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HomeMy WebLinkAbout08-25-15 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, NOTICE OF MEETING The City only has a VGA plug/cable OEMavailable 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 laptops may not have a VGA port.) 12:00 p.m.,the day before the meeting. :�t;�����):�J The regular meeting Of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on AUGUST 25T", 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. Subdivision Review Project: Minor Subdivision 6:10 Location: 106 & 108 Madison St.,Tax Parcel 34.-1-10 Applicant: Sharon Corbitt Actions: O Consideration of Preliminary& Final Approval Project Description: The applicant is proposing to subdivide the 7,991-SF lot into two lots: Parcel A, measuring 4,944 SF with 54 feet of frontage on Madison St., and containing an existing duplex; and Parcel B, measuring 3,047 SF with 38 feet of frontage on Madison St. The project is in the R-2b Zoning District which has the following minimum requirements: 3,000-SF lot size for single-family homes, and 4,000 SF for other uses; 35 feet of street width for single-of two-family homes and 40 feet of street width for other uses; 10-foot front yard, 10/5-foot side yards, and a rear yard of 25% or 50 feet, but no less than 20 feet. The project requires Area Variances. 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. 4. Site Plan Review A. Project: Harold's Square Mixed-Use Building 6:20 Location: 123-129 E. State St. (The Commons) Applicant: L Enterprises, LLC Actions: O Extension of Site Plan Approval Project Description: In accordance with §276-10, Site Plan Review Ordinance, if the construction of a development has not commenced within two years of the date of Site Plan Approval, such approval shall expire, unless an extension has been granted by the Board following a written request by the applicant. The project received Site Plan Approval on August 27, 2013 and the applicant is requesting an extension of the approval. B. Project: Mixed-Use Housing 6:30 Location: 210 Hancock St. Applicant: Ithaca Neighborhood Housing Services (INNS) Actions: O Consideration of Preliminary& Final Approval 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 64 parking spaces will be provided — approximately one third of which will be on the ground floor of the apartment building. The project sponsor also proposes to convert 0.77 acres of contiguous City- owned right-of-way (ROW) that include portions of Adams St. and Lake Ave. (both of which are public streets); the former would become a playground area with associated walks, and the latter would become a greenspace with a central non-vehicular bike and pedestrian path. The project is in the B-2a Zoning District. The project requires the following approvals: Site Plan and Subdivision Approval from the Planning and Development Board (Lead Agency); a Flood Plain Development Permit; variances from the Board of Zoning Appeals (BZA), approval from Board of Public Works (BPW) for improvements to property in the public way; funding approval from Ithaca Urban Renewal Agency (IURA), and Common Council approval. The project is in the B-2a Zoning District and received the required variances on 8/11/15. 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 the Lead Agency made a Negative Declaration of Environmental Significance on May 26, 2015. C. Project: Retail/Restaurant Building 7:15 Location: 222 Elmira Rd. (Ithaca Plaza) Applicant: Marx Realty& Improvement Co., Inc. Actions: O Consideration of Preliminary& Final Approval 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 site contains an existing retail mall with 258 parking spaces. The site is predominantly paved; however, development requires removal of 0.2 acres (8.712 SF) of existing vegetation along the north property line, contiguous to the drainage area. The project is in the SW-2 Zoning District, which allows a maximum building setback of 34 feet from the curbline. The project received an Area Variance for the proposed 70' setback on 8/11/15. 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 for which the Lead Agency made a Negative Declaration of Environmental Significance on July 28, 2015. D. Project: State Street Triangle Project (Mixed-Use Housing& Retail) 7:30 Location: 301 E. State St./M.L.K.,Jr. Blvd. Applicant: Michael Orsak for Campus Advantage Actions: O No Action —CEQR Discussion Project Description: The applicant proposes to redevelop the 0.759-acre site with an 11-story, 116'-tall, 288,845-GSF mixed-use building, with approximately 12,341 SF of new ground-floor retail space, 2,029 SF of which is anticipated to be a restaurant. Upper floors will have a mix of unit types (1-bedroom/1-bath to 5- bedroom/4-bath) for a total of 240 units with approximately 620 bedrooms. The targeted market is primarily college students. The ground level includes a loading/delivery/trash area with vehicular access provided from N. Aurora Street. 35 parking spaces will be eliminated, with only limited on-site parking proposed. The project is in the CDB-120 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h)[4], (k) and (n), and the State Environmental Quality Review Act ("SEQRA"), §617.4 (6.)(iv) and (11), and is subject to environmental review. "An Equal Opportunity Employer with a commitment to workforce diversification." 2 E• Project: Educational Building 8:30 Location: 209-215 Dryden Rd. Applicant: Trowbidge Wolf Michaels for 209-215 Dryden Associates, LLC Actions: Q PUBLIc HEARING O Determination of Environmental Significance O Consideration of Preliminary& Final Approval with Conditions Project Description:The applicant proposes to build a six-story/80-foot tall education and office building on the 12,301-SF project site. The building will house the Cornell Johnson School of Management Executive Education Program, which will be a tenant of the building; so the building and site will therefore remain a taxable property. The building will include classrooms, meeting rooms, staff and faculty offices, and a large atrium for public assembly and to provide street-level active use. The building is in the MU-2 Zoning District and requires variances to be in compliance with district regulations. The project has received Design Review. This project is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1)(n), and the State Environmental Quality Review Act ("SEQRA), §617.4 (6.)(11) and is subject to environmental review. 5. Zoning Appeals 9:00 • #2993,Special Temporary Permit,607 Utica St. • #2996,Sign Variance, 171 E. State St. (Center Ithaca) • #2998,Area Variances,201 W. Clinton St. • #3001,Area Variance, 171 E.State St. (Center Ithaca) [CCHP] • #3002,Area Variances,325 W. Buffalo St. 6. Old/New Business— Design Guidelines for Collegetown 9:10 7. Reports 9:30 A. Planning Board Chair(verbal) B. Director of Planning& Development(verbal) C. Board of Public Works Liaison (verbal) 8. Approval of Minutes: 6/23/15&/or 6/30/15 (Special Mtg.) (time permitting) 9:40 9. Adjournment 9:41 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.cityofithaca.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 City web site,under"Board of Zoning Appeals." Agenda You may access this agenda either directly via the link pasted below(which includes attachments)or by going to the"Agenda Center"on the City web site(www.cityofithaca.org/agendacenter),under"Planning&Development Board." For ease-of-access,a link to the most recent Planning Board agenda will always be accessible on the Planning Board home page:http://www.citvofithaca.org/354/Planning-Development-Board. "An Equal Opportunity Employer with a commitment to workforce diversification." 3 PROPOSED RESOLUTION Minor Subdivision Preliminary&Final Approval City of Ithaca Tax Parcel#34.4-10 106& 108 Madison St. City of Ithaca Planning&Development Board August 25,2015 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#34.-1-10,by owner, Sharon Corbitt, and WHEREAS: the applicant is proposing to subdivide the 7,991-SF lot into two lots: Parcel A, measuring 4,944 SF with 54 feet of frontage on Madison St., and containing an existing duplex; and Parcel B, measuring 3,047 SF with 38 feet of frontage on Madison St. The project is in the R-2b Zoning District which has the following minimum requirements: 3,000-SF lot size for single-family homes, and 4,000 SF for other uses; 35 feet of street width for single- or two-family homes and 40 feet of street width for other uses; 10-foot front yard, 10/5-foot side yards, and a rear yard of 25%or 50 feet,but no less than 20 feet. The project requires Area Variances, 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 July 28, 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 July 28,2015, 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 July 28, 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"Survey Map,No. 106-108 Madison Street, City of Ithaca, Tompkins County,New York,"dated 6/2/15 and prepared by T.G. Miller,P.C.; and other application materials, and WHEREAS:the Planning and Development Board did on July 28,2015 make a Negative Declaration of Environmental Significance for the proposed Subdivision, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this Subdivision indicates the applicant received the required Area Variance 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 does hereby grant Preliminary and Final Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel #34.-1-10, by owner, Sharon Corbitt. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0 WHITHAM PLANNING & DESIGN, LLC July 29, 2015 Lisa Nicholas,AICP, Senior Planner Planning Division 108 E. Green Street Ithaca,N.Y. 14850 Re: Harold's Square (Mixed-Use Project), 123-127, 133, 135 & 137-139 E. State St. (The Commons) Dear Ms. Nicholas: We are writing in regard to the Harold's Square,Mixed-Use Project, located at 123-127, 133, 135&137-139 E. State St. (The Commons). As you know the City of Ithaca Adopted a Resolution on August 27,2013 that granted final Site Plan Review approval for this project. We are aware that this resolution will expire on August 27, 2015. As such we are writing to request an extension. We look forward to hearing from you a confirmation that this extension has been granted. If you have any questions or require additional information,please feel free to contact me. Sincerely, X ' Scott Whitham Phone: 607.379.9175 Email. whithamcawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca,NY14850 PROPOSED RESOLUTION Site Plan Review Extension of Site Plan Approval Harold's Square 123-139 E. State St./M.L.K.,Jr.Blvd. (The Commons) City of Ithaca Planning and Development Board August 25,2015 WHEREAS: on August 27, 2013, the Planning Board granted final Site Plan Approval to the proposed Harold's Square Project to be located at 123-139 E. State St./M.L.K.,Jr. Blvd. (The Commons), and WHEREAS. the approved project to is a 140-foot tall, 11-story, mixed-use building of approximately 151,410 GSF, plus an additional 11,340 GSF in the renovated Sage Block. The project will include one story(17,835 GSF) of ground-floor retail,three stories (51,185 GSF) of upper-story office, and six stories of residential (up to 46 units). The residential portion of the project is in a tower, set back 62' from the building's four-story Commons facade. The building will have two main entrances, one on the Commons and one facing Green Street, with an atrium linking the two streets. The project is on the CDB-60 and CDB 140 Zoning Districts and received an area variance for rear yard setback, as well as Design Review. As proposed,the project may require a State building Code Variance, and WHEREAS. §276-10 of the City Code states that if construction of a project has not commenced within two years of the date of the Site Plan Approval, such approval shall expire, unless an extension has been granted by the Board following a written request by the applicant, and WHEREAS: in a letter dated July 29, 2015 to Senior Planner Lisa Nicholas from Scott Whitham, the Project Sponsor's Agent, an extension of the Site Plan Approval was requested, and WHEREAS.the project received an Area Variance on August 6, 2013, and WHEREAS. §325-40 of the City Code states that a variance shall be void if the applicant has not obtained a Building Permit to construct the building or part thereof for which the variance has been granted and initiated the construction work within two years from the date of the granting of the variance, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant a two-year extension of Site Plan Approval until August 27, 2017, subject to all the conditions stated in the final Site Plan Review Approval resolution, dated August 27, 2013, and subject to the applicant obtaining all necessary variances. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0 TROWBRIDGE WOLF MICHAELS iiii LANDSCAPE ARCHITECTS August 18, 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: Preliminary and Final Site Plan Review Package Update Dear JoAnn: We are pleased to provide the attached updated informational exhibit in support of Ithaca Neighborhood Housing Services' proposed Redevelopment of 210 Hancock Street. The attached updated site plan illustrates an updated approach for the project. We trust that the Board will find this information helpful as it evaluates the project for Preliminary and Final Site Plan review. Townhouse Design The previously provided SPR package stated that the proposed townhomes would be a mix of rental and for sale units. INHS has confirmed that seven of the 12 townhomes will be offered for sale, and the remaining five will be rental. The proposed for sale townhomes are those closest to the corner of Hancock and Lake Ave, as illustrated on the attached updated site plan. Subdivision The seven for sale townhouses would require Subdivision to separate INHS owned and occupied buildings from the owner-occupied units. While the exact Subdivision line will remain unclear until the architecture is fully developed, we have confirmed that the approach shown in the attached site plan fully conforms with zoning regulations. INHS will come back for formal Subdivision approval when this project component is finalized. 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 August 25, 2015 meeting and are requesting preliminary and Final Site Plan approval at the same time. Sincerely, tyvvv- Peter Trowbridge, RLA, FASLA Principal Exhibit: Site Plan Rendering,August 18,2015 Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street,Suite 201 Ithaca,New York 14850 ph:607.277.1400 www.twm.la LEGEND 1 . COMMERCIAL GROUND FLOOR WITH RESIDENTIAL ABOVE 2. COVERED PARKING WITH RESIDENTIAL ABOVE - 3. TOWNHOMES 4. BIKE PARKING 5. BUS STOP . INTERIORSTREET 6 0 7. BICYCLE AND PEDESTRIAN WAY - 8. PLAYGROUND 1 KEY -for MIXED USE BUILDINGS MULTIFAMLY BUILDINGS _ Y TOWNHOMES f SCALE 0 30' 60' f `' t A v .i FF CONLEI « - ' 1 ihdc 7t. * �I 11 u ; s v 1 um I sw e _ 6 7 - 1 3 e W W W C J — Ca ui 0 I i J 4 i 3 r- � w _ I At* ,Pw i I I AUGUST 18, 2015 �z210 Hancock s rMICHAELS Ithaca NeighborhoodSITE PLAN HOUSING SERVICES LANDSCAPE ARCHITECTS PROPOSED RESOLUTION City of Ithaca Planning& Development Board Preliminary&Final Approval Mixed-Use Housing Ithaca Neighborhood Housing Services(INHS) Site Plan Review 210 Hancock St. August 25,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a mixed-use housing project to be located at 210 Hancock Street, and WHEREAS: the applicant proposes to redevelop the entire 2.01-acre parcel currently containing the vacant former grocery store, a smaller commercial building, and a I I0-space parking lot. The project sponsor proposes to construct twelve 2-story townhomes and a 4-story, approximately 65,000-SF,mixed-use building with approximately 53 apartments and approximately three ground-floor commercial spaces, totaling approximately 10,000 SF. Approximately 64 parking spaces will be provided - approximately one third of which will be on the ground floor of the apartment building. The project sponsor also proposes to convert 0.77 acres of contiguous City-owned right-of-way (ROW) that include portions of Adams St. and Lake Ave. (both of which are public streets); the former would become a playground area with associated walks, and the later would become a green space with a central non-vehicular bike and pedestrian path. The project is in the B-2a Zoning District. The project requires the following approvals: Site Plan and possible future Subdivision approval from the Planning and Development Board (Lead Agency); approval from the Board of Public Works (BPW) for improvements to property in the public way (August 24); funding approval from the Ithaca Urban Renewal Agency (IURA); and approval from Common Council (September 2). The project received the required variances from the Board of Zoning Appeals on August 11,2015, and WHEREAS: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), and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on April 28,2015 declare itself Lead Agency for the environmental review of the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 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 May 26,2015, 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, has on May 26, 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 revised by the Planning Board; and the following drawings: "Boundary and Topographic Map," dated 10/28/14 and "Preliminary Subdivision Map," dated 3/25/15, both prepared by T.G. Miller, P.C.; and "Utility Plan(C 101)," "Esc Plan-Demolition and Construction(C 102)," "Esc Plan- Stabilization(C 103)," "Details (C201),"prepared by HOLT Architects and T.G. Miller P.C.; and "Demolition Plan (L101)," "Layout Plan (L201)," Grading Plan (L301)," "Planting Plan(L401)," and"Site Details (L501 &L502),"prepared by Trowbridge Wolf Michaels Landscape Architects and all dated 4/1/15; and"Site Plan," dated 5/19/15; and"Elevations (2 sheets)," dated 5/4/15; and "Aerial View and Precedent," "Perspective Views (2 sheets)," all dated 4/16/15; and "Site Sections," "Context Diagram," "Partial Elevation at Mid Block Walk Through," and"Shade Studies," dated 4/1/15 and all prepared by Trowbridge Wolf Michaels Landscape Architects and HOLT Architects; and "Revised Hancock Street Planting," "Cornice at Red Brick Building," "Cornice at Brown Brick Building," "Cornice at White Brick Building," dated 5/18/15 and prepared by HOLT Architects; and other application materials, and WHEREAS: the Planning Board did on May 26, 2015 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and WHEREAS:the Board of Zoning Appeals granted the required variances on August 11, 2015, and WHEREAS: the Planning Board has on August 25 2015 reviewed and accepted as adequate the following new and revised drawings: "Site Plan," dated August 18, 2015 and having a red dashed line outlining a potential future Subdivision of the parcel based on the for-sale portion of the project; and "Utility Plan (C 101)," `ESC Plan - Demo and Construction Plan (C102)," ..ESC Plan - Stabilization (C103)," "Details (C201)," "Draft Photometric Plan (IOF1)," prepared by HOLT Architects and T.G. Miller, P.C.; and "Plans," "Elevations (2 sheets)," "Context," "Shadow Study," "Context Diagram," "Aerial View and Precedent," "Perspective Views (three sheets)," "Cornice Details," "Townhouse Elevations (two sheets)," and "Foundation Plan (S 100)," prepared by Trowbridge Wolf Michaels Landscape Architects and HOLT Architects; and "Demolition Plan (L101)," "Layout Plan (L201)," "Grading Plan (L301)," "Planting Plan (L401)," "Site Details (L501)," "Site Details (L502)," prepared by Trowbridge Wolf Michaels Landscape Architects and all dated 8/11/15; and other project materials, and WHEREAS: in response to concerns about noise and vibration from pile driving that will be required to construct the foundations, the applicant has investigated the use of the vibratory method of pile driving. As documented in a letter dated July 24, 2015 to Joe Bowes of INHS from David L. Elwyn, P.E. of Elwyn and Palmer Consulting Engineers, PLLC, the soils on site are suitable for the vibratory method, which produces less noise and vibration that the impact method. The applicant has stated its commitment to employ the vibratory method, and now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. A fully executed Development Agreement between the City and INHS, as well as Street Discontinuance by Common Council, for portions of the project on Lake Ave. and Adams St., and ii. Any additional work in the City Right of Way,not subject to the previously mentioned Development Agreement,will require a Street Permit, and iii. The sidewalks on Hancock and First Streets will remain open during construction, except for short-term temporary closures necessary for public safety during certain limited aspects of construction, and iv. The applicant will prohibit its contractors from parking on Lake Ave., due to its narrow width and potential conflict with existing Cornell Cooperative Extension overflow parking and resident parking during construction, and will provide contractor parking in a nearby surface lot, and V. Submission of colored elevations of all building fagades with keyed building materials, and vi. Submission to Planning Board of all project details, including but not limited to building materials, site furnishings, lighting, signage,paving, fencing, and railings, and vii. Submission of a revised landscape plan showing a greater variety of trees, and viii. Submission of revised drawings and elevations of the proposed townhomes that demonstrate the applicant's stated design approach that the homes will reference various late 19th/early 20th century residential architectural styles and will"utilize a mix of materials and colors to provide architectural diversity,"and, ix. Submission to Planning Board of drawing showing screening of any above-ground NYSEG transformers, and X. All rooftop mechanicals shall either be screened from public view or architecturally integrated into the building, and xi. Except for pile driving, noise-producing construction activities shall be limited to Monday through Friday, 7:30 a.m. to 7:30 p.m., and xii. Pile driving shall be limited to 7:00 a.m. to 4:00 p.m.,Monday through Friday, and xiii. In relation to pile driving, submission to the Planning Board of the bid specification requirements for building condition surveys prior to construction and vibration monitoring during construction, as well as documentation that these tasks will be done by a third-party engineering firm specializing in these services, and xiv. Removal of any City trees will require a City Tree Permit, and xv. Approval of the project's Storm Water Pollution Prevention Plan (SWPPP) by City of Ithaca Stormwater Management Officer, and xvi. Bicycle racks must be installed prior to issuance of a Certificate of Occupancy. 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I - ' 4 -. - • !I 12 C1 ! - L i • 1 I, R 9 _ 40,mum • NORTHMDE I, 11 �� �� #► ' .r ,_ =--= �—_ ! I' „_ i �� '��,' � ;:,,„,tom - - wr rs . y,, - ` i• - ?l / ■�iw� 1 � i „ n. it „;� __ p�(� M� mom� ■■ -_ - r MlAAlf`5 PfIIERU rP.E� �, CLA65Ei HUf1E HEALTH 'x PER -f- rl Wks . '�• - iz I - � 111 i 0. a r t,. i 9.' Ilk ' k ♦_�i f F+ r d -_ 7s - _ _ • SI NA 30NVN31NIVW ONV SS300V V T W _ _ _ _ z T T af O.H. O.H. �r v = H3114 30VNIV2�a �103 2Z l/l L 5 33S O.H. O.H. — — I �P O.H. O.H. O.H. O.H. � VOVH11 30 .1110 3H1 01 031NV�J0 1N3W3SV3 PE 41N t o'H' L0 H• O.H. U) POLE I I V W rRAFEIc ucHr SIGNAL POLE CITY 0 ITHACA Q� T.G. MILLER, P.C. W O IGNAL R-3b ZONE ENGINEERS AND SURVEYORS a _ I -54UL �- 203 NORTH AURORA STREET Q ITHACA, NEW YORK 14850 z _ WWW.TGMILLERPC.COM FOOT D 607-272-6477 w FAIRGROUND MEMORIALGPKWY O IN I af w 00 N 1 o WIDE SANITARY w 0 I I Z SEWER EASEMENT N I RAIL O Z � -" TO CITY OF ITHACA w _ APPROX. LOCATION 10' WIDE SANITARY ^ SEE BK. 431, PG. 238 I I w RIGHT OF WAY FOR INGRESS GAS LINE SEWER EASEMENT I Q SEE 4311241 RIM-386." Z �W & EGRESS, SEE BK.901 PG. 132 a O MH RIM-386. __ m V) S. S S S S S S S S S s S S S S — � INV=377.8 INV=377.9 1 378.5 w 3t I st 5•CMp = FINGER LAKES REUSE, INC o m ❑m c� INV=365.0 EDGE O \ I 201412197af GRA� m U, APPROX. LOCATION E[ SIGNAL c��i� I 2 7' ASPHALT SEWER LINE I I I TAX MAP PARCEL No. 104-1-9 SURFACE z Z Ld W U I C. (R.O.) SaPUNc O N N I = W W & 2.2 Q W EET RIM=387. O O a Ln T } W N I QLL MH v Z O J W J N TRAFFIC LIGHT W Q Z 2 I SIGNAL POLE lil 0 U I Q 1 DPROX OCATI co (�WA Ll w C ER in chi Q � Lu 0RF P I c) Ir'-1 Y m S N N w S �F pr\OJ� I h d ORMER I O HIGHWAY LINE ONCRETE O G�V m U W W W � PAD CONCRETE E E LLARD PAo I ASPHALT Z af e U _ RIM=3B7" o I PARKING w / I O I SOLLAR CONCRETE OLLARD I I z DRAIN = t] � O U! I BOL DAYLIGHT CONCR S S S U DUMPSTER V TELEPHONE PAD PEDESTALV)V L w WALK—IN V S V) I COOLER T— Z ©H 4 Y\Ill a Z 32.9 O o wp a� I •� H Ow Ld IQ') M�I � I W� I ' I U o SGN � :z l Q N CL �' o QQ I Q I z I N I � N E� j � Ln m I I I J I o I I CONC PIN V) z I Q I o I z I m � o Z Q SET � m N _ o I QL a- I Z I _� I I Z m Lv J O LL ° CONCRETE WALK UNDER CANOPY v, �I CANOP w RAFFIC LIGHT ° SIGNAL RAFFIC3Ll HT Q VAULT CON OL MA h&Lf ONTROL MANH Eaf — 57_16' 49 ( ( o w IOf ITHACA JOINT VENTURE (R.O.) AS HAL N PERMANENT EASEMENT 710/242 PARKING V, MAP 97, PARCEL 125 I N TAX MAP PARCEL NO. 1 17-2-1.2, & —1. 1 �� GL --� o N SEE MAP AT INST. NO. ROAD "� 222 ELMIRA O U LL Q — — — I AREA=6. 101 ACRES 0 HIGHWAY LINES z J D AIN GE EA S MENT RE EF /ED P.0• SEE BK 31 , G. 35 / 5 U �= wiz 2 Q aoJ � I PIPE � TRAFFIC Ll T \off 38 38 33 O O \ 25 15 10 FOUND g SIGNAL P E 00 TACO BELL ❑ ( 5 1 ENTER" SIGN U� �P�G! O• m SIGN JFI o w \v r H S TACO BELL SIGN m m S S S rRAFFl O s � � � w �� 5��� 0 T FFIC w Ll LE rK Q a CONTR L MA NH LE m I DRIVE THR r SIGN i� U o 14 y4� P 0\P g W Y e } 100 / oA\ ,\ ` Q Q I P�P�� Von o� U e �' OF FOR ER PRE\N �j Q. IGHWAY LINE W w °? P ITI I I TAX MAP NO. 1 17-2-1. 1 / �0 0 L Y > / W af I DRIVE THRU WINDOW of O ORDERING STATION } w w ILLUMINATED w ZO Q N POLE SIGN Z N I Ln CONCRETE WALK ---I ------I o 3 1 p l I I m VV)i I �\ TACO o N I � / r _ BELL / `G Z \G�� APPROX. TAX V / O U e0 MAP LINE O. w I b G \G� I `� to W QJ zo / '000,vN /Q SEAL � — — _- 101O w CONC �� SHEET TITLE o 6 0 pF se�� ep EX I STI N G SITE PLAN D O ID P DATA GRAPHIC SCALE DA08/14/15 JOB No. o SCALE: E11 -33 af oT 0 30 60 90 AS SHOWN 00 % o�� / �� DRAWN BY: SHEEP a OMPKINS TRUST COMPANY R. / TRT c 10 1 z 475/309 CHECKED: 2 DAH 3 T. G. MILLER P.C. ENGINEERS AND SURVEYORS 203 NORTH AURORA STREET S ITHACA, NEW YORK 14851 Cr PHONE (607) 272-6477 0 W f NOTES: — — 1.) HORIZONTAL DATUM OF MAPPING IS APPROXIMATE NAD 83 PER THE TOMPKINS ® COUNTY GPS CONTROL NETWORK. O.H. O.H. 2,) PROJECT VERTICAL DATUM = APPROXIMATE NGVD 1929. PROJECT DATUM ESTABLISHED PER O.H o.H. 'RM5" BENCHMARK AS PUBLISHED ON CITY OF ITHACA FEMA FLOOD INSURANCE MAP ®` o.H. COMMUNITY No. 360850 0003 B. PUBLISHED ELEVATION = 392.30 FEET. o m O.H' OVERHEAD ELECTRIC TRANSMISSION LINE 1 o,H, 3.) ADDITIONAL BENCHMARK NOTE. BASED ON MEASUREMENTS TO THE RM5" BENCHMARK � ---- °' DONE BY THIS OFFICE IN 1995, AND GPS OBSERVATIONS DONE IN 2014 TO ANOTHER _ O.H. -°" °H BENCHMARK KNOWN AS "RM3" A 1.2 FOOT CONFLICT WAS IDENTIFIED WITH RESPECT TO THE PUBLISHED ELEVATIONS. BOTH ELEVATIONS ARE SHOWN ON THE C17Y OF ITHACA FEMA FLOOD 100' WIDE NYSEG EASEMENT INSURANCE MAP COMMUNITY No. 360850 003 B. (NOTE WE DETERMINED HOLDING RM5" AT ELEVATION 392.3 YIELDS AN ASBUILT VALUE FOR RM3" OF 406.21 VERSUS THE PUBLISHED W w o CENTERED ON EXISTING POLE LINE 405.01 ELEVATION. z SEE DEED BK. 254, PG, 225 4.) UNDERGROUND UTILITIES HAVE BEEN LOCATED FROM AVAILABLE RECORDS, FIELD CITY OF ITHACA (R.O.) LOCATIONS OF ABOVE GROUND STRUCTURES AND ANY MARKINGS PROVIDED BY THE 0 3 w I UTILITY AUTHORITY. THEREFORE, THESE LOCATIONS MUST BE CONSIDERED APPROXIMATE. L THERE MAY BE OTHER UNDERGROUND UTILITIES AND/OR STRUCTURES, THE LOCATION � INv 48" HOPE=380.8 o AND EXISTENCE OF WHICH IS NOT PRESENTLY KNOWN. LOCATIONS, SIZES AND PROPERTY LINE _ MATERIALS OF UNDERGROUND UTILITIES ARE BASED ON BEST AVAILABLE EVIDENCE AS — — — — — — — — — — — — \ NOTED ABOVE. VERIFY ALL UTILITIES PRIOR TO DESIGN OR CONSTRUCTION. INV 48" HOPE=380.8 — f 5.) IN THE EVENT THAT THERE IS A DISCREPANCY BETWEEN THE CONTENTS OF THE - - - - - - --- - - - /- - DRAINAGE DITCH SIGNED AND SEALED HARD COPY DRAWING AND THE CORRESPONDING DIGITAL DRAWING — — — .• — — _ —_— FILE, THE HARD COPY WITH AN ORIGINAL STAMP AND SIGNATURE SHALL BE THE CONTROLLING DOCUMENT. t — -- --- 6. OUTLINE OF BUILDINGS SHOWN HEREON ARE THE AT GRADE FOOTPRINT. ARCHITECT 14 ASH 1� ASH SONS PRIOR TO DESIGN OR CONSTRUCTION TO VERIFY BUILDING DIMENSIONS 08" LOCUST TBM CORNER I OF HEA®WALL O Z _ �yV 2 c yrp ' ASH CLUMP �A 10' WIDE SANITARY - N UARD o{; ! I SEWER EASEMENT RAIL SEE 431/241 RIM=386,H `186.5 �' / m So So Sa O i4" WILLOW —- INV=378.4 So APPROX. LOCATION I ' O• MH o -- - Sa IN =378.5 f GAS LINE I yR/M=386.4 Sa Sa I EDr'F OF S° ((( -So TN -8 INV=377.9 ' GRgVEL — ` So z EDGE OF PAVEMENT �` _ _ 387.0 i' I x � S,�_ INV=385(l�?' ITHACA JOINT VENTURE (R O.) � LEGEND 7101242 _ m o TAX MAP PARCEL"N®. 117-2- 1.2 O.H. OVERHEAD WIRES l' `\ --- -- - — -- -- --- -1�fio._.222 ELMIRA ROAD — Sa SANITARY SEWER MAIN / z = W WATER MAIN SAPLING KING V? ASP ALT P N G GAS MAIN �. 5 i to w w �/ �- St STORM SEWER MAIN (n V7 f'' MH E UNDERGROUND ELECTRIC 0 o v - RIM'=387.2 z __ p TRAFFIC LIGHT SIGANL POLE I �� 388.0 -_-_.. r EXISTING DITCH PROPERTY LINE / C3 0 MANHOLE ° co 2 D / / / / O CATCH BASIN 0 D.S. DOWN SPOUT DAYLIGHT HIGHWAY LINE �� o I _ � _ / D.S. DOWN SPOUT UNDERGROUND W Q (Xl WATER VALVE o 388.0 -- -- � � ONCRETE PAD CONCRETE PAD / w BOLLARD FIRE HYDRANT FORMER I _ ro / PP HIGHWAY LINE 4 U o �� E Il O 0C.O. Warning 1 1 E o MH CLEANOUT 9 v E RIM=387.8 / E E=388.6 % / / E.E.=388.6 '�j / /` CONFORMING TO SECTION 7209, BOLLAR I p / / AI / Kb GAS VALVE ALTERATIONS TO THIS MAP NOT J D LINT A' UTILITY POLE SUBDIVISION 2, NEW YORK STATE 9 (i \ �OLLAR � CONCRETE � BOLLARD l / / / EDUCATION LAW, ARE PROHIBITED p / / GUY WIRE / BY LAW. ALL CERTIFICATIONS HERANOEON COPIESE VALID THEREOF ONLY IF LIGHT POLE SAID MAP OR COPIES BEAR THE IMPRESSION SEAL OF THE LICENSED h CONCRETE / / O DECIDUOUS TREE LAND SURVEYOR WHOSE z DUMPSTER;' I f / / SIGNATURE APPEARS HEREON. PAD CONIFEROUS TREE DARRIN A. No. ,050597 SIGN N.Y.S. LICENSE =100 0 ENTRANCE ELEVATION ---f — E.E.=388.7 w / / / _ W f � / SIGNATURE LICENSED LAND SURVEYOR D UMENT / f f gyp' r / / / �/� Q f j/ // / U ;U/ REFERENCE MAPS: // " ® // / ®// / Z �r / 1.) 'BOUNDARY AND TOPOGRAPHIC MAP ITHACA PLAZA... DATED OCTOBER 19, 2004 BY T.G. MILLER P.C. I // r/ / /r / /// f ;g' ; W W / f/ //qji W 4. / / / / / 2.) SANITARY SEWERS SPENCER ROAD AND ELMIRA ROAD m r �/ �- ?� �r AREAS..." DATED MARCH 1, 1958 BY THE CITY OF ITHACA ENGINEERS OFFICE. Q I / ° it / ; L®o„®. i69 !�/ /// i / �/ ; f / / / % \'N' �(,0F NEI,v y��i�i/ z CONCRETE WALK UNLu DER CANOPY t, � TRAFFIC LIGHT � � '// �AiVDIs����`��\ - TRAF IC LIGHT APLING A PHALT PARKIN o CONTROL MANHOL' / CONTROL A HOLE � j ck ' SHEET TITLE SIP4E I TOPOGRAPHIC PERMANENT EASEMENT � MAP 97, PARCEL 125 u� o w SEE 457452 0o T. NO. _ M A P DATA GRAPHIC SCAU 3 UN LO zB 0 Q DATE: JOB No. I L_^ �@ 0 20 40 60 10/24.2014 0 I o� � 57.16' O = S1 Ap IU� SCALE: S 0 `tv�® 1 =20° DRAWN BY: SHEET DAB I I CHECKED: OF 1 r — DLD z. T ° ry I w I G w T.G. 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LAYOUT ° Z 7101242 PLAN a TAX MAP PARCEL N0. 1 17-2- 1 .2, & — 1 . 1 222 ELMIRA ROAD 1 AREA=6. 101 ACRES TO HIGHWAY LINES DATE: JOB No. V) 08/14/15 0 SCALE: E11-33of DATA GRAPHIC SC E AS SHOWN J _j W U s k DRAWN BY: SHEET a O zpUz �� z z fJ CC) z O 0 20 15 CHECKED: C102 Q U n38 n33 25 O DAH z O w N S SLd Aw G ry ry Q w T.G. MILLER, P.C. w ENGINEERS AND SURVEYORS Of � N 203 NORTH AURORA STREET Q 3 ITHACA, NEW YORK 14850 z WW607-272-64 .COM 607-272-6477 w 0 0 NI � � N w SIG NA w �/ w V UL w w w w z QNV SS-300b T W I L T J fZ l/I L 5 iiS O.H. O.H. ss T_ O O.H. O.H. T — — — — — — — — — — — — — — Z _O O.H. O.H. O.H. O.H. 0 O.H. 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PROVIDE TOOLED TRANSVERSE CONTROL JOINTS, 1-1/2 INCH DEEP, IN ACCORDANCE WITH SCORE PATTERN i SHOWN a, WHERE �yp�gU TOP DIA. M DIA. �, ° SHOWN � � OF BOTTOM oIA. 1. PROVIDE TOOLED TRANSVERSE CONTROL JOINTS, 1-1/2 INCH DEEP, IN ACCORDANCE WITH SCORE SHOWN ON DRAWINGS OR AT MAXIMUM 5-FOOT SPACING. o PATTERN SHOWN ON DRAWINGS OR AT MAXIMUM 5-FOOT SPACING. rr 3. PROVIDE EXPANSION JOINTS WITH 1/4-INCH EDGE RADIUS AT BUILDING AND WALKS AND AT MAXIMUM • 02 09" 2. PROVIDE EXPANSION JOINTS WITH 1/4-INCH EDGE RADIUS AT BUILDINGS AND CURBS AND AT MAXIMUM / w z ° 30-FOOT SPACING. EXPANSION JOINT TO INCLUDE 1/2" PRE-MOULDED RESILIENT JOINT FILLER, BACKER [IAL - WALK ° ° 1.6-2" 30-FOOT SPACING. EXPANSION JOINT TO INCLUDE 1/2" PRE-MOULDED RESILIENT JOINT FILLER, BACKER ROD AND SEALANT. � WHERE , ° ° ° aN LAWN 6' TYP. OR ROD AND SEALANT. 4. TOOL ALL EDGES AND JOINTS. T.G. MILLER P.C. Q SHOWN ° a cy WHERE WIDTH A 00 3. PROVIDE 6", #3 DOWEL DRILLED AND EPDXY SET INTO CONCRETE SLABS 0 18" O.C. 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UNDER LAWN AND OTHER IMPROVED AREAS - GENERAL FILL / MANHOLES LARGER THAN 4R ADJUST TO GRADE WITH PRECAST z ADJUST TO GRADE DIAMETER AND FOR MANHOLES CONCRETE GRADE RINGS CAST IRON BOX WITH COVER, O_ COMPACTED IN MAX. 12" LIFTS TO SUBGRADE OF TOPSOIL WITH HEIGHT (TOP OF PRECAST EAST JORDAN IRON WORKS ~ WITH PRECAST 30' STRUCTURE TO INVERT) LESS PATTERN NO. 1566 CONCRETE GRADE THAN 5.5'. CLEAR MATCH GRADE E GROUT AROUND RINGS — STRUCTURE SHALL MEET OR I ` 3" 6,. of ~ PIPES AT a PRECAST CONCRETE EXCEED HS-20 LOAD CAPACITY. 30" ECCENTRIC CONE (SEE NOTES) U OPENINGS, a STRUCTURE (A.S.T.M. C-478). TYP. \ \� \�\\�� w INSIDE ANDQ OUT 2'x2' SQUARE MANHOLE STEPS 0 12" O.C. \ SCH 40 PVC CAP COPOLYMER POLYPROPYLENE 4" 6" TYP. PLASTIC, STEEL REINFORCED PAVEMENT a (A.S.T.M. C-478) a 3,000psi CONCRETE FOR PVC, HDPE AND COPPER PIPE NON—SHRINK GROUT INSIDE AND OUT ° 0 So oLff ° CAST-IN-PLACE RING BEDDING STONE FROM 6" BELOW 0 00 0 0 m "o" RING RUBBER GASKET O Q�12"�� p TO 12" ABOVE PIPE °0 °O 0 ° ° O O° 0° PIPE DIA. AS SHOWN OR BUTYL SEALANT. I 00 8 00 w VARIES d GROUT JOINTS INSIDE AND 0 0 00 > L ° 00° 0 0 0 0 °00 ° 0 12" MIN. ON DRAWINGS OUT ONLY IF 0—RINGS RISER SECTION(S) AS NECESSARY 0 O 00 SCH 40 PVC RISER °' m o ADAPTER TO SCH 40 PVC m ARE USED. 48" I.D. O o0 = FOR DUCTILE IRON PIPE 000 00 O O o 0 0°00° 0° PIPE AS SHOWN ON DRAWINGS VARIES I o STRUCTURAL FILL FROM 6" PRECAST REINFORCED CONCRETE 0 O 0 0 0 0 0 0 4 (A.S.T.M. C-478) STRUCTURE BEDDING STONE 00 ° BELOW TO 12" ABOVE PIPE O REFER TO 0 00 o w O o 0 WITH COAL TAR—EPDXY OR WATER Q� O 000 45' BEND Q DRAWINGS FOR BASED ACRYLIC COATING INSIDE o 0 ° 0 ° — BEDDING STONE FROM 6" AND OUT AND AT GROUTED 0 000 0 O O O O PIPE INVERT a 0 0 0 0 0 = BELOW TO 12" ABOVE PIPE ELEVATION I —MONOLITHIC JOINTS. PIPE SIZE & MATERIAL 0 0 000O o0 12" MIN. 00 12" MIN. BOTH SIDES ° ° o° BASE AS NOTED ON PLAN 00Oo 0 0 0 0 45' BEND OR WYE z 00 00 D o 0 0 0° 00 — a 4 a a VARIES 00 0° O O 6 MIN. a d INVERT ELEVATION AS SHOWN ON DRAWINGS. I Q 0 0 00 ° 0 0 0 °O O ° 0 a a PROVIDE FLEXIBLE WATERTIGHT PIPE TO I , , FORM SMOOTH CONCRETE O j=j= ° ° ° 0 6" BEDDING STONE MANHOLE BOOT SEAL WITH STAINLESS STEEL , INVERT SLOPE 0 MINIMUM O 0 0 0 0 0 0 0 0 0 O CLAMPS AND SCREWS AT ALL PIPE 6" ° °° 1/2 INCH PER FOOT 00 00 0 0 0 00 00 0 0o w NOTE: ADDITIONAL RISER SECTIONS TO HAVE "0" RING OPENINGS INTO MANHOLE (A.S.T.M. C-923). ° O o00 00 0 0o O o0 0 00o O PIPE BEDDING PER TYPICAL 0 0 ° 0 0 0O TRENCH SECTION Q IN SOIL IN ROCK RUBBER GASKETS OR BUTYL SEALANT AT JOINTS. GROUT JOINTS INSIDE AND OUT WITH NON-SHRINK GROUT ONLY IF 0-RINGS 8— zo ARE USED. BACKFILL WITH STRUCTURAL FILL UNDER PAVEMENTS. °o °°° ° ° C o °o °° ° 0 °° °°° s" BEDDING STONE N Y 9 TRENCH 10 12 DRAINAGE INLET SANITARY MANHOLE CLEANOUT 11 NOT TO SCALE NOT TO SCALE NOT TO SCALE NOT TO SCALE z p N EXTEND 1" MINIMUM AND 3" MAXIMUM z �10' PAST EDGE OF GRATE (TYP) F.A.I. BRASS SCREW PLUG �- INLET GRATE m 6' MIN. 51 INLET FILTER 77! 2" HARDWOOD FENCE POST 0 o , r > z0 FILTER FABRIC, MIRAFI ` ^ _6" C.I. 100X ENVIROFENCE, OR NOTES 0< F APPROVED EQUAL. > ` 0 1. WHEN TWO SECTIONS OF FABRIC GR E 20„ ADJOIN EACH OTHER OVERLAP BY 2 AD I MIN. 6 INCHES AND FOLD. SEAL o 2. PERFORM MAINTENANCE AS NEEDED 0 AND REMOVE SILT WHEN BULGES SHEET TITLE z DEVELOP IN THE SILT FENCE. SILT j SECURE USING 175# ZIP ZIP TIE o TIES FASTENED TO INLET BUILDING SEWER 6.. GRATE (TYP) z ELBOW OR BEND FLOW DIG 6" WIDE & DEEP 16" D ETAI LS C.I. x SDR35 PVC 0 Oo \Oo °�0 �000 OS��° TRENCH, BURY BOTTOM 6 MIN. cn ADAPTER, TYP. 0°O�o°000 O O °0 0�°00 O 1'-0" OF FABRIC, INLET FILTER ° 00 TAMP IN PLACE. A 0 o°0 °° 000 0 TE: „ 0 00 q0� °MIS 000 GRATE DA08/14/15 JOB No. o 6 DOUBLE HUB 000° 0 RUNNING TRAP S.V., C.I. °� GRATE SCALE: E11 -33 Q BEDDING STONE GRATE BAR AS SHOWN J Q DRAWN BY: SHEET 13 HOUSE TRAP 14 SILT FENCE 15 INLET FILTER CHECKED: z C201TRT DAH NOT TO SCALE NOT TO SCALE NOT TO SCALE : `JASON K DEMAREST _ SIGNAL �--, /A R C H I T E C T 301 S.Geneva VAULT Suite 101 p:607.330 4555W York 607 330.4508 wwwjkdarchitect.com I T1 T T - - - - - - - - - f - _ J 14"A5H �12"A co T1 T1 8"LOCUST a DECORATIVE SHRUBS g r T4 T ll ;' I T � DECORATIVE SHRUBS ;T7, I f V - I - - - - - - - - - - - - - - - OC Cn DECORATIVE PROPOSED PAD BUILDING SHRUBS&VINES I 9 388.0 - O L2.00 _ - - - - - LL - - VA, 3Z . - — - `ti T3 OY DECORATIVE SHRUBS _ T2 DECORATIVE 'l 388.fl - SHRUBS r -BOLLARD PATIO a I II J I J LLI LLi T3 W BoiLIA©-/ . h r I _P 25'- 1 1/2" PROPOSED PAD BUILDING r bo 4 EXISTING PLAZA o Sidewalk T3 WALK-IN = COOLER Decorative' , ;, �� Decorative Plantin s ` \` Plantings Pr ' Concrete Sidewalk DiBella's Patios o ll _ r. i ul Bike - Concrete Plaza Racks' 20' 10' 0' 20' 40' � 24'-0" � 4-0 0 1 Landsca e Plan 1116" = 1'-0" Scale: 1" = 20'-0" Decorative Railing Service Walkway Z 4-1 co - ' ,Dense Coniferous Plantin ScreenICU v Planting Schedule Decorative ! "O Plantings • , Type Count Mark Type Comments Scientific Name Size U CIO Five Guy's Patio ` E 15 S1 Boxwood Buxus sempervirens 'North Star #3 Container k w 22 S2 Juniper Juniperus communis var. depressa #3 Container 4_0 a �' 7 S3 Swamp Azalea Rhododendron viscosum #5 Container - N 7 S4 Pennsylvania Sedge Grass Carex Pennsylvanica #3 Container Coniferous Revision Schedule ' 13 S5 Witherod Vibernum Viburnum nudum var. cassinoides #5 Container Plantings Number Description Date 7 T1 American Sycamore Platanus occidentalis 2 1/2" Caliper B&B EXISTING PLAZA 2 T2 Red Maple Acer rubrum "Autumn Flame" 2" Caliper B&B New reduce walk-in cooler r enclosure door to match Existing Paved 18 T3 Northern White Cedar Thu'a occidentalis Smara d 6 FT B&B - J g Service _ existing fence construction Service Area 3 T4 Silver Maple Acer saccharinum 1 1/2" Caliper B&B Gate - ----- 36 V1 Virginia Creeper Parthenocissus quinquefolia #1 Container Grand total: 130 I� T I' Planting Notes: INLandscape Plan 1) All planting beds to be excavated to a minimum depth of two feet. N 2) A minimum depth of 24" of soil shall be used in all planting beds. EXISTING PLAZA 3) All trees and plants to comply with applicable requirements of Project No: IJV01 ANSI 260.1 , "American Standard for Nursery Stock." Date: 08/14/15 4) No plants or trees shall be located beneath building overhangs. Drawn by: J KD 2Patio Plan 1/8" = 1'-0" Checked by: JKD 8' 4' 0' 8' 1 6' L1 . 00 Y Scale: 1/8" = 1'-0" .m a Scale: As indicated 0 U JASON K DEMAREST /ARCHITECT 8'-0° 301 S.Geneva Street Suite 101 Ithaca,New York 14850 I All steel components to recieve two coats epoxy primer plus one top coat p:607.330.4555 f:607.330.4508 N www.jkdarchitect.com 14' - 0" -5 1/2" post cap v �., New Bike Rack- 5'-0" 4'-0" 5'-0" co r1N 1 1/2"x 3"top rail match existing 1"Chamfer all sides PVC dipped 1 1/2"x 1" 1x6"vertical PVC at 6"o.c. I intermediate rails 0 I Perforated panel with 3/4" Dia. Stainless 6"x6" PVC-wrapped post = solid center panel Steel hollow tube 0 1/2"x 1/2" 1/2"x 1/2" 6" PVC supports I ballusters ballusters 1"x 1/2" medallion structure 3" Dia. Hollow Steel Post 0 CD � _ I 10 3/8" oo Surface Mounted 4"x 4" posts 3' Door with latch CO - M � 1x6"vertical PVC at 6"o.c. � I I i� 6" PVC supports 4" 1 1'-9 3/4" 1'� 1'-9 3/4" 1'l 1'-9 3/4" 1'-9 3/4" 1'l O 3 Patio Railing Elevation 6 Bike Rack Elevation Finished grade 1" = 1'-Off 1" = 1'-O" a o N 4,000 psi concrete footing *NOTE: Fence system to match existing plaza enclosure. Color: Light Gray slope top of footing as shown O 1 T !cal Enclosure V 1/2" 1 0 6'-0" 1'-3" 12' MAX Limestone - _ Full Veneer stone to f p match existing plaza Standing seam roof QI ¢ Poured concrete �I O / N Z 2 x 4 Purlins oo '� - - 2 x 4 Hollow Steel Tube Lime Stone — oo 4 - - - - Plant shall be set at or Notes: Plant shall be set at or = slightly above the establishedUU •� 1. Plant at same depth as previously slightly above the stablished finish grade. UU - - - planted in nursery or container. finish grade. 2. Provide compacted base under root 4"specified shredded bark mulch. to o I ball only to prevent settling. • r 4"specified shredded bark mulch. Unite and roll back burlap from Finished Grade C. min. 1/3 of root ball. • * ' Unite and roll back burlap from Synthetic wrap is min. 1/3 of root ball. unacceptable. Cut wire baskets and remove. Actual signage area is 6 SF x 2 signs = 12 SF I I I Backfil �, Synthetic wrap is Specified plantingmix. 2"Clear min. I•I - unacceptable. Cut wire p baskets and remove. ,�Grade to from saucer in lawn b (6)Epoxy coated#5 dowel s Y areas only. 8 Monument Sign Front Elevation I i I i with 90 degree anchor hook i Specified planting mix. _ - I 6 E coated#5 Cont. 1/2 1 O ,• �- O Epoxy Spaded bed edge. ' I I I Epoxy coated #5 @ _ z �x 2'-0"O.C. C° Scarify sides and bottom of III �� Top and bottom z tree pit to prevent glazing of ■ _ _ subgrade. Set tree directly on (V • subgrade to prevent settling. o - Compacted base. - �.. III III III — 1' 6" 1'-0" 1'-6" 3x width of root ball 4- 0 o - � Awnin Bracket-Callout Detail Monument Sin Shrub Plantin Tree Plan VJ } z 5 1 of = 1'-0" 1/2" = 1'-0" 1/2" = 1'-0" 1/2" = 1'-0" A--+ C U �0 SIGN REGULATIONS- ZONING DISTRICT SW-2 U _� E Freestanding: uJ N 48 LF of occupied frontage x 0.5 SF = 24 SF allowable. a N Actual = 12 SF Building Signage: 48 LF of occupied frontage x 1.5 SF = 72 SF allowable. "M _ Revision Schedule Actual = 51 SF 1'-3" Number Description Date Both freestanding sign and building signs does not exceed 250 SF. 1'-0" 12 9„ Actual = 63 SF - Lime Stone Cap d - — — — — — — — — _ *NOTE: All signage by tenant. 7'-0" Brick Veneer IL - o M \ Site Details a a \ Project No: IJV01 �- Finished Grade Manufacture: RAB Lighting Manufacture: Barn Light Electric Company Manufacture: Visa Lighting Date: 08/14/15 77 WWWNWWWN Model: WPLED26N/EC/PC Model: The Laramie LED Gooseneck Model: Avatar OW1310 Drawn by: BNC Color: Black Color: Black Color: Black Checked by: JKD Actual signage area is 31 SF Actual signage area is 10 SF x 2 signs=20 SF website: www.rebweb.com website: www.barnIightelectric.com website: www.visalighting.com 0 1' 6" 0' 6" 1' 2' L2 . 00 Si non Facade Si non South Brick Wall Elevation Buildln Lighting Fixtures 2 " _ '- 4 1/2" = 1'-0" 7 3/411 = 1'-0" 10 12" = 1'-0"s 1/2 - 1 0 0 Scale: 1 1/2" = 1'-0" Scale: As indicated U PROPOSED RESOLUTION Site Plan Review Preliminary&Final Approval 222 Elmira Rd. Ithaca Plaza Retail Expansion City of Ithaca Planning and Development Board August 25,2015 WHEREAS. an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a retail building to be located at 222 Elmira Road (Ithaca Shopping Plaza) in the City of Ithaca,by Marx Realty&Improvement Co., Inc., and WHEREAS.the applicant proposes to construct a one-story, 3,400-SF retail building with 35 new parking spaces and associated landscaping, walkways, and other site improvements. The 6.1-acre 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 site is predominantly paved; however, development requires removal of 0.3 acres of existing vegetation along the north property line, contiguous to the drainage area. The project is in the SW-2 Zoning District, which allows a maximum building setback of 34 feet from the curbline. The project requires Area Variances for the proposed 70' setback, as well as deficiencies in building frontage on the street, and WHEREAS. this 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 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 July 28, 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 Chapter 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 July 28,2015, 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 July 28, 2015 review and accept as adequate: a Full Environmental Assessment Form(FEAF),Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Planning staff, drawings entitled "Topographic Map," dated 10/24/14, "Existing Site Plan (C101)," "Layout Plan (C102)," "Utility Plan (C103)," "Grading and Drainage Plan (C104)," dated 6/30/15 and prepared by T.G. Miler, P.C., and "Patio Plan (C1.01)," and "Concept Views (PRI.1)," dated 7/2/15 and "Exterior Elevations (A2.00)," dated 7/6/15; and "Landscape Plan (L1.00)" dated 7/28/15 and all prepared by Jason Demarest, architect, and; and other application materials, and WHEREAS. the Planning Board did on July 28, 2015 determine the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and WHEREAS.the Board of Zoning Appeals granted the required variances on August 11,2015, and WHEREAS. the Planning Board has on August 25 2015 reviewed and accepted as adequate the following new and revised drawings: "Exterior Elevations (A2.00)," "Concept Views (PR1.1)," "Existing Site Plan (C101)," "Layout Plan (C102)," "Utility Plan(C103)," "Grading and Drainage Plan(C104)," "Site Lighting Plan (C105)," "Details(C201)," "Landscape Plan (L1.00)," and "Site Details (L1.00);" and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary And Final Site Plan Approval to the project subject to the following conditions: i. Submission of building materials and samples, and ii. Any work in the City Right of Way requires a Street Permit, and In. Removal of any City trees will require a City Tree Permit, and iv. Approval of the project's Storm Water Pollution Prevention Plan(SWPPP)by City of Ithaca Stormwater Management Officer, and v. Bicycle racks must be installed prior to issuance of a Certificate of Occupancy. Moved: Second: In Favor: Against: Abstain: Absent: Vacancies: 0 1 East Green Street Floor Ithaca,New �® DEPARTMENT OF PLANNING AND DEVELOPMENT JOANN CORNISH DIRECTOR OF PLANNING&DEVELOPMENT PHYLLISA A. DeSARNO5DEPUTY CT FOR ECONOMIC DEVELOPMENT Telephone: Planning;&Development—607-274-6550 Community Development/ILT —607-274-6559 p b p Entail: dgrunder@cityofithaca.org mail: iura@cityofithaca.org Fax: 67-274-655 Fax: 67-274-655 MEMO Date: August 19, 2015 To: Planning and Development Board From: Bryan McCracken, Historic Preservation Planner Re.: State Street Triangle Site Plan Application The triangular piece of property located at the intersection of E. State and S. Aurora Streets, known as State Street Triangle or Treblock, is not located within a designated historic district; however, the parcel is located adjacent to the National Register Ithaca Downtown Historic District. Therefore, any potential development on the site should be architecturally compatible with the district to ensure that its integrity is preserved. As the City's Historic Preservation Planner, I examined the materials submitted by Whittam Planning and Design, LLC on behalf of Campus Advantage, dated July 23, 2015, to evaluate the compatibility of the proposed building with the historic district. My comments are based the Secretary of the Interior's Standard 49, 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, and massing to protect the integrity of the property [or district]and its environment. It is my opinion that the overall architectural design of the proposed building is compatible with historic architectural character of the Ithaca Downtown Historic District. The architect's adaptation of the tripartite design scheme--a popular design approach for multi-story commercial buildings during the late-19t"and early-20t"centuries gives the building a distinct base, shaft, and cap. The base of the building consists of the first-floor commercial space and the two stories above it; the seven stories above that comprise the shaft and are presumably differentiated by a change in material; the cap consists of a cornice and the 11tn story, which is differentiated from the stories below through the fenestration. This composition is reflected in several properties within the historic district, including the 123 S. Cayuga St. (Ithaca Gas and Electric Corporation Building, 114-118 N. Tioga St. (The-Ithaca Savings Bank) and 200-204 East State St. (First National Bank Building). The use of a design scheme that would have been used during the district's period of significance helps the new building relate to historic fabric. Despite the architectural similarities between the proposed building and some within the historic district, it p p P is my opinion that proposed 11-story building that encompasses an entire block is not compatible with the massing, size, scale or proportions of the Ithaca Downtown Historic District. Buildings within the historic district are typically only 4 or 5 stories, and, at most, 7 bays wide. This contrasts dramatically with the size, scale and massing of the proposed new building, which dwarfs the historic structures and makes the building contextually incompatible with surrounding historic environment. The massing is further emphasized by the building's relatively flat elevations that read as single volumes. This design feature makes the already large building feel significantly larger than any other contributing or non-contributing structure within the historic district. As a comparison, the primary facades of the two largest contributing buildings within the district, 114-118 N. Tioga and 200-204 E. State Streets, are approximately 1/4 to 1/3 the size of the north elevation of proposed building. It is my opinion that the incorporation of architectural features that break up the building's massing and give it the appearance of being several smaller buildings could make the building more contextually and 1 aesthetically compatible with Ithaca Downtown Historic District. The introduction of substantial light wells in place of the vertical bands of windows on all elevations, but particularly the north and west, would significantly reduce the visual impact of the massing. This design feature would also be reflective of the late-19thand early-20thdesign scheme the architect seems to be referencing with the tripartite composition. A reduction in the overall height of the project or stepping back the upper four stories of the building could also reduce the visual weight of the building, making it more compatible with its historic surroundings. Failure to physically or visually reduce the size, scale and massing of proposed building will result in a significant adverse impact on the integrity of the Ithaca Downtown Historic District. "An Equal Opportunity Employer with a commitment to workforce diversification." 2 Tompkins County DEPARTMENT OF PLANNU I C 121 East Court Street Ithaca,New York 14850 Edward C.Marx,AICP Telephone(607) 274-5560 Commissioner of Planning Fax(607) 274-5578 August 20,2015 Ms. Lisa Nicholas, Senior Planner City of Ithaca 108 East Green Street 3rd Floor Ithaca,NY 14850 Re: Site Plan Review for proposed 11-story mixed use building at 301 E. State Street/MLK Blvd.,City of Ithaca Tax Parcel 469.4-1,Campus Advantage,Owner/Applicant,Michael Orsak,Agent. Dear Ms.Nicholas: This letter acknowledges your referral of the proposal identified above for preliminary review and comment. We have identified aspects that may have countywide impacts and may require further analysis,particularly potential impacts on parking.Based on the recent parking analysis conducted for the Hilton Canopy Hotel project,we expect this project along with the renovated Commons,other projects currently under construction, and proposed and potential projects downtown to contribute to a more significant increase in parking demand. We continue to believe that rather than trying to assess parking capacity on a case by case basis as new projects are proposed,this analysis should be conducted for build-out of downtown in accordance with recent zoning changes that increase the density of development allowed on several downtown parcels. This project would also rely heavily on TCAT service to both Cornell and Ithaca College.An analysis should be conducted to determine the capacity of transit service from downtown to these destinations. If necessary,the project should provide support to TCAT to accommodate an increase in that service. In our review of the zoning change that increased the height allowed on this parcel we recommended analysis of several other impacts of the scale of potential buildings in this location including traffic,solar access and visual impacts.Although this project can now be built as of right under current zoning these issues may warrant further examination in the SEQR process. We look forward to conducting the formal review of this proposal under General Municipal Law§239—1,—m and—n and making formal recommendations should the proposal progress. Sincerely, Edward C.Marx,AICP Commissioner of Planning Inclusion through Diversity WHITHAM PLANNING & DESIGN, LLC August 19,2015 Lisa Nicholas Senior Planner Department of Planning and Economic Development City of Ithaca 108 E. Green Street Ithaca,N.Y. 14850 Re: State Street Triangle—Site Plan Application: Resubmittal of Revised Proposal Dear Lisa: On behalf of the Applicant, Campus Advantage,please find attached the following revised documents as part of the Site Plan Application Package for the proposed State Street Triangle Project located at 301 E. MLK/E. State Street: 1. Project Drawings: a. Proposed Project Site Plan/Landscape Plan (Revised) b. Proposed Circulation and Access Plan c. Proposed Utility Plan d. Proposed Grading and Drainage Plan e. Proposed Project Plans (Revised) f. Proposed Project Elevations g. Proposed Project Sections (Revised) h. Proposed Construction Staging, Parking, Deliveries, Pedestrian Access 2. SRF Traffic Impact Study for the Proposed State Street Triangle 3. LeChase Construction Site Logistics narrative 4. Transportation and Parking summary The State Street Triangle Project team continues to modify the project under review. Hearing the concerns of the Planning Board at their June 23`d and July 28`h meetings, and talking with city officials, neighbors, and other community members, the project team has reexamined the building and its site in the context of what we heard, and provided substantial new information for environmental review.With the help of our architects, engineers, and project team as a whole,we feel that we have a current proposal that will make an important and positive addition to what is arguably the City of Ithaca's most important corner. Starting with the premise that this block, and its surrounding urban core,was the historic center around which the density of the city grew,we propose to restore the urban vitality that was lost in the wake of 1960s urban renewal. In fulfilling the intent of the 2013 creation of the CBD-120 (Central Business District), the site is envisioned as a newly energized urban space on a currently underutilized site. Experientially and visually, State Street Triangle is Phone: 607.379.9175 Email. whithamQawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca, NY14850 WHITHAM PLANNING & DESIGN, LLC intended to be an extension of both the Commons across E. State Street and Restaurant Row on S.Aurora Street. With a commercial base of 5 new retail/restaurant spaces, the 11-story,292,880 gsf building has the potential to be not only one of the city's primary residential buildings, but one of its most lively commercial buildings as well. The proposal will help meet the goals of the draft Comprehensive Plan of the City by redeveloping a site where existing infrastructure already exists, creating greater tax revenue, and enriching the pedestrian and vehicular experience,particularly as visitors enter Ithaca. Understanding the importance of the pedestrian experience in this dense,historic cross-roads of the city,we have addressed recommendations from both Planning Board members and city engineering staff, and working with our traffic engineers at SRF and our civil engineers at T.G. Miller,have proposed significant potential changes to the sidewalks, curb lines, and vehicular lanes of the intersection. The proposed widened sidewalks, if realized,will create an entirely new pedestrian zone related to the new first floor commercial businesses,with potential of outdoor dining and seating.At this point in schematic,we look forward to discussing the positive impacts such changes might have if realized,and also look forward to thinking collaboratively about the private/public realization of those ideas. Furthermore,with an interest in improving the pedestrian experience, the project team is in conversations with DOT to enhance the landscape along the Green Street slope by bringing in characteristics of the gorge across the street into the site. The State Street Triangle Project is a Pedestrian Oriented Development following smart growth urban design standards. Consistent with the new 2013 zoning by the City of Ithaca, the building will encourage the use of public transit and alternative modes of transportation. Only a limited number of on-site parking spaces will be available including handicap access. A four-point parking program is being created for residents who choose to have a private vehicle,including City of Ithaca owned and managed garages as well as other private options. Through this approach the City would see an increase in parking revenue.The project is perfectly situated in close proximity to 3 TCAT stops providing access to many TCAT Bus routes. The project team will work with the City, County,TCAT, universities, and the Downtown Ithaca Alliance on Transportation Demand Management. The mix of unit types has changed in order to address the concerns of the community that the project is poised to be a"student dorm".The proposal initially had 210 units.The change in units to 240 resulted from converting 10 4-bedroom units into 40 studio apartments.With this adjustment, 140 of the 240, or about 60% of the units, are studio, 1 bedroom, and 2 bedroom units.This modified unit mix was made to accommodate a mix of people, including young professionals looking to live downtown. The project will have on-site amenities including ground floor retail and a fitness center, quiet rooms,and a 2nd floor courtyard for residents. There will be 24/7 on-site management with a fully staffed building, and programming provided for residents.The management team consists of a General Manager,Assistant General Manager,Leasing Manager, Resident Director (a live-in position), 7 Community Assistants,Maintenance Supervisor,Maintenance Technician, Porter, and Corporate Support including an assigned Regional Manager and Vice President of Operations. Phone: 607.379.9175 Email. whithamQawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca, NY14850 WHITHAM PLANNING & DESIGN, LLC The proposed materials and mechanicals used in the building will meet or exceed the LEED standards, and the team is currently exploring the possibility of having the project be LEED certified. We look forward to working with you and presenting the proposed project at the upcoming Planning Board meeting. If you have any questions or require additional information,please feel free to contact me. Sincerely, A Scott Whitham Phone: 607.379.9175 Email. whithamQawhithamdesign.com 123 S. Cayuga Street Suite201 Ithaca, NY14850 STATE STREET TRIANGLE s - NNW AL 00 - , II � r S 1 , y �Iy t 1 ti 4 L LIST OF DRAWINGS P2- Proposed Site / Landscape Plan / Plan P3- Proposed Circulation and Access Plan + Proximity to NEW RESIDENCES IN DOWNTOWN , ITHACA TCAT Transit Locations Plan P4- Proposed Utility Plan P5- Proposed Grading and Drainage Plan PLANNING BOARD- UPDATED SITE PLAN SUBMISSION: AUGUST 19, 2015 P6-9- Proposed Project Plans: Levels Lower, 1 , 2, 3 and Typ. Floors P10-1 3- Proposed Building: Elevations P14-1 5- Proposed Building: Sections P16- Construction Staging / Parking, etc. ca WHITHAM T. G . MILLER, P. C . ICAMPUS STREAM I'I 0,\ING & D)' IGN. 1.LC ENGINEERS AND SURVEYORS ADVA N TAG E~ COLLABORATIVE SPA ESN° u kf i C ypULT �� �MNINB �� F 5k 0 F NEW STRIPED CROSSWALK �F AND STOP BAR (TYP OF 2) EAST STATE STREET w NEW UNIT PAVERS (TYP) < "II z NEW GRANITE CURB (TYP) Q� NEW TREE GRATES AND 0 w— �U NEW CURB RAMP NEW ASPHALT PAVEMENT NEW STRIPED ISLAND P.o.a. .eREr wuK c o ^ � Il YAP •F©NC�� VGA �� •r a a o��� k MATION 0 .µ -q s�o0 NT COMPANY PAGE 991 g-4-1 NEW ONCRETE SIDE LK CRES FFE=420.00 �. e 6 �p CONCFETE WALH NEW CONCRETE WALK NEW UNIT PA ERS (TYP) ��� 5� NEW AS ALT PAVEMENT Y W DROP CURB coNcrtErE wALK 5P�EE` xc wnr mufx GRANIT CURB (TYP) c6'� ° NEW ROP C k# EW CONCR E SIDEWALK NEW ASP ALT PAVEMENT c�c°� • / ASP—P— NSW CONCRETE WALK CREEK / six MILE 0 ARRY BLOCK pe\, �'. ETAINING WALL Q August 19, 2015 STATE STREET TRIANGLE PROPOSED SITE PLAN Ithaca NY 1 "=40'-0" STREAM T. G . MILLER, P. C. f COLLABORATIVE Page 2 SP A SWO tt VAUL, "'"° SENECA STREET ir GwG - @ THE COMMONS � p • 528 FT / 0.1 MI "' . 1 /'., E. SD AURORA STREET TATE ST BEET @ THE COMMONS _ 358 FT / 0.0.7� MIAir- 0 srr. rtr 14 � E: GREEN STREET GREEN STREET @ THE COMMONS I ` MAr10N _1056iFT / 0.2 MI ,�, ►. NT COMPAN• PROXIMITY TO TCAT TRANSIT LOCATIONS PAGE 991 9-4-1 CRES / d c 4� WALK � TCAT: AURORA STREET CONCRETE @ THE COMMONS 1 0�� / Q / =° T°ATM LEG E N D / RESIDENT ACCESS POINT CREEK SIX MILE 0PUBLIC ACCESS POINT / 0 TCAT TRANSIT LOCATION RESIDENT CIRCULATION P�° PUBLIC CIRCULATION A. August 19, 2015 STATE STREET TRIANGLE PROPOSED CIRCULATION AND ACCESS PLAN QWHITHAM T. G . MILLER, P. C. Ithaca, NY 1 — 0 —O PI 11\ING& L)1:Slr_;V.LLC e c,neers nrn se:µYr.vuks Page 3 607-272-6477 6 PA�N6 I 1��CC Ti VPUI UILDINC EAST STATE STREET ~° E- or e. —" DI #1 ( DI #2 _w RIM=417.55 RIM=418.95 RIMS]. ' 0 rPI n, W 76LF 12" HDPE -.-i TO 93LF-y!e Lm S STORM MANHOLE- CONNECT - HOPf 22LF 8" PVC(SDR35) _ 15LF 8" PVC SDR35 e �\ 04 k1 rt 04 E O 8' D.I. COMBINED SERVICE. D.I. FIRE SERVICE A E-1 A rn CONNEC ISTING 8" AND GATE VALVE ^� W 3 DUCTILE IRO WATE SERVICE MAINTAIN 5.0' COVER MIN. �p • Y W D.I. DOCL I,{tSTIC SERVICE �, n\ �y AND GATE VALVE419 N kf?f•WkK. V 1 � ¢ (� r w 0 EU N O b 419 ..� 41 , 9cNo E A Cn FLOOR DRAIN #1so WN RIM=418.85 — W FLOOR DRAIN #2 n 419 RIM=418.85 o P a`J WW m , coxcacr O / /(� Y 421 �� �� ��� I ^�R �`a.���I GATEWAY COMMONS BUILDING \ aJ� 8"x6"TEDUCER (6 STORY 3RICK\ - l B STREET wn �� 1 ' � �P� / (6 S BUILDING) HOUSE pTRAP 50 1 #6 A D TREN H DRAIN g' / i 4 R S=40 80 25LF 8" PVC (SDR35) \ 1 11, I �O " PVf"'"°("3'DR3 I" 'i 9 ,7 SANITARY LATE` '� - ' 0 REROUTE/LOWER - ' E- NEW - M ER USry APPROXIMATELY 145LF cw.rxnc wAur FRESH I AND R LA R O TELECOMM DUCT BANK.' _AR INTAKE IN WALL , - ii� DI #5 N RIM 41075 NEW 1,500 TRANSFORMER BY NYSEG NEW MEDIUM PRESSURE. GAS SERVICE BY NYSEG NEW 6'x6' SWITCH 4701ti / GEAR BY NYSEG -- MILE CONNECT TO EXISTING CATCH BASIN SEAL SHEET TITLE UTILITY PLAN August 19, 2015 STATE STREET TRIANGLE PROPOSED UTILITY PLAN T. G. MILLER, P. G. Ithaca, NY 1 "=40'-0" C NGI.NC[NS AN. 5l:kY Y.Tuka Page 4 IN � s � ttm vwLr No UIlO1NG7 (/�� � TI I-2 3� I B I I G �fASA V � �FG� C� 75A T 0 - EAST STATE STREET .ra° Tw C U _ �. W Z W~ xm O K FGj TC=418.00 0' 0d TC=418.50 TC 418.90" -.!4 C_'L, }O 7C=419.0 e - TC=419.50 19.86 Z OTC=418.50 4 0 4 q p + . r V 419 0 4 0 420.00 TC=4i950 11- A + o + ® W Z FFE=419.00FFFE=419.50 .., '�•`` ,91 \ F�1 O TC=419.00 ."" FFE=420.11 41�\ .�� V L �E--4/4 419 4 0 FFE=419.50 / '� Il \ ar* .•IPKI wwK `r W t FFE=419.00 TC=419.5 _ r Fl W � F A 4i s^ kO FFE 41 9 9.0 FFE=419.2 TC=420.00 1 4 420.75 FFE=420.00 TC=420.5 FFE=420.75 j 7 0.70 FI C=4 20 42 75 y 20 0.0 6.00 TC=421.0 TC=420.75 BC=420.25 TC=419.95 75 427 BC=419.4 FFE=420.l o TC=421.5 T=422.00 FFE=420.00\ =4A1.0 TC=421.90 BC=421.40 TC=410.5 BC=410.00 FFE=421.00 422 p�TC=410.5 \\ B=422.20 BC=410.0 41 Q 23. 423.00 ,y o bry 1.00 Rl TW=422.50 - TC=423.50 \ i TW=419.00 j Q> i y TW=419.00 410 SEAL SHEET TITLE GRADING PI AN August 19, 2015 STATE STREET TRIANGLE PROPOSED GRADING AND DRAINAGE PLAN T. G . MILLER, P. C. Ithaca, NY 1 "=40'-0" �,41 PLC •L n'U SL N1'Y.YuCa Page 5 8/1 4/20 1 5 3:3'1:33 P C I N i}NI INI S NIISING 10 TRASH tiP� n, COLLECTION ROOM LEGEND STAIRS 0 TRASH COLLECTION ROOM s �? August 19, 2015 STATE STREET TRIANGLE PROPOSED PROJECT PLAN: LOWER LEVEL 1 Ca Ithaca, NY 1 "=20'-0" CAMPUS ADVANTAGC Page 6 j J + 8/1 4/20 1 5 3:3'7:24 P ..r ry. ` t11I�. e'7 ilff 1 {F.. N1i{rilln NS ,,� lelV 1if tY 1_ ..19 7 "a 'mac) --- Rnec 4� -_ -- ----- ------ ---------------- --- — -- ---- —--— .:i--- FIRE } RESTAURANT RETAIL RETAIL RETAIL COMM. LEASING 2808 SF 2065 SF 2262 SF 2241 SF 296 SF srnw.a 1987 SF � TRASH 163 SF Il MAINTENAN - a9' 288 SF I 11t1: �L E G E N D 9�..� ....`� ; �, , - .- AMENITY {,{.7 M I.1 T '� 2988 SF r IAx MAI' NO-fig 4 e 0 RETAIL TRASH AN �j ` - LOADING AREA y r d`' AMENITY ? RETAIL 51965E rucn — r - 1" 2477 SF 0 BOILER ROOM tom` j FITNESS J - {_,.. / 1010 SF ,fir F CIRCULATION f' j _ ELEVATOR , FIRE PUMP ' i:/.lI WAY[fIJN[]HS li llNIMHI; FIRE COMMAND CENTER f 355 SF � ao xI l Y S, 1 111141, TRASH !; A (R qffy3y PRICK IiuI1111140} 474 SF 'tiF 0 FIRE PUMP ROOM ti BOILER ny 476 SF 0 FITNESS a I � V � .. -ENERATOR a, (� ® GENERATOR ROOM 402 _ 0 LEASING MAINTENANCE •'' F RESTAURANT RETAIL _ RETAIL TRASH/LOADING AREA STAIR `. sly,sral,t c 'x - STORAGE n ' 0 TRASH 3Fr g 0 TRASH COLLECTION ROOM &' nra' a`a N a� August 19, 2015 STATE STREET TRIANGLE PROPOSED PROJECT PLAN: LEVEL 1 CQ Ithaca, NY 1 "=40'-0" CAMPUS ADVANTAGE" Page 7 a/1 4/20 1 5 5:5 7:27 PM A2 D4 — D4-B D4-C - _ D4-A Q F-f _ ` U F Q r STAR 1 0 a n ap 0 a d a r� D1 ❑ r.' TRASH/ ' yy.Q RECYCLING ELEV.1 El B1-C B1 0 o B1-A B1-B o — ' A3 9 D2 l r B2 - LEGEND D4 �._. 0 COURTYARD D3_A 0 1 BED/1 BATH i `^{,` STAIRS : r' TABULATIONS 0 1 BED/1 BATH EFF. F UNIT AREA UNITS PER BEDROOMS PER FLOOR FLOOR 2 BED/1 BATH • �� E 1 540 SF 0 2 BED/2 BATH i E 2 5 47 SF 4 4 A 1 550 SF 1 1 0 4 BED/2 BATH E2 A2 5 q 6 SF 1 1 :y 0 4 BED/4 BATH A5 6-I6 SF 1 1 B1 11q"I SF 1 2 _ 5 BED/3 BATH E2 5 1-A -I q"I SF 1 2-` B 1-B '182 SF 1 2 _ 5 BED/4 BATH r 1-G -7 q 1 SF 1 2 - CHASE ' B2 542 SF 1 2 )CIRCULATION B5 880 SF 1 2 O . D 1 1 2"74 SF 1 4 N D2 1501 SF 1 4 _ COURTYARD - :% D5/D5-A 15gq SF 1 4 ® ELEVATOR E2 B3 D4 14017 SF 2 a ti STAIR 2 D4-A 1 40q SF 1 4 ' _ 0 STAIR + D4-5 1401 SF 1 4 D4-G 1 40q SF 1 4 0 TRASH F1 1602 SF 1 5 r. F2 1 65(o SF 1 5 Al TOTAL 24 62 10 FLOORS RESIDENTIAL = 240 UNITS WITH 620 BEDROOMS August 19, 2015 STATE STREET TRIANGLE PROPOSED PROJECT PLAN: LEVEL 2 CQ Ithaca, NY 1 "=20'-0" CAMPUS ADVANTAGE" Page 8 5/1 4/20 1 5 5:51:52 FM A2 D4 D4-B _ D4-C D4-A ---- 0 11 STAIR 1 1 o o a o © 0 D1 ❑ TRASH/ - -- _ I -` (:"� U RECYCLING ELEV.1 f I I - —El rt B1-C B1 � - B1-A B1-B A3 l - D2 62 LEGEND D4 D3 1 BED/1 BATH ���� �,�. � o _ _ r' ` TABULATIONS 0 1 BED/1 BATH EFF. UNIT AREA UNITS PER BEDROOMS FER 0 2 BED/1 BATH FLOOR FLOOR E 1 540 SF 1 1 2 BED/2 BATH E 2 5 4"i SF 4 4 A 1 550 SF 1 1 4 BED/2 BATH E2 f A 5 16 SF 1 1 0 4 BED/4 BATH A5 616 SF 1 1 -F9"I SF 1 2 _ 5 BED/3 BATH E2 B 1-A '19"1 SF 1 2 B 1-B '182 SF 1 2 - 5 BED/4 BATH B 1-G 'I Cl 1 SF 1 2 _ CHASES F2 B2 542 SF 1 2 0 CIRCULATION ti� n 1 1 2 4 SF 1 4 n2 1 501 SF 1 4 ® ELEVATOR D5/D5—A 1 599 SF 1 4 0 STAIR E2 B3 :74 1 407 5F 2 S p sTAIRz D4-A 1 401 SF 1 4 0 TRASH D4-B 1 409 SF 1 4 _- D4-G 1 409 SF 1 4 F 1 1 602 5F 1 5 Al F2 1 656 5F 1 5 TOTAL 24 62 10 FLOORS RESIDENTIAL = 240 UNITS WITH 620 BEDROOMS August 19, 2015 STATE STREET TRIANGLE PROPOSED PROJECT PLAN: LEVEL 3 AND TYP. FLOORS Ca Ithaca, NY 1 "=20'-0" CAMPUS ADVANTAGE" Page 9 :E 100 0,000000000000 1 I 1 ■i ■ ■ ■ li ■ ■ 1 1 1 !1 �� � I' II�� ■ � ■ !� ■ I71 ■ ■ �� �� �� ilk -1��- p � I 1 ■ 'i i dlQft4T r r 1 August • STREETSTATE PROPOSED BUILDING: WEST ELEVATION STREAM COLLABORATIVE ` g10 V, I wai 0 ff�mm NEI Fil ■n ■ .■ lm ■ . I ■ ■ IS ■ ■ ■ � ■ ■ ■ . . MEN 72�. r�m d I F ril 0 IN loll m I m NEI mi I SOME 0 ` � � ■ice -� 1 � i �' � . � 1 � ■1 fw I , { " 1 Y- 4414- L6t, y.. -less` :: Ado L I'I ■ ■ � � � � � � � � � � � � � � � � __li_'L �' I �i1111111 � 11 1 .1 I n1n 1111. 1 ■ Li m ■ EL J. Fi El H H STATE STREET TRIANGLE �i ■ I� ■ �, ■ . ■ ■ �' PROPOSED ELEVATION STREAM Ithaca, NY 1 1 1 COLLABORATIVE d i • i I • � _ _ �I i ! ! i i i i i � i i i i i .'� i;� - - i i i i i 1• i i i i i i i i i i i i� ■' i i■ .r �� h i i i ■ I ■ i �� S I i i i i i i 1• 1• � i i � � � ■ ,, H. e H F ■ ■ ■ ■ �� ■ ■ ■' ■ �■ ■ ■ i■ ■ ■ � �® l ■ i ■ •a a Lf •� ■ ■ ■. F ■, ■ _i r ._ -_ _ a w. I I August • STATE STREET TRIANGLE PROPOSED : NORTH STREAM Ithaca, NY 1 1 1 COLLABORATIVE 5/1 4/20 1 5 5:51:22 PM Roof _ D4-C � T �1-13 Le 5e 1 n 105'-0" `I D4-C ❑ 1-B O© ❑ Leve110 n LLL� 95'_0" 1 Em D4-C T;I[TR �1- L] Bpi �■ Level 9 I1 ® 85'_0" D4-C 1-B ] ❑ 4 Level ® 75' D4-C L IFIF _ Level? n 6E _0" V D4-C jP11 1-B Level 6 L 55'-0-0' V E L�i1-B ]] ] ], ❑ _m Leve15 n ® 45'_0" V D4-C T;[FIB1-B ] ] L _ Level4 �, �} 35'_0" V D4-C ❑ 1-B ❑ Level3 L 25'-0" �1 D4-C FE TFOMTi- B RTYARD Level 2 / 15'-0. RETAIL a AMENITY a FITNESS _ Leve11 August 19, 2015 STATE STREET TRIANGLE PROPOSED BUILDING: SECTION TRANSVERSE Ca Ithaca, NY 1 "=20'-0" CAMPUS ADVANTAGE- Page 14 ■1�1■�II��II■11�■I I■11��II■�II��■I ■ Il�1 ti " r61M Notes: J Lw r r7q. DUST CONTROL MEASURES AS NEEDED (foggin 1sprayin ), Li }_ CRUSHED STONE PADS AT ALL SLOW ENTRANCES J EXITS M I► t Nc TRUCKS TO BE COVERED 4NSTRUiMON•- i MINIMIZE EXPOSED SOIL co ' - METERS WILL BE COMPENSATED ENTRANcE <; FOR �®r rt `' d n _ . Y= SHEET PILES USED TO REINFORCE STAGING AREA ALr FLAPERSONS AS NEEDED PEDESTRIAN DETOURS s-, tnrlsTa�,cTloh -'` " ESTABLISHED AND MARKED - AS NEEDED. >RC+.ICILS rrt ' EHiERING a" PAVEMENT WILL RE MA DURING MOST OF DEMOLITION PHASE C014SMUCTION AREA AIHEAO Ty R tFt1JIMS NEW I I + ENTERING TRAFFIC ' PATTER, `A ` "' PEDESTRRIAI , A#1EAD TRUCKS C a GANG £WTERiii6 - August 19, 2015 STATE STREET TRIANGLE CONSTRUCTION STAGIN, PARKING, DELIVERIES, PEDESTRAIN ACCESS Ithaca, NY � CfIRiiRUCRON Page 16 Traffic Impact Study for the proposed State Street Triangle City of Ithaca Tompkins County , New York August 2015 Project No. 35027 Prepared For: Campus Advantage 1 10 Wild Basin Road , Suite 365 Austin , Texas 78746 Attn : Mr . Ronnie Macejewski Prepared By: SRF ASSOCIATES W W W.SRFA.NET TmnPff--Sq'—g&H'_qC sd- 3495 Winton Place Building E , Suite 1 10 Rochester , New York 14623 Proposed State Street M City of Ithaca,New York TABLE OF CONTENTS LISTOF TABLES...................................................................................................................................ii LISTOF FIGURES.................................................................................................................................ii LIST OF APPENDICES........................................................................................................................ii LIST OF REFERENCES........................................................................................................................iii EXECUTIVE SUMMARY.....................................................................................................................iv I. INTRODUCTION.................................................................................................................. I. LOCATION............................................................................................................................. III. EXISTING HIGHWAY SYSTEM ......................................................................................... IV. EXISTING TRAFFIC CONDITIONS.................................................................................2 A. Peak Intervals for Analysis................................................................................................................2 B. Existing Traffic Volume Data...........................................................................................................3 C. Field Observations.............................................................................................................................3 V. FUTURE AREA DEVELOPMENT AND LOCAL GROWTH.......................................3 VI. PROPOSED DEVELOPMENT.............................................................................................4 A. Description ..........................................................................................................................................4 B. Site Traffic and Parking Generation...............................................................................................4 C. Site Traffic Distribution.....................................................................................................................6 VII. FULL DEVELOPMENT VOLUMES.....................................................................................7 Vill. CAPACITY ANALYSIS..........................................................................................................7 IX. TRANSPORTATION DEMAND MANAGEMENT PLAN..........................................10 X. MULTI-MODAL CONSIDERATIONS ............................................................................12 XI. CONCLUSIONS & RECOMMENDATIONS.................................................................12 XII. FIGURES..................................................................................................................................13 II17SRF i August 2015 Proposed State r--" City of Ithaca,New York LIST OF TABLES TABLE I PROJECTED DRIVEWAY VOLUMES.............................................................................5 TABLE 11 CAPACITY ANALYSIS RESULTS.....................................................................................8 LIST OF FIGURES FIGURE I SITE LOCATION & STUDY AREA FIGURE 2 LANE GEOMETRY &AVERAGE DAILY TRAFFIC FIGURE 3 PEAK HOUR VOLUMES— 2014 ADJUSTED AND BALANCED EXISTING CONDITIONS FIGURE 4 PEAK HOUR VOLUMES— BACKGROUND CONDITIONS FIGURE 5 PROPOSED SITE PLAN FIGURE 6 TRIP DISTRIBUTION FIGURE 7 SITE GENERATED TRIPS FIGURE 8 PEAK HOUR VOLUMES— FULL DEVELOPMENT CONDITIONS LIST OF APPENDICES A 1. COLLECTED TRAFFIC VOLUME DATA A2. MISCELLANEOUS TRAFFIC DATA AND CALCULATIONS A3. LOS CRITERIA/DEFINITIONS A4. LEVEL OF SERVICE CALCULATIONS— EXISTING CONDITIONS A5. LEVEL OF SERVICE CALCULATIONS— BACKGROUND CONDITIONS A6. LEVEL OF SERVICE CALCULATIONS— FULL DEVELOPMENT CONDITIONS 011SRF ii August 2015 111-1-11 aus Proposed State City of Ithaca,New York LIST OF REFERENCES 1. HCM 2010 Highway Capacity Manual. Transportation Research Board. The National Academies, Washington, DC: 2010. 2. Trip Generation, Ninth Edition. Institute of Transportation Engineers. Washington D.C. 2012. 3. Shared Parking, Second Edition. Urban Land Institute. Washington, DC: 2005. 4. New York State Department of Transportation (NYSDOT) Traffic Data Viewer. 2012. Retrieved from https://www.dot.ny.gov/tdv/tdv. II17SRF iii August 2015 Traffic Impact Study Proposed State Street Triapd-' City of Ithaca,New York EXECUTIVE SUMMARY OVERVIEW The primary purpose of this report is to identify and evaluate the potential traffic impacts associated with the proposed State Street Triangle development in the City of Ithaca, Tompkins County, New York. In addition, pedestrian, bicycle and transit conditions, considerations and improvements are identified. In an effort to define traffic impact, this report identifies existing traffic conditions, future background traffic conditions including area growth, and determines the future traffic operations that result from the proposed development. Future traffic volumes and operating conditions are evaluated. Parking generation and demand associated with the proposed development is evaluated. In addition, an assessment of pedestrian circulation and safety conditions with the proposed project in operation is provided. The proposed development site is located on the south side of M.L.K. Jr. Street (State Street), east of North Aurora Street, in the City of Ithaca, Tompkins County, New York. The specified parcel of land is bounded by M.L.K. Jr. Street to the north, Seneca Way to the east, Green Street to the south, and North Aurora Street to the west. The site is currently occupied by Elmira Savings Bank (the Trebloc Building site). The proposed State Street Triangle development is a mixed use residential, retail, and restaurant project located in the heart of downtown Ithaca. Its location is at the eastern gateway to Ithaca Commons. The proposed development provides approximately 240 apartment units, a 2,797 square foot (SF) restaurant, 9,045 SF of retail space divided between five separate spaces, a 1,005 SF fitness area, 2,988 SF of an amenity space, and 1,987 SF of leasing space. A retail trash/loading area (5,194 SF) is proposed in the central courtyard. Parking for the building's residents and patrons will be provided in the Cayuga Street Parking Garage. The parking agreement will provide up to 250 parking spaces for the proposed development. In addition, there will be two to three carshare vehicles available for use by the proposed project's users. An access point will be provided along Aurora Street to be used for loading and unloading of service vehicles during off-peak hours. The proposed State Street Triangle development will be constructed and operational within two years. The City of Ithaca was contacted to discuss any other specific developments that are currently approved or under construction that would generate additional traffic in the study area. The Ithaca Marriott and Canopy Ithaca Hotels were identified and their corresponding trip generation figures have been added to the study area roadways. Additionally, based upon historical traffic volumes in the CBD area, a I per year growth rate has been applied to existing traffic volumes at the study area intersections for the two-year build-out period. This report considers and evaluates the following transportation and operational conditions: • Existing traffic conditions during the weekday AM and PM peak hour intervals. II17SRF iv August 2015 1- 16 City of Ithaca,New York • Future background traffic conditions during the same peak intervals two years into the future considering general area growth patterns and nearby developments. • Parking generation by residents, visitors, and employees. • New traffic generated by the proposed project. • Distribution of site generated traffic. • Development of future traffic conditions during the previously noted peak intervals, assuming the site fully built and operational. • On-site truck deliveries. • Transportation Demand Management Plan. • Mutli-modal considerations. The report that follows details the study procedures, analyses, and transportation related recommendations associated with development of the proposed development. CONCLUSIONS & RECOMMENDATIONS Based on the projected site generated traffic volumes and projected levels of service, the proposed State Street Triangle development in the City of Ithaca will not have a significant adverse impact on existing traffic operations in the area, as documented in this report. The analyses contained in this report indicate that the existing transportation network can adequately accommodate the projected traffic volumes and resulting impacts to study area intersections with the recommendations outlined. The following conclusions and recommendations are based upon the results of the analyses: I. The proposed development is expected to generate approximately 34 entering/73 exiting vehicles during the AM peak hour and 89 entering/56 exiting vehicles during the PM peak hour. 2. Minor signal timing changes are needed at three study intersections: • Aurora Street/M.L.K.Jr. Street • East Seneca Street/North Cayuga Street • Green Street/South Cayuga Street 3. The intersection of M.L.K Jr. Street and Aurora Street should be reconstructed in order to remove the northbound right-turn channelized island. The removal of the channelized right-turn lane creates a larger space on the southeastern corner of the intersection for pedestrians and reduces the total footprint of the intersection. In addition, the total crossing distance for pedestrians traversing the northbound approach is reduced, making for a more pedestrian-oriented intersection. 4. With the recommended signal timing mitigation in place, the proposed project will not result in any potentially significant adverse traffic impacts to the study area intersections. 5. Pedestrian walkways and connections to existing sidewalks are included. II17SRF v August 2015 Proposed State Street 1-" 11 City of Ithaca,New York 6. Bicycle racks are provided on-site. 7. Using the Shared Parking Model, a total of 283 parking spaces are needed. A total of 57 parking spaces are required for customers, seven parking spaces for employees (commercial), and 219 parking spaces are reserved for residents. 8. The parking capacity for the proposed project will be provided primarily in the Cayuga Street Parking Garage via 250 reserved parking spaces. The 27 bicycle parking spaces provided on-site may reduce the need for vehicle parking spaces. Additionally, there were will be two to three carshare parking spaces which can equate to a reduction of approximately 15 personal automobiles per carshare vehicle. 9. The deficit in parking spaces may need to be provided through the use of the City's other public parking garages (e.g., Tioga Street and Green Street) or available on- street parking. It should be noted that other parking adjustment factors may be considered to reduce the total demand for parking. Factors such as carsharing, demographics, nearby land use mix, employment density, transit accessibility, et al have the ability to affect parking demand and optimal parking supply. 10. Truck deliveries are planned on-site during off-peak hours. II17SRF vi August 2015 Proposed State Street].'7" City of Ithaca,New York 1. INTRODUCTION The primary purpose of this report is to identify and evaluate the potential traffic impacts associated with the proposed State Street Triangle in the City of Ithaca, Tompkins County, New York. In addition, pedestrian, bicycle and transit conditions, considerations and improvements are identified. In an effort to define traffic impact, this report identifies existing traffic conditions, future background traffic conditions including area growth, and determines the future traffic operations that result from the proposed development. Future traffic volumes and operating conditions are evaluated. Parking generation and demand associated with the proposed development is evaluated. In addition, an assessment of pedestrian circulation and safety conditions with the proposed project in operation are included. LOCATION The proposed development site is located on the south side of M.L.K. Jr. Street (State Street), east of North Aurora Street, in the City of Ithaca, Tompkins County, New York. The specified parcel of land is bounded by M.L.K. Jr. Street to the north, Seneca Way to the east, Green Street to the south, and North Aurora Street to the west. The site is currently occupied by Elmira Savings Bank (the Trebloc Building site). The site location and study area are illustrated in Figure I - Site Location & Study Area (all figures are included at the end of this report). III. EXISTING HIGHWAY SYSTEM The highway network within the study area is comprised of State arterials, City collectors and local streets. Operation of the highway network within the study area is based largely upon two one-way pair systems. East/West Green Street and East/West Seneca Street (also known as NYS Route 79) complement each other to create the east-west one-way pair system. East/West Green Street is one-way eastbound between Fulton Street and East State Street; East/West Seneca Street is one-way westbound between East State Street and North Meadow Street. NYS Route 79 (Green and Seneca Streets), the major east-west corridor through the City, is functionally classified as an urban minor arterial highway. In addition to carrying traffic through the City, these arterials serve properties and businesses through the Central Business District (CBD) and border the Ithaca Commons on the north and south. The other one-way pair is comprised of North/South Aurora Street northbound between Court and State Streets and North/South Cayuga Street southbound between Seneca Street and Green Street. Cayuga Street is a two-way roadway between Seneca Street and Court Street. Both roadways are under the jurisdiction of the City of Ithaca. Annual Average Daily Traffic (AADT) on North Aurora Street was approximately 5,764 vehicles per day (vpd) in 2011, according to the most recent data collected by the New York State Department of Transportation (NYSDOT). The AADT along Cayuga Street II17SRF 1 August 2015 I_ 16 City of Ithaca,New York was approximately 8,492 vpd in 2009 according to the most recent data collected by the NYSDOT. State Street between North/South Aurora Street and Seneca Way West is a two-lane roadway with motorists travelling in an east/west direction. The AADT on State Street was approximately 7,702 vpd in 2010, according to the most recent data collected by the NYSDOT. On-street metered parking exists on both sides of the roadway between North/South Aurora Street and Seneca Way. Tioga Street is functionally classified as an urban collector roadway, under the jurisdiction of the City of Ithaca in the study area. The highway is oriented in an north/south direction and consists of two travel lanes in each direction. The AADT on Tioga Street was approximately 1,859 vpd in 2011, according to the most recent data collected by the NYSDOT. Pedestrian Facilities The City of Ithaca is noted for high levels of walking for daily transport. Sidewalks are present throughout the CBD and adjacent to the proposed site. Pedestrian crosswalks and countdown signals are present at signalized intersections. The width of the sidewalks varies between five feet (along Aurora Street) and eight feet (along M.L.K. Jr. Street) around the block on which the proposed project is located. As well, a sidewalk is proposed along the southern boundary of the site to provide a continuous pedestrian circulation system around the building. Bicycle Facilities Bicycle storage racks are located throughout the city. The city is expanding its bicycle infrastructure in terms of on-street bicycle lanes, shared lane markings ("sharrows"), and a proposed bicycle boulevard along Plain Street between Elmira Road to Cascadilla Street. As was previously stated, bicycle storage rack is provided on-site. Transit Facilities Tompkins Consolidated Area Transit (TCAT) has 33 bus routes, operates 22 hours a day, and services an area-wide population of over 100,000. Ridership has grown every year since 2006 and accounts for over 10% of daily commuter trips (ACS, 2012). Specifically to the proposed site, there are six transit stops located within a '/4-mile (five-minute walk) of the site. IV. EXISTING TRAFFIC CONDITIONS A. Peak Intervals for Analysis Given the functional characteristics of the roadways within the study area and the land use proposed for the site (mixed-use residential, retail, and restaurant), the peak hours selected for analysis are the weekday AM and PM peaks. The combination of site generated traffic and adjacent through traffic produces the greatest demand during these peak periods. II17SRF 2 August 2015 [ar Proposed State Street 2� L City of Ithaca,New York B. Existing Traffic Volume Data Vehicular and pedestrian traffic counts were obtained on Wednesday, October I, 2014 (all study area intersections, except for Tioga Street) and recorded Thursday, December 4, 2014 at the Tioga Street/East Seneca Street intersection. Study intersections are as follows: I. State Street (M.L.K.Jr. Street)/Seneca Way West 2. State Street/Green Street 3. State Street/S. Aurora Street 4. East Seneca Street/North Aurora Street 5. East Seneca Street/Tioga Street 6. Seneca Street/North Cayuga Street 7. Green Street/South Cayuga Street Traffic counts were conducted between 7:00-9:00 AM for the weekday morning peak hour and between 4:00-6:00 PM for the weekday evening peak hour. The collective data indicates that during these periods, the peak hours of traffic at the study intersections are generally 8:00-9:00 AM and 4:30-5:30 PM. All count data was collected on typical weekdays while local colleges, universities, and public schools were in session. All traffic volumes were reviewed to confirm accuracy and relative balance of the collective traffic counts. During the October traffic counts, a detour route was in place due to roadway work being performed along Clinton Street impacting the traffic volumes at the study area intersections. In order to adjust for the effects of the detour, historical (2006 to 201 1) traffic volumes at the study area intersections were reviewed to determine the likely changes resulting from the detour. Based upon our firms extensive traffic count database for downtown Ithaca intersections, and the Tioga Street/East Seneca Street turning movement count with no detour route in place, the 2014 existing traffic volumes were adjusted to reflect 2014 conditions without the detour in place. The final and adjusted existing weekday AM and PM peak hour volumes are reflected in Figure 3. C. Field Observations The study intersections were observed during all three peak intervals to assess current traffic operations. Signal timing information was collected to determine peak hour phasing plans and phase durations during each interval. DEVELOPMENTV. FUTURE AREA •O The proposed State Street Triangle development will be constructed and operational within two years. The City of Ithaca was contacted to discuss any other specific developments that are currently approved or under construction that would generate additional traffic in the study area. The Ithaca Marriott and Canopy Ithaca Hotels were II17SRF 3 August 2015 1- 16 City of Ithaca,New York identified and their corresponding trip generation figures have been added to the study area roadways. Additionally, based upon historical traffic volumes in the CBD area, a I per year growth rate has been applied to existing traffic volumes at the study area intersections for the two-year build-out period. Future background traffic volumes are shown in Figure 4. PROPOSED • • A. Description The proposed State Street Triangle development is a mixed-use residential, retail, and restaurant project located in the heart of downtown Ithaca. Its location is at the eastern gateway to Ithaca Commons. The proposed development provides approximately 240 apartment units, a 2,797 square foot (SF) restaurant, 9,045 SF of retail space divided between five separate spaces, a 1,005 SF fitness area, 2,988 SF of an amenity space, and 1,987 SF of leasing space. A retail trash/loading area (5,194 SF) is proposed in the central courtyard. Parking for the building's residents and patrons will be provided in the Cayuga Street Parking Garage. The parking agreement will provide up to 250 parking spaces for the proposed development. As well, there will be two to three carshare vehicles available for use by the proposed project's users. An access point will be provided along Aurora Street to be used for loading and unloading of service vehicles during off-peak hours. Figure 5 illustrates the proposed concept site plan. B. Site Tragic and Parking Generation Traffic Generation The volume of traffic generated by a site is dependent on the intended land use and size of the development. Trip generation is an estimate of the number of trips generated by a specific building or land use. These trips represent the volume of traffic entering and exiting the development. The Institute of Transportation Engineers (ITE) Trip Generation, 9th Edition manual is used as a reference for this information. The trip rate for the peak hour of the generator may or may not coincide in time or volume with the trip rate for the peak hour of adjacent street traffic. Volumes generated during the peak hour of adjacent street traffic, in this case, the weekday AM and PM peaks, represent a more critical volume when analyzing the capacity of the system; those intervals will provide the basis of this analysis. Table I shows the site generated trips for the residential component during the weekday AM and weekday PM peak hours for the proposed site. Also included in Table I are trip reduction calculations. An analysis was undertaken of the most recent 2012 American Community Survey (ACS) 5-year Estimates produced by the United States Census Bureau. The most recent data shows that over 42 percent of the population walks to work within the City. Within the City, 10.1 percent of people use public transportation, 8.9 percent carpool, and 2.2 percent bike to work. Finally, 7.5 percent of the City's population is reported to telecommute. It is II17SRF 4 August 2015 I_ 16 City of Ithaca,New York expected that the residential demographic will be serviced by TCAT, as well as having the ability to travel to their destination via walking and bicycling. Therefore, a conservative 10 percent reduction in trip generation has been applied to the trip generation calculations to account for transit usage based on the existing transit mode share within the City. Furthermore, this study assumes a 15 percent reduction in vehicle trips as it relates to pedestrian and bicycle travel modes using the site. Residents will also be able to access carshare via the Cayuga Street parking garage. The trip generation estimates and trip reduction credits used in this report have been updated from the State Street Triangle Traffic Assessment previously submitted on June 11, 2015, and are more representative of the uses proposed for the State Street Triangle site, based upon comments from the City of Ithaca. All trip generation calculations are included in the Appendix of this report. TABLE I PROJECTED DRIVEWAY VOLUMES DESCRIPTION SIZE/ AM PEAK HOUR PM PEAK HOUR UNITS ENTER EXIT ENTER EXIT Apartments 240 24 89 95 51 High Turnover Restaurant 2,797 SF 17 13 17 11 Specialty Retail 9,045 SF 8 2 15 18 Total Site Generated Trips 49 104 127 80 Transit Credit (I 0%) -5 -10 -13 -8 Bicycle/Pedestrian Credit (15% -7 -16 -19 -12 Internal(55o) -2 -5 -6 -4 Total Reductions -14 -31 -38 -24 Total New Trips 34 73 89 56 Parking Generation Urban Land Institute (ULI) Methodology for shared parking, a national standard, was used to estimate the number of parking spaces required for the proposed project in conjunction with the reductions applicable for a mixed-use site with access to quality transit, bicycle, and pedestrian facilities. This methodology is utilized by traffic engineers and planners when evaluating the parking demand for a mixed-use project. Shared parking synergies exist when (a) there are different uses that have peak operating times at different times of the day, and (b) when there are related or complementary uses where patrons of one use also access the complementary use. The ULI study also identifies monthly variations in parking demand by use for each month of the year. Mixed-use projects such as the one proposed, will experience parking synergy as described in the preceding paragraph. The parking efficiencies that will result reduce the excess supply of parking and associated loss of green space, storm drainage II17SRF 5 August 2015 ""W1 I_ 16 City of Ithaca,New York impacts and maintenance expenses. Additionally, it's important that sufficient parking is provided to prevent intrusion of parking into neighborhoods or adjoining properties, excessive vehicle circulation, and dissatisfied tenants and customers. Land use data proposed for the proposed project was entered in the Shared Parking Model; a spreadsheet that estimates the shared parking demand in mixed-use projects. The spreadsheet produces the base parking requirements before shared use factors are in place. Based on this base data, there is a requirement for approximately 385 parking spaces. The Model was calibrated to take into account mode adjustments, that is, those users who are arrive to the site via means of transportation other than a personal automobile. Based on the trip reduction credits used to determine the projected trip generation, an 80 percent mode adjustment has been used (i.e. 20 percent of the total site generated trips will arrive to the site using transit, walking, or bicycling instead of passenger vehicles). Additionally, the non-captive ratio has been calibrated to better reflect the percentage of parkers at the site who are not already counted as being parked. For example, when residents of one land use visit a nearby coffee store, there usually is not any additional parking demand generated. As such, the non-captive ratio is 95 percent, as it is projected that five percent of the proposed site's users will already be on-site while patronizing another land use. Using the calibrated model, a Shared Parking Reduction factor of 40 percent has been calculated; this equates to a total of 283 parking spaces needed. A total of 57 parking spaces are required for customers, seven parking spaces for employees (commercial), and 219 parking spaces are reserved for residents. The parking capacity for the proposed project will be provided primarily in the Cayuga Street Parking Garage via 250 reserved parking spaces. It should be noted that 27 bicycle parking spaces are provided on-site which may reduce the need for vehicle parking spaces. Additionally, there were will be two to three carshare parking spaces which can equate to a reduction of approximately 15 personal automobiles per carshare vehicle, as per information gathered from Ithaca Carshare. The deficit in parking spaces may need to be provided through the use of the City's other public parking garages (e.g., Tioga Street and Green Street) or available on- street parking. It should be noted that other parking adjustment factors may be considered to reduce the total demand for parking. The Victoria Transport Policy Institute's Parking Management: Strategies, Evaluation and Planning (2013) indicates factors such as carsharing, demographics, nearby land use mix, employment density, transit accessibility, et al have the ability to affect parking demand and optimal parking supply. C. Site Tragic Distribution The cumulative effect of site traffic on the transportation network is dependent on the origins and destinations of that traffic and the location of the access drives serving the site. II17SRF 6 August 2015 1- 16 City of Ithaca,New York The proposed arrival/departure distribution of traffic to be generated at this site is considered a function of several parameters, including the following: • Colleges and Universities in the area; • Employment centers; • Retail centers; • Existing highway network (considering the one-way street system); • Existing traffic conditions and controls; • Cayuga Street Parking Garage access drive location; Figure 6 shows the anticipated trip distribution pattern percentages for the proposed development and Figure 7 illustrates the peak hour site generated traffic based on those percentages for the weekday AM and PM peak hour periods. DEVELOPMENTVII. FULL • Proposed design hour traffic volumes are developed for each peak by combining the background traffic conditions (Figure 4) and the newly created traffic generations (Figure 7). The resulting network design hour volumes, based on the development as proposed, are illustrated in Figure 8. Vill. CAPACITY ANALYSIS Capacity analysis is a technique used for determining a measure of effectiveness for a section of roadway and/or intersection based on the number of vehicles during a specific time period. The measure of effectiveness used for the capacity analysis is referred to as a Level of Service (LOS). Levels of Service are calculated to provide an indication of the amount of delay that a motorist experiences while traveling along a roadway or through an intersection. Since the most amount of delay to motorists usually occurs at intersections, the capacity analysis specifically focuses on intersections. Six Levels of Service are defined for analysis purposes. They are assigned letter designations, from "A" to "F", with LOS "A" representing the best conditions and LOS "F" the worst. Suggested ranges of service capacity and an explanation of Levels of Service are included in the Appendix. The standard procedure for capacity analysis of signalized and un-signalized intersections is outlined in the Highway Capacity Manual (HCM 2010) published by the Transportation Research Board. Traffic analysis software, Synchro 8, which is based on procedures and methodologies contained in the HCM, was used to analyze operating conditions at study area intersections. The procedure yields a Level of Service (LOS) based on the HCM 2010 as an indicator of how well intersections operate. Existing operating conditions during the peak study periods are evaluated to determine a basis for comparison with the projected future conditions. The future traffic II17SRF 7 August 2015 I_ 16 City of Ithaca,New York conditions generated by the development were analyzed to assess the operations of the intersections in the study area. Capacity results for existing, background, and full development are listed in Table III. The discussion following the table summarizes capacity conditions. All capacity analysis calculations are included in the Appendix. TABLE II CAPACITY ANALYSIS RESULTS Existing Background Full Intersection Development AM PM AM PM AM PM M.L.K.Jr. Street/Green Street(S) Eastbound-M.L.K.Jr. Street A(4.1) A(2.4) A(4.0) A(2.9) A(4.1) A(3.0) Westbound-M.L.K.Jr. Street A(0.3) A(0.5) A(0.4) A(0.6) A(0.4) A(0.6) Northbound-Green Street B(I 6.7) B(I 5.6) B(17.9) B(I 6.5) B(I 8.9) B(I 7.1) Overall LOS B(11.0) A(8.9) B(11.7) A(9.5) B(12.5) A(9.9) M.L.K.Jr. Street/Seneca Way West(S) Eastbound-M.L.K.Jr. Street D(39.4) D(49.3) D(40.7) D(53.7) D(41.0) D(54.1) Westbound-M.L.K.Jr. Street C(23.2) C(30.8) C(24.4) C(34.2) C(24.2) D(36.4) Northbound Left-Seneca Way West C(22.4) C(24.9) C(23.7) C(26.4) C(23.6) C(26.2) Northbound Thru-Seneca Way West C(23.2) C(29.0) C(23.8) C(30.0) C(24.5) C(31.0) Overall LOS C(26.1) C(32.6) C(27.0) C(35.0) C(27.0) D(35.9) M.L.K.Jr. Street/Aurora Street(S)',Z Westbound-M.L.K.Jr. Street C(26.8) E(69.5) C(29.8) F(96.0) C(29.8) D(41.9) Northbound-Aurora Street B(I 8.3) B(I 7.8) B(I 9.0) B(I 8.5) B(I 9.0) C(32.0) Overall LOS C(21.8) D(44.3) C(23.7) E(58.9) C(23.7) D(37.1) 1 East Seneca Street/North Aurora Street(S) Westbound Thru-East Seneca Street B(I 8.1) C(27.3) B(18.4) C(31.3) B(18.7) Westbound Right-East Seneca Street B(I 5.3) B(I 8.7) B(I 5.4) B(I 8.9) B(I 5.6) Northbound-North Aurora Street A(5.7) A(9.7) A(7.2) B(I 0.7) A(7.2) B(I 1.9) Overall LOS B(12.7) C(20.3) B(13.4) C(22.7) B(13.7) C(25.9) East Seneca Street/Tioga Street(S) Westbound Thru-East Seneca Street A(7.0) B(I 4.8) A(7.9) B(17.7) A(7.8) B(I 9.1) Southbound Right-Tioga Street A(4.2) C(23.7) A(5.2) C(23.9) A(5.7) C(23.9) Overall LOS A(6.5) B(16.3) A(7.4) B(18.7) A(7.4) B(19.9) East Seneca Street/North Cayuga Street(S)Z Westbound Thru- East Seneca Street B(I 0.8) B(I 2.7) B(I 1.5) B(I 4.8) B(I 8.4) B(I 9.6) Southbound-North Cayuga Street E(62.5) F(80.6) E(68.6) F(88.3) D(45.2) F(97.2) Overall LOS C(27.5) C(30.6) C(29.9) C(34.1) C(27.0) D(40.7) Green Street/South Cayuga Street(S)' Eastbound Thru-Green Street C(23.6) C(33.9) C(25.1) D(36.9) C(28.3) D(38.2) Northbound Right-South Cayuga Street D(40.7) C(23.7) D(45.0) C(25.1) D(52.5) C(28.0) Southbound Left-South Cayuga Street C(25.7) B(I 9.0) C(26.4) B(I 9.2) C(24.3) B(I 9.2) Southbound Thru-South Cayuga Street C(30.3) C(26.2) C(30.7) C(26.6) C(28.8) C(29.6) Overall LOS C(28.7) C(27.7) C(30.4) C(29.4) C(33.7) C(31.3) Notes: A(4.I) = Level of Service(Delay in seconds per vehicle) (S) = Signalized intersection; (U) = Un-signalized Intersection N/A= Approach does not exist and/or was not analyzed during this condition II17SRF 8 August 2015 1- 16 City of Ithaca,New York I = Intersection analyzed using City of Ithaca signal timing as it was stop-controlled during data collection 2 = Full development conditions represent mitigated conditions using minor signal timing adjustments. No other adjustments are needed at the other study area intersections. M.L.K.Jr. Street/Green Street The results show that this intersection operates at overall level of service "B" and "A" during the AM and PM peak hours, respectively, under all conditions. No change in level of service is expected as a result of the proposed development. As such, no mitigation is warranted or recommended at this intersection. M.L.K.Jr. Street/Seneca Way West The overall LOS changes from "C" to "D" during the PM peak hour between background and full development conditions. However, the actual increase in delay is less than 1.0 second per vehicle. The remaining approaches operate at LOS "D" or better during both peak hours under all conditions with minor increases in delay. As such, no mitigation is recommended at this intersection as a result of this development. M.L.K.Jr. Street/Aurora Street The overall level of service operates at "C" during the AM peak hour and "D" during the PM peak hour under all conditions. Increasing the green time given to westbound motorists between background and full development conditions during the PM peak hour improves the westbound LOS from "E" to "D". Although the northbound operating condition changes from LOS "B" to "C", between background and full development conditions, the overall delay during the PM peak hour improves from 58.9 seconds to 37.1 seconds. The intersection of M.L.K Jr. Street and Aurora Street should be reconstructed in order to remove the northbound right-turn channelized island. The removal of the channelized right-turn lane creates a larger space on the southeastern corner of the intersection for pedestrians and reduces the total footprint of the intersection. In addition, the total crossing distance for pedestrians traversing the northbound approach is reduced, making for a more pedestrian-oriented intersection. As a result of this recommendation, no changes in LOS or delay are projected during the peak hours. East Seneca Street/North Aurora Street The westbound thru approach is expected to change in level of service from "C" to "D" during the PM peak hour between background and full development conditions. This change in LOS is a result of a borderline condition between LOS "C" and LOS "D" and the actual increase in delay is 5 seconds per vehicle. All other approaches operate at LOS "C" or better during both peak hours under all conditions. No mitigation is warranted or recommended. East Seneca Street/Tioga Street The overall levels of service for this intersection are "A" and "B" during the AM and PM peak hours, respectively, under all conditions. No changes in LOS are projected for the approaches or the overall intersection as a result of the proposed development. As such, no mitigation is warranted or recommended. II17SRF 9 August 2015 Proposed State Street 11"' 11 City of Ithaca,New York East Seneca Street/North Cayuga Street The overall intersection level of service is "C" during the AM and PM peak hours under all conditions. The exception is the overall LOS during the PM peak hour under full development conditions. Signal timing adjustments to increase the green time given to southbound motorists during the AM and PM peak hours improves the LOS from "E" under the background condition to "D" under the full development condition during the AM peak hour and reduces the delays during the PM peak hour. No further mitigation is recommended at this intersection. Green Street/South Cayuga Street The overall level of service at this intersection is "C" during the AM and PM peak hours under all conditions. All approaches operate at LOS "D" or better during both peak hours under all conditions. Signal timing adjustments to increase the green time given to southbound and northbound motorists during the AM peak hour reduces the delay for northbound right-turning motorists as a result of the proposed development. No further mitigation is recommended at this intersection. IX TRANSPORTATION DEMAND MANAGEMENT Transportation Demand Management (TDM) or Commute Trip Reduction (CTR) initiatives, if implemented strategically, can have a noticeable impact on reducing trips from a project. TDM is the application of strategies and policies to reduce Single Occupant Vehicle (SOV) travel demand, or to redistribute this demand in space or in time. By definition, TDM includes various strategies that produce a more efficient use of transportation resources and increase the efficiency of a transportation system. TDM programs have many potential benefits. They can reduce the total number of vehicle miles traveled by promoting alternatives to driving alone. Fewer vehicle miles traveled results in less ozone pollution. Employers can use TDM programs to reduce overhead costs, enhance productivity and reduce employee turnover. TDM programs can also improve the use of public transit services, bikeways, sidewalks and carpool lanes by educating users about their travel options and coordinating trips between users with similar trip patterns. Implementing an effective TDM program may reduce the required number of parking spaces for a project and/or eliminate the need to consider building costly multi-story parking structures. Table III, on the following page, summarizes some of the benefits that can be realized from an effective TDM program. II17SRF 10 August 2015 k- Proposed State k- City of Ithaca,New York TABLE III BENEFITS OF TDM PROGRAMS BENEFIT DESCRIPTION Congestion Reduction Reduces traffic congestion delays and associated costs. Road & Parking Savings Reduces road and parking facility costs. Consumer Savings Helps consumers save money by reducing their need to own and operate motor vehicles. Transport Choice Improved travel options, particularly for non-drivers. Road Safety Reduced crash risk Environmental Protection Reduced air, noise and water pollution, wildlife crashes and other types of environmental damages. Supports strategic land use planning objectives, such as Efficient Land Use reduced sprawl, urban redevelopment and reduced habitat fragmentation. Community Livability Improved local environmental quality and community cohesion. Supports a community's economic objectives, such as Economic development increased productivity, employment, wealth, property values and tax revenues. Physical Fitness and Health Improved public fitness and health due to more physical activity, usually through increased daily walking and cycling. The following TDM strategies are recommended for consideration and implementation in connection with the proposed State Street Triangle: Transit Coordination — Continued coordination with TCAT on transit ridership and marketing the nearby routes will boost ridership through increased awareness coupled with improved service. Bus Stop Amenities — A clean, well-lit, informative bus stop with shelters and seating greatly improves the image of the transit serving an area. Station amenities make taking the bus a comfortable experience, while proper maintenance tells people that transit makes up an important part of the neighborhood. Bus stop shelters should have the following elements: • A level concrete pad, unobstructed by street furniture, landscaping, or signage • Reliable pedestrian access with clear sidewalks providing direct access to the bus loading area • Clear sight lines allowing travelers to see around the stop and drivers to see around corners to make turns • Adequate lighting • Pedestrian amenities such as a bench and trash receptacle • Route, schedule and information • Bicycle rack Carpooling — Carpooling will be encouraged by providing incentives and other services such as ride-matching. II1mZJSRF 1 1 August 2015 q90812mor-1-11� I_ 16 City of Ithaca,New York Transportation Alternatives Information — Bus schedules, walking and bicycling maps, neighborhood and on-site wayfinding will be made readily available. Location and Quantity of Bicycle Parking Spaces — The proposed project will include convenient bicycle parking locations in clear sight of access points into the building, safe and secure longer-term storage within parking areas, and sufficient number of bicycle parking spaces that encourage a greater number and demographic of residents, employees, and visitors to utilize bicycling as a means of transportation. Carshare — The project site will have two to three carshare parking spaces to encourage lower rates of personal automobile ownership and reduce parking demand. Coordination with the nearby Colleges/Universities — A successful relationship between the proposed project and the nearby education institutions of Ithaca College and Cornell University can affect the trip generation rates and parking demand for the proposed project. Transportation services like a dedicated shuttle may encourage lower rates of SOV usage. The proposed State Street Triangle development will take advantage of the City's existing multi-modal transportation system, as well as augment it through an improved interface with the public realm. Developing a mixed-use project of this nature will help meet the goals of the Comprehensive Plan, enhance the pedestrian and bicycle experience, and further activate an historic part of downtown Ithaca. CONCLUSIONS & RECOMMENDATIONS Based on the projected site generated traffic volumes and projected levels of service, the proposed State Street Triangle development in the City of Ithaca will not have a significant adverse impact on existing traffic operations in the area, as documented in this report. The analyses contained in this report indicate that the existing transportation network can adequately accommodate the projected traffic volumes and resulting impacts to study area intersections with the recommendations outlined. The following conclusions and recommendations are based upon the results of the analyses: I. The proposed development is expected to generate approximately 34 entering/73 exiting vehicles during the AM peak hour and 89 entering/56 exiting vehicles during the PM peak hour. 2. Minor signal timing changes are needed at three study intersections: • Aurora Street/M.L.K.Jr. Street • East Seneca Street/North Cayuga Street • Green Street/South Cayuga Street 3. The intersection of M.L.K Jr. Street and Aurora Street should be reconstructed in order to remove the northbound right-turn channelized island. The removal of the channelized right-turn lane creates a larger space on the southeastern corner of the II17SRF 12 August 2015 intersection for pedestrians and reduces the total footprint of the intersection. In addition, the total crossing distance for pedestrians traversing the northbound approach is reduced, making for a more pedestrian-oriented intersection. 4. With the recommended signal timing mitigation in place, the proposed project will not result in any potentially significant adverse traffic impacts to the study area intersections. 5. Pedestrian walkways and connections to existing sidewalks are included. 6. Bicycle racks are provided on-site. 7. Using the Shared Parking Model, a total of 283 parking spaces are needed. A total of 57 parking spaces are required for customers, seven parking spaces for employees (commercial), and 219 parking spaces are reserved for residents. 8. The parking capacity for the proposed project will be provided primarily in the Cayuga Street Parking Garage via 250 reserved parking spaces. The 27 bicycle parking spaces provided on-site may reduce the need for vehicle parking spaces. Additionally, there were will be two to three carshare parking spaces which can equate to a reduction of approximately 15 personal automobiles per carshare vehicle. 9. The deficit in parking spaces may need to be provided through the use of the City's other public parking garages (e.g., Tioga Street and Green Street) or available on- street parking. It should be noted that other parking adjustment factors may be considered to reduce the total demand for parking. Factors such as carsharing, demographics, nearby land use mix, employment density, transit accessibility, et al have the ability to affect parking demand and optimal parking supply. 10. Truck deliveries are planned on-site during off-peak hours. X1. FIGURES Figures I through 8 are included on the following pages. II17SRF 13 August 2015 Sage PI u i6uudS Jd,ual� Id of nyoS a'I1 "ti Willets QW W Fountain PI Q o Q �a`J rn o LU r, �, v �i fd aa�aed Sege �y � (') Id aeeaaal' r d - U) & �N Q ,. `sofo,o, a ZNAurora p Y Wz . y J I- 0 W 14IwLL L7S 8.6011 S W >- J N Tioga St LU c) LU R c U) G m ` LLB _ W Cl) W W iL a. LL lS On e, N 3S eBn�fe�S _CU fa fij � c o U _ I � C ' S Geneva St T N Geneva St �_ CO C O w Z O L. F-- o N < 0_ N 0 U } (J L w -0; C C Q O O 0_ L5 cn a c � � W v� Z U 'D N Ld (p �� NNE w W rl SOH CFZ oN� aN� Q ra w O w NORTH AURORA ST Q Q CIO d O � O >O O Ln N O a O i_r) L(I u) >o w O N � TIOGA ST O •• U L N ro z o}(Y o N a N O W >r z Z w O • " N O L Ln Q)U NORTH CAYUGA ST UO t a N O h c °z ti a o a �m CO-W N Loo r M NLLI fn � lQ 1 �ps9 Js O 1-9 O 0 0 O rn M M L 0 N f-125(265) �65(150) W d oLO U un w � � M � z o a �c ¢ w � U awz Q z d wl<w W ¢ x aNto 0 � U M t0 0 LO - —325(300) o 95(125) Q �165(215) 4 445(430) W NORTH AURORA ST C/) CIO LO Q � d O o � N P. 0 N 01 (O (O w TIOGA ST U r� 103(199)� Z O Z z zLd w 000 u) 0 0 0 0 0 000 � (0N � z 1 � 250(290) NORTH CAYUGA ST n 360(380)10 65(70)� 145(205) � x 275(445)—► 0 v) � O W LO c c In r ti a o a 4 O N O w M r Q LO N LLI � lQ 1 r<<9 J6 O g9 O o N O M � n N f-139(284) �97(189) W 'riP L7 N z �D Z Q U NNJ W O O c7 U r4 Q m N 00 O h w N 00 N04 O H O 00 - —331(306) `O "� 102(133) Q U �194(254) -460(444) W NORTH AURORA ST Q CIO Q W O a a rn N m 00 01 I� t0 (O W TIOGA ST U 105(202)� Z O � H Z z z w U) N 00 c0 H r 01 v Q 1 �-267(311) NORTH CAYUGA ST n 370(389) v� 3 66(71) 162(211) � 280(453)—► 0 IO v M x c c kn (C) rr ti a o a FIGURE 5 - CONCEPT SITE PLAN 5103 NVI�JId lI W � 0 N g _U 2 a 0 o � I I 0 I Q U ° I � N F= Q I U nHe Q zao,¢ a�� � z o� 11 G,— _ >Yao m om�w w i TATo r� jk � Y ° � Y 0 0 T l��pE N+° Yi S�R� U z a J tt � W J z Q W W OC .. N Lu W J 1¢— V V) Ln a w w Ld LLJ � � I -:3-35% r� � Q d Y Q+ � d ZO U Z o~W W F:) U awz Z d 0Qg d H aNF-- 0 Ln04 a � lW NORTH AURORA ST Q CIO Q W O a a b\ 0�n N W TIOGA ST U r� zo N N N c, O Q w z o o Z w N 00-0 0� N n F. bt btw �70% NORTH CAYUGA ST 3oX n 35%—► 50%—► � 7o$� 3 N O p e N M °z ti a o a N Ld D R a zLLJ c7 cl 0 2 o w w o � � I -*-26(20) r� � Q Q Y Q+ � a Uz uj O w d N F-- w � O oo Ln W NORTH AURORA ST Q CIO Q W O a a M w TIOGA ST U zo H N N N o W zo z Z of af w N 00-0 51(39) �f � u NORTH CAYUGA ST 10(27) � 3 12(31)-10 17(45)-10 Fo' 24(62)—# 3 ao o � z ti a o a Mo N to-�t w LO NLLI v~i � lQ 1 ��69J O s�9 O o N O M � n N f-165(304) �91(182) Q O O � W Go �D O CL O Q O Q d VQ) 00 cli co O O 00 -4-331(306) `O 102(133) Q rx �187(248) 4 453(438) a Q U NORTH AURORA ST a W Q w Q O a o p N 01 01 t0 (O TIOGA ST U rn 105(202)� z O H N N Ld z z zLd w � U) N N Q� 01 v Q N Il O O N N V F• (0 N F- Z 1 � 318(350) NORTH CAYUGA ST n 382(420)� 66(71) 154(222) � 297(498)—► 0 IO O M c cN0 CD H • ti a o a APPENDICES Al Collected Traffic Volume Data Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: N Tioga St-- E Seneca St QC JOB#: 13160411 CITY/STATE: Ithaca, NY DATE: Thu Dec 04 2014 103 68 Peak-Hour: 8:00 AM--9:00 AM 4.9 L i t Peak 15-Min: 8:45 AM--9:00 AM i 1t1 103 0 0 4.9 0.0 0.0 0 i 0 ✓ i 4 757 4.0 '? L 68 722 8.3 4.0.0 1 19.1 « 9.8 0 0.87 654 0.0 * � � 8.9 0 0 .� t �. o o 0.0 0.0 1 +1 t �.r 0.0; 0.0 0 0 0 uaLit Counts o.o o.o o.o i t 0 o i t a:Q 0.0 0.0 1 L � J i ►. L 0 It. 0 4. 24 102 0 0 �► .1 z r 113 0 0 0 � J i L � J NA i L L 4. 1 L as NA F NA NA . ~ NA i t t F * F NA NA 15-Min Count N Tioga St N Tioga St E Seneca St E Seneca St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u 7:00 AM 0 0 0 0 0 0 8 0 0 0 0 0 0 66 2 0 76 7:15 AM 0 0 0 0 0 0 11 0 0 0 0 0 0 102 2 0 115 7:30 AM 0 0 0 0 0 0 19 0 0 0 0 0 0 142 5 0 166 7:45 AM 0 0 0 0 0 0 19 0 0 0 0 0 0 157 9 0 185 542 8:00 AM 0 0 0 0 0 0 18 0 0 0 0 0 0 161 11 0 190 656 8:15 AM 0 0 0 0 0 0 15 0 0 0 0 0 0 162 19 0 196 737 8:30 AM 0 0 0 0 0 0 23 0 0 0 0 0 0 162 17 0 202 773 8:45 AM 0 0 0 0 0 0 47 0 0 0 0 0 0 169 21 0 237 825 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u Total All Vehicles 0 0 0 0 0 0 188 0 0 0 0 0 0 676 84 0 948 Heavy Trucks 0 0 0 0 0 12 0 0 0 0 40 12 64 Pedestrians 124 176 32 112 444 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad IStopped Buses Comments: Report generated on 12/12/2014 12:15 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: N Tioga St-- E Seneca St QC JOB#: 13160412 CITY/STATE: Ithaca, NY DATE: Thu Dec 04 2014 203 49 Peak-Hour: 4:15 PM--5:15 PM a t Peak 15-Min: 4:30 PM--4:45 PM a 1*3 202 0 1 0.5 0.0 0.0 i 1* ✓ i 410984*0100 L 48«944 5.4 4.0.0 J 14.6« 6.9 0 0.92 896 0.0 � � � 6.5 a: 0 0 h t 0 0 0.0 0.0 7 0.0; 0.0 0 0 0F uaLit Counts o.o o.o o.o a t 0 o a t 0.0 0.0 1� L J i 4 L 0 It. 0 42 1232 0 1 �► z 198 0 0 0 � J i L � J NA i L L 4- 1 L as NA F NA NA . ~ NA a t t F * F NA NA 15-Min Count N Tioga St N Tioga St E Seneca St E Seneca St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 4:00 PM 0 0 0 0 0 0 38 0 0 0 0 0 0 220 9 0 267 4:15 PM 0 0 0 0 0 0 47 1 0 0 0 0 0 209 15 0 272 0 0 242 12 0 312 4:45 PM 0 0 0 0 0 0 49 0 0 0 0 0 0 226 11 0 286 1137 5:00 PM 0 0 0 0 0 0 48 0 0 0 0 0 0 219 10 0 277 1147 5:15 PM 0 0 0 0 0 0 44 0 0 0 0 0 0 163 9 0 216 1091 5:30 PM 0 0 0 0 0 0 30 0 0 0 0 0 0 184 16 0 230 1009 5:45 PM 0 0 0 0 0 0 42 0 0 0 0 0 0 194 10 0 246 969 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U Total All Vehicles 0 0 0 0 0 0 232 0 0 0 0 0 0 968 48 0 1248 Heavy Trucks 0 0 0 0 0 4 0 0 0 0 52 8 64 Pedestrians 180 204 48 216 648 Bicycles 0 0 0 0 0 1 0 0 0 0 0 0 1 Railroad IStopped Buses Comments: Report generated on 12/12/2014 12:15 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported:Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: S Cayuga St--E Green St QC JOB#: 12794219 CITY/STATE: Ithaca NY DATE:Wed Oct 01 2014 391 0 Peak-Hour: 7:45 AM --8:45 AM # * L Peak 15-Min: 8:00 AM --8:15 AM i t 0 267 124 0.0 3.4 2.4 10 i b op 4 0 ♦0 t 0� 0 0.0 ♦0.0 I ; 0.0♦ 0.0 554 i 0.95 4 0 11.0* JM ~ 0.0 689~ 135 -411 * r.r 0 919 Z r 9.1 t5 0.0 7.6 0 0 241# * F uAity Counts 0.0 0.0 2.5F Q 402 241 " - 2.7 2.5 J L J i 4 L 0 t 0 47 92 2 ; 0 �► 1 * r, F r 67 F 0 0 0 NA NA L NA IL NA NA i n 4. NA r 1r NA NA * F 74' 15-Min Count S Cayuga St S Cayuga St E Green St E Green St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 7:00 AM 0 0 20 0 11 29 0 0 0 89 32 0 0 0 0 0 181 7:15 AM 0 0 37 0 15 56 0 0 0 99 21 0 0 0 0 0 228 7:30 AM 0 0 62 0 21 55 0 0 0 122 32 0 0 0 0 0 292 7:45 AM 0 0 70 0 28 65 0 0 0 135 31 0 0 0 0 0 329 1030 AM 0 0 51 0 32 72 0 0 0 11 32 0 0 0 0 0 348117 8:15 AM 0 0 67 0 34 73 0 0 0 124 38 0 0 0 0 0 336 1305 8:30 AM 0 0 53 0 30 57 0 0 0 134 34 0 0 0 0 0 308 1321 8:45 AM 0 0 42 0 47 65 0 0 0 95 47 0 0 0 0 0 296 1288 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Ri ht U Left Thru Ri ht U Left Thru Right U Left Thru Right U Total All Vehicles 0 0 204 0 128 288 0 0 0 644 128 0 0 0 0 0 1392 Heavy Trucks 0 0 0 0 4 0 0 64 4 0 0 0 72 Pedestrians 56 16 52 108 232 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: S Cayuga St--E Green St QC JOB#: 12794220 CITY/STATE: Ithaca, NY DATE: Thu Oct 02 2014 656 0 Peak-Hour: 4:30 PM--5:30 PM i t L Peak 15-Min: 5:15 PM--5:30 PM i 0 207 * L 449 0.0 2.0 3.9 0 i 4 L ✓ i 4 0 0 0 0 0.0 *0.0 ? � 0.0 4- 0.0 510 0.96 4` 0 8.8 � � � 0.0 579* 69 h t r 0* 960 ; i r ; 8.3 4.3 � t � 0.0 5.7 0 0 243 it ��� Counts -1 4 0.0 0.8 I 518 243 t a:Q 2.3 0.8 141=11111110. L lop i 4 0 L 0 92 1172 6 2 �► 1 z r 147 F 1 0 1 2 F NA J i 4 LNA L as NA F NA NA ~ NA i t t F * F NA NA 15-Min Count S Cayuga St S Cayuga St E Green St E Green St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 4:00 PM 0 0 59 0 40 77 0 0 0 119 19 0 0 0 0 0 314 4:15 PM 0 0 54 0 41 103 0 0 0 109 12 0 0 0 0 0 319 4:30 PM 0 0 53 0 47 123 0 0 0 134 15 0 0 0 0 0 372 4:45 PM 0 0 58 0 56 112 0 0 0 129 12 0 0 0 0 0 367 1372 5:00 PM 0 0 72 0 54 103 0 0 0 104 23 0 0 0 0 0 356 1414 5715 0 0 60 0 50 111 0 0 0 3 19 0 0 0 0 0 383 1478 5:30 PM 0 0 62 0 49 99 0 0 0 131 19 0 0 0 0 0 360 1466 5:45 PM 0 0 56 0 49 103 0 0 0 114 19 0 0 0 0 0 341 1440 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U Total All Vehicles 0 0 240 0 200 444 0 0 0 572 76 0 0 0 0 0 1532 Heavy Trucks 0 0 0 4 4 0 0 32 0 0 0 0 40 Pedestrians 172 36 48 128 384 Bicycles 0 0 0 0 1 0 0 2 0 0 0 0 3 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: N Cayuga St--W Seneca St QC JOB#: 12794213 CITY/STATE: Ithaca, NY DATE: Thu Oct 02 2014 406 99 Peak-Hour: 8:00 AM--9:00 AM 5.9 a t Peak 15-Min: 8:45 AM--9:00 AM a 1t1 63 343 0 9.5 5.2 0.0 3 i 4 537 4.0 IL 99 4.695 10.64.0.0 ? L14.14.10.1 o `# 0.93 474 0.0 � � � 10.8 t 1 r 0 0 h t 122 0 0.0 0.0 1 +1 r 4.1 ; 0.0 0 0 0F uaLit Counts 0.0 0.0 0.0 a t 465 0 - ; t a:Q 4.9 0.0 L 1 , i P. L 0 J ,/ L 0 38 66 0 2 �► z ff r FL 0 '� t f 3 48 F � 0 0 O F � J i L NA� J i L 4. ' L 4. 1 L as NA F NA NA ~ NA a t t F * F NA NA 15-Min Count N Cayuga St N Cayuga St W Seneca St W Seneca St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u 7:00 AM 0 0 0 0 0 31 9 0 0 0 0 0 17 75 16 0 148 7:15 AM 0 0 0 0 0 50 7 0 0 0 0 0 14 76 6 0 153 7:30 AM 0 0 0 0 0 67 12 0 0 0 0 0 17 90 12 0 198 7:45 AM 0 0 0 0 0 60 9 0 0 0 0 0 26 115 25 0 235 734 8:00 AM 0 0 0 0 0 79 16 0 0 0 0 0 24 121 17 0 257 843 8:15 AM 0 0 0 0 0 83 11 0 0 0 0 0 26 107 29 0 256 946 8:30 AM 0 0 0 0 0 95 19 0 0 0 0 0 30 115 33 0 292 1040 8:45 AM 0 0 0 0 0 86 17 0 0 0 0 0 42 131 20 0 296 1101 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u Total All Vehicles 0 0 0 0 0 344 68 0 0 0 0 0 168 524 80 0 1184 Heavy Trucks 0 0 0 0 28 12 0 0 0 8 36 12 96 Pedestrians 28 88 64 72 252 Bicycles 0 0 0 0 3 0 0 0 0 1 0 0 4 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: N Cayuga St--W Seneca St QC JOB#: 12794214 CITY/STATE: Ithaca, NY DATE: Thu Oct 02 2014 435 111 Peak-Hour: 4:30 PM--5:30 PM i t Peak 15-Min: 4:30 PM--4:45 PM a 59 376 0 13.6 2.1 0.0 9 i 0L ✓ i 4 878 4.0 '? L 111«1182 6.0 «0.0 L 3.6« 4.9 0 0.97 819 0.0 � � � 5.5 0 0 h t 252 0 0.0 0.0 1 +1 F 3.6; 0.0 0 0 0F a: uaLit Counts 0.0 0.0 0.0 i t 628 0 - i t 2.7 0.0 L J i ►. L o L o 108 1201 0 4 5 �► z 0 '� t � 5 71 F � 0 0 O FL F � J i L NA� J i L 4 ' L 4. 1 L as NA F NA NA . ~ NA i t t F * F NA NA 15-Min Count N Cayuga St N Cayuga St W Seneca St W Seneca St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 4:00 PM 0 0 0 0 0 79 13 0 0 0 0 0 49 187 18 0 346 4:15 PM 0 0 0 0 0 98 9 0 0 0 0 0 47 199 25 0 378 4:30 PM 0 0 0 0 0 97 17 0 0 0 0 0 66 202 34 0 416 4:45 PM 0 0 0 0 0 96 16 0 0 0 0 0 66 211 20 0 409 1549 5:00 PM 0 0 0 0 0 83 10 0 0 0 0 0 63 206 33 0 395 1598 5:15 PM 0 0 0 0 0 100 16 0 0 0 0 0 57 200 24 0 397 1617 5:30 PM 0 0 0 0 0 113 9 0 0 0 0 0 47 160 22 0 351 1552 5:45 PM 0 0 0 0 0 79 10 0 0 0 0 0 62 168 26 0 345 1488 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U Total All Vehicles 0 0 0 0 0 388 68 0 0 0 0 0 264 808 136 0 1664 Heavy Trucks 0 0 0 0 0 20 0 0 0 16 32 8 76 Pedestrians 88 84 76 192 440 Bicycles 0 0 0 0 2 0 0 0 0 1 0 0 3 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: N Aurora St-- E Seneca St QC JOB#: 12794211 CITY/STATE: Ithaca, NY DATE: Wed, Oct 01 2014 0 460 Peak-Hour: 8:00 AM--9:00 AM i t L Peak 15-Min: 8:45 AM--9:00 AM a } 0 0 0 0.0 0.0 0.0 0 i 4 ✓ i 4 723 0 '? L 134 4.695 8.9 4.0.0 J 2.2« 7.8 0 0.98 561 0.0 * � � 9.1 0.0 0.0 1 +1 } r.r 0.0; 0.0 a: 162 326 0F uaLit Counts 8.0 4.6 0.0 i } ``C 1 0 488 - i t 0.0 5.7 L L 0 1 65 53 0 5 z r L 0 '� t � 0 25 F 0 3 0 � J i L � J NA i L L 4. i j as NA F NA NA . ~ NA i t t F * F NA NA 15-Min Count N Aurora St N Aurora St E Seneca St E Seneca St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u 7:00 AM 25 40 0 0 0 0 0 0 0 0 0 0 0 66 13 0 144 7:15 AM 39 51 0 0 0 0 0 0 0 0 0 0 0 72 15 0 177 7:30 AM 38 69 0 0 0 0 0 0 0 0 0 0 0 88 28 0 223 7:45 AM 35 91 0 0 0 0 0 0 0 0 0 0 0 131 24 0 281 825 8:00 AM 44 79 0 0 0 0 0 0 0 0 0 0 0 128 33 0 284 965 8:15 AM 33 87 0 0 0 0 0 0 0 0 0 0 0 142 32 0 294 1082 8:30 AM 42 78 0 0 0 0 0 0 0 0 0 0 0 149 33 0 302 1161 8:45 AM 43 82 0 0 0 0 0 0 0 0 0 0 0 142 36 0 303 1183 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u Total All Vehicles 172 328 0 0 0 0 0 0 0 0 0 0 0 568 144 0 1212 Heavy Trucks 8 12 0 0 0 0 0 0 0 0 24 0 44 Pedestrians 40 116 92 56 304 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: N Aurora St-- E Seneca St QC JOB#: 12794212 CITY/STATE: Ithaca, NY DATE: Wed, Oct 01 2014 o 421 Peak-Hour: 4:30 PM--5:30 PM L i t Peak 15-Min: 4:30 PM--4:45 PM a 1t 0 0 0 0.0 0.0 0.0 0 i 4 ✓ i 4 10614.0 '? t 151 "1002 5.6 4.0.0 J k 0.7« 5.7 o # 0.93 851 0.0 � � � 6.6 o * o 1 r o� o h t 0.0 0.0 1 +1 * r 0.0; 0.0 210 270 oF T uaLit +` Counts1.a 1.1 0.0 i t o a8o i t 0.0 1.3 L 4.F * L. L 0 1 140122 0 � 0 i L 0 h t d' 0 77 F 3 0 0 � J i 4L � J i NA L 5+_NA NA NA ~ NA i t t F * F NA NA 15-Min Count N Aurora St N Aurora St E Seneca St E Seneca St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 4:00 PM 59 49 0 0 0 0 0 0 0 0 0 1 0 153 45 0 307 4:15 PM 59 59 0 0 0 0 0 0 0 0 0 0 0 191 32 0 341 4:30 PM 52 67 4:45 PM 49 62 0 0 0 0 0 0 0 0 0 0 0 201 45 0 357 1405 5:00 PM 61 72 0 0 0 0 0 0 0 0 0 0 0 210 39 0 382 1480 5:15 PM 48 69 0 0 0 0 0 0 0 0 0 0 0 208 18 0 343 1482 5:30 PM 48 60 0 0 0 0 0 0 0 0 0 0 0 173 40 0 321 1403 5:45 PM 48 79 0 0 0 0 0 0 0 0 0 0 0 160 38 0 325 1371 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U Total All Vehicles 208 268 0 0 0 0 0 0 0 0 0 0 0 928 196 0 1600 Heavy Trucks 4 4 0 0 0 0 0 0 0 0 52 0 60 Pedestrians 96 104 196 108 504 Bicycles 2 0 0 0 0 0 0 0 0 0 0 0 2 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: S Aurora St--E State St QC JOB#: 12794209 CITY/STATE: Ithaca, NY DATE: Wed, Oct 01 2014 0 484 Peak-Hour: 8:00 AM--9:00 AM a } L Peak 15-Min: 8:45 AM--9:00 AM a } 0 0 0 0.0 0.0 0.0 0 i 4 4. � 1ti � ✓ i 4 0 0 23 328 0.0 *0.0 � � 4.3 4. 9.1 1 # 0.91 0 100.0* 440 * 0.0 1 * 0 i �l t f r 305 93 i t ; 100.0 0.0 � } & 9.5 6.5 0.0 5.4 5.4 0 461 92F uaLi l Counts} ``C 1 305 553 ; } 9.5 5.4 L 1 , i P. L 0 J ,/ t. 0 11 20 0 0 911i1� z ff r 20 F 0 3 O F � J i L � J NA i L IL 4. T rl— as NA F NA NA . ~ NA � + t t � F A NA N 15-Min Count S Aurora St S Aurora St E State St E State St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u 7:00 AM 1 59 12 0 0 0 0 0 0 0 1 0 41 1 3 0 118 7:15 AM 0 83 30 0 0 0 0 0 0 0 0 0 38 0 6 0 157 7:30 AM 0 111 27 0 0 0 0 0 0 0 0 0 56 0 4 0 198 7:45 AM 0 120 25 0 0 0 0 0 0 1 0 0 68 0 9 0 223 696 8:00 AM 0 114 22 0 0 0 0 0 0 0 0 0 63 0 7 0 206 784 8:15 AM 0 118 18 0 0 0 0 0 0 1 0 0 70 0 4 0 211 838 8:30 AM 0 113 22 0 0 0 0 0 0 0 0 0 79 0 8 0 222 862 8:45 AM 0 116 30 0 0 0 0 0 0 0 0 0 93 0 4 0 243 882 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u Total All Vehicles 0 464 120 0 0 0 0 0 0 0 0 0 372 0 16 0 972 Heavy Trucks 0 12 4 0 0 0 0 0 0 40 0 0 56 Pedestrians 20 12 80 24 136 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: S Aurora St--E State St QC JOB#: 12794210 CITY/STATE: Ithaca, NY DATE: Wed, Oct 01 2014 0 473 Peak-Hour: 5:00 PM--6:00 PM a t Peak 15-Min: 5:15 PM--5:30 PM a 1t 0 0 0 0.0 0.0 0.0 J i 4 ✓ i 4 1 4.1 '? 1ti 71 433 100.0*100.0: 0.0« 1.8 0.0 * 0.0 3 * 0 7 h t r 362 122 33.3 0.0 41 t r* 2.2 2.5 1 401 120F y 0o * `' ttL� l Cc7Ur� 5 �00.01.2 2.5� 362 522 I ; t a:Q 2.2 1.7 141=11111110- L --IJ i 4L 0 ' 4 2 190 34 2 4. 0 t r 47 F 0 5 O F � J i 4L � J i NA L 4. jas IL 4. T rl— NA F NA NA ~ NA � + t t � F A NA N 15-Min Count S Aurora St S Aurora St E State St E State St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 4:00 PM 0 93 24 0 0 0 0 0 0 0 0 0 89 0 9 0 215 4:15 PM 0 102 30 0 0 0 0 0 0 0 0 0 86 0 13 0 231 4:30 PM 0 104 31 0 0 0 0 0 0 0 0 0 81 1 20 0 237 4:45 PM 0 100 32 0 0 0 0 0 0 0 0 0 91 0 10 0 233 916 5:00 PM 0 101 25 0 0 0 0 0 0 0 0 0 89 0 25 0 240 941 5715 PM 0 105 27 0 0 0 0 0 0 0 0 0 91 0 19 0 242 952 5:30 PM 1 97 34 0 0 0 0 0 1 2 0 0 94 0 11 0 240 955 5:45 PM 0 98 34 0 0 0 0 0 0 0 0 0 88 0 16 0 236 958 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U Total All Vehicles 0 420 108 0 0 0 0 0 0 0 0 0 364 0 76 0 968 Heavy Trucks 0 0 4 0 0 0 0 0 0 0 0 0 4 Pedestrians 72 64 196 52 384 Bicycles 0 1 0 0 0 0 0 0 0 0 0 0 1 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: Seneca Way--E State St QC JOB#: 12794207 CITY/STATE: Ithaca, NY DATE: Wed, Oct 01 2014 0 130 Peak-Hour: 8:00 AM--9:00 AM i t L Peak 15-Min: 8:45 AM--9:00 AM a 0 0 0 " L 0.0 0.0 0.0 0 i 4 4. � L 4. ✓ i 4 329 4 0 238 9.4 4.25.0' L 0.0 4. 5.5 89 0.91 238 5.6 � � * 5.5 93 0 h t 0 89 6.5 0.0 1 + * r"F 0.0; 5.6 0 1 126 0 Ft a:QuaLit Counts �19.8 3.2 0.0� 0 217 - i 0. 0.0 10.1 0 L 0 1 1 0 0 i � 0 '1 t � 0 22 F 0 1 O F NA J i 4 L J i 4 L NA 4. ' L 4 1 t 1 L as NA F NA NA ~ NA � i t t � F A NA N 15-Min Count Seneca Way Seneca Way E State St E State St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u 7:00 AM 16 16 0 0 0 0 0 0 0 11 0 0 0 31 0 0 74 7:15 AM 9 17 0 0 0 0 0 0 2 31 0 0 0 33 0 0 92 7:30 AM 18 26 0 0 0 0 0 0 2 24 0 0 0 47 0 0 117 7:45 AM 27 32 0 0 0 0 0 0 2 26 0 0 0 55 0 0 142 425 8:00 AM 22 30 0 0 0 0 0 0 1 24 0 0 0 46 0 0 123 474 8:15 AM 15 34 0 0 0 0 0 0 3 16 0 0 0 60 0 0 128 510 8:30 AM 29 35 0 0 0 0 0 0 0 22 0 0 0 60 0 0 146 539 8:45 AM 25 27 0 0 0 0 0 0 0 27 0 0 0 72 0 0 151 548 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u Total All Vehicles 100 108 0 0 0 0 0 0 0 108 0 0 0 288 0 0 604 Heavy Trucks 20 0 0 0 0 0 0 4 0 0 20 0 44 Pedestrians 32 20 4 0 56 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported: Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: Seneca Way--E State St QC JOB#: 12794208 CITY/STATE: Ithaca, NY DATE: Wed, Oct 01 2014 0 286 Peak-Hour: 4:30 PM--5:30 PM 0.0 L i t Peak 15-Min: 5:00 PM--5:15 PM i t1 0 0 0 0.0 0.0 0.0 0 i 4 4. � L « ✓ i 4 439 15 2 280 2.5 4"0.0 ? L 0.0 4. 21 122 0.98 278 1.6 � � � 2.2 137* 0 7 h t F 0 122 i F * 1.5 0.0 *1t � 0.0 1.6 a: 161 269 0F uaLi l Counts 3.1 2.2 0.0 i } ``C 1 0 430 - i t 0.0 2.6 126 41=11111110- L Lp i 4L 1 L 0 1 0 10 0 z F � ° 't, t r• ° 50 F 0 1 O F NA J i 4 L J i 4 L NA L « IT ' L as NA F NA NA ~ NA � i t t � F A NA N 15-Min Count Seneca Way Seneca Way E State St E State St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U 4:00 PM 26 59 0 0 0 0 0 0 6 24 0 0 0 74 0 0 189 4:15 PM 36 53 0 0 0 0 0 0 6 28 0 0 0 68 0 0 191 4:30 PM 33 78 0 0 0 0 0 0 1 30 0 0 0 73 1 0 216 4:45 PM 46 52 0 0 0 0 0 0 6 38 0 0 0 68 0 0 210 806 PM 47 78 0 0 0 0 0 0 3 22 0 0 0 66 1 0 217 834 5715 PM 35 61 0 0 0 0 0 0 5 32 0 0 0 71 0 0 204 847 5:30 PM 34 52 0 0 0 0 0 0 3 33 0 0 0 73 0 0 195 826 5:45 PM 31 34 0 0 0 0 0 0 2 34 0 0 0 67 2 0 170 786 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U Total All Vehicles 188 312 0 0 0 0 0 0 12 88 0 0 0 264 4 0 868 Heavy Trucks 4 4 0 0 0 0 0 0 0 0 4 0 12 Pedestrians 48 32 4 0 84 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported:Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: E Green St--E State St QC JOB#: 12794205 CITY/STATE: Ithaca NY DATE:Wed Oct 01 2014 0 488 Peak-Hour: 7:45 AM --8:45 AM 0.0 # * Peak 15-Min: 7:45 AM --8:00 AM a 1t7 0 0 0 0.0 0.0 0.0 0 i 4 i ►► 221 4.0 J 488 4.709 4.5 4.0.0 1 t. 12.7 4.10.2 90 ~ 0.96 221 4.4 i ~ 4.5 90 w 0 41 o 668 r 4.4 0.0 � * � 0.0 8.1 0 0 578F a: uAit Counts0.0 0.0 8.7 # t 0 578 " # t 0.0 8.7 o L __1 J i 4 L k/,}j, 0 J t 3 6 t<� t 2 0 0 r L 0 h t r` 0 14 F 0 0 O F NA L L NA 4., ! t 4. 1 t NA ~ NA NA i �. ~ NA -14 F NA 74' NA 15-Min Count E Green St E Green St E State St E State St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u 7:00 AM 0 0 94 0 0 0 0 0 0 11 0 0 0 31 55 0 191 7:15 AM 0 0 112 0 0 0 0 0 0 30 0 0 0 33 61 0 236 7:30 AM 0 0 156 0 0 0 0 0 0 24 0 0 0 47 86 0 313 7:45 AM 0 0 160 0 0 0 0 0 0 26 0 0 0 55 116 0 357 1097 8:00 AM 0 0 147 0 0 0 0 0 0 24 0 0 0 46 124 0 341 1247 8:15 AM 0 0 131 0 0 0 0 0 0 17 0 0 0 60 124 0 332 1343 8:30 AM 0 0 140 0 0 0 0 0 0 23 0 0 0 60 124 0 347 1377 8:45 AM 0 0 97 0 0 0 0 0 0 30 0 0 0 72 150 0 349 1369 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Ri ht u Left Thru Ri ht u Left Thru Right u Left Thru Right u Total All Vehicles 0 0 640 0 0 0 0 0 0 104 0 0 0 220 464 0 1428 Heavy Trucks 0 0 44 0 0 0 0 0 0 0 8 64 116 Pedestrians 4 0 4 4 12 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported:Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: E Green St--E State St QC JOB#: 12794206 CITY/STATE: Ithaca NY DATE:Wed Oct 01 2014 0 602 Peak-Hour: 4:15 PM --5:15 PM # * L Peak 15-Min: 4:45 PM--5:00 PM # } 0 0 0 0.0 0.0 0.0 0 # 4 sJ i ►► 272#0 J t 602 874 2.2 +0.0 1 ; 8.1 ♦ 6.3 120# 0.95 272 4.2 i 00 ~ 2.2 120~ o z 41 0 708 r y 4.2 0.0 � * to 0.0 7.3 0 0 588F a:Q uAit Counts 0.0 0.0 8.0 # t 0 588 0.0 8.0 o L __1 J i 4 L 0 4.� t 0 17 3 0 # 1 r L 0 h t r` 0 45 F 0 0 1 F NA L L NA 4., ! t 1 t NA # ~ NA NA i �. ~ NA f 1 r � i r -14 * tF 74' * F NA NA 15-Min Count E Green St E Green St E State St E State St Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right u Left Thru Right u Left Thru Right u Left Thru Right u 4:00 PM 0 0 128 0 0 0 0 0 0 23 0 0 0 75 131 0 357 4:15 PM 0 0 148 0 0 0 0 0 0 31 0 0 0 67 138 0 384 4:30 PM 0 0 145 0 0 0 0 0 0 32 0 0 0 71 164 0 412 4:45 PM 0 0 150 0 0 0 0 0 0 36 0 0 0 71 158 0 415 1568 5:00 PM 0 0 145 0 0 0 0 0 0 21 0 0 0 63 142 0 371 1582 5:15 PM 0 0 133 0 0 0 0 0 0 32 0 0 0 74 140 0 379 1577 5:30 PM 0 0 139 0 0 0 0 0 0 32 0 0 0 79 143 0 393 1558 5:45 PM 0 0 138 0 0 0 0 0 0 36 0 0 0 72 132 0 378 1521 Peak 15-Min Northbound Southbound Eastbound Westbound Flowrates Left Thru Ri ht u Left Thru Ri ht u Left Thru Right u Left Thru Right u Total All Vehicles 0 0 600 0 0 0 0 0 0 144 0 0 0 284 632 0 1660 Heavy Trucks 0 0 36 0 0 0 0 0 0 0 12 76 124 Pedestrians 40 0 8 4 52 Bicycles 0 0 0 0 0 0 0 0 0 0 1 0 1 Railroad IStopped Buses Comments: Report generated on 10/13/2014 8:35 PM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 A2 Miscellaneous Traffic Data and Calculations Project Information Project Name: State Street Triangle No: 35027 Date: 8/4/2015 City: Ithaca State/Province: NY Zip/Postal Code: Country: Client Name: CA Analyst's Name: DLK Edition: ITE-TGM 9th Edition Land Use Size AM Peak Hour PM Peak Hour Entry Exit Entry Exit 9826-Specialty Retail 9.05 Sq Ft 8 2 15 18 Reduction 0 0 0 0 Internal 0 0 0 0 Pass-by 0 0 0 0 Non-pass-by 8 2 15 18 932-High-Turnover(Sit-Down) Restaurant 2.8 1000 Sq. Feet Gross Floor Area 17 13 17 11 Reduction 0 0 0 0 Internal 0 0 0 0 Pass-by 0 0 0 0 Non-pass-by 17 13 17 11 221-Low-Rise Apartment 240 Occupied Dwelling Units 24 89 95 51 Reduction 0 0 0 0 Internal 0 0 0 0 Pass-by 0 0 0 0 Non-pass-by 24 89 95 51 Total Unadjusted Trips 49 104 127 80 Transit(10%) -5 -10 -13 -8 Ped/Bike(15%) -7 -16 -19 -12 Internal (5%) -2 -5 -6 -4 Total New Trips 34 73 89 56 PROPOSED STATE STREET TRIANGLE CAMPUS ADVANTAGE CITY OF ITHACA, TOMPKINS COUNTY, NY AM PEAK Num of yrs 2 Canopy Bkgd State Street Triangle Campus Advantage LOCATION INTERSECTION Existing Ithaca Total Site Full Build Ithaca Volume Enter Exit Trips IN Trips OUT NUMBER DESCRIPTION Volume Marriott Hotel 1.00% Dist.% Dist.% 34 73 Trips Volumes 1 State St(MLK Jr.St)/ Green St/ SR ST SL WR 525 4 539 5% 2 2 541 WT 265 3 273 273 WL NR 625 12 649 35% 26 26 675 NT NL ER ET 95 96 96 EL 2 State St/ Seneca Way West SR ST SL WR WT 265 3 273 273 WL NR NT 125 12 139 35% 26 26 165 NL 65 6 26 97 97 ER ET 95 96 96 EL 10 5 15 15 3 State St/ S.Aurora St SR ST SL WR 45 1 19 66 66 WT WL 300 4 310 310 NR 95 5 102 102 NT 445 7 460 460 NL ER ET EL Num of yrs 2 Canopy Bkgd State Street Triangle Campus Advantage LOCATION INTERSECTION Existing Ithaca Total Site Full Build Ithaca Volume Enter Exit Trips IN Trips OUT NUMBER DESCRIPTION Volume Marriott Hotel 1.00% Dist.% Dist.% 34 73 Trips Volumes 4 E.Seneca St/ N.Aurora St SR ST SL WR 135 137 15% 11 11 148 WT 560 4 5 580 15% 20% 5 15 20 600 WL NR NT 325 331 331 NL 165 7 19 194 194 ER ET EL 5 E.Seneca St/ Tioga St SR 103 105 105 ST SL WR 68 69 69 WT 654 11 678 15% 20% 5 15 20 698 WL NR NT NL ER ET EL 6 Seneca St/ N.Cayuga St SR 65 66 66 ST 360 2 2 370 35% 12 12 382 SL WR 100 102 102 WT 600 612 20% 15 15 627 WL 200 11 215 15% 5 5 220 NR NT NL ER ET EL 7 Green St/ S.Cayuga St SR ST 275 280 50% 17 17 297 SL 145 13 2 162 162 WR WT WL NR 250 6 7 267 70% 51 51 318 NT NL ER 55 56 20% 7 7 63 ET 575 22 17 625 625 EL PROPOSED STATE STREET TRIANGLE CAMPUS ADVANTAGE CITY OF ITHACA, TOMPKINS COUNTY, NY PM PEAK Num of yrs 2 Canopy Bkgd State Street Triangle Campus Advantage LOCATION INTERSECTION Existing Ithaca Total Site Full Build Ithaca Volume Enter Exit Trips IN Trips OUT NUMBER DESCRIPTION Volume Marriott Hotel 1.00% Dist.% Dist.% 89 56 Trips Volumes 1 State St(MLK Jr.St)/ Green St/ SR ST SL WR 615 4 631 5% 4 4 635 WT 390 4 401 401 WL NR 650 14 677 35% 20 20 697 NT NL ER ET 130 132 132 EL 2 State St/ Seneca Way West SR ST SL WR WT 390 4 401 401 WL NR NT 265 14 284 35% 20 20 304 NL 150 7 29 189 1 189 ER ET 130 132 132 EL 20 7 27 1 27 3 State St/ S.Aurora St SR ST SL WR 90 2 29 122 122 WT WL 475 5 489 489 NR 125 6 133 133 NT 430 6 444 444 NL ER ET EL Num of yrs 2 Canopy Bkgd State Street Triangle Campus Advantage LOCATION INTERSECTION Existing Ithaca Total Site Full Build Ithaca Volume Enter Exit Trips IN Trips OUT NUMBER DESCRIPTION Volume Marriott Hotel 1.00% Dist.% Dist.% 89 56 Trips Volumes 4 E.Seneca St/ N.Aurora St SR ST SL WR 205 209 15% 8 8 217 WT 825 4 7 852 15% 20% 13 11 25 877 WL NR NT 300 306 306 NIL 215 6 1 29 254 1 1 254 ER ET EL 5 E.Seneca St/ Tioga St SR 199 202 202 ST SL WR 42 42 42 WT 950 10 979 15% 20% 13 11 25 1004 WL NR NT NL ER ET EL 6 Seneca St/ N.Cayuga St SR 70 71 71 ST 380 2 2 389 35% 31 31 420 SL WR 110 112 112 WT 900 918 20% 11 11 929 WL 300 10 316 15% 13 13 329 NR NT NL ER ET EL 7 Green St/ S.Cayuga St SR ST 445 453 50% 45 45 498 SL 205 12 2 211 211 WR WT WL NR 290 8 8 311 70% 39 39 350 NT NIL ER 45 45 20% 18 18 63 ET 525 20 20 575 575 EL a � m d Y w o v c o m d� a _` U W K Y°oa naonrnrnoo yQn 00000.= a d c E� E r V 1°<+IOON NnNN O N a W c.in d o d 0 cr _ u>u>o u�noo U W K a Yby nrnaornrnoo -° a _ Y Y Y Y '0 d N 6N W w W a0: W W w C d Y C 2 0 0 0 0 0 0 0 az U o 0 0 0 0 0 0 � r D G U) vu romaoo aoom aoom zz a Y Q od 'n w W d N a. m� c'i �IV O z w � ggg5 � w Y Y\\\ w W U W Q G a°i.d„ oMaaO a NU?ro o,-o N F ao: c.ioco.=o z d w c> g rn w rn rn g w rn Y y o m e Q z V o 0 0 0 0 0 0 a 6a rororoaoororom 0 y�dr O O O O O a rnnO E d d E ° d y E L C F a .O N N J N 7 ui O Op N N n ' qai �C4 N N d 'O E O Y ,O 00 N d U •� a c `d E c d c U t a C� U) d > ° m c m 0 U m � m ° d adi a"i adi m D v N O m d d U a O W T O d N N 16 d d O N W d o G J U W A3 Level of Service: Criteria and Definitions Level of Service Criteria Highway Capacity Manual 2010 SIGNALIZED INTERSECTIONS Level of Service is a qualitative measure describing operational conditions within a traffic stream, based on service measures such as speed and travel time, freedom to maneuver, traffic interruptions, comfort, and convenience. Level of Service for signalized intersections is defined in terms of delay specifically, average total delay per vehicle for a 15 minute analysis period. The ranges are as follows: Level Control Delay of per vehicle Service (seconds) A < 10 B 10 - 20 C 20 - 35 D 35 — 55 E 55 - 80 F >80 UNSIGNALIZED INTERSECTIONS Level of Service for unsignalized intersections is also defined in terms of delay. However, the delay criteria are different from a signalized intersection. The primary reason for this is driver expectation that a signalized intersection is designed to carry higher volumes than an unsignalized intersection. The total delay threshold for any given Level of Service is less for an unsignalized intersection than for a signalized intersection. The ranges are as follows: Level Control Delay of per vehicle Service (seconds) A < 10 B 10 — 15 C 15 - 25 D 25 - 35 E 35 - 50 F >50 A4 Level of Service Calculations: Existing Conditions ca I f / \ 3 e & _- \ 14, © -- [ � ma/R/�/ o f \ - ( \ ) 2e \ - \oa - r a & } 7o ) � 2- -E ® �; $ , _ - - - _ f- /� % - f� � a \ \/A/§## ) //f§]/]))3 > kk 0 -he §z I _ � < / \ 3 2 cn 55 k c °°^ ) ~ \7/§:J2Q §§®7S ca z I a \§ ° ( � )«5«$ , ~ ®w® _ a od ) - )\ -oC2_- = yJ/-z_©®/ �To ie, :-5g 7 ) \/®4 \2 E)] _ E=�f=af®« ®-®�� §;rƒf!I il2�s§z®\� 7»7a §of ■) o_E3.: 5f®%zf'j;'2 •®f%»§(i/k k/)�� =,E k ® ®®ki k!{maK$A((+�a!\777 ;§ E ;Irwef = ma � ,zAV-= « mJ ) § rK ,7- - , ,« e« §t;\f37\\#%2%)@! ! a ± 5//±52=))))ƒ744))})]2\/jk743/ 52«�z)$ !§ d o Y� m CO u o N � cmn a ¢ � m N C O • 14, m z c 0 c N w ` z m � � o oC2 G - N > 5 U Q � NCL y C m m C7 m w `o Cp C � CUCo Cc m N m 3 � C.) m 0) ) tp m a o oa d N m E 0 0 ., `o E CA z�U O a' m 0 o ui�' o u n> o o CL d o ff 0 0 -a p[]p- cLi � n J oCJH y ~ d m o y y'- O co d N n n y °� d d- y F c n. iri � ¢3;C)(3�aa = <C)< zC)mG-S m �ir m �n o00 0 0 00 0 oZ rn� o oZ vrn QM p N ' (n O N of d N O� 0 � Y� m oo� o 0 0 ��r��e o 0 0 zooco o Z N C p � of m 2 O?N O Z m U F m F N m O M O M Z 0 0 c0 Q N 0 0 O O O � �M N� O Z J W Z O O d V VC5 M N N ■ d''�i0 O N O O O �O O N N O CC! 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O € 0 o= � 0 ¢ m O w 3 =U y e6 p a� m m m a a a o >m m m °1 °'a o o � d m m d LL Q. M >���l�i LLfn LLfn��1-a2<w 12M,:SUH2Hcn ), «/ §Z I I ° a / \ f / / _ _ / \�3/®/ \ \ _ C/) §�§\2 [ § � .7 - ) , \\ @ _ co \ t I>{2a\# ]2/§2--2S 6.2 �§ � .a) � m a§Ik C / \ 7#§m § \)C* !i7 )DE- « 3g 32 ,442 �_ State Street Apartments Ithaca, NY CONSTRUCTION Site Logistics The site logistics plan for the construction and pedestrian traffic on the State Street project, which will be executed with the safety of the surrounding community as our primary goal. We plan to achieve this through a number of methods that will be implemented from the start of the construction phase, including: • Utilizing the proposed grading cut along the East Green Street as our primary means of servicing the project site. Having this loading/unloading zone will allow us to get construction traffic off of the primary roadway so that we can safely service the construction site without having to impede the public traffic with a lane closure along this route. This also allows for easier access to and from the construction site along Rt. 79 reducing the traffic flow in and around the Commons. E Seneca St -Sahara Medite�ta it Restaurant Tompkins Trust Simeon's t7n The Brew Pub Company Commons T i rl Ithaca Ak Hause r 9 thaca Commons E State 5t T! Tibetan Momo Bar �t19 _ I Thee Fi�lgas El"ra 79 Savings Bark ,:rra Aroma Madeline"s Ithaca Restaurant T1 tr Cotiiee TIAA-MEF 7 Company Financial Clrtemapolis Services ger Ickes _ E Green St Library %0 ryy Systern • The parking lane along State Street will need to be utilized for the construction project; elimination of these meters will lessen the impact of having motorists parking along the construction site without a sidewalk immediately adjacent to the parking meter. Compensation for the meter revenue will be paid for through the project while meters are out of service. • Concrete traffic barriers and construction fencing will be utilized around the entire perimeter of the site to protect from vehicle traffic and promote site security. • Construction signs will be placed along South Aurora Street alerting motorists of changing traffic patterns due to the turning lane closure between South Aurora and State Street. A new pedestrian crosswalk will be installed to allow pedestrian traffic to the utilize the existing stairwell between South Aurora and East Green Street • Construction Signs will be placed along all surrounding roadways alerting motorists of flagmen and construction traffic entering the roadway • Flagmen will be employed to facilitate safe entry of construction vehicles to and from the jobsite onto the main roadways • Stabilized construction entrances will be utilized to minimize the impact of construction activities on the surrounding streets and community. LeCHASECONSTRUCTION BUILD 1 State Street Triangle Project—Transportation & Parking Summary The State Street Triangle Project is a Pedestrian Oriented Development following smart growth urban design standards. Consistent with the new 2013 zoning by the City of Ithaca,the building will encourage the use of public transit and alternative modes of transportation. Only a limited number of on-site parking spaces will be available including handicap access. Residents of the project will be encouraged that a private vehicle is not necessary to live in Ithaca. For those residents that choose to have a private vehicle, several options exist for long term and overnight parking, including City of Ithaca owned and managed garages as well as other private options. The project team will work with the City, County,TCAT, universities, and the Downtown Ithaca Alliance on Transportation Demand Management, including the potential for park and ride and rapid transit, consistent with each organizations comprehensive plan. The site has a WalkScore.com rating of 96, meaning that a car is not necessary to perform daily errands (Ithaca's average score is 65). Provisions will also be made at the site for tenant service pick-ups and deliveries including dry cleaning and groceries.This is consistent with national trends toward urban car- free living,with Ithaca's Mayor Myrick even forgoing a personal vehicle. Public Transit Options It is anticipated that the project will be attractive to Ithacans seeking a downtown living experience, as well as Cornell and Ithaca College students. For those not living and working downtown,the site provides excellent access to TCAT. For students in particular, the#10 and #11 TCAT Bus routes provide quick, efficient direct routes to campus within a 2 minute walk from the site. According to TCAT staff, the site is the best location in downtown for access to public transit. Bike Share The developer, Campus Advantage, is exploring options to provide a bike share program at the property for residents. Additionally, a public bike share program is being contemplated as part of the sidewalk expansion that is envisioned along State Street. Car Share Campus Advantage is hoping to team up with Ithaca Carshare for a location at the project. Ithaca Carshare is an increasingly popular alternative to owning a private vehicle. According to the Ithaca Carshare website, for each Ithaca Carshare car in the fleet, 15.4 fewer personal cars are owned! Carsharing shifts habits to reduce car use, a major source of greenhouse gas emissions. It also saves the tenant over$8,600, the average cost to own and operate a vehicle (AAA, 2015). Parking A four-point parking program is being created for residents with private vehicles. The plan is being created in conjunction with the City of Ithaca's parking facilities and will utilize vacant parking spaces in existing City garages and surface lots. It is conservatively anticipated that up to 40% of the residents may have personal vehicles which equates to approximately 250 spaces. • Cayuga Garage - Campus Advantage is in the process of seeking a parking agreement with the non-profit ownership entity for Cayuga Garage to utilize vacant spaces in the upper levels of the garage. There are over 300 vacant parking spaces in the garage and parking revenues from residents of the project will help reduce the $960,000 in annual public subsidies currently needed to fund the garage debt. • Seneca Garage—Approximately 100 vacant spaces have been identified by City parking officials that could be reserved by residents of the State Street Triangle Project. • Green Street Garage—There are approximately 75 underutilized spaces in the Green Street Garage which is within a 2-3 minute walk from the site. • Satellite Lots—Surface parking lots near the Cornell campus and others that are in the planning stage elsewhere throughout the City will be available for those residents that primarily use their vehicles on weekends and holidays. The lots can be easily accessed via public transit. OHNSON Corn ell University A. Collegetown Building Design Development Ithaca Planning Board August 25 , 2015 ikon.5 architects 'I 'nterior : St + lower level DRYDEN ROAD I I NIY •,t -----o ------------- ; I 'i SETBACK I --_---- I CFF5FT -- -- ENTRY STAiRC ______-_- -' I ; I�Fliy 'N 335 S.T. VFj W.,IF II i II 1 1 li li 195 S.F. HELP,"RECEPT. .. I, I 1 I•LL' Lk.i I_'_�I�._III'LI:i :'ai I.I`= I LIN -'r I i E-.T 1.•S. I.J �! it IC� S,.3 e 9 ,t JJ `-J J,� STAIR B' --_ �S °A I COMMONS STAIR A' ELSE (50 PEOPLEI B,"O a'-OR.I •� 800 S.F. 20 S.F. I — A____--___L____- JAN. blSF. 4:F STOR. I 125 S.F, ¢ I I r CL ASSRODM i�R�, 1 L{y L T� I.�I i4} j iiitt �„1 ` 90 SEAT TIER=0 BUSINESS - �`�`-•,+_ 2145 S.F. r._.f tl� + �I $ COMMUNITY ;4t CO N ITY 965 S.F.y ;�� UJ L LCATERING il" 140 S.F. LU N,LNf :i J ri SI (- _ C. i• I > 18 :i S.F. �, '1 t 1r..•_'---�-- _ ---•_--...... S'. %.i•., I+��%,t'•� -.mot LU ::]RR. L'-�`'__------y�J -_`_•:1, j CORK. `• LOADING e..• -:- ��'4-.i 6:J.._.�d xuh..J -'YlT N F 275 S.F. + �. ,� r�:.� :..- . 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LEVEL 5 16 J a�NSON ikon.5 architects C University August 18, 2015 I I 1 ��: .dam, ,.m•. �r � - � •�•� -�`� � r JOHNSON ikon.5 architects Elevat*ion : north Johnso Sc h o o 1, - - — — — — — — — — — — �a�NSON Dryden Road ikon.5 architects University August 18, 2015 AI i Elevation : south .......... 1 m A M 0 0 0 m ta�NSON ikon.5 architects University August 18, 2015 D A• • Elevation : west J O H N S O N ikon.5 architects Cornell University August 18, 2015 Views 4j : i I L N S O N ikon.5 architects Cornell University August 18, 2015 O 1 ■ I R G � tip' August Views - ------ - ---- 111 JE _ _ I t J O H N S O N ikon.5 architects Cornell University August 18, 2015 Views - e ea'41 IE FI �IF pro 13Nf J O H N S O N ikon.5 architects Cornell University August 18, 2015 Fa Interior : Stairs ... .... ... ... .. .. .. .................... . JOHNSON ikon.5 architects ornell University August 18, 2015 Inter'ior : Stairs ! i4t IIt `'l t II iMil � r � i a. 111 ip t — �A _II II i J O H N S O N ikon.5 architects Cornell University August 18, 2015 D l'1�J i' Cornell University August2015 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) — Part III Project Name: Educational Building—209-215 Dryden Road Date Created: 7/15/15, Updated 8-13-15 and 8-20-15 PROJECT DESCRIPTION The applicant proposes to build a six-story/80-foot tall education and office building on the 12,301- SF project site. The building will have a footprint of 10,180 SF and a GFA of 76,210. The building will house the Cornell Johnson School of Management Executive Education Program, which will be a tenant of the building; so the building and site will therefore remain a taxable property. The building will include classrooms, meeting rooms, staff and faculty offices, and a large atrium for public assembly and to provide street-level active use. The project site consists of four tax parcels (#64.-10-3, #64.-10-4, #64.-10-5, and #64.-10-6) and will require consolidation. The building is in the MU-2 Zoning District and requires variances to be incompliance with district regulations. The project has received Design Review. This project is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1)(n), and the State Environmental Quality Review Act ("SEQRA), §617.4 (6.)(11), and is subject to environmental review. IMPACT ON LAND The project site is in a densely developed area and the site itself is a redevelopment site. Construction is expected to last approximately 18 months. The applicant has submitted a Geotechnical Engineering Evaluation, dated July 16, 2015 and prepared by John P. Stopen Engineering, LLP. The following conclusions were made: "Our evaluations determined that the building should be constructed with a combination of conventional footings bearing on rock on the east side and drilled piers bearing on rock sockets on the middle and west side of the site where rock is deeper. The dividing line between the two systems needs further evaluation. The test boring results indicated that bedrock surface slopes down from northeast to southwest. Conventional foundations can bear on rock on the east side and part of north side. Drilled piers socketed into the rock should be used where bedrock is deeper. Figure S shows depth of bedrock and depth of basement level from ground surface." (pg. 3 of 7) "Temporary support of excavation is needed on the north, east and west sides of the building. Open excavation can be performed on the south side of the site with IV:2H slope The east side of the proposed building will be adjacent to Linden Ave. Support of excavation with toe pins or toe tie anchors and tieback anchors should be considered. Sheet piling, drilled-in soldier piles, or soil nailing should be considered, but permission will be required from the City for anchors to extend onto their property."(pg. 4 of 7) The applicant is working with City staff and the adjacent property owner to coordinate the installation of temporary support. No impact anticipated. Page 1 of 6 IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE The City of Ithaca will require a 'basic' Stormwater Pollution and Prevention Plan (SWPPP). The basic SWPPP will include an erosion and sediment control plan with temporary measures to be installed and maintained during construction. The temporary measures will be designed in accordance with current NYSDEC standards. No impact anticipated. IMPACT ON AIR Construction is projected to last approximately 18 months and will be concurrent with several other construction projects in the Collegetown area. Approximately 8,000 CY or materials will be removed from the site during foundation work. 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 should employ the following applicable dust-control measures as appropriate: • 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 No impact anticipated. IMPACT ON AESTHETIC RESOURCES The highly visible corner project site is in the MU-2 (Mixed Use) zone. Its east and south boundaries (immediately across Linden Avenue and abutting the south property line of this building) transition to the lower density CR-4 (Residential) zone. Its high visibility and location on the edge of a residential zone require that the building embrace to the mixed-use urban character of central Collegetown while being sensitive to the adjacent smaller-scale residential neighbors. The proposed building is designed to the new height limit of 80 feet. It is a combination of clear and patterned glass, with a rhythmic arrangement of angled and straight projecting mullion-fins, colored compatibly with the salmon-orange brick of its neighbors, and with punctuations of black and white. Page 2 of 6 The applicant proposes that the architectural features respond to the urban mixed use and residential context in the following ways: • The urban connection is reflected in the openness of the lower three stories of the building—emphasized by the angular, glass-prism-like inflections of those lower walls— facilitating an awareness of the entry and activity within the building. • Along Dryden Road, the street level frontage is emphasized strongly by a, projecting, identifying canopy and a setback glass street wall (both permitted at 2 feet), as part of the dramatic representation of the glazed three-story atrium. • At the Dryden-Linden corner, a transitional emphasis between Dryden and Linden is achieved with a glazed corner embracing ground and second floor levels. • On the Linden Avenue fagade, the size of the building is reduced visually by variegated patterns that serve to reduce the scale of the building, and the setback upper floors along Linden Avenue are of dark metal to differentiate upper from lower and facilitate a relationship with the smaller scale of adjacent buildings. Some concern has been expressed about a potential impact to adjacent neighbors of light spillage for the building. The applicant has provided the following response: In the southern two thirds of the building, the upper five of the six floors are classrooms and offices, both having limited occupancy and use at night. The ground floor is a communal use, it is quite low compared to the elevated residences opposite. The lighting there will be limited to downward oriented lighting with no direct illumination of the exterior; the space will glow warmly within. The office windows in the upper three stories (occupied during typical office hours) are slender and intermittent. The projecting fin-mullions at the two classroom floors are quite close together and, significantly, are angled toward the northeast, presenting their broad side to the residences and minimizing the amount of light spillage. The view from further south on Linden Avenue makes the building appear to be almost solid. The northeast corner of the building, at Dryden and Linden, will be illuminated within and for people walking or driving down the hill toward College Avenue, the corner will, in essence, serve as a gateway threshold into Collegetown. Immediately beyond the corner along Dryden Road, the fins of the upper stories turn to orient to College Avenue and will be significantly darker, further emphasizing the three story atrium and further reducing the apparent size of the building. No impact anticipated. IMPACT ON HISTORIC RESOURCES No impact anticipated. IMPACT ON OPEN SPACE AREA No impact anticipated. Page 3 of 6 IMPACT ON TRANSPORTATION The applicant does not anticipate the project will significantly impact transportation patterns. The application states: The building will include space for approximately 150 administrative seats. When the building initially opens, approximately 75-80 of the seats will be utilized. The classrooms include approximately 400 seats. Over the course of the day, the average number of persons utilizing the classrooms at opening is expected to be 150 — 200 persons. These numbers represent an initial average and are expected to grow over time. The heaviest concentration will occur in January/February and June/July when the course offerings are the greatest. Cornell faculty and staff in the existing Executive Education Program currently park at A-Lot and in campus parking garages and then take the bus to their office. Attendees of the Executive Education Program travel to Cornell from out of town and stay at the Stotler Hotel. Most do not have a car while in Ithaca. Attendees take the bus or walk to class at Sage Hall. Relocating the program to the Collegetown location is not expected to have any impact on transportation and travel patterns. Faculty, staff and attendees will continue to take the bus or walk to the facility. While it is reasonable to assume that single-occupancy vehicle traffic will not increase,the number of pedestrians would increase significantly in an area where pedestrian facilities are already strained. Mitigations proposed by applicant: The applicant showed a conceptual image titled "Site Details" that was part of the July 28, 2015 presentation to the Planning Board. The image shows a proposed improved streetscape wrapping the project site that provides a generous pedestrian zone and includes seating, landscaping, and bike racks. The drawing illustrates a 14'10" sidewalk — eight feet of which is continuously unobstructed and seven of which incorporates planters with seating and bike racks. This width is achieved by removing on-street parking, bumping out the existing curb, and setting the ground floor of the building back seven feet from the property line (two additional feet than required by zoning). Construction Impacts: The applicant is working with the City Transportation Engineer and others to address construction impacts. The applicant is proposing the following: 1. The developer of 209-215 Dryden Road also owns the parcel of land immediately adjacent to and south of the proposed redevelopment parcel. This adjacent parcel (#238) has frontage on Linden Avenue and will be used for construction staging by the developer. In addition, the developer will purchase the parking spaces along Dryden Road and Linden Avenue immediately adjacent to the project, and will occupy the sidewalk and on-street parking lane within the public ROW for construction staging. The attached diagram titled "Construction Staging" illustrates these zones. 2. The sidewalk along the south side of Dryden Road that is adjacent to the project, and along the west side of Linden Avenue adjacent to the project, will be closed during certain periods of construction. The developer will work with the City to coordinate sidewalk closings, and Page 4 of 6 will provide the City with Maintenance and Protection of Traffic Plans to document how pedestrians will be handled during the sidewalk closing. 3. Construction deliveries will enter the site via Dryden Road and Linden Avenue. It is expected most construction traffic will arrive and depart along one of the following routes: • Route 366 to Dryden Road to Linden Avenue • Route 13 through the City to College Avenue to Dryden Road to Linden Avenue Note that while Linden Avenue is a one-way street heading south, it is anticipated that construction vehicles departing the site will exit the staging area on Linden Avenue and head north to travel the short distance to Dryden Road — flagmen will be required. This is the route used for deconstruction of the buildings on the site, and it operated adequately and without incident. An existing fire hydrant at the southwest corner of Dryden Road and Linden Avenue will need to be relocated to allow construction vehicles to make the turn from Dryden Road to Linden Avenue. 4. The developer will designate a remote parking location for construction workers. Construction workers will be required to park remotely and the contractor will be required to bus workers to the site. Once the remote site has been identified, the City will be informed of the location. , No impact anticipated. IMPACT ON ENERGY No impact anticipated._....... IMPACT ON NOISE &ODORS The project is in a densely developed area in close proximity to residential and commercial development. Construction activities, including foundation work, will temporarily produce noise that will affect residents and businesses in the immediate area. The Lead Agency requires the applicant to limit noise-producing construction activities to Monday-Saturday from 7:30 a.m. to 7:30 p.m. IMPACT ON PUBLIC HEALTH The applicant has submitted a Phase 1 Environmental Site Assessment (ESA), dated April 19, 2013, and updated on July 20, 2015, prepared by Resource Associates, and which documents Recognized Environmental Conditions related to the properties. IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD The City and the developer agree it would be highly desirable if the existing overhead electric wires on Dryden Road and Linden Avenue (for the length of the project) were buried underground. It was agreed that a joint meeting will be scheduled between the City and the developer to coordinate this issue, followed by a subsequent meeting between the City, the developer, and NYSEG. Page 5 of 6 The current proposal is for an underground vault and transformer to be located near the corner of Dryden Road and Linden Avenue — OH electric to the east would tie into the transformer/vault and the new building would be serviced from this underground vault. The Lead Agency hopes that the burial of underground utilities and rebuilding of the sidewalk will be an opportunity to implement streetscape improvements as recommended in the Collegetown Urban Plan and Conceptual Design Guidelines, 2009 which states: Given heavy existing Dryden Road pedestrian traffic and the major development potential on the south side of Dryden Road between College and Linden Avenues, which could substantially boost this pedestrian traffic, it is also imperative that the sidewalks on both sides of the 200 block of Dryden Road be widened substantially. These sidewalks are already too constricted and crowded for pedestrian comfort. It appears that it will not be possible to provide the essential substantial additional unobstructed sidewalk width, plus strips to accommodate street trees as well as street lights and other street furniture, without removing at least one lane of on-street parking from this block. Frank Santelli of T.G. Miller, P.E. reported he has spoken with Matt Sledjeski from the City Water & Sewer Division regarding access, and capacity related to water and sewer. It was agreed the water system is more than sufficient for domestic water demands. A flow test will be conducted next week. The City Water&Sewer Division is reviewing the project. The project may require variance to be in conformance with regulations in the MU-2 Zoning District. The Lead Agency feels that the project meets all the objectiyes that the district regulations were intended to accomplish. Prepared by: Lisa Nicholas,Senior Planner Page 6 of 6 PROPOSED RESOLUTION City of Ithaca Planning &Development Board ;%OAl CEQR-Neg Dec Educational Building 209-215 Dryden Rd. August 25,2015 WHEREAS.- the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a six-story educational building to located at 209-215 Dryden Road by Trowbridge Wolf Michaels for 209-215 Dryden Associates, LLC, and WHEREAS.-the applicant proposes to build a six-story/8 -foot tall education and office building on the 12,301- SF project site. The building will house the Cornell Johnson School of Management Executive Education Program, which will be a tenant of the building; so the building and site will therefore remain a taxable property. The building will include classrooms, meeting rooms, staff and faculty offices, and a large atrium for public assembly and to provide street-level active use. The building is in the MU-2 Zoning District and requires Design Review, and WHEREAS.- this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1)(n), and the State Environmental Quality Review Act ("SEQ ), §617.4 (6.)(11), and is subject to environmental review, and WHEREAS: it has been requested that the Tompkins County Industrial Development Agency (IDA), a potentially involved agency, consent to the City of Ithaca Planning and Development Board being Lead Agency for this project, and WHEREAS: the IDA did, by not responding to the request within 30 days.,, consent 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, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on July 28, 2015 declare itself Lead Agency for the environmental review, and %_� W WHEREAS® the Planning Board, acting as Lead Agency in environmental review, did on August 25, 2015 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff and revised by the Planning Board; and the following drawings: "Topographic Map No. 209-215 Dryden Road, No. 238-240 Linden Avenue" dated 7-2-15 and "Site Demolition Plan (Cl0l)," "Site Utility Plan (CI02)," "Erosion and Sediment Control Plan (CI03)," dated 7-30-15 and all prepared by T.G. Miller PC; "Site Plan Materials and Grading (L3.01)," "Planting Plan Schedule and Details (L401)," "Site Pavement, Curb and Site Amenity Details (L5.0)," "Site Planter Details (L5.02)," dated 8-12-15 and prepared by Trowbridge Wolf Michaels and ; "Interior: I st 3 d Floors +lower level," " Interior: Upper 3 floors: Offices," "Untitled Twilight Rendering," "Elevation: north," "Elevation: east," "Elevation: south," "Elevation: west," "Views (four sheets)," and Interior: Atrium: Stairs (three sheets)" dated 8-18-15 and prepared by ikon5 architects and other application materials, 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 Lead Agency hopes that the burial of underground utilities and rebuilding of the sidewalk will be an opportunity to implement streetscape improvements as recommended in the Collegetown Urban Plan and Conceptual Design Guidelines, 2009 which states that the sidewalk on the 200 block of Dryden Road be widened substantially by moving the curb and removing on-street parking on at least one side of the street, now, therefore, be it 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 oft e 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: All. PROPOSED RESOLUTION Clity of Ithaca Planning&Development Board 0 011*1 Preliminary&Final Educational Building 209-215 Dryden Rd. August 25,2015 WHEREAS.- the City of Ithaca Planning and Development Board has one pending application for Site an Approval for a six-story educational building to located at 209-215 Dryden Road by Trowbridge Wolf Michaels for 209-215 Dryden Associates,LLC, and WHEREAS.-the applicant proposes to build a six-story/8 0-foot tall education and office building on the 12,301-SF project site. The building will house the Cornell Johnson School of Management Executive Education Program, which will be a tenant of the building; so the building and site will therefore remain a taxable property. The building will include classrooms, meeting rooms, staff and faculty offices, and a large atrium for public assembly and to provide street-level active use. The building is in the MU-2 Zoning District and project requires variances for compliance with district regulations. The project has received Design Review, and WHEREAS.- this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQO"), §176-4 B. (1)(n), and the State Environmental Quality Review Act("SEQRA), §617.4(6.)(11),and is subject to environmental review, 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 July 28, 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 Chapter 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 August 24,2015, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on August 25, 2015 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff and revised by the Planning Board; and the following drawings: "Topographic Map No. 209-215 Dryden Road, No. 238-240 Linden Avenue" dated 7-2-15 and "Site Demolition Plan (C101)," "Site Utility Plan (C102)," "Erosion and Sediment Control Plan (C103)," dated 7-30-15 and all prepared by T.G. Miller PC; "Site Plan Materials and Grading (L3.01)," "Planting Plan Schedule and Details (L401)," "Site Pavement, Curb and Site Amenity Details (L5.0)," "Site Planter Details (L5.02)," dated 8-12-15 and prepared by Trowbridge Wolf Michaels and ; "Interior: I St 3 d Floors+lower level,"" Interior: Upper 3 floors: Offices," "Untitled Twilight Rendering," "Elevation: north, ..Elevation: east," "Elevation: south," "Elevation: west," "Views (four sheets)," and Interior: Atrium: Stairs (three sheets)" dated 8-18-15 and prepared by ikon5 architects and other application materials, 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- WHEREAS.- The Lead Agency hopes that the burial of underground utilities and rebuilding of the sidewalk will be an opportunity to implement streetscape improvements as recommended in the Collegetown Urban Plan and Conceptual Design Guidelines, 2009 which states that the sidewalk on the 200 block of Dryden Road be widened substantially by moving the curb and removing on-street parking on at least one side of the street, WHEREAS- the Board understands the project requires Variances and that the Board of Zoning Appeals (BZA), and WHEREAS.- as all Site an Review issues have been resolved, and the Board intends to make a positive recommendation tote BZA regarding the project,the Board feels it is appropriate in this particular case to consider Final Site Plan Approval contingent upon the BZA granting the required variances, now, therefore, be it RESOL VEDI.- that the Planning 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. Written approval from the City to water Management Officer, and iii. Submission of colored elevations,keyed to materials samples board, and building materials,and iv. Submission of project details including signage, lighting,paving exterior furnishings and paving v. Before issuance of building perinit-the project must obtain any needed variances, and vi. Before Certificate of Occupancy—Bike racks must be installed. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: Planning Board DRAFT Recommendations on Sept. 2015 BZA Appeals #2993 The Board does not identify any long term planning issues with this appeal and supports granting it. The proposal is in character with the surrounding neighborhood. #2996 The Design Review Committee of the Planning Board reviewed this proposal in February 2015. Comments from Committee member, John Schroeder, were distributed with other materials for this appeal. The Board's primary concern with this proposal is the that interval at which the image on the signs changes is not too short. The Board feels that a 2-3 minute interval would be appropriate. A secondary concern is the graphic quality of the sign. The Board understands that the content of the sign cannot be dictated by a governing body. However- in keeping with the vibrant and unique quality of the Commons- and regardless of what the sign is prompting- signs appearing on the marquee should be specifically and thoughtfully designed and should not be generic commercial graphics. The Board urges the BZA to require that the City receive a formal, written assurance from the applicant that the LED programming will address these concerns. #2998 The Board does not identify any long term planning issues with this appeal and supports granting it. The proposal transforms a garage that is currently not in character with the historic district into a beautiful and historically compatible building. #3001 The Board does not identify any long term planning issues with this appeal and supports granting it. #3002 The Board does not identify any long term planning issues with this appeal and supports granting it.