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PB Packet 2023-06-20
TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, June 20, 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. Persons to be heard. 2. SEQR Determination: Namgyal Monastery – Dalai Lama Library and Learning Center Modifications 3. PUBLIC HEARING: The proposal is the consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the Dalai Lama Library and Learning Center Project, located on Tibet Drive (off NYS Route 96B/Danby Road). This project was originally approved in 2021 and has been under construction since. The proposed modifications include adding a pavilion, retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Namgyal Monastery at Dur Choe Ling, Owner; James Fruechtl, Senior Project Manager, TWMLA- A Fisher Associates Studio, Applicant/Agent. 4. Consideration of a Sketch Plan for the proposed Carrowmoor large-scale community solar photovoltaic system project, located on Mecklenburg Road (NYS Route 79) across from 1335- 1349 Mecklenburg Road. The project involves installing a 5MWac single-axis sun tracking solar array system on approximately 30-acres of land, along with two inverter/transformer equipment pads, solar energy battery storage, new overhead utility (NYSEG) interconnects and poles, an eight-foot-tall perimeter fence, stormwater management facilities, access drive, and other site elements. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. There are no decisions or approvals at this meeting, other than the Planning Board declaring their intent to be lead agency in the environmental review of the project. Rancich Family Limited Partnership, Owner; Nexamp Solar, Applicant; Ryan McCune, Agent. 5. Consideration of a recommendation to the Ithaca Town Board regarding the establishment of an open development area for 157 Enfield Falls Road, in which a structure exists, but where no street or highway giving access to the structure has been placed on an official map or plan (NYS Town Law Section 280-a, Permits for buildings not on improved mapped streets). 6. Consideration of a recommendation to the Ithaca Town Board regarding a proposed local law amending Chapter 270 of the Town of Ithaca Code, titled “Zoning,” and the Town Zoning Map to rezone Tax Parcel #66.-1-6 located at 130 Forest Home Drive by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District. 7. Approval of Minutes: 8. Other Business. 9. 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, June 20, 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 modifications to the Dalai Lama Library and Learning Center Project, located on Tibet Drive (off NYS Route 96B/Danby Road). This project was originally approved in 2021 and has been under construction since. The proposed modifications include adding a pavilion, retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Namgyal Monastery at Dur Choe Ling, Owner; James Fruechtl, Senior Project Manager, TWMLA- A Fisher Associates Studio, Applicant/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 MEMO To: Planning Board From: Christine Balestra, Planner Date: June 13, 2023 RE: Recommendation to the Town Board – Rezone 130 Forest Home Drive from Medium Density Residential Zone to Limited Historic Commercial Overlay District Please find attached materials for the proposed local law amending Chapter 270 of the Town of Ithaca Code, titled “Zoning,” and the Town Zoning Map, to rezone Tax Parcel #66.-1-6, located at 130 Forest Home Drive, by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District. Legislation history: The town adopted the “Limited Historic Commercial Zone (LHCZ)” language in the Town Code in 2011. The law created a mechanism that enabled eligible properties to be rezoned and conferred with rights to permit a use, or uses, that would not otherwise be allowed by the current zone, subject to Town Board and Planning Board approvals. The intent was to extend the usefulness of historical properties that have outlived their original purpose and to potentially help make the upkeep and maintenance of these aging properties more financially feasible through utilization of certain commercial uses. The Town Board adopted amendments to the LHCZ, including re-naming the regulation “Limited Historic Commercial Overlay District” in 2022. The amendments maintained the original intent of the law but added provisions that strengthened the requirements for preserving the building/property’s historical integrity. In addition, as the name implies (Limited Commercial Historical Overlay District), the law was refashioned as an overlay district. As such, the underlying zoning district is maintained with its associated setback and dimensional requirements, and the new added provisions are superimposed on the existing zoning. The LHCOD only applies to buildings and structures that meet the eligibility requirements outlined in the law. This includes those that are listed on the New York State or National Registers of Historic Places, are eligible for listing on the New York State or National Register s of Historic Places or have been identified as being “potentially significant” in the Town of Ithaca Historic Resources Survey. Planning Board’s role – 130 Forest Home Drive application: Applicants who request a rezoning to the Limited Historic Commercial Overlay District (LHCOD) are required to obtain a recommendation from the Planning Board to the Town Board. If the Planning Board makes a favorable recommendation and the Town Board approves the rezoning and the request includes a use, or uses, that are not listed as of right in the LHCOD, then the applicant must return to the Planning Board for consideration of special permit approval. This is the case with 130 Forest Home Drive. According to the application materials, the property owner wishes to use the property for her real estate and property management business, which requires Planning Board special permit approval under the LHCOD regulations. Property history: The building at 130 Forest Home Drive was built in 1911. It is situated within the Forest Home Historic District, which is listed on the National Register of Historic Places. The Historic District encompasses 77 properties and is located on both sides of Fall Creek. There is a plaque on the side of 130 Forest Home Drive that states that the building was originally utilized as a grocery store and ice cream parlor. The plaque reads: “It became the Forest Home Inn in 1915. The inn’s founders, Marth a Van Rensselaer and Flora Rose, were the first full-time women professors at Cornell University. In 1925, when the NYS College of Home Economics (now the Cornell College of Human Ecology) was established, they were appointed co-directors. Students from the college received training in the inn’s tearoom. The building has also contained, at various times in its history, a furniture store, residences, town offices, and most recently, an insurance agency.” Cornell University purchased the property in 1999 and received site plan approval by the Planning Board on August 22, 2000, to use the first-floor commercial spaces for administrative offices. The second and third floors of the building already contained four residential apartments and were maintained as such after the approval . Cornell sold the property to the applicant in 2022. The Town Board will consider re-zoning the property to LHCOD on June 26th. There will be a public hearing and an evaluation of environmental impacts associated with the rezoning, with the Town Board as the lead agency in the environmental review. Provided that the Town Board adopts the rezoning, the project could come back to the Planning Board for consideration of special permit approval at the July 18th Planning Board meeting. The special permit would include a separate public hearing, along with an evaluation of environmental impacts. Among the materials is a draft resolution for the Planning Board to review and consider. Please contact me at (607) 273-1721, ext. 121, or email me at cbalestra@town.ithaca.ny.us if you have any questions. Att. 1 TOWN OF ITHACA LOCAL LAW NO. __ OF THE YEAR 2023 A LOCAL LAW AMENDING CHAPTER 270 OF THE TOWN OF ITHACA CODE, TITLED “ZONING,” AND THE TOWN ZONING MAP TO REZONE TAX PARCEL #66.-1-6 LOCATED AT 130 FOREST HOME DRIVE BY SUPERIMPOSING A LIMITED HISTORIC COMMERCIAL OVERLAY DISTRICT OVER THE BASE MEDIUM DENSITY RESIDENTIAL DISTRICT Be it enacted by the Town Board of the Town of Ithaca as follows: Section 1. Rezoning of Lands. Chapter 270 of the Town of Ithaca Code, titled “Zoning,” is amended by rezoning Tax Parcel No. 66.-1-6 (130 Forest Home Drive), as described on Schedule A, which is incorporated into this local law, by superimposing a Limited Historic Commercial Overlay District on that Tax Parcel over the base Medium Density Residential District. Section 2. Amendment of Zoning Map. The official zoning map of the Town of Ithaca, effective April 1, 2004, revised December 11, 2006, August 13, 2012, January 13, 2014, December 11, 2017; January 24, 2022; February 13, 2023; and June 12, 2023, as amended to date, is hereby further amended by rezoning the lands described in this local law in the manner set forth in this local law. Section 3. Partial Invalidity. In the event that any portion of this law is declared invalid by a court of competent jurisdiction, the validity of the remaining portions shall not be affected by such declaration of invalidity. Section 4. Effective Date. This local law shall take effect immediately upon its filing with the New York Secretary of State. Schedule A Description of Property Being Rezoned Tax Parcel No. 66.-1.6 (130 Forest Home Drive): ALL THAT TRACT OR PARCEL OF LAND, situate in the Town of Ithaca, County of Tompkins and State of New York, being more particularly described as follows: BEGINNING at the point of intersection of the centerline of Forest Home Drive with the centerline of a private drive commonly known as The Byway; THENCE North 12° 57' 00" East along said centerline of The Byway a distance of 138.00 feet to a computed point; THENCE South 72° 02' 00" East along the southwesterly boundary of premises reputedly of Gardner and Holden (Instrument No. 2017-06643), passing through a point marked by 2 a found pipe at a distance of 13.50 feet, and continuing along the same course a total distance of 107.80 feet to a point marked by a found pipe; THENCE South 02° 52' 00" West along the westerly boundary of premises reputedly of Cascadilla Oasis, LLC (Instrument No. 2014-13943), passing through a point located 0.6 feet easterly of a point marked by a found pipe at a distance of 58.33 feet, and continuing along the same course a total distance of 71.50 feet to a point in the centerline of Forest Home Drive; THENCE westerly along said centerline of Forest Home Drive as it curves to the left a distance of 133.5 feet, more or less, to a point at the terminus of a chord bearing South 77° 04' 03" West a chord distance of 133.27 feet, which point is the point and place of beginning, containing 0.196 acres of land to the road right-of-way. Said premises are shown on a survey map entitled "SURVEY MAP NO. 130 FOREST HOME DRIVE, TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK" prepared by T.G. Miller, P.C., dated April 5, 2000, and most recently updated on May 13, 2022, a copy of which was filed on September 22, 2022, in the Tompkins County Clerk’s Office as Instrument No. 2022-10838. PROPOSED RESOLUTION: Recommendation to Ithaca Town Board – Amend Town Code (Zoning) and Town Zoning Map To Rezone & Superimpose a Limited Historic Commercial Overlay District (LHCOD)- Tax Parcel No. 66-1-6 130 Forest Home Drive Town of Ithaca Planning Board, June 20, 2023 WHEREAS: 1. The Town Planning Committee has drafted a local law amending Chapter 270 of the Town of Ithaca Town Code, titled “Zoning,” and the Town Zoning Map to rezone Tax Parcel No. 66.-1-6, located at 130 Forest Home Drive, by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District, and 2. The Town Board has referred the proposed amendments to the Planning Board for review and recommendation, and 3. The Town of Ithaca Planning Board has discussed the proposed amendments at its meeting on June 20, 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 local law amending Chapter 270 of the Town of Ithaca Town Code, titled “Zoning,” and the Town Zoning Map to rezone Tax Parcel No. 66.-1-6, located at 130 Forest Home Drive, by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District. 130 Forest Home Drive Request for Limited Historic Commercial Zone designation Town of Ithaca, New York Date: 2023.04.11 Section 270-142.3 C(1): Narrative Historic Significance: Per section 270-142.3A(3), the building qualifies for rezoning by being a contributing building to the Forest Home Historic District, which was identified in the Town of Ithaca Historic Resources Survey. As a contributing building to an historic dis trict, it is eligible to be listed in State and National historic registers, though it is not currently. The new owner intends to maintain the building in accordance with the historic standards of the district, and in compliance with the proposed zone designation, per the preservation plan that follows. The building is a 2-1/2 story wood framed structure with a stucco exterior on the first floor and painted wood shakes on the upper stories, similar to many buildings in the district dating from the late 19 th and early 20th centuries. The street-facing facades are symmetrically organized and well balanced, and the steeply pitched roof features two prominent dormers on the east and west roof faces. A later one-story addition (meeting room in plan) and a steel fire escape on the east side facing the parking lot, though not particularly attractive, are innocuous enough to allow the original building to be discerned and appreciated. Similarly, a 2-story addition off the back (north side) is minimally visible from Forest Home Drive and does not detract from the original building. The existing exterior appears to have been well maintained and is in good condition. Description of proposed limited commercial use: Proposed Use: The new owner (applicant) proposes to use the building as a professional office, which is allowed by special permit in the LHC zone, to run her real estate and property management business. Feasibility: The building easily accommodates the proposed use without significant alteration. The first floor of the building is already set up as an office space, having been the previous location of the offices of the Ramin Administration Center (Cornell University) in approximately 1760 net sf of space, which included 4 individual offices (three of which are large enough for 2-3 people), a front reception/office area, meeting room, break room, storage spaces and toilet rooms. The building is set up for mixed use, with the upper 2 floors containing four residential units. The property also has 9 existing parking spaces. Though this is 6 short of the 15 required by zoning, the building has operated in the past without any parking issues given i ts close proximity to Cornell. The applicant intends to convert one part of the space on the first floor into a laundry room for the residential tenants, eliminating any need to drive to a laundromat and reducing the square footage dedicated to the office use. The attached plan shows one possible laundry location; however, the f inal laundry room location is yet to be determined. The office suite will be arranged to allow for the care of the owner’s 2 young children, with one former individual office being converted to a playroom/break room. This arrangement would result in a lowe r intensity of commercial use than the previous office space, presumably also reducing parking demand. Compatibility with neighboring properties and uses: The building is similar in architectural style and building footprint to the surrounding single-family homes. Being constructed later than many of its 1-1/2 story or low 2-story neighbors, it has two full height stories with a taller 12/12 roof with large 130 Forest Home Drive - 2 of 10 gabled dormers. Though taller than its neighbors, its position at a n offset intersection of 3 streets, with an open parking area to the east, creates open street space on 3 sides which tends to mitigate its height. Being at the meeting of Forest Home Drive, Judd Falls Road, and The Byway, which could be considered the heart of Forest Home, places it in a prominent central position that supports a use that differs from its single -family neighbors, making it an appropriate location for some kind of commercial use. The past and proposed use of the building as a mixed-use office and apartment structure is a use that blends well with single- family homes, in that the office is a quiet daytime activity that will not generate excessive traffic or parking demand, nor affect the quiet nature of the neighborhood, unlike a bar or pub. The apartments complement the surrounding single-family homes by allowing a mix of incomes and demographics to live in the neighborhood, which prevents it from being an exclusionary enclave. Though constructed after the neighborhood’s heyday as a mill hamlet, this structure is the last remnant of Forest Home’s mixed-use past which included mills (light industrial uses) along The Byway and Forest Home Drive adjacent to Fall Creek, and housing for workers employed at those establishments . How the proposed use will promote preservation: Alteration of the existing building to convert the first-floor office use to a residential use would be an excessive financial burden to the applicant, both in terms of construction cost (+/- $350,000 based on a $200/sf) and the acquisition of a different property in which to locate her office. Furthermore, a conversion to a fully residential use would likely result in some modification of the exterior which may compromise the historic integrity of the building . The building would still require a use variance (or rezoning from MDR to MR) to allow a multiple-residence to exist in this location. The building is too large (just over 7000sf of floor area) to convert to a single-family residence at any reasonable cost. Rezoning to LHC would ensure that the exterior remains in its present condition and would preserve the applicant’s financial resources for ongoing maintenance of historic features. A use variance (either for a multiple -residence or office use), or rezoning to MR, would not offer the protections that rezoning to LHC would grant to the community with regard to protecting a building that contributes to the historic district at a significant street intersection. 130 Forest Home Drive - 3 of 10 Section 270-142.3 C(2): Conditions Assessment Overall exterior conditions: The building was built and modified in a number of stages. The original building was the main rectangular mass fronting on Forest Home Drive with symmetrical windows on the south, east and west elevations and a ground floor extension to the north. Given the street facing storefront glass, it was constructed as a commercial building with 2 shops on the first floor, and a side entry to either multiple apartments or one upper floor residen ce, possibly occupied by the business owner, as was common when structure was built. As was typical of business buildings evolving through the early to mid 20 th century, successive additions were constructed, likely to meet the needs of business(es) occupying the structure. The additions consist of 3rd floor dormers on the east and west sides, and a flat roofed one story addition off the east side. Given the consistency of window detailing in all the additions, it is likely they happened in quick succession. There is enclosed space 2nd and 3rd floor space on the north side of the original structure which appears to have been stacked open porche s, enclosed at some point to form the odd-shaped rear section of the building. View of building as of February 2023 View of original building from early 20th century 130 Forest Home Drive - 4 of 10 Overall, the building has been kept in good condition and there does not appear to be any deferred maintenance or deterioration, and no major repairs are necessary at this time. (a) Cladding Materials: • First floor (including 1-story flat-roofed additions on north and east sides): Cement stucco with medium-rough texture, topped with a painted wood trim band and crown molding, no banding at foundation, painted. (figures 1 & 2). Stucco is in good condition with only minor blemishes, and paint is in good condition. • Second floor: Wood shakes with +/-4” exposure, random width with aligned bottom edges, painted. Shakes are butted at trimless exterior corners. The bottom 3 courses are flared outward at 2nd floor line above a painted wood trim band and crown molding separating the shakes from stucco below. (figure 3) • Third floor north and south gable ends: Wood shakes with +/-4” exposure , random width with aligned bottom edges, painted. Shake courses terminate at gable ends with one shake approximately 3” wide set perpendicular to the underside of the rake soffit, so as to form a rake “frieze”. (figure 4) • Third floor dormers: Wood shakes with +/-4” exposure , random width with aligned bottom edges, painted. Shakes are butted at trimless exterior corners. Shake courses terminate horizontally at the underside of dormer gable end rake. (figure 5) • Rear addition enclosed porches: Wood shakes with +/-4” exposure , random width with aligned bottom edges, painted. Shakes are butted at trimless exterior corners. Shake courses terminate horizontally into a +/-4” rake frieze trim along the underside of the rake soffit. (figure 6). Some curling of shingles appears on the south and east facades, but all shake surfaces appear to be generally in good condition. (b) Windows, doors, and trim: • First floor, original building and rear addition: Windows are an assortment or double-hung, casement and fixed wood storefront with flat head and jamb casing, all set within the stucco field with 1-1/2” to 2” stucco returns & ogee corner fillet between stucco returns and flat casing. Traditional 1-1/2” – 2” thick slanted wood sills project about ½” from stucco surface and terminate at jambs without sill horns. Apartment doors are half-lite with 3 horizontal raised panels below and trimmed similar to windows. Commercial doors facing Forest Home Drive are 3/4 lite wood doors with single-lite transoms above and 1-1/2” flat brickmould trim. The left side door has a wood screen door. (figures 7 & 8) • First floor, side addition: Windows are wood French casements (each window is composed of 2 sashes forming a larger opening with an astragal instead of center post between them) in groups of 2 on th e south and east facades and a group of 3 on the north façade. Each pair has set of sashes swinging outward and one swinging inward. The triple on the north has the center sash set opening inward and the other two opening outward. The inward swinging sashes are covered with double-hung aluminum storm windows. All have flat head and jamb casings, set within the stucco field and projecting about 1/4” forward of the stucco surface. Traditional 1-1/2” – 2” thick slanted wood sills project about 1/2” from stucco surface and terminate at jambs without sill horns. Exterior door on south façade is a modern replacement flush steel door with a single sidelight in a metal frame, inconsistent with all other detailing. Door is rusting within 18” of ground level. (figures 9 & 10) • Second floor windows, and third floor gable end windows: Wood double-hung windows with 3-1/2” flat jamb and head casing and ogee crown trim under a wood drip cap. Traditional 1-1/2” – 2” thick slanted wood sills project about 1/2” from shake surface and terminate at outer edge of jamb trim. All windows are the same size and are covered with mill finish triple-track aluminum storm windows. (figure 11) • Third floor dormer windows: Wood double-hung window pairs have 4” trim between them and 3-1/2” flat jamb and head casing and simple 1/2” drip cap. Original wood sills, which sit directly on top of the roof/wall intersection, are covered with metal flashing which terminates at outer edge of jamb trim. All windows are the same size and ar e covered with mill finish triple-track aluminum storm windows. (figure 12) • Rear addition/enclosed porch windows: One window facing north is a single window trimmed similarly to the other second floor windows, but with the same drip cap as the 3rd floor dormer windows. A window on the northeast corner of the 2nd floor enclosed porch facing north is similar, but with no drip cap and asymmetrical trim, and the left side trim and wood sill wrapping the corner about 4”. The 3rd floor enclosed porch windows form a corner with one facing east and one facing north. These appear to be vinyl replacement windows within the original 130 Forest Home Drive - 5 of 10 asymmetrical trim and wraparound wood sill (figure 13). • Basement windows are not original and are in good condition. Because they are currently, and were historically, concealed from public view in covered window wells, they do not contribute to the historic character of the building. All window and door trim appears to be in good condition. (c) Roof, eaves, gutters: • Roof of original building: 10/12 to 12/12 pitch with open, un-sculpted 2x6 rafter tails with a vertical end cut (figure 14), and a +/-6” rake board with the eave flared outward at the overhang (figure 15). The undersides of T&G roof boards are exposed and painted. Roofing material is architectural asphalt shingle with white metal drip edges in good condition. White aluminum K-style gutters with standard rectangular downspouts exist along these eaves. • Dormer roofs: 10/12 to 12/12 pitch with open, un-sculpted 2x4 rafter tails with a vertical end cut, 1x4 fascia board and a 1x4 rake (figure 16). The undersides of T&G roof boards are exposed and painted. Roofing material is architectural asphalt shingle with white metal drip edges in good condition. • Rear enclosed porches and addition roof: Pitch of west side of rear addition matches main roof, with the shed roof over the enclosed porches being approximately a 3/12 pitch toward the back. These portions of the building ha ve simpler shorter eaves and rakes with a flat frieze board at the top of the shake siding up to the underside of the roof boards. The eaves have white K-style gutters with rectangular downspouts. (figure 17) • Side flat-roofed addition: Roof has a large overhang with sculpted rafter tails and exposed undersides of roof boards. Rafter tails protrude from a frieze board of equal depth which terminates the stucco surface (figure 1 8). Insulation and a membrane roof was likely installed over the original roof dec k and its +/-4” high perimeter is finished with a metal coping and drip edge, inconsistent with other detailing. The entire perimeter has a K-style gutter with rectangular downspouts (figure 19). Rear flat-roofed addition: Metal roof edge is similar to the side addition, though at a higher elevation and without a large overhang or rafter tails. A painted frieze board terminates the stucco under the eave , and a K-style gutter is mounted in front of it. The roof pitches to the north (figure 20). Along the west side there is a level parapet with a metal coping over a frieze board with crown trim (figure 21). All roofs, eaves and gutters appear to be in good condition. (d) Entrance canopies and fire escape: • Front canopy over commercial space entry doors: This canopy has a flat roof with a simple crown molding at the top of the fascia board and metal drip edge above the crown (no actual overhang). The crown and fascia are in line with the frieze and crown separating the first floor stucco and second floor shake siding. (figure 22) The canopy is supported by large 45 degree wood wall brackets with concave lambs tongue edges on the 45 degree member, and concave edges cut into the end of the projecting horizontal member and bottom of the vertical member against the wall. The brackets are quite smooth and the edges are crisp, in contrast to the fascia and crown trim, suggesting they are recent replicas of the original supports (figure 23). • Apartment entry canopy on west side: This is a much simpler gabled canopy supported by unadorned 2x4 painted braces terminating against the stucco surface, with a flat painted panel on the gable end. It is not original to the building and was likely added after all the more well-detailed additions. The asphalt roofing appears older than the main roof and needs replacement. Fascia and rake intersection needs to be painted (figure 24). • Fire escape: Black painted steel fire escape on the east side of the building provides a required second means of egress from the upper floors and cannot be removed. It appears to be in good condition (figure 25) but needs to be inspected by an engineer to secure a certificate of compliance. (e) Relevant site elements: There are no historically relevant site elements. Section 270-142.3 C(3)(a): Preservation Plan [1] Restoration/repair of deficiencies: No major deficiencies exist, and no significant repairs or structural stabilization activities are necessary at this time aside from the need to verify the structural integrity of the fire escape. 130 Forest Home Drive - 6 of 10 The side canopy, which is not an original element that contributes to the historic character of the building, is in need of roofing replacement. This is a small area and should not be a significant expense, but should be done within the next year to avoid possible damage to the canopy or adjacent stucco cladding. The historically inappropriate rusting steel door on the south elevation of the side addition should at a minimum be sanded and repainted to prevent further deterioration. There is a need for paint to be scraped, primed and touched up on some exterior wood surfaces, though the current conditions do not pose an immediate threat to those finishes. Any painting activity should follow lead-safe practices. Any deteriorating, though non-historic site elements, such as the fencing at the northwest corner, should be replaced, preferably with new material which complements the original craftsman/shingle style of the building. (See suggested replacements below) The K-Style gutters are not appropriate to the period of this structure and may remain in place as they are an important feature to help protect the building. However, should they ever need to be replaced the a half-round gutter made from copper, zinc, galvanized or painted steel would be more appropriate. [2] Long term maintenance plan: Paint should be checked for deterioration every 2 years by a professional exterior painter, so that original trim elements do not suffer water damage that might lead to their needing replacement. Sheet metal surfaces such as copings and gutters (currently stained and weathered) should be cleaned or painted as part of this work. During inspections, special attention should be paid to original window components that have been covered by the aluminum storm windows, as these tend to not get repainted unless the storm windows are removed. Glazing compound and exterior caulk should also be checked for deterioration and repaired as needed. Roofing should be inspected every 2 years by a professional roofer, and any leaks be fixed immediately to prevent damage to eaves and exterior finishes. Gutters should be cleaned every 2 years to prevent backups that could damage eaves. If the steel door on the south elevation is eventually replaced, a wood door in keeping with the other entrance doors on the building (half-lite doors with 3 horizontal recessed panels below) should be installed, likely with a coordinating sidelight in a new wood frame (Figure 26). (See suggested replacements below) If windows on the first, second or third floors are replaced (to save energy for example), painted wood, or aluminum-clad wood window units should be used to maintain the original lines and sash profiles of the originals. Flat looking fiberglass or vinyl window units, or windows of any material that have sash and trim profiles significantly different from the originals, should not be considered appropriate. (See suggested replacements below) Any new exterior-mounted lighting, or exterior hardware or accessories should be complementary to the original architectural style of the building, and sensitively placed. (See suggested replacements below). New vent covers, or other mechanical equipment should be sensitively located, preferably on the rear (north side) of the building away from the street view. Cabling, tubing or piping for new mechanical equipment (such as air -source heat pumps) should be routed inside the building and not run exposed over exterior finishes. Any new mechanical equipment should be located so as to not be visible from the streets. [3] Landowner consent to biennial inspections: I, Lirong Wu, grant consent to Town officials to access the property at 130 Forest Home Drive, for the purpose of conducting biennial inspections of the exterior conditions of the structure located at that address, related to its rezoning to a Limite d Historic Commercial Zone per Section 210-142.3 of the Town of Ithaca Code. Per Section 270-142.3 C(3)(a)[3] the Town shall provide written or verbal notification to the property owner of the inspection prior to entering the property. Signature: __________________________________________________ date:_________________________ 130 Forest Home Drive - 7 of 10 Suggestions for the owner Paint may need to be redone in 5-7 years. Some window and door casings and sills may need to be scraped and painted within the next 2-3 years, primarily on the south and west sides of the building. Rafter tails, rake boards, rake and soffit trim, and the underside of roof boards may need scraping and painting in 2 -3 years. See suggested replacements to be utilized as the need arises. Suggested replacements. Windows: Window type and operation to match existing. Marvin Signature Series (see detail attached) Andersen A-Series or E-Series Pella Architect Series Weathershield Signature Series Or equal Doors: Door styles to match images attached. Thermatrue Smoothstar Simpson Or equal Gutters: 5-6” half round gutters with circular downspouts. May be painted or galvanized steel, zinc or copper. No vinyl. See image attached. Screen Fencing: Vertical board wood fencing with straight top similar to images attached. No vinyl or chain link allowed. Roofing: 3-tab or architectural asphalt shingles. 130 Forest Home Drive - 8 of 10 Wood Clad Window Detail Wood Door for a Commercial Entry Wood Door for an Apartment Entry 130 Forest Home Drive - 9 of 10 Half Round Gutter Style – Copper, Zinc, Galvanized or Painted Steel Fence Styles 130 Forest Home Drive - 10 of 10 Checklist for Biennial Inspections – 130 Forest Home Drive Item Approved by Notes Pass/Fail Restoration/Repair of Known Deficiencies Side Canopy Architect If/when owner wishes to replace then the design should be reviewed by a historic preservation architect for compatibility with the overall building style. Several solutions exist including removing the canopy altogether considering it was not there originally. Steel door on south elevation of one- story addition Code official If replacement is warranted due to poor condition then the replacement door should be reviewed by the code official for compatibility with the recommendations noted above. Gutters Code official If/when owner wishes to replace then the style should be 5” or 6” half-round in copper, zinc, galvanized or painted steel. Long Term Maintenance Painting of exterior wood surfaces Professional painter Assume lead safe practices required. Ensuring a quality paint job to protect the building is more important than the actual colors chosen. Color selection by owner in consultation with design professional using a historic color palette. Exterior fencing Code official If replacement is desired then proposed fencing should be reviewed by code official for compatibility with the recommendations in the preservation plan. Windows Professional painter and/or historic preservation expert Storm windows may remain but if replacement of windows or storm windows is warranted then they shall be compatible with the recommendations noted above Doors Code Official If replacement is desired then proposed exterior doors should be reviewed by code official for compatibility with the recommendation noted above. Roofing Professional roof contractor If replacement is desired than proposed roofing should be reviewed by code official for compatibility with the recommendations noted above. Exterior Lighting Architect/Lighting Designer/Interior Designer If/when owner wishes to replace then the design should be reviewed by a design professional for compatibility with the overall building style. VIEW FROM SOUTHWEST VIEW FROM SOUTHEAST VIEW FROM NORTHEAST VIEW FROM NORTHWEST Figure 1. Stucco cladding, top at trim band and crown molding Figure 2. Stucco cladding, bo! om without wash Figure 3. Shake siding, second fl oor Figure 4. Shake siding, N & S gable ends Figure 5. Shake cladding at dormers Figure 6. Shake cladding at rear addi! on and enclosed porches Figure 7. 1st fl oor windows, south and east fi xed windows Figure 8. 1st fl oor windows, typical double-hung windows Figure 9. First fl oor French casement windows Figure 10. Steel door in metal frame Figure 11. Second fl oor, and third fl oor gable end windows Figure 12. Third fl oor dormer windows Figure 13. Rear addi on/enclosed porch windows Figure 14. Original building, roof eave Figure 15. Original building, rake detail Figure 16. Dormer eaves and rake Figure 17. Rear addi on/enclosed porch eave & rake Figure 18. Side addi on eave and frieze Figure 19. Side addi on, coping and gu er Figure 20. Rear fl at-roofed addi on eave Figure 21. Rear addi on parapet Figure 22. Front canopy, crown and fascia Figure 23. Front canopy, support bracket Figure 24. Side canopy Figure 25. Steel fi re escape Figure 26. Suggested style of replacement door DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us TO: PLANNING BOARD FROM: MICHAEL SMITH, SENIOR PLANNER DATE: JUNE 14, 2023 RE: NAMGYAL MONASTERY INSTITUTE, TIBET DRIVE HIS HOLINESS THE GREAT 14th DALAI LAMA LIBRARY AND LEARNING CENTER MODIFICATIONS - PRELIMINARY & FINAL SITE PLAN AND SPECIAL PERMIT Attached for consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the Dalai Lama Library and Learning Center Project, located on Tibet Drive (off NYS Route 96B/Danby Road). This project was originally approved in 2021 and has been under construction since. As the project is nearing completion, the applicants are now proposing several modifications and additions to the project, including adding a concrete pad and pavilion, retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. The proposal is scheduled for review at the June 20th Planning Board meeting. For those not familiar, Namgyal Monastery – Ithaca purchased the 28-acre parcel on Danby Road in 2004 and received site plan and special permit approvals in 2006 for the five main buildings (shrine, community building, monks’ residence, and two student residence buildings) along with the entrance drive, parking lots, walkways, and stormwater facilities. They have also received additional approvals for the entrance gate and paving portions of the parking and entrance drive. In 2021 they received site plan approval and special permit for the construction of a new 9,230 square foot, two-story building, which will contain the library, exhibit space, a reading room, a great hall for events, a meeting room, and office and storage space. This project also includes an entry plaza, paving of an existing gravel parking area, a walkway/path, landscaping, outdoor lighting, and stormwater facilities. Additional information about the Namgyal Monastery Institute and the programs and activities on the Ithaca property can be found on their website at https://www.namgyal.org/. Zoning: This project is located within the Medium Density Residential (MDR) Zone and is classified as “Semi-Rural Neighborhood” on the Town’s Future Land Use / Character Map (2014). The proposed project modifications require site plan approval and special permit from the Planning Board. For the special permit, the library and learning center use was identified as a “public library” and an extension of a “place of worship.” Both uses are identified in Section 270-67 of the Town code as requiring a special permit. The proposed modifications will also require height variances from the Zoning Board of Appeals for the new flag poles (37’ proposed / 30’ allowed) and entrance gate/fencing (24’ proposed / 6’ allowed). The Zoning Board of Appeals is tentatively scheduled to consider the appeal relative to these variances in June or July 2023. SEQR: Based on the size and type of the proposed modifications, this project is classified as an Unlisted Action with respect to the environmental review. As an Unlisted Action, the applicants have prepared a Short Environmental Assessment Form (EAF) Part 1 and Planning Staff have drafted the EAF Parts 2 and 3. Stormwater: The applicants have provided an amendment to the Stormwater Pollution Prevention Plan (dated May 19, 2023) along with revised grading and stormwater drawings. The Town of Ithaca Engineering Department has reviewed this revised material and have suggested one condition be added to the draft resolution requesting additional information and details. Please call me at 607-273-1721 (ext 123) or email me at msmith@town.ithaca.ny.us if you have any questions prior to the meeting. cc: James Fruechtl, TWMLA – A Fisher Associates Studio Sara Hayes, Hayes Strategy PROPOSED PB RESOLUTION: SEQR Preliminary & Final Site Plan Approval and Special Permit Dalai Lama Library & Learning Center Modifications Tax Parcel No. 43.-2-10 201 Tibet Drive Town of Ithaca Planning Board, June 20, 2023 WHEREAS: 1. This proposal is the consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the Dalai Lama Library and Learning Center Project, located on Tibet Drive (off NYS Route 96B/Danby Road). This project was originally approved in 2021 and has been under construction since. The proposed modifications include adding a pavilion, retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Namgyal Monastery at Dur Choe Ling, Owner; James Fruechtl, Senior Project Manager, TWMLA- A Fisher Associates Studio, Applicant/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 Site Plan Approval and Special Permit; 3. The Planning Board, on June 20, 2023, has reviewed and accepted as adequate a narrative, Short Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, a narrative, drawings prepared by HOLT Architects and TWLA & Fisher Associates, titled “Layout and Materials Plan” (L201), “Grading Plan” (L301), and “Site Details” (L502), all dated revised 5/19/23, drawings prepared by HOLT Architects and T.G. Miller, P.C., titled “Site Utility and Drainage Plan” (C201) and “Erosion and Sediment Control Plan” (C301B), both dated revised 6/6/23, drawing prepared HOLT Architects and EC4B Engineering P.C., dated 05/01/23, and other application materials; 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposal; 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, a Draft Environmental Impact Statement will not be required. Moved: Seconded: Vote: Page 1 of 4 617.20 Appendix B Short Environmental Assessment Form Instructions for Completing Part 1 - Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information. Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the lead agency; attach additional pages as necessary to supplement any item. Part 1 - Project and Sponsor Information Name of Action or Project: Project Location (describe, and attach a location map): Brief Description of Proposed Action: Name of Applicant or Sponsor: Telephone: E-Mail: Address: City/PO: State: Zip Code: 1. Does the proposed action only involve the legislative adoption of a plan, local law, ordinance, administrative rule, or regulation? If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that may be affected in the municipality and proceed to Part 2. If no, continue to question 2. NO YES 2. Does the proposed action require a permit, approval or funding from any other governmental Agency? If Yes, list agency(s) name and permit or approval: NO YES 3.a. Total acreage of the site of the proposed action? ___________ acres b. Total acreage to be physically disturbed? ___________ acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? ___________acres 4. Check all land uses that occur on, adjoining and near the proposed action. Urban Rural (non-agriculture) Industrial Commercial Residential (suburban) Forest Agriculture Aquatic Other (specify): _________________________ Parkland His Holiness the Great 14th Dalai Lama Library and Learning Center Namgyal Monastery, 201 Tibet Drive Ithaca, NY 14850 The project involves construction of a new 9,230 square foot, two-story building, which will contain the library, exhibit space, a reading room, a great hall for events, a meeting room, and office and storage space. The project will also include an entry plaza, paving existing parking, a walkway/path, landscaping, and outdoor lighting, and storm water facilities. Additional site project elements include a 20'x20' pavilion with concrete pad, a fence and gate attached to the existing pergola gateway, bollard lighting around the plaza, down lights on the pergola and entrance sign, tiered retaining walls, exposed aggregate plaza pavement, a sculpture in the center of the plaza, and plaza flag poles with linear banners. Fisher Associates, P.E, L.S., L.A., D.P.C. (607) 277-1400 jlf@twm.la 1001 West Seneca St Suite 201 Ithaca NY 14850 ✔ ✔ 27.29 1.4 27.29 ✔✔ ✔ RESET Page 2 of 4 5. Is the proposed action, a. A permitted use under the zoning regulations? b. Consistent with the adopted comprehensive plan? NO YES N/A 6. Is the proposed action consistent with the predominant character of the existing built or natural landscape? NO YES 7. Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area? If Yes, identify: __________________________________________________________________________ _______________________________________________________________________________________ NO YES 8. a. Will the proposed action result in a substantial increase in traffic above present levels? b. Are public transportation service(s) available at or near the site of the proposed action? c. Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? NO YES 9. Does the proposed action meet or exceed the state energy code requirements? If the proposed action will exceed requirements, describe design features and technologies: _______________________________________________________________________________________ _______________________________________________________________________________________ NO YES 10. Will the proposed action connect to an existing public/private water supply? If No, describe method for providing potable water: ______________________________________ _______________________________________________________________________________________ NO YES 11. Will the proposed action connect to existing wastewater utilities? If No, describe method for providing wastewater treatment: ________________________________ _______________________________________________________________________________________ NO YES 12. a. Does the site contain a structure that is listed on either the State or National Register of Historic Places? b. Is the proposed action located in an archeological sensitive area? NO YES 13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain wetlands or other waterbodies regulated by a federal, state or local agency? b. Would the proposed action physically alter, or encroach into, any existing wetland or waterbody? If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _______________ _______________________________________________________________________________________ _______________________________________________________________________________________ NO YES 14. Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply: Shoreline Forest Agricultural/grasslands Early mid-successional Wetland Urban Suburban 15. Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or Federal government as threatened or endangered? NO YES 16. Is the project site located in the 100 year flood plain?NO YES 17. Will the proposed action create storm water discharge, either from point or non-point sources? If Yes, a. Will storm water discharges flow to adjacent properties? NO YES b. Will storm water discharges be directed to established conveyance systems (runoff and storm drains)? If Yes, briefly describe: NO YES _______________________________________________________________________________________ _______________________________________________________________________________________ NO YES ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Town of Ithaca Public Water Supply ✔ Town of Ithaca Sanitary Sewer System ✔ ✔ ✔ ✔ Installation of second outlet control structure on existing stormwater pond. Disturbance <100 SF ✔✔ ✔ ✔ ✔✔ ✔ Runoff will discharge to road-side ditches on Tibet Drive which discharge to existing stormwater practice RESET Page 3 of 4 18. Does the proposed action include construction or other activities that result in the impoundment of water or other liquids (e.g. retention pond, waste lagoon, dam)? If Yes, explain purpose and size: ____________________________________________________________ _______________________________________________________________________________________ _______________________________________________________________________________________ NO YES 19. Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste management facility? If Yes, describe: _________________________________________________________________________ _______________________________________________________________________________________ _______________________________________________________________________________________ NO YES 20. Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or completed) for hazardous waste? If Yes, describe: __________________________________________________________________________ _______________________________________________________________________________________ _______________________________________________________________________________________ NO YES I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Applicant/sponsor name: ___________________________________________ Date: ___________________________ Signature: _______________________________________________________ Part 2 - Impact Assessment. The Lead Agency is responsible for the completion of Part 2. 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)? sponnsosososoosososooosoososososoososososososoooosososoosososososooosoososossosr rr rrrrrrrrr r rrrrrrrrrrrrrrrrrrrrrrrrr name:: : :: ::::: ::: ::::_____________________________________________ _____________________________________________________________________________________________________________ ✔Stormwater filter practice for treatment and runoff reduction ✔ ✔ James Fruechtl 5/19/23 RESET 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? 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: EAF Mapper Summary Report Friday, June 9, 2023 11:18 AM Disclaimer: The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies in preparing an environmental assessment form (EAF). Not all questions asked in the EAF are answered by the EAF Mapper. Additional information on any EAF question can be obtained by consulting the EAF Workbooks. Although the EAF Mapper provides the most up-to-date digital data available to DEC, you may also need to contact local or other data sources in order to obtain data not provided by the Mapper. Digital data is not a substitute for agency determinations. Part 1 / Question 7 [Critical Environmental Area] No Part 1 / Question 12a [National or State Register of Historic Places or State Eligible Sites] No Part 1 / Question 12b [Archeological Sites]No Part 1 / Question 13a [Wetlands or Other Regulated Waterbodies] Yes - Digital mapping information on local and federal wetlands and waterbodies is known to be incomplete. Refer to EAF Workbook. Part 1 / Question 15 [Threatened or Endangered Animal] No Part 1 / Question 16 [100 Year Flood Plain]Digital mapping data are not available or are incomplete. Refer to EAF Workbook. Part 1 / Question 20 [Remediation Site]No 1Short Environmental Assessment Form - EAF Mapper Summary Report PROPOSED PB RESOLUTION: Preliminary & Final Site Plan Approval and Special Permit Dalai Lama Library & Learning Center Modification Tax Parcel No. 43.-2-10 201 Tibet Drive Town of Ithaca Planning Board, June 20, 2023 WHEREAS: 1. The proposal is the consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the Dalai Lama Library and Learning Center Project, located on Tibet Drive (off NYS Route 96B/Danby Road). This project was originally approved in 2021 and has been under construction since. The proposed modifications include adding a pavilion, retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Namgyal Monastery at Dur Choe Ling, Owner; James Fruechtl, Senior Project Manager, TWMLA- A Fisher Associates Studio, Applicant/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 June 20, 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 Town Planning staff; 3. The Planning Board, on June 20, 2023, has reviewed and accepted as adequate a narrative, Short Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, a narrative, drawings prepared by HOLT Architects and TWLA & Fisher Associates, titled “Layout and Materials Plan” (L201), “Grading Plan” (L301), and “Site Details” (L502), all dated revised 5/19/23, drawings prepared by HOLT Architects and T.G. Miller, P.C., titled “Site Utility and Drainage Plan” (C201) and “Erosion and Sediment Control Plan” (C301B), both dated revised 6/6/23, drawing prepared HOLT Architects and EC4B Engineering P.C., dated 05/01/23, 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 property is large enough (27.29 acres) to easily accommodate the proposed modifications. The site characteristics are suitable for this library worship use and the proposed modifications are located adjacent to the existing developed portion of the property. B. The proposed structure design and site layout are compatible with the surrounding area. The proposed modifications are designed to match the existing buildings on the property and the exterior design is a homage to Tibetan architecture. Overall, the proposed modifications are compatible with the surrounding area. 2 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 particular zone. The proposed modifications will complement the existing religious uses existing on the property and under construction. Any other potential nuisances created by the project are expected to be temporary and associated with construction. 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. This property is served by public water and sewer. There is an existing fire hydrant on the property, which would also be used to serve the proposed library. Tibet Drive is a paved road approximately 23-24 feet wide and is currently used for access to the existing buildings on the property. 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. The proposed height of the flag poles and fencing/entrance gate will require a variance from the Town of Ithaca Zoning Board of Appeals. 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. The property fronts on Danby Road (NYS Route 96B) and the applicant has constructed Tibet Drive to access the existing buildings. Tibet Drive is a paved road approximately 23-24 feet wide and is currently used for access to the existing buildings on the property. The proposed entrance gate will have features to allow emergency vehicle access. 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 will not be any additional tree or vegetation loss as part of the proposed modifications. Most of the wooded buffer that surrounds the property will remain unchanged. Given the use of the site, the proposed landscaping and buffering appears sufficient. 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; 3 2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed Dalai Lama Library and Learning Center Modifications, as described in the materials listed in Whereas #3 above, subject to the following conditions: a. Receipt of any necessary variances from the Town of Ithaca Zoning Board of Appeals for the proposed height of the flag poles and fencing/entrance gate; b. Before issuance of a building permit for the modifications, submission to the Planning Department of one large-size original of the final site plan drawings, signed and sealed by the registered land surveyor(s), engineer(s), architect(s), or landscape architect(s) who prepared the site plan materials; c. Submission of revised stormwater and grading plans and calculations, for review and approval by the Director of Engineering, prior to issuance of any TCO(s) or CO(s). Moved: Seconded: Vote: TWMLA - A Fisher Associates Studio Fisher Associates, P.E., L.S., L.A ., D.P.C. 1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400 www.twm.la | www.fisherassoc.com May 19, 2023 Michael Smith, Senior Planner Planning Department Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 RE: His Holiness the Great 14th Dalai Lama Library and Learning Center – Modified Site Plan Review Dear Michael and respective members of the planning board: Please find this letter and the attached documents which outlines several updates for the Dalai Lama Library and Learning Center Project located at 201 Tibet Drive. Below is a list of the changes noted on the attached supplemental documentation and an explanation of each for Site Plan Mod ifications review. The following project updates are included in this Site Plan Review update as documented on their respective sheets: Concrete Slab & P avilion: A new 30’ x 30’ concrete slab with an aluminum p avilion structure is proposed to the east of the Library and Learning Center. (Refer to the updated Layout Plan L-201 and Pergola Cut Sheet) Additional Site Retaining Walls: Additional natural limestone boulder site retaining walls and terraced meadow seeded areas are proposed to the east of the Library and Learning Center. (Refer to the updated Layout Plan L-201 and Detail sheet L-502) Plaza Site Lighting: (20) new full cut off light bollards are proposed around the perimeter of the plaza. (Refer to the update Layout Plan L-201) Fence and Gate at Entrance with lighting: A new 6’ high picket fence with a decorative gate is proposed at the existing entrance gateway with down lights on the gateway columns and downlights on the entrance sign. The project is concurrently seeking a Zoning Board of Approvals variance for the height of the existing gateway structure. (Refer to the Gate/Fence Product Sheets and updated Layout Plan L-201). Plaza Exposed Aggregate: The plaza pavement has been modified from limestone dust to exposed aggregate concrete pavement. As both pavement types were considered impervious, this change does not incur any modifications to the SWPPP requirements. (Refer to the update Layout Plan L-201) Plaza Flag Poles: (5) Flag poles that are 37’ feet tall are proposed at the western edge of the plaza that will hold prayer flags. The project is concurrently seeking a Zoning Board of Approvals variance for the heigh of the flagpoles they are 7’ taller than the allowable high per the Town of Ithaca Zoning Code. The additional height compensates for their relationship to the building and down slope placement. (Refer to the update Layout Plan L-201) Plaza Sculpture : A 9’ tall bronze sculpture of His Holiness the Great 14th Dalai Lama is proposed centered on the plaza. (Refer to the Sculpture Concept Image Sheet and updated Layout Plan L-201) 2 of 2 In this submission we have attached the following items for your review: • Owner’s Authorization Certification form (modified 5.19.203) • Development Review Application (modified 5.19.2023) • Short Environmental Assessment Form (modified 5.19.2023) • SWPPP Amendment 1 • Pavilion Product Sheet • Entrance Gate Concept Sketch Sheet • Plaza Sculpture Concept Image Sheet • Fence Product Sheet • Sheet L201 Layout Plan (updated 5.19.2023) • Sheet L502 Detail Sheet (updated 5.19.2023) • Sheet E100 Electrical Site Plan (updated 5.19.2023) We have provided (10) 11x17 copies of the updated materials in addition to the online submission. We are looking forward to beginning the approvals process and discussing the project at your June 20th, 2023 planning board meeting. At that meeting we are hoping to receive action on the following items: SEQR Review and Site Plan Modifications approval for updates to the project. Please feel free to contact me with any questions or if you require further information. Sincerely, James Fruechtl Senior Project Manager TWMLA - A Fisher Associates Studio Fisher Associates, P.E., L.S., L.A., D.P.C. 1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400 www.twm.la | www.fisherassoc.com June 6, 2023 Michael Smith, Senior Planner Planning Department Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 RE: His Holiness the Great 14th Dalai Lama Library and Learning Center – Modified Site Plan Review Additional Materials Dear Michael and respective members of the planning board: This letter transmits to you the Site Plan Review additional materials requested for the Dalai Lama Library and Learning Center Project located at 201 Tibet Drive. The supplemental documentation items listed below are attached. Additional Materials Signage Lighting Detail & Product Information Elevation of Pergola with Fence and Gate and Layout Plan (Sheet L201) Updated SEQR Short Form (with updated Project Narrative) Grading & Stormwater Retention Updates (Sheet L302, C201, and C301B - updated 5.19.2023) The following descriptions summarize the project updates included in this Site Plan Review Additional Materials submission: Signage Lighting Detail & Product Information: Down lights are proposed at the pergola gateway and the entrance sign, and they will be full cutoff fixtures (angled max. 45 degrees below the horizon). There will be two recessed downlights mounted on the pergola soffit and a linear LED strip downlight mounted on the soffit of both the pergola and the entrance sign. (Refer to Signage Lighting Detail & Product Information and Elevation of Pergola with Fence and Gate) Elevation of Pergola with Fence and Gate: The proposed 6’ high fence will be attached to the existing pergola as previously noted along with a gate infilling the gateway structure. (Refer to Elevation of Pergola with Fence and Gate and Sheet L201) Updated SEQR Short Form: The updated SEQR Short Form has been updated to include a listed description on the new project updates. (Refer to Updated SEQR Short Form). Grading & Stormwater Updates: The grading around the new site walls has been modified for the updates and an adjacent stormwater swale has been rerouted to the east of the walls. The site drainage pattern remains the same. The stormwater retention areas have been enlarged to accommodate the additional pavement impervious area. The updated plans have been provided to the Town of Ithaca Engineering Department for review as well. (Refer to the updated sheets L-301,C201, and C301B) 2 of 2 We have provided (10) 11x17 copies of the updated materials in addition to the online submission. On behalf of those involved, we look forward to reviewing the project at your June 20th, 2023 planning board meeting. At that meeting we are hoping to receive action on the following items: SEQR Review and Site Plan Modifications approval for updates to the project. Please feel free to contact me with any questions or if you require further information. Sincerely, James Fruechtl Senior Project Manager ENCLOSED PAVILION STRUCTURE IMAGE SIZE 17’X20’ MATERIAL: ALUMINUM FRAME FINISH: GREY POWDERCOAT www.canopia.com Please read these instructions carefully before starting assembly. Keep these instructions in a safe place for future reference. IMPORTANT! HOW TO ASSEMBLE A member of Palram Industries Ltd. 85253_22.11_MV-1.5REC Y C LABLE REGISTERED DESIGN GARDA™ 17x20 / 5.2x6 www.canopia.com Please read these instructions carefully before starting assembly. Keep these instructions in a safe place for future reference. IMPORTANT! HOW TO ASSEMBLE A member of Palram Industries Ltd. 85253_22.11_MV-1.5REC Y C LABLE REGISTERED DESIGN GARDA™ 17x20 / 5.2x6www.canopia.com Please read these instructions carefully before starting assembly. Keep these instructions in a safe place for future reference. IMPORTANT! HOW TO ASSEMBLE A member of Palram Industries Ltd. 85253_22.11_MV-1.5REC Y CLABLE REGISTERED DESIGN GARDA™ 17x20 / 5.2x6www.canopia.com Please read these instructions carefully before starting assembly. Keep these instructions in a safe place for future reference. IMPORTANT! HOW TO ASSEMBLE A member of Palram Industries Ltd. 85253_22.11_MV-1.5RE C Y CLABLE REGISTERED DESIGN GARDA™ 17x20 / 5.2x6 PAVILION “ETERNAL KNOT GATE” CONCEPT SKETCH SIZE: 6’ HEIGHT X 20’ WIDE MATERIAL: WROUGHT IRON FINISH: BLACK POWDER COAT OPERATOR: MECHANICAL OUTSWING WITH CALL BOX ENTRANCE GATE DALAI LAMA SCULPTURE IMAGE SIZE: 9’ TALL MATERIAL: CAST BRONZE ARTIST: FRANCINE AGAPOFF FROM CHIODO ART DEVELOPMENT PLAZA SCULPTURE 6'-0"12'-0"+/-24'-0"PROPOSED PICKETFENCEPROPOSED SWING GATE(CONCEPT DESIGN OPTION)WITH KEYPAD OPERATOREXISTING PERGOLAGATEWAYPROPOSED DOWNLIGHT UNDER SOFFITPROPOSED FENCE AND PERGOLA GATEWAY ELEVATION & LIGHTING1/4” = 1’-0”1SITE PLAN REVIEW - ADDITIONAL MATERIALSHis Holiness the Great 14th Dalai Lama Library and Learning Center ProjectJune 6, 2023 +/-6'-0"+/-3'-0"EXISTING ENTRANCE SIGNPROPOSED DOWNLIGHT UNDER SOFFITPROPOSED SIGN LIGHTING1/2” = 1’-0”2SITE PLAN REVIEW - ADDITIONAL MATERIALSHis Holiness the Great 14th Dalai Lama Library and Learning Center ProjectJune 6, 2023PROPOSED DOWN LIGHT FIXTURES1/2” = 1’-0”FIXTURE 1: LINEAR STRIP LIGHTMANUFACTURER: NEWTON LIGHTING ENTERPRISESPRODUCT: AL11 ALUMINUM EXTRUSIONSIZE: .75” x. 75” x 3’FIXTURE 2: COLUMN LIGHTMANUFACTURER: LITELINEPRODUCT: LUNA LED REGRESSED GIMBAL RECESSED FIXTURESIZE: 4” DIA.3 Namgyal Monastery HHDL Library Stormwater Pollution Prevention Plan Amendment 1 Town of Ithaca Tompkins County, New York Prepared for: Namgyal Institute of Buddhist Studies 201 Tibet Drive Ithaca, NY 14850 Prepared by: T.G. Miller P.C. 605 W State Street, Suite A Ithaca, New York 14850 (607) 272-6477 May 19, 2023 Namgyal Monastery – HHDL Library Stormwater Pollution Prevention Plan Amendment 1 T.G. Miller, P.C.1.5/19/23 NARRATIVE This amendment is provided to address project changes to the site that impact the design of the previously approved permanent stormwater management practices in the SWPPP. The specific site changes that have the potential of impacting the design of the permanent practices, and the proposed design changes to address the changes, are described as follows: Jeep Pergola – The 30’x30’ concrete pad associated with the pergola will add approximately 0.02 acres of impervious soil cover within the catchment area draining to the bioretention filter practice located off the west edge of the plaza. Given the increase in impervious soil cover, the filter bed area of the practice will increase from 1,050 s.f. to 1,108 s.f. Additionally, the size of the forebay for the practice will also be increased in size to provide a minimum of 350 c.f. of pre-treatment volume. Relative to the peak rates of runoff from larger watershed, which drains to the extended detention wetland practice at the far northwest corner of the monastery property, the 0.02-acre increase in impervious soil cover is too small to result in a change in the previously calculated curve number (CN=78) determined using the NCRS TR-55 method. The jeep pergola is therefore not expected to have any measurable impact on the hydrology of the watershed as calculated previously for the SWPPP. Plaza Surface Paving – The project has changed the surface of the main plaza in front of the new library building from loose aggregate to concrete exposed-aggregate pavement. Given the plaza paving was always considered impervious soil cover in the project SWPPP, the change in paving material will not impact the design of the stormwater management practices. Tunnel Retaining Walls - The project proposes to improve and expand the existing retaining walls on both sides of tunnel entrance located between the new library building and the main monastery building to the east. The walls are constructed with laid-up limestone blocks and will be terraced. The amount of unconnected impervious soil cover associated with the improvements will be relatively minor, and given the terracing, is not expected to change the rates or volumes of runoff from the site. Runoff from the area drains to the open channel which flows around the north side of the library building, and these drainage patterns will be maintained. In summary, the wall improvements will have no measurable impact on the stormwater management design. Revised/updated attached documents: - Sheet C201 - Site Utility and Drainage Plan - Sheet C301 – Erosion and Sediment Control Plan - SWPPP Volume 1 (April 26, 2021) o Pages 5 and 6 - SWPPP Volume 2 (April 26, 2021) o Water Quality Volume (1 page spreadsheet) o Bioretention Filter Design (1 page spreadsheet) o Hydrocad Output Summary for Subcatchment P-WS2 (curve number calculation) Stage-Area-Storage for Pond 7P: Bioretention Namgyal Monastery – HHDL Library Stormwater Pollution Prevention Plan T.G. Miller, P.C. 5. April 26, 2021 1-yr 2-yr 10-yr 25-yr 100-yr WS #1 4.28 6.65 16.25 24.65 43.11 WS #1 0.25 0.65 11.77 23.44 42.77 WSE 1106.39 1107.12 1107.54 1107.84 1109.29 WS #1 0.25 0.65 11.77 23.44 42.77 WSE 1106.39 1107.12 1107.54 1107.84 1108.87 Existing and Proposed Proposed w/ OCS#2 TABLE 1. HYDROLOGIC M ODELING RESULTS Peak Rate of Runoff (cfs) Pre-Historic The pond provides adequate water quality and channel protection volume for the existing site. However, because the drainage area increased, the freeboard originally designed for in the pond is no longer provided. The water surface elevation for the 100-year, 24-hour storm event (1,109.29) is now overtopping the bank. To prevent the bank from overtopping, a second 3’x3’ outlet control structure with a 24” outlet pipe will be installed. The second outlet control structure will decrease the 100-year, 24-hour water surface elevation to an elevation of 1,108.87 for the proposed watershed. Water Quality Controls The water quality strategy is designed to improve water quality by capturing and treating 90% of the average annual stormwater runoff volume. The required water quality volume is calculated from the following equation: WQv = P*(0.05+0.009*I)*A / 12 Where: P = 90% rainfall event (inches) = 1.00 inches (Ithaca, NY) Rv = (0.05+0.009*I) (minimum allowed value = 0.20) I = Imperviousness (%) A = Drainage Area (s.f.) = 1.40 Therefore: I = 0.35 acres / 1.40 acres = 25% Rv = (0.05+0.009*25%) = 0.28 Required WQv = 1.00” * 0.28 *1.4 / 12 = 0.032-acre feet = 1,400 cubic feet Provided WQV: = Bioretention Filter and Micropool Extended Detention Pond = 0.032-acre feet (Refer to Calculations, Volume II) 0.37 26.4% 1,464 cubic feet 0.288 0.034 acre-ft Namgyal Monastery – HHDL Library Stormwater Pollution Prevention Plan T.G. Miller, P.C. 6. April 26, 2021 = 1,290 (bioretention filter) + 140 (micropool extended detention) = 1,400 cubic feet > WQv Required, OK The water quality volume, required filter area, pre-treatment volumes and total system volumes for the bioretention filter is listed on the Erosion and Sediment Control Plan (Sheet C203). Calculations of the areas and volumes provide are included in Volume 2 of the SWPPP. Runoff Reduction Volume Runoff reduction can be achieved by infiltration, groundwater recharge, recycling, or evaporation/evapotranspiration of 100 percent of the post-development water quality volumes to replicate pre-development hydrology. This can be achieved by maintaining pre-construction infiltration, peak runoff flows, discharge volumes, and minimizing concentrated flows through the use of runoff control techniques that will provide treatment in a distributed manner before runoff reaches the collection system. This requirement can be accomplished by application of on-site green infrastructure techniques, standard stormwater management practices with runoff reduction capacity, and good operation and maintenance. In the case of this project low hydrologic soil ratings preclude the installation of most green infrastructure practices. As a result of these physical limitations, 100% runoff reduction of the water quality volume cannot be achieved. Projects that cannot achieve runoff reductions to pre-construction conditions must, at a minimum, reduce a percentage of the runoff from impervious areas to be constructed on the site. The percent reduction is based on the Hydrologic Soil Groups (HSG) of the site. The minimum runoff reduction volume required is calculated using the following equation: Min RRv = [(P) (Rv*) (Ai)] / 12 Where: P = 90% rainfall event (inches) = 1.00 inches (Ithaca, NY) Rv* = 0.05+0.009(I) Where I is 100% impervious Ai = (S)(Aic) (Aic) = Total area of impervious cover (acres) S = HSG Specific Reduction Factor = 0.55 for HSG “A” Soils = 0.30 for HSG “C” Soils = 0.20 for HSG “D” Soils Min RRv = (1.00” * [0.05+0.009(100)] * (0.20 * 0.35) / 12 = 0.011 ac-ft (480 cubic feet) The bioretention filter will provided 504 cubic feet of runoff reduction, which is greater than the minimum required runoff reduction volume. Underground Injection Control Permits Stormwater drainage wells are regulated by the Environmental Protection Agency (EPA) through the Underground Injection Control (UIC) program as Class V injection wells with requirements to protect underground sources of drinking water. By definition, a Class V injection well is any bored, drilled, or driven shaft, or dug hole that is deeper than its widest surface dimension, or an improved sinkhole, or a subsurface fluid distribution system. The proposed infiltration practices have depths that are much shallower than their largest surface dimension. The proposed subsurface piping in both 1,330 1,470 0.0059 ac-ft (255 cubic feet) 532 Water Quality Volume WQv = P * Rv * A / 12 Where: Rv = ( 0.05+0.009 * I ) (min 0.20)Proposed Impervious Sums Impervious Cover (acres): 0.37 Drainage Area/Impervious Cover (acres): 1.40 1.40 Total Imperviousness, I (%): 26.4% WQ Storm, P (in): 1.0 Rv: 0.288 WQ Volume Required (acre-feet): 0.034 0.034 Total WQ Volume Required (cubic feet): 1,465 1,465 Total Provided WQv [Sum of WQv from all practices] (acre-feet): 0.034 Provided WQv [Sum of WQv from all practices] (cubic feet): 1,470 *Water Quality Volume provided in bioretention filter and micropool extended detention pond Runoff Reduction Calculations (New Impervious) RRv = (P) (Rv*) (Ai) / 12 Where: Ai = (S) (Aic) Impervious Cover (acres), Aic: 0.37 WQ Storm, P: 1.0 HSG Reduction Factor, S: 0.2 Impervious Cover targeted for RRv, Ai: 0.07 Rv*: 0.95 Minimum RRv (acre-feet): 0.006 Minimum RRv (cubic feet): 260 Provided RRv [40% of WQv from bioretention filter] (acre-feet)*: 0.0122 Provided RRv [40% of WQv from bioretention filter] (cubic feet)*: 532 > Min. RRv Req'd, OK Bioretention Filter Design Water Quality Volume WQv = P * Rv * A / 12 Where: Rv = ( 0.05+0.009 * I ) Impervious Cover (acres): 0.32 Drainage Area (acres): 1.54 Imperviousness, I (%): 21% WQ Storm, P (in): 1.00 Rv: 0.24 WQ Volume Required (acre-feet): 0.030 WQ Volume Required (cubic feet): 1,330 Bioretention Filter Sizing SA = WQv* d/[ k*(d+h)*t) ] WQv (cf): 1,330 Depth of Filter Media, d, (ft): 2.50 Coefficient of Permability, k, (ft/day): 0.50 Average Height of Water above Filter Bed, h, (ft): 0.5 Filter Bed Drain Time, t, (days): 2 Surface Area Required, SA, (sf): 1,108 Surface Area Provided, (sf): 1,200 > Req'd, OK Pretreatment Sizing Required Volume (25% WQv) (cf): 333 Volume Provided (cf):350 > Req'd, OK Total System Volume (75% WQv) (cf): 998 Total Volume Provided (cf):1,065 > Req'd, OK Forebay Elevation Area Volume (msl)(sf)(cf) 1153 240 0 1154 460 350 Total:350 715 cft (provided below the rim of OCS#1 and above the filter media ) plus 350 cft (provided within the forebay). See HydroCAD bioretention filter stage-storage table. Type II 24-hr 100-Year Rainfall=5.93"2021-01-14 NAMGYAL HYDROLOGY-SAS r1 Printed 5/17/2023Prepared by {enter your company name here} Page 1HydroCAD® 10.10-5a s/n 05659 © 2020 HydroCAD Software Solutions LLC Summary for Subcatchment P-WS2: NAMGYAL PROPOSED WITH OCS#2 Runoff = 45.78 cfs @ 12.54 hrs, Volume= 6.006 af, Depth> 3.21" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 5.00-20.00 hrs, dt= 0.10 hrs Type II 24-hr 100-Year Rainfall=5.93" Area (ac) CN Description 1.981 98 Paved parking, HSG D 0.540 98 Roofs, HSG D 9.130 77 Woods, Good, HSG D 4.780 70 Woods, Good, HSG C 6.019 78 Meadow, non-grazed, HSG D 22.450 78 Weighted Average 19.929 88.77% Pervious Area 2.521 11.23% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 53.5 Direct Entry, Tc from Existing Type II 24-hr 100-Year Rainfall=5.93"2021-01-14 NAMGYAL HYDROLOGY-SAS r1 Printed 5/17/2023Prepared by {enter your company name here} Page 1HydroCAD® 10.10-5a s/n 05659 © 2020 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond 7P: BIORETENTION Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 1,149.17 1,200 0 1,149.22 1,200 24 1,149.27 1,200 48 1,149.32 1,200 72 1,149.37 1,200 96 1,149.42 1,200 120 1,149.47 1,200 144 1,149.52 1,200 168 1,149.57 1,200 192 1,149.62 1,200 216 1,149.67 1,200 240 1,149.72 1,200 264 1,149.77 1,200 288 1,149.82 1,200 312 1,149.87 1,200 336 1,149.92 1,200 360 1,149.97 1,200 384 1,150.02 1,200 408 1,150.07 1,200 432 1,150.12 1,200 456 1,150.17 1,200 480 1,150.22 1,200 492 1,150.27 1,200 504 1,150.32 1,200 516 1,150.37 1,200 528 1,150.42 1,200 540 1,150.47 1,200 552 1,150.52 1,200 564 1,150.57 1,200 576 1,150.62 1,200 588 1,150.67 1,200 600 1,150.72 1,200 612 1,150.77 1,200 624 1,150.82 1,200 636 1,150.87 1,200 648 1,150.92 1,200 660 1,150.97 1,200 672 1,151.02 1,200 684 1,151.07 1,200 696 1,151.12 1,200 708 1,151.17 1,200 720 1,151.22 1,200 732 1,151.27 1,200 744 1,151.32 1,200 756 1,151.37 1,200 768 1,151.42 1,200 780 1,151.47 1,200 792 1,151.52 1,200 804 1,151.57 1,200 816 1,151.62 1,200 828 1,151.67 1,200 840 1,151.72 1,200 852 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 1,151.77 1,200 864 1,151.82 1,200 876 1,151.87 1,200 888 1,151.92 1,200 900 1,151.97 1,200 912 1,152.02 1,200 924 1,152.07 1,200 936 1,152.12 1,200 948 1,152.17 1,200 960 1,152.22 1,200 972 1,152.27 1,200 984 1,152.32 1,200 996 1,152.37 1,200 1,008 1,152.42 1,200 1,020 1,152.47 1,200 1,032 1,152.52 1,200 1,044 1,152.57 1,200 1,056 1,152.62 1,200 1,068 1,152.67 1,200 1,080 1,152.72 1,200 1,092 1,152.77 1,200 1,104 1,152.82 1,200 1,116 1,152.87 1,200 1,128 1,152.92 1,200 1,140 1,152.97 1,200 1,152 1,153.02 1,211 1,183 1,153.07 1,267 1,245 1,153.12 1,322 1,310 1,153.17 1,378 1,377 1,153.22 1,433 1,448 1,153.27 1,489 1,521 1,153.32 1,544 1,597 1,153.37 1,600 1,675 1,153.42 1,656 1,757 1,153.47 1,711 1,841 1,153.52 1,767 1,928 1,153.57 1,822 2,017 1,153.62 1,878 2,110 1,153.67 1,933 2,205 1,153.72 1,989 2,303 1,153.77 2,044 2,404 1,153.82 2,100 2,508 1,153.87 2,156 2,614 1,153.92 2,211 2,723 1,153.97 2,267 2,835 PONDING VOLUME 1153.0 TO 1153.5 V=715 CF 10.00'E9L501GRANITE CURB, TYPE1L501CROSSWALK MARKINGA3,E2L502GRANITE STAIRS AND STAIR HANDRAIL-TYPE A, TYP.E7L501CURB RAMPE5L501ADA PAVEMENTMARKINGS, TYP.E3L501TRAFFIC SIGN (3)E3L501TRAFFIC SIGN (2)A3,E6L502CONCRETE STAIRS AND STAIR HANDRAIL,TYP.40.00'25.00'85.50'35.00'2.00' TYP23.00'23.00'6.00' TYP11.75'6.00'2.00'12.50'6.00'9.00'TYP9.00'TYP18.00' TYPR5.00'N:876272.51E:843101.12N:876121.43E:843165.87N:876101.17E:842939.577.50'6.0 0 '48.00'E3L501TRAFFIC SIGN (2)E3L501TRAFFIC SIGN (2)A9L501LIMESTONEBLOCK BENCH (3)C3L501CONCRETE SCORE LINES, TYP9.00'TYPEXTERIOR STAIRS ANDELEVATED WALKWAY. SEESTRUCTURAL DRAWINGSCCDDFABAEEN:876119.59E:843105.9217.00'11.00'6.00'15.50'15.50'15.00'24.00'6.00'C7L501CURBED CONCRETE WALKWAY6.00 '21.00'5.00'4.00'4.00'5.00'6.50'35.00'15.50'15.50'FRONT ENTRY AND STAIR WIDTHTO ALIGN WITH BUILDINGCORNERS +/- 33.5'24.00'18.00' TYP153.00'43. 2 5 '35.50'29.75 '10.00'12.00'R=35.00'L=41.72'R=37.00'L=32.80'R=30.00'L=37.69'11.75'6.00'REF.DN DN DN 975 S F MAI N REA D I N G RO O M 68 S F KIT C H E N E T T E 86 S F ASS E M B L Y RO O M STO R A G E 223 4 S F GR E A T HA L L 152 S F WO M E N S 138 S F ME N S 49 S F ELE V A T O R 7'-1 0 "8' - 0"27 S F A / V R O O M 146 SFMEETINGROOM 68 S F QUI E T RO O MFFE 1161FFE 1161EE 1160.98EE 1160.98FFE 1175EE 1174.98TIBET DRIVETIBET DRIVEMA T C H W I D T H O F EX T E R I O R S T A I R N:875961.14E:843181.39N:875951.68E:843100.05CL18.00'6.50'7.75 ' 16.50'R=30.00 'L=42.00 'R=30.00'L=42.00'R=30.00'L=11.25'R=9.00 'L=17.00 'R=164.00'L= 52.25'EQ. JOINTSPACING, TYP.APPROXIMATE CENTER LINE OF 6'-0" WIDE WOOD CHIPPATH. PATH TO BE STAKED OUT IN FIELD BYLANDSCAPE ARCHITECT. MINOR CLEARING OFAPPROXIMATE PATH LOCATION TO BE COMPLETED.EJEJSTRUCTURAL CONCRETE. SEESTRUCTURAL DRAWINGSSTRUCTURAL CONCRETE. SEESTRUCTURAL DRAWINGSR10.00'R10.00'R10.00'N:875939.86E:843251.06N:875906.20E:843271.29N:875876.66E:843283.06N:875870.00E:843317.56N:875893.74E:843367.59N:875895.58E:843390.9135.00' TYP.15.00'TYP.13.75'R10.00'20.00'57. 2 5 ' 2.00'28.00'2.50' TYP E3L501TRAFFIC SIGNN:876274.36E:843161.14BUILDING COORDINATESIDENTIFY STRUCTURALGRID LOCATION, TYP77.75'C9L501PIN TO STRUCTURAL CONCRETEC9L501PIN TO STRUCTURAL CONCRETE24.00'1.50'25.00'45°TYP45°TYP+/- 12.00'STATUE BY OTHERS. INSTALLATION ANDBASE BY G.C. ASSUME CONCRETE BASECLAD WITH MARBLE OR GRANITE. ASSUMEENGRAVING FOUR STONE PANELSAPPROXIMATELY 2' X 4'. SEE STRUCTURALDRAWINGS FOR FOUNDATIONS. SEE A2/L201FOR BASE DIMENSIONS.4.00'5.50'6.00'4.00'5.50'6.00'20.50'0.50'2.50'(5) BOLLARD LIGHTS LOCATED2'-0" FROM EDGE OF PAVINGN:876075.93E:842975.25N:876066.26E:843041.19N:876063.10E:843012.7012.50'(4) LIGHT POLES,SEE ELECTRICALCJ6.00'9.00'9.00'A1L502BLUESTONE QUARRY BLOCK WALL, TYP.37' FLAG POLE, TYP(5 TOTAL)BOLLARD LIGHTS(20 TOTAL)CONCRETE PAD WITHPERGOLA30.00'30.00'8.00 '8.00'1.50' 2.50'4.00'2.00'2.00 'STATUE BY OTHERSINSTALLATION AND BASE BY G.C. ASSUMECONCRETE BASE CLAD WITH MARBLE ORGRANITE. ASSUME ENGRAVING AREA OFFOUR STONE PANELS APPROXIMATELY 2' X4'. SEE A3/L2012' X 6' STONE BLOCKS WITH MORTAR BED ONCONCRETEALUMINUM PICKET FENCEDECORATIVE SWING GATE W/EMERGENCY SERVICE BY-PASSCOLUMN DOWN LIGHTS(MOUNTED MORE THAN45 DEGREES DOWNWARD)SIGNAGE DOWN LIGHTS(MOUNTED MORE THAN45 DEGREES DOWNWARD)30.00'20.00'12.00'2' WIDE STOP BARGATE CALL BOX17.00'8.00'ITHACA PUMPER FIRE TRUCK A5L502A9L502C5L501C7L501A5L501A7L501GENERAL SHEET NOTES - LAYOUTLAYOUT NOTES:1.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES ONSITE PRIOR TO EXCAVATION.2.CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO ANYEXCAVATION.3.SEE CIVIL AND ELECTRICAL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES AND SITE LIGHTING.4.INSTALL EXPANSION JOINTS EVERY 30' MAX IN CONCRETE PAVEMENT AND IN AREAS WHERECONCRETE ABUTS CURBS OR OTHER FIXED OBJECTS.5.CONCRETE SCORING TO BE EQUALLY SPACED UNLESS OTHERWISE NOTED6.VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK. REPORT ANYDISCREPANCIES TO LANDSCAPE ARCHITECT BEFORE PROCEEDING.7.DO NOT SCALE FROM MEASURING DRAWINGS.8.WALKS, DRIVES, CURBS AND PARKING TO BE STAKED OUT IN THE FIELD BY A LICENSED SURVEYOR.9.LAYOUT DIMENSIONS AND RADII ARE TO EDGE OF CONCRETE WALKS AND FACE OF CURB.10.ALL PAVEMENT RADII ARE 5' UNLESS OTHERWISE NOTED ON PLAN.C1L501C9L502STATUE BASEA214" = 1'-0"LAYOUT AND MATERIALS PLANA11:200020'40'L201LAYOUT ANDMATERIALSPLANA7L50211/03/2021TIBET DR. ITHACA, NY 14850 H.H. DALAI LAMA LIBRARY&LEARNING CENTER NAMGYAL MONASTERY2016066NEW CONSTRUCTION REVISION SCHEDULENAMEDATELEB/MDCABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design619 W. State StreetIthaca, New York 14850132 E. Jefferson StreetSyracuse, New York 13202p 607 273 7600 www.holt.comDATE:PROJECT:OTHER:DRAWN BY:SPR REV5/19/23C7L501KEYMATERIALDETAILMEDIUM DUTY ASPHALT PAVEMENTHEAVY DUTY ASPHALT PAVEMENTASPHALT PATCHASPHALT OVERLAYMEDIUM DUTY CONCRETE PAVEMENTHEAVY DUTY CONCRETE PAVEMENTEXPOSED AGGREGATE CONCRETEGRANITE COBBLE PERIMETER BANDGRANITE COBBLE INTERMEDIATE BANDGRAVEL MULCHBOLLARD LIGHT FIXTURE, SEE ELECTRICALLIGHT POLE, SEE ELECTRICALADA TACTILE WARNING EJEXPANSION JOINTCLCENTER LINECJCONSTRUCTION JOINTAPPROXIMATE CENTERLINE OF WOOD CHIP PATHSAW CUT ASPHALTCONTRACT LIMIT LINEENTRANCE AREAF11:20 1150'1152'1154'1156'1157'1158'1160' 11 6 2 ' 11 6 3 ' 1 1 6 5 ' 1 1 6 7 ' 1 1 7 0 ' 1 1 7 2 ' 1 1 7 4 ' 1 1 7 5 '1163'1150'1156'1155'1154'1153'1162'1165'1 1 7 2 '1173' 1177' 117 7 '1175'1175' 1 1 7 5 '1176'117 7 ' 1 1 7 7 '1180' 1155'EEEGEREF.DN DN DN 975 S F MAI N RE A D I N G RO O M 68 S F KIT C H E N E T T E 86 S F AS S E M B L Y RO O M ST O R A G E 223 4 S F GR E A T HAL L 152 S F WO M E N S 138 S F ME N S 49 S F ELE V A T O R 7'-1 0 "8' - 0"27 S F A / V R O O M 146 SFMEETINGROOM 68 S F QUI E T RO O M UP TR 1153.85BOTTOM OFWINDOWS 1167FFE 11611160.571.9%TS 1160.78BS 1159.321159.31159.411159.79FFE 11611159.3TC/BC 1153.75TC/BC 1153.63TC 1154.37BC 1153.861.9%1.8%1174.00TC 1153.73BC 1153.23EE 1160.98EE 1160.981159.031187.60MATCH EXISTINGGRADE +/-1188.331187.47FFE 1175EE 1174.981161.021160.851160.681160.341160.591162.461160.431160.88TIE INTO EXISTING+/-1161.33TIE INTO EXISTING+/-1161.721162.631159.721159.66TC/BC1156.5BC 1156TC 1156.51152.81TC 1152.93BC 1152.43TC 1151.85BC 1151.351160.811160.681158.851154.371160.231.9%1160.541160.851161.1911542.0%11521188+ HPS1165.711791178117711761175117111721173117411701169116811671166116511651164116311621161116011571156115511541153115211511150 11 6 1 11 6 21162116111601163 116411541153115311581159 1153115411551156115711581159116011581159TIBET DRIVETIBET DRIVERIM 1159.25RIM 1160.2RIM 1159.3RIM 1157.85RIM 1152.40RIM 1162.7RIM 1160.36TR 1154.37RIM 1153.5ELEVATEDWALKWAY 2.8%MAX 4.9%1159.231158.881159.081159.161159.361159.281158.591158.471160.471160.171160.591160.581160.94TW 1161.13BW 1159.7211661164.41165.21160.051160.321160.57MATCH EXISTING+/- 1165.201161.5911 6 3 11 6 4 1161.87RIM 1157.50HP 1158.00TC/BC1150.5TW 1161.13BW 1159.72TW 1161.13BW 1160.781165.31161.00TW 1161.13BW 1160.781160.9011601174.731174.8511611162MATCH EXISTING+/- 1155.7011661163.00MATCH EXISTING +/-1160MATCH EXISTING +/-1160MATCH EXISTING +/-1150.56TC 1154.48BC 1153.98TC 1154.06BC 1153.75TC 1154.37BC 1153.87TS 1183.50BS 1180.00TS 1187.16BS 1183.601187.261179.901157.771157.77SWALESWALETW 1188.0(MATCH EXISTING)BW1178.0(MATCH EXISTING)TW 1186.0BW 1178.0TW 1186.0BW 1178.05 WALLS @ 2'(MAX 2.5')5 WALLS @ 2'(MAX 2.5')TW 1187.0(1' WALL STEP)TW 1188.0(1' WALL STEP)TW 1187.0(1' WALL STEP)SWALESWALEAREA FOR BIORETENTION,SEE CIVILREFER TO SPEC FOR SLOPESREQUIRING EROSION CONTROLBLANKET, TYPADA ACCESSIBLE ROUTE. GRADES NOTTO EXCEED 2.0% IN EITHER DIRECTIONADA ACCESSIBLE PARKING SPACES MUSTCOMPLY WITH DESIGN GRADES. SLOPES WILL BEVERIFIED UPON COMPLETION OF SUBGRADECOMPACTION; COMPLETION OF SUBGRADECOMPACTION; AND FINAL PAVEMENT SURFACEL301GRADINGPLAN11/03/2021TIBET DR. ITHACA, NY 14850 H.H. DALAI LAMA LIBRARY&LEARNING CENTER NAMGYAL MONASTERY2016066NEW CONSTRUCTION REVISION SCHEDULENAMEDATELEB/MDCABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design619 W. State StreetIthaca, New York 14850132 E. Jefferson StreetSyracuse, New York 13202p 607 273 7600 www.holt.comDATE:PROJECT:OTHER:DRAWN BY:SPR REV5/19/231.PROPOSED LAYOUT BASED ON 08/07/20 SURVEY COMPLETED BY T.G. MILLER, P.C.2.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES HAVING UNDERGROUNDUTILITIES ON SITE OR IN RIGHT-OF-WAY PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACTUTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO GRADING START.3.SITE GRADING SHALL NOT PROCEED UNTIL EROSION CONTROL MEASURES HAVE BEENINSTALLED.4.GRADING AROUND EXISTING TREES TO BE MINIMIZED.5.MINIMIZE IMPACT TO EXISTING, REMAINING LANDSCAPE WHILE EXCAVATING. GREAT CARE IS TOBE TAKEN TO AVOID DISTURBING ROOTS OF EXISTING TREES. HAND EXCAVATION AND/OREXCAVATION WITH AN AIR SPADE WILL BE REQUIRED WHERE EXISTING TREE ROOTS AREPRESENT.6.ALL EXISTING UTILITY COVERS AND GRATES WITHIN THE AREA OF DISTURBANCE ARE TO BEADJUSTED TO MEET PROPOSED GRADES.7.MATCH EXISTING GRADE AT ALL EDGES WHERE PROJECT WORK MEETS EXISTING SITE.8.SEE CIVIL DRAWINGS FOR PROPOSED UTILITIES.GENERAL SHEET NOTES - GRADINGEXISTING CONTOURPROPOSED MAJOR CONTOURPROPOSED CONTOURPROPOSED SPOT ELEVATIONBC = BOTTOM OF CURBTC = TOP OF CURBEXISTING SPOT ELEVATIONTC 389.30BC 388.80HP = HIGH POINTCONTRACT LIMIT LINERIM = RIM ELEVATIONSTORM INLET (SEECIVIL)STORM CULVERT (SEECIVIL)TW = TOP OF WALLBW = BOTTOM OF WALLGRADING PLAN1:20A11:20HPS = HIGH POINT OF SWALEBS = BOTTOM OF STAIRTS = TOP OF STAIRFFE = FINISH FLOOR ELEVATIONEE = ENTRY ELEVATIONADA ROUTE0020'40' FFE 11611.9%FFE 11611.9%1.8%EE 1160.98EE 1160.98FFE 1175EE 1174.981.9%11542.0%11521188+ HPS1165.711791178117711761175117111721173117411701169116811671166116511651164116311621161116011571156115511541153115211511150 11 6 1 11 6 21162116111601163 1164115411531153 115811591153115411551156115711581159116011581159TIBET DRIVETIBET DRIVEELEVATEDWALKWAY 2.8%MAX 4.9%11 6 3 11 6 4 1160116111621166 SWALESWALEC201SITE UTILITYAND DRAINAGEPLANDESIGNDEVELOPMENTNOT FOR CONSTRUCTIONOR BIDDINGABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design619 W. State StreetIthaca, New York 14850132 E. Jefferson StreetSyracuse, New York 13202p 607 273 7600 www.holt.comDATE:PROJECT:OTHER:DRAWN BY:11/03/2021TIBET DRIVE, ITHACA, NEW YORK 14850 HHDL LIBRARY NAMGYAL MONASTERY2016066FLSNEW CONSTRUCTION REVISION SCHEDULENAMEDATETGM E20-28WATER SUB-SERVICE 3/9/22SPR UPDATE 6/6/23 1.9%1.9%1.8%1.9%11542.0%11521188+ HPS1165.711791178117711761175117111721173117411701169116811671166116511651164116311621161116011571156115511541153115211511150 11 6 1 11 6 21162116111601163 1164115411531153 115811591153115411551156115711581159116011581159ELEVATEDWALKWAY 2.8%MAX 4.9%11 6 3 11 6 4 1160116111621166 SWALESWALEDESIGNDEVELOPMENTNOT FOR CONSTRUCTIONOR BIDDINGABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design619 W. State StreetIthaca, New York 14850132 E. Jefferson StreetSyracuse, New York 13202p 607 273 7600 www.holt.comDATE:PROJECT:OTHER:DRAWN BY:11/03/2021TIBET DRIVE, ITHACA, NEW YORK 14850 HHDL LIBRARY NAMGYAL MONASTERY2016066FLSNEW CONSTRUCTION REVISION SCHEDULENAMEDATETGM E20-28C301BEROSION ANDSEDIMENTCONTROLPLANSPOILS AREA 3/22/22SPR UPDATE 6/6/23 FROST DEPTHMIN. TYP.EXPANSION JOINTADJACENT CONCRETE PAVINGAND PAVER BAND(4) 18" LONG, 3/4" DIA. EPOXY COATED SMOOTH DOWEL AND DOWEL SLEEVE,TOP AND BOTTOM OF STAIR.11"2% WASHTYP.4'-0" MIN.534"RAILING MOUNTED IN STAIR.SEE LAYOUT PLAN1'-2"EPOXY COATED #4 @ 12" O.C.EPOXY COATED #5 @ 12" O.C.(4) 18" LONG, 3/4" DIA. EPOXY COATEDSMOOTH DOWEL AND DOWEL SLEEVE,TOP AND BOTTOM OF STAIR.EXPANSION JOINTEPOXY COATED #5 NOSING BARCOMPACTED SUB-GRADE (TYP.)1'-4"Scale: 1/2" = 1'-0"GRANITE STAIRSE3STAIR HANDRAIL -SEE DETAIL A3/L-502E1L502NOTES:1.CONTRACTOR SHALL FIELD VERIFY ALL BUILDING AND SITE ELEVATIONS PRIOR TOLAYING FORM WORK FOR STAIR AND NOTIFY LANDSCAPE ARCHITECT OF ANYDISCREPANCIES.2.SUBMIT SHOP DRAWINGS FOR ALL STONE WORK FOR APPROVAL PRIOR TOFABRICATION.EPOXY COATED #5 @ 12" O.C., BOTT.3" COVER TYP.1'-0"1'-0"10"6" SUBBASE TYPSUBBASE1'-0"1-1/4" ID S.S.HANDRAIL1-1/4" IDS.S. POSTREFER TOSTAIR SECTION3'-0"1'-0"8"1'-0"CORE AND GROUT INTO CHEEKWALL. DOMEGROUT FOR DRAINAGE.3'-0" 3'-0"Scale: 1/2"=1'-0"STAIR HANDRAIL A3NOTES:1.CONTRACTOR TO VERIFY MEASUREMENTS IN FIELD.2.SUBMIT SHOP DRAWINGS PRIOR TO RAIL MANUFACTURING.3.WELDS SHALL BE CONTINUOUS, GROUND SMOOTHScale: 1/4"=1'-0"SHRUB PLANTING C3NOTES:1.PLANT AT SAME DEPTH AS PREVIOUSLY PLANTED IN NURSERY OR CONTAINER.2.PROVIDE COMPACTED BASE UNDER ROOT BALL ONLY TO PREVENT SETTLING.3.CUT ANY CIRCLING ROOTS AND TEASE APART ROOTS OF POT BOUND CONTAINERIZED PLANTS.4.DO NOT USE TREATED BURLAP.4" SHREDDED BARK MULCH, EXTENT OFBEDLINE:-4" FOR SHRUBS-3" FOR PERENNIALS AND BULBSUNTIE AND ROLL BACK BURLAP FROMMIN. 1/3 OF ROOT BALL. SYNTHETICWRAP IS UNACCEPTABLE. CUT WIREBASKETS AND REMOVE24" SPECIFIED PLANTING MIXSPADED BED EDGECOMPACTED BASEScale: 1/4"=1'-0"TREE PLANTINGC5PLANT SHALL BE SET AT ORSLIGHTLY ABOVE THE STABLISHEDFINISH GRADE4" SPECIFIED SHREDDED BARK MULCHUNTIE AND ROLL BACK BURLAP FROMMIN. 1/3 OF ROOT BALL. SYNTHETICWRAP IS UNACCEPTABLE. CUT WIREBASKETS AND REMOVE.36" SPECIFIED PLANTING MIXGRADE TO FORM SAUCER IN LAWNAREAS ONLYSCARIFY SIDES AND BOTTOM OFTREE PIT TO PREVENT GLAZING OFSUBGRADE. SET TREE DIRECTLY ONSUBGRADE TO PREVENT SETTLING.3X WIDTH OF ROOT BALL6" MIN NOTES:1.PLANT AT SAME DEPTH AS PREVIOUSLY PLANTED IN NURSERY OR CONTAINER.2.PROVIDE COMPACTED BASE UNDER ROOT BALL ONLY TO PREVENT SETTLING.3.ENTIRE BED EXCAVATED AND BACKFILLED WITH SPECIFIED PLANTING MIX.NOTE:1. TOTAL STEP HEIGHT EQUALS HEIGHT AT NOSE (RISER HEIGHT) PLUS 1/4" WASH.- RISER HEIGHT: 5 3/4"- TREAD DEPTH: 14"2. FIELD MEASURE STAIRS ONCE BUILT TO VERIFY DIMENSIONS FOR HANDRAILS.3. SUBMIT SHOP DRAWINGS OF HANDRAILS FOR REVIEW.Scale: 1/2"=1'-0"CONCRETE STAIR E64'-0" MIN. TYP.#4 EPOXY COATED STIRRUP @ 12 O.C.#5 EPOXY COATED @ 12" O.C.(3) #5 EPOXY COATED @ 12" O.C., BOTT.3" COVER TYP.1'-6"10"1'-2"#5 @ 12" O.C.CONCRETE STAIR TREAD TYP.FABRICATE OR FIELD BEND REBAR#5 EPOXY COATED NOSING BARCONCRETE PAVING2.0%6"0"SUBBASECOMPACTEDSUB-GRADE (TYP.)ADJACENT ASPHALTPAVING. SEE GRADINGPLAN FOR ELEVATION.6" SUBBASE TYP#5 @ 9" O.C. E/W(8) #5 REBAR2" MIN. CLEAR1"R12"3" MIN.CLEARSTAIR HANDRAIL - SEE DETAIL A3/L-5026'-0"#4 EPOXY COATED STIRRUP @ 12 O.C.#5 EPOXY COATED @ 12" O.C.(3) #5 EPOXY COATED @ 12" O.C., BOTT.3" COVER TYP.1'-6"10"1'-2"#5 @ 12" O.C.CONCRETE STAIR TREAD TYPFABRICATE OR FIELD BEND REBAR#5 EPOXY COATED NOSING BARADJACENT CONCRETEPAVING. SEE LAYOUT PLAN.2.0%6"1'-6"SUBBASECOMPACTEDSUB-GRADE (TYP.)ADJACENT CONCRETEPAVING. SEE LAYOUT PLAN.6" SUBBASE TYP#5 @ 9" O.C. E/W(8) #5 REBAR2" MIN. CLEAR1"R12"3" MIN.CLEARSTAIR HANDRAIL -SEE DETAIL A3/L-502EXPANSION JOINTScale: 1"=1'-0"LAWN ESTABLISHMENT WITH DECOMPACTIONC1ROLL LAWN SEED6" TURF SOIL. ROLL TO COMPACT TO 85%PROCTOR DENSITY1'-0" MIN. CLEAN FILL OR DEEP RIPPEDSUBSOIL AMENDED WITH 9.25 CY OF COMPOSTPER 1000 SFUNDISTURBED SUBGRADE6"1'-0"MIN.12" NATURAL COLOR HYDRO-MULCHPLACE EROSION CONTROL BLANKET ONSLOPES GREATER THAN 1V:3HNOTES:1.LAWN RESTORATION WORK TO COMPLY WITH REQUIRMENTS PER "NYS DEC - STORMWATERMANAGEMENT DESIGN MANUAL - AUGUST 2010" AS WELL AS "NYS DEC DEEP RIPPING ANDCOMPACTION - APRIL 2008"3" COMPOST TILL (DEEP RIP) INTO SUBSOIL3" 11 2"1-1/2" COMPACTED NYSDOTSUPERPAVE 9.5MM TOP COURSE(402.097204)Scale: 1"=1'-0"MEDIUM DUTY ASPHALT PAVEMENTC7COMPACTED SUBBASE3" COMPACTED NYSDOT SUPERPAVE19MM BINDER COURSE (402.197904)FABRIC TO WRAP 12" UNDERASPHALT BINDER COURSECOMPACTED SUB-GRADE1'-0"TAMP EDGES - FILL & FEATHER TOMEET EXISTING GRADESEPARATION FABRIC3"8"TACK COAT BETWEEN COURSES1-1/2" COMPACTED NYSDOT SUPERPAVE9.5MM TOP COURSE (402.097204)3" COMPACTED NYSDOT SUPERPAVE19MM BINDER COURSE (402.197904)COMPACTED SUBBASECOMPACTED SUBGRADE11 2"1'-0"3"1'-0"WRAPTAMP EDGESScale: 1"=1'-0"HEAVY DUTY ASPHALT PAVEMENTA9SEPARATION FABRICSAWCUT RESURFACE LIMITLOCATION AS SHOWN ON PLANSBITUMINOUS SEALEREXISTING ASPHALTEXISTING SUB-BASE3" COMPACTED NYSDOT SUPERPAVE19MM BINDER COURSE (402.197904)1'=1'-0"ASPHALT PATCHA51'-6"SUBBASE - MIN 12" DEEPITEM 304.123"1-1/2" COMPACTED NYSDOT SUPERPAVE9.5MM TOP COURSE (402.097204)1'-0"11 2"NOTES:1.REFER TO GRADING PLANS FOR FINISH GRADES.ADDITIONAL SUBBASE TO BE ADDED ON TOP OFEXISTING SUBBASE TO ACHIEVE FINISH GRADE.5 34"R12"1"12"2% WASH TYP12" ±TYPGRANITE TREAD, TYP.S.S. DOWEL, 38" DIA. X 6"LONG @ 2'-0" O.C. EPOXYANCHOREDMORTAR BEDBACKER ROD AND JOINTSEALANTScale: 1-1/2"=1'-0"GRANITE TREAD DETAILE12"1'-2"4"SELECT GRANULAR FILLScale: 1/2"=1'-0"CURBED CONCRETE WALKWAYC7ADJACENT MEDIUM DUTYCONCRETE PAVINGDRY MIX UNIFORM PILES AT EACH END AND ON3-FOOT CENTERS BENEATH CURB FOR FULLLENGTH OF CURB.CONCRETE BACKING FULL LENGTH OF CURB.FORCE CONCRETE THROUGH BACK OFJOINTS. GROUT FRONT AND TOP OF JOINTSFLUSH WITH MORTAR MIX.3"COMPACTED SUBGRADEGRANITE CURB W/ SAWN &THERMAL TOP AND FACES8"6"ADJACENT PLANTING ANDGRADING2'-0"Scale: 1"=1'-0"ASPHALT OVERLAYC9EXISTING ASPHALTPAVEMENTEFFECTIVE OVERLAY THICKNESS SAME THICKNESS ASTOP COURSETACK COATTRANSITION AREA. PAVEMENTAREAS OTHER THAN THE TOPCOURSE SHALL BEFEATHERED OUT USING TOPCOURSE MATERIALPAVEMENT COURSES ARE PERTYPICAL ASPHALT SECTION12" MIN.SEAL ALL SEAMS WITH NYSDOTAPPROVED CRACK SEALERLAWN OR PLANTINGScale: 1/2"=1'-0"BLUESTONE QUARRY BLOCK RETAINING WALL A1NOTES:1. PROVIDE BATTERED FACE.2. PITCH HORIZONTAL COURSES TO THE REAR.3. STONE IS DRY LAID, ENDS NOT EXPOSED ARE TO BE SAWNIF NECESSARY TO ACHIEVE CONSISTENT JOINTING NOGREATER THAN 1/4".4.18" MINIMUM EXPOSED WALL HEIGHT5.30" MAXIMUM EXPOSED WALL HEIGHT EXCEPT WHEREGUARDRAIL IS LOCATED.6.TOP OF WALL TO STEP WITH GRADE.6" LEVELING COURSECOMPACTED SUBGRADE+/-2'-0"1'-6"DAYLIGHT UNDER DRAINBLUESTONE QUARRY BLOCKFILTER FABRIC1"12"LAWN OR PLANTINGGEOGRID1'-0"3"6"6"L502SITE DETAILS11/03/2021TIBET DR. ITHACA, NY 14850 H.H. DALAI LAMA LIBRARY&LEARNING CENTER NAMGYAL MONASTERY2016066NEW CONSTRUCTION REVISION SCHEDULENAMEDATELEB/MDCABCDEFGABCDEFG1234567891012345678910ArchitecturePlanningInterior Design619 W. State StreetIthaca, New York 14850132 E. Jefferson StreetSyracuse, New York 13202p 607 273 7600 www.holt.comDATE:PROJECT:OTHER:DRAWN BY:SPR REV5/19/23 1183.021171.60 1172.28 1170.60 1169.92 1167.82 1167.46 1167.09 1165.53 1164.94 1163.07 1162.84 1161.17 1159.89 1158.42 1166.43 1171.37 1173.84 1175.06 1170.34 1168.58 1165.92 1163.78 1161.80 1161.82 1160.14 1170.81 1170.81 1166.85 1162.85 1161.14 1159.95 1175.86 1176.84 1178.27 1180.25 1181.15 1183.97 1182.31 1162.99 1161.89 1159.40 1159.41 1159.09 1157.81 1152.22 1156.49 1157.85 1156.65 1154.02 1152.023 1188.42 1188.50 1169.13 1179.41 Start 12M 12M 12M TWIN EM GM TRANS PHR PHR 12M 24M 24M 24M 24D TP G G G G G G G 28P G G 24P 18P G G G G 12M G 24P 12M 30A 12O 12D G G G 8.0 E 12P TWIN 38P G 24P 8.0 W 24P G G G CONC CONC INV COONC-LOWER 1122 1138 1139 1140 1141 1142 1143 1144 1145 1146 1147 1148 1149 1150 1151 1152 1153 1154 1155 1156 1157 1158 1159 1160 1161 1162 1163 1170 1171 1172 1173 1175 1176 1177 1178 1179 1180 1181 1222 1224 1225 1226 1227 1228 1237 1238 1239 1240 1242 1245 1246 1247 1248Pumper Fire TruckQ1010 Q1020 GAS MARKER ELEC METER ELEC METERS GAS MARKER ELEC METER GAS METER RIM=1155.3' PVC STUB OUTVERTICAL INV=1165.8' 8" PVC 8" DUCTILE IRON INV=1147.7' I N V = 1 1 4 7 . 7 ' TIBETDRIVE INV=1152.6' INV=1154.0'INV=1160.2' INV=1161.4' 8 "H D P E 1 5 "H D P E RIM=1160.2' RIM=1161.8' RIM=1170.0' INV=1183.9' INV=1176.4' 1 0" 4 " P V C ??? 1170.1 INV=1170.2' INV=1169.1' 1 5 "H D P E INV=1154.7' 1 8 "H D P E 18" HDPE 1 8 " H D P E 18"HDPE15"HDPE REMAINS OFGRAVEL PARKING AREA EDGE OFGRAVELEDGE OFGRAVELCURBCUTGRANITECURBEDGE OF PAVEMENT EDGE OF PAVEMENT EDGE OFPAVEMENTCONC. WITHTUNNEL UNDERENTR. ASPHALT PARKING ASPHALT DRIVE GRAVEL DRIVE 24" 24" 38" 12" 24" 18" 12" 12" 12" 30" 24" 12" 24" 24" 24" 24" 12"12" 12" 12" 8" T IB E T D R IV E T I B E T D R I V E GT T E G S3 S3 S3 S3 S3 S3 S3 S3 S3 S3 S3 S3 S3 S3 S3 S3 S4 S2 S2 S2 S2 S1 S1 S1 S1 LN LN LNXLA XLB XLB XLC XLC UTILITY TRANSFORMER LOCATION EC TO PROVIDE VAULT/PAD UTILITY 1" SCHEDULE 80 PVC CONDUITS, DIRECT BURIED (TYPICAL) 1" SCHEDULE 80 PVC CONDUITS, DIRECT BURIED (TYPICAL) 1" SCHEDULE 80 PVC CONDUITS, DIRECT BURIED (TYPICAL) GROUNDING GRID (2)4" SCHEDULE 80 PVC CONDUITS, DIRECT BURIED, W/ PULLSTRING FOR TEL/DATA (3)4" SCHEDULE 80 PVC CONDUITS, DIRECT BURIED PP2A/14 PP2A/13 PP2A/12 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 S4 S4 S4 S4 S4 S4 S4 S4 S4 S4 S4 S4 S4 S4 S4 S4 S4 S4 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 1" SCHEDULE 80 PVC CONDUITS, DIRECT BURIED (TYPICAL) 10 6" 36" 2" 30"36" ELECTRICAL CONDUIT PER SITE PLAN 12" ROUND CONCRETE BASE BY E.C. VERIFY WITH BOLLARD MFGR #4 REBARS AT EACH CORNER VERTICAL #3 TIES AT 12" O.C. HORIZONTAL FINISHED GRADE CHAMFER ALL EDGES GASKETED HAND HOLE 1" x 45° CHAMFER 36" #3 TIES 12" ON CENTER #6 BARE COPPER GRD. WIRE MECH. COMPR. CONNECTION PVC SCHEDULE 80 CONDUIT GALVANIZED CONDUIT "ELL." (4) #8 VERTICAL REINFORCEMENT BAR 4000 P.S.I. CONCRETE6'-0" MIN. DOWNTO SOLID BEARING1. FINISHED GRADE (PAVEMENT) BOLT OR MECH. COMPR. GROUND WIRE TO POLE PROVIDE IN-LINE BALLAST FUSES. PROVIDE (2) BUSSMANN "TRON" CAT# HEB-AB WITH (2) 2 1/2" "KTK" FUSES FOR EACH LUMINAIRE. (4)-36" x 1" DIA. ANCHOR BOLTS GALVANIZED STEEL TO PVC CONDUIT CONNECTOR ROUND FORMED CONCRETE BASE 30" DIA. CONCRETE BASE TOP OF POLE BASE TO BE MEASURED FROM ADJACENT PAVEMENT GRADE. NOTES: 5/8" DIA.x8' COPPERWELD GROUND ROD (LIGHTING PROTECTION) A B C D E F G A B C D E F G 1 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 Architecture Planning Interior Design 619 W. State Street Ithaca, New York 14850 132 E. Jefferson Street Syracuse, New York 13202 p 607 273 7600 www.holt.com DATE: PROJECT: OTHER: DRAWN BY:5/1/2023 2:10:08 PME100 SITE PLAN 11/03/21 TIBET DRIVE, ITHACA, NEW YORK 14850HHDL LIBRARYNAMGYAL MONASTERY20320 RSNAMGYAL MONESTARY1" = 20'-0"1 SITE PLAN LUMINAIRE SCHEDULE - SITE TYPE DESCRIPTION LAMP MOUNTING VOLTAGE MODEL NOTES LN LED STRIP LED, 4W/FT, 2700K, IP 65, MOUNT IN ALUMINUM HANDRAIL EXTRUSION, IP67 4.4W/FT LED CHANNEL 120 LED STRIP: KLUS WP-K-1275- 24V EXTRUSION : KLUS POR EXTRUSION COORDINATE WITH RAILING MANUFACURER. PROVIDE ALL REQUIRED POWER SUPPLYS S1 LED SITE HEAD, SINGLE HEAD, TYPE 4 DIST, 18000 LUMENS, 2700K, 22' STEEL POLE, 3' CONCRETE BASE, MOTION SENSOR AND PHOTOCELL, DARK SKY COMPLIANT 140W LED POLE 120 HUBBELL RATIO RAR2 S2 8" ROUND LED BOLLARD, 48" TALL, ALUMINUM BODY, CORROSION RESISTANT, 3Q DISTRIBUTION, 2700K, 1580 LUMENS, INTEGRAL PHOTOCELL, DARK SKY COMPLIANT 20W LED BOLLARD SELUX INULA BOLLARD LED S3 8" ROUND LED BOLLARD, 48" TALL, ALUMINUM BODY, CORROSION RESISTANT, 3Q DISTRIBUTION, 2700K, 1580 LUMENS, INTEGRAL PHOTOCELL, DARK SKY COMPLIANT 20W LED BOLLARD SELUX INULA BOLLARD LED S4 8" ROUND LED BOLLARD, 39" TALL, ALUMINUM BODY, CORROSION RESISTANT, 3Q DISTRIBUTION, 2700K, 3088 LUMENS, INTEGRAL PHOTOCELL, DARK SKY COMPLIANT 20W LED BOLLARD SOLERA OSLO-8 PROVIDE (6) BOLLARDS WITH GFI RECEPTACLE. COORDINATE LOCATION WITH OWNER XLA EXTERIOR WALL PACK, SMALL WEDGE, 2700K, 3000 LUMENS, FORWARD THROW, COLD WEATHER EM BATTERY PACK 45W LED Surface 120 LITHONIA LIGHTING WDGE2 XLB EXTERIOR WALL SCONCE, ALUMINUD WITH GLASS SHADE, 20.8"H x7.8"W, WET LOCATION 10W 2700K, LED LAMP Wall 120 HUBBARDTON FORGE BANDED COASTAL OUTDOOR WALL SCONCE XLC 6" RECESSED DOWNLIGHT, DIFFUSE LENS, 1500 LUMENS, 2700K 17W LED Recessed 120 FOCAL POINT ID+ 6" N A. THE ELECTRICAL CONTRACTOR SHALL PROVIDE ALL ELECTRICAL CONDUIT, MANHOLES, CABLE, AND TERMINATIONS. B. THE ELECTRICAL CONTRACTOR SHALL PROVIDE ALL COMMUNICATIONS CONDUIT AND HANDHOLES. C. THE CONTRACTOR IS RESPONSIBLE FOR CONTACTING THE PROPER UTILITIES INCLUDING ALL UTILITIES PRIVATELY OWNED AND STAKING OUT ALL UTILITIES PRIOR TO BEGINNING ANY WORK. VERIFY ALL UTILITY LOCATIONS PRIOR TO TRENCHING TO AVOID DAMAGE TO EXISTING UTILITIES. SPRAY PAINT LOCATION OF UTILITIES ON ASPHALT AND CONCRETE AND PROVIDE STAKES ON GRASS OR DIRT SURFACES. REMOVE SPRAY PAINT FROM ASPHAULT AND CONCRETE ONCE PROJECT IS COMPLETE. D. HAND EXCAVATE WHERE NECESSARY TO AVOID CAUSING DAMAGE TO EXISTING UTILITIES AND SERVICES. PROVIDE OWNER WITH 7 WORKING DAYS NOTICE OF ANY SHUTDOWNS. E. COORDINATE ALL CUTTING AND PATCHING OF SIDEWALKS AND DRIVEWAYS WITH GENERAL CONTRACTOR PRIOR TO BEGINNING CONSTRUCTION. E.C. IS TO REPAIR ALL EXISTING ASPHAULT AND CONCRETE AS REQUIRED FOR INSTALLATION OF CONDUITS. F. ALL EXCAVATION AND BACKFILL FOR THE ELECTRICAL SITE WORK IS BY THE ELECTRICAL CONTRACTOR. COORDINATE ALL WORK WITH THE SITE CONTRACTOR. G. THE ELECTRICAL CONTRACTOR SHALL BE RESPONSIBLE FOR ALL TRAFFIC MAINTENANCE AND SAFETY, ASPHALT CUTTING, EXCAVATION, BACKFILL, SEEDING AND CONCRETE WORK REQUIRED FOR THE INSTALLATION OF ELECTRICAL WORK. ALL REPAIR SHALL BE BY THE ELECTRICAL CONTRACTOR AFTER ALL ELECTRICAL WORK IS COMPLETE. H. ROUTE ALL CONDUIT PENETRATIONS SHOWN UNDER BUILDING FOUNDATIONS TO EACH BUILDINGS MECHANICAL SPACE. I. ALL WIRING SHALL CONFORM TO THE NATIONAL ELECTRIC CODE. J. PROVIDE 5/8" DIAMETER x 8' COPPERWELD GROUND ROD AT EACH POLE LOCATION. GENERAL NOTES: 2 BASE DETAIL FOR BOLLARD FIXTURE 3 LIGHT POLE BASE DETAIL 2 2 REVISION SCHEDULE NAME DATE PR-07 05/01/23 COMMISSIONER Katherine Borgella DEPUTY COMMISSIONER M. Megan McDonald 121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning Creating and implementing plans that position Tompkins County communities to thrive. June 2, 2023 Michael Smith, Senior Planner Town of Ithaca 215 North Tioga St. Ithaca, NY 14850 Re: Review Pursuant to §239 -l, -m and -n of New York State General Municipal Law Proposed Action: Site Plan Review for proposed Dalai Lama Library and Learning Center Modifications, Tax Parcel #43.-2-10, Namgyal Monastery at Du Khor Choe Ling, Owner; James Fruechtl, Senior Project Manager, Fisher Associates, Applicant. Dear Mr. Smith: This letter acknowledges your referral of the proposed action identified above for review by the Tompkins County Department of Planning and Sustainability pursuant to §239 -l, -m and -n of the New York State General Municipal Law. We have determined the proposed action will have no significant county-wide or inter-community impact. We look forward to receiving notification on the final action taken by your municipality within 30 days of decision, as required by State law. Sincerely, Katherine Borgella, AICP Commissioner of Planning and Sustainability MEMORANDUM To: Town of Ithaca Planning Board From: The Town of Ithaca Conservation Board - Environmental Review Committee Date: 06/12/2023 RE: Modified Site Plan for the Dalai Lama Center and Carrowmoor Solar Project In reviewing the Modified Site Plan Review application for the Holiness the Great 14th Dalai Lama Library and Learning Center on Tibet Drive off Route 96B, the Environmental Review Committee has a comment about the terraced meadow areas mentioned in the proposal. We encourage the applicant to maximize the meadow areas success in providing beauty and ecosystem services by identifying and removing invasive species as well as selecting and establishing seed mixes and plants that are native and appropriate for the site conditions. In reviewing the 1340 Mecklenburg Road Carrowmoor Solar Project, the Environmental Review Committee appreciated the applicant's plans aimed to protect this farmland and promote environmental stewardship including considering sheep grazing for vegetation management within the fenced area and at the conclusion of construction seeding with a locally appropriate seed mix. We would reinforce the USFWS's encouragement to take advantage of this opportunity and consider incorporating habitat restoration or enhancement measures into the post construction plans that benefit the monarch butterfly and other pollinator species. Further, if it has not been done already, we recommend surveying the project area prior to consrtuction to identify the existence of invasive plants (DEC Prohibited and Regulated Invasive Plants). Taking steps to reduce their presence in work areas will help minimize their further spread as will having vehicles cleaned, especially those running among several job sites. Seeds or other plant parts stuck in soil in tire treads and other vehicle parts will easily spread invasive plants. Respectfully submitted Lori Brewer Lindsay Dombroskie Elise Edwards Eva Hoffmann Michael Roberts DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us TO: Planning Board Members Zoning Board Members FROM: Christine Balestra, Planner DATE: June 7, 2023 RE: 157 Enfield Falls Road – Recommendation to the Town Board Regarding Open Development Area Enclosed please find materials related to the consideration of a recommendation to the Ithaca Town Board for the establishment of an “open development area” for 157 Enfield Falls Road. The property has an Enfield Falls Road address, but the parcel does not actually have public road frontage on Enfield Falls Road. The landlocked parcel at 157 Enfield Falls Road contains a single-family home, a large barn, and a pool. According to the Tompkins County Assessment Department, the home was built in 1820 and the barn was built in 1900. The property was originally a horse farm, and the unusual parcel shape has existed since at least 1976 (per the earliest survey plat found in the Tompkins County Clerk database). It is very likely that the property has been landlocked since before the town adopted the first Zoning Code in 1954. There haven’t been many improvements to this property, so the issue related to the lack of public road access was discovered recently, when the property owner submitted a building permit for a new garage. The Town Codes Department discovered that, among the requirement for area variances, the home did not have legal access to Enfield Falls Road. The Planning Board has provided similar recommendations to the Town Board in 2012 for 572 Warren Road and several properties on the west (lake) side of East Shore Drive, in 2017 for a property at 185 Kendall Avenue, and in 2022 for a town-owned water tank parcel on Ridgecrest Road. The 2012 properties were the first open development areas that the Town Board and Planning Board had ever considered, so Attorney for the Town, Susan Brock provided a memo to the Boards to explain the concept and procedures. Below are excerpts from her memo: “New York Town Law § 280-a(1) states that in towns that have Official Maps (as the Town of Ithaca does), building permits may be issued only if a street “giving access” to the proposed structure is on the Official Map. Section 280-a(1) further states “access” means “the plot on which such structure is proposed to be erected directly abuts on such street or highway and has sufficient frontage thereon to allow the ingress and egress of fire trucks, ambulances, police cars, and other emergency vehicles, and a frontage of fifteen feet shall presumptively be sufficient for that purpose.” Section 280-a(2) further requires the streets to be suitably improved to the town’s satisfaction before building permits may be issued. If a lot does not meet these access requirements, no building permits may be issued. The policy reason behind §280-a is to assure the construction of adequate roads prior to the development of unimproved areas. Some developers of landlocked parcels have tried to satisfy § 280-a(1) by obtaining an easement that runs from the landlocked parcel’s property line over adjoining property to a street that is shown on the Official Map. However, New York case law says that an easement is not good enough to satisfy § 280- a(1). The strip of land furnishing access across adjacent property must be owned in fee to meet the access requirement (joint ownership of the strip by the owners of the landlocked parcel and the adjoining parcel meets that requirement). If the adjoining owner who has access to a street is not willing to convey ownership of the needed strip of land to the owner of the landlocked parcel, then Section 280-a(4) provides an alternative way for the landlocked parcel to gain access by specifically allowing access to be obtained by easement instead of in fee: “The town board may, by resolution, establish an open development area or areas within the town, wherein permits may be issued for the erection of structures to which access is given by right of way or easement, upon such conditions and subject to such limitations as may be prescribed by general or special rule of the planning board, if one exists, or of the town board if a planning board does not exist. If a planning board exists in such town, the town board, before establishing any such open development area or areas, shall refer the matter to such planning board for its advice and shall allow such planning board a reasonable time to report.” The Town Board, at a meeting on June 12, 2023, officially referred the open development area at 157 Enfield Falls Road to the Planning Board for a recommendation. According to the language in Section 280-a(4), the Planning Board may prescribe conditions or limitations on an open development area. If the Planning Board issues a positive recommendation to the Town Board, then the Planning Board may consider similar conditions as the ones placed on the properties in 2012, 2017, and 2022. A draft resolution containing these conditions is included in your packet for your consideration. Please call me at 607-273-1721, extension 121 or email me at cbalestra@town.ithaca.ny.us if you have any questions related to this proposal. Att. PROPOSED RESOLUTION: Recommendation to Ithaca Town Board Regarding Proposed Establishment of an Open Development Area 157 Enfield Falls Road June 20, 2023 WHEREAS: 1. Pursuant to New York Town Law § 280-a(4), on June 12, 2023, the Ithaca Town Board referred the potential establishment of an open development area for the 157 Enfield Falls Road parcel to the Ithaca Planning Board for its advice, 2. The 157 Enfield Falls Road parcel, which contains a home, barn, and access drive that were constructed before the town established zoning, is landlocked and does not directly abut a street that is on the Town of Ithaca’s Official Map, 3. Access from the 157 Enfield Falls Road parcel to Enfield Falls Road, which is on the Official Map, is achieved by an existing paved drive that was previously the park entrance road to Robert H. Treman State Park. The paved drive, owned by New York State, is not on the Official Map but the applicant has a right-of-way over the drive, and 4. The Planning Board has considered maps and other materials regarding this matter; NOW, THEREFORE BE IT RESOLVED: That the Planning Board recommends that the Ithaca Town Board establish an open development area for 157 Enfield Falls Road, subject to the following conditions: a. Easements or rights-of-way from the parcel to Enfield Falls Road shall exist at all times, b. The driveway from Enfield Falls Road to the parcel shall always be constructed of gravel or other hard surface and be sufficient to support the passage and weight of emergency vehicles, c. All future deeds, easements, and rights-of-way for all or part of the parcel shall contain the following provision: “This conveyance is made and accepted subject to the open development area conditions approved by the Town Board of the Town of Ithaca on June 12, 2023,” and d. No future subdivision of the parcel shall occur. ´LOCATION MAPOpen Development Area157 Enfield Falls RoadPlanning Board 6/20/2023 Priva te drivew ay 0 250 500125 Feet ´ Parcel out lined in red does not have an y frontage on public road (Enf ield Falls Road)ENFIELD FALLS RDNYS ROUTE 13 SPARK RDENFIELD FALLS RD EXISTING HOUSEENFIELD FALLS ROAD -PRIVATEE X IS T IN G D R IV E 73° 55' 00"166.87'SW45° 14' 00"68.00'SW38 ° 0 0' 00"99 .14 'N W 6 ° 0 6 ' 0 0 " 9 2 .8 0 ' S E50.050.050.0EXISTING BARNEXISTING POOLPROPERTY LINESETBACK LINEHOUSE 151SANITARY & WATER MAINS EXIST ALONG DRIVE WITH LATERALS TO HOUSES5 0 .046.151.9 1 0 .0 5 0 .0 ADDITIONAL BUFFERGATED PARK TRAIL ACCESS26° 59' 00"27.80'SW65° 31' 00"68.80'SWScaleProject NoDateTHIS DRAWING IS ONLY VALID FOR CONSTRUCTION, BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA, RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT, ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA, RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW.As indicatedSITE PLAN -EXISTING22.12157 Enfield Falls RdIthaca NY, 14850WRIGHT ADDITIONAPR 27, 2023L-1.0DRAFTN1" = 40'-0"1SITE PLAN - EXISTINGNOT FOR CONSTRUCTION1" = 300'-0"KEY PLAN EXISTING HOUSEENFIELD FALLS ROAD -PRIVATEE X IS T IN G D R IV E 73° 55' 00"166.87'SW45° 14' 00"68.00'SW38° 00' 00"99.14'N W 6 ° 0 6 ' 0 0 " 9 2 .8 0 ' S E50.05 0 .0 50.0PROPOSED ADDITION50.0TAX MAP ID 34.-1-12.2ZONING = CONSERVATION ZONELOT SIZE = 288,629 SFMAX ALLOWABLE COVERAGE = 28,862 SF (10%)TOTAL EXIST COVERAGE = 5,040 SF (1.75%) PROPOSED GARAGE = 1030 SF (.35%)TOTAL COVERAGE EXISTING + NEW = 6,070 SF (2.1%)EXISTING BARNEXISTING POOL35.514.57 .0 4 3 .0 PROPERTY LINESETBACK LINEHOUSE 151SANITARY & WATER MAINS EXIST ALONG DRIVE WITH LATERALS TO HOUSES5 0 .046.151.9 1 0 .0 ADDITIONAL BUFFERGATED PARK TRAIL ACCESSScaleProject NoDateTHIS DRAWING IS ONLY VALID FOR CONSTRUCTION, BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA, RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT, ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA, RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW.As indicatedSITE PLAN -PROPOSED22.12157 Enfield Falls RdIthaca NY, 14850WRIGHT ADDITIONAPR 27, 2023L-1.1DRAFT1" = 40'-0"1SITE PLAN - PROPOSEDN1" = 300'-0"KEY PLANNOT FOR CONSTRUCTION CL ENFIELD FALLS RD/NY 327FTAMB19' - 0"45' - 10"NO TURN AVAILABLE, REVERSE OUT (FT)NO TURN AVAILABLE, REVERSE OUT (SB)3-PT. TURN ONTO GRASS (AMB)PERSON REQUIRED TO STOP TRAFFIC WHILE FIRETRUCK BACKS ONTO MAIN ROADSBENFIELD FALLS ROAD -PRIVATE36' - 0"AMBULANCESCHOOLBUSFIRE TRUCKEXISTING HOUSEEXISTING BARNEXISTING POOLVEHICLE KEYPROPERTY LINEGATED PARK TRAIL ACCESSScaleProject NoDateTHIS DRAWING IS ONLY VALID FOR CONSTRUCTION, BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA, RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT, ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA, RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW.As indicatedVEHICLE PLAN -EXISTING22.12157 Enfield Falls RdIthaca NY, 14850WRIGHT ADDITIONAPR 27, 2023L-1.2DRAFT1" = 50'-0"1SITE PLAN - EXISTING TRAFFICN1" = 300'-0"KEY PLANNOT FOR CONSTRUCTION SBSBSBENFIELD FALLS ROAD -PRIVATEEXISTING HOUSEEXISTING BARNEXISTING POOLPROPOSED ADDITIONPROPOSED DRIVEWAYSBSCHOOLBUS36' - 0"VEHICLE KEYPROPERTY LINEEXISTING PARKING PADScaleProject NoDateTHIS DRAWING IS ONLY VALID FOR CONSTRUCTION, BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA, RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT, ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA, RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW.As indicatedVEHICLE PLAN -SCHOOLBUS22.12157 Enfield Falls RdIthaca NY, 14850WRIGHT ADDITIONAPR 27, 2023L-1.3DRAFT1" = 30'-0"1VEHICLE PLAN - PROPOSED BUSNNOT FOR CONSTRUCTION1" = 300'-0"KEY PLAN FTFTFTENFIELD FALLS ROAD -PRIVATEFTEXISTING HOUSEEXISTING BARNEXISTING POOLFIRETRUCKVEHICLE KEY45' - 10"PROPERTY LINEPROPOSED ADDITIONPROPOSED DRIVEWAYEXISTING PARKING PADScaleProject NoDateTHIS DRAWING IS ONLY VALID FOR CONSTRUCTION, BIDDING OR GOVERNMENT AGENCY REVIEW IF SAID DRAWING BEARS AN ORIGINAL SIGNED STAMP OF THE ARCHITECT. THIS DRAWING IS THE PROPERTY OF EMILY PETRINA, RA. IT IS TO BE USED ONLY FOR THE PROJECT NOTED HEREIN. REUSE OF THIS DRAWING FOR ANY OTHER PROJECT, ALTERATION OR EXTENSION OF THIS PROJECT IS PROHIBITED WITHOUT THE WRITTEN PERMISSION OF EMILY PETRINA, RA. ANY UNAUTHORIZED REUSE IS A VIOLATION OF US COPYRIGHT LAW.As indicatedVEHICLE PLAN -FIRETRUCK22.12157 Enfield Falls RdIthaca NY, 14850WRIGHT ADDITIONAPR 27, 2023L-1.4DRAFTNNOT FOR CONSTRUCTION1" = 300'-0"KEY PLAN1" = 30'-0"1VEHICLE PLAN - PROPOSED FIRETRUCK 2017-1 3296 SCALE Dnuc Sa.*,gs 8.*.S4O CERflF1CAT)ON ge.t m.naatnc.cowcs.y Antis Othn Teal UP I hereby c.rtl’to a.C..d.n miw —Ci7tt&*W1M that I am a licensed land surveyor,Mew York State tWins. No.050096.and that this ‘nap conct,delineates on actual survey on the ground node by n.e or under my threat supervision and that I found no vielbie encroachments either way across property line.except a.shown hereon. i 914 TITLE- SURVEY MAP 11/20/2017 03:45:34 PM LEGEND A —COMPUTED POINT •—MR SPIKE POLAND —IRON PIN FOUND 0—IRON PIPE FOUND 0 -UTILITY POLE o —TaEPNONE PEDESTAL 4--wELL V3 -FIRE HYDR4NT o —AWEHOLE nTIs INFORWATION MMES ft.McCU7CflEON & SUSAN P.McC*J7CHEON DEED BOCK 683 PAGE 803 TAX AMP No.34—7—12.2 AREA-6426 ACRES 70 DC P€OPIS OF DC STATE Or FEW )(R.O.) 215/733 ‘I’ __v.I—e bC WIN LAThS 70 $ S 2çflc S F4%ZLo.) S DC NLE Or DC SL4TE W FEW 7(Ota) 2 IIGS go / DC PCWIX Or TNt STATE OF PCI ,Viec (R.O.) 82W’‘50 / /1 /1/ 1/ // CONSEWAIION EASEMENT AREA—4.O ACRES S 0 100 DC PEORI Or DC STATE Or FEW .-(na) 638,’23 200 ————a 300 I 100’ I.)%tY MW SMQIS’dG Lqcs Or aTDN P.nottc (STATE..- ThID 11/8/1975.LAST MCIXD 7/2/mi,ST 7.0.ULLER P.C. 2.)%u’Or LMCS OF ama MORSE &LULC MITTUMRG...- DUW I T/28/7987.ST CWY UCE 04185011 NW:flATW:JO/ft11Z017 G.MILLER P.C. sac wnvn 203 ITH a sic law iec in (fln-n .5.e.c’lI I—FE S i ————a..————SC—a ‘IC IS I—WIus——e TOWN NO.157 ENFIELD FALLS ROAD OF fl1IACA,TOMPKINS COUNTY,NEW YORK S 17785 1976 plat