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PB Packet 2023-10-03
TOWN OF ITHACA PLANNING BOARD Shirley A.Raffensperger Board Room,Town Hall 215 North Tioga Street Ithaca,New York 14850 Tuesday, October 3,2023 7:00 P.M. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at httys://us06web.zoom.us/i/83643764382. AGENDA 1. PUBLIC HEARING: Consideration of Preliminary&Final Site Plan Approval and Special Permit for the proposed elevator addition at the Ithaca College Terrace Dining and Residence Hall,located on the Ithaca College campus at 121 Tower Skyline Drive. The project includes constructing an elevator addition at the southeast corner of the existing Terrace Dining Hall, along with a new enclosed walkway that will connect the addition to the existing Baker walkway. The project also includes plaza and planting improvements,grading,erosion and sedimentation controls and other stormwater facilities. This is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Ithaca College, Owner; Steve Dayton,Ithaca College Director for Facilities Planning,Design,and Construction,Applicant; Vincent Nicotra,QPK Design,LLP,Agent. 2. Recommendation to the Ithaca Town Board regarding a proposed local law amending Chapter 270 of the Town of Ithaca Code,titled"Zoning," and the Town Zoning Map to rezone Tax Parcel No. 24.4-2 located at 1296-1298 Trumansburg Rd by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District. 3. Added Item -SEQR Determination: Comfort Inn Hotel—635 Elmira Road 4. Persons to be heard. 5. Approval of Minutes. 6. Other Business. 7. Adjournment. C.J. Randall Director of Planning TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room,Town Hall 215 North Tioga Street Ithaca,New York 14850 Tuesday, October 3,2023 7:00 P.M. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/i/83643764382. If the public would like to attend the meeting for viewing purposes only,it is recommended to watch the livestream video on YouTube(https://www.youtube.com/channel/UCc9vycXkJ6klVIibihCy7NO/live). AGENDA 1. PUBLIC HEARING: Consideration of Preliminary&Final Site Plan Approval and Special Permit for the proposed elevator addition at the Ithaca College Terrace Dining and Residence Hall,located on the Ithaca College campus at 121 Tower Skyline Drive. The project includes constructing an elevator addition at the southeast corner of the existing Terrace Dining Hall, along with a new enclosed walkway that will connect the addition to the existing Baker walkway. The project also includes plaza and planting improvements, grading, erosion and sedimentation controls and other stormwater facilities. This is a Type Il Action under the State Environmental Quality Review Act and is not subject to environmental review. Ithaca College, Owner; Steve Dayton,Ithaca College Director for Facilities Planning, Design, and Construction,Applicant;Vincent Nicotra, QPK Design,LLP,Agent. 2. Recommendation to the Ithaca Town Board regarding a proposed local law amending Chapter 270 of the Town of Ithaca Code,titled"Zoning," and the Town Zoning Map to rezone Tax Parcel No. 24.4-2 located at 1296-1298 Trumansburg Rd by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District. 3. Persons to be heard. 4. Approval of Minutes. 5. Other Business. 6. Adjournment. C.J. Randall Director of Planning 607-273-1747 NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY CHRIS BALESTRA AT 607-273-1747 or CBALESTRA(a)TOWN.ITHACA.NY.US. (A quorum of four(4)members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website at httys://www.town.ithaca.ny.us/meeting-calendar-agendas/under the calendar meeting date. TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday, October 3, 2023, starting at 7:00 P.M. on the following matter: Consideration of Preliminary&Final Site Plan Approval and Special Permit for the proposed elevator addition at the Ithaca College Terrace Dining and Residence Hall, located on the Ithaca College campus at 121 Tower Skyline Drive. The project includes constructing an elevator addition at the southeast corner of the existing Terrace Dining Hall, along with a new enclosed walkway that will connect the addition to the existing Baker walkway. The project also includes plaza and planting improvements, grading, erosion and sedimentation controls and other stormwater facilities. This is a Type H Action under the State Environmental Quality Review Act and is not subject to environmental review. Ithaca College,Owner;Steve Dayton,Ithaca College Director for Facilities Planning,Design, and Construction,Applicant;Vincent Nicotra,QPK Design,LLP,Agent. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube(https://www.ygutube.com/channel/UCC9yycXkJ6klVlibjhCy7NQ/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to townclerk@town.ithaca.ny.us up to the end of business the day of the meeting and all comments will be forwarded to the board. Additional information is available at www.town.ithaca.ny.us. C.J.Randall,Director of Planning Second SEQR Resolution PB RESOLUTION 2023 - SEQR - Preliminary Site Plan Approval & Special Permit Comfort Inn Hotel 635 Elmira Road, TP 35.-1-21 Town of Ithaca Planning Board October 3,2023 WHEREAS: 1. This action is consideration of Preliminary Site Plan Approval and Special Permit for the proposed Comfort Inn Hotel located at 635 Elmira Road, Neighborhood Commercial Zone, and Inlet Valley Overlay District. The proposal involves demolishing the existing structures to allow the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 67 hotel rooms, 67 parking spaces, stormwater facilities, outdoor lighting, and landscaping. The Planning Board granted final site plan approval for this project on March 7, 2017, but the approval expired because construction did not materially commence within 36 months of the approval (Town Code §270-194). This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Pratik Ahir, Ramji Hospitality, LLC, Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent, 2. This is a Type I Action pursuant to the Town of Ithaca Code, Chapter 148 — Environmental Quality Review, 3. At its meeting on May 16, 2023, the Planning Board proposed to establish itself as Lead Agency to coordinate the environmental review of the above-referenced proposal, and on August 15, 2023, notified potential Involved and Interested agencies of its intent to serve as Lead Agency, 4. The Planning Board, on September 19, 2023, has reviewed and accepted as adequate a Full Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, applicant narratives, plans prepared by Marathon Engineering entitled"Site Development Plans for Comfort Inn Hotel, 635 Elmira Road (NYS Route 13, 3 & 96), Town of Ithaca, Tompkins County, New York," including sheets C 1.0 - C3.0, C3.1, C 3.2, C4.0, C5.0, C 6.0 - C 6.6, C 7.0-C 7.3, C 8.0, most recently revised 07/26/23; exterior elevation sheets A201 and A202, prepared by Hex9 Architects, dated July 17, 2023, and other application materials, and 5. Town Planning staff has recommended a negative determination of environmental significance with respect to the proposal; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board, having received no objections from other involved agencies, establishes itself as Lead Agency to coordinate the environmental review of the above- described proposal; AND BE IT FURTHER 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 PB 2023-026 (Filed 9/21) Pg. 1 Second SEQR Resolution Part 617 New York State Environmental Quality Review for the above referenced proposal, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required. Moved: Seconded: Vote: PB 2023-026 (Filed 9/21) Pg. 2 PLANNING DEPARTMENT MEMORANDUM TO: Planning Board Members FROM: C.J. Randall, Director of Planning DATE: September 26, 2023 RE: Consideration of Preliminary & Final Site Plan Approval, Special Permit – Ithaca College Terrace Dining Hall Elevator Addition Please find materials related to the consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed elevator addition to the Ithaca College Terrace Dining and Residence Hall, located on the Ithaca College campus at 121 Tower Skyline Drive, located in the Medium Density Residential (MDR) Zone. The proposed development includes constructing an elevator addition at the southeast corner of the existing Terrace Dining Hall, along with a new enclosed walkway that will connect the addition to the existing Baker Walkway. The project also includes plaza and planting improvements, grading, erosion and sedimentation controls and other stormwater facilities. This project is permitted with site plan approval and special permit approval by the Planning Board. The Planning Board will need to make findings that the project complies with special permit criteria that is listed in §270-200 of the Town Code. Along with the application materials is a draft resolution for review and consideration. The first resolved clause in the resolution contains the list of special permit criteria for the Board to consider, along with draft bulleted findings for the Board to review and revise as desired. The Zoning Board of Appeals issued a height variance for the project on September 18, 2023. Much of the proposed project includes internal additions and modifications (e.g., staircases, elevators, bathrooms, internal lighting, etc.); the Planning Board’s site plan review should focus on the external site elements of the project. The project is located in an area that is surrounded by Ithaca College buildings, sidewalks, and landscaped areas. Staff has highlighted the proposed building addition on the applicant’s attached plans to make it easier for the Board to identify the addition. Please note that there is no environmental review associated with this project. It is a “Type II” Action, pursuant to the NYS SEQR regulations (6 NYCRR Part 617), because it is considered “routine activities of educational institutions, including expansion of existing facilities by less than 10,000 square feet of gross floor area and school closings, but not changes in use related to such closings.” The proposed addition is approximately 4,000+/- square feet of gross floor area, which is less than the 10,000 square feet of gross floor area that would trigger an environmental review. Finally, Planner Christine Balestra will be on vacation during the October 3rd Planning Board meeting. If you have questions about this project, please call me at (607) 273-1747. Att. Cc: Steve Dayton, Ithaca College Vince Nicotra, QPK Designs Pg. 1 PROPOSED RESOLUTION: Preliminary & Final Site Plan Approval, Special Permit Ithaca College Terrace Dining Hall Elevator Addition 121 Tower Skyline Drive Tax Parcel No. 41.-1-30.2 Town of Ithaca Planning Board, October 3, 2023 WHEREAS: 1. This action is consideration of Preliminary & Final Site Plan Approval and Special Permit for the proposed elevator addition at the Ithaca College Terrace Dining and Residence Hall, located on the Ithaca College campus at 121 Tower Skyline Drive. The project includes constructing an elevator addition at the southeast corner of the existing Terrace Dining Hall, along with a new enclosed walkway that will connect the addition to the existing Baker Walkway. The project also includes plaza and planting improvements, grading, erosion and sedimentation controls and other stormwater facilities. Ithaca College, owner; Steve Dayton, Ithaca College Director for Facilities Planning, Design, and Construction, Applicant; Vincent Nicotra, QPK Design, LLP, Agent, 2. This is a Type II Action, pursuant to 6 NYCRR Section 617.5(c)(10) of the regulations of the New York State Department of Environmental Conservation promulgated pursuant to the State Environmental Quality Review Act, as the action constitutes “routine activities of educational institutions, including expansion of existing facilities by less than 10,000 square feet of gross floor area and school closings, but not changes in use related to such closings.” Thus, approval of the site plan and special permit are not subject to review under SEQR, and 3. The Planning Board, at a public hearing held on October 3, 2023, has reviewed and accepted as adequate a narrative, a set of drawings titled “Ithaca College Terrace Dining Hall Elevator Addition, Ithaca, New York, Tompkins County,” including sheets G-001, L-001, L-002, LD-101, L-101- L-103, L-501, A-201, A-901, A-902, dated July 11, 2023, prepared by QPK Design; a map titled “Topographic Map, Ithaca College, Terrace Dining Hall, Danby Road, Town of Ithaca, Tompkins County, New York,” dated 12/28/2022, prepared by T.G. Miller, P.C.; lighting sheets titled “Ithaca College – Terraces & Whelan Connector,” dated 6/22/2023, prepared by Quality Lighting Systems, Inc., and other application materials; NOW THEREFORE BE IT RESOLVED THAT: 1. The Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270- 200, Subsections A – H, the Town of Ithaca Code, have been met, specifically that: A. The project will be suitable for the property on which it is proposed, considering the property’s size, location, and physical site characteristics. • The property contains Ithaca College campus buildings and campus-related facilities, including buildings, parking lots, sidewalks, landscaping, and other site improvements typically found on a college campus. B. The proposed structure design and site layout are compatible with the surrounding area. The proposed addition is compatible with the surrounding campus property on which it is proposed. Pg. 2 C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the particular zone. • There will be temporary vibration, noise, and other potential nuisances associated with the construction of the addition; impacts will be limited to the period associated with construction activities. Proposed illumination is minimal and will comply with Town Code, Chapter 173: Outdoor Lighting. 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 infrastructure to accommodate the use is of adequate capacity. There will be no increased demand for police, fire, or other protective services due to the project. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles. • There are existing vehicle, pedestrian and bicycle facilities associated with the existing dining hall and surrounding buildings. The proposed elevator addition has been designed to fit in with the existing access and loading facilities. 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. • The project site is located on terrain that has previously been disturbed for construction and is not anticipated to impact any natural features. The project is not situated in a Natural Area or Scenic Viewshed area. The surrounding land uses are Ithaca College campus structures. Vegetation removal is limited, as the addition will be partially emplaced over an existing paved plaza, and the project includes new landscaping to replace landscaping that will be removed. H. To the extent deemed relevant by the Planning Board, the proposed use or structure complies with all the criteria applicable to site plan review set forth in Chapter 270, Zoning. AND BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of site plan control nor the policies enunciated or implied by the Town Board; and 2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed elevator addition at the Ithaca College Terrace Dining and Residence Hall, located on the Ithaca College campus at 121 Tower Skyline Drive, as described in the items noted in Whereas # 3 above, subject to the following condition: a. Prior to the issuance of a building permit, submission to the Town Engineering Department of a staging plan that identifies where stockpiled materials will be located (whether onsite, at a concurrent site, or offsite). 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 Justin McNeal, Civil Engineer TO: Steve Dayton, Ithaca College Vincent Nicotra, QPK Design CC: Town of Ithaca Planning Board DATE: August 18th, 2023 RE: Ithaca College, Terrace Dining Hall Elevator Addition We have reviewed the above referenced project’s Stormwater Pollution Prevention Plan (SWPPP) narrative dated July 2023 and the associated plan set dated July 11, 2023. We offer the following comments: SWPPP These items need to be addressed prior to the issuance of a Building Permit. • Identify where stockpile will be located, whether on site, at concurrent site, or off- site along with any erosion and sediment control practices that will be utilized. • If sediment tracking begins to occur, a construction entrance may be required . • Please include a contractor certification form certifying compliance with the terms and conditions of the submitted SWPPP. • Complete a SWPPP application via our online permitting portal (OpenGov), upload all updated SWPPP materials with the application. July 11, 2023 Ithaca College Terrace Dining Hall Re: Site Plan Review Project Narrative The scope of the proposed project includes a new elevator addition at the Terrace Dining and Residence Hall, including stairwell improvements on the southeastern end of the building. The proposed building will serve as accessible, enclosed egress path to the existing Baker Walkway which is used as a main pedestrian connector from the lower academic quad to the Terrace Dormitories. A new entrance to the enclosed walkway is proposed and will allow users to access the parking lot, West and East Towers, and Towers marketplace. Site work includes pavement removal and replacement to facilitate building foundation construction, concrete sidewalk pavement to accommodate exterior pedestrian traffic, and removal of a section of a freestanding stone wall. Landscaping will be enhanced in the lower courtyard area with use of stone boulder accents and evergreen shrub foundation plantings. Stormwater and hydrology will not be altered as part of this project. BASIC STORMWATER POLLUTION PREVENTION PLAN (SWPPP) FOR ITHACA COLLEGE TERRACE DINING HALL ELEVATOR ADDITION July 11, 2023 QPK No. 222315.00 Prepared by: QPK Design, LLP 450 South Salina Street Syracuse, NY 13201 315.472.7806 For Ithaca College 953 Danby Road, Ithaca, NY 14850 Stormwater Pollution Prevention Plan (SWPPP) Ithaca College Terrace Dining Hall Elevator Addition QPK Design, LLP TABLE OF CONTENTS SECTION 1: CONDITIONS ……………………………….……………………………………………………………………….. 1 1.1 GENERAL…………………………………………………………………………………………………………… 1 1.2 CERTIFICATION…………………………………………………………………………………………………. 1 1.3 SUBMITTALS…………………………………………………………………………………………………….. 1 1.4 DOCUMENTATION……………………………………………………………………………………………. 2 1.5 REFERENCES AND STANDARDS…………………………………………………………………………. 2 SECTION 2: SWPPP DESIGN ELEMENTS……………………………………………………………………………………… 3 2.1 BACKGROUND INFORMATION…………………………………………………………………………… 3 2.2 SEQUENCING / PHASING OF MAJOR ACTIVITIES………………………………………………… 4 2.3 RESOURCE PROTECTION……………………………………………………………………………………. 5 2.4 TEMPORARY EROSION CONTROL………………………………………………………………………. 6 2.5 TEMPORARY EROSION CONTROL………………………………………………………………………. 6 2.5 INSPECTIONS…………………………………………………………………………………………………….. 7 2.6 INFORMATION LOCATED IN CONTRACT DOCUMENTS……………………………………….. 7 SECTION 3: SYSTEM ENGINEERING……………………………………………………………………………………………. 8 3.1 EXISTING CONDITIONS……………………………………………………………………………………… 8 3.2 DEVELOPED CONDITIONS…………………………………………………………………………………. 8 SECTION 4: MAINTENANCE REQUIREMENTS FOR PERMANENT PRACTICES……………………………….. 8 4.1 STORM CONVEYANCE AND MANAGEMENT SYSTEMS……………………………………….. 8 SECTION 5: CONCLUSION………………………………………………………………………………………………………….. 8 APPENDICES Appendix A: Maps and Small-Scale Plans Appendix B: Soil Report Appendix C: Geotechnical Report Appendix D: Existing and Proposed Watershed Maps Appendix E: Inspection & Reporting Forms Basic Stormwater Pollution Prevention Plan (SWPPP) Ithaca College Terrace Dining Hall Elevator Addition 1 | Page QPK Design, LLP SECTION 1: CONDITIONS AND CERTIFICATIONS Project Title: Ithaca College Terrace Dining Hall Elevator Addition Project Address: 123 Tower Skyline Drive, Ithaca, NY 14850 Project Owner: Ithaca College 953 Danby Road, Ithaca, NY 14850 Project Contact: Steve Dayton, Director for Facilities Planning, Design, and Construction 607 274-1663 sdayton@ithaca.edu Project Tax Map ID: 041.-1-30.2 1.1 GENERAL This report is to document stormwater and erosion and sedimentation control methods as required by Town of Ithaca zoning ordinance. 1.2 SUBMITTALS Submittals required of the contractors by the project specifications include the following: 1. Schedule of Operations (SOO): Prior to the initiation of any construction activity which disturbs the site or has the potential of creating erosion or soil loss from the site, Contractor(s) must prepare and submit for review by the Landscape Architect / Engineer a detailed SOO. The SOO shall list by area to be disturbed each of the construction activities, the sequence of installation of erosion and sediment control practices and the sequence of stabilizing the disturbed areas. Proposed dates shall be provided for all the construction activities including temporary and permanent measures. 2. Maintenance Practices: Contractor to describe in detail the inspection and maintenance practices to be employed for each SWPPP practice installed or practiced at the site. 3. Contractors shall commence land disturbing construction activities only after evidence of the Landscape Architect’s / Engineer’s review of the required submittals and submission of Initial SWPPP Inspection Report as described in Section 2.5 of this report. 1.3 DOCUMENTATION 1. The Contractor must maintain a log at the site and record the dates when major land disturbance activities occur, when they permanently or temporarily cease and when stabilization activities or practices are in place. Allow access to the log Basic Stormwater Pollution Prevention Plan (SWPPP) Ithaca College Terrace Dining Hall Elevator Addition 2 | Page QPK Design, LLP to the Landscape Architect / Engineer, or other Qualified Professional at the site for inspection. Provide copies of the log to these people upon request. 2. The Contractor must maintain a copy of the SWPPP, and all related material on site and available to the Landscape Architect / Engineer, or other Qualified Professional for inspection. 3. The Owner shall post at the site, in a publicly accessible location, a summary of the site inspection activities on a monthly basis. 4. The Contractor shall maintain and properly manage Monthly and Quarterly SWPPP Summaries. 1.5 REFERENCES AND STANDARDS NYSDEC technical standards for erosion and sediment controls are detailed in the “New York Standards and Specifications for Erosion and Sediment Control” (Blue Book dated November 2016 or most current release). NYSDEC technical standards for the design of water quality and water quantity controls (post-construction stormwater control practices) are detailed in the “New York State Stormwater Management Design Manual" dated January 2015 or current release. Basic Stormwater Pollution Prevention Plan (SWPPP) Ithaca College Terrace Dining Hall Elevator Addition 3 | Page QPK Design, LLP SECTION 2: SWPPP DESIGN ELEMENTS 2.1 BACKGROUND INFORMATION: 1. Location: The project site is located at 123 Tower Skyline Drive, Ithaca, NY 14850. 2. Scope: The project involves the construction of a new connector building between the existing covered Baker Walkway and Terrace One Residence/Dining Hall with a total footprint of 1,810 sq-ft. Select areas of the site will be removed and reinstalled to support pedestrian and vehicular traffic. 3. Existing Site: The Terrace One Hall project site includes an open exterior courtyard surrounded by a radiused retaining wall east of the building. This space is accessed by an exterior stair to the north and the main floor of the dining hall. The existing grade in the courtyard is relatively flat and includes paver walkways, terminating at rounded paver nodes with picnic tables, a firepit, and mature birch trees. South and nine feet above the courtyard elevation is a sidewalk that connects an existing loading dock to Baker Walkway. An existing door at the loading dock is currently used by staff and students to access the residence and dining hall. Baker Walkway serves as an accessible path connecting the upper and lower campus at Ithaca College. 4. Proposed Site: Asphalt and concrete pavement will be replaced to facilitate building construction. Approximately 700 cubic yards of material will be excavated to install building footings and foundations, and site improvements. Per section 228-9 of the Project Site Basic Stormwater Pollution Prevention Plan (SWPPP) Ithaca College Terrace Dining Hall Elevator Addition 4 | Page QPK Design, LLP Town of Ithaca Zoning Code a basic SWPPP with erosion and sedimentation control plan is required if proposed construction activities involve the excavation of 250 cubic yards or greater of material. 5. Size: The Elevator Addition project at Ithaca College Terrace Dining Hall will disturb approximately 0.18 acres. There is a 0.04 acre increase in impervious area. 6. Site Map and Construction Documents: Refer to Appendix A. 7. Name of receiving water(s): - Existing stormwater pond north of the project site on Ithaca Colleges campus which ultimately discharges to Cayuga inlet, upper and minor tribs. 8. Soil Conditions: See Soils Map in Appendix B. The following soils are indicated on NRCS soil mapping: a. Lordstown, Tuller, and Ovid soils (HSG D) 9. Geotechnical Considerations: See Geotechnical Report in Appendix C. 10. The project site is located within: a. Class AA AAS Watershed (NY Basin 6252) b. MS4 c. Endangered Plants and Animals 2.2 SEQUENCING / PHASING OF MAJOR ACTIVITIES: all activities must follow the Schedule of Operations (SOO) as follows and shown on plans or accepted alternative SOO developed by the contractor. 1. Install stabilized construction access and erosion control measures as indicated on plans (silt fence, coir log, inlet protection, etc.) and as otherwise necessary. Disturb as little area as needed to work efficiently. 2. Conduct Initial SWPPP Inspection. 3. Strip topsoil from existing lawns and landscaped areas and store on or off site. 4. Install diversion dikes and swales to reduce flows onto work areas and infiltration practice areas. 5. Start demolition of the site 6. Excavate for building and elevator foundations. 7. Install utilities and infrastructure. 8. Install retaining wall. 9. Rough grading of the site. 10. Construct new pavements and site features. 11. Spread topsoil, fine grade, plant, and mulch in areas indicated on plan before proceeding to subsequent phases. Bare topsoil areas that are steeper than 4H:1V must be seeded and covered with erosion control blanket. 12. Remove temporary erosion control practices (silt fence, coir logs, inlet protection, etc.) only after each contributing watershed has been permanently stabilized. Repair any disturbance from their removal. Basic Stormwater Pollution Prevention Plan (SWPPP) Ithaca College Terrace Dining Hall Elevator Addition 5 | Page QPK Design, LLP CONSTRUCTION SCHEDULE: Site development will start on or about March 2024, and site work will be completed by June 2025. 2.3 RESOURCE PROTECTION: 1. Pollution Prevention Measures: a. Contractors are required to keep site free from construction debris and litter and remove on a daily basis. b. Contractors are required to submit safety data sheets for all hazardous substances, and store and handle substances in accordance with regulatory requirements. c. No solid materials, including building materials, shall be discharged to waters of the United States, except as authorized by federal or state laws. d. Off-site tracking or transport of sediments and the generation of dust shall be minimized. e. Sediment shall be removed from erosion control facilities whenever their capacity has been reduced by fifty percent from the design capacity. f. Spills should be reported to the NYSDEC 24 Hour Spill Hotline – Phone # 800.457.7362 or 518.457.7362 2. Description of Construction and waste materials expected to be stored on-site and controls to reduce pollutants from these materials: a. Debris from clearing and grubbing activities; remove and legally dispose off-site within 7 days. b. Wood, paper, plastic and metal packing materials; dispose immediately in construction dumpster or immediately remove and legally dispose off- site. c. Petroleum fuels; utilize approved storage tanks in secure locations away from storm structures and drainage facilities. Park construction equipment in secure locations away from storm structures and drainage facilities. d. Concrete residue; wash equipment away from storm structures and drainage facilities. Utilize a concrete washout area where approximately indicated on plans. 3. NYSDEC Environmental Resource mapping is provided in Appendix A. 2.4 TEMPORARY EROSION CONTROL 1. Temporary structural and vegetative erosion and sedimentation control measures will be used. This site has the possibility for erosion during construction due to slopes and the length of work associated with the site improvements. Every opportunity should be taken to temporarily or permanently stabilize the site in a manner corresponding to the construction shown on the plans. a. Inlet Protection: install prior to disturbing contributing drainage area and maintain through the duration of the project until establishment of Basic Stormwater Pollution Prevention Plan (SWPPP) Ithaca College Terrace Dining Hall Elevator Addition 6 | Page QPK Design, LLP vegetation and permanent stabilized surfaces. Inlet protection shall be installed on proposed structures once installed. All inlet protection shall be installed and maintained until final soil stabilization is achieved. b. Silt Fence: install prior to disturbing contributing drainage area and maintain through the duration of the project until establishment of vegetation and permanent stabilized surfaces. c. Silt Sock: Install as soon as proposed rough grading has been completed. d. Place straw or Excelsior mulch and temporary seeding on all disturbed areas that will be inactive as described below. Straw shall be applied at a rate of 0.092 pounds per square feet. e. Stabilization by the Contractor of any disturbed areas shall be initiated as soon as practicable in portions of the site where construction activities have temporarily or permanently ceased, but in no case more than 14 days after the construction activity in that portion of the site has ceased. f. All disturbed areas which will not actively be worked on through the winter shall be stabilized with grass or 6” thick temporary stone stabilization prior to November 15. 2. Maintenance schedule for temporary measures: The Contractor shall perform the following maintenance duties during construction. a. Replace stabilized construction access as needed when contaminated with mud. Sweep adjoining pavements as needed to collect accumulated dirt and stones. Suppress dust as needed. Note: Street sweeping is not to be considered as a substitute for lack of maintenance of the stabilized construction entrance. If daily sweeping becomes necessary, it is an indication that that the stabilized entrance needs to be refreshed with a new layer of stone topping. b. Repair breaches and sags in silt fence and inlet protection on a daily basis. Remove sediment when bulges in silt fence or inlet protection occur and/or sediment accumulation exceeds more than 1/3 the height of the devices. Where sock type inlet protection is utilized, remove accumulated sediment in accordance with the manufacturer’s instructions. c. Repair eroded soils and materials after each storm event. 2.4 PERMENANT EROSION CONTROL 1. Permanent structural and vegetative erosion and sedimentation control measures will be used. This site has the possibility for erosion post construction due to existing slopes and slopes associated with the site improvements. Every opportunity should be taken to permanently stabilize the site in a manner corresponding to the construction shown on the plans. a. Seed – Site shall be seeded as lawn per project specifications. Project shall be reseeded as necessary until 80% minimum grass coverage is achieved. b. Erosion Control Mats c. Stone mulch d. Boulders e. Vegetation Basic Stormwater Pollution Prevention Plan (SWPPP) Ithaca College Terrace Dining Hall Elevator Addition 7 | Page QPK Design, LLP 2. Maintenance schedule for permanent measures: The Contractor shall perform the following maintenance duties prior to end of construction. Owner to continue maintenance post construction. a. Weeding – Check for weeds in stone area and remove as needed. b. Stone – Check for lose stone and repair as needed. c. Erosion – Check for any erosion issues on site and clean up and repair any issues found. d. Vegetation – Water new plants at the base of the plant. Ensure plants are healthy and not dead/dying. Any plants deemed to be dead shall be removed and replaced. 2.5 INSPECTIONS 1. The Contractor shall inspect and repair facilities on a daily basis. 2. Per the Town of Ithaca Zoning Ordinance Chapter 228-11, “The developer and landowner or his or her representative shall inspect and document the effectiveness of all erosion and sediment control practices. Inspection reports shall be completed every seven days and within 24 hours of any storm event producing 0.5 inch of precipitation or more. Inspection reports shall be submitted within one week of the inspection date to the” Owner, Landscape Architect/Engineer, and Stormwater Management Official at the Town of Ithaca; All weekly and rain inspection reports shall be filed in the site logbook, “which shall be maintained on site during construction from the date of initiation of construction activities until the date of final stabilization.” Contractor shall correct any deficiencies noted in the reports within 7 days. 3. A qualified inspector, developer, landowner or his or her representative shall submit an initial inspection report, to the Owner, Landscape Architect/Engineer, and Stormwater Management Official at the Town of Ithaca, prior to the commencement of any land development activities. “This report shall document whether the initial sediment and erosion control practices have been installed correctly and are functional. This report shall include the name and contact information of, and be signed by, the qualified inspector, developer, landowner, or his or her representative.” 3. Inspection forms can be found in Appendix E. Inspection report shall meet the requirements of the GP-0-20-001. 2.6 INFORMATION LOCATED IN CONTRACT DOCUMENTS 1. Location(s), size(s), and length(s) of each erosion and sediment control practice both temporary and permanent. 2. Dimensions, material specifications and installation details for all erosion and sediment control practices. 3. Existing and proposed site conditions, details, and other SWPPP related information. 4. Specifications including information pertinent to Stormwater management. 5. Turfgrass specifications for temporary and permanent grass establishment may be found in the drawings and project specifications. Permanent planting time periods as follows (temporary as needed); a. Spring Planting – May 1 – June 15 b. Fall Planting – September 1 – October 15 COMMISSIONER Katherine Borgella DEPUTY COMMISSIONER M. Megan McDonald 121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning Creating and implementing plans that position Tompkins County communities to thrive. August 31, 2023 Michael Smith, Senior Planner Town of Ithaca 215 North Tioga St. Ithaca, NY 14850 Re: Review Pursuant to §239 -l, -m and -n of New York State General Municipal Law Proposed Action: Special Use Permit and Site Plan Review for proposed Ithaca College Terrace Hall Dining Hall Elevator and Walkway Addition, Tax Parcel #41.-1-30.2, Ithaca College, Owner; Vincent Nicotra, QPK Design, LLP, Applicant. Dear Mr. Smith: This letter acknowledges your referral of the proposed action identified above for review by the Tompkins County Department of Planning and Sustainability pursuant to §239 -l, -m and -n of the New York State General Municipal Law. We have determined the proposed action will have no significant county-wide or inter-community impact. We do, however, have the following comment on the proposed action: • We suggest that the Town encourage the applicant to utilize lower-level LED lighting. The Tompkins County Environmental Management Council has studied indoor and outdoor lighting and recommends [through the attached Environmental Alert: Important Recommendations for Indoor and Outdoor Lighting (2017)] that LED lighting be not higher than 2700 CCT to minimize adverse human and ecological impacts. We look forward to receiving notification on the final action taken by your municipality within 30 days of decision, as required by State law. Sincerely, Katherine Borgella, AICP Commissioner of Planning and Sustainability 450 SOUTH SALINA ST PO BOX 29 | SYRACUSE NY 13201-0029 | T: 315.472.7806 | F: 315.472.7800 | WWW.QPKDESIGN.COM August 1, 2023 Town of Ithaca Code Enforcement and Zoning 215 N. Tioga Street Ithaca, NY 14850 Attn: Mr. Marty Mosley Director for Code Enforcement and Zoning Re: Ithaca College – Terrace Dining Hall Stair/Elevator Addition Project Town of Ithaca – Energy Code Supplement QPK no. 222315.00 Dear Marty, Ithaca College will be submitting for Site Plan Approval and then for permit for the proposed Terrace Dining Hall Stair/Elevator Addition project that we reviewed in brief at our in-person meeting on May 25th with you, Steve Dayton, Ernie McClatchie, and Sean Murphy. To recap, the campus is proposing to construct a 5-story elevator and stair that will provide accessibility for all floors of the Terrace 1 Residence Hall and Terrace Dining Hall. The stair/elevator will also link to the Baker Walkway to the east that provides accessibility via a stair/elevator tower to the lower part of the Ithaca College Campus. In advance of submitting for permit, we are providing the proposed Commercial Compliance Summary for Easy Path/Prescriptive Path method to meet the Town of Ithaca Code Chapter 144 Energy Code Supplement. We are submitting compliance under section 144-202.2; D.1 Additions Independent of the Existing Building. In addition to the attached Summary Table, provided below is explanatory language, by category, supporting the selected items to achieve the 12-point compliance requirement. We request that any specific concerns or additional requirements regarding compliance be communicated so we can address and include them with our building permit application. Efficient Electrification: EE1 4 points; Heat pumps for Space Heating: Air source heat pumps are proposed for space conditioning. Heat pump equipment will comply with the standards and/or specifications delineated in 144-C402.2.1.2. Two small electric wall heaters will provide heating in the “Program Rooms” on the fourth and fifth floors. Affordability Improvements: A12 1 point; Heating systems in heated space: Heating systems will be installed in heated spaces. A14 1 point; Right-lighting. The construction drawings will include the required table of lighting power densities and allowances designed to meet the code requirements. Ithaca College will procure commissioning of lighting and lighting controls. Ithaca College – Terrace Dining Hall Stair/Elevator Addition Project August 1, 2023 Page 3 ARCHITECTURE | ENGINEERING | INTERIOR DESIGN | SITE + PLANNING Renewable Energy: RE1 3 points; Ithaca College calculates that 3,966 SF of commercial space for this project would require a renewable energy system of at least 9,518 kWh in order to obtain a point. The Ithaca College contracted solar farm based in Geneva, NY produces 2,935,000 kWh annually. Ithaca College will allocate 28,554 kWh that meet the level to obtain the 3 points. Attached is Ithaca College’s Power Purchase Agreement, which shows that this project satisfies other aspects of the code, including the renewable energy system being operational at IC after 2015 and prior to this proposed Terrace Dining Addition project being constructed. Ithaca College is under contract for this solar farm through 12/31/40 which satisfies the required 15-year commitment. Scott Doyle, Director of Energy Management and Sustainability for the College is available for discussion or can answer any specific questions if needed. Scott can be reached via email at sdolye@ithaca.edu or by phone at 607-274-3769. Other Points: OP2 1 point; Walkability. The Elevator/Connector addition project’s primary purpose is to increase accessibility, walkability, and overall access on the Ithaca College campus. It will provide enhanced accessibility to and from the Upper Terraces via the bridge over Towers Skyline Drive to the Terrace Dining Rooftop Terrace 1 south entry and into the proposed elevator connector. From there, enclosed access via stair or elevator will connect to both levels of the Terraces Dining Hall and the Baker Walkway. The elevator will also serve to provide access to all floors of Terrace 1 Residence Hall. The Baker Walkway connects via elevator and stair to the lower part of campus, providing access to the Hill Center (sports clubs, intramurals, athletic training, and Whalen Music Center (music practice, performances), and the Gannett Library and the Handwerker Art Gallery. Via the Whalen Center, enclosed access provides a connection to the main campus quad academic buildings and to the Campus Center with access to the Campus Dining Hall, Campus Bookstore, retail food and all campus center amenities. OP3 1 point; Electric Vehicle Parking Space. Ithaca College will install one electric vehicle parking space and related infrastructure at parking space in the vicinity of the project. OP5 1 point; Meet NY Stretch Code. The project is designed to meet the NY Stretch Code and will be documented to illustrate compliance. Total 12 points As explained in our 5/25/23 meeting, we propose to use the existing gas-fired hot water system to provide a snow melt system in the slab of the connector portion of the addition connecting to the Baker Walkway. The Baker Walkway is an unheated elevated walkway that experiences severe condensation and icing in winter and swing months presenting an ongoing maintenance issue to maintain safe conditions. With the amount of traffic anticipated for the proposed connector, a snow melt system is a critical element to enhancing safety and lowering maintenance costs. As the system is not used for any space heating, space cooling or ventilation per 144-c402.2.1.2, we interpret that the use of this system is allowable under the code. Ithaca College – Terrace Dining Hall Stair/Elevator Addition Project August 1, 2023 Page 3 ARCHITECTURE | ENGINEERING | INTERIOR DESIGN | SITE + PLANNING Please contact me with any questions or comments. Sincerely, QPK DESIGN Architecture Engineering Site & Planning Vincent Nicotra, R.A. Partner Attachments: - Commercial Compliance Summary for Easy Path/Prescriptive Path Table with proposed categories. - Ithaca College - Amended and Restated Solar Power Services Agreement cc: E. McClatchie, IC; S. Dayton, IC S. Doyle, IC; S. Murphy, MCE ●CL L ●CL L ●CLL●CLL●CLL●CLL●CLL●CLL●CLL●CLL●CLL●CLL● CLL ●CLL●CLL●CLL●CLL●CLL●CLL ●CLL● CLL ● CLL ●CLLPROJECTNORTH123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESSACTING UNDER THE DIRECTION OF A LICENSEDARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IFALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIRSEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BYTHEIR SIGNATURE AND THE DATE OF SUCH ALTERATION,AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U MR E V I S I O N SP R O J E C T S T A T U S450 SOUTH SALINA STREETSUITE 500 PO BOX 29SYRACUSE, NY 13201-0029JULY 11, 2023222315.00ITHACA COLLEGETERRACE DINING HALLELEVATOR ADDITIONNEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEW953 DANBY RD, ITAHCACOVER SHEETG-001DRAWING LISTLANDSCAPE INFORMATIONL-001GENERAL INFORMATIONL-002ITHACA COLLEGE CAMPUS MAPLANDSCAPELD-101DEMOLITION / EROSION & SEDIMENTATION CONTROL PLANL-101LAYOUT PLANL-102GRADING / STORM SYSTEM PLANL-103PLANTING PLANL-501SITE DETAILSSURVEY / EXISTING CONDITIONSV-101SURVEY / EXISTING CONDITIONS MAPARCHITECTURALA-101FIRST FLR PLAN & PARTIAL BSMT PLANA-102SECOND FLOOR PLANA-1033RD - 5TH FLOOR PLANSA-201EXTERIOR ELEVATIONSA-901BUILDING PERSPECTIVESA-902BUILDING PERSPECTIVESITHACA COLLEGETERRACE DINING HALL ELEVATOR ADDITIONITHACA, NEW YORKTOMPKINS COUNTYJULY 11, 2023ARCHITECTURAL / SITE:QPK DESIGN, LLPARCHITECTS/ENGINEERS450 SOUTH SALINA STREETSYRACUSE, NY 13201315-472-7806LOCATION MAPGENERAL SITEPROPOSEDBUILDINGPROJECT SITESKYLINE CONSERDANBY ROADDRIVEVATORYDRIVE CONSERVATORY DR IVETOWER ALUMNI CIRCLE PROJECTNORTH123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESSACTING UNDER THE DIRECTION OF A LICENSEDARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IFALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIRSEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BYTHEIR SIGNATURE AND THE DATE OF SUCH ALTERATION,AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U MR E V I S I O N SP R O J E C T S T A T U S450 SOUTH SALINA STREETSUITE 500 PO BOX 29SYRACUSE, NY 13201-0029JULY 11, 2023222315.00ITHACA COLLEGETERRACE DINING HALLELEVATOR ADDITIONNEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEW953 DANBY RD, ITAHCASITE GENERALINFORMATIONL-001AMAC-FTACRE-FEETMHMANHOLEACACRESMFRMANUFACTURERACCASPHALT CEMENT CONCRETEMATLMATERIALADDMADDENDUMMAXMAXIMUMALTALTERNATEMECHMECHANICALALUMALUMINUMMTLMETALADAAMERICAN WITH DISABILITIES ACTMINMINIMUMABANCHOR BOLTMISCMISCELLANEOUSANODANODIZEDAPPROXAPPROXIMATENARCHARCHITECT(URAL)NOMNOMINALADAREA DRAINNNORTHASPHASPHALTNANOT APPLICABLENICNOT IN CONTRACTBNTSNOT TO SCALEBSMTBASEMENTNONUMBERBMBEAM, BENCHMARKBCBOTTOM OF CURBOBWBOTTOM OF WALLOCON CENTERBLDGBUILDINGOPNGOPENINGODOUTSIDE DIAMETERCOHOVERHEADCIPCAST IRON / CURB INLETOHCOVERHEAD COMMUNICATIONSCIPCAST IRON PIPE / CAST IN PLACEOHEOVERHEAD ELECTRICCBCATCH BASINCLCENTERLINEPCOCLEANOUTPLPROPERTY LINECLRCLEARPCPOINT OF CURVECOLCOLUMNPCCPORTLAND CEMENT CONCRETECOMBCOMBINATIONPERFPERFORATEDCOMCOMMUNICATIONPIPINT OF INTERSECTIONCONCCONCRETEPLBGPLUMBINGCMUCONCRETE MASONRY UNITPLYWDPLYWOODCONSTRCONSTRUCTIONPTPRESSURE TREATEDCJCONSTRUCTION JOINTPVCPOLYVINYL CHLORIDE (PLASTIC)CONTCONTINUOUSPSIPOUNDS PER SQUARE INCHCLLCONTRACT LIMIT LINEPSFPOUNDS PER SQUARE FOOTCONTRCONTRACTORPWPRIVATE WATER / DOMESTIC WATERCOORDCOORDINATECMPCORRUGATED METAL PIPEQCU FTCUBIC FEETQTYQUANTITYCFSCUBIC FEET PER SECONDCU YDCUBIC YARDRRRADIUSDREINFREINFORCE(D)(-ING)DIADIAMETERRCPREINFORCED CONCRETE PIPEDIMDIMENSIONREQ'DREQUIREDDWGDRAWINGREVREVISIONDIDROP INLETROWRIGHT OF WAYDIPDUCTILE IRON PIPESESANSANITARYEAEACHSDSTORM DRAINEEASTSSSANITARY SEWERELECEKECTIC(AL)SCHEDSCHEDULEELELEVATIONSJSCORED JOINTEQEQUALSECTSECTIONESTESTIMATESHTSHEETEXISTEXISTINGSSOUTHEXIST GREXISTING GRADESPECSPECIFICATIONEXPEXPANSIONSQSQUAREEJEXPANSION JOINTSFSQUARE FEETSTDSTANDARDFSTMSTEAMFT/FTFEET PER FOOTSTWSTORMWATERFPSFEET PER SECONDSTRUCTSTRUCTURE / STRUCTURALFFEFINISH FLOOR ELEVATIONFF ELFINISH FLOOR ELEVATIONTFINFINISH(ED)TDTRENCH DRAINFIN GRFINISHED GRADETELTELEPHONEFHFIRE HYDRANTTCTOP OF CURBFLRFLOORTOWTOP OF WALLFTFOOT / FEETTYPTYPICALGUGALVGALVINIZEDUEUNDERGROUND ELECTRICGAGAUGEUNOUNLESS NOTED OTHERWISEGNATURAL GASVHVIFVERIFY IN FIELDHTHEIGHTVERTVERTICALHDPEHIGH DENSITY POLYETHELENE PIPEHORIZHORIZONTALWHYDHYDRANTWTRWATERWWESTIW/WITHINCLINCLUDE(D)(-ING)W/OWITHOUTIDINSIDE DIAMETERWPTWORKPOINTINVINVERTYJYRYEARJTJOINTLLATLATTITUDELBPOUNDLPLIGHT POLELFLINEAR FEETB5GENERAL NOTESA5EROSION CONTROL NOTESA2ABBREVIATION LISTSCALE: NOT TO SCALEVIEW CALLOUT LEGENDL-001B1L-001C11REVISIONNUMBERREVISIONCLOUDSHEET NOTENUMBERDETAIL NUMBERSHEET NUMBER WHEREDETAIL IS LOCATED.DETAIL NUMBERSHEET NUMBER WHEREDETAIL IS LOCATED.DETAIL NUMBERSHEET NUMBER WHEREDETAIL IS LOCATED.PLAN DETAILDETAILSECTIONDETAILPOINTERSHEETKEYNOTEREVISIONNOTESCALE: 1/8"=1'-0"A1View NameDETAIL NUMBERDETAIL NAMEDETAIL SCALEF1F2F3F4F5F6F7E1E2E3E4E5E6E7D1D2D3D4D5D6D7C1C2C3C4C5C6C7B1B2B3B4B5B6B7A1A2A3A4A5A6A712345671234567ABCDEFABCDEFL-101LANDSACAPEPLANS H E E T T I T L ED A T EP R O J E C T N U MXX/XX/XXProject NumberR E V I S I O N SIT IS A V IOLATION OF THE LAW FOR ANY PERSON, UNLESS ACTINGUNDER THE DIRECTION OF A LICENSED ARCHITECT, TO ALTER TH ISDOCUMENT IN ANY WAY . IF ALTERED , THE ALTERING ARCH ITECTSHALL AFF IX THEIR SEAL AND THE NOTATION 'ALTERED BY ' FOLLOWEDBY THEIR SIGNATURE AND THE DATE OF SUCH ALTERAT ION , AND ASPECIFIC DESCRIPT ION OF THE ALTERAT IONEnter address hereOwnerProject NameN O T F O R CO N S T RU C T IO NPROJECTNORTH PROPOSEDPROPOSED (CONTINUED)BUILDING WALL/EDGECONCRETE PAVEMENTASPHALT DRIVE PAVEMENTASPHALT ROAD PAVEMENTASPHALT PARKING PAVEMENTBUILDING DOORBUILDING OVERHANGOEOEOVERHEAD POWER/ELECTRICALUEUEUNDERGROUND POWER/ELECTRICALPROPERTY LINESETBACK LINEEASEMENT LINECENTERLINEOOOOFENCETREE LINESANSANSANITARY SEWERSWALE CENTER LINE●●●●●●EDGE OF WATER (POND, LAKE, STREAM)MINOR OR INTERVAL CONTOURSMAJOR CONTOURSUNIT PAVERSREMOVALSASPHALT WALK PAVEMENTE JPAVEMENT TO BE REMOVED/SAW-CUT LINESTORM DRAIN LINE TO BE REMOVEDSDSDSDSANITARY SEWER LINE TO BE REMOVEDGGGNATURAL GAS LINESDSDSTORM DRAIN PIPEDOMESTIC WATER LINEUNDERDRAIN>>>>SPOT ELEVATIONSSILT FENCEINLET PROTECTION (TYPE 1, 2, 3, ETC.)□□□□□□□□CHECK DAMFLARED END SECTION & RIP/RAPRIP/RAP●CLLCONTRACT LIMIT LINE (CLL)PWPWUTILITY POLELIGHT POLECOMMUNICATIONS/FIBER OPTIC MANHOLE/BOXELECTRIC MANHOLE/ & VAULTCTEUTILITY PULLBOXSANITARY SEWER MANHOLESTORM DRAIN MANHOLESTEAM MANHOLE & VAULTECSDUNDERGROUND UTILITY CLEANOUTDOMESTIC WATER MANHOLEWSTMSTMELPCODOMESTIC WATER VALVEWVCATCH BASIN/STORM INLETCICURB INLETCBSIWATER HYDRANTDECIDUOUS TREECONIFEROUS TREESHRUBS (DECIDUOUS & CONIFEROUS)LPLPSSSSSSROCK DAMTEMPORARY SEDIMENT BASIN & PIPE OUTLETCATCH BASIN SEDIMENT TRAPRIP/RAP OUTLET SEDIMENT TRAPCURBEXISTINGBUILDING EXTERIOR WALLBUILDING DOORBUILDING OVERHANGOVERHEAD COMMUNICATIONS/FIBER OPTIC/TELECOMCOMUNDERGROUND COMMUNICATIONS/FIBER/TELEGGGNATURAL GAS LINEOHEOHEOVERHEAD POWER/ELECTRICALUEUEUNDERGROUND POWER/ELECTRICALPROPERTY LINESETBACK LINEEASEMENT LINECENTERLINEXXXXFENCETREE LINE (WOODS, MASSINGS, ETC.)SANSANSANITARY SEWER>>>>SWALE CENTER LINESTMSTMSTEAM LINESDSDSTORM LINEEDGE OF WATER (POND, LAKE, STREAM)MINOR OR INTERVAL CONTOURSMAJOR CONTOURSDOMESTIC WATERPWPWUNIDENTIFIED UNDERGROUND UTILITIESUIDUIDRIP/RAPWETLANDSSPOT ELEVATION255.65255.65255.65SURVEY MONUMENT/BENCHMARK250248UTILITY POLELIGHT POLECOMMUNICATIONS/FIBER OPTIC MANHOLE/BOXELECTRIC MANHOLE/ & VAULTCTEUTILITY PULLBOXSANITARY SEWER MANHOLESTORM DRAIN MANHOLESTEAM MANHOLE & VAULTECSDCLEANOUTDOMESTIC WATER MANHOLEWSTMSTMELPCODOMESTIC WATER VALVEWVCATCH BASIN/STORM INLETCICURB INLETCBSIFIRE HYDRANTBORE OR CORE HOLE TREESHRUBS (DECIDUOUS & CONIFEROUS)TREE TO BE REMOVEDGROUND COVER/PERENNIAL & ANNUAL MASSINGSWET MEADOWWETLAND PLANTINGEROSION CONTROL BLANKETUPLAND MEADOWPLANT TAG (SEE SCHEDULE ENTRY)99100100.00XX#NOT TO SCALEGRAPHIC SYMBOL LEGENDC5A31.EMPLOY EROSION CONTROL MEASURES AS SHOWN ON THE CONTRACT DOCUMENTS AND OTHERWISE NECESSARY TO PREVENT DAMAGE TO ON-SITE FACILITIES AND ADJOININGPROPERTY. ALL MEASURES SHALL BE INSTALLED AND MAINTAINED IN CONFORMANCE WITH THE NEW YORK STATE DEC REGULATIONS INCLUDING THE STANDARDS AND SPECIFICATIONSFOR EROSION & SEDIMENTATION CONTROLS MANUAL. (THE BLUE BOOK, JULY 2016 OR LATEST VERSION).2.INSPECT AND MAINTAIN ALL EROSION CONTROL FACILITIES ON A DAILY BASIS AND IMMEDIATELY AFTER EVERY STORM EVENT. MAINTENANCE SHALL INCLUDE, BUT NOT BE LIMITED TO:A) REPLACEMENT OR REPAIR OF DAMAGED SILT FENCE / COIR LOGB) REMOVAL OF SEDIMENT FROM ALL MEASURES SUCH THAT THEY REMAIN IN COMPLIANCE WITH THE LATEST EDITION OF THE NYSDEC BLUE BOOK.C) INLET PROTECTION DEVICES & MEASURES (EXISTING AND PROPOSED STRUCTURES)D) ASSURANCE OF GOOD GRASS GROWTH.E) CONSTRUCTION ACCESS ROADS3.GRADE THE SITE AND EMPLOY MEASURES TO DIRECT ALL STORM WATER RUNOFF TO SOIL EROSION AND SEDIMENT CONTROL FACILITIES.4.CLEAN PAVED ROADWAYS DAILY DURING CONSTRUCTION TO PREVENT SEDIMENT TRACKING ONTO PUBLIC ROADS.5.STABILIZE ALL DRAINAGE OUTLETS AS SHOWN BEFORE THE DISCHARGE POINTS BECOME OPERATIONAL.6.APPLY WATER OR A DUST PALLIATIVE TO MINIMIZE DUST AND EMPLOY MEASURES TO MINIMIZE OTHER CONSTRUCTION NUISANCES THROUGHOUT THE COURSE OF THE PROJECT PER THECONTRACT SPECIFICATIONS.7.REMOVE NO MORE VEGETATIVE COVER THAN IS NECESSARY FOR IMMEDIATE GRADING ACTIVITIES. ALL NEWLY DISTURBED AREAS NOT ACTIVELY UNDER CONSTRUCTION MUST BETEMPORARILY OR PERMANENTLY STABILIZED WITHIN ONE WEEK (7 CALENDAR DAYS) USING THE SPECIFIED SEED MIX AT SPECIFIED RATE.1.DRAWINGS ARE BASED ON A SURVEY PROVIDED BY T.G. MILLER, P.C. ENGINEERS AND SURVEYORS TITLED "TOPOGRAPHIC MAP: ITHACA COLLEGE TERRACE DINING HALL"DATED 12/28/2022.2.LOCATIONS OF THE UNDERGROUND UTILITIES AND OTHER UNDERGROUND STRUCTURES WERE OBTAINED BY FIELD MEASUREMENTS WHERE POSSIBLE. OTHERWISE, THEYWERE OBTAINED FROM OTHER SOURCES AND MAY BE APPROXIMATE ONLY. OTHER UNDERGROUND UTILITIES AND STRUCTURES MAY EXIST, BUT THEIR LOCATIONS AREPRESENTLY UNKNOWN. FIELD LOCATE PRIOR TO EXCAVATION AND REPAIR ANY DAMAGE FROM CONSTRUCTION ACTIVITIES.3.NOTIFY UDIG NEW YORK (1.800.962.7962) AND ITHACA COLLEGE'S DIRECTOR FOR FACILITIES PLANNING, DESIGN, AND CONSTRUCTION 72 HOURS PRIOR TO EXCAVATION.4.OBTAIN LANDSCAPE ARCHITECT'S / ITHACA COLLEGE'S DIRECTOR FOR FACILITIES PLANNING, DESIGN, AND CONSTRUCTION REVIEW OF LAYOUT AND GRADING BEFOREPROCEEDING WITH CONSTRUCTION.5.COMPLY WITH ALL REQUIREMENTS OF GOVERNMENT AGENCIES HAVING JURISDICTION OF ADJOINING ROADWAYS RELATIVE TO MAINTENANCE AND PROTECTION OF TRAFFIC.ALL WORK WITHIN ROAD RIGHT-OF-WAYS SHALL CONFORM TO THE MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES. OBTAIN ALL PERMITS REQUIRED FROM AUTHORITIESHAVING JURISDICTION INCLUDING PAYMENT OF FEES AND PERFORMANCE BONDS.6.TREES TO BE PROTECTED SHALL BE IDENTIFIED PRIOR TO THE START OF CONSTRUCTION. UTILIZE CONSTRUCTION FENCING AS SHOWN AND/OR OTHERWISE NECESSARY TOPROTECT TREE ROOTS. AVOID HEAVY CONSTRUCTION VEHICLE TRAFFIC OVER TREE ROOTS WITHIN THE DRIP LINES.7.ADJUST ALL EXISTING MANHOLES AND CATCH BASIN RIMS, WATER VALVE COVERS, AND OTHER UTILITIES WHERE ENCOUNTERED, TO MEET NEW LINE AND GRADE OF FINISHEDLAWN OR PAVEMENTS.8.SAW-CUT ALL EXISTING PAVEMENTS AT LIMITS OF REMOVAL TO FORM A CLEAN STRAIGHT EDGE TO WHICH NEW PAVEMENTS, LAWN OR PLANT BEDS WILL ABUT.9.SAW-CUT EXISTING CONCRETE PAVEMENTS AT NEAREST CONTROL JOINT TO LIMITS OF REMOVAL AND REPLACE CONCRETE PAVEMENTS IN FULL FLAGS.10.REPAIR ALL EXISTING PAVEMENT WHERE DAMAGED AND/OR DISTURBED BY THE WORK OF THE CONTRACT AT NO COST TO THE OWNER. REPAIRS SHALL BE MADE WITH LIKEMATERIALS OF EQUAL QUALITY AND TO THE EXISTING PAVEMENT SECTION DEPTH WITH LIKE MATERIALS UNLESS OTHERWISE NOTED. THE AREA OF REPAIR SHALL BE NOT LESSTHAN 10' BY 10' UNLESS APPROVED BY THE LANDSCAPE ARCHITECT.11.REPAIR ALL EXISTING LAWN AREAS DAMAGED AND/OR DISTURBED BY WORK OF THIS CONTRACT. REPAIRS SHALL BE MADE IN ACCORDANCE WITH THE MATERIALS AND METHODSDESCRIBED IN DIVISION 32 TURF AND GRASSES OF THE CONTRACT SPECIFICATIONS OR AS INDICATED ON THE PLANS AND DETAILS.12.INSTALL 6" (SETTLED DEPTH) TOPSOIL AND ESTABLISH LAWN IN ALL AREAS WITHIN THE CONTRACT LIMITS NOT DESIGNATED FOR OTHER SURFACES. REPAIR ALL OTHER AREASDISTURBED BY CONSTRUCTION.13.ALL PAVEMENT STRIPING DAMAGED TO BE REPLACED / RESTRIPED TO MATCH EXISTING.14.CONTRACTOR SHALL VERIFY THAT EXISTING ELEVATION DATA IS CORRECT AND ON THE SAME DATUM AS THE REFERENCED SURVEY OR EXISTING CONDITIONS DRAWINGPROVIDED IN THE CONTRACT DOCUMENTS. RECORD A MINIMUM OF (5) FIVE ELEVATIONS OF EXISTING PERMANENT LANDMARKS TO REMAIN AND SUBMIT TO THE ARCHITECT FORRECORDS. THE CONTRACTOR SHALL FIELD VERIFY ALL CHECK DIMENSIONS INDICATED AND SUBMIT THEIR FINDINGS TO THE ARCHITECT BEFORE PROCEEDING WITHCONSTRUCTION. PROJECTNORTH123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESSACTING UNDER THE DIRECTION OF A LICENSEDARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IFALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIRSEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BYTHEIR SIGNATURE AND THE DATE OF SUCH ALTERATION,AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U MR E V I S I O N SP R O J E C T S T A T U S450 SOUTH SALINA STREETSUITE 500 PO BOX 29SYRACUSE, NY 13201-0029JULY 11, 2023222315.00ITHACA COLLEGETERRACE DINING HALLELEVATOR ADDITIONNEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEW953 DANBY RD, ITAHCAITHACA COLLEGECAMPUS MAPL-002A1NOT TO SCALEITHACA COLLEGE CAMPUS MAPTERRACE DINING HALLBAKER WALKWAYWHALEN CENTER FOR MUSICEAST TOWERTHE TERRACESTERRACE2TERRACE 1HILL CENTER SDSDSDSDSDSDSDSDSDSDSD□□□□□ □□□SALVAGE TABLE AND PAVERS.REMOVE PAVER BASE MATERIAL.SURRENDER TABLE TO OWNER.REMOVE PAVERS ANDBASE MATERIALREMOVE WALL ANDASSOCIATED FOOTINGREMOVE BOLLARDS ANDASSOCIATED FOOTINGSREMOVE WALL ANDFOUNDATIONSPROVIDE TREEPROTECTIONCOIR LOGCONCRETEWASHOUTREMOVE ASPHALTPAVEMENTREMOVE EXISTINGASPHALT PAVEMENTREMOVE GRAVELREMOVE EXISTING STORMSTRUCTUREREMOVE STORM PIPEEXISTING PARKING SPACESTO BE USED FOR STORAGEAND STAGINGOOOOOOOOOOOOO O O OOOOOOOOOSAWCUT NEAT STRAIGHT LINE ATLIMITS OF ASPHALT REMOVALEXISTING CURBTO REMAINOOOOOOOOOOOOOOOOOOOOOOO O O OOOTEMPORARY CONSTRUCTION FENCE WITHACCESS GATE; MAINTAIN VEHICULAR ACCESS TOASPHALT DRIVE THROUGHOUT CONSTRUCTION;COORDINATE WITH OWNER, SEE NOTE 1□□□□REMOVE BIRCH TREE ANDVEGETATION; GRIND STUMPDOWN TO 18" BELOW GRADE12' MIN.REMOVE CONCRETE WALKAND GRANITE CURBDRAIN INLET PROTECTION;PROVIDE ON PROPOSEDSTRUCTURES ONCE INSTALLEDL-501 C4L-501 A5L-501E5DRAIN INLET PROTECTION; PROVIDE ONPROPOSED STRUCTURES ONCE INSTALLEDL-501E5DRAIN INLET PROTECTION; PROVIDE ONPROPOSED STRUCTURES ONCE INSTALLEDL-501 E5DRAIN INLETPROTECTIONL-501 E5L-501E4REMOVE STORM PIPEEND REMOVAL OFEXISTING STORM PIPEEXISTING BIRCH TREESTO REMAIN; TYP.1'-5"CLCLEND REMOVAL OF WALL ANDFOUNDATIONS; SAWCUTNEAT STRAIGHT LINEEND REMOVAL OFEXISTING STORM PIPESAWCUT NEAT STRAIGHT LINE ATLIMITS OF ASPHALT REMOVAL; (TYP.)REMOVE EXISTING STAIR ANDPIPE RAIL; SEE ARCHITECTURALDRAWINGS FOR CONTRACTREQUIREMENTSOOOO O OMAINTAIN ACCESS TO AND FUNCTION OFLOADING DOCK THROUGHOUT CONSTRUCTION;COORDINATE WITH OWNER, SEE NOTE 1TEMPORARYCONSTRUCTIONFENCE WITH MANGATE; SEE NOTE 1RELOCATE GAS LINE; COORDINATE WITHPLUMBING ENGINEER AND OWNEREND REMOVAL OF GRANITE CURBSAWCUT NEAT STRAIGHT LINE ATNEAREST JOINTPROJECTNORTH123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESSACTING UNDER THE DIRECTION OF A LICENSEDARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IFALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIRSEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BYTHEIR SIGNATURE AND THE DATE OF SUCH ALTERATION,AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U MR E V I S I O N SP R O J E C T S T A T U S450 SOUTH SALINA STREETSUITE 500 PO BOX 29SYRACUSE, NY 13201-0029JULY 11, 2023222315.00ITHACA COLLEGETERRACE DINING HALLELEVATOR ADDITIONNEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEW953 DANBY RD, ITAHCAA11" = 10'DEMOLITION / EROSION & SEDIMENTATION CONTROL PLANDEMOLITION /EROSION &SEDIMENTATIONCONTROL PLANLD-101GRAPHIC SCALE51020010SCALE IN FEETNOTES1.COORDINATE WITH OWNER ON ALL CONSTRUCTION ACCESS AND STAGINGREQUIREMENTS. STSISISIL-501C1UNIT PAVERSL-501D2GRANITE CURBL-501E3ASPHALT JOINT; (TYP.)L-501E1ASPHALT ROAD PAVEMENT; (TYP.)L-501B4WALL 'A'L-501D2GRANITE CURBL-501D1CONCRETE DRIVEPAVEMENTL-501E2ASPHALT DRIVE PAVEMENTL-501 E3ASPHALT JOINT; (TYP.)L-501A4PIER 'A'L-501B1STONE MULCHL-501B5BOULDERS ANDSTONE SLOPETRASH RECEPTACLESBY OWNER90.00°E JE J E J E J LOCATION OFEXISTING CURB LINE6" GRAVEL SET ON GEOTEXTILESEPARATION FABRIC; MATCHEXISTING GRAVELR6'-4"ALIGN WITHEXISTING WALLWALL PERARCHITECTURALDRAWINGSR39'-9"16'-1"17' -7"3'-11"10'-6"2'-1"17'-4"61' -1 "+ / -9'-7"21'+/-10'-7"17'SEE LAYOUT PLANENGLARGEMENT14'-6 "14'20'-5 "+ / - 1 1 ' - 3 " 3 ' - 6 " + / -0"4'-6"PROPOSEDBUILDING ADDITIONL-501D1CONCRETEWALKPAVEMENTSTAIR PER ARCHITECTURALDRAWINGSLOADINGDOCK1 7 6 . 7 9 °SDST90.00° 124.7 2 ° + / - 1 0 ' - 6 "5'-3"3'-5"+/-7 ' - 6 " 1 1 ' - 3 " 3 ' - 6 " + / -3'+/-4'-6"1 7 1 . 2 0 ° + / -STAIR PER ARCHITECTURALDRAWINGSL-501D1CONCRETEWALKPAVEMENTL-501D2GRANITECURBL-501B4WALL 'A'L-501E1ASPHALTROADPAVEMENTPROJECTNORTH123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESSACTING UNDER THE DIRECTION OF A LICENSEDARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IFALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIRSEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BYTHEIR SIGNATURE AND THE DATE OF SUCH ALTERATION,AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U MR E V I S I O N SP R O J E C T S T A T U S450 SOUTH SALINA STREETSUITE 500 PO BOX 29SYRACUSE, NY 13201-0029JULY 11, 2023222315.00ITHACA COLLEGETERRACE DINING HALLELEVATOR ADDITIONNEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEW953 DANBY RD, ITAHCAA11" = 10'LAYOUT PLANLAYOUT NOTES1.AN ELECTRONIC .dwg FILE WILL BE PROVIDED TO THE CONTRACTOR FOR THEGENERAL LAYOUT OF THE SITE IMPROVEMENTS.2.DETAILED LAYOUT OF THE SITE IMPROVEMENTS SHALL BE PER THE PLAN ANDDETAIL DIMENSIONS. DIMENSIONS AND ELEVATIONS INDICATED ON THE PLANS ANDDETAILS SUPERCEDE THE ELECTRONIC LAYOUT IN THE CASE OF A DISCREPANCY.3.BUILDING LAYOUT SHALL BE DONE PER THE DIMENSIONS INDICATED ON THEARCHITECTURAL AND STRUCTURAL DRAWINGS FROM THE WORK POINTS INDICATED.(SEE A-SERIES DRAWINGS & S-SERIES DRAWINGS.)4.REPORT ANY DISCREPANCIES OR CONFLICTS TO THE ARCHITECT BEFOREPROCEEDING WITH ANY WORK.LAYOUT PLANL-101GRAPHIC SCALE51020010SCALE IN FEETB11" = 10'LAYOUT PLAN ENLARGEMENT SDSDSDSDSDSDSDSDSDSDSDSDSDSDSTGGGGGGGGGSD SD S D SISDSDSDSDSDSD>>>SD>>>>>>SDSDSISI997.801005.40TW 1006.9BW 1005.351005.321006.841006.861005.28TC/BC1005.001005.40BW1005.30HP 1006.90TW 1007.00TW 1006.50TC/BC1005.32TC 1005.42BC 1005.38100510061007.09TW 1007.50TC 1007.00BW/BC 1006.50TC 1006.74BC 1006.241006.44100510041000 1002 998 TW 1007.50TW 1007.00100 7 1006997.50997.75997.60997.45TC 1006.84BC 1006.33TC 1006.86BC 1006.33TC 1006.81BC 1006.31BW 1005.46TW 1006.50BW 1007.00BW 1005.38BC 1004.929 9 6 WYE CONNECTION6" INV 1001.91WYE CONNECTIONINV 1002.05INV 995.551006.331006.30L-501A3FF = 1005.40GAS LINE SHOWN FOR REFERENCEONLY. COORDINATE WITHPLUMBING ENGINEER AND OWNERMEET & MATCH GRADE AT EXISTINGASPHALT PAVEMENT; (TYP.)MEET AND MATCH GRADE ATEXISTING CONCRETE PAVEMENTMEET & MATCH GRADE AT EXISTINGASPHALT PAVEMENT; (TYP.)3:1 SLOPEL-501C3L-501C3MEET & MATCH GRADE ATEXISTING PAVERS; (TYP.)1.5% CROSSLOPEON SIDEWALKTIE IN EXISTING STORM LINE TO STORMCATCH BASIN VIA. 4" PVC PIPE AT 1% MIN.SLOPE. VERIFY EXISTING INVERT IN FIELDPRIOR TO ORDERING STORM CATCH BASIN.L-501C38 " PVC4" UNDERDRAIN6" PVC8 " PVCPROPOSEDBUILDING ADDITIONSTORM INLETRIM: 1005.13SE INV: 1002.34STORM INLETRIM: 997.20NE INV: 994.00SW INV: 995.00NW INV: MATCHEX. SEE NOTE 1STORM INLETRIM: 997.15SW INV: 994.15STEP IN TOPOF RETAINING WALL6" PVC2 ROWS OF 4" UNDERDRAINCATCH BASINRIM: 1006.10NW INV: 1002.75 (SEE NOTE 1)NE INV: 1002.656" PVCL-501E5CLEANOUT4" PVCRIDGESEE ARCHITECTURAL DRAWINGS FOR STAIR ASSEMBLYMEET & MATCH EXISTINGPAVEMENT FLUSHCONNECT 8" PVC @ INV 1001.53TO EXISTING CATCH BASINPROJECTNORTH123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESSACTING UNDER THE DIRECTION OF A LICENSEDARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IFALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIRSEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BYTHEIR SIGNATURE AND THE DATE OF SUCH ALTERATION,AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U MR E V I S I O N SP R O J E C T S T A T U S450 SOUTH SALINA STREETSUITE 500 PO BOX 29SYRACUSE, NY 13201-0029JULY 11, 2023222315.00ITHACA COLLEGETERRACE DINING HALLELEVATOR ADDITIONNEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEW953 DANBY RD, ITAHCAA11" = 10'GRADING / STORM SYSTEM PLANGRADING / STORMSYSTEM PLANL-102GRAPHIC SCALE51020010SCALE IN FEETNOTES:1.VERIFY EXISTING PIPE SIZE AND INVERT & NOTIFY LANDSCAPEARCHITECT IN WRITING INCLUDING INFORMATION AND IF CONFLICTEXISTS PRIOR TO ORDERING STRUCTURE STSISISIAR8PA4TC20MULCH PLANTING BEDPROJECTNORTH123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESSACTING UNDER THE DIRECTION OF A LICENSEDARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IFALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIRSEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BYTHEIR SIGNATURE AND THE DATE OF SUCH ALTERATION,AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U MR E V I S I O N SP R O J E C T S T A T U S450 SOUTH SALINA STREETSUITE 500 PO BOX 29SYRACUSE, NY 13201-0029JULY 11, 2023222315.00ITHACA COLLEGETERRACE DINING HALLELEVATOR ADDITIONNEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEW953 DANBY RD, ITAHCAA11" = 10'PLANTING PLANPLANTING PLANL-103GRAPHIC SCALE51020010SCALE IN FEETPLANT SCHEDULETREES & SHRUBSKEYBotanical NameCommon NameSIZINGSPACINGROOTMATURE SIZEREMARKSTCTsuga canadensis 'Moon Frost'Moon Frost HemlockNo. 3CONTAINERAS SHOWNCONTAINER2-4' H x 2-4' WHERBACEOUS PLANTSARAjuga reptansBugleweedNo. 2CONTAINERAS SHOWNCONTAINER 0.5'-0.75' H x0.75'-1' WPAPenesetum alopecuroides Hameln'Hameln grassNo. 3CONTAINER24" O.C.E.W.CONTAINER 1.5'-2.5' H x1.5'-2.5' W FACE OFNICHE WALLGEOTEXTILEINFILTRATION FABRICROLL FABRIC 4"UP EDGINGFIN. GR.EXTEND FABRIC UP 4"ON FOUNDATION FACESTONE MULCH;MATCH EXISTINGFINISH GRADE 12" BELOWTOP OF EDGING4" UNDERDRAINNYDOT SUBDRAINSTONE MATERIALPAVERS PERPLAN/DETAIL1"6"6"COMPACTED SUBGRADEGEOTEXTILE SEPARATIONFABRICASTM C33 CONCRETE SANDSETTING BEDPAVERS: USE SALVAGED PAVERS;MATCH EXISTING PAVEMENT PATTERNNYSDOT TYPE 2 COMPACTEDSUBBASE MATERIALPAVER EDGE RESTRAINT ONTOP OF SUBBASE COARSE WHERE PAVERS ABUT LAWNOR PLANT BED. PIN AS PERMFG. RECOMMENDATIONFIN. GR.WRAP UNDERDRAIN & STONEFILTER MATERIAL WITHGEOTEXTILE, OVERLAP 6" MIN.4" UNDERDRAIN INSTALLED W/PERFORATIONS DOWN. SLOPE @116" / FOOT MIN. CAP ALLTERMINAL ENDS. TIE INTOEXISTING STORM PIPE NETWORKSTONE FILTER MATERIAL6"2"2 1/2"4,000 P.S.I. CONCRETE PAVEMENTW/ FIBRILATED FIBER-MESHREINFORCEMENTMED. BROOM FINISHPERPENDICULAR TOPATH OF TRAVEL; (TYP)12" EXPANSION JOINT W/ SEALANT,BACKER ROD & COMPRESSIBLE JOINT FILLER@ 50'-0" O.C.E.W.; (TYP)TOOLED EDGE BOTH SIDES OF EXPANSIONJOINT & CONTROL JOINT; (TYP) .TOOLED CONTROL JOINT: 5'-0"O.C.E.W. OR AS SHOWN ON PLAN;1 14" DEEP FOR 5" CONCRETEAND1 34" DEEP FOR 7" CONCRETE)FIN. GR.NYSDOT TYPE 2COMPACTED SUBBASECOMPACTEDSUBGRADEWALK: 5"DRIVE: 7"6"6"GEOTEXTILE SEPARATION FABRICNYSDOT TYPE 2SUBBASE MATERIAL112"212"4"1'-0" MIN.NYSDOT TYPE 7 ASPHALT SURFACE COURSENYSDOT TYPE 3 ASPHALT BINDER COURSENYSDOT TYPE 1 ASPHALT BASE COURSECOMPACTED SUBGRADEGEOTEXTILE SEPARATION FABRICNOTE:APPLY TACK COATBETWEEN BASE ANDBINDER COURSES ANDBETWEEN BINDER ANDSURFACE COURSES IFSUBJECT TO TRAFFICBETWEEN INSTALLATIONOF COURSES2"2"1"1'-2"FIN. GR.112"3"12"NYSDOT TYPE 7 ASPHALT SURFACE COURSENYSDOT TYPE 3 ASPHALT BINDER COURSENYSDOT TYPE 2SUBBASE MATERIALCOMPACTED SUBGRADEGEOTEXTILE SEPARATIONFABRICPAVEMENT PER PLANSUB BASE MATERIALCOMPACTED SUBGRADEFIN. GR.5".GRANITE CURBSLIP SHEET ATALL CONCRETE WALKLOCATIONS3,000 PSI CONTINUOUSCONCRETE BACKING10"6"4"FIN. GR.6" UNLESS OTHERWISENOTED ON PLAN6"6"GEOTEXTILESEPARATION FABRICROLLGEOTEXTILEFABRIC 18" UPFOUNDATIONFACENATIVE ORNAMENTAL BOULDERS18" - 30" DIAMETER2" - 4"Ø WASHED,ROUNDED, RIVER STONE, 6" THICKGRAVEL OR TOPSOIL &SEED AS LAWN PER PLAN#1 ROUND STONE MULCHCOMPACTED SUBGRADEFINISH GRADECOMPACTEDSATISFACTORYMATERIALAGGREGATE PIPEBEDDING TO PIPESPRING LINECOMPACTED SUBGRADEDETECTABLE WARNINGTAPE (SEE SPEC)LAWN AREA ORNATURAL AREASPAVEMENT AREASINVERT VARIES(SEE STORM PLAN)STRUCTURAL FILL ORNYSDOT SUBBASEMATERIAL1'1'SPRING LINE - PIPE SIZEVARIES. SEE PLANREMOVE LOOSE ROCKFROM TRENCH BOTTOM6"6" MIN.4,000 P.S.I. FOOTING#5 REINFORCINGBAR; 12" O.C.E.WBLUESTONE CAP TOMATCH EXISTING1'-8"4'-8"1' 4'-0"3'12" CONCRETEREVEALCUT (EACH SIDE)6'-6" +/-FINISHGRADESTONE VENEER TOMATCH EXISTING8"912"EXISTING WALLANCHOR TOEXITING WALL2'-4"5" MIN.6"6"6"2'-0" DIA.4'-0" DIA.PIPES EXTEND TO INSIDEWALL OF STRUCTURE,;(TYP.)OPENING FOR PIPE TO BEPRECAST OR MACHINE CORED.CONNECTION TO BE WATERTIGHT; (TYP.)OUTLETPIPE4" PVC PIPE;SEE STORMSYSTEM PLANFOR INVERTCOMPACTED SUBBASE MATERIALCOMPACTED SUBGRADEPRECAST BARREL SECTIONS &SLAB. ASTM C478 2', 3', & 4'LENGTHS."O" RING JOINT OR APPROVEDALTERNATE. GROUT INSIDE &OUTSIDE OF JOINT W/NON-SHRINK MORTAR.LADDER RUNGS1'-0" SPACINGCAST INTOSTRUCTUREPRECAST GRADE RING(S)FRAME & COVER TO MEET& MATCH FIN. GR.PRECAST CONCRETESLAB TOPNOTE: FABRICATE FOR H-20 LOADINGOUTLET PIPE: 8" PVC PIPE; SEESTORM SYSTEM PLAN FOR INVERT.PAVEMENTPER PLANNOTES:1.GRATE SHALL BE DUCTILE IRON PER ASTM A536GRADE 70-50-05,2.DRAINAGE CONNECTION STUB JOINT TIGHTNESSSHALL CONFORM TO ASTM D3212 FORCORRUGATED HDPE10" DIAMETER DUCTILE IRON GRATETOP SOIL PER PLAN6" MIN.4" MINWATERTIGHT JOINT(CORRUGATED HDPE SHOWN)PVC PIPE; PIPE SIZE& INVERT PER PLANTHE BACKFILL MATERIAL SHALL BE CRUSHEDSTONE OR OTHER GRANULAR MATERIAL MEETINGTHE REQUIREMENTS OF CLASS I, CLASS II, ORCLASS III MATERIAL AS DEFINED IN ASTM D2321.BEDDING & BACKFILL FOR SURFACE DRAINAGEINLETS SHALL BE PLACED & COMPACTEDUNIFORMLY IN ACCORDANCE WITH ASTM D2321.FINISHED GRADE10" DIAMETER NYLOPLAST RISERMETAL STAKES 6' O.C. AROUNDTHE DRIP LINE PERIMETERADJACENT TO WORK AREA4'-0"3'-0"ORANGE, PLASTIC SAFETYFENCEDRIP LINEMETAL TIESEXISTINGGRADE2"x2"x48" HARDWOOD POSTS 30"o.c. MAX. AND AT ENDS OF EACH LOG.2'-0"2'-0"FLOW16" Ø x 20'-0" LONG,100% BIODEGRADABLE COIR LOG BUTTENDS TIGHT AT JOINTS TO PREVENT WATER LEAKAGE.EXISTING GRADEEMBED INTO EXISTINGGRADE +/- 2"UNDISTURBED SUBGRADE10'20'LATH AND FLAGGING(ALL 4 SIDES); 3' 0.C.NOTES:1. ACTUAL LAYOUT DETERMINED IN FIELD.2. SEDIMENT BASIN SHALL BE SIZED TOACCOMMODATE EXPECTED CONCRETE WASHOUTPROCEDURES AND SCHEDULE.3. CONCRETE WASHOUT SIGN TO BE INSTALLEDWITHIN 10' OF TEMPORARY CONCRETEWASHOUT FACILITY3'3'SANDBAG10 ML PLASTICLINER (TYP.)HAY BALESNYSDOT TYPE 2COMPACTED SUBBASE1'-0" MIN.MEET & MATCH EXISTINGPAVEMENT GRADESEXISTING ASPHALTCOURSESASPHALT PAVEMENT.SEE DETAIL SECTIONSAWCUT EXISTING ASPHALT PAVEMENT.APPLY ASPHALT TACK COAT ON ALL VERTICALSURFACES. SEAL JOINT WITH RUBBERIZEDASPHALT SEALER TO 2" EACH SIDE OF JOINT.EXISTING SUBBASECOMPACTED SUBGRADEEXIST. GR.FIN. GR.ASPHALT PAVING PERPLAN/DETAIL12" EXPANSION JOINT4,000 P.S.I.CONCRETECOMPACTED SUBGRADE#4 REINFORCINGBAR; 12" O.C.E.W.1'2'-6"1' 4'-0"1'PER PLAN CLEAN STONEBACKFILLFIN. GR.PER PLAN CONCRETE PAVEMENTPER PLANPOURED CONCRETE RETAININGWALL; SMOOTH FINISH ONEXPOSED CONCRETE SURFACESEE L-102 FOR WALL HEIGHTS1" CHAMFER; BOTH SIDESFINISH GRADEMIN. 2 x ROOT BALL; (TYP.)3"SET FLARE OF ROOT BALL 2" ABOVESURROUNDING GRADE. DO NOT PLACEOR MOUND MULCH AGAINST TREETRUNK; (TYP.).MIN. 3" DEEP MULCH; (TYP.).FORM 3" SOIL SAUCER AROUNDSHRUB OR GATOR BAGPRUNE BROKEN, DAMAGED, ORCROSSING BRANCHES; (TYP.).PLANTING SOIL. TAMP SOIL AROUNDROOT BALL USING FOOT PRESSURE.REMOVE BURLAP & WIRE BASKETFROM TOP 1/3 OF ROOT BALL. REMOVEALL SYNTHETIC ROPES & WRAPPINGMATERIALS.3' MIN. RADIUSVARIES PER PLANFOR PLANT BEDSFOR INDIVIDUAL PLANTSNOTES:1. INLET PROTECTION TO BE USED ON ALL EXISTING & NEW GRATED STRUCTURES.2. ALL FRAMING IS CONSTRUCTED OF CORROSION RESISTANT STEEL (ZINC PLATED ORGALVANIZED) FOR 7 YEAR MINIMUM SERVICE LIFE.TYPICAL RECTANGULAR INLET FILTERTYPICAL ROUND INLET FILTERREPLACEABLE SEDIMENTBAGS WITH GEOTEXTILEFILTER FABRICSTAINLESS STEELCLAMPING BAND11 GA GALVANIZED STEELSUSPENSION SYSTEMLIFT HANDLESSTANDARD 2"OVERFLOW AREA9"6"6"4" THICK MIN., 4,000#CONCRETE W/FIBRILATED FIBERMESH.STIFF BROOM FINISH W/TOOLED EDGE.THREADED BRASSCLEAN-OUT PLUG.3,000# CONCRETEENCASEMENTWYEPVC RISERCOMPACTED SUBGRADESTORM LINE(PVC OR HDPE)PIPE BEDDINGHEAVY DUTY CAST IRON COVERWITH "C.O" STAMPED ON TOPADJUSTABLE HEADFINISH GRADE1'-0"45° BENDENDLINE CLEANOUTSILT FENCE FILTERFABRIC W/ WIRE MESHREINFORCING(MESH PLACED ON"INSIDE" OF FABRIC).STAPLE TO FRAME @12" O.C. ON TOP ANDALL SIDES.2x4 FRAME.FIN. GR.EXCAVATE & RE-COMPACTIN 6" LIFTS.INLET OR CATCH BASIN.NOTE:INLET PROTECTION TO BE USED ON ALLEXISTING & NEW GRATED STRUCTURES1'-6"1'-0"1'-6"SECTION VIEWAXONOMETRIC VIEWSILT FENCE FILTERFABRIC W/ WIREMESH REINFORCING(MESH PLACED ON"INSIDE" OF FABRIC).2x4 FRAME.PROJECTNORTH123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESSACTING UNDER THE DIRECTION OF A LICENSEDARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IFALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIRSEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BYTHEIR SIGNATURE AND THE DATE OF SUCH ALTERATION,AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U MR E V I S I O N SP R O J E C T S T A T U S450 SOUTH SALINA STREETSUITE 500 PO BOX 29SYRACUSE, NY 13201-0029JULY 11, 2023222315.00ITHACA COLLEGETERRACE DINING HALLELEVATOR ADDITIONNEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEW953 DANBY RD, ITAHCADETAILSL-501B1N.T.S.STONE MULCHC1N.T.S.UNIT PAVERSD1N.T.S.CONCRETE PAVEMENTE1N.T.S.ASPHALT ROAD PAVEMENTE2N.T.S.APHALT DRIVE PAVEMENTD2N.T.S.GRANITE CURBB5N.T.S.BOULDERS AND STONE SLOPEA3N.T.S.STORM CATCH BASINC3N.T.S.STORM INLETA4N.T.S.PIER 'A'C2N.T.S.DRAIN INLET PROTECTIONA5N.T.S.TREE PROTECTIONC4N.T.S.COIR LOGE4N.T.S.CONCRETE WASHOUTE3N.T.S.ASPHALT JOINTB4N.T.S.WALL 'A'A6N.T.S.SHRUBB2N.T.S.PIPE TRENCHE5N.T.S.CLEANOUTC5N.T.S.DRAIN INLET PROTECTION ITHACA COLLEGE - TERRACES & WHELAN CONNECTOR6/22/2023 - ACMDNDNUPUPDNDNUP4567839RELOCATED GRAB& GO CASEWORK(NOT INCONTRACT)MEZZANINE235MEZZANINE223ENTRANCECORRIDOR222MEZZANINE221MEZZAN214ENTRANCEVESTIBULE241GUARDRAIL;PAINT PT-908OPEN TO AREABELOW; SEE A1/A-101OPEN TO AREABELOW; SEE A1/A-101EXISTING METALGATES; PAINTPT-908OFFICE240OFFICE239OFFICE238OFFICE237OFFICE236CORR234PT-912PT-912PT-912PAINT ENTIRE WALL; STOP ATUNDERSIDE OF RESIDENCEBALCONYVB-401PAINT EXISTINGCONCRETE WALLABOVE PT-90326'-0 5/8" ±EXISTINGUARDRPT-908 (EXISTINGGUARDRAIL; PAINTPT-908 (TYPICAL)EXISTINGGUARDRAIL; PAINTPT-908 (TYPICAL)EXISTING RAILING;PAINT PT-908 (TYPICAL)EXISTING WOODDOOR AND FRAMEPAINT PT-913PAINT EXPOSEDAREA OF STAIRS,LANDINGS PT-902EXISTING STAIR:RUBBER TILERT-302RUBBER NOSINGSRT-303(TYPICAL)VINYL TRANSITIONSTRIP (TYPICAL)MODIFY EXISTINGGUARDRAIL; SEEELEVATIONSPAINTEXPOSED AREAOF SLABPT-903EXISTING STAIRS:RUBBER TREADSRT-301 (TYPICAL)EXISTINGLANDINGS:RUBBER TILERT-302RUBBER NOSINGSRT-303(TYPICAL)EXISTING ROUNDCOLUMNS; PAINT PT-905(TYPICAL UNO)STOP CPFACE OF(TYPICAREINSTALL ALUMINUMTHRESHOLD IF REQUIREDFOR HARDWARE FUNCTIONLCD TV(NOT INCONTRACT)LCD TV(NOT INCONTRACT)3.9TO SLAB0"TO SLAB-2ND FLR12'-0"TO SLAB-3RD FLR25'-2"TO SLAB-4TH FLR34'-2"TO SLAB-ENTRY7'-7 1/4"9'-0"13'-2"4'-4 3/4"7'-7 1/4"LOADING DOCK23'-9 1/2"DINING HALL BEYOND0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.4 0.3 0.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 0.9 1.3 1.3 0.80.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 1.0 2.0 2.5 2.4 1.90.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.7 1.7 2.7 3.0 2.90.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.3 0.5 0.9 2.2 3.3 3.5 3.30.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.6 1.4 2.9 4.3 4.5 3.80.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.4 0.9 2.2 3.2 3.9 4.30.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.6 1.2 2.7 3.4 3.8 3.60.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.4 0.8 1.6 3.4 4.4 4.20.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 1.1 2.5 3.5 4.4 4.60.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.4 0.7 1.6 2.9 3.5 3.9 3.70.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 0.8 1.9 3.6 4.0 3.90.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.6 1.3 2.6 4.0 4.7 4.50.0 0.0 0.1 0.1 0.2 0.3 0.5 0.8 1.8 2.9 3.5 3.90.1 0.1 0.2 0.4 0.7 0.9 1.9 2.9 3.3 3.40.0 1.0 1.1 1.1 1.4 2.6 3.0 3.00.218.7 20.3 21.426.0 22.9 24.1 24.8 25.2 24.9 24.0 22.6 20.819.3 27.6 28.4 26.5 27.5 27.9 27.5 26.5 25.1 23.4 21.2 18.7 16.119.4 27.0 28.9 27.6 28.8 29.3 29.2 28.4 26.8 25.0 22.7 20.1 17.416.5 25.5 27.7 29.7 30.2 30.6 30.2 29.4 27.5 25.9 23.6 21.0 18.121.5 24.6 27.5 29.5 30.7 30.8 29.8 27.4 25.8 23.6 21.122.7 27.0 28.8 29.4 29.1 27.8 25.5 23.4 20.80.1 25.8 27.1 26.6 25.3 22.0 19.40.2 23.1 23.3 20.0 18.00.1 18.1 16.10.50.7 0.4 0.02.1 1.2 0.02.6 4.3 3.8 0.04.1 5.8 6.8 23.24.4 7.4 10.84.1 6.8 11.1 12.5 19.63.6 6.0 8.8 10.9 16.9 19.8 9.92.0 3.0 4.6 6.8 8.4 11.7 14.6 16.9 18.5 0.01.7 2.3 3.2 2.8 0.0 9.9 11.0 11.6 9.5 4.0 1.9 0.01.8 2.4 3.0 3.1 1.9 0.0 0.0 6.7 4.1 1.8 1.2 2.01.4 1.7 2.2 2.3 2.9 3.1 2.7 1.3 0.0 0.0 1.0 0.7 1.1 1.71.3 1.4 1.6 1.9 2.2 2.0 1.8 1.4 0.8 0.3 0.1 0.4 0.6 1.8 1.90.9 0.9 1.1 1.2 1.4 1.3 1.1 0.9 0.7 0.5 0.3 0.2 0.3 0.4 0.7 1.90.7 0.7 0.8 0.9 0.9 0.7 0.7 0.6 0.4 0.3 0.2 0.2 0.2 0.20.5 0.6 0.6 0.6 0.5 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.10.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.1 0.10.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.10.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1Luminaire ScheduleSymbolQtyLabelArrangementDescriptionCalculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinBuildingIlluminanceFc23.5730.8Luminaire LumensLuminaire WattsTotal Watts4D1SingleHC815D010-HM80520835-81WDWB0.90318221456144S1SingleNF-PRO-O-240-24V-3000K0.9033105.77561831.6881W1SingleTESS-300.90372922.1522.159W2SingleBRIAN 31-3000K-MT10.90312610.392.70.1235.70308.00Object_8_PlanarIlluminanceFc2.6223.20.0N.A.N.A.Object_9_PlanarIlluminanceFc0.794.70.0N.A.N.A.LLF 6/22/2023 - ACMITHACA COLLEGE - TERRACES & WHELAN CONNECTOR UPUPUPDNUPUPDNDNEFGHJKD/E3.14.15.26.27.2456783BC9AA-201D318'-0"18'-0"18'-0"18'-0"18'-0"18'-0"9'-0"13'-6"13'-6"18'-0"18'-0"13'-6"13'-4 1/2"14'-1 1/2"11'-10 1/2"CORR101ELEVELEVDN21DD5A-301A1A-301D1A-301D1A-301DF/BFA-201B4A-201A1ENTEREXITDN TO BSMTELEV / ENTRY136NEW OPENING(REMOVE STEPS)SPEED GATECHECKERSPEED GATE1'-0"A-401A19 "STOR137STAIR135135137112SERVICE LINE111SCULLERY110SERVICE LINE108KITCHEN106CORR121DISH DROP122ASOUP & SALADS122DINING AREA NO 2126DINING ALCOVE128STORAGE125DINING ALCOVE124DINING ALCOVE130GAS VAULT102STORAGE129UTILITY RM104MEAT COOLER105COOLER108ACOOLER104AFREEZER103ACOOLER103DRY STORAGE127DINING ALCOVE136B136CCECFCGCHCKC5C1C8C9C31 7 '-1 0 1 /2 "1 8 '-0 "1 8 '-0 " 1 8 '-0 " 1 8 '-0 "1 8 '-0 "5'-4 1/2"1'-11"6'-10 5/8"11'-5 3/8"1'-8"5 '-1 0 " 8 '-3 5 /8 "9 '-4 3 /8 "HALL134WP #11ST FLOOR = 682 SFTERRACE DORM #2TERRACE DORM #1PENTHOUSEBRIDGEWALKWAYPROJECT NORTHEFGD/E3.14.14563BCc/d9'-0"13'-6"13'-6"1'-6"11'-10 1/2"14'-1 1/2"CRAWL SPACEUNEXCAVATED18'-0"18'-0"18'-0"1 7 '-1 0 1 /2 "1 8 '-0 "1 8 '-0 "21DD5A-301B13STORAGEB12STORAGEB11STORAGEB01CORRB10EMRB02MECHB03ELECTB09MECHWORK AREACKCKINFILL HOLE IN WALL WITH 6" CMU.PROJECT NORTH123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IF ALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIR SEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BY THEIR SIGNATURE AND THE DATE OF SUCH ALTERATION, AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U M R E V I S I O N S P R O J E C T S T A T U S450 SOUTH SALINA STREET SUITE 500 PO BOX 29SYRACUSE, NY 13201-0029FIRST FLR PLAN &PARTIAL BSMTPLANA-101JULY 11, 2023222315.00ELEVATOR/STAIR ADDITIONITHACA COLLEGE - TERRACEDINING HALL953 DANBY RD, ITHACA,NEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEWSCALE: 1/8" = 1'-0"B11ST FLOOR PLANSCALE: 1" = 60'-0"KEY PLAN - 1ST FLRSCALE: 1/8" = 1'-0"C5PARTIAL BASEMENT FLOOR PLAN DNDNUPUPEFGHJD/E3.14.15.26.27.2456783BC9AA-201D39'-0"13'-6"13'-6"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"A-402A1OFFICE236LOADING DOCKELEV13'-4 1/2"14'-1 1/2"11'-10 1/2"1 8 '-0 " 1 8 '-0 " +/-1 8 '-0 " 1 8 '-0 "1 8 '-0 "HALL243ELEV243A6A-201+7'-7 1/4"21DD5A-301D3A-301A1A-301D1A-301D1A-301WP-2 CORNER OF BRIDGE BRICK PIER (EAST ENTRY).STAIR244CONNECTOR246EXIST CURB.EXIST CURB.CURB, SEE SITE DWGS.PLANTER & RETAINING WALL, SEE SITE DWGS.A3A-301A-201B4A-201A1PLANTER & RETAINING WALL.M A IL B O X E S BOLLARD.SPEED GATEA-201A4238OFFICEELEV245UP24424790.00°207BAKERY209LOCKER211MECH RM210TLT206WALK-IN REF208CORR232PANTRY225MENS226VEST228WOMENS227VEST223MEZZANINE240OFFICE239OFFICE237OFFICE235MEZZANINE204STORAGE201RECEIVING202TRASH RM203JAN234CORR239OFFICE241OFFICE231AOFFICE231CONF224ALCOVE230ALL GEN TLTCORR205245246B246A90.00°CACBCCCDCECFCGCHCKC5C1C7C8C9C624'-7"3'-8"13'-1 1/2"5'-4 1/2"1'-11"6'-10 5/8"11'-5 3/8"1'-8"C3C22 "9 '-4 3 /8 "8 '-3 5 /8 "2 "5 '-8 "1 '-0 "2ND FLOOR = 1,486 SFEXISTING WALKWAY.+12'-0"TERRACE DORM #2TERRACE DORM #1PENTHOUSEBRIDGEWALKWAYPROJECT NORTHPROJECT NORTH123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IF ALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIR SEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BY THEIR SIGNATURE AND THE DATE OF SUCH ALTERATION, AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U M R E V I S I O N S P R O J E C T S T A T U S450 SOUTH SALINA STREET SUITE 500 PO BOX 29SYRACUSE, NY 13201-0029SECOND FLOORPLANA-102JULY 11, 2023222315.00ELEVATOR/STAIR ADDITIONITHACA COLLEGE - TERRACEDINING HALL953 DANBY RD, ITHACA,NEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEWSCALE: 1/8" = 1'-0"B12ND FLOOR PLANSCALE: 1" = 60'-0"KEY PLAN - 2ND FLR W W DD W DNDNEFD/E3.14.15.26.27.245673BCc/d11'-10 1/2"14'-1 1/2"11'-10 1/2"AA-201D318'-0"18'-0"18'-0"18'-0"18'-0"18'-0"9'-0"13'-6"A-404A3ELEVA-201E1211 7 '-1 0 1 /2 "1 8 '-0 "1 8 '-0 " 1 8 '-0 "D5A-301A1A-301D1A-301ROOF, BELOW.A3A-301A-201B4A-201A1UP7"RELOCATE DRYER VENTS.STAIR301MAIL AREA302A-201A4DNDN302A301303302BCACBCCCDCECGCHCKC5C1C7C8C6C3C21'-8"11'-5 3/8"6'-10 5/8"7'-3 1/2"13'-1 1/2"3'-8"24'-7"1234567DOUBLESINGLESINGLEUTILITYLAUNDRY1'-5 1/2"CUHELEV300OUTDOOR HEAT PUMP UNIT. SEE MECH DWGS.DOUBLESINGLESINGLESINGLESINGLE3RD FLOOR = 464 SF1 '-8 " S L O P E S T E E L 1 /4 " / F T RD4563BCc/dAA-405A3A-201E1VEND212DOUBLE208DOUBLE213SINGLE209SINGLE207SINGLE211SINGLE1 7 '-1 0 1 /2 "1 8 '-0 "1 8 '-0 "ELEV400D5A-301D5A-301A1A-301D1A-301DNUPELEVA-201A1STAIR4015 '-6 "PROVIDE FLOOR INFILL AT CHASE.3'-4"DRPROGRAM402402401OPEN11'-10 1/2"14'-1 1/2"11'-10 1/2"CECGCHCKC5C1C8C9C31'-8"11'-5 3/8"6'-10 5/8"7'-3 1/2"HALL4031'-2"4TH FLOOR = 464 SF4004563BCc/dAA-406A3A-201E11 7 '-1 0 1 /2 "1 8 '-0 "1 8 '-0 "VEND308DOUBLE313SINGLE309SINGLE307SINGLE311SINGLEELEV500D5A-301D5A-301A1A-301A1A-301D1A-301D1A-301ELEVDNA-201A1312DOUBLESTAIR5015 '-6 "PROGRAM502501502OPEN11'-10 1/2"14'-1 1/2"11'-10 1/2"CECGCHCKC5C1C8C31'-8"11'-5 3/8"6'-10 5/8"7'-3 1/2"1'-2"HALL5035TH FLOOR = 464 SF500TERRACE DORM #2TERRACE DORM #1PENTHOUSEBRIDGEWALKWAYPROJECT NORTHPROJECT NORTH123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IF ALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIR SEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BY THEIR SIGNATURE AND THE DATE OF SUCH ALTERATION, AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U M R E V I S I O N S P R O J E C T S T A T U S450 SOUTH SALINA STREET SUITE 500 PO BOX 29SYRACUSE, NY 13201-00293RD - 5TH FLOORPLANSA-103JULY 11, 2023222315.00ELEVATOR/STAIR ADDITIONITHACA COLLEGE - TERRACEDINING HALL953 DANBY RD, ITHACA,NEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEWSCALE: 1/8" = 1'-0"A13RD FLOOR AND CONN ROOF PLANSCALE: 1/8" = 1'-0"B44TH FLOOR PLANSCALE: 1/8" = 1'-0"D45TH FLOOR PLANSCALE: 1" = 60'-0"KEY PLAN - 3-5 FLRS TO SLAB0"TO SLAB-2ND FLR12'-0"4567839TO SLAB-3RD FLR25'-2"TO SLAB-4TH FLR34'-2"TO SLAB-5TH FLR43'-2"DM ROOF52'-2"TO SLAB-ENTRY7'-7 1/4"9'-0"9'-0"9'-0"13'-2"4'-4 3/4"7'-7 1/4"LOADING DOCK21D5A-301T1 DORM BEYONDDINING HALL BEYONDA1A-301ELEV ROOF56'-6"TO STL LOW ROOF19'-2"C5C8C9C39'-0"4'-0"7'-0"3'-9 1/2"STAIR ROOF53'-2"501STAIR401STAIR301STAIR244STAIR54'-0 1/2"45673TO SLAB-3RD FLR25'-2"TO SLAB-4TH FLR34'-2"TO SLAB-5TH FLR43'-2"DM ROOF52'-2"DM MECH ROOF54'-11"2'-9"9'-0"9'-0"9'-0"2D5A-301T1 DORM BEYONDA1A-301C8C9302AMECH UNIT.TO SLAB-ENTRY7'-7 1/4"TO STL LOW ROOF19'-2"CACB20'-0"+/- 14'-0"EXIST WALKWAYSINTERED STONE DEKTONPANELS.TO SLAB0"TO SLAB0"TO SLAB-2ND FLR12'-0"TO SLAB-2ND FLR12'-0"BTO SLAB-3RD FLR25'-2"TO SLAB-4TH FLR34'-2"TO SLAB-5TH FLR43'-2"DM ROOF52'-2"DM MECH ROOF54'-11"ATO SLAB-ENTRY7'-7 1/4"TO SLAB-ENTRY7'-7 1/4"D3A-301D1A-301A3A-3012'-9"9'-0"9'-0"9'-0"13'-2"4'-4 3/4"7'-7 1/4"DORM LEVEL 1DORM LEVEL 2DORM LEVEL 3DINING HALL 2ND FLRDINING HALL 1ST FLR3'-0 3/4"9'-4"ELEV ROOF56'-6"TO STL LOW ROOF19'-2"2'-4"9'-0"CECGCKCJSTAIR ROOF53'-2"RIBBED EIFS.SMOOTH EIFS.3'-4"10'-0"+/- 3'-9"6'-6"10'-0 1/4"2'-5 3/4"12'-2"2'-0"SMOOTH EIFS.3'-6"5'-7" +/-CONC FOUNDATION WALL.SMOOTH EIFS.SINTERED STONE DEKTON PANELS.57'-9 1/2"SINTERED STONE DEKTON PANELS.EXISTWALKWAYTO SLAB-2ND FLR12'-0"TO SLAB-3RD FLR25'-2"TO SLAB-4TH FLR34'-2"TO SLAB-5TH FLR43'-2"DM ROOF52'-2"TO SLAB-ENTRY7'-7 1/4"TO SLAB-ENTRY7'-7 1/4"LOADINGDOCKEXISTING EIFS.RECESSED LINEAR LIGHT SURROUNDING GLASS ON 3 SIDES16'-7 3/4"3'-1 1/2"10'-8 3/4"ELEV ROOF56'-6"TO STL LOW ROOF19'-2"3'-2"3'-2"3'-2"3'-0 3/4"7'-4"2'-0"4'-4"9'-0"9'-0"9'-0"13'-2"4'-4 3/4"RIBBED EIFS.SMOOTH EIFS.STAIR ROOF53'-2"3'-6"2'-6"11'-6 1/2"2'-5 3/4"14'-2"11'-6 3/4"20'-0"3'-6"3'-6"50'-2"RIBBED EIFS.SINTERED STONE DEKTON PANELS.SMOOTH EIFS.CURTAIN WALL SYSTEM.CONC FOUNDATION WALL.ROOF LEVEL24'-0"TO SLAB-ENTRY7'-7 1/4"A6A-201C6EXISTWALKWAYSINTERED STONE DEKTONPANELS.CURTAIN WALL SYSTEM.123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IF ALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIR SEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BY THEIR SIGNATURE AND THE DATE OF SUCH ALTERATION, AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U M R E V I S I O N S P R O J E C T S T A T U S450 SOUTH SALINA STREET SUITE 500 PO BOX 29SYRACUSE, NY 13201-0029EXTERIORELEVATIONSA-201JULY 11, 2023222315.00ELEVATOR/STAIR ADDITIONITHACA COLLEGE - TERRACEDINING HALL953 DANBY RD, ITHACA,NEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEWSCALE: 1/8" = 1'-0"D3EAST ELEVATIONSCALE: 1/8" = 1'-0"E1WEST ELEV - ROOF ACCESSSCALE: 1/8" = 1'-0"A6SECTION - THRU WALKWAY / ENTRYSCALE: 1/8" = 1'-0"B4NORTH ELEVATIONSCALE: 1/8" = 1'-0"A1SOUTH ELEVATIONSCALE: 1/8" = 1'-0"A4EAST ELEVATION - ENTRYMECH UNIT. 123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IF ALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIR SEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BY THEIR SIGNATURE AND THE DATE OF SUCH ALTERATION, AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U M R E V I S I O N S P R O J E C T S T A T U S450 SOUTH SALINA STREET SUITE 500 PO BOX 29SYRACUSE, NY 13201-0029BUILDINGPERSPECTIVESA-901JULY 11, 2023222315.00ELEVATOR/STAIR ADDITIONITHACA COLLEGE - TERRACEDINING HALL953 DANBY RD, ITHACA,NEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEWEAST ENTRY AND CONNECTOR EXTERIOR:SINTERED STONE -DEKTON -KEONSTAIR TOWER EXTERIOR:EIFS -DRYVIT 207-GLACIER (SMOOTH AND RIBBED)CURTAIN WALL MULLIONS:EFCO -GRAYEXTERIOR DOOR HARDWARE:BRUSHED STAINLESS STEELEAST ENTRY DAYTIME PERSPECTIVEEAST ENTRY EVENING PERSPECTIVERIBBED EIFSSMOOTH EIFSSINTERED STONECONCRETE 123456123456ABCDEABCDEIT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IF ALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIR SEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BY THEIR SIGNATURE AND THE DATE OF SUCH ALTERATION, AND A SPECIFIC DESCRIPTION OF THE ALTERATIONS H E E T T I T L ED A T EP R O J E C T N U M R E V I S I O N S P R O J E C T S T A T U S450 SOUTH SALINA STREET SUITE 500 PO BOX 29SYRACUSE, NY 13201-0029BUILDINGPERSPECTIVESA-902JULY 11, 2023222315.00ELEVATOR/STAIR ADDITIONITHACA COLLEGE - TERRACEDINING HALL953 DANBY RD, ITHACA,NEW YORK 14850TOMPKINS COUNTYSITE PLAN REVIEWEXISTING PERSPECTIVEPROPOSED PERSPECTIVECOURTYARD DAYTIME PERSPECTIVECOURTYARD EVENING PERSPECTIVERIBBED EIFSSMOOTH EIFSSINTERED STONECONCRETERIBBED EIFSSMOOTH EIFSSINTERED STONECONCRETE -% TOWN OF ITHACA �M41 NEW YORK PLANNING DEPARTMENT MEMO To: Planning Board Members From: C.J. Randall, Director of Planning Date: September 26, 2023 RE: Recommendation to the Town Board — Rezone 1296-1298 Trumansburg Road from Medium Density Residential Zone to Limited Historic Commercial Overlay District Please find attached materials for the proposed local law amending Chapter 270 of the Town of Ithaca Code, titled "Zoning," and the Town Zoning Map, to rezone Tax Parcel No. 24.-4-2, located at 1296-1298 Trumansburg Road, by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District. Legislation history: The town adopted the "Limited Historic Commercial Zone (LHCZ)" language in the Town Code in 2011. The law created a mechanism that enabled eligible properties to be rezoned and conferred with rights to permit a use, or uses, that would not otherwise be allowed by the current zone, subject to Town Board and Planning Board approvals. The intent was to extend the usefulness of historical properties that have outlived their original purpose and to potentially help make the upkeep and maintenance of these aging properties more financially feasible through utilization of certain commercial uses. The Town Board adopted amendments to the LHCZ, including re-naming the regulation "Limited Historic Commercial Overlay District" in 2022. The amendments maintained the original intent of the law but added provisions that strengthened the requirements for preserving the building/property's historical integrity. In addition, as the name implies (Limited Commercial Historical Overlay District), the law was refashioned as an overlay district. As such, the underlying zoning district is maintained with its associated setback and dimensional requirements, and the new added provisions are superimposed on the existing zoning. The LHCOD only applies to buildings and structures that meet the eligibility requirements outlined in the law. This includes those that are listed on the New York State or National Registers of Historic Places, are eligible for listing on the New York State or National Registers of Historic Places or have been identified as being "potentially significant" in the Town of Ithaca Historic Resources Survey. Property history: The two buildings at 1296-1298 Trumansburg Road were built in the late 1800's by a prominent local abolitionist; the property has been listed on the National Register of Historic Places since January 2006. Planning Board's role — 1296-1298 Trumansburg Road application: Applicants who request a rezoning to the Limited Historic Commercial Overlay District (LHCOD) may obtain a recommendation from the Planning Board to the Town Board. If the Planning Board makes a favorable recommendation and the Town Board approves the rezoning and the request includes a use, or uses, that are not listed as of right in the LHCOD, then the applicant must return to the Planning Board for consideration of special permit approval. According to the application materials, the owner of 1296-1298 Trumansburg Road wishes to use the property for year-round, unhosted short-term rental use, which requires Planning Board special permit approval under the LHCOD regulations and Town Code 270-219.7. The Town Board will consider re-zoning the property to LHCOD on October 161h. There will be a public hearing and an evaluation of environmental impacts associated with the rezoning, with the Town Board as the lead agency in the environmental review. Provided that the Town Board adopts the rezoning, the project could return to the Planning Board for consideration of special permit approval at the October 171h Planning Board meeting. The special permit would include a separate public hearing, along with an evaluation of environmental impacts. Among the materials is a draft resolution for the Planning Board to review and consider. Please contact me at (607) 273-1721, ext. 120, or email me at cirandall@town.ithaca.nv.us if you have any questions. TOWN OF ITHACA LOCAL LAW NO._OF THE YEAR 2023 A LOCAL LAW AMENDING CHAPTER 270 OF THE TOWN OF ITHACA CODE, TITLED "ZONING,"AND THE TOWN ZONING MAP TO REZONE TAX PARCEL #24.4-2, LOCATED AT 1296-1298 TRUMANSBURG ROAD BY SUPERIMPOSING A LIMITED HISTORIC COMMERCIAL OVERLAY DISTRICT OVER THE BASE MEDIUM DENSITY RESIDENTIAL DISTRICT Be it enacted by the Town Board of the Town of Ithaca as follows: Section 1. Rezoning of Lands. Chapter 270 of the Town of Ithaca Code, titled"Zoning," is amended by rezoning Tax Parcel No. 24.4-2, Located at 1296-1298 Trumansburg Road as described on Schedule A, which is incorporated into this local law, by superimposing a Limited Historic Commercial Overlay District on that Tax Parcel over the base Medium Density Residential District. Section 2. Amendment of Zoning May. The official zoning map of the Town of Ithaca, effective April 1, 2004, revised December 11, 2006,August 13, 2012, January 13, 2014, December 11, 2017; January 24, 2022; February 13, 2023; and June 12, 2023, as amended to date, is hereby further amended by rezoning the lands described in this local law in the manner set forth in this local law. Section 3. Partial Invalidity. In the event that any portion of this law is declared invalid by a court of competent jurisdiction, the validity of the remaining portions shall not be affected by such declaration of invalidity. Section 4. Effective Date. This local law shall take effect immediately upon its filing with the New York Secretary of State. Schedule A Description of Property Being Rezoned Tax Parcel No. 24.4-2, Located at 1296-1298 Trumansburg Road ALL THAT TRACT OR PARCEL OF LAND, situate in the Town of Ithaca, County of Tompkins and State of New York,being more particularly described as follows: Said premises are shown on a survey map entitled ... 1 i�vAvv. 0:" fo �{'� 44 } ° r ,+ • r00 IL \ o A A u * A 0 V yl 4' <� 0� C f d �e oti 0 t t \°a f� A 0 -0 p p pt Ot •• to ''40 ya GOotS�' f \ ~ - fq a -iu rw o , cl�•`' �bYeG�� '�N D^ D Do ez Z � > 1p x 0 A c ;� r �paA �l ; tc It jo C dr 0 � '�• y�yy�.: a �`�' fly T.V wN Der no�} ' cm PROPOSED RESOLUTION: Recommendation to Ithaca Town Board—Amend Town Code (Zoning) and Town Zoning Map To Rezone & Superimpose a Limited Historic Commercial Overlay District (LHCOD)- Tax Parcel No. 24.4-2 1296-1298 Trumansburg Road Town of Ithaca Planning Board, October 3, 2023 WHEREAS: I. The Town Planning Committee has drafted a local law amending Chapter 270 of the Town of Ithaca Town Code, titled"Zoning," and the Town Zoning Map to rezone Tax Parcel No. 24.4-2, located at 1296-1298 Trumansburg Road, by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District, and 2. The Town Board has referred the proposed amendments to the Planning Board for review and recommendation, and 3. The Town of Ithaca Planning Board has discussed the proposed amendments at its meeting on October 3, 2023; NOW, THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby recommends that the Town Board of the Town of Ithaca adopt the proposed local law amending Chapter 270 of the Town of Ithaca Town Code, titled"Zoning," and the Town Zoning Map to rezone Tax Parcel No. 24.4-2, located at 1296-1298 Trumansburg Road, by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District. 11 March 2022 Dear Members of the Ithaca Town Board, I am writing to request your guidance and approval for the conversion of my property at 1296-1298 Trumansburg Rd.,Ithaca, NY from Medium Density Residential Zoning to Limited Historic Commercial Zoning, and for special permit (see Ithaca Town Code 270-142.5) to use the buildings, which are both designated as principal structures, for temporary lodging,much like a small inn or bed and breakfast. The two buildings on the property are Hayt's Chapel and Schoolhouse,built in the early 1800's by Charles Hayt, a prominent early settler of Ithaca and a staunch abolitionist. Hayt donated the property on which the Chapel was built in 1842 to accommodate parishioners of West Hill after they left the First Presbytarian Church due to the pro-slavery views of the reverend at the time. In addition to serving as an abolitionist meeting place, the Chapel is well-documented as part of the Underground Railroad.The Schoolhouse,which predates the Chapel by about 10 years,was still used as a school until the 1950's and is now one of the last remaining one-room schoolhouses in the area. Both buildings are listed on the State and National Register of Historic Places. The significant history of these buildings is a large part of what drew me to the property. In March of 2013 my ex-partner and I bought Hayt's Chapel and Schoolhouse from Sal and Rosalind Grippi. After purchasing the property,we lived in the Chapel for several years,but after a difficult separation,I needed to move off the property for personal reasons.To be able to cover the cost of rent in downtown Ithaca, I listed the Chapel on Airbnb. After several more years of dispute,I am now the sole owner of the property,and preserving the important history of the Chapel and Schoolhouse is my highest priority for the property. Listing the Chapel for short stays helped me get through a very difficult period of my life,but it has also turned into one of the best uses I can imagine for the property for three major reasons. First and foremost, the building requires more care than a normal house due to its age and unique structure, and in between guests I can go in to check on it and do any necessary upkeep, or chip away at projects. Secondly, the income generated by the shorter stays is greater than from a long- term rental, and I have been able to save up for major restoration projects, such as re-setting the boulder foundation and restoring the windows,which are still the originals. Finally,I have found that sharing the space with both visitors and locals has been an incredible opportunity to spread the history of the property, and Ithaca's abolitionist history, and I hope to be able to work with Historic Ithaca to do more. Property Plan For the purposes of restoration and preservation,I am requesting to be able to continue with the temporary lodging model in the Chapel, and for the option to do so in the Schoolhouse as well. Although there is currently a full-time tenant in the Schoolhouse, she shares a similar love for the property and has been incredibly patient with my needing to regularly work on the building. If she moves away, a new tenant with similar perspective will be difficult to find, and the Schoolhouse would greatly benefit from more regular attention. Both buildings have open floor concepts with a kitchen, bathroom,bedroom partition and plenty of extra open space for dining and sitting areas, and the safe placement of a second bed. Each space would be appropriate for up to 4 guests,with 8 total on the property at a time. The property,which is just under a half acre, has a gravel driveway that runs between the two buildings and attaches Trumansburg Rd. to Hayt's Rd.,with easy access and exit from both ends. At the Hayt's Rd. side, the driveway begins with a cement parking area large enough for two cars. There is plenty of space for parking along the driveway,including two spots where guests currently park for the Chapel, and I plan to install permeable pavers in specific spots to accommodate up to 4 vehicles. I have attached diagrams of the property and the interior spaces,including bed, exits, and parking locations. The property is adjacent to cemetery on the west side,woods (owned by Northeast Pediatrics) on the south side, more cemetery to the north across Hayt's Rd., and commercial medical offices to the east across Trumansburg Rd. The lack of any residential properties adjacent or nearby the property also supports the possibility for light commercial use. My hope for Hayt's Chapel and Schoolhouse is that I can preserve and share its history for many decades to come. My current model of use for the Chapel not only gives me financial means and the time to do so but has proven to be an excellent outlet for sharing the history that is the basis for my hard work and care for the property—and I hope to do much more to this end! Many thanks for your time and consideration, Alexa Schmitz Owner,Hayt's Chapel and Schoolhouse 1296-1298 Trumansburg Rd.,Ithaca 1296-1298 Trumansburg Road (Hayt's Chapel and Schoolhouse) Request for Limited Historic Commercial Overlay District Town of Ithaca, New York August 9, 2023 Section 270-142.3 C(1): Narrative Description and Justification for Request (a) Historical Significance: Per section 270-142.3.B(1),the two buildings situated on Tax Parcel No. 24.4-2 qualify for a LHC Overlay District by being listed in the New York State and National Registers of Historic Places. The Chapel and Schoolhouse have been deemed of cultural and architectural significance to local history and were listed in the State Register on April 25, 2005 (USNs: 10906.000292 and 10906.000293, respectively) and as a single place ("Hayt's Chapel and Schoolhouse") in the National Register on December 22, 2005 (MAID: 75315064). (b)Proposed limited commercial use and feasibility of using the buildings for this use: Proposed Use: The owner(applicant)proposes to use the buildings for year-round unhosted short-term rental use, subject to special permit review and approval, which is allowed in LHC Overlay Districts as per § 270-142.4(2). Feasibility: The buildings easily accommodate the proposed use without alteration. The Chapel and Schoolhouse buildings each consist of a single large open living area with separate kitchen, full bathroom, and laundry facilities.A portion of each of the living areas is separated by partial walls to create a sleeping area. There is space sufficient for parking 2-3 vehicles near each building. The Schoolhouse has for years been used for long-term rental and the Chapel building for short-term rental without incident. (c) Compatibility with neighboring and nearby properties and uses The proposed use blends well with the cemeteries, medical offices, and apartment buildings that surround it. The property is bordered on two sides by Frear Memorial Park Cemetery across Hayts Road to the northwest and Hayt's Cemetery (now West Hill Cemetery) immediately west and southwest. There are medical offices across NYS Route 96 (Trumansburg Road)to its northeast. 200+ feet of woods separate it from an apartment complex to its south and additional medical offices (housed in what was the Hayt family home) to its southeast. 1 (d)How the proposal will facilitate the preservation and enhancement of the property Establishment of the LHC Overlay District will allow the applicant to seek a special permit from the Town of Ithaca Planning Board for certain low-impact special uses, especially short-term rental use. The regular access between occupancies and additional income afforded by this and other enabled uses will help ensure preservation of the historic integrity of the buildings by facilitating needed restoration, repairs, and regular maintenance. It will also permit more members of the public each year to appreciate the historic structures. Past visitors have come to enjoy all that the surrounding area has to offer, or for work, or to visit their children or attend a graduation at one of the nearby colleges, or to undergo treatments or support hospitalized family members at Cayuga Medical Center just across the road. Furthermore, the historical significance of the property (collected in a folder for guests to read during their visit), especially its officially-recognized likely role in the Underground Railroad, has inspired guests to look deeper into Ithaca's rich history of supporting basic human rights, as evidenced by statements the applicants have received from past guests, such as the following: "I just read about the possibility that the church was part of the Underground Railroad. That's amazing!... It's great that it's in the hands of someone who appreciates its history." 2 Section 270-142.3 C(2): Conditions Assessment NOTE: Please see the attached assessment report performed by certified property inspector Lars Burggren of LB Spaces on June 11, 2023. The following text has been compiled by the applicants,drawing from this report("Assessment"sections) as well as information gathered from the National Register listing ("Description" sections). Chapel Building r f 3 View of original building, c.1900 I t s. View of building as of July 2023 3 Overview The original Hayt's Chapel building was constructed in 1847 as a rectangular single-story mass measuring 24 feet by 36 feet and fronting on Trumansburg Road. The front elevation is three bays wide with a center entrance flanked by windows. The side elevations have two symmetrical pairs of windows. There is a small entrance vestibule addition at the front and a shed-roofed addition at the rear of the building,both thought to have been constructed in the 1930s or 1940s when the building was converted to school use. A Town of Ithaca historical marker in front of the Chapel on Trumansburg Road calls attention to the "Abolition Church." The chapel was completely renovated with new roof and interior renovation meriting a Tompkins County Historical Renovation Award in 2006. AM04 m C (a) Cladding materials, including trim, architectural details, and attachments: Description: The front elevation features two projecting steeples (columns capped with pyramidal pinnacles) flanking a central entrance and wall segment which is topped with a crenellated parapet. This is consistent with the Gothic Revival style architecture that was popular in the area during the mid-19th century. A rectangular attic vent rests on a crown molding above the entrance. With the exception of the front vestibule addition, which is sheathed in clapboards, the entire exterior of the building, including the rear addition, is sheathed in random-width vertical wood planks that are laid flush with one another. Assessment:Paint is chipping, missing and/orpeeling on front vestibule siding and along the diagonal set baseboard.All siding is showing excess wear(damp and paint damage)near the base due to splash back from roof drip edge. Paint is chipping and peeling throughout. The steeples (columns and pinnacles) are chipping, missing and/or peeling paint, pest intrusion observed and seams are showing signs of separation. One of the pinnacles is crooked and/or detached. Repair to the damaged steeples is recommended. Thorough refinishing and painting is recommended.Due to the heavy wear from sun and weather, regular maintenance 4 is recommended to ensure a solid surface coating on the wood steeples. Wood fascia boards are showing signs of water damage,pest damage and peeling/chipped paint. Replacement of fascia boards is recommended by a carpenter specializing in exterior trim. Fascia boards on the rear shed roof are showing signs of water damage. It appears that there is a leak beneath the roof covering causing excessive damage to the fascia boards. Problem solving the water leak followed by repair and/or replacement of the damaged fascia boards recommended by a carpenter specializing in exterior trim. It is recommended that all worn exterior surface coverings be scraped/sanded, primed and painted within 0-3 years. ..east exten VIP crock �^_ .j 1 N00h '83rie 5 (b) Windows and doors, including panes and trim: Description: Windows: The front elevation has single double-hung nine-over-nine sash windows flanking the centered entrance. The side elevations have two pairs of double-hung nine-over-nine sash windows. All windows on the front and side elevations are capped by a projecting Tudor molding and have retained most of their original glass panes. There are random window openings in the rear addition. Doors: Metal screen door on front vestibule. Wood door on rear addition. Assessment: All nine-over-nine sash windows would benefit greatly through new window glazing, refinishing, and repainting wood surfaces. Wood window trim is showing signs of chipping/peeling paint,exposed bare wood, and light water damage throughout all surfaces. Scraping/sanding, priming, and painting is recommended within 0-3 years. i pot, ® 1 North windOW tr I G (c) Roof, including gutters and chimney: Description: Roof. The c.1900 photo above shows that the original roof was shingled. The present roof is standing seam metal panel. The front vestibule addition has a gable roof with shingles. The rear addition has a shed roof of standing seam metal panel. Gutters: Not present Chimney:A block chimney stack rises out of the rear addition and abuts the south corner of the southwest wall of the main structure. It does not appear in the c.1900 photo. There are solar panels on the southeast slope of the main structure's roof. 6 Assessment: Roof. A section of metal roof(approximate age 20+years) on the north end has become detached from possible ice damage. Repair to this area is recommended. The flashing near the steeples was installed poorly and has become detached which will cause water intrusion below the surface. Installation of new and/or repair to the existing flashing is recommended. Plumbing vent at the west shed roof was not installed properly which may be contributing to water leaks. Sealant and proper fastening is recommended. Gutters: Not present but are highly recommended to be installed. Roof drip edge runoff can cause excessive foundation settling, splash back against siding and foundation and possible water intrusion into lower home levels (basement/crawlspace). Chimney: The base of the chimney stack and flashing is deteriorating. Repair to base block chimney surface and new flashing detail is recommended by a qualified stone mason. Y (d) Decks,porches, and/or balconies: Not present (e) Grounds specific to elements that are relevant to the historic integrity: Description: A chain link fence encloses the property on three sides, likely originating when the Chapel functioned as a schoolhouse (until as late as 1964). Assessment:Trees and shrubs are overgrown and growing onto the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. 7 Schoolhouse Building r.- -16 Iry _ NINE —� - _ Roomsome i - ■ 1 - -- - gym ' ■■■ View of original building, 1908 J .. f a r- I. '1 di View of building as of 2004 8 Overview Hayt's Schoolhouse was constructed in the 1830s as a one story frame "T" shaped building in the Greek Revival style. The one-room school remained in use until 1964. There is a shed- roofed addition at the south end of the southwest elevation.. (a) Cladding materials, including trim, architectural details, and attachments: Description: Wood plank cladding. Style is Greek Revival with cornice returns. Assessment: Paint is chipping, missing and/or peeling throughout entire surface covering. Rust is visible through paint from nails. It is recommended that all exterior surface coverings be scraped/sanded, primed, and painted within 0-3 years. F7S; A-40A�_i� ?W NWAM �. Wood soffits are showing signs of cracking/peeling throughout entire surface. It is recommended that all exterior surface coverings be scraped/sanded, primed, and painted within 0-3 years. 9 r r 1 ��'_------ r •-f _ _ oo t Wood cornice is showing signs of water damage, rot, peeling/chipping paint, and separation damage. It is recommended to replace all damaged wood, repair holes as needed with filler (if applicable), prime, and paint surface. All repairs are recommended to be done before the roof replacement by a carpenter specializing in exterior trim work.Near the chimney, there is a section of cornice that has been damaged, rotted out and detached. Signs of pest intrusion are observed. Immediate correction is recommended to prevent further pest and/or water intrusion. '` ^ , d ' 10 (b) Windows and doors, including panes and trim: Description:The front elevation with two wood doors and a pediment-shaped lintel over the entrance are preserved as well as a semi-circular gable louver. The building had been vandalized while unoccupied from 1964 to 1971.Except for two double-hung nine-over-nine sash windows (on each side of south corner) all original windows had been destroyed and were replaced with thermopane windows. The southwest addition also has a wood door. Assessment: Wood corner and window trims are showing signs of chipping/peeling paint, exposed bare wood, and light water damage throughout all surfaces. Scraping/sanding, pruning, and painting is recommended within 0-3 years. Nine-over-nine sash windows would benefit greatly through new window glazing, refinishing, and repainting wood surfaces. th r I ` i window Vim 11 Easel r�`t ♦Z 1 (c) Roof, including gutters and chimney Description: Roof Gable. The 1908 photo shows that the original roof was shingled. The present roof is standing seam metal panel. The southwest addition has a shed roof with asphalt shingle. Gutters: Not present Chimney: A block chimney stack rises out of the southwest addition and abuts the south corner of the southwest wall. Assessment: Roof. Metal roof has reached the end of its useful life. Seams are rusted through, drip edge is rusted out and damaged, rust and nail/screw holes are present throughout and rust and peeling surface coating is present. A patch in the roof is observed. It appears this may have been an old chimney stack cutout. Replacement is recommended within 0-1 years by a qualified roofing contractor. r r yy 1 S f 12 { Gutters: Not present but are highly recommended to be installed. Roof drip edge runoff can cause excessive foundation settling, splash back against siding and foundation and possible water intrusion into lower home levels (basement/crawlspace). Chimney: Chimney stack,flashing,and flue cap are deteriorating. Repair to chimney surface and new flashing and flue cap are recommended by a qualified stone mason. Y ?L q - 1 (d) Decks,porches, and/or balconies: Not present (e) Grounds specific to elements that are relevant to the historic integrity: Assessment: A large tree branch has broken and is resting on the roof. Removal is recommended to prevent further damage. Trees and shrubs are overgrown and growing into the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. 13 Section 270-142.3 C(3)(a): Preservation Plan For Parts [1] and [2] below, owners will consult with professionals in historical preservation prior to modifications. Any modifications would be made in a good faith effort to match existing or earlier items/materials as they appear in the photos above. If such materials are not available, materials that are closest in visual appearance,taking into account texture, size, finish, color, and profile, should be used. [11 Restoration and/or repair of identified deficiencies: Within 1 Year: • Cut tree branches and shrubs back at last 16 inches from both structures. • Remove broken tree branch [Schoolhouse]. • Repair north eave of main structure to prevent additional water damage [Chapel]. • Repair eave of rear shed roof to prevent additional water damage [Chapel]. • Examine all eaves of both main structures and, if needed, make modifications to accommodate runoff without adding gutters, which were not historically present. Within 2 Years: • Repair or remove chimneys on both structures (note: current chimneys were not part of the original structures): o [Schoolhouse] repair surface of chimney stack, replace flashing and flue cap. o [Chapel] repair surface of chimney base block, replace flashing. o [Both] Alternatively, replace chimneys with flue and flue cap to vent the recently updated furnace. • Replace damaged sections of cornice [Schoolhouse]. • Replace roof surface [Schoolhouse]. Within 3 Years: • Repair or replace damaged sections of steeples (columns and pinnacles) [Chapel]. • Realign and secure crooked pinnacle [Chapel]. • Repair or replacement of damaged section of fascia boards [Chapel]. • All exterior wood surfaces [both buildings] to be scraped/sanded, primed, and painted. • Replace or repair flashing above front vestibule addition [Chapel]. [21 Long-term property maintenance, upkeep, changes, or additions: • Regular trimming of branches and shrubs to maintain at least 16 inches between vegetation and structures. • Regular inspection and maintenance by owners of all exterior surfaces. • Biennial inspection by Town officials per Section 270-142.3 C(3)(a)[3]. • Exterior inspection every 5 years by a design professional (architect, certified building inspector, or civil/structural/architectural engineer) 14 [3] Landowner consent to enter the grounds for annual or biennial exterior inspections: I, Alexa Schmitz, grant consent to Town officials to enter the grounds at 1296-1298 Trumansburg Road for the purpose of conducting biennial inspections of the exterior conditions of the structures located at that address, related to its rezoning to a Limited Historic Commercial Overlay District per Section 210-142.3 of the Town of Ithaca Code. Per Section 270-142.3 C(3)(a)[3] the Town shall provide advance written or verbal notification to the property owner of the inspection. JSignature: date: 9 August 2023 15 `f, *-y_ • t ,r Ott I I 3•s#M fM ••. i S 4 i +r"• • LO _ t :+'' Poo <. �• r' ��� tc` r' � .. SOTCVLA." fill►j'1�' g -� �� -,, A f�. `�' pV�•'�'9 MATTS T '�AY*ws` ."r •--.,RV t .°ewTco AT �wTcll acerMw 0/TW MAsCNyRa �. ♦ Toww. 01 1T_CA• TOVGI[IMf C*V NTY ff-Mr la 4 t' "Survey Map Hayts School Property"dated August 13, 1965, prepared by Thomas G. Miller s w - '.` �� - .•ram Satellite image centered on Hayts Chapel and Schoolhouse (Image date: April 5, 2021) 16 C AC • t�ss � � a n ke. . '+. T- fi. > E— r"4 Aerial Photo 2015 0 130 260 520 Feet i' rf � Inspection Report Preparedfor: Alexa Schmitz • • • iTrumansburg • Ithaca, NY 14850 Inspected • SpacesLars Burggren LB LB Spaces Page 1 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Table of Contents Definitions 2 General Information 2 Lots and Grounds 3 Exterior 4 Roof 9 Final Comments 11 Summary 12 Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 2 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Definitions NOTE:All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection Acceptable Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible,or disconnected at time of inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended function. General Information Property Information Property Address: 1296-1298 Trumansburg Rd. City: Ithaca State: NY Zip: 14850 Client Information Client Name: Alexa Schmitz Client Address: 308 Linn St City: Ithaca State: NY Zip: 14850 Phone: 607-262-5420 Email: alexa.schmitz@gmail.com Client 2 Norman Porticella Phone: 607-435-5319 Email: normanporticella@gmail.com Inspection Company Inspector Name Lars Burggren Company Name LB Spaces Address: 25 Woodthrush Ln. City: Brooktondale, State: NY Zip: 14817 Phone: (607)200-4208 Email: lars@lbspaces.com Amount Due: 650 Amount Received: 650 Conditions Others Present: None Property Occupied: Occupied Estimated Age: 1830, 1850 Entrance Faces: East Inspection Date: 07/10/2023 Start Time: 8:30 am End Time: 11:46 am Utilities On: Not Applicable Temperature: 77 F Weather: Partly sunny Soil Conditions: Damp Space Below Grade: Crawl Space Building Type: Single family Garage: None Water Source: NA How Verified: Sewage Disposal: NA How Verified: Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 3 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Lots and Grounds 1. Defective Vegetation: Trees, Shrubs- 1298 - a large tree branch has broken and is resting on the roof. Removal is recommended to prevent further damage. -Trees and shrubs are overgrown and growing into the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. 1296 --Trees and shrubs are overgrown and growing into the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. -_ 1 -east 1298-south A scut 1 Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 4 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior 1298 Exterior Surface 1. Defective Surface covering wood plank- Paint is chipping, missing and/or peeling throughout entire surface covering. Rust is visible through paint from nails. It is recommended that all exterior surface coverings be scraped/sanded, primed and painted within 0-3 years. Pq 1` Ye - A \ W7- rior 2. Marginal Soffit Wood - Soffit material showing signs of cracking/peeling throughout entire surface. Scraping/sanding, primer and paint recommended within 0-3 years. NorISoffit Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 5 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior (Continued) Soffit (continued) f West-,soffit 3. Defective Cornice Wood - Cornice is showing signs of water damage, rot, peeling/chipping paint and separation damage. It is recommended to replace all damaged wood, repair holes as needed with filler (if applicable), prime and paint surface. All repairs are recommended to be done before the roof replacement by a carpenter specializing in exterior trim work. Near the chimney, there is a section of cornice that has been damaged, rotted out and detached. Signs of pest intrusion is observed. Immediate correction is recommended to prevent further pest and/or water intrusion. t-A . a e I - — 1 -vim j Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 6 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior (Continued) 4. Defective Trim Wood - Corner trim and window trim are showing signs of chipping/peeling paint, exposed bare wood and light water damage throughout all surfaces. Scraping/sanding, priming and painting is recommended within 0-3 years. y rth-window trim inasw tr th- Vyindo�y trims 5. Acceptable Doors Wood Eas�\Entr, doh` 6. Marginal Windows 9 over 9 sash, thermopane- All 9 over 9 sash windows would benefit greatly through new window glazing, refinishing and repainting wood surfaces. -outh windnws� '-_- -� Ali r -- e Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 7 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior (Continued) Windows (continued) I► 1 1296 Exterior Surface 7. Defective Surface covering Horizontal wood plank, Vertical wood plank- Paint is chipping, missing and/or peeling on front vestibule siding and along the diagonal set baseboard. All siding is showing excess wear (damp and paint damage) near the base due to splash back from roof drip edge. Paint is chipping and peeling throughout. The steeples and columns are chipping, missing and/or peeling paint, pest intrusion observed and seams are showing signs of separation. . One of the steeples is crooked and/or detached. Repair to the damaged steeples is recommended. Thorough refinishing and painting is recommended. Due to the heavy wear from sun and weather, regular maintenance is recommended to ensure a solid surface coating on the wood steeples. It is recommended that all worn exterior surface coverings be scraped/sanded, primed and painted within 0-3 years. East-exterior S J • � pro. r crook de � st f [iCj��df�Y Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 8 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior (Continued) Surface covering (continued) . r '0 ' t t ' 8. Defective Fascia Wood - Fascia boards are showing signs of water damage, pest damage and peeling/chipped paint. Replacement of fascia boards is recommended by a carpenter specializing in exterior trim. Fascia boards on rear shed roof are showing signs of water damage. It appears that there is a leak beneath the roof covering causing excessive damage to the fascia boards. Problem solving the water leak (see roof details) followed by repair and/or replacement of the damaged fascia boards recommended by a carpenter specializing in exterior trim. �f y,* fads North fascia - 9. Defective Trim Wood - window trim is showing signs of chipping/peeling paint, exposed bare wood and light water damage throughout all surfaces. Scraping/sanding, priming and painting is recommended within 0-3 years. but North window tri., `sue North window trim 10. Acceptable Doors Screen door/wood 11. Marginal Windows 9 over 9 sash - All 9 over 9 sash windows would benefit greatly through new window glazing, refinishing and repainting wood surfaces. Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 9 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Exterior (Continued) Windows (continued) Roof 1298 Roof Surface 1. Method of Inspection: Ground level, Ladder at eaves, On roof 2. Defective Material: Metal, Asphalt shingle- Metal roof has reached the end of its useful life. Seams are rusted through, drip edge is rusted out and damaged, rust and nail/screw holes are present throughout and rust and peeling surface coating is present. A patch in the roof is observed. It appears this may have been an old chimney stack cutout. Replacement is recommended within 0-1 years by a qualified roofing contractor. J. I ' 3. Type: Gable, Shed 4. Approximate Age: Metal - 50 + years, Asphalt- 10-14 years 1296 Roof Surface 5. Method of Inspection: Ladder at eaves Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 10 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Roof (Continued) 6. Marginal Material: Metal - A section of roof on the north end has become detached from possible ice damage. Repair to this area is recommended. The flashing near the steeples was installed poorly and has become detached which will cause water intrusion below the surface. Installation of new and/or repair to the existing flashing is recommended. Plumbing vent at the west shed roof was not installed properly which may be contributing to water leaks. Sealant and proper fastening is recommended. possible ice damage etach2d flashing pear a le columns. a 7. Type: Gable S. Approximate Age: 20 + years 9. Not Present Gutters: Not present- Gutters are not present on either property but are highly recommended for both to be installed. Roof drip edge runoff can cause excessive foundation settling, splash back against siding and foundation and possible water intrusion into lower home levels(basement/crawlspace). 1298 Chimney 10. Defective Chimney: Block- Chimney stack, flashing and flue cap is deteriorating. Repair to chimney surface, new flashing and flue cap is recommended by a qualified stone mason. �l ;yr 1 1296 Chimney 11. Defective Chimney: Block- The base of the chimney stack and flashing is deteriorating. Repair to base block chimney surface and new flashing detail is recommended by a qualified stone mason. Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 11 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Roof (Continued) Chimney: (continued) Final Comments Based on the age of the home, Lead paint may be present. Please visit the following link below for more information regarding this hazardous material. https://www.epa.gov/lead/protect-your-family-lead-your-home-real-estate-disclosure Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 12 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Marginal Summary This summary is not the entire report.The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Exterior 1. 1298 Exterior Surface Soffit Wood - Soffit material showing signs of cracking/peeling throughout entire surface. Scraping/sanding, primer and paint recommended within 0-3 years. 2. 1298 Exterior Surface Windows 9 over 9 sash, thermopane- All 9 over 9 sash windows would benefit greatly through new window glazing, refinishing and repainting wood surfaces. 3. 1296 Exterior Surface Windows 9 over 9 sash - All 9 over 9 sash windows would benefit greatly through new window glazing, refinishing and repainting wood surfaces. Roof 4. 1296 Roof Surface Material: Metal - A section of roof on the north end has become detached from possible ice damage. Repair to this area is recommended. The flashing near the steeples was installed poorly and has become detached which will cause water intrusion below the surface. Installation of new and/or repair to the existing flashing is recommended. Plumbing vent at the west shed roof was not installed properly which may be contributing to water leaks. Sealant and proper fastening is recommended. Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 13 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Defective Summary This summary is not the entire report.The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds 1. Vegetation:Trees, Shrubs- 1298 -a large tree branch has broken and is resting on the roof. Removal is recommended to prevent further damage. -Trees and shrubs are overgrown and growing into the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. 1296 --Trees and shrubs are overgrown and growing into the siding and roof. This will cause unwanted surface damage and possible pest and/or water intrusion. Tree branches are recommended to be cut back off of the roof and away from any house surfaces. Shrubs are recommended to be cut back at least 16 inches from any home surface. Exterior 2. 1298 Exterior Surface Surface covering wood plank- Paint is chipping, missing and/or peeling throughout entire surface covering. Rust is visible through paint from nails. It is recommended that all exterior surface coverings be scraped/sanded, primed and painted within 0-3 years. 3. 1298 Exterior Surface Cornice Wood - Cornice is showing signs of water damage, rot, peeling/chipping paint and separation damage. It is recommended to replace all damaged wood, repair holes as needed with filler (if applicable), prime and paint surface. All repairs are recommended to be done before the roof replacement by a carpenter specializing in exterior trim work. Near the chimney, there is a section of cornice that has been damaged, rotted out and detached. Signs of pest intrusion is observed. Immediate correction is recommended to prevent further pest and/or water intrusion. 4. 1298 Exterior Surface Trim Wood - Corner trim and window trim are showing signs of chipping/peeling paint, exposed bare wood and light water damage throughout all surfaces. Scraping/sanding, priming and painting is recommended within 0-3 years. 5. 1296 Exterior Surface Surface covering Horizontal wood plank, Vertical wood plank- Paint is chipping, missing and/or peeling on front vestibule siding and along the diagonal set baseboard. All siding is showing excess wear (damp and paint damage) near the base due to splash back from roof drip edge. Paint is chipping and peeling throughout. The steeples and columns are chipping, missing and/or peeling paint, pest intrusion observed and seams are showing signs of separation. . One of the steeples is crooked and/or detached. Repair to the damaged steeples is recommended. Thorough refinishing and painting is recommended. Due to the heavy wear from sun and weather, regular maintenance is recommended to ensure a solid surface coating on the wood steeples. It is recommended that all worn exterior surface coverings be scraped/sanded, primed and painted within 0-3 years. Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech LB Spaces Page 14 of 14 Alexa Schmitz 01:26 July 12, 2023 1296-1298 Trumansburg Rd. Defective Summary (Continued) 6. 1296 Exterior Surface Fascia Wood - Fascia boards are showing signs of water damage, pest damage and peeling/chipped paint. Replacement of fascia boards is recommended by a carpenter specializing in exterior trim. Fascia boards on rear shed roof are showing signs of water damage. It appears that there is a leak beneath the roof covering causing excessive damage to the fascia boards. Problem solving the water leak (see roof details) followed by repair and/or replacement of the damaged fascia boards recommended by a carpenter specializing in exterior trim. 7. 1296 Exterior Surface Trim Wood - window trim is showing signs of chipping/peeling paint, exposed bare wood and light water damage throughout all surfaces. Scraping/sanding, priming and painting is recommended within 0-3 years. Roof 8. 1298 Roof Surface Material: Metal, Asphalt shingle- Metal roof has reached the end of its useful life. Seams are rusted through, drip edge is rusted out and damaged, rust and nail/screw holes are present throughout and rust and peeling surface coating is present. A patch in the roof is observed. It appears this may have been an old chimney stack cutout. Replacement is recommended within 0-1 years by a qualified roofing contractor. 9. 1298 Chimney Chimney: Block- Chimney stack, flashing and flue cap is deteriorating. Repair to chimney surface, new flashing and flue cap is recommended by a qualified stone mason. 10. 1296 Chimney Chimney: Block- The base of the chimney stack and flashing is deteriorating. Repair to base block chimney surface and new flashing detail is recommended by a qualified stone mason. Palm-Tech Inspector, Copyright© 1998-2023, Palm-Tech PG c a New York State Office of Parks, Recreation and Historic Preservation > Historic Preservation Field Services Bureau rfw YORK STATE i Peebles Island, PO Box 189, Waterford, New York 12188-0189 518-237-8643 6ernadetteCastro January 6, 2006 CornnUssioner r I Iy Mr. Fred Wilcox - --- — t Chair, Town Planning Board c/o Town Clerk ?Jl Town of Ithaca JAN 12 2006 215 North Tioga Street Ithaca, NY 14850 ----'- PL At Re: Hayt 's Corners Chapel and Schoolhouse t---I-- -- -'—"- 1296 and 1298 Trumansburg Road Ithaca, Tompkins County Dear Mr. Wilcox: I am pleased to inform you that the above referenced property has been listed on the National Register of Historic Places. As you may know, the National Register is the nation's official list of properties worthy of preservation. Listing on the National Register recognizes the importance of these properties to the history of our country and provides them with a measure of protection. In addition, owners of income producing properties may qualify for federal income tax benefits. Properties owned by municipalities and not-for-profit organizations are eligible to apply for state historic preservation matching grants. If you would like more information about any of these programs, please contact your field representative, in this case, Anthony Opalka, at the New York State Historic Preservation Field Services Bureau at(518) 237-8643 ext. 3278. Field Services Bureau staff maintains a continuing interest in all registered properties and will be happy to answer any questions you may have. Sincerely, Ruth L. Pierpont Director Historic Preservation Field Services Bureau RLP:lsa An Equal Opportunity/Affirmative Action Agency 0 printed on recycled paper OF IT �9CI TOWN OF ITHACA ]6P1 215 N. Tioga Street, Ithaca, N.Y. 14850 i ��w www.town.ithaca.ny.us Q� CODE ENFORCEMENT - BRUCE W. BATES, DIRECTOR Phone (607) 273-1783 Fax (607) 273-1704 codes@town.ithaca.ny.us Memo Date: May 7, 2013 To: Whom It May Concern Cc: Susan Brock, Kirk Sigel, Current Owners, Property file. From: Bruce W. Bates Director of Code Enforcement. c RE: 1296/1298 Trumansburg Rd. After consulting with the Attorney for the Town, the chairperson of the Zoning Board of Appeals and much research, I have determined that 1296/1298 Trumansburg Rd., Tax parcel # 24.-4-2, and the buildings currently on it should be treated as two principal structures on one lot that predate any Town zoning. Thus the existence of these two principal buildings on one lot is a legally existing nonconformity, and the prohibition in Town Code § 270-226 against more than one principal building on a lot in any residential zone other than Multiple Residence Zones does not apply to this lot. The buildings are also known as the Hayts Schoolhouse, built about 1826, and the I-iayts Chapel, built about 1847. Therefore any principal uses allowed in our current Medium Density Residential zone (MDR), in which this property is currently located, are allowed in each building even though two principal buildings are present on one lot. Thus, this property may have two principal buildings without the need for a variance from the § 270-226 prohibition.