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Home My WebLink About12-17-19 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 DESIGN REVIEW BOARD The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on ECEBER 17TH,2019 in THE SECOND FLOOR CONFERENCE ROOM, 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�LStart rime 1 Agenda Review :0 2 Privilege of the Floor(3-minute maximum per person—if you will be speaking about a project with a6:05 scheduled PUBLIC HEARING below 4,you are highly encouraged to speak at that time) 3 Board Response to Public Comment : 5 Approval ofMinutes: October 22, 2019 :2 5 Site Plan Review Project: Harolds Square Mixed-Use Applicant Presentation 63 Location: 123-127, 133, 135 & 137-139 E State Street (The Commons) Board Q&A 6:40 Applicant: David Lubin Board Discussion 6:45 Actions: 13 Approval of Conditions ProjectDescription:The applicant received approval for project changes on February 26, 2019. The applicant has submitted materials to satisfy conditions of the approval. Project materials are available for download from the City website and are updated regularly: https:llwww.cityofithaca.org/DocumentCenter Indexj66 B Project: Student Apartments Applicant Presentation 6:5' Location: 238 Dryden Road Board Q&A 7:00 Applicant: Todd Fox for Visum Development Board Discussion 7:05 Actions: C3 Project Update/Revisions Project Description: The applicant is proposing to construct a four-story building with eight apartments and associated site improvements.The project site is in the CR-4 Collegetown Area Form District (CAFD) and had previous received Design Review. 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 ("SEQRA") for which the Lead Agency made a Negative Declaration of Environmental Significance on September 24, 2019. The applicant has revised the project and will be seeking design review, an amended negative declaration and site plan approval the revised layout in January 2020. Project materials are available for download from the City website and are updated regularly: https:llwww.citvofithaca.org/DocurnentCenterf indexj1090 C Project: Carpenter Circle Project Applicant Presentation 7:15 Location: Carpenter Park Road Board QA 7:25 Applicant: Andrew Bodewes for Park Grove Realty LLC Board Discussion :3 Actions: 0 Architecture Review for Mixed-Use Buildings Project Description:The project seeks to develop the existing 10.8-acre parcel located adjacent to Route 13 and off of Third Street. The parcel currently contains 2.1 acres of community gardens, an access road (Carpenter Circle Road), and one storage building to be removed. The proposal includes Building A, a 64,000 SF medical office building; Buildings B & C, 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 Building D, 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 187 internal parking spaces within Buildings B and C, 349 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 into four lots to separate each program element, resulting in Lot 1 measuring 2.086 acres and containing Building A, Lot 2 measuring 5.758 acres and containing Buildings B & C, Lot 3 measuring 2.12 acres and containing the community gardens, and Lot 4 measuring .833 acres and containing Building D. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(13)(1)(d), (i), (k), and (13)(6) and (8)(a) and the State Environmental Quality Review Act ("SEQRA") §617.4(b)(11). Project materials are available for download from the City website and are updated regularly: tt s://wwwocityofithacamor /DocumentCenter/Index/114 Project: City Harbor Applicant Presentation 7:45 Location: 101 Pier Road Board Q& 7:5 Applicant: Jessica Edger-Hillman Board Discussion : 5 Actions: 13 Update on Architecture—Medical Office Building C1 Review Draft Part 3 Project Description: The 10.35-acre project site consists of 8.33 acres of privately-owned land and 2.02 acres of adjacent City-owned parkland and road. The applicant proposes to redevelop the 8.33-acre project site and make improvements to 2.02 acres of adjacent City land. The project site consists of (3) privately-owned tax parcels. The building program will be a total of 316,280 SF consisting of(1) 60,000 SF medical office building, (2) five-story residential structures with a total of 172,980 GSF and 111 housing units, (1) five-story mixed-use building with 77,800 GFA with 45 housing units, 4,500 SF of ground floor commercial (expected to be a restaurant), and (1) 5,500 SF Community Building to support golf, boating, and other recreational activities associated with the adjacent City-owned Newman Golf Course. Phase 1 includes the rebuilding of Pier Road to include sidewalks, street trees, a fire engine turnaround, and additional and reorganized parking, all improvements on private property with the exception of the construction of Point East Building (which will be used as greenspace and parking) and the temporary relocation of the fueling dock and tank. Phase 2 of the project will include the construction of the Point East Building, additional parking at the golf course, installation of the new fueling dock and tank, the 5,500 SF Newman Community Center, removal of the existing clubhouse and relocation of the Ninth green. Site improvements on private property to include a 1,570-foot publically-accessible promenade along Cascadilla Creek, including construction of a new seawall and replacement of existing docks, 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." waterfront parks, a paddle park, internal circulation streets, bus stops, surface parking for 435 cars (in Phases 1 & 2), and landscaping. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(d), (h)(2), (i), (k) and (n) and the State Environmental Quality Review Act ("SEQRA") §617.4(b)(6)(iii) and (v). Project materials are available for download from the City website and are updated regularly: htts://wwwacityofithaca®orb/DocumentCenter/Index/783 E Project: Mixed-Use Student Apartments Applicant Presentation8:15 Location: 411-415 College Ave Board Q&A8:25 Applicant: Whitham Planning& Design for Student Agencies Board Discussion :3 Actions: 11 Design Review O Review of Draft FEAF Part 3—Historic Impacts Project Description: The applicant proposes to construct a six-story building with a 7,038 SF footprint, ground floor retail, and 56 student apartments on floors two through six. The project includes a partially covered outdoor plaza area on land partially owned by Cornell. Project development will require the removal of the existing four-story building known as the Chacona Block, as well as the existing outdoor patio and retaining walls. The parcel is in the MU-2 Collegetown Area Form District (CAFD) and requires Design Review. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(13)(1)(h)(4), (k) and (n) and the State Environmental Quality Review Act ("SEQRA") §617.4(b)(9). Project materials are available for download from the City website and are updated regularly: htt s: www.cit ofithaca.or DocumentCenter Index 1101 7 Zoning Appeals *To be sent under separate cover when available 8:50 • #3147,Area Variance,402 Utica Street • #318, Sign Variance, 355 Elmira Road • #31 ,Area Variance, 108 Short Street Old/New Business9:00 ® 2020 Planning Board Calendar 9 Reports 9:10 A. Planning Board Chair B. BPW Liaison C. Director of Planning& Development 10 Adjournment :20 If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 12:00 p.m., 2-3 business days (not including weekends/holidays) before the meeting. 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." City of Ithaca Planning Board .................. —------ Project Review Committee Notes for Thursday December 5, 2019 Project Name: Mixed Use Student Housing for 411-415 College Ave Applicant submitted new drawings of previously done shadow studies as well as visualizations of the College Ave Fagade with a 7' stepback and photo simulations of views looking west on Oak Ave. The applicant stated that, based on Board feedback at the 11-26 meeting,they are pursuing a 7' stepback. • The applicant has selected a construction manager and is working with engineering on a construction staging plan • Design Review is scheduled for the December 17 meeting. The applicant will submit a memo and drawings demonstrating compliance with the Collegetown Design Guidelines • The applicant will also submit any outstanding items for the SEAR Review. • The Board will review the Historic Impact section of the Part 3 on December 17 1h • The Zoning Administrator has determined that the project complies with zoning in the MU- district Outstanding items from previous megtflgE • Need articulation/art,etc on west facing wall of plaza. • Need Phase 1 ESA equivalent information for CEQR • Add move in/move out plan to FEAF Part 3 • Need basement and roof floorplans. Project Name:City Harbor Mixed Use Development Applicant distributed a revised elevations for the medical office building(MOB). The footprint of the MOB has changed slightly due to the need for a larger mechanical room (on the west fagade)to accommodate larger/more equipment for the effluent recovery energy system. • Enthusiastic agreement that the revised elevations address previous concerns, but north elevation may still need some work • The applicant explained that the north elevation is obscured by boat storage on the adjacent site and that change on that site is unlikely due to power line easements. • Petrina suggested that the north elevation could be improved at the corner closes to the Cayuga Waterfront Trail • Applicant agreed to provide views of the north facade from Pier Road • Applicant to provide revised layout with MOB changes for the Dec. 1711 meeting • Applicant and Board members discussed potential off-site reuse/donation of existing buildings but s_tand!ng,items from previous meetlMs- • Need more stripping, raised crosswalks, etc to insure safe pedestrian paths from parking to destinations • Need signage, marking,clear lines of sight to avoid vehicular/pedestrian conflicts at intersections with waterfront trail C:\Users\lnichola\AppData\Roaming\Microsoft\Windows\Network Shortcuts\PRC Notes 12-05-19.docx A �r r December q 2019 T Lisa Nicholas, AICP Deputy Director of Planning City of Ithaca 108 E. Green Street Ithaca,New York 14850 RE: H rolds Square- Status of planning Board Approval Conditions Dear Ms. Nicholas, On behalf of rold's Moldings, LLC and the Harolds Square team, we would like to address several conditions surrounding this project. The conditions addressed in this letter are those identified by the Ithaca planning & Development ent Board in their original site plate review approvals for Il rolds Square dated August 27, 2013. Conditions surrounding the fagade and material changes for I arolds Square were'approved on August 23, 2016 and May 23, 2017,and amended on February 26, 2019. Specifically, in accordance with the approval conditions,this letter will:address the various conditions surrounding the rehabilitation of the Sage Block building, architectural lighting, and the fifth floor rooftop mechanical unit screening, Our team will be appearing before the Ithaca Land and Preservation Commission thereinafter "ILP ") on December 10,2019 to address the Sage Block building conditions listed below. Our submission to the ILP is attached hereto as Exhibit A. ,At this juncture, we can provide the following status updates based on the February 26, 2019 approvals. ii,b. The exterior masonry walls will be cleaned, repainted, and repaired.- ii.c. The existing roof will be replaced; ii.d. Our team consulted with two preservation experts regarding the existing windows and they recommend replacement due to the current condition, ii.a. The cornice is not terra cotta as originally assumed. It is sheet metal and our design team has explored feasibility for preserving. Due to the current deteriorated condition of the cornice, preservation of the cornice is not recommended and we are proposing to replace in bind. iiof. The incorporation of the west fenestration into the new project atrium space is no longer applicable, We do have fenestration on the courtyard and will be wrapping the storefront around the comer and stopping a fear bays in to replicate the historical design. ii.e. Replacement windows will reflect a characteristic William"H. Miller divided-light pattern at the upper window areas, similar to what currently exists on the Sage Bloch building. The decision and approval from the ILPC will,be shared with this Board'to resolve the outstanding conditions surrounding the Sage Block building. Due to Condition v. Submission to,Planning and ofsite details, including, but not limited to, lighting, signage, sitefurnishings andpaving materials, sae are submitting on three proposed options, attached hereto as Exhibit B, for the building's architectural lighting as seen from the Commons. These options are described as follows. d. Option (Preference)--illustrates architectural lighting on the first floor only with light being projected upward and downward. As shown in the illustration;,the light projection upward is minimal, reaching only to the third floor, and also mitigated by the building's cornice. Option B— illustrates architectural lighting installed on the first floor with light being projected downward, only. There is no upward projection of light with this option. . Option C— illustrates architectural lighting installed on the fifth floor of the commercial portion of the structure as well as on the first floor. This option provides down Ii ,hting only at the fifth fluor and up and down lighting from the first level, but with minimal upli htin overall_. The final;condition, added in the February 26, 2019 Approval of Project Changes and relative to fifth floor rooftop mechanical unit screening, was previously addressed at the September 25, 2019 Planning Board meeting, Based on comments from the board at that meeting, we have attached hereto as Exhibit C pictures from the "' floor apartments, as well as diagrams demonstrating the impairment that screening the mechanical units would yield. The documents previously submitted at the September 25, 2019 meeting have also been included for a comprehensive submission and are labeled as ``PreviouslySubmitted". s the project progresses we will continue to provide updates on the outstanding conditions'. Page 2 of yeti a. Please do not hesitate to contact me regarding ith r this memorandum or questions about our approach. We look forward to our presentation at the Ithaca Planning Board meeting on December 17, 2019. Thank you, 41 Eric Ekman "ice President, Development Page Exhibit A December 2, 2019 TO: Aryan McCracken Historic Preservation Planner City Mall 108 E. Green Street Ithaca, New York 14850 Harolds Square—Status of Sage Block Building Conditions Dear Mr. McCracken, n behalf ofHarold's Holding, LLC and the Harolds Square team, we would like to address several project conditions regarding the Sage Block building, which is on the path to provide unique retail space on the ground floor and boutique office space on the two floors above. Our approach will allow for these uses to celebrate and preserve the historic integrity of the Sage Block building while also contributing to the vitalityofthe Commons. The Sage Block building is-a critical component of the overall Harolds aware project and we are excited to b submitting our construction plans, The conditions addressed in this memorandum are those identified by the Ithaca Planning& Development Board: in their site plan review approvals for Harolds Square dated August 23, 201 and amended on February 26, 2019. The conditions state that plans for the exterior renovation of the Sage Block will require review and approval by the Ithaca .Landmarks and'Preservation Commission(hereinafter"ILPC") using the same standards it uses to evaluate proposed work on"local ly-deli gnated'buildings. Specifically, in accordance with the approval conditions, this letter addresses the cornice element, evaluation ofthe existing fenestration, and masonry restoration. We feel that our team has successfully addressed the intent of the conditions regarding the Sage Block building. At this juncture, we can provide the following status updates and plans for addressing the Approval: 1. The exterior masonry walls will be cleaned, repainted, and repaired. For visual reference, a photograph of the exterior walls is;attached hereto as Exhibit A. The existing roof will be replaced; F Our tears consulted with two preservation experts regarding the existing windows and they recommend replacement due to the current condition. For clarity and further explanation, attached hereto as Exhibit B are two letters of support, one from Elise Johnson`-Schmidt, and another from Julie Kitson, detailing their recommendation for replacement rather than restoration. Additionally, attached as Exhibit: -1 are two pictures of the current state of the windows, e The cornice is not terra cotta as originally l assumed. It is sheet metal and our design team has explored feasibility for preserving. Due to the current deteriorated condition f the dormice,preservation of the com,ice is not recommended and we are proposing to replace in bind. For visual reference we have attached images of the Sage 13 lock Cornice as Exhibit C. Support for our recommendation can also be found in Elise hnso - cht idt's letter, attached hereto as Exhibit B; t The incorporation of the west fenestration into the new project atrium space is no longer applicable. We do have fenestration on the courtyard and will be wrapping the storefront around the corner and stopping a few bays in to replicate the historical design, For visual reference we have attached the courtyard elevations as Exhibit . Replacement windows will reflect a characteristic William H. Miller divided-light pattern at the upper window areas, similar to what currently gists on the Sage Bloch building. Attached as Exhibit E are the window details from CJS Architects; We believe the above addresses all of the remaining outstanding conditions surrounding the Sage Block building. Should any additional conditions arise, we will provide additional information as requested, Please do not hesitate to contact awe, our Vice President of Development,,ent, Eric E rrla , or Scott Selin our project architect,regarding either:this inernorandurn or questions about our approach. We look forward to a discussion on all of the aforementioned conditions at the next ILPC meeting on December 10, 2019. Thank you,` fan s R ntin er Managing Member: Pape 2 of 2 , Exhibit Julie Kitson julie@Verdigreecollective.com ,t. f 136 E.State Street, 3rd Floor "_ Ithaca, NY 14850 VERDIGREE (607)319-6097 11/18/2019 Bryan McCracken Ithaca Landmarks Preservation Council City Hall, 108 E. Green Street Ithaca, NY 14850 Bryan, I am writing a letter in regards to the windows at the Sage Building, located at 123 E. State street. My professional recommendation after visiting the site and looking through recent photos taken by the onsite general contractor would be to replace the current windows with a high quality aluminum clad window custom fit to the masonry opening. My recommendation for window replacement comes from the following observations and opinions. The wood for the windows is in poor shape and possibly will not survive the removal stage. One of the windows facing the commons is no longer a true divided lite window and has applied moulding on the exterior face of the glass to match the other windows. Lastly these are quite large operable windows (9'2" x 4'4„) requiring unusually heavy sash weights. Having these windows work safely and keeping them maintained and balanced could be challenging in terms of finding the correct materials and ensuring proper maintenance. I believe an aluminum clad window matched to the current windows would provide a safer and more efficient option for the Sage Building windows. Interior and exterior trim details could be profile matched to keep the original intent of the windows. Respectfully, Julie Kitson Exhibit � z r i I To: The Ithaca Landmarks Preservation Commission Novemher 24, 2019 From. Elise jobnson- ' idt,t' IA Th e he Sage Building, 125 E State Street,Ithaca Dear Mr. Finegan and Members of the JLPC: I would like to register my support for aspects of the Sage Building's rehabilitation as you consider its approval by the II.*l'C As a design professional and historic preservationist who has specialized in,the restoration and revitalization of facades and adaptiN e reuse for nearly 30 of my 35 years in practice as a preservation n architect,and as the former,Executive Director of Market Street Restoration Agency in Corning,,I feel that the items described in the scope of work (below) are appropriate to the Sage uil " g's rehabilitation,whale maintainingits historic integrity. Ilie Queer Anne windows on the north face (the facade) of the building were.replaced on the second floor in the 1 70's. The original third floor windows are still in their original opening-,,, however,they are in poor condition. The real issue is that new rindo s made to replace the second- floor-,vindow replacements cannot be trade to match tl-ae third-floor windows precisely, dace to the fact that insulated glass (required to meet energy code) requires:a slightly more sulDstantial muntin to support the required insulated'glazing than the original muntin can support. eww alurninu ` clad wood Queers Anne windows would be fabricated to match the original windows in all ways,bu vita slightly thicker r untins and d e windows would be installed in the openings on the second and third floor so that all of the windows will match one another(which we consider to be an extremely important aspect of the:design of the fa ado). It wou d loom as it slid originally,with the exception of the windows having a slightly heavier muntin. My recommendation would then be to conserve the best example of the original daird floor windows by placing an original window its the basement with historic photographs,some additional muntins from the other windows and a description of the building's history,its new use, and a set of drawings for the project,including the demolition drawings for the project*(see "Instructions for Storing' ,indo " at the end of this document) The 4nd ows on the first(north) bay of the west elevation of the building would also have new ale.r inurri clad wood QueenAnne windows per the original configuration of the building. I feel that the remaining windows on the wrest elevation,where a building once stood, should reflect the fact that there were not windows in this location*cause of the presence of a buil and should look different in configuration from the other windows (though stall relate to the original al building's windows by appearing to be double hung with the upper sash being proud of tlxe haver sash)—acid not Queen Anne in stele.. This forces the observer to ask themselves why they are different,and to interpret the budding appropriately,in my oapinio . I-have had limited success persuading people to conserve or rebuild their metal parapets over the years because the existing decorative metal cornices that crown the fade of a building are always rusted anti code enforcement and the owners are typically concerned that their rusted condition will a i i result in the whale thing coming down,including the brick to which they are attached,with little warning that dais may happen. The final consequence is that they are oftentemoved entirely,leaving nothirtg but a simple brick(often rebuilt) parapet (-which is often built-with a t catn-rrnatchi g brick) c idea that this prominent feature may dislodge from its original location and hurt or kill someone ne is an important concern. In any'* opinion,when comparing the issues of historic itnte rity with the tendency for the -material to faal unknowingly, the issue weighs heavily on the side of replacing the declarative element with one made from a material that doesn't fail due to tine very mature of what it is— metal in a wet environment v I i b,is destined to fail over a pentad of time; For this reason,I ` feel that using a substitute material that doesn't rust to replicate the appearance of the metal cornice, is a preferable path to take. Because it is not visible up chase., this seems like a perfectly reasonable solution. if we could o lye get more owners to take proactive action to save such special architectural features as this, instead of removing them entirely when their stability is questionable—the most common outcome.The solution proposed for the Sage Building seems like an excellent one and may give either property owners an example to follow when their cornice is misted and in danger of coming down—as apposed to wholesale renyntavgal. 'A section of the cornice shall also be preserved with the original window (as described below). 'narnk you for the opportunity to weigh in on this important project in downtown Ithaca. Tease note that I have been asked ed by the developer to look at the proposed design and give you My unbiased professional opinion and recommendations for best historic preservation n practices. I have not been paid to;provide this because I feel that it is a conflict of interest to be paid for my professional.assessment. I am lc oki'n g forward to seeing the exterior of the building renewed and vitally contributing to Ithaca.'s downtown. Respectfully, Elise 4)hnrn- ch =dt,AVLA *l ,STXLJ;Tl0 FOR STORING WINDOW:The window would be attached to the basement joists by building a hanging rack to support it vertically,using two pieces of plywood (drilled with Vi"diameter holes eveAr "to allow it to circulate) and " V frarn-nitn which will all(ow thewindow to stand on its side with space on each side of the rindow inside the assembly.The window--will stand vertically v`s. lying flat, so that-water cannot collect due to any start of water event tnn the. building,which would cause the window to rot(unbeknownst to anyone).ne). e packet of information described above slnal.l be placed in sealed plastic freezer bag(s) (including desiccants) and taped to the plyvmod face and labeled in 3"'letters on a visible side of the plywood face with a. thick periariatnetnt marker" l l Ili AL.WINDOW--DO NOT TOSS"-'I'lic window assembly shall be bung near an interior wall (not an exterior wall in larder to avoid moisture,) with at least 1 "'space between the wall,and the assembly. A section of the original metal cornice shall be sealed in plastic, labeled and attached to a basement joist for later reference. �. �I. Ii, � a � �tiF� }'�a'. ile't 8:� •{ 9 4�, i Y, t 5t`4 .k a v t e r 3 X i c L. EXISTING STREETFRONT ELEVATION EXISTING COURTYARD ELEVATION ITHACA LANDMARKS PRESERVATION COMMISSION HAROLD'S SQUARE EXISTING ELEVATION BUILDING PHOTOS HAROLD'S HOLDINGS LLC ITHACA,NY Exhibit A NOVEMBER 27,2019 F. t� a ,Y o r s y v y r a� t k us � o q, a ITHACA LANDMARKS PRESERVATION COMMISSION HAROLD'S SQUARE WINDOW PHOTOS HAROLD'S HOLDINGS LLC Exhibit B-1 ITHACA,NY NOVEMBER 27,2019 4 1� S 8 t �1V� � � 1 L t u�ivr } v 1\t; 1 ITHACA LANDMARKS PRESERVATION COMMISSION HAROLD'S SQUARE CORNICE PHOTOS HAROLD'S HOLDINGS LLC ITHACA,NY Exhibit C NOVEMBER 27,2019 ............... 0—\ & .............. 0 -ITI -11 5-4 R ,-13 073 0 ------- -------- --------- ------- ................ .......................... PERMIT SET ITHACA COMMONS (D --------------------------------- ---------------- -------------- ------------ NORTH ELEVATION WEST ELEVATION GREENST ------------ -Y- ----------------------- ---------—-- --------- ----------- CnD H GD/ dblll cl) CAD SAGE BUILDING 123 139 E,STATE ST I I YACA NY 11- -- ----------------------------------- --------------------—------------------- Y, WEST ELEVATION Y Y, Y --------------------------- GD SAGE BUILDING GD EXTERIOR ELEVATIONS S) .....................o A200 NORTH ELEVAI ION ITHACA LANDMARKS PRESERVATION COMMISSION HAROLD'S SQUARE A200 ELEVATIONS HAROLD'S HOLDINGS I Ti Exhibit D NOVEMBER 27 2019 ............... .... .... ..ME/A � , —OW NOTES .......... u a � \ , BUFFALO ROCHESTER a ............... 0 -D-ETAIL GE EXIST.WINDOW EAR DETAIL�AGE NEW WINDOW EAR PERMIT SET E: ITHACA COMMONS 0 A E-1 GREENST -------------------------------— =LIL-H ARE AS, BUFFALO,NY 14202"Gl HAROLD'S SQUARE SAGE BUILDING 12'lHAl.lAl,NlTAT�l X �-F-,SAGE BUILDING WINDOW TYPE I lT ol NEW ALU CLAD WOOD DOUBLE HUNG A --),WINDOW TYR PLAN DETAILS,A: ............................... SAGE BUILDING GLAZING ELEVATIONS AND DETAILS EXISI.WOOD DOUBLE HUNG EXIST.WOOD DOUBLE HUNG NEW ALU CLAD DOUBLE HUNG i WINDOW TYP.SECTION DETAILS WINDOW IYP.PLAN DETAILS SAGE BUILDING WINDOW TYPE 2 A800 WINDOW TYE.SECTION DETAILS ITHACA LANDMARKS PRESERVATION COMMISSION HAROLD'S SQUARE A800 WINDOW DETAILS HAROLD'S HOLDINGS i Ti Exhibit E NOVEMBER 27 2019 , h�- 1 t e� m � „ r ti a �157 ITHACA LANDMARKS PRESERVATION COMMISSION HAROLD'S SQUARE COURTYARD RENDERING HAROLD'S HOLDINGS LLC ITHACA,NY NOVEMBER 27,2019 r� - - _w W'llwr�w �w w"'ll"] WrL, r� t �Lit kzSft' ��IiFF ?'t tr 4`•z yL4�2 � Ft V t� e�� z, nz f i Sv tl, y.,s3 ;jk.`t .w iissi ,,,f ��t Yrxl r. Fi S s LIGHT SCHEDULE C ARCHITECTURAL ILLUMINATION SYSTEMS F WALL WASH UPLIGHT NOTE: ALL LIGHTS TO MATCH 3000K COLOR HB40EXT SIGN LIGHT 28"w/12"ARM SUPERLIGHT NANO 2 TEMPERATURE OF COMMONS LIGHTS A LED UP/DOWN LIGHT FCC400 SERIES-WIDE D SOFFIT LIGHTING LIGHTOLIER CALCULITE LED 6"GEN 3 B LED UPI DOWN LIGHT FCC400 SERIES-NARROW E GOOSENECK LIGHT-2000 LUMENS Z s�{ Y PARTIAL NORTH ELEVATION HAROLD'S SQUARE LIGHTING PLAN OPTION A HAROLD'S HOLDINGS LLC ITHACA,NY Exhibit B NOVEMBER 20,2019 z PARTIAL WEST ELEVATION PARTIAL EAST ELEVATION LIGHT SCHEDULE C ARCHITECTURAL ILLUMINATION SYSTEMS F WALL WASH UPLIGHT NOTE: ALL LIGHTS TO MATCH 3000K COLOR HB40EXT SIGN LIGHT 28"w/12"ARM + SUPERLIGHT NANO 2 TEMPERATURE OF COMMONS LIGHTS 00 D SOFFIT LIGHTING LIGHTOLIER CALCULITE A LED UP/DOWN LIGHT FCC400 SERIES-WIDE .." LED 6"GEN 3 i B LED UP/DOWN LIGHT FCC400 SERIES-NARROW E GOOSENECK LIGHT-2000 LUMENS ta' COURTYARD ELEVATIONS HAROLD°S SQUARE LIGHTING PLAN OPTION A HAROLD'S HOLDINGS LLC ITHACA,NY Exhibit B NOVEMBER20,2019 r� S 7� -a ` 7 W41I-w �w w"'ll"] :,"-.......... A' �m s� �z i O Y r 2 Y�U LIGHT SCHEDULE C ARCHITECTURAL ILLUMINATION SYSTEMS NOTE: ALL LIGHTS TO MATCH 3000K COLOR HB40EXT SIGN LIGHT 28"wl 12"ARM TEMPERATURE OF COMMONS LIGHTS A LED DOWN LIGHT FCC400 SERIES—WIDE 4 .^ D SOFFIT LIGHTING LIGHTOLIER CALCULITE LED 6"GEN 3 B LED DOWN LIGHT FCC400 SERIES—NARROW gff �3 E GOOSENECK LIGHT—2000 LUMENS PARTIAL NORTH ELEVATION HAROLD'S SQUARE LIGHTING PLAN OPTION B HAROLD'S HOLDINGS LLC ITHACA,NY Exhibit i3 NOVEMBER 20,2019 k s id ONE I ml 411 PARTIAL WEST ELEVATION PARTIAL EAST ELEVATION LIGHT SCHEDULE C ARCHITECTURAL ILLUMINATION SYSTEMS NOTE: ALL LIGHTS TO MATCH 3000K COLOR HB40EXT SIGN LIGHT 28"w/12"ARM TEMPERATURE OF COMMONS LIGHTS A, A LED DOWN LIGHT FCC400 SERIES-WIDE D SOFFIT LIGHTING LIGHTOLIER CALCULITE LED 6"GEN 3 L t B LED DOWN LIGHT FCC400 SERIES-NARROW E GOOSENECK LIGHT-2000 LUMENS COURTYARD ELEVATIONS HAROLD°S SQUARE LIGHTING PLAN OPTION B HAROLD'S HOLDINGS LLC ITHACA,NY Exhibit B NOVENSEER20,2019 r� s t fi� t 1� I{ sz}�. t 1 n � t� } _ t:;• 3 .�bt.t uhh. �,}�° s �«.! ,l � R},. I��}�st? lq .` ,ai � ��l`•`t �,' S3s �is { 7tt? SS tit `''�`+l ?t �:,:.,.. a W41I-w �w w"'ll"] LIGHT SCHEDULE C ARCHITECTURAL ILLUMINATION SYSTEMS NOTE: ALL LIGHTS TO MATCH 3000K COLOR HB40EXT SIGN LIGHT 28"w/12"ARM TEMPERATURE OF COMMONS LIGHTS A LED UP/DOWN LIGHT FCC400 SERIES—WIDE D SOFFIT LIGHTING LIGHTOLIER CALCULITE .' LED 6"GEN 3 G WALL WASH DOWN IS LED UP/DOWN LIGHT FCC400 SERIES—NARROW LIGHT SUPERLIGHT E GOOSENECK LIGHT—2000 LUMENS NANO 2 Z s�{ Y PARTIAL NORTH ELEVATION HAROLD'S SQUARE LIGHTING PLAN OPTION C HAROLD'S HOLDINGS LLC ITHACA,NY Exhibit B NOVEMBER 20,2019 I G G c 1 J a PARTIAL WEST ELEVATION PARTIAL EAST ELEVATION LIGHT SCHEDULE C ARCHITECTURAL ILLUMINATION SYSTEMS NOTE: ALL LIGHTS TO MATCH 3000K COLOR HB40EXT SIGN LIGHT 28"w/12"ARM TEMPERATURE OF COMMONS LIGHTS *AL D SOFFIT LIGHTING LIGHTOLIER CALCULITE ilk A LED UP/DOWN LIGHT FCC400 SERIES-WIDE .., LED 6"GEN 3 G WALL WASH DOWN LIGHT SUPERLIGHT B LED UP/DOWN LIGHT FCC400 SERIES-NARROW E GOOSENECK LIGHT-2000 LUMENS NANO 2 COURTYARD ELEVATIONS HAROLD'S SQUARE LIGHTING PLAN OPTION C HAROLD'S HOLDINGS LLC ITHACA,NY Exhibit B NOVEMBER20,2019 6 i z ^ems ' e T is} ` tt sw+st s _.w WITHOUT MECHANICAL SCREEN WITH MECHANICAL SCREEN VIEW FROM 6TH FLOOR HAROLD'S SQUARE Exhibit C HAROLD'S HOLDINGS LLC ITHACA,NY NOVEMBER 27,2019 i 1 b i WITHOUT MECHANICAL SCREEN WITH MECHANICAL SCREEN VIEW FROM 6TH FLOOR HAROLD'S SQUARE HAROLD'S HOLDINGS LLC Exhibit C ITHACA,NY NOVEMBER 27,2019 I � ,— —, IL __ ------------------------ — — __—_____ —— --_--®_____ I I I I 36 0 r SEE Al 13 FOR 19 4I/8 t6-]/ n GENERAL ROOMNOT n I i i 0. O OD. G M Ljb C i wcoz EQ MENT SCREEN oz 1 P I5/a' 140"uO.S 0 9 9 0 3 3'-0' 3-' -0' 3 R O 3 6'-0 9 0..... 3 " 3 0 3 0" 3 __- _ -0 '0 30 __- 90� 60 3-0 30 3'-0' 3'-" 3-0" 7,7777, IF TENANT I _ L- � B D' 1,12" 6 12-0 1/4" 21'-1 6 _ a 4 1 / s1oF e�oe saae �� lose soai CG70� �so8� os (soso — — --- a I r� sosc , VIEWS WITH SCREENWALL HAROLD'S SQUARE - Exhibit C HAROLD'S HOLDINGS LLC THACA,NY NOVEMEER 27,2019 --- - ---- ---- --- - -___ -- TT---------------------- - --- ---- --- I I I J RooF wFlu � CC A113 FOR �\ GENERAL ROOM NOES --------- o" (D - -- - - /, C COS LO E ROOF HATCH \ m AHU-i ... .., . �1 ACCESS MU-2 LO ATION O.D. `� _ _ / OD. _ D.D.O. 125 — r - 02 �0 afiJ 02 i S�YLGHT VE Ux SKYLIGHT VELUx I NODULAR LO OUGHT MODULAk'LONGLI HT 1 6'Los 0' Y P' Y 3'0" -0" 9'0" _ 0 3'0" 3'0" Tl 4 O — `P a Z 1 �> / - 3 n m u0" 3'0 3'-0" '.0 6 0 � D U" 3�0" (S-0 2-0" R'-0" 3 0 Y 0" AT'"' 6 0 2'-U" 6-0` (S-0" 3-' - i TENANT:3 — — — azo -27_1 1/2 - -6 12 0 114 - --- 27 J' 8 4 1/4 1 i 610F 610E 608E 606E `604E� 610D \ �'�_ 608D� "6L6r F `606D 1—f 1 P---7 ---' E1T"7 VIEWS WITHOUT SCREENWALL HAROLD'S SQUARE Exhibit C HAROLD'S HOLDINGS LLC THACA,NY NOVEMBER 27,2019 LEGEND Previously Submitted o 6 ESL TLTY .y ' cT«t'Tr'Y COAT rtOfS RESTORATON NOTES. ,, AREA.COMR TO MADE ALL-FFIGWTA TINE COEME DISTIOLEARGE INHIN'HE ONIMONS BUFFALO ROCHESTER REMOVE. WOOD �,. �.��. � ,. � ��sa,TnYLLAWRP, HHP . .. .. )cOr�rRnc�oR aRK PERnnr FFOR s TD rn N no zE DIsmRBANGE w rH N THE G 21ARKq PROVIDE DOCUMENTATION TOENGINEER ANN ALL.. CONDITIONS PRIOR TO ONS AfTcAW=�11N 16 WRJE RLNEA ED ARIA(GRAY YATCHI i0 E RESURRECTS ORGNAL STATE CONTRACTOR SHALL REMOVEIPROTECTiSTOHE ALL M1,9ATERIALS WITHIN - --�.w...-��....��....«...��.....«...��.�.�. .: LL ., AREA INCLUDING P-^BUT NOT LIMITED TO,PATERS.LIGHT POLES,FURNITURE AND OTHER P"a I r AE�a ,..�:.............w..... ...... .«....�.......»» -........,..�.-...,,....�--.,�,.,.,.,. 2 EXISTING SITE AMENITIES. ..�--�..r.i.+.w.�-ter.. ---Off ISTUR6ANC�OF THE VYDERLVING CONCRETE PAVER RASE SHALL BE SAV�1 CUT AND T I- RED ASDEAL ON TOM ^,I��`OS ()�"1�K H 'T' "" "' "' ' i ��■ 5.CON TRACTOR SHALL NOTIFY ENGINEER CITYAND ST F'IN THE EVEN OF ANY DAMAGE TO C AET --PLACE t8_,,,__�..,� EXISTING SITE Af METES FEATUR S.ANY MATERIALS DAMAGED SHALL BE REPLACED IN � —,--: - KIND BY CONTRACTOR.CITY—1 TO REVIENNIATERIALS. - j I E I D 6.CONTRACTOR SHALL RESTORE COATI ONS AREA TO ORIGINAL STATE PRIOR TO REQUEST 4F GW t OF PERMANENT CERTIFICATE OF OCCUPANCY(COO).CONTRACTOR SHALL PER=ORM A HON \� /Y\ ()''.. SAGE BUILDING SGCWT TET ACTOAT ENGINEER EFERRE AND AFT ONSTUCTION.DETAILSFIND . PAVER AREA MATCH MET . RECONSTRUCTION DESIGN PACKAGE CONSTRUCTION DETAILS GHOA)THE CUAIMONS ti COMMONS MATERIALS AT E R I AI S 1 39 E. STATE STREET 8 CORRECTED STAFF G PREPARE A PUNCHLISi FOR CONTRACTOR OF ITEMS TO BE C R CQRRECTF.D PRIOR TO COO ISSUANCE D _�.._..._..__ .. _... ..._... _.�.... _ ........ lir. SITE PAN NOTES 1.SITE PLAN W04K UNDER THE GREEN STREET PARKING GARAGES LIMITED TO PAVEMENT I RESTORATION o MATCH EXISTING GRADES AT THE LIMITS OF DISTURBANCE DESIGNATION. CONFORMANCE SET 2.COST AS-, SHALT REPASS ANY DAMAGE IN KIND CONTRACTOR SHALL CORONA IS CAST—IN—PLACE YI� I/� � (F� T I wIrH CITY Daw. `rAST I iE�R i.A V E V A V C \E IE i 3.PROVIDE NEIM1(EAST) SIID FROM AT E OF PAVEMENT T AUTUMN LEAVES IWEST TO ITHACF COMMONS YELLOIA DELI SIDE.ATE IRA PATTERNDESIGNWIP'INTHEiTMN LETORE REVIEIMEO (� AC AREA THE SUBBITTAL PROCESS.ALL CURBING To HE GRANITE AS DEPICTED IN DETAIL FRAME FOR PAVER AREA ■ � QNSHEETCWR A e 1 �\ rccrP nry GREEN ST j RAG L \%W%W INGS A j \�\� /'`\\`�\`�`\� \ 560 DELAWARE AVE G3 BUFFALO,NY 14202 +�Ts {t � A .-�e^J,-� . L A 11,211 SF ITAL) HAROLD'S l[�UppI1T 6R_rc - 1 Co. _) SQUARE T)a,YN e rT,000 Ys>v<. ,.P IIwF \/� � RD NSUIn 123139E STATE AT 5)12 D1((151 ITHACA NY 1485C I COURTYARD PAVER DETAIL T,TY�TFN A s __Is,q cDMPACTI01a> rD 1 a)mviceeTc eAPAne oN aO mT DIA T .Al PC L e "GH TAOLAHs __ n)cc mocDCARNow mr�7 H11-11 HRIX 1 cB .S .. A R E =>5 ® IFTING SAf.F -I:.: I �__ , A� RUlmwc 1 O t�V�� Vim;t� " )OR = 20,000 5F ,�W%�Wl < ?�W%�y yKy y1Ryy1 10 I2 SECTION A-A 412.08 11TI SAGE BUILDING SITE PLAN ..—.. _..�_. .... ._—.�_,.a..�._._.u. ITSTNELAW R.. s. 9eB00.8fib1963lla -IA, 1EIRIT NET , tl Ii � I It`d N I 1 t ttt,�}r ` 1 �r 'E La a, r � r P �} p r r i e 2 w.., .,... ,.. ' _,. VIEW OF ENTRY COURTYARD HAROLD'S SQUARE LC Previously Submitted HAROLD'S HOLDINGSITHACA LNY SEPTEMBER 10,2019 E �,ti k�e�A {�„+r2)(ri2 4.¢Zc 4)1k tiL\...'t`11,4��143,1a ka71G :M'Y l'+Lll�Y\ 1 SEEN 111 liar �m,k�Fz4<it d)�)ic +40� ,->SLc?�t4�:>,1�4(s?)`.l I�ii�*l'�`4s��•sl "'L75t` So'.;.;1t..<< a4z`z �:`-t Zii<14� t1E2 \�tiC`;,i�1Sl 4uF t:�ti�it l93 51�:2tr4431's;�ss lS�:f1tt11:S 4 tY t3}.4 �;...i R k\tCtll.t�;..2$I.'ct0 da'.3`3ck }2, C�:i�,'; 'il, 4k%n 7F5'i": ctitt1 t�:c E�I�a, Boomusyly 4 r�s irs 1+s3}.} r,`��4, ti. 3, t PARTIAL WEST ELEVATION PARTIAL EAST ELEVATION COURTYARD ELEVATIONS HAROLD'S SQUARE HAROLD'S HOLDINGS LLC Previously Submitted ITHACA,NY SEPTEMBER 10,2019 s k i r� s Y� VIEW INTO COURTYARD HAROLD'S SQUARE LC Previously Submitted HAROLD'S HOLDINGSITHACA LNY SEPTEMBER 10,2019 . r�,'xa..x.+'x � x..... .*�.... a. s,x,T .*'-2'- '"'xix�... s-�. : 'r'� Yc °`s.';:x +.. `"'"t.t•* �... „�' ...,r,.M. x+ Y_,�: ,sue ^� ,.. s � "ux '•,a x„-�� x`xi:Y ,�s,xw'a`s�sw�s�tx;^*.^s .. � ,s`�'>`rs wry.,rr�" �s'a k^�e'rzx'�'`s��'u.s s< r^x w�`'s H"r�'rFY -ex'xxs`.: aQ;•`^`a.'a a'e°�`'r-k,'a .r;:, s a- ,.:-'a;, ........................... j _ rt 7777,it r r r t � r I ROOF PLAN HAROLD'S SQUARE Previously Submitted HAROLD'S HOLDINGS LLC ITHACA,NY SEPTEMBER 10,2019 --------------------------------------------------------------- ............................................ .......................................- h.% 1Anfiq ictotpW raaotiacla on avarlaubin L Dome,variod blcadt3.st;'xturn raiioeas durability and p rEcrm anca ,I r NtaCr-ablMS3vs5, Cornpat yitc nailer board rrw-viMblra fubber kifill �niiarararoa m 2'x3w1 csr aar eM ±Ulued to roof v Pad � sw.;ias waterproof adhosive Gkrad[lro-M aisHiar h ate=rah '�" backing awaat ririis�.,�nn�+9ccirrx��al is, :aaisxrnm�gp rachtan"Ofly va�9y v t`i.SJd3 fPY `rihr r�Q'Ngb xt t Z ,+Air lirid Sysfar a z' E"long Stu Bea every a^ Hoof s> a rls ,a} G � sllf a i,� a l ) r * „ r _ .___.._ _.____L__W_.__.----------- GREEN ROOF HAROLD•S SQUARE Previously Submitted HAROLD'S HOLDINGS LLC ITHACA,NY SEPTEMBER 10,2019 vv'3��ssss ctszflf 1 fc k7`,^ t.,. t;��i�lis�t�si`��trlss if{,,� ahLs 3�i�?t�j�t�tfr�Js+2�7§�st� 's}Ott?rrsi,'�``r�t?}�j�fi��tL1tLrt s?r� s?:�?sc is`:E'y�2 t�a3��jc4rz t xz �It3��' z v}rrS'LIf>n<rt .:a ,v 11�7, r�3 ass Yt4s r?j#�j sr�t y{Pffrf}jtiL tsSts T `.t 1s t�4}1l g ti'}t}p'm0ti „r. Buz .,Ils(vs� trs?} ztrt?z vtY� "'1�t 4 "�'.. y "•La Lt�f�Y�:��uk�Y�"f�ts�,r��i`"trf�f��Z��1�{�f}�r�`��t z , �t W �L a \ � �IrFSz1l��tss�;r'�it1a4{stj�Liti,�2��Vslk��4i4i�u�t4tt�}�t�csi��r4�tS� St��€s�}� 4�i11�1��'��zrt at � � A k�sr��t��{1s4rt��v�;�`rraLE7�Jzst�z�?s}z}�r`r��3?fir if tZz~e��r '� 7Js ZlY� ��snr?�� yfs�vz t,. r�It�1�s�1\lirte)t�z}„ i,t� sst t}tthlzt�t}rf �r1�,?��}s�, i �s�s�Stt3 M � *v 3 5 AERIAL VIEW OF ROOF FROM NORTH HAROLD'S SQUARE HAROLD'S HOLDINGS LLC Previously Submitted ITHACA,NY SEPTEMBER 10,2019 f t, t t> a pl is 1'1 d 0 yt } t t r 4 s a t t t v � S v�r� t n s, S 7 :.0} ��T �'`"e^w�?Y1°;t0 09��0 v v �•v��€ , 0 to,,x &z. } a3 AERIAL VIEW OF ROOF FROM NORTH HAROLD'S SQUARE LC Previously Submitted HAROLD'S HOLDINGSITHACA LNY SEPTEMBER 10.2019 4 , 4 l'u 3 tt = ate, '\�tL'Le t'•,�."��ytrlt�?i1«5.;;� .i ,s�' u..: } � WI i i N i v tl, P a ROOF TOP IMAGES HAROLD'S SQUARE HAROLD'S HOLDINGS LLC Previously Submitted ITHACA,NY SEPTEMBER 10,2019 >,1g " 1 Y Zl 1E Sy a e My VIEW FROM CAYUGA ST. HAROLD'S SQUARE HAROLD'S HOLDINGS LLC Previously Submitted ITHACA,NY SEPTEMBER 10,2019 1 III � lYl,dy��l I go, VIEW FROM TOMPKINS TRUST 7TH FLOOR VIEW FROM SENEGA ST.PARKING GARAGE ROOF TOP IMAGES HAROLD'S SQUARE Previously Submitted HAROLD'S HOLDINGS `LC ITHACASEP7'EMBER 10,2019 c C t 4c`t2 43 4�YL� ss 1-. r 5ti� �I i } 71' � 1 t i y � VIEW FROM COMMONS HAROLD'S SQUARE HAROLD'S HOLDINGS LLC Previously Submitted ITHACA,NY SEPTEMBER 10,2019 4)W-HITHAM December 11, 2019 Lisa Nicholas Division of Planning and Economic Development, City of Ithaca 108 E. Green Street, 3rd Floor Ithaca, N.Y. 14850 Re: Carpenter Park Site Plan Review- December. Planning Board Updates Dear Lisa: Attached please find the following materials for the December. 17 Planning Board meeting. • Carpenter Park Site Plan • Carpenter Park Landscape Plan o Plant Palette • Building A—Affordable Residential o Site plan with Context o Perspective Rendering o Architectural Elevations • Buildings B + C—Mixed Use Buildings o Site plan with Context o Architectural Elevations o Perspective Renderings • Carpenter Park Water and Sewer Capacity o Correspondence with the City of Ithaca Water and Sewer Department,including calculations, to complete analysis of existing infrastructure capacity to support Carpenter Park Please let us know if there is anything else the City requires before the December 17 Planning Board meeting. Sincerely, Yamila Fournier Carpenter Park( December Planning Board Updates Cayuga WHITHAM 8 A ()INP T R 1 craws=..xr,rsn9san 6ar4 Furs,o tAc,a V� Pi,�u'.��c z.Diac�.ri�c PA-19ERO ASSC1C:1A:�&'k�., BUILDING KEY Building A -Affordable Re identlel Component 2 Budding B-Mixed,Use f3c�lldin,a e Mixed-Use �� Component 3 Building D m Medical Office BuflOng t i'£si1� �;.£fs'' i .,sjz!scL AN £.'�?ri2 r.. ,.,...�,�' .... '�,'� r•`�s��.,��r�)�i ?��>�>i��s�3t��t��rs,�rc, t. q ,,,�� "'aiZ .0 ��,r 'ti;,'�5�.��.`tii�'Y`i� �.s?s •z� .s s'y��t�,�`ea '. Building t No 4.�aiti g7 ding D u� 3 1 ' b sa e t� v 'A b Al r t . . a tttaj 0W -t v ter rx, srrdr CARPENTER PARK SITE PLAN Carpenter Park Rendered Site Plan Cayuga �x A,f� C" Owl IfTIIAM Carpenter Park December Planning Board Updates 2 4 P A R T N bq p L r n x;.MxaC} �*.h:Y4)TRS sbw oN Iti it �. k, t r , F j M1 4 r t„ t r« Carpenter Park Landscape Site Plan Carpenter Park December Planning Board Updates 3 Cayuga 5 a I i ON' �� wIIITII 1 R p 9 P i a,,,A; m MKD �r Carpenter Park Plant Schedule Draft as of December 10,2019 Planting Schedule MATURE MATURE SYMBOL QTY. SIZE SCIENTIFIC COMMON HEIGHT WIDTH Native to NA Edible Large Canopy Trees: AR 17 1.5-2"Cal. Acer rubrum'Red Sunset' Red Maple 40-70' 30-50' Yes AS 10 1-1.5"Cal Acersacchorum'Green Mountain' Sugar Maple 40-80' 30-60' Yes CI 1-2"Cal. Carve ifiinossis Hardy Pecan 75-100' 40-70' Yes x CO 1-2"Cal. Curve ovate Shagbark Hickory 70-90' 50-70' Yes CB 1-1.5"Cal.Castanea eruche de Betizac' Chestnut Hybrid 30-60' 20-40' No x CS 1-2"Cal. Catalpa specio,o Catalpa 30-70 20-50' Yes JC 1 1-2"Cal. lughms cinerea Butternut 40-60' 40-60' Yes IT 9 1-1.5"CaL Liriodendron tufipifera'Emerald City' Tulip Tree 60-90' 30-50' Yes MA 1-2"Cal. Mucus alba Red Mulberry 30-50' 30-50' Yes x PAB 26 1-2"Cal. Platoons x ocerifolio Bloodgood' Sycamore 75-100' 75-100' Yes OA 4 2-2.5"Cal. Quercus clip White Oak 50-80' 50-80' Yes OP 12 1-2"Cal. Quercus phe@os Willow Oak 40-75' 25-50' Yes TT 14 1.5-2"Cal. Tilio open-taso Silver Linden 50-70' 30-50' No Large Evergreen Trees AC 24 6-T Abies concolor White Fir 40-70' 20-30' Yes JV 6-T luniperus virgiriono Red Cedar Z2 8-25' Yes PA 2 6-T I Picea abies Norway Spruce 40-60' 25-30' No PP 21 6-7' Picea pungens Colorado Spruce 30-60' 10-20' Yes PS 7 S-C Pious strobus Eastern White Pine 50-80' 20-40' Yes PIO 12 6-T Picea omoriko Serbian Spruce 40-60' 1S-20' No Understory AA 36 4-5' Amelanchierarborea Serviceberry 15-25' 15-25' Yes CC 30 1-1.5"Cal.Cords arnadensis'Forest Pansy' Eastern Redbud 20-30' 25-35' Yes CM 9 6-e Cornus mas Comedian Cherry Dogwood 15-25' 15-20' No CV 29 1-1.5"Cat-Chionari bus virgintcus White Fringe Tree 12-20' 12-20' Yes Me 1-1.5"Cal Maduro pomifero Osage Orange 30'-50' 15-20' Yes MD 3 Mems domestico'Cortland' Dwarf Cortland Apple Tree 8-10' 8-10' No x MS 14 #5 Magnolia stellate Star Magnolia 15-20' 10-15' No PR 11 1-1.5"Cal.Prunus'Accolade' Flowering Cherry 15-25' 15-20' No Medium Evergreen Shrubs IG 118 flex glabra Inkberry Holly 5-8' 5-8' IM 13 flexx meserveae'Blue Princess' Blue Holly 10-15' 8-10' No IN Ilex x meservehe'Blue Prince' Blue Holly 10-15' 8-10' No TC 49 Taxus cuspidata'Bright Gold' Japanese Yew 4-6 5-T No Shrubs AAB 29 #3 Aronloarbutlfoho Brilhantlssims' Red Chokeberry 64 34 Yes CO 11 Cepholonthus occidentolis Buttonbush 5-12' 4-8' Yes CS 63 #3 Cornus sencea'Cardinal' Red Twig Dogwood 6-9' 8-12' Yes CA Corylus avellaoo Hazelnut 12-20' 8-15' No x FC 14 Fruticosus'Chester' Blackberry 3-5' 3-S' x HQ 89 #5 Hydrangea quercifolm Oakleaf Hydrangea 6-8' 6-8' Yes IRS 50 hex vertichmta'Red Sprite' winter err Holly 2.5-3' 2.5-3' Yes IV 58 hex verticillato Winterberry Holly 3-12' 3-12' Yes PH 85 #2 Physecarpus opubfishus'Coppertina' Ninebark 54 4'-6' Yes RI 2 #2 Rubusidaeus Red Raspberry 3-9' 3-9' x RR Ribes rubrum Red Currant 3-5' 3-5' x RN aides nig- Black Currant', 34 3-4' x RM 3 Rib,,missouriense Missouri Gooseberry 6-8' 3-4' x RU Rosa rugoso Rugoosa Rose 4-6 4-67 No 3 Syringe pubescens subsp.patina'Miss 4-9' 5-T SK Kim' Manchurian Lilac No VC 16 #3 Viburnum corlesh Koreanspice Viburnum 4-6' 4-7' No VR Viburnum rhoidophylium Leatherleaf Viburnum 6-10' 6-10' No VT Viburnum trilobum Highbush Cranberry 8-15' 8-15' Perennial CIS Chem-glabra White Turtlehead 2-3' 1.5-2.5' Yes CV 359 Coreopsis verticiflato Tickseed Coreopsis 2.5-3' 1.5-2' Yes EF 87 Eutrochium fistulosum Joe-Pyeweed 4-7 24 Yes EP Echinecheo purpurea Purple Coneflower 2-5' 1.5-2' Yes HA Helemum autumnale Sneezeweed 3-5' 2-3' Yes HC Heuchera'Caramel' Coral Bells 0.75-1.5' 1-2' Yes HF Heuchera'Frosted Violet' Coral Bells 1-2.5' 1-1.5' Yes LC 60 Lob,he-commit Cardinal Flower 24 1-2' Yes LM I Liriope muscari Big Blue Lilyturf 1-1.5' .75-1' No LS Liatris spicata Blazing Star 2-4' .75-1.5' Yes MO Monarch didyma Bee Balm 2-4' 2-3' Yes NR Nepeto racemoso'Walker's Low' Catmint 2-2.5' 2.5-3' No RH 202 Rudbeckia hirto Black-eyed Susan 2-3' 1-2' Yes SH 624 1 Gal Sporobolus heterolepsis Prairie Dropseed 24 2-3' Yes SS Schizachyrium sceparium Little Blue Stem 24 1.5-2' Yes AO Asparagus officinalis Asparagus 3-4' 1.5-2' x RA Rheum rhabarbarum Rhubarb x Matteuccia str,thiopteris Ostrich Fern 3-6' S-8' x HT Helionthus tuberosus Jerusalem Artichoke 6-10' 3-S' Yes x RC Rumex ocetoso French Sorrel 1.5-2' 1.5-2' x OA Oxalis hcetosella Woody Sorrel .5-1' .5-1' x Thymus vulgaris Thyme .5-1' 1 5-1' x Grasses CB CalamogrosUs brachytrlchta Feather Reed Grass 3-4' -2-3' No CL 126 Chasmanthium latifohno Indian Woodoats 2-S' 1-2.5' Yes CO Carex oshimensis'Evergold' Evergold Sedge .75-1' 1-1.5' No CP Carex pensylvanico Pennsylvania Sedge .5-1' .5-1' Yes CS Carexstricto Tussock Sedge 1-3' 1-2' Yes CR Carex rodinto Eastern Star Sedge 2-2.5' 1-1.5' Yes CV Ceres vulpincedea Fox Sedge 1-T .5-2' Yes HIM Hakonechloo macro'Aereolo' Japanese Forest Grass 1-1.5' 1-1.S' No PVB Panicum orgotu.acidlonds' Blue Switch Grass 4-5' 1-2' PCH Panicum virgatum'Cheyenne Sky' Switchgrass 2-T 1.5-2' Yes PUB 150 Panicum virgatum'Dallas Blues' Switchgrass Dallas Blue 4-6 2-3' Yes PPF Panicum virgotum'Proirie Fire' Prairie Fire Switchgrass 4-5' 1.5-2' PV Panicum virgatum'Shenandoah' Switchgrass 3-4' 3-4' Yes SC Scirpus cyperinus Wool Grass 3-5' 2.4' Yes PlantingDraft Carpenter Park( December Planning Board Updates +lf WHITHAMPARTNERS 4 rxa.xrcaa anrn B°,rx€Ckwa+�v.4v.xea° i'i,ruvsc&Dirks,riu' H �r'r�`*OC`IA"@-FY F� biY J t 4t 4., t: Ii S 5 t+a� z „ 4 F � 1 1 t 1 r t t i 4 n } t 1 5 1 } 3 i Y\'.L',�� \`��.,��,,,��'si�3��\,��€'c��\��{. i .,.fir, } \,� +-.r q � ,..:na'an�, •, '�^s��, ' i F } z v� S i 6 c� w` 4 ,.; : .,. , ru, �r� ... ,.t; n ...,. tt�\l�\} ''•\t .l^n\u�y�Y,' ��'�al�*,�' Fy� F' .°}: .: ,;,.: ,,;,..; :',,.,, -e ..;`,�' ,,..,....aie Sy t,:r}t�''bt�� .. ,:.',, �� .. +.. a r,q�y•t`� \\t'}}�` � r�• a ,• .:., ,>..�' '�. ,w', '::.' :.,r, ..{;}i\4lt \ �''�`,. t :�.,, t l ,:,,, 4.;ro iFT`Fi�...j,1e Building A hi "U Building A-Affordable Residential Rendered Site Plan Cayuga WHITII�14 Carpenter Park December Planning Board Updates 5 R RR TRACV,� F /Ve 8 ,. ',,.[RE, a N +, T 4 P $S 1 t "� ( �r ��' `�r�y.r i i t aas � a am a rsvacsrr rater ,T t, , t t y� ta'tad.'4 �r,x DETx�, 03 1 �tr � ,mwyy 4k `E ' .. q�� WEDE 5T ,�7 "•~a r -two w .„; =vF Y. .*,,„f ,,, .f= ' ni>vw t ., '�"•~ l-,;��t t f n°' 0ws.TacD cum Tea--. c � � t i �, ce{ry 7eor� zs ' I I t4.r 7 A V A ?M E 4"., CL 0". .. } 11�I*.l v�> A Die rim I O Puluaw x ron t` Pt t fd,.. 4 M � 'i'� ETEXT S" %'r 7 dING P-K,.ER:iIRMMM pq{.d';1gLp�i tr N q+�,w DfXR Owl)- �_;� as�eu�D i"€mCe(TM) � t �art10 1 ; i N VATOf PO ,.'—:, .� m \ "` "•�.. rw.i --�`�,�'`M1 ,,,.,� ,� „ `T,., t =fir a v i_ we �e MTKG"a T yr r CURB PaaDrar a '""", &E. Tvpja-, L I '3a r t TfrA r 8ITr PLAN D3g AkR MI TO Building A-Affordable Residential Landscape Plan Cayuga WruTttnM Carpenter Park ' December Planning Board Updates 6 P A tt T N E R S' "" p 9 p F 31;�a..tit��,�'"?'?��'��i��F��t71��,�Sl�s�2 f z�7� r�{�,r*•.:11F St y r`F F '.F L 4t��117\ .. }%It �;"ss ,. Sr lF rf sl2 i\ �.� r , li f I 3 Building A- Perspective Rendering a u a S� Carpenter Park I December Planning Board Updates 7 M S O r, P A s s n E a ELEVATION I ELEVATION 0o r r 1— OTEL z wN: �a a x,r�rr n f t S NON„i ELEVATION !!f 1�T ELEVATON u ELEVATION 2 ELEVATION A 10, " .. OSOUTH EL[vgi10N ®VJ[ST ELEVAT ON Material Palette C O t T, L � AxoNonnETNIr o 0 0 8 L Building Elevations: Housing Building Building A-Affordable Residential Elevations Cayuga 0 s Carpenter Park December Planning Board Updates 8 P A r n a s iu ttr„�Sxnl.y 4W'd:. A"4 YTR'1 4 rz ti 2: a' Y p 5 r ..aw,:w;,a.. .yam,®�.. tic. ,�: � �u;, „ j pti; '::�t, .,, i �t• '�k tl a...>- Q M v. a x 1 }� rati t ;t a ` e r : ter^ fi yy v g ` r di n B � s Buildin fi'S s ` z1 Rw.:* i Y ary S � ".+.aa3ktS a sx tzz : X Building B + C - Mixed Use Buildings Cayuga �thuTit�,� Carpenter Park ( December Planning Board Updates 9 z.,;, ,: P tr a L 1i { !I ,....... (.,,. -P'g• � � v.-,..,r*'4 L --"... J �., � � _- � � ,t k3 RT i ,ar#TAP �......,mw� a, e �LiC@' tCR R€ Y§i^]Rii ��r* 351D Y ROAD u. „*4;T fi fr wanwia*mLL ' A �^ . a aWIN, :a 4t45" CL EAS' f 1 ( " as wnxw y i, a ^ ` 3 5, OTT ' s faw USE 31459 SF .. t�tr � trrwt �' =t,=.,.•,.ai. E,Pr'v.`�MGR£K' '. PiAtA. " •rvT '1 e-+ '7 �4�cr�1i c fC a F .a Li TM PON 113. 7-1 r• 7 r a f �a ° Cr y v t ws y zinc 4 @ .ff Building B - Landscape Site Plan a WIIITHAM Carpenter Park December Planning Board Updates 10 P A t r q f klk 4 } 4 S .. �.:. IN � y a.a t w.a a w8 i a A r I t (( li �t �4 �•� t� �� SS°� m;, x4 r I ia IAT �4 z i iV, "~« > "^""e. ��,,� i SSA a.` aT, '"` `` s po al 51 —� } s .1 } } aK F a h x Building B - Plaza Rendering Cayuga 4� Aft Carpenter Park December Planning Board Updates 71 NA x F nt �r ,3 �crsxxs � MOION � MAN%%M AIR « _m r .�. ( e .tiss f €,rrg.p r say, ta� M - � no-�� ;' utxzy�s r �. �. ,. CC at wa.+at t 4 .......—...,e,..- h 1 s 6, - t JAM Wr r t i t t} y - �, } tyy brand I rr's"w-tea' qq #TR'Ni S M 6m 1 Tkitt:'2k59N �r�"�y�•,, } � � � ',: r k 33 y`":t 4r/2 MIXED,64 'dG4WYYMG TM+Y 4@ M{mot A I1, - �e "S� N <.F2vIca ytN "t v,�t..Rern ., .., .,, ,,` . #fit: ' n.i}; tf'�.. r q `',#MiIX"Q5@`A i PyR•r -: It V4^ry : a�n wq y T t N RA04, M d m.g :" . rtA# . { _m ..-hTw) u-,�.�:„.' '{C. 4,.�rf.�^" j .�.r,.7. a*im t n«ars a0 �{ {pyg•jyk ��t t �' "°'� .v.} �„}�.�-^(-.-.«-^y(-_'�-� � y {y �4,_"r� � �'� + F` ".., 4 i h qq F\J3tA 5 ti t 7s xs 1. ..-- Sl°3`.PLAN 6 ., c2 r•{ �} s,'x,...- (i.2� `�xcwwcv� _ Y" COEM(TIP,)OWEAK 7 qF r Building C - Landscape Site Plan Carpenter Park December Planning Board Updates 12 Cayuga P A a T N ER 8 �WIIITI IAM v z w �e I k e �rlo-l�i ,r 4 tt rt ti 3 1 v ti e e 4 4 g� 4 S e t s Carpenter Park December Planning Board Updates 13 yuga t a 3 ��iitTlI 1vI p 9 p 1 41 s whe aty tSF}F btZ niur< e GRDUND k, Lr V Building B - Ground Floor Plan P N ��HITII��n Carpenter Park � December Planning Board Updates 14 � a ,R 3 »+�� , ,�� „ P,��a��t ER Elevation E EL:70'-8 w Corrugated Metal Panel O TOP PLA N Color:Regal Blue EL:sFLR _ Fiber Cement Panel 6TH FLR Color:Night Gray Smooth (� EL:48'-4 V Fiber Cement Panel 5TH FLR N Color:Terrs Cotta Smooth �? EL:31-2 O N 4TNFLR Fiber Cement Panel EL126'-0 Color:Artic White Smooth 3RD FLR o e#3�1 4Lriir # '' r(7 tw t{ Litt Railing Color:Bronze EL:14'0" 2ND FLR o Corrugated Metal Panel Color:Matte Black EL 0'-0 1 sT FLR ......... ......... ........ ......... ......... ......... ........ ........ ........ Utility Brick 30° — Color:Manganese Ironspor Smooth Elevation F ---------- ------ Betz 02018 BartanPartners Architects Planners, Inc. All rights reserved. Building B - Elevation Carpenter Park December Planning Board Updates IS P R T "" V��iI I ITI I 11�1 d aLr� W EBR Elevation G Q O ......... ......... ........ ......... ......... 3C 0 ........ ......... ......... ........ ......... ....I. Elevation H .- �, Fir 02018 BartanParners Architects Planners, Inc. All rights reserved. Building B - Elevation Carpenter Park December Planning Board Updates 16 AS RAs "" V��rI I ITI I 11�1 WdBBS i r GROUND FLOOR PLAN plan ,,r ,n,.. M ru.% Building C - Ground Floor Plan Cayuga �WlttTth� � Carpenter Park I December Planning Board Updates 17 1�A R F N E .w.......... ..a a Sxnl'.t 4a�rn�sF�.�r rcv • .. Elevation A EL 70'-8" ............. Corrugated Metal Panel TOP P E 7 6 L 01 Top P Color:Regal Blue EL 59'-6"' ,F6TH FLR Fiber Cement Panel Color:Night Gray Smooth EL 48'-4"Il i:FH FLR ---------------- Fiber Cement Panel Color:Light Blue Smooth EL 37'-Z' 4TH FLR Fiber Cement Panel EL 26'- Color:Artic White Smooth FLR 0 Railing Color:Bronze o Corrugated Metal Panel Color:Matte Black 1ST FLR Utility Brick ---------- ------ 48 0" ------------- -—--—------ Color:Manganese lronspor Smooth Elevation B ------------------------------------------------------------------------ ---------------------------------------- Arfic White .......... ..................... .. ......... .................. ....... ME- I (D 2018 BartonPartners Architects Planners, Inc, All rights reserved. Building C - Elevations Cayuga #—** RA B"i l�(""t Carpenter Park December Planning Board Updates 18 P A R r N E i �. o �... . • 1 mass an no No,"I", moo mmm ON was MIN was MIN INN - - ll I— 1! 0111 11 Inn MOO— win IN ELM= MIN ElmIMMUNE Amn ff 5TR h � G � C71F, r . ■III ■■. I ■�. k 4 U \1.e aYtan artners rc heals anners, ne. ng is reserve . Cayuga 1 Carpenter Park December Planning Board Updates 20 .F r y ai j y P A R I N Et ... k r t• '� RI2�r �•,<tsy er�r�"tlrir74i q>?ss3?. t ..sti �,.. u . w s, s �Qw Arm= ,gym: ©2018 BartenPartners Architect's Planners, Inc. Alt rights reserved. Cayuga # Carpenter Park December Planning Board Updates 21 P A R r rd E O�........ I 1A�1 tt t y, d r�, 4 q� t �a, N. i S vl� J 9 ©2018 BartcnPartners Architects Planners, Inc. Alt rights reseNed. Cayuga RA n Rj _`� Carpenter Park December Planning Board Updates 22 r >�t W r�a arm F A rt r N€�r s „,. :..,.,,, ,,, ,a>✓. '4.'74�,t .,, � �� r, *n �.x }3 e,7., ,,, l 4 �:;;'� ;.,o ., 7 ( ) s,'a}}',. z• }.,z.,l ,t.l 4�ia ,?, 40 r�1 � ` 4a. ,: It ,., i � hfrl u I ? I 4 1° xr t t Us 7 y.Y ” a S 1.. II III ©2018 BartonPahners Architech,Planners, Inc, All rights reserved. # ®�I I ITl I I\r1 Carpenter Park December Planning Board Updates 23 PA� x»N E a s Nit r„Sxnl'y '.`f'if l4 4 t It tt zti3 , >5i s z2 i P1F ;r t 1� 4 } f F P 2r t�nl �1a r t btF J tt 4rFirtF72 a; 4w zt r}1}>}ktt��titr�� ttt 4sl e 4. s tix. l S„ e t+ +! x t t r 4 y t 61 := s } lit F ti y � t '� �'" r a•, st{ it a�t��' st}�� fit,�� F , utr �t21 }S t��i , M t �t tip a.+ n � fS• J .. a �t ©2018 BartenPartners Architects Planners, Inc. All rights reserved. Cayuga E�"'Rr Carpenter Park December Planning Board Updates 24 s 'r.ac, ,s.sp nz r ;nrr PA PA ERR ASSOCIATES engineering architecture December 10, 2019 Lisa Nicholas,AICP Director of Planning City of Ithaca 108 E. Green Street Ithaca, NY 14850 Re: Carpenter Park Development—Water and Sewer Capacity Dear. Mrs. Nicholas: Attached please find correspondence from the City of Ithaca Water and Sewer Department confirming that the existing infrastructure on site has the capacity to support the Carpenter Park project. Also included are the calculations provided to the City to complete their analysis. Feel free to contact me directly with any questions. Sincerely, Jess D. Sudol,PE Vice President JDS:paf 242 VV st Maiii Slreet, Suite 100 8:dieslet, f Y 1I514 T585.325,1000 F 555 25.15 1 www.passero,com FIA t` r rt T NE Carpenter Park I December Planning Board Updates WHITHAM P t 6I Fi 25 PA19 `.3 ki'LiR� Subject: RE: Water and Sewer Capacity Matthew Sledjeski <MS1edjeski@cityo fit haca.org> Mon, Dec 9, 10:31 AM (2 days ago) to Trevor Haut, Scott Gibson, Erik Whitney Trevor, With regard to sanitary sewer capacity, there is both an 8" diameter local sewer and a 36" interceptor sewer adjacent to the project that should provide adequate capacity for the sanitary flows you outlined. To check water capacity, I ran two simulations using our water distribution system model: 1. Constant peak demand of 704 gpm 2. Peak demand of 704 gpm plus fire flow demand of 1288 gpm. Under domestic peak demand, the model predicts pressures at the site between 75-90psi depending on the time of day and other demands in the city. Under fire flow conditions + peak demand , the model predicts the maximum theoretical flow possible at hydrant G-300 of 1936 gpm while maintaining 20psi at all times in the distribution system. Of course, these results should be confirmed by field testing. Please let me know if I can provide any additional information. Matt Sledjeski Civil Engineer City of Ithaca Department of Public Works Water&Sewer Division 510 First Street Ithaca,NY 14850 From: Trevor Haut [thaut(a)Dassero.com] Sent: Monday, November 18, 2019 5:14 PM To: Erik Whitney Cc: Matt Newcomb; Jess Sudol; Gillian Haines-Sharp Subject: Water and Sewer Capacity Hi Erik, Appreciated your phone call today. As we discussed it does not appear that water/sewer capacity is an issue with this project given the size of the existing water main, residual pressures, and sanitary main sizes. Please see the calculations below summarizing the anticipated hydraulic loading demands for the sanitary sewer as well as the Anticipated Domestic and Fire water demands with pressure calculations. If you could please provide a formal letter declaring that there is capacity for the proposed project it would help us in our ongoing approval process with the City of Ithaca and SEQR process. Thank you! Sanitary Sewer BARTON Carpenter Park December Planning Board Updates Cayuga WHITHAM PA P.A13,TNEIR's 26 ft,1 IN I NG&DL I I GNJ'M PASSEROASSOQIATF-� ........... The proposed project will utilize two sewer mains that are located on site. The proposed affordable housing and the northern mixed-use building will be serviced by the existing 8" sanitary main that lies under the existing carpenter park roadway. This connection will be made with new 6" SDR-21 laterals connecting into existing manholes. The proposed southern mixed-use building and the medical office building will be connected to an existing 36" main that runs parallel to the railroad tracks on the western property line. A proposed 8" sanitary system will make this connection. The sewer will be placed within an easement, dedicated and maintained by the City of Ithaca. The anticipated hydraulic loading as a result of the entire development is outlined below. Average Daily Loading Apartments: Capita= 208 Apartments Units= 1.5 beds/unit * 208 unit= 312 beds Average Daily= (100 gal/day/bedroom) x (312 bedrooms) = 31,200 gpd Peak Flow= 31,200 gal/day * I day/24 hrs * I hr/60 min * 4 = 87 gpm Average Daily Loading Non-residential: Capita= 0.1 gpd/sf Average Daily= 0.1*I I 1,557sf= 11,156 gpd Peak Flow= 8,627gpd * I day/24 hrs * I hr/60 min * 4 = 31 gpm Average Daily Loading Overall: Average Daily= 31,200 gpd+ 11,156 gpd=42,356 gpd Peak Flow= 87 gpm+ 31 gpm= 118 gpm All Sewers are designed in accordance with 10 States Standard's Chapter 30 Design of Sewers. Water The project will tap the existing 12" water main that is located beneath the existing carpenter park roadway. Tapping sleeve and valves will be used to connect the 6" combined services to all 4 proposed buildings. Those 6" services will enter into mechanical rooms with proposed backflow devices. Hydrant flow pressure preformed on a single hydrant were provided by the City of Ithaca Fire Department and are as follows Hydrant#G300 (located at the southern part of the cul-de-sac by the gravel drive) Static = 94 psi Residual = 62 psi Flow= 1900 gpm Q20 = 2987 gpm A dual hydrant flow test is being coordinated with the City of Ithaca Fire Department that should provide a reduced pressure drop. The fire and domestic water demands are summarized in the calculations below: B A R T 0 N Carpenter Park December Planning Board Updates Cayuga WHITHAM RA P,�'RTNERS 27 RA&SFROASSMAAME a. Peak Domestic Demand =704 gpm (208 units * 3 gpm/unit+20gpm/building * 4) The lowest pressure in the proposed system with the domestic demand of 704 gpm is: 80 psi b. Fire Demand = 1228 gpm (208 units * 1 gpm/unit+5 gpm/bldg * 4+750 gpm/hydrant+ 250 gpm/sprinkler) The lowest pressure in the proposed system with the fire demand of 704 gpm is: 70 psi Please see the attached water calculations based on the single hydrant flow test pressures. Also, please let me know if there is anything else you need from us here at Passero. Thanks. Sincerely, Trevor D. Haut, EIT Civil Engineer 11 PASSERO ASSOCIATES 242 West Main Street,Suite 100 Rochester,NY 14614 Cell:585-313-2488 thmit(cL,passeroxorn Service.Solutions.Results www.passero.com This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. Please note that any views or opinions presented in this email are solely those of the author and do not necessarily represent those of Passero Associates. The recipient should check this email and any attachments for the presence of viruses. Passero Associates accepts no liability for any damage caused by any virus transmitted by this email. B A A,T 01%A Carpenter Park December Planning Board Updates Cayuga WHITHAM PA P'ARTNERs 28 Aft PLANNING&DL11GN,1'11( PA.�ERQASS(X',IATE� City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III *� Project Name: City Harbor U' Dun ® S. Date Created: 12-3-19 PORArt PROJECT DESCRIPTION The 10.35-acre project site consists of 8.33 acres of privately-owned land and 2.02 acres of adjacent City- owned parkland and road. The applicant proposes to redevelop the 8.33-acre project site and make improvements to 2.02 acres of adjacent City land. The project site consists of (3) privately-owned tax parcels. The building program will be a total of 316,280 SF consisting of (1) 60,000 SF medical office building, (2) five-story residential structures with a total of 172,980 GSF and 111 housing units, (1) five- story mixed-use building with 77,800 GFA with 45 housing units, 4,500 SF of ground floor commercial (expected to be a restaurant), and (1) 5,500 SF Community Building to support golf, boating and other recreational activities associated with the adjacent City-owned Newman Golf Course. Phase 1 includes the rebuilding of Pier Road to include sidewalks, street trees, a fire engine turnaround, and additional and reorganized parking,all improvements on private property with the exception of the construction of Point East Building( which will be used as greenspace and parking) and the temporary relocation of the fueling dock and tank. Phase 2 of the project will include the construction of the Point East Building, additional parking at the golf course, installation of the new fueling dock and tank, the 5,500 Newman Community Center, removal of the existing clubhouse and relocation of the 9tn green. Site improvements on private property to include a 1,570-foot publically-accessible promenade along Cascadilla Creek, including construction of a new seawall and replacement of existing docks,waterfront parks,a paddle park,internal circulation streets, bus stops, surface parking for 435 cars (in Phases 1 & 2), and landscaping. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(d), (h)(2), (i), (k) and (n) and the State Environmental,Quality Review Act ("SEQRA") §617.4(b)(6)(iii) and (v). The project will require an agreement with Common Council to accept improvements on City Land, a long-term agreement through the Special Joint Committee (SJC) and the municipal owners of the IAWWTF(City of Ithaca,Town of Ithaca and Town of Dryden)as well as approval by NYSDEC to implement the effluent energy recovery system, zoning variances from the Board of Zoning Appeals, a potential approval from NYSDOT for modifications to the intersection of Willow Ave and Route 13 There are two concurrent projects happening on or adjacent to the site: Dredging of Cascadilla Creek In response to notable sediment deposition that impairs boat navigation and fosters winter ice jams, the City of Ithaca is pursuing the mechanical dredging of Cascadilla Creek between the confluence with Cayuga Inlet and the pedestrian bridge_adjacent to New York State Route 13 (N. Meadow Street). The length of the creek corridor to be impacted is approximately 1,700 feet and between 12,000— 18,000 cubic yards of sediment may be dredged to restore navigation and minimize winter ice jam formations. The sediment will be temporarily placed on an adjacent site for drying and subsequently removed. To minimize the future deposition of these coarse aggregates in the dredged channel, the City is also proposing the installation of a sediment trap within the channelized segment of the creek that can be accessed by City forces on a permitted basis to remove captured sediments. 1 City of Ithaca R`2;` FULL ENVIRONMENTAL ASSESS FOR —Part III E ©(1i 02 0 *� Project Name: City Harbor U' Dun ® S. Date Created: 12-3-19 PORArt The project has received all required permits from NYSDEC and is scheduled to begin in late 2019/early 2020. The Project is funded by a $2,000,000 allocation from the New York State Capital Assistance Program (NYSCAP) through the sponsorship of State Assemblywoman Barbara Lifton. The project went through a SEAR Review and was issued a Negative Declaration on October 15, 2018. Sea Wall and Dock Reconstruction Marina facilities at this location includes 64 docks with 127 berths, a fueling dock and a sewage pump out station. These docks are accessed from the north and eastern shorelines of Cascadilla Creek and Cayuga Inlet, respectively. The entire length of shoreline, approximately 1,570 feet, is retained by a sea wall constructed from multiple materials. Both the docks and sea wall are in varying states of disrepair. In conjunction with a larger real estate re-development plan at this site,City Harbor is proposing to remove and replace all of the existing docks and to install a new seawall. Ultimately,the new sea wall will support a publicly accessible pedestrian promenade along the full length of shoreline. Replacement docks will restore 110 berths and have lengths of 28 feet and 40 feet. The sea wall will be constructed with tight steel sheeting and include a poured-in-place concrete cap. Imported aggregate material will be placed on the landside of the wall and above the Ordinary High-Water Elevation to support the pedestrian promenade. The applicant has submitted a joint application for this project to NYSDEC and ALOE. As it is a replacement in kind,this project has been determined to be a Type 2 Action under SEQRA 6 CRR-NY 617.5(c)(1) under the jurisdiction the previously identified agencies and is not part of this environmental review. IMPACT ON LAND The following items are needed. • Approximate duration pile driving • Estimated amount of fill to be added to the site •'' More information about proposed landscaping- particularly number, size&types of trees Existing Conditions The privately owned portion of the project site has been extensively disturbed/developed since approximately 1906. The 1919 Sanborn Maps show a continuous line of small boathouses along the north bank of(what is now)Cascadilla Greek. The site is currently used for activities related to boating, including boat sales, storage, repair, and fueling and also contains a nightclub. There are several buildings on the site used for a variety of commercial and warehousing purposes. The City owned portion of the site had been parkland and associated road and infrastructure for many decades. The topography of the site is nearly flat. The western portion of the site is in the 500-Year Floodplain. The site contains limited vegetation, predominately grass areas along Willow Ave.and Pier Road, however there are several large trees slated for removal including one large willow on City property. Current overall impervious surface is 5.42 acres or about 52%of the site. 2 City of Ithaca R`2;` FULL ENVIRONMENTAL ASSESS FOR —Part III ©il. 02 0 *� Project Name: City Harbor U' Dun ® S. RArtE� � Date Created: 12-3-19 Proposed Conditions Project construction is expected to have two phases and last a total of approximately 36 months. Phase 1, the majority of the project, is expected to last 24 months. The overall project will disturb approximately 10.35 acres including the construction of five buildings, surface parking and vehicular access, new pedestrian paths, greenspaces, a publically accessible waterfront promenade and other landscape amenities. Site development will result in a net increase of approximately 2.2 acres of impervious surfaces from 5.42 to 7.62 acres and from 52%to 73% of the site. Based on the Demolition Plan (C201) dated 6- 11-19, site development will require the removal of all existing vegetation including 11 trees, 5 of which are on City property. Although not shown on the demolition plan, one large willow on City property will also be removed. Foundation Construction Two geotechnical investigations have been conducted on the project site. The first in 2011 by CE Associates and most recent in 2017 by John Stopen`Engineering, LLP. The 2011 subsurface explorations consisted of five conventional borings extending to depths of 65 to 100 feet. The borings encountered about 2 to 5 feet of sandy fill over 5 to 10 feet of swamp deposits that consisted of organic silt and peat. Below the silt and peat was 35 to 45 feet of soft lacustrine clay and silt. Loose stratified sand, silt and clay was encountered below an elevation of approximately 335 feet. Dense stratified sand,gravel and silt was encountered below an elevation of approximately 315 feet. Bedrock was not encountered in the 2011 borings. The Feasibility Report of Foundations, Proposed City Harbor Project, Ithaca New York dated 12-18-17 and prepared by John P.Stoben Engineering LLP built on the information collected in 2011 and further explore subsurface conditions using in-situ testing by Cone Penetration Testing (CPT). The CPT results confirmed the 2011 findings and provided much better detail of layer stratification and better definition of soil properties for foundation designs. Stoen evaluated the CPT data to develop pile load versus penetration curves for driven precast concrete piles, augered cast-in-place piles (ACIP), driven concrete-filled steel pipe piles, and timber piles. In their judgment, piles will need to 90-95 feet long to bear in a stratum of compact sand and gravel.The recommendation of this study was that the proposed building and ground floors be supported on deep foundations. This recommendation is consistent with foundation system recommendations for other recently constructed and/or proposed multi-story projects in close vicinity to this project. Elwyn &Palmer,Consulting Engineers are in the process of designing the building foundation system. It is their recommendation that ACIP and driven steel pipe both be considered. Piles will be capped with reinforced concrete pile caps and grade beams. Exterior perimeter grade beam bottom elevation will be placed below local frost depth of 42". Impacts and Mitigations A noted concern with driven steel pipe piles is the noise and potential vibration from the pile driving process. As this project site is not located within or adjacent to an existing residential area, disruption from pile driving is minimized. As the project site is within the City of Ithaca, pile driving, as well as all 3 City of Ithaca R`2;` FULL ENVIRONMENTAL ASSESS FOR —Part III C[i 02 0 *� Project Name: City Harbor U' Dun ® S. Date Created: 12-3-19 PORArt construction activity, will need to comply with the City Noise Ordinance which limits the hours of construction activity (see Impacts to Noise). Project construction will require significant land disturbance and could potentially lead to increased erosion. The applicant has agreed to the following mitigations: • A Stormwater Pollution Prevention Plan ("SWPPP")will been prepared in compliance with NYS Department of Environmental Conservation's("DEC') regulations for stormwater management. The SWPPP will require the installation of temporary practices to provide erosion and sediment controls during construction as well as permanent stormwater practices to treat and manage stormwater runoff following completion of the Project; • SWPPP inspections will be conducted by a qualified professional a minimum of once per week. • Portions of the project not actively under construction will be seeded and stabilized With at mitigations outlined above and strict compliance with the SWPPP, the Lead Agency has determined that no significant impact to land is anticipated. IMPACT ON GEOLOGIC FEATURES There are no unique or unusual land forms on the Project Site that will be impacted as part of the Project. Accordingly, the Lead Agency has determined that no significant impact to geologic features is anticipated. IMPACT ON SURFACE WATER Existing Conditions Description of site&adjacently to Casc Creek • Description of concurrent projects: Dredging&seawall (reference permits); • Need Draft SWPPP Letter from Engineer • Description of kayak launch • Description of ES&SWPPP practices Proposed Conditions Soil disturbance associated with the Phase 1 building and site development will approach 10 acres. Given this extent of disturbance,the City Harbor Development is required to produce a Full Stormwater Pollution Prevention Plan (SWPPP) to include both erosion controls and permanent stormwater management practices in conformance with the City of Ithaca Code, Chapter 282 and NYS Department of Environmental Conservation (NYSDEC) General Permit GP-0-15-002. Stormwater management objectives for the site include providing water quality treatment and controlling sediment and erosion during construction utilizing temporary practices. Water quantity controls are not anticipated given the sites proximity and direct connection to a fifth-order stream. To the extent practicable, runoff from drives and parking areas will be routed through permanent water quality treatment practices,such as bioretention filters and hydrodynamic separator units, before being directly discharged to the Cayuga Inlet. Runoff from the promenade, adjacent pedestrian plazas and pocket parks will sheet flow directly to Cascadilla Creek. Conveyance systems will be 4 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III *� Project Name: City Harbor U' Dun ® S. RArtE� � Date Created: 12-3-19 sized for a 25-year, 24-hour duration design storm with surface grading to pass extreme precipitation events. Due to separate ownership of the City Harbor and Guthrie parcels being developed, individual SWPPPs will be prepared for each landowner. Each SWPPP will set forth the long-term maintenance responsibilities for the permanent practices. Changes in cover conditions on City land associated with the Pier Road improvements will be offset by increased water quality treatment responsibility on the City Harbor and Guthrie parcels. Impacts and Mitigations • A Stormwater Pollution Prevention Plan ("SWPPP") will been prepared in compliance with NYS Department of Environmental Conservation's ("DEC") regulations for stormwater management. The SWPPP will require the installation of temporary practices to provide erosion and sediment controls during construction as well as permanent stormwater practices to treat and manage stormwater runoff following completion of the Project; • SWPPP inspections will be conducted by a qualified professional a minimum of once per week. The Lead Agency that with strict compliance with the SWPPP, no„significant impact to surface water is anticipated. IMPACT ON GROUNDWATER Depth to groundwater—3 to 6 feet Need more information on this. The Lead Agency has determined that based on the information above, no significant impact to groundwater is anticipated. IMPACT ON FLOODING The following items are needed for this section: • Map or the 100 and 500 year flood plains in the project site • Description other construction practices to be used in the flood zone Existing Conditions The September 20, 1981 Flood Insurance Rate Map (FIRM) published by FEMA for the City of Ithaca delineates the approximate boundaries of special flood hazard areas ("A" zones) adjoining Cascadilla Creek and Cayuga Inlet. FEMA also published a Floodway Map depicting the boundary edges of the regulatory floodways within Cascadilla Creek and Cayuga Inlet. The majority of the City Harbor Development site is depicted on the FIRM in Zone C "areas of minimal flooding". The land surrounding 5 City of Ithaca R`2;` FULL ENVIRONMENTAL ASSESS FOR —Part III E ©(1i 02 0 *� Project Name: City Harbor U' Dun ® S. Date Created: 12-3-19 PORArt the existing Johnson's Boat Yard building is indicated to be in Zone B "areas between limits of the 100- year flood and 500-year flood". Proposed Conditions Zone A4 on the FIRM pictorially overlaps a portion of the City Harbor site in close proximity to the proposed location of the Point West building. None of the City Harbor Development buildings will be encroaching into the Cascadilla Creek and Cayuga Inlet floodways. Impacts and Mitigations Given the nearness of the Point West building to FIRM Zone A4,and in respect of recent flood inundation data generated through the City's Local Flood Hazard Analysis, the City Harbor Development is concurrently submitting a Floodplain Development Permit Application as prescribed by Chapter 186 of the City Code. Specific to the Point West building,the ground level floor elevation is being set at 388 feet (datum of NGVD29)to be 1 foot above the FIRM Base Flood Elevation of 387 feet(NGVD29). The Lead Agency has determined that based on the information above, no significant;impact on flooding is anticipated. IMPACTS ON AIR Existing Conditions The site is currently does not include facilities that affect air quality. Proposed Conditions The project does not include uses that require air quality controls for safe operation. Construction is expected to last 24-36 months,during which time site preparation activities, including grading,importation of fill and foundation preparation has the potential to create airborne dust. Impacts and Mitigations The amount of construction-generated dust depends on several factors, including soil conditions, moisture content, amount of time soils are exposed to the wind and sun, weather-related factors, and construction practices. The Applicant will use dust-control measures, as needed, during construction as described in the stormwater pollution prevention plan. The following mitigations are proposed by the Applicant to minimize potential impacts to air: • Watering truck during dry periods. • Seeding and stabilization of areas not actively involved in construction. • Construction of stabilized entrance to limit dirt tracking onto adjacent roadways. • Keeping roads clear of dust and debris; • Requiring construction trucks to be covered; and • Prohibiting burning of debris on site 6 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III *� Project Name: City Harbor U' Dun ® S. RArtE� � Date Created: 12-3-19 The Lead Agency has determined that with the mitigation measures during construction identified above, no significant impact to air is anticipated. IMPACT ON PLANTS AND ANIMALS The following information is needed for this section More information.....about.:proposed landscaping-particularly number, size'&types of trees Existing Conditions The project site approximately 10.35 acres. The privately owned 8 X acre portion of the site consist of six one story buildings and open areas used for boat storage connected by a network of asphalt and gravel drive aisles and parking areas. Undeveloped areas are mown grass and there are five trees scattered over the site. The City owned portion of the site includes portions of Pier Road, an existing clubhouse and parking area and portions of the Newman Golf Course. There are multiple trees on this park of the site, including street and a stand of large willows along the Flood Control Channel. The EAF mapper has identified the site a potential habitat Lake Sturgeon because the site is adjacent to Cascadilla Creek. Proposed Conditions Project construction is expected to have two phases and last a total of approximately 36 months. Phase 1, the majority of the project, is expected to last 24 months. The overall project will disturb approximately 10.35 acres including the construction of five buildings, surface parking and vehicular access, new pedestrian paths, greenspaces, a publically accessible waterfront promenade and other landscape amenities. Site development will result in a net increase of approximately 2.2 acres of impervious surfaces from 5.42 to 7.62 acres and from 52%to 73% of the site. Based can the Demolition Plan (C201) dated 6- 11-19, site development will require the removal of all existing vegetation including 11 trees, 5 of which are on City property. Although,not shown on the demolition plan, one large willow on City property will also be removed. As seen in the drawing titled "Phase 1 (1-1.1) dated 10-24-19, the project includes a significant amount of landscaping throughout the site including two parks, greenspaces/landscaping surrounding buildings, street trees and planting islands within the parking lots. The applicant describes the intended planting as follows in the submission materials dated July 19, 2019 The proposed site plan provides a generous amount of pervious, green areas for usable open space, stormwater treatment, visual buffering, and canopy coverage. Street trees along the complete streets and existing public streets create the desired neighborhood character and define the walkable block structure of the site. The proposed parking areas each include a tree lawn between parking stalls, significantly increasing the proposed number of trees than would be possible in tree islands alone. This also allows for improved tree health with continuous soil volumes and serves as stormwater retention and shading of impervious areas. Ornamental plantings will include flowering trees and shrubs, 7 City of Ithaca R`2;` FULL ENVIRONMENTAL ASSESS FOR —Part III E ©(1i 02 0 *� Project Name: City Harbor U' Dun ® S. Date Created: 12-3-19 PORArt evergreen plantings, and perennial grasses and flowers. These will provide seasonal interest throughout the year in the proposed open spaces. Impacts and Mitigations A landscape plan will be fully developed during site plan review, including number size and type of plants as well as planting specifications. It will include numerous large canopy trees to shade the site and provide habitat. Therefore,the Lead Agency has determined no significant impact to plants and animals is anticipated. IMPACT ON AGRICULTURAL RESOURCES The project site is not in or adjacent to an agricultural area. Based this information the Lead Agency has determined no significant impact to agricultural resources is anticipated.` IMPACT ON AESTHETIC RESOURCES Existing Conditions According to the Tompkins County Scenic Resource Views,there are no scenic resources located adjacent to or in vicinity of the Project Site. Additionally, there are no locally identified scenic resources located near the project site. The project site currently is surrounded by the municipal golf course, TCAT garages, and commercial industrial type uses to the north, Cascadilla Creek and the Farmers' Market to the south, and the Flood Control Channel to the west. The site itself contains a variety of marine-based businesses, light industrial/commercial uses and restaurant/entertainment venue. A large portion of the site has been used for winter boat storage. A portion of the,project contains Pier Road and is within the golf course. Proposed Conditions The project will introduce higher-density housing,"a restaurant and a medical office building to the waterfront new land uses and building types in this location,all of which are allowed in the City's Newman District. The Point West building has ground floor commercial with four stories of residential above. The building features an expansive raised outdoor patio with wide steps leading down to the waterfront promenade. The Point East has five stories of residential use and some interior ground floor parking. The medical office building on Willow Ave is three stories. Impacts and Mitigations The project will be highly visible to users of Cass Park, Newman Golf Course, the southern end of Cayuga Lake, and portions of the Flood Control Channel. From all these vantage points, views of the site will be dramatically altered. The project will also be visible from limited vantage points on East and West Hills. The Waterfront Plan, adopted in December 2019 and previously adopted zoning, encourages mixed use and housing development in waterfront areas designed in such a way that enhances the character of the district. Therefore, visibility itself does not have a negative impact provide that architectural design enhances the character of the district, (Also see impact on Community Plans) 8 City of Ithaca R`2;` FULL ENVIRONMENTAL ASSESS FOR —Part III E ©(1[i 02 0 *� Project Name: City Harbor U' Dun ® S. Date Created: 12-3-19 PORArt The applicant has proposed the following architectural and site features that enhance the character of the district and mitigate any aesthetic impact to the surrounding areas: • The Point East&West Buildings contain significant architectural detail and variation and high quality materials. Upper stories are a darker color to reduce the apparent mass of the buildings • The design of the MOB has evolved significantly over the last several months in response to the Lead Agency's comments. Elevations of the building dated 12-17-19 show the following elements: o The entrance has been relocated as close as possible to Pier Road and a pedestrian plaza has been added to better connect the building to Pier Road and the Cayuga Waterfront Trail o The applicant has incorporated more varied materials and architectural detail to all building facades o The applicant has altered the interior layout of the building so more that windows can be placed on the ground floor of the facade facing Pier Road • The project includes a publically accessible waterfront promenade, a paddle park and other waterfront features that offers public views across the water that were not previously available to the public • The project retains and expands upon water dependent activities including boat docking Based on the information above,the Lead Agency has determined that no significant impacts to aesthetic resources is anticipated. IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES Existing Conditions The site is not located within a historic''district, and the existing site is not designated at the local or state level as an historic resource. The EAF Mapper identified the site as being within an archeologically sensitive area.The project site has been extensively disturbed/developed since approximately 1906. The 1919 Sanborn Maps show a continuous line of small boathouses along the north bank of (what is now) Cascadilla Creek. The site is currently used for activities related to boating, including boat sales, storage, repair, and fueling and also contains a nightclub. There are several buildings on the site used for a variety of commercial and warehousing purposes. Proposed Conditions The applicant proposes to redevelop the 8.33-acre project site and make improvements to 2.02 acres of adjacent City land. The building program will be a total of 316,280 SF consisting of(1) 60,000 SF medical office building, (2) five-story residential structures with a total of 172,980 GSF and 111 housing units, (1) five-story mixed-use building with 77,800 GFA with 45 housing units,4,500 SF of ground floor commercial (expected to be a restaurant), and (1) 5,500 SF Community Building to support golf, boating and other recreational activities associated with the adjacent City-owned Newman Golf Course. 9 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III *� Project Name: City Harbor U' Dun ® S. Date Created: 12-3-19 PORArt Impacts and Mitigations The applicant submitted the project to the NYS Office of Parks, Recreation and Historic Preservation (OPRHP) in April 2019 to obtain a 'letter of no impact'. OHPRHP determined that the project site is sensitive for Native American archaeological resources. OPRHP understands that although much of the project site has been disturbed, the central portion of the project site, where boats have been routinely stored, may have not been disturbed and warrants a Phase 1A archaeological survey. In response, field investigations needed for a Phase 1A archaeological assessment for the central portion of the site were conducted by the Public Archaeological Facility(PAF)at Binghamton University in mid-June.The PAF Phase 1A Cultural Resource Assessment ('Assessment') dated June 25, 2019 states "there is a low potential to find intact precontact archaeological site in the project area.;Potential sites associated with map documented early 20th century boathouses have also been impacted by utility installation, creek channelizing, and subsequent development". It was the recommendation from PAF that no further archaeological testing would be needed. The Assessment was submitted to OPRHP and subsequently a letter of'no impact' dated July 10, 2019 was received from OPRHP. Although a similar investigation was not done for the City-owned portion of the site, it is unlikely that intact archeological deposits would not be found in this area as it was previously;disturbed during construction of the flood control channel and the golf course. As a result of historic site use and based on the information provided above, the Lead Agency has determined no significant impact on historic and archaeological resources is anticipated. IMPACT ON OPENSPACE AND RECREATION Existing Conditions The private portion of the project site is adjacent to the publically owned Newman Golf Course and Cascadilla Creek while the City portion of the project is within the golf course and adjacent to the Flood Control Channel. It contains parking for the golf course and a small club house. The project site is contiguous to the 6-mile long Cayuga Waterfront Trail. The project site currently has 64 seasonal docks with 127 berths and a boat fueling station. Proposed Conditions The project will locate approximately 150 housing units, a 60,000 SF MOB and 15,743 SF of ground floor commercial (expected to be a restaurant) adjacent to the CWT. This can be expected to significantly increase use of the trail for both recreation and transportation. The project incorporates the following features that expand recreational access as well as improving existing facilities. New: • Waterfront Promenade • Point West Building patio& steps • Paddle Park on Cascadilla Creek • Two internal waterfront parks 10 City of Ithaca R`2;` FULL ENVIRONMENTAL ASSESS FOR —Part III E ©(1[i 02 0 *� Project Name: City Harbor U' Dun ® S. Date Created: 12-3-19 PORArt • Street trees and sidewalks on Pier • Parking for waterfront users • Reconstruction and the existing seawall &docks • Relocation and retention of a boat fueling station • A new 5,500 SF clubhouse an marine center in Phase 2 of the project • Improvements to Golf Course in Phase 2 of the project Impacts and Mitigations Overall project will positively impacts users of open space and recreation both visually and in terms of access. During construction there will be temporary construction-related noise,odors, and circulation impacts that may affect users of the existing recreational facilities. The project is expected to significantly increase use of the Cayuga Waterfront Trail (CWT), for both recreation and transportation. Some concerns have been raised regarding the project's potential impact to bike and pedestrian users of the CWT — both during construction and after the project is completed. These include the following issues addressed below: Temporary closing of, or damage to,the CWT during construction: Two vehicular entrances into the site will cross the trail along Willow Avenue — one of which is at an existing curbcut. This will require temporary closing of these sections and rebuilding/repair after completion. The applicant intends to stage and perform all internal construction activities within the boundaries of the project site, however damage to the trail is possible due to the proximity of the construction activity. Mitigations: • The applicant shall submit documentation that public access to the promenade will be maintained. • The applicant will coordinate with the City Transportation Engineer to provide appropriate signage and an alternate route for any proposed temporary CWT trail closure. • Any damage done to the CWT and associated landscaping as a result of project construction activities, shall be corrected by the applicant to the satisfaction of the City Transportation Engineer and the City Forestry Technician, before a Certificate of Occupancy is granted. • The applicant will work with the City Engineer to insure that lines of sight are maintained and appropriate signage and pedestrian crossings are incorporated into the curbcuts across the CWT. Based on the information above,the Lead Agency has determined that no significant impact to open space and recreation is anticipated. IMPACT ON CRITICAL ENVIRONMENTAL AREAS There are no critical environmental areas located within the City of Ithaca. However, Tompkins County identifies Unique Natural Areas("UNAs")throughout the county,which are part of the landscape that has outstanding geological and environmental qualities, such as special natural communities, or plants and animals that are rare or scarce elsewhere in the county or region. A UNA is not a regulatory designation 11 City of Ithaca R`2;` FULL ENVIRONMENTAL ASSESS FOR —Part III E ©(1. 02 0 *� Project Name: City Harbor U' Dun ® S. RArtE� � Date Created: 12-3-19 and does not provide legal protection for an area, but signals that special resources may exist that require project modification. The closest UNAs to the project are UNA 98 - Hog Hole and UNA 99-Biological Station, both of which are more than %of a mile from the project site. As a result of the information provided above and in discussions with the applicant,the Lead Agency has determined no significant impact to Critical Environmental Areas is anticipated. IMPACT ON TRANSPORTATION This section will be completed as the TIS advances. As a result of the information provided above,the Lead Agency has determined that no significant impact on traffic is anticipated. IMPACT ON ENERGY Existing Conditions The project site contains low density commercial uses. No information has been provided about current energy use. Proposed Conditions Based on information provided in the FEAF Part 1 submitted by the applicant, energy usage for the overall project is expected to be 1,900,000 KWH. Impacts and Mitigations' The proposed City Harbor Development is situated directly adjacent to the outfall pipe from the Ithaca Area Waste Water Treatment Facility(IWWTF).The 4-foot diameter outfall pipe returns treated effluent to Cayuga ,Lake. This effluent provides a source-sink energy medium where the temperature of the effluent is warmer than would be anticipated from a properly sized geothermal well field system in the winter months (50 degrees versus 40 degrees), and colder than a properly sized geothermal well field in the summer months (76 degrees versus 90 degrees). Water source heat pumps, energy efficient equipment that can heat and cool a building,are able to make use of any type of water and their efficiency is improved as the temperature of the source is increased in winter months and reduced in summer months. Recognizing there is a potential for reducing the carbon footprint of the proposed City Harbor Development, the owners of City Harbor, LLC commissioned Taitem Engineering, PC to complete a feasibility study to determine the viability of using the effluent water to heat and cool the proposed buildings within the City Harbor Development. Compared to a standard geothermal heat pump ground loop installation, the Taitem study suggests the effluent source can realize energy savings through increased heat pump efficiency. The savings in energy cost over time when weighed against the initial capital investment for the infrastructure support continued evaluation of the effluent water source. To this end,the City Harbor Development expects to pursue a long-term agreement through the Special Joint Committee (SJC) and the municipal owners of the IAWWTF (City of Ithaca, Town of Ithaca and Town of Dryden). In addition to resolving the governance issues, the City Harbor design consultants will facilitate 12 City of Ithaca R` FULL ENVIRONMENTAL ASSESS FOR —Part III *� Project Name: City Harbor U' Dun ® S. Date Created: 12-3-19 PORArt a dialogue with NYSDEC and the IAWWTF Operator to determine if the IAWWTF discharge permit will be impacted in any way as a result of tapping into the outfall pipe. As a result from the information provided above,the Lead Agency has determined that no significant impact to energy is anticipated. IMPACT ON NOISE ODOR AND LIGHT Existing Conditions Proposed Conditions The proposed project introduces includes higher density residential, medical and commercial use and in a currently low density area. These uses will increase normal background noise in the area but are not expected to exceed the City's noise ordinance. Construction activities, particularly foundation preparation is expected to last X months and will include trucking of fill and construction materials as well as pile driving. Need more information about duration and type of pile driving. Information on lighting Impacts and Mitigations The site is not proximate to any housing development, so disturbances to residential use are expected to be minimal. Any construction noise will mostly affect recreational users, Farmers Market patrons, commercial establishments, public, and TCAT workers. In accordance with City regulations: all noise producing construction activity will be limited to Monday through Saturday from 7:30 a.m.to 7:30 p.m. When pile driving is in progress, applicant shall post signs along the CWT warning trail users of this unusually loud construction activity. Construction impacts and mitigations IMPACT ON HUMAN HEALTH A Phase 1 Environmental Site Assessment was performed by Fagan Engineers and Land Surveyors, PC in September of 2017 for the lands currently owned by City Harbor,LLC and The Guthrie Clinic. As a boatyard and marina facility for over 100 years it was expected that petroleum underground storage tanks would have been used on the premises. Consistent with the NYSDEC Spills Incidents database, the assessment documented Historical Recognized Environmental Conditions (HREC). HREC are defined as a past release of any hazardous substances or petroleum products on or near the property. The following HREC associated with the City Harbor and Guthrie lands were identified: • "DEC Spill File#94-06303: In August of 1994, a tank was discovered in an excavation while utility lines were being installed.25 gallons or product were released into the surface water and 5 gallons were recovered. Soil samples were collected from the excavation pit and the spill was closed on September 22, 2017." • "DEC Spill File:11-03494: In June of 2011, a tank test failure was the result if a breach of the interstitial lining of one of the onsite tanks. No product was released into the environment. The 13 City of Ithaca R`2;` FULL ENVIRONMENTAL ASSESS FOR —Part III E ©(1[i 02 0 *� Project Name: City Harbor U' Dun ® S. Date Created: 12-3-19 PORArt gasoline was removed from the tank and the tank has since been removed. The file was close in August 2011." • PBS number is 7-426784: In July of 2009, the site was cited for petroleum bulk storage tank violations during inspections conducted by the DEC. Violations were related to inventory records and color code and labeling requirements for the tanks. The owner at the time paid a fine and agreed to comply with the record keeping requirements. A second Phase 1 ESA was performed by Fagan in February 2019 for the Haunt parcel at #702 Willow Avenue.The ESA revealed evidence that a gasoline tank was at one time located on the property and that no records of registration and approved 'closure-removal' were discovered. Subsequent to this finding, City Harbor, LLC initiated a site investigation to detect the presence of an underground tank. A buried 2,000-gallon steel tank was ultimately located using ground penetrating radar technology. NYSDEC was promptly notified and the site was assigned Spill No. 1812665. Removal of the tank and content disposal was completed and documented properly including soil sampling and laboratory analysis for VOCs,SVOCs and lead. NYSDEC assigned a 'closed' status on April 9, 2019. Asbestos inspections were performed in October, 2017 by the LCP Group, Inc. in the existing buildings at #101 Pier Road,#708,#712,#714 and#720 Willow Avenue to identify and quantify the;types of asbestos containing building materials (ACBM)'present in the buildings prior to demolition. Two samples were obtained at each sampling location within each building. Asbestos samples all tested negative, except for samples obtained within the floor tile at 101 Pier Road, Mike's Marina Service. An asbestos abatement plan will be prepared and submitted to the City Building Department to specify the methods, protections and monitoring commensurate with removing the floor tile and all work will be done by a profession licensed in the state of New York to perform asbestos removal As a result of the information and mitigation measures provided above,the Lead Agency has determined no significant impact to human health is anticipated. CONSISTENCY WITH COMMUNITY L The project site is on the Newman District, identified in the 2019 Waterfront Plan as an area with both challenges and opportunities for new mixed-use development. Challenges include the predominance of public works facilities and a single point :of access to cross the railroad tracks from Route 13. Opportunities include its prime location on the water and near waterfront parks as well as the presence of the Cayuga waterfront trail which connects the district to Stewart Park,the Ithaca Farmers Market,and other points beyond. The project includes uses that promote the planned characteristics identified in the Waterfront Plan such as mixed-use housing with ground floor retail and/or restaurants water dependent uses, such as boating centers and docks and public recreational access along the waterfront. The project will require area variances for the Point East and West Buildings from Newman District regulations that require a 10' stepback at 36'for all water-facing buildings. • Need description of proposed step backs • Need list of mitigations proposed by the applicant for proposed step backs 14 City of Ithaca FULL ENVIRONMENTAL ASSESS FOR —Part III E ©(1[I 02 1 *� Project Name: City Harbor U' Dun ® S. Date Created: 12-3-19 PORArt o Color and material change on upper floors o Building distance from top of bank o Reference visualizations Based on the information described above,the Lead Agency has determined that no significant impact to community plans is anticipated. CONSISTENCY WIT'H COMMUNITY CHARACTER Existing Conditions Proposed Conditions Impacts and Mitigations Description of needed community services(fire, police, water, utilities) o Will an upgrade to the water service be needed? o Fire service-reference'FD's letter. Based on the information provided above,the Lead Agency has determined no significant impact on community character is anticipated. Prepared y: Lisa Nicholas, Deputy Director of Planning,AICP 15 z S W, n � i{$Fllttfii KSKui mw a. ¢,re EAST ELEVATION x4 i 1k4 WRR#iNN4 se Aw EXTERIOR FINISH KEYNOTES l* mTERL MNUFAGTURER 6.T'Yk t GL54 OR NGTES c...: " ",i �;:•��" "" hin �Wb�X R.�vv�n".R. 94L'JiJH` GwJ r ...,� - � s ,,� attm�'. k: ,q, RA�} er:wwuTtem&our N ]pG'Fk� � .� l;"S�' �•,q;, v RWrAY Pi tnYia .....x x itt Mpd�mv Anvrtrot#@v^Ra'a�c4-ix A N —GA CxtlttANVYadL lntM.& ..tY,c AR��AtlY MttC.YxmYtiY¢sS'Axk tt44 �x Ya wnYl',fe#fM'k t�"' Lt q'I.kMd3dM E.Lnrv! NxM%'4T'u.1.Z� •• A�Ae A MAR4x SOUTH ELEVATION -A MEDICALIli I � C _ 4 Y tri y.' `gym ',S �w4 m Wt d � lv{at9 R4cu.'tp tit 3 Z } Y WEST ELEVATION rc:...91 scams �xY N.UnwS Ftr}�Ft tl �?. S"�S^Y Y 1 'i'Pi' t £Y4 �S }:,y 1•;.,`i "C'111 t�� Y } '� `PA' � "A Syc 1 } ` t 3 t EXTERIOR FINISH KEYNOTE As �.x>;+ k ,� � a � � la's, '.,.:�„x. in✓, a Safi at�aaw.q aW� �fi£ m �, x;�s1x d4 MATERAL M.VANUFACTUMR MLE COLOR. NoTEs 4i e` z .xuw€aaccvxsarx xesc+ aw a 'r`.%F t £ m. Y , vm:x»uc a«uxuw arva so-scr,J as �,wro e�e� t •�� S; '�.. t ssux+xsrnc«sak 'ems r m wx,: rs 3 tiva: tx ace, ! T�4 1R 1 y �GKa. rro4 dp Gt � P V l i . it o..tsRtw{TUtiw#u w*SCtfl rears CxG«rwH.lcitE[:IJ ie/s't'£fl.:.G+14x,.�mMGriG1 ',1 t 'y' S � s'+`e YE fN %FY.t.A2P 3n eryyrt#FLL£fiFFLr •, f ` MN+@ h Ebw 'N WM[Ek:tErRtKr G&. CfiFtfq rt.4;',q rRfR.WC4P. `... ^"" .. • u:rT '.^ '£. 6 CrtRRfFAM%T 14%4eRrf: G�.,i4JR&:AL1Er• R pW.,,hSZWVSdtn'tk&'LA :.ItiV.ria.kW f[?i NJ U'P'*F +[ItA:U4FEreAu kPH3E .... C4RrYa• [3t CSMrWm;k ii N£FkLLYF�S.fl"4 _.. ':.CfilFsR @M444Fr.... .... NORTH ELEVATION 0' 4 9 GUTHRIE ITHACA MEDICAL OFFICE BUILDING ISECTS a NORTH ELEVATION (PREVIOUS 12/04) T.f.11 EXTERIOR FINISH KEYNOTES mATFRAL M.aANUFACTUMR MLEr COLOR. NwoMEs } y a^�wsw.xxnsa- Lei— +re.,. _ ,;az � tt t+l,y ,� C y{y � t 4 7 n mw rarer rvscrr as �.�.m alloa "ate s Y1 {£ ry i n' t 19 3 m., i c M l S C } y y N. 34 hY hRaWPMALCIK•,15%WECF lwJs. C0.£#i,1V�'.i4LD .9Gie k4.FlT.Gkcfl.x MStreGi k - g >, , ,•.:+, �,+^;' FI Wig 44 E'l1'drf HJN&f'd.F;"�FPod: fMd55 M1i F`1. 1416tE :• � ..:• � �•, { £t � F ) t p � t .t} t t fkr F MYxryr 0.�fiu;AttC " "1.FJ.n AN'SF,R'tt ��••,, ,•� ;men w«x+w.�far '.�:vrxs€aw�.�.za r.»c uscmaaw.;•t�z.,. .. .,...,,,,�, 3f�;',', .. .. ,. ... ,..�,:,, ,.� ..,..,<,,. �.�{£' .: ..,,, ;:,;:.. .,.., .,i <,7<^ :..,,.. , ,:, 7#$��{;ztS acm mr, NORTH ELEVATION (PROPOSED) ho MEDICALIT' EC S DFE",CE.,MBER 17, 2 0 19 EXI EMOR E I.. .'tr°, f IONS 1 2 3 4 5 6 7 8 9 10 75 cl- SITE PEAR DATA IMM 2 T ('") `AREA OF SURFACE PROVEMENTS ON CITY h. 'IT LAND=191 ACRES G L� "PROPOSED(ARKINA SPACES —CITY LAND= 641 T.G. MILLER, P.C. N —CITY HARBOR DEVELOPMENT— UE— SNIO— TOTAL—n_6➢. ° G •`RtIR DIN. PROGRAM —NE/MAN COMMUNITY CENTER =5,5005F O —GUTHRIE MEDICAL OFF-CE MALDING-63,000SF N —H HARBOR, t OIV EST H CTAURANT 4 500SF i' L0N NEST P SID'�NUAL= 45 UNITS TO NT ASI 1 P SIDEWIAL I 48 UNTS PO I IN EAST RTSIDENTIAI 6 UNTS TODU 156 UNITS r 1-11TE NI- a i F. \ w>aH oLGII ANN T E 'Nnan��o� �II A4 V� REVISION SCHEHULE Dk / T NAME DATE r— ` I TT T I I I / \ MEDIGAL OFFICE BUILDING <<� . oAdI��IH�I 1 Q p A. POINT T Ho U 55 TIt FFE_35s. \, e x a A NI B8T 2 f f e / U o m�. TAFF N i i 6 N � o�tiwHar s� LAYOUT A -.:.. PLAN A DATA G�.PHIG SCAIE - 0 50 100 150' „1 C303 1 2 3 4 5 6 7 8 9 10 21 \\ 38> \ ~ \ � so WILT ow nvF()oL` ( o) a 47630�>_ 41, x sl / SSA \ TALL Pipe Fo No Y' GUTHRIE MEDICAL OFFICE BUILDING 60,0004- GsF FFE=390 � 2 R \ A N NTAz, ILL u POINT EAST ` e �a . � A. � r o FF'-383 b N \ ` n \ \ REVISIONDATE X `3q\ SD PRICING SET 7(15119 EAST FALL 0'BUILDING v wEs-rLIT Iwo S. s 1N \ a PT s, SITE PLANTING P N&SCHEDULE 4 SCALE1°=20'-(S" QATE12/10/2016 n V G .S C.�QLILI DWG NO: ChFf N A, L200-3 �� PT CITY HARBOR PROJECT PLANT SCHEDULE-REVISIONS AS OF 12/10/19 IM1. �=a ffi��090�111101ti TREES AIR 2.5"Cal. Acer rubrum Red Maple 40'-70' 30'-50' PO 2.5"Cal. Platanus occidentalis'Exclamation' Sycamore 75'-100' 75'-100' QB 2.5"Cal. Quercus bicolor Swamp White Oak 50'-60' 501-60, SIB 2.5"Cal. Safix babylonica Willow 30'-50' 30'-50' ORNAMENTAL AC 1.5"Cal. Amelanchier canadensis Shadblow 25'-30' 15'-20' BN 1.5"Cal. Betula n(qra River Birch 30'-50' CIF 1.5"Cal. Comus florida Flowerin Do wood 15'-25' 15'-20' lyls 5'Cal Me nolia stellate Star Ma2D2j!2_ 1_5'-20' _10 -15' SHRUBS CO 5-Gal. Cephalanthus occidentalis Buttonbush 5'-12' 4'-8' CX0 5-Gal. Chamaecypans obtusa'Nana Gracifis' Dwarf Hinoki Cypress 3--6' 2'-4' CXP 5-Gal. Chamaecyparis pisifera'Gold Mop' Japanese Falsecyeress T-5- T-5' FG 5-Gal. Fothergilla gardemi Dwarf Fothergilla 1'-3' 2'-4' HQ 5-Gal. Hydrangea quercifolia Oakleaf Hydrangea 6'-8' 5'-8' IV 5-Gal. flex ve tticilla ta Winterber!_y 3'-4' 2'-4' 1 male for every 4 females All planted areas to receive is 5-Gal Juni erous savin Sevin iuniEer -41' 5'-10' a minimum of 3"of mulch iv 5-Gal. Juniperus virginiana'Grey Owl' Grey Owl Juniper 3' 5'-6' and a minimum planting soil MP 5-Gal. Myrica pensylvanica Bayberry 5'-10' 5'-10' depth of 36".See planting SP 5-Gal. Safix Purnurea'Nana' Purple Willow T-5' 3'-5� details. 77T— 5-Gal. Taxus x media'Taunton' Tauntoni Yew T-5- T-5 VP 5-Gal. Viburnum plicatum tom'Wabi Sabi' Dwarf Double-file Viburnum 2'-3' 3'-4' Vs 5-Gal. Viburnum plicatum tom.Shasta Shasta Double-file Viburnum 6'-8' 9'-12' PERENNIALS AG 2-Gal. Androeogongerami Big Bluestem 4'-6- 2'-3' CP Plugs Carex ens Ivanica Penns Ivan a Sedge 0.5'-1' 0.5'-1' CIL 1-Gal. Chasmanthium latifolium Northern Sea Oats 2'-3' V-2' EP 1-Gal. Echinacea ur urea Pur le Coneflower _1'-_2' —0.5' ?V 1-Gal. Panicum vir atum Shenandoah Switch ress. 1'-2' V-2' p7D— ———1-Gal. Penstemon digitafis Penstemon T-5' 1.5'-2' RRIUNDCOVER Lawn 2-5 Gal.min. I Foa pratensts Kentucky Bluegrass JoTgL%LL704EDM I Mulch 3"min.depth Mulch 12/11/2019 411-415 College Avenue Planning Board meeting December 17th,2019. 411-415 College Avenue Planning Board meeting December 17th, 2019. Susan Holland [sholland@historicithaca.org] Sent:Tuesday, December 10, 2019 4:04 PM To: Anya Harris; Lisa Nicholas;JoAnn Cornish; Bryan McCracken Cc: Nancy Brcak[brcak@ithaca.edu]; Christine O'Malley[christine@historicithaca.org]; Daniel Hoffman [danhoffmanlaw@gmail.com]; Stephen Smith; Graham Kerslick; Mackay, Daniel (PARKS) [daniel.mackay@parks.ny.gov]; kathy.howe@parks.ny.gov Hello Anya, Please forward to Planning Board members and the Common Council liaison. Thank you! -Susan Dear Planning Board members, In response to the draft FEAF Part III regarding the impending demolition of National Register of Historic Places Determined Eligible historic resource, the following mitigation measures should be binding for project approval. Because the demolition of this historic building will create an adverse effect, we support all the mitigation actions that the ILPC proposes to remain compliant with best practices for historic resource management. In particular, we advocate for the following: • Historic American Building Survey-level recordation of 411 and 413-415 College Avenue by a historic preservation professional, following the standards set out by the National Park Service HABS guidelines complete with full history text,photographs and drawings of the building; • Incorporation of the historic medallions and other appropriate components of the existing building into the new design; • Signage outlining the history of the building and its direct connection to Greek- American John N. Chacona,placed in a protected,publicly accessible area. The Signage will be researched and written by the City Historian, in consultation with Historic Ithaca, the History Center in Tompkins County and the City Historic Preservation Planner. Signage design, fabrication, mounting and maintenance will be the property owners' responsibility; • We recommend binding peer review to ensure high quality design for this important gateway site. The peer review committee should include members of the Planning Board, ILPC, and preservation professionals and educators. Student Agencies created a Memorandum of Commitment in 2017 about mitigation efforts. To adequately mitigate for the demolition of the historic resource and for the project to receive project approval, there must be fully outlined steps with a firm commitment and detailed plan for follow-through of all mitigation efforts. The proposed project must follow Collegetown Design Guidelines; therefore more explicit information indicating how this project satisfies those guidelines is needed. In particular, how will this proposed building: • create street level interest, as outlined on page 61? • articulate the facade through accent lines, color changes, material changes,minor wall offsets, as outlined on page 63? • show variation in massing through either height variations, increased setbacks and upper floor stepbacks, on page 64? • maintain compatibility with the traditional scale at the street, as discussed on page 67? Finally, more detailed information is needed explaining how this building meets the city's green energy goals and works as a sustainable building. Information about green practices for the demolition of the building and removal of material, construction practices, building material selection and maintenance, and day-to-day operation of the proposed building and its energy use are needed. To that end, the project team should investigate all possible state or federal programs or grants applicable to commercial new construction energy incentives. https://maii.cityofithaca.org/owa/?ae=Item&t=I PM.Note&id=RgAAAAARIsSZOEVsS4n2MKDku n3eBwDjpccsYj4cR7Vd9ai RbaQ2AAAAGlhzAADjpccsYj... 1/2 12/11/2019 411-415 College Avenue Planning Board meeting December 17th,2019. We want this project to be the best possible outcome for Collegetown, the City of Ithaca and the community. Thank you for your attention to our concerns regarding this project. Sincerely, -Susan Susan Holland Executive Director Historic Ithaca 212 Center Street Ithaca, NY 14850 607*273*6633 ww-whistoricithaca,orb; https://mail.cityofithaca.org/owa/?ae=ltem&t=IPM.Note&id=RgAAAAARIsSZOEVsS4n2MKDkun3eBwDjpccsYj4cR7Vd9alRbaQ2AAAAGlhzAADjpccsYj... 2/2 December 11,2019 Lisa Nicholas Division of Planning and Economic Development,City of Ithaca 108 E.Green Street,3rd Floor Ithaca,N.Y. 14850 Re:411-415 College Avenue Site Plan Review—December Planning Board Updates Dear Lisa: On behalf of the project team,attached please find updates Site Plan Review materials for the 411-415 College Avenue project to supplement previously submitted materials,and as a response to discussions with the Board to date. These updates are summarized as follows and can be described further during the December Planning Board meeting. • Design Review—Collegetown Design Guidelines o A description of the compliance with Collegetown Design Guidelines is attached. (pages 5-33,with supporting images in the remainder of this submission) • Architectural Updates o The wall on the loading area facing the plaza will be treated with a special brick patterning in a similar style to existing adjacent buildings,and the curvilinear benches as proposed will be raised in front of the wall.These will animate the wall and provide aesthetic interest. (page 19) o Oak Avenue Perspectives ■ The attached images demonstrate the massing of the building as approached from Oak Ave. (page 23) o Shadow Study ■ The attached Shadow Studies was conducted early on in the project.These studies show the shadow effects the building will have on the street during various parts of the year. (page 25) • Responses to Draft FEAF Part 3 o Impact on Plants and Animals ■ Bird mitigation is currently being pursued by the project team for use on the northern fagade of the building,as described in the Collegetown Design Guidelines narrative in this submission. o Impact on Transportation ■ Construction Schedule: • 6/1/2020:abatement,duration 3 weeks • 7/1/2020:demolition,duration 3 weeks • Foundation and.Building envelope:August 2020—January 2021 • Certificate of Occupancy: 7/30/2021 ■ A preliminary Construction Logistics Plan and Work Zone Traffic Control Plan were submitted to the City Planning and Engineering Departments during their regularly scheduled PCC on December 1 Oth. Summary of the preliminary plan: • Road&Sidewalk Closures o Oak Avenue Eastbound will be closed to traffic during the duration of the project o Oak Avenue Westbound will remain open to traffic but will be diverted near the Roundabout into the parking lane by closing the first 4-5 parking spaces on the North side of Oak Ave o Sidewalk closures along Oak Avenue and College Avenue will be proposed • Construction Traffic Routing Plan o 18-wheel truck traffic plan ■ 18-wheel truck deliveries will enter the jobsite via Oak Avenue Westbound from 366 (Potentially via Elmwood Avenue,to be coordinated with City scheduled projects) ■ 18-wheel trucks will leave the site on.College Avenue,proceed north and. utilize Campus Drive back to a main highway. Exiting path of 18-wheel Phone.-607..27.2.1290 F°inaik zit/ith i�ii(,?r,hitl.,aiii e.cigra.co ri 142 hiut State,°,trec�t, Rear litbiva,Ni'1-1850 1 WHITHANI 411 - 415 College Ave. December Planning Board Updates �� „NIIG 0 W'H I _. A . '`. PLANNING vehicles on Campus Drive is under review and will be coordinated with TCAT,the City and Cornell. ■ Up to two 18-wheel trucks are anticipated per day 0 10-wheel trucks will utilize Dryden Road,College Avenue and other side streets to get to and from the site,to be coordinated with City scheduled projects and TCAT o The project will provide detour signage as requested by the City • Construction Site Plan o The southern portion of the roundabout and the island will be incorporated into the construction staging area for the duration of the project. The loading zone on College Ave will be utilized during construction and may be moved further South if needed by closing additional parking spaces o Crane staging will be located within the construction site o A combination of construction chain link fence,concrete barriers and wind screening will create the construction site barrier between local vehicular traffic and the work zone starting at the 409 building,heading North around the island and then Eastward up Oak Ave 12' off of the North curb line. o Construction gate will be placed on east side of the site to accept incoming construction traffic and detour directly into the site. Exit construction gate will be placed on the west side of the site for trucks leaving the site. Contractors will take all efforts to minimize truck traffic staging outside of the construction site to minimize interference with pedestrians,vehicles,buses,etc. o Flaggers will be provided to direct construction vehicles leaving the site o Contractor parking will be offsite o Contractor will utilize off site staging and just-in-time delivery methods to minimize the material staging area on site,hence minimizing the construction site footprint as much as possible • Pedestrian traffic issues will be mitigated as proposed: o Provide a crosswalk and ADA ramps on Oak Avenue,north of the construction fence to divert pedestrians to the north side of Oak Avenue o Provide a crosswalk and ADA ramps on College Avenue,south of the bridge to connect students utilizing the"Trolley Bridge Path" (thru the Cornell nature area to the Engineering Quad) back to the sidewalk on the west side of College Avenue. In response to Chief Parsons at the PCC meeting,a fence or guardrail will be installed on the north side of the roundabout to direct pedestrians using the"Trolley Bridge Path" to the temporary crosswalk on College Ave. This will prevent them from trying to cross the roundabout near the construction zone. o Provide a crosswalk and ADA ramps adjacent to the 409 building,in the general vicinity of the sidewalk bump out on the west side of the College Avenue. This will help alleviate issues with pedestrians that continue toward the jobsite by allowing them to cross College Ave before they reach the Roundabout. o Pedestrian signage will be utilized at the intersection of Dryden and College Ave, prompting thru traffic pedestrians to cross there instead of heading further North into the 400 block along the East side of College Ave. • Overhead protection and egress will be installed and maintained at the 409 entrance when occupied • Coordination with City scheduled projects o We are aware that there are several DPW street closures and other impacts occurring in College Town during the same timeframe as our project that will have an effect on our truck routing and logistics. The project will minimize traffic flow on College Ave to reduce interference with.City projects planned for 2020—2021: ■ Water and Sewer Replacement on College Ave will take place in the Spring of 2020 for several months. Immediately following,NYSEG will be installing underground electrical duct banks and vaults on College Avenue from Mitchell to Dryden Road as they replace the OH lines with underground distribution. 1`15o rem 607, k%'.1 90 Email., 142 T ast.Siate �ireei,, Rear Ithaca,NY 14850 2 411 - 415 College Ave. December Planning Board Updates WH ITHANI W11 I T H A M Then City sidewalks and curbs will be replaced on College Avenue as well. There will be continuous interruptions and closures on College Avenue during our entire project duration. ■ DPW Culvert replacement will be taking place on 366 between Hoy Rd and Oak Ave starting June 1st 2020,so the project will relocate truck traffic as necessary to Pine Tree Road and Maple Ave. • Coordination with Cornell and TCAT o Meetings with the City,TCAT and Cornell University will be scheduled to review the proposed plans and coordinate with these organizations o The City Engineering department will also provide general comments on the Work Zone Traffic Control Plan in the near future. Once these comments are received,the truck routing map and work zone traffic control plan will be revised including the City comments from the PCC meeting and submitted for final approval o Impact on Energy ■ The proposed redevelopment project at 411-415 College Ave has reviewed the 2020 Draft Energy Conservation Construction code of New York State as well at the City of Ithaca Draft Energy Code Supplement. Throughout the design of the project to date,the team has made several decisions that will reduce the overall carbon footprint of the building. A summary of those decisions can be found below. • All exterior wall types exceed the 2020 Draft Energy Conservation Construction Code of NYS. The code minimum for the thermal envelope of a metal framed building in climate zone 6 is R13 in the wall cavity and R7.5 Continuous insulation. The designed assembly for the project contains RI in the wall cavity and R11.4 Continuous insulation.This represents an improvement of 20%over the code minimum. • Each of the 56 dwelling units will utilize a two pipe heat pump system for space heating and cooling(3 points per the August 2019 Ithaca Energy Code Supplement draft).The water supplied to these heat pumps will be from an electrically fired hot water Boiler. The heat rejection for the cooling system will be from electrically powered evaporative cooling tower and will not utilize fossil fuels. • Domestic Hot water will be supplied by Electric water heaters and will not utilize fossil fuels. Heat pump style water heaters will not be utilized as the building is designed to supply domestic hot water from a centralized system and heat pump technology does not allow for this. • The project will utilize energy recovery technology to pre-condition fresh outdoor ventilation air. An electric heating coil will be used for pre-heating of the outside air. • Individual dwelling units will be supplied with Electric cook top stoves • The building will not utilize natural gas for any of the heating and cooling loads. While the tenant for the first floor space has not yet been identified,there is an expectation that this tenant will provide a food service and will require a natural gas supply for a kitchen. • Building utilizes an efficient shape. The overall building gross square footage is 52,928 and has a (wall+rool)lfloor area ratio of.64. This qualifies for 1 point per the August 2019 Ithaca Energy Code Supplement draft • 'The project is located within Collegetown which meets the criteria for a walkable site. This qualifies for 1 point per the August 2019 Ithaca Energy Code Supplement draft. • The project will provide a density that exceeds 7 dwelling units in an acre. This qualifies for 1 point per the August 2019 Ithaca Energy Code Supplement draft • The project will utilize highly efficient LED lighting throughout • We have calculated the average square footage of the apartment units and compared it to table 3 in the August 2019 Ithaca Energy Code Supplement draft. 54 of the 56 apartment units in the project meet or exceed the square footages prescribed in table 3. A breakdown of those calculations can be found below. o The(26)studio apartments in the project have an average size of 383s£ This is less than the prescribed size for studio apartments in the"1 Point"Row of table 3 (410so llione 607,?7'. 290 E rrexaf°adrdart rrraar rir i aztdas rrrl<sf vz.cea as 14 T~zs .SCsrte,Sta s t, Rear 1rhaca, NY 141&51 3 411 - 415 College Ave. December Planning Board Updates �VIIITHAM WHITHAM PLANxiNs. o The(7) 1-Bedroom apartments in the project have an average size of 577s£ This is less than the prescribed size for 1-bedroom apartments in the"1. Point"row of table 3 (600sl) o The(21) 2-bedroom apartments in the project have an average size of 737sf. This is less than the prescribed size for 2-bedroom apartments in the"1 Point"row of table 3 (840so o The(2) 3-bedroom apartments in the project have an average size of 1029s£ This exceeds the prescribed size for 3-bedroom apartments in the"I point"row of table 3 (990so. o Impact on Noise,Odor,and Light ■ Impacts to neighbors • Noise: o Construction working hours will be in accordance with City Noise Ordinance. Planned working hours will be 7:00am—5pm weekdays,with loud work activities such as large equipment,saw cutting etc. not starting until 7:30am. Any weekend work will be a special request to the City • Surrounding structures: o Contractor will provide shoring for perimeter of building foundations for excavation work that could affect surrounding properties. The Engineer will provide engineered shop drawings for shoring technique o Vibration monitoring:there will be no pile driving for this project,no vibration monitoring is expected,per the structural engineer of record o Contractor will be responsible to damage caused to surrounding properties as a direct result of construction activities • Light: o Temporary lighting will be provided by the contactor to maintain a safe and secure construction site. Contractor will take measures to minimize disruption to surrounding properties. • Dust/Odor: o The building will be watered during demolition as needed to prevent dust and fine debris from leaving the site. o Impact on Human Health ■ A Pre-Demolition Asbestos Survey will be completed on 12/19/2019- 12/23/2019. The report is expected to be complete January 2020. o Consistency with Community Plans ■ The Project Team has confirmed with the City of Ithaca Zoning Department that the project conforms with the existing zoning in MU-2 CAFD. We look forward to continuing the public review process on what we feel is an exciting proposal. Sincerely, k4&� Kate Chesebrough Senior Designer,Whitham Planning&Design phones 607,271.T'90 F'ra<rll,'z j zt/ rrxcCr>Ear/rind xa rrlts E z.eatrr 142 EasrSraie Street, Rear Ithaca, NY I.1850 4 411 - 415 College Ave. I December Planning Board Updates WH ITHAM CONTACT: BUILDING PERMIT NUMBER: Lisa Nicholas,Deputy Director PLANNING DIVISION City Ithaca �39393 (REQUIRED) 108 E.Green St.,3'd Floor DESIGN REVIEW APPLICATION Ithaca,NY 14850 1 (607)274-6550 Inicholas@cityofith_aca.org APPLICANT: Name: KATE CHESEBROUGH Title/Role: PLANNING CONSULTANT Address 1: 142 EAST STATE STREET Address 2: SUITE B City, State, &Zip Code: ITHACA, NY 14850 Cell Telephone: 607 272 1290 Phone: 607 279 7658 E-Mail: CHESEBROUGH@WHITHAMDESIGN.COM — PROJECT DESCRIPTION— STUDENT AGENCIES REDEVELOPMENT Project 411-415 COLLEGE AVENUE Project Title: Address: Project Type(check one): ❑Residential ❑ Commercial ❑ Industrial ❑ Institutional ❑ Mixed-Use Historic District or Project Location(check one): ❑Collegetown ❑ Downtown ❑ Landmark ❑ Other Brief Project Description: The site is 0.47 acres in size and is within a Mixed Use 2 (MU-2).The project proposed by Student Agencies Properties proposes a mixed-use, multi-story building with ground floor retail and residential apartments above.The 5 stories above street level will provide a total of approximately 56 student apartment units, which will be a mixture of studios, 1 bedroom units, 2 bedroom units, and 3 bedroom units.The proposed project complies with both requirements with an estimated height of 72ft and a total of 6 stories.The outdoor plaza area will accommodate outdoor dining, seating walls, and planting areas and will be as large or larger than the existing patio space. QUICK APPLICATION CHECKLIST— Item ® 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 versions 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-sharing web site,like:www.hightail.com,www.drorabox.com,www.aoogle.com/drive,etc. You can also split documents into smaller parts and send multiple e-mails/files to:Inicholas@cityofitliaca.arg and aharris@citvofithaca.org. Applicant's Signature: Date: 12 11 19 By signing this application form, the applicant acknowledges City staff may visit the site in order to fully understand the proposed development. 5 WHITHAM 411 - 415 College Ave. I December Planning Board Updates ° „� , Project Title: Student Agencies Redevelopment Project Address: 4l1-415 College Ave. 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. CoUegetuvvn Design Guidelines Design Review Application Priority Guidelines For properties within the CoUege1own 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 not Met met: SD.1 Orient a building to the E E] E] The volume of the building creates an open, inviting, and public realm. interesting outdoor space.Connections between the ground floor commercial and plaza are transparent, open, and accessible. Building and plaza interface with public sidewalks, streets, and the performing arts plaza, bus waiting area, and Cascadilla Gorge trail systems across the SD.2 Provide a physical Outdoor plaza is easily accessed by pedestrians passing by pedestrian connection on College and Oak Avenue. Proposed relocated curb bump- between the sigh and the out improves pedestrian safety on College Ave and is directly public realm. adjacent to primary commercial entrance. SD.7 If a surface parking area is visible from a street, screen it from view. SD.8 Minimize the number of E El El Proposal maintains or closely matches existing curb cut for vehicular access points to service entrance. a site. SD.10 Locate a service area so E] service area is enclosed as part of building with doors closed that it is not visible from unless in use. the public street. SD.17 Use landscaping to El El El Proposed improved planting area between project and St. screen a sensitive edge. Luke's Church. SD.29 Minimize light spill onto Project is dark-sky compliant. adjacent properties and toward the sky. SD.31 Design a site to integrate Outdoor plaza creates seating walls to accommodate with and take advantage grading change, creating publicly accessible outdoor space. of existing topography. SD.33 If in the Neighborhood Periphery, site a building to include side setbacks 411 -41GCOUego�e. December Planning �a� U��es � ��lTR�� Project Title: Student Agencies Redevelopment Project Address:411-415 College Ave. in the range of those used for nearby traditional homes. Building Design Guideline# Guideline Met Not NA Brief description of how the guideline is met or why it is not Met met: BDI Design the primary Z The corner entrance to the ground floor commercial space entrance to a building to is easily identifiable. The tenant entrance on College Ave is be clearly identifiable. easily identifiable. BD.2 Use an authentic, Z The corner entrance to the ground floor commercial space functional entry on a is easily accessible from the open space on Oak Ave and the street-facing fagade. sidewalk on College Ave. The tenant entrance on College Ave supports the overall fagade design. BD.5 Locate and space Z Fenestration patterns directly respond to window patterns windows to express a and scale on neighboring buildings on 400-block of College traditional rhythm and Avenue. create visual continuity. BD.6 Place a window opening Z 1:1 1:1 All windows correspond to interior rooms/volumes. to correspond to an actual interior space. BD.7 Size and proportion a Z Fenestration patterns directly respond to window patterns window to be in the and scale on neighboring buildings on 400-block of College range of heights and Avenue. widths of nearby traditional windows. BD.8 Design a window to Z Brick patterning will create shadow lines and articulation of create depth and shadow windows. on a fagade. BD.9 Design a roof to be Z Flat roof is consistent with neighboring buildings on 400- architecturally consistent block of College Avenue. with the overall architectural design and detailing of the structure in terms of form and material. BD.11 Use materials to convey a Z Traditional brick patterning and scale are directly related to sense of human scale and the human scale.Storefront fagade on College Ave.supports visual interest. sidewalk-level interest. 7 WHITHAM 411 - 415 College Ave. I December Planning Board Upclajp� Project Title: Student Agencies Redevelopment Address:Project College BD.12 Use a material that is M E] F-] Traditional brick is consistent with surrounding buildings on compatible with the 400-block of College Ave.Glass and steel are consistent with surrounding context. buildings on the nearby Cornell campus. BD.13 Use a high quality Traditional brick,glass,and steel are all durable, high-quality material that is proven materials for the building. Building Design (Continued) Guideline# Guideline Met Not NA Brief description of how the guideline is met or why it is not Met met: BD.19 Consider including a M E] F-I See energy narrative submitted as part of the December building design feature 2019 site plan review submission package. that conserves energy. BD.24 Design a ground floor to M E] F-] The volume created by the second story cantilever create an engage the public realm open, light-filled interface between the plaza and outdoor and provide visual plaza. interest for pedestrians. BD.25 Use a combination of F-] The volume created by the second story cantilever create an "fa�acle articulation" and open, light-filled interface between the plaza and outdoor Umassing variation" plaza. The proposed 7' stepback is within 1' of the methods to reduce the recommended 8' stepback and is consistent with nearby perceived and/or actual buildings on the 400-block of College Avenue. mass and scale of a Secondary Guidelines Secondary guidelines will also be used in the design review process and while not all will be relevant to each project, secondary guidelines should bemet, if applicable. Please indicate which secondary guidelines have been met by the project and how, and attach additional pages asnecessary. Guideline# Guideline Met Not NA Brief description of how the guideline is met: Met W8[ITB|}\B� 411 ' 415 {}o||eAmAve. | Decemberp|unn|ngBoan] Updsdeq^o �� 4)WHITHA.M, PL A N N I N t.;I & D E S I G.N, IT Lt;;-0 Collegetown Design Guidelines Compliance Chapter 3 — Site Dgsign Building Orientation The new building proposed at 411-415 College Avenue shares roughly the same footprint as the existing building. Situated on the corner. of College Avenue and Oak Avenue,the building orientation establishes a strong visual and physical connection to the street, and the gateway into Collegetown. The facade along College Avenue corresponds to the existing streetscape,pulling in aspects that reference 409 college avenue and sharing similar heights and proportion in windows and number of building stories. The facade along Oak Avenue faces Cascadilla gorge and Cornell University and uses a glass facade to engage with the surrounding areas. The building orients towards both streets, with an entrance to the building off of College Avenue, and an entrance to the plaza and first floor tenant space on Oak Avenue.The image on Page 14 shows the orientation of the building compared to the surrounding context. External Pedestrian Connectivity External pedestrian connectivity can be seen in the diagram on page 15.This shows how the space is broken into the plaza area, and the main sidewalk.The plaza has two different entry points,including one that is ADA accessible,located along the sidewalk on College Avenue. The loading area is located directly east of the plaza on Oak Avenue and crosses over the sidewalk in order to access the doors. Primary circulation through the site and on the sidewalk are shown in orange,while blue depicts which areas of the space can be used for seating and gathering.The pedestrian crossing location is proposed to be relocated further north than its existing location and will provide a safer, more intuitive pedestrian connection to cross College Avenue. Internal Pedestrian Connectivity The design team is currently working to make the circulation through the site as fluid as possible, especially through the use of transparency between the interior and exterior spaces.To date,the ground floor commercial architecture that leads to the plaza includes garage doors that will be open during warmer season to encourage a blending of space. Through-Block Connectivity Not applicable. Open Space Student Agencies commits to develop the Site in a way that includes an outdoor space that is comparable to the outdoor space that is currently located along the north side of the building located on the Site.This space will have various seating options including built-in benches and movable seating and will be designed to activate the edge between the movement of the sidewalk and the calmness of the plaza.The proposed design allows for even greater flexibility for gathering and a pleasant environment that is comparable in many ways to the space that is enjoyed by many today. 9 �ikIITI1AM 411 - 415 College Ave. I December Planning Board Updates t ` 4)WHITHAM The diagram on page 17 shows a seating study done at three different times during the day. This study highlights the use of movable seating and built-in benches and starts to show the capacity of the plaza. Surface Parking 411-415 College Avenue is not proposing any additional.parking from what is currently around the site. Right now, only street parking exists.The proposed pedestrian crossing and curb bump-out location for the College Avenue streetscape is included in the diagram on page 18.The Project Team feels that this crossing location is safer for pedestrians and provides more clarity for drivers picking up or dropping off at the parallel parking spaces on the street. This proposed curb bump-out location has been coordinated with the City of Ithaca Engineering Department. There is the potential for a street tree planting within this curb bump-out,which will be included in any future landscape site plans. Driveways and Access A combined driveway and loading zone exist on the northeast side of the site and serve as a connection to the interior loading space and dumpsters.This connection crosses the sidewalk, but as the only loading area onsite,it minimizes the obstruction of pedestrian spaces. Service Areas The service area is located internally, so as to be less visually obtrusive. Landscaping throughout the plaza has been placed to help shield the service area from pedestrian view. Fences and Walls Retaining walls,or`seat walls'are located throughout the plaza to account for grade change and to provide the maximum amount of publicly available seating. Two systems of seat walls wrap the site and provide aesthetic interest.The seat wall adjacent to the public sidewalk is proposed as a cut stone wall,referencing the Cascadilla Gorge landscape across Oak Avenue.The seat walls wrapping the edge of the plaza are proposed as wooden benches on concrete bases. Multiple levels of these seat walls create"amphitheater seating" on the eastern side of the plaza. The diagram on page 19 show a series of section cuts through the sidewalk, seat walls,and plaza. Landscape Design The landscape design development of 411-415 College Avenue was informed by a large-scale analysis of the existing site and its location at the nexus of campus, Collegetown, and the Cascadilla Gorge corridor. A fundamental understanding of movement and rest,particularly of water,informed the design of the plaza.Drawing from the neighboring gorge and from the historic mill pond that once existed adjacent to the site.Tension between movement and rest inspired the treatment of the edge between these two activities that enliven this space throughout the day and night.The preliminary design of the plaza illustrates curvilinear seating walls,responding to the alignment of Oak Avenue while also playing on a water- and movement-inspired theme. Space for planting is created throughout the plaza,both in and around the seating walls. The project will allow for clear passage of pedestrians past this site via a generous]),scaled clear path of travel in a comparable way to the existing sidewalk. 10 �VfI1TIdAM 411 - 415 College Ave. I December PlanningBoard Updates 4)WHITHAXI Plant and Tree Selection A majority of plants chosen are native plants that are located throughout Ithaca. This plant palette is cold weather hardy and will thrive in an urban setting.The diagram on page 16 shows the proposed landscape plan including the plant schedule selected for this site. Sustainable Site Design A majority of the proposed plantings are of native species and do not require irrigation after their. initial 1 —2 year establishment period. Stone seat walls will be procured from local quarries. Winter City Design The plaza will remain in use throughout the year as appropriate.The site will allow for easy snow removal and the combination of building,plantings, and grade change will provide a reasonable means to block winter winds. Site Lighting High-efficiency LED lighting will be used throughout the project.Exterior lighting will include LED strip lighting at the base of seat walls facing the plaza,as illustrated on page 16.Additional exterior lighting will be provided with overhead lighting on the cantilevered base of the third floor, as indicated on page 5. All lighting temperatures will be of a warm tone,and the overall site is within dark sky compliance. Working with Topography Currently there is a change in elevation of about 5 feet from the west side of the site to the east side of the site mainly along the sidewalk and existing outdoor seating area.This grade change was an excellent opportunity for the plaza space to be designed with amphitheater seating to act not only as a retaining wall,but as a place to gather.The diagram on page 19 depicts the amphitheater seating at multiple points around the plaza. Sensitive Site Design Transitions The design for the plaza specifically opens up the views of St. Luke Lutheran Church,the neighboring property to 411-415 College.Avenue.The more open view could allow for the church to be noticed more. Chapter 4 — Building Design Building Entries A rhythm is kept between the doors of the new building and the existing doors that run along College.Avenue.The primary entrance for the ground level tenant will be at the corner of the building, and the primary entrance will be on College Avenue. Windows 11 411 - 415 College Ave. December Planning Board Updates a`r Wll1TIdA 4) WHITHAXI The design team has continued to develop the Ground floor of the College Ave facade to provide more depth at the window openings.The current drawings reflect a similar rhythm and configuration of what is experienced on 409 College Ave, see page 20. The design team has also heard the comments regarding further articulation of the wall forming the west side of the loading area and will be developing this wall. Roofs Existing buildings along the 400 block of College Avenue have a flat roof, and the proposed design of 411-415 College Avenue remains consistent with those buildings. Materials Use of materials and colors on the street facade are consistent with the existing structures along the east side of the 400 block of College Avenue. Red brick will be used for 411-415 College Avenue, along with gray brick,blue reflective glass, and a granite base. The Oak Avenue side of the building will be constructed with blue reflective glass,grey brick, and a granite base. Bird mitigation strategies are currently being pursued by the project team for the north side of the building. Certain design elements from the current building (e.g. the hon's heads)will be thoughtfully integrated into the College Ave elevation. Accessory Structures No accessory structures are proposed with this project. Building Equipment The diagram on page 21 shows the proposed locations of two rooftop mechanical units, an Energy recovery ventilator and an Evaporative cooler. These have been set in the south east corner of the roof to minimize the impact of building equipment on Oak Ave and College Ave. Sustainable Building Design See the `Energy Narrative'on page 1 and 2. Bike racks are located onsite near the plaza area. Compatible Building Design The proposed budding at 411-415 College Avenue acts as a gateway into Collegetown from Cornell University. By utilizing the corner lot, the building is able to have two prominent facades.The architecture of this building blends the ideas of traditional Collegetown architecture,with the more innovative architecture of Cornell. Similar materials combined in different ways help to achieve that goal. Street Level Interest Signage will be included in the project in a publicly accessible area that will address the historic nature of the site, as committed to in the Memorandum of Commitment. Building Articulation Combining Building Articulation Methods 12 WHIT11AM 411 - 415 College Ave. I December Planning Board Updates �, 4) WHITHAXI I'll-A,N NI N(. & Rt p i a I't I_C The proposed building for 411-415 College Avenue combines multiple articulation methods to promote creativity and interest. Outdoor space is created through the use of an increased setback for floors 1 and 2. Color and material changes can be seen throughout,particularly between floors 4 and 5, and as the building turns the corner from College.Avenue to Oak Avenue.Minor wall offsets can be seen down the facade of College Avenue, and for mass variation, a 7' step back in floors 5 and 6.Although the recommended step back is between 8'-12',it is not required by zoning. A 7' step back allows for no change in the quantity of units proposed and serves as an effective step back distance as the top floors are usually not noticeable at street level. Darker materials have been chosen for the fifth and sixth floors to help visually reduce the overall mass of the building. 407 College Avenue was used as a precedent with an existing 7' step back.1f the step back were to be IT,a total.of 4 units would be lost, creating significant financial hardship to student agencies,a not for profit company dedicated to providing experiential learning opportunities to local college students. Maintaining Compatibility with Traditional Scale at the Street Both the height and width of the proposed building are comparable with existing buildings on the 400 block of College Avenue,as shown in the diagram on page 6, and comply with the allowable zoning.in the MU-2 district. Both sides of the building that front College Avenue and Oak Avenue combine at least three different articulation methods including color change,material change,increased setbacks, minor wall offsets, and step backs. Addressing a Sensitive Edge To provide a transition in scale between 411-415 College Avenue and St.Luke Lutheran Church,the ground floor of the proposed building sits farther back from the required 10' rear year setback on the east side. This provides a total of 15'between the building wall and the property line at ground level.The second floor and above are located at the 10' setback. Screening is also proposed to be located within this setback for additional transition between 411-415 and St. Luke Lutheran Church. Maintaining Public View/Providing Solar Access The newly designed plaza area will open up views looping east on Oak Avenue, specifically towards St. Luke Lutheran Church. Since the Building is primarily bordered on one side by other buildings,providing additional solar access does not apply. Chapter 5 — Sign Design General Sign Design Guidelines No signs have been designed at this point in the project. Guidelines for Specific Sign Types No signs have been designed at this point in the project. Chapter 6 — Guidelines Specific to Character Areas 13 411 - 415 College Ave. I December Planning Board Updates _ ' Wl I I I HAM (DWI-I. ITHAM- Coegetown Core Consistent with these guidelines, the proposed building has been placed as close to the property line fronting College Avenue as is allowed,therefore establishing a strong and active building edge along College Avenue.Although 411-415 College Avenue is located on the corner of Oak Avenue and College Avenue,it is not the corner lot, therefore a building chamfer or building curve is not required. 14 4 WI I I 1 HAM 411 - 415 College Ave. I December Planning Board Updates ,��A.., z Yt r Sx S `4 }} l 4 t 4 x 4 x 1 3 am L � a . a ,. STREET LEVEL PERSPECTIVE 15 411-415 College Ave. I December Planning Board Updates ��sH ITI Ir\ 4 ,y �a v 1� xx, st�"* x yi • �� a4 SITE AND BUILDING LIGHTING INFORMATION � 16 411-415 College Ave. I December Planning Board Updates �;,., , »" 3 � I d J� s� re y a u 4 s b i� rk ?3 1 it M i F U`{ ��tlilki t..`\225�.-'§ { s. ^� Pfl; k tt ..?)c l s:.k 'f' '� ;•-11� �ltl��\fit*,5�5 4'�1,.�� '`� ,5� p::• ��'k'"\ sq d 4 2 rc 1 kt k� �sF ti I' r yV il4�fY lY 1`i1�81�4��I�IV �l it AERIAL PERSPECTIVE 17 411-415 College Ave. I December Planning Board Updates * ��HITI Ik\ 4 ...,tx?<„x t•t`Ytt4 it t�qk"�4 �i., r::i r�r z?*�.t,,��s}'�`^��4r ,x ,. �: t � �� }'}�"t}yY r Z ,,,;,�:{ .,sx} i��'Tr�§rfi t t 3� }tt� �ttr t� r s` � r. � y`•$ „r„`" :. ^,�, Y r }.Ssrtr� tsr trst w z x< t y ,t. ,x r tr x �r x � : x. 4 „4 say x " , t 4 Kx y a w AERIAL PERSPECTIVE - PLAZA ZOOM IN 18 411-415 College Ave. I December Planning Board Updates ��rH ITI IY\ 4 h 5 6 ] B 9 10 11 12 tt r ?EUkm I De " a Brick`Rustication"similar to 407 ' College Ave. ,...., .. r 4 o 1., 0�0 e e r c 2d iC)? S�aj till t�,Ig1CC1e ...... D 1. I Ld 9 �. �i 1. _,r 1.,,r. .; a t�l t t I t i t t Y BRICK 1 BRICK 2 EXISTING STREET LEVEL a) z q awtiws Y,^3 S � ` <' —-__— ",� -� ____ -� � w � 7A a �1 1 99 jai J blI „a `44 s ........ ..uY.7_,... ,_,. _ .. ... .. _. ... f Z 3 z I EXTER "A Boa ci ox rvoA� _____ E EVAM K — S V � A A A201 1 ' Yt i. Y 1 2 3 4 5 6 ] 8 9 1. 11 12 BRICK 3-SHELDON COURT `BLANK' WALL IN PLAZA 19 411-415 College Ave. I December Planning Board Updates ��I IITI IAA 4 =t3 y 7 F OOr PLAN } F F9'rt FLo*R I E y y�F aEzf,rt FI..Czt9n` i 'rtid�@�6 Cf1"eT °=�C�NP�r vl7•C1€i 7 r OR COLLEGE AVENUE ELEVATION 20 411-415 College Ave. I December Planning Board Updates SAN I I T I I 1NI �' ;:,sz x ��•,. 'Q� .:ts.7 t: ,.. �x:� y�x .,„ �§� � ..., a...x,�'a sv x-�e ss..ti�,�,�.;k.. "s to s:� a'� ,.....e .?�§�s � s:. '� 3 � . ,'s•ar .,! .,.,�,_:,.:;` 'tilk s� ... .�.. to.� x e.,„ a „ , �F9`�u ,. r , ::z. a� t� _ a �i:�+k a'�t ..., ,. ; xi`[alx�b �roFa�t hz v$ w'�.x. r.n ��.�a ,� �u-x� sv x<:.s�,c s x�.- s a;•:�:.. ssa '"",s"s a, r a k SIXTH FLOOR N„F+:. . 4., -£: p.,9Sy�x.�.GB�t",a`,.ix§2�, .,�t+n•...se.x.�.., ,. .i�:.w,r.�._ s3 �� . sue* �r3 '�'� .,,.v- �-. t �. t z FWTH FLOOR � I71 t3 � z z a §t .. w „ m OAK AVENUE ELEVATION 21 411-415 College Ave. I December Planning Board Updates &VIIITIIz1NI i IN za 7' STEPBACK PERSPECTIVE 22 411-415 College Ave. I December Planning Board Updates t t r t t 1z dz ... 3 af, Ap t s z t{• tz�ziSsYl7zitl c w� a t i a I w n�z. .r� �nCotS PERSPECTIVES OF OAK AVENUE 23 411-415 College Ave. I December Planning Board Updates ��tH ITI h\ 4 Elevation Diagrams Exterior Concept Studies It _r 1 LaL `Y t' 4"'R �iYM I {1 All T4. ® ® ITT i Y -Material change and step back of the top 2 stories brings the building down to the correct scale -Continuing the datums from the existing buildings on College Ave ties building into existing context -North facade can be more monumental rob ng Cornell,and the -More tradit'onal trip rt to influences -New building feels like a 4 story building with a penthouse gorge.Without threatening the scale and traditional -Possible Zion heads e-r ated with Wectfacado Turning the Corner and Evolving Over Time -A youthfun organization rooted in tradition. -Architectural tlichotomy is symbolic of the organization. ANALYSIS OF BUILDING HEIGHT FROM CONTEXT 24 411-415 College Ave. I December Planning Board Updates LW ��I IITI I,1 -1 tll 7.::e,Illy,* „» „s*�. ; d March 8:00 am _ 12:00 pm 4.00 pm 6.12 pm a June 8:00 am 12:00 pm 4:00 pm 7:40 pm ..a September 8:00 am 12:00 pm 4:00 pm 5:56 pm VIL Qecember 8:00 am 12:00 pm 4:00 pm 4:29 pm SHADOW STUDY 25 411-415 College Ave. I December Planning Board Updates ` WHITII NI 12 Q GENERAL ARCHITECTURAL.NOTES m m Architecture Planning Interior Design H H CONSTRUCTION LEGEND F�nea nar,.a G 0 0 " sroa s air .asrsa �ou�e EvrnaF � nm ... KEYED CONSTRUCTION NOTES -\ - - - �:, D -_ L J KEY PLAN D \ .e—;i� to m C \ - - e C N I- \ Lo w c � 0 e .. \ .... _._...._�.�..._..�.._. ._� iD e �., I z� m� �c O ^ROOF PLAN A Gie=a A A104 1 2 3 4 5 6 7 8 9 10 11 12 ROOF UTILITY PLAN 26 411-415 College Ave. I December Planning Board Updates ��LH ITI IL\ 4 1 1 ____. 2 ----1 3_--- 1 ____. 4 _. --5— 1 ____. 6 ___7 1____. 8 1 --9 1--- t0 11 --1-- 12 t1 GENERAL ARCHITECTURAL NOTES m A,chltec— N Planning D—gn ht H CONSTRUCTION LEGEND e�.Erncr+rsie-� A¢a w�o�nTc000i � ��_. rz vas G G T',C r uc inNo T G O , rR rvs _ sire �� O rrercE�Tuc r_ r l70-7 KEYED CONSTRUCTION NOTES 0 7 E E - A - �— — �- — — KEY PLAN t \ \ > Z < L 0 N BASEMENT FLOOR PLAN A O _ A A100 1 2 3 4 5 6 7 8 9 1 10 11 12 BASEMENT FLOOR PLAN 27 411-415 College Ave. I December Planning Board Updates ��1H ITI h\ 4 PAV 01 Granite Pavers L01 -LED Strip Light � � � � '�"�� ' elm s7 J Q F01 -Wooden Bench 71�1111ow ftow � LO t gut, 4IIjiCn h� i ,ou d Wall01 Stone Wall WaII02-Retaining Wall y4 i t i n .. " er u� ax.cw co 0 A a , a < a a W ', p 3(iN3Aty 3J37700 c , SCALE.1"=20,_0" DATE:1 1/1 912 01 9 DWG NO: DESIGN DEVELOPMENT PLAN 28 411-415 College Ave. I December Planning Board Updates Sf , &V111T]11'1 UP u V y i t �` g A w � t .� acPn fi 0 a E X � f P �+ w munvx. rr , n r .. ``..� 1712 7,7 v a ix ,.... CONCEPTUAL SECTIONS 29 411-415 College Ave. I December Planning Board Updates WI I ITI I�1\4 a rt Cn MI p r i u, Y ° � n D (D Cn F— Z W Z U) Cj O U 9AM 2PM 8P TOTAL PEOPLE: 58 TOTAL PEOPLE: 95 TOTAL PEOPLE: 189 SCALE: DATE:12/4/2019 0 WHITHAM.r DWG NO: CONCEPTUAL SEATING STUDIES 30 411-415 College Ave. I December Planning Board Updates rEA x� V STAI 226 S EDGEa ACTIVATE DEFINE \I BLEND 46 �j rs'r �w 'd _ Z a i �a Al 0o�� M IN REDEFINING THE EDGE 31 411-415 College Ave. I December Planning Board Updates ��H ITII 1\fl a REST INNOVATIVE .. LEGAVE. ."Al"', BUILDING ORIENTATION 32 411-415 College Ave. I December Planning Board Updates A�Gn�i�on�e Planning Interior Design N ,o N TC MILLER.P.C. nc G -..... --_ .Po�.r<=Irv, uwNa, A OAK AVENUE F F , a , a ° BanntE cure .a /I , iaxazcnv � Z c c' t E Ott—ai s_ - eo rwv... ai �— wa Z o � N N a ° 74 m z V v � F ° ao 5r2Lti M. 617E LAYOUT PLAN A ALTERNATIVE CURB LINE C301 1 2 3 n E 6 7 8 9 10 91 12 SITE LAYOUT PLAN -ALTERNATIVE CURB LINE 33 411-415 College Ave. I December Planning Board Updates 2020 CDates: Jan 16 Feb 13 Mar 12 Apr 16 May 14 Jun 11 Jul 16 Aug 13 Sep 10 Oct 15 Nov 12 Dec T O Possible Special Meeting Dates (Sth Tuesdays): Sep 29 Jun 30 Mar 31