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Home My WebLink About08-27-19 Planning and Development Board Meeting Agenda PLANNING & DEVELOPMENT BOARD AGENDA Joint Meeting with Common Council (Carpenter Circle Project Only) The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on AUGUST 27TH, 2019 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 Ø, you are highly encouraged to speak at that time) 6:05 3 Approval of Minutes: July 23, 2019 6:25 4 Site Plan Review A Project: Carpenter Circle Project JOINT MEETING WITH COMMON COUNCIL (THIS ITEM ONLY) 6:30 Location: Carpenter Park Road Applicant: Andrew Bodewes for Park Grove Realty LLC Actions: Presentation & Discussion of Site Plan & Parking Project Description: The project seeks to develop the existing 8.7-acre vacant parcel located adjacent to Route 13 and off of Third Street. The proposal includes a 64,000 SF medical office; two mixed-use buildings, which will include ground-level retail/restaurant/commercial uses of 23,810 SF, interior parking, 166 market-rate apartment units, and 4,652 SF of amenity space; and a residential building offering +/-42 residential units for residents earning 50-60% AMI. Site amenities will include public spaces for residents and visitors, bike parking, transit access for TCAT, open green space, a playground, and access to the Ithaca Community Gardens. The project includes 400 surface parking spaces and an internal road network with sidewalks and street trees. The project sponsor is seeking a Break in Access from NYS DOT to install an access road off of Route 13. The property is located in the Market District; however, the applicant has applied to Common Council for a Planned Unit Development (PUD). The project will require subdivision to separate each program element. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176- 4(B)(1)(d), (i), (k), and (B)(6) and (8)(a) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). Project materials are available for download from the Project materials are available for download from the City website and are updated regularly: https://www.cityofithaca.org/DocumentCenter/Index/1014 C Project: Chain Works District Redevelopment Plan 7:00 Location: 620 S. Aurora St. Applicant: Jamie Gensel for David Lubin of Unchained Properties Actions: Consideration of Final Site Plan Approval Project Description: The proposed Chain Works District is located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. It is a proposed mixed-use development consisting of residential, office, commercial, retail, restaurant/café, warehousing/distribution, manufacturing, and open space. Completion of the Project is estimated to be over a seven- to ten-year period and will involve renovation of existing structures as well as new structures to complete a full buildout of 1,706,150 SF. The applicant applied for a Planned Unit Development (PUD) for development of a mixed-use district, and site plan review for Phase 1 of the CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish, Director 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. Pg. 2 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. "An Equal Opportunity Employer with a commitment to workforce diversification." development in 2014. The project also involves a Planned Development Zone (PDZ) in the Town and subdivision. This project is a Type I Action under the City of Ithaca Code, Environmental Quality Review Ordinance, §174- 6 (B)(1)(i),(j),(k),(n), (2), (6), (7),(8)(a)and (b) and the State Environmental Quality Review Act §617.4 (b)(2),(3), (5)(iii), (6)(i), and (iv), for which the Lead Agency issued a Positive Declaration of Environmental Significance on October 28, 2014. The Lead Agency held subsequently Public Scoping on November 18, 2014. The Lead Agency deemed the Draft GEIS adequate for public review on March 8, 2016, held the public hearing on March 29, 2016 and accepted comments until May 10, 2016. The Lead Agency filed a Notice of Completion for the FGEIS on March 5, 2019 and adopted findings on March 26, 2019. The applicant is now proposing Phase 1 of the project which entails the rehabilitation of buildings 21 and 24. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/119 D Project: Student Housing 7:20 Location: 815 S. Aurora Street Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox & Charlie O’Connor Actions: Landscape Compliance Discussion Potential Consideration of Final Site Plan Approval Project Description: The project applicant proposes a new 66-unit student housing complex (approximately 17,900 SF footprint) comprised of three buildings constructed on hillside on the east side of Route 96B, overlooking the proposed Chain Works District. The proposed buildings will contain (2) one-bedroom units, (41) two-bedroom units, and (23) three-bedroom units. Amenities will include a gym and media room, with access to an outdoor amenity space on the first floor of building B, and a roof terrace and lounge on the fourth floor of building B. The project shares the 2.85-acre site with an existing cell tower facility, garages, an office, and a one- bedroom apartment. Site improvements will include walkways and curb cuts to be tied into a public sidewalk proposed by the Town of Ithaca. Fire truck access is proposed at existing site entry at the south end of the property, with a new fire lane to be constructed in front of the buildings A & B at the northern end of the site. The project will include 67 parking spaces, as required by zoning. The property located in the R-3b zoning district. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(k), (n), (B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11) for which the Planning Board as Lead Agency made a Negative Determination of Environmental Significance on July 23, 2019. Project materials are available for download from the City website and are updated regularly: https://www.cityofithaca.org/DocumentCenter/Index/982 E Project: Immaculate Conception Redevelopment Project (Mixed Use Housing) 7:40 Location: 320 W Buffalo Street Applicant: Ithaca Neighborhood Housing Services Actions: Review of FEAF Part 3 Board Comments on PUD to Council Project Description: The project involves the renovation/conversion of the existing two-story former school building into a mixed-use building, a new four-story apartment building, (2) three unit townhome buildings, (1) four-unit townhome building, the renovation/conversion of a single-family home into a two-family home, and the renovation of the “Catholic Charities” Building. The overall project will contain 79 dwelling units with 130 bedrooms. Total increase in square footage on the site will be 49,389 SF, from 62,358 to 111,747. 9,274 SF of new and existing space in the former school will be commercial use. Site development will require demolition of one wing of the existing school building and one single-family home. The project also includes greenspace areas, 48 surface parking spaces and other site amenities. The property is located in the R-2b zoning district; however, the applicant has applied to Common Council for a Planned Unit Development (PUD). This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176- Pg. 3 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. "An Equal Opportunity Employer with a commitment to workforce diversification." 4(B)(1)(k), (n), (B)(6), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). Project materials are available for download from the City website and are updated regularly: https://www.cityofithaca.org/DocumentCenter/Index/1016 F Project: Commercial Building – 3,450 SF 8:00 Location: 410 Elmira Road Applicant: PW Campbell for Visions Credit Union Actions: Recommendation to BZA Potential Consideration of Final Site Plan Approval Project Description: The applicant proposes to construct a 3,450 SF commercial building with a drive-through, parking area for 20 cars, a 940 SF amphitheater, and associated site improvements on the 1.56 acre project site. The site is currently vacant. The project site is in the SW-3 Zoning district and has received the required area variances. The project is subject to the Southwest Area Design Guidelines. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11) for which the Planning Board as Lead Agency made a Negative Determination of Environmental Significance on July 23, 2019. Project materials are available for download from the City website and are updated regularly: https://www.cityofithaca.org/DocumentCenter/Index/1019 G Project: Student Apartments 8:20 Location: 238 Dryden Road Applicant: Todd Fox for Visum Development Actions: Design Review Project Description: The applicant is proposing to construct a four-story building with eight apartments and associated site improvements. The .884-acre project site contains two recently-completed apartment buildings. Site development requires the removal of existing landscaped areas and the removal, relocation, or upgrading of water and sewer lines within Summit Avenue. Site improvements will include retaining walls, landscaping, walkways, and exterior bike racks. Parking for bikes will be provided inside the buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD) and requires Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. The project is likely to require area variances. This has been determined to be an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review. Project materials are available for download from the City website and are updated regularly: https://www.cityofithaca.org/DocumentCenter/Index/1090 H Project: City Harbor 8:40 Location: 101 Pier Road Applicant: Jessica Edger-Hillman Actions: Project Presentation Declaration of Lead Agency Project Description: The 11.09-acre project site consists of 8.33 acres of privately-owned land and 2.76 acres of adjacent City-owned parkland and road. The applicant proposes to redevelop the 8.33-acre project site and make improvements to 2.76 acres of adjacent City land. The project site consists of (3) privately-owned tax parcels. The building program will be a total of 316,280 SF consisting of (1) 60,000 SF medical office building, (2) five-story residential structures with a total of 172,980 GSF and 111 housing units, (1) five-story mixed use building with 77,800 GFA with 45 housing units, 15,743 SF of ground floor commercial (expected to be a restaurant), and (1) 5,500 SF Community Building to support golf, boating and other recreational activities associated with the adjacent City-owned Newman Golf Course. Improvements on City property in Phase 1 of the plan include the rebuilding of Pier Road to include sidewalks, street trees, a fire engine turnaround, and Pg. 4 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. "An Equal Opportunity Employer with a commitment to workforce diversification." additional and reorganized parking. After Phase I, the applicant proposes to realign the end of Pier Road, extend it to a new clubhouse and add parking. Site improvements on private property to include a 1,570-foot publically-accessible promenade along Cascadilla Creek, including construction of a new seawall and replacement of existing docks, waterfront parks, a paddle park, internal circulation streets, bus stops, surface parking for 400 cars, and landscaping. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(d), (h)(2), (i), (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(6)(iii) and (v). Project materials are available for download from the City website and are updated regularly: https://www.cityofithaca.org/DocumentCenter/Index/783 5 Zoning Appeals x # 3134 – 410 Elmira Road – Area Variance x # 3135 – 215 Wood Street, Area Variance x # 3137 – 115 Seneca Way – Area Variance BZA materials available at: http://www.cityofithaca.org/AgendaCenter/ViewFile/Agenda/_09032019-1932 9:00 6 Old/New Business x Inclusionary Zoning/Zoning to Promote Affordable Housing x Sexual Harassment Training x Green Building Code – September 24 Agenda 9:20 7 Reports A. Planning Board Chair B. BPW Liaison C. Director of Planning & Development 9:40 8 Adjournment 10:00 If you have a disability & would like specific accommodations to participate, please contact the City Clerk at 274-6570 by 12:00 p.m., no later than 2 days (not including weekends and holidays) 113 East Chemung Place, Elmira, New York 14904 | P 607.734.2165 | F 607.734 .2169 | FaganEngineers.com August 8, 2019 Ms. Lisa Nicholas, Deputy Director Planning Division City of Ithaca 108 East Green Street, 3rd Floor Ithaca, NY 14850 RE: Chain Works District – Phase I Site Plan Review Submission Tax Map Parcel #106-1-8 FE Project #2011-104 Dear Ms. Nicholas: On behalf of the Applicant, UnChained Properties, LLC, we would like to thank the Planning Board for discussing the Phase I Site Plan Application at the July meeting. We would also like to thank you and Ms. Kusznir for meeting separately to review potential changes to the Planned Unit Development Zoning and related Design Guidelines for the redevelopment of the existing buildings. Enclosed please find ten (10) half-size and two (2) full-size sets of the revised Final Site Plan. The revisions are based on the July meeting which includes a revised on-street parking area at the front of Building 21. We look forward to presenting the final Phase I Site Plans at the August Planning Board meeting. Please feel free to contact me if you have any questions, comments or require additional information. Sincerely, FAGAN ENGINEERS & LAND SURVEYORS, P.C. James B. Gensel, P.E., CPESC President attachments cc: David Lubin - UnChained Properties, LLC Paul Sylvestri, Esq. - Harter Secrest & Emery, LLP L:\PROJECTS\2011\2011-104\Approvals\Site Plans\Phase 1\SPR Submission 08-08-2019.doc FAGAN ENGINEERS & LANDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD SSSSSSSSSSSSSSSSSSSSSSSSSSSS JaaaaaaaaaaaJaaaaaaaJaaaaaaaaaaaJaaaaaaaJaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaJamemmmemmemememmmeememmmmmmeeemmeeemmmmeememmeeemmemmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmms B. Gensel, P.E., CPESC PrPrPrPrPrPrPrPrPPPPPPrPPPrPrPPPPrPrPrPPPrPPrPPPPPrPPPPPPrPrPPPPrPPrPPrPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPesident $V1RWHG-%*561GZJ-%*561TITLE'HVLJQ%\'UDZLQJ1DPH3URMHFW1R&KHFNHG%\It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.6($/6FDOH'UDZQ%\Site Plan Drawings ForCHAIN WORKS DISTRICTPHASE ICITY/TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORKJanuary 05, 2016LOCATION MAPUnchained Properties, LLC225 Colonial DriveHorseheads, New York 14845(607) 739-3826www.ChainWorksDistrict.comPREPARED FOR:FINAL PRINT&RS\ULJKW)DJDQ(QJLQHHUV'DWH-DQXDU\5HY'DWH 5HYLVLRQ'HVFULSWLRQ 6LWH3ODQ6XEPLVVLRQ 5HYLVHG3KDVH6LWH3ODQ )LQDO3KDVH6LWH3ODQ )LQDO3KDVH6LWH3ODQ3%5HYLVLRQV[3ULQWVDUH6L]HINDEX OF DRAWINGSCS-2 EXISTING CONDITIONSA-2 BUILDING 24 ELEVATIONSCS-3NO.TITLESITE PLANCS-4UTILITY PLANCS-5.1CS-6CS-8GRADING PLANE & S PLANCIVIL DETAILSE & S DETAILSCHAIN WORKS DISTRICTPHASE ICITY/TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORKCS-7LAST REVISED: August 8, 2019A-1 BUILDING 21 ELEVATIONSCSLP-1 CONCEPTUAL SITE LAYOUT PLANTITLE SHEETCS-1 SITE PLAN NOTESDEMOLITION & PHASING PLANLANDSCAPING PLAN (BUILDING 21)CS-9CS-10A-3 BUILDING 21 FLOOR PLANA-4 BUILDING 24 FLOOR PLANCS-5.2 LANDSCAPING PLAN (BUILDING 24) 111111111111111111111111'UDZQ%\6FDOH6($/It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. 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If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration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t Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.&KHFNHG%\3URMHFW1R'UDZLQJ1DPH'HVLJQ%\DEMOLITION &PHASING PLANCS-3561-%*GZJ-%*561 5HY'DWH 5HYLVLRQ'HVFULSWLRQ 6LWH3ODQ6XEPLVVLRQ 5HYLVHG3KDVH6LWH3ODQ )LQDO3KDVH6LWH3ODQ )LQDO3KDVH6LWH3ODQ3%5HYLVLRQV [3ULQWVDUH6L]H'DWH-DQXDU\FINAL PRINT&RS\ULJKW)DJDQ(QJLQHHUV%8,/',1*,1'(;%/'*%/'*CHAIN WORKS DISTRICTPHASE ICITY/TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORKX X 3+$6(,3+$6( , +$3+$6(,3+$6(,3+$6(3+$6(3+3+$6$$6( ,((,3+$6(,3+$6(,,(3+3+$6(,3+$6(,3+$6(,,3+$$6(((((.(<127(6ϭ͘ DK>/^,y/^d/E''hZ,Kh^͘Ϯ͘ Z>Kd^hZ/dz&EEWZKs/;ϭͿϭϱΖt/^>//E''d͘ϯ͘ /E^Wd y/^d/E' KEZd ^/t>< &KZKE/d/KE͘ZW>^E^^Zz͘ϰ͘ /E^WdͬZ>Kdy/^d/E'&/Z,zZEd͘ϱ͘ ZDKs>>y/^d/E'WsDEdW/d/E,d,͘ZW> t/d, ϲͲ/E,^ K& dKW^K/> E ^ t/d,Ed/s'Z^^^͘ϲ͘ DK>/^, y/^d/E' W^dZ/E Z/' dtEh/>/E'^ ϭ E Ϯϰ͘ KEdZdKZ ZYh/Z dKKd/E>>E^^ZzWZD/d^͘KtEZdKWZKs/WZͲDK>/d/KE^^dK^^hZsz͘ϳ͘ dZͬ^dhDWdKZDKs͘KE>zdZ^EKddKZDKs͘ϴ͘ ^d>/^, ^d'/E' E KE^dZhd/KE ^dKZ'Z͘WZKs/^hZ/dz&E͘ 1113+$6(, 3 + $ 6 ( , 3 + $ 6 ( ,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(, 3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6( ,3+$6( ,3+$6( , 3+$ 6( , 3+$ 6( ,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,,X X XXXXXX+$6( ,++$6( ,+$6( ,+++++$6( ,+$6( ,++++$+$$+$$$$,,,,,+++++++++++++++++++++++++++++++++++++++$++++$+++++++++$++$+++$+$+++$++++$+++$++$+$+$+$$++$+$$+$$+$+$+$+$$+$+$+$+$$+$+$$+$+$$$+$+$+$$$+$+$+$$$$$$$$$+$$$$+$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$6$$6$6$6$6$6$6$6$6$6$6$6$6$6$6$6$6$$6$6$6$6$6$6$6$6$6$6$6$6$6$6666666666666(6(6(6(6(6(6(6(6(6(6(6((((((,,,,,,,,(,,,,,,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,3+$6(,*$7(:$<75$,/%<27+(563+$6(,3+$6(,727$/3$5.,1*63$&(611111111111111727$/3$5.,1*63$&(6'UDZQ%\6FDOH6($/It Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration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t Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration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t Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration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t Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration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t Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration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t Is A Violation Of The New YorkEducation Law, Article 145 Section 7209,For Any Person, Unless He Is ActingUnder The Direction Of A LicensedProfessional Engineer Or Land SurveyorTo Alter An Item In Any Way. 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If An ItemBearing The Seal Of An Engineer OrLand Surveyor Is Altered, The AlteringEngineer Or Land Surveyor Shall Affix ToThe Item His Seal And The Notation"Altered By" Followed By His SignatureAnd The Date Of Such Alteration, AndA Specific Description Of The Alteration.&KHFNHG%\3URMHFW1R'UDZLQJ1DPH'HVLJQ%\E & S DETAILSCS-10561-%*GZJ-%*5615HY'DWH 5HYLVLRQ'HVFULSWLRQ 6LWH3ODQ6XEPLVVLRQ 5HYLVHG3KDVH6LWH3ODQ )LQDO3KDVH6LWH3ODQ )LQDO3KDVH6LWH3ODQ3%5HYLVLRQV$V1RWHGFINAL PRINT&RS\ULJKW)DJDQ(QJLQHHUV[3ULQWVDUH6L]H'DWH-DQXDU\%85,(')$%5,&'523,1/(7:,7+*5$7(;:22')5$0(*$7+(5(;&(66$7&251(56)5$0()$%5,&67$.(CHAIN WORKS DISTRICTPHASE ICITY/TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK To: Planning & Development Board From: Lisa Nicholas, Deputy Director of Planning Date: August 9, 2019 RE: 815 S Aurora St- Cell Tower Fall Zone and Parking At the July 23, 2019 Planning Board meeting, staff was asked to look into the question of a parking lot within the fall zone of the cell tower located at 815 S Aurora Street. The primary questions were 1) are parking lots restricted within fall zones under current zoning 2) should they be restricted in fall zones, and 3) what is Common Council’s awareness of this issue (e.g. was it discussed when the fall zone was reduced in 2016 ). Please find attached information that addresses these question. I have included an email discussion between JoAnn Cornish, Gino Leonardi, Seph Murtagh and me. The email chain includes the concept memo that was sent to Council to introduce the proposed zoning change. Also attached are the FEAF Part 3 and engineering reports. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish, Director Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org FW: Fall zone 815 Lisa Nicholas Sent:Friday, August 09, 2019 3:21 PM To:Lisa Nicholas From: Gino Leonardi Sent: Friday, August 09, 2019 12:27 PM To: JoAnn Cornish; Lisa Nicholas Subject: RE: Fall zone 815 Hi JoAnn and Lisa, I reviewed Phyllis's research file for Telecommunication Facilities and both the 2002 and the 2016 ordinance/CC minutes. The 2016 fall zone standard states: "No habitable structure or outdoor area where people congregate shall be within a fall zone of 120% of the height of the PWSF or its mount."[Amended 5-4-2016 by Ord. No. 2016-10] From the documents I reviewed from Phyllis's research file, the main concern for designating a fall zone was to minimize the physical damage to nearby homes, maintain property values, and for health reasons. There were references to parks, playgrounds, and athletic areas in association with the fall zones, which were prohibited within the designated area. Unfortunately, I could not find any notes by Phyllis concerning a parking area within the fall zone. But I do remember numerous discussions with Phyllis concerning the reduction of the fall zone. In particular, the proposed project at 815 S. Aurora Street, which prompted the zoning amendment. From my recollection, we did discussed the parking area and both Phyllis and I felt that it would be the owners responsibility to prohibit the public from congregating within the fall zone. I recently spoke to Phyllis concerning this issue to confirm my recollection. She did remember that the parking area for 815 S. Aurora was not considered an area of congregation and that the issue was also discussed with Ari prior to her determination. I hope this helps, Gino Leonardi Zoning Administrator City of Ithaca Zoning Division (607) 274-6513 From: Lisa Nicholas Sent: Wednesday, August 07, 2019 1:45 PM To: Gino Leonardi Cc: JoAnn Cornish Subject: FW: Fall zone 815 Gino, Below is the conversation about the fall zone and if parking lots should be restricted or be considered areas of assembly/congregation under zoning. Could you provide a brief expatiation of 1) why or why not park ing lots are areas of assembly and 2) if they can be restricted in a fall zone under zoning. Thanks you so much. Lisa Nicholas, AICP, Deputy Director of Planning Planning Division 108 E Green Street Ithaca, NY 14850 607-274-6557 “Diversity: The art of thinking independently together.” Malcolm Forbes (Business leader and publisher, 1919-1990) From: JoAnn Cornish Sent: Tuesday, July 30, 2019 10:10 AM To: Joseph Murtagh; Gino Leonardi Cc: Mike Niechwiadowicz; Lisa Nicholas Subject: RE: Fall zone 815 We did quite a bit of research and analysis when reduction in the fall zone for the tower was originally requested. There were various opinions as to whether or not parking lots were considered areas of congregation and should be prohibited from being placed in a fall zone. Ultimately, the decision to reduce the fall zone passed and the benefits of development outweighed the concerns and it was not conclusively determined that parking lots were area of "congregation". See below the concept memo I wrote on December 30, 2015. In addition, I am attaching the engineering reports and the FEAF Part 3, which is what the adoption by Common Council was base on. The City has received a request to consider revising City Zoning Ordinance, Article VA, “Telecommunications Facilities and Services” (hereafter referred to as “TCO”), Section 325-29.9. A. (1) concerns the fall zone setback requirements for Tier III telecommunications facilities and applies to the siting of towers, monopoles, and lattice structures. The area of a fall zone is where: “No habitable structure or outdoor area where people congregate shall be within a fall zone of two times the height of the PWSF [personal wireless service facility] or its mount.” Specifically, the request is in regard to the existing telecommunications tower located at 815 South Aurora Street in the City of Ithaca. The tower is on a 2.5-acre parcel and has an estimated height of 170 feet. In accordance with the existing ordinance, this would require any development to be outside a radius of 340 feet from the base of the tower. The request is to reduce the fall zone to 120% of the height of the tower, the distance the cell tower will actually fall based on two engineering reports submitted to the city, (available upon request) which state that in the worst situation, if all three-guy wires supporting the tower fail, the tower’s fall will be equal to the tower’s height, or 170 feet and that a debris field may extend beyond the collapsed tower an additional 10-15 feet. The City of Ithaca adopted its Telecommunications Services and Facilities Ordinance (TCO) in 2002, carefully avoiding any violation of Federal law. The FCC imposed limitations on communities so that local governments could not prohibit cell towers from within their municipalities. The City based the fall zone requirement on its authority to adopt laws that protect the safety and welfare of its citizens as well as to protect the natural features and aesthetic character of the City. The required falI zone was determined, in part, to insure that cell towers were not placed in the City’s valley or “flats” as we commonly describe our downtown. Several locations were proposed by various carriers that included Cass Park, Stewart Park, Newman Golf Course, the NYSDOT site, and Inlet Island. Essentially, with a fall zone requirement of twice the height of the tower, there are very few places in the city where a cell tower could be sited. If the fall zone is reduced, it may allow for more towers to be built in the city but it will also allow projects on land where previously the fall zone prohibited development. JoAnn Cornish Director of Planning and Development City of Ithaca 108 E. Green Street Ithaca, NY 14850 607-274-6566 jcornish@cityofithaca.org From: Joseph Murtagh Sent: Monday, July 29, 2019 9:48 AM To: Gino Leonardi Cc: JoAnn Cornish; Mike Niechwiadowicz Subject: FW: Fall zone 815 Hi Gino (and JoAnn and Mike), I received the below question from Denny Grout - her brother in law is concerned about the fall zone and how it impacts people congregating in the parking lot of the 815 Aurora Street project. I wasn't really sure how to answer - what's your read of code on this one? Thanks, Seph Seph Murtagh, Common Council City of Ithaca, Second Ward 585-703-2582 From: Denise Grout [denny743@gmail.com] Sent: Thursday, July 25, 2019 8:50 PM To: Joseph Murtagh Subject: Fwd: Fall zone 815 Hey Seph....my brother in law wanted me to ask you about this....the restricted use of the fall zone,how many people allowed to congregate in it( I believe none as it is a danger zone) etc....if 815 S. Aurora goes through there will definitely be people in this area..parking,exiting buildings,etc... Thanks for any input you might have. Denny͡ - Begin forwarded message: From: Roger Dennis <roger@flytac.com> Date: July 25, 2019 at 3:34:43 PM EDT To: Denny Grout <denny743@gmail.com> Subject: Fall zone 815 Denny The question that I have about the fall zone is the use The 815 project is taking advantage of this to put in parking (a lot of people) and the only exit out of some buildings in into the fall zone So what was the intent back In 2016 when the fall zone was established The word congregating I believe was to restrict people from being in fall zone This project group and the city planing board is acting like this word doesn’t even exist There needs to be a # of people allowed in zone at one time Roger Sent from my iPhone 8/9/2019 Page 1 of 5 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part III Request to Revise City Zoning Ordinance, Article VA, “Telecommunications Facilities and Services” to Lower Required Fall Zone , April 6, 2016 (Prepared by J. Cornish, Director of Planning and Development) Revised April 15, 2016 PROJECT DESCRIPTION The City is considering revising City Zoning Ordinance, Article VA, “Telecommunications Facilities and Services” (hereafter referred to as “TCO”), Section 325 -29.9. A. (1) concerns the fall zone setback requirements for Tier III telecommunications facilities and applies to the siting of towers, monopoles, and lattice structures. The area of a fall zone is where: “No habitable structure or outdoor area where people congregate shall be within a fall zone of two times the height of the PWSF [personal wireless service facility] or its mount.” Currently the City has one existing telecommunications tower located at 815 South Aurora Street. The tower is on a 2.5-acre parcel and has an estimated height of 170 feet. In accordance with the existing ordinance, this would require any development to be outside a radius of 340 feet from the base of the tower. The proposed revision to the zoning ordinance is to reduce the fall zone to 120% of the height of the tower. This would apply to any existing and any future tower constructed in the City. In the case of the existing tower on Aurora Street, Taitem Engineering physically surveyed the tower and determined the following: o The tower height is 165 feet o The tower height with antenna is 170 feet o The tower height to the highest point of the lightning rod is 185 feet. o Based on the Survey and engineer’s recommendations, the fall zone would be 195 feet. o Providing and additional buffer would help to guarantee safety, such as allowing 35 feet for debris throw off, bring the fall zone to 120% the height of the tower. Based on two engineering reports submitted to the city in regards to the existing tower, (available upon request) the worst situation, if all three-guy wires supporting the tower fail, the tower’s fall will be equal to the tower’s height, or 170 feet and that a debris field may extend beyond the collapsed tower an additional 10-15 feet. IMPACT ON LAND Much of the city is developed and there are 8/9/2019 Page 2 of 5 few places where a +/- 200’ diameter fall zone would not strike an existing building. However, should this amendment to the ordinance be passed, other areas in the city could be impacted. These areas could include; locations in Cass Park, Stewart Park, Inlet Island, West Hill, and areas in the Southwest, to name the most obvious. All telecommunication tower proposals need to be vetted through a fairly vigorous approval process and this change to the ordinance would not eliminate that process. Additionally, (See City Zoning Ordinance, Article VA, “Telecommunications Facilities and Services”.) With the fall zone for the existing tower, (340’) the parcel cannot be developed. If the fall zone were reduce to 120% (170’) of the height of the tower it would leave developable land outside the proposed fall zone. Should the ordinance be revised and a development project proposed, the project would be subject to site plan review, which would include environmental review. IMPACT ON WATER No Impact anticipated IMPACT ON DRAINAGE No Impact anticipated IMPACT ON AIR No Impact anticipated IMPACT ON PLANTS AND ANIMALS No Impact anticipated IMPACT ON AESTHETIC RESOURCES Normally, the addition of a cell tower would impact aesthetics. This would be true if a cell tower were proposed for areas in the City where there is room to accommodate them (see Impact on Land above). However, only one cell tower exists in the City currently and it is not likely to be removed at any time in the near future. The existing tower is currently located on an asphalt parking lot adjacent to lawn area on three sides and Route 96B on the fourth side. The tower can be seen from many areas of the City and has a negative impact on views of South Hill as well as from South Hill to the north where one can see panoramic views of Cayuga Lake and the distant hills. Several buildings exist in the fall zone of the existing tower, currently regulated by the Telecommunications Ordinance (340 feet). The addition of buildings and especially landscaping within the proposed fall zone of 170 feet will lessen the visual impact within the immediate vicinity of the cell tower but will have little to no impact on other longer distance views. Should a new cell tower be proposed within the city limits, the ordinance does not allow PWSFs in avoidance areas including flood hazard zones, historically and culturally significant resource areas, unique natural areas and/or critical environmental areas. parks, greenways, and natural areas, scenic or visual corridors as defined by the City, wetlands. 8/9/2019 Page 3 of 5 lakeshores and waterways. IMPACT ON HISTORIC RESOURCES No Impact anticipated IMPACT ON OPEN SPACE AREA No Impact anticipated IMPACT ON TRANSPORTATION No Impact anticipated IMPACT ON ENERGY No Impact anticipated IMPACT ON NOISE AND ODORS No Impact anticipated IMPACT ON PUBLIC HEALTH The tower at 815 South Aurora Street is a non- conforming structure and would not be allowed under current zoning. The original tower was erected many years ago and residential buildings are within 180 feet of the tower and will be impacted if the tower fails. If the tower were to fall in a southerly direction, it would likely hit an existing apartment building. Were it to fall in a northerly direction, it would demolish the telecommunications facility building, including the exterior fuel tank located on its southern wall, and fall onto the concrete building on site. Were it to fall in a westerly direction, it would fall across Route 96B, taking down power lines. Because of the tower’s size and weight, anything it hits will likely be severely damaged. 8/9/2019 Page 4 of 5 Several structural analysis reports from New York State Licensed Engineering firms have been completed over the past several years. They include: x Towerkraft Engineering, P.C. Design and Analysis of Communication Structures, Prepared by Steven Fehlhafer, P.E. and reviewed and certified by Alvin Kraft, P.E., August 14, 2007, x Towerkraft Engineering, P.C. Design and Analysis of Communication Structures, Prepared by Steven Fehlhafer, P.E. and reviewed and certified by Alvin Kraft, P.E., May 29, 2008, x Taitem Engineering, Letter/Report prepared by Javier E. Rosa, P.E., Partner and Senior Engineer, Structural Department, certifying the fall zone for the existing guy wire tower located at 815 S. Aurora Street, dated January 15, 2015, x SPEC Consulting, Letter/Report prepared by Gary Bush, P.E., for the Tower Fall Zone, Cell Phone Tower, 815 S. Aurora Street, Ithaca, NY, dated February 3, 2016, x Bennett & Pless, Structural Analysis Report, 170 ft. Guyed Tower, 815 South Aurora Street, Ithaca NY, prepared by Michael T. DeBoer, P.E. Sr. Technical Director, Telecom, dated February 4, 2016. *(All reports available upon request in the City of Ithaca Planning Department.) Findings in the reports varied slightly but concluded: x The tower height is 170 feet and has a steel lattice frame. x The tower is supported at its base by a single point in a ball-and-socket configuration which allows rotational motion of the tower at the connection point and prevents undue stresses which would be present if this were a rigid connection. x The tower is held upright by a set of guy wires which are anchored to concrete foundations set into the ground and sized to resist the wind loads expected by the tower and its appurtenances. 8/9/2019 Page 5 of 5 x The fall zone would be equal to the height of the tower. x The debris field may extend beyond the collapsed tower an additional 10-15 feet although the engineering reports state this is unlikely b ecause the communication components attached to the tower can withstand higher loads, and most likely will remain attached to the tower frame during and after collapse. x Analysis was performed with a 70 MPH basic wind speed (the designated wind speed for Tompkins County, NY) as stated by ANSI EIA/TIA design standard 222-F (Electronic Industries Association Structural Standards for Steel Antenna Tower and Antenna Supporting Structures) and included loading of all tower members with an accumulation of ½” of radial ice accumulation. x The tower is at or slightly above its capacity and at its maximum height per its structural load. Based on the structural capacity of the structure, the tower cannot physically go any higher. Therefore, reconstruction of the tower base would be required. x Geotechnical information was not available so actual soil properties are not known. Assumptions were made that the soil type was “normal” and that the bearing pressure at the base is not considered a risk to failure since safety factors are included in the determination of allowable bearing capacity. The reports did not investigate the potential hazards of burning and falling antenna arrays igniting nearby trees or buildings. Any new tower proposed for locations within the city would be analyzed under the TCO, including regular inspections and monitoring of radio frequency radiation. §325-29.8, Standards, D. Safety Standards, Personal wireless service facilities shall meet the following safety standards: (1) Hurricane and tornado design standards shall be those of the local building codes used in the City of Ithaca or EIA-TIA 22 (latest version), whichever is stricter, and (2) Roof mounts on buildings shall have railings, if necessary, to protect workers. Notices shall be posted, as directed by the Director of Planning and Development or designee to warn of radio frequency radiation. §325-29.17, Registry, monitoring, inspection, abandonment and obsolescence, B. Inspection, (1), The owner or operator of PWSF shall provide for and conduct an inspection of mounts at least once every five years. A report shall be provided to the Department of Planning, Building and Economic Development verifying compliance with previous approvals and the City Code, and (2) The owner or operator of PWSF shall provide for and conduct an inspection of radio frequency radiation at least once every two years by a licensed radio frequency engineer. Three copies of a report shall be provided to the Department of Planning, Building and Economic Development, verifying that the radio frequency radiation is in compliance with FCC Guidelines. IMPACT ON GROWTH AND CHARACTER OF COMMUMITY OR NEIGHBOORHOOD No Impact anticipated ɨ August 7, 2019ɨ Ithaca, NY 14850ɨ Dear Lisa Nicholas and Planning Board,ɨ ɨ The following materials are submitted in response to discussions at the last PRC meetingɨɨɨɨ ɨɨɨɨ ɨɨɨɨɨɨ about the Fall Zone and the landscape method for the parking requirement. Hopefully thisɨɨɨ ɨɨɨ ɨ ɨɨɨ ɨ ɨ ɨɨ resolves any comments or concerns.ɨ ●Updated landscape planɨ ●Sample wording for lease agreements- regarding the fall zoneɨ The sample language for a provision in the lease agreements is as follows:ɨ Tenant acknowledges and agrees that certain areas of the parking lots servicing theɨ Property are located within the fall zone of the cell tower constructed on the Propertyɨ (the “Fall Zone”). Accordingly, Tenant acknowledges and agrees that the parking ofɨ vehicles or assembly within the Fall Zone could result in personal injury or propertyɨ damage in the event of a collapse of such cell tower.ɨ The wheel stops and signage (indicating that a person is parking in the Fall Zone) locationsɨɨɨɨ ɨ ɨɨɨ ɨɨ ɨɨɨɨɨ ɨ are represented on L001 of the landscape plans by symbols P1 and S1 respectively. 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ZĞĨĞƌƚŽ^ƉĞĐŝĨŝĐĂƚŝŽŶƐ͕/s/^/KEϬϭ͕ĨŽƌĂĚĚŝƚŝŽŶĂůŝŶĨŽƌŵĂƚŝŽŶĂŶĚƌĞƋƵŝƌĞŵĞŶƚƐ͘Ϯ EŽƚĞƐŽŶŽŶĞĚƌĂǁŝŶŐ͕ƐĞĐƚŝŽŶŽƌĚĞƚĂŝůĂƉƉůǇƚŽĂůůƐŝŵŝůĂƌĚƌĂǁŝŶŐƐ͕ƐĞĐƚŝŽŶƐŽƌĚĞƚĂŝůƐ͘ϯ &ůŽŽƌĞůĞǀĂƚŝŽŶϬ͘ϬϬŝƐĞƋƵŝǀĂůĞŶƚƚŽĞůĞǀĂƚŝŽŶ&&ŽŶ^ŝƚĞͬŝǀŝůWůĂŶƐ͘Zs/^/KE^ȴ ^Z/Wd/KE dϭͬϰΗсϭΖͲϬΗ'h/>/E'^d/KEϮ INDEXOF DRAWINGSSITE DEVELOPMENT PLANSSHEET NO.DRAWING TITLEGA001COVERSHEET(SHEET 1 OF 11)GA002GENERAL NOTES AND LEGENDSHEET(SHEET 2 OF 11)CA100EXISTING FEATURES / DEMOLITION PLAN (SHEET 3 OF 11)CA110SITE AND PAVEMENT MARKING PLAN(SHEET 4 OF 11)CA120UTILITY PLAN(SHEET 5 OF 11)CA130GRADING AND EROSIONCONTROL PLAN (SHEET 6 OF 11)EA100LIGHTING PLAN (SHEET 7 OF 11)LA100LANDSCAPE PLAN (SHEET 8 OF 11)CA500DETAILSHEET(SHEET 9 OF 11)CA501DETAILSHEET(SHEET 10 OF 11)CA502DETAILSHEET(SHEET 11 OF 11)PROJECT NO.7181SHEET NO.GA001 SHEET 1 OF 11PREPARED FOR:PW CAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 15238DATE:MAY 17, 2019APPROVAL PLANS217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitecture410 ELMIRA ROADCITY OF ITHACACOUNTY OF TOMPKINSSTATE OF NEW YORKSITE DEVELOPMENT PLANS410 ELMIRA ROADREVISED: 08/20/2019LOCATIONSKETCHNO.065971STATEOFNEWYOR K L ic nsedProfessionlEngineerMARKR.COSTICH e aCITYOF ITHACACOUNTYOF TOMPKINSSTATEOF NEW YORKNBUTTERMILKCREEKSANDBANK ROAD ELMIRA ROADINLET CAYUGALEVEECONRAILPROJECTLOCATION CONIFEROUSDECIDUOUSGUNDERGROUNDCABLE TELEVISIONU.C.T.V.LEGENDSIZE & TYPE OF TREEUTILITY POLE AND POLE NUMBERSTE48"CPP 8" VCPWWWWOODGUIDE RAILEASEMENTGUY WIREUNDERGROUND ELECTRICUNDERGROUND TELEPHONEGAS VALVEHYDRANT W/VALVESANITARYSEWER&CLEAN-OUTSTORMSEWER,C.B.& END SECTIONSTORM MANHOLESANITARY MANHOLETRAFFIC HANDHOLEUNDERGROUNDSIGNALCABLESIGN AND TYPELIGHT POSTCURBEDGEOF PAVEMENTFENCE AND TYPERIGHT-OF-WAY LINE & PROPERTY LINEWATERMAINHEADWALLWATER VALVEGAS LINE405CONTOURSR.O.W. MONUMENTBUILDINGECREDITUNION410 ELMIRA ROADITHACA, NEW YORK 14850••••••••••••••••••••••••••••••••••••••• ••• •••••••••••••••••• •••••••••••••••••••••••••••••••••••••DISTURBED BY CONSTRUCTION ACTIVITIES.PW CAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 15238GENERAL NOTES AND LEGEND SHEETTHERE ARE NOSTATE WETLANDS IN THE PROJECT AREA. THERE ARE NO FEDERAL WETLANDSWITHIN THE LIMIT OF DISTURBANCE.PROJECT NAME AND LOCATIONOPERATOR'S NAME AND ADDRESSPROJECT DESCRIPTIONWETLANDS AND/OROTHERSURFACEWATERSREFERENCESBYCHKD.APVLS.LOCATIONOF PROJECTTITLEOF DRAWINGTITLEOF PROJECTCLIENTG.W.PROJECT ENGINEERDRAWN BYD.E.L.BOUNDARY---TOPO/BASE---DATE05/17/2019SCALEN.T.S.REVISIONNO.DATEGA002SHEET 2 OF 117181DWG.#217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitectureCOPYRIGHT 2019CCCOSTICH ENGINEERING, D.P.C.IT IS A VIOLATIONOF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTIONOF A LICENSED PROFESSIONALENGINEER, LAND SURVEYOR, ARCHITECTOR LANDSCAPE ARCHITECT, TO ALTER ANYITEMON THIS DOCUMENT IN ANY WAY .ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS/HERSEAL AND THE NOTATION"ALTERED BY", FOLLOWED BY HIS/HERSIGNATURE AND SPECIFIC DESCRIPTIONOFTHE ALTERATION, TO THE DOCUMENT.THIS PROJECT WILL CONSISTOF THE CONSTRUCTIONOF NEW 3,320 SQ.FT. BUILDING ANDAMPHITHEATER WITH ASSOCIATED UTILITIES, DRIVES, AND LANDSCAPING AREAS. THE ESTIMATED TIMEFORCOMPLETIONOF THE CONSTRUCTION PROJECT IS 180 DAYS.SOIL DISTURBING ACTIVITIES WILLINCLUDE:A.CONSTRUCTIONOF TEMPORARYCONSTRUCTION EXIT POINTSB. INSTALL PERIMETER SILTATION FENCE.C. EARTHWORK ACTIVITIES.D.CONSTRUCTIONOF PROPOSED BUILDING.E. INSTALLATIONOFSTORMSEWER PIPES, INLETS, AND UTILITIES, WITH INLET PROTECTION.F.CONSTRUCTIONOFCURB, AND DRIVES.G. FINAL GRADING AND LANDSCAPING.EROSION AND SEDIMENT CONTROLS HAVE BEEN DEVELOPED AND FULLY ADDRESSED IN THIS WRITTENPLAN AND THE EROSION AND SEDIMENT CONTROL PLAN(S).SURVEY NOTESSANITARYSEWER NOTESGENERAL NOTESTAX PARCEL NO.131.00-01-06.3PART OF MILITARY LOT 83, CITY OF ITHACACOUNTY OF TOMPKINS, STATE OF NEW YORK410 ELMIRA ROADPWCAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 152381.THE DEVELOPER'S AND CONTRACTOR'S ATTENTION IS DIRECTED TO ALL APPLICABLE LAWSREGARDING LIABILITY INCURRED THROUGH DISTURBANCE AND DESTRUCTIONOFGEODETICSURVEY MONUMENTS.2.••THE CONTRACTOR SHALL LOCATE, MARK, SAFEGUARD AND PRESERVE ALL SURVEY CONTROL••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••MONUMENTS AND R.O.W. MONUMENTS IN THE AREA OFCONSTRUCTION. ANY AND ALL CONTROLPOINTS,SURVEY AND R.O.W. MONUMENTS THAT ARE DISTURBEDSHALL BE REPLACED AT THECONTRACTOR'S EXPENSE.3.THECONTRACTORSHALL TAKE ALL PRECAUTIONS NECESSARY TO PRESERVE THE INTEGRITYOFEXISTINGUTILITIES TO REMAIN AND SHALL PROVIDEUNINTERUPTEDSERVICE TO ALL USERSOFTHE EXISTING UTILITIES. EXISTING UTILITIES(TO REMAIN) ENCOUNTERED IN TRENCHOR PAVEMENTEXCAVATIONSSHALL BE SUPPORTED ASORDERED BY THE OWNER'S REPRESENTATIVEOR ASDIRECTED BY THE UTILITYCOMPANY.4.EXISTING UTILITIES(LOCATION,SIZES AND INVERTS) SHOWNON THE PLANS HAVE BEEN PLOTTEDFROM FIELD SURVEYS AND RECORD MAPS AND ARE NOTCERTIFIED AS TO THE ACCURACYOFTHEIR LOCATIONORCOMPLETENESS. THE CONTRACTORSHALL BE RESPONSIBLE FORDETERMINING THE EXACT LOCATIONS AND DEPTHSOF ALL UTILITIES AND STRUCTURES IN THEPATHOFORCLOSELY PARALLEL TO,OR UNDER THE PROPOSEDCONSTRUCTION. THECONTRACTORSHALL BE RESPONSIBLE FOR ANY DELAYSOR DAMAGESOCCURRING AS A RESULTOF INCORRECTLY LOCATEDUTILITIES. NO EXTENSIONSOFCONTRACT TIME AND NO MONETARYDAMAGECLAIMSSHALL BE ALLOWED AS A RESULTOF REVISED DESIGN LOCATIONSOR TIMEALLOWED TO DOSAME WHICH RESULT FROM EXISTING UTILITIES BEING FOUND IN DIFFERENTLOCATIONS THAN SHOWNON THESE DRAWINGS. IT IS THE CONTRACTORS RESPONSIBILITY TONOTIFY THE VARIOUS UTILITYOWNERS IN AMPLE TIME FOR THEM TO LOCATE AND MARK THEIRFACILITIES.5. ALL FACILITIES TO BE CONSTRUCTEDOR INSTALLEDSHALLCOMPLY WITH ALL SECTIONS ANDLATEST REVISIONSOF THE CITYOF ITHACACODE,STANDARDS AND SPECIFICATIONS.6.ALLSTORMSEWER PIPE (STM.)SHALL BE HIGH DENSITY POLYETHYLENE PIPE UNLESS OTHERWISENOTED.1. LOCATIONSSHOWN FROM A FIELD SURVEY BY COSTICH ENGINEERINGON5/7/2019 HORIZONTALAND VERTICAL DATA OBTAINED THROUGH NYSDOTCORS NETWORK REFERENCED TO THEFOLLOWING MONUMENTWATKINSGLENCORSSTATION-LATITUDE: 42-21-03.79598 (N)-LONGITUDE: 076-52-33.30037 (W)-ELLIP HEIGHT: 283.562 METERSNAD 83 (CORS)1.MAP ENTITLED "ALTA/ACSM LAND TITLE SURVEYSITUATE IN MILITARY LOTS82 AND 83 CITYOF ITHACA" PREPARED BY BERGMANN ASSOCIATES DATED MARCH 7, 2007 HAVING DWG#ASM-01.2.MAP ENTITLED "SUBDIVISION MAP SITUATE IN MILITARY LOTS 82 AND 83CITYOF ITHACA"PREPARED BY BERGMANN ASSOCIATES DATED NOVEMBER 7, 2007 HAVING DWG#SM-01AND IS FILED IN THE TOMPKINSCOUNTYCLERK'SOFFICE AS INSTRUMENT#576712-001.3. THE DEEDS ASSHOWNON FILE IN THE TOMPKINSCOUNTYCLERK'SOFFICE.2.VERTICAL DATA OBTAINED THROUGH NYSDOTCORS NETWORK REFERENCED TO THE MONUMENTABOVE.CORPSCON WASUSED TOCONVERT VERTICAL DATUM FROM NAVD 1988 TO NGVD 1929.1.INFILTRATION AND EXFILTRATIONSHALL BE LIMITED TO 100 GALLONS PER MILE/ INCH DIAMETER OFPIPE/ 24 HOURS.2. FLOOR DRAINS, IF CONSTRUCTED, SHALL BE CONNECTED TO THE SANITARY SEWER. FLOOR DRAINS DONOT INCLUDE FOUNDATION/FOOTER DRAIN. NOTE: ALL DISCHARGES TO THE SANITARYSEWERSHALLCOMPLY WITH THE EFFLUENT LIMITSOF THE LOCAL AND/OR TOMPKINSCOUNTYSEWERUSE LAW.3.DEFLECTION TESTSSHALL BE PERFORMEDON ALL FLEXIBLE PIPE. THE TESTSSHALL BE CONDUCTEDAFTER THE FINAL BACKFILL HAS BEEN IN PLACE AT LEAST30 DAYS. NO PIPE SHALL EXCEED ADEFLECTIONOF 5%. IF THE DEFLECTION TEST IS TO BE RUN USING A RIGID BALL OR MANDREL, IT SHALLHAVE A DIAMETER EQUAL TO 95%OF THE INSIDE DIAMETER OF THE PIPE. THE TESTSHALL BEPERFORMED WITHOUT MECHANICAL PULLING DEVICES.4. EARTHWORKSHALL BE DONE PRIOR TO INSTALLATIONOF ANY SANITARYSEWER MAINS ANDAPPURTENANCES.WATER MAIN NOTES1. ALL WATER MAIN AND APPURTENANCE INSTALLATION, TESTING, FLUSHING,CHLORINATION AND HEALTHSAMPLINGSHALL BE COMPLETED AS REQUIRED BY THE LATEST REVISIONOF THE CITYOF ITHACASTANDARD REQUIREMENTS/SPECIFICATIONS.2. ALL WATER MAINSSHALL HAVE A MINIMUM OF 5.0' OFCOVER FROM THE TOPOF THE MAIN TO FINISHEDGRADE. THE CONTRACTORSHALLCHECK ALL CUTSTAKES BEFORE TRENCHING TO INSURE THAT ALLINSTALLED WATER MAINS WILL HAVE THE REQUIREDCOVER.3.THE CONTRACTORSHALL TAKE ALL PRECAUTIONS NECESSARY TOSOLIDLY BRACE THE EXISTINGWATER MAIN TO INSURE NO HORIZONTALOR VERTICAL MOVEMENTOF THE EXISTING WATER MAIN WHILETHE ADJACENT NEW WATER MAIN IS BEING INSTALLED(THECOSTOF ADEQUATELY BRACING THEEXISTING WATER MAIN SHALL BE INCLUDED IN THE PRICE BID FOR EXCAVATION).4. WHEN INSTALLING FIRE HYDRANTS,SHOULDGROUND WATER BE ENCOUNTERED WITHIN SEVEN(7) FEETOF THE FINISHEDGRADE, FIRE HYDRANT WEEP HOLESSHALL BE PLUGGED.5.A DISINFECTION/SAMPLING TAP MUST BE LOCATED AT THE CONNECTION TO THE EXISTING WATER MAIN.DISINFECTION/SAMPLING TAPS MUST BE LOCATED AT THE ENDSOF THE PROPOSED WATER MAIN.6.ALL MECHANICAL JOINT FITTINGS (TEES, BENDS, PLUGS, ETC.)SHALL BE BACKED WITH 2500 PSICONCRETE THRUST BLOCKS.7. NOSEPARATE PAYMENT WILL BE MADE FOR TEMPORARYSHEETINGOF EXCAVATIONS FOR WATER MAINWORK IN THIS PROJECT. THE COSTOF PROVIDING ALL NECESSARY TRENCH PROTECTION INACCORDANCE WITH THE PROVISIONSOF THE NEW YORKSTATE DEPARTMENT OF TRANSPORTATIONSTANDARDSPECIFICATIONSSHALL BE INCLUDED IN THE UNIT PRICE BID FOR WATER MAIN ITEMS.8. WHERE WATER MAINS AND WATER SERVICESCROSS STORM AND/ORSANITARYSEWER MAINSORLATERALS, A MINIMUM VERTICALSEPARATION BETWEEN LINESSHALL BE 18 INCHES MEASURED FROMTHEOUTSIDEOF THE PIPE AT THE POINTOFCROSSING. MINIMUM HORIZONTALSEPARATION BETWEENPARALLEL WATER MAINS AND SEWER PIPES(INCLUDING MANHOLES AND VAULTS) SHALL BE 10 FEETMEASURED FROM THE OUTSIDEOF THE PIPES, MANHOLESOR VAULTS.ONE FULL STANDARD LAYINGLENGTHOF WATER MAIN SHALL BE CENTEREDUNDEROFOVER THE SEWERSO THAT BOTHJOINTS WILLBE AS FAR FROM THE SEWER AS POSSIBLE. IN ADDITION, WHEN THE WATER MAIN PASSES UNDER ASEWER, ADEQUATESTRUCTURALSUPPORT(K-CRETE)SHALL BE PROVIDED FOR THE SEWER TOPREVENT EXCESSIVE DEFLECTIONOFJOINTS AND SETTLINGOF THE SEWERON THE WATER MAIN.9. ALL NEWLY LAID WATER MAIN SHALL BE PRESSURE TESTED AND LEAKAGE TESTED EQUAL TO AWWASTANDARD SPECIFICATIONS, DESIGNATION C-600-82.10. THE WATER MAIN SHALL BE DISINFECTED EQUAL TO AWWA STANDARDSPECIFICATIONS FORDISINFECTIONOF WATER MAINS, DESIGNATIONC651-86 BY USING THE CONTINUOUS FEED METHOD.11. ALL WATER MAINSSHALL BE DUCTILE IRON PIPE, CEMENT LINED, CLASS 52.12.HYDRANTSSHALL BE "DARLING B-50-B", 5 INCH HYDRANTS,OF THE TYPE USED BY THE CITYOF ITHACA,VALVESOPEN LEFT.13.MAIN LINE VALVESSHALL BE "DARLING" HUB-END VALVESOF THE TYPE USED BY THE CITYOF ITHACA,VALVESOPEN LEFT.14.VALVE BOXESSHALL BE THE BUFFALOSCREW TYPE ROADWAY BOX, WITH COVER MARKED "WATER". BYCHKD.APVLS.LOCATIONOF PROJECTTITLEOF DRAWINGTITLEOF PROJECTCLIENTEXISTING UTILITIES(LOCATION,SIZES AND INVERTS) SHOWNON THE PLANS AREAPPROXIMATE AND ARE NOTCERTIFIED AS TO THE ACCURACYOF THEIR LOCATIONORCOMPLETENESS. THE CONTRACTORSHALL BE RESPONSIBLE FORDETERMINING THE EXACT LOCATIONS AND DEPTHSOF ALL UTILITIES ANDSTRUCTURES IN THE PATHOF,ORCLOSELY PARALLEL TO,OR UNDER, THEPROPOSEDCONSTRUCTION. THE CONTRACTORSHALL BE RESPONSIBLE FOR ANYDELAYSOR DAMAGESOCCURRING AS A RESULTOF INCORRECTLY LOCATEDUTILITIES. IT IS THE CONTRACTORS RESPONSIBILITY TO NOTIFY THE VARIOUSUTILITYOWNERS IN AMPLE TIME FOR THEM TO LOCATE AND MARK THEIRFACILITIES. THE CONTRACTORSHALL ALSO NOTIFYUNDERGROUNDUTILITYLOCATIONSERVICE AT LEAST 48 HOURS IN ADVANCEOFCOMMENCING ANY WORK.REVISIONNO.DATEDWG.#217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitectureCOPYRIGHT 2019CCCOSTICH ENGINEERING, D.P.C.IT IS A VIOLATIONOF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTIONOF A LICENSED PROFESSIONALENGINEER, LAND SURVEYOR, ARCHITECTOR LANDSCAPE ARCHITECT, TO ALTER ANYITEMON THIS DOCUMENT IN ANY WAY .ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS/HERSEAL AND THE NOTATION"ALTERED BY", FOLLOWED BY HIS/HERSIGNATURE AND SPECIFIC DESCRIPTIONOFTHE ALTERATION, TO THE DOCUMENT.( IN FEET )GRAPHICSCALE01 inch = 20 ft.2010204080TAX PARCEL NO.131.00-01-06.3PART OF MILITARY LOT 83, CITY OF ITHACACOUNTY OF TOMPKINS, STATE OF NEW YORK410 ELMIRA ROADEXISTING FEATURES/ DEMOLITION PLANCA100SHEET 3 OF 11PWCAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 152387181G.W.PROJECT ENGINEERDRAWN BYD.E.L.BOUNDARYD.T.H.TOPO/BASEM.G.05/17/2019DATESCALE1"=20'LEGENDNO.065971STATEOFNEWYO R K L ic nsedProfessionlEngineerMARKR.COSTIC H ^^^^^^^^^^^^^^^e aD.E.L.G.W.REVISED PER CITYCOMMENTS107/18/2019 BYCHKD.APVLS.LOCATIONOF PROJECTTITLEOF DRAWINGTITLEOF PROJECTCLIENTEXISTING UTILITIES(LOCATION,SIZES AND INVERTS) SHOWNON THE PLANS AREAPPROXIMATE AND ARE NOTCERTIFIED AS TO THE ACCURACYOF THEIR LOCATIONORCOMPLETENESS. THE CONTRACTORSHALL BE RESPONSIBLE FORDETERMINING THE EXACT LOCATIONS AND DEPTHSOF ALL UTILITIES ANDSTRUCTURES IN THE PATHOF,ORCLOSELY PARALLEL TO,OR UNDER, THEPROPOSEDCONSTRUCTION. THE CONTRACTORSHALL BE RESPONSIBLE FOR ANYDELAYSOR DAMAGESOCCURRING AS A RESULTOF INCORRECTLY LOCATEDUTILITIES. IT IS THE CONTRACTORS RESPONSIBILITY TO NOTIFY THE VARIOUSUTILITYOWNERS IN AMPLE TIME FOR THEM TO LOCATE AND MARK THEIRFACILITIES. THE CONTRACTORSHALL ALSO NOTIFYUNDERGROUNDUTILITYLOCATIONSERVICE AT LEAST 48 HOURS IN ADVANCEOFCOMMENCING ANY WORK.REVISIONNO.DATEDWG.#217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitectureCOPYRIGHT 2019CCCOSTICH ENGINEERING, D.P.C.IT IS A VIOLATIONOF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTIONOF A LICENSED PROFESSIONALENGINEER, LAND SURVEYOR, ARCHITECTOR LANDSCAPE ARCHITECT, TO ALTER ANYITEMON THIS DOCUMENT IN ANY WAY .ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS/HERSEAL AND THE NOTATION"ALTERED BY", FOLLOWED BY HIS/HERSIGNATURE AND SPECIFIC DESCRIPTIONOFTHE ALTERATION, TO THE DOCUMENT.( IN FEET )GRAPHICSCALE01 inch = 20 ft.2010204080TAX PARCEL NO.131.00-01-06.3PART OF MILITARY LOT 83, CITY OF ITHACACOUNTY OF TOMPKINS, STATE OF NEW YORK410 ELMIRA ROADSITE AND PAVEMENT MARKING PLANCA110SHEET 4 OF 11PWCAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 152387181G.W.PROJECT ENGINEERDRAWN BYD.E.L.BOUNDARYD.T.H.TOPO/BASEM.G.05/17/2019DATESCALE1"=20'SITE DATAMOUNTQNT.HEIGHTSIGNNO.TEXTMUTCDNUMBERDESCRIPTIONTYPEORSIGN LEGENDNY R7-87'-0"12"x18"BLUE ANDGREEN"C"2R7-17'-0"12"x18"REDONWHITE"C"127'-0""C"12"x6"WHITEONBLUER7-8BON WHITE1.EXISTING ZONING:SW-3(SOUTHWEST DISTRICT)2. BULK REQUIREMENTS:REQUIRED PROVIDEDMIN. LOT AREA (SF)3,00069,521.76 sq.ft.MIN.OF LOTSSTREET35%13% AT ELMIRA RD.FRONTAGE MUST BE OCCUPIED 35% AT ACCESS RD.BY A BUILDINGOR BUILDINGSMAX LOTCOVERAGE60% BY BUILDINGS6.1%MAX. BUILDING HEIGHT(FT)2STORIESOR 40'1 STORYMIN. FRONT YARD SETBACK(FT)15 MAXIMUM3433.0' FROMCURBFROM THE CURB(ENTRANCE ROAD)36.0' FROMCURB(ELMIRA ROAD)MIN.SIDE YARD SETBACK(FT)NONESUBJECT TO N/AFURTHER PROVISIONSMIN. REAR YARD SETBACK(FT) 15%OR 20 WHICHEVER97.5'IS LESS BUT NOT LESSTHAN 10 (20')3.PARKING REQUIRED: 1 SPACE PER 250 sq.ft.OF NET ASSIGNABLE FLOOR AREA:3,320/ 250 = 14 SPACESPARKING PROVIDED: 20SPACESNO.065971STATEOFNEWYO R K L ic nsedProfessionlEngineerMARKR.COSTIC H ^^^^^^^^^^^^^^^e aD.E.L.G.W.REVISED PER CITYCOMMENTS107/18/2019D.E.L.G.W.REVISED PER ZONING ADMINISTRATORCOMMENTS208/16/2019D.E.L.G.W.REVISED PER CLIENT'SCOMMENTS308/20/2019 BYCHKD.APVLS.LOCATIONOF PROJECTTITLEOF DRAWINGTITLEOF PROJECTCLIENTEXISTING UTILITIES(LOCATION,SIZES AND INVERTS) SHOWNON THE PLANS AREAPPROXIMATE AND ARE NOTCERTIFIED AS TO THE ACCURACYOF THEIR LOCATIONORCOMPLETENESS. THE CONTRACTORSHALL BE RESPONSIBLE FORDETERMINING THE EXACT LOCATIONS AND DEPTHSOF ALL UTILITIES ANDSTRUCTURES IN THE PATHOF,ORCLOSELY PARALLEL TO,OR UNDER, THEPROPOSEDCONSTRUCTION. THE CONTRACTORSHALL BE RESPONSIBLE FOR ANYDELAYSOR DAMAGESOCCURRING AS A RESULTOF INCORRECTLY LOCATEDUTILITIES. IT IS THE CONTRACTORS RESPONSIBILITY TO NOTIFY THE VARIOUSUTILITYOWNERS IN AMPLE TIME FOR THEM TO LOCATE AND MARK THEIRFACILITIES. THE CONTRACTORSHALL ALSO NOTIFYUNDERGROUNDUTILITYLOCATIONSERVICE AT LEAST 48 HOURS IN ADVANCEOFCOMMENCING ANY WORK.REVISIONNO.DATEDWG.#217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitectureCOPYRIGHT 2019CCCOSTICH ENGINEERING, D.P.C.IT IS A VIOLATIONOF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTIONOF A LICENSED PROFESSIONALENGINEER, LAND SURVEYOR, ARCHITECTOR LANDSCAPE ARCHITECT, TO ALTER ANYITEMON THIS DOCUMENT IN ANY WAY .ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS/HERSEAL AND THE NOTATION"ALTERED BY", FOLLOWED BY HIS/HERSIGNATURE AND SPECIFIC DESCRIPTIONOFTHE ALTERATION, TO THE DOCUMENT.( IN FEET )GRAPHICSCALE01 inch = 20 ft.2010204080TAX PARCEL NO.131.00-01-06.3PART OF MILITARY LOT 83, CITY OF ITHACACOUNTY OF TOMPKINS, STATE OF NEW YORK410 ELMIRA ROADUTILITY PLANCA120SHEET 5 OF 11PWCAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 152387181G.W.PROJECT ENGINEERDRAWN BYD.E.L.BOUNDARYD.T.H.TOPO/BASEM.G.05/17/2019DATESCALE1"=20'HYDRANT FLOW TEST DATANO.065971STATEOFNEWYO R K L ic nsedProfessionlEngineerMARKR.COSTIC H ^^^^^^^^^^^^^^^e aD.E.L.G.W.REVISED PER CITYCOMMENTS107/18/2019D.E.L.G.W.COORDINATED WITH ARCHITECTURAL PLANS208/20/2019 BYCHKD.APVLS.LOCATIONOF PROJECTTITLEOF DRAWINGTITLEOF PROJECTCLIENTEXISTING UTILITIES(LOCATION,SIZES AND INVERTS) SHOWNON THE PLANS AREAPPROXIMATE AND ARE NOTCERTIFIED AS TO THE ACCURACYOF THEIR LOCATIONORCOMPLETENESS. THE CONTRACTORSHALL BE RESPONSIBLE FORDETERMINING THE EXACT LOCATIONS AND DEPTHSOF ALL UTILITIES ANDSTRUCTURES IN THE PATHOF,ORCLOSELY PARALLEL TO,OR UNDER, THEPROPOSEDCONSTRUCTION. THE CONTRACTORSHALL BE RESPONSIBLE FOR ANYDELAYSOR DAMAGESOCCURRING AS A RESULTOF INCORRECTLY LOCATEDUTILITIES. IT IS THE CONTRACTORS RESPONSIBILITY TO NOTIFY THE VARIOUSUTILITYOWNERS IN AMPLE TIME FOR THEM TO LOCATE AND MARK THEIRFACILITIES. THE CONTRACTORSHALL ALSO NOTIFYUNDERGROUNDUTILITYLOCATIONSERVICE AT LEAST 48 HOURS IN ADVANCEOFCOMMENCING ANY WORK.REVISIONNO.DATEDWG.#217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitectureCOPYRIGHT 2019CCCOSTICH ENGINEERING, D.P.C.IT IS A VIOLATIONOF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTIONOF A LICENSED PROFESSIONALENGINEER, LAND SURVEYOR, ARCHITECTOR LANDSCAPE ARCHITECT, TO ALTER ANYITEMON THIS DOCUMENT IN ANY WAY .ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS/HERSEAL AND THE NOTATION"ALTERED BY", FOLLOWED BY HIS/HERSIGNATURE AND SPECIFIC DESCRIPTIONOFTHE ALTERATION, TO THE DOCUMENT.( IN FEET )GRAPHICSCALE01 inch = 20 ft.2010204080TAX PARCEL NO.131.00-01-06.3PART OF MILITARY LOT 83, CITY OF ITHACACOUNTY OF TOMPKINS, STATE OF NEW YORK410 ELMIRA ROADGRADING ANDEROSIONCONTROL PLANCA130SHEET 6 OF 11PWCAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 152387181G.W.PROJECT ENGINEERDRAWN BYD.E.L.BOUNDARYD.T.H.TOPO/BASEM.G.05/17/2019DATESCALE1"=20'PAVEMENT LEGENDx407.32x402.22DESCRIPTIONSYMBOLLEGEND405NO.065971STATEOFNEWYO R K L ic nsedProfessionlEngineerMARKR.COSTIC H ^^^^^^^^^^^^^^^e aD.E.L.G.W.REVISED PER CITYCOMMENTS107/18/2019 BYCHKD.APVLS.LOCATIONOF PROJECTTITLEOF DRAWINGTITLEOF PROJECTCLIENTEXISTING UTILITIES(LOCATION,SIZES AND INVERTS) SHOWNON THE PLANS AREAPPROXIMATE AND ARE NOTCERTIFIED AS TO THE ACCURACYOF THEIR LOCATIONORCOMPLETENESS. THE CONTRACTORSHALL BE RESPONSIBLE FORDETERMINING THE EXACT LOCATIONS AND DEPTHSOF ALL UTILITIES ANDSTRUCTURES IN THE PATHOF,ORCLOSELY PARALLEL TO,OR UNDER, THEPROPOSEDCONSTRUCTION. THE CONTRACTORSHALL BE RESPONSIBLE FOR ANYDELAYSOR DAMAGESOCCURRING AS A RESULTOF INCORRECTLY LOCATEDUTILITIES. IT IS THE CONTRACTORS RESPONSIBILITY TO NOTIFY THE VARIOUSUTILITYOWNERS IN AMPLE TIME FOR THEM TO LOCATE AND MARK THEIRFACILITIES. THE CONTRACTORSHALL ALSO NOTIFYUNDERGROUNDUTILITYLOCATIONSERVICE AT LEAST 48 HOURS IN ADVANCEOFCOMMENCING ANY WORK.REVISIONNO.DATEDWG.#217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitectureCOPYRIGHT 2019CCCOSTICH ENGINEERING, D.P.C.IT IS A VIOLATIONOF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTIONOF A LICENSED PROFESSIONALENGINEER, LAND SURVEYOR, ARCHITECTOR LANDSCAPE ARCHITECT, TO ALTER ANYITEMON THIS DOCUMENT IN ANY WAY .ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS/HERSEAL AND THE NOTATION"ALTERED BY", FOLLOWED BY HIS/HERSIGNATURE AND SPECIFIC DESCRIPTIONOFTHE ALTERATION, TO THE DOCUMENT.( IN FEET )GRAPHICSCALE01 inch = 20 ft.2010204080TAX PARCEL NO.131.00-01-06.3PART OF MILITARY LOT 83, CITY OF ITHACACOUNTY OF TOMPKINS, STATE OF NEW YORK410 ELMIRA ROADLIGHTING PLANEA100SHEET 7 OF 11PWCAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 152387181G.W.PROJECT ENGINEERDRAWN BYD.E.L.BOUNDARYD.T.H.TOPO/BASEM.G.05/17/2019DATESCALE1"=20'NO.065971STATEOFNEWYO R K L ic nsedProfessionlEngineerMARKR.COSTIC H ^^^^^^^^^^^^^^^e aPHOTOMETRICCALCULATIONCONTOURS LEVELS(FOOTCANDLE LEVEL AT GRADE)SITE LIGHTING LEGENDLUMINAIRESCHEDULETYPSYMBOLDESCRIPTIONLAMPLUMENSPOLE/BASE/MTG.HGT.LLFQTY.2.0'LITHONIA D-SERIES(SEELUMINAIRE SCHEDULE)5.0'(MIN.)FINISHEDGRADEANCHOR BOLTS SHALLBE AS RECOMMENDEDBY MANUFACTURER.GROUNDINGRODHANDHOLE - SEEPOLESPECIFICATION#4 BARS VERTICAL AT6" O.C. EACH FACE#3 BARS AT 12"O.C. HORIZONTALLIGHT POLE AND FIXTURE DETAIL2' DIA. CONCRETE BASE1/2" CHAMFER ALL EDGES OFCONCRETE BASE20.0'5"ROUNDSTRAIGHTALUMINUM POLENOTE:REFER TO ELECTRICAL SERIES DRAWINGSFOR CONDUIT & WIRING DETAILS.(2) LED10.8519879PK3(1) LED 198790.8520feet/2feet/22feet1Lithonia Lighting Type 3 LED(1) "D13" DSX1 LED P2 30K T3M MVOLT HSPK3DPK4(1) LED20.851901420feet/2feet/22feet20feet/2feet/22feetLithonia Lighting Type 3 LED(2) "D13" DSX1 LED P2 30K T3M MVOLT HSLithonia Lighting Type 4 LED(1) "D14" DSX1 LED P2 30K T4M MVOLT HS27"LIGHT FIXTURE DETAIL5"13"SIDEVIEWFRONTVIEWLITHONIA D-SERIES FIXTURE(SEE LUMINAIRE SCHEDULE)D.E.L.G.W.REVISED PER CITYCOMMENTS107/18/2019 BYCHKD.APVLS.LOCATIONOF PROJECTTITLEOF DRAWINGTITLEOF PROJECTCLIENTEXISTING UTILITIES(LOCATION,SIZES AND INVERTS) SHOWNON THE PLANS AREAPPROXIMATE AND ARE NOTCERTIFIED AS TO THE ACCURACYOF THEIR LOCATIONORCOMPLETENESS. THE CONTRACTORSHALL BE RESPONSIBLE FORDETERMINING THE EXACT LOCATIONS AND DEPTHSOF ALL UTILITIES ANDSTRUCTURES IN THE PATHOF,ORCLOSELY PARALLEL TO,OR UNDER, THEPROPOSEDCONSTRUCTION. THE CONTRACTORSHALL BE RESPONSIBLE FOR ANYDELAYSOR DAMAGESOCCURRING AS A RESULTOF INCORRECTLY LOCATEDUTILITIES. IT IS THE CONTRACTORS RESPONSIBILITY TO NOTIFY THE VARIOUSUTILITYOWNERS IN AMPLE TIME FOR THEM TO LOCATE AND MARK THEIRFACILITIES. THE CONTRACTORSHALL ALSO NOTIFYUNDERGROUNDUTILITYLOCATIONSERVICE AT LEAST 48 HOURS IN ADVANCEOFCOMMENCING ANY WORK.REVISIONNO.DATEDWG.#217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitectureCOPYRIGHT 2019CCCOSTICH ENGINEERING, D.P.C.IT IS A VIOLATIONOF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTIONOF A LICENSED PROFESSIONALENGINEER, LAND SURVEYOR, ARCHITECTOR LANDSCAPE ARCHITECT, TO ALTER ANYITEMON THIS DOCUMENT IN ANY WAY .ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS/HERSEAL AND THE NOTATION"ALTERED BY", FOLLOWED BY HIS/HERSIGNATURE AND SPECIFIC DESCRIPTIONOFTHE ALTERATION, TO THE DOCUMENT.( IN FEET )GRAPHICSCALE01 inch = 20 ft.2010204080TAX PARCEL NO.131.00-01-06.3PART OF MILITARY LOT 83, CITY OF ITHACACOUNTY OF TOMPKINS, STATE OF NEW YORK410 ELMIRA ROADLANDSCAPE PLANLA100SHEET 8 OF 11PWCAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 152387181G.W.PROJECT ENGINEERDRAWN BYD.E.L.BOUNDARYD.T.H.TOPO/BASEM.G.05/17/2019DATESCALE1"=20'1. ALL PLANTS SHALL MEET OR EXCEED THE MINIMUM REQUIREMENTS AS NOTED IN THE LATEST EDITIONOF THE AMERICAN STANDARD FOR NURSERY STOCK BY THE AMERICAN ASSOCIATIONOF NURSERYMEN,ANSI Z60.I.2. THE CONTRACTORSHALLSTAKEOUT ALL PLANTINGS FOROWNER REPRESENTATIVE APPROVAL PRIORTO BEGINNING WORK.3.THE CONTRACTOR IS HEREBY NOTIFIED THAT UNDERGROUNDUTILITIES EXIST AND HE SHOULDSECURECURRENT UTILITY PLANS BEFORECOMMENCING WORK.4.SHOULD LOCATIONOF TREES BE WITHIN 5' OF UNDERGROUND UTILITIES, RELOCATESAID TREES TO AMINIMUMOF5' FROM ROOTBALL TOUTILITIES.5.SHOULD LOCATIONOF TREES BE WITHIN 20' OFOVERHEAD WIRES, RELOCATESAID TREES TO A MINIMUMOF 20' FROM WIRES.6. PLANTING BACKFILL MIXTURE: 4 PARTS TOPSOIL, 1 PART PEAT MOSS, 1/2 PART WELL ROTTED MANUREAND 10 LBS.5-10-5 PLANTING FERTILIZER MIXED THOROUGHLY PER CUBIC YARD.7.STAKE TREES IMMEDIATELY AFTER PLANTING.8.MULCH ALL TREES,SHRUBS AND ANNUAL PLANTING.SEE DETAIL DRAWING NO.CA501(SHEET 10 OF 11).9.A ONE YEAR GUARANTEESHALL BE PROVIDEDON ALL PLANT MATERIALS FROM THE DATE OFPROVISIONAL ACCEPTANCE.LANDSCAPE NOTESPREFERRED GRASS SEED - TRIO MIX:SEEDING RATE - 5 LBS PER 1,000 SQ. FT. 34% PERENNIAL RYEGRASS 33% BOREAL CREEPING RED FESCUE 33% KENBLUE KENTUCKY BLUEGRASSTotal: 100%LAWNSEED MIXPLANTSCHEDULEDECIDUOUS TREES• • • • •• •• • • • • • • ••••• • • • • • • • ••••••••••••••••••••••••••••••••BB2"-3"CAL.AfARMSTRONG MAPLEBB=BALLED& BURLAPPEDCAL.=CALIPER IN INCHESSP.=SPREADHT.=HEIGHTNO.#=GALLONSIZECONT.=CONTAINERBR.=BARE ROOTSEDUM X SPECTABLE 'AUTUMNJOY'Ss50'-60' HT,15'-25-' SP•••••••••••••••••••••••••••••••••••••••••••••••••••AUTUMNJOYSTONECROPBUXUS X 'GREEN MOUNTAIN'BxGREEN MOUNTAIN BOXWOODPERENNIAL/GRASSACER RUBRUM 'OCTOBERGLORY'BBArOCTOBERGLORY RED MAPLESHRUBSCLETHRA ALNIFOLIA 'SUMMERSWEET'BB24" HTCaHUMMING BIRD SUMMERSWEETCONT.44817643HEMEROCALLIS X 'STELLA DE ORO'NO.2HsSTELLA DE ORO DWARF DAYLILYCONT.68LEDEND2"-3"CAL.EVERGREEN TREESPICEA ABIESBB6-7' HTPcCONCOLOR FIR83'-4' HT/SP.PHYSOCARPUSOPULIFOLIUS 'TINY WINE'N/AN/AN/AN/AN/AN/AN/AN/AN/A24" HT.PsTINY WINE NINEBARKN/ABBN/A9NO.2ILEXGLABRA 'COMPACTA'BB24" HTIgCOMPACT INKBERRYN/A393'-4' HT/SP.ILEXCRENATA 'SKY POINTER'BB24" HTIcJAPANESE HOLLY93'-4' HT/SP.^^^^^^^^^^^^^^^^SARAHCOSTICHK IN G 002574REGISTEREDLANDSCACCPEAR C H I T ECT ACERGRISEUMBBAcPAPER BARK MAPLE32"-3"CAL. 25' HT/ 15'-20'SP.3'-5' HT/SP.3'-4' HT/SP.CORNUS STOLONIFERA 'FERRA'24" HT.CsARCTIC FIRE RED TWIG DOGWOODBB16BB24" HT10'-15' HT/ 10'SP.5' HT/3'SP.18"-24" HT/SP.12" HT/SP.10'-15' HT/ 6'-8' SP.JUNIPERUS VIRGINIANA 'CUPRESSILOLIA'6'-7' HT.JvHILLSPIRE JUNIPERBB16D.E.L.G.W.REVISED PER CITYCOMMENTS107/18/2019SINGLE STEM•••••••••••••••••••SINGLE STEMSINGLE STEMAMELANCHIER X GRANDIFLORA 'AUTUMN BRILLANCE'BBAgAUTUMN BRILLIANCESERVICEBERRY62"-3"CAL.N/A••••••ADDED PLANTINGS ALONG EAST BUILDING WALL208/16/2019PANICUM VIRGATUM 'HEAVY METAL'NO.3PvHEAVY METAL SWITCHGRASSCONT.10N/A4'-5' HT/ 2' SP.ROSA MEIGALPION/ANO.2RmRED DRIFT ROSECONT.101.5' HT/2.5'SP. CURB RAMPLANDINGSNOW STORAGELANDINGLANDINGCURB RAMPCURB RAMPSIDEWALKROADWAYNOTE:THE COUNTER SLOPEOF THE GUTTER OR STREET AT THE FOOTOF A CURB RAMP,LANDING,OR BLENDED TRANSITIONSHALL BE 5% MAXIMUM.LANDINGLANDINGVARIES (SEE NOTE 5)CURB RAMP(SEE NOTE 11)CURB RAMPCURB RAMPOPTIONALCURBCROSS SLOPE(SEE NOTE 6)LANDING(SEE NOTE 5)5 FT. MIN.SIDEWALK5 FT. MIN.MAXIMUMSLOPE 8.33%GRADE BREAK (SEE NOTE 8)CURB RAMPMAXIMUMSLOPE 5%IF LESS THAN 5 FT., DETECTABLEWARNING MAY BE PLACEDON RAMP. SEEDETECTABLE WARNING DETAILSSHEET.(SEE NOTE 10)GRADE BREAK (SEENOTE 8)EERUNNINGSLOPE(5%) MINIMUM (PREFERRED)AND(8.33%) MAXIMUM.(SEE NOTE 5)SLOPE TO DRAIN RUNOFF TOSSTREET/GUTTER. MAXIMUMSLOPE 2%.FT. (MIN.).).)45 FT.(MIN.)5 FT. (MIN.)5 FT.(MIN.)SIDE FLARES MAXIMUMSLOPE 10%(SEE NOTE 9)CROSSWALKMARKING(TYP)BYCHKD.APVLS.LOCATIONOF PROJECTTITLEOF DRAWINGTITLEOF PROJECTCLIENTG.W.PROJECT ENGINEERDRAWN BYD.E.L.BOUNDARY---TOPO/BASE---DATESCALEN.T.S.REVISIONNO.DATEDETAILSHEETCA500SHEET 9 OF 11DWG.#217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitectureP1-16"6"6666VARIES(SEESITE PLAN)6"666""FULL LENGTHOF WALK,WIRE MESH REINFORCEMENT2% MAX. SLOPE TO PAVEMENTSUBGRADECOMPACTED6"ONCENTERSWITH NO. 10 WIRE MESH5"OF 4000 P.S.I.CONCRETESTROKE FINISHLIGHT BROOMNO. 10 WELD WIREMESH6"ONCENTER5"COMPACTEDCRUSHER RUN NO.2SUBBASE4-1/2"4-1/2"CONCRETESIDEWALK AND DRIVEWAY MATERIAL SHALLCONFORM TONYSDOTSTANDARDSPECIFICATION501 AND CONSTRUCTION METHODS5" MIN. COMPACTEDCRUSHEDSTONEORGRAVEL BASENYSDOT ITEM 304.034,000 PS1CONCRETE6x6 10/10 W.W.M.20"6"9"JOINT W/BACKER1/2" PRE-MOLDED EXPANSIONSHALLCONFORM TO NYSDOTSTANDARDSPECIFICATION608-3.2" DEEP CONTINUOUS2% MAX.CONTROL JOINTVARIES6"SPECIFIEDPAVEMENT ASTACKCOAT PRIORTO PAVING5"ROAD&SEALANT ATBUILDING WALLPAVEMENT ELEVATION& DIMENSION REFERTO THIS POINTNOTE:1.SPECIFICATIONS FOR FURTHER JOINT REQUIREMENTS NYSDOT 702-0700CONTROL JOINTS TO BE AT 10'-0" O.C. BOTHWAYS - SEE2.WHITE PAINT SYMBOL32"24"42"42"BLUE PAINT FIELDACCESSIBLESYMBOLPAVEMENT MARKING DETAILSIDEWALKCURB RAMP DIMENSIONS(DIMENSIONS DETAILS AND GEOMETRY)()(4" YELLOW)PAINTED4'-4 1/2"(TYP.)8'-6"PAINTED ACCESSIBLESYMBOL(SEE DETAIL)(TYP.)18'-0"SIGNHANDICAPHANDICAPSIGNPARKINGSIGNNO-8'-0"8'-6"8'-6"TYPICAL PARKINGANDSTRIPING DETAILTYPICAL PAVEMENTSECTIONSIDEWALKCROSS-SECTIONINTEGRALCURB/SIDEWALK DETAILACCESSIBLE PARKINGSIGN DETAILNO PARKINGSIGN DETAIL2'-2"1'-4"4"1'-4"4"1'-4"4"1'-4"5"5"5"6"5"5"5"5"5"5"5"9"9"6"1""""1"1""""1""""5"5"1/2 TRAVEL LANE1'-0"STOP BAR DETAIL05/17/20197181COPYRIGHT 2019CCCOSTICH ENGINEERING, D.P.C.IT IS A VIOLATIONOF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTIONOF A LICENSED PROFESSIONALENGINEER, LAND SURVEYOR, ARCHITECTOR LANDSCAPE ARCHITECT, TO ALTER ANYITEMON THIS DOCUMENT IN ANY WAY .ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS/HERSEAL AND THE NOTATION"ALTERED BY", FOLLOWED BY HIS/HERSIGNATURE AND SPECIFIC DESCRIPTIONOFTHE ALTERATION, TO THE DOCUMENT.NO.065971STATEOFNEWYO R K L ic nsedProfessionlEngineerMARKR.COSTIC H e aCONCRETECURB DETAIL5"ROADWAY6"6"6"1'-8"1"CRUSHER RUNR=1 1/2"REQUIREMENTSOF NO.26" MIN. MEETINGGRADATION6"1/8" PITCH TOWARDNOTE:SEE PAVEMENT SECTIONDETAIL FOR PAVEMENTTHICKNESS.4000 PSICONCRETECURB9" MIN.#2CRUSHERRUN(2-4-1/2"LIFTS)N.Y.S.D.O.T.ITEM304.121.5" ASPHALT TOP, NYSDOTITEM 403.1989022.5" ASPHALT BINDER, NYSDOTITEM 403.138902APPROVEDSUBGRADETAX PARCEL NO.131.00-01-06.3PART OF MILITARY LOT 83, CITY OF ITHACACOUNTY OF TOMPKINS, STATE OF NEW YORK410 ELMIRA ROADPWCAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 152386"6"12" MIN.#2CRUSHERRUN(2-6"LIFTS)N.Y.S.D.O.T.ITEM304.121.5" ASPHALT TOP, NYSDOTITEM 403.1989022.5" ASPHALT BINDER, NYSDOTITEM 403.138902APPROVEDSUBGRADE5-1/2"6"2-5/8"3"2-1/2"3"5-1/2"2-1/2"3"3"3"2-3/4"1.POSTS, FENCING, AND ACCESSORIES TO BE POLYVINYL CHLORIDE(PVC) COMPONENTS, AS MANUFACTURED BYCERTAINTEEDCORPORATION,OR APPROVED EQUAL AND DISTRIBUTED BY:BUFFTECH231SHIPCANAL PARKWAYBUFFALO, NY 14218(716) 823-3023 (716) 823-2843FAX 1-800-333-0569 - EXT. 245MS. JODENE WHEELER, COMMERCIALSALES REPRESENTATIVEE-MAIL: BUFFTECH@CERTAINTEED.COMCONTACT DISTRIBUTOR FOR LOCALSALES AND INSTALLATION IN PROJECT AREA.2.MATERIALS TO BE 6'-0" HIGH PRIVACY FENCING,CHESTERFIELDSTYLE, WHITE, TAN ORCLAYCOLOR AVAILABLE.ACTUALCOLOR TO BE SELECTED BY OWNER.3.INSTALL TRASHCORRALCOMPONENTS IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS.4.ALL GATE ASSEMBLIES TO INCLUDE HINGES, HARDWARE, LATCH ASSEMBLY AND DROP-PIN KIT.TRASHCORRAL NOTES:3/4"NOTE:PAINT ALL GATEFRAMES AND PIPES.4"NOTE:COORDINATESIZE AND LOCATIONOFPAD WITH MECHANICALCONTRACTOR.MECH. EQUIPMENT PADQ4" THK. CONC.SLABW/6x6-W1.4 x W1.4TOOLED EDGE4"#2CRUSHER RUNN.Y.S.D.O.T. ITEM 304.12CONCRETE ISLAND DETAIL1'-6"6"1'-0"POUREDCONCRETEPAD WITH 2 #4 RODSTOP& BOTTOM1/2" EXPANSIONJOINT5"1'-1"6"#2CRUSHER RUNN.Y.S.D.O.T. ITEM 304.124"4"7"7"VARIES(VERIFY WITH B.E.S.)CONCRETE PAVINGSEECONC. PAVING DETAIL5" THK. CONC.SLABWITH 6x6-W2.9 x W2.96"#2CRUSHER RUNN.Y.S.D.O.T. ITEM 304.12TRASH ENCLOSURE DETAIL2'-0"2'-0"10'-6"CONC. PAD10'-0"9'-6-3/4"4'-9-1/4"4'-9-1/4"1'-0"2-1/2"23"9'-0"1'-0"14'-6"CONC. PAD10'-6"CONC. PAD10'-0"9'-6-3/4"4'-9-1/2"4'-9-1/4"9'-1"6 X 6 PVCCOVEREDPRESSURE TREATEDWOOD LINE POST6 X 6 PVCCOVEREDPRESSURE TREATEDWOODCORNER POST4" PIPE BOLLARD TYP. OF(2)SEE ARCHITECTURALDRAWINGS6 X 6 PVCCOVEREDPRESSURE TREATEDWOOD END POSTW6"2-5/8"4'-6-1/8"4'-6-1/8"3/4"PRE FAB FENCE PANEL6'-0"4'-0"@ MECH ENCLOS.PER PLANPER PLAN3'-0"6"6"6"PER PLAN1'-6"1'-6"PER PLAN1'-6"EQUALEQUAL7'-0"5'-6"9"6"4'-0"PRE FAB FENCE PANELATTACH TO FRAME WITHSTAINLESS STEELSCREWS3'-6"1"10'-0"6"MIN.1'-6" MIN.6"#2CRUSHER RUNN.Y.S.D.O.T. ITEM 304.123'-0"6"6"6'-0"PRE FAB FENCE PANEL4'-0"@ MECH ENCLOS.7'-0"D.E.L.G.W.REVISED PER CLIENT'SCOMMENTS108/20/2019 FRAMEPAVEMENTNO. 4 BARSCONCRETECLASS "A"WELD BOTHSIDESGRATEANCHOR 2"x3/16"x4"WELDED TO ANGLE FRAMEOR 4 LIFTING HOOKS(1 EACH SIDE)KEYEDCONSTRUCTIONJOINTPROVIDE 1" DEEP x 2" WIDE(4 REQUIRED PER UNIT)24"x24"OR3"VARIES(2'-6" MIN.)4"6"FILL EXCAVATEDAREA WITH #1&#2CRUSHEDSTONE.COMPACT IN 6"LAYERS.FLOW2"3500 P.S.I.CONCRETEANCHORSSET INMORTAR6"2" MIN.4" PLASTIC PIPEON ALL SIDESOTHER THAN THESIDEOFPRE-CASTCONCRETESTRUCTURE(4000 P.S.I.)SEE NOTE(*)GRATE TO BE AGALVANIZED#9OR EQUAL TON.Y.S.D.O.T. DWG.NUMBER655-3.2" MIN.BOLT4" PLASTICPIPE(TYP.)DISCHARGESTORM PIPESTORM PIPEDISCHARGEFINISHEDGRADE3'-4"3'-4"FLOWRETICULINECONCRETEBENCHDISCHARGE.* NOTE:PAINT INSIDE&OUTSIDE WALLSOF INLET WITH (1)COAT AND THE BOTTOMOF INLET WITH (2)COATSOF KOPPERS BITUMASTIC 300-M, BRIGGS FABERTITE (C) OR APP. EQUAL.36"x36"RETICULINEGRATE TO BE AGALVANIZED#9 OR#22OREQUAL TO N.Y.S.D.O.T. DWG.NUMBER655-3.BYCHKD.APVLS.LOCATIONOF PROJECTTITLEOF DRAWINGTITLEOF PROJECTCLIENTG.W.PROJECT ENGINEERDRAWN BYD.E.L.BOUNDARY---TOPO/BASE---DATESCALEN.T.S.REVISIONNO.DATECA501SHEET 10 OF 11DWG.#217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitecturePAVEMENT AS REQ'DPAV'TSUBBASEFINISHEDGRADE6" TOPSOILNATIVESOIL WITH3" MAX. SIZE AGGREGATECOMPACTED IN 6" LIFTS.IN NON-PAVEMENT AREASNO.2CRUSHEDSTONE6"12"BA18"12"AAO.D.BAO.D.COMPACTED NO.1 AND/ORCOMPACTEDSELECT FILL TO ROADSUBBASEIN PAVEMENT AREAS.SELECT FILL SHALL BETYPE 2, CRUSHER RUN STONE MATERIAL WHICHSHALL BE FREE FROM CLAY, LOAM,ORGANICMATERIAL, DEBRIS,OR FROZEN MATERIAL, ANDSHALLCONTAIN NOSTONES PEBBLESORLUMPSOVER 2" IN GREATEST DIMENSION.UP TO 24"PIPE INSIDE DIA.OVER 24"GROUNDOR ROCKUNDISTURBEDNO. 2 CRUSHER RUNSTONECOMPACTED IN6" LIFTS.(IN PAVEMENTAREAS)AS REQUIREDSTORM / SANITARYSEWER BEDDING DETAILSTANDARD INLET DETAIL05/17/20197181COPYRIGHT 2019CCCOSTICH ENGINEERING, D.P.C.IT IS A VIOLATIONOF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTIONOF A LICENSED PROFESSIONALENGINEER, LAND SURVEYOR, ARCHITECTOR LANDSCAPE ARCHITECT, TO ALTER ANYITEMON THIS DOCUMENT IN ANY WAY .ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS/HERSEAL AND THE NOTATION"ALTERED BY", FOLLOWED BY HIS/HERSIGNATURE AND SPECIFIC DESCRIPTIONOFTHE ALTERATION, TO THE DOCUMENT.NO.065971STATEOFNEWYO R K L ic nsedProfessionlEngineerMARKR.COSTIC H e aDETAILSHEET(IN LAWN AREAS)TAX PARCEL NO.131.00-01-06.3PART OF MILITARY LOT 83, CITY OF ITHACACOUNTY OF TOMPKINS, STATE OF NEW YORK410 ELMIRA ROADPWCAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 15238WATER MAINBARE TRACING WIRE TO BEWRAPPED AROUND ANDTAPED TOCORPORATIONSTOPCURBSTOPCURB BOX w/RODBARE TRACING WIRE TOBE ATTACHED AND TAPED TOCOUPLINGOR TOCONSUMER TRACING WIRETRACING WIRE TO BE WRAPPEDAROUNDOUTSIDEOFCURB BOXGRADEBARE TRACING WIRE TOBE WRAPPED AROUND AND TAPED TOCURB BOXRIGHT-OF-WAYOR WATER MAIN EASEMENT LINE5' MIN COVER5' MIN COVERSERVICE LINECOATED TRACING WIRE(MIN:4"x8"x16")SOLIDCONCRETE BLOCKCORPORATIONSTOP(INSTALLWITHOPERATING KEYPOSITIONEDONSIDE)••••••••••• • • • • • ••••••••NOTES:1.COPPERSERVICE TO BE USED UNLESSOTHERWISE APPROVED BY THE ENGINEER.2. TRACING WIRE TO BE USED WITHPOLYETHYLENESERVICEONLY.DRILL3/16" HOLE 4-1/2" FROMTOPOF VALVE BOX AND INSERTTRACING WIRE AND KNOTWATERSERVICE INSTALLATIONFRAME AND GRATE ANCHORSPRECAST MANHOLE.(LEVEL) BASE REQUIRED FOR6"#1&#2STONECOMPACTEDWITHCURINGCOMPOUND.4000 P.S.I.CONCRETESURFACE TREATEDASTMSTANDARDC478, 5" MIN. THICKNESS.REINFORCEDCONCRETE MANHOLE RISERS,R-1981-1, ALCOA 12653-A OR EQUAL.12"O.C. MANHOLESTEPS; NEENAHDIA. MANHOLES AND OVER.THICKNESS, 8" MIN. THICKNESS FOR 5'SLAB A.S.T.M.STANDARDC-478, 6" MIN.PRECAST REINFORCEDCONCRETECOVEROPENINGS REQUIRED FOR ALL MANHOLES.OFF-CENTER(ECCENTRIC) MANHOLEPLUS 2"PIPE DIA..5" SLOPE12" MIN.BLACK,OR EQUAL(AFTERCURING)KOPPERS BITUMASTIC 300-M, SUPERSERVICECEMENT MORTAR WHICH IS TO BE SEALED WITHFRAME AND COVER TO BE SET IN PORTLANDBACKFILLAPPROVED2'ASTM-433;GROUTONOUSIDEONLY)REQUIREMENTS.("O"-RING TO MEETJOINTS TO MEET ALLOWABLE LEAKAGESEALED WITH NON-SHRINKGROUT.RING RUBBERGASKETS AND TO BEMANHOLE RISERJOINTS TO HAVE "O"CEMENT MORTARANDGRADE AND SET IN PORTLANDASTMC-32SHALL BE TRUE TO LINEHALF PIPE ORSEWER BRICK MEETINGTHICKNESS8" MINIMUMONE PIECE MONOLITHIC PRECAST BASE8"85"24"OPENING12"(TYP.)7"4' MINIMUMICAST IRON FRAME AND COVER TO BE NEENAH R-1726OREQUAL WITH MACHINED BEARINGSURFACES. THE LETTERS"SANITARY" TO BE CAST INTOCOVERS.MANHOLEGRADE RINGS AND MORTAR ASREQUIRED TO MEET SPECIFIED ELEVATION(6"MAXIMIUM).TYPICALSANITARY MANHOLE DETAILINVERT TODEPTH VARIESMIN. 4'-6"6" MIN.SLOPE3 1/2"1/2"/FT.BESMOOTHAND EVEN+2"PIPE DIA.VARIES24"20" MIN.22 1/2"26"6"6" MIN.8" MIN.SLOPE 1/2"/FT.18"3"MIN.3MIN.I.D.D12" MIN.1/2 I.D.STANDARDSTORM MANHOLE DETAILSTONE FILLINGDIAMETERVARIESINVERTMINIMUM THICKNESSMRLaSTONELaFILLINGOUTLET PIPEDIAMETERDDo=3DWPROVIDE GEOTEXTILE FABRIC,UNDERSTONE FILLING INCONFORMANCE WITH NYSDOTSECTION 207.3"POURED IN PLACECLASS "A"CONCRETE(TYP.)MINIMUM STONE FILLING THICKNESS+12"(TYP.)Do+La129.06.03.0MINIMUMWDoLaDENDSECTION(FT.)DESIGNATION(FT.)(INCHES)(FT.)(INCHES)THICKNESS12ITEMNO.NYSDOT620.02MENDSECTIONSTABILIZATION DETAILD.E.L.G.W.REVISED PER CLIENT'SCOMMENTS108/20/2019 PERFORATED PIPE,COLLECTIONSYSTEMSTONE6" PONDING(MIN.)MEDIUMSIZED LANDSCAPECOBBLESTONE(3"-6" AVG)PLANTINGSOIL(30")PERFORATEDPIPEIN 4" GRAVELJACKETFILTER FABRIC - MIRAFI 14ONOR APPROVED EQUALFILTER FABRICPERFORATED PIPE IN GRAVEL(SEE UTILITY PLAN)GGGGGGGGGGGGEDCBAFT.G.=.G=T.GG401.501.450114G10.0'401.5403.9401.0401.5400.76.0'BIO RETENTION DETAILBYCHKD.APVLS.LOCATIONOF PROJECTTITLEOF DRAWINGTITLEOF PROJECTCLIENTG.W.PROJECT ENGINEERDRAWN BYD.E.L.BOUNDARY---TOPO/BASE---DATESCALEN.T.S.REVISIONNO.DATECA502SHEET 11 OF 11DWG.#217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitectureFLOWCONSTRUCTIONSPECIFICATIONS1. WOVEN WIRE FENCE TO BE FASTENEDSECURELY TO FENCE POSTSWITH WIRE TIESORSTAPLES. POSTSSHALL BE STEEL EITHER "T" OR "U"TYPEOR HARDWOOD.2. FILTER CLOTH TO BE FASTENEDSECURELY TO WOVEN WIRE FENCEWITH TIESSPACED EVERY 24" AT TOP AND MID SECTION. FENCESHALLBE WOVEN WIRE, 12 1/2GAUGE, 6" MAXIMUM MESHOPENING.3. WHEN TWOSECTIONSOF FILTER CLOTH ADJOIN EACHOTHER THEYSHALL BE OVERLAPPED BY SIX INCHES AND FOLDED. FILTER CLOTHSHALL BE EITHER FILTER X, MIRAFI 100X, STABILINKA T140N, ORAPPROVED EQUIVALENT.4. PREFABRICATED UNITSSHALL BE GEOFAB, ENVIROFENCE,ORAPPROVED EQUIVALENT.5.MAINTENANCESHALL BE PERFORMED AS NEEDED AND MATERIALREMOVED WHEN "BULGES" DEVELOP IN THE SILT FENCEOR 50%OF THEHEIGHTOF THE SILT FENCE ISCOVERED.8" MIN.10' MAX. C. TO C.4"20"MIN.16"MIN.SECTION VIEWPERSPECTIVE VIEWCOMPACTEDSOILFLOW36" MIN. FENCE POSTWOVEN WIRE FENCE(MIN. 14 1/2GAUGE W/ MAX. 6" MESHSPACING)WITH FILTER CLOTHEMBED FILTER CLOTHA MIN. OF 6" IN GROUND.UNDISTURBEDGROUNDFLOWHEIGHTOFFILTER= 16" MIN.36" MIN. LENGTH FENCEPOSTS DRIVEN MIN. 16"INTOGROUND.WOVEN WIRE FENCE(MIN.12 1/2GAUGE W/ MAX. 6"MESHSPACING)3"STONE2:1SLOPE3:1SLOPE"DOUGHNUT" DETAILFINEGRAVEL FACE(1'MIN. THICKNESS)WIRE MESH(OPTIONAL)TEMPORARYSEDIMENT POOL1'MIN.2'MAX.WIRESCREENSTONE& BLOCK DETAILSEDIMENT1'MIN.2'MAX.2"DROP INLETWITHGATETEMPORARYSEDIMENT POOLDEWATERING2:1SLOPEGRAVEL FILTERCONCRETE BLOCKSTONE& BLOCK PLAN VIEWDEWATERING1'16"1. LAY ONE BLOCKON EACHSIDEOF THE STRUCTUREON ITSSIDE FORDEWATERING. FOUNDATIONSHALL BE 2 INCHES MINIMUM BELOW RESTOF INLET AND BLOCKSSHALL BE PLACED AGAINST INLET FORSUPPORT.2.HARDWARECLOTHOR 1/2" WIRE MESHSHALL BE PLACEDOVER BLOCKOPENINGS TOSUPPORTSTONE.3.USECLEANSTONEORGRAVEL 1/2-3/4 INCH IN DIAMETER PLACED2INCHES BELOW TOPOF THE BLOCKON A 2:1 SLOPEOR FLATTER.4. FORSTONE STRUCTURESONLY, A 1 FOOT THICK LAYER OF THE FILTERSTONE WILL BE PLACED AGAINST THE 3 INCHSTONE ASSHOWNON THEDRAWINGS.MAXIMUM DRAINAGE AREA 1 ACRETGRESIDENCE LOT WHERE A 30 FT. MINIMUM LENGTHSHALL APPLY.NOTE 4ORSTATE ROADS,OTHERWISE - 50' MIN.STONESIZE - USE 2" STONE,OR RECLAIMEDOR RECYCLEDTHICKNESS - NOT LESS THAN SIX(6) INCHES.WIDTH - TEN (10) FOOT MINIMUM, BUT NOT LESS THAN THE FULLWIDTH AT POINTS WHERE INGRESS OR EGRESS OCCURS.(20) FT. FILTERCLOTH - WILL BE PLACEDOVER THE ENTIRE AREA PRIORTO PLACINGOFSTONE. FILTER WILL NOT BE REQUIREDON A SINGLESURFACE WATER - ALL SURFACE WATER FLOWING AND/ORDIVERTED TOWARDCONSTRUCTION ENTRANCESSHALL BE PIPEDACROSS THE ENTRANCE. IF THE PIPING IS IMPRACTICAL, A MAINTENANCE - THE ENTRANCESHALL BE MAINTAINED IN ACONDITION WHICH WILL PREVENT TRACKINGOR FLOWINGOFSEDIMENTONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIREPERIODIC TOP DRESSING WITH ADDITIONALSTONE ASCONDITIONSMAY DEMAND AND REPAIR AND/ORCLEANOUTOF ANY MEASURESUSED TO TRAP ANY SEDIMENT. ALL SEDIMENTSPILLED, DROPPED,WASHING - WHEELSSHALL BE CLEANED TO REMOVESEDIMENTPRIOR TO ENTRANCEONTO PUBLIC RIGHTS-OF-WAY. WHEN WASHINGIS REQUIRED, IT SHALL BE DONEON AN AREA STABILIZED WITH STONE AND WHICH DRAINS INTO AN APPROVEDSEDIMENT TRAPPINGPERIODIC INSPECTION& NEEDED MAINTENANCESHALL BE PROVIDEDEXISTINGGROUNDMIN10'10'MINC/LMIN10'3'5:1VARIESSEE100' MINIMUM FOR ACCESS TOCOUNTYMOUNTABLE BERMOPTIONAL100' MINIMUM FOR ACCESS TOCOUNTYORSTATE ROADS,OTHERWISE - 50' MIN.FILTERCLOTH18" MIN.EXISTINGPAVEMENTGROUNDEXISTINGC/L1.2.3.4.5.6.7.8.9.LENGTH - AS REQUIRED, 100 FT. MIN. FOR ACCESS TOCOUNTYORSTATE ROADS,OTHERWISE, 50 FT. (EXCEPTONSINGLECONCRETE EQUIVALENT.AFTER EACH RAIN.DEVICE.MINIMUM FORSTATE ROAD ACCESS.FAMILY RESIDENCE LOT.MOUNTING BERM WITH 5:1SLOPES WILL BE PERMITTED.WASHEDOR TRACKEDONTO PUBLIC RIGHTS-OF-WAY MUST BEREMOVED IMMEDIATELY.CONSTRUCTIONSPECIFICATIONS1.FILTER FABRICSHALL HAVE AN EOS OF 40-85. BURLAP MAY BEUSED FORSHORT TERM APPLICATIONS.2.CUT FABRIC FROM A CONTINUOUS ROLL TO ELIMINATE JOINTS.IFJOINTS ARE NEEDED THEY WILL BE OVERLAPPED TO THENEXTSTAKE.3.STAKE MATERIALS WILL BE STANDARD 2" x 4" WOODOREQUIVALENT. METAL WITH A MINIMUM LENGTHOF 3 FEET.4.SPACESTAKES EVENLY AROUND INLET 3 FEET APART ANDDRIVE A MINIMUM 18 INCHES DEEP. SPANSGREATER THAN 3FEET MAY BE BRIDGED WITH THE USEOF WIRE MESH BEHINDTHE FILTER FABRIC FORSUPPORT.5.FABRICSHALL BE EMBEDDED 1 FOOT MINIMUM BELOWGROUND AND BACKFILLED. IT SHALL BE SECURELY FASTENEDTO THE STAKES AND FRAME.6.A 2" x 4" WOOD FRAME SHALL BE COMPLETED AROUND THECRESTOF THE FABRIC FOROVER FLOWSTABILITY.7.MAINTENANCESHALL BE PERFORMED AS NEEDED ANDMATERIAL REMOVED WHEN "BULGES" DEVELOP IN THE SILTFENCEOR 50%OF THE HEIGHTOF THE SILT FENCE ISCOVERED.MAXIMUN DRAINAGE AREA 1 ACRE1' MIN.3' MIN.1.5' MAX.STAKEFABRICFRAMEGATHEREXCESS ATCORNERS2"X4" WOOD FRAMEDROP INLETWITHGRATEBURIED FABRICLCCLCCSILT FENCE DETAILSTONE AND BLOCKDROP INLET PROTECTION DETAILFILTER FABRIC DROPINLET PROTECTION DETAILSTABILIZEDCONSTRUCTIONENTRANCE DETAILNOTES:FOR ANY PROJECTON WHICHCONCRETE WILL BE POUREDOROTHERWISE FORMEDONSITE, A SUITABLE WASHOUTFACILITY MUST BE PROVIDED FOR THE CLEANINGOFCHUTES, MIXERS, AND HOPPERSOF THE DELIVERY VEHICLESUNLESS SUCH A FACILITY WILL BE USED AT THE SOURCEOF THE CONCRETE.1.UNDER NOCIRCUMSTANCES MAY WASH WATER FROM THESE VEHICLES BE ALLOWED TO ENTER ANY SURFACEWATERS.2.CONCRETE WASHOUTSHALL BE UNDERLAYED WITH 4 MIL. THICK PLASTIC BUFFER.3.MAKESURE THAT PROPERSIGNAGE IS PROVIDED TO DRIVERSSO THAT THEY ARE AWARE OF THE PRESENCEOFWASHOUTFACILITIES.4. WASHOUT FACILITIESSHOULD NOT BE PLACED WITHIN 50 FEET OFSTORM DRAINS,OPEN DITCHESORSURFACEWATERS.5.INSTALLON FLAT GRADE NOT TO EXCEED 2%.6.CONCRETE WASHOUT MAY BE STACKED IN A PYRAMIDAL CONFIGURATION FOR ADDED HEIGHT AND STABILITY.7.CONCRETE WASHOUT MAY BE DIRECTSEEDED AT THE TIME OF INSTALLATION.8. THEY SHOULD BE IN A CONVENIENT LOCATION FOR THE TRUCKS, PREFERABLY NEAR THE PLACE WHERE THE CONCRETE ISBEING POURED.9.CONCRETE WASHOUT NOT TO BE LESS THAN 6' IN DIAMETER.2"x2"x36" WOODENSTAKES PLACED5'O.C.18" DIAMETER FILTREXX R SOXX(ALSO AVAILABLE IN 8", 12"AND 24" DIAMETERS)X R TMMAXIMUM DEPTH OFCONTAMINATED WATER IS 50%OFCONCRETE WASHOUT HEIGHT.2"x2"x36" WOODENSTAKES PLACED5'O.C.18" DIAMETER FILTREXX R SOXX(ALSO AVAILABLE IN 8", 12"AND 24" DIAMETERSX R TMPUMPCONTAMINATED WATERINTOCONCRETE WASHOUTCONCRETEWASHOUT DETAIL05/17/20197181COPYRIGHT 2019CCCOSTICH ENGINEERING, D.P.C.IT IS A VIOLATIONOF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTIONOF A LICENSED PROFESSIONALENGINEER, LAND SURVEYOR, ARCHITECTOR LANDSCAPE ARCHITECT, TO ALTER ANYITEMON THIS DOCUMENT IN ANY WAY .ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS/HERSEAL AND THE NOTATION"ALTERED BY", FOLLOWED BY HIS/HERSIGNATURE AND SPECIFIC DESCRIPTIONOFTHE ALTERATION, TO THE DOCUMENT.NO.065971STATEOFNEWYO R K L ic nsedProfessionlEngineerMARKR.COSTIC H e aDETAILSHEET6"2"BACKFILL WITH APPROVED PLANTINGMIXTURE,SEESPECIFICATIONSORLANDSCAPE NOTESSCARIFY BOTTOM&SIDESOF PITUNDISTURBEDSUBSOILTOPOF BALL SHALL BE SET AT, ORSLIGHTLYABOVE FINISHEDGRADE AS DIRECTED PEROWNER'S REPRESENTATIVE.AGRIFORM 20-10-5 TABLET - REFER TOMANUFACTURER'S APPLICATION RATE FORNUMBEROF TABLETS8"REMOVE BURLAP, ROPE,OR WIRE BASKET FROMTOP 1/3 OF BALL. CUT REMAINING PORTIONSOFROPEOR WIRE BASKET AS MUCH AS POSSIBLE.COMPLETELY REMOVE ALL SYNTHETIC MATERIALFROM ROOTBALL.2"88BED WIDTH VARIESNOTES:1.MAINTAIN A 2" MINIMUM RADIUS CLEAROF MULCH AROUND THE TRUNK.2.PLANTING BED DEPTH IN LAWN AREASSHALL BE A MINIMUMOF 18" DEEP AND/OR ASDIRECTED BY THE OWNER'S REPRESENTATIVE.3.ALL PLANTING BEDSSHALL BE FREE OFCONSTRUCTION DEBRIS.3" MULCH(5' DIA.) AS PER DRAWING/SPECIFICATIONS3"SAUCER RIM (SEE PLANTING BED EDGE DETAIL)MYCOR TREE SAVER - REFER TO MANUFACTURER'SSPECIFICATIONS FOR APPLICATION RATE-MIXED INTOBACKFILL TO8" DEPTHFINISHEDGRADE, EDGE PER PLANTING BED EDGETREATMENT DETAIL3"(3) 2-1/2" DIA. x 8' LONGSHARPENEDCEDAR POSTSTO BE INSTALLED TO A MINIMUMOF 2' INTO THEEXISTINGSUBSOILLIMITSOFSOILSAUCERLIMITSOF PLANT PITARBORTIEGUYING MATERIAL TO BE INSTALLED PERMANUFACTURER'S INSTRUCTIONSYELLOW MARKING RIBBONFINISHEDGRADEREMOVE BURLAP, ROPE,OR WIRE BASKET FROMTOP 1/3 OF BALL. CUT REMAINING PORTIONSOFROPEOR WIRE BASKET AS MUCH AS POSSIBLE.COMPLETELY REMOVE ALL SYNTHETIC MATERIALFROM ROOTBALL.BACKFILL WITH APPROVED PLANTINGMIXTURE,SEESPECIFICATIONSORLANDSCAPE NOTESSCARIFY BOTTOMOF PITUNDISTURBEDSUBSOILBOTTOMOF TRUNK FLARE SHALL BE SETABOVE FINISHEDGRADE,SEE NOTE 2 BELOWFOR DETAILSAGRIFORM 20-10-5 TABLET - REFER TOMANUFACTURER'S APPLICATION RATE FORNUMBEROF TABLETS18"(MIN.)3 X ROOTBALL DIAMETER5'(TYP.)SET TREE PLUMB PRIOR TOSTAKING8"8SEE NOTE2PRUNEONLY DAMAGED AND CONFLICTINGBRANCHES TO MAINTAIN NORMAL TREE SHAPE.NEVERCUTCENTRAL TRUNKOR LEADER.NOTES:1. MAINTAIN A 3" MINIMUM RADIUS CLEAROF MULCH AROUND THE TRUNK.2. THE DISTANCE BETWEEN THE BOTTOMOF THE TRUNK FLARE AND THE FINISHEDGRADESHALL BE AS FOLLOWS:FORSANDYOR LOAMYSOILS: 1"FORCLAYOR POORLY DRAINED SOILS:3"THECONTRACTORSHALL REVIEW THE APPROPRIATE PLANTING DEPTH WITH THE OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION.3. WHEN TAGGING TREES AT THE NURSERY, MARK THE NORTHSIDEOF THE TREE IN THE FIELD AND WHEN INSTALLING, ROTATE TREE TO FACE NORTHWHENEVER POSSIBLEMYCOR TREE SAVER - REFER TOMANUFACTURER'SSPECIFICATIONS FORAPPLICATION RATE-MIXED INTO BACKFILL TO8" DEPTH3"SAUCER RIM (SEE PLANTING BED EDGE DETAIL)3" MULCH(5' DIA.) AS PER DRAWING/SPECIFICATIONSSHRUB PLANTING DETAILDECIDUOUS TREE PLANTING LESS THAN 4" CAL. DETAILTAX PARCEL NO.131.00-01-06.3PART OF MILITARY LOT 83, CITY OF ITHACACOUNTY OF TOMPKINS, STATE OF NEW YORK410 ELMIRA ROADPWCAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 15238D.E.L.G.W.REVISED PER CLIENT'SCOMMENTS108/20/2019 6287+(/(9$7,21 1257+(/(9$7,21 'DYLG)XOOHU$,$'DWH5HYLVLRQ1XPEHU %\ %\&KHFNHG'UDZQ'UDZQE\5HYLVLRQV'DWH&7LWOH3:&3URMHFW1R6'3URMHFW1R),%(5&(0(176,',1*6<67(0%,.(5$&.6%,.(0,1$/80,1806725()52176<67(0251$0(17$/5$,/,1*(0(5*(1&<*(1(5$725$1'6&5((1:$//*5281')$&(%/2&.),%(5&(0(176,',1*6<67(0 :$/.831,*+7'(326,725<&$123<6<67(00(7$/3$1(/6<67(0,//80,1$7('/2*26),//80,1$7('/2*26)$/80,180:,1'2:6<67(0*5281')$&(%/2&.),%(5&(0(176,',1*6<67(0),%(5&(0(176,',1*6<67(0(/0,5$5',7+$&$1<352326('%8,/',1*(/(9$7,216-8/<$ :(67(/(9$7,21 ($67(/(9$7,21 'DYLG)XOOHU$,$'DWH5HYLVLRQ1XPEHU %\ %\&KHFNHG'UDZQ'UDZQE\5HYLVLRQV'DWH&7LWOH3:&3URMHFW1R6'3URMHFW1R),%(5&(0(176,',1*6<67(0*5281')$&(%/2&.,//80,1$7('/2*26),//80,1$7('/2*26)*5281')$&(%/2&.),%(5&(0(176,',1*6<67(0),%(5&(0(176,',1*6<67(0&$123<6<67(0%,.(5$&.6%,.(0,1,//80,1$7('/2*26)$/80,180:,1'2:6<67(0 ,//80,1$7('/2*26)(/0,5$5',7+$&$1<352326('%8,/',1*(/(9$7,216-8/<$),%(5&(0(176,',1*6<67(0 6287+($673(563(&7,9(1257+($673(563(&7,9('DYLG)XOOHU$,$'DWH5HYLVLRQ1XPEHU %\ %\&KHFNHG'UDZQ'UDZQE\5HYLVLRQV'DWH&7LWOH3:&3URMHFW1R6'3URMHFW1R(/0,5$5',7+$&$1<352326('%8,/',1*(/(9$7,216$8*867$ 352326('6,7(3/$1 'DYLG)XOOHU$,$'DWH5HYLVLRQ1XPEHU %\ %\&KHFNHG'UDZQ'UDZQE\5HYLVLRQV'DWH&7LWOH3:&3URMHFW1R6'3URMHFW1R352326('$03+,7+($7(5$70&$123<352326('3$5.,1*67$//6352326('(/(&75,&9(+,&/(&+$5*,1*67$7,216HD352326('3(7)5,(1'/<&2857<$5'352326('6)&5(',781,21%5$1&+(/0,5$5',7+$&$1<352326('6,7(3/$1-8/<$ 'DYLG)XOOHU$,$'DWH5HYLVLRQ1XPEHU %\ %\&KHFNHG'UDZQ'UDZQE\5HYLVLRQV'DWH&7LWOH3:&3URMHFW1R6'3URMHFW1R)/2253/$1$03+,7+($7(5 &21752/522067$*(&21&5(7()/2256<67(08383 (/0,5$5',7+$&$1<352326('$03+,7+($7(5)/2253/$10$<$ 'DYLG)XOOHU$,$'DWH5HYLVLRQ1XPEHU %\ %\&KHFNHG'UDZQ'UDZQE\5HYLVLRQV'DWH&7LWOH3:&3URMHFW1R6'3URMHFW1R:(67(/(9$7,21 ($67(/(9$7,21 6287+(/(9$7,21 1257+(/(9$7,21 3(563(&7,9(9,(:176 *5281')$&(%/2&.),%(5&(0(176,',1*6<67(03$,17('6758&785$/67((/6833257$1'&$123<6<67(0(/0,5$5',7+$&$1<352326('$03+,7+($7(5(/(9$7,2160$<$ Project Title: Project Address: 2 of 7 Collegetown Design Guidelines Design Review Application Priority Guidelines For properties within the Collegetown Design Guidelines Area, projects must satisfy each of the priority guidelines noted below. Please indicate how the project has met each of the priority guidelines. The design guidelines are available at http://www.cityofithaca.org/DocumentCenter/Home/View/6923 Site Design Guideline # Guideline Met Not Met NA Brief description of how the guideline is met or why it is not met: SD.1 Orient a building to the public realm. SD.2 Provide a physical pedestrian connection between the sigh and the public realm. SD.7 If a surface parking area is visible from a street, screen it from view. SD.8 Minimize the number of vehicular access points to a site. SD.10 Locate a service area so that it is not visible from the public street. SD.17 Use landscaping to screen a sensitive edge. SD.29 Minimize light spill onto adjacent properties and toward the sky. SD.31 Design a site to integrate with and take advantage of existing topography. SD.33 If in the Neighborhood Periphery, site a building to include side setbacks in the range of those used for nearby traditional homes. 238 Dryden Rd, Ithaca NY 14850 Project Title: Project Address: 3 of 7 Building Design Guideline # Guideline Met Not Met NA Brief description of how the guideline is met or why it is not met: BD.1 Design the primary entrance to a building to be clearly identifiable. BD.2 Use an authentic, functional entry on a street-facing façade. BD.5 Locate and space windows to express a traditional rhythm and create visual continuity. BD.6 Place a window opening to correspond to an actual interior space. BD.7 Size and proportion a window to be in the range of heights and widths of nearby traditional windows. BD.8 Design a window to create depth and shadow on a façade. BD.9 Design a roof to be architecturally consistent with the overall architectural design and detailing of the structure in terms of form and material. BD.11 Use materials to convey a sense of human scale and visual interest. BD.12 Use a material that is compatible with the surrounding context. BD.13 Use a high quality material that is proven durable. 238 Dryden Rd, Ithaca NY 14850 Project Title: Project Address: 4 of 7 Building Design (Continued) Guideline # Guideline Met Not Met NA Brief description of how the guideline is met or why it is not met: BD.19 Consider including a building design feature that conserves energy. BD.24 Design a ground floor to engage the public realm and provide visual interest for pedestrians. BD.25 Use a combination of “façade articulation” and “massing variation” methods to reduce the perceived and/or actual mass and scale of a building. Secondary Guidelines Secondary guidelines will also be used in the design review process, and while not all will be relevant to each project, secondary guidelines should be met, if applicable. Please indicate which secondary guidelines have been met by the project and how, and attach additional pages as necessary. 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WƌŽũĞĐƚηĂƚĞWZ>/D/EZzEKd&KZKE^dZhd/KE^dZDŽůůĂďŽƌĂƚŝǀĞĂƌĐŚŝƚĞĐƚƵƌĞнůĂŶĚƐĐĂƉĞĂƌĐŚŝƚĞĐƚƵƌĞĚƉĐϭϬϴt͘^ƚĂƚĞ^ƚ͘&ůϮ/ƚŚĂĐĂ͕EĞǁzŽƌŬϭϰϴϱϬƉŚ͗ϲϬϳ͘Ϯϭϲ͘ϴϴϬϮǁǁǁ͘ƐƚƌĞĂŵĐŽůĂď͘ĐŽŵ^/'EdD^dZDŽůůĂďŽƌĂƚŝǀĞƌĐŚŝƚĞĐƚƵƌĞΘ>ĂŶĚƐĐĂƉĞƌĐŚŝƚĞĐƚƵƌĞWEŽĂŚĞŵĂƌĞƐƚZ͕Z>͕>WƉŚ͗ϲϬϳ͘Ϯϭϲ͘ϴϴϬϮŶŽĂŚΛƐƚƌĞĂŵĐŽůĂď͘ĐŽŵ$%&'ϴͬϭϲͬϮϬϭϵϮ͗ϯϲ͗ϯϬWD͗ͰhƐĞƌƐͰƌĂŶĚŽŶͰŽĐƵŵĞŶƚƐͰϮϬϭϴϬϮϱͲϮϯϴƌǇĚĞŶZĚͺďƌĂŶĚŽŶΛƐƚƌĞĂŵĐŽůĂď͘ĐŽŵ͘ƌǀƚϬϬϬKsZ^,dϮϬϭϴϬϮϱϮϯϴZzEZh'͘ϭϲ͕ϮϬϭϵs/^hDs>KWDEd/d,͕EzϭϰϴϱϬ^,Dd/^/'EϮϯϴZzEZs/^hDs>KWDEd/d,͕EzϭϰϴϱϬZt/E'>/^dZt/E'EhDZ Zt/E'EDϬϭͲZ,/ddhZϬϬϬ KsZ^,dϭϬϭ &>KKZW>E^ϭϬϮ &>KKZW>E^ϭϬϯ &>KKZW>E^ϮϬϭ >sd/KEϮϬϮ >sd/KEϮϬϯ >sd/KEϮϬϰ >sd/KEϯϬϭ h/>/E'^d/KEϯϬϮ h/>/E'^d/KEZs/^/KE^ȴ ^Z/Wd/KE d ':':$$$$$$$ZKKDϮϭϬϳd,ϭϬϲ>/s/E'ͬ/E/E'ϭϬϯ</d,EϭϬϮZKKDϭϭϬϭ>K͘ϭϬϱ^d/ZϮ^d/Zϭ</d,EϭϬϭ>K͘ϭϬϵd,ϭϬϳt,ϭϬϴZKKDϭϭϬϮ>K͘ϭϬϰ>K͘ϭϬϯZKKDϮϭϬϱ>KEz>/s/E'ͬ/E/E'ϭϬϲWd/Kt,͘ϭϬϰhE/dϭhE/dϭ$ϭϬΖͲϳϭͬϰΗϲΖͲϳϳͬϴΗϭϬΖͲϳϱͬϴΗϱΖͲϭϭͬϰΗϯΖͲϬΗϱΖͲϭϬΗϮΖͲϲϯͬϰΗϭϯΖͲϬϱͬϴΗϰΖͲϭϭϭͬϴΗϭϬΖͲϲϭͬϰΗϭϬΖͲϳΗϱΖͲϰϯͬϰΗϮΖͲϵϭͬϰΗϮΖͲϲϳͬϴΗϭϵΖͲϱϭͬϮΗϵΖͲϭϬϯͬϰΗϭϲΖͲϮϳͬϴΗϭΖͲϵϯͬϰΗϭϲΖͲϱϱͬϴΗϳΖͲϵϯͬϴΗϭϮΖͲϭϳͬϴΗϮϳΖͲϮϳͬϴΗϳΖͲϯϭͬϴΗϭϴΖͲϰϭͬϰΗϰΖͲϭϭϭͬϰΗϰΖͲϴϱͬϴΗϭϯΖͲϴϯͬϴΗϭϯΖͲϮϱͬϴΗϭϭΖͲϵϯͬϰΗϯϴΖͲϴϯͬϰΗϰϴΖͲϲϭͬϰΗϭϰΖͲϬΗϭϰΖͲϯϭͬϴΗϮϰΖͲϱϱͬϴΗϲϮΖͲϲϭͬϰΗZ&͘Z&͘ϭϬϲϭϬϭϭϬϯϭϬϮϭϬϯϭϬϭϭϬϭϭϬϳϭϬϱϭϬϴϭϬϵϭϬϮϭϬϱϭϬϳϭϬϰϭϬϬϭϬϳϭϬϳϭϬϯϭϬϯϭϬϭϭϬϮϭϬϱϭϬϭϭϬϲϭϬϱϭϬϲϭϬϲ((((((((((3333333333333333333333333(((3hWhWEϭϭΖͲϭϭϭͬϮΗϮΖͲϵϭͬϮΗϭϭΖͲϭϭϭͬϮΗϭϬΖͲϳϭͬϰΗϵΖͲϲΗtͬD,͘tͬD,͘ϭϬϳϭϬϲ^^hD^K&&/dZ^^hD^K&&/dZϭϬϯϭϬϰ$$$$$$$$$$$>KhE'ϬϬϭ^WZ/E<>ZϬϬϲ>dZ/>ϬϬϳ^^/>d,ϬϬϰW<'ZDϬϬϯ^d/Zϭ$ϱΖͲϭϬϯͬϰΗϲΖͲϯϭͬϮΗϭϬΖͲϵϯͬϰΗϱΖͲϲϱͬϴΗϭϬΖͲϭϱͬϴΗϭϬΖͲϭΗϭϰΖͲϬϱͬϴΗϮϱΖͲϭϯͬϴΗϱΖͲϯϳͬϴΗϱϮΖͲϭϭϭͬϴΗϭϰΖͲϲΗϮϰΖͲϴΗϯϵΖͲϮΗϰϯΖͲϭϭϳͬϴΗϯΖͲϬϳͬϴΗϭϬΖͲϭϭϯͬϴΗϱϴΖͲϬϭͬϴΗϬϬϮ:ϬϬϮ<ϬϬϴϬϬϳϬϬϮϬϬϮϬϬϮddϬϬϭϬϬϮϬϬϮϬϬϮϬϬϮ&ϬϬϮ'ϬϬϮ,ϬϬϮ>ϬϬϮDϬϬϮWϬϬϮZϬϬϮEϬϬϮY)))))33333333333)hWϬϬϱϭΖͲϬΗ^dKZ'ϬϬϱ/<ZDϬϬϮϬϬϮ333D/>Ky^ϵΖͲϭϭϳͬϴΗ$$$$WƌŽũĞĐƚηĂƚĞWZ>/D/EZzEKd&KZKE^dZhd/KE^dZDŽůůĂďŽƌĂƚŝǀĞĂƌĐŚŝƚĞĐƚƵƌĞнůĂŶĚƐĐĂƉĞĂƌĐŚŝƚĞĐƚƵƌĞĚƉĐϭϬϴt͘^ƚĂƚĞ^ƚ͘&ůϮ/ƚŚĂĐĂ͕EĞǁzŽƌŬϭϰϴϱϬƉŚ͗ϲϬϳ͘Ϯϭϲ͘ϴϴϬϮǁǁǁ͘ƐƚƌĞĂŵĐŽůĂď͘ĐŽŵ$%&'ϭͬϰΗсϭΖͲϬΗϴͬϭϲͬϮϬϭϵϮ͗ϯϲ͗ϯϮWD͗ͰhƐĞƌƐͰƌĂŶĚŽŶͰŽĐƵŵĞŶƚƐͰϮϬϭϴϬϮϱͲϮϯϴƌǇĚĞŶZĚͺďƌĂŶĚŽŶΛƐƚƌĞĂŵĐŽůĂď͘ĐŽŵ͘ƌǀƚϭϬϭ&>KKZW>E^ϮϬϭϴϬϮϱϮϯϴZzEZh'͘ϭϲ͕ϮϬϭϵs/^hDs>KWDEd/d,͕EzϭϰϴϱϬ^,Dd/^/'EϭͬϰΗсϭΖͲϬΗϭ^d&>KKZW>EϭͬϰΗсϭΖͲϬΗ&>KKZW>EͲ^DEdZs/^/KE^ȴ 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NOTICE CITY OF ITHACA BOARD OF ZONING APPEALS (BZA): Notice is hereby given, pursuant to Section 325-40. B. (2) (g) of City of Ithaca Zoning Ordinance, Public Hearings will be held Tuesday, September 3, 2019 at 6:00 PM in Common Council Chambers, City Hall, 108 E. Green St., Ithaca, NY, to consider the following appeals: APPEAL # 3133 900 WEST STATE STREET Appeal of Thomas Epolito on behalf of the owner Ishka Alpern for a sign variance from Section 272-6 B (2), Number of Permitted Signs. The applicant presented the previous sign proposal for three signs at the August 6th meeting. The appeal was postponed at that time and the applicant would like to present a revised appeal for two additional signs for the property located at 900 W. State Street. The building is located on a corner lot that fronts on three streets, W. Seneca St., Taughannock Blvd., and W. State Street. Due to the unique location of the property, the applicant proposes to position the two sign to be visible for oncoming traffic. The property currently has two existing signs mounted on the building that are permitted by the sign ordinance. The ordinance permits a total of two signs per business and the two addition signs will exceed the number of signs permitted by the ordinance. The property is located in the WE/WF West End Water Front use district in which the proposed use is permitted. However, the Sign Ordinance, Section 272-18 requires that variances be granted before a sign permit is issued. APPEAL # 3134 410 ELMIRA ROAD Appeal of Jason Straley of PW Campbell on behalf of the lessee, Visions Federal Credit Union for area variance from Section 325-8, Column 5 and Section 325-21, Off-Street Loading, Column 11, Front Yard, and Section 325-29.2, SW Building Setback requirements of the Zoning Ordinance. The applicant proposes to construct a 3,320 square foot building and a 940 square foot amphitheater on the property located at 410 Elmira Road. The new Visions Federal Credit Union branch office will be located on the corner of the out-parcel at Elmira Road and the Site Entrance road for Home Depot and Kohls. The position of the building is limited due to an existing water main easement that runs along the property parallel to Elmira Road. The applicant proposes to position the building 47.5’ feet from the Elmira Road curb in order to maintain clear access to the easement area. In the SW-3 zone district, the ordinance requires 35% of the property’s street frontage to be occupied by buildings that are located between 15-34 feet from the street curb. The proposed building is 56.1’ in width and the lot frontage is 431.9’, which provides 13% of the 35% street frontage to be occupied by building. The proposed setback of the building from the curb is 47.5’ feet of the15-34 feet required from the street curb. The proposed parking plan for the building does not include provisions for off-street loading. The ordinance requires one loading space that is a minimum of 450 square feet. The applicant contends that the bank receives minimal deliveries by truck and the additional parking spaces provided will meet the needs of the business. CITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Gino Leonardi, Secretary to the Board of Zoning Appeals Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: gleonardi@cityofithaca.org 2 The property is located in an SW-3 Southwest 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. APPEAL # 3135 215 WOOD STREET Appeal of Rosemarie Arena for an area variance from Section 325-8, Column 7, Lot Width at Street, Column 11, Front Yard, and Column 12 Side Yard requirements of the Zoning Ordinance. The applicant proposes to replace the existing front stairs at the property located at 215 Wood Street. In order to obtain a building permit, the new stairs must be compliant with the NYS Residential Code, and have a landing area that is a minimum of three feet in depth at the front door. The new 3 foot landing will encroach into the front yard setback leaving 7 feet of the 10 feet required by the ordinance. The property has existing deficiencies in lot width at street and side yard 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 an area variance be granted before a building permit is issued. APPEAL # 3137 115 SENECA WAY Appeal of Lauretano Sign Group on behalf of the owner Ithaca Downtown Associates for a Sign variance from Section 272-6 B (2), Number of Permitted Signs and Section 272-9 A, Sign Setback requirements of the Sign Ordinance. The property at 115 Seneca Way contains the newly constructed building know as Canopy by Hilton. The property has street frontage along both Seneca Way and East State Street and the applicant proposes to position a monument sign at the East State Street side of the property to designate the parking and drop off areas for the hotel. The proposed monument sign is part of a larger signage package that includes one wall sign for the Canopy Hilton and two wall signs for the Strand Café. The three walls signs are permitted by the sign ordinance for the two businesses. The monument sign is in addition to the allowable number of signs for each business. Section 272-6 B (2) of the Sign Ordinance, permits a total of two wall signs or one freestanding sign per business. The monument sign is considered a freestanding sign and there are additional setback requirements for the sign. Section 272-9 A requires freestanding sign to be a minimum of 10 feet from any public highway or street right- of-way and must meet the rear yard setback of 10 feet for the zone district in which it is located. The applicant proposes to site the sign at East State Street side of the property, which is considered the rear yard for the property. Therefore, the monument sign is required to be setback 10 foot from the property line which is also the street right-of-way. The applicant proposes to install the monument sign 2’-3” from the property line, of the 10 feet required by the ordinance. The property is located in the CBD-60 and CBD-100 districts in which the proposed use is permitted. However, the Sign Ordinance, Section 272-18 requires that variances be granted before a sign permit is issued. ACCESSIBILITY: If you have a disability and would like specific accommodation to participate, please contact the City Clerk’s Office at 274-6570 by 12:00 p.m., 2-3 business days (not including weekends/holidays) before the meeting. Gino Leonardi, Zoning Administrator 3 Secretary to the Board of Zoning Appeals Publication Dates: August 28, 2019 and August 30, 2019 gl 8/15/2019 APPEAL # 3133 900 WEST STATE STREET Appeal of Thomas Epolito on behalf of the owner Ishka Alpern for a sign variance from Section 272- 6 B (2), Number of Permitted Signs. The applicant presented the previous sign proposal for three signs at the August 6th meeting. The appeal was postponed at that time and the applicant would like to present a revised appeal for two additional signs for the property located at 900 W. State Street. The building is located on a corner lot that fronts on three streets, W. Seneca St., Taughannock Blvd., and W. State Street. Due to the unique location of the property, the applicant proposes to position the two sign to be visible for oncoming traffic. The property currently has two existing signs mounted on the building that are permitted by the sign ordinance. The ordinance permits a total of two signs per business and the two addition signs will exceed the number of signs permitted by the ordinance. The property is located in the WE/WF West End Water Front use district in which the proposed use is permitted. However, the Sign Ordinance, Section 272-18 requires that variances be granted before a sign permit is issued. CITY OF ITHACA Board of Zoning Appeals ʊ Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3133Address: 900 W. State StreetUse DistrictWE/WF West End Water FrontDate: September 3, 2019ApplicantThomas Epolito, Epoch AdvertisingOwner: Ishka AlpernApplication Type:Sign VarianceSign Type Area Setback Projection Other Requirements1-Taughannock Blvd. Fundraising SignWall Sign24 SF (3' x 8')1- W. State Street SignWall Sign18 SF (3' x 6')Regulations2-Wall Signs Permitted Per Business2-Signs at 50 SF EachNote Non-conforming Conditions* Def. ** Def.Notes:* The business has two existing signs located on the building. One facing Taughannock Blvd. which is 35 SF and the other sign is 24 SF. Facing W. Seneca St. The two additional signs exceed the allowable number of signs permitted. The sign ordinance allows two signs per business. ** The ordinance allows each sign to be a maximum of 50 SF and the total square footage of signage is based on the linear footage of building frontage. The building has 154.5 linear feet of frontage, which is a total of 231 square feet of signage. But, the ordinance limits the total signage to 100 SF. for two signs. 888 East Brighton Avenue Syracuse, New York 13205 315. 492.3270 Fax: 315. 492.3268 www.epoch-adv.com 8-12-19 City of Ithaca Attn: Zoning Board Members 100 E. Green Street Ithaca, NY 114850 REF:Additional Signage at 900 West State Street, Ithaca, NY 14850 Dear Board Members, I represent Ishka Alpern (property owner) and Bottle & Can Retrieval Center (the tenant) located at, 900 West State Street, Ithaca, NY 14850, and we would like to withdraw our Appeal for a sign variance #3133. We have seriously taken into consideration the Board’s concerns and would like to submit to the Board a new proposal. The building currently has 2 signs that were install in 2018 and are in compliance with the City ordinance. However, due to the unusual shape of the building and how it is positioned on the property we are asking the City’s permission to install 2 additional signs. (see renderings & elevations) 1. 6’w X3’h exterior wall sign on the West State Street side of the building where no signage exists. 2. 8’w X3’h exterior wall sign on the Taughannock Blvd side of the building where no signage exists. Bottle & Can Retrieval Center is willing to make some capital improvements by painting the building. We thank you for your consideration and look forward to hearing from you. Thank you. Respectfully, Thomas Epolito K&H BOTTLE & CAN RETRIEVAL CENTER900 WEST STATE STREET, ITHACA, NY 148508’3’Existing Street View:Bottle & Can would paint wall and removeprevious owner’s banners8’3’Reguesting 1 additional 8’w X 3’h sign abovegarage door matching W. Seneca Street sign.Bottle & Can would paint for cleaner appearance.BEFOREAFTER K&H BOTTLE & CAN RETRIEVAL CENTER900 WEST STATE STREET, ITHACA, NY 148503’6’BEFOREAFTERRequesting 1 additional 6’w X 3’h sign.Currently, there is no signage on the West State Street sideof the building. Bottle & Can will remove old signage. K&H BOTTLE & CAN RETRIEVAL CENTER900 WEST STATE STREET, ITHACA, NY 14850 K&H BOTTLE & CAN RETRIEVAL CENTER900 WEST STATE STREET, ITHACA, NY 14850Signageinstalled in 2018ProposedSignage KEY K&H BOTTLE & CAN RETRIEVAL CENTER900 WEST STATE STREET, ITHACA, NY 14850 APPROVED RESOLUTION 3,450 SF Commercial Building & Associated Site Improvements SEQR Negative Declaration 410 Elmira Road Site Plan Review City of Ithaca Planning & Development Board July 23, 2019 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for the construction of a 3,450 SF commercial building and associated site improvements located at 410 Elmira Road by PW Campbell for Visions Credit Union, and WHEREAS: the applicant proposes to construct a 3,450 SF commercial building with a drive-through, parking area for 20 cars, a 940 SF amphitheater, and associated site improvements on the 1.56 acre project site. The site is currently vacant. The project site is in the SW-3 Zoning district and requires area variances. The project is subject to the Southwest Area Design Guidelines, and WHEREAS: this has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-%DQGWKH6WDWH(QYLURQPHQWDO4XDOLW\5HYLHZ$FW³6(45$´ §617.4(b)(11), WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the Action, did, on June 25, 2019 declare itself Lead Agency for environmental review of the project, and WHEREAS:the Planning Board, acting as Lead Agency in Environmental Review, has on July 23, 2019 UHYLHZHGDQGDFFHSWHGDVDGHTXDWHD)XOO(QYLURQPHQWDO$VVHVVPHQW)RUP³)($)´3DUWVXEPLWWHGE\ the applicant, and Parts 2 & 3, prepared by Planning staff and the IROORZLQJGUDZLQJV³([LVting Features /Demolition Plan &$´ ³6LWH DQG 3DYHPHQWV 0DUNLQJ 3ODQ &$´ ³8WLOLW\ 3ODQ &$´ ³*UDGLQJDQG(URVLRQ&RQWURO3ODQ&$´³/LJKWLQJ3ODQ($´DQGDOOGDWHGDQG³'HWail 6KHHW &$ ´ GDWHG DQG ³/DQGVFDSH 3ODQ /$´ dated 7/18/19 and ³Exhibit A (CE100)´ dated 7/17/19 and DOO SUHSDUHG E\ &RVWLFK (QJLQHHULQJ DQG ³3URSRVHG %XLOGLQJ (OHYDWLRQV $ DQG³3URSRVHG6LWH3ODQ$´GDWHGDQG³3URSRVHG$PSKLWKHDWHU)ORRU3ODQ $´DQG³3URSRVHG$PSKLWKHDWHU(OHYDWLRQV$´GDWHGDQGDOOSUHSDUHGE\PW Campbell, and other application materials, and WHEREAS: the City of Ithaca Parks, Recreation, and Natural Resources Commission, Tompkins County Department of Planning & Sustainability, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, WHEREAS: the City Planning Board, acting as Lead Agency, has determined, as more clearly elaborated in the FEAF, that the applicant has mitigated any potentially significant impacts to the environment, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Johnston Seconded by: Petrina In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: None ADOPTED RESOLUTION 3,450 SF Commercial Building & Associated Site Improvements Lead Agency 410 Elmira Road Site Plan Review City of Ithaca Planning & Development Board June 25, 2019 WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects, in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for the construction of a 3,450 SF commercial building and associated site improvements to be located at 410 Elmira Road by PW Campbell for Visions Credit Union, and WHEREAS: the applicant proposes to construct a 3,450 SF commercial building with a drive-through, parking area for 20 cars, a 940 SF amphitheater, and associated site improvements on the 1.56 acre project site. The site is currently vacant. The project site is in the SW-3 Zoning district and will likely require an area variance. The project is subject to the Southwest Area Design Guidelines. WHEREAS: this has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental Quality 5HYLHZ $FW ³6(45$´ §617.4(b)(11),now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project. Moved by: Blalock Seconded by: Petrina In favor: Blalock, Elliott, Glass, J ohnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: None August 20, 2019 RE: City of Ithaca Board of Zoning Appeals, Zoning Appeal # 3134 410 Elmira Road, Ithaca, NY 14850 Dear Property Owner, PW Campbell is the Design Build Firm for Visions Federal Credit Union (Visions). Visions is proposing a new branch office and community amphitheater located at 410 Elmira Road. This property is the vacant parcel located to the left of the Home Depot and Kohls entrance drive. The building is planned to be located on the far right of the 1.596-acre parcel, near the intersection and entrance drive for visibility and to minimize the excavation of the site while maintaining the majority of the existing landscaping trees along Elmira Road. The proposed building will be 3,320 square feet with a maximum building height of 19’. The site will include twenty parking spaces for employees and credit union members, a separate two- lane Drive-Thru/ATM, and one driveway (curb cut) located on the site drive to the left which leads to the Home Depot. Visions is also excited to propose a 940 square foot community amphitheater located on the far left of the parcel to utilize most of the property as greenspace for visitors to enjoy any planned entertainment and activities. We are seeking an area variance and street frontage variances from the City of Ithaca Board of zoning appeals from the minimum and maximum front yard setback and frontage percentage requirements of the SW3 Zone. City Zoning regulations require the building to have a setback of 15-34 feet from the curb. The property has frontage on Elmira Road and the Site Entrance at the red light. The proposed building does not meet the setback requirement along Elmira Road having 42’ of the 15-34 feet required. The proposed building is 56’1” in length along Elmira Road while the property has a length of 431.9’ the proposed frontage is 13%. The variance is being requested because an existing water main easement extends 25-30 feet onto the property from the curb line of the intersection of Elmira Road and the site entrance. This pushes the proposed building beyond the maximum front yard setback of 34’ due to the easement location. We are also trying to align the face of the building with the adjacent Dunkin Donuts. The deceleration lane on the east side of the site entrance drive changes the curb line on that side of the street. We are also seeking a variance for the loading zone. The loading zone is required of businesses with an interior footprint exceeding 3,000 square feet. As a financial institution, Visions will not be receiving deliveries requiring a vehicle larger than a typical residence would. Sincerely Mitch Leech Project Designer BYCHKD.APVLS.LOCATIONOF PROJECTTITLEOF DRAWINGTITLEOF PROJECTCLIENTEXISTING UTILITIES(LOCATION,SIZES AND INVERTS) SHOWNON THE PLANS AREAPPROXIMATE AND ARE NOTCERTIFIED AS TO THE ACCURACYOF THEIR LOCATIONORCOMPLETENESS. THE CONTRACTORSHALL BE RESPONSIBLE FORDETERMINING THE EXACT LOCATIONS AND DEPTHSOF ALL UTILITIES ANDSTRUCTURES IN THE PATHOF,ORCLOSELY PARALLEL TO,OR UNDER, THEPROPOSEDCONSTRUCTION. THE CONTRACTORSHALL BE RESPONSIBLE FOR ANYDELAYSOR DAMAGESOCCURRING AS A RESULTOF INCORRECTLY LOCATEDUTILITIES. IT IS THE CONTRACTORS RESPONSIBILITY TO NOTIFY THE VARIOUSUTILITYOWNERS IN AMPLE TIME FOR THEM TO LOCATE AND MARK THEIRFACILITIES. THE CONTRACTORSHALL ALSO NOTIFYUNDERGROUNDUTILITYLOCATIONSERVICE AT LEAST 48 HOURS IN ADVANCEOFCOMMENCING ANY WORK.REVISIONNO.DATEDWG.#217 Lake AvenueRochester, NY 14608(585) 458-3020CostichEngineeringCivilEngineeringLandSurveyingLandscapeArchitectureCOPYRIGHT 2019CCCOSTICH ENGINEERING, D.P.C.IT IS A VIOLATIONOF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTIONOF A LICENSED PROFESSIONALENGINEER, LAND SURVEYOR, ARCHITECTOR LANDSCAPE ARCHITECT, TO ALTER ANYITEMON THIS DOCUMENT IN ANY WAY .ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS/HERSEAL AND THE NOTATION"ALTERED BY", FOLLOWED BY HIS/HERSIGNATURE AND SPECIFIC DESCRIPTIONOFTHE ALTERATION, TO THE DOCUMENT.( IN FEET )GRAPHICSCALE01 inch = 20 ft.2010204080TAX PARCEL NO.131.00-01-06.3PART OF MILITARY LOT 83, CITY OF ITHACACOUNTY OF TOMPKINS, STATE OF NEW YORK410 ELMIRA ROADSITE AND PAVEMENT MARKING PLANCA110SHEET 4 OF 11PWCAMPBELL109 ZETA DRIVEPITTSBURGH, PENNSYLVANIA 152387181G.W.PROJECT ENGINEERDRAWN BYD.E.L.BOUNDARYD.T.H.TOPO/BASEM.G.05/17/2019DATESCALE1"=20'SITE DATAMOUNTQNT.HEIGHTSIGNNO.TEXTMUTCDNUMBERDESCRIPTIONTYPEORSIGN LEGENDNY R7-87'-0"12"x18"BLUE ANDGREEN"C"2R7-17'-0"12"x18"REDONWHITE"C"127'-0""C"12"x6"WHITEONBLUER7-8BON WHITE1.EXISTING ZONING:SW-3(SOUTHWEST DISTRICT)2. BULK REQUIREMENTS:REQUIRED PROVIDEDMIN. LOT AREA (SF)3,00069,521.76 sq.ft.MIN.OF LOTSSTREET35%13% AT ELMIRA RD.FRONTAGE MUST BE OCCUPIED 35% AT ACCESS RD.BY A BUILDINGOR BUILDINGSMAX LOTCOVERAGE60% BY BUILDINGS6.1%MAX. BUILDING HEIGHT(FT)2STORIESOR 40'1STORYMIN. FRONT YARD SETBACK(FT)15 MAXIMUM3433.0' FROMCURBFROM THE CURB(ENTRANCE ROAD)36.0' FROMCURB(ELMIRA ROAD)MIN.SIDE YARD SETBACK(FT)NONESUBJECT TO N/AFURTHER PROVISIONSMIN. REAR YARD SETBACK(FT) 15%OR 20 WHICHEVER97.5'IS LESS BUT NOT LESSTHAN 10 (20')3.PARKING REQUIRED: 1 SPACE PER 250 sq.ft.OF NET ASSIGNABLE FLOOR AREA:3,320/ 250 = 14 SPACESPARKING PROVIDED: 20SPACESNO.065971STATEOFNEWYO R K L ic nsedProfessionlEngineerMARKR.COSTIC H ^^^^^^^^^^^^^^^e aD.E.L.G.W.REVISED PER CITYCOMMENTS107/18/2019D.E.L.G.W.REVISED PER ZONING ADMINISTRATORCOMMENTS208/16/2019D.E.L.G.W.REVISED PER CLIENT'SCOMMENTS308/20/2019 LEGENDTax Parcels w Related Historic PropCity Owned PropertyHistoric DistrictAll Historic PropertiesParking Lots and GaragesBuildingsRailroadParcelBorderParkImpervious SurfacesPaved Walk or Surface or Private RoadPaved ParkingPaved Roadway or Public RoadUnpaved Drive or Walk or SurfaceWaterwayCity of Ithaca, NY - 750 Foot Buffer for Parcel - Final Tax Roll5,804Data contained on this map was provided or derived from data developed or compiled by the City of Ithaca, and is the best available to date. The originators do not warrant the accuracy or completeness of the information portrayed by the data.8/12/20191:Feet967.37Printed: