The URL can be used to link to this page

Home My WebLink AboutPB Packet 2023-12-19 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room,Town Hall 215 North Tioga Street Ithaca,New York 14850 Tuesday,December 19,2023 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/UCC9vycXkJ6kiVIibihCy7NO/live). AGENDA 1. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for modifications to Longview,an Adult Care Facility,located at 1 Bella Vista Drive (off NYS Route 96B/Danby Road),Planned Development Zone No. 7. The project includes modifying the main and garden level entrances with new covered drop-offs,patio areas,walkways,parking and drive lane replacements,new landscaping, lighting,and drainage improvements. This is a Type 11 Action under the State Environmental Quality Review Act and is not subject to environmental review. Ithacare Center Service Company, Inc.,DBA Longview, Owner/Applicant; Steven Woods, Landscape Architect,TWMLA-A Fisher Associates Studio,Agent. 2. Consider approval of the 2024 Planning Board Meeting Schedule. 3. Consider a recommendation to the Town Board regarding the Chairperson of the Planning Board for 2024. 4. Persons to be heard. 5. Approval of Minutes. 6. Other Business. 7. Adjournment. C.J. Randall Director of Planning 607-273-1747 NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY CHRIS BALESTRA AT 607-273-1747 or CBALESTRA(&TOWN.ITHACA.NY.US. (A quorum of four(4)members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website at https://www.town.ithaca.ny.us/meeting-calendar-amendas/under the calendar meeting date. TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday, December 19,2023, starting at 7:00 P.M. on the following matter: Consideration of Preliminary and Final Site Plan Approval for modifications to Longview, an Adult Care Facility,located at 1 Bella Vista Drive(offNYS Route 96B/Danby Road),Planned Development Zone No. 7. The project includes modifying the main and garden level entrances with new covered drop-offs,patio areas,walkways,parking and drive lane replacements,new landscaping,lighting,and drainage improvements. This is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Ithacare Center Service Company,Inc.,DBA Longview, Owner/Applicant;Steven Woods,Landscape Architect,TWMLA-A Fisher Associates Studio,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 hgps://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/UCC9yycXkJ6klVlibjhCy7NQ/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to townclerkAtown.ithaca.ny.us up to the end of business the day of the meeting and all comments will be forwarded to the board. Additional information is available at www.town.ithaca.ny.us. C.J.Randall,Director of Planning PLANNING DEPARTMENT MEMO To: Planning Board Members From: Christine Balestra, Planner Date: December 12, 2023 RE: Longview Site Improvements Please find attached materials related to the consideration of Preliminary and Final Site Plan Approval for modifications to the Longview Adult Care Facility, located at 1 Bella Vista Drive (off NYS Route 96B (Danby Road). The project includes modifying the main and garden level entrances with new porte-cochere, patio areas, walkways, parking and drive lane replacements, new landscaping, lighting, and drainage improvements. The proposal is allowed with site plan approval by the Planning Board, which is scheduled for the December 19, 2023, Planning Board meeting. Property History/PDZ Designation The project is located within a “Planned Development Zone” (PDZ), a special zoning designation that is created for a property (or properties) to accommodate a mix of uses that would not otherwise be allowed within an existing zone. The Longview property comprises PDZ No. 7 (regulation language attached), which was enacted in 1994 to permit the construction of the independent and assisted living senior community off Danby Road. The PDZ was amended in 2007 and again in 2011, first to expand the number of units and types of uses and increase the height of structures to allow the development of the enhanced assisted living part of the facility; and subsequently to allow for the construction of the independent living patio homes on the property. The attached “Ithacare-Longview- History of Town Actions” sheet, created by Planning staff, lists the approval history for all actions related to the property to date. PDZ No. 7 allows one multiple-family dwelling with 193 dwelling units, up to 11 single-story detached residential duplex buildings, common recreational areas, parking for residents, visitors and employees, pavilions and other structures and uses. The property currently contains a main building with 193 units, 11 independent living patio home structures (22 units), common areas, parking, and other site improvements. Current proposal As described in the application packet, the proposed modifications at the main entrance include demolishing and replacing the existing porte-cochere and entry vestibule, installing new covered and open patio areas, walkways, and balcony area. The project also involves reconfiguring the front driveway and parking area to accommodate an accessible vehicular drop-off and bypass lane for emergency vehicles. The modifications at the garden level entrance include replacing the existing entrance area with a covered connection between the road and the existing building vestibule, as well as pavement adjustments to the existing entrance turnaround. The project also involves landscaping, lighting, and drainage improvements. The proposed site improvements will involve a decrease in impervious surfaces, as they will be constructed on existing disturbed areas. However, the overall project will still involve more than one acre of disturbance, thus triggering the requirement for a Full Stormwater Pollution Prevention Plan (SWPPP). The applicant has provided grading plans and other stormwater management details and has been coordinating with the Town’s Engineering Department on additional submissions, which should be provided prior to the issuance of any building permits for the project. This has been added to the attached draft resolution for your consideration. The proposed project is classified as a Type II Action, pursuant to the State Environmental Quality Review Act (6 NYCRR Section 617.5), because it involves a “replacement in kind” on the same site. Therefore, this project will not require an environmental review and determination. Regardless, the project is not expected to create significant environmental impacts, given that it will be located on an existing disturbed site that is not near the wetland or stream on the property. Additionally, there are no rare, threatened, or endangered plant or animal species, Unique Natural Areas, or other sensitive environmental resources on or near the project. The improvements will be constructed over existing parking lots and other disturbed areas, which will reduce new impervious surfaces rather than increase them. There will be minor tree and shrub removal, but significant re-landscaping of the site will offset the vegetation removal. Finally, the improvements to emergency accessibility and vehicular and pedestrian circulation are intended to enhance safety and facility operations. The proposed lighting for the project exceeds the LED color temperature that the Planning Board typically approves. The property already has lighting, but the application materials do not indicate the LED color temperature of the existing light poles on the property; and the Board cannot require a reduction in color temperature for existing lighting. However, the Board may wish to discuss the possibility of reducing the LED color temperature for the proposed light fixtures from 3500K to 3000K. This has been added to the attached draft resolution. Please email me at cbalestra@town.ithaca.ny.us or call me at 273-1721, extension 121, if you have any questions prior to the meeting. Att. Cc: Cheryl Jewell, Executive Director, Longview Steve Woods, Landscape Architect, TWMLA David Herrick, President and CEO, T.G. Miller, P.C. TownofIthacaPlanningDepartment—August2023lthacare-Longview—HistoryofTownActions•August13,1990—DiscussionwithPlanningstaff-proposalforIthacareadultcarefacility.ExistingfacilityisonSouthQuarryStreet.DesiretomovetoTownofIthaca.Requiredre-zoningproperties.•October4,1993—TownBoard(TB)referredproposaltoPlanningBoard(PB)torezonepropertyonSouthHillfromIndustrialto“SpecialLandUseDistrict/SLUD”(laterchangedto“PlannedDevelopmentZone/PDZ”)•October26,1993—DevelopmentReviewapplicationsubmittedtoPBforrezoning,specialapprovalfora115,000+!-squarefootbuilding,containing60adultcareunits,80independentunits,maximumof180residents.•December28,1993-PBrecommendedrezoning•January13,1994-TownBoardissuedSEQRNegDecandadoptedrezoningofpropertyEstablishes“SLUDNo.7”•March1,1994-PBpublichearingonIthacareapplicationforsubdivisionapproval•May19,1994-DevelopmentReviewapplicationsubmittedforPBpreliminarysiteplanapprovalwithSEQRreview-Type1Action,FullEAF•June21,1994-PBpublichearingtoconsiderpreliminarysiteplanapproval,SEQRdetermination.SEQRNegDecissued—noenvironmentalimpactstatement•July5,1994-PBapprovedpreliminarysiteplan•July18,1994-Article78proceedingbroughtagainstPB•September30,1994-Courtdecision(a)requiredPBtoissuepositivedeclaration;(b)requiredthepreparationandcirculationofanEnvironmentalImpactStatement(ElS);(c)requiredcompliancewithanyotherSEQRproceduresmandatedinconsiderationofsiteplan•December15,1994-PBissuesPositiveDeclarationofEnvironmentalSignificance,beginScopingprocess•June20,1995-PBdeclaredDraftEIS(DEIS)complete/adequate•July18,1995-PublicHearingforDEIS•December19,1995-PBacceptedFinalEIS•January23,1996-PBadoptedFindingsStatement•February6,1996-PBgrantedpreliminarysiteplanapproval•June4,1996-PBgrantedfinalsiteplanapproval TownofIthacaPlanningDepartment—August2023Modificationstositeplanapproval:•December7,1999-PBgrantedpreliminaryandfinalsiteplanandspecialapprovalfora200squarelootaccessorystorageshed•March21,2000-PBgrantedpreliminaryandfinalsiteplanapprovalforalightpoleandlamp•March20,2001-P8grantedpreliminaryandfinalsiteplanandspecialapprovalforawalkwaylooparoundtheproperty•September4,2001-PBgrantedpreliminaryandfinalsiteplanandspecialapprovalforarecreationarea,walkway,andtrail•March18,2003-PBgrantedpreliminaryandfinalsiteplanandspecialapprovalforapavilion,fill,andsidewalkextension•March20,2007-PBrecommendedrevisingSLUD#7toaccommodatenewspecialcare/skillednursing/adultcareadditiontothemainbuilding:24,700+/-squarefootadditiononthenorthsideofthebuilding,with32newunits,11additionalparkingspaces•May7,2007-TownBoardadoptedrevisionstoSLUD#7•November27,2007-PBgrantedfinalsiteplanapprovalforaddition•November1,2011-PBgrantedpreliminarysiteplanapprovalandrecommendstotheTownBoardtorezoneTaxParcelNo.39-1-3.2fromHighDensityResidentialtoSLUD#7/PDZ#7—toallowfordevelopmentofindependentlivingpatiohomes,consistingof11duplexes(22totalrentalunits)onnewaccessdrive,withwalkways,stormwaterfacilities,lighting,landscaping,etc.•January9,2012-TownBoardadoptedLocalLaw#1rezoningproperty•May15,2012-PBgrantedfinalsiteplanapprovalforpatiohomes•July7,2015-PBgrantedpreliminaryandfinalsiteplanandspecialpermitforadditionof23parkingspacesalongmainentrancedrivetoresolveparking/accessblockingissue.PropertywascitedbyIthacaFireDepartmentandTownCodesDepartmentforhavingcarsblockaccessdrive,whichcauseddelayedemergencyresponsetofacilityin2012.*Refertoattachedstaffmemo,inPDZ#7.•August8,2023-Townstaffmetwithdevelopmentteamtodiscusssiteandparkingimprovementstoentrance.SeeOpenGovcorrespondenceformoreinformation. Pg. 1 PROPOSED RESOLUTION: Preliminary & Final Site Plan Approval Longview Proposed Entry Improvements 1 Bella Vista Drive Tax Parcel No. 39.-1-1.31 Town of Ithaca Planning Board, December 19, 2023 WHEREAS: 1. This action is the consideration of Preliminary and Final Site Plan Approval for modifications to Longview, an Adult Care Facility, located at 1 Bella Vista Drive (off NYS Route 96B/Danby Road), Planned Development Zone No. 7. The project includes modifying the main and garden level entrances with new covered drop-offs, patio areas, walkways, parking and drive lane replacements, new landscaping, lighting, and drainage improvements. Ithacare Center Service Company, Inc., DBA Longview, Owner/Applicant; Steve Woods, Landscape Architect, TWMLA- A Fisher Associates Studio, Agent, 2. This is a Type II Action, pursuant to 6 NYCRR Section 617.5(c)(2) 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 a “replacement, rehabilitation, or reconstruction of a structure or facility, in kind, on the same site, including upgrading buildings to meet building or fire codes,” and thus, approval of the site plan is not subject to review under SEQR, and 3. The Planning Board, at a public hearing held on December 19, 2023, has reviewed and accepted as adequate a report titled “Proposed Entry Improvements at Longview Senior Living,” dated October 27, 2023, a set of drawings titled “Longview Entry Upgrades, 1 Bella Vista Drive, Ithaca, New York, Tompkins County,” including sheets L101, L102, L201, L202, L301, L302, L401, L402, L501, L502, L601, L602, C100, C101, C201, C202, C301, A1, A2, and PD101, prepared by TWLA, dated 10/27/2023, and other application materials; NOW THEREFORE BE IT RESOLVED THAT: 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 modifications to Longview, An Adult Care Facility, as described in the items noted in Whereas # 3 above, subject to the following conditions: a. Prior to the issuance of a building permit, submission, review, execution, and filing of an Operation, Maintenance, and Reporting Agreement for the proposed stormwater management facilities with the Town of Ithaca, specifying the ownership and maintenance responsibilities for the stormwater system, including: (i) Submission of an access easement, or other mechanism, to assure Town of Ithaca access to the stormwater facilities, Pg. 2 (ii) Review and approval of the access easement and the Operation, Maintenance, and Reporting Agreement by the Attorney for the Town and the Town Engineer, and (iii)Town Board authorization to allow the Town Supervisor to sign any necessary easements and the stormwater Operation, Maintenance, and Reporting Agreement associated with the project, and b. Reduction of the LED light pole illumination from a 3500K color temperature to a 3000K color temperature. 11/20/23, 3:39 PM Town of Ithaca, NY Planned Development Zone No. 7 (Limited Mixed Use, Ithacare). https://ecode360.com/print/IT1944?guid=8663181 1/6 A. B. (1) (a) (b) (2) (a) (b) (c) (d) (e) (f) Town of Ithaca, NY Monday, November 20, 2023 Chapter 271. Zoning: Special Land Use Districts § 271-8. Planned Development Zone No. 7 (Limited Mixed Use, Ithacare). [Adopted 1-13-1994 by L.L. No. 1-1994; amended 3-11-1996 by L.L. No. 2-1996; 11-7-2002 by L.L. No. 7-2002; 5-7-2007 by L.L. No. 5-2007] Section 270-6 of the Town of Ithaca Code includes in the list of permissible districts a district designated as "Special Land Use District No. 7 (Limited Mixed Use)," which district is now considered and hereafter referred to as "Planned Development Zone No. 7." The uses permitted in Planned Development Zone No. 7 are: [Amended 1-9-2012 by L.L. No. 1-2012] Dwellings. Parcel 1: One multiple-family dwelling consisting of at least 40 dwelling units and up to 193 dwelling units aggregated with central dining, kitchen, activity, administration, and maintenance areas, and other related community service space, such multiple-family dwelling being intended to provide congregate residential care, including independent, assisted-living and nursing home accommodations. Each dwelling unit in said multiple- family dwelling may be occupied by no more than two persons, related or otherwise. Parcel 2: Up to 11 single-story detached residential duplex buildings containing up to 22 dwelling units in the aggregate for the provision of independent living accommodations. Each dwelling unit may be occupied by no more than two persons, related or otherwise. Subject to site plan approval by the Planning Board the following accessory uses and structures are permitted on Parcel 1 and Parcel 2. [Amended 8-7-2017 by L.L. No. 12-2017] Off-street garage or parking spaces for the residents of, employees working at, and visitors to the permitted facilities. One pavilion not exceeding 3,000 square feet in size. Accessory buildings such as storage sheds, pavilions [in addition to the pavilion authorized in Subsection B(2)(b) above], gazebos, and other similar small buildings provided that no single building [other than the pavilion permitted by Subsection B(2)(b) above] exceeds more than 200 square feet in size and provided further that the size and location of each such building is approved by the Planning Board. Common recreational areas including walkways, parks, community gardens, and other similar outdoor recreational facilities. Any municipal or public utility structures necessary to the provision of utility services for the permitted facilities. Signs, subject to the provisions in Subsection C below. 11/20/23, 3:39 PM Town of Ithaca, NY Planned Development Zone No. 7 (Limited Mixed Use, Ithacare). https://ecode360.com/print/IT1944?guid=8663181 2/6 C. D. (1) (2) (3) (4) (5) (6) (7) Any use in this district shall be governed by all of the requirements, including side yards, setbacks, building coverage, building height, and similar requirements, of a Medium Density Residential Zone for Parcel 1, and a High Density Residential Zone for Parcel 2, except as the same may be specifically modified by the terms of this section. Signs shall be governed by Ithaca Town Code Chapter 270, Zoning, Article XXIX, Signs. In addition to the provisions that apply to all signs, the specific provisions applicable to signs located in the Multiple Residence Zones shall apply. [Amended 1-9-2012 by L.L. No. 1-2012; 8-7-2017 by L.L. No. 12-2017] In addition to the requirements and restrictions imposed by the Town of Ithaca Zoning Ordinance, the area being rezoned to Planned Development Zone No. 7 shall be subject to the following conditions: The exterior design, specifications, and plans for all buildings and other improvements to be constructed on the premises and the development of the grounds and construction of all outside facilities including lighting and signs shall have been shown on a final site plan and design drawings approved by the Planning Board, and any construction thereafter shall be in accordance with said site plan and drawings as finally approved. In determining whether or not to approve the site plan, the Planning Board shall employ the same considerations as it would employ in approving the site plan pursuant to Article XXIII and § 270-236 of the Town of Ithaca Zoning Ordinance. Building permits shall be required for any construction, including construction of signs and outdoor lighting facilities. Such permits shall not be issued until the Planning Board has approved the design and specifications for such proposed construction. Notwithstanding any provision of the Town of Ithaca Zoning Ordinance to the contrary, in Planned Development Zone No. 7, no building shall be erected, altered, or extended to exceed 37 feet in height from the lowest interior grade or 30 feet in height from the lowest exterior grade, whichever is lower, except, however, that the one multifamily dwelling permitted pursuant to Subsection B(1) above may exceed said height limitations, provided such building is constructed substantially in accordance with the elevations and plans numbered SK-L1J (Preliminary Site Plan - Alternative B.3), L-4 (Planting & Materials Plan), L-5 (Trail Plan), L-6 and L-7 (Details), and A-6R (Elevations), prepared by L. Robert Kimball & Associates and dated January 30, 1996 (hereinafter collectively referred to as the "January 30, 1996, Site Plan"), and elevations and plans numbered C1.1 (Site Plan), C1.2 (Site Grading Plan), C1.8 (Viewshed Section and Elevation Studies), and A2.1, A2.2, and A2.3 (Exterior Elevations), prepared by Schopfer Architects LLP and dated October 16, 2006, revised February 8, 2007, copies of which are on file with the Town of Ithaca Planning Department. The heights shown on said plans shall constitute the maximum heights permitted for such building. Notwithstanding the foregoing, under no circumstances shall the highest point on the building exceed an elevation of 988.56 feet above mean sea level. No structure other than a building shall be erected, altered, or extended to exceed 30 feet in height. [Amended 1-9-2012 by L.L. No. 1-2012] Except as specifically provided for herein any construction for which a permit is granted shall comply with all applicable laws, codes, ordinances, rules and regulations. Each dwelling unit in this Planned Development Zone No. 7 shall be occupied by at least one adult requiring supportive services provided by the owner. [Amended 1-9-2012 by L.L. No. 1-2012] There shall be no subdivision of Parcel 1 or Parcel 2 contained in Planned Development Zone No. 7. [Amended 1-9-2012 by L.L. No. 1-2012] There shall be provided at least two parking spaces for every three dwelling units on Parcel 1, and at least one parking space for every dwelling unit on Parcel 2, except that the Planning Board may reduce the required number of spaces on Parcel 1 by no more than 20% in accordance with the criteria set forth in Chapter 270, § 270-227, of the Town of Ithaca Code. If the Planning Board permits such a reduction, the Planning Board may impose such reasonable 11/20/23, 3:39 PM Town of Ithaca, NY Planned Development Zone No. 7 (Limited Mixed Use, Ithacare). https://ecode360.com/print/IT1944?guid=8663181 3/6 (8) E. (1) (a) [1] [2] [3] [4] [5] [6] [7] [8] [9] conditions, including the conditions set forth with respect to reductions of parking spaces in § 270-227 as referenced above, as may, in the judgment of the Planning Board, be necessary to assure that such reduction will not cause congestion, create undesirable traffic flows or hazards, or otherwise be adverse to the general welfare of the community. In any event, unless expressly waived by the Planning Board, such reduction shall be subject to the same mandatory conditions as are set forth in Chapter 270, § 270-227, of the Town of Ithaca Code. [Amended 1-9-2012 by L.L. No. 1-2012] No permits for construction of any of the duplexes shall be issued until water easements for the benefit of the Town for public water mains running from presently existing public water mains on Route 96B to the locations of the proposed distribution points to the duplexes as shown on the final approved site plan are obtained in a form acceptable to the Town of Ithaca from the owner of the lands over which said public water mains must run, and the same are recorded in the Tompkins County Clerk’s Office. [Added 1-9-2012 by L.L. No. 1-2012] In accordance with the provisions of the Zoning Ordinance, a final site plan shall be submitted to and approved by the Town of Ithaca Planning Board before issuance of any building permits. A site plan that has received final site plan approval may be modified upon the application of the owner to the Planning Board for such modification. Such application shall be in accordance with the provisions of this section and the provisions of the Zoning Ordinance and the procedures applicable to such application shall be the same as are applicable to an initial application for site plan approval as set forth in the Zoning Ordinance. Notwithstanding the foregoing, Planning Board approval of a modification shall not be required: If the modification does not involve: Construction of an addition of more than 1,000 square feet of enclosed space attached to a residential building whether on one or more stories (provided such construction is in accordance with the height limitations and other requirements of this section and the Zoning Ordinance); nor Construction or relocation of more than three parking spaces nor construction or relocation of any parking spaces to an area that is not adjacent to the original planned parking area; nor Construction, alterations, or renovations affecting the exterior of a building or the site anticipated to cost more than $20,000; nor Construction, alteration, or renovation of the interior of a building involving a change in occupancy or use; nor Enlargement of an existing or previously approved building that involves an increase of square footage of more than 15% of the existing square footage of the existing or previously approved building; nor Reduction of an existing or previously approved building that involves a decrease of square footage of more than 15% of the existing or previously approved building; nor Alteration of traffic flows and access nor a significant increase in the volume of traffic; nor A significant (in the judgment of the Director of Planning) change in the aesthetic appearance of any structure or site plan element including landscape and lighting details from that presented at the time of the prior approval; nor A change in the impacts of the project on surrounding properties, such as an increase in noise, water runoff, light illumination, or obstructions to views; nor 11/20/23, 3:39 PM Town of Ithaca, NY Planned Development Zone No. 7 (Limited Mixed Use, Ithacare). https://ecode360.com/print/IT1944?guid=8663181 4/6 [10] (b) [1] [2] (2) (3) (4) F. [2] G. H. Violation of any express conditions (including, without limitation, buffer zones, setbacks, and similar restrictions) imposed by the Planning Board in granting prior site plan approval, or If the modification does not involve a movement or shift of a location of one or more buildings more than two feet laterally or six inches vertically from the location or elevation shown on the final site plan where: Such shift does not alter proposed traffic flows or access; and Such shift does not directly violate any express conditions (including, without limitation, buffer zones, setbacks, etc.) imposed by the Planning Board in granting prior site plan approval. The numerical criteria for the exceptions from the requirement of obtaining Planning Board approval are an aggregate maximum [i.e., if a 700 square foot addition is constructed without obtaining Planning Board approval pursuant to Subsection E(1)(a)[I] above, construction of a second addition larger than 300 square feet would require Planning Board approval of a modified site plan]. This waiver of the requirement of Planning Board approval is not intended to permit construction in violation of any other provision of this section nor of the Zoning Ordinance including height, setback, side yard, and similar regulations, nor the requirement to obtain a building permit in those circumstances when otherwise required by the terms of this section, the Zoning Ordinance or the Building Code. A demolition, or a proposed demolition, of an existing building, or of a previously approved building on a previously approved site plan, is a modification of a site plan subject to the terms of this section. The areas identified and described as Parcel 1 and Parcel 2 that are encompassed and rezoned in accordance with this section to Planned Development Zone No. 7 are described on Schedule A[2] to this section. The Official Zoning Map of the Town of Ithaca is hereby amended by adding such district at the locations described. [Amended 1-9-2012 by L.L. No. 1-2012] Editor's Note: Said Schedule A is included at the end of § 271-8. Any violations of the terms of this section shall constitute a violation of the Town of Ithaca Zoning Ordinance and shall be punishable as set forth in said ordinance and in § 268 of the Town Law of the State of New York. Each week's continued violation shall constitute a separate offense. Notwithstanding the foregoing, the Town reserves for itself, its agencies and all other persons having an interest, all remedies and rights to enforce the provisions of this section, including, without limitation, actions for any injunction or other equitable remedy, or action and damages, in the event the owner of the parcel covered by this section fails to comply with any of the provisions hereof. In the event that any portion of this section is declared invalid by a court of competent jurisdiction, the validity of the remaining portions shall not be affected by such declaration of invalidity. Schedule A Description of Property Zoned as Planned Development Zone No. 7 Parcel 1 [Amended 1-9-2012 by L.L. No. 1-2012] ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, County of Tompkins, State of New York, bounded and described as follows: BEGINNING at an iron pin set at the intersection of the westerly highway line of the State of New York as appropriated for the Ithaca-Danby State Highway No. 5043 and delineated on Map 15 11/20/23, 3:39 PM Town of Ithaca, NY Planned Development Zone No. 7 (Limited Mixed Use, Ithacare). https://ecode360.com/print/IT1944?guid=8663181 5/6 Parcel 22 and recorded in the Tompkins County Clerk's Office with the northerly line of lands re- putedly of John M. Kelly as described in Liber 693 of Deeds at Page 255, said pin being located a perpendicular distance from the present center line of the Danby Road, State Highway Route No. 96B of 110.0 feet and is located 7.7 feet northerly from a granite highway monument found; Running thence westerly an average bearing of north 83 degrees 26 minutes 05 seconds west along the northerly line of lands reputedly of Kelly, reputedly of Payne as described in Liber 340 of Deeds at Page 365 and Liber 368 of Deeds at Page 371, and continuing along the lands reputedly of Cofer as described in Liber 611 of Deeds at Page 160, for a distance of 1,434.92 feet to an iron pipe found, said iron pipe marks the northeasterly corner of lands reputedly of Turk as described in Liber 458 of Deeds at Page 522; Running thence north an average bearing of north 04 degrees 26 minutes 55 seconds east along the easterly line of lands reputedly of Berggren as described in Liber 624 of Deeds at Page 79 and continuing along lands reputedly of Puerta as described in Liber 577 of Deeds at Page 613 and continuing along the lands reputedly of Goodloe as described in Liber 656 of Deeds at Page 590, for a distance of 714.42 feet to an existing iron pipe, said iron pipe marks the northeasterly corner of lands of Goodloe; Running thence north 89 degrees 57 minutes 24 seconds east along a proposed new division line through the lands of Ithaca College for a distance of 1,375.48 feet to an iron pin set; Running thence south 78 degrees 28 minutes 05 seconds east and continuing through the lands of Ithaca College for a distance of 230.0 feet to an iron pin set in the westerly highway line of New York State Route 96B, Danby Road; Running thence south 11 degrees 31 minutes 55 seconds west along the westerly highway line of New York State Route 96B, the Danby Road for a distance of 525.0 feet to an iron pin set, said iron pin marks the northeasterly corner of the scenic overview area as appropriated by the State of New York; Running thence north 78 degrees 33 minutes 31 seconds west along the northerly line of the scenic overview area for a distance of 60.0 feet to an iron pin set; Running thence south 11 degrees 30 minutes 40 seconds west along the westerly line of the scenic overview area for a distance of 335.64 feet to an iron pin set, the point and place of beginning. Said parcel contains 28.010 acres of land to the highway line. Parcel 2 ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, County of Tompkins and State of New York bounded and described as follows: BEGINNING at an iron pin set in the westerly line of NYS Route 96B (a/k/a Danby Road) said pin being 36.4± feet westerly from a point in the center line of NYS Route 96B (a/k/a Danby Road) which point is 181± feet north of the intersection of the center line of NYS Route 96B (a/k/a Danby Road) with the center line of Vista Lane; proceeding Thence north 83 degrees 11 feet 07 inches west along the northerly line of premises reputedly now or formerly of L. Martin Bowman (Liber 784 of Deeds at Page 149) a distance of 590.32 feet to an existing iron pipe; proceeding Thence north 84 degrees 50 feet 38 inches west along the northerly line of premises reputedly now or formerly of Margaret M. Rumsey (Liber 619 of Deeds at Page 147) a distance of 249.72 feet to an existing iron pipe; proceeding Thence north 05 degrees 51 feet 08 inches east along the easterly line of premises reputedly now or formerly of Robert E. Cofer III (Liber 611 of Deeds at Page 160) a distance of 426.47 feet to an existing iron pipe; proceeding Thence south 83 degrees 26 feet 05 inches east along a southerly line of premises now or for- merly of Ithacare Center Service Co. (Liber 794 of Deeds at Page 235) a distance of 507.20 feet to an existing iron pipe; Thence south 11 degrees 37 feet 53 inches west along the westerly line of premises reputedly now or formerly of John M. Kelly (Liber 693 of Deeds at Page 255) a distance of 140.0 feet to a 11/20/23, 3:39 PM Town of Ithaca, NY Planned Development Zone No. 7 (Limited Mixed Use, Ithacare). https://ecode360.com/print/IT1944?guid=8663181 6/6 [1] set iron pin and passing through an iron pipe at 99.81 feet; proceeding Thence south 83 degrees 26 feet 05 inches east along the south line of said Kelly premises a dis- tance of 153.92 feet to a set iron pin; proceeding Thence south 09 degrees 44 feet 49 inches west along the westerly line of premises marked as Parcel B on the survey map referenced below a distance of 207.82 feet to a set iron pin; proceeding Thence south 83 degrees 11 feet 07 inches east along the southerly line of said Parcel B a dis- tance of 212.22 feet to an iron pin set in the westerly highway line of NYS Route 96B (a/k/a Danby Road); proceeding Thence south 09 degrees 44 feet 49 inches west along the westerly highway line of NYS Route 96B (a/k/a Danby Road) a distance of 75.10 feet to the iron pin set at the point or place of begin- ning, containing 6.101 acres of land. Reference is hereby made to a survey map incorporated herein by reference entitled inches "Subdivision Map, No. 1006 Danby Road, Town of Ithaca, Tompkins County, New York" dated March 28, 2000, said map was filed in the Tompkins County Clerk feets Office on September 25, 2000 in Map Drawer PP Page 77. The above described parcel is shown as Parcel A on said sur- vey map. Editor's Note: Special Land Use District No. 6 (Indian Creek Retirement Community), adopted 3-13-1989 by L.L. No. 2-1989, was repealed in 1995. MEMORANDUM To: Town of Ithaca Planning Board From: The Town of Ithaca Conservation Board - Environmental Review Committee Date: 11/22/2023 RE: Longview Entry Upgrades In reviewing the application for Longview Entry Upgrades at 1 Bella Vista Drive, the Environmental Review Committee applauds the project's effort to improve on features and spaces towards a more sustainable open space. We appreciate that your plans include the addition of 25 new noninvasive trees and groundcover. As part of your soil restoration efforts, we hope it will be possible to find and use clean fill or at least a local fill/top soil to minimize adding new weedy and invasive species into your area. Below we reference research studies on the impacts of lighting on insects. Your choice of dimmable LED lights is good because it provides the option to dim your lights at certain times to be less disruptive to insects. However, you propose to use lights with color temperature 3500K and insects are highly attracted to this color of light. You might consider warmer, more yellow colors as these tend to be less attractive to insects. Respectfully submitted Lori Brewer Lindsay Dombroskie Eva Hoffmann Elise Edwards Michael Roberts Boyes, D. H., Evans, D. M., Fox, R., Parsons, M. S. & Pocock, M. J. O. Is light pollution driving moth population declines? A review of causal mechanisms across the life cycle. Insect Conservation and Diversity 14, 167–187 (2021). https://resjournals.onlinelibrary.wiley.com/doi/10.1111/icad.12447 Deichmann, J. L. et al. Reducing the blue spectrum of artificial light at night minimises insect attraction in a tropical lowland forest. Insect Conservation and Diversity 14, 247 –259 (2021). https://resjournals.onlinelibrary.wiley.com/doi/full/10.1111/icad.12479 Proposed Entry Improvements at Longview Senior Living Review Application Report 1 Bella Vista Drive Ithaca, NY October 27th, 2023 TWM - A Fisher Associates Landscape Architecture Studio Fisher Associates, P.E., L.S., L.A., D.P.C. 1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400 www.twm.la | www.fisherassoc.com October 27th, 2023 C.J. Randall, Director of Planning Planning Department Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 Re: Site Plan Review for Longview Entry Upgrades Dear Director Randall: Longview Senior Living is proposing upgrades to their two entry primary entries. The main entry is proposed to receive a new vehicular and pedestrian port-cochere in coordination with additional entry facade and interior lobby improvements. The secondary Gardn Level entry will also receive an improved entry canopy. Both entries are proposed to receive site amendments to improve vehicular access, pedestrian movements, and the overall landscape aesthetic. The Development Review Application has been completed digitally / on-line. Included in this booklet you will find a completed and signed Owners Authorization & Certification, detailed project narrative, and a completed and signed Short Environmental Assessment Form (SEAF). The requisite two(2) full size sets in 24”x 36” size, and ten (10) reduced size sets in 11” x 17” size will be submitted separately. The following is the plan set sheet list: L001 Cover Sheet C100 Existing Conditions Plan L101 Main Entrance Demolition Plan L102 Garden Level Demolition Plan L201 Main Entrance LayoutPlan L202 Garden Level LayoutPlan L301 Main Entrance GradingPlan L302 Garden Level GradingPlan L401 Main Entrance Materials Plan L402 Garden Level Materials Plan L501 Main Entrance Planting Plan L502 Garden Level Planting Plan L601 Details L602 Details L603 Details C101 Utility Plan C201 Erosion & Sediment Control Plan C202 Erosion & Sediment Control Plan C301 Details A1 Plans A2 Elevations PD101 Construction Phasing Diagram If you have any questions or require further information, please do not hesitate to call. We are looking forward to presenting the project to the planning board on December 5th, 2023. Sincerely, Steven M. Woods Jr., RLA, NOMA Senior Project Manager TWM - A Fisher Associates Landscape Architecture Studio Fisher Associates, P.E., L.S., L.A., D.P.C. Project Landscape Architect T.G. Miller, P.C. Project Civil Engineer KDA Architects Architect Project Consultants Table of Contents Project Narrative ................................................................................................................ 11 Owners Authorization & Certification ................................................................................ 16 Short Environmental Assessment Form............................................................................... 18 (Type II Action - no environmental review) Technical Drawing Sets (24 x 36 / 11x17) .......................................................(..s ..e ..p .a..r .a .t ..e . ..p ..a .c..k ..et) Project Narrative Figure 1: Location Map Project Location Downtown Ithaca Ithaca College Project Narrative Project Locations Figure 2: Context Map 11 Project Narrative Purpose Need and Benefit 2024 will mark Longview’s 50th year serving the Ithaca community. Longview is actively planning comprehensive campus updates. Coordinated with these improvements are a review of the community’s experience, safety, and access within the living facility as well as around its scenic 34-acre campus. The improvements look to bolster the mission of Longview which “promotes well-being of mind, body, and spirit for older adults through life-enriching housing options, supportive services and community partnerships.” Among the first phases of campus and facility improvements, Longview proposes to provide enhancement and clarity to its entries and “front-doors”. The current primary drop-off and porte-cochere along with entry facade present a challenged entry experience to residents and visitors. The hardscape is burdened by inefficient zones of pavement, dated entry canopies, and an inhospitable “front-yard” open space for its residents who live near the main entrance. The primary purpose is to improve on these features and spaces, providing both an aesthetic benefit to the development as well as moves towards a more sustainable gesture of its open space. Potential projects included in long-term planning (2025 or beyond) may include a building addition with 20+ units that would develop efficiencies in senior housing/independent living/assisted living. The future planning of these efforts would not increase the number of units beyond the PDZ limit (193 units). Additional long-range studies also include potentially adding more independent living duplexes. These long-range planning efforts are not part of this current project and submission review. Project Summary Longview is proposing the construction of improved vehicular and pedestrian entry spaces at both the Main entry and Garden Level entry. The properties and entries, located at 1. Bella Vista Drive are accessed by an existing access drive from Danby Road (96B) - (Tax ID 39. -1 -1.31). The total area of the current development parcel is +/- 34 acres, with the specific areas of proposed improvements totaling +/- 1.5 acres. Proposed site improvements will include the removal of existing parallel parking along the entry drive, replacing the hardscape area with maintained vegetation. Continued reduction of hardscape with include the removal of an existing central parking island. The accessible parking stalls in this location will be relocated to an existing parking area offering proximate sidewalk access to pedestrian entries. The central island will then be converted to a stormwater practice and vegetated central green. In coordination with architectural improvements including the replacement of the existing porte-cochere with a reduced and relocated option, site improvements with provide an accessible vehicular drop-off lane as well as an approved by-pass lane for oversized and emergency vehicular circulation. The redesign of this space will also provide an increased offset and buffer between the ground level resident patio spaces from new hardscape circulation zones. Added pedestrian walkways, seating, and landscape are proposed in this entry zone. Minor amendments will be made at the Garden Level entry, with improved grading and drainage ways, minor pavement adjustments in response to vehicle access pathways, and enhanced pavement at the improved architectural entry canopy. Port-Cochere Amendment Program Main Building Porte Cochere Addition The proposed Porte Cochere structure will replace the existing drop-off, which will be demolished back to the face of the main building façade. This addition will provide a new covered drop-off, entry vestibule, and both covered and open patio areas on the ground floor, as well as a new balcony area above. The design will also offset the entry sequence and massing, providing opportunities for larger window openings, bringing natural light deeper into the spaces of the renovated interior. 12 Project Narrative Garden Level Drop-off Addition The drop-off structure at the Garden Level building is being proposed to provide a covered connection between the road and the existing building vestibule. The proposed addition includes a pitched roof supported on two new columns. Architectural Design Main Building Porte Cochere Addition The Porte Cochere addition at the main building proposes to maintain portions of the existing brick façade, while also introducing larger windows, verticality, and naturalistic materials to create a more inviting entry sequence. Materials will be used to highlight the entrance and create visual interest, without contradicting the current palette. Wood-look elements are introduced at the areas of vertical siding as well as at the underside of the new single-pitched canopy – conceived to maximize views and daylighting from both the renovated interior spaces and the new exterior sitting areas. The design team is exploring the incorporation of a green roof at the Porte Cochere to both “soften” the structure and further blend the connections between the building and surrounding landscape. Garden Level Drop-off Addition The proposed drop-off introduces a contemporary standing seam metal roof but will also relate to the more traditional existing building by matching the scale and detailing at the proposed column enclosures and open rafter construction. The intent is that this structure reads like an extension of the existing building’s scale and façade, while providing this very necessary covered area. Landscape A total of 9 trees will need to be removed either due to the current health of the tree or to facilitate the required site grading. The existing trees to be removed are primarily a mixture of maples and crabapples. The new site plan is proposing approximately 25 new, non-invasive trees in a mixture of deciduous and evergreens. The site design will also include shrubs, grasses, and perennials in support of the improved entries. Special care will be taken in the selection of plantings to occur within the permanent bioretention filter practice, employing seasonal grasses and perennials which are tolerant of soil and moisture conditions. Site Materials The project will utilize a variety of common materials on site. Primary vehicular pavement will be asphalt pavement, with a vehicular rated concrete unit paver being employed below the proposed porte-cochere. The primary material for walkways will be concrete pavement. Concrete unit pavers will be employed at the drop-offs. The roadway curbs will be a concrete product to match the existing curbs. Detectable warning pavers will be employed where ramps and flush conditions of pavement meet active roadways. At the main entry the use of vehicular bollards and large planters will also be used to safely separate vehicular movements from pedestrian walkways. Client approved seating, trash and recycling receptacles will be located on the site in select locations. Parking As noted in the project summary, proposed site improvements will include the removal of existing parallel parking along the entry drive, replacing the hardscape area with maintained vegetation. Continued reduction of hardscape with include the removal of an existing central parking island. The accessible parking stalls in this location will be relocated to an existing parking area offering proximate sidewalk access to pedestrian entries. Through the removal and relocation of parking spaces, the resulting total parking spaces available on site will total 127 spaces. This count aligns with the PDZ parking requirement. 13 Project Narrative As noted on the plans, possible future phase development of parking areas may be considered by the client to gain additional spaces and to provide additional means of pedestrian access to the main entry. Site Lighting The primary site lighting for the upgraded entry will be provided by existing area lighting, with the replacement of two (2) existing area lights with new area lighting. Five (5) new pedestrian bollard lightings with also be provided for new and amended walkways. The luminaries will be dark sky compliant. Appropriately scaled concrete light pole bases will be provided for the new lights. Additional architectural lighting including porte-cochere down-lights and wall sconces are also proposed with the entry upgrades. Color temperature is proposed at 3500K throughout the project. Site Utilities Proposed Improvements Given the nature and extent of the sitework improvements, there will be no alteration or relocation of the utility systems serving the Campus. Similarly, there will be no impact to the adjacent municipal sanitary sewer system. Electrical Services The current site lighting electrical systems are sourced within the existing building and are fed through a series of conduits looped through the site. Coordinating with the architectural and façade improvements, new conduits and conductors will be routed in support of new site lighting. Site Stormwater Management Existing Conditions The development of the existing Campus stormwater management systems reflects the evolving stormwater regulations that were applicable at the time of the initial facility construction and subsequent expansion projects. In this instance, most of the soil disturbance activity associated with the Main Entrance improvements is located within drainage watersheds that do not incorporate permanent practices typical of current design standards. In contrast, the area adjacent to the Garden Level Entry improvements has and will continue to drain to treatment and detention practices constructed for a prior building addition project. Relative to the Main Entrance site, much of the current roadway and parking lot drainage is collected by drain inlets and conveyed through piping to an outlet in an unclassified water course located west of the Main building. Drainage from the short length of roadway presently utilized for parallel parking is captured in a roadside swale and piped to a discharge point along the Campus north property line. Proposed Improvements In addition to aesthetic and safe access improvements inherent in the Main Entrance and Garden Level Entry project, there will be an 8% reduction in the footprint of impervious surfaces. Redevelopment of the porte cochere at the main drop off includes a spacious green island and the opportunity to incorporate a permanent bioretention filter practice. As noted previously, the grading adjustments and pavement rehabilitation proposed at the Garden Level Entry site will remain connected to the existing downstream treatment and detention practices.Collectively, the soil disturbance from construction activity within the limits of the two sites will exceed one acre. As such, the project will obtain coverage under the NYSDEC SPDES General Permit GP-0-20-001 for Stormwater Discharges from Construction Activity (Permit). A Full Stormwater Pollution Prevention Plan (SWPPP) has been prepared for review and acceptance by the Town’s Stormwater Management Officer. As a redevelopment project with reduced impervious area, the stormwater management design is focused on fulfilling the Permit requirement for stormwater quality treatment. In addition, the customary erosion and sediment control measures required during construction are addressed in the Full SWPPP. 21 Appendices 23 Appendix A: Site Lighting Cut Sheet 24 LED pole top luminaires with asymmetrical wide beam light distribution Type: BEGA Product: Project: Voltage: Color: Options: Modified: Housing: Die-cast alumnimum housing and slip fitter. Slip fits 3" O.D. pole top, secures th pole with integrated slip fitter mechanism and single set screw. Die castings are marine grade, copper free (≤ 0.3% copper content) A360.0 aluminum alloy. Enclosure: Faceplate is hinged; constructed of die-cast aluminum with toolless access latch for easy maintenance. Tempered clear safety glass with an anti-reflective coating. Optical reflector of pure annodized aluminum. Fully shielded light distribution for no trespass above horizontal. Fully gasketed for weather tight operation using molded silicone gasket. Electrical: 11.8W LED luminaire, 16 total system watts, -30°C start temperature. Integral 120V through 277V electronic LED driver, 0-10V dimming. Integral surge protection to protect the luminaire against surges rated up to 10kV. LED module(s) are available from factory for easy replacement. Standard LED color temperature is 4000K with a >80 CRI. Available in 3000K (>80 CRI); add suffix K3 to order. Note: LEDs supplied with luminaire. Due to the dynamic nature of LED technology, LED luminaire data on this sheet is subject to change at the discretion of BEGA-US. For the most current technical data, please refer to www.bega-us.com. Finish: All BEGA standard finishes are polyester powder coat with minimum 3 mil thickness. Available in four standard BEGA colors: Black (BLK); White (WHT); Bronze (BRZ); Silver (SLV). To specify, add appropriate suffix to catalog number. Custom colors supplied on special order. CSA certified to U.S. and Canadian standards, suitable for wet locations. Protection class IP66 Weight: 9.9 lbs. EPA (Effective projection area): 1.5 sq. ft. Luminaire Lumens: 1802 Single pole-top luminaires Lamp A B C 77 825 11.8 W LED 10 1⁄4 2 1⁄4 20 1⁄2 B CC 15° A B A B A BEGA 1000 BEGA Way, Carpinteria, CA 93013 (805) 684-0533 FAX (805) 566 -9474 www .bega -us .com ©copyright BEGA 2019 Updated 01/17/2019 25 334" CONDUIT OPENING 712" BOLT CIRCLE (0.75") 878" 13' 8" 3" 4" 18" 3" TO 4" OD TAPEREDALUMINUM POLEW/ FIXED BASE 14 RFTS1 - ALUMINUM POLE ROUND FIXED TAPERED 12/5/2021 BASE DETAIL STANDARD 0.75 X 17.00 X 3.00ANCHOR BOLTS AND TEMPLATESUPPLIED WITH POLE OR IN ADVANCE ANCHOR PART NUMBER: B14RFTS1-AB *PER AASHTO 2013 WIND MAP **DATA ABOVE ASSUMES GRADE LEVEL INSTALLATION AND A MAXIMUM LUMINAIRE WEIGHT OF 62 LBS. DISCLAIMER: BEGA NORTH AMERICA WARRANTS THE SPECIFIC ANCHOR BOLTS & POLE COMBINATION ACCORDING TO THE PRODUCT NUMBER(S) AND DESCRIPTION(S). STRUCTURAL CHANGES TO THE POLE REQUESTED BY THE CUSTOMER INCLUDING CHANGES TO THE POLE LENGTH, MAY AFFECT THE COMPATIBLITY OF THE ANCHOR BOLTS AND CORRESPONDING POLES. BEGA NORTH AMERICA IS NOT RESPONSIBLE FOR THE INCOMPATIBILITY OF THE ANCHOR BOLTS AND POLES RESULTING FROM SUCH STRUCTURAL CHANGES WITHOUT REVIEW BY THE BEGA NORTH AMERICA ENGINEERING DEPARTMENT. THIS INCLUDES BUT IS NOT LIMITED TO; ANY LABOR CHARGES, CHARGES FOR REPLACEMENT MATERIALS, AND SHIPPING. FOR SAFETY REASONS, DO NOT MOUNT MORE THAN MORE THAN 50 LBS. TO HINGED POLES AND MORE THAN 62 LBS. TO FIXED POLES. POLE CAPACITIES ARE BASED UPON THE PROVISIONS OF AASHTO 2013 (LTS-6) AND ASSUME A MAX VERTICAL ECCENTRICITY TO THE FIXTURE OF 2'-0" ABOVE THE POLE TOP. ADEQUATE DRAINAGE MUST BE PROVIDED IN CONCRETE FOUNDATION OR GROUT. DO NOT SEAL THE BASE OF THE POLE. DUE TO STRUCTURAL REASONS, DO NOT INSTALL POLE WITHOUT FIXTURE OR OTHER APPROPRIATE WEIGHT ON THE TOP. ANCHOR DETAIL NOTE: ADEQUATE DRAINAGE MUST BE PROVIDED IN FOUNDATION OR GROUT. DONOT SEAL THE BASE OF THE POLE. CAUTION: RAISING OR LOWERING OF THE POLE REQUIRES ADEQUATE PREPERATION. DO NOT UNDERESTIMATE THE FORCE REQUIRED TO RAISE OR LOWER POLES WITH HEAVY LUMINAIRES AT THE TOP. (4) 3/4"-10 TOP NUTS (4) 3/4" ID X 1-1/2" OD FLAT WASHERS GROUT NUT COVER (4) 3/4" ID X 1-1/2" OD FLAT WASHERS (4) 3/4"-10 LEVELING NUTS (4) 3/4"-10 X 17" LG ANCHOR BOLTS POLE WIND LOAD RATING, ALLOWS FOR 1.3 GUST FACTOR* MPH 85 90 100 110 120 130 140 150 EPA**4.3 3.6 2.6 1.9 1.3 0.9 0.6 0.4 NOT TO SCALE SHEET 1 OF 1 B 1000 BEGA Way, Carpinteria, California 93013 DESCRIPTION: P (805) 684-0533 - www.bega-us.com APPROVED:DATE: THE INFORMATION CONTAINED IN THIS DRAWING IS THE SOLE PROPERTY OF BEGA NORTH AMERICA, INC. ANY REPRODUCTION IN PART OR AS A WHOLE WITHOUT THE WRITTEN PERMISSION OF BEGA NORTH AMERICA, INC. IS PROHIBITED. PROPRIETARY AND CONFIDENTIAL TYPE: SIZE PART NO.REV REV CHANGED BY DESCRIPTION DATE 26 In the interest of product improvement, BEGA reserves the right to make technical changes without notice. BEGA 1000 Bega Way, Carpinteria, CA 93013 (805)684-0533 Fax (805)566-9474 www.bega-us.com © Copyright BEGA-US 2018 6/12/2018 Photometric Filename: 77825.IES TEST: BE_77825 TEST LAB: BEGA DATE: 8/2/2017 LUMINAIRE: 77 825 LAMP: 11.8W LED Characteristics IES Classification Type III Longitudinal Classification Medium Lumens Per Lamp N.A. (absolute) Total Lamp Lumens N.A. (absolute) Luminaire Lumens 1802 Downward Total Efficiency N.A. Total Luminaire Efficiency N.A. Luminaire Efficacy Rating (LER) 113 Total Luminaire Watts 16 Ballast Factor 1.00 Upward Waste Light Ratio N.A. Max. Cd. 1287.4 (290H, 67.5V) Max. Cd. (<90 Vert.) 1287.4 (290H, 67.5V) Max. Cd. (At 90 Deg. Vert.) .1 (0.0%Lum) Max. Cd. (80 to <90 Deg. Vert.) 449.4 (24.9%Lum) Cutoff Classification (deprecated) N.A. (absolute) Mounting Height = 16 ft. (Pole - 916HR) Grid Spacing = 15 ft. Lum. Classification System (LCS) LCS Zone Lumens %Lamp %Lum FL (0-30) 209.3 N.A. 11.6 FM (30-60) 650.6 N.A. 36.1 FH (60-80) 446.7 N.A. 24.8 FVH (80-90) 28.3 N.A. 1.6 BL (0-30) 124.6 N.A. 6.9 BM (30-60) 204.1 N.A. 11.3 BH (60-80) 133.2 N.A. 7.4 BVH (80-90) 5.3 N.A. 0.3 UL (90-100) 0.0 N.A. 0.0 UH (100-180) 0.0 N.A. 0.0 Total 1802.1 N.A. 100.0 BUG Rating B1-U0-G1 27SECTION A-AAAPARTS LISTMASSMATERIALDESCRIPTIONPART NUMBERQTYITEM4 lbsAluminumR-9832 BollardR-983211 Stainless SteelAnchor M8 X 80MMAnchor M8 X 80MM32 Stainless SteelWasher M8Washer M833 Stainless SteelHex Nut M8Hex Nut M83411223344AABBCCDDSHEET 1 OF 1 DWG NOR-9832 ASSYTITLEBollard R-9832 SIZECNOT TO SCALEREVACOPYRIGHT RESERVED THIS PLAN DRAWING AND DESIGN ARE, AND AT ALL TIMES REMAIN, THE EXCLUSIVE PROPERTY OF RELIANCE FOUNDRY CO. LTD.Unit 207, 6450 - 148 Street, Surrey, BC V3S 7G7, Canada1-877-789-3245 info@reliance-foundry.comwww.reliance-foundry.comGeneral Description: Reliance Foundry's R-9832 bollards enhance pathway visibility at night using efficient LEDs. Hardwired lit bollards are a great alternative to solar-powered bollards for areas that do not receive enough sunlight. These bollards have a clean, simple design that feels at home in any environment. Install almost anywhere that has access to wired power. For more information on bollard post installation, please visit:www.reliance-foundry.com/bollard/installlation-bollards Specifications: Height: 23 5/8" Base Diameter: 6" Weight: 4 lbs Material: Aluminum Bollard R-9832 Notes: ● Embedment details are for reference illustration only. Minimum foundation sizes depend on local soil conditions, weather conditions, and engineering requirements. ● Bollard post is provided as shown, with material detailed in legend below. Concrete, foundation and/or installation ordered separately or provided by others. ● This drawing is not drawn to scale. Dimensions provided herein is for reference only. Please consult Reliance Foundry sales professionals if any dimension is critical to your particular installation. ● Reliance Foundry reserves the right to amend design and specifications without prior notice for product improvement. GradeConcrete Pavement5 1/414324 1/4Ø23 5/86 LOCATION MAPN.T.S.PROJECTNo.CLIENT:APPROVALS:PLANNING BOARD CHAIRMANDATETOWN ENGINEERDATEFIRE MARSHALLDATESUPERINTENDENT OFDATEPREPARED BY:230307LONGVIEWINDEX OF DRAWINGS:LONGVIEW ENTRYUPGRADES1 BELLA VISTA DRIVEITHACA, NY 14850TOMPKINS COUNTYSheet List TableSheetNumberSHEET TITLEL001COVER SHEETL101MAIN ENTRANCE DEMOLITION PLANL102GARDEN LEVEL ENTRANCE DEMOLITION PLANL201MAIN ENTRANCE LAYOUT PLANL202GARDEN LEVEL ENTRNACE LAYOUT PLANL301MAIN ENTRANCE GRADING PLANL302GARDEN LEVEL ENTRANCE GRADING PLANL401MAIN ENTRANCE MATERIALS PLANL402GARDEN LEVEL ENTRNACE MATERIALS PLANL501MAIN ENTRANCE PLANTING PLANL502GARDEN LEVEL ENTRANCE PLANTING PLANL601DETAILSL602DETAILSL603DETAILSC101 UTILITY PLANC201EROSION & SEDIMENT CONTROL PLANC202EROSION & SEDIMENT CONTROL PLANC301DETAILSA1PLANSA2ELEVATIONS1001 WEST SENECA STREETITHACA NY 14850 SUITE 201PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTIONPARKING COUNTSEXISTING PARKING COUNT*148*PARKING COUNT PROVIDED BY OWNERREQUIRED BY ZONING127PROVIDED POST IMPROVEMENTS127C100EXISTING CONDITIONS PLANCONSTRUCTION PHASING DIAGRAMPD 101 62.66°SEE ARCHITECURAL SERIES DRAWNIGS FOR BUILDINGDEMOLITIONREMOVE CONCRETE,TYPREMOVE CURB,TYPREMOVE ASPHALT,TYPSAWCUT,TYPINLET TO BE CAPPED. SEE CIVILDRAWINGSREMOVE BOULDER ANDSAVE FOR REUSEFIRE HYDRANTTO REMAINREMOVE SIGNREMOVE SIGNREMOVE LIGHT POLE ANDASSOCIATED FOOTINGSINLET TO BE CAPPED. SEE CIVIL DRAWINGSREMOVEBOULDERAND SAVEFORREUSEREMOVE BOULDER ANDSAVE FOR REUSEREMOVESIGNREMOVE SIGNREMOVE SIGNCONTRACT LIMIT LINECONSTRUCTION FENCINGSEE CIVIL SERIESDRAWINGS FOR INLETPROTECTIONSEE CIVIL SERIESDRAWINGS FOR INLETPROTECTIONEXISTING LIGHT POLE TOREMAIN AND BEPROTECTED,TYP.EXISTING SHED TOBE RELOCATEDDEMO LEGENDKEYMATERIALSTAIRS, WALLS, STRUCTURES, AND BOULDERS TO BE REMOVEDFULL DEPTH ASPHALT PAVEMENT TO BE REMOVEDCONCRETE SIDEWALKS, PADS AND PAVERS TO BE REMOVEDVEGETATION TO BE REMOVEDTREE PROTECTION FENCECURB TO BE REMOVEDHANDRAILS OR FENCES TO BE REMOVEDSAWCUT PAVEMENTLIGHT POLE, FLAG POLE, BOLLARD, SIGN, ETC. TO BE REMOVEDTREE TO BE REMOVEDCONTRACT LIMIT LINE020'40'Scale: 1" = 20'-0"GENERAL SHEET NOTES - DEMO1"=20'-0"MAIN ENTRANCE DEMOLITION PLAN1NORTHTITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTIONL101MAIN ENTRANCE DEMOLITION PLAN 1.CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES HAVING UNDERGROUND UTILITIES ON SITEOR IN RIGHT-OF-WAY PRIOR TO DEMOLITION.2.CLEARING AND DEMOLITION SHALL NOT PROCEED UNTIL EROSION CONTROL MEASURES HAVEBEEN INSTALLED.3.ALL BUILDINGS AND STRUCTURES ARE TO BE REMOVED PER SPECIFICATIONS.4.ALL REMOVED/DEMOLISHED MATERIAL INCLUDING SIGNS AND FENCES SHALL BECOMECONTRACTOR'S PROPERTY AND REMOVED FROM SITE, UNLESS NOTED OTHERWISE.5.ALL TREE STUMPS IN AREAS OF PROPOSED PAVEMENTS ARE TO BE REMOVED COMPLETELY,ALONG WITH ALL ROOTS 6" AND LARGER.1TOWN SWPPP / PB REVIEW 11/17/2023 SMW 12/06/2023 SMWTOWN SWPPP / PB REVIEW2 SAWCUT,TYPEXISTING LIGHT TO REMAINEXISTING CURB ANDWALKWAY TO REMAINCONTRACT LIMIT LINEEXISTING CURB ANDWALKWAY TO REMAINREMOVE BOULDERSAND SAVE FOR REUSETREE TO BEPROTECTED, TYP.SEE CIVILDRAWINGS FORINLET PROTECTIONSEE ARCHITECTURALSERIES DRAWINGS FORBUILDING DEMOREMOVE ASPHALT,TYPREMOVE CONCRETE,TYPREMOVE CURB,TYPEXISTING LIGHT TO REMAINAND BE PROTECTEDDEMO LEGENDKEYMATERIALSTAIRS, WALLS, STRUCTURES, AND BOULDERS TO BE REMOVEDASPHALT PAVEMENT TO BE REMOVEDCONCRETE SIDEWALKS, PADS AND PAVERS TO BE REMOVEDVEGETATION TO BE REMOVEDTREE PROTECTION FENCECURB TO BE REMOVEDHANDRAILS OR FENCES TO BE REMOVEDSAWCUT PAVEMENTLIGHT POLE, FLAG POLE, BOLLARD, SIGN, ETC. TO BE REMOVEDTREE TO BE REMOVEDTREE TO BE RELOCATEDCONTRACT LIMIT LINE010'20'Scale: 1" = 10'-0"GENERAL SHEET NOTES - DEMO1"=10'-0"GARDEN LEVEL ENTRANCE DEMOLITION PLAN1NORTHTITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTIONL102GARDEN LEVEL ENTRANCE DEMOLITION PLAN 1.CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES HAVING UNDERGROUND UTILITIES ON SITEOR IN RIGHT-OF-WAY PRIOR TO DEMOLITION.2.CLEARING AND DEMOLITION SHALL NOT PROCEED UNTIL EROSION CONTROL MEASURES HAVEBEEN INSTALLED.3.ALL BUILDINGS AND STRUCTURES ARE TO BE REMOVED PER SPECIFICATIONS.4.ALL REMOVED/DEMOLISHED MATERIAL INCLUDING SIGNS AND FENCES SHALL BECOMECONTRACTOR'S PROPERTY AND REMOVED FROM SITE, UNLESS NOTED OTHERWISE.5.ALL TREE STUMPS IN AREAS OF PROPOSED PAVEMENTS ARE TO BE REMOVED COMPLETELY,ALONG WITH ALL ROOTS 6" AND LARGER. TRTR TR62.66°N:880167.53E:841652.41P.O.B.74.599.00R10.006.00'6.50N:880206.28E:841684.32P.C.N:880222.93E:841705.84P.T.N:880230.49E:841745.52P.C.N:880252.07E:841768.87P.T.N:880322.44E:841809.97P.C.N:880361.73E:841764.93P.T.N:880386.83E:841787.04PVMNTN:880363.59E:841818.95PVMNT15.12R5.0 0 6.792 . 8 6 R4.005.00 6.00 24.0025.99N:880157.25E:841658.97P.C.N:880123.56E:841658.20P.T.N:880086.93E:841670.51P.T.N:880095.70E:841670.78P.C.N:880083.87E:841668.90P.C.N:880081.78E:841662.15P.T.N:880088.53E:841649.32PVMTN:880040.74E:841624.15PVMT24.00N:879909.98E:841576.46P.C.N:879906.59E:841555.69P.C.C.N:879887.32E:841555.26P.T.N:879888.71E:841562.51P.T.N:879899.93E:841569.22P.T.N:879917.07E:841679.44PVMTN:879907.89E:841688.23P.C.N:879907.90E:841695.46P.T.N:879915.76E:841701.81P.C.N:879923.10E:841700.17P.T.N:879930.17E:841687.24P.C.N:879927.79E:841672.67P.C.N:880038.39E:841740.37P.C.N:880045.28E:841735.32P.C.N:880077.85E:841748.77P.C.N:880124.06E:841763.60P.T.N:880327.90E:841786.60P.C.N:880377.76E:841822.52PVMNTN:880252.88E:841710.02PVMTN:880218.50E:841684.61PVMTN:880217.46E:841673.86PVMTN:880275.21E:841765.12PVMTN:880286.62E:841760.88PVMTMATCHEXISTING WIDTHR = 39.00'L = 34.85R = 30.00L = 27.80R = 30.00'L = 34.58'R = 28.00'L = 91.64'R = 51.42'L = 26.96'R = 81.00'L = 43.10'R = 46.00'L = 58.21'R = 10.00'L = 9.09R = 5.00'L = 7.85'R = 12.00'L = 23.21R = 10.00'L = 9.09'R =5.00'L = 8.28'R = 91.98'L = 119.84'R =5.00'L = 8.51'R =12.00'L = 15.90'R = 300.00'L = 48.59'R = 200.00'L =14.61'N:879882.54E:841732.98P.C.R =118'L = 31.88'N:879910.31E:841748.44P.C.R5.00R18.00N:880312.92E:841765.20PVMTN:880341.69E:841772.67PVMTR = 162.00'L = 29.77'N:880355.34E:841763.62PVMTR = 10.00'L = 15.68'N:880171.61E:841775.23CURB CUTN:880221.28E:841786.84CURB CUTN:880270.94E:841798.44CURB CUTN:880320.61E:841810.02CURB CUTN:880135.87E:841695.19P.C.N:880102.37E:841717.36P.C.C.R = 23.00'L = 77.95'N:880186.20E:841751.42P.C.N:880119.44E:841735.84P.T.R = 13.64'L = 39.72'N:880173.08E:841714.74CURB CUTR = 24.00'L = 21.78'R = 41.00'L = 49.81'R = 49.00'L = 58.57'6.00N:880039.33E:841751.48P.C.N:880010.15E:841737.18PVMTN:880002.39E:841733.38PVMTN:879973.90E:841719.44PVMTN:880007.93E:841720.57P.C.N:879969.88E:841699.94P.C.N:880000.63E:841719.55P.T.N:879950.13E:841700.80P.T.5'R = 43.00'L = 46.32'N:879894.56E:841565.64CURB CUTN:879902.19E:841660.44CURB CUTSEE CIVIL SERIESDRAWINGSR4.0026.002 6 . 2 7 GENERAL SHEET NOTES - LAYOUT020'40'Scale: 1" = 20'-0"1"=20'-0"MAIN ENTRANCE LAYOUT PLAN1NORTHTITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTIONL201MAIN ENTRANCE LAYOUT PLAN PT POINT OF TANGENTPC POINT OF CURVEPCC POINT OF COMPOUND CURVEPVMTPAVEMENT℄CENTERLINERRADIUSLLENGTHEQEQUALNORTHING & EASTING COORDINATE POINTFOCFACE OF CURBARC LENGTHLEGENDR1.50R3.00LAYOUT NOTES:1.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES ONSITE PRIOR TO EXCAVATION.2.CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TOANY EXCAVATION.3.SEE CIVIL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES .4.COORDINATE WITH SURVEYOR PRIOR TO CONSTRUCTION FOR BENCHMARK AND CONTROL POINTLOCATIONS AND COORDINATES.5.SEE NORTHINGS AND EASTINGS FOR PROPOSED PAVEMENT COORDINATES.6.INSTALL EXPANSION JOINTS EVERY 30' MAX IN CONCRETE PAVEMENT AND IN AREAS WHERECONCRETE ABUTS CURBS OR OTHER FIXED OBJECTS.7.VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK. REPORT ANYDISCREPANCIES TO LANDSCAPE ARCHITECT BEFORE PROCEEDING.8.DO NOT SCALE FROM MEASURING DRAWINGS.9.WALKS, DRIVES, CURBS AND PARKING TO BE STAKED OUT IN THE FIELD BY A LICENSED SURVEYOR.10.LAYOUT DIMENSIONS AND RADII ARE TO EDGE OF CONCRETE WALKS AND FACE OF CURB.11.ALL PAVEMENT RADII ARE 5' UNLESS OTHERWISE NOTED ON PLAN.12.BOULDERS SHALL BE LOCALLY SOURCED FROM HARRIMAN STATE PARK, IN A RANGE OF SIZES ANDSHAPES, APPROX. 30" MIN. TO 48" MAX. LENGTH, HEIGHT, AND WIDTH. BOULDERS SHALL BERETRIEVED BY CONTRACTOR FROM THE EXISTING NYS PARKS' STORAGE AREA LOCATED INHARRIMAN STATE PARK. CONTRACTOR TO HANDLE AND DELIVER REQUIRED QUANTITY TO EACHLOCATION AND INSTALL. CONTRACTOR TO MINIMIZE SURFACE DAMAGE TO BOULDERS. PURCHASEOF NEW BOULDERS IS N.I.C.13.UNLESS OTHERWISE NOTED, BOULDER AND GRILL LOCATIONS SHOWN ON PLANS AREAPPROXIMATE. COORDINATE BOULDER PLACEMENT IN FIELD WITH OWNER AND/OR LANDSCAPEARCHITECT.POSSIBLE FUTURE PHASE2212/06/2023 SMWTOWN SWPPP / PB REVIEWTOWN SWPPP / PB REVIEW N:880572.42E:841392.12P.T.N:880574.21E:841369.17P.C.N:880513.42E:841331.98P.T.87.94N:880532.14E:841363.34CENTER OF CIRCLE14.06N:880531.37E:841320.55BOULDERN:880554.80E:841326.02BOULDERN:880574.40E:841344.73BOULDERN:880494.26E:841364.53P.T.N:880500.10E:841383.83P.T.R =12.00'L = 87.94'MATCH FRONT FACEOF EXISTING CURBR =33.88'L = 20.48'ALIGNWITHEDGE OFEXISTINGCONCRETEPADN:880569.68E:841426.16PVMNTN:880525.89E:841399.81PVMNTN:880530.95E:841400.62PCR =54.78'L =5.12'N:880544.24E:841416.42PTN:880544.15E:841417.89PCN:880538.88E:841422.58PCN:880524.08E:841421.68PCSEE CIVIL SERIESDRAWINGSN:880576.21E:841391.91BOULDERGENERAL SHEET NOTES - LAYOUT010'20'Scale: 1" = 10'-0"1"=10'-0"GARDEN LEVEL ENTRANCE LAYOUT PLAN1NORTHTITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTIONL202GARDEN LEVEL ENTRNACE LAYOUT PLAN PT POINT OF TANGENTPC POINT OF CURVEPCC POINT OF COMPOUND CURVEPVMTPAVEMENT℄CENTERLINERRADIUSLLENGTHEQEQUALNORTHING & EASTING COORDINATE POINTFOCFACE OF CURBARC LENGTHLEGENDLAYOUT NOTES:1.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES ONSITE PRIOR TO EXCAVATION.2.CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TOANY EXCAVATION.3.SEE CIVIL DRAWINGS FOR LAYOUT OF UNDERGROUND UTILITIES .4.COORDINATE WITH SURVEYOR PRIOR TO CONSTRUCTION FOR BENCHMARK AND CONTROL POINTLOCATIONS AND COORDINATES.5.SEE NORTHINGS AND EASTINGS FOR PROPOSED PAVEMENT COORDINATES.6.INSTALL EXPANSION JOINTS EVERY 30' MAX IN CONCRETE PAVEMENT AND IN AREAS WHERECONCRETE ABUTS CURBS OR OTHER FIXED OBJECTS.7.VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK. REPORT ANYDISCREPANCIES TO LANDSCAPE ARCHITECT BEFORE PROCEEDING.8.DO NOT SCALE FROM MEASURING DRAWINGS.9.WALKS, DRIVES, CURBS AND PARKING TO BE STAKED OUT IN THE FIELD BY A LICENSED SURVEYOR.10.LAYOUT DIMENSIONS AND RADII ARE TO EDGE OF CONCRETE WALKS AND FACE OF CURB.11.ALL PAVEMENT RADII ARE 5' UNLESS OTHERWISE NOTED ON PLAN.12.BOULDERS SHALL BE LOCALLY SOURCED FROM ONSITE.13.UNLESS OTHERWISE NOTED, BOULDER LOCATIONS SHOWN ON PLANS ARE APPROXIMATE.COORDINATE BOULDER PLACEMENT IN FIELD WITH OWNER AND/OR LANDSCAPE ARCHITECT. TRT R TRBALCONY9509519539499509509 5 1951 95195295295 1 950 949 948 951950 2.8%2.2%95 0 9509539509529519499522% MAX9529479462.5%9529532% MAX ,TYP .2.4%TO MEET FLUSH WITHEXISTING CONDITIONSTO MEET FLUSH WITHEXISTING CONDITIONS2% MAX,TYP.953954955R.E.949.00R.E.949.94H.P.951.45T.C.951.41B.C.950.91950.77951.10T.C.950.15B.C.949.65T.C.949.60B.C.949.60T.C.949.88B.C.949.88T.C.950.50B.C.950.00T.C.952.39B.C.951.89T.C.951.53B.C.951.53T.C.951.44B.C.951.44T.C.952.00B.C.952.00T.C.951.78B.C.951.78B.C.952.00R.E.951.26950.64H.P. 951.45950.86MATCH EXISTINGGRADESMATCH EXISTINGGRADESR.E.950.00R.E. 950.10R.E. 950.10R.E. 950.00TRANSITION CURB TOFLUSH CONDITIONT.C.951.50B.C.951.00R.E.949.30T.C.952.85B.C.952.35T.C.953.13B.C.952.63T.C.953.11B.C.952.61T.C.953.41B.C.952.91951.36950949949949TR1.5%BALCONY9509509511.75%BC 950.42TC 950.4295 0949.662.5%950.071.75%B.C.950.42T.C.950.421.98%B.C.950.47T.C.950.97950.07950.07950.04BC 950.47TC 950.97950949.63L.P.949.67B.C.949.31T.C.949.81B.C.949.31T.C.949.81B.C.950.14T.C.950.64950.42950.302.0%MAX1.6%2%MAX,TYP .1.5%R.E.949.94T.C.951.41B.C.950.91951.10950.64R.E.950.00R.E. 950.10B.C.950.73T.C.951.23MATCH EXISTING B.C./T.C.B.C.950.31T.C.950.31B.C.950.63T.C.950.632% MAX+/-2%MAX6.6%MATCH EXISTING GRADES OF SIDEWALKMATCHEXISTINGGRADESR.E. 950.00EXISTING CONTOURPROPOSED MAJOR CONTOURPROPOSED SPOT ELEVATIONEXISTING SPOT ELEVATIONPROPOSED CONTOUREE = ENTRY ELEVATIONCONTRACT LIMIT LINESAWCUTFFE = FINISHED FLOOR ELEVATIONTC = TOP OF CURBBC = BOTTOM OF CURBGENERAL SHEET NOTES - GRADING951.45GRADING LEGENDNORTH010'20'Scale: 1" = 10'-0"1"=20'-0"MAIN ENTRANCE GRADING PLAN1TITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTION 1"=30'-0"MAIN ENTRANCE GRADING PLAN ENLARGEMENT31"=30'-0"ADA RAMP GRADING ENLARGEMENT2NORTH010'20'Scale: 1" = 10'-0"NORTH020'40'Scale: 1" = 20'-0"SEE ENLARGEMENT 3ON THIS SHEETSEEENLARGEMENT2 ON THISSHEETL301MAIN ENTRANCE GRADING PLAN 1.ALL EXISTING STRUCTURES, UNLESS OTHERWISE NOTED TO REMAIN, FENCING, TREES, ETC.,WITHIN CONSTRUCTION AREA SHALL BE REMOVED & DISPOSED OF OFF SITE.2.GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES HAVING UNDERGROUNDUTILITIES ON SITE OR IN RIGHT-OF-WAY PRIOR TO EXCAVATION. CONTRACTOR SHALL CONTACTUTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO GRADING START.3.SITE GRADING SHALL NOT PROCEED UNTIL EROSION CONTROL MEASURES HAVE BEENINSTALLED.4.GRADING AROUND EXISTING TREES TO BE MINIMIZED.5.MINIMIZE IMPACT TO EXISTING, REMAINING LANDSCAPE WHILE EXCAVATING. GREAT CARE IS TOBE TAKEN TO AVOID DISTURBING ROOTS OF EXISTING TREES. HAND EXCAVATION WILL BEREQUIRED WHERE EXISTING TREE ROOTS ARE PRESENT.6.ALL EXISTING UTILITY COVERS AND GRATES WITHIN THE AREA OF DISTURBANCE ARE TO BEADJUSTED TO MEET PROPOSED GRADES.POSSIBLE FUTURE PHASE111TOWN SWPPP / PB REVIEW 11/17/2023 SMW2212/06/2023 SMWTOWN SWPPP / PB REVIEW 925924924SLOPE ASPHALT UPSMOOTHLY TO A FLUSHCURB CONDITIONSLOPE ASPHALT UPSMOOTHLY TO A FLUSHCURB CONDITIONFLUSH CURB2%2%924923TC 924.45(EX)TC 925.12(EX)924.21924.91924.83B.C. 924.31B.C.924.61BC 923.87TC 924.37BC 924.62TC 925.12924.47MATCH EXISTING GRADES,TYP923.65MEET EXISTING GRADEMEET EXISTING GRADER.E.923.64924.33924.19924.05923.91BC 923.74TC 923.97R.E.923.64923.99924.41924.35924.29924.23924.17924.11924.05BC 923.72TC 923.72BC 923.80TC 923.80010'20'Scale: 1" = 10'-0"1"=10'-0"GARDEN LEVEL ENTRANCE GRADING PLANL402NORTHTITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTIONL302GARDEN LEVEL ENTRANCE GRADING PLAN TRTR TRB4L601CP4E4L601CP2A5L601CC1C4L601CR1A2L601MDCB5L601MDAB4L601CP1A7L601CC2A7L601CC2A2L601MDCB5L601MDAE4L602BO1TRTR NEW BUILDING STRUCTURESEE ARCHITURAL SERIES DRAWINGSPAINT MARKINGSEXISTINGASPHALT TOREMAINCURB CUTTO MEET FLUSH WITHEXISTING CONDITIONSTO MEET FLUSH WITHEXISTING CONDITIONSTRANSITION CURBCURB CUTRIP RAPRIP RAPCURB CUTCURB CUTCURB CUTCURB CUTCURB CUTWSPPL1WSPNO PARKING SIGN, TYP(4)PB1B02020'40'Scale: 1" = 20'-0"1"=20'-0"MAIN ENTRANCE MATERIALS PLAN1NORTHTITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTIONL401MAIN ENTRANCE MATERIALS PLAN TRMATERIALS LEGENDKEYMATERIALMEDIUM DUTY CONCRETEROADWAY ASPHALTBENCHTRASH AND RECYCLING RECEPTACLENEW LIGHT POLENEW SIGNPOSSIBLE FUTURE PHASE2212/06/2023 SMWTOWN SWPPP / PB REVIEWTOWN SWPPP / PB REVIEW B5L601MDAA5L601CC1B4L601CP1NEW INLET, SEE CIVILSERIES DRAWINGSA2L601MDCXX9L601MDCFLUSH CURBSEE A SERIES DRAWINGSFOR DROP OFF CANOPY010'20'Scale: 1" = 10'-0"1"=10'-0"GARDEN LEVEL ENTRANCE MATERIALS PLAN1NORTHTITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTIONL402GARDEN LEVEL ENTRNACE MATERIALS PLAN TRMATERIALS LEGENDKEYMATERIALMEDIUM DUTY CONCRETEMEDIUM DUTY CONCRETE EXPOSED AGGREGATE FINISHHEAVY DUTY CONCRETEASPHALT PAVEMENTBENCHTRASH AND RECYCLING RECEPTACLE 9509519539499509509 5 1951 9519529 5 2 95 1 950 949 948 95195 0 950953950952951949952952947946953953954955950949949949TRTR TREXISTING TREETO REMAINEXISTING PLANTINGSTO REMAINPLANTERS TO RECEIVESEASONAL PLANT ROTATIONBY OWNER (TYP)GENERAL SHEET NOTES - PLANTING1"=20'-0"MAIN ENTRANCE PLANTING PLANL501TITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTION EXISTING TREE TO REMAINDECIDUOUSTREE PLANTINGEVERGREEN TREEPLANTINGSOD PLANTING LEGENDSHRUB PLANTING GROUP 1SHRUB PLANTING GROUP 2PERENNIAL PLANTINGRAIN GARDEN PLANTINGFLOWERING TREEPLANTINGL501MAIN ENTRANCE PLANTING PLAN 1.ALL PLANTING BEDS TO BE EXCAVATED TO MINIMUM DEPTH AS SHOWN ON DETAILS.2.TREE PITS IN LAWN TO BE EXCAVATED TO DEPTH OF ROOT BALL + 6", 3X WIDTH OF ROOT BALL,PER DETAIL.3.TREES IN LAWN TO RECEIVE 5' DIA. MULCH RINGS.4.ALL DISTURBED AREAS NOT RECEIVING PLANTINGS SHALL BE SEEDED.5.ALL TREES AND PLANTS TO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI Z60.1 "AMERICANSTANDARD FOR NURSERY STOCK".6.NO PLANTS OR TREES ARE TO BE PLACED BENEATH ANY BUILDING OVERHANGS.020'40'Scale: 1" = 20'-0"NORTHPOSSIBLE FUTURE PHASE11TOWN SWPPP / PB REVIEW 11/17/2023 SMW2212/06/2023 SMWTOWN SWPPP / PB REVIEW 925924924924923EXISTING TREE TOREMAIN,TYP010'20'Scale: 1" = 10'-0"1"=10'-0"GARDEN LEVEL ENTRANCE PLANTING PLANL502NORTHTITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTION EXISTING TREE TO REMAINDECIDUOUSTREE PLANTINGEVERGREEN TREEPLANTINGSOD PLANTING LEGENDSHRUB PLANTING GROUP 1SHRUB PLANTING GROUP 2PERENNIAL PLANTINGRAIN GARDEN PLANTINGFLOWERING TREEPLANTINGL502GARDEN LEVEL ENTRANCE PLANTING PLAN GENERAL SHEET NOTES - PLANTING1.ALL PLANTING BEDS TO BE EXCAVATED TO MINIMUM DEPTH AS SHOWN ON DETAILS.2.TREE PITS IN LAWN TO BE EXCAVATED TO DEPTH OF ROOT BALL + 6", 3X WIDTH OF ROOT BALL,PER DETAIL.3.TREES IN LAWN TO RECEIVE 5' DIA. MULCH RINGS.4.ALL DISTURBED AREAS NOT RECEIVING PLANTINGS SHALL BE SEEDED.5.ALL TREES AND PLANTS TO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI Z60.1 "AMERICANSTANDARD FOR NURSERY STOCK".6.NO PLANTS OR TREES ARE TO BE PLACED BENEATH ANY BUILDING OVERHANGS. Scale: 1"=1'-0"CONCRETE CURBA56"ADJACENT CONCRETE PAVINGADJACENT PAVING OR PLANTINGCOMPACTED SUBBASECOMPACTED SUBGRADE4000 PSI CONCRETE CURB8"6"1'-6"6"R1"4"SEE PLANSLANDSCAPE AREASTONE MULCH - REFER TOSPECIFICATIONSADJACENT STRUCTURE3/8" THICK x 5" HIGH STEELEDGING WITH 12" LONG STAKESON SIDES ADJACENT TONON-RIGID CONDITIONSScale: 1"=1'-0"STONE MULCH WITH STEEL EDGEE2SUBGRADE PREP(SEE NOTES SHEET L-501)GEOTEXTILE SEPARATION FABRICNOTE:1.1/4" MAX. RECESS AT BUILDING THRESHOLD2.EXP. JOINT WHERE CONCRETE ADJOINS BUILDING FACE3.SEE S-504 FOR EXTERIOR SLAB HAUNCH AT BUILDING GRADE BEAM.CONCRETE PAVEMENT ATBUILDING THRESHOLDS4"1'-6"BUILDING FACE#4 EPOXY-COATED SMOOTHDOWEL AT 16" O.C. CORE INTOFOUNDATION WALL.BUILDING FOUNDATIONEXPANSION JOINTScale: 1"=1'-0"PIN AT BUILDINGB26"SUBGRADE PREP(SEE NOTES SHEET L-601)WIDTH AS SHOWN ON PLANWIDTH AS SHOWN ON PLAN SAW CUT JOINTSMEDIUM BROOM FINISH.BROOM PERPENDICULARTO LINE OF TRAFFIC.Scale: 1"=1'-0"CONCRETE BROOM FINISH DETAILG2CONCRETE WALK6 X 6 X W 5.5 X W 5.5 WELDEDWIRE MESH, FLAT SHEETS SETON CHAIRSCOMPACTED SUBBASENOTES:1.2" MINIMUM CONCRETE COVERAGE ON MESH AND TIES2.MEDIUM BROOM FINISH ON STANDARD CONCRETE FLATWORK.WIDTH AS SHOWN ON PLANCROSS SLOPE AS SHOWNON GRADING PLAN5"8"Scale: 1"=1'-0"MEDIUM DUTY CONCRETEA23"SUBGRADE PREP(SEE NOTES SHEET L-501)GEOTEXTILE SEPARATIONFABRIC2"EXPANSION JOINT (EJ) ANDJOINT FILLER1/2" x 24" EPOXY COATED, S.S.DOWEL W/ PLASTIC SLEEVE AT18" O.C.TJEJ & CJCONCRETE WALKCOMPACTED SUBBASE1" DEEP TOOL JOINT (TJ)W/ 14" RADIUSScale: 1"=1'-0"CONCRETE JOINTSA4SUBGRADE PREP(SEE NOTES SHEET L-501)GEOTEXTILE SEPARATIONFABRIC1'-3" MIN.6"NOTES:1.REFER TO SPECIFICATION FOR UNITPAVERS.2.CONTRACTOR IS TO CREATE SPECIFIEDMOCKUPS WITH ACTUAL PAVERSSELECTED PRIOR TO INSTALLING. CONCRETE BASE AND EDGE RESTRAINT.CONTRACTOR TO DETERMINE EXACTDIMENSIONS OF PAVER BED.3.BRICK PAVERS MUST BE EXACTLY FLUSHWITH SURROUNDING GRANITE EDGERESTRAINT.PLANLAWNCONCRETE PAVERS1" SAND SETTING BEDPOLYMERIC SAND SWEPTJOINTSGRANULAR BASE,N.Y.S.D.O.T. TYPE 2FLUSH GRANITE EDGE WITHSAWN FACE ON PAVER SIDE1" Ø WEEP HOLES. LOCATE ATLOWEST POINTS IN SLAB.SPACE AT 5' O.C. MINIMUM.8X8" FILTER FABRIC OVEREACH WEEPCOMPACTED SUBGRADE1'-0" 3"WELDED WIRE MESH 6" x6" x 0.25" FLAT SHEETSSET ON CHAIRSPAVER A (6X6)1'-0"5"4"12" EXPANSION JOINT AND JOINTSEALANT BETWEEN GRANITE ANDCONCRETEScale: 1/2"=1'-0"VEHICULAR PAVERS ON CONCRETE BASEE4Scale: 1/2"=1'-0"CONCRETE UNIT PAVERS ON CONCRETE BASE WITH CONCRETE EDGEB4PLANCONCRETE UNIT PAVERS1" SAND ASPHALT SETTING BEDPOLYMERIC SAND SWEPT JOINTSCONCRETE BASE WITH CONTINUOUSOUTER BANDCOMPACTED SUBBASECONCRETE EDGE1'-0"1" Ø WEEP HOLES @ 6' O.C. STAGGERED8X8" FILTER FABRIC OVER EACH WEEP#5 EPOXY COATED REBAR CONTINUOUSCOMPACTED SUBGRADEHERRINGBONE FIELD ORAPPROVED EQUALNOTES:1.(2) COLORS TO BE SELECTED FROM MANUFACTURER'S STANDARD RANGE, REFER TO SPECIFICATIONS.2.CONTRACTOR IS TO CREATE SPECIFIED MOCKUPS WITH ACTUAL PAVERS SELECTED PRIOR TO POURINGCONCRETE BASE AND EDGE RESTRAINT. CONTRACTOR TO DETERMINE EXACT DIMENSIONS OF PAVERBED.3.CONCRETE UNIT PAVERS MUST BE EXACTLY FLUSH WITH SURROUNDING CONCRETE EDGE RESTRAINT.PROVIDE REINFORCING AND DOWELEDJOINTS PER DETAILS 1/L105 AND 2/L1058"5"31 4"LAWNCONC.EDGEOUTER BANDScale: 1"=1'-0"ASPHALT PAVEMENT - ROADWAYB51 12" TOP COURSE3" BINDER COURSESUBBASE, SHOULDER TO EXTEND12" BEYOND EDGE OF PAVEMENTCOMPACTED SUBGRADE11 2"1'-0"3"SEPARATION FABRIC TO WRAPUNDER ASPHALT1'-0"WRAPTAMP EDGESScale: 1"=1'-0"ASPHALT PATCHC7SAWCUT RESURFACE LIMITLOCATION AS SHOWN ON PLANSBITUMINOUS SEALEREXISTING ASPHALTEXISTING SUBBASE1 1/2" SUPERPAVE TOP /PATCH COURSE1'-6"SUBBASE COURSE - MIN 8" DEEPNEW ADJACENT FULL DEPTH ASPHALTNOTES:1.ENGINEER TO FIELD LOCATE AROUND TRANSFORMER PAD TO ACHIEVEPROPER REQUIRED CLEARANCES AND SPACING.6"1/2"=1'-0"TEMPORARY ESTABLISHMENT FENCE ALTERNATEE63'-0" TYP. 8"SUBGRADE PREP(SEE NOTES SHEET L-501)SUBBASESALVAGED LIMESTONEBOULDER (TYP.).ADJACENT LAWN ORPLANTINGScale: 1"=1'-0"CONCRETE CURB FLUSHA71'-0"7" MIN6"6"ADJACENT PAVING12" RADIUS, 14" MAX. REVEALADJACENT PAVEMENT ORLANDSCAPECONCRETE CURBSUBBASECOMPACTED SUBGRADETITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTIONL601DETAILS HANDICAP PAVEMENT MARKINGTRAFFIC WHITE4" WIDE PAINTLINE, TYP.CURB FACETRAFFIC WHITE4" WIDE PAINTLINE, TYP.NOTES:1.REFER TO LAYOUT PLAN FOR TRAFFIC SIGN LAYOUT.2.REFER TO DETAIL XXXX FOR SIGN MOUNTING.Scale: 1/4"=1'-0"ADA PAVEMENT MARKINGS A2TRAFFIC BLUEPAINTTRAFFIC WHITEPAINT4'-0"NEW YORK STATEACCESSIBLE ICON1/8" = 1'-0"CROSSWALK MARKINGS A54'-0" 2'-0" 4'-0" 2'-0"WIDTH OF LANEWIDTH OF LANEWIDTH VARIES, SEE PLANSNOTES:1. MARKING FOR CROSSWALKS SHALLBE ACCORDING TO REQUIREMENTSAS OUTLINED IN SECTION 3B OF THEMANUAL ON UNIFORM TRAFFICCONTROL DEVICES FOR STREETSAND HIGHWAYS.2. MARKINGS ARE TO BE PAINTEDREFLECTIVE WHITE.3CONTRACTOR SHALL PROVIDE ALLNEW SIGNS NEEDED TO MEET CODEREQUIREMENTS.WALKWAYDETECTABLEWARNINGSTOP BARPEDESTRIANCROSSINGSIGNWIDTH VARIES, SEE PLANS RESERVEDFORUNIVERSITYPOLICERESERVEDPARKING3'-0"7'-0" CLEAR NOTES:1.CONTRACTOR SHALL PROVIDE HANDICAPPARKING SIGNS, AS PER CODE REQUIREMENTS.2.POSTS AND MOUNTING HARDWARE SHALL BEGALVANIZED TAMPER RESISTANT BOLTS, LENGTHAS NECESSARY.GALVANIZED 2LB/FT U-CHANNELPOSTWITH BREAKAWAY BASEADJACENT SURFACE8" Ø CONCRETE FOOTINGANYTIMERESERVEDPARKINGTYPE 1TYPE 2TYPE 3Scale: 1/4"=1'-0"SIGNSA4RESERVEDPARKINGFORRESIDENCEDIRECTOR4'-0"SECTIONELEVATIONEND VIEWL PARKING STALLCINSTALLATION PLANScale: 1/2"=1'-0"WHEEL STOPSA7WHEEL STOP34" REINF. ROD SHALL BE PLACED PRIORTO SURFACING, OR IN A HOLE DRILLED INTHE FINISHED SURFACE WITH A TIGHT FITOBTAINED BY AN APPROVED METHOD, ORDRIVEN INTO THE SURFACING7'-0" MIN8'-0" MAX1'-0"2'-0" MINDRAINAGEOPENING1'-0"2'-0" MINDRAINAGEOPENING1'-0"612"612"2'-712"8"212"4"2"2 - #38"HOLE FOR 34" Ø ROD.GROUT HOLE FULL.Scale: 1/4"=1'-0"CURB BREAK WITH LEVEL SPREADERC2ASPHALT TOP COURSE TOEXTEND OVER CURB OPENING,SLOPE OPENING TO MATCHPAVEMENT SLOPE6" DEEP #2 ROUND STONELEVEL SPREADER,WHERE SHOWN ON PLAN6" 11 2"3"2'-0"5'-0"TYP.1'-0"TYP.2'-0"TYP.112" RECESS FORASPHALT TOP COURSER=6"1'-0" 6"Scale: 1/4"=1'-0"ADA CURB RAMP "A"C4SEE PLANSSEE PLANSPITCH 1:12DETECTABLE WARNINGS - SEE SPECS.NOTES:1.SEE LAYOUT PLAN FOR LOCATION AND DIMENSION OF CURB RAMPS2.GRADE CHANGES TO BE SMOOTH AND EVENLY PITCHED.SEE PLANS,TYP PITCH 1:12SEE PLANS, TYP.121ISOMETRIC VIEW N.T.S.PLAN112SEE PLANS, TYP.6" TYP SEE PLANSSEE PLANS, TYP.SEE PLANS' TYP.Scale: 1/4"=1'-0"ADA CURB RAMP "B"C56'-0" TYP6'-0"PITCH 1:12PITCH 1:12DETECTABLE WARNINGS - SEE SPECS.NOTES:1.SEE LAYOUT PLAN FOR LOCATION AND DIMENSION OF CURB RAMPS2.GRADE CHANGES TO BE SMOOTH AND EVENLY PITCHED.6'-0" TYP PITCH 1:126' TYP.121ISOMETRIC VIEW N.T.S.PLAN6' TYP.6' TYP.PITCH 1:121126' TYP.6" TYP 6'-0" TYPRemovable Receiver with Lid()or important detail regarding installation with OPTIONAL bollard chain accessories, refer to sheet 7 of 7)Mount Options: ü Removable Receiver with Lid (see sheet 2 of 7) ○ Removable Receiver with Chain (see sheet 3 of 7) ○ Fixed Embedded Mount (see sheet 4 of 7) ○ Flanged Surface Mount (see sheet 5 of 7) ○ Fold Down Mount (see sheet 6 of 7) ○ Optional Chain Accessory (see sheet 7 of 7)Notes: ● Embedment details are for reference illustration only. Minimum foundation sizes depend on local soil conditions, weather conditions, and engineering requirements. ● Bollard post is provided as shown, with material detailed in legend below. Concrete, foundation and/or installation ordered separately or provided by others. ● This drawing is not drawn to scale. Dimensions provided herein is for reference only. Please consult Reliance Foundry sales professionals if any dimension is critical to your   particular installation. ● Reliance Foundry reserves the right to amend design and specifications without prior notice for product improvement.AASECTION A-A36PARTS LISTWEIGHTMATERIALDESCRIPTIONPART NUMBERQTYITEM32 lbsSteel Powder CoatedBollard R7907 Removable AssemblyR7907 Removable1124 lbsGalvanized Steel w/ 316 Stainless Steel CoverR7901R Receiver Assembly w/ LidR7901R Receiver125/8 lbsChoice of Brass or Stainless SteelOptional Padlock (Brass or Stainless Steel)Padlock (Optional)13New ConcreteDrain Rock1218"Min.10" Min.Grade23* If local frost lineexceeds 12" deep,provide adequatedrainage by pipingthrough concrete,connect to drain rocklayer underneathn4 3/81/8 Walln8 5/81Scale: N.T.S.BOLLARD DETAILE4TITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTIONL602DETAILS TITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEWA BDEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 10/27/2023 230307 NOT FOR CONSTRUCTION 1"=20' DAH DAB EXISTING CONDITIONS PLANC100 9509519539499509509 5 1951 9519529 5 2 95 1 950 94 9 948 95162.66°95 0 950953950952951949952952947946953953954955950949949949TRT R TR924924923924TITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 10/27/2023 230307 PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTION 1"=20' DAH DAB UTILITY PLANC101 TOWN SWPPP REVIEW 11/17/23 DAH TOWN SWPPP/PB REVIEW 12/6/23 DAH 9509519539499509509 5 1951 9519529 5 2 95 1 950 94 9 948 95195 0 950953950952950951949952952947946953953954955TRT R TRTITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEWA BDEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 10/27/2023 230307 NOT FOR CONSTRUCTION 1"=20' DAH DAB EROSION AND SEDIMENT CONTROL PLANC201 924924923924TITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 10/27/2023 230307 PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTION 1"=20' DAH DAB EROSION AND SEDIMENT CONTROL PLANC202 ···“”TOWN SWPPP REVIEW 11/17/23 DAH TOWN SWPPP/PB REVIEW 12/6/23 DAH TITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 10/27/2023 230307 PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTION 1"=20' DAH DAB DETAILSC301 TOWN SWPPP REVIEW 11/17/23 DAH TOWN SWPPP/PB REVIEW 12/6/23 DAH 1"=40'-0"CONSTRUCTION PHASING DIAGRAM1NORTHTITLE OF DRAWING PROJECT PROJECT MANAGER SCALE ISSUE DATE DESCRIPTION DATE BY DRAWN BY FA PROJECT NO.7 6 5 4 3 2 1DRAWING NO.REV COPYRIGHT ã 2023 FISHER ASSOCIATES, P.E., L.S., L.A., D.P.C., PROFESSIONAL CORPORATION LONGVIEW ENTRY UPGRADESAB DEFGHC78123564781235641001 WEST SENECA STREET ITHACA NY 14850 SUITE 201 AS NOTED STEVE WOODS 10/27/2023 230307 MDS PLANNING BOARD SUBMISSION-NOT FOR CONSTRUCTIONPD101CONSTRUCTION PHASING DIAGRAM PB 2023-09-05 (Filed 10/16) Pg. 1 TOWN OF ITHACA PLANNING BOARD September 5, 2023 Draft Minutes Present: Fred Wilcox, Chair: Members Ariel Casper, Caitlin Cameron, Kelda McGurk, Bill Arms and Liz Bageant Absent: Cindy Kaufman CJ Randall, Director of Planning; Chris Balestra, Planner; Susan Brock, Attorney for the Town; David O’Shea, Engineering and Paulette Rosa, Town Clerk Mr. Wilcox opened the meeting at 7:00p.m. Ms. Cameron noted for the record that she is a resident and shareholder at EcoVillage near the proposed Carrowmoor solar project, but she does not have any financial interests or direct dealings with the solar company or the property owner and therefore felt that she did not have a conflict of interest regarding the project. The Board and Counsel concurred. Item 1. Consideration of Preliminary Site Plan Approval for the proposed Carrowmoor Large-Scale Community Solar Photovoltaic System project, located at 1358 Mecklenburg Road (NYS Route 79). The project involves installing a 5MWac single-axis sun tracking solar array system on approximately 30-acres of land, along with two inverter/transformer equipment pads, battery energy storage system, new overhead utility (NYSEG) interconnects and poles, an eight-foot-tall perimeter fence, stormwater management facilities, access drive, and other site elements. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Rancich Family Limited Partnership, Owner; Nexamp Solar, Applicant; Ryan McCune, Agent. Overview Mr. McCune went through a brief presentation. Board Comments Ms. Cameron asked how much acreage was going to be leased because it says “TBD.” Mr. McCune stated that the lease covers the full property right now, but the owner wants all property within any setback and within 100 feet of any setback. Ms. Cameron asked about construction traffic impacts and asked the applicant if they anticipate any impacts. Mr. McCune stated that he does not have the DOT numbers at hand, but the initial traffic will be approximately 10-12 truckloads of stone for the access road followed by approximately 40 trucks throughout the rest of the entire project. PB 2023-09-05 (Filed 10/16) Pg. 2 Mr. Wilcox asked about Mr. Rancich’s gravel company and Ms. Balestra responded that it is not active and the historical approval for its operation has expired. Mr. Wilcox asked why there are blacked-out sections of the NYSEG contract. Mr. McCune responded that it is to protect trade secrets. Mr. McCune asked about the address change and which access point that refers to. Mr. Moseley explained that it would apply to the site and both access points. Ms. McGurk asked about the wetland designations and official notification from them that the project doesn’t affect them. Mr. McCune explained that NYS Army Corps of Engineers are significantly backed up and they commented that the material we provided seems to show that the project is not near any wetlands, but official notice will be sent when they get to it. He said if it is determined somehow that there is a wetland, we will address it then. He added that the letter is not needed to proceed technically and that current Corps guidelines do not consider solar racking a permanent disturbance and the back log is due to a recent Supreme Court ruling saying that wetlands need to have a visible surface connection to an active waterway to be federally designated but as of right now, we are confident we are compliant. Ms. Cameron asked about the additional view shed study and why the 2nd floor of the property at EcoVillage was used and not the 4th story. Ms. Responded that she is not sure, but, generally, that building is well over 1,400 feet southeast of the array and with the study using no vegetative buffer showed there will be no impact on a building that far away at that topography and no impact for structures closer than that building. Ms. Cameron stated that she was satisfied with the answer. SEQR Determination Changes were made to the SEQR form to note the acreage site which is approximately 93 acres currently under lease; the legal name of the project to Large Scale Solar Energy System; and remove reference to SUP Special Use Permit. Part 3 add notation that the project site is fallow and add residences to nearby uses; add “fossil fuel generated” before electricity… that is produced “and needs to be moved”….; Under consistency of community character – add a paragraph that states that it is consistent with Town’s Comprehensive Plan and resolutions adopting the Green New Deal. PB RESOLUTION 2023 - 024: SEQR Preliminary Site Plan Approval Carrowmoor Large-Scale Solar Energy System PB 2023-09-05 (Filed 10/16) Pg. 3 Tax Parcel No. 27.-1-15.2 Mecklenburg Road Town of Ithaca Planning Board, September 5, 2023 WHEREAS: 1. This action involves consideration of Preliminary Site Plan Approval for the proposed Carrowmoor large-scale community solar photovoltaic system project, located at 1358 Mecklenburg Road. The project involves installing a 5MWac single-axis sun tracking solar array system on approximately 30- acres of land, along with two inverter/transformer equipment pads, battery energy storage, new overhead utility (NYSEG) interconnects and poles, an eight-foot-tall perimeter fence, stormwater management facilities, access drive, and other site elements. Rancich Family Limited Partnership, Owner; Nexamp Solar, Applicant; Ryan McCune, Agent; 2. This is a Type I Action pursuant to State Environmental Quality Review Act, 6 NYCRR Part 617 (617.4 (b) (6) (i) & (8)), because the project involves the physical alteration of more than 10 acres, and includes a nonagricultural use occurring wholly or partially within an agricultural district (certified pursuant to Agriculture and Markets Law, article 25-AA, sections 303 and 304); 3. At its meeting on June 20, 2023, the Planning Board proposed to establish itself as Lead Agency to coordinate the environmental review of the above-referenced proposal, and on June 21, 2023, notified potential Involved and Interested Agencies of its intent to serve as Lead Agency; 4. The Planning Board, on September 5, 2023, has reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, Parts 2 and 3, prepared by Town Planning staff, an application narrative titled “Project Overview and Narrative, Carrowmoor Solar, Mecklenburg Road, Town of Ithaca, NY,” a set of drawings titled “Carrowmoor Solar, 1340 Mecklenburg Road, Ithaca, NY,” prepared by LaBella, dated 06/27/23 and most recently updated 08/09/23, including sheets C001, C002, C101-102, C201-C203, C301-302, C501-504, a Decommissioning Plan, a Glint and Glare Study, an Operations and Maintenance Plan, and other application materials; and 5. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposal; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board, 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 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: Ariel Casper Seconded: Bill Arms Vote: ayes – Casper, Arms, McGurk, Wilcox, Bageant and Cameron PB 2023-09-05 (Filed 10/16) Pg. 4 Public Comments Mr. Wilcox invited public comment prior to the SEQR determination and not as part of the required public hearing which will be held after the SEQR determination. Jason Tennant, spoke saying that he owns the property to the west and that although they are conservationist and support green energy, they have concerns about the design. He felt it was designed for future expansion, with the lease running for the entire property and he suggested encouraging a conservation easement to protect the rest of the property, adding that West Hill is the last quality viewshed for the Town. He said he was concerned about the setbacks as the array seems to run close to adjoining properties which currently have between 90’ feet to 120’ feet and more in terms of setbacks. Mr. Tennant was also concerned about the inverters on the site being closer to the property lines and thought it would be better to have them at the furthest point of the project because of concerns about noise, as well as fire hazards or leakage in the case of a catastrophic event. Brent Katzman, spoke, saying he lives across the road from the site and he was hoping some questions would be answered in the course of this request; specifically, it appears as though the area south of the array, between the array and the tower, is remaining unbuilt upon and he asked if that would remain the case or active farmland as it is currently used. He was also curious whether the vegetative buffer being proposed was to mitigate aesthetics or glare as he is concerned about preserving the viewshed the Town’s Conservation Board has sought to protect for many years. He asked if the NYSEG lines would be underground because they should be. He spoke to the SEQR discussion, saying that this project is not going to reduce reliance on fossil fuels, but it is going to increase the amount of energy available from renewable sources. Lastly, Mr. Katzman stated that last winter this property was used as a resting place for the migrating geese and a feeding area, and he has become enamored with this brief visit of 2-3 weeks by the geese. John Littlefield, spoke, saying he was concerned that the full property would become one huge solar array and asked how far back the array would be set. Discussion Mr. Wilcox asked the applicant to respond to the concerns regarding future expansion. Mr. McCune stated that Town law and NYS and NYSEG have limitations to any expansion, and at this juncture and this region of the State, it isn’t feasible; the hard cap limits would not allow expansion. A second project is another question, but we cannot expand on the current project. PB 2023-09-05 (Filed 10/16) Pg. 5 Mr. Wilcox asked what the useful life of the solar array panels is. Mr. McCune responded that the warrantied life is 25 years, but they are expected to function much longer than that. The financial backing is standard at 40 years, and the Town requires a bond as surety for any decommissioning. Mr. Wilcox asked about fire concerns raised. Mr. Moseley responded that the Governor has started a task force to look in to addressing those concerns. That said, the fire plan should be sent to and signed by the Fire Department. Mr. McCune stated that they have had conversations with the Fire Department and Chief Covert, but they have not received anything official one way or another back from them. Mohamed Kassamali, Nexamp Safety Officer, responded that NYS in general is the most stringent code out there. The emergency response and our plan is not meant to be stagnant and will change with improvements and input from the Town and/or the Fire Chief. Nexamp is responsible for and manages the project and the assets produced. It is our responsibility, and therefore it behooves us, to be as safe as possible. We train local fire personnel and will do additional training at their request. He said that the fires that have happened recently were during the installation phase. The energy storage will be monitored and can be shut down at the first sign of an issue. Ms. Cameron asked why they are being placed near residences. Mr. 60 decibels at 1 meter and 10 meters away it would significantly lower, makes noise only during transfers and the sound resembles a large industrial dryer at 5 meters away. Mr. McCune added that the main driver to the placement is being as close to the main access for emergency purposes and/or maintenance. The back of the property has some wetlands and some topographical concerns. The placement was moved to the farthest point of the level land area available without disturbing more land. Mr. Wilcox asked about the vacant land that is farmed. Mr. McCune responded that Mr. Rancich did want the array set as far back from that portion as possible to be able to continue use of that land, but he is not sure. Mr. Wilcox asked about the viewshed concerns. Mr. McCune stated that the trees are at the edge for mitigating visual impacts. If we push them back 400 feet, we are splitting the farm land; if we put them at the fence, the screening is not as good. PB 2023-09-05 (Filed 10/16) Pg. 6 Ms. Cameron asked what the requirements in the law are about screening and the law was reviewed. Mr. Wilcox asked if the connector line is underground. Mr. McCune responded that it is, as that is best practice, and it is also required by the Town law. Discussion on the distances from the road and residences to the array. Discussion followed on the placement of the proposed screening, which as proposed may impact the scenic viewshed, but there are setback requirements to consider. Changing the placement of that buffer as proposed may preserve the viewshed better. Mr. McCune said the distance from the road to the panels is about 900’ feet with the distance to the Littlefield house at about 850’ feet and the back of his lot is about 50’ feet from the array’s fence line. The inverter is just under 500’ feet from the closest property line, then add the home. The Board agreed that the vegetative buffer/screening should be relocated to as close to the fence line as possible along Mecklenburg Rd and the best location to screen the nearby residences as well as the type of plantings used. Ms. Brock will draft wording for the resolution and the SEQR form was changed to reflect changes to references to where the buffering vegetation/trees are. Ms. Cameron asked about the snow geese. Mr. McCune said they could consult with Fish and Game again, but they gave us a letter of no concerns. There are other parcels for them to rest and when the project is finished, there will be remaining land for them to continue to use. Changes were made to the SEQR form to reflect the above discussions. PB RESOLUTION 2023 - 024: SEQR Preliminary Site Plan Approval Carrowmoor Large-Scale Solar Energy System Tax Parcel No. 27.-1-15.2 Mecklenburg Road Town of Ithaca Planning Board, September 5, 2023 WHEREAS: 1. This action involves consideration of Preliminary Site Plan Approval for the proposed Carrowmoor large-scale community solar photovoltaic system project, located at 1358 Mecklenburg Road. The project involves installing a 5MWac single-axis sun tracking solar array system on approximately 30-acres of land, along with two inverter/transformer equipment pads, battery energy storage, new overhead utility (NYSEG) interconnects and poles, an eight-foot-tall perimeter fence, stormwater management facilities, access drive, and PB 2023-09-05 (Filed 10/16) Pg. 7 other site elements. Rancich Family Limited Partnership, Owner; Nexamp Solar, Applicant; Ryan McCune, Agent; 2. This is a Type I Action pursuant to State Environmental Quality Review Act, 6 NYCRR Part 617 (617.4 (b) (6) (i) & (8)), because the project involves the physical alteration of more than 10 acres, and includes a nonagricultural use occurring wholly or partially within an agricultural district (certified pursuant to Agriculture and Markets Law, article 25-AA, sections 303 and 304); 3. At its meeting on June 20, 2023, the Planning Board proposed to establish itself as Lead Agency to coordinate the environmental review of the above-referenced proposal, and on June 21, 2023, notified potential Involved and Interested Agencies of its intent to serve as Lead Agency; 4. The Planning Board, on September 5, 2023, has reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, Parts 2 and 3, prepared by Town Planning staff, an application narrative titled “Project Overview and Narrative, Carrowmoor Solar, Mecklenburg Road, Town of Ithaca, NY,” a set of drawings titled “Carrowmoor Solar, 1340 Mecklenburg Road, Ithaca, NY,” prepared by LaBella, dated 06/27/23 and most recently updated 08/09/23, including sheets C001, C002, C101-102, C201-C203, C301-302, C501-504, a Decommissioning Plan, a Glint and Glare Study, an Operations and Maintenance Plan, and other application materials; and 5. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposal; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board, 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 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: Ariel Casper Seconded: Bill Arms Vote: ayes – Casper, Arms, McGurk, Wilcox, Bageant and Cameron Public Hearing Mr. Wilcox opened the public hearing at 8:48 p.m. PB 2023-09-05 (Filed 10/16) Pg. 8 Mr. Littlefield spoke again urging a conservation easement. Mr. Wilcox asked why he felt this was important given the restrictions that have been expressed. Mr. Littlefield responded that a conservation easement would protect the property from being developed any further and he doesn’t like the loss of farm land even for green energy. Mr. Wilcox closed the public hearing at 8:52 p.m. DETERMINATION Mr. Wilcox noted that requiring a conservation easement is not in the Planning Board’s purview. Ms. Cameron spoke, saying that in response to the comment regarding agricultural uses, she thought the array does not preclude that and there is remaining acreage available for that. Changes were made to the draft resolution to reflect the Board’s discussion on the placement and species of the vegetation/buffer. PB RESOLUTION 2023 - 025: Preliminary Site Plan Approval Carrowmoor Large-Scale Solar Energy System Tax Parcel No. 27.-1-15.2 1358 Mecklenburg Road WHEREAS: 1. This action involves consideration of Preliminary Site Plan Approval for the proposed Carrowmoor large-scale community solar photovoltaic system project, located at 1358 Mecklenburg Road. The project involves installing a 5MWac single-axis sun tracking solar array system on approximately 30-acres of land, along with two inverter/transformer equipment pads, solar energy battery storage, new overhead utility (NYSEG) interconnects and poles, an eight-foot-tall perimeter fence, stormwater management facilities, access drive, and other site elements. Rancich Family Limited Partnership, Owner; Nexamp Solar, Applicant; Ryan McCune, Agent; 2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in coordinating the environmental review with respect to this project, has on September 5, 2023, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, Parts 2 and 3, prepared by Town Planning staff, and other application materials; and 3. The Planning Board, at a public hearing held on September 5, 2023, has reviewed and accepted as adequate an application narrative titled “Project Overview and Narrative, Carrowmoor Solar, Mecklenburg Road, Town of Ithaca, NY,” a set of drawings titled PB 2023-09-05 (Filed 10/16) Pg. 9 “Carrowmoor Solar, 1340 Mecklenburg Road, Ithaca, NY,” prepared by LaBella, dated 06/27/23 and most recently updated 08/09/23, including sheets C001, C002, C101-102, C201-C203, C301-302, C501-504, a Decommissioning Plan, a Glint and Glare Study, an Operations and Maintenance Plan, and other application materials; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval for the proposed Carrowmoor Solar project, located at 1358 Mecklenburg Road, as described in the materials listed in Whereas #3 above, subject to the following conditions: Before final site plan approval: 1. Submission to the Town of Ithaca Engineering Department of the additional details related to the Stormwater Pollution Prevention Plan (SWPPP) noted in the memo written to Ryan McCune, Nexamp, from Daniel Thaete and David O’Shea, dated July 18, 2023; and approval of the SWPPP by the Town Engineer, 2. Revision of all drawings to include the correct address for the property - 1358 Mecklenburg Road, and revision of the following drawings to include: (a) The correct height of the proposed fence (Sheet C201 indicates that it is 7ft tall, all other materials state that it is 8ft tall), (b) A revised screening/planting plan that: i. relocates all screening along Mecklenburg Road to near the southern fence line of the arrays, except screening shall remain along Mecklenburg Road to screen facilities at the point of interconnection, ii. extends screening from the north-south tree line behind the Bem/Littlefield properties, east to the north-south tree line east of the arrays, and iii. specifies more than one type of deer resistant, native species that provide year-round screening and are a minimum of six feet tall at planting, (c) Notes on Sheets C201, C202, C301, C302, and the construction detail sheets to reference invasive species control methods, including cleaning all equipment before leaving the project site, 3. Submission of a revised Decommissioning Plan (and any other related plans) that removes all references to chain-link fencing – Town Code, §270-219.1, prohibits such fencing except around the energy storage enclosure (may be chain-link, max. 7ft tall, with self-locking gate), PB 2023-09-05 (Filed 10/16) Pg. 10 4. Submission of lighting specification and cut sheets for all proposed outdoor lighting associated with the project (including lights proposed for utility poles indicated on the plans) – all proposed lighting shall conform to Town Code Chapter 173, Outdoor Lighting, Before issuance of a building permit: 1. Submission to the Planning Department of a Jurisdictional Determination letter issued by the Army Corps of Engineers (ACOE) that confirms that the ACOE concurs that the project will not impact any wetlands, 2. Submission to the Planning Department of a copy of NYSDOT Highway work permit, 3. Scheduling of a pre-construction meeting with the Town Engineering, Planning, and Codes Departments, and 4. Approval of the Decommissioning Plan and Bond by the Attorney for the Town and the Engineering Department. Moved: Ariel Casper Seconded: Bill Arms Vote: ayes – Casper, Arms, McGurk, Wilcox, Bageant and Cameron Item 2 Persons to be heard -- None Item 3 Nomination and Election of Vice-Chair for the remainder of 2023 Motion made by Mr. Arms, seconded by Mr. Wilcox, to nominate and elect Ariel Casper as Vice Chair for the remainder of 2023, unanimous. Approval of Minutes Motion made by Mr. Wilcox to approve the minutes of June 20th and July 18th as final, seconded by Ms. Bageant, unanimous. Other Business September 19th Comfort Inn and IC addition Other projects in the queue. Motion to adjourn made by Mr. Casper, seconded by Mr. Wilcox, unanimous. Submitted by Paulette Rosa Town Clerk PROPOSED RESOLUTION: 2024 Planning Board Chair Recommendation to Town Board December 19, 2023 Moved by ; seconded by Resolved, the Town of Ithaca Planning Board recommends to the Town Board that be appointed as Chair of the Planning Board for the year 2024. Vote Ayes: Nayes: Draft 2024 Planning Board Schedule Tuesday, January 2, 2024 Tuesday, January 1611, 2024 Tuesday, February 611, 2024 Tuesday, February 2011, 2024 Tuesday, March 5t", 2024 Tuesday, March 191", 2024 Tuesday, April 2nd, 2024 Tuesday, April 16t", 2024 Tuesday, May 7t", 2024 Tuesday, May 2111, 2024 Tuesday, June 4t", 2024 Tuesday, June 18t", 2024 Tuesday, July 2nd, 2024 Tuesday, July 16t", 2024 Tuesday, August 6t", 2024 Tuesday, August 20t", 2024 Tuesday, September 3rd, 2024 Tuesday, September 17t", 2024 Tuesday, October 15t, 2024 Tuesday, October 15t", 2024 Tuesday, November 5t", 2024 Tuesday, November 19t", 2024 Tuesday, December 3rd, 2024 Tuesday, December 17t", 2024