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Home My WebLink About08-27-19 Planning and Development Board Meeting Agenda CITY OF TI ACA " a 108 E. Green St.—Third Floor Ithaca,NY 1485 -569 .Z DEPARTMENT OF PLANNING AND DEVELOPMENT JoAnn Cornish,Director Planning&Development—607-274-6550 Community Development/IURA—607-274-6565 00C E-Mail: dgrunder@cityofithaca.org PLANNING & DEVELOPMENT BOARD AGENDA Joint Meeting withCommon Council (Carpenter Circle Project Only) The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6: . on AUGUST 7T"1 2019 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. Start Times:Start times are approximate only—APPLIcANTs are responsible for being available at whatever time(s)their agenda item(s)is actually discussed. AGENDA ITEM ApRE2��. Start rime 1 Agenda Review6:00 2 Privilege of the Floor(3-minute maximum per person—if you will be speaking about a project with a 6:05 scheduled PUBLIC HEARING below vD,you are highly encouraged to speak at that time) 3 Approval ofMinutes:July 23, 20196:25 Site Plan Review Project: Carpenter Circle Project JOINT MEETING WITH COMMON COUNCIL(THIS ITEM ONLY) :3 Location: Carpenter Park Road Applicant: Andrew Bodewes for Park Grove Realty LLC Actions: 0 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: tt s: www.cit ofithaca.or DocurnentCenter Index 014 C Project: Chain Works District Redevelopment Plan 7:00 Location: 620 S. Aurora St. Applicant: Jamie Gensel for David Lubin of Unchained Properties Actions: 0 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/cafe, 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 development in 2014. The project also involves a Planned Development Zone (PDZ) in the Town and subdivision. This project is a Type | Action under the City of Ithaca Code, Environmental Quality Review Ordinance, §174- 6 (B)(l)(i),(j),(k),(n), (2), (G), (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 DctoberZ8 2014 The Lead Agency held subsequently Public Scopin8on 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 FGBS on March 5, 2O19 and adopted findings on March 26, 2U19. The applicant is now proposing Phase 1of the project which entails the rehabilitation of buildings 21 and 24. Project materials are available for download from the Citymvebyite: D Project: Student Housing 7:20 Location: Q156. Aurora Street Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox& Charlie O'Connor Actions: 173 Landscape Compliance Discussion 173 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 R, 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 io be tied into public sidewalk proposed by the Town of |thaca. 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 8' Q at the northern end of the site. The project will include 67 parking spaces, as required by zoning. The property located in the R-8b zoning district. This has been determined to be a Type 1Ac1ion under the City ofIthaca Environmental Quality Review Ordinance §176-4(13)(1Vk\, (n), (13)/2\, and the State Environmental Quality Review Act ("SE{\RA") §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 C|tymwebsYte and are updated regularly: E Project: Immaculate Conception Redevelopment Project (Mixed Use Housing) 7:40 Location: 320VV Buffalo Street Applicant: Ithaca Neighborhood Housing Services Actions: [1 Review ofFEAFPart 3C3 Board Comments onPUDtuCouncil 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 unittovvnhunoe buildings, (1) four-unit tovvnhorne building, the renovation/conversion of a single-family home into m tvvu'fanni|y 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 be49,3Q9 SF, from 62,3S8to11l,747. 9,274SFof 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 fora 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.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." 4(13)(1)(k), (n), (8)(6), and the State Environmental Quality Review Act ("SF0RA") §6174(b)(11). Project materials are available for download from the Citywmebsite and are updated regularly: F Project: Commercial Building—3,458SF 8:00 Location: 41Q Elmira Road Applicant: PVVCampbell for Visions Credit Union Actions: [] Recommendation toBZA0 Potential Consideration of Final Site Plan Approval Project Description: The applicant proposes to construct 3,450SF commercial building with a drive'throu8h, parking area for 20 cars, a 940SF amphitheater, and associated site improvements onthe 1.56acre 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(D)(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 Cityvuebsite and are updated regularly: G Project: Student Apartments 8:20 Location: 23Q Dryden Road Applicant: Todd Fox for VisunnDevelopment Actions: 71 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-4CV||egetovvnArea Form District /[AFD\ and requires Design Review. As no parking is proposed for the project, the applicant will submit aTransportation Demand Management Plan (TDIVIP) 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 Cytywxebs|te and are updated regularly: H Project: City Harbor 8:40 Location: l0l Pier Road Applicant: Jessica Edger-Hillman Actions: 0 Project presentation [3 Declaration uf Lead Agency Project Description:The 11.09-acre project site consists uf8.33 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 bem total uf316,28DSF consisting of(I) 6O,ODOSF medical office building, (2) five-story residential structures with a total of 172,980 GSF and 11l housing units, (I) 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) 5,500SF 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.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." additional and reorganized parking. After Phase 1, 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 1,578-foot pub|ica||y'accessib|e promenade along Cascadi||a Creek, including construction of o new seawall and replacement ofexisting 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(13)(1Xd), (h)(2\, (i), (k) and (n) and the State Environmental Quality Review Act ("SEDRA") §617.4(b)(6)(iii) and (v). Project materials are available for download from the City mwebsite and are updated regularly: 5 Zoning Appeals 9:00 0 #3134-41D Elmira Road—Area Variance 0 #3135-215 Wood Street,Area Variance 0 #3137-11G Seneca Way—Area Variance BZA materials available at: 032019-1932 6 Old/New Business 9:20 • InduslonaryZonlng/Zoning to Promote Affordable Housing • Sexual Harassment Training • Green Building Code—Septernber 24 Agenda 7 Reports 9:40 A. Planning Board Chair B. BPVVLiaison C. Director nfPlanning& Development 8 Adjournment 10:00 If you have a disability&would like specific accommodations to participate, IMMM please contact the City Clerk at 274-6570 by 12:00 p.m.,no later than 2 days(not including weekends and holidays) 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^commitment m workforce mvos/acuavo.^ PROPOSED S UTIO Site Plain Review Preliminary Final;Approval Chains Works District Redevelopment Project i Phase f 620 S Aurora St City of Ithaca Planning&Development Board August 27,2019 WHEREAS.- the City of Ithaca Planning and Development Bogard has one pending application for Site Plan Approval for time Phase I of the Chain Works District Redevelopment Project (t to be located at 620 & Aurora Street by Jamie Gensel of Fagan Engineers & L d Surveyors PC, for David Lubin, Project, Sponsor, Unchained Properties(UP), and WHEREAS.- the overall proposed CWD seeps to redevelop and rehabilitate the +,1- 00,00l-SF former Morse hain/Emnerso n Power Transmission n facility, located on a 5-acre parcel traversing the City. d Town ofIthaca's municipal boundary. The applicant has applied to Common Council for a Planned Unit Development(PUD)for a remixed-use district, which includes residential, commercial, office, manufacturing, and a natural 'area, and which consists of femur primary phases: (1) the redevelopment of four existing buildings (21, 24, 33, & 34 ', ( ) the repurposing of the remaining existing buildings; (3)potential future development within areas of the remainder of the site adjacent to the existing buildings/parking areas; and t4 future developments within remaining areas of the site. The project also requires a subdivision approval and approvals from'the Town of Ithaca for a Planned Development Zone and site plan approval, and WHEREAS. The proposed project exceeds the thresholds defined for Type I projects its both the State and City Environmental Quality Review Law. Type I actions carry with them the presumption that it is likely to have a significant effect on the environment. Specifically, this project exceeds the Type I thresholds as defined to Chapter 176 of the City of Ithaca Conde, Environmental Quality Review Ordinance, 174- 6t tllti�a �th ��p � (2), (6),t7l,t to and tb , and the State Environmental Quality review Act §617A (b)(2),(3), iiil, (6)(i), and (iv),and ` AS the City of Ithaca Planning and Development nt Board, as Dead Agency, made a Positive Declaration of Environmental Significance on October 2, 2014, directing the Project Sponsor to prepare a Draft Generic Environmental hrrpact Statement(D EIS)to evaluate potential impacts of the proposed project,and WHEREAS.- on October 18, 2014, the City of Ithaca.. Planning and Development' omard held. both an Agency Sconping Session and a Public Scomping Session to identify issues to be analyzedin the GEIS and WHEREAS. the City',of Ithaca Planning and Development Board did, on January 13, 2015, approve a:Sconping Document,and WHEREAS.- the City of Ithaca. Planning and Development Board, as 'Lead Agency for tine purpose of envirotunental review, did on March 8, `016 review the +D EIS submitted by the! Project Sponsor ,for completeness d adequacy for the purpose of public review and comment, and with the assistance of City Staff and the ity's consultants, Adam Walters of Phillips Lytle I,LP find the DGEIS to be satisfactomry,with respect to its scope,content,nt,and adequacy,and WHEREAS. on March 'gip, 2016, a public hearing was held by the Planning and Development Board to obtain comments from the public on potential environmental impacts of the proposed action,as evaluated in the DGEIS, mid written comments for the same purpose were accepted until May 25,2016,and Tf E IA. the Planning and Development Board as Dead Agency, slid on'February h, 2019 accept the Final GEIS for the CWD as complete for filing, having duly;considered the potential adverse e rviro nin,ental impacts 1 of 4 and proposed mitigating measures as required under o NYC NYCRR Part 617 (the SEC regulations) and Chapter 176 of the City of Ithaca Code(the City of Ithaca Bnviromnental Quality review Ordinance, C EQRO),and WHEREAS.- on March 26, 2019, the Planning board adopted the Findings Statement, which was a "positive' findings statement, meaning that the proposed Project was potentially "appr viable" (a relevant term used in the State's"`SEER Handbook")by the Planning Board, as to its site plan, and KWEREAS. the Planning Board has used the Findings Statement to assist in its review of the proposed site plan, and in considering conditions that should be applied to any approval thereof, and WHEREAS. In accordance with the City of Code regarding PI Ds; "When and if the Planning and Development Board has completed its environmental review of the project to the extent required under i SEQRA and C EQRO and has issued a contingent site plan approval or in the ease of a multiphase project has issued a preliminary contingent site plan approval of multiple phases ialong with a final contingent site ;plan approval of at least one phase,the project will return to the Common on Council for final consideration of the adoption of the PIID,which at Council°s discretion may be authorized for one or all phases of a multiphase project,and WH , . as this is a multiphase project, for which the Planning Board granted preliminary site plan approval for the Conceptual Overall Site Layout :plan on May, 28, 2019, with the condition that prior to final site plan approval of Phase 1, the applicant must subunit a hall site pima review application that includes all required materials and idernonstrates compliance with the FGE S, the approved conceptual site layout plan d the proposed C bait wvorks DistrictPUD and Design Guidelines,and WHEREAS: the applicant is now seeking,finial site plan approval for Phase l of the project which involves the redevelopment'of the existing Buildings 21 and 24 and associated site work as outlined in the G IS. . ,s stated in the GBIS, Building 2!1 is a four-story building with a total gross floor area: (GP ) of 43,400 aP and will be redeveloped as commercial/office space. As the original iwindows of Building 21 were removed and infilled with panels, the Applicant proposes to remove the panels 'and install new windows. The concrete ;facade will be restored and painted. New aluminurn storefront'entrances will be installed at the front and rear main doers. Building 24 is an 117 450 Sly,three-story building with a basement level that is partially exposed. The proposal is to redevelop the basement level and first story as commercial/office space,redevelop the'second and,third story as residential, and construct a new fourth story for residential use—for a total space of 135,450 SF. The existing portion of the;building is also concrete that will be restored and painted. All windows will be replaced i compliance with the current building code. associated site, work involves the sidewalk and parking area restoration, resurfacing of existing parking areas, pavement reductions to define the access and parking areas,new sidewalks on Turner Place, landscaping, and limited site prep for future buildings.'Phase t will be accessed via Drives l and 11, on NYS Route 96B with a connection through to Building 24. The access to Building 24 also includes access on Turner Place and South Cayuga Street. Phase 1 is in the proposed C W3B Seib Area of the hainworks.District P D,and WHEREAS: the Plarming Board conducted Design review on fuly 23, 2019.'.The Board determined that Phase 1 of the project complies with the proposed Design Guidelines, except in the following ease: the roofs of the existing buildings to be renovated do riot comply with the solar- reflectivity index of 7 ' as prescribed by the Design Guidelines(note that the roof of the proposed penthouse addition to building 24 will comply). As the roofs of the existing buildings are structurally sound and do not currently need replacement,the applicant has requested, and the Board has agreed that this requirement be waived until such time as the roofs are replaced,and rl"I". `r the Board has, on August 27, 2019 reviewed and accepted'' as adequate the following plans: "Conceptual Site Plan payout (CSLP-1)" "Existing Conditions (CS-2)", "Demolition and Phasing Plan (CaS® )'> "Site Plan (C;S-4)", "Building 21 Site Plan (CS-4.1)", "Building 24 Site Plan (C:S- . "Landscaping Plan(C S- 5 1 c C"S65.2)", "Grading Plan (CS- ��T "Utility Plan (CS-7)", "Civil Details (CS-8)", "E&S Plan (CS-9)", and 2 of "E&S Details ( -10)" all with the latest revision date of p ®p8-19 and prepared by Eagan Engineering, and "Building 21 Elevations (* ®l)" "Building 24 Elevations (,A-2)", "Building 21 Floor Plan ( _d)", d "Building 4 Floor Plan (A-4)". all with the latest revision date of 08-08-1 and prepared by CJS °chitects, and other application materials,now,therefore,be it RESOLM: that the Planning and Development Board does hereby grant Preliminary Final Site Plan Approval to Phases I of the proposed Chainworks District Project,subject to the following conditions. i, implementation of all mitigations as identified in the adopted Findings Statement and relevant to Phase I of the Project,including but not limited to,the following, • n amendment to the existing Record ofl Decision(ROD)must be approved by NYSDEE.The amendment will facilitate development of the Site in a manner that protects public health and the environment under a ed--use redevelopment scenario with a residential component. • The Site must be: (I)remediated to restricted residential, commercialand/or industrial soil mana ement objectives;(SO Cs),as appropriate based on the proposed uses at the Site,or to protection of groundwater standards if a particular area of the Site experiences impacts to groundwater i above relevant standards,(2) subject to groundwater treatment and/or monitoring in those areas where groundwater impacts exceed applicable standards; ( )subject to appropriate use restrictions consistent with the proposed uses at the Site; 4)subject to appropriate prohibitions on the use of groundwater at the Site without approval from SIDE ;( )subject to development and implementation of an appropriate Soil Management Plan(SNIP) and( )subject to on-going monitoring that institutional idler engineering controls are being properly implemented and/or maintained. • A Soil Management Plan,(S )will be developed and implemented by the,property owner and approved by NYSDEC after completion of the IRMs(Interim Remedial Measures)and issuance of the amended ROD which will set forth engineering and institutional controls for that portion of the Site north of the creek that remains on the IHWDS:Registry, • Filing and compliance with an environmental easement that i)restricts the use of the portion of the Site still on the IHWDS Registry to Restricted ResidentialCommercial and Industrial uses(as those terms are defined by the relevant NYSDEC regulations)i(ii)restricts the use of groundwater without NYSDEC approval;and(ili)requires the implementation of an S • Relative to Phase I SDOT has specified certain mitigation requirements relative to Route 96B. Specifically,NYSDOT will require the following Phase I mitigations: o Changing the four-lane section of NY 96B south from the city/town line to past Bella Vista Dr.by reconfiguring the two southbound lanes to one through lame and incorporating left turn lanes for both directions at intersections and hatching where appropriate. o Sidewalk will be required along the frontage of the Site on the western side of Route 96B.from the city/town Brie to the Eoddington Rd.intersection.. o The proposed driveway,immediately south of city/town luxe,will be a one-way ingress only,no traffic 1 be allowed to exit onto Route 96B at this location. • The project Sponsor shad introduce and implement Transportation Demand Management meet("I DM) strategies to reduce Single Occupancy Vehicle(SO ) trips to and from the Site. The following potential TIT strategies will be considered for Phase I implementation: o Market-priced parking o Preferential parking for ridesharing services o Bicycle parking facilities * Subsidized t sit passes Connections to transit stops(i.e.construct sidewalks to existing stop at Hillview Place) o Dedicated shuttle service o Transportation Alternatives Information * Coordination with Stuart Trips Ithaca off * Connected and improved pedestrian network within the Phase I Iir-nits(Le,i improvements ents to sidewalks within Sidewalk Improvement District No A) * Pedestrian oriented design within the Phase I limits * Bicycle network facilities within the Phase I limits and provide easement to nearby gateway Trail rr Follow Crime Prevention Through Environmental Design( PTE-D)principles in all design * Coordination with Ithaca College and South bill Business Park Coverage under the NYSDEC SPI)ESGC Permit( Pw -0l - it ) ibr erosion and sediment control will be obtained„and Additional Conditions. i. Adoption of the proposed PUD by Common Council, and ii. Adoption of the Proposed PDZ by the Town of Ithaca,and iii. Subdivision of the property shall be completed and shall include a dedicated easement for all portions of the future Gateway Trial,and iv. The applicant shall notify and update the Board when the ROD Amendment and associated plans and actions are accepted by NYSDECand implemented by the;applicant,and V. The applicant shall notify and.update the card hen DOT has issued I�rrial approval for improvements to Route vi, Submission to the Planning Board of the Transportation Demand 'lanag meat Plan iL Submission of construction management information to include number of contractors,hours of operations„ contractor parking and delivery and hauling routes id. Submission of information regarding bike parking,tribe storage,and racy type,and ix. Submission of a more detailed landscaping plan showing,among other things,planting specifications,and X. Submission to the Board of a'response to the Tompkins ounty Energy Guidelines, and XL Submission to and approval by the Planning" Board of all project details including building materials, site xii. furnishings,si rrage, lighting,etc.,and iii. Submission of photometric demonstrating that there will be no light spillage to adjacent sites,and .iv. Approval in writing from the Ithaca Fire Department that all fire access requirements have been satisfied, and .W Execution of a easerrreirt agreen ent between the City and the property owner for portions of the sidewalk on private property,if any,and . vi, Any future changes should be submitted to the Planning board for review and approval, and xvii. Bile racks must be installed before a certificate ofdccupaaicy is granted,and xviiL This site plan approval does not preclude any other permit that is required by City Code,such as sign permits„ tree permits,street permits,etc. Moved by: rid by; In favor. Against: Abstain: Absent: 'vacancies; None 4 oi4 C FAGAN ENO. INEERS L A N 0 S U P I V EYO rl S P C 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 & LAN SURVEYORS, P.C. //S7 J es B. Gensel, P.E., CPESC resident attachments cc: David Lubin - UnChained Properties, LLC Paul Sylvestri, Esq. - Harter Secrest & Emery, LLP LAP ROJ E CTS\201 1\2011-104\Approva1s\S ite Pla ns\P hase 1\S P R Submission 08-08-2019.d 113 East CheMUng Place, Elmira, New York 14904 1 P 607134.2165 1 F 60T734 .2169 1 FaganEngineers,corn a _ I CIO Site Plan Drawings For CHAIN WORKS DISTRICT K COUNTY,PHASE I .......... NEW YORK January , 1 LAST REVISED:August 8,2019 INDEX OF DRAWINGS . .w .. ............ NO. TITLE TITLE SHEET `. PREPARED FOR: - CA - ` - _ CSLP-1 CONCEPTUAL SITE LAYOUT PLAN 14- fi 1 A-1 BUILDING 21 ELEVATIONS cm I , s anti 24 EL H 225 Colonial Drive A-2 BUILDINGELEVATIONS y , ' a PROJECT � � � � — �ocariaN Horseheads,New York 14845 —_ — _ _ me A-3 BUILDING 21 FLOOR PLAN c L26 a � F96 A-4 BUILDING 24 FLOORPLAN aIH rks IS1fICLcis CS-1 SITE PLAN NOTES s P fi ` CS-2 EXISTING CONDITIONS CS-3 DEMOLITION&PHASING PLAN CS-4 SITE PLAN GS-51 LANDSCAPING PLAN(BUILDING 211 GAN tj CS-5.2 LANDSCAPING PLAN(BUILDING 241 " CS-6 GRADING PLAN f ' C -7 UTILITY CS-8 CIVIL DETAILS - oe= sN -LOCATION MAP CS-9 E �CS-10 E& DETAILS TITLE FINAL PRIXP .- ® - `Y }Y 4 + L S Sa s t r a „ ,,... t ,..t, F R C"3I..: ,` r., C A+,..:> 3'*`U•: ,.>`�ttl %r �� I tt� ++ � .`�t`•2} d .,.;, r ,z` uiS1`;':,r.., i�,, S'z�� t 3z t i ka5, ,,. ,"" ,. ,>:.�-��„f._ ------------ `tta`ryru caca � yy, A ,.. `:•` 2 � ,.; ..'_.,. 2,r;lt, .. s,s a,�:�'y t .,.,: ,. :,<re�:,Y;`X�. ,yn,,, ,,.>f.,�s, tawt=; 'Us,` a ,...t+ .5 �t'>, k `'`?*`. ?s'4< 4 �." .'is�";z '� ss.> ;�f{7` ti}��,,,, .�i` ,i�.k{ ��- w } '•~`=�u, � "iar� S ,r+�vs s Ott v itt u;- C h , ' s a U i b-L c ..!,,4 ?'r.l r,; .��,'° .s. ''+t r t r?, ��k,' :, t�a;`' ,..,. r ;`� r }.;s s, ,, �tk1k au ,,,•:,, '"�' .,..sc' w�'Y. ,�,��,r,}�� ,u.l,v.., �t t FA GR w. 21 t (Y r. c 4;; nr o:r y - „� z�r„", CONCEPTUAL SITE LAYOUT PLAN i¢,t..,I fi$+;•., s �... � ,st r�, .,'',"; w X`.St�Tti�ktw, � I � ��. t.rfiv CSLP-1 �I 77 a' Mau MR40 rw.uwrwatraCOMP WTV ALPMXwMORR 'Pnias b mF,° 4�."60 K'S__ �.irgi Sl if§M1^__..;a. kka la`f£t t1#",{P�.t,7E '4"1 ER@••-� mv,w'E r td�°is E'CF;9t£ mgm 40 yN� m m d m g ex sty�c �+ 777777777711, I, .: .. <.... '. ....,... � o� 0 0 0 WEST E LEVATION x� ,rks+cxmr�;.ear�:,__.. 'ti.,+.�6E��ux n,,;�eatxta�s„�.,p,>5ilk .asGr.,A y>±ws.{tC�e�Ctt�tua TIT -� F~orvat�,.3e�rcus� «,nra�vmuxTsa, .....� rcn:.rar, a:xer ..+...s ...,.t,�, .... EAST ELEVATION ca COD gx cc mc COD ix E4 i„5t} ""WA}P Y}; xvt.t�k`�tE 4e .. tltlii 4}y�t NFt#LPh i""- �" ca YYYY muwwmcom u ,..,.,..PVT. .. NORTH ELEVATION 10 ' 40 60 BITILDiNG 21 EEEVATIONS UNCHAINED P 10PE„lI. I I, C H R I N UJ I3 K S �S IFS I T BUILDING 21 ELEVATIONS iINRt PRINT �I 77 a' °:+4a, AYNa 'A7'�d"�t;Ga {*AthdF4L{:4^Niw'F7# ; "WSEB{}!`w WYhI a,«. m fUM E .' { N O ppp t t d m 1 . P ,•�{k —{ i F AST ELEVATION — —k na {e :'rstrte i 14.1R,1—CK4e1A DOOM MJK1 WMaS OIM-� 1112, _ _,u� _._..__..;. _.�__..__._.__ v r,'ari e a T,777, 77 i Al . wo p7f 77 ! fA co WEST ELEVATION y y C ca a ARAM td,A lX.A&':"#31tL'F^,Aft F'.t itt LU':,'p'. ¢@ y C rrta�a trrt r AV G tl NORTH ELEVATION C. r��wraxrt:; I 0 as 20 40 60 BUILDING 24 ELEVATIONS SCA[k PdF6 r PO" �asa�ay eo,RSN UNI CHAINED PRCLPERTIrS I C=- CHRIN UJORKSC T i CST o w av BUILDING 24 ELEVATIONS iINRt PRINT �I a' min�E y N o LLI 77 o� _ K t}sS s FS tyt� WORR'STAT16N AR A � � r CrA 'F ca H W t sal r cqq�µppnprc�ty ��yy, Q� 9 SMkU'RORT .71 CR 3� F R�L 5F I�S 9 ` 17 7 Q } N� # � Y _ J� ........ "iV> ,�: 5I,T < "� � t> >v<a; k e�p ,.d t iFi 4 t 1�C a tT i f.e TOTAL GROSS FLOOR AREA PER FLOOR M835 GSF 4 FLOORS=43,400 GSF BUILDING V FLOOR PUN PINNL PRINT �I 77 a' may z zl . a F� �> �r t a �4.� aEti� wz t "r .xTG3' za...7t I' a° ga, r,:°�!F. ;�, ze .fit`ir� R77� r'L .. ;'dlac r 9"`.€r,;;t =:Fi�41: ..'cf !I,B �:m of •"pl asT P tF ,. �, "k'f toEA; �; e; to L"3, own — "rill"T all S �' ffihut �� ` v " AP 1 , �3 N �P 3 i_....,.�' � W _ : t e s m T()TA GR0*S h t R AREA a 1 2,,4CSS E P R E 00U' FL C>?ld T.Ft i ^€S CM CM 96 a '. Pt?r""�N,s+i1V#fC� I,SN.SR P Z e RUILOING 24 FLOOR PLAN FINAL PRINT I. GENERAL LEGEND _ 1,ALTA BASE MAPPING PREPARED BY LEHR LAND SURVEYORS. R. STORMSEWERS ®..m®.. rzPrzttu o[ NE ED mII 2.TIE PPDIECTSITE DOES NOTCON AIN FEMADELINEATED FLOODWAMORFLOODPIAINS. IXu'TINc FUEInErvT 3 THE PROTECT SITE CONTAINS NO FEDERALLY REGULATED WETLANDS ON SITE NOR ANY NWI MAPPED S.STORM SEWERS,MANHOLES,INLETS,NTC,,ES,AND OTHER SYSTEM COMPONENTS SHALT_BE A. _ WF.TIAINDS. CONSTRUCTED IN ACCORDANCE WITH CITY ANDTOWN ANCIFFICATI0N5. 4.MUNIGPALWATER SERVICE PROVIDED BY CITY AND TOWN OF ITHACA 2 STORM OFFERS SHALL BE ADVANCED DRAINAGE SYSTEM ADS N-12 CORRUGATED,SMOOTH INTERIOR, FI 5,PUBLIC SEWER SERVICE PROVIDED BY TEE GERALD DOWN OFITHACA. HIGH DENSITY POLYETHYLENE(FALL PIPE ADS N-12 STORM SEWER SHALL BE INSTALLED IN STRICT -- - "�i ^^^E WW A,MY-THE CONTRACTOR'S SURVEYOR SHALL CHECK ALL HORIZONTAL AND VERTICAL CONTROL PRIOR TO ACCORDANCE WITH MANDFACRIRA'A INSTRUCTIONS AND BALM D 2321. ---�--- x,nN lax AN UPw E CONSTRUCTION.ANY DISCREPANCIES SHALL PROMPTLY BE BROUGHT TO'THE ATTENTION OF THE 3.ALL FLARED-END EMIGNS SHALL BE GALVANIZED METAL END SECTIONS UNLESS OTHERWSE SPECIFIED_ 1_ ENGINEER PER AP PADS AT STORES . 4. M SEWER DISCHARGES SHALL DP NEEDED LIGHT STONE FILLING UNIFSS CLUED THIRD . ) �� I.TEE CONTRACTOR SHALL KEEP HIS OPERATIONS WITHIN THE PROTECT LIMITS OF DISTURBANCE OTHERWISE NOTED ON THE CONTRACT DRAWNGS. m d 5.CROWN OF MULTIPLE PROPOSED STEAM SEWER PIPES IS AT OR NEAR THE TOP OF THE SUBGRAOL ---w--- z.C 'OCR ua p_ &AIL DAMAGE TO PRIVATE PROPERTY ORUTILITIES)UNDER ORABWE GROVNp)SNALL BE REPORTED TO > w o THE OWNER OF RECORD ATONCE. CSNUGGEST SHALL PROTECT INTEGRITY OF ALL INSTALLED STORM SEWERS UNTIL SUFFICIENT COVER IS ---_+�--- x.w HT a _w A N K [ T c Po of un[ c LLI 9.GNSTRUCitON ALONG CITY TOWN,AND STATE R')ADSSHALL CONFORM TO SPECFlCATIONS LISTED ON PLACED ONSADPIPING, ,nn- Pa0PP5ECLtt OF)STUeP-axt£ m"(Sim PERMITS ISSUED BYTHE APPROPRIATE AGENCIES. Pan E IT P In III SAFE AND CONTINUOUS THROUGH TRAFFIC,INGRESS AND EGRESS FOR AOWCENT OWNER DRIVEWAYS, -- Is.J,s n.,u SF.RVICf.ROADS,PUBLIC SiPEi.S,AND SIDEWALKS SHALL RE MAINTAINED RHROUGHOUTTER PERIOD OF IV. ACCESS ROADS AND PARKING AREA n eI TR rPC PC ED CONSTAUCTION.THECONTRACTOR IS RESPONSIBLE TO PROIDE TO THE CITY AND TOWN OFITHACA AND p ED NEW YOAD STATE.AN ACCEPTABLE MAINTENANCE AND PROTECTION OF TRAFFIC PLAN FOR �11 n T a nnv DESTRUCTION HICALONG/NEAR TOWN AND THAIF ROADWAYS S.LIMING,FERTILIZING,SEEDING,AND SOLDERING OF OISTUR&D AREAS SHALL BE CONSISTENT WITH THE p1111 UN[ D 11.HIGHWAY DRAINAGE,SIDE STREET DRAINAGE, DITCHES,AND OTHER F APPROVE SWEEP EXISTING DRAINAGE -N•- 'REFUSE Ha r �P FACILITIES SHALL BE PROTECTED AND MAINTAINED IN IN ADEQUATE WORKING CONDITION DURING 2 SIGNAGE PAVEMENT MARKINGS AND OTHER TMFFICLONTflOLDNiCES SHALL BE IN CONFORMANCE IO CONSTRUCTION.THECONTRACTOR SHALL RESTORE ANY PEANUT FACILITIES THAT AAE DAMAGED DURING THE ALMDOT'S MANUAL OF UNIFORM TRAMC CONTROL DEVICES. CCHLSTRPOLAND TO THE SATISFACTION OF THE OWNER OF THE INFRASTRUCTURE 3 ROADWAY EMBANKMENT'.OBTAIN BARRELS ELEVATION BY COMPACTING ON SITESORE IN MAXIMUM Iw 12.FRI CONTRACiOi ISRf5PON51BLEPoR06'ANWGAV.SEEM, R INCH HORIZONTAL LIFTS USE ONSTESOILS AS EMBANKMENT FILL THAT DO NOT CONTAIN ORGANIC OR -•- aVA AT N 13.DtiE CONTRACTOR SHAEL TAKE AL,NECESSARY PRECAUTIONS NOT TO DISTURB AND/OR DAMAGE DEL SHOWSMATERIALS,ARE NOT EXCESSIVELY WET OR FROZEN,OR THAT HAS COBBLES IN EXCESS OF 6 EpA KI PROPERTY CORNERS(IRON PINS,kU05,ECT.).ANY DISTURBED OR DAMAGED PROPERTY CORNERS E4AtL N(HES ALONG THE LONGEST DIMENSION,IF SERIOUS ON SITE SOILS ARE NOT AVAILABLE,A WED, m� BERFPtACEp BYTHEGNTRACROR'S LICENSED LAND SURVEYOR ATTHFGNTRACiDR'SFNPENSE GRADED BANK-RUN APPROVED BY THE ENGINEER SHALL BE IMPORTED.THE BANK-RUN BATTLESHAL.BE p H SOUND,DURABLE,FREE OF ORGANIC OR OTHER DELETERIOUS MATERIAL,WITH NO MORE THAN 1D 14.ALL EXISTING UTILITIES SUCH AS ELECTRIC,GAS MAINS,AND TELEPHONE SHALL BE STAKED OUT BY THE PERCENT BY MIGHT FINER THAN NO 200 RUDE ADJUST THE MOISTURE CONS ENT OFT HE EMBANKMENT UTILITY COMPANY PRIOR TO CONSTRUCTION THE CONTRACTORSHATCALL NEW YORKSTATE DIG SAFETY FILL)WHETHER ON-SITE OR OTHERWISE)TO WITHIN ME OF OPTIMUM BY EITHER AIR DRYING OR I ACE H )I-SAN 962-7962)PUERTO CONSTRUCTION AND NOTIFY UTILITY COMPANIES FOR STAKEOUT. Q THROUGH THE AD01110N OF WATER PRIOR TO COMPACTION.SPREAD WET FILL IN AN B INCH 1005E LIFT 15.THE CONTRACTOR SHALL PROTECT EXISTING UTILITIES IF UTILITIES ARE DAMAGED DURING AND DISC TO EXPEDITE AIR DRYING. [nmxc 011 na[xmaaN, TYR CONSTRUCTION,THE CONTRACTOR SHALL REPAIR THESE TO THE SATISFACTION OF THE OWNER'S 4,ROADWAY EXCAVATION.EXCAVATE VELA t TO THE DEPTH REQUIRED TO PROVIDE A UNIFORM SURFACE o uTInG IFFEAL REPREGN;ATVE_ OESOUD UNDISTURBED GROUND FORTHE PLACEMENT OF AGGREGATE SUBBASE COURSE. ten, nxc HEf HATION 1G.EXSDIN6 WATERMAN LOCATIONS AND DEPTHS SHOWN ARE APPROXIMATE EXISWNG INDIVIDUAL 5,FULL SUBGRADE AND SUBBASE SHALL BE COMPACTED TO OR AREAS 95 PERCENT MODIFIED PROCTOR' O PpppPSEP YuYITAHY MERELE WATER SERVICES ARE NOT SHOWN ON DRAWINGS DENSITY WITH A SMOOTH DRUM ROLLER OR OTHER SUFFICIENT COMPACTION EQUIPMENT,WEIGHING PPP wATzvnv 1/.L-E Co TRACTOR STAFF LERFY OWNER OF ALI.IMPACTED MUNICIPAL WATER SYSTEMS,-HE RECDENT RELEASE7 TONS OPERATE COMPACTOR IN THE STATIC MODE FOR COMPACTION OF SILTY SOTS AND IN ENGINEER AND THE FIRE DEPARTMENT 48 HOURS IN ADVANCE PRIOR TO CONSTRUCTION DN AND TH NORA ORY MODE FOR ALL OTHER MATERIALS. pie PR PTV TH1111 1011 INTORRUPTIONOf SERVAE INS OF ANYWATERMATHE CONTRACTOR SHALL PROTECT AI.L WATER SERVICE 6 SUBBASE MATERIAL SHALL BE PLACED IN MAXIMUM G INCH AND MINIMUM 3 INCH HORIZONTAL LIFT + "TENDER P "PART T LINES AND PRIVATE WELL THE GNTRACTOR SHALL HAVE AMPLE SUPPLY OF REPAIR CLAMPS, MAINTAINOPT PRMUM MOISTURE CONTENT FOR COMPACTION. PRCH CONESTUT COUPLINGS,AND BUYING FOR EMERGENCY REPAIRS. 7,WHEREVER GROUNDWATER SEEPAGE IS ENCOUNTERED,INSTALL LNOERDRNNS BELOW THE SUBBASE 18.IN AREAS WHERE THE CONTRACTOR IS EXCAVATING NEAR ANY UTILITY POLES,THE CONTRACTOR SEAL. LAPUNDERDRAIN FAtlRICWiRISUNBASE FABRIC } U1IIn Tx4 BRACE AND/OR HOLD IN PEACE UNTIL EXCAVATED AREA IS ACKELTED AND COMPACTED. ADLAND THEIR 8,BELOW THE SUBBASE PROVIDE A SOIL STABILZATION GEOTEXTILE FABRIC,SUBJECT FEE THE ACCEPTANCE ~ o 19.THE DETRACTOR IS RESPONSIBLE FOR THE PROPER EXPLORE OF ALL REMOVED VEGETATION,SOIL AND CE THE HIGHWAY SUP ERINTENDENT,WITH HE.E SERVING CER1FIABLE PROPERTY VALUES.MINIMUM n E" yT OTHER DLSf-JRJfD 0E8R15, PUNCTURE STRENGTH OF 125 LEST,MINIMUM MULLEN BURST STRENGTH OF ROD PSI,MINIMUM GRAB Y P R �i ED_THE CONTRACTOR SHALL BE RESPONSIBLE FOR IMPLEMENTING AND MAINTAINING APPROPRIATE TENSE STRENGTH OF 22D LE,AND MAXIMUM APPARENT OPENING SIZE OF 40so YEVE. �i PHPPPSEP-1.LEAK F EROSION CONTAOL MEASURES TO PREVENT SEDIMENT FROM MIGRATING OFF SITE,TO STORM SEWERS, IH OR ANACENT ROADWAYS IN ACCORDANCE WITH THE APPROVED SWPPP, N ID III IND,"ART V. PUBLIC WATER 21.ALL EXCAVATIONS SHALL PROVIDE PLO:LHON TO THE WORK FORCE AS PER THE CURRENT 0AIT A VPo mC"I Q - DELL DELETE AS WELL.AS ANY STATE AGENCY REQUIREMENTS oPHIL ILL1111 NEREFF 22.THE CONTRACTOR SHALL OBSERVE OS.H.A.AND OTHER APPLICABLE SAFETY REQUIREMENTS,THE i.WATERMAINS,WATER SERVICES,FIRE HYDRANTS,AND OTHER APPURTENANCES SHALL BE CONSTRUCTED, /) p No _ �iYx I_uunory y y CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR CONSTRUCTION SAFETY AT ALL TIMES TESTED,AND DISINFECTED IN ACCORDANCE WITH THE COPPER'S SPECIFICATIONS FOR WATFRMIAN Q g 23.CONTRACTOR PEROT REVIEW SOIL BORING AND TESTING REPORTS TO DETERMINE SPECIAL CONDITIONS EXTENSIONS WATERMAIN AND APPURTENANCE MATERIALS AND INSTALLATION SHALL COMPLY WITH REQUIRED FOR CONSTRUCTION AND SULTABIUTY OF ON SITE SOILS FOR FILL MATERIAL AND FOR NVSDAN STANDARDS AND AWWA STANDARD CHAF93, Til INFORMATION ONGROUNDWASIERDEPTHS 2,DUCTILE IRON PIPE SHALL BE CLASS 52,AND SHALL CONFORM IN ALL ASPECTS TO AWWA G Q151.FITTING CD C6 6d 24.ALL DETHRBED AREAS SHALL BE SEEDED ACCORDING TO THE REQUIREMENTS SPECIFIED ON SHEET GM.7 SHALT.CONFOiMMNN ALLASPOIS 100.CAR CIT OR TO COMPACT FIT RINGS AWWA C-153.BUSHELS, AND THE EROSION AND SEDIMENTATION CONTROL PLANT FURELESED WITH CEMENT MORTAR LINING IN GNFORMANCE WITH AWWA C-INS,PIPES SHALL HAVE Q 2SGNTRACTOR SHALL BE RESPONSIBLE FOR IMPLEMENTING THE EROSION AND SEDIMENT CONTROL AN KITED,PUSH ON,JOINTS CONFORMING TO AWWA GIII 2c FEATURES PRIOR TO BULK EARTHES INGAGAIES x THE MINIMUM HORIZONTAL SEPARATION DISTANCE BETWEEN WATER AND ANY TYPE OF SEWER UTILITIES 26.ALL LIGHT POLES,CONT6THT FIXTURES CO TRACTOTE-0 ALLBECONDUIT SHALL RESPONSIBLE FOR CG AND INSTALLED UNDER )SANITARY OR STORM)SHALL BE 10 FEET,MEASURED FROM OUTSIDE WALL.TO OUTSIDE WALL OF THE A SEPARATE CONTRACT THE PUTS CONTRACTOR SHALL BE ftESPONS(BLE FOR COORDINATION WITH THE MAINS THPMINIMUM VFATIQILSFARATIONDO;ANCE AT LED POINT OF'BOSSING SHALLBE181NW,E5, CONTRACTOR RESPONSIBLE FOR THIS WORK AND PROVIDE THE NECESSARY EXCAVATION AND BACKFIH ALSO MEASURED FROM OUTSIDE WALL TEL OUTSIDE WALL FOR INSTALLATION OF THE TRENCHING.THE SITE CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR 4.WATERMAN STALL BE INSTALLED AT A CONTINUOUS UPWARD GRADE TO A POINT OF AIR RELEASE. SUPPLYING AND INSTALLING THE POLE BASES FOR ALL MERCER LIGHTING SXNRES. POINTS OF AIR RELEASE INCLUDE WATER INCLUDE WATER SERVICES,FIRE HYDRANTS,AND BLOW OFF VALVES. 5.SAMPLING REDLiREMENTS FOR THE DISINFECTION OF WATERMAINS SHALL BE CONSISTENT WITH AWWA It. SANITARY SEWERS STANDARD COAL-92,SECTION 5.2 CONTINUOUS FEED PRETTY,DISINFESTING WATERMAINS AFTER DUST FLUSHING AND BEFORE THE NEW WATERMAN IS IN OPERATION,TWO CONSECUTIVE SAMPLES TAKEN 24 HOURS APART,SHALL BE COLLECTED FROM THE NEW PROFESSION,AT LEAST ONE SET OF SAMPLES SHALL 1.SANITARY SEWERS,MANNAOLD CLEANOUTS,AND OTHER APPURTENANCES SHALL BE DNSTRUCTEO,AND BE CCLLUCTED FROM EVERY 1200 LINEAR FEET OF WATERMAIN,PLUS ONE SET FROM THE END OF ONES p.,, TINTED IN ACCORDANCE WITH C'TY AND TOWN OF I IHACASPOHSCAT'IONS AND EACH BRANCH- A^Xy 4 N 2 SANITARY SEWERS SHALL BE SET 35 PVC SOLE CONFORMING TO ASTM D3034,WITH RUBBER GASKETED 6.FITTINGS SHALL BE DUCTR IRON WITH MECHANICAL JOINTS. JOINTSONFORMING TO ASTN I R12 AND ARM 1477, 7-HYDRANTS SHALL CONFORM TO WATER SYSTEMS SPECIFICATIONS WITH A`BURY,OPEN LEFT,TlA[IIFc 3.TESTED SANITARY SEWERS SHALL HAVE AN INFILTRATION RATE OF LESS THAN 100 SALONS PER MILE PER TYPE GROUND FLANGE,6"INLET,(1)4TO'VISE STEAMER NOZZLE,(2)21/2'NET HOSE NUZZLES INCH N ENCTER OF PI EPER DAY. MECHANICAL POINT CONNECTION,5'HYDRANT VALVE SEAT,AND A PENTAGON SUBSTANCE NBC THE 4.SANITARY SEWERS SHALL BE LAID WITH A STRAIGHT ALIGNMENT BETWEEN MANHOLES.AS PER THE HYDRANTS SHALL CONFORM TO AWWA C ZC2. AF DEPRESSED STANDARDS FOR WASTEWATER FAGLITIES,FOUR EDITION,SECTION 3385 DEFLECTOR 8.MAIN VALVES SHALL BE MECHANICAL JOINTS,RLEAUT SEAT,GAS 2'OPERATING NUT,OPEN LEFT, TEEST.THE EST SHALL BE CONDUCTED AFTER T,E FINAL BACKFHL HAS BEEN IN P,AQl 30 DAYS A RIGID WITH STAINLESS STEEL BONNETT AND PACKING BOLTS AND NUTS THE VALVES SHALL CONFORM TO BALL OR MANDREL USED FOR THE DEFLECTION TEST SHALL HAVE A DIAMETER POP LESS THAN 95%OFTNE AWWA C-109, oIa ne BASEINSIDEDIAMEDEAORAVEAAGFINSIDEDIAMETLROETHEP;Pf DEPENDIN60N WHICTI ISSPFLIFIEp 9.MAINVADVEOOXFS SHALLBF.S-1/4",SGLf.WTYPE WtTHCASTiPONDiDS MARKED"WA1F.ft" - INTHEARMSPFOU APED,INCLUDING THE APPENDIX,TO WHICH THE PIPE LS MANUFACTURED_ 3P.ALL NEW AND ALTERED EXISTING WATERMAINS STALL BE PRESSURE AND LEAKAGE TESTED IN - S.TEE WENT APPLE SHALL CONCRETE ENCASE THE SANITARY SEWER LINE OR FORCI'MAIN AT ALL PLANTS ACCORDANCE WITH THE LATEST REVISION OF AWWA STANDARD,60093 RATEST REVISION). +E nTo, BP .ITso,asN WHEREVERTIGLL SEPARATION S LESS THAN PB'AT CROSSINGS WITH STORM SEWER PINES, 11.THE OBTAINING MINIMUM SEPARATION DISTANCES BETWEEN GAS LINES AND WATER LINES ARE sa va eemr ?Wo Y'I'n ,wlltek. mlCy omwn ev'. AIR 6.ANY POLYETHYLENE FORCEMAINSHALL BE TYPE DR-11 WITH A PRESSURE RATING OF 129 PSI. RECOMMENDED,OTHER MORE STRINGENT SEPARATION DISTANCES MAY APPLY eseeE mi 111 IS, HORIZONTAL 5 FEET VERTICAL.2 FEET owomrmmutivaMb D" ma n lo4 FRI W I meE� EmMmw raHm�EE YHELAI 'AHA21.1�� SITE PLAN NOTES PINBL_PRINT CS-1 woo BUILDING INDEX Pa i.G,6o. Nl x \ J PARKING i - 1 >�r Meoica/Pnarc+r�c _ rx IP _ F O �� .,. \\ � 1 -, - � � BLDG 13B IT I BLDG 11A � BLDG 10 --BLDG 3A _ BLDGBLDG BLDG 2 y �� - J•,,; _ � �- _ �� - e� ] / W CA :SIG -f7' BLDG 18 ca �` —�✓ �'� , '�X� ___ f rD PARCE7�+1` -` �• �k aur' '��/ �wnx/ �/ oAR KI�aG L..YA3 R � ..ry T.f \ ' Paw ' — 9 ll y T y � FAGAN i _ y — f, TV * — 1EKISTING p SIB J G r CO//N��DITIOONS /so .u. sek N' e o BUILDING INDEX �(.;;c- 7 v " G L k, N G�to a i —�,�TJ o GO id'+4 warn \ �PIT, �, '`�, PARKIN6 LOT5 - /S J/ PO'� _ _ I i 1 { i > 7 v>'01 J, ✓",. ///� — _ � 7T MEDICAL PARKING _ _ - z e uc nor�a ti nor ert y{ I PARKING LOT P.. - is ]A \ .k , 1. 4 _ ---.- 1 - — " 4" — A vt F -- P K G 10 may_ f — e" — „>m® 7 --- — 13B -- _ _ ao� 9 �� BLDG oN s. 3 U ��. ; �� .� �r C BLDG 11A ' s BLDG 10 �q P w\ � PARKING LOi 2 s � CA L � BLDG / BLDG 2 BLDG 2 - BLDG , .., x �71d ®R�`mrz �rtsrrc ___ _ a �a BLDG 17 a BLDG 18 096 —> -- n � � �,� `^tip �— — —_ -- � _ —„— �1 20 —� vim,.. — ca,,,.. — V — RQ ` -AR KING LOT sa i� I I N/P �' ER00N P T Y ,. x,- NC'ES C� ,o � � FAG AN r, >; T u„ �,wls,li- - 0 m>o- Z till>1.. a, .A �'.'�%l- - -- d e a o>tiN�s xs,K, oK,0. avN N11,11n >as: _ —. —\ y .. a�� . RI VILI[ — - na �r, ox.an �. .1 x a xmN 7 T /s 1 o.l oNIT-R s ao:.. ,TO •� N N s nsmENW - s sa�eea,ain DEMOLITION& °` PHASING PLAN iINRt PRINT CS-3 - � _ \ RR�,R,,,R ES R. �] V" m E �a ® ,,,,•♦ i BUILDING INDEX SIR SA N ik M H :r' ) / } 7 _ - -M EDI LAL PEAR M NG ' EPA- �bA Unn j _ �, n _'q--za' �w�� _ J4 — T'v + C J � �u�4z - _ r +a f�^^' � M 4 - ---1 BLDG 13B ------------ A "� �� , , BLDG 11A YA III .._ � BLDG 10 s y CO Si CA „� II BLDG 3A VAR, V �R 4, w BLDG _ BLDG 2 BLDG 3 � �-.. LY �nasa II _ _ * -'��---- c .. 4N 1_ P � I L J"' .. a �� I / /" o'" '�:•..R, �� BLDG 17 BLDGcm 18 a (BYT. O ERSEtSAIL/ Yn W r — AHD YV .sue" �TU PARCELO� V R. `\ ePSK � L�MERSON P-r°�e .�... 711 G R �) All", FAGAN KEYNOTES: A_ / �= �L. ti' �,� 5''''� SAY - •.� S,� .E%I TING PARKING AREA AND DRNFS TOBERERORED AND UTILIZED DURING PHASE \� `y' "' \� 'Aw sx �' I.THESE AREAS WILL BE REDEVELOPED IN FUTURE PHASES BASED ON THE 'f Y5q}M,4$ts" ' lRGV�dR�: L4 a m.�aewuv RR^..ERR CONCEPTUAL.SITE LAYOUT PLAN,AIZ OTHER DEPICTED PARKING AREAS DELINEATED WITHIN THE PHASE(LIMITS ARE PERMANENT COMPONENTS. 1 AJJ ,'�� • 2.APP(ICANTIO REPAIR EXISTING SIDEWALKS IO PROVIDE ACCESS FROM PARKING / •` } ` me.,. x.vm u.= Y AREASTO PHASE BUILDINGS. % R � , , — 3,ACCESS DRIVES I AND II REOUIRECITY OFITHACA PERMITS,ALLWORKWITHROW a WILL REQUIRE DETAILED ENGINEERED DRAWINGS FINAL DESIGN OF ALL EYE 968 ,/ ♦RR�RR •.-—_ \/ 2 ,A� L.. N IMPROVEMENTS TO BE APPROVED BY NYSDOT IN CONSULTATION WITH THE CITY OF \ R , ITHACA ENGINEERING DEPARTMENT. \ RR� -- 4.APPUCANTTO PROVIDE EASEMENT FOR THE CONSTRUCTION OF THE GATEWAY ', �/ /- - yJC, R uYa Asp s .n x TRAIL AS PART OF I'HE FM[USES SUBDIVISION AC-IDN,CONSTRUCTION OF THEBY OTHERS RAIL IT iHELAW es T IS . /- t� %�' Aaoeea asn SITE PLAN S INSPECTION OF SIDEWALK ALONG.AURORA STREET TO BE REPLACED SHALL BE \ jGTyRPGE `' CODES ATEDWITHTHECi IS SIDEWALK PROGRAM MANAGER REPLACEMENT HELL / .e✓ SHALL U BY DETERMINATION OF THE CITY..ANY SIDEWALK RECONSTRUCTED O MS N 1 GRACE OF ROW WILL RECH REA PERMANEN;EASEMENT OR FEE TI RE TRANSFER. S FIbAt P81 �� KEYNOTES L SIWING ENVELOPE EILINFARON.FROM EDGE OF BUILDING ENVELOPE S LOCATED AT 6 k ow THE EXISTING PU CHIC AGHTOF-WAY FN TURNER PLACE m ® D [ Y t A� n5 ® d NO w C.E & n. Nt C A. Ncs 2.4 �_�_ E o NI t. 5 m m y AN YITL. BUILDING INDEX r Cl 1 m a A IF t a a a PC raa L.n h t: xnt _ti IY iN K o t. ti: fks5.72' ww.--w-------------fwwww;w—w—f..www.. 6hI1TCD --- R,—,c — — -- — -- BLDG 17 BLDG 18 ma ,matN ww r NR LI 4� ww ww w� ,p 'n7as7 Ta Is a us ��V mE a. 1 Cs eN?mtt ' ; sEti. 'W e4 '�^' Afi7 >}s, VNnvn Cs _, — — — - _ PARC 0 N U,1 —, F" 1 I e NIF o w ERSON .T." J- CA ca ��/ � a cm 66 a, 1 r 0 \ ca I ov § 1RESS III G.S � \�,q Y nN'�'HA:axv xuue! , ]RftS&NRILSi / /.' Nil / r!- �� a f w ��u�uiuw�w FAG AN LATE&LEDSIi A, I I f.5L1VG iRCFS&NROSN I, o xo pox sx e II _ _ ' i ♦� �_� .�� I;.. COH WN __. ___- 5 see�, ,x , _ � � � � a r GNILOING21 LAN eea aan SITE PLAN �aRP�E `'� �� 1 Fixntraixr riSw4.� g SIDEWALK �� - ► ►/ -/ �` m Y NOT K 1 BUILDING ENVELOPE DELINEATION.FRONT EDGE OF BUILDING ENVELOPE IS LOCATED AT � _ KE ►► ►► ►► i►, ►► ® a WALK ALONG MORSE PLACE i.'► ►► i► c a — ♦ LA o ® 2. BUILDING ENVEfOPESFCR BUILDINGS N16N12 DEPICTED FOR THE PURPOSES OF CODE i mDow �m ® ® REV;fWONLY,BUIlOfN6SN1C-iJ12 ARE F%QUDED FNOMTHEPHASEI9iEPLFlN ,-' -i/! w'E a e APPROVAL BUILDING INDEX j /- m -------------- ------------- a a ®® ®® — _ l ., % �=\� � �� ►♦► Cam^"" „�„ k AA solloo { ►►♦ sib ♦ ♦ `► 30' �►►♦►►♦ a �'� � G INAI Hop s ►► . W, ca COD ► U�T F �n _ 7� � � CA a SLrc � e 1N m eASIX ------------------ D sue,„„�,�.. �_,_' ,�z �7 � uD � ,� Sp" ul Q� � a _ nT 334 su±r"*r A_ i 1 � � � cc f ,, d AA F d \y.,.,,, r� A a F. 'dg ,:<.. 3 R ----- ........ ., rs ?T&n! y ,. r {ih tar' �n•..A�7 ...,.I sCEW STALLS TILES E ___ _ ---------- r L,m FAGAN ti a �A s BLDG 11A III ASN ce sr see _. � ., ►MU' � L �,�m�mmra�, va roa .NY. � I xewvo es'e ago......... nroa.ms " RsiHE w EXIST. FENCE D UILDING2 M i-------- --- _ d __ saao eez asz w,e o4�RiT -------►-..# SITE - -RIB CLE RACK BLDG _..___ 1 r.e n n .. TINAL PRINT LAW KEYNOTES LANDSCAPING CHART 1.RTANDARIEMOVE AT N GARDEN AND OiL/MUABUSH RAIN OUTLINED I N THEAREA WITH ESTORM ERDR DE UTILIZE _ _ Dow STANDARD RAIN GARDEN SOIL/MULCHAS OUTLINED INTNE EYE�ORMWATE'n DESIGN T � 1 F' � MANUAL SEE.DETAIL ON SHEET C5 10-PLANTINGS AREAS DEPICTED, - d RR 2.CONSTRUCTION OF THE PRIMARY GATEWAY TRAIL IS BY OTHERS,ALTERNATE TRAIL WITHIN _ 21 RA A,ALS11 SA SHOULDER OF DRIVEWAY TO BE DEVELOPED BY APPLICANT. _ _ SE SE RA VS m E ® 3,MAINTAIN YET TING I'RFE/VEGETAl ION LINE AS DEPICTED,PERFORM NECESSARY PRUNING a AND DARTISCLEARING AS NECESSARY TO MAINTAIN HEALTHY VEGETATION.PROTECFALL 5!OWn_ . a I CS c BUILDING INDEX INDIVIDUALLY GOLD EMITTING FREES. VF - - 'M1" � o -_- All- 4 w is ssw_n Bran. o00 ,_ .APPLICANT TO FROVICE EASEMENT FOR THE CONSTRUCTION OF THE GATEWAY TRAIL AS PART OF THE EMERSDN SUBDIVISION ACTION.CONSTRUCTION OF THE TRAIL IS BY OTHERS. IA 25 gIC.A rec FE.usca - — - OE RE SR NI 2 o�oNro s �rvium SaM„o s annnu cams o 1 ---------w—ww w.www..www. M ---- BLDG 17I BLDG 18 N B N,USH � �-------------� i ............. ---- _—_--------- 1 n,�' census M1 F A&I ARM �/V reF i � +ws�r �� ✓A s� \ „ -- — ---— I —s PAR F, LA IN w , RSON P.T." H c CD 6d s � 96 s ACT,1 A ]RELY I SIR,3/ FAGAN i� ��-� S1G mrrs N oaus �i i E sr LE&SILLYN E RAN --- 5 m: 0 _ _ _ - -- , 1NPHI „IF4 i OP nsTHcuw �� LANDSCAPING � � saao eea aRn PLAN F71 Psi CS-5.1 KEYNOTES_ L REMOVE AIL VEGETATON AND ESTARLISH RAIN GARDEN AREA WITH UNDERDRAIN,UTILIZE _ - STANDARD RAIN ARDEN SOIUMULCH AS OUTLINED IN THE NYE STORMWATER DESIGN - tt tt tt tt it, a MANUAL.SEE DETAIL ON SHEET CS-10.PLANTINGS ARE AS DEPICTED. / ,-- it ® a $100 amo ® 2 MAINTAIN EXISTING TREES AND BRUSH.PERFORM NECESSARY PERM NO AND DEBRIS / ® ® CIEARINGASNEU SARYTOMAINiAINHEALrHYVEGETA[IDN, -- %� i , N m E ® i 3 WITH DETAILON PADS 10 AREA.MAINTAIN WITH 3"FORESAIL AND IN ACCORDANCE i � _ / �-� ♦♦� � �� IS,� BUILDING INDEX - j - ♦ �'a _ m - - i a a i= ,♦ �>t t RIP / � i ♦i - �I 00 �♦ ttLF �\ ttlots p tt IT, xH4'A All +,tt�t ® M t t } S t l E �( fikYS 1 3 tti�� -- .at.••tb,t, °"ram I i e Cm 1► - ca H awc crweT "mow o HOTAIN NEDT _ �i a e , to — wx.x r ` k H j �bNt� a.1. s r. V l D D 1 a _ tt YP nePoxRW RW e .W . 1x eW,,x..a.eoI,,, dTl-li _ r 1 frrr Ye BLDG 11A j _ 5 D�CONC T�1K xM�`4 pro I see mi o a.o E l y —CI y 1 0 I 'svYo kSa i1109. n+o tivg � I tlS iHELAW .. M i --- ----i_- LANDSCAPING -.�--- EXIST. I LACE �� saooeea a�n WIDEc T wsK _ --'` PLAN — rnr�v ------ - BL G CS-5.2 odo BUILDING INDEX - � I #iio \ y 0 r� � @ \ MF0I CAL PA RAN CLG r BLDG 13B OL------ ON BLDG 11A BLDG 10 BLC mp m BLDG 3A �_ � �BLDG BLDG 2 � v� - 1 0 BLDG 3 v ca h" 'p o pm 9 m l g BLDG , - 1 e ca wu FAGuAN 77 � 4 _ G _ e- 1804i9 3�962 &RWDIRGPLIIR 9 - .�tH FINAL- - CS-6 m 01, BUILDING INDEX ors ••®®• •• a/ !C N K .• i ....__..°�• o r a a / w 6 y q n i a i CA 5 � � `�.. wway � e.-Kro _sr -;.— Its e� a i� •. — ♦u sw L nnm S go rA `•♦ xi � � i fin -- +..."••.. say �.� _ L e _ rwr 96 a 6 Ca Y� •r� a �" ., sl v w � k / nravo As.� �9 P ,"as Namc � ..a.a,�a Ra,HE�w, aa,as �,� Iaaoees ass UTILITY PLAN .� TFaaAoe 5° � TINRL PRINT CS-7 77 PTO-IS111, IRSARI Ioe Ee Isw+,n o rx N 3a9az)—-._\ /z/z, IRnSS M" s L C A E NAM (nNA 409 \ s x 6"SS w,rT. vnR E. _ g ``2 ros m a salvw () T �—'— c J 11 11 - o o. 0 - 'm S t G.O (nx a s�JOIA q 3 �, m N m E E Iz` S15fl OB RISENE e 41 c \ d3 3R°'B b4'S4°g'¢�`-"b m TEJ ( ) -=/ I nl u.�nll dui xlrl ysl yr - N o coTcr As erns wao5O L N-RE a o xov[N _.-... ....� .. REGULAR DUTY I .� �,✓.✓<+LL.�i.L;. vEt -_— Gv�l.II�Vili!.�.... xmERnL"`�' urvr£aoRAw >v > pw,a suoa se) t �!t R m.. i= - ___ lY N K )NPAG1Elf S�BGRADE— Y q. ( t )CONCRETE L L2NE ttCe 11 PORTNNO CidCVT. - l5 0 HEAVY DUTY I ��`�) 6"CONCRETE CURB "" / - rE eIT A,BOARD w, NTL. I) )LOf"' WACt i 0 BUILDING 0 0 0 S CONTROL JO JtS N SO�WAIS�NNTRI Ci O�AS NLLOWS y ALE E ANT NO FROA IT � LED A STITI m�RUS 9N AND v IERAL-'- mTD�S CONCRETE SIDEWALK SECTION xt,v<,,K ,t�' r A9a,�J Ns a°ess rHt:BLINDJLK o 0 a.LC US IN'D JOINTS SHELL BE ROUNUEU Y`AnO FllGING INOL ApYfP-L IS CRAB a srnxunsE Rarol u.r,iv.-SO Tm m vsa A1e% R T S ,.coNTRAcron Jon S NAu BE OOL.o 0 0RN mJnm euc6. CONCRETE SIDEWALK NOTES - A1BGRa E DRU LOCO UN DI F.2ANV SLID.S 2O - REACTED UO 9 N. /e�� _ AC— LANE t. D4N,CJ54D m UC d ER TE fhW sd.waF xt V 9 a( y ion a naw e as,. s d a..0 4uLlcn vA fo ox'.. �.NFECRE E Jl Ae/S E L CI ALL 9 C WTI A CLARC CONPOJua ALLEN FRIVES ARE . M -SEE JOR I Adlacen� u. m N.Y.PARKING AREA PAVEMENT SECTIONS INTEGRAL CONCRETE SIDEWALK I CURB RDIRD ARD IRIC�,9G, ' �n A AA ad. >A Aaa A m.�<<A N T I _ (TYP) vV , n'1111 n , ewak ry s nU. — e ISTE,BE:ER XFSf LR..,SAID, Ong Yyp v l d s e-and 6' 6 ry w're sm �u NSINI aUtEu.ATS(2" SES GEN CIYt2E and mr rasto.s+aen. wtn o Lv�nq cmm�Cagnao ofu FAR ITFIND SUN NWOFFER Il SIN I FA Ory RE LINTS NBC.) 2r.2 pLL/S'I'A6t_MD% IiniA�_s nee Pe',e. / F E"55fi C/.tCY P ERC VOLE VWR F—DRAFT ALL'III connrulmu TO CACTI BASIS,ITrv.) CANs oiisL k11.15C a ........ ........ `� DA DID 6 - TION SEAL BEELCIAG STORE m 2'x2'CATCH BASIN DETAIL U CID r TT_� NRUA DYAILL) pC � STunl.E.'L nEE� rvl 1 O,xxNlut2 Vqn I2 Nlx OR reREm'r`QNL (NTINL NO SIOEWAUO 'F y Es x) Emu ER uOm n WATERMAIN/SEWER CROSSING DETAIL CA --_ _. CONDITION SCHEMAT REQUIREMENTS AO swr -BILL Hill L + wr n.C LENALL. - R,AS oaoe 1 — ii�ml II�II�IL-iiiil M �o I AEG AE aE,N9E,A NN GFLAT 51N)LBEI R EF,I a. . 4. I � s '7 L HE Es al Ohl a � BR Y s u Rwf.T�ILNF it C Iii'I a o ), .p0 ,AL 1 IL� .NwG CAVE nUn OC i O.5 O GROUND'/., 2. u[suR Aa. I'llu......-._. ........ ........ ........ .........._. -.-.-.-.-.-'--- Ire'ILL)roJ.11 lLl 11 Ck0 No S I t vER O a�L1 �� TYPICAL SIGN INSTALLATION Fil / PARKING AREA LIGHTING DETAIL E—1EI111 OF AIR TO RE ID El NIII AJTE�� _ DAN BID s. >ARE EFEI AFTEE SE ooRE"INNE ATEEL ...- vE)Ran .SSN,oEaeN-vrvo� LII,��1L-ail,III ILti- I s sAZc HSRI �. -ArAP LINE pO tf ire ac C CAS m t cL AC_ T caws a I IE OR -„STONE(N15OOT B U NOTES. SEVER-NE ,_ rOSlAxwdorJs V ae�anln C` ,GAN TYPICAL PIPE TRENCH DETAIL III9a10L EA sNENT"A- — — ) — AAATER LINE )TOO-1E1 1.. . mz", IN ff AT ____.---- .... _._. RmN n Nemc vg CIVIL DETAILS RE"'SFR.A flNBt PRINT CS-S 77 E&S PLAN NOTES_ - BE PRO IDS AG(.FSS O'NE SITE ON GRADING AND {{ - ACQUINAG BORROW TO CONSTRUCT THOSE Ps. t 1.EROSION AND Cl—ENT HMPS HIRE, Sf I - mwoo •r•iIr♦'r♦' CO S R CT T B ED, NCTONA.BELORE � G M SSt I,G" o T S - THIN THE IS ` a 1 RIRUTARYA FAC OF'HOSE.MAPS ®EEXI •` w E FINALAFTER STAB L E AS BEN ® m N AGN E FD,iFM ONARY EROS ON AND Sk0 MEUT •• d OM BAPA MUST BE REMov-A AREAS DISTURBED ♦ ` R d d GLR Nc REMGVAL of THE BMPS MUST BE BUILDING INDEX i ATAHILIZF.D IMMEDIATELY. rY, • - m N FS 4.STOCKP LE HE GHTS MUST NOT EHCEED 35 FEET. ` ` ✓rr/ �+- N ♦ ..... m m 6i m ♦ s MMr♦ o 0 o N STOCKPILE S OPCS MUST BE 2-i OR FLA'I"ER ♦�♦ o O o y_NT`SITE THE A EROSION AND ROPERLY_ MAINS N.MUS'" CtUDE N F.G IONS OF AIL AND SEDIMENT EARN AFTERI EACH ♦ram ♦Or♦r' MA 41: a PRFVENTAiIVE AND OREMEDIAL MAINTENANCE �•♦♦ ♦ T+51 If♦r �:PAFROiCR M, READAO G, "SEEDING, "` rHfrr rI^♦ IOUT 3NI1.T kA3g hr R MUNCHING AND PENETTING MUST BE ♦ f+� MMEDATELY. EROSION AND r� ♦ N' E IAINT CONTROL RMPG FAI TO PERFORM AS .�•♦ ♦ �UJ � k^ �. ♦ G, EXPECTED REPLACEMENT OR � • � MCATIONS OF THOSE INSTALLED WILL BE �a♦ o RED SIX •.01 ` SITE CONTRACTOR TO BECOME O0.PERMITTEE O -per rH N 1 A, G PR OR TO EARTUWORK ACTIVITIES COMMENGINA �' nf-N r n RTFO CONTRACTORS S PRESIANIIALE FOR Al " N g C tE-11 ons - RMITs �p1Tcca M • na J e eT m.cToti SEQUENCE •• ' PAR EIITGu N- ,1 t>tiN 1 ALI PAGE NUMBERS (. 'j REFER TO THE NEW r TEL110N DE ES FOR URBAN EROSION F.y. • .'� PROI[C ON u-t-'I�FOIEt N .,1 C�� .: ND SEDUM tr / r z. NBTALLBT aANGE�P Ll--p�TOR � M BGT T •/ NA I LESS TIINGRESSAN THE III EGRESSwoTH AT PGNTs`HERE T MUM W DT SHALL BE / �' ono ENTRANCE SUSEDEETMN �o� WEN FOIR(zA,FEET TANDARD R LT FENCE BE P CED ARGLND ALL D T_11 ' 1nE HIT ,ND EcnoN, PRO Ecnon y n. CLEAR AND cane THE SITE M '' - SITE�SUDRMETER BLT F N E o _ OVEGETATVEGOVER ••..,,® , CA CONSTRUCT BUILDING FOUNDATION AND ENCLOSE 1 W; NIX BUILDING ,® ca,. . crsroRAWATER BAR IS AND RM i„�`♦® ,A ! O NC N AccoADANCE W IT —NUA TP •�♦ v s I_ IRE ALL RUNOFF e D VERTED TO TIE '' ," _o .,;,..�,r � � e BASH uNT L THE s TE s sTAS L zcO NB , (ROD COVERAGE). STORM ANSTALL TTACH TEMP RY SEDIMENT TRAPS ry sn 4+) APFFr rx, YO E,xm mn x TEMPORARY c S NLET THE (. J CED �' �:' / / 1��i.l< AED A - - r N AREAS F ""VATo TYPE IN AVEMENT AREAS-CONVERT IT FAeRG DROP TN r + + INLET PROTECTION TO TYPE III N-PAVEMENT OE ECHUN UPON HAVING WTHW PROJECT F� /• A, AREA. AR AN� E q I 9 INSTALL ROCK OUTLET PROTECTION(P.682'I)AT / '+'. w ALL STORM SEWER OUTLETS _ ' A,, F Cu CONSTRUCTON MAN PROJECT ` k"{t♦ �" B NCWONG NFRASTRUCTURE AND NEW •• `W' W T •� /• t....•r� GPBG L,FINE GRADE,SEED MULCH AND 'i VEGETATIVE COVER r. »• •r.,.,. 12 REMOVE SEDMENT FROM ANY SEDIMENT TRAPS OR BASINS S� II n REMOVE TEMPORARY ERGS ON FORTROL �♦v�^♦r�r , < .. e METHGDS EN GGNTR BIT NG D�NAGS AREAS v LBR R6N ARE STAB L ZE0 s m, n�av P ` .w.Bv RBN r o� .�9Nam� Ep0.4GE ' v DxSb Ala ena s U2N NL�E Ii5 NE uw 0 ♦ram iB6tr9fi21961 EBSPIAN ♦♦ amgreLy FINK PRINT STANDARD AND SPECIFICATIONS FOR LAWN AREA IMPROVEMENT W°°°FRAMESPECIFICATIONS FOR SILT FENCE PROTECT ON lu SE Y c4't 5 B.,an _\ STAKE�` 1. -m arepee o2 n e 1.6'MAX FABRIG ¢. m n ur�m � II,ITR=I. ��_f Ma,�ras �owTow.�) �. o n _ _ u .xmem e� e Lnee�, — - Tec c.oTn .. _ MINo, 3 IIILI N,Il L, E F. caai PROFILE ) -J III II--III I a - rer m IIII _IIII i�a ,°',-E_ED p p eme(11 E 1.�I) III (III=IIII - _ It"ea. m m ea i,m me_ ned. p a e,m e nose ee sm e,It e. Ill LL y e a IS.,pt . a a 8 a DROP INLET t o a N t t _ � nPASRIC a woen e o nm or a Idu� m s ono tl a,age A�2 r WITH GRA?E FRAME I 5 ....- p .... e.i e c e e,<e e ne me rnea. "e e k,e«em M Lee PLAN VIEW (I _ ee eeeeea. ° n° p ne ee re p p. o 0 anwL�� 0 0 STABILIZED CONSTRUCTION ENTRANCE THEIR EXCE !t a , CASS 'I n lb,, '� .��i _ AT C°WNERS mmee ootl roe mec p 9 CONSTRUCTIONNTS SPEC3FICATIONS , u pe FILTER FABRIC STORM DRAIN see ELIE sr T e T�E r 3 we ee t (1) PROTECTION s0 e° 130 „s —S2o I Fin -I t so..,n[s(enx)/ II rr -c Phnti�sl nmTa � 1 6.wn�DEPTH u h I I Al d S a9 M 9 be n aec ed a.ase o Y ap.e. e se srd LI a ma � „_,. It 11 re1 ( it'e IS,,h vJ �ue / e�e� eew ue e o rm�.�, rm.r. a ei r mma m,eerey v emLee (a eTL�»n O.m'en�o w�V u+ IS, eIS e um eOa Lowe me p ro,ee e,eee Ln eed.m mro .. se ee ,eeI c ee ee sa eT e oL t h,I"It, . sx ee em ne e ee, eo ne t i o<e roe e e .even. e „n„ :,T e, a T.",,e� x � ,u e, e tl"S,fn„me w tlx I St SlH wpm ILrI,-Ilinos Is-_o LIT nyemFI r„ w RAIN GARDEN DETAIL y y .Ts rCC o I oG96 � / llaLr unx 3 S11 u.ftiuCf 11 f � SIIn — AIII IL FLE -- -- z /(...) 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AMERICAN - "°" '"°"'" GREEN V/ r,eee��een_u E s � 0 t �ts' E EEp«. ,ET(e_ E&S DETAILS LINED CHANNEL STABILIZATION noe„ 21,il PINBL PBINT PROPOSED RESOLUTIONSite Plan Review Final Approval 815 S.Aurora Street City of IthacaPlanaing and Development Board August ust f WHEREAS. the City of Ithaca Planning and Development elopnrent Board has one pending application for Site Plan Review for a new -unit student housing complex comprised of three buildings, located at 815 South Aurora Street by Stream Collaborative on behalf ofthe owner,and WHEREAS: The project applicant proposes d new -unit student housing complex comprised ref three buildings�constructed on hillside on the east side of Route 96B, overlooking the proposed Chain Works District. The proposed buildings will contain' ( ) one-bedroom, units, (41) two-bedroom units, and 3) three-bedroom units. Amenities will include a,gyres and media room, with access to an outdoor amenity space can the first Moor of building'l , and a roof terrace and lounge on the fourth floor of building B. The project shares the" , -acre site with an existing cell tower facility, garages, are office and a one-bedroom apar'(rnent. 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 hi front of the buildings A &B t the northern end of the site, The project will include 67 parking spaces,as required by zoning. The property is located in the 1 -3b Zoning District, and d WHEREA& this is Type I Action under the City oflthaca n iionmental Quality Review Ordinance, §17 -4(B)(l)( ), (n),(13)(2), d the State Environmental Quality Review Act("SEQRX" § 17A(b)(l1), and WHEREAS. New York, State Department of Environmental,Conservation, and the Tompkins County Department of Health, and the Ne 'York State Department of Transportation, all potentially involved agencies in this action, all consented to the Isla, itrg hoard acting as bead.Agency for this project,and, WHEREAS. the Planning Boatd, being the local agency which has primary responsibility for approving and funding or carrying out the Action, did, oil March 26, 2019 declare itself Snead Agency for environmental'review,of the project, and 11 HFEREAS legal notice was published and property posted., and adjacent property owners ers notified in accordance with Chapter 90- C. (1),(2), &(3)of the City of Ithaca Code,and WHEREAS. the planning and Development Board d held a required Public Hearing on April 23,20I p,and WHEREAS. the Planning Board,acting as Dead Agency in Environmental Review,has on July 23, 2019 reviewed and accepted as adequate a Dull Environmental Assessment Tome ("T » Tara 1, submitted by the applicant, and Darts 1 & 3, prepared by Planning staff and amended by the Planning Board, the following drawings: "Topographic flap,No. 815 South Aurora Street, City of"Itha,ca., Tompkins County, New York" dated -2 --Id and prepared by T,G, Miller l .C, "Demolition Ilan ( LO)", `Site blare (C2,O),, "Site plan Future .Access (C2,I) (showing bike parking)", "Grading,, Drainage and Erosion Control plan (C3.0 & 3.1)", "Lighting Pl .0)" "Rock TI .0y, "Detail Sheet (C9.0, 9.1, 9. , . , 9A & p. )"arid "Driveway Plan ltl. l el, 10.2 &' 10.3) with a'latest revision date of - 1-1 ; "Truck plan (C8.0 & 8.1)' with a latest revision date of - -1 p and "Utility flan ( 4.11)" vial a latest revision date of"6-14-19 all prepared by Marathon Engineering, and"Building A Unit Area Flares (A.tlll)" "Building B Unit Area Plans (A.01)" "'Building A Exterior Elevations (A .00)", "Building B Exterior Elevations (A .11l)", "Building",A Sections (A3.01)" and ""Building I Sections (A3.0 )" dated - -Ip "Building C Unit Area flans ( . 0)" "Building C Exterior Elevations A . )" `Building B Exterior Elevations ( . .01)" and "Building Sections ( 3. 0)" dated -07-19, all prepared by Stream Collaborative et al; and " Planting Plan ( 1Cld), dated ti- 1-19; "site Sections (L301)' dated 5-22-19, "Solar Study (AM, 92 & 9. )„ Context Images 9.4 & 9. ) dated -09g1 ; " 815 Aurora Updated Drawings s faorrr the Public Way Submitted June 19, 2019", and ranatttibuted renderings showing the rooftop m chani als layout and screening, hand dated - d-19,and other application materials,and WHEREAS.-tbe City of Ithaca Parks,;Recreation,and Natural Resources Cmmissi n, Tompkins County Department naent 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 Lea Agency,has determined, as more clearly elaborated in the FEAF, that the proposed Project will result in no significant adverse impacts on the env.irorariaent and did issue a Negative Determination of Environmental Sigtiificance, and WHEREAS. the Planning board did, on July 23, 7019 grant Preliminary Site Platy Approval to the project, Such approval applied_to the major~elements of t1te site layout including building placement ent and footprints, location and design of major routes of site circulation pertaining to emergency access" personal, commercial and service vehicles, and pedestrians and bikes, grading and demolition, and placement of major hardscape leatures such as galls, patios, stairways, etc. preliminary approval does not apply to the placement and arrangement of building fa ade features,building and hardscape,materials and colors,planting plants,lighting, s°i rya e,site furnishings and other-site details,and RWEREAS. preliminary Approval fob•this project was subject to the following conditions: Before Final Site,Plan naval: is Submission to the planning Board of colored and eyed building elevations for all facades, and ii'. Submission to the Planning Board of documentation of the hours of operation of the exterior amenity spaces,and iii, SiAiniission to the Planning Board of all site details including;building materials and colors, si nc e, lighting,exterior furnishings,paying,wall and railing materials and details,and ivy, Applicant to consider additional exterior bike racks,and V', Submission to the Board of the layout of covered bike parking, and vri, Acceptance of the SWPPP by the City Stormwater Management Officer,and Before issuance of a Building,Permit, L Confirmation from the City Transportation Engineer that all concerns have been addressed,and ii': Documentation of a binding commitment for winter sidewalk snow removal, and iii. Documentation 'from Ithaca lire l ep anent and DOT that all transportation and e per; envy access issues have beers satisfied, and Before Certificate of C ccrr sane iv. Any future changes should be submitted to the Planning Board for review and approval,and V� Bike racks must be installed before a certificate of occupancy is granted,and v.i. Execution of a easement agreement between the City and the property owner for portions of the sidewalk on private property, and vrii, I"leis site plan approval does not preclude any other'permit'that.is required by City Code, such as sign permits,tree permits,street permits,etc.,and WHEREAS: the applicant is requesting that the Planning Board review the proposed parking lot in the rear yard under the provisions of landscape compliance method,in accordance with -20 F t tb of the City Code. The Board has accepted the landscape compliance method in consideration of the following mitigating factors: INSERT MITIGATING FACTORS WHEREAS. the planning Board, has on August 27, 2019 reviewed and accepted as the following new, and revised drawings. "Building Exterior Elevations ( .00)" and "Building Exterior Elevations ( 00)"dated - -1 d"Enlarged planting Pi ( 302)"dated -6-1 .n n undated and un tt°ibuted drawing showing the layout interior bike storage al"Site Plan,(1,001)"and 'Site Layout and Building tP101 ' 'Site Layout and Building (L]t >' , "Grading Plan-Buildings A &B t 01 " "Grading Plan - Buildings C tT, " "Planting Plan t 01 ", and, "Site Renders 901 " all dated 8-19-19 andall prepared by Stream Collaborative and other application materials,and WREREAS. the Planning Board has determined that the applicant has satisfied the following conditions imposed above Before Viral Site Plan Approvah i, Submission to the Planning oard of colored and keyed bitilding elevations,for all facades. The applicant has partially satisfied this condition. The applicant,nrrast submit facades of Building as well as,physical rraatefials simples and a materials board,and ii. Srrbmi'ssion to the Planningboard of doctrmentati n of the hears of operation of the exterior amenity spaces, The applicant has submitted a letter dated 8- -lp stating quiet haours that will be in the lease as well as hours of the rooftop patio, d iii. Submission to the Planning board of all site details including building materials and colors, signa e, lighting, exterior furnishings, paving, wall And, railing materials and, details. See condition i above, and iv. Applicant to consider additional exterior bile racks. The applicant has submitted drawings showing dditional bikerackit in front of Buildings A&C, and V. Subrhissi n to the board of the layout of covered bike parking. The applicant has submitted a drawing showing the layout,apd, i, Acceptance of the SW,,PPP b the City Storm water Management Officer, ,erefore,he it the Planning Board does herby grant final site plan approval subject to the following new and unsatisfied conditions: New Conditions of Final Site Plan Approval: pro al: INSERT ANY NEW CONDITIONS efdrMe issuance of a Buildi!ig Permit i. Confirmation from the City Transportation Engineer that all concerns have been addressed, and ii.. Documentation of a binding crrnm itment-for winter sidewalk snow removal, and iii. Documentation from. Ithaca lire I eparrent and DOT that all transportation and ;emergency access issues have been;satisfied, and Before Certificate of ail iv. any future changes should be submitted to the Planning Turd for review and approval,and Eire racks Waist be installed before a certificate of occupancy is granted,and vi, Execution of a.easement agreement between the City and the property owner for portions of the sidewalk on private property,and vi . This site plan approval does not preclude airy other'permit that is required by City Code,sueli as sign penrrits;,tTee permits,street permits, etc., and Move by: Seconded y: In favor: Against.' Abstain: Absent: Vacancies: Nurse CITY OF IT H ACA 108 E. Green St.—Third Floor Ithaca, NY 1485 -569 DEPARTMENT OF PLANNING AND DEVELOPMENT onn Cornish, Director $ , Planning & Development —607-274-6550 Community Development/lU —607-274-6565 E-Mail: dgrunder@cityofithaca.org To: Planning& Development Board From: Lisa Nicholas, Deputy Director of Planning Date: August 9, 2019 E: 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. 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 parking 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 Leon oU Cc: MikeNiechwiadnwicc; 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 ina 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, Iam attaching the engineering reports and the FEAF Part 3, which iS what the adoption bv Common Council was base on. The City has received u request 1n consider revising City Zoning Ordinance, Article VA, ^^Te}ocouloluninnliona Facilities and Services" (hereafter referred to as '^TCL)^`), Section 325-29.9. A. (i) c000unxm the fall zone setback requirements for Tier III telecommunications facilities and applies tothe siting of towers, monopoles, and lattice structures. The area o[a fall zone is where: "No habitable structure or outdoor area where people congregate mhuU be within u fa}} zone of two times the height of the pWSF [personal wireless service facility] or its ououut." Specifically, the request is in regard to the existing telecommunications tower located at 815 South Aurora Street in the City ofIthaca. The tower iS on o2.5-ocreparcel and has an estimated height 0fl7O feet. In accordance with the existing ordinance, this would require any dcve}pponcut to be outside a radius of34A feet from the base of the tower. The request iato reduce the fall zone to }20% of the height of the tower, the distance the cell tower will actually fall based oo two engineering reports submitted to the city, (available upon request) which state that io the worst situation, if all three-guy wires supporting the tower fail, the tower's [all will be equal to the 1nvver'o height, or |70 feet and that a debris field may extend beyond the collapsed tower unadditional lU-l5feet. The City of Ithaca adopted its Telecommunications Services and Facilities (lcdinouoc (TC()) iu20A2, carefully avoiding any violation of Federal law. The FCC imposed limitations on communities ao that local govcozu)czds could not prohibit cell towers from within their municipalities. The City based the fall zone requirement on its authority k` adopt laws that protect the safety and welfare of its citizens as well as to protect the natural features and aesthetic character ofthe City. The required fall zone was determined, in part, to insure that cell towers were not placed in the Ci1v`a valley or ^^f]n1e" as we oorncnon|v describe our downtown. Several }0001iooa were proposed by various carriers that included Cass Park, Stewart Park, Newman Golf Course, theNYS[)().7 site, and Inlet Island. |Bameotu}k' with fall zone requirement of twice the height of the tower, there are very few places in the city where u cell tower could be sited. If the fall zone is reduced, it may o]lovv for more towers to be built in the city but it will also allow projects on land where previously the fall zone prohibited development. ]oAnnCnrnish Director of Planning and Development City ofIthaca 108 E. Green Street Ithaca, NY1485U 607'274-6566 From: Joseph Murtagh Sent: Monday, July 29, 20199:48AM To: Gino Leonardi Cc: JoAnnCnrnioh; MikeNiechwiadowicz Subject: FVV: Fall zone O15 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@gmaii.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. Denny Begin forwarded message: From: Roger Dennis <roZer4a)-fl tacc�om> Date: July 25, 2019 at 3:34:43 PM EDT To: Denny Grout<dennv743(&- gmai1.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 Whone City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part I:II 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, Cell Tower Fall Zone Existing & Proposed' 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 Page 1 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, Wet 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. EffACT 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 corri dors as defined by the Ci ty, wetlands. 8/9/2019 Page 2 of 5 lakeshores and waterways. t� n. y 5 r s s ID i. 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 1.80 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 3 of 5 4t � �.�yz zi•. A� }�r1't E i� Ors 1S{ z c, Several structural analysis reports from New York State Licensed Engineering firms have been completed over the past several years. They include: • 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, • 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, • 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, • 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, • 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: • The tower height is 170 feet and has a steel lattice frame. • 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. • 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 4 of 5 • The fall zone would be equal to the height of the tower. • The debris field may extend beyond the collapsed tower an additional 10-15 feet although the engineering reports state this is unlikely because 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. • 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 1/2" of radial ice accumulation. • 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. • 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: aHurricane 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 aRoof 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., 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 glThe owner or operator of PWSF shall provide for and conduct an irLspection 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 Econortic Development, verifying that the radio fir-equency radiation is in con4,)liance with FCC Guidelines. IMPACT ON GROWTH AND CHARACTER OF COMMUA/HTY OR NEIGHBOORHOOD No Impact anticipated 8/9/2019 Page 5 of 5 Taitem LETTERWPORT From: Javier E.Rosa January 15 2015 To: Todd Fox Company:: c Re.- pall Zorn for Communications Tower located at 815 S..burr t,Ithaca,NY This letter is to certify the fall zone for the existing�ommunications guy-wire flower at the mentioned alcove address. Taitem reviewed an engineering evaluation report f'r Mid-State C&E,Inc.,prepared by Towerkrraft Engineering dated February 19, 1997. In addition, a collapse/failure mode analysis was evaluated based on engineering principles,and historic- tower collapse data. Existing tower description: steel lattice frame,approximately 17€1'-0"tall,(3)guy-wires on(3)sides 57'-0", 103'- "& l tl'-(Y'respectively.Tower supported on poured concrete pier foundation. Guy-wires shored to ground'with concrete deadmen. The results are as follows: Three(3)modes of collapse: 1® Single side(3)guy-wire failure 2- Steel lattice frame failure - Single guy-wire failure F i Taitern nginser;n ,PC 1 110 0 South Albany Street, Ithaca, New VPrk 14 5G 1 v 607. 77.1118 r 60T277n2119 1 wwwtaitem,com i Taitem Explanation of failure odes: lL Failure scenario-All guy-wires from a single side break away. This would cause the tower to fall in the opposite..direction of the failed guy-wires due to the pulling force from the remaining(2)sides,and collapse laterally.The fall zone;would be equal to the height of the tower, ;- Failure;scenario®Tower base collapsing onto itself This would cause the tower to twist, buckle,and collapse in the vertical is_The fall zone would have a radius of W- " approximately- 3- Failure scenario—A single guy-ware from a single side break away.Tower frame folding and. collapsing onto itself_This would cause the tower to bead and fold at the guy-wire break away point, and collapse laterally&on the vertical axis. The fall zone would have a radius of 75'-0"to 80a-0"approximately. All the failure modes scenarios will have a fall zone no larger than the height of the tower.Furthermore,- debris from the different communication components(i.e,antennas)c add.approximately 15'-0"to the fall zone only` failure mode#i 1.Ho ever,the debris impact has a low probability due engineering= design of such components attachment. They can withstand higher loads,and most likely"will remain attached to the tower frame during and after collapse. In conclusion,based on the above outlined data,analysis andresults,construction ofnew buildingsand/or structures can be located no closer than 1 0'- "'from the base of the-tower in y direction. Feel free to give me a call or e-mail if you have any questions. Javier E.Rosa,P Partner- Senior Engineer tructural Department Taitem Engineering x10d 545 too Taitern Engineering,PC 1 110 South Albany Street, Ithaca, New York 14850 1 v 607. 77.1118 1 f 607.2771119 1 wwlartern- orn SPEC Consulting Phone: (607)227-4886 132 West Grotonwww.SPECconsulting.com Groton,New York 1307 asir F � a iti r .r r Tower Fall ZoneCell PhoneTower Aurora815 S. Ithaca, NY February ,2015 Prepared for Todd Fox Modem Living Rentals; P.O. Box 6707 Ithaca,NY 14851 Background: The purpose of this report is to document the required fall gone for the cell phone tower located at the address noted above in order to determine the extents of the property on this parcel that is, available for further development. s part owner of local grind turbine design and manufacturing company Weaver Wind Energy,I deal with towers on a regular basis, including designing then,climbing them, installing them, inspecting them and maintaining the Findings: A site visit to the subject property,performed on January 22, 2015,revealed that the tower in question is known as a"guyed latticetower" This type of tower is supported at its base by single point in a ball-and-socket configuration which allows rotational motion of the tower at this connection point and prevents undo stresses which would be present if this were a rigid connection. The tower is held upright by a set of guy wires which are anchored to concrete foundations set into the ground and sued to resist the wind loads expected by the tower and its appurtenances. With guyed towers, if one guy wire fails,the tower will fail in a buckling mode in which it folds in on itself. If this happens,the affected area around the tower will typically be less than half of the tower height. In order for the tower to simply fall over, one entire set of guy wires would have to fail simultaneously. This is possible if the guy wire foundations are improperly sized or improperly installed or if one of the anchors connecting the guy wires to the foundation fails. if•s happens,the base of the tower will remain in place and the tower will sftnply fall. over. In this t case,the affected area around the tower will be no more than the tower height plus the height of any appurtenances. Summary- Based on the site visit and the findings noted above, it is my professional opinion that the potentially affected area around the to,,ver should be considered the height of the tower including any appurtenances. Oftentimes, an additional ten feet is added to this dimension as a factor of safety. The fall zone will then be a circle,centered at the centerline of the tower and with a radius equal to the tower height, including appurtenances,plus ten feet. Respectlidly Submitted, Gary R. Bush, PE,LEED AP 2 bwndd� STREAM COLLABORATIVE architecture + laDdsCape architecture dPC August 7, 2O1g Ithaca, NY1485O Dear Lisa Nicholas and Planning Board, The following rnateho|u are submitted in response to discussions at the last PRC meeting about the Fall Zone and the landscape method for the parking requirement. Hopefully this resolves any comments orconcerns. w Updated landscape plan w Sample wording for lease agreements- regarding the fall zone The sample language for a provision in the lease agreements is as follows: Tenant acknowledges and agrees that certain areas of the parking lots servicing the Property are located within the fall zone of the cell tower constructed on the Property (the "Fall Zone"). Accordingly, Tenant acknowledges and agrees that the parking of vehicles or assembly within the Fall Zone could result in personal injury or property damage in the event ofa collapse of such cell tower. The wheel stops and signage (indicating that a person is parking in the Fall Zone) locations are represented on L001 of the landscape plans by aynnbo|u P1 and S1 respectively. Please see attached materials. 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PRI .*� Memorandum To: Common Council From— Planning&Development Board Date. August 28, 2019 DRAFT Planning Board Comments on the Proposal for Planned Unit Development(PUD) zoning for the INNS project to be located at 320-324 and 330 W Buffalo St and 309 N Plain Street, At their August 27,2019 meeting, the Planning and Development Board reviewed the above referenced proposal and agreed to provide the following comments: • The Planning Board has been working with the applicant for several=months through the site plan review process. The Board anticipates completing environmental review at their September 24, 2019 meeting. • The Board supports residential use in this location, proximate to an elementary school, parrs, recreation facilities, services, shopping and public transportation. • The Board feels that the position of the buildings on the site, their height and the proposed uses as allowed under the proposed PUD, is compatible with the surrounding neighborhood fabric. 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LIVING v C IL U II I it l 11 l l I II I II I II I I I I .. -.. , . .-� I I�I I II I I I II I I-IIIII I II I II j I -III I I III III III11 III I 1=�ITi i IIII. ill 111 1Ti (II i L=III ill III IIl III Illil�llll IIIi�.�lllllll11111111-11 IIIIIIIII-��IIIIIIIIIIIIIIi��lll IIIIIIIII Illillllll-_lII II =III' I III III P� T" =IIIII l Milli °r�" '° JI1 III III11 JIl i ii i iii ii _ � ILI_�II�IIIIIIIIIIIIIIIIII ,III III Ill-"II III I J llllli III�I�IIIIIIII�IIU IIIIIIIII- �� SECTIONS BUILDING SECTIONI®A � D I C B I A GENERAL PROJECT NOTES TT REAM Fe�ee mem�r�a�eeaae�,me COLLABORATIVE 11 NHS ��r ��e�o a P t o t.� 1� ,_te 1111--11 4 tittas mme�a�a��d�ne CITY OF ITHACA,NY DESIGN TEAMS\� ;,. STREAM Collaborative i Architecture&Landscape Architecture DPC Noah Demarest RA, RLA,LEED AP 3 ph:607.216.8802 noah@streamcolab.com � I 1 i 4 Mm yj cry LLJ o d 2 z - s 1� z � o ® z t P 1 tH1_ a D t aia /s/zms COVER SHEET A000 GENERAL SHEET NOTES-PLANS ammosim —-- ........ .. STREAM COLLABORATIVE m laws7 m � 4 i zia. waessm as.'�JIt,nresl.e.oum""A"ae yRam on e na�� eae-,1.swvon t.,,l I,�,.me nAok,1.kl a ,nwm�am a sn,a�wa n,o�neea e ee. F1 1-1 I�zs ne �.w�ee �w�a� mo.Pae ,oeeao na,w:e. COD. C�0 ai "-.t:�-r:r. o ae +cos�s no o�eraw s,(or 1 DINING n as rtyu�e v ,ay,cr ial. 111 9111d, l 1.11uu beaIBC-1-1 1601.e � ____ ____SHEET KEYNOTES s . DINING 1 ( DINING . NOTE 1, W_C I W.0 I KEY 1 BULKSTORAGE KITCHEN O O BULK STORAGE �.., t.I w.c.1 -_ O;, MECH MECH -u - LD Iwo ..Oo r �KITCHEN CLO. STORAGE I. KITCHEN 1 63l \ _ p 6/i 4 wi C I, \ < i 2 1, 1 CLO. I CLO. i 1 OU ^� a 2 J✓ I LIVING S LIVING I LIVING CLO. 1 1 CUD. V z oNs U Pa 1/4 ..ease aa��s��a�9 FLOOR PLANS NORTH 1 IM-1ooR PLAN A101 ve""' D ___� C ( B 1 A GENERAL SHEET NOTES-PLANS ammosim —-- ........ .. STREAM COLLABORATIVE m laws7 m sb/amtomaa� 4 All I w=<essm ea�a usaneeaiamaa.'aacae,nresl.e.oum""A"aeoe s ,Saa�Rame aa"I nzo� aarmma�mo,a—xe.veo ee. ,� Ilzs ne I e.waea I .w�aa mo.Paa ,oreao nanti,a. NI ...... o. a; r�aaa. at-.eam-�ae�. 'o ae�oras m oaeaw sa me;ao: CLO.ffI BEDROOM a{{{ CLO. resn was.... 'eao M.BEDROOM \ E. �i M.BEDROOM Y n SHEET KEYNOTES 3 KEY NOTE CLo CLO. k CLO. iLAIN. BEDROOM LIN. F. i UN. m yt BEDROOM HALL uj YY BEDROOM HALL \ HALL ("_0)1' i a,� W L2 tea. CLO � no. ao a CLo clo. BJ _ -T u 2 s BATHI BATHS z CLO. CLO CLO BEDROOM BEDROOM J BEDROOM I r - o � G } z 7T N r L w E O s—s 1 P 1 t H1 ata D a d FLOORPLANS NORTH 2ND FLOOR PLAN ci D l C B A a.. STREAM COLLABORATIVE 4 3 w ww�a m ryp PERSPECTIVE-NW PERSPECTIVE SW J—-- -_--- 3 LU Lij g-- u 2 En S r = O o Date _ /�s2ms PERSPECTIVES q PERSPECTIVE NE q PERSPECTIVE SE A 2 02 D C B i A GENERAL SHEET NOTES-SECTIONS ommolm cos llf1,111-11 STREAM __—al_ o _ , ,._imp d— COLLABORATIVE �eie,: d ,�maie� �o�FFeon /'uai�ns. 4 1i BEDROOM CLO.) CLO. BEDROOM (CLO. BEDROOM i LIVING CLO. LIVING �' LIVING I' 3 ' 1 1 II III III i I— � i ii i i I ii — i i IlH I III I I .=1 I I I, I 11= III I I III I, 1-=1 I I I_I I I I I III III III I I I I I I _III i I I III 1I1 III 'I I=-III III III I I I � I I III —III I II III—III I I I II1 I i I I I III I I I I I i—III I i iIII" I i I I I III I I('I i I—I I I i I II1 I I I -III I I! I i 11 I �y') � Q 11 111111 11 11 1 1 1 � 11 111 1 1 1 1 1 11 11 1 1 -1 1111= SECTION N UI BLDIG SEC 1 B3 ,a. a -- O LLJ L2 O O I � 2 L" 2 2 S U q l BEDROOM MUIEDROOM a x = o noox n ® z u tIvsl-s I LIVING KITCH QINING oR _II III Q P 1 t�_ _ _ =1 —I IIII 1 —III— �� o t� R I I I1:-1 I I III IO III I(1-1I II III �I II HII —III IIHII —IIHII IIHII -III- SECTIONS 1 1 k l 1 =III L =III I I TI„III-11 „� -III V I V I„I111 w .i _.. ......_.. _......... B1—SECTION A301 1/1 1 a GENERAL PROJECT NOTES TT REAM Fe�ee mem�r�a�eeaae�,me COLLABORATIVE 11 NHS — ��e�o a P o t.� �� ,_te �---11 4 e=w tto s+titto sa�a,�omme�a+o��d+ne ITHACA,NY DESIGN TEAM �o�� STREAM Collaborative Architecture&Landscape Architecture DPC Noah Demarest RA, RLA,LEED AP � ;gi � IIRjp a� ih ph:607.216.8802 noah@streamcolab.com � o to (] P LU o Gf$ 2 G G 1 P 1 t#I1 ^o D t — COVER SHEET w AO®0 GENERAL SHEET NOTES-PLANS ammosim STREAM COLLABORATIVE All �m iaws7 m c. 4 wueseea�a u,aae e�ana,a�ac—, e a, .,rr mee iaae r.o'a�eot 4 ea a ov:�R aen�a do u,ad - mu—eaamase,o k } 1a1,1:,a`a,o ,. sua A,saao 1— F 3 t I 4 I } P I z 1 rn 2 uj C-2)c' BASEMENT BASEMENT BASEMENT BASEMENT W a C, � o u, . 2 & f l I z OaEvisioNs 1 d Pr ject E za,eata 'o' Date e �7 FLOOR PLAN-BASEMENT _ FLOOR PLANS w -1/-- o z - ......-. _ A100 ,/a"-, c D_-__. ______ ____ c ( B I A GENERAL SHEET NOTES-PLANS ammodim STREAM COLLABORATIVE m IGwsl m c. 4 s eaeock os - s/ � aa.a� 1. 11—;ba..oeen.ok,,ca ecravernoaarams,»arvUz-—rea __ ____. _ c ... .. ... ... .... z n3oc m _..� �..>......�q _ CLO. I a I:. _ v. ... — DLO. nsca r r.si. ono oos s.s.no oo nra\ t ors(or.t r DINING 4 �. I t i DINING ora s,goar as. ga a ss oas e. eco 3 PDR LIVING LIVING IDI.i k � N PANTR f 1 w PANTRY /4l '� S ❑ � KITCHEN Lo h 0 (Az,c3 P n n KITCHEN ii k C A 0 0 1 �,// a P WO O j4� O O I _._L1 ��;, Q 1 C)O KITCHEN [ KITCHEN O 0 f ___ -- g i i , Cc ) < 0 c a I I r u ' LIVING (f$ n LIVING t k DINING II t I. .,... CLO M CLO DINING .,CLO. '(tt(1 t CLO. . o E G1 GA.F D e Gos -slams 15T FLOOR PLAN F W FLOOR PLANS D1 ISIFF G —�— w z A101 ILa„ 1 G D-__- ____. ____. 1 C 7 B A GENERAL SHEET NOTES-PLANS ammosim STREAM COLLABORATIVE All �m iaws7 m c. 4 is-aaia' r-zirz" ss-z ia" iv-a va" IA<esn ea�a era-,�a,ala la,wae�� ,a a„�a �,m aro�o a3 ...-711 .... ,remote ��,os. o�n�sesa� Paorre�,P- s a:n"aea�f�aoo�az.eq��;,eam,e,m mcvaom,�a��Ms�m,o�a�,o�,aai�,me�cmomm�,ecmoa�n s�,o CLO. �� CLO. ^- i. CLO. , BEDROOM `(` { BEDROOM 3 CLO f' BEDROOM BEDROOM uo. ro } E CLD �CLD N -L 4 LIN. i, LIN r" 1 BEDROOM - HAIL HALL NAZI STORAGE { STORAGE HALL BEDROOM ul \ / 0 o w � a ao no. I t ao, ao. �- {t{ .All / .I BATH I/Ci0. Coo. J l BATH 0 CLO CLD. r BEDROOM 7 BEDROOM t \ CLO.I ({ I Cl0 I BEDROOM O BEDROOM t z 1 1 z a q of s,oNs P - tH ^o D t aoia S/ams DI 2ND FLOOR P AN F W FLOOR PILANS w xla"=x a z A102 IM 1 0 D C B A GENERAL SHEET NOTES-ELEVATIONS t aere�asa s�o� li;m �o-em h - COLLABORATIVE eo ,gym aeo mo oa®. -11.-1111 oc l s n1_oa1e 11m C—lit h ,kiasso o�e•.ea e§,;b�e�� 'sseo�s/ ��s. _ zsaaz 4 t` — ,m„L, •_: � � �a3 .a <<„wa"... 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STREAM COLLABORATIVE 4 ITM,NAII z 4 z I, 9: - - - lw F looR fi �h = p/�ay ELEVATION-NORTH uj 43 i/a .....__._._._._. _._._._._._._ _._._._._._._._._._. _._. 0 LU�o u_ P: Z> uj u 2 0 1 N m i z �I rt� T a x 7( 1 Fes' rood o.00' N / m e ^i ELEVATION..-SOUTH _ ELEVATIONS w Y �/o'- o A202 D C r B A STREAM COLLABORATIVE 4 � � 4 rn i e� ®y PERSPECTIVE NW ---- ---- ---- ----- y PERSPECTIVE-SW f.. ___ J _ —__ Lo uI Eli LU u Q 2 LU u Ln Z ,,• n g �' 1�91 91 v e 0 m k u 0 w �r R z v Z e I I z E v s oms n ' o .Pi oti- o— If f I It l ul .; �. P 1 tN1 PERSPECTIVES D1 PERSPECTIVE-NE B1 PERSPECTVE-SE A203 D C B A GENERAL SHEET NOTES-SECTIONS ommolm cos s�°N ,lI 111-11 STREAM rm ._rm� e— _ COLLABORATIVE 3 Foo "1 at"- 4 i�as V BEDROOM BATH STORAGE BEDROOM I' `oox DINING KITCHEN LIVING 66R d \ 3ro -II III`' -��'.. .. e _. .. ... ....... .. ..... 1J� �.. ........-._ .........._ ......-, sL-A.a I III=III. �� III (� �� i-ill ( ( (��lr B UILDING SECTION 2 Go W aP h I 7 < z v Ll z ......... —--...1,.-�ii a y I I BEDROOM C10. --------------- BEDROOM BEDROOM CEO. BEDROOM I _ _ zry s.00ZR I r ' LIVING ( DINING CEO. I DINING LIVING q �. ' a a I z = I N F,, RASEMINT BASEMENT BASEMENT BASEMENT to _ ro neli� D t /is 11 1 11I L —III -1 L 11 i' 1 1 1—III —III— —III— II. 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G rpq Katia i 1: t 1 tx �a i � b . i w ac ph c.: Srib bulb to the, 1i � `8iw its a' Dim Tacks s . 1 i is AA ra "Ilan, � tWit r City Wei,,guch ; � WOO ; . S;eco � , , :; Akbtdn t 410 -ELYM-IR "A' ROAD SITE DEVELOPMENT PLANS CITY OF ITHACA COUNTY OF TOMPKINS STATE OF NEW YORK —of IT ACA INDEX OF DRAWINGS SHEET NO. DRAWING TITLE GA FIT COVER SHEET(SITFF,T i OF 11) GA002 GENERALNOTES ANT)LE.GFND SHEET(SFII i T201 11) CAI00 EXISTING PIA I ORES/DEMOLITION PLAN SHLE 3OF 11) � CA110 SITE AND PAVFmENT MARKING PLAN(SI IEFT 4)111) c. µeFw I A120 UT➢iTY IT AN FOlI1T�OF 11) _ CA130 CR11 ANUf ROS10N CONTROL PLA'.e(S13F1,1'60Fi1) PRO,BCT ( - E I R. IREPARED FOR_ X17,1111 F,AI00 LI(HIING FLAN(SHe11]0I111) LOCATION �'c� P14 CAMPBELL yf£ LAI00 LANDSCAPE PLA\(SIn.EraoE11) I cT of 109 ZETA DRIVE CA500 DI TAIL SHLI T(Stir t E s of l) PITTSBIIR<H PENNSYI.VANIA 15238TCA501 DI TAIL SHIFT(S1It11 IOOF II) T EPAXV ¢ CA502 DF'TAIL SHEFT(SITEFT II OF 11, \ , "<; hv: 1110 E'T,MTIRA I OAD ry ` SITE DEVELOPMENT PLANS LOCATION SKETCH .vcT11-16 COSTICH ENGINEERING APPROVAL PLANS °"='MAY 17,2019 O1"`0-7181 `".1"O-GA001 PROJECT NAME AND LOCATION GENERAL NOTES SANITARY SEWER NOTES LEGEND � —, OPERATORS NAME AND ADDRESS .............. _ - PROJECT DESCRIPTION ,oIIIIIAr .—oEA�,: o,��._I _�O IT -.. �o�,,,<�s., �so�ALL�� oe,��aE.rvTM� WATER MAIN NOTES EHo�ARo oE��A T. 5 E ss. A tio,�E a - --11-E E. � M, WETLANDS AND/OR OTHER SURFACE WATERS 1— A""'1111 �°EEAA � --s.—DI IL—ITI,—LE E 1"T.— SURVEY MITES ",t R°E`E soAA-mt Ns _ NAI ��i "AT o�n �o�EA us.n . N A AF„.EeonEa,YA E-- — H ER En E G F AIIoE� AIL—ACINI m N �� REFERENCES ,TAaEPEA a. E«A.oH�oAE Ao�.,k �EAVAE,o AN A TIED I— AP�ITTUT�FTN 11111-11LI F NEW III FI MIR A ROAD LA— h — � GENERAL RAL NOI t S AND ITG FND SHEEP ' I'A0()0Z i i 0 0 L---I a -r 3 ., : _ .. . '_._ .0 • m., .. LEGEND " l 1 MIRt ROAD 1 71 V1 S I?.31,1&W, Dig Safely. N York y _ E 410 EI M RA ROAD acr - GRAPHIC SCALE, ,o L tt — P ue E II\C FEATURES w caa�,re unryxaaceasa F DLY(OL1IIO1u PLAN w.aesr,ecr me wa.xs .i,.. ... br - .......... •ors win care s .... 800-962.7962 www a�gsareignewyork,rom n ov.va rt .oes-n o roerv�rm�ruvv oaK �'"' 'ie. 1 ,.d `F 19 CO&TIGH .F.�" ..o,", Et3GINEERING CAl�� SIGN LEGIE�� T, A 7,1 ———————— ——— --------------- -- zz- SITE DATA 21111' 1 Ile 11 1�, I 14—12 1111 LIT 1.111111 ELMIRA ROAD N.Y.S.ROUTES 13,34&96 (R.O.W.VARIES) 1'1'oll'�'I'R.11R,1 1A11--T N— N Dig Safely. 410FIMIRAROAD -"_Yo11rk1, -1-11-1- GRAPHIC SCALE . ........................... IT I TI 11 1 —AT I"E Y I SITE AND PAVEMENT MARKING PLAN ........ 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TFF a—, ✓lEW r.ury aEo�wuvo _. ooze rorvu moF '�PAf�'ro _r rxz.ssn CONSTRUCTION SPECIFICA TIONS AND NOTES CONCRETE WASHOUT DETAIL ry�ao:.N rvre uwszs xx l'=Yr � ��wrzrvefis R-.�evwn r smuz Co a y rvrAN SECT ON VIEW �,wv�v. - -i3E au; -. oa.xNos. roar srour. ,o.�srna< ixLE E zeacr rz,uvvoIPUITrzr. o PLAN xs rv.suo.o� ° "ro z ry o xr 91 All Al. STONE AND BLOCK FR�TF,R FABRIC DROP STABILIZED CONSTRUCTION o„kti,. ,o l F DETAIL a °' '�'SILT FF,NCI DETAIL DROP INLET PROTECTION DIiTA11.. INLET PROTECTION DETAIL ENTRANCE D I r,. l ,., ,_ „ti i IF -Irl 7 3xROQ an:o,r+e m orror:orr f f f f f EDECIDUOUS TREEPLANTING LESS THAN A°CAL.DETAIL ar: 7 Nores,... : o pro ` rr'ZM _wo..irr rw�u,t.. � " uiu�' noz mose rr r�mro %„� ory xnr e oa Y a nry r re r ro erg r es rorr - SHRUB PLANTING DETAIL 410 Fi MiRA ROAD a (6 g t f DETAIL SHFET -�-. .. bf - ........ BIO RETENTION DETAIL , A502 2 N� —v A.U I�(',1 -C-0 1 Y,1+_M `�LTAL P/.K_$YF .JGf� 2 S.F. : t� tA£ A`yt✓;L,� �,Lo p ass .� �� Lk'yk 4A ri�k'it k� :✓i t 61KARAC KS —A l V�.r StCiREFRCiNi ORN—,'v All I. :NC <,RiUND ACt 9 OCK LI.2CL,LN +G�1 S✓7 ,K[:I'll S"cif yA. SOUT I ELEVATION -ENi�<f n;v C f vCI.A'0F �?3E ✓ .:F91NC�"�iFhM1 AU-, z. O £ :t1J,kk�j'z �y i tisi3YlZtiFti`tirk'ciz�11tW�tY�ktr �aJktiii�L,�1?ts ;~c,.J,�4titt,' a 'd 0 C9 z z ,ns..,£xr,Km�3Kjts.,%�,Ur.w�kkk\tt„t .,S,.,dt Jtsr 1( ly fk�k& ttL£ift�t . au tyF J f£ Y{fts ctt,�f t✓Y .. a1..o r o •,£c NORTH 1) -ELEVATION fib_ .o- SDFroieuNo.: Ptl'C Vr�it\o D *n by sere_ JULY 12,2019 A201 @2019 Devid F,111,,AtA m 12 J CAIOPI S_icM A 4 BIKE MI\. WEST CLEVATION eAiLD 162 ,.IM TWO MLi+I zo II one , ¢ o SM, i rr --ri 'R_I:(.1vifN t �<ivSifM Dray*n by JULY 12,2019 A202 O2011 DI,,d Fniicr.AtA ,a �r ' n q�y U-PERSPECTIVE gal zo R i .. ... ,,io � z w 0 � w m o O [ on rr itr I s�i'roi �o Dray*n by nae AUGUST 20,2019 ,I O2019 D;.I,,d K,111,,iA g k� S' k r r2 tFJ z Ry M � a w s 2, ti s� 2 V V 1 s } b t X 1 1, k I ,;,;e '•� x .„t t :.air{3r t ,' ,�r,,,. � t >-s '; .t,hr\.�,?25,.,, } �`{ tt¢ r .< .,,� ,a PROPOSED SITE PLeA w vx 4 ,o -20 sere: JULY 12,2019 A101 @2019 Devid F,111,,AtA I � CONTROL ROOM w i STAGE CONCRETE FLOOR SYSTEM oz O 6 Z �i ;-Q Q — _— ----------------- C i a 114 Q 2 Q O [ on rr I s�i'roi �o Dray*n by MAY 17,2019 A102 O2019 Devid Fniicr.AiA g �- a i / 1 u �-e ... .�.,,._..... :..... of ... ,. _.. _. CL 1 WEST ELEVATION� NORTH ELEVATIONN q II t EAST EL,EVAII s ;-a w /l inc/v/I/a i fib_ sere: MAY 17,2019 jOUTH ELEVATION PERSPECTIVE VIEW A204 1/4 i-0 NITS. @209 D dFniicr.AtA IP GBUILDING PERMIT NUMBER: Lisa Nicholas,Deputy Director 38763 PLANNING DIVISION City of Ithaca (REQUI RED) 108 E.Green St,311J Floor DESIGN REVIEWAPPLICATION ' Ithaca,NY 14850 1 (607)274-6550 APPLICANT: Name: Noah Demarest Title/Role: Architect Address 1: 108 West State St 2nd floor City,State, &Zip 14850 Address 2: Code- 607-216-8802 Cell noah@streamcclab.com Telephone: Phone: E-Mail: PROJECT DESCRIPTION— 238 Dryden Rd Project 238 Dryden Rd, Ithaca NY 14850 Project Title: Address: Project Type(check one).' E]Residential 0 Commercial El Industrial E] institutional F-1 Mixed-Use Historic District or Project Location(cheCkone). 9collegetown D Downtown 0 Landmark F1 Other Brief Project Description- Applicant proposes to build an 8 unit, 4-story wood framed apartment building to infill a vacant area of a lot shared with 2 other apartment buildings —QUICK APPLICATION CHECKLIST— Item 0 Application Form(completely filled out and signed) Colored Elevations Keyed to Building Materials Landscape Plan-if relevant Information about building materials(samples should be brought to the Design Review meeting) Detail sheets and/or other materials that provide relevant design information ELECTRONIC SUBMISSIONS.You must provide electronic ver5ion5 Of ALL submitted documents. LARGE FILES: Incoming e-mails to the City must be under 10 MB in size(incl, message envelope), so please either provide a CD-ROM,flash/thumb drive, or use a free file-5haring web site,like:��,)6Lww.dro boxcon),www oo cxo�mddve�etc, You can also split documents into smaller parts and send multiple e-mails/files to:Lni&hq1asPcj1yof thaca-org and r e: 08/06/19 Applicant's Signatu Date: By signing this application form,the applicant acknowledges City staff may visit the,5ite in order to fully understand the proposed development. For properties within the Collegetown Design Guidelines Area, please continue to page 2. For properties within the Downtown Design Guidelines Area, please skip to page 5. Project Title: 238 Dryden Rd' projectAddness: Ztlzaoa NY 14850 [o||eQetovvn Design Guidelines Design Review Application Priority Guidelines For properties within the CoUe8etown 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 Site Design Guideline# Guideline Met Not NA Brief description of how the guideline is met or why it is Met not met: 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 R El R Periphery, site a building to include side setbacks in the range of those used for nearby traditional homes. 2w, Project Title: 238 Dryden Rd, Project Address:Ithaca NY 14850 Building Design Guideline# Guideline Met Not NA Brief description of how the guideline is met or why it is Met not met: BDA Design the primary entrance to a building to be clearly identifiable. BD.2 Use an authentic, ❑ ❑ ❑ functional entry on a street-facing fagade. 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 fagade. 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. 3 of 7 Project Title: 238 Dryden Rd, Project AddIthaca NY 14850 Building Design (Continued) Guideline# Guideline Met Not NA Brief description of how the guideline is met or why it is Met not met: BD.19 Consider including a El El El building design feature that conserves energy. engage the public realm and provide visual interest for pedestrians. "fagade articulation" and 11massing variation" methods to reduce the perceived and/or actual mass and scale of a 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 aynecessary. Guideline# Guideline Met Not NA Brief description of how the guideline is met: Met El F-I El El F-I El �w, ' a ltl I y LP Smart Siding w/7"exposure 2 Endicott Thin Brick Manganese Pure White SW 7005 Ironspot Velour w/charcoal mortar 3 Painted entry doors &metal panels Vertical corrugated metal siding Earthen Jug SW 7703 Union Corrugating-galvalume ;t 14 of a rM 3 ai+A i t 1111 1 1111 4 ([ } 5 Vertical corrugated metal 7 Andersen 100 Series Painted steel"C'Channel siding in context 6 Larch Screen Windows-Color Black canopy w/cable supports PRELIMINARY NOT FOR CONSTRUCTION STREAM VISUM DEVELOPMENT EAST ELEVATION COLLABORATIVE Aug_21,2019 architecture+ 23 D RY E 1/8" 1'-0" Al landscape architecture dpc ITHACA,NY 14850 2018025 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607+216.88021 WWW.STREAMCOLAB.COM ROOF _ .... .. .............. 0 4TH SUB FLOOR 34.00' E v T METAL CORRUGATED SIDING (SILVER GRAY) c a ti c P FIBER CEMENT LAP SIDING ` (IRON GRAY) � — 3RD SUB FLOOR q 23.50' ^' c v ti ' x LARCH WOOD SLAT k. 0 (NATURAL) N �w 2ND SUB FLOOR 13.00' N N C N - � O O 0 METAL PANEL 2 (PAINTED,EARTHEN JUG) _-,., � . .� 1ST SUB FLOOR \. 2.50' _. METAL COLUMN FULL BRICK - i (MACANESE IRON SPOT) — u BASEMENT SLAB J -9.16' ON main PRELIMINARY STREAM NOT FOR CONSTRUCTION VISUM DEVELOPMENT _ SOUTH ELEVATION_ COLLABORATIVE Au_21,2019 architecture+ 238 DRY DEN D - 1/81,_11_011 landscape architecture dpc ITHACA,NY 14850 2018025 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.8802 1 W W W.STREAMCOLAB.COM 5 E E ROOF -----------------— 0 44.50' @j P 4TH SUB FLOOR� 34.00' Ul 3RD SUB FLOOR�� 23.50' 0 0 2ND SUB FLOOR AIL 13.00' U 1ST SUB FLOOR 2.50' ON main PRELIMINARY NOT FOR CONSTRUCTION STREAM VISUM DEVELOPMENT NORTH ELEVATION- COLLABORATIVE n n -Aug 01 21,29 architecture+ 4.:)8 DRYDEN RD 1/8—V-0" A3 landscape architecture dpc ITHACA,NY 14850 2018025 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.8802 1 WWW.STREAMCOLAB.COM r �r gar ROOF 44.50' E E � 4 \ O a 4TH SUB FLOOR 34.00' U 0 c m i c a 3RO SUB_FLOOR __ 0 23.50' m N irl � N O W N ' c 2ND SUB FLOOR 4 13.00' 0 0 c 0 c m` `a 1ST SUB FLOOR u PRELIMINARY NOT FOR CONSTRUCTION STREAM VISUM DEVELOPMENT EAST ELEVATION COLLABORATIVE Aug_21,2019 architecture+ 23 DRY DEN 1/8"=1'-0" landscape architecture dpc ITHACA,NY 14850 2018025 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.8802 1 W W W.STREAMCOLAB.COM Z1 4t ir4 a 4 i w vu sae a.+a ....2a. ROOF O U 0 N � � a4TH SUB FLOOR �\1 m i c m + T m 3RD SUB FLOOR 23.50' N O W O N N U Q _ 2ND SUB FLOOR 13.00' c 0 c m` i 1 `a ti i u _ 1ST SUB FLOOR 2.50' is main PRELIMINARY NOT FOR CONSTRUCTION STREAM VISUM DEVELOPMENT WEST ELEVATION__ COLLABORATIVE Aug.21,2019 architecture+ 238 DRYDEN RD 1/811_11_011- landscape architecture dpc ITHACA,NY 14850 2018025 ©STREAM Collaborative Architecture+Landscape Architecture DPC p:607.216.8802 1 W W W.STREAMCOLAB.COM DRAWING LIST mmodgm - - - STREAM 238 DRAWING NUMBER DRAWING NAME COLLABORATIVE L �i � e,o ITHACA,NY 14850 AIN t �A3o� a DESIGN TEAM STREAM Collaborativew�,a Architecture&Landscape Architecture DPC Noah Demarest RA, RLA,LEED AP ph:607.216.8802 z noah@streamcolab.com O F � u oc � a � z H z _ O J U LL, a O LL r O z uj - W z CL rL 0 LU 00 P mD t is,zoie COVER SHEET A000 wommaim STREAM COLLABORATIVE Ea ----—---------- ............ -------- r 77. 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I s ......... .......... ........ .Y �. — ........ ...._ _ 39 as LR 3 Z O U Z y z � Q uj U w � d F— ep oos — — — —.00 Q O Z 2 0 U-1 CL r o•_ o W LLJ 00 C� N t P 1 ttt _ aozs Dt 1 ELEVATION-EAST ELEVATION A203 a p C ( B I A STREAMwommalm COLLABORATIVE 4 u ......... ........ ..— ..._._ ......... .........-ga.5o'�l 3 Z Q ,x F Q Z H eFtooR t F W �ry O W O Z ......... ....... ............. c` `� if2 ......... ......wosusrtnop O a.V � 2 LU CL 0. c�G G isr s_us v_000_L\ W N � t P 1 ttt _ aozs Dt� A ELEVATIONWEST ........ ......... ......... .........® a. ELEVATION A204 a A STREAMwommalm COLLABORATIVE 4 mx 5ua I m _ 3 m ^ i35o' (t(t Z H ® z O UJI N J V d Q ao' Z I E 2 5 a E t ....... .. 4t� 0 n `a p LLI 002 LLJ > _ 1 BUILDING SECTION N5/a'=z.o. P 1 itt aozs Dt BUILDING SECION A301 3 -,� 0 D C 7 B A STREAMwommalm COLLABORATIVE 4 UJI iAo� oa , O — u oc � mom J O a 0 ------ mom m MWCL 0 z �I 0 0 o z 0 W H w � , y aA,EM�ra�a00 CYs N > _ t BUILDING SECION 2 P 1 t# a_ozs zfi zoz9 BUILDING SECTION A302 a D C i B A PROPOSED S City rar Use-Development Lead n ,0f Pier Road Site Plan Review City of Ithaca Planning&Pevelopment Roard August 27,2019 d NYCRR Part 6 17 of the StateEnvironmental Quality Review Law and Chapter 176. f the City ;Code, Environmeirtal Quality Review, i that a lead agency be established for conducting environmental review ofprojects,in accordance with local and state environmental law,and WHEREAS. State Later specifies than for actions governed by local environmental review, the d Agency shall be that local agency which has primary responsibility for approving, n '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 f nixed use development and associated site . prove,ments r he located at ll,Pier%ltoad,and WHEREAS.-The ll.tl -acre project site consists of 8.33 aces of privately-owned land and 2.76 acres of adjacent City-owned parkland,and road.. he applicant proposes t redevelop to .d -acre project,site and, make improvements to 2.74 acres oafadjacent City land.The project site consists of d privately-owned,tax parcels, The building program ill be total'of 316,280 SF consisting of 1 ,lid SIFfti6dical o e buildin t five-story re id ntial structures with a tot l of 172,980 GS d Ill horning ut ts, 1) ive°- story mixed use brill � 77,800 G r wi housing "7 units, f , d of ground floor commercial (wiliectedto he a Testa t d I) 5,500,SF, Community Building to ;support golf,,boating d other, recreational activities associated with the adjacent City-owned NewmanGolfCourse.:Improvements on City property in,Phase l of the planinclude e rebuilding ,Pier Road to incl d sidewalks,street trees, a fire engine , and additional and reorganized d parking., r 'Phase I, the Applicant proposes to realign the end of Pier Road, extend it to anew clubhouse and,add parking.. Site;improvements on private propel to include 1, 7t foot public accessible promenade along Cascedilla. Creel, including construction f a new seawall,and replacement of existing docks,waterfront pars, a paddle park,internal circulation sets,bus strips,surface parking for ; ars,acid landscaping,and W s has been determined to he a Type 1 Action der the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(d), (h)(2), ti , d to d the ante Environmental Quality Review.act 'SE �) 17: iii d d WHEREAS,- the City of Ithaca Common Council, Ithaca Board' of Public Works, Tompkins County Industrial Development elopment tgenc , Tompkins County Department of health, NY ' Department of Transportation, and NYS Departnient of Enviromnental Conservation, potentially involved agencies in this action,have all,consentedto the Planning,Board acting Lead:Agency for this prcjcct,now, tkerefore SOS : that the City,of Ithaca Planning and,Development Board, being that Decal agency which has priinary respor sihility for approving and funding or,carrying out the action,does,by ova of this resolution, declare itself lead Agency in Environmental Review for the proposed project. Moved b : Seconded by: In,favor: Against, Abstain: Absent: Vacancies: None n CITY F IT ACA T . 108 E. Green Street—3rd Floor Ithaca,NY 14850-5690 ► ° E A T ENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT qj Gino Leonardi Secretary to the Board of Zoning Appeals ORAt Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: gleonardi@cityofithaca.org BOARD OF ZONING APPEALS (BZA) AGENDA & LEGAL NOTICE CITY OF IT ACA BOARD OF ZONING APPEALS ( ZA): 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 pernuts 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 1.1, 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.F 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 thel5-34 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. 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 pen-nit 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 pen-nit, 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 Caf&. 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 pennitted. 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 Leonard], Zoning Administrator 2 Secretary to the Board of Zoning Appeals Publication Dates: August 28, 2019 and August 30, 2019 G 1n Board of Zoning Appeals — Notice of Appeal 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. gl 8/15/2019 IthacaCity of rd of Zoning Appealsr Appeal Number BZA-3133 Address: 900 W. State Street Use District WEIWF West End Water Front Date: September 3, 2019 Applicant Thomas Epolito,Epoch Advertisin€ Owner: Ishka Alpern Application Type: Sign Variance Sign Type Area Setback Projection Other Requirements 1-Taughannock Blvd. 24 SF Wall Sign Fundraising Sign (3'x 8') 1-W. State Street Sign Wall Sign 18 SF (3'x 6') Regulations 2-Wall Signs Permitted Per 2-Signs at 50 SF Each Business Note Non-conforming *Def. **Def. Conditions 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. Poe 15P 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 An: 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 Uh exterior wall sign on the West State Street side of the building where no signage exists. 2. 8'w Uh 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 CITY OF ITIMICA, tO E Gi-c r t.- -` bird r"tiitir Ithaca f l5tl569 t)k^�t�: Ct'�'i"�° EN'p4 fat 't. NNIN i; iit' t l"�iZONING C;t t °if t f' f . act fr Ginn Laminar di, turd'of aia ing Appeals Sect taxi T pephoie 60 274-65fpa Fax 60,1 274-655 F-Mvail• Aleot and r c.it:=Of ftsca.org BOMW OF ZONING APPEALS (BZA) APPLICATION SPECIAL,PI--,R1VIlT EJ At TIONi,i t.c_tStON,OR INTt RPRF rATltfN Or ZONIING OFFICER . Propet-ty=Addle ss, 4f Use G isirict tlw ne s Is arne. (lssst er"y Ad ress: 3. ii i€li ait's Name: ae a —. _ _ _ appellant"s ddressi ' _m__r_ Telephone: v_..__ E- fail; �TT Fts a Attach Reason fair Appea,1 see"Zoning Appeal procedure Form") Appellant erti-5cation: 1 Certi6" (lie ill'1 'r-ln(.7 ion subinitt`ed ivith therrl�lict al is ti-tics to the avast q tarp.:° azrii"ilcia t ,°°ti It i.` caracl °aacat�c f �ttl rt i�P aiai raaaailiei,i ith ..it)!rr(lthaea, Zoning, Ordi cince sections tlacat cqpl)ly to this cr yleaazl tiaic l Section 325-40, desc:i°ibing the cawei-s°and duties"cif the Bo -Zntrira :Iligaeralsp. l(,Vs°ra aaa^ 'racirti'ledg t ce;t a)t;-d of Zertatia�Aril eaalt taar�i) vivit liar°pi,oj,,? rt i� a.riicl l s ecr iccatlly lit ac`li Visits b have niet°discussed this aapplicarkin Nvilh Zoom X Div isa oil staff pri or to sibiiaissi€iri. Appel] tit `iirtiarr S'FATT-, OF NEW YORK COUNTY OF TOMPKI r .. iV�star�y f"u Nic available at City 1 aIL S).Vt.Ym to tills :kid day _l IMPORTANT: INCOMPLETE,applications will be returned to the apptica nt and the applicant will have to reapply. l l .A as If ANOT F11 CITY APPROVAL is required (e.g., Site PIE Review, Subdivision Review, Ithaca Landmarks Preservation Commission Review), this application wilt tikely __, a r F s not be considered at the next schedrAed t3ZA meeting mate. sNNotary PublicIf an application is submitted and subsequent CHANGES are made to the proposal/project„ a revised application will be required. The original application will not be considered d ptacehotder for the anginal BZA heaving date. Zoning Division staff with ako not remove contents from earlier applications to complete a revised application. Applicants are responsible for ensuring atlinformation necessary for processing a Zoning Appeal is submitted by the apptia;atian o�adline ftir a iv�n lid bearing date. Office k only********** 1 , Ordinance e tipn(s) for theAppeal: Page; §` , 7 °1.; 27 . 3 1, §272- 2 '. Application of SEQR a et rr airaaation: Type 1 .-,x ,rype 2 3. Envirotim('-ntal Assessment form used: Long Environmental Form Lead Agency Deterniniation of Significance _w..H......0 Completed by the planning Division at preliminary hearing for SPR . A previous appeal l has, E has not,been made for this proposal: Appeal No. dated Appeal. No. stated Appeal No. dated Appeal No. � { darts __._ 5. Notes orSpecial Conditions- . ,� dtdPdrktt °`NJFN " OF P a d°wtp, dot. : tt tINC; & F',C t tt�td `�) °� "t.tadaadt: �° °p'kp,dwm�,, ta() 1,74-p;50 t tr'Sr Rstar'rrt S Utt er IF al-4IN(m At°rv,kI AC°rwt.rt'Nt'ts"aw IsM' '6 rd 4$'Ctra...tr r D In _ Sot%I111 0 1%V,(IUIW111IIV'NI(..M '#,Nf W'@�ORO FROM4k'"&N 01'%"sIta:... OWNER'Su' 'HORIZa aft ZONING AP111"AL 4: DATE: of= a (Nat va �� seqea,aaetttrrsa) p°ti"t(r'atuaratddrsrthy) (State ems: ZrpE:0ci mw 9-0 rrrr tit sole'meaner of(lie above-mentioned drrtad rrh and d have a Power a l' ttaarnei to auiliorize 1h'ss spricwad attach 1 d tits herchN zautdroriz � m " � _ � m .�. to appeal or request a Variance Or Sp cia l Permit on rats° (our) behal d t.r undcrst;trl. odra° adrfwal % idl be heard at the ...,. "w� rrat°ntirrt of the Board a:d` ttnirr pp ads r rf " yd d 0 F N F NY Y0 R K t;`OVNT ' OF TOM sKd ` t Azar°r ;N (e%. iaWe at ti a..ta i SSaone to this D tdar) ar s � d Cj t023 �t �a a �, IA I "p t York � wa v �' i tnty # p .. �;,��"Ytt a.�`N�tt�x..d� ,�(�.: Note to thmae s"r- dncr this form., m., ttd Owv r"s a rrrtdraat"drdrra another, &ci rarestl an appeal on their lwhalf should € wivare the Be red may,in gr.arttprrg; relief.add reaso"aatatt?conditions which tdrM bci:anie binding errs the tamp rmt% (2) asp rdrrddy sr heat a ':ar iaa"ev is daa.drrg wale"lst,t'he tasi' tr may he the (int dwr ion with detailed drstaar m araaaar about the property that is csscrrtd at tea theappeaL on sueb a Case,dssrthrrriatdrrg a nothcr liersaara to appeal may be detrimental entaal to the appeal, unless tdre (miter is either fartsrsat''.at the hearing or sends, another persOn fully prepared to a miser questions about the dsraatarrti and the tcasdtaddits of rising it cousisten(sa°ith the Zoning Ordinance, �,. CFrY OF ITUACA T 108 East Green tr"e t- rrrt Floor Ithaca,New York 14850-5690 N atriAt t ` t A, INT Gino,Leonardi,Board of Zoning Appeals Secretar�y t*r ° Teletrtrrr��re° ��07 27�-6550 Fav asata ?,.mt-05 arr;ail° .teon rdif, cir o ithaea, r° ; REGARDINGSIGN rt APPEAL NO. TO: O,Nvners.;rrfl roperty, vvithbi `00 feet of _and others interested, i roreny,address} FROM: __tv— �.A n iaphcaa.ble to property rttrsrred above, ina(ir� (n arare m trer,on or org riza'ion inal ng appeal) Area Variance Special P rraitt Use Variance K%gn V r-Wia.e Actir:n t'.rt.cisio or tnter re&aation of Zoning Officer cer City r-e olartirrrrs require you be notified cif this appeal to the Board of Zoning Appeals ( ,A),;: as described in the attached letter and provide the opportunity for you to comment on it, and/or attend the rec ur s listed be rear°. Anyone onsi r an interested party' may speak or or against the appeal at the era,° bra s listed below, or submita written statement to the before its designatedmeeting, .There is itrre limit of three minutes for each interested party ;to suldress the BZA during the Public Hearing portion,of the meeting. The Board of Zoning Appeals bases its decision primarily on that written evidence submitted and presented ed to it, the testis iony= of interested parties, attest zoning and legal carts deratiirrrsm The written ease record will tie available for review at the Zoning Division, City Hall, 108 E. Green ., Third Floor,beginningretie week before the scheduled led ,BZ rrre Ming. This arse has also been referred to the City's' Planning and Develop rucut Board that will advise the RZ , if granting the relief sought by the appellant will affect long--term plannin objectives, ` he date of the Planning Board's meeting regarding this appeal iws also listed reloww. "i;be PIANNEV'. BOARD will consider this case o � � _. � at 6n00 m ,y, in Common Council "lr rr b rs, City 14all. 108 E, Green St. Ithaca. Tile f QARTr OF t t; Apn_,st,s Nvill consider this case on, - at t:00 P.M in. Corrrrr'ron Council Chambers, City Hall, 108 E. Ur en St, Ithaca. i 1�;l �=- gnre of "tellant re ate --�z_ CITY OF ITHACA 108 East Green uree —3r loor Ithaca,New Vork 14 0-569 4 3 t � NII I � �� ,I I PLANNING, IN CO, r � Gine Lconar i,Board of ZoningAppeals Secretary elep o ° 07:21 7 6 50 Pay.- 07 2 4- 51 Email: ZONING APPEAL CER".171FICATION OF MAILING RE. Cit- y of Ithaca-13nard of Zoning Appeals ZoningAppeal# _ .. .,. �... �Fl �A oars 'tlal lrrl�ar { aal the oaaradaties of the lot(s) under consideration have eaters mailed a copy of the enclosed notice on or before, 1 taffirrrr thertotice was mailed to the property owfiers at the addresses shown on the attacbed list of owmers,'b positing the copy in a post-paid properly addressed envelope, zra a Post ffilce or an,official depositon, gander the exclusive care and custody of the Ui-xite States Post Offil . Ifurtheraffinn,' the raf rr s and addresses of the property mvn rws axe die same as the rarest recent assessment ssment roll., . Mall `t ltaa�taar _.. mr PLEASE ,,} t � ORN't TO s STREET,K&H BOTTLE & CAN RETRIEVAL CENTER 900 WEST STATE NY 14850 f r i Reguesting 1 additional 8'w X Thsign above garage door matching W.Seneca Street sign. Bottleawould paint for cleaner appearance. ............. ......... 4, y w M1 e y" k( 4 r i r w Existing Street View: o le &Can would paint wall and remove previous owner's banners STREET,K&H BOTTLE & CAN RETRIEVAL CENTER 900 WEST STATE NY 14850 ' AFTER t4 �� yak y ems; } a. y r t n 6' aw r rr ,• � ;t � der Requesting 1 additional sign. Currently,there is no signage on the West State Street side c ® of the building. Bottle & Can will remove old signage. STREET,K&H BOTTLE & CAN RETRIEVAL CENTER 900 WEST STATE s NY 14850 ti 1 e y � e rz i S � °4 Y 900 WEST STATE STREET, NY 14850 K&H BOTTLE & CAN RETRIEVAL CENTER die e., a " � 4. Y� 7 t. 3` I t; ti 7 STREET,K&H BOTTLE & CAN RETRIEVAL CENTER 900 WEST STATE NY 14850 ITHACA, ----------------------------------------- IllottletsCan RETRIEVAL CENTER sm " If of Ithaca DIY Fort Buffer for;Parcel - Final Tax Roll w.. j LEGEND i ttt .., S k J ( "� ?t ,. - 'C ', '} ( { f l 4 ( f 7, [ Tax I'ar elc €;v,ateJ ti:s"anc Pius: v iP �,a _ �� F t .��.. :y*�. ➢ +,�, } }'� '�" }1 "1 c il'y Owned Fir p.e El 0vtx Vla,KJnq Lois and Garages Bu„tkigz~ a —ry } �7 L tat It, � T" Pardarr �.! „� 4F4rk Jr— ei,� N, f S S ..:hgw., y 4 f4 r i 4*"= k U- yr . .; 'txf✓. ,t . d ,+ ` .."yi =< M 4t .�, A RP Ts I . IN i i E ( a ( I� r f � r ��` fi'i . L r .{... + '+ ar 1 € h 1m „e yrctr , ttL as 5y9m r 1 t AU r " T], y + r Sr4 LLitL a � r t �i ✓ t, 1 i k.M...r 1 �} LaT� ;f 1"A 978 829,72 Feet Data cuntaRne7d on rh15 map was prtawided or derived from d«aUa devaarrrtee9 Of rvopj+e�ri Uv VIL city of Ethaca and is thre best milible 10 date, The orl�jina*rs da Ilot warrant theacturacy or.ueaerstrte cress or Ilya infnrmatirart Pranced 711512019 porrayed by they Data i ,nCITY OF 4 s aA 4 m a ZoningBoard of Notice. 'of Appeal APPEAL t#3134 410 ELMIRA ROAD Appeal of Jason Straley ufPW Campbell on belialf of the lessee, Visions federal Credit Union for area variance from Section 3 5_ , C olunin 5 and Section 5n 1, Guff-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`0 square foot building and a 940 square foot amphitheater can the property located at 410 Elmira';Road. The new Visions Federal Credit Union branch office will be located on the corner of the coat-parcel at Elmira Road and the Site Entrance road for Home Depart and I cahls. 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 carder to maintain clear access to the easement area. In the SW-3 zone district, the ordinance requires %of the property's street aroma e to be occupied by buildings that are located between 15- 4 feet from the street curb. The proposed building is 56.1' in width and the lot frontage is 431. i, which provides 13% of the 35% street frontage to be occupied by building,. The, proposed setback of the building from the curb is 7. " feet of the1 -3 4 feet required from the street curb. The proposed parking plan,for the building does not include provision for off-street loading. The ordinance requires one loading space that is a nnnimurn 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. The property is located in an SW-SW-3 Southwest use district in which the proposed use is permitted.. However, Section 325- requires that an area variance be granted before a building permit is issued. l Intar City of Ithaca Board of Zoning Appeals Worksheet Batik 3320 Sr Appeal Number 13ZA-.3134 Address 410 Elmira Road Amphitheater 940',,,F Use District SW-3 Date 9,+3r'2019 4260 S'F Applicant Jason Straley of PW Camp bell Ownerr Visions, Federal Credit Union Application Type: P rear Variance C"upstrrtr 3 4 5 6 7 8 9- to 11 12 13 1415 16 rtcc"essrrrr' Off-Streea Off-Street Lot Area Lot Width Number of Height in n d f Lot Other Front hear yard` %ofdel;,ith N it imurrs Column I itlu Use €°ront.Y Yard Side Yard or ralrmhcro fi cta Building Use Parking Loading (Se1 Feet) tCectl Stories Feet t'overag. "t'ardl' whichever asless Heluht Existing Condition: Vacant 69,522 431.91 and Use District Business 2 35%of street frvrtta c f 5 e f�or 20 but not Regulations sod MaximumMaximum3000 None 40 f 0% occupied by building 1 5' None None less than 1{l" None; for Existing 34`fr°OM Clara Noe Non- Conforming OK N/A N/A N/A OK OK N/A NIA 1^(A MIA1, N€a't N/A NlA MA Conditions Proposed Bank of �r5.e,and Condition Monetary 20 0 69,522 4 31.tt1 1 19, p.dh5'6 13%and 56.1' 326' 97.5' and/or tlse Institution �� District 3d3'ria of street frontage � Business 2 15 t�or 20 but not Regulation 14 1 3000 None 40 60% occ spied by btaildittp l5` 15-34' None None for Proposed Uses lv?irxirrxutu 3d'from curb less than111' Note avo t".a nharming Conditions OR N/A OK fief OK OK OK OK OK Def.' OK Olam OK N/A for Pro osal Notes: The proposed building is 3320 squrira feet in fluter area.`rhe Ordinance requires buildings to provide a toatdiug;space for btrsincss;cs containing 3,000-10,000 1;1a. The applicant contends that the bank recieyves minilrrrrrtlal deliveries by trucks and can use the existing parking spaces proposed on the site, ** the proposed building will be 4" -4"in width along Efirdra Road and the road frontage along Elmira Road is 431.a11 teats.The ordinance requires 35`st,or of the street froinag e or 15 L 17 feet to be occupied by building,`rnc applicant proposes;to occulsy, l 1°r'es of]hd required 35%and the building will be setback 42 feet train the eurN The ordinance requires the building setback to be 1:-34 feet lIro a the curb: CITY F ITIIALCA 108 E.Green St.—Third Floor Ithaca,NY 14850-5690 t��li r PAIII'NIENT OF PLANNING,BUILDING,ZONING r ECONOMIC MIC VELopm xf Gino Leonardi, Board of Zoning Appeals Secretary t'o49toner 607- 74-655tl I,xw: (507-2r4-6558 Ii:-Nfixil at�iaS '" BOARD OF ZONING APPEALS,,LRZA) APPLICATION A,R.F-,,A VARIANCE APPEAL (VILLFE)IN Y,`tNH) SPECIAL PERMIT HEARING DATE: 9/3/19 SIGN VARIANCE RECEIPT#: (FILLED IN BY STATT) AC.TION,ElFiCISION,Oft Ii m,11PRETA ION OF ZONING OFFICER 2. Property Address- 41'O Elmira Road Use Districtry t Ov,m t'fi- lame: Visions Federal Credit unionOwner's Address: 0001 Country Club Road City: Eridwell tat : NY -___Zip.- 10700 3. Appellant's time: Mason Straley cto Pau'Campbell v..... Appellatlt's Address: 100 Zeta Drive i.ty- Pittsburgh' _ `state: PA Zile. 15238'. Telephone.- .. 1 84`6-00 I�-Mail. l nn traley c p gerrr b 11 . Attach Reason ason or Appeal (see"ZoningAppeal Procedure Form"') . Appellant Certification: I cer°tr, � the information submitted with the r.i ,ta al is ttile to the best qf rn�y laraowledgeF eliej; and l have read and aarraJamiliaar laid, City qf Ithaca Zarratrr, Ordinance sections that apply to this arp1m al final. S'e cli rrr 32 - 0, describing,the powers and duties of the Board d of Zoning�'°I lgealsl. .l also a ltaaralvIedge they Board(af Zoning Ajrpeahv mqv visit the pro ear(,v and Ispectfically routs la vis I have met/discussed this application with Zoning Division staff rirtr tus stalstigissioaa. � �. e anI i taata�a _.�. STATE OF NEW YORK. COtTNTY OF TOMPKIN'S LT N�ot, ,Pobiicavai��ablet city ono to this r day of IMPORTANT lra�ra�r��-rE apptications will be returned to the applicant and the applicant,will have to reapply. If ANOTHER CITYAPPROVAL is required (e.g., Site Plon Review, Subdivision Review, 2 Ithaca Landmarks Preservation Commission Review), this application will likely � m not be considered at the next scheduled O A meeting date. Notary Public If an application is submitted and Subsequent CHANGES are made to the proposal/project, d revised application wit[ be required. The original, application wilt not be considered a placehotder for the original BZA hearing coin rwealir,of date. Zoning Division staff wilt also not remove contents from earlier SHEILA Nouty applications to cornatete a revised application, Applicants are responsible#'air a g" o r enstea'ring all nfor,natior� N essary for praacessira a onin rippeat is suttrnitted My amMISSasSat E Kpiw Mar 6,2022 coff dslknromberM84 by the application d adtine for a given OVA hcaring,date "` *a OffI C e only* 1. Ordinance Section(s) f(-,ir the,. Appeal Page 2 Z oni Ordinance Section bein-I S -,n Ordinance Section beino Appealed 325- 8.. Column 5 and ] 1 § 7 §; 5- 21 3 ! §272- }5- § 7 3 5- §27 - 2. Application of'SEQR det rtni ation: X Type 1 u.µ N Type 2 Unlisted . Environmental Assessnient fiornl Used Short Env ronmetit l Assessment Form Long, Environmental Form Lead Agency Detennination ctl'l i niEicance Completed by the plairning Division at preluninat . hearing for SPR previous appeal has, ` leas not, b ra ��a;��de lot this proposal:' Appeal daled AppeaI No. ....R� ,t... dated Appeal al � � dated Appeal No. dat 5. Notes or Special Conditions: APPROVED RESOLUTION 3,450 SIT 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 I 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)(I 1), 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 reviewed and accepted as adequate a Full Environmental Assessment Form("FEAF"), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: "Existing Features /Demolition Plan (CAIOO)", "Site and Pavements Marking Plan (CA110)", "Utility Plan (CA120)", "Grading and Erosion Control Plan (CA130)", "Lighting Plan (EA100)" and all dated 7/10/19 and "Detail Sheet (CA500 & 501)" dated 5/17/19 and "Landscape Plan (LAIOO)" dated 7/18/19 and "Exhibit A (CEIOO)" dated 7/17/19 and all prepared by Costich Engineering, and "Proposed Building Elevations (A201 202 & 203), and"Proposed Site Plan(A 10 1)" dated 7/12/19 and"Proposed Amphitheater Floor Plan (AI02)" and "Proposed Amphitheater Elevations (A204)" dated 5/17/19 and all prepared by 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, therefi7re, 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 I Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental Quality Review Act ("SEQRN') §617.4(b)(I 1), 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: P etrina In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: None C'1TVOF ITHACA 108 East Green Street—3rd Floor Ithtva,Neo, Vork 14N50-5690 It lawtL `l tt: `l'd th"1 1 I CE,1t1,11L1,t1NG,ZON ING & 1`t"ta OMI(.." l)I,-'Vf-LOIL MFNT Nino q.eonardi,Board(ot Zortiog AppeaIs Secretary eleplhmer Cato- ,74-6-;5rl kuv tat17-274-oii Lmaii3. tilc daa as aat�a�t a CitVs}e��.a€° 't18tw dO'N't..1";Sutv� lI'l',`r`11Is d`oII'l 11,ZONI"wig Ak"PEA.L-%I VL(CATION IS HLIN(m,4"UHNIII 9 EAV:3It.NVA)13 SONI VON1,,.Cat"IIVA 1 I1.CN C"t,rtrtENT rarCcraara PrCrar'a.R VY caWNE R. OWNER'S AUTHORIZATION FORM ZONING APPEAL #-. DATE: W1012019 `1°t 1 A1 )OF ZONING A1'1'EAL:r (Ithaca,NY): I ( '`e) Widewaters Routeof 5786 WidewatersParkway tP+utuet 4,Strcet Address Dewitt New York, 13214 (City/mulocipality) (State& Zip Code) 0'w ner of the properly at 410 Eftra Road Ithaca NY 14850 (Street&Nrara ber) Ell tam the;sole owner of the above—race nticataeel property.` IKI `c his property is aIso ow ned by j pft R., (i and I have as Power of Attorney to authorize this appeal (,attach POA) do hereby authorize -PW Campbell ants its representatives to appear or request as ariancw ° d° eciaal tr ait on nay (our) behalf. 1 (awe) understand the appeal will be heard at the 81 t 0t3 It tneetincr oftlae Board of Zoning Appeals. ate Widewa rs Route1 [ omp ny LLC y: (signaatnraa)Joseph R. cuded,Manager STA'I"E OF NEW YORK) 0LJ r'tV OF T mV. ) N�,t:, P:ub:1I a�waaarta�l =at City I Onondaga � � Sworn to this day of ,20 Elizabeth A. Sanborn � t-* Notary u StateYork Notary Public Certified in Onondaga County Commission Expires on July 08,20LI Note to those slo-nin a this form: (l) Owners authorizing another to present an appeal on their behalf shcrrtltl be aware the Board may, In t martin relied;add reasonable conditions which, then becorne loading on the taro city} (72) Especially r+wh r° as 'Nana nce is being sought, the owner may be the only person with detailed information aabout the property that is essential In the atgapac.aL In such a case,aarthta izlr t another person'to appeal aaaay be detrimental o the appeal, unless the owner is either present at the hearing or sends another person fully prepared to answer questions about the property and that feasibility of using it'consistent ww°lth the Zoning Ordinance. CITY OF IT MCA ltl °urst reerrStreet-3rd loon- Itluaea, ere"Y rk 14850-- 690 DEPARTMENT`OF PLANNING,BUILDING,ZONING & ECONOMIC DEVE .OPNIENT Gino Lxeon ardi,Board of Zoning heals Secretary Telephone: 607-274-6550 Fax, 607-274-6558 Email:A ` NOTICE OF APPEAL REGARDING ZONING OR SIGN ORDINANCE APPEAL 31 p ' '� tourers `l'ro Property��uclrin�. feet of t�Elmira ��dF Ithaca, t3c� and others interested. (property address) FROM: Visions Federal Credit Union. applicable;to property n:,ar ed above in a(n) sm zoner. (name of person or origanization making appeal) RFGARDING: (check appropriate box) Area Variance Special.Permit Use Variance Sign Variance Action,Decision,or Interpretation of Zoning,Officer, City regulations require you, be notified of this appeal to the Board of Zoning Appeals ( ), as described;in the attached letter and provide the opportunity for you to comment on it and/or attend the meetings listed below. anyone considered an interested party may speak for or against the appeal at the meetings listed below, or submit a written statement tote BZA before its designate meeting. 'There is a time limit rafthree (3) minutes for each interested hart, to address the BZA during the Public Hearin portion of the meeting. The oar of Zoning Appeals bases its decision primarily on the written evidence submitted and presented to it, the testimony of interested parties, and zoning and legal considerations. "1"fue written ease; record will be available for review 3 at the Zoning Division, City Hall, 108 F. Green St, Third Floor, beginning one week before the scheduled BZA meeting. This ease has also been referred to the it 's Planning and Development Board that will advise the BZA, if granting the relief sought by the appellant will affect long-term planning objectives. The date of the Planning 'Board's tweeting regarding this appeal is also listed below. The PLANNING OAR Will consider this case on August27, 2019 at `:00 P.N1 in Common Council Charnbe s, City Hall, 108 E. Green>St. Ithaca. The BOARD OF ZONINc, APPEALS Will consider this case on September3, 2019 at utltl 1',A in oninaan Council.Chambers, City Hall, 108 4 green St..Ithaca. � � 1 ` s Si l, tags p f lant Address Hatt SWIS CODE TAX MAP OWNERI OWNER2 MAILING CITY ST ZIP 500700 130.-3-1 The Salvation Army 3-5 Griswold St Binghamton NY 13094 500700 126--1-3,2 Maguire Fam Lmtd Partnership 370 Elmira Rd Ithaca NY 14850 500700 128.-1-61 FBBTIUS Properties, LLC 570 Delaware Ave Buffalo NY 14202 500700 131,-1-6.4 Widewaters Rt 13 11 Co, LLC 5786 Widewaters Parkway, PO Box 3 DeWitt NY 13214 500700 130.-2-1.11 Buttermilk Falls 11 Inc 38 Janivar Dr Ithaca NY 14850 500700 130.-2-1.12 Buttermilk Falls, LLC 309 Third St Ithaca NY 14850 500700 131,-1-6,3 Widewaters Elmira Rd Co, LLC 5786 Widewaters Parkway , PO Box 3 DeWitt NY 13214 500700 131.-1-U Widewaters Rt 13 11 Co, LLC 5786 Widewaters Parkway, PO Box 3 DeWitt NY 13214 500700 130,-2-1 0 13 Armiri, LLC 11751 East Corning Rd Corning NY 14830 500700 131.-1-2 KSWKL Holding 416, LLC 312 Pentland Drive Centerville DE 19807 500700 130,-2-1.2 411 of Ithaca LLC 1144 East Market St Akron OH 44316 500700 131 s-1-6,1 Widewaters Rt 13 11 Co, LLC 5786 Widewaters Parkway, PO Box 3 DeWitt NY 13214 500700 131.-1-3 New York State DOT 3668 State Route 281 Cortland NY 13045 500700 130.4-7.2 State of New York Finger Lakes State Parks Trumansburg NY 14886 500700 127,-1-1 City of Ithaca 108 E Green St Ithaca NY 14850 500700 127,-1-4 State of New York Finger Lakes State Parks Trumansburg NY 14886 503089 38.-1-2 Margaret Rumsey Trust Rumsey, David L 107 Stonehouse Rd Newfield NY 14867 503089 31.-2-10 Powers, John D Powers, Kathleen 106 Buttermilk Falls Rd W Ithaca NY 14850 503089 31.-2-11 Powers, John D Powers, Kathleen 106 Buttermilk Falls Rd W Ithaca NY 14850 503089 38.-1-3 Margaret Rumsey Trust Rumsey, David L 107 Stonehouse Rd Newfield NY 14867 503089 38--1-1 Margaret Rumsey Trust Rumsey, David L 107 Stonehouse Rd Newfield NY 14867 503089 31.-2-9,1 Beeman, Carolyn J Jones, Donald R 112 Buttermilk Falls Rd W Ithaca NY 14850 503089 38,-3-20 People of New York State Finger Lakes Park Comm Trumansburg NY 14886 503089 31.-2-9,2 People of New York State Agency Bldg Emp St Plaz Albany NY 12238 503089 31.-2-11 People of New York State Finger Lakes Park Trumansburg NY 14886 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-ThruIATM, 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 SIGN LEGEND ,�, ry ry aE,aa orv,. � a r aF a P-- ------- e snare air wa '; Aor a�cxm ® 3 _ SLFP DAIA: .. .: .a.� ..•-:....m ....� ,°�„, ....=:;, ...:.a.a �• .::.w `.� maw.n.rr ,.,.. E12MAROADMYS ROUTES 13,34 46= (RAW.v oA a Frv�,A�a ao,aata 410 FI MIR.A ROAD M==;�. WM __- cn ory GRAPHIC SCALY SITE AND PAVEMENT MARKING PLAN -al kwr✓ w: -. rvv 0 n on.v a,re sr nr,o es-n rorvnrv�rr�Auvnoak �i h 2 w mo 'Ai9 COSTICH rv � u 1 k 5 1 cL lu 52 ors � a as, Stk P`m�are N —., . ( Y45 L eSse� d r z ON I t j s� q a E g €i I 1.9 cd r i' 5 YNisa�ti�Y�, I4 i � w t� � s 2 2 CQ i �I Ie t � a I t C ---------- -------------------------------- fill I ONUO LO I . A too! am ---------- ............ ny ------------------------------------------ ---------------------------- E � I 4 4.+Yisf+L s{an1A,fi t ;, i i 1, ----- , a .,: J� �� e 44 t au nr Y&t I i ) j f r I f } I y ( I � 4 c aee` t L. 17 _ !� 4ruC I't ra PS � City of Ithaca, NY - 750 Foot Buffer for Parcel - Final Tax Roll LEGEND • `. J ;L ,,*'.' Tax Parcels w Related Historic Prop Ci y Owned Property •,,,�: U Historic District I " S,a,,.�, „tr All Historic Properties Parking Lots and Garages Buildings Railroad V, Parcel f`"I's r ` ir. 4 '✓-. 't Border Park Impervious Surfaces Payed waik-sertaee or Pr Sara Road ,1 Paved Park eg Paved Raad—y or PO o Road Unpaved Dr va orWaikor Surf— Waterway ; y z s a r ' � r 1 5,804 967.37 Feet Data 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 Printed: 8/12/2019 portrayed by the data CITY OF ITIJACA 108 East Green Sireet Ithaca,.New York 14 8 50-5690 BUILDING DIVISION-4"�Floor gym '. Campbell ContractingCo. 109 Zeta Drive BZA Variance # 3134 for 410 Elmira Road Pittsburgh PA 15238 Fcode Qty Description Permit# Price Extended Price A8020-2110 1 Area Variance (Multiple/Comm. $150.00 "Total Price $150,00 Date Check # payment "dotal Payment Balance 'Notice of Appeal Board of Zoning Appeals _°part of Rose rari .R Arena for an area variancefrom Section 2 - , Column 7, Lot Width at Street, Column 11, Front Yard, r cl t olurrm 12 Side Yard requirements of the Zoning Ordinance. The applicant proposes to replace the existing front stairs at the property located at 215 rood Street. In order to obtain a building permit, the new stains tr1USt be compliant with the Y Residential Code, and have a landing rea that is a mininturn of threeficet in depth at the front moor. The new 3 foot landing will encroach into the trout yard setback laving 7 feet of the 10 feet required by the ordinance. .'Fhe property has existing deficiencies in l t ww=i th at street and side yard that will not be exacerbated y the proposal, The property is located in an l - b residential use district ira' hie-h the proposed use is permitted. }l owwever, Section '125-38 requires that an area variance be granted before a building rrrrit is issued. t i t 2;;/2 0 r9 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3-135 Address 215 Wood Street Existing Footprint 892 SF Use District R-2b Date 09/03/19 New YX 41,anding 12 SF Applicant Rosemarie Arena Owner Rosemarie Arena Total 904 SF Application Type: Area Variance Column 2 3 4 5 6 7 8 9 10 11 12 13 14,115 16 :�tm_j_be.L Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in %of Lot Other Side Rear yard, %ofdcp�h Minimum coluron'rifle Use Use Parking Loadhig (Sq,Feet) (Feet) Stories Feet Coverage Front Yard Side Yard Yard or nkrmbeF of feet, Building whichever is less flei�ahl Existing One Condition Family N/A 2 0 5,227,2 29,9 2 18 17.06% to, 12' 52 119, N/A and Use 1 Dwellftig I District Two None 2 5%or 5 0'but not, Regulations Family I Required 3,000 35 3 35 3,5% 10 10 5 less than 20' one for Existing zoue Note Non - Conforming OK OK OK OK OK Def. OK OK OK OK Def. OK OK OK Conditions Proposed One Condition Family NiA 2 0 5,227.2 29.9 2 18 17.29% 7' 2.2' 5 2' 119, N/A arid/or Use T}wefling District TWO None 25%or 0'but not Regulation Fawily I Required fees 35 3 35 35% to 10 5 less than 20, one for Proposed Zone Not Non- C on to tin in-g OK OK OK OK OK Def. O:K OK OK Def Del" OK OK OK Conditions to Notes: The existing building meets the setback requirements of 10 feet for the front yard.The landing will encroach into the setback'3 !feet,leaving 7'ofthe 10'required, The new stairs will be 3 feet from the sidwalk.