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Home My WebLink About06-23-15 Planning and Development Board Meeting Agenda CITY OF ITHACA xT q 108 E. Green Street—3rd Floor Ithaca,NY 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 APPLICANT OVERHEAD PROJECTOR NOTE: accommodation to participate, The City only has a VGA plug/cable Clow available to connect to our overhead ® projector. If you need to connect another way, you will need to provide your own ADAPTOR. (Macs & many newer, lighter please contact the City Clerk at 274-6570 by NOTICE OF MEETING laptops may not have a VGA port.) 12:00 p.m.,the day before the meeting. ��(_n��?•�J�:� The regular meeting of the PLANNING& DEVELOPMENT BOARD will be held at 6:00 p.m. on JUNE 23RD,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 — if you will be speaking about a project 6:01 with a scheduled PUBLIC HEARING below, you are encouraged to speak at that time) 3. Special Order of Business— Public Comment on Draft Comprehensive Plan 6:10 4. Site Plan Review A. Project: Mixed-Use Housing 6:25 Location: 210 Hancock St. (former Neighborhood Pride store) Applicant: Ithaca Neighborhood Housing Services (INNS) Actions: ❑ Project Update ❑ RECOMMENDATION TO BZA Project Description: The applicant proposes to redevelop the entire 2.01-acre parcel currently containing the vacant former grocery store, a smaller commercial building, and a 110-space parking lot. The applicant proposes to construct 12 two-story townhomes and a four-story approximately 65,000-SF mixed-use building with approximately 53 apartments and three ground-floor commercial spaces, totaling approximately 10,000 SF. Approximately 70 parking spaces will be provided — approximately one third of which will be on the ground floor of the apartment building. The applicant also proposes to convert portions of Adams St. and Lake Ave. (both of which are public streets) by making them narrower, providing green areas, and installing bike and pedestrian amenities. The project is in the B-2a Zoning District and will likely require Subdivision in the future. The project will require the following approvals: a Flood Plan Development Permit, a variance from the Board of Zoning Appeals (BZA), approval from the Board of Public Works (BPW) for improvements to property in the public way, funding approval from the Ithaca Urban Renewal Agency (IURA), and approval from Common Council. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(2),(k), and (n) and the State Environmental Quality Review Act, §617.4 (9),for which environmental review was completed on May 26, 2015. B• Project: Retail/Restaurant Building [REVISED PROJECT] 7:00 Location: 222 Elmira Rd. (Ithaca Plaza) Applicant: Marx Realty& Improvement Co., Inc. Actions: No Action — Project Update Only Project Description: The applicant proposes to construct a one-story 3,400-SF retail building with 49 parking spaces and associated landscaping, walkways, and other site improvements. The 6.1-acre project site contains an existing retail mall with 258 parking spaces. The project includes relocation of the existing driveway to align with Fairgrounds Memorial Parkway. The project is in the SW-2 Zoning District, which allows a maximum building setback of 34 feet from the curbline. The project requires an Area Variance for the proposed 40' setback. The applicant has proposed a 4'-tall architectural wall along a portion of the frontage. 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. C. Project: Tompkins Financial Headquarters 7:10 Location: 118 & 119 E. Seneca St. Applicant: Trowbridge Wolf Michaels, LLP for Tompkins Trust Company Actions: ❑ PUBLIC HEARING ❑ Determination of Environmental Significance ❑ Consideration of Preliminary Site Plan Approval for Phases 1 & 2 Project Description: The applicant proposes to construct a 7-story, 110,000-SF office building as a new corporate headquarters at 118 E. Seneca St., and to relocate the existing drive-through teller to the ground-floor parking area of 119 E. Seneca Street. The new building will have a ground-floor footprint of approximately 6,600 SF (66' x 100') and will include retail services, building core, and other amenities related to the building. There will be 20-25 parking spaces accommodated on site to the north of the ground-floor footprint and under the building overhang. Each floor plate above the ground floor will be 16,300 SF. The front of the building will be set back several feet from the street line to align with the Hilton Garden Inn. 119 E. Seneca Street will include a new 985-SF drive-through teller building. Existing parking and drive aisles will be modified to create a teller window drive-up lane, a vacuum-actuated drive- up teller station, and a through-lane for traffic. In addition to the drive lane associated with the teller stations, a new ATM will be added to the site. Both sites are in the CBD-100 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h)[4] and (n), and the State Environmental Quality Review Act ("SEQRA"), §617.4 (6.)(iv), and is subject to environmental review. D. Project: Four Multi-Family Dwellings— "Pocket Neighborhood" 7:45 Location: 215-221 Spencer St. Applicant: Noah Demarest for PPM Homes Actions: ❑ Declaration of Lead Agency Project Description: The applicant proposes to build a new multi-family 'pocket neighborhood' on a hillside site between W. Spencer St. and W. Cayuga St. The project will include four buildings, each of which will be 3 stories tall and contain 3 units (12 units overall). A 12-car parking area is proposed with access off W. Cayuga Street. Site circulation will be organized with a series of landscaped stairs and terraces connecting through the site. The project also includes lighting, retaining walls, and landscaping. The project is in the R-3b Zoning District and requires a Parking Variance. 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. "An Equal Opportunity Employer with a commitment to workforce diversification." 2 E. Collegetown Housing Project at Dryden & Linden— Update 8:00 F. State Street Triangle (Trebloc) Mixed-Use Project—Update 8:15 5. Zoning Appeals 8:30 • #2986— Parking&Area and Variances: 210 Hancock St. (INHS) • #2987—Area Variances : 105-107 E.York St. (Semp) 6. Old/New Business 8:40 A. Special Meeting—June 30th, 2015—Comprehensive Plan Review (http://www.cityofithaca.org/DocumentCenter/View/3105) B. Proposal to Amend Collegetown Area Form Districts (CAFD)to Remove 20' Minimum Spacing Between Primary Structures on Same Parcel — Discussion (http://www.cityofithaca.org/DocumentCenter/View/1766) C. Proposal to Reduce Width of E. Seneca Street in Downtown Core— Discussion & Potential Resolution to Board of Public Works (BPW) D. Planning Board Recommendation to Tompkins County Legislature Regarding Proposals to Redevelop Old Library Site (http://www.tompkinscountyny.gov/planning/community-planning/oldlibrary) 7. Reports 9:10 A. Planning Board Chair(verbal) B. Director of Planning& Development(verbal) C. Board of Public Works Liaison (verbal) 8. Approval of Minutes: 4/28/15&5/26/15 9:20 9. Adjournment 9:21 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 electronicallv via the"Document Center"on the Citv web site,under"Board of Zoning Appeals." "An Equal Opportunity Employer with a commitment to workforce diversification." 3 o�Y CITY OF ITHACA 108 East Green Street, Suite 202 Ithaca, New York 14850-5690 � OFFICE OF THE CITY ENGINEER .i..... Telephone: 607/274-6530 Fax: 607/274-6587 To: Planning& Development Board Lisa Nicholas, Planner From: Tim Logue, City Transportation Engineer- =, Date: June 11, 2015 Re: Site Plan Review projects for June 2015 meeting Four Multi-Family Dwellings,215-221 West Spencer Street Overall, I do not have any concerns for the transportation aspect of environmental review. The site is very walkable and bikable, and is only a few blocks from our downtown transit hub. One question: how will bicycle parking be accommodated? Two Duplexes at 804 East State/MLK Jr. Street Though I still have some site planning concerns (bicycle parking,vehicular access aisles and parking spaces), I do not have any concerns about environmental review. Building&Vehicle Display Expansion, 308-318 Elmira Road I don't have any concerns related to the environmental review or the variance. Tompkins Financial Headguarters,118 &119 East Seneca Street I don't have any concerns related to the environmental review. Mixed-Use Housing,210 Hancock Street Nothing further. Page 1 of 1 'An Equal Opportunity Employer with.i commitntent i--,tiv.+real n cc diversification." �«� TY OF ITHACA rt DEPARTMENT F AN -I & E A��T s .a CC � I ��I DIRECTOR PLANNING &DEVELOPMENT T PHYLLISA A. DeSARNO, DEPUTY DIRECTORNOMIC DEVELOPMENT ® Telephone: Plannning&Develo meet—607-274-6550 oiii-munity Development/I —607-274-6559 Email: cder d run cityyofl�thaca..ol-g Email: iura@cltyofi�tlla.ca.org g � Fax: 607-274-655 Fax: 607-274-655 MEMO Date: June 9, 2015 To: Planning and Development Board From: Bryan McCracken, Historic Preservation Planner Re.: Potential Impact of the Proposed Development at 804 E. State Street on within the East Hill Historic District As part of the full environmental review, the Planning and Development Board requested my comments as the City's Historic Preservation Planner on the potential impacts of the proposed project at 804 E. State Street on the historic resources located in the East Hill Historic District. The project involves the construction of two new duplex buildings adjacent to, but not within, the boundaries of this district. MY comments are based on materials submitted for site plan review to the Planning and Development Board on April 30, 2015. My evaluation examines the visual impact of the proposed new buildings on the East Hill Historic District, and is based on Secretary of the Interior Standard#9, which states that"new additions, exterior alterations, or related new construction shall not destroy... spatial relationships that characterize the property[or district]... and shall be compatible with the historic materials, features, size, scale and proportion,ortion, and massing to protect the integrity of the property[or district] and its environment." The East Hill Historic District comprises a mix of commercial, institutional and residential buildings, and derives its great significance from its broad collection of architecturally and historically significant buildings. It is designated as both a local and national historic district:The proposed project at 804 E. State Street involves the construction of two, two-and-one-half-story buildings adjacent to this district and directly contiguous to109 and 111 Orchard Place to the north and 101 and 103 Eddy Street to the east. The East Hill Historic District was expanded to include the Orchard Place properties in 2014. While the size, scale, proportion and massing of the proposed buildings are compatible with those found in the East Hill Historic District, the proposed exterior cladding materials and detailing contrast dramatically with those found within the district and, therefore, have an adverse impact on the district's visual quality. The vinyl materials and limited detailing of the proposed buildings are dissimilar to the highly-articulated, wood-clad buildings found in the district. This difference in visual quality creates an abrupt break between the properties within the district and those outside, negatively impacting the district's visual integrity and relationship to the greater East Hill neighborhood. This impact could be mitigated through the effective use of landscaping to create a visual buffer between the district and the new development. This has already been done along the northeast property line, where a vegetative boarder is proposed. The effectiveness of this buffer would further be enhanced through the use coniferous species that will provide screening throughout the year. Similar large-scale plantings should be incorporate into the design along the property line abutting 101 and 103 Eddy Street, where no visual barrier currently exists, and the steep slope fronting 806 and 808 E. State Street, which serves as the gateway to the East Hill Historic District. 1 June 17, 2015 JoAnn Cornish, Director of Planning and Development Department of Planning and Development City of Ithaca 108 East Green Street Ithaca, NY 14850-5690 Re: Site Plan Review Update Package Dear JoAnn: We are pleased to provide the attached exhibits and supplemental information for the Redevelopment of 210 Hancock Street. The attached supplemental graphics illustrate site and architectural concepts for the project. We trust that the Board will find this information helpful as it continues to evaluate the development. We look forward to appearing before the Board at its next meeting on June 23, 2015. We are hopeful that with this additional information, the Board will be in a position to make the determination of support to the Zoning Board of Appeals on the area variances needed for the project. We anticipate being before the BZA in early July. If you have any questions or require further information, please do not hesitate to call. We are looking forward to presenting the project at the June 23, 2015 meeting. Sincerely, ty*-Ov- Peter Trowbridge, RLA, FASLA Principal Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street,Suite 201 Ithaca,New York 14850 ph:607.277.1400 www.twm.la Exhibits: 1. Site Plan Rendering, June 17, 2015 2. Multi-Family Building Elevations (Page 1),June 17, 2015 3. Multi-Family Building Elevations (Page 2),June 17, 2015 4. Architectural Floor Plans, Sheet AP100, June 17, 2015 5. Architectural Rendering: Patio at Corner of Hancock and First, Sheet AP505, June 17, 2015 6. Architectural Patio Section, Sheet AP506, June 17, 2015 7. Layout Plan, Sheet L201, June 17, 2015 8. Planting Plan, Sheet L401, June 17, 2015 9. Photometric Plan, Sheet 10F1, June 17, 2015 10. Site Details, Sheet L503,June 17, 2015 11. Interim Utility Plan, Sheet C101, June 17, 2015 12. Final Utility Plan, Sheet C102,June 17, 2015 13. ESC Plan — Demolition and Construction Plan, Sheet C103, June 17, 2015 14. ESC Plan —Stabilization, Sheet C104, June 17, 2015 15. Details, Sheet C201, June 17, 2015 I1 LoCD Lu CV u _ Q z J 1 f 41L ��► +` r ' I� � -• s - - � � , � - _ 4 � 3f_1N311d MOIIIM 7 y • s - ' .P l - N33uo dlllOdosvo - _ f y 4M I PZ3 2� w L CD TIP, va �i O III IIII.I . .r' Ili II .. II III7 4�- _ CD - l = y 70 �---..' CD CD emir W f C/D cn A'. -_ � - CU w ■ o _ C� J z w LO UJ - _ o - 0 V/ uj �--�--� CD u, cD o CD z J o � p C� w m w - � � w w U) C) 0 - U) CID CM 0- w z C z z o z U � � X oc000co = ,� o � o J � � � �- � z � j � w � w >. 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GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES MICHAELS ON SITE PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO ANY EXCAVATION. 2. SEE CIVIL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES. 0 ( 0 ) ( 0 ) ( 0) 002) 0 3. SEE ELECTRICAL DRAWINGS FOR LAYOUT OF UNDERGROUND ELECTRICAL AND LIGHTING. . 4. ALL SIDEWALK RADII SHALL BE 2'UNLESS OTHERWISE NOTED. g 5. SITE DRAWINGS BASED ON SURVEY BY: [Lii — POTENTIAL ON STREET T.G.MILLER PC LANDSCAPE ARCHITECTS LOADING ZONE 203 North Aurora Street Ithaca,NY 14850 FIRST S T R F�T (607)272-6477 107- 7 Seneca St.,Ste 201 Ithaca, -2 14650 607-27-1400 Fax 607-277-6092 D � 0 0 N\ ��21.75' 0 KEY MATERIAL LEGEND DETAIL a ASPHALT PAVEMENT B5 I p --) ° A W R W 18.50' — ° 0 L501 35.50' 15.00' 7 B,Q YP) 8.00 STANDARD COLORED PEDESTRIAN CONCRETE PAVEMENT Al Ora LOADING SPACE;�; VJ; _ ° B L501 ' ° � e ° ° ° -�_- ------------ - CD ----- S L_J NOTICE: --- ° -- L _-cz,_-_--_ _- ° ----- ----------- ---o—_______ / IT IS A VIOLATION OF LAW FOR ANY p ___ __ _ a D 6"RAISED CONCRETE CURB B4 PERSON, UNLESS ACTING UNDER THE 12.00' ° p ° °I5 50' a ° B L5o1 DIRECTION OF A LICENSED c° \ (TYP v ° ° _ LANDSCAPE ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO N p ° FLUSH CONCRETE CURB ALTERS THIS DOCUMENT IS B3 REQUIRED BY LAW TO AFFIX HIS OR n ° E L501 HER SEAL AND THE NOTATION p "ALTERED BY"FOLLOWED BY HIS OR o � B Q (TYP) ° ° ° o o �� a ° 5.00' R f ° ° °° ° ° ! _ ° ° a HER SIGNATURE AND A SPECIFIC DESCRIPTION OF ALTERATIONS, WOOD FENCE WITH GATEWAY AT SIDEWALK ENTRIES REFER TO DETAIL C3 ' 1 ° p° ° ° ° ° I 0 F# FOR TYPE 4,5,OR 6(HEIGHT DESIGNATION) L501 COPYRIGHT©2015 L C p ° ° ° ° ° p ° ° ° p U, ° ° ° °p ° I S TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP B e ' ° ° °p ° ° o p ° ° ° ° I GATEWAY AT SIDEWALK ENTRIES-T-0"WIDE GATES TO MATCH ADJACENT p T TYP OF 3) ° ° S p p ° E °N ° ° p I �'j FENCE HEIGHT,PANEL STYLE,AND FINISH;SS PIN MOUNT STREET ADDRESS L501 NOT FOR ° ° °° ° ° ° ° ° ° ° ° O p° ° o p ° p ° ° p ° o ° _ ° AT EACH GATE;HARDWARE TBD. 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E ° - Ii �; ° 11 ° ° ° POST AND HEDGE-4'-0"TALL POST TO MATCH WOOD FENCE MATERIAL, m iii ; p ° ° a ° I 0 H FINISH,AND INSTALLATION WITH ADDITIONAL CAP PIECE;HEDGE SHALL BE J ° ° p ° j ° ° 011 ° ° _ ° I 2'-0"WIDE,SEE PLANTING PLAN 80% SD TYP C ` W N OF 4) LOADING SPACE — ° p° ° p ° ° ° ° ° ° °o ° p ° ° o a ° I I ADA DROP CURB RAMP C2 SUBMISSION ° o ° ° 0 L501 Z I � � Q W B 6.25' a I 5.00' I m J ASPHALT PATCH 61 ° L501 W 5Y° a ,� 15.50' Q I° oI o o p ° p ° o LOADING SPACE I /y TRANSITION GRANITE TO ° ° ° p 00 of ° ° p ° p CONCRETE CURB(TYP) R 4'STEEL PICKET FENCE WITH GATE C1 C3 ` J ° ° 24.00' p ® p 11.4�' — 23.3(� p UK L501 a.75' B,Q (TYP) o p �B B,Q (TYP) ° J ° "' BUS STOP q2 L_ 9' O S L L502 ' p � 18.00' ° U � o o ° o s.5o' o p U o o I 6.00' M BENCH-MANUFACTURER: MAGLIN-MODEL:MLB870 Al RELOCATED L502 8.50' _ o� / LOADING SPACE S ° ,per UTILITY POLE, ° ��Q\ / oo SEE UTILITY g 0 Lq � / °°o 0 5.00' I o A J I V I /4 j o DWG b N BIKE RACK ON CONCRETE PAD C5 U) R o N I N s L501 �'�"� U w I ° �° TRANSITION GRANITE TO ° CONCRETE CURB(TYP) D I B Ir °° ° PLAYGROUND STRUCTURES A3° S U o ° io L502 °D --�--� 0 R q q A A A A 0' �ye� ENGINEERED WOOD FIBER PLAYGROUND SURFACING, r 11 ° ° ° °o ° ° PHASE LINE WITH UNDER DRAINAGE PER CIVIL ENGINEER jij jj j j,� L501 �•J PHASE LINE B I p I '� � �' �' �I. n STACKED WOOD BENCH B3 cz� ° F5 � F6,G F5,G F6,G F5,G al F5,G F5,G p ° F5,G F6,G F5,G I ` �l L5o3 O b F4 p j M _ F4 F4 } ,, � I R GRANITE CURB B2 Q 0 U o ° p Q t = ! B 0 N � VEHICULAR CONCRETE PAVEMENT A4 � o N (TYP S L501 F4 °+B I OF 3) V 0 ''//// e I - VEHICULAR BOLLARD D2 0 � FU URE P SE P � �� ° _ � W T L501 = H o fn cfl 1-'� v i, p i = V Q ca I - ui - ECOMESH SCREEN WALL BS � V O 0 ° UU L503 z CIO B F4 ,,,,_, H F4 H F4 K —% --------- Q }• "' - 4.00' 4.0 ' Lam- 4. 0' ® ® ° o PRO . 1_. LI .E. r-� -� ° r-� p ° --- ---- --------- L� N ° — — ° J ° U LIMESTONE DUST PATHWAY WITH STEEL EDGING ----------------- q3 0 5,00, 4.00' — ° 4.00' 3.50' 4.00' o L503 Q -� 4.00' I 5.00' ----—__ ° ° I B 5.00' --------------- C\j U o I� 4.00' p p ° °° ° ° ° ° p NI PRECAST CONCRETE ROCK CURB A4 o ° L503 01 I T ° S ° °° F4 I ° 0 I ° ` PHASE LINE � ° ° ° PHASE LINE ° o I ° B o +/5.00' e ° ° DATE: 06/17/2015 p ° o ° �� ° ° ° ° GRAVEL MULCH UNDER PLINTH A5 z I ° p° ° o `t I ° ° ° p o ° ° X PROJECT: 2014030 p° ° ° ° ° C ° TRANSITION FIR M L503 A KE A ° ° ° °° VEHICULAR CO DRAWN BY: JBP A I ° � i \° °° TO PE F8fiRT�N J CHECKED: PJT o TOP OF BANK R S B W W S J Q LIGHT FIXTURE LEGEND U TRANSITION FROM A+ POLE TOP LIGHT(SEE C2/L503) in VEHICULAR CONCRETE LAYOUT PLAN TO PEDESTRIAN B+ BOLLARD LIGHT(SEE A2/L503) CONCRETE CU = CASCADILLA CREEK 0 N 0 20' 40' U) z t- 0 p^ LAYOUT PLAN L201 „I Scale: 1"=20' °' 1 2 3 4 5 GENERAL SHEET NOTES - PLANTINGTROWBRIDGE WOLF 1. STRIP AND STOCKPILE EXISTING TOPSOIL FOR REUSE. STOCKPILED TOPSOIL MUST BE MICHAELS SCREENED AND AMENDED TO MEET PROJECT SPECIFICATIONS. 2. ALL PLANTING BEDS TO BE PREPARED AS SPECIFIED:SHRUB BEDS TO BE PREPARED IN THEIR ENTIRETY WITH 24"DEPTH PLANTING SOIL MIX. TREE PITS TO BE DUG TO DEPTH OF ROOTBALL 0 ( 0) BY 3X THE DIAMETER. . 3. AFTER BEDS ARE PREPARED,THE LANDSCAPE CONTRACTOR IS TO LOCATE TREES,SHRUBS AND g PERENNIALS AS SHOWN ON PLANS. TREE,SHRUB AND PERENNIAL LOCATIONS ARE TO BE — APPROVED BY LANDSCAPE ARCHITECT BEFORE THEY ARE PLANTED. LANDSCAPE ARCHITECTS 4. NO PLANTS ARE TO BE PLANTED UNDER ROOF OVERHANGS OR CANOPIES. 5. ALL DISTURBED AREAS THAT ARE NOT SHOWN AS PAVED OR PLANTED BED ARE TO BE SEEDED 10 Seneca st.,Ste.201 Ithaca, 14650 607-277-1400 Fax 607-277-6092 I1 D4 g g AS LAWN. PREPARE AND SEED LAWN AS PER SPECIFICATIONS,UNLESS OTHERWISE INDICATED. D Y v AM WF AM AM 6. ALL TREES AND PLANTS TO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI 260.1 "AMERICAN 0 2 40 1 0 AM 1 STANDARD FOR NURSERY STOCK". 0 7. ALL TREES AND PLANTS TO BE SELECTED AND TAGGED AT THE NURSERY BY LANDSCAPE ARCHITECT,CONTRACTOR TO COORDINATE. 8. MAINTAIN AND WARRANTY ALL LIVING PLANT MATERIAL AS PER SPECIFICATIONS. ME 0 4, SR MA O MAMA a f 1 267 u SR CITY OF ITHACA FORESTRY MASTER PLAN 1 _ SM I _ I 12 FDA 24 _i 1. THE PROJECT WILL SEEK COMPLIANCE WITH THE CITY OF ITHACA FORESTRY MASTER PLAN. HQ HQ Si PARTICULAR EMPHASIS WILL BE PLACED ON PROTECTION AND INTEGRATION OF EXISTING SJ _ � � NOTICE: STREET TREES;MAINTAINING VIABLE SOIL VOLUMES THROUGHOUT THE SITE;AND TREE „ 14 a � IT IS A VIOLATION OF LAW FOR ANY II - SPACING. SOIL VOLUMES HAVE BEEN DETERMINED TO SUPPORT TREE SPECIES AS INDICATED PERSON, UNLESS ACTING UNDER THE MA WF ON THIS PLANTING PLAN. DIRECTION I� 2 26 I LANDSCAPE OARC TECT TO ALTER r \- HA ANY ITEM ON THIS DOCUMENT WHO CA CA MA BS CD 16 I REQUIRED Y LAW TOEAFF X HIS OR 5 13 2 37 HQ IV 11 pT HER SEAL AND THE NOTATION "ALTERED BY"FOLLOWED BY HIS OR BS HA HA SM A SJ - 1 8 HER SIGNATURE AND A SPECIFIC 14 13 18 15 25 DESCRIPTION OF ALTERATIONS. RH 12 PQ 17 '� 9 COPYRIGHT©2015 CA SA TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP HA SR I 2 8 ° 2 18 ° NOT FOR CA I 25 I Si ^ 13 I EXISTING DECIDUOUS TREE _4 CONSTRUCTION RH 1 ( 0 ) 31 SR PT + SHADE/EVERGREEN TREE (D5/L501) SA CA SA Q �+ 3 11 80% SD 3 C 1 PT FP PT PQ MA PT PQ PT PQ PT PQ PQ SM BS MA CA SUBMISSION 27 11 2 10 6 6 6 6 2 6 6 6 6 6 6 9 ORNAMENTAL TREE (D5/L501) AM BS SR WF AM BS 36 2 45 � 21 � � SHRUB OR PERNENNIAL (D4/L501) SM I AL' 9 _ LAWN SEED (D5/L501) 13 - (PREFFERED SEED-SHADY SUPREME) 0 11 WF SM WF 0 Si 9 14 15 =rl 18 13 i o RA RA I QB QT KEY BOTANICAL NAME COMMON NAME SIZE ROOT 25 19 ` QB RA EXAMPLE SOIL a RA DECIDUOUS TREES SR 4 14 VOLUME (430 CF) AM EXAMPLE SOIL 14 23 AM Acermiyabei'Morton' State Street Miyabe Maple 1 3/4"TO 21/4" B&B CA HA 1 AM AT MEDIUM TREE: 1 VOLUME(950 SF)AT t 10 SR HA RA g 11 QB Quercus bicolor Swamp White Oak 1 3/4"TO 21/4" B&B 5 14 MEDIUM-LARGE TREE: 20 RA 18 HA RA (� 1 8 SA Sorbus alnifolia Korean Whitebeam 1 3/4"TO 21/4" B&B w CA SR n25 HA 1 5 � 8 RA 35 AM 15 1 ORNAMENTAL TREES � 10 10 SR 10 12 MA Magnolia acuminata'Yellow Bird' 'Yellow Bird'Cucumber Magnolia 8-10' B&B 3 ME Magnolia x'Elizabeth' Elizabeth Magnolia 8-10' B&B LU 22 SR Syringa reticulata'Ivory Silk' Ivory Silk Japanese Tree Lilac 8 10' B&B 0 Tzz�� \\\ 4 \4. v ASE LINE P E IN QB cD Q EVERGREEN TREES z SA e 1 17 6 �\ 2 PO Picea omorika Serbian Spruce 8-10' B&B z WF SJ SM WF WF SJ WF SJ .. WF SM SJ 6 6 7 SM 3 5 6 ( Si 7 25 MA 3 WF AM 7 7 \ 6H SHRUBS O 1 7 � I I � 11 4 8 SR I 177 BS Buxus sempervirens'North Star' North Star Boxwood #5 CONT ISJ1I WF 1 1 �SR] / C4 WF l WF I 100 CD Callicarpa dichotoma'Early Amethyst' Beautyberry #3 CONT U U A 19 5 O 20 WF RH / 3 HQ Hydrangea quercifolia Oakleaf Hydrangea #5 CONT O TFFFF 4 77 1, t7 I J 8 IV Itea virginica'Henry's Garnet' Virginia Sweetspire #5 CONT O Oil SM — / 147 SJ Spiraea japonica'Lemon Princess' Lemon Princess Spirea #3 CONT L.L i 4 AM / \ — 166 SM Spiraea x media'Snow Storm' Snow Storm Spirea #3 CONT. (D E F U U E P S E SR BS Si Si BS BS 1 2 /� _ 318 WF Weigela florida'Wine&Roses' Weigela #3 CONT = 0 1 SJ SM BS BS SM 1 7 5 7 [�A SJ BS SJ BS BS _ CD� I 9 10 5 10 11 �� SM 3 3 8 PERENNIALS MA M I W V 1 - 0 I SM CD 72 CA Calamagrosfis x acufiflora Karl Foersfer Feather Reed Grass #2 CONT (a -SA 1 15 2:\\ / 4 0 60 RH Rudbeckia hirta Blacyeusan #2 CONT Q WF k Ed S 1� N WF —Lg_. _® - - ® ®_- - a -'- _ ca GROUNDCOVERS Q O `� g WF WF WF WF WF WF WF WF WF 6 218 RA Rhus aromatica'Gro-Low' Fragrant Sumac #3 CONT = -�—+ MA 13 6B 7 3 4 6 g 9 8 �— � 1 co CD I - CN C5 VINE o _ QB 29 S � 1 SR 1 PHASE LINE 0000 PO 141 HA Hydrangea anomala ssp.petiolaris Climbing Hydrangea #3 CONT 0 Mumma PHA LINE DATE: 06/17/2015 zNow-,, 10011"Wa 2 48 PT Parthenocissus tricuspidata'Veifchii' Veitchii Boston Ivy #3 CONT J ---- --- PROJECT: 2014030 _ SR 48 PQ Parthenocissus quinquefolia'Red Wall' Red Wall Virginia Creeper #3 CONT z CD 3 DRAWN BY: JBP Z RA SR A 30 24 1 QB CHECKED: PJT o SR RA ME 1 0 2 24 2 Q U g U) PLANTING PLAN U O U m 0 20' 40' 0 GV U) LU Z to F- A^ PLANTING PLAN L401 I Scale: 1"=20' °' 1 2 3 4 5 NOTES: TROWBRIDGE 1. SEE PLANS FOR LOCATIONS. WOLF 2. BASIS OF DESIGN IS THE BEACON VIPER SMALL,CATALOGUE MICHAELS NUMBER VP-S 30NB-90 4K UNV RA BZT 3. POLE HEIGHT INTENT IS+/-16-0" 4. COLOR TO BE SELECTED BY OWNER FROM FULL RANGE OF COLOR CHOICES 5. CONTRACTOR TO COORDINATE WIRING AND CIRCUITS 6. FIXTURE DARK SKY COMPLIANT WITH HOUSE SIDE SHIELDS 7. POLE AND BASE TBD [Li LANDSCAPE ARCHITECTS 1001 W.Seneca St.,Ste.201 Ithaca,NY 14850 607-277-1400 Fax 607-277-6092 D ACCESS COVER POLE,TBD POLE BASE,TBD BOLT PLATE 1/2"CHAMFER AT TOP OF FOUNDATION, COORDINATE FINISH GRADE WITH BOTTOM OF CHAMFER FINISH GRADE NOTICE: IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE INSET: TYPICAL BEACON VIPER SMALL T RE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANCHOR BOLTS,SIZED AS RQD, ANY ITEM ON THIS DOCUMENT WHO ° DOUBLE HEX NUTS AND WASHERS ALTERS THIS 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. °a COPYRIGHT©2015 a 3"CONDUIT ENTRY,CONDUIT AS TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP RQD CAST INTO FOUNDATION ° ° NOT FOR 4000PSI CONCRETE FOUNDATION CONSTRUCTION ° ° a ° 4 - 80% S C D 41< SUBMISSION 00 �� - NYSDOT TYPE 2 SUB BASE TO 95% PRODUCT 6" MANUFACTURER:MCNICHOLS COMPACTED SUBGRADE TO 95% PRODUCT:ECOMESH ECO MESH PANEL WEBSITE: http://www.mcnichols.com/eco-mesh C2 POLE TOP LIGHT COLOR:to be coordinated with architect 3"0"SQ.GALVANIZED 1"=1'0" STEEL TUBE Scale: NOTES: NOTES: TOP VIEW 1. SEE PLANS FOR LOCATIONS. 1. ALL TIMBER SHALL BE DRIED,SAWN,AND SANDED 2. BASIS OF DESIGN IS THE TEMPE ROUND BOLLARD BY SPAULDING FREE OF SPLINTERS GALVANIZED"L"BRACKET LIGHTING, PL-T 42 W/30/4P CATALOGUE NUMBER 2. TIMBER SPECIES TBD;RANGE OF ACCEPTABLE VARIES(SEE LAYOUT PLAN) w TMR-F42-DO-DB-HS180 SPECIES INCLUDE BLACK LOCUST,WHITE OAK, 3. COLOR TO BE SELECTED BY OWNER FROM FULL RANGE OF COLOR DOUGLAS FIR,OR RED CEDAR U CHOICES 3. METAL STRAPS SHALL BE GROUND SMOOTH TO GALVANIZED"L"BRACKET 4. CONTRACTOR TO COORDINATE WIRING AND CIRCUITS ELIMINATE SHARP EDGES AND PRE DRILLED PRIOR TO GALVANIZING ECO MESH PANEL Off INTEGRAL LIGHT FIXTURE WITH 4. CONSTRUCTION ADHESIVE,SUREBOND OR o 3"x3"SQ.GALVANIZED W i SEALED ACRYLIC LENS APPROVED EQUIVALENT,SHALL BE APPLIED M BETWEEN EACH COURSE OF TIMBER,THE FULL STEEL TUBE u) LENGTH OF OVERLAP 3"X 1/4"THK GALVANIZED MOUNTING STRAPS WITH(3)X 3"GALVANIZED LAG BOLTS; �, SURFACE MOUNTING PLATE ` lk BOLLARD BODY (2)STRAPS PER BENCH z 5 / 6"X6"BENCH TIMBER B � C� z / ,� 1'6" 3„ T-6"TYP d _ CONCRETEFOOTER Cl) co o z a a U 8 o N 1/2"CHAMFER AT TOP OF FOUNDATION, O COORDINATE FINISH GRADE WITH e �T CDN.CRE�E PA�/Ef�iIENT O BFA.OW a 4 _ BOTTOM OF CHAMFER F,0" 3" � 6" 12"x6"x1 1/2"THK PT PLATE a � PLACED(3)PER BENCH V 4 FINISH GRADE SEGMENT o ° = z � ° B4 STACKED WOOD BENCH B5 ECO MESH SCREEN WALL Scale: 1/2"=V-0" Scale: 1/2"=V-0" C (4) 1/2"DIA X 10"ANCHOR z Cu BOLTS AND CONCEALED BASE PLATE NOTES: ° 1. MITER AND BUTT CORNERS ARE NOT ACCEPTABLE.. Q 2. MANUFACTURER TO PROVIDE END PIECES WITH U O N ° CONTINUOUS CURB PROFILE AND FINISH. Q `� CONDUIT AS RQD CAST 3. PRECAST CONCRETE CURB TO BE HANOVER ROCK ° INTO FOUNDATION CURB. COLOR:SHALL BE TBD,INTENT IS A LIGHT VARIES SEE PLANS -�- � �° GRAY. C\j U ° +/ 5 ADJACENT PAVING o `r WIDTH AS SHOWN ON PLAN J F ol ° 4000PSI CONCRETE FOUNDATION 1'-0" ADJACENT PLANTER m GRAVEL MULCH ° o (2"-5"DIA STONE,COLOR:RANGE OF GRAYS) DATE: 06/17/2015 a 2"LIMESTONE SCREENINGS COMPACTED _ _ _ _ _ w CROSS SLOPE -III—III—III—III__ Q PROJECT: 2014030 J ° AS SHOWN ON STEEL EDGING = —III_ PRECAST CONCRETE ROCK CURB FINISH GRADE o GRADING PLAN _ a a — — —III— o 0 0 0 0 o DRAWN BY: JBP ° q —III III- o 00 00 00 00 00 0 n o o CHECKED: PJT /`� N a —III - o 0 0 0 0 0 0 0 0 0 0 o LANDSCAPE EDGING,ONLY IN LOCATIONS NOT COMPACTED SUBBASE III 3000 PSI CONCRETE BACKING BOUNDED BY PAVEMENT,CURBS,BUILDING, ° o = FULL LENGTH OF CURB.FORCE AND CONCRETE STAIR STRUCTURE cc III—� CONCRETE THROUGH BACK OF o ° a 4 o ° M —III— JOINTS.GROUT FRONT AND TOP OF SEPARATION FABRIC g O O O SEPARATION FABRIC(WRAP SIDES) — —III_ JOINTS FLUSH WITH 1:2 MORTAR MIX, COMPACTED SUBGRADE o� oDo�oDo�oO - __ III I-III-III-I =� COLOR TO MATCH CURB. — —I —I I_I —I —I —I —III—I —III_ SITE DETAILS COMPACTED SUBGRADE -I -I -I I-III-I -I =III III=I 1:3:6 DRY MIX 0 UNIFORM PILES AT EACH END AND cu -1 -1 -1 III-1 -1 -1 -1 III-1 ON 3-FOOT CENTERS BENEATH CURB o - NYSDOT TYPE 2 SUB BASE TO 95% — FOR FULL LENGTH OF CURB. 6„ V-3"MIN. z COMPACTED SUBGRADE TO 95% I— A2 LIGHT BOLLARD A3 LIMESTONE DUST PATHWAY /� PRECAST CONCRETE ROCK CURB GRAVEL MULCH UNDER PLINTH L503 Scale: 1"=V-0" Scale: 1"=V-0" AT Scale: 1"=V-0" A5 Scale: 1"=V-0" °' 1 2 3 4 5 ., O. 09'od 40.1'°, 'o.,'.,'a,'0.1'o*+oa'o. 0. 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F \ ENGINEERS NORTH AND URORASURVEYORS STREET ITHACA, NEW YORK 14850 m WWW.TCMILLERPC.COM 607-272-6477 WARNING: It is a violation of New St Law for any 8.5 n r pars n,Tork u essate acting under he J _ C� direction of a licensed Architect, l o f / m ` i� / to alter document document in any sealway. of \ 389.0 _ \ > If a document t is al the seal of N to Architect is altered,the \ \ I "' / altering Z Architects affix to\ I 8" PVC ROOF DRAIN ® / ro such documenumenhis t his seal and the m \ notation"altered by"followed by ^ _ 0.5% MIN. SLOPE (IYP)� _ �� i I i his signature,the date of such ` ) alteration, and a specific E \ o / \ description of the alteration. C I ® — — — — — — — f C $OMH #1 REVISION SCHEDULE 4" DUCTILE IRON 6" PVC LATERAL ® 1.0% REPLACE EXISTING SANITARY o SEWER MANHOLE AND $A � ` J DOMESTIC WATER MIN. SLOPE TO SANITARY �I � ( m _ MANHOLE (TYP)g 8" PVC (SDR35) 0 TRAP AND CONNECT TO 8" TILE) NAME DATE\ o, 0.5% MIN. 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F — B° — I a 1 INLET PROTECTION ENGINEERS AND SURVEYORS 203 NORTH AURORA STREET II \ I 1 I NOT TO SCALE ITHACA, NEW YORK 14850 WwTG EXTEND 1" MINIMUM AND 3" MAXIMUM 0 2EP7oM 72 6 7 FROM EDGE OF GRATE (TYR) F INLET C T PROTECTION, WARNING: It is a violation of $ SEDIGUARD INLEECTION, OR EQUAL / 1 \ I '� m mB \ z o oe person,unless acting under the New York State Law for any direction of a licensed Architect, to alter this document in any way. If a document bearing the seal of an is_ I I erd,the alter nrchitectg ArchHect ehae affix to N 3890 such document his seal and the notation"altered by"followed by i;I z I I \ x his signature,the date of such Q l 1 F I SC ®JJ alteration, and a specific E \ o / � description of the alteration. C C SECURE USING PRESSURE DISK REVISION SCHEDULE m DIA. 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NA SEDIMENT CONTROL LOG >m o_ ro,?�,•' ' e UNTIL ADJACENT SOILS DATA,GRAPHICmSALE m ARE STABILIZED (TYP) P CASCADILLA CREEK 0 20 40 60 — C104 1 2 3 4 5 6 7 8 9 1 10 1 2 3 4 5 6 7 8 9 10 HEAVY DUTY CAST IRON FRAME AND GRATE, ADS STANDARD DUCTILE IRON GRATE 12" 1" EAST JORDAN IRON WORKS PATTERN NO. 5423 PAVEMENT GRADE ROUND: MODEL #1201D SQUARE: MODEL #1299CGS ADJUST TO GRADE DOWNSPOUT PER ROUND OR RECTANGLE WITH PRECAST ADS "ADD—A—BRANCH" ARCHITECTURAL DRAWINGS • y CONCRETE GRADE INLET AND OUTLET ADAPTER. GROUT AROUND RINGS REFER TO DRAWINGS FOR PIPE PVC TRANSITION G PIPES AT a PRECAST CONCRETE SIZES, MATERIALS AND FITTING OPENINGS, a STRUCTURE (A.S.T.M. C-478). ADS DRAIN BASIN � PLAIN END OF PIPE G INSIDE AND MODEL #2812AG ORIENTATION 6„ � OUT 2'x2' SQUARE ELBOW °$ 00, NOTES: 6" TYP. 000 — SUBSTITUTE PRE—CAST CONCRETE ECCENTRIC CONE WITH STRAIGHT RISER SECTION O°° 0,0 Architecture AND COVER FOR FOR MANHOLES LARGER THAN 4' DIAMETER AND FOR MANHOLES 000 00o WITH HEIGHT (TOP OF PRECAST STRUCTURE TO INVERT) LESS THAN 5.5'. 3" UNDERDRAIN WHERE PVC PIPE, SDR 35, AT 0 Do PVC PIPE, SDR 35 REFER Planning — STRUCTURE SHALL MEET OR EXCEED HS-20 LOAD CAPACITY. PIPE DIA. AS SHOWN SHOWN ON DRAWINGS 1.0% MIN. SLOPE oDO 00o TO DRAWINGS FOR PIPE CONNECT TO STORM HEADER VARIES 0 00° DIAMETER ON DRAWINGS 00 PIPE WITH WYE FITTING 0 0 HEAVY DUTY CAST IRON FRAME AND COVER, o Do EAST JORDAN IRON WORKS PATTERN NO. 1040 o Oo 0 0 o g Interior Design WITH "STORM" CAST IN COVER. REFER TO ° ° o ° o ooOO op 0 °0 217 North Aurora Street DRAWINGS FOR o 00 00°00000° °00000o OD p 607.273.7600 f 0Ithaca NY 85273.0475 NON—SHRINK GROUT AT ALL 10 LF — 4" HEAVY DUTY 0000 BETWEEN PIPE INVERT a RIM ELEVATION AS COVER,JOINTS (NSIDE & OUT GRADE RINGS & FRAME ELEVATION ° 12" MIN. BEDDINGED HDPE UPSTREAM(NG IN STORM REFER TO DRAWINGS DO o�0 ° 00�0 0°oo000p°�O°OO°000 °00 BEDDING PER PIPE SHOWN ON DRAWINGS O ° 0 O TRENCH SECTION PIPE. CAP END. FOR PIPE INVERT ADJUST TO GRADE WITH ° ° a a a ELEVATION PRECAST CONCRETE GRADE ° Al 0 24" RINGS o ° °0 00 0 ° 0 6" BEDDING STONE NOTE: PROVIDE ADAPTERS FOR CLEAR \ NOTE: ADDITIONAL RISER SECTIONS TO HAVE "0" RING HDPE PIPING AND VERTICAL G I ECCENTRIC CONE (SEE NOTES) RUBBER GASKETS OR BUTYL SEALANT AT JOINTS. BENDS AS NECESSARY TO F \ GROUT JOINTS INSIDE AND OUT WITH NON—SHRINK GROUT ONLY IF O—RINGS SET GRATES LEVEL AND T.G.MANHOLE STEPS 0 12" O.C. ARE USED. BACKFILL WITH STRUCTURAL FILL UNDER PAVEMENTS. MEET PIPE SLOPES. 1G MILLER, P.C. COPOLYMER POLYPROPYLENE ENGINEERS AND SURVEYORS PLASTIC, STEEL REINFORCED (A.S.T.M. C-478) 2 DRAINAGE INLET 3 DRAIN BASIN 4 ROOF DRAIN203 NORTH AURORA STREETITHACA, NEW YORK 14850 "0" RING RUBBER GASKET NOT TO SCALE NOT TO SCALE NOT TO SCALE WWW.TGMILLERPC.COM OR BUTYL SEALANT. I 607-272-6477 GROUT JOINTS INSIDE AND OUT WITH NON—SHRINK GROUT ONLY IF SIN PAVEMENT IN LANDSCAPING 0—RINGS ARE USED. 48" DIAMETER I RISER SECTION(S) AS MATCH GRADE WARNING: It is a violation of w NECESSARY NOTE: DISCONNECT AT MAIN AND REMOVE ALL TUBING AND FITTINGS New York State Law for any 18" X 18" SQUARE CONCRETE APRON. CAST IRON BOX WITH COVER, AND INSTALL BRASS PLUG IN MAIN AFTER COMPLETION OF person, unless acting under the I 12" DEEP 4,000 PSI CONCRETE WITH EAST JORDAN IRON WORKS TESTING AND DISINFECTION. BACKFILL AND RESTORE SURFACE. direction of a licensed Architect, #4 REBAR CAGE. MAINTAIN 2" MIN. PATTERN NO. 1566 PRECAST REINFORCED -'-" ----�� COV R OVER REBAR7 3" 6" to alter this document in any way. CONCRETE A.S.T.M. C-478 g ( ) , BALL CURB VALVE I STRUCTURE a \ \/\/ a document bearing the sea o � an Architect is altered, the w I I °° / SCH 4 2� altering his ea an the ll affix a 40 d ° SCH PVC CAP such document GRADE 4" notation "altered by"followed by DRAINAGE STONE PAVEMENT a If INVERT ELEVATION AS SHOWN I MONOLITHIC BASE VARIES °Y a 3,000psi CONCRETE his signature, the date of such E ON DRAWINGS. GROUT MIN. 24" 0 0 0 alteration, and a specific OPENING INSIDE AND OUT. 6" 6„ o 0 0 0 0 0 00 O Do 00 ° CAST—IN—PLACE RING description of the alteration. O �12"� E O 0 0 D0 8 00 TFM8" 9" MIN. NHEAVY DUTY PERFORATED HDPE 0 o On SCH SCH 40 PVC RISER TYPE 'K' COPPER TUBING REVISION SCHEDULE ° 0 0 °°° o o 0 0 0 ° 0 0 UNDERDRAIN PIPE. REFER TO UTILTIY 00 0 s o 0 00° o °° ° 6 0 °0°° . °oo 00 6" BEDDING STONE 0 0 oO 0° 0 °00 PLAN FOR PIPE SIZE AND LOCATION. 00 0 ° ADAPTER TO SCH 40 PVC NAME DATE BEDDING STONE O O OOO 1' BALL CORP. STOP 00 0 00 0 cb o 0 O o 45' BEND 6" �n � 0 0 000 ° 0 DOO 0 WATER MAIN Lr'L�O� IE10R O FILTER FABRIC PIPE SIZE & MATERIAL 0000 O QOO AS NOTED ON PLAN 0000 0 O0 45' BEND OR WYE o 0 0 0 Do 0 �G1��HU 6" F6" NOT FOR CONSTRUCTION ° 0 0 0 ° 0 OR BIDDING O D Dj 0 0 0 0 o O O OO&°0 0 BEDDING PER PIPE TRENCH SECTION 1 STORM MANHOLE 5 UNDERDRAIN 6 CLEANOUT 7 SAMPLING TAP D NOT TO SCALE NOT TO SCALE NOT TO SCALE NOT TO SCALE D TABLE NO. 1 TABLE NO. 2 BUFFALO STYLE VALVE BOX W/ MINIMUM THRUST BLOCK AREAS REQUIRED AT PIPE THRUST BLOCK AREA MODIFICATION STATIONARY ROD AND GUIDE RING FITTINGS IN GRAVEL—SILT—CLAY MIXTURE SOIL TYPES.* FACTORS FOR VARIOUS SOILS ' 10' PIPE THRUST BLOCK AREA — S.F. SOIL TYPE FACTOR F.A.I. DIAMETER— TEE OR 90' 45' 22-1/2' 11-1/4 MUCK, PEAT ----- BRASS SCREW PLUG INCHES PLUG BEND BEND BEND BEND SOFT CLAY 4.00 6" MIN. 4 — 6 2 2 1 — — SAND 2.00 5' 177 8 3 3 2 1 1 SAND & GRAVEL 1.33 0 10 4.5 6 3 2 1 GRAVEL—SILT—CLAY MIX 1.00 BEDDING PER PIPE 12 6 8 4 2 1 SHALE 0.40 w TRENCH SECTION * SEE TABLE NO. 2 — MULTIPLY BY MODIFICATION FACTORS FOR OTHER SOIL TYPES. U Uj Uj UNDISTURBED SOIL > LU 6" C.I. 0 1 TYPE K COPPER NOTES: v 4000 psi CONCRETE THRUST BLOCK PLUG Uj z — SUBSTITUTE PRE—CAST CONCRETE ECCENTRIC CONE WITH STRAIGHT RISER SECTION 4.5 MIN BALL TYPE z ° °a W AND COVER FOR MANHOLES LARGER THAN 4' DIAMETER AND FOR MANHOLES WITH COVER CURB VALVE g a a U HEIGHT (TOP OF PRECAST STRUCTURE TO INVERT) LESS THAN 5.5'. — STRUCTURE SHALL MEET OR EXCEED HS-20 LOAD CAPACITY. `n ° f 1� HEAVY DUTY CAST IRON FRAME AND COVER, EAST ° °DO p10 .0°00 °° 0 °°°0 ° 90' °•a C •g C RIM ELEVATION AS JORDAN IRON WORKS #1480 OR EQUAL WITH GASKETED O O ° p o O O ° 0 z�n1 G SHOWN ON DRAWINGS r —WATERTITE COVER & "SANITARY" CAST IN COVER. o O o O °0°0 0 0 BENDS vJ U) 0 ° r , ELBOW OR BEND FLOW BUILDING SEWER 0 O O 00°0 O 0 O O ° O ° RETAINER GLANDS (TYP.) D U MORTAR 12" C.I. x SDR35 PVC 0 0 °°00 000 00 o 0 00 0 000o TEE 0 22-1/2', 45' v� ADAPTER, TYP. 0 D Og 0 O 0'00 0 O BALL TYPE = z 30" NN�42"x42" SQUARE CONCRETE APRON. 00 0 oO0 CONCRETE BLOCK CORPORATION STOP • ° • Q `�/ ADJUST TO GRADE WITH CLEAR 4,000 PSI CONCRETE WITH #4 REBAR CAGE. PIPE SIZE AS NOTED 0 00 $0°000 0 °ON PLAN o 0 O0 �0 0 ° UNDISTURBED SOIL 0 PRECAST CONCRETE MAINTAIN 2" MIN. COVER OVER REBAR o 0 o O0 • ° O GRADE RINGS I o 0 Qo� oMlN00o0 DUCTILE IRON WATER MAIN. 8 ° O C ECCENTRIC CONE 6" DOUBLE HUB 0000 O INSTALL TAPPING SADDLE G \ (SEE NOTES) RUNNING TRAP S.V., C.I. F = 0 BEDDING PER PIPE 4000 psi CONCRETE THRUST BLOCK TRENCH SECTION NOTES: �- - MANHOLE STEPS CAD 12" O.C. FORM CONCRETE THRUST BLOCKS WITH PLYWOOD ONLY. LEAVE ALL MJ BOLTS ACCESSIBLE. 0 COPOLYMER POLYPROPYLENE SANITARY TRAP WATER SERVICE WATER MJ FITTINGS 00 Z PLASTIC, STEEL REINFORCED (A.S.T.M. C-478) NON—SHRINK GROUT 9 10 INSIDE AND OUT NOT TO SCALE NOT TO SCALE 1 1 NOT TO SCALE CD Q Q "0" RING RUBBER GASKET OR BUTYL SEALANT. I I REMAINDER OF BACKFILL: z GROUT JOINTS INSIDE AND RISER SECTION(S) AS 1 UNDER PAVEMENTS — STRUCTURAL FILL B OUT ONLY IF E RINGS 48" I.D. I NECESSARY ( ) COMPACTED IN MAX. 8" LIFTS TO SUBGRADE OF PAVEMENT SECTION LL B ARE USED. VARIES 60" I.D. FOR DROP MH'S (2) UNDER LAWNS AND OTHER IMPROVED AREAS — NATIVE FILL U O 0 PRECAST REINFORCED COMPACTED IN MAX. 12" LIFTS TO SUBGRADE OF TOPSOIL I CONCRETE (A.S.T.M. C-478) Q STRUCTURE WITH COAL TAR—EPDXY OR WATER 2 �_ BASED ACRYLIC COATING INSIDE AND OUT AND AT GROUTED JOINTS. MONOLITHIC BASE FOR NON—FERROUS PIPE INVERT ELEVATION AS SHOWN ON VARIES TAPE COPPER TRACER WIRE DATE: 06/17/2015 DRAWINGS. PROVIDE FLEXIBLE TO TOP OF PIPE VARIES WATERTIGHT PIPE TO MANHOLE I oo D FORM SMOOTH CONCRETE FOR NON—FERROUS PIPE PROVIDE PROJECT: 2014055/E14-30 BOOT SEAL WITH STAINLESS o FOR PVC, HDPE AND STEEL CLAMPS AND SCREWS AT 6" , INVERT SLOPE ® MINIMUM UNDERGROUND WARNING TAPE 18" ALL PIPE OPENINGS INTO D o P o0 1/2 INCH PER FOOT COPPER PIPE BEDDING 0 0 0 0 0 ° O° O° BELOW GRADE. OTHER: STONE OR CUSHION MANHOLE (A.S.T.M. C-923). SAND FROM 6" BELOW 0 ° 0 O ° D 0 00 ° 0 MIN. 12" DRAWN BY: TRT/DAH °0 °O O ° ° O O° 00 TO 12" ABOVE PIPE O ° 00 o 0 ° °o° °°° ° ° o °o o° ° o0 0 0 00° 6" BEDDING STONE FOR DUCTILE IRON PIPE ° STRUCTURAL FILL °O O° O° O s O O ° O 0 0 0 REFER TO DRAWINGS DETAILS A O 00 O O FOR PIPE DIAMETER A 8 °o 0 0 00 o ° 8 ° 00 00 0 0 0 0 00 00 12" MIN. o o o MIN 6" BOTH SIDES o 0 O O o ° O 00 8 SANITARY MANHOLE 12 PIPE TRENCH SECTION C201 NOT TO SCALE NOT TO SCALE 1 2 3 4 5 6 7 8 9 10 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) — Part III Project Name: Tompkins Financial Headquarters, 118& 119 E. Seneca St. Date Created: 5/14/15 1 Revised by Planning& Development Board: 5/26/15 & 6/23/15 By Staff: 6/8/15 &6/17/15 PROJECT DESCRIPTION The applicant proposes to construct a seven (7) story, 110,000-SF office building as a new corporate headquarters at 118 E. Seneca St., and to relocate the existing drive-through teller to the ground- floor parking area of 119 E. Seneca Street. The new building will have a ground-floor footprint of approximately 6,600 SF (66' x 100') and will include retail services, building core, and other amenities related to the building. There will be 20-25 parking spaces accommodated on site to the north of the ground-floor footprint and under the building overhang. Each floor plate above the ground floor will be 16,300 SF. The front of the building will be set back several feet from the street line to align with the Hilton Garden Inn. 119 E. Seneca Street will include a new 985-SF drive- through teller building. Existing parking and drive aisles will be modified to create a teller window drive-up lane, a vacuum-actuated drive-up teller station, and a through-lane for traffic. In addition to the drive lane associated with the teller stations, a new ATM will be added to the site. Both sites are in the CBD-100 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h)[4] and (n), and the State Environmental Quality Review Act ("SEQRA"), §617.4 (6.)(iv), and is subject to environmental review. The project has undergone Design Review. IMPACT ON LAND The project sites are both existing developed sites in the downtown core. At 119 E. Seneca Street, site development will require demolition and removal of most paving, 5 trees, associated landscaping, and a portion of the City sidewalk and curbcut. At 118 E. State Street, site development will require removal of all paving, 29 trees and associated landscaping, all buildings and other structures, as well as the existing City sidewalk and granite curbing. A pile foundation is anticipated. Foundation preparation will require excavation of approximately 4,500 CY of materials. A geotechnical study is underway. According to the applicant, soil borings began at the site of the new headquarters building on Thursday, June 4, 2015 and should be completed by June 12, 2015. As of June 8, 2015, two borings had been completed to refusal at a depth of approximately 76', located on the east side of the site. Boring logs for the completed borings reveal fill to 5', with loose to very loose sand to a depth of 66' overlying dense glacial till with shale fragments. Standing groundwater was encountered at approximately 17'. Based on this information, the structural engineer anticipates the building will be founded on 75- 100 steel H piles, driven to bear in dense glacial till-like material at a depth that begins approximately 66' below existing ground elevation. The sequence of foundation construction will be as follows: site clearing, including demolition of existing drive-through building; excavation to basement subgrade elevation within the first-floor footprint; and pile installation. Due to the sandy nature of the existing soils and the close proximity of the building site to Seneca Street and adjacent buildings, installation of temporary excavation support will be required (discussed below). Page 1 of 7 Pile driving is expected to progress relatively quickly due to the loose, sandy nature of the overlying soils. The structural engineer expects a total duration of three to four weeks from commencement of pile driving until completion. To minimize disturbance to local area residents, any vibratory pile-driving will be restricted to the hours of 8:00 a.m. to 4:30 p.m., Monday-Friday. All other exterior noise-producing construction activity is limited to the hours between 7:30 a.m. and 7:30 p.m., Monday-Friday. The project sponsor proposes to protect adjacent buildings and other existing site development such as the sidewalk and Seneca Street — through the use of temporary excavation support and a structured vibration-monitoring program. Excavation support will consist of temporary retaining wall structures to prevent undermining soils adjacent to the foundation excavation and to allow workers safe access within the excavation. Either steel-sheet piles or steel-soldier piles with wood lagging will be used by the contractor for support for excavation. Vibration monitoring and other aspects of the pile driving protection and monitoring plan will be required for temporary support for excavation piling work. The project sponsor anticipates the following limits will be specified for construction-induced vibration. PPV** Action Review Level 0.2 in./sec. Modify Construction Activities Alert Level 0.3 in./sec. Stop Work and Perform Structural Stability Assessment ** PPV= Peak Particle Velocity,typically measured at ground level recording the vibration amplitude along the ground surface in the vertical direction. The project sponsor intends to conduct a trial pile or other trial method of inducing vibration with vibration-monitoring equipment in place. Vibration-monitoring during construction of the index pile will also provide this information. Alternatives to impact-driven piles will be explored, determined by whether the recommended vibration levels are exceeded. The applicant will also develop a monitoring plan prior to construction. The Lead Agency understands the above discussion pertains only to maximum recommended vibration levels to prevent damage to adjacent buildings. Any vibrations, including those at lower- than-recommended levels, will be noticeable to adjacent building occupants, and likely be considered a disturbance. However, this impact is temporary, unavoidable, and will be mitigated through the limit of construction hours. IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE The two sites have a combined total of 80% pavement or buildings, and 20% landscaping or gravel. The proposed conditions over both sites are 95% pavement or buildings, and 5% landscaping. Under review by City Storm Water Pollution Prevention Management Officer. Page 2 of 7 IMPACT ON AIR The project site is in a densely populated area. Construction of the 7-story building is projected to last 14-18 months and will likely be concurrent with several other construction projects in the downtown area. The cumulative impacts of airborne dust could have a negative impact during the construction period. The excavation and the preparation of foundations can also create the potential for increased dust and dirt particles in the air. The applicant has agreed to employ the following applicable dust-control measures as appropriate: • Misting or fog spraying site to minimize dust. • Maintaining crushed stone tracking pads at all entrances to the construction site. Re-seeding disturbed areas to minimize bare exposed soils. • Keeping roads clear of dust and debris. • Requiring trucks to be covered. • Prohibiting burning of debris on site. No impact anticipated. IMPACT ON PLANTS&ANIMALS Site development requires removal of 39 trees and associated landscaping. Both sites currently have a combined total of 20% landscaping. After construction, landscaping will be 5%of the sites. No impact anticipated. IMPACT ON AESTHETIC RESOURCES The project site is located in the city's retail, tourism, and entertainment center. At approximately 104' and seven stories, the building will be visible from portions of the Commons, State Street, Seneca Street, and East Hill, and will be visible from points within the Ithaca Downtown National Register Historic District, the DeWitt Park Local Historic District, and possibly the East Hill Local Historic District. The applicant has provided street-level elevations showing the proposed Headquarters Building as well as the Hilton Garden Inn and the DeWitt Building from both Seneca and Buffalo Streets, and visualizations from the following points: looking west from Cayuga; looking east from Aurora; and looking across the street from the opposite side of Seneca Street. • More information on building materials is needed (keyed colored elevations) to be provided during Site Plan Review. • More information on rooftop mechanicals is needed. Mechanical housing should be shown on all renderings and elevations. Applicant to submit a rooftop plan. Materials for screening should be specified. This information can be provided during Site Plan Review. Also see Impact on Historic Resources. No impact anticipated. Page 3 of 7 IMPACT ON HISTORIC RESOURCES The Lead Agency sought a recommendation from Bryan McCracken, City Historic Preservation Planner, regarding and potential impacts of the project to the adjacent historic districts. In a memo dated May 20, 2015,from McCracken to the Planning Board, he offered the following: The proposed exterior cladding materials and fenestration of the new Tompkins Financial Headquarters Building at 118 East Seneca Street are compatible with, and complementary to, the DeWitt Park Historic District and will contextually integrate the new building into its environment. Stone and brick are used extensively throughout the district and are the predominant materials used in the DeWitt Building, which has a rusticated stone first story and brick upper stories, and 119-120 E. Buffalo Street, which is largely brick. With respect to the broader context of Seneca Street and the Ithaca Downtown Historic District, the proposed use of stone and brick cladding is also compatible and complementary. Several programmatically similar buildings located across from the project site on Seneca Street have similar fagade treatments as those proposed for the new building. These buildings are located in the National Register Ithaca Downtown Historic District and include 108-110 and 114-118 N. Tioga and 121 E. Seneca (located outside of district but eligible for designation). The fenestration of the proposed new building has a similar solid and pierced pattern as the DeWitt Building and others within the surrounding neighborhood, and is compatible with the Dewitt Park Historic District. 1 understand that plans for the building are in the preliminary stages and more work with will be done to refine the design. As this work continues, 1 would encourage the designers to consider the size, scale and proportion, and massing of the Tompkins Financial Headquarters Building as it relates to that of the DeWitt Building, the double house at 119-121 E. Buffalo and the other buildings within the DeWitt Park Historic District. While urban in character, the DeWitt Park Historic District provides a visual transition from the density of the urban core to the south and the residential character of the neighborhoods to the north. To the preserve this quality, the visual impact of the building's seven- story height could be reduced through the incorporation of step backs, alternate cladding materials on the uppermost stories or other design features.A large-scale vegetative buffer along the west and north property lines would also help reduce the overall visual impact of the development on the historic district. These considerations will ensure that the new building will not substantially impact the district's historic spatial relationships and aesthetic quality. The treatment of the upper four stories of the mixed-use development at the northwest corner of Tioga and Seneca Streets, currently the Hilton Garden Inn, is a good example of how visual weight can be reduced through the use of design features. These stories were stepped back and an alternate cladding material used to visually minimize the size, scale and massing of the upper floors, which preserved the historic spatial relationships and aesthetic significance that characterize the DeWitt Park Historic District. One specific example is the fourth-story cornice, which was designed to align with the primary roofline of the DeWitt Building. This relationship respects the prominence of the historic building and preserves the historic proportional relationship between the buildings on E. Seneca Street and those on E. Buffalo Street. The incorporation of similar design features in the Tompkins Financial Headquarters Building will ensure that its size, scale and massing are compatible with DeWitt Park Historic District. The Lead Agency also requested that the applicant consider providing enhanced landscaping on the north side of the building — possibly in coordination with the adjacent property owner — as well as on the west facade of the drive-through building. Page 4 of 7 The applicant has further developed the building facades. The revised design addressed the above-referenced concerns through a varied use of materials — specifically limestone on the bottom six floors and black brick on the seventh floor — as well as a black brick 'column' that descends to the ground plane and wraps around the west facade. The Design Review Committee reviewed the project on 6/8/15 and offered the following recommendations. For headquarters building: • Add windows to the stairtower on the north fagade. • Wrap band of larger-paned glass vertically down black brick 'column' (same as narrower band of glass) on Seneca Street fagade. • Inset ground-floor columns, if possible. • Vary the massing: Consider enhancing the change in materials on the Seneca Street fagade (between limestone and black brick) with changes to the building volumes — such that the materials express differing interior spaces. • Strengthen the horizontal reference to the DeWitt Building roofline. • Vary patterning/finishes on exterior veneers (e.g., progressively rusticated limestone) • Enhance entrance — pedestrian entrance should be more powerful/prominent than vehicular entrance. • Consider green roof and possible balcony or terrace. • Incorporate architectural language from the north and south fagades into the east and west fagades to add more interest. • Coordinate with adjacent property owner to create a space for taller landscaping at north fagade—or- incorporate a green screen. For drive-through location: • Plant a green screen or other landscaping on west wall. Also See Impact on Aesthetic Resources. No impact anticipated. IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION The project proposes to remove one ADA street parking space in front of 119 E. Seneca Street, shift the ADA designation to a parking space to the west, and add 4 parking spaces in front of 113 E. Seneca Street. The proposed north property site plan includes 28 bicycle parking spaces. City bicycle parking standards require 27 bicycle spaces for the 64,095-nsf building (1 space per 2,500 nsf). In addition,there are 2 bicycle parking spaces on the south property site plan. The project consolidates the company's scattered downtown employees, while also allowing room for future expansion. The new building will be the central office for all [NUMBER] downtown employees and an additional 20 new employees currently housed in East Hill. The project sponsor estimates 77 new employees will be added over the next 10 years. Page 5 of 7 The project is in close proximity to public transportation and is walkable from many points within the city. The Lead Agency has required, and the applicant has agreed, to develop and implement a Transportation Demand Management strategy plan to reduce single-occupancy vehicle trips. A draft of the plan will be a condition of Final Site Plan Approval for the Headquarters Building. At a minimum, the plan should provide an inventory of existing of employee commuting patterns and modes, including location and capacity of current parking facilities, future anticipated needs, as well as strategies to provide incentives for alternatives to single-occupancy vehicle commuting, such as: • Vanpooling • Carpooling • Remote parking • Flexible work schedules and telecommuting options • Public transportation The applicant has met with Tim Logue, City Transportation Engineer, and Frank Nagy, City Director of Parking, to discuss the traffic and street parking impacts of the project. The applicant has submitted a letter dated June 8, 2015 from Amy Drake, Senior Traffic Engineer at SRF Associates, in response to Logue's request for a Trip Generation Report. The letter and other project information is currently under review by the City Transportation Engineer, who has stated he has no transportation concerns. NYS DOT initially raised concerns about dual exit lanes proposed for the drive-through; however, in a letter dated May 12, 2015 from Mark Frechette, DOT Director, Planning & Program Management Group, it was stated that: "After reviewing the project in closer detail, we will allow the dual exit lanes onto East Seneca Street." The Lead Agency has requested the width of the sidewalk in front of the building be a minimum of 12 feet from curb to building face with an unobstructed pedestrian zone of at least 9'. Due to site constraints, the applicant has agreed to provide an 11.5' sidewalk. The Lead Agency has requested the two proposed street trees in front of the building be removed to better accommodate pedestrians. Construction access to the site will primarily be from Seneca Street. The applicant anticipates the parking lane directly in front of the 118 E. Seneca Street site will be closed for material deliveries for the duration of the project. A self-erecting crane is anticipated to be installed within the elevator shaft, central to the building, for the erection of steel and other building materials. Contractor staging areas will be contained completely on-site, as well as the job-site offices of the contractor. Deliveries and materials are expected to arrive from Route 79 and Route 13. There will be no on-site parking available for contractors during construction. The project sponsor intends to require contractors to use public parking for the duration of construction. The Lead Agency requires, and the applicant has agreed, that all contractor parking will be directed toward the Cayuga Street garage, which has the greatest daytime capacity and is least likely to conflict with downtown workers, shoppers, business owners, and residents already affected by multiple concurrent construction projects. Page 6 of 7 The project sponsor has agreed to maintain safe public sidewalk routes during construction. Two lanes of traffic will remain open during construction, as well. It is anticipated concrete traffic barriers will be used to separate pedestrians from street traffic, when the pedestrian routes are shifted into the adjacent street. See attached diagram FIG-01 showing the possible pedestrian circulation re-routing scenarios. A Street Permit will be required for any work in the City right-of- way. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE&ODORS Construction impacts—See Impacts to Land. IMPACT ON PUBLIC HEALTH The applicant is currently conducting a Phase 1 ESA. No impact anticipated. IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD The applicant's preferred option for gas service for the new building:the best solution is to extend a service line from NYSEG's medium-pressure main on East Buffalo Street. Since the project lands do not extend to East Buffalo Street, an easement would need to be obtained from one of the adjacent neighboring properties to the north. If the project is not able to obtain the necessary easement, alternative solutions would include the following: 1. Service from NYSEG's low-pressure main on East Seneca Street, albeit at a reduced level of service. 2. Extension of the medium-pressure system within the street rights-of-way from East Buffalo Street to the site on East Seneca Street. The applicant is concerned lack of gas service from the medium-pressure system may also preclude the use of a natural gas-fired backup generator for the project. No impact anticipated. Prepared by: Lisa Nicholas, AICP, Senior Planner Page 7 of 7 PROPOSED RESOLUTION Tompkins Financial Headquarters CEQR—Negative Declaration 119 & 118 E. Seneca St. City of Ithaca Planning&Development Board June 23,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a seven-story office building and drive-through teller building, and WHEREAS: the applicant proposes to construct a seven-story 110,000-SF office building as a new corporate headquarters at 118 E. Seneca St., and to relocate the existing drive-through teller to the ground-floor parking area of 119 E. Seneca Street. The new building will have a ground-floor footprint of approximately 6,600 SF (66' x 100') and will include retail services, building core, and other amenities related to the building. There will be 20-25 parking spaces accommodated on-site to the north of the ground-floor footprint and under the building overhang. Each floor plate above the ground floor will be 16,300 SF. The front of the building will be set back several feet from the street line to align with the adjacent Hilton Garden Inn. 119 E. Seneca Street will include a new 985-SF drive-through teller building. Existing parking and drive aisles will be modified to create a teller window drive-up lane, a vacuum-actuated drive-up teller station, and a through-lane for traffic. In addition to the drive lane associated with the teller stations, a new ATM will be added to the site. Both sites are in the CBD-100 Zoning District. The seven-story building has undergone DESIGN REVIEW, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1)(h)[4] and(n), and the State Environmental Quality Review Act("SEQRA"), §617.4 (6.)(iv), and is subject to environmental review, and WHEREAS: it has been requested that the NYS DOT and the Tompkins County Industrial Development Agency (IDA), both potentially involved agencies, consent to the City of Ithaca Planning and Development Board's being Lead Agency for this project, and WHEREAS: both agencies have consented to the City of Ithaca Planning and Development Board's being Lead Agency for this project, and WHEREAS: the Planning Board, did on April 28, 2015 declare itself Lead Agency in the 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 received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on June 23, 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 and revised by the Planning Board; and the following drawings: "Boundary and Topographic Map of No. 109 No. 111 and No. 113-119 & 121 East Seneca Street, City of Ithaca, Tompkins County New York" and "Boundary and Topographic Map Showing Lands of Tompkins Trust Company, Located at 118 East Seneca Street, City of Ithaca, Tompkins County New York," both prepared by T.G. Miller, P.0 and dated 2/25/15; "Utility Demolition Plan (C101 & C102)," "Utility Plan (C103 & C104)," "South Side Rendering (1,001)," "North Side Rendering (L001)," "Demo Plan (L101 & L102)," "Layout Plan (L201 & L202)," "Grading Plan L301 & L302)," "Planting Plan (L401 & L402)," "Site Details (L501)," "Ground Floor Plan (A101)," "2"d-71h Floors (A102)," "Ground Floor Plan (A103)," "Headquarters Elevation South (A201)," "Headquarters Elevation South (A201)," "Headquarters Elevation South (A201)," "Headquarters Elevation East (A202)," "Headquarters Elevation North (A203)," "Headquarters Elevation West (A204)," "Drive Thm Elevation South (A201)," "Drive Thm Elevation North (A205)," "Drive Thm Elevation East (A206)," "Drive Thru Elevation South (A207)," and "Drive Thru Elevation West (A208)," all dated 5/12/15; and "Street Corner Perspectives," "Street Elevations," Headquarters Perspective," and "Drive Thru Perspective" dated 6/9/15 and all prepared by Trowbridge Wolf Michaels Landscape Architects and HOLT Architects; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and 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: 0 PROPOSED RESOLUTION Tompkins Financial Headquarters Preliminary Site Plan Approval 119& 118 E. Seneca St. City of Ithaca Planning&Development Board June 23,2015 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a seven-story office building and drive-through teller building, and WHEREAS: the applicant proposes to construct a seven (7) story, 110,000-SF office building as a new corporate headquarters at 118 E. Seneca St., and to relocate the existing drive-through teller to the ground-floor parking area of 119 E. Seneca Street. The new building will have a ground-floor footprint of approximately 6,600 SF (66' x 100') and will include retail services,building core, and other amenities related to the building. There will be 20-25 parking spaces accommodated on-site to the north of the ground-floor footprint and under the building overhang. Each floor plate above the ground floor will be 16,300 SF. The front of the building will be set back several feet from the street line to align with the adjacent Hilton Garden Inn. 119 E. Seneca Street will include a new 985-SF drive-through teller building. Existing parking and drive aisles will be modified to create a teller window drive-up lane, a vacuum-actuated drive-up teller station, and a through-lane for traffic. In addition to the drive lane associated with the teller stations, a new ATM will be added to the site. Both sites are in the CBD-100 Zoning District. The seven-story building has received Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h)[4] and (n), and the State Environmental Quality Review Act ("SEQRA"), §617.4 (6.)(iv), and is subject to environmental review, and WHEREAS: it has been requested that the NYS DOT and the Tompkins County Industrial Development Agency (IDA), both potentially involved agencies, consent to the City of Ithaca Planning and Development Board's being Lead Agency for this project, and WHEREAS: both agencies have consented to the City of Ithaca Planning and Development Board's being Lead Agency for this project, and WHEREAS: the Planning Board did on April 28, 2015 declare itself Lead Agency in 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: a Public Hearing for the proposed action was held on June 23, 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 Design Review Committee met on June 8,2015 and recommended the following: • Be more explicit about intention for sustainable building materials, construction practices and building functions. Consider use of photovoltaic glazing. Building should be an example of sustainability in the downtown, and • Add windows to the stair tower on the north fagade, and • Wrap band of larger-paned glass vertically down black brick"column" (same as narrower band of glass) on Seneca Street fagade, and • Inset ground floor columns if possible, and • Vary the massing: Consider enhancing the change in materials on the Seneca Street fagade (between limestone and black brick)with changes to the building volumes— such that the materials express differing interior spaces, and • Strengthen the horizontal reference to the DeWitt Building roofline, and • Vary patterning/finishes on exterior veneers (e.g.,progressively rusticated limestone), and • Enhance entrance—pedestrian entrance should be more powerful/prominent than vehicular entrance, and • Consider green roof and possible rooftop balcony or terrace, and • Incorporate architectural language from the north and south fagades into the east and west fagades to add more interest, and • Coordinate with adjacent property owner to create a space for taller landscaping at north fagade—or incorporate a green screen, and • For drive-through location: Plant a green screen or other landscaping on west wall, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on June 23, 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 and revised by the Planning Board; and the following drawings: "Boundary and Topographic Map of No. 109 No. I I I and No. 113-119 & 121 East Seneca Street , City of Ithaca, Tompkins County New York" and"Boundary and Topographic Map Showing Lands of Tompkins Trust Company, Located at 118 East Seneca Street, City of Ithaca, Tompkins County New York,"both prepared by T.G. Miller,P.0 and dated 2/25/15; "Utility Demolition Plan (C101 & C102)," "Utility Plan (C103 & C104)," "South Side Rendering (L001)," "North Side Rendering (L001)," "Demo Plan (L101 & L102)," "Layout Plan (L201 & L202)," "Grading Plan L301 & L302)," "Planting Plan (1,401 & L402)," "Site Details (L501)," "Ground Floor Plan (A101)," "2nd-7th Floors(A102)," "Ground Floor Plan (A103)," "Headquarters Elevation South (A201)," "Headquarters Elevation East (A202)," "Headquarters Elevation North (A203)," "Headquarters Elevation West (A202)," "Drive Thru Elevation South (A201)," "Drive Thru Elevation North (A205)," "Drive Thru Elevation East (A206)," "Drive Thru Elevation South (A207)," and"Drive Thru Elevation West (A208)," all dated May 12, 2015; and "Street Corner Perspectives," "Street Elevations," "Headquarters Perspective," and "Drive Thru Perspective," dated June 9, 2015 and all prepared by Trowbridge Wolf Michaels Landscape Architects and HOLT Architects; and other application materials, and WHEREAS: the Planning and Development Board did on June 23, 2015 determine the proposed project will result in no significant impact on the enviromnent and did make a Negative Determination of Environmental Significance, now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary Site Plan Approval to the entire project(both the Headquarters Building and the Drive-Through), 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. Written approval from the City Stormwater Management Officer, and iii. Submission for approval by the Planning Board of revised building elevations, site plan, and other materials, showing applicant's response to the June 8,2015 recommendations of the Design Review Committee, and iv. Submission for approval by the Planning Board of colored elevations with keyed building materials, and V. Submission for approval by the Planning Board of project details including,but not limited to, signage, paving materials, exterior furnishings, and lighting, and vi. Submission for approval by the Planning Board of a Transportation Demand Management Plan,that, at a minimum,provides an inventory of existing employee commuting patterns and modes, location and capacity of current parking facilities, future anticipated needs, as well as strategies to provide incentives for alternatives to single-occupancy vehicle commuting. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: 0 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Declaration of Lead Agency Four Multi-Family Dwellings 215-221 Spencer Street June 23,2015 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code,Environmental Quality Review require that a Lead Agency be established for conducting environmental review of projects in accordance with local and state environmental law, 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, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for four multi-family dwellings to be located at 215-221 Spencer St.,by Noah Demarest for PPM Homes (Ed Cope), and WHEREAS: the applicant proposes to build a new multi-family "pocket neighborhood" on a hillside site between W. Spencer St. and W. Cayuga St. The project will include four buildings, each of which will be 3 stories tall and contain 3 units (12 units overall). A 12-car parking area is proposed with access off W. Cayuga Street. Site circulation will be organized with a series of landscaped stairs and terraces that connect through the site. The project also includes lighting, retaining walls, and landscaping. The project is in the R-3b Zoning District and requires a variance for parking, 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,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 proposed project, to be located 215-221 Spencer Street in the City of Ithaca. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0 off: ' CITY OF ITHACA �NPpRbSEG_ Board of Zoning Appeals — Notice of Appeal APPEAL #2986 210 HANCOCK STREET (ITHACA NEIGHBORHOOD HOUSING SERVICES) Appeal of Ithaca Neighborhood Housing Services (INNS) for Area pVariances for a proposed redevelopment of 210 Hancock Street. The applicant is requesting variances from Section 325-8, Columns 4, 5, and 9, Off-Street Parking, Off-Street Loading, and Height in Feet, respectively, requirements of the Zoning Ordinance. INHS proposes to redevelop the block where the property 210 Hancock Street and 423 First Street are located. 210 Hancock Street is the address of the former Neighborhood Pride grocery store and includes 423 First Street, a small office building. Under INHS' proposed plan, these two existing buildings will be demolished with the intention of redeveloping the block into a mixed-use and mixed-income housing development. Along First Street, INHS wants to construct a four-story, approximately 65,000 SF, mixed-use building. This building will provide parking and three office spaces on the first floor (one for an Early Head Start facility) and one- and two-bedroom apartments on floors two through four. The Lake Avenue side of the proposed development will be composed of twelve owner-occupied townhouses and their associated off-street parking. The variances requested by the applicant are limited to the mixed-use portion of the project. The mixed-use development requires 84 off-street parking spaces. The applicant proposes providing 64 spaces for the mixed-use building, which will include housing, a daycare center, and offices. An INHS survey shows that persons living in INHS' low-income housing projects frequently do not own cars. Neighborhood residents have also commented on the proposed project and encouraged INHS to provide greenspace as an alternative to some of the required parking. The applicant also needs a variance from the off-street loading requirement, which requires five loading spaces for the mixed-use development. The applicant also believes that, due to the nature of the proposed development, four loading spaces will be sufficient for the project. Finally, the applicant requires a variance for the height of the proposed mixed-use building. Because much of the proposed development is in the 100-year flood zone, the mixed-use building must be constructed so the first floor is one foot above base flood elevation, determined by FEMA. To meet this requirement, the four-story building will require a height of 46'6". While a 4-story building is allowed in the Zoning District, the building height is limited to 40 feet. The proposed mixed-use development is in a B-2a Zoning district where the proposed uses are allowed. However, Section 325-38 requires that variances be granted before a Building Permit is issued. City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-2986 Address 210 Hancock Street Use District B-2a Date 7/7/2015 Applicant Scott Reynolds Owner Ithaca Neighborhood Housing Services,Inc. Application Type: Area Variance Column Number 2 3 4 i 6 7 8 9 10 11 12 13 14/15 16 Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Side Rear yard: %of depth Minimum Column Title Use Front Yard Side Yard or number of feet, Building Use Parking Loading (Sq.Feet) (Feet) Stories Feet Coverage Yazd whichever is less Height Existing Grocery Store Condition and 122 2 84469 265' 1 24+ 29% 168'6" 23'6" 0' 0' (Business) Use - District 15%or 20'but not Regulations Business 50 2 3000 40 4 40 **75% None 10 5 less than 10' None for Existing Note Non- Conforming OK N;A OK OK OK OK OK OK OK OK OK Def. Def. N/A Conditions Proposed 1.Residential Condition 2.Office 64 4 *87629 265' 4 46'6" 38% 1' 10' 6' 20'or.06% and/or Use 3.Nursey School District 15%or 20'but not Regulation Business 84 5 3000 40 4 40 50% None 10 5 less than 10' None for Proposed Note Non- Conforming OK N/A Dcf. Def. OK OK OK Def. OK OK OK OK OK N/A Conditions for Proposal Notes: *Lot area includes the 3160 S.F.parcel located at 423 First Street ** 75%lot coverage is allowed provided the off street parking requirement is meet. ITH9 CITY OF ITHACA O.•., t''� 108 E. Green Street—3rd Floor Ithaca, NY 14850-5690 °:Z DEPARTMENT OF PLANNING, BUILDING,& 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 TO: Board of Zoning Appeals FROM: Planning & Development Board DATE: June 24, 2015 SUBJECT: Comments for Zoning Appeals 2986& 2987 On June 23, 2015, members of the Planning and Development Board discussed the above-listed zoning appeals and agreed to forward the following recommendations: APPEAL#2986 210 HANCOCK STREET Area & Parking Variances Appeal of Ithaca Neighborhood Housing Services (INNS) for Area Variances for a proposed redevelopment of 210 Hancock Street. The applicant is requesting variances from Section 325-8, Columns 4, 5, and 9, Off-Street Parking, Off-Street Loading, and Height in Feet, respectively, requirements of the Zoning Ordinance. INHS proposes to redevelop the block where the property 210 Hancock Street and 423 First Street are located. 210 Hancock Street is the address of the former Neighborhood Pride grocery store and includes 423 First Street, a small office building. Under INHS' proposed plan, these two existing buildings will be demolished with the intention of redeveloping the block into a mixed-use and mixed-income housing development. Along First Street, INHS wants to construct a four-story, approximately 65,000 SF, mixed-use building. This building will provide parking and three office spaces on the first floor (one for an Early Head Start facility) and one- and two- bedroom apartments on floors two through four. The Lake Avenue side of the proposed development will be composed of twelve owner-occupied townhouses and their associated off-street parking. The variances requested by the applicant are limited to the mixed-use portion of the project. The mixed-use development requires 84 off-street parking spaces. The applicant proposes providing 64 spaces for the mixed-use building, which will include housing, a daycare center, and offices. An INHS survey shows that persons living in INHS' low-income housing projects frequently do not own cars. Neighborhood residents have also commented on the proposed project and encouraged INHS to provide greenspace as an alternative to some of the required parking. The applicant also needs a variance from the off-street loading requirement, which requires five loading spaces for the mixed-use development. The applicant also believes that, due to the nature of the proposed development, four loading spaces will be sufficient for the project. Finally, the applicant requires a variance for the height of the proposed mixed-use building. Because much of the proposed development is in the 100-year flood zone, the mixed-use building must be constructed so the first floor is one foot above base flood elevation, determined by FEMA. To meet this requirement, the four-story building will require a height of 46'6". While a 4-story building is allowed in the Zoning District, the building height is limited to 40 feet. "An Equal Opportunity Employer with a commitment to workforce diversification." 1of3 The proposed mixed-use development is in a B-2a Zoning district where the proposed uses are allowed. However, Section 325-38 requires that variances be granted before a Building Permit is issued. The Board strongly recommends granting the requested variances. The location of the site makes it an interface/transition the between primarily residential neighborhoods to the east and south and the more varied development to the north and west approaching the NYS Rte. 13 corridor. The Lead Agency finds the project sponsor has adequately mitigated these conditions in the following ways: • Establishing residential use on a formerly single-use commercial site. • Locating the larger mixed-use building on the western portion of the site, with the longest facade fronting First St., while locating the smaller-scale townhomes on the east of the site fronting Cascadilla Creek. • Breaking up the massing of the mixed-use building by changes in fagade planes and materials, and by providing pedestrian access through the building at three locations. • Designing the multi family building and townhomes to reflect, in materials and form, existing historic commercial buildings and houses in the surrounding neighborhood. • Conversion of Lake Ave. and Adams St. into a greenway and playground reinforces the transition to the creek and offsets the overall density of the site. Relative density (32.1/acre =2.01 acre project site only AND 23.6/acre—including conversion of 0.77 acres of City ROW) [Rough Comparison: Cascadilla Green: 23/acre, Housing Authority Housing:+/--20/acre.] Concerns have been expressed regarding the height of the mixed-use building and its potential impact on shading. The project sponsor has submitted a drawing titled "210 Hancock St. Redevelopment-Shade Studies," dated 411115 and prepared by HOLT Architects. The drawing illustrates that shading effects will be minimal, except morning shading during the winter solstice. The project sponsor has stated the intention to provide the number of parking spaces required by zoning for the townhomes and commercial portions of the project, but believes parking demand for the multi family units will be lower than required zoning. In a letter to Phyllis Radke and the Board of Zoning Appeal from Scott Reynolds, Director for Real Estate for INHS and dated 3119115, Reynolds provides the results of a vehicle survey conducted by INNS in 2014 to measure vehicle ownership rates at the agency's 244 rental housing units. The data collected shows approximately 41% of residents owned cars (12% or less owning two cars). It also showed that residents of smaller units and those closer to the central core were less likely to own vehicles. Based on these trends, the project sponsor anticipates total car ownership for the 53 multi family apartments will be approximately 42% or 22 cars. Accordingly, the approximately 64 proposed parking spaces should suffice to accommodate the project's parking needs. The project site is in a walkable neighborhood with a full sidewalk network, in close proximity to services, employments, schools, parks, shopping, and public transportation. In addition, the project sponsor is making the following improvements intended to facilitate all modes of transportation: • Conversion of Lake Ave. and a portion of Adams St. to a greenway with a bike/pedestrian pathway connecting to Conley Park to the north • Consolidation of curb-cuts • Providing a new covered bus shelter • Providing some covered parking "An Equal Opportunity Employer with a commitment to workforce diversification." 2of3 APPEAL#2987 105-107 E.YORK STREET Area Variances Appeal James Semp, owner of 105-107 East York Street, for a Use Variance from Section 325-32 C. (1) and Area Variances from Section 325-8, Columns 10, 11, 12, and 13, Percentage of Lot Coverage, Front Yard, Side Yard, and Other Side Yard, respectively, requirements of the Zoning Ordinance. The property at 105-107 East York Street is a non-conforming three-family dwelling unit. Apartment 105 occupies half the building and contains portions of both the first and second floors. The other side of the building contains two apartments. Apartment 105 is on the first floor and apartment 107 is on the second floor. To make two of the apartments more attractive to long-term tenants, the applicant wants to enlarge both apartments 105 and 107 by creating habitable space on the third floor of the building. The applicant proposes adding a 250 SF "bonus room" for apartment 107 on the third floor. He also proposes adding a 575 SF "bonus room" on the third floor for apartment 105. Section 325-32 C. (1) prohibits the extension or enlargement of a non-conforming use without a Use Variance. The applicant's request to extend into the attic space is considered an enlargement. The property at 105-107 East York Street also has several existing area deficiencies. Column 10 limits lot coverage to 35%; the property has 41% lot coverage. Column 11 requires a 10-foot front yard; the property has a 6-foot front yard. Column 12 requires a 10-foot side yard; the property has a 5-foot side yard. Column 13 requires a five-foot other side yard; the property's other side yard is 4 feet. 105-107 East York Street is in an R-2b Use District, where the multiple dwelling is considered a non-conforming use and Section 325-38 requires that variances be granted before a Building Permit is issued. "An Equal Opportunity Employer with a commitment to workforce diversification." 3of3