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HomeMy WebLinkAboutMirabito prelim SPR -PB packet 7-18-23 mtg1 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) $TXDWLF2WKHU 6SHFLI\ 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+LVWRULF3UHVHUYDWLRQ2IILFH 6+32 DUFKDHRORJLFDOVLWHLQYHQWRU\" 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 T Consulting 1396 White Bridge Road Chittenango,NY 13037 Tel: (315) 391-5110 April 17, 2023 Napierala Consulting 110 Fayette Street Manlius,NY 13104 Attn: Mr. Matthew Napierala, P.E. Re: Traffic Operations Review—Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road—Town of Ithaca,NY Dear Mr. Napierala: I have completed my review of traffic operations associated with the proposed Mirabito site modification on the northeast corner of the intersection of Pine Tree Road with Ellis Hollow Road in the Town of Ithaca,NY. This letter summarizes the work completed in this review as well as my findings. Project Understanding The existing Mirabito development is located on the northeast corner of the intersection of Pine Tree Road with Ellis Hollow Road in the Town of Ithaca, NY. The site is currently occupied by a Mirabito gas station with 8 regular fueling positions and 1 diesel fueling position. The existing site has a small convenience store (less than 1,000 SF) with limited products. Existing access to the site is provided via one full access driveway to Pine Tree Road located approximately 155 feet to the north of Ellis Hollow Road, one full access driveway to Ellis Hollow Road located approximately 195 feet to the east of Pine Tree Road, and cross access to the East Hill Plaza. There is an existing closed Burger King restaurant with access to the East Hill Plaza eastern driveway, located immediately east of the Mirabito site. The proposed site modification includes a new 4,650 SF convenience store with 8 fueling positions, a 1,800 SF attached Burger King restaurant with drive through operations, and a single bay detached automated car wash. The Pine Tree Road access will be shifted approximately 40 feet to the north of the current location. The Ellis Hollow Road access will be converted to a two-way driveway between Ellis Hollow Road and the East Hill Plaza with one full access driveway for the Mirabito site and one exit driveway from the car wash. A preliminary plan developed by Napierala Consulting, dated March 30"', 2023 has been attached. T Consulting Mr. Napierala April 17, 2023 Page 2 of 9 Re: Traffic Operations Review—Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road—Town of Ithaca,NY Data Collection Site visits were conducted on Thursday, March 161h, 2023 to collect the following: • Existing Traffic Volume Counts— Traffic turning movement counts were collected at the following four study area intersections during the weekday morning (7-9am) and evening (4- 6pm)peak travel periods to ensure that actual peak hours of the adjacent streets were captured. o Pine Tree Road @ Ellis Hollow Road o Pine Tree Road @ Mirabito Access o Ellis Hollow Road @ Mirabito Access o Ellis Hollow Road @ East Hill Plaza East Access In additional to the four intersections, traffic counts entering/exiting the Mirabito site via the East Hill Plaza cross access were also collected. The traffic counts included separate heavy vehicle counts on each approach and pedestrians. All area schools were in session. • Pine Tree Road and Ellis Hollow Road Gap Data—Gap data was collected to assess the ability for vehicles to turn in and out of the existing site driveways on both Pine Tree Road and Ellis Hollow Road. In order for a vehicle to turn right out of the site, or left into the site, the vehicle only requires a gap in the northbound direction on Pine Tree Road, or the westbound direction on Ellis Hollow Road. A vehicle requires a gap in traffic in both directions at the same time to turn left out of the site onto either roadway. These gaps in traffic were observed and timed on Pine Tree Road and Ellis Hollow Road passing the site during the weekday morning and weekday evening traffic count periods. The gaps were then converted to a number of vehicles that could turn left or right out of the site during each gap and then totaled for the peak hour. For example, one vehicle can turn from the driveway with a 6-9 second gap in traffic, two can turn with a 10-13 second gap, 3 with a 14-17 second gap, 4 with an 18-19 second gap, etc. • Traffic Queue Data - Traffic queues in the southbound left and through/right lanes on Pine Tree Road and the westbound left and through/right lanes on Ellis Hollow Road at the Pine Tree Road/Ellis Hollow Road intersection were collected at the beginning of the green phase of the traffic signal throughout the traffic count periods to identify both average and maximum queues as well as any impacts that they may have on the existing full access driveways. • Spot Speed Measurements— 50 speed measurements were collected in each direction on Pine Tree Road and Ellis Hollow Road to identify average and 85th percentile operating speeds in the area passing the site. The data was collected for free flow traffic during off-peak times. The weather was sunny and the roadway was dry. T Consulting Mr. Napierala April 17, 2023 Page 3 of 9 Re: Traffic Operations Review—Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road—Town of Ithaca,NY • Sight Distance Measurements— Sight lines looking north/south along Pine Tree Road and east/west along Ellis Hollow Road from the existing site driveways were collected for comparison to design standards in order to confirm that adequate sight lines are available for safe ingress and egress from the site. • Operational Data - Other data needed to evaluate traffic operations, such as intersection geometry, control, and speeds limits were also collected. Existing Operations Both Pine Tree Road and Ellis Hollow Road have one lane in each direction through the study area with auxiliary left turn lanes on the four approaches to the signalized Pine Tree Road/Ellis Hollow Road intersection. The existing westbound left turn lane on Ellis Hollow Road at the signal has approximately 90 feet of storage space before transitioning to a 55 foot eastbound left turn lane for the Mirabito driveway and continuing as an eastbound left turn lane for the East Hill Plaza driveway. The posted speed limit on both Pine Tree Road and Ellis Hollow Road is 35 mph. Based on the traffic counts collected, the peak hours were identified as follows: Morning Peak Hour— 8:00 am to 9:00am Evening Peak Hour—4:30pm to 5:30pm The 2023 existing traffic volumes collected in March are shown in the attached Figure 1 for the morning and evening peak hours. The existing traffic volumes were reviewed and compared to historical traffic volumes on Pine Tree Road and Ellis Hollow Road to identify any necessary additional adjustments to account for any potential lingering impacts from the Covid pandemic. Based on data from the NYSDOT Traffic Data Viewer website, Pine Tree Road has a design hour volume of approximately 865 vehicles and a directional design hour volume of approximately 529 vehicles passing the site. These volumes are consistent with the evening peak hour volumes collected, which had 780 total vehicles and 501 southbound vehicles passing the site during the evening peak hour. Ellis Hollow Road has a design hour volume of 415 vehicles with a directional design hour volume of 290 vehicles, which is also consistent with the evening peak hour volumes collected, which had 397 total vehicles and 245 eastbound vehicles to the east of the East Hill Plaza driveway. Given that the 2023 evening peak hour traffic counts are generally consistent with the 2019 historical data, there were no adjustments made associated with the COVID pandemic. Pine Tree Road is classified as a minor urban arterial roadway in the area. The roadway carries approximately 530 vehicles northbound/ 139 vehicles southbound passing the site during the morning peak hour and 265 vehicles northbound/480 vehicles southbound passing the site during the evening T Consulting Mr. Napierala April 17, 2023 Page 4 of 9 Re: Traffic Operations Review—Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road—Town of Ithaca,NY peak hour. Ellis Hollow Road is classified as an urban major collector roadway in the area. The roadway carries approximately 101 vehicles eastbound/202 vehicles westbound passing the site during the morning peak hour, and 178 vehicles eastbound/189 vehicles westbound passing the site during the evening peak hour. The traffic count data has been attached. Based on the gap data collected, there are sufficient gaps in traffic to accommodate approximately 400 vehicles or more turning right onto Pine Tree Road and approximately 500 vehicles or more turning right onto Ellis Hollow Road from the site driveways during each peak hour. These gaps would also be available for vehicles turning left into the site from either roadway. There were sufficient gaps observed to accommodate over 200 vehicles turning left out of the site onto Pine Tree Road and over 400 vehicles turning left out onto Ellis Hollow Road during the peak hours. There are no concerns with available gaps in traffic to accommodate the existing access locations. The gap data is attached. The queue data collected indicates that the traffic queues southbound on Pine Tree Road at the Ellis Hollow Road intersection are minor during both peak hours. The average traffic queues observed were less than 1 vehicle in the southbound left lane during both peak hours, 1.4 vehicles in the southbound through/right lane during the morning peak hour, and 2.5 vehicles in the southbound through/right lane during the evening peak hour. The maximum queues observed were 3 vehicles in the southbound left turn lane during both peak hours, 5 vehicles in the southbound through/right lane during the morning peak hour and 6 vehicles in the southbound through/right lane during the evening peak hour. The maximum traffic queues extend just to the site driveway in the through lane during both peak hours and quickly clear as the signal operates on a short 60-70 second cycle length. The queue data collected indicates that the traffic queues westbound on Ellis Hollow Road at the Pine Tree Road intersection are also minor during both peak hours. The average traffic queues observed were less than 1 vehicle in the westbound left lane during both peak hours, 0.7 vehicles in the westbound through/right lane during the morning peak hour, and 1.2 vehicles in the westbound through/right lane during the evening peak hour. The maximum queues observed were 2 vehicles in the westbound left turn lane during both peak hours, 4 vehicles in the westbound through/right lane during the morning peak hour and 5 vehicles in the westbound through/right lane during the evening peak hour. The maximum traffic queues did not extend to the site driveway during either peak hour. The posted speed limit passing the site is 35 mph on both Pine Tree Road and Ellis Hollow Road. The speed data collected on Pine Tree Road indicates that the average speeds passing the site are 34 mph northbound and 29 mph southbound. The 85"'percentile speeds based on the data collected are 40 mph northbound and 31.5 mph southbound on Pine Tree Road. The speed data collected on Ellis Hollow Road indicates that the average speeds passing the site are 38 mph eastbound and 37 mph westbound. The 851h percentile speeds based on the data collected are 40 mph eastbound and 40 mph westbound on Ellis Hollow Road. The speed data has been attached. T Consulting Mr. Napierala April 17, 2023 Page 5 of 9 Re: Traffic Operations Review—Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road—Town of Ithaca,NY The following table provides a summary of the recommended sight distances along Pine Tree Road and Ellis Hollow Road from the AASHTO A Policy on Design of Highways and Streets as well as the available sight distances at the site driveways based on field measurements. The speed limit in the area is 35 mph on both roadways,however the speed data collected indicates that the operating speed is closer to 40 mph in both directions on both roadways. Therefore 40 mph was used for the sight distance review. The recommended sight distances for vehicles turning left out of both driveways were adjusted to account for the additional left turn lane to be crossed when turning left out onto Pine Tree Road or Ellis Hollow Road. Sight Distance Summary AASHTO Operating Recommended Available Location Speed Direction Sight Distance Sight Distance Site Driveway LookingLeft 475 feet 500 feet Pine Tree Road—Turning Left 40 mph Looking Right 475 feet 900+ feet Site Driveway @ 40 mph Looking Left 385 feet 500 feet Pine Tree Road—Turning Right Site Driveway @ 40 mph Looking Left 475 feet 1,000 feet Ellis Hollow Road—Turning Left Looking Right 475 feet 500 feet Site Driveway @ 40 mph Looking Left 385 feet 1,000+ feet Ellis Hollow Road—Turning Right There are more than adequate sight distances available in both directions along Pine Tree Road and Ellis Hollow Road from the existing driveway locations. There are no concerns with sight distances and safety for ingress and egress from the proposed site driveways. There are no concerns with existing traffic operations on Pine Tree Road or Ellis Hollow Road in the vicinity of the project site as there are ample gaps in traffic and clear sight lines in both directions. Existing southbound traffic queues on Pine Tree Road and westbound traffic queues on Ellis Hollow Road do not have any significant impact the site access locations. The adjacent traffic signal at the Pine Tree Road/Ellis Hollow road intersection operates on a short cycle length which minimizes both queues and delays in the study area. These findings are consistent with observations made during the data collection effort. Trip Generation Estimate The existing Mirabito development includes a gas station with 8 fueling positions. Based on the 2023 traffic counts collected, the existing development generates the following traffic volumes during each peak hour: T Consulting Mr. Napierala April 17, 2023 Page 6 of 9 Re: Traffic Operations Review—Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road—Town of Ithaca,NY Morning Peak Hour—37 trips entering/ 36 trips exiting—73 trips total Evening Peak Hour—55 trips entering/ 55 trips exiting— 110 trips total Trips generated by the existing development were estimated using the ITE Trip Generation, 11`h Edition, which is the industry accepted standard for estimating traffic generated. Land Use 944—Gas Station/Service Station was used for the existing development estimate. This land use specifically notes that there is minimal convenience store type operations associated with the gas station. The ITE estimate for the existing development is consistent with the observed operations. The estimate projects that the existing site would generate 41 vehicles entering and exiting during the morning peak hour, and 56 vehicles entering and exiting during the evening peak hour. The proposed Mirabito site modification includes a new 4,650 SF convenience store with 8 fueling positions, a 1,800 SF attached Burger King restaurant with drive through operations, and a single bay detached automated car wash. Trips generated by the proposed development were also estimated using the ITE Trip Generation, 11 th Edition. Land Use 945 - Convenience Store/Gas Station—GFA (2-4K) was used for the proposed gas station/convenience store portion of the development. While this land use includes rates for different ranges of convenience store size (2-4K SF, 4-5.5K SF, etc), the 24K SF rates were used since the average number of fuel positions matches the proposed site at 8. The average number of fuel positions for the larger 4-5.5K square foot convenience store sites was 14. Land Use 934—Fast Food Restaurant with Drive Through Window was used for the Burger King, and Land Use 948—Automated Car Wash was used for the car wash. A portion of the traffic generation within the Mirabito development will be internal trips that do not generate new vehicles on the adjacent roadways. For example,people will stop at the Burger King or use the car wash after getting gas or stopping at the convenience store. Typically, the majority of the car washes are purchased at the gas pumps, making the car washes an internal trip without additional trips on the adjacent streets. A 20%multi-use trip reduction was applied to the overall trip generation estimate to account for these internal capture trips. A significant portion of the additional external trips generated by the development will be drawn from traffic already passing the site on Pine Tree Road or Ellis Hollow Road and are referred to as pass-by trips. Pass-by trips are vehicles that are already traveling through the study area but will now stop at the development on their way to anther destination, such as stopping on their way to or from work. Based on data from the ITE Trip Generation, the average pass-by trip percentage for Land Use 945 is 62% during the morning peak hour and 56% during the evening peak hour. The average pass-by rate for Land Use 934 is 49% during the morning peak hour and 50% during the evening peak hour. A 50%pass-by trip rate was applied to the overall estimate, and was applied after the multi-use credit to avoid compounding credits. T Consulting Mr. Napierala April 17, 2023 Page 7 of 9 Re: Traffic Operations Review—Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road—Town of Ithaca,NY The following table summarizes the trip generation estimate for the proposed Mirabito site modification on the northeast corner of the Pine Tree Road/Ellis Hollow Road intersection in the Town of Ithaca. Trip Generation Summary Morning Evening Peak Hour Peak Hour Entering Exiting Entering Exiting Mirabito—4,650 SF / 8 Fueling Positions 64 64 74 74 Burger King— 1,800 SF 41 39 30 29 Car Wash— Single Bay 20 20 39 39 Total Individual Trips Generated 125 123 143 142 Multi-Use Trip Credit—20% -25 -25 -29 -28 Total External Trips Generated 100 99 114 114 Existing Trips Generated -37 -36 -55 -59 Total Additional Trips Generated 63 63 59 55 Pass-by Trips— 50% -31 31 -28 -28 Total New Trips Generated 32 32 31 27 The detailed trip generation calculations have been attached. Overall, the Mirabito development is expected to generate approximately 63 additional trips entering and exiting during the morning peak hour and 59 additional trips entering/55 additional trips exiting during the evening peak hour. Approximately half of these trips will be drawn from traffic already passing the site on Pine Tree Road or Ellis Hollow Road, therefore the site is only expected to generate 27-32 new trips entering and exiting the overall study area during the peak hours. Trip Distribution Prior to adding the additional site generated trips to the study area, the existing traffic volumes were redistributed to account for the proposed connection between Ellis Hollow Road and the East Hill Plaza. Typically most traffic will use the closest access to their origin/destination to access a development. Therefore, 80% of the traffic turning left into and right out of the East Hill Plaza driveway on Ellis Hollow Road was redistributed to the proposed western connection on the Mirabito site. Similarly, 20% of the traffic turning right into/left out of the East Hill Plaza driveway was redistributed to the proposed western access connection. The redistributed existing traffic volumes with the proposed access modifications are shown in Figure 2. Based on existing traffic patterns and population centers in the area, 40% of the new trips generated are expected to travel to/from the north on Pine Tree Road, 25% is expected to travel to/from the south on Pine Tree Road, 20% is expected to travel to/from the east on Ellis Hollow Road, 10% is expected to T Consulting Mr. Napierala April 17, 2023 Page 8 of 9 Re: Traffic Operations Review—Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road—Town of Ithaca,NY travel to/from the west on Ellis Hollow Road, and 5% is expected to be drawn from the East Hill Plaza. Separate pass-by trip distributions were developed for each peak hour based on specific traffic patterns passing the site on Pine Tree Road and Ellis Hollow Road. The anticipated arrival/departure distribution for the morning and evening peak hours are shown in Figures 3 and 4, respectively. The trips generated during each peak hour are shown in Figures 5 and 6, and the resultant full build traffic volumes expected when the development is complete are shown in Figure 7. Build Operations Based on the projected turning movements on Pine Tree Road and Ellis Hollow Road at the site driveways, there are more than sufficient gaps available to accommodate the proposed development traffic. As noted previously, existing southbound traffic queues on Pine Tree Road at the traffic signal have minimal existing impacts on the site driveway operations. The proposed development is only expected to increase the southbound through volume by 7-8 vehicles during the peak hours which will have no notable impact on existing queue measurements. On Ellis Hollow Road, the westbound traffic queues at the traffic signal had no impact on the site access. The proposed development will only add approximately 3 westbound through vehicles per hour during the peak hours, which will also have no notable impacts on existing traffic queues. There are 25-35 vehicles projected to be turning left into the Ellis Hollow Road access during each peak hour, which equates to 1-2 vehicles per cycle of the adjacent traffic signal. The existing 55 foot eastbound left turn lane on Ellis Hollow Road is sufficient to accommodate this projected traffic volume turning on the site. There are no concerns noted with potential traffic queuing impacts on the adjacent streets. The site layout provides a 28 foot drive aisle around the fuel canopy to provide access between the access driveways and the parking stalls. There is adequate stacking space for 10 vehicles in the Burger King drive through and up to 4 cars in the car wash lane without impacting the flow of traffic between the two site access driveways. Conclusions Half of additional traffic generated by the proposed Mirabito site modification will be drawn from existing traffic on Pine Tree Road and Ellis Hollow Road,resulting in only 25-35 new vehicles entering/exiting the area when the development is completed. This minor increase in traffic will generally not be noticeable to existing motorists in the area. There are ample gaps in traffic to accommodate traffic turning in and out of the site and adequate sight lines to provide safe access. Existing traffic queues in the area have minimal impacts on the site driveways and are not expected to significantly change with the proposed site modification. There are no noted concerns with on-site circulation patterns. There are no mitigation measures recommended. T Consulting Mr. Napierala April 17,2023 Page 9 of 9 Re: Traffic Operations Review—Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road—Town of Ithaca,NY If you have any questions or need additional information,please call. Sincerely, Gordon T. Stansbury, P.E. T. GTS Consulting Attachments— Site Plan Traffic Volume Figures 1-7 Gap Calculations Spot Speed Data Trip Generation Estimate Count Data OZ=.3 siDnGOad AVa3N3 0119VMIW NV'ld inoAvi zz 'Z'Z"V" AN'A NnOD SNINdWO1 VOVHJ JO NMOi ivnld3O DNO AE)M3N3 01113VUlIN VIV'dL[IdV N 068VOZ ydd09 6 4, IF 1/0 M/1 'Alf, pgp, T .............. /.......... --g All, MW/l,", 16 IT' 16 off 000floO iY/1�1(l(� ���IW��;, aim I*r w (OA t 'IV ON/ 8 A MR, .............. ag" o" SIP,, pota" If W, /M Ellis Hollow Road �A W O GO U U U Q N V --——————————————————— �I O 9(85) 13 112) r °o ~ G O H eC � N � a x x 0 o W p N r 3 ai I W U cj U 9(2) v 4(20) v o � 2(9) N cj o rq I ¢ —• p v 3 ) 39$(181) H d 2 I (83) i I 16�21) 93 (403) �° � 0 p 23(9) M o I 139 x c ct cj Ij Ij M � O Ellis Hollow Road N Ellis Hollow Road 2 � � � o � \ 2 ` � \ \ / ( ) � \ --——————————————————— 7%% 104) G 4-4 t � J o / \ # 0 \ \ � ■ t � / \ � \ N rn 2 � 27 J% �� Oc 9(11) ------ ) / � � /27) a /% � f In 'A I 2 (9 � !4J% �� v e � A � � 2 � a 2 \ . « /4( w 1 2 § § k 39,6( P � S d � 1( � CC, � �� 2 Q316 § 72 70) CZ _ \ lqq�) �� \ ct \ � / / � w • � � W _ w « m y Ellis Hollow Road - 2 Ellis Hollow Road pA W O U U U Q N ski U U � --------------------- �l o N o 0 F+ N � � o a x � O W N rA �+ 30/°(+30/°) .J W r 20%(+11%) -� r 5% 10%(+19%) o O 0 CA cj 41 Q o � I Z:S o 4VI" � Q � � � a Ellis Hollow Road � � z Ellis Hollow Road �A W O U U U Q N ski U U � --------------------- �l o N o 0 F+ N � � o a 0 x W _ NrA s� 30/o(+33/o) .J W -- r 20%(+16%) 7 5% 10%(+17%) a a o � CAcj Q 4 49/0CA •J + �. I 2400 I Z:S 40/° � Q � � � a Ellis Hollow Road � � z Ellis Hollow Road �A W O U U U Q N ski U U � � � U cC � --——————————————————— �l o 4-4 rA 0 0 F+ N � � o a x x '1 r 6(+3) 2 N 3 (+6) M M � a C Qcj z r" I � o I I r00 I (+5) 8 s � 0 I a� v, O cC o � 3 Ellis Hollow Road � Ellis Hollow Road OA W O U U U Q N ski U U � � � U cC � --------------------- �l o 4-4 rA 0 0 F+ N � � o a x x '1 r 5 (+4) 2 3 (+5) a C bpcj o �2(7x? � a� o � O � ^C4 Ellis Hollow Road � Ellis Hollow Road �A W O U U U Q N M M � W O � M tj Z O --——————————————————— �I O 7(68) 3 (14) 4-4 o � 0 F+ N � � o a x x M y O CC GO 27(26) --------- 27(29) W 12(75) —. 17(34) 4 (11) M 23 (86) � OS aN N c cj .r it Q � U 7� 24(34) 4p6(189) o � 513�z5$) 0 2I (g3) i a. 34(45) � 1p123�� � M "' `� a� x 134(46$) ct Ij o � Ij H a ^� W M � Ellis Hollow Road O N O p 1..1 N p p O O O Q1 M r r r r r r U 00 r 00 r 00 r 00 r M Cl) N O c r 00 � M N n U a) N N X T P � r � I- N T U) M O Co It N N T � (O Z N LO U U m U) LO N � W CO CD 0 0 W W CD CD O O O N � a) 'O N X r W) r Ln N 40 N CD Cl) LO N LSD N 00 CD m O � ON O � O UI = O �t to N 00 O O r O Cl M C14 (Y) N r i X 00 LU v U "O a) U O I` CO O ti r M (0 00 00 qq 00 q N O) ti te r r X N M r N N r (14 N a) v N � a) U ZT U) ai Cl) X Cl)I` O 00 U*) CD 00O M W LO CD v O 00 r r r N r M = N r 0 O W -0 U) co C) i U p cA r I` B O O co to O 0) r r r r CO W M 0 X r T r T r T r T r T r T r T r T 1 r co � \ VO ^� LL + N N y N y N y (n x U) N V) 2 u 2 O G1 U) V) (1) 2 (1) N VLLI Iz0 0. 0 QQ aC1 QQ CLC1 aQ a C1 U U co :Em :Em :EN :E (ID :Em :Em :E co :EM aUi (D 0 a) C7 aD CD aD CD aD C7 aD C7 aD a� N > � > > > > > > > oN H U Ow Ow 04- O ,� Ow 04- 04- O ,� Q .- 4t 0 4t O 4t o 4t 0 4t o 4t O o 4t 0 � co co L Q 7 0 tQ _ E E E E _ E E E E Y cu @ @ m 1 0_ 0_ O_ O_ CC 0 N a) = O U) CD co LOCl) � O 'IT CDIn CD p O � W- m co 00 of in in y a> E c o o v � v o y > i co ao co ao Lri Lii 0 = a o w' 1..1 N N 0 1- 5c" LOf> CMO I U U U M CZ) O O O O (D CD O CZ) Cl O CD O CD CD O (A X N n U N N N X T ^ I- I-- h CD O O Co P n CD Z N (0 U U LO N � O O O CD O (D 0 0 C D O O t O "o, O �t N � N CY) LO (E Cl N X N N C) Cl) LO NCD Cl)'M OO 00 OO O � ON O � O U _ (A X N 00 N 00 O CD N 00 O Cl N 00 O O O O V) 00 LU v U O N O CO Cfl co OD N N CD I— N N (D I— N (fl � Cl) 0)X i N � V) U C N aCl) X It co 0-) co O N 00 CD co co I` le NT Co co W O O U @ p U p (q r LO O LO 0 It 't I (D LD O O O O O O 2 N O X N N r N N r r N N r N N N i _ � CO C0 N O d C N 0 (n V) V) V1 V1 0 cl I? 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bl] r0 m N N N N N N N N N N N N N N N N N N N N N N N N N M LL Ncu j Ln 0 W Q 00 Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road -Town of Ithaca, NY Trip Generation Estimate Existing Development 8 Fueling Position Gas Station(No Convenience Store) Proposed Development 4,650 SF Convenience Store with 8 Fueling Positions&Car Wash 1,800 SF-Burger King With Drive Through Existing Trips Generated(3/16/2023) Morning Peak Hour 37 Entered 36 Exited 73 Total Trips Evening Peak Hour 55 Entered 59 Exited 114 Total Trips ITE Trip Generation-11th Edition Land Use 944-Gas Station/Service Station AM Peak Hour 10.28 Trips/Fuel Posit 50% Enter 50% Exit PM Peak Hour 13.91 Trips/Fuel Posit 50% Enter 50% Exit Land Use 945-Convenience Store/Gas Station-GFA(24K)` AM Peak Hour 16.06 Trips/Fuel Posit 50% Enter 50% Exit PM Peak Hour 18.42 Trips/Fuel Posit 50% Enter 50% Exit *-Average Number of Fueling Positions=8 for GFA(2-4K),Average Number=14 for GFA(4-5.5K),therefore use(2-4K)rates Land Use 948-Automated Car Wash AM Peak Hour" 38.75 Trips/Fuel Posit 50% Enter 50% Exit PM Peak Hour 77.50 Trips/Tunnel 50% Enter 50% Exit "-No Data Available for Morning Peak Hour-Assume 50%of Evening Peak Hour Rate Land Use 934-Fast-Food Restaurant with Drive-Through Window Morning Peak Hour 44.61 Trips/1,000 SF 51% Enter 49% Exit Evening Peak Hour 33.03 Trips/1,000 SF 52% Enter 48% Exit Multi-Use Credit-Assume 20% Average Pass-by Percentages Land Use 945-Convenience Store/Gas Station-AM-62%, PM-56% Fast Food Restaurant-AM-49%, PM-50% Assume 50%Pass-by Rate for Entire Development-Credit Taken After Multi-Use Credit to Avoid Compounding Credits Trip Generation Estimate-Existing Mirabito Gas Station Development Morning Peak Hour Evening Peak Hour Development Size Total Trips Entering Exiting Total Trips Entering Exiting Labito-No Convenience 8 Fueling Positions 82 41 41 112 56 56 Actual Trips Generated-3116123 73 37 36 114 55 59 Trip Generation Estimate-Proposed Mirabito Site Modification with Convenience Store,Burger King&Car Wash Morning Peak Hour Evening Peak Hour Development Size Total Trips Entering Exiting Total Trips Entering Exiting Mirabito w/Convenience 4,650 SF/8 Fuel Pos. 128 64 64 148 74 74 Burger King 1,800 SF 80 41 39 59 30 29 Car Wash 1 Tunnel 40 20 20 78 39 39 Total Individual Trips Generated 249 125 123 285 143 142 Multi-Use Trip Credit-20% -50 -25 -25 -57 -29 -28 Total External Trips Generated 199 100 99 228 114 114 Existing Trips Generated -73 -37 -36 -114 -55 -59 Total Additional Trips Generated 126 63 63 114 59 55 Pass-by Trips-50% -62 -31 -31 -56 -28 -28 Total New Trips Generated 64 32 32 58 31 27 File Name : Pine Tree @ Ellis Hollow Site Code : 00000001 Start Date : 3/16/2023 Page No : 1 Groups Printed-Cars&HV Pine Tree Road Ellis Hollow Road Pine Tree Road Ellis Hollow Road Southbound Westbound Northbound Eastbound Start Time Right Thru Left HV Right Thru Left HV Right Thru Left HV Right Thru Left HV Int.Total 07:00 AM 3 5 3 2 6 6 2 0 6 63 2 0 0 7 4 0 109 07:15 AM 4 16 6 2 10 12 3 1 3 62 2 2 1 3 2 0 129 07:30 AM 4 23 2 2 28 13 1 2 0 104 1 1 0 13 8 1 203 07:45 AM 8 19 1 1 27 16 5 1 1 120 5 3 0 12 7 0 226 Total 19 63 12 7 71 47 11 4 10 349 10 6 1 35 21 1 667 08:00 AM 7 22 5 5 21 7 6 0 6 92 2 4 1 8 10 2 198 08:15 AM 4 30 7 1 26 21 9 5 4 92 0 1 1 9 11 1 222 08:30 AM 10 18 3 2 27 24 4 2 7 121 0 3 3 18 6 0 248 08:45 AM 2 23 10 2 30 24 7 0 5 93 6 2 2 12 11 1 230 Total 23 93 25 10 104 76 26 7 22 398 8 10 7 47 38 4 898 04:00 PM 0 84 24 2 13 17 12 2 7 31 2 0 1 17 7 0 219 04:15 PM 11 73 18 3 14 19 12 1 5 23 1 3 2 20 12 0 217 04:30 PM 2 86 18 0 14 24 14 0 5 44 1 0 1 13 12 0 234 04:45 PM 2 78 27 0 11 23 9 0 10 41 1 5 0 14 14 1 236 Total 15 321 87 5 52 83 47 3 27 139 5 8 4 64 45 1 906 05:00 PM 4 98 19 1 18 16 20 0 10 40 0 0 2 25 8 0 261 05:15 PM 1 101 19 0 7 16 18 0 9 56 5 0 3 14 8 0 257 05:30 PM 3 100 15 0 7 11 9 0 5 47 4 0 2 20 6 0 229 05:45 PM 5 76 9 0 5 11 8 0 5 33 4 0 3 24 7 0 190 Total 13 375 62 1 37 54 55 0 29 176 13 0 10 83 29 0 937 Grand Total 70 852 186 23 264 260 139 14 88 1062 36 24 22 229 133 6 3408 Apprch% 6.2 75.3 16.4 2 39 38.4 20.5 2.1 7.3 87.8 3 2 5.6 58.7 34.1 1.5 Total% 2.1 25 5.5 0.7 7.7 7.6 4.1 0.4 2.6 31.2 1.1 0.7 0.6 6.7 3.9 0.2 File Name : Pine Tree @ Ellis Hollow Site Code : 00000001 Start Date : 3/16/2023 Page No : 2 Pine Tree Road Ellis Hollow Road Pine Tree Road Ellis Hollow Road Southbound Westbound Northbound Eastbound Start Time Right Thru Left HV App.Total Right Thru Left HV App.T.., Right Thru Left HV gpp.Tota Right Thru Left HV App.Tal Int.Total Peak Hour Analysis From 07:00 AM to 12:45 PM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM 08:00 AM 7 22 5 5 39 21 7 6 0 34 6 92 2 4 104 1 8 10 2 21 198 08:15 AM 4 30 7 1 42 26 21 9 5 61 4 92 0 1 97 1 9 11 1 22 222 08:30 AM 10 18 3 2 33 27 24 4 2 57 7 121 0 3 131 3 18 6 0 27 248 08:45 AM 2 23 10 2 37 30 24 7 0 61 5 93 6 2 106 2 12 11 1 26 230 Total Volume 23 93 25 10 151 104 76 26 7 213 22 398 8 10 438 7 47 38 4 96 898 App.Total 15.2 61.6 16.6 6.6 48.8 35.7 12.2 3.3 5 90.9 1.8 2.3 7.3 49 39.6 4.2 PHF .575 .775 .625 .500 .899 .867 .792 .722 .350 .873 .786 .822 .333 .625 .836 .583 .653 .864 .500 .889 .905 Pine I ree Road Out In Total 540 151 691 231 931 251 10 Right Thru Left HV 1 Peak Hour Data CE O N N [O O rn o ti North N. 2 �? _ 3 cQ c rn o °— Peak Hour Begins at 08:00 AM N o 2CDA m r Cars&HV o Ln �fl > 2 �o _ < ov F+ Left Thru Right HV 8 398 22 10 126 438 564 Out In Total Pine Tree Road File Name : Pine Tree @ Ellis Hollow Site Code : 00000001 Start Date : 3/16/2023 Page No : 3 Pine Tree Road Ellis Hollow Road Pine Tree Road Ellis Hollow Road Southbound Westbound Northbound Eastbound Start Right Thru Left HV qpp.Total Right Thru Left HV App.Total Right Thru Left HV App.Total Right Thru Left HV gpp.Taal Int.Total Time Peak Hour Analysis From 01:00 PM to 05:45 PM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:30 PM 04:30 PM 2 86 18 0 106 14 24 14 0 52 5 44 1 0 50 1 13 12 0 26 234 04:45 PM 2 78 27 0 107 11 23 9 0 43 10 41 1 5 57 0 14 14 1 29 236 05:00 PM 4 98 19 1 122 18 16 20 0 54 10 40 0 0 50 2 25 8 0 35 261 05:15 PM 1 101 19 0 121 7 16 18 0 41 9 56 5 0 70 3 14 8 0 25 257 Total Volume 9 363 83 1 456 50 79 61 0 190 34 181 7 5 227 6 66 42 1 115 988 App.Total 2 79.6 18.2 0.2 26.3 41.6 32.1 0 15 79.7 3.1 2.2 5.2 57.4 36.5 0.9 PHF .563 .899 .769 .250 .934 .694 .823 .763 .000 .880 .850 .808 .350 .250 .811 .500 .660 .750 .250 .821 .946 Pine I ree Road Out In Total 273 456 729 91 3631 831 1 Right Thru Left HV Peak Hour Data N O o North y. �? cT o 5— Peak Hour Begins at 04:30 PM o 2 A m F61 Cars&HV �CD ° w5° �fl O �> _ �w° _ < �v o w F+ Left Thru Right HV 7 181 34 5 430 227 657 Out In Total Pine Tree Road File Name : Pine Tree @ Ellis Hollow Site Code : 00000001 Start Date : 3/16/2023 Page No : 1 Groups Printed-Peds Pine Tree Road Ellis Hollow Road Pine Tree Road Ellis Hollow Road Southbound Westbound Northbound Eastbound Start Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds in Total 08:30 AM 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 2 Total 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 2 04:00 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 04:15PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 04:30 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 Total 0 0 0 0 0 0 0 3 0 0 0 0 0 0 0 0 3 05:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3 3 05:45 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 Total 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 3 4 Grand Total 0 0 0 0 0 0 0 5 0 0 0 1 0 0 0 3 9 Apprch% 0 0 0 0 0 0 0 100 0 0 0 100 0 0 0 100 Total% 0 0 0 0 0 0 0 55.6 0 0 0 11.1 0 0 0 33.3 File Name : Pine Tree @ Mirabito Site Access Site Code : 00000002 Start Date : 3/16/2023 Page No : 1 Groups Printed-Cars&HV Pine Tree Road Site Access Pine Tree Road Southbound Westbound Northbound Eastbound Start Time Right Thru Left HV Right Thru Left HV Right Thru Left HV Right Thru Left HV Int.Total 07:00 AM 0 11 0 2 6 0 3 3 3 73 0 0 0 0 0 0 101 07:15 AM 0 23 3 2 2 0 1 0 0 75 0 2 0 0 0 0 108 07:30 AM 0 30 4 2 2 0 2 0 2 127 0 1 0 0 0 0 170 07:45 AM 0 29 3 1 5 0 1 0 4 153 0 3 0 0 0 0 199 Total 0 93 10 7 15 0 7 3 9 428 0 6 0 0 0 0 578 08:00 AM 0 38 4 5 3 0 2 0 2 141 0 4 0 0 0 0 199 08:15 AM 0 33 1 1 2 0 0 0 3 128 0 1 0 0 0 0 169 08:30 AM 0 40 4 2 5 0 1 0 3 153 0 3 0 0 0 0 211 08:45 AM 0 36 7 2 3 0 1 0 2 129 0 2 0 0 0 0 182 Total 0 147 16 10 13 0 4 0 10 551 0 10 0 0 0 0 761 04:00 PM 0 119 10 2 3 0 3 0 2 57 0 0 0 0 0 0 196 04:15 PM 0 115 5 3 2 0 1 0 3 48 3 0 0 0 0 0 180 04:30 PM 0 126 5 0 5 0 3 0 3 71 0 0 0 0 0 0 213 04:45 PM 0 110 4 0 4 0 5 0 2 66 5 0 0 0 0 0 196 Total 0 470 24 5 14 0 12 0 10 242 8 0 0 0 0 0 785 05:00 PM 0 146 10 1 1 0 2 0 4 67 0 0 0 0 0 0 231 05:15 PM 0 143 2 0 4 0 5 0 5 62 0 0 0 0 0 0 221 05:30 PM 0 126 5 0 4 0 3 0 3 68 0 0 0 0 0 0 209 05:45 PM 0 102 2 0 1 0 4 0 2 44 0 0 0 0 0 0 155 Total 0 517 19 1 10 0 14 0 14 241 0 0 0 0 0 0 816 Grand Total 0 1227 69 23 52 0 37 3 43 1462 8 16 0 0 0 0 2940 Apprch% 0 93 5.2 1.7 56.5 0 40.2 3.3 2.8 95.6 0.5 1 0 0 0 0 Total% 0 41.7 2.3 0.8 1.8 0 1.3 0.1 1.5 49.7 0.3 0.5 0 0 0 0 File Name : Pine Tree @ Mirabito Site Access Site Code : 00000002 Start Date : 3/16/2023 Page No : 2 Pine Tree Road Site Access Pine Tree Road Southbound Westbound Northbound Eastbound Start Time Right Thru Left HV App.Total Right Thru Left HV App.T-, Right Thru Left HV gpp.Tota Right Thru Left F—H—V7 gpp.T-1 Int.Total Peak Hour Analysis From 08:00 AM to 11:45 AM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM 08:00 AM 0 38 4 5 47 3 0 2 0 5 2 141 0 4 147 0 0 0 0 0 199 08:15 AM 0 33 1 1 35 2 0 0 0 2 3 128 0 1 132 0 0 0 0 0 169 08:30 AM 0 40 4 2 46 5 0 1 0 6 3 153 0 3 159 0 0 0 0 0 211 08:45 AM 0 36 7 2 45 3 0 1 0 4 2 129 0 2 133 0 0 0 0 0 182 Total Volume 0 147 16 10 173 13 0 4 0 17 10 551 0 10 571 0 0 0 0 0 761 App.Total 0 85 9.2 5.8 76.5 0 23.5 0 1.8 96.5 0 1.8 0 0 0 0 PHF .000 .919 .571 .500 .920 .650 .000 .500 .000 .708 .833 .900 .000 .625 .898 .000 .000 .000 .000 .000 .902 Pine I ree Road Out In Total 564 173 737 01 1471 161 10 Right Thru Left HV 4-1 1 L+ Peak Hour Data o o North o Peak Hour Begins at 08:00 AM r ti CD m CD O�o Cars&HV a v o= <o wv F+ Left Thru Right HV 0 551 10 10 151 571 722 Out In Total Pine Tree Road File Name : Pine Tree @ Mirabito Site Access Site Code : 00000002 Start Date : 3/16/2023 Page No : 3 Pine Tree Road Site Access Pine Tree Road Southbound Westbound Northbound Eastbound Start Right Thru Left HV qpp.Total Right Thru Left HV App.Total Right Thru Left HV App.Total Right Thru Left HV gpp.Taal Int.Total Time Peak Hour Analysis From 12:00 PM to 05:45 PM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:30 PM 04:30 PM 0 126 5 0 131 5 0 3 0 8 3 71 0 0 74 0 0 0 0 0 213 04:45 PM 0 110 4 0 114 4 0 5 0 9 2 66 5 0 73 0 0 0 0 0 196 05:00 PM 0 146 10 1 157 1 0 2 0 3 4 67 0 0 71 0 0 0 0 0 231 05:15 PM 0 143 2 0 145 4 0 5 0 9 5 62 0 0 67 0 0 0 0 0 221 Total Volume 0 525 21 1 547 14 0 15 0 29 14 266 5 0 285 0 0 0 0 0 861 App.Total 0 96 3.8 0.2 48.3 0 51.7 0 4.9 93.3 1.8 0 0 0 0 0 PHF .000 .899 .525 .250 .871 .700 .000 .750 .000 .806 .700 .937 .250 .000 .963 .000 .000 .000 .000 .000 .932 Pine I ree Road Out In Total 280 547 827 01 5251 211 1 Right Thru Left HV 4-1 L+ Peak Hour Data o o North `" 01 ~ o o Peak Hour Begins at 04:30 PM N r m CD m Cars 8 HV CD 6, v O� o = <o av F+ Left Thru Right HV 5 266 14 0 540 285 825 Out In Total Pine Tree Road File Name : Pine Tree @ Mirabito Site Access Site Code : 00000002 Start Date : 3/16/2023 Page No : 1 Groups Printed-Peds Pine Tree Road Site Access Pine Tree Road Southbound Westbound Northbound Eastbound Start Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right F—T—h—ruF Left Peds Int.Total Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Apprch% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total% File Name : Ellis Hollow @ Mirabito Site Access Site Code : 00000003 Start Date : 3/16/2023 Page No : 1 Groups Printed-Cars&Hv Site Access Ellis Hollow Road Ellis Hollow Road Southbound Westbound Northbound Eastbound Start Time Right Thru Left HV Right Thru Left HV Right Thru Left HV Right Thru Left HV Int.Total 07:00 AM 0 0 0 0 1 17 0 0 0 0 0 0 0 12 1 0 31 07:15 AM 0 0 0 0 0 29 0 0 0 0 0 0 0 14 1 0 44 07:30 AM 1 0 4 0 4 43 0 0 0 0 0 0 0 26 1 1 80 07:45 AM 1 0 2 0 2 46 0 1 0 0 0 0 0 17 2 0 71 Total 2 0 6 0 7 135 0 1 0 0 0 0 0 69 5 1 226 08:00 AM 0 0 0 0 3 27 0 0 0 0 0 0 0 25 0 1 56 08:15 AM 0 0 0 0 2 68 0 4 0 0 0 0 0 21 0 0 95 08:30 AM 2 0 2 0 3 55 0 1 0 0 0 0 0 28 0 0 91 08:45 AM 2 0 4 0 1 49 0 0 0 0 0 0 0 27 0 1 84 Total 4 0 6 0 9 199 0 5 0 0 0 0 0 101 0 2 326 04:00 PM 4 0 4 0 0 31 0 2 0 0 0 0 0 39 2 0 82 04:15 PM 6 0 3 0 1 34 0 0 0 0 0 0 0 40 1 0 85 04:30 PM 5 0 1 0 0 51 0 0 0 0 0 0 0 45 2 0 104 04:45 PM 4 0 4 0 3 44 0 0 0 0 0 0 0 46 2 0 103 Total 19 0 12 0 4 160 0 2 0 0 0 0 0 170 7 0 374 05:00 PM 8 0 1 0 3 49 0 0 0 0 0 0 0 50 1 0 112 05:15 PM 3 0 2 0 0 40 1 0 1 0 0 0 0 39 0 0 86 05:30 PM 4 0 2 0 0 29 0 0 1 0 0 0 0 41 0 0 77 05:45 PM 3 0 1 0 1 24 0 0 0 0 0 0 0 29 0 0 58 Total 18 0 6 0 4 142 1 0 2 0 0 0 0 159 1 0 333 Grand Total 43 0 30 0 24 636 1 8 2 0 0 0 0 499 13 3 1259 Appreh% 58.9 0 41.1 0 3.6 95.1 0.1 1.2 100 0 0 0 0 96.9 2.5 0.6 Total% 3.4 0 2.4 0 1.9 50.5 0.1 0.6 0.2 0 0 0 0 39.6 1 0.2 File Name : Ellis Hollow @ Mirabito Site Access Site Code : 00000003 Start Date : 3/16/2023 Page No : 2 Site Access Ellis Hollow Road Ellis Hollow Road Southbound Westbound Northbound Eastbound Start Time Right Thru Left HV gpp.Tal Right Thru FLef7t HV gpp.Tota Right Thru Left HV All.ToW Right Thru Left HV gpp.Taai Int.Total Peak Hour Analysis From 07:00 AM to 11:45 AM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM 08:00 AM 0 0 0 0 0 3 27 0 0 30 0 0 0 0 0 0 25 0 1 26 56 08:15 AM 0 0 0 0 0 2 68 0 4 74 0 0 0 0 0 0 21 0 0 21 95 08:30 AM 2 0 2 0 4 3 55 0 1 59 0 0 0 0 0 0 28 0 0 28 91 08:45 AM 2 0 4 0 6 1 49 0 0 50 0 0 0 0 0 0 27 0 1 28 84 Total Volume 4 0 6 0 10 9 199 0 5 213 0 0 0 0 0 0 101 0 2 103 326 App.Total 40 0 60 0 4.2 93.4 0 2.3 0 0 0 0 0 98.1 0 1.9 PHF .500 .000 .375 .000 .417 .750 .732 .000 .313 .720 .000 .000 .000 .000 .000 .000 .902 .000 .500 .920 .858 Site Access Out In Total 0 10 19 41 01 61 0 Right Thru Left HV 4-1 1 L+ Peak Hour Data Eric] o M N m rn North M o�� ��s m 3 c� �� c o °— Peak Hour Begins at 08:00 AM N o _ m �] m Fml Cars&Hv =0 0 w O N N> _ N v _ < o F+ Left Thru Right HV 0 0 0 0 DO 0 0 Out In Total File Name : Ellis Hollow @ Mirabito Site Access Site Code : 00000003 Start Date : 3/16/2023 Page No : 3 Site Access Ellis Hollow Road Ellis Hollow Road Southbound Westbound Northbound Eastbound Start Right Thru Left HV qpp.Total Right Thru Left HV App.Total Right Thru Left HV App.Total Right Thru Left HV gpp.Taal Int.Total Time Peak Hour Analysis From 12:00 PM to 05:45 PM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:30 PM 04:30 PM 5 0 1 0 6 0 51 0 0 51 0 0 0 0 0 0 45 2 0 47 104 04:45 PM 4 0 4 0 8 3 44 0 0 47 0 0 0 0 0 0 46 2 0 48 103 05:00 PM 8 0 1 0 9 3 49 0 0 52 0 0 0 0 0 0 50 1 0 51 112 05:15 PM 3 0 2 0 5 0 40 1 0 41 1 0 0 0 1 0 39 0 0 39 86 Total Volume 20 0 8 0 28 6 184 1 0 191 1 0 0 0 1 0 180 5 0 185 405 App.Total 71.4 0 28.6 0 3.1 96.3 0.5 0 100 0 0 0 0 97.3 2.7 0 PHF .625 .000 .500 .000 .778 .500 .902 .250 .000 .918 .250 .000 .000 .000 .250 .000 .900 .625 .000 .907 .904 Site Access Out In Total 11 28 39 201 01 81 o Right Thru Left HV 4-1 L+ Peak Hour Data o � o M N 0 0 North y. 2 �?s °— Peak Hour Begins at 04:30 PM o _ m A m Cars&Hv ° w O N CD W 0 F+ Left Thru Right HV 0 0 1 0 0 1 0 Out In Total File Name : Ellis Hollow @ Mirabito Site Access Site Code : 00000003 Start Date : 3/16/2023 Page No : 1 Groups Printed-Peds Site Access Ellis Hollow Road -T Ellis Hollow Road Southbound Westbound Northbound Eastbound Start Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Int.Total 07:15 AM 0 0 0 2 0 0 0 3 0 0 0 0 0 0 0 0 5 07:30 AM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 07:45 AM 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 2 Total 0 0 0 3 0 0 0 5 0 0 0 0 0 0 0 0 8 08:15 AM 0 0 0 1 0 0 0 1 0 0 0 0 I 0 0 0 0 2 08:45 AM 0 0 0 0 0 0 0 1 0 0 0 0 I 0 0 0 0 1 Total 0 0 0 1 0 0 0 2 0 0 0 0 0 0 0 0 3 04:00 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 04:15PM 0 0 0 0 0 0 0 4 0 0 0 0 0 0 0 0 4 04:30 PM 0 0 0 3 0 0 0 3 0 0 0 0 0 0 0 0 6 04:45 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 Total 0 0 0 3 0 0 0 9 0 0 0 0 0 0 0 0 12 05:00 PM 0 0 0 2 0 0 0 2 0 0 0 0 0 0 0 0 4 05:15 PM 0 0 0 1 0 0 0 3 0 0 0 0 0 0 0 0 4 05:30 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 05:45 PM 0 0 0 5 0 0 0 7 0 0 0 0 0 0 0 0 12 Total 0 0 0 8 0 0 0 13 0 0 0 0 0 0 0 0 21 Grand Total 0 0 0 15 0 0 0 29 0 0 0 0 0 0 0 0 44 Apprch% 0 0 0 100 0 0 0 100 0 0 0 0 0 0 0 0 Total% 0 0 0 34.1 0 0 0 65.9 0 0 0 0 0 0 0 0 File Name : Ellis Hollow @ Plaza Access Site Code : 00000004 Start Date : 3/16/2023 Page No : 1 Groups Printed-Cars&HV Plaza Access Ellis Hollow Road Ellis Hollow Road Southbound Westbound Northbound Eastbound Start Time Right Thru Left HV Right Thru Left HV Right Thru Left HV Right Thru Left HV Int.Total 07:00 AM 1 0 2 0 8 12 0 0 0 0 0 0 0 13 0 1 37 07:15 AM 3 0 0 0 6 22 0 0 0 0 1 0 0 10 1 2 45 07:30 AM 2 0 2 2 8 44 0 2 0 0 0 0 0 14 7 3 84 07:45 AM 3 0 3 0 13 43 0 6 0 0 0 0 0 12 12 0 92 Total 9 0 7 2 35 121 0 8 0 0 1 0 0 49 20 6 258 08:00 AM 1 0 1 0 9 38 0 0 0 0 0 0 0 20 1 1 71 08:15 AM 6 0 2 2 7 57 0 4 0 0 0 0 0 23 4 4 109 08:30 AM 3 0 3 1 9 48 0 2 0 0 0 0 0 17 13 1 97 08:45 AM 3 0 3 1 12 52 1 2 0 0 0 0 0 22 7 1 104 Total 13 0 9 4 37 195 1 8 0 0 0 0 0 82 25 7 381 04:00 PM 9 0 12 0 12 23 1 2 0 0 0 0 0 38 9 0 106 04:15 PM 9 0 15 1 9 23 0 0 0 0 0 0 0 31 9 1 98 04:30 PM 22 1 25 0 8 31 0 2 0 0 0 0 0 34 5 1 129 04:45 PM 15 0 17 0 11 29 0 0 0 0 0 0 0 47 10 1 130 Total 55 1 69 1 40 106 1 4 0 0 0 0 0 150 33 3 463 05:00 PM 19 0 20 0 6 37 0 2 0 0 0 0 0 47 6 1 138 05:15 PM 16 0 23 1 4 26 0 1 0 0 0 0 0 47 5 4 127 05:30 PM 9 0 13 0 6 12 0 0 0 0 0 0 0 34 3 0 77 05:45 PM 6 0 22 0 5 19 0 0 0 0 0 0 0 28 5 0 85 Total 50 0 78 1 21 94 0 3 0 0 0 0 0 156 19 5 427 Grand Total 127 1 163 8 133 516 2 23 0 0 1 0 0 437 97 21 1529 Appreh% 42.5 0.3 54.5 2.7 19.7 76.6 0.3 3.4 0 0 100 0 0 78.7 17.5 3.8 Total% 8.3 0.1 10.7 0.5 8.7 33.7 0.1 1.5 0 0 0.1 0 0 28.6 6.3 1.4 File Name : Ellis Hollow @ Plaza Access Site Code : 00000004 Start Date : 3/16/2023 Page No : 2 Plaza Access Ellis Hollow Road Ellis Hollow Road Southbound Westbound Northbound Eastbound Start Time Right Thru Left HV gpp.Tal Right Thru Left HV gpp.Tota Right Thru Left HV All.Tow Right Thru Left HV gpp.Taai Int.Total Peak Hour Analysis From 07:00 AM to 12:45 PM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM 08:00 AM 1 0 1 0 2 9 38 0 0 47 0 0 0 0 0 0 20 1 1 22 71 08:15 AM 6 0 2 2 10 7 57 0 4 68 0 0 0 0 0 0 23 4 4 31 109 08:30 AM 3 0 3 1 7 9 48 0 2 59 0 0 0 0 0 0 17 13 1 31 97 08:45 AM 3 0 3 1 7 12 52 1 2 67 0 0 0 0 0 0 22 7 1 30 104 Total Volume 13 0 9 4 26 37 195 1 8 241 0 0 0 0 0 0 82 25 7 114 381 App.Total 50 0 34.6 15.4 15.4 80.9 0.4 3.3 0 0 0 0 0 71.9 21.9 6.1 PHF .542 .000 .750 .500 .650 .771 .855 .250 .500 .886 .000 .000 .000 .000 .000 .000 .891 .481 .438 .919 .874 Plaza Access Out In Total 62 26 88 131 01 91 4 Right Thru Left HV 4-1 1 L+ Peak Hour Data O m N North o 2 m o °— Peak Hour Begins at 08:00 AM N n o = mF. �] m ol Cars BHV o LLl :5 0 > _ �o � N— F+ Left Thru Right HV 0 0 0 0 0 0 0 Out In Total File Name : Ellis Hollow @ Plaza Access Site Code : 00000004 Start Date : 3/16/2023 Page No : 3 Plaza Access Ellis Hollow Road Ellis Hollow Road Southbound Westbound Northbound Eastbound Start Right Thru Left HV qpp.Total Right Thru Left HV App.Total Right Thru Left HV App.Total Right Thru Left HV gpp.Taal Int.Total Time Peak Hour Analysis From 01:00 PM to 05:45 PM-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:30 PM 04:30 PM 22 1 25 0 48 8 31 0 2 41 0 0 0 0 0 0 34 5 1 40 129 04:45 PM 15 0 17 0 32 11 29 0 0 40 0 0 0 0 0 0 47 10 1 58 130 05:00 PM 19 0 20 0 39 6 37 0 2 45 0 0 0 0 0 0 47 6 1 54 138 05:15 PM 16 0 23 1 40 4 26 0 1 31 0 0 0 0 0 0 47 5 4 56 127 Total Volume 72 1 85 1 159 29 123 0 5 157 0 0 0 0 0 0 175 26 7 208 524 App.Total 45.3 0.6 53.5 0.6 18.5 78.3 0 3.2 0 0 0 0 0 84.1 12.5 3.4 PHF .818 .250 .850 .250 .828 .659 .831 .000 .625 .872 .000 .000 .000 .000 .000 .000 .931 .650 .438 .897 .949 Plaza Access Out In Total 55 159 214 721 11 85 1 Right Thru Left HV 4-1 L+ Peak Hour Data CE O W.C. o North y m] s = O F C W —0 _ Peak Hour Begins at 04:30 PM o _ m A m F61 Cars&HV 0 0 w :5° �0 v _ < v F+ Left Thru Right HV 0 0 0 0 0 0 0 Out In Total File Name : Ellis Hollow @ Plaza Access Site Code : 00000004 Start Date : 3/16/2023 Page No : 1 Groups Printed-Peds P Solaza Access Ellis Hollow Road -T Ellis Hollow Road uhbound Westbound Northbound Eastbound Start Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right Thru F Left Peds Int.Total Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Apprch% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total%