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Home My WebLink AboutPB Packet 2023-05-16 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, May 16, 2023 7:00 P.M. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live). AGENDA 1. SEQR Determination: Ithaca College Butterfield Stadium Redevelopment Project, 127 Conservatory Drive. 2. PUBLIC HEARING: The proposal is the consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed improvements to the Ithaca College Butterfield Stadium, located on the Ithaca College campus at 127 Conservatory Drive. The project involves removing the existing running track, replacing the existing natural grass athletic field with synthetic turf, installing four stadium light poles, and other improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Ithaca College, Owner; Steve Dayton, Director for Facilities Planning, Design, and Construction at Ithaca College, Applicant; Mabel Gutliph, Clark Companies, Agent. 3. Consideration of a sketch plan for the proposed Comfort Inn Hotel located at 635 Elmira Road, Neighborhood Commercial Zone and Inlet Valley Overlay District. The proposal involves demolishing the existing structures to allow the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 70 hotel rooms, 70 parking spaces, stormwater facilities, outdoor lighting, and landscaping. The Planning Board granted final site plan approval for this project on March 7, 2017, but the approval expired because construction did not materially commence within 36 months of the approval. This is a Type I Action under the State Environmental Quality Review Act and will require a coordinated environmental review of all actions. The Planning Board will consider declaring lead agency in the environmental review. Pratik Ahir, Ramji Hospitality, LLC, Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent. 4. Consider a recommendation to the Town Board regarding proposed amendments to Town Code, Chapter 270, Article XXVI, §270-219.1 Solar energy systems. 5. Persons to be heard. 6. Approval of Minutes: December 20, 2022 and February 21, 2023 7. Other Business. 8. Adjournment. C.J. Randall Director of Planning 607-273-1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY CHRIS BALESTRA AT 607-273-1747 or CBALESTRA@TOWN.ITHACA.NY.US. (A quorum of four (4) members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town’s website at https://www.town.ithaca.ny.us/meeting-calendar-agendas/ under the calendar meeting date. TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday, May 16, 2023, at 7:00 P.M. on the following matter: The proposal is the consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed improvements to the Ithaca College Butterfield Stadium, located on the Ithaca College campus at 127 Conservatory Drive. The project involves removing the existing running track, replacing the existing natural grass athletic field with synthetic turf, installing four stadium light poles, and other improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Ithaca College, Owner; Steve Dayton, Director for Facilities Planning, Design, and Construction at Ithaca College, Applicant; Mabel Gutliph, Clark Companies, Agent. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to townclerk@town.ithaca.ny.us up to the end of business the day of the meeting and all comments will be forwarded to the board. Additional information is available at www.town.ithaca.ny.us. C.J. Randall, Director of Planning PLANNING DEPARTMENT MEMORANDUM 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us TO: Planning Board Members FROM: Christine Balestra, Planner DATE: May 5, 2023 RE: Ithaca College Butterfield Stadium Redevelopment – Preliminary and Final Site Plan Approval, Special Permit Enclosed please find materials related to Preliminary and Final Site Plan Approval and Special Permit for the proposed Ithaca College Butterfield Stadium Redevelopment project located on the Ithaca College campus at 127 Conservatory Drive. The project involves removing the running track, replacing the natural grass athletic field with synthetic turf, and installing four (4) stadium light poles. The project is scheduled for review at the May 16, 2023, Planning Board meeting. This project is located within the Medium Density Residential (MDR) Zone and is classified as “Campus” on the Town’s Future Land Use / Character Map (July 31, 2014). The project meets all the requirements of the MDR Zone, except for the height of the light poles, which exceed the 30-foot height limit for structures other than buildings. Four poles are proposed: two at 80-feet tall; one at 100-feet tall; and one at 120-feet tall. The applicant has applied for height variances from the Zoning Board of Appeals (ZBA) in addition to site plan and special permit approval from the Planning Board. The ZBA will hear the appeals on May 15 (one day before the Planning Board meeting). If the ZBA grants the variances, they may condition the approval on the applicant obtaining the necessary Planning Board approvals. The applicant has provided a visual assessment demonstrating that the proposed lights will not create significant visual impacts on the surrounding community. The lights have been purposely sited to illuminate only the athletic facility. Each fixture contains fully shielded luminaries to control glare and light trespass and is situated to avoid impacts to residences (there are a few residences located south of the field). Town Code Chapter 173: Outdoor Lighting provisions contain limits on the hours of operation that mitigate light and noise impacts associated with the stadium use. The provisions state: § 173-9. Recreational facilities. Any light source permitted by this chapter may be used for lighting of outdoor recreational facilities (public or private), such as, but not limited to, football fields, soccer fields, baseball fields, softball fields, tennis courts, or show areas, provided all the following conditions are met: A. All fixtures used for event lighting shall be fully shielded as defined in § 173-4 of this chapter. B. All events shall be scheduled to complete all activity before or as near to 10:30p.m. as practical, but under no circumstances shall any illumination of the playing field, court, or track be permitted after 11:00 p.m. except to conclude a scheduled event that was in progress before 11:00 p.m. The Planning Board will also consider this relative to the special permit criteria, particularly item “C” on the attached draft resolution. 2 The Town Engineering Department has reviewed the Stormwater Pollution Prevention Plan (SWPPP) and related drawings for this project. Among the attachments is the executive summary of the SWPPP, along with the applicant’s narrative, a letter from NYS Parks, visual assessment, several drawings of the project, a completed environmental review, and draft resolutions. Please contact me by email at cbalestra@town.ithaca.ny.us or by phone at (607) 273-1721, extension 121 if you have any questions. Att. cc: Steve Dayton, Ithaca College Mabel Gutliph, Clark Companies Sincerely, R. Daniel Mackay Deputy Commissioner for Historic Preservation Division for Historic Preservation Based upon this review, it is the opinion of OPRHP that no properties, including archaeological and/or historic resources, listed in or eligible for the New York State and National Registers of Historic Places will be impacted by this project. If further correspondence is required regarding this project, please be sure to refer to the OPRHP Project Review (PR) number noted above. Re: Thank you for requesting the comments of the Office of Parks, Recreation and Historic Preservation (OPRHP). We have reviewed the project in accordance with the New York State Historic Preservation Act of 1980 (Section 14.09 of the New York Parks, Recreation and Historic Preservation Law). These comments are those of the OPRHP and relate only to Historic/Cultural resources. They do not include potential environmental impacts to New York State Parkland that may be involved in or near your project. Such impacts must be considered as part of the environmental review of the project pursuant to the State Environmental Quality Review Act (New York Environmental Conservation Law Article 8) and its implementing regulations (6 NYCRR Part 617). March 13, 2020 James Catella 41155 State Highway 10 Delhi, NY 13753 SEQRA Ithaca College Butterfield Stadium 20PR01571 Dear James Catella: Division for Historic Preservation P.O. Box 189, Waterford, New York 12188-0189 parks.ny.gov ANDREW M. CUOMO Governor ERIK KULLESEID Commissioner PROPOSED RESOLUTION: SEQR Preliminary and Final Site Plan Approval, Special Permit Ithaca College Butterfield Stadium Redevelopment 127 Conservatory Drive Tax Parcel No. 41.-1-30.2 Town of Ithaca Planning Board, May 16, 2023 WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed improvements to the Ithaca College Butterfield Stadium, located on the Ithaca College campus at 127 Conservatory Drive. The project involves removing the existing running track, replacing the existing natural grass athletic field with synthetic turf, installing four stadium light poles, and other improvements. Ithaca College, Owner; Steve Dayton, Director for Facilities Planning, Design, and Construction at Ithaca College, Applicant; Mabel Gutliph, Clark Companies, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoordinated environmental review with respect to the project; 3. The Planning Board, on May 16, 2023, has reviewed and accepted as adequate a Short Environmental Assessment Form (SEAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, a set of drawings titled “Ithaca College, 953 Danby Road, Ithaca, NY, 14850, Butterfield Stadium, January 23, 2023,” prepared by Clark Companies and Catella Engineering, a set of lighting plans and specification sheets provided by Musco Lighting, dated 22 Mar 2023, a visual assessment prepared by the applicant, dated February 2023, and other application materials; and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan Approval and Special Permit; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced actions as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required. The project also includes installing four (4) stadium light poles between 80' and 120' tall. Planning Board approval, Zoning Board variances Area is served by TCAT Route 11 Not applicable Please see Part 3 Please see Part 3 Please see Part 3 Please see Part 3 Not an "impoundment" per NYS DEC SEQR workbook definitions/examples - item should be checked "No". Page 1 of 2 Agency Use Only [If applicable] Project: Date: Short Environmental Assessment Form Part 2 - Impact Assessment Part 2 is to be completed by the Lead Agency. Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept “Have my responses been reasonable considering the scale and context of the proposed action?” No, or small impact may occur Moderate to large impact may occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? 2.Will the proposed action result in a change in the use or intensity of use of land? 3.Will the proposed action impair the character or quality of the existing community? 4.Will the proposed action have an impact on the environmental characteristics that caused the establishment of a Critical Environmental Area (CEA)? 5.Will the proposed action result in an adverse change in the existing level of traffic or affect existing infrastructure for mass transit, biking or walkway? 6.Will the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available energy conservation or renewable energy opportunities? 7.Will the proposed action impact existing: a. public / private water supplies? b. public / private wastewater treatment utilities? 8.Will the proposed action impair the character or quality of important historic, archaeological, architectural or aesthetic resources? 9.Will the proposed action result in an adverse change to natural resources (e.g., wetlands, waterbodies, groundwater, air quality, flora and fauna)? 10.Will the proposed action result in an increase in the potential for erosion, flooding or drainage problems? 11.Will the proposed action create a hazard to environmental resources or human health? IC Butterfield Stadium Redevelopment May 16, 2023 4 4 4 4 4 4 4 4 4 4 4 4 PRINT FORM Page 2 of 2 For every question in Part 2 that was answered “moderate to large impact may occur”, or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact, please complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting, probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short- term, long-term and cumulative impacts. Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. _________________________________________________ _______________________________________________ Name of Lead Agency Date _________________________________________________ _______________________________________________ Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer _________________________________________________ _______________________________________________ Signature of Responsible Officer in Lead Agency Signature of Preparer (if different from Responsible Officer) Short Environmental Assessment Form Part 3 Determination of Significance Agency Use Only [If applicable] Project: Date: 4 This project involves removing a running track, replacing a natural grass athletic field with synthetic turf, and installing four (4) stadium light poles. The project is located within and immediately around the existing Butterfield Stadium and is not located within any Unique Natural Areas. There is no vegetation removal associated with the project. The project includes a stormwater management plan (SWPPP) that will mitigate any potential erosion, sedimentation, drainage, and flooding impacts. The proposed light poles have been designed to illuminate only the athletic field. They need to be tall enough to achieve the most efficient result and are similar heights as poles on other athletic fields on the Ithaca College campus. The poles require height variances because they are taller than the 30-foot maximum height for structures other than buildings (80', 100', 120' tall). The LED color temperature is typical of a stadium or retail commercial center (5700K) and is necessary to achieve the illumination required for athletic events. The lights comply with the Outdoor Lighting Law, are shielded, with low-glare optics, and angled away from any nearby residences, which will mitigate any potential adverse visual impacts. Regarding Part 1, question 12b: The NYSDEC EAF Mapper Program indicates that the proposal is located in an archeologically sensitive area. This area has been previously disturbed with the construction of the existing stadium and a retaining wall, so it is presumed that any archeological resources would have been discovered with prior disturbances. Regarding Part 1, question 13a: While there are several ponds, wetlands, and streams on the 757+/- acre Ithaca College property, none are located within or adjacent to the boundaries of this project. Regarding Part 1, question 15: While there is the potential that plant or animal species that are listed as threatened or endangered could exist on portions of the 757+/- acre Ithaca College property, Butterfield Stadium has been in place for many years and is located in the developed portion of the campus. It is unlikely that the project will negatively impact any threatened or endangered species. Regarding Part 1, question 20: According to the NYSDEC Environmental Site Remediation Database, there are no hazardous waste remediation sites on the Ithaca College property. The Database does show that remediation sites are located at the adjacent Former Axiohm Facility (South Hill Business Campus, Site Codes C755012A and C755012) and the adjacent Morse Industrial Corporation (Emerson/Chainworks, Site Code 755010). Both of these facilities are located on the opposite (west) side of Danby Road/NYS Route 96B and downhill of the proposed project. Town of Ithaca Planning Board Greg Lindquist Chair Christine Balestra, Planner IC Butterfield Stadium Redev'mt May 16, 2023 PRINT FORM PROPOSED RESOLUTION: Preliminary and Final Site Plan Approval, Special Permit Ithaca College Butterfield Stadium Redevelopment 127 Conservatory Drive Tax Parcel No. 41.-1-30.2 Town of Ithaca Planning Board, May 16, 2023 WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed improvements to the Ithaca College Butterfield Stadium, located on the Ithaca College campus at 127 Conservatory Drive. The project involves removing the existing running track, replacing the existing natural grass athletic field with synthetic turf, installing four stadium light poles, and other improvements. Ithaca College, Owner; Steve Dayton, Director for Facilities Planning, Design, and Construction at Ithaca College, Applicant; Mabel Gutliph, Clark Companies, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordinated environmental review with respect to the project, has, on May 16, 2023, made a negative determination of environmental significance, after reviewing and accepting as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Town Planning staff; 3. The Planning Board, on May 16, 2023, has reviewed and accepted as adequate a Short Environmental Assessment Form (SEAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, a set of drawings titled “Ithaca College, 953 Danby Road, Ithaca, NY, 14850, Butterfield Stadium, January 23, 2023,” prepared by Clark Companies and Catella Engineering, a set of lighting plans and specification sheets provided by Musco Lighting, dated 22 Mar 2023, a visual assessment prepared by the applicant, dated February 2023, and other application materials; NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270- 200, Subsections A – H, of the Town of Ithaca Code, have been met, specifically that: A. The project will be suitable for the property on which it is proposed, considering the property’s size, location, and physical site characteristics. • The stadium exists and is not being expanded. The site’s physical characteristics will not change, apart from adding 4 light poles and modifying the athletic field inside the stadium. B. The proposed structure design and site layout are compatible with the surrounding area. • There are no proposed structures associated with the project. The site layout will not change. C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the zone. • The athletic field use will be expanded with this project. The applicant indicates the desire to host large-scale gatherings and additional sports competitions at the stadium. This may result in more illumination and noise than typically experienced at Butterfield Stadium. The Planning Page 2 of 2 Board could consider limiting the hours of operation and illumination at the stadium. This was previously required with the Ithaca College Athletics and Events Center project and with other athletic fields on campus. D. Community infrastructure and services, such as police, fire and other protective services, roadways, schools, and water and sewer facilities are currently, or will be, of adequate capacity to accommodate the proposed use. • All community infrastructure and services are of adequate capacity to accommodate the use. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles. • There are no changes to existing vehicular, bicycle, pedestrian access, traffic circulation, and parking and loading facilities. All accessways have been safely designed for emergency vehicles. G. The project includes sufficient landscaping and/or other forms of buffering to protect surrounding land uses. Existing vegetation is preserved to the extent possible. • There is no tree and vegetation loss associated with the project. There is no need for additional landscaping or buffering. H. To the extent deemed relevant by the Planning Board, the proposed use or structure complies with all the criteria applicable to site plan review set forth in Chapter 270, Zoning. AND BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of site plan control nor the policies enunciated or implied by the Town Board; and 2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed Butterfield Stadium Redevelopment Project, located at 127 Conservatory Drive, as shown on the submitted plans referenced in Whereas number 3 above. DANBY RDBELLA VISTA DR´LOCATION MAPIthaca College Butterfield StadiumSite Plan/Special Permit ApprovalPlanning Board 5/16/2023 0 250 500125 Feet ´ 4 4 4 4 Prop osedlight pole s(re d circle - qty 4) Itha ca College Itha ca College Itha ca College South Hill Business Campus Tow n of Ithaca(fire station) Ferr ara Ferr ara Longview NO P A R K I N G F I R E L A N E NO PARKING FIRE LANENO PARKING FIRE LANE0.0000 B. LIGHTING DESIGN Ithaca College Butterfield Stadium,180834 PROJECT SUMMARY Not to be reproduced in whole or part without the written consent of Musco Sports Lighting, LLC. ©1981, 2023 Musco Sports Lighting, LLC.ENGINEERED DESIGN By: K.MarƟn · File #180834D · 22-Mar-23 Ithaca College BuƩerĮeld Stadium Ithaca, NY LighƟng System Pole / Fixture Summary Pole ID Pole Height Mtg Height Fixture Qty Luminaire Type Load Circuit F1 100'100'1 TLC-LED-1200 1.17 kW B 100'10 TLC-LED-1500 14.10 kW A 23'2 TLC-BT-575 1.15 kW A 100'2 TLC-LED-600 1.16 kW C F2 120'120'2 TLC-LED-1200 2.34 kW B 120'10 TLC-LED-1500 14.10 kW A 120'2 TLC-LED-600 1.16 kW C 23'2 TLC-BT-575 1.15 kW A F3-F4 80'80'1 TLC-LED-1200 1.17 kW B 80'10 TLC-LED-1500 14.10 kW A 16'2 TLC-BT-575 1.15 kW A 80'1 TLC-LED-400 0.40 kW B 80'1 TLC-LED-600 0.58 kW B 4 61 71.13 kW Circuit Summary Circuit Description Load Fixture Qty A Football/Soccer 61.0 kW 48 B Bleachers/Pedestrian 7.81 kW 9 C Gym Road 2.32 kW 4 Fixture Type Summary Type Source Wattage Lumens L90 L80 L70 Quantity TLC-LED-600 LED 5700K - 75 CRI 580W 65,600 >120,000 >120,000 >120,000 6 TLC-LED-1200 LED 5700K - 75 CRI 1170W 136,000 >120,000 >120,000 >120,000 5 TLC-BT-575 LED 5700K - 75 CRI 575W 52,000 >120,000 >120,000 >120,000 8 TLC-LED-1500 LED 5700K - 75 CRI 1410W 181,000 >120,000 >120,000 >120,000 40 TLC-LED-400 LED 5700K - 75 CRI 400W 46,500 >120,000 >120,000 >120,000 2 Single Luminaire Amperage Draw Chart Driver (.90 min power factor)Max Line Amperage Per Luminaire Single Phase Voltage 208 (60) 220 (60) 240 (60) 277 (60) 347 (60) 380 (60) 480 (60) TLC-LED-600 3.4 3.2 3.0 2.6 2.0 1.9 1.5 TLC-LED-1200 7.0 6.6 6.1 5.2 4.2 4.0 3.0 TLC-BT-575 3.4 3.2 2.9 2.5 2.0 1.8 1.5 TLC-LED-1500 8.4 7.9 7.3 6.3 5.0 4.6 3.6 TLC-LED-400 2.3 2.2 2.0 1.7 1.4 1.3 1.0 Light Level Summary Calculation Grid Summary IlluminationGrid Name Calculation Metric Ave Min Max Max/Min Ave/Min Circuits Fixture Qty Blanket Spill Horizontal 1.37 0 46 0.00 A 48 Blanket Spill Max Vert Illuminance (by Light Bank)1.69 0 56 0.00 A 48 E Pedestrian Area Horizontal 6.08 0 18 0.00 A,B,C 61 Field Horizontal Illuminance 54.5 34 66 1.96 1.60 A 48 Football Horizontal Illuminance 58.2 50 66 1.31 1.16 A 48 Gym Road Horizontal 6.11 1 22 22.73 6.11 C,A,B 61 North Bleachers Horizontal 16.8 7 34 4.56 2.40 A,B 57 SE Corner Bleachers Horizontal 10.2 3 15 5.01 3.40 B,A 57 SW Corner Bleachers Horizontal 10.4 2 17 8.11 5.20 B,A 57 Soccer Horizontal Illuminance 56.9 46 66 1.42 1.24 A 48 South Lower Bleachers Horizontal 27.9 1 33 54.35 27.94 A,B 57 South Upper Bleachers Horizontal Illuminance 14.4 6 24 3.86 2.40 A,B 57 W Pedestrian Area Horizontal 2.34 0 13 0.00 A,B,C 61 EQUIPMENT LAYOUT Not to be reproduced in whole or part without the written consent of Musco Sports Lighting, LLC. ©1981, 2023 Musco Sports Lighting, LLC.ENGINEERED DESIGN By: K.MarƟn · File #180834D · 22-Mar-23 Football 360' x 160' 1010 2020 3030 4040 5050 4040 3030 2020 10101 6 2 5 3 4 7 11 8 10 9 F1 14 15 12 13 16 21 17 20 18 19 22 27 23 26 24 25 F2 30 31 28 29 47 52 48 51 4950 5357 54 56 55 F4 60 61 58 59 32 37 33 36 3435 3842 39 41 40 F3 45 46 43 44133'210'111'271'162'157'162'157' Soccer 360' x 225'133'210'111'271'162'157'162'157' Field 394' x 229'133'210'111'271'162'157'162'157' SAPLING SAPLING 1 STORY BUILDING 2 STORY BUILDING SHEDGATESHEDGATEELECTRIC PANEL CLOCK GATEGOAL POSTPIT PITBLEACHERS GATE BLEACHERSSCOREBOARDGATE SHED SHED 48" OAK ST O N E W A L L WATER TANK2 STORY BUILDING1 STORY BUILDINGA S P H A L T S U R F A C E ASPHALT PARKING CHAIN LINK FENCE CHAIN LINK FENCE CHAIN LINK FENCE GRA V E L S U R F A C E ASPHA L T D RI V E ASPHALT DRIVE CURBASPHALT DRIVEASPHALT DR I V EEDGE O F P A V E M E N T WOODED SLOPE WOODED SLOPE WOODED SLOPE WOODED SLOPE ASPHALT W A L K ASP H A L T D R I V E COM976.18 976.20 977.62 977.60 979.29 978.75 977.50 977.68 BS 968.15 976.20 976.05 TW 958.00BW 957.00 956.20 956.15 956.05 956.05 SCALE IN FEET 1 : 80 0'80'160' Pole locaƟon(s)dimensions are relaƟve to 0,0 reference point(s) Ithaca College BuƩerĮeld Stadium Ithaca, NY EQUIPMENT LAYOUT INCLUDES: · Field · Football · Soccer Electrical System Requirements:Refer to Amperage Draw Chart and/or the "Musco Control System Summary" for electrical sizing. InstallaƟon Requirements:Results assume ± 3% nominal voltage at line side of the driver and structures located within 3 feet (1m) of design locaƟons. EQUIPMENT LIST FOR AREAS SHOWN Pole Luminaires QTY LOCATION SIZE GRADE ELEVATION MOUNTING HEIGHT LUMINAIRE TYPE QTY / POLE 1 F1 100'-1.5'98.5' 98.5' 21' 98.5' TLC-LED-1500 TLC-LED-600 TLC-BT-575 TLC-LED-1200 10 2* 2 1 1 F2 120'-2'118' 118' 20.5' 118' TLC-LED-1200 TLC-LED-1500 TLC-BT-575 TLC-LED-600 1/1* 10 2 1/1* 1 F3 80'23'103' 103' 103' 38.5' 103' TLC-LED-1500 TLC-LED-600 TLC-LED-400 TLC-BT-575 TLC-LED-1200 10 1* 1* 2 1 1 F4 80'21'101' 101' 101' 36.5' 101' TLC-LED-1500 TLC-LED-600 TLC-LED-400 TLC-BT-575 TLC-LED-1200 10 1* 1* 2 1 4 TOTALS 61 * This structure uƟlizes a back-to-back mounƟng conĮguraƟon SINGLE LUMINAIRE AMPERAGE DRAW CHART Driver (.90 min power factor) Line Amperage Per Luminaire (max draw) Single Phase Voltage 208 (60) 220 (60) 240 (60) 277 (60) 347 (60) 380 (60) 480 (60) TLC-LED-600 3.4 3.2 3.0 2.6 2.0 1.9 1.5 TLC-LED-1200 7.0 6.6 6.1 5.2 4.2 4.0 3.0 TLC-BT-575 3.4 3.2 2.9 2.5 2.0 1.8 1.5 TLC-LED-1500 8.4 7.9 7.3 6.3 5.0 4.6 3.6 TLC-LED-400 2.3 2.2 2.0 1.7 1.4 1.3 1.0 ILLUMINATION SUMMARY Not to be reproduced in whole or part without the written consent of Musco Sports Lighting, LLC. ©1981, 2023 Musco Sports Lighting, LLC.ENGINEERED DESIGN By: K.MarƟn · File #180834D · 22-Mar-23 1010 2020 3030 4040 5050 4040 3030 2020 1010 61 65 57 54 57 61 63 55 56 66 64 62 61 62 63 57 51 60 60 59 60 62 62 55 53 59 58 56 58 61 66 61 51 58 57 56 57 60 64 59 48 56 57 56 56 58 60 52 48 56 57 56 55 56 56 47 50 57 56 55 55 56 55 46 52 57 57 56 56 57 56 47 51 58 58 57 58 58 59 49 57 64 62 58 59 57 58 51 60 64 55 50 51 53 57 54133'210'111'271'162'157'162'157' F1 F2 F4 F3 1 STORY BUILDING 2 STORY BUILDING SHEDGATESHEDGATEELECTRIC PANEL CLOCK GATEGOAL POSTPIT PITBLEACHERS GATE BLEACHERSSCOREBOARDGATE SHED SHED ST O N E W A L L 2 STORY BUILDING1 STORY BUILDINGA S P H A L T S U R F A C E ASPHALT PARKING CHAIN LINK FENCE CHAIN LINK FENCE CHAIN LINK FENCE GRA V E L S U R F A C E ASPHALT DRIVE WOODED WOODED SLOPE WOODED SLOPE ASPHAL T W A L K AS P H A L T D R I V E COM976.18 976.20 977.62 977.60 979.29 978.75 977.50 977.68 BS 968.15 976.20 976.05 TW 958.00 BW 957.00 956.20 956.15 956.05 956.05 SCALE IN FEET 1 : 60 0'60'120' EQUIPMENT LIST FOR AREAS SHOWN Pole Luminaires QTY LOCATION SIZE GRADE ELEVATION MOUNTING HEIGHT LUMINAIRE TYPE QTY / POLE THIS GRID OTHER GRIDS1F1100'-1.48'98.52' 98.52' 21' 98.52' TLC-LED-1500 TLC-LED-600 TLC-BT-575 TLC-LED-1200 10 2* 2 1 10 0 2 0 0 2 0 1 1 F2 120'-2'118' 118' 20.52' 118' TLC-LED-1200 TLC-LED-1500 TLC-BT-575 TLC-LED-600 1/1* 10 2 1/1* 0 10 2 0 2 0 0 2 1 F3 80'23'103' 103' 103' 38.52' 103' TLC-LED-1500 TLC-LED-600 TLC-LED-400 TLC-BT-575 TLC-LED-1200 10 1* 1* 2 1 10 0 0 2 0 0 1 1 0 1 1 F4 80'21'101' 101' 101' 36.52' 101' TLC-LED-1500 TLC-LED-600 TLC-LED-400 TLC-BT-575 TLC-LED-1200 10 1* 1* 2 1 10 0 0 2 0 0 1 1 0 1 4 TOTALS 61 48 13 * This structure uƟlizes a back-to-back mounƟng conĮguraƟon Pole locaƟon(s)dimensions are relaƟve to 0,0 reference point(s) Ithaca College BuƩerĮeld Stadium Ithaca, NY GRID SUMMARY Name: Soccer Size: 360' x 225' Spacing: 30.0' x 30.0' Height: 3.0' above grade ILLUMINATION SUMMARY MAINTAINED HORIZONTAL FOOTCANDLES EnƟre Grid Guaranteed Average:50 Scan Average:56.93 Maximum:66 Minimum:46 Avg / Min:1.23 Guaranteed Max / Min:2 Max / Min:1.42 UG (adjacent pts):1.20 CU:0.64 No. of Points:96 LUMINAIRE INFORMATION Applied Circuits: A No. of Luminaires: 48 Total Load: 61.0 kW Guaranteed Performance:The ILLUMINATION described above is guaranteed per your Musco Warranty document and includes a 0.95 dirt depreciaƟon factor. Field Measurements:Individual Įeld measurements may vary from computer-calculated predicƟons and should be taken in accordance with IESNA RP-6-15. Electrical System Requirements:Refer to Amperage Draw Chart and/or the "Musco Control System Summary" for electrical sizing. InstallaƟon Requirements:Results assume ± 3% nominal voltage at line side of the driver and structures located within 3 feet (1m) of design locaƟons. ILLUMINATION SUMMARY Not to be reproduced in whole or part without the written consent of Musco Sports Lighting, LLC. ©1981, 2023 Musco Sports Lighting, LLC.ENGINEERED DESIGN By: K.MarƟn · File #180834D · 22-Mar-23 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.3 0.4 0.4 0.4 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.6 0.8 0.9 1.1 1.1 1.0 0.8 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 1.1 1.4 0.4 2.2 2.6 3.0 3.1 2.4 1.6 0.6 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.4 1.1 2.9 5.1 6.4 6.3 7.1 8.2 9.0 7.8 5.8 2.6 0.7 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.7 2.6 8.1 18.0 22.2 18.7 18.2 21.9 24.6 24.7 18.9 10.2 3.1 0.8 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 1.0 5.7 25.7 10.1 3.1 0.9 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 1.7 10.3 41.4 17.8 6.9 2.4 0.8 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.7 3.4 13.3 45.9 19.7 8.2 3.3 1.2 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 1.6 5.9 2.9 1.1 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.8 2.2 4.0 2.4 1.0 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 1.1 2.5 2.9 2.1 0.9 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 1.1 2.5 2.2 1.9 0.8 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 1.1 2.5 4.3 1.8 0.8 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 1.1 2.5 4.3 1.9 0.9 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.9 2.2 4.3 2.0 1.0 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 1.7 4.9 2.4 1.1 0.5 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.8 3.5 13.7 36.6 14.0 5.9 2.7 1.2 0.6 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 1.9 10.7 37.2 15.2 6.0 2.6 1.2 0.6 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 1.2 6.1 32.8 13.1 5.1 2.3 1.1 0.6 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.8 2.8 8.5 18.6 23.0 19.9 20.7 24.5 29.2 34.1 29.0 17.4 8.7 3.7 1.7 0.8 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.4 1.3 2.8 5.5 7.0 7.3 9.0 11.2 14.0 14.8 10.6 6.9 4.2 2.0 0.9 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.6 1.3 1.5 2.3 2.8 3.8 4.6 5.6 5.2 3.8 2.4 1.3 0.6 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.5 0.8 1.0 1.3 1.5 1.7 1.9 1.6 1.1 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.5 0.5 0.6 0.6 0.4 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1010 2020 3030 4040 5050 4040 3030 2020 1010F1 F2 F4 F3 SAPLING SAPLING 1 STORY BUILDING 2 STORY BUILDING SHEDGATESHEDGATEELECTRIC PANEL CLOCK GATEGOAL POSTPIT PITBLEACHERS GATE BLEACHERSSCOREBOARDGATE SHED SHED 48" OAK ST O N E W A L L WATER TANK2 STORY BUILDING1 STORY BUILDINGA S P H A L T S U R F A C E ASPHALT PARKING CHAIN LINK FENCE CHAIN LINK FENCE CHAIN LINK FENCE GRAV E L S U R F A C E ASPHA L T D RI V E ASPHALT DRIVE CURBASPHALT DRIVEASPHALT DR I V EEDGE O F P A V E M E N T WOODED SLOPE WOODED SLOPE WOODED SLOPE WOODED SLOPE ASPHALT W A L K ASP H A L T D R I V E COM976.18 976.20 977.62 977.60 979.29 978.75 977.50 977.68 BS 968.15 976.20 976.05 TW 958.00BW 957.00 956.20 956.15 956.05 956.05 SCALE IN FEET 1 : 120 0'120'240' EQUIPMENT LIST FOR AREAS SHOWN Pole Luminaires QTY LOCATION SIZE GRADE ELEVATION MOUNTING HEIGHT LUMINAIRE TYPE QTY / POLE THIS GRID OTHER GRIDS1F1100'-1.5'98.5' 98.5' 21' 98.5' TLC-LED-1500 TLC-LED-600 TLC-BT-575 TLC-LED-1200 10 2* 2 1 10 0 2 0 0 2 0 1 1 F2 120'-2'118' 118' 20.5' 118' TLC-LED-1200 TLC-LED-1500 TLC-BT-575 TLC-LED-600 1/1* 10 2 1/1* 0 10 2 0 2 0 0 2 1 F3 80'23'103' 103' 103' 38.5' 103' TLC-LED-1500 TLC-LED-600 TLC-LED-400 TLC-BT-575 TLC-LED-1200 10 1* 1* 2 1 10 0 0 2 0 0 1 1 0 1 1 F4 80'21'101' 101' 101' 36.5' 101' TLC-LED-1500 TLC-LED-600 TLC-LED-400 TLC-BT-575 TLC-LED-1200 10 1* 1* 2 1 10 0 0 2 0 0 1 1 0 1 4 TOTALS 61 48 13 * This structure uƟlizes a back-to-back mounƟng conĮguraƟon Pole locaƟon(s)dimensions are relaƟve to 0,0 reference point(s) Ithaca College BuƩerĮeld Stadium Ithaca, NY GRID SUMMARY Name: Blanket Spill Size: 360' x 160' Spacing: 30.0' x 30.0' Height: 3.0' above grade ILLUMINATION SUMMARY MAINTAINED HORIZONTAL FOOTCANDLES EnƟre Grid Scan Average:1.37 Maximum:46 Minimum:0 Avg / Min:- Max / Min:- UG (adjacent pts):134.94 CU:0.12 No. of Points:892 LUMINAIRE INFORMATION Applied Circuits: A No. of Luminaires: 48 Total Load: 61.0 kW Guaranteed Performance:The ILLUMINATION described above is guaranteed per your Musco Warranty document and includes a 0.95 dirt depreciaƟon factor. Field Measurements:Individual Įeld measurements may vary from computer-calculated predicƟons and should be taken in accordance with IESNA RP-6-15. Electrical System Requirements:Refer to Amperage Draw Chart and/or the "Musco Control System Summary" for electrical sizing. InstallaƟon Requirements:Results assume ± 3% nominal voltage at line side of the driver and structures located within 3 feet (1m) of design locaƟons. ILLUMINATION SUMMARY Not to be reproduced in whole or part without the written consent of Musco Sports Lighting, LLC. ©1981, 2023 Musco Sports Lighting, LLC.ENGINEERED DESIGN By: K.MarƟn · File #180834D · 22-Mar-23 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.4 0.3 0.3 0.3 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.6 0.6 0.8 0.8 0.7 0.6 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.8 1.1 1.2 1.5 1.6 1.6 1.5 1.1 0.6 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.9 1.7 2.5 1.1 2.8 3.2 3.6 3.7 3.0 2.0 0.8 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.6 1.6 4.1 7.2 9.1 8.2 7.6 8.6 10.4 8.6 6.3 2.9 0.9 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.9 3.2 9.9 23.2 30.6 24.6 19.1 23.0 27.8 26.7 19.2 10.4 3.4 1.1 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 1.2 6.2 25.7 10.7 3.7 1.3 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 1.9 10.4 44.6 20.1 8.6 3.4 1.3 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.8 3.8 13.3 55.7 25.9 11.1 5.0 2.1 0.8 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 1.7 9.6 4.5 2.0 0.9 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 1.0 2.6 7.4 3.7 1.7 0.8 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.3 0.5 1.2 2.9 6.2 3.1 1.4 0.8 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.3 0.6 1.1 2.7 5.2 2.8 1.2 0.8 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.3 0.6 1.2 2.6 7.9 3.1 1.5 0.9 0.5 0.3 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.3 0.5 1.2 2.8 8.1 3.6 1.9 1.0 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.1 0.2 0.4 1.0 2.5 8.1 4.0 2.1 1.1 0.6 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.3 0.6 1.8 8.8 4.5 2.3 1.1 0.6 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.9 3.9 13.8 55.0 22.5 9.8 4.7 2.3 1.2 0.6 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 2.1 10.8 50.1 21.4 9.1 4.3 2.2 1.1 0.6 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.4 1.3 6.5 39.4 16.7 7.1 3.5 1.8 1.1 0.6 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 1.0 3.4 10.1 23.3 30.5 24.5 18.9 22.8 30.1 35.8 30.6 18.9 10.2 4.8 2.5 1.3 0.7 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.6 1.8 4.1 7.4 9.3 8.3 7.7 10.6 14.0 14.6 10.6 7.1 4.6 2.4 1.3 0.6 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 1.0 1.8 2.5 2.9 2.9 3.6 4.5 5.6 5.1 3.8 2.5 1.5 0.7 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 0.8 1.1 1.2 1.4 1.5 1.8 2.0 1.7 1.2 0.6 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.6 0.7 0.7 0.7 0.7 0.5 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.4 0.3 0.3 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1010 2020 3030 4040 5050 4040 3030 2020 1010F1 F2 F4 F3 SAPLING SAPLING 1 STORY BUILDING 2 STORY BUILDING SHEDGATESHEDGATEELECTRIC PANEL CLOCK GATEGOAL POSTPIT PITBLEACHERS GATE BLEACHERSSCOREBOARDGATE SHED SHED 48" OAK ST O N E W A L L WATER TANK2 STORY BUILDING1 STORY BUILDINGA S P H A L T S U R F A C E ASPHALT PARKING CHAIN LINK FENCE CHAIN LINK FENCE CHAIN LINK FENCE GRAV E L S U R F A C E ASPHA L T D RI V E ASPHALT DRIVE CURBASPHALT DRIVEASPHALT DR I V EEDGE O F P A V E M E N T WOODED SLOPE WOODED SLOPE WOODED SLOPE WOODED SLOPE ASPHALT W A L K ASP H A L T D R I V E COM976.18 976.20 977.62 977.60 979.29 978.75 977.50 977.68 BS 968.15 976.20 976.05 TW 958.00BW 957.00 956.20 956.15 956.05 956.05 SCALE IN FEET 1 : 120 0'120'240' EQUIPMENT LIST FOR AREAS SHOWN Pole Luminaires QTY LOCATION SIZE GRADE ELEVATION MOUNTING HEIGHT LUMINAIRE TYPE QTY / POLE THIS GRID OTHER GRIDS1F1100'-1.5'98.5' 98.5' 21' 98.5' TLC-LED-1500 TLC-LED-600 TLC-BT-575 TLC-LED-1200 10 2* 2 1 10 0 2 0 0 2 0 1 1 F2 120'-2'118' 118' 20.5' 118' TLC-LED-1200 TLC-LED-1500 TLC-BT-575 TLC-LED-600 1/1* 10 2 1/1* 0 10 2 0 2 0 0 2 1 F3 80'23'103' 103' 103' 38.5' 103' TLC-LED-1500 TLC-LED-600 TLC-LED-400 TLC-BT-575 TLC-LED-1200 10 1* 1* 2 1 10 0 0 2 0 0 1 1 0 1 1 F4 80'21'101' 101' 101' 36.5' 101' TLC-LED-1500 TLC-LED-600 TLC-LED-400 TLC-BT-575 TLC-LED-1200 10 1* 1* 2 1 10 0 0 2 0 0 1 1 0 1 4 TOTALS 61 48 13 * This structure uƟlizes a back-to-back mounƟng conĮguraƟon Pole locaƟon(s)dimensions are relaƟve to 0,0 reference point(s) Ithaca College BuƩerĮeld Stadium Ithaca, NY GRID SUMMARY Name: Blanket Spill Size: 360' x 160' Spacing: 30.0' x 30.0' Height: 3.0' above grade ILLUMINATION SUMMARY MAINTAINED MAX VERTICAL FOOTCANDLES EnƟre Grid Scan Average:1.69 Maximum:56 Minimum:0 Avg / Min:- Max / Min:- UG (adjacent pts):53.16 CU:0.12 No. of Points:892 LUMINAIRE INFORMATION Applied Circuits: A No. of Luminaires: 48 Total Load: 61.0 kW Guaranteed Performance:The ILLUMINATION described above is guaranteed per your Musco Warranty document and includes a 0.95 dirt depreciaƟon factor. Field Measurements:Individual Įeld measurements may vary from computer-calculated predicƟons and should be taken in accordance with IESNA RP-6-15. Electrical System Requirements:Refer to Amperage Draw Chart and/or the "Musco Control System Summary" for electrical sizing. InstallaƟon Requirements:Results assume ± 3% nominal voltage at line side of the driver and structures located within 3 feet (1m) of design locaƟons. 10 ft (3 m) 2 ft (600 mm) Galvanized steel pole Precast concrete base Musco Light-Structure System pole TLC for LED luminaires 100FT POLE(S): F1 Ground level Poletop luminaire assembly Electrical components enclosure(s) Galvanized steel pole Precast concrete base Poletop luminaire assembly A.G.L. Auxiliary mounting bracket (2) TLC-BT-575 22.5FT 2" coupling 25FT A.G.L. 10 ft (3 m) 2 ft (600 mm) Galvanized steel pole Precast concrete base Musco Light-Structure System pole TLC for LED luminaires 120FT POLE(S): F2 Ground level Poletop luminaire assembly Electrical components enclosure(s) Galvanized steel pole Precast concrete base Poletop luminaire assembly A.G.L. Auxiliary mounting bracket (2) TLC-BT-575 22.5FT 2" coupling 25FT A.G.L. 10 ft (3 m) 2 ft (600 mm) Galvanized steel pole Precast concrete base Musco Light-Structure System pole TLC for LED luminaires 80FT POLE(S): F3, F4 Ground level Poletop luminaire assembly Electrical components enclosure(s) Galvanized steel pole Precast concrete base Poletop luminaire assembly A.G.L. Auxiliary mounting bracket (2) TLC-BT-575 15.5FT 2" coupling 25FT A.G.L. Datasheet: Light-Structure System™ 1 www.musco.com · lighting@musco.com TLC for LED is a trademark of Musco Sports Lighting, LLC and is registered in the United States. ©2015, 2019 Musco Sports Lighting, LLC · U.S. and foreign patent(s) issued and pending. · M-2214-en04-3 2 1 3 4 5 Precast Concrete Base Galvanized Steel Pole Electrical Components Enclosure Poletop Luminaire Assembly Wire Harness 5 Easy Pieces™ Complete System from Foundation to Poletop Factory wired, aimed, and tested Fast, trouble-free installation Comprehensive corrosion package Integrated lightning ground TLC for LED® Luminaire and Driver – TLC-LED-1500 MKT-4488 1500 LED Cover Illustration RWS 7 November 2018 All components from foundation to poletop are designed to work together in Light-Structure System™ to ensure reliable, trouble-free operation. Luminaire Data Weight (luminaire) 67 lb (30 kg) UL listing number E338094 UL listed for USA/Canada UL1598 CSA-C22.2 No.250.0 CE Declaration LVD, EMC, RoHS Ingress protection (luminaire)IP65 Impact rating IK07 Material and finish Aluminum, powder-coat painted Wind speed rating (aiming only)150 mi/h (67 m/s) UL, IEC ambient temperature rating (luminaire) 50°C (122°F) Photometric Characteristics Projected lumen maintenance per IES TM-21-11 L90 (20k)>120,000 h L80 (20k)>120,000 h L70 (20k)>120,000 h Lumens1 160,000 CIE correlated color temperature 5700 K Color rendering index (CRI)75 typ, 70 min LED binning tolerance 7-step MacAdam Ellipse Footnotes: 1) Incorporates appropriate dirt depreciation factor for life of luminaire. U.S. and foreign patent(s) issued and pending • 2019, 2021 Musco Sports Lighting, LLC • TLC-LED-1500 5700K 75 CRI • M-2979-en04-4 Datasheet: Light-Structure System™ www.musco.com · lighting@musco.com 1 TLC-LED-1500 5700K 75 CRI Standard System View Datasheet Global M-2979- en04-4 + - Fuse FuseL1 L2* Surge† protection Disconnect Driver Controller(if present) * If L2 is neutral then not switched or fused. † Not present if indoor installation. Luminaire Luminaire and Driver – TLC-LED-1500 Typical WiringDriver Data Electrical Data Rated wattage1 Per driver 1430 W Per luminaire 1430 W Number of luminaires per driver 1 Starting (inrush) current <40 A, 256 µs Fuse rating 15 A UL, IEC ambient temperature rating, electrical components enclosure 50°C (122°F) Ingress protection, electrical components enclosure IP54 Efficiency 95% Dimming mode optional Range, energy consumption 12 – 100% Range, light output 17 – 100% Flicker <2% Total harmonic distortion (THD) at full output <20% 200 Vac 208 Vac 220 Vac 230 Vac 240 Vac 277 Vac 347 Vac 380 Vac 400 Vac 415 Vac 480 Vac 50/60 Hz 60 Hz 50/60 Hz 50 Hz 50/60 Hz 60 Hz 60 Hz 50/60 Hz 50 Hz 50 Hz 60 Hz Max operating current per luminaire2 8.86 A 8.52 A 8.06 A 7.71 A 7.39 A 6.40 A 5.11 A 4.67 A 4.43 A 4.27 A 3.70 A 22.00 in (559 mm)27.00 in (686 mm) 23.00 in (584 mm) 26.00 in (660 mm) Footnotes: 1) Rated wattage is the power consumption, including driver efficiency losses, at stabilized operation in 25°C ambient temperature environment. 2) Operating current includes allowance for 0.90 minimum power factor, operating temperature, and LED light source manufacturing tolerances. Notes 1. Use thermal magnetic HID-rated or D-curve circuit breakers. 2. See Musco Control System Summary for circuit information. U.S. and foreign patent(s) issued and pending • 2019, 2021 Musco Sports Lighting, LLC • TLC-LED-1500 5700K 75 CRI • M-2979-en04-4 Datasheet: Light-Structure System™ www.musco.com · lighting@musco.com 2 Luminaire and Driver – TLC-LED-1200 MKT-4487 1200 LED Cover Illustration RWS 7 November 2018 All components from foundation to poletop are designed to work together in Light-Structure System™ to ensure reliable, trouble-free operation. Luminaire Data Weight (luminaire) 45 lb (20 kg) UL listing number E338094 UL listed for USA/Canada UL1598 CSA-C22.2 No.250.0 CE Declaration LVD, EMC, RoHS Ingress protection (luminaire)IP65 Impact rating IK07 Material and finish Aluminum, powder-coat painted Wind speed rating (aiming only)150 mi/h (67 m/s) UL, IEC ambient temperature rating (luminaire) 50°C (122°F) Photometric Characteristics Projected lumen maintenance per IES TM-21-11 L90 (20k)>120,000 h L80 (20k)>120,000 h L70 (20k)>120,000 h Lumens1 136,000 CIE correlated color temperature 5700 K Color rendering index (CRI)75 typ, 70 min LED binning tolerance 7-step MacAdam Ellipse Footnotes: 1) Incorporates appropriate dirt depreciation factor for life of luminaire. U.S. and foreign patent(s) issued and pending • 2019, 2021 Musco Sports Lighting, LLC • TLC-LED-1200 5700K 75 CRI • M-2967-en04-4 Datasheet: Light-Structure System™ www.musco.com · lighting@musco.com 1 TLC-LED-1200 5700K 75 CRI Standard System View Datasheet Global M-2967- en04-4 + - Fuse FuseL1 L2* Surge† protection Disconnect Driver Controller(if present) * If L2 is neutral then not switched or fused. † Not present if indoor installation. Luminaire Luminaire and Driver – TLC-LED-1200 Typical WiringDriver Data Electrical Data Rated wattage1 Per driver 1170 W Per luminaire 1170 W Number of luminaires per driver 1 Starting (inrush) current <40 A, 256 µs Fuse rating 15 A UL, IEC ambient temperature rating, electrical components enclosure 50°C (122°F) Ingress protection, electrical components enclosure IP54 Efficiency 95% Dimming mode optional Range, energy consumption 14 – 100% Range, light output 19 – 100% Flicker <2% Total harmonic distortion (THD) at full output <20% 200 Vac 208 Vac 220 Vac 230 Vac 240 Vac 277 Vac 347 Vac 380 Vac 400 Vac 415 Vac 480 Vac 50/60 Hz 60 Hz 50/60 Hz 50 Hz 50/60 Hz 60 Hz 60 Hz 50/60 Hz 50 Hz 50 Hz 60 Hz Max operating current per luminaire2 7.26 A 6.98 A 6.60 A 6.31 A 6.05 A 5.24 A 4.18 A 3.82 A 3.63 A 3.50 A 3.03 A 26.00 in (660 mm) 25.00 in (635 mm) 24.00 in (610 mm) 19.00 in (483 mm) Footnotes: 1) Rated wattage is the power consumption, including driver efficiency losses, at stabilized operation in 25°C ambient temperature environment. 2) Operating current includes allowance for 0.90 minimum power factor, operating temperature, and LED light source manufacturing tolerances. Notes 1. Use thermal magnetic HID-rated or D-curve circuit breakers. 2. See Musco Control System Summary for circuit information. U.S. and foreign patent(s) issued and pending • 2019, 2021 Musco Sports Lighting, LLC • TLC-LED-1200 5700K 75 CRI • M-2967-en04-4 Datasheet: Light-Structure System™ www.musco.com · lighting@musco.com 2 Luminaire and Driver – TLC-LED-600 All components from foundation to poletop are designed to work together in Light-Structure System™ to ensure reliable, trouble-free operation. Luminaire Data Weight (luminaire) 40 lb (18 kg) UL listing number E338094 UL listed for USA/Canada UL1598 CSA-C22.2 No.250.0 CE Declaration LVD, EMC, RoHS Ingress protection (luminaire)IP65 Impact rating IK07 Material and finish Aluminum, powder-coat painted Wind speed rating (aiming only)150 mi/h (67 m/s) UL, IEC ambient temperature rating (luminaire) 50°C (122°F) Photometric Characteristics Projected lumen maintenance per IES TM-21-11 L90 (20k)>120,000 h L80 (20k)>120,000 h L70 (20k)>120,000 h Lumens1 65,600 CIE correlated color temperature 5700 K Color rendering index (CRI)75 typ, 70 min LED binning tolerance 7-step MacAdam Ellipse Footnotes: 1) Incorporates appropriate dirt depreciation factor for life of luminaire. U.S. and foreign patent(s) issued and pending • 2018, 2021 Musco Sports Lighting, LLC • TLC-LED-600 5700K 75 CRI • M-2617-en04-5 Datasheet: Light-Structure System™ www.musco.com · lighting@musco.com 1 TLC-LED-600 5700K 75 CRI Standard System View Datasheet Global M-2617- en04-5 + - Fuse FuseL1 L2* Surge † protection Disconnect Driver Controller(if present) * If L2 is neutral then not switched or fused. † Not present if indoor installation. Luminaire Luminaire Luminaire and Driver – TLC-LED-600 Typical WiringDriver Data Electrical Data Rated wattage1 Per driver 1160 W Per luminaire 580 W Number of luminaires per driver 2 Starting (inrush) current <40 A, 256 µs Fuse rating 15 A UL, IEC ambient temperature rating, electrical components enclosure 50°C (122°F) Ingress protection, electrical components enclosure IP54 Efficiency 95% Dimming mode optional Range, energy consumption 20 – 100% Range, light output 25 – 100% Flicker <2% Total harmonic distortion (THD) at full output <20% 200 Vac 208 Vac 220 Vac 230 Vac 240 Vac 277 Vac 347 Vac 380 Vac 400 Vac 415 Vac 480 Vac 50/60 Hz 60 Hz 50/60 Hz 50 Hz 50/60 Hz 60 Hz 60 Hz 50/60 Hz 50 Hz 50 Hz 60 Hz Max operating current per luminaire2 3.54 A 3.40 A 3.22 A 3.08 A 2.95 A 2.56 A 2.04 A 1.86 A 1.77 A 1.71 A 1.48 A 20.00 in (508 mm) 12.00 in (305 mm) 21.50 in (546 mm) 26.00 in (660 mm) Footnotes: 1) Rated wattage is the power consumption, including driver efficiency losses, at stabilized operation in 25°C ambient temperature environment. 2) Operating current includes allowance for 0.90 minimum power factor, operating temperature, and LED light source manufacturing tolerances. Notes 1. Use thermal magnetic HID-rated or D-curve circuit breakers. 2. See Musco Control System Summary for circuit information. U.S. and foreign patent(s) issued and pending • 2018, 2021 Musco Sports Lighting, LLC • TLC-LED-600 5700K 75 CRI • M-2617-en04-5 Datasheet: Light-Structure System™ www.musco.com · lighting@musco.com 2 Luminaire and Driver – TLC-LED-400 All components from foundation to poletop are designed to work together in Light-Structure System™ to ensure reliable, trouble-free operation. Luminaire Data Weight (luminaire) 40 lb (18 kg) UL listing number E338094 UL listed for USA/Canada UL1598 CSA-C22.2 No.250.0 CE Declaration LVD, EMC, RoHS Ingress protection (luminaire)IP65 Impact rating IK07 Material and finish Aluminum, powder-coat painted Wind speed rating (aiming only)150 mi/h (67 m/s) UL, IEC ambient temperature rating (luminaire) 50°C (122°F) Photometric Characteristics Projected lumen maintenance per IES TM-21-11 L90 (20k)>120,000 h L80 (20k)>120,000 h L70 (20k)>120,000 h Lumens1 46,500 CIE correlated color temperature 5700 K Color rendering index (CRI)75 typ, 70 min LED binning tolerance 7-step MacAdam Ellipse Footnotes: 1) Incorporates appropriate dirt depreciation factor for life of luminaire. U.S. and foreign patent(s) issued and pending • 2018, 2021 Musco Sports Lighting, LLC • TLC-LED-400 5700K 75 CRI • M-2605-en04-5 Datasheet: Light-Structure System™ www.musco.com · lighting@musco.com 1 TLC-LED-400 5700K 75 CRI Standard System View Datasheet Global M-2605- en04-5 + - Fuse FuseL1 L2* Surge † protection Disconnect Driver Controller(if present) * If L2 is neutral then not switched or fused. † Not present if indoor installation. Luminaire Luminaire Luminaire and Driver – TLC-LED-400 Typical WiringDriver Data Electrical Data Rated wattage1 Per driver 800 W Per luminaire 400 W Number of luminaires per driver 2 Starting (inrush) current <40 A, 256 µs Fuse rating 15 A UL, IEC ambient temperature rating, electrical components enclosure 50°C (122°F) Ingress protection, electrical components enclosure IP54 Efficiency 95% Dimming mode optional Range, energy consumption 26 – 100% Range, light output 30 – 100% Flicker <2% Total harmonic distortion (THD) at full output <20% 200 Vac 208 Vac 220 Vac 230 Vac 240 Vac 277 Vac 347 Vac 380 Vac 400 Vac 415 Vac 480 Vac 50/60 Hz 60 Hz 50/60 Hz 50 Hz 50/60 Hz 60 Hz 60 Hz 50/60 Hz 50 Hz 50 Hz 60 Hz Max operating current per luminaire2 2.40 A 2.31 A 2.18 A 2.09 A 2.00 A 1.73 A 1.39 A 1.27 A 1.20 A 1.16 A 1.00 A 20.00 in (508 mm) 12.00 in (305 mm) 21.50 in (546 mm) 26.00 in (660 mm) Footnotes: 1) Rated wattage is the power consumption, including driver efficiency losses, at stabilized operation in 25°C ambient temperature environment. 2) Operating current includes allowance for 0.90 minimum power factor, operating temperature, and LED light source manufacturing tolerances. Notes 1. Use thermal magnetic HID-rated or D-curve circuit breakers. 2. See Musco Control System Summary for circuit information. U.S. and foreign patent(s) issued and pending • 2018, 2021 Musco Sports Lighting, LLC • TLC-LED-400 5700K 75 CRI • M-2605-en04-5 Datasheet: Light-Structure System™ www.musco.com · lighting@musco.com 2 Luminaire and Driver – TLC-BT-575 All components from foundation to poletop are designed to work together in Light-Structure System™ to ensure reliable, trouble-free operation. Luminaire Data Weight (luminaire) 34 lb (15 kg) UL listing number E338094 UL listed for USA/Canada UL1598 CSA-C22.2 No.250.0 CE Declaration LVD, EMC, RoHS Ingress protection (luminaire)IP65 Impact rating IK07 Material and finish Aluminum, powder-coat painted Wind speed rating (aiming only)150 mi/h (67 m/s) UL, IEC ambient temperature rating (luminaire)50°C (122°F) Photometric Characteristics Projected lumen maintenance per IES TM-21-11 L90 (20k)>120,000 h L80 (20k)>120,000 h L70 (20k)>120,000 h Lumens1 52,000 CIE correlated color temperature 5700 K Color rendering index (CRI)75 typ, 70 min LED binning tolerance 7-step MacAdam Ellipse Footnotes: 1) Incorporates appropriate dirt depreciation factor for life of luminaire. U.S. and foreign patent(s) issued and pending • 2022 Musco Sports Lighting, LLC • TLC-BT-575 5700K 75 CRI • M-2477-en04-6 Datasheet: Light-Structure System™ www.musco.com · lighting@musco.com 1 TLC-BT-575 5700K 75 CRI Standard System View Datasheet Global M-2477-en04-6 + - Fuse FuseL1 L2* Surge† protection Disconnect Driver Controller(if present) * If L2 is neutral then not switched or fused. † Not present if indoor installation. Luminaire Luminaire and Driver – TLC-BT-575 Typical WiringDriver Data Electrical Data Rated wattage1 Per driver 575 W Per luminaire 575 W Number of luminaires per driver 1 Starting (inrush) current <40 A, 256 µs Fuse rating 15 A UL, IEC ambient temperature rating, electrical components enclosure 50°C (122°F) Ingress protection, electrical components enclosure IP54 Efficiency 95% Total harmonic distortion (THD) at full output <20% 200 Vac 208 Vac 220 Vac 230 Vac 240 Vac 277 Vac 347 Vac 380 Vac 400 Vac 415 Vac 480 Vac 50/60 Hz 60 Hz 50/60 Hz 50 Hz 50/60 Hz 60 Hz 60 Hz 50/60 Hz 50 Hz 50 Hz 60 Hz Max operating current per luminaire2 3.48 A 3.35 A 3.16 A 3.03 A 2.90 A 2.51 A 2.01 A 1.83 A 1.74 A 1.68 A 1.45 A Footnotes: 1) Rated wattage is the power consumption, including driver efficiency losses, at stabilized operation in 25°C ambient temperature environment. 2) Operating current includes allowance for 0.90 minimum power factor, operating temperature, and LED light source manufacturing tolerances. Notes 1. Use thermal magnetic HID-rated or D-curve circuit breakers. 2. See Musco Control System Summary for circuit information. 21.00 in (533 mm) 26.00 in (660 mm) 19.00 in (483 mm) 16.00 in (406 mm) U.S. and foreign patent(s) issued and pending • 2022 Musco Sports Lighting, LLC • TLC-BT-575 5700K 75 CRI • M-2477-en04-6 Datasheet: Light-Structure System™ www.musco.com · lighting@musco.com 2 1. PROJECT DESCRIPTION A. Project Location: The project site is a 4.14±-acre portion of the 757±-acres that make up the campus of Ithaca College. The total area of disturbance for the redevelopment of the stadium, which includes a running track and under drained athletic field, is approximately 3.43± acres. There are two fill sites associated with this project, the first is located on campus and is approximately 0.84±-acres, and the other site is approximately 0.14±-acres. All other disturbance associated with the reconstruction of the athletic field, 0.66±-acres will be restored to its existing surface. The Butterfield Stadium athletic field and the two fill locations are illustrated in the project location map in Section 8. B. Scope of Project: Project improvements include the removal and export of the running track material and blacktop finish surface, and the subbase material will be reshaped and reused on site for the perimeter access drive and pedestrian walkway. For the existing athletic field, the existing natural grass playing surface, topsoil, gravel drainage layer, finger drains, and subsurface collector drains will be removed and exported. The existing subgrade soils will be graded and reshaped for the synthetic turf athletic field. Installations for the synthetic turf athletic field will include a subsurface collector drain, a geotextile fabric on subgrade, a gravel drainage layer, and installation of a low maintenance synthetic turf surfacing system. A construction access and staging area will be installed at both Butterfield Stadium and fill site one and will be removed and stabilized at the completion of each phase of the project. Fill site two is in an existing gravel parking lot, a construction entrance and staging area are not necessary. The two fill areas will be stabilized with erosion blankets, seeded, and mulched as soon as grading in the fill areas is completed. C. Applicable Standards: Project construction activity will ultimately disturb an area of approximately 5.3± acres, this disturbance will be phased so as not to have more than 5 acres of disturbed land exposed at once (see section four: construction sequence for the phasing). Consequently, the project will require a SPDES General Permit for Stormwater Discharges from Construction Activity. Project planning and design also addresses the applicable requirements in the NYS Stormwater Management Design Manual and the NYS Standards and Specifications for Erosion and Sediment Control. D. Methodology: Runoff depths and volumes resulting from precipitation events are estimated using the Runoff Curve Number Method of the U.S.D.A. Natural Resources Conservation Service (formerly the Soil Conservation Service). The method is described, in detail, in U.S.D.A. publications, most notably, “Section 4, Hydrology” of the “National Engineering Handbook” and Technical Release No. 55, “Urban Hydrology for Small Watersheds.” The existing and proposed stormwater analysis was modeled using HydroCad, version 10.0 computer program. E. Demonstration of Compliance: This report shall demonstrate design compliance with current NYS Stormwater Management Regulations, as outlined in the NYS Stormwater Management Design Manual Chapter 9 Redevelopment Activity. Detailed calculations, analyses, tabulations, and reference materials are contained within its Appendices. Water Quantity: Overbank Flood Control: The peak discharge rate from the post-developed 10-year 24-hour storm event is reduced to less than or equal to the pre-development rate. Extreme Storm: The peak discharge rate from the post-developed 100-year 24-hour storm event is reduced to less than or equal to the pre-development rate. Channel Protection Volume: The peak discharge rate from the post-developed 1-year 24-hour storm event is less than or equal to the pre-development discharge rate. Providing 24-hour detention of the 1-year storm is not required. Water Quality: The plan proposes the use of two media filters as alternative SMPs to treat 75% of the water quality volume from the disturbed impervious area. SUMMARY TABLE: PRE - & POST- IMPROVEMENT WATER QUALITY PER CHAPTER 9 REDEVELOPMENT ACTIVITY cf af Total Water Quality Volume Required 7984 0.183 Total Water Quality Volume Provided 8059 0.185 QUANTITY CONTROL PARAMETER / VALUE OF INTEREST RECURRENCE INTERVAL 1-YEARS 10-YEARS 100-YEARS Existing Discharge Rate (cfs) 3.62 8.25 16.68 Proposed Discharge Rate (cfs) 3.62 6.59 9.98 2. PRE-IMPROVEMENT CONDITIONS A. Land Use / Treatment: The 3.43± acre project area is an existing running track and blacktop surface (1.48± acres), and natural grass athletic field on a gravel drainage layer (1.9± acres). The athletic field was constructed in 1976 and the running track was added in 1978. In 2017 a retaining wall was built to the southeast of the track, expanding the area between the track and the bleacher footprint. To the northwest of the track is the Ceracche fine arts building for Ithaca College. There is paved access to both the east and west side of the running track. B. Soils: Based upon the U.S.D.A. / N.R.C.S. Tompkins County Soil Survey, there is one primary soil series in the project area, which is mapped as Made Land with a Hydrologic Soils Group (HSG) rating of "B" (see Section 9 Document 1). The retaining wall constructed in 2017 was constructed over a shale outcropping. The borings from the retaining wall design are also included in section 9. In 2020 eleven soil borings and eight infiltration tests were performed throughout the proposed field footprint. In 2023 five soil borings and five infiltration testing were repeated due to inconsistent results from the 2020 field soil classifications and infiltration testing. The boring and infiltration logs and location mapping for both the 2020 and 2023 site visit can be found in section 9. C. Topography and Drainage: On the northwest side of the running track there is the Ceracche fine arts building; stormwater from the building does not contribute to the athletic field. To the northeast and southwest of the running track there are parking areas and paved access drives and walkways, these parking areas and access drives and walkways all pitch away from the running track. The area between the running track and the retaining wall pitches away from the track towards the base of the retaining wall. This area was modeled in the SWPPP from the retaining wall constructed in 2017, as an impervious surface (0.39± acres) and has two hydrodynamic devices treating the stormwater from this surface area for water quality. In 1976 the existing athletic field was constructed on a one-foot-thick gravel drainage layer with finger drains and a subsurface collector line system. The collector line system is constructed to have a high point on each sideline of the field at the fifty-yard line and convey stormwater to two outlet structures located at each end of the field. The stormwater conveyance from these two structures then outlet to the stormwater management system on Ithaca College. When the running track was added in 1978, dry wells were added to the drainage system to direct the stormwater sheet flow off the track surface to the gravel drainage layer. The presence of this gravel drainage layer, finger drains, and collection line system qualify the area of the natural grass to be considered a redevelopment activity as the construction of these drainage features were a significant change to the hydrology from the pre 1976 drainage conditions of the field area. The existing athletic field was modeled as a HSG D topsoil due to the presence of the gravel drainage layer and underdrains. See section 11 drawings for time of concentration and drainage area representations. D. Stormwater Model: The stormwater analysis was conducted using HydroCad, version 10.0 computer program; see section 10 for the Hydrologic Analysis. The parameters and results for the pre-improvement conditions for the 1, 10, and 100-year storms are summarized as follows: PRE-IMPROVEMENT HYDROLOGIC PARAMETERS Drainage Area 1: SW Outlet (acres) 1.65 Time of Concentration (mins) 15 Average Curve Number Value 87 Rate 1yr-24hr storm (cfs) 1.68 Rate 10yr-24hr storm (cfs) 3.89 Rate 100yr-24hr storm (cfs) 7.94 Drainage Area 2: NE Outlet (acres) 1.78 Time of Concentration (mins) 15 Average Curve Number Value 88 Rate 1yr-24hr storm (cfs) 1.94 Rate 10yr-24hr storm (cfs) 4.36 Rate 100yr-24hr storm (cfs) 8.75 Drainage Area: Whole Site 3.43 Rate 1yr-24hr storm (cfs) 3.62 Rate 10yr-24hr storm (cfs) 8.25 Rate 100yr-24hr storm (cfs) 16.68 3. POST-IMPROVEMENT CONDITIONS A. Land Use / Treatment: 3.43± acres of existing grass athletic field, running track and blacktop surface will be replaced by 2.62± acres of a highly pervious synthetic turf system consisting of (1) a highly pervious synthetic turf fabric; (2) a minimum 8” thick, clean, crushed stone, drainage base, placed (3) upon a pervious, geotextile subgrade fabric; and, (4) a finely graded, subgrade of native onsite soils. A perimeter concrete curb (1,849 sf±) will serve as a synthetic turf anchor. The perimeter asphalt surface (running track and blacktop) will be milled, so the subbase can be regraded to meet the new field grades and will be restored to an asphalt surface (0.70± acres) allowing driving and walking access to the athletic facilities in the Ceracche building and access to the base of the retaining wall. B. Soils: In 2020, eleven soil borings were taken in various locations throughout the proposed site and the findings from them revealed the depth to rock beneath existing grade. Eight infiltration tests were performed within the footprint of the athletic field and former D areas of the running track at varying depths below existing grade. The tests returned varying results from 0.06 inches an hour to 6.8 inches and hour. However, despite the favorable infiltration rates, the field classification on the subgrade soils showed a clay and silt/clay content that was too high to be acceptable for infiltration feasibility. In 2023, five soil borings and five infiltration tests were repeated to clarify the inconsistency found in the 2020 results. The 2023 infiltration testing in the native subgrade soils did not return rates that were above the minimum acceptable infiltration rate of 0.5 inches per hour. Additionally, the lab results on the native subgrade soils confirm a higher than acceptable clay and silt/clay content. Based on these test results, infiltration was not used to provide the required water quality treatment. C. Topography and Drainage: The perimeter blacktop drive and walkway will slope towards the field at about 1.0% slope. With the exception of the blacktop in the retaining wall area, this paved surface pitches back to the retaining wall as it does in the 2017 SWPPP, the drainage area to the toe of the retaining wall and hydrodynamic devices are reduced by approximately 10,900± square feet. The surface area draining to the hydrodynamic devices is not modeled separately, this drainage area is included in the redevelopment calculations to create a worst-case scenario of stormwater quantity and quality for the athletic field drainage calculations. The new athletic field will have a uniform grading pattern sloping at 0.5%, from the center of the field to the perimeter of the field (turtle backed shaped). A 12” diameter perforated HDPE collector drain in a 3- foot wide, stone filled trench will parallel the perimeter curb to collect precipitation falling upon the synthetic turf surface and direct it to two outlet control structures. On one side line of the field, the existing collector line will be removed, the trench widened as needed and replaced with a new pipe. On both side lines, the high point at the 50-yard line will be maintained to split the proposed field into the same two drainage areas that are present in exiting conditions. Stormwater landing on the perimeter blacktop surface will sheet flow to the field edge, enter a trench drain, where it will then be conveyed via a 6” diameter pipe to the 12” diameter collector drains. Aggregate void volumes within the collector trenches, turf subbase and interiors of the HDPE collector drains will provide storage for stormwater impounded by the two outlet control structures at each end of the field. (See section 11 figures) The two outlet control structures will replace the existing structures that were installed as part of the drainage system that was installed in 1976. D. Stormwater Controls: The post improvement stormwater control measures were designed in accordance with the NYS Stormwater Design Manual guidelines and procedures outlined in Chapter 9: redevelopment activity. For the 1-, 10-, and 100-year design storm events the two weir plates located in the outlet control structures control the discharge rates for these storm events. For water quality, two alternative SMPs were used to treat 75% of the water quality volume from the disturbed impervious area. The peak rate for each water quality practice is controlled by an orifice plate located in the outlet control structures. (See section 11 figures) The water quality treatment practices are located offline to protect the practice from exceeding the design criteria. The water quality volume was determined as defined in chapter 4 of the NYS design manual, and the rainfall depth in the WQv modeling was adjusted to generate the required inflow volume from the redeveloped site (see section 6). The required water quality volume for each drainage area is controlled by an orifice in each outlet control structure. The peak flow rates generated by the water quality volume control orifice were used to size the two alternative SMPs, (see section 11, figures). The stormwater analysis was conducted using HydroCad, version 10.0 computer program. Using the HydroCad program the 1, 10, and 100-year storms were computed for all the post improvement conditions. These improvement conditions were then routed through the permanent stormwater system such that the combined outflow hydrographs could be compared to the pre improvement conditions; see section 10 for the Hydrologic Analysis. See section 11 drawings for the drainage area mapping and time of concentration analysis. The parameters and results for the post improvement conditions are summarized as follows: POST-IMPROVEMENT HYDROLOGIC PARAMETERS WATER QUALITY Drainage Area 1: SW Outlet (acres) 1.65 Impervious Area (acres) 1.65 Precipitation, Inches 0.90 Water Quality Volume (cf) 5121 75% of the Water Quality from the disturbed impervious area (cf) 3841 75% of the Water Quality from the disturbed impervious area (af) 0.088 Water Quality Volume Treated (cf) 3877 Water Quality Volume Treated (af) 0.089 WQv Peak Flow Rate (cfs) 0.66 Drainage Area 2: NE Outlet (acres) 1.78 Impervious Area (acres) 1.78 Precipitation, Inches 0.90 Water Quality Volume (cf) 5524 75% of the Water Quality from the disturbed impervious area (cf) 4143 75% of the Water Quality from the disturbed impervious area (af) 0.095 Water Quality Volume Treated (cf) 4182 Water Quality Volume Treated (af) 0.096 WQv Peak Flow Rate (cfs) 0.72 Total Treated Water Quality Volume Required (cf) 7984 Total Treated Water Quality Volume Required (af) 0.183 Total Treated Water Quality Volume Provided (cf) 8059 Total Treated Water Quality Volume Provided (af) 0.185 RATE CONTROLS Drainage Area (acres) 3.43 Time of Concentration (mins) 6 Average Curve Number Value 98 Drainage to the Southwest Outlet Control Structure #1 Rate WQv (cfs) 0.66 Rate 1yr-24hr storm (cfs) 1.68 Rate 10yr-24hr storm (cfs) 3.16 Rate 100yr-24hr storm (cfs) 4.98 Drainage to the Northeast Outlet Control Structure #2 Rate WQv (cfs) 0.72 Rate 1yr-24hr storm (cfs) 1.94 Rate 10yr-24hr storm (cfs) 3.43 Rate 100yr-24hr storm (cfs) 5.00 Drainage Area: Whole Site Rate 1yr-24hr storm (cfs) 3.62 Rate 10yr-24hr storm (cfs) 6.59 Rate 100yr-24hr storm (cfs) 9.98 4. PLANNED EROSION AND SEDIMENT CONTROL PRACTICES Erosion control measures will be installed prior to any earthmoving and individual measures will be installed at all collection points. Erosion control facilities will be installed to meet requirements of NYS Standards and Specifications for Erosion and Sediment Control. Any area, which will remain in a disturbed condition where there is no construction activity for more than 14 days, will be mulched and seeded with an annual ryegrass. As soon as practical upon completion of grading, all disturbed surfaces will be sodded or permanently stabilized. It is currently proposed that the project will be developed and completed in one construction phase in 2023. A proposed sequence of Construction and Erosion and Sedimentation control measures follows: A. Construction Sequencing: May 2023 - August 2023 1. Contact Dig Safely New York (Call 811) at least five (5) days in advance of starting work for the location and identification of any existing underground utilities. 2. A preconstruction meeting with the Town of Ithaca (607-273-1656) is required once all erosion and sediment controls have been implemented and prior to further earth disturbance activities. 3. Establish required lines, levels, and datum. Maintain benchmarks throughout the project. 4. Install and maintain required erosion and sediment control materials in accordance with NYSDEC regulations and best management practices. 5. Construct and maintain a temporary construction entrance/access point for the athletic field construction site. Install all other erosion and sediment control measures as notes below. 6. Concurrently with step 4. Install silt fence and construct and maintain a temporary construction entrance/access point for fill site one. 7. Strip topsoil, gravel drainage layer, finger drains and perform earthwork cuts/fills to achieve new subgrade (2.0±-acres). The topsoil, gravel drainage layer and subsoil will be temporarily stockpiled and immediately exported to fills sites one (0.84±-acres) and two (0.14±-acres). There will be no long-term stockpiling of soil on site. Duration - 2 weeks 8. Place fill material at fill site one. Install rock check dam as grading allows. Duration – 2 weeks 9. Restore all compacted soils (at fill site 1) in accordance with section 5.1.6 of the NYS Stormwater Design manual (see section 12) Duration - 1 Day. 10. Stabilize fill site one with erosion blankets, seed and mulch as noted on plans, 0.84± acres are now stabilized. Duration 1 – Day. 11. Fill site two is located at an existing gravel parking lot, a gravel construction entrance is not necessary. The surrounding grades pitch back to the fill area; thus, silt fence is not required. Place fill material at fill site two. Install rock check dam as grading allows. Duration – 2 weeks 12. Restore all compacted soils (at fill site 2) in accordance with section 5.1.6 of the NYS Stormwater Design manual (see section 12) Duration - 1 Day. 13. Stabilize fill site two with erosion blankets, seed and mulch as noted on plans, 0.14± acres are now stabilized. Duration – 1 Day. 14. Install light pole foundations as noted on plans. Duration – 1 week 15. Remove existing running track subbase, jump pits, and blacktop base to the limits of the athletic field and the areas of the river rock garden. 16. Protect the existing steeple chase pit drain and install Southwest Outlet Control Structure #1. Locate the MH installed in 1976 on the Northeast end of the field to replace with NE Outlet Control Structure #2. Total area of disturbance at stadium is 3.5±-acres – Duration 1 Week 17. Install Up Flow-Filter structures #1 and #2 and insert T to existing outlet pipes as noted on plans. - Duration 1 Week 18. Install conduits for light poles. Duration - 1 week 19. Install synthetic turf perimeter concrete curbing, ACO drain, and 12” diameter HDPE collector drains as per plans. Duration – 1 week. 20. Install geotextile fabric and porous drainage stone over athletic field subgrade. Duration - 2 weeks 21. Install Fencing – Duration 1 week. 22. Reshape pavement subbase as needed to meet proposed grades. Duration -1 week 23. Precision fine grade stone over area of athletic field. Duration - 3 days 24. Install synthetic turf system. Duration - 3 weeks 25. Install pavement on perimeter asphalt surface – Duration 2 weeks. 26. Remove the construction entrance. 27. Clean up, permanently stabilize, and restore all remaining areas disturbed by operations. 28. Remove silt fence and inlet protection after 80% cover has been reached. Trench Excavation Notes: 1. Limit length of excavated trench open at any one time to the amount of pipe that can be installed and backfilled in one working day. 2. No more than 50 lineal feet of open trench should exist when installation ceases at the end of the day. 3. Excavated material should be incorporated as fill or removed from site to an approved disposal location. 4. Backfill and stabilize trenches at the end of each workday. Stabilize with material as specified on plans. 5. Topsoil, soil supplements, seed and mulch should be applied within four working days after the pipeline / utility line is installed. B. Erosion and Sedimentation Controls and Sequencing for the athletic field: 1. Install inlet protection and silt fence as shown on plans prior to any earth disturbance. 2. Construct stabilized construction entrance and staging area as shown on plans. 3. Mulch and seed or sod with permanent stabilization specifications, when areas as noted on plans are no longer to be disturbed. 4. Remove all temporary E&S controls when permanent vegetation is established. C. Control of Construction Litter, Chemicals, Dust and Debris: The construction of the athletic field will primarily involve earthmoving operations. The proposed construction is not anticipated to use chemicals or hazardous products. The use of fuel and oil for construction equipment will be the primary petroleum products used. Construction materials that are used on site should follow good housekeeping practices as follows: · An effort will be made to store only enough products required to complete the job. · All materials stored on site will be stored in a neat, orderly manner. · Products will be kept in their original containers with the original manufacture’s label. · Manufacturer’s recommendations for proper use and disposal will be followed. · The contractor shall prohibit washing of tools, equipment, and machinery in or within 100 feet of any watercourse. Fuel and oil shall be stored in appropriate and tightly capped containers. Containers shall not be disposed of on the project site. Fuels, oils, and equipment shall be stored away from trees and at least 100 feet from streams or wells. Refueling and cleaning of construction equipment shall take place in designated staging areas or construction areas away from stormwater inlets. Dust control measures will be put in place to prevent surface and air movement of dust from disturbed soil surfaces that may cause off-site damage, health hazards and traffic safety problems. Construction roads, access points, and other disturbed areas subject to surface dust movement and dust blowing where off-site damage may occur will be controlled and maintained during dry weather periods by the appropriate good housekeeping practices such as: · Temporary vegetative cover provides the most practical method of dust control. · Mulching, including placement of crushed stone on disturbed areas. · Sprinkling of water by a water truck or other means on the disturbed area until the surface is wet but does not generate runoff. · Construction of a windbreak, such as a silt fence or similar barrier; or preservation of existing vegetation to serve as a windbreak as much as possible. D. Inspections The operator will have a qualified professional conduct an assessment of the site prior to the commencement of construction and certify in an inspection report that the appropriate erosion and sediment controls described in the SWPPP have been adequately installed or implemented to ensure overall preparedness of the site for the commencement of construction. Following the commencement of construction, site inspections shall be conducted by the qualified professional at least every 7 calendar days. All contractors and subcontractors involved in installing, constructing, repairing, replacing, inspecting, and maintaining the erosion and sediment control practices and the post improvement stormwater management practices included in the SWPPP must have on site, on a daily basis, in individual employed by the company who has attended a DEC-endorsed 4-hour Erosion and Sediment Control Training. Trained contractors must be able to show proof of attendance (valid wallet card or certificate) upon request by the Department of Environmental Conservation or the regulated municipality conducting an inspection of the construction site. The Trained Contractor shall perform daily inspections as outlined in section B of this SWPPP. The operator will maintain a record of all inspection reports in a site logbook. This site logbook must be maintained on site and be made available to the permitting authority upon request. Prior to starting construction, the operator must certify in the site logbook that the SWPPP was prepared in accordance with the requirements in the permit and that it meets all federal, state and local erosion and sediment control requirements. The operator will maintain all erosion and sediment control devices as described below, or per manufacturing specifications. In the event of a failed inspection the operator will comply with requests of the inspector to re-obtain compliance. Maintenance during Construction · Silt fence protection to be maintained as follows: o Clean any buildup of sediment when it has reached 1/2 the height of the fence. o Repair or reset any portion of silt fence protection as necessary to eliminate openings or breakthroughs. · Vegetated areas are to be maintained as follows: o Maintain proposed slopes. o Repair eroded areas as required. · Stabilized Construction Entrance/ Staging Area: o Periodic top dressing with additional aggregate. o Immediately removal of spilled, dropped, or washed sediment onto public right-of-way. · Filter Fabric Inlet Protection o Inspect after every storm event. o Remove sediment daily. · Concrete Washout Area o Remove concrete wash material when depth reaches half of the proposed volume. o Dispose of concrete wash material legally off site. Long Term Maintenance: · Permanent Stormwater Controls: o The site owner shall be responsible for maintaining the stormwater management system. · Post Improvement Maintenance Tasks: o The turf surface shall be maintained in accordance with the maintenance plan provided by the turf manufacturing company and included in section A.  Brushing: every 4 to 6 weeks  Aerating: maximum 3 times/year beginning in the second year  Raking: every 4 to 6 weeks  Sweeping: as needed o The water quality treatment structures shall be maintained in accordance with the maintenance plan provided by the manufacturing company and included in section A.  Inspections: · Regularly during first year of installation · Every 6 months after the first year of installation  Floatables / Oils Removal · Twice per year or as needed · Following a contaminated spill in the drainage area  Sediment Removal · Every six to 12 months, depending on the Up-Flow Filter Configuration · The maximum allowable sediment depth in any Up-Flow filter configuration is 16 inches (41 cm) · Following a contaminated spill in the drainage area  Media Pack Replacement · Once per year · Replacement is required anytime inspection reveals that the high-water level indicator has been activated after two consecutive storms and the subsequent weighting of the Media Bags shows a wet weight greater than 40 lbs · Following a contaminated spill in the drainage area  Drain Down Filter Replacement · Once per year with Media Pack replacement · Replacement is required anytime inspection reveals that the water level inside the vessel has not reached a level equal with the ase of the Filter Modules approximately 36 hours after a 1-inch (2.5 cm) rainfall · As needed, in the event of continuous base flow conditions o Post Improvement maintenance tasks will be the responsibility of Ithaca College. PLANNING DEPARTMENT MEMORANDUM 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us TO: Planning Board Members FROM: Christine Balestra, Planner DATE: April 25, 2023 RE: Proposed 3-story hotel, 635 Elmira Road– Sketch Plan Enclosed please find materials related to a sketch plan for the proposed Comfort Inn Hotel located at 635 Elmira Road, Neighborhood Commercial Zone, and Inlet Valley Overlay District. The proposal involves demolishing the existing structures to allow for the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 70 hotel rooms, 70 parking spaces, stormw ater facilities, outdoor lighting, and landscaping. This project was previously approved by the Planning and Zoning Boards in 2016 and 2018 (see approval history below). There are no changes to the project from the prior approvals. The approvals have expired, and the applicant is required to re-appear before both boards for new approvals. Below are details related to the project, including approval history, property history, current proposal, existing site/environmental conditions, project-specific details, and SEQR process. Approval history • Planning Board - preliminary site plan approval October 2016. • Zoning Board of Appeals - area variances November 2016. • Applicant team satisfied all conditions related to preliminary site plan approval. • Planning Board - final site plan approval March 2017. • Zoning Board of Appeals - area variances May 2018 (2016 approval had expired). • Applicant team satisfied six of eight conditions of final site plan approval by January 2019. • NYS Law S8236A and Town of Ithaca Resolution No. 2020-097 allowed extension of PB & ZBA approvals up to 120 days after March 7, 2020 (covid relief). • Planning Board final site plan approval expired March 2020 (approval extended to July 2020).* *Town Code §270-194 contains expiration provisions for site plan approvals, based on whether work has “materially commenced” on a project (explanation and definition highlighted below). Based on the language in the Code, the project had until March 2020 to “materially” commence: “C. Unless work has materially commenced in accordance with the final site plan within one year from the issuance of the building permit authorizing such work, or within 36 months of the date the Planning Board gave final site plan approval, whichever is earlier, not only the building permit but the site plan approval (both final and preliminary) shall expire and the permissible uses and construction on the property shall revert to those in effect prior to the granting of any site plan approval. The Planning Board, upon request of the applicant, after a public hearing, and upon a finding that the imposition of the time limits set forth above would create an undue hardship on the applicant, may extend the time limits for such additional periods as the Planning Board may reasonably determine. An application for such an extension may be made at the time of filing of the original application or at any time thereafter up to, but no later than, six months after the expiration of the time limits set forth above. 2 (1) For the purposes of this section, work will not have "materially commenced" unless, at a minimum: (a) A building permit, if required, has been obtained; (b) Construction equipment and tools consistent with the size of the proposed work have been brought to and been used on the site; and (c) Substantial excavation (where excavation is required) or significant framing, erection, or construction (where excavation is not required) has been started and is being diligently pursued. As indicated in the applicant’s memo, the project had difficulty with financing which delayed the construction of the hotel. The Zoning Board variances that were granted in 2016 expired 18 months after the approval, so the board re-issued the area variances in 2018. The applicant team then began to meet the conditions of final site plan approval. The Planning Board final site plan resolution for this project contained eight conditions of approval. The applicant team satisfied six of the eight conditions before the 2020 Covid shutdown. The project advanced in 2020, but not quickly enough to comply with Town Code §270-194.C site plan approval expiration provisions (36 months after approval). The applicant team communicated with town staff during the shutdown and was advised by staff not to apply for an extension pursuant to the Town Code because the applicant was allowed an additional 120 days per NYS Law and Town Board resolution to “materially commence” the project. Town staff and the applicant team anticipated that work would commence before the end of the extension period. Once the extension period expired, staff advised the applicant team to re-apply for Planning Board and Zoning Board approvals. Proposal and current approval process There are no Planning Board approvals at the May 2nd meeting, as it is a Sketch Plan review; this portion of the review process provides an opportunity for the Board to communicate suggestions and/or concerns to the applicant regarding the project. The Planning Board may consider granting site plan approval for the project at a future meeting. The applicant proposes to demolish all structures on the property and to develop the property as a hotel use. This part of Elmira Road is zoned Neighborhood Commercial (NC), which currently permits “hotels or motels, provided the facility fronts on a state highway” with approval by the Planning Board. The property is also part of the newly adopted “Inlet Valley Overlay District (IVOD),” which is an overlay zone that was envisioned to meet the goals of the Town Comprehensive Plan. The Town Board adopted the IVOD in February 2023. The IVOD was established to create a gateway for the Elmira Road corridor, encouraging a mix of office, small-scale retail, hospitality, and agritourism uses, with carefully designed projects in terms of articulated scale, architecture, and landscaping. The Comfort Inn applicant team was aware in 2016 that the town was planning on implementing new zoning along the Elmira Road corridor. So, the team worked with the Planning Board to create an architecturally compliant project that would be consistent with future corridor design standards. There have been no changes to this project since the approved March 2017 site plan, other than to comply with the new IVOD requirements. The IVOD contains design standards and guidelines that applications must follow. The current proposal complies with many of the standards and guidelines. The submitted narrative, provided by the applicant, lists the Zoning Board variances that will be necessary for the proposal to be constructed as envisioned; the applicants will explain the requested variances at the May 2nd Planning Board meeting. 3 For the benefit of the new members on the Planning Board, here are sections from the original staff memo related to this project (slightly modified to reflect current conditions): Property History This property has a long history of commercial and office-related uses. The property started out as a retail garden store in 1947 (before the town had Zoning) and operated as such until the late 1990’s. In 2002, the Planning Board granted site plan approval for the conversion of the garden center to an auction house, retail shop and office, which operated until the property went into foreclosure in 2008. The Planning and Zoning Boards granted approvals again in 2009 to convert the existing structures into the “Kasonic Builders” contracting office and construction equipment and materials storage (this involved an official “finding” by the Planning Board that the proposed use was substantially “similar to” the other allowed uses listed in the NC section of the Zoning Code). Along with the commercial/office uses, the property has had (and currently contains) two residential apartment units that were constructed in a portion of the original garden store building. One of the units was constructed in 1951(again, before the town had Zoning); it is unclear when the other unit was constructed/converted. Existing Site & Environmental Conditions In addition to the structures noted above, the existing property is currently maintained as lawn, shrubs, and other primary successional plant growth, e.g., tall grasses, small trees, some large trees, etc. There is a large, partially paved, unstriped parking area located immediately south of the existing main building. The property is bound on the north by NYS Route 13/Elmira Road, on the east by a private residence, on the south by a natural area owned by NYS, and on the west by the Inlet Valley Cemetery. The property is nearly level, with no streams, wetlands, rare or endangered species or slopes except for the back portion of the parcel where the parcel abuts the Cayuga Floodplain Unique Natural Area (UNA-147), a large floodplain area associated with the Cayuga Inlet. The UNA adjoins the very southern/rear property boundary but is not expected to be affected by the proposal. The back portion of the property is also located in a Flood Zone. The rear property boundary drops off at a considerable grade (approx. 30% to 50% or more), particularly behind an existing shed located in the rear yard. The project will avoid impacting the slope along the rear property boundary, except for the development of a stormwater management facility. Environmental characteristics and potential impacts related to the project will be explored and analyzed as part of the preliminary site plan/environmental review stage of the project. Project-specific details (SWPPP, site layout, access, landscaping, etc.) Due to the amount of development proposed and impervious surfaces created, the original project required the preparation of a Full Stormwater Pollution Prevention Plan (SWPPP). The applicant consulted with the Town Engineering Department and provided all relevant documents for an analysis of stormwater impacts in 2016. The applicant will submit these materials again for the current project review. The proposal includes eliminating the three existing access points off Elmira Road in favor of one main entrance/exit into the property. The proposed access point is aligned with an existing driveway 4 across Elmira Road and is situated in an area of the property that contains good sight distances. The proposed access originally required a Highway Work Permit from the New York State Department of Transportation. The applicant team obtained the permit, which has since expired. The applicant will be required to re-apply for the Highway Work Permit. The Planning Board required significant landscaping and other screening elements for this project to mitigate the visual impact of parking along the Elmira Road frontage, and impacts to adjacent properties and the UNA. The former approval required a landscaping plan with screening along the entire perimeter of the parking areas, along the rear of the property, and at the top of the slope. The required plantings included a mix of native deciduous and evergreen trees and other large shrubs that could provide year-round screening. The plan complies with the IVOD design standards and guidelines. Regardless, the landscaping plan, along with details on lighting and signage, will be submitted as part of the preliminary review of the current project. SEQR Process This project is classified as a Type I action, pursuant to the Town of Ithaca Environmental Review Law, Chapter 148-Environmental Quality Review, because it involves the construction of a nonresidential facility with more than 25,000 square feet of gross floor area (§148-5.C(4). This will require the completion of a Full Environmental Assessment Form and a coordinated review between the Zoning Board of Appeals and Planning Board, and notification to involved and interested agencies. Among the attachments is a draft resolution declaring the Planning Board as the lead agency in the environmental review of this project. Please contact me by email at cbalestra@town.ithaca.ny.us or by phone at (607) 273-1721, extension 121 if you have any questions. Att. cc: Adam M. Fishel, PE, Marathon Engineering Pratik Ahir, Ramji Hospitality, LLC. April 10, 2023 Town of Ithaca - Planning Board 215 North Tioga Street Ithaca, NY 14850 Attn: Christine Balestra Re: Sketch Plan Review Comfort Inn Hotel 635 Elmira Road (NYS Route 13, 34 & 96) Town of Ithaca, NY Dear Christine, On behalf of our client, Ramji Hospitality, LLC, we are submitting the enclosed information to initiate Sketch Plan Review for the above project which consists of constructing a 70 room, three-story hotel on the parcel noted above. As you are aware, the prior approvals granted by the Planning Board and Zoning Board of appeals for this project have expired due to construction not commencing within the timeframe outlined in the conditions for each approval. Due to the start of the COVID-19 pandemic in 2020, our client was unable to secure funding for construction due to elevated construction costs and other factors. Please review the enclosed letter from Mr. Ahir explaining these hardships. Since that time the Town of Ithaca has adopted a new Inlet Valley Overlay District (IVOD) for the Route 13 corridor. Over the last few weeks, the development team has been in close coordination with Town Staff to review the project against the new IVOD. While the project largely complies with the new provisions of the IVOD, the project will require area variance approval from the Town Zoning Board of Approvals (ZBA) for the following: 1. Maximum Building Height 2. Maximum Number of Rooms 3. Internal Landscaping 4. Front Parking Setback 5. Parking and Drive Aisle in Front Yard As you know, the project originally obtained ZBA area variance approval for maximum allowable floor area, front setback and maximum building height. While the current project requires approval for more and different variances, the project itself is largely the same as original reviewed and approved by the Town ZBA and Planning Board. Sketch Plan Review 4/10/2023 Comfort Inn Hotel 635 Elmira Road (NYS Route 13, 34 & 96) 2 For the Planning Board’s consideration, we are providing the following information.  This Letter – 11 copies  Development Review Application -  Letter of Hardship from Owner – 11 copies  Site Plan (full size) – 2 copies  Site Plan (11x17) – 11 copies  Color Building Elevations (Full Size) – 2 copies  Color Building Elevations (11x17) – 11 copies  Black and White Building Elevations (Full Size) – 2 copies  Black and White Building Elevations (11x17) – 11 copies The following will be provided by others as part of the Town’s online submittal process:  Sketch Plan Review Fee Payment - $125.00  Signed Development Review Application We respectfully request that this project be scheduled for the next available Planning Board meeting to reintroduce the project to the Town and initiate Sketch Plan review. We look forward to getting Planning Board feedback as we refine the drawings in anticipation of providing a detailed submittal to re-start the Town site plan and variance review process. If you have any questions or require additional information please do not hesitate to contact this office. Thank you. Respectfully submitted, Adam Fishel, PE Marathon Engineering cc: Pratik Ahir – Ramji Hospitality 3/17/2023 Christine Balestra, Planner Town of Ithaca Planning Department 215 North Tioga Street Ithaca, NY 14850 RE: Comfort Inn Hotel 635 Elmira Road Dear Christine; The 70 -Room Comfort Inn Hotel (formally Sleep Inn) project was originally approved in November 2016 with all the approved variances. Our goal had always been to complete the project in 2018 but difficulty in obtaining financing stalled the project for several years. In early 2020, the hotel project was back on track and in April 2020 we had a loan closing scheduled with a lender. However, in March 2020 everything started shutting down due to Covid-19 and its impact on the hotel industry was staggering, due to “stay-home” orders from the state officials. Due to these unfortunate events, the agreement with the bank fell apart and again the project was put on a holding pattern until covid-19 subsided. Fast forward today, the cost to build the same hotel is costing us $8.5mm compared to $6mm in 2018. Due to the rapid rise in construction costs and economic uncertainty, lenders were even more hesitant in financing hotel construction. Again, had the financing been secured we would have liquated the existing structure, which would have been the first step in validating the original approvals granted by the planning board and ZBA. I understand that the town has recently implemented a new comprehensive plan with a more inclusive zoning and design criteria. However, with the rising construction and borrowing costs, coupled with franchise requirements, we would unfortunately not be able to meet some of the requirements. For example, it is indispensable that we build a minimum of 70 rooms to make this project feasible. Anything lower then 70 rooms would seriously jeopardize the project. In conclusion, I strongly believe that the success of this hotel project will encourage more inclusive development in the inlet valley corridor and will offer travelers a great alternative place to stay. Thank you. Sincerely, Pratik Ahir President Ahir Real Estate, Inc. PROPOSED RESOLUTION: Lead Agency – Declaration of Intent Comfort Inn Hotel Tax Parcel No. 35.-1-21 635 Elmira Road Town of Ithaca Planning Board May 2, 2023 WHEREAS: 1. The Town of Ithaca Planning Board, at its meeting on May 2, 2023, considered a Sketch Plan for the proposed Comfort Inn Hotel located at 635 Elmira Road, Neighborhood Commercial Zone, and Inlet Valley Overlay District. The proposal involves demolishing the existing structures to allow the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 70 hotel rooms, 70 parking spaces, stormwater facilities, outdoor lighting, and landscaping. The Planning Board granted final site plan approval for this project on March 7, 2017, but the approval expired because construction did not materially commence within 36 months of the approval. Pratik Ahir, Ramji Hospitality, LLC, Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent, and 2. The proposed project, which requires site plan approval by the Planning Board and variances from the Town of Ithaca Zoning Board of Appeals, is a Type I action pursuant to Chapter 148 of the Town of Ithaca Code regarding Environmental Quality Review, because it involves the construction of a nonresidential facility with more than 25,000 square feet of gross floor area (§148-5.C(4); NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby proposes to establish itself as lead agency to coordinate the environmental review of the proposed actions, as described above, and BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on this proposed lead agency designation, said concurrence to be received by the Town of Ithaca Planning Department within thirty days from the date of notification to the involved agencies. [:r.J_.E-;c:3f”4-_:ALOCATIONMAP()635ElmiraRoadProposedComfortInnHotelPlanningBoard51212023635ElmiraRd(redoutline)1-‘-s—I’._i_c’—CayugaInletFloodplainUniqueNaturalArea(diagonallines)L.-1,.4Ar’14r.400Feei ShedWood FenceAsphalt Driveway"Stop Light Ahead"Mile Marker1336031118Edge of AsphaltNYSEG25129Mailbox#638 & #635Headstones12"Ash10"Deciduous2"Spruce2"SpruceEdge of AsphaltL393 21Bell Atlantic 126HeadstonesHeadstonesInlet Valley CemeteryNow or FormerlyProperty ofTown of IthacaInstrument Number 556791-001Tax Parcel No. 35.-1-20Ref. Map No. 4Now or FormerlyProperty ofBryan T. Poole-DiSalvoInstrument Number 2014-01236Tax Parcel No. 35.-1-22Ref. Map Nos. 2 and 5Now or FormerlyProperty ofThe People of the State of New YorkLiber 891 - Page 234Tax Parcel No. 35.-1-5.2Now or FormerlyProperty ofHazel S. CortrightLiber 360 - Page 564Tax Parcel No. 35.-1-180.2 miles toSeven Mile DriveNow or FormerlyProperty ofEddy Hill, Inc.Liber 698 - Page 286Tax Parcel No. 33.-3-1.2Now or FormerlyProperty ofVolunteer Firemen's Associationof Ithaca, N.Y., Inc.Liber 750 - Page 217Tax Parcel No. 33.-3-5.1Tax Parcel No. 33.-3-5.2Now or FormerlyProperty ofVolunteer Firemen's Associationof Ithaca, N.Y., Inc.Liber 750 - Page 217Tax Parcel No. 33.-3-4Flood Zone CFlood Zone A7NYSEG L39323 NYT 127Chord: S 45°54'38" W391.63'450'±(along the bottom of bank)Found 3/4-inch rebarflush with gradeEasterly Boundsof Elmira RoadNow or FormerlyProperty ofThomas L. McGuire and Mary D. McGuireInstrument Number 468462-001Tax Parcel No. 35.-1-21Ref. Map Nos. 1 and 3Contains: 2.197 Acresor95,707± Sq.Ft.Approximate WesterlyBounds of Elmira RoadApproximate WesterlyBounds of Elmira RoadN 50°55'24" WS 87°46'35" WN 09°59'23" WS 73°01'37" WN 61°51'04" EN 39°20'04" EN 46°39'02" ES 43°31'49" E83.92' (M)72.16' (M)172.39'(M)223.96' (M)182.38'(M)84.92' (M)57.28' (M)23.79' (M)New York State Routes 13, 34 and 96a.k.a. Elmira Road(variable width)PROPOSEDCOMFORT INN HOTELADAM M. FISHELNOT FORCONSTRUCTION7 MILE DRIVE 5 MI L E D R I V E (NYS R T 1 3 A )ELM IRA ROAD (NYS R T 1 3 )SITE LOCATIONBREWERY LANE NORTHLEGEND:EXISTINGPROPOSEDDESCRIPTIONSITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:1"=30'DRAWN:AMFDESIGNED:AMFDATE:05/05/16REVISIONSDATEBYREVISIONDRAWING TITLE:Site Plan SHEET No:JOB No: DRAWING No:C-2.0 3 of 210728-16COPYRIGHT 2023 MARATHON ENG.CNORTHPROJECT STATISTICS 1. GENERAL: 1.1 PROPERTY OWNER - RAMJI HOSPITALITY, LLC 1.2 PROPERTY ADDRESS - 635 ELMIRA ROAD (NYS RT. 13) TOWN OF ITHACA, 14850 1.3 TAX ACCOUNT - 35.0-1-21 2. ZONING REGULATIONS: 2.1 ZONING DISTRICT - NEIGHBORHOOD COMMERCIAL WITH INLET VALLEY OVERLAY DISTRICT 2.2 CODE REQUIREMENTS - REQUIRED PROPOSED VARIANCE REQ'D?PARKINGSPACE SIZE 180 SF 9'x18' (162 SF) *NUMBER OF SPACESSTANDARD SPACES 64 65 --ADA ACCESSIBLE SPACES 3 5 NOTOTAL 70 (1 PER ROOM) 70 NOBICYCLE PARKING 15 15 NOSETBACKS (BUILDING)FRONT (MAIN BUILDING) 30' ±81.3' NOFRONT (PORTE COCHERE) 30' ±43.0' NOSIDE 20' ±82.7' NOREAR (MAIN BUILDING) 40' ±62.1' NOREAR (GAZEBO) 40' ±56.0' NOSETBACKS (PARKING) PARKING IN FRONT YARDNOT ALLOWED YES YES** FRONT YARD SETBACK 20' 2' YES**SIDE YARD 10' ±14' NONEW BUILDINGHEIGHT 40' ±54' YES**BUILDING COVERAGE 30% (MAX) 12% NOGREENSPACE 30% MIN. ±55% NOMAXIMUM NUMBER OF HOTEL ROOMS 60 70 YES**INTERIOR PARKING LANDSCAPING *** - YES*** 3. PARCEL STATISTICS: 3.1 PARCEL AREA - ±2.2 ACRES 3.2 EXISTING CONDITIONS: COMMERCIAL USE 3.3 PROPOSED CONDITIONS: 3-STORY, 70 ROOM HOTEL WITH INDOOR SWIMMING POOL AND DETACHED GAZEBO * REQUIRES WAIVER APPROVAL BY PLANNING BOARD. ** REQUIRES AREA VARIANCE APPROVAL BY ZONING BOARD OF APPEALS. *** PARKING AREAS HAVING EQUAL TO OR GREATER THAN 10 SPACES SHALL PROVIDE A LANDSCAPE ISLAND GREATER OR EQUAL TO 9' WIDE AND EXTENDING FULL DEPTH OF ROW 3.4 FLOOD ZONE DESIGNATION: ZONE C - AREAS OF MINIMAL FLOODING ZONE A7 - AREAS DETERMINED TO HAVE A BASE FLOOD ELEVATION (BFE) = 417 (NGVD 29) INFORMATION TAKEN FROM AVAILABLE FIRM MAP HAVING COMMUNITY-PANEL NUMBER: 360851 0017 CREFERENCES1. EXISTING PARCEL BOUNDARY INFORMATION TAKEN FROM SURVEY TITLED "ALTA/ACSM LAND TITLESURVEY LANDS OF THOMAS L. McGUIRE AND MARY D. McGUIRE TAX PARCEL No. 35-1-21" PREPARED BYTHEW ASSOCIATES LAND SURVEYORS DATED 4/15/16.LOCATION SKETCHN.T.S.GENERAL 1. APPLICABILITY - THE NOTES AND INFORMATION PROVIDED ON THIS SHEET ARE APPLICABLE TO ALL "C" SERIES DRAWINGS. THE "C" SERIES DRAWINGS COVER SITE RELATED IMPROVEMENTS OUTSIDE THE BUILDING ENVELOPE. THE BUILDING ENVELOPE INCLUDES ALL AREA WITHIN 5' OUTSIDE OF THE BUILDING'S EXTERIOR WALL. 2. MAPPING - THE EXISTING UNDERGROUND UTILITIES WERE PLOTTED BASED ON RECORD MAPPING SUPPLIED BY OTHERS. THE ENGINEER MAKES NO WARRANTY AS TO THE LOCATION, SIZE, TYPE, ELEVATION, AND/OR NUMBER OF EXISTING UTILITIES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING THE HORIZONTAL AND VERTICAL LOCATION OF UTILITIES IN THE VICINITY OF THE NEW INFRASTRUCTURE. 3. STAKEOUT - THE CONTRACTOR SHALL NOTIFY DIG SAFELY NEW YORK (1-800-962-7962) FOR A UTILITY STAKEOUT 48 HOURS IN ADVANCE OF COMMENCING WORK. STAKEOUT OF PRIVATE UTILITIES SHALL BE COORDINATED WITH THE OWNER. 4. PROPERTY PROTECTION - THE CONTRACTOR IS RESPONSIBLE FOR DAMAGE TO EXISTING PAVEMENT, CURBS, WALKS, LAWNS, TREES, ETC. CAUSED BY THEIR CONSTRUCTION OPERATIONS. ALL DAMAGE SHALL BE REPAIRED OR REPLACED BY THE CONTRACTOR TO THE OWNER'S SATISFACTION AT NO ADDITIONAL EXPENSE. 5. ACCESS - THE CONTRACTOR SHALL PROVIDE SATISFACTORY VEHICULAR ACCESS TO ALL ADJOINING PROPERTIES, PRIVATE ROADWAYS, PARKING FACILITIES, AND PUBLIC STREETS DURING CONSTRUCTION. 6. SITE SAFETY - PRIOR TO AND THROUGHOUT CONSTRUCTION, THE CONTRACTOR SHALL POST SIGNAGE IN CONFORMANCE WITH THE REQUIREMENTS OF THE LOCAL MUNICIPALITY AND OCCUPATIONAL HEALTH AND SAFETY ACT (OHSA). JOB SAFETY AND MAINTENANCE AND PROTECTION OF TRAFFIC IS THE RESPONSIBILITY OF THE CONTRACTOR. 7. EXCAVATIONS - ALL EXCAVATIONS SHALL BE BACKFILLED/BARRICADED TO THE SATISFACTION OF THE OWNER'S REPRESENTATIVE AT THE CONCLUSION OF EACH WORKING DAY. 8. MAINTENANCE - PUBLIC STREETS, PRIVATE DRIVES AND PARKING FACILITIES SHALL BE KEPT FREE OF FOREIGN MATERIALS. ALL AREAS SHALL BE SWEPT CLEAN AT THE END OF EACH WORKING DAY AND/OR AS DIRECTED BY THE OWNER'S ON-SITE REPRESENTATIVE. 9. CONSTRUCTION STORAGE - STORAGE OF EQUIPMENT AND MATERIALS SHALL BE WITHIN A SPECIFIED AND SECURED AREA AS DETERMINED IN CONTRACT DOCUMENTS OR AS SPECIFIED BY THE OWNER'S ON-SITE REPRESENTATIVE.10. PERMIT(S) - PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL OBTAIN THE NECESSARY PERMITS FROM THE APPLICABLE MUNICIPALITY OR AGENCY. UNLESS SPECIFIED OTHERWISE, THE OWNER IS RESPONSIBLE FOR PERMIT FEES.11. SPECIFICATIONS - TECHNICAL SPECIFICATIONS, IF SUPPLIED AS PART OF CONTRACT DOCUMENTS, ARE INTENDED TO AID AND HELP DEFINE THE CONTRACTOR'S WORK SCOPE. IF DISCREPANCIES OCCUR THE CONTRACTOR SHALL REQUEST A CLARIFICATION.CONSTRUCTION 1. STAKEOUT - THE CONSTRUCTION STAKEOUT SHALL BE PERFORMED BY A LICENSED LAND SURVEYOR USING CONTROL PROVIDED ON THE "LAYOUT PLAN". THE BUILDING FOOTPRINT(S), DATED 01/22/20, WERE PROVIDED BY HEX 9 ARCHITECTS. DISCREPANCIES WITH BUILDING(S), CONTROL POINTS, AND/ OR TIE DIMENSIONS SHALL BE REPORTED TO THE DESIGN ENGINEER (PRIOR TO THE INSTALLATION OF IMPROVEMENTS) FOR COORDINATION AND CLARIFICATION. 2. LAYOUT - DIMENSIONS SHOWN, WHERE APPLICABLE, SHALL BE FROM THE FACE OF CURB UNLESS SPECIFICALLY CALLED OUT OTHERWISE. 3. DEMOLITION - CLEARING AND GRUBBING SHALL BE LIMITED TO THE SITE BOUNDARIES OR WITHIN THE "WORK LIMIT LINE" AS DEFINED ON THE PLAN. TREES AND OBJECTS DESIGNATED FOR REMOVAL SHALL BE COORDINATED AND FIELD VERIFIED WITH PROJECT ON-SITE REPRESENTATIVE. ALL MATERIALS SHALL BE LEGALLY DISPOSED OF OFF-SITE OR RETURNED TO OWNER AS DIRECTED BY CONTRACT DOCUMENTS. ALL ITEMS NOT SPECIFICALLY CALLED OUT TO BE REMOVED SHALL REMAIN. 4. COORDINATION - THE CONTRACTOR SHALL COORDINATE INSTALLATION OF UTILITY WORK WITH OTHER SITE UTILITIES (I.E. GAS, ELECTRIC, LIGHTING, COMMUNICATIONS) TO AVOID POTENTIAL INSTALLATION CONFLICTS. 5. STAGING - AS DEFINED BY THE CONTRACT DOCUMENTS THE CONTRACTOR SHALL CONSTRUCT A SECURE STAGING AREA FOR STORAGE OF EQUIPMENT, MATERIALS, EMPLOYEE PARKING AND OFFICE SPACE. IF THE AREA/METHOD IS NOT SPECIFICALLY DEFINED ON THE DOCUMENTS THEN IT SHALL BE COORDINATED WITH THE OWNER'S ON-SITE REPRESENTATIVE. 6. CLOSE-OUT - THE CONTRACTOR'S WORK SCOPE INCLUDES BUT IS NOT LIMITED TO THE FOLLOWING AT PROJECT CLOSE-OUT TO THE SATISFACTION OF OWNER'S ON-SITE REPRESENTATIVE: - REMOVAL OF ANY CONSTRUCTION DEBRIS. - CLEANING PAVEMENT AND WALKWAY SURFACES. - RESTORATION OF ALL DISTURBED GRASS AND LANDSCAPED AREAS. - PROVIDING BONDS, GUARANTEES, CERTIFICATIONS, ETC. AS REQUIRED BY CONTRACT DOCUMENTS. - PROVIDING A RECORD DRAWING. - COMPLETION OF FINAL PUNCH LIST ITEMS.SITE KEYNOTES RAISED SIDEWALK WITH INTEGRAL CURBING, WIDTH SHOWN ONPLAN, RE: 9/C-6.118" CONCRETE CURBING, RE: 3/C-6.1CURB TRANSITION, RE: 4/C-6.1REGULAR DUTY ASPHALT PAVEMENT, RE: 1/C-6.1HEAVY DUTY ASPHALT PAVEMENT, RE: 2/C-6.1DUMPSTER ENCLOSURE, RE: 5/C-6.3ACCESSIBLE RAMP, RE: 5/C-6.1CONCRETE SIDEWALK, WIDTH SHOWN ON THE PLANS,RE: 10/C-6.1ACCESSIBLE PARKING SPACES WITH ASSOCIATED PAVEMENTMARKINGS AND SIGNAGE, RE: 6/C-6.1LIGHT FIXTURE WITH ASSOCIATED BASE AND POLE, RE: 8/C-6.1GUIDE RAIL, RE: 7/C-6.3INGRESS/EGRESS, RE: ARCHPORTE COCHERE, ±2,000 SF, RE: ARCHHVAC UNITS, RE: ARCHGAZEBO WITH ±15'x20' CONCRETE PATIO, RE: ARCHFREE STANDING SIGN, BY OTHERSELECTRIC TRANSFORMER, RE: UTILITY PLANCURB CUT, RE: DETAIL6' TALL PRIVACY FENCE, RE: 6/C6-.3TRANSITION CONCRETE CURB FROM 0" REVEAL TO 6" REVEALIN AREA NOTED. TOP AND FACE OF CURB TO BE PAINTED WITHTWO (2) COATS OF TRAFFIC YELLOW PAINT."NO PARKING" SIGN.ABCDEFGHIJKLMNOPQHOFBLLNLLLLMAAAABBBKRGGPSSURRQEDDITTTRRCCURLLTWO-RAIL CEDAR SPLIT RAIL FENCE, NATURAL COLOR. PROVIDE"CAUTION - STEEP SLOPE, DO NOT CROSS FENCE" SIGNAGE EVERY 50' ON FENCE OR AS DIRECTED BY THE OWNER. CONTRACTOR TO PROVIDE FENCE SHOP DRAWINGS FORAPPROVAL PRIOR TO INSTALLATION.PROVIDE "CAUTION - STEEP SLOPE, DO NOT CROSS " SIGNAGEEVERY 50' ON FENCE/GUIDE RAIL OR AS DIRECTED BY THEOWNER. CONTRACTOR SIGNAGE SHOP DRAWINGS FORAPPROVAL PRIOR TO INSTALLATION.15 BIKE RACK, WAVE STYLE. BLACK POWDER COATED FINISH.CONTRACTOR TO SUBMIT SHOP DRAWING FOR APPROVAL PRIOR TO INSTALLATION.STRIPED CROSSWALK, WIDTH SHOWN ON PLANCONCRETE SIDEWALK, WIDTH SHOWN ON PLANSVWVWJWVWVWB6/21/17AFREVISED PER TOWN & NYDOTCOMMENTS1/12/18AFREVISED PER IFD COORD.3/01/18AFREVISED PER BOLTON POINTCOMMENTSROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com2/04/20AFREVISED PER BUILDINGFOOTPRINT UPDATE3/25/20AFMISC. REVISIONS4/20/20AFPLAN UPDATES FOR PHASED DEMOLITION6/03/21AFZBA RESUBMITTAL4/3/23AFSKETCH PLAN SUBMITTALXXYYZZ COMFORT INN & SUITES - ITHACA, NY Proposed Elevation 03-5-2020 (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") TRUSS BEARING30'-5 1/2"TOP OF RIDGE44'-3"(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") 3RD FLR12'-0"1ST FLR2ND FLR22'-0"TRUSS BEARING45'-8"TOP OF WALL34'-5"TOP OF RIDGE53'-9"0'-0"(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") ComfortINN & SUITES(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") SCALE:AA2011/8"=1'-0"FRONT / NORTH ELEVATION131545A1A201145A455111111138109810910'-8"7212STONE SILL 45A45A2621232323555720'-0"± OUT TO OUT OF STONE15'-0"± OUT TO OUT OF STONE272727288TRUSS BEARING30'-5 1/2"TOP OF RIDGE44'-3"TOP OF RIDGE53'-9"1ST FLR2ND FLR0'-0"12'-0"3RD FLR22'-0"(56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) SCALE:BA2011/8"=1'-0"RIGHT SIDE / WEST ELEVATION1326543519715897125114515131613'-0" CLEAR18 18661320241231261222751325252588WINDOW & DOOR AREA:TOTAL WALL AREA1,665 SFTOTAL OPENING AREA (GLAZING) 168 SF (>10%)ELEVATIONS KEY NOTES12345678910ELDORADO STONE - MOUNTAIN LEDGE PANELS (WHISKEY CREEK)CERTAINTEED ASPHALT SHINGLES - XT 25 METRIC(WEATHERED WOOD)HARDIEPLANK LAP SIDING (NAVAJO BEIGE)DRYVIT (FRENCH VANILLA 423A)STAINED HEAVY TIMBER (SHERWIN WILLIAMS 3522 BANYAN BROWN)FABRAL STANDING SEAM METAL ROOFING (DARK BRONZE)1112131415165" STONE SILL - ELDORADO STONE, PEWTER SNAPPED EDGEFIXED DOUBLE HUNG WINDOWW/ ALUM WRAPPED DBL. 2x4 SURROUNDDECORATIVE STONE HEADER (10" HIGH )COLOR T.B.D.PTAC GRILLEDECORATIVE RAILING SYSTEM (SEE DWGS 1,4,5/A305)COLOR TO MATCH HEAVY TIMBER STAIN COLORDOWNSPOUTHEAVY TIMBER TRIM OVER FRAMED BOX BEAM6" ALUM BOX GUTTER OVER ALUM WRAPPED 2x FASCIACOLOR TO MATCH SIDING (NAVAJO BEIGE OR SIMILAR)PRE-CAST STONE CAP5ADECORATIVE HEAVY TIMBER TRUSS (SEE DETAILS) (SHERWIN WILLIAMS 3522 BANYAN BROWN)17LOGO SIGN BY OTHERS-PROVIDE BLOCKING AND ELEC. AS REQ'D.181920PROVIDE SNOW GUARD RAIL ON ALL METAL ROOFSWALL PACK LIGHT FIXTURE (SEE LIGHTING PLAN)212223244" ALUM BOX GUTTER OVER 2x10 ALUM WRAPPED FASCIACOLOR TO MATCH SIDING (NAVAJO BEIGE OR SIMILAR)AUTOMATIC SLIDING ENTRY DOORW/ ALUM WRAPPED DBL. 2x6 SURROUNDPAINTED METAL INSULATED DOORALUM STOREFRONT WINDOWALUM STOREFRONT DOOR & FRAME252-PIECE WALL CAP FLASHING26RIDGE VENT BY 'METAL-ERA' HI-PERF RIDGE VENT2734" BOLTS w/ BLACK IRON CAPSFAUX DOUBLE HUNG WINDOWW/ ALUM WRAPPED DBL. 2x4 SURROUND(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") ComfortINN & SUITES(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") SCALE:1A2011/4"=1'-0"ENLARGED TOWER ELEVATION61218412819981319755272710"10"10"2"EQ.EQ.EQ.EQ.℄℄℄℄℄EQ.EQ.EQ.12"6"6"19'-8" OUT TO OUT OF FINISH4"4"17SEE ALSO 2/A309A201CMTI:\2020\20103 COMFORT INN - ITHACA, NY\PRODUCTION\A201 EXT ELEVS.DWG 03-31-23 12:02 PM PRINTED BY: USER11 MARCH 31, 202320103COPYRIGHT © 2022 HEX 9 ARCHITECTS ALL RIGHTS RESERVEDThis drawing is the exclusive property of HEX 9ARCHITECTS and may not be reproduced in anyform without written authorization from HEX 9ARCHITECTS. Unauthorized reproduction or use ofany or all parts of this drawing will constitute aviolation of U.S. copyright laws.PERMIT REVIEWALL CONTRACTORS ARE TO VERIFY ALLDIMENSIONS, FIELD CONDITIONS AND THE WORKOF OTHER TRADES BEFORE PROCEEDING WITHTHEIR WORK.NEW FACILITY FOR: COMFORT INN & SUITES CHOICE PROPERTY I.D. # NY701 635 ELMIRA ROAD ITHACA, NEW YORK 14850 036357-1REGISTRATION #NEW YORKSTATE OFEXTERIOR ELEVATIONS (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") 123 1/2"124 1/2"TRUSS BEARING30'-5 1/2"TOP OF RIDGE44'-3"TOP OF RIDGE53'-9"3RD FLR1ST FLR0'-0"2ND FLR12'-0"22'-0"124 1/2"(56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) SCALE:CA2021/8"=1'-0"REAR / SOUTH ELEVATION13277771239103121291212121211444331515620202020SEE ALSO DWG. 1/A2012223222215158182422(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") TRUSS BEARING30'-5 1/2"TOP OF RIDGE44'-3"TOP OF RIDGE53'-9"22'-0"1ST FLR0'-0"2ND FLR12'-0"3RD FLR(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") SCALE:DA2021/8"=1'-0"LEFT SIDE / EAST ELEVATION12812513235512114551321571891211710'-8"16161212± 3'-7"(EXTENDEDOVERHANG)1818661913252012423SEE ALSO DWG. 1/A20115152525208WINDOW & DOOR AREA:TOTAL WALL AREA1,665 SFTOTAL OPENING AREA (GLAZING) 168 SF (>10%)ELEVATIONS KEY NOTES12345678910ELDORADO STONE - MOUNTAIN LEDGE PANELS (WHISKEY CREEK)CERTAINTEED ASPHALT SHINGLES - XT 25 METRIC(WEATHERED WOOD)HARDIEPLANK LAP SIDING (NAVAJO BEIGE)DRYVIT (FRENCH VANILLA 423A)STAINED HEAVY TIMBER (SHERWIN WILLIAMS 3522 BANYAN BROWN)FABRAL STANDING SEAM METAL ROOFING (DARK BRONZE)1112131415165" STONE SILL - ELDORADO STONE, PEWTER SNAPPED EDGEFIXED DOUBLE HUNG WINDOWW/ ALUM WRAPPED DBL. 2x4 SURROUNDDECORATIVE STONE HEADER (10" HIGH )COLOR T.B.D.PTAC GRILLEDECORATIVE RAILING SYSTEM (SEE DWGS 1,4,5/A305)COLOR TO MATCH HEAVY TIMBER STAIN COLORDOWNSPOUTHEAVY TIMBER TRIM OVER FRAMED BOX BEAM6" ALUM BOX GUTTER OVER ALUM WRAPPED 2x FASCIACOLOR TO MATCH SIDING (NAVAJO BEIGE OR SIMILAR)PRE-CAST STONE CAP5ADECORATIVE HEAVY TIMBER TRUSS (SEE DETAILS) (SHERWIN WILLIAMS 3522 BANYAN BROWN)17LOGO SIGN BY OTHERS-PROVIDE BLOCKING AND ELEC. AS REQ'D.181920PROVIDE SNOW GUARD RAIL ON ALL METAL ROOFSWALL PACK LIGHT FIXTURE (SEE LIGHTING PLAN)212223244" ALUM BOX GUTTER OVER 2x10 ALUM WRAPPED FASCIACOLOR TO MATCH SIDING (NAVAJO BEIGE OR SIMILAR)AUTOMATIC SLIDING ENTRY DOORW/ ALUM WRAPPED DBL. 2x6 SURROUNDPAINTED METAL INSULATED DOORALUM STOREFRONT WINDOWALUM STOREFRONT DOOR & FRAME252-PIECE WALL CAP FLASHING26RIDGE VENT BY 'METAL-ERA' HI-PERF RIDGE VENT2734" BOLTS w/ BLACK IRON CAPSFAUX DOUBLE HUNG WINDOWW/ ALUM WRAPPED DBL. 2x4 SURROUNDA202CMTEXTERIOR ELEVATIONS I:\2020\20103 COMFORT INN - ITHACA, NY\PRODUCTION\A202 EXT ELEVS.DWG 03-31-23 12:03 PM PRINTED BY: USER11 MARCH 31, 202320103COPYRIGHT © 2022 HEX 9 ARCHITECTS ALL RIGHTS RESERVEDThis drawing is the exclusive property of HEX 9ARCHITECTS and may not be reproduced in anyform without written authorization from HEX 9ARCHITECTS. Unauthorized reproduction or use ofany or all parts of this drawing will constitute aviolation of U.S. copyright laws.PERMIT REVIEWALL CONTRACTORS ARE TO VERIFY ALLDIMENSIONS, FIELD CONDITIONS AND THE WORKOF OTHER TRADES BEFORE PROCEEDING WITHTHEIR WORK.NEW FACILITY FOR: COMFORT INN & SUITES CHOICE PROPERTY I.D. # NY701 635 ELMIRA ROAD ITHACA, NEW YORK 14850 036357-1REGISTRATION #NEW YORKSTATE OF PLANNING DEPARTMENT MEMO To: Planning Board Members From: C.J. Randall, Director of Planning Date: April 20, 2023 RE: Proposed Town Code Amendments - §270-219.1 Solar Energy Systems Please find attached materials related to proposed amendments to Town Code §270-219.1 Solar Energy Systems (aka “solar law”). Solar energy systems convert sunlight into electrical current, which can power electric loads, be fed to the electric grid as well as stored in batteries. The Town Board adopted provisions to the Town Code to accommodate solar energy technology in 2006; those provisions have been revised twice since. In 2014, the law was amended to allow rooftop and building-mounted solar collectors in all zones with no size restrictions and no requirements for site plan approval. The purpose of the 2014 amendments was to incentivize the use of solar energy for single-family residential and small commercial uses. In 2016, the law was amended to establish three size categories for ground-mounted photovoltaic solar energy systems, based on the solar facility footprint size. The purpose of the 2016 amendments was to accommodate the energy needs of multi-family dwellings, commercial, institutional, and other non-residential uses in the town. At the time, such systems were only allowed as accessory uses in the MDR (Medium Density Residential), HDR (High Density Residential), MHP (Mobile Home Park), MR (Multiple Residence), C (Conservation), NC (Neighborhood Commercial), CC (Community Commercial) zones, and PDZs (Planned Development Zone). They were allowed as principal and accessory uses in the AG (Agricultural), LDR (Low Density Residential), LI (Light Industrial), I (Industrial), and OPC (Office Park Commercial) zones. Planning Committee began consideration of new amendments to Town Code relative to Solar Energy Systems in August 2022 with revisions discussed in September, October, and November and again in February 2023. Proposed Amendments 1. Increase maximum solar facility footprint from 10 acres to 35 acres to coincide with the typical footprint for a distributed community solar project (5 MW) and limit these large-scale solar energy systems to precise areas via a Solar Overlay Zone (as illustrated below, courtesy New York State Solar Guidebook for Local Governments). This Solar Overlay Zone is based on an evaluation of the entire community based on factors of concern (such as proximity to electric infrastructure, topography, encumbered or preserved parcels, etc.). 2. The NYS Energy Research & Development Authority (NYSERDA) – the entity for setting New York’s solar program rules and incentives – recommends “rather than cross-referencing to the construction requirements of the NYS Department of Agriculture and Markets (NYSAGM), consider directly adding select priority construction requirements to the law.” To increase protection for agricultural soils, the proposed amendments include robust Construction Standards tailored to the Town, based on NYS Agriculture and Markets Guidelines for Solar Energy Projects. The proposed Construction Standards require solar projects over 10 acres in size located on prime or important agricultural lands to employ an environmental monitor on-site. Additionally, the NY-Sun Program Manual (effective June 2022) requires a Mitigation Fund payment or commitment to other mitigation measures when a solar energy system impacts more than 30 acres of agricultural soils along with a Notice of Intent filed to NYSAGM for projects proposed within a (County-designated) State-Certified Agricultural District. 3. Related to #2, projects containing Prime Farmland or Farmland of Statewide Importance must utilize agrivoltaic farming; if that approach is not practicable, Applicants are required to develop and implement a vegetation management plan aimed at native plantings for pollinators. 4. Submission requirements for Site Plan review of large-scale solar energy systems have been enhanced to require a utility plan (rather than solely notification), visual assessment and simulations, and specific criteria for decommissioning plans. 5. Design Standards associated with Site Plan review of large-scale solar energy systems have been enhanced to prohibit unsightly fencing materials and clear cutting and to authorize the Planning Board to specify free- standing ballast or racking systems. Background The 2019 Climate Leadership and Community Protection Act (“CLCPA”) identifies specific goals for New York State including: • achieving 70% renewable generation on an energy basis by the year 2030 (“70 x 30”); and • achieving 10,000 MW of distributed solar by 2030 (6,000 MW by 2025). NYSERDA is currently updating the Inclusive Community Solar Adder (ICSA) program, which supports community solar projects serving low- to moderate income (LMI) subscribers, affordable housing, and other facilities serving disadvantaged communities (which the southwestern portion of the Town has been designated by NYSERDA). This program is intended to maximally leverage federal tax credits to spur solar development through at least 2032. Note: Utility-scale solar energy projects (defined as facilities with nameplate capacity of 20+ MW, equivalent to about 125+ acres) are approved for Siting Permits through the new NYS Office of Renewable Energy Siting (ORES). Those projects – considered to be power plant replacements – are typically connected to bulk electrical transmission lines and are not subject to local discretionary review. Please call me at (607) 273-1721, extension 120, or email me at cjrandall@town.ithaca.ny.us for further information on any of the references mentioned herein or with any questions or concerns. PROPOSED RESOLUTION: Recommendation to the Town Board Regarding the Proposed Revisions to Town Code §270-219.1 Solar Energy Systems Town of Ithaca Planning Board May 2, 2023 Whereas: The Town Planning Committee has drafted revisions to Town Code §270-219.1 Solar Energy Systems, and Whereas: The Town Board has referred the proposed revisions to the Planning Board for review and recommendations, and Whereas: The Town of Ithaca Planning Board has discussed the proposed revisions at its meeting on May 2, 2023; Now, therefore be it: Resolved: That the Town of Ithaca Planning Board hereby recommends that the Town Board of the Town of Ithaca adopt the proposed revisions to Town Code §270-219.1 Solar Energy Systems. Moved: Seconded: Vote: 1 Chapter 270. Zoning Article XXVI. Special Regulations § 270-219.1. Solar energy systems. A. Purpose. The purpose of this section is to facilitate the development and operation of renewable energy systems based on sunlight, because it is in the public interest to provide for and encourage renewable energy systems and sustainability, in accordance with the Town of Ithaca Comprehensive Plan, Ithaca Town Board Resolution No. 2020-049 (Resolution in Support of a Green New Deal (GND)), and Ithaca Town Code Chapters 135 (Community Choice Aggregation (Energy) Program) and 144 (Energy Code Supplement).This section encourages agrivoltaic farming when solar energy and energy storage systems are sited on land that is well-suited for agriculture production. Solar energy systems are appropriate in all zoning districts when measures are taken, as provided in this section, to minimize adverse impacts on neighboring properties and protect the public health, safety and welfare. B. Applicability. (1) The requirements of this section shall apply to all solar energy systems modified or installed after the effective date of this section. (2) Solar energy systems are permitted in all Town zones, including Planned Development Zones, subject to the requirements described below. Notwithstanding the foregoing, where the solar energy systems provisions of the New Neighborhood Code (Chapter 272) apply and are inconsistent with this § 270-219.1, the provisions of the New Neighborhood Code apply. C. General requirements. (1) Building permits are required for all solar energy systems. (2) The setbacks and approval required for each type of solar energy system are summarized in the table titled "Setback and Yard Requirements for Ground- Mounted Solar Energy Systems,"[1] and are further described below. [1] Editor's Note: The table is included as an attachment to this chapter. (3) Qualified installer. All solar energy installations must be performed by a qualified solar installer and, prior to issuance of a certificate of compliance, must be inspected by a Town Code Enforcement Officer or by an appropriate electrical inspection person or agency, as determined by the Town. In addition, any connection to the public utility grid must be approved by the appropriate public utility. No grid-tied solar energy system may be installed until the applicant has submitted evidence that the utility company has been informed of the customer’s intent to install an interconnected customer - owned generator or meter, including the receipt of documentation from said utility that it will connect the system. Off-grid systems are exempt from this requirement. (4) Battery Energy Storage Systems. When energy storage batteries are 2 included as part of the solar energy system, they must be placed in a secure container or enclosure meeting the requirements of the New York State Building Code when in use and when no longer used shall be disposed of in accordance with the laws and regulations of Tompkins County and other applicable laws and regulations. The on-site accumulation, incineration, disposal, or storage of inoperable, or damaged batteries is expressly prohibited. (5) For purposes of this § 270-219.1, a solar energy system use is an accessory use on a lot if it is designed for a use primarily on the lot. (6) In the event of inconsistency between the provisions in this § 270-219.1 and other provisions in Chapter 270 or Chapter 271 (such as setback or height requirements), the provisions in § 270-219.1 shall govern D. Rooftop and building-mounted photovoltaic solar energy systems. The following standards are applicable to rooftop and building-mounted photovoltaic solar energy systems: 1. Permitted in all zones. 2. No size thresholds, except as limited by the New York State Uniform Fire Prevention and Building Code. 3. No site plan approval is required; changes to, or the addition of, rooftop or building-mounted photovoltaic solar energy systems will not trigger site plan modification requirements. 4. Glare. All solar panels must have anti-reflective coating(s). E. Solar-thermal energy systems (rooftop, building -mounted and ground-mounted). In addition to the standards in Subsection F below, the following standards are applicable to solar-thermal energy systems: 1. Permitted in all zones as a principal or an accessory use. 2. No size thresholds, except as limited by the New York State Uniform Fire Prevention and Building Code. 3. Setbacks for ground-mounted solar-thermal energy systems shall be the same as those listed in Subsection G below for ground-mounted photovoltaic solar energy systems. 4. No lot coverage standards apply. 5. No site plan approval is required; changes to, or the addition of, solar -thermal energy systems will not trigger site plan modification requirements. 6. Safety. No roof-mounted solar-thermal energy system shall be located in a manner that would cause the shedding of ice or snow from the roof into an open porch, stairwell or pedestrian travel area. F. Standards applicable to all ground-mounted photovoltaic and ground-mounted 3 solar-thermal energy systems. 1. Height. The maximum height for all ground-mounted systems is 20 feet when the system is oriented at maximum tilt. For farms in the Agricultural and Low Density Residential Zones that utilize agrivoltaic farming, the Planning Board may approve a greater height if it finds a greater he ight is necessary to accommodate continued or new agricultural activity. 2. Installation of solar energy systems is prohibited in: (a) Required open space; (b) Required buffers; or (c) Park set-aside areas required as a condition of subdivision approval. 3. Maintenance. The owner or operator shall maintain the facility in good condition. Maintenance shall include, but not be limited to, structural repairs and integrity of security measures. 4. Abandonment. If after a solar energy system becomes operational it ceases to perform its originally intended function for more than six continuous months (or for 12 of any 18 months), the solar energy system is deemed abandoned. The property owner shall remove the collectors, plates, piping, mounts and associated equipment and facilities by no later than 180 days after the solar energy system is deemed abandoned. Upon request of the owner or operator, the Planning Board shall hold a public hearing and determine whether to extend the time limit before the system is deemed abandoned. Upon a finding that the applicant could not make the system function as intended for the required duration because of circumstances beyond the applicant’s control (such as supply chain issues), the Planning Board may extend the time limit and impose conditions as it deems appropriate. An application for such extension must be made by no later than 15 days before the solar energy system would be deemed abandoned pursuant to the first sentence of this subsection. 5. Solar energy systems may be built across common lot lines by mutual agreement among all property owners. Mutual easements allowing such systems are required where lot ownership is not identical. Solar energy systems that are built across common lot lines may be a principal use on one or more lots, and/or an accessory use on one or more lots, provided that the use is allowed in the relevant zone. G. Additional standards for ground-mounted photovoltaic solar energy systems. 1. Ground-mounted photovoltaic systems are divided into three size categories, as follows: (a) Small-scale ground-mounted photovoltaic systems have a total solar facility footprint of 2,000 square feet or less. (b) Medium-scale ground-mounted photovoltaic systems have a total solar facility footprint of more than 2,000 square feet up to and including 7,000 square feet. (c) Large-scale ground-mounted photovoltaic systems have a total solar facility footprint greater than 7,000 square feet up to a maximum of 35 acres. 4 2. Standards applicable to ground-mounted photovoltaic systems based on scale size. (a) Small-scale photovoltaic solar energy system standards: [1] Permitted in all zones as principal and accessory uses. [2] Setbacks (measured from the lot line to the closest part of the photovoltaic solar energy system): [a] Ten feet minimum from side and rear yard lot lines. [b] Minimum setback from front lot line equals the maximum number of feet for required front yards in the zone, except in Light Industrial, Industrial and Planned Development Zones. [c] In Light Industrial, Industrial and Planned Development Zones, the minimum setback from front lot line is 50 feet. [3] Lot coverage. The solar facility footprint of the system, when combined with all other buildings and structures on the lot, shall not exceed 120% of the maximum lot coverage, building a rea, and yard occupancy requirements for the zone. [4] Site plan review: not required, unless the photovoltaic solar energy system is part of an overall new development plan or modification of an existing plan that otherwise triggers site plan review. (b) Medium-scale photovoltaic solar energy system standards: [1] Permitted use: [a] Accessory use in the following zones: Medium Density Residential, High Density Residential, Mobile Home Park, Multiple Residence, Conservation, Neighborhood Commercial, Community Commercial, and Planned Development Zones. [b] Principal and accessory uses in the following zones: Agricultural, Low Density Residential, Light Industrial, Industrial, and Office Park Commercial Zones. [2] Setbacks (measured from the lot line to the closest part of the photovoltaic solar energy system): [a] Sixty minimum from a lot line (except from a front lot line) that abuts property in any zone except a commercial or industrial zone. [b] Thirty feet minimum from a lot line (except from a front lot line) that abuts property in a commercial or industrial zone. [c] Minimum setback from front lot line equals the maximum number of feet for required front yards in the zone, except in Light Industrial and Industrial Zones. [d] In Light Industrial and Industrial Zones, minimum setback from front lot line is 50 feet. [e] Roads, landscaping and fencing may occur within the setback. 5 [3] Lot coverage. The solar facility footprint of the system, when combined with all other buildings and structures on the lot, shall not exceed 120% of the maximum lot coverage, building area, and yard occupancy requirements for the zone. [4] Site plan review: [a] Required in Low Density Residential, Medium Density Residential, High Density Residential, and Planned Development Zones. [b] In other zones, not required unless the photovoltaic solar energy system is part of an overall new development plan or modification of an existing plan that would require site plan review even if the photovoltaic solar energy system was not part of the plan. [5] Design standards. [a] Fencing. Chain link, barbed, razor, and concertina wires, electrically charged wire, railroad ties, concrete masonry units, scrap metal, tarped, and cloth fences are not permitted as fencing. [b] Glare. Photovoltaic solar energy systems and other facilities shall be designed and located in order to minimize reflective glare toward roads or any habitable or occupiable building on adjacent properties. (c) Large-scale photovoltaic solar energy system standards: [1] Permitted use: [a] Principal and accessory uses in the large-scale photovoltaic solar energy system overlay district, which is superimposed on underlying (base) zones. [b] Accessory use in Planned Development Zones; principal use only if the individual Planned Development Zone specifically allows it as a permitted principal use. [2] Setbacks (measured from the lot line to the closest part of the photovoltaic solar energy system) [a] Seventy-five feet minimum from all lot lines. [b] Roads, landscaping and fencing may occur within the setback. [c] Multiple lots. The Planning Board may consider a solar facility project that is comprised of several lots to be treated as a single lot for purposes of applying setback standards. [3] Lot coverage. The maximum solar facility footprint of a system is 35 acres. The coverage of photovoltaic solar energy systems shall not count in the computation of lot coverage, building area, and yard occupancy. [4] Site plan review is required prior to construction, installation or modification. In addition to the application requirements for site plan review per Town Code § 270-186, the following additional information is 6 required to be submitted as part of the site plan application: [a] Utility notification: submission of documentation from the utility company that operates the electrical grid where the installation is t o be located confirming that the grid can support the proposed installation, by delivery of a valid preliminary interconnection report or Coordinated Electric System Interconnect Review (CESIR) report issued for the project. Off-grid systems shall be exempt from this requirement. [b] Safety. The owner/operator shall provide evidence that a copy of the site plan application has been submitted to the appropriate Fire Chief (Ithaca Fire Department or Cayuga Heights). All means of shutting down the photovoltaic solar energy system shall be clearly marked on the site plan and building permit applications. [c] Operation and maintenance plan: submission of a plan for the operation and maintenance of the facility, to include measures for maintaining safe access, operational maintenance of the photovoltaic solar energy system, any anticipated agrivoltaic farming use, and general property upkeep, such as mowing and trimming. [d] Utility Plan: location and nature of any proposed utility easements and infrastructure, including a one- or three-line electrical diagram detailing the entire solar energy system layout, including the number of solar panels in each ground-mounted array, solar collector installation, associated components, inverters, electrical interconnection methods, and utility meter, with all National Electrical Code compliant disconnects and over current devices. The diagram must describe the location and layout of all energy storage system components, if applicable, and must include applicable setback and other bulk and area standards. [e] Documentation of solar collector type including but not limited to equipment specification sheets for all solar panels and collectors, significant components, mounting systems, and inverters that are to be installed, as well as proposed solar energy production nameplate capacity design levels proposed for the Solar energy system and the basis for the calculations of the area of the Solar energy system’s nameplate capacity. [f] Documentation of energy storage system components and fire safety compliance plan. Such plans shall document and verify that the system and its associated controls and safety systems are in compliance with the applicable Fire Code of New York State, including procedures for safe shutdown, de-energizing, or isolation of equipment and systems under emergency conditions and emergency procedures to be followed in case of fire, explosion, release of liquids or vapors, damage to critical moving parts, or other potentially dangerous conditions. [g] A Stormwater Pollution Prevention Plan (SWPPP) as required by Ithaca Town Code Chapter 228 (Stormwater Management and Erosion and Sediment Control). [h] Visual assessment of the visual impacts of the photovoltaic solar 7 energy system. At a minimum, this assessment shall include: (i) line-of-sight profile analysis; (ii) the locations, elevations, height, plant species, and/or materials that will comprise the structures, landscaping, and/or grading used to screen and/or mitigate any adverse aesthetic effects of the system; (iii) visual simulations, including photographic images, depicting the maximum height of the proposed system components (including all portions and attachments to the system), taken from the perspectives of the public right-of-way, and of any properties situated in closest proximity to the location being proposed for the system siting. Photos should also be taken from the perspectives of any properties that would reasonably be expected to sustain significant adverse aesthetic impacts due to their elevation relative to the site, or the system location and the property location; (iv) before and after renderings; and (v) possible impacts to any important/scenic views listed in the Tompkins County or Town of Ithaca Scenic Resources Inventories. [i] A decommissioning plan to be implemented as specified in this section, to ensure that the site will be restored to a useful and nonhazardous condition, with a time frame provided for the completion of the work, and related securitization of such obligation, as further set forth in subsection __. The decommissioning plan shall, at a minimum, contain the following elements and meet the following requirements. (i) Specify when and what constitutes an event requiring decommissioning, which must include at a minimum the following events requiring decommissioning: the Town notifies the owner and/or operator to implement the decommissioning plan pursuant to subsection 8(1) below; the lack of production for six continuous months (or for 12 of any 18 months) after the system becomes operational, unless the Planning Board grants an extension pursuant to subsection F(4) above; the lack of a current permit; failure to maintain any required decommissioning bond or other security; a violation of any site plan conditions or permit conditions that continues more than 30 days after the Town provides written notice of such violation (or, if the violation is not reasonably capable of cure within 30 days, if the owner and/or operator fails to commence to cure such violation within such 30 day period and thereafter diligently and with continuity prosecute such cure to completion in a period not to exceed 90 days after the Town’s notice.) (ii) Specify the form and type of notice to be provided to the Town in the event of any decommissioning, sale, transfer, partial transfer, assignment, or occurrence of any event which may result in an act or partial order requiring partial or complete decommissioning of the site. 8 (iii) Specify the means and methods by which utility interconnections will be removed in accordance with the utility provider’s requirements, as well as all electrical and other safety precautions to be undertaken during removal. (iv) Specify the timeline and means and methods for removal and disposition of all solar panels, battery energy storage systems, electrical appurtenances, structures, equipment, security barriers and transmission lines within 180 days of the date decommissioning is required. (v) Specify the means and methods to minimize disruption to field drains and soils; remediate drains and soils; and avoid or minimize erosion, including stabilization and revegetation of any sites with native seed mixes, excluding any invasive species. The plan shall require decompaction of soils to 18 inches and removal of any installed materials to four feet, unless the Town Engineer allows the owner or operator to leave landscaping or designated below-grade foundations, piers, footers, or other supports in place to minimize erosion and disruption to vegetation. The plan shall further specify that underground electric lines shall be abandoned in place, and access roads in agricultural areas shall be removed unless otherwise specified by the landowner. (vi) Specify disposal of all solid and hazardous wastes in accordance with local, state, and federal waste disposal regulations, including the removal of any contaminated soils. To the extent permitted by law, no designation of any facilities by a "beneficial use declaration" shall be permitted to vary this clean-up and remediation/disposal rule. (vii) Include an expected timeline for decommissioning plan execution, together with a cost estimate prepared and sealed by a licensed engineer, detailing the projected cost of executing the decommissioning plan. [j] For applications that do not propose agrivoltaic farming, a vegetation management plan per the Design Standards below. [5] Design Standards [a] Fencing. Chain link, barbed, razor, and concertina wires, electrically charged wire, railroad ties, concrete masonry units, scrap metal, tarped, and cloth fences are not permitted as fencing. [i] When fencing will enclose the perimeter of the site or facility, wildlife-friendly fencing that allows the passage of small mammals and reptiles and is designed to minimize wildlife injury and death due to entanglement or strangulation shall be used on sites having a solar facility footprint greater than three acres. Exceptions can be made by the Planning Board for sites that are not in rural locations and have limited surrounding wildlife habitat. 9 [ii] Mechanical equipment, and any structure for energy storage system components, shall be enclosed by a 7-foot-high fence, or the height required by the National Electrical Code if it requires more than seven feet, with a self-locking gate to prevent unauthorized access. [b] Vegetation management plan. [i] Removal of trees and other existing vegetation shall be limited to what is necessary for the construction, operation and maintenance of the photovoltaic solar energy system, but in no case may such removal exceed the following. For parcels that are 10 acres or less, clear- cutting (which is defined in § 270-5) shall not occur on more than 20% of the lot. For lots that exceed 10 acres, clear-cutting shall not occur on more than 20% of 10 acres on the lot, and clear-cutting shall not occur on more than 10% of the balance of the acreage on the lot. [ii] When siting solar on soils classified by the US Department of Agriculture’s Natural Resources Conservation Service as prime farmland or farmland of statewide importance, applicants must utilize agrivoltaic farming where practicable. Applicants that do not propose agrivoltaic farming on such land shall develop, implement, and maintain a vegetation management plan by providing native perennial vegetation and foraging habitat beneficial to game birds, songbirds, and pollinators. To the extent practicable, when establishing perennial vegetation and beneficial foraging habitat, the owners shall use native plant species and seed mixes and seed all appropriate areas within the solar facility footprint. Any project which is designed to incorporate agrivoltaic farming or farm or uses within the solar facility footprint may be excluded from this requirement based on the amount of space actually occupied by the agricultural activity. This exclusion will only be allowed based on a Planning Board determination that these lands are being used for agricultural uses. [c] Glare. Photovoltaic solar energy systems and other facilities shall be designed and located in order to minimize reflective glare toward roads or any habitable or occupiable building on adjacent properties. [d] Roads. Roadways within the site shall be designed to minimize the width and extent of roadway construction and soil compaction. [e] Screening/Buffering. Based on site-specific conditions, including topography, adjacent structures, and roadways, practicable efforts shall be made to minimize visual impacts by preserving natural vegetation, and providing dense landscape year-round screening to abutting residential properties and roads, but the screening should minimize shading of photovoltaic solar energy systems. [f] Lighting. All lighting on the site related to the photovoltaic solar energy system shall comply with the Town's Outdoor Lighting Law (Ithaca Town Code Chapter 173) and be limited to that required for 10 safety and operational purposes. [g] Signage. All signage shall comply with the Town's Sign Law (Ithaca Town Code Chapter 270, Article XXIX). A sign shall be displayed on or near the main access point identifying the owner and providing a twenty-four-hour emergency contact phone number. [h] Utility connections. Reasonable efforts shall be made to place all utility lines from the photovoltaic solar energy system underground, depending on appropriate soil conditions, shape and topography of the site, financial feasibility, and any requirements of the utility provider. When aboveground cables and transmission lines must cross agricultural fields, utility poles should be located on field edges to the greatest extent practicable to avoid bisecting of agricultural lands. Electrical transformers for utility interconnections may be aboveground if required by the utility provider. [i] Noise-generating inverters shall be located as far away from adjacent property lines as possible. [j] The Planning Board may specify free-standing ballast or racking systems if the Town Engineer recommends such a system. [6] Construction Standards The following standards apply to the construction, restoration, and follow- up monitoring of solar energy projects impacting soils classified by the US Department of Agriculture’s Natural Resources Conservation Service a s prime farmland or farmland of statewide importance. An environmental monitor (EM) shall be hired by the applicant, at the discretion of the Town, to oversee construction, restoration and follow-up monitoring. The EM shall be an individual with a confident understanding of normal agriculture practices (such as cultivation, crop rotation, nutrient management, drainage (subsurface and/or surface), chemical application, agricultural equipment operation, fencing, soils, plant identification, etc.) and able to identify how the project may affect the site and the applicable agricultural practices. The EM should also have experience with or understanding of the use of a soil penetrometer for compaction testing and record keeping. The EM may serve dual inspection roles associated with other Project permits and/or construction duties, if the agricultural workload allows. The EM should be available to provide site-specific agricultural information as necessary for project development through field review and direct contact with both the affected farm operators and NYSDAM. The EM should maintain regular contact with appropriate onsite project construction supervision and inspectors throughout the construction phase. The EM should maintain regular contact with the affected farm operator(s) concerning agricultural land impacted, management matters pertinent to the agricultural operations and the site- specific implementation of agricultural resource mitigation measures. The EM will serve as the agricultural point of contact. 11 [a] For projects involving less than 10 acres of prime farmland or farmland of statewide importance, the construction manager or some other on- site personnel may serve as the EM. The EM must be on site whenever construction or restoration work is occurring on agricultural land. [b] For projects involving 10 acres or more of prime farmland or farmland of statewide importance, the EM shall be on site whenever construction or restoration work is occurring on agricultural land and shall coordinate with the New York State Department of Agriculture and Markets, Division of Land and Water Resources to develop an appropriate schedule for project inspections. [c] The EM shall contact the New York State Department of Agriculture and Markets, Division of Land and Water Resources, if farm resource concerns or management matters pertinent to the agricultural operation and site-specific implementation conditions found below cannot be resolved. [d] Construction requirements: [i] The surface of access roads constructed through agricultural fields shall be level with the adjacent field surface. [ii] Access roads shall be located along the edge of agricultural areas, in areas next to hedgerows and field boundaries, and in nonagricultural areas of the site to the greatest extent practicable. [iii] The width of access roads across or along agricultural fields shall be no wider than 20 feet so as to minimize the loss of agricultural lands while maintaining compliance with New York State Uniform Fire Prevention and Building Codes for emergency vehicle access. [iv] Culverts and waterbars shall be installed, where necessary, to maintain natural drainage patterns. [v] All topsoil from agricultural areas used for vehicle and equipment traffic, parking, and equipment laydown and storage areas shall be stripped and stockpiled. All vehicle and equipment traffic and parking shall be limited to the access road and/or designated work areas, such as laydown areas. Vehicles and equipment shall not be allowed outside the work area without prior approval from the landowner and, when applicable, the environmental monitor. [vi] Topsoil stripped from work areas (parking areas, electric cable trenches, along access roads) shall be stockpiled separately from other excavated material (rock and/or subsoil). A minimum of 50 feet of temporary workspace shall be provided along "open-cut" electric cable trenches for proper topsoil segregation. All topsoil shall be stockpiled 12 immediately adjacent to the area where stripped/removed and shall be used for restoration on that particular site. Topsoil stockpile areas shall be clearly designated in the field and on construction drawings. [vii] Electric interconnect cables and transmission lines installed aboveground can create long-term interference with mechanized farming on agricultural land. Therefore, interconnect cables shall be buried in agricultural fields wherever practicable. Interconnect cables and transmission lines installed aboveground shall be located outside field boundaries wherever possible. When aboveground cables and transmission lines must cross farmland, minimize agricultural impacts by using taller structures that provide longer spanning distances and locate poles on field edges to the greatest extent practicable. [viii] All buried electric cables in cropland, hayland and improved pasture, shall have a minimum depth of 48 inches of cover. In unimproved grazing areas and land permanently devoted to pasture, the minimum depth of cover shall be 36 inches. In areas where the depth of soil over bedrock ranges from zero inches to 48 inches, the electric cables shall be buried entirely below the top of the bedrock or at the depth specified for the particular land use, whichever is less. At no time shall the depth of cover be less than 24 inches below the soil surface. [ix] When buried electric cables alter the natural stratification of soil horizons and natural soil drainage patterns the effects shall be rectified with measures such as subsurface intercept drain lines. Tompkins County Soil and Water Conservation District shall be consulted concerning the type of intercept drain lines to be installed to prevent surface seeps and the seasonally prolonged saturation of the cable installation zone and adjacent areas. All drain lines shall be installed in accordance with Natural Resource Conservation Service standards and specifications. Drain tile shall meet or exceed the AASHTO M252 specifications. [x] Existing drainage and erosion control structures, such as diversions, ditches, and drain tile shall remain undamaged and protected. Where existing drainage and erosion control infrastructure must be removed, appropriate measures shall be taken to maintain the design and effectiveness of the originally installed structures. Drainage and erosion control structures disturbed during construction shall be repaired or replaced to as close to original condition as possible, unless said structures are to be eliminated based upon the large-scale ground- mounted solar PV system site plan approval. [xi.] All excess subsoil and rock shall be removed from the site. On -site disposal of such material shall only be allowed if approved by the 13 landowner, with appropriate consideration given to any possible agricultural or environmental impacts. Any permits necessary for disposal under local, state and/or federal laws and regulations shall be obtained by the contractor, with the cooperation of the landowner when required. [xii.] All pieces of unused wire, bolts, and other metal objects shall be removed and properly disposed of as soon as practical to prevent mixing with any topsoil. [xiii] Excess concrete shall not be buried or left on the surface in active agricultural areas. Concrete trucks shall be required to use designated washout stations located outside of agricultural areas. [xiv] In pasture areas, it may be necessary to construct temporary or permanent fences around work areas to prevent livestock access, consistent with landowner agreements. [e] Restoration requirements. All agricultural areas temporarily disturbed by construction shall: [i] Be decompacted to a depth of 18 inches with a deep ripper or heavy - duty chisel plow. Soil compaction results should be no more than 250 pounds per square inch (PSI) as measured with a soil penetrometer. In areas where the topsoil was stripped, soil decompaction should be conducted prior to topsoil replacement. Following decompaction, remove all rocks four inches and larger in size from the surface of the subsoil prior to replacement of topsoil. Replace the topsoil to original depth and reestablish original contours where possible. Remove all rocks four inches and larger from the surface of the topsoil. Subsoil decompaction and topsoil replacement shall be avoided between the months of October and May unless favorable soil moisture conditions exist. [ii] Regrade all access roads to allow for farm equipment crossing and to restore original surface drainage patterns, or other drainage pattern incorporated into site plan design, approved by the Planning Board. [iii] Seed all restored agricultural areas with the seed mix specified by the landowner, in order to maintain consistency with the surrounding areas. [iv] All surface or subsurface drainage structures damaged during construction shall be repaired to as close to preconstruction conditions as possible, unless said structures are to be removed as part of the site plan approval. All surface or subsurface drainage problems resulting 14 from construction of the large-scale ground-mounted solar PV system shall be corrected with the appropriate mitigation as determined by the EM, Tompkins County Soil and Water Conservation District and the landowner. [v] Restoration practices shall be postponed until favorable (workable, relatively dry) topsoil/subsoil conditions exist. Restoration is not to be conducted while soils are in a wet or plastic state. Stockpiled topsoil shall not be regraded and subsoil shall not be decompacted until plasticity, as determined by the Atterberg field test, is adequately reduced. No project restoration activities shall occur in agricultural fields between the months of October and May unless favorable soil moisture conditions exist. [vi] Following site restoration, all construction debris shall be removed from the site. [f] Monitoring and remediation requirement. Immediately following site restoration, the applicant shall provide a monitoring and remediation period of no less than two years. On site monitoring shall be conducted seasonally at least three times during the growing season (Spring, Summer and Fall). The monitoring and remediation period allows for the effects of climatic cycles such as frost action, precipitation and growing seasons to occur, from which various monitoring determinations can be made. The monitoring and remediation phase is used to identify any remaining agricultural impacts associated with construction that may be in need of mitigation and to implement the follow-up restoration. The EM shall consolidate each applicable growing season’s observation into an annual report during the monitoring period and shall be provided to the Town of Ithaca. [i] General conditions to be monitored shall include topsoil thickness, relative content of rock and large stones, trench settling, crop production, drainage and repair of severed subsurface drain lines, fences, and any other conditions the Planning Board shall deem appropriate. [ii] Topsoil deficiency and trench settling shall be mitigated with imported topsoil that is consistent with the quality of topsoil on the affected site. All excess rocks and large stones are to be removed from the site. [7] Security. [a] As security for the performance of decommissioning requirements in this section, the owner and operator (if different from owner) of a large-scale photovoltaic solar energy system shall, upon the granting of required approvals and permits under this 15 section and prior to the installation of any portion of the system, execute and file with the Town Clerk a bond, letter of credit or other form of security or undertaking which shall be approved by the attorney for the Town and the Town Engineer as to amount, form, manner of execution, and sufficiency for surety. The security shall remain in full force and effect until the removal of all system components (including solar collectors, driveways, structures, lighting, utilities, fencing, gates, and accessory equipment), and all site restoration have been completed. The value of the security shall be equal to 125% of the cost of facility removal and restoration of the site, as determined by the Town Engineer after evaluation of the applicant’s decommissioning cost estimate submitted as part of its application. [b] At least once every three years after any approval or permit is issued by the Town, the owner and operator (if different from owner) of the system shall provide updated cost estimates, prepared and sealed by a licensed engineer, for removal of all system components and all site restoration, and if the resulting 125% cost requirement shows that the existing security is monetarily insufficient, then the owner and operator (if different from the owner) shall update such security, or see to its replacement or supplementation in an amount to equal such updated 125% cost number. [8] Decommissioning. (1) In the event the photovoltaic solar energy system is not completed and functioning within 18 months of the issuance of the initial building permit, the Town may notify the operator and/or owner to complete construction and installation of the facility within 180 days of the date of notification. If the owner and/or operator fails to perform, the Town may notify the owner and/or operator to implement the decommissioning plan. (2) The owner and operator shall implement the decommissioning plan if any of the following occurs: the Town notifies the owner and/or operator to implement the decommissioning plan pursuant to subsection (1) above; the lack of production for six continuous months (or for 12 of any 18 months) after the system becomes operational, unless the Planning Board grants an extension pursuant to subsection F(4) above; the lack of a current permit; failure to maintain any required decommissioning bond or other security; a violation of any site plan conditions or permit conditions that continues more than 30 days after the Town provides written notice of such violation (or, if the violation is not reasonably capable of cure within 30 days, if the owner and/or operator fails to commence to cure such violation within such 30 day period and thereafter diligently and with continuity prosecute such cure to completion in a period not to exceed 90 days after the Town’s notice); any other event occurs that requires decommissioning as stated in the decommissioning plan. (3) If the owner and/or operator fail to fully implement the decommissioning plan within 180 days, then in addition to other remedies provided by this section or chapter, by New York Town Law § 268, or by law or equity, the Town may utilize the following procedure to remove a photovoltaic solar energy system and/or implement a decommissioning plan: (a) The Code Enforcement Officer may order removal of such photovoltaic solar energy system and/or implementation of the decommissioning plan by written notice to the owner or person, company or other entity 16 having control of the system, or to the owner of the lot on which such system is located. The notice shall set forth a deadline by which such removal and/or plan implementation must be completed. Said notice shall further advise that, should the violator fail to so act within the established deadline, the removal and/or plan implementation may be performed by a designated governmental agency or a contractor, with the expense thereof to be charged to the violator and/or to become a lien against the premises. (b) If the photovoltaic solar energy system is not removed and/or the actions in the decommissioning plan are not completed within the period set forth in the Town's notice or Town Board's decision after any appeal thereof pursuant to Subsection G(2)(c)[5][c][iv] below, the Town may enter the premises to remove the system, cause the removal to be performed, and/or implement the decommissioning plan. The Town's entry onto such premises shall be pursuant to an agreement between the Town and landowner. If no agreement exists or can be obtained in a timely manner, the Town may seek a warrant from a court of competent jurisdiction for access to the premises and/or ma y seek a court order requiring or authorizing all actions reasonably necessary to remove the system and/or implement the decommissioning plan, with the costs of such actions the sole responsibility of the violator. (c) In the absence of adequate financial surety (because none is required for small- and medium-scale facilities, or if the Town does not recover its costs and expenses from financial security required for large-scale facilities), the Town shall present the landowner with a bill for all costs and expenses incurred by the Town in connection with the photovoltaic solar energy system removal and/or decommissioning plan implementation. If the landowner shall fail to pay such costs and expenses within 15 days after the demand for same, or within 30 days of the final decision on any administrative or judicial contest the landowner may pursue, then such unpaid costs, expenses and interest (at the statutory interest rate for money judgments in New York State courts) incurred from the date of the system removal and/or completion of the decommissioning plan shall constitute a lien upon the land on which such removal was undertaken. A legal action or proceeding may be brought to collect such costs, expenses, interest, and recoverable attorney's fees, or to foreclo se such lien. As an alternative to the maintenance of any such action, the Town may file a certificate with the Tompkins County Department of Assessment stating the costs and expenses incurred and interest accruing as aforesaid, together with a statement identifying the property and landowner. The Tompkins County Department of Assessment shall, in the preparation of the next assessment roll, assess such unpaid costs, expenses and interest upon such property. Such amount shall be included as a special ad valorem levy (administered as a move tax) against such property, shall constitute a lien, and shall be collected and enforced in the same manner, by the same proceedings, at the same time, and under the same penalties as are provided by law for collection and enforcement of real property taxes in the Town of Ithaca. The assessment of such costs, expenses and interest shall be effective even if the property would otherwise be exempt from real 17 estate taxation. (d) Appeals of notices and Town bills. Any person receiving a notice to remove a photovoltaic solar energy system and/or implement a decommissioning plan, or a bill for Town costs and expenses, may appeal to the Town Board by, within 15 days of receipt of such notice or bill, delivering to the Town Clerk at the Town offices an appeal requesting a reconsideration and administrative hearing before the Town Board. Such appeal shall state the basis for the request for reconsideration and shall be accompanied by any supporting materials. Failure to serve such an appeal within 15 days shall be deemed a waiver of any claim or defense that the notice or bill is not justified, and the violator shall comply with the requirements of the notice or pay the bill. If the appeal is timely filed, the Town Board shall, within 40 days of the filing, hold a hearing and, based upon any relevant materials presented by the Town and the appellant, shall issue a resolution deciding the appeal within 30 days after the hearing. Such resolution shall be filed with the Town Clerk, who shall arrange for delivery of a copy of the decision to the appellant within five days after such filing, at the address for such person designated in the appeal or at such other address as the appellant may thereafter designate in writing to the Town Clerk. The Town Board's decision after the hearing shall constitute a final agency action. The local law will also contain these provisions: Section 2. Chapter 270 of the Town of Ithaca Code (“Zoning”), Article IV (“Establishment of Zones”), Section 270-6 (“Enumeration of zones”), is amended by adding a new Subsection E reading as follows: “E. Large-scale photovoltaic solar energy system overlay district (see § 270-219.1, Solar energy systems)” Section 3. Addition of Lands to Overlay District. Ithaca Town Code Chapter 270 (Zoning) is amended by adding to the large-scale photovoltaic solar energy system overlay district the lots colored blue and the lots colored green, as shown on the map attached as “Exhibit A” to this local law. Section 4. Amendment of Zoning Map. The official zoning map of the Town of Ithaca, effective April 1, 2004, last revised on January 24, 2022, and as amended to date, is hereby further amended by inclusion of the lands described in this local law in the large-scale photovoltaic solar energy system overlay district, all as set forth in this local law. New Definitions to add to §270-5 Zoning Chapter: Agrivoltaic farming: also known as dual-use solar, is the simultaneous use of land for both solar voltaic power generation and crop or livestock farming. Energy Storage System – One or more devices, assembled together, capable of storing energy 18 in order to supply electrical energy at a future time, not to include a stand-alone 12-volt car battery or an electric motor vehicle. Lot Line, Front – Lot line that borders a public frontage or contextual lot front, or separates a lot from a thoroughfare (not including alleys). At a corner lot, a front lot line follows the shorter of the two public frontages, or the contextual lot front. At a through lot (double frontage lot), a front lot line is the line crossed for main access to the lot, or the contextual lot front. Thoroughfare -- Thoroughfare: area of land that is not part of a lot, devoted for use as a public way (whether it has public or private ownership) for travel, gathering, utility infrastructure, and related amenities. Amend Definition in §270-5 Zoning Chapter: Existing Definition in 270-5: Solar facility footprint -- The maximum occupied surface area taken up by the rows of solar panels and the space between the rows. Proposed Amendment: Solar facility footprint -- The cumulative land area occupied during the operation of the solar energy generating facility. This shall include all areas and equipment within the facility’s perimeter boundary – including the solar energy system, onsite interconnection equipment, onsite electrical energy storage equipment, and any other associated equipment – as well as any site improvements beyond the facility’s perimeter boundary such as access roads, permanent parking areas, or other permanent improvements. The footprint total shall not include site improvements established for impact mitigation purposes, including but not limited to vegetative buffers and landscaping features. For small-scale ground-mounted photovoltaic systems, the solar facility footprint means the maximum occupied surface area taken up by the rows of solar panels and does not include the space between the rows. Amend §270-223 Fences: Allow fence heights up to seven feet (or the height required by the National Electrical Code, if it requires more than seven feet) for fences associated with battery energy storage equipment for solar facilities. ´ Areas Where Large Scale Solar is Allowed Map Produced by Town of Ithaca Plannning Department Large Scale Solar Overlay Zone 0 0.5 10.25 Miles Town of Ithaca April 26, 2023 Data Source: Town of Ithaca and Tompkins County Information Technology Services GIS Division City of Ithaca Village of Cayuga Heights Meckl en burg R d H ay ts Rd Tru m a n s b urg R d Elm ira RdDanby RdTroy RdKing Rd E Slaterville R d D ry d e n R d Ha nshaw Rd Town of DanbyTown of Newfield Town of Ulysses Town of EnfieldTown of DrydenVillage of LansingTown of Lansing 101 Summer St | Flr 2 | Boston, MA | 02110 Members of the Town of Ithaca Town and Planning Boards, After the release of the Town of Ithaca’s proposed Solar Law Amendments during the week of April 17th, 2023, the Nexamp team took a moment to review the proposed law and identify any concerns, inconsistencies, or overarching comments It may have for the Board and their attorney. After review, Nexamp would like to commend the Town on its pragmatic edits, and the consideration that has been paid not only to the changing technological and financial landscapes present in renewable energy development, but also to concerns or local stakeholders and partners. Nexamp has experience developing and building projects in 34 counties across New York and has reviewed dozens of solar laws in partnership with dozens of municipalities. The balanced approach taken by the town has created a smart development plan in line with the best the state has to offer. The mandates and concerns presented by the law are clear, and the path forward for responsible development well defined and reasonable. Following its review, Nexamp is still seeking clarification on several items, and has listed them below for input from the Town and its attorney. We thank you for your time and consideration and look forward to working with the Town through the balance of 2023 and beyond. F(4) – Abandonment – consideration should be paid to supply chain issues that could delay the repowering of a non-functioning system. We suggest that the asset owner have an opportunity for appeal for extension of the abandonment timeline with adequate proof that the delay can be attributed to supply chain, permitting, or labor issues outside of the owners complete control G(2)(b)[2][e] / G(2)(c)[2][b] – Setbacks – Poles and Interconnection equipment should be allowed within the setbacks, as utility-owned poles are not under control of the applicant and are installed per utility standards set by the utility in accordance with DPS standards. Changes to these standards are not allowed, and while equipment needs differ across small to large scale systems, the utility reserves the right to require whatever equipment it deems necessary for the safety of the Grid at the Point of Interconnection (POI). Similarly, customer-owned equipment is required to be installed within a maximum of 30 ft from any utility-owned equipment, further limiting flexibility at the POI. G(2)(c)[4][a] - Utility Notification – We recommend that the town shift this language from “submission that the utility operates the electrical grid” to “confirmation from the Utility that the Grid can support the proposed installation, by delivery of a valid Preliminary Interconnection report or CESIR report issued to the applicant or project company”. This report will both confirm the utility service and that the applicant in question has received approval from the utility to pursue the installation. G(2)(c)[4][f] – Documentation of Energy Storage Fire Safety – We suggest that the town specify who/what certification mechanism they will accept in this case. 1 2 3 4 Summary of comments: Memo--Nexamp to Town Board re draft solar law 04-24-23 SHB annotated 04-25-23 (003).pdf Page:1 Number: 1 Author: Susan Subject: Sticky Note Date: 2023-04-25 18:02:40 Added ability to apply to Planning Board for an extension if delay is due to Number: 2 Author: Susan Subject: Sticky Note Date: 2023-04-25 17:47:30 Not making this change unless C.J. determines it is needed Number: 3 Author: Susan Subject: Sticky Note Date: 2023-04-25 17:47:58 Made this change (changed the proposed words slightly) Number: 4 Author: Susan Subject: Sticky Note Date: 2023-04-25 17:59:21 Done, per Marty's & C.J.'s change (added Fire Code of New York State reference) 101 Summer St | Flr 2 | Boston, MA | 02110 G(2)(c)[4][g] – SWPPP – We suggest that the town specify that the SWPPP is not required at submission, but will be required prior to final site plan approval. This will allow for organic evolution of the document during the design review process. G(2)(c)[4][i][i] – Decommissioning Plan - See comment for Item F(4) Above. G(2)(c)[5][j] – We would like some clarification on why the Planning Board might want to specify this type of system, and the dynamics at play when requesting this type of system, as they drastically decrease production due to being of fixed-tilt orientation. G(2)(c)[5/6] – Construction Standards should be item 6, rather than 5. G(2)(c)[6*][d][vi] – Slight Difference between these written standards and the NYSDAM Construction guidelines from which they were copied, can the board provide context as to the following: o Why the ATWS is 50ft vs the NYSDAM recommended 25ft. o Why the stockpiles must be immediately adjacent, rather than “as close as reasonably practical.” o Why soil spreading is not allowed or stipulated. G(2)(c)[8**](1) – We propose that there is an option to extend this timeline based on supply chain issues, and most importantly, utility delays. Often, sites will be mechanically complete within 12-18 months, but the utility may take another 2-3 months before allowing the system to be formally powered on. G(2)(c)[8**](2) – We suggest 60-day cures to allow adequate time for document sharing and coordination with the appropriate permitting entities. G(2)(c)[8**](3) – Decommissioning timelines should be weather dependent, with extensions available based on time of year and overall weather conditions as to not adversely effect the land or provide unsafe working conditions for site employees. We thank the town for its diligence, and openness in the crafting and refinement of this law. And look forward to further conversation moving forward, Regards, Ryan M McCune Director, Business Development Nexamp Solar 1 2 3 4 5 6 7 8 Page:2 Number: 1 Author: Susan Subject: Sticky Note Date: 2023-04-25 17:48:41 Do not make this change, per C.J. Number: 2 Author: Susan Subject: Sticky Note Date: 2023-04-25 17:49:03 Added reference to possible Planning Board extension Number: 3 Author: Susan Subject: Sticky Note Date: 2023-04-25 17:49:32 Added Town Board Engineer recommendation, per C.J. Number: 4 Author: Susan Subject: Sticky Note Date: 2023-04-25 17:58:36 Yes--change made. We knew numbering and formatting would need to be fixed for the final version. Number: 5 Author: Susan Subject: Sticky Note Date: 2023-04-25 17:50:02 C.J. said the differences are intentional. Do not change the law. Number: 6 Author: Susan Subject: Sticky Note Date: 2023-04-25 17:58:04 No need to add extension. Owner/operator has 18 months to make system operational, plus an additional 180 days after Town notifies applicant that system must be made operational. It is only after the 18 months plus 180 days that the Town may (not must) notify the applicant to implement decommissioning plan. The Town can choose not to issue that notification if the applicant shows valid reasons the system is still not operational. Number: 7 Author: Susan Subject: Sticky Note Date: 2023-04-25 17:57:37 Not needed--if more than 30 days are needed, up to 90 days is given if the owner/operator is working continuously to cure Number: 8 Author: Susan Subject: Sticky Note Date: 2023-04-25 17:57:23 Not needed. Owner/operator has 180 days to implement decommissioning, which gives them two seasons. Do not see why decommissioning should be difficult to implement in that timeframe, given the lack of foundations or buildings. TOWN OF ITHACA PLANNING BOARD December 20, 2022 Draft MINUTES Present: Liebe Meier Swain, Chair; Members Greg Lindquist, Cindy Kaufman, Bill Arms, Liz Bageant, Yvonne Fogarty, and Ariel Casper Sue Ritter and Chris Balestra,Planning; Susan Brock,Attorney for the Town; and Paulette Rosa,Town Clerk Agenda Item I Consider approval of the 2023 Planning Board Meeting Schedule Ms. Meier Swain stated that historically the Planning Board meetings are the I"and 3rd Tuesday of every month. It is up to this board whether that schedule works and to continue or make a new schedule. Mr. Arms asked whether it is necessary to have two meetings,there were a lot of meetings canceled last year. Ms. Meier Swain stated that the reason to allow for two meetings per month is that it is easier to cancel a meeting than to add one with the notice requirements. Mr. Lindquist added that if there are a lot of projects any given month it would make for a lengthy meeting. Ms. Fogarty added that if they held back a project because they need something further the board and applicant would want to come back as soon as possible. Motion by Greg Lindquist, seconded by Ariel Casper to maintain the same schedule as presented. Ms. Meier Swain suggested removing the July 4th meeting date as it is a federal holiday and Town Hall is closed leaving July with one scheduled meeting. The Board was unanimously in favor. Item 2 Consider a recommendation to the Town Board regarding the Chairperson of the Planning Board for 2023 Ms. Meier Swain stated to the board that it has been a true honor to work with them in a leading position with the Town and community. Ms. Fogarty nominated Greg Lindquist. Mr. Lindquist accepted the endorsement. The Board was unanimously in favor of the nomination of Greg Lindquist as Chair. Item 3 Staff Reports and Updates PB 2023-02-21 (Filed 3/16) Pg 1 Ms. Balestra updated the board with the Ranic project. Some of us went on a site visit end of November. Walked the site, got information from the developer,board members got a good lay of the land, and gained insight into the project. The developer is still working on plans and the plan development zone language expect to get something to the this board and the town board early in 2023. If you've seen the media blasts,the former Chain Works project,now called South Works,has a new team working on the project. It went through a generic environmental impact statement process with eh City and Town. Now the DEC has amended their remediation and has given their remediation approval. Now the project can move forward in to site plan phase. The developer team wants to focus on the buildings that already exist particularly the industrial buildings that are in the City and the Town and will be moving forward with that soon. Ms. Kaufman asked if the project is still a mixed use. Ms. Ritter stated it is mixed use but it sounds like the new team are coming up with new ideas Ms. Balestra added that the new ideas involve sustainability and affordability. Believe it is most economically viable for the developer to focus on the buildings that exist and try to get industrial, manufacturing, and office use in there now. Ms. Fogarty asked if it is the same developer. Ms. Balestra replied it is the same developer with a new team of partners. Ms. Ritter added that the developer is co-owner with three other entities. Ms. Ritter reported that the town has been working on some laws. One is amendments to the town's solar law. It was six or seven years ago the town drafted their first solar law which allowed the largest solar installation to go up to ten acres. Being the first draft,we anticipated future amendments. As a result of calls from developers we are amending our solar law proposing to allow upwards of 35-acre installations,the larger of which will only be allowed in agriculture zones,to match what some of the developers contacting us are interested in. This is still in the works and will eventually go to the town board. In the future we may need to rethink the law because currently it's all based on zones but zones aren't necessarily the best locations for a 35 acre installation. It may be that the town wants to start looking at an overlay of some sort or where it makes sense such as where there aren't forests or view shed issues. We need to look at where the town wants these and where does it work for the energy companies to provide them. We have to remember that these aren't permanent. It's possible they can be removed. The amendment proposal is to require a bond in the event that the company pulls out,their gone and then we have this installation that's not working anymore,it's past it's prime, 30n years down the road,who is going to be responsible for it? The other law we've been working on is the Inlet Valley Overlay. This is an area where we wanted to focus more attention. We applied to the Empire State Development for a grant to do an economic development study and strategic plan. What came out of that study was that we have two premier state parks at either end, Buttermilk and Treman, as well as the presence of agriculture in that area. It's a unique area with a rural feel. One of the first recommendations was that we need to redo our zoning. The rezoned area will be at about Five Mile Drive to about 5 miles south of where Turbacks used to be. PB 2023-02-21 (Filed 3/16) Pg 2 Finally,the already adopted Limited Historic Commercial zone meant to protect historic properties by allowing historic buildings that meet certain criteria to be reused or repurposed that may have outlived their use and need a new use to keep it going and maintained in good shape has received its first application. These applications need Town Board and special approval from the Planning Board. A preservation plan to address any deterioration and future maintenance is a requirement. It is anticipated that the board may see three applications within the next six months,none of which are too intensive. Item 4 Persons to be heard-None Item 5 Other Business Motion by Ariel Casper to cancel the January 3rd meeting due to no agenda items. Vote: ayes—Casper, Kaufman, Fogarty, Arms, Lindquist and Bageant. Abstained-Meier Swain Ms. Balestra reported that the January 17th meeting will involve something about the Inlet Valley. Meeting adjourned at 7:51 pm upon motion by Ariel Casper, seconded by Liz Bageant. Submitted by Becky Jordan, Deputy Town Clerk PB 2023-02-21 (Filed 3/16) Pg 3 TOWN OF ITHACA PLANNING BOARD February 21, 2023 Draft MINUTES Present: Greg Lindquist, Chair; Members Fred Wilcox, Liz Bageant, Yvonne Fogarty, Cindy Kaufman, Bill Arms, and Kelda McGurk. Apel Casper(remote) CJ Randall and Chris Balestra,Planning;Marty Moseley,Codes; Susan Brock,Attorney for the Town; John Little, IT; Dan Thaete and David O'Shea, Engineering and Becky Jordan, Deputy Town Clerk Mr. Greg Lindquist called the meeting to order at 7:00 p.m. with the introduction of new members Kelda McGurk, Alternate and Caitlin Cameron coming on board in April 2023. Announcement of Yvonne's April retirement from the planning board after many years of service. Agenda Item 1 SEQR Determination: Cortright 2-Lot Subdivision, 653 Elmira Road. Overview Mr. Goodman stated the project has been in the works for decades now and is part of the Black Diamond Trail project that New York State Parks has been working on for a long time. In the meeting material there is the Planning Board approval for the subdivision from 23 years ago in 2000. The subdivision wasn't consummated back then because NYS Parks discovered title issues with the property so the approval expired after 10 years. A couple of years ago I started working with Tompkins County to try to help NYS Parks out with getting rights to the remaining private parcels for the lower Black Diamond Trail which goes from Buttermilk Falls State Park to Lower Treman. About four years ago there was a subdivision of six acres at the back part of Eddydale Farm property. The Town bought that and is planning on transferring it to NYS Parks. The parcel on tonight's agenda became part of a lien foreclosure auction at the end of January. The Grimm's, owners of Gray Haven Motel were the high bidders at the foreclosure auction, so we've been working with them to buy the back portion which requires the same subdivision approval granted in 2000. The Town will then transfer the property to NYS Parks so they can combine parcels and move forward with the Black Diamond Trail. Mr. Wilcox asked who currently owns the parcel under consideration? Mr. Goodman stated that on paper the current owner may be the Estate of Isaac Cortright but they were sued by the Estate of Orson Ledger, so the court ordered it to be sold at auction. The Grimm's were the high bidders. The Town Board entered into a purchase contract contingent on the closing which there is 30 days to occur. Mr. Lindquist asked if the foreclosure would dissolve all liens against the property currently such as municipal land or county taxes? Are there any taxes that the county will waive? Mr. Goodman replied that the minimum amount of about$355,000 set for auction includes all back taxes so the estate will be paying off all back taxes once bid amount is received at closing. Ms. Fogarty inquired whether the total lot amount is 61 acres. PB 2023-02-21 (Filed 3/16) Pg 1 Ms. Balestra replied no,it includes land already town owned. PB RESOLUTION 2023-03: SEQR Preliminary and Final Subdivision Approval Cortright 2-Lot Subdivision 653 Elmira Road Tax Parcel No. 35.-1-18 Town of Ithaca Planning Board, February 21, 2023 WHEREAS: 1. This action is Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision located at 653 Elmira Road. The applicant proposes subdividing the 48+/- acre parcel into two parcels. Parcel A, at 2.6+- acres, contains existing residential structures and barns. Parcel A also contains an access drive(labeled"Parcel C")that will be granted as an easement to the Town of Ithaca for access to Parcel B. Parcel B, at 45+/- acres,is undeveloped stream bottom land that will be conveyed to the Town of Ithaca for eventual sale to New York State for consolidation with an adjacent parcel owned by New York State. The purpose of the subdivision/consolidation is to provide land for the future Black Diamond Trail. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Estate of Isaac Cortright, Owner; Town of Ithaca, Applicant/Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoordinated review with respect to the Project; 3. The Planning Board, on February 21, 2023,has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, a survey map entitled"Proposed Subdivision Map Showing Lands of Hazel S. Cortright, Town of Ithaca, Tompkins County,New York",prepared by T.G. Miller, P.C., dated 12/30/99 and revised 3/2/00, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed project; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed,based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and,therefore, an Environmental Impact Statement will not be required. Moved: Fred Wilcox Seconded: Yvonne Fogarty Vote: ayes—Casper, Kaufman, Wilcox, Fogarty, Lindquist, Arms, and Bageant Item 2 Public Hearing PB 2023-02-21 (Filed 3/16) Pg 2 Mr. Lindquist opened the public hearing at 7:19 p.m. There was no one wishing to address the board and the public hearing was closed at 7:22 p.m. PB RESOLUTION 2023-04: Preliminary and Final Subdivision Approval Cortright 2-Lot Subdivision 653 Elmira Road Tax Parcel No. 35.-1-18 Town of Ithaca Planning Board, February 21, 2023 WHEREAS: 1. This action is Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision located at 653 Elmira Road. The applicant proposes subdividing the 48+/- acre parcel into two parcels. Parcel A, at 2.6+- acres, contains existing residential structures and barns. Parcel A also contains an access drive(labeled"Parcel C")that will be granted as an easement to the Town of Ithaca for access to Parcel B. Parcel B, at 45+/- acres,is undeveloped stream bottom land that will be conveyed to the Town of Ithaca for eventual sale to New York State for consolidation with an adjacent parcel owned by New York State. The purpose of the subdivision/consolidation is to provide land for the future Black Diamond Trail. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Estate of Isaac Cortright, Owner; Town of Ithaca, Applicant/Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordinated review with respect to the project,has on February 21, 2023, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, and 3. The Planning Board, on February 21, 2023,has reviewed and accepted as adequate a survey map entitled"Proposed Subdivision Map Showing Lands of Hazel S. Cortright, Town of Ithaca, Tompkins County,New York",prepared by T.G. Miller,P.C., dated 12/30/99 and revised 3/2/00, and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision located at 653 Elmira Road, as shown on the survey map noted in Whereas 93 above, subject to the following conditions: a. That parcel B and the access easement are conveyed to the Town of Ithaca within six months of this approval; b. Revision of the final subdivision plat to include: PB 2023-02-21 (Filed 3/16) Pg 3 i. The current names of all property owners that surround the property; ii. The current property conditions,with the most updated structures and site elements; iii. In the Title Information block,the current property owner names and the"Town of Ithaca"instead of New York State Parks as the entity receiving Parcel B and easement for Parcel C; and c. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the revised final subdivision plat,prior to filing with the Tompkins County Clerk Office, and submission of a copy of the receipt of filing to the Town of Ithaca Planning Department. Moved: Ariel Casper Seconded: Fred Wilcox Vote: ayes—Casper, Kaufman, Wilcox, Fogarty, Lindquist, Arms, and Bageant Item 3 Consideration of a sketch plan for the proposed Mirabito convenience store, fuel canopy, and car wash, located at 301 Pine Tree Road. The project involves demolishing the existing Mirabito building and re-developing the site with a new 6,600+/- square foot Mirabito convenience store with fuel canopy and carwash, along with an adjoining fast-food restaurant with drive-thru. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner; Mirabito Energy Products—Brett Hughes, Applicant/Agent. Overview Mr. Neal Zinsmeyer; Engineer from Napierala Consulting introduced Brett Hughes; Mirabito/tenant, Kristen Gutenberger; Cornell Real Estate and Jim Ballantyne from his team. Mirabito is looking to upgrade many of their stores,this being one of them. It is a total of 6,600 sf building, 4,800 of which is Mirabito and 1,800 for Burger King with the drive thru. This is a big upgrade for Mirabito as the current store is about 200 sf. We are proposing eight fueling stations,which is the number of dispensing units the current station has now. We ended up with this site scenario based on the split zone with Commercial on the east side, VFR on the west in order to keep form going down a zone change path. We are looking for sketch plan input to take back and discuss with team and move forward through the process. Mr. Lindquist asked if there may be any thought as to location of green space being pushed further out toward the street to act as a buffer and patio seating be shaded from street view? Mr. Zinsmeyer responded certainly,that was one of the comments from county planning as well and they will take that into consideration. Mr. Arms emphasized a key point in the Town of Ithaca Conservation Board environmental review in that all other buildings on that street are well set back from the street with green space in between street and building. Putting such a large building right on the corner has all sorts of disadvantages. There are two quite spacious areas being consolidated into one and I can't help thinking too much is being squeezed into one reduced area. PB 2023-02-21 (Filed 3/16) Pg 4 Ms. Bageant commented that the sketch plan looks a lot like what is there right now. Would like to see something more aligned with the visions that the Town and Cornell has for this area in terms of pedestrian friendliness and a denser community feel. Mr. Hughes replied that they are very much willing to work with Cornell and the Town to create an upscale convenience center. We're really going to invest and put thought and effort into upscale architecture and collaborate with the walkability much like urban planning. What exists there today is very underserving of the area. We want to bring some of the modern architecture, food service offerings and technology when it comes to fueling equipment. Traditional fossil fuels are not going away any time soon,but we are very much paying attention to alternative fuels. Also,we have a partnership with the New York Power Authority to deploy vehicle charging stations throughout the region so we look forward to offering EV charging at this location. We are putting a lot of thought and effort and being very cognizant of how we make this an upscale offer for the community to last years and years. Ms. Kaufman asked if the quantity of parking is based on code requirement for the building size and how did you come up with the size of the building? My biggest concern is the size of the building. The canopy is going to be very large. Mr. Hughes replied that as far as the fueling positions they are proposing the same as what exists today which is four fueling dispensers. We want to leave room for alternative supply. Parking is a big part of the convenience as is allowing people to get in and out easily. Mr. Zinsmeyer added that the goal is to be efficient, and they have minimums to meet the needs of both businesses. This is a typical scenario to meet the parking code. Mr. Hughes commented that the building that exists today is not sufficient to compete. The business has evolved, and we want to keep pace with the modern offerings. In other communities where we've had opportunity to redevelop with our modern convenience offerings has been very well received. Big emphasis on full food service offering while still maintaining the typical core convenience items that you find in most convenience stores. Burger King was an interesting touch to this project as an existing operator that has served the community for some time. We're really in collaboration with Cornell and the Town to put forth a development plan that reinvigorates and still leans on the legacy offerings that have existed at the corner for some time and one that is going to be around for another 50 years. Ms. Fogarty wondered if 6,600 sf of convenience store is really needed in the community with P&C and the drugstore across the street that carries food as well. It doesn't fit in with the neighborhood. Mr. Hughes commented that in collaborating with Kristin and the Cornell team and their architects there is an emphasis on aesthetics and that what the project team is proposing, architecturally speaking, meet the objectives that are in line with the vision for East Hill. Mr. Arms asked if they weren't working to the zoning restrictions would it have helped to find better or different locations to place the building? Mr. Zinsmeyer replied that they looked at many scenarios and obviously the driving force was the zoning. There were 18 other versions of sketch plans before presenting the current one before presenting to the town. PB 2023-02-21 (Filed 3/16) Pg 5 Mr. Hughes stated that there were preapplication workshops with Sue Ritter, former Director of Planning and Marty, Director of Code Enforcement and we looked at quite a few scenarios with their guidance and this is a plan that everyone felt pretty comfortable putting forward that meets the requirements from zoning perspective while allowing us to evolve and still maintain the existing uses that are there today. Ms. Randall referred to the Cornell Master Plan for East Hill Village gearing it more toward a visitors center but which also indicates gateway improvements at this intersection. Is this intended to be part of the project? Some of the enabling projects are to remove gas station and fast food restaurant. The plan calls out parcel 17f. It is my understanding there is an emphasis on gateway features and improvements. Is this still relevant and applicable? Ms. Gutenberger replied that while she appreciates the comment, Cornell's plans have evolved over the years since the last master plan was created. It would be best to consult with Cornell Planning. We have asked for the building to be forward, and canopy be in back so that it creates somewhat of a gateway. This will all be run through our planning and architects' office to try to be as consistent with that plan as possible. Mr. Moseley agreed. Conversations have occurred between the project team and the Town whereas Planning encouraged placement of the building be in closer proximity to the road based on the Towns comprehensive plan and traditional new neighborhood development. Ms. Balestra commented that it is a vision of the comprehensive plan to have this be a traditional neighborhood high density development since it's our major commercial area in the town. To Mr. Arms comment,it does go contrary to what the environmental review committee would want to see which is more of a suburban style development with buildings farther back from the road. Mr. Thaete highlighted that Ellis Hollow and Pine Tree are county roads and in county jurisdiction and their comment letter included in the packet states they don't like the location of entrances. Also, from an engineering perspective on sewer capacity,the car wash may be an issue for our sewer system. How realistic that is will be determined once we get some flow data. One other thing we just found out is that the entrance on Ellis Hollow Road lines up with an existing box culvert that goes under Ellis Hollow and I know that is slated,under our current projects,to be replaced so the entrance on Ellis Hollow right now is not good from a stormwater perspective and from what the county said. Mr. Casper asked if parcel two [Former Burger King] is going to be left as a deteriorating parking lot or what is the long-term plan for that? Ms. Gutenberger responded that Cornell doesn't have any specific plans for that approximate 1 acre parcel right now. We are hoping to be able to develop that with some sort of community asset as well whether it be another commercial space and what that may be is yet to be seen. The building will be raised so it will be a clean site. Ms. Bageant commented that she visited the site today and was struck to see more green space there than she realized. With this plan is there a net gain or loss relative to what's there right now? Mr. Zinsmeyer responded that they don't have numbers yet but as they move forward they'll show an PB 2023-02-21 (Filed 3/16) Pg 6 increased landscaping plan including green space and stormwater. Mr. Hughes added that they are very much prepared to put forth a landscaping plan above and beyond what they are typically accustomed to as far as screening. Mr. Lindquist,referring to the design,particular with the drive thru, asked how many cars are they looking to stack,is there a minimum that the operator needs and is there going to be one window, two windows? Mr. Zinsmeyer responded there are two windows and ten or so stacking from the window which may change based on layout moving forward but ten is usually the goal. Mr. Hughes added that the stacking number minimum requirements are dictated by fast food operations and will come from Burger King Corporate. Mr. Wilcox pointed out that the conservation board talked about flooding that occurs in that area and when the county redid that intersection a number of years ago it actually worsened the flooding problem. Mr. Thaete provided that the box culvert that exists at the Ellis Hollow entrance drains most of the water across the street and it gets into the center island which is what we see as flooding. The county is replacing the box culvert at the intersection with one of increased size and capacity and replacing the box culvert out of the center island, a design to direct discharge the water down through there so that intersection shouldn't flood anymore. The project is awarded and should be starting in the next couple of months. Mr. Wilcox is concerned with the car wash as it relates to traffic circulation. Ms. Kaufman asked for better understanding of Cornell's gateway concept. Ms. Gutenberger replied that with so many people coming in from RT 79 and Pine Tree Road Cornell wants to make sure the approach to the University is sensitive with way finding signs and not just gas stations in your face. Cornell doesn't have control of Dunkin Donuts or Walgreens because it is not their property but they can work with Mirabito and what happens with this site. Ms. Balestra commented that if this project advances to preliminary site plan stage of review the applicants needs to provide a lot more detail than what they provided tonight. The board is going to want to see trip generation, stacking,traffic analysis for the proposed use, lighting, energy usage, project compliance with energy code supplement,building elevations, colors,building plans, stormwater management plans,information on utilities, landscaping, signage to name some. Herb Engman commented that he uses East Hill plaza and the fueling station there and agree that the current entrance to the service station on Pine Tree Road is terrible. He couldn't tell from the graphic whether it had moved back toward P&C more but since Cornell controls all that property they ought to be able to design an ideal entrance and exit situation. Cars coming from Ellis Hollow Road whip around that corner and people coming out at the current entrance are in grave danger. This project does seem to be designed to increase customer traffic which is the reason for expanding and that means that there really has to be a walkway across Pine Tree Road at the light because you take your life in your hands trying to get across the road there. There needs to be a pedestrian walkway across PB 2023-02-21 (Filed 3/16) Pg 7 Pine Tree. If a car wash is to go in there it should have the very latest technology in treating salt, oil, and gas that comes off vehicles. There's already a large car wash just a few hundred feet away and the system certainly doesn't need more run off from that sort of facility. When Burger King first started up they made some agreements about litter control as that was one of the major concerns about a fast food place and fast food being a high contributor to roadside litter. It should be required that there be no foam or plastic used. I hope that things are looked at very carefully as this would be a major change to the East Hill area. Ms. Brock stated that the project will need special permit. Mr. Hughes thanked the board and stated he's going to work with the development team and take all the comments,input, and history of the site and intersection to put together a nice project for everybody in the end. This is a family owned and operated business going on about 100 years and the business has evolved over the years. Item 4 Persons to be heard-None Item 5 Other Business There are two items on the next agenda thus far, The Learning Farm at 272 Enfield Falls Road and a three-lot subdivision and consolidation on Haller Blvd. Ms. Bageant and Mr. Arms are unavailable on March 2Is'. Regarding meeting minutes,the board needs to decide whether or not to change from having the minutes on the agenda for the board as a whole to review and approve to the discretion of the chair. The general consensus is not to change from the board receiving minutes on the agenda. Update on the proposed Ithaca College football field: Ms. Balestra provided that there was a coordinated internal staff meeting with the applicant. There was codes, engineering, and planning staff. They submitted materials on March 9, 2020 for the Butterfield stadium project and then the world shut down three or four days later. The materials that they are going to present to the planning board are going to be largely similar. Once we receive the materials they will be placed on the agenda. Update on Visum Development: Ms. Balestra provided that about 15 months ago Visum purchased properties in the city and the town, one of which is off Honness Lane. Planning staff has not heard anything about a project yet. Ranic upcoming in spring. Meeting adjourned at 8:54 pm upon motion by Fred Wilcox, seconded by William Arms. Submitted by Becky Jordan, Deputy Town Clerk PB 2023-02-21 (Filed 3/16) Pg 8