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06-26-18 Planning & Development Board Meeting Agenda
PLANNING & DEVELOPMENT BOARD AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on JUNE 26TH, 2018 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Approx. Start Time 1. Agenda Review 6:00 2. Privilege of the Floor (3-minute maximum per person ― if you will be speaking about a project with a scheduled PUBLIC HEARING below , you are highly encouraged to speak at that time) 6:05 3. Subdivision Review A. Project Minor Subdivision 6:15 Location 508-512 Edgewood Pl Tax Parcel # 62.-2-4 Applicant : Christopher Anagnost for Randolph C & Melanie L Murphy Actions Public Hearing Potential Determination of Environmental Significance Potential Consideration of Preliminary & Final Approval Project Description: The applicant is proposing to subdivide the .718 acre (31,276 SF) property into two tax parcels: Parcel A measuring .326 acres (14,205 SF) with a width of 83.42 feet on Edgewood Place and containing an existing garage and driveway and Parcel B measuring .279 acres (12,136 SF) with a width of 61.30 feet on Edgewood Place and containing an existing single family home. The parcel is in the R-3a Zoning District which requires a minimum lot size of 7,000 SF, width at-street of 50 feet, front yard setback of 10’ and side yard setback s of 10 and 5 feet, and a rear yard setback of 20%, or 50 feet. The site is in the East Hill Historic District; therefore, any future structure would be subject to approval by the Ithaca Landmarks Preservation Commission, as well as site plan review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h), and the State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review. B. Project Minor Subdivision 6:30 Location 101 Pier Road Tax Parcel # 17.-1-1.2 Applicant Organic Waterfront LLC Actions Public Hearing Determination of Environmental Significance Consideration of Preliminary & Final Approval Project Description: The applicant is proposing to subdivide the 7.816 acre property into two tax parcels: Parcel A measuring 3.846 acres with 388.3 feet of frontage on Willow Ave and 182.3 feet of frontage on Pier Road , and containing four existing buildings; and Parcel B measuring 3.970 acres with approximately 450 feet of frontage on Pier Road and containing one existing building. The property is in the Newman District which has a minimum side yard setbacks of 5 feet excluding town homes, and a rear yard setback of 20 feet from top of bank for properties located along the waterfront, and no minimum requirements for lot size, street frontage, or front yard. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h), and the State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review. The property is slated for future mixed-use development; however, the applicant is proposing to subdivide the property at this time to sell a portion of the property. These circumstances warrant a segmented environmental review for the subdivision, as a full environmental review will be conducted during the site plan approval process for the entire future development project comprising both parcels. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 JoAnn Cornish, Director DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org Start Times: Start times are approximate only — APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed. “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 4 Site Plan Review A. Project Major Subdivision (3 Lots), Two Duplexes, One Single Family Home & Site Improvements 6:45 Location 128 W Falls St Applicant : Ron Ronsvale Actions Public Hearing Consideration of Preliminary Subdivision Approval Recommendation to BZA Project Description: This project was approved by the Planning Board on 2-24-15 and received the required variances on 2-3-15. The applicant did not apply for a building permit or file the subdivision and the site plan and variances expired. The applicant now wishes to pursue the project as previously approved. The applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel 1 will measure 3,686.9 SF with 37.5’ of frontage and will contain a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes seven off-street parking spaces, one driveway, sidewalks/walkways, and landscaping. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, for which the Board, acting as Lead Agency made a Negative Determination of Environmental Significance on 9-23-14. B. Project GreenStar Cooperative Market 7:15 Location 750-770 Cascadilla St Applicant Noah Demarest for The Guthrie Clinic Actions Consideration of Preliminary & Final Site Plan Approval Project Description: The applicant proposes to relocate GreenStar Cooperative Market from its current location at 701 West Buffalo Street to an existing 29,978 SF building on a 2.8 acre project site comprising two tax parcels at 750 & 770 Cascadilla Street. The site is currently occupied by two one-story concrete block structures, covering 37,615 SF and 29,978 SF. There is 17,543 SF of greenspace, and the remainder of the site is paved. The larger of the two buildings will be demolished to make way for a 160+/- car parking area, which will feature new landscaping and stormwater treatment systems. New greenspaces, entry and an outdoor café will be developed around the perimeter of the building. The building will be connected to Cascadilla Street by a new sidewalk along the east edge of the lot, and new sidewalks will be installed along the Cascadilla Street frontage to connect the site with the City sidewalk network. A timber structure along the street edge will incorporate signage and parking lot screening and create a defined street edge. The project is in the waterfront Market District (MD). This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(d) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(10) for which the Board, acting as Lead Agency made a Negative Determination of Environmental Significance on 5-22-18. C. Project Apartments (60 Units) 7:35 Location 232-236 Dryden Road Applicant Stream Collaborative for Visum Development Group Actions Consideration of Approval of Revised Transportation Demand Management Plan Project Description: The applicant has revised the site plan such that the previously proposed off-site parking is no longer included in the project and has updated the TDMP narrative to reflect this. D. 327 W Seneca St - Housing 7:45 “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 5. Zoning Appeals #3099, 314 Taylor St, Special Permit #3100, 128 Falls St., Area Variance #3101, 437 N Aurora St, Area Variance 8:10 6. Old/New Business 8:25 7. Reports A. Planning Board Chair (verbal) B. Director of Planning & Development (verbal) 8:40 8. Approval of Minutes: May 22, 2018 9:00 9. Adjournment 9:05 If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 12:00 p.m., 2-3 business days (not including weekends/holidays) before the meeting. Out of consideration for the health of other individuals, please try to refrain from using perfume/cologne and other scented personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding. PROPOSED RESOLUTION CEQR Negative Declaration Minor Subdivision City of Ithaca Tax Parcel #62.-2-4 508-512 Edgewood PI City of Ithaca Planning &Development Board June 26, 2018 WHEREAS:an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #62.-2-4,by Christopher Anagnost for owners Randolph C and Melanie L Murphy, and . WHEREAS:the applicant is proposing to subdivide the .718 acre (31,276 SF)property into two tax parcels:Parcel A measuring .326 acres (14,205 SF) and containing an existing garage and driveway, and Parcel B measuring .382 acres (16,622.68 SF) with a containing an existing single family home and a shared in common asphalt driveway. The parcel is in the R-3a Zoning District which requires a minimum lot size of7,000 SF,width at-street of 50 feet, front yard setback of 10 feet, side yard setbacks of 10 and 5 feet, and a rear yard setback of 20%, or 50 feet. The applicant has submitted documentation demonstrating that,consistent with the decision of a 1981 Article 78 Civil Case, the parcels are not subject to frontage requirements.The site is in the East Hill Historic District;therefore,any future structure would be subject to approval by the Ithaca Landmarks Preservation Commission as well as site plan review, and WHEREAS:this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act,both of which require environmental review,and WHEREAS:this is considered a Minor Subdivision in accordance with the City of Ithaca Code,Chapter 290,Article 1, §290-1,Minor Subdivision -Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS:The Planning Board,being the local agency which has primary responsibility for approving and funding or carrying out the action, did on May 22,2018 declare itself Lead Agency for the project, and WHEREAS:the Planning Board,acting as Lead Agency in Environmental Review,did on June 26, 2018 review and accept as adequate: a Short Environmental Assessment Form (SEAF),Part 1,submitted by the applicant,and Part 2,prepared by Planning staff; a drawing titled "Survey Map No 508-512 Edgewood Place City of Ithaca,Tompkins County,New York dated 12/10/12 and prepared by T.G. Miller P.C.with the and other application materials,and . WHEREAS:the City of Ithaca Parks Recreation and Natural Resources Commission,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 RESOL VED:that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative "Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part .617 of the State Environmental Quality Review Act. Moved by: Seconded by: .t -1~' gUo :Sg!QUBQB A :lUgsqy :U!Blsqy :lSU!B~y :lOABJ UJ: PROPOSED RESOLUTION Preliminary &Final Approval Minor Subdivision City of Ithaca Tax Parcel #62.-2-4 508-512 Edgewood PI City of Ithaca Planning &Development Board June 26, 2018 WHEREAS:an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #62.-2-4, by Christopher Anagnost for owners Randolph C and Melanie L Murphy, and WHEREAS:the applicant is proposing to subdivide the .718 acre (31,276 SF) property into two tax parcels: Parcel A measuring .326 acres (14,205 SF) and containing an existing garage and driveway, and Parcel B measuring .382 acres (16,622.68 SF) with a containing an existing single family home and a shared in common asphalt driveway. The parcel is in the R-3a Zoning District which requires a minimum lot size of 7,000 SF, width at-street of 50 feet, front yard setback of 10 feet, side yard setbacks of 10 and 5 feet, and a rear yard setback of 20%, or 50 feet. The applicant has submitted documentation demonstrating that, consistent with the decision of a 1981 Article 78 Civil Case, the parcels are not subject to frontage requirements. The site is in the East Hill Historic District; therefore, any future structure would be subject to approval by the Ithaca Landmarks Preservation Commission as well as site plan review, and WHEREAS:this is an ·Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS:this is considered a Minor Subdivision in accordance with the City of Ithaca Code,Chapter 290, Article 1, §290-1, Minor Subdivision - Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS:The Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on May 22,2018 declare itself Lead Agency for the project, and WHEREAS:legal notice was published and property posted, and adjacent property owners notified in accordance with Chapters 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 June 26, 2018, and WHEREAS:the Planning Board, acting as Lead Agency in Environmental Review, did on June 26, 2018 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1,submitted by the applicant, and Part 2, prepared by Planning staff; a drawing titled "Survey Map No 508-512 Edgewood Place City of Ithaca, Tompkins County, New York dated 12/10/12 and prepared by T.G. Miller P.C. with the and other application materials, and WHEREAS:the City of Ithaca Planning and Development Board acting as lead Agency, did on June 26, 2018 determine the proposed project will result in no significant impact on the environment and issues a Negative Declaration of Environmental Significance,now, therefore, be it RESOL VED:the Planning Board does hereby grant Preliminary and Final Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel City of Ithaca Tax Parcel #62.-2-4, by Christopher Anagnost for owners Randolph C and Melanie L Murphy. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: One PROPOSED RESOLUTION CEQR Negative Declaration Minor Subdivision &Release of Easement City of Ithaca Tax Parcel #17.-1-1.2 101 Pier Road City of Ithaca Planning &Development Board June 26, 2018 WHEREAS:an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #17.-1-1.2, by Organic Waterfront LLC~and WHEREAS:the applicant is proposing to subdivide the 7.816 acre property into two tax parcels: Parcel A measuring 3.825 acres with 388.3 feet of frontage on Willow Ave and 182.3 feet of frontage on Pier Road, and containing four existing buildings; and Parcel B measuring 3.991 acres with approximately ,450 feet of frontage on Pier Road and containing one existing building. The property is in the Newman District which has a minimum side yard setback of 5 feet excluding town homes, and a rear yard setback of 20 feet from top of bank for properties located along the waterfront, and no minimum requirements for lot size, street frontage or front yard. The applicant is also seeking the release of an historic railroad easement from the City, and WHEREAS:this is considered a Minor Subdivision in accordance with the City of Ithaca Code,Chapter 290, Article 1, §290-1, Minor Subdivision - Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS:this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and requires environmental review, and WHEREAS:The Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on May 22,2018 declare itself Lead Agency for the project, and WHEREAS:the property is slated for future mixed use development; however, the applicant is proposing to subdivide the property at this time to sell a portion of the property. These circumstances warrant a segmented environmental review for the subdivision, as a full environmental review will be conducted during the site plan approval process for the entire future development project comprising both parcels, and WHEREAS:the Lead Agency states that subdivision approval of the proposed plat in no way approves or endorses a particular site layout for the future project, and WHEREAS:the Planning Board, acting as Lead Agency in Environmental Review, did on June 26, 2018 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1,submitted by the applicant, and Part 2, prepared by Planning staff; a drawing titled "Survey Map No 101 Pier Road, City of Ithaca, Tompkins County, New York" and "Seawall Section" both dated 6/12/18 and prepared by T.G.Miller P.C. and other application materials, and WHEREAS:the Lead Agency has reviewed the draft document titled "An Ordinance to Release and Terminate City's Easement for the Limited Right of Way to Construct a Railroad Track West of Willow Ave and concurs that the City has no interest, now and in the future, in constructing a railroad track in the location of the easement, and WHEREAS:the City of Ithaca Parks Recreation and Natural Resources Commission,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 RESOL VBD:that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies:One PROPOSED RESOLUTION Preliminary &Final Approval Minor Subdivision &Release of Easement City of Ithaca Tax Parcel #17.-1-1.2 101 Pier Road City of Ithaca Planning &Development Board June 26,2018 WHEREAS:an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #17.-1-1.2,by Organic Waterfront LLC,and WHEREAS:the applicant is proposing to subdivide the 7.816 acre property into two tax parcels:Parcel A measuring 3.825 acres with 388.3 feet of frontage on Willow Ave and 182 ~3 feet of frontage on Pier Road,and containing four existing buildings;and Parcel B measuring 3.991 acres with approximately 450 feet of frontage on Pier Road and containing one existing building.The property is in the Newman District which has a minimum side yard setback of 5 feet excluding town homes,and a rear yard setback of 20 feet from top of bank for properties located along the waterfront,and no minimum requirements for lot size,street frontage or front yard.The applicant is also seeking the release of an historic railroad easement from the City, and WHEREAS:this is considered a Minor Subdivision in accordance with the City of Ithaca Code,Chapter 290,Article 1,§290-1,Minor Subdivision -Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS:this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and requires environmental review,and WHEREAS:The Planning Board,being the local agency which has primary responsibility for approving and funding or carrying out the action, did on May 22,2018 declare itself Lead Agency for the project, and WHEREAS:the property is slated for future mixed use development;however,the applicant is proposing to subdivide the property at this time to sell a portion of the property.These circumstances warrant a segmented environmental review for the subdivision,as a full environmental review will be conducted during the site plan approval process for the entire future development project comprising both parcels,and WHEREAS:the Lead Agency states that subdivision approval of the proposed plat in no way approves or endorses a particular site layout for the future project,and WHEREAS:legal notice was published and property posted,and adjacent property owners notified in accordance with Chapters 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 June 26,2018, and WHEREAS:the Planning Board,acting as Lead Agency in Environmental Review,did on June 26, 2018 review and accept as adequate:a Short Environmental Assessment Form (SEAF),Part 1,submitted by the applicant,and Part 2,prepared by Planning staff; a drawing titled "Survey Map No 101 Pier Road, City of Ithaca,Tompkins County,New York"and "Seawall Section"both dated 6/12/18 and prepared by T.G.Miller P.C.and other application materials,and WHEREAS:the Lead Agency has reviewed the draft document titled "An Ordinance to Release and Terminate City's Easement for the Limited Right of Way to Construct a Railroad Track West of Willow Ave and concurs that the City has no interest, now and in the future, in constructing a railroad track in the location of the easement, and WHEREAS:the City of Ithaca Parks Recreation and Natural Resources Commission,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 City of Ithaca Planning and Development Board acting as lead Agency, did on June 26, 2018 determine the proposed project will result in no significant impact on the environment and issues a Negative Declaration of Environmental Significance,now,therefore,be it RESOL VED:the Planning Board does hereby grant Preliminary and Final Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel #17.-1-1.2,by Organic Waterfront LLC subject to the submission of three (3) paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies:One PROPOSED RESOLUTION Preliminary Subdivision Approval Subdivision 128 W.Falls St. City of Ithaca Tax Parcel #13.-2-20 City of Ithaca Planning and Development Board June 26, 2018 (Previously approved on November 25,2014) WHEREAS:an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a subdivision of City of Ithaca Tax Parcel #13.-2-20,located at 128 West Falls Street,by Ron Ronsvale,applicant and owner, and WHEREAS:this subdivision (as well as the proposed site plan)were approved by the Planning Board on 2-24-15 and received the required variances on 2-3-15. The applicant did not apply for a building permit or file the subdivision and the site plan,subdivision and variances expired.The applicant now wishes to pursue the project as previously approved,and WHEREAS:the applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes.The proposal is to subdivide the 16,352-SF (0.375-acre)parcel into three:Parcel I will measure 3,686.9 SF with 37.5'of frontage and will contain a new single-family home;Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3,measuring 8,276 SF with 98 feet of street frontage,will contain two new duplexes. The property is in the R-2b Zoning District,which has a minimum lot size of 3,000 SF for two-family dwellings,minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet,respectively.The project includes seven off-street parking spaces, one driveway,sidewalks/walkways,and landscaping,and WHEREAS:the project requires area variances for an existing front-yard deficiency,new front-and rear- yard deficiencies and parking, and WHEREAS:this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act for which the Planning Board, acting as Lead Agency,made a Negative Determination of Environmental Significance on 9/23/14, and WHEREAS:as there are no changes to the originally approved project,nor new information about the project,the project is consistent with the Negative Declaration of 9/23/14,and WHEREAS:the subdivision is considered a Major Subdivision in accordance with the City of Ithaca Code,Chapter 290,Article 1, §290-1,Major Subdivision -Any subdivision of land resulting in creation of two or more additional buildable lots, and WHEREAS:legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c)of the City of Ithaca Code, and WHEREAS:the Planning and Development Board held the required Public Hearing on June 26, 2018, and WHEREAS:the City of Ithaca Parks Recreation and Natural Resources Commission,Tompkins County Planning Department,and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered,and WIfEREAS:the Planning and Development Board, has, on June 26, 2018 reviewed and accepted as adequate plans entitled "Subdivision Plat, 128 West Falls Street"dated 5/30/18 and prepared by Lawrence P Fabbroni,and other application materials,now,therefore,be it RESOL VED:that the City of Ithaca Planning and Development Board grants preliminary subdivision approval to City of Ithaca Tax Parcel #13.-2-20,located at 128 West Falls Street. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies:One PROPOSED RESOLUTION Preliminary &Final Approval GreenStar Cooperative Market 750-770 Cascadilla St Site Plan Review City of Ithaca Planning &Development Board June 26,2018 WHEREAS:an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a building remodel and site improvements for GreenStar Cooperative Market, and WHEREAS:the applicant proposes to relocate GreenStar Cooperative Market from its current location at 701 West Buffalo Street to an existing 29,978 SF building on a 2.8 acre project site comprising two tax parcels at 750 &770 Cascadilla Street. The site is currently occupied by two one-story concrete block structures,covering 37,615 SF and 29,978 SF. There is 17,543 SF of greenspace,and the remainder of the site is paved. The larger of the two buildings will be demolished to make way for a 150+/- car parking area,which will feature new landscaping and stormwater treatment systems. New greenspaces,entry and an outdoor cafe will be developed around the perimeter of the building. The building will be connected to Cascadilla Street by a new sidewalk along the east edge of the lot, and new sidewalks will be installed along the Cascadilla Street frontage to connect the site with the City sidewalk network. A timber structure along the street edge will incorporate signage and parking lot screening and create a defmed street edge. The project in the waterfront Market District (MD), and WHEREAS:this has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO")§176-4 B.(I)(d)and the State Environmental Quality Review Act ("SEQRA")§617.4 (b)(10) and requires environmental review.' WHEREAS:the Ithaca Industrial Development Agency (IDA), a potentially involved agency, has consented to the City of Ithaca Planning and Development Board being Lead Agency for this project,and WHEREAS:the Planning Board,being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on April 24, 2018 declare itself Lead Agency for the project,and WHEREAS:legal notice was published and property posted, and adjacent property owners notified in accordance with Chapters 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 June 26,2018,and WHEREAS:this Board, acting as Lead Agency in Environmental Review, has on May 22, 2018 reviewed and accepted as adequate:a Full Environmental Assessment Form (FEAF), Part 1,submittedby the applicant, and Parts 2 and 3 prepared by Planning staff and amended by the Board; drawings titled "Existing Conditions (CIOI)", "Erosion and Sediment Control Plan (CI02)","Grading and Drainage Plan (CI03)","Utility Plan (CI04)","Details (C20I)","Demo Plan (LIOO)", "Layout Plan (LIOI)" showing the existing easements, "Perspective Views (L002)" and "Site Elevations (L201 &L202)", all dated 3/23/18, "Proposed Easements (L003)" dated 5/1/18 and "Layout Plan (L101)", "Planting Plan (L103)" "Site Structures (L502)" and "Site Details (L50I)"dated 5/15/18 and prepared by Stream Collaborative and other applicationmaterials, and WHEREAS:the City of Ithaca Parks, Recreation, and Natural Resources Commission; Tompkins County Department of Planning and Sustainability; and other interested parties have been given the _opportunity to comment on the proposed project and anyreceived commentshave been considered, and WHEREAS:the City of Ithaca Planning and Development Board acting as lead Agency,did on June 26, 2018 determine the proposed project will result in no significant impact on the 'environment and issued a Negative Declaration of Environmental Significance,and WHEREAS:this Board has on June 26,2018 reviewed and accepted as adequaterevised drawingstitled '.'Site Plan (L101)" "Perspective Views (L002)", "Layout Plan (L101)", "Site Demo Plan (LIDO)","Planting Plan (L103)", "Site Elevations (L201 &L202)", "Site Structures (L502)", "Site Details (L501)", "Erosion and Sediment Control Plan (C102)", "Grading and Drainage Plan (C103)", "Utility Plan (C104)" and "Details (C201)" dated 6/13//18 and prepared by dated 6/13//18 and prepared by Stream Collaborative et al. and other applicationmaterials,now, therefore, be it RESOL VED:that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Approval to the project subject to the following conditions: 1.Submission to the Planning Board of colored and keyed architectural elevation, and 11.Submission to the Planning Board of project details,including but not limited to building materials,lighting, signage, site furnishings, etc, and 111.Submission to the Planning Board of a more fully developed Landscape Plan, and IV.Submission to the Planning Board of updated information regarding off-site improvements that are under the jurisdiction ofNYSDOT,and v. Any work in the City Right of Way will require a Street Permit, and VI.Transformer,ifneeded,will be located such that it is not visible from the public right of way, and VII.Bike racks must be installed before a Certificate of Occupancy is granted, and VIII.A Staging Plan must be approved by Building and Engineering before issuance of a building permit,and IX.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 STREAM Collaborative architecture + landscape architecture dpc 108 W. State Street Ithaca, NY 14850 6/19/2018 Lisa Nicholas Senior Planner Department of Planning and Economic Development City of Ithaca 108 E. Green Street Ithaca, N.Y. 14850 Dear Lisa: I’m attaching to this letter some supplemental information to support the application for site improvements at 770 Cascadilla Street for GreenStar’s relocation. The site plans have been revised in response to specific concerns and questions from the Planning Board. We are hopeful this information will complete the requirements for Final Site Plan Approval. 1. The plantings in the parking lot have been expanded significantly by providing open plant beds (4’ x 9’) at every other parking space. Every tree and every light pole will have a plant bed and the remaining space will include permeable pavers as originally proposed. The beds will be planted with Lo-Grow Fragrant Sumac which is a shrubby ground cover that can take a lot of abuse from salt, snow, feet and vehicles. 2. The proposed improvements located off the property (specifically on the Mirabito parcel) are still under negotiation and will not be a part of this approval and have been noted as such. The development team will continue to negotiate with Mirabito and make every effort to install these improvements but unfortunately they will need to do that after the project us under way. 3. Light fixtures for the parking lot and bollard lights along the east walkway are included in this package. 4. Material cut sheets for the siding and roofing are included. Physical samples will be made available at the planning board meeting. 5. Cut sheets for movable outdoor chairs and tables have been provided. 6. Final signage is still in progress since GreenStar is looking at a new logo design. We will come back at a later date for signage approval. 7. An updated set of Civil engineering plans to coordinate with the final site plan revisions is included. 8. Finally, a statement about the energy goals for the project has been prepared in consultation with Taitem Engineering and the development team. Sincerely, Noah Demarest AIA, RA, RLA, LEED AP Principal noah@streamcolab.com 607.216.8802 Page 2 of 2 Greenstar Cooperative Market 770 Cascadilla St, City of Ithaca, New York 2018.06.19 Statement on Energy Goals The project will provide GreenStar with a new facility that meets or exceeds the current NYS Energy Code requirements. One of the current warehouse buildings will be removed (taking a non-code compliant energy userp offline) and the other building will be upgraded to include exterior insulation for the walls (R21 polyiso foam where there is currently none) and roof (R38 spray foam insulation to supplement existing unknown insulation). The appliances including refrigerator equipment, windows and doors will all meet Energy Star standards which exceed the basic energy code requirements. Lighting for exterior and interiors will be LED fixtures. The owners are pursuing the NYSERDA Level 1 Commercial New Construction program which can provide professional energy analysis (from Taitem) to help inform the owner about energy performance decisions. The existing location for GreenStar is a building that has a thermal envelope, lighting and equipment far below the current energy code requirements. Moving to this new facility will take one building offline, bring an existing warehouse building up to code, and offer an opportunity for the owner or next tenant of 701 W. Buffalo Street to bring that building up to code. Despite the expanded operation of GreenStar at 770 Cascadilla Street, it is possible the net result when considering all three buildings can be an overall reduction in greenhouse gas emissions. UAB-30031 Abacus 6 Physical Data Length • 6” Height • 6” Weight • 2 lbs IP65 • Suitable For Wet Locations IK04 • Impact Resistant (Vandal Resistant) PROJECT: DATE: QUANTITY: TYPE: NOTE: Ligman Lighting USA reserves the right to change specifications without prior notice, please contact factory for latest information. Due to the continual improvements in LED technology data and components may change without notice. Head Office: 7144 NW Progress Ct Hillsboro, Oregon 97124 www.ligmanlightingusa.com Tel: 503-645-0500 Fax: 503-645-8100 Ordering Example : UAB - 30031 - 7w - W30 - 02 - 120/277v - Options Lamp 7w LEDUAB30031 LED Color Voltage 120/277v Other (Specify) 2700K 3000K 4000K W27 W30 W40 Color Black Dark Grey White 01 02 03 04 05 06 07 Metallic Silver Matte Silver Bronze Custom RAL LIGHTING USA Aluminum Casting Less than 0.1% copper content – Marine Grade LM6 Aluminum High Pressure die casting provides excellent mechanical strength , clean detailed product lines and excellent heat dissipation. Pre paint8 step degrease and phosphate process that includes deoxidizing and etching as well as a zinc and nickel phosphate process before product painting. Memory Retentive -Silicon Gasket. Provided with special injection molded “fit for purpose” long life high temperature memory retentive silicon gaskets. Maintains the gaskets exact profile and seal over years of use and compression. Thermal management. LM6 Aluminum is used for its excellent mechanical strength and thermal dissipation properties in low and high ambient temperatures. The superior thermal heat sink design by Ligman used in conjunction with the driver, controls thermals below critical temperature range to ensure maximum luminous flux output, as well as providing long LED service life and ensuring less than 10% lumen depreciation at 50,000 hours. Surge SuppressionStandard 10kv surge suppressor provided with all fixtures. BUG Rating Contact Factory Finishing All Ligman products go through an extensive finishing process that includes fettling to improve paint adherence. Paint.UV Stabilized 4.9Mil thick powder coat paint and baked at 200 Deg C. This process ensures that Ligman products can withstand harsh environments. Rated for use in natatoriums. Hardware. Provided Hardware is Marine grade 316 Stainless steel. Anti Seize Screw Holes Tapped holes are infused with a special anti seize compound designed to prevent seizure of threaded connections, due to electrolysis from heat, corrosive atmospheres and moisture. Crystal Clear Low Iron Glass Lens. Provided with tempered, impact resistant crystal clear low iron glass ensuring no green glass tinge. Optics & LED Precise optic design provides exceptional light control and precise distribution of light. LED CRI > 80 Lumen - Maintenance LifeL80 /B10 at 50,000 hours (This means that at least 90% of the LED still achieve 80% of their original flux) Standard Options Abacus 1 Lamp W27 • 2700K W30 • 3000K W40 • 4000K LED Color 7w LED 323 Lumens 01 - Black - RAL 9011 02 - Dark Grey - RAL 7043 03 - White - RAL 9003 04 - Metallic Silver - RAL 9006 05 - Matte Silver - RAL 9006 06 - Bronze - RAL 6014 07 - Custom RAL Finish Color 01 02 03 04 05 06 01 02 03 04 05 06 01 02 03 04 05 06 01 02 03 04 05 06 01 02 03 04 05 06 01 02 03 04 05 06 Abacus 3 10” or 6” Abacus 4 Bollard Abacus 6 Bollard Depth • 1.5” Options Natatorium RatedNAT A range of shallow ADA compliant square, rectangular and circular wall mounted luminaires providing downward Dark Sky compliant light distributions. Ideally suited to illuminate the wall and surfaces in front of the wall, as well as light accents on vertical surfaces using high efficiency LEDs. The Abacus is suitable for indoor and outdoor applications and provides a clean, visually appealing solution for small, unobtrusive wall mounted luminaires. This surface mounted luminaire is available in 3 different shapes, as well as bollard combinations. The surface mounted Abacus is manufactured to cover a 3” junction box and is provided with the necessary fixing plates to simplify installation. This product is provided with integral driver and special gasketing to ensure no water enters the luminaire. A specially designed cover plate can be provided to cover existing redundant step light installations that are no longer suitable, please contact factory for drawings and more information. All Ligman fixtures can be manufactured using a special pre-treatment and coating process that ensures the fixture can be installed in natatoriums as well as environments with high concentrations of chlorine or salt and still maintain the 5 year warranty. For this natatorium rated process please specify NAT in options. 6” 6” .2” 1.5”.5”1.3” Options (Consult Factory for Pricing) NAT • Natatorium & High Corrosion Environments [ Contact factory for dimming options ] SCE • Surface Conduit Entry Box 1.58” Surface Conduit Entry BoxSCE ECF-S_EcoForm_area_small 03/18 page 1 of 9 The Philips Gardco EcoForm Gen-2 combines economy with performance in an LED area luminaire. Capable of delivering up to 26,400 lumens or more in a compact, low profile LED luminaire, EcoForm offers a new level of customer value. EcoForm features an innovative retrofit arm kit, simplifying site conversions to LED by eliminating the need to drill additional holes in most existing poles. Integral control systems available for further energy savings. Site & Area EcoForm ECF-S small Project: Location: Cat.No: Type: Qty: Notes: Ordering guide example: ECF-S-64L-900-NW-G2-AR-5-120-HIS-MGY Prefix ECF-S Number of LEDs Drive Current LED Color - Generation Mounting Distribution Voltage Options FinishDimming controls Motion sensing Photo-sensing Electrical Luminaire ECF-S EcoForm site and area, small 32L 32 LEDs (2 modules) 48L 48 LEDs (3 modules) 64L 64 LEDs (4 modules) 530 530 mA 700 700 mA 1A 1050 mA 1.2A 1200 mA 900 900 mA 1A 1050 mA 1.2A 1200 mA 900 900 mA 1A 1050 mA WW-G2 Warm White 3000K, 70 CRI Generation 2 NW-G2 Neutral White 4000K, 70 CRI Generation 2 CW-G2 Cool White 5000K, 70 CRI Generation 2 AR Arm Mount (standard) 9 The following mounting kits must be ordered separately (See accessories) SF Slip Fitter Mount 11 (fits to 2 3⁄8" O.D. tenon) WS Wall mount with surface conduit rear entry permitted RAM Retrofit arm mount kit 9 Type 2 2 Typ e 2 2-90 Rotated left 90° 2-270 Rotated right 270° Type 3 3 Type 3 3-90 Rotated left 90° 3-270 Rotated right 270° Type 4 4 Type 4 4-90 Rotated left 90° 4-270 Rotated right 270° Type 5 5 Type 5 5W Typ e 5W AFR Auto Front Row AFR-90 Auto Front Row, Rotated left 90° AFR-270 Auto Front Row, Rotated right 270° 120 120V 208 208V 240 240V 277 277V 347 347V 480 480V UNV 120-277V (50/60Hz) HVU 347-480V (50/60Hz) DD 0-10V External dimming (by others) 5 DCC Dual Circuit Control 6 FAWS Field Adjustable 14 SW Interface module for SiteWise 12,13 LLC2 Integral module with #2 lens 1,6 LLC3 Integral module with #3 lens 1,6 LLC4 Integral module with #4 lens 1,6 DynaDimmer: Automatic Profile Dimming CS50 Safety 50% Dimming, 7 hours 1 CM50 Median 50% Dimming, 8 hours 1 CE50 Economy 50% Dimming, 9 hours 1 DA50 All Night 50% Dimming 1 CS30 Safety 30% Dimming, 7 hours 1 CM30 Median 30% Dimming, 8 hours 1 CE30 Economy 30% Dimming, 9 hours 1 DA30 All Night 30% Dimming 1 IMRI3 Integral with #3 lens 8 IMRI7 Integral with #7 lens 8 IMRO Pole mounted motion sensor 5 (see accessories) PCB Photocontrol Button 2,3 TLRD5 Twist Lock Receptacle 5 Pin 15 TLRD7 Twist Lock Receptacle 7 Pin 15 TLRPC Twist Lock Receptacle w/ Photocell 2 Fusing F1 Single (120, 277, 347VAC) 2 F2 Double (208, 240, 480VAC) 2 Pole Mount Fusing FP1 Single (120, 277, 347VAC) 2 FP2 Double (208, 240, 480VAC) 2 FP3 Canadian Double Pull (208, 240, 480VAC) 2 Surge Protection (10kA standard) SP2 Increased 20kA Square Pole Adapter included in standard product TB Terminal Block 7 RPA Round Pole Adapter (fits to 3"- 3.9" O.D. pole) 10 HIS Internal Housing Side Shield 4 Textured BK Black WH White BZ Bronze DGY Dark Gray MGY Medium Gray Customer specified RAL Specify optional color or RAL (ex: RAL7024) CC Custom color (Must supply color chip for required factory quote) 1. Available only on 120, 208, 240, and 277 (or UNV) 2. Specify Voltage 3. Not available with 347 or 480 voltage 4. HIS not available with Type 5 or 5W optics 5. DD is required for LLCR. Dimming leads are supplied through back of luminaire. Must be ordered separately (See accessories page) 6. DCC and LLC2/3/4 not available with any other controls 7. TB not available with DCC 8. ECF-IMRI equipped with out-boarded sensor housing when voltage is HVU (347-480V) 9. Mounts to a 4" round pole with adapter included for square poles. 10. Not available with SF and WS. RPAs provided with black finish standard 11. Limited to a maximum of 45 degrees aiming above horizontal 12. SW option is not available with any other control options with the exception of IMRI3, IMRI7 and SW-IMRO motion response options 13. Available only on 120V and 277V 14. Not available with DCC, IMRI3, IMRI7, SW, LLC and CS/CM/CE/DA (DynaDimmer). 15. TLRD5/7 option not available with LLC, PCB, TLRPC or DCC. Max aiming angle 45°. Works with 3 or 5 pin NEMA photocell/dimming. Dimming will not be connected to NEMA receptacle if ordering with DD, CS/CM/CE/DA, IMRI and IMRO. Nu-Wave Corrugated Curved Nu-Wave Corrugated AN ECONOMICAL ROOF AND WALL SYSTEM Nu-Wave Corrugated is an exposed fastener metal panel with 7⁄8" deep corrugations. The panel measures 36" out-to- out, with a 32" net coverage for roof applications and a 342⁄3" net coverage for wall applications. This product is available factory curved. Nu-Wave Corrugated n 32" coverage roof panel. 342⁄3" coverage wall panel. n Minimum recommended slope 3:12. n Gauges: 22ga, 24ga and 26ga in standard finishes and 20ga in ZINCALUME® Plus. (Refer to AEP Span Color Charts for full range of color options, prints, textures, finishes and paint systems). n Custom manufactured sheet lengths: 6'-0" to 50'-0" (Straight) & 6'-0" to 30'-0" (Curved). n Available factory curved. n Testing: ASTM E1680 (air infiltration) and ASTM E1646 (water infiltration). n Panel assemblies are Class A Fire Rated when installed on non-combustible deck or framing per IBC or IRC or when installed in accordance to UL listings per UL790. n Manufactured in Fontana, CA and Tacoma, WA. Nu-Wave® Corrugated 12 Oil Canning: All flat metal surfaces can display waviness commonly referred to as “oil canning”. “Oil canning” is an inherent characteristic of steel products, not a defect, and therefore is not a cause for panel rejection. 7⁄8" 32" Roof Coverage 342⁄3" Wall Coverage 211⁄16" Box Rib (Wall) Reverse Box Rib (Roof and Wall) Box Rib is an exposed fastener metal panel with full 36" coverage. Box Rib is for wall applications only, and Reverse Box Rib can be used in roof or wall applications. IDEAL FOR VERTICAL AND HORIZONTAL WALL APPLICATIONS Box Rib n 36" coverage roof and wall panel. n Minimum recommended slope 1:12. n Reversed Box Rib available for roof and wall applications. n Gauges: 22ga, 24ga, 26ga and 29ga in standard finishes and 20ga available in ZINCALUME® Plus. (Refer to AEP Span Color Charts for full range of color options, prints, textures, finishes and paint systems). n Custom manufactured sheet lengths: 6'-0" to 50'-0". n Testing: ASTM E283 (air infiltration) and ASTM E331 (water infiltration). n Panel assemblies are Class A Fire Rated when installed on non-combustible deck or framing per IBC or IRC. n Manufactured in Fontana, CA. Box Rib™ 11800-733-4955 www.aepspan.com 11⁄2" 36" Coverage 73⁄16" DURA TECH™ 5000 - Premium 70% Fluoropolymer (PVDF) Coating Vintage® - Premium Finish (Subject to up-charge) SRI: 22 • 24ga DURA TECH™ mx - Premium Fluoropolymer (PVDF) Pearlescent Coating (Subject to up-charge) Cool Leaf Green SRI: 30 • 24ga & 22ga Cool Forest Green SRI: 29 • 24ga & 22ga Cool Jade Green SRI: 29 • 24ga & 22ga Cool Regal White SRI: 88 • 24ga & 22ga Cool Sierra Tan SRI: 55 • 24ga & 22ga Cool Terra-Cotta SRI: 41 • 24ga & 22ga Cool Red SRI: 46 • 24ga & 22ga Cool Colonial Red SRI: 35 • 24ga & 22ga Cool Old Town Gray SRI: 43 • 24ga & 22ga ZINCALUME® Plus* SRI: 65 • 24ga, 22ga & 20ga Cool Parchment SRI: 58 • 24ga & 22ga Cool Weathered Copper SRI: 34 • 24ga & 22ga Cool Regal Blue SRI: 29 • 24ga & 22ga Cool Dark Bronze SRI: 32 • 24ga & 22ga Cool Marine Green SRI: 47 • 24ga & 22ga Cool Zinc Gray SRI: 39 • 24ga & 22ga Cool Tahoe Blue SRI: 33 • 24ga & 22ga Cool Matte Black SRI: 29 • 24ga & 22ga Cool Hemlock Green SRI: 35 • 24ga & 22ga Cool Metallic Copper SRI: 53 • 24ga & 22ga Cool ZACtique® II SRI: 39 • 24ga & 22ga Cool Metallic Champagne SRI: 54 • 24ga & 22ga Cool Metallic Silver SRI: 65 • 24ga & 22ga Dura Tech™ coatings combine the corrosion protection of a ZINCALUME® substrate with a highly durable resin formulation and cool pigment technology to provide excellent color retention and reduces the demand for energy. Vintage coated metal is an innovative coating process over a TruZinc® G90 metallic coated steel surface producing a beautiful, durable, aged-metallic finish. COLOR CHART www.aepspan.com800-733-4955 Custom colors available by request Architectural Metal Roofing and Siding SRI=Solar Reflective Index. SRI values in accordance with ASTM E1980 and are based on independent testing. Cool Roof Rating Council (CRRC) performance values (for CA Title 24, Energy Star) are based on color families and will differ from those listed above. Please visit www.aepspan.com for additional information. *Clear acrylic coated MATERIALS: The table top surface is steel with a pattern of holes. The post and frame are steel. The base is covered with a stainless steel cap. FINISH: All steel components are protected with E-Coat rust proofing. The Maglin Powdercoat System provides a durable finish on all metal surfaces. INSTALLATION: The table comes pre-assembled. 4 leveling feet are provided. TO SPECIFY: Select BTT1800-CT Choose: - Powdercoat Color - All drawings, specifications, design and details on this page remain the property of Maglin Site Furniture Inc. and may not be used without Maglin authorization. - Details and specifications may vary due to continuing improvements of our products. BATTERY T 800-716-5506 F 877-260-9393 www.maglin.com sales@maglin.com DIMENSIONS: Height: Diameter: Weight: BTT1800-CT 29.00” (73.7cm) 36.00” (91.4cm) 125lbs (57kg) 29"737mm 36" 914mm MATERIALS: FINISH:All steel components are protected with E-Coat rust proofing. The Maglin Powdercoat System provides a durable finish on all metal surfaces. INSTALLATION:The chairs come pre-assembled, and can be stacked and stored 4 chairs high. TO SPECIFY:FRC1700-MSF-M2 FORO T 800-716-5506 F 877-260-9393 www.maglin.com sales@maglin.com DIMENSIONS: Height: 30.63” (77.8cm) Width:19.56” (49.7cm) Depth: 21.38” (54.2cm) Weight: 16.69lbs (7.6kg) FRC1700-MSF-M2 19 9/16" 497mm 18 5/16" 466mm "8/5 03mm877 21 3/8" 542mm 17 11/16"449mm www.maglin.com1 800 716 5506 superiormetal finishing maximum protection Through a program of continual improvement and ongoing testing, Maglin has developed a superior metal finishing system. Site furnishings endure continual physical contact and are exposed to a multitude of environmental conditions. In the event of abuse and surface penetration, Maglin protective coating minimizes the potential spread of corrosion, even in the harshest ocean-side environments. The twelve stage immersion electrocoat process from Maglin, provides primary corrosion prevention for steel components and superior adhesion of powdercoating to recessed areas and edges. E-coating leverages an electrical charge to apply a uniform protective coating to metal fabricated products. Developed originally for the automotive industry, e-coating provides superior coverage, adhesion and corrosion resistance for metal parts and surfaces. • The principle of e-coat is that materials with opposite electrical charges attract. The e-coat system applies a DC charge to metal parts immersed in a bath consisting of 80-90% deionized water and 10-20% paint solids. • The electric current attracts the solids, coating all surfaces and joints. Once the coating reaches 0.65-0.85 mil film thickness it insulates the components, reducing the coating application until there is a uniform layer of protection. Resin in the paint solids assists adhesion while providing corrosion protection, durability and toughness. As the parts exit the bath, they are rinsed to maintain efficiency and aesthetic design. • The e-coating is baked onto the surface of the steel for fusion bonding followed by heat curing to form a hard, durable film. The bake oven crosslinks and cures paint film to assure maximum performance properties and superior corrosion protection. Maglin e-coat uses lead-free paint and chrome-free sealers in a closed system, significantly reducing hazardous emissions. E-coating contains minimal VOCs (Volatile Organic Compounds), very low HAPs (Hazardous Air Pollutants) and produces minimal solid waste. electrocoat (e-coat) www.maglin.com1 800 716 5506 it causes cracking and peeling. Maglin powder is applied in accordance with powdercoat Superior adhesion of powder paints minimize waste. Unused or over-sprayed powder is recovered in a closed system. When a metal surface becomes soiled, simply wipe clean with a cloth and mild detergent. Abrasive cleaners, brushes and steel wool should be avoided. the area to improve the adhesion of primer and paint. Apply a quality grade exterior metal primer top coat of matching color enamel over the prepared surface. Upon request, Maglin will supply metal paint samples for color matching. cleaning and care Questions? The Maglin customer service team will be pleased to assist you. Call 1 800 716 5506 or email sales@maglin.com © 2012 Maglin Site Furniture. All rights reserved. superiormetal fin ishing oven cure • Bake Oven within an environmentally controlled system pretreat electrocoat • Electrocoat Dip Tank post rinse • Permeate Rinse • Permeate Rinse 1 2 3 4 the e-coat process superiormetal fin ishing • Cleaner • Water Rinse • Water Rinse • Zinc Phosphate Bath • Water Rinse • Non-Chrome Sealer • Deionized Water Rinse Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com DESIGN TEAM STREAM Collaborative Architecture & Landscape Architecture DPC Noah Demarest RA, RLA, LEED AP 607.216.8802 noah@streamcolab.com Pam Wooster, Architect pam@greenstar.coop Taitem Engineering, P.C. Yossi Bronsnick PE, LEED AP 607.277.1118 x118 T.G. Miller, P.C. Andrew Sciarabba 607.272.6477 x235 ajs@tgmillerpc.com A 1 2 3 4 BCD 3" = 1'-0"6/18/2018 5:09:03 PMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL000 COVER SHEET 2018003GREENSTAR @ 770 CASCADILLA ST6/13/18ORGANIC NATURE, LLCCITY OF ITHACA, NYSITE PLAN REVIEW GREENSTAR @ 770 CASCADILLA ST ORGANIC NATURE, LLC CITY OF ITHACA, NY DRAWING LIST Sheet Number Sheet Name L000 COVER SHEET L001 SITE PLAN L002 PERSPECTIVE VIEWS L003 PROPOSED EASEMENTS L100 SITE DEMO PLAN L101 LAYOUT PLAN L103 PLANTING PLAN L201 SITE ELEVATIONS L202 SITE ELEVATIONS L501 SITE DETAILS L502 SITE STRUCTURES RAILING/FENCE SCHEDULE MARK TYPE Manufacturer Model HEIGHT LENGTH COMMENTS R1 LOW WOOD FENCE 3.3' 262.72' R2 TIGHT BOARD FENCE 6' 181.84' SITE EQUIPMENT SCHEDULE MARK EQUIPMENT DESCRIPTION COUNT COMMENTS SE1 Shopping Cart Return TO BE SELECTED BY OWNER 2 SE2 Bicycle Rack SEE DETAILS/SPECS 11 SE3 BOLLARD SEE DETAILS/SPECS 66 SITE LIGHTING SCHEDULE MARK Image TYPE MANUFACTURER MODEL COUNT L1 LED AREA LIGHT Philips Gardco ECF-S-48L-1A-NW-G2-5 17 L2 LED BOLLARD LIGHT LIGMAN ABACUS 6 18 GENERAL PROJECT NOTES 1 Refer to Specifications, DIVISION 01, for additional information and requirements. 2 Drawings and specifications, as instruments of service, remain the property of Architect and are protected under common law copyright provisions. They are not to be reused except by written agreement and with the agreed compensation to the architect. If reused without permission, the architect shall be indemnified and held harmless from all liability, legal exposure, claims, damages, losses and expenses. 3 Unauthorized alterations or additions to a drawing bearing a licensed architect’s seal is a violation of NYS Education Law, Article 147, and Commissioner’s Regulations Part 69. 4 Drawings are drawn to scale for the convenience of all parties, but do not scale drawings. Written dimension shall govern. 5 Notes on one drawing, section or detail apply to all similar drawings, sections or details. 6 Install all products in accordance with the manufacturer's written instructions and recommendations, and the standards of recognized agencies and associations. 7 All electrical work shall be carried out by a licensed electrician, as required by the local Authority Having Jurisdiction. All work, materials and equipment shall conform to the provisions of the relevant building codes, latest edition. 8 All plumbing work shall be carried out by a licensed plumber, as required by the local Authority Having Jurisdiction. All work, materials and equipment shall conform to the provisions of the relevant building codes, latest edition. 9 Contractors shall not install any materials containing asbestos, lead, mercury or PCB. 10 Notify architect of any discrepancies in the drawings or specifications prior to start of construction. PARKING SCHEDULE MARK TYPE Count P1 Parking Space: 9' x 18' - 90 deg 150 P2 Loading Zone: 9' x 18'5 P3 Parallel Parking Space: 7' x 22' parallel 2 Grand total: 157 REVISIONS Δ DESCRIPTION DATE ASPHALT NORTH770 CASCADILLA STREET GREENSTAR COOPERATIVE MARKET PAVER2 PAVER2 LAWN LAWN PAVILION W/ SIGNAGECASCADILLA STREETNY S R T 1 3 MIRABITO RICK'S RENTAL PALISADES CMC Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD 1" = 30'-0"6/18/2018 5:09:17 PMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL001 SITE PLAN 2018003GREENSTAR @ 770 CASCADILLA ST6/13/18ORGANIC NATURE, LLCCITY OF ITHACA, NYSITE PLAN REVIEW REVISIONS Δ DESCRIPTION DATE 6"SAPLINGCONCRETE ASPHALT PARKING A/C BOLLARDSA/CPADCONC.PAD CONC. "GRASS"EDGE OFASPHALTONE WAY ASPHALT DRIVE W O OD GUARD RAILNo. 750 CASCADILLASTREETWELLMONT.WALL R.R. TIE 1STORY BLOCKBUILDINGGRASS GRASS CONNECTIONFIREDEPT.CONCRETE ASPHALTTHE GUTHRIE CLINICP/O INSTRUMENT No. 2017-05855TAX MAP PARCEL No. 43-2-5.21AREA=1.477 ACRESWIRE ELEVATION=413.1'± AT LOW POINT(AIR TEMP 30°)WIRE ELEVATION=414.2'± AT LOW POINT(AIR TEMP 30°)WIRE ELEVATION=417.3'± AT LOW POINT(AIR TEMP 30°)TELEPHONE WIRE ELEVATION=398.8'± AT LOW POINT(AIR TEMP 30°)ELECTRIC WIRE ELEVATION=402.2'± AT LOW POINT(AIR TEMP 30°)15.012.01.4 16.59.3 11.8 21.8 22.4 10.3 15'10'C.O.C.O.C.O.C.O.C.O.C.O.C.O. C.O. C .O .C.O.D . S .D.S.D.S. D.S. D.S.D.S.D.S. ??? ??? TRAPS GREASE24"PVC36" PVC 8 " P V C 6"STEEL30"CONCRETE36"PVC 36" PVC 4"PVC36" PVCRIM=386.5INV S=376.8INV E=376.8INV W=376.8INV N=376.7RIM=386.5INV SW=375.7INV N=375.6RIM=387.5INV S=373.9INV SE=383.7INV NW=373.8RIM=387.7RIM=388.6INV=382.8RIM=388.0INV N=374.4INV S=374.5CASCADILLA STREETNE W Y ORK ST AT E ROUT E 13NORT H F UL T ON ST RE E T 2017-06496CMC AT I T HACA I NC. (R.O. )TAX MAP No.43-2-102013-07460ARGYLE ASSOC., LLC(R.O.)T AX MAP No.36-1-3.52017-06496TAX MAP No.43-2-8889/164ROBERT W. ANDREE, INC.(R.O.)T AX MAP No.43-2-5.21T AX MAP No.43-2-5.23T AX MAP No.43-2-1.2450298-001798 CASCADI L L A, L L C(R.O. )TAX MAP No.43-2-4789/234GLENN RICK(R.O.)CMC AT I T HACA I NC. (R.O. )TAX MAP No.36-1-3.52017-06496CMC AT ITHACA INC.(R.O.)THE GUTHRIE CLINICP/O INSTRUMENT No. 2017-05855TAX MAP PARCEL No. 43-2-5.22AREA=1.326 ACRESS 87°34'38" W161.15'30. 41' S 3 2°55'29" W S 01°11'47" W 199.89'N 31°05'21" W227.13'N 3 2°55'2 9" E 172.54'25.41'S 57°52'44"E35.50' N 32°51'21" ES 88°01'37" E93.00'S 01°11'47" W 194.33' N 01°50'16" E 319.52'N 58°36'18" E205.63'1.02'S 01°11'47"W79.99'S 31°25'21"ES 58°59'06" W172.51'30"CONCRETE18"CONCRETE18"CONCRETE24" HDPE 8"STEEL1 2 "H D P E12"HDPE8" PVC 8" PVC 1 2"P V C 18" CONCRETE R I M=3 8 6 .6 I N V =3 8 1 .2 18"HDPE18"HDPE8"PVC18"HDPE18"HDPE24" HDPE 6"PVC12"HDPE24" HDPE 24" HDPE 12"HDPERIM=386.3INV W=380.5INV E=380.6INV SE=380.6RIM=386.3INV=381.1RIM=385.9INV W=380.1INV E=380.4INV N=382.1RIM=386.5INV S=382.2INV N=382.2INV NE=382.6RIM=387.0INV SW=383.0INV NE=383.1RIM=387.0INV W=380.7INV E=380.9INV N=380.7RIM=387.0INV S=380.7INV N=380.7RIM=387.4INV S=381.0INV N=381.1INV NE=383.3RIM=388.1INV SW=383.3INV N=383.3INV E=385.5RIM=387.4INV S=381.6INV N=381.6INV NE=383.9INV NW=383.9RIM=386.9INV=384.3RIM=387.2INV=384.8RIM=387.6INV W=382.8INV S=382.2INV NE=383.2RIM=387.2INV SW=382.5INV NE=382.6RIM=387.2INV SW=383.0INV NE=383.0INV SE=383.1RIM=387.2INV SW=383.4INV NE=383.4RIM=387.2INV SW=384.0RIM=387.0INV NW=386.0INV SE=386.0RIM=387.1INV NW=386.1RIM=387.8INV S=384.6RIM=387.7INV N=383.4INV S=383.415' WI DE EASEMENT FORACCESSSEE895/12110' WIDE EASEMENT FOR INGRESS &EGRESSSEE662/901GRATEASPHALT PARKING C O N C . W A L K FACE OF CURB WELLMONT.PADCONC.PADCONC.PAD CONC.EDGE OFASPHALTWOOD GUARDRAILFACE OF CURB SPIGOTFACE OFCURBEDGE OF ASPHALTSTREETLINE SHARED I N COMMON SEE724/20316.5' WI DE R/W FOR I NGRESS &EGRESSRESERVE 15' WIDE SEWER EASEMENTFOR MAINTENANCE PURPOSESCONCRETEWALK No. 742 CASCADI L L ASTREET No. 600 NORTH FULTON STREET (ADAMSSTREET)CENT ER OF UNOPENEDST REET (SEVENTHSTREET)CENTER OF UNOPENEDSTREETIN DEED BOOK 537, PAGE1361/2 OF SEVENTH STREETRESERVEDRIGHTS OF INGRESS & EGRESS OVERWESTERLYSEE608/85525' WIDE NYSEGEASEMENTSEE550/1062 50' WIDE NYSEGEASEMENT SEE618/79NYSEGEASEMENTFACE OFCURBASPHALTPARKING1STORY BUILDINGA/C1ST ORY BL OCKBUI L DI NGFOUNDP.K.NAILFOUNDP.K.NAILAIRPUMPGAS STORAGE TANKS CONCRETE PAD FENCE WOOD PLANTINGSSHARED IN COMMON SEE574/989 16' WIDE R/W FOR INGRESS &EGRESS FOUNDP.K.NAILCOVEREDGAS PUMPSBUILDING BUILDING METAL BUILDING No. 800 FOUNDP.K.NAILFOUNDP.K.NAILALSO SEE 464/672 SEE 511/473 & 538/9 NYSEG EASEMENT SEE 532376-001 MAINTENANCE AGREEMENT SHARED I N COMMON SEE537/139R/W FOR I NGRESS &EGRESSSEE660/104UNOPENEDSTREET(SEVENTHSTREET)FOUNDP.K.NAILGRAVELDRIV ESEE 724/203 No. 770 CASCADILLASTREET1STORY BLOCKBUILDING10"SYCAMORE10"SYCAMORE6"6"MAPLE6"OAK6"OAK6"PINE SAPLINGS A P L IN G SAPLINGSAPLINGSAPLING30"12"12"10"10"SYCAMORE10"SYCAMOREE.E.=388.4 E.E.=388.2E.E.=388.2E.E.=388.0E.E.=389.3E.E.=389.4E.E.=389.6E.E.=389.3E.E.=389.2E.E.=389.4E.E.=388.9E.E.=388.2E.E.=388.2E.E.=388.2??? G T G G E GG G D05 D07 D01 D04 D03 D03 D03 D02 D02 D05 D02 D02 D02 D02 D07 D07 Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD 1" = 30'-0"6/18/2018 5:09:19 PMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL100 SITE DEMO PLAN 2018003GREENSTAR @ 770 CASCADILLA ST6/13/18ORGANIC NATURE, LLCCITY OF ITHACA, NYSITE PLAN REVIEW GENERAL SHEET NOTES - DEMOLITION 1 Refer to Specifications, DIVISION 01, for additional information and requirements. 2 Remove all surface features as need to accomodate new work as shown on layout, grading and planting plans. SHEET KEYNOTES MARK KEYNOTE D01 REMOVE BUILDING D02 REMOVE GRAVEL DRIVE D03 REMOVE ASPHALT PAVEMENT D04 SAWCUT PAVEMENT D05 REMOVE GRANITE CURB D07 REMOVE TREE AND GRIND STUMP REVISIONS Δ DESCRIPTION DATE C.O.C.O.C.O.C.O.C.O.C.O.C.O. C.O. C .O .C.O.G T G G GG G 48.29' +/-8'GARDEN SHED ASPHALT PLANTBEDPLANTBEDLAWNLAWNLAWNCONC1CONC1LAWNCONC1 LAWN LAWN PAVER2 LAWN LAWN LAWN ASPHALT LAWN CONC1 PAVER1 PAVER2 FORKLIFT SHED MAIN ENTRANCE (ADA) CAFE ENTRANCE (ADA) PROPANE TANKS STORAGE DUMPSTERS (3) CURB 16'27.5'17.5'22'270'10'20' PARKING LOT IMPROVEMENTS TO ADJACENT PROPERTY TO BE NEGOTIATED PAVER2 NORTHFARM STAND P3P3SE1 SE1 SE239.5'4'118.5'9'R 10'R 30'PLANT BED 20'21.01' +/-39'LAWN TRASH COMPACTOR CARDBOARD COMPRESSOR COMPRESSOR GATE 20'9'36'34'P.O.B. 36'243' 297'20'40'4'5'SE2 SE3 SE3 SE3 SE3 SE3 R2 R1 R1 POSSIBLE TRANSFORMEPAD AS REQUIRED ASPHALT PLANT BED PAVER1 PAVER1PAVER1 PAVER1 PLANTBEDPAVER1 31.5'18.5'18'10' GREASE TRAP R2 R2 CURB --------EVEV S2 S2 S1 PLANT BED EXISTING ASPHALT WITH FUTURE PARKING STRIPING NOT INLCUDED IN PROJECT (SUBJECT TO APPROVAL BY ADJACENT OWNER) 770 CASCADILLA STREET GREENSTAR COOPERATIVE MARKETCASCADILLA STREETNY S R T 1 3 MIRABITO RICK'S RENTAL PALISADES CMC CONC1 NOTE: IMPROVEMENTS LOCATED OFF SITE (INCLUDING WOOD FENCE AND PLANTINGS) WILL BE INCLUDED ONLY IF ADJACENT OWNERS AGREE AND NEGOTIATIONS WILL CONTINUE AFTER SITE PLAN APPROVAL L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L1 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 L2 2 Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD 1" = 30'-0"6/18/2018 5:09:23 PMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL101 LAYOUT PLAN 2018003GREENSTAR @ 770 CASCADILLA ST6/13/18ORGANIC NATURE, LLCCITY OF ITHACA, NYSITE PLAN REVIEW GENERAL SHEET NOTES - SITE LAYOUT 1 Refer to Specifications, DIVISION 01, for additional information and requirements. 2 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. 3 See civil drawings for layout of underground utilities. 4 See electrical drawings for layout of underground electrical and lighting. 5 Install expansion joints every 30' in concrete and in areas where concrete abuts curbs and other fixed objects. 6 Verify dimensions and accept conditions before proceeding with work. Report discrepancies to landscape architect before proceeding. 7 Do not scale drawings. 8 Walks, drives, curbs, parking, and building locations to be laid out in the field by a licensed surveyor. 9 Dimensions to curbs are to exposed faces unless otherwise noted. REVISIONS Δ DESCRIPTION DATE 1 CEQR 5/15/18 2 SITE PLAN APPROVAL 6/13/18 NORTHMCS 1 MCS 1 MCS 1 PCS 8 PCS 9 PCT 3 MSI 1 MSI 1 MSI 1 GTH 8 GTH 8 AGA 11 GTH 1 GTH 1 COS 9 COS 10 PVP 8 CAK 8 CAK 8 PVP 6 CAK 8 POD 1 CAK 7 PVP 4 COS 5 POD 2 SDP 3 PVP 6 POD 2 COS 2 COS 7 PVP 4 CAK 12 PVP 3 PCT 2 POD 28'AREA OF STRUCTURAL SOIL 8' WIDE X 2.5' DEEP CONTINUOUS TRENCH NOTE: IMPROVEMENTS LOCATED OFF SITE (INCLUDING WOOD FENCE AND PLANTINGS) WILL BE INCLUDED ONLY IF ADJACENT OWNERS AGREE AND NEGOTIATIONS WILL CONTINUE AFTER SITE PLAN APPROVAL 2 POD 1 COS 5 PVP 4 POD 1 COS 5 PVP 4 2 2 2 TYP RAG 6 DECIDUOUS SHADE TREE EVERGREEN TREE WOODY SHRUBS PERENNIAL SHRUBS ORNAMENTAL TREE PLANT LEGEND BARK MULCH STRUCTURAL SOIL PLANT MIX ADJACENT PAVING 4'2' UNDERDRAIN - COORDINATE WITH CIVIL DWGS4'1' 1' 1' 2"x1/2" STEEL BARS (4 TOTAL) #5 REBAR HOOPS 0.5'0.5'24" GRANITE WHEEL STOP 2' SOIL PLANT MIX 2.5'0.5'2" SINGLE GROUND HARDWOOD BARK MULCH PLANTING MIX -TOPSOIL (1 PART), COMPOST (1 PART), SAND (1 PART) 5'-0" SPADED EDGE -TYPICAL COMPACTED PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLING 3X ROOT BALLROOT BALL + 6"2"-3" SINGLE GROUND HARDWOOD BARK MULCH PLANTING MIX -TOPSOIL (1 PART), COMPOST (1 PART), SAND (1 PART) 4" TOPSOIL FOR LAWNS SPADED EDGE -TYPICAL 1'-6" MINCOMPACTED PLANTING MIX BENEATH ROOT BALL TO PREVENT SETTLING9'4'2'1.5' 0.5' PLAN VIEW 24" GRANITE WHEEL STOP POROUS PAVERS ON STRUCTURAL SOIL BARK MULCH ASPHALT STEEL TREE GUARD 1.5'EQEQEQ EQ (6) GRO-LOW SUMAC Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD As indicated6/18/2018 5:09:32 PMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL103 PLANTING PLAN 2018003GREENSTAR @ 770 CASCADILLA ST6/13/18ORGANIC NATURE, LLCCITY OF ITHACA, NYSITE PLAN REVIEW PLANTING SCHEDULE KEY QTY.BOTANICAL NAME COMMON NAME INSTALLED SIZE MATURE SIZE COMMENTS SHRUB - DECIDUOUS COS 45 Cornus sericea RED TWIG DOGWOOD #5 CONTAINER 6' TALL 6' WIDE POD 9 Physocarpus opulifolius 'Diablo' NINEBARK #5 CONTAINER 8' TALL AND WIDE RAG 168 Rhus aromatica 'Gro-Low'GRO-LOW FRAGRANT SUMACR #3 CONTAINER 2' TALL 4' WIDE SALT TOLERANT SDP 3 Salix discolor PUSSYWILLOW #2 CONTAINER 6' WIDE 10' TALL SHRUB - PERENNIAL CAK 43 Calamagrostis × acutiflora 'Karl Foerster' FEATHER REED GRASS #3 CONTAINER 3' WIDE 3' TALL PVP 39 Panicum virgatum 'Prairie Fire'PRAIRIE FIRE SWITCH GRASS #1 CONTAINER 2' WIDE 5' TALL TREE - ORNAMENTAL AGA 11 Amelanchier canadensis SERVICEBERRY 6 FEET TALL 15' wide MULTISTEM MSI 3 Malus 'Sargentii'COMMON CRABAPPLE 1.5"25' TALL MCS 3 Malus 'Snowcloud'SNOWCLOUD CRABAPPLE 1.5"25' TALL PCT 4 Prunus cerasifera 'Thundercloud' THUNDERCLOUD PURPLE LEAF PLUM 1.5"25' TALL TREE - SHADE GTH 18 Gleditsia triacanthos var. inermis 'Halka™' (Christie) HALKA HONEYLOCUST 2" CALIPER 40' TALL SALT TOLERANT TREE -EVERGREEN PCS 17 Pinus cembra 'Klein'SWISS STONE PINE 6 FEET TALL 15' GENERAL SHEET NOTES - PLANTING 1 Refer to Specifications, DIVISION 01, for additional information and requirements. 2 Consult landscape architect on shape of bed edge and placement of all plants prior to installation. 3 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. 4 All planting beds to be excavated to a minimum depth of two feet and replaced with amended topsoil consisting of 1 part screened topsoil, 1 part compost and 1 part sand. 5 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. 6 Deciduous trees shall have a caliper of at least 2 1/2 inches at breast height (DBH) at the time of planting. 7 All trees in lawn areas to receive five-foot diameter mulch rings. 8 Install 3 inches of natural shredded bark mulch in all planting beds. 9 No plants or trees shall be located beneath building overhangs. 10 Sun/shade lawn mix - deep till any compaction due to construction and install 4" of amended topsoil. 11 Warranty all plant materials for a period of 1-year beyond the date of substantial completion. 1/2" = 1'-0"B1 TYPICAL TREE PLANTING IN PAVEMENT SECTION 1/2" = 1'-0"C1 TYPICAL TREE PLANTING 1/2" = 1'-0"A1 TYPICAL PERENNIAL PLANTING REVISIONS Δ DESCRIPTION DATE 1 CEQR 5/15/18 2 SITE PLAN APPROVAL 6/13/18 1/2" = 1'-0"D1 TYPICAL TREE PLANTING IN PAVEMENT PLAN 2 SIGNAGESIGNAGE Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD 1" = 10'-0"6/19/2018 10:08:41 AMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL201 SITE ELEVATIONS 2018003GREENSTAR @ 770 CASCADILLA ST6/13/18ORGANIC NATURE, LLCCITY OF ITHACA, NYSITE PLAN REVIEW 1" = 10'-0"1 SOUTH ELEVATION 1" = 10'-0"2 WEST ELEVATION METAL SIDING COLOR 2 METAL SIDING COLOR 1 WOOD TIMBER METAL ROOF METAL SIDING COLOR 1 METAL ROOF WOOD FENCEWOOD SIDING WOOD SIDING REVISIONS Δ DESCRIPTION DATE 2 SITE PLAN APPROVAL 6/13/18 WOOD TIMBER STONE BASE Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD 1" = 10'-0"6/19/2018 10:09:01 AMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL202 SITE ELEVATIONS 2018003GREENSTAR @ 770 CASCADILLA ST6/13/18ORGANIC NATURE, LLCCITY OF ITHACA, NYSITE PLAN REVIEW 1" = 10'-0"1 NORTH ELEVATION 1" = 10'-0"2 EAST ELEVATION METAL SIDING COLOR 2 METAL SIDING COLOR 1 WOOD TIMBERMETAL ROOF WOOD TIMBER METAL SIDING COLOR 2 REVISIONS Δ DESCRIPTION DATE CONCRETE SLAB 6 X 6 X W1.4 X W1.4 MESH, FLAT SHEETS ONLY SET ON CHAIRS COMPACTED SUBBASE COMPACTED SUBGRADE NOTES 1. SEE PLANS FOR TOOL JOINTS (TJ), EXPANSION JOINTS (EJ), LAYOUT WIDTHS, RADII AND FINISHES 2. 2" MINIMUM CONCRETE COVERAGE ON MESH AND TIES 8" 5" WIDTH AS SHOWN ON PLAN CROSS SLOPE AS SHOWN ON GRADING PLAN CONCRETE SLAB (2) 6 X 6 X W2.9 X W2.9, 2" MIN. CLR. TOP AND BOTTOM COMPACTED SUBBASE COMPACTED SUBGRADE NOTES 1. SEE PLANS FOR TOOL JOINTS (TJ), EXPANSION JOINTS (EJ), LAYOUT WIDTHS, RADII AND FINISHES 2. 2" MINIMUM CONCRETE COVERAGE ON MESH AND TIES 1'-0" 8" WIDTH AS SHOWN ON PLAN CROSS SLOPE AS SHOWN ON GRADING PLAN NOTES 1. TOOL JOINTS EVERY 5'-0" MAX TYPICAL OR EQUALLY SPACED BETWEEN SITE FEATURES. 2. EXPANSION JOINTS ARE REQUIRED EVERY 50' AND AT FIXED FEATURES LIKE BUILDINGS, LIGHT POSTS, PADS, ETC. 3. OVERLAP MESH SHEETS 1'-0" MIN 1/2" EXPANSION JOINT (EJ) AND JOINT SEALANT 1/2" S.S. DOWEL x24" W/ PLASTIC SLEEVE AT 18" O.C. CONCRETE WALK SUBBASE SUBGRADE 1' DEEP TOOL JOINT (TJ) W/ 1/4" RADIUS MEDIUM BROOM FINISH WIDTH AS SHOWN ON PLANWIDTH AS SHOWN ON PLANNOTES 1. BROOM PERPENDICULAR TO LINE OF TRAFFIC TOOLED EDGE AROUND EACH SCORE JOINT AND EACH EXPANSION JOINT 2" SUBBASE COURSE MATERIAL, TYPE 4 SOIL STABILIZATION FABRIC SAW-CUT AND 2" DEEP MILL 12" WIDE BOTH SIDES PRIOR TO INSTALLING ASPHALT TOP COURSE TACK COAT EXISTING PAVEMENT PAVEMENT RECONSTRUCTION OR FULL DEPTH MILLING 1'-0"SEAM SEALER MUST BE APPLIED TO ALL JOINTS NOTES: 1. PRIOR TO DEMOLITION ADJACENT ASPHALT MUST BE SAW-CUT FULL DEPTH OF PAVEMENT 2. TACK COAT MUST BE APPLIED TO ALL HORIZONTAL AND VERTICAL SEEMS PRIOR TO PLACEMENT OF TOP-COURSE NYSDOT TYPE 7 TOP COURSE ITEM 403.198902 NYSDOT TYPE 3 BINDER ITEM 403.138902 2"3"1'-0"NYSDOT TYPE 7 TOP COURSE ITEM 403.198902 NYSDOT TYPE 3 BINDER ITEM 403.138902 COMPACTED SUBBASE COURSE MATERIAL, TYPE 4 SOIL STABLIZATION FABRIC TO WRAP AT ENDS 1'-0" 3" 2" TYPICAL ASPHALT PAVING TYPICAL LIGHT DUTY CONCRETE PAVING BIKE RACK PER MANUFACTURER INSTALLATION INSTRUCTIONS CORE INTO PAVERS AND CONCRETE, FILL WITH POR-ROK OR EPOXY GROUT, SET RACK LEVEL TO GRADE CONCRETE PAVEMENT 5 1/2"4'-4"5 1/2"6'-4"1'-0"2'-4"4"6X6 PT WOOD POSTS 12" CONCRETE CAP 1'-0" 1X6 LARCH WOOD1 1/2"5 1/2"#1 WASHED GRAVEL SECTION1"5/4 X 5/4 WOOD STOP NOTE: 1. SEAL ALL CUTS WITH WOOD PRESERVATIVE 2. COAT SIDES W/ ROOFING CEMENT BELOW GRADE LEAVING END GRAIN UNCOATED BACK ELEVATION FRONT ELEVATION 4 1/2"EXPANSION JOINT 3'-0"2'-0"1 " ADJACENT PAVING VARIES - SEE LAYOUT PLAN NOTE: 1. SEAL ALL CUTS WITH WOOD PRESERVATIVE 2. COAT SIDES W/ ROOFING CEMENT BELOW GRADE LEAVING END GRAIN UNCOATED7 1/2" 8x8 PT WOOD BOLLARD 9'-0"1'-0"3'-0"EXISTING GRANITE CURB WOOD FENCE TO BE INCLUDED ONLY IF ADJACENT OWNERS AGREE SURFACE MOUNTED LED LIGHT -SEE LAYOUT PLAN FOR LOCATIONS 2'-10"2 1'-0"6X6 PT WOOD POSTS 12" CONCRETE CAP 1'-0" 5/4X4 LARCH WOOD 3/4"6'-6"#1 WASHED GRAVEL BACK ELEVATION SECTION1"5 1/2" 4'-1 1/2" 5 1/2" FRONT ELEVATION NOTE: 1. SEAL ALL CUTS WITH WOOD PRESERVATIVE 2. COAT SIDES W/ ROOFING CEMENT BELOW GRADE LEAVING END GRAIN UNCOATED ADJACENT PAVING GRANITE CURB 1/2" BATTERED FACE, 6" DOWN FROM SAWN TOP ADJACENT PAVING OR PLANTING 3000 PSI CONCRETE BACKING FULL LENGTH OF CURB, FORCE CONCRETE THROUGH BACK OF JOINTS, GROUT FRONT AND TOP OF JOINTS FLUSH W/ 1:2 MORTOR MIX 1:3:6 DRY MIX UNIFORM PILES AT EACH END AND ON 3 FOOT CENTERS BENEATH CURB FOR FULL LENGTH OF CURB NOTES RADIUS CURBING SHALL BE USED ON ALL RADII LESS THAN 100 FEET.6"1'-4"3"1'-3" MIN. POROUS PAVERS W/ #8 STONE IN OPEN JOINTS COMPACTED #2 SUBBASE #8 CRUSHED STONE SETTING BED GEOTEXTILE SEPARATION FABRIC #57 CRUSHED STONE2"4"Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD As indicated6/18/2018 5:10:18 PMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL501 SITE DETAILS 2018003GREENSTAR @ 770 CASCADILLA ST6/13/18ORGANIC NATURE, LLCCITY OF ITHACA, NYSITE PLAN REVIEW 1" = 1'-0"A2 TYPICAL LIGHT DUTY CONCRETE WALK 1" = 1'-0"B2 TYPICAL HEAVY DUTY CONCRETE WALK 1" = 1'-0"C2 TYPICAL CONCRETE JOINTS 1/2" = 1'-0"A3 TYPICAL CONCRETE BROOM FINISH 1" = 1'-0"B1 TYPICAL ASPHALT PATCH DETAIL 1" = 1'-0"A1 HEAVY DUTY ASPHALT 1" = 1'-0"D1 ASPHALT TO CONCRETE TRANSITION 1/2" = 1'-0"A4 BIKE RACK 1/2" = 1'-0"D3 WOOD SCREEN 1/2" = 1'-0"B3 TYPICAL WOOD BOLLARD 1/2" = 1'-0"C3 WOOD FENCE 1" = 1'-0"C1 GRANITE CURB 1" = 1'-0"D2 POROUS PAVERS REVISIONS Δ DESCRIPTION DATE 1 CEQR 5/15/18 2 SITE PLAN APPROVAL 6/13/18 6.23'10.02'HEMLOCK LAP SIDING 5/4X4 HEMLOCK TRIM TIGHT BOARD FENCE 6.33'15.43'10.02'9'22.59'9.83'HEMLOCK TIMBER STRUCTURE GALVANIZED CORRUGATED METAL ROOF HEMLOCK LAP SIDING LIGHT FIXTURE SIGN DECAL STONE PLINTH Project # Date PRELIMINARYNOT FOR CONSTRUCTIONSTREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD 1/4" = 1'-0"6/18/2018 5:11:02 PMC:\Users\Noah\Documents\770 CASCADILLA ST - SITE_noah@streamcolab.com.rvtL502 SITE STRUCTURES 2018003GREENSTAR @ 770 CASCADILLA ST6/13/18ORGANIC NATURE, LLCCITY OF ITHACA, NYSITE PLAN REVIEW 1/4" = 1'-0"C3 FORK LIFT SHED REAR ELEVATION 1/4" = 1'-0"B3 FORK LIFT SHED SIDE ELEVATION 1/4" = 1'-0"C1 FARM STAND ELEVATION BACK 1/4" = 1'-0"B1 FARM STAND ELEVATION LEFT-RIGHT INTERSECTION AT RT 13 AND CASCADILLA ST VIEW OF SERVICE AREA FROM PALISADES PARKING LOT VIEW OF SERVICE AREA FROM GREENSTAR PARKING LOT NOTE: IMPROVEMENTS LOCATED OFF SITE (INCLUDING WOOD FENCE AND PLANTINGS) WILL BE INCLUDED ONLY IF ADJACENT OWNERS AGREE AND NEGOTIATIONS WILL CONTINUE AFTER SITE PLAN APPROVAL 2 REVISIONS Δ DESCRIPTION DATE 1 CEQR 5/15/18 2 SITE PLAN APPROVAL 6/13/18 Project # Date STREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD As indicated 2018003/E18-07GREENSTAR @ 770 CASCADILLA ST3/23/2018GREENSTAR COOPCITY OF ITHACA, NYSITE PLAN REVIEW REVISIONS 1 FINAL SPA 6-13-18 C102 EROSION AND SEDIMENT CONTROL PLAN Project # Date STREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD As indicated 2018003/E18-07GREENSTAR @ 770 CASCADILLA ST3/23/2018GREENSTAR COOPCITY OF ITHACA, NYSITE PLAN REVIEW REVISIONS 1 FINAL SPA 6-13-18 C103 GRADING AND DRAINAGE PLAN Project # Date STREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD As indicated 2018003/E18-07GREENSTAR @ 770 CASCADILLA ST3/23/2018GREENSTAR COOPCITY OF ITHACA, NYSITE PLAN REVIEW REVISIONS 1 FINAL SPA 6-13-18 C104 UTILITY PLAN Project # Date STREAM Collaborative architecture + landscape architecture dpc 108 W. State St. Fl 2 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com A 1 2 3 4 BCD As indicated 2018003/E18-07GREENSTAR @ 770 CASCADILLA ST3/23/2018GREENSTAR COOPCITY OF ITHACA, NYSITE PLAN REVIEW REVISIONS 1 FINAL SPA 6-13-18 C201 DETAILS · · · 0.0000 F O R M AINTENANCE C A L L 1 .8 0 0 .338.1122 TMC le a n w a t e r s t ar ts here PROPOSED RESOLUTION Transportation Demand Management Plan (Update) Site Plan Review Apartments (60 Units) 232-236 Dryden Road Planning &Development Board June 26,2018 WHEREAS:the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for apartments located at 232-236 Dryden Road by Noah Demarest for Visum Development Group, applicant and owner,and WHEREAS:the applicant is proposing to construct two four-story apartment buildings that will contain 60 dwelling units with 191 bedrooms.Two buildings are proposed,each with two grade planes,in order to allow for different grade planes (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 house and 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 WHEREAS:as no parking is proposed for the project,the applicant submitted a Transportation Demand Management Plan (TDMP)for approval by the Planning Board in accordance with district regulations,and WHEREAS:the Board did on June 27, 2017 review and accept as adequate a Transportation Demand Management Plan (TD11P),as part of a submission dated June 13th,2017, and prepared by Stream Collaborative,and WHEREAS:the TD11P included a description of on-street parking that,although not listed as a component of the plan, is no longer available,and WHEREAS:the Board has on June 26, 2018 reviewed and accepted as adequate a revised Transportation Demand Management Plan (TDMP),dated June 1st,2018,and prepared by Stream Collaborative,that removes reference of the on-street parking spaces,now, therefore, be it RESOL VED:that the Planning Board does hereby approve the aforementioned revised TDMP for the project at 232-236 Dryden Road. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies:One 232 & 236 Dryden Road City of Ithaca, New York Revised 2018.06.01 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’ 232 & 236 Dryden Road - 2 of 9 wide porch. In addition, there will be a functional entry on the east side of both buildings facing Summit Avenue. These entries will 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 two (2) 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. 232 & 236 Dryden Road - 3 of 9 Site Lighting Building mounted lighting will be installed at building entries to allow for safe access to the building and contribute to a 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: 2 on the property and 0 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. 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 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. 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. 232 & 236 Dryden Road - 5 of 9 Site Photos Figure 1: Google Earth view of site. Figure 2: View of site from Dryden Road 232 & 236 Dryden Road - 6 of 9 Figure 3: View of site from Bryant Avenue. Figure 4: Cascadilla School (to north of site) and existing apartment building 232 & 236 Dryden Road - 7 of 9 Figure 5: Existing building viewed from Summit Ave right of way. Figure 6: Existing building viewed from south. 232 & 236 Dryden Road - 8 of 9 Figure 7: Summit Ave right of way, buildings across street from site. Figure 8: existing building adjacent to proposed pocket park. 232 & 236 Dryden Road - 9 of 9 Figure 9: Shed and adjacent building to southwest. Figure 10: Top of embankment TO: Board of Zoning Appeals FROM: Planning & Development Board DATE: June 27, 2018 SUBJECT: Comments for Zoning Appeal #3099, 3100 & 3101 Members of the Planning and Development Board discussed the above-listed Zoning Appeals and agreed to forward the following recommendations: APPEAL # 3099 314 TAYLOR PLACE Special Permit Appeal of Monica Ingram for a Special Temporary Permit for an Accessory Apartment as required by Section 325-10 of the Zoning Ordinance. The applicant would like use the existing accessory apartment that is located in her home at 314 Taylor Place. The home was originally constructed as a two family dwelling in 1974, when the zoning ordinance allowed an additional dwelling in the R-1 zones. In 1996, the previous owners Robert and Esther Doherty, submitted a letter to the Building Division asking to change the status of the two family dwelling to a single family home. This change in occupancy classification cause the property to lose the rights as a two family dwelling. Therefore, the applicant would like to have a temporary special permit issued to use the accessory apartment. The property is located in an R-1a zoning district where an accessory apartment is allowed as an accessory use. However, Section 325-10 requires that the Board of Zoning Appeals grant a Special Temporary Permit for the accessory use prior occupancy. The Planning Board does not identify any long term planning impacts with this appeal. There is no exterior physical change to the property. The Board understands that occupancy may be limited to three unrelated individuals, however given the shortage of house this seems a simple way to add an additional bedroom. APPEAL # 3100 128 W. FALLS STREET Area Variances Appeal of Lawrence Fabbroni, AIA, on behalf of the owner Heritage Park Townhomes, Inc., for an Area Variance from Section 325-8, Column 11, Front Yard, Column 14/15, Rear Yard and 325-20D (4) Off- street Parking Location requirements of the zoning ordinance. The applicant received two previous variances for the property located at 128 W. Falls Street. Appeal #2933 was approved on October 7, 2014 for parking, front yard, and rear yard deficiencies. Appeal # 2971 was approved on February 3, 2015 for off-street parking requirements in an R-2 zone. The project was never started due to a life altering accident to the owner, and since that time, the variances have expired. The applicant would like to proceed with the project and is reapplying for the same variances that were previously approved. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 JoAnn Cornish, Director DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org The project at 128 W. Falls Street consists of subdividing the existing lot into three parcels, designated Lot #1, Lot #2, and Lot #3. The applicant proposes to construct a new single-family dwelling on Lot #1 and position the building 36’- 4” from the front property line in order to not block the sunlight from the neighboring home to the east. This will cause the buildings’ rear yard to be 22 feet of the 25 feet required by the ordinance. On Lot #2, there is an existing home that has a front yard deficiency. The front yard is 5’-2” from the front property line and the ordinance requires a 10 foot front yard setback. Lot #3 will have three buildings, two 1-family attached dwellings and one 2-family dwelling. The two 1- family attached dwellings will be positioned 5 feet from the front property line. The ordinance requires a 10 foot front yard setback. Although the proposed project meets the number of off-street parking spaces, Section 325-20 D (4) requires off-street parking the be on the same lot as the building that requires the off-street parking. The applicant proposed to provide the parking spaces for the buildings located on Lot #1 and Lot #2 on Lot #3. The property is located in an R-2b residential use district in which the proposed use is permitted. Planning Board’s recommendation in September 2014 for the front and rear yard variances: The Planning Board strongly recommends granting this appeal. The applicant worked effectively with the neighbors to develop a plan that they could support. Planning Board’s recommendation in January 2015 for the parking variance: The Board enthusiastically supports granting this appeal. The needed variances resulted from changes to the site plan that were requested by the Board to improve the project and meet long term planning goals. These changes allowed the applicant to improve the overall layout of the plan, reduce impervious surface, create more useable greenspace, and make the project more attractive and compatible with the neighborhood. APPEAL # 3101 437 N. AURORA STREET Appeal of Theodore Korzukhin for an Area Variance from Section 325-8, Column 11, Front Yard, and Section 325-20 E (2), Front Yard Parking requirements of the zoning ordinance. The applicant purchased the two-family home at 437 N. Aurora Street in 2006. Since that time, the owner has removed the pieces of concrete, asphalt, and pavers in the rear yard and returned the rear yard to green space. The owner used the pavers to fill in the area between the existing driveway and the front entrance walk with the intent to park a vehicle. Currently, with the back-to-back parking configuration, one must move their car for the other party to get out of the driveway. At a recent housing inspection, the inspector noticed that an area in the front yard was surfaced with pavers and informed the owner of the requirements for front yard parking and the need for a building permit. Therefore, the applicant is requesting a variance from the requirements of Section 325-20 E (2), which restricts parking to within a driveway that is not more than 12 feet in width. The driveway with the additional pavers measures 16’-6” in width. The ordinance allows driveways to be a maximum of 12’ in width for front yard parking. The building at 437 N. Aurora Street has an existing front yard setback deficiency that will not be exacerbated by the proposal. The property is located in an R-2b residential use district in which the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit is issued. No draft recommendation – see attached image. City of Ithaca 108 E. Green Street – Third Floor Ithaca, NY 14850 Attn: Department of Planning, Building Zoning & Economic Development I am writing to formally appeal the current single‐family zoning of my home located at 314 Taylor Place, Ithaca, NY 14850, located on Lots 29 and 30 of the attached Survey Map, and request a zoning variance for the existing apartment located at my residence. I am currently the owner and occupier of the single‐ family residence and will remain so for the duration of the variance, if granted, for as long as I own the property. I ask the Board of Zoning Appeals to consider the following factors when deliberating my appeal: Zoning History The residence was built and originally zoned as a two‐family use. It is my understanding that the previous owners, Ester and Robert Doherty, allowed the two‐family status to lapse. I am asking for a special permit to use the existing apartment and an accessory apartment. When I purchased the property, it was represented that I would be able to rent/lease the accessory apartment provided it was owner‐occupied. I was unaware that a change in zoning was needed. Anticipated Disruption to the Neighborhood I do not foresee any disruption to the neighborhood as the accessory apartment is part of the original construction of the house. The apartment does not need modification and no additional remodeling or construction needed for habitability. The footprint of the house, including the accessory apartment, will not change. Anticipated Change in characterization of the Neighborhood The character of my neighborhood is residential with one or two properties that appear to be two‐ family units. Nevertheless, the peace and quiet of the neighborhood is obviously family‐friendly, residential and one of my principal attractions to the neighborhood. I would not rent/lease the accessory apartment to a tenant who would detract from the current character of the neighborhood. I anticipate being able to lease the apartment to a single individual, no pets as I am allergic, which will not detract from the neighborhood or negatively impact my neighbors. My home, the area that I occupy notwithstanding the apartment, is a five‐bedroom, two and half—bath home that was built to accommodate a much larger family than my own. I am the sole occupant for 11 months of the year. The property has a garage and separate parking space within the driveway to accommodate two additional cars; therefore, street parking would not be afforded or allowed. Thank you for your consideration. I would be happy to provide any additional information needed for consideration. Respectfully, Monica Ingram gl 6/12/2018 APPEAL # 3100 128 W. FALLS STREET Appeal of Lawrence Fabbroni, AIA, on behalf of the owner Heritage Park Townhomes, Inc., for an Area Variance from Section 325-8, Column 11, Front Yard, Column 14/15, Rear Yard and 325-20D (4) Off-street Parking Location requirements of the zoning ordinance. The applicant received two previous variances for the property located at 128 W. Falls Street. Appeal #2933 was approved on October 7, 2014 for parking, front yard, and rear yard deficiencies. Appeal # 2971 was approved on February 3, 2015 for off-street parking requirements in an R-2 zone. The project was never started due to a life altering accident to the owner, and since that time, the two variances have expired. The applicant would like to proceed with the project and is reapplying for the same variances that were previously approved. The project at 128 W. Falls Street consists of subdividing the existing lot into three parcels designated as Lot #1, Lot #2, and Lot #3. The applicant proposes to construct a new single-family dwelling on Lot #1 and position the building 36’- 4” from the front property line in order to not block the sunlight from the neighboring home to the east. This will cause the buildings’ rear yard to be 22 feet of the 25 feet required by the ordinance. On Lot #2, there is an existing home that has a front yard deficiency. The front yard is 5’-2” from the front property line and the ordinance requires a 10 foot front yard setback. Lot #3 will have three buildings, two 1-family attached dwellings and one 2- family dwelling. The two 1-family attached dwellings will be positioned 5 feet from the front property line. The ordinance requires a 10 foot front yard setback. Although the proposed project meets the number of off-street parking spaces, Section 325-20 D (4) requires off-street parking the be on the same lot as the building that requires the off-street parking. The applicant proposes to provide the parking spaces for the buildings located on Lot #1 and Lot #2 in the rear parking area of Lot #3. The property is located in an R-2b residential use district in which the proposed use is permitted. However, Section 325-38 requires that an area variance be granted before a building permit is issued. CITY OF ITHACA Board of Zoning Appeals ― Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3100Address128 Falls Street (Lot #3)Use DistrictR-2bDate07/03/18ApplicantLawrence FabbroniOwnerHeritage Park Townhouses, Inc.Application Type:Area VarianceColumn Number234567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseDistrict Regulations for ExistingTwo Family ZoneNone Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsProposed Condition and/or Use(Lot # 3) 2-One Family Attached78276.2 98.65' 2 28'-6" 30.9% 5' 10'-3" 5'-2" 39' or 22.9%District Regulation for ProposedTwo Family Zone** 4None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for Proposal* OK N/AOK N/A OK OK OK OK OK *** Def. OK OK **** Def. N/ANotes:* This data represents the proposed lot subdivision and building placement for Building # 2 and 3. Building # 4, is a two family dwelling and is zoning compliant. ** The 4 required parking spaces are for the three buildings on Lot #3. *** Buildings 2 and 3 are positioned 5 feet from the front property line, a 10' front yard is required.**** The lot depth was determined using the average of the irregular lot per 325-8A(14)(a). LEGENDTax ParcelsCity Owned PropertyHistoric DistrictAll Historic PropertiesParking Lots and GaragesBuildingsRailroadParcelBorderParkImpervious SurfacesPaved Walk or Surface or Private RoadPaved ParkingPaved Roadway or Public RoadUnpaved Drive or Walk or SurfaceWaterway5,3966/19/20181:Feet899.27Printed: gl 6/11/2018 APPEAL # 3101 437 N. AURORA STREET Appeal of Theodore Korzukhin for an Area Variance from Section 325-8, Column 11, Front Yard, and Section 325-20 E (2), Front Yard Parking requirements of the zoning ordinance. The applicant purchased the two-family home at 437 N. Aurora Street in 2006. Since that time, the owner has removed pieces of concrete, asphalt, and pavers in the rear yard and returned the rear yard to green space. The applicant used the pavers to fill in the area between the existing driveway and the front entrance walk with the intent to park a vehicle. At a recent housing inspection, the inspector noticed that the area in the front yard was surfaced with pavers and informed the owner of the requirements for front yard parking and that a building permit would be required. The ordinance allows a back-to-back parking configuration, but one must move their car for the other party to get out of the driveway. The applicant would like to access their vehicle at will and therefore requests a variance from the requirements of Section 325-20 E (2), which restricts parking to within a driveway. The driveway with the additional pavers measures 16’-6” in width and the ordinance allows driveways to be a maximum of 12’ in width for front yard parking. The building at 437 N. Aurora Street has an existing front yard setback deficiency that will not be exacerbated by the proposal. The property is located in an R-2b residential use district in which the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit is issued. CITY OF ITHACA Board of Zoning Appeals ― Notice of Appeal