediment cannot be reused at the site; however it can be disposed of at most municipal landfills. It should be noted that a landfill may have screening requirements for soils that are disposed within their facility The Design Report recommends that a specification should be added to the construction documents for segregating,temporary staging, sampling and disposal of contaminated sediment.Analysis of the removed sediments should be completed as per the requirements of the selected landfill. A special note should be added to the plans identifying the location where the contaminated sediment may be encountered and where excavated sediment can be temporarily stored prior to disposal. The quantity of contaminated sediment removed from the site should be limited to that which is required for project construction. Construction of the temporary access road is not expected to disturb other potentially contaminated soils on the site that were not included in the sampling. The road will be constructed above grade with a heavy stone fill atop geotextile—see drawing ST-XX dated January 2015; Typical Section Through Temporary Construction Access Road. IMPACT ON GROWTH AND CHARACTER OF COMMUMITY OR NIEGHBOORHOOD The Lead Agency feels that the bridge deck and transition railings- as proposed —give the project a look and feel of a highway setting. This is a major pedestrian and bike route in an urbanized area and should read more like an urban multimodal environment. The Lead Agency has requested that the applicant investigate design options that would retain the required safety features while providing a more welcoming and aesthetically pleasing environment. These include the following: • Insuring that the proposed lighting meets Dark Sky guidelines • Modification of the top deck railing to incorporate a design feature (e.g molding, ornamentation, etc) • Painting of all rails the same color • Creating four distinct corners to the bridge — by — for example- moving lighting and bases closer the corners • Visually detaching the transitional railing for the deck railing by changing materials and design. Prepared by: Lisa Nicholas,AICP,Senior Planner 2/17/2015 Page 8 of 8 i I I CITY OF IT CA 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 tieDEPARTMENT OF PLANNING AND DEVELOP NT • JOANN CORNISH,DIRECTOR OF PLANNING&DEVELOPMENT ® PHYLLISA A.DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT -moo Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559 Email: planning@cityofithaca.org Email: iura@cityofitliaca.org Fax: 607-274-6558 Fax: 607-274-6558 MEMO TO: Planning&Development Board From: Lisa Nicholas,Senior Planner ®ate: February 18,.2015 R : Recreational River Permit Application Review Criteria i I Criteria for deeming an application complete: I The application must contain the following: 1. A detailed description of the regulated activity 2. A map of an appropriate scale showing the project location and the boundary of the river area 3. A statement addressing the feasible alternatives which do not affect the river resource values or i on a site that is not regulated F 4. A statement identifying the owner of the property S. A description of the planned use of the subject property once the proposed regulated activity is complete k 4 6. A clearly labeled photograph of the site k 7. Any other supplemental information that is deemed necessary for the review of the application i Criteria for issuing a permit: E E The Planning Board must find that: 1. The proposed activity is consistent with the purpose and policies of the Wild,Scenic, and I Recreational River Act and the regulations . The Fall Creel< Recreational River resource will be protected and the proposed activity will not have an adverse environmental impact 3. No reasonable alternative exists for modifying or locating the proposed activity outside the I designated area i i RECREATIONAL RIVER PERMIT Lake Street Bridge—Estimated Schedule ACTION PROJECTED Application Submitted to Planning Board February 24,2015 Environmental Review complete February 24,2015 Planning Board deems application complete Sets PH February 24,2015 Notice of Completion to Applicant February 25,2015 Notice to City& Interested Parties February 25,2015 ENB Publication March 4,2015 Public Comment Period Mar.4—Mar. 19,2015 Advertising of PH March 20, 2015 Public Hearing March 24, 2016 Final Decision March 24, 2015 "An Equal Opportunity Employer with a2commitment to workforce diversification." PROPOSED RESOLUTION Regarding Completeness Recreational River Permit Lake Street Bridge Rehabilitation at Fall Creek City of Ithaca Planning&Development Board February 24,2015 WHEREAS: an application for a Fall Creek Recreational River Permit has been submitted to the City of Ithaca Planning and Development Board by the City of Ithaca, and WHEREAS:the permit is required due to the project being entirely within the designated Recreational River Area, and WHEREAS: the City of Ithaca Planning and Development Board is acting as a delegate for the New York State Department of Environmental Conservation, pursuant to Title 27,15-2714.3hh of the State of New York Environmental Conservation Law, and WHEREAS: the proposed project involves rehabilitation of the Lake Street Bridge. The existing bridge,built in 1966, is a steel beam and concrete deck superstructure supported on reinforced concrete abutments. The bridge's concrete deck slab deterioration has progressed to the point of necessary repair and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced concrete abutments. The bridge is also currently on the Federal Scour Critical Bridges list due to the uncertainty of whether the substructures are either pile-supported or founded on bedrock. To remove the bridge from the Federal list, this project proposes to install steel-sheet piling and heavy-stone fill scour protection at the substructures as scour mitigation measures. The proposed rehabilitation also involves concrete deck slab replacement and substructure repairs. The project requires site plan approval, a Recreational River Permit, as well as permits from NYSDEC and the U.S. Army Corps of Engineers., and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (h) [2], [3], and (m), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on February 24,2015 make a Negative Determination of Environmental Significance for the project, and WHEREAS: the Planning Board has reviewed the application for completeness and has, with assistance of City staff, found the application to be complete in accordance with the requirements of 621.4(d),now, therefore, be it RESOLVED:that the City of Ithaca Planning and Development Board hereby finds that the Recreational River Permit application for the rehabilitation of the Lake Street Bridge is complete,and be it further RESOLVED: that a Public Hearing on the application will be held by the Planning and Development Board at 6:00 p.m. on Tuesday,March 24, 2015, and be itfurther RESOLVED: that the City of Ithaca Planning and Development Board hereby directs City of Ithaca Planning staff to take those steps, including filing a Notice of Completeness of the application in the Environmental Notice Bulletin and distributing the application to all involved agencies and the public, as may be necessary or appropriate to commence public review of the project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Lake Street Bridge Rehabilitation CEQR—Negative Declaration Site Plan Review/Recreational River Permit Lake Street at Fall Creek City of Ithaca Planning&Development Board February 24,2015 WHEREAS: an application for Site Plan Approval and a Fall Creek Recreational River Permit has been submitted to the City of Ithaca Planning and Development Board by the City of Ithaca, and WHEREAS: the proposed project involves rehabilitation of the Lake Street Bridge. The existing bridge, built in 1966, is a steel beam and concrete deck superstructure supported on reinforced concrete abutments. The bridge's concrete deck slab deterioration has progressed to the point of necessary repair and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced concrete abutments. The bridge is also currently on the Federal Scour Critical Bridges list due to the uncertainty of whether the substructures are either pile-supported or founded on bedrock. To remove the bridge from the Federal list, this project proposes to install steel-sheet piling and heavy-stone fill scour protection at the substructures as scour mitigation measures. The proposed rehabilitation also involves concrete deck slab replacement and substructure repairs. The project requires site plan approval, a Recreational River Permit, as well as permits from NYSDEC and the U.S. Army Corps of Engineers,The project has received approval from the Board of Public Works and Common Council, and WHEREAS: this project was previously determined to be "replacement-in-kind" which is considered a Type II Action not requiring environmental review. Upon further review, it has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (h) [2], [3], and (m), and the State Environmental Quality Review Act, §617.4(11), and is subject to environmental review, and WHEREAS: the NYSDOT, NYSDEC, the City of Ithaca Board of Public Works, and the City of Ithaca Common Council, have consented to the City of Ithaca Planning and Development Board being Lead Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board did on February 24, 2015 declare itself Lead Agency for the environmental review of the Lake Street Bridge Rehabilitation project, and WHEREAS: the City of Ithaca Conservation Advisory Council(CAC) and other interested agencies have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on February 24, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning Staff; plans entitled "Preliminary Plan and Elevation (P-1)," dated 12/2014, "Under Bridge Access Plan" and "Erosion and Sediment Control Details," dated 1/2015, "General Plan and Elevation," "Bridge Railing Layout," "Begin Right Wing Repair Details," "Permanent Sheet Pile Layout Plan and Details," "Light Pilaster and Fascia Details,"and"Bridge Railing Details,"dated 2/2015; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that, with the provisions described in the FEAF, Part 3, the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In favor: Against: 0 Abstain: 0 Absent: 0 Vacancies: 1 PROPOSED RESOLUTION Subdivision Final Subdivision Approval 128 W. Falls St. City of Ithaca Tax Parcel #13.-2-20 City of Ithaca Planning and Development Board February 24,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a subdivision of City of Ithaca Tax Parcel#11-2-20, located at 128 West Falls Street, by Ron Ronsvalle, applicant and owner, and WHEREAS: the applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre)parcel into three: Parcel I will measure 3,686.9 SF with 37.5' of frontage and will contain a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes seven off-street parking spaces, one driveway, sidewalks/walkways, and landscaping,and WHEREAS: the project received Area Variances for an existing front-yard deficiency, as well as new front- and rear- yard deficiencies; however, subsequent design changes required an additional appeal to the Board of Zoning Appeals (BZA) for one new Area Variance, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the subdivision is considered a Major Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Major Subdivision—Any subdivision of land resulting in creation of two or more additional buildable lots, and WHEREAS: the Planning and Development Board, being the that local agency which has primary responsibility for approving and funding or carrying out the action, did on September 23, 2014 declare itself Lead Agency for the environmental review of the project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on November 25,2014, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Planning and Development Board, acting as Lead Agency in Environmental review, did on September 23, 2014 review and accept as adequate a Full Environmental Assessment Form(FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; plans entitled "Subdivision Plat, 128 West Falls Street (S- 100),"dated 6/23/14 and prepared by L. Fabbroni, and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on September 23,2014 make a Negative Determination of Environmental Significance, and WHEREAS: the Planning Board did on November 25,2014 grant Preliminary Site Plan Approval to the project, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this subdivision indicates the resultant parcels have received all the required area variances for relief from the City of Ithaca Zoning Ordinance for properties located in the R-2b Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board grants Final Subdivision Approval to City of Ithaca Tax Parcel#11-2-20, located at 128 West Falls Street, subject to submission of three(3)paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Final Site Plan Approval 128 W.Falls St. 2 Duplexes & 1 Single-Family Home City of Ithaca Planning and Development Board February 24,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for 2 duplexes and one single-family home, as well as a subdivision,by Ron Ronsvalle, applicant and owner, and WHEREAS: the applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel I will measure 3,686.9 SF with 37.5' of frontage and will contain a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street frontage,will contain the existing single-story single-family home; and Parcel 3,measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes seven off-street parking spaces, one driveway, sidewalks/walkways, and landscaping, and WHEREAS: the project received Area Variances for an existing front-yard deficiency, as well as new front- and rear- yard deficiencies; however, subsequent design changes require an additional appeal to the Board of Zoning Appeals (BZA)for one new Area Variance, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: this is considered a Major Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Major Subdivision—Any subdivision of land resulting in creation of two or more additional buildable lots, and WHEREAS: the Planning and Development Board, being the that local agency which has primary responsibility for approving and funding or carrying out the action, did on September 23, 2014 declare itself Lead Agency for the environmental review of the project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on November 25, 2014, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Planning and Development Board acting as Lead agency in Environmental review did on September 23, 2014 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff, plans entitled "Subdivision Plat, 128 West Falls Street (5-100)," dated 6/23/14 and prepared by Lawrence J. Fabbroni; and "Location Plan (5-101)" and "Illustrative Plan ( 5-102.1)," dated 2/20/14, and "Site Layout Plan (5-102)," "Building Elevations (5-104.1 and 5-104.2)," "Street Elevations (S- 105)," "Parking (5-106)," "Open Spaces (5-107)," and `Bioretention Areas (5-108)," all dated 8/1/14, and prepared by Lawrence J. Fabbroni; and "Revised Conceptual Landscape Plan (S-103)" and "Revised Conceptual Landscape Plant List and Photographs (5-103.1)," both dated 8/l/14 and prepared by Empire Landscape Architects; and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on September 23,2014 make a Negative Determination of Environmental Significance, and WHEREAS: the Planning Board has on November 25, 2014 reviewed and accepted as adequate: revised drawings titled and "Site Layout Plan (5-102)," last revised on October 30, 2014, "Illustrative Plan ( 5-102.1)," last revised on November 11, 2014, and"Building Elevations (5-104.1,5-104.2, 5-104-3, & 5-104.4)," all either dated or last revised on November 11, 2014 and all prepared by Lawrence Fabronni; and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board did, on November 25, 2014 grant Preliminary Site Plan Approval for the proposed project, subject to the following conditions: i. Variance must be granted before Final Site Plan Approval, and ii. Applicant to explore adding more windows to the rear facades of Buildings 1 and 2, and iii. Submission of a revised site and landscape plans, showing removal of planting areas along driveway, and iv. Submission of elevations with building materials labeled and keyed to materials sample sheet, and V. Submission of project details (e.g.,building materials samples,pavers, lighting,benches,raised planters,bike racks, etc.), and WHEREAS: the City of Ithaca Planning and Development Board has determined that condition"i."has been satisfied,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Final Site Plan Approval for the proposed project, subject to the following conditions: i. Applicant to explore adding more windows to the rear facades of Buildings 1 and 2, and ii. Submission of a revised site and landscape plans, showing removal of planting areas along driveway, and iii. Submission of elevations with building materials labeled and keyed to materials sample sheet, and iv. Submission of project details (e.g.,building materials samples,pavers, lighting,benches,raised planters,bike racks, etc.). Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 UPSON HALL PHASE 1 & 2 SITE PLAN �. PHILLIPS HALL r Loading Existing terrace(to remain) _ Planted island with Existing mature oak(to remain) o greenscreen Dry laid stone wall(reconstucted) Concrete sidewalk r - ! Existing drop-off 13 �; —---- - - - -- -- (to remain) Granite slab retaining wall - Vehicular entrance Existing areaway(to remain) p' West entry stairs o Drop curb ramp _with lighted handrails f Concrete main UPSON HALL entry plaza West entry accesible ramp with lighted handrails KIMBALL =F= HALL Concrete walkway Existing south terrace (to remain) " l Mass perenial grasses 13 =�' —- - Street trees 13 7 .- g , ,e Bike Racks 13 13 x -9 Egress access a t RHODES 0 30' 60" Egress access o---o HALL `l FEBRUARY 5,2015 UPSON HALL PHASE 3 SITE PLAN PHILLIPS HALL Loading --_F - Existing terrace(to remain) ---_ Planted island with 13 reenscreen Existing mature oak(to remain) g West entry plaza 13 Bollards W-y - ;- - - . -- Granite slab retaining wall 0 __Vehicular entrance. 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Rd LANDSCAPE ARCHITECTS Al1LBRAN -NORff-ASTWTRQXE __ r SSG ScltracDyrirmasapwium UCtBUulemGnn KL Canl rd 1001WulsernwSSceLSiEa101 z , UJ scale 1'=10-0' 1$ t DNS Dh=aC w 1/850 -- 1107377.1400 ° DEP 721 Dry+l4erb egtroaara Ar&mn Pam do cant RA rD00.000.0000 O91 Demdaedan pn.0cbaa al Cad FLd -- PAC 170 PohaBdrunacm:ddntlat CMafnaa Rem 62 Ced Rd ava,eeets� GREEN SCREENWEs TG Miler PC PTR 24 Padherwdewa Msrupidnm JeTnmea Creeper Ni Cad t07Nath Aa=3nel _- 9 LSE 2] Lodan eamperyirtm 1lagdtka Tnarpd Nbnnynrtla w1 Cad Ilhaay W Na50 _ - 11073T2.8477 ° / 1107=6322 BDadau6 gmdia But Oama Grate k1 Cart a•GQ GdLnedonrdun SwcatWcadM of Cad 8'QG AVIAsaumcz ' U bpe apkda llyhn7 kl Cent. 8 QG The Sextant Group C nevaaeeoon Low Nat Seed tit Seed 244 Wd4enA?Mua 9rL]11 1 :Sumner CreanSuprtreNa gs� NewYarkNY10018 _ ♦REEN ROOF PLANTINGS 1a77.8043711 bo1 G C r412727.9573 SEDUUULAXNI(Illrnixaf rkeea) Wh 4.0-G fVl ' sadjm.5um'Wnt We atanaaap c=mesuwrt SedamrupeOvAnplimal Angdruatmewp Code Consultants Professional sEDu111002(lnrrkdvadelu) Wh 4•o,Q Engineers,PC sadrmce mgUnre Taddnaatene,mp 21SWni40th Sad1Rh Roar t*w Yat,W 1001 a -- i ;'e ` Sedan tambahatlaurl Om-a ataneaep 1212110-mod Bit 1212219.9019 Aihaema bthylum LdJn4h>Puyl Bab IVO.C. / Camaaalama)a6 uydBnV&ILI BdD 41O.Q 1 B Nard:wn'Lddydcn' Large Cupped WhlzWadl 17ab 4'0.Q OS Sdana7 Sell Bab 4.O.G i / Q f � 8 s _ A / L311 / 1 ( ds / . o � 1 i _ 74 i 1 ( Revisions WE 1 1 r / r j I 143 ' \\ � I 1 1 m Er I 1 1 '0 \ 1 0 \\ / ., cn \ 1 i 1 ,\ �. s 'o a 90%CONSTRUCTION 15101/26 DOCLIMENTS 2 6WA CCONMUCTION 14/11107 r rl \ \ >/ DOCUMENTS i r, ®o 1 10D%MDOCUMENTS_14/OUa _ L `\` /� NO ISSUE Sheet Information Date W2912014 RHODES \ �IIII ��-'I Job Number 031549.00E HALL �"' tJ�_"'{� Drawn JLF / Chocked KAM Apprayed KAIA / t Title A � A PHASE 1&2 PLANTING I� 1 PLAN 802 I@ KEYMAP � � _ __� Sheet 8 __ a to zv n BMW e�an>:caxr-scsraTa,iNCE n t7LANnNc t�Aw 11v sm'a:t'=I W rLJ s�I 1 ra u CspydgN O x01]Pcrther4M1 1 I 5 1 4 I 7 1 2 I 1 i e 5 4 ] 2 1 r / ❑ Lewiskurumaki.I.Ewis GENERAL SHEET NOTES-PLANTING �- a7 Waet 1Qm SnaL TU,F$ Ikw Yut,NY 16001 I. TOPSO2 IA15T BE St{Rffl•GDAId)ALPEADcD iO VEET RTOJECT SP"eOflCAA0N5.SEE t2125}S-5D55 \ ' i VrRrlrli SPEaRCATIOPS FOR RE-04dRE11rM9 OF VARIOt6 SQL LQxEs. t 212 05.1040 1 ALL PL.AI4l=EEDS To BE PREPARED AS SF•ECoi S AUS E713 TO SE PREPARED IN OF TOPSM�SPECIFICATIO M1S SOtL LAX LA'NNAREA9 TO EE FREPAFiED WTTH 4' ]. AFTER ISEDS ARE PREPARED,THEE LANDSCAPE CONTRACTOR IS TO LOCATE a111.85 no F00"ALS AS SHOWN ON FLAtL'3 S}SLI]A2ZD PERBn&LOCAAOtS ARE TO SE i AFPROVMWLM SCASFEARO•DTECTESf TiGYA.%FWnM L 4. NO PLANTS ARE TO BE PLANED USER ROOF OVERHANGS Oi CANORES S. ALL DISTUii ARM THAT ARE NOT SHOANAS PAVED OR PLANTED ei ARE TOEE SEEDED AS LAWN PREPARE LAWN i SPECIF CATIOt•S Na DETAILS!,UNLESS 215 Park Are=Seuh E r —li,milli r rl Q ——— OTHERWISEINDICATE. DO a. ALLPLANr9T0001AYWnHAAft1CA.YEREWFtr=UamoFANs2Q41'AIOUCM IEnYw�NY IGDQ] r i STANDARD FOR"SMY STOCK. 1211251.703o 799 j I 7. U41111NNAND WARRANTY ALL L1U,NG PLANT WTERIAL AS PER SFECIRCATIONS (212151.711I `� f TO HE PfltN Q. ALL TAFBORST PRI OR TO LANDSCAPE It•STALLATIML REESTO R13W N WITHN CONTRACT ULQT UI£ ED Bt A OtUd1RED 1 1 I 111 '�r /-•\ I Upsoniesse- all 15➢ 2CIDJ 1 LID ON I LEGEND E 03 :E Renovation r H ❑ I Cornell University + 124 Hoy Rd,Ithaca,NY 14860 250 t TREE tes� 0 SHIRLESAPERe•3VALS MEEngineas 1 `, �'� ( -\ O I ❑ I I O 2D Wed3PiP Stm Stlr Fla �.�Oj I 1Yart,14Y ti .6770 I 11tiM7.B110 ` - 112114416815 CONTRACT — 0 140 SYLGOL(CITY I BOTANICAL I COULIONNALIS I SIZE ROOT I COLLL�fT3 niTalerta9+L©ara$y I '`9 --- � -- � "- 7gi ———————— —————————— eaxcraauaurrarexbYaxr as as as aaa ass ass as ®as a®®®eaa as es®ase as mm as®®ass ase®®a®a®sea as as TREES Thornton TOmaSeHl L-- --- 6; Chkmantltur vtgNar kingebxn 0-0' BQB Ful COB Cd3w ahw�re 31 Uad4m Am I 1 p 1 1 Aanaddm SrtckaTne 8 D BI9 Pon NewYat N.Y.IQalo 1 p f 1 POC Rffimw adde bb A rednn S7ca ran 2112'aH BL9 FUI l D 11.681.76➢8 \ITT 4 -511 1 1 1 1 ss� � r3n.e6L7eol — J� 1 Ouucu11 r SMIT 441bOak 21R'al i Ad j D I 1 I p 1 1 stF41m 1 ii P uortaac taraaasu+r f j 1 1 1 ca GCcapa dchdmn>ruly9'd' Fxmtl7bcrry Cmt Ftdl f `g I 1 ®ate am 1 ®ate 1 1 CSA Gmma&s%fdmkdvka' I2dakrlarflRRedDvigOopaoed dna Cmt Fu 4da9 D LvnenArCh�edure �... 1 k 214 w 2Dth Streel ai 1005 r DLO d¢av3alm6n'Cappd DaafBuehWnrydudta a Cant F.2 h YvkSLYl000l 3I 1 L®® � ®®® ® ® ®am as ®as a® oaa®a® ®®®®aa®®®�®ev� 12125M.646➢ �j��ULHFIANE1fi.ARfi$LtQdi-W6TBdiRAIdCEPtAZA �S I p ( gala:I'=IG-0' z I ❑ p HOP lildrmi purcrada Pea Wen' peewee Cieklu"drangea D3 Cant F+PQ 1 1017.5011524 8 1 1 AREACOtSTRLICTEDDRAING IN Ibavtghka'Hmr�,Garter VxgtdaSwettrpka so Curl i j PART OF PHASEI&I IVJ IkxvutzH,btrnDmd/ JtnD.0wnterDmY W Cant 1 FULi almarBT I ' 1 I>R IkxvaDcHab Red Sprxa' Radaprte 4Vnlerberrl 03 Cml FulCFart®b �. AREACDSW.1CT®DIkaNG 31L Spta,jepmkatJnmamd' t.kremourd5pirca QO Cant i PART OF I[2 WFE WIi Barb,Ta" udn6;iht M.Welgeb � Cmt Rdi p (/ OwtkIr-WAL GRASSES 1 j p 1 rJtK 250 GImn,IpatPAxreu5lenKmlFaenbf kstharReadGram 11i Cmt FL ® 1 UPSON CL.A 432 Chaaranhurnlati hani Sea onb pL Cad Pre Hacterarhka mam'Aundd t6tam Gran n Cant i 1 1 HALL HUA LANDSCAPE ARCHITECTS 1 0 PEN 158 Pen drdulum Scaa(dee Tiarduf �rlFou danGaan pI Cmt IooiSCAPE A SCauSda ARCHITECTS SSC Sct�nchyrkrmacoRParSlm L17leHLnlunGRu 02 Cad F� lot FERNS Ilhac;NY 14M i te07=1401) 1 Di OryepleM et7tHtinrma Aitumkm 02 Cent Put 10oB.00QBOoo �] Dmrututbpunc®aSWa Fbyrcerdedkm AR Cmi FrA ❑ 1 ( PAC PoIAaUdhun nvntadlalden Chrlahrar Fem 02 Cant led1 avte+eea�e �(KIMBALL 1 v HALL TG Miller PC j II 1 1 PTR Podheradbaur bkeup.dab Japarcm Qenper of Cad 203 Nuth Aurua 01 p LSE Lndnnrtrrp.Mmm'Wileila' TnaryalFbmlrtcUa r91 OWL bhesa.NY1411 1 GRASS SEtDNG MASS RANTINGS tQo1Z126471(Qo1271B322 I 1 ! aoutdan pnd4 Ste Greta Gran Nf CC.'LL Q•O.O, 1 Gdixn odenrttrrt SametWoodrur H1 Cad. 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LID \ / f \ ems+ I + 1 • I e k \ I Revisions \' ❑ >> N. \ `\ 3 965L CONSTRLICT TON 15101r26 \ \\\\ \� ` \ /� HALL \.\ \ \ DOCUMENTS 2 5"CONSTRlh:T10N 1411IJ07 I `'\ - /--- - ————— DOCUMENTS \ r ------------------7` � ;� 1 1004.DD L10CUMEMS 14rDHR9 •`\`\�`\`�.,,`\ �\+ ��\ NO ISSUE I OATS ` \ \ __ _ Date Sheet Information i \\ ff Job Number 031549,000 Drmwn JLF I i Checked KAM Ai �� \\ \\ n Title —i— / A PFIASE 3 WARD `. _ _ --- ❑ ADD ALl-: HALL j, PLANTING PLAN n�atmticl�rl KEYMAP Sheet t3 a I 5 1 4 I ] 1 CopPtoH 4o Io1]Pertfit•WI 2 I 1 d s 4 7 I 2 i MARCH t ITEC T ile GENERAL SHEET NOTES-PLANTING LewlsJSuruma 71hFk s i 121 Weal 7➢ASasd MFtr. Nkw Yvk,MY I coal '.. I. TOPSal.UZTEESMEMM"ALEI,DEDTOLEETPROJE-CTs E0RCAiias SEE t212-05-SOM WRITTEN SPECIFICATIONS FOR REOURELSM OFVARIOL B SOUL WEI t 212 E05-I048 l 1 ALL PLANTING EMS TO BE PREPARED AS S€ORED:SI-TLB BEDS TO SE PREPARED IN / THEIR ENRRETYWITH30'OPPLAM tLU INGSOX LAMAREASTOBEF EPAREDWITH4' OF TOPSOZI.PER SPECIFICATIONS. P E R K I N S / 7. AFTER BEDS AREPREtARED,THE LA'DSCAJ-e CONTRACTOR 13 TO LOCATE Sf-jas Rz Lu F'7&"ALS AS SHONN ON PW^6 SKgU340 PERENNIAL LOCATIONS ARE TO BE PHILLIPS / AFPROJOByLANDSCAPEAR047ECTBEFORETHEYAREpuuTW. No PI—gM ARE TO BE PuwTED UIMM ROOF OVERHANGS OR CANOPIES HALL Q1' / ! 4 5. ALL DISTURBED AREAS THAT ARE NOT Si04441 AS PAVED OR PLN4TED EEO ARE TO BE . E SEEDWEMTEIlARE LAWN AS FER SPECIFICATIONS A�DTNLs.kR1ES5 OTERNISICATE 215 PaA Avimm South / 4 h 00 ! i' 'G A. ALL PLANTS TO C01F;.Y WITHAPFVCAELE PEOUR.EkEJFS OF ANt92A0.1'AL3i1CAtJ Ihw rttlh NY tP3 I.. STMf 3ARD FOR RA�4Y STOCK'. WZZL1000 0 7. IdHMAINM®WARRMMALLIMNGRAWUATEIMASPERSMFICATIONS 1212.2513111 1 N D 0. 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NU 5tme.1 17-0 ito A t�p Sao m v so ®r.m Pao®m� i 1 1 n 7 \`,810 44 l7A ® t etc ® !� 1 ► / - �® R94AM E70STING cog g ®r 1 ) Revisions W Gp� REPLANT oo5TINcOFN g11 1 P.V. + I l 1 ► 1 �� 1 I ``•�� /' \•� 3 9go,.Co MS UCTION 15Al2e DDCUM2 50%CONSTRUCTION 14/11/D7 DOCUMENTS NO iss E DATE 1 ► Sheet Information 1 1 I Data Sheet Job Number 031549.000 Drawn JLF 1 1 \ \ _A� Chocked IG4h1 + A \ \\ / Approved NASA \ \ Title , 1 1 ► RHODES o A PHASE 3 HALL ADD ALT: PLANTING PLAN I J a � +, 1 1 KEYMAP n + + . ®mmm®mm®m®mm� Sheet t3 e 1 �BUIHPIANENIAAGEM>3�T-EASi'1BtFiAACE3 F'IANTU7GFlAW dA � u ftt Scats;1'=10'-0• Q iv m A I s I 4 I 3 2 I C�yr12H OI01]PehLta NViI - 1 FULL ENVIRONMENTAL ASSESSMENT FORM— Part III Project Name: Upson Hall Renovation Date Created: 2/10/15 Revised 2/18/15 Construction documents for the project will require the Contractor to generate and implement an erosion and sediment control plan prepared in accordance with New York State "Guidelines for Urban Erosion &Sediment Control." Dust or mud from construction vehicles tracked onto road surfaces could end up in the storm sewer system. The applicant will work to control this impact by restricting site access and requiring a stabilized site access (or tire cleaning operation). The contractor will also be required to clean streets in a timely manner should they be soiled by construction vehicles. Controlled site access will be in place and site control measures, such as mist or fog spray, will be used as necessary to help reduce any potential impact from the deposition of airborne dust on impervious surfaces being flushed into the storm sewer. No impact anticipated. IMPACT ON DRAINAGE Overall site disturbance will be less than 1 acre and the new impervious development (primarily landscaping stone and sidewalk) is less 1/4 acre. The project will not substantially alter existing stormwater management on site. The amount of hardscape expansion is minimal and most of the increased building square footage is elevated. The landscape design includes slot drains and other means to intercept flow and slow the run-off prior to delivery to existing stormwater management systems. While the project is adjacent to Cascadilla Creek, the immediate project site is separated from the creek slope by a paved service road (to the southeast) and by other development in other directions, and an engineered stormwater collection system which is unaltered by the project. Therefore, no direct or additional impact to Cascadilla Creek is anticipated. Also see impacts to water. No impact anticipated. IMPACT ON AIR See Impact on Land. No impact anticipated. IMPACT ON PLANTS&ANIMALS Exterior work will require removal and replacement of landscaping and some minor structural elements adjacent to the building. Approximately 35 trees will be removed. Selected trees that are healthy and can be protected will remain. Additional trees will be considered for removal and transplant by Cornell Grounds Department, if judged to be of sufficient value and viability to permit successful transplanting. The originally proposed Phase 1 & 2 Planting Plan (1-1401 and L1402) called for 3 trees, while the potential future Phase 3 Planting Plan had an additional 5 trees. Lead Agency was concern about replacing the 35 trees that would be removed during construction. In response,the applicant revised the Phase 1 and 2 Planting Plan to include nineteen (19) new trees. Page 2 of 4 PROPOSED RESOLUTION City of Ithaca Planning&Development Board CEQR-Negative Declaration Upson Hall Renovations 124 Hoy Rd. (Cornell University Campus) February 24,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a renovation to Upson Hall located at 124 Hoy Road by Cornell University, and WHEREAS: the applicant proposes a total internal and fagade renovation of the 160,000-SF building. Phases 1 and 2 of the project include reconfigured entryways with expanded spaces above, resulting in a net addition of 4,000 SF. The project also includes civil and landscape improvements to the grounds, including retaining walls and an accessible ramp. A construction staging area is proposed for the area between Upson and Hoy Roads. Site development and staging will require the removal of 35 trees, and other landscaping. Phase 3 of the project includes expanded outdoor areas, including an expansive plaza fronting Hoy Road, and a terrace and series of stairs connecting the entrance on the southwest interior corner to the ramp and walkways at the northwest entrance. The project is in the U-1 Zoning District, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)[2], and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, WHEREAS: the Planning Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself the Lead Agency for environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Planning and Development Board acting as Lead agency in Environmental review has on February 24, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; plans entitled "Existing Conditions Plan(C-0100)," "Phase 1 & 2 Utility Demolition /Sediment Control Plan (C-1101)," "Phase 1 & 2 Utility Plan (C-1102 and C1103)," "Phase 3 Add Alt. Utility Demolition /Sediment Control Plan (C-3101)," and "Phase 3 Add Alt. Utility Plan (C-3102 and C-3103)" dated 8-22-14, and"Building Axonometric(A-3000)" and"Overall Building Elevations (A-3001,A-3002,A-3003 and A- 3004)"dated 11-7-14 and all prepared by LTL Architects and Perkins+Will, and "Phase 1 & 2 Staging Plan(L-1101and L-1102)," "Phase 1 & 2 Demolition Plan (L-1103and L-1104)," "Phase 1 & 2 Northing and Easting Plan (L-1201and L- 1202)," "Phase 1 &2 Layout Plan(L-1203 and L-1204),""Phase 1 &2 Grading Plan(L-1301and L-1302)," "Phase 1 &2 Planting Plan (L-1401and L-1402)" dated 1/26/15, and "Phase 1 & 2 Pavement, Furnishings, and Landscape Details (L- 1501)," "Phase 1 & 2 Site Stair Details (L-1502)," "Phase 1 & 2 Site Ramp Details (L-1503)," "Phase 3 Add Alt Demolition Plan (L-1301 & L-1302)," "Phase 3 Add Alt Northing and Easting Plan (L-3201 & L-3202)," "Phase 3 Add Alt Layout Plan (L-3203 & L-1204)," "Phase 3 Add Alt Grading Plan (L-3301 & L-3302)," "Phase 3 Add Alt Planting Plan (L-3401 & L-3402)," "Phase 3 Add Alt Site Details (L-3501)," and "Phase 3 Add Alt Site Stair Details (L-3502)," dated 8/29/14 and all prepared by LTL Architects,Perkins+Will, and TWLA, and"Upson Hall Phase 1 &2 Site Plan"and "Upson Hall Phase 3 Site Plan," dated 2/5/15 (no attribution), a series of renderings dated 1/27/15, prepared by LTL Architects and Perkins+Will; and "Exterior Materials," dated December 2014 and prepared by LTL Architects and Perkins+Will; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Preliminary& Final Approval Upson Hall Renovations 124 Hoy Rd. (Cornell University Campus) February 24,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a renovation to Upson Hall located at 124 Hoy Road by Cornell University, and WHEREAS: the applicant proposes a total internal and fagade renovation of the 160,000-SF building. Phases 1 and 2 of the project include reconfigured entryways with expanded spaces above, resulting in a net addition of 4,000 SF. The project also includes civil and landscape improvements to the grounds, including retaining walls and an accessible ramp. A construction staging area is proposed for the area between Upson and Hoy Roads. Site development and staging will require the removal of 35 trees, and other landscaping. Phase 3 of the project includes expanded outdoor areas, including an expansive plaza fronting Hoy Road, and a terrace and series of stairs connecting the entrance on the southwest interior corner to the ramp and walkways at the northwest entrance. The project is in the U-1 Zoning District, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176- 4 (h)[2], and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, WHEREAS: the Planning Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself the Lead Agency for environmental review of the project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on January 27,2015, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Planning and Development Board acting as Lead agency in Environmental review has on February 24, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; plans entitled "Existing Conditions Plan(C-0100),""Phase 1 &2 Utility Demolition/Sediment Control Plan(C-1101),""Phase 1 &2 Utility Plan (C-1102 and C1103)," "Phase 3 Add Alt. Utility Demolition /Sediment Control Plan (C-3101)," and "Phase 3 Add Alt. Utility Plan (C-3102 and C-3103)" dated 8-22-14, and `Building Axonometric (A- 3000)" and "Overall Building Elevations (A-3001, A-3002, A-3003 and A-3004)" dated 11-7-14 and all prepared by LTL Architects and Perkins + Will, and "Phase 1 & 2 Staging Plan (L-1101and L-1102)," "Phase 1 &2 Demolition Plan(L-1103and L-1104)," "Phase 1 & 2 Northing and Easting Plan(L-120land L- 1202)," "Phase 1 & 2 Layout Plan (L-1203 and L-1204)," "Phase 1 & 2 Grading Plan (L-1301and L-1302)," "Phase 1 & 2 Planting Plan (L-1401and L-1402)" dated 1/26/15, and "Phase 1 & 2 Pavement, Furnishings, and Landscape Details (L-1501)," "Phase 1 &2 Site Stair Details (L-1502)," "Phase 1 &2 Site Ramp Details (L-1503)," "Phase 3 Add Alt Demolition Plan (L-1301 & L-1302)," "Phase 3 Add Alt Northing and Easting Plan (L-3201 & L-3202)," "Phase 3 Add Alt Layout Plan (L-3203 & L-1204)," "Phase 3 Add Alt Grading Plan (L-3301 & L-3302)," "Phase 3 Add Alt Planting Plan (L-3401 & L-3402)," "Phase 3 Add A1tSite Details (L-3501)," and "Phase 3 Add A1tSite Stair Details (L-3502)," dated 8/29/14 and all prepared by LTL Architects, Perkins+Will, and TWLA, and"Upson Hall Phase 1 & 2 Site Plan" and"Upson Hall Phase 3 Site Plan," dated 2/5/15 (no attribution), a series of renderings dated 1/27/15, prepared by LTL Architects and Perkins+Will; and "Exterior Materials," dated December 2014 and prepared by LTL Architects and Perkins+Will; and other application materials, WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on February 24, 2015 make a Negative Determination of Environmental Significance, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does herby grant Preliminary and Final Site Plan Approval to the Upson Hall Renovation project subject to the following conditions: i. Submission to the Planning Board of a drawing illustrating the relationship between the window glazing,yellow trim and terra cotta siding material, and ii. Submission of a drawing or photograph showing both colors of the proposed terra cotta siding material detail. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 SCH CKEL 330 East State Street Ithaca, New York 14850 Tel 607.277.0845 Fax 607.277.2925 LOUVERS PAINTED TO MATCH COUNTRYLANE RED COLOR SEAL "' GAF, TIMBERLINE NATURAL SHADOW LIFETIME SHINGLES. COLOR: SLATE i ❑ ■ ■ ■ ■ ❑ E " ❑ ❑ ❑ ❑ \ T - HARDIE SHINGLES - COUNTRYLANE RED, /` _ 5" EXPOSURE i 120'-0" THIRD FLOOR - CONSULTANT ■ ■ � 0 ❑ ❑ ❑ ❑ i ❑ ❑ El ❑ HARDIE TRIM BOARD - COBBLE STONE (TYP) HARDIE LAP SIDING - COUNTRYLANE RED, 5" EXPOSURE 00 1 1 0'-0" jk SECOND FLOOR ❑ ■ ■ 0 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ■ HARDIE LAP SIDING - COBBLE STONE, 5" EXPOSURE CONSULTANT'S PROJECT NO. ANDERSEN A-SERIES DOUBLE-HUNG FIBERGLASS WINDOWS 100'-0"jk COLOR: SANDSTONE FIRST FLOOR ❑❑ FL 171-1 m1_1 m1_1 OVERHEAD DOORS - PAINTED TO MATCH LI00LI 000❑ =0❑ LILI0❑ COUNTRYLANE RED PARGED CONCRETE BLOCK WITH NATURAL GREY COLOR L — — 91 '-0"jk ASEMENT FLOOR WEST ELEVATION - SOUTH ELEVATION Q W zC/) w � co O z �— Lo � w � w � 00 Q w U) � Y W WO L1J w ® co Q U w Q ti 2 o � ti LL LL o L — LPROJECT NO. 14124 N OWNER 10 i 707 EAST SENECA STREET LLC ❑ ❑ ❑ ❑ ■ ❑ ❑ . ❑ ❑ ' . PO BOX 6707 Ithaca, NY 14851 ■ ■ ■ ❑ ❑ ❑ ❑ . 8%8" COLUMNS - ❑ ❑ _ HARDIE TRIM COBBLE STONE (TYP) ❑ 1"x1" WOOD BALUSTERS WITH TOP & BOTTOM ll'll 0 i" RAILS, PAINTED TO MATCH COBBLE STONE COLOR �� 0 100'-0" REV DATE ISSUED FOR FIR FLOOR ❑ ❑❑ ❑❑ ❑❑ ❑ 12-15-2014 Site Plan Review 1 12-30-2014 ILPC Application 2 01-06-2015 Clarifications 3 01-21-2015 Site Plan Review 4 02-17-2015 Site Plan Review 5 EAST ELEVATION NORTH ELEVATION DRAWING TITLE ELEVATIONS DRAWN BY DRF SCALE DRAWING NO. O 8 16 TENTATIVE REAR LOT LINE ADJUSTMENT TO EXISTING FENCE SCHICKEL oWWII LINE P ENDING PURCHASE OF PROPERTY 113 STEWART AVE. , �I Y�II"��yll STEPS °o 0 a 0 0 Y (. .) I u CH LINK c 330 East State Street SNDERRO w DEED BOOK 859,PAGE 15 Ithaca,New York 14850 TAX MAP No.68-2-10 ( Tel 607.277.0845 Fax 607.277.2925 12'MAPLE —— — — — — — — — — — — — — —— — — — °p EAST HILL SCHOOL COOP.(R.O.) EXISTING TREE I TO REMAIN(TYP) q DEED BOOK 600,PAGE 431 N LINK FENCE o TAX MAP No.68-2-9.1 SEAL ST AT CORNER I — — — — — S 89'58'10"W 65.21' — ——B.MAP Ar M Zs� STABIIZATION GROUNDCOVER - INCLUDING:LILY OF THE VALLEY,CROWNVETCH, AND BRONX FORSYTHIA,LAYOUT AND QUANTITY TO cv O I BE DETERMINED BY OWNER. I - 20'TULIP C M SV FV 115 STEWART AVE. CONSULTANT o LOWER(R.O.) H H INSTRUMENT No.2012-12214 a TAX MAP No.68-2-11 REAfi 2-ONt G I O n SETS K a 7_7 — — F— — — -- o i o 0 24'OAK I 0 5 SPACESEll K,K. ]It 4ALL —— — — — —— —— — — — — —— — — — — TRASH BINS CONSULTANT'S PROJECT NO. I NEW ASPHALT I I I PAVEMENT(TYP) { EXISTING MATURE Q {. TREE TO REMAIN(TYP) 9•4APLE { I I I l ( I 11'-5 9/16"` _ { 117 STEWART AVE. I I ........ ...... I �I ❑ I I 1 2 3Lu r� 1Lu w I ❑ ( AV Alm% Lil rn l I l I l I RICH(R.O.)a H W� UJII., I I Z L� 0 a LO I ;? o CHAIN LINK FENCE I ° It o I I LID -- - - - - — - - wu7 I I I I — — �° ° 4 I o �0� L6 M ,00,99.62 N z ;Y 709 EAST SENECA ST. I oLu II Z I o OI wo 707 EAST SENECA ST. I I I o B I 705 rAST SENECA ST. I w I o O �Z Cn ASPHALT DRIVE Z O Q U 1 I O m LLI Q D = I o ❑ 2 i I o �I � 0� 7UUP STORAGE 3 I 1=Q`-9" I Z i' LjL AND OR ° D I Q L) CRAWLSPACE O 4 I rr- LLJ v PROJECT NO. COPE(o.58) 119 STEWART AVE. � � 1 12 I SIDE ZONING I � INSTRUMENT No.585039-005 Z SETBACK TAX MAP PARCEL No.68-2-2 �E 1 I I': SJ I o MW I I BARBARA DUNN OWNER I INSTRUMENT MAP PARCEL No.68-2-1 707 EAST SENECA STREET LLC I P CH AREA=0.405 ACRES PO BOX 6707 TAXO Ithaca,NY 14851 LCFRONTSEZTONIN ASPHALT PARKING - � I LAWN z _ LAWN U D — TYP 5 9'S1'22"E 53.90' — — -I —— cS LS - __ — — — — — — O-FT I IC�E� —— —— — — — sl E ) 1 „00,95"68 S 1 REV DATE ISSUED FOR f CC 4CRETE wAuc 12-15-2014 Site Plan Review 0 1 12-30-2014 ILPC Application } 2 01-21-2015 Site Plan Review 3 01-27-2015 Site Plan Review -——————— 4 02-17-2015 Site Plan Review FACE OF CURB EA T E S CURB cur FACE OF CURB 5 1 CC DRAWING TITLE IT LAYOUT PLANTING SCHEDULE PLANTING 911 KEY COMMON NAMES QUANTITY SIZE COMMENTS L AN SITE LAYOUT �c PLANTING PLAN 10'-0" DRAWN 8Y DRF CC Crataegus crus-galli'Inermis' Thornless Hawthorn 2 4'-6'HGT. B-B CM Convollaria majolis Lily of the Valley 1'-0"OC - Flats SCALE 1 = 10'-0° FV Forsythia viridissima Greenstem"Bronx'forsythia l'-0"OC - Flats DRAWING N0. HH Hedera helix English Ivy 1'-0"OC - Flats MW Molus'Manbeck Weeper Flowering Crabapple 1 4'-6'HGT. B-B Si Spiraeo Japonica Goldmound Spiraea 6 24"HGT. Container SV Securigera varia Crownvetch 1'-0"OC - Flats N SCHICKEL 82' " _--- .. p III i I �I�il III i111 ii 89,88'87'8� \ �� ' I I � 1'9p \ \ \ \ \ \\ I \\ _._.. 330 East State Street 92'9 \\ \ \ \\ \\ \ f \ Ithaca,New York 14850 Tel 607.277.0845 Fax 607.277.2925 ............... .... ........._.._.. ....... 1 1 SEAL ................................................... .. ....\......,.......... \ \ \ \ 85 \ 86' I I \ \ \\ \ TOW 3'69 5' \ \\ + T \ \ \ \ \ \...... ...............................................................:.. .............._...............: ......... ......-........._........�......... I \ \\\ \ \ \ \\ \ \ \ � •� � / 90' 0.5' .... ....................... . 92\ \ � \ 0'. . +94. + I I \\ \\ ........................ \ .::............. 93' CONSULTANT \ \\ \ \ \ �CV5' \ TOW=94.5' I \ \ \ TO 89.5'�\ \ \ // / ��' '�� \03\ \ \\ \ \\ \\\ ...........-87 �— ..... ........ ......................... ......... .................................... .......................... . /„� 9l'gn......89 gg 86 65..\d4.'...a3 82 ........._. ... _........... -....... .... _.. _................ CONSULTANT'S PROJECT NO. TOW=95.5' 94\ 95�1 \ TOW=95.5' ..... ...... 92' \ \ ... ...,. \ FFE 96.0' 97'\ \ \ \ \ \TOW='R6.0'—► \ TOW=96.5' ..... \ \ AP 96 98' LU LiJ m \ 101 102v \ "I \ —-93:.......... 103 \ \\ \\ 97, E—TOW=97.5' 1 0 _ .......... W ....... .. 0 ryt 105\ \ \\\\ \ \ \ \\ Y UJI -g4 \ Q� 107\ \ \ \ \\\ \ U LjjZ 108� Uj to W .................. ....... F- \ \ \ \ \ .... 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PO BOX 6707 ......:: - \/ \ \ Ithaca,NY 14851 TOW I00�', \ \ \ _....._.._. \ .... \ \\ \\ \\ .\. ..� ........\\ .......�\... \\ 1 .... ...........:................. ._. .... .. _........._. ............ 1 ....... ........... ..........�..�........... \ \ \ \ \ �................: _. ......... 110' REV DATE ISSUED FOR .................�................/ _... _........_....... /............. / / / T / /........ _....._.... 12-15-2014 Site Plan Revlew ..._....................... 1 01-21-2015 Site Plan Review log' / / ( / / / / / / 2 01-27-2015 Site Plan Review 3 02-17-2015 Site Plan Review 1.....:.::::::..1... ........1..,.:::.... l.......... ,l l...... 108 107 106`- 105 10a 103' 102..........1.01-1-..........1.00r 99 gam- 97:.':::............ ............. 4 5 DRAWING TITLE GRADING L GRADING PLAN L2 1" = 10'-0" DRAWN BY DRF SCALE 1" = 10'-0" DRAWING NO. L2 1 4z"ASPHALT TOP COURSE 2"BINDER.COURSE - 8"TYPE'4'GRAVEL ........................................................................ p Q 0 p p 0 °0 0. O o O ao 0SCHICKEL 0 0 0 O n O 0 n 0 ° :: 330 East State Street Ithaca,New York 14850 ASPHALT PAVEMENT Tel 607.277.0845 Fax 607.277.2925 #5 REBAR @ 12"OC SEE DETAIL WELL COMPACTED SUBGRADE � HORIZ SEAL 12"CONCRETE 5 TYP ASPHALT PAVEMENT RETAINING WALL ®- #5 REBAR 0 12"OC VERT CONSULTANT 2"DIAMETER : 8"TYPE'4'GRAVEL WEEPHOLES 0 o p 0 0 0 O ° O °O 0 0 ° ° 0 LIMESTONE QUARRY n 0 O 0 Q O BLOCK RETAINING WALL 0 • ...... ... ...._. WELL COMPACTED SUBGRADE CONSULTANT'S PROJECT NO. ........................ 4 TYP GRAVEL DRIVE • 5• x 16"GRANITE 4"TOP SOIL .: CURB(TYP) FINISHED GRADE CUT OF FILL TO • • • ® ® ® SUB GRADE AS REQUIRED uj ui :. PAVEMENT `5 REBAR CONTINUOUS UJI -a5 DOWEL 0 12„OC EXTEND 4'-0"UP WALL o p0 0 0 n0 no°O qO p •, . ° '' ° 6"MIN DEPTH TYPE 4 0 e RETAINING WALL DETAIL ° GRAVEL OR 4"DEPTH wLO NOTES: On O p .q O•...._.: w DRY MIX CONC d L4 1 1'-0 �--WELL COMPACTED Cn 1. A = WIDTH OF ROOT Cn Y .....:......: ..... SUB—GRADE FLARE OR BALL DIAMETER U O 2. PROVIDE AND INSTALL w� PLANT MATERIALS THAT MEET U)w SPECIFICATIONS AND ARE OF 3 TYP CURB AT GRASS Q THE SIZE TYPE AND SPECIES F_ W U GIVEN IN PLANT SCHEDULE r-_ OR SHOWN ON THE PLANS. / o 3. PLANT AT SAME GRADE 6" VARIES—SEE SITE PLAN RELATIONSHIP AS FOUND IN TYPICAL CONCRETE CURB wv/YZ"RADIUS AT NOSE NURSERY. FILL WITH JOINT CONC WALK PROJECT N0. 4. CLEANLY PRUNE ALL u4 BARS®4'-0"OC SEALANT(TYP) 1124 1x6 WD CAP n DAMAED, DISEASED, OR WEAK CENTER TRUNK OF TREE IN PIT. ' SLOPE 0 Y4"/FT LIMBS AND ROOTS. KEEP MULCH AWAY FROM TRUNK GRAVEL PAVEMENT ` 6x6 LOCUST WD °7 OWNER 1' TO 2". _• — — — — 5. DO NOT ALLOW ROOTS POST,CHAMFERED iD , TO DRY OUT DURING 3x6 ROUGH CUT WD _. AT TOP 707 EAST SENECA STREET LLC INSTALLATION PROCESS. p p p PO BOX 6707 ° CUT BALLING TWINE AT BASE OF °O p®° p'°O p " °o °°O p° °e PLANT STEM TO PREVENT GIRDLING. op °° ° '• O Ithaca,NY 14851 7, op- p 6. IF BARE ROOT PLANTING, 'O°•O •, a REMOVE BURLAP AND BASKET O°• Op L4 SOAK ROOTS IN WATER FROM TOP OF ROOT BALL. o° :.. OVERNIGHT BEFORE PLANTING. p a tt6 BARS T&B p O° 2"TO 4" O o�; p 7. SCARIFY BOTTOM OF SHREDDED - po°' o PLANTING HOLE. BARK MULCH FORM FIRMLY COMPACTED EARTH d 06„°®oo®' SAUCER W/TOPSOIL WATER �—WELL COMPACTED THOROUGHLY TWICE WITHIN THE SUB—GRADE 8. STAKE TREES ONLY UPON FIRST 48 HOURS. THE APPROVAL OF THE — REV DATE ISSUED FOR LANDSCAPE ARCHITECT. 12-15-2014 Site Plan Review SEE STAKING DETAIL. I I= I=) FENCE ELEVATION 2 TYP CURB AT WALK 1 o19. WRAP TREE TRUNK ONLY -os-zo15 ILPC Application III-1 : _III=1 UPON THE APPROVAL OF THE I(—I I( — BACKFILL WITH SOIL MIX: 2 _ �.• ', '. ,.••:= 1= PART OP SOIL L 3 S TO 3 LANDSCAPE ARCHITECT. ( ( 1 PART PEAT MOSS (3:1) 4000 PSI CONCRETE 4 SEE WRAPPING DETAIL. I(-I I III=I 10. MARK THE NORTH SIDE I I—I( I=I= STEEL CHANNEL w/6x6 W1.4WWF (2"C ER) (—III— STAKE 8'—O' OC (2' COVER) 5 OF THE TREE IN THE FILTER FABRIC TOOLED JOINT DRAWING TITLE NURSERY, AND ROTATE TREE TO FACE NORTH AT THE SITE z I(II ( I=I((-1 -BACKFILL COMPACTED o BACKFILL 3 \ IT WHENEVER POSSIBLE. _ I=I _ I_I I_ BASE TO SET PLANT. EXIST GRADE 11. FOR DIMENSIONS OF M DETAILS PLANTING AREAS, TYPES OF III-I I—) I—) I-I I-I I-I I-III—III-I I=)I I-I I UNDISTURBED a.._.—. —• —.—. — — — — — — �, — zt' o a SOIL AMENDMENTS, OR SOIL I—�(=I i=)I(—�I—III=�—�I=I I—)I I( GROUND '4 PLAIN REPLACEMENT, SEE SOIL III—III-III—III-I((=III=)I I=1 I(=III—III=)I I=1 I— BREAK UP AND LOOSEN SUBSOIL 0 o �. O g°O ° IMPROVEMENT DETAILS." — — — — — — — WITH A PICK AXE o a DRAWN BY DRF SCALE 1" = 1 O'—O" A A A 6"FLAP T TYPE'4'GRAVEL BASE INSTALL AS REOD BY FEDERAL, DRAWING NO. 12" MIN STATE AND LOCAL REGULATIONS WELL COMPACTED SUB—GRADE 9 NEW TREE DETAIL 6 SILT FENCE DETAIL , TYP C 0 N C WALK 1'-0„ L4 1/2„= 1'-0" L4 1„= 1'-0" i SCHICKEL 330 East State Street Ithaca,New York 14850 Tel 607.277.0845 Fax 607.277.2925 SEAL :.....::....; CONSULTANT ........ ...... ........- _........ ... .................................... ................................. THIRD FLOOR .... I .......:..........I ...........1-...... ........................ ...........I .......... ........ .......... .... ........ ....... ............... _ : ..:...... .......::........ ......... _:.:...:. ......: ......... ............ SECOND FFLOOR CONSULTANT'S PROJECT NO. _............ ........-................................................... ..... _ I ❑❑❑ ::: ! ... !❑ :: : ............. .......... ............ FINISHED _.....:.:....::.:::........... ....................._..... ...:.:..................:........ .:. :..:.............:., 105,-0" GRADE FIRST FLOORMV PROPOSED EXISTING RETAINING DRIVE WAY WALL -- ------------------ --------------------------------------------- RETAININGCONCRETE ------------ ------------------ _ ---- 96'-0" WALL PROPERTY LINE -------- ------- - - --- _-_aka I-t ___ -_--- -- -------- ------ 2 RE1/8"TAINING WALL ELEVATION W EST i EXISTING GRADE EXISTING CHAIN LINK FENCEUJI PROPERTY LINE LU I � coLU ULI Q� Z>- cW W I-Z U) - Q ¢U Lu Q ti= 0 H .... :: .......:-�■ _.. .._......... PROJECT N0. :. 1124 ......:........... ........:.......... 125'-0" jk _..._..........................................................................................._................_........ .... THIRD FLOOR OWNER ......._......................................:...............:..............:..............-........................; 707 EAST SENE'CA STREET LLC _ ._............. I PO BOX 6707 1 1 : Ithaca,NY 14851 : _ .... ILI ............... ' ......_ 1 15'-0" ................. ............................_....... ........................................ SECOND FLOOR ._....................._..................._............................_.........................._.........................._.._... PROPERTY LINE I ................. I :.....:.:....:......I I REV DATE ISSUED FOR ............................ ........ ........... ....................... 105'-0" 01-08-2015 ILPC Application FIRST FLOOR 1 02-17-2015 Site Plan Review CONCRETE RETAINING WALL �� PROPOSED GRADE(BEYOND) 2 EXISTING STOCKADE FENCE 3 EXISTING CHAIN LINK FENCE 96'-0° 4 171 SVT FLOOR 5 CONCRETE: WALL DRAWING TITLE _ SITE ELEVATIONS i STONE RETAINING la PROPERTY LINE EXISTING GRADE WALL EXISTING CONCRETE I PROPOSED GRADE I DRAWN BY DRF RETAINING WALL PROPERTY III_SIDE PROPERTY LINE I LINE SCALE SITE I BACKYARD DRAWING NO. 1 RETAINING WALL ELEVATION SOUTH 0 8 16 A3 SC EL i„ 330 East State Street Ithaca,New York 14850 Tel 607.277.0845 Fax 607.277.2925 SEAL 125'-0" THIRD FLOOR 115 SECOND FLOOR CONSULTANT 105'-0" FIRST Ft ----------------- ------------- PROPERTY LINE --____ __- CONCRETE CURB STOP 2'WIDE x 12"DEEP COBBLES ENGINEERING FILTER FABRIC BELOW COBBLES I ---- O GRAVEL FILL96'-0" CONSULTANT'S PROJECT NO. BASEMENT FLOOR HYDROSEED WITH JUTE MESH EXISTING GRADE �z PROPOSED GRADE EXISTING - _ CHAIN LINK FENCE 2 NORTH-SOUTH SECTION - ---_ PROPERTY LINE ZD Lu rn 0 LU uj 1 H O 0-' I— < ui C/) W 0 Z uj u)111 Z I,— cA Q ¢U LIJ Q �F- PROJECT NO. 112 OIL 125'-0" THIRD FLOOR OWNER 707 EAST SENECA STREET LLC PO BOX 6707 Ithaca,NY 14851 OIL 1 15'-0" SECOND FLOOR 2 REV DATE ISSUED FOR OL 105'-0" A4 01-08-2015 ILPC Application LOOR 1 01-21-2015 Site Plan Review PROPERTY LINE � 7 — i C 2 02-17-2015 Site Plan Review --- ----- DRIVEWAY i 4 ------—_ BASEMENT FL00 - --------------- i 5 7 EXISTING GRADE I DRAWING TITLE PROPOSED GRADE A4SITE IL Is PROPERTY LINE- • TI i EAST-WEST SECTION DRAWN BY DRF 3 K EY PLAN - SITE SCALE AS NOTED A4 1/64" = 1'-0" DRAWING NO. 6D A4 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Preliminary&Final Approval Six-Unit Apartment Building 707 E. Seneca St. February 24,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a six-unit apartment building to be located at 707 E. Seneca St., by Tom Schickel for 707 E. Seneca St.,LLC, and WHEREAS: the applicant proposes to build a 3-story-plus-basement multiple dwelling with a footprint of 2,400 SF on the vacant 7,449-SF parcel. The project will have parking and storage in the basement, and two 3-bedroom apartments on each of three floors for a total of six units. Site development includes 5 exterior parking spaces, a driveway, and landscaping. Due to the topography of the site, the proposed design requires a retaining wall along the driveway on the west property line. The project is located in the R-3a Zoning District and the East Hill Historic District. It has received the required area variance from the BZA and a Certificate of Appropriateness, with conditions, from the Ithaca Landmarks Preservation Commission(ILPC), and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act, §617.4 (9), and is subject to environmental review, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on January 27, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on January 27, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff, and the following drawings "Boundary & Topographic Map, No. 707 E Seneca St, City of Ithaca, Tompkins County, New York," dated 7/30/14 and prepared by T.G. Miller, P.C.; "Renderings", "Location Plan and Demolition Plan (LO)" and "Utility Plan (L3)," dated 12/15/14; "Floor Plans (Al)" and "Street View Elevation," dated 12/30/14; "Site Layout & Planting Plan (L1)," and "Grading Plan (L2)," both dated 1/27/15; and"Elevations (A2)," "Site Elevations (A3)," and "Site Sections (A4)," dated 1/21/15 and all prepared by Schickel Architecture; and other application materials WHEREAS: an original proposal for the parking area included a retaining wall — up to ten feet in height —to retain the southern edge of the parking area, and WHEREAS: the project received a Certificate of Appropriateness on January 13,2015 with a condition that the ILPC will review and provide final approval of all landscape features or site modifications associated with the installation of the five exterior parking spaces. This includes, but may not be limited to, grading and the construction of retaining walls, stairs, fences, or any other features, and that any changes required by other involved agencies to the approved plans will be resubmitted to the ILPC for review and approval, and WHEREAS: the applicant revised the original plan and removed the retaining wall (see drawings L1 and L2, dated 1/21/15). In its place, the applicant has created a sloped area, stabilized with plantings. The grading plan creates a form that is flat on all sides with sharp angles, that is a sharp contrast to the surrounding topography. In addition the grading does not appear to adequately protect existing trees, and WHEREAS: the Lead Agency required that the applicant work with a licensed landscape architect to develop grading and landscaping plans that addresses the treatment of the proposed southern slope to accomplish the following: (1) the contours of the slope should, to the extent practicable, be sympathetic to the surrounding landforms; (2) the slope should be stabilized with appropriate plantings and intermediate stabilization methods; and (3) the trees affected by the grading plan should be evaluated for health and value. Based on the results of such evaluation, provisions should be made to protect the existing trees or replace them with more appropriate species, and WHEREAS: the City of Ithaca Planning and Development Board did on January 27, 2015 determine that the proposed project will result in no significant impact on the environment and issued a Negative Declaration of Environmental Significance, and WHEREAS: on February 24, 2015, the Planning Board reviewed and accepted as adequate revised drawings entitled: "Site Layout and Planting Plan (LI)," "Grading Plan (L2)," "Elevations (A-10)," "Site Elevations (A-3)," and "Site Details Plan (L-4)," all dated 2/17/15 and prepared by Schickel Architecture, in consultation with Noah Demarest,Landscape Architect, and WHEREAS: the Board finds that the landscape solution as shown in the drawings listed immediately above sufficiently addresses the Boards concerns in that it lessens the visual impact of the retaining wall, while preserving the existing trees on the adjacent property, and now, therefore, be it RESOLVED: that the Planning Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. The applicant to investigate tinting or otherwise darkening the portion of the concrete wall along the driveway that is visible from the public way, and ii. Revised site plan drawing with a note stating that the sidewalk will be rebuilt to City Standards, and iii. Written documentation of consultation with Noah Demarest regarding Site and Planting Plan. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 I`rhT� CITY OF ITHACA 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT r�+p JOANN CORNISH,DIRECTOR OF PLANNING&DEVELOPMENT >° PHYLLISA A. DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT �CD-OR Telephone: Planning&Development-607-274-6550 Community Development/IURA-607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Svante Myrick,Mayor Michael Thorne, Superintendent of Public Works Common Council Conservation Advisory Council Julie Holcomb, City Clerk Planning&Development Board Aaron Lavine, City Attorney Phyllis Radke,Director of Zoning Administration Ithaca Landmarks Preservation Commission Rental Housing Advisory Commission (RHAC) JoAnn Cornish,Director of Planning,Building,&Economic Development Mike Niechwiadowicz,Director of Code Enforcement Edward Marx,Tompkins County Commissioner of Planning From: Bryan McCracken Date: January 26, 2015 RE: Proposed Designation of the Local Titus-Wood Historic District At its regular monthly meeting to be held on Tuesday, February 10, 2015, at 5:30 p.m., the Ithaca Landmarks Preservation Commission (ILPC) will hold a Public Hearing to consider the local designation of the Titus-Wood Historic District. The proposed properties to be included in the district are 301, 307, 310, 314 and 317 W. State Street and 108 and 110 S. Albany Street, and the rear portion of 310-314 W. Green Street. All interested parties are invited to speak for or against the designation at the hearing, in person, by representative, or by written statement submitted to the ILPC secretary. Included in this packet are: the Short Environmental Assessment Form (SEAF); a map showing the proposed district boundaries; the Statement of Significance for the proposed district; and a brief explanation of the designation criteria and protections/restrictions conferred by the designation. Full documentation of the historic and architectural significance of the district and its individual properties is available for public review at the City of Ithaca Division of Planning & Economic Development, Third Floor, City Hall, 108 East Green Street, during regular business days between 8:30 a.m. and 4:30 p.m. Immediately following the hearing, or at a later, properly-noticed meeting, the ILPC will decide by resolution whether or not to recommend designation of the local Titus-Wood Historic District. Should the ILPC vote to recommend designation, the Planning and Development Board will be asked to file a report to Common Council with respect to the relation of the designation to the Comprehensive Plan, zoning laws, projected public improvements, and any plans for renewal of the site or area involved. The Common Council will then act to approve, veto, or refer the designation back to the ILPC for modification. i Proposed Local Designation,41 N Albany St.®the DennisNewton House Board of Planning& Development, Meeting Held February 24, 2015 i i At the regular monthly meeting on Tuesday, February 10, 2015 the Ithaca Landmarks Preservation i Commission by unanimous vote recommended designation of the Dennis-Newton House at 421 N Albany St as a local landmark. A map showing the location of the house and a summary of its historic and architectural significance are attached to this report. As set forth in Section 228-3 of the Municipal Code, Landmarks Preservation, i " Board shall file a report with the Council with respect to the relation of such The Planning p p j designation to the comprehensive plan,the zoning laws, projected public improvements, and any plans for the renewal of the site or area involved." I . i The following report has been prepared to address these considerations. 1. Relation to the Comprehensive Plan In the Draft 2015 ComP rehensive Plan,this area is envisioned to be preserved as a medium density residential neighborhood:'Local `designation is`consistent with this goal. 2. Relation to Zoning Laws The property is located in the_ R-2b zoning district: Local designation will not affect building uses permitted' under the Zoning Ordinan;ce:" Commission review is limited to the visual compatibility of proposed exterior alteratio`"ns,additions or demolition. v' 3. Relation to Projected Public Improvements There„are no plans for public improvements on the property or contiguous areas. Local landmark designation means that any future public improvements in the immediate area may require review and ap0rovaI by the Ithaca Landmarks Preservation Commission before work commences. 4. Relations to Plans,for Renewal of the Site or the Area r There are no plans in the�City's Community Development Block Grant program or by the Ithaca Urban Renewal Agency for renewal of this site or the nearby area. Local landmark designation j requires that any private proposal for material change of the exterior of the building or site undergo review and approval by the Ithaca Landmarks Preservation Commission before work I commences. i I i f i i I f i i I C Summary of Significance and Boundary Justification: The proposed Titus-Wood Historic District contains seven very good remaining examples of residential architecture constructed between the period from 1880 to c.1922 when the West State Street and South Albany area was a desirable and prominent residential location in Ithaca. Now primarily a commercial neighborhood, this proposed district contains examples of Stick style, Queen Anne style, second phase Italian Renaissance Revival and Craftsman residential architecture. West State Street, originally known as Owego Street, was a principal thoroughfare leading from the inlet and railroad station areas into the downtown core of Ithaca. On its westernmost end, State Street originally featured a mix of commercial structures and small businesses. Travelling west to east toward the downtown core in the late nineteenth and early twentieth centuries, one would have encountered commercial, residential and religious buildings that created a prominent entry to the heart of Ithaca. The proposed district is historically significant because the residences served as the homes for several locally prominent businessmen and a local physician. Several of these individuals were also active in local politics and civic life. The district is also architecturally significant because the houses were designed by early Ithaca architect A.B. Dale, Cornell-trained architects A. B. Wood and Arthur Gibb, Ithaca architect John Wilgus, and Auburn architect John Alnutt. The proximity to downtown Ithaca and to the nearby fashionable houses constructed from the 1870s through 1900 on land acquired by businessman and developer Charles M. Titus (1832- 1907) made this area appealing.Those houses are now in the Henry St. John Local Historic District and the houses in this proposed district serve as an ideal complement to this existing district. The proposed name for the district, Titus-Wood, reflects the significant influence Charles M. Titus and A.B. Wood had on the development of this area. Two large buildings that originally dominated this area are now lost but their original presence reveals why it was attractive to construct large houses in this proposed district starting in 1880. Charles M. Titus' own house stood at the south side at 315 West State Street. A grand Italianate house with a cupola on a large lot, it was demolished in the post-World War II period. In the 1860s, Titus' large house and lot occupied approximately half of the block bounded by Owego (now State), Plain, Green and Albany Streets. Between 1888 and 1921, portions of this Titus land were sold and five of the seven houses in this district were built on the former Titus property. On the north side of West State Street, the State Street Methodist Episcopal Church originally stood at the northwest corner at Albany Street with its tall, brick bell tower reaching up to the sky as a visible landmark. The church was built in 1879 and stood as a commanding presence on the street until it was demolished in 1961. Buildings in the district are primarily two-and-a-half story detached residences with similar setbacks and small front lawns. The lot sizes varying but all occupy long lots that are deeper than they are wide. Two of the buildings contain contributing resources in the form of early automobile garages. One property retains its historic bluestone sidewalk slabs leading from the public sidewalk to the front porch steps. The Central Fire Station parking lot on West State Street is the original site of Charles M. Titus's Italianate-Style house and is included in the district as a non-contributing parcel of land for this reason. The period of significance is 1880 through c.1922. The houses are significant examples of residential architecture in modes that were popular in the late nineteenth and early twentieth centuries, including Stick, Queen Anne, second phase Italian Renaissance Revival and Craftsman styles. Three of the houses retain their early automobile garages (although one has been altered) and one of them maintains a particularly high level of integrity, offering excellent evidence of an early-twentieth century automobile-related structure. These houses, with the exception of one, are now actively used and maintained as prime office spaces. They stand as a visible record of this era of residential development in Ithaca. The geographic boundaries of the district were delineated to capture the houses built on the historic Titus house lot and the remaining historic residential properties on the north side of West State Street that were once adjacent to the State Street Methodist Episcopal Church. The proximity of the houses reinforces the original primarily residential character of the district. Proposed Titus-Wood Historic District Z D r W D Z U) Legend Buildings ® Proposed Titus-Wood Historic District D W Parcels D < Roads E:: N 0 50 100 200 Feet NY State Plane,Central GRS 80 Datum A i i E z Map Source:Tompkins County Digital Planimetric Map 1991-2012 E .s Data Source:City of Ithaca GIS Program,2012 1:800 � AAA4o% Map Prepared by:Department of Planning,City of Ithaca, NY, February,2015 i i ProposedLocal Designation,Titus-Wood istoric District Board of Planning& Development, Meeting Held February 24, 2015 i At the regular monthly meeting on Tuesday, February 10, 2015 the Ithaca Landmarks Preservation j Commission by unanimous vote recommended designation of the Titus-Wood survey area as a local historic district. A map showing the boundary of the district and a summary of its historic and architectural significance are attached to this report. As set forth in Section 228-3 of the Municipal Code, Landmarks Preservation, "The Planning Board shall file a report with the Council with respect to the relation of such designation to the comprehensive plan,the zoning I�ws,�projected public improvements, and any plans for the renewal of the site or area involv'ed." The following report has been prepared to address these considerations. 1. Relation to the Comprehensive Plan In the 2015 Draft Comprehensive Plan, W. State St. is envisioned as a major multimodal corridor connecting downtown with the',"west end and the waterfront, and is identified as an area for vibrant mixed use growth. Local designation will not conflict with the draft comprehensive plan, but will help ens urIe that"th''corridor retains what little remains of its historic character. � 2. Relation to Zoning Laws The area proposed for<local historic district designation is in the CDB-60 Zoning District. Local designation will not affect",buifding �ses permitted under the Zoning Ordinance. Any new development within the district will require-,,,ILPC,review and approval - limited to the visual compatibility of proposed new construction;,exterior alterations, additions or demolition. There"is one publically ovined vacant parcel in the proposed district. Designation will not prevent�a new development-on the parcel, nor will it necessarily be more limiting than the existing zoning'in,terms of area'(height, lot coverage, etc) requirements. 3. Relation to Projected Public Improvements There is one City ownerd vacant parcel in the proposed district but there are no plans for public E improvements in the areaatthis time. Designation will not prevent a future development of the parcel. Local landmark designation requires that any future public improvements in the area undergo review and approval by the Ithaca Landmarks Preservation Commission before work commences. i i 4. Relations to Plans for Renewal of the Site or the Area There are no plans in the City's Community Development Block Grant program or by the Ithaca Urban Renewal Agency for renewal of this site or the nearby area. Local landmark designation requires that any private proposal for material change of, the exterior of the building or site undergo review and approval by the Ithaca Landmarks Preservation Commission before work commences. i G i I Planning and Development Board Resolution—February 24, 2015 Titus-Wood District Designation WHEREAS, on February 10, 2015 the Ithaca Landmarks Preservation Commission voted to recommend designation of the Titus-Wood survey area as a local historic district, and i WHEREAS, Section 228-3 of the Municipal Code, Landmarks Preservation, stipulates that the j Board of Planning and Development shall file a report with"Common Council with respect to the relation of such designation to the comprehensive ,plan, the zoning laws, projected public f improvements, and any plans for the renewal of the sife or area involved, therefore be it RESOLVED, that the Planning and Development Board shall file the attached report with respect to the issues stipulated in the Municipal Code, and be it further i i RESOLVED, that the Board of Planning and Development supports the local designation of the Titus-Wood Historic District. Moved by: 2nd By: Yes: c No: Abstain: y Absent: a i i pI I I t I I I I i i i I I I`rhT� CITY OF ITHACA 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING, & ECONOMIC DEVELOPMENT r�+p JOANN CORNISH,DIRECTOR OF PLANNING&DEVELOPMENT >° PHYLLISA A. DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT �CD-OR Telephone: Planning&Development-607-274-6550 Community Development/IURA-607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Svante Myrick,Mayor Michael Thorne, Superintendent of Public Works Common Council Conservation Advisory Council Julie Holcomb, City Clerk Planning&Development Board Aaron Lavine, City Attorney Phyllis Radke,Director of Zoning Administration Ithaca Landmarks Preservation Commission Rental Housing Advisory Commission (RHAC) JoAnn Cornish,Director of Planning,Building,&Economic Development Mike Niechwiadowicz,Director of Code Enforcement Edward Marx,Tompkins County Commissioner of Planning From: Bryan McCracken Date: January 26,2015 RE: Proposed Local Landmark Designation of 421 North Albany Street, a.k.a. the Dennis-Newton House At its regular monthly meeting to be held on Tuesday, February 10, 2015, at 5:30 p.m.,the Ithaca Landmarks Preservation Commission (ILPC) will hold a Public Hearing to consider the local designation All interested parties are invited to speak for or against the designation at the hearing, in person, by representative, or by written statement submitted to the ILPC secretary. Included in this packet are: the Short Environmental Assessment Form (SEAF); the Summary Statement of Significance for the property; and a brief explanation of the designation criteria and protections/restrictions conferred by the designation. Full documentation of the historic and architectural significance of the property is available for public review at the City of Ithaca Division of Planning & Economic Development, Third Floor, City Hall, 108 East Green Street, during regular business days between 8:30 a.m. and 4:30 p.m. Immediately following the hearing, or at a later, properly-noticed meeting, the ILPC will decide by resolution whether or not to recommend designation of 421 North Albany Street. Should the ILPC vote to recommend designation, the Planning and Development Board will be asked to file a report to Common Council with respect to the relation of the designation to the Comprehensive Plan, zoning laws, projected public improvements, and any plans for renewal of the site or area involved. The Common Council will then act to approve, veto, or refer the designation back to the ILPC for modification. Summary Statement of Significance: 421 North Albany Street, a.k.a the Dennis-Newton House The house at 421 North Albany is historically significant on a national level for its direct connection to the early formation of the Alpha Phi Alpha fraternity,the first Greek letter, African-American collegiate fraternity in the United States. It is also significant locally for its connection to its African-American owners.The house was originally built around 1868-69 for Norman Dennis (1833-1908), an early African- American resident of Ithaca who was born in New York State and worked as a laborer and mason. Dennis help found the first African-America lodge of the Odd Fellows in Elmira, New York. Norman Dennis' daughter, Lula (1859- 1928), married Edward Newton (c.1856-1932), a longtime employee at the Psi Upsilon fraternity house at Cornell University and an active member of Ithaca's African-American community. In this house in 1905, Edward Newton provided a welcoming environment by hosting the first meeting of the social study group of African-American male students at Cornell, a group that evolved into the Alpha Phi Alpha fraternity when they formally established themselves in 1906. Lula Newton died in 1928 and Edward Newton continued to live in the house until his death in 1932.The period of significance for the house is 1868-1932. Planning and Development Board Resolution—February 24, 2015 21 North Albany St a. .a. the Dennis-Newton House Local Landmark Designation WHEREAS, on February 10, 2015,the Ithaca Landmarks Preservation Commission voted to recommend designation of the Dennis-Newton House at 421 N Albany St as a local landmark, and WHEREAS, Section 228-3 of the Municipal Code,Landmarks Preservation, stipulates that the Board of Planning and Development shall file a report with Common Council with respect to the relation of such designation to the comprehensive plan,4he zoning,laws,projected public improvements, and any plans for the renewal of the site or area involved,now therefore, be it RESOLVED,that the Planning and Development',Board shall file the attached report with respect to the issues stipulated in the Municipal Code, and be it further, he local desi'nation of the RESOLVED,that the Board of Plar�ning and Development supports t g Dennis Newton House. i Moved by: 2nd By: - j Yes: No: Abstain: Absent: I l i I Tx ,q CITY OF ITHACA 108 E. Green Street— 3rd Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, &ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & ECONOMIC DEVELOPMENT � Apppp�Q PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development-607-274-6550 Community Development/IURA-607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 TO: Board of Zoning Appeals FROM: Planning& Development Board DATE: February 25, 2015 SUBJECT: Comments for Zoning Appeals#2974 and 2957 On February 24, 2015 members of the Planning and Development Board discussed the above-listed zoning appeals and agreed to forward the following recommendations: APPEAL#2974 134 EAST STATE STREET (ITHACA CAYUGA OPTICAL) Sign Variance Appeal of F. Alexander Wood for a Sign Variance from Sign Ordinance, Section 272-4 A. (1), which limits the distance in which signs can project from the face of a building wall. In order to make Ithaca Cayuga Optical, at 134 East State Street, more visible to customers, the applicant proposes to add a new sign at the entrance of his business. This new sign advertising the store will be 4.5 SF in size and will project 36" over the store's entrance; the Sign Ordinance only allows wall signs to project a maximum of 18 inches from the face of a building. Cayuga Optical at 134 East State Street is located in a CBD-60 Zoning District where signs are permitted. However, Section 272-18 requires that the Board of Zoning Appeals grant a Variance allowing the increased projection before a Sign Permit can be issued for this proposal. The Board does not recommend granting this appeal. For decades, one of the long-term planning goals for the Ithaca Commons has been to open up east-west views along the length of the Commons, both near its storefronts and along its center. This goal will finally be realized later this year with the completion of the rebuilt Commons. Allowing a sign to project 36 inches into the Commons pedestrian space, rather than the permitted 18 inches, would contradict the above long-term City planning goal. If the City allows one retail store to hang a sign projecting 36 inches, it is then extremely likely that a host of other retailers will also want to hang signs with similar projections, because they, too, will want better visibility for their businesses. The result could be exactly the kind of clutter of projecting signs, obstructing long views up and down the Commons, which the 18-inch regulation was intended to prevent. Furthermore, in this unfortunate scenario, each new projecting sign would obstruct the visibility of other projecting signs. All in all, this would be a losing game. The sign's design per se is fine, so long as it can be either(1) re-sized to conform to the 18- inch projection limit, (2)redesigned for installation flat against the storefront, pr(3)incorporated into an awning. APPEAL#2957 402 SOUTH CAYUGA STREET "An Equal Opportunity Employer with a commitment to workforce diversification." 1of2 Area Variance Appeal Ithaca Neighborhood Housing Services (INHS)for the owner, Ithaca Urban Renewal Agency, owner of 402 South Cayuga Street for Area Variances from Section 325-8, Column 11, Front Yard, requirements of the Zoning Ordinance. The applicant proposes to construct a new townhouse with four attached three-story, single-family units to be located at 402 South Cayuga Street. The building measures approximately 34' x 72'8" and the new townhouse will contain three 2-bedroom units and one 3-bedroom unit. Parking for one car will be provided at the lowest level of each unit. The property at 402 South Cayuga Street is on the corner of South Titus and South Cayuga Streets and has two front yards. The proposed construction will cause the Cayuga Street front yard to be deficient. The proposed front will be 5'1" of the required 10-foot front yard setback. This proposed project is in the R-3b Zoning District, where the proposed use is permitted. However, Section 325- 38 requires Area Variances be granted before a Building Permit is issued. The Board fully supports granting this appeal as it furthers the goal of providing more housing within the City and brings a vacant corner lot into active use. "An Equal Opportunity Employer with a commitment to workforce diversification." 2of2