Loading...
HomeMy WebLinkAbout11-24-15 Planning and Development Board Meeting Agenda CITY OF ITHACA 108 E. Green Street—3rd Floor Ithaca,NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING& ECONOMIC DEVELOPMENT €µ �Iia€I it i a Division of Planning &Economic Development JOANN CORNISH, DIRECTOR OF PLANNING& DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT �APdRI1ZE4 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, AGENDA The City only has a VGA plug/cable Iliumavailable to connect to our overhead ® ® projector. If you need to connect another way, you will need to provide your own � m ADAPToR. (Macs & many newer, lighter please contact the City Clerk at 274-6570 by laptops may not have a VGA port.) The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on NOVEMBER 24T", 2015 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Start Time 1. Agenda Review 6:00 2. Privilege of the Floor(3-minute maximum per person) 6:01 3. Site Plan Review A. Project: Mixed-Use Housing 6:15 Location: 210 Hancock St. Applicant: Ithaca Neighborhood Housing Services (INNS) Actions: O Satisfaction of Conditions of Site Plan Approval Project Description: This project received Site Plan Approval on August 25, 2015. 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. The Board of Public Works is currently considering discontinuance of portions of Lake Ave. and Adams St. B. Project: Four Multi-Family Dwellings—"Pocket Neighborhood" 6:45 Location: 215-221 Spencer St. Applicant: Noah Demarest, STREAM Collaborative,for PPM Homes Actions: O Consideration of Preliminary& Final Site Plan Approval Project Description: The applicant proposes to build a new multi-family "pocket neighborhood" on a hillside site between W. Spencer St. and S. Cayuga St. The project will include four buildings, each of which will be 3 stories tall and contain 3 units (12 units total). A 12-car parking area is proposed with access off S. Cayuga Street. Site circulation will be organized with a series of landscaped stairs and terraces connecting through the site. The project also includes lighting, retaining walls, and landscaping. The project is in the R-3b Zoning District and received a variance for the parking area on November 3, 2015. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, for which the Planning Board, acting as Lead Agency, issued a Negative Determination of Environmental Significance on October 27, 2015. C. Project: Site Improvements 7:00 Location: 416-18 E. State St. Applicant: Scott Whitham Actions: 17 Determination of Environmental Significance O Recommendation to BZA Project Description: The applicant proposes to convert a portion of the existing commercial space into a bar, expand and renovate the existing office space, create one apartment, and provide storage. Exterior renovations include construction of two new building entrances, one of which will have a stair connecting the back entrance to the adjacent parking area, realignment of the curbing to provide better maneuverability in the 2-car parking area, walkways, landscaping, lighting, and signage. The new bar, office spaces, and apartment require 32 off- street parking spaces. The applicant is proposing shared parking with the adjacent Argos Inn. The project is in the B-4 Zoning District and the East Hill Historic District. The project requires variances for existing area deficiencies and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC). This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 (h) [4] and the State Environmental Quality Review Act ("SEQRA"), §617.4(11). D. Project: Herson Wagner Funeral Home Relocation 7:20 Location: 327 Elmira Rd. Applicant: Gregory L. Myer, Myer Funeral Services Corp. Actions: O Determination of Environmental Significance 17 Recommendation to BZA Project Description: The applicant is proposing to relocate a funeral home business to this location. The L- shaped project site is 1.24 acres and contains two existing buildings. The proposed project is to renovate the existing buildings, add a 46-space parking area, a portion of which will be porous paving, entrance drive and drop-off area, install internal pedestrian walkways, as well as a connection to the public sidewalk, and add landscaping, lighting, and signage. The project site is in two Zoning Districts: the portion of the site contiguous to Elmira Road and containing the larger building is in the SW-2 District, while the larger portion of the site containing the smaller building and proposed parking lot is in the R-2a District. The rear portion of the site is currently used for outdoor storage of goods and construction equipment. The project requires a Use Variance for uses proposed in the R-2a District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act ("SEQRA"), and is subject to environmental review. E. Simeon's on the Commons Rebuild — Presentation & Design Review Meeting 7:40 F. The Chapter House Rebuild —Sketch Plan 8:00 "An Equal Opportunity Employer with a commitment to workforce diversification." 2 G. Hughes Hall Renovations — Sketch Plan 8:20 H. DeWitt House(Old Library Site) — Sketch Plan 8:40 4. Zoning Appeals 9:00 • #2991,Area Variance,416-418 E.State St. • #3000, Use Variance, 327 Elmira Rd., Herson Wagner Funeral Home Relocation • #3007,Area Variance,314 Park PI. S. Old/New Business 9:05 A. December 2015 Planning Board Training— Update B. Planning Board Report to Board of Public Works(BPW) — Proposal for Discontinuance of Portions of Lake Ave.&Adams St. 6. Reports 9:15 A. Planning Board Chair(verbal) B. Director of Planning& Development(verbal) C. Board of Public Works Liaison (verbal) 7. Approval of Minutes:June 30, 2015 (Special Meeting),July 28, 2015, or August 25, 2015 9:25 (time permitting) 8. Adjournment 9:26 ACCESSING MEETING MATERIALS ONLINE Site Plan Review&Subdivision Applications(and Related Documents) Site Plan Review application documents are accessible electronically via the"Document Center"on the City web site (www.citvofithaca.org/DocumentCenter),under"Planning&Development">"Site Plan Review Project Applications,"and in the relevant year/month folder. Subdivision application materials can be similarly located,but in the"Subdivision Applications"folder. Zoning Appeal Materials are also accessible electronically via the"Document Center"on the City web site,under`Board of Zoning Appeals." Agenda You may access this agenda(including attachments)by going to the"Agenda Center'on the City web site(www.citVofithaca.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 TROWBRIDGE WOLF MICHAELS IL ii LANDSCAPE ARCHITECTS November 24, 2015 JoAnn Cornish, Director of Planning and Development Department of Planning and Development City of Ithaca 108 East Green Street Ithaca, NY 14850-5690 Re: Site Plan Review Conditions Updates—210 Hancock Street Redevelopment Dear JoAnn: The purpose of this submission is to fulfill all of the conditions imposed by the Board at its August 25, 2015 meeting that could be met prior to construction. In addition this letter will explain where the applicant is in the subdivision process. Site Plan Review Conditions, Updates and Resolution Condition is Fully executed Development Agreement between City and INHS, as well as Street Discontinuance by Common Council, for portions of Lake Ave and Adams St. This Agreement has been executed. Please seethe attached Development Agreement for Discontinuance of Lake Ave and Adams Street, September 15, 2015. Condition ii: Any additional work in the City Right of Way, not subject to the previously mentioned Development Agreement will require a Street Permit. The Applicant confirms that this condition will be satisfied during construction. Condition iii: The sidewalks on Hancock and First shall remain open during construction except during limited aspects of construction, except for short term temporary closures necessary for public safety during certain limited aspects of Construction. The Applicant confirms that the general contractor will keep the sidewalks on Hancock and First streets open during construction as described above. Please see the attached Construction Staging Plan, November 24, 2015. Condition iv:The applicant will prohibit its contractors from parking on Willow Ave, due to its narrow width and potential conflict with existing Cornell Coop Extension overflow parking and resident parking during construction, and will provide contractor parking in a nearby surface lot. The Applicant confirms that the project team and general contractor will prohibit its contractors from parking on Willow Avenue during construction and will provide contractor parking in a nearby surface lot. Please see the attached Construction Staging Plan, November 24, 2015. Condition v: Submission of colored elevations of all building facades with keyed building materials. Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street,Suite 201 Ithaca,New York 14850 ph:607.277.1400 www.twm.la Please see the attached colored building Elevations, and related Exterior Finish Schedule, November 24, 2015. Condition vi: Submission to the Planning Board of all project details, including but not limited to building materials, site furnishings, lighting, signage, paving, fencing, and railings. The attached exhibits provide all available project details, including site furnishings, lighting, signage, paving, fencing and railings. Primary building and site material samples shall be provided to the board for review during the November 24th Site Plan Review meeting. Condition vii: Submission to the Planning Board of a landscape plan showing a greater variety of trees in the park-like areas (around the playground and in the green space where Lake Ave will be discontinued). The attached planting plan illustrates a greater variety of trees in the park like areas as requested. Specifically, two additional tree species, Northern Catalpa (Catalpa speciosa) and Horsechestnut (Aesculus hippocastaneum) and have been substituted into the plan for Swamp White Oak (Quercus bicolor) near the playground area. Please see the attached L401 Planting Plan, November 24, 2015. Condition viii: Submission to the Planning Board of revised drawings and elevations of the proposed townhomes that demonstrate the applicant's stated design approach that the homes will reference various later 191h/early 20th century residential architectural styles and will utilize a mix of materials and colors to provide architectural diversity. Please see the attached Townhouse Elevations, November 24, 2015. Condition ix: Submission to the Planning Board of a drawing showing screening of above ground NYSEG transformers. The attached updated planting plan and landscape site plan illustrate screening of the above ground NYSEG transformer within the site. Please see the attached L201 Layout Plan and L401 Planting Plan, November 24, 2015. Condition x: Submission to the Planning Board of a Construction Staging Plan. Please see the attached GEN C100 Staging Plan, November 24, 2015. Condition xi: All rooftop mechanicals shall be screened from public view or architecturally integrated into the building. The Applicant confirms that the rooftop mechanicals will not be visible from public view. Rooftop mechanical equipment will be limited to small condensing units, with a maximum height of 2'-8". These units will be located a minimum of 12'from the building perimeter, and sit behind a 1'-6" tall architectural parapet wall as indicated in the attached Roof Plan and Perspective Views, November 24, 2015. 2of4 1LT'L FLAII Condition xii: Except for pile installation, noise producing construction activities shall be limited to Monday through Friday 7:30 am to 7:30 pm. The Applicant agrees to limit noise-production construction activities to Monday through Friday 7:30 am to 7:30 pm. Condition xiii: Vibratory pile installation shall be limited to Monday to Friday 8:00 am to 4:00 pm. The Applicant agrees to limit vibratory pile installation to Monday through Friday 8:00 am to 4:00 pm. Please see the attached specification section 3162 16 Steel Piles, dated November 24, 2015 for confirmation of this scheduling requirement. Condition xiv: In relation to vibratory pile installation, 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 following NYSDOT's guidelines. As requested, we are providing the bid specification requirements for the building condition surveys and vibration monitoring during construction. These materials affirm that the inspection and monitoring tasks will be conducted by a third party engineering firm specializing in these services, and following NYSDOT's guidelines. See the attached two specification sections for confirmation of these requirements: 00 3121 Preconstruction Surveys of Adjacent Buildings, and 3109 13 Geotechnical Instrumentation and Monitoring, both dated November 24, 2015. Condition xv: Removal of any City Trees will require a City Tree Permit. The Applicant confirms that it will not remove any trees until it receives a City Tree Permit. Condition xvi: Approval of the project's Storm Water Pollution Prevention Plan (SWPPP) by City of Ithaca Stormwater Management Officer, The Applicant has submitted this plan to the City of Ithaca's Stormwater Management Officer, Scott Gibson.At this time, we are awaiting approval of that plan. Condition xvii: Bicycle racks must be installed prior to issuance of Certificate of Occupancy. The Applicant confirms that bicycle racks will be installed prior to issuance of the C of 0. Subdivision The need for a subdivision was included in the project's SEQR documents. As noted in previous Site Plan submission materials, the project will be subdividing 210 Hancock Street to separate the INHS rental project from the owner-occupied units. Specifically, the south east corner of the 210 Hancock Street parcel at the "L 3of4 corner of Hancock and Lake Avenue is proposed to be subdivided from the larger parcel. Furthermore, 423 First Street will be incorporated into 210 Hancock Street. The Applicant is discussing the legal steps to subdivide the parcel with City Planning and Zoning Staff and will provide an update when a decision has been made as to how to proceed. The attached Draft Subdivision Map November 24, 2015 illustrates the intended subdivision action, to be formally submitted at a later date. If you have any questions or require further information, please do not hesitate to call. We are looking forward to presenting the project updates at the November 24, 2015 meeting. Sincerely, Peter Trowbridge, RLA, FASLA Principal Exhibits: 1. Development Agreement or Discontinuance of Lake Ave and Adams Street,September 15,2015 2. Exterior Finish Schedule,November 24,2015 3. Specification Section 00 31 21 Preconstruction Survey of Adjacent Buildings,November 24,2015 4. Specification Section 31 09 13 Geotechnical Instrumentation and Monitoring,November 24,2015 5. Specification Section 31 62 16 Steel Piles,November 24,2015 6. Site Plan Rendering,November 24,2015 7. L201 Layout Plan,November 24,2015 8. L401 Planting Plan,November 24,2015 9. L501 Site Details,November 24,2015 10, L502 Site Details,November 24,2015 11. L503 Site Details,November 24,2015 12. Architectural Plans,November 24,2015 13. Roof Plan,November 24,2015 14. Elevations,November 24,2015 15. Elevations,November 24,2015 16. Townhouse Elevations,November 24,2015 17. Townhouse Elevations,November 24,2015 18. Perspective Views,November 24,2015 19. Perspective Views,November 24,2015 20. Construction Staging Plan,November 24 2015 21. Draft Subdivision Map,November 24,2015 4 of 4 ',! CITY OF ITHACA } 108 East Green Street Ithaca, New York 14850-6590 OFFICE OF TT3E CIS ATTORNEY —.------ -------- -------- 1lI.... Aaron O.Lavine,City Attorney Telephone: �°//27 •--�S Robert A. Sarachan,Assistant City Attorney Fax: 607/274-6507 Krin Flaherty,Assistant City Attorney Jared Pittman,Assistant City Attorney Jody Andrew,Executive Assistant September 15, 2015 � Joseph L. Bowes $FP Senior Real Estate Developer 1 7 2015 Ithaca Neighborhood Housing Services, Inc. B�:...- 115 West Clinton Street - Ithaca,NY 14850 RE: Development Agreement for Discontinuance of Lake Ave and Adams Street Dear Mr. Bowes: The attached Development Agreement has been approved by the City of Ithaca Board of Public Works at its August 24th 2015 meeting and the Common Council at its September 2nd, 2015 meeting. The Agreement outlines the terms and conditions under which the City is willing to permit INHS to construct a greenway on Lake Avenue and a portion of Adams Street in support of the 210 Hancock Street Redevelopment Project. The final two conditions precedent to effectiveness of the Agreement are that INHS receive and close on all financing necessary to construct the Low Income Housing Tax Credit portion of the project and for the City to formally discontinue use of the street. The discontinuance process will, after proper notice and necessary public hearing, entail: 1. a vote by the Board of Public Works on the discontinuance of these streets, and, 2, a vote by the Common Council to change the official map of the City. We expect these steps to continue over the next several months and be complete within 120 days of your funding award and in any event by early March,2016. As you know the City believes this is a vital component of the overall project and we look forward to working together to make this project a reality. If you or your funding partners have any questions regarding this letter or the City's process for approving the Lake Avenue/Adams Street improvements please do not hesitate to contact me. Sincerely, pp Aaron Lavine City Attorney Enc. `An Equal Opportunity::., r„.; -- ,-r;;m.c�+ ter,dry,,:_ r.� :,c 4_..;z:_ � ,:�i.,:.,..;.•7a;,.` �+ rr BACK-UP ITEM 9.2 DEVELOPMENT AGREEMENT BETWEEN THE CITY OF ITHACA AND ITHACA NEIGHBORHOOD HOUSING SERVICES, INC.. THIS AGREEMENT, entered into the q _�—" day of 2015, between the CITY OF ITHACA ("City") and ITHACA NEIGHBORHOOD HOUSING SERVICES, INC. ("INHS"). WHEREAS, a. INNS has acquired the property known as 210 Hancock Street and 423 First Street, City of Ithaca (the "INHS Property") and intends to redevelop the INHS Property into a mixed use residential project (the "Redevelopment Project"): b. INHS has proposed certain improvements to City-owned land as a part of the Redevelopment Project, and the City is supportive of such improvements; c. As a condition of site plan approval for the Redevelopment Project, INNS will commit to construct and maintain pedestrian and bicycle paths and a play structure on a portion of Lake Avenue and Adams Street (collectively the "Street Parcel") as shown on the attached survey map, and to uphold all other obligations under this Agreement; d. The City owns the Street Parcel and has agreed to seek the discontinuance of those portions of Lake Avenue and Adams Street for vehicular traffic so that the Street Parcel can be used in the Redevelopment Project as described herein and subject to the terms and conditions of this Agreement; and e. In consideration of the mutual covenants and agreements in connection with the Redevelopment Project, the Parties agree to the terms and conditions set forth herein. NOW THEREFORE IT IS HEREBY AGREED THAT: Term 1. This Agreement shall be for a term of fifty (50) years commencing on the date upon which all of the following conditions have been fulfilled: a. Site Plan Approval, b. Receipt of Notice of Award of Low Income Housing Tax Credits for the Redevelopment Project, and closing on all financing necessary to construct the same, c. Satisfactory completion of the discontinuance process for the Street Parcel. 2. In the event that the conditions stated in paragraph 1 have not been fulfilled within three years of execution of this Agreement, this Agreement shall terminate. 3. Upon termination, INHS shall be relieved of further responsibility for maintenance and repair of the Street Parcel. and shall have no rights to the same as distinct from members of the public. INHS Obligations 4. INHS shall timely apply for site plan review approval pursuant to City requirements for the Redevelopment Project. The proposed site plan shall include community paths for public use on the Street Parcel and a community play structure on the former Adams Street parcel. The design and layout of the paths and the play structure, including landscaping and trash receptacles and the items set out at Section 7, shall be presented and approved as part of the site plan for the Redevelopment Project. INHS acknowledges that the adherence to the terms and conditions of this Agreement shall be a condition of site plan approval by the Planning Board of the City. 5, The community paths and play structure may be used by the public during the hours between 5_00 a.m. and one-half hour after sunset, and by the City, for municipal purposes, at any time. 5. The construction and maintenance of the community paths and play structure shall be the sole responsibility of INHS. Without limitation of the foregoing, but as clarification and in addition a. INHS will maintain at its own expense the improvements approved of in the site plan on the Street Parcel, including but not limited to the paths and play structure, in a safe, sound, clean and serviceable condition, in accordance with all applicable ordinances of the City, such that no hazard is posed to the public from the public's use of or proximity to the same, and will repair damage and defects in such improvements, as provided in this Agreement. b. INHS will provide custodial and landscaping services to maintain the appearance of the improvements, including trash removal and routine care of vegetation in the improved area as described by the site plan and in accordance with City exterior property maintenance ordinance, c. INHS will plow the paths clear of snow to the City's reasonable standard and in compliance with the City's exterior property maintenance ordinance, or will contract for the same. d. INHS shall maintain all improvements and all land within the Street Parcel. INHS shall not be responsible for maintaining land outside the surveyed boundary of the Street Parcel. e. INHS will not have a duty to repair damages and defects caused by the City's use of the Street Parcel. For purposes of this clause, the public's use shall not constitute the City's use. 7. The design of the community paths and play structure shall be subject to the approval of the Superintendent of Public Works to assure that City emergency and maintenance vehicles have access to the adjoining creek. Final details shall be as set forth in the site plan approval, but shall include the following: a. The main path on the former Lake Avenue parcel shall be 10 feet wide, so as to allow use and access by City vehicles as part of the City's maintenance duties. It shall be made of materials strong enough to support the stress of City maintenance vehicles. b. The site plan shall delineate the turning radius for a snow plow at the intersection of Adams Street and Alice Miller Way. This radius shall set the boundary of property maintenance responsibilities between the City and INHS in that area. This radius will set the boundary for the portion of Adams Street that the City will seek to discontinue. These boundary Lines are shown on the attached survey, c A fence, hedgerow or other demarcation as approved in the site plan shall be installed along the property line between the INHS Property and the Street Parcel. 8. INHS shall obtain at its expense a survey to show the location of all improvements and the lines delineating the property which is under INHS maintenance and that which is under City maintenance duties. City Obligations 9. The City will remain the owner of record for the Street Parcel. In the unlikely event that the Street Parcel is classified by Tompkins County as taxable, any amounts due for taxes or assessments shall be paid by the City_ 19.The City is responsible for the creek bank. INHS shall not be responsible for maintenance of trees or other vegetation on the bank, or otherwise outside the surveyed boundary of the Street Parcel. The City shall maintain lighting„ likely comprised of pre-existing on-site fixtures, and the utility cost of lighting along the property. 11.The City has the right to use the Street Parcel to access the creek, canal, embankments and walls, or for any other reason, including by any vehicular or mechanical means selected by the City. 12.The City will provide timely notice to INHS of any damage or defects to the Street Parcel and its improvements. INHS further agrees to repair or remove any such damage or defect, as directed by the City except for damage or defect caused by the City. In the event of INHS's failure to effect such repair or removal, after notice from City to do so, the City may carry out the same and charge INHS for such cost, plus a 25% administrative charge 13.The City shall be the sole owner of the improvements, and may in its sole discretion alter, remove, or destroy the improvements, at its own expense. If the City alters the improvements, including all paths, INNS obligations under this Agreement shall continue to such extent as those obligations are substantially similar in substance and scope to the obligations herein agreed, provided that the public use of the paths continues to be solely for pedestrian and bicycle access. The City shall provide INHS with notice at least ninety (90) days prior to substantially and intentionally altering, removing or destroying the improvements,. permitting INHS to provide comment on such plans. 14.Notwithstanding the foregoing paragraph, the City may not during the term of this Agreement alter remove or destroy the play structure. Any damage to the play structure caused by the City shall be promptly repaired at the City's expense. 16.The City may close public access to the Street Parcel and improvements as necessary to work on the creek, canal, embankments or walls or for safety hazards posed,, or on any other safety hazards posed on the Street Parcel. This restriction may limit the access of residents living in the INHS-constructed townhomes. 16.Except in the case of emergencies, the City will give notice to INHS and, as feasible, the residents of the Redevelopment Project of any substantial closures, repairs, and maintenance that it plans to perform. 17.Contingent upon the execution of this Agreement and the site plan approval for the Redevelopment Project. the City shall diligently and in good faith pursue the discontinuance process for the Street Parcel, with ultimate discretion to complete or not complete the discontinuance vested solely in the City. 18.Notwithstanding any other provisions herein, the Agreement contained herein may be revoked or modified by the City (a) upon such notice as is practical, in the event of an emergency that threatens property or the public safety or welfare, or (b) upon at beast one month's notice that the Superintendent of Public Works has determined that INHS has failed to comply with any substantive term herein, and that INHS has not cured such breach within the notice period. Indernnification. Liability, and Insurance 19.INHS shall defend, indemnify, and hold harmless the City from any claims, damages, costs, and expenses arising from or in connection with physical injury (sap to and including death) sustained on the Street Parcel, unless caused by defects in the property that are (a) caused by any negligence or willful misconduct on the part of the City, or (b) as to which the City received prior written notice, as defined in Section C-107 of the City of Ithaca Charter, but then failed to so inform INH'S within one week of receipt thereof. 20.The City shall defend, indemnify, and hold harmless INNS from any claims, damages, costs and expenses arising out of defects in the property (a) to the extent solely caused by negligence or willful misconduct of the City. 21.When IN'HS and the City have both contributed to liabilities incurred by the Parties, each will indemnify the other in proportion to its respective responsibility for the act or omission that gave rise to such liability, except that the City's responsibility under this paragraph shall extend only to its negligence or willful misconduct. 22.Notwithstanding any other provision of this Agreement, in no event shall the City be required to defend, hold harmless, or indemnify INHS or any other party from suits, actions, damages, liability, or expense which, had it been asserted against the City directly, would not have necessitated the City either to defend on the merits or to incur the resulting liability under applicable law. 23.At all times that the Agreement is in effect, including during construction of the improvements, INHS shall provide proof of commercial general liability coverage in the amount of $1,000,000 per occurrence, $2,000,000 in the aggregate, and umbrella coverage of $5,000,000, and as revised by the City from time to time. The insurance policies shall include the City of Ithaca as an additional insured. INNS shall also provide proof of compliance with statutory Workers Compensation and Disability coverage requirements. Miscellaneous 24.The City may add any unpaid fees, reimbursements, penalties or other amounts INHS owes the City by virtue of INNS` obligations and responsibilities under this Agreement to the tax bill of the INHS Property. 25.Except as otherwise set forth in this Agreement, the Parties shall bear their own costs and expenses, including engineering fees, legal accounting, and fees incurred in connection with the negotiation and preparation of this Agreement and any subsequent exercising of rights or performance of obligations set forth in this Agreement. In the event that a party is determined by a court of competent jurisdiction to be in breach of any of the substantive terms of this Agreement, the party found to be in breach shall be liable for the costs and reasonable attorneys' fees of the party that asserted and prevailed upon such claim. 26.The use by INHS of the above-described property of the City does not constitute and shall never ripen into or become a right to use any portion of such property without the consent of the City, but is and shall continue to be only a use by sufferance of said property of the City, as evidenced by a duly executed and current Agreement. 27.This Agreement supersedes all prior Agreements, understandings, and communications between the Parties, whether oral or in writing, concerning the subject matter of this Agreement. This Agreement may not be modified or amended except by a writing signed by all Parties. The waiver by a party of its rights under this Agreement or of a breach by any other party shall not constitute a waiver of any other rights under this Agreement or of any future breaches by any party. 28.If any part, paragraph, or portion of this Agreement is held to be void, invalid, inoperative, or unenforceable for any reason, such provision shall be deemed severed and the remainder of this Agreement shall not be impacted and shall continue in full force and effect, unless to do so would fundamentally contravene the present valid and legal intent and purpose of the Parties. The Parties agree that each and every provision that is deemed by a court of competent jurisdiction to have been required by law to be included in this Agreement shall be deemed to be inserted herein and shall have the same force and effect as if it were actually inserted. 20.This Agreement may not be assigned by either party without the express written consent of the other party, which consent shall not be unreasonably withheld or delayed. Notwithstanding the foregoing, INHS may assign the Agreement to any entity in which it holds a controlling interest or serves as the managing member of and which becomes the owner of the INHS Property. This Agreement is not intended to benefit any third-party, and no person or entity who is not a party shall be entitled to enforce any of the rights, interests, or obligations of a party to this Agreement. 30.This Agreement shall be governed by the laws of the State of New fork. Any action or proceeding relating to this Agreement shall be venued in a court of competent jurisdiction that is located in the County of Tompkins. 31.All notices required by this Agreement shall be in writing and shall be sent by certified mail. return receipt requested, personal delivery, or facsimile at the following addresses: To the City: Mayor City of Ithaca 108 East Green Street Ithaca, NY 14850 City Attorney City of Ithaca 108 East Green Street Ithaca, NY 14850 To INNS: Executive Director 115 West Clinton Street Ithaca New York. 14850 32.The terms and provisions of this Agreement shall be binding upon the heirs, successors, distributees and assigns of the parties hereto. CITY OF ITHACA ITHACA NEIGHBORHOOD HOUSING SERVICES, INC. By: By: Name:Svante Myri k Name-Paul Mazzarella Title: Mayor Title: Executive Director Date: I// LI/ )G) ((' Date: LIST OF EXHIBITS: Appendix A— Survey Map LEGEND I.COMMERCIAL GROUND FLOOR WITH RESIDENTIAL ABOVE .1 2.COVERED PARKING WITH RESIDENTIAL ABOVE S.TOWNHOMES 4.BIKE PARKING 5,BUS STOP 6.INTERIOR STREET 7.BICYCLE AND PEDESTRIAN WAY 1 B.PLAYGROUND d KEY _ f� MIXED USE BUILDINGS MULTIfAMLY BUILDINGS TOWNHOMES SCALE 1 // x.• !II 1 r,� a' B A i I 6 7 I 1 j I I � r 5 � 't r : f AUGUV 11.2015 .� 210 Haycock Street Redevelopment II SITE PLAN r August 24, 2015 Board of Public Works Meeting — Final Resolution Resolution Authorizing Agreement with Ithaca Neighborhood Housing Services for Future Improvements to Lake Avenue and the Eastern Portion of Adams Street By Commissioner Darling: Seconded by Commissioner Jenkins WHEREAS, Ithaca Neighborhood Housing Services, Inc. (INNS) in 2014 purchased the parcel known as 210 Hancock Street and began seeking community and Planning Board input; and WHEREAS, based on this input, INHS has proposed a development plan of the 210 Hancock parcel that includes improvements to Lake Avenue for a pedestrian and bicycle pathway and incorporation of a playground structure in the eastern section of Adams Street; and WHEREAS, City staff is generally supportive of the development plans proposed by INHS, and INHS is in the process of obtaining site plan approval; and WHEREAS, INHS has agreed to construct and maintain such improvements at its cost in accordance with City specifications affording City vehicles the ability to continue to access the creek through the improved site as needed for public works or safety purposes; and WHEREAS, the improvements and land underneath such improvements shall be the property of the City, and will be open to the public; and WHEREAS, INHS has agreed to be responsible for maintenance and liabilities resulting from use of the improved site, except for any liabilities which are caused by the City's negligence or willful misconduct, which shall be the City's responsibility; and WHEREAS, in consideration for these agreements, the City has agreed to seek discontinuance of Lake Avenue and the eastern portion of Adams Street; and WHEREAS, the discontinuance process will require environmental review, public comment, and discretionary approval (or denial) by the Board of Public Works; and WHEREAS, INHS has asked for an agreement from the City that it commits to seek discontinuance in order to satisfy certain requirements related to the Low Income Housing Tax Credits that INHS is seeking; and WHEREAS, the Common Council is considering a resolution to this same effect; now, therefore be it RESOLVED, That the Mayor is authorized to execute an agreement with INHS substantially similar to that included herewith, and for a term not to exceed fifty (50) years, concerning the use of Lake Avenue and the eastern portion of Adams Street. Carried Unanimously Agreement with Ithaca Neighborhood Housing Services (INNS) for Future Improvements to Lake Avenue and Eastern Portion of Adams Street® Resolution By Alderperson Murtagh: Seconded by Alderperson McCollister WHEREAS, Ithaca Neighborhood Housing Services, Inc. (INNS) in 2014 purchased the parcel known as 210 Hancock Street and began seeking community and Planning Board input, and WHEREAS, based on this input, INHS has proposed a development plan of the 210 Hancock parcel that includes improvements to Lake Avenue for a pedestrian and bicycle pathway and incorporation of a playground structure in the eastern section of Adams Street; and WHEREAS, City staff is generally supportive of the development plans proposed by INHS, and INHS is in the process of obtaining site plan approval; and WHEREAS, INHS has agreed to construct and maintain such improvements at its cost in accordance with City specifications affording City vehicles the ability to continue to access the creek through the improved site as needed for public works or safety purposes; and WHEREAS, the improvements and land underneath such improvements shall be the property of the City, and will be open to the public; and WHEREAS, INHS has agreed to be responsible for maintenance and liabilities resulting from use of the improved site, except for any liabilities which are caused by the City's negligence or willful misconduct, which shall be the City's responsibility; and WHEREAS, in consideration for these agreements, the City has agreed to seek discontinuance of Lake Avenue and the eastern portion of Adams Street; and WHEREAS, the discontinuance process will require environmental review, public comment, and discretionary approval (or denial) by the Board of Public Works; and WHEREAS, INHS has asked for an agreement from the City that it commits to seek discontinuance in order to satisfy certain requirements related to the Low Income Housing Tax Credits that INHS is seeking; now, therefore be it RESOLVE®, That the Mayor is authorized to execute an agreement with INHS substantially similar to that included herewith, and for a term not to exceed fifty (50) years, concerning the use of Lake Avenue and the eastern portion of Adams Street. Carried Unanimously STATE OF NEW YORK COUNTY OF TOMPKINS SS: CITY OF ITHACA I, Sarah L. Myers, Acting City Clerk of the City of Ithaca, do hereby certify that the foregoing resolution is a true and exact copy of a resolution duly adopted by the Common Council of said City of Ithaca at a regular meeting held on the 2nd day of September, 2015, and that the same is a complete copy of the whole of such resolution. IN WITNESS WHEREOF, I have hereunto set my hand and the Corporate Seal of the City of Ithaca, this 31d day of September, 2015. Sarah L. Myers - Acting City Clerk City of Ithaca, New York Ithaca Neighborhood Housing Services Board of Directors Resolution #15-15 Resolution Authorizing Agreement with the City of Ithaca for Future Improvements to Lake Avenue and the Eastern Portion of Adams Street August 20, 2015 WHEREAS, Ithaca Neighborhood Housing Services, Inc. (INHS) in 2014 purchased the parcel known as 210 Hancock Street and began seeking community and Planning Board input; and WHEREAS, based on this input, INNS has proposed a development plan of the 210 Hancock parcel that includes improvements to Lake Avenue for a pedestrian and bicycle pathway and incorporation of a playground structure in the eastern section of Adams Street; and WHEREAS, INHS staff has negotiated a Development Agreement (the "Agreement") with the City of Ithaca Attached hereto; and WHEREAS, the Agreement commits INHS to construct and maintain such improvements at its cost in accordance with City specifications affording City vehicles the ability to continue to access the creek through the improved site as needed for public works or safety purposes; and WHEREAS, the Agreement does not commence until INHS closes on all the funds necessary to construct the improvements; and WHEREAS, the improvements and land underneath such improvements shall be the property of the City, and will be open to the public; and WHEREAS, INHS has agreed to be responsible for maintenance and liabilities resulting from use of the improved site, except for any liabilities which are caused by the City's negligence or willful misconduct, which shall be the City's responsibility; and WHEREAS, the City has agreed to seek discontinuance of Lake Avenue and the eastern portion of Adams Street; now, therefore be it NOW, THEREFORE, BE IT RESOLVED, that INHS Staff is authorized to apply for Low Income Housing Tax Credits, Conventional Financing, NYS Housing Trust Funds and other funds as necessary to construct the improvements included in the Agreement; and BE IT FURTHER RESOLVED, that the Executive Director is authorized to execute the Agreement with the City substantially similar to that included herewith, and for a term not to exceed fifty (50) years, concerning the use of Lake Avenue and the eastern portion of Adams Street. DATED: August 20, 2015 H. Matthys Van Cort Vice President, Board of Directors STATE OF NEW YORK COUNTY OF TOMPKINS ss.: On the 20th day of August in the year 2015 before me, the undersigned, personally appeared, H. Matthys Van Cort, personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his capacity, and that by his signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument. PATRICIA PAOLANGELI Notary Public NOTARY PUBLIC-STATE OF NEW YORK No. 01 PA6044433 Qualified In Tompkins County My Comm18slon Expires July 03, 20 l 210 Hancock Street Redevelopment INHS Exterior Finish Schedule November 24, 2015 Multifamily Building: Masonry: • Brick Color 1(Red): Redland Brick Inc.,KF Brick-#073 Heritage S • Brick Color 2(Brown): Carolina Ceramics—Teakwood Velour • Brick Color 3(White): Redland Brick Inc.,Hamar#941 Modular Whitehall • Ground Polished Concrete Masonry Units: Barnes&Cone Architectural Masonry,Beamish • Cast Stone Sills: Heritage Cast Stone-Graystone Metal Panels: • Composite Metal Panel Color 1(Gray): Alpolic—CNC Charcoal,3-CNC-30,LRV 4.20 • Composite Metal Panel Color 2(Yellow): Alpolic—EYL Yellow,3-YLW-45,LRV 49.88 • Composite Metal Panel Color 3(White): Alpolic—BPS Pearl,3-BPS-30,LRV 68.79 • Corrugated Metal Panel Color 1(Gray): Morin—Blue Gray,SR 0.27 E 0.85 SRI:26 • Corrugated Metal Panel Color 2(Yellow): Morin—Custom Color to Match Alpolic—EYL Yellow Metal Trim: • Aluminum Coping Color 1(Gray): Match Morin—Blue Gray • Aluminum Coping Color 2(Yellow) Match Alpolic—EYL Yellow • Aluminum Clad Overhang(Gray) Match Morin—Blue Gray Railings and Decking: • Metal Railings(Gray): Galvanized Steel—Shop finish to match Morin—Blue Gray • Metal Screening below deck(Gray): Corrugated Galvanized Steel—Shop finish to match Morin—Blue Gray • Decking Material: Trex Enhance Composite Decking—Saddle Windows: • Fiberglass Hybrid Windows: Anderson 100 Series—Sandstone • Aluminum Storefront: Kawneer-Clear Anodized Aluminum • Aluminum Doors: Color to Match Alpolic- EYL Yellow H O.T'alacHlrEcrs 217 N.Aurora Street,Ithaca,NY 14$56 p:697 273 7600 F,507 273 0475 ihttp://www.holt-com Page 1 of 9 210 Hancock Street Redevelopment INHS Exterior Finish Schedule Townhouse Building: Siding: • Siding Color 1(Red): CertainTeed Monogram 46—Double 4"Clapboard—Autumn Red 0 Alternate JamesHardie HardiePlank Lap Siding—Countrylane Red • Siding Color 2(Light Blue) CertainTeed Monogram 46—Double 4"Clapboard—Flagstone 0 Alternate JamesHardie HardiePlank Lap Siding—Boothbay Blue • Siding Color 3(Cedar Shake) CertainTeed Cedar Impressions—Double 7"Shingle—Mountain Cedar 0 Alternate JamesHardie HardieShingle Siding—Tuscan Gold • Siding Color 4(Taupe) CertainTeed Monogram 46—Double 4"Clapboard—Hearthstone 0 Alternate JamesHardie HardiePlank Lap Siding—MontereyTaupe • Siding Color 5(Gray-Brown) CertainTeed Monogram 46—Double 4"Clapboard—Sable Brown 0 Alternate JamesHardie HardiePlank Lap Siding—Timber Bark • Siding Color 6(Gray-Brown) CertainTeed Cedar Impressions—Double 7"Shingle—Sable Brown 0 Alternate JamesHardie HardieShingle Siding—Timber Bark • Siding Color 7(Green) CertainTeed Monogram 46—Double 4"Clapboard—Spruce 0 Alternate JamesHardie HardiePlank Lap Siding—Heathered Moss Trim • Trim Color 1(Off White) Certainteed Vinyl Trim—Sandstone Beige 0 Alternate JamesHardie HardieTrim Boards—Cobble Stone • Trim Color 2(Beige) Certainteed Vinyl Trim—Desert Tan 0 Alternate JamesHardie HardieTrim Boards—Navajo Beige • Trim Color 3(Gray) Certainteed Vinyl Trim—Natural Clay 0 Alternate JamesHardie HardieTrim Boards—Monterey Taupe Window • Fiberglass Hybrid Windows: Anderson 100 Series—Sandstone Shingle • Asphalt Shingle: CertainTeed Landmark Designer Shingles—Weathered Wood HOLTaIRcliircrs 217 N.Aurora Street,Ithaca,NY 14$56 p:697 273 7600 F,607 273 0475 ihttp://www.holt-com Page 2 of 9 210 Hancock Street Redevelopment INHS Exterior Finish Schedule Masonry: • Brick Color 1(Red): Redland Brick Inc.,KF Brick-#073 Heritage S • Brick Color 2(Brown): Carolina Ceramics—Teakwood Velour f HO.T'aRcHirEcTs 217 N.Aurora Street,Ithaea,NY 14$50 p:607 273 7600 f:6r77 273 p475 httW://www'.holtcom Page 3 of 9 Hancock210 • • • ColorExterior Finish Schedule 0 Brick Red landModular Ground Polished Concrete Masonry . Architectural HOLTAIRCHITECTS 217 N.Aurora Street,Ithaca,NY 1 1600 1' 4 of 9 210 Hancock Street Redevelopment INHS Exterior Finish Schedule Metal Panels: • Composite Metal Panel Color 1(Gray): Alpolic—CNC Charcoal,3-CNC-30,LRV 4.20 • Composite Metal Panel Color 2(Yellow): Alpolic—EYL Yellow,3-YLW-45,LRV 49.88 • Composite Metal Panel Color 3(White): Alpolic—BPS Pearl,3-BPS-30,LRV 68.79 10 Year Warranty Stock Colors Slecked m 3mm thick ponels SOLID — BPS Pearl 3 75-30 IRV 68 79 l YLW Yellow CNC Chencnel 3-YLW,45 3-ONC-30 lft4 49.8& LRV 4.. l .ESMrH�m H00 b 6mw5 w deW*inIOflXClinn IwaN wnlhan pfrr n iR Ne. ream b xy 1,d wk Iw erd4-61 I+ntlph—MdI60 4.�.d hn gram b,mm pupcts/pxLrzls..Piooq wnaAl Cu,io—Sarv.c.. H O.T'aRctrerEcrs N..Aurora Street,Ithaea,NY 14$50 A:607 273 7600 r:607 273 L)475 hrEW,//www.hoILcom Page 5 of 9 210 Hancock Street Redevelopment INHS Exterior Finish Schedule Metal Panels: • Corrugated Metal Panel Color 1(Gray): Morin—Blue Gray,SR 0.27 E 0.85 SRI:26 • Corrugated Metal Panel Color 2(Yellow): Morin—Custom Color to Match Alpolic—EYL Yellow Color + Durability. Morin high-performance coatings combine virtually uniimited color selection and full-strength composition for long-life protection, color and gloss retention — plus field-proven weather resistance — the perfect finish for any panel, EN=RGY STAR COMPLIANT FLUROPON SR COATINGS BY VALSPAR' FLUROPON"FVDF— KYNAR 500" Formulated with 70%s Kyrar 500h resin,Fluropon@ is a premium iluoropolymer coating.Factory applied and baked on,it provides excellent adhesion and AeAbilily preporties with aluminum,HOG steal orGalvalumo•components. 49'+s awi 03 Pk— BLUE GRAY SFCo2i t:O.BS SPI.2d H O.T'aIRclirEcrs 217 N.Aurora Street,Ithaca,NY 14$5tl p:697 273 7600 F,507 2730475 http://www.holt-com Page 6 of 9 210 Hancock Street Redevelopment INHS Exterior Finish Schedule • Siding CertainTeed Monogram 46—Double 4"Clapboard o Alternate JamesHardie HardiePlank Lap Siding MONOGRAw'46 PerrnaCOLOR` LIFETIME Cukn rwf—nance,roll-i v g e e rashiance and durab111q are F- —dtnroughwrexdusnr — N—Aorre System a Mend nt mrr— Certavinr"resin,-penor mi—Angredlents and slate- of the art Pigment chemistry. a $ From-Blend • • 'limb.,BWW i •'t - cn..y�n Blentl • • • MaadaY tl'end • • Gisefer Blend • • SIDING COLORS 1Gy • f • ! . SteAlnq Gray • • • • • Bermuda BI- ! Qdu'd BLre • • • • ! Seagrass ! • • cypress • • • • • Green tea ! ❑nen • • • S11—ith • • • • • TRIM COLORS H.rdnybene • • • Sdndslune Balye • • • • • Dessert Tan • • • • • Nacu•al Clay • • • • • Savannoi,Wckw • • • • • I i�ll Mry�lr • • • • • Buckskin ! • • Sandefoer • • • Heritage Cream • • • • • Au—YMIl • Snow • • • C.1-1.1 whit. • • • • • •"FRFMIHM COLORS -DELUXF COLORS H D.T'aRctrerEcrs N..Aurora Street,Ithaea,NY 14$50 A:607 273 7600 r:607 2730475 http;//www.holtcom Page 7 of 9 210 Hancock Street Redevelopment INHS Exterior Finish Schedule Windows: • Fiberglass Hybrid Windows: Anderson 100 Series—Sandstone A- N • Aluminum Storefront: Kawneer-Clear Anodized Aluminum H O.T'aIRciirEcrs 217 N.Aurora Street,Ithaca,NY 14$56 p:697 273 7600 F,507 2730475 ihttp://www.holt-com Page 8 of 9 210 Hancock Street Redevelopment INHS Exterior Finish Schedule Shingle • Asphalt Shingle: CertainTeed Landmark Designer Shingles—Weathered Wood M I � 1 I i up map P 11POIJIMINN"F • Decking Material: Trex Enhance Composite Decking—Saddle H O.T'aRctrerEcrs N..Aurora Street,Ithaea,NY 14$50 A:607 273 7600 r:607 2?3 oar5 http://www.holtcom Page 9 of 9 Ithaca Neighborhood Housing Services Hancock Street Redevelopment HOLT Project No. 2014055 SECTION 00 31 21 — PRECONSTRUCTION SURVEY OF ADJACENT BUILDINGS PART 1 GENERAL 1.1 SUMMARY A. The objective of the pre-construction survey is to assess the condition of the buildings within a 100' distance from pile driving operations for the purpose of developing a pre- construction condition baseline 1.2 REFERENCES A. NYS DOT El 05-044 Special Specification for Building Condition Survey and Vibration Monitoring (Non-Blasting). B. NYS DOT Item 634.9901 17 Building Condition Survey 1.3 SUBMITTALS A. Submit name and qualifications of the firm selected to conduct the Preconstruction Survey. 1.4 QUALIFICATIONS A. The Contractor shall engage the services of a firm capable of furnishing a New York State licensed Professional Engineer to conduct a condition survey of the existing buildings shown in Attachment A of this specification. This firm shall have been in business a minimum of 5 years and shall have completed similar pre-construction building surveys on a minimum of 3 previous projects. PART 2 PRODUCTS 2.1 NOT USED PART 3 EXECUTION 3.1 BUILDING CONDITION SURVEYS A. Building Condition surveys shall identify and document the following for each property surveyed: 1. Photographic and videotape documentation of the interior and exterior condition of the building(s). 2. Extent and location of existing signs of building distress such as cracks, spalling, signs of settlement, flooding, leaking, etc. PRECONSTRUCTION SURVEY OF ADJACENT BUILDINGS 00 31 21- 1 November 24, 2015 Ithaca Neighborhood Housing Services Hancock Street Redevelopment HOLT Project No. 2014055 B. Provide two copies of all documentation of each building condition survey. C. Information to be provided by the Owner— Consent and Release. 1. The Owner will furnish a list of the address of each property to be included in the Preconstruction Building Survey. It is the Contractor's responsibility to contact these property owners and/or Occupants and to schedule a Building Condition Survey assessment with them for each property listed. 2. The Owner will provide a Consent Agreement to be signed by each Property Owner and/or Occupant prior to entering their property for the purpose of conducting the Preconstruction Building Condition Survey. 3. The Owner will provide a Release Agreement to be signed by each Property Owner and/or Occupant who declines to allow for the inspection of their property. END OF SECTION 00 31 21 PRECONSTRUCTION SURVEY OF ADJACENT BUILDINGS 00 31 21- 2 November 24, 2015 Ithaca Neighborhood Housing Services Hancock Street Redevelopment HOLT Project No. 2014055 SECTION 31 09 13 — GEOTECHNICAL INSTRUMENTATION AND MONITORING PART 1 GENERAL 1.1 SUMMARY A. Work included in this section shall consist of installing, maintaining and monitoring specialized vibration monitoring equipment (seismographs) to determine peak particle velocities prior to and throughout Pile Driving activities. 1.2 REFERENCES A. NYS DOT El 05-044 Special Specification for Building Condition Survey and Vibration Monitoring (Non-Blasting). B. NYS DOT Item 634.9902 17 Vibration Monitoring (Nonblasting) 1.3 SUBMITTALS A. Submit name and qualifications of the firm selected to perform Vibration Monitoring. B. Submit to the Engineer a written Vibration Monitoring Plan a minimum of 10 work days prior to the start of pile driving operations. See below for minimum requirements of the Vibration Monitoring Plan. C. Submit to the Engineer manufacturer's literature on the required 3-component seismographs, capable of measuring particle velocity in three mutually perpendicular directions, including the manufacturer's name, model number, and documentation of factory calibration performed within the previous 12 month period. 1.4 QUALIFICATIONS A. The Contractor shall engage the services of a Vibration Monitoring Consultant who has performed Vibration Monitoring Services on a minimum of two projects in the past five years, where the Vibration Monitoring Consultant has satisfactorily monitored construction operations by recording maximum peak particle velocities (PPV's). Include contact information for each reference. PART 2 PRODUCTS A. Vibration monitoring equipment shall be capable of recording measured vibration levels and real-time notification to a minimum of 5 people via cell phone texts, email messages, and/or cell phone calls each time the "Alert" PPV level is reached. 1. Safeguard Seismic Unit (SSU) 3000 series microprocessor-controlled ground vibration and air overpressure recorder by Geosonics, Warrendale, PA or approved equal. GEOTECHNICAL INSTRUMENTATION AND MONITORING 31 09 13- 1 November 24, 2015 Ithaca Neighborhood Housing Services Hancock Street Redevelopment HOLT Project No. 2014055 PART 3 EXECUTION 3.1 VIBRATION MONITORING PLAN A. The Vibration Monitoring Plan shall include but not be limited to the following items: 1. The scheduled start date and length of construction operations which require vibration monitoring 2. Locations for the vibration monitoring devices. Required protection for the devices and source of power. Appropriate details for anchoring and security. 3. The procedure for tracking PPV throughout Pile Driving Operations, and for correlating PPV with Pile Driving Operations. 4. Persons or companies responsible for initial set-up and ongoing maintenance of the monitoring devices. 5. Procedures to be used for ongoing remote monitoring and notification when established thresholds are reached, including an approved list of person's to be notified when the "Alert" level is reached. 6. Procedures to be used for recording and periodic reporting of vibration monitoring. B. Methods and Procedures 1. The Engineer, Contractor's on-site Superintendent, and other person's as identified in the approved Vibration Monitoring Plan shall be notified via cell phone texts, email messages, and/or cell phone calls each time the "Alert" PPV level is reached. a. The Alert level is to be set at 0.8"/s (20 mm/s) measured no closer than 25' from the closest pile driver. b. If PPV levels exceed 1.57sec at 25', Contractor is to cease pile driving operations. Adjustments to Pile Driving Procedures may be required. Pile Driving Operations shall not continue without the approval of the Engineer of Record. C. At the completion of the work, the Vibration Monitoring Consultant shall submit to the Engineer a written report documenting and summarizing the recorded Vibration (PPV) levels over the duration of Pile Driving operations. END OF SECTION 31 09 13 GEOTECHNICAL INSTRUMENTATION AND MONITORING 31 09 13- 2 November 24, 2015 ITHACA NEIGHBORHOOD HOUSING SERVICES Hancock Street Redevelopment HOLT Project No. 2014055 SECTION 31 62 16 - STEEL PILES PART 1 GENERAL 1.1 SUMMARY A. Section Includes: 1. Rolled steel section piles. 2. Engineered design of steel piles by a licensed New York State Professional Engineer employed by the Contractor to achieve the minimum working loads provided in the Contract Documents. 3. Pile Installation using Vibratory Pile Driving Equipment. 4. Pile Testing to verify required capacities are achieved B. Related Sections: 1. 00 31 21 - Preconstruction Survey of Adjacent Buildings 2. 00 31 32 - Geotechnical Report and Soil Borings 3. Section 03 30 00 - Cast-In-Place Concrete: Concrete requirements for placement of pile caps and grade beams. 4. Section 31 09 13 —Geotechnical Instrumentation and Monitoring 5. Section 31 09 16 - Pile Load Tests: Requirements for pile load tests. 6. Section 31 23 16 - Excavation: Excavating to working level. C. Work Included: 1. The Work of this section consists of furnishing all engineering design, labor, equipment, materials and performing all operations necessary to install vibratory driven steel pipe piles for foundation support at the locations shown and to the minimum load bearing capacities given on the Contract Drawings. 2. Steel pipe piles shall consist of a minimum 12 3/4" OD close-ended steel pipe pile, vibratory driven to a minimum depth of 85' and then as required to achieve the required pile capacity. Steel sections shall have a minimum wall thickness of inch, a fully welded minimum 3/4" thick bottom plate, and shall be ASTM A252 Grade 2 or Grade 3 (45 ksi) steel. Steel pipe piles may be filled with minimum 3,000 psi concrete or left unfilled according to the Pile Contractor's Engineered Design. 3. Pile Driving work also includes Load Testing (reference Section 31 09 16) and Vibration Monitoring (reference Section 31 09 13). 4. Provide all surveying required for field stake-out and documentation of as- built conditions of piles. 5. Comply with the City of Ithaca Noise Ordinance. Pile Driving Operations shall only be permitted Monday through Friday between the hours of 8:00 am and 4:00 pm. 1.2 REFERENCES A. ASTM International: 1. ASTM A36/A36M - Standard Specification for Carbon Structural Steel. STEEL PILES 31 62 16 - 1 November 24, 2015 ITHACA NEIGHBORHOOD HOUSING SERVICES Hancock Street Redevelopment HOLT Project No. 2014055 2. ASTM A572 - Standard Specification for High-Strength Low-Alloy Columbium-Vanadium Structural Steel. 3. ASTM A588 - Standard Specification for High-Strength Low-Alloy Structural Steel with 50 ksi (345 MPa) Minimum Yield Point to 4-in. (100-mm) Thick. 4. ASTM A690/A690M - Standard Specification for High-Strength Low-Alloy Nickel, Copper, Phosphorus Steel H-Piles and Sheet Piling with Atmospheric Corrosion Resistance for Use in Marine Environments. 5. ASTM A913/A913M - Standard Specification for High-Strength Low-Alloy Steel Shapes of Structural Quality, Produced by Quenching and Self- Tempering Process (QST). 6. ASTM A992/A992M - Standard Specification for Structural Steel Shapes. B. American Welding Society: 1. AWS D1.1 - Structural Welding Code - Steel. 2. AWS D1.5 - Bridge Welding Code. C. SSPC: The Society for Protective Coatings: 1. SSPC PA 2 - Measurement of Dry Coating Thickness with Magnetic Gages. 2. SSPC SP 5 -White Metal Blast Cleaning. 1.3 PERFORMANCE REQUIREMENTS A. Piles are to be vibratory driven to the working load supporting capacity as indicated on Drawings, as determined by pile load testing (reference specification section 31 09 16). B. Piles shall develop an ultimate load capacity of at least twice the required design working load capacity provided in the Contract Drawings. 1.4 PRE-INSTALLATION SUBMITTALS A. Section 01 33 00 - Submittal Procedures: Requirements for submittals. B. Contractor shall the following information including shop drawings and computations. Computations shall be signed and sealed by a Professional Engineer registered in the State of New York: 1. Pile Details including, but not limited to, nominal diameter, length, pile tips, and pumping pressures. 2. Details of equipment and procedures for pile installation including, but not limited to, the type, size and configuration of the vibratory hammer and driving hammer (for pile load testing), helmet, and cushion to be used, consecutive steps and the approximate time required for each step. Acceptance of the pile driving equipment will not relieve the Contractor's responsibility for properly installing piles, in satisfactory condition, to the driving criteria indicated. 3. Procedures for advancing through debris, timber, boulders, and other obstructions. 4. Methods to be used to control and verify pile position and alignment. 5. Procedures for control and removal of all spoil. STEEL PILES 31 62 16 -2 November 24, 2015 ITHACA NEIGHBORHOOD HOUSING SERVICES Hancock Street Redevelopment HOLT Project No. 2014055 6. Procedures and equipment for placing concrete, if piles are to be concrete filled. 7. Pile identification plan showing the pile type, pile numbering, and proposed sequence of pile installation. 8. Specifications and procedure on proposed pile splices, if necessary, including welder's certifications. No more than one (1) splice per pile shall be permitted. 9. Certified mill test reports properly marked for the steel pile and indicating: ultimate strength, elongation and material properties composition. 10. Concrete mix design, including documentation of test results from an independent laboratory, and procedures for placing concrete, if piles are to be filled. C. Work shall not begin until these Submittals have been received, reviewed and approved in writing by the Engineer. Contractor shall allow the Engineer 10 working days to review the shop drawing submittal after a complete set has been received. 1.5 PILE INSTALLATION DOCUMENTATION SUBMITTALS A. Section 01 70 00 - Execution and Closeout Requirements. B. Contractor shall prepare and submit to the Engineer installation records for each pile installed. The records shall include the following minimum information: 1. Sizes, lengths, and locations of piles. 2. Locations and tests results for each test pile (reference Section 31 09 16 for Pile Load Tests). 3. Sequence of driving. 4. Identify piles which required drilling, including hole diameters. 5. Final base and top elevations. 6. Concrete quantities pumped, if piles are filled. 1.6 QUALITY ASSURANCE A. Monitor pile driving operations by Special Inspector or Geotechnical Engineer experienced in this Work and licensed in the State of New York. B. Pile Driver to maintain a pile driving log to include as a minimum the required Pile Installation Documentation information noted above. Pile Drivers Log to be available on-site for review by Engineer upon request. 1.7 QUALIFICATIONS A. Installer: Company specializing in performing work of this section with minimum 5 years documented experience. B. Welders Certificates: Certify welders employed on the Work, verifying AWS qualification within previous 12 months. STEEL PILES 31 62 16 - 3 November 24, 2015 ITHACA NEIGHBORHOOD HOUSING SERVICES Hancock Street Redevelopment HOLT Project No. 2014055 1.8 PRE-INSTALLATION MEETING A. Section 01 30 00 - Administrative Requirements. B. Convene minimum one week prior to commencing Work of this section. 1.9 DELIVERY, STORAGE, AND HANDLING A. Section 01 60 00 - Product Requirements: Requirements for transporting, handling, storing, and protecting products. B. Pile contractor shall visit the site and become familiar with existing conditions prior to the start of pile driving operations. All nearby existing buildings and utilities shall be inspected by the Contractor for interference with delivery and installation. See also Section 00 31 21 — Preconstruction Survey of Adjacent Buildings. C. Piles shall be stored in orderly groups above ground sufficiently blocked to minimize bending stresses and safely secured. Piles exhibiting variations including permanent distortions beyond specified limits will be considered distorted and shall not be used in the Work. D. The Contractor shall investigate the conditions of public thoroughfares and roads as to availability, clearances, loads, limits, restrictions and other limitations affecting transportation to, ingress and egress of the site of the Work. The Contractor shall conform to all New York State, Federal and local regulations in regard to the transportation of materials to and from and at the job site and shall secure in advance such permits as may be required. 1.10 SCHEDULING A. Section 01 30 00 - Administrative Requirements. B. Schedule Work to perform driving during the hours of 8:00 am and 4:00 pm Monday through Friday.. C. Schedule test piles. D. Do not drive piles until excavation or filling of area surrounding piles is completed to design grades indicated on Drawings. E. Do not drive piles until mud-line is clear of debris or other material interfering with pile driving. F. No concrete shall be placed until all pile driving, including vibratory driving, has been completed within a radius of 15', or until the concrete in the last pile (if filled) has set for at least two days. STEEL PILES 31 62 16 -4 November 24, 2015 ITHACA NEIGHBORHOOD HOUSING SERVICES Hancock Street Redevelopment HOLT Project No. 2014055 PART 2 PRODUCTS 2.1 MATERIALS A. Piles: ASTM A252 Grade 2 or 3. Minimum fy = 45 ksi. Pile piles shall have a minimum diameter of 12 3/4" OD, a minimum wall thickness of and a bottom plate minimum thickness of 3/4". B. Lengths of pile to be spliced shall be secured in proper alignment prior to welding and in such a manner that no eccentricity between the axis of the two lengths to be spliced, or angle between them, results. Sections of pipe shall be spliced to develop the full strength of the section. C. Accessories: Points, driving cap; to suit pile shape. PART 3 EXECUTION 3.1 EXAMINATION A. Section 01 30 00 - Administrative Requirements: Verification of existing conditions before starting work. 3.2 PREPARATION A. Protect structures including overhead and buried utilities near the Work, from damage. B. Prepare to place piles from excavated working elevation. C. The Contractor shall notify the Owner's Representative and Geotechnical Engineer at least 72 hours prior to each day of pile driving to allow for the appropriate personnel to be on site. D. Do not commence pile driving operations without verifying that the vibration monitoring equipment is operational (reference 31 09 13 — Geotechnical Instrumentation and Monitoring). E. The Contractor shall perform the Work so as not to cause harmful effects to any adjacent structures and utilities. Should damage to adjacent structures and utilities occur, all costs in connection with the repair of such damage and restoration of damaged construction to its original condition shall be borne by the Contractor. Reference Sections 00 31 21 — Preconstruction Survey of Adjacent Buildings, and 31 09 13 Geotechnical Instrumentation and Monitoring. F. The Contractor shall lay-out the pile locations referencing the pre-approved plan. Engage the services of a licensed land surveyor registered in the State of New York. STEEL PILES 31 62 16 - 5 November 24, 2015 ITHACA NEIGHBORHOOD HOUSING SERVICES Hancock Street Redevelopment HOLT Project No. 2014055 G. Pile Length Markings: Mark each pile's length by painting a horizontal line, at V-0" intervals. Mark the number of feet from the pile point in 5' intervals. Mark piles at 1" intervals for the last 5' of driving. H. The Contractor shall be prepared to spud and/or pre-drill through obstructions to facilitate subsequent pile installation. 3.3 TEST PILES — LOAD TESTING A. The Ultimate Pile Capacity of piles driven with a vibratory hammer shall be verified by re- driving the first pile driven in each group of 10 piles with an impact hammer of suitable energy to measure the ultimate pile capacity before driving the remaining piles in the group. See 31 09 16 Pile Loads Tests for dynamic pile testing. 3.4 INSTALLATION — PILE DRIVING A. Notify Geotechnical Engineer Prior to the start of Pile Driving Operations. B. It is the Contractor's responsibility to provide pile driving methods and equipment capable of attaining the required pile depth and capacity. C. The vibration level induced by the Pile Driving Operation must not exceed the vibration levels as defined in Section 31 09 13 — Geotechnical Instrumentation & Monitoring. If excessive vibration levels are reached, immediately discontinue Pile Driving Operations. Modifications to Pile Driving Procedures may be required. D. Use rigid frame, fixed lead type driving equipment capable of supporting pile firmly in vertical position or to required batter. E. Where groups of piles are required, drive center pile of group first and then drive remaining piles in group progressing outward from center. F. Continuously drive piles to minimum tip penetration and to driving resistance indicated on Drawings. Take corrective action, when required, to prevent observable impact bowing of pile at final driving resistance. G. When driving resistance prohibits advancing pile to required minimum tip penetration, spud, jet, jet and drive, or use other means as necessary to advance pile to required minimum tip penetration. Then drive pile to required resistance indicated on Drawings. After jetting pile, re-drive adjacent piles to required resistance. H. Pre-drilling or pre-augering hole of maximum diameter 2 inches smaller than pile flange dimension may be used to advance pile to penetration no deeper than required minimum tip penetration. Then drive pile to required resistance indicated on Drawings. In granular soils below ground water level, stabilize hole by use of drilling fluids. I. Protect pile head during driving, using cap-block cushion consisting of alternate plates of phenolic laminate and aluminum designed to prevent damage to piles while STEEL PILES 31 62 16 - 6 November 24, 2015 ITHACA NEIGHBORHOOD HOUSING SERVICES Hancock Street Redevelopment HOLT Project No. 2014055 transmitting required hammer energy to pile top as indicated on Drawings, with full bearing on pile butt for even distribution of hammer blow. J. Deliver hammer blows to central axis of pile. K. When driving is interrupted before refusal, drive an additional 12 inches before resuming recording of performance data. L. Re-drive piles which have lifted due to driving adjacent piles, or by soil uplift. M. Do not damage piles during driving operations. N. Cut off tops of piles to elevations indicated and prepare pile top to receive pile caps and grade beams. O. The Contractor shall not demobilize his equipment from the Project site until all piles are installed and accepted, or until directed to do so by the Owner. 3.5 WELDING AND SPLICING A. Perform welding in accordance with AWS D1.1 for shielded metal arc welding. B. Only use welders qualified in accordance with AWS D1.1. C. Reinforce pile tips, as indicated in the Specification. D. Splice pile sections with one of the following: 1. Complete penetration butt weld of flanges and web. 2. Splicer sleeve with flanges welded with full penetration groove welds. E. Use jig or alignment device during welding to maintain required specified. F. For splices made during pile installation, rigid frame pile leads may be used as jig. G. Use only butt weld splices within 20 feet from pile cut-off elevation or design grade, whichever is lower. 3.6 ERECTION TOLERANCES A. Section 01 40 00 - Quality Requirements: Tolerances. B. Maximum Variation from Vertical for Plumb Piles: 1 in 48. C. Maximum Variation from Required Angle for Batter Piles: 1 in 24. D. Maximum Variation from Pile Cut-Off Elevation: 4 inches. E. Maximum Out-of-Position: 2 inches. F. Maximum Variation in Centerline after Splicing: 3/8 inch in 40 feet for undriven portion. STEEL PILES 31 62 16 - 7 November 24, 2015 ITHACA NEIGHBORHOOD HOUSING SERVICES Hancock Street Redevelopment HOLT Project No. 2014055 3.7 FIELD QUALITY CONTROL A. Section 01 45 33 — Code Required Special Inspections and Procedures B. Perform load tests to requirements of Section 31 09 16. C. Test Piles: Same diameter and type as specified for other piling, placed in same manner. D. Accepted test piles may be used in the Work. E. Unacceptable Piles: Piles that fail tests, are placed out of position, are below cut-off elevations, or are damaged. The Contractor shall repair the damaged piles (deemed allowable by the Engineer), or shall install replacement piles to replace the unacceptable piles at his own cost. The costs of inspection during pile repair, or replacement of pile installation and redesign and enlargement of pile caps resulting from the unacceptable piles shall be the responsibility of the Contractor. If any previously driven piles have heaved or lifted, then they shall be re-driven to the required load bearing capacity with additional cost. F. Piles rejected after driving may be withdrawn or abandoned and cut-off. Fill any abandoned pile piles or holes left in the ground with cohesionless soil material, such as gravel, sand, or gravel-sand mixtures. Place and compact throughout the length of the space. G. Drive additional piles where the centerline deviation exceeds 2 inches and an analytical determination indicates the load on any pile exceeds 110% of the design load. END OF SECTION STEEL PILES 31 62 16 - 8 November 24, 2015 LEGEND 1 . COMMERCIAL GROUND FLOOR WITH RESIDENTIAL ABOVE 2. COVERED PARKING WITH RESIDENTIAL ABOVE 3. TOWNHOMES - 4. BIKE PARKING 5. BUS STOP f' 6. INTERIOR STREET 7. BICYCLE AND PEDESTRIAN WAY l _ 8. PLAYGROUND - `�-- r KEY MIXED USE BUILDINGS MULTIFAMLY BUILDINGS *owl TOWNHOMES ` SCALE • . 1. /1 i 0 30' 60' - r - rV i I J * A - .it T v AliZ4 • - S R# s ' 1 • � t Ill 4 j 2 -— .- r d 0 ' r ,. - - - 1 60 7 A• I uj iu ui I 01 — — P I I k � c� p a 4 II . 4 Adw AY y, r ;r 5 r"•�ti i tiff i - - NOVEMBER 14, 2015 f210 Hancock IthacaBOB. MICHAELS SERVICES��'�"'�or"o°d HOUSING SITE PLAN ITLIlid LANDSCAPE ARCHITECTS • GENERAL SHEET NOTES - LAYOUTWOLF 1. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES ON SITE PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO ANY EXCAVATION. . 2. SEE CIVIL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES. B7 3. SEE ELECTRICAL DRAWINGS FOR LAYOUT OF UNDERGROUND ELECTRICAL AND LIGHTING. POTENTIAL ON STREET B7 L501 ASPHALT PATCH 4. ALL SIDEWALK RADII SHALL BE 2'UNLESS OTHERWISE NOTED. LANDSCAPE ARCHITECTS LOADING ZONE L501 ASPHALT PATCH \ 5. SITE DRAWINGS BASED ON SURVEY BY: % T.G.MILLER PC 1001 W.Seneca St.,Ste.201 Ithaca,NY 14850 D ASPHALT PATCH B7 C3 FIRST STREET / L501 203 North Aurora Street Ithaca,NY 14850 607-277-1400 Fax 607-277-6092 PRECAST CONCRETE ROCK CURB L501 L501 GRANITE CURB \ \ ADA CURB RAMP ( ) L501 \ KEY MATERIAL DETAIL ADA CURB RAMP L501 / ° \ L501 5 C5 GRANITE CURB 1 28' 21.75' J ASPHALT PAVEMENTllk B9 C5 � �; � 18.50' •� 1 l � / L501 GRANITE CURB L501 v,a _ d I\ 4 \ f a d a d d a a a d d a d d d a 8.00' - d- a d s a MEDIUM DUTY CONCRETE PAVEMENT-STANDARD Al k BICYCLE RACKS(4) ° K I ® a L501 p -34.8T- N ° d ° _^ 15.19' �� 21.2T w ° a -- o ----- I ° MEDIUM DUTY CONCRETE PAVEMENT-COLORED Al NOTICE: o ° -_ -_-_- _- __�_ - - I ° IT IS A VIOLATION OF LAW FOR ANY co - ° - -- - ° ° L501 PERSON,UNLESS ACTING UNDER THE c O 5.75' ° I y DIRECTION OF A LICENSED oo 12.00' 15.50' I LANDSCAPE ARCHITECT TO ALTER -I \ o 0 0 _ I I HEAVY DUTY CONCRETE PAVEMENT A7 ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS Y I rn REQUIRED BY LAW TO AFFIX HIS OR I rn ° 5.00' I y HEAVY DUTY CONCRETE PAVEMENT COLORED A7 HER SEAL AND THE NOTATION � 'ALTERED BY"FOLLOWED BY HIS OR O - HER SIGNATURE AND A SPECIFIC `� o - o o ° a I TRANSITION GRANITE TO L501 DESCRIPTION OF ALTERATIONS. CV BUS SHELTER D7 ' d ° o ® CONCRETE CURB O _\____\___ COPYRIGHT©2015 L502 0 ° ° _= LIMESTONE DUST PATHWAY WITH STEEL EDGING 63 a TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP BOLLARD(TYP OF 5) I - 0 o e , ® o o PRECAST CONCRETE L501 O° �d o 1 + _ L SH-CO B L501 �� I �i��i��i%y ENGINEERED WOOD FIBER PLAYGROUND SURFACING, C1 NOT FOR ROCK CURB � o // // / - I ///j//j// C7 FLUSH CONCRETE CURB � I /iii//i� WITH UNDER DRAINAGE PER CIVIL ENGINEER L501 GRANITE CURB C5 0 ° d L501 CONSTRUCTION L501 a � a I � 'I � \ I C5 GRANITE CURB \ L501 BENCH 1 A5 I S P R ASPHALT PATCH(TYP) L501 I M ° N � BENCH 2 A7 LI o I C5 L502 SUBMISSION / �i ° o 0 o e o o 0 0 0 0 0 C3 I - fi= F1 1 11I B5 L501 GRANITE CURB PRECAST CONCRETE L501 I 1 �\ �` ' I L501 ADA CURB RAMP RESIDENTIAL FENCE A5 ROCK CURB o ° 5.00' I I L503 01 B5 I � o 15.50' ADA CURB RAMP o � ° ° ° co ti L501 c„ i �, c TRANSITION GRANITE TO ® POST A3 ° o ° ° o "' Un M ° CONCRETE CURB(TYP) L503 ° ° 11.50 ° 28.00' 28.25' 24.00' ° ° ° p —e 23.25' ° x ° o ° d ° o ° L ° \ PLAYGROUND FENCE B5 I 7 75 BICYCLE RACKS(4) o 4-B \ \ L502 a 02 \ 0o O CROSSWALK ECOMESH SCREEN WALL A9 ❑ 18.00' o n MARKINGS(TYP) N c ELECTRICAL TRANSFORMER L502 v, 0 8.50' o - 6.00' WITH VEHICULAR BOLLARDS I � � � AT EACH CORNER I � o BOLLARD C7 ^O I g 50 ,� Al C3 A�, \ RELOCATED L502 ` J I L502 ADA PAVEMENT L501 PRECAST CONCRETE ROCK CURB CROSSWALK ���'�'� UTILITY POLE, B5 ADA CURB 0 0 8.00' MARKINGS o MARKINGS(TYP) % o SEE UTILITY L501 RAMP \ TRAFFIC SIGN A3 N o o N DWG � L502 L',"I N TRANSITION GRANITE TO N ADA CURB RAMP B5 �Q� C9 CONCRETE CURB A9 U RESIDENTIAL o CONCRETE CURB(TYP) L501 L501 L503 GATE(TYP) > y I - - - - - \ I BICYCLE RACK C9 NN N I o L502 L.L. 1 rn I /+B o° I 90 N L ��ye\ rn I � L503 3.00'(TYP) \ L5D4 d 3.00'(TYP) A ° _ BOLLARDS(4) - °-ate— a a a NOTE Z 44 a ° 4 ° d a a SEE ARCHITECTURAL DRAWINGS FOR SITE ELC5 FEATURES NOT INDICATED SUCH AS EXTERIOR o B I FLUSH CONCRETE CURB STAIRS AND RAMPS ° LIGHT FIXTURE LEGEND SDEEARCH �=A LIFT BENCH A � a ( ) POLE TOP LIGHT(SEE E3/L502) 0 +/-5.00' BS PLAYGROUND O C) ° \ PLAYGROUND L502 B 5.00' ° EQUIPTMENT GATE BOLLARD LIGHT(SEE E1/L502) O 4 , _ TO BE O B 4 - i i ' EXISTING COBRAHEAD STREET LIGHT TO REMAIN 4 P b COORDINATED 4 , BICYCLE RACKS 3 �_ DURING CD'S Q I _� _ \\ O / L_ d - En 0 - - - s Ca CROSSWALK 30.50' - �- MARKINGS TYP - - - - 4.00' 4.00' 4.00' 5.00' \;,,\,\\ C U 4.00' \ \, ° a 01A00, O I o L ° J,+/-$.00' \o / DATE: 11/24/2015 � °� v ° v ADA CURB RAMP B5 PROJECT: 2014030 °� DRAWN BY: JBP, JLF A I - - - - - - - - - - - - - - - - - BENCH CHECKED: FPJ C5 GRANITE CURB L501 ASPH) LT PATCH(TYP)I B7 L501 TRANSITION FROM LAYOUT PLAN VEHICULAR CONCRETE TO PEDESTRIAN CONCRETE 0 20' 40' LAYOUT PLAN Al Scale: 1"=20' L201 1 2 3 4 5 TROWBRIDGE GENERAL SHEET NOTES - PLANTINGWOLF 0 O 1. ALL PLANTING BEDS TO BE PREPARED AS SPECIFIED:SHRUB BEDS TO BE PREPARED IN THEIR ENTIRETY WITH 24"DEPTH PLANTING SOIL MIX. TREE PITS TO BE DUG TO DEPTH OF ROOTBALL . 0 0 ') 0 0 0 2) BY 3X THE DIAMETER. 2. AFTER BEDS ARE PREPARED,THE LANDSCAPE CONTRACTOR IS TO LOCATE TREES,SHRUBS AND PERENNIALS AS SHOWN ON PLANS. TREE,SHRUB AND PERENNIAL LOCATIONS ARE TO BE — APPROVED BY LANDSCAPE ARCHITECT BEFORE THEY ARE PLANTED. LANDSCAPE ARCHITECTS 3. NO PLANTS ARE TO BE PLANTED UNDER ROOF OVERHANGS OR CANOPIES. 4. ALL DISTURBED AREAS THAT ARE NOT SHOWN AS PAVED OR PLANTED BED ARE TO BE SEEDED 107- 7W.7 Seneca St.,Ste.zo1 Fax 6 -2 14aso FIRST STREET 607-277-1400 Fax 607-277-6092 AS LAWN. PREPARE AND SEED LAWN AS PER SPECIFICATIONS,UNLESS OTHERWISE INDICATED. D _WF] AM AM 5. ALL TREES AND PLANTS TO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI 260.1 "AMERICAN O 1811 O AM 1 STANDARD FOR NURSERY STOCK". 1 O 6. ALL TREES AND PLANTS TO BE SELECTED OR APPROVED AT THE NURSERY BY LANDSCAPE ARCHITECT,CONTRACTOR TO COORDINATE. IF 7. MAINTAIN AND WARRANTY ALL LIVING PLANT MATERIAL AS PER SPECIFICATIONS. 0 ME � SR MA � MA II 1 2 1 1 SR _ . RH - IV 9 WF LEGEND 15 RH HQ 12 SJ RH $ 1 NOTICE: 7 1 1 1 14 0 EXISTING DECIDUOUS TREE IT IS A VIOLATION OF LAW FOR ANY MA CA PERSON,UNLESS ACTING UNDER THE "� Si DIRECTION OF A LICENSED �j 2 13 5 LANDSCAPE ARCHITECT TO ALTER HA ANY ITEM ON THIS DOCUMENT WHO CA CA MA BS + SHADE/EVERGREEN TREE (D9/L501) ALTERS THIS DOCUMENT IS rD 16 5 13 2 23 HQ $A HER SEAL AND THE NOTATION I S R HA HA SM HA SJ 2 "ALTERED BY"FOLLOWED BY HIS OR 1 HER SIGNATURE AND A SPECIFIC H 2 14 13 14 15 21 ORNAMENTAL TREE (D9/L501) DESCRIPTION OF ALTERATIONS. l__ 0 20 HQ 0 O COPYRIGHT©2015 CA SR 1 0 SHRUB OR PERENNIAL (D7/L501) TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP 2 HA 8 o 18 CA I I CONTRACT LIMIT LINE NOT FOR "� 9 I� � I 25 I Si3 0 SIR ! � � CONSTRUCTION RH BS 3 SA 36 PAR 3 SA CA 14 S P R C 8 1 PAR RA VP PAR MA PAR PAR PAR PAR SM BS MA CA 15 3 1 8 2 18 15 12 14 C� SUBMISSION 20 4 2 8 WF ;, VP I T BS SR y _1�L BS 14 2 35 1 J� IV PAR 5 / _ AM 14 18 1 0 0 Si 18 122 (/) QT KEY BOTANICAL NAME COMMON NAME SIZE ROOT y O DECIDUOUS TREES rn RA RA 9 AM Acer miyabei'Morton' State Street Miyabe Maple 1 3/4"TO 21/4" B&B CA 7 QB RA 8 QB RA I Q 1 AH Aesculus hippocastanum Horse-chestnut 1 3/4"TO 21/4" B&B y 3 SR 4 5 5 1 CS Catalpa speciosa Northern Catalpa 1 3/4"TO 21/4" B&B HA 1 AM AM HA RA 0 17 QB Quercus bicolor Swamp White Oak 1 3/4"TO 21/4" B&B CA 14 AM 3 1 1 1 20 1 RA 13 8 SA Sorbus alnifolia Korean Whitebeam 1 3/4"TO 21/4" B&B w HA HA 6 SR MA 1 U 8 RA QB QB 8 1 4 0 ORNAMENTAL TREES W _ _ — — — 4 6 SR �` 16 MA Magnolia acuminata'Yellow Bird' Yellow Bird'Cucumber Magnolia 8-10' B&B IVO 1 16 S 3 ME Magnolia x'Elizabeth' Elizabeth Magnolia 8-10' B&B W _ 18 SR Syringa reticulate'Ivory Silk' Ivory Silk Japanese Tree Lilac 8-10' B&B z • [SA EVERGREEN TREES I r �� CS — 6 1 I SJ SM BS 2 PO Picea omorika Serbian Spruce 8-10' B&B � z WF SJ WF $M I 6 WF WF SJ 10 0 SM a SJ WF SM 6 7 6 7 6 6 3 3 0 7 4 6 MA AM SM SR MA SM VP 11 SHRUBS = 1 1 7 1 1 8 3 90 BS Buxus sempervirens'North Star' North Star Boxwood #5 CONT O Si IV IV RA 22 CD 0 Callicarpa dichotoma'Early Amethyst' Beautyberry #3 CONT V U 3 12 12 SM 5 3 HQ Hydrangea quercifolia Oakleaf Hydrangea #5 CONT O ICI O � 0 CA 53 IV Itea virginica'Henry's Garnet' Virginia Sweetspire #5 CONT O 3 4F 118 SiSJ Spiraea japonica'Lemon Princess' Lemon Princess Spirea #3 CONT of 0_ Q WF 105 SM S ' ' I BS PO Piraea x media Snow Storm Snow Storm S pirea #3 CONT. O 1P I 3 SM BS SJ VP 2 a 5 10 VP Viburnum plicatum tomentosum'Shasta' Shasta Doublefile Viburnum #5 CONT. SR MA Si BS Si BS 13 1 8 3 1 CA 192 WF Weigela florida'Wine&Roses' Weigela #3 CONT '^ _ Si 1 6 3 8 5 SM 5 I 4 C MA 4 5 I RA PERENNIALS z WF] -SA 5 VP yr 6 — 0 82. CA Calamagrostis x acutiflora'Karl Foerster' Feather Reed Grass #2 CONT 1 3 80 RH Rudbeckia hirta Black Eyed Susan #2 CONT - - - - -- - - -- - - - 0 0 — N1F WF RA WF 5 GROUNDCOVERS = "'� �` 20 11 ti AM W 41 97 RA Rhus aromatica'Gro-Low' Fragrant Sumac #3 CONT N U QB �S L ,f 0 = 2 C 1 z CA 1 SIR 5 VINES 0 , ' MA 1 151 HA Hydrangea anomaly ssp.petiolaris Climbing Hydrangea #3 CONT DATE: 11/24/2015 SR AH 2 1 57 PAR* Parthenocissus tricuspidata'Veitchii' Veitchii Boston Ivy #3 CONT PROJECT: 2014030 57 PAR* Parthenocissus quinquefolia'Red Wall' Red Wall Virginia Creeper #3 CONT DRAWN BY: JBP, JLF A — — — — — — _ — — — — — — -- — — —  _ _ _ _ — -- — — _ — — — — CHECKED: PJT — —•� *NOTE: PAR PLANTING INTENT IS FORA 50/50 BLEND OF THE TWO ME RA CD RA SPECIES OF PARTHENOCISSUS AT EACH LOCATION INDICATED 2 3 13 3 PLANTING PLAN CASCADILLA CREEK 0 20' 40' AlPLANTING PLAN L401 Scale: 1"=20' 1 2 3 4 5 5> n D 8 z ` J N ' Z 'I 3 �I N O 4 4„ _ 3„ 1'0 1„ - o MIN Cn - z �, 0 ate. FACE OF BUILDING cn rn o 0 0 p n rr, m I c o00c m zopmp9z — mnmtnzn z , _ - I� � �i m 0 < I� m mvcn = m0 o OC 0 0 O o N o M z O m n Z O C G) O 1 0 IF 0 Cn n _ �O�o. m O I \ \ \ O � n � D00 C7 r zC/)) = 0 m C) - \ \ � = n � oc �L7 \ \\ x Otn 0 m 00 r -n o i �\ MMmID-- � m I o -u z D 00� Cn M ` \\ 0zU) ten ° I GAD m 000 \\ � O � m = m p � OG) � D o D = o 0�0 =III=III \\ \ -00� 0 � mm z 0 z m C , III \ A m m m m Cn > -, W aim ° z D I I D D � D o � o ,M =II DmN � � � �� Cn CD N m co Cn n Z Tl rn n n Cn D W r m N G7 r (n C S Cn Cn o �1 m -1 O -< yX O 0 m Zoz z Oozm m r Z7 r z r � rn Cn n D pzp Cn � < DOpmG D D m O Cn D Cn= x m n D o n O p � m D m = x Cn m M cn � m o z � � m o 0 � ODmD � 0 m z M n z 0 n c ^, m � D c D myp m m = c � � m D D o n � m G� Z G7 C � � G� _ � mz n < Dm � pm m 0 m O D n o 0 n ; z 0 0 D D O O M Cn = m m cn z ITI I-I-I M Dm0 W M Dp n �C7 MCZ� 00 D ;V c�n � n � z z ynm = o M C W D m ! o =im Z _< M m W n 0 z -n m m p 0 Cn c -n Cn O TI m c _ F O 0 � r ; Z p D Z Cn z m 0 z W WIDTH AS SHOWN ON PLAN N z0 6" W 4" w Iv zo WCnm d d " —III—III o G� mm � � � l�(1 C7 0 r- Cn 6 � cXoD � O orm .. III III v o 0 O ° �' III—III ° Wn � c � .. m m vrni FIT IF D IIIIIIIIIIIIII � 0 � o � o z = pr fll d D0O n CnXc � � Cn Son o d' ' � oCn —III—III—III D � � 00 �, rD� C 0 � � III-III—III � � � � � z _ �Q � r z o III=III=111. 0° c o m � z -0 d z � m m w III III ICI—' III � W � � C z z n d D m — I—III—III —III o � m o D 0 z p —' z III—ICI—ICI ICI— 0 z m m M _ _ p =1 I—III—III' p —III M 0 o Z D m o c� III—I�I—I�I II I�I— z = T O z =III=III— —I I =III z z m D „ cn % o oz C — I=IIIII I I III —I I III III I I DFn om m c // lillil lilliillllilllil lil 0 IV z � 0 = � z D m m X n 0 0 m 0 � N o m E z � O D m 0 D z � 0M p n D n m Cn O � zi� DOODco � z o C7 ;;a 00 oZzo m o m 0 0 -nu' pp O � -ziCz> ro y n c 0 0 0 z 0 z z � T ; � T cn m m � z Z z -n o zp W W W O n m o -U � O M O 0 m m � � D-lO y n Cn m 0zGo > = � � 0 � O � G z m z n z ? D p m � z = mom _ -I x = 0 --1i m 0 m00 0m y 0 ohm n = OG� cm M o � _ �-I D c � Z = � W m mO n 0O0n � iv -1 00 OoD x � 0 O cz � DDm � 0 n W DZ m D -Ap -I -10007 C� n n = D DOTIm c 1 n z � -0 M p Om W W X VARIES VARIES ,�, , z 6"TYP , z 3" 1'4' Iv � Z Cn '� '� 0 Cn 6'0"NP m C�3� 6" � 1'011 �L 6" o v M -mM \ ° � mv' � z MIN. pm � Dmv) C7 rr D r ° zCn rn Dm 00 0 Cn ' � mO � m m 0 0 0 I D D y \ _ _ _ -I ZJ w 'ak< FIT Z vz co D o Q 0 p > m D = Dtn mo z o m D —III—III—III—III R, C7 � 0 n \ cnm no z —III—III Dp_ •• _ Z ;Q _ mlv I. m M o C 02 o o D I. —III— —III— z I. m ;ter;;. ?\ n z rn — — — — oCn _ cn z zm0m om O I N � �I W o p G7 � bn oC bD "_- \ D � Dp - � p m IIIIIIIIIIIIIIIIIIIIIIII __ - MX O_ o� o m0 � � _ o m rn � z W = — — W a pz00 Z -Di m p a O TI :� D Z Cn v' 0n� I `n0 ° ^' c W � —III 0 ;z 000 � 0 gCn0� oz o 0 � � IIIIIIIIIIIIIIIIIIII D — � M0 `n _ _ - - - o _ _ , � p OD III—III III r O� o Z —III OM_ 0 � 00000� p Y D III—III-III a 0� 0 m o o 0 0 0� z z —� —III m o 0 0 0 ° N �� p p o J =ITI=ITI=III o I o 0 0 0 0 0 0 Z6 6 H?lld o00p0 m o O a Z D n z col I Z - 0000 oo oa O C) 0000 QI� p a°aa°a �_ ° r Cn 0 0 D 02 D = 0 0 0 \ aoo o Cn r °D_ r O o� a 00000 ° o IIIIIIIIIIIII IIIIIIIIIIIII a� a D m m W I o000d ° op n - - I p c p X 0000d a m o m U) � z 00 M 0000o c (n m Cn ;a 0 N ZCn U) m �, o Cn M x v p�_ M o � m D m D - - m � z m mpc � � � nTlw p G) D D c p (nn Zca � Z7 � W m ti_ 0 � D I-Il Cn Cn p <`.`, 0 v 0uzz 000 � 0 on D z -n ocom � n o0 - Or DDD Z m � _I � Z C 0 fir « D �I � � nr W Z D D 0 nCnD 00 C-) r ZZn U) _I � 0 ` Cn 0 rD ,`,`,` 00 c -10p Cl) Cl) L ZD n n oOz 0 � -4 r � m ooX o ` Z � m rp � � m mzcn -n --A m m c � r �I Cm OOT D < � m � � � � Z 0 � z . r � -a c � mG� n Omn � � W oD � � 0 0000 z = 00 F _ n nn z z0 .'< r� n � CnO � � o � mc m -0 m Cn � O � p0 � ZCn z 0 m -i G) zt zmmx = C = = n CnO � D D p � m0 � � z �_ cn Cn n m O O Cn M ` Z � D T p -n m > D W m Z C mop 0 D p 0r z p p z G7 = � � = � Cn � Zn III '� W 'Opm 0 � � r�r10 n p p -n 0 D 0z = W m 0 00 m m O Cn : O 0 W n iv W 07 D rn o 00 G-) p M m Cz = � DD �-10 o -n m0 70 r 00mDz 00 � OZ D K) 00 D o � r O T � C7 C) cn m r n = D D 0 m m z n c IrTI 0 Z � n Cn Z7 W � p XOT W n 3 IV o W ,� 7" 1'-6" ' 24"MIN,SEE SOIL AND MULCH PLAN _ - o °V °v :� Z Cn Cn r - v v v v v v v Cn Cn w N O D m CC ° m � m W mm -Ocn � < _ ° ° ° ° ° ° I � D — � 2 C ZD .-Orr I r I F C-7 — A _ 56 r < z z z - � - O — ° If r � m0pm � O _< ° ° I � O ° a ° ° O Z z W n Z Z m 0 K z - M c7 m ° ° p z 00 0 ° ° ° m _ G7 G� nmDXm rn _ ° I o 0cn O XDm � mm M - I o 0 z D — 0 � 'C7 D D ° ° ° ° z r�(7 n -a p N M 0 � C z r Cn r m p z 0 z ° — n � o z O Z r 0 I - n Cn T m n Cn m m W r Cn D z n n m D D 0 C rx 0 C x X OD , Cnm 0 0 o rp p W > o Z Oo Cn Cn C 0 � N M � � o � D D • • W 0 y D COX � D Z z � � z DD D D Cn0 n 0 wpm = D � � z 0 0 = o m 0 z 0 r o 0 0 c m m m D - p 0 ? -1 m mN m G7 G7 0 Z Cn � D 0 � Z z -0 0 p �� rm TD M M cn m 0 Cn D C D m C7 0 m m 0 D 'n m cn o z o m w m p Cn * W -0 Cn Cn 0 O� m p p z n D c 0 ITI p 3 m 0 � � z C I�I-I r D �C1 W D m = C C 71 Z C �C7 C l p m Z o D z _ p W T Cn D D -n _< m W W m G7 Z p _0 0 n W Z � 0 Dm m m m � n m G7 W G� n 00 D m 0 -n > pnoo ZC7 zm r m 0 m D z C7 � � o � I�I10o � m = z 0 r 0 m m m c D m z m m = m W D m D = W z z_ W y = O m D W Cmn m Z X DOzm _ O r n D z Cn m -1 = Z '� Z m T C7 M -i � o rM00 r Cn W .. Cn 6" Iv Z z cD4 3" N o coo V-0" �r 3„ � T coo T' V-6" o c�4 6"MIN Q Z Cn I f — v v v v v 6" 0 Cn Cn D ° Cn C7 Cn m z o 0 � W C/) sv O m 0 m m — ', z no ,' I, rn D � r OZ - ° ° ° - -j - r C7 r If D L rn 0 1 0 z � � D z - � C= n G7 oZ w M m C m X D -— �i D I O n Z - � ((n r Z A. �Ma _ Z W I M m ° ° - O o z o— ° m - Cn o— z ° 0 ,z z ° W ° rm�" 0 m z n n 00 Cn Z Z n n � D Cn 0OmCn Cn Cn mC0C •P T � --A -a W -0 G7 Cn Cn oo D mmmD m D mym � Cn Dm mD � c p m 0 0 m m D z < n < x n 0 ; nom IWI-I mm Cnz ZZ O D D O O D D Cn m p z � zm TI m � m0D n > 0 = m o -I ni -ni z > � � � Cn m 0 = m � z TI W = mz W m � n 0D � W n D 0 O � W p rD Cn c X = p O � c U) o o o o 0 m mz � o m C) > D �1 p = C) p (n Cn m m Cn Cn n < 0 I T N C D o m r r 0 Cn D I=I..I M p D m n Z rn r- W m Z Cn � p 0 _< c c w - c C � r z 1I X rrl if z Cn = rrl DOx z -0 W W W -4 W W m z n � zD n Cnr pm -n 0 � m � n � D z D m O G7 � 0p z � � zD o - z � O Z p O (-) D D 0 O D 0 O co � 0 W G) r � � � n TI 0 w Cn z00 n C7 m m 0 p M c � OTO �_ n W D = T. Pp II cnD p O = -I m Z < � m � m m n m �C7 nC � X c z _I W p D D > C')) mp 0 W z T o o m .r- ;� a D ;U ;U 0 M r m 0 C m m D D N D O z � z 0 D o m T Z C o D p0 m �' WFn � m < � 0 = W c (Dn � Cn ;a m � � = D m z0 0 r - 0 p -1m ca D z W o z m M C 0 0 0 m 0 z m 2 D o mrnDmmF- z > 55M 0 ao r- Cn � � � o -i � zmXtn - N' Z ntnmcnCM Cn > n �. m m ITHACA NEIGHBORHOOD HOUSING SERVICES cn o -0 M > M M OWK > O- A� o Z fn * 0 � z0E- p -I � DO op N C Z z Co -u O � { z W Unzm0ZD v C� Z " 1 L Iv —� O a �1 -n mO � DOI � Dtnjz m M C_ Go o �_ = Dz _ m � C = nD0 a m , � n � � p0z0 � � � m � T D -n Z m Illomzjr r- pw N) 210 HANCOCK STREET (n N ^ O �O 7Dm _1Dzn � U) ZD` -7 ` J n O -D-I � 0D TI � C � mG7 * O y O J m 0 W 0 TI M z 0 x m . . Z O1 cn OT = p = � � � 0M NZ m v, City of Ithaca, Tompkins County, New York � m � z ► zo = —i � o _ o cn M n z D m m rn Z DO cn � w iv � Z v 011 D 4 C) O D mCn zOmgpmw z Om �C W 3-6 ' � 0Wc � > Wm zooNv m Zn DIF m n � 60 = z mCCom °oOxOpZpm vz'> 000Q- z OC) mO �D m � C-> cnooG 00 5 G) C Z Op m '- �D mnc zr � 0 D 0yp D0 CD D m T _ T 7 z c Dm0 � :z y m C/)c c -im ;Uz oNO C D x �O z = m z V \ m 0 0 En Wcn p D < C o Cf) OD L m 00 Om C z O = O z 00N O D � �n z r m m com C C-) � z m 0 = 0r D mp p D ao Cn _< p0 0 � m 0 � 2D 0D �- / m O D Ef 0 D r C-) m ;;0 Y o DDp Or Tn 0 Tmm O � r Dr_ (n _n m m � � � cn O m = T D 0 � = cn 0 � z 0 z 0 > z � c� T m z U) 0 �_ m = 0 z � z Cn O � � O U'Cn z -nO m m 0 0 C7 r Z C m 0 m y z � = 0 = C T m m D O O z = z m w N 7 Z TC9.-H cn zn7 � _0 nO0Cn � arnu, Ica iv zmpmDOmp •mZ � if W0z <n -p O m � Cm � � m � c � v p 0 > 0 T� c> c-) Mzoocnm mCn ODm � DmD m r * Zm0x000cDmcn Nn � � 0 -niDmpm -ni � m mW � mcOOm W � m� .. ,� Gn z � � 70 0 Cn M I' O � � oozf10 � m � Oz - � cn p mcncn � � CnCn C? mCC00 = 0G) < 0Cn r m � OD � � m � ci� cmnT o T Z = A D Z = = Cz/) Ocn � � p � � � Z Or0Wz r G� `� ynmcnvmicn p � m � - O p ° :z 2-- o � m Z W � O ym C� Om � D O 0Z - 007 0 ib 0 � � � C0U) �1 < 4 DG) 0 O m (no = - O O D 0 Cn r 0 0 � - n � � m - z m z m - m m a 0 z + T W O Cn Cn 0 D Z z D D C7 -zGcn � m D < 22 � z Oa' G > M m D D = y 0 D � z D 0 m � zcnD Dr m omoz � z zr = W � O Cn Ez C � � n m G) \ _ - m �ooA� m C c Cn p G, W O O cn p O N 3'-0" 5'-0"CLEAR m Ef o o z < y D < zOz- � z cn 0 D 0 MC mm m D Cn TYP. MIN.,TYP. cn D N -0 o z o z o o N y o o n r m M � 0 m m t r m m z 0 z � 0 3 � m m n Cnn D D Z7 ^' +® G)En 0 C) � m G) � zD Dy W 0 22 c2 m m r N z O m ao O D Z (n C7 0 D r O Cn p z O m D m M m 0 m 0 r con _n c m 0 ;U m C� Cn O Dz > OO T r w m 00 m N a o ny n z 0 T <n -I m 0 Co z mC) cn Z z M ® � M o m = -0 � m � D o u m m z< m n G0 00 .p C7 C/) z W �o D � o 0 0 000 m O c� p = m 0 m m0 Z z W O Wmo o � z o D r X I M M z x D 0O m M D m — m D O z 0 c 0 ■ 0 -i z 0 C7 O D z z C � C m D v m Oz 2 _U o <Z� m m� m m -n M fli-omm 00 4'-0"MIN. FOOTING DEPTH 4'-0" Cl) � -0 3'-0" 3"NOM. 52, 0 r- I� a� I o o n a� m O 0 m 0 r w 01 0 W ��� Z 0 02 Cn ? W IV — Z D z O m = = r 0 Cn r � M Oo cmn rn p m p m m x m .. M rTJ m0 � � O° � n_ m W x c 2 n z 0 ; rn r 0 Dx 0ooD � zCp :0 x m C7 cn m 00 CCnm rn cc 2 < 0 m m Oz G) m C7o 0 C� cn � m U) M _ m W - - - - M Cn Oo00 cD o m z m m 0 m \ 0 .p W IV - O N O rooD0 -1m � 0W -imD � C� ao nN -n cn oo � 1-M mmm � r m � DD O = Z7r p � � Z7 G) 0CnMcn o O � mOzOp � � OCmp pmr W oc Ln Cn DO � � � n� -FO< cn iv iv � MD In v m � m0 � Dz > � mM - n � cm0 zX _0 Ocn � EjO cn p pCmjz Z = m < � < � cnDCn m W � !!� n ?� p � O � � k� mmc k� TJ DimpzmcD � Cn - cn cn0 Oc z D C C r0 (n m 0OzM �Q -n nm � � � C7 p � m � D nz � D D ,_ D r - rv = Dm � NCnD nm � � °O � O � umi co 0 � m r-- m m N � D w � C� rJO x � Xrn Cn w Zm o m o p � � 'i p mr � , N zDCn cmz2 00 � p o cn r m = cz O � -ice o n z � M r m o � C� < Dp � = � Om __l w � G) D � G) ADD G) G) o � � r- D � � = mDm W CAcnCn W mm � � C� D mm ' D D m -i m C7 0 m 4 � mp n EnX cnzLn pooOCD� � C7 NU) 220 0 m D U) D m0 pcoo m� < � mC7T. D T7 � CCnC z Dm r- W p � m m pcnm DpprZ m .ZD1 � D � = Cp m � Ox a $ _IDCn 00X0m m 1 0 C D D o 0 0 r .ZCJ � C ccn 0 D n m = Z Z m rn 00 co MMM00 m0 � D m 40 0 = 0 w z _ � yo 0cn � n O � � = m z - - 1 z mC0 � O m � C7 %IIII o of T, m � m � pD cn IIIII o C C7 C7 x D W Z - -III-III-III= _ r 0 m m II II III III III o a 3'-0" _ V 0 o = _ _ _ - -I o _ �IIIIIIIIII� III 4'-0"MIN. FOOTING DEPTH 4'0" ° W z co 3 0 3.,NOM. 5z" m o 0.l � _ cn -a e� rn V � Ca n DHER O � n � Z rn cn �_ X Cl) �_ m __ __ o 710 - :M m D D III (IIII — — — C7 w - - - - m _ G) - - - o 0 Z m D--- � - -III-III III- - -ica � .m 0 Z � X � � G7 Z Cz O -- N 0 W w x ,v_ :C7 C7 Z m - .� x _ � ,� C) m o W Z . m > D o z m � . �` m M < Z = . . o o n z z D �C7 �r -I � ptl mm nI W c7 D �� p (n TCn �, m 00 � C7 T O,e r 0 0 0 D x m m z p > 0 Dn n oozm 0P ,v m ooz om z co-- mc0 � cp � 0z D Om OOzcn � 00cn cnG) � C D Dn - o -1DD Cl) 0 Z < � � m O � 0 y Cyr � nm 0 m z m m cn Oz m p z 2 O 0 0 D W m q � N � 0 0 P iv 0 4'0"MIN. 3'0" r To m �I m m z 0OCn U O 0 C �d Cps chi mOOD :�w1� D = ;5ccnn v n D ,rTl �, 0° — c� v c p z O 0 cn m O D C7 — ° 0ccnn Gn ZU) ODC T- 0 � < O0 m �7 N � o fl m N = mmZrD y y .XM > C= r a m C7 � DC7 -I � n m o ° p if m D � if r C m � o0om b = p p g� ° e t t < o_ �C7 — � z CD :U ;U E: 0 Cl) m ' D me M m - =_ �' zcm C� a p y 0 c n - m ppCDD -0mC� > Z cn a m � � cngco �lO � r � in m w r p X O 0 m O o D m a mCn o r- M w.M cn 0 0m r D ° m N OO Z (n O �r 0 D z zj � > Oa n n 0-) ;U --i D T n � o a w n m m w � 001 0 z z Cb C7 * 0 C — T O � � x D y a poz Qcn > II _ - � _ � � Z N Z O ' O � � p O - Z -- -- - ° o D m - SEE PLANS . a a a m Z-6"MIN \ o m cn Z � z m m 0 m e p m X D D z m n � m ,Z�jy � � ooOzLn D D - 00 Cp D cn 0 T cn z 0 r Cn -u � Cn W C� < z r O z 0 0 D m D m c D Z7 p � c0 -n � m � n0 m n tzi� m mo x m D m mv' o � C) I � `� Cm z 6 ? mcp ) G� cnw m pmo mN mcn W w p ca -+ zo m 0 D m C� Z7 0 Cl)p cn w m oo p O - r O D w C Z D o Om O C � X C) D y MX n � � m _ cn o Z � mw p r r mw p wDD z 00p 00 � N r cn m O N � o O 0 z 0 3 m -- D m D D m m > -0 Z - C7 C O r Cn r cn w M X m O cn O c cn r C D z cn m 0 � fJ m z z � O m ; mmp G) � 0 � � O c m D O O 00 D N p D Cp m m D n Z D 3 z m m ocoG) = N N W Cl) Ncn � Z7p oo cnp 0C D C c� m p m � o o mD Dcci» n W 0 � m x x m CA x D 3 o O O z D m r r D m m o C7 Oz _ G) m v v, Cl) i j Z r Cp Cp Z z 0 0 z D D G) C fn -n � o 0 m D m m 0 D m v X p - O O 3 O 0 0 O 0 17 77 C7 D 70 p m A 0 C7 o 0 m D p m r z 9 m � W -n D O CIDm D C cn Cn m _ 2 D o mrnDmmFzD � m - O ao r- WX __jx 0 � _< zmXcn - N� Z ncnmCncm - � 0 > 0 �. m m ITHACA NEIGHBORHOOD HOUSING SERVICES Cn o 0 M > M m Cf)� � o < m A� o Z � fn � C) � Z � � p -I � DO- � oip cn C z z C. O z W Z m ZO z D v C) W o �210 HANCOCK STREET _ N = D z r- m x n y p o m m 4 � -n D � C70Zp � 0 -{ mnT� Y Z m mOmZjr -n 0 0 n O >O Duo > -n MG) O m M07 � ,'I � g -n xm O . . z 0 cn OT = p = � � � 0 � NZ m N � City of Ithaca, Tompkins County, New York � m M z ► o x ° A -� � O = o cn m D N � Z D 6., o00 p D Cnm 3'-0" 4'0" T Cn M z * D m Z = 00 p � p X � � if S M o0 z� o cn > o � C/) c M77 c pm� m � 0X � p �0 O 0 zm0 � D Oooho � 0) G) mG) pD mo --AC -0 � m C Oo (nm -n (n0 � Z D (n� (n St? -n v D m if � --I D D � W = 0 -t � _ O nO o O �N 0m O � z m0 C) = Go z -, n M m Q r- m 0 r -U S z m Or 0U) 0� D zm � wivg w N Z D - � G7 � Z pDcn pr- mm0 z � m 0 00 M T�-m � r- m � r m m � 0 C0 � Z < cnm Tw- c--) cnmpp z00 � m om � � owmmm c) m � � o wz � � z � -i Q° 0 D < m O Z Z Q. m D z c� � r= r= M Z �F ? �F D D cn r0 � � rO � c`, M S on cn � rr on �oMr- r p = T CO o m o o = T Cl) m o 0 M caw M O � ww Z m � 00200 n wm m200 rn CO m m m m D � x m P r m D om zcn C) �. z m oc m0 ' ' MM m c� c � = cmncmi� - Scncn C I � S O p 0 C m m S O p 0 � D G) U) mm zcn G) mmm O = r = cn � � O m � � cn � � N D 0 z o� rDr O D T N z oozDm z z_ D po Dm z �c � _ 0zmn O � �' 0zm0 = DG7 � m cmi� DG) o � � cmi) 070 G) � pm = 0Z7 Tm C) � cmi) mD 00 zD D w N z m m 0 Z m 0 3'0" .' 4'0" 00nDT0 Dmz m0z Dm m0 A OO � zm zm o � T cn zmCn p C 0 S D z C� x A Z - m = r m m c 0 o z m p r = � M o oo z N D -i m D D n n T CO EDGE OFTOWNHOME m D 0 m ' BEYOND,SEE PLANS M 0Tni � n z z xcn -n D rill m 0 m � 0 O cnmm mW D D D D Z Z7 ;O r p z mm -i C) mMmCn 0 "' z 0 m � c m m 0 0 G7 m M D = M z T m � N -i � m Z: Cn � r Go 0 D n O Z o 2 m 0 m 0 OD00 O O O D � O Dm oz "' � _ ZIT Z O O 0 --n 0 -� T7 S � oD W z D mp 0 O p p � z p O N r m m n _ Cn m m m m m D 0 Z CD O -i z z n m m c� mnoo n n SO D D mM x0 � z m m Cn Cn z <» Z M 0 0 D oo co p b 000 m O O M EDGEOFTOWNHOME _ 0 ZI -I EDGE OF TOWNHOME M z_ p p S BEYOND,SEE PLANS m U, U) U) m BEYOND,SEE PLANS Z = M 1'0" 4'-0" m 0 m Cn 0m � Cmn m Dm mm n cn z M Cl) z cn m o n o m 0 m u, oz o � cn oz 02 M 6 = D _ o m -1 Ar � r � Dr SD D r r 0 D n M EDGEOFTOWNHOME E PLANS M \ EDGEOFTOWNHOME BEYOND,SE BEYOND,SEE PLANS m m � Z M � O O O n o n > p p p z r T M 0 r z D m m zC � 0 > � T cn Cn p M z z -n ;;a G) � G) z � m p D m m D m D m n m p D m 0Cn m m o m 0 S r D rr D +/ 2'-0" 4'-0" EDGEOFTOWNHOME BEYOND,SEE PLANS rn EDGEOFTOWNHOME BEYOND,SEE PLANS D r r T ;u M m 0o Dm zc� 0 cn C) p m M Cn 0 mz -PM ? z m m o D z D r M M cmi) m m n 0 � zb 0 0 0 !'gym 00 O O 0 M 0 D 0 0 0 m M 0 r m D m = C Q m D EDGE OF TOWNHOME D BEYOND,SEE PLANS � zp y M m p Cn P ; z G7 cn > � M -n G) n > M r- Cnm T p wiv z mo zm D � M cn0DcnDO - zCZ) � cmn 3'-0" VARIES -0 � mcm = -D m0 Cl)0 �C7 � 0OmD r o � m � 00 � p S D EP z p > O 0 � T _ :L7 w !,F Z D = _ = m o M o A C>') o0o -n o < = D c G7 r p Z r m00 � m G) = ,n � DDZ ;U -n y \ cn � z C) D G) m m pm 0x zcn M � M � o -0 ZD „ � � o O D z G) C) m m m m � � � � r- Cn 0 � cry j p p r D m m o D M n D z z m c n r G) zcn G) DN � 0i � > m W z m -z! o z = p --A c) n z N O z m TO D DOD Oz m Cl) z m > DCn m0C/) X cn 0 m -0 c m < ` M M r- mn cn � U) y m-n 0 � � =0 D n m 00 z -nm z 0 � Z � m 00 z z 0 p G) p M Z p p m m m C) 0m � z D _U -im M m m S O D v Cz) m z ao � � o wm -n ;;a m -i o m m p O p Z7 M Z Cn D m � D 0 o m n 2 o < m Cn < :z D � = r 2 ;a A D o mrnDmmF- zD55m - O ao � cn � � � O � � zmXcn - N' Z ncnmcn m - � C) U) > 0 �. m m ITHACA NEIGHBORHOOD HOUSING SERVICES cn o � - MmM � K > O- A� o Z fn * Q � z0E- p -I � DO op N C Z Z O { z m Z m z D v C) Z " 1 c- N O a -nm0 � y0 = x > c)j0 m M � � � -n n � � oozQ � 0MmnT Y -n Z m mOmzjr ow iv (n N O �O � Dm � Dzn � � zD �� n m o o 210 HANCOCK STREET _ n T o --I -U � � mo � v O � ;U ^' m W -j TI -n O . . Z O cn OT = O = � � � 0 � Nz m c� v, City of Ithaca, Tompkins County, New York 0 � m z ► o S z � o M I I -- I r-- �— -- r L—� F-F 6� 1:lj LIU Lll�J- L M — I — LQ—L IIIH-Ilir' r�TF -- TF - F r ❑ — I 00 ° Sao � � � r _ \bL ffccl F , I oo al 00 � � I L I I Q -- y �- -- ,, I � -JI IL - 1 1 , —J L-- -4J _Qj L4- LL I I I 2 SECOND FLOOR PLAN �`� 1/16" = 1'-0" I I I I HS PLAY AREA (16) 21 / 1392 SF WATER SERVICE 101 &RPZ ROOM 3125 181 -- 337 SF TODDL SR 8-10) WADDLE R(8) INFAN3 8) r— RECNC y � 504 SF t_;; 504 SF 504 SF HS FURN STAIR 100 SF 182 161 69 SF � 2345E OPEN COVERED PARKING 23 VEST 7717 SF ✓ � � O 187 O SF ELEV ELEVATOR 130 LOBBY -1 _ COMMERCIAL 64 SF F 103 V SPACE] 180 233 SF ELECTRICAL FURNACE 384 SF � ROOM 2176 SF 104 COR/CUBBY 183 STAIR � � 36 SF 154 230 SF G C 120 105 235 SF \-5 57 SF ® - KITCHEN (.�TOIL STORAGET LOBBY 2 CO FURN 157A 158 80 SF 185 135 SF 272 SF \� 120 SF MAIL C7 159 � \ S 86RN 107A MULTIPURPOSE — 24 SF 69 SF 8 SF VEST ROOM p 156 120 SF BIKE STORAGE MAINTIMECH 7"SF KITCHEN � PANELS 157 121 122 STAFF ROO 136 SF 134 SF - ❑ 254 SF ° FAMILY 159 PARTNER MNGR OFFICE i61 160 15SSF ———— - - LEASE OFFICE 103 SF 103 SF - 108 —— 157 SF ED FIRST FLOOR PLAN 1/16" = 1'-0" November 24, 2015 ■■ 210 Streetv • . : • W LF Hancock Redee o ment MICHAELS Ithaca Neighborhood HOUSING SERVICES PLANS FILli LANDSCAPE ARCHITECTS EC -TTTTTTT T T Tl�,T,T I i,T T/T"' -t TT T T TTTT Lu •• November24, 2015 210 Hancock Street Redevelopment Ithaca Neighborhood LANDSCAPE , , � ROOF PLAN FLid A,, HOUSING SERVICES ARCHITECTS ALV"IVIIA STOREFRONT,COLOIR PLLI0?60NID-BPS PEARL, ALUMINUM STOREFMNT.COLOR � OVERHANG,MATCH NORIN ALUCOBOND-EYL YELLOW. TO MATCH ANCkERSCN- 3-1 5 30,LRV 98.79 TO MATCH ANDERSOH- SAMSTON-- SANDSTONE BLUE{TRAY � 31LVV#5,LRV 49.98 VO s Ifu e:LU'-Gf;AY, t G?7 ,.- ALUMINUM r.OPING.MATCH MORIN,F31.VE QIRAY,$f2 0.27 O r REdLAP+Id 13FIIOK INC.FiAAhIAR CAROLI RA CERANIC5- �41.11COKIND•I PEA14L,� ff MORIN,[FLUE GRAY.',$R D 27 E ALUiGpQSDMp-UH[CHAR-,OAL. O.B5 SRI:24 MORIN•BLUE GRAY 0.85 SERF'26 � 41 MOVULAR VVHUEH.ALL � TEAKArOCO+�+a LOJR r� BPS-31.LRV 6819 � 0,85 SRI:2b 3wNC•30 LR.f 4.20 r 0-11" . -1 /1 r-lll% rl {f - - GALVANIZED STEEL- SHOP - I . � ---} � �usH Two MATCH MORIN- a - • ALUCOBONd,CNC — - CHARCOAL,3-CNC--V. I • � -- LRv 4.2d7 __j — _ — — — - STONE-CzRAYSTGFI —. — .— —. — . BIH P-LQQR- - — — — - — — — — — - 42T-7114" ALUMINUM 5Td R84tONT.CCLOR i TO MATCH ANDERSON- &4RDSTOdE IT- i L L _t REDLA"D BRICK IP;C.KF THIRD FLOOR rt g, BRICK.OD73 HERITAGE S II.N 1I01 -11 i SEO ti a OF+D FLOC7FR 3U� 4G,41G-,4-AG yam, S. i = ALUMINUM CLAD OVERHANG,MATCH MDRIN BLUE GRAY BARNES&COME ARCAkTECTURAL I a. FIRST FLOOR 352'.g= FO#JNDATION UCOOCHD-Myeo-ow --- - VANIZMSTEEL-SH — ALUMt4'JfhDOOR$,CC — 382'-6` .LRV49 KINISH iQMAIf;HMORIN ICr`A.:.i::HALU iD�7Nl SLUE GRAY-i -- =''L YELLO CORRUGATED GAL'VANIZUD STEEL-SHOP FINISH TO MATCH MOfRIN BLLM GRAY WEST ELEVATION fk&I.VAh ?FD S7'FF9 S 1a WINI$H TO MATCH MORIN GLUE GRIMY MORIN.BLUE GRAY SR — � I }' ■ - - — - �,Li�CO�hIQ- 11fLYELLCI�143 -4 3Ar 0.:7EO.R35 :2£ - �' - MORIN.CUB-OM COLOR TO MATCH; ------� I p ALLIG OBONL7_EYL`!ELLi"iV i - L" _ e -OLRTI-I LOOR tL .— — — — — G '�R :.H- T - —:— 423' -- ALU. OSCND,CNC CHAR - - r AfIf7EkSi iN• •7 V4 3-CN040.tRV 4 41 5$t1 $rcS E kLLFGOBOND•IOP5 PEPRL 3 BPS-30 LRVB®.Tv CAROUINA CERAPACS- _ - --�- REDLAND BFOOK INC. KF BRkCX. 0 TFAKYVOOD VELOUR D73 4ERITAGE 5 414",OU I+k11LAfwl}f3F 1414 ItH,ICF _ r- — RBER GLA,S3 HYBRID%1NOD'S AN3E S 100 SERkES- BRICX,Kl$NERMAGE S J; - Hk RtT',GF C+S aTC}vU GF AYSTOI#E KgCL-i LCIQFL - �- -. r' 2' fi `-T Irr SOUTH ELEVATION November 24, 2015 4 210WOLF Hancock Street vo ment a �M I Ithaca Neighborhood HOUSING SERVICES- MICHAELS ELEVATIONS FILli LANDSCAPE ARCHITECTS OVERFfANG_MATCH MORIN, BLUE GRAY � dLIJG4BLJMO-BPSPFFRL, r 3-APS-30,LRV fig 70 MORIN SL€PE GRAY,SR,0."E REDL ND BRICK INC,KF CAROLINA CERAMCS- ALL409MO-BPS PEARL,3- � UORIN.BLUE C RAY SR E}27 E REOLANU BRICK INC,HAM&R 7 LOORN.CUSTOM COLOR TO J � ALUCOSOND,CNN CHARCOAL, MORIN.FLUE GRAY.SR 0,27 0$5 SRI 26 BRICK,#0731IERIT.AGC^u TUAHWOOD VILLOUR OPS•30..LRV 68 79 a 05 Silt 26 - 41$41 N*VULAR WI IITO?ALL MATCH ALLICgDOND-EYL I 3-CNC_�Q,LRV 4 20 L U S$Z;R F 20 I YELLOW ii V I I Y k —.. .—..-..- FIN TO FL1OZAE SMATCH ER MORIN .1 R 7-P B L1 E —,—.—,— -GRAY- .. ....— .— ,TO? �'-T 31:x* A.aU00aOI D.CNCCHMOOAL, 3•CNC-30 LVA-20 El HERITAi3E CAST VOM- FOURTH FLfCXi 4 VON -ANDERSON 1 W ALLIKUNUMSTOREFRONT,COLOR TO I$S-StNESTONE7 ' ` - WTC14 ANOERSOPI-SANDSTONE q Ir�Ir•�Rx r • -- FRCDLAND ORICK INC,KF h - BROCK,#F073 HERITAGE S • ALUMIILA CLAC ]vERHANG, �. - - - µ -G__ -, •. .• - _ ^ - -- - - F_ _ �.,.'- . SECOND FLOOR R __ C; 404 _6' MATCH W)RIN-BLU=GHAY f41ASOh;FtY.BEkM15k TREK ENHANCE COMPOSITE � 6}ECICIhJC,-SADDLE - - - - - CORRUGATED GALVANIZED STEEL $HOP FINISH TO MATCH"IN-SLUE GRAY FIRST FLOOR_ - - - - - - - - - -- - -- . -- 1. - - - . - .------------------- - -----3�2i�_ - - - - - - - -FIBERGLASS HYBRID WINDOWS, GALVANIZIED STEEL-SHCP FINISH 1 ARNIES 8 CONE ARCHITECTURAL � AL.,,1MINUM DOOR COLOR TO MATCH ,4NDERSON 104&ER ES-SANDSTONE TO MATCH MMIN-'SLUE GRAY MASONRY,9EAAMISH ALiCOSOND EYL YELLOW EAST ELEVATION MORIN-81.41E GRAY,SR R7.V E 0.99 SRI 29 6k2JA NIZED STF_IrL- SHOP r IHIC,^I TO I%lATCH PAORIN- UL UE GRAY REDLAN D BRICK I , KF_. — .— . — —- -- T9T,cIFFE v1.II _TIC,_ R�RICK, 9073" AGES MORIN-OLISTOM CO-OF 1¢6 I ' REIN'AJG BRI�K 4W4. KP 13 bCK. TO MATCH ALUGOEMD• I� �I� OV-4 HERITAGsr S EYL VELL.CWAZT 114* III nuo(3l3CYVI),CHU;:►1ANWAL. ALIJCGE014D- EYL 3-CI IC•.1C.LRV 4 20 - vELL , vL%lV-a6 LRV 49 55 FIERIi,4G,ECAST STONE- -GkA'(Sl'ONE— S i k f��d'�:iN9T•C'C1QR`C -,�-.-.-�,�,.-.,...r-.--- --• - - ��eIIT n MATCH I-NDEI;&ON, - SANDSTONE Y � ALO(w4}aw•BPS PEARL, - 3_sP&30':_RV 89.79 G-Eq NE FLC+OR EsAP,,jE"S$CONE ARCHI.11C1Lff�A4' C}NKY #WSH F113ERGLANS HYP+RIn kMINDi WI ',-AL04DEFR60N 10@ CORRUC,ATEO GAL%'AN SEfviES-SANDSTONE STEEL.SHOP=INK-i•I MATCH MORIN BLbE -_- -- . -FIRSTf9Z-a' 39L B' AVER'Ai g lafty)E - - - - NORTH ELEVATION November 24, 2015 210 WOLF Hancock Street Ropmentedeve a �M MICHAELS Ithaca Neighborhood HOUSING SERVICES ELEVATIONS FILli LANDSCAPE ARCHITECTS CERTAINTEED MONOGRAM 4 - CERTAINTEED V[NYL TRIM - DOUBLE 4" CLAPBOARD — CERTAINTEED VINYL TRIM - NATURAL !CLAY SANDSTONE !BEIGE AMC VENT FLAGSTONE CERTAINTEED CEDAR IMPRESSIONS — CERTAINTEED CEDAR ASPHALT SHINGLE, CERTAINTEED LANDMARK OERTAI:NTEED VINYL TRIM — r' DOUBLE 7` SHINGLE - AUTUMN RED IMPRESSIONS — DOUBLE T' DESIGNER SHINGLES - WEATHERED WOOD SANDSTONE BEIGE SHINGLE — SABLE BROWN CERTAINTEED MONOGRAM 45 — DOUBLE 4" CLAPBOARD - .. SPRUCE CERTAINTEED VINYL TRIM - { DESERT TAN BOTTOM OF TRUSS 41 1,-- CERTAINTEED MONOGRAM I 46 — DOUBLE 4" CLAPBOARD — _ _ �I n; ' I FIBERGLASS HYBR.IDWfhJOOd, AUTUMN RED -� I ' d ANDERSON 1 DD SERIES — SANDSTONE SECOND FLOOD CERTAINTEED VINYL TRIM - I _ NATURAL CLAD I„ FIRST FLOOR - 393` - 6 iF!qFlffifflfl r'rl a.:. ,� FLOOD PLAIN . ..- lion lint �. AVERAGE ' RADE WOOD LATTICE SCREENING FIBERGLASS HYSIIR0 '�WINDOW aCERT'AINTEED MONOGRAM 46 - h' CERTAINTEED MONOGRAM 46 - "Inr,, III, Al RSON 100 SERIES - DOABLE 4" CLAPBOARD DOUBLE 4" CLAPBOARD - SABLE AVE TOP OF FOUNDATION — . — - — - — - — - — - — - — - — - - — - — - — - - — - - — - - — - — - — - — - — - — - SANDSTONE- - — - — - — - — - — - — HEARTHSTONE - — - — - — - — - — - — - BR�p,WN- - - - — - - - - - - - - - - - - -38fi' - ('— INTERIOR STREET ELEVATIONS CERTAINTEED MONOGRAM 4 - DOUBLE 4" CLAPBOARD - FLAGSTONE CERTAINTEED VINYL TRIM — SANDSTONE BEIGE ASPHALT SHINGLE, CERTAINTEED LANDMARK DESIGNER SHINGLES WEATHERED WOO[ BOTTOM OF—TRUSS CERTAINTEED MONOGRAM { 6� 46 - DOUBLE 4" CLAPBOARD - { AUTUMN RED SECOND-FLOOR - - - - �, - 40 ' - 73{4" -_ FRTAINTEE D VINYL TRIM NATURAL CLAY . r FIRST FLOOR FLOOD PLAIN q 391'' z C GRADE WOOD LATTICE AVERAGE AVE ERAVE TOP OF— SCREENING FOUNDATION FIBERGLASS HYBRID WINDOW, ANDERSON 100 SERIES - SANDSTONE NORTH ELEVATION November 24, 2015 210 Hancock Street Redeve o ment MICHAELS a �� : aor r WOLF Ithaca Neighborhood HOUSING SERVICES TOWNHOUSE ELEVATIONS Flkli ,& LANDSCAPE ARCHITECTS CERTAINTEED VINYL TRIM - SANDSTONE BEIGE CEIRTAINTEED CEDAR GERTAINTEED MONOGRAM 46 - IMPRESSIONS - DOUBLE 7" DOUBLE 4" CLAPBOARD - SHINGLE - SABLE BROWN GERTAINTEED VINYL TRIM - NATURAL CLAY AT-FIG VENT SPRUCE FIBERGLASS HYBRID WINDOW CERTAINTEED CEDAR IMPRESSIONS - ASPHALT SHINGLE. CERTAINTEED LANDMARK CERTAINTEED VINYL TRIM - ANDERSON 100 SERIES - DOUBLE 7" SHINGLE - AUTUMN RED DESIGNER SHINGLES - WEATHERED VVOOD DESERT TAN SANDSTONE CERTAINTEED MON013RAM 46 - DOUBLE 4" CLAPBOARD - FLAGSTONE CERTAINTEED MONOGRAM (DER FAI NTEEE) VINYL TRIM - SANDSTONE BEIGE 46 - DOUBLE 4" CLAPBOARD - AUTUMN RED pr BOTTOM OF TRUSS 410' 8 718" CERTAI WEED VINYL TRIM p NATURAL CLAY SECOND FLOOR 4D2' - 7 14" p I FIRST FLOOR WH N-Qh WMIJ HVIN FLOOD PLAIN mm tl VVDOD LATTICE SCREENING CERTAINTEED MONOGRAM 46 CERTAINTEED MONOGRAM 46 FIBERGLASS HYBRID WINDOW AVERAGE GRADE, DOUBLE 4" CLAPBOARD - SABLE DOUBLE 4" CLAPBOARD ANDERSON 100 SERIES - 390' - 3" - — - — - — - — - — - — - — - — - — - — - — - — - — BROVVN HEARTHSTONE SANDSTONE — - — - — - — - — - — - — - — - — - F- - - - - - - - - - - - � A V E IT(0)PP 1000 NF 0LJ'NDAT 386' - 2" LAKE AVENUE ELEVATIONS FIBERGLASS HYBRID WINDOW ASPHALT SHINGLE, CERTAINTEED ANDERSON 100 SERIES LANDMARK DESJGNER SHINGLES - SANDSTONE WEATHERED WOOD GERTAINTEED VINYL TRIM - DESERT TAN CERTAINTEED MONOGRAM 46 - DOUBLE 4" CLAPBOARD - SPRUCE BOTTOM OF TRUSS 410' - 8 7/8" SECOND FLOOR FIRST FLOOR FLOOD PLAIN d 391' - 6" w, mki w ffil AVERAGE (.]KADE VINYL CLAD WOOD RAILING CERTAINTEED VINYL TRIM - DESERT TAN 390' - 3'' AVE TOP OF FOUNDATION WOOD LATTICE SCREENING SOUTH ELEVATION M 4 November 24, 2015 TjR;'G' '-wi rl WOLF 210 Hancock Street Redeve o ment MICHAELS ka. Ithaca Neighborhood TOWNHOUSE ELEVATIONS 1 \l/ ,& HOUSING SERVICES LANDSCAPE ARCHITECTS I S i-a �' ,- .. • _ t {'. 1� '` � �+� � � � t ir�x��� er � ` �. �� '° t �� '�'� �'�:`��d� � .. � z�F � r •S" "K ..R - 'y�r 1 - w.i y i� �� *�, ,� q -a-- - .. r -•gyp- ! Ar_ - • i*. .. At, ! s"- ` T•r tv} ' .' -sr ' �� L� i1! o„e - i " a _ - T[alIl i '-f f R ,r-.' f y„ ' • * q - "'� " -V lamp n _ o _ Y a•= ,. rl.K ` _ +c,.���y '—.. 'r,- r - ram, •� i Now lie IF to qr t .r•t � I �,,z — . '■i 1. �' �• r _ a� y LI._ use - _ r•r `��, �! :�"'�+� .iF `' -�. } , r'di t 1 # ' or f AL 160 , P dq 10 • WiN' Y" •',�5" f_ 'A_I• �. s�,y 4 Ff v'Y = {sy t �, y1 r4- ; Z - �1. -• ` °-'r-«. .d i '��� � 'r.�_. _y - ' - rvrn„Wi/t��l#". - ^ '- AI, `'i'� �� j ,: ' � LL .� -. , -P - R ° �,..�y _ r a , - s a i 7v W PIL In t i 6 t a' ` "�..-Y $ 1 �_.. V 1 _ _ .. r�.S- .. - J•� — I �L. I lit, � e I�11 - " r fit _ .... 1 i- ICI, I _ �:+ �—,�• � ,��?a � f,l�I - Row- 1 ,1� 7Tom i ++i, ,_., I i4 .-4y� I f I �•I ,�..Ix�.�., ..r r-' '' #-� i �. i { � I , s rt, 91r.� 1 L _ � _ •'� MIN Vw - 10-11 AL 11 I`�411IAAI&A —06 , i b " .- L 5 e II � � � L� ♦ � 1.,. r , Z. NMI ILI �,I# � #'y►q •� dle,�b i- ` � r, ir�''ti. } `� � - •yl •a +• 1" _ � � � 1 I �� ri r ��. � 14 1W r +'¢ . '� •� P'b �.� 9w lEfi � ,� i Y ;RI - � -`, '.,,3T 41 :� • •. r ^i ;!s y -r a ,ll ,• !I I "sr L ''kA r y16 - 1 p _ - ■ .. y ■ Imo' _ +y► i y F i Yr r i ; .r : - - 1 y '• ,�. fig AS ,k „ - - r♦ i* fit-. _ - _ r + !' •. - ..- • r I�{"Lfg1T�',II� {'- ,* r --{'�'*y.+ _ .t 'T3� `# ' �1 - '`•$ _ `�5 , _ - .ate.- .*�,'- I , . ■ M IR 'dW1 y .i' 1• u�s iL I ' �a' i ti ¢ r , r , . r 4 , .. �� .+ "Iry � ' �` � 1. y ,y s {�; - _ � -•� K "�' 'toy y. I0 r I mil «' vI Y:� - } - d�! 'k. 4= ,",, - e fit•._ 't s "�: ,;.y,":•`f �,1#' •,: ,'�i'r, ,�` - - 14 , - x , �I J !„ . F ry _ - • " k u I I a �� x , Abu LCook 1 '' A :+Av 1 � 1 11 1 11 1 • • 1 _ _ -ffii —� • TROWBRIDGE WOLF I / LIMA / / / �-fH- MICHAELS ir VL�. I HOLTARCHITECTS - Jw bir do -% IN�P! ; �Y y� y���F,�` �"is• � a y � °f N' t$a y� ' # '!° �Y .:�t � '� , ! # 1 4 it AV 46 ir o Jole ! r ��• �}• � r � '• fie- �� � - �w. - �� � _ , a v.. e ' lF mR• 1� dd _ _:!'."4L :F{R • ,r w „*.•.f 'Ik a it ,r-_ �I ��� ::1 1111'.,. P V' w. t' ,% p v f ' ,k , a 4 _ • N s I i► " •y Y r�`.. + �#i v ! i y {R - " ` y ,..> �. - � J.Y} 7 -..ii` �.4T_ ,_ _ rA5 X■ _ , ,; t — 4 . rA14PR • tiRry,. "� _ * . 6 , Rjj d 'T �+ � " .. - ..° T •frr' ■ �'r ., , �1 1 N f,,Re . - �� ��,f, s�, r 4 ' ` •' ' FPNNIIYI i P • .i-a 'w r Tt� ,.•+L: � v `d'1. - .- �. '�', �'•, -�,, "_ y,+�tF� 1 ., + y� ,�-., -..-. I� - _ -"f r- r:���' 'f.� P�+p�` r �i'• - r .. � - �..- .�s •' -'* "Y vl� iii -.°- 'alr• . ..�� " . i I� - •�_*! r+ +< - y� Pr �.� ., �" '�, -- :'_�. .,t -'-�. 4 �.�_ i:� -.•I 1� � y�;�9... - � +' �■ C � f fYYf• �p P f �, �- � _` .- . r.r , + •� 'fir- ! r' p Ron _ I .e -y- -�_ - :-,fix } -'..� : � � � � :I �+■��4■ • - 'Y,,�,.t may' s,' } . ry 3 - , p -� � - ..'��,,a +. at•� _ j ■` i I - ��RR r , � - }.I Pl,�i.,q--. !tlj,!I�4.•. {'F�«.'r. ,.• _�,� I - �9 �v �wi'n � I � � - - I � �,. .ml - — .y. - «, - �`--' '-- --� __ � " 1 I �„�-:�'�� � �" '`�~ • -- ot« ter. � YYYYYYR ti a Imo+ �a . . ; ;Ir y.. •�. - - • Yam' r , +oa 21 46 Air- +I" ~ ► ��° wP • i , "�`-,��,' •N' Ij Y.■,e+�t�'j,', �. !'At,r�,�}�. _ + '".rep': f 1 � w+ - ■ 1..,,.+ � , Y \ jam - r Ilk F � r4" Y ■ �,,1 y 441} ,� ,m—,a � i� �,i`r , f+1'�~ }F} _ •�..�` --. �� "}��I RlyJr r • , e r 1 Y k , Y — R e L ''"y! y R • g I -�' ,, /-�, r 1+,,� I • ,-. a .� +s. �] . +..,� '•" !#• f -- ■. " "�`" a i N 'is I4 kip " . " x _ + � t 7 � t . r''7PRF! 1CI i "' S. f y{ ,.� P:.� n•-,1 T '4•F ,�A - -- # ��;y-„ # � ■ ��a A� �+F aj,�. " r � r _ ,. , S � \1rf' �-•r , -� � R��° .R Fa r�,..'}. ■,-~; Y: •Sr ^r a " ._ , .P �- '� y ■ :i� k -•l • __ L Y. ,* " C. x - " sr. i m _ " >: i ' �':i � it ti. y4,. +' _ r• i I .. R k - .• ' -Iti, i�. P " « R 11� ey ,, _ L R ♦ _ J"� �--i. ., .? �,� *a}•,. ��.m "' it'+l #' � '-� w • �• � �. ! .fir * '1. r �„ Y +�$ ,� �"''h ..,° ° , ir. R �. ��ir. Y„ - �g I �t __�" II I, C•' I� � +M�, r;f -I ;1'` / 'r ' ,;�.;'"+� ^�■R' _ li 'rk r a,ts', ' t, r '^"� Sr ` r � F 1 � � l�Y r' I � a r IT, 40. � ■ '�14 f 3 I skir qL fflk +�' + ■- y �, a # � ti � r - ,. .�Irk �� ., P ,. � � _ � R _:� h. • 1 Y r � , " � � • s " » 46 V lot- od a " " i r.Ar rm � I �' '.,,,. " ; •,jtY m.,. If,m klr. +! '_ � 7' - -- - -� w ''� I.'-f of do VK- ` � •I ,�,�,e' � p �' "��� R _ sly "` � � fi a� �-r►YP �' ,. y CFI ` - _ — " 4 " - ' II 1.I� .{' �.�.,!-i-�;'r�t � '. � - + �" ih- tF- r♦Y� I .i - fi t- .. I, _ m 6 1 _ _ -ffii • TROWBRIDGE / / WOLF MICHAELS f � �I — HOLTARCHITECTS 1 2 3 4 5 6 7 8 9 10 rt W _ I W I \ CONCRETE WALK °?\ CONCRETE WALK0 NO v o, \ no O� 388.5 — 1� 0 88£ \ c�"� � I o G , _ — CU R CURB — — J UR _< II CUT _� CUT o CUT CUT V � co \ II \ 2Cn _ Jn \ 12" CAS RT I on8j o \ rt � m W W 12" CAST IROW W W W W W W w Architecture W � LL — -� � N� � Planning fi INV=379.6 � � � 0•g8� $° INV=377.8 SO INV=377.7 $OINV=3 9.8 S° 24" PVC S° i 24�p PVC $° 24 PVC S° S° / INV=376.5 jjl� Interior Design C RB Z � / / gO INV=371.4 SO CUT p �Z CURB CURB CU/�'B = Z a nD ' CUT CUT _ C/ _ TT- L \ = Ithaca NY 14850 217 North Aurora Street N O.H.— o. . o o.H. o O.H.- o o o.H. o oi. o o.H. o o.H. z W H� p 607.273.7600 f 607.273.0475 ccn \ c Z / Q c c I ° cbbc � / c y CONCRETE~ WALK CONCRETE WALK N. IN =383 s 'TREET INE \ � STREET LINE � rt g,PVC IfyV= IN =385.4 12" D INV= 8 .7 /N!\ 8S \ o „ Z z \ N W I F \� _ I : l o �890 m — _ N w I T.G. MILLER P.C. F W ly St \ o a 388.0 C NCRETE I m I °' rn w z I oo / ENGINEERS AND SURVEYORS Im \ \ I I I 203 NORTH AURORA STREET ITHACA, NEW YORK 14850 J r \ n \ co 00 J c� WWW.TGMILLERPC.COM / 1 m St _ \ m / I o �z 607-272-6477 I I 3110 n ~ c rn rn 1-410 8 T8F U 00 388.5 m V I n NewQA WARNING:State Law lfor any ation of m — rt m o� 00. person, unless acting under the o direction of a licensed Architect, to alter this document in any way. _ ` I I o I o / �' I w I If a document bearing the seal of = W 89.0 \ _ \ 14 1 an Architect is altered, the 1 N I \ \ I I m / / I altering Architect shall affix to . a I such document his seal and the -Ijr rt \ / N notation "altered by"followed by o� z z I = his signature, the date of such alteration, and a specific / — o �r c) description of the alteration. E \ f E z REVISION SCHEDULE ~� I _ NAME DATE c�rn o— / I I I I � ? � n � I u ��w o \ c ��� a cur \ I n D c l o co �� _ n D W rt � U) W ° N I I I I rt I a � � W U o �' ,, I I I I I I 06� -� W \ c�R 0 B II I J i o ��Re F �`'T W � 04 W CO I _ o 0 I wl II W W U Z Z C b �9, a — C 1 H cn Q \ I I I I 38g u �� o ~ W O Q a Q O I o I I cn I / \ W On c� oho I I I �� czj I Im o o I I I I cr o Ox \ z I O _ — 1 Oo V) m m z l ti O W I m a I IN os ° � 1 � O W V O DEE � I \ ,I . m w D. O O /� I o QS� 'b rt — Z w 0 l O tp �— m N p En N o D 0'06� \/ g'69 „z,� O 1 (f� z V B / / ~ \ ' / Z� OBI L z B � Q p\ STREET LINE _ _ _ _ _ _ _ _ _ _ s --STREET LINE --2 o m �� CONCRETE WALK o I I z N I APPROXIMATE STREET LINE y c� 41 CONCRETE WALK c I / W p O Q coNCR�F 0 0� / vni O D oo \ N v z �b x 3 60 \ � r '80 CU r r —� �� / -- 2 / I C 84.1 / 89 0 / ° 0�4, ) ��0000 W r cm N �UT EDGE OF PAVEMENT o m - 0/ 12 \ ( O i / '��° f �9 N c _K _F`GE OF PAVEMENT z M / _ \ E 390.0 > A �3 5 � ,s o o L 11 _ / 89.S_ o 301 DATE: 10/30/2015 390.5 ] / c�, �I 00 � / n PROJECT: 2014055/E14-30 / W EDGE OF PAVEMENT / o' OTHER: 00 °i o 0 EDGE OF PAVEMENT / ) 0 DRAWN BY: TRT/DAH 77 O.H. O.H. O.H. O.H. O.H. O.H. O.H. O.H. O.F�— EXISTING W� II z II z II Z II Z II Z 0o We WC W� We II z II Z QQ ao W� 00 CONDITIONS A A N� �� N.p N? N.p N{a fad O_. O m DATA GRAPHIC SCALE m r m CASCADILLA � �EEK 0 20 40 60 GEN C100 1 2 3 4 5 6 7 8 9 10 / T G L4- I �oJ T. G. MILLER P.C. / 0 ENGINEERS AND SURVEYORS / o 203 NORTH AURORA STREET A �y> OJECT ITHACA, NEW YORK 14851 F ATION PHONE (607) 272-6477 s GJti / �ZG O 5 ��ALi 0 �� P Li LLJ CASCADILLA STREET Z 0 N z I _ O / LOCATION MAP N U /F— v PAn V >o / a� Q Z S 58'54'09" W 173.01' Q Z z _ STREET LINE 0 QZQ — — — — < ^ c CONCRETE WALK G - CONC WAL FOOT BRIDGE F— Z) CURB CURB � N O GUT + N a ,��° H a ADAMS STREET o6 CURB C7 FACE E F Q O • 11,111 O O PIN G FOUND FOUN STREET LINT 9.4' S 58'54'09'W 79.50' PFOUNDI L STREET LINE N 58*54*090 E 269.03' W 3 h No. 423 FIRST STREET o INSTRUMENT No. 2014-08025 rn o I w b g TAX MAP PARCEL No. 35-3-1 b a w w y z a W m U W W PIPE N 58'54'09'E 79.50'— — PIN J FOUND FOUND �V 3 U HATCHED AREA INDICATES PROPOSED LANDS OF THE CITY OF ITHACA 3 I TO BE DISCONTINUED FOR HIGHWAY PURPOSES. I AREA=0.564 ACRES z x W p3 No. 210 HANCOCK STREET s o INSTRUMENT No. 2014-08026 U TAX MAP PARCEL No. 35-3-3 L. z O I h a U F r LLJ W TITLE INFORMATION 3 LLJ Lry N PARCELS A & B V I ITHACA NEIGHBORHOOD HOUSING SERVICES INC. Warning (n � o 1 INSTRUMENT No. 2014-08025 S 59.00.06" W 101.84• Z ALTERATIONS TO THIS MAP NOT "U INSTRUMENT No. 2014-08026 — — — — CONFORMING TO SECTION 7209, 3 TAX MAP PARCEL No. 35-3- 1 PROPOSED NEW DIVISION LINE �� SUBDIVISION 2, NEW YORK STATE EDUCATION LAW, ARE PROHIBITED BY LAW. TAX MAP PARCEL No. 35-3-3 HEREON ARELVALIDTI FOR T HIS MAP AND ONLY IF b AREA=2.012 ACRES TO STREET LINES I A J SAID MAPEORTHEREOF COPIES BEAR THE LANDESUIRVEYON SEA RLWHOSE OF E LICENSED Z 0 SIGNATURE APPEARS HEREON. U I► V DARRIN A. BROCK, L.S. Q) N.Y.S. LICENSE No. 050597 I z " I r ` NOTES: _ PARCEL A V I 1.) THIS PROPERTY CURRENTLY HAS TWO ONE STORY BUILDINGS AND AN ASPHALT AREA=1.631 ACRES Z PARCEL B PARKING LOT THAT ARE PROPOSED TO BE DEMOLISHED. NO SITE IMPROVEMENTS SIGNATURE TO STREET LINES a AREA=0.381 ACRES SHOWN AT THIS TIME ON THIS SUBDIVISION MAPPING. LICENSED LAND SURVEYOR 0 2.) REFERENCE IS MADE TO A SURVEY MAP ENTITLED 'SURVEY MAP No. 210 W 3 TO STREET LINES 3 HANCOCK STREET AND No. 423 FIRST STREET..." DATED DECEMBER 9, 2011 AND LAST REVISED JUNE 11, 2014 BY T.G. MILLER P.C. - I bw ) Y la ua 3 0 Y a r7 W Q U W W W W O U I I LIZ. �j S 59'05'09" W 166.24' N 59'05'09" E 101.46' PFOUNDL 1ss —ST SET LINE _ _ _ _ _ _ _ �c PFOUNDIL CONCRETE WALK LINE CONCRETE WALK N 5 0509" E �$ Q 3zoo, URB URB CURB CURB J CURB Gut CUT C ralfilrr /Atff�fff U1 HANCOCK STREET BRIDGE '� .•• co CURB CURB i C CUT CUT • :,�v;f;_� �•� � j V CONCRETE WALK m 5 �i •. V'Si•Oi' • `frV\\\\ • _3 f�if,, CrLAND U DATA GRAPHIC SCALE DATE: JOB No. 11/24/2015 O 30 60 90 SCALE: S 1 4-808 1"=30' DRAWN BY: SHEET DAB CHECKED: q 1 OF 1 DLD PROPOSED RESOLUTION City of Ithaca Planning&Development Board Preliminary&Final Approval Four Multi-Family Dwellings 215-221 Spencer St. November 24,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for four multi-family dwellings to be located at 215-221 Spencer St.,by Noah Demarest for PPM Homes (Ed Cope), and WHEREAS: the applicant proposes to build a new multi-family "pocket neighborhood" on a hillside site between W. Spencer St. and S. Cayuga St. The project will include four buildings, each of which will be 3 stories tall and contain 3 units (12 units overall). A 12-car parking area is proposed with access off S. Cayuga Street. Site circulation will be organized with a series of landscaped stairs and terraces that connect through the site. The project also includes lighting, retaining walls, and landscaping. The project is in the R-3b Zoning District and has received the required Area Variance for parking, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on June 23, 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 July 28, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on October 27, 2015 review and accepted as adequate a Full Environmental Assessment Form(FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff, and the following drawings: "Survey Map, No. 215-221 W Spencer Street, City of Ithaca, Tompkins County, New York," dated 2/15/12, and prepared by T.G. Miller P.C.; "Site Demo Plan and Layout Plan (L101)," "Grading Plan and Planting Plan (L102)," `Site Section (L501)," and "Site Utility Plan (C102)," all dated 9/17/15; and "Perspectives (L001)," dated 8/6/15; and "Area Plans Buildings A & B (A100)," "Building A Elevations (A201A)," "Building A Elevations (A202A)," "Building B Elevations (A201B)," "Building B Elevations (A202B)," "Area Plans Buildings C & D (A100C)," "Building C&D Elevations (A201C)," and "Building C&D Elevations (A202C),"dated 7/8/15 and all prepared by STREAM Collaborative; and other application materials, and WHEREAS: the Planning Board did on October 27, 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 November 3, 2015,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. Written approval from the City Stormwater Officer ii. Any work in the City Right of Way will require a Street Permit Moved by: Seconded by: In Favor: Against: Abstain: Absent: Jones-Rounds Vacancies: 0 WHITHAM PLANNING & DESIGN, LLC November 19, 2015 Lisa Nicholas Senior Planner Department of Planning and Economic Development City of Ithaca 108 East Green Street Ithaca,NY 14850 RE:416-418 East State Street—Supplemental Submittal Dear Lisa: On behalf of the Applicant,East State LLC,enclosed please find the following documents as a supplemental package for the review of the Planning Board for the proposed 416 East State Street Project located at 416-418 E. State Street: 1. Project Drawings a. Revised Proposed Landscape Plan b. Proposed Signage+Proposed Bench Detail 2. Sound Engineer Report from AVL Design,Incorporated To compliment the revised package submitted on November 12,2015,the additional drawings provided in this supplemental submission describe further details about the project.These changes are in response to comments we received from the Project Review Committee on November 17,and in response to concerns of the immediate neighbors. The Proposed Landscape Plan includes a connection from the Argos parking lot with a stairway,a connection from the sidewalk on East State Street,and a designated smoking area at the front of the property.A formal entrance zone has also been created by moving the parking area 8'away from the Main Entrance.At times,this entrance will be closed off with a chain as indicated in the Site Plan. Further details of the landscape palette are also provided. Bench details are also provided to describe the height of the bench,which is 4'and in line with the loading dock. To address concerns about noise and smoking,the lounge programming,circulation,and egress have shifted towards the southwestern corner of the property,away from residential neighbors and towards East State Street and the Argos.Seth Waltz,President of AVL Designs,Incorporated,was hired by the Applicant to do sound testing and develop recommendations to mitigate any noise that would result from the lounge programming.Testing results are included. We look forward to working with you and presenting the project at the November 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 THE PRINTING PRESS Ilks J y y _ e vl R PLANNING BOARD - SUPPLEMENTAL SUBMISSION: NOVEMBER 19, 2015 WHITHAM EAST STATE, L LC AY" "ON"Ors DL ARE TT 1'1 . IVG & 1.II SI(,N, I tC AKA R C I I I T E C IN UNITY INN LLC (R.O.) ( / I h •6' 549343-003 I ' I a I No. 4 0 .2' LEA 3 MAIN ENTRANCE 1 BENCH OFFICE LOUNGE I I o 0 SMOKING r HOUSE RULES AREA 4' 8' SIGN 1 \ .......................... CHAIN LEGEND ADA ENTRANCE SECONDARY ENTRANCE OFFICE/LOUNGE/RESIDENCE OFFICE —DOWN SPOUT a ®—LIGHT POLE E.E.—ENTRANCE ELEVATION I O—UTILITY POLE --- I al I Y Ir UP 3 \ / EXI � U I 96.1't ALONG T E TO WEST LINE _ YLER PLACE TREE?LINE PRINTING PRESS FLOWERING EVERGREEN TREES PLANTS SIGN CURB FACE EAST STATE STREET j1A 1 1.5't I November 19, 2015 THE PRINTING PRESS PROPOSED SITE AND LANDSCAPE PLAN - DETAIL 4)WHITHAM Ithaca, NY 1" = 10'-0" PLANNING&Di:sicN.LLC Page 2 MAIN ENTRANCE House Rules BENCH OFFICE / LOUNGE Please, easy.speak . � � p YrL Keep your voice at a reasonable level. Please refrain from SMOKING HOUSE RULES yelling, cursing, shouting, or raucous behavior. AREA 4' 8 SIGN ....................... ... CHAIN our Respect nei hbors.g Speak softly. We thank you for your cooperation in helping us to be a good neighbor. — PLANTING HIGH BACK THE PRINTING PRESS O tounge /l/ A/ 7 November 19, 2015 THE PRINTING PRESS PROPOSED SIGNAGE + BENCH DETAIL WHITHAM Ithaca, NY P1.\xixc& o1IS1GN.11.0 Page 3 East State LLC, 59 Powers St. Brooklyn, Suite 1 avl designs inc. Brooklyn, NY 11211 Mr. Benjamin Rosenblum Mr. Avi Smith Noise testing and Simulations The Printing Press Site 416 E state street Ithaca NY 11/16/15 PREFACE A meeting with some concerned neighbors was held when we were on site testing, and we address some of their concerns in this report. • (The Argos Inn patio was discussed with neighbors but it is not in our scope of work to review.) The residential areas represented were State Street - Front and to the side of the venue East Seneca Street—Behind and above the venue Schuyler Street—To the side of the venue rear CONCERNS The primary concerns with the proposed venue at 416 East State Street(The Printing Press) were discussed as the following: Item 1 Potential Noise emanation from the building interior—noise from patrons, program music, and live music. Item 2 Potential Noise from an Outdoor smoking area Item 3 Noise from traffic and the parking area shared with the Argos Inn. REFERENCE NOISE CODE • Summary-The City of Ithaca Noise Code references maximum levels of 50 dBA in the evening hours. The code also states that unaided speech should be inaudible at 100 Feet, with exception for spontaneous laughter. COMMENTS • While 50 dBA is a reasonable number for a residential adjacency it should be noted that 50 dBA is a numerical reference level and does not relate to audibility. • Any sound music, speech, wildlife etc...) can be clearly audible at levels below 50 dBA even in the presence of 50 dBA traffic noise. During tests crickets were clearly audible above 55 dBA plus traffic but their contribution to the tested level is nil. They can be heard because of their distinctive sound AVL Designs,Incorporated•1788 Penfield Rd•Penfield,New York 14526 Phone(585)586-1100•Fax:(585)586-1143 EXISTING BACKGROUND NOISE At all test locations around the venue average traffic noise ranged from a low of 48 dBA to a high of 75 dBA. The 48 dBA low was recorded with no traffic on East State Street. These tests encompass a Friday and Monday night up until 10:00 PM Traffic Noise BackgroundTests 80 —Site G-1 - 55dBA 0o 70 'al —Site G-2 56.9 dBA .5 60 — —Site G 3 59.1 dBA 50 a� —Site G 50.3dBA y 40 Site D 146.6 dBA m cu 30 Site D 2 52 dBA 20 Site E 54.1 dBA 0 10 Site B 52,4 dBA 0 Site B 62.5 dBA l� Ds0 coy 00 coo �O 00 �O 00 00 00 00 00 00 00 Site C 175.1 dBA ti ti Frequency In Hz Site C 2 48.8 dBA Notes: • No noise from the Argos was evident in any of these tests. • Approximately 10 People were on the patio at the Argos during these tests, but speech when audible did not affect the background levels being recorded. This data represents average background traffic noise in the area taken on the night of the tests. TESTING INTENT • Our testing is primarily intended to address the noise code as written. We feel however that due diligence would require we comment on what we suspect neighbors would want, which is not to hear sounds added that are not already present in the area. ■ There is significant traffic noise in the area, quite a bit of foot traffic and speech from students coming down the hill towards the commons, as well as local wildlife sounds (Birds crickets etc...) TESTING METHODS • Our testing included averaged noise dBA levels as well as a logging system. Our logging data recorder records date, time, location, noise level, frequency content in 1/3 Octave, and an audio file simultaneously. This allows us to play back the data and hear what was included in the data at any point in the test and to review the tested level at the same time. (This data can only be played from within the analyzer software.) SITE TEST LOCATIONS —SEE ATTACHED TEST MAP • Note—Some locations were dropped once we were on site because they did not make sense acoustically once we had tested some other sites. The sites left in the testing plan satisfy the testing needs to assess the Printing press Location. AVL Designs,Incorporated•1788 Penfield Rd•Penfield,New York 14526 Phone(585)586-1100•Fax:(585)586-1143 PROGRAMMATIC USE SIMULATION Item 1 Interior Emanation Potential A simulation was performed inside the venue of a live Salsa Band (Very Loud 102 dBC SPL) which was performed with a high power sound system. During this test there was no audible music observed at Site G, D, or C. At site B there was low level audible music content, but only heard when traffic fell below 55 dBA. • Due to the traffic noise we can't assign a specific dBA number of the music heard as it was not the predominant source. The dBA numbers noted are what was recorded, but includes traffic noise. Average traffic noise was taken off the logging recorder. Samba Band 100 - 90 as 80 70 > a� Z 60 Samba Source 102 dBC a� y 50 -Samba Site B 52.9 dBA a 40 Samba Site D 48 dBA Ts 30 c20 -Average Traffic 55dBA 10 0 Ln O M O O O O O O O O O O O O N d' 110 Ln O M O O O O O O O I'D in O M O O Frequency In Hz When the music was audible the measured SPL in the parking area was 44.9dBA. o While the existing building condition satisfies the code with music at this level, our opinion is that later at night the lulls in traffic noise will allow the presence of audible music could offend neighbors on East Seneca. We also tested with other musical styles more in line with what the venue owners intend for the space in terms of background music and possible live music. When vocal music was present even at lower levels it was more noticeable because it includes human voice. AVL Designs,Incorporated•1788 Penfield Rd•Penfield,New York 14526 Phone(585)586-1100•Fax:(585)586-1143 Vocal Band Test Data 90 oa 80 70 Vocal Source Inside Bldg 93 60 — dBC 50 —Vocal Rcv Site B 51 dBA y 40 a� s. a, 30 s~ 0 20 Lull In Traffic BkGnd 10 40.8dBA 0 1 T T ., Ln O M O O O O O O O O O O O O N d' �c O �O Ln O M 0 0 0 0 0 0 0 110 O �c In O co O O rl i--I N dt l0 O 1.0 r-1 --1 Frequency In Hz During this test the vocal region ( 250—2000 Hz)was audible even with the 40.8 dBA traffic background. SUMMARY AND RECOMMENDATIONS • Our recommendations are made based on the assumption that background noise will likely fall below 40 dBA after 1 AM. Base Recommendations—General Use No Live Music • The windows all are in need of glazing repair just for thermal reasons. They also need acoustical seals on their center opening portions. The window system tested at ASTC 20 which is low for glass, and is caused by air leaks in the glazing systems. o Any live music use requires the ASTC of the windows to be raised to approximately 36. • The door at the rear opening into the parking area needs to have acoustical seals added. • While no noise output was noticed form the roof it is prudent to close off roof vents and accesses, and all interior gaps in construction around roof drains etc...... • The existing interior ceiling needs to be maintained in place. Opening up the ceiling could increase sound leakage to an audible level. • The roof also needs to be maintained in kind, as it is providing a high STC barrier. We suspect it has gyp, concrete or ballast in the existing construction. OPTIONS AND LEVEL RECOMMENDATIONS If no changes are made to the building envelope it could still be used for the intended purpose but with no live music and well controlled lower background music levels. PROGRAMMED BACKGROUND MUSIC • In the current conditions the levels inside the venue need to be held below 80 dB SPL Unweighted measured 10 feet away from the inside surface of the windows. AVL Designs,Incorporated•1788 Penfield Rd•Penfield,New York 14526 Phone(585)586-1100•Fax:(585)586-1143 At this level sound leakage should be inaudible and well below the City code levels. LIVE MUSIC • Any live music use requires the ASTC of the windows to be raised to approximately 36. There are a number of methods to accomplish this either by replacing the windows, or adding a sealed inner glazing with a trapped air space. With this change sound levels in the venue can be raised to 90 dB Unweighted. MONITORING • In venue level monitoring can be reliably accomplished by management. The advent of I pad and I phone apps for sound testing have made monitoring venues accurate and simple. One app from Studio Six Digital-The"SPL Traffic Light" allows a simple visual monitoring of levels within a venue. The app gives a visual indication when levels are exceeded. ITEM 2 -SMOKING AREA Normal human speech is in the range of 65 dBA measured at 4 feet. Based on that level speech would drop off to approximately 30 dBA at 100 Feet in a free field condition. With boundary amplification (ground, walls, etc...) levels could be raised by 6dB. With normal traffic noise and other background noise in the area a smoking area should be within these limits except as follows: • Loud Talkers or many talkers • Laughter(exempted under code) • Reflections Off Buildings • Thermal Inversion layers in the atmosphere can amplify levels back to the ground. (a thermal inversion can trap and redirect sound energy that would otherwise continue decaying away) Based on these issues we recommend locating the smoking area on East State Street by the loading dock area/entry of the venue, and the use of foliage as a means to keep smokers in this area. In this fashion the building itself barriers voice energy away from all of the primary residential areas of concern. Building reflections from this locations would direct sound away from the residential areas. ITEM 3—PARKING AREAS It is not possible in any manner we can conceive of to prevent all potential noise issues relative to parking areas and people who may talk in this area, car noise etc..... It should noted that during our site testing we found consistent level in the parking lot in excess of 55 dBA from traffic alone in evening hours(after 9:30 PM)on both days we tested. This background level should sufficiently mask the parking lot conversational noise in most cases. Sincerely, Waltz President AVL Designs Incorporated AVL Designs,Incorporated•1788 Penfield Rd-Penfield,New York 14526 Phone(585)586-1100•Fax:(585)586-1143 MEMORANDUM OF UNDERSTANDING This MEMORANDUM OF UNDERSTANDING (hereinafter referred to as this "MOU"), is made this _2nd day of October , 2015_ by Unity Inn LLC (dba Argos Inn), a New York State limited liability company, with offices at 408 East State, Ithaca, NY 14850 and East State LLC, a New York State limited liability company located at 416-418 East State Street, Ithaca, NY 14850. WHEREAS, Unity Inn, LLC is the owner in fee simple absolute of certain real property located in the City of Ithaca, County of Tompkins and State of New York, known as 408 East State Street, City of Ithaca, State of New York, Tax Map Parcel 69.-2-19 ("The Parking Lot"); and WHEREAS, East State LLC is the owner in fee simple absolute of certain real property located in the City of Ithaca, County of Tompkins and State of New York, known as 416-418 East State Street, City of Ithaca, State of New York, Tax Map Parcel 69.-2-18 ("The Printing Press Lounge and Office Site"); and WHEREAS, The East State LLC lounge needs to provide_16 parking spaces for its patrons with reasonable access to the site; and East State LLC wishes to enter into a lease with Unity Inn LLC for parking spaces within The Parking Lot; and WHEREAS, The East State LLC Office needs to provide _16 parking spaces for its patrons with reasonable access to the site; and East State LLC wishes to enter into a lease with GPA for parking spaces within The Parking Lot. NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained, the parties to this Agreement, for themselves and for their successors and/or assigns, hereby agree as follows: Operating hours for shared parking: 8:00 AM to 4:00 PM 416-418 East State Street Office Parking 4:00 PM to 9:00 PM Argos Inn Bar Parking 9:00 PM to 1:30 AM 416-418 East State Street Bar and Lounge Parking See attached Appendix A and Appendix B. 1. Unity Inn, LLC (Argos Inn) intends to offer up to 16 parking spaces for the use of the Lounge at a rental rate of$50/month per space. 2. The Lounge shall only have the use of the spaces from 9 PM to 1:30 AM. 3. The Lounge shall be responsible for any towing required to free up the rental parking spaces during business hours. 4. Unity Inn, LLC intends to offer up to 16 parking spaces for the use of the Office at a rental rate of $50/month per space. 5. The Office shall only have the use of the spaces from 8:00 AM to 4:00 PM. 6. The Office shall be responsible for any towing required to free up the rental parking spaces during business hours. 7. The Lounge and the Office will fully indemnify Unity Inn, LLC and its' successors and assigns from any damage or injury arising from the use of the parking lot. 8. This agreement is revocable by either party with three months' notice. IN WITNESS WHEREOF, this Agreement has been duly executed by the parties hereto as of the day and year first above written. UNITY INN, LLC Z2 Az�- By: AVi � h Title: O� EAST STATE, LLC By: va 64-v. Title: o —2 l 5 APPENDIX A: Shared Parking, Argos Inn (408 E. State) and Printing Press (416 E. State) �... . . -. __ -. .� I ! -- . rr i i OFFICE 4 i i i i HOTEL i ROOMS i rgos i i BAR P king t i ARGOS i OFFICE 2 i HOTEL i ! ROOMS ABOVE OFFICE 3 LOBBY LOBBY i APT. r ABOVE OFFICE 1 i i i i - ---- f ------ ARGOS INN PRINTING PRESS 408 E.STATE 416-418 ESTATE Use Types: Argos Inn and Printing Press ------------ , j II I d i OFFICE4 i i CWFR7E4 ' HOEEL 1 HOTEL i HOTEL 1 POOMS ROOMS ROOMS Egos PRINTING i Egos PRINTING Egos I BAR P king t PRESS BAR P king t PRESS ! BAR P king j ARGOS LOUNGE ARGOS LOUNGE ARGOS OFFICE OFFICE2 I,. OFRCE2 HO FL I A�O4�E �Cg; R OFFdCE3 ILDOMS OFFICES ' � L9B9Y I �L09 lil 1 9UVE L9B6 BF ICE AA E OUNCE# APE. } A6OVE OFFTCE I -- PE, -� DAYTIME EARLY EVENING NIGHTTIME 8AM TO 4PM 4PM TO 4PM 9PM TO 1:30AM Shared Parking Diagram: Argos Inn and Printing Press. Note: Color of parking corresponds to color of use type. APPENDIX B: Argos Inn Parking, Building Department Records T e4 - EE t 1 NEw coNCBEIE wNx 9 (^ eortunevmwB! F f. I GrwiS uwry _ 5' � it EOGB of rneusEM I 3 Fw nCCE TEEM Iw.lrvE iov NUN EpSIB�Gv IO B[ (a uGuwao raua+c-nssErve[r a ARGOS INN �i rEn so sca fEro�oB NVEn. TAx MAP PARCEL No.69-2-19 N .ssemxn ns s n aEo u ov Bxc-Gu*"°° P/O DEED BOOK 841,PAGE 137 AREA=0.60ACRESTOSTREETLINE o I i D Yo*u uGulBEo rMItlNG vncEs �o cmm+G*Ecwsao wuora rF BFTNMrvG WNlS O IS �/SPlLVY OpNEwAYIrvPNWG� �p51WG) i (n A f Im m I RRi NONGEDGf0 rAKMENT II City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM — Part III Project Name:Site Improvements—416 E. State St./M.L.K,Jr. Blvd. Date Created: 9/2/15, updated on 10-13-15, 11-12-15 and 11/17/15 PROJECT DESCRIPTION The applicant proposes to convert a portion of the existing commercial space into a bar, expand and renovate the existing office space, create one apartment, and provide storage. Exterior renovations include construction of two new building entrances, one of which will have a stair connecting the back entrance to the adjacent parking area, realignment of the curbing to provide better maneuverability in the 2-car parking area, walkways, landscaping, lighting, and signage. The new bar, office spaces, and apartment require 32 off-street parking spaces. The applicant is proposing shared parking with the adjacent Argos Inn. The project is in the B-4 Zoning District and the East Hill Historic District. The project requires variances for existing area deficiencies and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC). This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 (h) [41 and the State Environmental Quality Review Act ("SEQRA"), §617.4 (11). IMPACT ON LAND No impact anticipated. IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE No impact anticipated.-p,,,,,,,. f IMPACT ON AIR No impact anticipated. IMPACT ON PLANTS&ANIMALS No impact anticipated. IMPACT ON AESTHETIC RESOURCES No impact anticipated. IMPACT ON HISTORIC RESOURCES The proposed project is in the East Hill Historic District and has received a Certificate of Appropriateness from the ILPC. The original project proposed a circular drive and an additional curb cut, however the applicant has removed these aspects of the project due to ILPC concerns. No impact anticipated. IMPACT ON OPEN SPACE AREA No impact anticipated. Page 1 of 3 IMPACT ON TRANSPORTATION The originally proposed circular drive has been removed due to ILPC concerns. The new bar, office spaces, and apartment require 29 off-street parking spaces. There are two on- site parking spaces proposed. Originally, the applicant proposed to provide the required spaces at Gateway Plaza, located directly south of 416-418 E. State Street, under a shared parking agreement. Although the proposed location conformed to the requirement that off-site parking be located no more than 500 feet from site, concerns were expressed about the safety of this location. In a memorandum, dated July 17, 2015, from Ed Marx, Tompkins County Commissioner of Planning to Charles Pyott, City of Ithaca Office Assistant, the County made the following recommendation: We recommend disapproval of the variance because the proposed project would encourage pedestrian crossing of State Street in an area that presents a significant potential pedestrian risk. We also note that the proposed on-site parking could encourage, if not require, backing onto State Street in an area with very heavy traffic. This should be avoided. Together, these two factors would pose a safety concern on this busy State highway route. In response to these concerns, the applicant has arranged to provide the required spaces at 408 E. State Street, immediately adjacent to the property. The applicant has submitted a fully executed Memorandum of Understanding (MOU) dated 10-2-15 between the owners of 416 and 408 E State Street that dictates the operating hours for shared parking. With the MOU in place, the Lead Agency is satisfied that the shared parking arrangement will operate as planned. The applicant has also redesigned the on-site parking to include a turnaround space so that backing onto State Street is not necessary. No impact anticipated. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE &ODORS The Lead Agency has concerns about potential impacts from noise and odors on the surrounding residential neighbors resulting in the conversion of the ground-floor space into a bar and music venue with planned operating hours of 9 pm to 1 am. These concerns stem primarily from two factors. First, traveling noise from live music could be bothersome both as it emanates through the walls, roof and windows of the building and as it escapes as patrons open and close doors to enter and exit. Secondly, noise and odors could be bothersome as patrons gather outside the building to smoke and converse. Adjacent residents and property owners expressed similar concerns. The originally proposed design included the following elements that informed this concern • An entrance at the rear of the building (close to the uphill residents on Seneca Street) that included a deck large enough for a small gathering, • Operable garage-type doors to be installed on the west fagade of the building facing the adjacent Argos Inn • A designated outdoor smoking area at the east property line — close to the residential neighbors on E. State Street. Page 2 of 3 In response to the Lead Agency's concerns about noise having a negative impact on neighbors, the applicant redesigned the project in the following ways: • Relocated the bar to the center of the building • Removed the rear entrance (to the bar) and deck • Removed the operable garage doors • Created pedestrian connections to the main entrance of the bar at the south west corner of the property thus keeping entering and exiting as far as possible from residential neighbors • Provided a designated outdoor smoking area at the southwest corner of the building that is enclosed on two sides by the building • Provided landscape plantings that create both physical barriers to outdoor gathering and movements as well as a visual screen In addition, the applicant agreed to engage an Acoustical Consultant to ensure that the intended uses of the site would adhere to the City's Noise Ordinance. The applicant submitted the results of this noise testing and simulations in a letter dated 11/16/15 and prepared by Seth E. Walth, President of AVL Design Incorporated. The study recommended mitigations for live music involving the building itself, including acoustically sealing windows and doors, closing off vents on the roof and maintaining the exiting interior ceiling system as well as the roof. The report also recommended sound monitoring. The Lead agency is requiring, and the applicant has agreed, to implement the recommendations of the study, including the installation of a sealed interior glazing with a trapped air space to the interior of the windows. The Lead Agency finds that the applicant has made revisions to the project that mitigate the potential impacts to the maximum extent practicable. Any future changes to the site plan will potentially require further environmental review. IMPACT ON PUBLIC HEALTH No impact anticipated. IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD The project requires Area Variances for existing deficiencies. In order to convert the unoccupied space on the first floor to the new permitted uses, the applicant must obtain variances for existing deficiencies. The property at 416-418 East State Street has existing deficiencies pertaining to lot coverage, side yard, and other side yard setbacks. Percentage of lot coverage is 60%; allowed is 50%. The building also is deficient in side yard and other side yard setbacks. The side yard to the west of the building is 0.02 feet; required is 10 feet. The other side yard to the east of the building is 0.1 feet; required is 5 feet. The Lead Agency has concerns about potential impacts on the surrounding residential neighbors resulting in the conversion of the ground-floor space into a bar and music venue. See Impacts from Noise and Odors. No impact anticipated. Prepared by: Lisa Nicholas,Senior Planner Page 3 of 3 PROPOSED RESOLUTION City of Ithaca Planning&Development Board CEQR—Negative Declaration Site Improvements Site Plan Review 416 E. State St./M.L.K.,Jr.Blvd. November 24,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for building and site improvements to be located at 416 E. State St./M.L.K.,Jr. Blvd., and WHEREAS: the applicant proposes to convert a portion of the existing commercial space into a bar, expand and renovate the existing office space, create one apartment, and provide storage. Exterior renovations include construction of two new building entrances, one of which will have a stair connecting the back entrance to the adjacent parking area, realignment of the curbing to provide better maneuverability in the 2- car parking area, walkways, landscaping, lighting, and signage. The new bar, office spaces, and apartment require 40 off-street parking spaces. The applicant is proposing shared parking with the adjacent Argos Inn. The project is in the B-4 Zoning District and the East Hill Historic District. The project requires variances for existing area deficiencies and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission(ILPC), and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 (h) [4], and the State Environmental Quality Review Act ("SEQRA"), §617.4 (11), and is subject to environmental review, and WHEREAS: the Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on October 27, 2015 declare itself the Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on October 27, 2015 reviewed and accepted as adequate: a Full Environmental Assessment Form(FEAF), Part 1, submitted by the applicant, and Parts 2 and 3,prepared by Planning staff; and the following drawings: "Existing Lot Coverage and Proposed Site Plan," "Argos Inn + Printing Press: Use Types and Shared Parking," "Proposed Floor Plans," and "Existing-Proposed Elevations," all dated 10/27/15 with no attribution; and other application materials, and RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Jones Rounds Vacancies: 0 Matthew Clark 419 E. Seneca St. Ithaca,NY 14850 November 16, 2015 To: City of Ithaca Planning and Development Board City of Ithaca Zoning Board of Appeals Regarding: 416-418 E. Seneca St. Development Dear Board members, You have presumably read my previous letters concerning the proposed bar at 416-418 E. Seneca St. My main opposition is that our house and family are already dealing with the nuisance introduced by the Argos Inn and their outdoor amphitheater and patio, and now a new business aligned with the Argos is proposing to create a drinking and musical establishment that will be open until 1 am. This is outrageous and unthinkable to us. Since the proposed 416-418 E. State Street bar/nightclub will have a relationship with the Argos, this letter will not only challenge the proposed bar but will challenge the outdoor amphitheater which was constructed and is now used without proper approval. 1. Parking requirement based on interior of building V ,,f-_._. The zoning rules for City of Ithaca zoning area B4 state that 6'_ i T for a bar or tavern, one parking space per 50 SF net floor area is required. - I - 1 Here is the first floor of the Argos Inn based on plans on file in 1r the City of Ithaca building department. The estimate of the X bar area plus the three-sided glass room is about 1400 square feet, which means that 28 parking spaces are required on top of the 14 spaces that are reserved for Inn hotel patrons. Even if the estimate is off by a few feet, this is in violation of the current City of Ithaca zoning code. This next image is from the proposal of the 416-418 plans presented to the planning board on October 27, 2015. In this image it is MM ON" - 7 declared what space on their first floor is part of the Argos bar area. The green area is about one-half of the first floor area,which is listed as 3240 square feet in the plans in the earlier document. Again a rough estimate of 1600 sq. feet would require 32 parking spaces solely for the Argos bar(plus the spaces for the hotel guests and apartment tenant). Page 1 of 5 Why was there neither a site review nor a BZA process about the Argos parking deficiency? Both the city and the owners must be held accountable to this oversight before any arrangement for 416-418 parking can be considered; frankly the Argos doesn't even have parking for its own guests. 2. Parking requirement based on entire venue Many patrons of the Argos drink, eat, and utilize the outdoor tables and chairs (which is the biggest source of noise and smoke nuisance to the surrounding neighborhood including my residence). Therefore these areas must be considered part of the Argos bar venue, especially since the bar staff maintains the tables. If the Argos owners claim that the patio is not part of the bar area, then alcohol may not be carried by patrons to these outside tables. The number of seats and tables in the outside bar area dwarfs the interior venue area, allowing huge crowds to gather especially on weekends and"food truck" nights. These noisy crowds are disruptive and of course many patrons need to park, but the number of on-site parking spaces is just too limited for the number of guests. The rough estimate for the outdoor patio area is 2,200 square feet. This means that another 44 parking spaces are required for patrons. The owners cannot have it both ways - either they ban alcohol from the outdoor patio areas or they must provide 44 more parking spaces on top of the parking spaces required for the interior part of the bar and the hotel guests. 3. Shared parking arrangement The 416-418 project proposes shared parking with the Argos to cover their parking deficiencies. Section 325-20 of the City of Ithaca code has the following statement regarding shared parking: Shared parking In a case where two or more establishments on the same lot, or on lots meeting the distance requirements found in§325-20D(4)(d) of this section, have substantially different operating times, the Director of Planning and Development or designee (or, in the case of a project subject to site development plan review, the Planning and Development Board) may approve the joint use of parking spaces,provided that the Director of Planning and Development or designee or the Board or their designee finds that the intent of the requirements of§325-20 is fulfilled by reason of variation in the probable time of maximum use by patrons and employees among such establishments Page 2 of 5 It is a stretch to claim that the Argos and proposed 416-418 E. State Street will have substantially different operating times. Claiming that the Argos will shut promptly at 9pm and the 416-418 establishment open one minute later conforms to neither the letter nor the spirit of the shared parking arrangement. Although the Argos already claims that their bar closes at 1 Opm, my wife and I constantly hear patrons at the outdoor tables continue their conversations and drinking until 10:45pm and even later on weekends. The only solution is to have a clear"substantially different operating time" that provides for the last call and departure of the patrons. I would think two hours would suffice. This "substantially different" arrangement also applies to the commercial offices currently located within the 416-418 E. State Street building, which presumably will have to be fully closed "substantially" before the Argos bar opens at 5pm. This is based on the stated arrangement by the shared parking agreement. 4. Noise ordinance My backyard is directly adjacent to the Argos outdoor amphitheater and patio. Patrons at the outdoor part of the Argos create a noise nuisance that is detrimental to our family and property. Imagine scenes like of the adjacent image showing an outdoor event at the Argos, which occurred in 2014 f N mere feet from my property line. Calls to both the Argos and the police were met with a response that the crowd noise was allowed since a noise permit was issued by the City of Ithaca mayor's office. One of these permit-protected social events lasted seven hours, and was audible even from the front of my house. A few days ago, a measurement was taken of the distance from my 2nd-floor bedroom window to the patio area in the presence of the Argos and 416-418 owners, and the distance is in excess of 140 feet. My wife and I can clearly hear audible conversations every warm evening when the Argos patrons sit outside, even if it is just a handful of people. The City of Ithaca Noise Ordinance has the following rule (240-9): Unamplified human voice. No person shall make, continue, or cause to be made or continued, any unreasonable noise by use of the unamplified human voice. The unampl f ed human voice engaged at conversational levels shall be exempt from this provision if such sound is not plainly audible beyond 100 feet or does not infringe on the legitimate rights of others Page 3 of 5 Since my back deck, kitchen, and bedroom are officially beyond 100 feet from the source of the noise, my rights are infringed by the Argos constantly. Both the Argos and the police have been called on more than one occasion due to the bar crowd noises, and henceforth I will invoke rule 240-9 and demand a citation be issued since the conversations from the Argos are "plainly audible" and infringe upon my legitimate rights. 5. Noise engineering report I have no doubt that the noise engineer hired by the 416-418 owner will offer suggestions of how to reduce the noise impact of noise generated from within the confines of the 416-418 building. However the biggest nuisance to me is the constant outside crowd noise, and by the engineer's own verbal admission this is almost impossible reduce even with noise barriers. Another observation I have is that even if more than the existing single-pane glass is installed, windows and doors will be propped open during the warm evenings, obviating any effect of double-paned glass or window curtains. Although I haven't yet received a copy of the sound report, its purpose is ineffective if it does not address the biggest nuisance of outdoor crowd noises. 6. Planning Board and Zoning Board of Appeals directives Historically the 416-418 building has had light industry (printing), apartment dwellers, and commercial offices. None of these activities drastically interfere with the immediately surrounding neighborhood within the Historic District which is overwhelmingly residential. Use of the 416-418 building for these purposes certainly has my approval since they do not create nuisances. The charter of the Ithaca Planning board is to determine appropriateness of development. Section 276-1 of the City of Ithaca code states that the neighborhood character must be preserved and enhanced. When an outdoor bar is permitted that both violates zoning rules and infringes on neighbors such as myself, the board is derelict in its lawful duty. Other directives that promote the same conclusion are to "achieve compatibility with adjacent development and uses" and improving the "aesthetic quality of the city". When not a single adjacent residential homeowner is in favor of granting the zoning variances to allow a bar, that is a strong message to the planning and BZA boards. Regarding the Zoning Board of Appeals board,variances should be granted only if the variance "will not alter the essential character of the neighborhood; and ... the alleged Page 4 of 5 hardship has not been self-created." Again I argue that the 416-418 requested variances are out of character both historically and currently. 6. Dismissal of any hardship claims Documents on file in the City of Ithaca building department state that serious zoning deficiencies pre-existed and the new owner was aware of these prior to the purchase. Although a bar is legally allowed in the B4 zoning district, it is not"as right" because of the huge code deficiencies including parking. Thus there is no hardship claim to grant the zoning variances. Summary My family and I have lived in the Lower East Hill Historic District neighborhood for 19 years. These last two years have been the absolute worst due to the introduction of the Argos outdoor amphitheater and patio. We demand relief, and adding another adjacent bar that has noisy guests until 1 am is unacceptable. Based on the above information, I have two requests: immediately ban all Argos guests from patronizing the outdoor patio area; deny a certificate of appropriateness and any request for zoning variance for 416-418. My neighbors and I have been advised that Article 78 proceedings can only be filed in response to official government declaration or rulings, so I am asking that a formal declaration of the Argos patio and parking also be addressed, since it is not in compliance. Sincerely, Matthew Clark 419 E. Seneca St. Ithaca, NY 14850 Page 5 of 5 November 17, 2015 Re: 416-418 E. State St. To the Planning Board: As you know, as one of the owners of the building that sits five feet to the east of the 416-418 building, I have been following the development of their proposal closely. I believe the development of 416 into a fully-utilized and renovated structure is a good thing. With this in mind, I have tried to generate ideas that would mitigate some of the issues of having a bar at 416. This summer at a meeting with Ben and Avi(a meeting that was put in motion thanks to the planning board),my wife and I were the first to propose to Ben and Avi looking into a smoking room inside the building to decrease the loitering and thus outside conversations at 1 am. (As you know,this idea did not work out because of state laws.) Since then I have generated several ideas to help mitigate the noise and parking concerns, including approaching the bar from the west side. I appreciate the Planning Board's work in trying to mitigate the environmental impact from the project. From my perspective,trying to improve the project and work with Ben and Avi was generous because even with improvement, the bar project is simply not suited to this historic neighborhood for a number of environmental reasons as well as its changes to the character of the historic neighborhood. NOISE: New information based on sound engineer's consultation General: As neighbors had previously asserted,the sound engineer acknowledged that there are unavoidable gatherings outside of bars, especially after the indoor clean-air act was passed in 2003, and that what potentially disturbs neighbors more than background noise is the human voice. The engineer told us at the public meeting that speech is distinctly audible even when it does not appreciably change the decibel level. On the night he measured,November 6,there were seven people speaking on the Argos patio at 9 pm. These people added roughly only a 3-decibel change to the background noise,by the engineer's measurement. Yet the engineer noted that the seven voices were distinctly audible, and Matt reported hearing them clearly and was able to make out the individual conversations from inside his house. According to the engineer,this was because the brain pays particular attention to sound in the voice frequency and voices in particular.Apparently during the better weather many more people are outside talking in the parking lot and patio areas. In addition,people lingering in the parking lot while leaving the bar are often speaking in the raised voices of the inebriated. Continuing this situation into the small hours of the morning would clearly be a significant worsening of the situation for the residents of this neighborhood, and a further significant downgrading of the character of this historic community. Noise problems SPECIFIC to this location: The sound engineer addressed with neighbors a set of characteristics that are in force in this particular location that make this exterior noise more troubling than it might be in another district. A. The historic windows such as the double-hung windows on our house at 420 E. State (even with storm windows) do not block the sound anything close to what modern windows on typical apartment buildings do, as might be found in a modern, mixed-use district. B. The historic houses on E. Seneca sit on a hill above the patio and parking lot, creating a"temperature inversion" leading to an amplification effect, such that the voices particularly carry there more than if the houses were the same distance away but on a level with the bar. This geography is particular to this site. C. He talked about sound attenuating with distance. He did not focus on 416-418 being significantly closer to 420 than current zoning regulation allows(with less than five feet between the building footprints)—but this too would clearly make placing a bar at 416-418 more noxious than a bar placed in a typical business district. PARKING In addition to noise issues,parking would change the character of the neighborhood and bring noisy people well beyond the 416-418 property and into the neighborhood past I am most nights. How the neighborhood stands currently,there are parking permits required during the day on E. Seneca and Schuyler. In speaking to my alderman, I learned that this parking designation was obtained years ago in order to protect the neighborhood's character as residential and quiet, as opposed to downtown commercial. (I learned that such designation had been hard to obtain, cutting through red tape in Albany. A new designation, such as extending the restriction past 5 pm would be difficult if not impossible to achieve). The permits were originally set until 5 pm because this is when the bulk of the downtown traffic occurred. Already there is some traffic on Schuyler due to the Argos bar after 5 pm(as evidenced by Yelp reviews and by the collection of trash that appears in Schuyler neighbors' yards on Food Truck nights). Parking in this neighborhood is likely to increase as outlined below and permanently change the quiet character of the neighborhood as bar patrons talk and go to their cars at 1:30 in the morning. Problems with Parking: As others have stated,the parking is already an issue for neighbors. But in addition,the project as evolving creates even more parking problems. 1. Avi is adding four more hotel rooms that will require additional spots in the lot. 2. The food trucks are not allotted for and bring significant traffic to the lot for much of the year. 3. The office space at 416-418 is not sufficiently allotted for. They seem to be double-counting the spots based on the theory that office workers will use the spaces during the day and bar patrons will use the spaces in the evening. However,the Argos bar opens for happy hour at 4 pm and it is difficult to imagine an office where all the workers have left for the day by that time. 4. The two bars are using the same spaces. Their closing/opening times mesh,but there is no accounting for lingerers from the Argos bar who will be enjoying the patio(which has remained open after the bar closing time) while retaining their spaces (perhaps waiting to sober up before driving away). As a matter of public safety,we should not be chasing them out of their parking spaces too soon. 5. Currently,hotel guests may be out for the evening when Argos bar is open, leaving those extra spaces to take pressure off having enough parking for the bar. These guests are more likely to be in their rooms at midnight,when the new bar is in full swing,meaning that there will be no wiggle room for inadequate parking at the bar. Ironically, the more successful the bar,the more burden to this particular neighborhood. 6. Currently,the two bars area joint project of one team,hence the shared parking etc. However, in future one or the other may be sold independently and the board should consider the consequences of competing bars. A future bar owner at 416 might well plead a hardship for inability to provide parking,putting the zoning and/or planning board in the unpleasant position of letting a business fail versus burdening a historic residential neighborhood with an untenable situation. Conclusion: I agree that a vibrant nightlife is important to a small city. However,we have multiple options of where to allow these nightspots to be and the planning board should reject a request to put a bar on a compromised parcel that would put other objectives in jeopardy. Affordable housing options are vital to our city, as is the preservation of historic neighborhoods. We,the owners of 420,have put thousands of hours of sweat equity and love into restoring the house to make a safe, comfortable,beautiful but affordable housing cooperative for a group of young moderate- income professionals. Likewise our neighbors on Seneca and Schuyler have worked hard to restore their Victorians, many of which are owner-occupied. I feel strongly that the best plan is not to force a bar into a too-small space with woefully insufficient parking onsite and in inappropriate proximity to a historic neighborhood full of sound-leaky gems sitting above. The environmental factors of noise and spillover parking would both disturb uniquely vulnerable neighbors and cause a deterioration of the character of this historic residential community. Thank you. David Halpert To: City of Ithaca Planning and Development Board Date: November 15,2015 Re: 416-18 E State Street To the members of the Board: My husband and I own our home at 417 E Seneca Street in the East Hill Historic District, behind the Bar Argos and 416-418 E State Street. The attached map shows that every homeowner presently occupying their property on this block opposes the proposed development at 416-18. These objections are not the isolated concerns of a few residents,but the unified voice of the entire neighborhood. The only homeowner who has not joined the opposition to a bar/nightclub at 416- 18 only bought the home at 423 E Seneca earlier this year, and—as far as we can tell—knows nothing about the proposed development; they have not yet moved into the property. PARKING The parking proposal for the 416-18 is inadequate because the Bar Argos is noncompliant with the City code on parking; put simply, the Argos does not have sufficient parking for itself,let alone enough to share with somebody else. They calculated their required number of parking spots based on 775 sf of assembly space inside.Any cursory calculation of the interior net floor area reveals a much larger number—I calculate something on the order of 1400 sf,based on the measurements provided on page 11 of the presentation PDF from October 27,2015. Here is how they divide their space in the proposal: : : i i i HOTEL ' ROOMS : : BAR ARGOS HOTEL t OVE LOBBY : i And here are the actual measurements: u 3 6 h � 6 y PA77fATIO vi 1 6 6 0 BUILDING No. 408-4410 s and converted into rough figures: u 3 6 h ui 6 � ro PA7764770 w 35'x40'= ass_ 1400sf 15'x30'= minus 450sf 450sf for lobby With 1,400 square feet,Bar Argos alone requires 28 spaces,not 15. Moreover—and this is the important addition—they never included their outdoor seating areas in their calculations,which (again based on the measurements from page 11 of the October 27,2015 presentation) would add 2200 sf to their assembly area—requiring 44 more parking spaces—during the summer months when patrons consume alcohol at the patio tables. In other words,when the patios are open, the Bar Argos and Argos Inn require 86 spaces (14 for the Inn, 72 for the Bar) to comply with the off-street parking ordinance (5325-20),but the lot only contains about 30 spaces for both the Bar and Inn. One of the responsibilities of the Planning and Development Board is to "mitigate potentially negative impacts on parking," and if that doesn't mean enforcing City of Ithaca code for the parking lot of 408, then it certainly means not allowing 416-18 to benefit from 408's noncompliance. Some regulatory body of the City of Ithaca must actually perform the business of regulation here, and this Board is the obvious place to start. Nor does the 416-18 proposal comply with the city ordinance on shared parking (5325-20 1)3�, which states that the two establishments (ie,Bar Argos and 416-18) must have "substantially different operating times." In the current proposal submitted by the owner, the parking changes over at 9:00 pm,when the Bar Argos will close and the new place will open. Such a time difference would not be substantial, but minimal--it is the minimum required to be different at all. Furthermore, the proposal suggests that the businesses at 416-18 would close promptly at 4:00 pm,when their spots would transfer to the Bar Argos. As we have already seen, the Bar Argos requires far more spaces than it currently possesses; but even if this weren't the case, the Bar and the businesses of 416-18 also do not share "substantially different operating times," and the businesses of 416-18 would have to finish business at the very early hour of 4:00 pm—do you honestly think they will do so?And how would the arrangement be enforced? This deficient parking plan will push patrons of both establishments to park around the corner on Schuyler and Seneca; as we have already noted at great length in previous letters,late-night patrons will be disruptive to neighbors when they return to their cars at 1:00 am. NOISE AND SMOKE As sound engineer Seth Waltz pointed out, external noise will always be a problem, one that cannot be mitigated with walls, plantings, or any other means.At present,unamplified conversational voices from the Argos outdoor areas are plainly audible at distances greater than 100 feet,in violation of the City noise ordinance passed within the last year (5240-9.A1). When Ben Rosenblum invited neighbors to contribute questions for the sound engineer last week,we asked Seth to explain how 408 and 416-18 could eliminate the plainly audible voices that reach our house in the summer months. Unable to attend the meeting,we did not receive a reply via email (as we had requested); other neighbors who did attend report that he flatly ruled out the possibility of external noise abatement,given the steep incline and elevated position of every surrounding residence. Furthermore, the food trucks that do business in the deficient lot that 408 proposes to share with 416-18 create problems that Avi and Ben have not acknowledged.Will the trucks close with the Bar Argos at 9:00 pm, or will they stay open later to serve patrons at 416-418?And where will those patrons consume their kale grilled cheese sandwiches? Outside, of course,where they will contribute to these persistent and pernicious noise problems. The smokers at both bars would also create insoluble nuisances. If the smoking area is put in the north end of the lot,neighbors up the hill will be adversely affected. If the smoking area is placed south of the Argos,neighbors along State Street will likewise be adversely affected. There is simply no solution here that would not infringe on the rights of adjacent property owners. Among your responsibilities as members of the Planning and Development Board is the preservation of the historical character of the neighborhood. Until the Bar Argos went in a few years ago, this block never included bars or nightclubs;historically,it supported light manufacturing and daytime businesses. If you approve this proposal for 416-18—in spite of its violations of the City's off-street parking ordinance and against the outspoken, continuous, and reasonable objections of all nearby residents—then you will have established the grounds for the wholesale destruction of the East Hill Historic District,which will be squeezed between the usual partygoers in Collegetown and the new ones who are set to move into Campus Advantage's 540-unit building in the State Street triangle only 300 feet down the street from 416-18. Those students already have the bars on Aurora Street, at nearby Ithaca Coffee Roasters, and at Bar Argos (in the interior spaces,which are fine with us)—they do not need another one that will creep up the hill, damage the property values of neighboring homeowners, and contribute nothing but noise, smoke, and trash. The late-night bar at 416-18 will eventually push out homeowners on the block, only to be replaced with more student housing on what has always been a quiet block for families and older residents of Ithaca. The city will be left with one great Collegetown, stretching from campus to the Commons. We are strongly opposed to this plan because of the severe noise problems that will be exacerbated by the topology of the surrounding area, and because of the inadequate parking plan that has been attempted by the developers. We urge you to carry out your duty to preserve the historical character of our neighborhood and mitigate negative environmental impacts by rejecting this proposal. Yours sincerely, Ann Lewandowski 417 E Seneca Street (see over for map) Opposed to bar at 416-18 E State: 1. Lantz 2. Lewandowski / Piekut 3. Augusta / Clark 4. Olny 5. Olny 6. Achenbach / Schill 7. Halpert / Khanna / Rosario neca St E SeneLa St E Seneca st 1 4 apts. apts. apts. apts. 1 1 (sold earlier C 1 1 this year, .0 i new owners r.....+ not yet here) apts. (sold earlier this year, S new owners not yet here) ■ ••••• � r r od apts. �G Bus year)r' ' C c apts. apt 5 v Q „ N newpa n_ L 7 apts apts. E M.L.K.Jr.St 79 City of Ithaca Planning and Development Board Re: 416-18 E State Street November 15, 2015 To the members of the Board: I have written several times in past months to express my concern and opposition to the proposed bar at 416-18 East State Street. The owners of 408 and 416-18 E State have a close personal and business relationship. As the "pressure valve" for the Bar Argos,Ben Rosenblum's proposed bar at 416-18 will benefit from the clientele that Avi Smith has built up next door.At the same time, however,Ben will inherit the existing problems of Bar Argos, since the latest plans join the two establishments so intimately (at 9:00 pm, they propose, all the patrons of 408 will apparently finish their drinks,go move their cars, and continue the evening at 416-18). Gino Leonardi, Ithaca's Housing and Land Use Supervisor,granted the Argos Inn an exemption from a full site review in April 2011, because a hotel and bar were permitted in the B-4 zone and because the relevant ordinance includes the following exemption: "Exterior modifications to an existing single-lot residential development of a single-family detached or semidetached dwelling or a two-family dwelling,including additions,porches, facade changes,landscaping and site improvements, excluding the development of parking areas for 3 or more cars as required under §325-20." To this reader,it strains credulity to call the Argos Inn/Bar Argos a"single-family dwelling," given that its previous occupant, Unity House,was a boarding house associated with Challenge Industries. Although 408 had been a single-family mansion in the second half of the nineteenth century and much of the twentieth,it could no longer be described in these terms before or after 2011,when Leonardi granted it an exemption from site review; one assumes that the creation of an on-site apartment for the new owner helped to harmonize that cognitive dissonance. At the time, their proposal about the patio looked like this: "We propose a new gathering area on the north and east sides of the inn to accommodate guests." Although I do not think that this proposal was duplicitous,it was certainly underspecified in light of the subsequent modifications for the outdoor seating of Bar Argos. No mention of food trucks or the amphitheater, and the patio,it was written,will be constructed for the benefit of"guests" (of the Inn,presumably),not bar patrons.Again,it's easy to see why such a wording was chosen: guests of an inn drink coffee and read the paper; patrons of a bar drink cocktails and pull tables together for parties four, six, or eight, growing louder as the night wears on. I'm sure that it felt like a great relief for Avi to escape the environmental review at the time, but subsequent events tell a different story: an environmental assessment of the predictable effects of noise and bar smoke could have helped him avoid the mess we're in now, a mess that is ongoing and now threatens to expand across the parking lot to 416-18.An environmental assessment based on accurate and explicit plans for the bar patio would have allowed his many neighbors to point out the problems before the landscaping and construction was complete. Instead, the exemption from a site review has transformed all of the homeowners currently on the block into a bunch of complainers, voicing their objections to a Board that was supposed to evaluate the new bar in light of their legitimate rights and interests. The mess thus created has been shared by the Argos's neighbors. Eventually, this mess is going to be shifted somewhere else: to Avi, the police, or the courts. In the meantime, the Planning and Development Board can keep the mess from spreading to two adjacent properties by rejecting this proposal for the new bar. In our view, the P&D Board should also re-open a site review of the Argos,in light of the obvious,persistent problems that have demonstrated conclusively that a review should have happened in the first place (the whole point of an outdoor amphitheater is to pr ject sound, after all). From the perspective of the properties' neighbors to the north,there are only two workable solutions: either a high, thick wall somewhere up the elevation on the hill (Seth Waltz warned that this wouldn't work,but such barriers seem to work fine along highways), or a relocation of the Bar Argos's patio to the south side of the building, surrounding it with a five-foot stone wall to attenuate road noise and provide a scenic and classy hangout area. This revision to the site is the only way to escape the intractable noise problems of the steep elevation at the rear of the property, which sends sound and smoke up to all the neighbors on the block and burdens them with the environmental problems that properly belong to the Argos—and it is Avi who must shoulder this burden financially. Because of the underspecification of the original plans for the Argos, I don't trust Avi and Ben to stick to their current proposal for the new place. While I used to fear some future owner who might move into the space in five years and do whatever he wants, I now simply fear the current owners, one of whom has already demonstrated a loose relationship between the plans he submits to the City planning office and the exterior modifications he actually makes. According to Section 276-1 of the Ithaca City Code,the Planning and Development Board is responsible for preserving and enhancing neighborhood character, and "achieving compatibility with adjacent development and uses,"and"mitigating potentially negative impacts on traffic, parking, drainage, the landscape and similar environmental concerns,"including noise and smoke. It should be clear by now that the plans for 416-18 will not preserve neighborhood character, nor do they promise compatibility. The potentially negative impacts on their adjacent properties are significant and numerous. Furthermore,in six years there will likely be 500 students living at the new State Street Triangle building,less than 500 feet away from the two bars under discussion here. Before you vote on this proposal for 416-18,I urge you to consider what that confluence will mean for the East Hill Historic District. Do you think it will contribute or enhance the neighborhood's character? Of course it will not. Yours sincerely, Benjamin Piekut 417 E Seneca Street City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) — Part III Project Name: 327 Elmira Rd. — Herson Wagner Funeral Home Date Created: 10/14/15 1 Updated: 11/12/15 & 11/17/15 PROJECT DESCRIPTION The applicant is proposing to relocate a funeral home business to this location. The L-shaped project site is 1.24 acres and contains two existing buildings. The proposed project is to renovate the existing buildings, add a 46-space parking area, a portion of which will be porous paving, entrance drive and drop-off area, install internal pedestrian walkways, as well as a connection to the public sidewalk, and add landscaping, lighting, and signage. The project site is in two Zoning Districts: the portion of the site contiguous to Elmira Road and containing the larger building is in the SW-2 District, while the larger portion of the site containing the smaller building and proposed parking lot is in the R-2a District. The rear portion of the site is currently used for outdoor storage of goods and construction equipment. The project requires a Use Variance for uses proposed in the R-2a District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act ("SEQRA"), and is subject to environmental review. IMPACT ON LAND No impact anticipated. IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE No impact anticipated. IMPACT ON AIR No impact anticipated. IMPACT ON PLANTS&ANIMALS No impact anticipated. IMPACT ON AESTHETIC RESOURCES No impact anticipated. IMPACT ON HISTORIC RESOURCES No impact anticipated. Page 1 of 3 IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION No impact anticipated. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE& ODORS No impact anticipated. IMPACT ON PUBLIC HEALTH The applicant has submitted a Phase 1 Environmental Site Assessment (ESA), dated September 2015 and prepared by Geologic NY, Inc. The assessment revealed the following recognized environmental conditions in connection with the property: Two USTs were removed from the Property in 1995. Petroleum contaminated soil was encountered in the gasoline tank excavation. Soil was stockpiled on the Property. No information was available on the presence and/or impacts to groundwater from these USTs. It appears that the excavated soil from the tank removals is still located at the Property. A 275-gallon AST diesel was noted on the Property. The tank appears to be empty. No secondary containment was noted for this AST. The AST is sitting directly on the ground. Spillage, if it occurred, when pumping product from this tank, or placing product into this tank, could have an adverse impact to the soil, soil vapor and/or groundwater quality of the Property. Eight drums were noted on pallets. Most of the drums appeared to have contained new motor oil (based on labels) and appear to be empty. One drum appeared to be full, contents unknown (no label). Some leakage (petroleum?) was noted and was impacting the ground surface adjacent to one drum. Release of material(s)from these drums could have an adverse impact to the soil, soil vapor and/or groundwater quality of the Property. A self-contained solvent-based parts washer is used at the Property. The parts washer is located inside, on a concrete floor. Cracks were noted in the floor in the vicinity of the parts washer. Spillage of solvents associated with this parts washer could have an adverse impact to the soil, soil vapor and/or groundwater quality of the Property. A Phase 2 ESA must be conducted to further investigate the RECs and determine if remediation is required. The applicant intends to complete a Phase 2 ESA — if/when the required Use Variance is granted, when there is more certainty the project will move forward. The Lead Agency has required, and the applicant has agreed, to provide a Phase 2 ESA and remediation plan, if needed, before consideration of Preliminary Site Plan Approval. The Phase 1 results indicate that Page 2 of 3 environmental issues on the site are not serious and that any required site clean-up will not be extensive. The Lead Agency will reopen the environmental review, if the Phase 2 results indicate contamination is more serious and clean-up more extensive than anticipated, and if the applicant concurrently elects to move forward with the project. The Lead Agency recognizes any determination regarding the need for site remediation, as well as the standard to which clean-up is required for the intended end-use, is under the jurisdiction of NYS Department of Environmental Conservation (DEC). If site development requires that impacted soils be disturbed or reveals that other contamination exists on site, the applicant is required to follow established protocols as dictated by NYS DEC and any other applicable agencies. No impact anticipated. IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD The project requires a Use Variance for creation of a parking area in the portion of the site that is in the R-2a Zoning District. The property has been in commercial use for nearly SO years, and is currently used for sales and rentals of construction equipment, tools, and associated supplies, including outdoor storage of goods and equipment. One building on site is also used as a retail and rental store with office, storage, and warehouse area. The second building has an office area and is used for retail sales of construction supplies. The remainder of the property is used for parking and outside storage of large construction equipment and supplies. Currently, there is little vegetation on site with the exception of approximately 0.43 acres of patches of lawn and scrubby vegetation around the south periphery of the property. There is no visual barrier between the service yard and the residential properties to the immediate south and west. The project proposal would remove the existing gravel drive, storage yard, and parking, replacing it with an asphalt drive with a turn-around between the two buildings, and a parking lot in the south area of the lot. The southeastern bay of the parking lot is proposed as porous asphalt. One large-caliper shade tree in the southeast corner of the property would be preserved, and new buffer plantings would be provided along the south and east property lines, while the northern edge of the parking lot would have landscaped beds. The applicant has also agreed to install a wooden privacy fence at the perimeter of the property. The Lead Agency finds that the proposed project greatly improves the existing interface between the residential and commercial uses. The proposed use is more compatible with residential than the existing use; and the project provides a substantial and attractive visual buffer for the adjacent residents. No impact anticipated. Prepared by: Lisa Nicholas,AICP Page 3 of 3 PROPOSED RESOLUTION City of Ithaca Planning&Development Board CEQR—Negative Declaration Site Plan Review Herson Wagner Funeral Home Relocation 327 Elmira Rd. November 24,2015 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for the relocation of Herson Wagner Funeral Home to 327 Elmira Road., by Greg Myer of Myer Funeral Services Corp., and WHEREAS: the applicant is proposing to relocate a funeral home business to this location. The L-shaped project site is 1.24 acres and contains two existing buildings. The proposed project is to renovate the existing buildings, add a 46-space parking area, a portion of which will be porous paving, entrance drive and drop-off area, install internal pedestrian walkways, as well as a connection to the public sidewalk, and add landscaping, lighting, and signage. The project site is in two Zoning Districts: the portion of the site contiguous to Elmira Road and containing the larger building is in the SW-2 District, while the larger portion of the site containing the smaller building and proposed parking lot is in the R-2a District. The rear portion of the site is currently used for outdoor storage of goods and construction equipment. The project requires a Use Variance for the proposed parking area in the R-2a District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on October 27, 2015 declare itself the Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, has 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 October 27, 2015 reviewed and accepted as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff, and the following drawings: `Boundary and Topographic Map Showing Lands of JJJ Holdings, Inc. Located on Elmira Road —NYS Route 13, City of Ithaca, Tompkins County NY,"dated 9/10/15, and"Site Utility Plan(C101)," dated 10/2/15,both prepared by T.G. Miller P.C.; and "Illustrated Site Plan (1,001)," "Demolition Plan (L101)," "Layout Plan (L201)," "Grading Plan (L301)," "Planting Plan (L401)," and "Site Details (L501 & L502)," all prepared by Trowbridge Wolf Michaels and dated 8/2/15; and "Building Elevations (API01)," prepared by HOLT Architects and dated 10/2/15; and other application materials,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Jones-Rounds Vacancies: 0 PROPOSED RESOLUTION City of Ithaca Planning&Development Board Design Review 224 E State St(Simeons) Fagade Reconstruction November 24,2015 WHEREAS: the Planning Division has one Limited Site Plan Review application submitted by Jason Demarest, for owners Lang&Yong Shen, and WHEREAS: the applicant is proposing to reconstruct the front portion of the building in the same size,materials and style as previously existed. The most significant change to the storefront is the relocation of the entry door to the left side of the three-bay, south side of the storefront. The project is in the CDB-60 Zoning District and requires Design Review, and WHEREAS: this is a Type II Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is not subject to environmental review, and WHEREAS: the Design Review Board has on November 24, 2015 drawings entitled "Griffin Building Perspectives" and "Griffin Building Fagade Reconstruction Materials" both dated 11- 19-15 and prepared by Jason Demarest,Architect, and other,now, therefore, be it RESOLVED: that the Design Review Board does submit the following recommendations regarding the project: Moved by: Seconded by: In Favor: Against: Abstain: Absent: Jones Rounds Vacancies: 0 t I^r � CITY OF ITHACA 108 E. Green Street— 3rd Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING,ZONING, & ECONOMIC DEVELOPMENT Al JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT 4►'poRA }` PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development—607-274-6550 Community Development/IURA—607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 TO: Board of Zoning Appeals FROM: Planning & Development Board DATE: November 25, 2015 SUBJECT: Comments for Zoning Appeals 2991, 3000 and 3007 On November 24, 2015, members of the Planning and Development Board discussed the above-listed Zoning Appeals and agreed to forward the following recommendations: APPEAL#2991 416-418 E. State St./M.L.K.,Jr. Blvd. Area Variances Appeal of Ben Rosenblum, owner of 416-418 East State Street, for Area Variances from Section 325-8, Columns 10, 12, and 13, Percentage of Lot Coverage, Side Yard, and Other Side Yard, requirements of the Zoning Ordinance. The applicant purposes to renovate the existing building at 416-418 East State Street, which is now partially occupied. One apartment occupies the second floor and a portion of the first floor is used as office space. In the past, the major portion of the first floor space was used as a printing plant and is now vacant. The applicant proposes to renovate this space for a new 800-SF bar and create an additional office spaces. In order to convert the unoccupied space on the first floor to the new permitted uses, the applicant must obtain variances for existing deficiencies. The property at 416-418 has existing deficiencies pertaining to lot coverage, side yard, and other side yard setbacks. Percentage of lot coverage is 60%; allowed is 50%. The building also is deficient in side yard and other side yard setbacks. The side yard to the west of the building is 0.02 feet; required is 10 feet. The other side yard to the east of the building is 0.1 feet; required is 5 feet. The new bar, the office spaces, and the apartment require 29 off-street parking spaces. There is one space for handicapped parking and a space reserved for the apartment in the front yard of 416-418 East State Street. The applicant states a Memorandum of Agreement is being signed with Argos Inn at 408 East State Street, a contiguous property west of 416-18 East State Street, where the 31 spaces needed for the bar and office uses at 416-18 East State Street can be met at the Argos Inn under a shared parking agreement. The property at 416-418 East State Street is in a B-4 Zoning District where the proposed bar, office space, and apartment space are permitted. However, Section 325-38 requires that variances be granted before a Building Permit is issued. The Board recommends granting this appeal. "An Equal Opportunity Employer with a commitment to workforce diversification." 1of3 APPEAL#3000 327 Elmira Rd. Use Variance Appeal of Barton Myer, LLC, as authorized representative for the owner JJJ Holdings, LLC for a variance from Section 325-8 Column 2, permitted uses, and Section 325-8, column 7 and 11, lot width and front yard, requirements of the Zoning Ordinance. The applicant proposes to purchase the property at 327 Elmira Road and relocate the business, Herson Wagner Funeral home, to this location.This business is an allowed use in the SW-2 zoning district, but only the western portion of the property at 327 Elmira Road is located in this zone, the eastern portion of the property consisting of two contiguous parcel's is in an R-2a residential zoning district where commercial and business uses are prohibited. The property at 327 Elmira Road consists of two adjoining parcels, Tax Parcel 124.-1-2 and 124.-1-18 and has an "L" shaped configuration. Tax Parcel 124.4-2 has 90 lineal feet of frontage on Elmira Road and is approximately 320 feet in length. A portion of this parcel closest to Elmira Road is in the SW-2 zone, however the R-2a zoning transition line bisects the parcel at approximately 160 feet East of Elmira Road. There are two commercial buildings on this tax parcel. The first building is approximately 94 feet from the Elmira Road's street curb and entirely in the SW-2 Zone.The second building is approximately 270 feet from the Elmira Road street curb and is entirely in the R-2a residential district. The abutting Tax Parcel 124.4-18 is a land locked parcel that begins approximately 160 feet East of Elmira Road and lies completely in the R-2a use district. Originally both lots were developed by Nichol Block and Brick Corporation in the 1950's despite the fact that much of this development was also in a residential use district. The business also included the rear yard of two residential homes fronting on Spencer Road. In the 1990's, Nichol Block and Brick wanted to sell the business. However, the property could not be sold unless the residential uses facing Spencer Road were subdivided from the commercial property between Elmira Road and Spencer Street and further, only if the owner was granted a use variance from the Board of Zoning Appeals for the developed commercial property located in the residential district. Nichol Block appealed to the Board of Zoning Appeals (BZA), on August 10, 1995 for a use variance claiming their business at 327 Elmira Road could not be utilized and sold without a use variance for a portion of Tax Parcel 124-1-2 and all of the abutting parcels, now known as Tax Parcel 124.4-18, which was used for the Business's parking and storage of vehicles. The BZA granted the requested variance under Appeal #2274, based on a preliminary subdivision map showing Tax Parcel 124.4-18 being consolidated with Tax Parcel 124.4-2. Furthermore, the BZA stipulated that any new business/commercial use at 327 Elmira Road be one with a business operation similar to the Nichol Block's business. Subsequently, 327 Elmira Road was sold to J.C. Smith Construction Equipment, a use that met the Board's imposed use restriction for the property. Barton Myer, the applicant proposes to renovate the existing building closest to Elmira Road for use as an assembly space for receptions, services, and other gatherings. While a permitted use in the SW-2 zone, this building does not meet the zoning district's required front yard requirements. This building is approximately 94 feet from the Elmira Road Street curb, the front yard requirement that the 35% of the building's frontage be set back from the street curb between 15 and 34 feet. The building at the rear of the property will be used for customary funeral home services and will include office space. The applicant will develop Tax Parcel 124.4-18 as a landscaped parking area which will provide 46 parking spaces for both uses located on the property. The portion of the property at 327 Elmira Road consisting of Parcel 124.4.2 and 124.4-18 where the proposed covered parking area, the funeral home service building, and the associated off-street parking for both buildings will be located is in an R-2a use district where such uses are not permitted . Finally, Section 325-38 requires that both the requested use variance and the area variance from the SW-2 Zone's front yard setback requirements be granted before a Building permit is issued. "An Equal Opportunity Employer with a commitment to workforce diversification." 2of3 The Planning Board supports granting this appeal. It finds that the proposed project greatly improves the existing interface between the residential and commercial uses. The proposed use is more compatible with residential than the existing use; and the project provides a substantial and attractive visual buffer for the adjacent residents. APPEAL#3007 314 Park Place Area Variance Appeal of Kurt Martin, owner of 314 Park Place, for Area Variances from Section 325-8, Columns 4, 6, 10, 11, 12, 13, and 14/15, Parking, Lot Size, Percentage of Lot Coverage, Front Yard, Side Yard, Other Side Yard, and Rear Yard, respectively, requirements of the Zoning Ordinance. The applicant proposes to convert an existing one-family dwelling at 314 Park Place to a two-family dwelling, having two bedrooms in each unit. This property has a number of existing area deficiencies, but only the deficiency for off-street parking will increase. The property does not meet the requirements of Section 325-8, Column 4 (Off-Street Parking). As a single-family home, the required off-street parking for the existing three- bedroom house is one space, but the property has no off-street parking spaces. The proposed two-family dwelling needs two parking spaces. The property at 314 Park Place also has a number of existing deficiencies that will not be increased by the applicant's proposal. The property does not meet the requirements of: • Column 6, Lot Area Lot size is 1,864 SF; required is 3,000 SF. • Column 10, Lot Coverage Maximum percentage of lot coverage is 35%; lot coverage is 65.8%. • Column 11, Front Yard Front yard is 4'2"; required is 10'. • Column 12, Side Yard Side yard is 3'8"; required is 10'. • Column 13, Other Side Yard Other side yard is 3'5"; required is 5'. • Column 14/15, Rear Yard Rear yard is minus 0.3'; required is 20'. The property at 314 Park Place is in an R-2b Zoning District, where the proposed use is permitted. However, Section 325-38 requires that variances be granted before a Building Permit is issued. The Planning Board does not identify any long-term planning issues with the appeal and supports granting it. The Board recognizes the importance of opportunities for more housing within the City. "An Equal Opportunity Employer with a commitment to workforce diversification." 3of3 CITY OF ITHACA 108 E. Green St.—Third Floor Ithaca NY 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING, & ECONOMIC DEVELOPMENT V Division of Planning& Economic Development JOANN CORNISH, DIRECTOR OF PLANNING&DEVELOPMENT ye�pflRAZ� PHYLLISA DESARNO, DIRECTOR OF ECONOMIC DEVELOPMENT Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org To: Board of Public Works From: Planning & Development Board Date: November 25, 2015 RE: Planning Board Comments on Discontinuance of Portions of Lake Ave. &Adams St. The Planning Board conducted its review of the proposed development at 210 Hancock Street between March and August 2015, and granted Final Site Plan Review on August 25, 2015. During that time, the Board carefully reviewed the proposed conversion of portions of Lake Ave. and Adams St. into a bike and pedestrian way, play area, and greenspace that would be closed to public vehicular traffic. The Board fully supports this conversion which requires legal discontinuance. As stated in Part 3 of the Full Environmental Assessment Form (FEAF), the Board identified the following major benefit of the conversion: "The path would provide a connection to the existing path at Conley Park directly to the north and ultimately to the Cayuga Waterfront Trail (CWT) via the improved NYS Rte. 13 and Dey St. crossings currently under construction. The installation of greenspace and a playground extension on Adams functionally expands Conley Park. "The effect of this conversion will be a continuous two-block park along Cascadilla Creek that will protect water quality in the creek and greatly enhance the beauty, value, and accessibility of this natural feature in the neighborhood. The structured play area will provide an amenity that the neighborhood currently lacks. Thus it is anticipated that the proposed project will improve open space and recreational opportunities in the vicinity of the project site"