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HomeMy WebLinkAbout06-20-17 Planning and Development Board Project Review Committee Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 3 PLANNING & DEVELOPMENT BOARD Project Review Committee & Design Review Committee REVISED NOTICE OF MEETING & AGENDA TO: City of Ithaca Project Review Committee (Planning & Development Board) FROM: Lisa Nicholas, Senior Planner DATE: June 16, 2017 SUBJECT: Agenda for Project Review Committee Meeting: TUESDAY, JUNE 20, 2017 The Project Review Committee Meeting is scheduled to begin at 8:30 a.m. in the Second Floor Conference Room, City Hall, 108 E. Green St. Please call Lisa Nicholas at 274-6550, if you cannot attend or you require additional information. 8:30 Project: Residential Mixed Use (DeWitt House) Location: 310-314 N Cayuga Street Applicant: Kimberly Michaels, Trowbridge Wolf Michaels for Frost Travis, Owner Anticipated Board Action(s) in June: Consideration of Preliminary & Final Approval Project Description: The applicant proposes to construct a four-story mixed use building that has footprint of 25,640 SF and 86,700 gross SF. The building will contain 2,000 SF of community space, 1,160 SF of commercial space and four apartments on the ground floor, 54 apartments and amenity space on the upper floors and underground parking (32 space) bike storage and mechanicals. The underground parking will be accessed via a ramp on Court Street. Exterior amenities will include landscaping and street trees, a street level semi-public plaza and a first floor residents’ plaza. The new building will use a portion of the exiting building foundation. A deep foundation system is proposed to support the other parts of the building. The project is in the CBD-50 Zoning District and the Dewitt Park Local Historic District. The project received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission on February 14, 2017 and competed Design Review on May 16, 2017. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (h)[4], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (b) (9) for which the Planning Board issued a Negative Declaration of Environmental Significance on May 23, 2017. 8:50 Project: Finger Lakes ReUse Commercial Expansion and Supportive Apartments Location: 214 Elmira Road Applicant: Finger Lakes ReUse Anticipated Board Action(s) in June: Public Hearing, Determination of Environmental Significance and Recommendation to BZA Project Description: The applicant proposes to will expand the existing office and retail center with a new +/- 26,100sf attached 4-story mixed-use building to include retail, office, and 25 units of transitional housing fronting Elmira Road. A 8,100 SF covered outdoor inventory building and a 600 SF pavilion are also proposed. The new parking and loading layout will reduce the number of curb cuts on Elmira road from 5 to 2. An improved sidewalk will be constructed to provide a safer link between the existing pedestrian bridge connecting the Titus tower property to Elmira Road. The building will have landscaped entrances facing Elmira Road and these will be connected to the new building entrances giving residents and patrons arriving on foot direct access to the street. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 E-Mail: dgrunder@cityofithaca.org “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 3 The project site is in the B-5 Zoning District and requires an area variance. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I), and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review. 9:10 Project: Apartments (60 Units) Location: 232-236 Dryden Road Applicant: Noah Demarest of Stream Collaborative for Visum Development Group Anticipated Board Action(s) in June: Determination of Environmental Significance Project Description: The applicant is proposing to construct two four-story apartment buildings that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed in order to allow for each building to have a different grade plane (which will minimize heights near buildings on adjacent properties) and to bring the lowest (basement) floor level of the building facing Dryden Road closer to street level. Site development will require the removal of the existing apartment building, shed, parking areas and walkways. Site improvements will include a pedestrian connection from Dryden Road to Summit Ave, retaining walls, landscaping, walkways and exterior bike racks. Parking for 37 bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has completed Design Review. As no parking is proposed for the project, the applicant has submited a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review. 9:30 Project: Mixed Use Apartments- Harold Square Location: 123-129 E State/MLK St Applicant: L Enterprises LLC Anticipated Board Action(s) in June: Consideration of Conditions of Approval Project Description: The Board approved project changes with conditions on May 23, 2017. The Applicant was asked to submit additional materials to satisfiy the conditions in June. Design Review Committee Meeting Starts Here 9:50 Project: Apartments (Short-Term Rental) Location: 238 Linden Ave Applicant: Trowbridge Wolf Michaels for DRY-LIN Inc. Anticipated Board Action(s) in June: Public Hearing, Determination of Environmental Significance & Consideration of Preliminary and Final Approval Project Description: The applicant proposes to construct a 4-story apartment building with habitable basement to provide short term housing for the adjacent Johnson Graduate School of Management. The building will be 13,715 GSF and contain 24 single-bed efficient apartments. The below grade apartments will look out onto lower courts/light wells at both the front and back of the building. Two of the four front entrances include stairs that span the lower courts. The project includes new landscaping, walkways, retaining walls, walkways, lighting, signage and exterior trash and recycling area. The project site is currently vacant and is used as a staging area. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant has submited a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (h) and (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review. Design Review Committee Meeting Ends Here “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 of 3 10:10 Project: Commercial Rebuild (McDonalds) Location: 372 Elmira Road Applicant: McDonalds USA LLC Anticipated Board Action(s) in June: Declaration of Lead Agency, Public Hearing, Potential Determination of Environmental Significance and Recommendation to BZA Project Description: The applicant proposes to replace the existing 4,800 SF restaurant facility with a new 4,400 SF building, construct a side-by-side drive-thru, install new landscaping, a dining patio, lighting, signage and a masonry landscape wall, as well as reconfigure the parking layout. The project is in the SW-2 Zoning District and requires area variances. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and is subject to Environmental Review 10:30 Zoning Appeals #3073, 372 Elmira Road, Area Variance #3074, 372 Elmira Road, Sign Variance #3075, 627 Warren Place, Special Permit #3076, 221 W. Lincoln St, Area Variance #3077, 409 N Meadow St, Special Permit #3078, 339 Geneva Street, Area Variance 10:40 Signage- 108-114 E State/MLK St (The Commons) 10:50 Agenda Review for 6-27-17 11:00 Adjournment cc: Mayor Svante Myrick & Common Council Dr. Luvelle Brown, Superintendent, ICSD Jay Franklin, Tompkins County Assessment If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 12:00 p.m., no later than 2 days (not including weekends and holidays) before the meeting. Design Review Committee Meeting Notes Thursday June 8, 2017, 3pm Board Members Attending: John Schroeder Staff Attending: JoAnn Cornish Director of Planning, Building and Zoning Lisa Nicholas, Senior Planner, Division of Planning and Economic Development Applicants Attending: 232-236 Dryden Road Noah Demarest, Project Architect Todd Fox, Project Sponsor The applicant presented building materials samples and discussed overall design. The Committee made the following comments, recommendations and requests: • In comments submitted before the meeting, Elliot noted corrections needed to the north elevation: the yellow elements should extend past the roofline and there should be a tower projection seen on the left part of the drawing. • A crown molding detail should be added to materials sheet and it should be indicated on elevations or materials sheet where it will be used • Applicant to submit floor plans other new and revised drawings for Project Review Committee • Schroeder expressed appreciation for the ways in which the applicant used design elements to reference the existing building (designed by William Henry Miller) in its original state. These include: 1. Using a color scheme that is consistent with a historic image of the building 2. Incorporating stick work at the upper story of the building in reference to the original design 3. Incorporating brackets of historic design on the front balconies • Windows on the front façade and balconies should better align • All rooftop mechanicals not appearing on the elevations should be screened in the same manner as shown in drawings dated 6-1-17 • Applicant to provide a detail of the stair and landing area on Dryden Road. It should include paving, lighting, landscaping, retaining walls etc. Page 1 of 6 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part III Project Name: Apartments- 232-236 Dryden Ro ad Date Created: 5/3/17 Updated 5/16/17 and 5-23-17 by the Planning Board, and 6/9/17 New text is highlighted in yellow PROJECT DESCRIPTION The applicant is proposing to construct two four-story apartment buildings that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed in order to allow for each building to have a different grade plane (which will minimize heights near buildings on adjacent properties) and to bring the lowest (basement) floor level of the building facing Dryden Road closer to street level. Site development will require the removal of the existing apartment building, shed, parking areas and walkways. Site improvements will include a pedestrian connection from Dryden Road to Summit Ave, retaining walls, landscaping, walkways and exterior bike racks. Parking for 37 bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD) and requires Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 9 (11) and is subject to environmental review. IMPACT ON LAND The project site is in a developed area of College Town. The project proposes to reduce the amount of impervious surface on site by 9,000 SF from existing conditions. A portion of the site has slopes over 15%. Approximately +/-4000 CY of material is expected to be excavated and hauled off the site as a result of excavating for the building foundations. Assuming the use of a 12 CY haul truck, this equates to about 330 truckloads. The applicant has submitted a memo dated May 1, 2017 from David Elwyn, PE of Elwyn Palmer Consulting Engineers to Noah Demarest of Stream Collaborative describing the recommended pile foundation system. The letter states: Our recommended foundation system for support of the two proposed 4-story wood frame apartment buildings at 232-236 Dryden Rd is to use steel pipe piles to transfer foundation loads to competent rock located approximately 46’ below existing grade. Our subsurface investigation, done in March of this year, encountered some type of fill consistent with urban environments to a depth of 1-8 ft below grade. Underlying the fill was loose sand with varying amounts of silt and gravel with nearly all being of loose consistency to a depth of 34-48 ft below existing grade. At this depth a thin layer of stiff to hard silt commonly called glacial till was encountered. This was underlain by shale bedrock. One 5 ft core of the bedrock was taken in Boring B1 and the rock was found to be very competent. We believe piles will be an economical solution. Given the loose consistency of the soil overlying the rock, the piles should be installed quickly and without much driving disturbance. Piles will also reduce the earthwork which would otherwise be required for Page 2 of 6 the installation of large spread footings, and will essentially eliminate the potential for building settlement. The Lead Agency recognizes that all work in or affecting public rights of way will require a street permit from the City Engineering Department. No significant impact is anticipated/ IMPACT ON WATER IMPACT ON DRAINAGE IMPACT ON AIR Construction is projected to last approximately 8 months and will be concurrent with several other construction projects in Collegetown within a two-three block distance. The cumulative impacts of airborne dust could have a negative impact during the construction period. The excavation and the preparation of foundations can also create the potential for increased dust and dirt particles in the air. During construction, the applicant will employ the following applicable dust-control measures as appropriate: • Misting or fog spraying site to minimize dust. • Maintaining crushed stone tracking pads at all entrances to the construction site • Re-seeding disturbed areas to minimize bare exposed soils. • Keeping roads clear of dust and debris. • Requiring trucks to be covered. • Prohibiting burning of debris on site. IMPACT ON PLANTS AND ANIMALS Nine new ornamental trees and eight new shade trees are proposed. No impact anticipated IMPACT ON AESTHETIC RESOURCES See Impact to Historic Resources No impact anticipated IMPACT ON HISTORIC RESOURCES The project site contains a former dormitory (currently known as ‘High Chaparral’) for the adjacent Cascadilla School. The building, which will be demolished, was originally designed by William Henry Miller. It has been much altered over the years and retains few vestiges of the original grand structure – pictured to the right in an undated photograph. The applicant met with the Design Review Committee on June 8th, 2017. The Committee made the following comments, recommendations and requests: Page 3 of 6 • In comments submitted before the meeting, Elliot noted corrections needed to the north elevation: the yellow elements should extend past the roofline and there should be a tower projection seen on the left part of the drawing. • A crown molding detail should be added to materials sheet and it should be indicated on elevations or materials sheet where it will be used • Applicant to submit floor plans other new and revised drawings for Project Review • Schroeder expressed appreciation for the ways in which the applicant used design elements to reference the existing building (designed by William Henry Miller) in its original state. These include: 1. Using a color scheme that is consistent with a historic image of the building 2. Incorporating stick work at the upper story of the building in reference to the original design 3. Incorporating brackets of historic design on the front balconies • Windows on the front façade and balconies should better align • All rooftop mechanicals not appearing on the elevations should be screened in the same manner as shown in drawings dated 6-1-17 • Applicant to provide a detail of the stair and landing area on Dryden Road. It should include paving, lighting, landscaping, retaining walls etc. The applicant agreed to install a historic plaque on the site showing the original building. No impact anticipated IMPACT ON OPEN SPACE AREA No impact anticipated IMPACT ON TRANSPORTATION Construction is projected to last approximately 12 months and will be concurrent with several other construction projects in Collegetown within a two-three block distance Construction Impacts- Cumulative and Project Specific: Approximately +/- 4000 CY of material is expected to be excavated and hauled off the site as a result of excavating for the building foundations. Assuming the use of a 12 CY haul truck, this equates to about 330 truckloads. The project is adjacent to the Cascadilla School and its girls’ dorm. The Cascadilla School is a day and boarding high school serving students grades nine through twelve. The campus consists of 3 buildings; one academic building with 9 classrooms and two dorms. Enrollment is approximately 50 students of which 30-50% are boarders. The school follows the New York State public school academic calendar. 14 staff are employed at the school The project site is located between the girls’ dorm and the academic building. School officials have expressed concerns that construction will impede pedestrian access between the two buildings. The applicant should submitted a construction staging plan with limits of disturbance that shows, among other things, how access can be maintained. Page 4 of 6 In addition to private construction projects affecting Collegetown (particularly College and Linden Avenues) in the next 3-5 years, upgrades to infrastructure are also planned. College Ave. will be affected by a NYSEG replacement/upgrade of gas and electric service as well as the City-planned upgrade of water and sewer service. An upgrade to telecommunications facilities is also expected. This work is tentatively scheduled for 2019 and 2020 and is anticipated to require lane or street closure. The City is actively coordinating public, private and utility projects in Collegetown for the 2017 construction season. At this time, the City is considering several options facilitate pedestrian, bike, transit and vehicular movement along College Ave and to minimize conflicts due to multiple simultaneous projects. The Lead Agency recognizes that all work in or affecting public rights of way will require a street permit from the City Engineering Department. The permit will dictate access requirements and repair or replacement of impacted city property. The Lead Agency has the following concerns: • Maintenance of pedestrian access from the Cascadilla School’s adjacent dormitory to the school building. • Maintenance of pedestrian access and potential road closures during excavation, shoring and construction • Traffic impacts resulting from excavation hauling • Construction deliveries and staging • Contractor parking. The majority of workers should be required to park at a remote off-site location outside of the Collegetown area. The applicant should provide documentation of this arrangement. Contractors should insure that workers will not to impeded school activities, particularly staff parking. Project impacts (Non-construction related): The project site is in the CR-4 Collegetown Area Form District (CAFD). District regulations state that if no parking is provided the applicant must either: (1) obtain a variance for relief of parking requirements; or (2) demonstrate full compliance with the NYS Building Code or Residential Code for new construction and implement a Transportation Demand Management Plan (TDMP) that is approved by the Planning Board. The applicant has provided a Transportation Demand Management Plan that has the following components: 1. There is no parking being constructed or bundled with the cost of the living unit. 2. The building will have a bike storage room for residents, and outdoor bike parking for visitors in compliance with site plan review requirements. 3. Every qualifying tenant will be provided with a membership to Ithaca Carshare as a part of their lease (subject to approval of each individual member by Carshare). There are multiple cars available directly in Collegetown and across the City of Ithaca. In addition, if Carshare deems it necessary to add a vehicle to serve new members generated by the project, a Carshare space will be included in the streetscape improvements to Summit Ave 4. Tenants will be provided with information about where to park their car should they choose to own one while they are living in Ithaca. 5. Tenants will be provided with information regarding the city’s policy for on-street parking and consequences for violations including ticketing, towing and booting. Page 5 of 6 In additions, the project provides a needed pedestrian connection from Dryden Road to Summit Ave. IMPACT ON ENERGY The applicant has stated that they are exploring a net-zero building with no fossil fuels. IMPACT ON NOISE AND ODORS Construction will last approximately 12 months. The project is in a densely developed residential area and is adjacent to the Cascadilla School and its girls’ dorm. The Cascadilla School is a day and boarding high school serving students grades nine through twelve. The campus consists of 3 buildings; one academic building with 9 classrooms and two dorms. Enrollment is approximately 50 students of which 30-50% are boarders. The school follows the New York State public school academic calendar. Noise producing construction activities, especially foundation work, will temporarily affect residents in the immediate area. The applicant has submitted a memo dated May 1, 2017 from David Elwyn, PE of Elwyn Palmer Consulting Engineers to Noah Demarest of Stream Collaborative describing the monitoring during pile foundation construction. The letter states: To ensure that noise, vibration, and disruption from pile driving operations are properly controlled, we will include in our bid specifications requirements similar to what we have used for other recent projects in Ithaca constructed on piles, including:  Building condition surveys of adjacent properties prior to construction  Continuous vibration monitoring during construction by an independent vibration monitoring engineer  Surveys of existing adjacent construction for level control prior to and during construction  Strict compliance with the City ordinance for construction operations, including allowable work days and work hours  Noise monitoring during pile driving operations The applicant has agreed to limit noise producing construction activity to the hours of 7:30 to 7:30 pm Monday through Friday, and Saturday with prior notification of the Planning Director. IMPACT ON PUBLIC HEALTH The applicant has submitted a Phase 1 Environmental Site Assessment dated April 2017 and prepared by GeoLogic NY Inc. The study found no evidence of recognized environmental conditions in connection with the Property. The existing building likely contains asbestos. Removal of any asbestos-containing material in the existing building will be done by a NYS Licensed Asbestos Contractor. Page 6 of 6 IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NIEGHBORHOOD The project site is in a densely developed area near the central core of Collegetown. The immediate area is primarily residential, characterized by a large variety of predominantly older multi-family student residences as well as larger institutional buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD). The CAFDs were created to produce a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood. The project meets the district requirements of CR-4 and does not require any variances. The Lead agency has determined that the project meets the goals stated above. The applicant has provided statement about the utility capacity and required improvements for the project: The water, sewer and electricity usage will be typical of residential development in the City of Ithaca and the current systems are more than capable of serving the new demand. Heating and cooling systems have not yet been designed, so the extent of fossil fuel use has yet to be determined. No Impact is anticipated. Prepared by: Lisa Nicholas, AICP, Senior Planner   STREAM Collaborative architecture + landscape architecture dpc    123 S. Cayuga Street Suite 201  Ithaca, NY 14850            June 13, 2017      Lisa Nicholas  Senior Planner  Department of Planning and Economic Development  City of Ithaca  108 E. Green Street  Ithaca, N.Y. 14850      Dear Lisa Nicholas :    Please find attached revised and additional information for  232-236 Dryden Rd – Site Plan Application, dated June  13, 2017. The included materials address all of the comments that have been made at previous planning board  meetings, Project Review Committee in May, and the June Design Review Committee. These items include the  following:    1. Revised site layout, grading, planting and related details.  2. Revised elevations showing a new window on the south facing balconies, crown moldings on certain  windows facing the public way, and slight adjustments to the east facing bay window location to better  align with interior living space.  3. A standard 2x4 wood tree guard detail to sheet L502.   4. An enlarged layout plan showing the entry stairs along Dryden Rd.   5. A 4th light post at the stairs to provide adequate illumination for safety.   6. A cut sheet for the proposed LED light post top (dark sky compliant with a 3000K color temperature).  7. An interpretive sign to commemorate the original Cascadilla School dorm to be designed in consultation  with Mary Tomlan (24”x42” and mounted on steel posts and constructed of similar materials to the signs  for Collegetown Terrace).  8. Revised utility plans to reflect the final site plan layout.  9. A Work  Zone Traffic  Control plan.    We looking forward to discussing these revisions at the Project Review Committee meeting on 6/20 and at the  planning board on 6/27. If all goes well we are hoping these final changes satisfy all the requests from board  members and staff.    Sincerely,        Noah Demarest  AIA, RA, RLA, LEED AP  Principal    noah@streamcolab.com  607.216.8802    232 & 236 Dryden Road   City of Ithaca, New York   Revised 2017.06.13    Project Description  The project in the CR‐4 Collegetown form district involves the demolition of an existing 4 story apartment building at 114  Summit Avenue, the consolidation of 114 Summit and 232‐238 Dryden Rd as a single .777 acre (33,846sf) lot with a Dryden  Road address, and the construction of 2 new 4 story apartment buildings. The two buildings will contain 62 dwelling units  with 207 bedrooms.    Site Improvements  The site is currently occupied by a 4‐story apartment building, detached shed, and an asphalt parking area which is contiguous  with Summit Avenue paving. The apartment building and shed will be demolished and the parking areas removed, with a  significant amount of paving reverting to greenspace. The site will be fully redeveloped with 2 new buildings in conformance  with the CR‐4 requirements and 2015 NYS building code. A greenspace between Dryden Rd and Summit Ave, and  enhancements to the Summit Avenue streetscape are outlined in the landscape section below.    Zoning Compliance    Requirements:  The CR‐4 form district has a 3500sf lot size minimum and 40’ lot width minimum for multi‐family, and allows buildings to cover  50% of their lot. There is a 25% greenspace requirement. The height allowance is 4 stories and 45’ above grade plane. There  is a 10’ front yard requirement, 5’ side yard requirement, and 20% or 20’, whichever is less, rear yard requirement.    The minimum floor to floor height is 9’ for residential uses, and upper floors must be 9’ floor to floor minimum. There is a 45’  façade length maximum on the primary street façade (address side), a requirement for one functional entry on the primary  street facing facade, and a front porch, stoop or recessed entry required at each functional entry. There is no requirement for  a functional entry on the side street façade, however if one is provided it must comply with functional entry requirements.    There is no automobile parking requirement for building code compliant structures when a TDM strategy is provided. The bike  parking requirement is 1 per 5 bedrooms.    Proposed conditions:  The proposed buildings will occupy a 33,846sf lot with 132’ of frontage on Dryden Road. They will cover 48.5% of the lot   (+/‐16,984sf including porches, projecting canopies and bay windows. Actual non‐permeable ground footprint is +/‐16,734sf).  The required greenspace is 8461sf, of which 75% (6346sf) must be vegetative cover. Approximately 12,116sf of vegetative  cover will be provided. The remainder of the site (+/‐4950sf) will be paved including walkways, entry terraces, a paved fire‐ access drive, parking, and retaining walls.      Because of the steep slope of the site up from Dryden Road, 232 Dryden will be split into two 4‐story sections having two  different grade planes. This was done to bring the lowest (basement) floor level of the building closer to street level. 236  Dryden Road is also split into two 4‐story sections with different grade planes, to allow the building to follow existing grades  and minimize its height near buildings on adjacent properties. See separate grade plane analysis which demonstrates  compliance with 45’ height limit.    The buildings will comply with all required setbacks. Buildings are snug to front yard setbacks, however side and rear yard are  larger than required in response to topography, the proximity of non‐conforming structures on adjacent lots, or to save trees  along the perimeter of the property.     Floor to floor heights will be 9’‐2”+/‐. The façade length of the building fronting on the primary street (232 Dryden Road) will  be 45’. A functional entry accessing the entire building will be provided on this façade and be accessed from a +/‐16’ wide  porch. In addition, there will be a functional entry on the east side of both buildings facing Summit Avenue. These entries will  232 & 236 Dryden Road ‐ 2 of 9    be recessed 5’ into the façade, and be further sheltered by cable‐supported canopies which project 5’ into the front yard  setback from the building facade.    Forty‐two (42) bike parking spaces are required (207/5 = 41.4). At least 42 spaces will be provided in secure basement bike  rooms (11 minimum in 232, and 31 minimum in 236). Two  bike parking spaces will be provided outdoors at the Dryden Road  entry to 232, and six spaces will be provided at each Summit Avenue entry, for a total of 14 outdoor bike spaces. Entry doors  on Summit Avenue will be equipped with 42” wide doors and automatic openers to allow easy access to elevator lobbies for  residents with bikes.    There will be nine (9) parking spaces provided.     Program  The project proposes two buildings with a total of 60 units and 207 bedrooms on the property. Total  building area (4 stories,  basement and sub‐basement) +/‐84,700sf.    232 Dryden will have (5) 4‐bedroom, (7) 3‐bedroom, (3) 2‐bedroom, and (2) 1 bedroom for a total of 17 units with 49  bedrooms. There will be a gym on the 4th floor with access to a south facing roof terrace. This amenity will be available to  residents of both buildings. The basement level will have a bike room, mechanical room and trash. Trash will be put out on  Summit for pickup.    236 Dryden will have (8) 5‐bedroom, (17) 4‐bedroom, (15) 3‐bedroom, and (5) 1‐bedroom, for a total of 45 units with 158  bedrooms. A sub‐basement level will have a bike room and mechanical room. A screened dumpster area will be provided  along the north side of the building, accessed from Summit Avenue.    The mix of units and location will appeal primarily to student renters.    Stormwater  The 33,846sf site is currently covered by +/‐25,900sf of impermeable surface, including parking areas, sidewalks and buildings.  The total area of disturbance (used for long form EAF) would include part of the Summit Avenue right of way, and total +/‐ 41,300sf, of which +/‐34,100sf is currently impermeable surface. The proposed re‐development would reduce the amount of  impermeable surface on the property to +/‐21,100sf, adding +/‐4,800sf of vegetated area. Because the proposal reduces  impermeable area and is less than 1 acre, no SWPP is required. Because of the nature of the site as urban land, there are no  on‐site stormwater facilities proposed, pending approval by the City’s Stormwater Officer. Although not required, a best  practice strategy which directs runoff to vegetated bio‐swales around the buildings to filter stormwater from the roof, prior  to its entry into the storm sewer system, will be considered.     Landscape  A planting plan will be developed to address the street edges, side and rear yards, and screening of the trash area, such that  these spaces are a lush experience with interest throughout the seasons. All plantings will be selected to be naturally drought  tolerant with no irrigation installed, and manual watering only required during the period of initial plant establishment. Strong  consideration will be given for native or naturalized plants.     Several large trees currently exist on the site, most of which are along the west property lines. Effort will be made to save as  many of these trees as possible to maintain a screen to adjacent properties. New trees will be added where appropriate.  There is currently no defined streetscape along the west side of Summit Avenue. Though this is a “private street” the  pavement edge along the Summit Avenue frontage will be redeveloped as if it was a city street, including concrete curb,  parallel parking, sidewalk and new street trees.     The space between the end of Summit Avenue and Dryden Road will be developed as a greenspace, and a pedestrian link  between Dryden and Summit will be incorporated in the entry design for 232 Dryden. Brush will be removed to visually open  the space to Dryden Road.    Site Lighting  Building mounted lighting will be installed at building entries to allow for safe access to the building and contribute to a  232 & 236 Dryden Road ‐ 3 of 9    friendly night‐time streetscape. All light fixtures will be sharp cut‐off and dark‐sky compliant.     Utilities and Energy  The water, sewer and electricity usage will be typical of residential development in the City of Ithaca and the current systems  are more than capable of serving the new demand. Heating and cooling systems have not yet been designed, so the extent of  fossil fuel use has yet to be determined.     We  are exploring the possibility of building a net‐zero ready building with no fossil fuels on‐site.    Traffic  The impact on automobile traffic of the new units is expected to be negligible. The site is well served by TCAT, offering access  to Cornell, Downtown and other prime destinations. As such, residents are likely to make fewer than the average number of  car trips. There is no parking requirement for code compliant buildings implementing TDM, and as such no parking will be  provided. This will discourage car ownership among residents. The buildings will have bike storage rooms for residents, and  outdoor bike parking for visitors in compliance with site plan review requirements.     Transportation Demand Management Plan  Projects developed within the CR‐4 district are required to submit strategies to reduce the impact of single occupancy vehicle  use on the area and the city in general.     The impact on automobile traffic of the proposed new units is expected to be negligible. There is no parking requirement for  code compliant buildings however, nine off street parking spaces will be provided: 5 on the property and 4 within the private  street right‐of‐way as part of streetscape improvements. Avoiding the construction of excessive amounts of new parking will  discourage car ownership among residents1.     The population of students is not expected to change significantly. With new housing being provided it is anticipated that this  will encourage more students to live in the core of Collegetown without owning a car simply based on the fact that parking is  not being bundled with the cost of the apartment and the added expense of paying for parking will deter some (albeit not all)  students from owning a car. Building living units for students without building parking will have an overall net reduction of  students owning cars in Collegetown.    The site is well served by TCAT, offering access to Cornell, Downtown, regional shopping centers and other prime destinations.  As such, residents are likely to make far fewer than the average number of car trips for city residents.     Components of the plan  1. There is no parking being constructed or bundled with the cost of the living unit.  2. The building will have a bike storage room for residents, and outdoor bike parking for visitors in compliance with site  plan review requirements.   3. Every qualifying tenant will be provided with a membership to Ithaca Carshare as a part of their lease (subject to  approval of each individual member by Carshare). There are multiple cars available directly in Collegetown and across  the City of Ithaca. In addition, if Carshare deems it necessary to add a vehicle to serve new members generated by  this project, a Carshare space will be included in the streetscape improvements to Summit Ave.   4. Tenants  will be provided with information about where to park their car should they choose to own one while they  are living in Ithaca.  5. Tenants  will be provided with information regarding the city’s policy for on‐street parking and consequences for                                                                    1 Parking Management and Parking Pricing from the Federal Highway Administration  Policy: How parking is supplied, managed, and paid for varies in the US, but typically localities require developers to provide  a minimum number of spaces per development type, in accordance with a formula related to the size of the development.  The costs for those spaces are most often "bundled" with other development costs such that parking appears to be supplied  free to drivers. This encourages driving. However, a suite of new ideas and technologies has emerged to change this paradigm,  such as reducing the amount of parking and making parking more expensive. These strategies could reduce the number of  driving trips and/or encourage the use of alternative modes, and many of these strategies are actually more equitable than  those currently used most frequently.  https://www.fhwa.dot.gov/environment/climate_change/mitigation/publications/reference_sourcebook/page05.cfm#s2   232 & 236 Dryden Road ‐ 4 of 9    violations including ticketing, towing and booting.    City Parking Garage Permits  The following information is taken from the City of Ithaca website at http://www.cityofithaca.org/159/Parking‐Garage‐ Permits and will be provided to each tenant.    The city sells parking permits for three garages; the Dryden Road Garage on the corner of Dryden Road and College Avenue;  the Green Street Garage, which is the upper leveled garage entered from the 100 block of East Green Street; and the Seneca  Street Garage, which is on the corner of Seneca Street and Tioga Street (a permit is required for overnight parking except for  occasional visitor use.      All permits are sold for flexible 30 day periods (generally expire 30 days after purchase). Weekly permits and overnight only  permits may also be purchased (Call or stop by the Chamberlain's Office for details and limitations).    New permits are subject to a one time charge of $10 to cover the cost of the pass card that activates the garage gates.  Replacement pass cards are $10.    Restrictions  Patrons who purchase parking permits in the city parking facilities are required to move their vehicles every 24 hours. If your  vehicle has not moved in 72 hours, it may be subject to additional fees, and your vehicle may be considered abandoned and  subject to towing at your expense.    Dryden Road Garage  Permit Fee   Monthly: Recommended for Collegetown residents (till 7/1/2016) $159.00   Weekly: Recommended for Collegetown residents (effective 1/1/2016) $50.00     City Long‐Term  Parking  Long‐term parking is offered by the Cayuga Street Garage located between Green Street and Clinton Street in downtown  Ithaca.    A special rate is available to provide all students, staff and faculty the opportunity to enjoy convenient, secure and affordable  long‐term parking.    Visit or call the garage manager today to enjoy this special rate. Call Terry  at 607‐256‐7275 or visit Allpro Parking.     • Ideal for semester breaks and vacations  • No need to move your car every 24 hours  • Easy access to campus shuttles and bus transportation  • Quick walk to the Ithaca Commons    Parking on Campus    Students also have the option of purchasing a parking permit to park in the B or SC lots. The following information is taken  from Cornell’s parking website. https://ipp.cornell.edu/content/parking‐students    Students living off‐campus can purchase an annual commuter parking permit:   • B Commuter Permit – 2016 Annual Rate $359.85.; The B permit is valid all times in the B lot near the Vet  College,  and in the north campus A lot after 2:30 pm.;  • SC Commuter Permit – 2016 Annual Rate $752.86.; The SC permit is valid in designated lots located along  Campus Road, Route 366, B Lot, CISER on Pine Tree  Road, the north campus CC lot, and A lot after 2:30 pm.     MRP LED LED Area Luminaire Specifications Catalog Number Notes Type EPA:1.125 ft2 (0.105 m2) Luminaire Height: 6-3/8” (16.2 cm) Overall Height: 32” (81.3 cm) Diameter:18” (45.7 cm) Weight (max): 37.5 lbs (17 kg) One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2011-2017 Acuity Brands Lighting, Inc. All rights reserved. Hit the Tab key or mouse over the page to see all interactive elements. Overall height Fixture Dia. LH OH D MRP LED Series LEDs Drive current Color temperature Distribution Voltage Mounting MRP LED 42C 42 LEDs (one engine)350 350mA 530 530mA 700 700mA 1000 1000mA (1A) 30K 3000K 40K 4000K 50K 5000K SR2 Type II SR3 Type III SR4 Type IV SR5 Type V MVOLT 1 120 1 208 1 240 1 277 1 347 480 Shipped included (blank) Fits 4” OD round pole Shipped separately 2 MRPT20 2-3/8” tenon slipfitter MRPT25 2-7/8” tenon slipfitter Shipped separately 2 MRPT30 3-1/2” tenon slipfitter MRPT35 4” tenon slipfitter MRPF3 3” OD round pole adapter MRPF5 5” OD round pole adapter 3 Control options Other options Finish (required) Shipped installed PER NEMA twist-lock receptacle only (no controls) PER5 Five-wire receptacle only (no controls) 4 PER7 Seven-wire receptacle only (no controls) 4 DMG 0-10V dimming driver (no controls) 5 BL30 Bi-level switched dimming, 30% 6,7 BL50 Bi-level switched dimming, 50% 6,7 PNMTDD3 Part night, dim till dawn 7 PNMT5D3 Part night, dim 5 hrs 7 PNMT6D3 Part night, dim 6 hrs 7 PNMT7D3 Part night, dim 7 hrs 7 SF Single fuse (120, 277, 347V) 1 DF Double fuse (208, 240, 480V) 1 DDBXD Dark bronze DBLXD Black DNAXD Natural aluminum DWHXD White DDBTXD Textured dark bronze DBLBXD Textured black DNATXD Textured natural aluminum DWHGXD Textured white Ordering Information EXAMPLE: MRP LED 42C 700 40K SR5 MVOLT DDBXD Rev. 02/08/17 MRP-LED A+ Capable options indicated by this color background. Capable Luminaire This item is an A+ capable luminaire, which has been designed and tested to provide consistent color appearance and system-level interoperability. • All configurations of this luminaire meet the Acuity Brands’ specification for chromatic consistency • This luminaire is A+ Certified when ordered with DTL® controls marked by a shaded background. DTL DLL equipped luminaires meet the A+ specification for luminaire to photocontrol interoperability1 • This luminaire is part of an A+ Certified solution for ROAM®2 or XPoint™ Wireless control networks, providing out-of-the-box control compatibility with simple commissioning, when ordered with drivers and control options marked by a shaded background1 To learn more about A+, visit www.acuitybrands.com/aplus. 1. See ordering tree for details. 2. A+ Certified Solutions for ROAM require the order of one ROAM node per luminaire. Sold Separately: Link to Roam; Link to DTL DLL Catalog Number MRP LED 42C 530 30K SR3 MVOLT MRPT20 DBL Notes TypeL1Project 16-28569-15 Maplewood Student Housing Submitted By POINT SOURCE GROUP Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Contact factory for performance data on any configurations not shown here. LEDs Drive Current (mA) System Watts Dist. Type 40 K (4000 K, 70 CRI) Lumens B U G LPW 42C (42 LEDs) 530 75W SR2 6,605 1 2 1 88 SR3 6,581 1 1 2 88 SR4 6,537 1 1 2 87 SR5 6,959 3 1 3 93 700 100W SR2 8,026 2 2 2 80 SR3 7,997 1 2 2 80 SR4 7,943 1 2 2 79 SR5 8,456 3 2 3 85 1000 151W SR2 9,885 2 2 2 65 SR3 9,848 2 2 2 65 SR4 9,782 2 2 2 65 SR5 10,414 4 2 4 69 Performance Data One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2011-2017 Acuity Brands Lighting, Inc. All rights reserved. Rev. 02/08/17 Lumen Output Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F). Lumen Ambient Temperature (LAT) Multipliers Ambient Lumen Multiplier 0°C 32°F 1.06 10°C 50°F 1.04 20°C 68°F 1.01 25°C 77°F 1.00 30°C 86°F 0.99 40°C 104°F 0.96 Projected LED Lumen Maintenance Data references the extrapolated performance projections for the MRP LED 42C 700 platform in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM- 80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours 0 25,000 50,000 100,000 Lumen Maintenance Factor 1.0 0.96 0.92 0.85 MRP-LED Ordering Information NOTES 1 MVOLT driver operates on any line voltage from 120-277V (50/60 Hz). Single fuse (SF) requires 120 or 277 voltage option. Double fuse (DF) requires 208 or 240 voltage option. 2 Also available as a separate accessory; see Accessories information at left. 3 Maximum pole wall thickness is 0.156”. 4 If ROAM® node required, it must be ordered and shipped as a separate line item from Acuity Brands Controls. 5 Not available with 347 or 480V. 6 Requires an additional switched line. 7 Dimming driver standard. Not available with 347V, 480V, SF, DF, PER5 or PER7. 8 Requires luminaire to be specified with PER option. Ordered and shipped as a separate line item. Accessories Ordered and shipped separately. DLL127F 1.5 JU Photocell - SSL twist-lock (120-277V) 8 DLL347F 1.5 CUL JU Photocell - SSL twist-lock (347V) 8 DLL480F 1.5 CUL JU Photocell - SSL twist-lock (480V) 8 DSHORT SBK U Shorting cap 8 MRPT20 DDBXD U 2-3/8” tenon slipfitter (specify finish) MRPT25 DDBXD U 2-7/8” tenon slipfitter (specify finish) MRPT30 DDBXD U 3-1/2” tenon slipfitter (specify finish) MRPT35 DDBXD U 4” tenon slipfitter (specify finish) MRPF3 DDBXD U 3” OD round pole adapter (specify finish) MRPF5 DDBXD U 5” OD round pole adapter (specify finish) 3 For more control options, visit DTL and ROAM online. Catalog Number MRP LED 42C 530 30K SR3 MVOLT MRPT20 DBL Notes TypeL1Project 16-28569-15 Maplewood Student Housing Submitted By POINT SOURCE GROUP FEATURES & SPECIFICATIONS INTENDED USE Streets, walkways, parking lots and surrounding areas. CONSTRUCTION Single-piece die-cast aluminum housing with nominal wall thickness of .012”. Die-cast top access doorframe has impact-resistant, tempered glass lens (3/16” thick). Doorframe is fully gasketed with one-piece tubular silicone. FINISH Exterior parts are protected by a zinc-infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi-stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling. Standard Super Durable colors include dark bronze, black, natural aluminum and white. Available in textured and non-textured finishes. OPTICS Precision acrylic refractive optics for optimum light distribution through the flat glass lens. Light engines are available in standard 3000K (70 CRI) or optional 4000K (70 CRI) or 5000K (70 CRI) configurations. ELECTRICAL Light engine consists of 42 high-efficacy LEDs mounted to a metal-core circuit board and aluminum heat sink, ensuring optimal thermal management and long life. Class 1 electronic driver has a power factor >90%, THD <20%, and has an expected life of 100,000 hours with <1% failure rate. Easily-serviceable surge protection device meets a minimum Category C Low for operation (per ANSI/IEEE C62.41.2). INSTALLATION Standard post-top mounting configuration fits into a 4” OD open pole top (round pole only). Multiple options and accessories are available for other mounting needs. LISTINGS CSA certified to U.S. and Canadian standards. Luminaire is IP65 rated. Rated for -40°C minimum ambient. U.S. Patent No. D556,357. WARRANTY 5-year limited warranty. Complete warranty terms located at: www.acuitybrands.com/CustomerResources/Terms_and_conditions.aspx. Note: Actual performance may differ as a result of end-user environment and application. All values are design or typical values, measured under laboratory conditions at 25 °C. Specifications subject to change without notice. One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • www.lithonia.com © 2011-2017 Acuity Brands Lighting, Inc. All rights reserved. Rev. 02/08/17 Photometric Diagrams LEGEND 0.1 fc 0.5 fc 1.0 fc To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting’s MRP LED homepage. Isofootcandle plots are considered to be representative of available optical distributions. 4 3 2 1 0 -4 -3 -2 -1 43210 4321 SR2 4 3 2 1 0 -4 -3 -2 -1 43210 4321 SR3 4 3 2 1 0 -4 -3 -2 -1 43210 4321 SR4 4 3 2 1 0 -4 -3 -2 -1 43210 4321 SR5 MRP-LED Catalog Number MRP LED 42C 530 30K SR3 MVOLT MRPT20 DBL Notes TypeL1Project 16-28569-15 Maplewood Student Housing Submitted By POINT SOURCE GROUP Anchor Base Poles RSA ROUND STRAIGHT ALUMINUM FEATURES & SPECIFIC ATIONS INTENDED USE — Round straight aluminum general purpose pole for up to 30 foot mounting heights. CONSTRUCTION — Shaft: One-piece extruded 6063-T6 aluminum alloy with T6 temper. Circumferential satin-brushed finish. Round straight tube is uniform in cross-section down length of shaft with no taper. Anchor base: Cast from A356 aluminum alloy and heat treated to T6 temper. Base plate and shaft are circumferentially welded top and bottom. The anchor base is provided with slotted holes. Handhole: Handhole is located 18" above base (poles have either 2" x 4" or 3" x 5" handhole). Cover and attachment hardware furnished. Hardware: Stainless steel Top cap: Removable top cap provided with drill-mount poles. Bolt covers: A356 bolt covers included with anchor base unless otherwise specified. Spun aluminum base cover available as an option. Finish: Must specify finish. Grounding: Provision l ocated inside handhole rim. G rounding hardware is not included (provided by others). Anchor bolts: Fabricated from carbon steel bar with minimum-yield strength of 55,000 psi. Upper portion of anchor bolt is galvanized per ASTM A-153. Each anchor bolt is furnished with two hex nuts and two flat washers. WARRANTY — 1-year limited warranty. Complete warranty terms located at www.acuitybrands.com/CustomerResources/Terms_and_conditions.aspx Note: Specifications subject to change without notice. Actual performance may differ as a result of end-user environment and application. HANDHOLE ORIENTATION A Handhole B C D IMPORTANT INSTALLATION NOTES: • Do not erect poles without having fixtures installed. • Factory-supplied templates must be used when setting anchor bolts. Lithonia Lighting will not accept claim for incorrect anchorage placement due to failure to use factory template. • If poles are stored outside, all protective wrapping must be removed immediately upon delivery to prevent finish damage. • Lithonia Lighting is not responsible for the founda- tion design. RSA Series Nominal fixture mounting height Nominal shaft base size/wall thickness Mounting1 Options Finish10 RSA 8 – 30 feet (See back page.) (See back page.)Tenon mounting PT Open top T20 2-3/8" O.D. (2" NPS) T25 2-7/8" O.D. (2-1/2" NPS) T30 3-1/2" O.D. (3" NPS)2 T35 4" O.D. (3-1/2" NPS)2 Drill mounting3 DM19 1 at 90° DM28 2 at 180° DM28PL 2 at 180° with one side plugged DM29 2 at 90° DM32 3 at 120° DM39 3 at 90° DM49 4 at 90° CSX/DSX/AERIS™/OMERO™ Drill mounting3 DM19AS 1 at 90° DM28AS 2 at 180° DM29AS 2 at 90° DM32AS 3 at 120° DM39AS 3 at 90° DM49AS 4 at 90° AERIS™ Suspend drill mounting3,4 DMxxAST_ OMERO™ Suspend drill mounting3,4 DMxxMRT_ Shipped installed L/AB Less anchor bolts FBC Full base cover VD Vibration damper TP Tamper proof H1-18A Horizontal arm bracket (1 fixture)5,6 FDLxx Festoon outlet less electrical5 CPL12xx 1/2" coupling5 CPL34xx 3/4" coupling5 CPL1xx 1" coupling5 NPL12xx 1/2" threaded nipple5 NPL34xx 3/4" threaded nipple5 NPL1xx 1" threaded nipple5 EHHxx Extra handhole5,7 MAEX Match existiing 8 USPOM United States point of manufacture9 Standard colors DDB Dark bronze DWH White DBL Black DMB Medium bronze DNA Natural aluminum BA Brushed aluminum Classic colors DSS Sandstone DGC Charcoal gray DTG Tennis green DBR Bright red DSB Steel blue Class 1 architectural anodized ABL Black ADB Dark bronze ANA Natural ORDERING INFORMATION Lead times will vary depending on options selected. Consult with your sales representative. Example: RSA 16 4-5C DM19 BA NOTES 1. When ordering tenon mounting and drill mounting for the same pole, follow this example: DM28/T20. The combination includes a required extra handhole. 2. T30 and T35 tenons available on 5" and 6" shafts only. 3. The drilling template to be used for a particular luminaire depends on the luminaire that is used. Refer to the Technical Data Section of the Outdoor Binder for Drilling Templates. 4. Insert "1" or "2" to designate fixture size; e.g. DM19AST2. 5. Specify location and orientation when ordering option. For 1st "x": Specify the height in feet above base of pole. Example: 5ft = 5 and 20ft = 20 For 2nd "x": Specify orientation from handhole (A,B,C,D) Refer to the handhole Orientation diagram on this page. 6. Horizontal arm is 18" x 2-3/8" O.D. tenon standard. 7. Combination of tenon-top and drill mount includes extra handhole. 8. Must add original order number 9. Use when mill certifications are required. 10. Finish must be specified. Additional colors available; see www.lithonia. com/archcolors or Architectural Colors brochure (Form No. 794.3). Catalog Number Notes Type OUTDOOR POLE-RSA 12 4C T20 DBL Catalog Number RSA 12 4C T20 DBL Notes TypeL1PProject 16-28569-15 Maplewood Student Housing Submitted By POINT SOURCE GROUP RSA Round Straight Aluminum Po les IMPORTANT: • These specifications are intended for general purposes only. Lithonia Lighting reserves the right to change material or design, without prior notice, in a continuing effort to upgrade its products. BASE DETAIL B 18” C A TECHNICAL INFORMATION EPA (ft2) with 1.3 gust Catalog Number Nominal mount ht. (ft) Pole Shaft Size (in x ft) Wall Thick (in) 80 mph 90 mph 100 mph Max. weight (lbs) Bolt Circle (in) Bolt Size (in. x in. x in.) Approximate ship (lbs.) RSA 8 4C 8 4 x 80.125 11.2 8.6 6.8 125 6-1/2-8-1/4 3/4 x 18 x 322 RSA 8 4-5C 8 4-1/2 x 80.125 14.6 11.3 9.11757-1/8-8-3/83/4 x 18 x 330 RSA 8 4-5G 8 4-1/2 x 80.188 21.8 17 13.7 225 7-1/8-8-3/83/4 x 18 x 338 RSA 10 4C 10 4 x 100.125 8.2 6.14.7100 6-1/2-8-1/4 3/4 x 18 x 326 RSA 10 4-5C 10 4-1/2 x 100.125 10.6 8.1 6.5 133 7-1/8-8-3/83/4 x 18 x 334 RSA 10 4-5G 10 4-1/2 x 100.188 16.3 12.6 10.11757-1/8-8-3/83/4 x 18 x 3 43 RSA 10 5C 105 x 100.125 13.6 10.6 8.5 150 7-1/2-9-1/23/4 x 18 x 336 RSA 12 4C 12 4 x 120.125 6 4.3 3.2 1106-1/2-8-1/4 3/4 x 18 x 330 RSA 12 4-5C 12 4-1/2 x 120.125 8.1 6 4.8 80 7-1/8-8-3/83/4 x 18 x 338 RSA 12 4-5G 12 4-1/2 x 120.188 12.7 9.77.71857-1/8-8-3/83/4 x 18 x 350 RSA 12 5C 125 x 120.125 10.3 8 6.3 150 7-1/2-9-1/23/4 x 18 x 336 RSA 12 5E 125 x 120.156 13.2 10.3 8.2 200 7-1/2-9-1/23/4 x 18 x 3 44 RSA 12 5G 125 x 120.188 16.2 12.6 10.1 225 7-1/2-9-1/23/4 x 18 x 353 RSA 14 4C 14 4 x 14 0.125 4.1 2.8 1.9 756-1/2-8-1/4 3/4 x 18 x 335 RSA 14 4-5C 14 4-1/2 x 14 0.125 5.8 4.2 3.3 60 7-1/8-8-3/83/4 x 18 x 339 RSA 14 4-5G 14 4-1/2 x 14 0.188 9.77.3 5.8 190 7-1/8-8-3/83/4 x 18 x 356 RSA 14 5C 14 5 x 14 0.125 7.8 6 4.71007-1/2-9-1/23/4 x 18 x 3 42 RSA 14 5E 14 5 x 14 0.156 10.3 8 6.3 125 7-1/2-9-1/23/4 x 18 x 3 47 RSA 14 5G 14 5 x 14 0.188 12.8 9.9 7.9 150 7-1/2-9-1/23/4 x 18 x 356 RSA 16 4C 16 4 x 160.125 2.8 1.6 1150 6-1/2-8-1/23/4 x 18 x 338 RSA 16 4-5C 16 4-1/2 x 160.125 4.2 2.8 2.1 50 7-1/8-8-3/83/4 x 18 x 3 46 RSA 16 4-5G 16 4-1/2 x 160.188 7.5 5.5 4.3 155 7-1/8-8-3/83/4 x 18 x 362 RSA 16 5C 165 x 160.125 5.9 4.4 3.41757-1/2-9-1/23/4 x 18 x 3 46 RSA 16 5E 165 x 160.156 8 6.14.8 190 7-1/2-9-1/23/4 x 18 x 353 RSA 16 5G 165 x 160.188 10.17.8 6.1 200 7-1/2-9-1/23/4 x 18 x 360 RSA 16 6E 166 x 160.156 13.6 10.6 8.4 225 8-3/4-10-1/4 3/4 x 30 x 353 RSA 16 6G 166 x 160.188 16.8 13 10.4 2458-3/4-10-1/4 3/4 x 30 x 3 78 RSA 18 5G 185 x 180.188 8 6.8 4.7 225 7-1/2-9-1/23/4 x 18 x 368 RSA 18 5C 185 x 180.125 4.3 3.1 2.41507-1/2-9-1/23/4 x 18 x 3 48 RSA 18 5E 185 x 180.156 6.14.6 3.5 175 7-1/2-9-1/23/4 x 18 x 358 RSA 18 4-5G 18 4-1/2 x 180.188 5.74 3.11237-1/8-8-3/83/4 x 18 x 368 RSA 18 6G 186 x 180.188 13.9 10.7 8.5 225 8-3/4-10-1/4 3/4 x 30 x 3 86 RSA 20 4-5G 20 4-1/2 x 20 0.188 4.3 2.9 2.1 95 7-1/8-8-3/83/4 x 18 x 3 74 RSA 20 5C 20 5 x 20 0.125 3 2.11.5 150 7-1/2-9-1/23/4 x 18 x 354 RSA 20 5E 20 5 x 20 0.156 4.7 3.4 2.6 150 7-1/2-9-1/23/4 x 18 x 368 RSA 20 5G 20 5 x 20 0.188 6.44.8 3.6 150 7-1/2-9-1/23/4 x 18 x 382 RSA 20 6E 20 6 x 20 0.156 9.3 7.1 5.5 1758-3/4-10-1/4 3/4 x 30 x 3 95 RSA 20 6G 20 6 x 20 0.188 11.8 9.17.1 200 8-3/4-10-1/4 3/4 x 30 x 3 110 RSA 25 4-5G 25 4-1/2 x 25 0.188 1.3 ---- 100 7-1/8-8-3/83/4 x 18 x 389 RSA 25 6E 25 6 x 25 0.156 5.2 3.8 2.8 150 8-3/4-10-1/4 3/4 x 30 x 3 108 RSA 25 6G 25 6 x 25 0.188 7.1 5.3 4150 8-3/4-10-1/4 3/4 x 30 x 3 128 RSA 30 6G 30 6 x 30 0.188 3.5 2.41.6 200 8-3/4-10-1/4 3/4 x 30 x 3 146 POLE DATA Shaft base size Bolt circle A Bolt projection B Base square C Template description Anchor bolt description 4"6-1/2" – 8-1/4"3-1/4"8-3/4"ABTEMPLATE PJ50057 AB18-0 4-1/2" 7" – 8-3/8"3-1/4"8-1/2"ABTEMPLATE PJ50040AB18-0 5" 7-1/2" – 9-1/2"3-1/4"9-1/4"ABTEMPLATE PJ50058 AB18-0 6"8-3/4"– 10-1/4"3-1/2"10-1/4"ABTEMPLATE PJ50059 AB30-0 POLE-RSA OUTDOOR: One Lithonia Way Conyers, GA 30012 Phone: 770-922-9000 Fax: 770-981-1209 www.lithonia.com ©1994-2014 Acuity Brands Lighting, Inc. All rights reserved. Rev. 06/04/14 Catalog Number RSA 12 4C T20 DBL Notes TypeL1PProject 16-28569-15 Maplewood Student Housing Submitted By POINT SOURCE GROUP ASPHALTPARKINGASPHALTPARKINGASPHALTPARKINGGRAVELPARKINGASPHALTPARKINGASPHALTPARKINGASPHALTPARKINGASPHALTDRIVE3.1CHAIN LINKFENCECONCRETECHAIN LINKFENCER.R.TIECONCRETEJAMES R. & LOIS E. RIDER(R.O.) 473/700TAX MAP NO. 64-2-18No. 114 SUMMIT AVE.(AREA=0.473 ACRES)APARTMENTBUILDING No. 114SUMMIT AVE.12"16"18"28"LARGECLUMPD.S.D.S.18"18"18"ASPHALTD.S.GASMETERENTEL=798.9ENTEL=791.16"CT6"C.I.1"COPPER2"COPPER6"C.I.6"C.I.2"COPPER4"C.I.6"CT6"CT6"TRANS12"CT6"CT8"TRANS12"C.I.12"C.I.C.O.RAILROAD TIE RETAININGWALLSTEPSRAILROAD TIECURBINGASPHALTDRIVEASPHALTDRIVEASPHALTDRIVESHEDHOUSENO.109PORCHBLDG. No.320APMT.GARAGEHOUSEBUILDINGBUILDINGNo. 116BUILDINGHOUSENo.228DRYDENROADSUMMITAVENUEwhite paint stripe10.00'PIPEFND.10.00'NLYOFCOR.COR.CONC.WALL ONPL4.74'P.K. NAILFND.0.3'± ELY&0.5'± SLYOFCORNERTALL POSTFND.0.3'± WLY OFPLPIPEFOUND1'± NLY OFCOR.FOUNDBENTPIPEPIPEFOUND0.6'±WLYOFPLalong propertyline 2014-00231SEE Inst. No.3.0'TIE = N 06°37'12'' E143.69'S 07°00'15'' W 96.S 06°40'32" W 120.75'S 83°15'47" E158.54'S 06°25'17" W 120.20' S 06°25'17" W 66.26'S 83°19'14"E25.00'S 76°28'40"E25.18'S 06°40'46" W 85.80'N 63°44'45" W132.19'N 06°07'38" E 110.32'N 83°39'27" W89.74'N 83°39'27"W 75.33' N 06°40'32" E 242.09' 65.05' (P TO P)10' WIDE R.O.W.PER REF. MAP 4.19.415.19.04.75.01.7FOR INGRESS &EGRESS10' WIDER.O.W.RIM=794.8RIM=778.0RIM=764.3TAX MAP No. 64-2-17No. 232-238 DRYDENROAD (AREA=0.304 ACRES)CASCADILLA SCHOOL(R.O.) 602/188TAX MAP NO. 64-2-19No. 228 DRYDEN RD.LOWER (R.O.)805/343 & 567/102TAX MAP No.64-2-20EPG ASSOCIATES LP (R.O.)INSTRUMENT No. 2014-00231 &INSTRUMENT No. 494045-001 TAXMAP No. 64-2-14No. 320 DRYDEN ROADLOWER (R.O.)INSTRUMENT No.596463-001TAX MAP No. 64-2-6CASCADILLA SCHOOL(R.O.) 481/556TAX MAP NO. 64-2-8No. 201 OAK AVE.CHI-KAY & BARBARA CHEUNG(R.O.) 522976-001TAX MAP NO. 64-2-15No. 109 SUMMIT AVE.RIM=767.9RIM=769.1CONCRETEWALKASPHALTDRIVEGRAVELPARKINGCONCRETEWALLWINDOWWELLCONCRETEWALKASPHALTDRIVEFACE OFCURBCONCRETEWALKCONCRETEWALLASPHALTPARKINGENTR.DRIVERAILROAD TIECURBINGASPHALTDRIVESHARED INCOMMONSHARED INCOMMONASPHALTDRIVECONCRETEPADCONCRETEWALKCONCRETEWALK18"18"12"16"24"10"18"36"14"36"36"48"24"12"36"18"12"12"18"14"CENTERLINE 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GASPAINTGASGASGASBWTP18SPRUCETBENDWALLEPEPWVBBTBBBEPGGEPBBTBBBTB18SPRUCETSTSCORNERWALLBWBBTBBBSIGNEPGWVARROWHEADSIGNGGVTBEWGEWEWGBSBSTSTSMAILBOX @TBEWEWEWEWINTEWINTEWGEWCWCW12D16DEPENDCLFEP12DEP @FL16DBWTWTWBWBWCWCWGINTPAVGPGP24DTBBASEPIPETWBWBWTWSIGN @BBTBTSTSBSBSWVTSTSBSBSWVEPGGEPBWTWGTBTBEPEPENDWALLINTPAVWATERPAINTGGBORINGPOSTLPG18DGCCCCEPEPEPBSBSTSEEEPEPWATERPAINTWATERPAINTGG28DWVGVBORINGGPGVEPENDCURBCCBLDGECTWTCBCTSBSEEEPEPBWTWTWTWBWBWBWGBCTCEPEPTCBCBCTCGBLDGEPTREECLUMPEPEP @FLEWINTEWTPTPFLCCCCTP10D @FLCWCWFLTBTBGGTBFL18DINTFLFLGBBHSEBBBWFLTBSHEDBLDGEWEPEWEPCORNERPAV36DFLTB14D @TBEWCOCCCORNERWALK36DTPHSECORNERWALLBWBWTWINTWALLBWTWGSHEDG36DFLTBMHBLDGTSGBSBSGDSEETSTSCORNERWALLCORNERWALLCCDSCCSHEDSHEDEPEP48D @TBHSEWWECCCINTECCCHSEEPEPEPEPGCORNERWALLCORNERWALLHSEEECCCCCCBBEWEWHSEWPPBBEPGWEPBORINGGWEPFCEP24DGGGWATERPAINTPKEPEPEPENDWALLBWTWENDCURBGPENDCURBGPTBTCBCGGPOSTGTPFLEWHSEEWEWBBBB36DCORNERPAV12DEPEP18D18DEP18DEPEP @ WATERPAINT18D12DTSTSBWTWTB @GASTPWPPTWBWCORNERVAULTCORNERVAULTTCBCPARKINGMETERBCTCBWTWPARKINGMETERWPPBCTCBWTWHYTTWBWTCBCINT GASPAINTWATERPAINTPARKINGMETERPARKINGMETERWPPBCTCBWTWBSTWBS12DWV18D14D14DGGVTWBWTCBCGPGMHBCBCGGBCBCGGMHMHMHBCMHbldgMBMMMMD02D04D01D01D15D06D15D07D07D07D07MAINTAIN TREE PROTECTION FENCE THROUGHOUT DURATION OF PROJECT ‐ SEE DETAILMAINTAIN TREE PROTECTION FENCE THROUGHOUT DURATION OF PROJECT 1" = 20'‐0"1SITE DEMO PLANGENERAL SHEET NOTES ‐ SITE DEMOLITION1. CONSTRUCTION FENCING TO BE INSTALLED AS NECESSARY TO PROTECT REDESTRIANS, CONTROL VEHICULAR TRAFFIC AND PROTECT ON‐SITE CONSTRUCTION MATERIALS.2. CONTRACTOR TO PROVIDE TEMPORARY WALKWAYS AND TRAFFIC SIGNS TO PROECT PEDESTRIANS AND MAINTAIN SAFE PASSAGE ALONG PUBLIC RIGHT OF WAY.3. WALL AND STAIR FOOTINGS TO BE REMOVED COMPLETELY UNLESS OTHERWISE NOTED ON PLAN.4. PROVIDE SEDIMENTATION CONTROLS AT ALL EXISTING CATCH BASINS AFFECTED BY NEW CONSTRUCTION.  SEE EROSION AND SEDIMENT CONTROL PLAN.5. SEE CIVIL PLAN FOR UTILITY REMOVALS.6. PLANTING BEDS TO BE EXCAVATED TO A MINIMUM DEPTH OF 24".7. PROTECT ALL SURFACE AND SUBSURFACE UTILITIES TO REMAIN DURING DEMOLITION WORK.8. ALL REMOVED/DEMOLISHED MATERIAL SHALL BECOME CONTRACTOR'S PROPERTY AND REMOVED FROM SITE, UNLESS NOTED OTHERWISE.  OWNER TO RESERVE RIGHT OF FIRST REFUSAL ON ALL DEMOLISHED MATERIAL.9. ALL TREE STUMPS ARE TO BE REMOVED COMPLETELY, ALONG WITH ALL ROOTS 6" AND LARGER.10. PROTECT EXISTING TREES TO REMAIN.  TREE PROTECTION FENCE TO BE INSTALLED PRIOR TO CONSTRUCTION ACTIVITES.11. PROTECT BENCHMARKS.LEGENDASPHALT PAVING TO BE REMOVEDCONCRETE PAVEMENT OR PAVERS TO BE REMOVEDCONCRETE PAVERS TO BE REMOVED (SALVAGE FOR REINSTALLATIONSITE STRUCTURES TO BE REMOVEDCURB TO BE REMOVEDWALLS AND/OR RAILINGS TO BE REMOVEDSAWCUT PAVEMENTSIGN POST TO BE REMOVEDTREE/SHRUB TO BE REMOVEDSHEET KEYNOTESMARKKEYNOTED01 REMOVE BUILDINGD02 REMOVE CONCRETE WALKD04 SAWCUT PAVEMENTD06 REMOVE TIMBER CURBD07 REMOVE TREE AND GRIND STUMPD15 REMOVE STEPSSITE VEGETATION TO BE REMOVEDProject #DatePRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborativearchitecture + landscape architecture dpc123 S. Cayuga St Suite 201Ithaca, New York 14850ph: 607.216.8802www.streamcolab.comA234BCD 1" = 20'‐0"6/13/2017 10:30:00 AMU:\2016047 ‐ 232‐236 Dryden Road ‐ Visum\06.0 DRAWINGS\REVIT\2016047 ‐ 232‐236 Dryden Rd SITE.rvtL100DEMO SITE PLAN2016047232‐236 DRYDEN ROADJUNE 13, 2017VISUM DEVELOPMENTCITY OF ITHACA, NYSITE PLAN REVIEWREVISIONSΔDESCRIPTION DATE PORCHBLDG. No.320APMT.HNGUILDINGNo. 116BUILDINGHOUSENo.228FOR INGRESS &EGRESS10' WIDER.O.W.CENTERLINE ASPHALTLANEMBMMMMSUMMIT AVEDRYDEN ROAD236 DRYDEN232 DRYDENFIRE LANEDUMPSTER ENCLOSUREP-1P-1 P-1P-2P-2P-2P-220.50'F1F1F1F1P-2P-216.12'29.74' +/‐N 5109.77'E 4701.92'W1W1LAWNCONC.LAWNLAWNLAWNCONC.ASPHALTLAWNPLANTPLANTPLANTCONC.LAWNLAWNLAWNL1L1W1A2011A2012A2021A2022F1LAWNMAINTAIN TREE PROTECTION FENCE THROUGHOUT DURATION OF PROJECT ‐ SEE DETAILMAINTAIN TREE PROTECTION FENCE THROUGHOUT DURATION OF PROJECTL124"X42" INTERPRETIVE SIGN PANEL/C1L502L502C2L1Project #DatePRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborativearchitecture + landscape architecture dpc123 S. Cayuga St Suite 201Ithaca, New York 14850ph: 607.216.8802www.streamcolab.comA234BCD 1" = 20'‐0"6/13/2017 10:30:02 AMU:\2016047 ‐ 232‐236 Dryden Road ‐ Visum\06.0 DRAWINGS\REVIT\2016047 ‐ 232‐236 Dryden Rd SITE.rvtL101SITE LAYOUT PLAN2016047232‐236 DRYDEN ROADJUNE 13, 2017VISUM DEVELOPMENTCITY OF ITHACA, NYSITE PLAN REVIEW 1" = 20'‐0"D1LAYOUT PLAN0'20'10'PARKING SCHEDULEMARKSIZE QTYCOMMENTSP‐19' x 18' ‐ 90 deg 3P‐27' x 22' parallel6Grand total: 99GENERAL SHEET NOTES ‐ LAYOUT1. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES ON SITE PRIOR TO EXCAVATION.  CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO ANY EXCAVATION.2. SEE CIVIL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES.3. SEE ELECTRICAL DRAWINGS FOR LAYOUT OF UNDERGROUND ELECTRICAL AND LIGHTING.4. ALL WALKS ARE 4" MEDIUM DUTY CONCRETE UNLESS NOTED OTHERWISE.5. INSTALL EXPANSION JOINTS EVERY 30' IN CONCRETE AND IN AREAS WHERE CONCRETE ABUTS CURBS AND OTHER FIXED OBJECTS.6. VERIFY DIMENTIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK.  REPORT DISCREPANCIES TO LANDSCAPE ARCHITECT BEFORE PROCEEDING.7. DO NOT SCALE FROM MEASURING DRAWINGS.8. WALKS, DRIVES, CURBS, PARKING, & BUILDING LOCATIONS TO BE LAID OUT IN THE FIELD BY A LICENSED SURVEYOR.9. DIMENSIONS TO CURBS ARE TO EXPOSED FACES UNLESS OTHERWISE NOTED.10. ALL SIDEWALKS INCLUDING ALONG MITCHELL STREET AND MAPLE AVENUE SHALL BE MAINTAINED BY THE DEVELOPER AFTER CONSTRUCTION.SITE FURNITUREMARK MANUFACTURER MODEL COUNT COMMENTSF1 Landscape Forms Bola_Bike Rack 6 ACCOMODATES 2 BIKES EACHREVISIONSΔDESCRIPTION DATESITE WALL SCHEDULEMARK TYPEVOLUMECOMMENTSW1 CONCRETE2737.99 CFREINFORCED CONCRETE ‐ SEESTRUCTURAL FOR REBAR ANDFOOTING SCHEDULESITE LIGHTING SCHEDULEMARK Image TYPE MANUFACTURERMODELCOUNTL115FT LIGHT POST LITHONIA LIGHTING MRP LED 3000K COLOR TEMPERATURE4 FOR INGRESS &EGRESS10' WIDER.O.W.7 9 079 794 7 95 7947937927917 8 5 7907857807 9 3 7697707 7 5 MMMM232 DRYDEN793.82794.94TW 790.25BW 786TS 780.41780.41780.91773.25773.9BS 774.2788.662.1%789TS 788.49TS 784.41BS 784.5780.5780.5780.91791.25790.08793.25793.58793.66TS 793.162.3%BS 791.16TS 790.66BS 788.661.2%793.82794.58794.583.6%794.91794.75794.75792792792.58792.41794.75794.914.1%4%TC 793.93.2%3.2%2 .7 %1.1%TC 793.8TC 793TC 793.52.4%790791788.66BC 792.5BC 793BC 793.37897851.6%792.16792.2792.33792792791.5791.661.2%792.3792.3792.37792.37794.75TC 794.75794.65794.65TC 794.752%7951%TW 790.25TW 790.25789Project #DatePRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborativearchitecture + landscape architecture dpc123 S. Cayuga St Suite 201Ithaca, New York 14850ph: 607.216.8802www.streamcolab.comA234BCD 1" = 10'‐0"6/13/2017 10:30:04 AMU:\2016047 ‐ 232‐236 Dryden Road ‐ Visum\06.0 DRAWINGS\REVIT\2016047 ‐ 232‐236 Dryden Rd SITE.rvtL102GRADING PLAN ‐ 232DRYDEN2016047232‐236 DRYDEN ROADJUNE 13, 2017VISUM DEVELOPMENTCITY OF ITHACA, NYSITE PLAN REVIEW0'20'10'GENERAL SHEET NOTES ‐ GRADING1. ALL EXISTING STRUCTURES, UNLESS OTHERWISE NOTED TO REMAIN, FENCING, TREES, ETC., WITHIN CONSTRUCTION AREA SHALL BE REMOVED & DISPOSED OF OFF SITE.2. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANINES HAVING UNDERGROUND UTILITIES ON SITE OR IN RIGHT ‐ OF ‐ WAY PRIOR TO EXCAVATION.  CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITES  PRIOR TO GRADING START.3. SITE GRADING SHALL NOT PROCEED UNTIL EROSION CONTROL MEASURES HAVE BEEN INSTALLED.4. GRADING AROUND EXISTING TREES TO BE MINIMIZED.5. MINIMIZE IMPACT TO EXISTING, REMAINING LANDSCAPE WHILE EXCAVATING.  GREAT CARE IS TO BE TAKEN TO AVOID DISTURBING ROOTS OF EXISTING TREES.  HAND EXCAVATION WILL BE REQUIRED WHERE EXISTING TREE ROOTS ARE PRESENT.6. ALL EXISTING UTILITY COVERS AND GRATES WITHIN THE AREA OF DISTURBANCE ARE TO BE ADJUSTED TO MEET PROPOSED GRADES.7. MATCH EXISTING GRADE AT ALL EDGES WHERE PROJECT WORK MEETS EXISTING SITE.8. SEE CIVIL DRAWINGS FOR PROPOSED UTILITIES.LEGENDEXISTING CONTOURPROPOSED MAJOR CONTOURPROPOSED CONTOURCONTRACT LIMIT LINET = TOP OF FEATUREB = BOTTOM OF FEATURETW = TOP OF WALLBW = BOTTOM OF WALLTS = TOP OF STAIRBS = BOTTOM OF STAIRTR = TOP OF RAMPBR = BOTTOM OF RAMPTC = TOP OF CURBBC = BOTTOM OF CURBFFE = FINISHED FLOOR ELEVATION = PROPSED CATCH          BASIN/DRAINAGE INLETEXISTING SPOT ELEVATIONPROPOSED SPOT ELEVATIONS+846.00(846)846846  846.00+(846.00)  (846.00)REVISIONSΔDESCRIPTION DATE 1" = 10'‐0"1GRADING PLAN ‐ 232 DRYDEN FOR INGRESS &EGRESS10' WIDER.O.W.7947957957957947 9 3 7927917907 8 5 7 9 0 7 9 1 792793794 7 9 9 7957987997 95 CENTERLINE ASPHALTLANESUMMIT AVE236 DRYDENFIRE LANE795.62TW 790.25BW 786TC 792.25795.00794.7795793.00EAST1ST FLR = 800.11ENTRY = 795.64MID LANDING = 795.12BSMT = 791.16794.91794.75794.75792792792.58792.41794.75794.914.1%4%794.75TC 794.75794.65794.65TC 794.75794.752%795.16795.62795.62795.53.4%2.2%4 .1 %795.08795.42795.50.4%2%7957921%TC 795TC 795.08BC 794.58BC 794.5TC 794.83BC 794.83794.75794.8794.9794.91.9%1.8%2.8%2.7%2.1%2.3%792.5792.75792.5792.78794794794794.7794794.5TW 790.25TW 790.25789TW 790.25787791791790.41790.08791.417912.8%1.9%TC 795TC 795BC 794.5784.25794.75WEST1ST FLR = 797.28ENTRY = 792.8MID LANDING = 792.29BSMT = 788.33Project #DatePRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborativearchitecture + landscape architecture dpc123 S. Cayuga St Suite 201Ithaca, New York 14850ph: 607.216.8802www.streamcolab.comA234BCD 1" = 10'‐0"6/13/2017 10:30:06 AMU:\2016047 ‐ 232‐236 Dryden Road ‐ Visum\06.0 DRAWINGS\REVIT\2016047 ‐ 232‐236 Dryden Rd SITE.rvtL103GRADING PLAN ‐ 236DRYDEN2016047232‐236 DRYDEN ROADJUNE 13, 2017VISUM DEVELOPMENTCITY OF ITHACA, NYSITE PLAN REVIEWREVISIONSΔDESCRIPTION DATE 1" = 10'‐0"1GRADING PLAN ‐ 236 DRYDEN CCRQBSAGACCRQBSLSACJKBENQBSAGAAGACCRAGACJKBENCCRCCRFOR INGRESS &EGRESS10' WIDER.O.W.CENTERLINE ASPHALTLANEMBMMMMCCRCCRVIRGINIA CREEPER GROUNDCOVER AT SLOPESEXISTING TREES OF GOOD QUALITY TO REMAIN AND UNDERBRUSH TO BE CLEARED WITH NEW GROUNDCOVER ESTABLISHED ALONG STEEP SLOPESUMMIT AVEDRYDEN ROAD236 DRYDEN232 DRYDENFIRE LANE2"‐3" SINGLE GROUND HARDWOOD BARK MULCHPLANTING MIX ‐ TOPSOIL (1 PART), COMPOST (1 PART), SAND (1 PART)4" TOPSOIL FOR LAWNSSPADED EDGE ‐TYPICAL2'‐0" MINCOMPACTED PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLING2" SINGLE GROUND HARDWOOD BARK MULCHPLANTING MIX ‐ TOPSOIL (1 PART), COMPOST (1 PART), SAND (1 PART)5'‐0"SPADED EDGE ‐ TYPICALCOMPACTED PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLING3X ROOT BALLROOT BALL + 6"2" SINGLE GROUND HARDWOOD BARK MULCHPLANTING MIX ‐ TOPSOIL (1 PART), COMPOST (1 PART), SAND (1 PART)4'‐0"COMPACTED PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLINGROOT BALL + 6"COMMON FILLEXISTING GRADE LINE 1" = 20'‐0"D1PLANTING PLAN 1/2" = 1'‐0"1TYPICAL PERENNIAL PLANTING 1/2" = 1'‐0"2TYPICAL TREE PLANTINGPLANTING SCHEDULEKEY QTY.BOTANICAL NAMECOMMON NAME INSTALLED SIZE MATURE SIZESHRUB ‐ DECIDUOUSCOA 7 Cornus albaRED TWIG DOGWOOD#5 CONTAINER 9' TALL & WIDEPOD 8 Physocarpus opulifolius 'Diablo' NINEBARK#5 CONTAINER 8' TALL ANDWIDESHRUB ‐ EVERGREENKLM 4 Kalmia latifoliaMOUNTAIN LAUREL#5 CONTAINER 7' WIDESHRUB ‐ PERENNIALCAK 6 Calamagrostis × acutiflora 'Karl Foerster' FEATHER REED GRASS#5 CONTAINER 3' WIDE 3' TALLTREE ‐ ORNAMENTALAGA 4 Amelanchier × grandiflora 'AutumnBrilliance'APPLE SERVICEBERRY2" CALIPER 20' TALLCCR 7 Cercis canadensisREDBUD1.5" CALIPER 25' TALLTREE ‐ SHADEBEN 2 Betula nigraBLACK BIRCH2" CALIPER 70' TALLCJK 2 Cercidophyllum japonicumKATSURA TREE2" CALIPER 25' TALLLSA 1 Liquidambar styracifluaSWEETGUM2" CALIPER 50' TALLQBS 3 Quercus bicolorSWAMP WHITE OAK2" CALIPER 60' TALLProject #DatePRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborativearchitecture + landscape architecture dpc123 S. Cayuga St Suite 201Ithaca, New York 14850ph: 607.216.8802www.streamcolab.comA234BCDAs indicated6/13/2017 10:30:09 AMU:\2016047 ‐ 232‐236 Dryden Road ‐ Visum\06.0 DRAWINGS\REVIT\2016047 ‐ 232‐236 Dryden Rd SITE.rvtL104PLANTING PLAN2016047232‐236 DRYDEN ROADJUNE 13, 2017VISUM DEVELOPMENTCITY OF ITHACA, NYSITE PLAN REVIEW0'20'10'1. CONSULT LANDSCAPE ARCHITECT ON SHAPE OF BED EDGE & PLACEMENT OF ALL PLANTS PRIOR TO INSTALLATION.2. ONLY NURSERY‐GROWN PLANT MATERIALS SHALL BE ACCEPTABLE. ALL TREES, SHRUBS AND GROUND COVERS SHALL COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI Z60.1, AMERICAN STANDARD FOR NURSERY STOCK.3. ALL PLANTING BEDS TO BE EXCAVATED TO A MINIMUM DEPTH OF 18" AND REPLACED WITH  AMENDED TOPSOIL AS SPECIFIED AND CONSISTING OF 1 PART SCREENED TOPSOIL, 1 PART COMPOST AND 1 PART SAND. SUBMIT TEST REPORTS FOR APPROVAL.4. TREE PITS IN LAWN TO BE EXCAVATED TO DEPTH OF ROOT BALL PLUS SIX INCHES AND SHALL BE THREE TIMES THE WIDTH OF THE ROOT BALL.5. DECIDUOUS TREES SHALL HAVE A CALIPER OF AT LEAST 2 INCHES AT BREAST HEIGHT (DBH) AT THE TIME OF PLANTING.6. ALL TREES IN LAWN AREAS TO RECEIVE FIVE‐FOOT DIAMETER MULCH RINGS.7. INSTALL 3 INCHES OF NATURAL SHREDDED BARK MULCH IN ALL PLANTING BEDS.8. NO PLANTS OR TREES SHALL BE LOCATED BENEATH BUILDING OVERHANGS.9. SUN/SHADE LAWN MIX ‐ DEEP TILL ANY COMPACTION DUE TO CONSTRUCTION AND INSTALL 4" OF AMENDED TOPSOIL. 10. WARRANTY ALL PLANT MATERIALS FOR A PERIOD OF 1‐YEAR BEYOND THE DATE OF SUBSTANTIAL COMPLETION.GENERAL SHEET NOTES ‐ PLANTING 1/2" = 1'‐0"3TYPICAL TREE PLANTING ON SLOPEREVISIONSΔDESCRIPTION DATE ADJACENT PAVINGINTEGRAL CONCRETE CURBCONTROL JOINTNOTESRADIUS CURBING SHALL BE USED ON ALLRADII LESS THAN 100 FEET. SEE LAYOUT PLAN.6"6"#4 BAR CONTINUOUS TOP AND BOTTOMWELDED WIRE MESHPITCH 1:12 MAXPITCH 1:12 PLANCONCRETEOR PAVERSWHERESHOWNPLANTING WHERESHOWNDROP CURBDETECTABLE WARNING PLATESISOMETRIC VIEWPITCH 1:121121126' ‐ 0" TYP6' TYP6' TYP8' TYP6' TYPNOTES1. SEE LAYOUT PLAN FOR LOCATION OF CURB PLANKS2. GRADE CHANGES TO BE SMOOTH AND EVENLY PITCHED3. INSTALL DETECTABLE WARNING PLATES AS PER MANUFACTURER'S WRITTEN INSTRUCTIONSNYSDOT TYPE 7 TOP COURSENYSDOT TYPE 3 BINDERCOMPACTED SUBBASE COURSE MATERIAL, TYPE 4SOIL STABLIZATION FABRIC TO WRAP ATENDS1'‐0"3"2"MEDIUM BROOM FINISH WIDTH AS SHOWN ON PLANWIDTH AS SHOWN ON PLANNOTE1. SEE PLANS FOR LOCATION AND TYPE OF SCORE JOINTS2. BROOM PERPENDICULAR TO LINE OF TRAFFICTOOLED EDGE AROUND EACH SCORE JOINT AND EACH EXPANSION JOINT2"NOTES1. SEE PLANS FOR LOCATION AND TYPES OF JOINTS 2. OVERLAP MESH SHEETS 1'‐0" MIN1/2" EXPANSION JOINT (EJ) ANDJOINT SEALANT1/2" S.S. DOWEL x24" W/ PLASTICSLEEVE AT 18" O.C.CONCRETE WALKSUBBASESUBGRADE1' DEEP TOOL JOINT (TJ)W/ 1/4" RADIUSCONCRETE SLAB(2) 6 X 6 X W2.9 X W2.9, 2" MIN. CLR. TOP AND BOTTOMCOMPACTED SUBBASECOMPACTED SUBGRADENOTES1. SEE PLANS FOR TOOL JOINTS (TJ), EXPANSION JOINTS (EJ), LAYOUT WIDTHS, RADII AND FINISHES2.  2" MINIMUM CONCRETE COVERAGE ON MESH AND TIES1'‐0"8"WIDTH AS SHOWN ON PLANCROSS SLOPE AS SHOWNON GRADING PLANCONCRETE SLAB6 X 6 X W1.4 X W1.4 MESH, FLAT SHEETS ONLY SET ON CHAIRSCOMPACTED SUBBASECOMPACTED SUBGRADENOTES1. SEE PLANS FOR TOOL JOINTS (TJ), EXPANSION JOINTS (EJ), LAYOUT WIDTHS, RADII AND FINISHES2. 2" MINIMUM CONCRETE COVERAGE ON MESH AND TIES8"5"WIDTH AS SHOWN ON PLANCROSS SLOPE AS SHOWNON GRADING PLANProject #DatePRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborativearchitecture + landscape architecture dpc123 S. Cayuga St Suite 201Ithaca, New York 14850ph: 607.216.8802www.streamcolab.comA234BCDAs indicated6/13/2017 10:30:10 AMU:\2016047 ‐ 232‐236 Dryden Road ‐ Visum\06.0 DRAWINGS\REVIT\2016047 ‐ 232‐236 Dryden Rd SITE.rvtL501PAVEMENT DETAILS2016047232‐236 DRYDEN ROADJUNE 13, 2017VISUM DEVELOPMENTCITY OF ITHACA, NYSITE PLAN REVIEW 1" = 1'‐0"B3CONCRETE CURB 1/4" = 1'‐0"B2CURB RAMP ‐ TYPE A 1" = 1'‐0"B1HEAVY DUTY ASPHALT 1/2" = 1'‐0"A3TYPICAL CONCRETE BROOM FINISH 1" = 1'‐0"A4TYPICAL CONCRETE JOINTS 1" = 1'‐0"A2TYPICAL HEAVY DUTY CONCRETE WALK 1" = 1'‐0"A1TYPICAL LIGHT DUTY CONCRETE WALKREVISIONSΔDESCRIPTION DATE 5 1/2"6'‐0"5 1/2"6'‐0"4"1'‐0"2'‐4"4"6X6 LARCH WOOD POSTS12" CONCRETE CAP1'‐0"1X6 LARCH WOOD3 1/4"4'‐0"#1 WASHED GRAVELELEVATIONSECTION1"NOTE:SEAL POST W/ ROOFING CEMENT BELOW GRADE LEAVING END GRAIN UNSEALEDNOTES:1. HANDRAILS ARE REQUIRED ON BOTH SIDES OF ALL EXTERIOR STAIRS.2. HANDRAILS TO BE DESIGNED TO RESIST A LOAD OF 50 PLF AND A CONCENTRATED LOAD OF 200 POUNDS APPLIED IN ANY DIRECTION.3. CONTRACTOR TO SUBMIT SHOP DRAWINGS AND/OR SPECS FOR ALL FASTENERS.3.00'PLANELEVATION1‐1/4" O.D. GALVANIZED AND POWDER COATED  PIPE RAILINGVARIES ‐ 7" MAXTOP OF STAIRBOTTOM OF STAIRTREAD1.00'TREADNOSINGNOSING1'‐0"VARIES3'‐0"1'‐0"#5 BAR HORIZONTAL @ 16" O.C.#5 BAR VERTICAL @ 24" O.C.3'‐0"(3) #5 BAR CONTINUOUSFOOTING DRAIN WRAPPED IN DRAINAGE STONE AND FILTER FABRICBIKE RACK PER MANUFACTURER INSTALLATION INSTRUCTIONS CORE INTO PAVERS AND CONCRETE, FILLWITH POR‐ROK OR EPOXY GROUT, SETRACK LEVEL TO GRADECONCRETE PAVEMENTNOTES1. PROVIDE BATTERED FACE 12V:1H2. PITCH HORIZONTAL COURSES TO THE REAR3. STONE IS DRY LAID, ENDS NOT EXPOSED ARE TO BE SAWN IF NECESSARY TO ACHIEVE CONSISTENT JOINTING NO GREATER THAN 1"4. TOP OF WALL TO STEP WITH GRADELAWN OR PLANTINGLIMESTONE QUARRY BLOCK"SENECA STONE"6" LEVELING COURSEDRAINAGE STONE WRAPPED IN FILTER FABRICCOMPACTED SUBGRADE6"1"12"6'‐0"2X4 POSTS WITH STEEL STAKES2x4 RAILS2x4 CROSS BRACING AS REQUIRED8'‐0" MAXNOTE:1. SEE PLAN FOR LOCATION OF TREE GUARDS. 2. TREE GUARDS TO BE LOCATED NO CLOSER THAN 36" FROM TREE TRUNK.R @0.56'8R @0.58'3R @0.50'8R @0.50'8R @0.50'4PLANTING BEDPLANTING BEDPLANTING BEDPLANTING BEDPLANTING BEDPLANTING BEDCONCRETEEQEQEQEQEQEQEQEQDRYDEN ROADCONCRETESIDEWALKDNDNUPUPUP232 DRYDEN RDW1W1W1W1W1W1W1W1W1W1W1L1EQEQ3.00'F1F1W1L1Project #DatePRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborativearchitecture + landscape architecture dpc123 S. Cayuga St Suite 201Ithaca, New York 14850ph: 607.216.8802www.streamcolab.comA234BCDAs indicated6/13/2017 10:30:11 AMU:\2016047 ‐ 232‐236 Dryden Road ‐ Visum\06.0 DRAWINGS\REVIT\2016047 ‐ 232‐236 Dryden Rd SITE.rvtL502SITE DETAILS2016047232‐236 DRYDEN ROADJUNE 13, 2017VISUM DEVELOPMENTCITY OF ITHACA, NYSITE PLAN REVIEW 1/2" = 1'‐0"B1DUMPSTER ENCLOSURE 1 1/2" = 1'‐0"B2METAL HANDRAIL 1/2" = 1'‐0"A2CONCRETE RETAINING WALL 1/2" = 1'‐0"A3BIKE RACK 1/2" = 1'‐0"A1LIMESTONE BLOCK RETAINING WALLREVISIONSΔDESCRIPTION DATE 1/2" = 1'‐0"C1TREE PROTECTION FENCE 1/4" = 1'‐0"C2ENLARGED LAYOUT PLAN AT DRYDEN RD 793.82 794.94 795.62 TC 792.25 795.00 794.7 795 793.00 TS 780.41780.41 780.91 773.25 773.9 BS 774.2 788.662.1%789 TS 788.49 TS 784.41 BS 784.5 780.5 780.5 780.91 791.25790.08 793.25 793.58 793.66 TS 793.16 2.3%BS 791.16 TS 790.66 BS 788.66 1.2% 793.82 794.58 794.58 3.6% 794.91 794.75 794.75 792 792 792.58 792.41 794.75794.91 4.1%4% TC 793.9 3.2%3.2%2.7%1.1% TC 793.8 TC 793 TC 793.52.4%790 791 782 788.66 BC 792.5 BC 793 BC 793.3 789 785 1.6% 792.16 792.2 792.33 792 792 791.5 791.66 1.2% 792.3 792.3 792.37 792.37 794.75 TC 794.75 794.65 794.65 TC 794.75 794.75 2% 795.16 795.62 795.62 795.5 3.4%2.2%4.1% 795.08 795.42 795.5 0.4% 2% 795 792 1%TC 795 TC 795.08 BC 794.58 BC 794.5TC 794.83 BC 794.83 794.75 794.8 794.9 794.9 1.9% 1.8% 2. 8 % 2.7 % 2.1 % 2 . 3% 792.5 792.75792.5 792.78 794 794794 794.7 794 794.5 TW 790.25 TW 790.25 789 TW 790.25787 791 791 790.41 790.08 791.41 791 2. 8 % 1. 9 % TC 795 TC 795 BC 794.5 784.25 794.75 236 DRYDEN 232DRYDEN BASEMENT=790± LOWER LEVEL=781± WEST 1ST FLR = 797.28 ENTRY = 792.8 MID LANDING = 792.29 BSMT = 788.33 EAST 1ST FLR = 800.11 ENTRY = 795.64 MID LANDING = 795.12 BSMT = 791.16 SUMMIT AVEDRYDEN ROAD236 DRYDEN232DRYDENDUMPSTERENCLOSUREP-1P-1 P-1P-2P-2P-2P-220.50 P-2P-216.12 29.74+/-LAWN CONC.LAWNLAWNLAWNCONC.ASPHALTLAWNPLANTPLANT PLANT CONC.LAWNLAWNLAWNL1L1LAWNMAINTAIN TREEPROTECTION FENCETHROUGHOUTDURATION OFPROJECTPROJECTMAINTAIN TREEPROTECTION FENCETHROUGHOUTDURATION OFL1116 SUMMIT AVENUECASCADILLA SCHOOLEXISTING PARKINGEXISTING PARKINGEXISTING PARKING201 OAK AVENUE109 SUMMIT AVENUE320 DRYDEN RD.228 DRYDEN ROADGIRLS DORMITORYEXISTING LAWNProject #DateSTREAM Collaborativearchitecture + landscapearchitecture dpc123 S. Cayuga St Suite 201Ithaca, New York 14850ph: 607.216.8802www.streamcolab.comA1235BCD213 East Seneca Street Ithaca, New York 14850www.ElwynPalmer.com607.272.5060Elwyn Palmer&CONSULTING ENGINEERS, PLLCE4C100WORK ZONE TRAFFICCONTROL PLAN2015055232-236 DRYDEN ROAD 6/13/17VISUM DEVELOPMENT GROUP CITY OF ITHACAFOR CONSTRUCTIONREVISIONSΔDESCRIPTION DATEWORK ZONE TRAFFIC CONTROL PLAN1NTYP WORK ZONE FENCE SUPPORT2 232-236 DRYDEN RD - 6/13/17 Site Plan Review 06.13.2017 232-236 DRYDEN RD - 6/13/17 CONTEXT AND INSPIRATION 232-236 DRYDEN RD - 6/13/17 24.00' +/‐ 11.06' MIN PROPERTY LINEPROPERTY LINEFIBER CEMENT PANEL ‐ GAUNTLET GRAY SW7019 W/ 1X4 COMPOSITE TRIM ‐ PURE  WHITE SW7005 COMPOSITE LAP SIDING 7"  EXPOSURE ‐ PURE WHITE  SW7005 THIN BRICK BLACK W/  MATCHING MORTAR MODIFIED STUCCO FIBER CEMENT PANEL ‐ GAUNTLET GRAY SW7019 W/ 1X4 COMPOSITE TRIM ‐ PURE  WHITE SW7005 COMPOSITE LAP SIDING 5"  EXPOSURE ‐ MARIGOLD SW 6664 FIBER CEMENT  SHINGLE ‐ REDWOOD ENTRY DOOR ‐ EARTHEN JUG  SW7703 RAMS CROWN WHERE SHOWN  ON SOUTH, EAST AND PARTIAL  NORTH ELEVATIONS 33.49' +/‐PROPERTY LINEPROPERTY LINE18.84' +/‐ Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape  architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 2 3 4 BCD  1" = 10'‐0"6/13/2017 11:28:16 AMU:\2016047 ‐ 232‐236 Dryden Road ‐ Visum\06.0 DRAWINGS\REVIT\2016047 ‐ 232‐236 Dryden Rd SITE.rvtA201 NORTH AND EAST ELEVATIONS 2016047232‐236 DRYDEN ROADJUNE 13, 2017VISUM DEVELOPMENTCITY OF ITHACA, NYSITE PLAN REVIEW REVISIONS Δ DESCRIPTION DATE  1" = 10'‐0"1 EAST ELEVATION  1" = 10'‐0"2 NORTH ELEVATION 4 5 6 1 Fiber cement panels w/ LP Smart Trim Anonymous SW 7046 Pure White SW 7005 2 LP Smart Siding w/ 7” exposure Pure White SW 7005 3LP Smart Siding w/ 5” exposure Marigold SW 6664 4 Modified stucco - Granite Gray 5 Endicott Thin Brick Manganese Ironspot Velour w/ charcoal mortar 6 Painted steel “C” Channel canopy w/ cable supports Notes: All trim to match clapboard siding EXTERIOR FEATURES 2 13 232-236 DRYDEN RD - 6/13/17 13.84' +/‐PROPERTY LINEPROPERTY LINE33.04' +/‐ 13.71' +/‐ 24.00' +/‐PROPERTY LINEPROPERTY LINEProject # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape  architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 2 3 4 BCD  1" = 10'‐0"6/13/2017 11:29:59 AMU:\2016047 ‐ 232‐236 Dryden Road ‐ Visum\06.0 DRAWINGS\REVIT\2016047 ‐ 232‐236 Dryden Rd SITE.rvtA202 SOUTH AND WEST ELEVATIONS 2016047232‐236 DRYDEN ROADJUNE 13, 2017VISUM DEVELOPMENTCITY OF ITHACA, NYSITE PLAN REVIEW REVISIONS Δ DESCRIPTION DATE  1" = 10'‐0"1 SOUTH ELEVATION  1" = 10'‐0"2 WEST ELEVATION 8 10 11 7 5/4X4 casings w/ 2” subsills and Ram’s crown at window heads for south, east and front portion of north elevation 8 Pre-cast sills and lintels 9 5” Cove moulding at upper belt course 10 Allura fiber cement straight edge shingles in Redwood 11 Painted entry doors Earthen Jug SW 7703 12 Andersen 100 Series Windows - Color Black EXTERIOR FEATURES 9 7 232-236 DRYDEN RD - 6/13/17 View from Summit Ave 232-236 DRYDEN RD - 6/13/17 Bird’s Eye Views 24.00' +/‐ 11.06' MIN PROPERTY LINEPROPERTY LINEFIBER CEMENT PANEL ‐ GAUNTLET GRAY SW7019 W/ 1X4 COMPOSITE TRIM ‐ PURE  WHITE SW7005 COMPOSITE LAP SIDING 7"  EXPOSURE ‐ PURE WHITE  SW7005 THIN BRICK BLACK W/  MATCHING MORTAR MODIFIED STUCCO FIBER CEMENT PANEL ‐ GAUNTLET GRAY SW7019 W/ 1X4 COMPOSITE TRIM ‐ PURE  WHITE SW7005 COMPOSITE LAP SIDING 5"  EXPOSURE ‐ MARIGOLD SW 6664 FIBER CEMENT  SHINGLE ‐ REDWOOD ENTRY DOOR ‐ EARTHEN JUG  SW7703 RAMS CROWN WHERE SHOWN  ON SOUTH, EAST AND PARTIAL  NORTH ELEVATIONS 33.49' +/‐PROPERTY LINEPROPERTY LINE18.84' +/‐ Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape  architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 2 3 4 BCD  1" = 10'‐0"6/13/2017 11:28:16 AMU:\2016047 ‐ 232‐236 Dryden Road ‐ Visum\06.0 DRAWINGS\REVIT\2016047 ‐ 232‐236 Dryden Rd SITE.rvtA201 NORTH AND EAST ELEVATIONS 2016047232‐236 DRYDEN ROADJUNE 13, 2017VISUM DEVELOPMENTCITY OF ITHACA, NYSITE PLAN REVIEW REVISIONS Δ DESCRIPTION DATE  1" = 10'‐0"1 EAST ELEVATION  1" = 10'‐0"2 NORTH ELEVATION 13.84' +/‐PROPERTY LINEPROPERTY LINE33.04' +/‐ 13.71' +/‐ 24.00' +/‐PROPERTY LINEPROPERTY LINEProject # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape  architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 2 3 4 BCD  1" = 10'‐0"6/13/2017 11:29:59 AMU:\2016047 ‐ 232‐236 Dryden Road ‐ Visum\06.0 DRAWINGS\REVIT\2016047 ‐ 232‐236 Dryden Rd SITE.rvtA202 SOUTH AND WEST ELEVATIONS 2016047232‐236 DRYDEN ROADJUNE 13, 2017VISUM DEVELOPMENTCITY OF ITHACA, NYSITE PLAN REVIEW REVISIONS Δ DESCRIPTION DATE  1" = 10'‐0"1 SOUTH ELEVATION  1" = 10'‐0"2 WEST ELEVATION HAROLD'S SQUARE PROJECT UPDATESubmitted by: HAROLD'S HOLDINGS, LLCJune 9 2017 HAROLD'S HOLDINGS LLC ITHACA, NY JUNE 9, 2017 HAROLD'S SQUAREPROPOSED BUILDING MATERIALS NORTH ELEVATION A - TERRACOTTA RAINSCREEN A1 - SMOOTH A2 - STRIPED VARIED COLORS: FLINT, PEARL, CREAM COLOR: UMBRA A3 - SMOOTH COLOR: UMBRA A4 - STRIPED A5 - SMOOTH COLOR: MOCHA COLOR: MOCHA B - ARCHITECTURAL PRECAST LIGHTLY ETCHED COLOR: MOCHA C - PRECAST COPING LIGHTLY ETCHED COLOR: WHEAT D - ALUMINUM COMPOSITE METAL PANEL COLOR: CHAMPAGNE GOLD E - MECHANICAL SCREEN SYSTEM LOUVERED PROFILE COLOR: CHAMPAGNE GOLD F - INSULATED METAL PANEL SYSTEM F1 F2 COLOR: CHAMPAGNE GOLD COLOR: BRONZE G1* G2 COLOR: CHAMPAGNE GOLD COLOR: BRONZE G - ALUMINUM STOREFRONT SYSTEM H1 H2 COLOR: CHAMPAGNE GOLD COLOR: BRONZE H - ALUMINUM WINDOW SYSTEM * FIXED AND WITH PROJECTING AWNING VENT *FIXED AND WITH PROJECTING AWNING VENT * G2B G1 A4 A1 A1 A5 A1 A3 B A5 A4 A2 D C E E F1 F2 F2 H2 H1 H2 F2 HAROLD'S HOLDINGS LLC ITHACA, NY JUNE 9, 2017 HAROLD'S SQUAREPROPOSED BUILDING MATERIALS SOUTH ELEVATION A - TERRACOTTA RAINSCREEN A1 - SMOOTH A2 - STRIPED VARIED COLORS: FLINT, PEARL, CREAM COLOR: UMBRA A3 - SMOOTH COLOR: UMBRA A4 - STRIPED A5 - SMOOTH COLOR: MOCHA COLOR: MOCHA B - ARCHITECTURAL PRECAST LIGHTLY ETCHED COLOR: MOCHA C - PRECAST COPING LIGHTLY ETCHED COLOR: WHEAT D - ALUMINUM COMPOSITE METAL PANEL COLOR: CHAMPAGNE GOLD E - MECHANICAL SCREEN SYSTEM LOUVERED PROFILE COLOR: CHAMPAGNE GOLD F - INSULATED METAL PANEL SYSTEM F1 F2 COLOR: CHAMPAGNE GOLD COLOR: BRONZE G1* G2 COLOR: CHAMPAGNE GOLD COLOR: BRONZE G - ALUMINUM STOREFRONT SYSTEM H1 H2 COLOR: CHAMPAGNE GOLD COLOR: BRONZE H - ALUMINUM WINDOW SYSTEM * FIXED AND WITH PROJECTING AWNING VENT *FIXED AND WITH PROJECTING AWNING VENT * H2 F1 F2 G2 E F1 F1 F2 H2 HAROLD'S HOLDINGS LLC ITHACA, NY JUNE 9, 2017 HAROLD'S SQUAREPROPOSED BUILDING MATERIALS EAST AND WEST ELEVATIONS A - TERRACOTTA RAINSCREEN A1 - SMOOTH A2 - STRIPED VARIED COLORS: FLINT, PEARL, CREAM COLOR: UMBRA A3 - SMOOTH COLOR: UMBRA A4 - STRIPED A5 - SMOOTH COLOR: MOCHA COLOR: MOCHA B - ARCHITECTURAL PRECAST LIGHTLY ETCHED COLOR: MOCHA C - PRECAST COPING LIGHTLY ETCHED COLOR: WHEAT D - ALUMINUM COMPOSITE METAL PANEL COLOR: CHAMPAGNE GOLD E - MECHANICAL SCREEN SYSTEM LOUVERED PROFILE COLOR: CHAMPAGNE GOLD F - INSULATED METAL PANEL SYSTEM F1 F2 COLOR: CHAMPAGNE GOLD COLOR: BRONZE G1* G2 COLOR: CHAMPAGNE GOLD COLOR: BRONZE G - ALUMINUM STOREFRONT SYSTEM H1 H2 COLOR: CHAMPAGNE GOLD COLOR: BRONZE H - ALUMINUM WINDOW SYSTEM * FIXED AND WITH PROJECTING AWNING VENT *FIXED AND WITH PROJECTING AWNING VENT * H1 F2 A5 A1 H2 F1 B G2 E F1 F2 F2 H2 E F1 F2 H2 A4 CE F1 D F2 H2 C E H2 D H2 F2 F1 EAST ELEVATION WEST ELEVATION