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HomeMy WebLinkAboutZBA Packet 2024-10-22Page 1 of 2
Town of Ithaca
Zoning Board of Appeals
Tuesday, October 22, 2024, at 6:00pm
215 N. Tioga St.
The meeting for the Zoning Board of Appeals will be held in-person, at Town Hall, with
the option for the public to also attend by video conferencing through the Zoom App.
The public will have an opportunity to see and hear the meeting live and provide
comments through the Zoom App. If a member of the public would like to attend the
meeting virtually, for viewing purposes only, it is recommended to watch the livestream
video on YouTube.
AGENDA
ZBAA-24-26 Appeal of Jason Sidle manager of La Tourelle Hotel and Spa
located at 1150 Danby Road, Ithaca, NY 14850; is seeking relief from Town of
Ithaca Code section 270-71 Yard regulations E. (2) (Accessory buildings) to
install a shed in north side yard. Town of Ithaca Code 270-71 E. (2) requires
accessory buildings to occupy rear yard. The applicant is also seeking relief
from Town of Ithaca Code 271-3 Special Land Use District No. 1 (Wiggins) B.
(4) (b) to install a shed approximately 10' from the building. Town of Ithaca Code
271-3 B. (4) (b) requires 29' space between buildings. The property is located in
Special Land Use District No. 1 (Wiggins) Planned Development Zone and a
Medium Density Residential Zone tax parcel 36.-1-4.5.
ZBAS-24-1 Appeal of Khuba International, Owner of 272 Enfield Falls Rd.,
Ithaca NY, 14850; Aleksandr Mergold, Applicant/Agent; is seeking relief from
Town of Ithaca Code section 225-3 (New buildings required to have sprinkler
systems) for a proposal to construct a professional building without a sprinkler
system. The property is located in the Agricultural Zone district, Tax Parcel No.
33.-1-24.1
ZBAA-24-27 Appeal of Cornell University, owner of 313 Tower Road, Ithaca,
NY 14850; Kimberly Michaels, Applicant/Agent; is seeking relief from Ithaca
Town Code 270-59 Height Limits to construct a building of approximately 56' in
height. Town of Ithaca Code 270-59 only permits a maximum height of 38’
measured from the lowest interior grade or 36' from the lowest exterior grade
(whichever is lower). The applicant is also seeking relief from Town of Ithaca
Code 270-61 Building Area of approximately 20.6 %. Town of Ithaca Code 270-
61 maximum building area shall not exceed 10% of the lot area. The property is
located in a Low Density Residential Zone tax parcel 67.-1-13.2.
Page 2 of 2
Rehearing Request for ZBAA-24-8 144 Coy Glen Rd
Introduction Presentation for appeal ZBAA-24-18, 111 Wiedmaier Ct Cell
Tower
INSTRUCTIONS TO ACCESS THE MEETING VIRTUALLY ON ZOOM: If you have a
computer, tablet, or smartphone, you can access the Zoom meeting by going to
www.zoom.us and clicking on “JOIN Meeting”, and entering 852-5587-1576 into the
Meeting ID. You can also call in to the Zoom meeting at +1 (929) 436-2866. To join the
meeting directly, go to https://us06web.zoom.us/j/85255871576. If joining through the
Zoom App, you will be placed on hold until the meeting starts.
INSTRUCTIONS TO ACCESS THE MEETING VIRTUALLY ON YOUTUBE: If you
have a computer, tablet, or smartphone, you can access the meeting by going to The
Town’s YouTube channel. To join the meeting directly, go to
https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live
Questions about accessing the Zoom video conference should be directed to
Lkofoid@townithacany.gov or (607) 273-1783.
Town of Ithaca August 28, 2024
ZBAS-24-1
Zoning Board of Appeals
Sprinkler Variance
Application
Status: Active
Submitted On: 8/19/2024
Primary Location
272 Enfield Falls Rd Unit Khuba
International c/o Christa Nunez
Ithaca, NY 14850
Owner
Khuba International
272 Enfield Falls Rd Ithaca, NY
14850
Applicant
Aleksandr Mergold
646-610-0014
am@mergold.work
511 Kline Rd
Ithaca, NY 14850
Internal Only-Review
Tax Parcel No.
33.-1-24.1
Is Planning Dept. Approval Required?
Yes
Is Engineering Dept. Approval Required?
Yes
Is a GML-239 Review Required?
Yes
Type of Variance
Sprinkler Variance
Appearance Date for Variance
9/24/24
Variance Code Language
Variance Code Section
Internal Tasks to be Completed
Meeting Result (First Appearance)
–
Materials For GML-239 Were Sent
08/28/2024
Public Hearing Notice Was Sent
09/16/2024
Neighbor Notification Letters Were Sent
09/16/2024
Date Sign Was Picked-up
–
Material Packets Sent to ZBA Members
09/16/2024
Applicant's Information
Applicant is*
Architect
Is the primary point of contact for application
different than the applicant?*
No
If the applicant is NOT the owner, a letter/email from owner designating the
applicant as agent or a copy of the contract with owner's signature will need to be
provided.
Description
Brief Description of Variance Request*
This is to request an exemption to §225-3 “New Buildings Required to Have
Sprinkler System” of the Town Building Code. Specifically, the installation of a
sprinkler system will cause hardship to the non-for-profit Learning Farm, as it
will require an installation of a sizeable holding tank to support the 30GPM flow
for 30 minutes. As it is known, the Learning Farm property is located at a
disadvantage when it comes to the availability of the municipal water and sewer;
and the letter to that effect was sent to the Town seeking exception to allow the
property to continue with local well water and septic fields.
Sprinkler Variance Criteria Form
Examples of Information for Question (1.):
- Estimated cost of a sprinkler system for this structure
- Cost of the structure or assessed value
- Size and shape of structure (architectural drawings)
- Presence or absence of water or heating systems in structure
1. Will the strict application of the Sprinkler Chapter
of the Town Code create a practical difficulty or
unnecessary hardship?*
Yes
Proof:
Learning Farm, while located in the Town of Ithaca, is prohibitively far from
closest municipal water, and trenching and required excavation are prohibitive in
cost and environmental impact. The requisite holding tank is also prohibitive
because of its size and resultant environmental and financial impact.
Examples of Information for Question (2.):
- Building use and layout (floor plan)
- Site Plan (location of building on property and relation to other structures)
- Building construction materials and methods
- Occupancy and number of occupants
- Forms of alternative mitigation
2. Will the omission of an approved sprinkler system
from all or part of the building significantly
jeopardize human life?*
No
Proof:
Proposed building design is a single level structure, primarily of masonry and
steel, in which multiple direct level exists to grade are available and exceed
egress requirement of the Building Code (see Egress Diagram on A010). We are
also providing smoke and CO2 detectors throughout, wired into the Fire Alarm
system as well as fire extinguishers (see A200 and A010 respectively). Finally,
the kitchen hood is equipped with its own fire suppression system.
Affidavit
The UNDERSIGNED respectfully submit this application requesting an appearance
before the Zoning Board of Appeals. By filing this application, I grant permission for
members of The Town of Ithaca Zoning Board of Appeals or Town staff to enter my
property for any inspection(s) necessary that are in connection with my application.
I acknowledge, that completed applications are scheduled on a first-come first-serve
basis and that all documents ideally be submitted forty-five (45) days advance of the
proposed meeting date, together with the required application fee. Failure to do so
may result in a delay in my hearing.
Digital Signature*
Aleksandr Mergold
Aug 19, 2024
PAYMENT INFORMATION
After submission, Code Department Administration will review the application and
materials provided. After review, and email with instructions for paying the fee
online with credit card or E-check will be sent to the applicant.
If it is preferred to pay by check, cash or money order:
*Mail to Code Enforcement, Town Hall 215 N. Tioga St, Ithaca, NY 14850
*Drop off during business hours to Town Hall M-F 8-4
*Place in locked box next to the door on the Buffalo St side of Town Hall
Historical Only
Address affiliated with request
Attachments
IMG_6150.jpeg
Uploaded by Aleksandr Mergold on Aug 20, 2024 at 8:41 AM
LFM_L re Sprinkler Exception_120123.pdf
Uploaded by Aleksandr Mergold on Aug 19, 2024 at 10:40 PM
20240508_LFM_construction documents.pdf
Uploaded by Aleksandr Mergold on Aug 19, 2024 at 10:42 PM
Learning Farm SEQR Parts 1-3 plus EAF Map.pdf
Uploaded by Aleksandr Mergold on Aug 19, 2024 at 10:48 PM
LFM_B105-2017 - Final - 001(1).pdf
Uploaded by Aleksandr Mergold on Aug 19, 2024 at 10:56 PM
History
Date Activity
8/28/2024, 4:51:42
PM
Lori Kofoid changed Material Packets Sent to ZBA Members from "" to
"09/16/2024" on Record ZBAS-24-1
8/28/2024, 4:51:42
PM
Lori Kofoid changed Neighbor Notification Letters Were Sent from ""
to "09/16/2024" on Record ZBAS-24-1
8/28/2024, 4:51:42
PM
Lori Kofoid changed Public Hearing Notice Was Sent from "" to
"09/16/2024" on Record ZBAS-24-1
Determination/Denial Letter
Narrative
Sur vey and/or Plans
Environmental Assessment Form
Letter or Email of Authorization
STORAGE/
JANITORIAL
VESTIBULE
PRODUCTION
KITCHEN
TEACHING
KITCHEN
CLASSROOM
STAFF WC 4
WALK-IN COOLER
PROCESSING 1:
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
PROCESSING 2
OFFICE
ELECTR. PANELSTAFF
LOUNGE MECH.2-WAY PANTRYSTAFF CLPANTRY OR EQUIPMENT CLSTAFF HALLWAYBATHROOMS
K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA
CHANGING
BATHROOM 2BATHROOM 1
BATHROOM 3
SERVICE SINK FAUCETTRITONK-838T60-4A
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
MECH
WELL
K-2054JAMESTOWNC_LAVATORYVITREOUS CHINA
CHANGING
SCALE: 3/16" = 1'-0"
GROUND FLOOR FINISH PLAN1
FL1
PATIO
FL1
PATIOFL1
PATIO
FL1
PATIO
FL1
PATIO
FL2
FL1
FL2
FL1
FL2
FL1
FL1 FL2 FL1FL2 PATIOFL1
TILE1
CNTR
F1
F1
F1
F1 F1
CONC
TILE1
BY COOLER
MFR TILE1
F1
TILE2 TILE2
TILE2
TILE2
FL1FL2
F1
F1
F1 F1
F1
SCALE:
FINISH SCHEDULE2
FINISH NOTES
1. PAINT FINISHES TO BE USED THROUGHOUT U.O.N.:
-WALLS: SATIN
- CEILING: MATTE
- CASEWORK, TRIM, DOORS: HIGH GLOSS
2. PROVIDE IMPACT-RESISTANT GYPSUM BOARD AT HIGH-TRAFFIC AND
MECHANICAL SPACES
TILE 1
F1
F1
F B
CW
WALL FINISH
FINISH TAG
CLG FINISH
FLOOR FINISH BASE FINISH
FL1 B1
F5F1
FL1 B1
F4F1
FL1 B1
F5F1
F:FL1 B:B1
C:F5W:F1
FL2 B2
F5TILE1
FL2 B2
F4TILE2
FL1 B1
F5F1
FL2 B2
F4TILE2
FL1 B1
F4F1
FL2 B2
F4TILE2
FL1 B1
F4F1
FL2
FL1
FL2
FL1
FL1 B1
F4F1
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
FINISH PLAN AND SCHEDULE AS NOTED
F100ND
LETTER 1 of 2
Town of Ithaca
Department of Code Enforcement
215 N. Tioga St
Ithaca NY 14850
Re: THE LEARNING KITCHEN for Khuba International at 272 Enfield Falls Rd, Ithaca, NY 14850
December 1, 2023
REVISED October 10, 2024
To Whom It May Concern,
The property at 272 Enfield Falls Rd is located at a significant disadvantage when it comes to
the availability of the municipal water and sewer (see attachment A, map), and therefore this is
to request an exemption to §225-3 “New Buildings Required to Have Sprinkler System” of the
Town Building Code for the Learning Kitchen project.
Specifically, the installation of a sprinkler system will cause significant financial and
environmental hardship for the non-for-profit Khuba International, the Owner at 272 Enfield
Falls Rd. It will require either trenching and installing water pipe approximately 3000 feet to
the nearest municipal water main across very steep terrain (and several neighbors’ property) at
an approximate cost of 1.5 Million USD (see attachment B, estimate from Micron Construction)
or an installation of a sizeable (32ft diameter, 30ft tall)1 exterior holding tank to support the
required water flow, at cost of 216,216USD for the tank (see attachment C, quote from One
Clarion) and another 416,000 USD for installation and foundations for such tank, a 632,216.
Both options either exceed or are nearly equal to the budget (see attachment C1, preliminary
budget) of the building itself and require massive disruption of soil throughout the site.
The building design is such that it is a single level structure, partially earth sheltered, primarily
of concrete and steel (concrete floor and rating walls and steel structure supporting green roof
– see attachment D, finish plan), in which multiple direct level exits to grade are available from
every room/area and exceed the egress requirement of the 2020 New York Fire and Building
Codes (see attachment E, Egress Diagram). Also worth noting that per NYFP 20202 sprinklers
would not be required in this building (see attachment F, code analysis). We are also providing
smoke and CO2 detectors throughout, wired into the Fire Alarm system as well as fire
extinguishers (see attachment G, CO2/smoke detectors and fire extinguishers). Finally, the
kitchen hood is equipped with its own fire suppression system (see attachment H, specification
sheets).
Part of the building proposal is a wood-fired pizza oven to be located on the east façade of the
building. Given that these structures require work of specialty masons, and that this oven is not
part of the current budget, the building will be constructed in such a manner where the oven
1 to contain 180,000 gallons of water sustaining required flow per Table B105.1(2) of 2020 Fire Code of NYS,
Appendix B – 1500 gallons/minute for 2 hours
PROJECT NARRATIVE 2 of 2 www.mergold.work
can be an optional addition, separately from the building construction, at a later date. In
preparation all surrounding walls and floors are to be of non-combustible materials.
As such we are confident that the building – the combination of its design and equipment
provided as described – will be as safe as an equivalent structure equipped with a sprinkler
throughout.
Thank you for your consideration.
Aleksandr Mergold, AIA
Registered Architect, NYS #030243
APP
R
O
X
.
3
2
0
0
'
WATER MAP,
TOWN OF ITHACA WEBSITE
https://townithacany.gov/town-county-maps/
DETAIL OF THE WATER MAP OF THE TOWN OF ITHACA SHOWING
272 ENFIELD FALLS RD / THE LEARNING KITCHEN
WITH OPTIONS SHOWING HOW TO PROVIDE REQUIRED WATER SUPPLY
FOR A FULLY SPRINKLERED PROPOSED BUILDING
AREA OF DETAIL
RT 327 / ENFIELD FALLS RD
AREA WITH
MUNICIPAL WATER SUPPLY
AREA WITH
MUNICIPAL WATER SUPPLY
APPROX. PROPERTY LINE
OF 272 ENFIELD FALLS RD
KHUBA INTERNATIONAL /
THE LEARNING FARM
OPTION 2
ISNATLL 32’ DIAMETER, 30FT TALL WATER TANK / 804.2 SF
WOULD BE NEEDED TO
PROVIDE REQUIRED
WATERFLOW FOR FULLY-
SPRINKLERED BUILDING
EXISTING GORGE
N
OPTION 1
TRENCH APPROX. DISTANCE TO
THE NEAREST CONNECTION IN THE AREA
WITH MUNICIPAL WATER SUPPLY
(TRENCH MIN. 48” DEEP WOULD BE REQUIRED)
NOTE: PER BOLTON POINT, NEAREST
WATER MAIN CONNECTION IS APPROX. 3200’ AWAY EXISTING STRUCTURES ON SITE
PROPOSED LEARNING KITCHEN / 3080 SF
A
ESTIMATE
Micron construction
14 connecticut hill rd
Newfield, NY 14867
micron338@gmail.com
+1 (607) 379-1680
Bill to
the learning farm
272 enfield falls rd
ithaca, ny 14850
Ship to
the learning farm
272 enfield falls rd
ithaca, ny 14850
Estimate details
Estimate no.: 1024
Estimate date: 10/02/2024
#Date Product or service Description Qty Rate Amount
1.Sales Install 190,600 gallon water tank to
manufactures specs. install water tank base
(soil samples required for base design).
water hookup to building and 3phase power
installation for tank heater not included.
1 $416,000.00 $416,000.00
2.Sales Install approximately 3200 feet of 8in ductal
iron water main and hydrants per future
design along state route 327.
$1,500,000.00
Total $1,916,000.00
Accepted date Accepted by
B
ALEX MERGOLD - ROM Quote - Project: Ithaca,
NY - 30.77’ Diameter X 34.27’ Height, Nominal
190,600 U.S. Gallons
mergold.work
ALEX MERGOLD
am@mergold.work
607-821-0811
Reference: 20240927-085753612
Quote created: September 27, 2024
Quote expires: October 27, 2024
Portable Tank Group, Inc DBA One Clarion
1515 U.S. Hwy. 1
Sebastian, FL 32958
USA
Mark Wilkie
Sales
markw@oneclarion.com
+18634172449
Total $216,216.00
C
Products & Services
ITEM NAME DESCRIPTION QUANTITY PRICE NET PRICE
Tanks -
Steel
Bolted
Panel -
30.77’
Diameter
X 34.27’
Height
Tanks - Steel Bolted Panel
190,600 U.S. Gallons
Project: Ithaca, NY
Quantity (1) Thermosetting
Fusion Bonded Epoxy Coated
Bolted Tank
This is in response to your in‐
quiry; we are pleased to offer
the following price quote for
your consideration.
SCOPE OF WORK
• Furnish all materials for the
following thermosetting fusion
bonded powder coated epoxy
bolted tank approximately
30.77’ Diameter X 34.27’
Height, giving a nominal ca‐
pacity of approximately
190,600 U.S. Gallons and giving
a usable capacity of approxi‐
mately 182,200 U.S. Gallons,
with 12” Freeboard
• Furnish all materials for an
epoxy coated steel floor.
• Furnish all materials for an
Epoxy Coated steel deck with
2:12 slope without center col‐
umns
• Furnish all materials for erec‐
tion (Non-Union/ Non-
Prevailing Wages)
• The exterior tank color can be
chosen from five standard col‐
ors with an interior color of
standard white. Other cus‐
tomer requested exterior color
can be matched if customer
can provide paint spec. and / or
color chip
1 $185,800.00 $185,800.00
ITEM NAME DESCRIPTION QUANTITY PRICE NET PRICE
• AST Storage will use a combi‐
nation of Manus Bond 75-AM
sealant and EPDM gasket for
panel connections, depending
on product stored and environ‐
mental conditions
• Foundation not by One
Clarion. Customer provided.
TANK DESIGN
• Storage of: Fire Protection
Water
• Risk Category: IV
• Importance Factor: 1.5 / Soil
Profile D
• Designed to AWWA D103-19
NFPA-22
• Wind Conditions: 120 MPH
(Per ASCE7-10)
• Roof Snow Load: 35 psf
• Basic Seismic Parameters: Ss:
0.126 - S1: 0.056
• Specific Gravity 1.0
• Customer to verify that codes
& loads quoted are suitable for
location
COATING
We have quoted our standard
interior coating system
Standard DuraCoat powder
coating. There are five exterior
topcoat colors available. All in‐
terior / exterior powder coat‐
ings are thermally bonded at
factory, using SSPC-PA-2
Specification with Blasted
Profile of SSPC-SP10.
Thicknesses of coatings are as
follows: interior surfaces: 5 mils
avg; exterior primer: 3-5 mils
avg; exterior topcoat 2-3 mils
avg. We have quoted our stan‐
dard 1-year warranty.
FITTINGS AND ACCESSORIES
ITEM NAME DESCRIPTION QUANTITY PRICE NET PRICE
• (1) Epoxy coated Safety Yellow
Standard exterior ladder with
OSHA approved fall arrest pro‐
tection, composed of carbon
steel
• (1) Epoxy coated Safety Yellow
standard climb prevention
door, composed of
carbon steel
• (1) Epoxy coated Standard in‐
terior ladder with OSHA ap‐
proved fall arrest protection,
composed of carbon steel.
• (1) Epoxy coated weir cone,
composed of carbon steel
• (1) Epoxy coated 6” overflow,
composed of carbon steel
• (1) Epoxy coated 4” drain
flange, composed of carbon
steel
• (1) Epoxy coated 6” Suction
flange with anti-vortex, com‐
posed of carbon steel
• (1) 4” Inlet piping up sidewall
with top elbow, composed of
PVC
• (2) Epoxy coated 24” manway
in first ring, composed of car‐
bon steel
• (1) Epoxy coated 24” sq. deck
manway, composed of carbon
steel
• (1) Standard 20” Mushroom
vent
• (1) Standard liquid level indi‐
cator
• (2) Standard high/low level
switches
• (1) Standard temperature
switch
• (2) Standard grounding lugs
(wiring and cable not included)
• Full Perimeter Epoxy coated
Safety Yellow guardrail, com‐
posed of carbon steel
• Touch-up epoxy
ITEM NAME DESCRIPTION QUANTITY PRICE NET PRICE
• Anchor bolts as required
(Material and Engineering
only)
• Asphalt fiber board as re‐
quired
Specific exceptions to project
specifications are listed below.
1. Pricing does not include ad‐
ditional work required by un‐
foreseen conditions or
obstructions i.e. private or pub‐
lic pipes, appliances, wires etc.
2. Customer shall provide wa‐
ter to completely fill the tank
for hydro test
3. Owner shall furnish water
quality test. Disinfections if re‐
quired shall be the
responsibility of others.
4. Any items or specifications
not specifically mentioned are
not part of this project.
5. Erection bid as open work
hours 7 days per week
6. Customer to provide labor
and equipment to unload
truck
7. If there are any conflicts be‐
tween our quotation and your
requirements or the plans and
specifications, our quotation
shall govern.
8. Unless stated, One Clarion
has quoted our standard de‐
sign, coating and accessories
(Ladder, Handrail, Flanges,
Manways…..).
9. Erector must do an inven‐
tory of each tank within 5 days
of delivery and send
signed ship list to project man‐
ager; any shortages or missing
parts will be the
responsibility of the contractor
afterwards and may be billed
ITEM NAME DESCRIPTION QUANTITY PRICE NET PRICE
to erector.
OPTIONS:
2” Polyisocyanurate Insulation
Material……………………$39,991.00
2” Polyisocyanurate Insulation
Freight (NO INSTALL)...……
$5913.00 **
Immersion Heater (480V/ 3
Phase)……………..……………$9,750.00
(no control panel, no electrical
- provided by others)
Standard Shallow Style
Foundation Design (GeoTech
Report by Others) – ADD
$4,800.00
(Deep Style Foundation Design
cost is contingent on require‐
ments in Geotech Report)
** Not currently installing insu‐
lation in NY State at this time.
Performed by customer.
*** Taxes not included ***
SCHEDULE
Submittals: 2 weeks after re‐
ceipt of PO
Fabrication: 20 weeks AFTER
receipt of final approval
drawings
ITEM NAME DESCRIPTION QUANTITY PRICE NET PRICE
_Freight Estimated freight - PLEASE
CONFIRM SHIP TO ADDRESS.
Estimated Shipping Weight
49,000# (excludes optional in‐
sulation under options)
A $850.00 loading fee (per
truckload) will be applied if
shipping arrangements are
made by others.
One Clarion takes pride in se‐
lecting reputable freight carri‐
ers, however, items may get
damaged during the delivery
process;
*** NOTE: YOU (CUSTOMER)
are RESPONSIBLE FOR
INSPECTING THE GOODS
DELIVERED FOR DAMAGES
UPON ARRIVAL. IF THERE ARE
DAMAGES the Bill of
Lading/Shipping documents
must be notated with the type
and location of the damages.
RETAIN a copy of the docu‐
ments with notes. The freight
insurance will NOT cover the
damages and will be for the
account of the
buyer/receiver/customer. We
suggest taking pictures to doc‐
ument the damages.
Scuffs and scratches are nor‐
mal. Supply conditions and
policies can be found here
https://clarionmunicipal.com/p
olicies.html "Inspection and
Acceptance"
All freight quotes are provided
as a courtesy to customers to
1 $14,400.00 $14,400.00
ITEM NAME DESCRIPTION QUANTITY PRICE NET PRICE
facilitate their orders. When
provided, freight rates are
based on good faith estimates
and may be subject to change
if the shipment is different
from that originally advised.
Any additional out of pocket
expenses will be billed at cost.
May not include the following
as applicable; Job Site delivery,
Residential Delivery, Pre-
Delivery Phone Calls, Liftgates,
COD, Duties & Taxes, Custom
Clearance Fees, L/C costs,
Legalization of Documents,
Insurance, etc. You will need a
loading
ramp/dock/forklift/means to
offload the
materials/equipment once it
arrives. The
equipment/materials arrive on
commercial carriers to ensure
that we provide the very best
delivery rates. Please plan
ahead to avoid delays and po‐
tential charges. Should you
need assistance or alternative
delivery method discuss at
time of placing your order.
PLEASE NOTE: We will do our
best to meet delivery dead‐
lines, but delivery dates can
not be guaranteed.
SUBTOTALS
One-time subtotal $200,200.00
EStimated Sales Tax 8% Ithaca NY $16,016.00
8% tax
Total $216,216.00
Steel Bolted Storage Tanks provide a cost-effective and tailored solution for fire water storage needs. Ideal for
municipalities, industrial, and commercial projects, our tanks are fully customizable to suit specific fire safety
requirements and locations. Crafted from durable steel, these tanks are specifically designed for storing water
dedicated to fire suppression. Certified under AWWA D103-09 and NFPA22 compliance, they ensure compliance with
fire safety regulations, offering the strength and durability necessary for reliable, long-term fire water storage.
Constructed from lightweight, powder-coated, bolted steel panels, our tanks are efficiently assembled onsite,
guaranteeing seamless integration into your fire protection infrastructure.
https://oneclarion.com/steel-bolted-water-tanks-nfpa
PAYMENT TERMS
NOTE: Our prices are firm for 15 days from date of this proposal
Our invoices are due as follows:
• 50% down payment due upon receipt of order – due upon receipt
• 50% with shipment
All invoices are payable in full and due upon payment terms. All unpaid invoices will be assessed a
finance charge of 1.5% per month on all past due invoices.
NOTES
1. Un-Stamped submittals and engineered calculations will be provided. Three (3) sets of drawings are provided for each
size tank, additional sets may be purchased for an additional charge. Three (3) sets of stamped final drawings will be
provided after approval. (3) Sets of operational manuals provided.
2. No spare parts required.
3. Received addendums: 0
4. We have not included any state or local taxes and / or use tax. If any taxes are required, the cost will be added to the
final invoice.
5. Any items or services not specifically mentioned in this quotation are to be provided
by others.
6. One Clarion, Seller will supply foundation loads if needed.
7. Top of foundation to be no more than 18” above grade.
8. Buyer is responsible to assure foundation is level and within tolerance.
9. Minimum of 5’ clearance required around entire tank for erection.
10. Customer to provide dumpster at erection site for disposal of crating materials.
11. Steel Price Increases. If the price of steel increases more than ten percent (10%) between Seller’s acceptance of
Buyer’s order and commencement of fabrication of Buyer’s tank, the Buyer agrees to pay a surcharge equal to the
increased price of steel used in Buyer’s tank.
Field Installation Clarifications
1. General Clarifications:
a. Installation to be performed by a certified One Clarion, Seller subcontractor.
b. A continuous installation operation is required for timely completion of a finished and usable tank. Seller, Installer,
Manufacturer request the customer be proactive in eliminating the need for lost time.
c. Non-Union installation bids are based on open work hours, from sunup to sun down, seven days per week.
d. Prevailing wage installation is based on five days per week, 8 hours per day. Monday -Friday 7:00 am to 5:30 pm.
e. Labor prices are based on favorable weather conditions for continuous erection services (summer months). Increased
cost applies during spring, fall and winter months (October – April)
f. Grout is NOT included in scope of work, unless specifically called out in proposal.
g. Installation of Anchor bolts is NOT included, unless specifically called out in proposal.
h. Buyer is responsible to provide Buyers Risk insurance to cover loss by fire, weather, removal, an all - extended
coverage perils, theft, vandalism, malicious mischief, negligence and any other insurance which buyer deems
necessary. Erector to provide protection to cover any tools or rental equipment on jobsite. Buyer is responsible to
prevent theft from jobsite.
2. Safety Clarifications.
a. Manufacturer Subcontractors will operate within the rules and regulations of the Occupational Safety and Health
Administration (OSHA). If more stringent Federal, State and local safety standards apply.
b. If more stringent Federal, State or local safety standards are required, it is buyer’s responsibility to inform One Clarion,
Seller, if new safety standards increase the cost of the labor, buyer responsible for any additional charges.
c. Onsite safety orientation, not to exceed one hour is included. If additional safety orientation or safety classes is
required, buyer responsible for any additional charges.
3. Final Acceptance Clarifications
a. Dry Bulk Silos:
i. If water spray test is required, buyer responsible for sufficient water supply, hoses, pump and water disposal. 1 – 1 ½”
Fire hose with fog nozzle, 30-50 psi water pressure, and 40-60 GPM water volume is required for exterior spray test.
b. Liquid Storage Tanks:
i. Customer responsible for Hydro-Test. Disinfection is not included. If a leak is disclosed during initial fill, alert One
Clarion, Seller and a field service technician will be dispatched immediately. IF YOU REQUIRE WATER ASK US PRIOR TO
THE TANK INSTALLATION AS WE HAVE CONTRACTORS THAT SERVICE MOST OF THE USA THAT CAN PROVIDE THIS
SERVICE.
4. Jobsite Clarifications:
a. Pictures of completed foundation showing 0 – 90 – 180 -270, marked on the foundation to be sent to One Clarion /
Installer project manager, no later than 1 week prior to crew mobilizing, additional charges and/ or remobilization
charges may apply should inaccuracies or deficiencies in foundation work, performed by others, cause lost time.
b. Job site access, service roads, and adjacent area must be suitable to support continuous erection, under all typical or
expected weather. Jobsite shall be kept clear of obstruction and provide sufficient clear space, be paved with
compacted gravel and be able to support all lifting equipment (cranes, man lifts, etc.) and ensure no standing water is
retained is work area.
c. If a temporary foundation pad is required to facilitate tank erection, the pad shall have the following: be capable of
supporting the maximum weight of the finished tank, be within 1% of true level, and be at least 2 feet larger that the
completed diameter. The customer is responsible for engineering calculations and certifications unless otherwise
agreed.
d. Level compacted and maneuverable terrain to and around work area. Free and clear access 360 degrees around tank
required, with at least 6’ minimum clearance. If 360 degree access is not available, and undisclosed during bidding
process, additional charges may be applied.
e. Top of foundation bust be within 18” of grade unless otherwise noted in our proposal.
f. Buyer is responsible to assure foundation is level and within tolerance.
5. Material Handling Clarifications
a. Customer is responsible for material offloading at jobsite. Manufacturer recommends the use of an all – terrain reach
forklift, as all pallets and crates weight 10,000# or less. Material to be staged within 150’ of foundation. Typical lay-down
area is 100’ X 100’.
6. Facility and Service Clarifications
a. Customer responsible for providing dumpster and hauling off the contents at the completion of erection.
Terms and Conditions of Sale
7. Price Quotation, Offer, and Acceptance. One Clarion, Seller(Seller) has provided a non-binding price quotation to
Buyer. Buyer may choose to order goods from Seller. Seller shall be deemed to have accepted Buyer’s order upon the
earliest of (a) written confirmation, or (b) commencement of performance by Seller. If Seller accepts an offer from
Buyer, these terms and conditions shall apply and become a part of the contract between Seller and Buyer, and the
contract shall be deemed accepted and made in Jay, Oklahoma. Seller hereby expressly rejects any different or
additional terms which accompany Buyer’s offer, including pre -printed terms on Buyer’s purchase order, or any other
Buyer provided documentation.
8. Steel Price Increases. If the price of steel increases more than ten percent (10%) between Seller ’s acceptance of
Buyer’s order and commencement of fabrication of Buyer’s tank, the Buyer agrees to pay a surcharge equal to the
increased price of steel used in Buyer’s tank. For these purposes, the Steel Price Index for Plate Steel as published at
www.crugroup.com shall be used to determine the surcharge amount.
9. Delivery. Unless otherwise stated on the face hereof, the price and delivery of all goods, are FOB Seller manufacturers
factory, Jay, Oklahoma. Buyer shall be solely responsible for all freight charges. Title to the goods and risk of loss shall
pass to Buyer when the goods are duly delivered to common carrier at Seller’s factory. Processing freight claims or loss
claims is the Buyer’s sole responsibility.
10. Manufacturers Limited Warranty. Manufacturer warrants the goods against defects in workmanship and materials
under normal and proper use and operating conditions for a period of twelve (12) months from the Completion Date.
One Clarion/ Portable Tank Group are not the manufacturers of the supplied equipment.
THIS WARRANTY IS EXCLUSIVE, AND THERE ARE NO UNDERSTANDINGS, AGREEMENTS,
REPRESENTATION OR WARRANTIES, EITHER EXPRESS OR IMPLIED, INCLUDING WITHOUT
LIMITATION THE IMPLIED WARRANTIES OF MERCHANTABILITY AND FITNESS FOR A PARTICULAR
PURPOSE RESPECTING THE GOODS OTHER THAN OR DIFFERENT FROM THE MANUFACTURER’S LIMITED
WARRANTY.
Manufacturer’s / Sellers Limited Warranty is subject to the following limitations and conditions.
(a) Manufacturer’s / Seller’s Limited Warranty shall become void and terminate if, during the twelve -month period,
Buyer (i) transfers its ownership or use of goods to another person, or (ii) puts goods to uses or operates them under
conditions, including without limitation the storage of materials of different composition, maximum bulk densities or
flow characteristics, different from those represented to Manufacturer prior to date of shipment.
(b) Manufacturer’s / Seller Limited Warranty shall become void and terminate if Buyer makes repairs or alterations to
goods without obtaining Manufacturer’s prior written approval. Seller / Manufacturer shall not be responsible for
defects in erection work performed by persons or contractors other than Manufacturer’s
c) Manufacturer’s / Seller’s Limited Warranty does not include (i) corrosion or erosion of goods caused by or resulting
from acids, chemicals or other caustic substances and (ii) the suitability of any material or part selected by Buyer for
use with goods.
(d) On all materials or parts purchased by Manufacturer from vendors, Manufacturer’s Limited Warranty shall not
extend in duration or effect beyond terms and conditions of warranty given to Manufacturer’s / Seller by such vendors,
and then only to the extent that Manufacturer’s / Seller is able to enforce such warranties in appropriate legal
proceedings.
(e) Manufacturer’s / Seller’s Limited Warranty shall not apply to any previously used or secondhand parts and materials.
(f) Structural design and operating performance is subject to the correctness of design and operating conditions
provided by Buyer, the correctness of interfacing work, material or services to be provided by Buyer, such as
foundations, and the correct maintenance and use of goods supplied by Manufacturer’s / Seller so that inordinate or
abnormal pressures or weight are not applied to the structure. Buyer shall also have sole responsibility for determining
whether its plans or specifications meet applicable local requirements.
(g) Manufacturer’s / Seller’s Limited Warranty does not cover routine maintenance. Manufacturer’s / Seller’s Limited
Warranty shall become void and terminate if any good is misused, neglected, damaged after delivery thereof to buyer
or if it is not properly maintained.
(h) No person, firm or corporation is authorized to make any representation or to incur any obligation in the name or on
behalf of Seller except as stated herein.
11. Limitation of Remedies. This warranty is in lieu of any other obligation, liability, right or claim, whether in contract or
in tort, including claims for loss of use of any structure or product within any structure, and further including any claims
or rights arising from negligence on the part of Seller. Seller’s liability shall in no case exceed the price paid for the good
which gives rise to the claim. In the event of any failure of goods to perform as warranted, Seller will, at Seller’s sole
option, replace or repair goods, or any component thereof, at no charge to Buyer. Manufacturer’s / Seller shall also bear
the reasonable cost for labor in connection with the repair or replacement. Any Good repaired or replaced will be
entitled to warranty for the remainder of the original warranty period. The liability of Manufacturer’s / Seller is expressly
limited to these remedial measures, and it is understood
and agreed that the purchase price stated herein for goods is based upon Manufacturer’s / Seller’s Limited Warranty
and the Limitation of Remedies set out herein. In no event shall Manufacturer’s /Seller be responsible for any
INCIDENTAL, PUNITIVE OR CONSEQUENTIAL DAMAGES.
Buyer shall provide written notice to Seller of any claim within fourteen (14) days of Buyer ’s knowledge of such claim.
Buyer shall cooperate with Manufacturer / Seller and allow Manufacturer / Seller access to Buyer’s property to inspect
the claimed defect and repair any goods or component thereof sold by Seller to Buyer. Manufacturer / Seller shall be
granted permission to perform such work with its own service personnel under nonunion conditions, and in no event
shall Buyer be entitled to effectuate any repair or replacement and seek to backcharge Manufacturer / Seller.
12. Method of Shipment and Freight Charges. Buyer shall be solely responsible for all shipment and freight charges
incurred for delivering the goods from Seller’s factory in Jay, Oklahoma, to Buyer’s project site.
13. Force Majeure. Seller shall not be liable for damages resulting from any delay or failure to deliver the goods, or
otherwise perform under this Offer, due to circumstances beyond its control and not occasioned by its fault or
negligence, including but not being limited to, any act of government, shortage or inability to obtain materials, failure
of vendors, strikes, labor disputes, civil commotion, acts of God, or other occurrences rendering Manufacturer’s / Seller’s
performance commercially impracticable, regardless of whether such occurrences are foreseeable. In the event of a
production shortage, Seller shall have the right to allocate its available goods among its customers in such a manner as
Seller shall desire.
14. Invoice, Hold, and Storage Fees. Seller shall notify Buyer when the goods are ready for shipment. If Buyer is unable to
take immediate delivery of the completed goods, Buyer shall immediately pay the final invoice for the completed
goods. Upon final payment, Buyer may store the complete d goods at Seller’s manufacturing facility for up to sixty (30)
days without incurring storage fees. Buyer shall be responsible for storage fees of completed goods at the rate of
$750/week. Such fees apply to any storage of completed goods (a) before final payment is received,
and (b) more than 60 days after final payment is received.
15. Terms of Payment. Subject to satisfactory credit approval, as set forth in paragraph 11, the following payment terms
apply:
16.
DOMESTIC SALES
50% with order
50% with shipment of goods.
All invoices are payable in full and due upon payment terms.
All unpaid invoices will be assessed a finance charge of 1.5% per month on all past due invoices.
Any payment not made when due shall accrue a finance charge of 1.5% per month. To the extent Seller retains an
attorney to collect any sums due and owing, Buyer shall be responsible for the attorney fees, costs, and arbitration fees
associated with collection of past due amounts.
Note: Freight invoices are due upon receipt of invoice. A late charge of 1.5% per month will be charged on invoices not
paid at maturity.
Note: Any back charge will NOT be accepted unless agreed upon by both the manufacturer and contractor Any
payment not made when due shall accrue a finance charge of 1.5% per month. To the extent Seller retains an attorney
to collect any sums due and owing, Buyer shall be responsible for the attorney fees, costs, and arbitration fees
associated with collection of past due amounts.
Note: Freight invoices are due upon receipt of invoice. A late charge of 1.5% per month will be charged on invoices not
paid at maturity.
INTERNATIONAL SALES
Payment - 50% with order
50% with shipment of goods.
17. Credit Approval. Seller ’s acceptance of Buyer’s offer to purchase is subject to (a) execution by Buyer of such
additional contract documents, security agreements, notes or other instruments as Seller shall deem necessary or
desirable and (b) Seller’s review and acceptance of the financial condition of Buyer. If the financial condition of Buyer at
any time does not in the sole judgment of Seller, justify continuance of shipment under the terms hereof, Seller
reserves the right to ship under reservation, or to require full payment before shipment, delivery or erection.
18. Security Interest. To secure payment for goods, Buyer grants to Seller a security interest in the goods and agrees
that Seller shall have the rights and remedies of a secured party under the Uniform Commercial Code. Buyer
designates Seller as its attorney-in-fact to execute any financing statements on behalf of Buyer necessary to perfect
such security interest.
19. Taxes. Buyer is solely responsible for all sales, excise or similar taxes levied by government authority, either foreign or
domestic, and the quoted price does not include any taxes.
20. Additional Work and Inspection. No extra labor, materials or parts will be furnished under this Offer, unless it has
been ordered by Buyer on Seller’s sales order form, and the prices and terms of sales are approved by Seller.
Seller may at its option subcontract labor, material and parts without Buyer’s consent. Unless otherwise agreed to,
Seller shall not be responsible for unpacking, storage, field assembly of goods, or construction of foundations.
Furthermore, Seller shall not be responsible for the choice of use or linings, sealants, and gasket materials not sold
hereunder; or the installation, attachment, or connection of piping, conveying and ventilating equipment, or other
attachment of accessories or components not sold hereunder.
21. Cancellation, etc. Buyer’s cancellation of any order is required to be in writing, and Buyer is subject to pay a
cancellation fee equal to 25% of the total purchase price plus all non-recoverable costs and expenses.
22. Choice of Law; Jurisdiction and Venue. The rights and obligations of the parties shall be governed by the domestic
laws of the State of Oklahoma without regard to its conflict of law rules or the United Nations Convention for the
International Sale of Goods. Any claims, legal proceedings, or litigation between the parties shall be brought exclusively
in the District Court in and for Delaware County, Oklahoma, and Buyer expressly consents to the jurisdiction and venue
of such courts and agrees that any such claim, legal proceedings, or litigation shall not be removed to federal court.
23. Entire Agreement. These terms and conditions, coupled with Buyer’s offer to purchase and Seller ’s acceptance of
the offer contains the entire agreement between Seller and Buyer, and no modification of this agreement shall be
binding upon Seller unless evidenced by a written agreement. No oral or written statements by Seller’s sales
representatives, or other agents, shall modify or vary the express terms hereof unless evidenced by an agreement in
writing signed by the Seller. To the extent any advertising or promotional material of Seller, purchase order
terms and conditions offered by Buyer, or any other written document varies the terms hereof, Seller and Buyer agree
that the terms hereof shall control. The Buyer and Seller further agree that such advertising and/or promotional
materials, purchase order terms and conditions offered by Buyer, or any other written document are not part of the
agreement between Seller and Buyer.
24. Confidentiality of Proposal. All terms and conditions of this quotation shall be held in strict confidentiality by the
Buyer and shall not be divulged by the Buyer to any other person or entity without the express prior written approval of
Seller.
Payment for all orders must be made prior to shipping unless particularly agreed to in writing. Payment may be made
to One Clarion via credit card, ACH, Terms for approved accounts, check or E-check (drawn on a domestic bank only),
wire transfers, or by irrevocable letter of credit drawn on a U.S. bank and subject to One Clarion sanction of the terms of
the letter of credit. All payments are to be made in U.S. Dollars. Checks presented as mailed and faxed shall be
authorization for One Clarion to initiate either an electronic debit or to create and process a demand draft against
purchasing party's bank account, in the amount of check, on or after the hard copy is not received as promised. All fees
associated are the responsibility of the Purchasing Party.
*Credit terms are available to existing approved customers only.
**We will reference your PO number but will not be subject to your terms and conditions. Should your purchase terms
be different from our quote, we reserve the right to adjust the pricing accordingly.
***Buyers are responsible for sales tax as applicable by Federal, State, and Local law. If taxes are not reflected, please let
us know what rate you are responsible for in order to collect at the time of purchase to avoid finance charges and
having to collect after the sale.
****A 1.5% Finance Charge will be added every week if payment is more than 30 days late.
The complete list of One Clarion's Terms & Conditions apply https://www.clarionmunicipal.com/policies.html
Aleksandr Mergold, AIA
BUDGET ESTIMATE 1
Learning Kicthen - Estimated Prelimary Budget
Issued May 30, 2024
Revised 06/05/24
ls $95,000
Excavation
Forming
Pour
Steel Fabrication 1 ls $30,000 (5) W14X38 beams, (10) HSS 5X5X1/4 columns, (7) 3"Ø X 1/4 trellis pipe columns
Steel Erection
1 ea $38,000
Grease interceptor 1 ea $3,000
Wood framing 1 ea $90,000 north wall, partial east and west walls, roof
$38,000 120/240V single-phase
Receptacles/dedicated power 85 ea $8,500 $100/point
Lighting 1 ls $30,000 wiring/switching
toilets 7 ea $7,000
sinks 7 ea $3,500
showers 3 ea $3,000
mop sink 1 ea $2,000
kitchen/processing rough-ins
Primary-vegetated roof 2,890 sf $95,000 ROM pricing from Richard Kile 3/21/2024
Secondary/awning-metal roofing 910 sf $15,000
Mech roof - EPDM 125 sf $1,875
Wall type A Insulation (R-34) 776 sf $5,000 cavity spray foam + ext rigid
Wall type C Insulation (R-13) 1700 sf $7,000 ext rigid only
Roof (R-49)2500 sf $20,000
under slab (R-10)2900 sf $8,700
Cladding 1000 sf $10,000 upcycled materials
6' x 7' pair doors 4 ea $9,600 2400
3' x 7' single door 1 ea $1,200 1200
window/sidelite 200 sf $8,500 50
rollup door 1 ea $9,000
HM doors 1 ea $800 800
skylights 6 ea $18,000 3000
Roof guardrail 190 lf $7,600 assume $45/lf
MUA system for kitchen vent
LG ARUB060GSS4 heat pumps 3 ea $18,600 6200
FC-1 4 ea $4,800 1200
FC-2 8 ea $8,000 1000
$8,000
685 sf
2000 sf $8,000 at bathrooms and kitchen, soffit - assume $4/sf
632 sf $7,584 12
$9,000 interior only
Drywall
ceiling
Tile
Finished flooring (ep[oxy)
Paint
Doors & trim 18 ea $18,000 18 interior doors incl (2) traffic doors
Subtotal $647,259
DETAILS QUANTITY ALLOWANCE NOTES / UNIT PRICE
Site Work
Steel
Septic system
Site Drainage
Construction
Electrical
Plumbing
rough plbg for (4) bathrooms:
Roofing
Exterior Envelope
Exterior openings
Misc metals
HVAC
Finishes
TOTAL
excluding
equipment, FFE
$647,259C1
December 2, 2021
Honorable Anna R. Kelles
Member of Assembly
106 East Court Street
Ithaca, NY 14850
Dear Anna:
I am in receipt of your State and Municipal Facilities Program Description & Nomination Form
that provides for the Khuba International, Inc. to receive capital funding in the amount of
$200,000 from the State and Municipal Facilities Program (SAM). These funds are for capital
costs associated with the construction of a housing and educational facility.
In order for your designated project to receive funds through SAM, the administering
organization must complete a “State and Municipal Facilities Program Preliminary Application.”
Please provide the enclosed application to the Khuba International, Inc. The completed
application should be returned to Victor Franco, Ways and Means Committee, Capitol Building,
Room 409, Albany, New York 12248. Upon receipt, staff from the Ways and Means Committee
and Office of Counsel to the Majority will conduct an initial review to determine eligibility.
The application will be formally submitted to the Dormitory Authority of the State of New York
(DASNY) for a more intensive review process after the initial review is completed. DASNY
may require more detailed information in order for the grant contracting process to proceed. If
DASNY requires additional information, they will contact the grant recipient directly. This
process is necessary to ensure that the project can be funded with bond proceeds, as that is the
source of funds for the State and Municipal Facilities Program.
It is through your efforts and advocacy on behalf of the Khuba International, Inc. that this project
will be considered for capital funding through the SAM process. If you have any questions
about the process, please do not hesitate to contact me or Victor Franco of the Ways and Means
Committee staff at (518) 455-4050.
Sincerely,
CARL E. HEASTIE
Speaker
Enc.
SCALE:NTS
EGRESS PLAN AT GROUND LEVEL2
54'-3" EXIT SEPARATION DISTANCE
83'-6
"
D
I
A
G
O
N
A
L
D
I
S
T
A
N
C
E
FE
FEEXIT
EXIT EXITEXITEXITEXITEXIT
STARTING POINT
PATH OF TRAVELDIRECTION OF TRAVEL
POINT OF EXIT TO OUTSIDE
E
EXIT
EXIT
EXIT EXITEXITSCALE:NTS
PATH OF TRAVEL DISTANCE PLAN3
MIN. NUMBER OF EXITS FROM STORY = 2
(PER TABLE 1006.3.3)
PROPOSED EXITS = 6
TEACHING KITCHEN BUILDING:
TEACHING KITCHEN:
(EDUCATIONAL-CLASSROOM AREA)
20 SF / OCCUPANT, NET (PER T. 1004.5)
800 SF/20 SF PER OCCUPANT = 40 OCCUPANTS
(MAX OCCUPANT LOAD 49 FOR 1 EXIT PER TABLE
1006.3.3(2)
PRODUCTION KITCHEN
(COMMERCIAL KITCHEN)
200 SF / OCCUPANT, GROSS (PER T. 1004.5)
419 SF/200 SF GROSS = 3 OCCUPANTS
PROCESSING AREAS:
(COMMERCIAL KITCHEN)
427 SF/200 SF GROSS = 3 OCCUPANTS
OFFICE
(BUSINESS AREAS)
150 SF / OCCUPANT, GROSS (PER T. 1004.5)
78 SF/150 SF GROSS = 1 OCCUPANT
MECHANICAL SPACE:
208 SF/300 SF GROSS =
1 OCCUPANT
TOTAL LOAD = 49 OCCUPANTS
OCCUPANT LOAD > 50: EGRESS DOORS
SWING IN THE DIRECTION OF TRAVEL PER
1010.1.2.1
MANUAL FIRE ALARM NOT REQUIRED FOR
GROUP B OCCUPANCY WITH OCCUPANT LOAD
UNDER 100 PER 2020 NYS FIRE CODE 907.2.2
TEACHING KITCHEN
800 SF
40 OCCUPANTS
MECH
208 SF
1 OCCUPANT
PRODUCTION KITCHEN
419 SF
3 OCCUPANTS
PROCESSING
190 SF
1 OCCUPANT
COOLER
100 SF
1 OCCUP.
PROCESSING
137 SF
1 OCCUPANT
12'-11"16'-11"1
4
'
-
1
"
44' COMMON PATH OF TRAVEL
(MAX. 75' ALLOWED PER. T. 1006.2.1)
13'-6"16'-11"10'-9"42' COMMON PATH OF TRAVEL
(MAX. 75' ALLOWED PER. T. 1006.2.1)
22'-0"27'-6"50' COMMON PATH OF TRAVEL
(MAX. 75' ALLOWED PER. T. 1006.2.1)N3'-0"6'-0"3'-0"OFFICE
78 SF
1 OCCUPANT
6'-0"
NOTE: SEE REFLECTED CEILING PLAN 1/A200 FOR
LOCATION OF ILLUMINATED EXIT SIGNAGE
EXITEXIT
7'-0"7'-0"3'-0"3'-0"3'-0"3'-0"
FE
FE
Learning Farm Teaching Kitchen
Fire Protection Code Analysis
9/24/2024
903.2.1.2 Group A-2 (2020 Fire Code of NYS)
An automatic sprinkler system shall be provided throughout stories containing Group A-2
occupancies and throughout all stories from the Group A-2 occupancy to and including the levels of
exit discharge serving that occupancy where one of the following conditions exists:
1. The fire area exceeds 5,000 square feet (464 m 2 ) (Learning Kitchen area is 3080SF)
2. The fire area has an occupant load of 100 or more (Learning Kitchen occupant load is 49)
3. The fire area is located on a floor other than a level of exit discharge serving such
occupancies.
Therefore, per 2020 Fire Code of NYS sprinklers are NOT required
F
30'-2"
R
3
6
'
-
7
"
(<
7
5
'
P
E
R
N
F
P
A
1
0
)
R5
3
'
-
9
"
(<7
5
'
P
E
R
N
F
P
A
1
0
)
SCALE: NTS
FIRE EXTINGUISHER PLAN4
CLASS 'A' FIRE
EXTINGUISHER
CLASS 'A' FIRE
EXTINGUISHER
SPRINKLERED VENT
HOOD FOR RANGE -
SEE MECH DWGS
FE
FE
G
SCALE:3/16" = 1'-0"
REFLECTED CEILING PLAN111'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
A401
1
A400
1
A402
1
A301
2
A301
1
A300
1
A300
2
8'-0"
8'-0"
8'-0"
8'-0"8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
7'-6"7'-6"
STEEL BEAM - TYP
SKYLIGHT W/ CLEAR
GLAZING - TYP
7'-3"
LINE OF UPPER SHELVES
RECS'DD SOFFIT LIGHT - TYP
HEADER - TYP
WD TRELLIS
DROPPED SOFFIT
SOFFITED UNDERSIDE OF ROOF
PRIVACY GLAZING
WD SOFFIT
2X4 BRIDGING THROUGHOUT
F5F5 F5 F5 F5 F5
F1
F5
F5
F5
F5
F1
REFLECTED CEILING PLAN NOTES
1. SEE A011 SITE LIGHTING PLAN AND SCHEDULE FOR EXTERIOR LIGHT
FIXTURE CUT SHEETS
2. SEE A201 FOR INTERIOR LIGHTING FIXTURE SPEC SHEETS
3. SEE MECHANICAL DWGS FOR DUCT LAYOUT AND MECHANICAL
EQUIPMENT LOCATIONS
4. SEE P102 FOR PLUMBING VENTING PLAN
5. SEE E002 FOR ELECTRICAL SWITCHING PLAN
6. SEE F100 FINISH PLAN FOR CLG FINISH INFO
F4 F4 F4 F4 F4
SDSDSDSD
SD
SD
SD
SD
SD
SD
SD
SD
CEILING MATERIAL LEGEND
FINISH CEILING - TIGHT TO ROOF FRAMING
GWB SOFFIT
(SOFFIT HEIGHT AFF)9'-0"
FC FC
FCFC
FC
FC
FC
FC
FC
FC
FC
B B
BB
B B
BBB
B
B
B
B
BB
B B
B
B
A
A
A
A
A
A
A
A
AA
A
A
C1C1C1
C1C1 C1
A
A
A
B
C2
C2
C2
B
B
B
F1
F5
BA
A
8'-6"
7'-0"
7'-0"
7'-0"
7'-0"8'-0"
7'-0"
6'-0"
7'-0"
6'-0"
7'-0"7'-0"7'-0"
7'-0"
7'-0"
7'-0"
B
E
G
G
7'-0"
8'-6"
ERV FAN UNIT - SEE
MECHANICAL DWGS
FIRE ALARM/SMOKE DETECTION NOTES
1. SMOKE DETECTORS SHALL BE OF COMBINATION SMOKE/CARBON
MONOXIDE TYPE AND SHALL BE HARDWIRED AND
INTERCONNECTED.
PENDANT/SRF-MTD
WALL-MTD LIGHT
RECESSED LIGHT
TRACK W/ HEAD
HARDWIRED COMBO
SMOKE/CARBON
MONOXIDE DETECTOR
WALL-MTD UPLIGHT
SWITCH
TYPE
THERMOSTAT
DIMMER SWITCHTYPE
TIMER SWITCH
MOTION SWITCH
ILLUM. EXIT SIGN
SUPPLY REGISTER
EXHAUST REGISTER
84"
MOUNTING HEIGHT AFF
SD
SPRINKLERED KITCHEN EXHAUST
HOOD - SEE MECH DWGS FOR
SPEC AND DETAILS
C1 EQEQEQEQEQ EQ
EXHAUST FAN FOR VENT
HOOD - SEE MECH DWGS
FLUE - TYP
STORAGE/
JANITORIAL
VESTIBULE
PRODUCTION
KITCHEN
TEACHING
KITCHEN
CLASSROOM
STAFF WC 4
WALK-IN COOLER
PROCESSING 1:
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
PROCESSING 2
OFFICE
STAFF
LOUNGE
MECH.2-WAY PANTRYSEATS
STAFF CLPANTRY OR EQUIPMENT CLSTAFF HALLWAYGRAVEL PATIO 642 SF
BATHROOMS
CHANGING
BATHROOM 2BATHROOM 1
BATHROOM 3
CHANGING
C1
SCALE:
LIGHTING SCHEDULE 2
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
REFLECTED CEILING PLAN AND
LIGHTING SCHEDULE
AS NOTED
A200N
110 South Albany Street
Ithaca, New York 14850
607.277.1118
www.taitem.com
SCALE:AS NOTED
Architect
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
am@mergold.work
T: 607-821-0811
Owner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
Consultants Consultants Project Information Drawing Title Revisions Date
DWG No.copyright © 2023M-202
DETAILS
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
12/01/2023
100% CDH
The BD2 Series is a Type I, Low Proximity Hood for use over 450°F and 600°F cooking
surface temperatures. The Low Proximity Hood, also called Backshelf hood, refers to
the close location of the hood with respect to the cooking appliances.
Fully Integrated Package
Ca ptiveAi re sells this hood as a sta ndalone appli ance to be integrated into a kitchen ventilation application, or provi ded as
part of a FULLY INTEGRATED PACKAGE designed by CaptiveAire and preengineered for optimum performance. The
package consists of the hood, an integral utility ca binet, factory prewired electrical controls, and a listed fire suppression
system. Other options includ e a listed exhaust fan, a liste d makeup air uni t and listed, factorybuilt ductwork.
Exhaust Flow Rates: Su perior exhaust flow rates.
ETL Listed: ETL Listed for use over 450°F and 600°F
cooking surface temperatures, which provides flexibility
in designing kitchen ventilation systems. ETL Listed to
US and Canadian sa fety standards, ETL Sani tation
Listed and bui lt in accordance with NFPA 96.
Capture a nd Containme nt: Uni que front d esi gn directs
grease laden vapors toward the exhaust fil ter bank.
Double wall, insulated front increases rigidity and
reduces condensatio n on mode ls 30 inch width and
larger.
Convenient D esign: Fitted with UL Listed, prewired,
incandescent light fixture s and tempered g lass globes
to hold up to a standard 100 watt bulb; not included on
24 or 26 inch widths. Prepunch ed hanging an gles on
each end of hood and additional set provided for hoods
longer than 12'. Space saving, compact de sign uses
limi ted kitchen space (24 " minimum width).
Construction: Fabricated of Type 430 stainless steel,
#3 or #4 polish, on al l exposed surfaces. Optio nal type
304 sta inless steel avail able. Fully welded and
polishe d front corners. Built in air space to meet NFPA
96 clea rance requirements against limited combustible
wal l with optio nal insulation for combustible wall.
Controls: Hoods can be equipped with modular utility
cabinets a nd end standoffs. A builti n wiring chase
provided for optimal positioning of electrical controls
and outlets on front face of hood without penetrati ng
capture area or requi ring sleeve; available on 30"
wid er a nd larger models.
Gr eas e Extraction: All hoods come standard with
stainless steel baffle filters and a deep grease trough
which allows for easy cleaning. Ca ptra te Combo® and
Captrate Solo® fi lters are optional. Grease drain
system with removab le 1/2 pint cup for easy cleaning.
Standard filter stops elimina te gaps between filters.
Reduced Lead Times a nd Shipping Costs: Produced
on a high volume assembly line at one of five
manufacturing facilities to reduce lead times and
shipping costs.
Optional MakeUp Air: Makeup air ca n be supplied
throug h optional front plenums (ND2 Series with PSP
or ACPSP Accessory)
Optional Self Cleaning Technology: The Self Cleaning
Hood option adds a spray bar that extends the full
length of the hood immediately behind the filters. The
system cleans grease from the plenum and portio n of
the duct with the daily hot water spray cycle.
Optional CORE Protection: The CORE Fire Protection
System is an automatic, preengineere d fi re
suppression system whi ch is ETL listed to UL Standard
300. The CORE Protecti on System is d esi gne d to
provide primary cove rage for ve ntil ating equipment
including hoods, ducts, plenum and filters.
Advantages
Performance
AVG. COOKING SURFA CE TE MP. (°F)MIN. E XHA UST
CFM/FT.
450°F 150
600°F 200
Recommended Duct Siz ing: Ex haus t Bas ed on 1500 FPM
Features
Options
Utility Cabinet: Listed for integral side mount and fabricated of same mate rial as hood. C abinet can ho use listed fire
suppressi on system and listed, prewired electrical controls.
Front Perforated Supply Plenum: Provides low velo city makeup a ir for th e kitchen and i s d ischarged in front of the h ood.
Perforated diffuser plates allow for even air distribution and supply riser includes a volume damper for easy balan cing.
Enclosure Panels: Constructed of stainless steel. Sized to extend from hood top to ceiling, enclosin g pipe and hanging
parts.
Roof Top Package: Combination ETL Listed exhaust/supply air uni t with factory prewired and mounted motors, trunkl ine
and cu rb vented on exhaust side.
Separate Exhaust and/or MakeUp Air Fans: ETL L isted single exhaust fans, supplyai r fans and curbs avail able.
Fire Suppression System: UL 300 fire suppression system.
Lighting: Compact Fluorescent or Halo gen
Certifications
Th e BD2 Model ha s been certifie d b y ITS. Th is ce rtification ma rk indica te s th at th e p rodu ct h as b e en tested to and has met the minimum
require ments o f a widely recognize d (consen su s) U.S. and Ca n a dian products safety sta ndard, th at th e manufactu rin g site has been aud ite d ,
a n d that the applicant h a s agreed to a pro gra m of period ic facto ry fo llo wu p in sp ections to verify continu e d pe rformance.
Models BD2 are ETL Listed u nder file n u mbe r 3 054804 001 and comp lie s with UL 7 10, UL C710 and UL CS6 46 Sta n dard s.
Page 1 of 3
Short Environmental Assessment Form
Part 1 - Project Information
Instructions for Completing
Part 1 – Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the
application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on
information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as
thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the
lead agency; attach additional pages as necessary to supplement any item.
Part 1 – Project and Sponsor Information
Name of Action or Project:
Project Location (describe, and attach a location map):
Brief Description of Proposed Action:
Name of Applicant or Sponsor: Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
1.Does the proposed action only involve the legislative adoption of a plan, local law, ordinance,
administrative rule, or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that
may be affected in the municipality and proceed to Part 2. If no, continue to question 2.
NO YES
2.Does the proposed action require a permit, approval or funding from any other government Agency?
If Yes, list agency(s) name and permit or approval:NO YES
3.a. Total acreage of the site of the proposed action? __________ acres
b. Total acreage to be physically disturbed? __________ acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? __________ acres
4.Check all land uses that occur on, are adjoining or near the proposed action:
5. Urban Rural (non-agriculture) Industrial Commercial Residential (suburban)
Aquatic Other(Specify):□ Forest Agriculture
□ Parkland
SEAF 2019
Page 2 of 3
5.Is the proposed action,
a.A permitted use under the zoning regulations?
b.Consistent with the adopted comprehensive plan?
NO YES N/A
6.Is the proposed action consistent with the predominant character of the existing built or natural landscape?NO YES
7.Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area?
If Yes, identify: ________________________________________________________________________________
NO YES
8.a. Will the proposed action result in a substantial increase in traffic above present levels?
b.Are public transportation services available at or near the site of the proposed action?
c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed
action?
NO YES
9.Does the proposed action meet or exceed the state energy code requirements?
If the proposed action will exceed requirements, describe design features and technologies:
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
10.Will the proposed action connect to an existing public/private water supply?
If No, describe method for providing potable water: _________________________________________
_____________________________________________________________________________________________
NO YES
11.Will the proposed action connect to existing wastewater utilities?
If No, describe method for providing wastewater treatment: ______________________________________
_____________________________________________________________________________________________
NO YES
archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory?
NO YES
13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain
wetlands or other waterbodies regulated by a federal, state or local agency?
b.Would the proposed action physically alter, or encroach into, any existing wetland or waterbody?
If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _____________________
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
12.a. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district
which is listed on the National or State Register of Historic Places, or that has been determined by the
Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the
State Register of Historic Places?
b.Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for
Please see Part 3
applicant mistakenly
checked "yes"-staff
corrected
Page 3 of 3
14.Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply:
□Shoreline □ Forest Agricultural/grasslands Early mid-successional
Wetland □ Urban Suburban
15.Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or
Federal government as threatened or endangered?NO YES
16.Is the project site located in the 100-year flood plan?NO YES
17.Will the proposed action create storm water discharge, either from point or non-point sources?
If Yes,
a.Will storm water discharges flow to adjacent properties?
b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)?
If Yes, briefly describe:
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
18.Does the proposed action include construction or other activities that would result in the impoundment of water
or other liquids (e.g., retention pond, waste lagoon, dam)?
If Yes, explain the purpose and size of the impoundment:______________________________________________
____________________________________________________________________________________________
_
NO YES
19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste
management facility?
If Yes, describe: _______________________________________________________________________________
_____________________________________________________________________________________________
NO YES
20.Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or
completed) for hazardous waste?
If Yes, describe: _______________________________________________________________________________
_____________________________________________________________________________________________
NO YES
I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF
MY KNOWLEDGE
Date: _____________________ Applicant/sponsor/name: ____________________________________________________ __________________________
Signature: _____________________________________________________Title:__________________________________
applicant mistakenly
checked "yes"-staff
corrected
EAF Mapper Summary Report Friday, March 10, 2023 3:45 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]
Yes - Digital mapping information on local and federal wetlands and
waterbodies is known to be incomplete. Refer to EAF Workbook.
Part 1 / Question 15 [Threatened or
Endangered Animal]
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:
Short Environmental Assessment Form Part 3 – Determinaon of Significance- Learning Farm
The Learning Farm project involves the development of an aer-school and summer K-12
agricultural educaonal program on Enfield Falls Road. The physical project elements include
the construcon of 10 seasonal guest structures (yurts on plaorms), along with a parally
earth-bermed building that will contain bathrooms and a learning kitchen. The site layout will
also contain associated trails, walkways, parking areas, and stormwater management facilies.
The farm and some of the educaonal uses currently operate in several exisng buildings and
barns on the property. The construcon of another building and guest facilies to accommodate
an expanded program will slightly increase the intensity of the use of the land by having more
structures and people on the property than currently exists. However, the guest structures will
be seasonal and only used by families of the students in the summer; the program itself is only
for a few hours aer-school and in the summer; and the program is limited to a specific number
of people on site (40 students maximum, plus 4 teachers, a farm manager, an administrator, and
a farm assistant). There are no expected significant adverse environmental impacts with the
increase in the use of land or the intensity of the use of land.
The proposed earth-bermed building will be constructed behind the exisng barn, north of the
exisng gravel turnaround area, where the ground is sloped. The proposed guest structures will
be located west of the new building, tucked behind exisng vegetaon. The exisng gravel
turnaround will be expanded to include a small parking lot, located behind the exisng home.
The property is relavely flat and clear of large trees and vegetaon in the areas proposed for
construcon. There is one large deciduous tree adjacent to the proposed building that will
remain and will be protected during construcon. There are no expected significant adverse
environmental impacts to exisng vegetaon.
The proposed building is a very low-profile structure with natural-colored and textured
materials, parally earth-bermed with a vegetated roof. The guest structures are seasonal
yurts, made of natural materials, and designed for removal once the season has ended. The
proposed lighng consists of short bollard pathway lights, wall-mounted lights, and angled
reflector lights. All proposed lighng will comply with the Town Outdoor Lighng Law, and any
LED's will be a maximum 3000k color temperature. Visual impacts are expected to be minimal,
considering the designs and that most of the project will be constructed behind exisng
structures and vegetaon, and will not be easily seen from the road.
The proposal will involve a slight increase in traffic, based on the development of the
educaonal program and of on-site guest structures. However, as noted, the program is only an
aer-school and summer program, with a limited number of students, and families only vising
during the summer months. The parking and circulaon layout is well defined with the
proposed plan, with delineated parking spaces that are expected to accommodate all users of
the property. There are no expected significant adverse impacts related to traffic, parking, or
circulaon.
Regarding Part 1, Queson 13a: There is a stream located along the north/east property
boundary that is regulated by the Town's Stream Setback Law. This stream is also within a
Tompkins County Unique Natural Area (UNA-145 Steep Hollow). The UNA comprises the rear
200 feet of the property along the north/east boundary. The project will be located outside of
the UNA and the required stream setback. The project includes rain gardens, diversion swales,
and other protecons that will migate any impacts to the UNA and stream during and post
construcon.
LETTER 1 of 1
Town of Ithaca
Department of Code Enforcement
215 N. Tioga St
Ithaca NY 14850
Re: THE LEARNING FARM at 272 Enfield Falls Rd, Ithaca, NY 14850
December 1, 2023
To Whom It May Concern,
This is to request an exemption to §225-3 “New Buildings Required to Have Sprinkler System”
of the Town Building Code. Specifically, the installation of a sprinkler system will cause
hardship to the non-for-profit Learning Farm, as it will require an installation of a sizeable
holding tank to support the 30GPM flow for 30 minutes. As it is known, the Learning Farm
property is located at a disadvantage when it comes to the availability of the municipal water
and sewer; and the letter to that effect was sent to the Town (attached here as well) seeking
exception to allow the property to continue with local well water and septic fields.
Furthermore, the uses outlined in §225-3 do not specifically match the use of the Learning
Kitchen; regardless, the building design is such that it is a single level structure, primarily of
masonry and steel, in which multiple direct level exists to grade are available and exceed
egress requirement of the Building Code (see Egress Diagram on A010). We are also providing
smoke and CO2 detectors throughout, wired into the Fire Alarm system as well as fire
extinguishers (see A200 and A010 respectively). Finally, the kitchen hood is equipped with its
own fire suppression system. As such we are confident that the building – the combination of
its design and equipment provided as described above – will be as safe as an equivalent
structure equipped with a sprinkler throughout.
Thank you for your consideration.
Aleksandr Mergold, AIA
THE LEARNING FARM TEACHING KITCHEN
272 ENFIELD FALLS RD ITHACA, NY 14850
100% CONSTRUCTION DOCUMENTS - FOR PRICING
16 APRIL 2024Mergold Architecture PLLC
511 Kline Road
Ithaca NY 14850 USA
+1-646-610-0014
am@mergold.work
www.mergold.work
ROOM NAMEKITCHEN
00 CUSTOM MILLWORK TAG
PENDANT LIGHT
WALL MTD. LIGHT
RECESSED LIGHT
TRACK W/ HEAD
TYPE
QUAD RECEPTACLE
FLOOR MTD. RECEPTACLE
FLOOR MTD. DATA
WALL MTD. PHONE/DATA
DIMMER SWITCH
SWITCHTYPE
DEDICATED OUTLET
WALL MTD. SUPPLY AIR GRILLE
WALL MTD. RETURN AIR GRILLE
EXHAUST FAN
EXTERIOR WINDOW MARK
XX
SURFACE MTD. CO /SMOKE DETECTOR
XXX
XXX DETAIL AREA
XXX
XXX
XXX
XXX
TYPE
INTERIOR DOOR MARK
XX
XX
CLG MTD FAN
FINISH TAGTAG-ID
N
A. THESE GENERAL NOTES APPLY TO THE CONSTRUCTION DOCUMENTS AND SHALL GOVERN
UNLESS NOTED OTHERWISE BY GENERAL NOTES OR KEYNOTES ON SPECIFIC SHEETS.
B. COORDINATE ALL PROJECT PHASING WITH OWNER OR AS SPECIFIED AND/OR SHOWN ON
THE DRAWINGS.
C. PROVIDE A SAFE MEANS OF EGRESS THROUGH AND/OR AROUND THE BUILDING AND SITE
PER APPLICABLE CODES AT ALL TIMES DURING THE CONSTRUCTION PROCESS. MINIMIZE
DISRUPTION TO ADJACENT AREAS/FLOORS AS MUCH AS POSSIBLE.
D. MINIMIZE NOISE TO A LEVEL ACCEPTABLE TO THE OWNER. SCHEDULE TASKS CREATING
EXCESSIVE NOISE OR NEAR SENSITIVE AREAS WITH THE OWNER.
E. PROVIDE DUST CONTROL BETWEEN CONSTRUCTION AREAS AND OCCUPIED AREAS AT ALL
TIMES AS SPECIFIED.
F. NOTIFY ARCHITECT PROMPTLY IF INFORMATION SHOWN IN ONE CONSTRUCTION DOCUMENT
CONFLICTS WITH INFORMATION SHOWN ON ANOTHER.
G. NOTIFY ARCHITECT PROMPTLY IF CONSTRUCTION DOCUMENTS ARE INCONSISTENT WITH THE
CURRENT APPLICABLE CODES AND REGULATIONS.
H. NOTIFY ARCHITECT PROMPTLY IF ANY EXISTING CONDITIONS CONFLICT WITH THE
CONSTRUCTION DOCUMENTS.
J. STRUCTURAL STEEL MEMBER PROFILES AS INDICATED ON ARCHITECTURAL DRAWINGS MAY
VARY FROM ACTUAL PROFILES AND SIZES INDICATED ON THE STRUCTURAL DRAWINGS
WHICH SHALL GOVERN.
K. COORDINATE EXACT LOCATIONS OF LIGHT FIXTURES. SPEAKERS, SMOKE DETECTORSACCESS
PANELS, HVAC DUCTS, DIFFUSERS, REGISTERS, AND OTHER SUCH CEILING ITEMS WITH MECHANICAL,
ELECTRICAL AND OTHER TRADES. NOTIFY ARCHITECT PROMPTLY IF ANY LOCATIONS CONFLICT WITH
ARCHITECTURAL REFLECTED CEILING PLANS.
L. DO NOT SCALE OFF OF PRINTED DRAWINGS.
SCOPE OF WORK VICINITY MAP PROJECT DIRECTORY
OWNER
CHRISTA NÚÑEZ
272 ENFIELD FALLS ROAD
ITHACA, NY 14850
ARCHITECT (PRIMARY POINT OF CONTACT)
+MERGOLD
ALEKSANDR MERGOLD, AIA, ARCHITECT
511 KLINE RD 3RD FLOOR
ITHACA, NY 14850
am@mergold.work
T: (607) 821-0811
STRUCTURAL ENGINEER
TAITEM ENGINEERING
JAVIER ROSA
110 S. ALBANY ST
ITHACA, NY 14850
T: (607) 277-1118
GENERAL CONTRACTOR
SHEET INDEX
PROJECT NOTES
1. ALL WORK TO BE DONE IN ACCORDANCE WITH APPLICABLE SECTIONS OF LOCAL CODES HAVING
JURISDICTION.
2. CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS AND APPROVALS FROM ALL AUTHORITIES
HAVING JURISDICTION.
3. CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL FIELD VERIFICATION OF ALL
MEASUREMENTS
4. CONTRACTOR SHALL PROVIDE ALL EQUIPMENT AND TEMPORARY CONSTRUCTION NECESSARY TO
SAFEGUARD ALL PERSONS AND PROPERTY. ALL MACHINERY, TOOLS, SERVICE LINES, CONDUITS,
ETC., SHALL BE GUARDED, SHIELDED OR BARRICADED TO PROVIDE SAFETY FROM CONTACT BY THE
PUBLIC.
5. CONTRACTOR SHALL MAINTAIN THE STRUCTURAL INTEGRITY OF ADJOINING WALLS, GROUNDS
AND PROPERTY AND PROTECT SAME FROM INJURY. CONTRACTOR SHALL DETERMINE LOCATION OF,
AND PROTECT, ALL UTILITIES ON AND ADJACENT TO THE SITE. UTILITY COMPANIES MUST BE
NOTIFIED AT LEAST 72 HOURS PRIOR TO COMMENCEMENT OF SAID WORK.
6. CONTRACTOR SHALL PROVIDE ALL NEW HOT AND COLD WATER SUPPLY PIPING AND SOIL AND
WASTE LINES. ALL PLUMBING SHALL COMPLY WITH LOCAL CODES HAVING JURISDICTION.
COMMON ABBREVIATIONS
AT
L CENTERLINE
Ø DIAMETER
NUMBER
PER
@
C #
/
PERPENDICULAR^
BOTTOM OF
TOP OF
B.O.
T.O.
ON CENTERO.C.
EQ EQUAL STAINLESS STEELSS ABOVE FINISHED FLOORA.F.F.
EX EXISTING CEILINGCLG MOUNTEDMTD
NIC NOT IN CONTRACT WOODWD PRESSURE-TREATEDPT
PTD PAINTED TO BE DETERMINEDTBD TYPICALTYP
BD BOARD GYPSUM BOARDGWB PLYWOODPLWD
WIC WALK-IN-CLOSET WATER HEATERWH WASHER / DRYERW/D
CU CONDENSER UNIT CLOSETCL FURNACEFURN
VIF VERIFY IN FIELD
ADD'L ADDITIONAL
o/ OVER
SAFETY NOTES
SYMBOLS
ELEVATION MARKER
SECTION MARKER/
WALL SECTION MARKER
XXX
XXX
EXTERIOR DOOR MARK
GFCI OUTLET
DUPLEX RECEPTACLE
THE LEARNING FARM TEACHING KITCHEN
272 ENFIELD FALLS RD ITHACA, NY 14850
1
DOUGLAS FIRDF
BEAMBM
OPENINGOP'G
WALL TYPE TAG
PROPOSED EXTERIOR WALL1
UNLESS OTHERWISE NOTEDUON
SD
C01 CABINETRY TYPE TAG
CONTINUOUSCONT
WRB WEATHER-RESISTANT BARRIER
1. GENERAL: ALL WORK TO BE COMPLETED IN ACCORDANCE WITH THE BUILDING CODE, AND
REGULATIONS OF ALL OTHER AGENCIES HAVING JURISDICTION.
2. MEANS OF EGRESS: ALL MEANS OF EGRESS TO BE MAINTAINED CLEAR AND FREE OF ALL
OBSTRUCTIONS, SUCH AS BUILDING MATERIALS, TOOLS, ETC.
3. FIRE SAFETY:
A. ALL BUILDING MATERIALS WHICH ARE STORED AT THE SITE OR ANY AREA OF THE BUILDING
ARE TO BE STORED IN A LOCKED AREA. ACCESS TO THE AREA TO BE CONTROLLED BY THE OWNER,
OR THE GENERAL CONTRACTOR.
B. ALL MATERIALS TO BE STORED IN A ORDERLY FASHION.
C. ALL FLAMMABLE MATERIALS TO BE KEPT TIGHTLY SEALED IN THEIR RESPECTIVE
MANUFACTURERS' CONTAINERS. SUCH MATERIALS ARE TO BE KEPT AWAY FROM HEAT.
D. ALL FLAMMABLE MATERIALS TO BE USED AND STORED IN AN ADEQUATELY VENTILATED
SPACE.
E. ALL ELECTRICAL POWER TO BE SHUT OFF WHERE THERE ARE EXPOSED CONDUITS.
F. ALL ELECTRICAL POWER IN THE CONSTRUCTION AREA TO BE SHUT OFF AFTER WORKING
HOURS.
G. CONTRACTOR, AT ALL TIMES, TO ENSURE THERE IS NO NATURAL GAS LEAKAGE IN THE
BUILDINGS, OR ANY FLAMMABLE GAS TO BE USED DURING CONSTRUCTION.
4. DUST CONTROL:
A. DEBRIS, DIRT AND DUST TO BE KEPT TO A MINIMUM AND CONFINED TO THE IMMEDIATE
CONSTRUCTION AREA.
B. DEBRIS, DIRT, AND DUST TO BE CLEANED UP AND CLEARED FROM THE BUILDING SITE
PERIODICALLY TO AVOID EXCESSIVE ACCUMULATION.
PROPOSED INTERIOR PARTITION1
PROJECT DATA
SIT
E
L
O
C
A
T
I
O
N
ADDRESS: 272 Enfield Falls Rd Ithaca, NY 14850
PARCEL NUMBER: TAX MAP 33 / LOT 24.1
MUNICIPALITY: TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK STATE
REFERENCE CODE: 2018 INTERNATIONAL BUILDING CODE
LOT COVERAGE = 10% / 1.6 ACRES ALLOWABLE IN AG ZONE LOT SIZE = 16.22 ACRES
ZONE: AG -SEE TOWN OF ITHACA ZONING MAP (effective 04. 01. 2004. rev. 12/17/2017)
CONSTRUCTION TYPE: V-B (NS)
OCCUPANCY: A-2 (RESTAURANTS, CAFETERIAS AND SIMILAR DINING FACILITIES
INCLUDING ASSOCIATED COMMERCIAL KITCHENS)
ALLOWABLE FLOOR AREA PER TABLE 506.2 FOR A-2 IN TYPE V-B (NS): 6000 SF
ALLOWABLE HEIGHT ABOVE GROUND PLANE PER TABLE 504.3 FOR TYPE V-B (NS): 40 FT
SEE CODE SUMMARY FOR PROPOSED BUILDING FLOOR AREA AND HEIGHT
APN/TAX ID: 503089-33.-1-24.1
ZONE: AG (AGRICULTURAL)
PARCEL AREA: 16.22 AC (706,543 SF)
MAX LOT COVERAGE PER §270-33: 10% (70,654 SF)
TOTAL EXISTING LOT COVERAGE: 3,685 SF
REMAINING LOT COVERAGE AREA: 66,969 SF
PROPOSED BULDING AREA: 2,969 SF
PROPOSED LOT COVERAGE: 6,654 SF
SETBACKS PER §270-32
FRONT SETBACK: 30 FT
SIDE SETBACK: 40 FT
REAR SETBACK: 50 FT
STREAM SETBACK: 50 FT TOWN OF ITHACA STREAM SETBACK MAP (REV 03/08/17) -
STREAM INDICATED AS 175 AC-1500 AC DRAINAGE AREA
HEIGHT LIMITATIONS PER §270-31
MAXIMUM STRUCTURE HEIGHT: 38 FT FROM LOWEST INTERIOR GRADE/36 FT FROM
LOWEST EXTERIOR GRADE
PROPOSED STRUCTURE: 14'-6" FROM LOWEST EXTERIOR GRADE
CODE SUMMARY
ARCHITECTURAL
A000 - COVER PAGE
A001 - PROJECT NOTES
A010 - PROPOSED SITE PLAN & EGRESS DIAGRAM
A011 - SITE LIGHTING PLAN AND SCHEDULE
G100 - CUT AND FILL DIAGRAM
G101 - GRADING AND DRAINAGE PLAN
A100 - GROUND FLOOR PLAN
A110 - ROOF PLAN
A111 - SCHEDULES
A120 - EQUIPMENT PLAN AND SCHEDULE
A200 - REFLECTED CLG PLAN AND LIGHTING SCHEDULE
A201 INTERIOR LIGHT FIXTURE SPEC SHEETS
A300 - ELEVATIONS
A301 - ELEVATIONS
A400 - SECTION
A401 - SECTION
A500 - WALL SECTIONS
A501 - WALL SECTIONS
A502 - WALL SECTIONS
A503 - WALL SECTIONS
A510 - VIEWS
A600 - INTERIOR ELEVATIONS
A601 - INTERIOR ELEVATIONS
A800 - DETAILS
A801 - DETAILS
A802 - DETAILS
A803 - DETAILS
F100 - FINISH PLAN AND SCHEDULE
STRUCTURAL
S100 - FOUNDATIONS PLAN
S101 - ROOF FRAMING PLAN
S102 - STRUCTURAL D IAGRAM
ELECTRICAL AND PLUMBING
E001 - ELECTRICAL POWER PLAN
E002 - ELECTRICAL SWITCHING PLAN
P001 - PLUMBING WASTE PLAN AND RISER DIAGRAM
P002 - WATER SUPPLY PLAN
P003 - PLUMBING VENTING PLAN
MECHANICAL AND ENERGY
M-001 - NOTES AND LEGEND
M-002 - SCHEDULES
M-101 - FLOOR PLAN
M-201 - DETAILS
M-202 - DETAILS
M-203 - DETAILS
PULL SIDE
PULL SIDE
BOTH CLOSER AND LATCH
FRONT APPROACHES-SWINGING DOORS
*NOTE: X = 12" IF DOOR HAS
PULL SIDE
NOTE: X=36" IF Y=60'
NOTE: X=42" IF Y=54"48" MINDOOR HAS A CLOSER
NOTE: Y=54" MIN. IF
NOTE: ALL DOORS IN ALCOVE SHALL COMPLY
WITH CLEARANCES FOR FRONT APPROACHES
HINGE SIDE APPROACH-SWINGING DOORS
LATCH SIDE APPROACHES-SWINGING DOORS
HINGED DOORS IN SERIES
TOILET STALL CLEARANCES 42"MIN.18"42"MIN
19"MIN48"MIN
LAVATORY CLEARANCES60" MINY48" MINYFRONT APPROACH-
SLIDING DOORS AND
FLOLDING DOORS48 MIN.12"
SIDE WALL
36"MAX33"-36"30"MINX*48" MINPUSH SIDE
PUSH SIDE
18" MIN
YX
24" MIN
PUSH SIDE
X
X
24" MIN
48" MIN42" MINNOTE: Y=48" MIN. IF DOOR HAS
DOOR HAS A CLOSER
NOTE: Y=48" MIN. IF
BOTH CLOSER AND LATCH42" MIN54" MIN
SLIDE-SIDE APPROACH-
SLIDING DOORS AND
FLOLDING DOORS
54" MIN.
42" MIN 36"MIN6"MAX12" MAX
36"MIN
33"-36"17"-19"ACCESS REQUIREMENTS
17" MIN60" CLR56" CLR 60" min60" min
WHEELCHAIR TURNING SPACE
9"min27" min36" max6" max8" min
17"-19"
DRINKING FOUNTAIN CLEARANCES
DOOR CLEARANCES MANEUVERING CLEARANCES
BATHROOM CLEARANCES
16"min 36"24" min36" minROLL-IN SHOWER CLEARANCES
1-1/4"-1-1/2"1-1/2"
GRAB BAR SIZING AND SPACING 9"min27" min29" min34" max40" max17" min depth
6" max toe clearance8" min knee clearance
highest reach
30"24"46"34" maxMAXIMUM SIDE REACH OVER OBSTRUCTION
point
48"Y30"X
Z
X
Z
48"
MAXIMUM FORWARD REACH OVER AN OBSTRUCTION
NOTE: X shall be < 25"; Z shall be > X. When X < 20", then Y shall be
48" maximum. When X is 20" to 25", then Y shall be 44" maximum. X
is the maximum forward reach over an obstruction.
CONSTRUCTION OF NEW 2,500 SF PRODUCTION AND
TEACHING KITCHEN FACILITY, INCLUDING PROCESSING
ROOMS, COLD STORAGE, GENERAL STORAGE, AND
BATHROOMS. VEGETATED ROOF TO BE ACCESSIBLE FROM
GRADE AND OCCUPIABLE.
01 GENERAL REQUIREMENTS
02 EXISTING CONDITIONS
- (EX) SITE TREES TO BE PROTECTED AND RETAINED.
- INSTALL SILT FENCE AROUND WORK AREA
03 CONCRETE
- CONCRETE FOUNDATIONS, WALLS, AND INSULATED
FINISHED SLAB-ON-GRADE. SEE 32 EXTERIOR
IMPROVEMENTS FOR EXTERIOR CONCRETE
FLATWORK.
-
04 MASONRY
- SEE 32 EXTERIOR IMPROVEMENTS FOR BRICK PATIO
- BRICK EXTERIOR FIREPLACE
05 METALS
-PRIMARY ROOF GIRDERS: STEEL WIDE FLANGE ON
STEEL SQUARE HSS POSTS AND BASEPLATES
-TRELLIS COLUMNS: HOT-DIP GALVANIZED ROUND
HSS COLUMNS WITH ROUND BASEPLATE
-
- FABRICATED GUARDRAIL SYSTEM AT VEGETATED
ROOF
- HOT-DIP GALVANIZED METAL FRAMING AT EXTERIOR
FIREPLACE CHIMNEY
- ENCLOSURE AT MAKEUP AIR ROOF UNIT
- BRACKETS AT TRELLIS BENCH
- RAILINGS AT EXTERIOR STAIRS, RAMP, MECHANICAL
WELL SCREEN FENCE
- STAINLESS STEEL CABLE, TURNBUCKLES AND
CLEVIS PINS AT AWNING, ABOV TRELLIS JOISTS
- METAL SIDING AT CHIMNEY FLUE
- METAL FASCIA THROUGHOUT
-
06 WOODS, PLASTICS, AND COMPOSITES
- STRUCTURE AND PARTITIONS TO BE LIGHT WOOD
FRAMING PER PLAN
- TRELLIS JOISTS AND BRIDGING TO BE OF CEDAR OR
OTHER WEATHER-TOLERANT WOOD SPECIES
- WOOD CASEWORK AT TEACHING KITCHEN
07 THERMAL AND MOISTURE PROTECTION
- PRIMARY ROOF TO BE INSULATED INTENSIVE
VEGETATED ROOF
- SECONDARY ROOF AT BATHROOM BLOCK TO BE
STANDING SEAM METAL - MECHANICAL LOCK TYPE
WITH 1" SEAM
- AWNING ROOF TO BE FLAT-SEAM METAL PANEL
- EXTERIOR WALL AND SOFFIT CLADDING TO BE
RECLAIMED VERTICAL WOOD BOARD (SIZE AND
PROFILE TBD)-RAINSCREEN TYPE
- ROOF AND WALL CAVITY INSULATION TO BE
CLOSED-CELL BLOWN INSULATION.
- CONTINUOUS RIGID BOARD INSULATION AT WALLS
AND ROOF PER DETAILS.
- METAL GUTTERING WITH RAIN CHAINS, TO MATCH
ROOF FINISH
08 OPENINGS
- EXTERIOR OPENINGS TO BE THERMALLY-BROKEN
INSULATED DOUBLE-GLAZED ALUM STOREFRONT
- SKYLIGHT: BASIS OF DESIGN IS LAMILUX CIRCULAR
DOUBLE-GLAZED SKYLIGHT ON SITE-BUILT CURB
- GLAZED ROLL-UP DOOR AT PROCESSING
- INTERIOR DOORS TO BE WOOD SOLID-CORE FLUSH
TYPE IN HM FRAMES
- SPECIALTY DOORS: KITCHEN PASS-THROUGH
DOORS WITH VISION LITE
- PASS-THRU WINDOW AT KITCHEN COUNTER
09 FINISHES
- INTERIOR CEILING AT PRIMARY CLASSROOM SPACE
TO BE RECLAIMED WOOD - SIZE AND PROFILE TBD
- OTHER FINISH CEILINGS AND SOFFITS TO BE
PAINTED GWB - LEVEL 4 FINISH
- PRIMARY WALL FINISH TO BE PAINTED GWB - LEVEL
4 FINISH
- WOOD BUTCHER BLOCK AT KITCHEN COUNTER
10 SPECIALTIES
-BRICK PIZZA/BREAD OVEN BY OTHERS
-MODULAR METAL SHELVING AT PRODUCTION
KITCHEN AND PROCESSING 1
- RECYCLED STONE TOILET PARTITIONS
- SITE-BUILT WALK IN COOLER
-
11 EQUIPMENT
- COMMERCIAL KITCHEN EQUIPMENT TO BE
ALL-ELECTRIC-SEE EQUIP SCHEDULE
-
-
12 FURNISHINGS
- CLASSROOM WORK TABLES
- BUILT-IN DESK AT OFFICE
- STAINLESS STEEL KITCHEN WORK TABLES
21 FIRE SUPPRESSION
- PROVIDE FIRE EXTINGUISHERS PER PLAN
- SEE EQUIP SCHEDULE FOR KITCHEN VENT HOOD
- PROVIDE HARD-WIRED SMOKE DETECTORS PER RCP
22 PLUMBING
- PRIMARY BUILDING WATER HEATING TO BE
AIR-SOURCE HEAT PUMP HOT WATER HEATER
- SECONDARY HOT WATER HEATER TO BE ELECTRIC
TANK-TYPE AT STAFF BATHROOM
- PROVIDE REVERSE OSMOSIS SYSTEM AND
PRESSURE TANK
- PROVIDE GREASE INTERCEPTOR AT
MECH/JANITORIAL
- ALL HOSE BIBBS TO BE OF LEAD-FREE
FROST-PROOF TYPE WITH BACKFLOW PREVENTERS
AND VACUUM BREAKERS
- TANK TYPE FLOOR-MOUNT TOILETS THROUGHOUT
- WALL-MOUNTED SINKS THROUGHOUT - INSULATE
P-TRAPS
-
23 HVAC
- PRIMARY BUILDING HEATING AND COOLING TO BE
AIR-SOURCE HEAT PUMP SYSTEM - FAN COIL TYPES
AND LOCATIONS PER PLAN
- BATHROOM VENTILATION PER MECH PLANS
- PROVIDE KITCHEN VENT HOOD AND EXHAUST
DUCTWORK OVER RANGE - MAKEUP AIR UNIT ON
ROOF OF BATHROOM BLOCK
26 ELECTRICAL
- PROVIDE 120/240V SINGLE-PHASE ELEC SERVICE
- LOW-VOLTAGE FOR EMERGENCY LIGHTING
- LIGHTING TO BE OF LED TYPE U.O.N.
-
31 EARTHWORK
- GRADING FOR BUILDING - USE CUT SPOIL AS FILL
FOR BASE OF ROOF, FILL AT SLOPE
32 EXTERIOR IMPROVEMENTS
- RECLAIMED BRICK PATIO o/ CONCRETE SLAB BASE
AND SAND BED, CAST-IN-PLACE CONCRETE EDGE
- COMPACTED GRAVEL PATIO
- MOVABLE PLANTER
- CONCRETE STEPS AND STEPPED SEATING AT
SOUTH PATIO
- COMPACTED GRAVEL WALKWAY AT BASE OF ROOF
- CONCRETE PAD AT MECH WELL AND OUTSIDE
MECH/JANITORIAL
- CONCRETE SERVICE RAMP
- CONCRETE SERVICE/EGRESS STAIR
33 UTILITIES
- PROVIDE SEPTIC TANK, SEPARATION BOX AND
SEPTIC FIELD PER SITE PLAN
- CONNECT TO (EX) WELL
- CONNECT TO SITE ELECTRICAL (CONFIRM SERVICE
SIZE)
- PROVIDE BUILDING AND SITE DRAINAGE PER PLANS
-
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
am@mergold.work
T: 607-821-0811
Architect Consultants
Structural & MEP EngineerTaitem
110 S Albany St
Ithaca, NY 14850
+1-607-277-1118
ProMect Information
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
Drawing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024RevisionsConsultantsOwner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
PROJECT NOTES
A001
GRAVE
L
D
R
I
V
E SSSS
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
SSSSS SCALE:NTS
PATH OF TRAVEL DISTANCE PLAN3
MIN. NUMBER OF EXITS FROM STORY = 2
(PER TABLE 1006.3.3)
PROPOSED EXITS = 6
TEACHING KITCHEN BUILDING:
TEACHING KITCHEN:
(EDUCATIONAL-CLASSROOM AREA)
20 SF / OCCUPANT, NET (PER T. 1004.5)
800 SF/20 SF PER OCCUPANT = 40 OCCUPANTS
(MAX OCCUPANT LOAD 49 FOR 1 EXIT PER TABLE
1006.3.3(2)
PRODUCTION KITCHEN
(COMMERCIAL KITCHEN)
200 SF / OCCUPANT, GROSS (PER T. 1004.5)
419 SF/200 SF GROSS = 3 OCCUPANTS
PROCESSING AREAS:
(COMMERCIAL KITCHEN)
427 SF/200 SF GROSS = 3 OCCUPANTS
OFFICE
(BUSINESS AREAS)
150 SF / OCCUPANT, GROSS (PER T. 1004.5)
78 SF/150 SF GROSS = 1 OCCUPANT
MECHANICAL SPACE:
208 SF/300 SF GROSS =
1 OCCUPANT
TOTAL LOAD = 49 OCCUPANTS
OCCUPANT LOAD > 50: EGRESS DOORS
SWING IN THE DIRECTION OF TRAVEL PER
1010.1.2.1
MANUAL FIRE ALARM NOT RE4UIRED FOR
GROUP B OCCUPANCY WITH OCCUPANT LOAD
UNDER 100 PER 2020 NYS FIRE CODE 907.2.2
TEACHING KITCHEN
800 SF
40 OCCUPANTS
MECH
208 SF
1 OCCUPANT
PRODUCTION KITCHEN
419 SF
3 OCCUPANTS
PROCESSING
190 SF
1 OCCUPANT
COOLER
100 SF
1 OCCUP.
PROCESSING
137 SF
1 OCCUPANT
12'-11"16'-11"1
4
'
-
1
"
44' COMMON PATH OF TRAVEL
(MAX. 75' ALLOWED PER. T. 1006.2.1)
13'-6"16'-11"10'-9"42' COMMON PATH OF TRAVEL
(MAX. 75' ALLOWED PER. T. 1006.2.1)
22'-0"27'-6"50' COMMON PATH OF TRAVEL
(MAX. 75' ALLOWED PER. T. 1006.2.1)N3'-0"6'-0"3'-0"OFFICE
78 SF
1 OCCUPANT
PROPOSED AREA OF WORK 'A'
PER APPROVED SITE PLAN
SETBACK LINE - TYP.
SCALE:1"=75'-0"
SITE PLAN1
PROPOSED KITCHEN BLDG
& PATIO
PROPOSED PARKING &
TURNAROUND
(26) SPACED INCL (1)
VAN-ACCESSIBLE
SPACE
(EX) BARN &
SILO - NO WORK
PROPOSED
(EX) HOUSE - NO
WORK PROPOSED
SETBACK LINE
TYP.
0 30 300
600 FT
150
N
(EX) WEST
DRIVEWAY
PROPOSED
SEPTIC SYSTEM
200'-0"DISTANCE
F
R
O
M
W
E
L
L
B
C
G (FU
T
U
R
E
PHA
S
E
)
F (FU
T
U
R
E
PHA
S
E
)
6'-0"
NOTE: SEE REFLECTED CEILING PLAN 1/A200 FOR
LOCATION OF ILLUMINATED EXIT SIGNAGE
NOTE: EAST DRIVEWAY NOT TO BE
USED FOR PROPOSED PHASE I
WORK
EXIT
EXIT
EXITEXITEXIT EXITEXIT30'-
2
"
7'-0"7'-0"R3
6
'
-
7
"
(
<
7
5
'
PER
NFPA
1
0
)
R
5
3
'
-
9
"
(<
7
5
'
P
E
R
N
F
P
A
1
0
)
SCALE:NTS
FIRE EXTINGUISHER PLAN4
CLASS 'A' FIRE
EXTINGUISHER
CLASS 'A' FIRE
EXTINGUISHER
SCALE:NTS
EGRESS PLAN AT GROUND LEVEL2
54'-3" EXIT SEPARATION DISTANCE
83'-
6
"
D
I
A
G
O
N
A
L
D
I
S
T
A
N
C
E
SPRINKLERED VENT
HOOD FOR RANGE -
SEE MECH DWGS 3'-0"3'-0"3'-0"3'-0"
FD FD
FE
FE
FD FD
FE
FE
FD FD
FE
FE
(EX) EAST
DRIVEWAY
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral & MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
SITE PLAN AND EGRESS PLAN AS NOTED
A010
F1 WALL-MO8NTED LIGHT
F2 %OLLARD LIGHT
F4 S8RFACE-MTD DOWNLIGHT
SITE LIGHTING LEGEND
SCALENTS
SITE LIGHTING PLAN1
0 20 200
400 FT
100
N
AS NOTED
F4
F1
F2
F2 F2 F2 F2 F2
F2
F2F2 F2
F2
F2
F2
F2
F2
F5 RECESSED DOWNLIGHT - SEE 1/A200
REFLECTED CLG PLAN FOR LOCATIONS OF
RECESSED DOWNLIGHTS
F4
F4
F4
F4
F1
F5F5
F5F5F5F5F5F5
F5F5
F5F5
SITE LIGHTING PLAN AND
SCHEDULE
AS NOTED
AleNsanGr MergolG, AIA
511 Kline RG rG Floor
Ithaca, NY 14850
am#mergolG.worN
T 607-821-0811
Architect Consultants
Structural & MEP EngineerTaitem
110 S Albany St
Ithaca, NY 14850
+1-607-277-1118
Project Information
272 EnfielG Falls RG
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
Drawing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
ScalecoSyright . 2024RevisionsConsultantsOwner
Christa N~xe]
272 EnfielG Falls RG
Ithaca, NY 14850
16 APRIL 2024
A011
SCALE:1" = 25'-0"
CUT AND FILL DIAGRAM1
0 10 100
200 FT
50
N
SCALE:NTS
SCHEMATIC SECTION2830'826'828'FILL: 200 CU YD
PROVIDE DOUBLE-LAYER
SILT FENCE AT PROJECT
BOUNDARY
LINE OF PROPOSED
BUILDING
(EX) BARN AND SILO
GROSS CUT: 1130 CU YD
NET CUT: 930 CU YD
T.O. INSULATED SLAB-ON
GRADE AT +824'
TEMPORARY SOIL MOUND
PATIO EDGE FOLLOWS
CONTOUR 824'824'822'820'818'816'814'812'810'PROPO
S
E
D L
E
V
EL
PATIO A
R
E
A
(EX) WELL
NOTE: SEE S100-S103 FOR
FOUNDATION PLANS AND
DETAILS
PROTECT (EX) TWIN
TREE
PROPOSED
RETAINING WALL
(EX) OPEN
AMPHITHEATER BENCHES
(EX) STAGE832'834'PROPOSED RETAINING
WALL FILL
LINE OF (EX) GRADE
CUT
FINISH FLOOR LEVEL
EL.+824'-0"
B.O. ROOF
EL.+831'-0"
T.O. ROOF
EL.+836'-9"
MODIFIED CONTOUR - TYP
100'-0"50'-0"EXCAVATION SCOPE OF WORK
1. EXCAVATION
EXCAVATION PER GRADING PLAN FOR BUILDING AND LEVEL PATIO. GRADED
ACCESS TO VEGETATED ROOF TO BE PLANTED FILL - REFER TO SECTIONS.
REFER TO SHEET G100 FOR CUT/FILL QUANTITIES, EXCAVATION DIAGRAM
AND BASE SLAB ELEVATION.
2. SITE RETAINING WALLS AND STAIRS
ASSUME THREE ALTERNATES FOR RETAINING WALLS:
a. 18" GABION WALLS W/ CONCRETE FOOTING
b. 8" SITE-CAST CONCRETE WALL
c. STEEL H-PILE W/ WELDED STEEL FINS AS REQ'D W/ 2X12 WD
LAGGING
STEPPED SEATING AND SITE STAIRS TO SOUTH OF BUILDING:
ASSUME THREE ALTERNATES:
a. 18" GABION WALLS W/ STONE CAP, CAST CONC STAIRS
b. SITE-CAST CONCRETE THROUGHOUT
c. 8" TIMBER WALLS WITH STONE CAP AT SEATING
PATIO IS BRICK (BRICK TYPE TBD), AREA 2000SF (AS NOTED IN A100) OVER 4"
CONCRETE SLAB (SLOPED TO DRAIN) AND 8" COMPACTED STONE
SUBGRADE - REFER TO SECTIONS. PATIO EDGE TO BE CONCRETE CURB.
DRAWINGS ARE SCALED; EXTERIOR RETAINING WALLS APPROX. 90 LF,
ASSUME 5’ HEIGHT ABOVE FINISHED GRADE.
3. FOUNDATIONS
FOUNDATION SIZING AND DETAILS PER TAITEM ENGINEERS, CALLING 10”
FORMED CONCRETE WALLS. SEE S-SERIES DRAWINGS.
4. DRAINAGE
6” Ø PERFORATED DRAINS THROUGHOUT: LOWER DRAIN ALONG FOOTINGS
AND UPPER DRAIN AT 6” BELOW GRADE COVERED BY #2 GRAVEL AND
WRAPPED IN GEOTEXTILE. DRAINS TO DAYLIGHT IN GORGE TO EAST OF
BUILDING - REFER TO GRADING AND DRAINAGE PLAN. PROVIDE LINEAR
INTERCEPT DRAIN WITH STEEL GRATE AT BASE OF SITE STAIRS NEAR
MAINTENANCE ROOM AND SERVICE RAMP - BASIS OF DESIGN ZURN Z886
LINEAR TRENCH DRAIN.
5. SITE UTILITIES
SEPTIC FIELD LOCATED DUE EAST OF THE LEARNING KITCHEN (LK),
APPROX. 250’ DUE EAST O LK, PER SCOTT GIBSON’S DRAWINGS (SCOTT IS
COPIED HERE)
SEPTIC FIELD IS 30’X40’ PER CIVIL DRAWINGS
NO GAS LINES, ASSUME POWER & FIBER FROM NEAREST POLE (APPROX.
230’ DUE SOUTH-WEST FROM LK), WATER LINE FROM EXISTING WELL
(APPROX. 100’ DUE SOUTH FROM LK)
6. SITE PROTECTION
PROTECT (EX) TWIN TREES TO SOUTH OF BUILDING PER PLANS
PROVIDE DOUBLE-LAYER SILT FENCING AT PROJECT BOUNDARY FOR
DURATION OF CONSTRUCTION - REFER TO CUT AND FILL DIAGRAM.
DOUBLE-LAYER SILT FENCE
AROUND PROJECT BOUNDARY
REMOVE TREES
34'-10" BUILDING 18'-4" PATIO
(VARIES)
37'-3" FILL
HIGH POINT
EL.+835'-0"
LOW POINT
EL.+824'-0"
3
4
'
-
1
1
"96'-4"Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral & MEP Engineer
TaiteP
110 S Albany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
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Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
CUT AND FILL DIAGRAM AS NOTED
G100
SCALE:3/32" = 1'-0"
GRADING AND DRAINAGE PLAN1 11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
FOUNDATION
DRAIN DAYLIGHTS
IN GORGE - TYP
+830'+831'+825'+832'+833'+829'+829'
+820'
+815'+810'+830
'
+831'+828'+825'
+826'
+824'
PATIO
+
8
3
2
'+833'
+8
3
4
'
+8
3
5
'
+823'
+822'
+821'
+819'+818'
+817'+816'+814'+813'+812'+811'+809'+808'+807'+806'+805'+804'+803'+802'+801'+800'+829'+828'
+827'
+826'
PROVIDE 6" Ø
PERF DRAIN TILE
AT THRESHOLD
AND FOOTER AT
RET WALLS - TYP
LINE OF CONCEALED
DRAIN
LINEAR
INTERCEPT
DRAIN
LINEAR INTERCEPT
DRAIN
24" TWIN
APPLE
24" TWIN
APPLE
12" APPLE
FUTURE SITE STAIRS
- BY OTHERS
6" PERFORATED
FOUNDATION DRAIN PIPE
LINEAR INTERCEPT DRAIN -
ZURN Z886-HDS OR EQ -
SEE 2/A801
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
GRADING AND DRAINAGE PLAN AS NOTED
G101N
SCALE:3/32" = 1'-0"
LANDSCAPE SITE PLAN1 +830'+831'
+825'
+832'
+833'+829'+829'
+820'
+815'+810'+8
3
0
'
+831'+828'+825'
+826'
+824'
PATIO
+832'+833'
+
8
3
4
'
+
8
3
5
'
+823'
+822'
+821'
+819'
+818'
+817'
+816'+814'+813'+812'+811'+809'+808'+807'+806'+805'+804'+803'+802'+801'+800'+829'
+828'
+827'
+826'
24" TWIN
APPLE
24" TWIN
APPLE
12" APPLE
FUTURE SITE STAIRS
- BY OTHERS
11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
PAVED GRAVEL PATH
PLANTED SLOPE -
PLANTING SPECIES TBD
25'-5"
24" TWIN
APPLE
24" TWIN
APPLE2'-10"7'-10"23'-2 1/2"46'-10 1/8"5'-11"
1
1
'
-
7
3
/
8
"37'-8"9'-2"EMBED FASCIA IN
CRUSHED ROCK - TYP
A503
2
VEGETATED ROOF -
SEE 1/A803
LINE OF BUILDING
BELOW
SKYLIGHT - TYP
EDGE OF PAVED
PATIO
4'-11 3/4"
13'-10 1/8"5'-8 1/2"4'-6 1/4"14'-1 1/4"4'-0 1/4"10'-0"22'-6 1/2"6'-9 1/8"10'-2 5/8"
16'-3 3/4"
3'-10"
16'-9
3/
8
"
32'-10 3/8"
7'-0"
38'-4 1/2"25'-9 7/8"7'-9"GRAVEL PATH
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
LANDSCAPE PLAN AS NOTED
G102N
STORAGE/
JANITORIAL
VESTIBULE
PRODUCTION
KITCHEN
TEACHING
KITCHEN
CLASSROOM
STAFF WC 4
WALK-IN COOLER
PROCESSING 1:
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
PROCESSING 2
OFFICE
ELECTR. PANELSTAFF
LOUNGE MECH.2-WAY PANTRY2-SIDED
FIRE
PLACE
SEATS
STAFF CLPANTRY OR EQUIPMENT CLSTAFF HALLWAYGRAVEL PATIO 642 SFBRICK PATIO 2000 SF
BATHROOMS
K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA
CHANGING
FD
FD
FD
FD
FD
FD
FD
FD
BATHROOM 2BATHROOM 1
BATHROOM 3
FD
SERVICE SINK FAUCETTRITONK-838T60-4A
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
FE
FE
MECH
WELL
K-2054JAMESTOWNC_LAVATORYVITREOUS CHINA
11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
CHANGING
SCALE: 3/16" = 1'-0"
GROUND FLOOR PLAN1
AREA:
KITCHEN BUILDING - 2610 SF
VESTIBULE - 130 SF
BATHROOMS - 360 SF
TOTAL: 3100 SF
UP
UP
SKYLIGHT ABOVE,
TYP.
LEVEL WALK
FROM BARN
(EX) APPLE TREE
PLANTED FILL
PIZZA/BREAD
OVEN
CONC RETAINING WALL
COUNTER
LINE OF ROOF OVERHANG ABOVE
FIREWOOD STORAGE NICHE
CONC RETAINING WALL
HAND SINK
MOP SINK
EGRESS DOOR
THREE-CPTMT SINK
RFRF
PREP STATION W/
WALL SHELVING
ABOVE
WAREWASHER
SOILED DISH TABLE
APPROX EDGE
OF FILL
BI-LEVEL ACCESSIBLE
DRINKING FOUNTAIN
EDGE OF WD
TRELLIS ABOVE
SLOPE
SUB-BASE
TO DRAIN
3'-0"
5'-7"4'-4"6'-5"3'-5 1/4" CLR6'-4 3/4"
3'-0"
INTERCEPT DRAIN
01
02
0304
06
05
0102
03
04
07
05
07
0608
18
17
13
12
14
15
16
10
11
09
0102
A1
C1
A
C
C
A
A
A401
1
A400
1
A402
1
A301
2
A301
1
A300
1
A300
2
A301
3MOVABLEPLANTER5'-0"C GREASE
INTERCEPTOR
COVER
ENTRY
ACCESSIBLE
ENTRY
C
3'-0" CLR3'-0" CLR
3'-0" CLR 3'-0" CLR
CONCRETE PATIO CURB
LINE OF ROOF
CANOPY ABOVE
3'-5"ALIGNRAIN CHAIN - TYP
STEEL PIPE
COLUMN - TYP
BENCH
SHORT WALL
CONC RETAINING WALL
CONC STEPS
LINE OF WD BEAM
ABOVE
CONC CURB
830'828'826'824'
822'
820'
832'
818'
816'
814'
816'
HEARTH STONE
CONC SERVICE
RAMP
ACCESSIBLE
TOILET STALL
7'-7"
BENCH
6'-0" CLR
6'-0" CLR
CLASS 'A' FIRE
EXTINGUISHER
CLASS 'A' FIRE
EXTINGUISHER
1
A703
FLOOR PLAN NOTES
1. SEE A011 FOR BUILDING EGRESS PLAN
3. SEE A111 FOR EXTERIOR WALL TYPES
4. SEE F100 FOR FINISH PLAN AND SCHEDULE
5. SEE A002 FOR ADD'L ACCESSIBILITY INFORMATION AND DETAILS
6. SEE A700 SERIES FOR ENLARGED BATHROOM PLANS AND ELEVATIONS
1
A701
1
A702
ACCESSIBLE
ENTRY
HEAT PUMP
OUTDOOR UNITS -
SEE MECH PLANS
FIRE
ALARM
PANEL
Ø5'-0"Ø5'-0"
EGRESS DOOR
EGRESS DOOR
EGRESS DOOR
EGRESS DOORS3'-0" CLR7'-0" CLR7'-0" CLR3'-0" CLR
LINE OF SPRINKLERED KITCHEN
EXHAUST HOOD - SEE MECH
DWGS FOR SPEC AND DETAILS3'-0" CLRWH
WH
WH
3'-0"
3'-0" CLR
4'-0"3'-0" CLR3'-0"3'-0"3'-0"4'-0"3'-6"METAL
ENCLOSURE
THREE-CPTMT SINK SEALED
CONCRETE
FLOOR
3'-0" CLR
3'-0"
ROLL-UP DOOR
WOOD STOVE
EGRESS DOOR
A1
C1
C1
6
A800
3'-9 1/2"1'-0"3"4'-7 1/8"
3'-2 1/2"
6'-7 1/2"
3'-2 1/2"10 1/2"9'-2"4'-2 3/8"3'-11 1/2"8'-8"
5'-3"5'-5"4'-7 1/8"EQEQEQ3'-6 1/2"2'-4 1/8"EQ2'-3 1/2"4'-2 3/8"3'-6 7/8"5'-11 7/8"
6'-7 1/2"5'-1 3/8"3'-0 3/4"4'-1 1/4"2'-10"EQEQEQ
5'-3 7/8"
5'-11 1/2"5'-6"10'-11"
8 1/4"5'-1 1/8"5/8"
5'-0"4'-6 1/4"3'-9 5/8"
3'-5 1/2"11'-4 1/2"2'-2 3/4"
5"2'-2 1/4"Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
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Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
GROUND FLOOR PLAN AS NOTED
A100N
SCALE:3/16" = 1'-0"
ROOF PLAN1
UP
UP
FROM BARN
VEGETATED ROOF
PLANTED FILL
AWNING BELOW
UP
CODE-COMPLIANT
RAILING
WOOD TRELLIS
FLUE FOR FIREPLACE BELOW
SKYLIGHT - TYP
SLOPE
CONC SERVICE RAMP
GUTTER
CHIMNEY ENCLOSURE
FOR PIZZA OVEN FLUE,
WOOD STOVE FLUE, AND
MAIN PLUMBING VENT
INTERCEPT DRAIN
IN TRENCH BELOW
COMPACTED GRAVEL
WALKWAY
A401
1
A400
1
A402
1
A301
2
A301
1
A300
1
A300
2
A301
3
METAL PLATE ROOF FOR
FIREWOOD STORAGE NICHE
BALLAST SURROUND - TYP
2X4 BRIDGING - TYP
ROOF VENT
MAKE-UP AIR UNIT - SEE
MECHANICAL DWGS
STANDNING SEAM METAL
ROOF
LOW-SLOPE MEMBRANE
ROOF
PERFORATED METAL
MECH ENCLOSURE -
50% OPEN AREA
11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
A500
2
A500
1
A502
2
A501
2
A501
1
A503
1
A502
1
PAVER PATH
BALLAST EDGE
(EX) APPLE TREE
CONCRETE SLAB
GUTTER
GUTTER
PAVED TERRACE
EDGE OF TERRACE
GRAVEL
PAVED PATH - SEE G102
LANSCAPE PLAN
A503
2
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
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Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
ROOF PLAN AS NOTED
A110N
SCALE:NTS
INTERIOR DOOR SCHEDULE2
SCALE:NTS
EXTERIOR DOOR AND WINDOW SCHEDULE1
1/2" PLWD SHEATHING
WALL
TYPE
R NOTESSTUD
TYPEEXTERIORPLAN
REINF. POURED CONC WALL
w. EXTERIOR INSULATION
OUT IN
SECTION
10" POURED CONC WALL
HOR AND VERT
REINFORCING DIAM AND
SPACING PER STRUCTURAL
VERTICAL PTDF 2X
FURRING AT 24" O.C.
1/2" GWB
C
C
PAINTED-ON
WATERPROOFING
PAINTED-ON
WATERPROOFING
13
OUT IN
WALL
TYPE
R NOTESSTUD
TYPEEXTERIORPLAN
2X6 FRAMED WALL LINE B
THERM-MODIFIED WD SIDING16" O.C.SECTION
OUT IN
1/2" GWB
3/4 THERMALLY-MODIFIED
T&G SIDING
COR-A-VENT SV3 3/4"
VENTED HOR FURRING
STRIP AT 18" O.C.
2" VER WD BATTEN -
STAGGER
WRB
A
A
AIR SPACE
AIR SPACE
34
(21+13ci)
WRB
2" RIGID INSULATION
2X6 FRAMING W/
R-21 MIN CAVITY INSULATION
"" w/ DEEP FURRING
FOR PLBG WALLSC113A12X634
(21+13ci)
FRAMED WALL
10" CURB
1-1/2" FURRING AT 24" O.C.
2X PTDF FURRING AT 24" O.C.
2" EXTERIOR RIGID BOARD
INSULATION - TAPE SEAMS
A1
SEE WALL SECTIONS
DEEP
FURRING
C1 DEEP
FURRING
SEE WALL SECTIONS
POLYETHYLENE DIMPLE
DRAINAGE MAT
POLYETHYLENE DIMPLE
DRAINAGE MAT
SCALE:1-1/2"=1'-0"
EXTERIOR WALL TYPES3
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.work
T: 607-821-0811
Architect ConsXltants
StrXctXral & MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
Drawing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOwner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
SCHEDULES AND WALL TYPES AS NOTED
A111
STORAGE/
JANITORIAL
VESTIBULE
PRODUCTION
KITCHEN
TEACHING
KITCHEN
CLASSROOM
STAFF WC 4
WALK-IN COOLER
PROCESSING 1:
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
PROCESSING 2
OFFICE
ELECTR. PANELSTAFF
LOUNGE MECH.2-WAY PANTRYSTAFF CLPANTRY OR EQUIPMENT CLSTAFF HALLWAYFD
FD
FD
FD
FD
FD
FD
FD
BATHROO
BATHROOM 3
SERVICE SINK FAUCETTRITONK-838T60-4A
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
FE
FE
ECH
ELL
K-2054JAMESTOWNC_LAVATORYVITREOUS CHINA
CHA
K1K1
K2
K3
K15K4K4K9
K7K8
K14
K4K16
K17
K9
K18
K6
K20 K20
K8
K7
K9
K19
K6
K27K21
K22
K23
K24
K25
K26
SCALE:3/16" = 1'-0"
GROUND FLOOR EQUIPMENT PLAN1
K19
K19
K18A
K18K18
EQUIPMENT NOTES
1. SEE ATTACHED APPENDIX FOR EQUIPMENT CUTSHEETS
2. ALL KITCHEN EQUIPMENT TO BE ELECTRIC U.O.N.
3. SEE PLUMBING AND MECH SHEETS FOR ADD'L FIXTURE AND EQUIPMENT
INFORMATION
4. SEE ELECTRICAL SHEETS FOR DEDICATED POWER LOCATIONS FOR
KITCHEN AND PROCESSING EQPMT
K10
K11
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
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Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
EQUIPMENT PLAN AND SCHEDULE AS NOTED
A120N
SCALE:3/16" = 1'-0"
REFLECTED CEILING PLAN111'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
A401
1
A400
1
A402
1
A301
2
A301
1
A300
1
A300
2
8'-0"
8'-0"
8'-0"
8'-0"8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
7'-6"7'-6"
STEEL BEAM - TYP
SKYLIGHT W/ CLEAR
GLAZING - TYP
7'-3"
LINE OF UPPER SHELVES
RECS'DD SOFFIT LIGHT - TYP
HEADER - TYP
WD TRELLIS
DROPPED SOFFIT
SOFFITED UNDERSIDE OF ROOF
PRIVACY GLAZING
WD SOFFIT
2X4 BRIDGING THROUGHOUT
F5F5 F5 F5 F5 F5
F1
F5
F5
F5
F5
F1
REFLECTED CEILING PLAN NOTES
1. SEE A011 SITE LIGHTING PLAN AND SCHEDULE FOR EXTERIOR LIGHT
FIXTURE CUT SHEETS
2. SEE A201 FOR INTERIOR LIGHTING FIXTURE SPEC SHEETS
3. SEE MECHANICAL DWGS FOR DUCT LAYOUT AND MECHANICAL
EQUIPMENT LOCATIONS
4. SEE P102 FOR PLUMBING VENTING PLAN
5. SEE E002 FOR ELECTRICAL SWITCHING PLAN
6. SEE F100 FINISH PLAN FOR CLG FINISH INFO
F4 F4 F4 F4 F4
SDSDSDSD
SD
SD
SD
SD
SD
SD
SD
SD
CEILING MATERIAL LEGEND
FINISH CEILING - TIGHT TO ROOF FRAMING
GWB SOFFIT
(SOFFIT HEIGHT AFF)9'-0"
FC FC
FCFC
FC
FC
FC
FC
FC
FC
FC
B B
BB
B B
BBB
B
B
B
B
BB
B B
B
B
A
A
A
A
A
A
A
A
AA
A
A
C1C1C1
C1C1 C1
A
A
A
B
C2
C2
C2
B
B
B
F1
F5
BA
A
8'-6"
7'-0"
7'-0"
7'-0"
7'-0"8'-0"
7'-0"
6'-0"
7'-0"
6'-0"
7'-0"7'-0"7'-0"
7'-0"
7'-0"
7'-0"
B
E
G
G
7'-0"
8'-6"
ERV FAN UNIT - SEE
MECHANICAL DWGS
FIRE ALARM/SMOKE DETECTION NOTES
1. SMOKE DETECTORS SHALL BE OF COMBINATION SMOKE/CARBON
MONOXIDE TYPE AND SHALL BE HARDWIRED AND
INTERCONNECTED.
PENDANT/SRF-MTD
WALL-MTD LIGHT
RECESSED LIGHT
TRACK W/ HEAD
HARDWIRED COMBO
SMOKE/CARBON
MONOXIDE DETECTOR
WALL-MTD UPLIGHT
SWITCH
TYPE
THERMOSTAT
DIMMER SWITCHTYPE
TIMER SWITCH
MOTION SWITCH
ILLUM. EXIT SIGN
SUPPLY REGISTER
EXHAUST REGISTER
84"
MOUNTING HEIGHT AFF
SD
SPRINKLERED KITCHEN EXHAUST
HOOD - SEE MECH DWGS FOR
SPEC AND DETAILS
C1 EQEQEQEQEQ EQ
EXHAUST FAN FOR VENT
HOOD - SEE MECH DWGS
FLUE - TYP
STORAGE/
JANITORIAL
VESTIBULE
PRODUCTION
KITCHEN
TEACHING
KITCHEN
CLASSROOM
STAFF WC 4
WALK-IN COOLER
PROCESSING 1:
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
PROCESSING 2
OFFICE
STAFF
LOUNGE
MECH.2-WAY PANTRYSEATS
STAFF CLPANTRY OR EQUIPMENT CLSTAFF HALLWAYGRAVEL PATIO 642 SF
BATHROOMS
CHANGING
BATHROOM 2BATHROOM 1
BATHROOM 3
CHANGING
C1
SCALE:
LIGHTING SCHEDULE 2
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
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REFLECTED CEILING PLAN AND
LIGHTING SCHEDULE
AS NOTED
A200N
A B C2 E
G
C1
AleNsanGr MergolG, AIA
511 Kline RG rG Floor
Ithaca, NY 14850
am#mergolG.worN
T 607-821-0811
Architect Consultants
Structural & MEP EngineerTaitem
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Project Information
272 EnfielG Falls RG
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
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272 EnfielG Falls RG
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INTERIOR LIGHT FIXTURE SPEC
SHEETS
AS NOTED
A201
ABCDBBBBBE
A B C DBBBBB E
SCALE:3/16" = 1'-0"
SOUTH ELEVATION1
SCALE:3/16" = 1'-0"
NORTH ELEVATION2
CONC SERVICE RAMP
VERTICAL WD SIDING
MOVABLE PLANTER
EX GRADE
PROPOSED GRADE
CODE-COMPLIANT RAILING
WOOD TRELLIS
STEEL PIPE COLUMN
WD TRELLIS BEAM
FLUES
WD TRELLIS
TWO-SIDED BRICK
EXT FIREPLACE
EDGE OF
BRICK PATIO
EX GRADE
FLUES
VERTICAL WD SIDING
LINE OF STAIR BEYOND
PROPOSED GRADE
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
T.O. TRELLIS
EL.+839'-2 1/2"
B.O. ROOF
EL.+831'-8 3/4"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
T.O. TRELLIS
EL.+839'-2 1/2"
B.O. ROOF
EL.+831'-8 3/4"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
12
1
12
1
12
1
STEEL CHIMNEY FRAME
LINE OF RECESSED BENCH BEYOND
RAIN CHAIN-TYPLINE OF FIREWOOD
STORAGE NICHE BEYOND
PERFORATED
METAL MECH
ENCLOSURE -
SEE 2/S103
EXHAUST FAN FOR
KITCHEN MAKEUP AIR
UNIT - SEE MECH DWGS
CONDENSER UNIT - TYP - SEE MECH DWGS
MECH ENCLOSURE GATE AND RAMP
RAILING - PERFORATED METAL INFILL - 50%
OPEN AREA
PROPOSED GRADE
RAILING INFILL PARTIALLY
OMITTED FOR CLARITY
2
A801
SIM
GRAVEL WALKWAY
PROPOSED GRADE
GRAVEL WALKWAY
LINE OF FOUNDATIONS
LINE OF FOUNDATIONS
NOTE: WOOD RAINSCREEN CLADDING TO BE RECLAIMED - SI=E
AND TYPE TBD
SKYLIGHT BEYOND
7
A801
EMBED FASCIA IN GRAVEL
CONCRETE RETURN WALL - SEE S104
CONCRETE RETURN WALL -
SEE S104
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
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272 Enfield Falls Rd
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ELEVATIONS AS NOTED
A300
87654321
8 7 6 5 4 3 2 1
SCALE:3/16" = 1'-0"
SOUTH ELEVATION1
SCALE: 3/16" = 1'-0"
EAST ELEVATION2
GRADE
VEGETATED ROOF
CODE-COMPLIANT
GUARDRAIL
STAINLESS STEEL FLUES
MASONRY OVEN
ENCLOSURE - BY
OTHERS
DOUBLE-SIDED
EXT FIREPLACE
CONC SERVICE RAMP
BENCH
METAL AWNING
VERTICAL WD
SIDING
STANDING SEAM
METAL ROOF
CODE-COMPLIANT
RAILING
RETAINING WALL
"THE BIG TREE" - EX
FIREWOOD
STORAGE
GLAZED EGRESS DOOR
GLAZED GARAGE DOOR
VENT
EGRESS DOOR SPANDREL PANEL
STEEL CHIMNEY FRAME
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
T.O. TRELLIS
EL.+839'-2 1/2"
B.O. ROOF
EL.+831'-8 3/4"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
T.O. TRELLIS
EL.+839'-2 1/2"
B.O. ROOF
EL.+831'-8 3/4"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
2 1
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
T.O. TRELLIS
EL.+839'-2 1/2"
B.O. ROOF
EL.+831'-8 3/4"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
SCALE:3/16" = 1'-0"
SOUTH ELEVATION AT BATHROOM BLOCK3
CONC RETAINING WALL
WD BOARD SIDING
GRADE
SEE 3/A301 FOR ELEVATION
OF BATHROOM BLOCK
01 04 0605010203
02
COMBINED
CHIMNEY FOR
STOVE AND
PLUMBING VENTS
BENCH
MAKEUP AIR UNIT
FOR VENT HOOD
METAL ENCLOSURE FENCE
LINE OF
FOUNDATIONS
SKYLIGHT
EXHAUST FAN
NOTES:
1. TRELLIS OMITTED FOR CLARITY
2. WOOD RAINSCREEN CLADDING TO BE RECLAIMED
- SIZE AND TYPE TBD
MECH ENCLOSURE
PROPOSED
GRADE
WOOD SIDING - TYP
RETAINING WALL
METAL ENCLOSURE
METAL ROOFING
MAKEUP AIR UNIT
FLUE BEYOND
2
A501
LINE OF TRELLIS - OMITTED
FOR CLARITY
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
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272 Enfield Falls Rd
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ELEVATIONS AS NOTED
A301
ABCD
VESTIBULE
BBBBBE
SCALE: 1/4" = 1'-0"
TRANSVERSE SECTION LOOKING NORTH AT VESTIBULE1
EX GRADE
CAST CONCRETE STAIR
CODE-COMPLIANT RAILING
EGRESS DOORS
LOW-SLOPE MEMBRANE ROOF AT
MECHANICAL WELL
COMPACTED GRAVEL
WALKWAY
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
T.O. TRELLIS
EL.+839'-2 1/2"
B.O. ROOF
EL.+831'-8 3/4"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
LOW CONC CURB (CAST-IN-PLACE)
(EX) GRADE
BRICK PATIO o/ SUB-BASE AND
SLAB-PN-GRADE- SLOPE TO DRAIN
CONC FOOTER WITH
DRAIN TILE - TYP
EXT FIREPLACE PAD FOOTING - SEE
FOUNDATION DRAWINGS48" MIN4
A800 8'-0"MAKEUP AIR UNIT - SEE MECH DWGS
FIRE ALARM PANEL
2
A801
2
A500
03
CONCRETE SLAB -
SLOPE TO DRAIN
2
A500
SIM
35'-4 3/4" RETURN WALL
EMBED FASCIA IN GRAVEL
MECH ENCLOSURE - SEE 2/S103
2
A503
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
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TaiteP
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THE LEARNING FARM
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Christa Núñez
272 Enfield Falls Rd
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16 APRIL 2024
SECTIONS AS NOTED
A400
PATIO
TEACHING
KITCHEN
ABCD
PROD.
KITCHEN
BBBBBE
SCALE:1/4" = 1'-0"
TRANSVERSE SECTION LOOKING NORTH AT KITCHEN1
PLANTED FILL
CODE-COMPLIANT
GUARDRAIL
TWO-SIDED BENCH
COMBINED FLUES
SKYLIGHT
3" Ø STEEL PIPE COLUMN
2X10 TRELLIS JOIST
CRUSHED ROCK
IN FILTER FABRIC
INTERCEPT DRAIN
6" Ø DRAIN TILE
METAL-ROOFED AWNING o/ WD FRAMING
2X4 BRIDGING AT 36" O.C.
SPRINKLERED VENT HOOD 7'-3"48" MINBALLAST-TYP
OPEN
OPEN
LOW WALL
BUILT-UP ROOF JOIST HEADER - SEE
FRAMING PLAN
PIZZA/BREAD
OVEN
1
A501
1
A502
VEGETATED ROOF - TYP
MOVEABLE COUNTER
FIXED COUNTER w/
CASEWORK BELOW
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
T.O. TRELLIS
EL.+839'-2 1/2"
B.O. ROOF
EL.+831'-8 3/4"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
4
A801
8
A801
1
A501
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.work
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
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272 Enfield Falls Rd
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THE LEARNING FARM
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Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
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SECTIONS AS NOTED
A401
STAFF WC
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
OFFICE
PATIO
ABCDBBBBBE
SCALE: 1/4" = 1'-0"
TRANSVERSE SECTION LOOKING NORTH NEAR GRIDLINE 71
PLANTED FILL
CODE-COMPLIANT
GUARDRAIL
LINE OF ADJACENT
(E) GRADE
TWO-SIDED BENCH
SKYLIGHT w/
PRIVACY GLAZING
STEEL PIPE COLUMN
TRELLIS JOIST
INTERCEPT DRAIN
6" Ø DRAIN TILE
METAL-ROOFED AWNING o/ WD FRAMING
2X4 BRIDGING AT 36" O.C.7'-6"DUCT - SEE M100
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
T.O. TRELLIS
EL.+839'-2 1/2"
B.O. ROOF
EL.+831'-8 3/4"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
DROPPED CLG
4
A800
13
A800
FINISHED CLG
STEEL WF ROOF
BEAM - SEE
STRUCTURAL DWGs
1
A501 SIM
3
A802
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
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aP#Pergold.work
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Architect ConsXltants
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TaiteP
110 S AlEany St
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ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
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Drawing Title Date
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272 Enfield Falls Rd
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SECTIONS AS NOTED
A402
SCALE:1" = 1'-0"
SECTION AT BRICK OVEN1 SCALE:1" = 1'-0"
SECTION AT VESTIBULE EAVE2
GWB CEILING
B
MECH LOW ROOF ASSEMBLY:
2X FRAMING PER STRUCTURAL
CLOSED CELL CAVITY INSULATION
(R-49 MIN)
1/2" PLWD ROOF SHEATHING
TAPERED RIGID INSULATION
1/2" PROTECTION BOARD
SELF-ADHERED UNDERLAYMENT
EPDM MEMBRANE ROOFING
BUILT-UP WD HEADER PER
STRUCTURAL
2X WD TRELLIS RAFTER
1/4" Ø STAINLESS STEEL TENSION CABLE
BOOT FOR FLUE PENETRATION
INSULATED OVEN FLUE
WOOD-FIRED PIZZA OVEN: CAST CONCRETE
OR MASONRY - BY OVEN BUILDER - OVEN
SHOWN FOR ILLUSTRATIVE PURPOSES ONLY
SHEET METAL CLADDING o/ PLWD SHEATHING
AND 2X FRAMING
SCHEDULED RECESSED EXT
SOFFIT LIGHT
VEGETATED ROOF - SEE
1/A803
2X4 BRIDGING
WIDE FLANGE BEAM BEYOND
5
A800
LOOKOUT RAFTER
PERFORATED FOOTER
DRAIN PIPE IN CLEAN
DRAINAGE ROCK AND
FILTER FABRIC48" MIN(2)-2X STRUCTURAL FASCIA
2X FINISH FASCIA - SHIM TO PLUMB
METAL GUTTER AND DRIP EDGE
1
12
1
12
EXTERIOR GRADE PLYWOOD SOFFIT
R2'-5"T&G WD PLANK CLG
7
12
BRAKE METAL L-DRIP - EXTEND VERTICAL LEG
4" MIN UP WALL 8'-1 1/2"PATIO ASSEMBLY:
- 4" BRICK PAVERS - SLOPE AT
1/4" IN 12" FOR 24" MIN AWAY
FROM BLDG
- 1-1/2" SAND SETTING BED
- 4" CONCRETE SLAB ON GRADE
- SLOPE 1/4" IN 12" AWAY FROM
BLDG
- CRUSHED STONE BASE
SCHEDULED STOREFRONT
DOOR
SAND OR OTHER FILL MATERIAL TO BE
CONFIRMED WITH OVEN BUILDER
FLAT-SEAM METAL ROOFING
A
B
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
T.O. TRELLIS
EL.+839'-2 1/2"
B.O. ROOF
EL.+831'-8 3/4"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
EXT-GRADE PLWD DOOR
SURROUND
STAINLESS STEEL EYE SCREW TURNBUCKLE
14
A800
BRICK PATIO
LINE OF TEMPORARY INFILL SPANDREL TO
BE REMOVED PRIOR TO OVEN
INSTALLATION (DASHED)5'-4"STAINLESS STEEL BRACKET AND CLEVIS
1/412
WD FASCIA
CHIMNEY ENCLOSURE: METAL CLADDING o/ L3X3
ALUM FRAMING
STANDOFF FOR CHIMNEY ENCLOSURE FRAMING
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
T.O. LOW ROOF
EL.+834'-2"
LOW ROOF EAVE
EL.+833'-2"
B.O. AWNING
EL.+832'-10 1/2"
SLAB EDGE BITUMEN
BOARD EXPANSION
JOINT - TYP
RIGID INSULATION AT
FROST WALL
PER PLAN
4'-3"
18"8'-0"MECH SCREENMECHANICAL SCREEN WALL
- PERFORATED METAL
CLADDING - 50% OPEN
AREA o/ ALUM STRUT
CHANNEL FRAME
STANDOFF - TYP
METAL RAILING SYSTEM
CLASSROOM VESTIBULEPATIO PATIO
LINE OF INSULATED MTL FLUE PIPE
ROOF CAVITY - CLOSED-CELL
SPRAY FOAM INSULATION:
R-36.5 MIN (TOTAL ROOF
R-VALUE TO BE R-49 MIN)
PERFORATED CURB BY
VEGETATED ROOF MFR
T.O. FOOTER
EL.+820'-0"
15
A800
2
S103
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
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TaiteP
110 S AlEany St
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272 Enfield Falls Rd
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THE LEARNING FARM
TEACHING KITCHEN
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272 Enfield Falls Rd
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16 APRIL 2024
WALL SECTIONS AS NOTED
A500
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
A1
SCALE:1" = 1'-0"
SECTION AT STOREFRONT DOOR1
B C
2
1
12
PADDED WIDE FLANGE BEAM - SEE 7/A800
2X ROOF JOIST
SISTERED 2X6 OUTRIGGER
2X SUSPENDED CEILING FRAMING
PLENUM
SOLID 2X BLOK'G EA JOIST BAY
GWB CEILING WHERE OCCURS
CHANNEL FASCIA - BOLT TO 2X STRUCTURAL
FASCIA WITH NEOPRENE SPACERS
L2X2X3/8 ALUM STANCHION - ATTACH
w/ (2) BOLTS THRU CHANNEL FASCIA
CONT L2X2 BOTTOM RAIL
- TOP RAIL SIM
SS AIRPLANE CABLE INFILL
WOOD TOP RAIL - SHAPE FROM 2X6 -
SLOPE TO DRAIN AND EASE EDGES
1 1/4"42"L-CURB PER PLANTED ROOF MFR
INSULATION STOP
(2)-L3X3X1/4 ALUM CLIPS EA
TRELLIS RAFTER
C12X20.7 FASCIA
7
A800 SIM
VERTICAL SIDING - MATERIAL TBD
GEOTEXTILE MEMBRANE
FURRED GWB WALL PER PLAN
ROPPE 6" VINYL WALL BASE
RIGID INSULATION AT FROST
WALL - TYP
4" EXT CONC SLAB
WALL FOOTING - SEE
FOUNDATION PLANS
A
EXT-GRADE PLWD DOOR
SURROUND
SCHEDULED STOREFRONT
DOOR
BRICK PATIO: SLOPE AWAY
FROM BLDG AT 1/4" IN 12"
FOR 24" MIN - TYP
ALUM PLATE THRESHOLD
EXTENSION
T.O. TRELLIS
EL.+839'-2 1/2"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
SCALE:1" = 1'-0"
SECTION THRU RAKE ALONG LINE 22
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
T.O. ROOF
EL.+837'-6"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
VERTICAL RAINSCREEN SIDING
PER PLAN
PER PLAN
1'-3 5/8"48" MIN1-7/8
12
12
A800
12
A800
GALVANIZED HSS
TRELLIS COLUMN
8'-1"
VEGETATED ROOF - SEE
1/A803
VEGETATED ROOF - SEE
1/A803
TWO-SIDED BENCH: 2X4 WD
PLANKS o/ GALVANIZED STEEL
FINS AT 48" O.C.
8" CONC CURB
GRADE
R1"
12"
VARIES
1
12
1X WOOD SLAT CLG o/ 1X
FURRING
TOP OF WALL REVEAL:
FRY REGLET DRMZ50-200
OR EQ 2" FURRING
CLASSROOM PATIO
BATHROOM 3
14
A800
11
A800
13
A80042"T.O. FOOTER
EL.+820'-0"
15
A800
15
A800
T.O. CONC CURB
EL.+824'-6"
PAINTED EXT-GRADE PLWD
SOFFIT
B.O. STEEL BEAM
T.O. FOOTER
EL.+820'-0"
1
A801
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.work
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
Drawing Title Date
DWG No.
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Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
WALL SECTIONS AS NOTED
A501
D
8
42"POLYURETHANE DIMPLE DRAINAGE SHEET
BLOK'G FOR KITCHEN EQPMT AS REQ'D
CONC WATERPROOFING MEMBRANE
C
INSULATED DUCT - SEE MECH DWGS
GRAVEL DRAIN TRENCH WITH INTERCEPT
DRAIN - WRAP IN GEOTEXTILE AND PROVIDE
PLANTING MEDIUM ABOVE AS SHOWN
MOISTURE-RESISTANT GWB CEILING
EPOXY FLOORING w/ INTEGRAL COVE BASE OVER
INSULATED CONCRETE SLAB
GLAZED WALL TILE o/ BACKER BOARD
CONC WALL FOOTING
6" Ø PERFORATED FOUNDATION DRAIN PIPE
CLEAN DRAINAGE ROCK WRAPPED IN GEOTEXTILE
WF BEAM BEYOND
3
A800
RIGID INSULATION BOARD
1
12
FRAMED INSULATED SKYLIGHT CURB:
PROVIDE (18) VERTICAL 2X6 MEMBERS
WITH SISTERED TAPERED 3/4" PLWD RIB
- ARCHITECT TO PROVIDE RIB CUT
TEMPLATES
1/4
12
PAINTED GWB FINISH
48"Ø PREFABRICATED INSULATED FIXED
SKYLIGHT WITH INTEGRAL GRP CURB
36"THROUGH-WALL EXHAUST FAN
No. 2 GRAVEL
CONC SERVICE RAMP
CONC RETAINING WALL
GEOTEXTILE FABRIC
TERMINATION BAR
VERTICAL SIDING - TYPE TBD
FURRED WALL
EXT-GRADE PLWD SOFFIT
SCALE:1" = 1'-0"
TYP SECTION AT LOW ROOF1 SCALE:1" = 1'-0"
SECTION THRU RAKE ALONG LINE 8 AT SERVICE RAMP2
GRAVEL SKYLIGHT SURROUND - TYP
PERFORATED EDGING BY VEGETATED
ROOF MFR
GALVANIZED STEEL
PIPE HANDRARIL AND
WALL-MTD BRACKETS
STEEL CHANNEL FASCIA
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
B.O. ROOF
EL.+831'-8 3/4"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
B.O. ROOF
EL.+831'-8 3/4"
T.O. ROOF
EL.+837'-6"
B.O. STEEL
EL.+832'-8 5/8"
T.O. CONCRETE NORTH WALL
EL.+836'-9 1/4"
T.O. CONCRETE EAST WALL
EL.+833'-10 1/2"
20" - TYP
PER PLAN
PER PLANPER PLAN
VEGETATED ROOF - SEE
1/A803
2
12
3
12
C
A1
METAL GUARDRAIL SYSTEM
CONT BELOW-GRADE
INSULATION
6" FURRING
PRODUCTION
KITCHEN
WALK-IN
COOLER
SEIHO SFZ6 ALUM VENT COVER
SCHEDULED WALL-MTD LIGHT FIXTURE
11
A800
LINE OF CONC PILASTER BEYOND
T.O. FOOTER
EL.+823'-7"
15
A800
15
A800
T.O. CONC WALL
EL.+831'-6 1/2"
GRADE
1'-0"1'-0"T.O. FOOTER
EL.+820'-0"
2" FURRING
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.work
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
Drawing Title Date
DWG No.
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Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
WALL SECTIONS AS NOTED
A502
1
SCALE:1" = 1'-0"
SECTION AT BATHROOM BLOCK LOOKING EAST 1
F.F. / T.O. FOUNDATIONS
EL.+824'-0"
PER PLAN
BRICK PATIO: SLOPE AWAY FROM BLDG AT 1/4" IN
12" FOR 24" MIN - TYP
VERTICAL RAINSCREEN SIDING - TBD
FURRED WALL - FINISH PER PLAN
EXT-GRADE PLWD SOFFIT
ALUM L6X6 FASCIA
RIVET AND SEAL END PANEL TO FASCIA
STANDING SEAM METAL ROOFING - 1-1/2" MECHANICAL
LOCK TYPE
PLENUM
LOOKOUT RAFTER
SUSPENDED GWB CLG
EPOXY FLOORING o/ INSULATED CONCRETE SLAB -
SLOPE TO FLOOR DRAINS PER PLAN
FOOTING DRAIN TILE - BED IN CLEAN DRAIN ROCK
AND WRAP WITH GEOTEXTILE
3'-7" OVERHANG
ALUM L1X1 SUBFASCIA
A1
CONTINUOUS BELOW-GRADE INSULATION
7 1/2" FURRING
CONC FOUNDATION WALL - SEE STRUCTURAL DWGS
BATHROOM 2
11
A8008'-0"T.O. FOOTER
EL.+820'-0"
15
A800
T.O. CONC CURB
EL.+824'-6"
2
SCALE: 1" = 1'-0"
SECTION AT SOUTH CONCRETE RETURN WALL2
T.O. FOOTER
EL.+825'-10 3/4"
PLANTED FILL
COMPACTED GRAVEL
WALKWAY
CONCRETE RETURN WALL - SEE
STRUCTURAL SHEETS
CHANNEL FASCIA - BOLT TO EA
C3 CHANNEL STANDOFF
METAL RAILING SYSTEM - SEE
1/A801
PLANTING
C3 CHANNEL STANDOFF AT 24"
O.C. - BOLT AT EA STANCHION
1'-6"VARIESDETAIL ELEVATION
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
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DWG No.
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Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
WALL SECTIONS
A503
AS NOTED
VIEW FROM BEYOND PATIO LOOKING NORTHWEST
VIEW LOOKING WEST
VIEW FROM ORCHARD LOOKING EAST
VIEW LOOKING NORTHWEST
VIEW FROM PATIO LOOKING SOUTHWEST TOWARDS BARN
VIEW FROM BARN LOOKING NORTWEST
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#PergoldZork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No
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Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
VIEWS
A510
WD STOVE
FE
FE
D C
A B
06 08
09 14 03 05 07
05 04 03
A C
D B
I H
F G
F H IG
06
J
M L
J K
K L M
SCALE:NTS
KEY PLAN1
15 16
15
METAL FLUE COVER
7'-3"8'-2 1/2"OPEN
OPENOPEN
02 FCU
9'-0 1/8"OPEN
14
FCU
12
N
N
08 06
OPENOPEN OPEN
CLASS 'A' FIRE
EXTINGUISHER -
SEE A010
ROLL-UP DOOR
TRACK
SKYLIGHT OP'G
3
A802
5
A801
K17
K3
K16
K11
K9
1
A802
K10
4
A801
CLASS 'A' FIRE
EXTINGUISHER -
SEE A010
K20 K20 K20K6
K7
K8
K9
SUPPLY VENT -
TYP - SEE MECH
EXPOSED BOTTOM
FLANGE OF WF BEAM
PASS-THROUGH
RECEPTION WINDOW IN
ALUM FRAME
8
A801
NOTE: FINAL CABINET SIZING, QUANTITY
AND DOOR/DRAWER CONFIGURATION
TO BE DETERMINED BY OWNER.
9
A801
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
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Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
INTERIOR ELEVATIONS 1/4" = 1'-0"
A600
SCALE:NTS
KEY PLAN1
FE
FE
A
16
D C
A B
H G
E F
P O
M N
L K
I J
R Q
S
Q
03 04
R S
17 17
18 131011
07
DBC E
18
07
OPEN
FCU
ERV UNIT - SEE
MECH DWGs
OPEN
HFG
LIJK M N
O P
6
A801
K18K18A K18 K18
K19 K19 K19
K25
K24
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#PergoldZork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
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Christa Núñez
272 Enfield Falls Rd
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INTERIOR ELEVATIONS
A601
1/4" = 1'-0"
1
A802
TYP
K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA
FD FD
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
3'-0"2'-10"2'-8"3'-4"SCALE: 3/4" = 1'-0"
ENLARGED PLAN AT BATHROOMS 1 AND 21
CHNG TABLE
TOILET 1
WALL HTR
LAV 1
FAUCET 1
PROVIDE INSULATED P-TRAP
COVER - TYP
SHOWER 1
TRIM 1
TOILET 1TOILET 1
3'-0" CLR
3'-0" CLR
3'-0" CLR
3'-0" CLR
3'-0"3'-0"LAV 1
FAUCET 1
LAV 1
FAUCET 1
Ø5'-0"Ø5'-0"
SHOWER 1
TRIM 1
SHOWER 1
TRIM 1
6'-8"2'-0"6'-4"
LIN DRAINLIN DRAIN
SEE A703 FOR BATHROOM FIXTURE AND ACCESSORY SPECS 3'-0"OPEN
OPEN
3/4" TEMPERED LOW-IRON GLASS
SHOWER PARTITION
4'-6"1'-5 1/2"2'-0"30X48 CLR 30X48 CLR
ILLUMINATED EXIT SIGN -
SEE A200
3'-0"56X60 TOILET CLEARANCE3
A801
3'-9 1/8"
3
A801
3
A801 SIM
1
A802
5
A801 TYP
1
A802
TYP
3
A801
TYP
CHNG TABLE CHNG TABLE
3'-0"Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#PergoldZork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No
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Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
ENLARGED PLANS & INTERIOR
ELEVATIONS - BATHROOMS 1 AND
2
AS NOTED
A701
FD
SERVICE SINK FAUCETTRITONK-838T60-4A
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
30X48 CLR 30X48 CLR
Ø5'
-
0
"
56X60 CLR
2'-0"30X48 CLR3'-0"3'-0"3'-0"1'-5 1/2"
SCALE: 3/4" = 1'-0"
ENLARGED PLAN AT BATHROOM 31 30X48 CLR4'-6"AMBULATORY STALL
AMBULATORY STALL
AMBULATORY STALL
ACCESSIBLE TOILET
COMPARTMENT
D FOUNTAIN
LAV 2
FAUCET 2
LAV 1
FAUCET 1
TOILET 1
TOILET 1
LAV 2
DISPENSER
DRYER
TOILET 1
SEE A703 FOR BATHROOM FIXTURE AND ACCESSORY SPECS
3'-0"INSULATED P-TRAP
COVER -TYP
FAN COIL UNIT
5'-0"
TOILET 1
TOILET 1
FAUCET 2
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#PergoldZork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No
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Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
ENLARGED PLANS & INTERIOR
ELEVATIONS - BATHROOM 3
AS NOTED
A702
BATHROOM FIXTURE AND ACCESSORY LEGEND
KOHLER TRITON BOWE CENTER SET FAUCET K-400T20-5AKLFAUCET 1
TOILET 1
SHOWER 1
TRIM 1
LA9 1
LA9 2
CHNG TABLE
LIN DRAIN
DISPENSER
FAUCET 2
SEE MECHANICAL SPECSWALL HTR
FD
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKLK-2054-AMESTOWNCBLA9ATORY9ITREOUS CHINA
SCALE4 1
-0
ENLARGED PLAN AT STAFF BATHROOM10X48 CLR56X60 CLR0X48 CLR 2
-7TOILET 1
SHOWER 1
TRIM 1 2
-04
-0
4
-71
-5 122
-0CHNG TABLE7
-62
-108
-67
-6WALL HTR
-0
-0
-0
LIN DRAIN
LA9 1
FAUCET 1
LA9 1
FAUCET 1
DRYER
KOHLER TRITON BOWE CANNOCK FAUCET K-70T70-4A-R
FAUCET KOHLER TRITON BOWE SER9ICE SINK FAUCET K-80T40-4A
KOHLER BROCKWAY WALL-MOUNT WASH SINK K-20
BOBRICK B-6 RECESSED PAPER TOWER
DISPENSERWASTE RECEPTACLE
BOBRICK B-750 RECESSED HAND DRYER
KOHLER MORNINGSIDE SINK K-1266
TOILET 1
D FOUNTAIN HAWS MODEL 1011 BI-LE9EL DRINKING
FOUNTAIN
FOUNDATIONS PREMIER STAINLESS HOR
RECESSED CHANGING TABLE 100SS-R
KOHLER K-80646-NA 2-12 X 6 LINEAR DRAIN
FINSISHED SKYLIGHT
OP
G - TYP
TRIM 1
SHOWER 1
KOHLER KINGSTON 1.28 GPF TOILET K-2507-SSRA
CHICAGO FAUCET SH-PB1-11-010 PRESSURE BALANCING TUB
AND SHOWER SYSTEM WITH SHOWER HEAD AND HAND SPRAY
AleNsanGr MergolG, AIA
511 Kline RG rG Floor
Ithaca, NY 14850
am#mergolG.worN
T 607-821-0811
Architect Consultants
Structural & MEP EngineerTaitem
110 S Albany St
Ithaca, NY 14850
+1-607-277-1118
Project Information
272 EnfielG Falls RG
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
Drawing Title Date
DWG No.
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ScalecoSyright . 2024RevisionsConsultantsOwner
Christa N~xe]
272 EnfielG Falls RG
Ithaca, NY 14850
16 APRIL 2024
ENLARGED PLANS & INTERIOR
ELEVATIONS - STAFF BATHROOM
AS NOTED
A703
PER PLAN
5" BEARING
6
D
4"
10"
4
REINFORCED CONCRETE
WALL - SEE STRUCTURAL
SHEETS
NEOPRENE BEARING PAD
WELDED PLATE - TO
MATCH BEAM FLANGE
WIDTH AND THICKNESS
WD ROOF FRAMING - TYP1'-6"1'-6"
WF BEAM PER PLAN
CONC WALL - TYP
(6) No. 5 VERTICAL BARS
2"No. 3 STIRRUPS AT 18" O.C.
2"2" MIN3/4" CHAMFER - TYP1'-0"3"3"3"
HSS COLUMN PER PLAN
BASEPLATE - SEE 9/A800
NON-SHRINK GROUT BED
(4) ANCHOR BOLTS: 5/8" Ø
J-BOLT - 7" MIN EMBED AND
1-1/2" LEG
ALT: (4) 5/8" SIMPSON
TITENHD GALV FASTENER -
7" MIN EMBED
No. 5 E-W REINFORCING BAR
- SEE PLAN FOR # OF BARS
REINFORCED CONC
SLAB-ON-GRADE - SEE
15/A800
CONT WATERPROOFING -
SEE 1/A803 FOR SPEC
1
12
TOP-MTD JOIST HANGER
1"
(2) 5/8" GALV ANCHOR
BOLT - 7" MIN EMBED w/
1-1/2" LEG
PROVIDE SLOTTED BOLT
HOLES
1/2" PL WEB STIFFENER AT
BEAM SEAT
SOLID WD PADDING EA
SIDE - THRU-BOLT w/ 2
ROWS 1/2" Ø BOLTS AT 36"
O.C.2"6"BBB C
HSS COLUMN PER PLAN
WD ROOF FRAMING - TYP
WF BEAM PER PLAN
1
12
1/2" PL WEB STIFFENER AT
COLUMN CENTERLINE
1'-0"COLUMN TOP CONNECTOR
PLATE - THICKNESS TO MATCH
BASEPLATE - WIDTH TO MATCH
WF BEAM FLANGE
PER PLAN
SOLID WD BLOK'G AT END
BAY PER PLAN
2X RIM JOIST - FASTEN TO
WD BEAM PADDING
B
B
HSS COLUMN PER PLAN
LINE OF EXT ENCLOSURE - SEE
WALL TYPES
AWNING FRAMING - 2X6 @ 16"
O.C.
LINE OF AWNING METAL ROOF
BUILT-UP HEADER: (2) 2X12 w/
2X6 PLATE TOP AND BOTTOM -
PROVIDE SOLID WD BLOK'G AT
THIRDS POINTS
L4X4X1/4 BRACKET TOP AND
BOTTOM - WELD TO COLUMN
11" TREAD
7" RISE MAX1" NOSING6"ANTI-SLIP TEXTURE AT EA
TREADR3/4"3" CLRNo. 4 AT 12" O.C. EA WAY
No. 4 AT EA NOSING - 1"
CLEAR - TYP
CAST CONC RAMP - BROOM
FINISH
No. 4 AT 12" O.C. EA WAY -
TYP2" CLR MIN3" CLR MIN2
12
LINE OF CONC CURB AT EXT
WALL BEYOND
1'-0"8"1'-0"1'-0"2"2"EQEQBASEPLATE AT GRIDLINE B BASEPLATE AT GRIDLINES BBB AND C2"HSS COLUMN- TYP
ANCHOR BOLT - TYP -
SEE 2/S100 FOR
DIAMETER AND
EMBEDMENT
1/2" STEEL PLATE
5/8" STEEL PLATE
2'-0" DEPRESSED SLAB2"1/4
12
5"-TYPLINEAR DRAIN
A - DEPRESSED SLAB
4" MIN1/8 MAX
12
B - SLOPED TOP OF SLAB
FLOOR DRAIN 1/8 MAX
12
C - SLOPED SLAB
FLOOR DRAIN
DOUBLE 2X12 BEAM - BOLT
THRU STEEL PLATE
2" Ø HSS COLUMN
NON-SHRINK GROUT BED
(4) ANCHOR BOLTS: 5/8" Ø
J-BOLT - 7" MIN EMBED AND
1-1/2" LEG
ALT: (4) 5/8" SIMPSON
TITENHD GALV FASTENER -
7" MIN EMBED
18" Ø SONOTUBE FOOTER -
SLOPE TOP TO DRAIN - SEE
STRUCTURAL DWG'S FOR
ADD'L INFORMATIONEQEQEQEQ8" Ø
3/8" PL
NOTE: ALL EXTERIOR STEEL
TO BE HOT-DIP GALVANI=ED
FINISH U.O.N.
BRICK PAVERS o/
BASE AND SUBGRADE
HSS COLUMN PER PLAN
WELDED STUD BOLT AT 24"
O.C. EA SIDE
3X WD PADDING
SCHEDULED STOREFRONT
OP'G
VERTICAL WD SIDING PANEL o/
FURRING AND RIGID
INSULATION- SEE WALL TYPE A
ALUM PLATE BELOW
LINE OF CONC CURB BELOW
5/4" EXT-GRADE PLWD JAMB
6" BASEFURRED GWB FINISH
HSS TRELLIS POST PER PLAN
2X4 CEDAR PLANK - EASE
FRONT EDGE - FASTEN ON
BOTTOM THRU ANGLE
SHAPED L3X3X3/8 BRACKET - (8)
PER BAY - EQ SPACING
2-L4X4X3/8 SUPPORTS
R
1
"
1
12
9"3"EQ EQ
3/8" BOLT PLATE - SLOT THRU
POST AND WELD BOTH SIDES
3/16
3/16
3/16
3/16
1"
4"2"8" WALL
10" WALL
SCALE:1 1/2" = 1'-0"
COLUMN FOOTING1 SCALE:1 1/2" = 1'-0"
EXT CONCRETE STAIR4
SCALE:1 1/2" = 1'-0"
HOR SECTION AT CONC PILASTER2
SCALE:1 1/2" = 1'-0"
BEAM POCKET AT CONC WALL3
SCALE:1 1/2" = 1'-0"
BUILT-UP HEADER5
1 1/2"1 3/4"SCALE:1 1/2" = 1'-0"
POST ON LINE B6
SCALE:1 1/2" = 1'-0"
FIELD COLUMN TO BEAM CONNECTION7
SCALE:1 1/2" = 1'-0"
EXT CONCRETE SERVICE RAMP8
SCALE:1 1/2" = 1'-0"
COLUMN BASEPLATES9
SCALE:1 1/2" = 1'-0"
TYP SLAB DEPRESSIONS10
SCALE:1 1/2" = 1'-0"
TYP CONC WALL CURB11
SCALE:1 1/2" = 1'-0"
TYP SLAB-ON-GRADE ASSEMBLY15
SCALE:1 1/2" = 1'-0"
TRELLIS COLUMN12
SCALE:1 1/2" = 1'-0"
TRELLIS BENCH13
SCALE:1 1/2" = 1'-0"
EAVE AT AWNING14 6 1/2"1"6"
FLAT-SEAM METAL ROOFING -
FORM PANEL OVER DRIP EDGE
AS SHOWN
SELF-ADHERED ROOFING
UNDERLAYMENT
METAL GUTTER
SCHEDULED RECS'D
EXT LIGHT FIXTURE
1"
1/2" ROOFING PLWD
1/4" Ø SS CABLE
WITH CLEVIS
WD FASCIA BOARD - KERF BACK
SIDE AS SHOWN - SHIM FASCIA
TO PLUMB
CUSTOM BRACKET - FASTEN
THRU STRUCTURAL FASCIA EA
SIDE
AA1
2X RAFTER
1X T&G SOFFIT
BOARD
METAL DRIP - EXTEND VERT LEG
UP WALL 4" MIN
SEAL BOTTOM OF SHEATHING
TO CONC CURB
1" CHAMFER AT E.O. CURB1 1/2"LINE OF FURRING AT
10" CONC WALL
CONC S.O.G.
1 1/2"
WATERPROOFING MEMBRANE
FIB CEMENT COVER BOARD
FROST WALL RIGID INSULATION
EXT S.O.G. w/ THICKENED EDGE5 1/2"BRICK PAVERS - SLOPE AT 1/4"
IN 12" FOR 24" MIN FROM BLDG
LINE OF 10" CONC
FOUNDATION WALL
5" CONCRETE SLAB-ON-GRADE -
POLISHED TOP SURFACE AT EXPOSED
LOCATIONS - SEE PLANS
15-mil POLYOLEFIN UNDER-SLAB
VAPOR BARRIER
4" RIGID BOARD INSULATION
4" COMPACTED GRAVEL
6X6 WWM W2.9 X W2.9 REINFORCING -
TYP
5" CONCRETE SLAB-ON-GRADE -
POLISHED TOP SURFACE AT EXPOSED
LOCATIONS - SEE PLANS
EPOXY FLOORING WHERE OCCURS -
PREPARE SUBSTRATE PER MFR RQMTS
BITUMEN BD AT
SLAB EDGE - TYP1'-2 3/4"T.O. CONC EAST WALL
EL.+833'-10 1/2"
TOP-MOUNT JOIST HANGER - TYP
3X TOP FLANGE PADDING -
FASTEN WITH 1/2" Ø
THROUGH-BOLT AT 30" O.C.
STAGGERED - COUNTERSINK AT
TOP - TYP
LINE OF B.O. FINISH CLG
3/4" PLWD SHEATHING
STEEL.3X WD PADDING
LINE OF FURRED INT
FINISH WALL - SEE 1/A502
CLOSED-CELL BLOWN
INSUL - TOTAL ROOF
ASSEMBLY = R-49 MIN
LINE OF VEGETATED
ROOF - SEE 1/A803
RIGID INSULATION
CONC PILASTER PER PLAN
VEGETATED ROOF - SEE 1/A803
LINE OF FINISHED
CLG WHERE OCCURS
DETAILS
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
am@mergold.work
T: 607-821-0811
Architect ConsXltants
StrXctXral & MEP Engineer
Taitem
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect Information
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
Drawing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOwner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
A800
AS NOTED
4" MAX
4" MAX
ELEVATION
CEDAR 2X6 TOP RAIL - EASE
EDGES
CONT L2X2X1/4 - USE SS FASTENERS
L2X2X3/8 STANCHION
CONT L2X2X1/4
C15 FASCIA42"STAINLESS STEEL TENSION
CABLE
(2) THRU-BOLTS EA
STANCHION
VEGETATED ROOF CURB
SECTION CONCRETE SITE STAIR PER 2/A800
CONTROL JOINT
SLOPE
ZURN Z886-HDS LINEAR TRENCH
DRAIN w/ COVER GRATE OR EQ
DRAIN PIPE
COMPACTED GRAVEL
BASE
EXTERIOR CONC
SLAB-ON-GRADE
SCALE:1 1/2" = 1'-0"
GUARDRAIL AT VEGETATED ROOF 1
SCALE: 1 1/2" = 1'-0"
INTERCEPT DRAIN AT STAIR 2
BALLAST
2X10 TRELLIS RAFTER
(2) L3X3X1/4 CLIPS EA
RAFTER5 1/2"1/2"17"RAKKS BENCH BRACKETS AT 36" O.C.
FASTEN TO BRACKET W/
S.S.SCREWS
5/4 X 1-1/2 CEDAR SLATS - LENGTH
PER PLAN
FASTEN w/ 1/2" Ø S.S. LAG BOLTS -
CONTRACTOR TO PROVIDE SOLID WD BLOK'G
AS REQ'D
1/2" TYP
±16"
SCALE: 1 1/2" = 1'-0"
INT/EXT BENCH AT BATHROOM BLOCK 3 SCALE: 1 1/2" = 1'-0"
KITCHEN SOFFIT4
PLENUM
WOOD ROOF FRAMING - SEE
STRUCTURAL SHEETS
B.O. SOFFIT
+7'-3" AFF
1/2" GWB - FINISH PER SCHEDULE
LINE OF WF BEAM BEYOND
CERAMIC WALL TILE o/ THINSET
MORTAR AND CEM BACKER BD
2X SOFFIT FRAMING - BRACE IN
BOTH DIRECTIONS
LINEAR LED FIXTURE
2X BRACING
1/2" GWB CLG
1/4" MILL FINISH ALUM PLATE - EASE
EDGES - FASTEN AT 18" O.C. w/
COUNTERSUNK FASTENER 5"1 12
ALIGN
SCHEDULED ALUM
STOREFRONT
SCALE: 1 1/2" = 1'-0"
OFFICE BUILT-IN DESK5 10"2"2"TAPERED L3X3X3/8 SUPPORT - (1)
EA END AND (1) AT MID-SPAN -
COPE FLANGE AS SHOWN
24"
1/4" MIN SOLID HARDWOOD
VENEER TOP
3"
3/8" PLATE BRACKET EA SIDE
- ROUT INTO PLWD WINDOW
SURROUND - COUNTERSINK
BOLTS
CONT L4X4X3/8 SUPPORT
1X HARDWD APRON -
EASE EDGES
1-1/8 PLWD
LINE OF PLWD OP'G SURROUND
PER 6/A800 BEYOND
3/16
3/16
1'-2"
1"1'-0"1'-3"3"4"HARDWOOD CAP - EASE EDGES
SCALE: 1 1/2" = 1'-0"
BENCH AT STAFF LOUNGE6
3/4" FINISH PLWD BACK o/ TAPERED
NAILERS
WALL PER PLAN - PROVIDE BLOK'G
HARDWOOD NOSING - EASE EDGES
2X BENCH FRAMING AT 16" O.C. -
TYP - FASTEN TO LEDGER AT WALL
CONT 2X4 KICK - SHOT-PIN TO
CONC SLAB
3/4" QUARTER-ROUND SKIRTING
SCALE: 1 1/2" = 1'-0"
ENCLOSURE FENCE AT MECH WELL7
A
AA-A
RAILING INFILL PANEL:
MCNICHOLS 1731145041 16
GA PERFORATED ALUM
PANEL - FASTEN AT 8" O.C.
4"
1/4" TOP PLATE - BOLT TO
TOP RAIL AT 18" O.C.5"
L2X2X1/4 CONT TOP RAIL
L2X2X1/4 CONT BOTTOM RAIL
CONC CURB
CONC SERVICE RAMP2'-6 1/2"6"L2X2X3/8 STANCHION
3/16
3/16
3/16
3/16
6"
3/8" PLATE BRACKET
SCALE: 1 1/2" = 1'-0"
SLIDING PASS-THROUGH WINDOW8
GWB POST CLADDING
1/4" CLEAR ACRYLIC PANEL
HSS SQUARE POST
HSS 3X4X1/4 HEADER
SLIDING PANEL HARDWARE:
HAFELE SLIDO F-LINE21
12D/20D 2-DOOR SYSTEM
COUNTER
SCALE: 1 1/2" = 1'-0"
TYP BASE CABINET9 3'-0"3"7"1'-10 1/2"4" KICKDRAWER
MOVABLE SHELVING
MAPLE BUTCHER BLOCK
COUNTERTOP
2X BLOK'G
PLWD CABINET BOX
CONSTRUCTION
PAINTED SOLID WD FLUSH
DOOR AND DRAWER FRONT
NOTE: FINAL CABINET SIZING, QUANTITY AND
DOOR/DRAWER CONFIGURATION TO BE DETERMINED
BY OWNER.
1"
RAKKS EH-1824 COUNTER BRACKET
IN MILL FINISH AT 48" O.C.
5'-4"
PROVIDE SOLID WOOD BLOK'G AS
REQ'D
CLASSROOM
± 48" O.C.BRACKET TO BLDG WALL AT
96" O.C. - TYP
KITCHEN
CAST-IN NON-SKID STRIP - TYP
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.work
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
Drawing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOwner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
AS NOTEDDETAILS
A801
SCALE:3" = 1'-0"
ALUM TRIM AT TILE WALL END-HOR. SECTION1
CERAMIC WALL TILE IN THINSET
MORTAR
TILE BACKER BOARD
1/4" MILL FINISH ALUM PLATE - EASE
EDGES - FASTEN AT 18" O.C. w/
COUNTERSUNK FASTENER
1/4"
2X FRAMING
5 5/8"6" COVESCALE:3" = 1'-0"
EPOXY FLOOR - THRESHOLD AND WALL TRANSITION2
1"SCALE:3" = 1'-0"
SLIDING DOOR HEAD3
CONT L2X2 BRACKET - FASTEN AT 18" O.C.
WD HEADER PER STRUCTURAL
SCHEDULED SOLID CORE WD SLIDING
DOOR
UNISTRUT P1001A CHANNEL
HEAD TRACK
FINISHED OP'G - USE ALUM
MUD-IN WALL END CAP
EZYJAMB EZYCAP OR EQ
UNISTRUT P2750 TROLLEY
1-1/2" Ø HARDWD CIRCULAR
RAIL
SCALE:3" = 1'-0"
HANDRAIL4
1/4" Ø MOUNTING BRACKET
1-1/2" Ø SCREW-MOUNT PLATE
- PROVIDE SOLID BLOK'G
BEHIND - TYP 2 1/2"2 1/4"
1/2" GWB FINISH
SCALE:3" = 1'-0"
LINEAR DRAIN AT CURBLESS SHOWER5
EDGE OF SHOWER
COMPARTMENT
2" MINCERAMIC TILE PER FINISH
PLANS
CERAMIC TILE PER FINISH
PLANS
4"
LINEAR DRAIN - PROVIDE
REMOVABLE 14 GA STAINLESS
PERF COVER GRATE
CONT WATERPROOFING
MEMBRANE - EXTEND 6"
MIN UP WALL AS SHOWN
DEPRESSED SLAB PER
10/A800
1/412
SHOWER WASTE PIPE
CONC FLOOR
1/2"MAX1/8" ALUM PLATE
THRESHOLD -
BEVEL EDGES 1:2
AT FLOORING
TRANSITION
AT WALL
EPOXY
FLOORING
ALUM TRIM
ALUM PLATE
BEYOND PER 1/A802
1/4" MILL FINISH ALUM PLATE - EASE
EDGES - FASTEN AT 18" O.C. w/
COUNTERSUNK FASTENER
THRESHOLD PER 2/A802
DETAILS
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.work
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
Drawing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOwner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
A802
AS NOTED
EXTEND VEGETATED ROOF
LIGHTWEIGHT GROWING MEDIA
3-4' BEYOND EDGE OF ROOF
6" Ø PERFOPRATED PIPE SURROUNDED
BY CLEAN DRAIN ROCK
MIRIFI 140N GEOTEXTILE FABRIC
OR EQUAL
FOUNDATION WATERPROOFING
MEMBRANE TO EXTEND OVER ROOF
SHEATHING
METAL ANGLE OR P.T. WOOD BLOCKING
TO CAP METAL DECKING/ ROOF
SHEATHING
ROOF SHEATHING PLWD (SUBSTRATE)
SCALE:1 1/2" = 1'-0"
VEGETATED ROOF ASSEMBLY1
WALL ROOF ASSEMBLY - SEE 3/A800
VEGETATED ROOF WATERPROOFING
LAYER 1: SIPLAST PARADIENE 20 OR EQUAL
(FULLY ADHERE TO PRIMED SUBSTRATE)
VEGETATED ROOF WATERPROOFING
LAYER 2: SIPLAST TERANAP OR EQUAL
(FULLY ADHERE)
ROOT BARRIER: SIPLAST PARAGREEN 60T
OR EQUAL.
EXTRUDED POLYSTYRENE (XPS)
INSULATION
PARAGREEN DRAINAGE AND RETENTION
LAYER HR (HIGH RETENTION)
MECHANICALLY ATTACHED TO XPS LAYER.
GROWING MEDIA TO FILL DIRECTLY INTO
''CUPS'' OF HIGH RETENTION PANEL
6" - 8" LIGHTWEIGHT GROWING MEDIA
1" MULCH LAYERVEGETATION
PLANTED FILL
RIGID INSULATION - SEE 3/A800 AND
3/A111
LANDSCAPE DETAILS
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#PergoldZork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
T+E LEARNING FARM
TEAC+ING KITC+EN
DraZing Title Date
D:G No
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
A803
AS NOTED
STORAGE/
JANITORIAL
VESTIBULE
PRODUCTION
KITCHEN
TEACHING
KITCHEN
CLASSROOM
STAFF WC 4
WALK-IN COOLER
PROCESSING 1:
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
PROCESSING 2
OFFICE
ELECTR. PANELSTAFF
LOUNGE MECH.2-WAY PANTRYSTAFF CLPANTRY OR EQUIPMENT CLSTAFF HALLWAYBATHROOMS
K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA
CHANGING
BATHROOM 2BATHROOM 1
BATHROOM 3
SERVICE SINK FAUCETTRITONK-838T60-4A
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
MECH
WELL
K-2054JAMESTOWNC_LAVATORYVITREOUS CHINA
CHANGING
SCALE: 3/16" = 1'-0"
GROUND FLOOR FINISH PLAN1
FL1
PATIO
FL1
PATIOFL1
PATIO
FL1
PATIO
FL1
PATIO
FL2
FL1
FL2
FL1
FL2
FL1
FL1 FL2 FL1FL2 PATIOFL1
TILE1
CNTR
F1
F1
F1
F1 F1
CONC
TILE1
BY COOLER
MFR TILE1
F1
TILE2 TILE2
TILE2
TILE2
FL1FL2
F1
F1
F1 F1
F1
SCALE:
FINISH SCHEDULE 2
FINISH NOTES
1. PAINT FINISHES TO BE USED THROUGHOUT U.O.N.:
- WALLS: SATIN
- CEILING: MATTE
- CASEWORK, TRIM, DOORS: HIGH GLOSS
2. PROVIDE IMPACT-RESISTANT GYPSUM BOARD AT HIGH-TRAFFIC AND
MECHANICAL SPACES
TILE 1
F1
F1
F B
CW
WALL FINISH
FINISH TAG
CLG FINISH
FLOOR FINISH BASE FINISH
FL1 B1
F5F1
FL1 B1
F4F1
FL1 B1
F5F1
F:FL1 B:B1
C:F5W:F1
FL2 B2
F5TILE1
FL2 B2
F4TILE2
FL1 B1
F5F1
FL2 B2
F4TILE2
FL1 B1
F4F1
FL2 B2
F4TILE2
FL1 B1
F4F1
FL2
FL1
FL2
FL1
FL1 B1
F4F1
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
FINISH PLAN AND SCHEDULE AS NOTED
F100N
FD FD
11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
5" THICK SLAB-ON-GRADE
6X6 WWM W2.9XW2.9
REINFORCING SHEETS-
SEE 15/A800
SCALE:3/16" = 1'-0"
FOUNDATION PLAN1
18" Ø CONC FOOTING - TYP
HSS 3X1/4 ROUND
GALV TRELLIS
COLUMN AND
BASEPLATE - TYP
B-5: 41" X 41"
(3) No. 5 BARS E-W
B-4: 41" X 41"
(3) No. 5 BARS E-W
C-5: 56" X 56" X 12"
(5) No. 5 BARS E-W
B-6: 38" X 38"
(3) No. 5 BARS E-W
B.75-6: 54" X 54"
(4) No. 5 BARS E-W
C-4: 56" X 56" X 12"
(5) No. 5 BARS E-W
B.75-3: 54" X 54"
(4) No. 5 BARS E-W
B-3: 38" X 38"
(3) No. 5 BARS E-W
B-7: 38" X 38"
(3) No. 5 BARS E-W
C-7: 56" X 56"
(5) No. 5 BARS E-W
SLOPE SLAB AT LOCATION
OF SHOWER - SEE 10/A800
SLOPE SLAB AT LOCATION
OF SHOWER - SEE 10/A800
SEE LANDSCAPE DRAWINGS
FOR CONCRETE RETAINING
WALL DETAILS
SEE LANDSCAPE DRAWINGS
FOR CONCRETE RETAINING
WALL DETAILS
SEE LANDSCAPE DRAWINGS
FOR CONCRETE RETAINING
WALL DETAILS
FLOOR
SLAB SLAB
SLAB
CONC RETAINING WALL - TYP
REINFORCING:
(2) LAYERS - No. 5 AT 12" O.C.
VERTICAL E.F.
AND No. 5 AT 18" O.C.
HORIZONTAL E.F.
2" COVER FROM FACES OF WALL
CONC SITE STAIR
EXT FIREPLACE FOOTING
2
A800
1
A800
EDGE OF FOOTING BELOW
EDGE OF SLAB
EDGE OF FOOTING BELOW
SAWCUT 1/4" X 2" CONTROL
JOINT AT CONCRETE SLAB - TYP
18" Ø CONC ANCHOR FOOTER
FOR RAIN CHAIN - TYP
10"3'-2"EDGE OF SLAB
EDGE OF SLAB
HSS5X5X1/4 COLUMN - TYP
2'-0"
3'-0"
8" CONC FOUNDATION
WALL - TYP
6X6 POST
(3) 2X6 POST
CONC RAMP
LINE OF FOOTING
BELOW
8" CONC FOUNDATION
WALLS AT PIZZA OVEN - 5"
SLAB ABOVE, FLUSH W/
FLOOR SLAB
LINE OF FOOTING
BELOW
NOTE: AT FRAMED WALLS,
PTDF SILL PLATE TO BE
FASTENED TO CONCRETE
WITH 5/8" Ø J-BOLTS - 7" EMBED
MIN w/ 1-1/2" HOOK - AT 48" O.C.
AND 12" MAX FROM CORNERS
AND ENDS OF PLATES.
24X24X12
THICKENED SLAB 2'-1 3/4"10"12'-5"10'-2"
15'-3 1/8"9'-0 5/8"5"10"8" CONC FROST WALL
CRUSHED STONE FILL
1'-6"-TYP
4'-0"11'-4 5/8"2'-2 3/4"2'-2 1/4"3'-10"
9
A800 TYP
9
A800 TYP
16'-4 1/2"FD
FD
FD
FD
FD
FD FD
FD
CONC FROST WALL - TYP
REINFORCING:
(2) LAYERS - No. 4 AT 18" O.C.
VERTICAL AND HORIZONTAL E.F.
6'-2 7/8"
6 1/8"5'-7 1/4"R2'
-1
3
/4
"
CONCRETE RETAINING WALL
3'-11 1/2"4'-6 1/8"3'-2"
6'-8 3/4"
3 1/8"
1 1/2"5"
5"8"3'-10"1'-6"6"
6'-0"
EDGE OF SLAB
1'-6"T.O. CONC EAST WALL
EL.+833'-10 1/2"
BEAM SHELF
EL.+832'-'7 7/8"
T.O. FOOTER
EL.+823'-7"
T.O. WALL
EL.+830'-7 1/2"
T.O. FOOTER
EL.+820'-0"
T.O. FOOTER
EL.+820'-0"
T.O. WALL
EL.+830'-7 1/2"
T.O. WALL
EL.+830'-7 1/2"
T.O. WALL
EL.+833'-5 5/8"
T.O. WALL
EL.+834'-2 7/8"
T.O. CURB
EL.+824'-6"
T.O. CURB
EL.+824'-6"
T.O. SLAB
EL.+824'-0"
B.O. RAMP
EL.+823'-11 1/2"
T.O. RAMP
EL.+831-'6 1/2"
T.O. WALL
EL.+831'-6 1/2"
T.O. WALL
EL.+835'-2 7/8"
THRESHOLD
EL.+824'-0"11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
EXTEND WALL CURB - SEE
ELEVATIONS
CONC LOW
RETURN WALL
- TYP
EDGE OF BRICK
PATIO W/ CONCRETE
UNDERSLAB,
APPROX 150'X20'
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
am@mergold.work
T: 607-821-0811
Architect Consultants
Structural & MEP Engineer
Taitem
110 S Albany St
Ithaca, NY 14850
+1-607-277-1118
Project Information
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
Drawing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024RevisionsConsultantsOwner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
FOUNDATION PLAN AND DETAILS AS NOTED
S100N1- 05/20/24
FD FD
FE
FE
11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
SCALE:3/16" = 1'-0"
ROOF FRAMING PLAN1 W14X38W14X38W14X38W14X38W14X38ROOF FRAMING:
2X12 AT 12" O.C
ALT 1: 14" TJI 230 AT 24" O.C.
ALT 2: (2)2X10 AT 16" O.C.2X10 LOCUST JOISTS @ 16" O.C. - TYP(2) 2X12 AT SKYLIGHT
OP'G - TYP
HSS COLUMN
BELOW - TYP
2X6 LOOKOUT AT
16" O.C. - PROVIDE
(2) SIMPSON L50
CLIPS EA END - TYP
HDR: (2) 2X10 w/
2J & 1K AND
BRACKET AT HSS
COLUMN
WD HDR: (2) 2X10 w/
2J & 1K
SOLID WD BLOK'G
AT 16" O.C. AT END
BAYS - TYP
(2) 2X12 PAINTED PTDF
BEAM BELOW JOISTS
HSS 3X1/4 ROUND
HOT-DIPPED GALV TRELLIS
COLUMN BELOW - TYP
X-BRACING ABOVE JOISTS - TYP:
1/4" Ø S.S. WIRE w/ S.S.
TURNBUCKLES
CONC WALL
BELOW - TYP
(3)2X12 HDR AND BUILT-UP
WD HDR BELOW -TYP
11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
3
A80011'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
CONC WALL
BELOW
FRAMED WALL
BELOW
FRAMED WALL
BELOW
(2) 2X12 END RAFTER(2) 2X6 RIM JOIST - TYP
AT EAVES
2X12 RAFTER @ 16" O.C.LINE OF WALL BELOW 48" OVERHANG - TYPSISTERED 2X6
OUTRIGGER AT EA
RAFTER
2X6 LOOKOUT SISTERED
TO EA SIDE OF RIDGE BM
WD HDR: (2) 2X8 w/
2J & 1K - BEAR ON
PT SILL 3" MIN AT
CONC WALL
2X12 RAFTERS AT 24" O.C.
DBL END JOIST - TYP
2X6 LOOKOUTS AT 16" O.C. -
TYP - FASTEN TO DBL JOIST
WITH SIMPSON LUS ZMAX
FACE-MT HANGER
EQEQ
4'-4"4'-11 3/8"2X6 RIM JOIST
2X4 RIM JOIST
SHAPE OVERHANG AS
SHOWN IN SECTIONS
11 1/4"3'-11 1/8"
18X18 CONC
PILASTER
7
A800
(2) 2X12 RIDGE BM
.4'-4"4'-4"2'-4"2'-4".WD RIM JOIST - TYP
WD HDR: (2) 2X10 w/ 2J & 1K
(2) 2X12 HEADER
5
A800
2'-4 5/8"
CONC LOW
RETURN WALL
- TYP
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP@Pergold.work
T: 607-821-0811
Architect ConsXltants
StrXctXral & MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
Drawing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOwner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
ROOF FRAMING PLAN AND DETAILS AS NOTED
S101N
FD FD
11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"3'-0"5'-0"
2 1/2"2 1/2"11'-0"12'-3 1/2"17'-6"56'-5"72'-0"
12'-0"12'-0"
23'-9 1/2"
12'-0"12'-0"12'-0"12'-0"
A
B
C
D
12345678
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1.5
6'-11"16'-10 1/2"
FD
FD
FD
FD
FD
FD FD
FD
6'-0 1/2"6'-1 7/8"6'-11 3/4"3'-11"
18'-0"10'-7 1/4"8'-7"5'-2"6'-7 1/4"4'-4 3/4"3'-5"3'-2"1'-0 1/2"2 1/2"4'-0"8'-4"3'-6"7'-10 1/2"8"7'-7"-TYP6'-8"6'-0 1/4"2'-8 3/4"7'-1"3 1/2"
5 1/2"
FD
9'-8 7/8"5'-5 3/4"7'-2 3/8"
4'-4 1/4"1'-6 3/4"2'-11 1/2"3'-10 3/4"
3'-0"
SCALE: 3/16" = 1'-0"
SLAB AND FLOOR DRAIN PLAN1
NOTE: SLOPE SLAB TO FLOOR DRAINS
1/8" IN 12" MIN U.O.N.
SAWCUT CONTROL JOINT - TYP
3'-0"3'-11 7/8"DEPRESSED SLAB AT SHOWER -
SEE 10/A800
DEPRESSED SLAB
AT SHOWER - SEE
10/A800
SLOPING SLAB -
SEE 10/A800
SLOPING SLAB -
SEE 10/A800
SLOPED TOP OF SLAB
PER 10/A800 - TYP
EDGE OF SLAB
EDGE OF SLAB
EDGE OF SLAB
EDGE OF SLAB
5"4"9"4"
10 1/2"1 1/2"4"8"GREASE TRAP
NOTE - SEE A100 FOR PARTITION LAYOUT
4'-0"LD
SLAB PLAN - LEGEND
FDLD
LINEAR DRAIN FLOOR DRAIN AREA OF
DEPRESSED SLAB
DIRECTION OF SLAB
PITCH
SLAB-ON-GRADE
LINE OF SLAB EDGE
CONC WALL
LINE OF EXT INSULATION
LINE OF INT WALL FINISH
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
SLAB AND FLOOR DRAIN PLAN AS NOTED
S102N
SCALE:NTS
STRUCTURAL DIAGRAM1
TRELLIS POST SONOTUBE FOUNDATION
HOT-DIP GALVANIZED ROUND HSS
TRELLIS POST
PAINTED WD TRELLIS BEAM
LANDSCAPE RETAINING WALL
CONC RAMP
CONC FROST WALL AND
FOOTING FOR OUTDOOR
FIREPLACE
CONC FROST WALL AND
FOOTING
FREESTANDING
LANDSCAPE RETAINING
WALL - SEE G100 FOR
MAT'L OPTIONG
FIREWOOD STORAGE NICHE
CONC SITE STAIR
WD RIDGE BEAM AND POSTS
5" REINF CONC
SLAB-ON-GRADE
(HATCHED) - SEE 15/A800
HSS SQUARE COLUMN - TYP
WF ROOF BEAM WITH SOLID WD
PADDING - TYP
COLUMN BASEPLATE SET
INTO SLAB - TYP
CONC PILASTER - TYP
WD RAFTERS AND LOOKOUTS
WD FRAMED WALL PER PLAN
WD ROOF JOISTS
SKYLIGHT OP'G - TYP
WD TRELLIS JOIST
WD LOOKOUT
WD DBL END JOIST
FLAT FRAMING AT MECHANICAL
LOW ROOF
B.O. RAMP
EL.+823'-11 1/2"
T.O. RAMP
EL.+831-'6 1/2"
T.O. CONC
EL.+831'-6 1/2"
T.O. CONC EAST WALL
EL.+833'-10 1/2"
T.O. CONC WALL AT MECH
EL.+833'-5 5/8"
BEAM SHELF
EL.+832'-8 7/8"
T.O. CONC WALL MECH
EL.+830'-7 1/2"
T.O. CURB
EL.+824'-6"
T.O. FOOTER
EL.+820'-0"
T.O. CURB
EL.+824'-6"T.O. CONC WALL BATH
EL.+830'-7 1/2"
T.O. SLAB
EL.+824'-0"
NOTE - LANDSCAPE
RETAINING WALLS ARE
INDICATED WITH TONE - SEE
RETAINING WALL MATERIAL
ALTERNATES ON G100
T.O. FOOTER
EL.+823'-7
SCALE:NTS
MAKEUP AIR UNIT ENCLOSURE STRUT CHANNEL FRAMING DIAGRAM2
P1000 TOP TRACK-TYP
CABLE BRACING - EA
DIRECTION
P1000 TOP TRACK - TYP
P1000T FIELD POST - TYP
P1000C CORNER
POST - TYP
PROVIDE SECOND P1000T AT
DOOR OP'G FOR HEAD TRACK
P1001 BOTTOM
CHANNEL - TYP
ROOF FOOT WITH EMBEDDED STRUT FOR
MEMBRANE ROOFING - UNIVERSAL HEF-T-FOOT
FF-250-UNI BY DIVERSITECH OR EQ
P1000T STUB COLUMN
P1000 MID RAIL - TYP
CLADDING: MCNICHOLS 1731145041
16 GA ALUM CLADDING - 51% OPEN
AREA - HEM TOP AND BOTTOM
EDGES
MAKEUP AIR
UNIT - SEE MECH
P1000 STIFFENER STRUT
T.O. RETURN WALL LOW
EL.+831-'6 3/8"
T.O. RETURN WALL LOW
EL.+831-'6 3/8"
THERMAL BREAK AT RETURN WALL
T.O. RETURN WALL
EL.+835'-1 1/2"
T.O. RETURN WALL
EL.+835'-1 1/2"
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
STRUCTURAL DIAGRAM AS NOTED
S103
8 7 6 5 4 3 2 11.5
SCALE:3/16" = 1'-0"
EAST WALL ELEVATION1
B C DBBBBB E C D EBBBBB
BCDEBBBBB
T.O. FOOTING
EL.+823-'7"
T.O. CONC WALL EAST
EL.+833-'10-1/2"
T.O. FOOTER
EL.+823'-7"T.O. CURB
EL.+824-'6"
T.O. FOOTER
EL.+820'-0"3'-7"T.O. WALL
EL.+831-'6 1/2"
T.O. WALL
EL.+835-'1 7/8"
12
1
12
1
12
1
T.O. CONC WALL
EL.+833-'9 1/2"
LINE OF CONC SERVICE RAMP (DASHED)
2
A800
T.O. SLAB
SCALE:3/16" = 1'-0"
NORTH WALL ELEVATION ON GRIDLINE 82 SCALE:3/16" = 1'-0"
NORTH WALL ELEVATION - SERVICE RAMP SOUTH3
LINE OF RETURN
WALL BEYOND
LINE OF RETURN WALL BEYOND
T.O. WALL
EL.+831-'6 1/2"3'-7"1'-8 1/2"6"T.O. FOOTER
EL.+820'-0"
T.O. CURB
EL.+824-'6"
T.O. FOOTER
EL.+823'-7"
T.O. FOOTER
EL.+823'-7"
SCALE:3/16" = 1'-0"
SOUTH WALL ELEVATION ON GRIDLINE 24
T.O. CONC WALL EAST
EL.+833-'9 1/2"
T.O. WALL
EL.+834'-1 7/8"
T.O. CURB
EL.+824'-6"
BCDEBBBBB
SCALE:3/16" = 1'-0"
SOUTH WALL ELEVATION ON GRIDLINE 1.55
C B
T.O. FOOTER
EL.+823'-7"
T.O. WALL
EL.+830'-7 1/2"
T.O. WALL
EL.+830'-7 1/2"
STAIR OP'G
T.O. FOOTER
EL.+823'-7"
LINE OF CONC STAIR (DASHED)
T.O. CURB
EL.+824'-6"
LINE OF SLAB AND FROST
WALL BEYOND (DASHED)
SCALE:3/16" = 1'-0"
SOUTH WALL ELEVATION ON GRIDLINE 16
T.O. FOOTER
EL.+820'-0"
T.O. FOOTER
EL.+820'-0"
T.O. WALL
EL.+830'-7 1/2"
72'-0 5/8"
SCALE:NTS
KEY PLAN7
CONC PILASTER-TYP
17'-6 5/8"8'-6"25'-5"
14'-0 1/8"9'-1 7/8"11'-4"9'-2"37'-8"
12'-5 1/2"9'-7 3/4"
T.O. SLAB
T.O. WALL AT MECH
EL.+833'-4 5/8"
T.O. CURB
EL.+824-'6"
RETURN WALL BEYOND - TYPRETURN WALL BEYOND - TYP
13'-8 3/4"30'-1 1/2"
T.O. FOOTER
EL.+820'-0"
T.O. SLAB
EL.+824'-0"
43'-2 3/8"
T.O. RETURN WALL HIGH
EL.+835-'1 1/2"
T.O. RETURN WALL LOW
EL.+831-'6 3/8"
20'-7 1/2"3'-6 1/2"
6'-9 1/2"4'-4 1/2"
2"
T.O. RETURN WALL HIGH
EL.+835'-1 1/2"
T.O. FOOTER
EL.+825'-10 3/4"
T.O. RETURN WALL LOW
EL.+831-'6 3/8"
43'-2 3/8"
RETURN WALL BEYOND - TYP
FD FD
FE
FE
11'-0"12'-3 1/2"156'-5"B
C
D
BB
BBB 7'-6 1/2"3'-2"E 4'-11"1
2
3
4
5
6
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
+1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
CONCRETE WALL ELEVATIONS AS NOTED
S104
STORAGE/
JANITORIAL
VESTIBULE
PRODUCTION
KITCHEN
TEACHING
KITCHEN
CLASSROOM
STAFF WC 4
WALK-IN COOLER
PROCESSING 1:
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
PROCESSING 2
OFFICE
ELECTR. PANELSTAFF
LOUNGE MECH.2-WAY PANTRYSTAFF CLPANTRY OR EQUIPMENT CLSTAFF HALLWAYBATHROOMS
K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA
CHANGING
FD
FD
FD
FD
FD
FD
FD
FD
BATHROOM 2BATHROOM 1
BATHROOM 3
FD
SERVICE SINK FAUCETTRITONK-838T60-4A
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
MECH
WELL
K-2054JAMESTOWNC_LAVATORYVITREOUS CHINA
CHANGING
SCALE: 3/16" = 1'-0"
GROUND FLOOR ELECTRICAL POWER PLAN1
DUPLEX RECEPTACLE
TYPE
QUAD RECEPTACLE
FLOOR MTD. RECEPTACLE
DEDICATED OUTLETTYPE
SWTICH-CONTROLLED
DATA
W/W
WH
RFRFFRZ
GFCIMAIN ELECTRICAL PANEL
FRZFRZGFCIGFCIGFCIDF DRYERHPWH
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
ELECTRICAL POWER PLAN AS NOTED
E001N
STORAGE/
JANITORIAL
PRODUCTION
KITCHEN
TEACHING
KITCHEN
CLASSROOM
STAFF WC 3
WALK-IN COOLER
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
PROCESSING
OFFICE
STAFF
LOUNGE
MECH.2-WAY PANTRYSTAFF CLPANTRY OR EQUIPMENT CLSTAFF HALLWAYBATHROOMS
CHANGINGCHANGING
BATHROOMBATHROOM
WC
VESTIBULE
SCALE: 3/16" = 1'-0"
GROUND FLOOR ELECTRICAL POWER PLAN1
PENDANT/SRF-MTD
WALL-MTD LIGHT
RECESSED LIGHT
TRACK W/ HEAD
HAWRDWIRED
SMOKE/CO DETECTOR
- SEE A20 0 FOR SPEC
WALL-MTD UPLIGHT
SWITCH
TYPE
TTHERMOSTAT
DIMMER SWITCHTYPE
TIMER SWITCH
MOTION SWITCH
ILLUM. EXIT SIGN
AND EMERGENCY
LIGHT - SEE A200
FOR SPEC
NL NIGHT LIGHT
SD
NL
NL
NL
NL
NL
NL
NL
NL
NL
NL
NL
NL
F4F4 F4 F4 F4 F4
F1 F4
F4
F4
F4
F1
F5 F5 F5 F5 F5
SDSDSDSD
SD
SD
SD
SD
SD
SD
SD
SD
FC FC
FCFC
FC
FC
FC
FC
FC
FC
FC
B B
BB
B B
BB
B
B
B
B
B
BB
B
B
B
B
A
A
A
A
A
A
A
A
AA
A
A
C1C1C1
C1C1 C1
A
A
A
B
C2
C2
C2
B
B
B
F1
F4
B
A
A
7'-0"
7'-0"
B
E
G
GTT TTTTFC TTTMAIN FIRE ALARM PANEL
LIGHTING WIRE
THERMOSTAT CONTROL WIRE
SMOKE/CO DETECTOR WIRE
C1
C1
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
ELECTRICAL SWITCHING PLAN AS NOTED
E002N
K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA
FD
FD
FD
FD
FD
FD
FD
FD
FD
SERVICE SINK FAUCETTRITONK-838T60-4A
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKLK-2054JAMESTOWNC_LAVATORYVITREOUS CHINA
SCALE: 3/16" = 1'-0"
GROUND FLOOR PLUMBING WASTE PLAN1
SCALE: NTS
PLUMBING RISER DIAGRAM2
TO SITE SEPTIC SYSTEMC.O.9
C.O. 2
C.O. 1
C.O. 6
C.O. 5
WCWC
WC
WC
WC
WC
WC
6" MAIN BUILDING DRAIN
GREASE
INTERCEPTOR
WITH RISER AND
WASTEWATER
SAMPLING PORT
LAVLAV
HAND
SINK
PREP SINK - FLOOR SINK
BELOW
MOP
SINK LAV
DRINKING
FOUNTAIN
SHOWER SHOWER
SHOWER
LAV
3-CPMT SINK - SEE
NOTE 4
3-CPMT SINK
WAREWASHER
STORAGE/
JANITORIAL
VESTIBULE
PRODUCTION
KITCHEN
TEACHING
KITCHEN
CLASSROOM
STAFF WC 4
WALK-IN COOLER
PROCESSING 1:
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
PROCESSING 2
OFFICE
STAFF
LOUNGE
MECH.2-WAY PANTRYSTAFF CLPANTRY OR EQUIPMENT CLSTAFF HALLWAYBATHROOMS
CHANGING
BATHROOM 2BATHROOM 1BATHROOM 3C.O. 3
3
1
2
5
4
7
8 9
6 CWS FROM WELL6'-0"SEPARATIONMINSEE 1/P002 FOR HWS AND CWS
PIPING PLAN
C.O. 7
NOTE: ALL BELOW-GRADE SUPPLY
AND WASTE PIPING TO BE BURIED 48"
MIN BELOW GRADE
FLOOR SINK
FLOOR SINK
NOTE: ALL TEACHING/PRODUCTION KITCHEN
WASTE TO RUN THROUGH SEPARATE DRAIN LINE
TO ACCESSIBLE GREASE INTERCEPTOR.
PROVIDE SEPARATE CLEANOUT. ALL FLOOR
DRAINS IN KITCHENS TO BE WITHOUT
BACKWATER VALVES.
C.O.
C.O.
C.O. 8
C.O. 9
3" BUILDING TRAP AIR INLET
W/ BIRD SCREEN
C.O. 4
PLUMBING WASTE NOTES:
1. ALL CLEANOUTS TO BE OF FLUSH FLOOR-MOUNTED TYPE U.O.N.
2. ALL VENT-ONLY PIPES TO SLOPE AT 1/8" IN 12". ALL COMBINATION WASTE-VENT PIPES TO SLOPE AT
1/2" IN 12".
3. PROVIDE 3/4" Ø CONDENSATE DRAIN BRANCH LINES AND 1-1/4" MAIN LINES. CONDENSATE LINES TO
SLOPE 1/8" IN 12" AND SHALL DRAIN TO FLOOR SINKS WITH AIR GAP - SEE PLBG PLANS.
4. PROVIDE CONDENSATE PUMP AT EA FAN COIL UNIT - SEE MECH SPECS .
5. ALL THREE-COMPARTMENT SINKS, PREP SINKS, AND WAREWASHERS SHALL INDIRECT DRAIN
WITHOUT TRAPS OR VENTS TO FLOOR SINK.
6. ALL BELOW-GRADE SUPPLY AND WASTE PIPING TO BE BURIED 48" MIN BELOW GRADE.
BUILDING
TRAP
LAV
FC
FC
FC
FC
FC
CONDENSATE
LINE IN CLG
CONDENSATE
LINE AT
FLOOR LEVEL
SCALE:
PLUMBING FIXTURE SCHEDULE3
FC
FC FC
FC
FC
GROUND FLOOR
LAVATORY
BATH 1
LAVATORY
CURBLESS SHOWER
W/ LINEAR DRAIN
BATH 3
TROUGH
SINK (3
FAUCETS)
TEACHING
KITCHEN/CLASSRM
MOP SINK
JANITORIAL
LAVHAND SINK
BI-LEVEL DRINKING
FOUNTAINPREP
SINK*3-CPMT SINK*
WAREWASHER*
FRUIT PRESS ROOM
LAVATORY
FD2
STAFF WC 4
3-CPMT SINK*
FD3
6" MAIN BUILDING DRAIN
3" VENT STACK - VENT THRU ROOF
BUILDING TRAP
BATH 2
SEPTIC HOLDING TANK
GRADE
2" WASTE 2" WASTE
6" WASTE 4" WASTE
2" WASTE
4" WASTE
2" WASTE
2" WASTE
2" WASTE
2" WASTE
2" WASTE2" WASTE
2" WASTE 2" WASTE
4" WASTE
2" WASTE
4" WASTE
2" WASTE
4" WASTE
2" WASTE
CURBLESS SHOWER
W/ LINEAR DRAIN
FLOOR-MT
TANK
TOILET
FLOOR-MT
TANK
TOILET
FLOOR-MT
TANK
TOILET
FLOOR-MT
TANK TOILET
FLOOR-MT
TANK TOILET
CURBLESS SHOWER
W/ LINEAR DRAIN
TO SEPTIC FIELDSEPTIC DISTRIBUTION BOX
3" VENT STACK - VENT THRU ROOF
VENT TO EXTEND 7'-0" MIN ABOVE ROOF LEVEL
3" WASTE
ACCESSIBLE GREASE INTERCEPTOR:
SCHIER GB-75 75-GPM INTERCEPTOR
WITH SV-10 SAMPLING PORT AND
FCR2 RISER.
NOTE: ALL TEACHING/PRODUCTION
KITCHEN WASTE TO RUN THROUGH
SEPARATE DRAIN LINE TO
ACCESSIBLE GREASE INTERCEPTOR.
PROVIDE SEPARATE CLEANOUT. ALL
FLOOR DRAINS IN KITCHENS TO BE
WITHOUT BACKWATER VALVES.
C.O. 1
C.O. 2
C.O. 5
FD1 FD4 FD5 FD6 FD7 FD8 FD9
C.O. 3
2" WASTE
C.O. 6
C.O. 7
PROCESSING
6" MAIN BUILDING DRAIN
4" WASTE
2" WASTE
FLOOR
SINK
* NOTE: ALL THREE-COMPARTMENT SINKS, PREP SINKS,
AND WAREWASHERS SHALL INDIRECT DRAIN WITHOUT
TRAPS OR VENTS TO FLOOR SINK
FLOOR
SINK
DEDICATED GREASE INTERCEPTOR
VENT
C.O. 4
RISER BY
INTERCEPTOR
MFR
3" BUILDING
TRAP FRESH
AIR INLET
48" MIN2" VENT1-1/2" VENT1-1/2" VENT1-1/2" VENT1-1/2" VENTFLOOR
SINK2" VENT1-1/2" BRANCH VENT
1-1/2" VENT2" VENT1-1/2" VENT2" VENT1-1/2" VENT1-1/2" VENT1-1/2" VENT1-1/2" VENT1-1/2" VENT2" VENT2" BRANCH VENT
2" VENT2" VENT2" VENT2" VENT1-1/2" VENT2-1/2" BRANCH VENT
C.O. 9 C.O. 9
EXTERIOR WALL
SEE 1/P003 FOR VENTING PLAN
CLEANOUTS
2-1/2" BRANCH VENT
1-1/2" VENT1-1/2" VENT1-1/2" VENT2-1/2" BRANCH VENT2-1/2" BRANCH VENT
1-1/2" VENT2" VENTFCFCFCFCFC
FC FC
OFFICE FAN COIL
UNIT
3/4" CONDENSATE
BRANCH DRAIN
LINE - TYP
CLG-MTD FAN COIL
UNIT - TYP OF (4)
FC
FC FC
FC
STAFF LOUNGE FAN
COIL UNIT
6" WASTE 2" VENTVESTIBULE
FC
C.O. 8
NOTE: SEE EQUIPMENT PLAN AND SCHEDULE ON SHEET A120 FOR KITCHEN AND PROCESSING
PLUMBING FIXTURES
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
PLUMBING WASTE PLAN AND
RISER DIAGRAM
AS NOTED
P001N
ELECTR. PANELK-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA
FD
FD
FD
FD
FD
FD
FD
FD
FD
SERVICE SINK FAUCETTRITONK-838T60-4A
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKLK-2054JAMESTOWNC_LAVATORYVITREOUS CHINA
SCALE: 3/16" = 1'-0"
GROUND FLOOR PLUMBING CWS/HWS PLAN1
HOSE
BIBB 3/4" CWS FROM WELLWH-2: RHEEM HPLD80-1RH MODEL 701443
85-GAL HYBRID ELECTRIC HEAT PUMP HOT
WATER HEATER. ROUTE INLET AND
OUTLET DUCTS TO KITCHEN
HOSE BIBB
HOSE BIBB-TYP
OF (3) - SEE
NOTE 3.
WCWC
WC
WC
WC
WC
WC
LAVLAV
HAND
SINK
PREP
SINK MOP
SINK LAV
SHOWER SHOWER
SHOWER
LAV
3-CPMT SINK
3-CPMT SINK
WAREWASHER
CWS LINE
HWS LINE
PRESSURE
TANK
PIPE-MTD THERMAL EXPANSION
TANK FOR HOT WATER HEATER
LOCATE HWS
AND CWS
SUPPLY PIPING
IN INSULATED
FURRED WALL
- TYP
REVERSE OSMOSIS
SYSTEM
PLUMBING CW HW SUPPLY NOTES:
1. PROVIDE INSULATION ON ALL TEMPERED, HOT WATER SUPPLY LINES AND
RECIRCULATION LINES PER CODE, AND ON METALLIC CONCEALED CWS PIPING PER
CODE.
2. ALL FIXTURES TO CONFORM TO FOLLOWING WATER USAGE LIMITS:
- TOILETS: 1.28 GPF
- LAVATORIES: 0.5 GPM
- SHOWERS: 1.5 GPM
-
ALL FIXTURES TO BE EPA WATERSENSE U.O.N.
3. ALL HOSE BIBBS TO BE OF LEAD-FREE FROST-PROOF TYPE. HOSE BIBB BARREL
SHALL BE WITHIN WALL CAVITY. VALVE SHALL BE ACCESSIBLE IN WALL VIA ACCESS
PANEL.
4. ALL CLEANOUTS TO BE OF FLUSH FLOOR-MOUNTED TYPE U.O.N.
5. CWS MAIN SUPPLY LINE TO BE 3/4" Ø. ALL CWS AND HWS DISTRIBUTION LINES
WITHIN BUILDING TO BE 1/2" Ø U.O.N.
WH-3: STIEBEL ELTRON TEMPRA 20
TREND SELF-MODULATING 1.2 KW 3.0
GPM COMPACT RESIDENTIAL ELECTRIC
TANKLESS WATER HEATER
WH-1
WH-2
WH-3WH-1: RHEEM
ELD40-TB 40-GAL ER
208V AC 4.5 KW
WATER HEATER
PLUMBING
MANIFOLD
LAV
DRINKING
FOUNTAIN
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
WATER SUPPLY PLAN AS NOTED
P002N
ELECTR. PANELK-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA K-12634MORNINGSIDEC_LAVATORYVITREOUS CHINA
FD
FD
FD
FD
FD
FD
FD
FD
FD
SERVICE SINK FAUCETTRITONK-838T60-4A
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKL
BRASSBATHROOM SINK FAUCETTRITON BOWEK-400T20-5AKLK-2054JAMESTOWNC_LAVATORYVITREOUS CHINA
SCALE: 3/16" = 1'-0"
GROUND FLOOR PLUMBING VENTING PLAN1
WCWC
WC
WC
WC
WC
WC
PRIMARY BUILDING VENT STACK
THRU ROOF
LAVLAV
LAV
HAND
SINK
PREP SINK -
FLOOR SINK
BELOW
MOP
SINK LAV
DRINKING
FOUNTAIN
SHOWER SHOWER
SHOWER
LAV
WAREWASHER
VESTIBULE
PRODUCTION
KITCHEN
TEACHING
KITCHEN
CLASSROOM
STAFF WC 4
WALK-IN COOLER
PROCESSING 1:
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
PROCESSING 2
OFFICE
STAFF
LOUNGE
MECH.2-WAY PANTRYSTAFF CLPANTRY OR EQUIPMENT CLSTAFF HALLWAYBATHROOMS
CHANGING
BATHROOM 2BATHROOM 1BATHROOM 33
1
2
5
4
7
8 9
62-1/2" MAIN HORIZONTALVENT BRANCHSTORAGE/
JANITORIAL10'-9"23'-11 1/4"17
'
-
7
3
/
4
"
31'-6 1/4"25'-0 1/2"
3" VENT THRU ROOF
3-CPMT SINKFLOOR SINK 15'-2 3/4"NOTE: HATCHING INDICATES DROPPED
CEILING/SOFFIT ABOVE - SEE REFLECTED
CEILING PLAN 1/A200. ALL VENTS TO RUN
BELOW LEVEL OF ROOF STRUCTURE U.O.N.
2-1/2" HORIZONTAL
BRANCH VENT2-1/2" HORIZONTAL
BRANCH VENT
FLOOR DRAIN VENT
CONNECTION - TYP
2-
1
/
2
"
H
O
R
I
Z
O
N
T
A
L
B
R
A
N
C
H
V
E
N
T 2" HOR BRANCH VENT2" HORIZONTAL BRANCH VENT
TIE GREASE
INTERCEPTOR VENT
INTO MAIN VENT
MANIFOLD
PLUMBING VENTING NOTES:
1. ALL VENT-ONLY PIPES TO SLOPE AT 1/8" IN 12". ALL COMBINATION WASTE-VENT PIPES TO SLOPE AT 1/2"
IN 12".
2. ALL THREE-COMPARTMENT SINKS, PREP SINKS, AND DISHWASHERS TO DRAIN TO FLOOR SINKS PER
PLAN - PROVIDE AIR GAP AT WASTE PIPE - TYP.
3. ALL VENTS ORIGINATING BELOW SLAB LEVEL SHALL BE 2" Ø MINIMUM AND SHALL NOT BE REDUCED IN
DIAMETER ALONG THEIR ENTIRE
4. ALL VENTS SHALL CONNECT TO VENT MAIN AT LEAST 3' ABOVE FLOOD RIM OF EACH FIXTURE. FOR
VENTS SERVING MULTIPLE FIXTURES, THE CONNECTION SHALL OCCUT ABOVE THE FLOOD RIM OF THE
HIGHEST FIXTURE.
3-CPMT SINKFLOOR SINK
Aleksandr Mergold, AIA
511 Kline Rd 3rd Floor
Ithaca, NY 14850
aP#Pergold.Zork
T: 607-821-0811
Architect ConsXltants
StrXctXral MEP Engineer
TaiteP
110 S AlEany St
Ithaca, NY 14850
1-607-277-1118
ProMect InforPation
272 Enfield Falls Rd
Ithaca, NY 14850
THE LEARNING FARM
TEACHING KITCHEN
DraZing Title Date
DWG No.
100% CONSTRUCTION DOCUMENTS - FOR PRICING
Scalecopyright © 2024ReYisionsConsXltantsOZner
Christa Núñez
272 Enfield Falls Rd
Ithaca, NY 14850
16 APRIL 2024
PLUMBING VENTING PLAN AS NOTED
P003N
TC
T
S
O
C
N
EXHAUST GRILLE
RETURN GRILLE
SUPPLY DIFFUSER
VOLUME DAMPER
FIRE DAMPER
CONTROL DAMPER
LEGEND
CONNECT TO EXISTING
TIME CLOCK
DEMOLISHED
EXISTING TO REMAIN
THERMOSTAT
ROOM SENSOR
FLEX DUCT
OCCUPANCY SENSOR
CARBON DIOXIDE SENSOR
NITROGEN DIOXIDE/CARBON MONOXIDE SENSOR
MECHANICAL SPECIFICATIONS
CLASSROOM
OFFICE
PROCESSING 2
WALK-IN COOLER
STAFF WC 4
PROCESSING 1:
FRUIT PRESS
BOILER
PASTEURIZER
STORAGE
STAFF LOUNGESTAFF HALLWAYSTAFF CL2-WAY PANTRYTEACHING KITCHEN
PRODUCTION
KITCHEN
STORAGE/JANITORIAL
MECH.
BATHROOM 3
VESTIBULE
CHANGING CHANGING
BATHROOMS
BATHROOM 2BATHROOM 1
PANTRY OREQUIPMENT CL3
M-101
12"ø
12"ø
20"x10"10' - 0"FC-1
HP-2
FC-1
HP-1
FC-1
HP-2
FC-1
HP-1
FC-2
HP-1
FC-3
HP-2
FC-2
HP-1
FC-4
HP-2
FC-4
HP-2
FC-4
HP-2
FC-5
HP-3 FC-5
HP-3
HP-1
HP-2
HP-3
ERV-1
10"ø
6"ø
6"ø
6"ø
6"ø
10"ø
10"ø
4"ø
5"ø 5"ø
6"ø8"ø
6"ø
6"ø
6"ø
10"ø
8"ø
TO MAU-1
REFER TO
2/M-101
EH-1
EH-1EH-1
A
60
A
60
A
60
A
60
A
60
A
30
A
40
5"ø
A
15
B
55
B
55
PROVIDE
ACCESS
PANEL,
COORDINATE
WITH
ARCHITECT.
C
535
10"x10"
12"x8"
A
100
A
20
A
30
4"ø
4"ø
C
535
B
30
B
50
B
70
B
70
D
200
EH-2
E
E 3' - 9"1' - 5"
H-1
F
1,080
36"x12"
TRANSFER GRILL
12"ø
12"ø
EF-1
PROVIDE FIRE RATED DUCT
WRAP INSULATION
26"x8"26"x8"CONNECT TO EXHAUST HOOD
COORDINATE LOCATION
WITH WALK-IN COOLER
PRIOR TO ROUGH IN
COORDINATE DUCT WITH
OVERHEAD DOOR TRACK
DUCT IN SOFFIT
MINIMUM 7'-3" AFF
5"ø
6"ø
12"ø
6"ø
DH-1
MAU-1
CU-1
FROM BELOW,
REFER TO 1/M-101
FINISH FLOOR LEVEL
824' -0"
B.O. ROOF
831' -0"
D
T.O. ROOF
836' -9"
T.O.G.
832' -6 3/4"
FINISH FLOOR LEVEL
824' -0"
T.O. ROOF
837' -0"
H-1
SKY LIGHT
2' - 9"26"x8"7' - 1"RANGE
(50.71 kBtu/h)
(17.10 kBtu/h)
(17.10 kBtu/h)
(17.10 kBtu/h)
(17.10 kBtu/h)
(47.79 kBtu/h)
(12.83 / 9.11 kBtu/h)
(12.83 / 9.11 kBtu/h)
(12.80 / 9.04 kBtu/h)
(12.80 / 9.04 kBtu/h)
ARUB060GSS4
Additional Refrigerant : 6.94 lbs (Precharged Refrigerant : 7.72 lbs)
PRHR033A3/8:5/8:3/4
23.0 ft(0)3 1
ARBLN016213/8:5/8
12.0 ft(0)
ARNU153TQD41/4:1/2
11.0 ft(0)CLASSROOM
ARNU153TQD41/4:1/2
19.0 ft(0)CLASSROOM
ARNU153SJS41/4:1/2
44.0 ft(0)VESTIBULE
ARNU153SJS41/4:1/2
57.0 ft(0)PROCESSING 1
HP-1
(50.71 kBtu/h)
(17.10 kBtu/h)
(17.10 kBtu/h)
(10.90 kBtu/h)
(6.10 kBtu/h)
(6.10 kBtu/h)
(6.10 kBtu/h)
(47.37 kBtu/h)
(12.83 / 9.11 kBtu/h)
(12.83 / 9.11 kBtu/h)
(7.99 / 5.91 kBtu/h)
(4.58 / 3.90 kBtu/h)
(4.58 / 3.90 kBtu/h)
(4.58 / 3.90 kBtu/h)
ARUB060GSS4
Additional Refrigerant : 9.55 lbs (Precharged Refrigerant : 7.72 lbs)
PRHR063A3/8:5/8:3/4
29.0 ft(0)6 1
ARBLN016213/8:5/8
6.0 ft(0)
ARNU153TQD41/4:1/2
22.0 ft(0)CLASSROOM
ARNU153TQD41/4:1/2
14.0 ft(0)CLASSROOM
ARNU093SJS41/4:1/2
22.0 ft(0)PROCESSING 2
ARNU053SJS41/4:1/2
13.0 ft(0)OFFICE
ARNU053SJS41/4:1/2
25.0 ft(0)STAFF LOUNGE
ARNU053SJS41/4:1/2
65.0 ft(0)BATHROOM 3
SPARE PORT
HP-2
(50.71 kBtu/h)
(32.00 kBtu/h)
(32.00 kBtu/h)
(49.00 kBtu/h)
(24.99 / 17.76 kBtu/h)
(24.99 / 17.76 kBtu/h)
ARUN060GSS4
Additional Refrigerant : 4.36 lbs (Precharged Refrigerant : 7.72 lbs)
ARBLN016213/8:3/4
20.0 ft(0)
ARNU303SRA43/8:5/8
10.0 ft(0)PRODUCTION KITCHEN
ARNU303SRA43/8:5/8
27.0 ft(0)PRODUCTION KITCHEN
HP-3
Town of Ithaca September 3, 2024
ZBAA-24-8
Zoning Board of Appeals
Area Variance
Application
Status: Active
Submitted On: 4/12/2024
Primary Location
144 Coy Glen Rd Unit Erin &
Scott D'Vileskis
Ithaca, NY 14850
Owner
Erin & Scott D'Vileskis
9 512 Primrose View Ct
Gaithersburg, MD 20882
Applicant
Scott D'Vileskis
607-273-7048
sdvileskis@gmail.com
144 Coy Glen Rd
Ithaca, NY 14850
Internal Only-Review
Tax Parcel No.
31.-1-3.12
Is Planning Dept. Approval Required?
Yes
Is Engineering Dept. Approval Required?
Yes
Is a GML-239 Review Required?
No
Type of Variance
Area Variance
Appearance Date for Variance
9/10/24
Variance Code Language
ZBAA-24-8 Appeal of Sco D’Vileskis; owners of 144 Coy Glen Rd., Ithaca, NY, 14850; is seeking
relief from Town of Ithaca Code secons 270-219.7D and 270-219.7B.
Town of Ithaca Code secon 270-219.7D requires the dwelling unit be the principal residence of
at least one of the property owners to be eligible for an short term rental operang permit and
the Town of Ithaca Code secon 270-219B requires the owners of the property to reside in thedwelling for at least 185 days per year to be considered a principal residence, where the owners
do not meet the criteria found in Town of Ithaca Code secons 270-219B or 270-219D and are not
eligible for a un-hosted short term rental operang permit
The current property is located in the Conservaon Zone, Tax Parcel No. 31.-1-3.12.
Variance Code Section
270-219.7B and 270-219D
Internal Tasks to be Completed
Meeting Result (First Appearance)
Adjourned
Meeting Result (Second Appearance)
–
Is Applicant Ready to Re-Appear?
Yes
Additional Meeting is
Additional Meeting with Public Hearing
Deadline for Hearing Notice to Journal
9/12/24 Noon
Public Hearing Notice Was Sent
08/30/2024
Neighbor Notification Letters Were Sent
08/30/2024
Date Sign Was Picked-up
–
Material Packets Sent to ZBA Members
–
Historical Only
Address affiliated with request Status
Applicant's Information
Applicant is*
Property Owner
Is the primary point of contact for application
different than the applicant?*
No
Description
Brief Description of Variance Request*
Exemption from principal residence requirements of 270-219.7D(1) - short term
rental permit
Area Variance Criteria Form
1. Will an undesirable change be produced in the
character of the neighborhood or be a detriment to
nearby properties?*
No
Reasons:
We have been short-term renting this properly, seasonally (Typically Weekends
between May-September), for the last 7 years, and are pretty selective in the
reservations we accept, and have great relationships with our immediate
neighbors and community (some are/were STR hosts in various places). We are
set back from the road a significant amout, have a long driveway to accomodate
parking, topographic features that isolate us from the street/neighbors. Most
neighbors had no idea we were doing STR for several years until we disclosed at
our community picnic. (we have rented to our neighbor's families, visitors, and
hosted families visiting LACS on several occasions)
2. Can the benefit sought by the applicant be
achieved by a feasible alternative to the variance?*
No
Reasons:
We use this property primarily between September and April, often visiting
dozens of times a year, so long term rental is not feasible. Additionally, to
maintain the rest of the 38 acre property in the spirit of conservation (invasive
weed/invasive tree abatement, etc) we spend a great deal of time managing the
property.
3. Is the requested variance substantial?*
No
Reasons:
The short term rental law exempts lakefront property because of the seasonal
nature of visitors. Visitors of/Guests to our property do not want to stay on the
lake, they want a secluded house in the woods for their family gatherings and
reunions, for our private hiking, for proximity to area parks and falls, restaurants,
winerys, etc.
4. Would the variance have an adverse impact on the
physical or environmental conditions in the
neighborhood?*
No
Reasons:
On the contrary, by renting our property short term, the income goes to BETTER
maintain the ecological environment of our property by managing plantings,
invasive weed/invasive tree abatement. Additionally, by having the property
mostly vacant during the winter (aside from our frequent visits), we are able and
happy to participate in the Town's and Cornell's deer management programs.
5. Is the alleged difficulty self-created?*
No
Reasons:
The town law restricting short term rentals was short sighted in several areas; It
is our belief that large, secluded properties like ours (including properties zoned
conservation, agriculture) should have been exempted/treated analogous to
lakefront zoned property, since folks visiting our property are visiting FOR the
aformentioned reasons (secluded in the woods, on-site hiking, nearby winery
tours, proximity to downtown and area schools). We believe that the restrictions
create an alleged difficulty FOR the town/county as we are no longer able to
draw tourists to the area, collect hotel taxes, indirectly draw money to local
businesses via our guests, and directly return money to local individuals and
businesses for cleaning, landscaping, and other related expenses.
Affidavit
The UNDERSIGNED respectfully submit this application requesting an appearance
before the Zoning Board of Appeals. By filing this application, I grant permission for
members of The Town of Ithaca Zoning Board of Appeals or Town staff to enter my
property for any inspection(s) necessary that are in connection with my application.
I acknowledge, that completed applications are scheduled on a first-come first-serve
basis and that all documents ideally be submitted forty-five (45) days advance of the
proposed meeting date, together with the required application fee. Failure to do so
may result in a delay in my hearing.
Digital Signature*
Scott D'Vileskis
Apr 12, 2024
Meeting Date
09/10/2024
PAYMENT INFORMATION
After submission, Code Department Administration will review the application and
materials provided. After review, and email with instructions for paying the fee
online with credit card or E-check will be sent to the applicant.
If it is preferred to pay by check, cash or money order:
*Mail to Code Enforcement, Town Hall 215 N. Tioga St, Ithaca, NY 14850
*Drop off during business hours to Town Hall M-F 8-4
*Place in locked box next to the door on the Buffalo St side of Town Hall
Attachments
Published Hearing Notice ZBA 5.28.24 Meeting.pdf
Uploaded by Lori Kofoid on May 21, 2024 at 9:40 AM
ZBA Minutes 2024-05-28.pdf
Uploaded by Town Clerks on Jun 21, 2024 at 10:18 AM
Published Hearing Notice ZBA 5.28.24 Meeting.pdf
ZBA Minutes 2024-05-28.pdf
Scott D'Vileskis <sdvileskis@gmail.com>
144 Coy Glen Rd - Short-Term Rental Application
Chris Torres <ctorres@town.ithaca.ny.us>Tue, Sep 26, 2023 at 2:22 PM
To: "sdvileskis@gmail.com" <sdvileskis@gmail.com>
Good afternoon,
After reviewing your application, it appears that at this time our office would be unable to issue an operating permit for short-term
rental use per Town of Ithaca Code sections §270-219.7D(1) and §270-219.7B(4).
Town of Ithaca Code section §270-219.7D(1) states the following:
Except in the Lakefront Residential Zone, short-term rental uses may occur only in a dwelling unit that is the principal residence of
at least one of the property owners, in another dwelling unit on the same tax parcel as the principal residence, or in a dwelling unit
on no more than one adjacent tax parcel that is owned by the same owner(s). No other owner(s), collectively or individually, shall
own a larger percentage of the tax parcel(s) than the owner-occupant(s) who reside in the principal residence for a minimum of 185
days per year.
[Amended 1-23-2023 by L.L. No. 2-2023]
Town of Ithaca Code section §270-219.7B(4) states the following:
For the purposes of this § 270-219.7, for a dwelling unit to be considered an owner's or proprietary lease holder's principal
residence, the owner or proprietary lease holder must reside in the dwelling unit for a minimum of 185 days per year. For trusts,
principal residence requirements are met if all of the criteria in Subsection E(1)(b)[2] are met.
Based on the information provided on your application, it appears that 144 Coy Glen Rd., Ithaca, NY is not your principal
residence and is located in a Conservation Zone which would make your application ineligible to receive an operating permit for
short-term rental use without a variance being granted from the Zoning Board of Appeals. You do have the right and ability to
submit an area variance application and appear in front of the Zoning Board of Appeals to seek relief from the previously
mentioned Town of Ithaca Code sections. An application can be submitted by utilizing the following link, https://ithacany.portal.
opengov.com/categories/1084/record-types/6461.. For information on when Zoning Board of Appeals meets and the
associated deadlines for their meetings, please call 607-273-1783.
The purpose of Conservation Zones in the Town of Ithaca can be found in section §270-10 in Town of Ithaca Code.
Best,
Chris
Christopher Torres
Code Safety Inspector
Town of Ithaca
215 N. Tioga St.
Ithaca, NY 14850
Phone: 607-273-1783
www.town.ithaca.ny.us
1
Lori Kofoid
From:Marty Moseley <MMoseley@townithacany.gov>
Sent:Wednesday, September 25, 2024 7:54 AM
To:Lori Kofoid
Subject:FW: Please consider rehearing ZBAA-24-8 re: STR occupancy requirement
Follow Up Flag:Follow up
Flag Status:Flagged
Lori,
Please place this on the ZBA agenda for October 22, 2024.
Thanks,
Marty
From: Town Of Ithaca Clerks Department <clerks@townithacany.gov>
Sent: Tuesday, September 24, 2024 8:07 PM
To: Marty Moseley <MMoseley@townithacany.gov>
Subject: FW: Please consider rehearing ZBAA-24-8 re: STR occupancy requirement
From: Scott D'Vileskis <sdvileskis@gmail.com>
Sent: Tuesday, September 24, 2024 7:16 PM
To: Paulette Rosa <PRosa@townithacany.gov>; Town Of Ithaca Clerks Department <clerks@townithacany.gov>
Subject: Please consider rehearing ZBAA-24-8 re: STR occupancy requirement
**WARNING** This email comes from an outside source. Please verify the from address, any URL
links, and/or attachments. Any questions please contact the IT department
Paulette,
Please forward to the zoning board of appeals members if you are able to do so.
Dear Zoning Board of Appeals Members,
I write this letter to urge the board to consider reviewing and re-hearing our case.
ZBA Members did not seem to read our actual appeal letter supplied Mid-August (144-coy-glen-
rd-adjournment-addendum.pdf) and continued to cite the original submission with the wrong
scope/audience. The reason we adjourned the first meeting was so that we could reframe our
case as it pertains to the unique needs of the property and how it runs with the land, not just as a
reflection of us as STR hosts.
I did not get to finish making my statement and fully address the financial burden of this property
and benefits of allowing the variance as it pertains to the 5 area variance factors. In our case, we
feel strongly that the environmental effects of allowing the variance actually benefit the
community, and the board is permitted to consider benefits in addition to possible detriments.
2
ZBA Members did not visit the property; One did report that they drove by the street; Marty did
visit the site and had photos/videos to showcase the property's uniqueness and isolation, but the
board was not interested in seeing them. The primary premise of this variance is that our unique
38 acre property is significantly isolated from the rest of the community/neighborhood
A neighbor with a property not-posted for trespassing reported an instance of a lost hiker that
admittedly may not have even been related to a short term rental (and likely wasn't), yet this was
treated as a factual complaint - lost hikers come out of the woods from neighboring
properties regularly; this is not a reflection or effect of allowing STR during a few summer months,
and it's likely that this could continue regardless of how the property is used.
Conservation/Ag-zoned properties were initially exempted from parts of the STR law for a reason
(large, isolated properties with unique uses); It's not clear from reviewing the STR discussions and
public comments how/when this changed, only that it happened very late in the process without
any notification or public comment from those of us actually in Conservation/Ag zones. Most of
the public comment and correspondence seemed to be an echo chamber of feedback between
Renwick Heights and the Lakefront community. Ironically, Lakefront properties are as unique as
Conservation/Ag zones. The owner occupancy requirement for lakefront properties was waived to
preserve access to the lake by the public (short term renters) and because lakefront properties
"have extra upkeep and expenses" among other financial reasons. Likewise, this is very similar to
the arguments I was not afforded the time to make, with folks visiting our forest property
BECAUSE of the natural features and additional upkeep of the property is an extra financial
burden of this type of property, aligning with the nature and usage of lakefront properties.
We feel strongly that process mistakes were made by the zoning board in hearing our case. I strongly
urge you review the appeal docs from ZBA-2024-8 and consider a motion to rehear the case.
Respectfully,
Scott D'Vileskis
1
Lori Kofoid
From:Marty Moseley <MMoseley@townithacany.gov>
Sent:Wednesday, September 25, 2024 7:54 AM
To:Lori Kofoid
Subject:FW: Please consider rehearing ZBAA-24-8 re: STR occupancy requirement
Follow Up Flag:Follow up
Flag Status:Flagged
Lori,
Please place this on the ZBA agenda for October 22, 2024.
Thanks,
Marty
From: Town Of Ithaca Clerks Department <clerks@townithacany.gov>
Sent: Tuesday, September 24, 2024 8:07 PM
To: Marty Moseley <MMoseley@townithacany.gov>
Subject: FW: Please consider rehearing ZBAA-24-8 re: STR occupancy requirement
From: Scott D'Vileskis <sdvileskis@gmail.com>
Sent: Tuesday, September 24, 2024 7:16 PM
To: Paulette Rosa <PRosa@townithacany.gov>; Town Of Ithaca Clerks Department <clerks@townithacany.gov>
Subject: Please consider rehearing ZBAA-24-8 re: STR occupancy requirement
**WARNING** This email comes from an outside source. Please verify the from address, any URL
links, and/or attachments. Any questions please contact the IT department
Paulette,
Please forward to the zoning board of appeals members if you are able to do so.
Dear Zoning Board of Appeals Members,
I write this letter to urge the board to consider reviewing and re-hearing our case.
ZBA Members did not seem to read our actual appeal letter supplied Mid-August (144-coy-glen-
rd-adjournment-addendum.pdf) and continued to cite the original submission with the wrong
scope/audience. The reason we adjourned the first meeting was so that we could reframe our
case as it pertains to the unique needs of the property and how it runs with the land, not just as a
reflection of us as STR hosts.
I did not get to finish making my statement and fully address the financial burden of this property
and benefits of allowing the variance as it pertains to the 5 area variance factors. In our case, we
feel strongly that the environmental effects of allowing the variance actually benefit the
community, and the board is permitted to consider benefits in addition to possible detriments.
2
ZBA Members did not visit the property; One did report that they drove by the street; Marty did
visit the site and had photos/videos to showcase the property's uniqueness and isolation, but the
board was not interested in seeing them. The primary premise of this variance is that our unique
38 acre property is significantly isolated from the rest of the community/neighborhood
A neighbor with a property not-posted for trespassing reported an instance of a lost hiker that
admittedly may not have even been related to a short term rental (and likely wasn't), yet this was
treated as a factual complaint - lost hikers come out of the woods from neighboring
properties regularly; this is not a reflection or effect of allowing STR during a few summer months,
and it's likely that this could continue regardless of how the property is used.
Conservation/Ag-zoned properties were initially exempted from parts of the STR law for a reason
(large, isolated properties with unique uses); It's not clear from reviewing the STR discussions and
public comments how/when this changed, only that it happened very late in the process without
any notification or public comment from those of us actually in Conservation/Ag zones. Most of
the public comment and correspondence seemed to be an echo chamber of feedback between
Renwick Heights and the Lakefront community. Ironically, Lakefront properties are as unique as
Conservation/Ag zones. The owner occupancy requirement for lakefront properties was waived to
preserve access to the lake by the public (short term renters) and because lakefront properties
"have extra upkeep and expenses" among other financial reasons. Likewise, this is very similar to
the arguments I was not afforded the time to make, with folks visiting our forest property
BECAUSE of the natural features and additional upkeep of the property is an extra financial
burden of this type of property, aligning with the nature and usage of lakefront properties.
We feel strongly that process mistakes were made by the zoning board in hearing our case. I strongly
urge you review the appeal docs from ZBA-2024-8 and consider a motion to rehear the case.
Respectfully,
Scott D'Vileskis
15-August-2024
Town of Ithaca - Zoning Board of Appeals
Re: ZBA-24-8 - 2nd meeting Addendum – 144 Coy Glen Rd
Introduction / Benefits Sought:
We first want to thank the zoning board of appeals and any others that take the time to review this
addendum for our ZBA variance and provide thoughtful replies. We are seeking relief from one clause
of 270-219.7D(1) – the Short Term Rental occupancy requirement that restricts our ability to obtain a
short term rental operating permit; and as outlined below, we believe this variance will have no adverse
impact on the neighborhood.
The 2021 short term rental zoning law that was passed significantly impacts, a) the enjoyment we
experience by sharing our unique, 38-acre forest property with families, alumni, and visitors from
around the world; b) our ability to comfortably maintain this conservation-zoned property for the
benefit of ourselves, our guests, and our neighbors; c) our ability to continue using the property off-
season eight months of the year; and d) threatens our long term plans for returning to the Ithaca area in
the not-so-distant future.
Based on our initial meeting with the zoning board of appeals, we now understand that the details of
our relationships with our neighbors, and how we, specifically, operated our property as a seasonal
short term rental are not relevant to a decision on an area variance. This addendum will attempt to focus
on why allowing this variance for us or any future owner is not a significant risk to the character of the
surrounding neighborhood nor does it open the flood gates to a slew of additional variance applications
due to the unique nature of this secluded, 38-acre property.
Background:
144 Coy Glen Rd is a single family home located on a 36 acre conservation-zoned forest property. It is
on the edge of a larger ~120 acre forest and borders 80 acres of Cornell Botanical Gardens’ property.
Back in the 1960s-70s, the property was home to a gravel mine. The way the land was mined and
graded decades ago includes many large gravel berms that isolate it from neighbors and other
properties, creating an significant buffer from noise and appearance. These features also mean the
house is not visible from Coy Glen Road because you have to drive up a 500ft gravel driveway and and
make a concealed turn towards the house. Our nearest neighbor on Hackberry Lane is roughly 600 ft
away, over a gravel berm, and down a trail through a dense section of forest. At the house, the primary
driveway can easily accommodate several cars, none visible from the road. Walking a little further up
the property reveals several clearings, a barn-like out-building, and a network of 5 ponds, a relic from
the gravel mining operation. From there, there are several trails through a mature forest, additional
clearings, and a diverse array of flora and fauna to discover.
We are both from upstate NY, both grew up in the area, went to Universities in NY state. When our
parents (Gil and Ardyth) retired from Cornell in 2015 and returned to their farm in Iowa, we purchased
it from them for a handful of reasons, including our sentimental connection to the house, and our love
of the 38-acre property’s history, natural features, forest, and diverse wildlife. We also bought this
house as part of our longer term plan for an eventual return to the area.
We initially intended to long-term-rent this property as a passive investment. We found out fairly
quickly that it was very difficult to find a suitable long term tenant, due to the seasonal challenges of
accessing and inhabiting the property. In addition to high winter heating costs, winter access to the
property is especially challenging for tenants as the 1/10 mile long, uphill, gravel driveway is not
passable without a suitable vehicle and needing specialized plowing equipment (tractor).
Additionally, Gil and Ardy had partnerships with Cornell Botanical Gardens and a few local colleagues
that were permitted deer hunting access. Due to the importance of maintaining a healthy deer
population, we are proud to have been able to maintain these relationships for the betterment of the
property and community. At the advice of our local hunting manager, we even allowed the Town’s deer
management program to operate on this property for several years; this program has had a difficult time
finding good hosting locations due to the ‘not in my backyard’ concern about hunters (most of which
use bow-and-arrow). Several perspective long term tenants were turned away by the idea having
hunters on the property during winter months.
We initially resorted to short term renting as a stop-gap measure, but it ended up offering a perfect
balance for us to visit our family and friends in the area as well as enjoy and maintain the property,
with the income generated offsetting some of the costs of ownership. We typically rented out the
property about 20 weekends of the year from late May, through mid-September. It is important to
note that during the 6-7 year period that we were allowed to do short term rentals, it was never a
profitable enterprise.
During this period of hosting, we also really began to enjoy the time and work that we put into the
property and the joy of sharing this unique property with others. Our guests’ feedback has provided
additional motivation to better maintain the grounds, forest, and hiking trails of this 38 acre property.
Most importantly, doing STR enabled the preferential maintenance of the forest, meadows, trails, and
ponds, since we had extra income to spend on property upkeep. What we learned from our guests’
feedback (many of their reviews/comments were posted in our initial ZBA submission), was that they
appreciated the experience of staying together in a large home and expressed a true appreciation for the
unique property that we have, including many references to nature, hiking, wildlife, ecological
diversity, and most frequently mentioned, isolation/separation from the rest of the world.
Annual expenses / Income summarized:
During the initial meeting, and in some of the emails not in favor of this variance, some armchair math
estimations and assumptions were made that our short term rentals at this property was a “highly
profitible” enterprise. While there are tools available that can estimate the potential profitibility of short
term rentals, none of the folks making those estimations had a enough information about the actual
expenses of owning and maintaining our property to make accurate estimates of profitibility.
Additionally, assumptions were made about the scalability of short term rentals for our property even
though it has historically followed seasonal rental trends which do not scale out of season in the
manner that was described. This artificially inflated the profit potential during the discussion. To
address these concerns, we have provided a summary of the last 6 years of operating expenses.
The Appendix summarizes some of our actual annual costs of ownership over the last 6 years and
includes a table of additional expenses specifically related to doing STR. In short, between taxes,
insurance, minimal utilities for freeze-protection, a handful of DIY repairs, and mortgage interest, the
low-end annual costs to own this property, is roughly $25,000/year. Additionally, budgeting for major
maintenance/replacements that extend the life of the property, including roof replacement, house/deck
staining, driveway maintenance, HVAC replacement, appliances, etc., these expenses easily exceed an
additional $5,000/year. These estimates do not include costs of a new mortgage for a purchase at
market rates ($575,000), which would be $35K-45K/yr depending on down payment, interest, etc.
In the case of a Long Term Tenant, without regular property access, we would need to outsource basic
property maintenance, including brush-hogging, invasive weed abatement, clearing downed trees, etc.
Our past experince reveals this would be $2,000-5000/year, with any larger operations requiring heavy
equipment costing over $1000/day. If utilities were included our costs would be roughly $1000/year
higher for total expenses of $36,000. A tenant paying $3000/month would just break even on minimum
annual expenses, and that tenant would still be responsible for winter driveway clearing, mowing, trash,
etc. Additionally, our current approach of DIY repairs on our timeline would not work well for a long
term tenant, and there’s always a risk of emergency repairs being needed.
In our 6-7 years of running a short term rental, we’ve spent on average an additional $11K per year on
STR-related expenses (cleaning, supplies, hotel taxes, travel, outdoor labor), not including the value of
the ~300 hours/yr we spend working in the house, working outside, interacting with guests, etc. Our
total expenses while operating a STR jump to over $41,000 a year, not counting mortgage principle. We
had been renting our property roughly 20 weekends a year and had typically grossed between $25,000
and $30,000/year, so we were still only recouping 60-75% of our total annual costs per year. STR
income had offset some of our expenses, but it is far from a profitable enterprise. In the last 2 years,
without being to allowed to offer Short Term Rentals, and having no prospects for 30-day rentals, our
property ownership costs have been over $35,000/year to own and maintain this property (excluding
our mortgage principle). For continued long term ownership, this is not sustainable.
A short-term-rental investor would have to spend a significant amout of additional money (beyond the
$11K/yr we spend) on a property manager to make up for the hundreds of hours of labor we spend to
support short term rentals and maintain the same level of reservations. A part-time property manager
for 300 hours/year @ $50/hour would easily cost the ‘investor’ an additional $15,000. Even if a STR
Investor could secure an extra 33% more reservations ($40,000) it’s still far from a profitable business
case for a STR investor. Factoring in the costs associated with a new mortgage to purchase the
property, this property would never be attractive to a STR investor.
Our Current STR Usage Long Term Rental STR “Investor”
Annual Expenses (25000)(25000)(25000)
Major Maint. Exp (5000)(5000)(5000)
Addtl Rental Expenses (11000)(6000)(26000)
Income $30000 ~20 reservations $36000 $3000/mo $40000 ~33% more
Profit ($11000) loss ($0) break even ($16000) loss
This property has never been a profitable STR, and will never be attractive to a STR Investor.
Seasonal Nature of 144 Coy Glen Rd:
Our rental ‘season’ has hisorically been Late May through mid-September, with off-season request few
and far between. We have experimented with our calender settings during the first 6-7 years of rentals,
expanding our availability and attempting to secure additional reservations outside of the summer
months. We have determined that we’d have to drop prices too much to make it worthwhile, and allow
risky, single night stays.
Likewise, in addition to non-existent demand to rent this property in winter, costs to have the driveway
professionally plowed started at $150/each plow. A significant enough snow storm over several days
would require multiple plows, potentially leading to losses on an already reduced reservation.
In short, We have determined that the rental market for our single family home is very much seasonal,
with almost no demand outside of summer, very akin to the that of lakefront properties in the region.
Mid-Term Rentals Considered:
During the first 6-7 years of rentals, and in the last 2 years, we have also been open to reservations for
stays longer than 30 days, including monthly discounts to make rentals more appealing. While we had
several inquirys over the last 8 years, we’ve never had anyone seriously interested in renting mid-term.
Review of the 5 factors in determining an Area Variance:
a. Whether an undesirable change will be produced in the character of the neighborhood or a
detriment to nearby properties will be created by the granting of the area variance.
Passing this occupancy variance and enabling unhosted short term rentals for 144 Coy Glen Rd will not
produce any undesirable change in character of the neighborhood. As established, this property has a
500+ ft long driveway, is not visible from the road, and has no parking concerns. Additionally, gravel
berms from the former mining operation offer an additional buffer against noise and visibility.
It’s important to note that unhosted short term rentals had been occuring at this property for 6 years
prior to the new STR regulations without detriment to nearby properties.
As an aside to the character of the neighborhood topic, following a sale or rental, there’s no guarantee
that a full-time family buyer or long term renter would have any interest in neighborhood community
participation. Just like guests staying at this property, someone interested in living there full time may
do so FOR the isolation and privacy it affords, with no intention of interacting with neighbors.
It is critical for STR hosts to maintain good relationships with neighbors. Neighbors are often the first
available to help with issues, greet guests, and can serve as that first point of contact in case of
emergencies. Our STR operation has strengthened our relationship with our neighbors, and the
exchange is mutual. STR allows us the privilege to be a part of the community because we are able to
visit regularly.
A minor point is that there are some community benefits by allowing STR at this location. It provides
additional income to community members such as cleaners, landscapers, and other people supporting
the operation. Additionally, it provides a place for neighbors to host their visiting families and friends.
b. Whether the benefit sought by the applicant can be achieved by some method, feasible for the
applicant to pursue, other than an area variance.
The primary benefit sought is that we can use the property as a vacation home most of the year, and
seasonally derive additional income to support the extensive property maintenance. A long term rental
is not compatible with this sought benefit because we need to stay at the property throughout the year
for maintenance, family gatherings, and community events.
Additionally, the homeowner derives pleasure from hosting and allowing others to appreciate and enjoy
the natural features of this property, something not compatible with long term rentals.
c. Whether the requested area variance is substantial.
This area variance is not substantial. STR is permitted in this zone. If we legally resided here 185 days
instead of the 8 months off-season that we visit there, we could rent exactly the same seasonal-rentals
that had been occuring for 6 years prior to the new STR regulations. Other ‘seasonal’ properties
(lakefront) with similar usage/rental markets (~20 weeks of summer) are allowed significantly more
rental days without this occupancy requirement.
d. Whether the proposed variance will have an adverse effect or impact on the physical or
environmental conditions in the neighborhood or district.
This variance will have no adverse affects on physical environment as occasional vacation use and ~20
reservations have less of an impact on the environment than a full time owner/tenant family would.
However, positive impact on environment can be considered for area variances.
STR income helps facilitate better maintenance of the forest including invasive weeds and tree
abatement. Additionally, hiking trails are better maintained for the benefit of the guests, and some
neighbors have sought permission hike/walk the property for their leisure.
As a seasonal STR, A large property like this is mostly vacant during winter, which facilitates better
deer management via parterships with the Town of Ithaca and Cornell Botanical Gardens, reducing auto
accidents and reducing tick-borne illnesses for the neighborhood.
e. Whether the alleged difficulty was self-created
This property had been used for short term rentals for 6 years prior to the enactment of the Short Term
Rental regulations. No actions were taken by the owners to indicate this was a self-created difficulty
Conclusion:
A significant hesitation among the ZBA members was that this area variance runs with the land and
therefore would enable a future short-term-rental investment buyer to come in and disrupt the
neighborhood with income-maximizing rentals. However, the seasonal demand of this property and
with cost of ownership versus potential income, coupled with the additional restrictions outlined in the
short term rental law, namely the limitation of number of days make this property undesirable for STR
investment. If sold, the most likely buyer of this single-family home, would be a single family, one that
would not need to leverage this zoning variance.
That said, this property is currently an attractive short term rental because of the amount of time,
energy, and money we invest as hosts, both inside and outside the property. Any potential home buyer
attempting to leverage this variance would have to be as personally invested in the property as we are
for the property to continue to be attractive to guests as a rental. In the unlikely event that a future
buyer was in similar circumstances to leverage this slight variance, we have demonstrated that the
impact to the neighborhood is negligible per the five criteria for considering a zoning variance.
Finally, while there is a concern from some that this area variance will open the flood gates to similar
variance applications, the nature of this property, namely that as a a large, secluded, 38-acre
conservation-zoned property with unique features could not easily be used to set precident for other
properties seeking similar relief. We believe this variance is as unique as our property.
We have a great deal of pride in the way we care for our property. Please help us to continue enjoying
and sharing this property with others by allowing this zoning variance.
Sincerely,
Scott & Erin D’Vileskis
APPENDIX
Actual Annual Expenses for 144 Coy Glen – Last 6 Years
2019 2020 2021 2022 2023 2024****
Property/
School Taxes
11315 11737 12376 12965 13479 14100
Property
Insurance*
2672 3031 1787 1907 2085 2315
Utilities**3047 2317 1314 1902 2085 2000
Repairs***558 142 1029 291 52
Interest (4%)7887 7604 7313 7041 6791 6500
TOTAL 25479 24831 23819 24106 24492 24915
*Insurance downgraded significantly in 2021 to reduce costs
**Utilities minimized to keep property from freezing while vacant,
***Many repairs were DIY and would have cost significantly more if contracted out
***2024 expenses estimated
Additional Expenses Running a STR (30-40 rental days/year, last 6 years of rentals, no 2023/24)
2017 2018 2019 2020 2021 2022
Cleaning 3740 3506 3593 3598 3199 4299
Supplies 647 184 449 750 557 710
Lawn-care 1000 1000 900 1000 1000 1000
Pond/Forest
Maintenance
3035 500 0 1674 1626 1835
Hotel Taxes 1289 1356 1576 1665 1100 1478
Platform Fees 499 499
Travel 3564 3564 2700 3105 3000 1800
TOTAL 13275 10110 9218 11792 10981 11621
Major Repair Expenditures (Estimated)
Typical Cost/Interval Annualized Cost
Roof replacements (house, shed)$30000 / 30 years $1000
Driveway maintenance (500-800 ft)$10000 / 10 years $1000
Exterior House/Deck Staining $5000 / 7 years $714
Interior Painting $5000 / 10 years $500
HVAC Replacement $20000 / 20 years $1000
Appliances $4000 / 10 years $400
Window Replacement $15000 / 30 years $500
TOTAL ANNUALIZED $5114/yr
*Does not include house depreciation, tractor/mowers/equipment, furniture
12/7/2022
Re: FINAL Return of tax on occupancy of hotel rooms Permit #362
To Whom it may concern:
Our property at Coy Glen is my wife’s childhood home; a home/property we plan
to hold on to and hope to retire to someday. We are fortunate enough to NOT need to
rent it out at all, but it felt like such a shame to keep our treasured 36-acre woodland
property (zoned conservation) all to ourselves. That said, my wife and I have been
renting our place out to tourists and visitors for the last few years, and the hundreds of
reviews from the experiences that we’ve created for guests, including those of families,
bridal parties, and groups of friends revisiting Ithaca have really made it a very
rewarding experience for us.
We’ve prided ourselves in making sure visitors to the Ithaca area have thoroughly
enjoyed their local stay, promote local restaurants and experiences, all the while being
selective on the number and quality of reservations we have accepted. We typically only
rent our home out for about 15 weekends of the summer/fall; And we are in town
visiting a few dozen or so other times of the year for property maintenance, visits with
our family, etc.
However, thanks to the Town of Ithaca for banning “un-hosted” short term rentals
for non-residents, It is with deep regret that we will cease sharing our property and as
such, this is likely our FINAL remittance of our hotel and occupancy taxes. While we
are technically out-of-state hosts, our level of host interaction and guest communication
likely rivals that of many of the area’s ‘hosted’ STRs.
Attached please find reviews from a handful of tourists and extended families
from the last year or two. These folks, typically groups of 8-10, with money to burn,
obviously appreciate local attractions and sharing a spacious home together; They will
likely end up finding accommodations in other upstate NY areas, diverting their money
elsewhere, to say nothing about the contributions we make to local businesses that
helped to support our rental.
Sincerely,
Scott D’Vileskis
Host of shuttered “Eco Cabin in the Woods”
Enc: Dozens of reviews from the types of visitors impacted by this ban
Long Weekend With Family
We had a great time. The house was beautiful and very clean, including all linens and towels. We
appreciated the provided products and the fact that all the kitchen basics are covered. The cookware
was in good shape. We did a big breakfast and had everything we needed. Lots of essentials were
already there. Lots of space to spend time together, but also to have time alone. The area is beautiful,
only minutes from a great trail and awesome farmer's market. Definitely recommend this house for
anyone looking to stay in Ithaca!
Ithaca Family Weekend
What a fun weekend! The only drawback is my son and his girlfriend couldn't attend due to COVID!
Bummer. The rest of my crew had a GREAT time. The house was great. The deck is perfect to hang out
on. Plenty of beds and plenty of bathrooms. The property is huge. It's great for strolling or playing
frisbee. We were even joined by a few deer in the evenings. A lone fox popped in from time to time and
a very large family of turkeys serenaded us on a couple of occasions. Mr Raccoon did visit early
Sunday morning but he soon vacated the area due to a lack of access to the barrels. Thank goodness for
bungee cords! It is a very easy drive to the grocery store ( Wegmans) which has the LARGEST beer
selection I've ever seen!!! There is plenty to see and do. We went to Atlas bowl, Watkins Glen Race
Track, visited Cornell U for Ice cream, Buttermilk falls and the Ithaca Farmers Market which is very
cool. We even went to the Moosewood Restaurant for lunch on Sunday. ( It was excellent!) The rest of
the time we ate in. Scott was easy to communicate with and quick to answer any questions. I want to
thank Scott and Erin for their hospitality and my family and I wish them all the best in the future.
Perfect Ithaca rental home
Clean, spacious, well equipped and very cool log cabin feel. The owner was super helpful and
accommodating. History of the property and that there are 36+acres of land and trails was a bonus. It
was [easy to] get to anywhere in Ithaca, the lake, and Watkins Glen. Can’t forget mentioning the 50amp
ev charging circuit that kept us fully charged overnight the whole time.. The 7 of us (ages 21-80) felt
completely at home. Thank you Scott, your wife and whole family for having us.
Private house
Nice house close to downtown with tons of privacy. Plenty of beds with extra linens and towels. AC on
first floor kept the lower level cool during the day. Second floor bedrooms were warm without a second
unit upstairs. Scott provided several fan to help circulate the air. Scott checked in with us to give us
suggestions for dining and to make sure we had what we needed. Easy to get in touch with for
questions. We would defiantly stay here again if we need a large house.
Unique home, beautiful place
Location could not be more perfect -- you feel like you are in a quiet woodland retreat, but also 5
minutes from Wegman's :) Easy access to Ithaca, parks and trails. Even during a historic heatwave it
stayed pretty cool up under the trees. Scott, the owner was incredibly responsive and walked us through
the property and helpful tips by phone, including helping us deal during a county-wide power outage.
That didn't put a damper on our visit, as we grilled our dinner on the deck and enjoyed an evening
around the fire pit. We cooked almost all our meals and lacked for nothing. Thank you Scott!
Outdoor Seclusion with Easy City Access
Our family really enjoyed our week here. Our host was very welcoming and informative about the
property and the surroundings. More than enough room for five adults and two kids; we could have had
more people easily. Enough outdoor space to do whatever sports or activity you’d like to do, including
just watch nature, without seeing another human. Five or ten minute drive to all the stuff to do in
Ithaca. Great experience overall. One note to future guests is there are no ground-floor bedrooms, if
you have an issue with stairs. It was a known issue when we booked, and didn’t trouble us during our
stay, but as our parents get older it’s something we’ll have to factor in to future rentals. This is a really
unique property that I would enthusiastically recommend, if you like privacy and proximity to Ithaca.
Clean spacious house with everything you will need for a vacation
This vacation stay was excellent. The house is very well equipped with everything you need including
Tylenol, Clinical Thermometer, spare batteries if every kind and pretty much anything you need for s a
short vacation stay. Scott is prompt in his communication and responses. Overall, I can’t think of
anything that went lacking during this stay!!!!
Perfect location, spacious house
Super convenient location, and Scott was a very attentive host! Awesome outdoor space, including a
bonfire pit and a garden. Would've loved to stay for longer, and will definitely return next time we're in
Ithaca!
Just what we expected
A perfect vacation spent at a home away from home. Scott is an amazing host and so generous in
keeping inventory of all sorts starting from pantry to board games to books. The interior is well
designed and well maintained, the location gives an amazing sense of privacy and seclusion. We simply
loved the stay.
Stay at Eco House in the woods
The property was very well kept, clean, and equipped. The rooms were spacious, well-lit and very
comfortable - plenty of space for a big group like ours. The kitchen was large, had 2 sinks, an espresso
machine, and an additional free-standing freezer. 3 1/2 baths to accommodate everyone. Huge
backyard, nice back porch with gas barbecue. Very quiet location but close to Ithaca and all its
amenities. All in all, wonderful premises and a nice, very helpful owner - Scott - who was always
available for questions and tips. One of the best vacation homes we've experienced.
Beautiful house with Easy accessible
Location was the key.. we loved the fact that we didn't have to drive more than 10 minutes to any of the
main attractions. The house was so cute and beautiful... Very well maintained and most importantly (for
us) kid friendly. The host was super friendly and they made sure we had everything we needed. The
check-in and check-out process was straightforward and easy. There was a beautiful deck and backyard
were the kids had lots of fun. They also have a small orchard with some trees for you to explore. For
EVs they have a charging port as well which came in handy for us. Overall a very nice house in an
awesome location.
Awesome stay
Great place with a beautiful view and very relaxing. We enjoyed our stay and everything was well
stocked with essentials. Very thoughtful host and kids friendly wit. toys and high chair. Rooms/beds
were very clean and comfortable. Highly recommend this place!
...And some snippets from the ~96 AirBNB reviews during our first few years
•Great location super convenient to visit the nearby parks. Beautiful garden
•The surrounding property had so much to offer and explore. Scott was very kind and responded
promptly. Thank you sharing this home.
•It is really private, yet just minutes to Ithaca and multiple State parks as well as wineries and
breweries
•The house is absolutely beautiful--it is far enough away from other people that it feels very
private but it also isn't too far from Ithaca.
•(it absorbed our two families pretty easily and never felt crowded). Scott, the host is very
responsive, communications were a cinch.
•The Eco House is private and secluded, yet located within a mile or two of downtown Ithaca
and 3 of the most spectacular gorges in the Finger Lakes region
•..and plenty to do right near there like, Ithaca Brewery and Buttermilk state park
•My family stayed after dropping off my cousin for Cornell’s move-in weekend and had a great
time. Scott even set up the pack n play for my 4-month old and left out some toys for the older
kiddies. Hiking trail on site was lovely.
•EV charger a super plus! The host was wonderfully communicative and quick to respond. Next
time through the finger lakes we will definitely stay here!
•The house is open and spacious with a great yard for the kids to run around. And, on top of that,
it's also convenient to downtown. We had a great reunion of college friends with our kiddos
ages 6-14.
•We had another reservation that day, and the host ended up cancelling. We were stuck in Ithaca
with nowhere to stay, and Scott quickly accommodated us so we had a safe place to stay.
• Additionally, it was a short trip from downtown Ithaca and close to many vineyards as well as
hiking trails. Scott was incredibly responsive and accommodating
•Great spot in Ithaca for a large group. House feels very much "out in the country" but still very
close to town and the universities.
•Great location - not too far from downtown (5min drive) and yet so secluded with woods all
around. Having a morning cup of coffee on the porch was serene!
•Not to mention the nature sounds of rustling leaves in the wind, and birds chirping in the
morning to make it feel like a nature getaway. We had two toddlers with us, and the baby
furniture made the stay extra easy.
•He is a great host and offered tips for local dining and attractions
•The house is beautiful, the land is stunning. The location is so private but so close to everything.
Just wonderful!
•This house was perfect for six long-distance friends to reunite for a wedding in town.
•The place itself is spectacular. There is a large lawn for kids to run around and scream their
heads off without disturbing any neighbors. This is a huge treat for city kids and their parents :-)
In closing, one of our first reviews, from newlywed Angela, that made all the effort seem worthwhile:
I rented this home as a place to get ready for my wedding weekend in Ithaca. This beautiful,
spacious home was a great space to have hair and makeup done before the ceremony. It is very
close to many Ithaca attractions including parks, the Commons, and the Farmers' Market, but
also quietly tucked away from the hustle of busy streets and campuses. It is perfect for a family
or small group. I wish I had time to fully explore the property, but my now husband and I were
able to use the backyard as a backdrop to our "first look" which was very memorable!
Page 1 of 3
Short Environmental Assessment Form
Part 1 - Project Information
Instructions for Completing
Part 1 – Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the
application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on
information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as
thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the
lead agency; attach additional pages as necessary to supplement any item.
Part 1 – Project and Sponsor Information
Name of Action or Project:
Project Location (describe, and attach a location map):
Brief Description of Proposed Action:
Name of Applicant or Sponsor: Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
1.Does the proposed action only involve the legislative adoption of a plan, local law, ordinance,
administrative rule, or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that
may be affected in the municipality and proceed to Part 2. If no, continue to question 2.
NO YES
2.Does the proposed action require a permit, approval or funding from any other government Agency?
If Yes, list agency(s) name and permit or approval:NO YES
3.a. Total acreage of the site of the proposed action? __________ acres
b. Total acreage to be physically disturbed? __________ acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? __________ acres
4.Check all land uses that occur on, are adjoining or near the proposed action:
5. Urban Rural (non-agriculture) Industrial Commercial Residential (suburban)
Aquatic Other(Specify):□ Forest Agriculture
□ Parkland
Page 2 of 3
5.Is the proposed action,
a.A permitted use under the zoning regulations?
b.Consistent with the adopted comprehensive plan?
NO YES N/A
6.Is the proposed action consistent with the predominant character of the existing built or natural landscape?NO YES
7.Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area?
If Yes, identify: ________________________________________________________________________________
NO YES
8.a. Will the proposed action result in a substantial increase in traffic above present levels?
b.Are public transportation services available at or near the site of the proposed action?
c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed
action?
NO YES
9.Does the proposed action meet or exceed the state energy code requirements?
If the proposed action will exceed requirements, describe design features and technologies:
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
10.Will the proposed action connect to an existing public/private water supply?
If No, describe method for providing potable water: _________________________________________
_____________________________________________________________________________________________
NO YES
11.Will the proposed action connect to existing wastewater utilities?
If No, describe method for providing wastewater treatment: ______________________________________
_____________________________________________________________________________________________
NO YES
12. a. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district
which is listed on the National or State Register of Historic Places, or that has been determined by the
Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the
State Register of Historic Places?
archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory?
NO YES
13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain
wetlands or other waterbodies regulated by a federal, state or local agency?
b.Would the proposed action physically alter, or encroach into, any existing wetland or waterbody?
If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _____________________
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
b. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for
Page 3 of 3
14.Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply:
□Shoreline □ Forest Agricultural/grasslands Early mid-successional
Wetland □ Urban Suburban
15.Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or
Federal government as threatened or endangered?NO YES
16.Is the project site located in the 100-year flood plan?NO YES
17.Will the proposed action create storm water discharge, either from point or non-point sources?
If Yes,
a.Will storm water discharges flow to adjacent properties?
b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)?
If Yes, briefly describe:
_____________________________________________________________________________________________
_____________________________________________________________________________________________
NO YES
18.Does the proposed action include construction or other activities that would result in the impoundment of water
or other liquids (e.g., retention pond, waste lagoon, dam)?
If Yes, explain the purpose and size of the impoundment:______________________________________________
____________________________________________________________________________________________
_
NO YES
19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste
management facility?
If Yes, describe: _______________________________________________________________________________
_____________________________________________________________________________________________
NO YES
20.Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or
completed) for hazardous waste?
If Yes, describe: _______________________________________________________________________________
_____________________________________________________________________________________________
NO YES
I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF
MY KNOWLEDGE
Date: _____________________ Applicant/sponsor/name: ____________________________________________________ __________________________
Signature: _____________________________________________________Title:__________________________________
EAF Mapper Summary Report Wednesday, August 14, 2024 9:21 AM
Disclaimer: The EAF Mapper is a screening tool intended to assist
project sponsors and reviewing agencies in preparing an environmental
assessment form (EAF). Not all questions asked in the EAF are
answered by the EAF Mapper. Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
the EAF Mapper provides the most up-to-date digital data available to
DEC, you may also need to contact local or other data sources in order
to obtain data not provided by the Mapper. Digital data is not a
substitute for agency determinations.
Part 1 / Question 7 [Critical Environmental
Area]
Yes
Part 1 / Question 7 [Critical Environmental
Area - Identify]
Name:Coy Glen, Reason:Wide variety of botanical species, Agency:Ithaca,
Town of, Date:2-14-79
Part 1 / Question 12a [National or State
Register of Historic Places or State Eligible
Sites]
No
Part 1 / Question 12b [Archeological Sites]Yes
Part 1 / Question 13a [Wetlands or Other
Regulated Waterbodies]
Yes - Digital mapping information on local and federal wetlands and
waterbodies is known to be incomplete. Refer to EAF Workbook.
Part 1 / Question 15 [Threatened or
Endangered Animal]
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
Environmental Assessment
Re: 144 Coy Glen short term rental
The link to the DEC environmental assessment is broken.
I'm not sure if an assessment is actually required for this ZBA waiver.
In short though, allowing short term rentals helps us to preserve our
Conservation zoned property, both via the funding, and the ability for the
owner, family, and friends to perform the following actions
--Invasive weed removal (Autumn Olive, Oriental Bittersweet, others)
--Invasive tree removal (Tree of Heaven)
--Periodic planting of trees
--Deer management via friends that hunt our 36 acres
--Deer management via Cornell's adjacent 80 acres (only accessible via our
property and special permission)
--Deer management via off-season special campaigns (Cornell / Town / State)
Many of these things would not be possible, practical, or permissible with a
long term tenant.
CLAUDIA BRENNER, architect
133 GLENSIDE RD
ITHACA, NY 14850
May 24, 2024 Town of Ithaca BZA 215 N Tioga St Ithaca NY 14850
Re: ZBAA-24-8 Appeal of Scott D’Vileskis;
144 Coy Glen Rd.
To the members of the BZA:
I am writing in STRONG SUPPORT for relief to be granted from Town code section 270-
219.7D which requires owners to reside at least 185 days/year , to permit my neighbors at
144 Coy Glen Rd. to operate an un-hosted short-term rental.
I understand the intent of the short-term rental ordinance is to discourage owners from
removing viable residences from the rental housing stock, and to avoid disruptive comings
and goings, etc. from residential neighborhoods. This is not applicable to 144 Coy Glen.
Sometimes an exemption from an ordinance is appropriate---this is one of those special
cases.
1. The owners want to maintain a part time residence at 144 Coy Glen and continue to
work on improving the conservation area they purchased from their family. With or
without the short-term rental, they will not be leasing the house long term.
2. Work on the conservation zone has included aggressive removal of invasive
species as well as proper forest management and property/ building upkeep.
Scott has been generous in his time assisting in education and removal of
invasive species of neighbors (including on our property)
3. The long driveway had made me completely unaware of the short-term rental comings
and goings. We have had zero disturbances in all the years the house has been
rented.
4. While only here part time, Scott’s contributions to the neighborhood far exceed any
negatives. He and his wife contribute as much as any full-time residents if not more.
5. Many guests and neighbors appreciate the conservation zone property for its
peacefulness and natural beauty. Glenside neighbors like the option of renting 144
Coy Glen for gatherings of family and friends..
I very much hope the BZA allows Scott to be granted an operating permit for 144 Coy Glen.
Sincerely,
Claudia Brenner, Architect
1
Lori Kofoid
From:Marty Moseley <MMoseley@townithacany.gov>
Sent:Tuesday, May 28, 2024 8:44 AM
To:Lori Kofoid
Subject:FW: 144 Coy Glen Road ZBA appeal
Lori,
Please pass this along to the ZBA members for tonight's meeng and add this to the packet for 144 Coy Glen.
Thanks,
Marty
-----Original Message-----
From: Jack Young <jack@youngbros.com>
Sent: Monday, May 27, 2024 4:30 PM
To: Marty Moseley <MMoseley@townithacany.gov>
Subject: 144 Coy Glen Road ZBA appeal
**WARNING** This email comes from an outside source. Please verify the from address, any URL links, and/or
aachments. Any quesons please contact the IT department
Hi Marty,
I’d like to pass a couple quick comments along to the ZBA related to this appeal since I won’t be available to aend the
hearing myself.
I was the chair of the ZBA in Cayuga Heights for 15 years, and am currently the ZBA chair for the Town of Lansing. So I
understand that your ZBA has some discreon in this case as regards the standards to be applied. As long as their
judgment is reasonable and well supported, it will probably be upheld on appeal.
That being said said, I really don’t feel that it’s appropriate for this appeal to be styled as a request for an area variance.
It’s prey obvious that the relief being requested involves the use of the property, and isn’t truly suitable for review
under the area variance standards. Dressing up a use variance request to look like an area variance appeal to improve
the odds of success shouldn’t work with a sophiscated ZBA like yours. If you allow this it will damage the board’s
credibility and encourage anyone who wants to get a use variance to do the same thing. And that’s not how the system
should work.
I’m trying not to express an opinion on the merits of this case, but feel very strongly that if the Town wants to change the
rules for a parcular use of a class of properes it should do this openly and not allow that he happen via a dubious back
door method such as this. While the ZBA is an important part of the land use system and plays a crical role as a pressure
relief valve for the Town’s zoning law, allowing a use variance request to be judged as an area variable will just cause
problems down the road. This is a very contenous issue - one we had to deal with at the ZBA in Cayuga Heights a few
years back. Sympathec though we were in some ways, we didn’t feel that we should override our trustees by applying a
lighter standard to a request to change the use of a property in such a significant manner.
And that’s how I believe your ZBA should handle the issue before you. Judge this appeal as a use variance request, and if
the applicant isn’t happy with the outcome, refer them back to the Town Board. Don’t risk an expensive appeal process
or open the door for future use variance requests to be styled as area variances. There’s a reason use variance appeals
2
are held to a higher standard. How a property is actually used is a lot more significant than whether a side yard setback is
6 feet or 10, and impacts more people than just the immediate neighbors. That’s why the review standards are so
different!
John Young
Owner of property on Coy Glen Road
Sent from my iPhone
1
Lori Kofoid
From:Ashley Colbert <AColbert@townithacany.gov>
Sent:Tuesday, May 28, 2024 8:53 AM
To:Lori Kofoid
Subject:Fw: Zoning board meeting 5/28
From: Mario Korf <mario.korf@gmail.com>
Sent: Monday, May 27, 2024 6:08 PM
To: Town Of Ithaca Clerks Department <clerks@townithacany.gov>
Subject: Zoning board meeting 5/28
**WARNING** This email comes from an outside source. Please verify the from address, any URL
links, and/or attachments. Any questions please contact the IT department
I'm writing in reference to the public hearing on Tuesday 5/28, agenda item ZBAA-24-8. I feel that Scott
and Erin D'Vileskis, who own a home at 144 Coy Glen Rd, should have relief from codes 270-219.7B
and 270-219.7D. My reasoning is as follows:
The D'Vileskis property is a Conservation Zone and attracts visitors to the natural area. In this
manner, it's almost like lakefront property, which I'm sure has relief from these codes. Cornell
Botanical Gardens owns and maintains the scenic gorge path along Coy Glen, and the only
access to this natural area is through the D'Vileskis property. It seems like people should be
allowed to rent this house for short terms, and experience this natural area year round.
This is also an area with a very dense deer population, and D'Vileskis have allowed Cornell and
Town of Ithaca to operate deer depredation programs on this site. I was the community lead for
both these programs for several years, and again it seems like hunters should be allowed to rent
this house or hunt the property as often as possible. Reducing the deer population is important
for the health of the ecosystem, and relief from these codes would support the existing deer
depredation programs from Cornell and the Town of Ithaca.
If the D'Vileskis were to rent their home as a long term rental, it's highly unlikely the renters would
allow hikes and hunters access to this land. It really only makes sense to have this house and
its land available as a short term rental.
This is also the home that Erin D'Vileskis grew up in. It's not like the D'Vileskis are a couple of out-
of-towners who are buying up real estate in Ithaca for the specific purpose of a short term rental
property. This is her childhood home, and it feels like it should be exempt from them having to
live here for a certain number of days.
Thanks,
Mario Korf
137 Hopkins Rd
Ithaca Ny 14850
1
Lori Kofoid
From:Marty Moseley <MMoseley@townithacany.gov>
Sent:Tuesday, May 28, 2024 8:42 AM
To:Lori Kofoid
Subject:FW: 144 Coy Glen Road
Lori,
We need to add this to the packet. It was already sent to all of the ZBA members by Mia.
Thanks,
Marty
From: Mia Slotnick <mjslotnick123@gmail.com>
Sent: Tuesday, May 28, 2024 7:40 AM
To: Rod Howe <RHowe@townithacany.gov>; SFriedman@town.ithaca.ny.us; CJung@town.ithaca.ny.us;
DSquires@town.ithaca.ny.us; Connor Terry <cterry@town.ithaca.ny.us>; MMinnig@town.ithaca.ny.us;
KRitter@town.ithaca.ny.us; Marty Moseley <MMoseley@townithacany.gov>; Paulette Rosa
<PRosa@townithacany.gov>
Subject: 144 Coy Glen Road
**WARNING** This email comes from an outside source. Please verify the from address, any URL
links, and/or attachments. Any questions please contact the IT department
Dear Supervisor Howe and members of the Zoning Board of Appeals,
Mr. Scott D'Vileskis, the owner of 144 Coy Glen Road has submitted an Area Variance Application to the
Zoning Board of Appeals to operate the dwelling as a Short Term Rental. Mr. D'Vileskis is not a Town of
Ithaca resident and resides in Gaithersburg, Maryland. He is requesting exemption from the principal
residency requirements described in Section 270-219.7D(1) of the Town of Ithaca Code. His property is in
a Conservation Zone.
Applying for an Area Variance in this situation seems inappropriate. Mr. D'Vileskis is requesting to use his
property in a way existing zoning requirements do not allow. Short Term Rentals are not allowed in
Conservation Zones if the dwelling is not the primary residence. It seems that rather than an Area
Variance, he should instead be applying for a Use Variance.
In his appeal, Mr. D'Vileskis says that his property should be treated like a Lakefront Residential Zoned
property and that he should therefore be exempt from the primary residency requirement. His property is
in the Conservation Zone and is clearly not a seasonal rental like the Lakefront properties. Granting his
request would open the door to allow anyone to claim that their property is a seasonal rental and should
be treated like a Lakefront property.
The requirement that the dwelling be the primary residence was put in place to ensure that the owner
was not using the dwelling primarily as a business. Mr. D'Vileskis states that "We are fortunate enough to
NOT need to rent it out at all, but it felt like such a shame to keep our treasured 36-acre woodland
2
property (zoned conservation) all to ourselves." His next line says "from the hundreds of reviews..." so
obviously the property is a thriving Short Term Rental business and they have made substantial income
from renting it as one.
The Town Code clearly states that a Short Term Rental must be the host's primary residence. One of the
main intents of the Short Term Rental law was to assist homeowners to stay in their homes by allowing
some short-term rental use of their homes to generate income to defray their cost of homeownership.
However, this property seems to be used almost solely as a profitable Short Term Rental business, which
is something the Short Term Rental laws were put in place to avoid.
Please do not grant this variance.
This Area Variance request is also inappropriate as Mr. D'Vileskis is requesting a change of use for the
property so he should be applying for a Use Variance.
Sincerely,
The following Town of Ithaca residents:
Mia Slotnick
Kenneth Simpson
Mike MacAnanny
Luisa MacAnanny
Larry Blume
Maralyn Edid
Barbara Koslowski
Mildred Elizabeth Sanders
C’‘.,,,TownofIthacaOctober4,2024ZBAA—24—27PrimaryLocationApplicantZoningBoardofAppeals313TowerRdUnitCornellLKimberlyMichaelsAreaVarianceUniversityMeinigFieldhouseJ607-319-1114ApplicationIthaca,NY14850@atahrner@fisherassoc.com1001WestSenecaStSuiteStatus:ActiveOwner*SubmittedOn:10/3/2024.201CornellUniversity/EI’sabeteIthaca,NY14850GoddenCU102HumphreysServiceBuildingIthaca,NY14853InternalOnly-ReviewaTaxParcelNo.aIsPlanningDept.ApprovalRequired?67-1-13.2YesaIsEngineeringDept.ApprovalRequired?IIsaGML-239ReviewRequired?YesYesIGML-239ReasonforReview*ITypeofVarianceTherightofwayofanyexistingorAreaVarianceproposedcountyorstateroadIAppearanceDateforVariance10/22/24IVarianceCodeLanguageIVarianceCodeSection
InternalTaskstobeCompletedaMeetingResult(FirstAppearance)aMaterialsForGML-239WereSentaDeadlineforHearingNoticetoJournalaPublicHearingNoticeWasSentaNeighborNotificationLettersWereSentaDateSignWasPicked-upIMaterialPacketsSenttoZBAMembersHistoricalOnlyIAddressaffiliatedwithrequestIStatusApplicant’sInformationApplicantisIstheprimarypointofcontactforapplicationdifferentthantheapplicant?*OwnersAgentNaIftheapplicantisNOTtheowner,aletter/emailfromownerdesignatingtheapplicantasagentoracopyofthecontractwithowner’ssignaturewillneedtobeprovided.
DescriptionBriefDescriptionofVarianceRequest*TheprojectsiteispartiallylocatedintheTown,inaLowDensityResidential(LDR)Zone,ontaxparcel67.-1-13.2,whichincludesathleticfacilitiesandlandsouthoftheCornellBotanicGardens,includingapproximatelyeightbuildingsandis31acresintotalsize.TheprojectisanallowedusewithaspecialusepermitintheLDRzoneaspartofaninstitutionofhigherlearning.Buildingheightisgenerallylimitedto38feetbelowinteriorgradeor36feetbelowexteriorgrade(whicheverislower).Theproposedbuildingwillbetallerthanthislimit,withthepeakofthesportscomplexroofatapproximately56feetfromaveragegrade.Therefore,theprojectrequiresanareavariancefromtheTownofIthacaZoningBoardofAppeals.InthisLDRzone,10%lotcoverageispermitted,allowingfor3.1acresofdevelopment.Existingstructuresonthisparcelalreadyexceedthislimit,totaling3.12acres.Thisprojectwilladdapproximately0.5acresofbuildingfootprintontheTownofIthacaparcel(totalbuildingfootprintofapproximately2.1acres)andrequiresanareavarianceforlotcoveragefromtheTown’sZoningBoardofAppeals.AreaVarianceCriteriaForm1.Willanundesirablechangebeproducedinthecharacteroftheneighborhoodorbeadetrimenttonearbyproperties?*NoReasons:ThisbuildingwouldbedevelopedoncentralcampusonTowerRoad,surroundedbyCornelllandandbuildings.Thedevelopmentisconsistentwiththeoverallcampuscontext.Itisnotvisibletoanyadjacentlandowner2.Canthebenefitsoughtbytheapplicantbeachievedbyafeasiblealternativetothevariance?*No
Reasons:Lotcoverage:Athleticspacesoncampusislimitedandvaluable.Alternativesthatwouldaddresslotcoveragewouldnecessitatemovingtheprojectoutsideofcentralcampus,whichdoesnotachievetheprogramobjectivesofprovidingmorerecreationalopportunitiesoncentralcampus.Existingstructurescover3.12acresonthisparcel,whichalreadyexceedsthe10%allowedlotcoverageontheparcel,totaling3.1acresofallowablecoverage.Height:Thebuildingheightistheminimumrequiredfortheinteriorsportsactivities.3.Istherequestedvariancesubstantial?*NoReasons:Height:Thisisafairlytypicalinstitutionalfacilityinsize,height,anddensity.ItissimilarinheighttothebuildingscurrentlyinplacealongTowerRoad.Lotcoverage:Thebuildingfootprintwillonlyaddapproximately0.5acresofbuildingfootprinttotheTownofIthacaparcel,onwhichthelotcoverageisalreadyexceeded.4.Wouldthevariancehaveanadverseimpactonthephysicalorenvironmentalconditionsintheneighborhood?*NoReasons:Thisfacilityislocatedincentralcampus,completelysurroundedbyothercampusbuildingsandlands.Theproposedphysicalandenvironmentalconditions(athleticfieldandUniversitybuildings)arethesameastheexistingconditions.5.Istheallegeddifficultyselfcreated?*No
Reasons:AspreviouslyrecognizedbytheTown,regardingotherprojects,theLow-DensityResidentialzoningdoesnotalignwithUniversitylanduse.Thetown’szoningcodedoesnotincludeaninstitutionaloruniversityzone.AftdavitTheUNDERSIGNEDrespectfullysubmitthisapplicationrequestinganappearancebeforetheZoningBoardofAppeals.Byfilingthisapplication,IgrantpermissionformembersofTheTownofIthacaZoningBoardofAppealsorTownstafftoentermypropertyforanyinspection(s)necessarythatareinconnectionwithmyapplication.Iacknowledge,thatcompletedapplicationsarescheduledonafirst-comefirst-servebasisandthatalldocumentsideallybesubmittedforty-five(45)daysadvanceoftheproposedmeetingdate,togetherwiththerequiredapplicationtee.Failuretodosomayresultinadelayinmyhearing.DigitalSignature*MeetingDate0KimberlyA.Michaels11/26/2024Oct3,2024PAYMENTINFORMATIONAftersubmission,CodeDepartmentAdministrationwillreviewtheapplicationandmaterialsprovided.Afterreview,andemailwithinstructionsforpayingthefeeonlinewithcreditcardorE-checkwillbesenttotheapplicant.Ifitispreferredtopaybycheck,cashormoneyorder:*MailtoCodeEnforcement,TownHall215N.TiogaSt,Ithaca,NY14850*DropoffduringbusinesshourstoTownHallM-F8-4*PlaceinlockedboxnexttothedoorontheBuffaloStsideofTownHallAttachments
Surveyand/orPlansREQUIREDCORNELLISRC_PERMITSET-0419.pdfUploadedbyKimberlyMichaelsonOct3,2024at10:42AMEnvironmentalAssessmentFormREQUIRED202407RevisedLEAFMeinigFieldhouse.pdfUploadedbyKimberlyMichaelsonOct3.2024at10:38AMLetterorEmailofAuthorizationREQUIRED2023.12.08_OwnerAuthorizationForm.pdfUploadedbyKimberlyMichaelsonOct3,2024at10:30AM2024.09.12MeinigFieldhouseZoningVariance.pdf2024.09.12MeinigFieldhouseZoningVariance.pdfUploadedbyKimberlyMichaelsonOct3,2024at10:44AMMeinigFieldhouseNegDecFiling090324signed.pdfMeinigFieldhouseNegDecFiling090324signed.pdfUploadedbyMartyMoseleyonOct3.2024at11:59AMHistoryDateActivity10/4/2024,11:05:07LoriKotoidchangedAppearanceDateforVariancefrom“11/26/24”toAM“10/22/24”onRecordZBAA-24-2710/3/2024.1:07:56completedpaymentstepPaymentonRecordZBAA-24-2710/3/2024,12:03:22MartyMoseleychangedthedeadlinetoOct17,2024oninspectionPMstepReview-CodeEnforcement/ZoningDept.onRecordZBAA-24-27MartyMoseleychangedthedeadlinetoOct17,2024onapprovalstep10/3/2024,12:01:24EngineeringApproval(EngineeringDepartment)onRecordZBAA-24-PM2710/3/2024,11:54:25approvalstepEngineeringApproval(EngineeringDepartment)wasAMassignedtoDavidO’sheaonRecordZBAA-24-2710/3/2024,11:54:25inspectionstepGML-239CountyReviewwasassignedtoLoriKofoidAMonRecordZBAA-24-27MartyMoseleychangedGML-239ReasonforReviewfrom“to“The10/3/2024,11:54:25rightofwayofanyexistingorproposedcountyorstateroad”onAMRecordZBAA-24-2710/3/2024,11:54:25MartyMoseleychangedIsEngineeringDept.ApprovalRequired?fromAM“to“Yes”onRecordZBAA-24-27
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.
October 11, 2024
Lori Kofoid, Administrative Assistant IV
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: Area Variances for proposed Meinig Field House located at 313 Tower Road, Tax
Parcel #67.-1-13.2, Cornell University, Owner; Kimberly Michaels, Applicant.
Dear Ms. Kofoid:
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
Meinig Fieldhouse
Indoor Sports and Recreation Facility
Area Variance Application Materials
Cornell University
Ithaca, NY
September 13, 2024
TWM - A Fisher Associates Landscape Architecture Studio
Fisher Associates, P.E., L.S., L.A., D.P.C.
1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400
www.twm.la | www.fisherassoc.com
September 13, 2024
Zoning Board Members, Town of Ithaca
215 North Tioga Street
Ithaca, NY 14850
Re: Variances for the Meinig Fieldhouse
Dear Town of Ithaca Zoning Board Members:
Cornell University is planning the construction of the Meinig Fieldhouse Indoor Sports and Recreation Facility on
central campus. The proposed project site is located on Tower Road, in the area currently occupied by Robison
Alumni Fields. Area variances for total building area and building height are required from the Town of Ithaca
Zoning Board. The project received a negative SEQR declaration from the City of Ithaca (lead agency) on
September 3, 2024, and the project will be asking for preliminary site plan approval from the Town of Ithaca
Planning Board on October 15, 2024. We hope to receive your approval at your October 22, 2024 meeting.
Enclosed please find a zoning board of appeals application, project narrative, and drawings for the project. The
application fee will be provided separately.
Sincerely,
Kimberly Michaels
Director of Landscape Architecture
Sasaki Associates
Project Architect and Landscape Architect
Fisher Associates, P.E., L.S., L.A., D.P.C. Project
Municipal Approvals
T.G. Miller, P.C.
Project Civil Engineer
R.F.S. Engineering
Project Mechanical, Electrical, and Plumbing Engineers
Project Consultants
Table of Contents
Project Narrative .................................................................................................................. x
Zoning Area Variance Critera ............................................................................................... x
Technical Drawing Set (11x17) ..................................................................... separate packet
Official Denial Notice from Town ......................................................................................... x
Project Narrative
Project Summary
Cornell University is proposing to construct the Meinig Fieldhouse, an indoor sports and recreation center that will
support students and campus with much-needed indoor practice and competition space for athletics, club sports, and
recreation needs. The project site is on Central Campus, in the area currently occupied by Robison Alumni Fields, with
Tower Road to the north, the Robert J. Kane Sports Complex Field to the east, Bartels Hall/Newman Arena to the south,
and Weill Hall to the west. The proposed facility will enable year-round practice and play space for athletes as well as
limited competition venue for NCAA lacrosse players, with a 90,000 square foot building at 56 feet tall.
A new multi-purpose field will provide Cornell’s athletes a much-needed updated synthetic turf field located to the west
of the Meinig Fieldhouse.
Project Purpose, Need, and Benefit
The new Meinig Fieldhouse on central campus will support student physical and mental health by providing access to
recreation, physical education, club team, and intercollegiate activities throughout the year. There is currently not
enough field space across campus to accommodate the demand. Student access to recreation is further limited by
inclement weather and the northeast winter conditions in effect for much of the academic year. Many other Ivy League
institutions have indoor venues, and this project will allow for better recruitment and training opportunities for student
athletes.
The new building will be a campus hub for varsity, club, and intramural practices. The overall dimensions and height of
the field house are sized to accommodate a field that will be programmed to support NCAA requirements for both
women’s and men’s varsity lacrosse competition; a varsity soccer pitch and/or varsity football field for practices; and
the facility will host campus recreation, club and intramural sport teams. A synthetic turf field with rubber/sand infill
occupies most of the ground floor usable space of the proposed building. Also, on the ground floor is a mechanical
room, restrooms, a training room, and storage. There is a second level mezzanine on the south side of the field, along
with two team rooms, restrooms, an area for elevated filming and mechanical spaces. This area will be accessible by
both stairs and elevator. Space along the south wall of the proposed building will provide an area for a limited number
of spectators on both the field-level and the mezzanine level.
Location
Setting
The new Meinig Fieldhouse will be located on Cornell University’s Ithaca campus, predominantly in the City of Ithaca
(about 83%) and partially in the Town of Ithaca (about 17%) on a site that is currently an outdoor field complex known as
Robison Alumni Fields and is composed of one natural grass and one artificial turf field, sidewalks, spectator viewing
areas, and parking lots. It is accessed from the north via Tower Road and the south via Campus Road.
The site of the proposed building is primarily located within the City of Ithaca on a portion of tax parcel 31.-1-1.2, which
is approximately 154 acres in size per the County Assessment tax map. It is also partially located within the Town of
Ithaca on a portion of tax parcel No 67.-1-13.2, which is approximately 31 acres in size, per the County Assessment tax
map. The limit of disturbance for the project will be approximately 7 acres in total, with 5.8 acres in the City and 1.2
acres in the Town.
The project site is situated in an area that includes Kane Sports Complex (track) to the east, Friedman Wrestling Center
to the southeast, Bartels Hall to the south, and Lynah Rink to the southwest, and Weill Hall to the west. Across Tower
Road to the north, there is Bradfield Hall, Fernow Hall, Rice Hall, Minns Garden, Bailey Conservatory, and greenhouses.
Project Location
Illustrative Site Plan
Zoning
The project complies with all zoning in the City of Ithaca.
The project is an allowed use with a special use permit in the Town of Ithaca LDR zone as part of an institution of higher
learning. Within the LDR zone, there are no requirements related to off-street loading. Cornell manages all parking as a
campus-wide district and will continue to be in compliance with its Traffic Demand Management Plan including the
development of this project. Pursuant to Town Code §270- 63, the yard requirements for this lot apply only towards the
exterior public street frontages, and the distance from the Fieldhouse and Tower Road and Campus Road comply with
the Code’s requirements. Front yard requirements state that the yard shall not be less than 30 feet and no greater than
60 feet, and not less than the average depth of the front yards of adjacent buildings. The rear yard must not be less
than 50 feet in depth, and side yards must not be less than 40 feet in width. Building height is generally limited to 38 feet
below interior grade or 36 feet below exterior grade (whichever is lower). The proposed building will be taller than this
limit, with the peak of the sports complex roof at approximately 56 feet from average grade. Therefore, the project is
seeking an area variance from the Town of Ithaca Zoning Board of Appeals.
The portion of the project site in the Town is located on tax parcel 67.-1-13.2, which includes athletic facilities and land
south of the Cornell Botanic Gardens, including approximately eight buildings and is 31 acres in total size. Minimum
lot size in this zone is 30,000 square feet, and minimum lot width is 100 feet at the street line, which are met by the
dimensions of the tax parcel. In this zone, 10% lot coverage is permitted, allowing for 3.1 acres of development.
Existing structures on this parcel already exceed this limit, totaling 3.12 acres.
This project will add approximately 0.5 acres of building footprint on the Town of Ithaca parcel (total building footprint
of approximately 2.1 acres) and is seeking an area variance for lot coverage from the Town’s Zoning Board of Appeals.
Zoning Area Variance Criteria
The following responses are provided to address the town’s questions regarding the variance.
1.Will an undesirable change be produced in the character of the neighborhood or be a detriment to nearby properties?
No. This building would be developed on central campus on Tower Road, surrounded by Cornell land and buildings.
The development is consistent with the overall campus context. It is not visible to any adjacent landowner.
2.Can the benefit sought by the applicant be achieved by a feasible alternative to the variance?
No.
Lot coverage: Athletic spaces on campus is limited and valuable. Alternatives that would address lot coverage would
necessitate moving the project outside of central campus, which does not achieve the program objectives of
providing more recreational opportunities on central campus. Existing structures cover 3.12 acres on this parcel, which
already exceeds the 10% allowed lot coverage on the parcel, totaling 3.1 acres of allowable coverage.
Height: The building height is the minimum required for the interior sports activities.
3.Is the requested variance substantial?
No.
Height: This is a fairly typical institutional facility in size, height, and density. It is similar in height to the buildings
currently in place along Tower Road.
Lot coverage: The building footprint will only add approximately 0.5 acres of building footprint to the Town of Ithaca
parcel, on which the lot coverage is already exceeded.
4.Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood?
No. This facility is located in central campus, completely surrounded by other campus buildings and lands. The
proposed physical and environmental conditions (athletic field and University buildings) are the same as the existing
conditions.
5.Is the alleged difficulty self-created?
No. As previously recognized by the Town, regarding other projects, the Low-Density Residential zoning does not align
with University land use. The town’s zoning code does not include an institutional or university zone.
LEGEND ANDNOTESC100SealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:DRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTIONARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'04.19.2024DAHOBB1183528020.00 (TGM #E22-09)DAH04.19.2024DAHOBBDAH1183528020.00 (TGM #E22-09)
EXISTINGCONDITIONSPLANC101SealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:DRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTIONARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'04.19.2024DAHOBB1183528020.00 (TGM #E22-09)DAH
EROSION ANDSEDIMENT CONTROLPLANCONSTRUCTION PHASEC102 ASealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:DRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTIONARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'04.19.2024DAHOBB1183528020.00 (TGM #E22-09)DAH
EROSION ANDSEDIMENT CONTROLPLANSTABILIZATION PHASEC102 BSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:DRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTIONARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'04.19.2024DAHOBB1183528020.00 (TGM #E22-09)DAH
Indoor Sports and RecreationCenter & Field HockeyUTILITYDEMOLITIONPLANC103SealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:DRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTIONARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'04.19.2024DAHOBB1183528020.00 (TGM #E22-09)DAH
UTILITYPLANC104SealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:DRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTIONARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'04.19.2024DAHOBB1183528020.00 (TGM #E22-09)DAH
DRAINAGEPLANC105SealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:DRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTIONARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'04.19.2024DAHOBB1183528020.00 (TGM #E22-09)DAH
UTILITYDETAILSC201SealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:DRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTIONARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'04.19.2024DAHOBB1183528020.00 (TGM #E22-09)DAH
UTILITYDETAILSC202STORMWATERMANAGMENTPRACTICE:BIORETENTIONFILTERPROJECT ID: SPDESNYR-XXXXXXMUST BE MAINTAINED INACCORDANCE WITH O&M PLAN. DO NOT REMOVE OR ALTER.STORMWATERMANAGMENTPRACTICE:HYDRODYNAMICSEPARATORPROJECT ID: SPDESNYR-XXXXXXMUST BE MAINTAINED INACCORDANCE WITH O&M PLAN. DO NOT REMOVE OR ALTER.STORMWATERMANAGMENTPRACTICE:BELOW GRADEDETENTION SYSTEMPROJECT ID: SPDESNYR-XXXXXXMUST BE MAINTAINED INACCORDANCE WITH O&M PLAN. DO NOT REMOVE OR ALTER. FOR MAINTENANCE CALL 1.800.33
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ean water starts here®BBFLOWAASealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:DRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTIONARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'04.19.2024DAHOBB1183528020.00 (TGM #E22-09)DAH
ESCDETAILSC203···SealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:DRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTIONARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'04.19.2024DAHOBB1183528020.00 (TGM #E22-09)DAH
UTILITYPROFILESC301SealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:DRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTIONARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'04.19.2024DAHOBB1183528020.00 (TGM #E22-09)DAH
EXISTING WALLPROTECT INPLACE, TYP.EXISTING TREES TO BE REMOVED, TYP.R&S GRANITE CURB, TYP.R&D CONCRETE PAVEMENT &UNDERLYING SLAB, TYP.R&D SYNTHETIC TURF, INFILL,ELASTIC LAYER. R&S DRAINAGESTONE FOR LATER USER&D GRASS LAWN, TYP.R&D GRAVEL, TYP,P&S LIGHT POLE,FIXTURE, ANDFOUNDATIONR&D CHAIN-LINK FENCE, TYP.R&S SCOREBOARD,R&D SCOREBOARD SUPPORT POLES,FRAMING AND FOOTINGSP&S ELECTRIC ANDTRANSFORMERP&S ABOVE-GROUNDTANK AND PUMPR&S MONUMENTR&S BENCHP&S UTILITY VAULTSR&D ASPHALTPAVEMENT, TYP.R&D CHAIN-LINKFENCE, TYP.R&D CHAIN-LINKFENCE, TYP.R&D CHAIN-LINK FENCE, TYP.SAWCUT PAVEMENT, TYP.SAWCUT PAVEMENT, TYP.P&S CONCRETE SEATWALLSAWCUT PAVEMENT, TYP.SAWCUT PAVEMENT, TYP.SAWCUT PAVEMENT, TYP.R&S EXISTING BOLLARDLIGHTS AND DELIVER TOCLIENT, TYP.R&S BLEACHERSR&D EXISTING LIGHT POLEAND FOUNDATION, TYP.R&D FLUSH 12"CONCRETE CURB, TYP.R&S GRANITE CURB, TYP.DO NOT DISTURB EXISTINGSTORMWATER PRACTICELIMIT OF WORKLIMIT OF WORKLIMIT OF WORK
LIMIT OF WORKTOWN OF ITHACACITY OF ITHACAMUNICIPAL BOUNDARYSITE PROTECTION &REMOVALS PLANL1-01CLEAR AND GRUB. REMOVETOPSOIL AND STORE FORREUSEREMOVE EXISTING TREEREMOVE AND DISPOSEGRAVELPROTECT EXISTING UTILITYSTRUCTUREREMOVE & DISPOSESAWCUT PAVEMENTREMOVE & SALVAGE EXISTINGBOLLARD LIGHT ANDFOUNDATIONREMOVE AND DISPOSECONCRETE PAVEMENT &UNDERLYING SLABLEGENDDESCRIPTIONSYMBOLSABBREVIATIONDESCRIPTIONGENERALTYPTYPICALR&DREMOVE AND DISPOSER&SREMOVE AND SALVAGEP&SPROTECT AND SUPPORTREMOVE & SALVAGE SITEFEATUREREMOVE AND DISPOSEARTIFICIAL TURF SYSTEMREMOVE AND DISPOSE ASPHALTPAVEMENT & UNDERLYING SLABPROTECT & SUPPORT SITEFEATUREPLANTED AREA TO REMAINLIMIT OF WORK (LOW)MUNICIPAL BOUNDARYREMOVE & DEMOLISH EXISTINGLIGHT POLE AND FOUNDATIONREMOVE & SALVAGESILT LOG, REFER TO CIVILDRAWINGSPROTECT AND SUPPORTCONCRETE PAVEMENTSITE PREPARATION & REMOVALS NOTES:1.ALL DISTURBED AREAS SHALL BE RESTORED TOTHEIR ORIGINAL CONDITION, UNLESS OTHERWISENOTED.2.CONTRACTOR SHALL PROTECT ALL EXISTINGBUILDINGS, PAVEMENT, ANDABOVE/UNDERGROUND STRUCTURES THAT ARENOT BEING DEMOLISHED.3.DAMAGE TO AREAS OUTSIDE OF THE LIMIT OFWORK CAUSED BY WORK UNDER THIS CONTRACTSHALL BE REPAIRED BY THE CONTRACTOR AT NOADDITIONAL COST.4.STAGING AND INSTALLATION SHOULD TAKEPLACE ONLY WITHIN THE LIMIT OF WORK ASDEFINED ON THE DRAWINGS AND ADJACENTASPHALT OR CONCRETE AREAS AS NEEDED. NOSTAGING SHALL TAKE PLACE IN ADJACENTPLANTING AREAS. COORDINATE STAGING AREASWITH OWNER.5.REMOVE ALL EXISTING CONSTRUCTIONSNECESSARY FOR THE COMPLETION OF THE WORKAS DEPICTED ON THE DRAWINGS.6.IN ALL AREAS DESIGNATED FOR TYPICAL(NON-HAND EXCAVATED) PAVING REMOVAL,REMOVE EXISTING MATERIAL TO A MIN. DEPTHOF 10 INCHES/250MM BELOW EXISTING GRADEOR TO BOTTOM OF EXISTING BASE AGGREGATE,WHICHEVER IS DEEPER.7.PROTECT ALL EXISTING PLANT MATERIAL FROMDAMAGE AND ALL PLANTING SOIL FROMCONTAMINATION DURING CONSTRUCTION.8.IF EXISTING IRRIGATION PIPING IS FOUND,REMOVE IRRIGATION HEADS,VALVES, LATERALSAND MAINLINES AS NECESSARY. CAP END OFUNDISTURBED MAINLINES AND LATERALS.ENSURE SYSTEM REMAINS OPERATIONAL TOEXISTING PLANTING AREAS NOT WITH INDISTURBED AREA. RESTORE CONNECTIONS AFTERCONSTRUCTION COMPLETION.9.PRESERVE AND PROTECT ALL EXISTING SITEFURNISHINGS OR HARDSCAPE TO REMAIN.REMOVE ALL FURNISHINGS AS IDENTIFIED ONDEMOLITION PLAN, INCLUDING ANY FOUNDATIONOR OTHER FEATURES ASSOCIATED WITH THEFURNISHING.10.NECESSARY DISCONNECTS AND ALTERATIONS TOEXISTING MECHANICAL AND ELECTRICAL SYSTEMSSHALL BE INCLUDED AS NEEDED. PATCH ASREQUIRED ALL CONSTRUCTIONS TO REMAIN INACCORDANCE WITH THE CONTRACT DRAWINGS.11.ALL REMOVALS AND SALVAGE, UNLESSSPECIFICALLY NOTED OR REQUESTED BY THEOWNER, SHALL BECOME THE PROPERTY OF THECONTRACTOR.12.VERIFY WITH LANDSCAPE ARCHITECT PRIOR TOREMOVAL, ANY ADDITIONAL LANDSCAPE ITEMSNOT ANNOTATED ON THE LANDSCAPE DRAWINGSTHAT NEED TO BE REMOVED TO COMPLETESCOPE OF WORK.13.ALL STRUCTURAL SYSTEMS AND HARDSCAPEELEMENTS SHALL BE MAINTAINED IN FIELDUNLESS OTHERWISE NOTED. THE CONTRACTORSHALL REINSTALL ALL TEMPORARILY REMOVEDFURNISHINGS TO THEIR ORIGINAL LOCATION ANDPLACEMENT IN FIELD EXISTING CONDITION,UNLESS OTHERWISE NOTED.14.ALL ROOTS FOUND BELOW PAVING TO BEREMOVED SHALL BE CUT AND REMOVED AMINIMUM OF FOUR INCHES/100 MILLIMETERBELOW THE DEPTH OF EXCAVATION OR AT THEEDGE OF THE LIMIT OF WORK. ALL ROOTPRUNING TO BE PERFORMED BY CERTIFIEDARBORIST.15.ALL SURFACES CALLED FOR SANDBLASTING TO BEREVIEWED IN MOCKUP FIRST WITH LANDSCAPEARCHITECT.16.ALL SURFACES CALLED FOR REPAINTING TO BESTRIPPED, CONCRETE SANDBLASTED, METALSTRIPPED, BEFORE PRIMING AND REPAINTING.17.ALL TREES TO BE REMOVED TO BE CUT AT BASE,STUMP TO BE GRINDED, AND ANY ROOTS LARGERTHAN 2 INCHES/50 MILLIMETER IN DIA. WITHIN A5 FOOT/1.5 METER RADIUS OF THE CENTER OFTHE TRUNK TO BE REMOVED.18.THE LIMIT OF WORK LINE FOR THE AREA TO BECLEARED AND GRUBBED SHALL BE THE SAME ASTHE LIMIT OF WORK LINE NECESSARY FORGRADING PURPOSES, I.E., THE GRADING LIMITSAROUND THE PERIMETER OF THE PROJECT AREA.19.THE DISPOSAL OF ALL DEMOLISHED MATERIALS ISTHE RESPONSIBILITY OF THE CONTRACTOR ANDMUST BE OFF-SITE IN ACCORDANCE WITH ALLFEDERAL, STATE, AND LOCAL MUNICIPALREQUIREMENTS.20.REMOVE AND RESET ALL REGULATORY SIGNAGEPER CITY REQUIREMENTS.21.ANY DAMAGED UTILITIES MUST BE RETURNED TOPRE-DAMAGED CONDITION, OR BETTER.22.ALL EXISTING WATER SERVICES SHALL BE SHUTOFF AND CAPPED AT THE WATER MAIN. EXISTINGSERVICE LINES, VALVES, AND VALVE BOXESSHALL BE REMOVED.23.SEE CIVIL SERIES DRAWINGS FOR UTILITYINFRASTRUCTURE TO BE REMOVED. THISDRAWING IS NOT A COMPREHENSIVEREPRESENTATION OF ALL SITE ITEMS TO BEREMOVED OR PROTECTED. ANY ADDITIONALSERVICES LOCATED DURING CONSTRUCTION NOTINDICATED TO REMAIN SHALL ALSO BE BROUGHTTO IMMEDIATE ATTENTION OF THE SITEARCHITECT.24.ALL STREET LIGHTING AND TRAFFIC SIGNALCONDUITS SHALL REMAIN IN PLACE AND BEPROTECTED UNLESS OTHERWISE NOTED. ANYDAMAGE TO THESE CONDUITS SHALL BEREPAIRED BY THE CONTRACTOR.Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L1-01_SITE PROTECTION & REMOVALS PLAN.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'
ALUMNI FIELD PARKING LOTINDOOR SPORTS &RECREATION CENTERFFE 878.33PARKING LOTCHARLES F. BERMAN FIELDWEILLHALLFIELD EL. 875ALUMNI FIELD+/- 382'26.00'20.00'29.50'
26.00'20.00'+/- 225'
11.33'
20.00'ACCESS FROMCAMPUS ROADACCESS FROMTOWER ROADVEHICULAR ACCESS TO FIELDACCESS FROMTOWER ROADVEHICULAR ACCESSVIA ROLL UP DOORACCESS FROMCAMPUS ROADFLUSH CURBMOUNTABLECURB20.80'
50.68'HYDRANTHYDRANT20.00'LIMIT OF WORKLIMIT OF WORKLIMIT OF WORK
LIMIT OF WORKTOWN OF ITHACACITY OF ITHACAMUNICIPAL BOUNDARYLIMIT OF WORKSYMBOLSDESCRIPTIONLEGENDFIRE APPARATUS ACCESSFIRE ACCESS ROUTESL1-02Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L1-02_FIRE ACCESS ROUTES.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'
ALUMNI FIELD PARKING LOTINDOOR SPORTS &RECREATION CENTERFFE 878.33PARKING LOTCHARLES F. BERMAN FIELDWEILLHALLFIELD EL. 875ALUMNI FIELDALUMNI FIELD PARKING LOTINDOOR SPORTS &RECREATION CENTERFFE 878.33PARKING LOTCHARLES F. BERMAN FIELDWEILLHALLFIELD EL. 875ALUMNI FIELDALUMNI FIELD PARKING LOTINDOOR SPORTS &RECREATION CENTERFFE 878.33PARKING LOTCHARLES F. BERMAN FIELDWEILLHALLFIELD EL. 875ALUMNI FIELDALUMNI FIELD PARKING LOTINDOOR SPORTS &RECREATION CENTERFFE 878.33PARKING LOTCHARLES F. BERMAN FIELDWEILLHALLFIELD EL. 875ALUMNI FIELDALUMNI FIELD PARKING LOTINDOOR SPORTS &RECREATION CENTERFFE 878.33PARKING LOTCHARLES F. BERMAN FIELDWEILLHALLFIELD EL. 875ALUMNI FIELD360.00, TYP.15.00,TYP.LOCATION TO BE VIFLOCATION TO BE VIFLOCATION TO BE VIFR3.00'R3.00'R20.0
0
'R12.00'R
1
2
.
0
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'R8.00'R5.00'R35.00'R28.00'R
3
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'
R3.0
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'LOCATIONTO BE VIFALIGN12.0012.0026.00
26.0020.00R10.00'9.766.00, TYP.9.8320.00S89° 45' 34.30"W115.02S89° 30' 53.06"E424.24LOCATIONTO BE VIFLOCATION TO BE VIFLOCATION TO BE VIFLOCATION TO BE VIFLOCATION TO BE VIFLOCATION TO BE VIFLOCATION TO BE VIFLOCATION TO BE VIFLOCATION TO BE VIFLOCATION TO BE VIFALIGN10.528.008.03
22.508.00R10
.
0
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'182.688.00N0° 29' 38.63"E14.30 N0° 29' 42.52"E32.10N89° 41' 57.70"E192.99N85° 24' 33.61"E47.43N
3
5
°
4
7
'
5
6
.
1
3
"
E
24
.
3
1
S89° 34' 40.11"W66.9526.0094.6015.00
N0° 22' 38.59"E
306.70
68.03N81° 05' 49.46"E102.63L=12.41, R=8.00D=88.9062.9210.16
20.001.50, TYP.R8.00'LOCATIONTO BE VIFLOCATIONTO BE VIFLOCATIONTO BE VIFLOCATIONTO BE VIFLOCATIONTO BE VIFLOCATIONTO BE VIFN0° 01' 15.60"W
56.66N0° 38' 07.75"W
20.69N0° 16' 40.68"W
133.66
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129.53N0° 28' 58.95"E12.45N0° 13' 37.43"W
55.31ALIGN 8.00R
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'20.00160.00105.00, TYP. (SPORTS LIGHT POLE)L=64.60,R=39.10D=94.66N:891674.73E:849185.88N:891654.45E:849180.20N:891653.72E:849178.35N:891574.87E:849179.52N:891652.37E:848903.95N:891684.47E:848904.23N:891285.01E:848900.78N:891244.92E:848942.00N:891245.94E:849134.99N:891249.73E:849182.27N:891241.36E:849182.21N:891259.87E:849182.33N:891231.19E:849182.14N:891275.75E:849283.72N:891241.85E:849297.24N:891230.03E:849317.71N:891234.23E:849352.70N:891240.58E:849505.68N:891236.66E:849515.53N:891256.38E:849529.75N:891256.87E:849596.69N:891263.44E:849604.65N:891318.75E:849604.43N:891460.73E:849603.74N:891534.33E:849603.38N:891594.39E:849603.09N:891615.07E:849602.86N:891671.73E:849602.84N:891536.12E:849392.26N:891537.86E:849184.16N:891331.20E:849604.54N:891557.24E:849378.84N:891522.91E:849416.5227.506.00
R5.00
'
R
3
.
0
0
'R5.00'4.00,TYP.N:891537.90E:849179.12N:891548.73E:849438.978.00
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3
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0
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'
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'8.330.50N:891269.57E:849554.74N:891278.45E:849539.366.00, TYP.1.50N:891243.44E:849533.7020
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13.9655.4121.80LOCATIONTO BE VIFLOCATIONTO BE VIFN:891647.19E:849160.95N:891649.26E:848918.29N:891275.94E:848915.11N:891273.88E:849157.771.33, TYP.14.19R13.33'R13.33'N:891241.16E:849164.93N:891282.98E:849276.03N:891285.20E:849200.14N:891521.00E:849425.1112.00, TYP.N:891512.56E:849396.55R3.00'R
3
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0
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'
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'LOCATION TO BE VIF10.00N:891650.92E:849199.63N:891629.22E:849234.472.
0
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.12.00, TYP.6.00, TYP.N:891616.16E:849262.02N:891633.12E:849227.48N:891612.91E:849263.64N:891597.06E:849296.18N:891593.14E:849303.17N:891590.27E:849308.29N:891572.42E:849336.1127.07N:891558.91E:849181.89N:891258.01E:848986.304.00,TYP.30.00, TYP.210.00, TYP.N0° 29' 06.94"E
136.49
S60° 46' 39.03"E242.37N89° 08' 45.21"E162.85S59° 59' 50.26"E23.64N:891247.80E:849321.247.00,
TYP.N:891224.73E:849288.4417.5020.00N:891267.62E:849278.883.466.
0
0
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.N:891267.84E:849267.141.50,TYP.N:891251.77E:849284.36R2.00'N:891274.18E:849219.22N:891271.75E:849220.28N:891257.14E:849204.7523.5620.0N:891259.74E:849270.78N:891252.40E:849254.71ALIGNLOCATIONTO BE VIFALIGNR3.00'R3.00'11.33 N:891505.70E:849583.409.0
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8.0011.788.
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ALIGNLOCATION TO BE VIFLIMIT OF WORKLIMIT OF WORKLIMIT OF WORK
LIMIT OF WORKTOWN OF ITHACACITY OF ITHACAMUNICIPAL BOUNDARY5/4/2023 9:55:01 AMBEARING DISTANCE CENTERLINE (CL)LEGENDLIMIT OF WORK (LOW)DESCRIPTIONSYMBOLS694.56'N01°16'44"ER1'
-0
"5.00'RADIAL DIMENSIONLINEAR DIMENSIONARC LENGTH DIMENSIONABBREVIATIONDESCRIPTIONGENERALTYPTYPICALVIFVERIFY IN FIELDNNORTHEEASTSSOUTHWWESTO/CON CENTER1'-312"N:10541359.19E:3297858.87NORTHING/EASTING COORDINATESMUNICIPAL BOUNDARYLAYOUT PLANL2-01LAYOUT NOTES:1.VERIFY LOCATION OF ALL BUILDINGS, WALLS,ROADS AND CURBS AFFECTING LANDSCAPE SCOPEOF WORK WITH ARCHITECTURAL AND CIVILENGINEER'S DRAWINGS.2.VERIFY LOCATION OF ALL VAULTS, ELECTRICALDUCT BANKS, MANHOLES, CONDUIT AND PIPING,DRAINAGE STRUCTURES AND OTHER UTILITIESWITH THE APPROPRIATE ENGINEERINGDRAWINGS.3.TAKE ALL DIMENSIONS FROM BACK OF CURB,WALL OR BUILDING OR TO CENTERLINE OFCOLUMNS OR TREES UNLESS OTHERWISE NOTED.ALL MEASUREMENTS TO DESIGNATEDCENTERLINE(S).4.TAKE ALL DIMENSIONS PERPENDICULAR TO ANYREFERENCE LINE, WORK LINE, FACE OF BUILDING,FACE OF WALL, OR CENTERLINE.5.ALL DIMENSIONS TAKEN TO CENTERLINE OFBUILDING COLUMN SHALL MEAN THE FIRST ROWOF COLUMNS CLOSEST TO THE FACE OF THEBUILDING. SEE ARCHITECT'S DRAWINGS FORCORRESPONDING COLUMN LINES.6.ALL ANGLES TO BE 90 DEGREES AND ALL LINESOF PAVING AND FENCING TO BE PARALLELUNLESS NOTED OTHERWISE. MAINTAINHORIZONTAL ALIGNMENT OF ADJACENTELEMENTS AS NOTED ON THE DRAWINGS.7.REFERENCE TO NORTH REFERS TO TRUE NORTH,REFERENCE TO SCALE IS FOR FULL-SIZEDDRAWINGS ONLY. DO NOT SCALE FROM REDUCEDDRAWINGS.8.DIMENSIONS TAKE PRECEDENCE OVER SCALESSHOWN ON DRAWINGS.9.NOTES AND DETAILS ON SPECIFIC DRAWINGSTAKE PRECEDENCE OVER GENERAL NOTES ANDTYPICAL DETAILS.10.DO NOT INSTALL ANY WORK ON STRUCTUREPRIOR TO REVIEW OF WATERPROOFING BYARCHITECT.11.ALL CONCRETE SLABS AND RAMP OR STEPFOOTINGS SHALL BE DOWELED INTO ABUTTINGWALLS, FOUNDATIONS AND FOOTINGS USINGBARS OF THE SAME SIZE AND SPACING UNLESSNOTED OTHERWISE. SEE JOINTING DETAILS.12.WHERE NOT SHOWN ON LANDSCAPE DRAWINGS,SEE CIVIL ENGINEER'S DRAWINGS FOR ROADWAYCENTERLINES, BUILDING SETBACKS ANDBENCHMARKS.13.ALL COORDINATES ARE BASED ON AN ASSUMEDGRID SYSTEM. COORDINATES REFER TO THECENTER OF STRUCTURES UNLESS OTHERWISENOTED OR DETAILED.Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L2-01_LAYOUT PLAN-1.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'
ALUMNI FIELD PARKING LOTINDOOR SPORTS &RECREATION CENTERFFE 878.33PARKING LOTCHARLES F. BERMAN FIELDWEILLHALLFIELD EL. 875ALUMNI FIELDLIMIT OF WORKLIMIT OF WORKLIMIT OF WORK
LIMIT OF WORKTOWN OF ITHACACITY OF ITHACAMUNICIPAL BOUNDARYF1F2F3F4ASPHALT PAVING, TYP.RIVERSTONE DRIPEDGE, TYP.STEEL EDGING, TYP.STABILIZEDSTONEDUSTPAVING, TYP.PRECAST CONCRETESEATING, TYP.CONCRETE PAVING,HEAVY-DUTY, TYPCONCRETE PAVING, TYP.CONCRETE PAVING,HEAVY-DUTY, TYPPRECAST CONCRETESEATING, TYPCONCRETE PAVINGHEAVY DUTY, TYP.PERIMETER CONCRETETURF CURBFLUSH GRANITECURBFLUSH GRANITECURBSYNTHETIC TURF FIELD6-FOOT FENCE AT SYNTHETICTURF PERIMETER CURBMULTI-PURPOSE TURFFIELD STRIPING, TYP.SEE SPECIFICATIONS30' HIGH END OF FIELDNETTING, TYP. SEESPECIFICATIONSSCOREBOARDSPORTS LIGHT POLE(F1,F2,F3,F4), TYP.42" BLACK VINYLCHAIN LINK FENCEHYDRANTHYDRANTHEAVY-DUTY CONCRETE PAD FOREXISTING DUMPSTERSBIKE RACK, TYP.PEDESTRIAN LIGHTPOLE, TYP. SEESPECIFICATIONSLIGHT POLEFOUNDATION - INPLANTING, TYP.BIKE RACK, TYP.EXISTING SPORTSLIGHTING TO REMAINSTABILIZED STONEDUSTPAVING, TYP.COLORED CONCRETEPAVING W/ SILICA CARBIDEMOUNTABLE GRANITECURBFLUSH GRANITECURBEXISTING CONCRETESEATWALL TO REMAINFIELD NET POSTPA-03FN-01FN-02FD-01FD-02SW-01PA-09EG-02EG-01PA-02SF-01PA-04PA-05PA-02SW-01EG-02PA-05SF-01EG-08PA-02EG-02PA-07PA-01FD-07SF-02PA-06FN-03SMOOTH CONCRETEPAVER BANDS, TYPAPPROXIMATE EXTENTS OFSNOWMELT SYSTEM, TYP. REFER TOMS1-01 FOR MORE DETAILSBOLLARD, TYP.PA-10COLORED CONCRETEPAVING W/ SILICA CARBIDEPA-04IN-KIND REPLACEMENT OFEXISTING ASPHALTPAVEMENT IN PARKING LOTIN-KIND REPLACEMENT OFEXISTING ASPHALTPAVEMENT IN THE ALUMNIFIELD PARKING LOTIN-KIND REPLACEMENT OFEXISTING CONCRETEPAVEMENT IN WALKWAYMATERIALS NOTES:1.TYPES OF MATERIALS ARE NOTED IN THE LEGEND.SEE DETAILS AND SPECIFICATIONS FOR FINISHES.2.ALL LANDSCAPE MATERIALS AND LAYOUT SHALL BECOORDINATED WITH CIVIL DRAWINGS ANDARCHITECTURE CONSTRUCTION PACKAGESASPHALT PAVINGCONCRETE PAVING,HEAVY-DUTYCONCRETE PAVINGSTABILIZED STONEDUSTPAVINGLEGENDLIMIT OF WORK (LOW)PA-01PAVING ASSEMBLIESSYMBOL:DESCRIPTION:SEEL8-01PA-02PA-03PA-04PA-05PA-06COLORED CONCRETE PAVINGWITH SILICA CARBIDERIVERSTONE DRIP EDGEEXTENTS OF SNOW MELTSYSTEMSEEL8-02EDGE CONDITIONSSYMBOL:DESCRIPTION:GRANITE MOUNTABLE CURBGRANITE FLUSH CURBSTEEL EDGINGEG-01EG-02EG-08EXPANSION JOINTJT-01CONTROL JOINTSEATWALLSSYMBOL:DESCRIPTION:PRECAST CONCRETE SEATINGSW-01SEEL8-04SITE FURNISHINGSSYMBOL:DESCRIPTION:BIKE RACKSF-01SEEL8-04BOLLARDLIGHT POLE FOUNDATION - INPLANTINGSF-02MULTI-PURPOSE FIELDSYMBOL:DESCRIPTION:SYNTHETIC TURF FIELDFN-04FLAGPOLEFD-01SYNTHETIC TURF PERIMETERCURBFD-02SEEL8-10SEEL8-11PA-09HEAVY-DUTY CONCRETE PADFOR EXISTING DUMPSTERSFENCING AND NETTINGSYMBOL:DESCRIPTION:42" BLACK VINYL CHAIN LINKFENCEFN-026-FOOT FENCE AT SYNTHETICTURF PERIMETER CURBFN-01MUNICIPAL BOUNDARYSCOREBOARDFD-07JT-03PA-07FIELD NET POSTFN-03PA-10SMOOTH CONCRETE PAVERBANDPAVING JOINTSSYMBOL:DESCRIPTION:SEEL8-01MATERIALS PLANL3-01Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L3-01_MATERIALS PLAN-1.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'
ALUMNI FIELD PARKING LOTINDOOR SPORTS &RECREATION CENTERFFE 878.33PARKING LOTCHARLES F. BERMAN FIELDWEILLHALLFIELD EL. 875ALUMNI FIELDFG 0.50%SG 0.50%20.00FG 875.55TOS: 875.33TSG: 874.6610.00FG: 875.10, TOS: 874.88, TSG: 873.21+ (875.70)(875.69)+(876.17)3.84%+ 877.45+ 878.10+ 878.25+ 878.02+ 877.65+ 877.25+ 877.903.33%1.5%0.50%+ 877.49+ 877.191.5%1.75%5 STAIRS+ 877.75877.70 ++ 877.65+ 877.321.75%+ 878.91+ 879.00+ 878.302.3%1%1.59%+ 875.491.75%1.
7
5
%1%+ 877.70+ 875.80+ 877.27+ 878.251.75%878.10+878.10+878.20++ 878.80+ 878.52878.10++877.651%+877.65+ 876.40+ 876.191.75%+ 877.45+ 877.451.
7
5
%+ 876.85877.95++ 878.85+ 878.851.5%1.5%+880.201.75%+ 878.25878.25 +++877.65+(TC 878.36)++ (BC 877.57)+ (BC 877.51)(878.26)TC 878.10BC 877.60+877.95+877.95+878.10+877.73+877.85+878.25+(878.20)++ 878.251.
5
%+(TC 878.70)++878.60(TC 880.10)+(TC 880.30)++879.55(879.70)++879.251.75%878.10 +878.10 ++++(879.28)+(BC 879.33)+1.75%875.30+(877.90)+878.15+(878.09)++ 875.25+ 877.71+ 877.47(878.15)+(878.16)++ 877.96+ 877.97+ 878.75+ 878.75880878(879.20)(879.25) +878877878878HPS 875.950.67%LPS 874.350.67%FG 874.30FG 874.15874.5+ LPFG 875.1020.0020.0020.0020.0020.0020.0020.0020.0020.00875875+ 877.75877.75 +877.75 ++ 877.30+ 877.00(BC 877.70)(879.69)(878.96)RIM 877.82RIM 878.73+ 877.61+ 875.49+ 875.33+ 875.33RIM 878.02RIM 875.00RIM 874.35RIM 878.61RIM 878.87RIM 877.90LP/RIM 877.35RIM 877.40RIM 877.05RIM 874.40REFER TO C105 FOR UTILITYSTRUCTURE AND SYSTEMINFORMATIONRIM 878.35RIM 878.15(BC 876.87)+(BC 876.49)+(876.00)+(875.87)+(TC 876.89BC 876.54)+(TC 876.23BC 876.12)+8
6
.
0
°876.45876.396.0+ 876.19+ 876.33+ 876.101.0%+ 875.90+ 875.90LP 874.65+(879.13)+(879.06)+(879.05)+(879.22)+(879.22)+(878.87)+(879.29)1%1%+ 878.25+ 878.93+ 878.86+ 878.85+ 879.02+ 879.02+(879.29)+(879.17)+(879.42)879879
1.75%FG: 875.00, TOS: 874.78, TSG: 874.11FG 0.50%SG 0.50%FG: 875.20, TOS: 874.98, TSG: 873.31
FG: 875.30, TOS: 875.08, TSG: 873.41
FG: 875.40, TOS: 875.18, TSG: 873.51FG: 875.50, TOS: 875.28, TSG: 873.61FG: 875.55, TOS: 874.33, TSG: 873.66FG: 875.55, TOS: 874.33, TSG: 873.66FG: 875.50, TOS: 875.28, TSG: 873.61FG: 875.40, TOS: 875.18, TSG: 873.51FG: 875.30, TOS: 875.08, TSG: 873.41FG: 875.20, TOS: 874.98, TSG: 873.31FG: 875.10, TOS: 874.88, TSG: 873.21FG: 875.00, TOS: 874.78, TSG: 874.11
FG: 875.10, TOS: 874.88, TSG: 873.21
FG: 875.00, TOS: 874.78, TSG: 874.11
FG: 875.20, TOS: 874.98, TSG: 873.31
FG: 875.30, TOS: 875.08, TSG: 873.41
FG: 875.40, TOS: 875.18, TSG: 873.51FG: 875.50, TOS: 875.28, TSG: 873.61FG: 875.55, TOS: 874.33, TSG: 873.66FG: 875.55, TOS: 874.33, TSG: 873.66FG: 875.50, TOS: 875.28, TSG: 873.61FG: 875.40, TOS: 875.18, TSG: 873.51FG: 875.30, TOS: 875.08, TSG: 873.41FG: 875.20, TOS: 874.98, TSG: 873.31FG: 875.10, TOS: 874.88, TSG: 873.21FG: 875.00, TOS: 874.78, TSG: 874.11
FG 875.20FG 875.30FG 875.40FG 875.50FG 875.10FG 875.20FG 875.30FG 875.40FG 875.50FG 875.55TOS: 875.33TSG: 874.66FG 875.10FG 875.20FG 875.30FG 875.40FG 875.50FG 875.10FG 875.20FG 875.30FG 875.40FG 875.50877876875875874LIMIT OF WORKLIMIT OF WORKLIMIT OF WORK
LIMIT OF WORKTOWN OF ITHACACITY OF ITHACAMUNICIPAL BOUNDARY5110.00TSBSVERIFY IN FIELDSYMBOLDESCRIPTIONSPOT ELEVATIONFINISHED FLOOR ELEVATIONTOP AND BOTTOM OF STAIRCONTOUR MAJORCONTOUR MINORVIFFFETCBCTOP AND BOTTOM OF CURBTWBWTOP AND BOTTOM OF WALLHPLPSLOW POINT OF SWALEHIGH POINTCONTOUR/ELEVATIONEXISTINGGRADE BREAKRIM ELEVATIONRIM(5)UTILITY STRUCTURE, SEECIVIL DRAWINGSNOTE: "+" IDENTIFIES LOCATION REQUIRING SPOTELEVATION, TYP.LPLOW POINTHPSHIGH POINT OF SWALETRENCH DRAIN, SEE CIVILDRAWINGSFINISHED / FIELD GRADEFGTOP OF ELASTIC LAYERTELTOP OF STONETOSTOP OF SUBGRADETSGLIMIT OF WORK (LOW)MUNICIPAL BOUNDARYLEGENDGRADING NOTES:1.FOR EXISTING TOPOGRAPHY INCLUDING GRADES,UTILITIES, PROPERTY LINES, LIMITS OFROADWAYS, CURBS AND GUTTERS, EXISTINGTREES, ETC., REFER TO THE SURVEY.2.SAWCUT AND REMOVE ALL EXISTING PAVEMENTIN AREAS WHERE THE PROPOSED GRADES ARELESS THAN 1 INCH/25 MILLIMETER GREATERTHAN THE EXISTING GRADES.3.PATHWAY LONGITUDINAL SLOPES SHALL NOTEXCEED 5%. PATHWAY CROSS-SLOPES AND PLAZASLOPES SHALL NOT EXCEED 2% IN ANYDIRECTION. ADA RAMP LONGITUDINAL SLOPESHALL NOT EXCEED 8.3%. ALL PAVED AREASSHALL BE SLOPED TO DRAIN WITH A MINIMUMSLOPE OF 0.5%. PLANTED AREAS SHALL HAVE AMINIMUM SLOPE OF 2% AND A MAXIMUM SLOPEOF 33%. CONTRACTOR TO NOTIFYENGINEER/LANDSCAPE ARCHITECT/OWNERIMMEDIATELY OF ANY DISCREPANCIES BETWEENTHESE RULES AND GIVEN SPOT GRADES.4.ALL FINISHED GRADES SHALL PROVIDE FORNATURAL RUNOFF OF WATER WITHOUT LOWSPOTS OR POCKETS. SET FLOW LINESACCURATELY AND PROVIDE A MINIMUM 1% AND AMAXIMUM 3:1 (33%) GRADIENT UNLESSOTHERWISE NOTED.5.HOLD FINISHED GRADES INCLUDING THE MULCHLAYER FOR SHRUB AND GROUNDCOVER AREAS1/4 INCH/7 MILLIMETER BELOW TOP OFADJACENT PAVEMENT, CURBS, OR HEADERSUNLESS OTHERWISE NOTED ON THE DRAWINGS.6.GRADUALLY ROUND OFF TOPS AND TOES OF ALLPLANTED SLOPES TO PRODUCE A SMOOTH ANDNATURAL APPEARING TRANSITION BETWEENRELATIVELY LEVEL AREAS AND SLOPES.7.RETAIN A 1 FOOT/300 MILLIMETER MINSHOULDER (5% SLOPE OR LESS) ADJACENT TOALL WALKWAYS AND UTILITY TABS, UNLESSOTHERWISE NOTED.8.VERIFY ACCURACY OF ALL EXISTING GRADES ATAREAS TO REMAIN, PRIOR TO STARTINGCONSTRUCTION OF ADJUSTMENTIMPROVEMENTS. NOTIFY CLIENT AND DESIGNTEAM OF DISCREPANCIES.9.HOLD TOPS OF WALLS LEVEL UNLESS NOTEDOTHERWISE.10.COORDINATE ALL EXISTING MANHOLES, CATCHBASINS, UTILITY BOXES, CLEANOUTS, VAULTS,FIRE HYDRANTS, ETC., TO MATCH NEW FINISHEDGRADES.11.IN FILL AREAS WHERE PROPOSED GRADES ARE 1TO 3 INCHES/25-75 MILLIMETER HIGHER THANTHE EXISTING PAVEMENT, THE PROPOSEDGRADES SHALL BE MET BY ADDING PAVEMENTOVERLAYS (1.5 INCH/40 MILLIMETER MAXIMUMTHICKNESS EACH LIFT) TO EXISTING PAVEMENT.12.SYNTHETIC TURF PERIMETER CURB SHALL NOTDEVIATE MORE THAN 18" IN 10 FEET AND SHALLNOT VARY FROM DESIGN GRADE BY MORE THAN18".13.SUBGRADE SHALL BE GRADED TO A TOLERANCEOF 14" FROM DESIGN GRADE WITHHYDRAULICALLY CONTROLLED LASER GRADINGAPPARATUS. THE GRADE SHALL NOT VARY MORETHAN 14" IN 10 FEET UNDER 10 FOOT STRAIGHTEDGE.14.PRIOR TO INSTALLATION OF GEOTEXTILE FABRIC,PANEL DRAINS, AND DRAINAGE STONE, SIGNOFFFROM ARCHITECT IS REQUIRED ON SUBGRADEFOR COMPACTION, PLANARITY, AND DESIGNGRADE COMPLIANCE.15.DRAINAGE STONE SHALL BE FINE GRADED TO ATOLERANCE OF 18" FROM DESIGN GRADE AND NOTVARY MORE THAN 18" WHEN MEASURE UNDER A 10FOOT STRAIGHT EDGE.GRADING PLANL4-01Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L4-01_GRADING PLAN.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'
ALUMNI FIELD PARKING LOTINDOOR SPORTS &RECREATION CENTERFFE 878.33PARKING LOTCHARLES F. BERMAN FIELDWEILLHALLFIELD EL. 875ALUMNI FIELDLIMIT OF WORKLIMIT OF WORKLIMIT OF WORK
LIMIT OF WORKTOWN OF ITHACACITY OF ITHACAMUNICIPAL BOUNDARYMAINTAIN EXISTING GRASS. DO NOTDISTURB STORMWATER PRACTICE(14) AG(14) AG(12) IS(6) BO(4) BO(2) BO(3) AO(5) UP(2) UP(3) AO(2) AO(6) BO(10) CN(3) AO(10) AA(11) MB(3) MB(6) MB(7) AL(8) AL(7) IR(1) IV2(37) PA(41) CS(51) CS(13) SK(51) SK(100)NFG(100)NFG(100)NFG(38) PA(47) MD(34) MD(22) AL(26) AL(11) IM(9) VDPLANTING NOTES:1.REFER TO L5-02, PLANTING SCHEDULE, FORLEGEND OF GROUNDCOVER AND PLANTSPECIES.2.PROVIDE MATCHING SIZES AND FORMS FOREACH SPECIES OF TREE INSTALLED ON GRID ORSPACED EQUALLY IN ROWS AS SHOWN ONDRAWINGS, SUBJECT TO REVIEW BY THELANDSCAPE ARCHITECT.3.PROVIDE MATCHING SIZES AND FORMS FOR ALLHEDGE PLANTINGS. SPACE EQUALLY(TRIANGULARLY) AS SHOWN.4.INSTALL ALL TREES A MINIMUM OF 3 FEET/1METER FROM BACK OF CURB, EDGE OF WALLOR PAVING.5.FORM MINIMUM 3 INCH/75 MILLIMETERWATERING BASIN AROUND ALL TREES NOTINSTALLED PAVED AREAS. FILL TREE RING WITHA 3 INCH/75 MILLIMETER LAYER OF MULCH.6.NO MULCH OR SOIL TO BE LEFT DIRECTLY ONROOT CROWN.7.REMOVE ALL GIRDLING ROOTS FROM NEW TREEMATERIAL.8.REMOVE TOP AND SIDES OF B&B TREES BURLAPAND WIRE FRAMES, REMOVE ANY EXCESS SOILFROM AROUND ROOT CROWNS.9.FOR BOXED TREES, REMOVE FOUR VERTICALSIDES OF BOX, LEAVING BOTTOM OF BOXINTACT IN TREE PIT.10.FOR BARE-ROOT OR MISSOURI GRAVEL TREES,FOLLOW CLIMATE CONTROLRECOMMENDATIONS OF SUPPLIER, SOAKHYDROGEL SPRAYED ROOTS FOR ONE HOURBEFORE PLANTING. SEE ROOT CROWN 1/2 INCH/13 MILLIMETERS ABOVE ADJACENT SOIL, ANDEVENLY SPREAD OUT ROOTS AND BACKFILL OFSOIL TO AVOID GROUPING OF ROOTS OR FINEROOTS, BUT RATHER RADIALLY ARRANGINGROOTS WITHIN TREE PIT.11.GENTLY LOOSEN OR CUTAWAY PLASTICCONTAINERS FROM CONTAINER STOCKPLANTINGS. FOR HIGHLY ROOT-BOUNDCONTAINERS, SHAVING ROOTS CUTTING FINEROOTS FOR THE OUTER 1/4 INCH/7MILLIMETER OF CONTAINER, FOR MILDLYROOT-BOUND CONTAINERS, HAND LOOSENBEFORE PLANTING.12.EACH LOCATION OF TREE SHALL BE STAKED ATAPPROXIMATE FINISH ELEVATION BYCONTRACTOR FOR REVIEW BY LANDSCAPEARCHITECT AND APPROVAL PRIOR TO FINALINSTALLATION. ALL TREES IN AREA SHALL BESTAKED FOR REFERENCE AND LIMITS OF PLANTBEDS AND PAVING CLEARLY MARKED AT AMINIMUM.13.PLANT NAMES ARE ABBREVIATED ON THEDRAWINGS. SEE PLANT LEGEND FOR KEY ANDCLASSIFICATION.14.ALL TREES TO HAVE A 3 INCH/75 MILLIMETERTHICK LAYER OF MULCH, AND SHRUB ORHERBACEOUS PLANTING AREAS TO RECEIVE 2INCH/50 MILLIMETER THICK LAYER OF MULCH,SEE SPECIFICATIONS.15.DO NOT PLANT GROUND COVERS, HEDGES, ORFLOWERING PLANTS WITHIN 3 FEET/1 METEROF ANY EXISTING AND/OR PROPOSEDHYDRANTS, PIV, FDC, DCDA, ETC.16.SEE SPECIFICATIONS FOR ANCHOR, TREECOLLARS, AND ADDITIONAL PRODUCTS ANDREQUIREMENTS NEEDED FOR PLANTING.TREE PRUNING NOTES:1.ALL EXISTING TREES TO REMAIN WITHIN THELANDSCAPE LIMIT OF WORK TO BE REVIEWEDBY A REGISTERED ARBORIST FOR HEALTH ANDSAFETY. THE ARBORIST WILL MAKERECOMMENDATIONS FOR PRUNING ANDREMOVING AS NECESSARY TO SUPPORT LONGTERM HEALTH AND SAFETY.2.A TREE PRUNING WORK PLAN WILL BESUBMITTED TO THE LANDSCAPE ARCHITECTFOR REVIEW. THIS WORK PLAN WILL BEDEVELOPED BY A REGISTERED ARBORIST, ANDWILL DESCRIBE THE SCOPE OF WORK TO BEUNDERTAKEN.3.ALL DEADWOOD, CROSSING BRANCHES, ANDSTRUCTURALLY COMPROMISED BRANCHES ANDTRUNKS SHALL BE REMOVED. ALL SUCKERS TOBE REMOVED. ALL DENSE CANOPIES INEXISTING TREES TO BE LIFTED ABOVE 8FEET/2.5 METER HIGH FOR TREES 6 INCH/150MILLIMETER DBH OR LARGER.4.ALL PRUNING TO BE DONE BY REGISTEREDARBORIST, FOLLOWING ISA BEST PRACTICESFOR BOTH SAFETY AND METHODS, ANSI 300.5.REMOVE OR CUT AT THE BASE ANY POSTS,FENCING OR OTHER MATERIALS THAT THETREE HAS GROWN AROUND. NOTIFYLANDSCAPE ARCHITECT IF ANY FOREIGNOBJECT REMOVAL REQUIRES ADDITIONALDEMOLITION OF EXISTING TO REMAIN SITESTRUCTURES.PLANTING PLANL5-01LEGENDLIMIT OF WORK (LOW)MUNICIPAL BOUNDARYPlot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L5-01_PLANTING PLAN.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'
NUP: LOW MOW NATIVE UPLAND SPECIES MIXCOMMONNAMECOMP. %BOTANICAL NAMECOMMON NAMENOTESAT3%Asclepias tuberosaButterfly MilkweedFlowering PerennialAL2%Aster lateriflorusCalico AsterFlowering PerennialBC10%Bouteloua curtipendulaSideoats GrammaNative GrassCL3%Coreopsis lanceolataLanceleaf CoreopsisFlowering PerennialEV15%Elymus virginicusVirginia WildryeNative GrassHH3%Heliopsis helianthoidesWoodland SunflowerFlowering PerennialPT8%Pycanthemum tenuifoliumNarrowleaf MountainmintFlowering PerennialRH3%Rudbeckia hirtaBlack-eyed SusanFlowering PerennialSS60%Schizachyrium scopariumLittle BluestemNative GrassSN2%Solidago nemoralisGray GoldenrodFlowering PerennialSYMBOLCODEBOTANICAL NAMECOMMON NAMESIZECONTAINERQTYREMARKSTREESAOACER RUBRUM 'REDPOINTE'REDPOINTE RED MAPLE2.5" CAL.B&B11AGAMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE'AUTUMN BRILLIANCE APPLE SERVICEBERRY8-10` HEIGHTB&B14CLUMP, SPECIMENBOBETULA PAPYRIFERA `OENCI`RENAISSANCE OASIS® PAPER BIRCH8-10` HEIGHTAS INDICATED18CNCERCIS CANADENSIS `NORTHERN STRAIN`NORTHERN STRAIN EASTERN REDBUD8-10` HEIGHTB&B10MULTI-STEM SPECIMENUPULMUS AMERICANA `PRINCETON`PRINCETON AMERICAN ELM2.5" CAL.B&B7SHRUBSAAARONIA ARBUTIFOLIA 'BRILLIANTISSIMA'BRILLIANT RED CHOKEBERRY#3POT10ALARONIA MELANOCARPA `UCONNAM165`LOW SCAPE MOUND® BLACK CHOKEBERRY#2POT63CSCORNUS SERICEA `ARCTIC FIRE`RED TWIG DOGWOOD#2POT92ISILEX GLABRA 'SHAMROCK'SHAMROCK INKBERRY HOLLY#2POT12IRILEX VERTICILLATA `RED SPRITE`RED SPRITE WINTERBERRY#7POT7IV2ILEX VERTICILLATA 'JIM DANDY'JIM DANDY WINTERBERRY#7POT1IMITEA VIRGINICA 'MERLOT'MERLOT SWEETSPIRE#2POT11MDMICROBIOTA DECUSSATASIBERIAN CARPET CYPRESS#3POT81MBMYRICA PENSYLVANICA 'BOBZAM'BOBEE™ NORTHERN BAYBERRY#7POT20SKSYRINGA PUBESCENS PATULA `MISS KIM`MISS KIM KOREAN LILAC#5POT64VDVIBURNUM X RHYTIDOPHYLLOIDES 'DARTS DUKE'DARTS DUKE LANTANAPHYLLUM VIBURNUM#5POT9PERENNIALSPAPOLYSTICHUM ACROSTICHOIDESCHRISTMAS FERN#1POT75SYMBOLCODEBOTANICAL NAMECOMMON NAMESIZECONTAINERSPACINGQTYREMARKSGROUND COVERSBMBIORETENTION MIXSTORMWATER MGMT PLANTS#1POT24" o.c.574JUNCUS EFFUSUS 25%, PANICUM VIRGATUM 'CAPEBREEZE' 30%, IRIS VERSICOLOR 25%, LOBELIACARDINALIS 20%CPCAREX PENSYLVANICAPENNSYLVANIA SEDGEPLUG10" o.c.3,022FMFOREBAY MIXSTORMWATER MGMT PLANTS#1POT24" o.c.569JUNCUS EFFUSUS 30%, CAREX FLACCA 'BLUE ZINGER'25%, ASTILBE JAPONICA 'DEUTCHLAND' 20%,CHELONE GLABRA 25%NUPLOW-MOW NATIVE UPLAND PLUGSNATIVE GRASS FLOWER MIX---PLUG12" o.c.12,43380% NATIVE GRASSES, 20% WILDFLOWERSTSTURFTYPE 1- CORNELL TURFGRASS SEED BLENDSEED35,604 SFTLTURF SEED LOW GROW MIXTYPE 2- LOW-GROW MIXSEED2,541 SFPLANT SCHEDULENFGNARCISSUS 'FEBRUARY GOLD'YELLOW DAFFODILTOPSIZEBULBRANDOM300HAND BROADCASTVT-09VT-07VT-08VT-01VT-02VT-03VT-05PLANTING SCHEDULEL5-02Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L5-02_PLANTING SCHEDULE.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'
LIMIT OF WORKLIMIT OF WORKLIMIT OF WORK
LIMIT OF WORKTOWN OF ITHACACITY OF ITHACAMUNICIPAL 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9:55:01 AMSITE LIGHTING PLANL6-01Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L6-01_LIGHTING PLAN.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'SYMBOLDESCRIPTIONLIMIT OF WORK (LOW)MUNICIPAL BOUNDARYLEGENDSPORTS LIGHT POLE, MUSCO'LIGHT-STRUCTURE SYSTEM'F1-F2: 70' MOUNTING HEIGHTF3-F4: 80' MOUNTING HEIGHTSITE LIGHT POLE,BEGA POLE-TOP LUMINAIRE,14' MOUNTING HEIGHT11.8ILLUMINATION LEVEL(FOOTCANDLE)1" = 30'
LIMIT OF WORKLIMIT OF WORKLIMIT OF WORK
LIMIT OF WORKTOWN OF ITHACACITY OF ITHACAMUNICIPAL BOUNDARYF1F2F3F40.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.00.00.00.00.00.10.20.30.30.30.30.20.10.10.10.00.00.00.00.20.50.81.01.11.10.80.80.50.20.10.00.00.00.10.71.72.63.85.04.84.54.32.70.80.20.10.00.00.52.66.310.116.018.315.815.517.811.42.00.50.10.00.00.01.711.329.134.241.640.035.636.742.029.75.30.90.20.00.00.00.12.417.649.253.051.652.149.151.256.445.08.21.00.20.00.00.00.10.73.813.938.449.648.149.949.852.452.436.19.10.80.00.00.00.00.10.31.34.314.340.753.853.149.050.153.453.644.611.81.10.10.00.00.10.20.61.54.615.540.255.054.450.951.856.657.645.712.82.00.30.10.00.00.10.20.61.65.015.936.553.752.449.049.054.456.843.112.42.40.50.10.00.00.10.20.61.75.015.334.952.152.247.149.053.956.042.311.42.10.50.20.00.00.10.20.61.65.015.936.453.652.348.849.054.457.042.912.22.40.50.10.00.00.10.20.61.54.715.639.955.054.350.951.756.557.545.712.92.10.30.10.00.00.00.10.31.44.414.341.054.153.449.250.453.853.844.311.81.20.10.00.00.00.00.10.73.813.838.550.048.149.649.652.152.536.79.40.80.00.00.00.00.22.517.448.552.951.652.449.450.956.144.88.20.90.20.00.00.01.812.030.935.943.141.136.737.843.530.85.50.90.20.00.00.62.86.810.817.119.316.716.419.012.22.10.50.10.00.00.10.71.82.84.15.45.24.84.72.90.80.20.10.00.00.00.20.60.91.11.21.20.90.80.50.30.10.00.00.00.10.20.30.40.40.30.20.10.10.10.00.00.00.00.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.0F1F2F3F45/4/2023 9:55:01 AMFIELD LIGHTING PLANL6-02Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L6-01_LIGHTING PLAN.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'SYMBOLDESCRIPTIONLIMIT OF WORK (LOW)MUNICIPAL BOUNDARYLEGENDSPORTS LIGHT POLE, MUSCO'LIGHT-STRUCTURE SYSTEM'F1-F2: 70' MOUNTING HEIGHTF3-F4: 80' MOUNTING HEIGHTSITE LIGHT POLE,BEGA POLE-TOP LUMINAIRE,14' MOUNTING HEIGHT11.8ILLUMINATION LEVEL(FOOTCANDLE)1" = 30'
B
C
A
UNDISTURBED ORCOMPACTED SUBGRADECOMPACTED DENSEGRADED CRUSHED STONEBITUMINOUS CONCRETEBINDER COURSEAPPLY TACK COATBETWEEN LAYERS12" MIN.ABVEHICULAR1 1/2"2 1/2"C12"BITUMINOUS CONCRETEWEARING (SURFACE)COURSEAPPLY JOINT ADHESIVE TOALL TOP COURSE JOINTSFILTER FABRIC MIRAFI500X OR EQUIVALENT6"GRADED, GRANULAR,FREE-DRAINING CRUSHEDSTONE OR GRAVELAGGREGATE BASE COURSE1'COMPACTED OR UNDISTURBEDSUBGRADEREINFORCING BAR @ 12''O.C., BOTH DIRECTIONS. SEESPECIFICATIONS.3"3"SEE SPECIFICATIONS FORCONCRETE FINISH, TYP.34" DEEP SAWCUT JOINT, TYP.FILTER FABRIC MIRAFI500X OR EQUIVALENT6"6"1'-6"COMPACTED ORUNDISTURBEDSUBGRADEDRAINAGE STONEFILTER FABRIC1 12 " to 2" RIVER STONEPLANTING, TYP.14" THICK X 5" DEEPSTEEL EDGING, STAKED.SEE SPECIFICATIONS.BUILDING FACE, TYP.,SEE ARCH. DWGSDRAINAGE BOARD,SEE ARCH. DWGS6"6" PERFORATED PVCUNDERDRAIN PIPE, SEECIVIL DRAWINGSFILTER FABRICEQ.EQ.6"REINFORCED CAST IN PLACECONCRETE PAVING WITHINTEGRAL COLOR & EXPOSEDSILICA CARBIDE FINISH1'COMPACTED OR UNDISTURBEDSUBGRADE34" DEEP SAWCUT JOINT, TYP.WELDED WIRE FABRICREINFORCEMENT, W2.9xW2.9x6/6.SEE SPECIFICATIONS.GRADED, GRANULAR,FREE-DRAINING CRUSHEDSTONE OR GRAVELAGGREGATE BASE COURSEVARIES12"FLEXIBLE SEALANTBACKER RODCOMPRESSIBLEFILLER12" S.S. SLIP DOWEL, 30" O.C.CORE DRILL INTO EXISTINGCONCRETE, SET DOWEL WITHNON-SHRINK EPOXY.BELOW GRADECONDITION VARIESFINISH VARIES. SEESPECIFICATIONS.10"6"CAST-IN-PLACE REINFORCEDCONCRETE HAUNCH12"EXISTING CONCRETEEQ.EQ.COMPACTED ORUNDISTURBED SUBGRADEAGGREGATE BASE COURSEFILTER FABRICSTABILIZED STONEDUSTPAVINGNOTES1.INSTALLATION TO BECOMPLETED IN ACCORDANCEWITH MANUFACTURERSSPECIFICATIONS.6"3"14" THICK X 5" DEEP STEELEDGING WITH 18" DEEPSTAKEPLANTED AREADECOMPOSED GRANITE OR 38"OR 14" CRUSHED AGGREGATESCREENINGS5"6"COMPACTED OR UNDISTURBEDSUBGRADEGALVANIZED WELDED WIRE FABRICREINFORCEMENT, W2.9xW2.9x6/6.SEE SPECIFICATIONS.21
2"SEE SPECIFICATIONS FORCONCRETE FINISH, TYP.34" DEEP SAWCUT JOINT, TYP.GRADED, GRANULAR,FREE-DRAINING CRUSHEDSTONE OR GRAVELAGGREGATE BASE COURSEFILTER FABRIC MIRAFI500X OR EQUIVALENT8"NOTES1.CONCRETE PAVING SHALL BE LIGHT BROOM FINISH, UNLESS OTHERWISE NOTED.2.SEE SPECIFICATIONS FOR CONCRETE JOINT REQUIREMENTS.COMPACTED ORUNDISTURBEDSUBGRADEPROCESSEDAGGREGATE BASECAST-IN-PLACECONCRETE PAVEMENT,TYP.PLANTED AREA WITH MULCH,TYP. SEE SPECIFICATIONS.8"#4 BARS @ 12" O.C.6"3" MIN.6"1'-6"COMPACTED ORUNDISTURBEDSUBGRADECOMPACTEDAGGREGATEBASEFILTER FABRIC1 12 " to 2" RIVER STONEPLANTING, TYP.14" THICK X 5" DEEPSTEEL EDGING, STAKED.SEE SPECIFICATIONS.BUILDING FACE, TYP.,SEE ARCH. DWGS6"1'VARIES12"FLEXIBLE SEALANTBACKER RODCOMPRESSIBLE FILLER12" S.S. SLIP DOWEL FIXED ATONE END 30" O.C.CAST IN PLACE CONCRETE BASEWITH FIBERMESH REINFORCINGBELOW GRADE CONDITION VARIESFINISH VARIES. SEE SPECIFICATIONS.NOTE:1.REFER TO LAYOUT PLANS FOR JOINTING TYPE, LAYOUT, ANDSPACING, TYP.VARIES12"FLEXIBLE SEALANTBACKER RODCOMPRESSIBLE FILLERADJACENT RIGID ELEMENTVARIES: WALL, CURB, FOOTING,OR OTHER, TYP.FINISH VARIES. SEE SPECIFICATIONS.NOTE:1.REFER TO LAYOUT PLANS FOR JOINTING TYPE, LAYOUT, ANDSPACING, TYP.2.EXPANSION JOINTS SHALL BE INSTALLED BETWEEN RIGIDSURFACES SUCH AS WALLS, CURBS, PAVINGS, AND FOOTINGS.SEE SPECIFICATIONS.NOTE:1.REFER TO LAYOUT PLANS FOR JOINTING TYPE, LAYOUT, ANDSPACING, TYP. SEE SPECIFICATIONS.SAW CUT JOINTJOINT DEPTH = 14 OF
DEPTH OF CONCRETE
SLAB, TYP.1/8", TYP.Indoor Sports and RecreationSITE DETAILS - PAVINGL8-01ASPHALT PAVINGPA-011" = 1'-0"CONCRETE PAVING - HEAVY-DUTYPA-021" = 1'-0"COLORED CONCRETE PAVING W/ SILICA CARBIDEPA-041" = 1'-0"STABILIZED STONEDUST PAVINGPA-051" = 1'-0"CONCRETE PAVINGPA-031" = 1'-0"SMOOTH CONCRETE PAVER BANDPA-101" = 1'-0"HEAVY-DUTY CONCRETE PAD FOR EXISTING DUMPSTERSPA-091" = 1'-0"RIVERSTONE DRIP EDGEPA-061" = 1'-0"RIVERSTONE DRIP EDGE WITH UNDERDRAINPA-071" = 1'-0"C.I.P CONCRETE AT EXISTING CONCRETE PAVINGPA-081" = 1'-0"DETAIL IN PROGRESS, PENDINGCOORDINATIONPlot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L8-01_SITE DETAILS.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'AS NOTEDEXPANSION JOINTJT-013" = 1'-0"EXPANSION JOINT AT VERTICAL ELEMENTJT-023" = 1'-0"CONTROL JOINTJT-033" = 1'-0"
HIGH USE LAWN SOILPREPARED SUBGRADEMEADOW/POVERTY SOILORSTRIPPED EXISTINGTOPSOIL/MEADOW SOIL,SEE SPECIFICATIONS2" DEPTH MULCH.4" FIBER REINFORCED UPPER,SEE SPECIFICATIONS14" THICK X 5" DEEP STEELEDGING, STAKED. SEESPECIFICATIONS.LAWN AREAPLANTING AREAHEAVY-DUTY CONCRETEPAVING WITH CONCRETEHAUNCH3"R
1
"NOTES:1. TOP OF MOUNTABLE CURB ELEVATION TO MATCH LINE AND GRADE OF EXISTING ADJACENTCURBS. SEE MATERIAL AND LAYOUT PLANS FOR ALIGNMENT AND EXTENTS.FLUSH10"1'-6"R1"GRANITE CURB, ALIGN FACESOF CURBSADJACENT EXISTINGASPHALT PAVEMENTEXPANSION JOINT12"10"6"44.4°AGGREGATE BASE COURSE11
2"
1'HEAVY-DUTY CONCRETEPAVING WITH CONCRETEHAUNCHNOTES:1. TOP OF CONCRETE MOUNTABLE CURB ELEVATION TO MATCH LINE AND GRADE OF EXISTINGADJACENT CONCRETE ROAD CURBS. SEE MATERIAL AND LAYOUT PLANS FOR ALIGNMENT ANDEXTENTS.FLUSH1'-6"ADJACENT EXISTINGASPHALT PAVEMENTSALVAGED OR NEW TYPE 'C'GRANITE CURBEXPANSION JOINT12"10"6"
1'AGGREGATE BASE COURSELEGENDNOTESA.REFER TO SPECIFICATION SECTION "321726 -TACTILE WARNING PAVERS" FOR ADDITIONALINFORMATION.1.CAST IRON (UNPAINTED) DETECTABLE WARNINGPAVER, TYP.2.CURB, SEE PLANS FOR MATERIAL3.FLUSH CURB4.PORTLAND CEMENT CONCRETE PAVEMENT, SEE1/L4-005.MORTAR SETTING BEDPLANTINGAREA213PLANSCALE:12" = 1'-0"2'-0" MIN.SECTIONSCALE:3" = 1'-0"1541"SECTIONSCALE:3" = 1'-0"1541"LEGENDNOTESA.REFER TO SPECIFICATION SECTION "321726 -TACTILE WARNING PAVERS" FOR ADDITIONALINFORMATION.1.CAST IRON (UNPAINTED) DETECTABLE WARNINGPAVER, TYP.2.CURB, SEE PLANS FOR MATERIAL3.FLUSH CURB4.PORTLAND CEMENT CONCRETE PAVEMENT, SEE1/L4-005.MORTAR SETTING BED2'-0"
MIN.PLANSCALE:12" = 1'-0"STREETPLANTINGAREAPLANTINGAREA13222'-0", TYP.6'-0"6"CAST IRON DETECTABLE WARNINGPLATE, TYP.CAST-IN-PLACE CONCRETECOMPACTED AGGREGATE BASEAT FLUSH CONDITIONSOIL SUBGRADE SHALL BE PREPAREDIN ACCORDANCE WITH THEREQUIREMENTS OF THE EARTHWORKSPECIFICATION AND THEGEOTECHNICAL ENGINEERING STUDY.SET AGAINSTADJACENT SURFACE1'-4"
6"5"6"MIN.6"MIN.9"SALVAGED OR NEW TYPE 'C' GRANITECURB, SAWN TOP,SPLIT FACE, 4' MIN. LENGTH6 MIL POLYETHYLENE BOND BREAKERADJACENT TO CONCRETE3"
MIN.CONCRETE FOOTINGCOMPACTED SUBGRADEAGGREGATE BASE COURSENOTE: CAULK JOINTS EVERY 150' AND OTHER JOINTS <18" GAPVARIES, SEE PLAN3'-0" MIN.SLOPESLOPE
SLOPEDETECTABLE WARNINGPAVERSVARIESVARIES1:10 MAX1:10 MAX1:12 MAX
SITE DETAILS - EDGECONDITIONSL8-02GRANITE MOUNTABLE CURBEG-011" = 1'-0"GRANITE FLUSH CURBEG-021" = 1'-0"CAST IRON FLUSH WARNING PAVEREG-071" = 1'-0"STEEL EDGINGEG-081' = 1'-0"GRANITE CURBEG-031" = 1'-0"TACTILE WARNING PAVERS ON RADIUSEG-041/2" = 1'-0"TACTILE WARNING PAVERSEG-051/2" = 1'-0"DROP CURBEG-066" = 1'-0"Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L8-01_SITE DETAILS.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'AS NOTED
2" DEPTH COMPOSTED BARK MULCH,KEEP FREE OF TRUNKS / STEMSSET CROWN OF ROOTBALL 1"ABOVE FINISHED SOIL GRADEREMOVE ROPES, WIRES, &NON-BIODEGRADABLE MATERIALSFROM ROOTBALL, LOOSEN ROOTBOUND ROOTBALLS OF CONTAINERGROWN SHRUBSLCLCNOTE:1.PRUNE BROKEN BRANCHES.HAND WATER IN ALLSHRUBS AFTER PLANTING.DRAINAGE SAND, SEE CIVIL DRAWINGSFOR DRAINAGE DETAILS AND TYPESPREPARED SUBGRADE1'PLANTING BED SOILHORTICULTURAL SUBSOIL2'VARIESVARIES2" DEPTH LEAF MULCH.DO NOT COVER STEMSOR FOLIAGEREMOVE CONTAINERAND LOOSEN ROOTBALLSPREPARED SUBGRADEDRAINAGE SAND, SEE CIVILDRAWINGS FOR DRAINAGE DETAILSAND TYPES1'1'PLANTING BED SOILHORTICULTURAL SUBSOILFINISHED GRADESODDED LAWNDRAINAGE SAND, SEE CIVILDRAWINGS FOR DRAINAGEDETAILS AND TYPESPREPARED SUBGRADEPLANTING BED SOILHORTICULTURAL SUBSOIL1'1'6060
60`A'`A'`A'`B'PLANT SPACING (`A')6 IN. O.C.8 IN. O.C.10 IN. O.C.12 IN. O.C.15 IN. O.C.18 IN. O.C.24 IN. O.C.30 IN. O.C.26 IN. O.C.21 IN. O.C.16 IN. O.C.13 IN. O.C.10-1/2 IN. O.C.8-1/2 IN. O.C.7 IN. O.C.5 IN. O.C.ROW SPACING (`B')EXTENT OF PLANTING PIT2"-3" DEEP LOAM WATERING BERM @EDGE OF ROOTBALL, REMOVE AFTERONE YEAR3'MULCH RINGPLAN2" DEPTH MULCH, DO NOT APPLYMULCH TO ROOT FLARE OF TREE(3) 2"X4"X10' STAKES DRIVEN MIN24" INTO UNDISTURBED GRADEOUTSIDE ROOTBALL3'MULCH RINGSECTION120°WOOD STAKES SPACED EQUALLYAROUND TREE (3 PER TREE)TREEROOTBALLEXTENT OF MULCH RING.DO NOT APPLY MULCH TOROOT FLARE OF TREE18'-0"GUY WIRE (3 PER TREE)PREPARED SUBGRADE OR STRUCTURE6"ALLSIDESCUT AND REMOVE BURLAP ANDCOMPLETELY REMOVE WIREBASKET ANDNON-BIODEGRADABLE MATERIALSFROM ROOTBALLNOTE:1.SET TREE TRUNK PLUMB VERTICAL.2.MULCH SHALL NOT COVER BASE OF TREE TRUNK.3.PRUNE BROKEN, CROSSING OR RUBBING BRANCHES.4.REFER TO SPECIFICATIONS FOR STAKING INFORMATION.COMPACTEDHORTICULTURAL SUBSOILSET TREE FLARE AT FINISHEDGRADE OF SOILTREE WATERING STAKES, SEEIRRIGATION DRAWINGS1'2'DEPENDS ON ROOTBALL SIZE, TYP.PLANTING BED SOILHOSEARBORTIE, FIXED TO WOOD POSTHORTICULTURAL SUBSOIL, DEPTHDEPENDS ON ROOTBALL SIZE, TYP.CUT AND REMOVE BURLAPAND COMPLETELY REMOVEWIRE BASKET3' DIA. MULCH (NO MULCHAROUND TRUNK BASE)CONTRACTOR SHALL REMOVEEXCESS FILL FROM TOP OFTRUNK. SET CROWN OF ROOTBALL 2" HIGHER THANFINISHED GRADE.TREES ARE TO BE PRUNED TOMAINTAIN UNDERSTORY.COMPACTED SOIL PEDESTALTO PREVENT SETTLING WITHTREES > 2.5" CALIPER TRUNKSCARIFY SIDES AND BOTTOMOF HOLEROOTBALL3' DIA. MULCH (NO MULCHAROUND TRUNK BASE)VARIES, SEE PLANSNO GROUNDCOVEROVER ROOT BALLNOTE:1.TREE TRUNK TO BE PLUMB VERTICAL.2.MULCH SHALL NOT COVER BASE OF TREE TRUNK OR GROUND COVER.3.ALL TREES TO BE STAKED PER TREE STAKING DETAIL.PLANSECTIONPREPARED SUBGRADE ORSTRUCTUREPLANTING BED SOILARBORTIE, FIXED TO WOOD POSTWOOD STAKES (3 PER TREE)SP-04PLANTING SOIL, SEE PLANSPREPARED SUBGRADE ORSTRUCTUREARBORTIE, FIXED TO WOOD POSTROOTBALLSOIL SAUCER120°2" DEPTH MULCH, DO NOT APPLYMULCH TO ROOT FLARE OF TREETREEARBORTIE GUY (3 PER TREE)PLANEXTENT OF PLANTING PIT5'-1114"ALLSIDESPLANT PIT=3X ROOT BALL DIAMETERSECTIONCUT AND REMOVE BURLAPAND COMPLETELY REMOVEWIRE BASKET ANDNON-BIODEGRADABLEMATERIALS FROM ROOTBALLWOOD STAKES (3 PER TREE)WOOD STAKES(3 PER TREE)NOTE:1.SET TREE TRUNK PLUMB VERTICAL.2.MULCH SHALL NOT COVER BASE OF TREE TRUNK.3.FOLLOW MANUFACTURER INSTRUCTIONS FOR ARBORTIE INSTALLATION.4.PRUNE BROKEN, CROSSING OR RUBBING BRANCHES.5.REFER TO SPECIFICATIONS FOR STAKING INFORMATION.PLANTING BED SOIL1'HORTICULTURAL SUBSOIL, DEPTHDEPENDS ON ROOTBALL SIZE, TYP.MEADOW SOILNO-MOW FESCUE ANDPERENNIALS; SEEPLANTING PLAN1'-0"SCARIFY SUBGRADEPREPARED SUBGRADE;SEE SPECIFICATIONSPERFORATED PIPE WITHFILTER FABRIC SOCK (ASREQUIRED)SAND DRAINAGELAYER (ASREQUIRED)4"-6"PLACE MIN 2" MULCH OVERSLOPE, TAKING CARE NOT TOBURY PLANTSPLANT SHRUBS AND LARGERPLANTS AT SLOPE ANGLE,ROUGHEN ROOTBALLS TOIMPROVE CONTACT W/ SOIL.REFER TO CIVIL DRAWINGS FORSLOPE REINFORCEMENT FORSLOPES GREATER THAN 3:1PLANTING SOILPLACE & COMPACT FILL IN 6"LIFTS, CREATING BENCHES TOSTABILIZE PLANTING BED SOIL4'NOTES:1.SET TREE TRUNK PLUMB VERTICAL.2.MULCH SHALL NOT COVER BASE OF TREE TRUNK.3.PRUNE BROKEN, CROSSING OR RUBBING BRANCHES.4.REFER TO SPECIFICATIONS FOR STAKING INFORMATION.3'-0"PREPARED SUBGRADETREE WATERING STAKES, SEEIRRIGATION DRAWINGSPLANTING SOIL (AS NEEDED); DONOT BURY THE TREE FLARE. SETFLARE OF TREE AT TOP OF SANDBASED STRUCTURAL SOILTREE GRATECUT AND REMOVE TOP ALL BURLAP ANDCOMPLETELY REMOVE WIRE BASKET ANDNON-BIODEGRADABLE MATERIALS FROMROOTBALLCOMPACTEDHORTICULTURAL SUBSOIL212"1'2"MIN.CU STRUCTURAL SOILPRECAST CONCRETE PAVERSDRAINAGE SANDWASHED AASHTO #57 STONE6"6"SITE DETAILS - PLANTINGL8-03SHRUB AND GROUNDCOVER PLANTINGVT-011" = 1'-0"SHRUB AND GROUNDCOVER PLANTING - ON SLOPEVT-021" = 1'-0"PERENIAL AND GROUNDCOVER PLANTINGVT-031" = 1'-0"SHRUB AND GROUNDCOVER TRIANGULATION LAYOUTVT-041" = 1'-0"SODDED LAWNVT-051" = 1'-0"MEADOWVT-061' = 1'-0"DECIDUOUS TREE PLANTINGVT-071/2" = 1'-0"MULTI STEM TREE PLANTINGVT-081/2" = 1'-0"CONFIER TREE PLANTINGVT-091/2" = 1'-0"PROPOSED DECIDUOUS TREE AT CONCRETE PAVEMENTVT-101/2" = 1'-0"Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L8-01_SITE DETAILS.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'AS NOTED
NOTES1.BIKE RACK 'DOWNTOWN' BY DERO2.TO BE INSTALLED PLUMB VERTICAL3.FOLLOW MANUFACTURER RECOMMENDATION FOR SPACING2'-6"2'-8"
10"PLANSECTIONCORE DRILLEDCONCRETE FOOTING2 38"AA1SECTION A-A1POLE BASE DIMS VARYREFER TO PLANS1"LIGHT POLEBASE PLATECOVERANCHOR BOLTSREINFORCEDCONCRETEFOUNDATION,(REFER TO GSSERIES DRAWINGS)ELECTRICALCONDUITUNDISTURBED ORCOMPACTEDSUBGRADECAST-IN-PLACECONCRETE CAP.BONDING AGENTSHALL BE APPLIEDTO CONCRETEFOUNDATION PRIORTO INSTALLATIONOF "CAP" POUR.PREPARE EXPOSEDANCHOR BOLTS TOPROMOTEBONDING WITHCONCRETE CAP6x6 W2.0 xW2.0 REINF.CLAMPGROUND CABLESURFACEVARIES, SEEPLANSNOTES1.CONTRACTOR SHALL USE CAMPUSSTANDARD BLUE LIGHT PHONE MODEL ANDMANUFACTURER. SEE CAMPUS STANDARDSPECIFICATIONS.2.REFER TO MANUFACTURER SPECIFICATIONSFOR INSTALLATION INSTRUCTIONS.4'-0"1'-6"(4) 5#VERTICAL(3) #4 STIRRUPS@ANCHOR BOLTLOCATION, @3O.C.(2) #4STIRRUPS @12"O.C.#3 TIES @8"O.C.(4) 34" DIA X 26"HOT DIPGALVANIZEDVARIES, SEEMATERIALS PLANPLANELEVATIONSECTION6'SITE DETAILS - FURNISHINGSL8-04BIKE RACK ANCHORSF-011" = 1'-0"LIGHT POLE FOUNDATION - IN PLANTINGSF-021" = 1'-0"BLUE LIGHT PHONESF-031/2" = 1'-0"PRECAST CONCRETE BENCHSW-01N.T.S.Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L8-01_SITE DETAILS.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'AS NOTED
11.SYNTHETIC TURF FIBER WITH RUBBER/SAND INFILL2.PERFORMANCE SHOCK PAD3.TOP DRAINAGE STONE: 1"4.DYNAMIC BASE DRAINAGE STONE: 10.5" - 12"DEPTH (SEE GRADING PLANS)5.PANEL DRAIN6.GEOTEXTILE FABRICA.FG: FINISHED GRADE (TOP OF TOP FIBER)B.TEL: TOP OF E-LAYERC.TOS: TOP OF DRAINAGE STONED.TSG: TOP OF SUBGRADEE.SEE PLANS AND SPECIFICATIONS FOR SYNTHETICTURF FIELD SYSTEM.LEGENDNOTES34562UNDISTURBED SUBGRADECOMPACTED AGGREGATE6"HDPE OUTLETGRAVEL BEDDINGADS DRAINAGE BASINSQUARE CAST IRON GRATEH-10 LOADING. ADACOMPLIANTSEE DRAINAGE PLAN
12" SUMP 6"DIAMETER NOTED IN PLANRESTRICTOR PLATEWHERE REQUIRED1LEGEND1.PUBLIC ADDRESS & SCOREBOARD SECTION2.SYNTHETIC TURF SYSTEM3.SET E-LAYER FLUSH WITH CONCRETE CASING4.REMOVABLE ALUMINUM COVER WITH SYNTHETIC TURFSYSTEM PANEL, SET FLUSH TO TOP OF TURF5.SPORTSFIELD SPECIALTIES COMBOX 3500 (30" X 18")6.OPEN BOTTOM DRAIN TO STONE7.CAST-IN-PLACE CONCRETE ENCASEMENT8.DRAINAGE PIPE OVERFLOW TO STONE234671'-212"111
4"61
2"1'-212"2'NOTESA.INSTALL BOX PER MANUFACTURER'S SPECIFICATIONS.B.PROVIDE ALL CONDUIT AND ELEC/COMM BOXES PERAUDIOVISUAL PLANS.C.WHERE BOTH ELECTRICAL AND COMMUNICATION ORDATA SHARE A BOX, INSTALL CODE COMPLIANTSEPARATION BARRIER BETWEEN SYSTEM TYPES.D.BOXES SHALL BE INSTALLED FLUSH WITH TOP OF TURF.E.BOTTOM OF BOXES TO HAVE 2" WASHED STONE BASE.IN CASES WHERE BOXES ARE WITHIN TEN FEET OFDRAIN OR NOT WITHIN WELL-DRAINED SUBSTRATE,PROVIDE CONCRETE BOTTOM AND PIPE CONNECTIONTO DRAIN.F.ALL CONDUITS SHALL EXTEND 4" ABOVE TOP OFWASHED STONE BASE MATERIAL.G.ALL CABLES AND CONDUCTORS SHALL BE FULLYPROTECTED WITH RIGID CONDUIT OR FLEX-TIGHTCONDUIT.954910711.JUNCTION BOX1.1.NEMA TYPE 3R, WALLMOUNTED HINGE COVER BOX(8"D X 14"W X 16"H)1.2.14GA GALVANIZED STEEL,BLACK1.3.HINGED GASKETED DOOR1.4.GASKETED HINGED ACCESSCOVER AT BOTTOM FOR CABLEPASS THROUGH1.5.WALL MOUNTED FEET.2.UNISTRUT3.CONCRETE TURF CURBNOTES:1.MOUNT JUNCTION BOX TOUNISTRUT.2.CONDUITS TO RUN FROM HANDHOLE TO JUNCTION BOX.3.EACH LOCATION TO INCLUDEDOUBLE DUPLEX OUTLET ANDACCOMMODATIONS FOR OITLEGEND24FIELD DETAILSL8-10Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L8-10_FIELD DETAILS.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'AS NOTEDSYNTHETIC TURF SYSTEMFD-013' = 1'-0"AREA DRAIN AT SYNTHETIC LANDSCAPE TURFFD-041' = 1'-0"ELECTRICAL & COMMUNICATIONS BOXFD-051' = 1'-0"JUNCTION BOX AT FENCEFD-061' = 1'-0"SCOREBOARDFD-076" = 1'-0"DRAIN CLEANOUT - SYNTHETIC TURF FIELDFD-031' = 1'-0"14"2.00' (24")1.2"W x 1"W CONCRETE NOTCH2.SYNTHETIC TURF3.DRAINAGE STONE4.GEOTEXTILE FABRIC5.SYNTHETIC TURF PERIMETER CONCRETE CURB6.4 #4 BAR HORIZONAL CONTINUOUS REINFORCING; 8" LAP7.#4 TIE @ 8' ON CENTER8.6"D COMPACTED AGGREGATE BASE9.COMPACTED SUBGRADE10.ADJACENT SURFACE, VARIESLEGEND8567129A.NOTCH IN CONCRETE: 1"D X 2"WB.TOP OF CONCRETE NOTECH ELEVATIONSHOULD BE SET BASED ON SYNTHETIC TURFINFILL DEPTHC.TOP OF STONE TO BE FLUSH WITH TOP OFCONCRETE NOTCH. 1" BELOW FINISHEDGRADE.D.TOP OF INFILL LAYER TO BE FLUSH WITHTOP OF CURBNOTES4312"1"SYNTHETIC TURF PERIMETER CURBFD-021" = 1'-0"
Plot Date: 4/12/2024File: G:\28020.00\3.0_Working\3.9_CAD\1_SheetFiles\PERMITTING\24_0415 PERMIT SET\L8-10_FIELD DETAILS.dwgSaved By: arenaudSealDrawing No.Drawing Title:Key MapProject Title:Client Project No:Drawn By:Checked By:Approved By:Issue Date:04.19.2024SC, TS, JPAR, TS, SCAGDRAWING ISSUE & REVISION HISTORYNo.DescriptionDateSasaki Project No:NOT FOR CONSTRUCTION1183528020.00ARCHITECT + LANDSCAPE ARCHITECTSASAKI110 Chauncy StreetBoston, MA 02111TEL. 617.926.3300www.sasaki.comCIVILTG MILLER605 West State Street, Suite AIthaca, NY 14850TEL. 607.272.6477www.tgmillerpc.comSTRUCTURALLEMESSURIER1380 Soldiers Field RoadBoston, MA 02135TEL. 617.868.1200www.lemessurier.comMEP/FPRFS ENGINEERING71 Water StreetLaconia, NH 03246TEL. 603.524.4647www.rfsengineering.comBUILDING AND FIRE CODEHOWE ENGINEERS141 Longwater Drive, Suite 110Norwell, MA 02061TEL. 781.878.3500www.howeengineers.com04/19/2024ISSUE FOR PERMITIndoor Sports and RecreationCenter & Multi-Purpose FieldTower RoadIthaca, NY 14853Cornell UniversityNorthScale: 1" = 20'FLAG POLESCALE: NTS1.ADJACENT PLANTING OR PAVING2.SYNTHETIC TURF SYSTEM3.PERIMETER TURF CURB4.60" NET POST EMBEDDMENT5.#4 HOOPS @ 12" O.C.6.CAST-IN-PLACE CONCRETEFOOTING7.(6) VERTICAL #8 BARS8.6" DIA X 30' TALL FIELD NETTINGPOSTA.SEE SPECIFICATIONS FOR NETTINGDETAILSB.SEE LAYOUT & MATERIALS PLANFOR NET POST SPACING.C.CONTRACTOR TO CONFIRMFOUNDATION SIZE WITHMANUFACTURER.617854LEGENDNOTES3'7'-0"
6'-0"
5'-0"14"3212"57PLAN - FOOTINGFIELD NET POSTSCALE: 1"=1'-0"16'
6'2'66617D5SECTIONELEVATION1.FENCE POST2.SYNTHETIC TURF SYSTEM3.SYNTHETIC TURF PERIMETER CURB X/LX-XX4.ADJACENT PLANTING OR PAVING (SEE MATERIALSAND GRADING PLANS)5.DENSE GRADED AGGREGATE BASE6.TOP, BOTTOM, AND MID RAIL.7.VINYL COATED CHAIN LINK FABRIC8.WINDSCREEN9.12" HIGH CHAIN LINK PAD WITH RIGID BACKING10.(4) #4 CONTINUOUS THROUGH CURB; 8" LAP11.#4 TIE @ 8' ON CENTERLEGENDNOTESA.SEE SPECIFICATIONS FOR FENCE MESH MATERIAL.B.FRONT OF FENCE POST TO ALIGN WITH FRONT OF NET POST.C.TOP OF FENCE FABRIC SHALL BE SET 12" BELOW TOP RAIL OF FENCE.D.CORE FENCE POST INTO CONCRETE CURB EVERY 8' OC. PROVIDESCORING JOINT IN CURBING AT EACH POST AND EXPANSION JOINTEVERY 3RD POST OR 24'.E.CHAIN LINK FABRIC AND WINDSCREEN ON FIELD SIDE OF FENCE.F.12" PAD SHOULD BE MOUNTED AT BOTTOM OF FENCE SET 1" ABOVETOP OF CURB. REFER TO DRAWINGS FOR EXACT LOCATIONS.814"2.00' (24")31052413"101'-9"119FENCE AT SYNTHETIC TURF PERIMETER CURBSCALE: 1"=1'-0"BLACK VINYL CHAIN LINK FENCESCALE: NTSFN-03FN-02FN-01FN-04FIELD DETAILS -FENCING AND NETTINGL8-11
4
Renderings
Figure: Meinig Fieldhouse and multipurpose athletic field viewed looking south from Tower Road
4
Renderings
Figure: Meinig Fieldhouse and multipurpose athletic field viewed looking south from Tower Road
6
Figure: Meinig Fieldhouse viewed looking northeast from southwest corner of building
7
Figure: Meinig Fieldhouse viewed looking northwest from southeast corner of building
8
Figure: Meinig Fieldhouse and multipurpose athletic field viewed looking south from Tower Road, at night
FullEnvironmentalAssessmentFormPart1-ProjectandSettingInstructionsforCompletingPart1Part1istobecompletedbytheapplicantorprojectsponsor.Responsesbecomepartoftheapplicationforapprovalorfunding,aresubjecttopublicreview,andmaybesubjecttofurtherverification.CompletePail1basedoninfonnationcurrentlyavailable.Ifadditionalresearchorinvestigationwouldbeneededtofullyrespondtoanyitem,pleaseanswerasthoroughlyaspossiblebasedoncurrentinfonnation;indicatewhethermissinginformationdoesnotexist,orisnotreasonablyavailabletothesponsor;and,whenpossible,generallydescribeworkorstudieswhichwouldbenecessarytoupdateorhillydevelopthatinformation.Applicants/sponsorsmustcompleteallitemsinSectionsA&B.InSectionsC,D&B,mostitemscontainaninitialquestionthatmustbeansweredeither“Yes”or“No”.Iftheanswertotheinitialquestionis“Yes”,completethesub-questionsthatfollow.Iftheanswertotheinitialquestionis“No”,proceedtothenextquestion.SectionFallowstheprojectsponsortoidenti’andattachanyadditionalinformation.SectionGrequiresthenameandsignatureoftheapplicantorprojectsponsortoverifythattheinformationcontainedinPartlisaccurateandcomplete.A.ProjectandApplicant/SponsorInformation.NameofActionorProject:CornellUniversityMeinigFieldhouseProjectLocation(describe,andattachagenerallocationmap):RobisonAlumniFields-239TowerRoad,Ithaca,NY14850;TompkinsCounty;CityParcel500700-31-1-1.2;TownParcel503089-67-1-13.2BriefDescriptionofProposedAction(includepurposeorneed):CornellUniversityisproposingtoconstructtheMeinigFieldhouse,anindoorsportsandrecreationcenterthatwillsupportstudentsandcampuswithmuch-neededindoorpracticeandcompetitionspaceforathletics,clubsports,andrecreationneeds.Theprojectsiteisonthecentralcampus,intheareacurrentlyoccupiedbyRobisonAlumniFields,withTowerRoadtothenorth,RobertJ.KaneSportsComplexFieldtotheeast,andWeillHalltothewest.Theproposedfacilitywillenableyear-roundpracticespaceandplayformanyfieldsports,andlimitedcompetitionforNCMlacrosseinearlyspringmonths.Thefacilitywillbea90,000squarefootbuildingthatis56’feettall.Cornell’sexistingMarshaDodsonFieldHockeypitchwillberelocatedtothewest,providingthefieldhockeyathleteswithanewsyntheticturffield.NameofApplicant/Sponsor:Telephone:607.221.1400KimberlyMichaelsE-Mail:kam@twmIaAddress:1001W.SenecaStreet,Suite201City/PO:IthacaState:NYZipCode:14850ProjectContact(ifnotsameassponsor;givenameandtitle/role):Telephone:607.255.2478ElisabeteGodden,ProjectManager.E-Mail:egoddentcornell.eduAddress:102HumphreysServiceBuildingCity/PC:State:ZipCode:IthacaNY14853PropertyOwner(ifnotsameassponsor):Telephone:CornellUniversityE-Mail:Address:City/PO:State:ZipCode:Page1of13FEAF2019
B.GovernmentApprovalsB.GovernmentApprovals,Funding,orSponsorship.(“Funding”includesgrants,loans,taxrelief,andanyotherformsoffinancialassistance.)GovernmentEntityIfYes:IdentifyAgencyandApproval(s)ApplicationDateRequired(Actualorprojected)a.CityCounsel,TownBoard.YcsNoorVillageBoardofTrusteesb.City,TownorVillageYesDNoCityofIthacaPlanningBoard(SQRandSPR),Winter2024PlanningBoardorCommissionTownofIthacaPB(SEQR,SpecialPermit.SPR)c.City,TownorYesQNoTownofthacaZoningBoard(HeightVarianceWinter2024VillageZoningBoardofAppealsandLotCoverage)d.OtherlocalagenciesYesQNoCityofIthacaMS4:SWPPPAcceptance,TownofWinterSSpring2024IthacaMS4:SWPPPAcceptancee.CountyagenciesYesQNoTompkinscountyPlanningtGML239Review).TompkinscountyWinter-Spring2024HealthDepartment(backtlowpreventiondeviceapproval)f.RegionalagenciesDYesØNog.StateagenciesIYesQNoNYSDECforSWPPPWinter-Spring2024It,FederalagenciesCYesJNoi.CoastalResources.I.IstheprojectsuewithinaCoastalArea,orthewaterfrontareaofaDesignatedInlandWaterway?OYesNoii.IstheprojectsitelocatedinacommunitywithanapprovedLocalWaterfrontRevitalizationProgram?CYesNoiii.IstheprojectsitewithinaCoastalErosionHazardArea?0YesNoC.PlanningandZoningC.1.Planningandzoningactions.Willadministrativeorlegislativeadoption,oramendmentofaplan,locallaw,ordinance,ruleorregulationbe(lie0YesNoonlyapproval(s)whichmustbegrantedtoenabletheproposedactiontoproceed?•IfYes,completesectionsC,FandG.•IfNo,proceedtoquestionC.2andcompleteallremainingsectionsandquestionsinPanIC.2.Adoptedlanduseplans.a.Doanymunicipally-adopted(city,town,villageorcounty)comprehensivelanduseplan(s)includethesiteYes0Nowheretheproposedactionwouldbelocated?IfYes,doesthecomprehensiveplanincludespecificrecommendationsforthesitewheretheproposedaction0YesNowouldhelocated?b.Isthesiteoftheproposedactionwithinanylocalorregionalspecialplarmingdistrict(forexample:Greenway;0YesNoBrownfieldOpportunilyArea(BOA);designatedStateorFederalheritagearea;watershedmanagementplan;orother?)IfYes,identifytheplan(s):c.Istheproposedactionlocatedwhollyorpartiallywithinanarealistedinanadoptedmunicipalopenspaceplan,OYesØNoorartadoptedmunicipalfarmlandprotectionplan?IfYes,identi’theplan(s):Page2of13
CJ.Zoninga.IsthesiteoftheproposedactionlocatedinamunicipalitywithanadoptedzoningLaworordinance.YesQNoIfYes,whatisthezoningclassification(s)includinganyapplicableoverlaydistrict?Town-LDR.LowDensityResidentialCity-Ui,Universityb.Istheusepermittedorallowedbyaspecialorconditionalusepermit?YesDNoc.isazoningchangerequestedaspartoftheproposedaction?DYesNoIfYes,I.Whatistheproposednewzoningforthesite?______________________________________________________________________________CA.Existingcommunityservices.a.inwhatschooldistrictistheprojectsitelocated?IthacaCitySchoolDistiictb.WhatpoLiceorotherpubLicprotectionforcesservetheprojectsite?CornellUniversityPolice,IthacaPolicec.Whichfireprotectionandemergencymedicalservicesservetheprojectsite?CornellUniversityFireandLifeSafety,IthacaFireDepartmentStation2,CornellUniversityEmergencyMedicalServiced.Whatparksservetheprojectsitc?Therearemultiplegreenspaceareasnearby,includingCornellBotanicGardens,MinnsGarden.RockwellAzaleaGarden,LibeSlope,andothergreenSpatesoilt.dPIlpUs.D.ProjectDetailsD.1.ProposedandPotentialDevelopmenta,Whatisthegeneralnatureoftheproposedaction(e.g.,residential,industrial,commercial,recreational;ifmixed,includeallcomponents)?Institutional,recreationalb.a.Totalacreageofthesiteoftheproposedaction?7.3acresb.Totalacreagetobephysicallydisturbed?7.3acresc.Totalacreage(projectsiteandanycontiguousproperties)ownedorcontrolledbytheapplicantorprojectsponsor?7.3acresc.Istheproposedactionanexpansionofanexistingprojectoruse?CYesNoi.IfYes,whatistheapproximatepercentageoftheproposedexpansionandidentifytheunits(e.g.,acres,miles,housingunits,squarefeet)’?%_________________________Units:__________________________d.Istheproposedactionasubdivision,ordoesitincludeasubdivision?CYesNoIfYes,i.Purposeortypeofsubdivision?(e.g.,residential,industrial,commercial;ifmixed,specifytypes)/t.Isacluster/conservationlayoutproposed?DYesQNoiii.Numberoflotsproposed?__________iv.Minimumandmaximumproposcdlotsizes?Minimum___________Maximum_______e.Willtheproposedactionbeconstructedinmultiplephases?CYesNoi.IfNo,anticipatedperiodofconstruction:16monthsii.IfYes:•Totalnumberofphasesanticipated______•AnticipatedcommencementdateofphaseI(includingdemolition)______month______year•Anticipatedcompletiondateoffinalphase_____month_____year•Generallydescribeconnectionsorrelationshipsamongphases,includinganycontingencieswhereprogressofonephasemaydeterminetimingordurationofffiturephases:____________________________________________________________________Page3of13
f.Doestheprojectincludenewresidentialuses’?DYesZNoIfYes,shownumbersofunitsproposed.OneErnjlTwoFamilyThreeFamilyMultipleFamily(gormore)InitialPhase_________________________________________________________________Atcompletionofallphases____________________________________________________________g.Doestheproposedactionincludenewnon-residentialconstruction(includingexpansions)?YesDNoIfYes.i.Totalnumberofstructures1ii.Dimensions(infeet)oflargestproposedstructure:56ftheight;382ftwidth;and224Itlengthiii.Approximatecxtentofbuildingspacetobeheatedorcooled:Fr+1-90,289;C:+1-446squarefeeth.DoestheproposedactionincludeconstructionorotheractivitiesthaiwillresultintheimpoundmentofanyDYesNoliquids,suchascreationofawatersupply,reservoir,pond,lake,wastelagoonorotherstorage?IfYes,IPurposeoftheimpoundment:______________________________________________________________________________________ii.Ifawaterimpoundment,theprincipalsourceofthewater:QGroundwaterSurfacewaterstreamsQOtherspecify:iii.Ifotherthanwater,identtt’thetypeofimpounded/containedliquidsandtheirsource.iv.Approximatesizeoftheproposedimpoundment.Volume:_____________milliongallons;stirfacearea:________acresv.Dimensionsoftheproposeddamorimpoundingstructure:_________height;_______lengthvi.Constructionmethod/materialsfortheproposeddamorimpoundingstructure(e.g.,earthfill,rock,wood,concrete):D.2.ProjectOperationsa.Doestheproposedactionincludeanyexcavation,mining,ordredging,duringconstruction,operations,orboth?ØYesDNo(Notincludinggeneralsitepreparation,gradingorinstallationofutilitiesorfoundationswhereallexcavatedmaterialswillremainonsite)IfYes:iWhatisthepurposeoftheexcavationordredging?Buildingfoundationsii.I-lowmuchmaterial(includingrock,earth,sediments,etc.)isproposedtoberemovedfromthesite?•Volume(speci’tonsorcubicyards):0•Overwhatdurationoftime?_________________________________________________________iii.Describenatureandcharacteristicsofmaterialstobeexcavatedordredged,andplanstouse,manageordisposeofthem.Excavatedmaterialswillremainonsite.Iv.Willtherebeonsitedewateringorprocessingofexcavatedmaterials?QYesNoIfyes,describe.i.Whatisthetotalareatobedredgedorexcavated?_________________________________________acresvi.Whatisthemaximumareatobeworkedatanyonetime?___________________________________acresiiiWhatwouldbethemaximumdepthofexcavationordredging?___________________________fcetviii.Willtheexcavationrequireblasting?UYesNoix.Summarizesitereclamationgoalsandplan:-b.Wouldtheproposedacttoncauseorresultinalterationof,increaseordecreaseinsizeof,orencroachmentIJYesNointoanyexistingwetland,waterbody,shoreline,beachoradjacentarea?IfYes:i.Identifythewetlandorwaterbodywhichwouldbeaffected(byname,waterindexnumber,wetlandmapnumberorgeographicdescription):Page4of13
II,Describehowtheproposedactionwouldaffectthatwaterbodyorwetland,eg.excavation,fill,placementofstructures,oraherationofchannels,banksandshorelines.Indicateextentofactivities,alterationsandadditionsinsquarefeetoracres:iii.Willtheproposedactioncauseorresultindisturbancetobottomsediments?CYesØNoIfYes,describe:iv.Willtheproposedactioncauseorresultinthedestructionorremovalofaquaticvegetation?CYesNoIfYes;•acresofaquaticvegetationproposedtoberemoved:_______________________________________________________________•expectedacreageofaquaticvegetationremainingafterprojectcompletion:___________________________________________•purposeofproposedremoval(e.g.beachclearing,invasivespeciescontrol,boataccess):_________________________________•proposedmethodofplantremoval:________________________________________________________________________•ifchemical/herbicidetreatmentwillbeused,speci&product(s):_____________________________________________________v.Describeanyproposedreclamation/mitigationfollowingdisturbance:_________________________________________________________c.Willtheproposedactionuse,orcreateanewdemandforwater?IYesQNoIfYes:i.Totalanticipatedwaterusage/demandperday:3,600gallons/dayii.Willtheproposedactionobtainwaterfromanexistingpublicwatersupply?lYesQNoIfYes:•Nameofdistrictorservicearea:CornellUniversityWaterSystem(NYSDECPermit#:7-5030-00008l00007)•Doestheexistingpublicwatersupplyhavecapacitytoservetheproposal?YesQNo•Istheprojectsiteintheexistingdistrict?YesNo•Isexpansionofthedistrictneeded?CYesNo•Doexistinglinesservetheprojectsite?‘YesCNoiii.Willlineextensionwithinanexistingdistrictbenecessarytosupplytheproject?YcsQNoIfYes:•Describeextensionsorcapacityexpansionsproposedtoservethisproject:_______________________________________________Anew10”HDPEwatermainwillbeconnectedtotheexistinghighpressuresystemlocatedalongTowerRd.andextendedtothebuilding.•Source(s)ofsupplyforthedistrict:FallCreekviatheCornellUniversityWaterFiltrationPlantiv.Isanewwatersupplydistrictorserviceareaproposedtobeformedtoservetheprojectsite?CYesNoIf,Yes:•Applicant/sponsorfornewdistrict:______________________________________________________________________•Dateapplicationsubmittedoranticipated:_____________________________________________________________________________•Proposedsource(s)ofsupplyfornewdistrict:____________________________________________________________________v.Ifapublicwatersupplywillnotbeused,describeplanstoprovidewatersupplyfortheproject:_____________________________Apublicwatersupplywillusedfortheproposedproject.vi.Ifwatersupplywillbefromwells(publicorprivate),whatisthemaximumpumpingcapacity:________gallons/minute.d.Willtheproposedactiongenerateliquidwastes?YescINoIfYes:i.Totalanticipatedliquidwastegenerationperday:3,600gallons/dayii.Natureofliquidwastestobegenerated(e.g.,sanitarywastewater,industrial;ifcombination,describeallcomponentsandapproximatevolumesorproportionsofeach):__________________________________________________________________Domesticwastewateronly.iii.Willtheproposedactionuseanyexistingpublicwastewatertreatmentfacilities?ØYesQNoIfYes:•Nameofwastewatertreatmentplanttobeused:IthacaAreaWasteWaterTreatmentFacility(IATF)•Nameofdistrict:IthacaAreaWasteWaterServiceArea•Doestheexistingwastewatertreatmentplanthavecapacitytoservetheproject?YesDNo•Istheprojectsiteintheexistingdistrict?YescJNo•Isexpansionofthedistrictneeded?QYesNoPage5of13
•Doexistingsewerlinesservetheprojectsite?YesNo•Willalineextensionwithinanexistingdistrictbenecessarytoservetheproject?YesQNdIfYes:•Describeextensionsorcapacityexpansionsproposedtoservethisproject:__________________________________________SanitarysewagefromtheproposedbuildingwillbeliftedtotheUniversitygravitysanitarysewersystemalongCampusRdbymeansofaduplexgrinderpumpstationthroughanewpolyethyleneforcemain.iv.Willanewwastewaler(sewage)treatmentdistrictbeformedtoservetheprojectsite?DYesJNoIfYes:•Applicant/sponsorfornewdistrict:_____________________________________________________________________________•Dateapplicationsubmittedoranticipated:________________________________________________________________________________•Whatisthereceivingwaterforthewastewaterdischarge?__________________________________________________________v.ifpublicfacilitieswillnotbeused,describeplanstoprovidewastewatertreatmentfortheproject,includingspeci’ingproposedreceivingwater(nameandclassificationifsurfacedischargeordescribesubsurfacedisposalplans):vi.Describeanyplansordesignstocapture,recycleorreuseliquidwaste:__________________________________________________________e.Willtheproposedactiondisturbmorethanoneacreandcreatestormwaterrunoff,eitherfromnewpointIYesflNosources(i.e.ditches,pipes,swales,curbs,guttersorotherconcentratedflowsofstormwater)ornon-pointsource(i.e.sheetflow)duringconstructionorpostconstruction?IfYes:1.flowmuchimpervioussurfacewilltheprojectcreateinrelationtototalsizeofprojectparcel?______Squarefeetor3.3acres(impervioussurface)______Squarefeetor7.3acres(parcelsize)ii.Describetypesofnewpointsources.Buildingroofdrainagesystem,swales,athleticfieldunderdrainsiii.V/herewillthestormwaterrunoffbedirected(i.e.on-sitestormwatermanagementfacility/structures,adjacentproperties,groundwater,on-sitesurfacewateroroff-sitesurfacewaters)?Runoffwillbecollectedviaasystemofon-sitedrainageinlets,swains,andunderdrains;thendirectedtoaseriesofbelowgradedetentionfacilitiesandgreeninfrastructurepracticeswithdischargeconnechonstoexistingsewersystems.Existingdrainagepatternsandrateswillbemaintained.•Iftosurfacewaters,identifyreceivingwaterbodiesorwetlands:_________________________________________N/A•Willstormwaterrunoffflowtoadjacentproperties?QYesNoiv.Doestheproposedplanminimizeimpervioussurfaces,useperviousmaterialsorcollectandre-usestormwater?DYesNof.Doestheproposedactionthclude,orwillituseon-site,oneormoresourcesofairemissions,includingfuelØYesflNocombustion,wasteincineration,orotherprocessesoroperations?IfYes,identil5’:i.Mobilesourcesduringprojectoperations(e.g.,heavyequipment,fleetordeliveryvehicles)Noneduringoperations.Duringconstruction:earth-movingequipment,trucks,materialhandlers,cranes,andboomlifts.ii.Stationarysourcesduringconstruction(e.g.,powergeneration,structuralheating,batchplant,crushers)Noneanticipated.iii.Stationarysourcesduringoperations(e.g.,processemissions,largeboilers,electricgeneration)None.g.WillanyairemissionsourcesnamedinD.2.f(above),reqtiireaNYStateAirRegistration.AirFacilityPermit,QYesNoorFederalCleanAirActTitleIVorTitleVPemiit?IfYes:LIstheprojectsitelocatedinanAirqualitynon-attainmentarea?(ArearoutinelyorperiodicallyfailstomeetDYesDNoambientairqualitystandardsforallorsomepartsoftheyear)ii.Inadditiontoemissionsascalculatedintheapplication,theprojectwillgenerate:•___________Tons/year(shorttons)ofCarbonDioxide(C02)•_____________Tons/year(shorttons)ofNitrousOxide(N20)•____________Tons/year(shorttons)ofPerfluorocarbons(PFCs)•____________Tons/year(shorttons)ofSulfurHexafluoride(SF6)•____________Tons/year(shorttons)ofCarbonDioxideequivalentofHydroflourocarbons(HFCs)•____________Tons/year(shorttons)ofHazardousAirPollutants(HAPs)Page6of13
h.Willtheproposedactiongenerateoremitmethane(including,butnotlimitedto,sewagetreatmentplants,EYesØNolSndfills,compostingfacilities)?IfYes:i.Estimatemethanegenerationintons/year(metric):___________________________________________________________________________ii.Describeanymethanecapture,controloreliminationmeasuresincludedinprojectdesign(e.g.,combustiontogenerateheatorelectricity,flaring):i.Willtheproposedactionresultinthcreleaseofairpollutantsfromopen-airoperationsorprocesses,suchasQYesjNoquarryorlandfilloperations?IfYes:Describeoperationsandnatureofemissions(e.g.,dieselexhaust,rockparticulates/dust):j.WilltheproposedactionresultinasubstantialincreaseintrafficabovepresentlevelsorgeneratesubstantialQYesNonewdemandfortransportationfacilitiesorservices?IfYes:i.Whenisthepeaktrafficexpected(Checkallthatapply):CMorningUEveningQWeekendoRandomlybetweenhoursof___________to_________ii.Forcommercialactivitiesonly,projectednumberoftrucktrips/dayandtype(e.g.,semitrailersanddumptrucks):Parkingspaces:ExistingProposedNetincrease/decreaseDoestheproposedactionincludeanyshareduseparking?YesIftheproposedactionincludesanymodificationofexistingroads,creationofnewroadsorchangeinexistingaccess,describe:vLArepublic/privatetransportationservice(s)orfacilitiesavailablewithin‘/2mileoftheproposedsite?YesQNoviiWilltheproposedactionincludeaccesstopublictransportationoraccommodationsforuseofhybrid,electricYesQNoorotheralternativefueledvehicles?viii.WilltheproposedactionincludeplansforpedestrianorbicycleaccommodationsforconnectionstoexistingØYesQNopedestrianorbicycleroutes?k.Willtheproposedaction(forcommercialorindustrialprojectsonly)generateneworadditionaldemandQYesQNoforenergy?NotapplicableIfYes:LEstimateannualelectricitydemandduringoperationoftheproposedaction:________________________________________________ii.Anticipatedsources/suppliersofelectricityfortheproject(e.g.,on-sitecombustion,on-siterenewable,viagrid/localutility,orother):iii.Willtheproposedactionrequireanew,oranupgrade,toanexistingsubstation?DYesUNoI.Hoursofoperation.Answerallitemswhichapply.i.DuringConstruction:ii.DuringOperations:•Monday-Friday:7AM-7PM•Monday-Friday:24/7(hoursvarybyprogramming)•Saturday:7AM-7PM•Saturday:24/7(hoursvarybyprogramming).Sunday:7AM-7PM•Sunday:24/7(hoursvarybyprogramming)Holidays:7AM-7PM•Holidays:24/7(hoursvarybyprogramming)Page7of13
m.Willtheproposedactionproducenoisethatwillexceedexistingambientnoiselevelsduringconstruction,YesQNooperation,orboth?Ifyes:i.Providedetailsincludingsouices,timeofdayandduration:Duringconstructiononly.Rockremovalusinghydraulichammersmountedonexcavatorswilloccurifneeded.II.Willtheproposedactionremoveexistingnaturalbarriersthatcouldactasanoisebarrierorscreen?DYesØNoDescribe:11.Willtheproposedactionhaveoutdoorlighting?YesQNoIfyes:i.Describesource(s),location(s),heightoffixture(s),direction/aim,andproximitytonearestoccupiedstructures:SeeattachedNarrativeii.Willproposedactionremoveexistingnaturalbarriersthatcouldactasalightbarrierorscreen?DYesØNoDescribe:o.Doestheproposedactionhavethepotentialtoproduceodorsformorethanonehourperday?DYesNoIfYes,describepossiblesources,potentialfrequencyanddurationofodoremissions,andproximitytonearestoccupiedstructures:p.Willtheproposedactionincludeanybulkstorageofpetroleum(combinedcapacityofover1,100gallons)QYesNoorchemicalproducts185gallonsinabovegroundstorageoranyamountinundergroundstorage?IfYes:i.Product(s)tobestoredII.Volume(s)________perunittime______________(e.g..month,year)III.Generally,describetheproposedstoragefacilities:__________________________________________________________________________q.Willtheproposedaction(commercial,industrialandrecreationalprojectsonly)usepesticides(ic..herbicides,DYesNoinsecticides)duringconstructionoroperation?IfYes:i.Describeproposedtreatment(s):ii.WilltheproposedactionuseIntegratedPestManagementPractices?QYesQNor.Willtheproposedaction(commercialorindustrialprojectsonly)involveorrequirethemanagementordisposalQYesQNoofsolidwaste(excludinghazardousmaterials)?NotapplicableIfYes:i.Describeanysolidwaste(s)tobegeneratedduringconstructionoroperationofthefacility:•Construction:_________________tonsper_______________(unitoftime)•Operation:_____________________tonsper______________(unitoftime)II.Describeanyproposalsforon-siteminimization,recyclingorreuseofmaterialstoavoiddisposalassolidwaste:•Construction:•Operation:Iii.Proposeddisposalmethods/facilitiesforsolidwastegeneratedon-site:•Construction:•Operation:Page8of13
s.Doestheproposedactionincludeconstructionormodificationofasolidwastemanagementfacility?QYesNoIfYes:i.Typeofmanagementorhandlingofwasteproposedforthesite(e.g.,recyclingortransferstation,composting,landfill,orotherdisposalactivities):ii.Anticipatedrateofdisposal/processing:•Tons/month,iftransferorothernon-combustion/thermaltreatment,or•_________Tons/hour,ifcombustionorthermaltreatmentlitIflandfill,anticipatedsitelife:__________________________________yearst.Willtheproposedactionatthesiteinvolvethecommercialgeneration,treatment,storage,ordisposalofhazardousQYesNowaste?IfYes:i.Name(s)ofallhazardouswastesorconstituentstobegenerated,handledormanagedatfacility:__________________________ii.Generallydescribeprocessesoractivitiesinvolvinghazardouswastesorconstituents:______________________________________iii.Specifyamounttobehandledorgenerated______tons/monthiv.Describeanyproposalsforon-siteminimization,recyclingorreuseofhazardousconstituents:___________________________v.Willanyhazardouswastesbedisposedatanexistingoffsitehazardouswastefacility?.OYesflNoIfYes:providenameandlocationoffacility:_________________________________________________________________________IfNo:describeproposedmanagementofanyhazardouswasteswhichwillnotbesenttoahazardouswastefacility:E.SiteandSettingofProposedActionE.1.Landusesonandsurroundingtheprojectsitea.Existinglanduses.i.Checkallusesthatoccuron,adjoiningandneartheprojectsite.UUrbanflIndustrialflCommercialQResidential(suburban)LIRural(non-farm)ForestLiAgricultureUAquaticOther(specif):UniversityCampusii.Ifmixofuses,generallydescribe:b.Landusesandcovertypesontheprojectsite.LanduseorCurrentAcreageAfterChangeCovertypeAcreageProjectCompletion(Acres+/-)•Roads,buildings,andotherpavedorimpervioussurfaces2.35.6+3.3•Forestedooo•Meadows,grasslandsorbrushlands(nonagricultural,includingabandonedagricultural)000•Agricultural(includesactiveorchards,_field,_greenhouse_etc.)•Surfacewaterfeatures(lakes,ponds,streams,rivers,etc.)00•Wetlands(freshwaterortidal)000•Non-vegetated(barerock,earthorfill)ooo•OtherDescribe:LawnandNaturalTurfSportsFields51.7-3.3Page9of13
c.Istheprojectsitepresentlyusedbymembersofthecommunityforpublicrecreation?flYesNoi.IfYes:explain:d.Arethereanyfacilitiesservingchildren,theelderly,peoplewithdisabilities(e.g.,schools,hospitals,licensedEYesNodaycarecenters,orgrouphomes)within1500feetoftheprojectsite?IfYes,IIdenti1’Facilities:e.Doestheprojectsitecontainanexistingdarn?UYesNoIfYes:i.Dimensionsofthedamandimpoundment:•Darnheight:___________________________________feet•Darnlength:______________________________________feet•Surfacearea:__________________________________________acres•Volumeimpounded:____________________________________gallonsORacre-feetii.Darn’sexistinghazardclassification:______________________________________________________________________________hi.Providedateandsummarizeresultsoflastinspection:f.Hastheprojectsiteeverbeenusedasamunicipal,commercialorindustrialsolidwastemanagementfacility,QYesØNoordoestheprojectsiteadjoinpropertywhichisnow,orwasatonetime,usedasasolidwastemanagementfacility?IfYes:I.Hasthefacilitybeenformallyclosed?QyesDNo•Ifyes,citesources/documentation:____________________________________________________________________________ii.Describethelocationoftheprojectsiterelativetotheboundariesofthesolidwastemanagementfacility:iii.Describeanydevelopmentconstraintsduetothepriorsolidwasteactivities:_____________________________________________________g.Havehazardouswastesbeengenerated,treatedand/ordisposedofatthesite,ordoestheprojectsiteadjoinQYesNopropertywhichisnoworwasatonetimeusedtocommerciallytreat,storeand/ordisposeofhazardouswaste?IfYes:i.Describewaste(s)handledandwastemanagementactivities,includingapproximatetimewhenactivitiesoccurred:h.Potentialcontaminationhistory.Hastherebeenareportedspillattheproposedprojectsite,orhaveanyDYesNoremedialactionsbeenconductedatoradjacenttotheproposedsite’?IfYes:IIsanyportionofthesitelistedontheNYSDECSpillsIncidentsdatabaseorEnvironmentalSiteUYesDNoRemediationdatabase?Checkallthatapply:oYes—SpillsIncidentsdatabaseProvideDECIDnumber(s):_____________________________________0Yes—EnvironmentalSiteRemediationdatabaseProvideDECIDnumber(s):_____________________________________oNeitherdatabaseii.IfsitehasbeensubjectofRCRAcorrectiveactivities,describecontrolmeasures:__________________________________________hi.Istheprojectwithin2000feetofanysiteintheNYSDECEnvironmentalSiteRemediationdatabase?OYesNoIfyes,provideDECIDnumber(s):______________________________________________________________________________iv.lfyesto(i)(ii)or(iii)above,describecurrentstatusofsite(s):TheEAFMappermayidentifyseveralsitesbuttheyarealllocatedmorethan2000feetfromtheprojectsiteandarehydraulicallydownciradient.PagelOofl3
i.IstheprojectsitesubjecttoanInstitutionalcontrollimitingpropertyuses?CYesNo•Ifyes,DECsiteIDnumber:__________________________________________________________________________________•Describethetypeofinstitutionalcontrol(e.g.,deedrestrictionoreasement):_____________________________________•Describeanyuselimitations:_______________________________________________________________________________________•Describeanyengineeringcontrols:___________________________________________________________________________________•Willtheprojectaffecttheinstitutionalorengineeringcontrolsinplace?DYesQNo•Explain:E.2.NaturalResourcesOnorNearProjectSitea.Whatistheaveragedepthtobedrockontheprojectsite?>24feetb.Aretherebedrockoutcroppingsontheprojectsite?DYesINoIiYes,whatproportionofthesiteiscomprisedofbedrockoutcroppings?___________________c.Predominantsoiltype(s)presentonprojectsite:Brownsiftandclay(0-20ftdepth)100%_________________________%_________________________________________________%d.Whatistheaveragedepthtothewatertableontheprojectsite’?Average:>24feete.DrainagestatusofprojectsitesoiIs:XVeIIDrained:100%ofsiteUModeratelyWellDrained:_____%ofsitePoorlyDrained_____%ofsite1.Approximateproportionofproposedactionsirewithslopes:0-10%:100%ofsiteE10-15%:_____%ofsiteQ15%orgreater:______%ofsiteg.Arethereanyuniquegeologicfeaturesontheprojectsite?DYesNoIfYes,describe:h.Surfacewaterfeatures.IDoesanyportionoftheprojectsitecontainwetlandsorotherwaterbodies(includingstreams,rivers,UYes1Nopondsorlakes)?ii.Doanywetlandsorotherwaterbodiesadjointheprojectsite?UYesNoIfYestoeitheriorii,continue.IfNo.skiptoE.2.i.iii.Areanyofthewetlandsorwaterbodieswithinoradjoiningtheprojectsiteregulatedbyanyfederal,DYesONostateorlocalagency?ivForeachidentifiedregulatedwetlandandwaterbodyontheprojectsite,providethefollowinginformation:•Streams:NameClassification_____________________________•LakesorPonds:Name___________________________________________________Classification___________________________•Wetlands:Name___________________________________________________ApproximateSize______________________•WetlandNo.(ifregulatedbyDEC)_______________________________i’.Areanyoftheabovewaterbodieslistedinthemostrecentcompi]ationofNYSwaterquality-impairedDYesQNowaterbodies?Ifyes,nameofimpairedwaterbody/bodiesandbasisforlistingasimpaired:_____________________________________________________i.IstheprojectsiteinadesignatedFloodway?QYesØNoj.Istheprojectsiteinthe100-yearFloodplain?QYesØNok.Istheprojectsiteinthe500-yearFloodplain?QYesINoI.Istheprojectsitelocatedover,orimmediatelyadjoining,aprimary,principalorsolesourceaquifer?QYesNoIfYes:INameofaquifer:Page11of13
m.Identifythepredominantwildlifespeciesthatoccupyorusetheprojectsite:___________________________________WildlifecommontodevelopedurbanandMatingpairofred-tailedhawksnestonasuburbanareas,lightpoleonsite.n.Doestheprojectsitecontainadesignatedsignificantnaturalcommunity?QYesØNoIfYes:i.Describethehabitat/community(composition,ftnction,andbasisfordesignation):___________________________________________ii.Source(s)ofdescriptionorevaluation:____________________________________________________________________________________iii.ExtentofcommunityJhabttat:•Currently:____________________________acres•Followingcompletionofprojectasproposed:_______________________acres•Gainorloss(indicate+or-):__________________________acreso.DoesprojectsitecontainanyspeciesofplantoranimalthatislistedbythefederalgovernmentorNYSasYcsNoendangeredorthreatened,ordoesitcontainanyareasidentifiedashabitatforanendangeredorthreatenedspecies?IfYcs:I.Speciesandlisting(endangcrcdorthreatened):____________________________________________________________________________________________LakesturgeonandRusty-patchedBumblebeearelistedinEAFMapperreport,however,theexistingsiteisasportsfieldandthereforeinhospitabletoeitherofthesespecies.p.DoestheprojectsitecontainanyspeciesofplanioranimalthatislistedbyNYSasrare,orasaspeciesofDYesØNospecialconcern?IfYes:I.Speciesandlisting:q.Istheprojectsiteoradjoiningareacurrentlyusedforhunting,trapping,fishingorshellfishing?QYesNoIfyes,giveabriefdescriptionofhowtheproposedactionmayaffectthatuse:______________________________________________11.3.DesignatedPublicResourcesOnorNearProjectSitea.Istheprojectsite,oranyportionofit,locatedinadesignatedagriculturaldistrictcertifiedpursuanttoYesNoAgricultureandMarketsLaw,Article25-AA,Section303and304?IfYes,providecountyplusdistrictname/number:___________________________________________________________________________b.Areagriculturallandsconsistingofhighlyproductivesoilspresent?DYesNo1.IfYes:acreage(s)onprojectsite?_______________________________________________________________________________________________ii.Source(s)ofsoilrating(s):c.Doestheprojectsitecontainallorpartof,orisitsubstantiallycontiguousto.aregisteredNationalDYesØNoNaturalLandmark?IfYes:i.Natureofthenaturallandmark:flBiologicalCommunityQGeologicalFeatureii.Providebriefdescriptionoflandmark,includingvaluesbehinddesignationandapproximatesize/extent:____________________d.IstheprojectsitelocatedinordoesitadjoinastatelistedCriticalEnvironmentalArea?CYesNoIfYes:i.CEAname:ii.Basisfordesignation:iii.Designatingagencyanddate:___________________________________________________________________________________________Page12of13
e.Doestheprojectsitecontain,orisitsubstantiallycontiguousto,abuilding,archaeologicalsite,ordistrictLIYesØNo*hichislistedontheNationalorStateRegisterofHistoricPlaces,orthathasbeendeterminedbytheCommissioneroftheNYSOfficeofParks,RecreationandHistoricPreservationtobeeligibleforlistingontheStateRegisterofHistoricPlaces?IfYes:i.Natureofhistoric/archaeologicalresource:CArchaeologicalSiteDI-listoricBuildingorDistrictii.Name:III.Briefdescriptionofattributesonwhichlistingisbased:IIstheprojectsite,oranyportionofit,locatedinoradjacenttoanareadesignatedassensitiveforflYesNoarchaeologicalsitesontheNYStateHistoricPreservationOffice(SHPO)archaeologicalsiteinventory?g.Haveadditionalarchaeologicalorhistoricsite(s)orresourcesbeenidentifiedontheprojectsite?QYesNoIfYes:i.Describepossibleresource(s):ii.Basisforidentification:Ii.Istheprojectsitewithinfivesmilesofanyofficiallydesignatedandpubliclyaccessiblefederal,state,orLocalYesØNoscenicoraestheticresource?IfYes:i,Identifyresource:ii.Natureof.orbasisfor,designation(e.g.establishedhighwayoverlook,stateorlocalpark,statehistorictrailorscenicbyway,etc.):iii.Distancebetweenprojectandresource:__________________________miles.i.IstheprojectsitelocatedwithinadesignatedrivercorridorundertheWild,ScenicandRecreationalRiversQYesNoProgram6NYCRR666?IfYes:i.Identifythenameoftheriveranditsdesignation:_____________________________________________________________________ii.Istheactivityconsistentwithdevelopmentrestrictionscontainedin6NYCRRPart666?flYesQNoF.AdditionalInformationAttachanyadditionalinformationwhichmaybeneededtoclarifyyourproject.Ifyouhaveidentifiedanyadverseimpactswhichcouldbeassociatedwithyourproposal,pleasedescribethoseimpactsplusanymeasureswhichyouproposetoavoidorminimizethem.C.VerificationIcertifythattheinformationprovidedistruetothebestofmyknowledge.Applicant/SponsorNameKimberlyMichaelsDateDecember15.2023Signature.TitleDirectorofLandscapeArchitecturcIPRINTFORMPagel3ofl3
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Full Environmental Assessment Form
Part 2 - Identification of Potential Project Impacts
Part 2 is to be completed by the lead agency. Part 2 is designed to help the lead agency inventory all potential resources that could
be affected by a proposed project or action. We recognize that the lead agency=s reviewer(s) will not necessarily be environmental
professionals. So, the questions are designed to walk a reviewer through the assessment process by providing a series of questions that
can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2, the form identifies the
most relevant questions in Part 1 that will provide the information needed to answer the Part 2 question. When Part 2 is completed, the
lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity.
If the lead agency is a state agency and the action is in any Coastal Area, complete the Coastal Assessment Form before proceeding
with this assessment.
Tips for completing Part 2:
x Review all of the information provided in Part 1.
x Review any application, maps, supporting materials and the Full EAF Workbook.
x Answer each of the 18 questions in Part 2.
x If you answer “Yes” to a numbered question, please complete all the questions that follow in that section.
x If you answer “No” to a numbered question, move on to the next numbered question.
x Check appropriate column to indicate the anticipated size of the impact.
x Proposed projects that would exceed a numeric threshold contained in a question should result in the reviewing agency
checking the box “Moderate to large impact may occur.”
x The reviewer is not expected to be an expert in environmental analysis.
x If you are not sure or undecided about the size of an impact, it may help to review the sub-questions for the general
question and consult the workbook.
x When answering a question consider all components of the proposed activity, that is, the Awhole action@.
x Consider the possibility for long-term and cumulative impacts as well as direct impacts.
x Answer the question in a reasonable manner considering the scale and context of the project.
1. Impact on Land
Proposed action may involve construction on, or physical alteration of, NO YES
the land surface of the proposed site. (See Part 1. D.1)
If “Yes”, answer questions a - j. If “No”, move on to Section 2.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may involve construction on land where depth to water table is
less than 3 feet.E2d
b. The proposed action may involve construction on slopes of 15% or greater.E2f
c. The proposed action may involve construction on land where bedrock is exposed, or
generally within 5 feet of existing ground surface.
E2a
d. The proposed action may involve the excavation and removal of more than 1,000 tons
of natural material.
D2a
e. The proposed action may involve construction that continues for more than one year
or in multiple phases.
D1e
f. The proposed action may result in increased erosion, whether from physical
disturbance or vegetation removal (including from treatment by herbicides).
D2e, D2q
g. The proposed action is, or may be, located within a Coastal Erosion hazard area.B1i
h. Other impacts: _______________________________________________________
___________________________________________________________________
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FEAF 2019
The proposed action may involve the excavation and removal of more than 1,000 tonspp
of natural material.
Cornell University Meinig Fieldhouse
05/21/24
✔
✔
✔
✔
✔
✔
✔
✔
✔Foundation construction; artificial turf sub-turf drainage system and construction
Page 2 of 10
2. Impact on Geological Features
The proposed action may result in the modification or destruction of, or inhibit
access to, any unique or unusual land forms on the site (e.g., cliffs, dunes, NO YES
minerals, fossils, caves). (See Part 1. E.2.g)
If “Yes”, answer questions a - c. If “No”, move on to Section 3.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. Identify the specific land form(s) attached: ________________________________
___________________________________________________________________
E2g
b. The proposed action may affect or is adjacent to a geological feature listed as a
registered National Natural Landmark.
Specific feature: _____________________________________________________
E3c
c. Other impacts: ______________________________________________________
___________________________________________________________________
3. Impacts on Surface Water
The proposed action may affect one or more wetlands or other surface water NO YES
bodies (e.g., streams, rivers, ponds or lakes). (See Part 1. D.2, E.2.h)
If “Yes”, answer questions a - l. If “No”, move on to Section 4.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may create a new water body.
D2b, D1h
b. The proposed action may result in an increase or decrease of over 10% or more than a
10 acre increase or decrease in the surface area of any body of water.
D2b
c. The proposed action may involve dredging more than 100 cubic yards of material
from a wetland or water body.
D2a
d. The proposed action may involve construction within or adjoining a freshwater or
tidal wetland, or in the bed or banks of any other water body.
E2h
e. The proposed action may create turbidity in a waterbody, either from upland erosion,
runoff or by disturbing bottom sediments.
D2a, D2h
f. The proposed action may include construction of one or more intake(s) for withdrawal
of water from surface water.
D2c
g. The proposed action may include construction of one or more outfall(s) for discharge
of wastewater to surface water(s).
D2d
h. The proposed action may cause soil erosion, or otherwise create a source of
stormwater discharge that may lead to siltation or other degradation of receiving
water bodies.
D2e
i. The proposed action may affect the water quality of any water bodies within or
downstream of the site of the proposed action.
E2h
j. The proposed action may involve the application of pesticides or herbicides in or
around any water body.
D2q, E2h
k. The proposed action may require the construction of new, or expansion of existing,
wastewater treatment facilities.
D1a, D2d
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
Page 3 of 10
l. Other impacts: _______________________________________________________
___________________________________________________________________
4. Impact on groundwater
The proposed action may result in new or additional use of ground water, or NO YES
may have the potential to introduce contaminants to ground water or an aquifer.
(See Part 1. D.2.a, D.2.c, D.2.d, D.2.p, D.2.q, D.2.t)
If “Yes”, answer questions a - h. If “No”, move on to Section 5.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may require new water supply wells, or create additional demand
on supplies from existing water supply wells.
D2c
b. Water supply demand from the proposed action may exceed safe and sustainable
withdrawal capacity rate of the local supply or aquifer.
Cite Source: ________________________________________________________
D2c
c. The proposed action may allow or result in residential uses in areas without water and
sewer services.
D1a, D2c
d. The proposed action may include or require wastewater discharged to groundwater.D2d, E2l
e. The proposed action may result in the construction of water supply wells in locations
where groundwater is, or is suspected to be, contaminated.
D2c, E1f,
E1g, E1h
f. The proposed action may require the bulk storage of petroleum or chemical products
over ground water or an aquifer.
D2p, E2l
g. The proposed action may involve the commercial application of pesticides within 100
feet of potable drinking water or irrigation sources.
E2h, D2q,
E2l, D2c
h. Other impacts: ______________________________________________________
__________________________________________________________________
5. Impact on Flooding
The proposed action may result in development on lands subject to flooding. NO YES
(See Part 1. E.2)
If “Yes”, answer questions a - g. If “No”, move on to Section 6.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may result in development in a designated floodway.E2i
b. The proposed action may result in development within a 100 year floodplain.E2j
c. The proposed action may result in development within a 500 year floodplain.E2k
d. The proposed action may result in, or require, modification of existing drainage
patterns.
D2b, D2e
e. The proposed action may change flood water flows that contribute to flooding.D2b, E2i,
E2j, E2k
f. If there is a dam located on the site of the proposed action, LVWKH dam LQQHHGRIUHSDLU
RUXSJUDGH"
E1e
✔
✔
✔
✔
✔
✔
✔
✔
✔
Page 4 of 10
g. Other impacts: ______________________________________________________
___________________________________________________________________
6. Impacts on Air
NO YES The proposed action may include a state regulated air emission source.
(See Part 1. D.2.f., D2hD.2.g)
If “Yes”, answer questions a - f. If “No”, move on to Section 7.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. If the proposed action requires federal or state air emission permits, the action may
also emit one or more greenhouse gases at or above the following levels:
i. More than 1000 tons/year of carbon dioxide (CO2)
ii. More than 3.5 tons/year of nitrous oxide (N22)
iii. More than 1000 tons/year of carbon equivalent of perfluorocarbons (PFCs)
iv. More than .045 tons/year of sulfur hexafluoride (SF6)
v. More than 1000 tons/year of carbon dioxide equivalent of
hydrochloroflRurocarbons (HFCs) emissions
vi. 43 tons/year or more of methane
D2g
D2g
D2g
D2g
D2g
D2h
b. The proposed action may generate 10 tons/year or more of any one designated
hazardous air pollutant, or 25 tons/year or more of any combination of such hazardous
air pollutants.
D2g
c. The proposed action may require a state air registration, or may produce an emissions
rate of total contaminants that may exceed 5 lbs. per hour, or may include a heat
source capable of producing more than 10 million BTU=s per hour.
D2f, D2g
d.The proposed action may reach 50% of any of the thresholds in “a”through “c”,
above.
DJ
e. The proposed action may result in the combustion or thermal treatment of more than 1
ton of refuse per hour.
D2s
f. Other impacts: ______________________________________________________
__________________________________________________________________
7.Impact on Plants and Animals
The proposed action may result in a loss of flora or fauna. (See Part 1. E.2. m.-q.) NO YES
If “Yes”, answer questions a - j. If “No”, move on to Section 8.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a.The proposed action may cause reduction in population or loss of individuals of any
threatened or endangered species, as listed by New York State or the Federal
government, that use the site, or are found on, over, or near the site.
E2o
b. The proposed action may result in a reduction or degradation of any habitat used by
any rare, threatened or endangered species, as listed by New York State or the federal
government.
E2o
c. The proposed action may cause reduction in population, or loss of individuals, of any
species of special concern or conservation need, as listed by New York State or the
Federal government, that use the site, or are found on, over, or near the site.
E2p
d. The proposed action may result in a reduction or degradation of any habitat used by
any species of special concern and conservation need, as listed by New York State or
the Federal government.
E2p
✔Additional impervious surfaces are proposed to in crease by 3.3 acres
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔Construction impacts
✔
Page 5 of 10
e. The proposed action may diminish the capacity of a registered National Natural
Landmark to support the biological community it was established to protect.
E3c
f. The proposed action may result in the removal of, or ground disturbance in, any
portion of a designated significant natural community.
Source: ____________________________________________________________
E2n
g. The proposed action may substantially interfere with nesting/breeding, foraging, or
over-wintering habitat for the predominant species that occupy or use the project site.E2m
h. The proposed action requires the conversion of more than 10 acres of forest,
grassland or any other regionally or locally important habitat.
Habitat type & information source: ______________________________________
__________________________________________________________________
E1b
i. Proposed action (commercial, industrial or recreational projects, only) involves use of
herbicides or pesticides.
D2q
j. Other impacts: ______________________________________________________
__________________________________________________________________
8. Impact on Agricultural Resources
The proposed action may impact agricultural resources. (See Part 1. E.3.a. and b.) NO YES
If “Yes”, answer questions a - h. If “No”, move on to Section 9.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may impact soil classified within soil group 1 through 4 of the
NYS Land Classification System.
E2c, E3b
b. The proposed action may sever, cross or otherwise limit access to agricultural land
(includes cropland, hayfields, pasture, vineyard, orchard, etc).
E1a, Elb
c. The proposed action may result in the excavation or compaction of the soil profile of
active agricultural land.
E3b
d. The proposed action may irreversibly convert agricultural land to non-agricultural
uses, either more than 2.5 acres if located in an Agricultural District, or more than 10
acres if not within an Agricultural District.
E1b, E3a
e. The proposed action may disrupt or prevent installation of an agricultural land
management system.
El a, E1b
f. The proposed action may result, directly or indirectly, in increased development
potential or pressure on farmland.
C2c, C3,
D2c, D2d
g. The proposed project is not consistent with the adopted municipal Farmland
Protection Plan.
C2c
h. Other impacts: ________________________________________________________
✔
Page 6 of 10
9. Impact on Aesthetic Resources
The land use of the proposed action are obviously different from, or are in NO YES
sharp contrast to, current land use patterns between the proposed project and
a scenic or aesthetic resource. (Part 1. E.1.a, E.1.b, E.3.h.)
If “Yes”, answer questions a - g. If “No”, go to Section 10.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. Proposed action may be visible from any officially designated federal, state, or local
scenic or aesthetic resource.
E3h
b. The proposed action may result in the obstruction, elimination or significant
screening of one or more officially designated scenic views.
E3h, C2b
c. The proposed action may be visible from publicly accessible vantage points:
i. Seasonally (e.g., screened by summer foliage, but visible during other seasons)
ii. Year round
E3h
d. The situation or activity in which viewers are engaged while viewing the proposed
action is:
i. Routine travel by residents, including travel to and from work
ii. Recreational or tourism based activities
E3h
E2q,
E1c
e. The proposed action may cause a diminishment of the public enjoyment and
appreciation of the designated aesthetic resource.
E3h
f. There are similar projects visible within the following distance of the proposed
project:
0-1/2 mile
½ -3 mile
3-5 mile
5+ mile
D1a, E1a,
D1f, D1g
g. Other impacts: ______________________________________________________
__________________________________________________________________
10. Impact on Historic and Archeological Resources
The proposed action may occur in or adjacent to a historic or archaeological NO YES
resource. (Part 1. E.3.e, f. and g.)
If “Yes”, answer questions a - e. If “No”, go to Section 11.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
E3e
b. The proposed action may occur wholly or partially within, or substantially contiguous
to, an area designated as sensitive for archaeological sites on the NY State Historic
Preservation Office (SHPO) archaeological site inventory.
E3f
c. The proposed action may occur wholly or partially within, or substantially contiguous
to, an archaeological site not included on the NY SHPO inventory.
Source: ____________________________________________________________
E3g
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WRDQ\EXLOGLQJVDUFKDHRORJLFDOVLWHRUGLVWULFWZKLFKLVOLVWHGRQWKH1DWLRQDORU
6WDWH5HJLVWHURI+LVWRULFDO3ODFHVRUWKDWKDVEHHQGHWHUPLQHGE\WKH&RPPLVVLRQHU
RIWKH1<62IILFHRI3DUNV5HFUHDWLRQDQG+LVWRULF3UHVHUYDWLRQWREHHOLJLEOHIRU
OLVWLQJRQWKH6WDWH5HJLVWHURI+LVWRULF3ODFHV
✔
✔
Page 7 of 10
d. Other impacts: ______________________________________________________
__________________________________________________________________
e.If any of the above (a-d) are answered “0RGHUDWHWRODUJHLPSDFWPD\
RFFXU”, continue with the following questionsto help support conclusions in Part 3:
i. The proposed action may result in the destruction or alteration of all or part
of the site or property.
ii. The proposed action may result in the alteration of the property’s setting or
integrity.
iii. The proposed action may result in the introduction of visual elements which
are out of character with the site or property, or may alter its setting.
E3e, E3g,
E3f
E3e, E3f,
E3g, E1a,
E1b
E3e, E3f,
E3g, E3h,
C2, C3
11. Impact on Open Space and Recreation
The proposed action may result in a loss of recreational opportunities or a NO YES
reduction of an open space resource as designated in any adopted
municipal open space plan.
(See Part 1. C.2.c, E.1.c., E.2.q.)
If “Yes”, answer questions a - e. If “No”, go to Section 12.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may result in an impairment of natural functions, or “ecosystem
services”, provided by an undeveloped area, including but not limited to stormwater
storage, nutrient cycling, wildlife habitat.
D2e, E1b
E2h,
E2m, E2o,
E2n, E2p
b. The proposed action may result in the loss of a current or future recreational resource.
C2a, E1c,
C2c, E2q
c. The proposed action may eliminate open space or recreational resource in an area
with few such resources.
C2a, C2c
E1c, E2q
d. The proposed action may result in loss of an area now used informally by the
community as an open space resource.
C2c, E1c
e. Other impacts: _____________________________________________________
_________________________________________________________________
12. Impact on Critical Environmental Areas
The proposed action may be located within or adjacent to a critical NO YES
environmental area (CEA). (See Part 1. E.3.d)
If “Yes”, answer questions a - c. If “No”, go to Section 13.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may result in a reduction in the quantity of the resource or
characteristic which was the basis for designation of the CEA.
E3d
b. The proposed action may result in a reduction in the quality of the resource or
characteristic which was the basis for designation of the CEA.
E3d
c. Other impacts: ______________________________________________________
__________________________________________________________________
✔
✔
Page 8 of 10
13. Impact on Transportation
The proposed action may result in a change to existing transportation systems. NO YES
(See Part 1. D.2.j)
If “Yes”, answer questions a - I. If “No”, go to Section 14.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. Projected traffic increase may exceed capacity of existing road network.
D2j
b. The proposed action may result in the construction of paved parking area for 500 or
more vehicles.
D2j
c. The proposed action will degrade existing transit access.
D2j
d. The proposed action will degrade existing pedestrian or bicycle accommodations.
D2j
H.The proposed action may alter the present pattern of movement of people or goods.D2j
I. Other impacts: ______________________________________________________
__________________________________________________________________
14. Impact on Energy
The proposed action may cause an increase in the use of any form of energy. NO YES
(See Part 1. D.2.k)
If “Yes”, answer questions a - e. If “No”, go to Section 15.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action will require a new, or an upgrade to an existing, substation. D2k
b. The proposed action will require the creation or extension of an energy transmission
or supply system to serve more than 50 single or two-family residences or to serve a
commercial or industrial use.
D1f,
D1q, D2k
c. The proposed action may utilize more than 2,500 MWhrs per year of electricity.D2k
d. The proposed action may involve heating and/or cooling of more than 100,000 square
feet of building area when completed.
D1g
e. Other Impacts: ________________________________________________________
____________________________________________________________________
15. Impact on Noise, Odor, and Light
The proposed action may result in an increase in noise, odors, or outdoor lighting. NO YES
(See Part 1. D.2.m., n., and o.)
If “Yes”, answer questions a - f. If “No”, go to Section 16.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may produce sound above noise levels established by local
regulation.
D2m
b. The proposed action may result in blasting within 1,500 feet of any residence,
hospital, school, licensed day care center, or nursing home.
D2m, E1d
c. The proposed action may result in routine odors for more than one hour per day. D2o
✔
✔
✔
✔
✔
✔
Page 9 of 10
d. The proposed action may result in light shining onto adjoining properties.D2n
e. The proposed action may result in lighting creating sky-glow brighter than existing
area conditions.
D2n, E1a
f. Other impacts: ______________________________________________________
__________________________________________________________________
16. Impact on Human Health
The proposed action may have an impact on human health from exposure NO YES
to new or existing sources of contaminants. (See Part 1.D.2.q., E.1. d. f. g. and h.)
If “Yes”, answer questions a - m. If “No”, go to Section 17.
Relevant
Part I
Question(s)
No,or
small
impact
may cccur
Moderate
to large
impact may
occur
a. The proposed action is located within 1500 feet of a school, hospital, licensed day
care center, group home, nursing home or retirement community.
E1d
b. The site of the proposed action is currently undergoing remediation.E1g, E1h
c. There is a completed emergency spill remediation, or a completed environmental site
remediation on, or adjacent to, the site of the proposed action.
E1g, E1h
d.The site of the action is subject to an institutional control limiting the use of the
property (e.g.easementRUdeed restriction)
E1g, E1h
e. The proposed action may affect institutional control measures that were put in place
to ensure that the site remains protective of the environment and human health.
E1g, E1h
f. The proposed action has adequate control measures in place to ensure that future
generation, treatment and/or disposal of hazardous wastes will be protective of the
environment and human health.
D2t
g. The proposed action involves construction or modification of a solid waste
management facility.
D2q, E1f
h. The proposed action may result in the unearthing of solid or hazardous waste.
D2q, E1f
i. The proposed action may result in an increase in the rate of disposal, or processing, of
solid waste.
D2r, D2s
j. The proposed action may result in excavation or other disturbance within 2000 feet of
a site used for the disposal of solid or hazardous waste.
E1f, E1g
E1h
k. The proposed action may result in the migration of explosive gases from a landfill
site to adjacent off site structures.
E1f, E1g
l. The proposed action may result in the release of contaminated leachate from the
project site.
D2s, E1f,
D2r
m. Other impacts: ______________________________________________________
__________________________________________________________________
✔
✔
✔Construction impacts
✔
Page 10 of 10
17. Consistency with Community Plans
The proposed action is not consistent with adopted land use plans. NO YES
(See Part 1. C.1, C.2. and C.3.)
If “Yes”, answer questions a - h. If “No”, go to Section 18.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action’s land use components may be different from, or in sharp
contrast to, current surrounding land use pattern(s).
C2, C3, D1a
E1a, E1b
b. The proposed action will cause the permanent population of the city, town or village
in which the project is located to grow by more than 5%.
C2
c. The proposed action is inconsistent with local land use plans or zoning regulations. C2, C2, C3
d. The proposed action is inconsistent with any County plans, or other regional land use
plans.
C2, C2
e. The proposed action may cause a change in the density of development that is not
supported by existing infrastructure or is distant from existing infrastructure.
C3, D1c,
D1d, D1f,
D1d, Elb
f. The proposed action is located in an area characterized by low density development
that will require new or expanded public infrastructure.
C4, D2c, D2d
D2j
g. The proposed action may induce secondary development impacts (e.g., residential or
commercial development not included in the proposed action)
C2a
h. Other: _____________________________________________________________
__________________________________________________________________
18. Consistency with Community Character
The proposed project is inconsistent with the existing community character. NO YES
(See Part 1. C.2, C.3, D.2, E.3)
If “Yes”, answer questions a - g. If “No”, proceed to Part 3.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may replace or eliminate existing facilities, structures, or areas
of historic importance to the community.
E3e, E3f, E3g
b. The proposed action may create a demand for additional community services (e.g.
schools, police and fire)
C4
c. The proposed action may displace affordable or low-income housing in an area where
there is a shortage of such housing.
C2, C3, D1f
D1g, E1a
d. The proposed action may interfere with the use or enjoyment of officially recognized
or designated public resources.
C2, E3
e. The proposed action is inconsistent with the predominant architectural scale and
character.
C2, C3
f. Proposed action is inconsistent with the character of the existing natural landscape. C2, C3
E1a, E1b
E2g, E2h
g. Other impacts: ______________________________________________________
__________________________________________________________________
✔
✔
PRINT FULL FORM
Page 1 of 13
Full Environmental Assessment Form
Part 1 - Project and Setting
Instructions for Completing Part 1
Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding,
are subject to public review, and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to
any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist,
or is not reasonably available to the sponsor; and, when possible, generally describe work or studies which would be necessary to
update or fully develop that information.
Applicants/sponsors must complete all items in Sections A & B. In Sections C, D & E, most items contain an initial question that
must be answered either “Yes” or “No”. If the answer to the initial question is “Yes”, complete the sub-questions that follow. If the
answer to the initial question is “No”, proceed to the next question. Section F allows the project sponsor to identify and attach any
additional information. Section G requires the name and signature of the DSSOLFDQWRUproject sponsor to verify that the information
contained in Part 1is accurate and complete.
A. Project and $SSOLFDQWSponsor Information.
Name of Action or Project:
Project Location (describe, and attach a general location map):
Brief Description of Proposed Action (include purpose or need):
Name of Applicant/Sponsor: Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
Project Contact (if not same as sponsor; give name and title/role): Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
Property Owner (if not same as sponsor): Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
FEAF 2019
Cornell University Meinig Fieldhouse
Robison Alumni Fields - 239 Tower Road, Ithaca, NY 14850; Tompkins County; City Parcel 500700-31.-1-1.2; Town Parcel 503089-67.-1-13.2
Cornell University is proposing to construct the Meinig Fieldhouse, an indoor sports and recreation center that will support students and campus with
much-needed indoor practice and competition space for athletics, club sports, and recreation needs. The project site is on the central campus, in the area
currently occupied by Robison Alumni Fields, with Tower Road to the north, Robert J. Kane Sports Complex Field to the east, and Weill Hall to the west.
The proposed facility will enable year-round practice space and play for many field sports, and limited competition for NCAA lacrosse in early spring
months. The facility will be a 90,000 square foot building that is 56’ feet tall. Cornell’s existing Marsha Dodson Field Hockey pitch will be relocated to the
west, providing the field hockey athletes with a new synthetic turf field.
Kimberly Michaels
607.227.1400
kam@twm.la
1001 W. Seneca Street, Suite 201
Ithaca NY 14850
Elisabete Godden, Project Manager
607.255.2478
egodden@cornell.edu
102 Humphreys Service Building
Ithaca NY 14853
Cornell University
Page 2 of 13
B. Government Approvals
B. Government Approvals Funding, or Sponsorship.(“Funding” includes grants, loans, tax relief, and any other forms of financial
assistance.)
Government Entity If Yes: Identify Agency and Approval(s)
Required
Application Date
(Actual or projected)
a. City&RXQVHOTown%RDUG,Yes No
or Village Board of Trustees
b. City, Town or Village Yes No
Planning Board or Commission
c. City Town or Yes No
Village Zoning Board of Appeals
d. Other local agencies Yes No
e. County agencies Yes No
f. Regional agencies Yes No
g. State agencies Yes No
h. Federal agencies Yes No
i. Coastal Resources.
i. Is the project site within a Coastal Area, or the waterfront area of a Designated Inland Waterway?Yes No
ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? Yes No
iii. Is the project site within a Coastal Erosion Hazard Area? Yes No
C. Planning and Zoning
C.1. Planning and zoning actions.
Will administrative or legislative adoption, or amendment of a plan, local law, ordinance, rule or regulation be the Yes No
only approval(s) which must be granted to enable the proposed action to proceed?
x If Yes, complete sections C, F and G.
x If No, proceed to question C.2 and complete all remaining sections and questions in Part 1
C.2. Adopted land use plans.
a. Do any municipally- adopted (city, town, village or county) comprehensive land use plan(s) include the site Yes No
where the proposed action would be located?
If Yes, does the comprehensive plan include specific recommendations for the site where the proposed action Yes No
would be located?
b. Is the site of the proposed action within any local or regional special planning district (for example: Greenway Yes No
Brownfield Opportunity Area (BOA); designated State or Federal heritage area; watershed management plan;
or other?)
If Yes, identify the plan(s):
_______________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, Yes No
or an adopted municipal farmland protection plan?
If Yes, identify the plan(s):
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
✔
✔City of Ithaca Planning Board (SEQR and SPR),
Town of Ithaca PB (SEQR, Special Permit, SPR)
Winter 2024
✔Town of Ithaca Zoning Board (Height Variance
and Lot Coverage)
Winter 2024
✔City of Ithaca MS4: SWPPP Acceptance, Town of
Ithaca MS4: SWPPP Acceptance
Winter - Spring 2024
✔Tompkins County Planning (GML 239 Review), Tompkins County
Health Department (backflow prevention device approval)
Winter - Spring 2024
✔
✔NYSDEC for SWPPP
Winter - Spring 2024
✔
✔
✔
✔
✔
✔
✔
✔
✔
Page 3 of 13
C.3. Zoning
a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. Yes No
If Yes, what is the zoning classification(s) including any applicable overlay district?
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
b. Is the use permitted or allowed by a special or conditional use permit? Yes No
c. Is a zoning change requested as part of the proposed action? Yes No
If Yes,
i.What is the proposed new zoning for the site? ___________________________________________________________________
C.4. Existing community services.
a. In what school district is the project site located? ________________________________________________________________
b. What police or other public protection forces serve the project site?
_________________________________________________________________________________________________________
c. Which fire protection and emergency medical services serve the project site?
__________________________________________________________________________________________________________
d. What parks serve the project site?
__________________________________________________________________________________________________________
__________________________________________________________________________________________________________
D. Project Details
D.1. Proposed and Potential Development
a. What is the general nature of the proposed action (e.g., residential, industrial, commercial, recreational; if mixed, include all
components)?
_________________________________________________________________________________________________________
b. a. Total acreage of the site of the proposed action? _____________ acres
b. Total acreage to be physically disturbed? _____________ acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? _____________ acres
c. Is the proposed action an expansion of an existing project or use? Yes No
i.If Yes, what is the approximate percentage of the proposed expansion and identify the units (e.g., acres, miles, housing units,
square feet)? % ____________________ Units: ____________________
d. Is the proposed action a subdivision, or does it include a subdivision? Yes No
If Yes,
i.Purpose or type of subdivision? (e.g., residential, industrial, commercial; if mixed, specify types)
________________________________________________________________________________________________________
ii. Is a cluster/conservation layout proposed? Yes No
iii.Number of lots proposed? ________
iv.Minimum and maximum proposed lot sizes? Minimum __________ Maximum __________
Yes No
_____ months
_____
_____ month _____ year
HWill WKHproposed action be constructed in multiple phases?
LIf No, anticipated period of construction:
LLIf Yes:
x Total number of phases anticipated
x Anticipated commencement date of phase 1 (including demolition)
x Anticipated completion date of final phase _____ month _____year
x Generally describe connections or relationships among phases, including any contingencies where progress of one phase may
determine timing or duration of future phases: _______________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
✔
Town - LDR, Low Density Residential
City - U1, University
✔
✔
Ithaca City School District
Cornell University Police, Ithaca Police
Cornell University Fire and Life Safety, Ithaca Fire Department Station 2, Cornell University Emergency Medical Service
There are multiple green space areas nearby, including Cornell Botanic Gardens, Minns Garden, Rockwell Azalea Garden, Libe Slope, and other green
spaces on campus.
7.3
7.3
7.3
✔
✔
✔
16
Institutional, recreational
Page 4 of 13
f. Does the project include new residential uses? Yes No
If Yes, show numbers of units proposed.
One Family Two Family Three Family Multiple Family (four or more)
Initial Phase ___________ ___________ ____________ ________________________
At completion
of all phases ___________ ___________ ____________ ________________________
g. Does the proposed action include new non-residential construction (including expansions)? Yes No
If Yes,
i. Total number of structures ___________
ii.Dimensions (in feet) of largest proposed structure: ________height; ________width; and _______ length
iii.Approximate extent of building space to be heated or cooled: ______________________ square feet
h. Does the proposed action include construction or other activities that will result in the impoundment of any Yes No
liquids, such as creation of a water supply, reservoir, pond, lake, waste lagoon or other storage?
If Yes,
i.Purpose of the impoundment: ________________________________________________________________________________
ii.If a water impoundment, the principal source of the water: Ground water Surface water streams Other specify:
_________________________________________________________________________________________________________
iii.If other than water, identify the type of impounded/contained liquids and their source.
_________________________________________________________________________________________________________
iv.Approximate size of the proposed impoundment. Volume: ____________ million gallons; surface area: ____________ acres
v.Dimensions of the proposed dam or impounding structure: ________ height; _______ length
vi.Construction method/materials for the proposed dam or impounding structure (e.g., earth fill, rock, wood, concrete):
________________________________________________________________________________________________________
D.2. Project Operations
a. Does the proposed action include any excavation, mining, or dredging, during construction, operations, or both? Yes No
If Yes:
ii.How much material (including rock, earth, sediments, etc.) is proposed to be removed from the site?
x Volume (specify tons or cubic yards): ____________________________________________
x Over what duration of time? ____________________________________________________
iii.Describe nature and characteristics of materials to be excavated or dredged, and plans to use, manage or dispose of them.
________________________________________________________________________________________________________
________________________________________________________________________________________________________
iv.Will there be onsite dewatering or processing of excavated materials? Yes No
If yes, describe. ___________________________________________________________________________________________
________________________________________________________________________________________________________
v.What is the total area to be dredged or excavated? _____________________________________acres
vi.What is the maximum area to be worked at any one time? _______________________________ acres
vii.What would be the maximum depth of excavation or dredging? __________________________ feet
viii.Will the excavation require blasting? Yes No
ix.Summarize site reclamation goals and plan: _____________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
b. Would the proposed action cause or result in alteration of, increase or decrease in size of, or encroachment Yes No
into any existing wetland, waterbody, shoreline, beach or adjacent area?
If Yes:
i.Identify the wetland or waterbody which would be affected (by name, water index number, wetland map number or geographic
description): ______________________________________________________________________________________________
_________________________________________________________________________________________________________
(Not including general site preparation, grading or installation of utilities or foundations where all excavated
materials will remain onsite)
i .What is the purpose of the excavation or dredging? ______________________________________________________
✔
✔
1
56 ft
382 ft 224 ft
h: +/- 90,289; c: +/- 446
✔
✔
Building foundations
0
Excavated materials will remain on site.
✔
✔
✔
Page 5 of 13
ii.
iii.
Describe how the proposed action would affect that waterbody or wetland, e.g. excavation, fill, placement of structures, or
alteration of channels, banks and shorelines.Indicate extent of activities, alterations and additions in square feet or acres:
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
Will WKHproposed action cause or result in disturbance to bottom sediments?Yes No
If Yes, describe: __________________________________________________________________________________________
iv.Will WKHproposed action cause or result in the destruction or removal of aquatic vegetation? Yes No
If Yes:
x aFUHV of DTXDWLFvegetation proposed to be removed ___________________________________________________________
x H[SHFWHG acreage of aquatic vegetation remaining after project completion________________________________________
x purpose of proposed removal (e.g. beach clearing, invasive species control, boat access): ____________________________
____________________________________________________________________________________________________
x proposed method of plant removal: ________________________________________________________________________
x if chemical/herbicide treatment will be used, specify product(s): _________________________________________________
v.Describe any proposed reclamation/mitigation following disturbance: _________________________________________________
_________________________________________________________________________________________________________
c. Will the proposed action use, or create a new demand for water? Yes No
If Yes:
i.Total anticipated water usage/demand per day: __________________________ gallons/day
ii.Will the proposed action obtain water from an existing public water supply? Yes No
If Yes:
x Name of district or service area: _________________________________________________________________________
x Does the existing public water supply have capacity to serve the proposal? Yes No
x Is the project site in the existing district? Yes No
x Is expansion of the district needed? Yes No
x Do existing lines serve the project site? Yes No
iii.Will line extension within an existing district be necessary to supply the project? Yes No
If Yes:
x Describe extensions or capacity expansions proposed to serve this project: ________________________________________
____________________________________________________________________________________________________
x Source(s) of supply for the district: ________________________________________________________________________
iv.Is a new water supply district or service area proposed to be formed to serve the project site? Yes No
If, Yes:
v.If a public water supply will not be used, describe plans to provide water supply for the project: ___________________________
_________________________________________________________________________________________________________
vi. If water supply will be from wells (public or private),ZKDWLVWKHmaximum pumping capacity: _______ gallons/minute.
d. Will the proposed action generate liquid wastes? Yes No
If Yes:
LTotal anticipated liquid waste generation per day: _______________ gallons/day
LLNature of liquid wastes to be generated (e.g., sanitary wastewater, industrial; if combination, describe all components and
approximate volumes or proportions of each): __________________________________________________________________
iii.Will the proposed action use any existing public wastewater treatment facilities? Yes No
If Yes:
x Name of wastewater treatment plant to be used: _____________________________________________________________
x Name of district: ______________________________________________________________________________________
x Does the existing wastewater treatment plant have capacity to serve the project? Yes No
x Is the project site in the existing district? Yes No
x Is expansion of the district needed? Yes No
x Applicant/sponsor for new district: ____________________________________________________________
x Date application submitted or anticipated: __________________________________________________________________
x Proposed source(s) of supply for new district: _______________________________________________________________
✔
✔
✔
3,600
✔
Cornell University Water System (NYSDEC Permit #: 7-5030-00008/00007)
✔
✔
✔
✔
✔
A new 10" HDPE water main will be connected to the existing high pressure system located along Tower Rd. and extended to the building.
Fall Creek via the Cornell University Water Filtration Plant
✔
A public water supply will used for the proposed project.
✔
3,600
Domestic wastewater only.
✔
Ithaca Area Waste Water Treatment Facility (IAWWTF)
Ithaca Area Waste Water Service Area
✔
✔
✔
Page 6 of 13
Yes No x Do existing sewer lines serve the project site?
x Will Dline extension within an existing district be necessary to serve the project? Yes No
If Yes:
x Describe extensions or capacity expansions proposed to serve this project: ____________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
iv.Will a new wastewater (sewage) treatment district be formed to serve the project site? Yes No
If Yes:
x
x Date application submitted or anticipated: _______________________________________________________________
x What is the receiving water for the wastewater discharge? __________________________________________________
v.If public facilities will not be used, describe plans to provide wastewater treatment for the project, including specifying proposed
receiving water (name and classification if surface discharge or describe subsurface disposal plans):
________________________________________________________________________________________________________
________________________________________________________________________________________________________
vi.Describe any plans or designs to capture, recycle or reuse liquid waste: _______________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
e. Will the proposed action disturb more than one acre and create stormwater runoff, either from new point Yes No
sources (i.e. ditches, pipes, swales, curbs, gutters or other concentrated flows of stormwater) or non-point
source (i.e. sheet flow) during construction or post construction?
If Yes:
i.How much impervious surface will the project create in relation to total size of project parcel?
_____ Square feet or _____ acres (impervious surface)
_____ Square feet or _____ acres (parcel size)
ii.Describe types of new point sources. __________________________________________________________________________
_________________________________________________________________________________________________________
iii.Where will the stormwater runoff be directed (i.e. on-site stormwater management facility/structures, adjacent properties,
groundwater, on-site surface water or off-site surface waters)?
________________________________________________________________________________________________________
________________________________________________________________________________________________________
x If to surface waters, identify receiving water bodies or wetlands: ________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
x Will stormwater runoff flow to adjacent properties?
iv.
f. Does the proposed action include, or will it use on-site, one or more sources of air emissions, including fuel Yes No
combustion, waste incineration, or other processes or operations?
If Yes, identify:
i. Mobile sources during project operations (e.g., heavy equipment, fleet or delivery vehicles)
_________________________________________________________________________________________________________
ii.Stationary sources during construction (e.g., power generation, structural heating, batch plant, crushers)
________________________________________________________________________________________________________
iii.Stationary sources during operations (e.g., process emissions, large boilers, electric generation)
________________________________________________________________________________________________________
g. Will any air emission sources named in D.2.f (above), require a NY State Air Registration, Air Facility Permit, Yes No
or Federal Clean Air Act Title IV or Title V Permit?
If Yes:
i.Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet Yes No
ambient air quality standards for all or some parts of the year)
ii.In addition to emissions as calculated in the application, the project will generate:
x ___________Tons/year (VKRUWWRQV) of Carbon Dioxide (CO2)
x ___________Tons/year (VKRUWWRQV) of Nitrous Oxide (N22)
x ___________Tons/year (VKRUWWRQV) of Perfluorocarbons (PFCs)
x ___________Tons/year (VKRUWWRQV) of Sulfur Hexafluoride (SF6)
x ___________Tons/year (VKRUWWRQV) of Carbon Dioxide equivalent of HydrofloXrocarbons (H)&V)
x ___________Tons/year (VKRUWWRQV) of Hazardous Air Pollutants (HAPs)
Applicant/sponsor for new district: ___________________________________________________________________
Yes No
Does WKHproposed plan minimize impervious surfaces, use pervious materials or collect and re-use stormwater? Yes No
✔
✔
Sanitary sewage from the proposed building will be lifted to the University gravity sanitary sewer system along Campus Rd by means of a duplex grinder
pump station through a new polyethylene force main.
✔
✔
3.3
7.3
Building roof drainage system, swales, athletic field underdrains.
Runoff will be collected via a system of on-site drainage inlets, swales, and underdrains; then directed to a series of below grade detention facilities and
green infrastructure practices with discharge connections to existing sewer systems. Existing drainage patterns and rates will be maintained.
N/A
✔
✔
✔
None during operations. During construction: earth-moving equipment, trucks, material handlers, cranes, and boom lifts.
None anticipated.
None.
✔
Page 7 of 13
h. Will the proposed action generate or emit methane (including, but not limited to, sewage treatment plants, Yes No
landfills, composting facilities)?
If Yes:
i.Estimate methane generation in tons/year (metric): ________________________________________________________________
ii. Describe any methane capture, control or elimination measures included in project design (e.g., combustion to generate heat or
electricity, flaring): ________________________________________________________________________________________
_________________________________________________________________________________________________________
i. Will the proposed action result in the release of air pollutants from open-air operations or processes, such as Yes No
quarry or landfill operations?
If Yes: Describe operations and nature of emissions (e.g., diesel exhaust, rock particulates/dust):
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
j. Will the proposed action result in a substantial increase in traffic above present levels or generate substantial Yes No
new demand for transportation facilities or services?
If Yes:
i.When is the peak traffic expected (Check all that apply): Morning Evening Weekend
Randomly between hours of __________ to ________.
ii.
LLL
LY
v.
Yes No vi.Are public/private transportation service(s) or facilities available within ½ mile of the proposed site?
vii Will the proposed action include access to public transportation or accommodations for use of hybrid, electric Yes No
or other alternative fueled vehicles?
viii.Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing Yes No
pedestrian or bicycle routes?
k. Will the proposed action (for commercial or industrial projects only) generate new or additional demand Yes No
for energy?
If Yes:
iii.Will the proposed action require a new, or an upgrade to an existing substation? Yes No
l. Hours of operation. Answer all items which apply.
i. During Construction:ii.During Operations:
x Monday - Friday: _________________________x Monday - Friday: ____________________________
x Saturday: ________________________________x Saturday: ___________________________________
x Sunday: _________________________________x Sunday: ____________________________________
x Holidays: ________________________________x Holidays: ___________________________________
For commercial activities only, projected number of truck trips/dayDQGW\SHHJVHPLWUDLOHUVDQGGXPSWUXFNVBBBBBBBBBBBBB
BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB
Parking spaces: Existing ____BBBBBBProposed ___________ Net increase/decrease _____________BBBBBBBB 'RHVWKH
SURSRVHGDFWLRQLQFOXGHDQ\VKDUHGXVHSDUNLQJ" <HV 1R
,IWKHSURSRVHGDFWLRQLQFOXGHVDQ\PRGLILFDWLRQRIH[LVWLQJURDGVFUHDWLRQRIQHZURDGVRUFKDQJHLQH[LVWLQJDFFHVVGHVFULEH
BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB
LEstimate annual electricity demand during operation of the proposed action: ____________________________________________
___________________________________________________________________________________________________
LLAnticipated sources/suppliers of electricity for the project (e.g., on-site combustion, on-site renewable, via grid/local utility, or
other):
________________________________________________________________________________________________________
Not applicable
✔
✔
✔
✔
✔
✔
✔
7AM - 7PM
7AM - 7PM
7AM - 7PM
7AM - 7PM
24/7 (hours vary by programming)
24/7 (hours vary by programming)
24/7 (hours vary by programming)
24/7 (hours vary by programming)
Page 8 of 13
m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction, Yes No
operation, or both?
If yes:
i.Provide details including sources, time of day and duration:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
ii. Will WKHproposed action remove existing natural barriers that could act as a noise barrier or screen? Yes No
Describe: _________________________________________________________________________________________________
_________________________________________________________________________________________________________
n. W thill propeosactioed havneoutd lighoor ting? Yes No
If yes:
i.Describe source(s), location(s), height of fixture(s), direction/aim, and proximity to nearest occupied structures:
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
ii.Will proposed action remove existing natural barriers that could act as a light barrier or screen? Yes No
Describe: _________________________________________________________________________________________________
_________________________________________________________________________________________________________
o.Does the proposed action have the potential to produce odors for more than one hour per day? Yes No
If Yes, describe possible sources, potential frequency and duration of odor emissions, and proximity to nearest
occupied structures: ______________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
p. Yes No Will the proposed action include any bulk storage of petroleum (FRPELQHGFDSDFLW\RIover 1,100 gallons)
or chemical productsJDOORQVLQDERYHJURXQGVWRUDJHRUDQ\DPRXQWLQXQGHUJURXQGVWRUDJH?
If Yes:
LProduct(s) to be stored ______________________________________________________________________________________
LLVolume(s) ______ per unit time ___________ (e.g., month, year)
LLLGenerally describe WKHproposed storage facilities________________________________________________________________
________________________________________________________________________________________________________
q. Will the proposed action (commercial, industrial and recreational projects only) use pesticides (i.e., herbicides, Yes No
insecticides) during construction or operation?
If Yes:
i.Describe proposed treatment(s):
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
ii.Will the proposed action use Integrated Pest Management Practices? Yes No
r. Will the proposed action (commercial or industrial projects only) involve or require the management or disposal Yes No
of solid waste (excluding hazardous materials)?
If Yes:
i.Describe any solid waste(s) to be generated during construction or operation of the facility:
x Construction: ____________________ tons per ________________ (unit of time)
x Operation : ____________________ tons per ________________ (unit of time)
ii.Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste:
x Construction: ________________________________________________________________________________________
____________________________________________________________________________________________________
x Operation: __________________________________________________________________________________________
____________________________________________________________________________________________________
iii.Proposed disposal methods/facilities for solid waste generated on-site:
x Construction: ________________________________________________________________________________________
____________________________________________________________________________________________________
x Operation: __________________________________________________________________________________________
____________________________________________________________________________________________________
Not applicable
✔
During construction only. Rock removal using hydraulic hammers mounted on excavators will occur if needed.
✔
✔
See attached Narrative
✔
✔
✔
✔
Page 9 of 13
s. Does the proposed action include construction or modification of a solid waste management facility? Yes No
If Yes:
i.Type of management or handling of waste proposed for the site (e.g., recycling or transfer station, composting, landfill, or
other disposal activities): ___________________________________________________________________________________
ii.Anticipated rate of disposal/processing:
x ________ Tons/month, if transfer or other non-combustion/thermal treatment, or
x ________ Tons/hour, if combustion or thermal treatment
iii.If landfill, anticipated site life: ________________________________ years
t. Will WKHproposed action at the site involve the commercial generation, treatment, storage, or disposal of hazardous Yes No
waste?
If Yes:
i.Name(s) of all hazardous wastes or constituents to be generated, handled or managed at facility: ___________________________
_________________________________________________________________________________________________________
_________________________________________________________________________________________________________
ii.Generally describe processes or activities involving hazardous wastes or constituents: ___________________________________
_________________________________________________________________________________________________________
________________________________________________________________________________________________________
iii. Specify amount to be handled or generated _____ tons/month
iv.Describe any proposals for on-site minimization, recycling or reuse of hazardous constituents: ____________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
v.Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? Yes No
If Yes: provide name and location of facility: _______________________________________________________________________
________________________________________________________________________________________________________
If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility:
________________________________________________________________________________________________________
________________________________________________________________________________________________________
E. Site and Setting of Proposed Action
E.1. Land uses on and surrounding the project site
a. Existing land uses.
i.Check all uses that occur on, adjoining and near the project site.
Urban Industrial Commercial Residential (suburban) Rural (non-farm)
Forest Agriculture Aquatic Other (specify): ____________________________________
ii.If mix of uses, generally describe:
__________________________________________________________________________________________________________
__________________________________________________________________________________________________________
b. Land uses and covertypes on the project site.
Land use or
Covertype
Current
Acreage
Acreage After
Project Completion
Change
(Acres +/-)
x Roads, buildings, and other paved or impervious
surfaces
x Forested
x Meadows, grasslands or brushlands (non-
agricultural, including abandoned agricultural)
x Agricultural
(includes active orchards, field, greenhouse etc.)
x Surface water features
(lakes, ponds, streams, rivers, etc.)
x Wetlands (freshwater or tidal)
x Non-vegetated (bare rock, earth or fill)
x Other
Describe: _______________________________
________________________________________
✔
✔
✔University Campus
2.3 5.6 +3.3
000
0 00
000
000
0 00
000
Lawn and Natural Turf Sports Fields 5 1.7 -3.3
Page 10 of 13
c. Is the project site presently used by members of the community for public recreation? Yes No
i.If Yes: explain: __________________________________________________________________________________________
d. Are there any facilities serving children, the elderly, people with disabilities (e.g., schools, hospitals, licensed Yes No
day care centers, or group homes) within 1500 feet of the project site?
If Yes,
i.Identify Facilities:
________________________________________________________________________________________________________
________________________________________________________________________________________________________
e. Does the project site contain an existing dam? Yes No
If Yes:
i.Dimensions of the dam and impoundment:
x Dam height: _________________________________ feet
x Dam length: _________________________________ feet
x Surface area: _________________________________ acres
x Volume impounded: _______________________________ gallons OR acre-feet
ii.Dam=s existing hazard classification: _________________________________________________________________________
iii.Provide date and summarize results of last inspection:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
f. Has the project site ever been used as a municipal, commercial or industrial solid waste management facility, Yes No
or does the project site adjoin property which is now, or was at one time, used as a solid waste management facility?
If Yes:
i. Has the facility been formally closed? Yes No
x If yes, cite sources/documentation: _______________________________________________________________________
ii.Describe the location of the project site relative to the boundaries of the solid waste management facility:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
iii.Describe any development constraints due to the prior solid waste activities: __________________________________________
_______________________________________________________________________________________________________
g. Have hazardous wastes been generated, treated and/or disposed of at the site, or does the project site adjoin Yes No
property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste?
If Yes:
i.Describe waste(s) handled and waste management activities, including approximate time when activities occurred:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
h. Potential contamination history. Has there been a reported spill at the proposed project site, or have any Yes No
remedial actions been conducted at or adjacent to the proposed site?
If Yes:
i.Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site Yes No
Remediation database? Check all that apply:
Yes – Spills Incidents database Provide DEC ID number(s): ________________________________
Yes – Environmental Site Remediation database Provide DEC ID number(s): ________________________________
Neither database
ii.If site has been subject of RCRA corrective activities, describe control measures:_______________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
iii.Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? Yes No
If yes, provide DEC ID number(s): ______________________________________________________________________________
iv.If yes to (i), (ii) or (iii) above, describe current status of site(s):
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
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The EAF Mapper may identify several sites but they are all located more than 2000 feet from the project site and are hydraulically downgradient.
Page 11 of 13
v.Is the project site subject to an institutional control limiting property uses? Yes No
x If yes, DEC site ID number: ____________________________________________________________________________
x Describe the type of institutional control (e.g., deed restriction or easement): ____________________________________
x Describe any use limitations: ___________________________________________________________________________
x Describe any engineering controls: _______________________________________________________________________
x Will the project affect the institutional or engineering controls in place? Yes No
x Explain: ____________________________________________________________________________________________
___________________________________________________________________________________________________
___________________________________________________________________________________________________
E.2. Natural Resources On or Near Project Site
a. What is the average depth to bedrock on the project site? ________________ feet
b. Are there bedrock outcroppings on the project site? Yes No
If Yes, what proportion of the site is comprised of bedrock outcroppings? __________________%
c. Predominant soil type(s) present on project site: ___________________________ __________%
___________________________ __________%
____________________________ __________%
d. What is the average depth to the water table on the project site? Average: _________ feet
e. Drainage status of project site soils: Well Drained: _____% of Vite
Moderately Well Drained: _____% of site
Poorly Drained _____% of Vite
f. Approximate proportion of proposed action site with slopes: 0-10%: _____% of site
10-15%: _____% of site
15% or greater: _____% of site
g. Are there any unique geologic features on the project site? Yes No
If Yes, describe: _____________________________________________________________________________________________
________________________________________________________________________________________________________
h. Surface water features.
i.Does any portion of the project site contain wetlands or other waterbodies (including streams, rivers, Yes No
ponds or lakes)?
ii.Do any wetlands or other waterbodies adjoin the project site? Yes No
If Yes to either i or ii, continue. If No, skip to E.2.i.
iii.Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, Yes No
state or local agency?
iv.For each identified UHJXODWHGwetland and waterbody on the project site, provide the following information
x Streams:Name ____________________________________________ Classification _______________________ Lakes or Ponds: Name ____________________________________________ Classification _______________________t Wetlands:Name ____________________________________________ Approximate Size ___________________ Wetland No. (if regulated by DEC) _____________________________
v.Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired Yes No
waterbodies?
If yes, name of impaired water body/bodies and basis for listing as impaired: _____________________________________________
___________________________________________________________________________________________________________
i. Is the project site in a designatedFloodway? Yes No
j. Is the project site in the 100year Floodplain? Yes No
k. Is the project site in the 500year Floodplain? Yes No
l. Is the project site located over, or immediately adjoining, a primary, principal or sole source aquifer? Yes No
If Yes:
i.Name of aquifer: _________________________________________________________________________________________
✔
>24
✔
Brown silt and clay (0-20 ft depth)
100
>24
✔100
✔100
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Page 12 of 13
m. Identify the predominant wildlife species that occupy or use the project site: ______________________________
_______________________________ ______________________________ ______________________________
______________________________ _______________________________ ______________________________
n. Does the project site contain a designated significant natural community? Yes No
If Yes:
i.Describe the habitat/community (composition, function, and basis for designation): _____________________________________
________________________________________________________________________________________________________
ii.Source(s) of description or evaluation: ________________________________________________________________________
iii.Extent of community/habitat:
x Currently: ______________________ acres
x Following completion of project as proposed: _____________________ acres
x Gain or loss (indicate + or -): ______________________ acres
o. Does project site contain any species of plant or animal that is listed by the federal government or NYS as Yes No
endangered or threatened, or does it contain any areas identified as habitat for an endangered or threatened species?
p. Does the project site contain any species of plant or animal that is listed by NYS as rare, or as a species of Yes No
special concern?
q. Is the project site or adjoining area currently used for hunting, trapping, fishing or shell fishing? Yes No
If yes, give a brief description of how the proposed action may affect that use: ___________________________________________
________________________________________________________________________________________________________
E.3. Designated Public Resources On or Near Project Site
a. Is the project site, or any portion of it, located in a designated agricultural district certified pursuant to Yes No
Agriculture and Markets Law, Article 25-AA, Section 303 and 304?
If Yes, provide county plus district name/number: _________________________________________________________________
b. Are agricultural lands consisting of highly productive soils present? Yes No
i.If Yes: acreage(s) on project site? ___________________________________________________________________________
ii.Source(s) of soil rating(s): _________________________________________________________________________________
c. Does the project site contain all or part of, or is it substantially contiguous to, a registered National Yes No
Natural Landmark?
If Yes:
i.Nature of the natural landmark: Biological Community Geological Feature
ii.Provide brief description of landmark, including values behind designation and approximate size/extent: ___________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
d. Is the project site located in or does it adjoin a state listed Critical Environmental Area? Yes No
If Yes:
i.CEA name: _____________________________________________________________________________________________
ii.Basis for designation: _____________________________________________________________________________________
iii.Designating agency and date: ______________________________________________________________________________
,I<HV
L6SHFLHVDQGOLVWLQJHQGDQJHUHGRUWKUHDWHQHGBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB
BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB
BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB
,I<HV
L6SHFLHVDQGOLVWLQJBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB
BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB
Wildlife common to developed urban and Mating pair of red-tailed hawks nest on a
suburban areas.
light pole on site.
✔
✔
Lake sturgeon and Rusty-patched Bumble bee are listed in EAF Mapper report, however, the existing site is a sports field and therefore inhospitable to
either of these species.
✔
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Page 13 of 13
e. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district Yes No
which is listed onWKH1DWLRQDORU6WDWH5HJLVWHUof Historic PODFHVRUWKDWKDVEHHQ GHWHUPLQHGE\WKH&RPPLVVLRQHURIWKH1<6
2IILFHRI3DUNV5HFUHDWLRQDQG+LVWRULF3UHVHUYDWLRQWREHHOLJLEOHIRUOLVWLQJRQWKH6WDWH5HJLVWHU of Historic Places?
If Yes:
i.Nature of historic/archaeological resource: Archaeological Site Historic Building or District
ii.Name: _________________________________________________________________________________________________
iii.Brief description of attributes on which listing is based:
_______________________________________________________________________________________________________
f. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for Yes No
archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory?
g. Have additional archaeological or historic site(s) or resources been identified on the project site? Yes No
If Yes:
i. Describe possible resource(s): _______________________________________________________________________________
ii.Basis for identification: ___________________________________________________________________________________
h. Yes No ,Vthe project site ZLWKLQILYHVPLOHVRI any officially designated and publicly accessible federal, state, or local
scenic or aesthetic resource?
If Yes:
i.Identify resource: _________________________________________________________________________________________
ii.Nature of, or basis for, designation (e.g., established highway overlook, state or local park, state historic trail or scenic byway,
etc.): ___________________________________________________________________________________________________
iii.Distance between project and resource: _____________________ miles.
i. Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers Yes No
Program 6 NYCRR 666?
If Yes:
i.Identify the name of the river and its designation: ________________________________________________________________
ii.Is the activity consistent with development restrictions contained in 6NYCRR Part 666? Yes No
F. Additional Information
Attach any additional information which may be needed to clarify your project.
If you have identified any adverse impacts which could be associated with your proposal, please describe those impacts plus any
measures which you propose to avoid or minimize them.
G. Verification
I certify that the information provided is true to the best of my knowledge.
Applicant/Sponsor Name ___________________________________ Date_______________________________________
Signature________________________________________________ Title_______________________________________
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✔
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Kimberly Michaels
December 15, 2023
PRINT FORM
Director of Landscape Architecture
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
Recreation Facility
Date Created: 01/30/24 Updated 02/05/24, 02/12/24, 05/15/24, 06/17/24,
07/16/24, 08/05/24, 08/28/24, 9/3/24
1
PROJECT DESCRIPTION
The applicant proposes to construct the Meinig Fieldhouse, an indoor sports and recreation center of
approximately 90,000 SF on the existing Robison Alumni Fields which is composed of natural grass and artificial
turf fields, sidewalks, spectator viewing areas, and parking lots. The Meinig Fieldhouse will accommodate an
artificial turf field that will be programmed to support NCAA requirements for women and men lacrosse
competitions; a varsity soccer pitch and/or varsity football field for practices; and the facility will host campus
recreation, club, and intramural sport teams. The proposed building will also include a mechanical room,
restrooms, a training room, and storage on the ground floor; two team rooms, restrooms, an area for elevated
filming and mechanical spaces on the second level mezzanine accessible by both stairs and elevator; and on
each level an area for a limited number of spectators. Site changes include construction of a multipurpose
artificial turf field, proposed landscaping, lighting, and bike racks. The project is located in central campus and
the limit of disturbance is proposed to be approximately 7 acres in total, with 5.8 acres in the City and 1.2 acres
in the Town of Ithaca.
The project site is located in the U-1 Zoning District in the City of Ithaca and will require no variances and is
located in the Low-Density Residential Zoning District in the Town of Ithaca and will require variances in the
town. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.1(b), (n), and 8(a), and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11)
and is subject to environmental review.
IMPACT ON LAND
The project is located on a tax parcel in the City of Ithaca approximately 147-acres and located on a parcel in the
Town of Ithaca approximately 31 acres. The limit of disturbance, and the project site itself is approximately 7.3
acres, with 5.8 acres in the City and 1.2 acres in the Town. The project site is a previously developed, relatively
flat site located in the Cornell University central campus. The project site is bounded by Tower Road on the
north, Weill Hall on the west, Bartels Hall and parking lot to the south, and the Robert J. Kane Sports Complex
Field on the east. The site currently has a black chain link fence along the entire perimeter enclosing an open
natural turf area/grassy playing fields in the western portion and an existing artificial turf field hockey pitch,
Robison Alumni Fields, on the eastern portion.
Project implementation will require the demolition of the grass fields and the associated utilities, the artificial
turf field, and infrastructure. Construction is expected to last approximately 16 months.
As the existing conditions include a field hockey pitch and the applicants’ previous submission included a
proposed 77,354 SF field hockey field with amenities, and now the revised project scope includes a proposed
92,098 SF (93,098 SF with perimeter curb) multipurpose synthetic turf athletic field that will support a variety of
sports activities for much of the year, City Planning staff has recommended the environmental review be
segmented because a future portion of this project, the replacement of the field hockey field will take place
entirely within the Town of Ithaca, City of Ithaca Planning Board approval of the proposed Meinig Fieldhouse
does not commit the Town of Ithaca to approve any of the development of a field hockey field associated with
the property on Game Farm Road in the Town of Ithaca, and segmentation of the environmental review for the
new Meinig fieldhouse in the City of Ithaca and Town of Ithaca from the environmental review for any future
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
Recreation Facility
Date Created: 01/30/24 Updated 02/05/24, 02/12/24, 05/15/24, 06/17/24,
07/16/24, 08/05/24, 08/28/24, 9/3/24
2
development of the field hockey field in the Town of Ithaca will not be less protective of the environment,
because the construction and use of a fieldhouse in the City of Ithaca in central campus does not share common
environmental impacts with the construction and use of a new field hockey field over one and half miles away
off of central campus in the Town of Ithaca in terms of traffic, noise, lighting, visual, stormwater, utilities and
other impacts. The permissible segmentation will be included in the C/SEQR determination resolution in which
the Lead Agency will determine.
The proposed 90,000 SF building will be located in the SE section of the approximate 305,000 SF project site,
with a building footprint approximately 2.1 acres The total area of disturbance for the proposed building and
associated improvements is 7.3 acres. The area of impervious surface will increase from 4.07 acres to 5.79 acres,
for a net increase of 1.72 acres of impervious surfaces. According to the application, no material will be removed
from the site (3600 CY cut and fill); all excavated materials will remain on site. The Alumni Field work will require
an additional 3,500 CY of imported aggregate (Supplemental Information, June 10, 2024, submitted by the
applicants).
In the Report on Cornell University Indoor Sports and Recreation Center & Field Hockey Pitch dated February
2024 and prepared by H & A of New York Engineering and Geology, LLP, the engineers determined the site to be
“generally favorable for supporting new building loads on conventional spread footing foundations founded
directly on naturally deposited soils.” The report specifies the design for the shallow foundations of the
proposed indoor sports facility. As for the artificial turf, at the time of the report it was proposed to be a field
hockey turf, they recommended removal of existing topsoil down to subgrade elevation, then using a large
compaction roller to prepare “firm, dry and stable subgrade,” and “maintaining a dry and undisturbed design
subgrade” during the construction of the artificial turf field and for the permanent condition, “At a minimum,
the sub-turf drainage systems must be designed such that the system is entirely and at all times above
groundwater level.” The engineers detailed the system as such:
Pending further discussions with Sasaki regarding final surface grading and estimated runoff
volume calculations, we recommend a sub-turf drainage system design comprised of a layer
of double-washed, AASHTO No. 57 crushed stone (Sasaki to determine minimum thickness
required) with perforated HDPE pipes (sized by Sasaki) embedded within the crushed stone so
as to effectively collect and transport by gravity any accumulated runoff water that filters
from the turf layer above to an appropriately sized on-site collection/groundwater
recharge/infiltration system (or direct discharge into a permitted storm drain). Prior to
placing the crushed stone and perforated piping, and to facilitate vertical drainage of
stormwater, a nonwoven geotextile fabric (Mirafi 160N or similar) should be placed on top of
the prepared and approved subgrade.
The artificial turf has a life cycle of approximately 8-12 years. The applicants in their letter to the City dated July
8, 2024 indicated that the synthetic turf and its various components will be reused and recycled in the following
ways:
1. The performance shock pad will be used for 2-3 synthetic turf cycles and can be recycled for
use in future shock pads
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
Recreation Facility
Date Created: 01/30/24 Updated 02/05/24, 02/12/24, 05/15/24, 06/17/24,
07/16/24, 08/05/24, 08/28/24, 9/3/24
3
2. The infill for the field will be extracted and either reused in replacement fields or recycled at a
turf processing facility
3. The blades can be repurposed for other sports facilities or converted to mixed polymer plastic
products
The July 8th letter further cites recent removal of synthetic turf projects at Cornell:
1. The Schoellkopf Synthetic Turf Replacement project from 2016 included sand and
rubber infill reuse that was extracted from the existing field and used on the new field.
The turf was repurposed by Artificial Grass Recycling Corporation.
2. Portions of the outfield synthetic turf, from the Hoy Baseball Field 2023 project, were
reclaimed and used in the indoor hitting facility at Booth field. The turf and rubber and
sand infill were sent to ReTurf, an artificial turf reuse company based out of Statesville,
North Carolina.
As artificial turf is an impervious synthetic surface, the Lead Agency asked the applicants to consult a natural turf
expert regarding the feasibility of using natural turf instead of artificial turf. Dr. Frank Rossi, New York State
Extension Turfgrass Specialist and Associate Professor of Horticulture in the School of Integrative Plant
Science at Cornell University Ithaca campus submitted a letter to the Lead Agency dated August 29, 2024,
outlining his professional opinion on the proposal for the outdoor synthetic turf field. Dr. Rossi states:
Synthetic turf systems have advantages for usage, especially during the spring sports season, that
simply cannot be matched by any currently available natural grass systems… Considering cost,
benefit, and environmental concerns, natural grass systems cannot meet the expected use demands
of these fields for spring sports seasons, even with investments in the latest technology and not
considering energy intensive inputs of mowing, irrigation, and nutrient use (we currently manage the
field with few pesticides). The latest technology is also very expensive, typically employed only by
professional sports teams and major Division 1 athletics programs for competition fields and involves
artificial lighting and temperature-controlled root zone systems using hydronics for heating and
cooling—practices that come with an associated energy inputs and carbon emission cost.
Dr. Rossi further elaborates that he does share the concerns of some community members regarding the PFAS
and microplastics, but that latest research papers indicate eliminating crumb rubber infill and using a plant-
based infill addresses most of these concerns. He further states, “While this would have the effect of limiting
some use of the outdoor field in the coldest winter months due to freezing, I have strongly recommended to the
project team that they consider this change and develop best practices for managing natural in-fill surfaces.”
Dr. Rossi also recognizes the stormwater system proposed by the project engineers. David Herrick, T.G. Miller,
Principal Engineer with P.C. Engineers and Surveyors, confirmed at the City of Ithaca Planning Board meeting on
September 3, 2024, the proposed stormwater system will remove sediments, including microplastics, down to a
particle size of 0.212 millimeters. This is adequate to prevent movement of microplastics larger than .212
millimeters off the playing surface in stormwater.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
Recreation Facility
Date Created: 01/30/24 Updated 02/05/24, 02/12/24, 05/15/24, 06/17/24,
07/16/24, 08/05/24, 08/28/24, 9/3/24
4
The applicants stated at the City of Ithaca Planning Board meeting on September 3, 2024, that they are
committed to meeting the goal that there artificial turf will not contain or be treated with PFAS in the New York
Article 27, Title 33 Carpet Collection Program Environmental Conservation (ENV) CHAPTER 43-B, ARTICLE 27- NY
Carpet EPR (Extended Producer Responsibility) Law that will go into effect on December 28, 2024. Further, the
applicants agreed to third party testing of the artificial turf carpet before it leaves the manufacturer. The results
will be submitted to the City staff.
The Lead Agency has determined that based on the information above, no significant impact to land is
anticipated.
IMPACT ON GEOLOGIC FEATURES
The site is in a previously developed area at Cornell University with no geologic features present.
The Lead Agency has determined that based on this information, no significant impact on geologic features is
anticipated.
IMPACT ON SURFACE WATER
The site does not contain surface water features. The natural turf fields generally drain towards the west over
<2% gentle slopes and the artificial turf field/field hockey field generally pitches to the south.
The proposed building is approximately 90,000 SF and replaces an existing artificial turf field hockey field and
associated amenities. A synthetic turf field of 93,098 SF with perimeter curb is proposed to the west of the
building and will be built as a multipurpose athletic field. According to the FEAF I submitted by the applicant, the
net change in impervious materials will be an increase from the existing 2.3 acres to proposed 5.6 acres
impervious surfaces. A total increase of approximately 1.72 acres of impervious surfaces.
The applicants propose, “Stormwater drainage improvements in support of the proposed building and artificial
turf field will include a system of drainage inlets, manholes, underdrains, roof leader connections, and swales.
Drainage patterns will remain consistent with the existing conditions to the maximum extent possible.” (Site
Plan Review Application Report, 12/15/23). As well, the Report further elaborates the stormwater systems:
Runoff from the proposed building and artificial turf field will be conveyed to a single below
grade detention system with the required volume to detain the 1% chance storm event. This
system will use manufactured chamber units encased in an envelope of stone and be located
underneath the turf field. Diversion structures will be placed upstream of the detention system
to direct runoff from low flow events to the system’s pretreatment “isolator rows”. Higher
flow events will bypass the isolator rows and enter the system directly. An outlet control
structure will be installed downstream of the system to ensure discharge rates do not exceed
the existing conditions. Water quality treatment, including both the required water quality
volume (WQv) and runoff reduction volume (RRv), will be provided by means of infiltration.
Permeability testing will be performed in accordance with the NYSDEC Stormwater Design
Manual. A bioretention filter located in the open space north of the building will provide
additional WQv treatment as well as contribute to (RRv). Additional WQv will be provided by a
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
Recreation Facility
Date Created: 01/30/24 Updated 02/05/24, 02/12/24, 05/15/24, 06/17/24,
07/16/24, 08/05/24, 08/28/24, 9/3/24
5
Hydrodynamic Separator which will treat runoff collected from adjacent impervious areas. All of
the proposed permanent stormwater management practices will be located within the City of
Ithaca.
The applicants are proposing a 2,295 SF bioretention filter with a forebay approximately 850 SF in the northwest
corner of the project which will receive runoff from 24% of the roof area of Meinig Fieldhouse as well as runoff
from .32 acres of the site. The filter will remove pollutants, slow down and cool the stormwater. The applicants’
letter to the City dated 7/8/24, further elaborates “The remaining area of the roof is collected and conveyed to
the below-grade detention and sand filter system below the new outdoor field.” The entire Alumni field and
green space north of the building drain to a below- grade detention and sand filter system while the sidewalks
and landscape area to the south of the building drain through a Hydrodynamic separator.
David Herrick, T.G. Miller, Principal Engineer with P.C. Engineers and Surveyors, confirmed at the City of Ithaca
Planning Board meeting on September 3, 2024, the proposed stormwater system will remove sediments,
including microplastics, down to a particle size of 0.212 millimeters, using a sand filter and non-woven
geotextile. With all of the above for stormwater management, all of the stormwater will be treated.
The total area of disturbance is greater than 1 acre, so the project team will submit a Full SWPPP, including
erosion and sediment control practices during construction to the City of Ithaca in order to comply with NYSDEC
regulations.
Therefore, based on the information above and complete adherence to an accepted SWPPP, the Lead Agency
has determined that no significant impact to surface water is anticipated.
IMPACT ON GROUNDWATER
The proposal is a project in a previously developed area of natural and artificial turf and as such does not include
operational activities that impact groundwater. The average depth to the water table on the project site is
approximately greater than 24 ft.
According to the Report on Cornell University Indoor Sports and Recreation Center & Field Hockey Pitch dated
February 2024 and prepared by H & A of New York Engineering and Geology, LLP, groundwater was encountered
in two of the ten borings, located 14-10.4 ft bgs, located approximately at 860-864.6 elevation. At the other eight
test boring locations, “groundwater was not encountered to the bottom of the test boring (approximately 12 to
20 ft bgs).” The engineers further stated, “Locally perched groundwater levels may be encountered at other
locations across the site associated with trapped stormwater.” Any groundwater encountered during excavation
will be handled in accordance with all state and local laws. The engineers also detail the sub-turf drainage systems
in the report, see also Impact On Land.
The Lead Agency has determined that based on the information above, no significant impact to groundwater is
anticipated.
IMPACT ON FLOODING
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
Recreation Facility
Date Created: 01/30/24 Updated 02/05/24, 02/12/24, 05/15/24, 06/17/24,
07/16/24, 08/05/24, 08/28/24, 9/3/24
6
The project site is not located in a flood zone, and it is not near any waterbody that may contribute to flooding.
The Lead Agency has determined that based on the information above, no significant impact on flooding is
anticipated.
IMPACTS ON AIR
According to information provided by the applicant, construction is projected to last approximately 16 months.
Excavation and preparation of foundations additionally create the potential for increased airborne dust and dirt
particles. Impacts to air quality will be limited to the period associated with construction activities. During
construction, the applicant will employ the following applicable dust control measures, as appropriate:
• Misting or fog spraying the site to minimize dust;
• Maintaining crushed stone tracking pads at all entrances to the construction site;
• Re-seeding disturbed areas to minimize bare exposed soils;
• Keeping roads clear of dust and debris;
• Requiring construction trucks to be covered; and
• Prohibiting burning of debris on site.
The Lead Agency has determined that with the mitigation measures during construction identified above, no
significant impact to air is anticipated.
IMPACTS ON PLANTS AND ANIMALS
The project site is in a previously developed area located south of Tower Road and is bordered by Weill Hall on
the west, Bartels Hall and a parking lot to the south, and the Robert J. Kane Sports Complex Field on the east.
The 7.3-acre project site has an existing artificial turf field hockey field on the eastern portion and natural turf
fields on the western side. On the southern side of the project is a row of deciduous trees, which includes Red
Oak, Quercus rubra. Wildlife likely to be encountered on or near the project site include invertebrates, small
mammals, and birds including red-tailed hawks who nest on the sports lighting poles.
The applicants propose to remove 18 trees, including one 6” red maple and 17 red oaks ranging in size from 6-
10” DBH for the project (Site Protection & Removals Plan L1-01, dated 04/19/24 prepared by Sasaki). The
applicants expect to have a net addition of 42 trees to the project site. According to the Planting Plan L5-01 and
the Planting Schedule L5-02 both dated April 19, 2024 and prepared by Sasaki, the applicants proposed 60 new
trees, many shrubs, diverse groundcovers, and a low mow native upland species mix on the site. The applicants
propose to plant meadow grasses, a rain garden, native trees, and native shrubs.
The applicants will also maintain the two existing sports lighting poles that serve as nesting locations to a pair of
red-tailed hawks. According to Additional Materials dated April 19, 2024 prepared by the applicants, “The
nesting season for red-tailed hawks typically runs from March to June, which is being taken under consideration
for the construction of the fieldhouse and outdoor field. The hawks seem especially resilient, since numerous
construction projects have occurred during their occupation in this area of campus, and they continue to make
this location their home.” Miyoko Chu, Senior Director, Communications, at the Cornell Lab Of Ornithology
wrote in her letter written June 6, 2024, “Disturbance close to the nest should be minimized to reduce the
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
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07/16/24, 08/05/24, 08/28/24, 9/3/24
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chances of disruption or abandonment. Nesting typically occurs February through June. During those months,
the contractor should coordinate with the Cornell Lab of Ornithology advisory team to identify workarounds
where possible and adjust if needed based on the hawks’ behaviors.”
The Lead Agency has determined that based on the information above and following the consultation and
guidelines of the Cornell Lab of Ornithology during construction, no significant impact on plants and animals is
anticipated.
IMPACT ON AGRICULTURAL RESOURCES
The project site is not in or adjacent to an agricultural area, therefore, the Lead Agency has determined no
significant impact to agricultural resources is anticipated.
IMPACT ON AESTHETIC RESOURCES
According to the Tompkins County Scenic Resource Views, there are no scenic resources located adjacent to or in
vicinity of the Project Site. Additionally, there are no locally identified scenic resources located near the project
site.
The proposed building will be a mixture of materials composed mainly of metal panels installed horizontally and
angled glazed storefront windows at each corner of the building to provide views in and out and allow natural
light into the sports center. The proposed artificial multipurpose alumni field to the west will fit in with the Kane
field complex to the east. The applicants propose natural landscape spaces around the building.
The building and site materials will be further reviewed during the site plan review.
Based on the information above, the Lead Agency has determined that no significant impacts to aesthetic
resources is anticipated.
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
The site is not located within a historic district, and the existing site is not designated at the local or state level as
an historic resource. The closest historic building is Fernow Hall which is located approximately 350’ to the north
of the project site, while historic districts are located over 1700’ from the project site.
Based on the information provided above, the Lead Agency has determined no significant impact on historic and
archaeological resources is anticipated.
IMPACT ON OPEN SPACE AND RECREATION
The project site is located on a previously developed area on the Cornell campus. The site is surrounded by other
athletic fields and university buildings with athletic functions. The proposed building, landscape, pedestrian, and
bicycle amenities fit into the context of the existing space in this part of central campus.
As a result of the information provided above, the Lead Agency has determined that no significant impact to
open space and recreation is anticipated.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
Recreation Facility
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IMPACT ON CRITICAL ENVIRONMENTAL AREAS
There are no critical environmental areas located within the City of Ithaca and the Town of Ithaca for this project.
However, Tompkins County identifies Unique Natural Areas (“UNAs”) throughout the county, which are part of
the landscape that has outstanding geological and environmental qualities, such as special natural communities,
or plants and animals that are rare or scarce elsewhere in the county or region. A UNA is not a regulatory
designation and does not provide legal protection for an area but signals that special resources may exist that
require project modification.
The closest UNA to the project site is UNA 136, Cascadilla Creek Gorge, separated from the project site by access
roads, buildings, Campus Road, and Hoy Road. The building is not visible from the gorge.
As a result of the information provided above the Lead Agency has determined no significant impact to Critical
Environmental Areas is anticipated.
IMPACT ON TRANSPORTATION
Pedestrians & Cyclists
The applicants propose many pedestrian paths through the site and around the perimeters of the proposed
building and proposed artificial turf filed. These paths will be asphalt and concrete, a minimum of six feet wide,
and will connect with the existing pedestrian network. Other amenities include precast concrete seat walls, cast-
in-place concrete stairs, stainless steel railings and guardrails, and a black vinyl chain link fence with appropriate
gates along the alumni field perimeter.
According to Additional Materials dated April 19, 2024 and submitted by the applicants, “Bicycle parking on the
site has been reconfigured and includes a total of 21 bicycle parking spaces separated into three bicycle parking
facilities…bicycle parking facilities will be easily accessible from pedestrian or fire access pathways and not
intrude into these walkways.”
Vehicular & Fire Access
The project will not add any new parking spaces, however there are adjacent parking lots that can serve the
proposed building. Adjacent to the north of the project site is the Alumni Lot which has 225 spaces 3 of which
are permanent ADA parking spaces and to the south of the project is the Bartels Lot which will have 79 parking
spaces with the removal of one space due to this project, eight of which are ADA accessible spaces. The new
facility is expected to be used primarily by students, so there will be little demand for parking.
According to the applicant, in the Site Plan Review Application Report prepared 12/15/23:
The project site will be accessible to fire and emergency vehicles from four points. Two 20-feet
wide angled curbs are proposed to the north of the Meinig Fieldhouse structure from the Alumni
Field parking lot, and two 20-feet wide flush curbs are proposed to the south of the structure,
from the parking area adjacent to the Friedman Wrestling Center. A continuous pathway of
minimum 20 feet width is proposed around the entire perimeter of the Meinig Fieldhouse
structure, allowing access for fire apparatus. The pathway along the north side of the Meinig
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
Recreation Facility
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Fieldhouse structure is proposed to be 26 feet wide, offset from the building facade between 15
feet and 30 feet to accommodate fire apparatus aerial access. The northernmost lane of the
existing parking area adjacent to the Friedman Wrestling Center (20 feet minimum width) will
serve fire apparatus access along a portion of the southern access route. A paved point of access
at the northeast corner of the exterior turf field will provide access onto the playing surface for
emergency vehicles. The Fire Apparatus Access Routes sheet and Vehicle Tracking diagrams are
provided in the technical drawing set under separate cover.
Construction Related Impacts
Construction is expected to take approximately 16 months, and the applicants anticipate the third quarter in
2025 to be the busiest time of construction, with a maximum of 80 workers expected on site in a single day.
“Construction vehicles will be directed to access the site via a prescribed route from Tower Road for new field
work and from Campus Road for the building work.” (Site Plan Application Report, 12/15/23).
The applicants submitted a construction logistics diagram labeled Site Construction logistics, approximately
November 2024 - March 2026 in their April 19, 2024 submittal which shows locations for construction staging,
construction entrance, fire access, etc. As well in the same submission the applicants state:
Construction staging and laydown will be located north of the proposed building and west of the
existing Robison Alumni Field Hockey Field. Palm Road lot will be used as overflow contractor
parking and staging as needed.
Construction vehicles will be directed to access the site via a prescribed route from Tower Road
for new field work and from Campus Road for the building work. The project will generate
approximately 1,200 truck roundtrips over a three- month period. The largest volumes of truck
activity would be associated with importing general fill used for rough grading the site and
bringing the new building up to finished floor elevation, when a maximum of 30 trucks could be
expected to arrive on site in a single day.
Most long-distance delivery routes to/from Cornell's campus utilize route 81 north or south.
Traffic leaving the site and heading north would exit campus on Tower Road, utilize route 366 to
route 13 to 81 north. Traffic leaving the site and heading south would exit campus on Hoy Road,
use Pine Tree Road to route 79 to 81 south. Route diagrams are included below.
As for utility work, Tower Road will need to be closed for two weeks during the summer and rerouting traffic will
be necessary, and two parking lots, one south of Tower Road and North of Campus Rd will need to be closed for
approximately two weeks. The existing sidewalks will be demolished and reconstructed, so pedestrian traffic will
be rerouted to the south of Bartels Hall to the existing sidewalk along Campus Rd and rerouted to remain on the
existing sidewalk between Weill Hall and the Biotechnology Building.
As a result of the information provided above, the Lead Agency has determined that no significant impact on
traffic is anticipated.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
Recreation Facility
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07/16/24, 08/05/24, 08/28/24, 9/3/24
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IMPACT ON ENERGY
On August 4, 2021, the Ithaca Energy Code Supplement (IECS) went into effect for all new buildings constructed
in Ithaca. The IECS prioritizes electrification, renewable energy, and affordability with the following objectives:
“deliver measurable and immediate reductions in greenhouse gas (GHG) emissions from new buildings, major
renovations, and new additions; promote best practices in the design of affordable buildings to deliver reduced
GHG emissions; and provide a rapid but orderly transition to buildings that do not use fossil fuels for major
building energy needs such as space heating and hot water heating, by 2026. For construction subject to the
Ithaca Energy Code Supplement, requirements for reductions in GHGs go into effect in three steps: 2021, 2023,
and 2026.”
From August 4, 2021, until 2023 all new buildings must produce 40% fewer greenhouse gas emissions than the
Energy Conservation Construction Code of New York State requires. Beginning in 2023, the IECS will increase the
requirements of new construction to produce 80% fewer greenhouse gas emissions than the Energy
Conservation Construction Code of New York State requires, and by 2026 all newly constructed buildings in
Ithaca will be required to be net-zero buildings that do not use fossil fuels. The IECS supports Ithaca’s Green New
Deal which aims to “achieve an equitable transition to carbon-neutrality” community-wide by 2030.
The Building Division will oversee implementation and enforcement of the IECS.
Further, at the September 3, 2024, City of Ithaca Planning Board meeting, the applicants confirmed they are
proposing to purchase offsite renewable energy to meet the energy requirements.
As a result, from the information provided above, the Lead Agency has determined that no significant impact to
energy is anticipated.
IMPACT ON NOISE, ODOR & LIGHT
Based on information provided by the applicant construction will last approximately 16 months. The project is in
a developed area on Cornell campus. Noise producing construction activities, especially foundation work, will
temporarily affect residents in the immediate area. The exterior lighting will be LED and dark sky compliant. The
interior lighting will utilize an LED system, and daylight and occupancy-based control systems where required.
Noise producing construction activities will temporarily impact residents in the immediate area. Noise producing
construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M., Monday through Friday (or
Saturday 9:00 A.M. to 5:30 P.M. with advance notification to and approval by the Director of Planning and
Development).
As a result of this information, the Lead Agency has determined no significant impact on noise, odor, and light is
anticipated.
IMPACT ON HUMAN HEALTH
The project site has no reported spills in the NYDEC Spills Incidents database or in the Environmental
Remediation database.
City of Ithaca
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Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
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The applicants are proposing a synthetic turf system at the outdoor Alumni Field as well as inside the Meinig
Fieldhouse. The indoor artificial turf field is proposed to contain an infill comprised of sand, and either recycled
crumb rubber or a virgin synthetic rubber. The indoor field will have walk-off mats for the materials at the field
exits. The outdoor artificial turf field is proposed to contain a plant-based infill and possibly sand.
According to the Additional Materials submission dated April 19, 2024 by the applicants:
[the artificial fields] are composed of a dual long-fiber system, with both slit film and
monofilament polyethylene fibers, sand and rubber infill, and a performance shock pad. The
synthetic turf system is chosen based on the One Turf Concept that considers individual
components, longevity, and overall performance requirements including player safety. The One
Turf Concept was created by International Federation of Association Football {FIFA), World
Rugby, and International Hockey Federation {FIH). Performance requirement parameters, as
shown in the chart below, include shock absorption, vertical all roll {large ball), and vertical ball
rebound.
Synthetic turf fields are replaced every 8-12 years depending on performance and wear. During
the field replacement process, the existing turf will be recycled.
Cornell University is advancing the use of synthetic turf to provide a surface that can be used for
athletic, recreation and wellness activities even when the weather is not favorable. Due to rain
and/or snow, synthetic turf allows for heavy use by all university programs throughout the entire
year. The current grass fields are not usable November - April and during periods of prolonged
inclement weather. Additionally, synthetic turf significantly reduces the need for high levels of
maintenance: mowing, fertilizing, painting lines, and repairing any damage done to the grass.
The applicants submitted an 11-page memo from H & A of New York Engineering and Geology, LLP, dated April
2, 2024, which provides “a summary of recently published studies and reports that evaluate the safety (health
and environmental risks) of using synthetic turf athletic fields, with focus on chemicals contained in or
associated with synthetic turf.” The memo “addresses potential health and environmental effects
associated with synthetic turf field system components, with a focus on crumb rubber and EDPM infill, and a
focus on the shock pad, backing, and turf blade components.”
The memo cites several peer-reviewed research studies and from these studies focused on the chemical and
health and environmental effects associated with crumb rubber and EDPM infill, the engineers summarize, “The
information provided by these studies demonstrate that the chemicals that are in crumb rubber infill are
unlikely to come out of the materials at concentrations that would harm people or the environment. By
comparison chemicals are present at lower concentrations in EDPM and would not come out at concentrations
that would harm people or the environment. Consequently, rubber infills are safe for contact by people and will
not harm groundwater or surface water.” The memo also evaluates peer-reviewed research pertaining to the
heat island effect and artificial turfs and summarizes, “Collectively, this information suggests that, while
synthetic turf field surfaces get warmer than natural turf field surfaces, air temperatures above synthetic turf
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Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
Recreation Facility
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surfaces warm only marginally more than those above natural turf field surfaces, and that synthetic field
surfaces do not retain heat once daytime heating is discontinued. These differences are substantially minimized
on cloudy days and do not exist on overcast days.”
The New York State Department of Health (NYDOH) provides information about health and safety issues related
specifically to crumb-rubber infilled synthetic turf on its website last revised in October 2018 via a Fact sheet
(https://health.ny.gov/environmental/outdoors/synthetic_turf/crumb-rubber_infilled/fact_sheet.htm ). NYDOH
summarizes the information as follows: studies have found no consistent differences in injury rates between
natural and rubber-infilled synthetic turf; skin cuts and abrasions may result from contact with any athletic field
natural or synthetic turf; results from numerous studies suggest the potential for chemical exposures from
crumb rubber or synthetic turf is low but does mention further studies at the federal government level and
California are underway to fill data gaps; and that surface temperatures on crumb-rubber infilled synthetic turf
fields “can reach levels of discomfort and may contribute to heat stress. This warrants consideration when
making decisions about installing and using a synthetic turf field. While watering synthetic turf may briefly
reduce surface temperatures, a number of factors may influence its effectiveness. People using these fields
should be advised to remain hydrated and to seek relief from the heat in shaded areas.”
NYDOH sites several research studies including one at Brigham Young University in Utah in June 2022, University
of Missouri, and Penn State University indicating synthetic turf fields absorb heat, resulting in surface
temperatures much higher than the surrounding air temperatures. Surface temperatures on synthetic turf fields
ranged from 117 degrees to a maximum of 200 degrees Fahrenheit.
The Centers for Disease Control and Prevention/Agency for Toxic Substances and Disease Registry
(CDC/ATSDR) and the U.S. Environmental Protection Agency (EPA), in collaboration with the Consumer
Product Safety Commission (CPSC), launched a multi-agency research effort in February 2016, entitled Federal
Research Action Plan on Recycled Tire Crumb Used on Playing Fields and Playgrounds (FRAP) to characterize
potential human exposures to the substances associated with recycled tire crumb rubber used on synthetic
turf fields. The research was reported in two parts with Part 1 published in 2019 and Part 2 published in April
2024. The study is not a risk assessment but aims to be useful to the understanding of potential for human
exposure to chemicals found in recycled tire crumb rubber used on synthetic turf fields. The overall
conclusions for the playing fields study are as follows
In general, the findings from the entire playing fields portion of the FRAP activities (both the
Tire Crumb Characterization Part 1 and the Tire Crumb Exposure Characterization Part 2
combined) support the conclusion that although chemicals are present (as expected) in the
tire crumb rubber and exposures can occur, they are likely limited; for example:
• Generally, only small amounts of most organic chemicals are released from tire
crumb rubber into the air through emissions. For many analytes measured during active
play at the outdoor fields, next-to-field concentrations in air were not different than
background samples while others were somewhat higher.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
Recreation Facility
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• For metals, only small fractions are released from tire crumb rubber into simulated
biological fluids (average mean about 3% for gastric fluid and <1% for saliva and sweat plus
sebum) compared to a default assumption of 100% bioaccessibility.
• In the biomonitoring pilot study, concentrations for metals measured in blood were
similar to those in the general population.
• No differences in PAH metabolites in urine were observed in the supplemental
biomonitoring study between study participants using natural grass fields and those on
synthetic turf fields with tire crumb rubber infill.
Currently, there are no federal or New York state regulations for crumb-rubber infill or artificial turf. New York
State passed a law, Article 27, Title 33 Carpet Collection Program Environmental Conservation (ENV) CHAPTER
43-B, ARTICLE 27- NY Carpet EPR (Extended Producer Responsibility) Law that will go into effect on December
28, 2024. This New York law establishes mandatory goals for recycling and post-consumer content in new
carpet, convenient collection statewide, education and awareness, specific goals for closed-loop recycling, and
the phase out of per- and polyfluoroalkyl substances (PFAS) from new carpet production. Artificial turf is
included in the law. By December 31, 2026 no carpet offered for sale shall contain or be treated with PFAS
substances. (https://dec.ny.gov/environmental-protection/recycling-composting/carpet )
At the September 3, 2024 City of Ithaca Planning Board meeting, the applicants agreed to third part testing to
confirm the artificial turf they will use will not contain or be treated with PFAS.
See Impact on Land Section.
As a result of this information, the Lead Agency has determined no significant impact to human health is
anticipated.
CONSISTENCY WITH COMMUNITY PLANS
The project is consistent with the City of Ithaca’s Comprehensive Plan as this building is in support of Secondary
Education. The project site is located in the U-1 Zoning District where the primary use is Post-Secondary
Education. The project will require no variances with the City.
The project site is also located in the Low-Density Residential (LDR) Zoning District in the Town of Ithaca. The
town of Ithaca does not have a zone aligned with Higher Education or Institutional uses, and due to the
limitations of the low-density residential zone, Cornell needs to obtain variances for nearly every project in the
Town of Ithaca. The project is an allowed use with a special use permit in the LDR zone as part of an institution
of higher learning. The project will require an area variance from the Town of Ithaca Zoning Boards of Appeals as
the height of the proposed building is approximately 56’ from average grade plan and LDR limits building height
to 38 feet below interior grade or 36’ below exterior grade. The project will also require an area variance for lot
coverage as it adds approximately .5 acres of building footprint on the Town of Ithaca parcel, 67.-1-13.2. In a
memo addressed to the City Planning and Development Board from the Town of Ithaca Planning Board dated
July 23, 2024, the Town Board states the zoning variances are not expected to create significant adverse visual
impacts, “considering that: (a) there are no locally or regionally recognized scenic resources or vistas that will be
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Project Name: Cornell University Meinig Fieldhouse Indoor Sports and
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impacted by the proposal, (b) it is typical for a university campus to contain buildings that are taller than
residences, and (c) the proposed Meinig Fieldhouse building will be surrounded by much taller structures; thus,
its height will not be out of character with the height of surrounding structures.”
As a result of this information, the Lead Agency has determined no significant impact to consistency with
community plans is anticipated.
CONSISTENCY WITH COMMUNITY CHARACTER
The project is a sports facility building, with a footprint of approximately 2.1 acres and approximately 90,000 SF
of space that will provide. The proposed facility will support students and the campus with indoor practice and
competition space for athletics, recreation needs and club sports.
The proposed building is located in a part of central campus that has several athletic facilities and fields, fitting in
functionally to the surrounding character. The proposed building is designed to “embrace the spirit of outdoor
play indoors.” This is achieved through the materiality of the proposed building (Site Plan Review Application
Report, 12/15/23):
The majority of the building envelope is composed of insulated metal panel installed horizontally
and decreasing in width from the bottom of the facade to the top. The metal panel finish is
paired in contrast with angled glazed storefront at each of the four corners. The large triangle
shaped glazed openings provide views in and out of the facility and incorporate natural light into
the activity space.
The proposed building will be flanked by athletic fields, with the proposed artificial multipurpose alumni field
situated to the west and the existing the Kane Sports Complex Field situated to the east of the building.
Based on the information provided above, the Lead Agency has determined no significant impact on community
character is anticipated.
Prepared by: Nikki Cerra, Environmental & Landscape Planner and revised by the Planning Board
APPROVED RESOLUTION City of Ithaca Planning & Development Board
S/CEQR Negative Declaration Meinig Fieldhouse- Indoor Sports & Rec Center
239 Tower Rd
September 3, 2024
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site
plan approval for an indoor sports and recreation center located at 239 Tower Rd by Kimberly Michaels,
Trowbridge Wolf Michaels, a Fisher Associates Landscape Architecture Studio, and
WHEREAS: the applicant proposes to construct the Meinig Fieldhouse, an indoor sports and recreation
center of approximately 90,000 SF on the existing Robison Alumni Fields which is composed of natural
grass and artificial turf fields, sidewalks, spectator viewing areas, and parking lots. The Meinig Fieldhouse
will accommodate a field that will be programmed to support NCAA requirements for women and men
lacrosse competitions; a varsity soccer pitch and/or varsity football field for practices; and the facility will
host campus recreation, club, and intramural sport teams. The proposed building will also include a
mechanical room, restrooms, a training room, and storage on the ground floor; two team rooms, restrooms,
an area for elevated filming and mechanical spaces on the second level mezzanine accessible by both stairs
and elevator; and on each level an area for a limited number of spectators. The project is located in central
campus and the limit of disturbance is proposed to be approximately 7 acres in total, with 5.8 acres in the
City and 1.2 acres in the Town of Ithaca. The project site is located in the U-1 Zoning District in the City
of Ithaca and will require no variances and is located in the Low-Density Residential Zoning District in the
Town of Ithaca and will require variances in the town, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-
4 B.1(b), (n), and 8(a), and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is
subject to environmental review, and
WHEREAS: NYS Department of Environmental Conservation, Tompkins County Department of Health, City
of Ithaca, Tompkins County Department of Planning and Sustainability, and Town of Ithaca, all potentially
involved agencies in this action, have consented to the Planning Board acting as Lead Agency for this project,
and
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has
primary responsibility for approving and funding or carrying out the action, did on January 23, 2024
declare itself Lead Agency in Environmental Review for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on September 3,
2022, review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted
by the applicant, and Parts 2 and 3 prepared by Planning staff; Indoor Sports and Recreation Center &
Multi-Purpose Field Packet (26 pp C100-L8-11) dated 04/19/24 and prepared by Project Consultants
including Sasaki Architect + Landscape Architect, T.G. Miller, P.C., Lemessurier, RFS Engineering,
Howe Engineers; Vehicle Tracking Study (2 pp) prepared by above consultants and dated 03/20/23;
Seven diagrams dated 04/19/24 and prepared by TWLA A Fisher Associates Landscape Architecture
Studio; and other application materials, and
WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and
any received comments have been considered, now, therefore, be it
RESOLVED: That, per the requirements outlined in 6NYCRR Part 617.3(g) of the New York State
Environmental Quality Review Act, the segmentation of the above-referenced action from future phases of
development is warranted, given that:
1. City of Ithaca Planning Board approval of the proposed Meinig Fieldhouse does not commit the
Town of Ithaca to approve any of the development of a field hockey field associated with the
property on Game Farm Road in the Town of Ithaca;
2. As the proposed development of the field hockey field is located entirely in the town, the Town of
Ithaca will establish itself as Lead Agency for this action; and
3. Segmentation of the environmental review for the new Meinig fieldhouse in the City of Ithaca and
Town of Ithaca from the environmental review for any future development of the field hockey
field in the Town of Ithaca will not be less protective of the environment, because the construction
and use of a fieldhouse in the City of Ithaca in central campus does not share common
environmental impacts with the construction and use of a new field hockey field over one and half
miles away off of central campus in the Town of Ithaca in terms of traffic, noise, lighting, visual,
stormwater, utilities and other impacts.
AND BE IT FURTHER RESOLVED: that the City Planning Board determined, as elaborated in the
FEAF Part 3, that the proposed project will result in no significant adverse impacts on the environment and
a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be issued in
accordance with the provisions of Part 617 of SEQRA.
Moved by: Khoury
Seconded by: Rollman
In favor: Rollman, Khoury, Sutcliffe, Petrina
Against: None
Abstain: Godden
Absent: Correa
Vacancies: One
APPROVED RESOLUTION City of Ithaca Planning & Development Board
Declaration of Lead Agency Meinig Fieldhouse- Indoor Sports & Rec Center
239 Tower Rd
January 23, 2024
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of
the City Code, Environmental Quality Review, require that a lead agency be established for conducting
environmental review of projects in accordance with local and state environmental law, and
WHEREAS: State Law specifies that for actions governed by local environmental review, the lead agency
shall be that local agency which has primary responsibility for approving and funding or carrying out the
action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan
approval for an indoor sports and recreation center located at 239 Tower Rd by Kimberly Michaels,
Trowbridge Wolf Michaels, a Fisher Associates Landscape Architecture Studio, and
WHEREAS: the applicant proposes to construct the Meinig Fieldhouse, an indoor sports and recreation
center of approximately 90,000 SF on the existing Robison Alumni Fields which is composed of natural
grass and artificial turf fields, sidewalks, spectator viewing areas, and parking lots. The Meinig Fieldhouse
will accommodate a field that will be programmed to support NCAA requirements for women and men
lacrosse competitions; a varsity soccer pitch and/or varsity football field for practices; and the facility will
host campus recreation, club, and intramural sport teams. The proposed building will also include a
mechanical room, restrooms, a training room, and storage on the ground floor; two team rooms, restrooms,
an area for elevated filming and mechanical spaces on the second level mezzanine accessible by both stairs
and elevator; and on each level an area for a limited number of spectators. The project is located in central
campus and the limit of disturbance is proposed to be approximately 7 acres in total, with 5.8 acres in the
City and 1.2 acres in the Town of Ithaca. The project site is located in the U-1 Zoning District in the City
of Ithaca and will require no variances and is located in the Low-Density Residential Zoning District in the
Town of Ithaca and will require variances in the town, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
§176-4 B.1(b), (n), and 8(a), and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11)
and is subject to environmental review, and
WHEREAS: NYS Department of Environmental Conservation, Tompkins County Department of Health,
City of Ithaca, Tompkins County Department of Planning and Sustainability, and Town of Ithaca, all
potentially involved agencies in this action, have consented to the Planning Board acting as Lead Agency
for this project, now, therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution,
declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Petrina
Seconded by: Correa
In Favor: Petrina, Correa, Khoury, Glass
Against: None
Abstain: Godden
Absent: None
Vacancies: Two
TownofIthacaOctober11,2024ZBAA—24-26PrimaryLocationApplicantZoningBoardofAppeals1150DanbyRdUnitLaTourelleAJasonSidleAreaVarianceResortandSpaJ607-273-2734ApplicationIthacaNY14850@iason@latourelle.com*1150DanbyRd.Status:ActiveOwnerIthaca,NY14850SubmittedOn:8/30/2024LaTourellePartnersLLC1150DanbyRdIthaca,NY14850InternalOnly-ReviewaTaxParcelNo.aIsPlanningDept.ApprovalRequired?36-1-4.5—IsEngineeringDept.ApprovalRequired?êisaGML-239ReviewRequired?—YesGML-239ReasonforReview*aTypeofVarianceTherightofwayofanyexistingorAreaVarianceproposedcountyorstateroadaAppearanceDateforVariance-10/22/24iVarianceCodeLanguageZBAA-24-26AppealofJasonSidlemanagerofLaTourelleHotelandSpalocatedat1150DanbyRoad,Ithaca,NY14850;isseekingrelieffromTownofIthacaCodesection270-71YardregulationsE.(2)(Accessorybuildings)toinstallashedinthesideyard.TownofIthacaCode270-71E.(2)requiresaccessorybuildingstooccupyrearyard.TheapplicantisalsoseekingrelieffromTownofIthacaCode271-3SpecialLandUseDistrictNo.1(Wiggins)B.(4)(b)toinstallashedapproximately10fromthebuilding.TownofIthacaCode271-3B.(4)(b)requires29’spacebetweenbuildings.ThepropertyislocatedinSpecialLandUseDistrictNo.1(Wiggins)PlannedDevelopmentZoneandaMediumDensityResidentialZonetaxparcel36-1-4.5.
iVarianceCodeSection270-71and271-3InternalTaskstobeCompletedMeetingResult(FirstAppearance)IMaterialsForGML-239WereSent09/11/2024IDeadlineforHearingNoticetoJournalIPublicHearingNoticeWasSent10/10/202410/11/2024INeighborNotificationLettersWereSentIDateSignWasPicked-up10/11/2024IMaterialPacketsSenttoZBAMembers10/11/2024HistoricalOnlyIAddressaffiliatedwithrequestIStatusApplicant’sInformationApplicantisIstheprimarypointofcontactforapplicationdifferentthantheapplicant?*PropertyOwnerNo
DescriptionBriefDescriptionofVarianceRequest*Requestingtwovariancesinordertoinstalla10by20shedthatisneededtostorebanquetequipmentinclosedproximitytothemeetingspaceatLaTourelleHotel.Thefirstvarianceistoputtheshed19closertothehotelthanrquiredbyTownLawandthesecondvarianceistolocatetheshedinthesideyard.AreaVarianceCriteriaForm1.Willanundesirablechangebeproducedinthecharacteroftheneighborhoodorbeadetrimenttonearbyproperties?*NoReasons:Theshedwillnotbevisiblebyneighborsastheviewwillbeobstructedbythebuildingandbythetreesonthenorthernpropertyline.2.Canthebenefitsoughtbytheapplicantbeachievedbyafeasiblealternativetothevariance?*NoReasons:Locatingtheshedintherecommendedlocationwillmakeiteasiertomovebanquetequipmentfromstoragetothemeetingspace.Theonlyotheroptionwouldbetoexpandthebuildingwhichwouldbeextremelyexpensive.3.Istherequestedvariancesubstantial?*No
Reasons:Theshedisonly10’by20’andtherequestedvarianceisnotsubstantialgiventhenatureofthehotelandmeetingsbusiness.4.Wouldthevariancehaveanadverseimpactonthephysicalorenvironmentalconditionsintheneighborhood?*NoReasons:Itwouldonlybevisiblebyhotelandmeetingguests.5.Istheallegeddifficultyselfcreated?*NoReasons:Thehotelneedsadditionalstoragespaceforbanquetequipment,primarilytablesandchairs.Thecurrentavailablestorageisinsufficienttomeetcustomerneedsfortheiruseofthemeetingspace.AffidavitTheUNDERSIGNEDrespectfullysubmitthisapplicationrequestinganappearancebeforetheZoningBoardofAppeals.Byfilingthisapplication,IgrantpermissionformembersofTheTownofIthacaZoningBoardofAppealsorTownstafftoentermypropertyforanyinspection(s)necessarythatareinconnectionwithmyapplication.Iacknowledge,thatcompletedapplicationsarescheduledonafirst-comefirst-servebasisandthatalldocumentsideallybesubmittedforty-five(45)daysadvanceoftheproposedmeetingdate,togetherwiththerequiredapplicationfee.Failuretodosomayresultinadelayinmyhearing.
DigitalSignature*MeetingDate0WilliamMinnock10/22/2024Aug30,2024PAYMENTINFORMATIONAftersubmission,CodeDepartmentAdministrationwillreviewtheapplicationandmaterialsprovided.Afterreview,andemailwithinstructionsforpayingthefeeonlinewithcreditcardorE-checkwillbesenttotheapplicant.Ifitispreferredtopaybycheck,cashormoneyorder:*MailtoCodeEnforcement,TownHall215N.TiogaSt.Ithaca,NY14850*DropoffduringbusinesshourstoTownHallM-F8-4*PlaceinlockedboxnexttothedoorontheBuffaloStsideofTownHallAttachmentsDetermination/DenialLetterBLD-24-110DenialEmail8-23-24.pdfUploadedbyDanaMagnusononSep3,2024at9:59AMSurveyand/orPlansREQUIREDShedLocation.pdfUploadedbyJasonSidleonAug30,2024at5:27PMSpecia’LandUseDistrictNo.1(Wiggins).pdfSpecialLandUseDistrictNo.1(Wiggins).pdfUploadedbyLoriKofoidonOct11,2024at11:19AMHistoryDateActivity10/11/2024,11:40:08LoriKofoidchangedDeadlineforHearingNoticetoJournalfrom‘“toAM“10/10/2024”onRecordZBAA-24-2610/11/2024,11:40:08LoriKofoidchangedMaterialPacketsSenttoZBAMembersfrom“toAM“10/11/2024”onRecordZBAA-24-26
1
Dana Magnuson
From:Dana Magnuson
Sent:Friday, August 23, 2024 12:36 PM
To:Jason Sidle
Cc:Bill Minnock
Subject:Building Permit Application BLD-24-110 for 1150 Danby Road/La Tourelle Has Been
Denied
Hello Jason,
Building Permit Application BLD-24-110 for 1150 Danby Road has been denied due to proposed location of
shed.
Per Town Law Chapter 271 Zoning: Special Land Use Districts 271-3 Special Land Use Districts No. 1
(Wiggins). B. (4) This Planned Development Zone includes all lots and area requirements of the Medium-
Density Residential Zone except as modified below:
(b) Spaces between buildings. The distance between any two structures shall be no less than the average
height of both, except that a shorter distance may be allowed if the resulting space is to be used and
maintained as a fire lane.
The proposed shed location of 10’ from the building in north side yard requires 29’ per Town Law noted above.
The proposed location may require 2 area variances from the Town Zoning Board of Appeals.
1) Shed location 19’ closer to hotel
2) Shed proposed in side yard and required in rear yard per Town Law Article IX Medium Density
Residential Zones 270-71 Yard regulations. E. Accessory buildings
https://ecode360.com/8661882#8661928
Director of Planning CJ Randall noted via email 7/3/24 that the proposed shed site plan modification would not
require site plan approval. CJ also noted Town Code § 270-68C, "up to three accessory buildings other than
a garage or a building occupied by a detached accessory dwelling unit are permitted as of right; ...unless
the lot is three acres or larger, in which event the aggregate area of the accessory buildings may not
exceed total footprint of 2,000 square feet."
Below is the link for a Zoning Board of Appeals area variance application;
https://ithacany.portal.opengov.com/categories/1084/record-types/6461
This email can be submitted as the determination/ denial required for the application.
Please let me know if you have any questions.
Thank you,
Dana Magnuson
Senior Code Enforcement/Electrical
Town of Ithaca
215 N.Tioga St.
Ithaca, NY
607-273-1783 ext.131
dmagnuson@townithacany.gov
www.town.ithaca.ny.us
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.
September 18, 2024
Lori Kofoid, Administrative Assistant IV
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: Area Variance for proposed La Tourelle shed located at 1150 Danby Road, Tax
Parcel #36.-1-4.5, La Tourelle Partners LLC, Owner; Jason Sidle, Applicant.
Dear Ms. Kofoid:
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
§ 271-3. Special Land Use District No. 1 (Wiggins). [Adopted 8-13-1984 by L.L. No. 3-1984]
A. WHEREAS:
(1) The Planning Board has extensively reviewed the proposed "La Tourelle" development
of Walter J. and Joyce Y. Wiggins at public hearings duly and properly held during the
Winter and Spring of 1984.
(2) On June 5, 1984, the project was granted final site plan approval by the Planning Board.
(3) All necessary environmental reviews have been completed, after which it was
determined that the project would have no significant impact on the environment.
(4) The Planning Board has determined that:
(a) There is a need for the proposed use in the proposed location.
(b) The existing and probable future character of the neighborhood will not be
adversely affected.
(c) The proposed change is in accordance with a comprehensive plan of development
in the Town.
(5) The Planning Board has recommended that the Zoning Ordinance be amended to permit
this development as proposed and reviewed.
B. NOW THEREFORE BE IT RESOLVED: [Amended 11-10-1988 by L.L. No. 11-1988;
12-13-2004 by L.L. No. 11-2004; 5-7-2012 by L.L. No. 5-2012]
(1) Section 270-6 of the Town of Ithaca Code includes in the list of permissible districts a
district designated as "Special Land Use District No. 1," which district is now
considered and hereafter referred to as "Planned Development Zone No. 1."
(2) (Reserved)
(3) The uses and structures permitted in this Planned Development Zone are: [Amended
5-12-2014 by L.L. No. 11-2014; 8-7-2017 by L.L. No. 12-2017]
(a) Any use permitted in a Medium-Density Residential Zone.
(b) The operation of a hotel or motel to be used as a bed-and-breakfast inn, with site
plan approval by the Planning Board.
(c) The existing construction and use of that portion of the premises formerly and/or
now used and occupied as the L'Auberge du Cochon Rouge Restaurant and the
Barn Apartments as shown on the final site plans and/or the survey map of "A
Portion of the Lands of Walter J. and Joyce Y. Wiggins," dated July 3, 1984.
(d) A spa facility, attached to a hotel or motel, as defined and limited in
§ 271-3B(5)(a)[6] below.
(e) Seasonal camping facilities, as defined and limited in § 271-3B(5)(a)[7] below.
Town of Ithaca, NY
§ 271-3 § 271-3
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(f) Signs, subject to the provisions in Subsection B(4)(e) below.
(4) This Planned Development Zone includes all lots and area requirements of the Medium-
Density Residential Zone except as modified below:
(a) Side yards may not be less than 30 feet.
(b) Spaces between buildings. The distance between any two structures shall be no less
than the average height of both, except that a shorter distance may be allowed if
the resulting space is to be used and maintained as a fire lane.
(c) Height. No structure shall be greater than 55 feet from the lowest point at grade to
the highest point on the roof line.
(d) Stories: No more than two stories. However, as many as four dwelling units may
be constructed in the basement of the first phase of the development.
(e) Signs shall be governed by Ithaca Town Code Chapter 270, Zoning, Article XXIX,
Signs. In addition to the provisions that apply to all signs, the specific provisions
applicable to signs located in the Commercial and Industrial Zones shall apply,
except up to two freestanding signs identifying the on-site establishments are
allowed instead of the one freestanding sign provided for in Article XXIX. [Added
8-7-2017 by L.L. No. 12-2017]
(5) Notwithstanding the provisions of Subsection B(3), above, the following particular
covenants and restrictions shall govern the use of the lands in this Planned Development
Zone No. 1, otherwise known as "La Tourelle."
(a) The only new construction and use permitted in the above zone shall be a hotel or
inn containing no more than 80 units for guests, and the following additional
facilities, all of which construction may occur in phases:
[1] Tennis courts, enclosed or otherwise.
[2] Swimming pools (for guests of the inn).
[3] Cabanas or other similar accessory structures related to tennis courts and
swimming.
[4] Pond or other body of water.
[5] Restaurant or other food service establishment.
[6] Spa facility of not more than 5,000 square feet of total interior floor area, open
to hotel guests and the general public, consisting of:
[a] Spaces for one or more of the following activities: massages, facials,
manicures, pedicures, hair care, and tanning;
[b] Related lounges, locker rooms, showers, saunas, steam baths, and
wading pool;
Town of Ithaca, NY
§ 271-3 § 271-3
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[c] Shop (not more than 100 square feet in size) for the sale of spa
therapeutic and aesthetic products; and
[d] Other facilities related to the spa activities authorized above.
[7] Seasonal camping facilities consisting of: [Added 5-12-2014 by L.L. No.
11-2014]
[a] No more than 25 seasonal luxury tents for overnight lodging;
[b] Related commons lobby tent (one tent up to 40 feet by 60 feet), dining/
lounge tent (one tent up to 20 feet by 40 feet), bathroom and shower
facilities, fire circle, hot tub, office space, and grills; [Amended
4-13-2015 by L.L. No. 2-2015]
[c] Other facilities related to the seasonal camping activities authorized
above.
(b) (Reserved)1
(c) No building permit shall be issued for a building or structure within Planned
Development Zone No. 3, nor shall any existing building or structure in such Zone
be changed, unless the proposed building or structure is in accordance with a site
plan approved by the Planning Board, or with a modified site plan approved by the
Planning Board (where Article XXIII requires Planning Board approval for
modifications), pursuant to the provisions of Article XXIII and other applicable
provisions of Chapter 270.
(d) (Reserved)
(e) No portion of the outside area of the Planned Development Zone shall be used for
the service of food or beverages, nor any public assembly, nor dancing or musical
activities; except as follows:
[1] At any time subsequent to the adoption of this section the Town Board may
adopt regulations by resolution or by amendment of the Town Zoning Law to
implement the provisions of this section, which may also include a
requirement that the owner or his duly authorized representative, obtain a
special permit from a person designated by the Town Board for that purpose
to permit the use of portions of the outdoors area in the immediate vicinity of
the La Tourelle structure for limited, temporary or occasional serving of food
and beverage for the guests of La Tourelle for special occasions such as
weddings or other social occasions. Such regulations shall be adopted only
after a public hearing has been held, notice of which has been published in the
official newspaper, at least five days prior to such hearing and written notice
thereof has been mailed or delivered personally to the owner of the above
project, or to his duly authorized representative, and to such other owners of
1. Editor's Note: Former Subsection B(5)(b), regarding exterior design, specifications and plans, as amended, was repealed 5-7-2012 by
L.L. No. 5-2012.
Town of Ithaca, NY
§ 271-3 § 271-3
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property, as the Town Board may direct. Until such time as such regulations
may be adopted, the lands may be used for the outdoor activities, as described
above, without a permit.
(f) No noise originating on the property contained in this Planned Development Zone
shall exceed the limits set forth in Town of Ithaca Code § 270-155 or in Town of
Ithaca Code Chapter 184, whichever is more restrictive.
(g) Ingress and egress shall be through the driveway leading to State Highway Route
96B past the restaurant as shown on the final site plan and survey map dated July
3, 1984.
(h) All construction must comply with all applicable laws, codes, ordinances, rules and
regulations.
(i) These covenants may be enforced by the owner of any land lying within 500 feet
of the boundaries of this zone, and/or by the Town of Ithaca.
(j) The above restrictive covenants shall run with the land and shall be incorporated in
a document which shall be signed by the owner and recorded in the Tompkins
County Clerk's office. No portion of the building shall be occupied or otherwise
used unless a valid certificate of occupancy has been issued.
(6) This Planned Development Zone shall be added and hereby is added to the Official
Zoning Map of the Town of Ithaca at the location given in Schedule A below.2
(7) In the event that any portion of this section is declared invalid by a court of competent
jurisdiction, the validity of the remaining portions shall not be affected by such
declaration of invalidity.
(8) The Town reserves for itself, its agencies, and all other persons having an interest, all
remedies and rights, to enforce the provisions of this section, including, without
limitation, actions for an injunction or other equitable remedy, or action and damages,
in the event the owner of the parcel covered by this section fails to comply with any of
the provisions thereof.
Schedule A
Description of Portion of Land of Walter J. and Joyce Y. Wiggins
Zoned as Special Land Use District (now known as Planned Devel-
opment Zone) No. 1 [Amended 11-10-2008 by L.L. No. 18-2008]
Situate in the Town of Ithaca, County of Tompkins, State of New York.
Beginning in the center line of New York State Route 96B at the south-
east corner of lands of Laurent and Kaethe Bessou, designated as Tax
Parcel No. 6-36-1-4.3:
2. Editor's Note: Said Schedule A is included at the end of § 271-3.
Town of Ithaca, NY
§ 271-3 § 271-3
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1. Thence southerly along said center line 435 feet more or less, to
the northeast corner of property of Irene Stout, designated as Tax
Parcel No. 6-36-1-5;
2. Thence westerly 200 feet more or less, to the northwest corner of
said Stout property;
3. Thence southerly 100 feet more or less, to the southwest corner
of said Stout property and the north line of lands of Fairview
Manor Realty Co., Tax Parcel No. 6-36-1-6;
4. Thence westerly in part along a northerly property line of lands
of Fairview Manor Realty Co., and designated as Tax Parcel No.
6-36-1-6, 1100 feet to a point;
5. Thence northerly through the lands of Wiggins, 935 feet more or
less to the southerly boundary of lands now or formerly of An-
thony Leonardo, designated as Tax Parcel No. 6-37-2-20.2;
6. Thence easterly along Leonardo's southerly line 600 feet to a
point;
7. Thence southerly, in part along the west line of Bessou's proper-
ty (designated as Tax Parcel No. 6-36-1-4.3) 400 feet more or
less to their southwest corner;
8. Thence easterly along Bessou's southerly line, 700 feet more or
less to the center line of Route 96B and the Point of Beginning.
Containing 20.3 acres, more or less.
Notwithstanding the foregoing, pursuant to Local Law No. 18 of the
Year 2008, the following lands shall not be zoned as Special Land Use
District (now known as Planned Development Zone) No. 1 and shall in-
stead be zoned as Low Density Residential:
Situate in the Town of Ithaca, County of Tompkins, State of New York.
Beginning at a point in the northerly property line of lands of Walter
J. Wiggins and Joyce Y. Wiggins (L.477/p.726), being also the current
northerly line of Town of Ithaca Tax Map Parcel Number 36.-1-4.5,
which point of beginning is located North 78° 13' 37" West a distance of
1,069.74 feet from a point in the center line of Danby Road – New York
State Route 96-B, which point in the center line of Danby Road is locat-
ed 812.84', more or less, northerly from the intersection of the center line
of said Danby Road with the center line of Schickel Road;
Thence South 86° 12' 31" East a distance of 359.10' to a set 3/4 inch
rebar and survey cap, said point being along the westerly boundary of
lands now or formerly of Bessou (483131-001);
Town of Ithaca, NY
§ 271-3 § 271-3
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Thence North 04° 01' 50" West a distance of 357.75' to a pin in the
southern property line of lands now or formerly of Leonardo (269/34),
said course passing through a set 3/4 inch rebar and survey cap at
298.18';
Thence North 78° 04' 49" West a distance of 599.56' along said southerly
boundary of Leonardo to a existing pin in the said southerly line of
Leonardo, said course passing through a set 3/4 inch rebar and survey
cap at 399.18';
Thence South 04° 01' 50" East a distance of 411.16' to a set 3/4 inch re-
bar and survey cap in the northwesterly corner of lands now or formerly
of Wiggins (477/726);
Thence South 78° 13' 37" East a distance of 229.39' to a set 3/4 inch re-
bar and survey cap, said point being the point and place of beginning.
The above-described premises are shown on a survey map entitled "Pro-
posed Subdivision - Lands of Kaethe Bessou, Nathalie Bessou, and
Xavier Bessou, Town of Ithaca – County of Tompkins, State of New
York," as surveyed in May of 2008 and certified on May 30, 2008 by
Michael J. Reagan, P.L.S. (#049829), said premises showing an area that
is part of existing Town of Ithaca Tax Map Parcel Number 36.-1-4.2.
Town of Ithaca, NY
§ 271-3 § 271-3
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