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HomeMy WebLinkAbout11-25-14 Planning and Development Board Meeting Agenda CITY OF ITHACA 108 E. Green St.—3rd Floor Ithaca,NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING,ZONING& ECONOMIC DEVELOPMENT If �_ Division of Planning& Economic Development JOANN CORNISH, DIRECTOR OF PLANNING &DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT r Telephone: Planning Division—607-274-6550 Community Development/IURA—607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityof"ithaca.org Fax: 607-274-6558 Fax: 607-274-6558 NOTICE OF MEETING If you have a disability&would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 12:00 p.m.,the day before the meeting. The regular meeting Of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. On NOVEMBER 25T", 2014 In COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. Note: A DESIGN REVIEW COMMITTEE meeting will be held for agenda item 4. E., 114 Catherine Street. AGENDA ITEM Start Time 1. Agenda Review 6:00 2. Privilege of the Floor(3-minute maximum per person) 6:01 3. Special Order of Business: Disability Advisory Council Presentation —Access Survey Results 6:10 4. Site Plan Review A. Hancock Street Project(former Neighborhood Pride), Ithaca Neighborhood Housing Services 6:25 (INHS)— Brief Introduction About Neighborhood Visioning Process B. Project: Purity Ice Cream Renovations APPLICANT OVERHEAD PROJECTOR NOTE:: 6:40 Location: 700 Cascadilla Ave. The City only has a VGA plug/cable Applicant: John Snyder,for Bruce Lane Owner available to connect to our overhead Actions: O Consideration of Approval of Project Changes projector. If you need to connect another way, you will need to provide your own ADAPTOR. (Macs & many newer, lighter C. Project: Major Subdivision&5 Units of Housing laptops may not have a VGA port.) 7:00 Location: 128 W. Falls St. (_ P Applicant: Ron Ronsvalle Actions: O Public Hearing Cl Consideration of Preliminary Site Plan and O Subdivision Approval The applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into two. Parcel I will measure 3,686.9 SF with 37.5' of frontage and will contain a new single-family home. Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home. And Lot 3, measuring 8,276 SF with 182 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes eight off-street parking spaces, one driveway, sidewalks/walkways, and landscaping. This is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, for which environmental review was completed on September 23, 2014. The project has received Area Variances for an existing front-yard deficiency, as well as new front- and rear- yard deficiencies and parking location. AGENDA ITEM Start Time 4. Site Plan Review(cont.) D. Project: 123-Room Hilton Canopy Hotel 7:15 Location: 320-324 E. MKL,Jr. Blvd./State St. Applicant: Scott Whitham for Neil Patel Actions: No Action — Review of FEAF, Parts 2 &3 The applicant is proposing to build a six-story, 70'-tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge, a meeting room, and an approximately 2,000-SF retail/restaurant space. The second floor includes meeting rooms, a fitness area, and an outdoor terrace. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochere, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project is in the CDB-100 Zoning District. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible subdivision will be required. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b)(9), and is subject to environmental review. The project has received DESIGN REVIEW and requires approvals by the IURA and Common Council for the sale of City property. E. Project: 3-Story Apartment Building 7:35 Location: 114 Catherine St. Applicant: Jagat Sharma for Nick Lambrou Actions: O Design Review O Public Hearing O Determination of Environmental Significance O Consideration of Approval of Transportation Demand Management Plan 11 Consideration of Preliminary Site Plan Approval The applicant proposes to construct a 3-story apartment building, with a footprint of 1,974 SF and containing one 5-bedroom and two 6-bedroom units. The project site contains an existing apartment building and a 13- space parking lot with 7 spaces in the back yard (to remain) and 6 spaces in the front yard (to be replaced by the new building). The project also includes the removal of one curb-cut. The project is in the CR-4 Zoning District, which requires either: (1) off-street parking in accordance with §325-45.5 F; or(2)full compliance with the NYS Building Code or Residential Code for new construction and a TDM Plan approved by the Planning Board. 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. The project requires DESIGN REVIEW. F. Project: Ithaca Plaza— Retail Expansion 8:05 Location: 222 Elmira Rd. Applicant: Marx Realty& Improvement Co., Inc. Actions: O Declaration of Lead Agency "An Equal Opportunity Employer with a commitment to workforce diversification." 2 AGENDA ITEM Start Time The applicant proposes to construct a one-story, 3,400-SF retail building with 49 parking spaces and associated landscaping, walkways, and other site improvements. The 6.1-acre project site contains an existing retail mall with 258 parking spaces. The project site is predominantly paved; however, development requires the removal of 0.2 acres (8.712 SF) of existing vegetation along the north property line and contiguous to the drainage area. The project is in the SW-2 Zoning District, which allows a maximum building setback of 34 feet from the curbline. The project requires an Area Variance for the proposed 70' setback. The applicant has proposed a 4'-tall architectural wall along a portion of the frontage. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. G. Project: Sketch Plan: Ithaca Children's Garden at Cass Park 8:15 H. Project: Sketch Plan: 112 Blair St.—2 Duplexes& Parking 8:30 I. Project: Chain Works District Project—Scoping Update(if needed) 8:45 5. Zoning Appeals(none) 6. Old/New Business A. Planning Board Comments on Proposal to Amend R-U Zoning District 8:50 B. Update on Proposal to Eliminate Off-Site Parking in a Different Zone 9:00 7. Reports A. Planning Board Chair(verbal) 9:10 B. Director of Planning& Development(verbal) 9:20 C. Board of Public Works Liaison (verbal) n/a 8. Approval of Minutes: 7/22/14 9:25 9. Adjournment 9:30 ACCESSING MEETING MATERIALS ONLINE Site Plan Review/Subdivision Applications&Associated Materials are accessible electronically via the"Online Documents"portion of the City web site (http://www.egovlink.com/ithaca/docs/menu/home.asp),under"Planning_and_Economic_Development">"Site_Plan_Review_Project_Applications,"in the relevant year/month folder. Subdivision application materials can be similarly located,in the"Subdivision_Applications"folder. Zoning Appeal Materials are also accessible electronically via the"Online Documents"portion of the City web site,under"Planning_and_Economic_Development"> "Planning_and_Development_Board">"Zoning_Appeals,"and in the relevant year/month folder. Other Meeting Materials scheduled for substantive discussion at this meeting,but not associated with a specific Site Plan Review application or Zoning Appeal,may also be accessible electronically via the"Online Documents"portion of the City web site,under"Agendas">"Planning_and_Development_Board,"in the relevant vear/month folder.aloneside todav's aeenda. "An Equal Opportunity Employer with a commitment to workforce diversification." 3 I III LAN I I Y f 1 PO Ice • • • I • • II Sireef PeNpedve n I . Noveder i P ev n a F EMU® ®©1111111 lipu. R�iR�'T!7""!�I'T°�R3J■'7l!'?!7 ` w> ��`iY mu ©n =77IIIIIIIIIIIIff NIEMEN END 0©LR'Q1L7©©m '2^ IMIJ 01�71�'T"!R1PT"'�!"n!t•S■77RP I '�■ aA� t IF 1 ; OOL9TT■ 0WE0 ° - - ND 0010�0 '• •x. A 4 \ 'IA 0 1 �IIIIlE111■1� 1■ HINII■► � 1111111111N11� - - - - - - !IN■Infill 11 - - - - - " ' NNl111■111�f1�� �� 1 KPIP1Y 11 t�ttb a9?l�li, �Ihl 'Pt�tl .. wL 'IPiere ��LMYYiiiYY9iP7iBY9POYYYYYYYY� '�' �� " YwNIYYYY11iliYvili�"ICIIaAeYeelRiCo 'Mir 11�E1���QE@I����iS9i��lAsli1�1�01m�� �■INI�i WMAI II �1 12 13 14 15 16 JOHN SNYDER NOTES: 142R East State Street 1.)HORIZONTAL V32 V.OF MAPPING IS APPROXIMATE NAD N AND VERTICAL DATUM IS T h e C o m m o n s 2)UNDERGROUND UND U PER THE TOMPKINS COUNTY GPM CONTROL NETWORK. ' / I / Ithaca NY 1 4 8 5 0 2. UNDERGROUND UT.GROU HAVE UCTU LOCATED FROM AVAILABLE RECORDS, FIELD LOCATIONS HO ABOVE GROUND STRUCTURES AND ANY MARKINGS PROVIDE.^.BY THE JTILITY AUTHORITY.THEREFORE,THEME LOCATIONS MUST BE CONSIDERED APPROXIMATE. I / P: 607 273 3565 THERE MAY BE OTHER UNDERGROUND UTILITIES AND/OR STRUCTURES,THE LOCATION 0 AND EXISTENCE OF WHICH IS NOT PRESENTLY KNOWN.LOCATIONS, SIZES AND MATERIALS OF UNDERGROUND UTILITIES ARE BASED ON BEST AVAILABLE EVIDENCE AS $ 9y/ I www.is-architects.com NOTED ABOVE.VERIFY ALL UTILITIES PRIOR TO DESIGN OR CONSTRUCTION. / 3.)IN THE EVENT THAT THERE IS A DISCREPANCY BETWEEN THE CONTENTS OF THE SIGNED AND SEALED HARD COPY DRAWING AND THE CORRESPONDING DIGITAL DRAWING FILE,THE HARD COPY WITH AN ORIGINAL STAMP AND SIGNATURE SHALL BE THE CONTROLLING DOCUMENT. A) OUTLINE OF BUILDINGS REPRESENT THE AT GRADE FOOTPRINT.BUILDING cc I y�P yj-Sc� DIVENSIO IS NOT PROVIDED FOR FINAL DESIGN PURPOSES.ARCHFECT MUST VERIFY IN y FIELD PRIOR TO ANY DESIGN OR CONSTRUCTION. 5) REFERENCE IS MADE TO A SURVEY MAP ENTITLED"SURVEY MAP No.700 LU CASCADILLA STREET..."DATED FEBRUARY 18, 1998 BY T.C.MILLER P.C. 6"PIE 6J ow THIS MU RVEY IS SUBJECT: TO ANY STATE OF FACTS AN ACCURATE UP TO DATE D ABSTRACT OF TITLE MAY SHOW. / � SAPLING I N• pq�FFssIeNP�`� 6=SPRITS Q LEGEND / � \ DRAWING ALTERATION l is 6'P1NE It is al v:.Ia:ion of Section 69.Sb / /* ofthe New York State Education SANITARY SEWER MAIN // / /\ \ j Department far any person, ,, unless acting under the direction WATER MAIN / SAP NC (\ PI � 3 of the licensed architect,to otter GAS MAIN /� RIM=J86.0 I h TI ARROWHEAD this item In anyway ;fan item s / / / / INV=J82.6 I I 0 YDRANT=J90.65 bearing the seal of the architect STORM SEWER MAIN / pN I o Is altered the architect shall affix T T UNDERGROUND TELEPHONE S // 2a J/ �1GH�Pi I I I I U / the!,"afte se.1 and the ed lowed anon - � UNDERGROUND ELECTRIC �G / / _ BOLu6D / 20 / he architect's signature,date of s UNDERGROUND SIGNAL WIRES / /cog / / TPANSFORME H attention,and.specific PIN -- RIM=387.6 description of the alteration. DU LA,MANHOLE / / / /G0 FOUND ` Ip INV=376.5 ❑ SQUARE CATCH BASIN PLING COPYRIGHT: WATER VALVE 1 I Lit i All production and intellectual M GAS VALVE ) / 20 VIIB�E SANITARY LU F jry property rights reservetl. / EASEMENT. p ®Copyright 2013 /� / // j de Jahn Snyder Architects,PLLC FIRE HYDRANT j5 MP B () mn ry UTILITY POLE �}SYfA RIM-385.3 k1 LIGHT POLE / / / / bb VC NV e 1 W p Umo O DECIDUOUS TREE �\PtiA / ///// � T.C. C CONIFEROUS TREE PPpu R0 F.4,� / �0/ % RM=3B6.7 a / 3 •�= _ n INV SW-J"822,t PIN M 2 T.G. 3R11LL1C R, P.C. INV NE .. "', / FOUND I rl, ENGINEERS AND SUfNEYORS b SIGN y0� 0 a INV NE 15"-382.5 v ?� 4 W = 2.3 NO.RIH AURORA".EEr E� 0` f q" R / VD fDM+G NEW YGRK I- E.E=100.0 ENTRANCE ELEVATION 5 O 6��e r // I I E� WI DOWN SPOUT p ' 272-6477 9oi273-6322 J r�. VIIOE NYBEG 2 C SOJ ✓/ / �J y06.0 EASEMENT.SEEDS]/2II0� y { 1 S 'c P6 Y Mo LIII \ 0 3 �� � \ j 6.5 P�� �P / / aoANsee A9 w / 3 TITLE INFORMATION ( `' zEE J D - / Z BRUCE R. LANE, JR. �J �O�L� /� / i}g7. I sa DEED BOOK 814, PAGE 280 CONCRETE RrcK TAX .MAP PARCEL No. 43-3-1 Is aEs6 a%os eilz j' eE_ PAERs AREA=0.484 ACRES TO HIGHWAY LINES i CB �/ j 1 STORY BUILDING ) NI/ RIM=381602- No. 7GC 1 INV NE=38. / / 3 NV S=382.0 B z / B -388.9 �_' ST.ji RIM 65 IN // E, .C. ae7.26 2 FOUND rx RIM A 386.5 _ f - INV=377.0 SIGNAL N CONCRETE WALK POLE CONCRETE WALK YCAM RE 6"TREE 6"TREE 386.0 /1 6"TREE O B"TREE(.V' 8'TREE 12'THE 6"TREE 30"., i U S ,IICM 30"STEEL *8"CONCRETE SIGNAL �I --J85.5 3O'-CONCRETE C st BHRd{vr 30 HOPE CASCAOILLA ST IFE!.a 6t c GAL I \ PurityIce B �f RIM=385.8 �L VAULT RIM=]H5.q RIM=385.5 SIGNAL RIM=386.1 U MH `EBo IN / VAULTINV RIM=387.3 Cream /1qV 3]6.9 RIM=3B.6 INV E/1i=380.6 INV E=381.2 INV E=J81.8 = / INV /W_380.J s B"DUCTILE,** INVS=J82.0 - f^6, IANE=J81.2 Renovation / a 5 6"TILE(I�R CITY OF ITHACA RECORDS) s rB sr 700 Cascacilla St. R;M=3854 @(M-JB5:5 RIM=JB5.6 RIM=386.I \\�,!..II Nv=361.7 sl INlT--38J.� PIPE N01 VISIBLE INV=382.5 H Ithaca,NY 14850 RIM=3870 NOVEV,BER 17,2014 SIGNAL SIGNAL VAULT SIGNAL VAULT unuLr BOUNDARY AND TOPOGRAPHIC MAP DATA GRAPHIC SCALE JSA PROJ# 44013 A O 20 40 60 C 1 00 12 13 14 15 6 12 '3 14 ;g 6 STORMWATER MANAGEMENT JOHN SNYDER W-O"C.To ONCE POST & EROSION CONTROL NOTES SEQUENCING FILTER FABRIC,MIRAFI 1. INSTALL SILT FENCING IN LOCATIONS SHOWN, _; ■ 1C0X EVIROFENCE, NOTES OR �I' ` APPROVED ECUAL 2. INSTALL TRUCK TRACKING PAD AT CONSTRUCTION SITE EXIT. I.WHEN TWO SECTIONS OF FABRIC GRAOE ICI MN. ADJOIN EACH OTHER OVERLAP BY 3. INSTALL SEDIGUARD OR INLET PROTECTION ON EXISTING STORM 142R East State Street 6 INCHES AND FOLD. INLETS. „ ,a? T h e C o m m o n s 2.PERFORM MAINTENANCE AS NEEDED AND REMOVE SILT WHEN BULGES 4. BEGIN BUILDING AND PAVEMENT EARTHWORK OPERATIONS.RUNOFF DEVELOP IN THE SILT._NEE. FROM ANY EXPOSED SOILS TO BE DIRECTED TO SILT FENCE OR Ithaca N Y 14 8 5 0 SILT PROTECTED INLETS.PROVIDE TEMPORARY DIVERSION SWALES AS NECESSARY. F \� P: 607 273 3565 6" i ^ DIG 6"WIDE&DEEP 6�� 16" 5. COMPLETE GRADING,PAVEMENTS AND BUILDINGS k TRENCH,BURY BOTTOM J MIN. iJJ WWW.J 6-a FChItBCTS.COfn 1' 0"OF FABRIC, p 6. INSTALL LANDSCAPING,TOPSOIL,SEED AND MULCH. j / TAMP IN PLACE. 7. REMOVE SILT AND DEBRIS FROM ALL STORM SEWERS. J ✓ - gEpF NEW, GENERAL NOTES / �P- 0 :. a �9 9f 1. SILT FENCING TO BE INSTALLED ALONG CONTOURS,NOT CROSSING i - ✓\A _- r m 4 SILT FENCE CONTOURS. n $ D I NOT TO SCALE 2. SURFACE RUNOFF FROM UPGRADE AREAS SHALL BE DIVERTED OR yN ✓t. / ^ �� OTHERWISE PREVENTED FROM FLOWING THROUGH AREAS OF STONE PAVEMENT-3"CLEAN, SOIL STABIUZKPON FABRIC CONSTRUCTION ACTIVITY. SCUNO.DURABLE,SHARP ANGLED FRAGMET:S OF ROCK OF UNIFORM QUALITY. 10 EXISTING PAVEMENT 3. RUNOFF FROM DISTURBED AREAS SHALL NOT BE DISCHARGED OFF-SITE WITHOUT FIRST PASSING THROUGH A PROPERLY / j \ DRAWING ALTERATION INSTALLED AND MAINTAINED SEDIMENT CONTROL STRUCTURE. /f' / / •/--� _ :I NOTICE. 4. PERMANENT VEGETATION SHALL BE INSTALLED IMMEDIATELY ,' It Is a volation of Section B9 66 +--i ofthe New York State Education PROFILE FOLLOWING FINAL GRADING. Department for any person 5. ALL CONTROL STRUCTURES SHALL BE PERIODICALLY INSPECTED AND unless acting under the direction EXISTING GROUND MAINTAINED DURING CONSTRUCTION. ,ter, ofthe licensed architect to alter / this item in any way. If an Item IIt. -50' 6. MAINTAIN TRUCK TRACKING PAD FOR DURATION OF PROJECT. TOP ' / bearing the seal ofthe architect R=10'MIN. DRESS WITH PSE11 DIMNAL AGGREGATE WHEN SURFACE BECOMES '/' F / Is altered the architect shall affix PACKED WITH SEDIMENT. W their seal e l and he notation the 7. MAINTAIN INLET PROTECTION ON ALL INLETS THROUGH ALL PHASES �20 WIBE SANITAR a Y Y -II OF THE PROJECT / / / / r EASEMENF. f/ architects signature,date of B. APPLY TEMPORARY OR PERMANENT SEED AND MULCH TO ! !�✓% ai[era0on and specific I - 24}Min PAVEMEM � // � description ofthe aReration DISTURBED AREAS WITHIN 7 DAYS AFTER CLEARING. COPYRIGHT. All production and intellectual 9. PLACE SILT FENCE AROUND TOPSOIL STOCKPILES AND TEMPORARILY SEED IF LEFT UNDISTURBED FOR GREATER-.AN 7 DAYS property rights reserved.// / / /• .... / / 0C.pyrgm2013 STONE PAVEMENT R=ta'MIN. 10. DISPOSE OF ALL FILL IN A MANNER THAT IS CONSISTENT WITH ALL j t John Snyder Architects PLLC PLAN LOCAL,STATE,AND FEDERAL REGULATIONS. Z�ti, TRACKING PAD T CONSERVATION SEED MIX Cx 2 (TEMPORARY SEED)C I NOT TO SCALE EXTEND 1 MINiMU.. % ' , AND 7"MAXIMUM SPRING SEEDINGS `a0�. / / �:., T.G. MILLER, P.C.FROM EDGE OF GRATE(TYP) aj ANNUAL RYEGR0.R5: 0.70 LBS/1000 S.F. ENGINEERS MO SURVEYORS INLET CASTING b)SPRING OATS: 2.00 LRS/1000 S.F. Y, " '•' 'I 203 NORTH AURORA STREET SEDIGUARG INLET c)ANNUAL RYEGRASS: 0.35 LBS/1000$.F / J rRNDA,NEW YORK 14850 PRO.CTCN AND SPRING OATS: 1.50 LBS/ICOO S.F -� W d)PERENNIAL RYECRA55: 070 LBS/LOCO S.F. 1\`� � 7 � 80]-273-6322 fax t4. TRACKING PAD LATE SPRING & SUMMER SEEDINGS eO7 2]2 8477 W. - aj SUDANGRASS: C.90 LBS/1000$.F. /p . \ / bj ANNUAL RYEGRASS: O.7C LBS/10CC S.F. i / SEE DEfA L 2/ 101 II�.1 c)PERENNIAL RYEGRASS: 0.70 LBS/1000 S.F. .(.. / ,/ e o7. U�2: _= LATE SUMMER k FALL SEEDINGS .._- ! /:�,., / - ;» - � i � N .... .. _ .... ;�, a)ANNUAL RYEGRASS(COMMON) 0.70 M11000 S.F. J•t/ b)WINTER RYE(ARCOSr00K): 2.50 l85/1 CCC S.F. �` / / // / / ,`. '1/7�///�/j� t ,+ y WINTER WHFAP. 2.75 lB5/LOCO S.F. :•� pR 3 ' d)PERENNIAL RYEORAS6 PENNRN 0.70 LBS 1000 S.F. -N ET PROTECTION SECURE USING 3-i/z2 ( E): / ^A PRESSURE DISKS PRESSURE DISK MULCH /�L� SE 0`T'AL 4/C'01 AND 175g ZIP TIES FASTENED / ZIP TIE " TO INLET CRATE(TYP) / C=AN STRAW MULCH 100 LES(2-3 aA ES)/ICOO S.F. SEDIGUARD TOP DYER(YELLOW) - MULCH.SHALL BE APPLIED OVER TOAPCRARY OR PERMANENT 1 s SEDIGUARD 8070V- SEEDNO AND SHAL BE ANCHORED US.i ONE OF THE LAYER e..L, - Fc CWhG OPno6S: • //"i 'i// ,,,/'' /, /,,; /,, / ,j/ / /!/:� . ( A CS 5 C.S<3R,DRIVE TRACKS EQUIPMEN'.OVER MUILH, •' ' / - E GRATE W '4FAS WANNG PARKJE.'0 THE CONTOUR. /�' r•- ,/ / _ _ ^' J„ G 6 yI1:, B. S A M_CH ANC CRNO Toot.OR SQUARE SHOVEL TO C':,^ // / ;i/ //; i/j, /ice/,! /// / ,.( A✓ , GRATE BAR GRATE M C N SC T!NA M_CH,5 TUCKED RTO THE 50:;BY 3' /� I / B. A P A M^KFER EVER MLWF.CONSISTENT WITH / 1 /,,//,/ //,i // �� 1ST .... Y MANL A.. '4_4'O S C-CH CV3. - SEDIGUARD PROTECTION 400 LSS MARE / 3 C. AP WOE,.FBER M CN EVER 5'NAW MJILH AT A RA'E OF D. SECURE M':CH Y .AC W.1*BOO_GWOABLE NETPN O4 .// ..• S- } 1 `' P•" e F`r �- OVER E'nP.K B NOT TO SCALE WTH PEG AN'TARN S..ARE"BY WOOD STAKES SPACE AT1--- 2"x4"LUMBER SAKES 3'Ih"ERVAS,AN.,I NE W-N A CRSS-CROSS PA-FRN. 1 , AND RALS ....... - - rS,f `S.£' CF 1 $__ D_A.L /GC1 ....._. 0 ERF_OW WEIR BELOW AO,C N!NG /_....... ........_._.._.. ........... .__......... .. ... -. GRADE AS NECESSARY TO PREVENT --"' - ...... ....a,..... ......._.. ....._....... .. r.:91PASS OF RUNOFF TC HEX' _ ._.. ...._......_.... „_ ___ .... - .' CCW\STREAM SRiUCTURE - -- -.. NOTES, Purity Ice FILTERR C TO C�7 FROM. CONNJCUS 'RC 0 ELIMINATE ..NU ....... Ohs IF jo'N5 ARE .... '° ..... Cream / NECESSARY,GV R.AP'D EXTEND SEDIGUARD 14'cT a (?YP).ROTEC CN ' Renovation ,O NEXT S.AKc. -SPACE SAKES EVENLY ARO:NO 700 Cascac:::a S!. 12"MIN D4ANAGE s-R cruRE AT MAxIM',:M Ithaca,NY,485E -T- 3 IN RVAS AN DRIVE 7C BV.iti.t 4h V'M 10 '1'N 70 SC . \ VE.V13Ei 17.2014 FL:` ER:`ER'ABRiC _R FABRc ,c 3E 1, "cREIN DATA GRAPHIC SCALE FAS,FNEO"C-.Va--R FRAV:.Ati] SNA:.BE EM3EC^.EC A M'N'V'.:V EROSION&SEDIMENT 12'!n'm so- CONTROL PLAN DRAINAGE INLETOR STCRV VAti^.CIF 0 20 40 60 �sAPROJu <w-.B 4 INLET PROTECTION 5 NOTES 6 EROSION AND SEDIMENT CONTROL PLAN C 101 A NOT TO SCALE NOT TO SCALE SCALE: 1"=20' 1 2 ,3 14 5 6 �1 .2 .3 i4 5 6 ' JOHN SNYDER ASPHALT TO REMAIN i , — — _ 142R East State Street The Commons Ithaca, NY 14850 , ,'/ , •.t� - / F P: 607 273 3565 <' /f !s /WWW.js-architects.com / 201W7&E-SANITARY ? EASEMENT.� _, •/ / / > SAS^U'( FULL DEPTH — . 5 _ A . SAW 'D RGMDV 'Ogpg Npe EXISTING A9PHALT� SSW DRAWING ALTERATION NOTICE %' — -- `— — _ � l f ofthe New York State Education Department for any person unless acting of the under direction licensed architecto ethis r t ✓' < � _ { >.,, item in any way. Iran dam R bee .:.r i t !j . � � , / �.�r �-�:� � ' bearing the seal of the architect ^� - ( -- s altered the architect shall affix their seal and the notation J .� t /•8=' / / / —�—_ �— .... —�". / __ altered by'followed by the architects signature date of .i' ��/ �'— '---.= _ — I _ alteration,and a specific �MtS descriat n of the alteration ,V\ --.� % 'j,- -- EXISTING CONCRET COPYRIGHT:4 / iF // , /-L--�— / /. �' TO BE REMOVED' I� prlope,right.res—el production and ldactual C' / pynght2013 y Sny der der Architects,PLLC Y T.G. MILLER, P.C. ` � ENGINEERS ANO S::RVE"ORS 20(MACA.NEW PORK 14550 REM — - �/ OVE GRANITE {I�""'-� eo7 77-6m W. % CURB \\ eau to. Y� >-. I s / \ G,:' . SIDEWALK ALONG, EX;IS-M1GSCCRF LIN S,QR P /. REMOVE TO EA4E$T I H!r T R,aC.ago/ i // // // EXPANsICN %{R u' , csv"9/I1 tDu PLTJ(� f �. - . �" �. ,- / — -=—/%//i %" i////// i / / /i i ,•`-x /GAs/v �g,<, //j/j ji j/ / ', i f Exs-t`c BRicx- '/ RREMCVED / Purity Ice SiD_WALK.ANC /, ? R, ,/ /: . /; i% /i / / cam.,, i, , �; Cream GRP.N �" _. � ,.I '` j2NOHE j — Dv�� Renovation x n .. ._ ✓_. ....v_...._.,.- .._..._. .. '^ B r 0 Ccadi:;a St. I ca NY _....._.. _ ............. _._....._... ..._..__.. ._. _.. ......_.._... __. -_ .. SAW MTV DEMOLITION PLAN_ .. ..._...... .......... , - �s a,_ A RO # 440 a .... r... ...�...,.. -._..._.. -• '<,.. ...... .... '.�.+_ SCALE ' .. _... _. .._....__...... .................. __. _. 4CVA.M1 ......__. ..... ...... :. .i{ RA,. 6 2 13 4 5 6 I BASE B:D JOHN SNYDER ,� WOOD GJIDERAIL. I Fy SEE DETAIL ALTERNATE / 4"OR e"SCH 40 STEEL PIPE AS 4" WIDE WHITE STRIPE /�„� ALTERNATE NOTED ON PLAN. FILL WITH 12" WIDE WFi E /' BOX BEAM GU!DERAIL —'i�-- 3'-0. CONCRETE. APPLY RUST-INHIBITOR LEFT-TURN ARROW AND ,/ "SEE DETAIL 13/C201 PRIMER AND FEDERAL SAFETY' 18" WIDE STOP-BAR _ ! - a YELLOW TOPCOAT. /� i - 'g6 6 BOLLARD (TYP OF14) SEE DETAIL 2/C103 r i f — — 142R East State Street �� :3"T—� f /\�` = ` Ithaca, NY 14850 tr''..1. R10. 2 4" BOLLARD (TYP X1 �4) P: 607 273 3565 I i"/ SEE DETAIL 1jC103 3'-g" I s I / \ /STRIPED ISLAND (TYP.) SEE DETAIL 6/C201 124"x24" -300o Psl 's_ www.js-architects.com k g I `CONCRETE BASE r/ �\ CONCRETE DUMPSTER PAID, _j / I AND FENCE ENCLOSURE -/ SEE ARCHITECTURAL', / \ DRAWINGS a• ,Vy OF NEKry /•- f/ 12.2' B (NOT IN SITE CONTRACT) 9 BOLLARD r' .� / � i L ❑" MATCH EXISTING D NOT TO SCALE �• WALK ODD 10' CONCRETE ROFFSSIpHP� SIDEWALK '"^••` NC-ES' O SEE DETAIL 1. COORDINATE WITH OWNER FOR LAWN/LANDSCAPING R10 CONCRETE WHEEL 17 2/C201 EJ L.„.j DRAWING ALTERATION GRANITE CURB ° NOTICE. (NOT IN CONTRACT) STOP (TYP) i It is a Violation of Section 69.5b 24.0' ✓ 18.6 �I Violation DETAIL 4/ 201 of the New York State Education � Department for I 5.1 GRANITE unless acting underthe direction 42.5' TYP of tha licensed architect.to alter y✓ /' R2.5' CURB CONTROL 16.0' ?"',")SEE DETAIL this temnany way.If an item 1, JOINTS I.u,,,,,,,4/C201 bearing the seal ofthe architect s altered the architect shall adz 8' TMP 5 EVERY 5' ta ir ¢eredabynfollowediby the I archrteo s signature date of 4 j/ ' ✓.._ O #E,„y„ alterah n,and a specific j 4" WIDE WHITE I description of the alteration. STRIPING (TYP) 1 / R5' " AIOPYRIGHT 6 THICK CONCRETE property rights reserved. INCREASE DEPTH OF 41�APRON John Copyright n derAchhects PLLC � 2013 CONCRETE WALK TO _ �SEE DETAIL y 24' 6" IN DRIVEWAY. 24.0' : w 2/C201 /�✓ CONTROL JOINTS • a^ MEDIUM DUTY ASPHALT EVERY 6' ----- �' 2 ' fiJ! IBC T ! � 154.0' CURB RAMP R20' 25 PARKING SPACES / } FLUSH ,I SEE DETAIL t I � ° GRANITE C y, ij f 3/C201 ACCESSIBLE PARKING STRIPING 4" WIDE WHITE STRIPE, t i' I CURB ra SEE DETAIL 5 C201 _ rJ R68.2' R10' / 12" WIDE WHITE t T.G. MILLER, P.C. !/ r'� r. ,•;- LEFT-TURN ARROW AND IIRS i\,,CC .... I1 18 WIDE STOP BAR t V.1 ENGINEERS203 NORTH AP RORA SND �'REO17 8.5' CONCRETE WHEEL l TAPER 5' Ti NEW YORK 14650 iY TYP STOP P _ ____ EJ.. f? rj ('Y) RS' OF CURB. sc7-2�2-s4n BOTH 607-27-=a ft,i Y 18 GRANITE CURB •�iI I SIDES rim r ,... . ✓ TYP SEE CA IX JOINT NT B ETAEEN Ol,�tB 1 B.00O 10:0' AND (STING C NCREiE W LK JOINTS I:...) .✓ .; R 5�•., •.,. .1 EVERY \.SC, 4,8 - ... _ ...._ .i' .• E9 •. I J MATCH i. .4- .. ... .... ......... ._.... — ..._—.._.__.._.._ .EXISTING WALK - ;'\.' CONCRETE SIDEWALK WITH CCNCRET_ SIDEWALK ACCESSIBLE PARKING MATCH 16.5 r/r -I-. ,• ;r-' 2.5'X2.5' CONTROL JOINTS W' H CONTROL S:GhS ATiAC'r,ED TO EXISTING WALK 'r ?. SEE DETAIL 2/C201 JOIN S EVER`!4.5' B'Ji_LING (TYP OF 2) - ......_. SEE DETAIL 2/C201 B 33.2' ram' i ii i CON S _WA K W: - rr/ CONTRCi O N S EVERY 3' j it ✓' / fE sir f BAS B I� CGNCR S .._A_ 2 20' ,r E S. WA_K WOOD G RA,i W, H CN RC_ CCNCRE"L SIDEWALK- ... — tOC.0' -»- I6 _, SEE DETAIL8/C201 IIN S `V R`! 5' W H CONTRO_ I > Purity 'r A R'NAT� CONCRETES WA..K WITH ,1._.... PUrlty e S_� .,E7A:'_ 2/C2C' O:NTS EVERY 5' - 1 BOX BEAM GJ ^"RAIL 2 5'X2.75' CC1 RC'_JC'NTS ^ C V :,_iA:L 2/C2C1 I C\N(ry .............. SEE .. 201 �•- EJ J v 70 C bream n rr r / SEE DETAIL 13 C2C1 S A... 2/C Renovation .i ^ /.......... . ......... ..........0.? i-...--.... -1::. .: .-. _. ..... ::. .... ._. I :. e ....._. 7C0 Cascadilia St' - .f.. •._-i r ... ��'� I`^aca,NY 148510 VIA—CH EXIS_IG...... .............. :.�-_` _ l _ ........ WAL, A �EA.REST . dd - . a-,: 0 - c .. - •c. .. a ;.� _��.� • 6 74 LR�VOV '3.2 C'd-:z.:2S. NOVEMB=R 57.2014 -0.NT (TYP.) �J � .. .. i• i na '-YP L. P: :. _ � ,• F \S'A C \ORE' TKE .. ._.__....._... ., .1�_�L ._C;�AN "'RB =3•c.^.K —_ - .. ....... _....._ AA. = s W..r LAYOUTPLAN .. .',. c-D iL 4/C 2 6 AN WA A\. vC:;NT a' zo' _ . " a j. 'L -, rva (3 '9 C. KA-•<S 0` K S -.. 47' .. • .� _. VA`CI"' X�...\G- S__ C A_S 2&9 C2C1 .SA PROJ# 440'3 _. _. _ _..._......... ' 80 .... _.... .. ... .. _... ._ _ WA.K .. ........... GRAPHIC SCALE.:' GRAN! E '"R6 A — — __ — _ SEE .,"A::. 4 C20- C A;,CI '"1?} , S' ;. _.S^ G3AN\ ',JR3 / v,t...i �.✓._.L,.,J� i p.., a.:., 0 10 20 30 C103 ,2 3 4 5 .6 't2 i3 14 i5 16 Y '-396.65 386.30 JOHN SNYDER 386.90 386.5 0"JAi"; 0 RON 351 M.I I I 6 386-10+ 386.Y6 386. 142R East State Street -LP 386.0 386.75 3 T h a C o m m o n a 4� Ithaca, NY 14850 -386.65 1 386.30 MATCH 386 10t > P 607 273 3565 386-90 MATCHLINEE MATCHLINE 386,�9 -rr www.js-arch1teets.com LP 385.3( TC/BC 386.1 MATCH 3t OFNEIV 7 !388.21 x. MATCH 386. . T6 386.� 388 13 7- 386.7 BC 18t 87 D TC 6:15 MATCH 386.10± BC .88 MATCH S"s TC 388.00± 9 M�TCHUNE TC/BC=386.87 /T BC 387.60± DRAWING ALTERATION NOTICE: Q 86.15 TC 3 It is a violation of Section 69,51, BC 385.65 386.2 P l388.20� LP 3135.3 of the New York State Education u,, 7T� BC 85.7 Department for any person, -C�BC/386.,15" 69 co, TC 387.94.± 1) 38 unless acting under the direction jt' this Rem in any way. if an Rem C 386'37 to z bearing the Seal ofthe architect C 395.87/ X\ 4 is aftered the architect,shall affix TC=3P7.38 'BATCH 0 their ea[and the notation uct BC=387.98 TIC/BC 387.37± ".1te,ed by'followed by the T, "'�o Tit fthe licensed architect,to site, El BC 387 44± BC, C,r. TC BC -W.63 architect's signature,date of TC 387.69 57.53 alteration,and a specific DATA GRAPHIC SCALE uc, 1-2:� 11 BC 387.19 descripthm of the afteration, 0 10 20 3; up COPYRIGHT. All production and intellectual --TC 3 .66 property rights reserved. BC 386A 6- C Copyright 2013John Snyder Architects,PLI-C X flr�i8-7.25 386.12 TC 387 36 357.0 BC 386.86 86.6.2472 386.24 T � TC/8 !187.33 N ,hgHP 87.25 C) 8687 ac 6.3 Q %. T.G. M11LER, P.C. ATCH ENGINEERS AID S�RVEYCRS TC/SC 387.20-- 203 NORri AUROM�.Mr 97 FTC 387.10 TC 387.11 (1 hpuCA.NM Y0Rx 141150 C.47 -1 387.68± j7i \--T�/BC 307#1 1 1 9C 386.30 -C 386.60 -272-6*n W. 386.5 + 0; (EX) TC 87 27 T,@C 387.18± ':77' HP=388.30 f.. -387.96.09 1 MATCH TC 387 1 .59 386. C 386' 388.0 i "38 6.75 MATCH 387.5 EE .................................. ........................ BC $86.6 TC 387 63± 38 MATCH BC 387'.13± .......................... ............................................................................- ......................... ................ ........... 387.64± 387.20 ...........\ V t 36.11 087.57± MATCH. ............. 'C/BC 386.95 T, FF=387.23 T.1 ...................... Al 386.80) B tl Hit MATCH f N" V,A.CH Purity Ice .... ...... 387�1 . 1 - - - TT .387.CC� .2; 2 .387.20 -T-1 ............. ............ ... ..... ..... .......... ............... :1 437�01 I 8�21� *MA-C" ....... I ILT. �586.85 Cream ............ t!313.75� Renovation 86�27� �B6.6-k FC/-3C387 CC 1 'A7 r C 1 ........... 700 Cascad;�a St ............... 386.5 aca,NY'4850 VA-, 386.-AC mris'fa= . C= Itn NOVEMBER 17 2C 85. 3 GRADING AND C 386�i3 ................. .......... .......... .... 5-. DRAINAGE PLAN -1 C 386 RE' VATCH C- S'CA L 38-6. A- q f . ... ....... TC 386.10 VA-,� k� jSA PROJ 3C 3B5.50± BC 3855 BC 385.60 386.'2± BC 385.72± DATA GRAPHIC SCALE 12 13 0 10 20 30C1 04 4 5 6 2 3 !4 / r �5 / poi 6 JOHN SNYDER 20 IWI&E SANITARY / jj 142R East State Street EASEMEN T. I / N- / t T fi e Common s Ithaca, NY 14850 ,// i/ / //�_,/., \ •' ti� m /' P: 607 273 3565 www.js-architects.com n OF WEly 'l 'r�i/ j :i I j 1lo� h 9 p 7 r` DRAWING ALTERATION NOTICE. It is a of the New'York on of t to Edction ucation �.' �� I Department forany person,,I _ �-r..6 .. unless acting under the direction i ]~-•„ of the licensed architect to attar saaR altered seal rch¢ect shallaiEK NTRACTOR'TO COORDINATE I'r• r# / / {1? fheir seal altered ban d the followed btion the // = 570 SITE WORK WITH INSTALLATION / / OF NEW GEOTHERMAL l�} I architect's signature date of WELL-FIELD'IN PARKING LOT ;' ateraton and a spool SEE DRAWING 111 `` Icy description ofthe alteration. i•. _ �"' - COPYRIGHT. All production and intellectual Property rights reserved i.", � �' �,�/ ..- t• / ©tin Snyder Y e Architects PLLC J I� r - ' T.G. MILLER. P.C. U k J... /..../ J., _ n_ z n'EE s a O suRVEYoes �t '•� // / ,r.. „a _ y:: , 1;./ NORM AURORA MEU �29 / i•`/ / ."./ /' ......._ I. , _,... MWA NEW YORK 1I 50 / www. mile c.wm L D 60]-272-6+n tel. . �40 R / /3/` /S`0 /WY�' 6m-2�a-6322 N. •..® �6 4 PVC'// 'NSTA.L/4 - �f ClNC / A� h .:•a: i \ , ,., . . - ,.' ' t19�'.u.Q sioRM PIPI c" ly %� �D i / / /" s5.r!. � cR / / /1 �J AVE /4/c. ( / ///, %. L....../ DO a0 AT r�RC ER NE - r�' s h,_ y,t/92 '•/ i.j/. � T^ c /` G%a �E<e %Y/ c Sir �.'C: .,.,CRLF /A�t - SFF DE-A' A /d r r— y s ;OA4/1' C Ct - V/ a, /,s _:A._ :/cao /1. / c� / +_' "2 S j�/ / -T_ _ -� _ _ _T.-/ - -- -�--- 8,x r'VC - t _ _... — ... — .... T INV-384.9 O + -`- / : 3 7. .: 3 6.5 tE.5O a ,V - . - INV- VC 3g6 5 _ ,.,,.,,..Purity X .._ _ _............ Cream' — — — — C � n z l CONNEC R.' C �4 _R Renovation •- -- CONNECT .0 CATC^ 5 �2vcE3.(BY C'"" N.I.C.) - �/ 700 Cascadilla St_IO EXISTING SERVICE TO BE x _ - ,. - BAS,N 6 \V 382.SC REMOVED/AEIANDCNED - •ItCaca NY 14850 8 Y s ov_ ER c TI � s-EEVE AND X L 3Y 'Y 3 5:' X ,... -., .:_ ....... .. .._ ._. .......... _.. - ___....._. _._.... , ... UTILITY PLAN wa '�z,., _ �...__. DATA GRAPHIC SCALE SAR� I3 O -Y 105 .. - _..,. 10 20 30 1 2 3 j4 15 ,6 NOTES: JOHN SNYDER z - 1. CONSULT OWNER ON LNG LOT. ANC. '� = RESTORATION v OUTSIDE PARKING LOT. 2. ALL DIMENSIONS ARE TO FACE OF CURB �----- /-'-' ---- ... UNLESS OTHERWISE NOTED. 142R East State Street The Commons Ithaca, NY 14850 ^ n P: 607 273 3565 _....,:.. I www.'s-architects.com , f" 4 ^ b �< k 1 k 3 (j € .. ,... , _„> _a ,..x C e<J s a , 9_ � Tr/ Y....., •§. ........ _ ........r _._........ ....._ -.CF .................... - ..... ..... _.._.._..__ y_......................._ ...... ....... K � ly + i D 1 � SAW—CUT, REMOVE AND EXISTING CURB CUT TO BE HT —'--,--_ — REPLACE AS APRON. (INSTALL 2D4REMOVED. INSTALL FRLF NEW ULL WALKDRAWING ALTERATION i GRANITE CURB EMOVE .... RB NOTICE ........... ........ HALT L •� - .� .� �� isaviolation of Section 695h I 6 of the New York State Education ° r. Department for any pension ° ._._..............�.._.. „... _.... _ �.--. .. _ ..\t r. _ '�� unless acting under the direction - - ---- a licensed architect,to alter . . S:F. S.F. v, .____ ... _._ -.., ............ ...... .. ...... ___.._....... ... _.._ - __ _.... .. ........_ ._ __.__ ... .<_ .. ... .. of s item In any way.ifan(tern ( this' ..... ..... ... F'- .._ .......... .......... ._ .__ ...........- ...... ... _...._ .. ... \\� .P, bearing the seal of the architect \\� 6,6• __ is altered the architect shall afFx SILT FENCE (TYP) �.. _ I - _ GRANITE CURB --- - their seal and the notation - -- "'"-...... y _......._.. \: "altered h followed b the B.5 Al arohdect's signature,date of N: "`" \• alteration,and a specific description ofthe alteration „ I i TAPER LAST 3' OF .0 8. CURB TO BE FLUSH COPYRIGHT: .� '* __...... 18 7 WITH SIDEWALK (TYP) All production and ntellectuel i I 5'--' L ' - ... .... .._ _, ' property rights reserved ®Copyngdht 2013 x � TYP s 1 TREE TO BE REMOVED John Sny er ArchRects.PLLC i { R5 R5 s 4" WIDE WHITE ` : C I STRIPING (TYP) 15.5 . TRACKING PAD I / SAW—CUT, REMOVE AND s t _ 20• J 20, REPLACE ASPHALT t, CONCRETE WALK/APRONS T.G. MILLERS P.C. MEDIUM DUN ASPHALT ENGINEERS AND SURVEYORS .'� 14 PARKING SPACES 203 NORR1 AURORA STREET SED!GUARO INLET PROTECTION RIGHT TURN c ° tmACA,NEw roR.c t4eso ww.tgm'llerpo.com •..•----. i `r,, : ONLY SIGN 607-272-6477 W. I r 8 5' q �! 'AVER LAST 3' OF GUR6,,, 607-273-6322 taz w... C? R5 IF—TYRg (BC ES) AND �'Y g. ............. CONCRETE CURBING a r9'➢g t OVIDE!20' FLUSH tPS�OFPo ._.� ..................... , ' ' _ - _......__ [KE TEC CRA SSAPLING AND SIGN REM VE EX STIN FENCE. 18'__ y AR NEW SCREENING�tRDRWI GCE TO BE RELOCATED INtJJ TYP �j FFsswNP�. 4 _ DEMOLISHED BE .. _ _ r .... -.-. ..... SIDEWALK TO .- ..._..... _., - H -. „<F .. , fU 8 w$ Purity Ice Cream Renovation 621 Cascadil:a S'. Ithaca,NY 14850 NOVEMBER 17,2014 -�- DATA GRAPHIC SCALE DATA GRAPHIC SCALE LAYOUT&ESC PLAN 621 CASCADILLA ST, 0 10 20 30 0 10 20 30 JSA PROJ# 4401B EROSION AND SEDIMENT CONTROL PLAN 2 LAYOUT PLAN C 106 A SCALE: 1"=10' SCALE: 1"=10' 2 3 4 5 6 2 3 14 5 Is JOHN SNYDER j . Sol—�ia� East State Street 142R ` " T h e C o m m o n s if if Ithaca, NY 14850 x. P: 607 . 273 . 3565 ,,.__.... ._.. ...__.. __._ ....... .......__..r,._ _.... www.js-architects.com ........__... --__. ...... ........._ s ....... - ____ ._ .... ....._.._... D i MATCH EXISTING �'^'�1T'.:F �K: ! DRAWING ALTERATION i:'. _. .....__... ..... ........_._ _ I ;ate MATCH EXISTING„,_ _ _. -J _ _,• ...................___ _ _ „__.,_ ......._ NOTICEit is violation of Section 69.5b ./ ,� .s - of the New York State Education �• ! CONFIRM NO UTILITY CRQ§S NG,., Department for any person, ._. -- -- - u - - CONFLICTS EXIST BEFORE under h direction...........,, _ _ unless acting ng n r e ___ _ _ ._.. , ���. STARTING UTILITY WORK OR of the licensed architect,to alter ............. ""_ ... '" '' - - -- --'- --'" ORDERLNG DRAINAGE INt,$T em n any way rcan Item......,_ this d -'387 25HP 387.25 - bear ng the seal of the architect + 387 2+ �� is altered the architect shall affix i ;� the i sea and the notation Q: altered by followed by the 7C-387.0 TC 3El DO t architect's s\ S X CORE-,RILL EXISTING' gnature date of BC=386... BC 386.50 t alteration,and a specific STORM'PIPE ® INV- 83.tOt descnphon ofthe alteration. •\ \ -.\ o -- r STRUCTURE AND CONNECT 8' •' P COORDINATE WORK WITH THE COPYRIGHT. CITY OF ITHACA 1 .. _„-.. s All production and intellectual \•,..\ \� -1-F St ' .. .- '�- .._. property rights reserved Copy ight 2013 \ 87 25H? _tr 5 CH EX S ®hn Snyder Archdects,PLLC NTT TING \ \, f-3868`3f � ` AyA®1 TC=38j7.10 MATCH EXISTING MATCH EXISTING \ PIPING 8" HDPE SLOPE / - BC-3 386.98t PIPING ® 1.07 SLOPE C - .. ._ ..... v. sa:Q ° y T.G. MILLER, P.C. \ \ m J( 0 1 ENGINEERS AND SURVEYORS 203 NORTH AURORA STREET \ ; DRAINAGE INLET (TYP.) MATCH cXISTING 1ATCH XIS IN ITHACA,NEW YORK 14860 +• ETC=38 .10 RIM=386.20 -387.07 'Cl. www.tyn;llerpo.eom BC=3 .60 INV OUT=383.7C _ -- 607-272-6477 W. 607-273-6322 fax \ ,.. MATCH EXISTING 386.73# _ OFPoEpy�o •s _ 387.25 \ \ aIc \00, TC 387.00 -3117 BC 386.., ...E SSW t i .._. ........ - � a Purity Ice \ \ _:. ream Renovation 621 Cascaa.la S:. Ithaca,NY 14850 NOVEVBEP 17,20'4 DATA GRAPHIC SCALE GRADING AND DRAINAGE PLAN 62'.CASCADILLA ST. Q 10 20 30 JSA IROJ# 440'.D GRADING PLAN A SCALE: 1"=10• C 1 07 j1 2 13 ,4 i5 6 1i 12 13 < 5 6 EXTEND! MINIMUM HEAVY"JR'CAsT IRON FRAME AND RA JO H N S NYD E R STONE-AVE ENT-3*CAN, SOIL STABILI2A".C\ FABRIC AND 3"MAXIMUM EAST JOROAN;RCN WORKS PATI N0.5423 SOLF R CURABLE,SHARP-ANGLED LX',S".':D FROM EDGE OF GRATE TYP r'T PAVEMENT GRADE FRAGMENTS OF ROCK OF UNIFORM DUALITY. 10° ( ) PAVEV=1-J INLET CASTING �- --_ !/ SEDiGUARDINLET i _alit/ 2 HARDWOOD FENCE POST i ®8'-0`C.TO C. :�.:s.:>.•�::.:.,...:.:':,:...._.;;...,.... ION cRAOE PROTECT ADJUS TO '-- - - W:T.1 PRECAST OO CONCRETE GRADE GROUT AROUND RINGS _ - PIPES AT PRECAST CONCRETE FILTER FABRIC,kIRAFI PROFILE �\�OO 0� INSIDE AND ° ^ SiRUCNRE(As.T.N.C-478). �� 100X PR OVED E,OR EXISTING GROUND Ov OO OPENINGS, APPROVED EouAl. NOTES DOS our 2'x2'SQUARE 1.WHEN TWO SE TONS OF FABRIC 25'MIN. 1 GRADE MN. 6 INC EAC1 ,rLD OVERLAP BY R=10'MIN. i1P T42 eEastO State tm Street 6 INCHES ANC FOu7.. 2.PER ORV VAN.�NA.4CE AS NEEDED PIPE LA As sHowN Ithaca, N Y 14850 AND R VCV E WHEN BULGES DEVE C \ SILT FENCE VARIES SILT -- Nal, GN DRawincs IXISTINGSECURE USING3-t/2"PAVEMENT DA PRESSURE DISKS PRESSURE DISKP: 607 273 3565 2C M4. D 175#ZIP TIES FASTENED Z!P PE REFER TO DIG 6"WILE&DEEP �I� 1fi` 1 TO INLET GydE DRAWINGS FOR TRENCH,BURY BOTTOM 6• .. (1°TP) PIPE INVERT www.js-architects,com 1'-0"OF FABRIC, TAMP IN PLACE. LAYER(YELLOW) TOP 12`MIN. LAYER(YELLOW) STONE PAVEMENT R=10'MIN. SEDIGUARO BOTTCV-- e LAYER(BLUE) _ - - ° ° 6"BEDDING STONE NOTE:AODMCNIL RISER SECTIONS,TO HAVE'0'RING RUBBER GASKETS OR BUTYL SEALANT AT JOINTS. PLAN GRATE OROUT JOINTS!NSIDE AND OUT WITH NON-SHRINK GROUT ONLY IF O-RAGS ARE USED.BACKFlLL WRH SILT FENCE CRA BAR GRATE STRUCTURAL F.LL UNDER PAVEMENTS. i 2 TRACKING PAD 3 SEDIGUARD INLET PROTECTION 4 DRAINAGE INLET D NOT TO SCALE NOT TO SCALE NOT TO SCALE q(�HFMII REMAINDER OF BACKFILL: NOT TO SCALE DESCRIPTION SIGN N0. SRE� (1)UNDER PAVEMENTS-STRUCTURAL FILL COMPACTED IN 1-1/2"ASPHALT TOP COURSE, TYPE 7 MAX.B"LIFTS TO SUBGRADE OF PAVEMENT SECTION RIGHT TU'R4 ONLY NYR3-2O 24 x30 (N Y.S.D.O.T. ITEM 403.18) GRANITE CURB,WHERE (2)UNDER LAWN AND OTHER IMPROVED AREAS-NATIVE FILL SHOWN ON DRAWINGS. DRAWING ALTERATION COMPACTED IN MAX. 12"LIFTS TO SUBGRADE OF TOPSOIL MORTAR ALL JOINTS, NOTICE' (N ASPHALT BINDER COURSE, TYPE 3 It is a violation of Section 69.5b .Y.S.D.p.T. REM 403.13) PAVEVENT ELEVATION&DIMENSION ofthe New York State Education 7f SIGN PER SCHEDULE FOR NON-FERROUS PIPE S" REFER TO THIS POINT Department for any person, TAPE COPPER TRACER WIRE FOR NON-FERROUS PIPE PROVIDE 12"SUBBASE COURSE MATERIAL,TYPE 2 unless acting under the direction TO TOP OF PIPE UNDERGROUND WARNING TAPE 18 (N.Y.S.D.O.T. ITEM 304.03) ofthe licensed architect,to alter BELOW GRADE - this item in any way. If an Rem 2"x3"GALVANIZED ANGLE 6- TACK COAT bearing the seal of the architect /STEEL WITH BREAK-AWAY is altered the architect shall affix CLEAR / COUPLING AT FINISH GRADE. STONE FROM 6"BELOW MIN'12" .\��\ \� 1111111 / � / 1B, their seal and the notation CLEAR �/ TO 12"ABOVE PIPE altered by followed by the ,,,.p ASPHALT CONCRETE ( ) BEDDING STONE FROM 6" �Q�QpO p= 0 CONTINUOUS 3000 psi PAVEMENT SECTION archkects signature date of BELOW TO 12"ABOVE PIPE \ �'0 a p°O O.° 0 �Zt' Ue,p°t5 °O�p. CONCRETE BACKING alteration,and a specific TO T PAVEMENT description ofthe alteration FINISH GRADE - PIPE AS SHOWN ON \\�\\ \ \ \�\.\�\\ �\ j ° COPYRIGHT: DRAWINGS,AS SPECIFIED 3" -- C SUBBASE COURSE All production and intellectual Property rights reserved. 12"MIN. GRADED AND COMPACTED \ i� i\ ®Copyright 2013 3'-6" BOTH BIDES _ _ PAVEMENT SUBGRADE SOIL STABILIZATION DRY CONCRETE BED �6"MIN STABILIZED SUBGRADE John Snyder Architects,PLLC FABRIC,AS SPECIFIED IN SOIL INN ROCK OCK 5 TRAFFIC SIGNS s TRENCH 7 MEDIUM DUTY ASPHALT 8 GRANITE CURB — PARKING LOT IT NOT TO SCALE NOT TO SCALE NOT TO SCALE NOT TO SCALE NYSOOT TYPE A GRANRE CURB,(NYSDOT REM NO. �j r I T.G. MILLER, P.C. 609.02)WHERE SHOWN TACK COAT VERTICAL EOCEs. 7. CONCRETE SHALL CONFORM TO NYSDOT STANDARD SPECIF.GP.OY 501 A40 CONSTRUCTION • CONCRETE s—CatifDRM TO ws—SsANONu sPmFlG^an sot AND wns—ON ENGINEERS AND SURVEYORS Y TNa36 SNht—.A.is—.1 SrNiSW.SPEC:nG�aN 609-]. ON DRAWINGS. MORTAR METHODS SHALL CONFORM TO NYSOOT STANDARD SPECICCA..DN 6C8-3. All JOINS (hY500T RET.1 407.a101) 203 NORTH AURORA STREET 2. PROVIDE TOOLED TRANSVERSE CONTROL JOINTS,1-!/2'.NCH.DEEP,IN ACCORDANCE W.:TH SCORE L IWOV.Toms,WICROL AsN19,1-I/2 1.c.aOaA AT wpcuOM 6-FmT s—Ko. RHACA NEW PORK 14850 RESTORE YELLOW W EDGE PATTERN AT MAXIMUM fi-FOOT SPACING. 1 PR VDE IXPAx9pN eaNrs WRH 1/"I.Eo4E—!us AT WtML1A 3a-FaOT SPIL!Nc. i rpc.com 5" 2' LINE Wfiti 4"WIDE 3. PROVIDE IXPANSION JOINS WITH 1/4-INCH EDGE RA:;US AT BU LOiNGS AND CURBS AND AT On'N9ON.CIM To!NCW3E 1 PRE- www.272 6 POLYESTER PANT STRIPE ANo sEA.AN2 7n' 1•wL a RES::E3,T Jo:NT FlUtR,ercNOt Roo 807-272-6477 W. MATCH IXISTPiE �"f' MAXIMUM 30-FOOT SPACING. EXPANSION JOINT TO INCLUDE 1/2"PRE-MOULDED RESILIENT 607-273-6322 fax 4. ROAD SLOPE JCIM MILLER.BACKER RC]A40 SEALANT.T. 6" TOOL ALL EDGES AND,;OfM5. 1`RADIUS 1,5"ASPHALT TOP COURSE,TYPE 7 4000 psi CONCRETE 6""'! DF PJE.�. 16" (NYSDOT ITEM 40Y19a902) PROVIDE D {P3 DOWEL EX..NO Qj�-•--.�r�^ DRILLED 0.N0 EPDXY SET gS J.SC7' -Gf / ZS`ASPHALT BINDER COURSE,TYPE 3 INTO EXISTNG CONCRETE 4"4C00 PSI CONCRETE EXPANSION JOINT PAVEMET�E,.EYAT:DN k D:MF.NS:CN' TACK DT ITEM 4TICAL 9020. ;g.ENT POIN G ) NYS C RENT N0.6C8.010! NTTALK COAT M4107.0 EDGES. SEALANT-COLOR TO 4"(NYSOOT OEM 40]AtOt) SAWCUT AT IX.STNG 6 6'10/10 WEL7E0 MATCH IXISTINGa"ASPHALT BASE COURSE,TYPE 1 CONTRACTIONwit �ABRiCEMBED(NYSDOT TOM 4C3.11B9C2) A MO-DEPTH • p5 RESAR2" TACK CCAT VATERA,TYPE�SJBB/SE COURSE 1a �CONTINUOI.S 3000 pa! °.� ���� (NV500'TTOM 304.14,CONCRETE BACKING V ° \ S C,CN AS .00 STAB U2©SJBCRAOE 4• '•.- SRCWN ON, RAW1'GS DRY CCNCRETE 90 \ °° pRAlA E 5'0\E AS IX:S,INC � RC\ J SEC E CON CRETE SLAB BACK R ROD 6" RrP,AC N.Ex SING SA3,L'.ZED S BGRADE UNDERDRAN(V.I.F.) 4"� N 4 4AN A: 5 1 11 III III— COM 4 55:6'.E,;C:M1: .� \' DIST R9E3 W rt 4 :1FAVf —� —� I —� - C 5'AA BC.:CV \����\i'�\��j� o8q 7° Wr/ERED SACW\ECtiO RAW'�!r'CS D„, PERFORA'ED HOPE 8"NYSDOT,, E 4 SURBASE COURSE MA-ERA-TYPE o�O UlmmnR N PRN'G WRH SUBBASE COURSE MATERA 12" R. ccC cx!.:E P.LTE4 SOCK OFF 4(N.YS.0.0.T.fTEM 3C4.05) o0 A;FIInV-:C JOi MA'R'A UST. (NYSDOT REM N0.304.14) s GRANITE CURB—NYSDOT 10 CONCRETE WALK/APRON 8 CONCRETE CURB 8 I NOT TO SCALE NOT TO SCALE NOT TO SCALE Purity Ice Cream Renovation 621 Cascadilla St. Ithaca,NY 14850 NOVEMBER 17,2014 DETAILS 621 CASCADILLA ST. .SA?ROJW 4401E A C201 2 3 4 5 6 �2 13 1.4 15 8 n YSOO A GRAND. THIS ASPHALT sECN JOHN SNYDER ��' Of'F S W RN!tiG STRIP IX'MO P CURB.2)WHERE R N0. ONLY APPLIES IN —� I.�TOP GA 50-65S fiC 2,WNE4E BHOWN N.MEADOW ANG TACK COAT VERTCAL E.TGES. � 1. PROVIDE 6",#3 DOWELS DRILLED AND EPDXY SET AT 18-O.C.AT JOINTS BETWEEN EXISTING AND NEW —1- OF BOTTOM CA oY CRAWSGSS.MORTAR CQr 5� (NySDOT ROA w].Gt CI) 1-1/2-ASPHALT TOP COURSE,TYPE 7 SIDEWALK SLABS AND AT ALL BUILDING ENTRANCE SLABS. L (N Y.S.D.O.T ITEM 403.1 a) 2 CONCRETE SHALL CONFORM TO NKDOT STANDARD SPECIFlCARON 501 AND CONSTRUCRON MErH005 SHALL Q,¢eE WN-K �¢ F'---F—DIRT I-5' 2'CONFORM TO NYS0OT S ANDARD SPECIFICATION fi08-3. Ins 0.2'� e"OR B• 3. PRO 'OD;EO TRANSVERSE CONTROL JOINTS,1-1/2 INCH DEEP,IN ACCORDANCE WITH SCORE PATTERN MATCH EXISTING (N ASPHALT BINDER COURSE,TYPE 3 SNOWY CN CRAVINGS OR AT MAXIMUM 6-FOOT SPACING, I{, 00 ROAD SLOE {N v.5.0.0.T.ITEM 403.13) a. PROVIDE EXPANSION.DINTS WITH 1/4-INCH EDGE RADIUS AT BUILDINGS AND AT MA%iMUM 30-FOOT SPACING. " 00 ; EX PAN JOINT TO INCLUDE 1/2"PRE-MOULDED RESILIENT JOINT FILLER,BACKER ROO AND SEALANT. IZ p,g•YN 0000 LIST AS HILT TOP COURSE,TYPE] 5. TOOL ALL EDGES AND JOINTS.BROOM FINISH WALK AND FRAME ALL PANE_EDGES. I ° 116• I-E'AS RLT1 OP CO BC2) 12"SUaaASE COURSE MATERIAL,TYPE 2 - - i _ (N v.S.D.O.T. ffEM 304.03) WIDTH PER PLAN '. 24 -- . 2.5'AR HALT BINDER COURSE,LIFE 3 4• 4000 PSI CONCRETE Rp° 4e NOOM, (n'Y500 TEAR w3.i JBCOU 142R East State Street INCREASE TO 6'DEPTH AT DRIVEWAY CROSSINGS 1. REFER To LAYOUT PLAN FOR SCOR NG.SCORING / TACK COAT VERTICAL S.2). PATTER MAY BE DFFERENT THN1 SHOWN. -_ T h e C o m m o n s �7� 6'%6"10/10 WELDED WIRE FABRIC 6 TYP. g•TYp e'TYP. 2. ETE-ABLE 0.RN hG SiTOP SHa1 aE CAST IN (—OT HEM`,C 01011 EMBEDDED AT MID-DEPTH.SUPPORT SIDPE 1�2 MAY. SLOPE 1:2 MA%. ICE TR NG-FD DOME NAT CASE-10.04 a a'As, BASE COURSE,TYPE! It h a C a, N Y 14850 �. WDH METAL CHARS ONLY. PLAN CoELIN.10 EASL ORD,N IRLh WORiCi DJRA.AST (NYg00T ITE7A 40111-2J DETECT LE WARY'!r'G P TE j Op O O�� ° 2R SLOPE MIN .1. THE 5ZE O.11 WMI.' EL➢SHN:L 6E 2' .\\. \� 12•R1 TYPE L2 SUGBASE COURSE �(; Q,, i \ uATERr:,TYPE z P: 607 273 . 3565 \ C "y0 rs0p DSO SLOPE!:!2 WX Fr—GRA➢E N_DiRECiION OF TRAM ']F'LL W.D!N pF CONTMJOUS 30Cp psi ;8 /�// O�.� O° "p°.. • "Al I� i/4"W.CURB REVAL t. IAGTE OCEIECrAB:EFWARNINC FELL AT BACK �M1E HACW'NG °b "�� STABLZED SUBGRAGE www.js-architects.com ,�° � • / \//_(NYsaaT ITFM 3G.G3) GOMES E—BE AIGNEQ ON A SQUARE OR �$" OWJNAGE STONE,AS o/ ORY CONCRETE B© ) L/ N E DIRECPON OF RA ° G ��• � \ PA4]AETT � o,� .�I SPECIFIED GRADE A%D COMPACTED \\\\,��,\\ \\ \\,\\\,\\ \ \ e" SUBBASE \ REPLACE ANY IXISTRvG \ \\ \\'.\\\,\\�\\\,\ COURSE MATERIAL. DROP CURB UNDERDRAN(V.I.F.) 4" 'NDERDRNN THAT IB PAVEV:N-SUSGRADE SOIL STABILIZATION FABRIC,AS SPECIFIED GRACED aD CCVPAC'ED TYPE 2(N.Y.5.0 CT 12' PAVEMENT S„BGRADE :1EM 3C4.03) DUTYRPERF04AIPING iPE� <P 0 O secnoN UNOERD ILE FLIER SOCK 5 yY J''DE C 9f A PROVED CT MATERIAL'LET. MEDIUM DUTY ASPHALT CONCRETE SIDEWALK/APRON/BIKE PAD 1 2 3 CURB RAMP 4 GRANITE CURB D NOT TO SCALE NOT TO SCALE NOT TO SCALE NOT TO SCALE P9pffsswNP` PROPERTY UNE R7-8 AND R7-BP ACCESSIBLE 3/4•CHAMFER AT MR EDGES,TYR. AND VAN ACCESSIBLE SONS Ins-3 NO PARKING DESCRIPTION SIGN N0. SIZE VARIES DRAWING ALTERATION MOUNTED TO BUILDING. J ANY TIME SIGN MOUNTED ACCESSIBLE R7-B !2 x1B 3/8'D'A CA4RAGE BOLT WITH NUT NOTICE: TO BUIIDiNG. VAN ACCESSIBLE R7-BP 1B"x9' TRIM A D WASH WUNIRFRS NKUSEND SMC0T�1.�(TYP) It is a violation of Section 6B.5b NO PARKING ANYTIME RB-J 12"x12" of the New York State Education s'R 2'x 6•PRESSURE TREATED RAL Department for any person, -- unless acting under the direction 4'x 4"PRESSURE TREATED POST of the licensed architect,to alter •w 1'-0' SIGN PER SCHEDULE this item in an way.If an Rem 5 4"(TYR) TRAFFIC WHDE TRAFFIC WHITE CURB y 4'WIDE PANTED LI4°WIDE PAINT bearing the seal of the architect NE UN �P �i is stared the archtct e shall affix (TYP.) . their seal and the notation �i E 8.5' � ) � 3, > ACCESSIBLE PARKING SIGNS:MOUNTED TO "altered by'followed bythe WRITE IB 7,-0" FACE OF BUILDING architect's signature,date of SYMBOLL ON ON BLUE CLEAR da q BACKGROUND specific (TY'P) tlescn'ptianaof he alteration. a \�0 3' 1'-B" 2'(TYP) �\ 4r \ 45" FINISH CRpOE COPYRIGHT: TRAFFIC WH(iE 24'(Ty P) O (TYP) All production and intellectual OF PARKING 4'WIDE PANT 4000 PSI CONCRETE FOOTING ®Copyright 2013 24•(TYP) WW property rights reserved. Mao L PJA _•lu John Snyder Architects,PLLC SPACE LINE(TYPJ -0" 5 ACCESSIBLE PARKING STRIPING s STRIPED ISLAND � SIGN 8 �Nl OD GUIDERAILC NOT TO SCALE NOT TO SCALE NOT TO SCALE T TO SCALE T.G. MIT-TER, P.C. ENGINEERS AND SURVEYORS REM NICER OF BACKELL 203 NORM AURORA STREET (1)UNDER PAVEMENTS-STRUCTURAL FILL COMPACTED IN POST POST TRIG.NEW YORK 14850 wn.tgm.',ileryc.wm MAX.8'LIFTS D OTHER IMP OF D AREAS SECTION 3'-7' %"$ x 7•MIN LENGTH BOLT SURFACE MOUNT WITH 4'L S.S. (2)LNG LAWN AND OTHER IMPROVED AREAS E FT O FILL W N'�S 2-FLAT WASHERS BW-273-e477 W. / IXPANs!ON ANCHORS / 6O]-2n-B322 tax COMPACTED IN MAX.12"LIFTS TO SUBGRADE OF TOPSOIL Y4•o x i Y4"LG.STJ HD( 3-0' to t i� 3_3• p Ts-6*xs'z3 I-8' BOLT W/FLAT WASHER TYPICAL SLICE CONTINUOUS HOLLOW r)£m%!h'LC. FOR NON-FERROUS PIPE 3• UNB STRUCTURAL STEEL TUBE I"6- �' HEX BOLT MOUNTING TAPE CCP 3' f W FIA7. WASHER BICYCLE RACK PER TRACER WIRE FOR NCR-FrRROAR PIPE PROVIDE ,BEAM iYl / PLATE PUN M. TOP Or PIPE BELOWGGR::NC WARNING TAPE+.B" 2 FLA BOLT R NUT S BELOW CRATE It 3� FLAT WASHER(& 0 FOR PVC,HOPE AND ^r' fE BEAM HLE IN BEAN STEEL COPPER PIPE BEDDING ANGLE) STONE FROM 6'BELOW m n -SRFACE VCUN',WITH 4"L S.S. TO 12•ABOVE PIPE MiN.12' I E%?A\'S:0!f ANCHORS �5• END COVER PUTS (2)'J§"0 HOLES IN POST FOR DUCTILE IRON PIPE c e WELD CR ORr-FIR 7 Y•C.C.FOR Y4 a BOLT Vic"%3"SLOT NATIVE FILL COMPACTED BEDDING STONE FROM fi^ TO LOCK AS1M 698 BELOW TO 12"ABOVE PIPE (SEE SKETCH-0") IN STEEL L FOR (2)We HOLES Y.� Y4•o X i X"BOLT FOR PE PIPE CUSHION SAND FROM 6"BELOW TO _ PIPE AS SHOWN ON S3X5.7 (2))4"0 X 1 Y' (2)%'a HOLES 1T'ABOVE PIPE 0RAW:N'G5,AS SPECIFIED POST .�,!S 1 BOLTS 2 YA•C.C.IN S= L -�V:N 6-(NOT REQUIRED FOR DI GROUND LINE it 2" BOTH 12'SICiM _j_WATER PIPE IN SOIL) I 'xLx 7 POST AR I 3'X 3fa SLOTS S3X5.7 POST--II !N SOIL ;N ROCK I 1 STEEL L 2'Y, Y +-- S.X 3 R'%1 3 wrtH z"z i�°SLOT x e'x 24• —� 9 BIKE RACK 10 TRENCH S EE_PLA E STEELPam j B NOT TO SCALE NOT TO SCALE I � i_ r. 2010.8 Y'X 6'x24' r STEEL P,-E P RM,SSIBLE TO CUT ^iN PAVFNEYT--�--:N tADSCA'.G— S3X5.7 POST ALONG THIS LINE FOR •' ` CAST RCN 9aX W:'H COVER, DRYING(TYPICAL ON LI�J Y 214'e t f'A$',GROAN:RON WORKS ALL GUIDE RAIL POSTS) MATCH GRADE PA7MRN NOa 1566 ELEVATION TYPE I END ASSEMBLY BllILDINC ENTRY T3' �s' - ELEVATION TYPICAL 6 x fi^Xe GA IV. Y4 2 Y, EXTRA LONG POSTS DEN.R V.FIRS*S 0 N 1 - SC!'4C PVC CA STEEL BOX BEAM Purity Ice FITTER CR CONCRETE WAJ( WAU(FRi OM DOORWAYS OR WH]tE I f,4- F T.s..o E sLecRS FRAM 1%M „ snowy ON DRAWINGS PAvaMENr BOX BEAM GUIDE RAILING (RUSTIC) LRNhaI 5'�CVF A?:R UA'aN °. . • " e I ° . °, J,Dccps.PDACE I Y• r}',," L ° `A5-., .A`E RING Cream °8 O°g�12-- T— GENERAL NOTES SCH 40 PVC RISER i� 1 POST SPAC"rG SHALL BE 6 ft EXCEPT WHERE REDUCED POST SPACING S N0CX7-D ON THE Renovation Pp oa° 5-"X 5 Y'X are GALV. PLANS.ROS'S ARE CONNECTED TO RAIL AT 6 t S ACNG. ADAPTER TO SCH,4C PVC STEEL PLAT_WELD OR^.RYE FT n _ BEODIhG STONE o �o 2 THE UNE OF BOX BEAM GUIDE RAY WHEN COMPLETED.SHALL PRESENT A S.VCOTH 700 Casca011la Sf. gYoo o O 4S BEND T+ ANO PLEASING GRADE UNE IN BOTH HCR:2 1/�Al.^.VER.:CAL PANES. °000 o L Ithaca,NY'14850 III—III III - 1, III—III .:PE SIZE S MATERIAL o o O Q°o _.—L 3. CURVED GUIDE RAL CURVED BOX BEAR!C RA-W,TH A RADIUS DF 725 R OR'LESS PS ACTED ON'PLAN ^ a o0 49 BEND OR WYE SHALLLL SE SHOP WORKED TO THE REQUIRE]C RVA 'R 00 opOO PRCv:.._Y•o DRAN Ho:f. NOV_�MBER 17,2014 _III ,III— O C APPROACH AND TERMINAL ENDS SHOULD BE`ERV.NA.EC W:TH A TYPE I END ASSEVS:Y. 4'PERFORATED PVC w. DETAILS :N DRNNAGE STONE. SKETCH U' BOX BM 5. THE RAL MOUNTING HEOW C A G"iDERA OR V-JA\DARR'-R P-ACE B ti C:RB WRAP R FABRIC IN 1 12'--', W 00 p °O0O° °rPo 0°° °°0°° o p;pE BE77!NC PER TYPICAL REGARDLESS OF CURB HEG OR S FD)5 A_ 9_.4AS R ARCM.T AV NE\" FILTER FABRIC O�O°C°o O�O°o TRENCH SECTION END COVER PLATE SURFACE WHEN THE OFFSET S 9 INCHES OR LESS AtiJ TO''L GRC'.;NJ S..RFACE UNDER THE FACE OF THE RAL WHEN THE CFFSET:5 GREATERM THN%120 INCHES. USA PROJ# 64O1R 11 UNDERDRAIN AT DOOR 12 CLEANOUT 13 BOX BEAM GUIDERAIL n�0 A NOT TO SCALE NOT TO SCALE NOT TO SCALE l� 2 13 4 i5 16 1110 oil 11 � 11 — a ■■ Hill � ■■ C ■■ c 11� a1■� � �■ l � NO , 0 v ru rw. . III Willi � 1 II ,II 1 � ►1 � ° �-.. � � . oil � on C■■ 11 11 II 'R ; ■■ 11 = 11 = 11 =11 _ IN II 11111111111111III IHII ' ®II ' 6 "' �II'�II' I' II ' lil IIIIIII II � ■■ � ■■ Z ■■ �R mn _■ IN mm ORr� 1 IIII II II II II ■li ■1 II■ ■■ ' II m11 -mail � ■ 111 Ili Ills Ili -I I II IIII1t�� i � , � �, I ' • un �� go iiii on 1 IOHN ME in Storefront Window System Grey Brick Tubelite Black Annodized Aluminum 'BAN pl Metal Screen Red Accent Brick McNichols vaYlxxlaarx To Match Existing IbitlbdYbt Chateau Wire Mesh YWpbAHbq Pa�"9Y YdtlbtlYYlY "id0ibbn IM� IxIxbYl hlltlbeYtiv tlnlb"xtlYi R°bY"Ymin 5hxpbatlhY adMdmdbd Louvers in Red Brick EmpptlhtM Ruskin Coronado Red #34 Galvanized Metal I Louvers in Grey Brick Ruskin Coping Sandstone #67 White r , I r � Corrugated Glass Purity Ice Cream Renovation Phase 3 Wa Hdx3 Aii4 dNo NYdYxlgAtl FAmttlYhb QIB A203 I 1 jB PROPOSED RESOLUTION Site Plan Review Facade, Materials,&Layout Modifications Purity Ice Cream Renovations 700 Cascadilla St. City of Ithaca Planning&Development Board November 25,2014 WHEREAS: the project applicant is requesting design changes for the Purity Ice Cream Store Renovations at 700 Cascadilla Street, and WHEREAS: the Planning Board granted Preliminary and Final Site Plan Approval for the original project on July 23, 2013 and subsequently granted Modified Site Plan Approval for a reduced project on December 3, 2013. The applicant is now requesting additional changes, and WHEREAS: in accordance with §276-6 D., "Changes to approved site plan," the Director of Planning and Development has reviewed the changes and determined the changes are significant enough to require re- opening the review,but not significant enough to require a new Site Plan Review application, and WHEREAS: the changes consist of the following: elimination of the second-story addition and proposed retail addition on the west fagade of the building; modifications to the parking lot layout — including relocation of the dumpster; fagade and building materials changes; and addition of a delivery ramp on Cascadilla Street, and WHEREAS: the Board did on November 25, 2014 review revised drawings entitled: "Purity Ice Cream Cascadilla Street/Meadow Street Perspective," "Landscape Plan (A700)," "Exterior Elevations (A201)," and "Exterior Building Materials (A203)," dated 11/18/14 and "Erosion and Sedimentation Plan (C101)," "Demolition Plan (C102)," "Layout Plan (C103)," "Grading and Drainage Plan (C104)," "Utility Plan (C 105)," "Layout and ESC Plan 621 Cascadilla St. (C 106)," "Grading and Drainage Plan-621 Cascadilla St. (C107)," "Details 621 Cascadilla St. (C201)," "Details (C201)," dated 11/17/14 and prepared by John Snyder Architects, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board agrees to the changes proposed by the applicant, subject to the following conditions: i. Tree removal will require a City Tree Permit, and ii. Any work in the City right-of-way will require a Street Permit, and iii. Submission of a revised Erosion and Sedimentation Plan showing adequate tree protection for City trees, as per the recommendation of the City Forester that the entire treelawn should be fenced with durable fencing, and iv. Submission to Planning Board of revised Landscape Plan showing replacement of removed City tree, and V. For the completed Cascadilla Street parking lot: a. Signage identifying it as a Purity Ice Cream parking area, and b. Prominent"Employee Parking Only" signage for the seven parking spaces on the east side of this lot(required mitigation per FEAF,Part 3), and The following applicable, unsatisfied conditions from the December 3, 2013 Modified Final Site Plan Approval: vi. Submission to Planning Board of all project details, including but not limited to site furnishings, lighting, signage,paving, fencing, and dumpster enclosure, and vii. Submission to Planning Board of drawings showing screening of dumpsters and NYSEG transformer at north corner of Purity Ice Cream site, and i viii. Submission to Planning Board of revised Landscape Plan showing both project parcels on a single sheet,with their landscaping and pedestrian connections, and ix. All rooftop mechanicals shall either be screened from public view or architecturally integrated into the building, and X. Applicant shall further explore the possibility of the Cascadilla Street parking lot being used solely by project employees, and xi. Approval of the project's Storm Water Pollution Prevention Plan (SWPPP) by City of Ithaca Stormwater Management Officer, and xii. The project requires DOT approval for work in the State right-of-way and City of Ithaca approval for work in the City right-of-way, and xiii. Bicycle racks must be installed prior to issuance of a Certificate of Occupancy. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 1 2 9 2 3 1 4 1 $ 1 6 1 7 1 $ 1 9 1 to t1 92 13 lk 4 8 Ms � z O >s I O 00 GARDEN PLOT.. 9 ! CONCRETE CURB STOPS y v`t J SnS ♦^ AT EACH PARKING SPACE \ \` ` a ` 5 : Q Ms LV 0 4 8 11 10 • ` ;i. H Ms Efc SnS o -15 � J � Q 0 cQ H 10 25 .0 j W a uj LAWN Cc He RAISEDPLANTERS Q Z }` low \ \ y ` O � IL �: W t V a mN, 04 o � a BAN: 1.: LAWN 1 2 4 ... A Q 1 . B• STONE DUST i.AWN WALKS 6 .� x 0 ia. 3 �y LAWN Pc "1 6 CnK 5 V Ca5 Ps I 1 10.20.2014 o Al 1 � � i A A � R•v.No.:Daic Docriptl•n: p LAWN• A � �\`\ � tr s LANDSCAPE PLAN SCALE:1* 10 0 A A ��� \A Pc LAWN _ 8 STONE DUST: Pc 3 1 $ L A W N, a� ����� Ms HC ` c LANDSCAPE 72 ARCHITECTS SnS /yv 4 6/4 SHAC KHAI1 ROAD FABIUS, NEW YORK 13063 ;. w ILK (315) 751-1125 . a • NEW A • I o i 1 2 .2 I; ..0 . Pn CaS. 1vW, Ca . A'A F1 EfC' ' TicR PE PLAN CONCEPTUAL LAWN EXISTING FIRE 1 Pa HYDRANT ,LAWN Drawn by. CheckW by. D Iw g N•.: WEST FALLS STREET TO REMAIN TO TO REMAIN P.M 1 .M Rsz S 0, 0, 20' TO REMAIN TO REMAIN PD AUGUST 1,2014 S-103 Pro et n•. 14005 PROPOSED RESOLUTION Site Plan Review Preliminary Site Plan Approval 128 W.Falls St. 2 Duplexes & 1 Single-Family Home City of Ithaca Planning and Development Board November 25,2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for 2 duplexes and one single-family home, as well as a subdivision,by Ron Ronsvalle, applicant and owner, and WHEREAS: the applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre)parcel into three: Parcel I will measure 3,686.9 SF with 37.5' of frontage and will contain a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes seven off-street parking spaces, one driveway, sidewalks/walkways, and landscaping,and WHEREAS: the project received Area Variances for an existing front-yard deficiency, as well as new front- and rear- yard deficiencies; however, subsequent design changes require an additional appeal to the Board of Zoning Appeals (BZA) for expanded Area Variances, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: this is considered a Major Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Major Subdivision—Any subdivision of land resulting in creation of two or more additional buildable lots, and WHEREAS: the Planning and Development Board, being the that local agency which has primary responsibility for approving and funding or carrying out the action, did on September 23, 2014 declare itself Lead Agency for the environmental review of the project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on November 25, 2014,and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Planning and Development Board acting as Lead agency in Environmental review did on September 23, 2014 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff, plans entitled "Subdivision Plat, 128 West Falls Street (5-100)," dated 6/23/14 and prepared by Lawrence J. Fabbroni; and "Location Plan (5-101)" and "Illustrative Plan ( 5-102.1)," dated 2/20/14, and "Site Layout Plan (5-102)," "Building Elevations (5-104.1 and 5-104.2)," "Street Elevations (S- 105)," "Parking (5-106)," "Open Spaces (5-107)," and `Bioretention Areas (5-108)," all dated 8/1/14, and prepared by Lawrence J. Fabbroni; and "Revised Conceptual Landscape Plan (S-103)" and "Revised Conceptual Landscape Plant List and Photographs (5-103.1)," both dated 8/l/14 and prepared by Empire Landscape Architects; and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on September 23,2014 make a Negative Determination of Environmental Significance, and WHEREAS: the Planning Board has on November 25, 2014 reviewed and accepted as adequate: revised drawings titled and "Site Layout Plan (5-102)," last revised on October 30, 2014, "Illustrative Plan ( 5-102.1)," last revised on November 11, 2014, and"Building Elevations (5-104.1,5-104.2, 5-104-3, & 5-104.4)," all either dated or last revised on November 11, 2014 and all prepared by Lawrence Fabronni; and other application materials,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board grants Preliminary Site Plan Approval for the proposed project, subject to the following conditions: i. Variance must be granted before Final Site Plan Approval, and ii. Applicant to explore adding more windows to the rear facades of Buildings 1 and 2, and iii. Submission of a revised site and landscape plans showing removal of planting areas along driveway. Moved by: Seconded by: In Favor: Against: 0 Abstain: 0 Absent: 0 Vacancies: 1 PROPOSED RESOLUTION Subdivision Preliminary Subdivision Approval 128 W.Falls St. City of Ithaca Tax Parcel #13.-2-20 City of Ithaca Planning and Development Board November 25,2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a subdivision of City of Ithaca Tax Parcel#13.-2-20, located at 128 West Falls Street,by Ron Ronsvalle, applicant and owner, and WHEREAS: the applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre)parcel into three: Parcel I will measure 3,686.9 SF with 37.5' of frontage and will contain a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes eight off-street parking spaces, one driveway, sidewalks/walkways, and landscaping, and WHEREAS: the project received Area Variances for an existing front-yard deficiency, as well as new front- and rear-yard deficiencies; however, subsequent design changes require an additional appeal to the Board of Zoning Appeals (BZA) for expanded Area Variances, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the subdivision is considered a Major Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1,Major Subdivision—Any subdivision of land resulting in creation of two or more additional buildable lots, and WHEREAS: the Planning and Development Board, being the that local agency which has primary responsibility for approving and funding or carrying out the action, did on September 23, 2014 declare itself Lead Agency for the environmental review of the project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on November 25,2014, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Planning and Development Board, acting as Lead Agency in Environmental review, did on September 23, 2014 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff, plans entitled "Subdivision Plat, 128 West Falls Street (S-100)," dated 6/23/14 and prepared by L. Fabbroni, and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on September 23, 2014 make a Negative Determination of Environmental Significance, and WHEREAS: the Planning Board did on November 25, 2014 grant Preliminary Site Plan Approval to the project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board grants Preliminary Subdivision Approval to City of Ithaca Tax Parcel#13.-2-20, located at 128 West Falls Street. Moved by: Seconded by: In Favor: Against: 0 Abstain: 0 Absent: 0 Vacancies: 1 23 1),bw h+a4vuet -4,62 Caj-Lb�)j a-A A-D e v)�;t Jane Marcham 414 E. Buffalo St. Standing in the midst of near-empty parking lots that once underlay the Strand Theatre is enough to persuade almost anyone that this site is ripe for redevelopment. A question yet to be argued up and down is: How much redevelopment makes sense? In this regard, one topic that calls for exploration is the parking supply. And the project on tap is the Canopy by Hilton hotel, now proposed at 123 rooms and seven stories. Customers' long-term parking would be off-site, in the Seneca Street Garage. Question: Can the Seneca Garage handle it, especially daytimes, when parking in this downtown area is in greater demand? Some would say easily, recalling that this garage has filled lately only when 190 spaces were fenced off for repair projects, and it still didn't fill every day. But you could expect parking demand to lessen during garage repair jobs, and demand must also have been lower than normal because ongoing Commons reconstruction has meant fewer shoppers in Ithaca's downtown. Still, how much parking space would the Seneca Garage have right now for the Canopy Hilton's customers? Four midday visits found middle levels of the garage already parked solid, above the space reserved for the Hilton Garden Inn, and vacancies were almost entirely in the garage's top three levels. On various weekdays over a period of two weeks, the counts of available parking spaces were 116, 122, 117, and 106 --the latter on a day when the thermometer dropped below freezing and a few more drivers headed for a bit of shelter. The gap between these figures and the Canopy hotel's 123 rooms is disquieting, even if to some degree expected. The hotel's plan calls for staff to park customers' cars, in the Seneca Garage when possible, then in the Green Street Garage, a short walk (but much longer drive) away: There Canopy would share parking space with the Ithaca Marriott, a 159-room 10-story hotel for which construction finally began on Nov. 6. But presumably the Seneca Garage will also be called upon to shelter cars owned by new residents of the Carey Building, adjacent to the Canopy hotel, which plans to add three or four floors of apartments for an as-yet unknown number of occupants. And when the Commons is done, we all hope that customers of the shops and restaurants in this neighborhood, who miss their old departed street-level parking lots, will return and compete for space in the Seneca Garage, or wherever. With all this in mind, the Seneca Garage looks far below its ideal capacity. Parking problems aside for the moment, tourism may indeed represent our downtown's best chance at prosperity, but leaping into it with four major hotels looks risky, and so does this degree of toying with densification. The Carey project seemed to describe its remodeling as a six-story building, but the sketch showed seven stories. The Canopy project began as a six-story hotel but became seven stories during Common Council's session this month: What's the reason for this skyscraping? Doesn't it mean more parking required at ground level? Don't businesses need more customer parking too? A more cautious and well-rounded look at these development projects in the city's traffic center, its Tuning Fork, is needed in City Hall. Marcham is a former member of the Ithaca City 10 t4 Planning Board and Common Council and, earlier, Ithaca Journal news and editorial staff. f City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Hilton Canopy Hotel — 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? ® Yes [:]No Any construction on slopes of 15% or greater(15-foot rise per 100 feet of length) or where general slope in the project ❑ ❑ ❑ Yes ❑ No exceeds 10%. Construction on land where depth to the water table is less ❑ ❑ ❑ Yes ❑ No than 3 feet. Construction of parking facility/area for 50 or more vehicles. ❑ ❑ [:] Yes ❑ No Construction on land where bedrock is exposed or generally ❑ ❑ ❑Yes ❑ No within 3 feet of existing ground surface. Construction that will continue for more than 1 year or involve ❑ ❑ ❑Yes ❑ No more than one phase or stage. Evacuation for mining purposes that would remove more than ❑ ❑ [:] Yes No 1,000 tons of natural material (i.e., rock or soil) per year. Construction of any new sanitary landfill. ❑ ❑ ❑ Yes ❑ No Construction in designated floodway. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): Construction Impacts—Need Geotech Report and information on foundation type. ❑ ® ❑ Yes ❑ No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? ❑Yes ❑ No Specific land forms (if any): ❑ ❑ ❑Yes ❑ No 1 of 11 11/20/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Hilton Canopy Hotel — 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? ❑ Yes ❑ No Developable area of site contains protected water body. ❑ ❑ [:] Yes [:] No Dredging more than 100 cubic yards of material from channel ❑ ❑ ❑ Yes [:] No of protected stream. Extension of utility distribution facilities through protected ❑ ❑ ❑ Yes ❑ No water body. Construction in designated freshwater wetland. ❑ ❑ [—] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 4. Will project affect any non-protected existing or new body of water? ❑ Yes ❑ No A 10% increase or decrease in surface area of any body of ❑ ❑ ❑ Yes ❑ No water or more than 10,000 sq. ft. of surface area. Construction, alteration, or conversion of body of water that ❑ ❑ ❑ Yes ❑ No exceeds 10,000 sq. ft. of surface area. Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, El ❑ Yes ❑ No Cayuga Lake, or Cayuga Inlet? Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 2of11 11/20/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Hilton Canopy Hotel — 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 5. Will project affect surface or groundwater quality? ❑ Yes ® No Project will require discharge permit. ❑ ❑ ❑ Yes ❑ No Project requires use of source of water that does not have ❑ ❑ ❑ Yes ❑ No approval to serve proposed project. Construction or operation causing any contamination of a ❑ ❑ ❑ Yes ❑ No public water supply system. Project will adversely affect groundwater. ❑ ❑ ❑ Yes ❑ No Liquid effluent will be conveyed off the site to facilities which El ❑ ❑ Yes ❑ No do not currently exist or that have inadequate capacity. Project requiring a facility that would use water in excess of El ❑ [:] Yes ❑ No 20,000 gallons per day or 500 gallons per minute. Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an ❑ ❑ ❑ Yes [:] No obvious visual contrast to natural conditions. Proposed action will require storage of petroleum or chemical El ❑ ❑ Yes ❑ No products greater than 1,100 gallons. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 3of11 11/20/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Hilton Canopy Hotel — 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON WATER(cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? ❑ Yes ❑ No Project would impede floodwater flows. ❑ ❑ ❑ Yes ❑ No Project is likely to cause substantial erosion. ❑ ❑ ❑ Yes ❑ No Project is incompatible with existing drainage patterns. ❑ ❑ ❑ Yes ❑ No Other impacts (if any): Project will be reviewed by the City Stormwater Officer. ❑ ❑ ❑ Yes ❑ No IMPACT ON AIR 7. Will project affect air quality? ❑ Yes ❑ No Project will induce 500 or more vehicle trips in any 8-hour ❑ ❑ [:] Yes ❑ No period per day. Project will result in the incineration of more than 2.5 tons of ❑ ❑ ❑ Yes ❑ No refuse per 24-hour day. Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million ❑ ❑ [—] Yes ❑ No BTUs per hour. Other impacts (if any): Construction Impacts. Need information on mechanicals for restaurant. ❑ ❑ ❑ Yes ❑ No 4of11 11/20/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Hilton Canopy Hotel — 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? ❑ Yes ❑ No Reduction of any species, listed on New York or Federal list, El ❑ [:] Yes ❑ No using the site, found over, on, or near site. Removal of any portion of a critical or significant wildlife ❑ ❑ ❑ Yes ❑ No habitat. Application of pesticide or herbicide more than twice a year ❑ ❑ ❑ Yes ❑ No other than for agricultural purposes. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 9. Will proposed action substantially affect non-threatened or non-endangered species? ❑ Yes ❑ No Proposed action would substantially interfere with any ❑ ❑ Yes ❑ No resident or migratory fish, or wildlife species. Proposed action requires removal or more than '/z acre of El ❑ ❑ Yes ❑ No mature woods or other locally important vegetation. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 5of11 11/20/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Hilton Canopy Hotel — 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? ® Yes [—] No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current ❑ ❑ ❑ Yes ❑ No surrounding land use patterns, whether man-made or natural. Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or ❑ ❑ [:] Yes ❑ No significantly reduce their enjoyment of aesthetic qualities of that resource. Proposed action will result in elimination or major screening ❑ ❑ ❑ Yes ❑ No of scenic views known to be important to the area. Other impacts (if any): Project is in close proximity to Downtown Ithaca National Register Historic District and the East Hill Historic District and will be visible from ❑ ❑ ❑ Yes ❑ No points within those districts, and beyond. See Part 3. IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? ® Yes ❑ No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the ❑ ❑ ❑ Yes ❑ No National or State Register of Historic Places. Any impact to an archaeological site or fossil bed located El ❑ ❑ Yes ❑ No within the project site. Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a ❑ ❑ ❑ Yes ❑ No landmark district. Other impacts (if any): Project is in close proximity to Downtown Ithaca National Register Historic District and the East Hill Historic District and will be visible from ❑ ❑ ❑ Yes ❑ No points within those districts, and beyond. See Part 3. 6of11 11/20/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Hilton Canopy Hotel — 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? ❑ Yes ❑ No The permanent foreclosure of a future recreational ❑ ❑ ❑ Yes ❑ No opportunity. A major reduction of an open space important to the community. ❑ ❑ [:] Yes ❑ No Other impacts (if any): ❑ ❑ ❑ Yes ❑ No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? [—] Yes ❑ No Proposed action to locate within a UNA or CEA? ❑ ❑ ❑ Yes ❑ No Proposed action will result in reduction in the quality of the El ❑ ❑ Yes ❑ No resource. Proposed action will impact use, function, or enjoyment of the ❑ ❑ [:] Yes ❑ No resource. Other impacts (if any): ❑ ❑ [—] Yes ❑ No 7of11 11/20/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Hilton Canopy Hotel — 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? ® Yes ❑ No Alteration of present patterns of movement of people and/or ❑ ® [:] Yes ❑ No goods. Proposed action will result in major traffic problems. ❑ ❑ ❑ Yes ❑ No Other impacts: Construction impacts. Removal of 60 public parking spaces. Cumulative impacts of multiple downtown projects. Project under review by the City ❑ Z ❑ Yes ❑ No Transportation Engineer. See Part 3. IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? ❑ Yes ❑ No Proposed action causing greater than 5% increase in any El ❑ ❑ Yes ❑ No form of energy used in municipality. Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- ❑ ❑ ❑ Yes ❑ No or two-family residences. Other impacts (if any): ❑ ❑ ❑ Yes ❑ No 8of11 11/20/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Hilton Canopy Hotel — 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? ® Yes ❑ No Blasting within 1,500 feet of a hospital, school, or other ❑ ❑ ❑ Yes ❑ No sensitive facility? Odors will occur routinely (more than one hour per day). ❑ ❑ [—] Yes ❑ No Proposed action will produce operating noise exceeding local ❑ ❑ ❑ Yes ❑ No ambient noise levels for noise outside of structure. Proposed action will remove natural barriers that would act as El ❑ ❑ Yes ❑ No noise screen. Other impacts (if any): Construction Impacts. See Part 3. ❑ ❑ ❑ Yes ❑ No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? ❑ Yes ❑ No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, El ❑ ❑ Yes ❑ No radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Proposed action may result in burial of"hazardous wastes" in any form (i.e., toxic, poisonous, highly reactive, radioactive, ❑ ❑ [—] Yes ❑ No irritating, infectious, etc.) Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of ❑ ❑ [—] Yes ❑ No solid or hazardous wastes. Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, ❑ ❑ ❑ Yes ❑ No radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). 9of11 11/20/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Hilton Canopy Hotel — 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. ❑ ❑ ❑ Yes ❑ No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any El ❑ ❑ Yes ❑ No residential, commercial, or industrial property in excess of 30,000 square feet. Other impacts (if any): Need Phase 1 ESA. See Part 3. ❑ ❑ ❑ Yes ❑ No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? ❑ Yes ❑ No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human ❑ ❑ ❑ Yes ❑ No population. The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of ❑ ❑ ❑ Yes ❑ No this proposed action. Proposed action will conflict with officially adopted plans or ❑ ❑ ❑ Yes ❑ No goals. Proposed action will cause a change in the density of ® ❑ ❑ Yes ❑ No land use. Proposed action will replace or eliminate existing facilities, El ❑ ❑ Yes ❑ No structures, or areas of historic importance to the community. Development will create demand for additional ❑ ❑ [:] Yes ❑ No community services (e.g., schools, police, and fire, etc.) Proposed action will set an important precedent for future ❑ ❑ [:] Yes ❑ No actions. Proposed action will relocate 15 or more employees in one or El ❑ ❑ Yes ❑ No more businesses. 10 of 11 11/20/2014 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 — Project Impacts Hilton Canopy Hotel — 330 E. State St./M.L.K., Jr. Blvd. Date Created: 10/7/14 Small-to- Potential Can Impact Be Moderate Large Reduced by Impact Impact Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Need capacity analysis for utilities, ❑ ❑ ❑ Yes ❑ No 19. Is there public controversy concerning the proposed action? ❑ Yes ❑ No ❑ Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 11 of 11 11/20/2014 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)— Part III Hilton Canopy Hotel —330 E. State St./M.L.K.,Jr. Blvd. Date Created: 10/7/14 PROJECT DESCRIPTION The applicant is proposing to build a seven-story, 80'-tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar/lounge, meeting rooms, fitness area, pool, and an approximately 2,000-SF retail/restaurant space. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochere, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project site is in the CDB 100 Zoning District and consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b) (9), and is subject to environmental review. The project has received Design Review, and requires parcel consolidation and possible subdivision. IMPACT ON LAND Information Needed: • Limits of Disturbance • Geotechnical Report and Foundation Type if.pile-driving:type and durations) IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE No impact anticipated. gn IMPACT ON AIR The project site is in a densely populated area. Construction is projected to last 18 months and will likely be concurrent with several other construction projects in the downtown area. The cumulative impacts of airborne dust could have a negative impact during the construction period. The excavation and the preparation of foundations can also create the potential for increased dust and dirt particles in the air. The applicant should employ the following applicable dust-control measures as appropriate: • Misting or fog spraying site to minimize dust. • Maintaining crushed stone tracking pads at all entrances to the construction site. 11/20/2014 Page 1 of • Re-seeding disturbed areas to minimize bare exposed soils. • Keeping roads clear of dust and debris. • Requiring trucks to be covered. • Prohibiting burning of debris on site. Information Needed: • Mechanicals for restaurant IMPACT ON PLANTS&ANIMALS No impact anticipated IMPACT ON AESTHETIC RESOURCES The project site is located on the eastern end of the Commons, the City's retail, tourism, and entertainment center, and has frontage both on E. State Street and Seneca Street. At approximately 80' and seven stories, the building will be visible from portions of the Commons, State Street, and Seneca Street, and East Hill, and may be visible from points within the Ithaca Downtown National Register Historic District and the East Hill Local Historic District. Information Needed: • Visualizations of project from various points selected by the Lead Agency • Roof plan showing any mechanicals IMPACT ON HISTORIC RESOURCES The project is in close proximity to the Downtown Ithaca National Register Historic District and the East Hill Historic District and will be visible from points within those districts, and beyond. Information Needed: • Visualizations of project from various points selected by the Lead Agency • Roof plan showing any mechanicals IMPACT ON OPEN SPACE AREA No impact anticipated IMPACT ON TRANSPORTATION Information Needed: • Analysis of removal of 60 public parking spaces (partially included below) • Valet parking routes and usage rates • Response to County Planning Commissioner comments (below) • Response to City Transportation Engineer comments (below) • Pedestrian safety/circulation • Bike parking • Parking and drop-off plan 11/20/2014 Page 2 of 4 In a letter, from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior Planner, dated October 28, 2014,the following recommendation was given: The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State/MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown. In a memorandum from Tim Logue, City Transportation Engineer, dated October 23, 2014, the following comments were given: How will this hotel be served as for as trash pick-up, deliveries, etc? Will a loading zone be needed on Seneca Way? Based on previous studies about traffic generation and hotels, both downtown and in other places in the City, I will not require a traffic study. However, the hotel should coordinate with the Parking Director. Any work along the East State/MLK Jr Street right of way will require a City Street Permit; any work along the Seneca Way right of way will require a Highway Work Permit from the New York State Department of Transportation. The hotel use is required to provide at least 1 bicycle parking space per 20 employees and have a minimum of 6 bicycle parking spaces. These bicycle parking spaces should be primarily sited for employee use; though the general public should have access to the parking spaces as well. The retail use is required to provide at least 2 bicycle parking spaces, which should be proximate to the retail space entrance. Parking Seneca and Green Street Garage Capacity with Projected Hotel Usage as of November 2014 Seneca Garage Spaces Occupied Spaces Available Number % Number % Total number of spaces in garage 451 Daytime 210 60% 241 40% Evening-Current 150 42% 301 57% Evening with Canopy Hotel** 273 77% 178 22% *Includes 100spaces under contract to the Hilton Garden Inn **Assumes 100%hotel occupancy with one car/room Green Street Garage Spaces Occupied Spaces Available Number % Number % Total number of spaces in garage 425 Daytime 271 64% 154 36% Evening-Current 140 33% 285 67% Eveningwith Marriot Hotel* 284 67% 141 33% *Assumes 100%hotel occupancy with one car/room Cayuga Street Garage Spaces Occupied Spaces Available Number % Number % Total number of spaces in garage 684 Morning-10am 308 45% 376 55% Afternoon-2pm 288 42% 396 58% Evening-current 117 17% 567 83% Evenings w/Cayuga Apts* 185 27% 500 73% *Assumes 1.5 cars per unit at 100%occupancy Source:Frank Nagy,City Director of Parking 11/20/2014 Page 3 of 4 Pedestrian Circulation • Pedestrian entrance into site from State Street needs to be analyzed. Need dimensioned drawings of proposed layout. Construction Impacts: • Cumulative impacts of multiple downtown projects • Anticipated interruptions in pedestrian, bike, and vehicular traffic • Construction routing, staging, delivery plan, contractor parking, and pedestrian/bike access plan Construction will last approximately 18 months. The project is in a densely developed area in close proximity to residential and commercial development. Construction activities, particularly staging and deliveries, will temporarily but significantly impact vehicular — including TCAT — bike and pedestrian movement. It is anticipated the project may require periodic partial road closure, potential removal of parking, as well as sidewalk closure, during the construction period. The Lead Agency is concerned about the cumulative impacts to downtown traffic, noise, air quality and livability of multiple simultaneous construction projects in the downtown area during the 2015- 2016 construction seasons. (Potential mitigation could include directional signage in Green Street Garage.) IMPACT ON ENERGY No impact anticipated IMPACT ON NOISE&ODORS Construction will last approximately 18 months. The project is in a densely developed area in close proximity to residential and commercial development. Construction activities will temporarily produce noise that will affect residents and businesses in the immediate area. The Lead Agency requires that the applicant limit noise-producing construction activities to Monday-Friday from 7:00 a.m. to 6:00 p.m. IMPACT ON PUBLIC HEALTH Information Needed: • Phase 1 ESA IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD Information Needed: • Capacity analysis for utilities Prepared by: Lisa Nicholas,AICP, Senior Planner 11/20/2014 Page 4 of 4 B kt ]F RRR allY _ e a III@ � � i \a • O � O it 310 , � � W e � 2 9 I. a e , -.-. w. 4 SREUN1m = 1'-0" JggP.Shm kchW APARTMENT BUILDINGSIEW ,zVS 103A W*Yplw 4CatheioeSireet , a M1�wVoM FaI mre lu�'san,x�? City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)— Part III 114 Catherine St.Apartments Date Created: 10/6/14 PROJECT DESCRIPTION The applicant proposes to construct a 3-story apartment building, with a footprint of 1,974 SF and containing one 5-bedroom and two 6-bedroom units. The project site contains an existing apartment building and a 13-space parking lot with 7 spaces in the back yard (to remain) and 6 spaces in the front yard (to be replaced by the new building). The project also includes removal of one curb-cut. The project is in the CR-4 Zoning District, which requires either: (1) off-street parking in accordance with §325-45.5 F; or (2) full compliance with the NYS Building Code or Residential Code for new construction and a Transportation Management (TDM) Plan approved by the Planning Board. 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. The project requires Design Review. The project requires Design Review. IMPACT ON LAND Project construction is projected to last approximately 15 months. The anticipated foundation will be slab-on-grade,therefore, excavation will be limited. No impact anticipated. IMPACT ON WATER No impact anticipated. IMPACT ON DRAINAGE No impact anticipated. IMPACT ON AIR The project site is in a densely populated area. Construction is projected to last 15 months and will likely be concurrent with several other construction projects in a three-block area. The cumulative impacts of airborne dust could have a negative impact during the construction period. The excavation and the preparation of foundations can also create the potential for increased dust and dirt particles in the air. The applicant should employ the following applicable dust-control measures as appropriate: • Misting or fog spraying site to minimize dust. • Maintaining crushed stone tracking pads at all entrances to construction site. • Re-seeding disturbed areas to minimize bare exposed soils. • Keeping the roads clear of dust and debris. • Requiring trucks to be covered. • Prohibiting burning of debris on site. Page 1 of 3 IMPACT ON PLANTS&ANIMALS The applicant should supply specifications regarding soil remediation and preparation for planting areas that are currently paved parking. No impact anticipated. IMPACT ON AESTHETIC RESOURCES No impact anticipated. IMPACT ON HISTORIC RESOURCES No impact anticipated. IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION The project is in the CR-4 Zoning District, which requires either: (1) off-street parking in accordance with §325-45.5 F; or(2)full compliance with the NYS Building Code or Residential Code for new construction and a Transportation Management(TDM) Plan approved by the Planning Board. The applicant has submitted a TDMP, dated 10/24/14 and prepared by Jagat Sharma. The TDMP states that the project is deficient by 10 parking spaces and lists potential mitigation measures. The applicant should address the following issues in the plan: • No handicapped parking. • Potential removal of stairs that connect to adjacent site. • Bike parking is in a location that may conflict with pedestrian circulation. • Additional parking is proposed off-site in an adjacent lot. • No incentives are offered by the applicant for the use of alternatives to private car trips (e.g., covered or interior bike parking, bus passes, carshare credits, etc.). Construction is projected to last 15 months and will likely be concurrent with several other construction projects in a three-block area. The project is in a densely-developed area in close proximity to residential and commercial development. Construction activities, particularly staging and deliveries, will temporarily but significantly impact vehicular, bike, and pedestrian movements. It is anticipated the project may require periodic partial road closure. Sidewalk closure during construction is only anticipated during curbing work and any needed sidewalk repair. If staging is proposed to be on-site, the applicant must provide for the parking needs of the current residents. Applicant will be required to provide information about contractor parking and construction delivery routing before issuance of a Building Permit. Page 2 of 3 There is a potential for cumulative negative impacts of several simultaneously-occurring construction projects in Collegetown in the 2015 through 2017 construction seasons. City staff is working with project teams to coordinate construction activities. City sidewalks, curbing, and other improvements disturbed during construction will be restored per City regulations at the end of the project construction. IMPACT ON ENERGY No impact anticipated. IMPACT ON NOISE&ODORS Construction is projected to last 15 months and will likely be concurrent with several other construction projects in a three block area. The project is in a densely developed area in close proximity to residential and commercial development. Construction activities will temporarily produce noise that will affect residents and businesses in the immediate area. The cumulative impacts of construction noise could have a negative impact during the construction period. The Lead Agency requires the applicant to limit noise-producing construction activities to Monday- Saturday from 7:30 a.m.to 7:30 p.m. IMPACT ON PUBLIC HEALTH The applicant has not submitted a Phase 1 Environmental Site Assessment. The Lead Agency requests that the applicant do so, at such time one is completed. IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD No impacts anticipated. Prepared by: Lisa Nicholas,AICP,Senior Planner Page 3 of 3 PROPOSED RESOLUTION Site Plan Review CEQR 114 Catherine St. Apartments City of Ithaca Planning and Development Board November 25,2014 NOTE: Adoption of this resolution is contingent upon a revised TDMP approved by the Planning Board. WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for an apartment building to be located at 114 Catherine Street in the City of Ithaca, from Jagat Sharma, applicant for Nick Lambrou, owner, and WHEREAS: the applicant proposes to construct a 3-story apartment building, with a footprint of 1,974 SF and containing one 5-bedroom and two 6-bedroom units. The project site contains an existing apartment building and a 13-space parking lot with 7 spaces in the back yard(to remain) and 6 spaces in the front yard(to be replaced by the new building). The project also includes the removal of one curb-cut. The project is in the CR-4 Zoning District, which requires either: (1) off-street parking in accordance with §325-45.5 F; or (2) full compliance with the NYS Building Code or Residential Code for new construction and a Transportation Management Plan(TDMP) approved by the Planning Board. 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. The project has received Design Review, and WHEREAS: this an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on October 28,2914 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on November 25, 2014 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: "Rendering-Catherine Street (R.01)," "Location Plan, Site Photos, Survey(1.01)," "'Demo Plan, Disturbance Plan,Utility Plan(1.02),""Parking Plan, Project Data, Site Plan, Details (1.03)," "First Floor Plan, Typical Floor Plan (2.01)," "South Elevation (3.01)," and "East and West Elevations (3.02)," with a latest revision date of 11/4/14 and prepared by Jagat P Sharma; and other application materials, and WHEREAS: the Planning Board has on November 25, 2014 reviewed and accepted a Transportation Demand Management Plan(TDMP),prepared by Jagat P Sharma and dated 10/24/14,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed project will result in no significant impact on the environment and 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: Second: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Preliminary Approval 114 Catherine St. Apartments City of Ithaca Planning and Development Board November 25,2014 NOTE: Adoption of this resolution is contingent upon approved revised TDMP. WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for an apartment building to be located at 114 Catherine Street in the City of Ithaca, from Jagat Sharma, applicant for Nick Lambrou,owner, and WHEREAS: the applicant proposes to construct a 3-story apartment building,with a footprint of 1,974 SF and containing one 5-bedroom and two 6-bedroom units. The project site contains an existing apartment building and a 13-space parking lot with 7 spaces in the back yard (to remain) and 6 spaces in the front yard (to be replaced by the new building). The project also includes removal of one curb-cut. The project is in the CR-4 Zoning District, which requires either: (1) off- street parking in accordance with §325-45.5 F; or (2) full compliance with the NYS Building Code or Residential Code for new construction and a Transportation Management Plan (TDMP)approved by the Planning Board. The project requires Design Review, and WHEREAS: this an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the Planning Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, did on October 28,2014 declare itself Lead Agency for the environmental review, 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 all comments received have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on November 25, 2014 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: "Rendering-Catherine Street (R.01), "Location Plan, Site Photos, Survey (1.01)," "'Demo Plan, Disturbance Plan, Utility Plan (1.02)," "Parking Plan, Project Data, Site Plan, Details (1.03)," "First Floor Plan, Typical Floor Plan (2.01)," "South Elevation (3.01)," and "East and West Elevations (3.02)"with a latest revision date of 11/4/14 and prepared by Jagat P Sharma; and other application materials, and WHEREAS: the Planning Board has on November 25, 2014 reviewed and accepted a Transportation Demand Management Plan(TDMP),prepared by Jagat P Sharma and dated 10/24/14,now, therefore, be it RESOLVED: the Planning Board does hereby grant Preliminary Site Plan Approval to project, subject to the following conditions: i. Submission of a revised landscape plan, and ii. Written approval from the Fire Department, and iii. Submission of a revised site plan indicating restoration of curb, and repair of sidewalk to original condition, if damaged during construction, and iv. Submission of revised elevations noting foundation color, and V. Submission of project details including building materials, lighting,paving, signage, stairs railing, etc Moved: Second: In Favor: Against: Abstain: Absent: Vacancies: 1 PROPOSED RESOLUTION Site Plan Review Declaration of Lead Agency 222 Elmira Rd. Ithaca Plaza Retail Expansion City of Ithaca Planning and Development Board November 25,2014 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a retail building to be located at 222 Elmira Road (Ithaca Shopping Plaza) in the City of Ithaca,by Marx Realty&Improvement Co.,Inc., and WHEREAS: the applicant proposes to construct a one-story, 3,400-SF retail building with 49 parking spaces and associated landscaping,walkways, and other site improvements. The 6.1-acre project site contains an existing retail mall with 258 parking spaces. The project site is predominantly paved; however, development requires removal of 0.2 acres (8.712 SF) of existing vegetation along the north property line and contiguous to the drainage area. The project is in the SW-2 Zoning District, which allows a maximum building setback of 34 feet from the curbline. The project requires an area variance for the proposed 70' setback. The applicant has proposed a 4'-tall architectural wall along a portion of the frontage, and WHEREAS: this an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: State Law specifies that for actions governed by local environmental review the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for the action of Site Plan Approval for the proposed project,to be located 222 Elmira Road in the City of Ithaca. Moved: Second: In Favor: Against: Abstain: Absent: Vacancies: 1