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10-24-17 Planning and Development Board Meeting Agenda OTHR� CITY OF ITHACA 108 E. Green St.—Third Floor Ithaca,NY 14850-5690 'WDEPARTMENT OF PLANNING,BUILDING,ZONING, & ECONOMIC DEVELOPMENT 11�� �''C Division of Planning& Economic Development ���A►'ORAl Telephone: Planning&Development—607-274-6550 Community Development/lURA—607-274-6559 E-Mail: dgrunder@cityofithaca.org APPLICANT OVERHEAD PROJECTOR NOTE: If you have a disability & would like specific accommodation to participate, please contact the The City only has a VGA plug/cable available to City Clerk at 274-6570 by 12:00 p.m., 2-3 business connect to our overhead projector. If you need days (not including weekends/holidays) before the to connect another way,you will need to provide meeting. ®®�� your own ADAPTOR. (Macs&many newer,lighter laptops may not " -- �` PLANNING & DEVELOPMENT BOARD REVISED AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. On OCTOBER 24TH , 2017 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. Start Times:Start times are approximate only—APPLICANTs are responsible for being available at whatever time(s)their agenda item(s)is actually discussed. AGENDA ITEM Approx. Start Time 1. Agenda Review 6:00 2. Special Order of Business- Board Recommendation on Draft Design Guidelines–Megan Wilson 6:05 3. Privilege of the Floor(3-minute maximum per person —if you will be speaking about a project with a scheduled 6:25 PUBLIC HEARING below 4,you are highly encouraged to speak at that time) 4. Site Plan Review A Project: Brindley Street Bridge Rebuild and Relocation 6:35 Location: Intersection of W State Street and Taughannock Blvd Applicant: Addisu Gebre for the City of Ithaca Actions: O Public Hearing Project Description: The project will relocate the current Brindley Street Bridge to align with the W. State St./Taughannock Blvd. intersection. The new bridge will be a single span bridge extending Taughannock Blvd. over the Cayuga Inlet to Taber Street. The project will retain the existing Brindley Street Bridge and south approach road for pedestrian and bike use. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 13.(1)(k) and the State Environmental Quality Review Act ("SEQRA") § 617.4 (b)(11) for which the Board of Public Works, acting as Lead Agency made a Negative Determination of Environmental Significance in 2016. B Project: Elm St Apartments 6:55 Location: 203-211 Elm St Applicant: Lynn Truame for Ithaca Neighborhood Housing Services Inc. (INHS) Actions: O Consideration of Preliminary& Final Approval Project Description: The proposed project consists of the demolition of one single family home and two apartment buildings and the construction of a single 12,585 SF apartment building with 13 dwelling units, parking for six vehicles, and other associated site improvements. Due to the slope of the site, the building will have 2 stories facing Elm Street and three stories in the rear. The project requires the consolidation of three tax parcels. The project is in the R-3a Zoning district and is has received two area variances for relief from rear yard setback and parking requirements. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 (1)(h)[3], and the State Environmental Quality Review Act ("SEQRA") § 617.4 (11) for which the Planning Board, acting as Lead Agency, made a Negative Declaration of Environmental Significance on September 26, 2017. C Project: Bridges Cornell Heights Residence (Senior Housing) 7:10 Location: 105 Dearborn Place Applicant: Elizabeth Classen Ambrose Actions: ODetermination of Environmental Significance O Consideration of Preliminary& Final Approval Project Description:The applicant is proposing to construct a two story single family residence with 12 bedrooms to house up to 16 people on the .446 acre lot. The building will have a footprint of approximately 4,150 SF, including porches. Site improvements include a porte cochere, a driveway and parking area for nine cars, three patios, walkways and landscaping plantings. The site is currently vacant. Site development will require the removal of approximately 25 trees of various sizes. The applicant is proposing to use the Landscape Compliance method, which requires Planning Board approval for placement of the parking area. The project is in the R-2a Zoning District and the Cornell Heights Local Historic District and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC). This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 (1)(h)(4) and the State Environmental Quality Review Act ("SEQRA") § 617.4 (b)(11) and is subject to environmental review. D 217 Columbia St- Duplex—Satisfaction of Conditions 7:30 E 209 Hudson Street, Housing—Sketch Plan 7:35 F 111-115 The Knoll (Chesterton House)—Parking Lot,Addition& Landscape Improvements—Sketch Plan 7:50 4. Zoning Appeals #3084,201 Maple Ave,Sign Variance 8:10 #3085, 235 S Cayuga St(Coltivare),Sign Variance 5. Old/New Business 8:15 A. Planning Board Recommendation on Draft Design Guidelines for Collegetown & Downtown B. Seneca Street Update & Board Recommendation C. Designation of Chacona Block- Discussion 6. Reports 8:35 A. Planning Board Chair(verbal) B. Director of Planning& Development (verbal) C. Board of Public Works Liaison (verbal) 7. Approval of Minutes: September 26, 2017 (time permitting) 8:50 8. Adjournment 9:00 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. "An Equal Opportunity Employer with a commitment to workforce diversification." 2 CITY OF ITHACA I.•� )m°`'" `" ,. 108 E. Green St.—Third Floor Ithaca,NY 14850-5690 DEPARTMENT OF PLANNING,BUILDING,ZONING, &ECONOMIC DEVELOPMENT .e Division of Planning&Economic Development ., Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6565 E-Mail: dgrunder@cityofithaca.org To: Planning and Development Board From: Megan Wilson, Senior Planner Date: October 20, 2017 Re: Recommended Changes to the Collegetown Area Form Districts The purpose of this memo is to provide information on recommended amendments to the Collegetown Area Form Districts. As the Collegetown Design Guidelines were prepared, project consultants Winter & Company identified requirements within the Collegetown Area Form Districts (CAFD) that should be modified to allow for implementation of the guidelines. In addition, staff has noted other requirements that have not resulted in the intended outcome and should be amended or removed from the CAFD to allow more flexibility for both developers and the Board. Below is a summary of the recommended amendments. Building Height Currently, building height in all zoning districts is measured from the average grade plane, which is the average of the lowest points within ten feet of the building. This calculation works well on a level site but on sloped sites can result in a fagade that is much taller than the allowed building height. This is not desirable in most cases but is particularly impactful on extremely steep sites and on development sites that abut a zoning district with lower building heights. To address this impact, it is proposed that the CAFD be amended to measure building heights from the finished grade, which would result in a continuous height measurement around the building rather than a single average point. No portion of the building may exceed the maximum allowed height in feet or maximum allowed number of stories. No changes to the existing maximum building heights are proposed. On sloped sites, buildings could be stepped on the downhill side or the overall height of the building could be reduced. Rear Yard Setbacks The existing zoning requires a 20' rear yard setback in the CR-4 district, but property owners have indicated that this ends up being underutilized space and they would prefer to provide the open space elsewhere on the site. Staff is proposing that the rear yard setback be reduced to 10'. The existing maximum lot coverage by buildings of 50% and the minimum green space of 25% should remain. In the MU-1 district, the existing rear yard setback requirement is 10'. Given the amount of pedestrian traffic on College Avenue, it is desirable to have wider sidewalks and a tree lawn, and more flexibility could be incorporated into the setback requirements to encourage a developer to provide both. The CAFD could be amended to provide two different options: (1) the existing requirements of a minimum 5' front setback with a minimum 10' rear setback; or (2) a minimum I 8' front setback with a minimum 5' rear setback. This change would provide more flexibility for siting a building without reducing the buildable area. Front Yard Setback in CR-3 &CR-4 During their work on the design guidelines, Winter & Company noted that the minimum front yard setback requirement of 10' may be too limiting. There is a wide range of existing front yard setbacks, and many existing buildings are set back less than 10'. Winter & Company suggested reducing the minimum front yard setback for all CR districts. Staff is recommending that the minimum front yard setback be reduced to 5' in the CR-3 and CR-4 districts but remain a minimum of 10' in the CR-1 and CR-2 districts. MU-2 Front Setback Winter & Company also noted that the existing front setback requirements in the MU-2 district (minimum of 0'; maximum of 2') is too limiting and does not provide much flexibility for building design. An increased front setback would allow greater articulation of the front fagade of a building. It would also allow a property owner to extend the sidewalk space or provide outdoor dining areas or plaza spaces that would enhance the pedestrian experience. The proposed amendment is to keep the minimum front setback of 0' but to eliminate a maximum setback in the MU-2 district. MU Doors and Entries The CAM currently requires a functioning street-facing entry every 35' in MU-1 and every 60' in MU-2. This requirement was intended to help activate the pedestrian realm and encourage street-level activity. Traditional commercial, such as stores and restaurants, were anticipated when this regulation was created, but entries spaced at these intervals are not always practical for other desirable, active uses. Staff is proposing that this distance requirement be eliminated from the MU districts and that a minimum of one functioning entry be required on the street-facing fagade. Staff will attend the October 24'x' Planning and Development Board meeting to answer any questions and hear the Board's input on these proposed amendments. If you have any questions prior to the meeting, please contact me at 274-6560. 2 Brindley Street bridge plan feedback Dave Nutter [nutter.dave@me.com] Sent:Thursday, September 28, 2017 1:17 PM To: Lisa Nicholas; Board of Public Works; Cynthia Brock; George McGonigal Ms Nicholas, Thank-you for the information regarding the project to replace the Brindley Street bridge. Please share my feedback with Mr Addisu and the Planning Board. I am very supportive of the project for several reasons: * It will provide a better bridge and road for the Cherry Street area. * It will tame traffic going through and make the connection with State Street safer. * It will greatly improve a route for non-motorized traffic between the West End/West Hill neighborhood and the employment and shopping areas along and south of Malone (Wegmans, Tops, etc) and between Nates and the Titus Flats neighborhood and the West End, West Hill, Cass Park, and the Black Diamond Trail northward. In particular I support the following elements now in the plan: * Retention of the existing single-lane bridge for use by people on foot, in wheelchairs, and on bicycles. * A new driveway on Taber Street for all motor vehicle access to buildings currently using Brindley Street south of the bridge. * Conversion of current Brindley Street south of the one-lane bridge into a 10' wide shared use path, as well as similar conversion north of the bridge by the W MLK Jr Corridor project. * A crosswalk across Taber Street for the shared-use path at the south end of the current Brindley Street. * Sidewalks on the new bridge and road. * Bicycle lanes on the new bridge and road. I also have several requests / suggestions: * Replacement railings on the old bridge should be at least as high as the center of gravity of an adult riding a typical bicycle. * Replacement railings on the old bridge should include rails placed low and closely enough that a small child can't get through. As someone who, as a small child, survived a fall between inadequate railings of a road bridge down into Rock Creek in Washington DC, I take bridge railing design seriously and urge others to do so as well. * Bollards are an impediment. In poor lighting bollards are a hazard. Most pedestrians do not use lights. Many bike riders do not use headlights or use headlights designed to alert drivers rather than to illuminate the rider's path. While attempting to deter motor vehicle traffic on the old bridge, any bollards should not, as the drawing depicts, create gaps so narrow as to make it difficult or impossible for a person to navigate passage using a bicycle with, for instance, a child trailer, or to prevent access by snow removal machinery. A single bollard would be preferable to two. Even better, bollards might be avoided altogether if the trail is obviously designed, signed, and marked as not for motor vehicle traffic at Taber Street, at State Street, along its length, and at the single crossing point for truck delivery access to Ithaca Grain & Pet Supply. * Please put a streetlight on the small, currently-unused utility pole at each end of the bridge. Lights using a small PV panel and battery would be fine, as is used on the trail between Floral Ave and the Flood Control Channel. * The crosswalk on Taber at the south end of the shared use path should be a ladder style or zebra stripe, which should be the standard because it is far more visible and longer lasting than the ineffective pair of narrow parallel lines shown. * The crosswalk on Taber at the south end of the new shared use path should go directly south to connect to the gravel path which many people now use directly between Taber and Malone. Planning should include formalizing the gravel path with future pavement and lighting. * The current streetlight placement should be retained on a pole at the corner of Taber and Brindley to illuminate the area where people cross Taber. * Rather than wide 12' motor vehicle lanes, which encourage speeding, please mark the lanes as a more standard 11' and mark a 1' buffer between the motor vehicle lane and the 5' bicycle lane. * Please include bike lane stencils in the bike lanes. * There may be special attention needed at the end of the bike lane going southwest. * Please design the intersection to work for bike riders. Traffic lights should be triggered by the presence of a person on a bike. There should be bike boxes to bring riders to where they are most visible and allow them to make turns safely. * Please design the intersection to minimize conflicts and lane-changing by drivers who don't like waiting behind someone else who is waiting to turn left. Of the three lanes on State, the center lane in each direction should be a left-turn lane, eastbound to Taughannock going north, and westbound to Taber going south. * Please design the intersection to be safe for pedestrians. When a pedestrian pushes a button to request safe passage across a street, there should be no motor traffic either allowed or directed across that crosswalk during the "walk" signal. The conflicting movements at traffic lights throughout the West End, which were instituted to compromise pedestrian safety in favor of moving people in motor vehicles faster, should not continue. As a result of that policy many drivers fail to see the "walk" signal, ignore pedestrians, or are more aggressive toward them; pedestrians attempting to use the crosswalks legally are endangered (I and my family have been nearly struck in crosswalks of at least 4 intersections in the West End while our"walk" signal was lit); and many pedestrians in search of a safer way to cross streets do so at other times and places thereby losing any legal protection while causing surprise and resentment among drivers. * I realize that the project needed a name, but please change the name of the new bridge and road. It may have no addresses. It only goes 1 block before curving slightly and changing name again. It connects to Taughannock Blvd, but using that name may be awkward because that already ends in a 100 block. Meanwhile the current Brindley Street bridge and road will still exist, they will be significant, and they will need to be referenced as a path for bicycle and pedestrian use. Please rename the old bridge and road as the "Brindley Trail" and the rename new bridge and road as part of Taber Street. That would clear up a lot of ambiguity while also making it easier to direct people to businesses on Taber. * To the drawing of the current use of the bridge, please add side mirrors on the van, show the van centered in the single lane, and show the pedestrian a safer distance from the railing on the bridge. Yes, there is an "overlap" there, and drivers are more of a threat to pedestrians than the drawing suggests. I wish the drawing could also show the pathetically unsafe and ineffective railings, a countdown clock for the 13 seconds it takes me to walk the length of the bridge and then step aside, and the driver following closely, leaning on the horn, and verbally questioning my right to walk on the bridge at all, as I have experienced. Thank-you, and keep up the good work. I look forward to the completion of this project. David Nutter 243 Cliff Street Member of the Bicycle & Pedestrian Advisory Council On Sep 26, 2017, at 1:06 PM, Lisa Nicholas <LNicholas c&cityofithaca.org>wrote: Dear All, Please see the attached revised agenda for tonight's Planning&Development Board Meeting starting at bpm. Applicants-please take note that estimated start times have changed-and plan accordingly. The following item has been added to the agenda: Special Order of Business-Brindley St Bridge Update-materials are attached for your reference. Lisa Lisa Nicholas,AICP,Senior Planner Planning Division 108 E Green Street Ithaca,NY 14850 607-274-6557 How far you go in life depends on you being tender with the young, compassionate with the aged, sympathetic with the striving, and tolerant of the weak because someday in life you will have been all of these. George Washington Carver(Agricultural botanist and inventor,former slave, c.1860-1943) <09-26-17 Revised Agenda - Regular Meeting.pdf> <Site Plan Review Submission drawings.pdf> Below is a summary of the project consultant's approach (in red) to concerns the Project Review Committee needs to see addressed and to review prior to next month site plan review meeting. As a reminder, Delta will not provide updated plans/renderings for tomorrow's meeting as it takes time to address all the issues raised at the meeting last week. So would you please share this information with PB members prior to tomorrow's meeting? It's my understanding that the focus of tomorrow's meeting is to gather additional comments/concerns from the public hearing and Board members. Let me know if you have any questions. Thanks, Addisu ************************************************************************************ 1. Four piers with decorative lights at each corner of the bridge entrances Same as Lake Street Bridge. Piers will be behind railing. For now we'll show just 4 piers (one at each end/corner of bridge) 2. Silver approach rail,transitions to dark green between the piers. 1. Dark green is strictly on the bridge to demarcate it as a distinct, separate "place" OK— approach railing will be galvanized 2. Match color to Lake street bridge along with silver hand rail mounted to top OK— stainless steel handrail will terminate similar to Lake St. Bridge 3. Approach rail must be consistent with the bridge rail -form should spring directly from the bridge rail - i.e., if there are 4 bridge rails,there should be 4 approach rails and we should try to select a product that doesn't transition down from 4,to 3,to 2 etc.The pedestrian experience should feel comfortable.This should be a beautiful city bridge, not a highway bridge out in the middle of nowhere. We've prepared a concept sketch for carrying 3 rails to end of transition railing and eliminating kick-back railing on approaches.We will formalize and if we can make this work, we can offer to the board, subject to NYSDOT approval. 1. Approach rail and bridge rails must terminate and resolve at the same angle on all four corners. No strictly possible due to differing geometry, but we'll try to do the best we can. 2. Silver hand rail and dark green rail should be consistent at all for corners OK 3. Consistency and symmetry at all four corners Again, we have to work with the geometry of the approaches. 4. If possible, can we move the approach rail on the north side of the bridge to behind the plantings? Can it return quickly and disappear behind plants?We can do this, but have to go with flared wingwalls on the north end of the bridge vs. U-walls originally proposed. 5. Elevate the design considerations of the approach rails. And be consistent with number of rails as compared to the dark green bridge rail. OK 6. An exact count of trees over 8" DBH that need to be replaced. Can we put some into the disturbed area and not just along the street? We'll need to count trees over 8" DBH and see how many trees we might add within the disturbed area, subject to funding availability. 1. We may need to partner with Jeanne Grace if our project budget doesn't support it OK 2. Removing 70+trees-we need to be more precise about what we're replacing and why OK 7. All plans,graphics, and technical drawings need to match. We want to avoid having to match all of the different submittal items, as this will be a time consuming effort. We can eliminate some of the graphics, or pick one rendering to show the proposed, updated features. 8. Ped Bridge Rail 1. Achieve something closer to the historic photo. Make adjustments for modern safety standards We have a concept sketch that allows us to use standard DOT railing with supplemental features that simulate the old truss. 2. Try to follow the rhythm and form of post spacing in historic photo We can space posts to create same number of"panels" as old truss 3. They like that the end geometry mirrors the historic image OK 4. All for ends should taper in the same way OK 5. Need to see full elevation drawing of the proposed rail for the record OK 9. City street lights 1. How do we plan to light the street? Bridge is already showing lights but what about the approaching street Approach lighting on relocated street is proposed but we haven't yet designed. Will be standard DOT lighting (galvanized post with bracket arm and fixture) 2. How are we lighting old brindley? 1. Is there pedestrian scale lighting?John Schroeder suggested lighted bollards We were going to stay with pole mounted street light in the NW corner of the existing bridge. We can add other supplemental lighting but may have to find additional funds to cover the cost. 10. Want to see drawings of the protective bollards-the ones that prevent vehicles from entering OK—an example of what they are looking for would be helpful. PROPOSED RESOLUTION Site Plan Review Preliminary&Final Approval Apartments(Rebuild) 203-209 Elm Street Planning&Development Board October 24,2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for construction of an apartment building at 203-209 Elm St. by Lynn Truame for Ithaca Neighborhood Housing Services (INHS), and WHEREAS: the proposed project consists of the demolition of one single family homes and two apartment buildings and the construction of a single 12,585 SF apartment building with 13 dwelling units,parking for six vehicles, and other associated site improvements. Due to the slope of the site, the building will have 2 stories facing Elm Street and three stories in the rear. The project requires the consolidation of three tax parcels. The project is in the R-3a Zoning district and has received two area variances for relief from rear yard setback and parking requirements, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 (1)(h)[3], and the State Environmental Quality Review Act("SEQRA") § 617.4 (11) and is subject to environmental review, and WHEREAS: it was requested that the Tompkins County Planning Commissioner, Tompkins County Department of Health, NYS Homes and Community Renewal, and the Ithaca Urban Renewal Agency, all potentially involved agencies, consent to the City of Ithaca Planning Board being Lead Agency for the environmental review of the project, and WHEREAS: all above agencies either provided written consent to the Planning Board or did not respond within the required 30 day period, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on July 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 September 26, 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: "Topographic and Survey Map No. 203,207,209 Elm Street, City of Ithaca, Tompkins County, New York" dated 3/25/15 and prepared by TG Miller"Existing Conditions Plan(C-101)" "Demolition, Erosion and Sediment Control Plan (C-102)", "Layout Plan (C-103)", "Grading and Utility Plan (C-104)" , "Details (C-201)", "Overall Landscape Plan (L-101)", "Overall Context Aerial(L-102)","Lower Level Plan(A-101)", "First Floor Plan(A-102)", "Second Floor Plan (A-103)", "Roof Plan (A-104)", "First Floor Plan (A-102)", "Exterior Elevations (A-200)" , "Conceptual Building Sections (A-301)" and "Sections (A301)" with a revision date of 8/16/17 and prepared by SWBR Architects et.al and "Overall Site Plan" undated and prepared by SWBR Architects and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS:the Planning Board did on September 26,2017 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), &(3)of the City of Ithaca Code, and WHEREAS:the Planning and Development Board held the required Public Hearing on August 22,2017,and WHEREAS:this Board has on October 24,2017,reviewed and accepted as adequate new and revised drawings titled: "Demolition, Erosion and Sediment Control Plan(C-102)", "Layout Plan(C-103)", "Grading and Utility Plan (C-104)", "Work Zone Traffic Control Plan (C105)", "Details (C-201)", "Exterior Elevations (A-200)", "Misc Details (A-401)", "Overall Landscape Plan (L-101)" and "Colored Site Plan (L 103)" all with a latest date or revision date of 10/6/17 and prepared by SWBR Architects and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant preliminary and final site plan approval to the project subject to the following conditions: i. Submission of a revised Landscape Plan showing vines at the base of the tiered retaining wall, and ii. Submission of an updated sheet-A200—Exterior Elevations—showing correct labeling/numbering, and iii. Noise producing construction shall take place only between the hours of 7:30 am to7:30 pm Monday- Friday (or Saturday 9 am to 7:30 pm with advance notification to and approval by the Director of Planning and Development), 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. A MP&T plan must be approved by Engineering before issuance of a building permit. vii. 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 ""�® BEROCHITECTURF PLLC I� r�ll �I ARC HITECTU RESUSTAINABILITYPRESERVATION ® Thirty-Two Winthrop Street, Rochester, New York 14607 585-262-2035 1 contact@beroarchitecture.com October 11, 2017 Elizabeth Classen Ambrose Bridges Cornell Heights 407 Wyckoff Avenue Ithaca,NY 14850 RE: Building Code Question New Family Residence 105 Dearborn Place Ithaca,NY 14850 Elizabeth, This letter is in response to an email you forwarded to me that you received from Lisa Nicholas on October 10th referencing an email from Andrew Rappaport regarding accessibility code requirements. I can verify that the project at 105 Dearborn is a Single Family Residence, as originally imagined and as indicated on all of our application materials. As such it has been designed to meet or exceed all applicable codes and regulations applicable to a single family residence including accessibility. As a single family residence it is not required to comply with accessibility requirements for commercial buildings. Very truly yours, John Page,Architect Bero Architecture PLLC Bero Architecture PLLC 1 13 155.CodeQuestion.105 Dearborn.28417.doc October 11, 2017 Ms. Lisa Nicholas, AICP, Senior Planner City of Ithaca, Planning Division 108 E. Green Street Ithaca, NY 14850 Re: Bridges Family Residence development at 105 Dearborn Place, Ithaca, NY Dear Ms. Nicholas: Please find our comments below in regards to the revised drawings for the Bridges development project at 105 Dearborn Place. Although we believe that additional existing mature trees could be saved and parking area reduced by slight reductions or shifts in the building and parking footprint (and number of parking spaces required), we generally support the current site plan, with the following conditions: 1. Please require that all trees to be preserved in the "Site Demolition Plan" are fully protected and undamaged by general and subcontractors during construction, particularly those along the south and southeast edges of the property. Wherever possible, tree protection fencing during construction should be placed on the ground all the way to the edges of existing tree canopies, in addition to protecting tree trunks themselves. Actual existing tree canopies are shown incorrectly on the site survey, but are shown accurately on the "Landscape Planting Plan". 2. There are discrepancies in the drawing set between trees to be saved in the "Site Demolition Plan" and the "Landscape Planting Plan". Preserved trees should be the ones shown on the Site Demolition Plan drawing. There should be no confusion about this during construction as it may lead to the contractor taking out trees meant to be preserved. 3. An enclosure for trash is shown around several large existing mature trees in the side yard setback, along the south property line. Any structural footings for the fence enclosure must not impact existing tree roots or otherwise harm the existing trees in this area.Additionally, site grading and electrical wiring should not interfere or impact existing tree roots for all existing trees to be preserved. 4. The "Landscape Planting Plan" drawing shows "7 VPGG" for screening along the back property line,while the plant schedule reads "7 TPGG". The drawing label should be changed to "7 TPGG"to match the plant schedule which calls for 7 Thuja standish x plicata "Green Giant" arborvitae at 6'-7' height when planted. 5. There are discrepancies in proposed plantings between the "Landscape Planting Plan" and the "Landscape Lighting Plan" and "Architectural Site Plan".The "Landscape Planting Plan" should be the plan that is followed according to plant species, planting size, and locations. Thank you for consideration of our requests at this time. Sincerely, Mitch Glass & Linda Shi 208 Wait Avenue Ithaca, NY Cc: B. McCracken, City of Ithaca Planning G. Leonardi, City of Ithaca Planning E. Ambrose, Bridges Family Residence Planning & Development Board 10/24 Mtg: 105 Dearborn Erika Fowler-Decatur [fowlerdecatur@gmail.com] Sent:Tuesday, October 24,2017 12:20 AM To: Lisa Nicholas; Deborah Grunder Hi Lisa, Can you please forward the below letter to the members of the planning board for tomorrow's meeting? Unfortunately, I cannot attend in person. Thank you, Erika ----------------------------------------------- Dear Members of the Planning and Development Board: You are being asked to resolve that the Bridges project on 105 Dearborn, "will result in no significant impact on the environment." Building a massive structure that features 12 bedrooms and a parking area for 9 cars on what was a green space will have an enormous impact on the area. The design necessitates the cutting down of the majority of shade trees, 25 in total. Their temperature-cooling and oxygen-producing qualities will be replaced by more trucks serving what will become yet another Bridges business, the sixth in our small neighborhood. These large, commercial vehicles frequently leave their motors idling for 20-30-minute periods, emitting air and noise pollution and clogging narrow roads not intended for commercial use. This project will have a major negative impact on the environment in the area. The cumulative impact of all 6 Bridges projects is much larger, but there's no mechanism by which to formally consider that. Furthermore, Cornell Heights is zoned as a residential neighborhood and is a designated historic district; it is not a business district. Somehow the Bridges structures are allowed to be classified as single-family homes rather than service-providing facilities, and that classification should be re-examined. This is an issue of importance that will not soon go away since Bridges will continue to buy and convert homes in the neighborhood. Please thoroughly and carefully consider your vote. Thank you, Erika Fowler-Decatur 125 Heights Court Ithaca, NY 14850 PROPOSED RESOLUTION Site Plan Review CEQR-Negative Declaration Senior Housing 105 Dearborn Place Planning&Development Board October 24,2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a senior housing project at 105 Dearborn Place by Elizabeth Classen Ambrose, and WHEREAS: the applicant is proposing to construct a two story single family residence with 12 bedrooms to house up to 16 people on the .446 acre lot. The building will have a footprint of approximately 4,150 SF, including porches. Site improvements include a porte cochere, a driveway and parking area for nine cars, three patios, walkways and landscaping plantings. The site is currently vacant. Site development will require the removal of approximately 25 trees of various sizes. The applicant is proposing to use the Landscape Compliance method, which requires Planning Board approval for placement of the parking area. The project is in the R-2a Zoning District and the Cornell Heights Local Historic District and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission(ILPC), and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4(1)(h)(4)and the State Environmental Quality Review Act("SEQRA") § 617.4(b)(11) and is subject to environmental review and, WHEREAS: State Law specifies that for actions governed by local environmental review the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carryout the action, 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 September 26, 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 October 24, 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 Site Conditions (C101)", "Site Demolition Plan (C102)", "Site Layout Plan (C103)", "Site Grading Plan (C104)", "Site Utility Plan (C105)", "Erosion and Sediment Control Plan (C108)" and"Details (C201 & C202)' all prepared by TG Miller PC, and "Architectural Site Plan (A01)", "Site Plan Study- Dimensional & Rear Yard (A.0l.A)" and "Architectural Landscape Plan (A02)", all dated 10-2-17 and "North Elevation Study (SK.20)", "West Elevation Study (SK.21)", "South Elevation Study (SK.22)" and "East Elevation Study (SK.23)", dated October 2016 and prepared by Bero Architecture PLLC, and "Landscape Lighting" and "Planting Plan" both dated 9-26-17 and prepared by Paula Horrigan,Landscape Architect, 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 Preliminary&Final Approval Senior Housing 105 Dearborn Place Planning&Development Board October 24,2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a senior housing project at 105 Dearborn Place by Elizabeth Classen Ambrose, and WHEREAS: the applicant is proposing to construct a two story single family residence with 12 bedrooms to house up to 16 people on the .446 acre lot. The building will have a footprint of approximately 4,150 SF, including porches. Site improvements include a porte cochere, a driveway and parking area for nine cars, three patios, walkways and landscaping plantings. The site is currently vacant. Site development will require the removal of approximately 25 trees of various sizes. The applicant is proposing to use the Landscape Compliance method, which requires Planning Board approval for placement of the parking area. The project is in the R-2a Zoning District and the Cornell Heights Local Historic District and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission(ILPC), and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4(1)(h)(4)and the State Environmental Quality Review Act("SEQRA") § 617.4(b)(11) and is subject to environmental review and, WHEREAS: State Law specifies that for actions governed by local environmental review the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carryout the action, 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 September 26, 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 September 26,2017, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on October 24, 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 Site Conditions (C101)", "Site Demolition Plan (C102)", "Site Layout Plan (C103)", "Site Grading Plan (C104)", "Site Utility Plan (C105)", "Erosion and Sediment Control Plan (C108)" and"Details (C201 & C202)' all prepared by TG Miller PC, and "Architectural Site Plan (A01)", "Site Plan Study- Dimensional & Rear Yard (A.0l.A)" and "Architectural Landscape Plan (A02)", all dated 10-2-17 and "North Elevation Study (SK.20)", "West Elevation Study (SK.21)", "South Elevation Study (SK.22)" and "East Elevation Study (SK.23)", dated October 2016 and prepared by Bero Architecture PLLC, and "Landscape Lighting" and "Planting Plan" both dated 9-26-17 and prepared by Paula Horrigan,Landscape Architect, 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 October 24, 2017 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant preliminary and final site plan approval to the project subject to the following conditions: i. Noise producing construction shall take place only between the hours of 7:30 am to7:30 pm Monday- Friday (or Saturday 9 am to 7:30 pm with advance notification to and approval by the Director of Planning and Development), and ii. Any work in the City Right of Way will require a Street Permit, and iii. Bike racks must be installed before a certificate of occupancy is granted, and iv. A MP&T plan must be approved by Engineering before issuance of a building permit. V. 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 MARATHBIV r ENGINEFRING 39 Cascade Drive / Rochester, NY 14614 / Phone(585)458-7770 October 24, 2017 City of Ithaca Division of Planning& Economic Development 108 E.Green Street, 3rd Floor Ithaca, NY 14850 Attn: Lisa Nicholas Re: 985 Danby Road, LLC— Columbia Street Apartments 217 Columbia Street City of Ithaca, NY Dear Lisa, On behalf of our client,985 Danby Road, LLC,we are submitting this letter and enclosed information in response to the Site Plan approval conditions made by the City of Ithaca Planning Board at their September 26,2017 meeting. Response to September 26, 2017 Planning Board Approval Conditions: 1. Submission to the Planning Board of a revised fence detail specifying wood construction and showing a design more compatible with the residential neighborhood (e.g.farther from the street and/or shorter overall) and details of shed and block wall. Response: The shed size is currently proposed at 10'x12'. The Owner is currently coordinating final details with the shed supplier. Initial details are provided. In general, the shed will be split in half(one half for each tenant space) with access to each storage space via a set of double doors. Each space will have a window on the side of the shed. The shed's exterior will consist of vinyl siding(in a similar shade of gray as proposed on the new residential structure), white trim and architectural shingles(same as used on new residential structure). The detail and photo enclosed are a general representation of what is proposed for the shed. Updated detail showing configuration and height of screen fence is provided in the enclosed architectural plans. The material will be wood and fence color will be white to match the trim color of the new building. 2. Submission to the Planning Board of a revised utility plan showing a drain at the base of the driveway that diverts water from flowing over the sidewalk. Response: The updated Utility Plan is enclosed. 985 Danby Road, LLC—Columbia Street Apartments 217 Columbia Street Site Plan Review Submission 10/24/17 3. Any work within the City Right of Way will require a street permit. Response: The Applicant acknowledges this requirement. 4. Bike racks must be installed before a certificate of occupancy is granted. Response: The Applicant acknowledges this requirement. 5. A staging plan must be approved by the Building Division and Engineering before issuance of a building permit. Response: The Applicant acknowledges this requirement. 6. Noise producing construction activity shall be limited to the hours of 7:30 am to 7:30 pm (and Saturday 9:00 am to 7:30 pm with advance notification to an approval by the Director of Planning and Development). Response: The Applicant acknowledges this requirement. A note has been added to the cover sheet of the Site Development Plans outlining the work hour limitations. 7. 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. Response: The Applicant acknowledges this requirement. So the City of Ithaca may complete their review,we are providing the following: o This Letter, 8 copies ® Site Development Plans (11x17)—8 copies ® Architectural Elevations and Details (11x17)—8 copies ® CD containing electronic copies of the enclosed information If you have any questions, or require additional information, please do not hesitate to contact our office. Respectfully sub fitted, _� Adam M. Fishel, PE,CPESC cc: Charlie O'Connor—Modern Living Rentals (via email) John Snyder—John Snyder Architects(via email) 2 ARCHITECTURAL SHINGLES (OR 29 GAUGE METAL ROOFING wl TAR PAPER UNDERLAYMENT) 3x6 TRUSS PLATES FACTORY PRESSED 2x4 SPFj2 RAFTERS, @ 16" D.C. (24' O.C. FOR METAL ROOFING) � 1/2 �212� 716' 05B SHEATHING 2x4 SPF#2 SUB-FASCIA LP FASCIA 2x4 SPF12 COLLAR TIES, EVERY OTHER RAFTER V,LaV , DBL_ 2x4 SPF"2 w TOP PLATES = Q F •� O X LP SMARTSIDE T w 2x4 SPF#2 STUDS, i s SIDING II~ 16' 0_G_ ^ J Ic = 2x6 SYPf2 P_T. FLOOD JOISTS. @ 16' O.C. 2x4 SPF412 5f8' T&G LP PROSTUCT B4TTO141 PLATE FLOORING 2x6 SYR12 P_T. RIM PLATE 4x6 P.T NOTCHED 5'-5' f 9" RUNNERS BUILDING SECTION ALlp W0010TEX 10' WIDE OBIGINAL i s i i !• } AA i J l� - is SITE DEVELOPMENT PLANS FOR 9 D a b y Road , LLC E;Olumbia *tr et A partm nts A011111h -AM -U Kft U zmpi 7 COL%NPM IA SITUATED I CITY OF ITHACA TOM KINS COUNTY N W YORK PROSPECT ST S� PLEASANT S. r. C Q m COLUMeiA ST Q Cd SITE LEGEND: 4 LOCATION EXISTING PROPOSED DESCRIPTION J GN Q -aSIGN ti + oID LIGHT POLE HILLVIEvvpt _ POWER POLE C c-�-- GAS MAIN&VALVE O E-®- ELECTRIC CONDUIT&STRUCTURE LIST OF DRAWINGS Z Fi Cn TELEPHONE CONDUIT&STRUCTURE DWG TITLE i+oma o i CENTERLINE AND STATIONING RIGHT-OF-WAY OR PROPERTY UNE -- COVER SHEET CURB -- TOPOGRAPHIC BOUNDARY SURVEY A�• x X FENCE(DESCRIPTION) 8'PVC SDR-3s C1.0 SITE PLAN -s'SA-►---- ♦-NN 0 a�-.- SANITARY SEWER WITH MANHOLE O-e'ST- ---oo-��sT°-�'oR■ STORM SEWER,MANHOLE&FIELD/DROP INLET C2.0 GRADING AND EROSION CONTROL PLAN(1 OF 2) ---8 W 8'W V W.V.WATER MAIN WITH HYDRANT&GATE VALVE C2.1 GRADING AND EROSION CONTROL PLAN(2 OF 2) CRESCENT PL -+--- W.V.- V•••-+-- CENTERLINE OF SWALE C3.0 UTILITY PLAN _525— sz�_ CONTOUR C4.0 LANDSCAPING PLAN DRAINAGE FLOW ARROW +SHOT +� SPOT ELEVATION C5.0 DETAIL SHEET 525M TREE UNE SITE LOCATION O TREE PROTECTION N.T.s O PARKING SPACE COUNT ABBREVIATIONS ABBR. TERM ABBR. TERM_ AC. ACRE LS LUMP SUM A.O.B.E. AS ORDERED BY ENGINEER _ ASPH. ASPHALT MR- MA11ROX AZ. AZIMUTH 15 BASELINE MON MnWIIMFNT OR MONTH Ir BM BENCHMARK CENTERLINE M.H. 'MANHOLE CLF CHAIN LINKED FENCE C.O. CLEAN-OUT CONC. CONCRETE CPP CORRUGATED POLYETHYLENE PIPE CSP CORRUGATED STEEL PIPE MARA THiljV COV. COVER CB CURB BOX PPF FNE PIPE CY CUBIC YARD PC D. DEGREE OF CURVE P1 PQIII 11E iNTFpqrr.'nnw ENC 1 N E E R I N C DIA. DIAMETER PT POINT OF�RrFNCY DI DROP INLET PVC POINT OF 112AL CURVATURE D.I.P. DUCTILE IRON PIPE EA. EACH 840 HANSHAW ROAD SUITE 12 EIC ELEVATIO IN CHARGE OWNER/APPLICANT: ELEV. ELEVATION FF FINISH EP EDGE OFLOOR MPAVEEFINISH FLOOR ELEVATION FI FIELD INLET RG&F ROCHESER GAS AND ELECTRIC ITHACA , NY 1 4850 FR: FINISH - - FP FINISH PAD=GARAGE FLOOR ELEVATION 985 Danby Road, LLC IN LIMITATIONS ON NOISE PRODUCING ACTIVITIES DURING CONSTRUCTION PHONE 6 0 7-2 4 1 -2 9 17 GAL. GALLONSEWER PO Box 6707 COPYRIGHT©2017 GGRAVEL G..R. GUIDE RAIL ';TySTORY THE CONTRACTOR SHALL LIMIT NOISE PRODUCING ACTIVITIES TO THE HOURS OF 7:30 AM TO 7:30 PM MONDAY THROUGH FRIDAY(AND m HHCL YD. HYDRANT AL CONTROL LINE Ithaca, NY 14851 MARATHON ENGINEERING SATURDAY 9:00 AM TO 7:30 PM WITH ADVANCE NOTICE TO AND APPROVAL BY THE DIRECTOR OF PLANNING AND DEVELOPMENT. Www.m a r a t h o n e n g.c o 1 1 1 INV. INVERT IP IRON PIPE OR IRON PIN OF ROCHESTER,P.C. L. LENGTH OR LENGTH OF CURVE r VERTIQAI rURVE LF LINEAR FEET LP ILIGHT POST PRIVATE) ICENTRAL ANGLE y mUt � J pti i MAGNETIC 1993 �^,pmao��z�m�oZWZo�� ¢�u �ER.5lY3�iet'�z �opoZFi o�¢p Fmoa Qo ��= I $d rM9 > HY �2tn W4i m2�i W WKO O ZZwip---�KQ¢w�mmo¢m03ti Z>a WI \ - \ � al-mU}Of UO W¢O�=USO ADO I m ¢¢ o wx wwviQoa w,-`"ate w U\ woippin.;w�WZzxoo�2 vi-F� UF- = p �aWa XON W¢ ¢W h U po 4 \ \ > �yjK�S0 opz3Z2�Zo3FZ mZ0 w � OUjv�U¢OOo�WU� U w-K S ti Fp WO¢z 22YO-O�WO JV1 02a LI 3 \ / I Nampa Wf~i,�W jQ�W Wa 2~04 Q=?�O K Ia¢Ump-m 02pmU1-WUU W� Wi l Y U ` \ F Si_WS�O W�IwnJS�z�m3�00pW I M II o I 3niao �o c� N Y I \ ¢ I I S8'Zt M\,t£,89.Zt s p a U o w� CL W CL, rn a Lal Z F- �ao 0Q0a o O w � O LLJ CI A\ to h I J N7VM 313a�N(�J "'z c�o lI ------------ �� I w I / S332,'1 18 Z 0 f W Ory ^ I \ \ 220 3 0 U 9 r PEDESTRIAN DETOUR GENERAL PSpE� Qsr EXISTING PURL/C PEDESTRIAN FAC/CITIES WILL BE IMPACTED BY THIS PROJECT. THE CONTRACTOR MARA SHALL BE RESPONSIBLE FOR PROVIDING 1.APPLICABILITY-THE NOTES AND INFORMATION PROVIDED ON THIS SHEET ARE APPLICABLE TO ALL"C"SERIES � APPROPRIATE PEDESTRIAN DETOUR FACILITIES, DRAWINGS.THE"C"SERIES DRAWINGS COVER SITE RELATED IMPROVEMENTS OUTSIDE THE BUILDING ENVELOPE.THE . ENGINEERING V ' V r r n I V r SIGNAGE,ETC AS REOU/RED BY THE CITY OF BUILDING ENVELOPE INCLUDES ALL AREA WITHIN 5'OUTSIDE OF THE BUILDING'S EXTERIOR WALL. /THACA. m39 CASCADE DRIVE 2.MAPPING-THE EXISTING UNDERGROUND UTILITIES WERE PLOTTED BASED ON RECORD MAPPING SUPPLIED BY o 4 C OTHERS.THE ENGINEER MAKES NO WARRANTY AS TO THE LOCATION,SIZE,TYPE,ELEVATION,AND/OR NUMBER OF OOLUMSfA <' " SITE ROCHESTER,NY 14614 EXISTING UTILITIES.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING THE HORIZONTAL AND VERTICAL a LOCATION LOCATION OF UTILITIES IN THE VICINITY OF THE NEW INFRASTRUCTURE. r PHONE 585-458-7770 3.STAKEOUT-THE CONTRACTOR SHALL NOTIFY DIG SAFELY NEW YORK(1-800-962-7962)FOR AUTILITY STAKEOUTH WWW.marathoneng.com Htll O.H. O.H. O.H. O.H. O.H. 48 HOURS IN ADVANCE OF COMMENCING WORK.STAKEOUT OF PRIVATE UTILITIES SHALL BE COORDINATED WITH THE OWNER. CURB FACE yi CONCRETE DRIVEWAY APRON 4.PROPERTY PROTECTION-THE CONTRACTOR IS RESPONSIBLE FOR DAMAGE TO EXISTING PAVEMENT,CURBS, ��g 1 PER CITY OF ITHACA D£TA/LS WALKS,LAWNS,TREES,ETC.CAUSED BY THEIR CONSTRUCTION OPERATIONS.ALL DAMAGE SHALL BE REPAIRED OR INV 15 580.5 iNV l _PAVEMENT RESTORATION / PER PAVEMENT OF�TH�A DETA/LS REPLACED BY THE CONTRACTOR TO THE OWNER'S SATISFACTION AT NO ADDITIONAL EXPENSE. n� 0 INV LO PER CITY OF ITHACA DETAILS - CONCRETE CURB/NG 1 PER CITY OF/THACA S.ACCESS-THE CONTRACTOR SHALL PROVIDE SATISFACTORY VEHICULAR ACCESS TO ALL ADJOINING PROPERTIES, ANN 1' - DETAILS PRIVATE ROADWAYS,PARKING FACILITIES,AND PUBLIC STREETS DURING CONSTRUCTION. c SAW-CUT EXIST/NG OpEsc P W COLUMBIA S T EE T ASPHALT AT LIMIT OF 6.SITE SAFETY-PRIOR TO AND THROUGHOUT CONSTRUCTION,THE CONTRACTOR SHALL POST SIGNAGE IN CONCRETE CURB/NG ( I REMOVALIRESTORA770N TYP. CONFORMANCE WITH THE REQUIREMENTS OF THE LOCAL MUNICIPALITY AND OCCUPATIONAL HEALTH AND SAFETY ACT E z PER CITY OF/T71ACA DELA/LS ( ( x (OHSA).JOB SAFETY AND MAINTENANCE AND PROTECTION OF TRAFFIC IS THE RESPONSIBILITY OF THE CONTRACTOR. i® 0 o SAW-CUT EX/ST/NG ym O CURB F i STEPS CONCRETE CURBING AT LIM/T OF REMOVAL 7.EXCAVATIONS-ALL EXCAVATIONS SHALL BE BACKFILLED/BARRICADED TO THE SATISFACTION OF THE OWNER'S � � ------ ------- - - TYR REPRESENTATIVE AT THE CONCLUSION OF EACH WORKING DAY. SITE LOCATION CL CONCRETE 6" ° d 8.MAINTENANCE-PUBLIC STREETS,PRIVATE DRIVES AND PARKING FACILITIES SHALL BE KEPT FREE OF FOREIGN U) DRIVE CONCRETESIDEWALK SAW-CUT£X/ST/NG MATERIALS.ALL AREAS SHALL BE SWEPT CLEAN AT THE END OF EACH WORKING DAY AND/OR AS DIRECTED BY THE AIIIIIIIIIIII CONCRETE SIDEWALK PER CITY OF ITHACA SIDEWALK AT LIMIT OF REMOVAL OWNER'S ON-SITE REPRESENTATIVE. *W PER CITY OF ITHACA DETAILS DETAILS d 7YP• L/M/T OF SIDEWALK REMOVAL a `+ 0 10 20 SHALL BE NEAREST✓O/NT 9.CONSTRUCTION STORAGE-STORAGE OF EQUIPMENT AND MATERIALS SHALL BE WITHIN A SPECIFIED AND d'e °d IG�IKd e SECURED AREA AS DETERMINED IN CONTRACT DOCUMENTS OR AS SPECIFIED BY THE OWNER'S ONSITE REPRESENTATIVE. SCALE yr PIPE °d STREEr UNE 10.PERMIT(S)-PRIOR TO CONSTRUCTION,THE CONTRACTOR SHALL OBTAIN THE NECESSARY PERMITS FROM THE 5lRE67'LME i S 76`4.3'24»E PIN:FOUND p (LL���� APPLICABLE MUNICIPALITY OR AGENCY.THE CONTRACTOR IS RESPONSIBLE FOR ALL BONDS AND INSURANCES AND (n 0.4'/AfOR#1 8NJ S THE OWNER IS RESPONSIBLE FOR PERMIT FEES UNLESS OTHERWISE STATED IN THE OWNER/CONTRACTOR GOlVCRE7E W 3 75.40' OF.CORNER AGREEMENT E ca START FENCE (20'FROM R.O.W.) 11.INTERIM CONDITIONS THE CONTRACTOR IS RESPONSIBLE TO MAINTAIN POSITIVE DRAINAGE AWAY FROM BUILDINGS AND WITHIN PROJECT AREA TO A STABILIZED OUTLET THROUGHOUT THE CONSTRUCTION PERIOD.THIS MAY *V ASPHALT PAVEMENT •® 0 REMOVE/RESTORE STONE WALL RE.DETAIL REQUIRE INTERIM GRADING,SHIMMING OF PAVEMENT ETC.THAT IS NOT SPECIFICALLY SHOWN ON THE PLANS AND EX/STING DRIVEWAY PORTIONS OF EXISRNG STONE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. WALL WILL BE IMPACTED BY CONCRETE SIDEWALK TO REMA/N u- THE INSTALLATION OF THE NEW REDETA/L c, I'I"® O WATER SERV/C£. CONTRACTOR t� 11.SPECIFICATIONS-TECHNICAL SPECIFICATIONS,IF SUPPLIED AS PART OF CONTRACT DOCUMENTS,ARE SHALL RESTORE WALL SECT/ONS INTENDED TO AID AND HELP DEFINE THE CONTRACTOR'S WORK SCOPE.IF DISCREPANCIES OCCUR THE CONTRACTOR DISTURBED WITH SAME STONE. SHALL REQUEST A CLARIFICATION. ® Z f 19.7'FRONT i SETBACK ° E.E.=s75s � � � CONSTRUCTION O AIEtETt FROM PL- 1. STAKEOUT-THE CONSTRUCTION STAKEOUT SHALL BE PERFORMED BY A LICENSED LAND SURVEYOR USING � mj r%m U CONTROL PROVIDED ON THE"LAYOUT PLAN".THE BUILDING FOOTPRINT(S),DATED 08/24/2017,WERE PROVIDED BY �- PORCH JOHN SNYDER ARCHITECTS.DISCREPANCIES WITH BUILDING(S),CONTROL POINTS,AND OR TIE DIMENSIONS SHALL BE !►�� REPORTED TO THE DESIGN ENGINEER(PRIOR TO THE INSTALLATION OF IMPROVEMENTS)FOR COORDINATION AND w N v CLARIFICATION. Ask cc 2. BOUNDARY-BOUNDARY INFORMATION WAS TAKEN FROM BOUNTARY AND TOPOGRAPHIC MAP PREPARED BY TG MILLER DATED 06/0512017 AND IS SHOWN FOR GRAPHICAL REPRESENTATION ONLY. As Awk ■® 30.5' 3. LAYOUT-DIMENSIONS SHOWN,WHERE APPLICABLE,SHALL BE FROM THE FACE OF CURB UNLESS SPECIFICALLY \� CALLED OUT OTHERWISE. '1 4. DEMOLITION-CLEARING AND GRUBBING SHALL BE LIMITED TO THE SITE BOUNDARIES OR WITHIN THE"WORK LIMIT = U U LINE"AS DEFINED ON THE PLAN.TREES AND OBJECTS DESIGNATED FOR REMOVAL SHALL BE COORDINATED AND FIELD �I� HOUSE �V No.21 p VERIFIED WITH PROJECT ON-SITE REPRESENTATIVE.ALL MATERIALS SHALL BE LEGALLY DISPOSED OF OFF-SITE OR Q 2 15 INO No 221 RETURNED TO OWNER AS DIRECTED BY CONTRACT DOCUMENTS.ALL ITEMS NOT SPECIFICALLY CALLED OUT TO BE Ck. ►. REMOVED SHALL REMAIN. _ 36'OAK S. COORDINATION-THE CONTRACTOR SHALL COORDINATE INSTALLATION OF UTILITY WORK WITH OTHER SITE O D ON CONFLICTS. cc �}: p UTILITIES(I.E.GAS,ELECTRIC,LIGHTING,COMMUNICATIONS)TO AVOID POTENTIAL INSTALLATION 3 B(T O UyV/T 6. STAGING-AS DEFINED BY THE CONTRACT DOCUMENTS THE CONTRACTOR SHALL CONSTRUCT A SECURE STAGING N AREA FOR STORAGE OF EQUIPMENT,MATERIALS,EMPLOYEE PARKING AND OFFICE SPACE.IF THE AREA/METHOD IS U NOT SPECIFICALLY DEFINED ON THE DOCUMENTS THEN IT SHALL BE COORDINATED WITH THE OWNER'S ON-SITE 7, REPRESENTATIVE. 7.6' REFUSE/RECYCL/NG TOTES °:d 7. CLOSE-OUT-THE CONTRACTOR'S WORK SCOPE INCLUDES BUT IS NOT LIMITED TO THE FOLLOWING AT PROJECT OWNER TO CONFIRM FINAL ° CLOSE-OUT TO THE SATISFACTION OF OWNER'S ON-SITE REPRESENTATIVE: NUMBER OF TOTES. <,'° _ ° ••REMOVAL OF ANY CONSTRUCTION DEBRIS. .JOB NO: 0852-17 W '!! I c ••CLEANING PAVEMENT AND WALKWAY SURFACES. CRUSHED STONE I Lo it ' ,. 00 VAN SHOICK(R.O.) ••RESTORATION OF ALL DISTURBED GRASS AND LANDSCAPED AREAS. SCALE: 1-1 O 4"THICK PLACED ON ° SEPARAT70N FABRIC 8141148 ••PROVIDING BONDS,GUARANTEES,CERTIFICATIONS,ETC.AS REQUIRED BY CONTRACT DOCUMENTS. DRAWN: AM F :., 10.0' I •" r PROVIDING A RECORD DRAWING. PROJECT STATISTICS SECOND FLOOR ENTRANCE COMPLETION OF FINAL PUNCH LIST ITEMS. RE:ARCH \\ 1. GENERAL: DESIGNED: AMF z LANDING WITH STEPS DATE: 7/11/17 y (NON-COMBUSTABLE)RE'ARCH 1.1 PROPERTY APPLICANT-985DANBY ROAD,LLC REVISIONS 33.0' LIMIT OF WORK 1.2 PROPERTY ADDRESS-217 COLUMBIA STREET DATE BY REVISION / AT PROPERTY L/NE. CITY OF ITHACA,NY 14850 COLUMBIA ST.LLC(R.O.) PROPOSED DUPLEX ABSOLUTELY NO WORK SHALL 08/16/17 AF MISC.REVISIONS 465353-001 / o OCCUR ON NEIGHBORS / 3-BEDROOM(UNIT JI) 1.3 TAX ACCOUNT-91-1-1 3-BEDROOM(UNIT#2) \ r PROPERTY THE CONTT?ACTOR 08/24/17 AF MISC.REVISIONS l -•1,750 SF FOOTPRINT \ a /S RESPONSIBLE FOR C+ 12,300 SF TOTAL \ PROVIDING APPROPRIATE 2. ZONING REGULATIONS: REVISED PER CITY COMMENTS BARRIERS AND/OR TEMPORARY / FFE=�S7B.F)1 s f - CEJ OB/3O/17 AF REVISED PER CITY COMMENTS FENCING THROUGHOUT 2.1 ZONING DISTRICT-R2-A / TIMBER WHEEL-STOP °° CONSTRUCTION. 09/21/17 AF 10/09/17 AF BUILDING PERMIT SUBMITTAL TYP.OF 3,RE•DETAIL 2.2 CODE REQUIREMENTS- 1 FIRST FLOOR ENTRANCE REQUIRED PROPOSED VARIANCE REQ'D? l RE.- ARCH BICYCLE'RACK 10/23/17 AF / RE'DETAIL REVISED PER CITY COMMENTS (►MTH TWO PRIMARY STRUCTURES) 2'BUMPER LOT AREA 10,000 SF ±10,721 SF NO l ©" OVERHANG TPP. d d -:1.' 4 k12'CANT/LEPER MAXIMUM LOT COVERAGE(BY BUILDINGS) 30% 129% NO SECOND STORY DECK RE'ARCH ��rn T,,41 +tlL[11iOfGX12'TO BE PLACED BUILDING SETBACKS 36'REAR SETBACK STORAGE ABOVE GRADE,WITH SEPARATE FRONT 25 FT SIDE ±10FT(EX) NO0 FT NO COPYRIGHT©2017 MARATHON ENG. SEGMENTAL BLOCK ----- SPACE FOR UNIT Z1 AND REAR' 36 FT 136 FT NO RETAIN/NG WALL UN/T2. COLOR TO MATCH OF NE RE.• DET `; UN/T,f2 NEW BUILD/NG.F/NAL BUILDING HEIGHT �� STORAGE SELEC7701V BY OWNER. �GKINLfI- �! NUMBER OF STORIES 3 2-3 NO �Q" � HEIGHT 35 FT <35 FT NO ' PARKING j ' CONCRETE SIDEWALK RE'DETAIL � TOTAL NUMBER OF SPACES 4" 4 NO 4 .086648 CRUSHED STONE REFUSE/RECYCLING HANDLING PARKING SPACE SIZE 8x18' 8'x18'ANGLED NO FESSIONP� 4"THICK PLACED ON 10x20'PARALLEL SEPARARON FABRIC SCREEN FENCE THE OWNER WILL BE RESPONSIBLE FOR PROVIDING TRASH TOTES AND RECYCLING BINS FOR THE RESPECTIVE TENANTS.THE N TENANTS WILL BE RESPONSIBLE FOR PLACING TOTES/BINS OUT BY THE CURB FOR COLLECTION BY THE RESPECTIVE HAULER. PARKING SIDE YARD COVERAGE 50% 49.8% NO c„ RE ARCH FOR DETAIL AND HEIGHT. ADAM M.FI S H E L 6"CLUMP PLACE 1'FROM PROPERTY LINE OR AS REQUIRED TO AVOID DISTURBING BICYCLE PARKING 2 3 NO NEIGHBORS PROPERTY •REAR BUILDING SETBACK:25%OF LOT DEPTH OR 50FT,BUT NOT LESS THAN 20: 25%OF 144 36' PIPE UND END FENCE 0.6'EAST 2.9'NORTH (AT REAR LOT LINE) *"REQUIRED PARKING: DRAWING TITLE: OF ORNER 12' 1 SPACE PER FOR FIRST 3 BED OR SLEEPING ROOMS PER DWELLING UNIT.' EXISTING DUPLEX 3 BEDROOMS(UNIT#1)=1 PARKING SPACE Site Plan PIN N 77`35 14 W FOUND EXISTING DUPLEX.3 BEDROOMS(U(IT#2)=1 PARKING SPACE PROPOSED DUPLEX BEDROOMS UNIT#1)=I PARKING SPACE FOUND 76,21' PROPOSED DUPLEX.-3 BEDROOMS(UNIT#2)=1 PARKING SPACE 4 PARKING SPACES TOTAL SEFERLIS(R.O.) SEFERLIS(R.O.) 4 3. PARCEL STATISTICS: 80265-001 442425-001 WORK WITHIN CITY OF ITHACA RIGHT OF WAY 3.1 AREA-ti0,721SF(t0.25ACRES) 1 of THON SHEET No: cl OTHE CONTRACTOR IS RESPONSIBLE FOR OBTAINING APPROPRIATE WORK PERMITS FROM THE CITY OF ITHACA FOR ANY WORK 3.2 EXISTING CONDITIONS:ONE(1)DUPLEX(6 BEDROOMS) ■ PROPOSED WITHIN THE CITY OF ITHACA STREET RIGHT OF WAY. 0852-17 3.3 PROPOSED CONDITIONS:TWO(2)DUPLEX STRUCTURES(6 BEDROOMS EACH) JOB No: DRAWING No: PEDESTRIAN DETOUR EX/STING PUBLIC PEDE57RIAN FACILIRES WILL BE p Crsr 0 'IS PROJECT THE CON IMPACTED BY 7H SHALL BE RESPONSIBLE FOR PROVIDING MARA TH114f APPROPRIATE PEDESTRIAN DETOUR FAC/LIKES, SIGNAGE,ETC.AS REQUIRED BY THE CITY OF ENGINEERING ITHACA. 39 CASCADE DRIVE SITELOCATION ROCHESTER,NY 14614 CON.51711077ON ENTRANCE CONTRACTOR TO UTILIZE EXIS77NG CURB CUT FOR AS PHONE 585-458-7770 LONG AS PRACTICABLE PRIOR TO EXISTING DRIVEWAY'S REMOVAL, THE CONTRACTOR SHALL DEMOLITION NOTES PL. www.marathoneng.com O.H. O.H. O.H. O.H. L ESTABLISH THE CONSTRUCTION ENTRANCE VIA THE NEW SAW DRIVEWAY L OCA TION THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION,REMOVAL,AND DISPOSAL(IN LOCATION - -CUT EXISTING CURS ASPHALT A r L1m1r OF APPROVED BY ALL GOVERNING AUTHORITIES)OF ALL STRUCTURES,PADS,WALLS,FLUMES,FOUNDATIONS,PARKING, -56 UPPER 1�:Pjff 2.3 (If-REQUIRED) RIGHT OF WAY PERPIT REOVIRLso CAN BE CONSTRUCTED.ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO A SUITABLE MATERIAL AND INV 15'-dW.5 f� - So BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL PER THE FOLLOWING RECOMMENDATIONS: So- sw 0 ITHACA LOWER 13'RPE-61!10.5 FROM THE CITY OF U) 0 REMOVAL/RESTORATION TYR DRIVES PIPES,STRUCTURES,UTILITIES,ETC.SUCH THAT THE IMPROVEMENTS SHOWN ON THE REMAINING PLANS I SAW-CUT EXISTING F RLMOVE"LZISENG CURB CUT ANN I• CURSING AT LIMIT OF REMOVAL SAW-CUT EXISTING A.AREAS WITHIN NEW BUILDING FOOTPRINT(INCLUDING SIDEWALKS):IMPORTED STRUCTURAL FILL(NYSDOT w w (IF REOUIRED) _w ASPHALT AT LIMIT OF 304.14)SHALL BE USED TO BACKFILL THESE AREAS PLACED IN LOOSE LIFTS NOT EXCEEDING 12"AND 17,, -5, STEEL _w REEMOVALIRESTORATION TYP COMPACTED TO THE MAXIMUM DRY DENSITIES NOTED IN THE EARTHWORK NOTES oles Ljj SAW-CUT EXISTING pl- COLUMBIA ST�EET 0 z CURBING AT LIMIT OF REMOVAL B.AREAS OUTSIDE NEW BUILDING FOOTPRINT:THESE AREAS MAY BE BACKFILLED WITH SUITABLE ON-SITE L_ E ILL. TYR MATERIAL PLACED IN LOOSE LIFTS NOT EXCEEDING 12"AND COMPACTED TO THE MAXIMUM DRY DENSITIES CONCRETE d 0 CURB FA STEPS RW-5 1_ NOTED IN THE EARTHWORK NOTES.IN LIEU OF USING SUITABLE ONSITE MATERIAL IN AREAS OUTSIDE THE Q '1 .2 BUILDING FOOTPRINT AS FILL,NYSDOT ITEM 203.07(SELECT GRANULAR)FILL MAY BE USED. Stst- st- ...... cc ....... THE USE OF ALTERNATE BACKFILLJFIH MATERIALS SHALL BE EVALUATED ON CASE-BY-CASE BASIS BY THE 6' ....CONCRETE PROJECTS GEOTECHNICAL ENGINEER PRIOR TO USE. cn 2. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING OF IT IN A LEGAL rm ................ LIMIT OF SIDEWALK REMOVAL SHALL 0 10 20 NEAREST MANNER.THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FOR DEMOLITION AND BE TO THE NE ST 10INT ....... (IF REQUIRED) DISPOSAL. W,ALK,* RELOCATE EXIS771VG ...... .. ..... . TREE' 3, THE CONTRACTOR SHALL MAINTAIN ALL UTILITY SERVICES TO ANY EXISTING BUILDING/FACILITY TO REMAIN AT ALL SCALE .................. ...... -571- PIPE TIMES. FOUND STREET UNE ........ PIN 4, THE CONTRACTOR SHALL COORDINATE WITH THE RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND U) STREET LW N 7'TO OW U) 572- ...... OF COR RELOCATION OF ANY UTILITIES.THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNING DRIVE CONCRETE WALL rt PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY AND ANY FEES WHICH ARE TO BE PAID c SAW-CUT EXIS77NG TO THE UTILITY COMPANY FOR SUCH SERVICES.THE CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND a EARTHWORK SIDEWALK AT L11WIT OF REMOVAL CHARGES. iii TYR EtoNcmrI- PREPARATION-PRIOR TO START OF EARTHWORK OPERATIONS THE SHALL COMPLETE THE E- 1 5. THIS PLAN DOES NOT SHOW ALL ITEMS TO BE DEMOLISHED,ABANDONED AND/OR REMOVED.EXISTING STRUCTURES 0 DISINL,CONCRETE SIDEWALK WITHIN THE CONSTRUCTION LIMITS ARE TO BE ABANDONED,REMOVED,OR RELOCATED AS NECESSARY,UNLESS FOLLOWING APPLICABLE ITEMS AS DEFINED BY CONTRACT DOCUMENTS: fly = m __574- TO BE REMOVED SPECIFIED OTHERWISE.ALL COSTS SHALL BE INCLUDED IN BASE BID. SITE DEMOLITION-REMOVAL AND DISPOSAL OFF-SITE INA LEGAL MANNER;STRUCTURES,UTILITIES, - PAVEMENTS,ETC. c Um c 0 LL ....... EXIS77NG CONCRETE DRIVEWAY Y 6. THE CONTRACTOR ACCEPTS ALL RESPONSIBILITY OF SALVAGED MATERIALS. •CLEARING AND GRUBBING-REMOVAL AND DISPOSAL OFF-SITE IN A LEGAL MANNER;TREES,BRUSH, TO BE REMOVED STUMPS,ETC. ............... Q THE CONTRACTOR SHALL UAINMIN 7, THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE DISCONNECTION OF UTILITY SERVICES TO THE EXISTING •TOPSOIL STRIPPING-STRIP AND STOCKPILE TOPSOIL FOR REUSE.EXCESS TOPSOIL MAY BE REMOVED 0 _575- E.-575.5 ACCESS ALONG NEIGHBORS BUILDING PRIOR TO DEMOLITION. FROM SITE WITH APPROVAL BY OWNER AND MUNICIPALITY. 0 ........ ........ DRIVEWAY THROUGHOUT mj METER 1 1 CONSTRUCTION. ANY DEBRIS 8. ALL UTILITIES WITHIN PROPOSED BUILDING FOOTPRINTS(INCLUDING 5 FEET BEYOND THE PERIMETER)SHALL BE 2. RESPONSIBILITY-THE CONTRACTOR IS RESPONSIBLE FOR: 0 . ....... REMOVED AND THE EXCAVATION AREA SHALL BE BACKFILLED AND COMPACTED PER THE CONSTRUCTION SEDIMENT ETC.OBSERVED ON DOCUMENTS.' ESTIMATE-COMPLETION OF A QUANTITY TAKEOFF TO DETERMINE THE VOLUME OF CUT,FILL,AND TOPSOIL. THE NEIGHBORS DRIVEWAY SHALL COMPARE AND COORDINATE WITH INFORMATION PROVIDED BY THE DESIGN ENGINEER. Tm ......... BE PROMPTLY COLLECTED. 9j --576- ...... ... 9. THE CONTRACTOR SHALL FILL ALL ABANDONED UTILITY PIPES AND STRUCTURES WITH CONTROL DENSITY FILL.ALL GRADE TOLERANCES-ESTABLISHING DESIGN SUBGRADE ELEVATIONS TO WITHIN ONE TENTH OF ONE FOOT cm ........ )IN PAVEMENT AREAS(INCLUDING WALKS)AND TO WITHIN THIRTY-THREE HUNDREDTHS OF ONE FOOT ABANDONED PIPES AND STRUCTURES WITHIN 2'OF PROPOSED FINISHED GRADE SHALL BE REMOVED UNLESS (0,10 .............. (0.33)FOR ALL REMAINING AREAS. SPECIFIED OTHERWISE.AT MANHOLES AND STRUCTURES TO REMAIN,ABANDONED PIPES SHALL BE CUT AND COMPACTION-ACHIEVING THE SPECIFIED MINIMUM COMPACTION VALUES FOR EMBANKMENT/FILL AREAS. PLUGGED AND THE REMAINING OPENING IN THE MANHOLE/STRUCTURE SHALL BE FILLED SO TO MATCH THE •REMAINING STRUCTURE/MANHOLE.THE CONTRACTOR HAS THE OPTION TO REMOVE THOSE UTILITIES TO BE THE TERMS"FILL"AND EMBANKMENT'ARE INTERCHANGEABLE ABANDONED AT NO ADDITIONAL COST TO THE OWNER. CUTS-ONCE EXCAVATIONS ARE SHAPED TO THE DESIGN GRADES THE AREAS SHALL BE PROTECTED TO cd ASSURE THAT THE INTEGRITY OF MATERIAL IS NOT COMPROMISED BY CONSTRUCTION VEHICLES AND/OR DIVERSION DIKE" 10. REMOVAL OR ABANDONMENT OF UTILITIES,DRIVEWAYS,STRUCTURES,ETC.SHALL ONLY BE PERFORMED AFTER IMPROPER DRAINAGE.AREAS DETERMINED BY CONTRACTOR TO BE NOT SUITABLE FOR SUBGRADE PLACEMENT DETAIL I RE. AIL CRITICAL NEW OR TEMPORARY INFRASTRUCTURE IS IN PLACE AND OPERATIONAL Q.E.UTILITIES,DRAINAGE,PAVING, SHALL BE IMMEDIATELY REPORTED WHEN THE SUBGRADE IS ESTABLISHED TO OWNER'S REPRESENTATIVE. ACCESSIBLE PARKING,ETC.).THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING PROPER AND SAFE SEQUENCING. STABILIZATION MEASURES FOR CUT AREAS MAY BE CONSIDERED BY OWNER'S REPRESENTATIVE AS A CHANGE TO THE BASE CONTRACT. 0 4o.2. ... ...................:_�.-.._- cc 11. THE CONTRACTOR IS RESPONSIBLE FOR ALL RELOCATIONS,INCLUDING BUT NOT LIMITED TO ALL UTILITIES,STORM < No.213-2t ................... .......... 22 DRAINAGE,SIGNS,ETC.AS REQUIRED.ALL WORK SHALL BE IN ACCORDANCE WITH THE GOVERNING AUTHORITY'S 3.TESTING THE FOLLOWING MAXIMUM DRY DENSITIES SHALL BE ACHIEVED AS MEASURED BY THE MODIFIED -T­ SPECIFICATIONS AND SHALL BE APPROVED BY THE AUTHORITY PRIOR TO THE START OF WORK.COSTS FOR SUCH PROCTOR METHOD ASTM D-1557: RELOCATIONS SHALL BE INCLUDED IN THE BASE BID. 95%IN REMAINING AREASUNDER PAVEMENTS,WALKS,AND IN STRUCTURAL FILL AREAS ......... 36*OoW LO LL_ ......... ........ 85% ........ 12. THE CONTRACTOR SHALL VERIFY OVERHEAD UTILITY ELEVATIONS TO AVOID CONFLICTS. cc 0 ..... ... 575..... ... ......... . . ..... (D THE AGREEMENT BETWEEN THE OWNER AND CONTRACTOR SHALL DEFINE THE NUMBER OF TESTS AND ............. .........L....� 0) - 13. CONTRACTOR IS RESPONSIBLE FOR COORDINATING WITH THE ELECTRICAL,TELEPHONE,CABLE,WATER,FIBER RESPONSIBILITY.WE RECOMMEND IN EMBANKMENT AREAS ONE PER LIFT AND/OR ONE PER 1,000 CUBIC YARDS. ASPHALTPARKING ..... ..­ OPTIC,AND/OR GAS LINES NEEDING RELOCATION OR REMOVAL.ADEQUATE TIME SHALL BE PROVIDED FOR . RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY IN AN EFFORT TO PROVIDE A 4. LIFT THICKNESS-THE MAXIMUM LIFT THICKNESS UNDER PAVEMENTS,WALKS,AND STRUCTURAL FILLS SHALL .................. BE 12 INCHES.HAND OPERATED COMPACTION FILLS SHALL NOT EXCEED 6 INCHES. 9 17.6 SMOOTH TRANSITION IN UTILITY SERVICE. > 14. THE CONTRACTOR IS RESPONSIBLE FOR ALL TEMPORARY SERVICES INCLUDING BUT NOT LIMITED TO:GAS, 5. PROOF ROLLING-THE OWNER'S REPRESENTATIVE MAY REQUEST A PROOF ROLL(I.E.LOADED TEN WHEELER) ELECTRIC,TELEPHONE,STORM DRAINAGE,SANITARY SEWAGE,COMMUNICATIONS,HEAT,ETC.THROUGHOUT ALL ........ OF SUBGRADE AREAS PRIOR TO PLACEMENT OF SUBBASE MATERIALS.AREAS THAT FAIL!*SHALL BE REMOVED AND ..... .. .... ..... PHASES OF CONSTRUCTION.COSTS FOR SUCH TEMPORARY SERVICES SHALL BE INCLUDED IN THE BASE BID. .............. REPLACED TO ACHIEVE A PASSING SUBGRADE. JOB NO: 0852-17 680 VAN SHTICK(R.O.) 15. THE CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING,BARRICADES,ENCLOSURES,ETC.AS SCALE: 1 11=10' 576 SAW-CUT EXIST/NG8141148 REQUIRED BY THE OWNER,CITY OF ITHACA AND/OR THE ENGINEER. EROSION CONTROL DRAWN: AMF EXISTING ASPHALT DRIVEWAY T9 ASPHALT DRIVEWAY AT 16. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SURROUNDING PROPERTIES AT ALL TIMES DURING DEMOLITION DESIGNED: AM PROPERTY LINE OF EXISTING FACILITIES AND CONSTRUCTION OF NEW SITE/BUILDING IMPROVEMENTS. 1. PRE-CONSTRUCTION-THE APPROPRIATE EROSION CONTROL MEASURES AS DEFINED BY THE .5" BE REMOVED CONSTRUCTION DOCUMENTS SHALL BE INSTALLED PRIOR TO THE START OF ANY CONSTRUCTION ACTIVITIES. DATE: 7/11/17 17. NO WORK SHALL COMMENCE UNTIL ALL INITIAL EROSION AND SEDIMENTATION CONTROL PRACTICES ARE IN PLACE. L/mfl'OF -UPON COMPLETION OF THE STOCKPILE STRIPPING OPERATION,STOCKPILES SHALL BE STABILIZED IN REVISIONS EDGE OF AT PROPERTY LINE 2. TOPSOIL 18. CONTRACTOR IS RESPONSIBLE FOR ALL REPAIRS AND/OR REPLACEMENT OF FACILITIES/STRUCTURES,ETC.WHICH ACCORDANCE TO NYSDEC REGULATIONS. PAM ABSOLUTELY NO WORK SHALL MAY BE DAMAGED DUE TO DEMOLITION OR CONSTRUCTION ACTIVITIES. DATE BY REVISION COLUMBIA ST.LLC(R.O.) OCCUR ON NEIGHBORS 465353-001 PROPERTY THE CONTRACTOR 19. EXISTING PAVEMENT AND CONCRETE SHALL BE SAW-CUT AT THE LIMITS OF WORK PRIOR TO REMOVAL. 3. SLOPES-UPON COMPLETION OF GRADING,SLOPES WITH A GRADIENT OF ONE FOOT VERTICAL TO THREE FEET 08/30117 AF REVISED PER CITY COMMENTS IS RESPONSIBLE FOR HORIZONTAL(I ON 3)OR GREATER SHALL BE:TOPSOILED,SEEDED,FERTILIZED AND MULCHED OR TREATED AS FROODINO APPROPRIATE 20. THE CONTRACTOR SHALL LIMIT SAW-CUT ACTIVITIES TO ONLY THOSE AREAS WHERE IT IS REQUIRED OR AS SHOWN SPECIFIED ON CONTRACT DRAWINGS. 09/27/17 AF REVISED PER CM COMMENTS ASP$BARRIERS AND/OR TEMPORARY WALL I-TN(^,11VG THROUGHOUT ON THE PLANS.IF SURROUNDING PAVEMENT/CONCRETE IS DAMAGED,THE CONTRACTOR SHALL BE RESPONSIBLE 4. DUST-THE CONTRACTOR SHALL APPLY WATER AND/OR CALCIUM CHLORIDE,AS CONDITIONS WARRANT,TO 10/09/17 AF BUILDING PERMIT SUBMITTAL / 1 \ CONSTRU07.70N. FOR ITS REMOVAL AND/OR REPAIR. CONTROL WIND BORN EROSION.THIS MEASURE APPLIES TO:HAUL ROADS,CUT AND FILL OPERATIONS, 579- 21. DAMAGE TO ALL EXISTING CONDITIONS TO REMAIN WILL BE REPLACED AT THE CONTRACTOR'S EXPENSE. SUB-BASE AND ANY OTHER EXPOSED SURFACES. REMOVE EXIST/NG S. OPERATION&MAINTENANCE-THROUGHOUT THE PERIOD OF CONSTRUCTION AND PRIOR TO REMOVE EX/STING STONE WALL 22. ALL SIGNS,STRIPING AND OTHER FEATURES THAT WERE IMPACTED OR DISTURBED SHALL BE RESTORED. ESTABLISHING FINAL GROUND COVER THE SITE CONTRACTOR IS RESPONSIBLE FOR THE OPERATION AND PA 770 STONE 23. THE CONTRACTOR SHALL REFER TO THE LANDSCAPING PLAN FOR INFORMATION PERTAINING TO THE EXISTING MAINTENANCE OF THE TEMPORARY EROSION CONTROL MEASURES.FOR EXAMPLE,THE SILTATION FACILITIES SHALL BE RE-EXCAVATED WHEN THE VOLUME(3600 CUBIC FEET/DISTURBED ACRE)IS REDUCED BY ONE-HALF OR PATIO REMOVE EXIS77NG TREES TO REMAIN DURING CONSTRUCTION. 585 FIREPLACE- 24. TREES TO REMAIN SHALL BE PROTECTED PER DETAIL.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COSTS MORE OF ITS SPECIFIED CAPACITY AND/OR THE MATERIAL IS WITHIN ONE FOOT OF THE DISCHARGE POINT. ASSOCIATED WITH TREE PROTECTION.IF TREES INDICATED TO REMAIN ARE DAMAGED OR REMOVED,THE 6. WORK STOPPAGE-ALL DISTURBED AREAS NOT TO BE WORKED WITHIN 21 DAYS MUST BE SEEDED WITHIN 14 -Iwo CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COSTS ASSOCIATED WITH REPLACEMENT OF THE TREE(S)AT THE DAYS FROM THE LAST CONSTRUCTION ACTIVITY IN THAT AREA. OWNER'S AND/OR CITY OF ITHACA'S DISCRETION. 7. SEQUENCE-THE CONTRACTOR SHALL INSTALL EROSION CONTROL MEASURES IN THE FOLLOWING SEQUENCE 586 REMOVE EXISTING 0'OAK 25. NO WORK OR EQUIPMENT IS ALLOWED ON THE ADJACENT PROPERTIES WITHOUT WRITTEN CONSENT OF PROPERTY UNLESS AUTHORIZED OTHERWISE AT PRE-CONSTRUCTION MEETING: COPYRIGHT@2017 MARATHON ENG. TREE OWNER(S),EXCEPT AS SHOWN. INSTALL PERIMETER SEDIMENT CONTROLS,I.E.EROSION FENCING. NSTALL STABILIZED CONSTRUCTION ENTRANCE. OF NE 26. THE CONTRACTOR SHALL PROTECT ALL PROJECT BENCHMARKS,PROPERTY CORNERS,AND SURVEY PROTECT VEGETATION TO REMAIN. MONUMENTS/MARKERS THROUGHOUT •CONSTRUCTION. CLEAR/GRUB AND CONSTRUCT DIVERSIONARY SWALES,AND SEDIMENT BASINS. A, 7085014 MOBIL COMPLETE CLEARING AND GRUBBING OPERATION. IF TOPSOIL IS TO BE STOCKPILED ONS/TE, THE PILE SHALL BE PLACE EROSION CONTROL MEASURES AT TOPSOIL STOCKPILES AND STRIP TOPSOIL. ENCIRCLED WITH SILT f ENCE CONSTRUCT SWALES AND SILTATION DEVICES AS EARTHWORK OPERATIONS PROGRESS. CONTRACTOR TO CONFIRM SIZE MAINTAIN EROSION CONTROL MEASURES AND PLACE ADDITIONAL MEASURES AS EARTHWORK AND AND LOCATION.TION, UNDERGROUND UTILITIES ARE CONSTRUCTED. 086648 d RESTORE AREAS AS DEFINED BY CONTRACT DOCUMENTS.1 1 \ i ••REMOVE EROSION CONTROL MEASURES AS AREAS ARE REESTABLISHED WITH GROUND COVER. FEsStoNP ---------------7 6"'CrO91-- DISTURBANCE SUMMARY: ONSITE DISTURBED:*0.17 ACRES ADAM M.FISHEL �\ \ 1 \I OFFSITE DISTURBED:*0.02 ACRES TOTAL DISTURBED:*0.19 ACRES 'k UYff Of DISTURBANCETOTAL PROJECT AREA:*0.26 ACRES PIPE 7YP. EXISTING IMPERVIOUS:*0.06 ACRES 0.6'EAST .9'NORTH EXISTING PERVIOUS:*019 ACRES DRAWING TITLE: OF 12' PROPOSED IMPERVIOUS:*0.11 ACRES Q - - -- , PROPOSED PERVIOUS:*0.14 ACRES PIN' PINJ Grading, Drainage FOUND FOUND and Erosion Control SEFERLIS(R.O.) SEFERLIS(R.O.) Plan (1 of 2) 480265-001 OFFSITE'RUN-ON 442425-001 2 of 6 7HE CONTRACTOR SHALL BE // RESPONSIBLE FOR CONVEYING OFFS/7E WORK WITHIN CITY OF ITHACA RIGHT OF WAY SHEET No: RUN-ON AROUND/THROUGHC2.0 CONSTRUCTION AREA IN A NON-EROSIVE MANNER. TYPICAL OF THE EAST SOUTH THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING APPROPRIATE WORK PERMITS FROM THE CITY OF ITHACA FOR ANY WORK 0852-17 AND WEST SIDES OF PROJECT PROPOSED WITHIN THE CITY OF ITHACA STREET RIGHT OF WAY. JOB No: DRAWING No: ROCK REMOVAL NOTES Arm 1. POTENTIAL FOR SHALLOW ROCK/BEDROCKTO BE ENCOUNTERED DURING UTILITYANDIOR FOUNDATION PR sr �PsrMARAzbw EXCAVATION EXISTS.THE DEPTH TO SAID ROCK LAYER IS UNKNOWN. 2. THE CONTRACTOR MAY PERFORM SUB-SURFACE BORINGS TO FURTHER EVALUATE AND DETERMINE THE EXTENT � � aF^gwrsr. E N G I N E E R I N G OF EXISTING ROCK DEPTH,QUALITY AND POTENTIAL REMOVAL LIMITS AT NO COST TO THE OWNER. 3. IF ENCOUNTERED,THE CONTRACTOR SHALL REMOVE ROCK AS NECESSARY TO INSTALL PROJECT 3 9 CASCADE DRIVE IMPROVEMENTS,COSTS FOR ROCK REMOVAL SHALL BE INCLUDED IN BASE BID 3 CONS7RUCAON ENTRANCE ` u Sr of CONTRACTOR TO UAL/ZE TINGEX/SCURB CUT FOR AS MECHANICAL ROCK REMOVAL: e OCATwN ROCHESTER,NY 14614 LONG AS PRACTICABLE. PRIOR TO EXIS77NG A)EXCAVATIONS INTO THE ROCK LAYER(S)MAY REQUIRE VERY HIGH CAPACITY,RIPPER MOUNTED EXCAVATION PHONE 585-458-7770 DRIVEWAYS REMOVAL, 7HE CONTRACTOR SHALL ESTABLISH THE CONSTRUCTION ENTRANCE VA THE NEW EQUIPMENT,POSSIBLY IN CONJUNCTION WITH THE USE OF PNEUMATIC BREAKERS(HOE-RAM). DRIVEWAY LOCAAON H�vPL WWW.marathOneng.COm 5 O.H. O.H. O.H. O.H. H. g N _ ( FACE UNPAVED PAVED 568 TOPSOIL 0 �h/15'560.5 7fJ1/UPPER 15'P>�E�i623 SEE"TYPICAL PAVEMENT SECTION" sa so So So so Sa W LOWER f PPE-5150.6 r_-, w w I w w w w =III{� cn� uj plZ LL_ COLUMBIA ST EET 69,E ��__' r /y I-{i ITII� O CR CONETE 0 56& MATCH EXISTING GRADE AT L/MIT 11 W CURB F i STEPS 869.1569.0 / OF SIDEWALK WORK, 7YP. -- -{ F-- a'STEEL 2 COMMON _ I E SITE LOCATION St St St st _ BACKFILL CONCRETE6�--�4- \ I,) - BACKFILL WITH R.O.B. 570DRFVE ' -j \\ ` SLOPED EXCAVATION AT - N - - GRAVEL IN 12"LIFTS 0 1 p 20 `�` ` ---570 570 CONTRACTORS OPTION -- AMM 14 PROVIDE SHEETING AS Y V m�II'"I \ 570.4 UMEM NECESSARY TO MEET OSHA our - CONCRETE CONCRETE Wle'ALX STANDARDS&REQUIREMENTS. --- SCALE �■ PIPE 570.5 low q� -571 STREET WE W - FOUND .��� � � � - - STREET l - - �� , , ° PIN FOUND 7'M 572- STONE APRON 6.4`-NOI.M _' CONCRETEr ► - 4-6"17//CK LAYER OF , CORN.. i= DREW \ a 3-6"ROLLED RIVER STONE �� p• { STORM PIPE PLACED ON SEPARAT70N FABRIC �1 FT PROTECTION o° Q O o0 p �■ 0 r 1 V s7i RE.-DETAIL -_� 00 O 00 1. PREPARATION-PRIOR TO START OF EARTHWORK OPERATIONS THE CONTRACTOR SHALL COMPLETE THE E w STAB/L/E D157ZIRSE-D ( 1 o FOLLOWING APPLICABLE ITEMS AS DEFINED BY CONTRACT DOCUMENTS: REA W/ECB \ I �yE CON7RACTOR SHALL MAINTAIN _)o0 0 ° UNIFORM MIXTURE OF N0.1 I \ ( ACCESS ALONG NEIGHBOR'S 00 AND NO.2 CRUSHED STONE ••SITE DEMOLITION-REMOVAL AND DISPOSAL OFF-SITE IN A LEGAL MANNER;STRUCTURES,UTILITIES, O� O AdIft -574- \ - �572 �/ - DRIVEWAY THROUGHOUT o00 oa cO o 0000 PAVEMENTS,ETC. CONSTRUCAON. ANY DEER/S, ••CLEARING AND GRUBBING-REMOVAL AND DISPOSAL OFFSITE IN A LEGAL MANNER;TREES,BRUSH, A6 Ah 1♦ ♦ SEDIMENT,ETC.OBSERVED ON =1I (_ STUMPS,ETC. yeti THE NEIGHBORS DRIVEWAY SHALL 8" PIPE 8" •TOPSOIL STRIPPING-STRIP AND STOCKPILE TOPSOIL FOR REUSE.EXCESS TOPSOIL MAY BE REMOVED Z 1 j TH P EI GHB Y COLLECTED. FROM SITE WITH APPROVAL BY OWNER AND MUNICIPALITY. O 575 ( E.E.-575.5 � / / MIN. O.D. MIN. U 2. RESPONSIBILITY-THE CONTRACTOR IS RESPONSIBLE FOR: LG1� METER ••ESTIMATE-COMPLETION OF A QUANTITY TAKEOFF TO DETERMINE THE VOLUME OF CUT,FILL,AND TOPSOIL COMPARE AND COORDINATE WITH INFORMATION PROVIDED BY THE DESIGN ENGINEER. !® ~ PORCH ••GRADE TOLERANCES-ESTABLISHING DESIGN SUBGRADE ELEVATIONS TO WITHIN ONE TENTH OF ONE FOOTw cm -576- / 5j3 STORM T R E N C H (0.10)IN PAVEMENT AREAS(INCLUDING WALKS)AND TO WITHIN THIRTY-THREE HUNDREDTHS OF ONE FOOT - �- 573 cc SOLID PIPE (0.33)FOR ALL REMAINING AREAS. ••COMPACTION-ACHIEVING THE SPECIFIED MINIMUM COMPACTION VALUES FOR EMBANKMENT/FILL AREAS. THE TERMS"FILL"AND EMBANKMENT"ARE INTERCHANGEABLE. ■ S ••CUTS-ONCE EXCAVATIONS ARE SHAPED TO THE DESIGN GRADES THE AREAS SHALL BE PROTECTED TO A Amok )) _ASSURE THAT THE INTEGRITY OF MATERIAL IS NOT COMPROMISED BY CONSTRUCTION VEHICLES AND/OR IMPROPER DRAINAGE.AREAS DETERMINED BY CONTRACTOR TO BE NOT SUITABLE FOR SUBGRADE PLACEMENT / FIELD INLET I DROP INLET SHALL BE IMMEDIATELY REPORTED WHEN THE SUBGRADE IS ESTABLISHED TO OWNER'S REPRESENTATIVE. Q ® r»- STABILIZATION MEASURES FOR CUT AREAS MAY BE CONSIDERED BY OWNER'S REPRESENTATIVE AS A CHANGE 574- / TO THE BASE CONTRACT. (c C) 22 INLET FRAME&GRATE TO 3.TESTING-THE FOLLOWING MAXIMUM DRY DENSITIES SHALL BE ACHIEVED AS MEASURED BY THE MODIFIED Na 213-215 �e I ' ^ MEET N.Y.S.D.O.T.STANDARD PROCTOR METHOD ASTM D-1557: / \ SHEET 655-3. •95%UNDER PAVEMENTS,WALKS,AND IN STRUCTURAL FILL AREAS LnLL L / 36'OAK I ••85%IN REMAINING AREAS cc0 L M FRAME SHALL BE SET THE AGREEMENT BETWEEN THE OWNER AND CONTRACTOR SHALL DEFINE THE NUMBER OF TESTS AND 1"BELOW FINISHED RESPONSIBILITY.WE RECOMMEND IN EMBANKMENT AREAS ONE PER LIFT AND/OR ONE PER 1,000 CUBIC YARDS. (T N FINISHED GRADE PAV'T. I TYP,PAVEMENT SECTION 0 �/ }/ 4, LIFT THICKNESS-THE MAXIMUM LIFT THICKNESS UNDER PAVEMENTS,WALKS,AND STRUCTURAL FILLS SHALL 97 BE 12 INCHES.HAND OPERATED COMPACTION FILLS SHALL NOT EXCEED 6 INCHES. ' ` 575.5 ®®® WELD BOTH 3/8"0 TOP&BOTTOM \ 575.5 ANGLE FRAME o _ v 5. PROOF ROLLING-THE OWNER'S REPRESENTATIVE MAY REQUESTA PROOF ROLL(I.E.LOADEDTEN WHEELER) SIDES ALL SIDES OF SUBGRADE AREAS PRIOR TO PLACEMENT OF SUBBASE MATERIALS.AREAS THAT"FAIL"SHALL BE REMOVED AND \ 3"x2 1/2"x 3/8" v n REPLACED TOACHIEVEAPASSINGSUBGRADE. JOB NO: 0852-17 ---- � ANCHOR(SEE DETAIL) ��_ � o v 2" o STONE CHECK 04M \ \ / VAN SHOICK(R.O.) 0 { z o " SCALE: 1-10 LIMIT HEIGHT TO BE - ®® _ 814 SUPPORTING ANGLE 4-6"TALL. TYP.OF 4 \ -' -_._ -.- I s // X148 � RE5BAR � 2" v 5"x3 1/2"xi/2" EROSION CONTROL_ DRAWN : AMF (PERMANENT fE47DRE) \ DESIGNED: AMF 578 1 a o KEYWAY 1. PRE-CONSTRUCTION-THE APPROPRIATE EROSION CONTROL MEASURES AS DEFINED BY THE ♦\ vp REINFORCEMENT SHALL BE#4 CONSTRUCTION DOCUMENTS SHALL BE INSTALLED PRIOR TO THE START OF ANY CONSTRUCTION ACTIVITIES. DATE: 7/11117 \ $77 ` \ �'• 24"x24" BARS 0 12"ON CENTER REVISIONS v EACH WAY 2. TOPSOIL-UPON COMPLETION OF THE STOCKPILE STRIPPING OPERATION,STOCKPILES SHALL BE STABILIZED IN \ \ • ACCORDANCE TO NYSDEC REGULATIONS. DATE BY REVISION GRASS-LINED SWALE ` �.s � -� ANCHOR STABILIZE W/ECB 2'x3/16"x4" v BACKFILL WITH#1&#2 �-- 08/24/17 AF MISC.REVISIONS COLUMBW ST.LLC(R.O.) PROPOSED DUF�P�X � � � �..- WELD TO ANGLE p CRUSHED STONE COMPACTED 3. SLOPES-UPON COMPLETION OF GRADING,SLOPES WITH A GRADIENT OF ONE FOOT VERTICAL TO THREE FEET 465353-001 - - -4 �' ♦ 577 LIMIT OF WORK 6" - 6" W 12"LIFTS HORIZONTAL(1 ON 3)OR GREATER SHALL BE:TOPSOILED,SEEDED,FERTILIZED AND MULCHED OR TREATED AS 3-BEDROOM(UNIT f1) \ / (4 REO-D.) REVISED PER GTY COMMENTS 3-8EDROOM(UNIT Z2) \ AT PROPERTY LINE. SPECIFIED ON CONTRACT DRAWINGS. 08/30/17 AF 1.5.1 SLOPE(H.VI \ �ABSOLU7ELY NO WORK SHALL ANCHOR DETAIL v a PRECAST SECTION SHALL BE W ECB ' 1,150 SF FOOTPRINT . \ OCCUR ON NEIGHBORS v v 4000 P.S.I.CONCRETE 4. DUST-THE CONTRACTOR SHALL APPLY WATER AND/OR CALCIUM CHLORIDE,AS CONDITIONS WARRANT,TO 09/21/17 AF REVISED PER CITY COMMENTS `�'Z300 SF.TOTAL PROPERTY THE CONTRACTOR CONTROL WIND BORN EROSION.THIS MEASURE APPLIES TO:HAUL ROADS,CUT AND FILL OPERATIONS, �•-'-' ` �FFE=•578 6 _` v BUILDING PERMIT SUBMITTAL /17 AF \ IS RESPONSIBLE FOR v SUB-BASE AND ANY OTHER EXPOSED SURFACES. 10/09 579 - \ PROVIDING APPROPRIATE � �•�' CAST-IN-PLACE CONC. EPDXY GROUT I REVISED PER CITY COMMENTS BARRIERS AND/OR TEMPORARY 10/23/17 AF v ° I 5. OPERATION&MAINTENANCE-THROUGHOUT THE PERIOD OF CONSTRUCTION AND PRIOR TO FENCING THROUGHOUT INVERT TO DRAIN (100q SOLIDS) 11 ( ESTABLISHING FINAL GROUND COVER THE SITE CONTRACTOR IS RESPONSIBLE FOR THE OPERATION AND �'' ' \ ♦ CONSTRUCAON. 0 2"RECESSI I MAINTENANCE OF THE TEMPORARY EROSION CONTROL MEASURES.FOR EXAMPLE,THE SILTATION FACILITIES V \\ \ / v L o o - I SHALL BE RE-EXCAVATED WHEN THE VOLUME(3600 CUBIC FEET/DISTURBED ACRE)IS REDUCED BY ONE-HALF OR uj 1 o / 4» U) MORE OF ITS SPECIFIED CAPACITY AND/OR THE MATERIAL IS WITHIN ONE FOOT OF THE DISCHARGE POINT. T.0.W.=578.5 o DO v v I ' T.O.W.=579.1 'n B.O.W.=578.0 to 6. WORK STOPPAGE-ALL DISTURBED AREAS NOT TO BE WORKED WITHIN 21 DAYS MUST BE SEEDED WITHIN 14 \ 0 °0°0 00 00 o0 o b 6"CRUSHED STONE DAYS FROM THE LAST CONSTRUCTION ACTIVITY IN THAT AREA. I } ' S B.`=578.1 578.2 �f / co 0 0°0 0 0 ° #1&#2 579.1 ...1111���� { I 7. SEQUENCE-THE CONTRACTOR SHALL INSTALL EROSION CONTROL MEASURES IN THE FOLLOWING SEQUENCE COPYRIGHT©2017 MARATHON ENG. \ / SECTION A-A NOTES: 586 UNLESS AUTHORIZED OTHERWISE AT PRE-CONSTRUCTION MEETING: ` I i \ \t } \`\ _-___ / ••INSTALL PERIMETER SEDIMENT CONTROLS,I.E.EROSION FENCING. SHED fZOOR 1.)PRE-CAST INLET SECTIONS SHALL BE MANUFACTURED BY KISTNER,MODEL No.CB-24(WITH KEYWAY) ••NSTALL STABIUZED CONSTRUCTION ENTRANCE. OF Ne EZE=578.7(f) / OR APPROVED EQUIVALENT. •-PROTECTVEGETATION TO REMAIN. C� 2.)THE INSIDE&OUTSIDE WALLS OF INLET SHALL BE COATED WITH BITUMASTIC. ••CLEAR/GRUB AND CONSTRUCT DIVERSIONARY SWALES,AND SEDIMENT BASINS. ��� \�7 ••COMPLETE CLEARING AND GRUBBING OPERATION. 580 / ••PLACE EROSION CONTROL MEASURES AT TOPSOIL STOCKPILES AND STRIP TOPSOIL. I ••CONSTRUCT SWALES AND SILTATION DEVICES AS EARTHWORK OPERATIONS PROGRESS. p 57 \`\ ••MAINTAIN EROSION CONTROL MEASURES AND PLACE ADDITIONAL MEASURES AS EARTHWORK AND 086648 t,=�� i I 1 SLOPS/H.V� 1 DROP/FIELD INLET UNDERGROUND UTILITIES ARE CONSTRUCTED- .,,I J ' ' W/ECB \ ••RESTORE AREAS AS DEFINED BY CONTRACT DOCUMENTS. Sc { ; Se?\ __ ••REMOVE EROSION CONTROL MEASURES AS AREAS ARE REESTABLISHED WITH GROUND COVER. DISTURBANCE SUMMARY: ADAM M.FISHEL -____________ crm�_=J....�---" "', ONSITE DISTURBED:*0.17 ACRES OFFSITE DISTURBED:±0.02 ACRES ( TOTAL DISTURBED:±0.19 ACRES TOTAL PROJECT AREA:±026 ACRES \ I EXISTING IMPERVIOUS:±0.06 ACRES PIPE UND _� \ I v EXISTI NG PERVIOUS:±0.19 ACRES DRAWING TITLE: �I \ 12' PROPOSED IMPERVIOUS:±0.1 1 ACRES PROPOSED PERVIOUS:±0.14 ACRES Grading, Drainage PINI PIN585`` FOUND and Erosion Control FOUND S<qs - - __ _ POSITIVE DRAINAGE SEFERLIS(R.O.) SEFERLIS(R.O.) THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING AND MAINTAINING POSITIVE DRAINAGE AWAY FROM EXISTING AND Plan 2 of 2 480265-001 442425-001 PROPOSED BUILDINGS THROUGHOUT CONSTRUCTION. 3 of 6 QfF5/TF RUN- 7HE CONTRACTOR SHALL BE WORK WITHIN CITY OF ITHACA RIGHT OF WAY RESPONSIBLE FOR CONVEYING OfFS/TE SHEET No:WGC2.1 / RUN-0N AROUND/THROUGH CONS7RUC101V AREA/N A NON-EROSIVE THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING APPROPRIATE WORK PERMITS FROM THE CITY OF ITHACA FOR ANY WORK 0852-17 MANNER. TYPICAL OF 7HE FIST,SOUTH PROPOSED WITHIN THE CITY OF ITHACA STREET RIGHT OF WAY. AND WEST SIDES OF PRO✓ECT. JOB No: DRAWING No: • UTILITIES 1. SANITARY PRo��� o�sT MARA��® 1.1 MATERIALS �• FIRE HYDRANTS •MAINS-PIPING SHALL BE POLYVINYL CHLORIDE(PVC)WITH ENDS SUITABLE FOR ELASTOMERIC GASKETasq,,rST ENGINEERING JOINTS,AND A MINIMUM WALL THICKNESS OF SDR-35.PIPING AND FITTINGS SHALL MEET: w THE NEAREST FIRE HYDRANT APPEARS TO BE LOCATED AT THE NORTHWEST CORNER OF THE COLUMBIA STREET/HUDSON .ASTM D-3034(4"THRU 16) STREET INTERSECTION LOCATED APPROXIMATELY 250 FT EAST OF THIS SITE LOCATION. .ASTM F-679(18"THRU 48") N 39 CASCADE DRIVE LATERALS-PIPING SHALL BE POLYVINYL CHLORIDE(PVC)WITH ENDS SUITABLE FOR ELASTOMERIC GASKET `ware & JOINTS,AND A MINIMUM WALL THICKNESS OF SDR-21.PIPING AND FITTINGS SHALL MEET ASTM D-2241. WsT °� SITEROCHESTER,ROCH ESTER,NY 14614 JOINTING MATERIALS-SHALL BE BELL-AND-SPIGOT WITH INTEGRAL PUSH ON TYPE ELASTOMERIC GASKET JOINTS,GASKET MATERIAL TO BE NEOPRENE MEETING ASTM D-3212. PHONE 585-458-7770 MANHOLES-SHALL BE PRECAST CONCRETE WITH NEOPRENE GASKETS MEETING ASTM C-478&ASTM C-443. HlPL = www.marathoneng.com O.H. O.H. O.H. O.H. O.H. 1.2 INFILTRATION/EXFILTRATION-MAXIMUM ALLOWABLE INFILTRATION OR EXFILTRATION SHALL NOT EXCEED N 100 GALLONS PER INCH DIAMETER PER MILE OF PIPE PER DAY FOR THE SANITARY SEWER.IF AN AIR TEST IS USED, $ EXlS77NG WATER SERVICE TO BE ABANDONED CUM FACE THE TEST ASA MINIMUM SHALL CONFORM TO THE PROCEDURE DESCRIBED IN ASTM DESIGNATION C828-86 ENTITLED "+ AS DIRECTED BY CITY OF ITHACA DPW. PRACTICE FOR LOW PRESSURE AIR TEST OF VITRIFIED CLAY PIPE LINES.SANITARY MANHOLES SHALL BE VISUALLY =568.1 INSPECTED AND TESTED FOR LEAKAGE BY EX FILTRATION OR VACUUM.VACUUM TESTING OF MANHOLES SHALL INV 15'5805 IMV UPPER}5` =5623 COMPLY WITH THE METHOD OUTLINED IN THE NEW YORK STATE DEPARTMENT OF ENVIRONMENTAL CONSERVATION ®� sa LOWER' � � 6 Sa Sa So sa S° TECHNICAL INFORMATION PAMPHLET(TIP)NO.15(REVISED). U) O INV D UPGRADE WATER SERI4CE LATERAL SIZE CONNECT NEW STORM LATERAL TO EXISTING. 1.3 FLOOR DRAINS-FLOOR DRAINS,IF CONSTRUCTED IN THE PROJECT.MUST BE CONNECTED TO THE SANITARY 3: w- w CORE DRILL EXISTING STORM SEWER TO RECEIVE 1-1/2"COPPER FROM WATERMA/N TO w SEWER.NOTE:FLOOR DRAINS DO NOT INCLUDE FOUNDATION OR FOOTER DRAINS INSTALLED TO INTERCEPT �s wEX/STING BUILDING AND NEW CONTROL VALVE. A ^ PROPOSED PIPE. PROVIDE WATER-TIGHT PL WORK/N R.O.W BY CITY DPW FOR A OUOIED C®L COLUMBIA 81 H S T EE T CONNECTION AS REQUIRED BY THE CITY OF ITHACA. UNCONTAMINATED GROUND WATER.ALL DISCHARGES FROM THE FLOOR DRAINS TO THE SANITARY SEWER MUST Z AMOUNT INV=565.8(±)CONTRACTOR TO VERIFY PRIOR TO COMPLY WITH THE EFFLUENT LIMITS OF THE LOCAL AND/OR THE MONROE COUNTY SEWER USE LAW. LL r' START OF WORK Q CURB F CONCRETE P566,2 1.4 TESTING-DEFLECTION TESTS SHALL BE PERFORMED ON ALL FLEXIBLE PIPE.THE TEST SHALL BE CONDUCTED o AFTER THE FINAL BACKFILL HAS BEEN IN PLACE AT LEAST 30 DAYS.NO PIPE SHALL EXCEED A DEFLECTION OF 5%.IF Lu 11-- St st �' St st st 8 THE DEFLECTION TEST IS TO BE RUN USING A RIGID BALL OR MANDREL.IT SHALL HAVE A DIAMETER EQUAL TO 95% SITE LOCATION ccQ OF THE INSIDE DIAMETER OF THE PIPE.THE TEST SHALL BE PERFORMED WITHOUT MECHANICAL PULLING DEVICES. "Tr CONCRETE 3 6" DRIPS 0 1.5 SEPARATION-MINIMUM VERTICAL SEPARATION BETWEEN WATER MAINS AND SEWER LINES SHALL BE 18 INCHES o co MEASURED FROM THE OUTSIDE OF THE PIPES AT THE POINT OF CROSSING.ONE FULL STANDARD LAYING LENGTH 1k ® OF WATER MAIN SHALL BE CENTERED UNDER OR OVER THE SEWER SO THAT BOTH JOINTS WILL BE AS FAR FROM 0 10 20 4 THE SEWER AS POSSIBLE.IN ADDITION.WHEN THE WATER MAIN PASSES UNDER A SEWER,ADEQUATE STRUCTURAL LO}Jf:RfTE WALK u-N SUPPORT(COMPACTED SELECTED FILL)SHALL BE PROVIDED FOR THE SEWER TO PREVENT EXCESSIVE DEFLECTION OF JOINTS AND SETTLING OF THE SEWER ON THE WATER MAIN.MINIMUM HORIZONTAL SEPARATION BETWEEN SCALEam 00 Q�PIPE p PARALLEL WATER MAINS AND SEWER PIPES(INCLUDING MANHOLES AND VAULTS)SHALL BE 10 FEET MEASURED FOUND _ STREET UNE FROM THE OUTSIDE OF THE PIPES.MANHOLES OR VAULTS. STREET LINE - - PIN FOUNO 7'}p M£ST - - 0 0.4'NORTH 1.6 INSPECTION OF EXISTING LATERAL-THE CONTRACTOR SHALL COORDINATE WITH THE CITY OF ITHACA Z WALL OF CORNER COvaK22EiF � DPW REGARDING THEIR INSPECTION OF THE EXISTING LATERAL PRIOR TO THE START OF WORK.THIS MAY REQUIRE DRIVE v°, D-1 24"x24"CB TELEVISING OF THE EXISTING LINE TO EVALUATE CONDITION.THE CONTRACTOR IS RESPONSIBLE FOR ALL FEES � _ ASSOCIATED WITH THE CIN OF ITHACA'S INSPECTION OF THE EXISTING UNE.THE PROPOSED IMPROVEMENTS INV=5607.2 ASSUME THE EXISTING SANITARY LATERAL IS IN SATISFACTORY CONDITION AND MAY BE REUSED.IF,UPON O EX/STING SANITARY SEWER LATZAAL TO BE REUSED INSPECTION BY THE CITY OF ITHACA DPW,THE SANITARY LATERAL IS NOT IN SATISFACTORY CONDITION AND 11-- SEE SEE NOTES THEREFORE CANNOT BE REUSED,THE CONTRACTOR SHALL COORDINATE WITH THE OWNER AND THE CIVIL ENGINEER REGARDING A PROPOSED NEW SANITARY LATERAL. 2. STORM I� ® Z -^1} 2.1 REGULATIONS-STORM SEWERS AND APPURTENANCES SHALL BE CONSTRUCTED IN CONFORMANCE E.E.=575.5 I WITH THE LATEST REGULATIONS OF THE MUNICIPALITY. loft O --GAS I 2.2 ROOF DRAINAGE-ALL ROOF DRAINAGE SHALL BE ALLOWED TO FLOW FROM ROOF ONTO THE ADJACENT C) LtiT GRADE. w �„ PORCH � CONNECT TO EX/STING.SANITARY LATERAL 3. WATER SIZE UNKNOWN,THE CONTRACTOR SHALL cm CONFIRM SIZE AND INVERT PR/OR TO \J 3.1 SPECIFICATIONS-WATER SERVICE LINES(LATERALS)SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE INITIATING WORK. PROVIDE CONNECTION TO EXISTING LATERAL PER CITY OF ITHACA REGULATIONS AND SPECIFICATIONS OF THE CITY OF ITHACA WATER PUBLIC WORKS DEPARTMENT. REQUIREMENTS Ad 3.2 COVLAWNER-WATER ARE S AND SIX FEICE LINES SHALL HAVE A MINIMUM OF FIVE FEET OF ET OF COVER FROM FINISHED GRADE IN PAVED AREAS. FROM FINISHED GRADE IN / -43 LF 4"PVC DEFTHE PIPES,3.3 SEPARATION O -WATER FROM SEWERINES SHALL R MAINS ORS SEPTIC SYSTEMS TEDAT LEAST 10 FEET,MEASURED FROM THE (SDR-21)®2.0%MIN. 3.4 MATERIALS-WATER SERVICE LINES SHALL BE IDENTIFIED AS: cc c V Q Ma.213-215 I 22 LATERAL IDENTIFICATION SIZE (a) MATERIAL TYPE (c) 36•Dalt CITY PORTION=FROM THE WATER MAIN TO AND INCLUDING THE 1.112" COPPER DS / 1 C L M l E CONTROL VALVE ON THE ROW/PROPERTY/EASEMENT LINE TYPE K � O 0 UNDERGROUND TEL,/COM SERVICE EXTENSION 3 B D O U�//T APPROX.LOCATION SHOWN. PRIVATE PORTION=FROM THE CONTROL VALVE TO THE METTYPE K ER 1-1/2" COPPER DS (T //N U COORDINATE BUILD/NG ENTRANCES WITH OWNER/ARCH/TECT (a)MINIMUM SIZE IS 1 INCH RE.NOTES / T 6' (b)ACCEPTABLE MATERIAL FOR PRIVATE PORTION IS EITHER TYPE'K COPPER � (C)SERVICE TYPES INCLUDE:DOMESTIC=DS,FIRE=FS,OR COMBINED=CMB UNDERGROUND ELECIR/C SERVICE EXTENS/ON WATER SERVICE 3.5 METERS-EXISTING WATER METER LOCATED INSIDE MAY REQUIRE UPGRADES AS REQUIRED BY THE CITY OF APPROX.LOCATION SHOWN. EXTEtYS/ON ITHACA PUBLIC WORK DEPARTMENT.UPON COMPLETION OF THE PROJECT,A MASTER METER SHALL BE LOCATED JOB NO: 0852-17 COORDINATE BU/LD/NG ENTRANCES WITH 'Fl APPROX.LOCATION WITHIN THE EXISTING FACILITY AS DIRECTED BY THE CITY OF ITHACA PUBLIC WORKS DEPARTMENT. SHOWN VAN SHOICK(R.O.) SCALE: 1" OWNER/ARCH/TECT =10' / COORD/NA7E BUILDING RE'NOTES ®®® ENTRANCES WITH E:iqI 814/148 3.6 BACKFLOW PREVENTION DEVICES-EXISTING BACKFLOW PREVENTION DEVICE INSIDE MAY REQUIRE DRAWN: AM F OWNER/ARCHITECT UPGRADES AS REQUIRED BY THE CITY OF ITHACA PUBLIC WORK DEPARTMENT. GAS SER140E EXTENS/ON DESIGNED: AM F APPROX.LOC SHOWN. \ 3.7 INSTALLATION-THE PRIVATE PORTION OF THE SERVICE LINE MUST BE INSTALLED PRIOR TO THE COORDINATE BUILD/NG ENTRANCES WITH \ INSTALLATION OF THE CITY OF ITHACA PORTION OF THE SERVICE LINE. DATE: 7/11/17 OWNER/ARCH/TECT \ RE.NOTES \ 3.8 LINE EXTENSION-THE CONTRACTOR SHALL COORDINATE THE LOCATION OF THE WATER SERVICE REVISIONS EXTENSION WITH THE OWNER.ALL PENETRATIONS THROUGH EXISTING AND/OR NEW BUILDING FOUNDATIONS TWO-WAY CLEANOUT SHALL BE DONE AS DIRECTED BY THE STRUCTURAL ENGINEER OR THE OWNER'S REPRESENTATIVE. RE-DETAIL / DATE BY REVISION COLUMBIA ST.LLC(R.O.) PROPOSED DUPLEX 4. ELECTRIC SERVICE 08/30/17 AF REVISED PER CITY COMMENTS 465353-001 / � 3-5E9ROOM(UNIT#1) \ 4.1.THE CONTRACTOR IS RESPONSIBLE FOR COORDINATING WITH THE OWNER AND THE UTILITY PROVIDER REGARDING SANITARY SEWER BU/LD/NG / 3-BEDROOM(UNIT#2) \ ANY AND ALL UTILITY ROUTING,INSTALLATION,METER,ETC.UPGRADES ASSOCIATED WITH THE ELECTRIC SERVICE. 09/21/17 AF REVISED PER CITY COMMENTS ENTRANCE / _-1,150 SF FOOTPRINT \\ ASPHALT PARIONG /NV=(573.1 4.2. ALL PENETRATIONS THROUGH EXISTING AND/OR NEW BUILDING FOUNDATIONS SHALL BE DONE AS DIRECTED BY BUILDING PERMIT SUBMITTAL / 300 SF TOTAL THE STRUCTURAL ENGINEER AND/OR OWNER'S REPRESENTATIVE. 10/09/17 AF (-2, RE ARCH / FFE==578.6 ' 5. GAS SERVICE < 5.1.THE CONTRACTOR IS RESPONSIBLE FOR COORDINATING WITH THE OWNER AND THE UTILITY PROVIDER REGARDING / \\ ANY AND ALL UTILITY ROUTING,INSTALLATION,METER,ETC.UPGRADES ASSOCIATED WITH THE GAS SERVICE. / \\ I 5.2.ALL PENETRATIONS THROUGH EXISTING AND/OR NEW BUILDING FOUNDATIONS SHALL BE DONE AS DIRECTED BY 7� THE STRUCTURAL ENGINEER AND/OR OWNER'S REPRESENTATIVE. / 6. TEL/COMM SERVICE(S) FYI 6.1.THE CONTRACTOR IS RESPONSIBLE FOR COORDINATING WITH THE OWNER AND THE UTILITY PROVIDER REGARDING ANY AND ALL UTILITY ROUTING,INSTALLATION,METER,ETC.UPGRADES ASSOCIATED WITH THE TEUCOMM SERVICE(S). Y* 6.2.ALL PENETRATIONS THROUGH EXISTING AND/OR NEW BUILDING FOUNDATIONS SHALL BE DONE AS DIRECTED BY THE STRUCTURAL ENGINEER AND/OR OWNER'S REPRESENTATIVE. COPYRIGHT©2017 MARATHON ENG. of NE 0s66aa FESStONP� 6'CLUMP ADAM M.FISHEL i 0 PIPE UND 0.6'E4ST 2.9'NORTH DRAWING TITLE: OF ORNER 12' - - -- -- -- PIN- - - - - Utility Plan PIN FOUND FOUND SEFERLIS(R.O.) SEFERLIS(R.O.) 480265-001 442425-001 4of6 WORK WITHIN CITY OF ITHACA RIGHT OF WAY SHEET No: C3.0 THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING APPROPRIATE WORK PERMITS FROM THE CITY OF ITHACA FOR ANY WORK PROPOSED WITHIN THE CITY OF ITHACA STREET RIGHT OF WAY. 0852-17 JOB No: DRAWING No: i PLANT SCHEDULE RESTORATION AND LANDSCAPING KEY BOTANICAL NAME COMMON NAME QUANTITY SIZE ROOT REMARI(5 1.GUARANTEE-THE AGREEMENT BETWEEN THE OWNER AND CONTRACTOR SHALL DEFINE THE REQUIREMENTS, PE�srs; MAINTENANCE,AND TIME TO ESTABLISH NEW TURF AND LANDSCAPING ACCEPTANCE BY THE OWNER. DS DESCHAMPSIA CAES."SCOTLAND" SCOTLAND TUFTED HAIRGRASS 8 CLUMP #2 CONT. ` 2. GS GLEDITSIA TRIAL INER."SKYLINE" SKYLINE HONEYLOCUST 1 2-21/2"CAL. B&B TOPSOIL-PLACE A MINIMUM OF 6 INCHES(REQUIRED)OF TOPSOIL ON ALL DISTURBED SURFACES.FINE GRADE ��'" sr. ENGINEERING MA MALUS"ADI RONDACK" ADIRONDACK CRABAPPLE 3 1-3f4"CAL B&B TO ESTABLISH THE DESIGN ELEVATIONS AND DRAINAGE PATTERNS,OBTAIN OWNER'S REPRESENTATIVE APPROVAL PRIOR TO SEEDING. o 39 CASCADE DRIVE PS PANICUMVIRG."SHENANDOAH" SHENANDOAH SWITCH GRASS 8 CLUMP #2 CONT. SS SPIREA NIPP."SNOWMOUND" SNOWMOUND SPIREA 4 30"HT. #3 CONT. 3.SEED-LAWN AREAS SHALL BE HYDROSEEDED WITH AN APPROVED;SEED MIXTURE,MULCH,AND FERTILIZER.THE 'Mw Bsr. ROCHESTER,NY 14614 APPLICATION RATE SHALL BE DETERMINED BY CONTRACTOR TO ESTABLISH A"STAND"OF GRASS.THE CONTRACTOR d' LOCATION TE ITAXUS MEDIA"EVERLOW" IFVERLOWYEW 2 18-24"SPR B&B SHALL SUBMIT MATERIAL AND APPLICATION SPECIFICATIONS TO THE OWNER'S REPRESENTATIVE FOR APPROVAL PHONE 585-458-7770 PRIOR TO APPLICATION. ' P www.marathoneng.com O.H. O.H. O.H. O.H. O.H. 4.PLANT STOCK-PLANT MATERIALS SHALL BE IN ACCORDANCE WITH"AMERICAN STANDARD FOR NURSERY STOCK". THE CONTRACTOR SHALL SUBMIT PLANT MATERIAL SPECIFICATIONS TO THE OWNER'S ON-SITE REPRESENTATIVE 2 CURB FACE FOR APPROVAL PRIOR TO DELIVERY TO THE SITE. " 5.PLANT LOCATIONS-THE PLANT LOCATIONS DEPICTED ON THE PLAN MAY BE FIELD ADJUSTED(SO THEY DO NOT SIMV 15'560.5 tNV UPPER 15' 8582.3 INTERFERE WITH UTILITIES)AND TO THE SATISFACTION OF OWNER'S REPRESENTATIVE. so 90 So S° So O tMV LOWER 13"PIPE-580.6r.—_-1 6.PLANTING BEDS-PROVIDE TWELVE INCHES(12')OF TOPSOIL,WEED FABRIC(AS DIRECTED BY OWNER),AND THREE RELOC-A7E STREET TREE INCHES(3")OF MULCH AT PLANTING BEDS,UNLESS SPECIFIED OTHERWISE ON DRAWINGS. W_ w I w w IF RELOCA770N/S NOTwa I POSSIBLE" THE TREE w ORES P1. �y W I SHALL BE'BE REPLACED WITH CITY OF ITHACA STANDARDS LA c , COLUMBIA S T E E T ONE OF SAME SPECIE z LL AS REGU/RED BY I I i WITH A 2-1/2"MIN. THE CONTRACTOR SHALL REFER TO THE CITY OF ITHACKS"MASTER PLAN,INVENTORY&ARBORICULTURAL GUIDELINES CITY DPW, 7YP. CONCRETE CALIPER. Ig STEPS FOR THE PUBLIC TREES OF THE CITY OF ITHACA"FOR ALL DETAILS AND SPECIFICATIONS ASSOCIATED WITH THE W 8'STEEL 1NVi568.2 PROPOSED LANDSCAPING. IN Q St St St— st SITE LOCATION �,il CONCRETE Cf) ORVE 1 (D *a 0 10 20 1k' NOTES: MA 1.FENCE SHALL BE INSTALLED BY I ® W CONTRACTOR AS STIPULATED IN SCALE PIPE TREE 7�L FOUND _ STREET UNE PRIORP 0 CONSTRUCTION. co — STREET LHEDULE INE � � S PIN FOUND r� — — — — � Z 0.4'NORTH 2.FENCING SHALL BE MAINTAINED RESTORE POR77ONS OF , OF CORNER BY CONTRACTOR A.O.B.E. �® STONE WALL DISTURBED v°, / —� POTTED PLANTS OR ROOTED CUTTINGS— � W/7F/SAME STONE, TYP. , / / 3.PAYMENT FOR THIS ITEM SHALL SPACING AS INDICATED IN PLANTING LIST tt T \ GS BE INCLUDED UNDER ITEM 615.0402 (SEE LANDSCAPING PLAN) O VEGETATION PROTECTION BARRIER. IN ■® ( 1 MULCH(MIN.3' J2 U_ LAWN , , \\ �/ EXIST.TREE PREPARED PLANTING U. O f — BACKFILL(MIN.6") LAJYLY HARDWOOD BARK MULCH Z z _ ` — z 3"THICK LAYER AM Ilk W M COLOR TBD BY OWNER FINISHED GRADE E.E.-575.5 ( o I 1 G,III. t ORANGE VINYL CONSTRUCTION i i 1=1 I I TI�—I 0 IAROUND DRIPLL NERIER OFTTHE I 1I=II I(=I 10 11 I I TREE OR A.O.B.E. i i i i i i Ck TE ~ PORCH + ---� `----� ---� I—I I I—I I IS I 3'-0" 4'LUG—U POSTS—8'O.C. _ _ _ 111=111=11v CM 2 MIN. OR A.O.B.E. II I-III=I I�II�I I=111=1 I f=III=111=I I(-III—_l I I-I 1 I-III=1 I=1 11=I=1 I�l 11--1. .II I—I 11—III-1 I I—I 11—III-1 I I=1 I�I I I=1 I I-1 11=1 I�I 11=1 11—I 1 1 1 1=11 111-1 I I=111= EXIST.GROUNDI I C—III=III III=1 I I—III-1T—I I I I I—I II I III—IIS 111�I 1-1 11-1 I=111—I 11=� �-1 i 1=1 11-1T_I,1T�1 I�I I I..I I�1 I I.•I 11-1 I-1 I I-1 11-1 I�I I I. T I L-1 .,TI-1.:1 I� 6" UNDISTURBED SOIL I MA TREE PROTECTION �' I ps GROUND COVER PLANTINGS I , 8 < 0 2 <c .2z No.213-215 Q HARDWOOD BARK MULCH t- to 3"THICK LAYER 1141 LI— ls/ COLOR TBD BY OWNER 36'OAK I cc O (N/ 1 0 PRUNE 1/3 OF CROWN BY THIN BRANCHES BY 1/3 THINNING AND SPACING BRANCHES. RETAINING NORMAL PLANT SHAPE �T ) DO NOT CUT THE LEADER. SHRUBS SHALL BE SLIGHTLY HIGHER IN U RELATION TO FINISHED GRADE THAN THEY 7r 76. FASTEN TRUNK TO STAKE WITH TREE WERE TO PREVIOUS EXISTING GRADE I �� RING RUBBER HOSE(INTERTWINED) r7l #14 GA.—GALVANIZED WIRE,DOUBLE SHREDDED BARK MULCH STRAND,TWIST TO TIGHTEN SINGLE PLANTING 'i (3"UNIFORM THICKNESS) � ,� OR CONTINUOUS BED �� JOB NO: 0852-17 LA 1/AN SHOICIC(R.O.) CREATE SHALLOW SAUCER AROUND SCALE: 1"=10` f � SHRUB WITH TOPSOIL(MIN.6"HT.) ®�� 814/148 LOCATE ANCHOR STAKES 18"(MIN.) AWAY FROM TREE TRUNK,PARALLEL TO DRAWN: AMF PREVAILING WIND.T—RAIL IRON STAKE FINISHED \\ ORRMWOODENENP FROM DTE.ANCHOR NG ROOTS PREPARED PLANTING SOIL \\�\\//\�/\\� \�//\�//\ GRADE DESIGNED: AMF // //\//\ FOLD DOWN OR CUT&REMOVE TOP 1/3 DATE: 7/11/17 OR ROOT BALL WHEN INSTALLING. j\��\/j�\ \i WRAP OR CONTAINER OF BURLAP.IF NON-BIODEGRADABLE DUESEDADREMOVE REVISIONS COMPLETELY / HARDWOOD BARK MULCH CROWN OF ROOT BALL SHALL BE /%/%/%/%\//%�/%�//�/%/%�//\/%/%�/%\�//\//\// DATE BY REVISION / 3"THICK LAYER 3"ABOVE FINISHED GRADE. �\�\ COLUMBIA ST.LLC(R.O.) PROPOSED DUPLEX COLOR TBD BY OWNER 9"MIN. 08/16/17 AF MISC.REVISIONS 465353-001 / 3-8EDROOM(UNIT#1) SHREDDED BARK MULCH(MIN.3" l 3—BEDROOM(UNIT 2 COMPACT SUBSOIL TO NOTE: 08/22/17 AF MISC.REVISIONS ( J) COMPACTED DEPTH). 6"MIN. l t1,150 SF FOOTPRINT ASPHALT PARIOW PREVENT SETTLING IN HEAVY,CLAY SOILS,FINISH PLANT / t2,300 SF TOTAL \ REVISED PER CITY COMMENTS FFE=57B.6 FOLD DOWN OR CUT AND REMOVE CROWN OF BALL 3"ABOVE GRADE 08/30/17 AF CLEARING LIMIT TOP 1/3 OF BURLAP. 09/21/17 AF P 8 USED,REMOVE COMPLETELY./ PS W NON—BIODEGRADABLE WRAP IS REVISED PER clrY COMMENTS TY SHRUB PLANTINGS 10/09/17 AF BUILDING PERMIT SUBMITTAL / I 3" CREATE 6'DIA.SOIL SAUCER AROUND q- 10/23/17 AF REVISED PER CITY COMMENTS / MIN. TREE WITH TOPSOIL(MIN.6"HT.). l SEGMENTAL BLOCK \\�\ \\\/\\�, FINISHED GRADE 4 RETAIN/NG WALL '`� PREPARED PLANTING SOIL. / 1 RE.DETAIL �\% CopingrdW it T COMPACTED SUBSOIL Coping Unit / Color: 'Granite' s /ij ConcordWall COPYRIGHT MARATHON ENG. \\j\ I\j\\j \\/\\\\/\\i Standard Unit • \ \ \ Color: 'Granite'NS 4 Inflll/Retaine rr—soil pF NE I OAK TREE REPLACEMENT ""no, REPLACE EXISTING OAK t 2" TREE TO BE REMOVED WITH 7WO(2)TREES OF I SAME SPECIE HAVING A N I 2-1/2 CALIPER M/N. DECIDUOUS PLANTINGS / Foundation S � .086645 NPv FES510 �.� r---- — �— M.FISHEL Compacted ____,....._ ADAM Granular Base I 6"x24"(depth x width) ( Filter Cloth PIPE uNo N 0.6'EAST 2.9'NORTH OTE: DRAWING TITLE: OF ORNER � 12' ( 1. THE CONTRACTOR MAY SUBSTITUTE AN ALTERNATE RETAINING WALL AS COORDINATED WITH THE OWNER AND UPON RECEIVING APPROVAL FROM THE CITY OF ITHACA DEPARTMENT Landscaping Plan — — PIN OF PLANNING AND DEVELOPMENT. PIN HOUND 2. DEPTH OF WALL EMBEDMENT=6 INCHES FOUND 3. INFILL/RETAINED SOIL:SHALL CONSIST OF CLEAN/WASHED 3/4 INCH ANGULAR CRUSHED STONE PLACED IN 6 INCH LIFTS COMPACTED TO 95%SPD. PLACE STONE AT 1:1(H:V) SLOPE FROM HEEL OF WALL. SEFERLIS(R.O.) SEFERLIS(R.O.) 4. GRANULAR BASE MATERIAL:SHALL CONSIST OF WELL GRADED,FREE DRAINING 480265-001 442425-001 GRANULAR MATERIAL(CRUSHED GRAVEL)COMPACTED TO 98%SPD. 5of6 RETAINING WALL SHEET No: C4,0 5 0852-17 JOB No: DRAWING No: 2-Y2" WOVEN WIRE FENCE(MIN.14 1/2 6" Z 10'MAX.C.TO C. GAUGE W/MAX.6"MESH SPACING) EXISTING ` Z W -- 50'MIN. PAVEMENT W 36"MIN.LENGTH FENCE S• A E EH01 V POSTS DRIVEN MIN.16" 6"MIN' E N G I N E E R I N G BACKFILL WITH SELECT FILL, Q INTO GROUND. �� z G -� GROUND CLOTH (OPTIONAL) EXISTIN FILTER OR SUITABLE NATIVE SOIL, - PROFILE39 CASCADE DRIVE COMPACT IN A MAXIMUM z z _ - -� .� HEIGHT OF Z y FILTER=16" 50'MIN. ROCHESTER,NY 14614 1-1/2"ASPHALTIC CONCRETE TOP COURSE OF 6 LIFTS i :2iMIN. N.Y.S.D.O.T.ITEM No.402.098203 9.5 F2 HMA y yZZ 19MIN. PHONE 585-458-7770 (80 SERIES COMPACTION) IN ROCK, BACKFILL PIPE cO y y�o�y y y y y y 8"MIN. EXISTING 2-1/2"ASPHALTIC CONCRETE BINDER COURSE HMA ZONE WITH SAND ��� y y y y y y y y GROUND 1. 1 www.marathoneng.com N.Y.S.D.O.T.ITEM No.402.198903 19 F9 HMA w PERSPECTIVE VIEW (80 SERIES COMPACTION) n Z O 12'MIN. 12'MIN EXISTING PAVEMENT 9" CRUSHED STONE SUBBASE,N.Y.S.D.O.T.ITEM L N 36"MIN.FENCE POST /ice WATER SERVICE WOVEN WIRE FENCE(MIN. 12 PLAN VIEW WELL COMPACTED SUBGRADE 1/2 GAUGE WT MAX.6"MESH No.304.14 TYPE 4 10'MIN. `w O GEOTEXTILE FABRIC-MIRAFI 50OX OR EQUAL SPACING)WITH FILTER CLOTH 20"MIN. / }- FLOW UNDISTURBED GROUND CONSTRUCTION SPECIFICATIONS w EMBED FILTER CLOTH PAVEMENT SECTION A MIN.OF 6"IN GROUND.COMPACTED SOIL 16"MIN. 1.STONE SIZE-USE 2"STONE,OR RECLAIMED OR RECYCLED CONCRETE EQUIVALENT. O 1 6" MIN IN ROCK 2.LENGTH-NOT LESS THAN 50 FEET(EXCEPT ON A SINGLE RESIDENCE LOT WHERE NOTE:CONTRACTOR TO CLEAN AND TACK COAT 12" MIN IN SOIL 4"t-- A 30 FOOT MINIMUM LENGTH WOULD APPLY). L IJ BEFORE PLACING TOP COAT IF BINDER IS TRENCH LIMITS 3.THICKNESS-NOT LESS THAN SIX(6)INCHES. Q CONTAMINATED OR GREATER THAN 30 DAYS PASSES SECTION VIEW iii 11-- BETWEEN PLACEMENT OF BINDER AND TOP NOMINAL PIPE DIA + 24" 4.WIDTH-TWELVE(12)FOOT MINIMUM,BUT NOT LESS THAN THE FULL WIDTH AT (n POINTS WHERE INGRESS OR EGRESS OCCURS.TWENTY-FOUR(24)FOOT IF SINGLE / WATER TRENCH DETAIL ENTRANCE TO SITE. TUBE DIA.1-58- CONSTRUCTION SPECIFICATIONS 5.FILTER CLOTH-WILL BE PLACED OVER THE ENTIRE AREA PRIOR TO PLACING � � ♦� 1. WOVEN WIRE FENCE TO BE FASTENED SECURELY TO FENCE POSTS WITH WIRE TIES OR STAPLES, OF STONE. POSTS SHALL BE STEEL"T"OF"U"TYPE OF HARDWOOD. 6.SURFACE WATER-ALL SURFACE WATER FLOWING OR DIVERTED TOWARD CON- 11-1/4' STRUCTION ENTRANCES SHALL BE PIPED ACROSS THE ENTRANCE.IF PIPING IS 12-GAUGE STEEL PIPE 2. FILTER CLOTH TO BE FASTENED SECURELY TO WOVEN WIRE FENCE WITH TIES SPACED EVERY 24" IMPRACTICAL,A MOUNTABLE BERM WITH 5:1 SLOPES WILL BE PERMITTED. Cn 36" POLYESTER POWDER COAT PAINT AT TOP AND MID SECTION.FENCE SHALL BE WOVEN WIRE,12 1/2 GAUGE,6"MAXIMUM MESH 7.MAINTENANCE-THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION WHICH WILL �r Z BLACK IN COLOR OPENING. PREVENT TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC RIGHTS-OF-WAY,ALL �® ,e 3. WHEN TWO SECTIONS OF FILTER CLOTH ADJOIN EACH OTHER THEY SHALL BE OVERLAPPED BY SIX SEDIMENT SPILLED,DROPPED,WASHED OR TRACTED ONTO PUBLIC RIGHTS-OF-WAY CL PROPOSED GRADE INCHES AND FOLDED.FILTER CLOTH SHALL BE EITHER FILTER X,MIRAFI 100X,STABLINKKA T140N, MUST BE REMOVED IMMEDIATELY.EXTRA HEAVY DUTY CAST IRON 8.WHEN WASHING IS REQUIRED,IT SHALL BE DONE ON A AREA STABILIZED WITH � OR APPROVED EQUIVALENT. ■ O BRONZE TAPER STONE AND WHICH DRAINS INTO AN APPROVED SEDIMENT TRAPPING DEVICE. I- • 2 SECUREDBCOVER.RIATED THREAD PLUG WITH 4. PREFABRICATED UNITS SHALL BE GEOFAB,ENVIROFENCE,OR APPROVED EQUIVALENT. 0 3,500 PSI PORTLAND COUNTER SUNK HEAD. 9.PERIODIC INSPECTION AND NEEDED MAINTENANCE SHALL BE PROVIDED AFTER EACH ® O CEMENT CONCRETE Lj- 5. MAINTENANCE SHALL BE PERFORMED AS NEEDED AND MATERIAL REMOVED WHEN"BULGES" RAIN. 24" FLUSH WITH DEVELOP IN THE SILT FENCE. ANCHOR. GRADE LINE. 2" #3 REBAR 9"LONG PLACED 6. ENVIRO-FENCE WITH INTEGRAL MESH IS ACCEPTABLE SUBSTITUTE. STABILIZED CONSTRUCTION ENT RAN C E ® Z :. :�'' ° THROUGH A 1/2"HOLE 10 DRILLED IN PIPE 7..;`.•`.'. ,....,..:. ° °° ° 12" 14 ° SILT FENCE o 8 SCALE:N.T.S BIKE RACK FLANGE. DarE seC`'fln ., / WASTE LINE E N L 4" IN. LENGTH TO SUIT. SPACING VARIES DEPENDING ON Apron � m 4"MIN. NYS DOT LIGHT STONE FILL CHANNEL SLOPE 5/8"DIAMETER 10"LONG SMOOTH 2"TO 9"IN SIZE DOWEL.GREASE ONE END,LOCATE 12" wA FROM END OF SLAB&18"O.C. FLOW FLOW \� Cn �,���r SAME ELEVATION � ELASTOMERIC JOINT FILLER _- --------- --CREST r CUTOFF TRENCH / FIRST SLAB 1/2"EXTRUDED JOINT FILLER NOTE: 18' WIDE �\i;�jj j/�/ U ►{ 1/8"SAW LIT 1.ALL FITTINGS/BACKFILL ETC.TO CONFORM TO"PVC 6"DEEP TOE \y,��/U/� S1 y 1/3 SLAB THICKNESS CLEANOUT'DETAIL PROVIDED ON THIS SHEET. PROFILE Q .:•;., ...r /��!�\.�\�/i:��\�j�., 8 P 185 ® _ • a. •'. ` 2.INSTALL TWO WAY CLEANOUT WITHIN 5'-0"OF THE NOT TO SCALE A /���� n • • • �. 4. 4 D BUILDING EXTERIOR. B t • �• , 'a SECOND SLAB 1.5'MIN.-+�.4T s�'•• TWO-WAY CLEANOUT 9-MIN, E CONTROL/SCORE JOINT CONSTRUCTION/EXPANSION JOINT 6 FILTER c ? L FABRIC V 6"T DITCH SEE PLAN SEE CURB c��' �H BOTTOM 2 2 DETAIL CONCRETE SIDEWALK CUTOFF TRENCH 24'MAX SEE NEW PAVEMENT DESIGN BOTTOM ►B 4"SUBBASE MATERIAL 77 SECTION STAKE SECTION A-A O CENTER • •'4 •• NOT TO SCALE JOB NO: 0852-17 { 2"x 4"WOOD FRAME FABRIC1 6- SCALE: 1"=10' FILTER FABRIC _ 3`to 6" X DRAWN: AMF 16 Trench Staples Staples COMPACTED SUBGRADE -�, �. DESIGNED: AMF CONCRETE - STONE SUBBASE ^ SECTION B-B _ DATE: 7/11/17 N.Y.S.D.O.T.ITEM No.304.14 I I(-1 I 1-1)1=I I�I I NOT TO SCALE ���� M z I REVISIONS TI III=11T_ III NOTES: �� ��1111 = I�IIE=E111 CONSTRUCTION SPECIFICATIONS DATE BY REVISION 1.CONCRETE SHALL BE 4000 PSI AIR-ENTRAINED MIX. I I I I -T- 11I� I 2.CONCRETE SURFACE SHALL RECEIVE A BROOM FINISH(IF NOT SPECIFIED AS I' ( 1. STONE WILL BE PLACED ON A FILTER FABRIC FOUNDATION TO THE LINES,GRADES AND 08/30/17 AF REVISED PER CITY COMMENTS EXPOSED AGGREGATE CONCRETE)AND TWO COATS OF A MEMBRANE FORMING U LOCATION SHOWN ON IN THE PLAN CONSTRUCTION SPECIFICATIONS 09/21/17 AF REVISED PER CITY COMMENTS SEALER AT RATES SPECIFIED BY PRODUCT MANUFACTURER. 2. SET SPACING OF CHECK DAMS TO ASSUME THAT THE ELEVATIONS OF THE CREST OF THE 3.EXPANSION JOINTS SHALL BE PROVIDED AT FIXED STRUCTURES. FRAME BURIED FABRIC DOWNSTREAM DAM IS AT THE SAME ELEVATION OF THE UPSTREAM DAM. 1. SILT DIKE SHALL BE BY TRIANGULAR SILT DIKE COMPANY OR APPROVED EQUAL. 4.CONTROL JOINTS SHALL BE LOCATED AS SHOWN ON PLAN AND IN ACCORDANCE 2. SILT DIKE SHALL BE INSPECTED AFTER EACH RAIN EVENT AND REPAIRED AND/OR REPAIRED WITH ACI 330-R92.THESE JOINTS SHALL BE COMPLETED WITHIN 24 HOURS OF 3. EXTEND THE STONE A MINIMUM OF 1.5 FEET BEYOND THE DITCH BANKS TO PREVENT CUTTING AS NECESSARY. CONCRETE PLACEMENT. AROUND THE DAM, 5.SCORE PATTERN-SCORING PATTERN SHALL BE 5'X 5'SQUARE,MAY VARY r--� IN CERTAIN AREAS-COORDNIATE WITH OWNERS ONSITE REP PRIOR TO SCORING __ _ DIVERSION DIKE SIDEWALKS. ^� I 1-)�(=� 4. PROTECT THE CHANNEL DOWNSTREAM OF THE LOWEST CHECK DAM FROM SCOUR AND EROSION 6.SIDEWALKS SHALL HAVE A MINIMUM 0.5%AND MAXIMUM 2.0%CROSS SLOPE TO I--�-- =III-)I(-III-) WITH STONE OR LINER AS APPROPRIATE. 11 PROVIDE POSITIVE DRAINAGE.CROSS SLOPE SHALL PROVIDE POSITIVE DRAINAGE DROP INLET AWAY FROM BUILDINGS AND ENTRANCES. WITH GRATE I-III-III-I 11 5. ENSURE THAT CHANNEL APPURTENANCES SUCH AS CULVERT ENTRANCES BELOW CHECK DAMS ARE 5.GRADING ADJACENT TO SIDEWALKS SHALL PROVIDE POSITIVE DRAINAGE AND -III-III-III-I _z NOT SUBJECT TO DAMAGE OF BLOCKAGE FROM DISPLACED STONES. NOT CREATE PONDING OR POOLING. �- -� -III-III-I I( MAXIMUM DRAINAGE AREA-2 ACRES _� GATHER EXCESS III-III-III-I AT CORNERS 1=1 I 1-I IE-1 I I STONE CHECK DAM � SEE PAVEMENT SECTION COPYRIGHT©2017 MARATHON ENG. 3 4"TOPSOIL SCALE: N.T.S Of NE '� �,GKINLfY COMMON BACKFILL PLACED AND , COMPACTED IN 12"LIFTS 6"x6"PRESSURE TREATED POST,8 FT LONG CONSTRUCTION SPECIFICATIONS \�� "ROB"BACKFILL PLACED AND 0866148 SLOPED EXCAVATION AT --- --- COMPACTED IN 12'LIFTS -1 INCH HOLE 1. FILTER FABRIC SHALL HAVE AN EOS OF 40-85. BURLAP MAY BE USED FOR SHORT CONTRACTORS OPTION FESSIo1A TERM APPLICATIONS. PROVIDE SHEETING AS 2. CUT FABRIC FROM A CONTINUOUS ROLL TO ELIMINATE JOINTS. IF JOINTS ARE NECESSARY TO MEET ______ COMPACTED"ROB" 18 INCH LONG,#3 REBAR NEEDED THEY WILL BE OVERLAPPED TO THE NEXT STAKE. OSHA STANDARDS& ADAM M.FISHEL 3. STAKE MATERIALS WILL BE STANDARD 2"x 4"WOOD OR EQUIVALENT METAL WITH A MINIMUM REQUIREMENTS. LENGTH OF 3 FEET. 4. SPACE STAKES EVENLY AROUND INLET 3 FEET APART AND DRIVE A MINIMUM OF 18 INCHES DEEP. SPRING LINE Q�Q O' SPANS GREATER THAN 3 FEET MAY BE BRIDGED WITH THE USE OF WIRE MESH BEHIND THE °oo 0' O_.-UNIFORM MIXTURE OF NO.1 FILTER FABRIC FOR SUPPORT. ° AND NO.2 CRUSHED STONE 5. FABRIC SHALL BE EMBEDDED 1 FOOT MINIMUM BELOW GROUND AND BACKFILLED. IT SHALL °oo° z °o°o° BE SECURELY FASTENED TO THE STAKES AND FRAME. o°o°oo° tO- °p0o°o° DRAWING TITLE: 6. A 2"x 4"WOOD FRAME SHALL BE COMPLETED AROUND THE CREST OF THE FABRIC FOR OVER - FLOW STABILITY. 12" PIPE 12" MIN. O.D. MIN. Detail Sheet TIMBER WHEEL STOP RECUIREI TRENCH WID 4 NOTE:CONTRACTOR TO CLEAN AND TACK COAT DROP INLET P ROTECT I O N BEFORE PLACING TOP COAT IF BINDER IS SANITARY TRENCH 6 of 6 CONTAMINATED OR GREATER THAN 30 DAYS PASSES BETWEEN PLACEMENT OF BINDER AND TOP 1 SCALE:N.T.S SHEET No: C5.0 0852-17 JOB No: DRAWING No: I I Drawing hex SEES No. SHEET NAM Ja HH S FAY O E R T ? S OaGENER L le[NITE[TS GI90 SbE*4 700 CascaMa St GIOI Nates 9ie 203 Emm NY 142M clog Ndg - r_eo7ZMr 96 - - arfaa I - - rcpeyapl�m.taarisrpy w"'. m" CIA 5laP— CLO Q.*gArd E+os,'nC.Od Ptah t1 Of-4 lai 0341 `mw�Fiostrtxud R.Rota ~� ~ C4.9 Pm cso ro�srsu r = ,13Z tF%anf(wA-ft =I 147 Floms7a•s DFLOWNGSALTERATKA Ek-§O NOTICE I ma Ndaht ofSecbw wermealacbm dre 1 - - ti esmaruiraiDaakrie IMM.W.Gy tlar.o.erti - _ bee OeSeal dlte arcli>ert�aCeo�dte - WChteGstOlaTuCiaiswl ' -- and Ire ntl�en ak=w bf _ - - (dpi ty me ard*..M six tv" �eofAm t.L - anda___.Yde evi.4 Modern Living Rentals Modern Living Rentals 213 Coh"bia Sheet.Itma.i y 14860 - 217 Columbia StreetIssue For Permit, Ithaca, NY 14850 100 ,Y Ower Sheet G1 00 i t I5 I$ ABBREIf ATIOM 12 13 1# DRAWING ORGAWATIOFN A D N N s ATHE DRAWINGS INTIIESET rREax�vNIZSOA&FOLLOWS ARCMECTURALMATERfAL3 ARCHITECTURAL SYMBOLS OWL 5 EACH DRAWING IS IDENTIFIED BY THE SHEET A AREA O DEPTH HB HD$EBB NA NOTAYALABLE SAN SISTARY[OR] NUMBER XTkELOWERFUGHLCORNER OFOFTHE F7;1�1 ERTFVCGUPGTFILL JOHNSNYOER AG Alt DL DOH IE E HC HVAC CONTRACTOR NAT NATURAL S I TARY FEWER 51-EET TCIEBLDM E7UIFLE A292 AB ANCHOR BOLTS DO OC{EL"T C7.RRE Fr HCP HANDICAP NEC NATIONAL ELECTRIC SB SKU BLOCK SNS HOSE A@A ABOVE DEG OEC; HD HEAVYDUTY CODE SG SCLCCORE ti. 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Cot®twdT Ml�baC!pry m m�mr�m txrd.'g 6o mea--- ---�rtrrable I I I I _ rateafas kskg_ .e'er 3ria - ACH 50 ksk's S ar it-, p-per h.- I rt l -J r LapSiSry BFJates I�odenEflp Ambm mW dike-ml M. a srsf5n IAdareohl Caio� test star to sg.ed br V-na'h' 1 I I I rstdrad [3 irTl tZ=&B M.Jed L eft Cod and steel 1 1 I I I I P� plv+Aed to tle Cane Eg. a ort I I Isy,ed Sete I � tTa�d f]o1o'de Fou�¢-i reed .h wood W n I I I SU Gra tars.LfYFE x M ME I I 1 RATM W&LS] Tid�Word ask X16 QC 126�pam�.6ct I - ------------------r--- - BarYawiaronfs -- - I I + Cmiy ECO 7outh Fti=19 Cettciate Slabvah8 x 61Y1.4cCd WHY[ - rrapplwed earl 4mm CaM ld�vapor each mS I -------------�------------ ---------- -� _ I u Cruel mSilalE FM I I fi Y •' I f Itarel�l I I = sea� 4 Slabvattfixfi Modern z7eswmd gCnsr pe�d�Oo"�ofC' mem 2'o-ar tri L - I �re.aai. xwr m; I I a �raoY' I ; ._ ; Living B n,-Ovemsdn ti aldsfs s" E.2.—r.&adew ao- = 1 I mo+ aid a Bdorc edam � I Fol.rrr�a�r�ded s Ld P..tPd 1 - L Rentals ttfori.U�CWYArdiof M a Y� eW'Stfdet��iroc- r -4J - 1 _ 575E—Q' e cot — — I — — — � — 2 I I Fix,hei Grade - •F-� f I 1 L A I F- - - 217 CdumlTia -- -- -=t-_ ---- -----�-_ -- I - stifeel.ILhaca,ear 04 Rebm Ca*.Aus 14BW issue ForPeml t Canpaded r-i-Hast3in56xfunpattix� - _ Seep Fwua3on wr:s wal for odsYrg Daae Ceram wih 54e _1Q'2'U2017 ire RrLar cotnants - _ ti ;y - — — — _ --- --— _ 1 - I I I - I Foundation Rant -_ 7 -- '_~;-.-�- "; o ---- _ --_- -. -- L - - - - - - - - - - - - - - - 1 L}CtL515 - _ ----- _ _�_ _`- — --- --- ------- — --- 1 '-- _ - _ _ } - - - - - - - - - ---- I I PYO.I= Relate^esker Li a - ---- ----------- 3�Fouddeon- - - - - r 6Plan � 1 S 1 0L T!fpkA Wall Seckmi i F 1f4 =T-W 1 1 W--1-T I2 I3 I� 16 I6 Ji 12 63 14 1 5 Ifi i JOHN SNYDER JR[HIT E{TS I 746CasraYe 5L 9�e 26i Eh-..NY 14650 P_W,93-60 rwr_ya,ct�adsmn U DRMWN[5AiLTERR17:N1 NCnW-F- l ca.i*Au dFecFKn 6QEbdMe h1—Yok3are Educ.'m Imo—Ear erg Pasa1 LFA—am® -Jr U.&-h-&Z i ed.04.t m aa_L`6 na Z ryZ ,asI— ZgEh znN"- a,&d.d s aped Pe arm aaa she[a.Tx try ski ardite—Lb--Afed bf vg�ae,daleeta�alnrr ab a sped d � ke akarat xi COPYRIGHT- s R ty ri$"l--d f�11'^7�I®+ed 6 25n7 P -C I C - _ —____....__._______-� _ R F�-JNA T 16' i �LL� --------_------- _-- Va1lyRafter I I ] r 1 I. E I 27B'�16"O.C_ I as I 2Y{GI'Flo{rJail#gi�Ol - _ -- _ eIr- LU q _ _ I o I I 2 _ _ Modern 2 B ,�rxiSEfoo-Esn�" - ---- ------ ,� f —.-gaRylFa�= ' f - i LfVIng 1 5 Rentals I E - 217 Cdlmbia Sbe!,-L Ithaca_NY 14850 I I II Issue For Pt mil ` _10Y2Sf2Di7 I ShucWral PRO-1I PrcjectNmiaw ra 1 Seooltd Floor Fm Plan 2 Roof F Plan 5103 �1 12 13 �1 12 13 i4 j5 16 - Keynole Legend z fkrrier Desaiplicrt I 5•Har4eboard Horizontal Sluing-Boot"Blue(FI and �� _ J OH N S NYS E R calk uaU nail boles) 2 5'I larditboard SRaM Siring-Gray+stale{Fill and calk A hart holes} loo cawadft st 3 Vinyl Frame Double Huang Y_A_Wow-Prowde mil.rrel dear sLW�203 opening at Egress idilw ows-Maertan M&27 dearKidlh � z' �'�'"u�a fix'1+050 acrd 24'Clem ar Heighlwith 6 sf doer opening area typicall al r. nz ®"'t Bed roowirwkws Fi�haeik-a7c 4 I FRP Dcor-Pain ted VArtte 5 14'AumInun Downspout -- - w"�&Cbnreae .wris-amm�� 6 jVwA Frame Double Casement Vlind(t x-oorfrrnhm ug with - Airchi-tect - - - __ Now see stc Paan nor 71Fnyl and A lur i um Raing Syslern-Fibemn or equal --- - _ - e d r- 8 8'Aaek Board"and caulk a mai tholes-Paint) Ccrft clW Mote - 9 4-Azek Board Ill and calk all real hoes-Paint) 1. N draxJr paWaE—.1ure riled ..M.;6m sr,er bels+ard and - -- - -- -- _ a Axek VhkK11 4' el'AUow Tram{Flt arid caulk all nanl fides- tested and neet7.eroad betesiaiaee rtarassearihl 1MS. --_ - -- - - Pairtq 2 Baa,��seaao-r a..-1-rapr�acu� gra - 11 2'Axdt WidovaUoor Trim{Fill and cauk al nad fides-Pam and hctgases adsat+° a wasie,.r�ae s.tirrnadw sTer - E119 m Lt dZfine a bee X0.-6-X-a a Wr nes�cz 3 FF.IrOC 8eralion 12 Smooltr Fbw Garment Wall Parcel By]Iardleboard"and dar­fiWorrnt 1 r1�ern:m a ,z- ->.,-=n ff p calkalnaiholes-Pai11} mrorr-dpYat5i ". _`-_-- ��41 13 AWvWtStinyte Roof a a-a. sre[tersd 14 Vi1y1 Frame 5tiufrg boar _.W E014 �RAVOKI,G FLTERUION LILWR vrlh a: am-Md +DTKF_ - 15 YrrylFrame CasementVftlow wAu;sralwds-erna+eaEarVoEr -le�_z-.=halve- to a,Uw=orsecom 16 4'A'Column N5dr Axek Trim "and eaul3t all nai holes- 4 U �UrL�dr5ffi t��u>eW_Nc-:�-=&ad ani ra­�*,0w q­d Panl} tam rn meet eery nmUd Ax mar rtes rasa aR n.3at�aerie 17 WoodDecorakeeBeadocd(Faandcatl€Arlaiholes-Pari s �rgttnnue,sraua:tednaamaalcertneele�6rra -d-re ma ems h' 1a 4'AkmT*m r lC Sty1e Gutter 32-10 ta' aa-.any x.ay s-9- 211) 1'calk Trim with BLO wse edge and Y Oa Trim Face on top orf toutdaionwall exlensm 2s-9 Ser -Wed h.1 efb f'-.d 21 Typical koerior Partition-SW Gypsum Board BS over2x4r' IF-a, s-a 3w is-2 1w a-tnv 6 rived th n- MloodSkrdsatIFo-c. ar-110t07 X-C 7-7tQ• s-o 1r 3'-r n•-zw 2-totem .9-fte,dx--f-h � 22 Typical Baftaoorn f I Daw Wel War Irierior Pa tion-12' a-m tut s-Q z-r tut I-a 1Or Cement Board at Ceramic Tile Lomffcm or 5B'Water t resistant Gypsum Soard Batiuoom side and SW Gypsum ' Board opposite side over 2x4'Flood Skids at 16 o-c- ° ' 23 Pnernawfactured Stairswith(17)011116'Risersand 11' - - �c�,gt2u1T Treads including 1-Radalsed�n9-Provide(2)Layers 5113' I I sura Roo al r cgs Type X Gypsum Board Below StairFraming wih Fre Bk dtkg 24 EledreWalerl Batu-Lowboy glia Budraorn3 Il - Bedroom v 25 32'HeightMin.W-TypkaLProtideWffWuwsaland drywrA I{ 1o3SF retumc fiomflmn rata Creaser Priorin Bid 1UCi SF t hf +� Ligi Regi 624 r�hrRO*wwa24 , r " vat wagged atz I I Bedroom 3 26 Pry Wood RaTirng wdfr wall Standards at 4'max a Vat RagiW 4.12 a - a l l ¢ ins cr c cc_Prowle Blodo g Lgt P ab�d n45 Bedmom 3 - ra+ _ L�t'twOM 3346 �£i;aitufLaon 7 -. lyt eased ss Yat Pmnieil 673 Bath i Sas CC er yam Rormae 16P3 R 7-634' QoUb We14J5 ,—n-. �-. 27 2)V Stid Wall-titres Praedekr cher hookup kill(rndudung o6rrmreClaf ; 1R 49 �Rega d40 6-s F2 4-oa+r 54 t l� yup l vat t 73 I r.gt Prvrdee 1&73 --- �s PI-KhM a.3e5 I 26 9ediitafjf Operated BaBumm F�taust Fan with Hunnidy - 11aaP oridedE t� _ C50 CFM. L5f Spray Foam wagperehation sensor-Provide milmProvide DuoaMwalLoueer- s-r CLST a-9774 al z-m3tr; 12 SF F }M— . 24 ;PtnrideDryer Ed3wjst4uUnarktooutadeloueer C 30 Provide 2A Pa trio l this portion of watt sparaw - � sree s Rd t 31 Dryer Ductwork up _ O 32 E]eeW RarW with Remdarilg F_ldnaust HoodREP 33 E_lecticbase Board Heat shaO bepromded with heatng 95F I_J �• FuoTrties rap2Ne oL maintawin a mirwaum room temperature Rd of69 (20°C)alapotril3feetabovedwfloorand2feet m 59 SF 6iamer Fal-In S °Ff } frornextenor. Typical Alroornsy ---__ 110 SE ISitchen _--_-� Dknin Kitchen alimde s it habftble rooms at the stgn temperature- � 93 5F 103 SF 93 SF 34 1 flour Fre raL-d Vkrood Pa WXC-SV Type X GMsum Board �- csu ` •f BS with 2'kA'Siuds at 16'o.c wilh R=10 Batt Insulatia be M+ --n.rJlPenetra6xmsialbefreumkodwifhUSG aRoo �s °d - a- FiremderarAkorapprovedaquaf GIST i'�ST C t CLST 36 Wrap Buill-upmoodS'tudCcliumniwMType XGypsrmBbard 1 SF 16SF C i0 F 9 S N[Sides - � 36 FJectmatly Pott eyed Snwk--Deln6or ia-Wed I Gi) & b a 37 Provide Code Regried 6'Diarne7er Wood Truss Ovral on Modem Eder-Panel-Corr'm libel con4ernfs wth Buidirg Department Livirm UYInci Living 39 Electric Paru!l Location b M slcr 196 SF _ b r-T rrr r-syr �r 39 Panehaions mrot gh rated wells and floors sl,au be sealed �® Bedroom Lm q�ngwfth , n1a SF - Rentals flim calirg PSG Freoede or approved equal rriffbM is 122 SF L!y l taaq:ea3r9e Bed rooms 1 A ca array T ID meet required rarGrgs Lit raaa.:eaa� Vat Rated ism Eli LgY:�.ms7s L�1Requrel 31.92 40 1 Flom Fire Rated Exb noir wall&5 -I lardeboard oar Rated 458 Lara Pro.raca 55 59 u�t R-¢nn 4� Yoe weq�ed 1555 � L'1*r Rowed 31x5 VaYPewidadR-76 tr£ = UgdtP.wded 3346 F tPro/dad 41.41 over Tynrel Building Vuhap on 27P System(hdv�rtedi) vartP.v.daa 15x3 r, v d FVC doe 1673 V"Pum as 1673 knailaled SheaftQ R=6-6(SealjobLsaaarding to - klarafiac6arers wi itten ilsbuc5arns)over Z LNW wood studs al - ' > l 217 Columbia t6'o.c.w1'dr R-21 Betl Insulahan beuveen and 5W Type X I Sleet Ithaca.NY gypsuan Board{Interior Face) i' 14M 41 ArOh11e(Z)taym of type X gypsum Board u'der stairs With FirreBlodmy IsameFor Pewit 42 Diagonal crosshatch uKkazessuspended 5ffir Gypsum Board rt CL kering*947 AFF-Provide 2 Layers of'fype X 9ypsurn ill'-t TF-21Ar 3-t,ar _i W 23f2617 board to underside of Fwe ranted Floor Co ltrudinm with Levo 2 Fuld. 2;r-gtar floor Plans 43 Dwigonal crossi-ok h widiades suspended 5W Gypsum Board soffi Q 6•-3'AFF Prflnide(2}Layers of Type X Gypsum Board(sloped]to urKler.ade of stair with Level 2 irltsh. 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The property is part of the Maplewood Redevelopment Housing Project and the applicant would like to install the banner to advertise the apartments to potential tenants. The proposed banner will be 48 square feet and the sign ordinance limits the size of signs in residential zones to 5 square feet. Currently, the active construction site is visually confusing and a larger sign is needed to identify the leasing office and make it more visible to passing motorists. The property is located in an R-3b residential use district in which the proposed use is permitted. However, Section 325-38 requires that a sign variance be granted before a building permit is issued. The Planning Board does not identify any long term planning impacts with this appeal and supports it approval provided such approval is consistent with the stated temporary timeframe. APPEAL#3085 235 S. CAYUGA STREET(Coltivare) Appeal of Jason Sidle of Coltivare Culinary Center on behalf of the owner Ithaca Urban Renewal Agency for a sign variance from Section 272-613 (2), Number of Signs allowed by the sign ordinance. The applicant proposes to install a 6'-4" by 13' awning at the property located at 235 S. Cayuga Street. The proposed awning will be located at the building entrance for Coltivare to provide cover from the weather and a visual entrance marker for the patrons.The awning will contain three signs consisting of a Coltivare logo and two "Farm to Bistro Culinary Center" signs. The sign ordinance limits a business to one freestanding sign or two wall signs in a commercial zone. On August 5, 2014, Cultivare received a variance from the sign ordinance for the two existing signs located on the building. The applicant would like to install three additional signs, for a total of five signs for the business. The sign ordinance allows only two signs per business. The property is located in a CBD 100 and a CBD 120 business use district in which the proposed use is permitted. However, Section 325-38 requires that a sign variance be granted before a building permit is issued. The Planning Board is not opposed to the concept of additional signage, however such signage should be integrated with the overall design of the garage in general and Coltivare in particular. The proposed awning does not accomplish this and appears to be pasted on the building. Furthermore, the Board has found that Coltivare's LED lighting, which is multicolored and on a continually changing loop, is not in compliance with the approved concept as described and illustrated in the attached Planning Board minutes from March 25, 2014 and rendering prepared by the applicant and dated June 9, 2014. The rendering was submitted in response to the Board's concern that the originally proposed lime-green and purple light colors may have a negative impact on the neighborhood and the aesthetics of the downtown, and was meant to illustrate the lighting's intended appearance. Approved at the March 25,2014 Planning and Development Board Meeting of both buildings and the removal of approximately 0.25 acres of vegetation. Site improvements include retaining walls, a privacy fence, a water feature, walkways, landscaping, lighting, a new sidewalk on Spencer Road and bike racks. The project is in the SW-2 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176.4 B. (k) and an Unlisted Action under the State Environmental Quality Review Act. and is subject to environmental review. Parcel consolidation will be required. Acharya said he discussed the project with Planning Division staff. Since the applicant did not appear in person at the November 2013 Planning Board meeting, it was agreed that further consideration of the project should be deferred a month, when the applicant can appear in person. Cornish noted the Site Plan Review Ordinance also requires it. Schroeder said he was happy the applicant will provide steps down from Spencer Road; however, the sidewalk at the base of these stairs, as shown on the revised drawings, would terminate at a parking space. He said the sidewalk should instead terminate away from any parking space, so that pedestrians walking down from Spencer Road can easily enter the site. In addition, he said, any rooftop mechanicals should either be screened or incorporated into the building. Schroeder also noted that the City Transportation Engineer has suggested that it might be necessary to remove some or all of the proposed new street trees along Elmira Road, which would be regrettable. He said the applicant should mitigate any loss of those street trees by adding tall trees in the lawn area adjacent to the recessed portion of the hotel's Elmira Road frontage. Elliott observed that the facade materials do not appear very substantial and look somewhat `cheap.' He asked if there were any objections to asking the applicant to improve the quality of the facade materials. There were no objections. Schroeder noted the applicant should present its building materials at the next meeting. B. Tompkins Cortland Community College (TC3) Culinary Center-- Coltivare, Cayuga Street (bottom floor of Cayuga Street Garage), TC3,Applicant. Approval of Exterior Modifications. The project will consist of renovating 17,000 SF of space located on the first floor of the Cayuga Street parking structure. The space will be occupied by a culinary art institute with an 80-seat restaurant(Coltivare), multi-use space supporting academic programs, and a large cooking lab and smart classroom dedicated to the educational program. The project includes exterior fagade work for signage and reworking of existing awnings, and lighting. Approval of the Cayuga Street Garage was originally granted on February 18, 2003, subject to the condition that all exterior lighting and signage be approved by the Board before installation. Architects Andrew Ramsgard and Chris Kozub introduced the Board to the proposed exterior modifications. Ramsgard highlighted the following changes that would be made to the exterior of the garage: 8 Approved at the March 25,2014 Planning and Development Board Meeting Schroeder suggested making the windows fronting Cayuga Street from the non-restaurant portions of the project intriguing to passersby (i.e., don't just block these windows off, rather, use displays or other means of attracting pedestrian interest.) Jones-Rounds asked about the purple backlighting depicted on one rendering. Ramsgard responded the only non-signage illumination would come from the canopies along the facade above the doors. Ferndndez asked the applicant to correct the drawings to reflect the actual appearance of the building. She would also prefer not to see the lime-green light above every single canopy. Blalock suggested adding a small placard to showcase the educational mission of the project. Ramsgard responded the applicant has been developing a plan to showcase the educational mission in the interior design. Blalock suggested some other, more visible indicator of the educational mission, encouraging people to walk into the facility. Elliott suggested designing a motif around the `three Cs' —there is a nice visual logic to the three Cs in"TC3"and those in "Coltivare Culinary Center." On the south fagade, there is even another indentation in the brick,which would be an ideal place to insert that kind of motif. He noted the main signage within the brick indentation on the Cayuga Street side could play off this other signage on the Clinton Street side. Ramsgard replied that is a great idea. Acharya noted he is hearing there may be some opposition to the Board's taking action on the project at this meeting. Jones-Rounds replied she would be willing to approve the project, on the condition the applicant submit revised drawings. Ramsgard responded he would submit revised drawings and any other documents to the Board, including: • Locations of the two signs,with notations on the elevations clearly identifying them. • Illustration of the unlit seasonal flags with all text removed. • Notations identifying precisely where LED lighting profiling would be situated on the canopies. • Specifications for ventilation/exhaust units, including decibel level(s). Schroeder suggested making the LED lighting a subtler, softer glow than what is depicted on the renderings. 10 C I , ' N � ■ � O G N X _ W n ak domo Is Y7C � I I II IFFr i i CITY OF ITHACA 108 E. Green St.—Third Floor Ithaca,NY 14850-5690 JoAnn Cornish,Director flr: nx DEPARTMENT OF PLANNING,BUILDING,ZONING, & ECONOMIC DEVELOPMENT Division of Planning& Economic Development �o+PppRptEo� Planning&Development–607-274-6550 Community Development/IURA–607-274-6565 E-Mail: dgrunder@cityofithaca.org MEMORANDUM TO: Common Council FROM: Planning& Development Board DATE: October 25, 2017 RE• Planning Board Recommendations on the Proposed Downtown and Collegetown nacign Gl lidplinac At their October 24, 2017 meeting, the Planning Board considered the Collegetown Design Guidelines and the Downtown Design Guidelines both dated August 2017 and prepared for the City of Ithaca by Winter& Company. The Board submits the following recommendations: The Planning Board recommends adoption of the Downtown Design Guidelines provided that the following changes are made: (Schroeder to submit changes) The Planning Board does not recommends adoption of the Collegetown Design Guidelines at this time. The Board understands that zoning changes are needed for the Collegetown Area Form Districts (CAFD) and feels that any zoning changes should be considered concurrently with the Design Guidelines.