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Home My WebLink AboutPB Packet 2023-07-18 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, July 18, 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: Special Permit – 130 Forest Home Drive 3. PUBLIC HEARING: The proposal is the consideration of a Special Permit for a Professional office (real estate and property management) located at 130 Forest Home Drive. The Town Board recently rezoned this property by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential Zone, which allows the Professional office use following Special Permit approval by the Planning Board. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Lirong (Vicky) Wu, Owner/Applicant; Noah Demarest, STREAM Collaborative, Agent. 4. SEQR Determination: Mirabito Redevelopment Project – 301 Pine Tree Road 5. PUBLIC HEARING: Consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito Convenience store with gasoline sales, including fuel canopy and Car wash, located at 301 Pine Tree Road. The project involves demolishing the existing building and re-developing the site with a new 6,600+/- square foot Mirabito Convenience store with gasoline sales, including fuel canopy and Car wash, along with an adjoining fast-food restaurant with drive-thru. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner; Mirabito Energy Products – Brett Hughes, Applicant/Agent. 6. Approval of Minutes: 7. Other Business. 8. Adjournment. C.J. Randall Director of Planning 607-273-1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY CHRIS BALESTRA AT 607-273-1747 or CBALESTRA@TOWN.ITHACA.NY.US. (A quorum of four (4) members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town’s website at https://www.town.ithaca.ny.us/meeting-calendar-agendas/ under the calendar meeting date. TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold public hearings on Tuesday, July 18, 2023, starting at 7:00 P.M. on the following matters: The proposal is the consideration of a Special Permit for a Professional office (real estate and property management) located at 130 Forest Home Drive. The Town Board recently rezoned this property by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential Zone, which allows the Professional office use following Special Permit approval by the Planning Board. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Lirong (Vicky) Wu, Owner/Applicant; Noah Demarest, STREAM Collaborative, Agent. Consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito Convenience store with gasoline sales, including fuel canopy and Car wash, located at 301 Pine Tree Road. The project involves demolishing the existing building and re-developing the site with a new 6,600+/- square foot Mirabito Convenience store with gasoline sales, including fuel canopy and Car wash, along with an adjoining fast-food restaurant with drive-thru. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner; Mirabito Energy Products – Brett Hughes, Applicant/Agent. 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: July 10, 2023 RE: Special Permit – Professional Office Use at 130 Forest Home Drive Please find attached materials for the proposed Special Permit request for a Professional Office use at 130 Forest Home Drive. On June 20, 2023, the Planning Board issued a positive recommendation to the Town Board to superimpose a “Limited Historic Commercial Overlay District” (LHCOD) Zoning designation over this property, which would allow it to be used for a restricted commercial use that would not otherwise be allowed by the current zone. As mentioned at the June 20th meeting, the intent of the LCHOD is 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 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 Registers of Historic Places or have been identified as being “potentially significant” in the Town of Ithaca Historic Resources Survey. 130 Forest Home Drive meets the eligibility criteria. 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. The Town Board adopted the local law rezoning the property on June 26, 2023. According to the application materials, the property owner wishes to use the property for her real estate and property management business, which is considered a “Professional Office” use. This requires Planning Board special permit approval under the LHCOD regulations. Property history – excerpt from June 20, 2023, staff memo: The building at 130 Forest Home Drive was built in 1911. There is a plaque on the side of the building that states that it was originally utilized as a grocery store and ice cream parlor. The plaque notes that the building became the Forest Home Inn in 1915. The building has also contained, at various times in its history, a furniture store, residences, town offices, an insurance agency, and most recently (1999-2022), administrative offices for Cornell University. Cornell 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. Among the materials is a completed environmental assessment and draft resolutions for the Planning Board to review and consider. The draft approval resolution contains Special Permit criteria that require “findings,” which have been drafted by staff. Please review these findings carefully and be prepared to modify them at the meeting (if desired). Please contact me at (607) 273-1721, ext. 121, or email me at cbalestra@town.ithaca.ny.us if you have any questions. Att. Cc: Vicky Wu Noah Demarest PROPOSED RESOLUTION: SEQR Special Permit 130 Forest Home Drive – Professional Office Tax Parcel No. 66.-1-6 Town of Ithaca Planning Board, July 18, 2023 WHEREAS: 1. This action is the consideration of a Special Permit for a Professional office (real estate and property management) located at 130 Forest Home Drive. The Town Board recently rezoned this property by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential Zone, which allows the Professional office use following Special Permit approval by the Planning Board. Lirong (Vicky) Wu, Owner/Applicant; Noah Demarest, STREAM Collaborative, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to Special Permit, and 3. The Planning Board, on July 18, 2023, has reviewed and accepted as adequate a Short Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, a report titled “130 Forest Home Drive, Request For A Limited Historic Commercial Zone Designation, Town of Ithaca, NY” dated 2023.04.11, prepared by STREAM Collaborative, and other application materials; and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Special Permit; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced 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. Page 1 of 3 Short Environmental Assessment Form Part 1 - Project Information 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 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 government 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, are adjoining or near the proposed action: 5. Urban Rural (non-agriculture) Industrial Commercial Residential (suburban) Aquatic Other(Specify):□ Forest Agriculture □ Parkland SEAF 2019 Name of Action or Project: Special Permit & Local law amending Chapter 270 of the Town Code and Town Zoning Map to rezone TP# 66.-1-6, 130 Forest Home Dr, by superimposing a Limited Historic Commercial Overlay District over the MDR District. 130 Forest Home Drive, TP #66.-1-6 The proposed actions include adoption of a local law by the Town Board to rezone 130 Forest Home Drive to the Limited Historic Commercial Zone Overlay District (LHCOD) and Special Permit by the Planning Board. The property owner would like to use the existing historic building as a professional office to run her real estate and property management business. The use is permitted with Planning Board Special Permit, following a rezoning to the LHCOD by the Town Board. The proposal complies with all required rezoning criteria outlined in the LHCOD provisions. Vicky Wu & Town of Ithaca Vicky Wu 917-288-9815 vicky-092@hotmail.com 127 Burleigh Drive Ithaca NY 14850 4 Town of Ithaca Building Permits, Operating Permits 4 0.19+/- 0 0.19+/- 4 Page 2 of 3 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 services available at or near the site of the proposed action? c.Are any pedestrian accommodations or bicycle routes available on or near the 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 archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory? 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 12.a. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district which is listed on the National or State Register of Historic Places, or that has been determined by the Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? b.Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for Area is served by TCAT Bus routes 10, 30, 32, 37, and 51 4 4 4 4 4 4 4 4 Any proposed improvements to the building will comply with NYS Building Code Requirements & the Town Energy Code Supplement 4 4 4 4 4 4 Please See Part 3 Please See Part 3 Please See Part 3 Page 3 of 3 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 NO YES 16.Is the project site located in the 100-year flood plan?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? b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)? If Yes, briefly describe: _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES 18.Does the proposed action include construction or other activities that would result in the impoundment of water or other liquids (e.g., retention pond, waste lagoon, dam)? If Yes, explain the purpose and size of the impoundment:______________________________________________ ____________________________________________________________________________________________ _ 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 CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Date: _____________________ Applicant/sponsor/name: ____________________________________________________ __________________________ Signature: _____________________________________________________Title:__________________________________ 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? 4 PRINT FORM Please See Part 3 Vicky Wu 6/21/2023 EAF Mapper Summary Report Wednesday, June 21, 2023 10:13 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] Yes Part 1 / Question 12b [Archeological Sites]Yes 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] Yes Part 1 / Question 15 [Threatened or Endangered Animal - Name] Lake Sturgeon, Rusty-patched Bumble Bee 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 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. _________________________________________________ _______________________________________________ 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: 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. PROPOSED RESOLUTUION: Special Permit 130 Forest Home Drive – Professional Office Tax Parcel No. 66.-1-6 Town of Ithaca Planning Board, July 18, 2023 WHEREAS: 1. This action is consideration of a Special Permit for a Professional office (real estate and property management) located at 130 Forest Home Drive. The Town Board recently rezoned this property by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential Zone, which allows the Professional office use following Special Permit approval by the Planning Board. Lirong (Vicky) Wu, Owner/Applicant; Noah Demarest, STREAM Collaborative, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in the environmental review with respect to the project, has, on July 18, 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, and 3. The Planning Board, at a Public Hearing held on July 18, 2023, has reviewed, and accepted as adequate a report titled “130 Forest Home Drive, Request For A Limited Historic Commercial Zone Designation, Town of Ithaca, NY” dated 2023.04.11, prepared by STREAM Collaborative, along with 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 small for the proposed project, but the professional office use is one of many similar uses that have existed on this property since 1915 without complaint or negative impact. The only change, other than to improve the physical appearance of the site, is to reduce the number of offices in the building. This will reduce the parking needs, which will reduce the potential for traffic and parking impacts. B. The proposed structure design and site layout are compatible with the surrounding area.  There are no proposed new structures and no changes to the site layout, other than physical improvements to the exterior of the historic building that are compatible with its historic designation and that of the surrounding area. 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 professional office use will not change and will not cause noise, fumes, vibration, illumination, or other nuisances. There are no evening operations associated with the office; and the apartment/residential use of the remaining building will have the same impacts as the surrounding residential uses. 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.  There are no changes to existing infrastructure and services. All infrastructure to accommodate the use is in place and is of adequate capacity. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles.  There are no proposed changes to the existing site layout. All existing vehicular, bicycle, and pedestrian areas will remain unchanged. 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 are no changes to existing vegetation and no room on the site to add landscaping. 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.  Site Plan approval is not required with Special Permit for the proposed use in the LHCOD. This criterion is not applicable to the project. STREAMCOLLABORATIVE130ForestHomeDriveRequestforLimitedHistoricCommercialZonedesignationTownofIthaca,NewYorkDate:2023.0411Section270-142.3C(1):NarrativeHistoricSignificance:Persection270-142.3A(3),thebuildingqualifiesforrezoningbybeingacontributingbuildingtotheForestHomeHistoricDistrict,whichwasidentifiedintheTownofIthacaHistoricResourcesSurvey.Asacontributingbuildingtoanhistoricdistrict,itiseligibletobelistedinStateandNationalhistoricregisters,thoughitisnotcurrently.Thenewownerintendstomaintainthebuildinginaccordancewiththehistoricstandardsofthedistrict,andincompliancewiththeproposedzonedesignation,perthepreservationplanthatfollows.Thebuildingisa2-1/2storywoodframedstructurewithastuccoexterioronthefirstfloorandpaintedwoodshakesontheupperstories,similartomanybuildingsinthedistrictdatingfromthelate1gthandearly20tbcenturies.Thestreet-facingfacadesaresymmetricallyorganizedandwellbalanced,andthesteeplypitchedrooffeaturestwoprominentdormersontheeastandwestrooffaces.Alaterone-storyaddition(meetingroominplan)andasteelfireescapeontheeastsidefacingtheparkinglot,thoughnotparticularlyattractive,areinnocuousenoughtoallowtheoriginalbuildingtobediscernedandappreciated.Similarly,a2-storyadditionofftheback(northside)isminimallyvisiblefromForestHomeDriveanddoesnotdetractfromtheoriginalbuilding.Theexistingexteriorappearstohavebeenwellmaintainedandisingoodcondition.Descriptionofproposedlimitedcommercialuse:ProposedUse:Thenewowner(applicant)proposestousethebuildingasaprofessionaloffice,whichisallowedbyspecialpermitintheLHCzone,torunherrealestateandpropertymanagementbusiness.Feosibulity:Thebuildingeasilyaccommodatestheproposedusewithoutsignificantalteration,Thefirstfloorofthebuildingisalreadysetupasanofficespace,havingbeenthepreviouslocationoftheofficesoftheRaminAdministrationcenter(cornellUniversity)inapproximately1760netsfofspace,whichincluded4individualoffices(threeofwhicharelargeenoughfor2-3people),afrontreception/officearea,meetingroom,breakroom,storagespacesandtoiletrooms.Thebuildingissetupformixeduse,withtheupper2floorscontainingfourresidentialunits.Thepropertyalsohas9existingparkingspaces.Thoughthisis6shortofthe15requiredbyzoning,thebuildinghasoperatedinthepastwithoutanyparkingissuesgivenitscloseproximitytocornell.Theapplicantintendstoconvertonepartofthespaceonthefirstfloorintoalaundryroomfortheresidentialtenants,eliminatinganyneedtodrivetoalaundromatandreducingthesquarefootagededicatedtotheofficeuse.Theattachedplanshowsonepossiblelaundrylocation;however,thefinallaundryroomlocationisyettobedetermined.Theofficesuitewillbearrangedtoallowforthecareoftheowner’s2youngchildren,withoneformerindividualofficebeingconvertedtoaplayroom/breakroom.Thisarrangementwouldresultinalowerintensityofcommercialusethanthepreviousofficespace,presumablyalsoreducingparkingdemand.Compatibilitywithneighboringpropertiesanduses:Thebuildingissimilarinarchitecturalstyleandbuildingfootprinttothesurroundingsingle-familyhomes.Beingconstructedlaterthanmanyofits1-1/2storyorlow2-storyneighbors,ithastwofullheightstorieswithataller12/12roofwithlarge gableddormers.Thoughtallerthanitsneighbors,itspositionatanoffsetintersectionof3streets,withanopenparkingareatotheeast,createsopenstreetspaceon3sideswhichtendstomitigateitsheight.BeingatthemeetingofForestHomeDrive,iuddFallsRoad,andTheByway,whichcouldbeconsideredtheheartofForestHome,placesitinaprominentcentralpositionthatsupportsausethatdiffersfromitssingle-familyneighbors,makingitanappropriatelocationforsomekindofcommercialuse.Thepastandproposeduseofthebuildingasamixed-useofficeandapartmentstructureisausethatblendswellwithsingle-familyhomes,inthattheofficeisaquietdaytimeactivitythatwillnotgenerateexcessivetrafficorparkingdemand,noraffectthequietnatureoftheneighborhood,unlikeabarorpub.Theapartmentscomplementthesurroundingsingle-familyhomesbyallowingamixofincomesanddemographicstoliveintheneighborhood,whichpreventsitfrombeinganexclusionaryenclave.Thoughconstructedaftertheneighborhood’sheydayasamillhamlet,thisstructureisthelastremnantofForestHome’smixed-usepastwhichincludedmills(lightindustrialuses)alongTheBywayandForestHomeDriveadjacenttoFallCreek,andhousingforworkersemployedatthoseestablishments.Howtheproposedusewillpromotepreservation:Alterationoftheexistingbuildingtoconvertthefirst-floorofficeusetoaresidentialusewouldbeanexcessivefinancialburdentotheapplicant,bothintermsofconstructioncost(÷1-$350,000basedona$200/sf)andtheacquisitionofadifferentpropertyinwhichtolocateheroffice.Furthermore,aconversiontoafullyresidentialusewouldlikelyresultinsomemodificationoftheexteriorwhichmaycompromisethehistoricintegrityofthebuilding.Thebuildingwouldstillrequireausevariance(orrezoningfromMDRtoMR)toallowamultiple-residencetoexistinthislocation.Thebuildingistoolarge(justover7000sfoffloorarea)toconverttoasingle-familyresidenceatanyreasonablecost.RezoningtoLHCwouldensurethattheexteriorremainsinitspresentconditionandwouldpreservetheapplicant’sfinancialresourcesforongoingmaintenanceofhistoricfeatures.Ausevariance(eitherforamultiple-residenceorofficeuse),orrezoningtoMR,wouldnotoffertheprotectionsthatrezoningtoLHCwouldgranttothecommunitywithregardtoprotectingabuildingthatcontributestothehistoricdistrictatasignificantstreetintersection.130ForestHomeDrive-2of10 Section270-142.3C(2):ConditionsAssessmentOverallexteriorconditions:Thebuildingwasbuiltandmodifiedinanumberofstages.TheoriginalbuildingwasthemainrectangularmassfrontingonForestHomeDrivewithsymmetricalwindowsonthesouth,eastandwestelevationsandagroundfloorextensiontothenorth.Giventhestreetfacingstorefrontglass,itwasconstructedasacommercialbuildingwith2shopsonthefirstfloor,andasideentrytoeithermultipleapartmentsoroneupperfloorresidence,possiblyoccupiedbythebusinessowner,aswascommonwhenstructurewasbuilt.Aswastypicalofbusinessbuildingsevolvingthroughtheearlytomid2o1century,successiveadditionswereconstructed,likelytomeettheneedsofbusiness(es)occupyingthestructure.Theadditionsconsistof3rdfloordormersontheeastandwestsides,andaflatroofedonestoryadditionofftheeastside.Giventheconsistencyofwindowdetailinginalltheadditions,itislikelytheyhappenedinquicksuccession.Thereisenclosedspace2and3rdfloorspaceonthenorthsideoftheoriginalstructurewhichappearstohavebeenstackedopenporches,enclosedatsomepointtoformtheodd-shapedrearsectionofthebuilding.I1:Viewoforiginalbuildingfromearly20thcenturyViewofbuildingasofFebruary2o23130ForestHomeDrive-3of10 Overall,thebuildinghasbeenkeptingoodconditionandtheredoesnotappeartobeanydeferredmaintenanceordeterioration,andnomajorrepairsarenecessaryatthistime.(a)CladdingMaterials:•Firstfloor(including1-storyflat-roofedadditionsonnorthandeastsides):Cementstuccowithmedium-roughtexture,toppedwithapaintedwoodtrimbandandcrownmolding,nobandingatfoundation,painted.(figures1&2).Stuccoisingoodconditionwithonlyminorblemishes,andpaintisingoodcondition,•Secondfloor:Woodshakeswith÷/-4”exposure,randomwidthwithalignedbottomedges,painted.Shakesarebuttedattrimlessexteriorcorners.Thebottom3coursesareflaredoutwardat2’floorlineaboveapaintedwoodtrimbandandcrownmoldingseparatingtheshakesfromstuccobelow.(figure3)•Thirdfloornorthandsouthgableends:Woodshakeswith.4-/-4”exposure,randomwidthwithalignedbottomedges,painted.Shakecoursesterminateatgableendswithoneshakeapproximately3”widesetperpendiculartotheundersideoftherakesoffit,soastoformarake“frieze”.(figure4)•Thirdfloordormers:Woodshakeswith+1-4”exposure,randomwidthwithalignedbottomedges,painted.Shakesarebuttedattrimlessexteriorcorners.Shakecoursesterminatehorizontallyattheundersideofdormergableendrake.(figures)•Rearadditionenclosedporches:Woodshakeswith+/-4”exposure,randomwidthwithalignedbottomedges,painted.Shakesarebuttedattrimlessexteriorcorners.Shakecoursesterminatehorizontallyintoa+/-4”rakefriezetrimalongtheundersideoftherakesoffit.(figure6),Somecurlingofshinglesappearsonthesouthandeastfacades,butallshakesurfacesappeartobegenerallyingoodcondition,(b)Windows,doors,andtrim:•Firstfloor,originalbuildingandrearaddition:Windowsareanassortmentordouble-hung,casementandfixedwoodstorefrontwithflatheadandjambcasing,allsetwithinthestuccofieldwith1-1/2”to2”stuccoreturns&ogeecornerfilletbetweenstuccoreturnsandflatcasing.Traditional1-1/2”—2”thickslantedwoodsillsprojectabout34”fromstuccosurfaceandterminateatjambswithoutsillhorns.Apartmentdoorsarehalf-litewith3horizontalraisedpanelsbelowandtrimmedsimilartowindows.CommercialdoorsfacingForestHomeDriveare3/4litewooddoorswithsingle-litetransomsaboveand1-1/2”flatbrickmouldtrim.Theleftsidedoorhasawoodscreendoor.(figures7&8)•Firstfloor,sideaddition:WindowsarewoodFrenchcasements(eachwindowiscomposedof2sashesformingalargeropeningwithanastragalinsteadofcenterpostbetweenthem)ingroupsof2onthesouthandeastfacadesandagroupof3onthenorthfaçade.Eachpairhassetofsashesswingingoutwardandoneswinginginward.Thetripleonthenorthhasthecentersashsetopeninginwardandtheothertwoopeningoutward.Theinwardswingingsashesarecoveredwithdouble-hungaluminumstormwindows.Allhaveflatheadandjambcasings,setwithinthestuccofieldandprojectingabout1/4”forwardofthestuccosurface.Traditional1-1/2”—2”thickslantedwoodsillsprojectabout1/2”fromstuccosurfaceandterminateatjambswithoutsillhorns.Exteriordooronsouthfaçadeisamodernreplacementflushsteeldoorwithasinglesidelightinametalframe,inconsistentwithallotherdetailing.Doorisrustingwithin18”ofgroundlevel.(figures9&10)•Secondfloorwindows,andthirdfloorgableendwindows:Wooddouble-hungwindowswith3-1/2”flatjambandheadcasingandogeecrowntrimunderawooddripcap.Traditional1-1/2”—2”thickslantedwoodsillsprojectabout1/2”fromshakesurfaceandterminateatouteredgeofjambtrim.Allwindowsarethesamesizeandarecoveredwithmillfinishtriple-trackaluminumstormwindows.(figure11)•Thirdfloordormerwindows:Wooddouble-hungwindowpairshave4”trimbetweenthemand3-1/2”flatjambandheadcasingandsimple1/2”dripcap.Originalwoodsills,whichsitdirectlyontopoftheroof/wallintersection,arecoveredwithmetalflashingwhichterminatesatouteredgeofjambtrim.Allwindowsarethesamesizeandarecoveredwithmillfinishtriple-trackaluminumstormwindows.(figure12)•Rearaddition/enclosedporchwindows:Onewindowfacingnorthisasinglewindowtrimmedsimilarlytotheothersecondfloorwindows,butwiththesamedripcapasthe3rdfloordormerwindows.Awindowonthenortheastcornerofthe2floorenclosedporchfacingnorthissimilar,butwithnodripcapandasymmetricaltrim,andtheleftsidetrimandwoodsillwrappingthecornerabout4”.The3Tdfloorenclosedporchwindowsformacornerwithonefacingeastandonefacingnorth.Theseappeartobevinylreplacementwindowswithintheoriginal130ForestHomeDrive-4of10 asymmetricaltrimandwraparoundwoodsill(figure13).•Basementwindowsarenotoriginalandareingoodcondition.Becausetheyarecurrently,andwerehistorically,concealedfrompublicviewincoveredwindowwells,theydonotcontributetothehistoriccharacterofthebuilding.Allwindowanddoortrimappearstobeingoodcondition.(c)Roof,eaves,gutters:•Roofoforiginalbuilding:10/12to12/12pitchwithopen,un-sculpted2x6raftertailswithaverticalendcut(figure14),anda+1-6”rakeboardwiththeeaveflaredoutwardattheoverhang(figure15).TheundersidesofT&Groofboardsareexposedandpainted.Roofingmaterialisarchitecturalasphaltshinglewithwhitemetaldripedgesingoodcondition.WhitealuminumK-stylegutterswithstandardrectangulardownspoutsexistalongtheseeaves.•Dormerroofs:10/12to12/12pitchwithopen,un-sculpted2x4raftertailswithaverticalendcut1x4fasciaboardanda1x4rake(figure16).TheundersidesofT&Groofboardsareexposedandpainted.Roofingmaterialisarchitecturalasphaltshinglewithwhitemetaldripedgesingoodcondition.•Rearenclosedporchesandadditionroof:Pitchofwestsideofrearadditionmatchesmainroof,withtheshedroofovertheenclosedporchesbeingapproximatelya3/12pitchtowardtheback.Theseportionsofthebuildinghavesimplershortereavesandrakeswithaflatfriezeboardatthetopoftheshakesidinguptotheundersideoftheroofboards.TheeaveshavewhiteK-stylegutterswithrectangulardownspouts.(figure17)•Sideflat-roofedaddition:Roofhasalargeoverhangwithsculptedraftertailsandexposedundersidesofroofboards.Raftertailsprotrudefromafriezeboardofequaldepthwhichterminatesthestuccosurface(figure18).Insulationandamembraneroofwaslikelyinstalledovertheoriginalroofdeckandits+/-4”highperimeterisfinishedwithametalcopinganddripedge,inconsistentwithotherdetailing.TheentireperimeterhasaK-stylegutterwithrectangulardownspouts(figure19).Rearflat-roofedaddition:Metalroofedgeissimilartothesideaddition,thoughatahigherelevationandwithoutalargeoverhangorraftertails.Apaintedfriezeboardterminatesthestuccoundertheeave,andaK-stylegutterismountedinfrontofit.Theroofpitchestothenorth(figure20).Alongthewestsidethereisalevelparapetwithametalcopingoverafriezeboardwithcrowntrim(figure21).Allroofs,eavesandguttersappeartobeingoodcondition.(d)Entrancecanopiesandfireescape:•Frontcanopyovercommercialspaceentrydoors:Thiscanopyhasaflatroofwithasimplecrownmoldingatthetopofthefasciaboardandmetaldripedgeabovethecrown(noactualoverhang).Thecrownandfasciaareinlinewiththefriezeandcrownseparatingthefirstfloorstuccoandsecondfloorshakesiding.(figure22)Thecanopyissupportedbylarge45degreewoodwallbracketswithconcavelambstongueedgesonthe45degreemember,andconcaveedgescutintotheendoftheprojectinghorizontalmemberandbottomoftheverticalmemberagainstthewall.Thebracketsarequitesmoothandtheedgesarecrisp,incontrasttothefasciaandcrowntrim,suggestingtheyarerecentreplicasoftheoriginalsupports(figure23).•Apartmententrycanopyonwestside:Thisisamuchsimplergabledcanopysupportedbyunadorned2x4paintedbracesterminatingagainstthestuccosurface,withaflatpaintedpanelonthegableend.ItisnotoriginaltothebuildingandwaslikeLyaddedafterallthemorewell-detailedadditions.Theasphaltroofingappearsolderthanthemainroofandneedsreplacement.Fasciaandrakeintersectionneedstobepainted(figure24).•Fireescape:Blackpaintedsteelfireescapeontheeastsideofthebuildingprovidesarequiredsecondmeansofegressfromtheupperfloorsandcannotberemoved,Itappearstobeingoodcondition(figure25)butneedstobeinspectedbyanengineertosecureacertificateofcompliance.(e)Relevantsiteelements:Therearenohistoricallyrelevantsiteelements.Section270-142.3C(3)(a):PreservationPlan[1]Restoration/repairofdeficiencies:Nomajordeficienciesexist,andnosignificantrepairsorstructuralstabilizationactivitiesarenecessaryatthistimeasidefromtheneedtoverifythestructuralintegrityofthefireescape.130Forest[-lomeDrive-Sof10 Thesidecanopy,whichisnotanoriginalelementthatcontributestothehistoriccharacterofthebuilding,isinneedofroofingreplacement.Thisisasmallareaandshouldnotbeasignificantexpense,butshouldbedonewithinthenextyeartoavoidpossibledamagetothecanopyoradjacentstuccocladding.Thehistoricallyinappropriaterustingsteeldooronthesouthelevationofthesideadditionshouldataminimumbesandedandrepaintedtopreventfurtherdeterioration.Thereisaneedforpainttobescraped,primedandtoucheduponsomeexteriorwoodsurfaces,thoughthecurrentconditionsdonotposeanimmediatethreattothosefinishes.Anypaintingactivityshouldfollowlead-safepractices.Anydeteriorating,thoughnon-historicsiteelements,suchasthefencingatthenorthwestcorner,shouldbereplaced,preferablywithnewmaterialwhichcomplementstheoriginalcraftsman/shinglestyleofthebuilding.(Seesuggestedreplacementsbelow)TheK-Styleguttersarenotappropriatetotheperiodofthisstructureandmayremaininplaceastheyareanimportantfeaturetohelpprotectthebuilding.However,shouldtheyeverneedtobereplacedtheahalf-roundguttermadefromcopper,zinc,galvanizedorpaintedsteelwouldbemoreappropriate.[2)Longtermmaintenanceplan:Paintshouldbecheckedfordeteriorationevery2yearsbyaprofessionalexteriorpainter,sothatoriginaltrimelementsdonotsufferwaterdamagethatmightleadtotheirneedingreplacement.Sheetmetalsurfacessuchascopingsandgutters(currentlystainedandweathered)shouldbecleanedorpaintedaspartofthiswork.Duringinspections,specialattentionshouldbepaidtooriginalwindowcomponentsthathavebeencoveredbythealuminumstormwindows,asthesetendtonotgetrepaintedunlessthestormwindowsareremoved.Glazingcompoundandexteriorcaulkshouldalsobecheckedfordeteriorationandrepairedasneeded.Roofingshouldbeinspectedevery2yearsbyaprofessionalroofer,andanyleaksbefixedimmediatelytopreventdamagetoeavesandexteriorfinishes.Guttersshouldbecleanedevery2yearstopreventbackupsthatcoulddamageeaves.Ifthesteeldooronthesouthelevationiseventuallyreplaced,awooddoorinkeepingwiththeotherentrancedoorsonthebuilding(half-litedoorswith3horizontalrecessedpanelsbelow)shouldbeinstalled,likelywithacoordinatingsidelightinanewwoodframe(Figure26).(Seesuggestedreplacementsbelow)Ifwindowsonthefirst,secondorthirdfloorsarereplaced(tosaveenergyforexample),paintedwood,oraluminum-cladwoodwindowunitsshouldbeusedtomaintaintheoriginallinesandsashprofilesoftheoriginals.Flatlookingfiberglassorvinylwindowunits,orwindowsofanymaterialthathavesashandtrimprofilessignificantlydifferentfromtheoriginals,shouldnotbeconsideredappropriate.(Seesuggestedreplacementsbelow)Anynewexterior-mountedlighting,orexteriorhardwareoraccessoriesshouldbecomplementarytotheoriginalarchitecturalstyleofthebuilding,andsensitivelyplaced.(Seesuggestedreplacementsbelow).Newventcovers,orothermechanicalequipmentshouldbesensitivelylocated,preferablyontherear(northside)ofthebuildingawayfromthestreetview.Cabling,tubingorpipingfornewmechanicalequipment(suchasair-sourceheatpumps)shouldberoutedinsidethebuildingandnotrunexposedoverexteriorfinishes.Anynewmechanicalequipmentshouldbelocatedsoastonotbevisiblefromthestreets.[3]Landownerconsenttobiennialinspections:I,LirongWu,grantconsenttoTownofficialstoaccessthepropertyat130ForestHomeDrive,forthepurposeofconductingbiennialinspectionsoftheexteriorconditionsofthestructurelocatedatthataddress,relatedtoitsrezoningtoaLimitedHistoricCommercialZoneperSection210-142.3oftheTownofIthacaCode.PerSection270-142.3C(3)(a)[3]theTownshallprovidewrittenorverbalnotificationtothepropertyowneroftheinspectionpriortoenteringtheproperty.Signature:__________________________________________________________date:____________________________130ForestHomeDrive-6of10 SuggestionsfortheownerPaintmayneedtoberedonein5-7years.Somewindowanddoorcasingsandsillsmayneedtobescrapedandpaintedwithinthenext2-3years,primarilyonthesouthandwestsidesofthebuilding.Raftertails,rakeboards,rakeandsoffittrim,andtheundersideofroofboardsmayneedscrapingandpaintingin2-3years.Seesuggestedreplacementstobeutihzedastheneedarises.Suggestedreplacements.Windows:Windowtypeandoperationtomatchexisting.MarvinSignatureSeries(seedetailattached)AndersenA-SeriesorF-5eriesPc/IaArchitectSeriesWeathershieldSignatureSeriesOrequalDoors:Doorstylestomatchimagesattached.ThermatrueSmoothstarSimpsonOrequalGutters:5-6”halfroundgutterswithcirculardownspouts.Maybepaintedorgalvanizedsteel,zincorcopper.Novinyl.Seeimageattached.ScreenFencing:Verticalboardwoodfencingwithstraighttopsimilartoimagesattached.Novinylorchainlinkallowed.Roofing:3-taborarchitecturalasphaltshingles.130ForestHomeDrive-7of10 WoodCladWindowDetailWoodDoorforaCommercialEntryEntryWoodDoorforanApartment521/3?—(144)I49110—.(I(S)((7)DoubleHunglowerSashI/3—/38/cI3(/4(03)(36)(49)I00AI(83)42/ri?((23)UpperSashI1/?(18)-r’l9•16521/3?11533-(37)I5fl6(34)27/32—31/4—flaySqIl)3iC(63)05.11419(83)FrameJambsHeadJambandSill130ForestHomeDrive-Sof10 J1HalfRoundGutterStyle—Copper,Zinc,GalvanizedorPaintedSteelFenceStyles130ForestHomeDrive-9of10 ChecklistforBiennialInspections-130ForestHomeDriveItemApprovedbyNotesPass/FailRestoration/RepairofKnownDeficienciesSideCanopyArchitectIf/whenownerwishestoreplacethenthedesignshouldbereviewedbyahistoricpreservationarchitectforcompatibilitywiththeoverallbuildingstyle.Severalsolutionsexistincludingremovingthecanopyaltogetherconsideringitwasnotthereoriginally.Steeldooronsouthelevationofone-CodeofficialIfreplacementiswarrantedduetopoorconditionstoryadditionthenthereplacementdoorshouldbereviewedbythecodeofficialforcompatibilitywiththerecommendationsnotedabove.GuttersCodeofficialIf/whenownerwishestoreplacethenthestyleshouldbe5”or6”hall-roundincopper,zinc,galvanizedorpaintedsteel.LongTermMaintenancePaintingofexteriorwoodsurfacesProfessionalAssumeleadsafepracticesrequired.Ensuringapainterqualitypaintjobtoprotectthebuildingismoreimportantthantheactualcolorschosen.Colorselectionbyownerinconsultationwithdesignprofessionalusingahistoriccolorpalette.ExteriorfencingCodeofficialIfreplacementisdesiredthenproposedfencingshouldbereviewedbycodeofficialforcompatibilitywiththerecommendationsinthepreservationplan.WindowsProfessionalStormwindowsmayremainbutifreplacementofpainterand/orwindowsorstormwindowsiswarrantedthentheyhistoricshallbecompatiblewiththerecommendationspreservationnotedaboveexpertDoorsCodeOfficialIfreplacementisdesiredthenproposedexteriordoorsshouldbereviewedbycodeofficialforcompatibilitywiththerecommendationnotedabove.RoofingProfessionalroofIfreplacementisdesiredthanproposedroofingcontractorshouldbereviewedbycodeofficialforcompatibilitywiththerecommendationsnotedabove.ExteriorLightingArchitect/LightingIf/whenownerwishestoreplacethenthedesignDesigner/Interiorshouldbereviewedbyadesignprofessionalfor_______________________________Designercompatibilitywiththeoverallbuildingstyle.130ForestHomeDrive-10of10 VIEWFROMSOUTHEASTVIEWFROMSOUTHWESTJ VIEWFROMNORTHEASTt7.iiff•J!iVIEWFROMNORTHWEST crownmoldingFigure1.Stuccocladding,topattrimbandandFigure2.Stuccocladding,bottomwithoutwashFigure3.Shakesiding,secondfloorFigure4.Shakesiding,N&Sgableends FigureS.ShakecladdingatdormersFigure6.Shakecladdingatrearadditionandenclosedporches1.-4---Figure7.1stfloorwindows,southandeastfixedwindowsFigure8.1stfloorwindows,typicaldouble-hungwindows Figure9.FirstfloorFrenchcasementwindowsFigure10.Steeldoorinmetalframe—Figure11.Secondfloor,andthirdfloorgableendwindowsFigure12.Thirdfloordormerwindows Figure14.Originalbuilding,roofeaveFigure13.Rearaddition/enclosedporchwindowsFigure15.originalbuilding,rakedetailFigure16.Dormereavesandrake Figure17.Rearaddition/enclosedporcheave&rakeFigure19.Sideaddition,copingandgutterFigure20.Rearfiat-roofedadditioneave-,1Figure18.Sideadditioneaveandfrieze—- *Figure21.RearadditionparapetFigure22.Frontcanopy,crownandfasciaFigure23.Frontcanopy,supportbracketFigure24.Sidecanopy Figure25.SteelfireescapeFigure26.Suggestedstyleofreplacementdoor COPYSIGISTSTRUMCOtLATORAI1V[SLLSIOSTSflSSPWOI!‘Un08+p—Lt0--4oz-C,00-vzcva0-o601rT,0r00-oz1J41zob000:00-I0—.—0r0UIHHqhSpr‘rUUDEl0C,IpPropertyManagementOffice130ForestHomeDrPRELIMINARYNOTFORCONSTRUCTION ///REFERENCESURVEYMAPENTITLEDA44POFCATHERINE//C.MUNSEYPROPERTYATFORESTHOME...DATED/FEBRUARYII,1952BYCARLCRANDALL,C.E./SAIDMAPISONFILEATTHETOMPKINSCOUNTY/CLERKSOFFICE.ciPOLE.GARDNER&HOLOEN(R.O.)2017—06643FQUND)/\/H/2.6/CORNELLUNIVERSflYJ•CO/.,c0FENCECORIJTAXMAPPARCELNo.66—1—6‘CCUI?JijAREA—O.196ACRES70P/It’&,,/4,0.4OLEoZI///GRAVELw000(//<2‘//PARKINGALONG;f!/4:rR/W-PIPEFOUNDGUARDoFR43LONCRWALK.fl,,---——PRESCENTERI_ttt74O3tZNSECTIO1\‘DEE0pERVEtj&wRIGHTSPOLE%HWL—o*9—Z-——/7/,1CTIFAT)ONAYKNDAD:Iherebycertifyto,I‘‘2022—QIIRVC’.’“POATED,.—__thatIamalicensedlandsurveyor,NewYorkStateUcense/‘5TnI1Q.No.050096,andthatthismapconectbfdeneates,,ALLCORNERSFOUNDa.zeiswtactualsurveyci,thegroundnodebymeorundermydirect•uparvl,.on;w,dthatIfoundnoviaTbieencroachmentseitherway‘W‘atIllS1acrosspropertylinesexceptaeshownhereon.aucLUCeReSIGNED;_____________________DATtD:5/13/2022-‘nHLTTITLE:SURVEYMAPSNo.130FORESTHOMEDRIVEP.C.MILLERP.C.ENGINEERSANDsuRvroRSTOWNOFITHACA,TOMPKINSCOUNTh’,NEWYORK605WESTSTATESTREET.SUITEArfliAcA.I€WYORK14850DATE;I1SCALETEl.(607)272-6477*4/5/20001SOOl25j1“=20’ TOWNOFITHACALOCALLAWNO.18OFTHEYEAR2022ALOCALLAWREVISINGTOWNOFITHACACODECHAPTER270(ZONING)BYREPLACINGARTICLEXVIIIA(LIMITEDHISTORICCOMMERCIALZONES)WITHANEWARTICLEXVIIIA(LIMITEDHISTORICCOMMERCIALOVERLAYDISTRICT)BeitenactedbytheTownBoardoftheTownofIthacaasfollows:Section1.Chapter270oftheTownofIthacaCode,titled“Zoning,”isamendedbyreplacingArticleXVIIIA(LimitedHistoricCommercialZones)withanewArticleXVIIIA(LimitedHistoricCommercialOverlayDistrict)readingasfollows:“ARTICLEXVIIIALimitedHistoricCommercialOverlayDistrict§270-142.2.Purpose.§270-142.3Overlaydistrictcreationanddissolution.§270-142.4Permittedprincipaluses.§270-142.5Permittedaccessoryusesandstructures.§270-142.6Buildingsetbacksandheight.§270-142.7Additionalspecialrequirements.§270-142.8Hearinganddueprocess.§270-142.2.Purpose.TheLimitedHistoricCommercial(LHC)OverlayDistrictpromotesthepreservation,protection,andenhancementofsignificanthistoricstructuresintheTownofIthacabyenablingmoreflexibilityoftheallowedusesofhistoricallysignificantstructures,andtheirassociatedproperty,thanwhattheunderlyingzonewouldnormallyallow.Inprovidingmorereuseoptions,theintentoftheLimitedHistoricCommercialOverlayDistrictistohelpmakepreservationeffortsmorefinanciallyfeasible.§270-142.3.Overlaydistrictcreationanddissolution.A.TheLHCOverlayDistrictworksbybeingsuperimposedonanunderlyingbasezoningdistrict.TheOverlayDistrictidentifiesrequirementsthatapplyinadditionto(orinsteadof)thoseinthebasezone.RegulationsfortheOverlayDistrictapplyifoverlayandbasezoneregulationsconflict. B.TheTownBoardmaycreateaLimitedHistoricCommercialOverlayDistrictuponapplicationforaspecificproposal,followingtherezoningproceduresinArticleXXII,ProceduresforCreationofNewZones.SuchrezoningtocreateanOverlayDistrictwillbeconsideredonlyfor:(1)BuildingsorstructuresthatarelistedontheNewYorkStateand/orNationalRegistersofHistoricPlaces;or(2)BuildingsorstructuresthathavebeendeterminedtobeeligibleforlistingonsaidRegistersofHistoricPlaces;or(3)BuildingsorstructuresthathavebeenidentifiedaspotentiallysignificantintheTownofIthacaHistoricResourcesSurvey(FinalReportfortheIntensiveLevelSurvey,September2005,asitmayberevisedorupdatedfromtimetotime).ConsiderationorapprovaloftheLHCOverlayDistrictisnotarightevenifthestructureorpropertymeetsthequalificationsin(1),(2)and(3)above.C.AnapplicationforanLHCOverlayDistrictmustincludethefollowingelements:(1)Anarrativedescriptionandjustificationfortherequesttoincludethefollowing:(a)Historicalsignificanceoftheproperty.(b)Descriptionofproposedlimitedcommercialuse(s)andfeasibilityofusingthebuildingandsitefortheproposeduse.(c)Compatibilitywithneighboringandnearbypropertiesanduses.(d)Howtheproposalwillhelppromoteandfacilitatethepreservationandenhancementofthehistoricalproperty.(2)Conditionsassessmentperformedbyadesignprofessional(anarchitect,certifiedbuildinginspector,orcivil/structural/architecturalengineer)preferablyhavinghistoricpreservationexperience,toevaluateanddocumenttheexteriorofthebuilding(s)andsiteconditionsrelativetohistoricalandstructuralintegrity.Itistheowner’sresponsibilitytohireandpayforthedesignprofessional.Exteriorandsitecharacterdefiningfeaturestobeassessedinclude,butarenotlimitedto,thefollowing:(a)Claddingmaterials,includingtrim,architecturaldetails,andattachments.(b)Windowsanddoors,includingpanesandtrim.(c)Roof,includingguttersandchimney.(d)Decks,porches,and/orbalconies.2 (e)Groundsspecifictoelementsthatarerelevanttothehistoricintegrity,suchasfences.(3)PreservationPlan(a)AnapprovedpreservationplancommitsthepropertyownertogoalsandactionsintendedtoensurethatbenefitsderivedfromtheLimitedHistoricCommercialOverlayDistrictrezoningcontinuetofacilitatethepreservationandprotectionoftheproperty’shistoricalandstructuralintegrity.ThepreservationplanmustbeapprovedbytheTownBoardanditsimplementationmustbeaconditionofanyOverlayDistrictapproval.Thepreservationplaniscomposedofthefollowingcomponents:[1]Aplanforaddressingandremedyinganydeficienciesidentifiedinthepropertysiteassessment,alongwithatimetableforcompletingtherepairs,restoration,and/orstabilizationthattheassessmentdeemednecessary.[2)Aplanforaddressinglong-termmaintenanceandupkeepoftheproperty,andanychangesoradditionstobuildingsandotherhistoricalresources,toensurethehistoricalandstructuralintegrityofthegroundsandbuilding(s).[3]Landownerconsenttoenterthegroundsforannualorbiennialexteriorinspections.ThisconsentprovidestherightfortheTownofficialtoenterthepropertyfollowingnotification(writtenorverbal)toapropertyowneroftheinspection.(b)ProposedmodificationstothepreservationplanmaybeapprovedbytheDirectorofCodeEnforcement,exceptthefollowingmodificationsmustbeapprovedbytheTownBoard:[iiModificationforproposedalterations(including,forexample,materialsandarchitecturalelementstobeutilized)which,inthejudgmentoftheDirectorofCodeEnforcementordesignee,mayadverselychangethehistoriccharacterand/orappearanceofthebuildingand/orsite.[2]Arequesttoextendanymilestoneinthepreservationplantimetablebymorethanthree(3)years.[3]Modificationswhich,inthejudgmentoftheDirectorofCodeEnforcement,warrantTownBoardapprovaldue,forexample,totheuniquenature,size,orsignificanceofthemodification.D.OverlayDistrictenactmentandcompliancewithpreservationplanAftertheOverlayDistrictiscreated,itstaysineffectaslongasthepreservationplanconditionsaremet.(1)Complianceconfirmationletters:3 (a)Complianceconfirmationletterwillbesubmittedtothepropertyowner(s)followinganinspectionconfirmingsatisfactoryimplementationoftheplancomponentsaddressingdeficienciesidentifiedintheinitialsiteassessment.[1]CodesDepartmentstaffwillconductannualprogressinspectionswhiledeficienciesarebeingaddressedandwillhaveauthoritytoentergroundsforexteriorinspection.(b)Thereafter,complianceconfirmationletterswillbesubmittedtothepropertyownereverytwoyearsfollowingabiennialpropertyinspectionforpropertiesdeterminedtobesatisfactorilyimplementingtheirpreservationplans.(2)Non-compliance(a)ThepropertyownerwillbenotifiedinwritingiftheCodesDepartmentfindsafterinspectionthatthepreservationplanisnotbeingfollowedandbegiven60daysfromthedateofthelettertoinitiatecorrectiveaction.(b)FailuretocommenceandcompletecorrectiveactionintheallottedtimeframemayleadtoTownBoarddissolutionoftheLimitedHistoricCommercialOverlayDistrictzoningfollowingahearinganddueprocess(SeeSection§270-142.8)E.AutomaticOverlayDistrictDissolution(1)TheOverlayDistrictisautomaticallydissolvedif:(a)Thehistoricbuildingsorstructuresaredemolished,orthehistoricbuildingsorstructuresaredestroyedinwholeorpartbyanymeanssothatthedestructionexceeds50%oftheassessedvaluesofthebuildingsorstructuresineffectbeforethedestruction,or(b)Thehistoricbuildingsorstructuresinthezoneloseanyhistoricdesignationoreligibilityforlisting,ifapplicable.§270-142.4.Permittedprincipaluses.Permittedprincipaluses,andrelatedperformancestandardsandspecialrequirementsinthebasezone,applyinanLHCOverlayDistrict.Theusesinthefollowingtablearealsoallowed.Theseprovisionsconsidereachoftheseprincipalusesasifitstandsalone,evenifthatuseisfunctionallyintegratedwithotherdefineduses.(Example:ifaprivateclubservesfoodordrinksonsite,theseprovisionsconsidertheclubandfood/drinkservice(restaurant/bar)asseparateuses,eachsubjecttoconditionsforthatuse.)4 UseConditions(allusesbelow)•Specialpermit:Specialpermitreviewandapproval(PlanningBoard)arerequiredforanyoftheseuses(exceptconversionofanon-residentialbuildingtoaresidentialuse)inC,AG,LR,LDR,MDR,HDR,andMRbasezones.Siteplanreview:Siteplanreviewandapproval(PlanningBoard)arerequiredwhenprovisionsinlAç-4%,ArticleXXIIIrequirethem.\Size/floorarea:Ifthebasezonealsoallowsone:3’flQ‘2oftheusesinthistable,maximumfloorareainthebasezonerequirementsapplies.Otherwise,maximumfloorareaislimitedtothegrossfloorareaoftheprincipalbuildingatthetimeofOverlayDistrictcreation.Usesthatmayexpandbeyondthisarea(subjecttositeplanreviewandapproval)arenoted.•Off-siteimpacts:Externalities(noise,vibration,odor,glare)fromnormalactivitymustnotbedetectiblepastthepropertylineinC,AG,LR,LDR,MDR,HDR,andMRbasezones.Thisdoesnotapplytonormaloutdooractivities(examples:peoplearrivingandleaving,playingoutdoors,maintenanceandgroundskeeping).AllotherrelatedperformancestandardsfortheuseintheTownCodealsoapply.1)ResidentialprincipalusesDwellingunit•Thisusedoesnotneedaspecialpermit.Separatelivingquartersforliving,sleeping,•Aprincipalbuildingmayhave1principaldwellingcooking,eating,bathing,andsanitationbyafamily,unitper600‘2grossfloorareathatmeetsthedefinitionof“habitablespace”intheInternationalResidentialCode).Thisdoesnotapplytobuildingsthat®arenew,or©donotmeetthecriteriain270-142.3B.5 UseConditionsLive-workdwellingunitPrincipaldwellingunit,withconnectedpurpose-builtspaceonthegroundfloorforanallowednonresidentialuse2)Iodgingprincipaluses•Area:500.2GFAforanonresidentialuse,onthe1ststory,withapublicentranceseparatefromlivingareas.•Occupancy:Thedwellingunitmustbetheproprietor’sprincipalresidence.•Time:Businesshours8:00AMto8:00PM.•Use:Anonresidentialuseinalive-workunitmayonlybeoneoftheusesbelowasdefinedelsewhereinthissection.•Daycarecenter•Personalservice•ProfessionalofficeInn•GuestroomoccupancymayonlybeonadailyorFacilitywithguestroomsforovernightstaysbylongerbasis.payingguests.Aninnhasanownerormanager•Numberofguestroomsmaybe1foreverythatlivesonsiteandisavailabletorespondonsite50012ofhabitablefloorarea(inthebuilding,withinsixtyminutesintheeventoftemporaryroundeddown).absences.Short-termrentaluses•Provisionsin270-219.7thatdonotapplyintheSee270-Sand270-279.7fordefinitionandbaseLHCOverlayDistrictincludeD(2),E(2)(b),E(2)(e)andrequirements.SubsectionF.•Aprincipalbuildingmayhave1dwellingunitusedforshorttermrentaluse.Forexample,inthecaseoftwoprincipalbuildings,eachmayhaveonedwellingunitusedforshort-termrentaluse.•Aunitmaybeusedforunhostedshorttermrentalusesyear-roundwithnomaximumtimelimitforoccupancy,subjecttospecialpermitreviewandapproval.3)CommercialprincipalusesDaycarecenterAnyoftheseservicestounrelatedchildrenoradultsinaprotectivesetting.•Childdaycare(78NYCRRSubpart478-7),smalldaycare(78NYCRRSubpart478-2),schoolagedchildcare(78NYCRRPart474).•Adultdayhealthcare(70NYCRRPart425),socialadultdaycare(9NYCRR§6654.20).MixedresidentialIcommercialResidentialandcommercialusessharingthesamebuildingorlot•Aresidentialusemustmeetthedefinitionandconditionsofadwellingunitasaprincipaluse.(Seetablecategory1:Residentialprincipaluses).6 UseConditionsCulturalfacilityFacilityfordisplay,performance,orenjoymentofheritage,history,arts,orsciences.(Examples:museum,non-commercialgallery,library,visitorcenter,indoorartsperformancevenuebyapublicorprivateentity.)•Acommercialuseislimitedtoprofessionalofficeusesinthistablecategory(3:Commercialprincipaluses).•Maximumemployeesforcommercialusesis1per4002ofgrossleasablearea,roundeddown.•Businesshoursforacommercialusemayonlybe7:00AMto9:00PM.Personalservice•Doesnotinclude©repairormodificationofProvidinganintangibleproductorservicetothetangibleproducts,or®servicesrelatedtobuildingpublicorcustomersonsite.ormechanicaltrades,unlessthebasezoneallowsthese(1and2).ProfessionalofficeBusiness,administrativeorprofessionalofficesandfacilities;medical,dental,andhealthandweilnesspracticesnotinvolvinganyovernightoccupancy;municipalorothergovernmentaloffices.Retailuse•Limitedtoarts/crafts/designstudiosorOnsitesaleorrentalofaphysicalproducttothegalleries.Othertypesofretailusesarenotallowed,publicunlessthebasezoneallowsit.Restaurant!cafe/bar•AllowedonlyonalotthatfrontsamajororminorPreparingorservingmealsordrinkstocustomersarterialroad(TompkinsCountyHighwayFunctionalonsiteordeliveryoffsite.Classification).Drive-throughsareprohibited.Retreat!eventvenue•Allowedonlyonalotthatfrontsacollectorroad,Useoflandanddesignatedstructuresforgatheringsormajororminorarterialroad(TompkinsCountyorevents(examples:wedding,privateparty,HighwayFunctionalClassification).fundraisereventtrainingevent,conferencereception).4)CivicprincipalusesCommunityworkshopFacilityforpeopletolearn,experimentinventormakethingsusingsharedtoolsandresources,inacollaborativesetting.(Examples:makerspace,hackerspace,communitykitchen.)•MayexpandbeyondthegrossfloorareaoftheprincipalbuildingatthetimeofLHCOverlayDistrictcreation,subjecttositeplanreviewandapproval.7 UseConditionsPlaceofassemblyFacilityusedforpublic/residentassemblyforworship,meeting,government,orcommunitypurposes.(Examples:religiousorsecularcongregation,communitycenter,commonhouse,amenitycenter.)Thisincludestypicalancillaryuses.(Examples:meetingroom,kitchen,exerciseroom,laundryroom,workshop,daycorecenter,offices.)Privateclub/lodgeFacilityofaprivateclubororganization,mostlyopenonlytoclubmembersandtheirguests.(Examples:serviceorlodgebasedorganization,socialclub,veterans’club,laborunion.)School:primaryIsecondaryNYSrecognizedschoolforprimaryorsecondary(K-72)education.•MayexpandbeyondthegrossfloorareaoftheprincipalbuildingatthetimeofLHCOverlayDistrictcreation,subjecttositeplanreviewandapproval.•MayexpandbeyondthegrossfloorareaoftheprincipalbuildingatthetimeofLHCOverlayDistrictcreation,subjecttositeplanreviewandapproval.§270-142.5.Permittedaccessoryusesandstructures.Basezonepermittedaccessoryuses,andrelatedperlormancestandardsandspecialrequirementsinthebasezone,applyinanLHCOverlayDistrict.§270-142.6.Buildingsetbacksandheight.A.MinimumandmaximumsetbackandheightrequirementsinthebasezoneapplyonlotsinanLHCOverlayDistrict.B.Astructurewithhistoricdesignationbutlegalnonconformingsetbackorheightmayberenovated,expanded,moved,orusedmoreintensively,ifnon-conformingaspectsarenotmadeworse.(Example:abuildingwithanonconforming10’frontsetbackmaybeexpanded,buttheadditioncannotbeclosertothefrontlotlinethananyotherpartofthebuilding.)§270-142.7.Additionalspecialrequirements.Inadditiontotheadditionalspecialrequirementsin§270-122,thefollowingspecialrequirementsalsoapplyinaLimitedHistoricCommercialOverlayDistrict:A.Buildingconversions,alterations,additions,reconstructions,repairs,signs,andothersiteelementsshallbecompatiblewiththehistoricandarchitecturalcharacterofthebuildingsorstructuresthathavebeendesignatedoridentifiedashavinghistoricsignificanceasoutlinedin§270-142.3.Thisrequirementshallapplytotheexteriorsofbuildings,structuresandsiteelements,nottotheirinteriors.8 §270-142.8Hearinganddueprocess.A.InspectionbyCodeEnforcementOfficer;reporttotheTownBoard.WhenintheopinionoftheCodeEnforcementOfficer,apropertyhavingaLimitedHistoricCommercialOverlayDistrictdesignationisdeemedasnotincompliancewiththepreservationplanbecause:(1)Thepreservationplanisnotbeingimplementedandrepairsarebeingneglectedanddeteriorationofthepropertyisvisiblyoccurring,or(2)Thepreservationplanisnotbeingimplementedbecauseexteriorbuildingalterations,additions,reconstructions,orrepairsjeopardizethehistoricalsignificanceanddesignationofthestructure,theCodeEnforcementOfficershallreportinwritingtotheTownBoardtheofficer’sfindingsandrecommendations.B.TheTownBoardwillconsiderthereportand,ifitfindsfromthereportthattherearegroundstobelievethatthepreservationplanisnotbeingfollowedtheTownBoard,byresolution,shallorderdissolutionoftheLimitedHistoricCommercialOverlayDistrictatwhichtimethepropertywillreverttoitsunderlyingzoningdesignation.TheTownBoardshallfurtherorderthatanoticeoftheorderandoftherelatedupcomingpublichearingshallbeservedontheownerorsomeoneoftheowner’sexecutors,legalrepresentatives,oranyotherpersonhavingavestedorcontingentinterestintheproperty,eitherpersonallyorbyregisteredmailaddressedtothelastknownaddress,ifany,oftheownerorsomeoneoftheowner’sexecutors,legalrepresentatives,agents,lesseesorotherpersonhavingavestedorcontingentinterestinsame,asshownbytherecordsofthereceiveroftaxesand/orintheofficeoftheCountyClerkorCountyRegister.C.Contentsofnotice.Saidnoticeshallcontainthefollowinginformation:(1)Adescriptionofthepremises.(2)Astatementdescribinghowthepreservationplanisnotbeingfollowed(3)TheTownBoard’sorderrequiringcompliancewiththepreservationplanpursuanttoaspecifiedtimetable.(4)AstatementthatahearingwillbeheldbeforetheTownBoardatatimeandplacespecifiedinthenotice,atwhichhearingtheownerandsuchpersonshavinganinterestinthepropertyorstructuremaycontesttheorder,andthatintheeventsuchownerorpersonshavinganinterestshallfailtocontestsuccessfullysuchorderorfailorrefusetocomplywithsameorwithanyamendedorderthattheTownBoardmayissueafterthehearing,theTownBoardwilldissolvetheLimitedHistoricalCommercialOverlayDistrict,andthepropertywillreverttoitsunderlyingzoningdesignation.D.Hearing.AtthetimeanddatespecifiedinthenoticetorepairorrestorethepropertytheTownBoardshallconductthepublichearing.Itmayadjournfromtimetotimeuntilthehearingiscompletedanduntilallinterestedpartiesthatmakereasonableattemptstoparticipateareheard.Attheconclusionofthehearing,theTownBoardshalldeterminetorevoketheorder;orcontinueor9 amendsaidorderanddirecttheownerandotherpersonstocompletetheworkwithinaspecifiedtimewhichshallbereasonableastothetimeneededtoperformthework.”Section2.Ifanyprovisionofthislocallawisfoundinvalidbyanycourtofcompetentjurisdiction,suchinvalidityshallnotaffectanyotherprovisionsofthislocallaw,whichshallremaininfullforceandeffect.Section3.ThislocallawshalltakeeffectuponpublicationofthelocallaworanabstractofsameintheofficialnewspaperoftheTown,oruponitsfilingwiththeNewYorkSecretaryofState,whicheveristhelasttooccur.10 1 DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us MEMORANDUM TO: Planning Board Members FROM: Christine Balestra, Planner DATE: July 10, 2023 RE: Preliminary Site Plan/Subdivision Review, Special Permit – Mirabito Redevelopment Project Enclosed please find materials related to preliminary site plan/subdivision review and special permit for the redevelopment of the Mirabito gas station and convenience store in East Hill Plaza, 301 Pine Tree Road/CR 120. The project involves demolishing the existing Mirabito building and redeveloping the site with a new 6,600+/- square foot Mirabito convenience store with fuel canopy and car wash, which also includes an attached Burger King fast-food restaurant and drive-thru. The Planning Board reviewed a sketch plan for this project on February 21, 2023. The applicant team has since taken the suggestions from the Planning Board, the Tompkins County Highway Department, and the Town of Ithaca Engineering Department and reconfigured portions of the project site to alleviate concerns with site access, stormwater management, easements, and aesthetic/visual impacts. The application materials provided by the applicant explain the modifications made to the project since the sketch review, and include the requested traffic study, stormwater management (SWPPP) information, architectural details, and details on lighting and landscaping. [NOTE for those of you that receive paper copies of materials: the completed SEQR review is contained within the application binder. It was the most organized way to present the information to you – so you’ll find SEQR Parts 1-3 there. All other staff- prepared materials, including this memo, have been tucked inside the binder cover flap]. As noted during sketch plan review, the applicant intends to consolidate the parcel that contains the existing Mirabito gas station with the adjacent parcel that contains the building formerly housing Burger King and re-subdivide the property to obtain an additional 0.8+/- acres for the new development. The result will be a 1.6+/- acre parcel that will contain the redeveloped Mirabito and associated uses, and a 1.0+/- acre parcel that will contain the former Burger King parking lot. The property owner (Cornell) has not indicated a future intent for the former Burger King restaurant and remaining surface parking lot. The Part 3 attachment to the SEQR contains the staff comments and recommendations related to this project. It explains the items that should be resolved before the project can advance to 2 consideration of final site plan approval. The attached memo from the Town Engineering Department, dated June 13, 2023, also contains comments and recommendations related to the project. Finally, the attached draft resolutions contain proposed conditions of approval for the Planning Board to consider. Please feel free to contact me by phone at 273-1721, ext. 121 or by email at cbalestra@town.ithaca.ny.us if you have any questions. Cc: Brett Hughes, Mirabito Energy Products Matthew Napierala, Napierala Consulting Jeremy Thomas, Director of Real Estate, Cornell University Kristen Gutenburger Grossman, Associate Director of Real Estate, Cornell University DEPARTMENT OF ENGINEERING Stormwater, Sanitary Sewer, Potable Water, Roads, Parks, and Trails 114 Seven Mile Drive, Ithaca, N.Y. 14850 ENGINEERING@TOWN.ITHACA.NY.US PHONE: 607.273.1656 FAX: 607.272.6076 www.town.ithaca.ny.us ENGINEERING MEMORANDUM FROM: Daniel Thaete P.E., Director of Engineering David O’Shea P.E., Senior Civil Engineer TO: Matthew R. Napierala, P.E., Napierala Consulting Professional Engineer, P.C James Ballantyne, Napierala Consulting Professional Engineer, P.C Brett Hughes, Mirabito Energy Products CC: Town of Ithaca Planning Board DATE: June 13, 2023 RE: 301 Pine Tree Rd, Mirabito Energy Products Re-Development We have reviewed the above referenced project’s Stormwater Pollution Prevention Plan (SWPPP) narrative dated June 2023 and the associated plan set dated May 05, 2023, last revised June 02,2023. We offer the following comments: General • If spoils from the project will be deposited within the Town of Ithaca, the spoils site must be included in the SWPPP and further approval of the site may be required. Water and Sewer • There are numerous downstream sections within the sanitary sewer collection system that are at and/or near capacity. An increase in flow will not be approved until the sewer system has been upgraded to have adequate capacity. • An in-depth review of the proposed water and sanitary sewer services will be reviewed once an External Plumbing Permit Application has been submitted. • Existing water and sewer services will be required to be removed all the way to the respective utility main for both parcels unless being reused. • Please ensure that the water main and associated infrastructure is on all the plan sheets. • Trees and plantings shall not be placed with the Town of Ithaca utility easements. Please update the landscape plan accordingly. • Prior to issuance of any demolition or building permits a water easement must be executed over the existing water main and appurtenances. SWPPP These items need to be addressed prior to Final Site Plan Approval • Update the SWPPP to identify the party responsible for the long-term maintenance of the post practices and conveyance systems. A stormwater maintenance and reporting agreement and access easement will need to be executed if one does not exist prior to issuance of a building permit. • Update section D. of the narrative to include the following: o Annual inspections of all permanent stormwater practices and conveyance systems by a qualified professional. An inspection report shall be generated and provided to the Town in accordance with the reporting agreement. o Inclusion of the storm chambers. o Inclusion of the bioretention pretreatment devices. o Inclusion of the existing offsite storm water basins that are being utilized for routing. • Update the narrative and plan set to identify the need for MS4 approval prior to NOI and NOT submissions to DEC. • Update the narrative and plan set to incorporate the requirement that a trained contractor shall perform daily inspections of the erosion and sediment control devices. • Clarify in the narrative that the weekly inspection reports generated by the qualified inspector shall be onsite and kept current. • Update the narrative to identify the need for the owner/operator to retain a copy of the SWPPP for a minimum of 5 years. • Provide rip-rap sizing calculations and pipe flow calculations. • Provide calculations showing the proposed inlets are adequate to capture the storm discharge as modeled. The inlets need to be sized appropriately to capture the pre-treatment volume. They also need to be sized appropriately to capture and convey larger storm events without bypassing the inlets and proceeding to the bioretention basin. • Please review the order of the diversion structure and pretreatment device. Typically, the pretreatment devices would be “offline” from the main conveyance system, downstream of the diversion structure. • Review the Tc for DA-3. The flow path appears short in length. Also a portion of the path appears to be shallow concentrated flow or channel flow, not sheet flo w. • Revise the inlet protection detail to identify that Type B is only allowed in paved areas. • Update the erosion and sediment control plan to have construction entrances. • Provide additional information, calculations, and grading/elevations at the NW entrance. There is not enough information provided to ensure the 100-year storm does not leave the site at this location. • Provide additional information on how the underground chambers will function. There does not appear to be piping connecting various chambers. How does the water get to the other storage chambers? • Review the inverts of the chambers and the bioretention basin. During large storm events it appears that water may back up into the bioretention filter piping. • There are various minor discrepancies between inverts and rims within the plan set and model. Please verify that all correspond prior to resubmission. • Provide the watershed boundaries for the DA1 sub areas. • Update the narrative and plan set to include winter stabilization requirements. • Update the plan set to include requirements to protect the bioretention soil until permanent site stabilization has been achieved. • Provide details and calculations that are in accordance with the NYS Standards and Specifications for Erosion and Sediment Control for the sediment basins and how they will be dewatered. • Update the modeling for SMA-1. This appears to overtop at 932’. • Update the narrative to include a draft of the E-Noi for review. • Bioretention o Revise the modeled exfiltration rate for the bioretention to be in accordance with the Design Manual. The manual lists a rate of .5 ft/day, which equates to 0.25 in/hr. o Provide stage storage model outputs to verify 75% of the WQv is held above the mulch layer. o Provide calculations showing at least 25% of the WQv is being pre-treated at each bioretention basin. o A 6” stone drop entrance is required for overland flow into the bioretention basins. o Review the modeling of bioretention 1. Both primary and secondary outflow from OS-3 appear to be entering the basin although the OS-3 modeling indicates large storm event discharge going to OS-1. Please clarify. Modeling OS-1 as a pond may be the solution. o Review the modeling, details, and plans. The details do not appear to correspond to the model. ▪ Water rises 6” above the mulch layer. This would enter into the 6” drain depicted in the detail. This drain needs to be modeled if it is to be utilized. ▪ Filter 1 depth is not in accordance with the design manual. ▪ The design manual suggests wood mulch. Provide information/justification to the gravel mulch. ▪ There is not a filter 3. o Provide infiltration testing and borings in accordance with Append D of the Design Manual or install a liner within bioretention 2. o Label the rim of bioretention overflow on sheet C-4. 110 FAYETTE S TREET M ANLIUS, NEW Y ORK 13104 PH 315-682-5580 • FAX 315-682-5544 • EMAIL:MNAP@NAPCON.COM May 5, 2023 Mr. Gregory Lindquist Planning Board Chair Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 RE: Preliminary Site Plan Review Package Mirabito Redevelopment Project Ellis Hollow Road and Pine Tree Road Dear Mr. Lindquist, Please accept the enclosed materials for the Planning Board’s ongoing site plan review of the proposed Mirabito redevelopment project located at 301 Pine Tree Road in the Town of Ithaca. The enclosed package along with an application fee of $1,500.00, is submitted to satisfy the Town’s “Preliminary Review” requirements. As we have previously outlined during the schematic presentation for the project, Mirabito Energy Products (Mirabito) is proposing to renovate and upgrade the existing facility at the corner of Ellis Hollow and Pine Tree Roads. This project will include the razing of the now closed Burger King building and bringing Burger King into the common building as part of this redevelopment. The Burger King will be a smaller facility within the convenience store, primarily set up as a drive thru service restaurant. This site will include a 6,450 square foot building inclusive of the convenience store and restaurant. As well, the redevelopment will provide for a new vehicle fueling island, electric vehicle charging stations and a drive thru carwash, along with improved pedestrian areas along Ellis Hollow and Pine Tree Roads. The existing site is within the Town of Ithaca’s Vehicle Fuel and Repair (VFR) zone and Community Commercial (CC) zone. The building and fueling are situated such that the convenience store, fueling island and fuel storage remain, and are within, the VFR zone while the restaurant is within the CC zone. The process will include a “Subdivision” (Lot Line Adjustment) such that the redeveloped features are within the newly created Parcel 1. Parcel 2 is a remaining area left for redevelopment opportunities of Cornell (the subject site owner). Along with the building construction, the site changes include new parking layout and circulation patterns with two proposed access driveways on Pine Tree Road and Ellis Hollow Road and cross access to the shopping plaza to the north. During the schematic plan discussions along with comments from the County were directed at the site access. As such, we brought in a traffic consultant to review the existing and proposed traffic conditions and provide input to the access and circulation design. Bound within this package is a traffic report from GTS Consulting, reviewing this condition and providing expert testimony regarding the traffic along this corridor of the Town. Additional improvements include a new sidewalk along the property frontage, a patio seating area, improved landscaping, and site lighting. Stormwater management has been designed to meet the current standards by NYSDEC and discharge from the site will be similar to existing conditions. Public utilities including sewer, water, electric, and natural gas currently serve the parcel, and only new service laterals to existing utilities are being proposed. Since the previous initial sketch plan review during the 02/21/2023 Planning Board meeting, our proposed layout of the project site has changed to address ongoing comments shared by the Town Planning Board, the Town Engineering Department, and the County Planning Department. These changes include: • Both proposed driveway locations have been shifted. The Ellis Hollow Road driveway has been shifted to the west to avoid proposed culvert work and the influence area of the existing driveway further to the east. The Pine Tree Road driveway has been shifted to the north to provide additional distance from the intersection influence area. • Stormwater management areas have been redesigned and their locations have been shifted to accommodate site conditions. Proposed management facilities now include two bioretention filters and an underground stormwater detention chamber system. • The proposed underground fuel storage tank has been relocated away from proposed above- ground stormwater management practices. • The outdoor patio along Ellis Hollow Road has been shifted closer the proposed building, with a landscaping buffer inclusive of trees and shrubs provided along Ellis Hollow Road. • GTS Consulting has performed a traffic report for the new proposed site layout, and the report findings have been included within the following review materials. A project architectural package is in development, inclusive of floor plans and building elevations, and will be submitted to the Planning Board under a separate cover by the architectural team. Upon discussion with the architectural team building elevations, site rendering and floor plans will be forthcoming in the next couple of days. Please accept this package and put us on the June 6, 2023 Planning Board agenda. We look forward to a continued dialogue with the Planning Board. Mirabito and its design team look forward to providing a new and exciting upgrade to the intersection of Ellis Hollow and Pine Tree Roads. Respectfully submitted, NAPIERALA CONSULTING Matthew R. Napierala Matthew R. Napierala, P.E. Managing Engineer /President 38 N Main St. Pittston, Pa. 18643 O :(570)299-5865 F: (570) 299-7865 Page 1 of 1 July 6, 2023 Christine Balestra, Planner Town of Ithaca Planning Department 215 North Tioga Street Ithaca, NY 14850 Re: Energy Code Supplement, Prescriptive Compliance Path/Easy Path Commercial Buildings Dear Chris, This letter is to state the design team’s intention for compliance with the Town of Ithaca, NY, Energy Code Supplement, for the construction of a new slab on grade single story structure located in Ithaca, NY. There will be two (2) tenants. Mirabito Gas Station is approximately 4,650 SF and Burger King 1,800 SF. The new program for the Mirabito Gas Station will consist of the following rooms, as indicated on the floor plans submitted (restroom, mechanical/electrical room, walk in cooler, beer cave, freezer, office, two storage rooms, Kitchen/Prep Area, Checkout, and IT room. The new program for the Burger King will consist of a (Kitchen Prep area, Seating area, office, storage, M/W toilet rooms ). This project will follow the Energy Code Supplement, Compliance Checklist. The project is a commercial building that will use the Prescriptive Compliance Path/Easy Path to meet the energy efficiency requirements. The project will earn the required points from the following improvements: • Heat pumps for space heating • Heat pumps for service water heating • Heating systems in heated space • Right-lighting • Walkability • Efficient building shape • Modest window-to-wall ratio • Meet NY Stretch Code • Electric Vehicle Parking Spaces • Custom energy improvement The project will also follow the applicable requirements for building envelope, mechanical systems, electrical power and lighting systems, and commissioning as specified in the Energy Code Supplement. .At this stage of the design process (Shell & Core) no calculations or other materials are included. Additional information will be submitted later for compliance documentation purposes. Very Truly Yours, Charles C Smith, P.E. Principal PROPOSED RESOLUTION: SEQR Preliminary Site Plan/Subdivision, Special Permit Mirabito Redevelopment Project 301 Pine Tree Road Tax Parcel No.’s 62.-2-1.121, 62.-2-1.13, 62.-2-1.22 Town of Ithaca Planning Board, July 18, 2023 WHEREAS: 1. This action is consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito Convenience store with gasoline sales, including fuel canopy and car wash, located at 301 Pine Tree Road. The project involves demolishing the existing building and re-developing the site with a new 6,600+/- square foot Mirabito Convenience store with gasoline sales, including fuel canopy and car wash, along with an adjoining fast-food restaurant with drive-thru. Cornell University, Owner; Mirabito Energy Products – Brett Hughes, Applicant/Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the project; 3. The Planning Board, on July 18, 2023, has reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF) Part 1, submitted by the applicant; Parts 2 and 3 prepared by Town Planning staff; a binder of materials titled “Site Plan Review Materials For Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca, NY, 14850,” including set of drawings titled “Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca, NY, 14850, Town of Ithaca, Tompkins County, New York,” with sheets C-0, C-1, C-2, C-2.1, C-3 through C-8, and C9 through C14, prepared by Napierala Consulting, dated 05 May, 2023 and revised 6/24/2023; architectural plans titled “Mirabito Energy Products, Town of Ithaca, Tompkins County, NY,” with sheets A1.0, A2.0, and A2.1, prepared by Griffiths Engineering, dated 06-25-2023; a subdivision plat titled “Subdivision Map, For Cornell University Located At, No. 1010 Ellis Hollow Road and No. 301 Pine Tree Road, Town of Ithaca, Tompkins County, New York,” prepared by T.G. Miller P.C., dated 4/17/2023 and revised 6/15/2023; and other application materials; and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan Approval, Subdivision Approval, and Special Permit; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced actions as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required. Page 1 of 3 Short Environmental Assessment Form Part 1 - Project Information 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: Zip Code:State:City/PO: 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. YESNO 2. Does the proposed action require a permit, approval or funding from any other government Agency? If Yes, list agency(s) name and permit or approval: YESNO 3. a. Total acreage of the site of the proposed action? b. Total acreage to be physically disturbed? c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? Check all land uses that occur on,DUHadjoining RU near the proposed actioQ 8UEDQRural (non-agriculture),ndustrial Commercial Residential (suburban) $TXDWLF2WKHU6SHFLI\ƑForest Agriculture ƑParkland Mirabito Energy Products 301 Pine Tree Road, Town of Ithaca, NY 14850 Project includes construction of a 6,600 sf gas station/convenience store with an attached fast food restaurant with drive-thru and single-bay car wash. Associated site amenities such as sidewalks, parking, E.V. charging stations, and storm water management facilities will also be provided. Mirabito Holdings LLC 315-725-3781 brett.hughes@mirabito.com 49 Court Street P.O. Box 5306 Binghamton 13902NY ✔ Tompkins County DOT, NYSDEC ✔ ✔✔✔ ✔Educational Redevelopment Project _________2 _. 7 acres _ __1 _. 6 acres _ _1 _.6 acres The project also includes demolishing the existing gas station building and the existing former Burger King building, and reconfiguring the site (including subdividing and consolidating parcels) to accommodate the proposed redevelopment/expansion. Page 2 of 3 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 a. Will the proposed action result in a substantial increase in traffic above present levels? EAre public transportation services available at or near the site of the proposed action? FAre any pedestrian accommodations or bicycle routes available on or near WKHsite 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 ZDWHU: _________________________________________ _____________________________________________________________________________________________ NO YES 11. Will the proposed action connect to existing wastewater utilities? If No, describe method for providing wastewater treatment: ______________________________________ _____________________________________________________________________________________________ NO YES D'RHVWKHSURMHFWVLWHFRQWDLQRULVLWVXEVWDQWLDOO\FRQWLJXRXVWRDEXLOGLQJDUFKDHRORJLFDOVLWHRUGLVWULFW ZKLFKLVOLVWHGRQWKH1DWLRQDORU6WDWH5HJLVWHURI+LVWRULF3ODFHVRUWKDWKDVEHHQGHWHUPLQHGE\WKH &RPPLVVLRQHURIWKH1<62IILFHRI3DUNV5HFUHDWLRQDQG+LVWRULF3UHVHUYDWLRQWREHHOLJLEOHIRUOLVWLQJRQWKH 6WDWH5HJLVWHURI+LVWRULF3ODFHV" DUFKDHRORJLFDOVLWHVRQWKH1<6WDWH+LVWRULF3UHVHUYDWLRQ2IILFH6+32DUFKDHRORJLFDOVLWHLQYHQWRU\" NO YES D. 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? EWould 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 E,VWKHSURMHFWVLWHRUDQ\SRUWLRQRILWORFDWHGLQRUDGMDFHQWWRDQDUHDGHVLJQDWHGDVVHQVLWLYHIRU ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Area is served by TCAT Routes 17, 30, 51, 52, and 82 Please See Part 3 EEAF Mapper Summary Report Wednesday, November 23, 2022 9:13 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] Yes Part 1 / Question 13a [Wetlands or Other Regulated Waterbodies] No 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 Page 1 of 2 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? Agency Use Only [If applicable] Project: Mirabito Redevelopment 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?” July 18, 2023 4 4 4 4 4 4 4 4 4 4 4 4 PRINT FORM Page 2 of 2 For every question in Part 2 that was answered “moderate to large impact may occur”, or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact, please complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting, probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short- term, long-term and cumulative impacts. Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. _________________________________________________ _______________________________________________ Name of Lead Agency Date _________________________________________________ _______________________________________________ Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer _________________________________________________ _______________________________________________ Signature of Responsible Officer in Lead Agency Signature of Preparer (if different from Responsible Officer) Short Environmental Assessment Form Part 3 Determination of Significance Agency Use Only [If applicable] Project: Date: 4 PLEASE SEE ATTACHMENT Town of Ithaca Planning Board Greg Lindquist Chair Christine Balestra, Planner Mirabito Redevelopment Project July 18, 2023 PRINT FORM 1 Part 3 – Short Environmental Assessment Form – Attachment Evaluation of Magnitude and Importance of Project Impacts Proposed Mirabito Redevelopment Project – Planning Board, July 18, 2023 The proposed action involves site plan, special permit, and subdivision approval from the Town of Ithaca Planning Board for modifications to the existing Mirabito convenience store and gas station, located at 301 Pine Tree Road/CR120. The project is a redevelopment and an expansion of existing commercial uses within two commercial zones (Vehicle Fuel and Repair, and Community Commercial, respectively). The project site currently contains an existing gas station, a vacant building that formerly contained a Burger King restaurant, parking lots, access drives, stormwater management facilities, and landscaping. The gas station is located on one parcel and the former Burger King building is located on an adjacent parcel. The project requires reconfiguring the parcels via the subdivision and consolidation process to ensure that the gas station portion of the project is sited within the Vehicle Fuel and Repair Commercial Zone, and the attached Burger King restaurant is sited within the Community Commercial Zone. This project site has been highly disturbed by commercial development. The gas station use has been on the site since at least 1970 (the layout and the business names have changed several times over the years). The former Burger King fast-food restaurant underwent an extensive site plan, special permit, and environmental review process in 1999. Both uses included the submission of traffic impact studies and the evaluation of impacts to community character, traffic, aesthetic/visual, archaeological resources, hydrological/stormwater management facilities, utilities, and natural resources. Impact on Use and Intensity of Use of Land The project will involve an increase in the intensity of use of land. The redevelopment will include constructing one building (6,450+/- s.f.) that will contain the gas station and restaurant uses, rather than two separate buildings for each use (previous gas station – approx. 200+/- s.f., previous Burger King blg – approx. 2,800+/- s.f.). The project also includes a future car wash building at approximately 200+/- square feet in size. The inside of the new main building will contain a much larger convenience store element and a much smaller restaurant element (29 seats inside versus 70+ in the former Burger King building). The number of fuel pumps for the gas station will be the same, so there’s no increase in the gas station use. The new site layout will also contain four electric vehicle charging stations. The existing impervious surfaces will be modified to accommodate some changes to existing access points and parking areas, and there will be changes to existing stormwater management facilities. Impact on Erosion, Flooding, Drainage Despite the increase in building footprint, the project will only increase impervious surfaces by 0.21+/- acres (from 1.41 acres to 1.61 acres, according to the Stormwater Pollution Prevention Plan/SWPPP). This is because most of the proposed development is happening over existing impervious surfaces on a previously disturbed site. According to the SWPPP, “impervious area for the project site will consist of 2 the rooftop area for the new convenience store, attached restaurant, single-bay automatic car wash, proposed driveways, and associated parking and pedestrian facilities. Remaining disturbed areas will be utilized as a balance of green space, landscaping, and stormwater management areas.” The project proposes two bioretention filters and an underground stormwater detention chamber to control and treat runoff from the site. The Town of Ithaca Engineering Department has reviewed the proposed stormwater management facilities/SWPPP, and, per Town Code §228-10 Stormwater Management and Erosion and Sedimentation Control, has deemed it acceptable, provided that the items listed in the memo written by Daniel Thaete, Director of Engineering, and David O’Shea, Senior Civil Engineer, dated June 13, 2023, are addressed before the project returns to the Planning Board for final site plan approval. Impact on Traffic The application materials include a traffic report that analyzed traffic volumes at several site-specific intersections. The report also studied existing traffic volumes on Pine Tree Road and Ellis Hollow Road and compared those volumes with historic traffic volumes to determine if adjustments would be necessary to account for impacts from the Covid pandemic. The reviewers discovered that the 2023 evening peak hour traffic counts were consistent with 2019 (pre-pandemic) data, so no additional adjustments were made. There are several areas in the traffic report that reference “bypass” traffic. Bypass traffic includes vehicles that are drawn into the project site as they are passing through the area via Pine Tree and Ellis Hollow Roads. This is a standard assessment for uses that are typically found within commercial centers and along commercial strips; that is, gas stations and fast-food restaurants are not special destinations that generate a lot of traffic over long periods of time. They are specifically designed to capture existing traffic from roadways where people are traveling back and forth to work or school on a regular basis. Hence, the uses are considered “bypass” traffic. The Burger King traffic study that was completed in 1999 asserted that most traffic would be bypass traffic. The current study, similarly, asserts that more than half of the new traffic associated with the project (63 vehicle trips entering and exiting the site during the morning peak hour and 59 additional trips entering /55 additional trips exiting during the evening peak hour) will also be bypass traffic. The report also asserts that a portion of the traffic will be internal to the site. That is, people will stop at the Burger King or use the car wash after getting gas or stopping at the convenience store. Since half of the trips will be drawn from existing traffic, the project is expected to only generate 27-32 new peak hour vehicle trips per day. According to the NYS DEC SEQR Workbook, “a project generating fewer than 100 peak hour vehicle trips per day will not result in significant increases in traffic.” Additionally, planning staff has researched town files but has not found any public complaints related to increased traffic associated with the 1999 Burger King project since its approval. This supports the assertion that the existing uses are not creating significant traffic impacts. This, and the small amount of traffic increase expected for the expanded use, will not cause significant adverse impacts on the existing 3 roadway system or on pedestrians and others utilizing alternative modes of transportation to and from the project site. East Hill Plaza is well served by public transit, and there is an established system of sidewalks and walkways in this area. The proposal includes new walkway connections and crosswalk improvements that will enhance pedestrian connectivity, although it is acknowledged that the predominant clientele will still travel in vehicles. Of note, the applicant team added a mid-block crosswalk along Pine Tree Road that does not connect to a sidewalk on the west side of Pine Tree Road. This crosswalk should be removed, as having a crosswalk with no connections is considered a traffic hazard. There is an existing crosswalk further north on Pine Tree Road that serves as a connection between the commercial developments on either side of the road. Pine Tree Road is a county road (CR 120), so its maintenance and improvement is under the jurisdiction of the Tompkins County Highway Department. It is understood from recent staff communication with the County Highway Department that the Department plans to fix and enhance that crosswalk in the future. In terms of internal site circulation, the parking and traffic flow is expected to be smooth in most areas. The site is designed to accommodate all proposed uses, and the proposed drive lanes and parking spaces are sized and designed appropriately. However, the proposed parking along the drive-thru lane should be considered for modification, due to potential traffic hazards. The fast-food drive-thru now contains two rows of parking on either side of the drive-thru lane (the sketch plan did not include parking along the lane). The addition of a few parking spaces on the west side of the lane makes sense for those who want to stop and check their drive-thru order before leaving. But those parking on either side run the risk of backing out into traffic as drivers turn into the drive-thru from the Ellis Hollow Road plaza entrance. This type of traffic hazard can be mitigated by removing some of the parking spaces along the drive-thru, especially the spaces that are closest to the plaza entrance from Ellis Hollow Road. Removing the row of parking along the east side of the drive-thru lane and landscaping that area is another potential mitigation that could be considered. Impact on Energy use The project is required to comply with the Town of Ithaca Energy Code Supplement. The application materials indicate that the project will follow the Prescriptive Compliance Path/Easy Path to meet the town’s sustainability goals and energy efficiency requirements for commercial developments. The proposal is expected to earn points from some of the following improvements (not an exhaustive list): heat pumps for space heating and service water heating, right-lighting, walkability, modest window-to- wall ratio, electric vehicle charging stations, custom energy improvements, efficient building shape, building envelope, mechanical systems, and other items in the Supplement. The project will also meet NY Stretch Code requirements. More specific information, including calculations, will be part of the building permit process for the project. 4 Impact on Community Character, Historic, Archaeological, Architectural and Aesthetic Resources This project is a commercial use located within, and surrounded by, other existing commercial uses, in the largest commercial zone in the Town of Ithaca. To that end, there will be no change to the existing character of the community or neighborhood associated with the project. The project site and the area surrounding it have a long planning and development history. In 1968, the Town of Ithaca Town Board rezoned the properties that encompass East Hill Plaza from R-30 Residential Zone (currently Low Density Residential Zone) to Business C and D Zones (currently Vehicle Fuel and Repair Zone and Community Commercial Zone). The objective was to concentrate commercial development into clustered areas of the town instead of promoting strip commercial development, as is found along the Elmira Road corridor in the City of Ithaca and in many other places. The East Hill Plaza area was identified in the Town’s 1993 Comprehensive Plan as the largest of the commercial clusters in the town. The Town’s 2014 Comprehensive Plan further clarified and identified this area as “TND High Density” (Traditional Neighborhood Design), which envisions a redeveloped East Hill Plaza into a dense, pedestrian friendly area, with human scale design, an interconnected street network, and other features that foster a sense of community. The proposed Mirabito redevelopment project embodies the beginning elements of a future TND for the East Hill Plaza area. The proposed building is human-scale, and the redeveloped site makes logical pedestrian connections to areas within and surrounding the site. The project includes architectural and landscaping details that improve the aesthetics of the plaza, which currently consists of 1970’s utilitarian architecture and a very large surface parking lot. Combining the gas station and restaurant uses with a shared access and common site features is an aesthetic improvement over the previous site design. Potential impacts on community character and aesthetics can be mitigated by adding more landscaping along the frontages of the project site (including planting larger caliper trees than proposed), and requiring all outdoor illumination to be 3000k maximum LED color temperature, provided that it does not result in more light poles, canopy lights, or wall packs (the lighting specification sheets provided in the application packet indicate than all lighting could be 3000k, 4000k, or 5000k). Regarding Part 1, question 12b: The entire site has been previously disturbed, so if any archaeological resources had existed on the site, they would have been discovered by the prior disturbance. Impact on Existing Public Utilities The project site is currently served by municipal water and sewer facilities. The Town Engineering Department has identified that there are numerous sections of sewer infrastructure along the main that serves the site that are at capacity (water service is adequate but sewer service is not). This means that the proposed car wash cannot be accommodated at this time, given the deficiencies in the town’s system. All other elements of the car wash have been addressed in the items above, so the sewer capacity is the only potential environmental impact related to public utilities. There are no significant Pg. 1 PROPOSED RESOLUTION: Preliminary Site Plan/Subdivision, Special Permit Mirabito Redevelopment Project 301 Pine Tree Road Tax Parcel No.’s 62.-2-1.121, 62.-2-1.13, 62.-2-1.22 Town of Ithaca Planning Board, July 18, 2023 WHEREAS: 1. This action is consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito Convenience store with gasoline sales, including fuel canopy and car wash, located at 301 Pine Tree Road. The project involves demolishing the existing building and re-developing the site with a new 6,600+/- square foot Mirabito Convenience store with gasoline sales, including fuel canopy and car wash, along with an adjoining fast-food restaurant with drive-thru. Cornell University, Owner; Mirabito Energy Products – Brett Hughes, Applicant/Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in the environmental review with respect to the project, has, on July 18, 2023, made a negative determination of environmental significance, after reviewing and accepting as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Town Planning staff; 3. The Planning Board, on July 18, 2023, has reviewed and accepted as adequate: a binder of materials titled “Site Plan Review Materials For Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca, NY, 14850,” including set of drawings titled “Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca, NY, 14850, Town of Ithaca, Tompkins County, New York,” with sheets C-0, C-1, C-2, C-2.1, C-3 through C-8, and C9 through C14, prepared by Napierala Consulting, dated 05 May, 2023 and revised 6/24/2023; architectural plans titled “Mirabito Energy Products, Town of Ithaca, Tompkins County, NY,” with sheets A1.0, A2.0, and A2.1, prepared by Griffiths Engineering, dated 06-25-2023; a subdivision plat titled “Subdivision Map, For Cornell University Located At, No. 1010 Ellis Hollow Road and No. 301 Pine Tree Road, Town of Ithaca, Tompkins County, New York,” prepared by T.G. Miller P.C., dated 4/17/2023 and revised 6/15/2023; and other application materials; NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270-200, Subsections A – H, of the Town of Ithaca Code, have been met, specifically that: A. The project will be suitable for the property on which it is proposed, considering the property’s size, location, and physical site characteristics.  The project involves a subdivision and consolidation of adjacent parcels to accommodate the size necessary for the proposed commercial use expansion. The property is located in a commercial zone, and its physical site characteristics are appropriate for the proposed project. B. The proposed structure design and site layout are compatible with the surrounding area.  The proposed structure designs are much more compatible than the 1970’s architecture that dominates the East Hill Plaza area. The proposal includes modern architectural designs that match some of the other nearby commercial uses. The site layout has been specifically structured to be Pg. 2 compatible with the Traditional Neighborhood Development goals in the Comprehensive Plan. C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the zone.  The proposed use will be the same as the existing use – gas station, convenience store, and restaurant. Operations in connection with the use will be similar to existing. All outdoor illumination is required to comply with the Town Outdoor Lighting Law in terms of Dark-Sky compliancy, glare, angle of lighting, and light spillage. D. Community infrastructure and services, such as police, fire and other protective services, roadways, schools, and water and sewer facilities are currently, or will be, of adequate capacity to accommodate the proposed use.  All community infrastructure and services are of adequate capacity to accommodate the use, except for sewer facilities. The town will be upgrading sewer capacity in the area in 2025 and the proposed car wash cannot be constructed until there is sufficient capacity. This is reflected in the conditions of approval below. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles.  With one exception, the project has been carefully designed for safe vehicular, bicycle, pedestrian access, traffic circulation, and parking and loading facilities. All accessways have been safely designed for emergency vehicles. The proposed parking spaces located within the drive-thru lane will be reduced or modified to reduce potential traffic hazards. G. The project includes sufficient landscaping and/or other forms of buffering to protect surrounding land uses. Existing vegetation is preserved to the extent possible.  There is minimal tree and vegetation loss associated with the project. The project includes some landscaping. The applicant will be required to revise plans to increase the landscaping and the size of proposed trees before consideration of final site plan approval. 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: That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval and Preliminary Subdivision Approval for the proposed Mirabito Convenience store/Mirabito Redevelopment Project, as shown on the submitted plans referenced in Whereas number 3 above, with the following conditions to be met: Prior to Final Site Plan Approval a. Submission to, and review and approval by, the Town Engineering Department, of all the items related to SWPPP that are noted on the memo written to the applicant by David O’Shea, Senior Civil Engineer, and Daniel Thaete, Director of Engineering, dated June 13, 2023; Pg. 3 b. Submission of revised plans that show: i) Removal of the proposed crosswalk on Pine Tree Road, ii) Addition of a bicycle rack in front of the proposed building, iii) Plans, drawings, and/or visualizations showing all proposed exterior mechanicals and associated equipment, including heat pumps, ventilation, etc., and including appropriate screening, iv) Removal of ____parking spaces within the drive-thru lane (PB to decide specifics) v) Additional trees, shrubs, and landscaping along the project frontages, outside of the Tompkins County Highway rights-of-way – all trees should be at least 3” caliper at time of planting, vi) Removal of any landscaping located within the Town of Ithaca utility easements, vii) Submission of colored and keyed building elevations of all facades with building materials samples sheet, viii) Revision of the lighting plan to show that all Outdoor Lighting will be 3000k LED color temperature; c. Submission of a construction staging plan for the project, along with a truck hauling plan that shows the proposed truck routes for any materials entering or exiting the project site pre-construction and during construction; d. Submission of all site details including (but not limited to) exterior furnishings, patio furnishings, dumpster enclosures, walls, railings, bollards, and paving materials; Prior to Issuance of a Building Permit: e. Submission for signing by the Planning Board Chair of an original and three dark lined prints of the approved final subdivision map, prior to filing with the Tompkins County Clerk’s Office; and submission of a copy of the receipt of filing to the Planning Department; f. Within six months of this approval, consolidation of Parcels 1-A, 1-B, and 1-C on the approved subdivision plat, and submission to the Town Planning Department of a copy of the completed Tompkins County Consolidated Request form; g. Approval by the Town Board, full execution and filing of any water easements granted from Cornell University to the Town of Ithaca for the maintenance and access to the water infrastructure; such easement(s) shall be satisfactory to the Attorney for the Town and the Town of Ithaca Public Works Department; h. Submission of a copy of any required highway work permits from the Tompkins County Highway Department; i. The proposed car wash shall not be constructed until adequate Town of Ithaca sewer upgrades/improvements are completed within the sewer shed. 5 adverse environmental impacts associated with the car wash that would necessitate a positive declaration of environmental significance and initiation of an environmental impact statement process. The Engineering Department has indicated that the town has a capital improvement project scheduled for 2025 that will increase the sewer capacity of the area. The car wash is therefore being included in this environmental review in anticipation of future sewer system upgrades. One proposed mitigation could be including a condition of approval that requires the sewer upgrades before the car wash can be constructed. There are no steep slopes, streams, wetlands, waterbodies, endangered or threatened species, Unique Natural Areas, forested areas, or other environmentally sensitive resources on or immediately adjacent to the project site. Project impacts are expected to be small, given the above analysis and the implementation of proposed mitigations that have been identified. PROJECT LOCATION MAPC-0SITE LOCATION MAPNAMEAPPROVED BY OWNERDATENAPIERALA CONSULTING PROFESSIONAL ENGINEER, P.C.COPYRIGHT C 2023NO.REVISION/ISSUEDATESHEETPROJECT NO.DATE20-189005 MAY 2023SHEET TITLE:TITLE SHEETIT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESSACTING UNDER THE DIRECTION OF A LICENSEDARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ONTHIS DOCUMENT IN ANY WAY.ANY LICENSEE WHO ALTERS THIS DOCUMENT ISREQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THENOTATION "ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTION OF THEALTERATIONS.MIRABITO ENERGY PRODUCTS301 PINE TREE ROADTOWN OF ITHACATOMPKINS COUNTY, NYMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:SHEET INDEX:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGPREPARED FOR:PROJECTLOCATIONTITLE SHEETC-0GENERAL NOTESC-1PROPERTY SURVEY (BY OTHERS)C-2SITE PREPARATION / DEMOLITION PLANC-2.1LAYOUT PLAN C-3GRADING PLANC-4EROSION AND SEDIMENT CONTROL PLANC-5UTILITY PLANC-6LANDSCAPING PLANC-7LIGHTING PLANC-8SITE DETAILSC-9 THRU C-14SIGN PLANC-15PROJECTLOCATIONPROPOSED MIRABITOREDEVELOPMENT PROJECT301 PINE TREE ROADITHACA, NY 14850TOWN OF ITHACATOMPKINS COUNTYNEW YORK STATEAERIAL MAPPROJECTLOCATIONPO BOX 530649 COURT STREETBINGHAMTON,NY 13901PINE TREE ROADMIRABITO ENERGY PRODUCTSELLIS HOLLOW ROADPRELIMINARYFOR PLANNING REVIEW ONLY1REVISED PER TOWN ENGINEERING / COUNTY COMMENTS06/02/20232REVISED PER OWNER COMMENTS06/14/2023 PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 N A P I E R A L A C O N S U L T I N G PROFESSIONAL ENGINEER, P.C. SITE DESIGN ENGINEERING IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. NAPIERALA CONSULTING PROFESSIONAL ENGINEER, PC REVISIONS PER OWNER COMMENTS 6/14/20232 MIRABITO ENERGY TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 GENERAL NOTES 20-1890 05 MAY 2023 AS SHOWN C-1 PRELIM INARYFOR PLANN ING REV IEW ONLYGRADING NOTESLEGENDGENERAL NOTESUTILITY NOTESLANDSCAPING NOTESEVREVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 N A P I E R A L A C O N S U L T I N G PROFESSIONAL ENGINEER, P.C. SITE DESIGN ENGINEERING IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. NAPIERALA CONSULTING PROFESSIONAL ENGINEER, PC REVISIONS PER OWNER COMMENTS 6/14/20232 MIRABITO ENERGY TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 PROPERTY SURVEY 20-1890 05 MAY 2023 AS SHOWN C-2 PRELIM INARYFOR PLANN ING REV IEW ONLY REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 ■■■■■■■■■■■ ■ ■ ■ ■ ■ ■ ■■■■■■■■■■■■PROJECT NO.DATESCALESHEETMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:COPYRIGHT C 2023NO.REVISION/ISSUESHEET TITLE:DATEPREPARED FOR:PROJECT TITLE:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED ARCHITECT,PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TOALTER ANY ITEM ON THIS DOCUMENT INANY WAY.ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTIONOF THE ALTERATIONS.NAPIERALA CONSULTINGPROFESSIONAL ENGINEER, PCREVISIONS PER OWNER COMMENTS6/14/20232MIRABITO ENERGYTOWN OF ITHACATOMPKINS COUNTY, NYMIRABITO ENERGY PRODUCTSTHE METRO CENTER - 49 COURT STREETP.O. BOX 5306BINGHAMTON, NY 13902SITE PREPARATION ANDDEMOLITION PLAN20-189005 MAY 20231" = 20'C-2.1PRE LI MI N A R Y FOR P L A N NI N G REVI E W O N L Y LEGEND ■REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS6/02/20231 nnnnn n n n n n nnnnnnnnnnnnnnnnnEVEVEVEVPROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 N A P I E R A L A C O N S U L T I N G PROFESSIONAL ENGINEER, P.C. SITE DESIGN ENGINEERING IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. NAPIERALA CONSULTING PROFESSIONAL ENGINEER, PC REVISIONS PER OWNER COMMENTS 6/14/20232 MIRABITO ENERGY TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 LAYOUT PLAN 20-1890 05 MAY 2023 1" = 20' C-3 PRELIM INARYFOR PLANN ING REV IEW ONLY REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 nnnnn n n n n n nnnnnnnnnnnnnnnnnEVEVEVEVPROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 N A P I E R A L A C O N S U L T I N G PROFESSIONAL ENGINEER, P.C. SITE DESIGN ENGINEERING IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. NAPIERALA CONSULTING PROFESSIONAL ENGINEER, PC REVISIONS PER OWNER COMMENTS 6/14/20232 MIRABITO ENERGY TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 GRADING PLAN 20-1890 05 MAY 2023 1" = 20' C-4 PRELIM INARYFOR PLANN ING REV IEW ONLYNORTHERLY ELLIS HOLLOW ROADSTORMWATER UTILITY CONNECTION OVERALL GRADING LAYOUTREVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 nn n n nnnnnnnnnnnnnn n n n n n n n n n EV■■■■■■■■■■■ ■ ■ ■ ■ ■ ■ ■■■■■■■■■■EV EV EV ■■■■■■■■■■■■■■PROJECT NO.DATESCALESHEETMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:COPYRIGHT C 2023NO.REVISION/ISSUESHEET TITLE:DATEPREPARED FOR:PROJECT TITLE:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED ARCHITECT,PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TOALTER ANY ITEM ON THIS DOCUMENT INANY WAY.ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTIONOF THE ALTERATIONS.NAPIERALA CONSULTINGPROFESSIONAL ENGINEER, PCREVISIONS PER OWNER COMMENTS6/14/20232MIRABITO ENERGYTOWN OF ITHACATOMPKINS COUNTY, NYMIRABITO ENERGY PRODUCTSTHE METRO CENTER - 49 COURT STREETP.O. BOX 5306BINGHAMTON, NY 13902EROSION AND SEDIMENTCONTROL PLAN20-189005 MAY 20231" = 20'C-5PRE LI MI N A R Y FOR P L A N NI N G REVI E W O N L Y REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS6/02/20231 nn n n nnnnnnnnnnnnnn n n n n n n n n n EV EV EV EV PROJECT NO.DATESCALESHEETMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:COPYRIGHT C 2023NO.REVISION/ISSUESHEET TITLE:DATEPREPARED FOR:PROJECT TITLE:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED ARCHITECT,PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TOALTER ANY ITEM ON THIS DOCUMENT INANY WAY.ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTIONOF THE ALTERATIONS.NAPIERALA CONSULTINGPROFESSIONAL ENGINEER, PCREVISIONS PER OWNER COMMENTS6/14/20232MIRABITO ENERGYTOWN OF ITHACATOMPKINS COUNTY, NYMIRABITO ENERGY PRODUCTSTHE METRO CENTER - 49 COURT STREETP.O. BOX 5306BINGHAMTON, NY 13902UTILITY PLAN20-189005 MAY 20231" = 20'C-6PRE LI MI N A R Y FOR P L A N NI N G REVI E W O N L Y NORTHERLY ELLIS HOLLOW ROAD STORMWATER UTILITY CONNECTION OVERALL UTILITY LAYOUT REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS6/02/20231 nn n n nnnnnnnnnnnnnn n n n n n n n n n EV EV EV EV PROJECT NO.DATESCALESHEETMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:COPYRIGHT C 2023NO.REVISION/ISSUESHEET TITLE:DATEPREPARED FOR:PROJECT TITLE:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED ARCHITECT,PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TOALTER ANY ITEM ON THIS DOCUMENT INANY WAY.ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTIONOF THE ALTERATIONS.NAPIERALA CONSULTINGPROFESSIONAL ENGINEER, PCREVISIONS PER OWNER COMMENTS6/14/20232MIRABITO ENERGYTOWN OF ITHACATOMPKINS COUNTY, NYMIRABITO ENERGY PRODUCTSTHE METRO CENTER - 49 COURT STREETP.O. BOX 5306BINGHAMTON, NY 13902LANDSCAPING PLAN20-189005 MAY 20231" = 20'C-7PRE LI MI N A R Y FOR P L A N NI N G REVI E W O N L Y REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS6/02/20231 nn n n nnnnnnnnnnnnnn n n n n n n n n n EV 0.3 0.2 0.2 0.6 0.8 0.9 1.0 0.9 0.8 0.6 0.2 0.4 0.8 1.3 2.1 3.0 3.6 3.1 2.1 1.4 0.1 0.1 0.2 0.4 0.7 1.2 2.1 3.6 6.5 8.9 7.2 4.2 2.3 1.3 0.1 0.1 0.1 0.2 0.3 0.5 0.8 1.0 1.5 2.4 4.1 7.0 9.5 7.9 4.9 2.9 1.7 1.0 0.1 0.2 0.2 0.2 0.3 0.7 1.2 1.6 1.5 1.6 2.3 3.5 5.2 6.4 5.6 4.1 2.8 1.8 1.2 0.9 0.1 0.2 0.2 0.2 0.2 0.4 1.0 2.3 3.6 2.8 1.8 2.0 2.8 3.7 4.1 3.8 3.1 2.5 1.9 1.5 1.1 0.2 0.4 0.6 0.5 0.3 0.2 0.1 0.3 1.1 3.7 8.5 5.0 1.1 1.9 2.4 2.7 2.6 2.5 2.5 2.4 2.2 1.9 1.6 1.3 0.3 0.6 1.1 1.4 1.0 0.5 0.2 0.1 0.2 0.6 3.7 3.3 2.5 2.0 1.9 2.2 2.6 2.9 2.8 2.4 1.9 0.4 0.9 2.1 3.4 2.4 0.8 0.2 0.0 9.1 5.3 2.7 2.0 1.9 2.5 3.4 4.5 4.7 3.9 2.8 0.1 0.3 0.9 3.2 8.2 5.3 4.2 2.2 1.8 2.1 3.0 4.8 7.0 7.8 6.3 4.1 2.4 0.2 0.3 0.4 1.6 1.8 1.7 2.2 3.4 5.8 8.8 10.0 8.0 4.9 2.7 0.4 0.6 0.8 9.2 3.9 1.8 1.6 2.1 3.3 5.5 8.2 9.2 7.4 4.5 2.6 1.5 0.3 0.7 1.6 4.2 9.1 7.0 5.1 5.0 3.0 1.7 1.6 2.0 2.8 4.1 5.6 6.2 5.2 3.5 2.1 1.3 0.4 1.0 2.5 6.4 7.7 2.9 2.7 4.5 4.2 3.0 2.6 2.0 1.5 1.4 1.7 2.1 2.7 3.3 3.6 3.2 2.4 1.6 1.1 0.2 0.8 1.8 3.1 3.0 1.6 4.9 5.6 2.8 2.0 2.3 2.4 2.1 1.7 1.3 1.2 1.2 1.4 1.7 1.9 2.1 2.2 2.0 1.6 1.2 0.9 0.6 0.1 0.2 0.6 0.9 1.1 0.8 8.9 6.0 2.0 1.4 2.2 2.6 2.1 1.8 1.8 1.8 1.6 1.3 1.1 1.1 1.2 1.3 1.4 1.5 1.5 1.5 1.3 1.1 0.8 0.6 0.5 0.1 0.2 0.3 0.5 0.8 2.2 4.1 3.6 1.9 1.4 1.5 1.8 1.8 1.7 1.9 2.2 2.4 1.9 1.5 1.4 1.4 1.4 1.4 1.3 1.2 1.1 0.9 0.7 0.6 0.4 0.3 0.1 0.2 0.4 0.5 0.7 1.2 1.9 2.0 1.6 1.5 1.5 1.8 2.0 2.5 3.5 4.7 6.0 4.3 2.5 1.9 1.8 1.7 1.5 1.3 1.2 0.9 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.3 0.4 0.5 0.6 0.7 0.9 1.3 1.5 1.5 1.7 2.1 3.1 3.8 5.1 8.4 9.3 11.8 7.5 3.5 2.7 2.6 2.3 1.9 1.5 1.2 0.9 0.6 0.4 0.3 0.2 0.2 0.1 0.3 0.6 0.8 1.0 1.0 1.0 1.1 1.4 2.0 2.6 3.5 4.3 7.3 8.4 7.6 11.6 10.0 8.6 5.8 4.2 4.2 4.1 3.5 2.7 1.9 1.4 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.6 1.2 1.8 1.9 1.7 1.5 1.6 2.6 4.4 6.1 9.0 7.6 9.9 9.9 5.9 6.0 5.1 4.4 4.2 4.9 6.5 6.9 5.6 3.8 2.4 1.6 1.0 0.6 0.4 0.3 0.2 0.1 0.1 0.4 1.1 2.6 3.8 3.5 2.7 2.0 2.2 4.6 10.7 10.0 11.6 7.9 5.1 4.4 3.2 2.8 2.7 2.9 3.8 5.9 8.6 9.6 7.7 4.8 2.8 1.7 1.1 0.7 0.4 0.3 0.2 0.1 0.1 0.7 2.2 5.7 7.1 5.5 3.5 2.5 2.3 4.3 9.0 7.3 5.3 3.6 2.4 1.9 1.6 1.6 1.8 2.4 3.6 5.9 8.8 9.8 7.8 4.7 2.7 1.6 1.0 0.7 0.4 0.3 0.2 0.1 0.1 1.1 3.6 8.6 9.5 6.4 3.8 2.4 1.8 2.2 2.9 2.8 2.1 1.5 1.1 1.0 1.0 1.1 1.4 2.0 3.0 4.6 6.4 7.3 5.9 3.8 2.3 1.4 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.5 1.4 3.9 6.9 7.5 5.4 3.4 2.0 1.2 1.0 1.1 1.0 0.9 0.7 0.6 0.6 0.7 0.8 1.1 1.5 2.1 3.0 3.8 4.2 3.7 2.6 1.8 1.2 0.8 0.6 0.4 0.3 0.2 0.1 0.1 0.5 1.3 2.8 4.2 4.5 3.7 2.4 1.3 0.7 0.6 0.5 0.5 0.5 0.4 0.4 0.4 0.5 0.6 0.8 1.1 1.5 1.8 2.2 2.4 2.2 1.7 1.3 0.9 0.7 0.5 0.4 0.3 0.5 1.0 1.8 2.4 2.6 2.2 1.5 0.8 0.5 0.3 0.3 0.3 0.2 0.3 0.6 1.0 1.4 1.5 EV EV EV PROJECT NO.DATESCALESHEETMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:COPYRIGHT C 2023NO.REVISION/ISSUESHEET TITLE:DATEPREPARED FOR:PROJECT TITLE:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED ARCHITECT,PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TOALTER ANY ITEM ON THIS DOCUMENT INANY WAY.ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTIONOF THE ALTERATIONS.NAPIERALA CONSULTINGPROFESSIONAL ENGINEER, PCREVISIONS PER OWNER COMMENTS6/14/20232MIRABITO ENERGYTOWN OF ITHACATOMPKINS COUNTY, NYMIRABITO ENERGY PRODUCTSTHE METRO CENTER - 49 COURT STREETP.O. BOX 5306BINGHAMTON, NY 13902LIGHTING PLAN20-189005 MAY 20231" = 20'C-8PRE LI MI N A R Y FOR P L A N NI N G REVI E W O N L Y REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS6/02/20231 INTEGRAL CURB AND SIDEWALKSIDEWALKACCESSIBLE PARKING SIGNSCONCRETE PIPE BOLLARDLIGHT POLE BASELIGHT POLE ELEVATIONEDGE OF PAVEMENT WITHOUT CURBINGACCESSIBLE PARKING PAVEMENT MARKING BREAK-AWAY SIGN POSTNOPARKINGANYTIMETIMBER GUIDE RAILCONCRETE CURBSTANDARD/HEAVY DUTY PAVEMENT SECTIONHEAVY DUTYSTANDARD DUTYPROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 6/14/20232 MIRABITO ENERGY TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-9 PRELIM INARYFOR CONCEPT REV IEW ONLY REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 DUMPSTER PAD AND ENCLOSURETYPICAL SEWER AND DRAIN TRENCHTYPICAL SEWER CLEANOUTCAST IRON VENT AND TRAP1000 GALLON GREASE TRAPPROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 6/14/20232 MIRABITO ENERGY TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-10 PRELIM INARYFOR CONCEPT REV IEW ONLYROOF LEADER SYSTEMTYPICAL LATERAL CONNECTIONTYPICAL WATER AND SEWER SEPARATIONSTORMWATER CLEANOUTREVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 6/14/20232 MIRABITO ENERGY TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-11 PRELIM INARYFOR CONCEPT REV IEW ONLYBIORETENTION FILTER CROSS SECTIONSBIORETENTION FILTER SPECIESTREE PLANTING DETAILSHRUB PLANTING CATCH BASINBIORETENTION FILTER SPECIESSHRUBSHERBACEOUS PLANTSTREESSHRUBSHERBACEOUS PLANTSTREESSTORMWATER STRUCTURE OS-3REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 6/14/20232 MIRABITO ENERGY TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-12 PRELIM INARYFOR CONCEPT REV IEW ONLYSTORMTECH SC-740 CHAMBER CROSS SECTION, TYP.STORMTECH SC-740 MANIFOLD DETAIL, TYP.STORMTECH SC-740 UNDERGROUND STORAGE PRE-TREATMENT ROW, TYP.ISOLATOR ROW INSPECTION PORT, TYP.INLET CONTROL STRUCTURE MH-1OUTLET CONTROL STRUCTURE MH-2··”·FINAL FILL: INITIAL FILL: ¹¹EMBEDMENT STONE: ¹FOUNDATION STONE:¹DCBASTORMTECH SC-740 CHAMBER FILL MATERIAL SPECIFICATIONS, TYP.REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 6/14/20232 MIRABITO ENERGY TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-13 PRELIM INARYFOR CONCEPT REV IEW ONLYDUCTILE IRONDO NOT POLLUTE DRAINS TO WATERWAYSNYLOPLASTADS PART NUMBER 1299CGPAPPROX. DRAIN AREA = 50.60 SQ INAPPROX. WEIGHT WITH FRAME = 35.04 LBSHINGED GRATEFOR EASY ACCESSNYLOPLAST PEDESTRIAN GRATE3130 VERONA AVEBUFORD, GA 30518PHN (770) 932-2443FAX (770) 932-2490www.nyloplast-us.com®NYLOPLAST 15" DRAIN BASIN WITH DOME AND SOLID COVERAADDUCTILEIRONRAI NST O W A T E RW A Y SNYLOPLAST D O NOTPOLLUTESECTION A-ANYLOPLAST DOME GRATEADS PART NUMBER 1599CGDAPPROX. DRAIN AREA = 122.07 SQ INAPPROX. WEIGHT WITH FRAME = 26.50 LBSREVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 6/14/20232 MIRABITO ENERGY TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-14 PRELIM INARYFOR CONCEPT REV IEW ONLYCONSTRUCTION ENTRANCECONCRETE WASHOUT AREAINLET PROTECTION - VARIATIONSSILT FENCEEROSION CONTROL NOTESCONSTRUCTION FENCE REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 1.THE G.C. SHALL INVESTIGATE JOB SITE TO COMPARE CONTRACT DOCUMENTS AND EXISTING CONDITIONS. INCLUDE COST FOR ALL WORK DESCRIBED IN CONTRACT DOCUMENTS AND REQUIRED OR IMPLIED BY EXISTING CONDITIONS. NOTIFY ARCHITECT OF ANY CONFLICTS BETWEEN EXISTING CONDITIONS AND NEW WORK, OMISSIONS OR CONFLICTS IN THE DRAWINGS AND ANY RESTRICTIONS RELATED TO THE EXECUTION OF THE WORK. 2.THE G.C. SHALL ISSUE COMPLETE SETS OF THE CONTRACT DOCUMENTS TO EACH OF THE SUBCONTRACTORS FOR COORDINATION OF THEIR WORK AND DESCRIPTION OF SCOPE. COORDINATE ALL DEMOLITION AND CONSTRUCTION WITH OTHER TRADES. 3.THE G.C. SHALL PROVIDE, AND PAY FOR ALL MATERIALS, LABOR, EQUIPMENT, TOOLS, CONSTRUCTION EQUIPMENT, WAREHOUSING, TRANSPORTATION AND DELIVERY COSTS. HOISTING, REMOVAL OF TRASH AND DEBRIS, AND OTHER FACILITIES AND SERVICES NECESSARY FOR THE EXECUTION AND COMPLETION OF THE WORK. 4.ALL WORK SHALL BE PERFORMED BY THE GENERAL CONTRACTOR UNLESS OTHERWISE NOTED. ALL REFERENCES TO THE "CONTRACTOR" INCLUDE THE GENERAL CONTRACTOR AND THE SUBCONTRACTORS. 5.THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR, AND HAVE CONTROL OVER, ALL CONSTRUCTION MEANS, TECHNIQUES, SEQUENCES AND PROCEDURES AND FOR COORDINATING ALL PORTIONS OF THE WORK REQUIRED BY THE CONTRACT DOCUMENTS. 6.THE ARCHITECT/ENGINEER IS NOT RESPONSIBLE FOR ERRORS, OMISSIONS OR DELAYS BY THE CONTRACTOR. 7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ACTS AND OMISSIONS OF THE CONTRACTOR'S EMPLOYEES, SUBCONTRACTORS AND THEIR AGENTS AND EMPLOYEES, AND ANY OTHER PERSONS PERFORMING ANY OF THE WORK UNDER A CONTRACT WITH A CONTRACTOR. 8.OTHER CONTRACTORS AND THEIR SUBCONTRACTORS MAY BE WORKING ON THE PREMISES SIMULTANEOUS WITH THE DURATION OF THIS CONTRACT. NO ACTION SHALL BE TAKEN ON THE PART OF THIS CONTRACTOR OR ANY SUBCONTRACTOR TO IMPEDE THE ACCESS OR OPERATION OF ANY OTHER CONTRACTOR ON THE PREMISES, UNION OR NON-UNION. 9.THE GC SHALL PROCURE MATERIALS SO AS NOT TO DELAY SUBSTANTIAL COMPLETION. NOTIFY ARCHITECT WITHIN 5 DAYS OF EXECUTION OF CONTRACT OF ANY MATERIAL DELIVERY WHICH COULD DELAY COMPLETION OF CONTRACT. 10.THE G.C. SHALL COORDINATE SCHEDULING, PROVISIONS FOR INSTALLATION, LOCATIONS AND THE ACTUAL INSTALLATION OF ITEMS FURNISHED BY OWNER OR BY OTHERS. 11.WORK WITH ALL TRADES ON THE PROJECT NOT UNDER CONTRACT TO THE CONTRACTOR (I.E.: TELEPHONE, COMPUTER INSTALLERS, ETC.). ANY CHANGES OR DELAYS ARISING FROM CONFLICTS BETWEEN SUCH TRADES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. 12.THE G.C. SHALL VERIFY ALL DIMENSIONS IN THE FIELD. CONTRACT DRAWINGS ARE NOT INTENDED TO REPRESENT EXACT DIMENSIONS. FIELD VERIFICATION OF THE DIMENSIONS IS THE RESPONSIBILITY OF THIS CONTRACTOR FOR ALL PHASES INCLUDING BIDDING, FABRICATION, COORDINATION AND CONSTRUCTION. 13.DO NOT SCALE DRAWINGS. DIMENSIONS GOVERN. LARGE SCALE DETAILS GOVERN OVER SMALL SCALE DETAILS. 14.CHANGES IN DRAWINGS OR ACTUAL WORK SHALL BE ISSUED BY THE ARCHITECT. 15.PERFORM ALL WORK AND INSTALL MATERIALS IN STRICT ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS AND INSTRUCTIONS AND IN A MANNER CONSISTENT WITH INDUSTRY STANDARD OF WORKMANSHIP. 16.THE G.C. SHALL EXAMINE ALL SURFACES TO DETERMINE THAT THEY ARE SOUND, DRY, CLEAN AND READY TO RECEIVE FINISHES PRIOR TO INSTALLATION. START OF INSTALLATION SHALL IMPLY ACCEPTANCE OF SUBSTRATE AND SHALL NOT BE GROUNDS FOR CLAIMS AGAINST IMPROPER PERFORMANCE OF INSTALLED MATERIALS. ADVISE ARCHITECT OF ANY EXISTING CONSTRUCTION NOT LEVEL, SMOOTH AND PLUMB WITHIN INDUSTRY STANDARDS PRIOR TO START OF CONSTRUCTION. 17.WORK DAMAGED DURING CONSTRUCTION OR NOT CONFORMING TO SPECIFIED STANDARDS. TOLERANCES OR MANUFACTURER'S INSTRUCTIONS FOR INSTALLATION SHALL BE REPLACED, BY THE CONTRACTOR, AT NO ADDITIONAL CHARGE TO THE OWNER. 18.THE G.C.SHALL MAINTAIN ALL EXITS, EXIT LIGHTING, FIRE PROTECTION DEVICES AND LIFE SAFETY SYSTEMS IN WORKING ORDER. 19.THE G.C. SHALL PROVIDE A WARRANTY TO THE OWNER THAT ALL MATERIALS, AND EQUIP. FURNISHED AND INSTALLED UNDER THIS CONTRACT SHALL BE NEW, UNLESS OTHERWISE SPECIFIED, AND THAT ALL WORK SHALL BE OF GOOD QUALITY, FREE FROM FAULTS AND DEFECTS AND SHALL CONFORM TO THE CONTRACT DOCUMENTS. 20.FOR A PERIOD OF ONE YEAR BEGINNING AT THE DATE OF SUBSTANTIAL COMPLETION, CONTRACTOR SHALL PROMPTLY CORRECT WORK FOUND NOT TO BE IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. CONTRACTOR SHALL BEAR ALL COST OF CORRECTIONS. 21.CONTRACTOR SHALL FULLY ACQUAINT HIMSELF WITH THE CONDITIONS OF THE CONTRACT, LOCAL CONDITIONS RELATING TO LOCATION, ACCESSIBILITY AND GENERAL CHARACTER OF THE CONSTRUCTION SITE AND LOCAL LABOR CONDITIONS SO THAT HE UNDERSTANDS THE NATURE, EXTENT, DIFFICULTIES, AND RESTRICTIONS RELATED TO THE EXECUTION OF WORK. NOTIFY ARCHITECT OF ALL DISCREPANCIES PRIOR TO COMMENCING WORK. 22.CONTRACTOR TO REMOVE ANY STRAY PAINT, DIRT, OR STAINS INCURRED DURING THE CONSTRUCTION PROCESS. CONTRACTOR SHALL BE RESPONSIBLE FOR REMOVING ALL TEMPORARY EQUIPMENT COVERINGS USED DURING CONSTRUCTION AND HE SHALL ALSO BE RESPONSIBLE FOR REMOVING HIS TRASH OFF OF THE JOB SITE DAILY. 23.THE CONTRACTOR SHALL PERFORM ALL CUTTING AND WELDING IN COMPLIANCE WITH THE PUBLISHED STANDARDS OF NFPA. THE CONTRACTOR SHALL PROVIDE FIRE WATCHES FOR ALL CUTTING, GRINDING, AND WELDING OPERATIONS. THE TRAINING OF THESE FIRE WATCHES AND THE USE OF THE CONTRACTOR'S SUPPLIED FIRE EXTINGUISHERS IS THE RESPONSIBILITY OF THE CONTRACTOR. GENERAL NOTES ACT ACOUSTICAL CEILING TILE AFF ABOVE FINISHED FLOOR AHU AIR HANDLING UNIT ALUM ALUMINUM ARCH ARCHITECTURAL ASPH ASPHALT ATTCHMT ATTACHMENT BD BOARD BLOG BUILDING BLK BLOCK(ING) BM BEAM BRG BEARING BRK BRICK BS BOTTOM OF SLAB BTM BOTTOM CJ CONTROL/CONSTRUCTION JOINT CLO CLOSET CLG CEILING CLR CLEAR CMU CONCRETE MASONRY UNIT CO CLEAN OUT COL COLUMN CONC CONCRETE CONT CONTINUOUS CORR CORRIDOR COV COVER CPT CARPET CT/CER CERAMIC TILE/CERAMIC D OR DRN DRAIN DBL DOUBLE DET DETAIL DF DRINKING FOUNTAIN DIA DIAMETER DIM DIMENSION DIV STRIP DIVIDER STRIP DN DOWN DO DITTO DP DAMPROOF(ING) DR DOOR DS DOWN SPOUT DT DRAIN TILE DW DISH WASHER DWG DRAWING EA EACH EJ EXPANSION JOINT EIFS EXTERIOR INSUL. FINISH SYSTEM ELEC ELECTRICAL EC ELEVATION ELEV ELEVATOR ENCL ENCLOSURE EQ EQUAL EQUIP EQUIPMENT EX/EXIST EXISTING EXP EXPANSION EXT EXTERIOR FA FRESH AIR FCU FAN COIL UNIT FD FLOOR DRAIN FE FIRE EXTINGUISHER FEC FIRE EXTINGUISHER CABINET FF/FIN FL FINISH FLOOR FIN FINISH FL FLOOR FLSH FLASHING FLUOR FLUORESCENT FOS FACE OF STUDS FR(G) FRAME(ING) FT FEET OR FOOT FUR FURRING FVC FIRE VALVE CABINET GA GAGE OR GAUGE GALV GALVANIZE GC GENERAL CONTRACTOR GI GALVANIZED IRON GL GLASS GM GALVANIZED METAL GR GRADE GWB GYPSUM WALL BOARD GYP BD GYPSUM BOARD HB HOSE BIB HC HOLLOW CORE H/C HANDICAP HDW HARDWARE HOWD HARDWOOD HM HOLLOW METAL HOR HORIZONTAL HT HEIGHT HIR HEATER ID INSIDE DIAMETER INFO INFORMATION INSUL INSULATION OR INSULATED INT INTERIOR INV INVERT JAN JANITOR JT JOINT KO KNOCKOUT LAM LAMINATE LAV LAVATORY LP LOW POINT LT LIGHT MFGR MANUFACTURER MANUF MANUFACTURER MAS MASONRY MATL MATERIAL MAX MAXIMUM MC MEDICINE CABINET MECH MECHANICAL MEMB MEMBRANE MET, MTL METAL MIN MINIMUM MIR MIRROR MISC MISCELLANEOUS MO MASONRY OPENING MOVE MOVABLE MT MARBLE THRESHOLD NORTH N NORTH NIC NOT IN CONTRACT NOM NOMINAL NO NUMBERS NTS NOT TO SCALE OC ON CENTER OFF OFFICE OH OPPOSITE HAND OPNG OPENING OPP OPPOSITE OSB ORENTED STRAND BOARD OVHD OVERHEAD PLAM PLASTIC LAMINATE PTN PARTITION PC PRECAST PCPL PORTLAND CEMENT PLASTER PH PAPER HOLDER PL PROPERTY LINE PLAS PLASTER PLUM PLUMBING PLYWD PLYWOOD PNL PANEL POL POLISHED PR PAIR PSF POUNDS PER SQUARE FOOT PSI POUNDS PER SQUARE INCH PTD PAINTED PTS POINTS QT QUARRY TILE R RADIUS R VENT RANGE VENT REF REFRIGERATOR REINF REINFORCE REQ'D REQUIRE(D) RET RETURN REV REVISE, REVISION RM ROOM RO ROUGH OPENING RSTRM RESTROOM SAN SANITARY SAN ST SANITARY STACK SC SOUND CONTROL SCR SCREEN SECT SECTION SCHED SCHEDULE, SCHEDULED SCU SELF-CONTAINED UNIT SF SQUARE FOOT (FEET) SHT SHEET SIM SIMILAR SP STANDPIPE SPLSH BLK SPLASH BLOCK SPEC SPECIFICATION SPR SPRINKLER SQ SQUARE SS STAINLESS STEEL STN STAIN(ED) STL STEEL STG/STOR STORAGE STRUCT STRUCTURAL, STRUCTURE SUSP SUSPEND, SUSPENDED T TILE T&B TOP AND BOTTOM T&G TONGUE AND GROOVE TEL TELEPHONE TEMP TEMPERED TH THRESHOLD THK THICK, THICKNESS THRU THROUGH TOC TOP OF CURB TOS TOP OF SLAB TRTD TREATED TYP TYPICAL UL UNDERWRITERS LABORATORY UNFIN UNFINISHED V VENT VCT VINYL COMPOSITION TILE VENT VENTILATE VERT VERTICAL VEST VESTIBULE VIF VERIFY IN FIELD VWC VINYL WALL COVERING VOL VOLUME W WIDTH W/ WITH WxH WIDTHxHEIGHT WC WATER CLOSET WD WOOD WH WATER HEATER WK WORK WP WAERPROOF WT WEIGHT & AND @ AT ' FEET " INCHES # POUNDS ISSUED FOR PERMIT CONSTRUCTION NOTE DOOR NUMBER WINDOW DESIGNATION TAG WALL TYPE DEMOLITION TAG SIGNAGE TAG ROOF DRAIN (SEE PLUMB DWGS) FLOOR DRAIN (REFER TO PLUMB DWGS) SPOT ELEVATION TOILET ACCESSORY TAG SURFACE MOUNT FIRE EXTINGUISHER INDICATES FINISH (SEE FINISH SCHEDULE) ROOM TAG AND ROOM NUMBER SECTION KEY ELEVATION KEY REVISION CLOUD AND NUMBER DETAIL TAG INTERIOR ELEVATION TAG INDICATES 'NEW' COLUMN NUMBER INDICATES 'EXISTING' COLUMN NUMBER ABBREVIATIONS A-X X CALL BEFORE YOU DIG PENNSYLVANIA ONE CALL SYSTEM, INC. 1-800-242-1776 PA ACT 287 (1974) REQUIRES THREE WORKING DAYS NOTICE TO UTILITIES BEFORE YOU EXCAVATE, DRILL OR BLAST DRAWING NUMBER 4 X X X A-X 1 A RS-2 ROOM NAME XXX A F.E. SECTION NUMBER MIRABITO ENERGY PRODUCTS TOWN OF ITHACA TOMPKINS COUNTY, NY CS COVER SHEET AG1.0 ARCHITECTURAL GENERAL ARCHITECTURAL A1.0 FLOOR PLANS A1.1 REFLECTED CEILING PLAN & ROOF PLAN A1.2 ENLARGED FLOOR PLANS & PLAN DETAILS A2.0 ELEVATIONS A2.1 ELEVATIONS A2.2 WINDOW & DOOR SCHEDULE A3.0 SECTIONS A3.1 SECTIONS A3.2 SECTIONS A3.3 SECTIONS A4.0 FITOUT / EQUIPMENT PLAN (INFORMATION ONLY) PROJECT TEAM DRAWING LIST ARCHITECTURE: GRIFFITHS ENGINEERING, LLC 13 S. WASHINGTON STREET BINGHAMTON, N.Y. 13903 PHONE : (607) 724-2400 SYMBOL LEGEND LOCATION MAP A-X X DRAWING NUMBER ELEVATION NUMBER A-X X DRAWING NUMBER DETAIL NUMBER X X DRAWING NUMBER ELEVATION NUMBER X 000 000 W1 XX B R.D. F.D. ROOM NAME (RENDERING IS FOR INFORMATION ONLY AND NOT NECESSARILY ACCURATE TO CURRENT DRAWINGS) PROJECT SITE TRUE NORTH PROJECT NORTH CONCEPT RENDERING/VIEW FROM CORNER OF MITCHELL ST, PINE TREE RD AND ELLIS HOLLOW RD OFFICE/IT6'-6"Lotto Atm W7 10'-4"19'-7"9'-5"24'-3"11'-10" 3'-0"6'-1"9'-6"13'-2"5'-6"64'-4"15'-10"1'-1"3'-0"1'-3"8'-6"20'-6"3'-0"8'-5"11'-2"10'-6"12'-6"BURGER KING MECHANICAL OFFICE/IT COOLERBEER CAVE FREEZER RESTROOM RESTROOM Novelty STORAGE 1 5 ' - 0 "15'-0"SELFCHECKOUTLOTTOQ-2 1 3 MILKCOOLER XT62 2'-0"Lotto Atm 12'-0" Low Profile Gondola1BS421BD42a24421BS42 W1W1 W5W2W3W3W4W2W2 W6 W6 4'-4"6'-6"2'-0"6'-4"2'-0"6'-6"7'-9"9'-5"3'-0" 8" 94'-0"32'-0" 126'-0" 9'-5"7'-4"6'-0"15'-2" 1'-4" 9'-2"5'-8"9'-5"3'-6"9'-5"1'-9"10'-1"49'-0"48 50 48.1 49 52 52 525858565657 23 23 12 12 13 14 36 27 27 29 3032 37 42 43 43 44 15 1818 35 38 38 38 51 45 64 2 3 5 2.1 8 10 15 15 16 16 19 21 22 24 25 35.1 40.1 42.1 47.1 47 57 59 59 59 60 61 60 60 60 60 60 60 61.1 62 62 63 63 6363 63 63 63 63 52 52 52 52 34 31 33 46 20 25.1 39 12.1 17 9 53 53 37.1 20 8.1 37.1 40 417 7W3 W3W3W8 DASHED WALLS AND EQUIPMENT INDICATES FUTURE FIT OUT WORK NOT IN THIS CONTRACT AND SHOWN FOR COORDINATION ONLY. SCOPE OF WORK FOR THIS CONTRACT SHALL INCLUDE BUILDING SHELL AND UTILITY CONNECTIONS ONLY. NO INTERIOR WORK SHALL BE INCLUDED. LOCATION OF FUTURE BANK WALLS, RETAIL STORE WALLS AND EQUIPMENT.G.C. TO COORDINATE FINAL REQUIREMENTS INCLUDING OPENINGS AND ENTIRE SCOPE OF FINAL FIT-OUT LAYOUT AS REQUIRED. DASHED LINE INDICATES OPEN CEILING DESIGN ABOVE, SEE SECTIONS. DASHED LINE INDICATES CANOPY ROOF ABOVE, SEE SECTIONS AND ELEVATIONS. SEE CIVIL DRAWINGS FOR ALL SIDEWALKS AND SITE WORK, TYPICAL. ROOF PENETRATIONS FOR NEW KITCHEN EQUIPMENT. ALL EQUIPMENT AND SHOP DRAWINGS PROVIDED BY OTHERS. GC TO ALL FINAL LAYOUTS AND REQUIREMENTS AS NEEDED. INDICATES DOWNSPOUT, TYPICAL. SEE ROOF PLAN, ELEVATIONS AND CIVIL DRAWINGS FOR COORDINATION. VERIFY WITH PRE-MANUFACTURED CANOPY DESIGN AT ALL REQUIRED LOCATIONS. FUTURE STAIR SHOWN FOR INFORMATION ONLY. SCOPE OF STAIR SHALL BE INDICATED IN THE FUTURE DRAWING SET THAT WILL INCLUDE THE FITOUT WORK. PROVIDE SLEEVES AT NEW FOUNDATION FOR BANK EQUIPMENT/PNEUMATIC TUBE SYSTEM TO FEED BELOW SLAB. SEE STRUCTURAL AND VERIFY WITH SECURITY VENDOR FOR FINAL SIZING AND LOCATION. LOCATION OF ATM AND NIGHT DEPOSIT SYSTEMS. VERIFY LOCATION WITH OWNER PRIOR TO CONSTRUCTION. ALIGN NEW CANOPY WITH EDGE. INDICATES ROOF ABOVE. SEE A1.1 FOR DETAILS AND EXTENT. 1 EXTERIOR PARTITION -6" METAL STUDS @ 16" O.C., SEE STRUCTURAL FOR GAUGE -EXTERIOR TO RECEIVE 5/8" EXTERIOR SHEATHING PER EXTERIOR MATERIAL MANUFACTURER'S SPECIFICATIONS AND DETAILS. -SEE ELEVATIONS FOR EXTENT OF EXTERIOR MATERIALS -INFILL STUD CAVITIES FULL HEIGHT WITH SPRAY FOAM INSULATION (R-32.5 MIN). EXTERIOR PARTITION -6" METAL STUDS @ 16" O.C., SEE STRUCTURAL FOR GAUGE -3 5/8" METAL STUDS @ 16" O.C., SEE STRUCTURAL FOR GAUGE -EXTERIOR TO RECEIVE 5/8" EXTERIOR SHEATHING AND BRICK VENEER, SEE SECTIONS FOR DETAILS -SEE ELEVATIONS FOR EXTENT OF EXTERIOR MATERIALS -INFILL 6" STUD CAVITY FULL HEIGHT WITH SPRAY FOAM INSULATION (R-32.5 MIN). SOUND RATED/NON-FIRE RATED PARTITION -6" METAL STUDS @ 16" O.C., SEE STRUCTURAL FOR GAUGE -FRAMING TO EXTEND FULL HEIGHT TO DECK ABOVE -STUD CAVITY TO RECEIVE SOUND ATTENUATION BATT INSULATION, FULL HEIGHT. PROVIDE INTERIOR SHEATHING AT FIRST FLOOR LEVEL AS NEEDED FOR INSTALLATION 2 1. ALL CURBING SHOWN FOR INFORMATION ONLY. ALL SITE WORK BY OTHERS. G.C. TO COORDINATE ALL ADJACENT WORK AS REQUIRED FOR INSTALLATION OF SCOPE OF WORK. 2. SEE A4.0 FOR FUTURE FITOUT DESIGN INCLUDING ALL EQUIPMENT PROVIDED BY OTHERS. VERIFY FINAL LAYOUTS WITH ARCHITECT AND OWNER AS REQUIRED. CONSTRUCTION NOTES PLAN LEGEND PARTITION LEGEND GENERAL NOTES 1 3 2 3 4 5 6 7 8 9 10 11 12 NEW DOOR NEW PARTITION DescriptionSymbol 1 FIRST FLOOR PLAN A1.0 1/8" = 1'-0" NOTE: THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS PRIOR TO THE START OF CONSTRUCTION 2'-0"1'-0"3'-1"3"1'-0"2'-0"16'-6"2'-0"16'-6"4'-0"1'-0"1'-0"1'-0"16'-6"10'-0"6'-0"4'-0"CONSTRUCTION NOTES APPROXIMATE GRADE, SEE CIVIL DRAWINGS, NEW EQUIPMENT PROVIDED AND INSTALLED BY OTHERS, G.C. TO COORDINATE AND PROVIDE ALL POWER/DATA AS REQUIRED. WALL MOUNTED EXTERIOR LIGHT FIXTURE. COORDINATE EXACT LOCATION IN FIELD. SEE ELECTRICAL DRAWINGS FOR FIXTURE AND DETAILS. NEW SIGNAGE BY OTHERS. G.C. TO COORDINATE AND PROVIDE ALL REQUIRED BLOCKING, POWER, ETC. FOR FINAL INSTALLATION. PRE-ENGINEERED CANOPY SYSTEM. BASIS OF DESIGN TO BE MAPES ARCHITECTURAL CANOPIES, SUPER LUMIDECK FLAT SOFFIT WITH HANGER ROD AND 12" SMOOTH FACE. BASIS OF DESIGN FINISH TO BE 2-COAT KYNAR STOCK COLOR. FINAL COLOR SELECTION BY OWNER/ARCHITECT. PRECAST CONCRETE PANELS, SEE LEGEND AND SECTIONS. 3/4" "V" GROOVE JOINT IN EIFS SYSTEM, SLIGHT AS INDIATED. .050 ALUMINUM FASCIA, COLOR TO BE BRONZE ANODIZED OR AS APPROVED BY OWNER/ARCHITECT. .050 ALUMINUM FASCIA, GRAVEL STOP, COLOR TO BE DURANAR SIERRA TAN OR AS APPROVED BY OWNER/ARCHITECT. PROVIDE 3X3 STEEL ANGLE AT PRECAST TO BRICK TRANSITION, SEE SECTIONS/STRUCTURAL. NEW CANOPY SYSTEM OVER WALKWAY, STEEL COLUMN WITH STEEL FRAMING, SEE STRUCTURAL. FASCIA DETAIL TO BE VALSPAR RED SL 4A1169. INDICATES TAPERED INSULATION. SEE SECTIONS AND ROOF PLAN FOR ALL LOCATIONS. FUTURE MENU BOARDS BY TENANT, GC SHALL PROVIDE SOLID BLOCKING IN STUD WALL AS POSSIBLE. NEW SHROUD/SIGNAGE PROVIDED BY TENANT, INSTALLED BY GC. GC TO PROVIDE POWER AS REQUIRED AS SIGN IS ILLUMINATED. NEW ELECTRICAL, GAS AND WATER SERVICES, TYPICAL. GC SHALL COORDINATE LOCATIONS AND PROVIDE FOUNDATION SLEEVES AS POSSIBLE. ALLUMINUM BRAKE METAL OVER STUD/SHEATHING BACKUP. MACH ADJACENT FRAME COLOR, CAULK TO MATCH FRAME, TYPICAL. HIGH CULTURED STONE CONTROL/EXPANSION JOIN. 3X4 +/- ALUMINUM DOWNSPOUT, COLOR TO MATCH BRICK TYPE AT LOCATION OF BRICK, SEE ROOF PLANS. CONNECTION FROM DOWNSPOUT TO BELOW GRADE PROVIDED BY GC TO COLLECTION SYSTEM. SEE CIVIL DRAWINGS BY OTHERS. STEEL COLUMN TO BE PRIMED AND PRIMED AND PAINTED BLUE (CUSTOM COLOR) TO MATCH BANK SELECTION. .050 ALUMINUM FASCIA, COLOR TO BE ROYAL BLUE OR AS APPROVED BY OWNER/ARCHITECT. PROVIDE SLEEVES AT NEW FOUNDATION FOR BANK EQUIPMENT/PNEUMATIC TUBE SYSTEM TO FEED BELOW SLAB. SEE STRUCTURAL AND VERIFY WITH SECURITY VENDOR FOR FINAL SIZING AND LOCATION. HATCH INDICATES EIFS FINISH. BASIS OF DESIGN TO BE DRYVIT CEMENT BOARD MD FINISH SYSTEM, OR APPROVED EQUAL. COLOR SELECTION BY OWNER. MATERIAL LEGEND 1 Symbol Description 2 3 4 HATCH INDICATES HIGH CULTURED STONE. HATCH INDICATES DRYVIT FINISH. TO BE MATCHED WITH FAKE WINDOW'S FINISH COLOR. NOTE: SEE SECTIONS FOR VERTICAL DIMENSIONS, PLANS FOR HORIZONTAL DIMENSIONS, UNLESS NOTED OTHERWISE. 1 NORTH ELEVATION A2.0 3/16" = 1'-0" 2 EAST ELEVATION A2.0 3/16" = 1'-0" 1'-0"1'-0"16'-6"2'-0"3"3'-1"2'-0"4'-0"1'-0"1'-0"3'-1"3"16'-6"10'-0"6'-0" CONSTRUCTION NOTES APPROXIMATE GRADE, SEE CIVIL DRAWINGS, NEW EQUIPMENT PROVIDED AND INSTALLED BY OTHERS, G.C. TO COORDINATE AND PROVIDE ALL POWER/DATA AS REQUIRED. WALL MOUNTED EXTERIOR LIGHT FIXTURE. COORDINATE EXACT LOCATION IN FIELD. SEE ELECTRICAL DRAWINGS FOR FIXTURE AND DETAILS. NEW SIGNAGE BY OTHERS. G.C. TO COORDINATE AND PROVIDE ALL REQUIRED BLOCKING, POWER, ETC. FOR FINAL INSTALLATION. PRE-ENGINEERED CANOPY SYSTEM. BASIS OF DESIGN TO BE MAPES ARCHITECTURAL CANOPIES, SUPER LUMIDECK FLAT SOFFIT WITH HANGER ROD AND 12" SMOOTH FACE. BASIS OF DESIGN FINISH TO BE 2-COAT KYNAR STOCK COLOR. FINAL COLOR SELECTION BY OWNER/ARCHITECT. PRECAST CONCRETE PANELS, SEE LEGEND AND SECTIONS. 3/4" "V" GROOVE JOINT IN EIFS SYSTEM, SLIGHT AS INDIATED. .050 ALUMINUM FASCIA, COLOR TO BE BRONZE ANODIZED OR AS APPROVED BY OWNER/ARCHITECT. .050 ALUMINUM FASCIA, GRAVEL STOP, COLOR TO BE DURANAR SIERRA TAN OR AS APPROVED BY OWNER/ARCHITECT. PROVIDE 3X3 STEEL ANGLE AT PRECAST TO BRICK TRANSITION, SEE SECTIONS/STRUCTURAL. NEW CANOPY SYSTEM OVER WALKWAY, STEEL COLUMN WITH STEEL FRAMING, SEE STRUCTURAL. FASCIA DETAIL TO BE VALSPAR RED SL 4A1169. INDICATES TAPERED INSULATION. SEE SECTIONS AND ROOF PLAN FOR ALL LOCATIONS. FUTURE MENU BOARDS BY TENANT, GC SHALL PROVIDE SOLID BLOCKING IN STUD WALL AS POSSIBLE. NEW SHROUD/SIGNAGE PROVIDED BY TENANT, INSTALLED BY GC. GC TO PROVIDE POWER AS REQUIRED AS SIGN IS ILLUMINATED. NEW ELECTRICAL, GAS AND WATER SERVICES, TYPICAL. GC SHALL COORDINATE LOCATIONS AND PROVIDE FOUNDATION SLEEVES AS POSSIBLE. ALLUMINUM BRAKE METAL OVER STUD/SHEATHING BACKUP. MACH ADJACENT FRAME COLOR, CAULK TO MATCH FRAME, TYPICAL. HIGH CULTURED STONE CONTROL/EXPANSION JOIN. 3X4 +/- ALUMINUM DOWNSPOUT, COLOR TO MATCH BRICK TYPE AT LOCATION OF BRICK, SEE ROOF PLANS. CONNECTION FROM DOWNSPOUT TO BELOW GRADE PROVIDED BY GC TO COLLECTION SYSTEM. SEE CIVIL DRAWINGS BY OTHERS. STEEL COLUMN TO BE PRIMED AND PRIMED AND PAINTED BLUE (CUSTOM COLOR) TO MATCH BANK SELECTION. .050 ALUMINUM FASCIA, COLOR TO BE ROYAL BLUE OR AS APPROVED BY OWNER/ARCHITECT. PROVIDE SLEEVES AT NEW FOUNDATION FOR BANK EQUIPMENT/PNEUMATIC TUBE SYSTEM TO FEED BELOW SLAB. SEE STRUCTURAL AND VERIFY WITH SECURITY VENDOR FOR FINAL SIZING AND LOCATION. HATCH INDICATES EIFS FINISH. BASIS OF DESIGN TO BE DRYVIT CEMENT BOARD MD FINISH SYSTEM, OR APPROVED EQUAL. COLOR SELECTION BY OWNER. MATERIAL LEGEND 1 Symbol Description 2 3 4 HATCH INDICATES HIGH CULTURED STONE. HATCH INDICATES DRYVIT FINISH. TO BE MATCHED WITH FAKE WINDOW'S FINISH COLOR. NOTE: SEE SECTIONS FOR VERTICAL DIMENSIONS, PLANS FOR HORIZONTAL DIMENSIONS, UNLESS NOTED OTHERWISE. 1 SOUTH ELEVATION A2.1 3/16" = 1'-0" 2 WEST ELEVATION A2.1 3/16" = 1'-0" Page i EXECUTIVE SUMMARY A. Purpose The following Stormwater Pollution Prevention Plan (SWPPP) has been developed to control stormwater runoff and pollutants from a site during and after construction activities. The objective of this SWPPP is to comply with the New York State (NYS) Department of Environmental Conservation (NYSDEC) State Pollutant Discharge Elimination System (SPDES) General Permit for Stormwater Discharges from Construction Activity (GP-0-20-001) by planning and implementing standard stormwater management practices. B. Project Description The proposed project will redevelop and expand the existing Mirabito gas station/convenience store located at 301 Pine Tree Road on the northeast side of Ellis Hollow Road and Pine Tree Road intersection in the Town of Ithaca, Tompkins County, NY. The project site encompasses approximately 1.49 acres, including the existing Mirabito store’s 0.67-acre parcel, and approximately 0.82 acres acquired from portions of the parcels to the north an east, following the approval of a proposed lot line adjustment. The proposed redevelopment will include the construction of a new 6,450 square -foot (sf ) building that is inclusive of the new Mirabito convenience store and an attached restaurant with a drive-thru. Additionally, the project will also include a new gasoline/diesel refueling island, a single-bay drive -thru car wash, associated asphalt parking and driveways, concrete sidewalks, a dumpster enclosure, and stormwater mitigation facilities. Access to the site will be provided by two full access driveways on Pine Tree Road and Ellis Hollow Road. C. Stormwater Practices Stormwater practices are categorized as either temporary construction measures or permanent operation measures. The temporary measures that will be used on this site for erosion and sediment control include (but are not limited to): stabilized construction entrance, silt fencing, and temporary sediment basins. The permanent stormwater practices to be installed are two bioretention filters and an underground detention chamber system. These best management practices will provide water quality, runoff reduction, and storage for quantity control. All practices, both the temporary construction measures and the permanent operation measures, have been designed in accordance with the established standards. D. Water Quality Treatment The water quality volume treatment characteristics are summarized below. The entire water quality descriptions and calculations are further detailed in Section III.E and F. Water Quality Volume Drainage Area Required WQv (ac-ft) Total Provided WQv (ac-ft) DA-1 0.04 0.04 DA-2 0.02 0.04 Page ii E. Runoff Reduction Volume (RRv) The NYSDEC regulation requires all construction projects that disturb greater than one acre of land to provide runoff reduction through the implementation of green infrastructure practices. Runoff reduction volume for this project is achieved using the proposed bioretention areas. This volume is summarized below and further detailed in Section III.D, E, and F. Runoff Reduction Volume Drainage Area Required RRv (ac-ft) Total Provided RRv (ac-ft) DA-1 0.008 0.025 DA-2 N/A 0.011 F. Stormwater Quantity The impacts to stormwater runoff quantity (i.e. peak flows) will be mitigated via an underground detention chamber system. The underground detention chamber system will be constructed with sufficient volume to store additional runoff from the site and discharge it in a controlled manner. The chart below summarizes the stormwater discharges from the site and is further detailed in Section III.G and H. Existing Peak Runoff Rate (cfs) Proposed Peak Runoff Rate (cfs) Rainfall Event EX-DA-1 EX-DA-2 EX-DA-3 PRO-DA-1 PRO-DA-2 PRO-DA-3 1-Year Storm 1.40 2.17 0.35 0.23 1.32 0.30 10-Year Storm 3.19 4.68 0.83 2.22 3.46 0.66 100-Year Storm 6.48 9.18 1.76 3.84 6.74 1.31 PERFORMANCE SUMMARY WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 1 of 4 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 08/2022 PRODUCT DESCRIPTION The JAL G2 LED Series is a group of LED area architectural luminaires designed to illuminate parking areas, roads, building facades, loading docks and a variety of other general lighng applicaons. The mulple mounng opons make it a versale luminarie for flood lighng, pole-mounted area lighng, ground and wall lighng, and other exterior lighng requirements. The JAL G2 series can be used with an intelligent programmable control in a tradional easy to use twist lock photocell. Standard features include 1-10VDC and DALI dimming, ten second stray light or lightning delay, 20kV surge protecon and a programmable dusk and dawn level on/off seng. Oponal features include IP65 aluminum enclosure with mulple color choices, 277-480VAC operaon and programmable control for nighme dimmed operaon and lifeme illuminaon decay adjustments. Programmed operaon includes constant operaon illuminaon level, turn off response me delay, nighme dimmed operaon, nighme dimmed me and lifeme illuminaon decay compensaon up to 10 years. AREA LIGHT CAN BE MOUNTED AT A 90 ANGLE FOR TILTING POSITIONS REFER TO DIAL ETCHING JAL G2 SERIES POWER SELECTABLE AREA LUMINAIRE STANDARD FEATURES Construcon and Materials Ÿ Cast Aluminum Alloy / Epoxy Powder Coat Finish / Polycarbonate Lens Ÿ Light can be lted up to 90-Degrees Ÿ Universal Mounng Bracket - Four Mounng Opons in One: Slip Fier, Wall Bracket, Round Opcal System Ÿ Type II / III / IV / V Light Distribuon Electrical System Ÿ Power Selectable Switch inside fixture which allows for mulple power opons Ÿ Primary Input Power: 100W / 150W / 200W / 240W / 300W / 375W Ÿ Input Voltage: 120-277VAC / 277-480VAC Ÿ Efficacy: 140 to 150 lm/W on average Ÿ Power Factor: >0.98 Ÿ CRI: >80 Ÿ Operang Temp: -40F to 122F (-40C to 50C) Ÿ Total Harmonic Distoron: 15% Ÿ Integral Surge Protecon: 20kV Surge Protecon Standard Dimming and Controls Ÿ 1-10V Connuous Dimming Standard Cerficaons and Compliance Ÿ UL & DLC Listed Ÿ Ingress Protecon: IP65 for Wet Locaons Ÿ RoHS compliant Ÿ Meets FCC Part 15, Subpart B, Class A limits for conducted and radiated Emissions Lifeme Based on TM21: L70 ≥ 143,000 Hrs / L80 ≥ 122,000 Hrs / L90 ≥ 73,000 Hrs 50% 75% 100% Ÿ Tradional Form Factor 3 / 7 pin ANSI C136.41.2013 Receptacle and Twist Lock Photocell Oponal Ÿ Microwave Bi-Level Step Dimming Moon Sensor Ÿ Bluetooth® Indoor Controls System managed with the Jademar BT Local App Ÿ Universal Mounng Bracket - Four Mounng Ÿ Opons in One: Slip Fier, Wall Bracket, Round or Square Pole Mount Ÿ House Side Shield (Back/Front or Right/Le) OPTIONAL FEATURES Primary Input Power 100W (100W/75W/50W) 150W (150W/113W/75W) 200W (200W/150W/100W) 240W (240W/180W/120W) 300W (300W/225W/150W) 375W (375W/281W/188W) Efficacy 140 to 150 lm/W on Average Input Voltage 120-277VAC / 277-480VAC CCT 3000K / 4000K / 5000K IES Optic Type Options for DLC Type II/ III / IV / V CRI >70 Standard >80 Optional Power Factor ≥0.9 Ambient Working Temp.-40°C to 50°C (-40°F to 122°F) Ingress Protection (IP)IP65 Effective Projected Area 0.85sq. ft. - 100/150W 1.0sq. ft. - 200 / 240 / 300W Dimming & Controls 1-10VDC Dimming Type (Receptacle for NEMA ANSI C136.41 3 or 7-Pin Socket and Twist Lock Dusk-to-Dawn Photocell are optional) Construction Cast Aluminum Alloy / Epoxy Powder Coat Finish Polycarbonate Lens Lifetime Based on TM21 L70 @ ≥ 143,000 hrs L80 @ ≥ 122,000 hrs L90 @ ≥ 73,000 hrs Certifications & Compliance RoHS / FCC / UL & DLC Listed Limited Warranty 10 Yrs SPECIFICATION SUBMITTAL DETAIL Project Name/Type:Date: Catalog/Part #: WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 2 of 4 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 08/2022 JAL-SBF-G2-100-150W House side shield (Back/Front) for the 100W & 150W Models JAL-MS-RC Hand held remote control for JAL-MS JAL-SBF-G2-200-300W House side shield (Back/Front) for the 200W & 300W Models PC3 3 Pin NEMA Type Photocell JAL-SRL-G2-100-150W House side shield (Right/Left) for the 100W & 150W Models PC3-H 3 Pin NEMA Type Photocell 480V JAL-SRL-G2-200-300W House side shield (Right/Left) for the 200W & 300W Models IPC7 7 Pin Intelligent Photocell step dimming feature JAL-TR-G2 Two-Piece Swivel Bracket / Trunnion Mount PC3-SC Shorting Cap FIELD INSTALLED OPTIONS ORDERING INFORMATION / Example: JAL-100W-H-40K-T3-JICS-BT-SC-UB-BZ-G2 JAL G2 AREA LUMINAIRE SERIES 11.3”29.2”6.3”100W/150W 6.3” 14.0”34.0”200W/240W 300W/375W Lumens Efficacy Wattage Lumens Efficacy Wattage Lumens Efficacy Wattage Lumens Efficacy Wattage Lumens Efficacy Wattage Lumens Efficacy Wattage 3000 13,652 134 100 13,289 133 99 19,838 137 145 20,825 139 146 27,732 140 199 4000 14,189 143 99 14,126 143 99 20,236 137 147 21,224 146 146 28,290 142 199 5000 14,195 143 99 14,276 145 99 20,643 138 149 21,548 148 146 28,858 145 199 3000 13,286 133 99 13,412 134 99 20,610 137 149 20,164 134 146 26,842 134 199 4000 14,150 143 99 14,284 145 99 21,950 147 149 21,475 147 146 28,587 144 199 5000 14,242 144 99 14,436 146 99 22,204 149 149 21,730 149 146 28,878 145 199 3000 13,237 132 100 13,353 133 99 20,680 138 149 20,018 133 146 27,527 138 199 4000 14,098 141 100 14,221 144 99 22,025 148 149 21,320 146 146 29,316 147 199 5000 14,261 143 100 14,267 145 99 22,304 149 149 21,555 148 146 29,703 149 199 3000 12,350 123 100 12,325 123 98 20,684 138 149 18,563 124 146 27,556 138 199 4000 13,152 133 99 13,126 134 98 22,028 148 149 19,770 135 146 29,347 148 199 5000 13,306 134 99 13,210 135 98 22,300 150 149 19,972 137 146 29,707 149 199 Optic Type Lumens Efficacy Wattage Lumens Efficacy Wattage Lumens Efficacy Wattage Lumens Efficacy Wattage Lumens Efficacy Wattage Lumens Efficacy Wattage 3000 32,489 135 241 32,284 135 237 40,769 136 299 41,170 137 295 4000 34,601 144 241 34,382 149 231 43,419 145 299 43,846 149 295 5000 34,877 145 241 34,620 150 231 43,665 146 299 44,285 150 295 3000 33,028 138 241 32,564 136 237 41,271 138 299 41,592 139 295 50,205 134 371 51,223 137 379 4000 35,175 146 241 34,681 150 231 43,954 147 299 44,296 150 296 53,469 144 371 54,553 144 379 5000 35,511 147 241 34,953 151 231 44,324 148 299 44,729 151 296 54,144 146 371 55,041 145 379 3000 32,258 134 241 32,165 134 237 40,932 136 299 40,392 135 295 47,892 128 371 49,955 133 380 4000 34,355 142 241 34,256 148 231 43,592 145 300 43,018 145 296 51,005 138 371 53,202 140 380 5000 34,725 144 241 34,572 150 231 44,065 147 300 43,361 146 296 51,533 139 371 53,742 142 380 3000 30,784 128 241 30,376 127 237 38,137 127 299 38,804 129 295 45,513 121 372 46,994 125 379 4000 32,785 136 241 32,351 140 231 40,616 135 301 41,326 140 296 48,472 130 372 50,049 132 379 5000 33,166 138 241 32,603 141 231 41,100 136 301 41,804 141 296 49,015 132 372 50,562 133 379 120-277V 277-480V Optic Type CCT 120-277V 277-480V 120-277V 277-480V 120-277V 277-480V 277-480V JAL-240W-H JAL-300W-H JAL-375W-H 120-277V 277-480VCCT 120-277V JAL-100W-H JAL-150W-H JAL-200W-H JAL-375WJAL-300W JAL-100W JAL-200W JAL-240W JAL-150W Type 3 Type 4 Type 5 Type 2 Type 3 Type 4 Type 5 Type 2 LUMEN PERFORMANCE AND ELECTRICAL DATA DIMENSIONS AND WEIGHT Model Number Weight Dimensions (LxWXH) JAL-100W-G2 15 lbs.29.2" x 11.3" x 6.3" JAL-150W-G2 15 lbs.29.2" x 11.3" x 6.3" JAL-200W-G2 20 lbs.34.0" x 14.0" x 6.3" JAL-240W-G2 20 lbs.34.0" x 14.0" x 6.3" JAL-300W-G2 20 lbs.34.0" x 14.0" x 6.3" JAL-375W-G2 20 lbs.34.0" x 14.0" x 6.3" JAL-G2 200W - 300W 2-∅5 11.41”4.72”5.94”3.54”0.20” 23.17”5.29”0.60” 10.78” 2-∅5 6.02”3.14”14.13”5.90”26.05”6.47”13.49” 0.20” 0.60” JAL-G2 100W - 150W BACK SIDE SHIELD AND LINE DRAWINGS Product Series Input Voltage CCT CRI Light Distribution Surge Protection Control Options Mounting Options Finish Version JAL-100W JAL-150W JAL-200W JAL-240W JAL-300W JAL-375W Blank (120-277V) Standard H (200-480VAC) 150,240,300W only 30K (3000K) 40K (4000K) 50K (5000K) Blank (70 CRI) Standard 80 (80 CRI)* 90 (90 CRI)* *Special Order T2 (Type II) T3 (Type III) T4 (Type IV) T5 (Type V) Blank (20kV Surge Protection) Standard PC3 (3-Pin 120-277V Photocell) PC3-H (3-Pin 480V Photocell) IPC7 (7-Pin Intelligent Photocell) PCR-3 (3-Pin Photocell Receptable) PCR-5 (5-Pin Photocell Receptable) PCR-7 (7-Pin Photocell Receptable) BMWO (Microwave Bi-level Motion Sensor) JICS-BT-SC (Bluetooth Fixture Controller) UB (Universal Bracket) Standard BZ (Bronze) Standard CC (Custom Color) Special Order Replace the "CC" with your custom RAL color G2 (2nd Generation) Product ID Brand Model Number Product ID Brand Model Number S-N52HVF JADEMAR LIGHTING JAL-100W-30K-T5-Z-A-B-[S;BLANK]-G2 S-9LAFKZ JADEMAR LIGHTING JAL-300W-30K-T4-Z-A-B-[S;BLANK]-G2 S-PJ7GCR JADEMAR LIGHTING JAL-100W-40K-T3-Z-A-B-[S;BLANK]-G2 S-DBGS5X JADEMAR LIGHTING JAL-300W-40K-T4-Z-A-B-[S;BLANK]-G2 S-A784DZ JADEMAR LIGHTING JAL-100W-40K-T4-Z-A-B-[S;BLANK]-G2 S-14C20Y JADEMAR LIGHTING JAL-300W-40K-T5-Z-A-B-[S;BLANK]-G2 S-TWAPQI JADEMAR LIGHTING JAL-100W-40K-T5-Z-A-B-[S;BLANK]-G2 S-7D5MWH JADEMAR LIGHTING JAL-300W-50K-T4-Z-A-B-[S;BLANK]-G2 S-VPG5I2 JADEMAR LIGHTING JAL-100W-50K-T3-Z-A-B-[S;BLANK]-G2 S-6FES5U JADEMAR LIGHTING JAL-300W-50K-T5-Z-A-B-[S;BLANK]-G2 S-WY5TCX JADEMAR LIGHTING JAL-100W-50K-T4-Z-A-B-[S;BLANK]-G2 S-DY425T JADEMAR LIGHTING JAL-300W-H-40K-T4-Z-A-B-[S;BLANK]-G2 S-VJMDI7 JADEMAR LIGHTING JAL-100W-50K-T5-Z-A-B-[S;BLANK]-G2 S-L3C6SR JADEMAR LIGHTING JAL-300W-H-40K-T5-Z-A-B-[S;BLANK]-G2 S-03BM4D JADEMAR LIGHTING JAL-100W-57K-T5-Z-A-B-[S;BLANK]-G2 S-MPE9N8 JADEMAR LIGHTING JAL-300W-H-50K-T4-Z-A-B-[S;BLANK]-G2 S-SFE412 JADEMAR LIGHTING JAL-100W-H-40K-T4-Z-A-B-[S;BLANK]-G2 S-1OKVJ5 JADEMAR LIGHTING JAL-300W-H-50K-T5-Z-A-B-[S;BLANK]-G2 S-9BAVHX JADEMAR LIGHTING JAL-100W-H-40K-T5-Z-A-B-[S;BLANK]-G2 S-P7BJNM JADEMAR LIGHTING JAL-375W-30K-T4-Z-A-B-[S;BLANK]-G2 S-ANQFBJ JADEMAR LIGHTING JAL-100W-H-50K-T4-Z-A-B-[S;BLANK]-G2 S-HIWGO9 JADEMAR LIGHTING JAL-375W-30K-T5-Z-A-B-[S;BLANK]-G2 S-86BUHE JADEMAR LIGHTING JAL-100W-H-50K-T5-Z-A-B-[S;BLANK]-G2 S-JXV94W JADEMAR LIGHTING JAL-375W-40K-T3-Z-A-B-[S;BLANK]-G2 S-CDEWHZ JADEMAR LIGHTING JAL-150W-40K-T4-Z-A-B-[S;BLANK]-G2 S-ZQNH0F JADEMAR LIGHTING JAL-375W-40K-T4-Z-A-B-[S;BLANK]-G2 S-26PEIW JADEMAR LIGHTING JAL-150W-40K-T5-Z-A-B-[S;BLANK]-G2 S-EQO4AB JADEMAR LIGHTING JAL-375W-40K-T5-Z-A-B-[S;BLANK]-G2 S-P03QZ4 JADEMAR LIGHTING JAL-150W-50K-T4-Z-A-B-[S;BLANK]-G2 S-O6F3UH JADEMAR LIGHTING JAL-375W-50K-T3-Z-A-B-[S;BLANK]-G2 S-YZQ3NO JADEMAR LIGHTING JAL-150W-50K-T5-Z-A-B-[S;BLANK]-G2 S-1WBT4Z JADEMAR LIGHTING JAL-375W-50K-T4-Z-A-B-[S;BLANK]-G2 S-N7JOZX JADEMAR LIGHTING JAL-150W-H-40K-T4-Z-A-B-[S;BLANK]-G2 S-YRP3XD JADEMAR LIGHTING JAL-375W-50K-T5-Z-A-B-[S;BLANK]-G2 S-NE4WCX JADEMAR LIGHTING JAL-150W-H-40K-T5-Z-A-B-[S;BLANK]-G2 S-18QD2A JADEMAR LIGHTING JAL-375W-57K-T3-Z-A-B-[S;BLANK]-G3 S-6S9MDV JADEMAR LIGHTING JAL-150W-H-50K-T4-Z-A-B-[S;BLANK]-G2 S-QROZGK JADEMAR LIGHTING JAL-375W-H-40K-T3-Z-A-B-[S;BLANK]-G2 S-K1N5OH JADEMAR LIGHTING JAL-150W-H-50K-T5-Z-A-B-[S;BLANK]-G2 S-AP1DK6 JADEMAR LIGHTING JAL-375W-H-40K-T4-Z-A-B-[S;BLANK]-G2 S-TM9KAR JADEMAR LIGHTING JAL-200W-40K-T4-Z-A-B-[S;BLANK]-G2 S-WU8L1H JADEMAR LIGHTING JAL-375W-H-40K-T5-Z-A-B-[S;BLANK]-G2 S-PSQGAJ JADEMAR LIGHTING JAL-200W-40K-T5-Z-A-B-[S;BLANK]-G2 S-W5XPHM JADEMAR LIGHTING JAL-375W-H-50K-T3-Z-A-B-[S;BLANK]-G2 S-BY5RMK JADEMAR LIGHTING JAL-200W-50K-T4-Z-A-B-[S;BLANK]-G2 S-PF52HI JADEMAR LIGHTING JAL-375W-H-50K-T4-Z-A-B-[S;BLANK]-G2 S-L2CO8P JADEMAR LIGHTING JAL-200W-50K-T5-Z-A-B-[S;BLANK]-G2 S-CNXTRJ JADEMAR LIGHTING JAL-375W-H-50K-T5-Z-A-B-[S;BLANK]-G2 S-N2OXGP JADEMAR LIGHTING JAL-240W-40K-T4-Z-A-B-[S;BLANK]-G2 S-51MOJF JADEMAR LIGHTING JAL-240W-40K-T5-Z-A-B-[S;BLANK]-G2 S-RFA6MW JADEMAR LIGHTING JAL-240W-50K-T4-Z-A-B-[S;BLANK]-G2 S-9QDRMZ JADEMAR LIGHTING JAL-240W-50K-T5-Z-A-B-[S;BLANK]-G2 S-428IEJ JADEMAR LIGHTING JAL-240W-H-40K-T4-Z-A-B-[S;BLANK]-G2 S-F7AUC4 JADEMAR LIGHTING JAL-240W-H-40K-T5-Z-A-B-[S;BLANK]-G2 S-5M2VUQ JADEMAR LIGHTING JAL-240W-H-50K-T4-Z-A-B-[S;BLANK]-G2 S-SIWMG7 JADEMAR LIGHTING JAL-240W-H-50K-T5-Z-A-B-[S;BLANK]-G2 EPA/WEIGHT CONFIGURATIONS JAL G2 AREA LUMINAIRE SERIES PHOTOMETRIC DATA WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 3 of 4 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 08/2022 DLC LISTED MODELS EPA 100W / 150W: Luminaire & Unit Mount: 0.85 sq. . Total Combined Weight: 15 lbs. EPA 200W / 240W / 300W: Lumiaire & Mount: 1.0 sq. . Total Combined Weight: 20 lbs. EPA 100W / 150W: Luminaire & Unit Mount: 1.7 sq. . Total Combined Weight: 30 lbs. EPA 200W / 240W / 300W: Lumiaire & Mount: 2.0 sq. . Total Combined Weight: 20 lbs. EPA 100W / 150W: Luminaire & Unit Mount: 3.4 sq. . Total Combined Weight: 60 lbs. EPA 200W / 240W / 300W: Lumiaire & Mount: 4.0 sq. . Total Combined Weight: 80 lbs. EPA 100W / 150W: Luminaire & Unit Mount: 2.55 sq. . Total Combined Weight: 45 lbs. EPA 200W / 240W / 300W: Lumiaire & Mount: 3.0 sq. . Total Combined Weight: 60 lbs. JAL G2 AREA LUMINAIRE SERIES PHOTOMETRIC DATA JAL-240W Plot JAL-300W Plot JAL-100W Plot JAL-150W Plot JAL-200W Plot Photometric Plot Data WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 4 of 4 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 08/2022 WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 1 of 2 Information contained herein is subject to change without notice. Values are nominal. All values conform to DLC tolerances. Revised 01/2023 PVR PREMIUM SERIES GARAGE & CANOPY LUMINAIRE Ÿ Sealed die-casng prole for indoor and outdoor applicaons Ÿ Voltage is 120-277V & 347-480V Ÿ Lumen output from 3750-8000lm with efficacy up to 141 lm/W Ÿ Provide with PIR sensor ideal for parking garage and oponal for emergency baery. Ÿ Replacing 100W MH-250W MH Ÿ Operang temperature is -40°F to 104°F Ÿ UL & Wet Locaon listed APPLICATIONS Ÿ Parking structures Ÿ Storage areas Ÿ Shopping area walkways Ÿ Entryways Ÿ Low level security The PVR Series dislls the benefits of the latest LED technology into a high- performance, high efficacy, long-life luminaire. It features a sleek, modern design and is carefully engineered to provide long-lasng, energy-efficient lighng with a variety of opcal and control opons for custom performance. The energy savings, long life and easy-to-install design of the Canopy make it the smart choice for building-mounted applicaons. Exterior parts are protected by Super Durable thermoset powder coat finish that provides superior resistance to corrosion and weathering. A ghtly controlled mul-stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling. Available in textured and non-textured finishes. PRODUCT DESCRIPTION FEATURES DIMENSIONS PERFORMANCE SUMMARY HOUSING One piece die cast housing for beer waterproofing, suitable for both indoor and outdoor applicaon. PHOTOMETRY Parking Garage Photometry and poly-carbonate opcal lens with heat resisng. MOUNTING BRACKET Suitable for J-BOX mounng and easy to install, also support pendant mounng, wires coming out from the back for easier wire connecons. 1/2” KNOCK HOLE Support wires coming from the hole for easier wire connecons. Oponal PIR sensor and Emergency Baery. CERTIFICATIONS 81mm (3.19in.)177.8mm (7in.)177.8mm (7in.)241.8mm (9.52in.)241.8mm (9.52in.)81mm (3.19in.)177.8mm (7in.)177.8mm (7in.)241.8mm (9.52in.)241.8mm (9.52in.)Input Wattage 30W / 40W / 60W Efficacy 141 lm/W max Input Voltage 120-277VAC / 347-480VAC CCT 4000K / 5000K CRI >70 Power Factor ≥0.9 Ambient Working Temp.-40˚C to 40˚C (-40˚F to 104˚F) Controls BPIR / OFPIR / PIR Sensor Construction Die Cast Housing / Polycarbonate Optical lens Lifetime Based on TM21 L70 @ ≥ 143,000 hrs / L80 @ ≥ 122,000 hrs / L90 @ ≥ 73,000 hrs Certifications UL Listed for Wet Locations Limited Warranty 10 Yrs WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 2 of 2 Information contained herein is subject to change without notice. Values are nominal. All values conform to DLC tolerances. Revised 01/2023 SPECIFICATION SUBMITTAL DETAIL Project Name/Type:Date: Catalog/Part #: PVR LED GARAGE CANOPY LIGHT PVR-30W-40K-D-BPIR-BZ-EMORDERING INFORMATION / EXAMPLE: FIELD INSTALLED OPTIONS BMWO-RC Remote control for BMWO Sensor STEM-18-12-WH 18"Stem 1/2" IPS - White both ends threaded pipe EM8 Field Installed 8 watts emergency battery pack RCS-75-34 34 (3/4") Swivel Canopy 4” for Round /Octagonal J -BOX with cover EM15 Field Installed 15 watts emergency battery pack SCS-75-34 34 (3/4") Swivel Canopy 4” for Square J -BOX with cover EM20 Field Installed 20 watts emergency battery pack RCS-45D-12-5DM-WH 45 Degree Canopy Set-1/2" IP, 5" Diameter x 1 1/2"H White 1 1/4"Center Hole withside slots RSC-RM-34-18P 34 (3/4") with 18" pipe Swivel Canopy 4” for Round /Octagonal J -BOX Rapid Mount w /Hinged Door PVR SERIES LED GARAGE CANOPY LIGHT PVR-45W-40K-D-PIR-BZ-EMOrdering Information / Example: PERFORMANCE & ELECTRICAL DATA TABLE Number of Drivers Driver Current (mA)Nominal Power (W)Input Voltage (V)Current (Amps)Number of Drivers Driver Current (mA)Nominal Power (W)Input Voltage (V)Current (Amps) 120 0.23 347 0.12 208 0.13 480 0.08 240 0.11 120 0.50 277 0.10 208 0.29 120 0.33 240 0.25 208 0.19 277 0.22 240 0.17 347 0.17 277 0.14 480 0.13 6015001 1 1600 60 1 670 30 10201 40 1 980 40 Product Series Wattage Input Voltage CRI CCT Dimming Controls Options Housing Color Other Options Emergency Battery Pack PVR 30W 40W 60W Blank (120-277V) H (347-480V) 40K (4000K) 50K (5000K) D (0-10V Dimming) Standard BZ (Bronze) Standard CC (Custom Color)* *Special Order Replace the "CC" with custom RAL color MC6 (6ft- 3/8" Metal conduit/flex conduit) PWCx-yy (Additional power cord length) * *x= length and yy = cord color add BK for black or WH for white NP5-15A (125V, 2 pole, 3 wire grounding 15 amp Twist lock) NP6-15A (250V, 2 pole, 3 wire grounding 15 amp Twist lock) NPL7-15A (277V, 2 pole, 3 wire grounding 15 amp Twist lock) NPL8-15A (480V, 2 pole, 3 wire grounding 15 amp Twist lock) NPL16-20A (480V, 3 pole, 4 wire grounding 20 amp Twist lock) EM (8W Emergency Battery Pack) Blank (70 CRI) Standard BMWO (Bi-level Microwave sensor) BPIR (Bi-level PIR sensor) ORPIR (On/Off sensor) Model Numbers Nominal Wattage CCT 4000K 5000K 4000K 5000K 4000K 5000K Lumen Output (lm)3750 3800 5350 5450 7800 8000 Average Efficacy (lm/W)139 141 134 136 130 133 Input Voltage THD CRI Dimming & Controls Ambient Temperature Certifications & Compliance Lifetime Limited Warranty 10 Years 120-277VAC 120-277VAC / 347-480VAC PVR-60WPVR-40WPVR-30W 30W 40W 60W <15% >80 Standard 0-10V Dimming (Standard) / BPIR / OFPIR / BMWO Optional -40°C to 40°C (-40°F to 104°F) FCC / UL Listed for Wet Locations L70 >143,000 Hrs / L80 >122,000 Hrs / L90 >73,000 Hrs (Tc=55°C) JWP-FC-CPS SERIES CCT & POWER SELECTABLE FULL CUT-OFF LED WALL PACK PERFORMANCE SUMMARY PRODUCT DESCRIPTION The JWP-FC-CPS Series of CCT & Power Selectable Full Cut-Off Wall Packs is designed for maximum adaptability in a vast range of commercial and industrial applicaons and rugged service environments. With one fixture alone you have mulple waage and CCT opons allowing for less inventory levels and more flexibility on the field. With weatherproof housings, these LED luminaries are a versale and durable outdoor luminaries. Long-lasng, high-efficiency LEDs provide energy savings and maintenance costs compared to tradional HID Wall Packs. 3K 4K 5K CCT SELECTABLEPOWER SELECTABLE 6.5” (166mm)14.2” (360mm)9.3” (235mm) PRODUCT DIMENSIONS STANDARD FEATURES Construcon and Materials Ÿ Die Cast Aluminum Alloy with Epoxy Powder Coat Finish in Dark Bronze and Polycarbonate Lens Opcal System Ÿ Very Wide Flood (7Hx7V) Electrical System Ÿ Power Selectable with Primary Input Power: 40W / 80W / 120W / 150W Ÿ CCT Selectable: 3000K/4000K/5000K Ÿ Input Voltage: 120-277VAC Ÿ Efficacy: 130 lm/W on average Ÿ Power Factor: >0.9 Ÿ CRI: >80 Ÿ Operang Temp: -40˚ C to 50˚ C (-40˚ F to 122˚ F) Ÿ Total Harmonic Distoron: <15% Ÿ Integral Surge Protecon: L-N:6KV,L-PE:6KV, N-PE:6KV Dimming and Controls Ÿ 0-10V Connuos Dimming Standard Ÿ Built-In Photocell Standard Cerficaons and Compliance Ÿ UL & DLC Listed Ÿ Ingress Protecon: IP65 for Wet Locaons Ÿ RoHS compliant. Ÿ Dark Sky Compliant Ÿ Meets FCC Part 15, Subpart B, Class A limits for conducted and radiated Emissions Ÿ Lifeme Based on TM21: L70 ≥ 187,000 Hrs / L80 ≥ 162,000 Hrs / L90 ≥ 100,000 Hrs Ÿ Bi-level Microwave Occupancy/Moon Sensor Ÿ 20KV Surge Protecon Ÿ 4W and 8W Emergency Baery Pack Opons Ÿ White and Black Housing Color (Special Order) OPTIONAL FEATURES WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 1 of 9 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 05/2022 Primary Input Power 40W / 80W 120W / 150W Efficacy 130 lm/W on Average Input Voltage and Frequency 120-277VAC , 50/60Hz CCT Selectable 3000K / 4000K / 5000K CRI ≥80 Power Factor >0.9 Ambient Working Temp.-40°C to 50°C (-40°F to 122°F) Ingress Protection (IP)IP65 Effective Projected Area 0.77 sq. ft. Dimming & Controls 0-10V Dimming & Photocell Standard Bi-Level Microwave Occupancy/Motion Sensor Optional Construction Die Cast Aluminum Alloy with Epoxy Powder Coat Finish and Polycarbonate Lens Lifetime Based on TM21 L70 @ 187,000Hrs L80 @ 162,000Hrs L90 @ 100,000Hrs Certifications & Compliance UL Listed, DLC Premium Limited Warranty 10 Yrs SPECIFICATION SUBMITTAL DETAIL Project Name/Type:Date: Catalog/Part #: ORDERING INFORMATION / Example: JWP-FC-CPS-40W-D-PC-VW-BZ JWP-FC-CPS SERIES CCT & POWER SELECTABLE FULL CUT-OFF LED WALLPACK LUMEN PERFORMANCE AND ELECTRICAL DATA Model Number Primary Input Power CCT 3000K 4000K 5000K 3000K 4000K 5000K 3000K 4000K 5000K 3000K 4000K 5000K 3000K 4000K 5000K Lumen Output 4,880 5,680 5,040 3,904 4,544 4,032 2,928 3,289 3,331 1,952 2,272 2,016 1,220 1,420 1,260 Efficiency 122 142 126 122 142 126 122 142 126 122 142 126 122 142 126 DLC QPL ID # Model Number Primary Input Power CCT 3000K 4000K 5000K 3000K 4000K 5000K 3000K 4000K 5000K 3000K 4000K 5000K 3000K 4000K 5000K Lumen Output 9,680 11,360 10,080 7,744 9,088 8,064 5,808 6,816 6,048 3,872 4,544 4,032 2,420 2,840 2,520 Efficiency 121 142 126 121 142 126 121 142 126 121 142 126 121 142 126 DLC QPL ID # Model Number Primary Input Power CCT 3000K 4000K 5000K 3000K 4000K 5000K 3000K 4000K 5000K Lumen Output 14,520 16,800 15,240 12,000 14,200 12,600 6,000 7,100 6,300 Efficiency 121 140 127 120 142 126 120 142 126 DLC QPL ID # Model Number Primary Input Power CCT 3000K 4000K 5000K 3000K 4000K 5000K 3000K 4000K 5000K Lumen Output 18,000 21,300 18,900 12,000 14,200 12,600 6,000 7,100 6,300 Efficiency 120 142 126 120 142 126 120 142 126 DLC QPL ID #PT9GQBRZ 150W JWP-FC-CPS-80W 80W 64W 48W 32W 20W JWP-FC-CPS-120W 100W 50W 80W 40W JWP-FC-CPS-40W 40W 32W JWP-FC-CPS-150W 120W PXYIES75 PCAICFMQ PEK9DP1Y 24W 16W 10W WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 2 of 9 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 05/2022 Product Series Primary Input Power Input Voltage CCT Dimming Control Options Light Distribution Surge Protection Finish EM Pack Option JWP-FC-CPS 40W 80W 120W 150W Blank (120-277V) Standard Blank (CCT Selectable 3000K/4000K/5000K) D (0-10V Dimming) Standard PC (Photocell) Standard BMWO (Bi-level Microwave Occupancy/Motion Sensor) VW (Very Wide 7Hx&V) Blank (No Surge Protection) Standard S (20kV Surge Protection) BZ (Bronze) Standard WH (White)* BK (Black)* *Special Order EM4 (4W EM Pack) EM8 (8W EM Pack) PHOTOMETRIC DATA Luminous Intensity Distribution Curve(cd/klm) 0 180 9090 1010 170170 2020 160160 3030 150150 4040 140140 5050 130130 6060 120120 7070 110110 8080 100100 502 401 301 200 100 cd/klm C0-C180 C90-C270 η=100% Isocandela (rectangle) 80 60 40 20 0 -20 -40 -60 -80 -80 -60 -40 -20 0 20 40 60 80 Horizontal(Deg)Vertical(Deg)185 295461 7381163 Imax (100%): 1846 cd ( 10%): 185 cd ( 16%): 295 cd ( 25%): 461 cd ( 40%): 738 cd ( 63%): 1163 cd (100%): 1846 cd Illuminance at a Distance Dist(m) Enadir(lx) Dh/Dv_B(m) S_B(sq.m) Eav_B(lx) 10.0 17.75 21.52/24.54 1483.1 1.30 1.0 1774.75 2.15/2.45 14.8 129.60 2.0 443.69 4.30/4.91 59.3 32.40 3.0 197.19 6.46/7.36 133.5 14.40 4.0 110.92 8.61/9.81 237.3 8.10 5.0 70.99 10.76/12.27 370.8 5.18 6.0 49.30 12.91/14.72 533.9 3.60 7.0 36.22 15.06/17.18 726.7 2.64 8.0 27.73 17.21/19.63 949.2 2.02 9.0 21.91 19.37/22.08 1201.3 1.60 Beam Angle(B): H94.2 V101.6 Field Angle(F): H130.3 V140.0 Dh Dv JWP-FC-CPS-80W Luminous Intensity Distribution Curve(cd/klm) 0 180 9090 1010 170170 2020 160160 3030 150150 4040 140140 5050 130130 6060 120120 7070 110110 8080 100100 496 397 298 198 99 cd/klm C0-C180 C90-C270 η=100% Isocandela (rectangle) 80 60 40 20 0 -20 -40 -60 -80 -80 -60 -40 -20 0 20 40 60 80 Horizontal(Deg)Vertical(Deg)387 619967 1547 2437 Imax (100%): 3868 cd ( 10%): 387 cd ( 16%): 619 cd ( 25%): 967 cd ( 40%): 1547 cd ( 63%): 2437 cd (100%): 3868 cd Illuminance at a Distance Dist(m) Enadir(lx) Dh/Dv_B(m) S_B(sq.m) Eav_B(lx) 10.0 37.25 21.89/24.39 1373.5 2.93 1.0 3725.23 2.19/2.44 13.7 292.97 2.0 931.31 4.38/4.88 54.9 73.24 3.0 413.91 6.57/7.32 123.6 32.55 4.0 232.83 8.76/9.76 219.8 18.31 5.0 149.01 10.94/12.20 343.4 11.72 6.0 103.48 13.13/14.64 494.5 8.14 7.0 76.03 15.32/17.07 673.0 5.98 8.0 58.21 17.51/19.51 879.1 4.58 9.0 45.99 19.70/21.95 1112.6 3.62 Beam Angle(B): H95.2 V101.3 Field Angle(F): H131.5 V139.8 Dh Dv JWP-FC-CPS SERIES CCT & POWER SELECTABLE FULL CUT-OFF LED WALLPACK JWP-FC-CPS-40W WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 3 of 9 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 05/2022 PHOTOMETRIC DATA JWP-FC-CPS SERIES CCT & POWER SELECTABLE FULL CUT-OFF LED WALLPACK JWP-FC-CPS-120W JWP-FC-CPS-150W WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 4 of 9 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 05/2022 PHOTOMETRIC DATA - GRAPHS JWP-FC-CPS SERIES CCT & POWER SELECTABLE FULL CUT-OFF LED WALLPACK JWP-FC-CPS-40W set for 16W, 15 Wall Mount JWP-FC-CPS-40W set for 10W, 15 Wall Mount WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 5 of 9 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 05/2022 PHOTOMETRIC DATA - GRAPHS JWP-FC-CPS SERIES CCT & POWER SELECTABLE FULL CUT-OFF LED WALLPACK JWP-FC-CPS-40W set for 24W, 15 Wall Mount JWP-FC-CPS-40W set for 32W, 15 Wall Mount WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 6 of 9 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 05/2022 PHOTOMETRIC DATA - GRAPHS JWP-FC-CPS SERIES CCT & POWER SELECTABLE FULL CUT-OFF LED WALLPACK JWP-FC-CPS-80W set for 20W, 15 Wall Mount JWP-FC-CPS-40W set for 40W, 15 Wall Mount WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 7 of 9 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 05/2022 PHOTOMETRIC DATA - GRAPHS JWP-FC-CPS SERIES CCT & POWER SELECTABLE FULL CUT-OFF LED WALLPACK JWP-FC-CPS-80W set for 48W, 15 Wall Mount JWP-FC-CPS-80W set for 32W, 15 Wall Mount WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 8 of 9 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 05/2022 PHOTOMETRIC DATA - GRAPHS WWW.JADEMAR.COM Miami, FL USA - info@jademar.com T: 305.640.0465 - F: 305.640.0468 Page 9 of 9 Informaon contained herein is subject to change without noce. Values are nominal. All values conform to DLC tolerances. Revised 05/2022 JWP-FC-CPS SERIES CCT & POWER SELECTABLE FULL CUT-OFF LED WALLPACK JWP-FC-CPS-80W set for 64W, 15 Wall Mount JWP-FC-CPS-80W set for 80W, 15 Wall Mount TOWN OF ITHACA PLANNING BOARD June 6, 2023 Minutes Present: Greg Lindquist, Chair: Members Ariel Casper, Bill Arms, Caitlin Cameron, Liz Bageant and Kelda McGurk Absent: Fred Wilcox and Cindy Kaufman CJ Randall, Director of Planning; Chris Balestra, Planner; Susan Brock, Attorney for the Town; Dan Thaete, Town Engineer and Paulette Rosa, Town Clerk Agenda Item 1 Preliminary and Final Subdivision approval for the proposed two-lot subdivision on Bostwick Road, east of the Sheffield Road and Bostwick Road intersection. The project involves subdividing a .53+/- acre lot that contains a cemetery from a 115+1- acre farm parcel. The cemetery will be transferred to Town of Ithaca after subdivision. There is no development proposed. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. James Baker, Owner; Town of Ithaca, Applicant; Joe Talbut, Town of Ithaca Parks Maintenance Manager, Agent. Mr. Talbut gave an overview, saying that the Town has taken care of this small cemetery for a long time and when the Bakers got the land, it should have been subdivided off of the larger parcel, but it was not. There has been extensive research on the cemetery and a listing of the burials there by the Town Historian. The proposal is to subdivide the cemetery off and the Town will take over ownership and maintenance of it. SEQR Determination PB RESOLUTION 2023 - 014: SEQR Preliminary& Final Subdivision Approval Bostwick Road Cemetery Subdivision Bostwick Road, Tax Parcel No. 32.4-18.5 WHEREAS: 1. This is the consideration of Preliminary and Final Subdivision approval for the proposed two-lot subdivision on Bostwick Road, east of the Sheffield Road and Bostwick Road intersection. The project involves subdividing a.53+/- acre lot that contains a cemetery from a 115+1- acre farm parcel. The cemetery will be transferred to Town of Ithaca after subdivision. There is no development proposed. James Baker, Owner; Town of Ithaca, Applicant; Joe Talbut, Town of Ithaca Parks Maintenance Manager, Agent; PB 2023-06-06 (Filed 7/10) Pg. 1 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoordinated environmental review with respect to the project; 3. The Planning Board on June 6, 2023, has reviewed and accepted as adequate a narrative, a subdivision plat titled"Final Subdivision Plat, Showing Proposed Division Lines of James Baker, Located on Bostwick Road, Town of Ithaca, Tompkins County,New York,"prepared by T.G. Miller P.C., dated 10/25/2022, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; now, therefore be it RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed,based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Moved: Bill Arms Seconded: Caitlin Cameron Vote: ayes—Casper, Bageant, Cameron, Lindquist, Arms and McGurk PUBLIC HEARING Mr. Lindquist opened the public hearing. Bruce Britain spoke in favor and support of the Town's efforts to maintain this cemetery and he hoped other municipalities would do the same. There was no one else wishing to speak and the hearing was closed. DETERMINATION There were no other questions or comments from the Board. PB Resolution 2023 -015: Preliminary& Final Subdivision Approval Bostwick Road Cemetery Subdivision Bostwick Road Tax Parcel No. 32.4-18.5 Whereas: 1. This is consideration of Preliminary and Final Subdivision approval for the proposed two-lot subdivision on Bostwick Road, east of the Sheffield Road and Bostwick Road intersection. The project involves subdividing a .53+/- acre lot that contains a cemetery from a 115+/- acre farm parcel. The cemetery will be transferred to Town of Ithaca after subdivision. There is no development proposed. James Baker, Owner; Town of Ithaca, Applicant; Joe Talbut, Town of Ithaca Parks Maintenance Manager, Agent; PB 2023-06-06 (Filed 7/10) Pg. 2 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 6, 2023, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, and 3. The Planning Board on June 6, 2023, has reviewed and accepted as adequate a narrative, a subdivision plat titled "Final Subdivision Plat, Showing Proposed Division Lines of James Baker, Located on Bostwick Road, Town of Ithaca, Tompkins County, New York,"prepared by T.G. Miller P.C., dated 10/25/2022, and other application materials; now, therefore be it Resolved: 1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver would result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Preliminary & Final Subdivision Approval for the proposed Bostwick Road Cemetery Subdivision, as shown on the plans noted in Whereas 43 above, subject to the following condition: a. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the approved final subdivision plat, prior to filing with the Tompkins County Clerk Office; and submission of a copy of the receipt of filing to the Planning Department. Moved: Bill Arms Seconded: Caitlin Cameron Vote: ayes—Arms, Cameron, Casper, McGurk and Bageant Agenda Item 2 Consider a recommendation to the Town Board regarding proposed amendments to Town Code, Chapter 270, Article XXVI, Section 270-219 Telecommunications facilities. Ms. Bageant asked about which co-locations would need to come to the Planning Board and which would not. Ms. Brock went through the types, noting that the Federal Government has ruled that some co- locations, know as eligible facilities, must be approved so there is not need for Planning Board review and she went through the other criteria for those that would not be before the Board, supported by the design standards in the proposed law that was the main reason they had come to the Planning Board in the past. Ms. Brock reviewed the shot-clock regulations for the review and approval process that have been instituted by Federal law and incorporated here. That shot-clock is why this law spells out in great detail what is needed in the application, because once an application is submitted as complete, the PB 2023-06-06 (Filed 7/10) Pg. 3 clock starts. Ms. Bageant asked about the "Small Wireless Facility" and "Personal Wireless Facility"that is used throughout and what the difference is. Discussion followed and Ms. Brock stated that they would look at that and try and make it clearer. Ms. Brock noted that this is a working draft, and there has been and will continue to be clean up of the draft, but the basic intent will remain. PB Resolution 2023-016: Recommendation to the Town Board Regarding the Proposed Amended Town Code§270-219—Telecommunications/Personal Wireless Service Facilities Town of Ithaca Planning Board June 6, 2023 Whereas: The Town Codes and Ordinances Committee has drafted amendments to Town Code §270- 219 Telecommunications (Personal Wireless Service Facilities), and Whereas: The Town Board has referred the proposed revisions to the Planning Board for review and recommendation, and Whereas: The Town of Ithaca Planning Board has discussed the proposed amendments at its meeting on June 6, 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 amendments to Town Code §270-219 Telecommunications (Personal Wireless Service Facilities). Moved: Liz Bageant Seconded: Bill Arms Vote: ayes—Bageant, Arms, Casper, McGurk, Cameron and Lindquist Agenda Item 3 Persons to be heard. Bruce Brittain addressed the Board regarding the realignment of the Cradit Farm/Pleasant Grove intersection. We have two documents; one is a legally binding contract signed by the top brass of Cornell and the Town and the County each swearing a solemn oath to carry this out and then on the other hand we have an email from a County employee who says I don't know if I want to do. It is not the Town's problem to resolve whether or not Jeff Smith wants to do his job or not. His job is not to design an intersection, it's not to build it, it's just to offer suggestions and approve it. He said he wants to see Ms. Brock arguing the Town's position, not trying to support his and to see her ask Cornell "who are you trying to fool." The plans submitted did not meet the condition set, which was submission of construction drawings. Or ask the County why they are bothering to take more traffic counts when the purpose of the intersection realignment, and this is a quote from the October 18 2018 letter from the Town Planning Board to the City Planning Board, "the purpose is to alleviate PB 2023-06-06 (Filed 7/10) Pg. 4 current and future cut through traffic that moves through the Forest Home neighborhood." If traffic hasn't gone up it doesn't matter because we are trying to reduce current traffic loads. You had a deal with Cornell, they proposed the intersection realignment as a traffic mitigation measure in exchange for getting their dorms. They got their dorms and now it's time for them to follow through and design a workable intersection realignment and build the darn thing. He did not want to see the Planning Board pushed around. Doug Brittain, followed, adding, this was a clear-cut trade, Cornell gets the dorms and the Town gets the intersection, everybody understood it, everybody agreed and Ms. Brock made the conditions very clear and the MOU very clear so that no one could back out. Cornell started with their intersection designs, and they had a traffic circle, then they dropped that and moved on to something else, and then they slowed down, and they got behind schedule and then they got their certificates of occupancy and then they stopped. No more ideas, no more proposals, that was It. They had what they wanted, and they were done. Then all they needed was an excuse not to deliver the intersection and Jeff Smith comes to the rescue by writing an email stating that he would rather leave the intersection as is. That is not his job, and he does not have the authority to set policy. Doug Brittain said Cornell's case is not very strong and the focus should be on enforcing the MOU and the conditions of the Planning Board and not letting Cornell renege on its commitment. Approval of Alinutes; None Agenda Item 4 Other Business Mr. Arms asked about the public hearing process, saying after the Ithaca College field renovation project, he felt the visibility of the process for the public was not reached and people did not get their input submitted in enough time and he wanted to find ways to improve public outreach. Secondly, and somewhat associated with that, the order of the agenda items where SEQR is discussed and voted on prior to any public input seems counterproductive. Ms. Balestra responded that people within 500 feet of any project are notified via mail and when there is a topic that we think is controversial we will try and push it out to neighborhood groups etc. and we have tried to think about different ways to get the word out, and we are open to suggestions, but notifications do go out in a number of ways. Ms. Balestra noted that the sequencing of the agenda is set by NYS in some instances, such as subdivision, because an application is not considered complete until the SEQR is determined. Ms. Brock added that sometimes comments have been allowed prior to the public hearing of a project to permit comments prior without naming it a public hearing which has its own set of rules in many instances. Also, the SEQR is a determination on significant impacts that would require a full Environmental Impact Statement, not impacts that may be there, but do not reach the level of significant. PB 2023-06-06 (Filed 7/10) Pg. 5 Ms. Balestra added that the only reason the sports field was in front of the Planning Board was the height of the light poles. Ms. Bageant asked about the status of the Cradit Rd realignment. Ms. Randall reported that the County is doing additional traffic studies after urging from residents at the County level. Ms. Bageant asked if the Planning Board wanted to have this as an agenda item to formally discuss this issue and she said although she doesn't understand all the details, she felt there should be some sort of formal resolution to this issue. Ms. Brock responded that the former Director of Planning made an official determination that the conditions were met. Ms. Randall stated that in stepping back and looking at this project, the City Planning Committee was Lead Agency and made a negative declaration of environmental significance and the mitigation for the traffic issue was, and this is a direct quote, "together with the Town and Tompkins County, explore the possibility of Cornell realigning the intersection of Cradit Farm Drive and Pleasant Grove Road (County owned) to direct traffic more readily to the Cornell campus. Cornell would fund and manage the project once approved by Cornell. Ms. Brock added that the Planning Board's resolution is separate from that, and she suggested Ms. Bageant look through those and come back with any questions. Mr. Lindquist reported that he has resigned from the Board, effective end of July, due to moving out of the State. He added that he has enjoyed being on the Board immensely, but personal reasons are forcing the move to be near family. Members stated that he has been a great asset to the Town and he will be missed. Review of next agenda items. Meeting was adjourned upon motion by Mr. Lindquist, seconded by Mr. Casper, unanimous. Submitted by Paulette Rosa Town Clerk PB 2023-06-06 (Filed 7/10) Pg. 6 TOWN OF ITHACA PLANNING BOARD March 21, 2023 Draft Minutes Present: Greg Lindquist, Chair;Members Fred Wilcox, Yvonne Fogarty, Cindy Kaufman, Kelda McGurk and Ariel Casper Absent: Bill Arms and Liz Bageant CJ Randall and Chris Balestra, Planning; Marry Moseley, Codes; Susan Brock, Attorney for the Town; Dan Thaete and David O'Shea, Engineering and Paulette Rosa, Town Clerk Mr. Lindquist called the meeting to order at 6:00 p.m. Item 1 Consideration of Special Permit for a proposed temporary daycare use at the College Circle Community Center at Ithaca College, located at 30 College Circle. The proposal involves utilizing existing meeting rooms in the community center for the Coddington Road Community Center (CRCC) daycare program while the CRCC property undergoes renovations. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. David Prunty, Ithaca College, Owner; Heather Mount, Coddington Road Community Center, Applicant/Agent. Ms. Mount reviewed the project. The Board had comments about parking and Ms. Mount described where staff would park, where students and buses would drop/off and park. The Board discussed the length of the Special Permit and whether exterior features or similar changes that may occur during the building permit review and inspections would require a modification from this Board. Changes were made to the draft resolution to clarify that immaterial changes would not need Planning Board approval. PB Resolution 2023-005: Special Permit Coddington Road Community Center Temporary Child Day-Care Center at Ithaca College— College Circle Community Building Tax Parcel 43.4-2.2 Whereas: 1. This action is Consideration of Special Permit for a proposed temporary Child Day-Care Center use at the College Circle Community Center at Ithaca College, located at 30 College Circle Drive. The proposal involves utilizing existing meeting rooms in the community center for the Coddington Road Community Center (CRCC) daycare program while the PB 2023-03-2 1(Filed 7/10) Pg. 1 CRCC property undergoes renovations. David Prunty, Ithaca College, Owner; Heather Mount, Coddington Road Community Center, Applicant/Agent; 2. This is a Type 11 Action, as stated in 6 NYCRR Section 617.5(c)(21) of the regulations of the New York State Department of Environmental Conservation, promulgated pursuant to the State Environmental Quality Review Act, because the Action constitutes a"minor temporary use of land having negligible or no permanent impact on the environment," and thus approval of the special permit is not subject to review under SEQR; and 3. The Planning Board, at a Public Hearing held on March 21, 2023, has reviewed, and accepted as adequate a narrative, aerial maps, a drawing titled "Ithaca College and Coddington Road Proposal- Building Floor Plan" date-stamped February 22, 2023, prepared by the Ithaca College Office of Facilities, along with other application materials; Now therefore be it resolved: That the Planning Board hereby grants Special Permit for the proposed temporary use at the College Circle Community Center building, finding 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 College Circle Community Center building is large enough and suitable to accommodate the added temporary day care use along with its existing use as a college community facility. There will be no change to any physical site characteristics to house the temporary daycare use. B. The proposed structure design and site layout are compatible with the surrounding area. • There are no proposed new structures and no changes to the building or site layout. C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the zone. • The community facility use will not change. The temporary use will not create fumes, vibrations, illumination, or other nuisances. Noise impacts related to the daycare use will be temporary and limited to typical daytime business hours of 7:30am to 5:30pm, Mondays through Fridays. 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. PB 2023-03-2 1(Filed 7/10) Pg. 2 • There are no material changes to existing infrastructure and services. All infrastructure to accommodate the use is in place and is of adequate capacity. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles. • There are no proposed changes to the existing site layout. All existing vehicular, bicycle, and pedestrian areas will remain unchanged and can accommodate all uses of the property. 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 are no changes to existing vegetation or other features on the property. 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. 0 Site Plan approval is not required with this Special Permit. This criterion is not applicable to the project. Moved: Yvonne Fogarty Seconded: Cindy Kaufman Vote: ayes—Casper, Fogarty, Lindquist, Wilcox, Kaufman and McGurk Item 2 Consideration of Preliminary and Final Subdivision Approval The proposal involves subdividing the 6.082-acre parcel into three parcels. Parcel A, at 5.347 acres, will be consolidated along with a small strip of land(0 Haller Boulevard)with the property to the north(244 Haller Boulevard). Parcel B, at 0.368 acres, will become a separate buildable lot fronting Haller Boulevard. Parcel C, at 0.367 acres, contains an existing residence and garage. Paul D. Osborne, Attorney-in-fact for Marcia Joyce Osborne, Owner; Christopher Anagnost, Applicant/Agent. Mr. Anagnost gave an overview of the project. Mr. Lindquist opened the public hearing ; there was no one wishing to speak, and the hearing was closed. PB 2023-03-2 1(Filed 7/10) Pg. 3 SEQR Determination PB Resolution 2023-006: SEQR Preliminary and Final Subdivision Approval Osborne Subdivision/Consolidation 232 Haller Boulevard Tax Parcel No. 29.-6-2.2 Town of Ithaca Planning Board, March 21, 2023 Whereas: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision located at 232 Haller Boulevard. The proposal involves subdividing the 6.082- acre parcel into three parcels. Parcel A, at 5.347 acres, will be consolidated along with a small strip of land (0 Haller Boulevard) with the property to the north (244 Haller Boulevard). Parcel B, at 0.368 acres, will become a separate buildable lot fronting Haller Boulevard. Parcel C, at 0.367 acres, contains an existing residence and garage. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Paul D. Osborne, Attorney-in-fact for Marcia Joyce Osborne, Owner; Christopher Anagnost, Applicant/Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the project; 3. The Planning Board on March 21, 2023, has reviewed and accepted as adequate a subdivision map entitled "Subdivision Plat, Showing Lands of Marcia Joyce Osborne, Located at No. 232 Haller Boulevard, Town of Ithaca, Tompkins County, New York," prepared by T.G. Miller, P.C. dated 9/28/2022, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; now, therefore be it Resolved: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Moved: Ariel Casper Seconded: Yvonne Fogarty Vote: ayes —Casper, Fogarty, Lindquist, Wilcox, Kaufman and McGurk PB 2023-03-2 1(Filed 7/10) Pg. 4 Determination Dave O'Shea spoke to the sewer lateral and the condition should be revised to reflect the correct parcel and a change made to the resolution. Cindy asked about the description and lines showing the consolidation PB Resolution 2023-007: Preliminary and Final Subdivision Approval Osborne Subdivision/Consolidation 232 Haller Boulevard Tax Parcel No. 29.-6-2.2 Town of Ithaca Planning Board, March 21, 2023 Whereas: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision located at 232 Haller Boulevard. The proposal involves subdividing the 6.082- acre parcel into three parcels. Parcel A, at 5.347 acres, will be consolidated along with a small strip of land (0 Haller Boulevard) with the property to the north(244 Haller Boulevard). Parcel B, at 0.368 acres, will become a separate buildable lot fronting Haller Boulevard. Parcel C, at 0.367 acres, contains an existing residence and garage. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Paul D. Osborne, Attorney-in-fact for Marcia Joyce Osborne, Owner; Christopher Anagnost, Applicant/Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in the environmental review with respect to the project, has on March 21, 2023, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, and 3. The Planning Board on March 21, 2023, has reviewed and accepted as adequate a subdivision map entitled "Subdivision Plat, Showing Lands of Marcia Joyce Osborne, Located at No. 232 Haller Boulevard, Town of Ithaca, Tompkins County, New York," prepared by T.G. Miller, P.C. dated 9/28/2022, and other application materials; now, therefore be it Resolved: That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision and consolidation at 232 Haller Boulevard, as shown on the subdivision map noted in Whereas 43 above, subject to the following conditions: a. Submission for signing by the Planning Board Chair of an original and three dark lined prints of the approved final subdivision plat, revised to show the existing sewer line that runs north of the property from 232 Haller Boulevard, and the correct notation of feet, prior to PB 2023-03-2 1(Filed 7/10) Pg. 5 filing with the Tompkins County Clerk's Office; and submission of a copy of the receipt of filing to the Planning Department; b. Prior to consolidation of Parcel A and Tax Parcel 29.-6-1.1 with Tax Parcel 29.-6-1.2, submission of, and approval by, the Attorney for the Town of a sanitary sewer easement for Parcel C. Once approved, recording of said easement in the Tompkins County Clerk's office at the time of the recording of the deed for the conveyance of Tax Parcel 29.-6-1.1 to the owner of Tax Parcel 29.-6-1.2; and submission to the Planning Department of proof of such filing within 5 days of the recording; and c. Within six months of this approval, consolidation of Tax Parcel 29.-6-1.1 and Parcel A with Tax Parcel 29.-6-1.2, and submission to the Planning Department of a copy of the completed Tompkins County Consolidation Request Form. Moved: Ariel Casper Seconded: Yvonne Fogarty Vote: ayes—Casper, Fogarty, Lindquist, Wilcox, Kaufman and McGurk Item 3 Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed Learning Farm educational project located at 272 Enfield Falls Road. The proposal involves the development of a learning kitchen building and educational spaces, up to ten guest structures, associated gravel and grassed parking areas, trails, and walkways, lighting, and stormwater management facilities. Christa Nunez, Khuba International, Owner/Applicant; Aleksandr Mergold, AIA, Agent. Ms. Nunez and Mr. Mergold gave an overview of the project. The project consists of temporary yurts, a welcome center and food kitchen to support children and their families in learning about agriculture, food systems and education. The project is grant funded so the plans and phases of the development of the project will be dependent on grant funding continuing. There were concerns about the access from the main road as it is a very busy State highway and signage would be important. SEQR DETERMINATION PB Resolution 2023-008: SEQR Preliminary/Final Site Plan& Special Permit The Learning Farm 272 Enfield Falls Road, Tax Parcel 31-1-241 Whereas: 1. This action involves consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed Learning Farm Agritourism and Seasonal farm lodging PB 2023-03-2 1(Filed 7/10) Pg. 6 facility project located at 272 Enfield Falls Road. The proposal involves the development of a learning kitchen building and educational spaces, up to ten guest structures, associated gravel and grassed parking areas, trails, and walkways, lighting, and stormwater management facilities. Christa Nunez, Khuba International, Owner/Applicant; Aleksandr Mergold, AIA, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the project; 3. The Planning Board, on March 21, 2023, has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, Parts 2 and 3,prepared by Town Planning staff, a narrative, a set of drawings titled "The Learning Farm," including sheets Al-A5, dated 05-03-2022; sheets A500-A503, dated 22 July 2022; sheet A001, dated 1 August 2022; sheets A100, A110, A300, A301, A400, A401, dated 19 September 2022; sheets SW1-SW7, dated Jan.19, 2023; sheets A000, A010, E000, and FP001, dated February 27, 2023; and other application materials; and 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 proposal, 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: Fred Wilcox Seconded: Yvonne Fogarty Vote: ayes —Casper, Fogarty, Lindquist, Wilcox, Kaufman and McGurk PUBLIC HEARING Mr. Lindquist opened the public hearing; there was no one wishing to speak and the hearing was closed. Mr. Lindquist noted that the Conservation Board had no concerns with the project. DETERMINATION Mr. Wilcox asked about the staging of the project and asked the applicants to expand on that. Ms. Nunez responded that Phase 1 would be the kitchen and the small dwelling units or yurts followed by the welcome center and bottling facilities in Phase 2. She added that if she was PB 2023-03-2 1(Filed 7/10) Pg. 7 dreaming big, the phases would be complete in 5 years. Mr. Lindquist asked about the construction of the yurts and whether they would be year-round. Mr. Mergold responded that they are canvass and all-weather, adding that there is one at the Children's Garden off Route 89 if the Board wanted to see one. Mr. Lindquist noted that this approval is for Phase 1 only. Mr. O'Shea stated that Engineering had two issues to discuss with the Board. First, the project is showing improvements on the parcel to the east and additional access off State property they do not own and we would like a mechanism in the resolution to show proof that they have rights to do that and maintain access. Ms. Brock noted that New York State DOT claims an appropriation of 66' feet at that location and they would need consent from NYS, as well as the McMillan's who own the property. Ms. Nunez responded that they have talked to the McMillan's and there is a little wedge of a few feet that needs to be addressed. Secondly, they should get new DOT permits for the access driveway as this will be a different use of the property, and we should have proof of that, as well as proof of the DOT permit for the new driveway/curb cut onto Enfield Falls Rd. Ms. Brock began to draft language to that effect and the Board turned to other comments. Ms. Kaufman stated that she was very in favor of the project. Mr. Moseley noted that the yurts are permitted to be up a maximum of 180 days according to Town Code. The yurts have to be removed at the base according to NYS Fire Code and Town Code. Discussion followed on how they are constructed and how the temporary nature of the structure would be handled. It is not ideal, but they are a nomad-like structure and designed for coming down and being put back up. Mr. Lindquist wanted to make sure the applicants understood that requirement and they acknowledged they did. Lengthy discussion followed while drafting the additional conditions regarding the DOT permits and regulations on how the two access points would need to be built and the timing of approvals and permits by both the Town and DOT. PB 2023-03-2 1(Filed 7/10) Pg. 8 PB Resolution 2023-009: Preliminary/Final Site Plan & Special Permit The Learning Farm Tax Parcel 33.4-241 272 Enfield Falls Road Whereas: 1. This action involves consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed Learning Farm Agritourism and Seasonal farm lodging facility project located at 272 Enfield Falls Road. The proposal involves the development of a learning kitchen building and educational spaces, up to ten guest structures, associated gravel and grassed parking areas, trails, and walkways, lighting, and stormwater management facilities. Christa Nunez, Khuba International, Owner/Applicant; Aleksandr Mergold, AIA, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in the environmental review with respect to the project, has on March 21, 2023, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, and 3. The Planning Board, at a public hearing held on March 21, 2023, has reviewed and accepted as adequate a narrative, a set of drawings titled"The Learning Farm," including sheets Al-A5, dated 05-03-2022; sheets A500-A503, dated 22 July 2022; sheet A001, dated 1 August 2022; sheets A100, A110, A300, A301, A400, A401, dated 19 September 2022; sheets SW1-SW7, dated Jan.19, 2023; sheets A000, A010, E000, and FP001, dated February 27, 2023; and other application materials; now, therefore be it Resolved: That the Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270-200, Subsections A —H, of the Town of Ithaca Code, have been met, specifically that: • 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 to accommodate the project. It is currently utilized as a farm and is an adequate location, with site characteristics suitable for the proposed structures and farm-related uses. • The proposed structure design and site layout are compatible with the surrounding area. • The proposed structures are designed to blend in and be compatible with the surrounding rural area, with natural materials and colors, and earth-berming for the main building. The project is largely located off the road and behind existing structures, so it will be somewhat PB 2023-03-2 1(Filed 7/10) Pg. 9 hidden from the surrounding area. • Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the zone. • The proposed project will create similar potential nuisances that any farm use would create. Noise, illumination, fumes, etc. are mitigated by the seasonal (after-school and summer) aspect of the use. • 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. • The proposal has received a sewer exemption from the Town of Ithaca. All other community infrastructure and services are of adequate capacity to accommodate the proposed use. • 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 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 project includes expanding an existing driveway to create looped access with parking. All accessways have been safely designed for emergency vehicles. • 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 be minimal tree and vegetation loss associated with the project; and the project will be largely hidden behind existing vegetation and other structures. There is no need for additional landscaping or buffering. • 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: That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed Learning Farm project at 272 Enfield Falls Road, as described in the materials listed in Whereas 43 above, subject to the following conditions prior to the issuance of any building permits: a. submission of revised plans noting that the portion of the driveway to the east of the PB 2023-03-2 1(Filed 7/10) Pg. 10 Applicant's parcel will not be used for any Phase 1 construction or site activities; b. Submission of proof of any required NYS Department of Transportation right-of-way permits related to the existing gravel drive located near 274 Enfield Falls Rd; and c. Submission, review, and execution of an Operation, Maintenance and Reporting agreement for the proposed stormwater management facilities, specifying the ownership and maintenance responsibilities for the stormwater system, including: (i) Submission of an access easement to assure Town of Ithaca access to the stormwater facilities, and (ii) Town Board authorization to allow the Town Supervisor to sign any necessary easements and the stormwater Operation, Maintenance, and Reporting Agreement associated with the project. Moved: Ariel Casper Seconded: Yvonne Fogarty Vote: ayes —Casper, Fogarty, Lindquist, Wilcox, Kaufman and McGurk Item 4 Persons to be heard. Bruce Brittain spoke about the Pleasant Grove realignment project that was part of the approval of the NCRE project that hasn't happened. He felt that Cornell tells the Town what to do and what they want to hear and then once they have their approvals, they don't follow through and hold up their part of the bargain. Mr. Lindquist thanked him and responded that he would like some time to research the topic and get back to him. Ms. Brock stated for the record that it is not true that Cornell tells the Town what to do and in they met the conditions of the Planning Board as they submitted final construction drawings and the letter committing over $1M toward the project and this is a County road and the County Highway Superintendent said it wasn't necessary to do any realignment. two things um I wanted to report back to the board that the the town did apply for the um Pomeroy award for outstanding zoning achievement that the New York planning Federation Item 5 Approval of Minutes: January 17, 2023 Motion made by Mr. Wilcox, seconded by Mr. Casper to approve the minutes as submitted; unanimous. Item 6 Other Business PB 2023-03-2 1(Filed 7/10) Pg. 11 The Town is being considered for a Pomeroy Zoning Award from the NYS Planning Federation, but we were not selected. They did encourage us to apply again next year. COC is working on the telecommunication and solar law provisions which will come to the Planning Board for review and comment. Meeting adjourned upon motion by Mr. Casper, seconded by Mr. Wilcox; unanimous. Submitted by Paulette Rosa, Town Clerk PB 2023-03-2 1(Filed 7/10) Pg. 12 TOWN OF ITHACA PLANNING BOARD August 16, 2022 Minutes Present: Greg Lindquist, Acting Chair; Members Cindy Kaufman, Yvonne Fogarty, Ariel Casper, Bill Arms and Liz Bageant Absent: Liebe Meier Swain and Cindy Kaufman Marry Moseley, Codes; Chris Balestra, Planning; Susan Brock, Counsel; David O'Shea, Engineering; and Paulette Rosa, Town Clerk 1. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 130 Ridgecrest Road. The proposal includes subdividing the 9.5+/- acre parcel into four lots, with Lots 1 and 2 intended for sale as building lots, Lot 3 containing the existing residence at 130 Ridgecrest Road, and a triangular lot to be consolidated with an adjacent parcel (tax parcel 45.-1-2.2). The proposal also includes the subdivision of a small strip of land from tax parcel 45.-1-2.2 that fronts on Chase Lane to be consolidated with Lots 1 and 2 to provide road frontage for the lots off Chase Lane. Ira Goldstein and Tessa Sage Flores, Owners/Applicants. Ira Goldstein gave an overview of the proposals, saying that they most recently bought the parcel on Ridgecrest Road and they own approximately 178 acres in that area fronting on different roads in the area and they want to protect the whole from development and will be pursuing conservation easements or a 501 C3 or donation to the town as park land to help do that. The plan is to subdivide the Ridgecrest Rd parcel into 4 lots; one lot will be consolidated with our master parcel, one will have the dilapidated house we are fixing up and the remaining two will be buildable lots, producing minimal density and preserving the existing wooded land. Mr. Goldstein added that Jack Little owns about 35 acres across the road that contributes to a wildlife corridor that extends to the Eldridge Wilderness area. Board Questions Mr. Lindquist spoke to the concerns about water and drainage that were expressed and asked the applicants to address those. Mr. Goldstein said they have walked the land with staff and alone and the land is dry and so he is not aware of any problems with water. Mr. Lindquist asked Mr. O'Shea to comment. Mr. O'Shea responded saying that this is action is a simple subdivision, and therefore there is no construction or impervious surface changes being proposed and therefore not environmental impacts. If and when a building permit is applied for, then the Town would review stormwater and drainage as with any other project and issue a report or memo on any concerns then that PB 2022-08-16 (Filed 10/9) Pg. 1 would be dealt with as part of the normal process. If there was a large proposal, then the State permit would kick in and there would be additional reviews, but as it stands, there is no avenue or law requiring a review or comment on this action. Mr. Wilcox said the comments seem to refer to stormwater management issues and refers to "known issues". Mr. O'Shea responded that there are drainage issues on Chase Lane and the town just went in and piped the ditch in that area because it was too deep and we addressed some other drainage maintenance issues, but he was not aware of any specific concerns and the work was routine in nature. Mr. Arms asked Mr. O'Shea about the comment regarding "stormwater would be a consideration..." Mr. O'Shea responded that is a standard statement we use because if a road were to be put in there it would probably disturb more than an acre and the state permit and that requires a bit more work. There was some discussion on the depiction of an additional fire access lane on the plat. Mr. Moseley explained that this is a State requirement even if the road is not being built at this time. Mr. Wilcox was concerned that there is no secondary access for emergency services if needed right now. Mr. Wilcox asked the Board's permission to allow comment during the SEQR portion of the meeting, noting that many of the comments that have been submitted are concerns about environmental effects of the proposal. The Board agreed. The Packard's spoke saying they are neighbors to the lot and they are concerned about the water issues. Mr. O'Shea stated that it is not an issue, but in their experience it has been. It sounds like the water issue would be a private issue, yet this is a request to establish two buildable lots and that will impact the water issues on their property. Mr. Wilcox explained that the Board is simply looking at a subdivision of land, not what is built on it. When and if a building is proposed, that will go through the building permit process where issues such as water flow would be reviewed. Mr. O'Shea added that during this subdivision process, there is no information to look at to determine any water impacts. The Badoor's spoke saying that they are concerned there is not a process in place in their small community to address concerns about water flow and drainage when more residences and associated driveways and impervious areas are added to an area already dealing with managing water coming into their homes. PB 2022-08-16 (Filed 10/9) Pg. 2 Mr. Little spoke saying that the water just runs through the whole area, as evidenced by the depth of the culverts and it has been a problem for years. Back in the day, the former Superintendent approached me to ask if there could be more ponds on my land to help hold the water. He said he didn't see a problem with this small subdivision, but there is a water flow issue in the area. Ms. Lee spoke saying she agrees with the other speakers; it need to be known that there are drainage issues and whenever something is built above her, there are changes in the water flow and many houses flood now. Carolyn Lee spoke saying that they also have water drainage issues and have had engineering work done to address what they can. She said she was concerned about the access way and she chose to buy in this area back in the 1990's because of the dead-end and the non-cookie cutter housing and she is concerned about new homes that may have frontage on Chase Ln that would not be bound by the Homeowners Association that protects that. Mr. Folsom spoke, saying that when someone does build on the land, which they will, this would be a small decision now that would have larger impacts later. Ms. Packard spoke, saying that the neighborhood is asking for a delay to the approval of the subdivision to allow a study of what the impact would be to the drainage. Mr. Wilcox closed the public comment. Ms. Bageant asked if Staff of Counsel could explain the purview of the Planning Board and the scope of the SEQR process in this instance and that purview. Ms. Balestra, Planner, responded that the SEQR review in a subdivision is simply the action of splitting the land. If the proposal included plans that show the changes to the land that would accommodate a residence, then the Planning Board would have the authority to consider what that development of the property is planned as would then be open to the Planning Board review. The fact that this is a subdivision to allow for the sale of buildable lots, which is what the Planning Board is looking at in these types of instances, that the proposed subdivision produces buildable lots. Once a buildable lot is built upon, the permitting process includes review of stormwater and drainage issues and mitigation factors. She added that the DEC and the Town legislation have significantly changed to review and address stormwater issues now as opposed to the 80's when some subdivision projects were approved and water issues became apparent. Mr. Moseley and Mr. O'Shea explained the Codes and Engineering reviews that happen during PB 2022-08-16 (Filed 10/9) Pg. 3 the building permit process. Mr. Wilcox reviewed comments received, noting that the Home Owners Association mentioned is not enforceable by the Board and this Board has not heard from any member of such an association and there are deed restrictions, but no evidence of an HOA. Chase Ln is not a private road that is maintained and supported by an HOA. Mr. Wilcox also reminded the public that there is no requirement of notification of neighbors; the Town does that as a courtesy, but the legal requirement is the legal advertisement in the paper and the posting on the Town Clerks Bulletin Board. Ms. Bageant asked Ms. Balestra to explain a"buildable lot"that are being asked in the chat. Ms. Balestra responded that this property is in the medium density residential zone, and a buildable lot must meet the minimum dimensional requirements in that zone. Lot size, lot depth, road access and similar. These proposed lots far exceed those minimums. Stream setbacks and wetlands are also considered in the buildable area. SEQR DETERMINATION PB Resolution 2022-026: SEQR Preliminary& Final Subdivision Approval Goldstein-Flores Subdivision 130 Ridgecrest Road Tax Parcel 45.4-13 and 45.4-2.2 Whereas: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 130 Ridgecrest Road. The proposal includes subdividing the 9.5+/- acre parcel into four lots, with Lots 1 and 2 intended for sale as building lots, Lot 3 containing the existing residence at 130 Ridgecrest Road, and a triangular lot to be consolidated with an adjacent parcel (tax parcel no. 45.-1-2.2). The proposal also includes the subdivision of a small strip of land from tax parcel no 45.-1-2.2 that fronts on Chase Lane to be consolidated with Lots 1 and 2 to provide road frontage for the lots off Chase Lane. Ira Goldstein and Tessa Sage Flores, Owners/Applicants; and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the project; and 3. The Planning Board on August 16, 2022, has reviewed and accepted as adequate a narrative, a subdivision plat titled"Final Subdivision Plat, No. 130 Ridgecrest Road, Town of Ithaca, Tompkins County, New York,"prepared by T.G. Miller P.C., dated 3/11/2022 and most recently revised 7/13/2022, and other application materials; and PB 2022-08-16 (Filed 10/9) Pg. 4 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; now, therefore, be it Resolved: That the Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Moved: Greg Lindquist Seconded: Ariel Casper Vote: ayes —Lindquist, Wilcox, Fogarty, Casper, Arms and Bageant PUBLIC HEARING Mr. Wilcox opened the public hearing at 7:57 p.m. Mr. Folsom spoke again, saying that it is very concerning that there is not a requirement for a secondary road even though it is depicted in the survey. He thanked the applicant for the donation of the preserve. He added that it seems like this is a math problem and that the decision is already made. Mr. Wilcox responded that this is a Planning Board, we are not elected officials, we as appointed officials do not have the leeway one might wish we had. Our job is to look at the proposal and make sure it meets the Town, State and Federal laws that are on the books. We can't simply say we don't like this, so we won't approve it. He asked Mr. Moseley to explain the 4' foot wide potential access shown on the plat. Mr. Moseley responded that it was a preexisting condition and if someone were to come it today, they would not be able to build it with a single accessway, but because it is pre-existing, the fire code allows for a secondary access to be shown in case it becomes necessary. Ms. Packard spoke again and added that it does seem like a forgone conclusion and what she is asking is that the Board consider what that decision will mean to the downstream impacts of that decision and to delay it instead of dealing with the inevitable outcome when building happens. Ms. Badoor spoke saying that she listened carefully to the buildable lot explanation but there are seasonal streams on that land, and she was not sure the land has been evaluated since the house on Ridgecrest was built. She went through the history of the original subdivision development, which was supposed to be much larger, and was abandoned when the water issues were discovered and there may be wetlands back there. PB 2022-08-16 (Filed 10/9) Pg. 5 Mr. Patz spoke, saying he was on the neighborhood group and there is no Homeowners' Association, but a group used to meet regularly. He said he is happy to have a dead end, and asked questions about the access strip, and Mr. Wilcox noted that it is shown as the possible access way for emergency access and there is the possibility of Chase Ln being extended but that is a battle for another time. Mr. Patz reiterated that there are water issues in the area and also thanked the Goldsteins for letting the neighborhood use their property now and in the past. Ms. Lee again requested delaying or declining the request and adding her comments from earlier as part of the record. (See comments above) There was no one else wishing to address the Board and the hearing was closed. DETERMINATION Mr. Wilcox stated that he still has concerns about the length of the road and safety aspects of that for the residents of Chase Ln and the need for secondary access and because the secondary access shown is not required,just listed as possible, there is no change and therefore he plans on voting no. We may never get another chance to change a prior approval that made a safety issue on this road. Mr. Lindquist asked Mr. Moseley to explain the fire code again. Mr. Moseley responded that the 1,000-foot length limit is a Town regulation, but the length of Chase Ln is pre-existing at 2,000' feet and therefore grandfathered in. As for the Fire Code, if two residences were built, supplemental access would need to be built and in addition, we would also need to see utility infrastructure and access. Ms. Ritter added that the two lots have frontage on the existing Chase Ln. and so are legal lots. Ms. Brock and Ms. Balestra added that the access road was planned and put in as a temporary easement to the Town for Phase 2 but once the Phase 2 development was abandoned by the developer, the temporary access road easements were released once Phase 1 was completed. Discussion followed on the desire of the applicants to propose the subdivision as is to keep the preserved lands untouched and not disturbed by a road being built through that land. Ms. Brock noted that the length of a cul-de-sac or dead end is not necessarily based solely on fire code. Mr. Arms stated that he intends to vote in favor because in almost every way this application meets the letter and the spirit of the Code and although there is a gap in the process that does not allow possible stormwater issue mitigations, we have to depend on the permitting process to PB 2022-08-16 (Filed 10/9) Pg. 6 address that. He thought it is not appropriate to ask applicants such as these to build an access road that may or may not be necessary, to address an issue made in the past. PB Resolution 2022-027: Preliminary& Final Subdivision Approval Goldstein-Flores Subdivision 130 Ridgecrest Road Tax Parcel 45.4-13 and 45.4-2.2 Whereas: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 130 Ridgecrest Road. The proposal includes subdividing the 9.5+/- acre parcel into four lots, with Lots 1 and 2 intended for sale as building lots, Lot 3 containing the existing residence at 130 Ridgecrest Road, and a triangular lot to be consolidated with an adjacent parcel (tax parcel no. 45.-1-2.2). The proposal also includes the subdivision of a small strip of land from tax parcel no 45.-1-2.2 that fronts on Chase Lane to be consolidated with Lots 1 and 2 to provide road frontage for the lots off Chase Lane. Ira Goldstein and Tessa Sage Flores, Owners/Applicants, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in the environmental review with respect to the project, has on August 16, 2022, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, and 3. The Planning Board on August 16, 2022, has reviewed and accepted as adequate a narrative, a subdivision plat titled "Final Subdivision Plat,No. 130 Ridgecrest Road, Town of Ithaca, Tompkins County, New York,"prepared by T.G. Miller P.C., dated 3/11/2022 and most recently revised 7/13/2022, and other application materials, now therefore be it Resolved: 1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver would result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Preliminary & Final Subdivision Approval for the proposed Goldstein-Flores Subdivision, as shown on the plans noted in Whereas 43 above, subject to the following condition: PB 2022-08-16 (Filed 10/9) Pg. 7 a. Signing of the approved plat by the Planning Board chair or her designee, filing with the Tompkins County Clerk Office, and submission of a copy of the receipt of filing to the Planning Department. Moved: Greg Lindquist Seconded: Bill Arms Vote: ayes —Casper, Lindquist, Arms and Bageant Nays —Wilcox Abstention - Fogarty 2. Consideration of a sketch plan for the proposed modifications to the RaNic Golf Club, located at 189 Pleasant Grove Road. The project involves renovating the existing golf course and redeveloping portions of it with new hospitality and housing accommodation. Specific project elements in the Town of Ithaca include removing the tennis courts to construct attached townhouses, constructing two new vehicular entrances from Hanshaw Road, constructing townhomes on the existing golf driving range,preserving and repurposing an existing farmhouse and barn on Warren Road into a hotel-managed guest rental and event space, constructing additional hotel-managed guest houses across Warren Road, and other improvements. The project will require a rezoning of the property into a Planned Development Zone. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Sean and Jennifer Whittaker, Owners/Applicants, STREAM Collaborative -Noah Demarest, Agent. OVERVIEW (Presentation available on YouTubeLiveeetingsIthaca) Mr. Whittaker began by giving a history of the acquisition of the property and his hope to revitalize the golf club which needs to be updated to include the hospitality angle of a traditional golf club in order to be sustainable and viable as a golfing operation. Mr. Demarest gave a presentation of the sketch plan details, focusing on the goal of retaining the golf course and open space versus straight residential development which are both options in the Town's Comprehensive Plan. Board Comments Ms. Bageant asked about the single-family home options which seem to be the income generating aspect of the project and there is one proposed home that seems to be off the neighborhood area. Mr. Whittaker responded that he has offered the property to the neighbor who commented negatively on that location. He added that Cornell has a right of first refusal on any property if the golf course is not active and this plan, especially for the residences is a long-term endeavor but the Clubhouse and Hotel are an immediate need. Mr. Arms asked where in the Comprehensive Plan it is discussed that this area should be a hospitality and resort area with the accompanying noise, traffic, and density associated with that. PB 2022-08-16 (Filed 10/9) Pg. 8 The Comp Plan states a preference for residential neighborhood use with a single mention of a "small inn or hotel." This plan goes way, way beyond any inference in the Comp Plan. He also asked about what the plan is for the golf course itself given that the submitted documents seem to contradict themselves in the drop in golf's popularity and then the need for certain golf aspects due to their popularity. Mr. Demarest responded that he is not aware of any other mention in the Comp Plan, but it is a matter of scale, and whether the Plan understands the scale of maintaining a golf course. The proposal is to reduce the scale of the course and add the hospitality features because the drive for golf is not meeting that economic level to maintain the golf course. It is a matter of economics. He added that the existing driving range is substandard and not nearly long enough to meet its purpose and the proposed Club House will have driving range simulators and this also allows the 9t' green to be developed into a short game skill builder. Mr. Whittaker added that one of the key components is that we have removed the pitch and putting area and by modifying the 9"' green, we are able to regain that opportunity. The simulators are already in the Club House and very popular with the added ability to practice golf during the winter season. Mr. Wilcox asked if any Board Member is a member of the golf club. There were none. Mr. Wilcox stated that he is comfortable with what is being shown; the residential areas are to the north where it belongs. Mr. Demarest summarized by saying they were looking for feedback on whether the hospitality aspect is acceptable and they could look at the cluster development for the townhouses, but in their opinion, the Planned Development Zone (PDZ) is the better way to move forward. Mr. Wilcox noted that that is in the Town Board's purview because if they establish a PDZ, that will drive what is in the Planning Board's purview for review. Ms. Ritter went through the PDZ process. Ms. Fogarty stated that she has some concerns about the single-family homes because they seem not to fit into the project. She said she liked the townhomes and can understand them being there and understands the need for funds for the larger project, but the single-family homes don't seem to fit. Mr. Whittaker responded that they are looking at that as more of sellable lots, especially given the new legislation regarding short term rentals of single-family homes, which removes the "stay and play" options. Mr. Demarest added that they are not necessarily the funding driver, but they are an option, so they are shown here and he felt they would be very unique and very desirable to some people. PB 2022-08-16 (Filed 10/9) Pg. 9 Action Item PB Resolution 2022-028: Lead Agency—Declaration of Intent RaNic Golf Club Tax Parcel No.'s 68.4-1.2, 68.4-2, 71.-7-1, 71.-7-2 Pleasant Grove Road, Warren Road, Hanshaw Road Town of Ithaca Planning Board,August 16, 2022 Whereas: 1. The Town of Ithaca Planning Board, at its meeting on August 16, 2022, considered a Sketch Plan for the proposed modifications to the RaNic Golf Club, located at 189 Pleasant Grove Road. The project involves renovating the existing golf course and redeveloping portions of it with new hospitality and housing accommodations. Specific project elements in the Town of Ithaca include removing the tennis courts to construct attached townhouses, constructing two new vehicular entrances from Hanshaw Road, constructing townhomes on the existing golf driving range, preserving and repurposing an existing farmhouse and barn on Warren Road into a hotel-managed guest rental and event space, constructing additional hotel- managed guest houses across Warren Road, and other improvements. The project will require a rezoning of the property into a Planned Development Zone. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Sean and Jennifer Whittaker, Owners/Applicants; STREAM Collaborative -Noah Demarest, Agent; and 2. The proposed project, which requires site plan and subdivision approval by the Planning Board, is a Type I action pursuant to Chapter 148 of the Town of Ithaca Code regarding Environmental Quality Review, because it involves the alteration of ten or more acres and construction of more than thirty new residential units that will be connected (at commencement of habitation)to community or publicly owned utilities (§148-5. B & C); now, therefore, be it Resolved: That the Town of Ithaca Planning Board hereby proposes to establish itself as lead agency to coordinate the environmental review of the proposed actions, as described above, and be it further Resolved: That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on this proposed lead agency designation, said concurrence to be received by the Town of Ithaca Planning Department within thirty days from the date of notification to the involved agencies. PB 2022-08-16 (Filed 10/9) Pg. 10 Moved: Fred Wilcox Seconded: Liz Bageant Vote: ayes —Wilcox, Arms, Bageant, Casper, Lindquist, and Fogarty Persons to be heard—Mr. Wilcox noted that this is a time to comment on topics not on the agenda tonight. Mr. B Brittain spoke regarding the Cradit Farm realignment issue; he read from the Final Approval resolution, noting the condition regarding the submission of the realignment project approval and funding for it and adding "Mr. Bosak stated in the past that he can very easily imagine a situation where we take this (this is the realignment of the intersection) we tie this to a C of O and we come down, finally, to the day when the freshmen are supposed to move in and oh dear that MOU hasn't really been signed yet, and we would be under a great deal of pressure to say never mind." Ms. Michaels, who was the Cornell representative responded, "Theoretically that's possible but she feels that miss trust is misplaced." Well, here we are, and the freshmen are moving in and as far as I know, there's no actual design for that road realignment. He thought there should be a public statement, for the record, where we are, how we got here, and how we move forward. How does the Town get back in charge of this overall realignment. He thanked the Board for the work it does and the time it takes to be on this board. Other Business Ms. Balestra brought up the topic of approval of minutes and the suggestion by Ms. Rosa that minutes be reviewed and approved by the Chair of the meeting. Ms. Rosa explained that when meetings are canceled due to lack of business, the minutes cannot be "finalized"until approved and there is the video and the transcript of the meetings available in addition to minutes. The changes are almost always non-substantive and typographical in nature. Discussion followed and the decision was deferred to the next meeting when the Chair would be present. Adjournment Meeting was adjourned upon motion by Mr. Casper, seconded by Mr. Wilcox; unanimous. Submitted by Paulette Rosa, Town Clerk PB 2022-08-16 (Filed 10/9) Pg. 11