HomeMy WebLinkAboutPB Packet 2024-08-06
TOWN OF ITHACA PLANNING BOARD
Shirley A. Raffensperger Board Room, Town Hall
215 North Tioga Street
Ithaca, New York 14850
Tuesday, August 6, 2024 6:30 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 (by raising hand icon) at
https://us06web.zoom.us/j/83643764382.
If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video
on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live).
AGENDA
1. SEQR Determination: WVBR Radio Tower Access Drive Improvements – Special Permit.
2. PUBLIC HEARING: Consideration of Special Permit for the proposed access drive improvements to the
WVBR Radio Tower, located at 137 Pidgeon Place, off Hungerford Hill Road. The project involves improving
an existing 720-foot long farm path by installing a 12-foot wide, 12-inch deep, gravel access drive with
turnaround. The project also involves excavating approximately 320 cubic yards of topsoil and installing
temporary stormwater management facilities during construction. This is an Unlisted Action under the State
Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner; Gloria
Busse, Cornell University Real Estate Associate, Applicant/Agent.
3. The Town of Ithaca Planning Board will consider establishing itself as Lead Agency to coordinate the
environmental review of the proposed Maplewood Phase II Project on Maple Avenue, located between the
Maplewood Graduate Student Apartment complex and the East Lawn Cemetery. The proposal involves
consolidating four (4) parcels and constructing a community center and six (6) five-story apartment buildings,
containing up to 650 units/800 beds in studio, one-bedroom, and two-bedroom unit configurations. The project
will also include integrated amenity/service spaces, parking areas, trails and pedestrian facilities, open spaces,
stormwater facilities, and other site improvements. Site improvements and amenity spaces include an outdoor
terrace, fitness and wellness spaces, landscaping, and lighting. This is a Type I Action under the State
Environmental Quality Review Act and is subject to environmental review. Cornell University,
Owner/Applicant; Michele Palmer, Whitham Planning, Design, Landscape Architecture, PLLC, Agent.
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
CHRISTINE BALESTRA AT 607-273-1747 or CBALESTRA@TOWNITHACANY.GOV.
(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://townithacany.gov/meeting-calendar-agendas/ under the calendar meeting date.
TOWN OF ITHACA PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold a public hearing on Tuesday, August 6, 2024, starting at 6:30 P.M. on the
following matter:
Consideration of Special Permit for the proposed access drive improvements to the WVBR Radio
Tower, located at 137 Pidgeon Place, off Hungerford Hill Road. The project involves improving an
existing 720-foot long farm path by installing a 12-foot wide, 12-inch deep, gravel access drive with
turnaround. The project also involves excavating approximately 320 cubic yards of topsoil and
installing temporary stormwater management facilities during construction. This is an Unlisted Action
under the State Environmental Quality Review Act and is subject to environmental review. Cornell
University, Owner; Gloria Busse, Cornell University Real Estate Associate, Applicant/Agent.
Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will
have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom (by
raising hand icon) at https://us06web.zoom.us/j/83643764382.
If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the
livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live).
Any person wishing to address the board will be heard. In addition, comments can be sent via email to
townclerk@townithacany.gov 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 https://townithacany.gov/.
C.J. Randall, Director of Planning
1
PLANNING DEPARTMENT MEMORANDUM
TO: Planning Board Members
FROM: Christine Balestra, Senior Planner
DATE: July 30, 2024
RE: WBVR Radio Tower Access Drive Improvement Project – Special Permit
Enclosed please find materials related to the proposed access drive improvements to the WVBR Radio
Tower, located on Pidgeon Place, off Hungerford Hill Road. The project involves improving an existing
720-foot long farm path by installing a 12-foot wide, 12-inch deep, gravel access drive with turnaround.
The project requires Planning Board special permit approval because it involves the deposit or removal
of more than 250 cubic yards of material on any parcel in any one year (Town Code §270-217). The
proposed access drive improvements involve excavating and removing approximately 320 cubic yards of
topsoil.
The WBVR radio tower is located on a 96+/- acre parcel owned by Cornell-University. The closest
building is a Cornell Veterinary College small animal facility located approximately 500-feet west, on
Hungerford Hill Road. Ellis Hollow Road is approximately 1,200 feet north of the project. Aside from the
tower, the property contains research facilities associated with the Cornell College of Veterinary and
Laboratory Animal Services. As such, there are no trails or public roads on or near the property, and
there is restricted public access to the site and to the buildings on the property (Hungerford Hill Road is
a private, Cornell-owned road).
The project involves installing temporary stormwater management facilities during construction. The
Town of Ithaca Public Works and Engineering Departments have reviewed a Stormwater Pollution
Prevention Plan (SWPPP) for the project and provided the attached memo. Pursuant to the Town Code
requirements in §270-217, the Director of Public Works (Joe Slater) and the Director of Engineering
(Justin McNeal, on behalf of the Director of Engineering) have confirmed in their memo under “General
Comments” that the project “adequately protects the property and surrounding properties from
significant adverse consequences of such deposit or removal, including, when completed, adverse
drainage, erosion, visual or other adverse impacts.”
The attached draft resolution contains a condition of approval that references the other items listed in
the Public Works/Engineering memo. The attachments also include a completed draft Short EAF and
draft SEQR resolution for the project for the Planning Board to consider. Please feel free to call me at
273-1721, extension 121, or email me at cbalestra@townithacany.gov if you have any questions prior to
the meeting.
Cc: Gloria Busse, Real Estate Associate, Cornell University Real Estate Department
Jeremy Thomas, Director, Cornell University Real Estate Department
TOWNOFITHACANEWYORKDEPARTMENTOFENGINEERINGStorrnwater,SanitarySewer,PotableWater,Roads,Parks,andTrails114SevenMileDrive,Ithaca,N.Y.14850ENGINEERING@TOWN.ITHACA.NY.USPHONE:607.273.1656FN(:607.272.6076wwwtown.ithaca.ny.usENGINEERINGMEMORANDUMTO:GloriaBusseCornellUniversityRealEstate15ThornwoodDriveIthaca,NY14850FROM:JoeSlater-DirectorofPublicWorksJustinMcNeal-CivilEngineerCC:TownofIthacaPlaimingDepartmentDATE:July24th,2024RE:WVBRRadioTowerAccessDriveImprovementsTheTownofIthacahasreviewedtheBasicStormwaterPollutionPreventionPlan(SWPPP)narrativefortheabovereferencedprojectdatedApril19th,2024.Weofferthefollowingcomments:GeneralComments:•BasedonthematerialssubmittedtheSWPPPplanappearstoadequatelyprotectthepropertyandsurroundingpropertiesfromsignificantadverseconsequencesofsuchdepositorremoval,including,whencompleted,adversedrainage,erosion,visualorotheradverseimpacts.swPPPThefollowingitemsneedtobeaddressedpriortotheissuanceofaBuildingPermit:•PleaseincludeacontractorcertificationformcertifyingcompliancewiththetermsandconditionsofthesubmittedSWPPP.AsampleoftheformisattachedasrequestedintheSWPPP.•CompleteaSWPPPapplicationviaouronlinepermittingportal(OpenGov),uploadallupdatedSWPPPmaterialswiththeapplication.
•Pleaseindicatewhereanyexcavatedfillmaterialwillbegoing.IfanyoftheexcessmaterialisspreadoutsideofthelimitsofdisturbanceorsenttoanothersitewithintheTownLimitsarevisionofthedrawingsshallbesubmittedforreview.Sincerely,JustinMcNealJoeSlaterCivilEngineerDirectorofPublicWorkTownofIthacaTownofIthacaEngineeringDcatmtDepartmentfPublicWorks
COMMISSIONER
Katherine Borgella
DEPUTY COMMISSIONER
M. Megan McDonald
121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning
Creating and implementing plans that position Tompkins County communities to thrive.
July 17, 2024
Christine Balestra, Senior Planner
Town of Ithaca
215 North Tioga St.
Ithaca, NY 14850
Re: Review Pursuant to §239 -l, -m and -n of New York State General Municipal Law
Proposed Action: Special Use Permit for proposed WVBR Radio Tower Access Drive
Improvements located at 170 Pidgeon Place, Tax Parcel # 61.-1-7.2, Cornell
University, Owner; Gloria Busse, Applicant.
Dear Ms. Balestra:
This letter acknowledges your referral of the proposed action identified above for review by the
Tompkins County Department of Planning and Sustainability pursuant to §239 -l, -m and -n of the New
York State General Municipal Law.
We have determined the proposed action will have no significant county-wide or inter-community impact.
We look forward to receiving notification on the final action taken by your municipality within 30 days of
decision, as required by State law.
Sincerely,
Katherine Borgella, AICP
Commissioner of Planning and Sustainability
PROPOSED RESOLUTION: SEQR
Special Permit
WBVR Radio Tower Access Drive Improvements
Tax Parcel No.’s 61.-1-7.1 & 61.-1-7.2
Town of Ithaca Planning Board, August 6, 2024
WHEREAS:
1. This action is Consideration of Special Permit for the proposed access drive improvements to
the WVBR Radio Tower, located at 170 Pidgeon Place, off Hungerford Hill Road. The project
involves improving an existing 720-foot long farm path by installing a 12-foot wide, 12-inch
deep, gravel access drive with turnaround. The project also involves excavating approximately
320 cubic yards of topsoil and installing temporary stormwater management facilities during
construction. Cornell University, Owner; Gloria Busse, Cornell University Real Estate
Associate, Applicant/Agent,
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in
the environmental review with respect to Special Permit,
3. The Planning Board, on August 6, 2024, has reviewed and accepted as adequate a Short
Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3
prepared by Town Planning staff, a Basic Stormwater Pollution Prevention Plan and set of
drawings (Sheets C101 & C102) titled “Cornell University Real Estate WBVR Radio Tower
Access Drive Improvements, Town of Ithaca, Tompkins County, New York” dated 4/19/24,
prepared by T.G. Miller, P.C., and other application materials, and
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed Special Permit;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of environmental
significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR
Part 617 New York State Environmental Quality Review for the above referenced action as
proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts
2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required.
Area is served by TCAT Routes 82 and 51
EAF Mapper Summary Report Tuesday, July 23, 2024 1:35 PM
Disclaimer: The EAF Mapper is a screening tool intended to assist
project sponsors and reviewing agencies in preparing an environmental
assessment form (EAF). Not all questions asked in the EAF are
answered by the EAF Mapper. Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
the EAF Mapper provides the most up-to-date digital data available to
DEC, you may also need to contact local or other data sources in order
to obtain data not provided by the Mapper. Digital data is not a
substitute for agency determinations.
Part 1 / Question 7 [Critical Environmental
Area]
No
Part 1 / Question 12a [National or State
Register of Historic Places or State Eligible
Sites]
No
Part 1 / Question 12b [Archeological Sites]No
Part 1 / Question 13a [Wetlands or Other
Regulated Waterbodies]
No
Part 1 / Question 15 [Threatened or
Endangered Animal]
No
Part 1 / Question 16 [100 Year Flood Plain]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
Part 1 / Question 20 [Remediation Site]No
1Short Environmental Assessment Form - EAF Mapper Summary Report
Page 1 of 2
Agency Use Only [If applicable]
Project:
Date:
Short Environmental Assessment Form
Part 2 - Impact Assessment
Part 2 is to be completed by the Lead Agency.
Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by
the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by
the concept “Have my responses been reasonable considering the scale and context of the proposed action?”
No, or
small
impact
may
occur
Moderate
to large
impact
may
occur
1. Will the proposed action create a material conflict with an adopted land use plan or zoning
regulations?
2.Will the proposed action result in a change in the use or intensity of use of land?
3.Will the proposed action impair the character or quality of the existing community?
4.Will the proposed action have an impact on the environmental characteristics that caused the
establishment of a Critical Environmental Area (CEA)?
5.Will the proposed action result in an adverse change in the existing level of traffic or
affect existing infrastructure for mass transit, biking or walkway?
6.Will the proposed action cause an increase in the use of energy and it fails to incorporate
reasonably available energy conservation or renewable energy opportunities?
7.Will the proposed action impact existing:
a. public / private water supplies?
b. public / private wastewater treatment utilities?
8.Will the proposed action impair the character or quality of important historic, archaeological,
architectural or aesthetic resources?
9.Will the proposed action result in an adverse change to natural resources (e.g., wetlands,
waterbodies, groundwater, air quality, flora and fauna)?
10.Will the proposed action result in an increase in the potential for erosion, flooding or drainage
problems?
11.Will the proposed action create a hazard to environmental resources or human health?
Page 2 of 2
For every question in Part 2 that was answered “moderate to large impact may occur”, or if there is a need to explain why a
particular element of the proposed action may or will not result in a significant adverse environmental impact, please
complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that
have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency
determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting,
probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short-
term, long-term and cumulative impacts.
Check this box if you have determined, based on the information and analysis above, and any supporting documentation,
that the proposed action may result in one or more potentially large or significant adverse impacts and an
environmental impact statement is required.
Check this box if you have determined, based on the information and analysis above, and any supporting documentation,
that the proposed action will not result in any significant adverse environmental impacts.
_________________________________________________ _______________________________________________
Name of Lead Agency Date
_________________________________________________ _______________________________________________
Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer
_________________________________________________ _______________________________________________
Signature of Responsible Officer in Lead Agency Signature of Preparer (if different from Responsible Officer)
Short Environmental Assessment Form
Part 3 Determination of Significance
Agency Use Only [If applicable]
Project:
Date:
PROPOSED RESOLUTION: Special Permit
WBVR Radio Tower Access Drive Improvements
Tax Parcel No.’s 61.-1-7.1 & 61.-1-7.2
Town of Ithaca Planning Board, August 6, 2024
WHEREAS:
1. This action is Consideration of Special Permit for the proposed access drive improvements to
the WVBR Radio Tower, located at 170 Pidgeon Place, off Hungerford Hill Road. The project
involves improving an existing 720-foot long farm path by installing a 12-foot wide, 12-inch
deep, gravel access drive with turnaround. The project also involves excavating approximately
320 cubic yards of topsoil and installing temporary stormwater management facilities during
construction. Cornell University, Owner; Gloria Busse, Cornell University Real Estate
Associate, Applicant/Agent,
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency
in the environmental review with respect to the project, has, on August 6, 2024, made a negative
determination of environmental significance, after having reviewed and accepted as adequate a
Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3,
prepared by Town Planning staff, and
3. The Planning Board, at a Public Hearing held on August 6, 2024, reviewed, and accepted as
adequate a Basic Stormwater Pollution Prevention Plan and set of drawings (Sheets C101 &
C102) titled “Cornell University Real Estate WBVR Radio Tower Access Drive Improvements,
Town of Ithaca, Tompkins County, New York” dated 4/19/24, prepared by T.G. Miller, P.C.,
and other application materials;
NOW THEREFORE BE IT RESOLVED:
1. That the Planning Board hereby finds that the special permit standards of Article XXIV
Section 270-200, Subsections A – H, of the Town of Ithaca Code, have been met,
specifically that:
A. The project will be suitable for the property on which it is proposed, considering the
property’s size, location, and physical site characteristics.
The property contains open fields and an existing farm path that will be widened and converted
into a gravel access drive to the existing radio tower. The proposed improvements work with the
site’s existing physical characteristics.
B. The proposed structure design and site layout are compatible with the surrounding area.
There are no proposed new structures and no changes to the site layout, other than converting
the existing farm path to a gravel access road.
C. Operations in connection with the proposed use do not create any more noise, fumes,
vibration, illumination, or other potential nuisances than the operation of any permitted
use in the particular zone.
The use of the property will not change. The proposed access road improvements will create
temporary impacts that will cease when the work is completed.
D. Community infrastructure and services, such as police, fire and other protective services,
roadways, schools, and water and sewer facilities are currently, or will be, of adequate
capacity to accommodate the proposed use.
There are no changes to existing infrastructure and services. All infrastructure to accommodate
the existing use is in place and is of adequate capacity.
E. The proposed use, structure design, and site layout will comply with all the provisions of
the Town Code and with the Town of Ithaca Comprehensive Plan.
F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic
circulation, and parking and loading facilities, is sufficient for the proposed use and is
safely designed for emergency vehicles.
There are no proposed changes to the existing site layout, other than converting the existing
farm path into a gravel access road. All existing vehicular, bicycle, and pedestrian areas will
remain unchanged after completion of the project.
G. The project includes sufficient landscaping and/or other forms of buffering to protect
surrounding land uses. Existing vegetation is preserved to the extent possible.
There are no changes to existing vegetation, other than the removal of small areas of grass
along the existing farm path. The property contains many trees, shrubs, and grasses that will
remain.
H. To the extent deemed relevant by the Planning Board, the proposed use or structure
complies with all the criteria applicable to site plan review set forth in Chapter 270,
Zoning.
Site Plan approval is not required with Special Permit when associated with a fill permit. This
criterion is not applicable to the project.
2. That, pursuant to Town Code Section 270-217.E, the Planning Board hereby finds that the plan
adequately protects the property and surrounding properties from significant adverse
consequences of such deposit or removal, including, when completed, adverse drainage,
erosion, visual or other adverse impacts, taking into account the distance of the operation from
neighboring property and public ways, the possible detriment of such use to the future
development of the land in question, and significant nuisance or detriment of the operation to
neighboring landowners and to the community as a whole, and
3. That the Planning Board hereby grants Special Permit for the proposed WVBR radio tower
access road improvements, with the following condition:
a. All Town of Ithaca Engineering Department comments listed in the Engineering
Memorandum, written by Joe Slater, Director of Public Works and Justin McNeal, Civil
Engineer, dated July 24, 2024, must be addressed prior to any Land Development
Activity (Per Town Code §228-5).
WVBR Radio Tower
Access Drive Improvements
Basic Stormwater Pollution Prevention Plan
Town of Ithaca
Tompkins County, New York
Prepared for:
Cornell University Real Estate
15 Thornwood Drive
Ithaca, NY 14850
Prepared by:
T.G. Miller P.C.
605 West State Street, Suite A
Ithaca, New York 14850
(607) 272-6477
April 19, 2024
TABLE OF CONTENTS
PROJECT DESCRIPTION 1
STORMWATER DRAINAGE 1
EXISTING AND PROPOSED SITE CONDITIONS 1
CONTROLS 1
EROSION AND SEDIMENT CONTROLS 1
OTHER CONTROLS 1
DISPOSAL OF SOILS 1
WASTE DISPOSAL 1
SANITARY WASTE 2
OFF-SITE VEHICLE TRACKING 2
HAZARDOUS SUBSTANCES AND HAZARDOUS WASTE 2
MAINTENANCE AND INSPECTIONS 2
CERTIFICATION AND COMPLIANCE WITH LOCAL REGULATIONS 3
CONTRACTOR CERTIFICATION 3
ENGINEER’S CERTIFICATION ON COMPLIANCE WITH LOCAL REGULATIONS 3
FORMS
CONTRACTOR/SUBCONTRACTOR CERTIFICATION FORM 1
INSPECTION REPORT FORM 2
ATTACHMENTS
BASIC SWPPP APPLICANT FORM
FEMA FIRM PANEL
NRCS SOILS REPORT
DRAWINGS
EROSION & SEDIMENT CONTROL PLAN
DETAILS & NOTES
3
WVBR Radio Tower Access Drive Improvements Basic Stormwater Pollution Prevention Plan
T.G. Miller, P.C.1. April 19, 2024
PROJECT DESCRIPTION
Cornell University Real Estate proposes to install a gravel access drive from the parking area for 212
Hungerford Hill Road (Tax Parcel 61.-1-7.1) to the WVBR radio tower (Tax Parcel 61.-1-7.2).
The WVBR Radio Tower Access Drive Improvements, to be referenced as ‘the project,’ will improve
accessibility to the WVBR radio tower. The project will improve the existing 720 feet long farm path, by
installing a 12-foot-wide, 12-inch-deep, gravel access drive with a turnaround.
The project will disturb a total of approximately 0.3 acres of land. The amount of earthwork required to
complete the improvements is estimated to total approximately 320 c.y. thus requiring a Basic Stormwater
Pollution Prevention Plan (Basic SWPPP) in compliance with Town of Ithaca law.
The project will consist of excavating, and removing, a 12” depth of existing topsoil from the site.
Driveway fabric is to be installed over the entire subgrade area, prior to installing subbase and surface
gravel totaling at least 12”. The newly installed road will be graded and compacted using various heavy
equipment.
STORMWATER DRAINAGE
Existing and Proposed Site Conditions
The existing area of the project can be described best as a farm path in a meadow. The on-site soils are
best described as Lordstown channery silt loam, as shown on the attached report generated from the NRCS
web site. There is no evidence of any wetlands located on or adjacent to the site. The site is located on a
floodplain described as Zone C, an area of minimal flood hazard, as shown on the FEMA FIRM panel
attached to this report.
Stormwater runoff from the site drains from the East to the West, to an existing storm sewer system, as
well as road side swales east of the existing parking area. The project will increase the amount of
impervious gravel by approximately 0.2 acres. There will not be a significant change to drainage patterns
as a result of this project.
CONTROLS
Erosion and Sediment Controls
The proposed erosion and sediment control practices are as indicated on the attached design drawings and
primarily include silt fence, silt log, and a stabilized entrance. The plan is in compliance with the
November 2016 New York State Standards and Specifications for Erosion and Sediment Control (aka
Blue Book). Implementation of the plan, and the installation and maintenance of all practices, shall be in
accordance with the NYSDEC standards.
Other Controls
Disposal of Soils
The existing soils on the site will be ‘boxed out’, removed from the site and disposed of offsite at a
permitted location. Should the disposal site not be permitted, the site shall be considered a part of the
‘site’ covered under this permit, and shall comply with all requirements of the SWPPP.
Waste Disposal
All waste materials will be collected and stored in securely lidded metal dumpsters rented from a local
waste management company which must be a solid waste management company licensed to do business in
WVBR Radio Tower Access Drive Improvements Basic Stormwater Pollution Prevention Plan
T.G. Miller, P.C.2. April 19, 2024
Tompkins County. The dumpsters will comply with all local and state solid waste management
regulations.
All trash and construction debris from the site will be deposited in the dumpsters. The dumpsters will be
emptied a minimum of twice per week or more often if necessary, and the trash will be hauled to a landfill
approved by New York State. No construction waste materials will be buried on site. All personnel will be
instructed regarding the correct procedures for waste disposal. Notices stating these practices will be
posted in the job site construction office trailer, and the job site superintendent will be responsible for
seeing that these procedures are followed.
Sanitary Waste
All sanitary waste will be collected from portable units by a licensed portable facility provider in
compliance with local and state regulation.
Off-Site Vehicle Tracking
Stabilized construction exits (Tracking Pads) will be provided if necessary to help reduce vehicle tracking
of soils from disturbed areas of the site. Streets adjacent to the site entrances will be inspected daily and
cleaned with vacuum equipment if necessary to remove any excess mud, dirt, or rock tracked from the site.
Dump trucks hauling material from the construction site will be covered with a tarpaulin. The job site
superintendent will be responsible for seeing that these procedures are followed.
Hazardous Substances and Hazardous Waste
All hazardous waste materials will be disposed of by the Contractor in the manner specified by local, state,
and/or federal regulations and by the manufacturer of such products. Site personnel will be instructed in
these practices by the job site superintendent, who will also be responsible for seeing that these practices
are followed. Material Safety Data Sheets (MSDS's) for each substance with hazardous properties that is
used on the job site will be obtained and used for the proper management of potential wastes that may
result from these products. An MSDS will be posted in the immediate area where such product is stored
and/or used and another copy of each MSDS will be maintained in the SWPPP file at the job site
construction trailer office. Each employee who must handle a substance with hazardous properties will be
instructed on the use of MSDS sheets and the specific information in the applicable MSDS for the product
he/she is using, particularly regarding spill control techniques.
Any spills of hazardous materials which are in quantities in excess of Reportable Quantities as defined by
EPA regulations shall be immediately reported to the EPA National Response Center 1-800-424-8802.
In order to minimize the potential for a spill of hazardous materials to come into contact with stormwater,
the following steps will be implemented:
•All materials with hazardous properties (such as pesticides, petroleum products, fertilizers, detergents,
construction chemicals, acids, paints, paint solvents, cleaning solvents, additives for soil stabilization,
concrete curing compounds and additives, etc.) will be stored in a secure location, under cover, when
not in use.
•The minimum practical quantity of all such materials will be kept on the job site.
•A spill control and containment kit (containing, for example, absorbent such as kitty litter or sawdust,
acid neutralizing powder, brooms, dust pans, mops, rags, gloves, goggles, plastic and metal trash
containers, etc.) will be provided at the storage site.
•All of the products in a container will be used before the container is disposed of. All such containers
will be triple-rinsed with water prior to disposal. The rinse water used in these containers will be
disposed of in a manner in compliance with state and federal regulations and will not be allowed to
mix with stormwater discharges.
•All products will be stored in and used from the original container with the original product label.
•All products will be used in strict compliance with instructions on the product label.
•The disposal of excess or used products will be in strict compliance with instructions on the product
label.
WVBR Radio Tower Access Drive Improvements Basic Stormwater Pollution Prevention Plan
T.G. Miller, P.C.3. April 19, 2024
MAINTENANCE AND INSPECTIONS
Cornell University or their representative shall inspect and document the effectiveness of all erosion and
sediment control practices. Inspection reports shall be completed every seven days and within 24 hours of
any storm event producing 0.5 inch of precipitation or more. Inspection reports shall be submitted within
one week of the inspection date to the Stormwater Management Officer and also copied to the site
logbook, which shall be maintained on site during construction from the date of initiation of construction
activities until the date of final stabilization.
A qualified inspector, developer, landowner or his or her representative shall submit to the Town an initial
inspection report, prior to the commencement of any land development activities. This report shall
document whether the initial sediment and erosion control practices have been installed correctly and are
functional. This report shall include the name and contact information of, and be signed by, the qualified
inspector, Cornell University or their representative. The university or their representative shall at all times
properly operate and maintain all facilities and systems of treatment and control (and related
appurtenances) which are installed or used by the Contractor to achieve compliance with the conditions of
these regulations:
CERTIFICATION AND COMPLIANCE WITH LOCAL REGULATIONS
Contractor Certification
The Contractor will review and comply with all conditions of this SWPPP and Chapter 228 of the Town of
Ithaca Code. Each contractor and subcontractor who will be involved in soil disturbance and/or the
installation and maintenance of the erosion and sediment controls shall sign and date a copy of the
attached certification (Form 1) before undertaking any project activity. A copy of all SWPPP documents
shall be retained at the site of the project during construction from the date of initiation of construction
activities to the date of final stabilization.
Engineer’s Certification on Compliance with Local Regulations
This Basic Stormwater Pollution Prevention Plan reflects the New York State Department of
Environmental Conservation’s and the Town of Ithaca’s requirements for stormwater management and
erosion and sediment control.
Name: Frank L. Santelli, P.E.
Title: Vice-President
Acting as Professional Engineer for: T.G. Miller, P.C.
Signature:
Date: 4/19/24
TAX PARCEL 61.-1-7.2CORNELL UNIVERSITY (R.O.)TAX PARCEL 61.-1-7.1STATE OF NEW YORK (R.O.)
1
PLANNING DEPARTMENT
MEMORANDUM
TO: Planning Board Members
FROM: Chris Balestra, Senior Planner
DATE: July 30, 2024
RE: SEQR Lead Agency Declaration of Intent – Maplewood Phase II Project
Enclosed please find materials related to the Maplewood Phase II Project, located on Maple Avenue
between the Maplewood Graduate Student Apartment complex and East Lawn Cemetery. The
proposal involves consolidating four (4) parcels and constructing a community center and six (6) five-
story apartment buildings, containing up to 650 units/800 beds in studio, one bedroom, and two-
bedroom unit configurations. The project will also include integrated amenity/services spaces,
parking areas, trails and pedestrian facilities, open spaces, stormwater facilities, and other site
improvements. Site improvements and amenity spaces include an outdoor terrace, fitness and
wellness spaces, landscaping, and lighting.
The proposed Maplewood II project is located on Town of Ithaca Tax Parcel No.’s 63.-2-5, 63.-2-6, and
63.-2-7.1 (currently High Density Residential Zone and Multiple Residence Zone); the project also
includes the adjacent vacant 2.37-acre Tax Parcel No. 63.-2-7.3 (currently a High Density Residential
Zone). The Applicant has applied for a rezoning to a Planned Development Zone (PDZ) under Town
Zoning Code Article XXI: Planned Development Zones and Article XXII: Creation of New Zones,
respectively.
The Planning Board heard a Sketch Plan presentation at the July 2, 2024, Planning Board meeting,
where the applicant team gave an overview of the Maplewood II proposal and heard initial feedback
from the Board. The applicant team subsequently provided updated materials for this Preliminary
Site Plan Review submission to the Planning Board.
The attachments include a Full Environmental Assessment Form (EAF) Part I, along with a revised
narrative, revised site plan drawings, visual assessment, traffic study, an environmental site report,
and a geotechnical report. For those of you that receive hard copies of materials, please save these
materials. They will be applicable during SEQR discussion of any potential environmental impacts
associated with the project. The materials are being provided now to give the Board time to review all
of the reports; however, they are not intended for discussion or analysis at the August 6, 2024,
Planning Board meeting.
The purpose of the August 6th meeting is for the Planning Board to discuss and declare their intent to
be the Lead Agency in the environmental review of the project. If the Board declares themselves the
Lead Agency for the environmental review on August 6th, then the next step in the process is for
2
planning staff to send a Lead Agency concurrence letter (with the EAF and application materials) to all
involved agencies to start the official 30-day timeframe for agencies to respond. Among the
attachments is a draft resolution for the Board to consider that indicates their intent to be the Lead
Agency in the environmental review for the Maplewood Phase II project.
Please feel free to contact me if you have questions regarding this proposal by phone at 273-1721,
extension 121, or by email at cbalestra@townithacany.gov.
Cc: Michele Palmer, Senior Associate, Whitham Planning Design Landscape Architecture, PLLC
Jeremy Thomas, Director, Cornell University Real Estate Department
Scott Whitham, Principal, Whitham Planning Design Landscape Architecture, PLLC
PROPOSED RESOLUTION: Lead Agency – Declaration of Intent
Maplewood Phase II Project
Tax Parcel No’s. 63.-2-5, 63.-2-6, 63.-2-7.1, 63.-2-7.3
Maple Avenue
Town of Ithaca Planning Board
August 6, 2024
WHEREAS:
1. The Town of Ithaca Planning Board, at its meeting on July 2, 2024, considered a Sketch Plan for
the proposed Maplewood Phase II Project on Maple Avenue, located between the Maplewood
Graduate Student Apartment complex and the East Lawn Cemetery. The proposal involves
consolidating four (4) parcels and constructing a community center and six (6) five-story
apartment buildings, containing up to 650 units/800 beds in studio, one-bedroom, and two-
bedroom unit configurations. The project will also include integrated amenity/service spaces,
parking areas, trails and pedestrian facilities, open spaces, stormwater facilities, and other site
improvements. Site improvements and amenity spaces include an outdoor terrace, fitness and
wellness spaces, landscaping, and lighting. Cornell University, Owner/Applicant; Michele
Palmer, Whitham Planning, Design, Landscape Architecture, PLLC, Agent;
2. The proposed project, which requires Site Plan approval by the Planning Board and a rezoning
to a Planned Development Zone (PDZ) by the Town of Ithaca Town Board, is a Type I action
pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Chapter 148
of the Town of Ithaca Code regarding Environmental Quality Review, because the proposal
involves a zoning change and the construction of 250 or more residential units (30 or more per
Town Code) that will be connected to existing community or public water and sewage systems
(§617.4 (b)(3) and (b)(5)(iii); Town Code Section 148-5.B(2)); and
3. A Full Environmental Assessment Form, Part 1, has been submitted by the applicant, along with
application materials, studies, and a narrative containing drawings, titled “Maplewood Phase II
Preliminary Site Plan Submission,” dated 07-19-2024, prepared by Whitham Planning Design
Landscape Architecture, PLLC;
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby proposes to establish itself as Lead Agency to
coordinate the environmental review of the proposed actions, as described above, and
BE IT FURTHER RESOLVED:
That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies
on this proposed Lead Agency designation, said concurrence to be received by the Town of Ithaca
Planning Department by September 6, 2024.
1
Chris Balestra
From:Town Of Ithaca Planning <planning@townithacany.gov>
Sent:Monday, July 8, 2024 12:35 PM
To:Chris Balestra
Subject:FW: Maplewood Phase II Development
Follow Up Flag:Follow up
Flag Status:Completed
From: Robert Thorne
Sent: Monday, July 8, 2024 11:49 AM
To: Town Of Ithaca Planning <planning@townithacany.gov>
Subject: Re: Maplewood Phase II Development
Thanks, Abby!
One other point regarding a trail to the playing fields: If you want to get those fields from Maplewood, you
have to walk up Mitchell to Pine Tree, then down Pine Tree to Reis Tennis center, then cross Pine Tree
(where there is no pedestrian crossing), and go around Reis. A long and dangerous route. You can also
go southeast on the East Ithaca Rec trail, and then take an overgrown, muddy deer path through dense
brush, but that's not viable as a real route. There really should be a pedestrian-only way to walk from
Mitchell/Maplewood to all the Cornell facilities on Pine tree.
Best wishes,
Rob
On Mon, Jul 8, 2024 at 11:07 AM Town Of Ithaca Planning <planning@townithacany.gov> wrote:
Thank you for your comment. I will forward to the Planning Board and also put in the project file
Abby Homer
Administrative Assistant
Planning Department
607-273-1747
PB members: start from the bottom of the thread
2
From: Robert Thorne <
Sent: Sunday, July 7, 2024 11:17 PM
To: Town Of Ithaca Planning <planning@townithacany.gov>
Subject: Re: Maplewood Phase II Development
Dear Planning Board,
Can you please encourage/force Cornell to build outdoor recreation facilities – at least basketball
courts and perhaps a soccer field – near its Maplewood development as part of its Maplewood Phase II
project? The Belle Sherman/Bryant Park neighborhood should not have to bear the weight of providing
recreational facilities for what are essentially Cornell dormitories (even if they are taxed). Although
Cornell students can’t be barred from using recreational facilities at Belle Sherman school or from using
our “pocket parks”, ample recent experience has shown that there is no way that Cornell students can
be allowed to co-mingle with our neighborhood children in those spaces in the after-school evenings,
on weekends, or in the summer. The only way to keep that co-mingling to a minimum is to ensure that
Cornell students living in the Maplewood complexes have nearby access to all the recreational facilities
that they demand – either within their housing complexes or on nearby Cornell land. Basketball and
soccer are the most popular outdoor sports for the largely international students that live in the
Maplewood complex. The nearest outdoor Cornell courts are 1.4 miles away on West Campus (a single
court at the Campus Rd.-Stewart Ave intersection) and 1.9 miles away on North Campus (8 courts on
Jessup Rd across from RPU). Cornell has very few general use outdoor playing fields near central
campus and very few indoor courts for a university its size, and they are largely booked by
undergraduates for intramural sports. Cornell’s new field house addresses the needs of the varsity
teams and will have no general use facilities. Note also that most of those living in Maplewood are
graduate students and many/most remain in Ithaca during the summer, so the usual argument about
outdoor facilities not being so useful during the academic year does not apply. Beginning in 2019,
peaking in 2020 and 2021, and continuing until 2023, there was extensive use of the playground
facilities at Belle Sherman by Cornell students, the majority from Maplewood. They would show up in
groups of up to 15, and sometimes completely take over the playground. They often showed no
3
consideration for children or their parents who showed up to play, requiring them to wait until the
students were done playing. Sometimes they showed up with portable speakers blaring expletive laced
hip hop music, and refused to turn the music down. They damaged one of the hoops by hanging on the
rim and net. And during senior week in 2022 someone – most likely Cornell seniors who had made
heavy use of the courts – tried to steal one of the backboards; fortunately the screws were very long and
had friction nuts. Cornell student use has been manageable for the last year, but that is not likely to
continue if 800 more beds and no appropriate rec facilities are added in Maplewood II. Cornell
students in Maplewood I and II will outnumber the number of children in our neighborhood by a factor of
4 or more. I repeat: there is simply no way that college students can or should play side by side with
elementary and middle school students on our school playgrounds, regardless of what the law says. No
parent wants to let their 10 year old daughter play next to a dozen male Cornell students. The best way
to prevent that is to provide the recreational facilities that the Cornell students want close to where they
live, on Cornell-owned property. Cornell owns lots of land east and south of the proposed development
that could be used for construction of courts. They already have large playing fields behind Reis Tennis
Center that are rarely used. However, there are (as far as I’ve been able to find) no walkways or paths
that connect those playing fields to Maplewood I (or II). Adding courts and a connecting trail should be a
priority as part of the development project. I’ve sketched possibilities below.
Thank you for your time and consideration.
Robert Thorne
205 Ridgedale Rd
Ithaca
4
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
VIEW FROM PHASE 1
N
A
B
C
G
D
E
F
MAPLEWOOD PHASE II
PRELIMINARY SITE PLAN REVIEW SUBMISSION
Greystar
Maplewood Phase II
Phone: 607.272.1290 Email: admin@whithamdesign.com 404 North Cayuga Street, Ithaca NY 14850
1
July 19, 2024
CJ Randall
Director of Planning
The Town of Ithaca
215 North Tioga Street, Ithaca, NY 14850
Re: Maplewood Phase II – Preliminary Site Plan Review with Town of Ithaca Planning Board
Dear CJ and all,
On behalf of the project team, please find submission materials attached for the Maplewood Phase II
proposed project. We introduced the project to the Planning Board at the July 2nd meeting. With this
submission we request that the Town and SEQR review process begin with the Town’s Declaration
of Intent to Assume Lead Agency at one of the two Planning Board meetings in August. The project
proposes a redevelopment of the former East Hill Apartments with new construction of apartment
units for graduate and professional students at Cornell. This development will be an extension of the
existing Maplewood Phase I site, and it is proposed that a new PDZ be created for Phase II to
include the project area. Residents will share amenities and open spaces with the existing
Maplewood project. Maplewood Phase II proposes approximately 800 new beds, spread among
approximately 650 new units between six new residential buildings and a community center. The
project is accessible from Maple Avenue and via a new street connection from the existing
Maplewood Phase I project. The project team is composed of:
• Greystar Development East, LLC – Sponsor/Developer
• CBT – Architects
• GTS Consulting – Traffic Engineers
• T.G. Miler, P.C. – Project Civil Engineers
• Whitham Planning & Design – Landscape Architects, Approvals & Project
Coordinators
This submission is intended to provide an update on the progress of design and planning for this
project. The materials included in this submission are as follows:
• Site Context
• Project Narrative
• Full EAF
• Existing Conditions
• Approach
• Site Plan
• Architectural Drawings
• Visual Assessment
• Building Elevations
• Grading & Drainage
• Utilities
• Landscape & Planting
• Construction Staging
• Energy Code Supplement Compliance
• Agricultural Data Statement
Greystar
Maplewood Phase II
Phone: 607.272.1290 Email: admin@whithamdesign.com 404 North Cayuga Street, Ithaca NY 14850
2
• SHPO Report
• View Impact Analysis
• Stakeholder Engagement Plan
• Traffic Study Executive Summary
We look forward to our further conversation with the Planning Board and Town staff. Please let us
know if there are any questions.
Sincerely,
Michele A Palmer
RLA, ASLA, LEED GA
Senior Associate
Whitham Planning Design Landscape Architecture, PLLC
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
TABLE OF CONTENTS
• Site Context
• Project Narrative
• Full EAF
• Existing Conditions
• Approach
• Site Plan
• View Impact Analysis
• Visual Assessment
• Architectural Drawings
• Grading & Drainage Information
• Utility Information
• Landscape Plan
• Construction Staging & Related Information
• Energy Code Supplement Compliance
• Agricultural Data Statement
• SHPO Report
• Stakeholder Engagement Plan
•Traffic Study Executive Summary
Technical Drawings
• A - Architectural Drawings
• C - Civil Engineering Drawings
• L - Landscape Architecture Drawings
• CMP - Construction Staging & Phasing Plan Documents
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
MAPLEWOOD PHASE II OVERVIEW
• 615 NEW UNITS
• 800 NEW BEDS
• 6 NEW RESIDENTIAL BUILDINGS & 1 COMMUNITY CENTER
• EFFICIENT DESIGN FOR DENSITY, SUSTAINABLE MATERIALS
• TDM, LOW PARKING RATIO
• OPTIMIZED CONNECTION BETWEEN MAPLEWOOD PHASE I & II
• RENTS BELOW MARKET RATE
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
STRICTLY CONFIDENTIAL
Build Connectivity
PHASE II
EAST ITHACA
RECREATION WAY
EAST HILL
PLAZA SHOPPING
CAMPUS
CENTER
20 MIN. WALK
FROM SITE
MAPLEWOOD
PHASE I
COLLEGETOWN
COLLEGE OF
VETERINARY MEDICINE
PLANT PATHOLOGY
HERBARIUM (CUP)
Bridge a missed connection and create a seamless connetion between Cornell and the surrounding community.
6SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
PROJECT NARRATIVE
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
Project Description
Location
The Maplewood Phase II project is located on Maple Avenue in the Town of Ithaca in the East Hill neighbor-
hood, within walking distance of Cornell University, East Hill Plaza, and Collegetown. The project comprises
four Cornell-owned parcels that will be consolidated into a single approximately nine-acre parcel. Immediately
adjacent parcels include Cornell-owned properties used for agricultural research across Maple Avenue to the
north, Maplewood Phase I graduate student housing to the west and south, and the East Lawn Cemetery to
the east. The project also wraps around a City of Ithaca water tank located on Maple Avenue.
Approach
The project is a second phase of the existing Maplewood student housing community and is oriented toward
Cornell graduate students, similar to the residents of the current community. Six five-story buildings are pro-
posed that will house approximately 615 units with 800 beds, primarily studios and one-bedroom apartments
with a small percentage of two-bedroom. Approximately 150 parking spaces are proposed. Greystar, the
operator of Maplewood Phase I, is uniquely positioned to blend Maplewood Phase I and Maplewood Phase II
to create a larger Maplewood neighborhood, a vibrant community of approximately 1,672+ primarily graduate
students. Using feedback from the current residents, Greystar proposes to optimize the connections between
the two Phases, aiming to provide students with high-quality off-campus housing.
The project redevelops a vacant site, within an existing neighborhood with high connectivity that includes bike
paths, accommodations for personal and Bikeshare bikes, sidewalks, easy connections to TCAT bus routes,
and Ithaca CarShare vehicles. With a lower parking ratio for personal vehicles per unit, constructing housing in
this location, within proximity to campus, aids in reducing the number of personal vehicle trips for commuting to
campus for graduate and professional students.
Affordability, Density, and Sustainability
Affordability, Density, and Sustainability are all interconnected in the Maplewood II project. As an overarching
goal, Greystar and Cornell are striving to create a more affordable option for graduate students. Many graduate
students attending the Cornell University Graduate School are on fixed stipends that must cover their living
expenses while completing their degrees. With the project as proposed, the rent per bedroom to students is
contractually obligated to be materially below market rate. The efficient design of five-story buildings allows for
compact and economical construction. This configuration is more sustainable in terms of construction materials
required and future energy consumption. Additionally, fewer buildings leave more of the site as open space,
facilitating the preservation of existing vegetation, and less impact on site permeability. The unit mix has been
carefully tailored as a response to a lack of supply for these units at Maplewood I, further serving as a relief
valve for the local market to increase affordability for the households where it will have the highest impact.
The capital being utilized to fund the development costs is currently identified within an Environmental, Social,
and Governance (ESG) fund, which analyzes investments through a lens of both traditional finance and social
benefits such as increased housing affordability, reduced carbon emissions, and the promotion of sustainable
development trends such as walkability. This unique capital source will serve to ensure that the Project is held
to a higher standard for ESG objectives than the minimum as set forth by government. Additionally, given the
scale at which this capital source operates nationally, the Maplewood II project will benefit from reduced costs
to further ESG objectives than would otherwise be available to traditionally capitalized development projects.
Sustainable elements the project will incorporate:
• Walkability / Transit - the site will connect to multi-modal transit networks (walking paths, biking paths,
bus transit). This project will seamlessly integrate into existing sidewalk networks and connect existing
multi-use trail networks, as further described in ‘Site Design’ below.
• Redevelopment – as a redevelopment site, the project avoids greenfield development conserving farm-
land, floodplains, and natural habitats.
• Materials Selection & Embodied Carbon - source sustainable materials locally, reclaimed or recycled
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
content and/or easily recyclable materials, third-party certified wood when possible.
• Health – the project will use low volatile organic compound (VOC) materials where possible.
• Embodied Carbon - for the largest material purchases, the design team will consider materials with a
low carbon footprint from the extraction, manufacturing, and transport of the material to the site.
• Energy
o The project is 100% electric with no fossil fuel for operational needs for heating and cooling,
which will be accomplished with air source heat pump systems. Domestic hot water will also be
supplied through individual electric hybrid heat pump technology.
o Interior Lighting - high-efficiency, LED lighting in tenant, common, and exterior areas and addi-
tional lighting efficiency strategies will be implemented.
o Daylighting – to promote occupant health and building efficiency the design will include thought-
ful daylight design
o HVAC - all air handling units equipped with economizers where available. Fresh air requirement
is supplied locally into each tenant HVAC unit instead of through the common/corridor HVAC
system.
o Residential cooking electrification – all electric Energystar rated stoves will be utilized.
o Residential clothing electrification - all electric Energystar rated ventless dryers will be utilized.
o Electric Vehicle Charging – EV charging stations will be evenly distributed across the proposed
parking areas. 5% of all the total spaces (3 spaces min.) will be provided on day one. Electrical
infrastructure (equipment and conduits) will be provided for an additional 20% of all total spac-
es (30 spaces total) to be installed as demand requires. Residents will also have the ability to
charge e-bikes and e-scooters in a centralized bike storage facility.
o Renewable Energy - On-Site Solar - the project will include designated roof areas for future
solar panels. Conduits to the main electrical rooms will be provided on day one.
• Water Conservation - plumbing fixtures that meet or exceed EPA WaterSense specifications.
• Landscape Design & Biodiversity
o Native and Drought Tolerant - landscaping will consist of primarily native plantings adapted to
local conditions that do not require irrigation.
o Biodiversity- the site design preserves native vegetation where possible and will improve the
original biodiversity of the site.
o Selections for plantings will use locally appropriate varieties to provide pollinator habitat and
draw upon known tree species growing in this area, including the Recommended Urban Street
Tree resources for areas where trees are proposed adjacent to streets. Tree plantings will help
reduce the effects of the urban heat island by locating shade trees over paved parking areas.
o Meadow plant communities will be selected that grow in our community as informed by the
Guide to the Plant Communities of the Finger Lakes and many other Cornell resources. The
meadows proposed will be infrequently mown requiring significantly less mowing and mainte-
nance than lawns. Meadow also provides habitat for insects, ground-nesting birds and reptiles,
and small mammals.
o Where possible, on-site soil will be stockpiled and re-used with amendments for plant health.
o Site Design will provide outdoor amenities such as seating, plantings, walking paths, and com-
munal greenspace to improve resident wellbeing.
o Exterior lighting – will consist of energy-efficient, dark sky-compliant LED fixtures, the same or
similar ones used in Maplewood I with advancements made in efficiency that have been imple-
mented since its construction.
• Stormwater – the project will incorporate permanent storm water management practices to attenuate
changes in peak flows and provide treatment of runoff from impervious surfaces.
• Waste Management
o Waste Diversion - Construction waste diversion measures will be in place.
o Site Recycling - easy-to-access recycling stations will be included.
Zoning
Planned Development Zone
Greystar, in collaboration with Cornell, is requesting to rezone the site as a Planned Development Zone (PDZ)
that will function as a higher-density neighborhood, building on the first phase of the Maplewood graduate
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
student housing community. While distinct from the adjacent Maplewood Phase I PDZ (PDZ No. 15), this new
PDZ will address the unique constraints/opportunities of the site while embracing the compact, walkable com-
munity character embodied in PDZ No. 15.
Conformance with Town of Ithaca Planning Initiatives
Maplewood Phase II is located at the site of the former Maple Hill apartment complex and is ideally situated for
redevelopment as a dense residential student housing neighborhood. The 2014 Comprehensive Plan outlines
a series of critiques of the then current development patterns in the Town and actions that might be taken for
improvement, among them mixed-use neighborhoods. Mixed-use is a laudable goal but with current trends
away from brick-and-mortar retail services and restaurants in Collegetown struggling, the more immediate
need is for housing and with it a population that can support existing businesses.
The Town of Ithaca Comprehensive Plan (2014) proposes this site as a development node, and the Future
Land Use Plan (2014) identifies it as a TND High-Density area. While not a TND mixed-use neighborhood, the
development of this site at the proposed density aligns with the Town’s Comprehensive Plan, in which surveys
and comments revealed support for denser development overall. The Plan’s goal of establishing ‘more inten-
sively developed mixed-use neighborhood centers near large employers on East Hill’ aligns directly with the
aims of this project, which seeks to increase student housing density on East Hill, close to Cornell with easy
access to mixed-use areas in Collegetown and East Hill Plaza. Furthermore, the development proposed by
this project would be ‘compatible with the established character and scale of development,’ as stipulated by
the Comprehensive Plan. The first phase of the Maplewood project, adjacent to this site, laid the groundwork
for the scale and density of student housing here, which this second phase would supplement. The existence
of infrastructure and services on this site further recommend it for increased density following the guidelines of
the Comprehensive Plan, and its proximity to Cornell makes it eminently attractive to the prospective student
population.
The Tompkins County Housing Strategy report (2017) called for purpose-built student housing such as that
proposed for this project. The Housing Strategy report recommended the construction of beds for 25% of the
total student population of the County, of which the current housing stock can accommodate less than 10%.
The Tompkins County Housing Targets for 2016-2025 include the goal of meeting the existing deficit of pur-
pose-built student beds, further stating that student housing is expected to require more beds than non-stu-
dents in Tompkins County in the coming years when accounting for the growth of Cornell and Ithaca College.
The Housing Strategy further recommends locating student housing within urban centers where students do
not require personal vehicles to access their campuses. This site is ideally situated for use as student housing,
as it lies on an existing public transit route and is a short walk from the Cornell campus.
Outreach
The project team has begun outreach with various project stakeholders and interest groups, including neigh-
borhood associations (including the Belle Sherman neighborhood), the Belle Sherman School, elected officials,
and construction trades groups. A public informational meeting will be held in the coming months. In the fall
when students return, outreach will include current Cornell graduate and professional students and residents of
Maplewood Phase I.
Schedule
The project team has coordinated with the Town of Ithaca Planning Dept. to prepare a municipal approvals
schedule to accommodate the necessary Site Plan Review, SEQR, and Re-Zoning processes. A detailed proj-
ect schedule chart is attached for reference.
The following scheduled summary is anticipated:
• 10 months to complete Site Plan Review and SEQR
• 20 months construction period
• Move in August 2027
As with any project of this size, the times, dates, and durations shown here should be considered approximate,
and subject to the review process.
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
Site Plan and Environmental Review
The following outlines some of the areas that are subject to environmental review:
• Traffic Analysis and Traffic Demand Management – The project location is appealing to students who
do not own cars. Many, especially international students, rely on alternative modes of transportation
including public transit, biking, and walking. One of TCAT most popular bus routes is located on Maple
Avenue. A low parking ratio is proposed due to the walkable nature of the site and the public transporta-
tion available.
Parking ratios
o Phase 2 only = 615 units with approximately 150 spaces = ~.24 ratio
o Phase 1+Phase 2 combined = 1059 units with approximately 494 spaces = ~.47 ratio
Many students who do own cars don’t use them daily; therefore, off-site storage parking is being con-
sidered. A traffic study to consider the impacts of the project on nearby intersections and streets has
been undertaken by GTS Consulting. Traffic counts conducted in April of 2024 show that traffic generat-
ed by the first phase of Maplewood is significantly lower than anticipated. In collaboration with Whitham
Planning & Design, a TDM has been developed. TCAT, Ithaca Carshare, and Ithaca Bikeshare have
been consulted regarding their participation in an on-site presence. The conversations have been posi-
tive.
The study concludes that the additional traffic generated by the proposed Maplewood II will have no
significant impact on traffic operations in the area. It is anticipated to be a minor traffic generator, con-
sistent with the existing Maplewood development. There are sufficient gaps in traffic to accommodate
the additional traffic turning into and out of the development, good sight lines, no significant accident
history in proximity to the development, and no traffic capacity concerns. The study suggests that de-
velopment should continue to implement TDM strategies consistent with the existing development and
continue to look for additional opportunities to promote alternative modes of transportation. There are
no mitigation measures recommended.
• Visual Impact Assessment – The project team has met with Town staff to discuss selected locations
for simulated views and areas of potential sensitivity including designated scenic vistas. The locations
selected were deemed to have the greatest potential for visual impact. A study of the nearest identified
scenic vista at Pine Tree Road and Snyder Hill Road concludes that the project will not be visible from
this location. The greatest visual changes from public locations will occur on Maple Avenue. Views are
provided looking towards the project from Maplewood I, looking west on Maple Avenue, looking south
across Maple Avenue at the proposed crosswalk from the East Hill Recreation Way, from Maple Avenue
towards the water tower, and towards the east on Maple Avenue. Interior views of Maplewood II are
also provided.
These views depict visual changes that are compatible with the existing residential and campus uses in
the vicinity of the project.
• Energy - The project will comply with the Ithaca Energy Code Supplement (IECS).
IECS Compliance Summary –
o The project will meet the requirements of the Ithaca Energy Code Supplement (IECS), 144-5,
2020 Mechanical Code of New York State, 2020 Energy Conservation Code of New York State,
and NEEP. There are multiple pathways to comply with this code; it is anticipated that this proj-
ect will meet the requirements of the Prescriptive Compliance Path.
o Per IECS §R504.1, as of January 01, 2023, the prescriptive compliance pathway requires the
achievement of a minimum of twelve (12) points as laid out in §R504.4. The proponent antici-
pates meeting the requirements as follows:
o EE1, Heat pumps for space heating: Six (6) points achieved via the use of cold-climate, air-
source variable-refrigerant flow units.
o EE2, Heat pumps for domestic water heating: Two (2) points achieved via individual heat pump
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
water heaters.
o EE4, Residential cooking, and clothes drying electrification: Two (2) points achieved via the use
of electric stoves and ventless dryers
o AI1, Smaller building/room size: One (1) point achieved via standard rooms falling below the
thresholds set by IECS.
o OP1, Development density: One (1) point achieved via sufficient level of density (units/acre)
within the development.
o Additionally, the building will be held to the NY State Energy Conservation Code for all envelope
assembly requirements under the Commercial Code Section.
• Fire Department and Emergency Vehicle Access – An initial meeting was held with the Town Code
Enforcement Officer to discuss issues of potential concern, and additional meetings to discuss the site
plan-related access for firefighting will be needed. The project site is most readily accessible via the
loop located along Maple Avenue with secondary access from Mitchell Street. The height of the build-
ings and the construction type will require aerial apparatus access. A second meeting was held with IFD
Chief Covert and Code Enforcement Director of Code Enforcement & Zoning Marty Moseley. Details of
hose length and standpipes are under discussion. It is understood that approval of adequate access is
required for the project.
• Utility infrastructure – T.G. Miller is the lead engineer for the project and has been working with Town
staff to develop utility plans for the project. Water for domestic and fire protection services will be
connected to the Maplewood Phase I private system at two locations with mains extended within the
project to create a distribution loop. This configuration will allow for the existing master meter and
backflow preventer servicing Maplewood Phase I to also be used for Phase II. Greystar currently has
an interest in Phase I and will develop an agreement to ensure this relationship survives in perpetuity.
In-field fire hydrant flow testing of the Town’s Mitchell Street water main and the privately owned mains
within Maplewood Phase I are being coordinated with the Town and Bolton Point. Results of this testing
will be used to update the computer-aided hydraulic modeling will be performed to inform the need for
any domestic or fire suppression booster pumps. No new connections to the Town’s water system are
proposed. Sanitary sewer service will be connected along the western property boundary to the existing
Town sewer main which extends through the Maplewood Phase I site from Mitchell Street. To make the
connection, the final segment of Town main within Maplewood Phase 1 may be replaced in the same
horizontal alignment but adjusted vertically to accommodate the pipe inverting depths needed for the
proposed private sewer main extensions. At this time, it is anticipated that all new sewer mains con-
structed within the project will remain private. Referencing the utility analysis performed for Maplewood
Phase I, it is expected there is adequate treatment capacity in the Ithaca Area Waste Water Treatment
Facility (IAWWTF) to serve the project. This will be confirmed with a ‘will serve’ request to be submitted
to the IAWWTF. The previous Phase I analysis also established that there is sufficient capacity in the
downstream jointly owned interceptor sewer system. Maple Hill Apartments was a Town Sewer custom-
er, so an updated assessment of the capacity impacts will be based on the differential in pre-post bed
counts.
• Storm Water Management - Considerable hydrologic and hydraulic analysis of watersheds upstream of
the Maplewood site, including the former Maple Hill Apartments parcel, was completed for the 2017 Ma-
plewood Storm Water Pollution Prevention Plans (SWPPP). In addition to fulfilling the traditional storm-
water requirements of the Town and NYSDEC, the layout of new storm sewers and sizing of permanent
water quality/quantity practices in this project will respect the capacities of the downstream facilities
within Maplewood Phase I, which ultimately connect to the Town’s system on Mitchell Street. T.G. Miller
will meet with the Town Engineer to revisit the facility designs for Maplewood Phase 1 and, prior to for-
mal submission, review a draft SWPPP for conformance with confirm the Town’s and NYSDEC design
requirements for this redevelopment project.
• Cultural Resources – The State Historic Preservation Office was contacted regarding any concerns
that might be present for archaeological and historical resources. They expressed no concerns with the
Maplewood II site but suggested a protection plan for the Mitchell Family Cemetery, located on the Ma-
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
plewood I site, if construction activities will take place within 90’ of the cemetery. A temporary protection
fence for the cemetery will be installed.
Site Design
Situated just south of Cornell’s campus, with groves of existing native vegetation on the site, the landscape at
Maplewood Phase II is inspired by the rolling hills and character of the surrounding landscape. The buildings
are organized around both the existing woodland and a generously scaled central landscape of rolling mead-
ows and gathering lawns. With the major exterior spaces well-defined, the buildings strive to engage seamless-
ly with the landscape. Six five-story buildings will be oriented to maximize distant views across the cemetery to
the east, towards Cornell to the north, and hills south and west of the Site. Buildings will open outward towards
Phase I and Maple Avenue.
The landscape character of Maplewood Phase II will differ from Maplewood Phase I but will be just as robust.
The design will be less gardenesque and more campus inspired. Where the plantings of Maplewood Phase I
are sympathetic to an urban neighborhood character, Maplewood Phase II is proposed to be more open and
expansive. The majority of the site (approximately 58%) will be devoted to landscape, paths, and outdoor
recreation, with approximately 42% covered by building footprints and parking. The site design proposes large
areas of meadow and native trees, with smaller areas of lawn to allow gathering and casual enjoyment of open
spaces. The streetscape along Maple Avenue will be extended to the extent of the property and will include a
sidewalk and street trees.
Prioritizing the pedestrian experience is a core guiding principle for the project. Maplewood II establishes key
pedestrian and bicycle connections not only within the confines of the site but to the greater trail networks
beyond. Accessible where possible, barrier-free pathways throughout the site ensure that pedestrians of all
mobility levels have equitable access to all areas of the community while vehicle parking is deemphasized and
located along the less active edges of the property. The site plan maximizes the amount of green space by
preserving existing trees and woodland areas, adding bio-diverse meadows, and locating open lawn areas for
social interactions. The building positions reinforce the landscape approach by encouraging porosity between
the two phases. The most active of these spaces will be the terrace adjacent to the new Community Center,
which is intentionally located proximate to the existing Maplewood I Community Center. Combined, the two
Community Centers will be the “social heart” of the Maplewood community.
All parts of Maplewood are connected by a network of accessible paths where possible and a central acces-
sible multi-use trail which the public will be invited to use, connecting to the wider network of hiking and biking
trails in the area. Students will be able to relax, study, or gather in the open air close to each building, or walk
to the Community Center, where a large outdoor terrace, movable furniture, and attractive lighting will ensure
that there is always something going on throughout the day and the year. Stormwater wetlands integrated with
the topography will further enhance the sustainability of the project and contribute an extra dimension to habitat
diversity. The native plant communities of woodland and meadow will create an ecologically rich and low-main-
tenance landscape that will attract wildlife and contribute to the environmental value of the project.
Shared Open Space
The existing Maplewood Phase I apartment complex is separated from the Maplewood Phase II site by a
sloped area along its eastern edge that is currently heavily wooded and has minimal landscape improvement.
The team identified this area as an opportunity to weave together the two sites and create a seamless neigh-
borhood. Existing topography and mature trees will be preserved to the greatest extent possible while introduc-
ing clear, inviting, and, where possible, accessible pathways through the natural landscape.
Multi-Use Trail Network
The East Hill Recreation Way has an existing spur that ends on the northeast corner of the site at Maple Ave,
and a converted rails-to trails pathway that runs along the southwest side of Maplewood Phase I. The design is
organized around completing the vital link between these two sections of the existing trail network, which offers
car-free recreation and commuting options for residents of the Maplewood I and II site and to the surrounding
neighborhoods within the Town and beyond. An improved crosswalk on Maple Ave is proposed. The team will
work with the Town of Ithaca on the configuration of the crossing, which may be raised and/or include flashing
beacons. The details for the crosswalk design will be developed in coordination with the Town of Ithaca staff
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
and the design team.
Signage
No signs are proposed at this time except for standard traffic control signs, which the locations and types will
be coordinated with the Town Engineering and Department of Public Works.
Architecture
Building Concept
The seven buildings in Maplewood Phase II are organized around connections to the East Ithaca Trail Net-
work and maximizing interactions between Phase I and Phase II residents. Active and passive open spaces
form around these major connections and a campus-like space prioritizes the pedestrian experience. Building
entries and study lounges are located in the middle of each building to promote interaction where residents will
circulate frequently. The architecture and landscape will seamlessly blend to reinforce connectivity and commu-
nity.
Community Centers as Social Nucleus
The primary community space is located at the southern end of the site directly across from the Phase I Com-
munity Center. The new Community Center is nestled into the landscape as close to Phase I as possible to
allow for maximum connections between the two community spaces. The programs in the new Community
Center will complement and supplement the programs in Phase I. By combining the Community Centers, a
social heart for the entire community is established.
Graduate students want to be part of a vibrant community, rich with neighborly social interaction and balanced
with independent apartment-style living. The team recognizes the generous communal offerings at Maplewood
Phase I and offers a complimentary, differentiated amenity package in Phase II. Shared, diversified features
offer benefits to both Phase I and Phase II residents, sparking renewed interest and uniting the Maplewood
community. The majority of community amenities are planned within a centralized hub to maximize social op-
portunities.
A study lounge will be provided on almost every floor of each building, for a total of approximately 52, to sup-
plement private in-unit workspace. A survey of Maplewood Phase I residents ranked group study spaces as the
most imperative and desirable amenity, prioritizing academic success. Providing a variety of seating and room
options, such as acoustically controlled office-style pods, open booths, and communal tables allows students
to choose spaces that support an array of assignments, work styles, collaboration, and moods.
The resident survey also revealed great interest in larger fitness accommodations with a wellness focus, pro-
viding specialty equipment and semi-private spaces for personalized and restorative workouts. Coffee and food
naturally encourage conversation and exchange. A centralized café commons where students can mingle and
gather over a meal or snack enriches the community culture. In combination with an outdoor terrace retreat,
the inclusion of comfortable lounge seating, games, and dining tables is welcoming and entertaining for events,
indoor/outdoor living, and daily relaxation. To respond to high rates of pet and bike ownership, a pet spa in
Phase II complements the popular dog park provided in Phase I, and a bike workshop that offers repair capa-
bilities. Pet and bike-focused amenities identify a micro-community for owners, as well as providing superlative
care and convenience. A playground for families or guests with children is provided at Maplewood I as well.
Material Palette
The facade design implements strategies to relate the new buildings with the scale of the Phase I residences,
with multiple tones and textures, building offsets, and window groupings. Materials will consist of stone mason-
ry veneer walls and landscape elements where the buildings meet the ground. The stone will be set in a recti-
linear ashlar pattern that reflects the linear quality of the native bluestone found throughout the Ithaca area and
in its gorges.
Upper floors will be clad in durable fiber cement board in a vertical orientation with intermittent battens. The
boards will be painted in lighter warm tones to reflect the colors of nature and will be accented with trim in a
variety of colors and widths. All residential units will have operable punched windows while study lounges and
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
other amenity spaces will include larger expanses of storefront glass to maximize views, daylight, and con-
nection with the outdoors. These larger expanses which might be more likely to cause bird strikes will utilize
bird-friendly glass.
The community center building will complement the residential buildings and utilize similar materials but with a
more vibrant palette of red-brown natural earth inspired colors. This building will have glass storefront windows
surrounding its largest interior gathering space and exposed mass timber construction.
Building Envelope
The building envelope will be designed to meet current energy code requirements with an emphasis on high
thermal performance, airtightness, increased ventilation rates, and energy recovery. Materials will also be
chosen to reduce environmental impact during their entire life cycle from extraction to deconstruction/recycling/
upcycling, thus reducing the embodied carbon along with the operational carbon impact. All roofs will be flat
except for the community center. Roofs will have high levels of insulation and light-colored surfaces to return a
large part of the sun’s rays to the atmosphere (high albedo).
Superstructure
The superstructure will be primarily 5 levels of panelized light wood frame construction. Due to the significant
topography of the site, some buildings will include a partial basement level and/or split level as the site steps.
Substructure
The basis of design for the foundation systems is slab-on-grade with footings.
Conclusion
The Maplewood Phase II project will bring much-needed graduate student housing to a neighborhood targeted
by the Town of Ithaca for more dense development. The Greystar team is committed to continuing to provide
high-quality, affordable, and sustainable housing to the Cornell and Ithaca communities and looks forward to
discussing the project with the Town of Ithaca Board, the Town of Ithaca Planning Board, and the neighboring
community.
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MAPLEWOOD II
FULL EAF
Full EAF is under separate cover.
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
APPROACH
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
SITE ORGANIZATION - ESTABLISH CONNECTIONS
N
BORDERLAND OPPORTUNITYMULTI-US
E
P
A
T
H
East Ithaca
Recreational
Trail Network
East Ithaca
Recreational
Trail Network
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MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
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MAPLEWOOD II
SITE ORGANIZATION - LANDSCAPE INFORMS SITE COMPOSITIONS
N
Multi-Use Paths
Vehicular
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MAPLEWOOD II
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MAPLEWOOD II
SITE CONTEXT
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MAPLEWOOD II
SITE ORGANIZATION - BUILDING COMMUNITY
N
Visual connections between community spaces
EXISTING
COMMUNITY CENTER
PROPOSED
COMMUNITY CENTER
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MAPLEWOOD II
SITE PLAN
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MAPLEWOOD II
CONCEPTUAL SITE PLAN
BUS STOP
EAST ITHACA RECREATIONAL
TRAIL NETWORK
VEHICULAR CONNECTION
BETWEEN PHASE 1 AND
PHASE 2
EAST LAWN CEMETERY
THROUGH-SITE MULTI-USE
PATH CONNECTION TO TRAIL
NETWORK
EAST ITHACA RECREATIONAL
TRAIL NETWORK
MITCHELL
PLOT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
CONCEPTUAL SITE PLAN
1
1
8
8
8
8
8
8
3
2
4
5
5
5
6
7
7
5
9
1
1.CENTRAL LAWN & MEADOW
2.WOODED BORDERLAND
3.EXISTING WOODLAND GROVES
4.COMMUNITY CENTER
5.ON-STREET PARKING
6.WATER TOWER
7.PLAZA
8.RESIDENTIAL BUILDING
9.MITCHELL FAMILY CEMETARY
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
VISUAL ASSESSMENT
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MAPLEWOOD II
VIEW IMPACT ANALYSIS
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MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
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SITE CONTEXT
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MAPLEWOOD II
BUILDING MASSING
INDENT MIDDLE (SHALLOWER STUDIOS)
CARVE A SOCIAL SPINE INTO CENTER SHEAR BARS AND ERODE CORNERS
SIMPLE RECTANGLE
250’
53’
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
EXTERIOR MATERIALS INSPIRATION - RESIDENTIAL BUILDINGS
STONE VENEER
INSPIRED BY LOCAL GORGES
• NATURAL STONE BASE
GROUNDS THE BUILDING ON
THE SLOPING SITE (COOLER
NATURAL COLORS)
• RECTANGULAR STONE
REFERENCES THE LINEAR
QUALITY OF NATURAL STONE
GORGES
FIBER CEMENT
INSPIRED BY LOCAL FORESTS
• FOREST TONES/TEXTURES
(LIGHTER, WARMER NATURAL
COLORS, EMPHASIZE
VERTICALITY)
• CEMENT PANELS AND TRIM IN
A VARIETY OF COLORS AND
WIDTHS
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
EXTERIOR MATERIALS INSPIRATION - COMMUNITY BUILDING
POPS OF COLOR
CELEBRATE COMMUNITY
• VIBRANCE, CONTRAST,
NATURAL BOLD EARTH COLORS
• GLASS, FIBER CEMENT PANELS,
EXPOSED MASS TIMBER
COMPLEMENTED BY NATURAL
STONE
• WAYFINDING
CAMPUS PRECEDENT - NOYES COMMUNITY CENTER
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
VIEW FROM PHASE 1
N
A
B
C
G
D
E
F
GGGGGGG
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MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
VIEW OF CENTRAL GREEN FACING NORTH
N
A
B
C
G
D
E
F
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MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
VIEW OF CENTRAL GREEN FACING SOUTH TOWARDS PHASE 1
N
A
B
C
G
D
E
F
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
VIEW HEADING WESTBOUND ON MAPLE AVE
N
A
B
C
G
D
E
F
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MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
VIEW FROM CROSSWALK ON MAPLE LOOKING SOUTH
N
A
B
C
G
D
E
F
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MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
VIEW OF WATER TANK FROM MAPLE AVE
N
A
B
C
G
D
E
F
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MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
VIEW HEADING EASTBOUND ON MAPLE AVE
N
A
B
C
G
D
E
F
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MAPLEWOOD II
ARCHITECTURAL DRAWINGS
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SKETCH PLAN SUBMISSION06-11-2024
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SITE CONTEXT
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MAPLEWOOD II
BUILDING A
BUILDING BBUILDING CBUILDING DBUILDING GBLDG FUNEXCAVATED
BUILDING
ABOVE
BLDG EUNEXCAVATED
BUILDING
ABOVE
0' 30' 60' 90'
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/18/2024 9:30:52 AMA101
GROUND FLOOR
SITE PLAN
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLAN
SUBMISSION
SITE PLAN - GROUND FLOOR
BUILDING A ROOF
BUILDINGBROOFBUILDINGCROOFBUILDINGDROOFBUILDINGFBUILDINGEROOF
ROOF
BUILDING GROO FBELOW
0' 30' 60' 90'
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/17/2024 6:51:27 PMA103
SPR TYPICAL FLOOR
SITE PLAN
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLAN
SUBMISSION
1" = 30'-0"
1 Combined Top Floor / Roof Plans
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II BUILDING G
RO O F BELOW
BUILDING A
BUILDING BBUILDING CBUILDING DBUILDING FBUILDING E0' 30' 60' 90'
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/17/2024 6:51:07 PMA102
SPR GROUND FLOOR
SITE PLAN
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLANSUBMISSION
1" = 30'-0"
1 Combined Typical Floor Plans
SITE PLAN - TYPICAL FLOOR
BUILDING A ROOF
BUILDINGBROOFBUILDINGCROOFBUILDINGDROOFBUILDINGFBUILDINGEROOF
ROOF
BUILDING G
RO O FBELOW
0' 30' 60' 90'
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/17/2024 6:51:27 PMA103
SPR TYPICAL FLOOR
SITE PLAN
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLANSUBMISSION
1" = 30'-0"
1 Combined Top Floor / Roof Plans
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
BUILDING A ROOF
BUILDING B ROOFBUILDING C ROOFBUILDING D ROOFBUILDING FBUILDING EROOF
ROOF
BUILDING G
RO O F BELOW
0' 30' 60' 90'
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/17/2024 6:51:27 PMA103
SPR TYPICAL FLOOR
SITE PLAN
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLANSUBMISSION
1" = 30'-0"
1 Combined Top Floor / Roof Plans
SITE PLAN - TOP FLOOR
BUILDING A ROOF
BUILDINGBROOFBUILDINGCROOFBUILDINGDROOFBUILDINGFBUILDINGEROOF
ROOF
BUILDINGGROO FBELOW
0' 30' 60' 90'
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/17/2024 6:51:27 PMA103
SPR TYPICAL FLOOR
SITE PLAN
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLANSUBMISSION
1" = 30'-0"
1 Combined Top Floor / Roof Plans
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MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
BUILDING G
117'-11"13'-7"
117'-0"11'-8"BUILDING D
95'-6"18'-0"140'-7"57'-4"BUILDING E
87'-7"11'-0" 18'-0"137'-6"57'-4"MAPLEAVE
PHASE I
TOWNHOMES
BUILDING C
98'-7"18'-0"137'-6"57'-4"68'-6"18'-0" 9'-1"57'-4"BUILDING F
148'-7"22'-6"
MAPLEAVE
PHASE I TOWNHOMES
BUILDING B
16'-6"105'-6"57'-4"22'-1"
BUILDING A
49'-1"57'-4"MAPLE
AVE
PHASE I APARTMENTS
135'-6"18'-0"95'-6"
BUILDING A
57'-4"A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
N
N
N
N
0' 15' 30' 50'
EXTERIOR MATERIALS LEGEND
GLAZING (STOREFRONT AND VINYL WINDOWS)
FIBER CEMENT
STONE
SYMBOLS LEGEND
INFLECTION POINT
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/17/2024 6:52:48 PMA230
SITE ELEVATIONS
FACING WEST, NORTH
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLAN
SUBMISSION
BUILDING G
117'-11"13'-7"
117'-0"11'-8"BUILDING D
95'-6"18'-0"140'-7"57'-4"BUILDING E
87'-7"11'-0" 18'-0"137'-6"57'-4"MAPLEAVE
PHASE I
TOWNHOMES
BUILDING C
98'-7"18'-0"137'-6"57'-4"68'-6"18'-0" 9'-1"57'-4"BUILDING F
148'-7"22'-6"
MAPLEAVE
PHASE I TOWNHOMES
BUILDING B
16'-6"105'-6"57'-4"22'-1"
BUILDING A
49'-1"57'-4"MAPLE
AVE
PHASE I APARTMENTS
135'-6"18'-0"95'-6"
BUILDING A
57'-4"A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
N
N
N
N
0' 15' 30' 50'
EXTERIOR MATERIALS LEGEND
GLAZING (STOREFRONTAND VINYL WINDOWS)
FIBER CEMENT
STONE
SYMBOLS LEGEND
INFLECTION POINT
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/17/2024 6:52:48 PMA230
SITE ELEVATIONS
FACING WEST, NORTH
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLAN
SUBMISSION
BUILDING G
117'-11"13'-7"
117'-0"11'-8"BUILDING D
95'-6"18'-0"140'-7"57'-4"BUILDING E
87'-7"11'-0" 18'-0"137'-6"57'-4"MAPLE
AVE
PHASE I
TOWNHOMES
BUILDING C
98'-7"18'-0"137'-6"57'-4"68'-6"18'-0" 9'-1"57'-4"BUILDING F
148'-7"22'-6"
MAPLEAVE
PHASE I TOWNHOMES
BUILDING B
16'-6"105'-6"57'-4"22'-1"
BUILDING A
49'-1"57'-4"MAPLEAVE
PHASE I APARTMENTS
135'-6"18'-0"95'-6"
BUILDING A
57'-4"A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
N
N
N
N
0' 15' 30' 50'
EXTERIOR MATERIALS LEGEND
GLAZING (STOREFRONT
AND VINYL WINDOWS)
FIBER CEMENT
STONE
SYMBOLS LEGEND
INFLECTION POINT
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/17/2024 6:52:48 PMA230
SITE ELEVATIONS
FACING WEST, NORTH
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLANSUBMISSION
BUILDING ELEVATIONS
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
SKETCH PLAN SUBMISSION06-11-2024
MAPLEWOOD II
SITE CONTEXT
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
BUILDING G
117'-11"13'-7"
117'-0"11'-8"BUILDING D
95'-6"18'-0"140'-7"57'-4"BUILDING E
87'-7"11'-0" 18'-0"137'-6"57'-4"MAPLEAVE
PHASE I
TOWNHOMES
BUILDING C
98'-7"18'-0"137'-6"57'-4"68'-6"18'-0" 9'-1"57'-4"BUILDING F
148'-7"22'-6"
MAPLE
AVE
PHASE I TOWNHOMES
BUILDING B
16'-6"105'-6"57'-4"22'-1"
BUILDING A
49'-1"57'-4"MAPLEAVE
PHASE I APARTMENTS
135'-6"18'-0"95'-6"
BUILDING A
57'-4"A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
N
N
N
N
0' 15' 30' 50'
EXTERIOR MATERIALS LEGEND
GLAZING (STOREFRONT
AND VINYL WINDOWS)
FIBER CEMENT
STONE
SYMBOLS LEGEND
INFLECTION POINT
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/17/2024 6:52:48 PMA230
SITE ELEVATIONS
FACING WEST, NORTH
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLANSUBMISSION
BUILDING B
137'-6"7'-1"57'-4"88'-1"11'-2"57'-4"PHASE I TOWNHOMES
137'-6"10'-6"57'-4"BUILDING F
MAPLEAVE
69'-7"3'-11"57'-4"PHASE I TOWNHOMES
BUILDING C
95'-6"18'-0"140'-7"57'-4"PHASE I
BUILDING A
137'-6"18'-0"98'-7"57'-4"BUILDING E
57'-4"54'-5"
BUILDING F
57'-4"54'-5"
A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
N
N
N
N
BUILDING D
98'-7"18'-0"137'-6"57'-4"66'-0"13'-5"
BUILDING G
62'-7"
PHASE I
COMMUNITY
CENTER
BUILDING E
95'-6"18'-0"140'-7"57'-4"MAPLEAVE
0' 15' 30' 50'
EXTERIOR MATERIALS LEGEND
GLAZING (STOREFRONT
AND VINYL WINDOWS)
FIBER CEMENT
STONE
SYMBOLS LEGEND
INFLECTION POINT
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/17/2024 6:53:24 PMA231
SITE ELEVATIONS
FACING EAST
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLANSUBMISSION
BUILDING G
117'-11"13'-7"
117'-0"11'-8"BUILDING D
95'-6"18'-0"140'-7"57'-4"BUILDING E
87'-7"11'-0" 18'-0"137'-6"57'-4"MAPLE
AVE
PHASE I
TOWNHOMES
BUILDING C
98'-7"18'-0"137'-6"57'-4"68'-6"18'-0" 9'-1"57'-4"BUILDING F
148'-7"22'-6"
MAPLEAVE
PHASE I TOWNHOMES
BUILDING B
16'-6"105'-6"57'-4"22'-1"
BUILDING A
49'-1"57'-4"MAPLEAVE
PHASE I APARTMENTS
135'-6"18'-0"95'-6"
BUILDING A
57'-4"A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
A
B C
D
E
F
G
N
N
N
N
0' 15' 30' 50'
EXTERIOR MATERIALS LEGEND
GLAZING (STOREFRONT AND VINYL WINDOWS)
FIBER CEMENT
STONE
SYMBOLS LEGEND
INFLECTION POINT
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
1" = 30'-0"7/17/2024 6:52:48 PMA230
SITE ELEVATIONS
FACING WEST, NORTH
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLAN
SUBMISSION
BUILDING ELEVATIONS
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
GRADING & DRAINAGE
INFORMATION
ABCFEDGTSTSTT
STT
C105DRAINAGEPLANE24-09AS SHOWN07-19-2024SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTION7/11/2024 11:21:51 AM
Cornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSION
ABCFEDGC104E24-09AS SHOWNGRADINGPLANSCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTION7/11/2024 11:21:51 AM
Cornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSION07-19-2024
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
UTILITY INFORMATION
C101EXISTING CONDITIONSPLANE24-09AS SHOWN07-19-2024SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTION7/11/2024 11:21:51 AM
Cornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSION
C102DEMOLITIONPLANSCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTION7/11/2024 11:21:51 AM
Cornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONE24-09AS SHOWN07-19-2024
ABCFEDGTSTSTT
STT
C103UTILITY PLANSCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTION7/11/2024 11:21:51 AM
Cornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONE24-09AS SHOWN07-19-2024
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
LANDSCAPE PLAN
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
(1
6
x
1
3
)
BIKE
STORA
G
E
(20x30)A
B
F
E
D
C
G STORA
GE
(20x30)EXPANSION
AREA
WATER
TANK
MITCHELL
FAMILY
CEMETERY
N
0' 30' 60' 90'
249007
142 East State Street Suite B Ithaca NY 14850
SCALE DATE ISSUEDPROJECT #
REVISIONS
# DATE DESCRIPTION
249007
Cornell - Maplewood
Phase 2
301 Maple Ave, Ithaca, NY 14850
07-19-2024
PRELIMINARY SITE PLAN
SUBMISSION
L-200
LANDSCAPE PLAN
1"=30'7/18/2024 5:12:35 PMXX
1 XX
1XX
3
XX
1
LIGHTING SCHEDULE
KEY TYPE
MANUFACTURE
R MODEL QTY*UNIT SPACING NOTE
STREET & PEDESTRIAN
LIGHT POLES
CYCLONE
LIGHTING
LEVANTO - CLE17T4x-FGC-3-20W-4K;
20' POLE; BLACK POWDER COATED 78 EA ~80' O.C. MATCH MAPLEWOOD I
*ALL QUANTITIES ARE APPROXIMATE. CONTRACTOR IS RESPONSIBLE FOR VERIFYING QUANTITIES NECESSARY TO
PERFORM WORK
SEED SCHEDULE
KEY TYPE DESCRIPTION QTY*UNIT NOTE
STABILIZATION SEED MIX PER ACRE SEE E&SC NOTES & SPECIFICATIONS
LAWN MIX PER ACRE
MEADOW SEED MIX 1 PER ACRE
MEADOW SEED MIX 2 PER ACRE
MEADOW SEED MIX 3 PER ACRE
*ALL QUANTITIES ARE APPROXIMATE. CONTRACTOR IS RESPONSIBLE FOR VERIFYING QUANTITIES NECESSARY TO PERFORM
WORK
MATERIALS SCHEDULE
KEY MATERIAL QTY*UNIT NOTE
ASPHALT PAVING
(VEHICULAR)SF SEE CIVIL
ASPHALT PAVING
(PEDESTRIAN)
SF SEE CIVIL
CONCRETE PAVING SF SEE CIVIL
LAWN SF SEE SEED SCHEDULE
PLANT BED /
NATURALIZE
SF MULCH BED, PLANTED
W/ NATIVE SHRUBS. SEE
PLANT LIST
MEADOW SF SEE SEED SCHEDULE
BIOINFILTRATION
BASIN
SF SEE CIVIL DRAWINGS.
PLANT W/ NATIVE
SHRUBS. SEE PLANT
LIST
SEAT WALL /
RETAINING WALL
SFF QUARRY BLOCK,
LOCALLY SOURCES,
SUBMIT MATERIAL FOR
APPROVAL, SEE CIVIL
DRAWINGS
MULCH PATH SF RUSTIC MULCH
PATH/TRAIL,
UN-PLANTED
PAVERS SF SUBMIT PAVER
MATERIALS FOR
APPROVAL
STAIR N/A SEE GRADING PLANS,
SEE DETAILS
CHAIN-LINK FENCE LF REPAIR AND/OR
REPLACE EXISITING
FENCE ON PROPERTY
LINE
SECURITY FENCE COATED BLACK
CHAIN-LINK SECURITY
FENCE, OR APPROVED
EQUAL
*ALL QUANTITIES ARE APPROXIMATE. CONTRACTOR IS RESPONSIBLE
FOR VERIFYING QUANTITIES NECESSARY TO PERFORM WORK
1
2
3
4
5
6
7
8
9
10
11
12
13
1
1
1
1
1
1
1
1
1
2
2
2
2
2
2
2
2
2
2
2
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3 3
3
3
3
3
3
3
3
3
3
3
3
4
4
4
4
4
4
4
44
4
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5 5
5
5
5
5
5 5
5
5
5
5
6
6 6
6
6
6
6
6
6
6
6
6
6 6
6
6
6
6
7
7
7
7
7
7
77
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
9
10
10
10
10
11
11
11
11
12
12
12
12
12
13
13
13
13
3
PLANNING BOARD PRELIMINARY SPR07-19-2024
MAPLEWOOD II
CONSTRUCTION STAGING & RELATED
INFORMATION
REV.COMMENTS
REVISIONS
DATEPREPARED FOR:2 Center Plaza, Suite 430
Boston, MA 02108
T: (617) 338-0063
F: (617) 338-6472
Civil Engineering
Land Surveying
Transportation Engineering
Structural Engineering
Planning
GIS
Green Infrastructure
DRAFTED BY:
SCALE:
FILE:
NITSCH PROJECT #
DATE:
CHECKED BY:
PROJECT MANAGER:
SURVEYOR:
SHEET: 1
OF 16
CMP-1COVERMERRIMACK COLLEGENORTH ANDOVER, MAGREYSTAR1 FEDERAL STREET SUITE 1804, BOSTON, MA15884
AS SHOWN
05/02/2024
B. ZIMOLKA
---
P. CALVES
B. ZIMOLKA
15884 COVER.DWG
KS
Maplewood II - CMP
As Shown
July 18, 2024
James Simpson
---
James SimpsonMAPLEWOOD PHASE 2ITHACA, NYITHACA DEPARTMENT OF PUBLIC WORKS
CONSTRUCTION MANAGEMENT PLAN
FOR
MAPLEWOOD PHASE II
ITHACA, NY
INDEX
DWG NO. SHEET NO. PLAN TITLE
CMP - 1 1 COVER
TEMPORARY TRAFFIC
CMP - 2 2 CONTROL DEVICES AND
SCHEDULE
CMP - 3 3 CMP PHASE 1
CMP - 4 CMP PHASE 2
CMP - 5 5 CMP PHASE 3
CMP - 6 6 CMP PHASE 4
CMP - 7 7 CMP PHASE 5
CMP - 8 8 CMP PHASE 6
CMP - 9 9 CMP PHASE 7
CMP
1
REV.COMMENTS
REVISIONS
DATEPREPARED FOR:2 Center Plaza, Suite 430
Boston, MA 02108
T: (617) 338-0063
F: (617) 338-6472
Civil Engineering
Land Surveying
Transportation Engineering
Structural Engineering
Planning
GIS
Green Infrastructure
DRAFTED BY:
SCALE:
FILE:
NITSCH PROJECT #
DATE:
CHECKED BY:
PROJECT MANAGER:
SURVEYOR:
SHEET: 1
OF 16
CMP-1COVERMERRIMACK COLLEGENORTH ANDOVER, MAGREYSTAR1 FEDERAL STREET SUITE 1804, BOSTON, MA15884
AS SHOWN
05/02/2024
B. ZIMOLKA
---
P. CALVES
B. ZIMOLKA
15884 COVER.DWG
KS
Maplewood II - CMP
As Shown
July 18, 2024
James Simpson
---
James Simpson
CMP
2
SCHEDULE MAPLEWOOD PHASE 2ITHACA, NYGENERAL NOTES AND SCHEDULETEMPORARY TRAFFIC CONTROL DEVICESMERRIMACK COLLEGEENABLING/DEMO/CUTS-FILLS
UTILITY/CUTS-FILLS / CONCRETE
UTILITY/CUTS-FILLS / CONCRETE / STRUCTURE
UTILITY/CUTS-FILLS / CONCRETE / STRUCTURE / FACADE
UTILITY/CUTS-FILLS / CONCRETE / STRUCTURE / FACADE / INTERIORS
FINISH GRADING/ STRUCTURE / FACADE / INTERIORS
FINISH GRADING/ INTERIORS /
LANDSCPAING / PAVING /
BIORETENTIONMONTH 1MONTH 2MONTH 3MONTH 4MONTH 5MONTH 6MONTH 7MONTH 8MONTH 9MONTH 10MONTH 11MONTH 12MONTH 13MONTH 14MONTH 15MONTH 16MONTH 17MONTH 18MONTH 19MONTH 20MONTH 21MONTH 22MONTH 23MONTH 24MONTH 25MONTH 26MONTH 27
Temp Const.TrailerPhase I (Months 1-5)~ Utility Cut and Cap~ Site Fence, Gate install~ Trailer set up~ Demo and Grub~ Cut/Fill/Grade Temporary Haul Road Temporary Construction Trailer Temporary Construction Fence Temporary Construction Gate Truck Routes Pedestrian Routes Site Haul RoutesREV.COMMENTSREVISIONSDATEPREPARED FOR:2 Center Plaza, Suite 430Boston, MA 02108T: (617) 338-0063F: (617) 338-6472Civil EngineeringLand SurveyingTransportation EngineeringStructural EngineeringPlanningGISGreen InfrastructureDRAFTED BY:SCALE:FILE:NITSCH PROJECT #DATE:CHECKED BY:PROJECT MANAGER:SURVEYOR:SHEET: 1OF 16CMP-1COVER
MERRIMACK COLLEGE
NORTH ANDOVER, MA
GREYSTAR
1 FEDERAL STREET SUITE 1804, BOSTON, MA15884AS SHOWN05/02/2024B. ZIMOLKA---P. CALVESB. ZIMOLKA15884 COVER.DWGKSMaplewood II - CMPAs ShownJuly 18, 2024---James SimpsonCMP3CMP PHASE 1:
MAPLEWOOD PHASE 2
ITHACA, NY TEMPORARYLAYDOWN/STAGINGAREAEMERGENCYGATE
BUI
L
B
UILDIN
G D R
O
O
FBUI
L
DI
NG GROOF BEL
OWTemp Const.TrailerPhase 2 (Months 5-7)~ Slab Prep ~ Foundation install~ Site Water and Utility Install~ Cut/Fill/Grade Temporary Haul Road Temporary Construction Trailer Temporary Construction Fence Temporary Construction Gate Truck Routes Pedestrian Routes Site Haul RoadsTemp SeparationPondTemp SeparationPondTemp SeparationPondB
UILDIN
G EROOFng
Foundation start:Month 5Foundation Complete:Month 6Foundation startMonth 6REV.COMMENTSREVISIONSDATEPREPARED FOR:2 Center Plaza, Suite 430Boston, MA 02108T: (617) 338-0063F: (617) 338-6472Civil EngineeringLand SurveyingTransportation EngineeringStructural EngineeringPlanningGISGreen InfrastructureDRAFTED BY:SCALE:FILE:NITSCH PROJECT #DATE:CHECKED BY:PROJECT MANAGER:SURVEYOR:SHEET: 1OF 16CMP-1COVER
MERRIMACK COLLEGE
NORTH ANDOVER, MA
GREYSTAR
1 FEDERAL STREET SUITE 1804, BOSTON, MA15884AS SHOWN05/02/2024B. ZIMOLKA---P. CALVESB. ZIMOLKA15884 COVER.DWGKSMaplewood II - CMPAs ShownJuly 18, 2024---James SimpsonCMP4MAPLEWOOD PHASE 2
ITHACA, NY
CMP PHASE 2: TEMPORARYLAYDOWN/STAGINGAREAEMERGENCYGATEFoundation start:Month 5Foundation Complete:Month 6
BUI
L
B
UILDIN
G D R
O
O
FBUI
L
DI
NG GROOF BEL
OWBUI
L
DI
NG C ROOFTempholdingpondTemp Const.TrailerPhase 3 (Months 7-9)~ Slab Prep ~ Foundation install~ Site Water and Utility Install~ Cut/Fill/Grade ~ Structure install Temporary Haul Road Temporary Construction Trailer Temporary Construction Fence Temporary Construction Gate Truck Routes Pedestrian Routes Site Haul RoutesTemp SeparationPondTemp SeparationPondTemp SeparationPondB
UILDIN
G EROOFng BUILDING FROOFPhase 3: February 9th, 2027TempholdingpondFoundation start:Month 7Foundation Complete:Month 8Foundation startMonth 8FoundationComplete: Month 7Structure start:Month 9Structure start:Month 7StructureComplete:Month 9REV.COMMENTSREVISIONSDATEPREPARED FOR:2 Center Plaza, Suite 430Boston, MA 02108T: (617) 338-0063F: (617) 338-6472Civil EngineeringLand SurveyingTransportation EngineeringStructural EngineeringPlanningGISGreen InfrastructureDRAFTED BY:SCALE:FILE:NITSCH PROJECT #DATE:CHECKED BY:PROJECT MANAGER:SURVEYOR:SHEET: 1OF 16CMP-1COVER
MERRIMACK COLLEGE
NORTH ANDOVER, MA
GREYSTAR
1 FEDERAL STREET SUITE 1804, BOSTON, MA15884AS SHOWN05/02/2024B. ZIMOLKA---P. CALVESB. ZIMOLKA15884 COVER.DWGKSMaplewood II - CMPAs ShownJuly 18, 2024---James SimpsonCMP5CMP PHASE 1:
MAPLEWOOD PHASE 2
ITHACA, NYEMERGENCYGATE TEMPORARYLAYDOWN/STAGINGAREACMP PHASE 3
BUI
L
DI
NG C ROOFTempholdingpondBUI
L
B
UILDIN
G D R
O
O
FBUI
L
DI
NG GROOF BEL
OWTemp Const.TrailerPhase 4 (Months 9-11)~ Slab Prep ~ Foundation install~ Site Water and Utility Install~ Cut/Fill/Grade ~ Structure Install~ Facade Install Temporary Haul Road Temporary Construction Trailer Temporary Construction Fence Temporary Construction Gate Truck Routes Pedestrian Routes Site Haul RoutesTemp SeparationPondTemp SeparationPondTemp SeparationPondB
UILDIN
G EROOFng BUILDING FROOFPhase 3: February 9th, 2027TempholdingpondBUILDING B ROOFBUILDING A ROOFFoundationComplete: Month 9Foundation start:Month 9FoundationComplete:Month 11StructureComplete:Month 9Facade Start:Month 11Structure Start:Month 9SturctureComplete:Month 10Facade Start:Month 10Facade Start:Month 9Foundationstart: Month 9REV.COMMENTSREVISIONSDATEPREPARED FOR:2 Center Plaza, Suite 430Boston, MA 02108T: (617) 338-0063F: (617) 338-6472Civil EngineeringLand SurveyingTransportation EngineeringStructural EngineeringPlanningGISGreen InfrastructureDRAFTED BY:SCALE:FILE:NITSCH PROJECT #DATE:CHECKED BY:PROJECT MANAGER:SURVEYOR:SHEET: 1OF 16CMP-1COVER
MERRIMACK COLLEGE
NORTH ANDOVER, MA
GREYSTAR
1 FEDERAL STREET SUITE 1804, BOSTON, MA15884AS SHOWN05/02/2024B. ZIMOLKA---P. CALVESB. ZIMOLKA15884 COVER.DWGKSMaplewood II - CMPAs ShownJuly 18, 2024---James SimpsonCMP6CMP PHASE 1:
MAPLEWOOD PHASE 2
ITHACA, NYEMERGENCYGATECMP PHASE 4:
BUI
L
DI
NG C ROOFTempholdingpondBUI
L
B
UILDIN
G D R
O
O
FBUI
L
DI
NG GROOF BEL
OWTemp Const.TrailerPhase 5 (Months 11 - 16) ~ Foundation install~ Site Water and Utility Install~ Cut/Fill/Grade ~ Structure Install~ Facade Install~ Interior Install Temporary Haul Road Temporary Construction Trailer Temporary Construction Fence Temporary Construction Gate Truck Routes Pedestrian Routes Site Haul RoutesTemp SeparationPondTemp SeparationPondB
UILDIN
G EROOFng BUILDING FROOFPhase 3: February 9th, 2027TempholdingpondBUILDING B ROOFBUILDING A ROOFStructure Start:Month 15Interior Work Start:Month 12Interior WorkStart:Month 11Facade Complete:Month 12Interior WorkStart:Month 11Structure Start:Month 13StructureComplete:Month 15Facade Start:Month 15FoundationComplete:Month 12REV.COMMENTSREVISIONSDATEPREPARED FOR:2 Center Plaza, Suite 430Boston, MA 02108T: (617) 338-0063F: (617) 338-6472Civil EngineeringLand SurveyingTransportation EngineeringStructural EngineeringPlanningGISGreen InfrastructureDRAFTED BY:SCALE:FILE:NITSCH PROJECT #DATE:CHECKED BY:PROJECT MANAGER:SURVEYOR:SHEET: 1OF 16CMP-1COVER
MERRIMACK COLLEGE
NORTH ANDOVER, MA
GREYSTAR
1 FEDERAL STREET SUITE 1804, BOSTON, MA15884AS SHOWN05/02/2024B. ZIMOLKA---P. CALVESB. ZIMOLKA15884 COVER.DWGKSMaplewood II - CMPAs ShownJuly 18, 2024---James SimpsonCMP7CMP PHASE 1:
MAPLEWOOD PHASE 2
ITHACA, NYEMERGENCYGATE Structure Start:Month 11StructureComplete:Month 13Facade Start:Month 13Facade Complete:Month 16Interior WorkStart:Month 14
BUI
L
DI
NG C ROOF
B
UILDIN
G D R
O
O
F DING FB
UILDIN
G EROOFROOFING GF BEL
OWWING TYPESWING TYPE 1 - LONGWING TYPE 2 - SHO WING TYPE 3WING TYPE 4CORE TYPE 1 - GRO CORE TYPE 1 - TYP CORE TYPE 2 - GRO CORE TYPE 2 - TYP SITE PLANNING LEGENDCORE TYPESPh
a
s
e
1
:
D
e
c
e
m
b
e
r
1
s
t
,
2
0
2
6nuary 11th, 2027Const. Trailerruary 9th, 2027TempholdingpondTempholdingpondTemp Haul RoadTemp Const.TrailerPhase 6 (Months 16 - 22) ~ Structure Install~ Facade Install~ Interior Install~ Finish Grade~ Landscape installation Temporary Haul Road Temporary Construction Trailer Temporary Construction Fence Temporary Construction Gate Truck Routes Pedestrian Routes Site Haul RoutesTemp SeparationPondB
UILDIN
G EROOFng BUILDING FROOFPhase 3: February 9th, 2027TempholdingpondBUILDING B ROOFBUILDING A ROOFBUI
L
B
UILDIN
G D R
O
O
FBUI
L
DI
NG GROOF BEL
OWStructure Complete:Month 17Facade Start:Month 17Facade Complete:Month 21Interior Work Start:Month 18InteriorWorkContinuesFacade Complete:Month 19Interior WorkStart:Month 16Structure Start:Month 17StructureComplete:Month 19Facade Start:Month 19Facade Complete:Month 22Interior WorkStart:Month 20Interior Work Complete:Month 21Interior WorkComplete:Month 21Interior Work Complete:Month 22BUI
L
DI
NG C ROOFTempholdingpondREV.COMMENTSREVISIONSDATEPREPARED FOR:2 Center Plaza, Suite 430Boston, MA 02108T: (617) 338-0063F: (617) 338-6472Civil EngineeringLand SurveyingTransportation EngineeringStructural EngineeringPlanningGISGreen InfrastructureDRAFTED BY:SCALE:FILE:NITSCH PROJECT #DATE:CHECKED BY:PROJECT MANAGER:SURVEYOR:SHEET: 1OF 16CMP-1COVER
MERRIMACK COLLEGE
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1 FEDERAL STREET SUITE 1804, BOSTON, MA15884AS SHOWN05/02/2024B. ZIMOLKA---P. CALVESB. ZIMOLKA15884 COVER.DWGKSMaplewood II - CMPAs ShownJuly 18, 2024---James SimpsonCMP8CMP PHASE 1:
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MERRIMACK COLLEGE
NORTH ANDOVER, MA
GREYSTAR
1 FEDERAL STREET SUITE 1804, BOSTON, MA15884AS SHOWN05/02/2024B. ZIMOLKA---P. CALVESB. ZIMOLKA15884 COVER.DWGKSMaplewood II - CMPAs ShownJuly 18, 2024---James SimpsonCMP9CMP PHASE 1:
MAPLEWOOD PHASE 2
ITHACA, NY InteriorWorkContinuesCMP PHASE 6
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ENERGY CODE SUPPLEMENT
COMPLIANCE
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MAPLEWOOD II
301 Maple Ave.
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AGRICULTURAL DATA STATEMENT
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STATE HISTORIC PRESERVATION
ORGANIZATION REPORT
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STAKEHOLDER ENGAGEMENT PLAN
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Maplewood II Public Outreach Plan
July 17th, 2024
Public Outreach Plan Purpose and Objectives:
Our proposal for Maplewood Phase II will focus on creating greater density while also enhancing the open
space network within and surrounding the site. This approach creates greater connectivity between the project
site and the surrounding trail network and encourages alternative multimodal transportation, such as TCAT,
bicycles, and car sharing. The project would increase the housing stock of Cornell and the Town of Ithaca,
helping to mitigate the current shortage and demands for housing. By taking advantage of the existing infra-
structure provided by the site, the project would not only create a more livable and connected development but
also help prevent sprawl from continuing to occur on the periphery of the Town.
A key element of this project is a well-informed public that actively contributes to and benefits from our initia-
tives. As you are aware, public participation and outreach are critical for success at the planning stage and for
fostering continued engagement with the local community. This Public Outreach Plan will provide an effective
model for communication between the public and our team. Individual meetings, group meetings, and open
communication lines will ensure that accurate information is conveyed promptly to stakeholders and that all
participating parties have been properly involved in or made aware of the planning and design process.
We will engage with the community to ensure a harmonious development process by:
1. Offering community leaders and stakeholders individual or small group updates on project goals and
progress.
2. Working with local and regional media to ensure that a full and accurate narrative of the project is in the
public eye.
The following have been identified by our team and/or Town of Ithaca staff as important stakeholders to en-
gage:
1. Stakeholders to Engage for Individual Meetings
- Belle Sherman Elementary School
- East Lawn Cemetery Association
2. Stakeholders to Appear as Agenda Item
- Collegetown Neighborhood Council
3. Stakeholders to Engage for Group Meetings
- Belle Sherman Cottages Homeowners Association
- Belle Sherman-Bryant Park Civic Association
- Cornell University Graduate School
- Cornell Graduate Student Assembly
- Current residents of Maplewood I
4. Stakeholders With Whom to Share Findings from Meetings
- Cornell University Graduate School
- Cornell Real Estate
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TRAFFIC STUDY EXECUTIVE SUMMARY
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