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Home My WebLink About05-23-17 Planning and Development Board Meeting Agenda PLANNING & DEVELOPMENT BOARD AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on MAY 23RD, 2017 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Approx. Start Time 1. Agenda Review 6:00 2. Privilege of the Floor (3-minute maximum per person ― if you will be speaking about a project with a scheduled PUBLIC HEARING below , you are highly encouraged to speak at that time) 6:01 3. Site Plan Review A Project: Mixed Use Apartments – Harold Square 6:10 6:10 Location: 123-129 E State/ MLK St (the Commons) Applicant: L Enterprises LLC Actions: Approval of Project Changes Project Description: The applicant is requesting building façade changes for the proposed Harold’s Square Mixed- Use Project. The project was originally approved by the Board on August 27, 2013 and for which the Board subsequently granted a two-year extension of Site Plan Approval until August 27, 2017. The Board later approved building façade and materials changes on August 23, 2016. The applicant is requesting the following changes: removal of the atrium and incorporation of the entry court, addition of a mechanical penthouse, relocation of elevator core, reduction of number of micro units and redesign of the tower cladding. B . Project: City Centre 6:30 Location: 301 E. State St./M.L.K, Jr. St. Applicant: Jeff Smetana for Newman Development Group, LLC Actions: Consideration of Conditions of Site Plan Approval CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 E-Mail: dgrunder@cityofithaca.org APPLICANT OVERHEAD PROJECTOR NOTE: The City only has a VGA plug/cable available to connect to our overhead projector. If you need to connect another way, you will need to provide your own ADAPTOR. (Macs & many newer, lighter laptops may not have a VGA port.) Start Times: Start times are approximate only — APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed. If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 12:00 p.m., 2-3 business days (not including weekends/holidays) before the meeting. “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 Project Description: The applicant proposes to redevelop the 0.759-acre site with an 8-story, up to 111’-tall, 187,536-GSF mixed-use building, with approximately 10,800 SF of new ground-floor retail space and 10,700 SF of building amenity and support space on the ground level. Upper floors will have a mix of unit types (studio, 1 -, and 2- BR) for a total of 193 units. The ground level also includes a loading/delivery/trash area with vehicular access provided from N. Aurora Street to a circular drop-off area. The main vehicular access to the site is off E. Green Street to a below-grade parking deck with 72 parking spaces and bicycle storage. The project is in the CBD-120 Zoning District. The project has received Design Review. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h) [4], (i), (k), and (n), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (6.)(iv), and (11), for which the Lead Agency issued a Negative Declaration of Environmental Significance on December 20, 2016. The Planning Board approved this project on January 24, 2017. C . Project: Amici House & Childcare Center 6:50 Location: 661-701 Spencer Rd. Applicant: Tom Schickel for Tompkins Community Action (TC Action) Actions:  Consideration of Project Changes Project Description: the Planning Board approved this project on January 4, 2017. The applicant is now requesting changes to the approved project. The changes entail a revised footprint for the childcare center from a formerly U- shaped building to L-shaped building. As the building no longer has an internal courtyard- the playground has been relocated. D . Project: Retail Expansion 7:00 7:00 Location: 744 S Meadow Street (South Meadow Square) Applicant: James Boglioli for Benderson Development Company LLC Actions:  Preliminary & Final Approval Project Description: The applicant is proposing to construct two new retail spaces in the existing retail plaza. One is a 14,744 SF addition at the south end of the existing building complex that was approved by the Planning Board on November 26, 2013 and has expired. No changes to this previously approved site plan are proposed. The second is a 7,313 SF addition at the north end of the building complex. Site development at the northern addition requires the demolition of the existing grass area, sidewalk and street trees – which will be replaced. The project is in the SW-2 Zoning District and is subject to the Southwest Area Design Guidelines (2000). An area variance has been granted for relief from front yard setback requirements. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and has been determined to be consistent with the findings of the 2000 Generic Environmental Impact Statement (GEIS) for the Southwest Area Land Use Plan. E . D Project: Residential Mixed Use (DeWitt House) 7:00 7:10 Location: 310-314 N Cayuga Street Applicant: Kimberly Michaels, Trowbridge Wolf Michaels for Frost Travis, Owner Actions: Public Hearing  Determination of Environmental Significance “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 Project Description: The applicant proposes to construct a four-story mixed use building that has footprint of 25,640 SF and 86,700 gross SF. The building will contain 2,000 SF of community space, 1,160 SF of commercial space and four apartments on the ground floor, 54 apartments and amenity space on the upper floors and underground parking (32 space) bike storage and mechanicals. The underground parking will be accessed via a ramp on Court Street. Exterior amenities will include landscaping and street trees, a street level semi-public plaza and a first floor residents’ plaza. The new building will use a portion of the exiting building foundation. A deep foundation system is proposed to support the building. The project is in the CBD-50 Zoning District and the Dewitt Park Local Historic District. The project received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission on February 14, 2017. This is a Type I Action under the City of Ithaca Environmental Qualit y Review Ordinance (“CEQRO”) §176-4 (1) (h)[4], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (b) (9) and is subject to environmental review. F . Project: Apartments (5 Units) 7:30 Location: 118 College Ave Applicant: Visum Development Group Actions:  Consideration of Preliminary & Final Approval  Approval of Transportation Demand Management Plan (TDMP) Project Description: The applicant proposes to construct a 4-story apartment building containing five dwelling units with a total of 28 bedrooms. The project is expected to attract primarily student tenants. Site improvements include walkways landscaping and a retaining wall with and terrace. All above-ground apartments will have a balcony facing College Ave. Site development will require the removal of the exiting house with its associated retaining walls, driveway curbcut, walkways and two mature trees. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on April 25, 2017. G . Project: Townhouse Apartments(16 Units) 7:45 Location: 323 Taughannock Blvd Applicant: Noah Demarest for Rampart Real LLC Actions:  Public Hearing Review  Determination of Environmental Significance  Potential Consideration of Preliminary Approval Project Description: The applicant is proposing construction of 16 apartments on Inlet Island, on a 0.242 acre lot. The design is for 8 two story dwelling units each occupying the top two floors of the building. On the bottom floor there is a studio or professional office space for a maximum total of 16 units with up to 24 bedrooms. The applicant is proposing zoning for the site that is virtually identical to the City’s adopted WF-2 zoning ordinance except that the 1st floor studio or office spaces will have 10’ high first floors as opposed to 12. The finished grade will raise the building 2 feet above the flood plain. The project includes an 8 space parking area that is accessed through the adjacent City-owned parking lot. The project includes some improvements to the city-owned parking lot including a partial re-design that will create a net gain of 4 spaces. The project does not change the dimensions of the walkway along the Old Cayuga Inlet, and improves the existing landscaping and lighting. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (h)[2] and (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (b) (11) and is subject to environmental review. “An Equal Opportunity Employer with a commitment to workforce diversification.” 4 H . Project: Apartments (60 Units) 8:10 Location: 232-236 Dryden Road Applicant: Noah Demarest of Stream Collaborative for Visum Development Group Actions: Declaration of Lead Agency  Public Hearing Review of FEAF Parts 2 & 3 Project Description: The applicant is proposing to construct two four-story apartment buildings that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed in order to allow for each building to have a different grade plane (which will minimize heights near buildings on adjacent properties) and to bring the lowest (basement) floor level of the building facing Dryden Road closer to street level. Site development will require the removal of the existing apartment building, shed, parking areas and walkways. Site improvements will include a pedestrian connection from Dryden Road to Summit Ave, retaining walls, landscaping, walkways and exterior bike racks. Parking for 37 bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD) and requires Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by t he Planning Board in accordance with district regulations. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review. 4. Zoning Appeals #3068, 111 the Knoll, Area Variance #3071, 324 S Cayuga St (Pritchard’s), Area Variance 8:30 5. Old/New Business A. Planning Board comments on the proposal to amend the Site Plan Review Ordinance B. Planning Board Comments on the Proposal to Rezone Areas of the Waterfront 8:40 6. Reports A. Planning Board Chair (verbal) 9:00 B. Director of Planning & Development (verbal) C. Board of Public Works Liaison (verbal) 7. Approval of Minutes: April 25, 2017, March 28, 2017, and November 22, 2016 (time permitting) 9:20 8. Adjournment 9:30 ACCESSING MEETING MATERIALS ONLINE You may access this agenda (including attachments) by going to the “Agenda Center” on the City web site (www.cityofithaca.org/agendacenter), under “Planning & Development Board.” For ease-of-access, a link to the most recent Planning Board agenda is always accessible on the Planning Board home page: http://www.cityofithaca.org/354/Planning-Development-Board. 113 East Chemung Place, Elmira, New York 14904 | P 607.734.2165 | F 607.734 .2169 | FaganEngineers.com May 17, 2017 Ms. Lisa Nicholas, AICP, Senior Planner City of Ithaca Planning Division 108 E Green Street Ithaca, NY 14850 RE: Harold’s Square Revisions Ithaca (C), NY FE Project #2013-014 Dear Lisa: As per our discussions, enclosed please find (9) copies of the revised project documents for the Harold’s Square project in the Ithaca Commons. We have recently met with the City PCC to discuss the logistics of constructing this complex project. The Applicant is proposing revisions to the original approvals as part of design development. The following is a list of the proposed revisions compared to the previous approvals: • Removal of Atrium / Incorporation of Entry Court The atrium space to the west of the existing Sage building indicated in the August 2016 presentation has been removed. This will allow for an outdoor entry court to the main building (residential tower) entrance and will expose the west façade of the Sage building to view. This outdoor court will be shared by residents and retail / commercial tenants. • Mechanical Penthouse Addition Increased mechanical support and equipment sizing has resulted in the addition of a mechanical penthouse on the twelfth floor (roof) of the building to accommodate equipment area requirements. Equipment such as evaporative coolers, water heaters / boilers, air handling units, etc. will be located at the new penthouse and fully screened from view. The developer will explore the possibility of incorporating solar panels at this new enclosure to generate a renewable energy source for the building. • Elevator Core Shift and Micro Units In order to prevent potential undermining of the foundation and structure of the Sage building, the elevator core indicated in the August 2016 presentation has been shifted to the south. This shift resulted in a remaining footprint that has allowed for the incorporation of various support spaces (at the first through fifth floors) and addition of six micro units in the tower program (at the sixth through eleventh floors). Page 2 Ms. Lisa Nicholas, AICP May 17, 2017 113 East Chemung Place, Elmira, New York 14904 | P 607.734.2165 | F 607.734 .2169 | FaganEngineers.com • Additional Twelfth Floor Apartment Units With the addition of the mechanical penthouse and the relocation of the equipment to the tower roof, four apartment units have been added at the twelfth residential floor (on the northern side of the plan). A modest outdoor terrace for resident use has been allocated at the northeast corner of the twelfth floor (just south of the Sage building). • Micro Units at the Lower (Commons) Massing The developer has refined the programmatic requirements of the micro units to include two-person / occupant units. This has resulted in a reduction of a total of four micro units at the five-story volume along the Commons. • Redesign of Tower Cladding In order to ensure the financial viability of the project, the developer and its design team have begun to reexamine the potential cladding systems at the tower portion of the building. In lieu of terracotta paneling and extensive unitized storefront systems, a combination of insulated metal panel and architectural aluminum window systems are proposed at the tower massing. We look forward to presenting the revisions at the May 23rd Planning Board meeting and breaking ground in the near future. Sincerely, FAGAN ENGINEERS & LAND SURVEYORS, P.C. James B. Gensel, P.E., CPESC President M:\Job Data Directory\2013\2013-014\Site Plan\2017-05-17 Submission\CTPB 05-17-2017.doc HAROLD'S SQUARE PROJECT UPDATESubmitted by: HAROLD'S HOLDINGS, LLCMay 17, 2016 HAROLD'S HOLDINGS LLCITHACA, NYMAY 17, 2017HAROLD'S SQUARECOMPARATIVE VIEWAERIAL VIEW FROM NORTHEAST UPDATED MASSING PROPOSAL08.23.2016 MASSING PROPOSAL HAROLD'S HOLDINGS LLCITHACA, NYMAY 17, 2017HAROLD'S SQUARECOMPARATIVE VIEWPERSPECTIVE VIEW FROM NORTHEAST 08.23.2016 MASSING PROPOSAL HAROLD'S HOLDINGS LLCITHACA, NYMAY 17, 2017HAROLD'S SQUARECOMPARATIVE VIEWPERSPECTIVE VIEW FROM NORTHEAST UPDATED MASSING PROPOSAL HAROLD'S HOLDINGS LLCITHACA, NYMAY 17, 2017HAROLD'S SQUARECOMPARATIVE VIEWPERSPECTIVE VIEW FROM NORTHWEST 08.23.2016 MASSING PROPOSAL HAROLD'S HOLDINGS LLCITHACA, NYMAY 17, 2017HAROLD'S SQUARECOMPARATIVE VIEWPERSPECTIVE VIEW FROM NORTHWEST UPDATED MASSING PROPOSAL HAROLD'S HOLDINGS LLCITHACA, NYMAY 17, 2017HAROLD'S SQUARECOMPARATIVE VIEWPERSPECTIVE VIEW FROM SOUTHEAST UPDATED MASSING PROPOSAL08.23.2016 MASSING PROPOSAL PROPOSED RESOLUTION City of Ithaca Approval of Project Changes Site Plan Review Harold’s Square (Mixed-Use Project) 123-127, 133, 135 & 137-139 E. State St. (The Commons) Planning & Development Board May 23, 2017 WHEREAS: the project applicant is requesting materials and building façade changes for the proposed Harold’s Square Mixed-Use Project. The project was originally approved by the Board on August 27, 2013 and for which the Board subsequently granted a two-year extension of Site Plan Approval until August 27, 2017. The Board later approved building façade and materials changes on August 23, 2016, 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 applicant is now requesting the following changes: removal of the atrium and incorporation of the entry court, addition of a mechanical penthouse, relocation of elevator core, increase of six micro units on the first through fifth floors, addition of four apartments on the twelfth floor, reduction of four of micro units facing the Commons and redesign of the tower cladding, and WHEREAS: the Board has on May 23, 2017 reviewed and accepted as adequate: revised plans entitled ,” “Basement Plan,” “First Floor Plan,” “Second Floor Plan,” “Third Floor Plan Fourth and Fifth Similar,” “Six-Eleventh Floor Plans,” “Twelfth Floor Plan,” “Roof Plan” , “ Comparative View Aerial View From Northeast”, “Comparative View Perspective View From Northeast (2 sheets)”, “Comparative View Perspective View From Northwest (2 sheets)” and “Comparative View Perspective View From Southeast” dated 5/17/17, and all prepared by CJS Architects; and other application materials, and WHEREAS: the Board has on May 23, 2017 determined the proposed changes are consistent with the Negative Declaration of Environmental Significance filed on June 25, 2013 and, therefore, no further Environmental Review is required, 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: INSERT ANY REQUIRED CONDITIONS Agreed Upon Mitigations as Per FEAF, Part 3, Adopted on June 25, 2013 i. Upon exposure of the neighboring basement foundation walls, their condition will be assessed and repairs will be coordinated, as required, with the building owners to maintain the integrity of those buildings and a safe construction environment, and ii. Noise‐producing construction activities shall be limited to Monday through Friday between 7:30 a.m. and 7:30 p.m., and iii. The applicant shall provide a Pedestrian Access Plan for review and approval by the City Transportation Engineer and the Planning Board, and iv. The applicant shall provide a Traffic Control and Truck Routing Plan for review and approval by the City Transportation Engineer and the Planning Board, and v. The applicant shall provide a more detailed Construction Impacts and Staging Plan for review and approval by the City Transportation Engineer and the Planning Board, and vi. Construction shall be coordinated with the Ithaca Commons Repair and Upgrade Project to minimize noise impacts, and vii. Rehabilitation of the Sage Block will include the following: a. Maintaining the existing terra cotta cornice at the north and northwest corner of the building, and b. Cleaning, repointing, and repairing the existing exterior masonry walls, and c. Repair and/or replacement of the existing roof, and d. New fenestration at existing masonry openings on the north and west sides of the building. When practical, existing windows will be repaired, but if they are deteriorated to the point of requiring replacement, they will be replaced to match design, color, texture, and perhaps material construction, and e. Replacement window design will reflect a characteristic William H. Miller divided‐light pattern at the upper window areas, similar to what currently exists on the Sage Block building, and f. The incorporation of the west fenestration into the new project atrium space, and g. The existing interior character will be restored and maintained wherever possible, with additional modifications developed per the needs and requirements of potential tenants, and viii. Plans for the exterior renovation of the Sage Block will require review and approval by the Ithaca Landmarks Preservation Commission (ILPC), using the same standards it uses to evaluate proposed work on locally‐designated buildings. Of particular interest are (1) the preservation of the entire cornice; (2) evaluation of the existing fenestration by a qualified professional with significant experience in restoring wood windows; (3) proper techniques for cleaning, repointing and repairing the existing exterior masonry; and (4) reconstruction of the northwest corner where brickwork is interlocked with the brickwork of 135 E. State Street, and ix. The carved limestone detailing and green roof tiles of 123‐127 E. State Street shall be salvaged and donated to an architectural elements reuse firm or agency — or, if feasible, the salvaged carved limestone detailing could be used in the interior of the Harold’s Square project, if the applicant so desires, and Additional Unmet Conditions Identified in Site Plan Review: x. Submission to Planning Board of color elevations keyed to materials sample sheet, and xi. Submission to Planning Board of site details, including, but not limited to, building materials, lighting, signage, site furnishings and paving materials, and xii. Submission to the Project Review Committee of the final 4th floor roof plan (now 5th floor); this plan shall incorporate a light-colored roofing material and, if feasible, some areas of green roof, and xiii. Tower roof shall also be of light-colored roofing material, and xiv. Bicycle storage for retail, office and residential tenants shall be provided within the building, and xv. Approval from the Planning Board of the proposed bridge connection to the Green Street Parking Garage, and xvi. Bridge connection to the Green Street Parking Garage requires approval from the Board of Public Works, and xvii. A Staging Plan Agreement must be in place with the Department of Public Works and the Building Division before issuance of a building permit, and xviii. Applicant must obtain an encroachment agreement for any portion of the project, including door swings, that impacts City property, and xix. Any changes to the design of the building that affects the exterior appearance, including rooftop mechanicals, must be reviewed and approved by the Planning Board, and xx. Approval in writing from the Fire Department confirming the project complies with all life safety needs, and xxi. Approval in writing from the City Stormwater Management Officer. Moved by: Seconded by In Favor: Against: Abstain: Absent: Vacancy: One Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 May 11, 2017 Lisa Nicholas Division of Planning and Economic Development, City of Ithaca 108 E. Green Street, 3rd Floor Ithaca, N.Y. 14850 Re: 301 East State Street – Site Plan Review— Conditions of Final Approval Update Dear Lisa: Thank you for reviewing this update on the plans for the redevelopment of 301 E. State Street. At our last meeting at the Project Review Committee Meeting of February 14, 2016 we discussed holding a submittal to the Planning Board until the spring, by which time several questions will have been fully satisfied. On behalf of the developer and design team, we are attaching documentation as evidence of compliance with the Conditions of Final Site Plan Approval, as detailed in the Approved Resolution dated January 24, 2017. Items in blue have been meet. Items in gray will be addressed at a future date. Items in bold are being addressed in this submission. Items in red cannot be met. i. Granting of the required area variance by the Board of Zoning Appeals before the applicant can seek Final Site Plan Approval, and VARIANCE GRANTED BY BZA ON 02/07/2017 ii. Approval specifically excludes all signage, which will be reviewed and approved at such time as the applicant has prepared a full sign package, and SIGNAGE TO BE DESIGNED AND SUBMITTED FOR APPROVAL AT A FUTURE DATE. iii. Submission of a revised planting plan with removal of dotted line indicating underground tree well,   REVISION INCLUDED IN THIS SUBMISSION. (p2-4) iv. Submission to the Planning Board for review and approval of all site details including but not limited to exterior furnishings, bollards, paving, railings, signage, lighting, etc., and   DETAILS INCLUDED IN THIS SUBMISSION (p 12-15, 18) Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 v. Submission of revised lighting plan showing all exterior lighting, and   COMPLETED. (p 16-17) vi. Submission of revised elevation showing of façade facing Aurora St Bridge as shown in drawing SK02 dated 1-11-17 showing 1) brick replacing gray panel on first floor and 2) vertical ‘slot’ adjacent to tower as either all glass or a lighter grey panel, and   INCLUDED IN THIS SUBMISSION, 1) GRAY PANEL HAS BEEN REPLACED WITH BRICK TO THE LEFT OF THE STAIR TOWER, PANEL TO RIGHT OF STAIR TOWER HAS BEEN CHANGED TO AN OPENING TO A VESTIBULE FOR STAIRTOWER AND MECHANICAL ROOM ENTRANCES. 2) VERTICAL ‘SLOT’ ON SOUTH ELEVATION HAS BEEN ENTIRELY ELIMINATED WITH THE EXPANSION OF THE STAIR TOWER. (p 19, 23) vii. Submission of revised elevations showing taller windows, a row of transom windows, upper glass block, or one differentiated upper cladding color on the eighth floor of the dark towers facing E. State Street, and   THE UPPER PANEL HAS BEEN ASSIGNED A DARKER PANEL COLOR (p19-20) viii. Submission of a plan showing addition of bollards at corner of Aurora and E State/MLK St. such that bollards protect the pedestrian ramp, and   REVISION TO BOLLARDS HAS BEEN MADE WITH ONE BOLLARD AT EACH END OF PEDESTRIAN RAMP. (p2-4) ix. Any work in the City Right of Way will require a Street Permit, and   ALL RELEVANT PERMITS WILL BE OBTAINED x. Transformer, if needed, will be located such that it is not visible from the public right of way, and   BASED ON MEETING WITH NYSEG ON 02/09/2017, THE REQUIREMENTS FOR THE TRANSFORMER REQUIRE THE DOORS TO FACE THE SIDEWALK AND REMAIN UNOBSTRUCTED. THE REQUIREMENTS FOR THE SIGNAL REQUIRE A CLEAR 10’ ON ALL FOUR SIDES OF THE BOX, WITH NO OBSTRUCTIONS. BECAUSE OF THESE REQUIREMENTS, NEITHER CAN BE SCREENED FROM THE PUBLIC RIGHT-OF-WAY. xi. Bike racks must be installed before a certificate of occupancy is granted.   BIKE RACKS ARE PLANNED AND WILL BE INSTALLED. xii. Submission of new northwest roof terrace plan to include more greenery that will be clearly visible from the east end of the Commons, and   REVISION INCLUDED IN THIS SUBMISSION. (p11) Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 xiii. Submission of revised roof plan pulling back rooftop utility screen from northwest corner of building (so it will be unseen from the east end of the Commons), and   REVISION INCLUDED IN THIS SUBMISSION. (p26-27) xiv. Submission of revised large-scale drawing refining the proposed streetscape (and streetscape furniture) plan to better accommodate pedestrian traffic flows near building entrances, and   REVISION INCLUDED IN THIS SUBMISSION. (p4) xv. Submission of missing elevation showing the East side of the building’s Aurora Street wing, and REVISION INCLUDED IN THIS SUBMISSION. (p23) xvi. Submission of material sample board sheet, showing all currently proposed materials, and demonstrating that the Nichiha panels will display clear shadow-lines at all edges, and   INCLUDED IN THIS SUBMISSION. (p19-24) xvii. Submission of responses to all other issues raised at the January 17, 2017 Project Review Committee meeting, and   AS FAR AS WE UNDERSTAND, ALL ISSUES HAVE BEEN ADDRESSED xviii. Noise at producing construction shall be limited to the hours of 7:30 A.M and 7:30 P.M., Monday through Friday, and THIS PROJECT WILL COMPLY   xix. Staging plan must be approved by the Building Division and Engineering before issuance of a building permit. STAGING PLAN WILL BE SUBMITTED FOR APPROVAL BY THE BUILDING DEPARTMENT. xx. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits or in this case, a permit to occupy a portion of city sidewalk for outdoor dining. ALL RELEVANT PERMITS WILL BE OBTAINED Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 Other changes have been made to the plan since it was last reviewed. Many changes are non- substantive. Some site changes are of more significance, and are often the result of meeting various code requirements or project limitations. Some of these changes overlap with the changes asked for as part of the Conditions for Final Approval. The site changes include (starting at NW corner and moving clockwise): 1. Repositioning of bollards. 2. Shrinking of café areas along East State Street to create better access to doorways and to enable smoother pedestrian flow around street trees and lamps. Some of this was achieved by slight repositioning the doorways, some by reducing seating area. 3. Change in quantity of street lamps. Photometric studies for the site lighting, the on- building lighting, combined with the lighting across the street, showed that only 3 street lamps were necessary on East State Street, 2 new lamps necessary along East Green Street, and two lamps total on South Aurora Street. 4. The repositioning of streetlamps precipitated a repositioning of street trees to meet City of Ithaca tree spacing requirements. 5. 3 street-level intake vents have been added next to the building – two on East State Street and one on South Aurora Street. All have been designed with 6” curbs to mimic the foundation plantings. 6. Bike racks have been added along East State Street 7. Positions of foundation plantings along East State Street and South Aurora Street have shifted in response to columns shifting due to architectural changes. None of the shifts are more than 6” 8. The pedestrian connection from East Green Street to the far east side of the green roof has been altered to serve as an accessible egress per fire code. An additional egress stairway has been added to the far west of the green roof area, connecting the green roof to East Green Street. Grading has been adjusted accordingly. 9. The retaining wall dividing the garage entrance from the planted slop has been integrated with the egress stair. It, and the retaining wall on the other side of the garage entrance, have been moved 2’ from the driveway to allow for snow removal. 10. The required building generator has been moved from its position within the parking garage to a position on the southwest corner of the green roof area. This was necessary due to ventilation requirements. He generator will be placed behind a masonry and louver screening wall which has been designed to appear as an extension of the architecture while providing the necessary air flow. 11. The placement of the generator has led to a change in the planted area of the green roof and a relocation of bike racks. 12. The 4’ tall fence dividing the green roof area and the planted slope has been repositioned as a straight fence atop the foundation wall. 13. The switch gear box has been resized and repositioned, minimizing the size of the pad and creating a new position for the retaining wall. 14. Due to fire code limitations, occupiable space on roof terrace has been minimized through an increase in plantings. Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850 Substantive Architectural Changes relevant to the Planning Board: 1. Ground Level, East State Street – Positioning of doors has been altered to match interior needs (entrance to residences, to commercial space, to fire control room). 2. Ground Level, East State Street – Louvers have been added. 3. Ground Level, East State Street and East Aurora Street – Awnings have been repositioned and on-building lighting has been moved down. 4. Ground Level, Aurora Street – Panel and door to right of stair tower has been eliminated. The panel has been replaced with an opening that contains doorways to both the stir tower and the utility room. This was done to comply with required door swing distance while staying within property line. 5. Garage entrance – Garage entrance has been designed with a split entrance/egress, with Nichiha panel extending down on the column separating the two sides. Ventilation has been cut into the area above the garage entrance lane. 6. Throughout – Windows have been altered. All windows follow the same dimensions along any given column of windows, but some columns have been widened, others narrowed. There are no substantive changes to the window to wall ratio of the building. 7. Rooftop – Mechanicals and PV panels have been arranged. Screening has been added where necessary. Perspective drawings have been produced to explore the views of the rooftop from various positions. 8. Rounded “nose” of building – a lighter panel color has been selected to clad the 7th floor as per recommendation. Nichiha panel color mix B has been specified for the back wall of the patios. Sincerely, Yamila Fournier HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 1 City Centre 301 East State Street CONDITIONS OF FINAL SITE PLAN APPROVAL UPDATE HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 2 Site Plan, Annotated 05.09.2017 L000 STREET TREES REPOSITIONED TO MEET CITY OF ITHACA TREE SPACING REQUIREMENTS BIKE RACKS ACCESSIBLE EGRESS RAMP EGRESS STAIRS AND RAMP ADDITIONAL DINING AREA GATHERING AREA VENT BUILDING COLUMNS SHIFTED SLIGHTLY FOUNDATION PLANTINGS CHANGED ACCORDINGLY ON EAST STATE STREET TOTAL OF TWO (2) STREET LAMPS ON EAST GREEN STREET TOTAL OF TWO (2) STREET LAMPS ON SOUTH AURORA STREET FOUNDATION PLANTINGS HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 3 Layout Plan L100 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 4 Site Plan Corner Detail 05.09.2017 L101 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 5 Erosion and Sediment Control C102 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 6 Demolition Plan C103 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 7 Grading Plan C104 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 8 Utility Plan C105 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 9 Landscape Plan - Key L00 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 10 Landscape Plan - Plant List 170509-301-Plant Schedule-For Bid.xlsx Page 1 CITY CENTRE - 301 E STATE ST SYMBOL COUNT SIZE LATIN NAME COMMON NAME AREA Trees AC 7 multistem Amelanchier canadensis 'Autumn Brilliance'Shadblow Serviceberry L01, L07, L09, L09, L10, L13 BP 12 1.5"Betula populifolia Gray Birch L07, L09, L11, L13 CS 6 2"Catalpa speciosa Northern Catalpa L02, L03 CC 7 1.5"Cercis canadensis Eastern Redbud L10, L12 CF 3 1.5"Cornus florida 'Cherokee Chief'Dogwood L10, L11, L13 PS 4 2"Pinus strobus White Pine L04, L10, L11, L13 POC 6 2"Platanus occidentalis Sycamore L10, L11, L12, L13 ZS 4 2"Zelkova serrata Zelkova L05, L10 49 Shrubs AAB 2 5 gal Aronia arbutiflia 'Brilliantissima'Red Chokeberry L10, L12 ARM 6 3-gal Aronia melanocarpa Black Chokeberry L07, L09 CA 8 5 gal Callicarpa americana Beautyberry L04, L10, L11, L13 CSC 15 5 gal Cornus sericea 'Cardinal'Red Twig Dogwood L01, L11, L13 CSF 11 3 gal Cornus sericea 'Flavirmea'Yellow Twig Dogwood L01, L10 DL 18 3-gal Diervilla lonicera Northern Bush Honeysuckle L07, L09 HV 3 5 gal Hamamelis virginiana Witch-hazel L10, L11, L12 HQ 12 5 gal Hydrangea quercifolia 'Snow Queen'Oak Leaf Hydrangea L10, L11, L12, L13 IG 43 5 gal Ilex glabra "Densa"Inkberry L02, L03, L05, L10, L11, L12, L13 IV 15 5 gal Ilex verticillata"Winter Red"Winterberry L10, L11, L12, L13 JC 17 5 gal Juniperus communis 'Effusa'Common Juniper L07, L08, L09, L11 KLF 17 5 gal Kalmia latifolia 'Freckles'Bullseye Mountain Laurel L03, L10, L11, L13 KLO 7 5 gal Kalmia latifolia 'Olympic Fire''Olympic Fire Mountain Laurel L04, L11, L13 POM 4 5 gal Physocarpus opulifolius 'Monlo'Ninebark L10, L11, L12 PM 10 2-gal Prunus maritima Beach plum L07, L08, L09 RA 5 3-gal Rhus aromatica 'Gro-low'Gro-Low Sumac L07, L09 SC 3 5 gal Sambucus canadensis Common Elderberry L12 SA 5 5 gal Symphoricarpos albus Snowberry L11 VC 22 5 gal Vaccinum corymbosum Highbush Blueberry L10, L11 VD 3 5 gal Viburnum dentatum 'Morton'Arrowwood L04 VT 3 5 gal Viburnum trilobum Highbush Blueberry L10, L12 229 SYMBOL COUNT SIZE LATIN NAME COMMON NAME AREA Perennials - Flowering AC.M 45 6" pots Achillea millefolium Yarrow (white)L07, L08, L09 AC.MB 18 1 gal Achillea millefolium 'Pretty Belinda'Yarrow, pink shades L11, L12 AH 43 1 gal Anemone huphensis var. japonica Anemone L02, L03, L04 AQC 42 1 gal Aquilegia canadensis Wild Columbine; Canadian Columbine L04, L10 AM 152 4" pots Armeria maritima Sea Thrift L01, L07, L09 AS 29 deep plugs Asclepias syriaca Common Milkweed L07, L09 AN 60 1 gal Aster novae-angliae New England Aster L10, L11, L12, L13 CV 16 1 gal Coreopsis verticillata "Moonbeam"Moonbeam Coreopsis L05 EP 12 1 gal Echinacea purpurea Purple Coneflower L01, L05 ET 49 6" pots Echinacea tennesseensis Coneflower L01, L07, L09 FR.9 4" pots Fragaria spp.Wild Strawberry L09 GS 317 1 gal Geranium sanguineum Cranesbill Geranium L04, L10, L11, L13 LA 50 6" pots Lavandula angustifolia Lavender L07, L09 LS 40 6" pots Liatris spicata Spike Blazing Star L01, L07, L09 MS 76 1 gal Matteucia struthiopteris Ostrich Fern L10, L13 MF 21 6" pots Monarda fistulosa Bee Balm L09 PD 99 6" pots Penstemon digitalis Foxglove Beardtongue L07, L08, L09 PPS 14 1 gal Phlox paniculata 'Swizzle Blue'Swizzle Blue Phlox or similar <18"L04 PO 44 1 gal Polygonatum odoratum 'variegatum'Solomon's Seal L01, L02, L03, L04 RT 32 6" pots Rudbeckia triloba Brown-Eyed Susan L07, L09 SN 9 6" pots Solidago nemoralis Grey Goldenrod L08 SY.N 47 6" pots Symphotrichum novae-angliae New England Aster L07, L08, L09 TAC 52 6" pots Talinum calycinum (Phermeranthus calycinus)Fameflower L07, L08, L09 TV 14 4" pots Thymus vulgaris Culinary Thyme L07, L09 TC 24 4" pots Tiarella cordifolia Foamflower L02, L03, L04 ZA 48 4" pots Zizea aurea Golden Alexanders L07, L08, L09 1362 Perennials - Grasses ES 114 6" pots Eragrostis spectabilis Purple Love Grass L01, L07, L08, L09 HM 26 1 gal Hakonechloa macra 'Aureola'Japanese Forest Grass L02, L03, L04 SC 64 6" pots Schizachyrium scoparium Little Bluestem L01, L07, L09 SH 108 6" pots Sporobolus heterolepis Prairie Dropseed L07, L08, L09 140 Groundcover L 61 1 gal Liriope muscari 'Variegata'Variegated Lily Turf L04, L05, L06 61 Vines AA 3 3 gal Actinidia arguta Hardy Kiwi L06 AK 16 3gal Akebia quinata Chocolate Vine L01, L04 19 Bulbs ALC 176 bulbs Allium cernuum Nodding Onion L01, L06, L07, L09 ALS 176 bulbs Allium senescens Mountain Garlic L01, L06, L07, L09 CS 2500 bulbs Crocus sativus mix Crocus throughout N 1200 bulbs Narcissus Daffodils - Naturalizing throughout 3700 170509-301-Plant Schedule-For Bid.xlsx Page 1 CITY CENTRE - 301 E STATE STSYMBOLCOUNTSIZELATIN NAME COMMON NAME AREATreesAC7multistemAmelanchier canadensis 'Autumn Brilliance'Shadblow Serviceberry L01, L07, L09, L09, L10, L13BP121.5"Betula populifolia Gray Birch L07, L09, L11, L13CS62"Catalpa speciosa Northern Catalpa L02, L03CC71.5"Cercis canadensis Eastern Redbud L10, L12CF31.5"Cornus florida 'Cherokee Chief'Dogwood L10, L11, L13PS42"Pinus strobus White Pine L04, L10, L11, L13POC62"Platanus occidentalis Sycamore L10, L11, L12, L13ZS42"Zelkova serrata Zelkova L05, L1049ShrubsAAB25 gal Aronia arbutiflia 'Brilliantissima'Red Chokeberry L10, L12ARM63-gal Aronia melanocarpa Black Chokeberry L07, L09CA85 gal Callicarpa americana Beautyberry L04, L10, L11, L13CSC155 gal Cornus sericea 'Cardinal'Red Twig Dogwood L01, L11, L13CSF113 gal Cornus sericea 'Flavirmea'Yellow Twig Dogwood L01, L10DL183-gal Diervilla lonicera Northern Bush Honeysuckle L07, L09HV35 gal Hamamelis virginiana Witch-hazel L10, L11, L12HQ125 gal Hydrangea quercifolia 'Snow Queen'Oak Leaf Hydrangea L10, L11, L12, L13IG435 gal Ilex glabra "Densa"Inkberry L02, L03, L05, L10, L11, L12, L13IV155 gal Ilex verticillata"Winter Red"Winterberry L10, L11, L12, L13JC175 gal Juniperus communis 'Effusa'Common Juniper L07, L08, L09, L11KLF175 gal Kalmia latifolia 'Freckles'Bullseye Mountain Laurel L03, L10, L11, L13KLO75 gal Kalmia latifolia 'Olympic Fire''Olympic Fire Mountain Laurel L04, L11, L13POM45 gal Physocarpus opulifolius 'Monlo'Ninebark L10, L11, L12PM102-gal Prunus maritima Beach plum L07, L08, L09RA53-gal Rhus aromatica 'Gro-low'Gro-Low Sumac L07, L09SC35 gal Sambucus canadensis Common Elderberry L12SA55 gal Symphoricarpos albus Snowberry L11VC225 gal Vaccinum corymbosum Highbush Blueberry L10, L11 VD 3 5 gal Viburnum dentatum 'Morton'Arrowwood L04 VT 3 5 gal Viburnum trilobum Highbush Blueberry L10, L12 229 SYMBOL COUNT SIZE LATIN NAME COMMON NAME AREA Perennials - Flowering AC.M 45 6" pots Achillea millefolium Yarrow (white)L07, L08, L09 AC.MB 18 1 gal Achillea millefolium 'Pretty Belinda'Yarrow, pink shades L11, L12 AH 43 1 gal Anemone huphensis var. japonica Anemone L02, L03, L04 AQC 42 1 gal Aquilegia canadensis Wild Columbine; Canadian Columbine L04, L10 AM 152 4" pots Armeria maritima Sea Thrift L01, L07, L09 AS 29 deep plugs Asclepias syriaca Common Milkweed L07, L09 AN 60 1 gal Aster novae-angliae New England Aster L10, L11, L12, L13 CV 16 1 gal Coreopsis verticillata "Moonbeam"Moonbeam Coreopsis L05 EP 12 1 gal Echinacea purpurea Purple Coneflower L01, L05 ET 49 6" pots Echinacea tennesseensis Coneflower L01, L07, L09 FR.9 4" pots Fragaria spp.Wild Strawberry L09 GS 317 1 gal Geranium sanguineum Cranesbill Geranium L04, L10, L11, L13 LA 50 6" pots Lavandula angustifolia Lavender L07, L09 LS 40 6" pots Liatris spicata Spike Blazing Star L01, L07, L09 MS 76 1 gal Matteucia struthiopteris Ostrich Fern L10, L13 MF 21 6" pots Monarda fistulosa Bee Balm L09 PD 99 6" pots Penstemon digitalis Foxglove Beardtongue L07, L08, L09 PPS 14 1 gal Phlox paniculata 'Swizzle Blue'Swizzle Blue Phlox or similar <18"L04 PO 44 1 gal Polygonatum odoratum 'variegatum'Solomon's Seal L01, L02, L03, L04 RT 32 6" pots Rudbeckia triloba Brown-Eyed Susan L07, L09 SN 9 6" pots Solidago nemoralis Grey Goldenrod L08 SY.N 47 6" pots Symphotrichum novae-angliae New England Aster L07, L08, L09 TAC 52 6" pots Talinum calycinum (Phermeranthus calycinus)Fameflower L07, L08, L09 TV 14 4" pots Thymus vulgaris Culinary Thyme L07, L09 TC 24 4" pots Tiarella cordifolia Foamflower L02, L03, L04 ZA 48 4" pots Zizea aurea Golden Alexanders L07, L08, L09 1362 Perennials - Grasses ES 114 6" pots Eragrostis spectabilis Purple Love Grass L01, L07, L08, L09 HM 26 1 gal Hakonechloa macra 'Aureola'Japanese Forest Grass L02, L03, L04 SC 64 6" pots Schizachyrium scoparium Little Bluestem L01, L07, L09 SH 108 6" pots Sporobolus heterolepis Prairie Dropseed L07, L08, L09 140 Groundcover L 61 1 gal Liriope muscari 'Variegata'Variegated Lily Turf L04, L05, L06 61 Vines AA 3 3 gal Actinidia arguta Hardy Kiwi L06 AK 16 3gal Akebia quinata Chocolate Vine L01, L04 19 Bulbs ALC 176 bulbs Allium cernuum Nodding Onion L01, L06, L07, L09 ALS 176 bulbs Allium senescens Mountain Garlic L01, L06, L07, L09 CS 2500 bulbs Crocus sativus mix Crocus throughout N 1200 bulbs Narcissus Daffodils - Naturalizing throughout 3700 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 11 170509-301-Plant Schedule-8th floor terrace only.xlsx Page 1 CITY CENTRE - 301 E STATE ST, ROOF TERRACE PLANTINGS SYMBOL COUNT SIZE LATIN NAME COMMON NAME Trees AC 2 multistem Amelanchier canadensis 'Autumn Brilliance'Shadblow Serviceberry Shrubs BX 2 5 gal Buxus sempervirens Boxwood CSF 6 3 gal Cornus sericea 'Flavirmea'Yellow Twig Dogwood Perennials - Flowering AM 48 4" pots Armeria maritima Sea Thrift EP 4 1 gal Echinacea purpurea Purple Coneflower ET 4 6" pots Echinacea tennesseensis Coneflower LS 6 6" pots Liatris spicata Spike Blazing Star PD 16 6" pots Penstemon digitalis Foxglove Beardtongue Perennials - Grasses ES 12 6" pots Eragrostis spectabilis Purple Love Grass SC 20 6" pots Schizachyrium scoparium Little Bluestem Groundcover L 61 1 gal Liriope muscari 'Variegata'Variegated Lily Turf 61 Vines AK 12 3gal Akebia quinata Chocolate Vine Bulbs ALC 46 bulbs Allium cernuum Nodding Onion ALS 46 bulbs Allium senescens Mountain Garlic HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 12 Landscape Details - Green Roof Details HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 13 Landscape Details - Typ Planting, Planters 01 A L101 DECIDUOUS TREE PLANTING SECTION SOIL SAUCER: TO DRIPLINE, 3 TO 6". 2" TO 3" MULCH. LEAVE 1" TO 2" FROM TRUNKS AND SHRUB BASE. (DO NOT MULCH TO BASE OF TRUNK). REMOVE ALL TWINE, ROPE, WIRE AND BURLAP FROM THE TOP HALF OF ROOT BALL. PRUNE CROSSING, DAMAGED OR DEAD BRANCHES AT PLANTING. DO NOT REMOVE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE CROWN EDGE. 2.5 X BALL DIAMETER MINIMUM 01B L101 CONIFEROUSTREEPLANTING SECTION PRUNE CROSSING, DAMAGED, CO-DOMINANT OR DEAD BRANCHES AT PLANTING. DO NOT REMOVE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE CROWN EDGE. 2.5 X BALL DIAMETER MINIMUM SOIL SAUCER: TO DRIPLINE, 3 TO 6". 2" TO 3" MULCH. LEAVE 1" TO 2" FROM TRUNKS AND SHRUB BASE. (DO NOT MULCH TO BASE OF TRUNK). EACH TREE MUST BE PLANTED SUCH THAT THE TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOT BALL. TREES WHERE THE TRUNK FLARE IS NOT VISIBLE SHALL BE REJECTED. 01C L101 CONTAINER SHRUB PLANTING SECTION 2.5 X BALLDIAMETER MINIMUM PRUNE DAMAGED OR DEAD BRANCHES AT PLANTING. ROOT CROWN TO BE AT FINISHED GRADE. SOIL SAUCER: TO DRIPLINE, 3 TO 6". 2" TO 3" MULCH. LEAVE 1" TO 2" FROM TRUNKS AND SHRUB BASE. (DO NOT MULCH TO BASE OF TRUNK). EACH TREE MUST BE PLANTED SUCH THAT THE TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOT BALL. TREES WHERE THE TRUNK FLARE IS NOT VISIBLE SHALL BE REJECTED. 02A L102 02B L102 DECIDUOUS TREE PLANTING ON A SLOPE SECTION EACH TREE MUST BE PLANTED SUCH THAT THE TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOT BALL. TREES WHERE THE TRUNK FLARE IS NOT VISIBLE SHALL BE REJECTED. SOIL SAUCER: TO DRIPLINE, 3 TO 6". 2" TO 3" MULCH. LEAVE 1" TO 2" FROM TRUNKS AND SHRUB BASE. (DO NOT MULCH TO BASE OF TRUNK). EXISTING GRADE. PROPOSED GRADE. ROOT CROWN TO BE AT FINISHED GRADE. SOIL SAUCER: TO DRIPLINE, 3 TO 6". 2" TO 3" MULCH. LEAVE 1" TO 2" FROM TRUNKS AND SHRUB BASE. (DO NOT MULCH TO BASE OF TRUNK). EXISTING GRADE. PROPOSED GRADE. PRUNE CROSSING, DAMAGED OR DEAD BRANCHES AT PLANTING. DO NOT REMOVE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE CROWN EDGE. PRUNE DAMAGED OR DEAD BRANCHES AT PLANTING. 01D L101 EUONYMUS FORTUNEI AND HENDERA HELIX PLANTING SECTION AND PLAN 2" TO 3" MULCH. LEAVE 1" TO 2" FROM TRUNKS AND SHRUB BASE. (DO NOT MULCH TO BASE OF TRUNK). ROOT MASS TO BE AT FINISHED GRADE. EDGE OF PAVEMENT. SHRUB PLANTING ON A SLOPE SECTION DO NOT SCALE DRAWING PROPRIETARY AND CONFIDENTIALThis drawing embodies a confidential design of IRONSMITH, INC. Palm Desert, CA. All design, manufacturing, reproduction, use, sale, and other rights regarding the same are expressly reserved. This drawing is submitted under confidential relationship fora specific purpose and the recipient agrees by accepting this drawing not to supply or disclose any information regarding it to any unauthorized person or to incorporate any special feature peculiar to this design in other projects. The information in thisdrawing may be covered completely or in part by patents pending. 41-701 Corporate Way #3Palm Desert, CA 92260(800) 338-4766(760) 776-5080 Fax grate in twosections. From 2-1/2" x 2-1/2" x3/16" Mild Steel Angle.1/2" square barperimeter trim. Top panel from #3structural steel catwalkgrating. Tree well size: 44" x 44" adjustable height centerframe for standard 24"square tree grate. (treegrate sold seperately) Finish: Galvanized Weight: 165Lb (75Kg) 4120-TG Paver-Grate® 48" x 48" 84" 4' AA 2' nominaladjustment36 1/4 [921.93] 6'-6" SECTION A-A ELEVATION - TALL SECTION PLAN ELEVATION - SHORT HEDGE-A-MATIC PLANTERS 42" CURVED PANEL 36" PANEL±2"1-1/2"48" PLANTER 18" PLANTER 18" PLANTER42" CURVED PANEL 48" PLANTER20" PANEL20" PLANTER±2"42"RECTANGULAR PLANTER 2" LIPSQUARE PLANTER NOTE: *SOIL VOLUME = 5.5 CU. FT. PLANTER, SCREEN, HARDWARE WITHOUT SOIL = 40 LBS. TOTAL APPROXIMATE WEIGHT W/ SOIL + PLANTS = 144 LBS. *FRONT AND BACK OF PLANTER ARE CURVED *ENDS OF PLANTER ARE FLAT *(2) PANEL OPTIONS - TALL w/ FLAT TOP = 36" - SHORT w/ FLAT TOP = 20" 3" THK. greenscreen ® PANEL w/ #5104 TRIM @ MOUNTING BRACKET AND #5105 TRIM @ TOP AND PARTIAL SIDES PLANTER BRACKET w/ BACKING PLATE AND STAINLESS STEEL BOLTS, NUTS AND WASHERS - BOLTED @ PLANTER NOTCH FIBERGLASS PLANTER, TYP. NOTE: FRONT AND BACK OF PLANTER ARE CURVED, ENDS ARE FLAT PLANTER BRACKET w/ BACKING PLATE AND STAINLESS STEEL BOLTS, NUTS AND WASHERS - BOLTED @ PLANTER NOTCH 3" THK. greenscreen PANEL w/ #5104 TRIM @ MOUNTING BRACKET AND #5105 TRIM @ TOP AND PARTIAL SIDES PLANTER RADIUS = 93" 1/2" DIA. DRAIN- CONFIRM LOCATION FIBERGLASS PLANTER, TYP. FIBERGLASS PLANTER, TYP. NOTE: *SPECIFIC ENGINEERING MAY BE REQUIRED BASED ON SITE SPECIFIC SOIL CONDITIONS, LOCAL WIND LOAD, AND VERTICAL HEIGHT OF FENCE/SCREEN. *VERIFY PANEL SPAN AND CLIP SPACING FOR ALL ROOFTOP INSTALLATIONS AND INSTALLATIONS 20' ABOVE GRADE ±2"20"1'-8"w/ FLAT OR CURVED TOP 46" PANEL (46-1/4" ACTUAL) 4'2"1'-6"1'18" PLANTER 4'1-1/2"±2"4'-10"3'w/ FLAT OR CURVED TOP46" PANEL (46-1/4" ACTUAL) ELEVATION - SHORT PLAN SECTION ELEVATION - TALL HEDGE-A-MATIC PLANTERS PLANTER BRACKET w/ BACKING PLATE AND STAINLESS STEEL BOLTS, NUTS AND WASHERS - BOLTED @ PLANTER NOTCH CURVE TOP RADIUS = 48" 3" THK. greenscreen PANEL w/ #5104 TRIM @ MOUNTING BRACKET AND #5105 TRIM @ TOP AND PARTIAL SIDES CURVE TOP RADIUS = 48" PLANTER BRACKET w/ BACKING PLATE AND STAINLESS STEEL BOLTS, NUTS AND WASHERS - BOLTED @ PLANTER NOTCH FIBERGLASS PLANTER, TYP. 1/2" DIA. DRAIN- CONFIRM LOCATION FIBERGLASS PLANTER, TYP.FIBERGLASS PLANTER, TYP. NOTE: FRONT AND BACK OF PLANTER ARE CURVED, ENDS ARE FLAT www.maglin.comCURVED RECTILNEAR PLANTER WITH PANEL OPTIONS NTS 01J L101 RECTILINEAR PLANTER W/ PANEL OPTIONS NTS 01 F L101 3" THICK GREENSCREEN PANEL W/#5104 TRIM @ MOUNTUNG BRACKETAND #5105 TRIM AT TOP AND PARTIAL SIDES PAVER GRATE PLAN VIEW AND SECTION NTS 01 G L1014'-10"CURVED RECTANGULAR PLANTER HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV.01-11-2017WHITHAM PLANNING & DESIGN, LLC PLANTING DETAILS HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 14 Landscape Details - Site Fixtures R38'-414" 8' RAMP LENGTH SLOPE: 4.2% EXISTING SIDEWALK NEW ROUGH BROOM FINISH CONCRETE RAMP WITH SCORE LINES AT 2" O.C. X 14" DEEP TO PROVIDE TACTILE WARNING SURFACE CONTINUOUS EXPANSION JOINT AT STREET EDGE OF CURB 8" 8" 6X6 66 W.W. M. 8'-434" NOTES: 1. SEE MANUFACTURER FOR MORE COLOR OPTIONS. 2. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. DO NOT SCALE DRAWING. 4. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION. 5. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 6. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info AND ENTER REFERENCE NUMBER 4138-002. BISTRO FOLDING CHAIR: METAL FRAME AND SLATS -AVAILABLE IN 24 COLORS STREETSIDE CAFE FOLDING CHAIR FERMOB USA 1610 REDI ROAD CUMMING, GA 30040 PHONE: (678) 343-9021www.fermobusa.com PERSPECTIVE TOP VIEW SIDE ELEVATION FRONT ELEVATION 15" 16"32.5"18"SPECIFICATIONS: - STEEL FRAME. CLASSIQUE : LACQUERED WOODEN CURVED SLATS. DURAFLON®: HIGH QUALITY RESIN CURVED SLATS. AVAILABLE COLOURS: COTTON WHITE AND CEDAR GREEN. NATUREL : NATURAL WOODEN CURVED SLATS + TEXTROL® TREATMENT. METAL: GALVANIZED STEEL CURVED SLATS. - PLASTIC PART FOR SLOWER AND SAFER FOLDING. - ONE PIECE CROSSBAR. FOOT PROTECTORS. - REINFORCED FRAME (TESTED UP TO 660 LBS). - HIGH PROTECTION TREATMENT FOR OUTDOOR USE. - ANTI-UV POWDER COATING NOTES: 1. SEE MANUFACTURER FOR MORE COLOR OPTIONS. 2. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 3. DO NOT SCALE DRAWING. 4. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION. 5. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 6. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info AND ENTER REFERENCE NUMBER 4138-006. BISTRO FOLDING TABLE: 22" SQUARE - AVAILABLE IN 24 COLORS STREETSIDE CAFE FOLDING TABLES FERMOB USA 1610 REDI ROAD CUMMING, GA 30040 PHONE: (678) 343-9021www.fermobusa.com PERSPECTIVE TOP VIEW SIDE ELEVATION FRONT ELEVATION SPECIFICATIONS:WEIGHT: 18 LBS (2 PERSONS) BASE: STEELTABLE TOP: STEEL SHEETCOATING: ANTI-UV POWDER - FOLDING TABLE - FOOT PROTECTORS. - HIGH PROTECTION TREATMENT FOR OUTDOOR USE. 22.50"29"BOLLARDS MTB750 MAGLIN SITE FURNITURE INC. 27 BYSHAM PARK DR. WOODSTOCK, ON N4T 1P1 TOLL FREE: 1-800-716-5506 PHONE: (519) 539-6776 FAX: (877) 260-9393 5 5/8"5 5/8"34 1/2"DECORATIVE ALUMINUM BOTTOM CASTING 6"x6" STEEL TUBE DECORATIVE ALUMINUM BOTTOM CASTING PERSPECTIVE SIDE VIEW FRONT VIEW NOTES: 1. CONSTRUCTED OF 5" SQ. H.S. STEEL TUBE. DECORATIVE TOP & BASE ARE CAST ALUMINUM. 2. PROTECTED WITH E-COAT RUST PROOFING. 3. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 4. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 5. APPROVED EQUAL IS ACCEPTABLE, WITH PRIOR REVIEW AND ACCEPTANCE OF PRODUCT SPECIFICATIONS AND DETAILS BY OWNER OR OWNER'S REPRESENTATIVE 4 XXX ALUMINUM/STEEL/PLASTIC EDGE RESTRAINTS (NOTE; EDGE RESTRAINTS OPTIONAL IF USING STAMPED CONCRETE.) CONCRETE PAVER 2 3 8" (60 MM) MIN. THICKNESS (NOTE; CONCRETE PAVER MAY BE SUBSTITUTED WITH STAMPED CONCRETE) 1" BEDDING SAND (IF STAMPED CONCRETE USED SAND SETTING BED NOT REQURED) COMPACTED AGGREGATE BASE GEOTEXTILE AS REQUIRED TURN UP AT END OF BASE COMPACTED SOIL SUBGRADE STAKE CONCRETE SIDEWALK DETAIL PER CIVIL DRAWINGS PAVER, PLATE AND CONCRETE ALL TO BE FLUSH STEEL EDGING TO HAVE 4" REVEAL CONCRETE SIDEWALK DETAIL PER CIVIL DRAWINGS DRAINAGE AGGREAGATE PLANTING MEDIUM EXTERIOR WALL OF BUILDING GEOTEXTILE FABRIC WITH TROWELED EDGE CONSTRAINT RESTRAINT AND METAL PLANTER EDGE TYPICAL SECTION PAVER DETAIL AND SECTION AT BUIDING FOUNDATION PLANTER1 XXX 3 XXX 2 XXX PLAN VIEW HANDICAP ACCESSIBLE CURB CUT RAMP AT SIDEWALK CONCRETE CURB RAMP @ SIDEWALK-ADA ACCESSIBLE NTS 5 XXX HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV.01-11-2017WHITHAM PLANNING & DESIGN, LLC SITE - FIXTURE DETAILS 6” CONCRETE CURB EDGING Bistro Chairs Area: Green Roof, Eighth Floor Terrace Manufacturer: Fermob Custom Steel Planter Boxes Area: Green Roof, Eighth Floor Terrace Manufacturer: Custom ‘Marbella’ Teak Sofa Area: Eighth Floor Terrace Manufacturer: Restoration Hardware OUTDOOR FURNISHINGS Eigth Floor Terrace Bistro Chairs Area: Green Roof, Eighth Floor Terrace Manufacturer: Fermob Custom Steel Planter Boxes Area: Green Roof, Eighth Floor Terrace Manufacturer: Custom ‘Marbella’ Teak Sofa Area: Eighth Floor Terrace Manufacturer: Restoration Hardware OUTDOOR FURNISHINGS Eigth Floor Terrace HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 15 Landscape Details - Site Furnishing Green Roof 50 %“CAPPUCINE” 15% “VERBENA” 15% “HONEY” 30% “ANTHRACITE” Bistro Chairs Area: Green Roof, Eighth Floor Terrace Manufacturer: Fermob ‘Bellevie’ Lounge Chairs Area: Green Roof, Eighth Floor Terrace Manufacturer: Fermob ‘Bellevie’ Outdoor Couches Area: Green Roof Manufacturer: Fermob ‘Costa’ Low Tables Area: Green Roof Manufacturer: Fermob ‘Bellevie’ Bench with Back Area: Green Roof Manufacturer: Fermob COLOR SCHEME ‘Facto’ Stacklable Chair Area: Outdoor Dining Manufacturer: Fermob ‘Luxembourg’ Dining Table Area: Outdoor Dining Manufacturer: Fermob OUTDOOR FURNISHINGS Ground Level HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 16 Photometric Study - Site REVISIONIt is a violation of New York Education Law Article 145 Sec.7209, for any person, unless acting under the direction of a licensed professionalengineer, architect, or land surveyor, to alter an item in any way. If an item bearing the seal of an engineer, architect, or land surveyor isaltered; the altering engineer, architect, or land surveyor shall affix to the item their seal and notation "altered by" followed by their signatureand date of such alteration, and a specific description of the alteration.NO.PROJECT/CLIENTPROJECT MANAGER:REVIEWED BY:DRAWN BY:ISSUED FORDATE:DRAWING TITLEPROJECT NUMBERPRELIMINARY 05-04-2017CITY CENTREITHACA, NYNEWMAN DEVELOPMENT GROUPDATE/TIME:Thursday, May 04, 2017 AT 9:53 AMSHEET SIZE: ARCH full bleed E1 (30.00 x 42.00 Inches)FILENAME: K:\2016 Jobs\16162 - Ithaca City Centre\Calculations\Electrical\Site Photo.dwgBECSCALE:AS NOTEDDRAWING NUMBERDATE16162 DD-E1SITEPHOTOMETRICSRSEJSDBKREVISIONIt is a violation of New York Education Law Article 145 Sec.7209, for any person, unless acting under the direction of a licensed professionalengineer, architect, or land surveyor, to alter an item in any way. If an item bearing the seal of an engineer, architect, or land surveyor isaltered; the altering engineer, architect, or land surveyor shall affix to the item their seal and notation "altered by" followed by their signatureand date of such alteration, and a specific description of the alteration.NO.PROJECT/CLIENTPROJECT MANAGER:REVIEWED BY:DRAWN BY:ISSUED FORDATE:DRAWING TITLEPROJECT NUMBERPRELIMINARY 05-04-2017CITY CENTREITHACA, NYNEWMAN DEVELOPMENT GROUPDATE/TIME:Thursday, May 04, 2017 AT 9:53 AMSHEET SIZE: ARCH full bleed E1 (30.00 x 42.00 Inches)FILENAME: K:\2016 Jobs\16162 - Ithaca City Centre\Calculations\Electrical\Site Photo.dwgBECSCALE:AS NOTEDDRAWING NUMBERDATE16162 DD-E1SITEPHOTOMETRICSRSEJSDBK HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 17 Photometric Study - Roof Terrace REVISIONIt is a violation of New York Education Law Article 145 Sec.7209, for any person, unless acting under the direction of a licensed professionalengineer, architect, or land surveyor, to alter an item in any way. If an item bearing the seal of an engineer, architect, or land surveyor isaltered; the altering engineer, architect, or land surveyor shall affix to the item their seal and notation "altered by" followed by their signatureand date of such alteration, and a specific description of the alteration.NO.PROJECT/CLIENTPROJECT MANAGER:REVIEWED BY:DRAWN BY:ISSUED FORDATE:DRAWING TITLEPROJECT NUMBERPRELIMINARY 05-04-2017CITY CENTREITHACA, NYNEWMAN DEVELOPMENT GROUPDATE/TIME:Thursday, May 04, 2017 AT 9:51 AMSHEET SIZE: ARCH full bleed E1 (30.00 x 42.00 Inches)FILENAME: K:\2016 Jobs\16162 - Ithaca City Centre\Calculations\Electrical\Terrace Photo.dwgBECSCALE:AS NOTEDDRAWING NUMBERDATE16162 DD-E2TERRACEPHOTOMETRICSRSEJSDBKREVISIONIt is a violation of New York Education Law Article 145 Sec.7209, for any person, unless acting under the direction of a licensed professionalengineer, architect, or land surveyor, to alter an item in any way. If an item bearing the seal of an engineer, architect, or land surveyor isaltered; the altering engineer, architect, or land surveyor shall affix to the item their seal and notation "altered by" followed by their signatureand date of such alteration, and a specific description of the alteration.NO.PROJECT/CLIENTPROJECT MANAGER:REVIEWED BY:DRAWN BY:ISSUED FORDATE:DRAWING TITLEPROJECT NUMBERPRELIMINARY 05-04-2017CITY CENTREITHACA, NYNEWMAN DEVELOPMENT GROUPDATE/TIME:Thursday, May 04, 2017 AT 9:51 AMSHEET SIZE: ARCH full bleed E1 (30.00 x 42.00 Inches)FILENAME: K:\2016 Jobs\16162 - Ithaca City Centre\Calculations\Electrical\Terrace Photo.dwgBECSCALE:AS NOTEDDRAWING NUMBERDATE16162 DD-E2TERRACEPHOTOMETRICSRSEJSDBK HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 18 Landscape Lighting Ribbon Indoor LED Strips inter-lux.com The strip may be folded or cut into 6-LED units and wired to obtain the desired measure. 18 LEDs per foot with different power and luminous intensity levels Flexible circuit without cover, with an adhesive backing for a fast and easy installation 212 news_15 Surface profile LED Strip Recessed profile LED Strip Cover LED Strip type suitable for Grey Ribbon, Dropper 98061 surface kit 98061 + 98063 + 98064 + 98062 98438 recessed kit 98066 + 98065 + 98062 98439 type suitable for Grey Ribbon, Dropper 98066 type suitable for Opaline Profiles E98061, E98066 98062 Transp Profiles E98061, E98066 98421 E98063 E98064 E98065 Profiles LED Strips 78.7 0.5 0.7 78.7 0.4 1 0.8 78.7 0.2 0.6 inter-lux.com Anodized aluminum profile for surface mounting. Anodized aluminum profile for recessed mounting. Opaline or transparent extruded polycarbonate walk-over diffuser. End caps Snap-fit mounting brackets Side closing kit Green Roof Lighting Site Lighting Ordering Guide Example: VX8911 32 A C 3 N N A 3 A S S Product Code VX8911 New London LED LED 32 32 LED's48 48 LEDs *264 64 LED's *280 80 LED's *2 Finish A BlackBWhiteGVerdeHBronzeJGreen PANELS C ClearFFrosted Optics 3 Type III5Type V Photo Control N NoneRTwist-lock ReceptacleE120 VAC Button EyeH208/240/277 VAC Button EyeK347V Button Eye ColorTemperature N 4000KC5700K *1 Voltage A 120-277 VACB347-480 VAC *3 Drive Current 3 350 mA5530 mA DimmingControl A 4 Hrs 25% ReductionB4 Hrs 50% ReductionC4 Hrs 75% ReductionD6 Hrs 25% ReductionE6 Hrs 50% ReductionF6 Hrs 75% ReductionG8 Hrs 25% ReductionH8 Hrs 50% ReductionJ8 Hrs 75% ReductionZCustom Dimming ScheduleNNone SurgeSuppression S Standard Built In <3kVAAdditional 10kV/10kA Options S Spikes *1 Consult Factory for 5700K*2 Only available with 350mA*3 Dimming not available with 347-480V Specifications APPLICATIONS:This luminaire is the perfect LED solution for traditional street lighting. Other application locations include: residential streets, city streets, campuses and parking lots. Thisluminaire offers the style of a traditional lantern with todayʼs cutting edge LEDgine technology LED SPECIFICATIONS:Refer to IES files for energy consumption and delivered lumens for each option. Based on in-situ thermal testing and data from Philips Lumileds and Philips Advance fixture canbe expected to reach 100,000 hours (at >L70 lumen maintenance @ 25°C). The Philips LEDGINE uses Philips Lumileds Luxeon R LEDs. Color temperatures available are ANSIBins 4000K and 5700K CCT (consult factory for 5700K). Two distributions are available including Type 3 and 5. ELECTRONIC DRIVER: The driver included is the Philips Advance XITANIUM LED driver and is available in a 350mA & 530mA drive current. Standard driver offers 0-10V dimming capability anduniversal voltage input from 120-277VAC or 347-480VAC. Input frequency is 50-60Hz and all XITANIUM drivers are RoHS compliant. The driver has <3kV surge suppression builtin, and the 10kV/10kA is included in an additional option. Programmable dimming 0-10V is optional. New London LED (VX8911)Specification Sheet Project Name:Location:MFG: Philips Hadco Fixture Type:Catalog No.:Qty: ISO 9001:2008 Registered Page 1of2 Note: Philips reserves the right to modify the above details to reflect changes in the cost of materials and/or production and/or design without prior notice.100 Craftway Drive, Littlestown, PA 17340 | P: +1-717-359-7131 F: +1-717-359-9289 | http://www.hadco.com | Copyright 2013 PhilipsHW2 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 19 A2 K A3 A2 A2A1 A2 G A1 A2 A2 H2 A4 A4FA4BA2 Q H2 G M G A1 A4 A2 KL A3 A2 A4 A1 A2 A3 M A4 A2 A3 A3A2 A1 A4 A3 B J E B CPQDFLBA2RA4DPFA2 H1 A4 A2 G G G G A3A1 A2 K A3 A2 M A1 A2 H2 H1 A3 A2 A3 A4 A2 A3 A2 BK B L QQA2 BA1BLSBD B E A1 A4KA3A2A3A1A2A1A4H1H2LK J B A3 F E L C D F LA4 BQ S G SHERMAN WILLIAMSINKWELL - SW 6992 SHERMAN WILLIAMSCYBERSPACE - SW 7076 SHERMAN WILLIAMSNETWORK GRAY - SW 7073GRAY SCREEN - SW 7071 SHERMAN WILLIAMSWEB GRAY - SW 7075 A - NICHIHA PANEL A1 A2 A3 A4 B - FACE BRICK FIBER CEMENT ARCHITECTURAL PANEL - ILLUMINATION SERIES THE BOWERSTONE SHALE COMPANYSANTE FE W/C C - CAST STONE PRAIRIE STONE - GRIS SMOOTH RANDOM PANELCOLOR PATTERN GROUT POLYBLEND#382 BONE D - FABRIC AWNING THE AWNING COMPANYRIVIERA STYLE AWNING E - STEEL AND GLASS CANOPY SHERMAN WILLIAMSINKWELL - SW 6992 TBD F - STOREFRONT CLEAR ANODIZEDALUMINUM KAWNEER 451 SYSTEM G - RAILING CLEAR ANODIZEDALUMINUM HOLLAENDER RAILING2x2 INCH GALVANIZED WIRE MESH INTEGRITY ULTIMATECASEMENT / GLIDER WINDOWSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY INTEGRITY ULTREXSLIDING FRENCH DOORSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY H - INTEGRITY WINDOWS/DOORS J - GLASS / ALUMINUM RAILING CLEAR ANODIZEDALUMINUM GLASS RAILING WITH ANODIZED ALUMINIM CAP K - SOLAR PANEL / SCREENING SUNPOWER X-SERIES SOLAR PANELS ON RACKING SYSTEM L - LIGHT FIXTURE HINKLEY ATLANTIS 24" LEDOUTDOOR WALL LIGHTHIGH BRONZE FINISH H1 H2 M - MECHANICAL SCREEN N - PAINTED CMU P - METAL PANEL Q - METAL LOUVER R - PRE-FABRICATED METAL CANOPY S - PAINTED STEEL TRIM 4x4 METAL MESH - GALVANIZED SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 JOB # 5/10/2017 9:18:56 PM SD-00 ELEVATIONS NEWMAN DEVELOPMENT GROUP CITY CENTRE 16077 ITHACA, NY 1/16" = 1'-0"1 0 - East Elevation - Color 1/16" = 1'-0"2 0 - North Elevation - Color 1/16" = 1'-0"3 0 - South Elevation - Color 1/16" = 1'-0"4 0 - West Elevation - Color 1 3 2 4 Building Materials and Elevations 01 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 20 112' - 0"Level 01 129' - 0"Level 02 139' - 4"Level 03 149' - 8"Level 04 160' - 0"Level 05 170' - 4"Level 06 180' - 8"Level 07 191' - 0"Level 08 201' - 4"Roof Level 211' - 4"Stair Overrun A1 A2 KL A3 A2 A1 A2 A3 M A1 H2A2 A3 M A3A2 A1 A3 B J L E B CPQDFLBA2RA4DPFA2 H1 A2 17'-0"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"10'-0"SHERMAN WILLIAMSINKWELL - SW 6992 SHERMAN WILLIAMSCYBERSPACE - SW 7076 SHERMAN WILLIAMSNETWORK GRAY - SW 7073GRAY SCREEN - SW 7071 SHERMAN WILLIAMSWEB GRAY - SW 7075 A - NICHIHA PANEL A1 A2 A3 A4 B - FACE BRICK FIBER CEMENT ARCHITECTURAL PANEL - ILLUMINATION SERIES THE BOWERSTONE SHALE COMPANYSANTE FE W/C C - CAST STONE PRAIRIE STONE - GRIS SMOOTH RANDOM PANELCOLOR PATTERN GROUT POLYBLEND#382 BONE D - FABRIC AWNING THE AWNING COMPANYRIVIERA STYLE AWNING E - STEEL AND GLASS CANOPY SHERMAN WILLIAMSINKWELL - SW 6992 TBD F - STOREFRONT CLEAR ANODIZEDALUMINUM KAWNEER 451 SYSTEM G - RAILING CLEAR ANODIZEDALUMINUM HOLLAENDER RAILING2x2 INCH GALVANIZED WIRE MESH INTEGRITY ULTIMATECASEMENT / GLIDER WINDOWSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY INTEGRITY ULTREXSLIDING FRENCH DOORSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY H - INTEGRITY WINDOWS/DOORS J - GLASS / ALUMINUM RAILING CLEAR ANODIZEDALUMINUM GLASS RAILING WITH ANODIZED ALUMINIM CAP K - SOLAR PANEL / SCREENING SUNPOWER X-SERIES SOLAR PANELS ON RACKING SYSTEM L - LIGHT FIXTURE HINKLEY ATLANTIS 24" LEDOUTDOOR WALL LIGHTHIGH BRONZE FINISH H1 H2 M - MECHANICAL SCREEN N - PAINTED CMU P - METAL PANEL Q - METAL LOUVER R - PRE-FABRICATED METAL CANOPY S - PAINTED STEEL TRIM 4x4 METAL MESH - GALVANIZED SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 JOB # 5/10/2017 9:27:10 PM SD-01 ELEVATIONS NEWMAN DEVELOPMENT GROUP CITY CENTRE 16077 ITHACA, NY 1/8" = 1'-0"1 1 - North Elevation - Color Building Materials and Elevations 02 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 21 112' - 0"Level 01 129' - 0"Level 02 139' - 4"Level 03 149' - 8"Level 04 160' - 0"Level 05 170' - 4"Level 06 180' - 8"Level 07 191' - 0"Level 08 201' - 4"Roof Level 211' - 4"Stair Overrun A2 A1 H1 G H2 A4 H1 B A4 L L 10'-0"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"17'-0"112' - 0"Level 01 129' - 0"Level 02 139' - 4"Level 03 149' - 8"Level 04 160' - 0"Level 05 170' - 4"Level 06 180' - 8"Level 07 191' - 0"Level 08 201' - 4"Roof Level 211' - 4"Stair Overrun A2 A2M A1 A2 G BP PFA4 10'-0"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"17'-0"SHERMAN WILLIAMSINKWELL - SW 6992 SHERMAN WILLIAMSCYBERSPACE - SW 7076 SHERMAN WILLIAMSNETWORK GRAY - SW 7073GRAY SCREEN - SW 7071 SHERMAN WILLIAMSWEB GRAY - SW 7075 A - NICHIHA PANEL A1 A2 A3 A4 B - FACE BRICK FIBER CEMENT ARCHITECTURAL PANEL - ILLUMINATION SERIES THE BOWERSTONE SHALE COMPANYSANTE FE W/C C - CAST STONE PRAIRIE STONE - GRIS SMOOTH RANDOM PANELCOLOR PATTERN GROUT POLYBLEND#382 BONE D - FABRIC AWNING THE AWNING COMPANYRIVIERA STYLE AWNING E - STEEL AND GLASS CANOPY SHERMAN WILLIAMSINKWELL - SW 6992 TBD F - STOREFRONT CLEAR ANODIZEDALUMINUM KAWNEER 451 SYSTEM G - RAILING CLEAR ANODIZEDALUMINUM HOLLAENDER RAILING2x2 INCH GALVANIZED WIRE MESH INTEGRITY ULTIMATECASEMENT / GLIDER WINDOWSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY INTEGRITY ULTREXSLIDING FRENCH DOORSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY H - INTEGRITY WINDOWS/DOORS J - GLASS / ALUMINUM RAILING CLEAR ANODIZEDALUMINUM GLASS RAILING WITH ANODIZED ALUMINIM CAP K - SOLAR PANEL / SCREENING SUNPOWER X-SERIES SOLAR PANELS ON RACKING SYSTEM L - LIGHT FIXTURE HINKLEY ATLANTIS 24" LEDOUTDOOR WALL LIGHTHIGH BRONZE FINISH H1 H2 M - MECHANICAL SCREEN N - PAINTED CMU P - METAL PANEL Q - METAL LOUVER R - PRE-FABRICATED METAL CANOPY S - PAINTED STEEL TRIM 4x4 METAL MESH - GALVANIZED SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 JOB # 5/10/2017 9:30:51 PM SD-02 ELEVATIONS NEWMAN DEVELOPMENT GROUP CITY CENTRE 16077 ITHACA, NY 1/8" = 1'-0"1 2 - East Elevation - Color 1/8" = 1'-0"2 3 - East Elevation - Color 1 2 Building Materials and Elevations 03 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. 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REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 22 112' - 0"Level 01 129' - 0"Level 02 139' - 4"Level 03 149' - 8"Level 04 160' - 0"Level 05 170' - 4"Level 06 180' - 8"Level 07 191' - 0"Level 08 201' - 4"Roof Level 211' - 4"Stair Overrun A2 A2H1A4H2MA3KA2A3A2A3A2A3A2GH1A4G P R RF L B A2 10'-0"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"17'-0"112' - 0"Level 01 129' - 0"Level 02 139' - 4"Level 03 149' - 8"Level 04 160' - 0"Level 05 170' - 4"Level 06 180' - 8"Level 07 191' - 0"Level 08 201' - 4"Roof Level 211' - 4"Stair Overrun A2 M K H1 A4 G H2 G A4 F PB 10'-0"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"17'-0"SHERMAN WILLIAMSINKWELL - SW 6992 SHERMAN WILLIAMSCYBERSPACE - SW 7076 SHERMAN WILLIAMSNETWORK GRAY - SW 7073GRAY SCREEN - SW 7071 SHERMAN WILLIAMSWEB GRAY - SW 7075 A - NICHIHA PANEL A1 A2 A3 A4 B - FACE BRICK FIBER CEMENT ARCHITECTURAL PANEL - ILLUMINATION SERIES THE BOWERSTONE SHALE COMPANYSANTE FE W/C C - CAST STONE PRAIRIE STONE - GRIS SMOOTH RANDOM PANELCOLOR PATTERN GROUT POLYBLEND#382 BONE D - FABRIC AWNING THE AWNING COMPANYRIVIERA STYLE AWNING E - STEEL AND GLASS CANOPY SHERMAN WILLIAMSINKWELL - SW 6992 TBD F - STOREFRONT CLEAR ANODIZEDALUMINUM KAWNEER 451 SYSTEM G - RAILING CLEAR ANODIZEDALUMINUM HOLLAENDER RAILING2x2 INCH GALVANIZED WIRE MESH INTEGRITY ULTIMATECASEMENT / GLIDER WINDOWSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY INTEGRITY ULTREXSLIDING FRENCH DOORSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY H - INTEGRITY WINDOWS/DOORS J - GLASS / ALUMINUM RAILING CLEAR ANODIZEDALUMINUM GLASS RAILING WITH ANODIZED ALUMINIM CAP K - SOLAR PANEL / SCREENING SUNPOWER X-SERIES SOLAR PANELS ON RACKING SYSTEM L - LIGHT FIXTURE HINKLEY ATLANTIS 24" LEDOUTDOOR WALL LIGHTHIGH BRONZE FINISH H1 H2 M - MECHANICAL SCREEN N - PAINTED CMU P - METAL PANEL Q - METAL LOUVER R - PRE-FABRICATED METAL CANOPY S - PAINTED STEEL TRIM 4x4 METAL MESH - GALVANIZED SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 JOB # 5/10/2017 9:36:41 PM SD-03 ELEVATIONS NEWMAN DEVELOPMENT GROUP CITY CENTRE 16077 ITHACA, NY 1/8" = 1'-0"1 4 - South Elevation - Color 1/8" = 1'-0"2 5 - East Elevation - Color 12 Building Materials and Elevations 04 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. 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REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 23 112' - 0"Level 01 129' - 0"Level 02 139' - 4"Level 03 100' - 0"Level B1 149' - 8"Level 04 160' - 0"Level 05 170' - 4"Level 06 180' - 8"Level 07 191' - 0"Level 08 201' - 4"Roof Level 211' - 4"Stair Overrun S G A4 P F LB A2 H1 A4 A3 K MA2GH2 A1 10'-0"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"17'-0"12'-0"112' - 0"Level 01 129' - 0"Level 02 139' - 4"Level 03 100' - 0"Level B1 149' - 8"Level 04 160' - 0"Level 05 170' - 4"Level 06 180' - 8"Level 07 191' - 0"Level 08 201' - 4"Roof Level 211' - 4"Stair Overrun A2 H1 A4 G H2 Q Q B B M 10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"17'-0"12'-0"112' - 0"Level 01 129' - 0"Level 02 139' - 4"Level 03 149' - 8"Level 04 160' - 0"Level 05 170' - 4"Level 06 180' - 8"Level 07 191' - 0"Level 08 201' - 4"Roof Level 211' - 4"Stair Overrun A2 A1 MK A2 A4 H1 A1 B NNLB H1 A3 G H2 S 10'-0"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"17'-0"SHERMAN WILLIAMSINKWELL - SW 6992 SHERMAN WILLIAMSCYBERSPACE - SW 7076 SHERMAN WILLIAMSNETWORK GRAY - SW 7073GRAY SCREEN - SW 7071 SHERMAN WILLIAMSWEB GRAY - SW 7075 A - NICHIHA PANEL A1 A2 A3 A4 B - FACE BRICK FIBER CEMENT ARCHITECTURAL PANEL - ILLUMINATION SERIES THE BOWERSTONE SHALE COMPANYSANTE FE W/C C - CAST STONE PRAIRIE STONE - GRIS SMOOTH RANDOM PANELCOLOR PATTERN GROUT POLYBLEND#382 BONE D - FABRIC AWNING THE AWNING COMPANYRIVIERA STYLE AWNING E - STEEL AND GLASS CANOPY SHERMAN WILLIAMSINKWELL - SW 6992 TBD F - STOREFRONT CLEAR ANODIZEDALUMINUM KAWNEER 451 SYSTEM G - RAILING CLEAR ANODIZEDALUMINUM HOLLAENDER RAILING2x2 INCH GALVANIZED WIRE MESH INTEGRITY ULTIMATECASEMENT / GLIDER WINDOWSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY INTEGRITY ULTREXSLIDING FRENCH DOORSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY H - INTEGRITY WINDOWS/DOORS J - GLASS / ALUMINUM RAILING CLEAR ANODIZEDALUMINUM GLASS RAILING WITH ANODIZED ALUMINIM CAP K - SOLAR PANEL / SCREENING SUNPOWER X-SERIES SOLAR PANELS ON RACKING SYSTEM L - LIGHT FIXTURE HINKLEY ATLANTIS 24" LEDOUTDOOR WALL LIGHTHIGH BRONZE FINISH H1 H2 M - MECHANICAL SCREEN N - PAINTED CMU P - METAL PANEL Q - METAL LOUVER R - PRE-FABRICATED METAL CANOPY S - PAINTED STEEL TRIM 4x4 METAL MESH - GALVANIZED SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 JOB # 5/10/2017 9:42:28 PM SD-04 ELEVATIONS NEWMAN DEVELOPMENT GROUP CITY CENTRE 16077 ITHACA, NY 1/8" = 1'-0"1 6 - East Elevation - Color 1/8" = 1'-0"2 7 - South Elevation - Color 1/8" = 1'-0"3 8 - South Elevation - Color 1 23 Building Materials and Elevations 05 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. 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REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 24 112' - 0"Level 01 129' - 0"Level 02 139' - 4"Level 03 149' - 8"Level 04 160' - 0"Level 05 170' - 4"Level 06 180' - 8"Level 07 191' - 0"Level 08 201' - 4"Roof Level 211' - 4"Stair Overrun F C B D F Q P F L H2 G S G B A1 A3 A1A2A3KMFLF B E A3 J 10'-0"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"17'-0"112' - 0"Level 01 129' - 0"Level 02 139' - 4"Level 03 149' - 8"Level 04 160' - 0"Level 05 170' - 4"Level 06 180' - 8"Level 07 191' - 0"Level 08 201' - 4"Roof Level 211' - 4"Stair Overrun E A3 B F C B L C D A1L A3 F F F J 10'-0"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"10'-4"17'-0"A3 SHERMAN WILLIAMSINKWELL - SW 6992 SHERMAN WILLIAMSCYBERSPACE - SW 7076 SHERMAN WILLIAMSNETWORK GRAY - SW 7073GRAY SCREEN - SW 7071 SHERMAN WILLIAMSWEB GRAY - SW 7075 A - NICHIHA PANEL A1 A2 A3 A4 B - FACE BRICK FIBER CEMENT ARCHITECTURAL PANEL - ILLUMINATION SERIES THE BOWERSTONE SHALE COMPANYSANTE FE W/C C - CAST STONE PRAIRIE STONE - GRIS SMOOTH RANDOM PANELCOLOR PATTERN GROUT POLYBLEND#382 BONE D - FABRIC AWNING THE AWNING COMPANYRIVIERA STYLE AWNING E - STEEL AND GLASS CANOPY SHERMAN WILLIAMSINKWELL - SW 6992 TBD F - STOREFRONT CLEAR ANODIZEDALUMINUM KAWNEER 451 SYSTEM G - RAILING CLEAR ANODIZEDALUMINUM HOLLAENDER RAILING2x2 INCH GALVANIZED WIRE MESH INTEGRITY ULTIMATECASEMENT / GLIDER WINDOWSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY INTEGRITY ULTREXSLIDING FRENCH DOORSINTERIOR FINISH: STONE WHITEEXTERIOR FINISH: EBONY H - INTEGRITY WINDOWS/DOORS J - GLASS / ALUMINUM RAILING CLEAR ANODIZEDALUMINUM GLASS RAILING WITH ANODIZED ALUMINIM CAP K - SOLAR PANEL / SCREENING SUNPOWER X-SERIES SOLAR PANELS ON RACKING SYSTEM L - LIGHT FIXTURE HINKLEY ATLANTIS 24" LEDOUTDOOR WALL LIGHTHIGH BRONZE FINISH H1 H2 M - MECHANICAL SCREEN N - PAINTED CMU P - METAL PANEL Q - METAL LOUVER R - PRE-FABRICATED METAL CANOPY S - PAINTED STEEL TRIM 4x4 METAL MESH - GALVANIZED SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 SHERMAN WILLIAMS: INKWELL - SW 6992 JOB # 5/10/2017 9:50:12 PM SD-05 ELEVATIONS NEWMAN DEVELOPMENT GROUP CITY CENTRE 16077 ITHACA, NY 1/8" = 1'-0"1 9 - West Elevation - Color 1/8" = 1'-0"2 10 - NW Radius Elevation - Color 1 2 1/4" = 1'-0" MATERIAL BOARD Building Materials and Elevations 06 HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 25JOB # 5/8/2017 11:09:45 AM SD-06 FENCE AND SCREEN OPTIONS NEWMAN DEVELOPMENT GROUP CITY CENTRE 16077 ITHACA, NY 1 PERSPECTIVE - STRAIGHT FENCING3PERSPECTIVE - GREEN SCREEN AT TRANSFORMER Views - Fence, Stair, Generator STAIR AND GENERATOR ENCLOSURE HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 26 RD OD RD OD RD OD RD OD RDODRDODF M IN .SLO PE :1/4"/ 12"MIN.SLOPE:3/4"/12"MI N . S L O P E : 1/4 " / 1 2 "MI N . S L O P E : 1/4 " / 1 2 "MIN.SLOPE:3/4"/12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12" MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MIN. SLOPE: 1/4" / 12"MI N . S L O P E : 1/4 " / 1 2 " M IN .SLO PE :1/4"/ 12"M IN .SL O P E:1/4"/ 12"MI N . S L OP E : 1/4 " / 1 2 "SLOPE: 1/4" /FT.1/4" / 12"STAIR 1 PHOTOVOLTAIC PANEL ARRAY PHOTOVOLTAIC PANEL ARRAY PHOTOVOLTAIC PANEL ARRAY PHOTOVOLTAIC PANEL ARRAY PHOTOVOLTAIC PANEL ARRAY PHOTOVOLTAIC PANEL ARRAY P H OT O V O L T A I C P A N E L A R R A Y P H OT O V O L T A I C P A N E L A R R A Y P H O T OVO L T A I C P A N E L A R R A Y MECH. SCREEN MECH. SCREEN MECH. SCREEN MECH. SCREEN MECH. SCREEN JOB # 5/8/2017 11:19:13 AM SD-08 ROOF - SCREENING NEWMAN DEVELOPMENT GROUP CITY CENTRE 16077 ITHACA, NY Roof Plan HUMPHREYS PARTNERS Ithaca , NY HPA# 16077 CITY CENTRE 5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP SHEET REV. REV. REV. REV.12-20-2016 WHITHAM PLANNING & DESIGN, LLC Revised 05.09.2017 Page 27JOB # 5/8/2017 11:19:06 AM SD-07 PERSPECITVE - SCREENING NEWMAN DEVELOPMENT GROUP CITY CENTRE 16077 ITHACA, NY 1 PERSPECTIVE - SCREENING GRADE 2 PERSPECTIVE - SCREENING 100'3 PERSPECTIVE - SCREENING 140' 4 PERSPECTIVE - SCREENING FROM COMMONS Views of Rooftop PROPOSED RESOLUTION City of Ithaca Planning & Development Board Approval of Project Conditions City Centre — Mixed-Use (Housing & Retail) 301 E. State/M.L.K., Jr. Street May 23, 2017 WHEREAS: the City of Ithaca Planning and Development Board approved the City Centre Mixed Use Project with conditions on 1-24-17, and WHEREAS: the applicant proposed to redevelop the 0.759-acre site with an 8-story, up to 111’-tall, 187,536- GSF mixed-use building, with approximately 10,800 SF of new ground-floor retail space and 10,700 SF of building amenity and support space on the ground level. Upper floors will have a mixture of unit types (studio, 1-, and 2-BR) for a total of 193 units. The ground level also includes a loading/delivery/trash area with vehicular access provided from N. Aurora Street to a drop-off area. The main vehicular access to the site is off E. Green Street to a below-grade parking deck with 69 parking spaces and bicycle storage with 48 interior spaces. The project is in the CBD-120 Zoning District, and has received Design Review and the required azoning variance for rear yard setback, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h)[4], (k) and (n), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (6.)(iv) and (11), and is subject to Environmental Review, and WHEREAS: the Planning Board, being the local agency which had primary responsibility for approving and funding or carrying out the action, did, on October 25, 2016 declare itself Lead Agency for environmental review of the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 20, 2016 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: “Boundary & Topographic Survey, No. 301 East State Street, City of Ithaca, Tompkins County, New York” dated 2/24/16 and prepared by T.G. Miller P.C., and “Demolition Plan”, “Grading Plan”, Erosion and Sediment Control Plan”, “Construction Plan”, “Site Plan”, “Utilities Plan”, “Zoning Analysis”, “Layout Plan”, “Paving Plan”, “Parking Plan”, “ Landscape Plan”, “Preliminary Planting List”, “ Floor Plans- Garage & Ground”, “Elevations, E State Street”, “Elevations, Aurora Street”, Elevations, Green Street”, “ Section AA, East to West”, Section BB North to South”, Section Across Aurora Street”, “Section EE Across State Street”, “Preliminary Building Materials”, “Rendering 1- From South”, “Rendering 2- From Bridge”, “Rendering 3 –From East”, “Rendering 4-From North”, “Rendering 5 – From Above”, and Rendering 6- Plaza Detail”, all dated 12/05/16 and prepared by Humphreys & Partners Architects L.P. et al; and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: in a letter dated December 20, 2016, from Ed Marx, Commissioner of Planning to Lisa Nicholas, Senior Planner, the County determined that the project might have inter-community or county- wide impacts and recommended the following modifications:  To help advance energy performance of the buildings we recommend a condition of the site plan be to require facade transparency of less than 30% to meet code requirements as opposed to the proposed transparency which appears to exceed this percentage.  To increase the potential use of rooftop solar beyond the 7.5kw system proposed at some point in the proposed buildings' lifetime, we recommend that rooftop mechanicals be placed in locations that allow for maximum rooftop solar potential.  To ensure safe pedestrian travel around the site, we recommend a full analysis of the pedestrian crossings of Aurora and E. State Streets be conducted. If recommended mitigation measures are recommended, those should be a required condition of approval, and WHEREAS: in response to Marx’s comments the applicant has 1) confirmed that the proposed glazing exceeds energy efficiency requirements, 2) confirmed that the rooftop layout allows for future solar expansion and 3) that the City Transportation engineer has reviewed the layout and not identified any pedestrian issues, and WHEREAS: the Board, acting as Lead Agency did, on December 20, 2016 determine that the proposed project will result in no significant impact on the environment and issued a Negative Declaration of Environmental Significance, and WHEREAS: the Lead Agency made the determination that this project would not have significant impacts to aesthetic resources and historic resources based on the set of six renderings listed above and dated 12-05-16, and not on any submitted floorplans or elevations, which, at that time, were not all consistent with these renderings, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required public hearing on January 24, 2017, and WHEREAS: the Planning Board, has on January 24, 2017 reviewed and accepted as adequate the following new, revised and retitled drawings: “Site Plan”, “Zoning Analysis”, “Site Layout”, “Erosion and Sediment Control Plan”, “Grading Plan”, “Utilities Plan”, “Construction Plan- Shoring Plan”, “Landscape Plan- Ground Level & Green Roof (L101)”, “Landscape Details – Green Roof (L104)”, “Landscape Details – Planting (L105)”, Landscape Lighting Plan (L106)”, “Garage Level Plan, 1st Floor Plan (A401 & A402)”, “2nd Level Through 7th Level Floor Plans (A403-A406)”, “8th Level Floor Plan, Roof Plan (A407 & A408)”, “East State Street Elevation (A410)”, “South Aurora Street Elevation (A411)”, “Building Materials – S Aurora & E Green A”, “Building Materials – E State & E Green A”, “Sketchup Model from Across S Aurora (Sk01)”, “Sketchup Model from S Aurora Bridge (Sk02)”, “Rendering from South (R02)”, “Sketchup Model from Green St Sidewalk (Sk03)”, “Rendering From East (R03)”, “Sketchup Model from E State St Approach (Sk04)”, “Rendering from Above Northwest (R04)”, “Rendering of Northwest Corner, Detail (R05)”, and “Rendering from S Aurora Bridge”, all dated 01/11/17, and all prepared by Humphreys & Partners Architects L.P. et al; and other application materials, and WHEREAS: the Planning Board granted approval on 1-24-17 subject to the following conditions: i. Granting of the required area variance by the Board of Zoning Appeals before the applicant can seek Final Site Plan Approval, and ii. Approval specifically excludes all signage, which will be reviewed and approved at such time as the applicant has prepared a full sign package, and iii. Submission of a revised planting plan with removal of dotted line indicating underground tree well, iv. Submission to the Planning Board for review and approval of all site details including but not limited to exterior furnishings, bollards, paving, railings, signage, lighting, etc., and v. Submission of revised lighting plan showing all exterior lighting, and vi. Submission of revised elevation showing of façade facing Aurora St Bridge as shown in drawing SK02 dated 1-11-17 showing 1) brick replacing gray panel on first floor and 2) vertical ‘slot’ adjacent to tower as either all glass or a lighter gray panel, and vii. Submission of revised elevations showing taller windows, row of transom windows, upper glass block, or one differentiated upper cladding color on the eighth floor of the dark towers facing E. State Street, and viii. Submission of a plan showing addition of bollards at corner of Aurora and E State/MLK St. such that bollards protect the pedestrian ramp, and ix. Any work in the City Right of Way will require a Street Permit, and x. Transformer, if needed, will be located such that it is not visible from the public right of way, and xi. Bike racks must be installed before a certificate of occupancy is granted. xii. Submission of new northwest roof terrace plan to include more greenery that will be clearly visible from the east end of the Commons, and xiii. Submission of a revised roof pulling back rooftop utility screen from northwest corner of building (so it will be unseen from the east end of the Commons), and xiv. Submission of revised large-scale drawing refining the proposed streetscape (and streetscape furniture) plan to better accommodate pedestrian traffic flows near building entrances, and xv. Submission of missing elevation showing the East side of the building’s Aurora Street wing, and xvi. Submission of material sample board sheet, showing all currently proposed materials, and demonstrating that the Nichiha panels will display clear shadow-lines at all edges, and xvii. Submission of responses to all other issues raised at the January 17, 2017 Project Review Committee meeting, and xviii. Noise at producing construction shall be limited to the hours of 7:30 A.M and 7:30 P.M., Monday through Friday, and xix. Staging Plan must be approved by the Building Division and Engineering before issuance of a building permit, and xx. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits or in this case, a permit to occupy a portion of city sidewalk for outdoor dining. WHEREAS: the BZA granted the required variance on February 7, 2017, and WHEREAS: the Planning Board, has on May 23, 2017 reviewed and accepted as adequate the following new, revised and retitled drawings: “Site Plan- Annotated (L000)”, “Site Layout L100)”, “Site Plan Corner Detail (L101)”, “Erosion and Sediment Control Plan (C102)”, “Demolition Plan (C103)”, “Grading Plan (C104)”, “Utility Plan (C105)”, “Landscape Plan-Key (L00)”, “Landscape Plan-Plant List”, “Landscape Plan-Roof Terrace (L01)”, “Landscape Details-Green Roof Details”, “Landscape Details- Typ Planting, Planters”, “Landscape Details-Site Fixtures”, “Landscape Details-Site Furnishing Green Roof”, “Photometric Study-Site (DD-E1)”, “Photometric Study-Roof Terrace”, “Landscape Lighting”, “Building Materials and Elevations 01”, “Building Materials and Elevations 02”, “Building Materials and Elevations 03”, “Building Materials and Elevations 04”, “Building Materials and Elevations 05”, “Building Materials and Elevations 06”, “Views- Fence, Stair, Generator”, “Roof Plan”, and “Views of Rooftop” all dated Revised 05-09-17 and all prepared by Humphreys & Partners Architects L.P. et al; and other application materials, and WHEREAS: the Planning Board has determined that the following conditions have been met: i, iii, iv, v, vi, x, xii, xiii, xiv, xv, xvii, now, therefore, be it RESOLVED: that the following conditions have not yet been satisfied, ii Approval specifically excludes all signage, which will be reviewed and approved at such time as the applicant has prepared a full sign package, and vii Submission of revised elevations showing taller windows, row of transom windows, upper glass block, or one differentiated upper cladding color on the eighth floor of the dark towers facing E. State Street, and viii Submission of a plan showing additional bollards at corner of Aurora and E State/MLK St. such that bollards protect the pedestrian ramp, and xvi Submission of materials sample board sheet, showing all currently proposed materials, and demonstrating that the Nichiha panels will display a clear shadow line, and be it further RESOLVED: that the following conditions will be either met before a building permit is issued or during construction, as appropriate: ix Any work in the City Right of Way will require a Street Permit, and xi Bike racks must be installed before a certificate of occupancy is granted, and xviii Noise at producing construction shall be limited to the hours of 7:30 A.M and 7:30 P.M., Monday through Friday, and xix Staging plan must being approved by the Building Division and Engineering before issuance of a building permit, and xx This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits or in this case, a permit to occupy a portion of city sidewalk for outdoor dining, and be it further RESOLVED: the Planning Board does hereby request the following information and clarifications on the above referenced drawings dated 5-9-17  Clarification that the sidewalk width along Green Street has not been reduced form 6’ to 5’ in width, and  That the applicant consider adding additional streetlights on Green Street, and  That the applicant provide a detail of the green screen proposed for the rooftop terrace, and  That all LED lighting should be a warmer tone (not blue) and should be set a light level that does not create glare. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One 330 East State Street, Ithaca, New York 14850 tel 607-277-0845 fax 607-277-2925 w w w . s c h i c k e l . c o m TOMPKINS COMMUNITY ACTION - AMICI HOUSE & CHILD CARE CENTER Tompkins Community Action, Inc. 661 - 701 Spencer Road, Ithaca, NY 14850 SA Project No. 12118 May 17, 2017 PROJECT NARRATIVE UPDATE – REVISION NO. 1 Since the Planning Board Meeting on January 24, 2107 Child Care Center update to reduce cost are as follows: 1. The entrance has been shifted from the front to the side toward the parking lot. • The ramp in front of the building has been removed • The 2 drop-off spaces in front of the building have been removed. 2. Floor plan has been amended from a U-shaped floor plan to and L-shaped floor plan so that the five classrooms are congregated together. • Building entrance is on side toward the parking lot on the southwest side. • A covered porch is in the front of the building leading to the kitchen. • The building has all square corners. 3. The playground is now on the northeast side of the site rather than in the rear courtyard. The playground will be fenced so the fence would provide a buffer with the neighboring property to the northeast. 4. The elevations have been amended to reflect the new design with a 5::12 roof pitch. 330 East State Street Ithaca, New York 14850 Tel 607.277.0845 Fax 607.277.2925 CONSULTANT SEAL OWNER Tompkins Community Action, Inc. 701 Spencer Road Ithaca, NY 14850 661-701 SPENCER RD.ITHACA, NEW YORK 14850TOMPKINS COMMUNITY ACTIONAMICI HOUSE & CHILD CARE CENTERPROJECT NO. 12118 DRAWING TITLE DRAWING NO. drawn by scale CONSULTANT'S PROJECT NO. E16-32 rev date issued for 9-23-2016 1"=20' AJS/TRT SITE PLAN APPLICATION C104 LAYOUT PLAN 10-11-2016 PRC MEETING 11-10-2016 PRC MEETING 1-16-2017 revised per tom parsons 5-16-2017 REVISED SPA 330 East State StreetIthaca, New York 14850Tel 607.277.0845 Fax 607.277.2925%1057.6#065'#.190'4Tompkins Community Action, Inc.TOMPKINS COMMUNITY ACTION AMICI HOUSE & CHILD CARE CENTER241,'%60112118&4#9+0)6+6.'&4#9+0)01FTCYPD[UECNG%1057.6#065241,'%601TGX FCVG KUUWGFHQT330 East State StreetIthaca, New York 14850Tel 607.277.0845 Fax 607.277.2925%1057.6#065'#.190'4Tompkins Community Action, Inc.TOMPKINS COMMUNITY ACTION AMICI HOUSE & CHILD CARE CENTER241,'%60112118&4#9+0)6+6.'&4#9+0)01FTCYPD[UECNG%1057.6#065241,'%601TGX FCVG KUUWGFHQTALTERNATEELEVATIONSCHILD CAREA211-altSITE REVIEW05-17-2017 PROPOSED RESOLUTION City of Ithaca Planning & Development Board Project Changes Amici House & Childcare Center 661-701 Spencer Rd May 23, 2017 WHEREAS: the project applicant is requesting project changes for the proposed transitional housing building and childcare center, known as the Amici House, by Tom Schickel for Tompkins Community Action (“TC Action”), on January 24, 2017, 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 entail a revised footprint for the childcare center from a formerly U-shaped building to L- shaped building. As the building no longer has an internal courtyard- the playground has been relocated, and WHEREAS: the Board has on May 23, 2017 reviewed and accepted as adequate: new and revised plans entitled “Layout Plan (C104)”, “Childcare Plan (A111)”, “Grading and Drainage Plan (C105)”, and “Childcare Elevations (A211) dated 5-17-17 and all prepared by Schickel Architecture; and other application materials, and WHEREAS: the Board has on May 23, 2017 determined the proposed changes are consistent with the Negative Declaration of Environmental Significance filed on November 22, 2016 and, therefore, no further Environmental Review is required, now, now, therefore, be it RESOLVED: that the Planning Board hereby grants Preliminary and Final Site Plan Approval to the project, subject to the following conditions: i. Submission of building materials samples, and details of fencing, lighting and signage, and ii. Noise producing construction shall be limited to the hours of 7:30 A.M. and 7:30 P.M., Monday through Friday iii. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits, etc. iv. All work in the City Right of Way will require a Street Permit, and v. Removal of any City trees requires a Tree Permit, and vi. Bike racks to be installed before a Certificate of Occupancy is issued Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One “An Equal Opportunity Employer with a commitment to workforce diversification.” City of Ithaca Sidewalks To: Lisa Nicholas, Senior Planner From: Johnathan Licitra, Sidewalk Program Manager Re: Site Plan Review: Project: 744 S. Meadow St. Date: 15 May 2017 According to the submitted plans dated 13 Mar 2013, this project did not propose a sidewalk connection along the main commercial corridor and to the southern entrance of S. Meadow St. I agree with the proposed sidewalk improvements in front of the building modifications, but believe a necessary sidewalk benefit along the road frontage is needed. The closest east-west sidewalk connection is over 500 feet north of the southern end of the proposed building. The attached proposed sheet, highlights a needed sidewalk connection for this retail district. I would encourage the Planning and Development Board to instruct the developers to construct their proposed sidewalk improvements in front of their proposed building modifications, and to also construct a new concrete sidewalk that connects east-west travelers and the connection to S. Meadow St. road frontage. This will improve the sidewalk infrastructure in sidewalk district 4. Any sidewalk upgrades need to comply with the Americans with Disabilities Act (ADA) standards (i.e. 2% cross-slope, 5 feet wide, etc.). PROPOSED RESOLUTION City of Ithaca Preliminary & Final Approval Site Plan Review South Meadow Marketplace Expansion 744 S. Meadow St. Planning & Development Board May 23, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for an expansion of the commercial space at South Meadow Marketplace (formerly Kmart) located at 744 South Meadow Street by James Boglioli, for Benderson Developments Company LLC, and WHEREAS: The applicant is proposing to construct two new retail spaces in the existing retail plaza. One is a 14,744 SF addition at the south end of the existing building complex that was approved by the Planning Board on November 26, 2013 and has expired. No changes to this previously approved site plan are proposed. The second is a 7,313 SF addition at the north end of the building complex. Site development at the northern addition requires the demolition of the existing grass area, sidewalk and street trees – which will be replaced. The project is in the SW-2 Zoning District and is subject to the Southwest Area Design Guidelines (2000). An area variance has been granted for relief from front yard setback requirements, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and has been determined to be consistent with the findings of the 2000 Generic Environmental Impact Statement (GEIS) for the Southwest Area Land Use Plan, and WHEREAS: the Planning and Development Board has, on November 26, 2013, reviewed and accepted as adequate plans entitled: “Partial Topographic/Boundary Survey South Meadow Marketplace,” undated and prepared by MadgeLand Surveying, P.C; “Demo and Erosion Control Plan –South (C-3),” “Demo and Erosion Control Plan – North (C-3.1),” “Site Plan-South (C-4)”, “Site Plan-North (C-4.1),” “Overall Site Plan (C4.2)”, “Site Details (C-4.1),” “Site Plan- North 20 Scale (C4.4),” “Storm Drainage and Grading Plan – South (C-5),” “Storm Drainage and Grading Plan – North (C-5.1),” “Utility Plan -South (C-6),” “Utility Plan -North (C-6.1),” and “Utility Details (C-6.2),” dated March 2013 and prepared by Carmina Woods-Morris, P.C.; and “Elevations,” dated 8/8/13, and “Proposed 5K Addition (showing elevations)” dated 1-12-17 and prepared by Benderson Development Company; and additional application materials 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 April 25, 2017, and WHEREAS: 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval for the proposed project, subject to the following conditions: i. Submission of building materials samples, and ii. Submission of planting specifications for tree lawn, and iii. Submission of revised elevations showing color variation of EFIS piers- e.g. piers should be a lighter color, and iv. Any work in the City Right of Way will require a Street Permit, and v. Bike racks must be installed before a certificate of occupancy is granted, and vi. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits, etc. Moved: Second: In Favor: Against: Abstain: Absent: Vacancies: One ILPC Meeting – 02/14/17 Resolution – RA 1 RESOLUTION: Moved by J. Minner, seconded by M. McGandy. WHEREAS, 310-314 N Cayuga St, is located in the DeWitt Park Historic District, as designated under Section 228-3 of the City of Ithaca Municipal Code in 1971, and as listed on the New York State and National Registers of Historic Places in 1971, and WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate of Appropriateness, dated May 17, 2016 was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by Kimberly Michaels on behalf of developer, Frost Travis, and WHEREAS, as defined in in Section 228-8 of the Municipal Code, the proposed project is considered a “large project” for which Early Design Guidance is required; this occurred on June 14, 2016, and WHEREAS, a public hearing for the purpose of considering approval of the Application for a Certificate of Appropriateness was conducted at the regularly scheduled meeting of the ILPC on July 12, 2016, and WHEREAS, upon mutual agreement of both the ILPC and the applicant, the Application for a Certificate of Appropriateness was tabled at the conclusion of the public hearing due to considerable concerns about the compatibility of the project with the historic character of the historic district, and the determination that additional study and information was needed to evaluate the appropriateness of the proposed development, and WHEREAS, revised Application for a Certificate of Appropriateness materials, dated September 27, 2016, were submitted for review to the ILPC by Kimberly Michaels on behalf of developer, Frost Travis, and WHEREAS, another public hearing for the purpose of considering approval of the revised Application for a Certificate of Appropriateness was conducted at the regularly scheduled meeting of the ILPC on October 20, 2016, and WHEREAS, upon mutual agreement of both the ILPC and the applicant, the Application for a Certificate of Appropriateness was again tabled at the conclusion of the public hearing, with the ILPC siting continued concerns about the compatibility of the project with the historic character of the historic district, and WHEREAS, both the applicant and the ILPC mutually agreed to a 90 day extension of the review period as set forth in Section 228-7F of the Municipal Code, and WHEREAS, the applicant was not able to prepare the required materials needed by the ILPC to make a decision within that 90 day period, and requested another extension in January 2017; the ILPC agreed to an additional 30 day extension as set forth in Section 228-7F at their regularly scheduled meeting on January 10, 2017, and ILPC Meeting – 02/14/17 Resolution – RA 2 WHEREAS, revised Application for a Certificate of Appropriateness materials, dated January 30, 2017, were submitted for review to the ILPC by Kimberly Michaels on behalf of developer, Frost Travis, including the following: (1) a project narrative titled Project Revisions; (2) twenty one sheets of technical drawings, titled “Boundary and Topographic Plan,” “Rendered Site Plan,” “Parking Plan,” “Layout Plan,” “Green Roof Plan,” “Planting Plan,” “ Lower Level Parking Plan,” “First Floor Plan,” “First Floor Plaza Level,” “Second Floor Plan,” “Third Floor Plan,” “Fourth Floor Plan,” “Exterior Elevations, North and East Elevations,” “Exterior Elevations, West and South Elevations,” “Exterior Elevations, Courtyard—South, East, and West Elevations,” “Enlarged Elevation/Materials,” “ West Court Street Entrance,” “North Cayuga Street Entrance,” “West Court Street View from East,” “North Cayuga Street View from South,” and “West Court Street View from West,” and WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for 310-314 N Cayuga St, and the City of Ithaca’s DeWitt Park Historic District Summary Statement, and WHEREAS, the proposed project involves the partial demolition of a non-contributing building and site improvements, and the construction of a four-story, mixed- use building and associated site improvements, and WHEREAS, the issuance of a Certificate of Appropriateness is a Type II Action under the New York State Environmental Quality Review Act and the City Environmental Quality Review Ordinance for which no further environmental review is required, and WHEREAS, the applicant has provided sufficient documentation and information to evaluate impacts of the proposal on the subject property and surrounding properties, and WHEREAS, due to the considerable revisions made to the siting, massing, and detailing of the proposed building since the public hearings on July 12, 2016 and October 20, 2016, a third public hearing for the purpose of considering approval of the Application for Certificate of Appropriateness was conducted at the regularly scheduled ILPC meeting on February 14, 2017, now therefore be it RESOLVED, that the ILPC has made the following findings of fact concerning the property and the proposal: As identified in the City of Ithaca’s DeWitt Park Historic District Summary Statement, the period of significance for the area now known as the DeWitt Park Historic District is 1820-1930. As indicated in the New York State Building-Structure Inventory Form, the former library building at 310-314 N Cayuga St was constructed in 1969, outside of the period of significance of the DeWitt Park Historic District, and is considered a non- contributing resource. As a non-contributing structure, 310-314 N Cayuga St, by definition, does not possess historic materials or features that are subject to protection under the Principles enumerated in Section 228-5 of the Municipal Code or the Secretary of ILPC Meeting – 02/14/17 Resolution – RA 3 the Interior’s Standards. The ILPC’s evaluation of the proposed project is, therefore, limited to the assessment of the impact of the proposed work on adjacent historic structures and on the DeWitt Park Historic District as a whole, with the guiding principle being that the proposed work must not further reduce the compatibility of the non-contributing structure within its historic environment. Buildings in the DeWitt Park Historic District span the early period of Ithaca’s development from settlement to city. The district derives significance through its association with many of Ithaca’s early leaders and citizens, especially its founder, Simeon DeWitt. The DeWitt Park Historic District is an architecturally rich and historically significant downtown area. With its visual character strengthened by the diverse building stock, including both large institutional, civic, religious, and residential buildings and much smaller single family homes, the district presents a distinct urban setting for the city’s commercial, social, political and religious activities. In consideration of this and all approvals of proposals for alterations, new construction or demolition in historic districts, the ILPC must determine that the proposed exterior work will not have a substantial adverse effect on the aesthetic, historical or architectural significance and value of either the landmark or, if the improvement is within a district, of the neighboring improvements in such district. In considering architectural and cultural value, the Commission shall consider whether the proposed change is consistent with the historic value and the spirit of the architectural style of the landmark or district in accordance with Section 228-6 of the Municipal Code. In making this determination, the Commission is guided by the principles set forth in Section 228-6B of the Municipal Code, as further elaborated in Section 228-6C, and by the Secretary of the Interior’s Standards for Rehabilitation, and in this case specifically the following principles and Standards: Principle #3 New construction located within an historic district shall be compatible with the historic character of the district within which it is located. Standard #9 New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. With respect to Principle #3 and Standard #9, the new four-story, mixed-use building and is associated site improvements are compatible with historic character of the DeWitt Park Historic District, and more specifically , with the massing size scale and architectural features of the property and its environment. In their review of the proposed new building, the ILPC considered the new building’s height, massing, street wall relationship, façade composition, materiality, and design details. The new building’s height is consistent with other large buildings within the district, including the DeWitt Mall at 215 N Cayuga St, the Cayuga Apartments at 100 W Buffalo St, and the Tompkins County Court House at 312-322 ILPC Meeting – 02/14/17 Resolution – RA 4 N Tioga St. The building’s large mass was visually reduced by the significant setback from the curb along W Court St and the setback of the third and fourth stories. These features also significantly reduces the perceived height of the four-story building, effectively creating the appearance of a two-story building along W Court St. Furthermore, the building’s setbacks from the curb along N Cayuga St and W Court St reflect the same proportional setback relationship that characterizes other large historic buildings within the district. The district’s largest buildings have setbacks between 25’ and 35’ on their street-facing elevations; the proposed new building has a setback along N Cayuga St of 28’ to 31’ and W Court St of 30’. The traditional tripartite composition and masonry wall surfaces along N Cayuga St and W Court St are reflective of the large civic, religious and residential buildings within the district. The vertical projections and seemingly two-story appearance of the W Court Street façade sympathetically relates to the rhythm and scale of the smaller residential structures on the north side of the street. The concentrated detailing around door and window penetrations, brick pattern variations, horizontal banding and simplified cornice reflect contemporary interpretations of historic themes. The building’s proposed cladding materials are found extensively throughout the district in both its large and small buildings, with the exception of the vertically oriented cement board siding on the fourth story. The ILPC also notes the significant number of mature trees on the property and the special quality they add to the historic character of the Historic District. Landscaping falls outside of the purview of the ILPC and, therefore, cannot be reviewed, considered or regulated as part of the Certificate of Appropriateness process. However, the ILPC can provide non-binding guidance on landscaping elements. The City of Ithaca Historic District and Landmark Design Guidelines states that existing trees should be retained where possible, and for this reason, the ILPC encourages the developers to consider the retention of some of the mature, healthy locust trees along W. Court St. and the large diameter oak trees along the west property line. Their retention will help mitigate the visual impact of the new development on the Historic District. Also with respect to Standard #9, the proposed building will be differentiated from the old by its modern design, the use contemporary and traditional building materials and the utilization of current construction techniques. RESOLVED, that, based on findings set forth above, the proposal will not have a substantial adverse effect on the aesthetic, historical, or architectural significance of the 310-312 N Cayuga St and the DeWitt Park Historic District as set forth in Section 228-6, and be it further RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets the criteria for approval under Section 228-6 of the Municipal Code, and be it further RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the following condition(s) with the following condition(s): ILPC Meeting – 02/14/17 Resolution – RA 5 • The applicant shall submit to the ILPC a schedule and samples of all exterior building materials for final review and approval. • Any alterations to the exterior of the building that result from forthcoming review processes shall be reviewed and approved by the ILPC. • While the existing building is considered a non-contributing resource due to its construction outside of the Historic District’s period of significance, it does directly relate to significant social and civic events in the history of the City of Ithaca and reflects the design aesthetic of the era during which it was constructed. Therefore, the building shall be photographically documented by Historic Ithaca, and the photographs shall be filed with the Secretary of the ILPC before a demolition permit is issued for the partial removal of the building. RECORD OF VOTE: Moved by: J. Minner Seconded by: M. McGandy In Favor: J. Minner, M. McGandy, N. Brcak, E. Finegan Against: S. Stein, K. Olsen, S. Gibian Abstain: 0 Absent: 0 Vacancies: 0 Notice: Failure on the part of the owner or the owner’s representative to bring to the attention of the ILPC staff, any deviation from the approved plans, including, but not limited to, changes required by other involved agencies or that result from unforeseen circumstances as construction progresses may result in the issuance by the building department of a stop work order or revocation of the building permit. PROPOSED RESOLUTION Site Plan Review CEQR – Negative Declaration Mixed Use Residential 310-314 N Cayuga Street Planning & Development Board May 23, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a residential mixed use building by Trowbridge Wolf Michaels for Frost Travis, and WHEREAS: the applicant proposes to construct a four-story mixed use building that has footprint of 25,640 SF and 86,700 gross SF. The building will contain 2,000 SF of community space, 1,160 SF of commercial space and four apartments on the ground floor, 54 apartments and amenity space on the upper floors and underground parking (32 space) bike storage and mechanicals. The underground parking will be accessed via a ramp on Court Street. Exterior amenities will include landscaping and street trees, a street level semi-public plaza and a first floor residents’ plaza. The new building will use a portion of the exiting building foundation. A deep foundation system is proposed to support the building. The project is in the CBD-50 Zoning District and the Dewitt Park Local Historic District. The project received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission on February 14, 2017, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (h)[4], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (b) (9) and is subject to environmental review., and WHEREAS: Tompkins County Department of Health, and the Tompkins County Legislature, both potentially involved agencies consented to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on April 25, 2017, declare itself Lead Agency for the environmental review of the project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on May 23, 2017, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3 prepared by Planning staff; drawings titled “Existing Conditions Plan (C101)”, “Utility Demolition Plan (C102)”, “Erosion and Sediment Control Plan (C103)”, “Drainage Plan (C104)”, “Utility Plan (C105)” and “Details (C201)” dated 3-8-17, and “Rendered Site Plan (L001)”, “Demolition Plan (L101)”, “Layout Plan (L201)”, “Grading Plan (L301)”, “Site Details (L501 & 502)”, “Lower Level Parking Plan (A100)”, “First Floor Plan (A101)”, “First Floor Plaza Level (A101A)”, “Second Floor Plan (A102)”, “Third Floor Plan (A103)”, “Fourth Floor Plan (A104)”, “Green Roof Plan (L003)”, “Exterior Elevations, North and East Elevations (A201)”, “Exterior Elevations, West and South Elevations (A202)”, “Exterior Elevations, Courtyard – South and West Elevations (A203)”, “Enlarged Elevation/Materials (A204)”, “West Court St. Entrance (A301)”, “West Court St. View From West (A302)” and “West Court St. View From East (A303)” all dated 3- 14-17, and “Planting Plan (L410)” with a revision date of 5/9/17 all prepared by Holt Architects et.al. and an unattributed drawing titled “Preliminary Logistics” dated 5-8-17 and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One PROPOSED RESOLUTION Site Plan Review Approval of TDMP Apartments (5 Units) 118 College Ave Planning & Development Board May 23, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the apartments located at 118 College Ave. by Visum Development Group, applicant and owner, and WHEREAS: the applicant proposes to construct a 4-story apartment building containing five dwelling units with a total of 28 bedrooms. The project is expected to attract primarily student tenants. Site improvements include walkways landscaping and a retaining wall and rear yard terrace. All above-ground apartments will have a balcony facing College Ave. Site development will require the removal of the existing house with its associated retaining walls, driveway curbcut, walkways and two mature trees. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review, and WHEREAS: as no parking is proposed for the project, the applicant has submitted a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and is subject to Environmental Review, and WHEREAS: the Board has on January 27, 2017 (and part of updated submission on April 24, 2017) reviewed and accepted as adequate a Transportation Demand Management Plan (TDMP) dated 4-24-17 and prepared by Stream Collaborative, now, therefore, be it RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project at 118 College Avenue. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One PROPOSED RESOLUTION Site Plan Review Preliminary & Final Approval Apartments (5 Units) 118 College Ave Planning & Development Board May 23, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the apartments located at 118 College Ave. by Visum Development Group, applicant and owner, and WHEREAS: the applicant proposes to construct a 4-story apartment building containing five dwelling units with a total of 28 bedrooms. The project is expected to attract primarily student tenants. Site improvements include walkways, landscaping and a retaining wall. All above-ground apartments will have a balcony facing College Ave. Site development will require the removal of the existing house with its associated retaining walls, driveway curbcut, walkways and two mature trees. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and is subject to Environmental Review, and WHEREAS: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action did, on March 28, 2017, declare itself Lead Agency for the environmental review of the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on April 25, 2017, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on April 25, 2017 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3 prepared by Planning staff; drawings titled: “Site Survey Map (10F1)”, “Existing Condition Plan (C101)”, “Site Utility Plan (C103)” and “Utility Demolition Plan (C102)” all dated 4/21/17 and prepared by TG Miller PC, and “Site Demo Plan (L100)”, “Site Layout Plan (L101)”, “Grading Plans (L201)” “Planting Plan (L301)”, “Planting Details (L501)”, “Site Details (L502)”, “East Elevation (A2.1)”, “North Elevation (A2.2)”, “West Elevation (A2.3)”, “South Elevation (A2.4)”, “Street Elevation (A2.2)”, and “Street Perspective (A901)”, all dated 4/24/17 and prepared by Stream Collaborative and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board did on April 25, 2017 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. Submission of a record copy of the Site Plan showing a note indicating that the portion of the project containing the sidewalk and associated streetscape landscaping along College Ave is subject to future approval by the Board, and ii. Approval by the Planning Board of a Transportation Demand Management Plan, and iii. Any work in the City Right of Way will require a Street Permit, and iv. Transformer, if needed, will be located such that it is not visible from the public right of way, and v. Bike racks must be installed before a certificate of occupancy is granted, and vi. A Staging Plan must be approved by Building and Engineering before issuance of a building permit, and vii. Noise producing construction shall be limited to the hours of 7:30 A.M. and 7:30 P.M., Monday through Friday viii. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits, etc. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One Page 1 of 5 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) ― Part III Site Plan Review: 323 Taughannock Blvd. – Mixed-Use Date Created: 4/4/17 Revised on 5/2/17 and 5/16/17 PROJECT DESCRIPTION The applicant is proposing construction of 16 apartments on Inlet Island, on a 0.242 acre lot. The design is for 8 two story dwelling units each occupying the top two floors of the building. On the bottom floor there is a studio or professional office space for a maximum total of 16 units with up to 24 bedrooms. The applicant is proposing zoning for the site that is virtually identical to the City’s adopted WF-2 zoning ordinance the main difference being that the 1st floor studio or office spaces will have 10’ high first floors as opposed to 12. However the finished grade will be raised 2 feet to raise the building above the flood plain. The project includes an 8 space parking area that is accessed through the adjacent City-owned parking lot. The project includes some improvements to the city-owned parking lot including a partial re-design that will create a net gain of 4 spaces. The project does not change the dimensions of the walkway along the Old Cayuga Inlet, and improves the existing landscaping and lighting. The project site is in an area currently under study for an Area Plan as a part of the Phase II of the Comprehensive Plan. Since this planning effort will result in changes in zoning requirements in this area, the City has rezoned the entire area to a Temporary Mandatory Planned Unit Development (TMPUD) Zone, until the Area Plan is complete. Therefore, the project sponsor has also applied to Common Council for a (TM) PUD. The applicant has proposed zoning for the site. This project may also require approvals from the Department of Public Works for modification to the parking lot, the NYS Department of Environmental Conservation, and the NYS Canal Corporation. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.(1)(h)[2] and B.(1)(k), an Unlisted Action under the State Environmental Quality Review Act, and is subject to environmental review. IMPACT ON LAND Project site is within the 100- and 500-year floodplain. Applicable building code regulations for building within a floodplain will apply to this project. The applicant has submitted a drawing titled “Structural Foundation Drawing (S101) dated 1-1-17 showing that the building will have a structural slab supported by 91 timber piles. The applicant should provide information regarding the duration of pile driving and any plans for monitoring of potentially affected nearby buildings, if needed. IMPACT ON WATER Project is contiguous to the old Cayuga Inlet. Page 2 of 5 The applicant is not proposing any loading on or disturbance of the existing sheet piling. Should any disturbance of the existing sheet piling be necessary, a permit from the NYS Canal Corporation would be required. Likewise, this action may require an Article 15, Protection of Waters Permit, for construction along Cayuga Inlet, a Protected Class C(t) navigable body of water, if proposed construction will cause disturbance to the bed or banks, or require excavation or placement of fill in Cayuga Inlet. Such permit would be under the jurisdiction of NYS Department of Environmental Conservation (NYS DEC). If the Army Corps of Engineers determines the project requires a Federal Clean Water Act Section 404 permit, it may also be necessary to obtain a Section 401 Water Quality Certification from NYS DEC. IMPACT ON DRAINAGE The project is within the 100 and 500 year floodplain. The applicant has provided a grading plan and has stated that no stormwater management facilities are proposed. The project will be reviewed by the City Stormwater Management Officer who will determine if any facilities or practices will be required. IMPACT ON AIR Construction impacts only. Appropriate dust mitigation measures will be employed during construction such as the following: • Misting or fog spraying site to minimize dust. • Maintaining crushed stone tracking pads at all entrances to the construction site • Re-seeding disturbed areas to minimize bare exposed soils. • Keeping roads clear of dust and debris. • Requiring trucks to be covered. • Prohibiting burning of debris on site. No impact anticipated. IMPACT ON PLANTS & ANIMALS No impact anticipated. IMPACT ON AESTHETIC RESOURCES The project is in a highly visible location in the City’s waterfront. The Design Review Committee reviewed the project on 5-16-17 and had the following comments:  The waterfront character for the building has been weakened in the submission dated 5-1- 17.  The roofline is too large for the lanterns. Either break up the roof (as in a previous design) or increase the size and/or number of lanterns. It was also suggested that the previous features of the lanterns be restored. Page 3 of 5  The rooflines are not congruent.  The building previously had a stronger vertical element that added to its character. This element should be incorporated into the design.  The suspended canopies should be enlarged for the comfort of those using the adjacent walkway.  The materials have not been finalized bu the applicant intends to use and irregular/varied stone base and 5’ clapboard  The applicant should provide a roof plan for site plan review.  The applicant should explore the use of a green screen on the front façade of the southern- most building as there is no room for a planting bed. The applicant agreed to explore these issues and to address them more fully during site plan review. No impact anticipated. IMPACT ON HISTORIC RESOURCES NYSDEC previously identified the project as within an archeologically sensitive area. IMPACT ON OPEN SPACE AREA No impact anticipated. IMPACT ON TRANSPORTATION Based on information provided by the applicant, the project is estimated to generate a maximum of 50 vehicle trips per day. No impact is anticipated from this amount of trip generation. IMPACT ON ENERGY The following information statement was provided by the applicant: The project is pursuing net-zero energy incentives through NYSERDA. Combined with the possibility of off-site solar energy there is an opportunity for a truly net-zero project. No impact anticipated. IMPACT ON NOISE & ODORS Since this the project area has limited residential development, construction noise would mostly affect nearby businesses. The applicant has submitted a drawing titled “Structural Foundation Drawing (S101) dated 1-1-17 showing that the building will have a structural slab supported by 91 timber piles. The applicant should provide information regarding the duration of pile driving and any plans for monitoring of potentially affected nearby buildings, if needed. Page 4 of 5 IMPACT ON PUBLIC HEALTH The applicant has submitted a Phase I Environmental Site Assessment (ESA), prepared by LCS, Inc. and dated October 16, 2002. The assessment found no evidence of recognized environmental conditions on the site. The applicant has submitted a letter titled Pre-demolition Asbestos Survey for 323 Taughannock Blvd, Ithaca NY dated November 11, 2011 from Paul Carubia, Environmental Engineer of EnviroControl Technologies Inc. to Ann Chernish of Rampart Real LLC. The letter states that roofing materials were found to contain asbestos. It is required that removal of any asbestos-containing material in the existing building be done by a NYS Licensed Asbestos Contractor. IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD The applicant has provided proposed zoning for the project. The proposed permitted uses are as follows:  Residential multi-family , apartment, condominium and cooperatives  Cultural facility, such as art gallery or museum  Business or professional office  Retail store or service commercial facility  Medical, dental or other professional office Proposed permitted accessory uses are limited to accessory parking Area requirements are as follows:  Minimum lot size: none  Off street loading: none  Width at street line: 148’ 36”  Maximum building height: 63’  Maximum number of stories: 3  Maximum percent of lot coverage: 100%  Front, rear and side yard setbacks: none  Minimum building height: 20’  Maximum building length: 140’  Minimum setback from top of bank: 10’ The following highlighted text appeared as written in the FEAF Part 3 for the previous project, approved in 2014 For many years, the city has considered the prospect of an additional bridge over the Cayuga Inlet that would be an extension of Court Street and connect to NYS Route 89. The Inlet Island Urban Design Plan, adopted by Common Council in 1998, calls for construction of “a pedestrian bridge or vehicular bridge over Cayuga Inlet to intersect with West Court Street,” and that the “timing of phased implementation will be contingent upon the pace of redevelopment.” This plan recommends that a portion of this project’s parcel be a “temporary plaza” to allow room for such a Page 5 of 5 future bridge. Informal studies have shown this bridge could act as a ‘relief valve’ for south-bound traffic on Fulton Street, so drivers traveling west could have the option of turning before they reach the very congested Buffalo-Fulton Street intersection. A portion of the bridge, as conceived, would be located on the project site. A bridge in this location poses several challenges. The Cayuga Inlet is considered a navigational waterway by the Canal Corp. and must have a 14-foot clearance between the mean water level and the underside of the bridge deck, to allow boats to pass underneath. In order to meet this requirement, the approaches to the bridge would need to start a considerable distance away or something similar to a drawbridge would need to be built. Either solution would be very costly and the City would need to find funding in order to seriously consider another bridge over the inlet. Additionally, the land on which the approaches would need to be built ― one of which is the project site ― are privately owned and would need to be purchased or acquired through eminent domain. It was determined the proposed project could be the catalyst for long-awaited development on the waterfront, would provide much-needed housing opportunities, and would add to the City’s tax base, all leading to a decision to abandon the idea of a bridge in this location at this time and to allow the proposal to move forward. It should be noted that, due to the presence of strips of New York State and City of Ithaca property adjacent to this project’s parcel, construction of a future bicycle / pedestrian bridge in this area may still be possible. The project also includes changes to the city parking lot adjacent to the building. The applicant will presented the project to the Board of Public Works on 4/10/17. The Board expressed support for the project and suggested that the project could be handled under a street permit and did not require further Board-level approval. Prepared by: Lisa Nicholas, Senior Planner PROPOSED RESOLUTION Site Plan Review CEQR – Negative Declaration Townhomes (8 Units) 323 Taughannock Blvd Planning & Development Board May 23, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a town house project to be located at 323 Taughannock Blvd. by Noah Demarest for Rampart Real LLC, and WHEREAS: the applicant is proposing construction of 16 apartments on Inlet Island, on a 0.242 acre lot. The design is for 8 two story dwelling units each occupying the top two floors of the building. On the bottom floor there is a studio or professional office space for a maximum total of 16 units with up to 24 bedrooms. The applicant is proposing zoning for the site that is virtually identical to the City’s adopted WF-2 zoning ordinance the main difference being that the 1st floor studio or office spaces will have 10’ high first floors as opposed to 12. However the finished grade will be raised 2 feet to raise the building above the flood plain. The project includes an 8 space parking area that is accessed through the adjacent City-owned parking lot. The project includes some improvements to the city-owned parking lot including a partial re-design that will create a net gain of 4 spaces and which will require approval by the Board of Public Works. The project does not change the dimensions of the walkway along the Old Cayuga Inlet, and improves the existing landscaping and lighting, and WHEREAS: the project site is in an area currently under study for an Area Plan as a part of the Phase II of the Comprehensive Plan. Since this planning effort will result in changes in zoning requirements in this area, the City rezoned the entire area to a Temporary Mandatory Planned Unit Development (TMPUD) Zone, until the Area Plan is complete. Therefore, the project sponsor has also applied to Common Council for a TMPUD. The project may require a permit from the NYS Department of Environmental Conservation (DEC) and the NYS Canal Corporation. The project includes some improvements to the city-owned parking lot which may require approval by the Board of Public Works, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (h)[2] and (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (b) (11) and is subject to environmental review, and WHEREAS: NYS Department of Environmental Conservation, NYS Canal Corporation, City of Ithaca Board of Public Works, City of Ithaca Common Council, and Tompkins County Department of Health, all potentially involved agencies, have consented to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action did, on April 25, 2017, declare itself Lead Agency for the environmental review of the project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on May 23, 2017, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3 prepared by Planning staff; drawings titled “Boundary & Topographic Map No. 323 Old Taughannock Boulevard, City of Ithaca, Tompkins County, New York” dated 3-4-14 and prepared by TG Miller PC, and “Site Demo Plan (L100)”, “Site Layout Plan (L101)”, “Grading Plan (L102)”, “Planting Plan (L103)”, “Details (L501)”, “West and South Elevations (A201)’, “North and East Elevations (A202)” and “Perspectives (A901)” dated 5-1-17 and prepared by Stream Collaborative, and “Structural Foundation Plan (S101)” dated 1-10-17 and prepared by Taitem, and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One PROPOSED RESOLUTION Site Plan Review Lead Agency Apartments (60 Units) 232-236 Dryden Road Planning & Development Board May 23, 2017 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting Environmental Review of projects, in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for apartments located at 232-236 Dryden Road by Noah Demarest for Visum Development Group, applicant and owner, and WHEREAS: the applicant is proposing to construct two four-story apartment buildings that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed in order to allow for each building to have a different grade plane (which will minimize heights near buildings on adjacent properties) and to bring the lowest (basement) floor level of the building facing Dryden Road closer to street level. Site development will require the removal of the existing apartment building, shed, parking areas and walkways. Site improvements will include a pedestrian connection from Dryden Road to Summit Ave, retaining walls, landscaping, walkways and exterior bike racks. Parking for 37 bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD) and requires Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review, and WHEREAS: Tompkins County Department of Health, a potentially involved agency, has consented to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, now, therefore, be it RESOLVED: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action does hereby declare itself Lead Agency for the environmental review of the project, and Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One TO: Board of Zoning Appeals FROM: Planning & Development Board DATE: May 24, 2017 SUBJECT: Planning Board Comments for Zoning Appeals #3062 & 3063 On May 23, 2017 members of the Planning and Development Board discussed the above-listed Zoning Appeal and agreed to forward the following recommendation: APPEAL # 3068 111 THE KNOLL Area Variance Appeal of Noah Demarest on behalf of the owners Sherri Kimes and Ross Turnbull for an area variance from Section 325-8, Column 2, minimum distance restrictions for the R-U zone and Column 7, Lot Width at street of the zoning ordinance. The applicant proposes to purchase the property at 111 The Knoll and convert the single family dwelling to a group house that will be owned and managed by the Chesterton House Center for Christian Studies. As part of the group house conversion, an attached garage will be demolished and a new two story addition will be added to the existing building. The new addition will accommodate four additional bedrooms and two bathrooms that will be added to the existing 5 bedroom home. The intent of this proposal is to provide housing at 111 The Knoll for 16 female members in close proximity to 115 The Knoll which houses the male members. This will facilitate the operation of shared programing services for the Chesterton House Center. In 2015, the R-U zone district was amended to include a 500 foot restriction on new construction of specific uses permitted within the zone. This came about in 2014, when the Planning and Economic Development Committee of Common Council considered development proposals that conflicted with the wish to maintain the historic qualities and existing character of this neighborhood. “This particular historic district was developed as a planned “residence park,” with significant amounts of greenspace and informal landscaping in the Romantic tradition intentionally retained around its expansive homes to create a unique neighborhood identity.” As a result, the permitted uses for new construction of multiple dwellings, rooming or boarding houses, cooperative households, dormitories, fraternities, sororities, and group houses were limited to 1 within every 500 feet measured from the edge of the property. 111 The Knoll is within the restricted 500 foot dimension of approximately 14 multiple dwellings. The property has an existing deficiency in lot width at street, having 41’ of the required 125’, which will not be exacerbated by the proposed project. The property is located in an R-U residential-university use district in which the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit is issued. The Planning Board does not identify any long term planning impacts with this appeal. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Telephone: Planning & Development -607-274-6550 Community Development/IURA- 607-274-6559 E-Mail: dgrunder@cityofithaca.org APPEAL # 3071 324 S. CAYUGA STREET Area Variance Appeal of Michael May, Esq. on behalf of the owner Caroline Pritchard for area variance from Section 325-8, Column 4, Off-Street Parking, Column 6, Lot Area, Column 7, Lot Width, Column 12, Side Yard and Column 13, Other Side yard requirements of the Zoning Ordinance. The applicant requested a Lot Line Adjustment for the two contiguous properties located at 324 S. Cayuga Street and 318-322 S. Cayuga Street. The existing parcel at 324 S. Cayuga Street is approximately 4,125 SF in total lot area and the applicant would like to consolidate the rear portion of the lot, approximately 1,856.3 SF, into the neighboring lands at 318-322 S. Cayuga Street. The lot lines of the two contiguous properties cannot be adjusted if it creates a zoning deficiency in either lot. The proposed Lot Line Adjustment will create a new deficiency for the property located at 324 S. Cayuga Street. The lot area for 324 S. Cayuga Street will be reduced from 4,125 SF to 2268.7 SF, of the 3,000 SF required by the ordinance. The lot at 324 S. Cayuga Street has a number of existing deficiencies in off-street parking, lot width, side yard and other side yard, but these deficiencies are not relevant with respect to issuing a Lot Line Adjustment. The property at 324 S. Cayuga Street is located in a B-4 zoning district where the proposed use is permitted. However, Section 290-6, lot line adjustment requires a variance be granted before a Lot Line Adjustment is issued. The Planning Board does not identify any long term planning impacts with this appeal. To: Svante Myrick, Mayor Mike Thorne, Superintendent of Public Works Common Council Conservation Advisory Council Julie Holcomb, City Clerk Planning & Development Board Aaron Lavine, City Attorney Gino Leonardi, Acting Zoning Administrator JoAnn Cornish, Director of Planning, Building, and Economic Development Mike Niechwiadowicz, Deputy Building Commissioner Edward Marx, Tompkins County Commissioner of Planning From: Jennifer Kusznir, Economic Development Planner Date: April 25, 2017 Re: Proposed Waterfront Zoning The purpose of this memo is to provide information regarding proposed new zoning for the waterfront area. In September of 2015, the Common Council adopted Plan Ithaca as Phase I of the City Comprehensive Plan and in November of 2015, staff was directed to begin working on a waterfront development plan as a part of the next phase for the Comprehensive Plan. In March of 2016, the Common Council adopted legislation establishing a Temporary Mandatory Planned Unit Development (TMPUD) in the waterfront study for a period of 18 months. This was intended to allow the Common Council to have transitional oversight for potential development projects and to ensure that development in this area supports the goals of the City’s Comprehensive Plan, while the plan for the waterfront and the associated new zoning could be established. In order to develop recommendations for the plan and for the zoning a waterfront working group made up of 17 members of the public and City Planning Staff was established. The group began meeting regularly in September of 2016. Given the deadline of establishing new zoning prior to the expiration of the TMPUD, the waterfront working group has focused on completing a land use section of the plan and making recommendations for future zoning for the Waterfront Study Area. In December of 2016 the working group hosted two open houses to solicit additional input from the public. Using feedback from the public and goals from Plan Ithaca the working group has completed the land use section of the draft plan. Enclosed is a draft Land Use Chapter for the Waterfront Plan. This chapter includes goals that were introduced in Phase 1 of the Comprehensive Plan and explains how they are applicable to the waterfront area. When developing this plan, the working CITY OF ITHACA 108 East Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 group specifically referenced goals regarding protecting view sheds, allowing public access to the waterfront, enhancing pedestrian and bicycle connections, reducing the impacts of parking in new developments, and creating a mixed use district, including commercial, and housing, with an emphasis on uses that create an active waterfront environment. Four distinct character areas of the waterfront are identified in the land use chapter, which can also be seen on the enclosed map. The waterfront working group used these character areas to develop a recommendation for zoning for the waterfront. Enclosed for your consideration is a draft ordinance containing the recommended zoning from the waterfront working group. Areas that are highlighted and underlined were added as recommendations from the working group after the document was sent to the Planning Committee. A draft Full Environmental Assessment Form (FEAF) for this action is also enclosed. The Planning and Economic Development of the Common Council will consider this proposal at their regularly scheduled meeting on May 10, 2017. Your comments are respectfully requested prior to May 8, 2017. If you have any questions, feel free to contact me at 274-6410. 5/18/20175/4/20174/28/2017 1 | P a g e PLANNING COMMITTEE: An Ordinance Amending the Municipal Code of the City Of Ithaca, Chapter 325, Entitled “Zoning” To Establish New Zoning for the Waterfront Area ORDINANCE NO. ____ 1. WHEREAS, on September 2, 2015, the Common Council adopted Plan Ithaca as Phase I of the City Comprehensive Plan, and 2. WHEREAS, this plan identifies the desired future land uses in the City, as well as areas where development is anticipated and encouraged, and identifies community goals and recommendations for the City, and 3. WHEREAS, on August 17, 2015, the City of Ithaca Comprehensive Plan Committee submitted a written recommendation to the City that included developing a plan for the waterfront as a priority for the next phase of the City’s Comprehensive Plan, and 4. WHEREAS, in November of 2015, the Planning and Economic Development Committee of the Common Council directed Planning Staff to begin working on a waterfront development plan as a part of the next phase for the Comprehensive Plan, and 5. WHEREAS, on March 2, 2016, the Common Council adopted legislation establishing a Temporary Mandatory Planned Unit Development (TMPUD) in order to provide the Common Council with transitional oversight for potential development projects to ensure development in the waterfront study area supports the goals of the City’s Comprehensive Plan, while the plan for the waterfront and the associated new zoning could be established, and 6. WHEREAS, the TMPUD was established for a period of 18 months, during which time the Common Council was charged with adopting new zoning regulations for the waterfront area, and 7. WHEREAS, the City Comprehensive Plan identifies the goals for the Waterfront Mixed Use area as the creation of a mixed use district, including commercial, and housing, with an emphasis on uses that create an active waterfront environment, and 5/18/20175/4/20174/28/2017 2 | P a g e 8. WHEREAS, the City Comprehensive Plan further notes that “new development should protect view sheds and allow public access to the waterfront, and pedestrian and bicycle connections should be improved, and reducing the impacts of parking in new development should be carefully considered, and 9. WHEREAS, in order to develop recommendations for the plan and for the zoning, the City established a waterfront working group made up of 17 members of the public and City Planning Staff, and 10. WHEREAS, the waterfront working group began meeting in September of 2016 and in December of 2016 they hosted two open houses in order to solicit additional input from the public, and 11. WHEREAS, given the deadline of establishing new zoning prior to the expiration of the TMPUD in August 2017, the waterfront working group has focused on completing a land use section of the plan and making recommendations for future zoning for the Waterfront Study Area, and 12. WHEREAS, using feedback from the public and goals from Plan Ithaca the working group has completed the land use section of the draft plan and has used this section to make recommendations for changes to the current zoning in the Waterfront Study Area, now therefore be it RESOLVED, that the Common Council does hereby adopt the Land Use Chapter of the Waterfront Plan with the intent that the once the full Waterfront Plan is completed, this chapter will be inserted as a part of the plan, and BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325 of the City Code be amended as follows: Section 1. Chapter 325-3B of the Municipal Code of the City of Ithaca, entitled “Definitions and Word Usage”, is hereby amended to add the following new definitions: LIGHT INDUSTRIAL Fabrication, processing, manufacturing, converting, altering, assembling or other handling of products that: A. Does not result in: (1) Dissemination of noise, vibration, odor, dust, smoke, detectable gas or fumes or their atmospheric 5/18/20175/4/20174/28/2017 3 | P a g e pollutant beyond the boundaries of the property lines in which such use is conducted; (2) Unusual hazard of fire, explosion or other physical danger to any person, building or vegetation; (3) Radiation or interference with radio or television reception beyond the boundary of the property; (4) A harmful discharge of waste material or any other means of disposal of waste material other than by delivery to an authorized, off-site treatment facility; HEAVY INDUSTRIAL Fabrication, processing, manufacturing, converting, altering, assembling or other handling of products. Heavy industrial uses may result in loud noises, vibrations, or odors. These negative effects must be mitigated, so that the impacts do not reach beyond the boundaries of the district where the use is permitted. HEALTH CARE FACILITY Health Care Facilities are places that provide health care services, but are not intended for overnight stay. Health Care Facilities may include, , clinics, outpatient care centers, and urgent care facilities. FOOD PRODUCTION FACILITY Any facility that is used to transform raw ingredients, by physical or chemical means, into food or other items meant for human consumption, or for food into other forms, including the processing and packaging of the food items. Food Production Facilities may include, but are not limited to bakeries, brew pubs, coffee roasters, wineries, food packaging facilities. Section 2. Section 325-4 of the Municipal Code of the City of Ithaca, entitled “Establishment of Districts”, is hereby amended in order to add the following zoning districts: WE/WFD West End/Waterfront District CSD Cherry Street District ND Newman District MD Market District Section 325-4 is further amended to delete the following zoning districts: M-1 Marine Commercial WF-1 Waterfront 1 WF-2 Waterfront 2 5/18/20175/4/20174/28/2017 4 | P a g e Section 3. Section 325-8 of the Municipal Code of the City of Ithaca is hereby amended as follows to establish district regulations for the new WE/WF District and to amend the District Regulations Chart as follows: West End/Waterfront District (WE/WF) Permitted Primary Uses 1. Any Use Permitted in B-2 Zone, with the exception of 1 and 2 family detached or semi-detached dwellings, fraternity, sorority or group houses, or dormitories, or Bed and Breakfast homes-which are not permitted in the WE-WF District 2. Water Related Light Industrial Uses, including boat fueling stations 3. Sale, rental, repair or storage, of marine related recreational equipment such as boats, marine engines, sails, cabin equipment 4. Parking Garages-Permitted by Special Permit Specifically Prohibited in the WE/WF District: Specifically Prohibited: Heavy Industrial Uses, Non Water Related Light Industrial, 1 and 2 family detached or semi-detached dwellings, Mobile Homes, Petroleum Storage, Cemeteries, Casinos, Fueling Stations, Single Story Self-Storage Facilities, Big Box Retail, Drive Through Establishments, Large Scale Breweries, Vehicle Sales and Service, Printing, Heating, a/c, etc. Permitted Accessory Uses 1. Any accessory use permitted in the B-2 Zone 2. Boat fueling station 3. Snowmobile sales, service, rental in conjunction with boat sales, rental or service 4. Parking lot/parking garage 5. Outdoor storage of materials 6. Storage of marine related recreation equipment such as boats, marine engines, sails, cabin equipment as it relates to permitted primary uses under zoning Off Street Parking Requirement None Off Street Loading Requirement None Minimum Lot Size (SF) 3000 5/18/20175/4/20174/28/2017 5 | P a g e Minimum Width in Feet at Street Line 30 Maximum Building Height Any building not located along the water can have a maximum building height of 63’ and 5 stories. Waterfront Stepback Requirement For any buildings located along the water, the first 10’ of building facing the water must be between 2-3 stories in height. After the first 10 feet, buildings may have a maximum height of 63’ and 5 stories. Any property that provides a public walkway along the waterfront is exempt from the stepback requirement and may have a maximum building height of 63’ and 5 stories. 5/18/20175/4/20174/28/2017 6 | P a g e Maximum Percentage of Lot Coverage by Buildings 100%, Except for Required Setbacks Yard Dimensions Required Minimum Front Yard- No front yard setback is required, except as necessary to provide a minimum 5' sidewalk and an 8' tree lawn Required Minimum Side Yard- 0 Required Minimum Other Side Yard- 0’ Required Minimum Rear Yard- For properties located along the waterfront, there is a minimum setback of 20' from the top of bank, except for the eastern side of Inlet Island, where the setback for buildings is 10’ from the water. However, uncovered structures such as decks and patios have no setback from the water. In some areas an additional setback from the water may be required by the NYS DEC easement. For properties not located directly adjacent to the water the minimum rear yard setback is 10'. Minimum Building Height For Water Dependent Uses there is no minimum building height. For any non-water dependent uses, buildings must be a minimum of 2 stories in height Section 4. Section 325-8 of the Municipal Code of the City of Ithaca is hereby amended as follows to establish district regulations for the new Cherry Street District (CSD), and to amend the District Regulations Chart as follows: Cherry Street District (CSD) Permitted Primary Uses 1. Any use permitted in the WE-WF District, with the exception of residential uses on the ground floor of any building. Residential uses are permitted on upper stories. 2. Light Industrial Uses 3. Large Scale Breweries 4. Food Production Specifically Prohibited in the CSD: Specifically Prohibited: Mobile Homes, Petroleum Storage, Casinos, Fueling Stations, Single Story Self-Storage Facilities, Big Box Retail, Drive-thru Establishments, Cemeteries 5/18/20175/4/20174/28/2017 7 | P a g e Permitted Accessory Uses Any accessory use permitted in the B-2 Zone Off Street Parking Requirement None Off Street Loading Requirement None Minimum Lot Size (SF) 3000 Minimum Width in Feet at Street Line 30 Maximum Building Height 63’ 5 Stories Maximum Percentage of Lot Coverage by Buildings 100%, Except for Required Setbacks Yard Dimensions Required Minimum Front Yard- No front yard setback is required, except as necessary to provide a minimum 5' sidewalk and a preferred 8' tree lawn-When an 8’ tree lawn is not feasible, the Planning Board, at their discretion, may reduce the tree lawn requirement to 5’. Required Minimum Side Yard- 10’ Required Minimum Other Side Yard- 10’ Required Minimum Rear Yard- For properties located along the waterfront, there is a minimum setback of 25' from the top of bank. For properties not located directly adjacent to the water the minimum rear yard setback is 10'. Minimum Building Height For Industrial Uses there is no minimum building height. For any non-industrial uses buildings must be a minimum of 2 stories in height Section 5. Section 325-8 of the Municipal Code of the City of Ithaca is hereby amended as follows to establish district regulations for the new Newman District (ND), and to amend the District Regulations Chart as follows: 5/18/20175/4/20174/28/2017 8 | P a g e Newman District (ND) Permitted Primary Uses 1. Any Use Permitted in B-1 Zone, with the exception of 1 and 2 Family Detached or Semi-Detached Dwellings, Fraternity, Sorority, or Dormitories, or Bed and Breakfast homes, and Funeral Homes, and Banks or Monetary Institutions, which are not permitted in the Newman District. 2. Retail store or Service Commercial Facility 3. Restaurants, Fast Food Establishment, Tavern, with the exception of establishments where food or drink is intended to be served to or consumed by persons in automobiles 4. Club, Lodge or Private Social Center 5. Theater, Bowling Alley, Auditorium or Other Similar Place of Public Assembly 6. Hotel/Motel/Boatel 7. Recreational or Cultural Facilities such as a Park, Playground, Art Museum, fishing pier, or yacht club 8. Public Recreation 9. Sale, Rental, Repair, or Storage of Marine-related Recreational Equipment, such as boats, marine engines, sails, cabin equipment, and boat fueling Permitted Accessory Uses 1. Any accessory use permitted in the WE/WFD Zone, 2. Confectionary, Millinery, dressmaking, and Other Activities involving Light Hand Fabrication, as well as sales. 3. Parking Garages Off Street Parking Requirement None Off Street Loading Requirement None Minimum Lot Size (SF) 3000 Minimum Width in Feet at Street Line 30 Maximum Building Height For properties located along the waterfront, the first 12' building facing the water is restricted to have a maximum building height of 2-3 stories after that the building may 5/18/20175/4/20174/28/2017 9 | P a g e step up to 5' stories. Properties not located adjacent to the water have a maximum of 5 stories and 63' Maximum Percentage of Lot Coverage by Buildings 100%, Except for Required Setbacks Yard Dimensions Required Minimum Front Yard- No front yard setback is required, except as necessary to provide a minimum 5' sidewalk and a preferred 8' tree lawn. Required Minimum Side Yard- 5’ Required Minimum Other Side Yard- 5’ Required Minimum Rear Yard- For properties located along the waterfront, there is a minimum setback of 20' from the top of bank For properties not located directly adjacent to the water the minimum rear yard setback is 10'. Minimum Building Height 25’ 2 Stories Section 6. Section 325-8 of the Municipal Code of the City of Ithaca is hereby amended as follows to establish district regulations for the new Market District (MD), and to amend the District Regulations Chart as follows: Market District (MD) Permitted Primary Uses 1. Any use permitted in the Newman District 2. Health Care facilities 3. B&B Inns 4. Confectionary, Millinery, dressmaking, and Other Activities involving Light Hand Fabrication, as well as sales. 5. Food Production Facilities Permitted Accessory Uses 1. Any accessory use permitted in the ND Zone 2. Drive-Thru Banking Services 3. Parking Garages Off Street Parking Requirement None Off Street Loading Requirement None Minimum Lot Size (SF) 5/18/20175/4/20174/28/2017 10 | P a g e 3000 Minimum Width in Feet at Street Line 30 Maximum Building Height For properties located along the waterfront, the first 12' building facing the water is restricted to have a maximum building height of 2-3 stories after that the building may step up to 5' stories. Properties not located adjacent to the water have a maximum of 5 stories and 63' Maximum Percentage of Lot Coverage by Buildings 100%, Except for Required Setbacks Yard Dimensions Required Minimum Front Yard- No front yard setback is required, except as necessary to provide a minimum 5' sidewalk and an 8' tree lawn Required Minimum Side Yard- 5’ Required Minimum Other Side Yard- 5’ Required Minimum Rear Yard- For properties located along the waterfront, there is a minimum setback of 20' from the top of bank. For properties not located directly adjacent to the water the minimum rear yard setback is 10'. Minimum Building Height 25’ 2 Stories Section 7. The City Planning and Development Board, the City Clerk and the Planning Department shall amend the district regulations chart in accordance with the amendments made herewith. Section 8. Severability. Severability is intended throughout and within the provisions of this local law. If any section, subsection, sentence, clause, phrase or portion of this local law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portion. Section 9. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. 1,000 Market District Newman District 0 500 feet West End/ Waterfront District Cherry Street District Existing NY State Plane, Central GRS 80 Datum Map Source: Tompkins County Digital Planimetric Map 1991-2014 Map Prepared by: GIS Planning, City of Ithaca, NY, 20 April 2017.