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HomeMy WebLinkAboutMirabito 2025- PB packet 2-18-251 DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us MEMORANDUM TO: Planning Board Members FROM: Christine Balestra, Senior Planner DATE: February 11, 2025 RE: Preliminary Site Plan/Subdivision Review, Special Permit – Mirabito Redevelopment Project Enclosed please find materials related to Preliminary Site Plan/Subdivision review and Special Permit for the redevelopment of the Mirabito gas station and convenience store in East Hill Plaza, 301 Pine Tree Road/CR 120. The project involves demolishing the existing 600+/ square foot gas station building and fuel canopy, and the 2,800+/- square foot former Burger King building, and redeveloping the site with a new 6,000+/- square foot building containing a convenience store and restaurant with drive-thru, gasoline sales, fuel canopy, electric vehicle charging stations, stormwater facilities, sidewalks/pedestrian amenities, landscaping, and other site improvements. Project history The Planning Board reviewed a sketch plan for this project on February 21, 2023. The applicant team took suggestions from the Planning Board, the Tompkins County Department of Planning & Sustainability, the Tompkins County Highway Department, the Town of Ithaca Engineering Department, and the public at that meeting and returned to the Planning Board for consideration of Preliminary Site Plan, Preliminary Subdivision, and Special Permit approvals on July 18, 2023. The team presented a reconfigured project, with modifications to alleviate concerns with site/pedestrian access, stormwater management, easements, and aesthetic/visual impacts that were expressed at the sketch plan review. The July 18, 2023, project materials also included a traffic study, additional stormwater management (SWPPP) information, architectural details, and details on lighting and landscaping. After a long discussion, the Planning Board asked the applicant to make additional changes to the project. The minutes from the July 18, 2023, Planning Board meeting are enclosed; but the board requested: 1. A re-design of the architecture of the building to contain a four-sided design (no blank walls), with each view of the building containing some architectural theme that flows to all sides of the building; and the back of the building, which faces Ellis Hollow Road, matching the front of the building in terms of architectural styling. 2 2. Installation of real windows on all sides of the building, not fake windows (provided that the real windows did not conflict with the Town Energy Code requirements). 3. Elimination of the proposed car wash, as the site acreage was inadequate (also, per the 6/13/2023 memo from the Town Engineering Department, the existing sanitary sewer collection system did not have sufficient capacity to accommodate the car wash). 4. Revised architectural drawings that accurately reflected the layout of the site and the project, with accurate renderings of project views from Ellis Hollow Road, Pine Tree Road, and East Hill Plaza. 5. Greater diversity in the proposed plantings, with consideration of pollinator gardens. As noted during previous reviews, the applicant intends to consolidate the parcel that contains the existing Mirabito gas station with the adjacent parcel that contains the building formerly housing a Burger King restaurant and re-subdivide the property to obtain an additional 0.8+/- acres for the new development. The result will be a 1.5+/- acre parcel that will contain the redeveloped Mirabito and associated uses, and a 1.1+/- acre parcel that will contain the former Burger King parking lot. The property owner (Cornell University) has not indicated a future intent for the former Burger King restaurant and remaining surface parking lot. Revised project considerations The enclosed materials reflect the modifications that were requested in 2023. The applicant team has since eliminated the car wash, reduced the size of the proposed Mirabito building, and reconfigured the parking lot, drive-thru, stormwater management elements, landscaping, and lighting elements. The attached architectural details contain accurate renderings of the project from all views, with four-sided building design and other requested architectural features. Please note that the letter from the applicant team, dated December 26, 2024 (included in the revised application materials), contains some outdated information associated with the project. The letter explains responses to the Town Engineering comments that were made in 2023, when the project included a car wash and other elements that are no longer included. Please instead refer to the attached revised memo from the Engineering Department, dated February 4, 2025. Among the attachments (and for the benefit of the new members of the Planning Board), is another copy of the traffic study, the proposed subdivision plat, and the letter regarding the Town Energy Code that were previously provided to the board. Also attached are a completed environmental assessment and attached draft resolutions, containing proposed conditions of approval for the Planning Board to consider. Please feel free to contact me by phone at 273- 1721, ext. 121 or by email at cbalestra@townithacany.gov if you have any questions. Cc: Brett Hughes, Mirabito Energy Products Matthew Napierala, Napierala Consulting Jeremy Thomas, Director of Real Estate, Cornell University Kristen Gutenburger Grossman, Associate Director of Real Estate, Cornell University DEPARTMENT OF ENGINEERING Stormwater, Sanitary Sewer, Potable Water, Roads, Parks, and Trails 114 Seven Mile Drive, Ithaca, N.Y. 14850 ENGINEERING@TOWN.ITHACA.NY.US PHONE: 607.273.1656 FAX: 607.272.6076 www.town.ithaca.ny.us ENGINEERING MEMORANDUM FROM: David O’Shea P.E., Director of Engineering Justin McNeal, Civil Engineer TO: Matthew R. Napierala, P.E., Napierala Consulting Professional Engineer, P.C James Ballantyne, Napierala Consulting Professional Engineer, P.C Brett Hughes, Mirabito Energy Products CC: Town of Ithaca Planning Board DATE: February 4, 2025 RE: 301 Pine Tree Rd, Mirabito Energy Products Re-Development We have reviewed the above referenced project’s Stormwater Pollution Prevention Plan (SWPPP) narrative last revised date December 2024, and the associated plan set dated May 05, 2023, last revised November 21, 2024. All previously satisfied comments have been removed. We offer the following comments: Water and Sewer  An in-depth review of the proposed water and sanitary sewer services will be reviewed once an External Plumbing Permit Application has been submitted. Acknowledged by applicant  Existing water and sewer services will be required to be removed all the way to the respective utility main for both parcels unless being reused. Please provide details of the disconnection from the main. o Please coordinate specifics relative to each service with the Engineering Department prior to revision materials. o On sheet C-2.1, the sewer service must be removed from the manhole and the hole plugged with mortar. o On sheet C-2.1, the abandoned water service shall be disconnected at the water main tee, the tee shall be plugged, and a thrust block shall be installed behind the plug.  All existing water and sewer service sizes and locations need to be shown on the plans. See the attached curb cards for reference.  Please indicate all proposed materials and sizes for the water services on the utility plan.  Prior to issuance of any demolition or building permits a water easement must be executed over the existing public water main and appurtenances. The utility plan, sheet C-6, currently depicts a proposed water easement for the private water service which is not needed.  Please remove the house trap detail on sheet C-10, house traps are no longer allowed per NYS Building Code.  Please add a note to the Typical Lateral Connection detail, there must be a cleanout installed at the ROW/Easement line.  Please add a cleanout at the ROW/Easement line to the Utility Plan. SWPPP These items need to be addressed prior to Final Site Plan Approval  Update section A of the narrative to reference that the project was designed in accordance with the 2024 Stormwater Design Manual and the Construction General Permit GP-0-25-001.  Update the SWPPP to identify the party responsible for the long-term maintenance of the post practices and conveyance systems. A stormwater maintenance and reporting agreement and access easement will need to be executed if one does not exist prior to issuance of a building permit. Acknowledged by applicant o It appears that SMA-2 is being used for stormwater attenuation. This needs to be included in the long-term maintenance agreement. If the developer is responsible for long term maintenance, then provide proof that the developer has rights to maintenance and reporting activities on the adjacent parcel. o SWPPP must explicitly identify if the property owner or the developer will be responsible for operation and maintenance of the stormwater practice.  Update the narrative to include a draft of the 2025 eNOI for review, please remove the old NOI.  Prior to MS4 acceptance a letter from OPRHP or other means acceptable as identified in Part 1.A.4 of the General Permit will be required to indicate that the project is in compliance with GP-0-25-001.  Update the plan set to include winter stabilization requirements. Sheet C-14 references the NYSDEC Blue Book, please include these requirements in the plan set.  Please update the following in the SWPPP Narrative: o Table 4 on page 9 is titled Existing Drainage Area 2 Hydrological Conditions; this should be changed to Drainage Area 3. o On page 11, the page reference for the Stormwater Design Manual is incorrect, please modify this and reference the 2024 Design Manual. o On page 11, the narrative indicates three proposed drainage areas but lists four. o On page 17, in the last paragraph, please add a statement that RRV was not required for DA-2 and DA-3 as they were redevelopment portions of the project with no increase in impervious area. o On page 19, in the first paragraph, please add clarification that the WQv for DA-2 will be oversized to accommodate the WQv requirement for DA-3 and that both are tributary to the same drainage point. o Update Section F. Treatment conditions have changed in the New Design Manual that prohibit Level 2 hotspots from infiltration.  The design proposes the use of RRv min due to site limitations. The specific site limitations that prevent the reduction of 100% of the WQv must be documented in the SWPPP in accordance with the Construction General Permit. The proposed site layout is self-created and should not be considered a site limitation.  Please provide calculations/modeling showing that the water quality event produces a volume that is equivalent or greater than the WQv being claimed.  Bioretention o Please provide stage storage modeling to verify that 50% of the WQv is held above the mulch layer. o In addition, the 2024 Stormwater Design Manual states that the practice must be sized to capture, retain, and filter the entire WQv without overflow or bypass. We are currently seeking clarification on this from DEC. o Review the modeling, details, and plans. The details do not appear to correspond to the model.  Water rises 6” above the mulch layer. This would enter the 6” drain depicted in the detail. This drain needs to be modeled if it is to be utilized. (The detail for the Bioretention Filter on sheet C-11 depicts a NYOPLAST drain with a dome grate.) o If soil borings and infiltration testing yield adequate results to remove the liner from Bioretention Filter 2, the applicant will need to provide that information to the MS4 for approval prior to construction of the filter.  Review the modeling of OS-3, during the 1, 10, and 100 year storms the primary outflow shows a flow rate of 0.00 cfs.  Please review the inverts for MH-2 on sheet C-4 vs. Stormtech Detail on sheet C- 12, there is a discrepancy on the invert of the 12-inch pipe that runs between MH-2 and the Stormtech Chamber.  Please include routing diagrams for the HydroCad calculations.  The points of study for the pre vs. post conditions must match. In the proposed analysis the point of study for DA-2 has changed. All areas draining to the point of study must be included in the analysis.  Provide approval documentation for proprietary devices in accordance with the Stormwater Design Manual. PROPOSED RESOLUTION: SEQR Preliminary Site Plan/Subdivision, Special Permit Mirabito Redevelopment Project 301 Pine Tree Road Tax Parcel No.’s 62.-2-1.121, 62.-2-1.13, 62.-2-1.22 Town of Ithaca Planning Board, February 18, 2025 WHEREAS: 1. This action is consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito convenience store with gasoline sales and Burger King drive-thru restaurant, located at 301 Pine Tree Road. The project involves demolishing the existing 600+/ square foot gas station building and fuel canopy, and the 2,800+/- square foot former Burger King building, and redeveloping the site with a new 6,000+/- square foot building containing a convenience store and restaurant with drive-thru, gasoline sales, fuel canopy, electric vehicle charging stations, stormwater facilities, sidewalks/pedestrian amenities, landscaping, and other site improvements. Cornell University, Owner; James Ballantyne, Napierala Consulting, PC, Applicant; Brett Hughes, Mirabito Energy Products, Agent, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as the lead agency in an uncoordinated environmental review with respect to the project, 3. The Planning Board, on February 18, 2025, has reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF) Part 1, submitted by the applicant; Parts 2 and 3 prepared by Town Planning staff; a binder of materials titled “Site Plan Review Materials For Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca, NY, 14850,” including set of revised drawings titled “Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca, NY, 14850, Town of Ithaca, Tompkins County, New York State,” with sheets C-0, C-1, C-2, C-2.1, C-3 through C-14, prepared by Napierala Consulting, dated 05 May, 2023 and most recently revised 1/14/2025; architectural plans titled “Convenience Center W/Fuel, Mirabito, Ithaca, NY,” including sheets A-101 through A-116, prepared by Delta Engineers, Architects & Surveyors, dated 02/06/2025; a subdivision plat titled “Subdivision Map, For Cornell University Located At, No. 1010 Ellis Hollow Road and No. 301 Pine Tree Road, Town of Ithaca, Tompkins County, New York,” prepared by T.G. Miller, P.C., dated 4/17/2023 and revised 6/15/2023; and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan Approval, Subdivision Approval, and Special Permit; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced actions as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required. Page 1 of 3 Short Environmental Assessment Form Part 1 - Project Information Instructions for Completing Part 1 – Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information. Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the lead agency; attach additional pages as necessary to supplement any item. Part 1 – Project and Sponsor Information Name of Action or Project: Project Location (describe, and attach a location map): Brief Description of Proposed Action: Name of Applicant or Sponsor:Telephone: E-Mail: Address: 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 Check all land uses that occur on,DUHadjoining RU near the proposed actioQ  8UEDQRural (non-agriculture),ndustrial Commercial Residential (suburban) $TXDWLF2WKHU 6SHFLI\ ƑForest Agriculture ƑParkland Mirabito Redevelopment Project 301 Pine Tree Road, Town of Ithaca, NY 14850 Project includes construction of a 6,000 sf gas station/convenience store with an attached fast food restaurant with drive-thru. Associated site amenities such as sidewalks, parking, E.V. charging stations, and storm water management facilities will also be provided. The project also includes demolishing the existing gas station building and the existing former Burger King building, and reconfiguring the site (including subdividing and consolidating parcels) to accommodate the proposed redevelopment/expansion. Mirabito Holdings LLC 315-725-3781 brett.hughes@mirabito.com 49 Court Street P.O. Box 5306 Binghamton NY 13902 ✔ Tompkins County DOT, NYSDEC ✔ 2.7 1.49 1.49 ✔✔✔ ✔Educational Page 2 of 3 5. Is the proposed action, a. A permitted use under the zoning regulations? b. Consistent with the adopted comprehensive plan? NO YES N/A 6. Is the proposed action consistent with the predominant character of the existing built or natural landscape?NO YES 7. Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area? If Yes, identify: ________________________________________________________________________________ NO YES a. Will the proposed action result in a substantial increase in traffic above present levels? EAre public transportation services available at or near the site of the proposed action? FAre any pedestrian accommodations or bicycle routes available on or near WKHsite of the proposed action? NO YES 9. Does the proposed action meet or exceed the state energy code requirements? If the proposed action will exceed requirements, describe design features and technologies: _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES 10. Will the proposed action connect to an existing public/private water supply? If No, describe method for providing potable ZDWHU: _________________________________________ _____________________________________________________________________________________________ NO YES 11. Will the proposed action connect to existing wastewater utilities? If No, describe method for providing wastewater treatment: ______________________________________ _____________________________________________________________________________________________ NO YES D'RHVWKHSURMHFWVLWHFRQWDLQRULVLWVXEVWDQWLDOO\FRQWLJXRXVWRDEXLOGLQJDUFKDHRORJLFDOVLWHRUGLVWULFW ZKLFKLVOLVWHGRQWKH1DWLRQDORU6WDWH5HJLVWHURI+LVWRULF3ODFHVRUWKDWKDVEHHQGHWHUPLQHGE\WKH &RPPLVVLRQHURIWKH1<62IILFHRI3DUNV5HFUHDWLRQDQG+LVWRULF3UHVHUYDWLRQWREHHOLJLEOHIRUOLVWLQJRQWKH 6WDWH5HJLVWHURI+LVWRULF3ODFHV" DUFKDHRORJLFDOVLWHVRQWKH1<6WDWH+LVWRULF3UHVHUYDWLRQ2IILFH 6+32 DUFKDHRORJLFDOVLWHLQYHQWRU\" NO YES  D. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain wetlands or other waterbodies regulated by a federal, state or local agency? EWould the proposed action physically alter, or encroach into, any existing wetland or waterbody? If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _____________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES E,VWKHSURMHFWVLWHRUDQ\SRUWLRQRILWORFDWHGLQRUDGMDFHQWWRDQDUHDGHVLJQDWHGDVVHQVLWLYHIRU ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ Area is served by TCAT Routes 17, 30, 51, 52, and 82 Please See Part 3 EEAF Mapper Summary Report Wednesday, November 23, 2022 9:13 AM Disclaimer:The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies in preparing an environmental assessment form (EAF). Not all questions asked in the EAF are answered by the EAF Mapper. Additional information on any EAF question can be obtained by consulting the EAF Workbooks. Although the EAF Mapper provides the most up-to-date digital data available to DEC, you may also need to contact local or other data sources in order to obtain data not provided by the Mapper. Digital data is not a substitute for agency determinations. Part 1 / Question 7 [Critical Environmental Area] No Part 1 / Question 12a [National or State Register of Historic Places or State Eligible Sites] No Part 1 / Question 12b [Archeological Sites] Yes Part 1 / Question 13a [Wetlands or Other Regulated Waterbodies] No Part 1 / Question 15 [Threatened or Endangered Animal] No Part 1 / Question 16 [100 Year Flood Plain] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. Part 1 / Question 20 [Remediation Site] No 1Short Environmental Assessment Form - EAF Mapper Summary Report Page 1 of 2 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: 1 Part 3 – Short Environmental Assessment Form – Attachment Evaluation of Magnitude and Importance of Project Impacts Proposed Mirabito Redevelopment Project – Planning Board, February 18, 2025 The proposed action involves site plan, special permit, and subdivision approval from the Town of Ithaca Planning Board and variances from the Zoning Board of Appeals (front yard setback, fence height, distance between drive-thru lane and residential zone), for modifications to the existing Mirabito convenience store and gas station, located at 301 Pine Tree Road/CR120. The project is a redevelopment and an expansion of existing commercial uses within two commercial zones, the Vehicle Fuel and Repair Zone, and Community Commercial Zone. The project site currently contains an existing gas station, a vacant building that formerly contained a Burger King restaurant, parking lots, access drives, stormwater management facilities, and landscaping. The gas station is located on one parcel and the former Burger King building is located on an adjacent parcel. The project requires reconfiguring the parcels via the subdivision and consolidation process to ensure that the gas station portion of the project is sited within the Vehicle Fuel and Repair Commercial Zone, and the attached Burger King restaurant is sited within the Community Commercial Zone. This project site has been highly disturbed by commercial development. The gas station’s use has been on the site since at least 1970 (the layout and the business names have changed several times over the years). The former Burger King fast-food restaurant underwent an extensive site plan, special permit, and environmental review process in 1999. Both uses included the submission of traffic impact studies and the evaluation of impacts to community character, traffic, aesthetic/visual, archaeological resources, hydrological/stormwater management facilities, utilities, and natural resources. Impact on Use and Intensity of Use of Land The project will involve a slight increase in the intensity of use of land, as the redevelopment will combine existing and former uses. The project will include demolishing existing structures and constructing one building that will contain the gas station and restaurant use, rather than having two separate buildings for each use. The proposed combined-use building, at 6,000+/- square feet in size, will be larger than the individual buildings for each use combined (2,800sf for restaurant, 600sf for gas station; 3,400 sf total). The inside of the new building will contain a larger convenience store element and a smaller restaurant element than what currently exists (or, existed, in the case of the former restaurant, which contained 70 seats for patrons). The number of fuel pumps for the gas station will be the same, so there’s no increase in the gas station’s capacity. The new site layout will also contain four electric vehicle charging stations. The existing impervious surfaces will be modified to accommodate some changes to existing access points and parking areas, and there will be changes to existing stormwater management facilities. 2 Impact on Erosion, Flooding, Drainage Despite the increase in building footprint, impervious surfaces will only increase by 0.26+/- acres (from 1.41 acres to 1.64 acres, according to the Stormwater Pollution Prevention Plan/SWPPP). This is because most of the proposed development is happening over existing impervious surfaces on a previously disturbed site. According to the SWPPP, “impervious area for the project site will consist of the rooftop area for the new convenience store, attached restaurant, proposed driveways, and associated parking and pedestrian facilities. Remaining disturbed areas will be utilized as a balance of green space, landscaping, and stormwater management areas.” The project proposes two bioretention filters and an underground stormwater detention chamber to control and treat runoff from the site. The Town of Ithaca Engineering Department has reviewed the proposed stormwater management facilities/SWPPP, and, per Town Code §228-10 Stormwater Management and Erosion and Sedimentation Control, has deemed it acceptable, provided that the items listed in the memo written by Davia O’Shea, P.E., Director of Engineering, and Justin McNeal, Civil Engineer, dated February 4, 2025, are addressed before the project returns to the Planning Board for final site plan approval. Impact on Traffic The application materials include a traffic report that analyzed traffic volumes at several site- specific intersections. The report also studied existing traffic volumes on Pine Tree Road and Ellis Hollow Road and compared those volumes with historic traffic volumes to determine if adjustments would be necessary to account for impacts from the Covid pandemic. The reviewers discovered that the 2023 evening peak hour traffic counts were consistent with 2019 (pre- pandemic) data, so no additional adjustments were made. There are several areas in the traffic report that reference “bypass” traffic. Bypass traffic includes vehicles that are drawn into the project site as they are passing through the area via Pine Tree and Ellis Hollow Roads. This is a standard assessment for uses that are typically found within commercial centers and along commercial strips; that is, gas stations and fast-food restaurants are not special destinations that generate a lot of traffic over long periods of time. They are specifically designed to capture existing traffic from roadways where people are traveling back and forth to work or school on a regular basis. Hence, the uses are considered “bypass” traffic. The Burger King traffic study that was completed in 1999 asserted that most traffic would be bypass traffic. The current study, similarly, asserts that more than half of the new traffic associated with the project (63 vehicle trips entering and exiting the site during the morning peak hour and 59 additional trips entering /55 additional trips exiting during the evening peak hour) will also be bypass traffic. The report also asserts that a portion of the traffic will be internal to the site. That is, people will stop at the Burger King after getting gas or stopping at the convenience store. Since half of the trips will be drawn from existing traffic, the project is expected to only generate 27-32 new peak hour vehicle trips per day. According to the NYS DEC SEQR Workbook, “a project generating fewer than 3 100 peak hour vehicle trips per day will not result in significant increases in traffic.” Additionally, planning staff has researched town files but has not found any public complaints related to increased traffic associated with the 1999 Burger King project since its approval. This supports the assertion that the existing uses are not creating significant traffic impacts. This, and the small amount of traffic increase expected for the expanded use, will not cause significant adverse impacts on the existing roadway system or on pedestrians and others utilizing alternative modes of transportation to and from the project site. East Hill Plaza is well served by public transit, and there is an established system of sidewalks and walkways in this area. The proposal includes new walkway connections and crosswalk improvements that will enhance pedestrian connectivity, although it is acknowledged that the predominant clientele will still travel in vehicles. Of note, there is an existing crosswalk further north on Pine Tree Road that serves as a connection between the commercial developments on either side of the road. Pine Tree Road is a county road (CR 120), so its maintenance and improvement is under the jurisdiction of the Tompkins County Highway Department. It is understood from 2023 staff communication with the County Highway Department that the Department plans to fix and enhance that crosswalk in the future. In terms of internal site circulation, the parking and traffic flow is expected to be smooth with the revised parking and drive-thru design. The proposal accommodates all users, and the proposed drive lanes and parking spaces are sized and designed appropriately. The 2023 parking and drive thru design combined the parking lot with the restaurant drive-thru, with two rows of parking on either side of the drive-thru lane that could have been potentially hazardous (drivers backing out of parking spaces could collide with drive-thru vehicles entering/exiting the site). The revised parking design eliminates the parking on either side of the drive-thru lane and instead contains a dedicated drive-thru lane that is separate from the parking lot. Impact on Energy use The project is required to comply with the Town of Ithaca Energy Code Supplement. The application materials indicate that the project will follow the Prescriptive Compliance Path/Easy Path to meet the town’s sustainability goals and energy efficiency requirements for commercial developments. The proposal is expected to earn points from some of the following improvements (not an exhaustive list): heat pumps for space heating and service water heating, right-lighting, walkability, modest window-to-wall ratio, electric vehicle charging stations, custom energy improvements, efficient building shape, building envelope, mechanical systems, and other items in the Supplement. The project will also meet NY Stretch Code requirements. More specific information, including calculations, will be part of the building permit process for the project. Impact on Community Character, Historic, Archaeological, Architectural and Aesthetic Resources This project involves an expanded commercial use located within, and surrounded by, other existing commercial uses, in the largest intentional commercial zone in the Town of Ithaca. To that 4 end, there will be no change to the existing character of the community or neighborhood associated with the project. The project site and the area surrounding it have a long planning and development history. In 1968, the Town of Ithaca Town Board rezoned the properties that encompass East Hill Plaza from R-30 Residential Zone (currently Low Density Residential Zone) to Business C and D Zones (currently Vehicle Fuel and Repair Zone and Community Commercial Zone). The objective was to concentrate commercial development into clustered areas of the town instead of promoting strip commercial development, as is found along the Elmira Road corridor in the City of Ithaca and in many other places. The East Hill Plaza area was identified in the Town’s 1993 Comprehensive Plan as the largest of the commercial clusters in the town. The Town’s 2014 Comprehensive Plan further clarified and identified this area as “TND High Density” (Traditional Neighborhood Design), which envisions a redeveloped East Hill Plaza into a dense, pedestrian friendly area, with human scale design, an interconnected street network, and other features that foster a sense of community. The proposed Mirabito redevelopment project embodies the beginning elements of a future TND for the East Hill Plaza area. The proposed building is human-scale and purposely located close to the street corner to comply with TND principals, rather than set back as with conventional suburban settings. That is partly why the project requires a variance from the front yard setback provisions in the Town Code. The redeveloped site makes logical pedestrian connections to areas within and surrounding the site. The project includes architectural and landscaping details that improve the aesthetics of the plaza, which currently consists of 1970’s utilitarian architecture and a very large surface parking lot. The revised architectural drawings illustrate a four-sided building design, with architectural features that continue on all sides of the building, creating a more aesthetically pleasing view of the “back” of the building, which faces a highly visible corner of Ellis Hollow and Pine Tree Roads. Combining the gas station and restaurant uses with a shared access and common site features is an aesthetic and practical improvement over the current site situation. However, this will require an area variance from the Zoning Board of Appeals because the new proposed drive-thru will be located closer to a residential zone than the previous drive-thru. Potential impacts on community character and aesthetics can be mitigated by adding more landscaping along the frontages of the project site (including planting larger caliper trees than proposed and more variety in the landscaping), adding curbing along Ellis Hollow Road, and requiring all outdoor illumination to be 3000k maximum LED color temperature (provided that it does not result in more light poles, canopy lights, or wall packs). The lighting specification sheets provided in the application packet indicate 5000k color temperature for the proposed light poles and canopy lights. 5 Regarding Part 1, question 12b: The entire site has been previously disturbed, so if any archaeological resources had existed on the site, they would have been discovered by the prior disturbance. Impact on Existing Public Utilities The project site is currently served by municipal water and sewer facilities. The 2023 project proposed a car wash that would have exceeded the town sewer infrastructure capacity along the main that serves the site. The car wash portion of the project has since been eliminated. The revised Engineering Department memo, dated February 4, 2025, no longer indicates concern associated with utilities. The memo notes that an in depth review of proposed water and sanitary sewer services will be reviewed during the plumbing permit stage of the project, which will occur after the Planning Board review process. There are no steep slopes, streams, wetlands, waterbodies, endangered or threatened species, Unique Natural Areas, forested areas, or other environmentally sensitive resources on or immediately adjacent to the project site. Project impacts are expected to be small, given the above analysis and the implementation of proposed mitigations that have been identified. Pg. 1 PROPOSED RESOLUTION: Preliminary Site Plan/Subdivision, Special Permit Mirabito Redevelopment Project 301 Pine Tree Road Tax Parcel No.’s 62.-2-1.121, 62.-2-1.13, 62.-2-1.22 Town of Ithaca Planning Board, February 18, 2025 WHEREAS: 1. This action is consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito convenience store with gasoline sales and Burger King drive-thru restaurant, located at 301 Pine Tree Road. The project involves demolishing the existing 600+/ square foot gas station building and fuel canopy, and the 2,800+/- square foot former Burger King building, and redeveloping the site with a new 6,000+/- square foot building containing a convenience store and restaurant with drive-thru, gasoline sales, fuel canopy, electric vehicle charging stations, stormwater facilities, sidewalks/pedestrian amenities, landscaping, and other site improvements. Cornell University, Owner; James Ballantyne, Napierala Consulting, PC, Applicant; Brett Hughes, Mirabito Energy Products, Agent, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as the lead agency in an uncoordinated environmental review with respect to the project, has, on February 18, 2025, made a negative determination of environmental significance, after reviewing and accepting as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Town Planning staff, 3. The Planning Board, on February 18, 2025, has reviewed and accepted as adequate: a binder of materials titled “Site Plan Review Materials For Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca, NY, 14850,” including set of revised drawings titled “Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca, NY, 14850, Town of Ithaca, Tompkins County, New York State,” with sheets C-0, C-1, C-2, C-2.1, C-3 through C-14, prepared by Napierala Consulting, dated 05 May, 2023 and most recently revised 1/14/2025; architectural plans titled “Convenience Center W/Fuel, Mirabito, Ithaca, NY,” including sheets A-101 through A-116, prepared by Delta Engineers, Architects & Surveyors, dated 02/06/2025; a subdivision plat titled “Subdivision Map, For Cornell University Located At, No. 1010 Ellis Hollow Road and No. 301 Pine Tree Road, Town of Ithaca, Tompkins County, New York,” prepared by T.G. Miller, P.C., dated 4/17/2023 and revised 6/15/2023; and other application materials, and 4. Project plans, and related information, were duly delivered to the Tompkins County Planning and Sustainability Department per New York State General Municipal Law §§239- l et seq., and such Department responded in a January 31, 2025, letter from Katherine Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-l, -m, and -n of the New York State General Municipal Law, determining that the proposed action will have no significant county-wide or inter-community impact; Pg. 2 NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270-200, Subsections A – H, of the Town of Ithaca Code, have been met, specifically that: A. The project will be suitable for the property on which it is proposed, considering the property’s size, location, and physical site characteristics.  The project involves a subdivision and consolidation of adjacent parcels to accommodate the combined proposed commercial uses, which are uses that already exist separately on each parcel (or formerly existed, in the case of the Burger King). The properties are located in a commercial zone, and their physical site characteristics are appropriate for the proposed project. B. The proposed structure design and site layout are compatible with the surrounding area.  The proposed structure design is more compatible with the surrounding area than the 1970’s architecture that dominates the East Hill Plaza. The proposal includes modern architectural designs that match some of the other nearby commercial uses. The site layout has been specifically structured to be compatible with the Traditional Neighborhood Development goals of the Town Comprehensive Plan. C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the zone.  The proposed uses will be the same as the existing uses – gas station, convenience store, and drive- thru restaurant. Operations in connection with the uses will be similar to existing. All outdoor lighting is required to comply with the Town Outdoor Lighting Law. D. Community infrastructure and services, such as police, fire and other protective services, roadways, schools, and water and sewer facilities are currently, or will be, of adequate capacity to accommodate the proposed use.  All community infrastructure and services are of adequate capacity to accommodate the use. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles.  The project has been carefully designed for safe vehicular, bicycle, pedestrian access, traffic circulation, and parking and loading facilities. All accessways have been safely designed for emergency vehicles. G. The project includes sufficient landscaping and/or other forms of buffering to protect surrounding land uses. Existing vegetation is preserved to the extent possible.  There is minimal tree and vegetation loss associated with the project, including removal of mature Norway Spruce trees, which are on the list of Invasive Plants of the Ithaca New York Area (2017). The project includes some landscaping. The applicant may be required to increase the amount of landscaping and the size of proposed trees before consideration of final site plan approval. H. To the extent deemed relevant by the Planning Board, the proposed use or structure complies with all the criteria applicable to site plan review set forth in Chapter 270, Zoning. Pg. 3 AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval and Preliminary Subdivision Approval for the proposed Mirabito Redevelopment Project, as shown on the submitted plans referenced in Whereas #3 above, with the following conditions to be met: Prior to Final Site Plan/Final Subdivision Approval a. Submission of a revised set of coordinated site plan, civil, and architectural drawings that show all the same elements of the proposal (e.g., Site Plan C-3 should show striping across crosswalk per A-111 rendering; and rendering A-116 should show striped crosswalk across Ellis Hollow Road), b. Revision of the lighting plan to indicate a 3000k LED color temperature for the proposed canopy lights, light poles, and building lighting, c. Submission of all site details including (but not limited to) exterior furnishings, patio furnishings, bicycle racks, walls, railings, bollards, and paving materials, d. Submission of a construction staging plan for the project, along with a truck hauling plan that shows the proposed truck routes for any materials entering or exiting the project site pre-construction and during construction, e. Submission for review and approval by the Town Engineering Department, of all the items related to SWPPP that are noted on the memo written by David O’Shea, Town Engineer, and Justin McNeal, Civil Engineer, dated February 5, 2025, f. Submission of proof from the Tompkins County Highway Department that the project improvements proposed within the county right-of way are acceptable, g. Submission, for review and approval by the Director of Code Enforcement, of a fire apparatus access plan, showing the Ithaca Fire Department auto turn path, h. Submission, for review and approval by the Director of Code Enforcement, of fire flow calculations with the method(s) utilized to verify compliance with the 2020 NYS Fire Code Section 507.1, i. Granting of any necessary variances from the Zoning Board of Appeals, Prior to Issuance of a Building Permit: j. Submission, review, execution, and filing of an Operation, Maintenance and Reporting agreement for the proposed stormwater management facilities, with the Town of Ithaca, specifying the ownership and maintenance responsibilities for the stormwater system, including: i. Submission of an access easement, or other mechanism, to assure Town of Ithaca access to the stormwater facilities, ii. Review and approval of the access easement and the Operation, Maintenance, and Reporting Agreement by the Attorney for the Town and the Town Engineer, and Pg. 4 iii. Town Board authorization to allow the Town Supervisor to sign any necessary easements and the Stormwater Operation, Maintenance, and Reporting Agreement associated with the project, k. Submission for signing by the Planning Board Chair of an original and three dark lined prints of the approved final subdivision map, revised to state “Pine Tree Road,” instead of “Judd Falls Road,” prior to filing with the Tompkins County Clerk’s Office; and submission of a copy of the receipt of filing to the Planning Department, l. Within six months of the final approval, consolidation of Parcels 1-A, 1-B, and 1-C on the approved subdivision plat, and submission to the Town Planning Department of a copy of the completed Tompkins County Consolidated Request form, m. Approval by the Town Board, full execution and filing of any water easements granted from Cornell University to the Town of Ithaca for the maintenance and access to the water infrastructure; such easement(s) shall be satisfactory to the Attorney for the Town and the Town of Ithaca Director of Engineering, n. Submission of a copy of any required highway work permits from the Tompkins County Highway Department. TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, July 18, 2023 7:00 P.M. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live). AGENDA 1. Persons to be heard. 2. SEQR Determination: Special Permit – 130 Forest Home Drive 3. PUBLIC HEARING: The proposal is the consideration of a Special Permit for a Professional office (real estate and property management) located at 130 Forest Home Drive. The Town Board recently rezoned this property by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential Zone, which allows the Professional office use following Special Permit approval by the Planning Board. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Lirong (Vicky) Wu, Owner/Applicant; Noah Demarest, STREAM Collaborative, Agent. 4. SEQR Determination: Mirabito Redevelopment Project – 301 Pine Tree Road 5. PUBLIC HEARING: Consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito Convenience store with gasoline sales, including fuel canopy and Car wash, located at 301 Pine Tree Road. The project involves demolishing the existing building and re-developing the site with a new 6,600+/- square foot Mirabito Convenience store with gasoline sales, including fuel canopy and Car wash, along with an adjoining fast-food restaurant with drive-thru. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner; Mirabito Energy Products – Brett Hughes, Applicant/Agent. 6. Approval of Minutes: 7. Other Business. 8. Adjournment. C.J. Randall Director of Planning 607-273-1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY CHRIS BALESTRA AT 607-273-1747 or CBALESTRA@TOWN.ITHACA.NY.US. (A quorum of four (4) members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town’s website at https://www.town.ithaca.ny.us/meeting-calendar-agendas/ under the calendar meeting date. MINUTES FROM 7-18-23 PB MEETING PB 2023-07-18 (Filed 8/22) Pg. 1 TOWN OF ITHACA PLANNING BOARD July 18, 2023 MINUTES Present: Greg Lindquist, Chair: Members Ariel Casper, Cindy Kaufman, Caitlin Cameron, Liz Bageant (Video), Bill Arms and Kelda McGurk and Fred Wilcox CJ Randall, Director of Planning; Chris Balestra, Planner; Susan Brock, Attorney for the Town; David O’Shea, Engineering and Paulette Rosa, Town Clerk Item 1. Persons to be heard – None Item 2. Special Permit for a Professional office (real estate and property management) located at 130 Forest Home Drive. The Town Board recently rezoned this property by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential Zone, which allows the Professional office use following Special Permit approval by the Planning Board. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Lirong (Vicky) Wu, Owner/Applicant; Noah Demarest, STREAM Collaborative, Agent. Mr. Demarest said they just worked with the Town Board to establish the Limited Historic Overlay District and are now looking to get a Special Use Permit from this Board. Working with Ms. Wu and the Town, we have developed an assessment of the current conditions, a preservation plan and a maintenance plan. The packet of information submitted is very detailed and as the use is not really changing, he was available to answer any questions from the Board. SEQR Determination Mr. Wilcox asked how the use was going to change from yesterday to tomorrow if this is approved. Mr. Demarest responded that it is not a noticeable change as Cornell used to use it as office space with rental units above and Ms. Wu will also have those uses, but Cornell listed it as an “educational use”, and this will not be. PB Resolution 2023-022: SEQR Special Permit 130 Forest Home Drive – Professional Office Tax Parcel 66.-1-6 Whereas: MINUTES FROM 7-18-23 PB MEETING PB 2023-07-18 (Filed 8/22) Pg. 6 Item 4. Consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito Convenience store with gasoline sales, including fuel canopy and Car wash, located at 301 Pine Tree Road. The project involves demolishing the existing building and re-developing the site with a new 6,600+/- square foot Mirabito Convenience store with gasoline sales, including fuel canopy and Car wash, along with an adjoining fast-food restaurant with drive-thru. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner; Mirabito Energy Products – Brett Hughes, Applicant/Agent. Mr. Ballantyne noted the project members at the meeting or on zoom. Justin Blomquist Brett Hughs, Mirabito; Jeremy, Cornell Mr. Ballantyne went through the presentation slides, depicting the existing property and the current plan for expansion of the Mirabito service station. This includes a subdivision piece, with one parcel remaining with Cornell and the remaining two parcels under this project. The existing Mirabito and Burger King will be consolidated into one structure; expanded fuel pumps, an electric charging station and a single bay car wash. The parcel zoning delineation line is important because one side has a gas station permitted and the other side does not, which played a large part in the layout of the site. Mr. Ballantyne went through the stormwater pollution and prevention plans and ended with a rendering of the site. Discussion Mr. Arms asked about the difference between the plans submitted and the rendering being shown. Mr. Ballantyne stated the rendering was for graphic presentation only, the plans submitted are for the site layout under review. The rendering is not colored properly, for example, the stormwater retention will not be blue/water, it will run dry. Mr. Arms asked about the parking areas also, and Mr. Ballantyne again stated that the rendering is not accurate to the current plan as it has morphed through the process and just to give an idea about the buildings. Mr. Wilcox stated that the buildings are not the same as depicted in the drawings submitted either. PB 2023-07-18 (Filed 8/22) Pg. 7 Mr. Ballantyne responded that the rendering is to show the footprint and follows the site plan as submitted. Mr. Wilcox started with the signage, saying that sign has to go. Mr. Ballantyne responded that the development team will be working on that. Ms. Balestra stated that the sign law was revised to have Staff and Code Enforcement review signs under particular design criteria and the signage could be removed to not distract from the review of the building siting. Ms. Kaufman stated she had quite a few issues with the architectural design of the buildings, noting that during sketch plan, it was noted that this is the “gateway” to Cornell and was meant to be an inviting and pleasing area. She went through the materials used and the fake windows, and the back of the building, which is the first thing you see when coming from the east is the back of the building and drive through. Mr. Ballantyne said he will take notes for the team architect, who said he has vetted these renderings with Cornell, but he was not involved in those discussions. Ms. Kaufman was concerned about roof-top machinery and Mr. Ballantyne said he thought that was the purpose of the varying heights of the rendered roof tops. Ms. Kaufman responded that she would like to see accurate elevations and details on HVAC and other equipment. She was also concerned about the parking and ingress/egress lanes and cuts; but reiterated that her biggest concern was the road-side view and the boxiness of the architect and mix of materials. Mr. Lindquist stated that he agreed with the concerns about the stacking for the drive through and the way that they exit, directly into the center of a two-row parking area where children could be coming and going from the restaurant. Ms. Bageant said that this is not what she pictured as a “gateway to Cornell.” The point about the back of the building, which is actually the front of the building that everyone will see needs attention to it. She had questions about the planting plan and the sidewalk and although she understands the rendering of the building was for size, but, other aspects of the rendering do not match the site plan submission, which is very confusing for people who are not used to reading plans. Ms. Bageant said she thought there should be as many plantings as possible and an inviting space for pedestrians and that should be laid out very carefully. PB 2023-07-18 (Filed 8/22) Pg. 8 She shares the concerns about the parking and the drive through as well. Mr. Wilcox stated that he was particularly unhappy that it was decided that the most important constraint is the existing zoning demarcation. That has really hamstrung you in terms of your design, and the mess near the drive through is an accident waiting to happen and a real problem. You have gone to such and extent to avoid any sort of change in the zoning or approvals from the Planning Board for waivers from parking and it needs to be redesigned. He asked where the fuel tankers will access the site to deliver fuel. Mr. Ballantyne showed where that would happen. They are on the passenger side and they have access through Pine Tree Road and a counter-clockwise turn back on to Ellis Hollow Rd with no need to back up. Mr. Wilcox asked if the turn radius’ has been discussed or cleared with the Fire Department. Mr. Ballantyne stated that they had not, but had measured out trucks, one of which is the fueling tanker, that are bigger than anything the Fire Department has. Mr. Wilcox suggested a condition should be added to require an official comment from the Fire Chief. He turned to the carwash and asked about the small building to the south of it. Mr. Ballantyne responded that the transformer for the electric charging spots used to be very large and that is a place holder for that, although we do not know what the size needed will be as of yet. Mr. Wilcox asked if they will be offering diesel or kerosine. Mr. Ballantyne responded that they will offer diesel at one or two of the dispensers. Mr. Wilcox said we have heard about an outdoor dining area, and that does not bother him. Access from the site to the East Hill Plaza, which seems to be just to the right of the car wash; is that going to be the only access? The existing access will be removed? (yes) He explained that that access was one of the reasons he voted against the existing Burger King. Mr. Wilcox stated that he doesn’t understand the proposed subdivision line as it has an odd jog around the building. Mr. Ballantyne responded that the building has to stay within the Mirabito leased park because for us to demo that building, it has to be on our property…. PB 2023-07-18 (Filed 8/22) Pg. 9 Jeremy Thomas from Cornell Real Estate came to the front and explained that it is just an easier transaction and the need to run through the access road is to ensure whatever is built in the future on the remaining Cornell parcel has access to that through road and entrance to that parcel. Mr. Wilcox said, in summary, the biggest need is to redesign the area coming out of the drive- through and into the parking area, because, as stated, that is an accident waiting to happen. Ms. Kaufman added that it would be nice to add some picnic areas for the community that is nearby, especially the senior housing. Mr. Arms spoke again, saying that Cornell had some very appealing plans for this area in its Comprehensive Plan with mixed use and walkability and residential; very similar to the Town’s Comprehensive Plan, and he asked if that was completely dead. There is no walking access between the Plaza and this site. This looks like one development that doesn’t take into account any future developments in the area. Mr. Thomas responded that “gateway” is an unfortunate word, and that that probably came from us, so it isn’t a criticism of its use, but I think it implies something different than what the University's vision of this is. We don't see this as a gateway to the University. That was an effort to acknowledge that a whole lot of people coming to the University to drive through here and to acknowledge the importance of the visual of this building as you come in on those various roads. This is not the kind of gateway treatment you might see someplace else that's actually closer to campus. We have known for a long time that the visual appeal will be very important and we want to improve it, but, the site is very dated and needs to be improved. Part of that discussion was one of putting the building on the depicted side of the pump so that when you come up these roads, you're not seeing gas pumps, but seeing a built structure and a mixed use. How this looks on the backside and landscaped is critically important. Mr. Thomas said Cornell has not officially approved these designs, yet we see design as an interactive process and wanted the feedback that you are giving tonight and we will continue discussions with the Mirabito design team to incorporate the feedback we have heard. He added that this site has been under discussion for maybe decades before, and most recently, there was in intense charrette process with a lot of very good ideas. There are multiple parcels here, and they can be developed as housing or other commercial uses in the future, but, right now, the financial environment we are in right now does not support that type of full-scale redevelopment, but rather a piecemeal approach. We do want to make sure that this piece of the development will integrate in the future with other developments on the site. We have made investments in the Plaza itself, spending over $3m to replace the roof and a lot of our plans rely on people returning to in-person work as the vitality of the plaza relies on a workforce working and shopping there. There is a need for more fuel pumps in this area. PB 2023-07-18 (Filed 8/22) Pg. 10 Ms. Bageant asked about the access point to the Plaza which looks like it will become problematic at peak times. Ms. Balestra stated that the plans submitted show that the way into the car wash are on the other side. Ms. Bageant said she had no concerns then, and she was happy to hear an update on Cornell’s plan, but it doesn’t seem to fit the vision and she would really like to have Cornell work toward the vision better here. Mr. Wilcox stated that he didn’t feel that the Board could act on this tonight given the number of comments and the need to redesign and submit revised plans. He added that we should give the public an opportunity to talk as well, so the developers hear their concerns. Discussion followed between Staff and Members, and it was determined that new plans would be needed to move forward on an action. Mr. Arms added that he felt the applicants should really take another look at the subdivision lines to remove some of the constraints they are working under. It is not the concept that is being discouraged, that has been part of the vision for decades, it is the details as presented. Mr. Lindquist asked if changing the subdivision would alleviate a lot of the issues. Mr. Ballantyne responded that the zone change process is a lengthy process and there is no guarantee and when discussions began, the snowball started rolling toward this iteration. A lot of money has already been invested by Mirabito, and a recommendation from the Planning Board to the Town Board would go a long way toward being more comfortable with looking at going the other route of a zoning change through the Town Board. He added that they also had to look at parking spaces required and with a zoning change or planned development zone, there might be options there. That said, he didn’t believe anything stated tonight is a deal breaker, we just have to go back and integrate those comments. Mr. Ballantyne said he can not make that call, but the discussion will be had. Mr. Casper asked if he understood correctly that Cornell has not approved of the architectural designs yet? Mr. Ballantyne responded that they have had discussions with them, but they felt that it would be best to get comments from this Board before getting final approval and bringing it to them. Mr. Wilcox reminded the applicants that this is a preliminary approval, not a sketch plan or an appearance to get comments from this Board. Mr. Casper said he would not be comfortable voting on this if Cornell did not approve the design being presented. PB 2023-07-18 (Filed 8/22) Pg. 11 Mr. Wilcox noted that the Planning Board cannot take into consideration the fact that there is another car wash close by, nor that the P&C Fresh could be impacted by an expanded Mirabito and read from a court opinion emphasizing that municipal boards cannot deny a development solely upon the anticipation that it would adversely affect existing retail markets. Mr. Wilcox asked if the length of the Engineering Memo was an indication of anything and Mr. O’Shea responded that because a lot of it will be underground, it requires more detailed review and that is all. Mr. Moseley added that the Town has jurisdiction over fire protection access, and he will need details on any canopy over the pumps and some details on that and any fencing and finally, additional measurements on the buildings. Ms. Randall summarized the information being requested for the applicants, many of which are in the draft resolution they can refer to, but also, maybe examples of the materials being used and color choices and cut sheets on all mechanicals and detailed landscaping and soft scaping plans. Ms. Kaufman moved tabling of the action until such time as the applicants submitted revised and updated plans, seconded by Ms. Bageant, unanimous. Mr. Lindquist then turned to the members of the public, and permitted them to comment, even though this is not a public hearing. A public hearing will be held if and when a SEQR determination is held and made. Public Comment Resident, spoke saying that she is familiar with the concept of a “highest and better use” when land gets redeveloped to some other purpose, and this is not that. This is the same use packaged in a pretty way. The only difference is the addition of EV charging stations. The renderings look like any strip mall in America. There is nothing unique about this, and there is nothing forward-moving in this. She suggested that if it can not be denied under that premise, there are green-energy improvements that could be required such as green roofs, building materials and carbon neutral appliances and utilities. Landscaping and pollinator gardens; bioswale improvements that address oils from the cars and permeable pavers. It doesn’t make sense to have a convenience store next to a super market; this does not add to the community and there are better uses for the parcel. Marilyn Dispensa, spoke, saying that she has lived in the neighborhood for 19 years and she is not against the fast-food store or gas station, but she was also looking forward to the vision that has been out there for years. There are a lot of people in Ellis Hollow and we don’t have anywhere to go to get take-out food, or have a drink, a bakery or a pizza place. She felt there PB 2023-07-18 (Filed 8/22) Pg. 12 was a lot of money to be made with a better plan for this area and she hoped we could be more creative and make that area an area where people want to go. Doug Biancy spoke, saying that he lives a mile away and this not a gateway to our community or neighborhood and this proposal belongs on an exit ramp or a 4-lane highway. It is an inappropriate cornerstone. This project belongs on the other side near Walgreens instead of the corner and he asked if that had been looked at. He added that he owns the car wash nearby, and his first reaction was “go for it” but these type of convenience store car washes give us a bad name. They are not maintained or managed well, they don’t have the training or knowledge about how they work, although he understood their wish to get every profit they can from the site. Mr. Biancy said there are other needed services in the area; an ice cream shop, a diner, anything. Save half million on the single bay car wash and do something like that. Barbara spoke via ZOOM, asking questions about questions in the chat function to which Mr. Lindquist responded that they will not be addressed. She asked about the blue areas on the plans and Mr. Wilcox and Mr. O’Shea explained the retention ponds and how they work. She asked about the lawsuit re. Walmart that was mentioned, but that was denied, so she was confused how this can’t be. Mr. Wilcox and Ms. Brock explained that the Walmart was denied for other reasons, one of which was the views from the trails in the NYS Parks. Mr. Wilcox added, be careful what you wish for. We are a planning board. We are appointed members of the public. We are not elected members. As a result, we don't have the discretion that many people would like us to have. For example, we just can't look at and say, I don't like having a Burger King in this location, therefore I'm going to vote against it. I can't do that. I'm a planning board member, so that is not something that I can do. I'm bound by the laws and the ordinances, either the Town’s, State’s or Federal and I must work within them, so it is important you understand that. There were no other public comments. Approval of Minutes: There were changes to the August 16th regarding members present/voting. Motion to approve the three submitted draft minutes as changed by Mr. Lindquist, seconded by Mr. Wilcox, unanimous with Ms. Bageant abstaining. Other Business 110 FAYETTE S TREET M ANLIUS, NEW Y ORK 13104 PH 315-682-5580 • FAX 315-682-5544 • EMAIL:MNAP@NAPCON.COM December 27, 2024 C.J. Randall Director of Planning Town of Ithaca Planning Department 215 North Tioga Street Ithaca, NY 14850 Re Mirabito Energy Products – 301 Pine Tree Road Dear Ms. Randall, On behalf of our client and in continuing the review of the project, please find enclosed updated submittal materials for the renovation/redevelopment of the existing Mirabito kiosk fueling station into a modern convenience center with fuel offerings. This project was originally submitted to the Town last year and presented to the Planning Board on July 18, 2023. Beyond finalizing the engineering details of the project, Mirabito Energy Products has been working closely with Cornell on layout and site aesthetics for the last 18 months to provide an equally acceptable development project. As such, the following is a summary of the updates for the project: • The proposed project includes the redevelopment of the existing Mirabito convenience center located at 301 Pine Tree Road and the adjacent former Burger King restaurant at 1010 Ellis Hollow Road. • The proposed redevelopment will include the construction of a new 6,000 SF (previously proposed as 6,600 SF) convenience center with drive-thru Burger King restaurant, an outdoor patio area, a new fuel canopy, EV chargers, stormwater management areas, and associated pedestrian facilities. • The redevelopment includes a lot line adjustment coordinated with the Town and the owner and of 301 Pine Tree Road and 1010 Ellis Hollow Road. The proposed lot line adjustment would create one ±1.49-acre parcel at 301 Pine Tree Road and one ±1.15-acre parcel at 1010 Ellis Hollow Road. The proposed building and associated site features will be located wholly within the new ±1.49- acre 301 Pine Tree Road parcel. • A negative SEQR determination for the project was granted by the Planning Board on 07/18/2024, and no significant changes have occurred to the proposed project since this determination was made. • A traffic impact study was prepared by Gordon Stansbury, P.E. of GTS Consulting and was previously provided to the Planning Board for review. The study found no traffic related impacts are anticipated for the proposed project. This submittal includes the following: • Revised site plans, per Town Engineer and owner comments • Revised SWPPP, per Town Engineer comments • Formal response letter addressing Town Engineer comments • 3D architectural renderings, elevations, and floor plans of the proposed convenience center. The rendering images that have been prepared reflect the architectural style and design approved by the owner. This approval was requested by the Planning Board at the last July 18, 2023 Board meeting. We look forward to continuing the project’s review with the Town Planning Board at the upcoming Village Board meeting on 01/21/2025. If you have any questions or concerns, please do not hesitate to reach out to our office at (315) 682-5580. Thank you. Respectfully, NAPIERALA CONSULTING Professional Engineer, P.C. Matthew R. Napierala Matthew R. Napierala, P.E. Managing Engineer / President 110 FAYETTE S TREET M ANLIUS, NEW Y ORK 13104 PH 315-682-5580 • FAX 315-682-5544 • EMAIL:MNAP@NAPCON.COM December 26, 2024 Dave O’Shea, P.E., Senior Civil Engineer Town of Ithaca Department of Engineering 114 Seven Mile Drive Ithaca, NY 14850 Re: Mirabito Energy Products Redevelopment, 301 Pine Tree Road, Town of Ithaca Dear Mr O’Shea, Our office has received your department’s comments posted to the Town of Ithaca’s OpenGov portal on 06/13/2023 and offer the following responses: General Comments: 1) If spoils from the project will be deposited within the Town of Ithaca, the spoils site must be included in the SWPPP and further approval of the site may be required. Noted. Section V.B.8 of the SWPPP has been revised specifying if spoils from the project site are to be deposited within the Town of Ithaca, the site location must first be shared and approved by both the Town of Ithaca and the Engineer. Water & Sewer Comments: 1) There are numerous downstream sections within the sanitary sewer collection system that are at and/or near capacity. An increase in flow will not be approved until the sewer system has been upgraded to have adequate capacity. Noted and concur. 2) An in-depth review of the proposed water and sanitary sewer services will be reviewed once an External Plumbing Permit Application has been submitted. Noted and concur. 3) Existing water and sewer services will be required to be removed all the way to the respective utility main for both parcels unless being reused. Noted and concur. Sheet C-2.1 has been revised accordingly to reflect sewer/water utility removal and notes have also been added. 4) Please ensure that the water main and associated infrastructure is on all the plan sheets. Noted. The plan set has been revised to include the water main and associated infrastructure on all plan sheets. OBSOLETE (but part of current application submission) 5) Trees and plantings shall not be placed with the Town of Ithaca utility easements. Please update the landscape plan accordingly. Noted. The landscaping plan (sheet C-7) has been revised accordingly. 6) Prior to issuance of any demolition or building permits a water easement must be executed over the existing water main and appurtenances. Noted. We will coordinate with the project surveyor to ensure that the appropriate water easements have been executed over the existing water main and appurtenances prior to any issuance of demolition/building permits. C-6 has been revised to show the assumed 20’ water utility easement over the existing and proposed water main and appurtenances. SWPPP comments: 1) Update the SWPPP to identify the party responsible for long-term maintenance of the post practices and conveyance systems. A stormwater maintenance and reporting agreement and access easement will need to be executed if one does not exist prior to the issuance of a building permit. Noted. Section IV.D lists the property owner and/or tenant as the party responsible for long- term maintenance of the post-construction stormwater management practices and conveyance systems. We will coordinate with the Town to meet all necessary requirements needed for the proposed conveyance system connection. 2) Update section D. of the narrative to include the following: a. Annual inspections of all permanent stormwater practices and conveyance systems by a qualified professional. An inspection report shall be generated and provided to the Town in accordance with the reporting agreement. Noted. Section I.D & I.C of the SWPPP has been revised accordingly. b. Inclusion of the storm chambers. Noted. Section I.C now specifies inspection procedures are to be conducted for the storm chambers. Section IV.D.4 has been revised to include information regarding the inspection and maintenance procedures for the underground detention chamber system. c. Inclusion of the bioretention pretreatment devices. Noted. Section I.D now specifies inspections are to be conducted for the bioretention pretreatment device. Section IV.D.5 and added Appendix H have been revised to include the operation and maintenance manual for the First Defense® pretreatment device. d. Inclusion of the existing offsite storm water basins that are being utilized for routing. Noted. Section I.D now specifies inspections are to be conducted for the existing off site stormwater basins utilized for routing. 3) Update the narrative and plan set to identify the need for MS4 approval prior to NOI and NOT submissions to DEC. Noted. Section I.B and ESC note 13 on sheet C-14 of the plan set has been updated to include specification that the MS4 approval is required prior to submission of NOI/NOT to NYSDEC. MS4 accpetance form has also been included within Appendix E. 4) Update the narrative and plan set to incorporate the requirements that a trained contractor shall perform daily inspections of the erosion and sediment control devices. Noted. Section I.D has been revised to include that a “trained contractor” shall perform daily inspections of the erosion and sediment control devices and now lists the requirements of the contractor to retain a “trained contractor” on-site during daily operations. 5) Clarify in the narrative that the weekly inspection reports generated by the qualified inspector shall be onsite and kept current. Noted. Section I.F.1 has been revised to specify that the weekly inspection reports by the qualified inspector shall be kept onsite and current. 6) Update the narrative to identify the need for the owner/operator to retain a copy of the SWPPP for a minimum of 5 years. Noted. Section I.F.2 has been revised to include wording that the owner/operator is to retain a copy of the SWPPP for a minimum of 5 years following the NYSDEC receiving a completed NOT for the project. 7) Provide rip-rap sizing calculation and pipe flow calculations Noted. Rip rap sizing and respective pipe flow calculations have been added within the new Section IV.E, titled “Rip Rap and Pipe Flow Calculations”, and included as detail 4 on sheet C-13. 8) Provide calculations showing the proposed inlets are adequate to capture the storm discharge as modeled. The inlets need to be sized appropriately to capture the pre-treatment volume. They also need to be sized appropriately to capture and convey larger storm events without bypassing the inlets and proceeding to the bioretention basin. Noted. The catch basin pipe network has been revised, now showing 18” connecting pipes. Additionally, the proposed condition HydroCAD model has been revised to now model each catch basin and its respective tributary area. Each CB was modeled as a pond with available storage within each structure and the ponding depth available around each structure grate. The proposed condition HydroCAD model now shows that during the 100-year rainfall event, the peak elevation of ponding depth at each catch basin stays within their respective available storage around the grate without bypassing the inlet. The internal weir within OS-3 diverts the WQv into BF-1 while diverting the larger rainfall events towards OS-1 and the underground chamber system. The weir invert elevation (929.4’) was determined using Appendix B.2 from the NYS Stormwater Management Design Manual. From the design manual: CN=1,000/[10+5P+10Q-10Q(Q2+1.25QP)1/2] Where, CN=curve number P=rainfall (in) = 1.0” Q=Runoff volume (in)=(P)(Rv) = 0.95” CN=1,000/[10+5(1.0”)+10(0.95”)-10((0.95”)2+1.25(0.95”)(1.0”)0.5] CN=99.6=Using 98 from TR-55 Peak discharge to be utilized in orifice equation: Qp=(qu)(A)(WQv) Where, qu=unit peak discharge, from Exhibit 4-II in TR-55 = 1,000csm/in A=drainage area (sq mi.) = 0.000625 mi2) WQv = Water quality volume (watershed inches) = (P)(Rv) = 0.95” Qp=(1,000csm/in)(0.000625 mi2)(0.95”) Qp=0.59 cfs With Qp, we utilized the orifice equation to set the invert of the overflow weir: Qp=(Cd)(A)[(2)(g)(h)]0.5 Where, Cd=Orifice coefficient = 0.6 A=area of the outlet pipe = 0.785ft2 for 12” pipe) g=gravitational acceleration = 32.2ft/sec2 h=hydraulic head above pipe midpoint h=[Qp/(Cd)(A)]2/[(2)(g)] h=[0.59/(0.6)(0.785ft2)]2/[(2)(32.2)] h=0.024’ Overflow weir elevation within diversion structure OS-3 set to 929.4, approximately 0.525’ above the 12” outlet pipe’s 928.9’ invert out towards BF-1. 9) Please review the order of the diversion structure and pretreatment device. Typically, the pretreatment devices would be “offline” from the main conveyance system, downstream of the diversion structure. Noted. Sheet C-4 has been revised to now show the pretreatment unit downstream of OS-3’s WQv outlet. 10) Review the Tc for DA-3. The flow path appears short in length. Also, a portion of the path appears to be shallow concentrated flow or channel flow, not sheet flow. Noted. The Tc path for PRO-DA-1, PRO-DA-2A and PRO-DA-3 have been revised on Figure 9 within the project SWPPP and the HydroCAD model due to site layout changes. Flow type for DA-3 has been revised accordingly to include shall concentrated flow. 11) Revise the inlet protection detail to identify that Type B is only allowed in paved areas. Noted. Detail 4 on sheet C-14 has been revised to include a note that Type B is only allowed in paved areas. 12) Update the erosion and sediment control plan to have construction entrances. Noted. Sheet C-5 has been revised accordingly. 13) Provide additional information, calculations, and grading/elevations at the NW entrance. There is not enough information provided to ensure the 100-year storm does not leave the site at this location. Noted. Sheet C-4 grading contours have been revised and additional spot elevations have been included to show that drainage is directed towards Bioretention Filter-1. 14) Provide additional information on how the underground chambers will function. There does not appear to be piping connecting various chambers. How does the water get to the other storage chambers? The inlet manifold shown on detail 2 on sheet C-12 provides 12” bypass pipes into the other storage chambers. Water primarily enters the main pretreatment isolator row via a 24” inlet pipe (shown as the hatched chamber on detail 2). Each chamber (SC-740) is fully embedded in drainage stone. As water enters the system, it will drain into the stone layer and spread out across the impermeable base (specified on detail 5 on sheet C-12) of the system, filling up each chamber via the drainage layer and perforated sidewalls, and equilibrating across the entire system. 15) Review the inverts of the chambers and the bioretention basin. During large storm events it appears that water may back up into the bioretention filter piping. The stormwater management system and HydroCAD model has been revised. More detailed modeling of the site’s stormwater management system now shows that there is no back up of stormwater into the BF-1 from the underground chamber system (100-yr rainfall event peak elevation of 925.2 in the underground system. Invert of BF-1 outlet pipe is 925.3). 16) There are various minor discrepancies between inverts and rims within the plan set and model. Please verify that all correspond prior to resubmission. Noted. The model and all plan sheet inverts have been reviewed and revised for consistency. 17) Provide the watershed boundaries for the DA1 sub areas. Noted. The watershed areas have been revised with the new site layout and are now included as the blue dotted lines shown on Figure 9 within the SWPPP. Drainage land cover is detailed within the HydroCAD model. 18) Update the narrative and plan set to include winter stabilization requirements. Noted. Section G executive summary and Section IV.F of the SWPPP and the additional note #14 on sheet C-14 have been revised accordingly to specify winter stabilization requirements for the project. 19) Update the plan set to include requirements to protect the bioretention soil until permanent site stabilization has been achieved. Noted. The sheet C05 and note 9 on detail 1 on sheet C-11 has been revised to specify filters are only to be constructed following full stabilization of all upstream areas. 20) Provide details and calculations that are in accordance with the NYS Standard and Specifications for Erosion and Sediment Control for the sediment basins and how they will be dewatered. Noted. The plans and SWPPP have been revised accordingly with requested information. Proposed grading of the temp. sediment basins is now on sheet C-5 and sheet C-13 has been revised to include basin details and calculations. 21) Update the modeling for SMA-1. This appears to overtop at 932’. Noted. The design of bioretention filter-2 has been revised to now directly discharge into the existing stormwater structure to the south of the filter along Ellis Hollow Road. SMA-1 is no longer to be utilized as a part of the project’s stormwater management system. 22) Revise the modeled exfiltration rate for the bioretention to be in accordance with the Design Manual. The manual lists a rate of 0.5 ft/day, which equated to 0.25 in/hr. Noted. The HydroCAD model has been revised to now utilize a 0.5 ft/day exfiltration rate through the filter media. 23) Provide stage storage model outputs to verify 75% of the WQv is held above the mulch layer Noted. Page 6-55 in Section 6.4, Chapter 6 of the NYS Stormwater Design Manual states that providing storage of 75% of the WQv pertains only to sand/organic filters. The proposed bioretention filters have been designed and sized in accordance with the established treatment area equations provided in Chapter 6 of the Design Manual and according to treatment requirements outlined on page 6-57 of Section 6.4, Chapter 6. 24) Provide calculations showing at least 25% of the WQv is being pre-treated at each bioretention basin. Noted. Section III.F of the SWPPP has been revised accordingly to include the below pretreatment information for both bioretention filters. Bioretention Filter-1 Pretreatment of the WQV is provided by the proposed pretreatment unit (design based upon Hydro International’s 3’ dia. First Defense Optimum unit, or approved equal) upstream of the discharge point into the filter. The unit is specified to handle a peak flow of up to 15 cfs, with typical NJDEP certified treatment of flowrates up to 1.02 cfs. Required pretreatment for BF-1 equates to 25% of the 0.59 cfs peak flow (from comment response #8 above), or 0.148 cfs, which the unit is capable of providing. Bioretention Filter-2 Pretreatment for bioretention filter-2 is provided by the 3’ wide, 1’ deep pea gravel diaphragm surrounding the bioretention filter. With an assumed porosity of 0.40, this diaphragm a provides pretreatment volume of 257.8 ft3 (25% required equates to 196.3 ft3 within DA-2). 25) A 6” stone drop entrance is required for overland flow into the bioretention basins. Noted. The plan set has been revised to show stone drop entrances for both bioretention filters, and specified for edge of pavement detail 5 on sheet C-9. 26) Review the modeling of bioretention 1. Both primary and secondary outflow from OS-3 appear to be entering the basin although OS-3 modeling indicates large storm event discharge going to OS-1. Please clarify. Modeling OS-1 as a pond may be the solution. Noted. The HydroCAD model has been revised accordingly to show the correct conveyance of the primary and secondary outflows from OS-3. 27) Review the modeling, details, and plans. The details do not appear to correspond to the model. a. Water rises 6” above the mulch layer. This would enter into the 6” drain depicted in the detail. This drain needs to be modeled if it is to be utilized. Noted. The details for the bioretention filter have been revised accordingly to accurately show how the bioretention filter will outlet. Proposed 6” riser pipes are to be utilized as cleanout/access points only, and are specified to have solid covers. b. Filter 1 depth is not in accordance with the design manual. Noted. The plans have been revised accordingly. c. The design manual suggests wood mulch. Provide information/justification to the gravel mulch. Noted. Sheet C-11 has been revised to specify wood mulch to be used within the bioretention filters. d. There is not a filter 3. Noted. The reference to a bioretention filter-3 has been removed from detail 1 on sheet C- 11. 28) Provide infiltration testing and borings in accordance with Append D of the Design Manual or install a liner within bioretention 2. Noted. The plans have been revised accordingly to specify a liner to be installed on bioretention filter-2 unless the project geotechnical engineer approves permeable fabric based on conducted infiltration tests/borings. 29) Label the rim of bioretention overflow on sheet C-4. Noted. Sheet C-4 has been revised accordingly. If you have any questions or if you need any other additional information, please contact us. Respectfully submitted, NAPIERALA CONSULTING Professional Engineer, P.C. Jim A. Ballantyne Jim A. Ballantyne, E.I.T. Design Engineer Matthew R. Napierala Matthew R. Napierala, P.E. Managing Engineer / President STORMWATER POLLUTION PREVENTION PLAN For the: Mirabito Convenience Store 301 Pine Tree Road (Tompkins County Route 210) Ithaca, NY 14850 Prepared for: Mirabito Holdings, Inc. 49 Court Street Binghamton, NY 13901 Prepared by: Telephone: (315) 682-5580 Fax: (315) 682-5544 Project No. 20-1890 Revised December 2024 [THIS PAGE IS LEFT INTENTIONALLY BLANK] Page i EXECUTIVE SUMMARY A. Purpose The following Stormwater Pollution Prevention Plan (SWPPP) has been developed to control stormwater runoff and pollutants from a site during and after construction activities. The objective of this SWPPP is to comply with the New York State (NYS) Department of Environmental Conservation (NYSDEC) State Pollutant Discharge Elimination System (SPDES) General Permit for Stormwater Discharges from Construction Activity (GP-0-20-001) by planning and implementing standard stormwater management practices. B. Project Description The proposed project will redevelop and expand the existing Mirabito gas station/convenience store located at 301 Pine Tree Road on the northeast side of Ellis Hollow Road and Pine Tree Road intersection in the Town of Ithaca, Tompkins County, NY. The project site encompasses approximately 1.49 acres, including the existing Mirabito store’s 0.67-acre parcel, and approximately 0.82 acres acquired from portions of the parcels to the north an east, following the approval of a proposed lot line adjustment. The proposed redevelopment will include the construction of a new 6,000 square-foot (sf) building that is inclusive of the new Mirabito convenience store and an attached restaurant with a drive-thru. Additionally, the project will also include a new gasoline/diesel refueling island, associated asphalt parking and driveways, concrete sidewalks, a dumpster enclosure, and stormwater mitigation facilities. Access to the site will be provided by two full access driveways on Pine Tree Road and Ellis Hollow Road. C. Stormwater Practices Stormwater practices are categorized as either temporary construction measures or permanent operation measures. The temporary measures that will be used on this site for erosion and sediment control include (but are not limited to): stabilized construction entrance, silt fencing, and temporary sediment basins. The permanent stormwater practices to be installed are two bioretention filters and an underground detention chamber system. These best management practices will provide water quality, runoff reduction, and storage for quantity control. All practices, both the temporary construction measures and the permanent operation measures, have been designed in accordance with the established standards. D. Water Quality Treatment The water quality volume treatment characteristics are summarized below. The entire water quality descriptions and calculations are further detailed in Section III.E and F. Water Quality Volume Drainage Area Required WQv (ac-ft) Total Provided WQv (ac-ft) DA-1 0.034 0.041 (BF-1) DA-2 0.016 0.038 (BF-2) DA-3 0.002 Page ii E. Runoff Reduction Volume (RRv) The NYSDEC regulation requires all construction projects that disturb greater than one acre of land to provide runoff reduction through the implementation of green infrastructure practices. Runoff reduction volume for this project is achieved using the proposed bioretention areas. This volume is summarized below and further detailed in Section III.D, E, and F. Runoff Reduction Volume Drainage Area Required RRv (ac-ft) Total Provided RRv (ac-ft) DA-1 0.007 0.017 DA-2 N/A 0.011 F. Stormwater Quantity The impacts to stormwater runoff quantity (i.e. peak flows) will be mitigated via an underground detention chamber system. The underground detention chamber system will be constructed with sufficient volume to store additional runoff from the site and discharge it in a controlled manner. The chart below summarizes the stormwater discharges from the site and is further detailed in Section III.G and H. G. Winter Stabilization Requirements Construction activities involved with ongoing land disturbance and exposure between November 15th and April 1st must adhere to the standards defined within the New York State Standards and Specifications for Erosion and Sediment Control. Requirements and standards for winter stabilization are further detailed within Section IV.A. Existing Peak Runoff Rate (cfs) Proposed Peak Runoff Rate (cfs) Rainfall Event EX-DA-1 EX-DA-2 EX-DA-3 PRO-DA-1 PRO-DA-2 PRO-DA-3 1-Year Storm 1.40 2.17 0.35 0.75 1.45 0.29 10-Year Storm 3.19 4.72 0.83 1.48 3.14 0.66 100-Year Storm 6.48 7.38 1.76 3.48 7.08 1.31 1396 White Bridge Road Chittenango, NY 13037 Tel: (315) 391-5110 April 17, 2023 Napierala Consulting 110 Fayette Street Manlius, NY 13104 Attn: Mr. Matthew Napierala, P.E. Re: Traffic Operations Review – Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road – Town of Ithaca, NY Dear Mr. Napierala: I have completed my review of traffic operations associated with the proposed Mirabito site modification on the northeast corner of the intersection of Pine Tree Road with Ellis Hollow Road in the Town of Ithaca, NY. This letter summarizes the work completed in this review as well as my findings. Project Understanding The existing Mirabito development is located on the northeast corner of the intersection of Pine Tree Road with Ellis Hollow Road in the Town of Ithaca, NY. The site is currently occupied by a Mirabito gas station with 8 regular fueling positions and 1 diesel fueling position. The existing site has a small convenience store (less than 1,000 SF) with limited products. Existing access to the site is provided via one full access driveway to Pine Tree Road located approximately 155 feet to the north of Ellis Hollow Road, one full access driveway to Ellis Hollow Road located approximately 195 feet to the east of Pine Tree Road, and cross access to the East Hill Plaza. There is an existing closed Burger King restaurant with access to the East Hill Plaza eastern driveway, located immediately east of the Mirabito site. The proposed site modification includes a new 4,650 SF convenience store with 8 fueling positions, a 1,800 SF attached Burger King restaurant with drive through operations, and a single bay detached automated car wash. The Pine Tree Road access will be shifted approximately 40 feet to the north of the current location. The Ellis Hollow Road access will be converted to a two-way driveway between Ellis Hollow Road and the East Hill Plaza with one full access driveway for the Mirabito site and one exit driveway from the car wash. A preliminary plan developed by Napierala Consulting, dated March 30th, 2023 has been attached. Mr. Napierala April 17, 2023 Page 2 of 9 Re: Traffic Operations Review – Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road – Town of Ithaca, NY Data Collection Site visits were conducted on Thursday, March 16th, 2023 to collect the following:  Existing Traffic Volume Counts – Traffic turning movement counts were collected at the following four study area intersections during the weekday morning (7-9am) and evening (4- 6pm) peak travel periods to ensure that actual peak hours of the adjacent streets were captured. o Pine Tree Road @ Ellis Hollow Road o Pine Tree Road @ Mirabito Access o Ellis Hollow Road @ Mirabito Access o Ellis Hollow Road @ East Hill Plaza East Access In additional to the four intersections, traffic counts entering/exiting the Mirabito site via the East Hill Plaza cross access were also collected. The traffic counts included separate heavy vehicle counts on each approach and pedestrians. All area schools were in session.  Pine Tree Road and Ellis Hollow Road Gap Data – Gap data was collected to assess the ability for vehicles to turn in and out of the existing site driveways on both Pine Tree Road and Ellis Hollow Road. In order for a vehicle to turn right out of the site, or left into the site, the vehicle only requires a gap in the northbound direction on Pine Tree Road, or the westbound direction on Ellis Hollow Road. A vehicle requires a gap in traffic in both directions at the same time to turn left out of the site onto either roadway. These gaps in traffic were observed and timed on Pine Tree Road and Ellis Hollow Road passing the site during the weekday morning and weekday evening traffic count periods. The gaps were then converted to a number of vehicles that could turn left or right out of the site during each gap and then totaled for the peak hour. For example, one vehicle can turn from the driveway with a 6-9 second gap in traffic, two can turn with a 10-13 second gap, 3 with a 14-17 second gap, 4 with an 18-19 second gap, etc.  Traffic Queue Data - Traffic queues in the southbound left and through/right lanes on Pine Tree Road and the westbound left and through/right lanes on Ellis Hollow Road at the Pine Tree Road/Ellis Hollow Road intersection were collected at the beginning of the green phase of the traffic signal throughout the traffic count periods to identify both average and maximum queues as well as any impacts that they may have on the existing full access driveways.  Spot Speed Measurements – 50 speed measurements were collected in each direction on Pine Tree Road and Ellis Hollow Road to identify average and 85th percentile operating speeds in the area passing the site. The data was collected for free flow traffic during off-peak times. The weather was sunny and the roadway was dry. Mr. Napierala April 17, 2023 Page 3 of 9 Re: Traffic Operations Review – Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road – Town of Ithaca, NY  Sight Distance Measurements – Sight lines looking north/south along Pine Tree Road and east/west along Ellis Hollow Road from the existing site driveways were collected for comparison to design standards in order to confirm that adequate sight lines are available for safe ingress and egress from the site.  Operational Data - Other data needed to evaluate traffic operations, such as intersection geometry, control, and speeds limits were also collected. Existing Operations Both Pine Tree Road and Ellis Hollow Road have one lane in each direction through the study area with auxiliary left turn lanes on the four approaches to the signalized Pine Tree Road / Ellis Hollow Road intersection. The existing westbound left turn lane on Ellis Hollow Road at the signal has approximately 90 feet of storage space before transitioning to a 55 foot eastbound left turn lane for the Mirabito driveway and continuing as an eastbound left turn lane for the East Hill Plaza driveway. The posted speed limit on both Pine Tree Road and Ellis Hollow Road is 35 mph. Based on the traffic counts collected, the peak hours were identified as follows: Morning Peak Hour – 8:00 am to 9:00am Evening Peak Hour – 4:30pm to 5:30pm The 2023 existing traffic volumes collected in March are shown in the attached Figure 1 for the morning and evening peak hours. The existing traffic volumes were reviewed and compared to historical traffic volumes on Pine Tree Road and Ellis Hollow Road to identify any necessary additional adjustments to account for any potential lingering impacts from the Covid pandemic. Based on data from the NYSDOT Traffic Data Viewer website, Pine Tree Road has a design hour volume of approximately 865 vehicles and a directional design hour volume of approximately 529 vehicles passing the site. These volumes are consistent with the evening peak hour volumes collected, which had 780 total vehicles and 501 southbound vehicles passing the site during the evening peak hour. Ellis Hollow Road has a design hour volume of 415 vehicles with a directional design hour volume of 290 vehicles, which is also consistent with the evening peak hour volumes collected, which had 397 total vehicles and 245 eastbound vehicles to the east of the East Hill Plaza driveway. Given that the 2023 evening peak hour traffic counts are generally consistent with the 2019 historical data, there were no adjustments made associated with the COVID pandemic. Pine Tree Road is classified as a minor urban arterial roadway in the area. The roadway carries approximately 530 vehicles northbound / 139 vehicles southbound passing the site during the morning peak hour and 265 vehicles northbound / 480 vehicles southbound passing the site during the evening Mr. Napierala April 17, 2023 Page 4 of 9 Re: Traffic Operations Review – Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road – Town of Ithaca, NY peak hour. Ellis Hollow Road is classified as an urban major collector roadway in the area. The roadway carries approximately 101 vehicles eastbound/202 vehicles westbound passing the site during the morning peak hour, and 178 vehicles eastbound/189 vehicles westbound passing the site during the evening peak hour. The traffic count data has been attached. Based on the gap data collected, there are sufficient gaps in traffic to accommodate approximately 400 vehicles or more turning right onto Pine Tree Road and approximately 500 vehicles or more turning right onto Ellis Hollow Road from the site driveways during each peak hour. These gaps would also be available for vehicles turning left into the site from either roadway. There were sufficient gaps observed to accommodate over 200 vehicles turning left out of the site onto Pine Tree Road and over 400 vehicles turning left out onto Ellis Hollow Road during the peak hours. There are no concerns with available gaps in traffic to accommodate the existing access locations. The gap data is attached. The queue data collected indicates that the traffic queues southbound on Pine Tree Road at the Ellis Hollow Road intersection are minor during both peak hours. The average traffic queues observed were less than 1 vehicle in the southbound left lane during both peak hours, 1.4 vehicles in the southbound through/right lane during the morning peak hour, and 2.5 vehicles in the southbound through/right lane during the evening peak hour. The maximum queues observed were 3 vehicles in the southbound left turn lane during both peak hours, 5 vehicles in the southbound through/right lane during the morning peak hour and 6 vehicles in the southbound through/right lane during the evening peak hour. The maximum traffic queues extend just to the site driveway in the through lane during both peak hours and quickly clear as the signal operates on a short 60-70 second cycle length. The queue data collected indicates that the traffic queues westbound on Ellis Hollow Road at the Pine Tree Road intersection are also minor during both peak hours. The average traffic queues observed were less than 1 vehicle in the westbound left lane during both peak hours, 0.7 vehicles in the westbound through/right lane during the morning peak hour, and 1.2 vehicles in the westbound through/right lane during the evening peak hour. The maximum queues observed were 2 vehicles in the westbound left turn lane during both peak hours, 4 vehicles in the westbound through/right lane during the morning peak hour and 5 vehicles in the westbound through/right lane during the evening peak hour. The maximum traffic queues did not extend to the site driveway during either peak hour. The posted speed limit passing the site is 35 mph on both Pine Tree Road and Ellis Hollow Road. The speed data collected on Pine Tree Road indicates that the average speeds passing the site are 34 mph northbound and 29 mph southbound. The 85th percentile speeds based on the data collected are 40 mph northbound and 31.5 mph southbound on Pine Tree Road. The speed data collected on Ellis Hollow Road indicates that the average speeds passing the site are 38 mph eastbound and 37 mph westbound. The 85th percentile speeds based on the data collected are 40 mph eastbound and 40 mph westbound on Ellis Hollow Road. The speed data has been attached. Mr. Napierala April 17, 2023 Page 5 of 9 Re: Traffic Operations Review – Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road – Town of Ithaca, NY The following table provides a summary of the recommended sight distances along Pine Tree Road and Ellis Hollow Road from the AASHTO A Policy on Design of Highways and Streets as well as the available sight distances at the site driveways based on field measurements. The speed limit in the area is 35 mph on both roadways, however the speed data collected indicates that the operating speed is closer to 40 mph in both directions on both roadways. Therefore 40 mph was used for the sight distance review. The recommended sight distances for vehicles turning left out of both driveways were adjusted to account for the additional left turn lane to be crossed when turning left out onto Pine Tree Road or Ellis Hollow Road. Sight Distance Summary Location Operating Speed Direction AASHTO Recommended Sight Distance Available Sight Distance Site Driveway @ Pine Tree Road – Turning Left 40 mph Looking Left Looking Right 475 feet 475 feet 500 feet 900+ feet Site Driveway @ Pine Tree Road – Turning Right 40 mph Looking Left 385 feet 500 feet Site Driveway @ Ellis Hollow Road – Turning Left 40 mph Looking Left Looking Right 475 feet 475 feet 1,000+ feet 500 feet Site Driveway @ Ellis Hollow Road – Turning Right 40 mph Looking Left 385 feet 1,000+ feet There are more than adequate sight distances available in both directions along Pine Tree Road and Ellis Hollow Road from the existing driveway locations. There are no concerns with sight distances and safety for ingress and egress from the proposed site driveways. There are no concerns with existing traffic operations on Pine Tree Road or Ellis Hollow Road in the vicinity of the project site as there are ample gaps in traffic and clear sight lines in both directions. Existing southbound traffic queues on Pine Tree Road and westbound traffic queues on Ellis Hollow Road do not have any significant impact the site access locations. The adjacent traffic signal at the Pine Tree Road / Ellis Hollow road intersection operates on a short cycle length which minimizes both queues and delays in the study area. These findings are consistent with observations made during the data collection effort. Trip Generation Estimate The existing Mirabito development includes a gas station with 8 fueling positions. Based on the 2023 traffic counts collected, the existing development generates the following traffic volumes during each peak hour: Mr. Napierala April 17, 2023 Page 6 of 9 Re: Traffic Operations Review – Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road – Town of Ithaca, NY Morning Peak Hour – 37 trips entering / 36 trips exiting – 73 trips total Evening Peak Hour –55 trips entering / 55 trips exiting – 110 trips total Trips generated by the existing development were estimated using the ITE Trip Generation, 11th Edition, which is the industry accepted standard for estimating traffic generated. Land Use 944 – Gas Station/Service Station was used for the existing development estimate. This land use specifically notes that there is minimal convenience store type operations associated with the gas station. The ITE estimate for the existing development is consistent with the observed operations. The estimate projects that the existing site would generate 41 vehicles entering and exiting during the morning peak hour, and 56 vehicles entering and exiting during the evening peak hour. The proposed Mirabito site modification includes a new 4,650 SF convenience store with 8 fueling positions, a 1,800 SF attached Burger King restaurant with drive through operations, and a single bay detached automated car wash. Trips generated by the proposed development were also estimated using the ITE Trip Generation, 11th Edition. Land Use 945 - Convenience Store / Gas Station – GFA (2-4K) was used for the proposed gas station/convenience store portion of the development. While this land use includes rates for different ranges of convenience store size (2-4K SF, 4-5.5K SF, etc), the 2-4K SF rates were used since the average number of fuel positions matches the proposed site at 8. The average number of fuel positions for the larger 4-5.5K square foot convenience store sites was 14. Land Use 934 – Fast Food Restaurant with Drive Through Window was used for the Burger King, and Land Use 948 – Automated Car Wash was used for the car wash. A portion of the traffic generation within the Mirabito development will be internal trips that do not generate new vehicles on the adjacent roadways. For example, people will stop at the Burger King or use the car wash after getting gas or stopping at the convenience store. Typically, the majority of the car washes are purchased at the gas pumps, making the car washes an internal trip without additional trips on the adjacent streets. A 20% multi-use trip reduction was applied to the overall trip generation estimate to account for these internal capture trips. A significant portion of the additional external trips generated by the development will be drawn from traffic already passing the site on Pine Tree Road or Ellis Hollow Road and are referred to as pass-by trips. Pass-by trips are vehicles that are already traveling through the study area but will now stop at the development on their way to anther destination, such as stopping on their way to or from work. Based on data from the ITE Trip Generation, the average pass-by trip percentage for Land Use 945 is 62% during the morning peak hour and 56% during the evening peak hour. The average pass-by rate for Land Use 934 is 49% during the morning peak hour and 50% during the evening peak hour. A 50% pass-by trip rate was applied to the overall estimate, and was applied after the multi-use credit to avoid compounding credits. Mr. Napierala April 17, 2023 Page 7 of 9 Re: Traffic Operations Review – Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road – Town of Ithaca, NY The following table summarizes the trip generation estimate for the proposed Mirabito site modification on the northeast corner of the Pine Tree Road/Ellis Hollow Road intersection in the Town of Ithaca. Trip Generation Summary Morning Peak Hour Evening Peak Hour Entering Exiting Entering Exiting Mirabito – 4,650 SF / 8 Fueling Positions 64 64 74 74 Burger King – 1,800 SF 41 39 30 29 Car Wash – Single Bay 20 20 39 39 Total Individual Trips Generated 125 123 143 142 Multi-Use Trip Credit – 20% -25 -25 -29 -28 Total External Trips Generated 100 99 114 114 Existing Trips Generated -37 -36 -55 -59 Total Additional Trips Generated 63 63 59 55 Pass-by Trips – 50% -31 31 -28 -28 Total New Trips Generated 32 32 31 27 The detailed trip generation calculations have been attached. Overall, the Mirabito development is expected to generate approximately 63 additional trips entering and exiting during the morning peak hour and 59 additional trips entering/55 additional trips exiting during the evening peak hour. Approximately half of these trips will be drawn from traffic already passing the site on Pine Tree Road or Ellis Hollow Road, therefore the site is only expected to generate 27-32 new trips entering and exiting the overall study area during the peak hours. Trip Distribution Prior to adding the additional site generated trips to the study area, the existing traffic volumes were redistributed to account for the proposed connection between Ellis Hollow Road and the East Hill Plaza. Typically most traffic will use the closest access to their origin/destination to access a development. Therefore, 80% of the traffic turning left into and right out of the East Hill Plaza driveway on Ellis Hollow Road was redistributed to the proposed western connection on the Mirabito site. Similarly, 20% of the traffic turning right into/left out of the East Hill Plaza driveway was redistributed to the proposed western access connection. The redistributed existing traffic volumes with the proposed access modifications are shown in Figure 2. Based on existing traffic patterns and population centers in the area, 40% of the new trips generated are expected to travel to/from the north on Pine Tree Road, 25% is expected to travel to/from the south on Pine Tree Road, 20% is expected to travel to/from the east on Ellis Hollow Road, 10% is expected to Mr. Napierala April 17, 2023 Page 8 of 9 Re: Traffic Operations Review – Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road – Town of Ithaca, NY travel to/from the west on Ellis Hollow Road, and 5% is expected to be drawn from the East Hill Plaza. Separate pass-by trip distributions were developed for each peak hour based on specific traffic patterns passing the site on Pine Tree Road and Ellis Hollow Road. The anticipated arrival/departure distribution for the morning and evening peak hours are shown in Figures 3 and 4, respectively. The trips generated during each peak hour are shown in Figures 5 and 6, and the resultant full build traffic volumes expected when the development is complete are shown in Figure 7. Build Operations Based on the projected turning movements on Pine Tree Road and Ellis Hollow Road at the site driveways, there are more than sufficient gaps available to accommodate the proposed development traffic. As noted previously, existing southbound traffic queues on Pine Tree Road at the traffic signal have minimal existing impacts on the site driveway operations. The proposed development is only expected to increase the southbound through volume by 7-8 vehicles during the peak hours which will have no notable impact on existing queue measurements. On Ellis Hollow Road, the westbound traffic queues at the traffic signal had no impact on the site access. The proposed development will only add approximately 3 westbound through vehicles per hour during the peak hours, which will also have no notable impacts on existing traffic queues. There are 25-35 vehicles projected to be turning left into the Ellis Hollow Road access during each peak hour, which equates to 1-2 vehicles per cycle of the adjacent traffic signal. The existing 55 foot eastbound left turn lane on Ellis Hollow Road is sufficient to accommodate this projected traffic volume turning on the site. There are no concerns noted with potential traffic queuing impacts on the adjacent streets. The site layout provides a 28 foot drive aisle around the fuel canopy to provide access between the access driveways and the parking stalls. There is adequate stacking space for 10 vehicles in the Burger King drive through and up to 4 cars in the car wash lane without impacting the flow of traffic between the two site access driveways. Conclusions Half of additional traffic generated by the proposed Mirabito site modification will be drawn from existing traffic on Pine Tree Road and Ellis Hollow Road, resulting in only 25-35 new vehicles entering/exiting the area when the development is completed. This minor increase in traffic will generally not be noticeable to existing motorists in the area. There are ample gaps in traffic to accommodate traffic turning in and out of the site and adequate sight lines to provide safe access. Existing traffic queues in the area have minimal impacts on the site driveways and are not expected to significantly change with the proposed site modification. There are no noted concerns with on-site circulation patterns. There are no mitigation measures recommended. Mr. Napierala April 17, 2023 Page 9 of 9 Re: Traffic Operations Review – Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road – Town of Ithaca, NY If you have any questions or need additional information, please call. Sincerely, Gordon T. Stansbury, P.E., P.T.O.E. GTS Consulting Attachments – Site Plan Traffic Volume Figures 1-7 Gap Calculations Spot Speed Data Trip Generation Estimate Count Data nn n n n n n n n n n EV EV EV EV PROJECT NO.DATESCALESHEETMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:COPYRIGHT C 2023NO.REVISION/ISSUESHEET TITLE:DATEPREPARED FOR:PROJECT TITLE:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED ARCHITECT,PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TOALTER ANY ITEM ON THIS DOCUMENT INANY WAY.ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTIONOF THE ALTERATIONS.NAPIERALA CONSULTINGPROFESSIONAL ENGINEER, PCMIRABITO ENERGYTOWN OF ITHACATOMPKINS COUNTY, NYMIRABITO ENERGY PRODUCTSTHE METRO CENTER - 49 COURT STREETP.O. BOX 5306BINGHAMTON, NY 13902CONCEPTUALLAYOUT PLAN20-189030 MAR 20231" = 20'SK-22PRE LI MI N A R Y FOR C O N C E P T REVI E W O N L Y O N EW GTS Consulting Proposed Mirabito Site Modification - Pine Tree Road @ Ellis Hollow Road,Town of Ithaca,NY Not to Scale 2023 Existing Traffic Volumes - Collected March 16th, 2023 Morning (Evening) Peak Hour Figure 1 9 (6)202 (189)6(8)4(20)0 (5)101 (178) 104 (56)76 (86)26(67)24(34)398(181)8(7)27(83)93(403)23(9)38 (42)50 (66) 7 (6) East Hill Plaza 37 (29)198 (123)9(85)13(72)25(26)82(160) 1 3 (1 4 ) 4 (1 5 )16(21)139(480)10(14)530(265)Mirabito Site 9(2)2(9)Pine Tree Road Pine Tree Road EllisHollowRoadEllisHollowRoadSite Access Site AccessSite Access Eastern Plaza Access O N EW GTS Consulting Proposed Mirabito Site Modification - Pine Tree Road @ Ellis Hollow Road,Town of Ithaca,NY Not to Scale 2023 Existing Traffic Volumes - Redistributed With Modified Access Morning (Evening) Peak Hour Figure 2 16(12)192 (131)8(25)14(78)20(25)81(158) 104 (56)76 (86)26(67)24(34)398(181)8(7)27(83)93(403)23(9)38 (42)50 (66) 7 (6) East Hill Plaza 30 (23)205 (129)7(68)3(14)5 (6)84(177) 1 3 (1 4 ) 4 (1 5 )16(21)139(480)10(14)530(265)Mirabito Site Pine Tree Road Pine Tree Road EllisHollowRoadEllisHollowRoadSite Access Eastern Plaza Access12(75)2(9)27(26)9(11)9 (2) 10 (28) Assume that 80% of plaza traffic to/from west uses new access on Ellis Hollow Road Assume that 20% of plaza traffic to/from east uses new access on Ellis Hollow Road O N EW GTS Consulting Proposed Mirabito Site Modification - Pine Tree Road @ Ellis Hollow Road,Town of Ithaca,NY Not to Scale Arrival / Departure Trip Distribution - Morning Peak Hour New (Pass-by) Trip Distribution Figure 3 20%(+19%)(-19%)20%(+11%)10%(+19%)10%(+11%)(-11%) 10%25%25%10% East Hill Plaza 20% 20% 4 0 %(+5 5 %) 2 5 %(+1 5 %)40%(+15%)(-15%)25%(+55%)(-55%)Mirabito Site Pine Tree Road Pine Tree Road EllisHollowRoadEllisHollowRoadSite Access Eastern Plaza Access5%30%(+30%)5% 30%(+30%) O N EW GTS Consulting Proposed Mirabito Site Modification - Pine Tree Road @ Ellis Hollow Road,Town of Ithaca,NY Not to Scale Arrival / Departure Trip Distribution - Evening Peak Hour New (Pass-by) Trip Distribution Figure 4 20%(+17%)(-17%)20%(+16%)10%(+17%)10%(+16%)(-16%) 10%25%25%10% East Hill Plaza 20% 20% 4 0 %(+2 4 %) 2 5 %(+4 3 %)40%(+43%)(-43%)25%(+24%)(-24%)Mirabito Site Pine Tree Road Pine Tree Road EllisHollowRoadEllisHollowRoadSite Access Eastern Plaza Access5%30%(+33%)5% 30%(+33%) O N EW GTS Consulting Proposed Mirabito Site Modification - Pine Tree Road @ Ellis Hollow Road,Town of Ithaca,NY Not to Scale Additinol Trips Generated - Morning Peak Hour New (Pass-by) Trips Figure 5 6 (+6)(-6)6(+3)3(+6)3 (+3) (-3) 3 883 East Hill Plaza 6 6 1 3 (+1 7 ) 8 (+5 )13(+5)(-5)8(+17)(-17)Mirabito Site Pine Tree Road Pine Tree Road EllisHollowRoadEllisHollowRoadSite Access Eastern Plaza Access29(+9)2 9 (+9) O N EW GTS Consulting Proposed Mirabito Site Modification - Pine Tree Road @ Ellis Hollow Road,Town of Ithaca,NY Not to Scale Additional Trips Generated - Evening Peak Hour New (Pass-by) Trips Figure 6 6 (+5)(-5)5(+4)3(+5)3 (+4) (-4) 3 873 East Hill Plaza 6 5 1 1 (+7 ) 7 (+1 2 )12(+12)(-12)8(+7)(-7)Mirabito Site Pine Tree Road Pine Tree Road EllisHollowRoadEllisHollowRoadSite Access Eastern Plaza Access29(+9)1 8 (+9) O N EW GTS Consulting Proposed Mirabito Site Modification - Pine Tree Road @ Ellis Hollow Road,Town of Ithaca,NY Not to Scale 2023 Build Traffic Volumes Morning (Evening) Peak Hour Figure 7 28(23)186 (126)17(34)23(86)26(32)78(154) 104 (56)79 (89)26(67)24(34)406(189)8(7)27(83)101(410)23(9)38 (42)53 (69) 7 (6) East Hill Plaza 30 (23)211 (135)7(68)3(14)5 (6)90(182) 4 3 (3 2 ) 1 7 (3 4 )34(45)134(468)35(29)513(258)Mirabito Site Pine Tree Road Pine Tree Road EllisHollowRoadEllisHollowRoadSite Access Eastern Plaza Access12(75)4(11)27(26)27(29)11 (3) 28 (45) Intersection Gap Study Project:Proposed Mirabito Site Modification - Pine Tree Road @ Ellis Hollow Road - Town of Ithaca, NY Date:3/16/2023 Intersection:Site Access @ Pine Tree Road Movement:Right Turns Exiting / Left Turns Entering 6-9 sec 10-13 sec 14-17 sec 18-19 sec 20-23 sec 24-25 sec 26-29 sec >29 sec Interval Hour Time Interval x 1 x 2 x 3 x 4 x 5 x 6 x 7 x 8 Total Total Morning Peak Hour 8:00-8:15am # of Gaps 17 7 9 4 1 1 1 1 # of Vehicles 17 14 27 16 5 6 7 8 100 8:15-8:30am # of Gaps 19 9 11 2 1 1 1 1 # of Vehicles 19 18 33 8 5 6 7 8 104 8:30-8:45am # of Gaps 16 15 6 0 2 1 1 1 # of Vehicles 16 30 18 0 10 6 7 8 95 8:45-9:00am # of Gaps 19 8 8 1 2 0 2 1 # of Vehicles 19 16 24 4 10 0 14 8 95 394 Evening Peak Hour 4:30-4:45pm # of Gaps 11 13 8 0 3 1 5 3 # of Vehicles 11 26 24 0 15 6 35 24 141 4:45-5:00pm # of Gaps 11 15 4 3 4 1 0 6 # of Vehicles 11 30 12 12 20 6 0 48 139 5:00-5:15pm # of Gaps 16 12 9 3 5 0 4 1 # of Vehicles 16 24 27 12 25 0 28 8 140 5:15-5:30pm # of Gaps 15 9 7 1 8 0 2 4 # of Vehicles 15 18 21 4 40 0 14 32 144 564 Intersection Gap Study Project:Proposed Mirabito Site Modification - Pine Tree Road @ Ellis Hollow Road - Town of Ithaca, NY Date:3/16/2023 Intersection:Site Access @ Pine Tree Road Movement:Left Turns Exiting 6-9 sec 10-13 sec 14-17 sec 18-19 sec 20-23 sec 24-25 sec 26-29 sec >29 sec Interval Hour Time Interval x 1 x 2 x 3 x 4 x 5 x 6 x 7 x 8 Total Total Morning Peak Hour 8:00-8:15am # of Gaps 25 4 6 2 2 0 1 0 # of Vehicles 25 8 18 8 10 0 7 0 76 8:15-8:30am # of Gaps 15 9 8 2 2 0 1 0 # of Vehicles 15 18 24 8 10 0 7 0 82 8:30-8:45am # of Gaps 24 10 2 0 3 0 1 0 # of Vehicles 24 20 6 0 15 0 7 0 72 8:45-9:00am # of Gaps 14 8 7 2 2 0 1 0 # of Vehicles 14 16 21 8 10 0 7 0 76 306 Evening Peak Hour 4:30-4:45pm # of Gaps 16 8 2 0 3 1 0 0 # of Vehicles 16 16 6 0 15 6 0 0 59 4:45-5:00pm # of Gaps 20 7 7 2 0 0 0 0 # of Vehicles 20 14 21 8 0 0 0 0 63 5:00-5:15pm # of Gaps 10 4 6 0 0 1 1 0 # of Vehicles 10 8 18 0 0 6 7 0 49 5:15-5:30pm # of Gaps 20 3 3 0 0 1 1 0 # of Vehicles 20 6 9 0 0 6 7 0 48 219 Intersection Gap Study Project:Proposed Mirabito Site Modification - Pine Tree Road @ Ellis Hollow Road - Town of Ithaca, NY Date:3/16/2023 Intersection:Site Access @ Ellis Hollow Road Movement:Right Turns Exiting / Left Turns Entering 6-9 sec 10-13 sec 14-17 sec 18-19 sec 20-23 sec 24-25 sec 26-29 sec >29 sec Interval Hour Time Interval x 1 x 2 x 3 x 4 x 5 x 6 x 7 x 8 Total Total Morning Peak Hour 8:00-8:15am # of Gaps 3 2 0 2 0 0 3 10 # of Vehicles 3 4 0 8 0 0 21 80 116 8:15-8:30am # of Gaps 8 10 5 0 1 1 2 7 # of Vehicles 8 20 15 0 5 6 14 56 124 8:30-8:45am # of Gaps 8 4 2 1 2 3 1 8 # of Vehicles 8 8 6 4 10 18 7 64 125 8:45-9:00am # of Gaps 3 5 2 2 3 0 0 10 # of Vehicles 3 10 6 8 15 0 0 80 122 487 Evening Peak Hour 4:30-4:45pm # of Gaps 9 3 3 0 3 2 2 8 # of Vehicles 9 6 9 0 15 12 14 64 129 4:45-5:00pm # of Gaps 7 6 5 3 3 0 4 5 # of Vehicles 7 12 15 12 15 0 28 40 129 5:00-5:15pm # of Gaps 11 5 5 6 1 1 2 7 # of Vehicles 11 10 15 24 5 6 14 56 141 5:15-5:30pm # of Gaps 8 2 2 1 4 0 3 8 # of Vehicles 8 4 6 4 20 0 21 64 127 526 Intersection Gap Study Project:Proposed Mirabito Site Modification - Pine Tree Road @ Ellis Hollow Road - Town of Ithaca, NY Date:3/16/2023 Intersection:Site Access @ Ellis Hollow Road Movement:Left Turns Exiting 6-9 sec 10-13 sec 14-17 sec 18-19 sec 20-23 sec 24-25 sec 26-29 sec >29 sec Interval Hour Time Interval x 1 x 2 x 3 x 4 x 5 x 6 x 7 x 8 Total Total Morning Peak Hour 8:00-8:15am # of Gaps 6 4 1 4 2 1 3 6 # of Vehicles 6 8 3 16 10 6 21 48 118 8:15-8:30am # of Gaps 13 10 8 1 2 0 3 4 # of Vehicles 13 20 24 4 10 0 21 32 124 8:30-8:45am # of Gaps 13 7 4 1 1 3 1 3 # of Vehicles 13 14 12 4 5 18 7 24 97 8:45-9:00am # of Gaps 8 4 6 1 2 2 1 5 # of Vehicles 8 8 18 4 10 12 7 40 107 446 Evening Peak Hour 4:30-4:45pm # of Gaps 14 14 5 3 6 0 0 1 # of Vehicles 14 28 15 12 30 0 0 8 107 4:45-5:00pm # of Gaps 14 10 10 2 3 2 1 1 # of Vehicles 14 20 30 8 15 12 7 8 114 5:00-5:15pm # of Gaps 19 11 4 6 1 1 3 1 # of Vehicles 19 22 12 24 5 6 21 8 117 5:15-5:30pm # of Gaps 13 8 7 1 3 1 4 2 # of Vehicles 13 16 21 4 15 6 28 16 119 457 DistanceT ravelled(ft)=110 50 S peedM easurementsperDirection S peedLimit 35moh N B T ime Calculated N B T ime Calculated S B T ime Calculated S B T ime Calculated S econds S peed S econds S peed S econds S peed S econds S peed 2.69 28 2.31 32 3.16 24 2.63 29 2.66 28 2.31 32 2.93 26 2.62 29 2.63 29 2.31 32 2.91 26 2.61 29 2.58 29 2.29 33 2.86 26 2.61 29 2.57 29 2.25 33 2.86 26 2.6 29 2.53 30 2.22 34 2.84 26 2.58 29 2.51 30 2.19 34 2.84 26 2.58 29 2.50 30 2.19 34 2.84 26 2.57 29 2.5 30 2.11 36 2.82 27 2.56 29 2.49 30 2.1 36 2.81 27 2.55 29 2.48 30 2.1 36 2.76 27 2.54 30 2.48 30 2.04 37 2.75 27 2.53 30 2.47 30 2 38 2.75 27 2.53 30 2.47 30 1.97 38 2.75 27 2.53 30 2.44 31 1.96 38 2.74 27 2.48 30 2.44 31 1.94 39 2.73 27 2.46 30 2.41 31 1.88 40 2.73 27 2.41 31 2.4 31 1.87 40 2.73 27 2.37 32 2.38 32 1.87 40 2.73 27 2.36 32 2.38 32 1.85 41 2.69 28 2.32 32 2.37 32 1.78 42 2.69 28 2.28 33 2.37 32 1.78 42 2.69 28 2.27 33 2.34 32 1.67 45 2.68 28 2.25 33 2.31 32 1.67 45 2.67 28 2.23 34 2.31 32 1.62 46 2.66 28 2.21 34 N orthbound S outhbound AverageS peed=34 mph AverageS peed=29 mph 85thP ercentileS peed=40 mph 85thP ercentileS peed=31.5 mph P roposedM irabitoS iteM odification-P ineT reeR oad@ EllisHollow R oad-T ownofIthaca,N Y S peedS tudyM easurements-P ineT reeR oadP assingS ite 3/16/2023 DistanceT ravelled(ft)=110 50 S peedM easurementsperDirection S peedLimit 35moh EB T ime Calculated EB T ime Calculated W B T ime Calculated W B T ime Calculated S econds S peed S econds S peed S econds S peed S econds S peed 2.31 32 2 38 2.62 29 2.02 37 2.28 33 2.00 38 2.5 30 2.01 37 2.25 33 2 38 2.47 30 2.01 37 2.22 34 1.98 38 2.43 31 2.00 38 2.22 34 1.98 38 2.37 32 2 38 2.14 35 1.97 38 2.36 32 1.97 38 2.14 35 1.96 38 2.26 33 1.97 38 2.13 35 1.96 38 2.25 33 1.97 38 2.12 35 1.96 38 2.21 34 1.94 39 2.11 36 1.94 39 2.19 34 1.94 39 2.09 36 1.93 39 2.19 34 1.94 39 2.09 36 1.92 39 2.19 34 1.93 39 2.09 36 1.89 40 2.14 35 1.93 39 2.09 36 1.87 40 2.13 35 1.92 39 2.07 36 1.87 40 2.13 35 1.91 39 2.06 36 1.86 40 2.12 35 1.9 39 2.06 36 1.86 40 2.12 35 1.88 40 2.06 36 1.86 40 2.07 36 1.87 40 2.05 37 1.84 41 2.06 36 1.87 40 2.04 37 1.79 42 2.06 36 1.86 40 2.04 37 1.79 42 2.05 37 1.83 41 2.03 37 1.78 42 2.03 37 1.81 41 2.02 37 1.73 43 2.03 37 1.81 41 2.02 37 1.69 44 2.03 37 1.81 41 2.01 37 1.67 45 2.03 37 1.76 43 Eastbound W estbound AverageS peed=38 mph AverageS peed=37 mph 85thP ercentileS peed=40 mph 85thP ercentileS peed=40 mph P roposedM irabitoS iteM odification-P ineT reeR oad@ EllisHollow R oad-T ownofIthaca,N Y S peedS tudyM easurements-EllisHollow R oadP assingS ite 3/16/2023 8 Fueling Position Gas Station (No Convenience Store) Proposed Development 4,650 SF Convenience Store with 8 Fueling Positions & Car Wash 1,800 SF - Burger King With Drive Through Existing Trips Generated (3/16/2023) Morning Peak Hour 37 Entered 36 Exited 73 Total Trips Evening Peak Hour 55 Entered 59 Exited 114 Total Trips ITE Trip Generation - 11th Edition Land Use 944 - Gas Station/Service Station AM Peak Hour 10.28 Trips/Fuel Position 50%Enter 50%Exit PM Peak Hour 13.91 Trips/Fuel Position 50%Enter 50%Exit Land Use 945 - Convenience Store / Gas Station - GFA (2-4K)* AM Peak Hour 16.06 Trips/Fuel Position 50%Enter 50%Exit PM Peak Hour 18.42 Trips/Fuel Position 50%Enter 50%Exit * - Average Number of Fueling Positions = 8 for GFA(2-4K), Average Number =14 for GFA (4-5.5K), therefore use (2-4K) rates Land Use 948 - Automated Car Wash AM Peak Hour*38.75 Trips/Fuel Position 50%Enter 50%Exit PM Peak Hour 77.50 Trips/Tunnel 50%Enter 50%Exit * - No Data Available for Morning Peak Hour - Assume 50% of Evening Peak Hour Rate Land Use 934 - Fast-Food Restaurant with Drive-Through Window Morning Peak Hour 44.61 Trips/1,000 SF 51%Enter 49%Exit Evening Peak Hour 33.03 Trips/1,000 SF 52%Enter 48%Exit Multi-Use Credit - Assume 20% Average Pass-by Percentages Land Use 945 - Convenience Store / Gas Station - AM - 62%, PM - 56% Fast Food Restaurant - AM - 49%, PM - 50% Assume 50% Pass-by Rate for Entire Development - Credit Taken After Multi-Use Credit to Avoid Compounding Credits Development Size Total Trips Entering Exiting Total Trips Entering Exiting Mirabito - No Convenience 8 Fueling Positions 82 41 41 112 56 56 73 37 36 114 55 59 Development Size Total Trips Entering Exiting Total Trips Entering Exiting Mirabito w/ Convenience 4,650 SF / 8 Fuel Pos.128 64 64 148 74 74 Burger King 1,800 SF 80 41 39 59 30 29 Car Wash 1 Tunnel 40 20 20 78 39 39 249 125 123 285 143 142 -50 -25 -25 -57 -29 -28 199 100 99 228 114 114 -73 -37 -36 -114 -55 -59 126 63 63 114 59 55 -62 -31 -31 -56 -28 -28 64 32 32 58 31 27 Trip Generation Estimate - Existing Mirabito Gas Station Development Trip Generation Estimate - Proposed Mirabito Site Modification with Convenience Store, Burger King & Car Wash Total Individual Trips Generated Multi-Use Trip Credit - 20% Total External Trips Generated Existing Trips Generated Morning Peak Hour Total Additional Trips Generated Pass-by Trips - 50% Proposed Mirabito Site Modification Pine Tree Road @ Ellis Hollow Road - Town of Ithaca, NY Trip Generation Estimate Evening Peak Hour Actual Trips Generated - 3/16/23 Morning Peak Hour Evening Peak Hour Existing Development Total New Trips Generated File Name : Pine Tree @ Ellis Hollow Site Code : 00000001 Start Date : 3/16/2023 Page No : 1 Groups Printed- Cars & HV Pine Tree Road Southbound Ellis Hollow Road Westbound Pine Tree Road Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left HV Right Thru Left HV Right Thru Left HV Right Thru Left HV Int. Total 07:00 AM 3 5 3 2 6 6 2 0 6 63 2 0 0 7 4 0 109 07:15 AM 4 16 6 2 10 12 3 1 3 62 2 2 1 3 2 0 129 07:30 AM 4 23 2 2 28 13 1 2 0 104 1 1 0 13 8 1 203 07:45 AM 8 19 1 1 27 16 5 1 1 120 5 3 0 12 7 0 226 Total 19 63 12 7 71 47 11 4 10 349 10 6 1 35 21 1 667 08:00 AM 7 22 5 5 21 7 6 0 6 92 2 4 1 8 10 2 198 08:15 AM 4 30 7 1 26 21 9 5 4 92 0 1 1 9 11 1 222 08:30 AM 10 18 3 2 27 24 4 2 7 121 0 3 3 18 6 0 248 08:45 AM 2 23 10 2 30 24 7 0 5 93 6 2 2 12 11 1 230 Total 23 93 25 10 104 76 26 7 22 398 8 10 7 47 38 4 898 04:00 PM 0 84 24 2 13 17 12 2 7 31 2 0 1 17 7 0 219 04:15 PM 11 73 18 3 14 19 12 1 5 23 1 3 2 20 12 0 217 04:30 PM 2 86 18 0 14 24 14 0 5 44 1 0 1 13 12 0 234 04:45 PM 2 78 27 0 11 23 9 0 10 41 1 5 0 14 14 1 236 Total 15 321 87 5 52 83 47 3 27 139 5 8 4 64 45 1 906 05:00 PM 4 98 19 1 18 16 20 0 10 40 0 0 2 25 8 0 261 05:15 PM 1 101 19 0 7 16 18 0 9 56 5 0 3 14 8 0 257 05:30 PM 3 100 15 0 7 11 9 0 5 47 4 0 2 20 6 0 229 05:45 PM 5 76 9 0 5 11 8 0 5 33 4 0 3 24 7 0 190 Total 13 375 62 1 37 54 55 0 29 176 13 0 10 83 29 0 937 Grand Total 70 852 186 23 264 260 139 14 88 1062 36 24 22 229 133 6 3408 Apprch %6.2 75.3 16.4 2 39 38.4 20.5 2.1 7.3 87.8 3 2 5.6 58.7 34.1 1.5 Total %2.1 25 5.5 0.7 7.7 7.6 4.1 0.4 2.6 31.2 1.1 0.7 0.6 6.7 3.9 0.2 File Name : Pine Tree @ Ellis Hollow Site Code : 00000001 Start Date : 3/16/2023 Page No : 2 Pine Tree Road Southbound Ellis Hollow Road Westbound Pine Tree Road Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Int. Total Peak Hour Analysis From 07:00 AM to 12:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM 08:00 AM 7 22 5 5 39 21 7 6 0 34 6 92 2 4 104 1 8 10 2 21 198 08:15 AM 4 30 7 1 42 26 21 9 5 61 4 92 0 1 97 1 9 11 1 22 222 08:30 AM 10 18 3 2 33 27 24 4 2 57 7 121 0 3 131 3 18 6 0 27 248 08:45 AM 2 23 10 2 37 30 24 7 0 61 5 93 6 2 106 2 12 11 1 26 230 Total Volume 23 93 25 10 151 104 76 26 7 213 22 398 8 10 438 7 47 38 4 96 898 % App. Total 15.2 61.6 16.6 6.6 48.8 35.7 12.2 3.3 5 90.9 1.8 2.3 7.3 49 39.6 4.2 PHF .575 .775 .625 .500 .899 .867 .792 .722 .350 .873 .786 .822 .333 .625 .836 .583 .653 .864 .500 .889 .905 Pine Tree Road EllisHollowRoadEllisHollowRoadPine Tree Road Right 23 Thru 93 Left 25 HV 10 InOut Total 540 151 691 Right104Thru76Left26HV7OutTotalIn94213307Left 8 Thru 398 Right 22 HV 10 Out TotalIn 126 438 564Left38Thru47Right7HV4TotalOutIn10796203Peak Hour Begins at 08:00 AM Cars & HV Peak Hour Data North File Name : Pine Tree @ Ellis Hollow Site Code : 00000001 Start Date : 3/16/2023 Page No : 3 Pine Tree Road Southbound Ellis Hollow Road Westbound Pine Tree Road Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Int. Total Peak Hour Analysis From 01:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:30 PM 04:30 PM 2 86 18 0 106 14 24 14 0 52 5 44 1 0 50 1 13 12 0 26 234 04:45 PM 2 78 27 0 107 11 23 9 0 43 10 41 1 5 57 0 14 14 1 29 236 05:00 PM 4 98 19 1 122 18 16 20 0 54 10 40 0 0 50 2 25 8 0 35 261 05:15 PM 1 101 19 0 121 7 16 18 0 41 9 56 5 0 70 3 14 8 0 25 257 Total Volume 9 363 83 1 456 50 79 61 0 190 34 181 7 5 227 6 66 42 1 115 988 % App. Total 2 79.6 18.2 0.2 26.3 41.6 32.1 0 15 79.7 3.1 2.2 5.2 57.4 36.5 0.9 PHF .563 .899 .769 .250 .934 .694 .823 .763 .000 .880 .850 .808 .350 .250 .811 .500 .660 .750 .250 .821 .946 Pine Tree Road EllisHollowRoadEllisHollowRoadPine Tree Road Right 9 Thru 363 Left 83 HV 1 InOut Total 273 456 729 Right50Thru79Left61HV0OutTotalIn183190373Left 7 Thru 181 Right 34 HV 5 Out TotalIn 430 227 657Left42Thru66Right6HV1TotalOutIn95115210Peak Hour Begins at 04:30 PM Cars & HV Peak Hour Data North File Name : Pine Tree @ Ellis Hollow Site Code : 00000001 Start Date : 3/16/2023 Page No : 1 Groups Printed- Peds Pine Tree Road Southbound Ellis Hollow Road Westbound Pine Tree Road Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Int. Total 08:30 AM 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 2 Total 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 2 04:00 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 04:15 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 04:30 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 Total 0 0 0 0 0 0 0 3 0 0 0 0 0 0 0 0 3 05:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3 3 05:45 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 Total 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 3 4 Grand Total 0 0 0 0 0 0 0 5 0 0 0 1 0 0 0 3 9 Apprch %0 0 0 0 0 0 0 100 0 0 0 100 0 0 0 100 Total %0 0 0 0 0 0 0 55.6 0 0 0 11.1 0 0 0 33.3 File Name : Pine Tree @ Mirabito Site Access Site Code : 00000002 Start Date : 3/16/2023 Page No : 1 Groups Printed- Cars & HV Pine Tree Road Southbound Site Access Westbound Pine Tree Road Northbound Eastbound Start Time Right Thru Left HV Right Thru Left HV Right Thru Left HV Right Thru Left HV Int. Total 07:00 AM 0 11 0 2 6 0 3 3 3 73 0 0 0 0 0 0 101 07:15 AM 0 23 3 2 2 0 1 0 0 75 0 2 0 0 0 0 108 07:30 AM 0 30 4 2 2 0 2 0 2 127 0 1 0 0 0 0 170 07:45 AM 0 29 3 1 5 0 1 0 4 153 0 3 0 0 0 0 199 Total 0 93 10 7 15 0 7 3 9 428 0 6 0 0 0 0 578 08:00 AM 0 38 4 5 3 0 2 0 2 141 0 4 0 0 0 0 199 08:15 AM 0 33 1 1 2 0 0 0 3 128 0 1 0 0 0 0 169 08:30 AM 0 40 4 2 5 0 1 0 3 153 0 3 0 0 0 0 211 08:45 AM 0 36 7 2 3 0 1 0 2 129 0 2 0 0 0 0 182 Total 0 147 16 10 13 0 4 0 10 551 0 10 0 0 0 0 761 04:00 PM 0 119 10 2 3 0 3 0 2 57 0 0 0 0 0 0 196 04:15 PM 0 115 5 3 2 0 1 0 3 48 3 0 0 0 0 0 180 04:30 PM 0 126 5 0 5 0 3 0 3 71 0 0 0 0 0 0 213 04:45 PM 0 110 4 0 4 0 5 0 2 66 5 0 0 0 0 0 196 Total 0 470 24 5 14 0 12 0 10 242 8 0 0 0 0 0 785 05:00 PM 0 146 10 1 1 0 2 0 4 67 0 0 0 0 0 0 231 05:15 PM 0 143 2 0 4 0 5 0 5 62 0 0 0 0 0 0 221 05:30 PM 0 126 5 0 4 0 3 0 3 68 0 0 0 0 0 0 209 05:45 PM 0 102 2 0 1 0 4 0 2 44 0 0 0 0 0 0 155 Total 0 517 19 1 10 0 14 0 14 241 0 0 0 0 0 0 816 Grand Total 0 1227 69 23 52 0 37 3 43 1462 8 16 0 0 0 0 2940 Apprch %0 93 5.2 1.7 56.5 0 40.2 3.3 2.8 95.6 0.5 1 0 0 0 0 Total %0 41.7 2.3 0.8 1.8 0 1.3 0.1 1.5 49.7 0.3 0.5 0 0 0 0 File Name : Pine Tree @ Mirabito Site Access Site Code : 00000002 Start Date : 3/16/2023 Page No : 2 Pine Tree Road Southbound Site Access Westbound Pine Tree Road Northbound Eastbound Start Time Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Int. Total Peak Hour Analysis From 08:00 AM to 11:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM 08:00 AM 0 38 4 5 47 3 0 2 0 5 2 141 0 4 147 0 0 0 0 0 199 08:15 AM 0 33 1 1 35 2 0 0 0 2 3 128 0 1 132 0 0 0 0 0 169 08:30 AM 0 40 4 2 46 5 0 1 0 6 3 153 0 3 159 0 0 0 0 0 211 08:45 AM 0 36 7 2 45 3 0 1 0 4 2 129 0 2 133 0 0 0 0 0 182 Total Volume 0 147 16 10 173 13 0 4 0 17 10 551 0 10 571 0 0 0 0 0 761 % App. Total 0 85 9.2 5.8 76.5 0 23.5 0 1.8 96.5 0 1.8 0 0 0 0 PHF .000 .919 .571 .500 .920 .650 .000 .500 .000 .708 .833 .900 .000 .625 .898 .000 .000 .000 .000 .000 .902 Pine Tree Road SiteAccessPine Tree Road Right 0 Thru 147 Left 16 HV 10 InOut Total 564 173 737 Right13Thru0Left4HV0OutTotalIn261743Left 0 Thru 551 Right 10 HV 10 Out TotalIn 151 571 722Left0Thru0Right0HV0TotalOutIn000Peak Hour Begins at 08:00 AM Cars & HV Peak Hour Data North File Name : Pine Tree @ Mirabito Site Access Site Code : 00000002 Start Date : 3/16/2023 Page No : 3 Pine Tree Road Southbound Site Access Westbound Pine Tree Road Northbound Eastbound Start Time Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Int. Total Peak Hour Analysis From 12:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:30 PM 04:30 PM 0 126 5 0 131 5 0 3 0 8 3 71 0 0 74 0 0 0 0 0 213 04:45 PM 0 110 4 0 114 4 0 5 0 9 2 66 5 0 73 0 0 0 0 0 196 05:00 PM 0 146 10 1 157 1 0 2 0 3 4 67 0 0 71 0 0 0 0 0 231 05:15 PM 0 143 2 0 145 4 0 5 0 9 5 62 0 0 67 0 0 0 0 0 221 Total Volume 0 525 21 1 547 14 0 15 0 29 14 266 5 0 285 0 0 0 0 0 861 % App. Total 0 96 3.8 0.2 48.3 0 51.7 0 4.9 93.3 1.8 0 0 0 0 0 PHF .000 .899 .525 .250 .871 .700 .000 .750 .000 .806 .700 .937 .250 .000 .963 .000 .000 .000 .000 .000 .932 Pine Tree Road SiteAccessPine Tree Road Right 0 Thru 525 Left 21 HV 1 InOut Total 280 547 827 Right14Thru0Left15HV0OutTotalIn352964Left 5 Thru 266 Right 14 HV 0 Out TotalIn 540 285 825Left0Thru0Right0HV0TotalOutIn505Peak Hour Begins at 04:30 PM Cars & HV Peak Hour Data North File Name : Pine Tree @ Mirabito Site Access Site Code : 00000002 Start Date : 3/16/2023 Page No : 1 Groups Printed- Peds Pine Tree Road Southbound Site Access Westbound Pine Tree Road Northbound Eastbound Start Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Int. Total Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Apprch %0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total % File Name : Ellis Hollow @ Mirabito Site Access Site Code : 00000003 Start Date : 3/16/2023 Page No : 1 Groups Printed- Cars & Hv Site Access Southbound Ellis Hollow Road Westbound Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left HV Right Thru Left HV Right Thru Left HV Right Thru Left HV Int. Total 07:00 AM 0 0 0 0 1 17 0 0 0 0 0 0 0 12 1 0 31 07:15 AM 0 0 0 0 0 29 0 0 0 0 0 0 0 14 1 0 44 07:30 AM 1 0 4 0 4 43 0 0 0 0 0 0 0 26 1 1 80 07:45 AM 1 0 2 0 2 46 0 1 0 0 0 0 0 17 2 0 71 Total 2 0 6 0 7 135 0 1 0 0 0 0 0 69 5 1 226 08:00 AM 0 0 0 0 3 27 0 0 0 0 0 0 0 25 0 1 56 08:15 AM 0 0 0 0 2 68 0 4 0 0 0 0 0 21 0 0 95 08:30 AM 2 0 2 0 3 55 0 1 0 0 0 0 0 28 0 0 91 08:45 AM 2 0 4 0 1 49 0 0 0 0 0 0 0 27 0 1 84 Total 4 0 6 0 9 199 0 5 0 0 0 0 0 101 0 2 326 04:00 PM 4 0 4 0 0 31 0 2 0 0 0 0 0 39 2 0 82 04:15 PM 6 0 3 0 1 34 0 0 0 0 0 0 0 40 1 0 85 04:30 PM 5 0 1 0 0 51 0 0 0 0 0 0 0 45 2 0 104 04:45 PM 4 0 4 0 3 44 0 0 0 0 0 0 0 46 2 0 103 Total 19 0 12 0 4 160 0 2 0 0 0 0 0 170 7 0 374 05:00 PM 8 0 1 0 3 49 0 0 0 0 0 0 0 50 1 0 112 05:15 PM 3 0 2 0 0 40 1 0 1 0 0 0 0 39 0 0 86 05:30 PM 4 0 2 0 0 29 0 0 1 0 0 0 0 41 0 0 77 05:45 PM 3 0 1 0 1 24 0 0 0 0 0 0 0 29 0 0 58 Total 18 0 6 0 4 142 1 0 2 0 0 0 0 159 1 0 333 Grand Total 43 0 30 0 24 636 1 8 2 0 0 0 0 499 13 3 1259 Apprch %58.9 0 41.1 0 3.6 95.1 0.1 1.2 100 0 0 0 0 96.9 2.5 0.6 Total %3.4 0 2.4 0 1.9 50.5 0.1 0.6 0.2 0 0 0 0 39.6 1 0.2 File Name : Ellis Hollow @ Mirabito Site Access Site Code : 00000003 Start Date : 3/16/2023 Page No : 2 Site Access Southbound Ellis Hollow Road Westbound Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Int. Total Peak Hour Analysis From 07:00 AM to 11:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM 08:00 AM 0 0 0 0 0 3 27 0 0 30 0 0 0 0 0 0 25 0 1 26 56 08:15 AM 0 0 0 0 0 2 68 0 4 74 0 0 0 0 0 0 21 0 0 21 95 08:30 AM 2 0 2 0 4 3 55 0 1 59 0 0 0 0 0 0 28 0 0 28 91 08:45 AM 2 0 4 0 6 1 49 0 0 50 0 0 0 0 0 0 27 0 1 28 84 Total Volume 4 0 6 0 10 9 199 0 5 213 0 0 0 0 0 0 101 0 2 103 326 % App. Total 40 0 60 0 4.2 93.4 0 2.3 0 0 0 0 0 98.1 0 1.9 PHF .500 .000 .375 .000 .417 .750 .732 .000 .313 .720 .000 .000 .000 .000 .000 .000 .902 .000 .500 .920 .858 Site Access EllisHollowRoadEllisHollowRoadRight 4 Thru 0 Left 6 HV 0 InOut Total 9 10 19 Right9Thru199Left0HV5OutTotalIn107213320Left 0 Thru 0 Right 0 HV 0 Out TotalIn 0 0 0Left0Thru101Right0HV2TotalOutIn203103306Peak Hour Begins at 08:00 AM Cars & Hv Peak Hour Data North File Name : Ellis Hollow @ Mirabito Site Access Site Code : 00000003 Start Date : 3/16/2023 Page No : 3 Site Access Southbound Ellis Hollow Road Westbound Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Int. Total Peak Hour Analysis From 12:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:30 PM 04:30 PM 5 0 1 0 6 0 51 0 0 51 0 0 0 0 0 0 45 2 0 47 104 04:45 PM 4 0 4 0 8 3 44 0 0 47 0 0 0 0 0 0 46 2 0 48 103 05:00 PM 8 0 1 0 9 3 49 0 0 52 0 0 0 0 0 0 50 1 0 51 112 05:15 PM 3 0 2 0 5 0 40 1 0 41 1 0 0 0 1 0 39 0 0 39 86 Total Volume 20 0 8 0 28 6 184 1 0 191 1 0 0 0 1 0 180 5 0 185 405 % App. Total 71.4 0 28.6 0 3.1 96.3 0.5 0 100 0 0 0 0 97.3 2.7 0 PHF .625 .000 .500 .000 .778 .500 .902 .250 .000 .918 .250 .000 .000 .000 .250 .000 .900 .625 .000 .907 .904 Site Access EllisHollowRoadEllisHollowRoadRight 20 Thru 0 Left 8 HV 0 InOut Total 11 28 39 Right6Thru184Left1HV0OutTotalIn189191380Left 0 Thru 0 Right 1 HV 0 Out TotalIn 1 1 2Left5Thru180Right0HV0TotalOutIn204185389Peak Hour Begins at 04:30 PM Cars & Hv Peak Hour Data North File Name : Ellis Hollow @ Mirabito Site Access Site Code : 00000003 Start Date : 3/16/2023 Page No : 1 Groups Printed- Peds Site Access Southbound Ellis Hollow Road Westbound Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Int. Total 07:15 AM 0 0 0 2 0 0 0 3 0 0 0 0 0 0 0 0 5 07:30 AM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 07:45 AM 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 2 Total 0 0 0 3 0 0 0 5 0 0 0 0 0 0 0 0 8 08:15 AM 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 2 08:45 AM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 Total 0 0 0 1 0 0 0 2 0 0 0 0 0 0 0 0 3 04:00 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 04:15 PM 0 0 0 0 0 0 0 4 0 0 0 0 0 0 0 0 4 04:30 PM 0 0 0 3 0 0 0 3 0 0 0 0 0 0 0 0 6 04:45 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 Total 0 0 0 3 0 0 0 9 0 0 0 0 0 0 0 0 12 05:00 PM 0 0 0 2 0 0 0 2 0 0 0 0 0 0 0 0 4 05:15 PM 0 0 0 1 0 0 0 3 0 0 0 0 0 0 0 0 4 05:30 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 05:45 PM 0 0 0 5 0 0 0 7 0 0 0 0 0 0 0 0 12 Total 0 0 0 8 0 0 0 13 0 0 0 0 0 0 0 0 21 Grand Total 0 0 0 15 0 0 0 29 0 0 0 0 0 0 0 0 44 Apprch %0 0 0 100 0 0 0 100 0 0 0 0 0 0 0 0 Total %0 0 0 34.1 0 0 0 65.9 0 0 0 0 0 0 0 0 File Name : Ellis Hollow @ Plaza Access Site Code : 00000004 Start Date : 3/16/2023 Page No : 1 Groups Printed- Cars & HV Plaza Access Southbound Ellis Hollow Road Westbound Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left HV Right Thru Left HV Right Thru Left HV Right Thru Left HV Int. Total 07:00 AM 1 0 2 0 8 12 0 0 0 0 0 0 0 13 0 1 37 07:15 AM 3 0 0 0 6 22 0 0 0 0 1 0 0 10 1 2 45 07:30 AM 2 0 2 2 8 44 0 2 0 0 0 0 0 14 7 3 84 07:45 AM 3 0 3 0 13 43 0 6 0 0 0 0 0 12 12 0 92 Total 9 0 7 2 35 121 0 8 0 0 1 0 0 49 20 6 258 08:00 AM 1 0 1 0 9 38 0 0 0 0 0 0 0 20 1 1 71 08:15 AM 6 0 2 2 7 57 0 4 0 0 0 0 0 23 4 4 109 08:30 AM 3 0 3 1 9 48 0 2 0 0 0 0 0 17 13 1 97 08:45 AM 3 0 3 1 12 52 1 2 0 0 0 0 0 22 7 1 104 Total 13 0 9 4 37 195 1 8 0 0 0 0 0 82 25 7 381 04:00 PM 9 0 12 0 12 23 1 2 0 0 0 0 0 38 9 0 106 04:15 PM 9 0 15 1 9 23 0 0 0 0 0 0 0 31 9 1 98 04:30 PM 22 1 25 0 8 31 0 2 0 0 0 0 0 34 5 1 129 04:45 PM 15 0 17 0 11 29 0 0 0 0 0 0 0 47 10 1 130 Total 55 1 69 1 40 106 1 4 0 0 0 0 0 150 33 3 463 05:00 PM 19 0 20 0 6 37 0 2 0 0 0 0 0 47 6 1 138 05:15 PM 16 0 23 1 4 26 0 1 0 0 0 0 0 47 5 4 127 05:30 PM 9 0 13 0 6 12 0 0 0 0 0 0 0 34 3 0 77 05:45 PM 6 0 22 0 5 19 0 0 0 0 0 0 0 28 5 0 85 Total 50 0 78 1 21 94 0 3 0 0 0 0 0 156 19 5 427 Grand Total 127 1 163 8 133 516 2 23 0 0 1 0 0 437 97 21 1529 Apprch %42.5 0.3 54.5 2.7 19.7 76.6 0.3 3.4 0 0 100 0 0 78.7 17.5 3.8 Total %8.3 0.1 10.7 0.5 8.7 33.7 0.1 1.5 0 0 0.1 0 0 28.6 6.3 1.4 File Name : Ellis Hollow @ Plaza Access Site Code : 00000004 Start Date : 3/16/2023 Page No : 2 Plaza Access Southbound Ellis Hollow Road Westbound Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Int. Total Peak Hour Analysis From 07:00 AM to 12:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 08:00 AM 08:00 AM 1 0 1 0 2 9 38 0 0 47 0 0 0 0 0 0 20 1 1 22 71 08:15 AM 6 0 2 2 10 7 57 0 4 68 0 0 0 0 0 0 23 4 4 31 109 08:30 AM 3 0 3 1 7 9 48 0 2 59 0 0 0 0 0 0 17 13 1 31 97 08:45 AM 3 0 3 1 7 12 52 1 2 67 0 0 0 0 0 0 22 7 1 30 104 Total Volume 13 0 9 4 26 37 195 1 8 241 0 0 0 0 0 0 82 25 7 114 381 % App. Total 50 0 34.6 15.4 15.4 80.9 0.4 3.3 0 0 0 0 0 71.9 21.9 6.1 PHF .542 .000 .750 .500 .650 .771 .855 .250 .500 .886 .000 .000 .000 .000 .000 .000 .891 .481 .438 .919 .874 Plaza Access EllisHollowRoadEllisHollowRoadRight 13 Thru 0 Left 9 HV 4 InOut Total 62 26 88 Right37Thru195Left1HV8OutTotalIn91241332Left 0 Thru 0 Right 0 HV 0 Out TotalIn 1 0 1Left25Thru82Right0HV7TotalOutIn208114322Peak Hour Begins at 08:00 AM Cars & HV Peak Hour Data North File Name : Ellis Hollow @ Plaza Access Site Code : 00000004 Start Date : 3/16/2023 Page No : 3 Plaza Access Southbound Ellis Hollow Road Westbound Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Right Thru Left HV App. Total Int. Total Peak Hour Analysis From 01:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 04:30 PM 04:30 PM 22 1 25 0 48 8 31 0 2 41 0 0 0 0 0 0 34 5 1 40 129 04:45 PM 15 0 17 0 32 11 29 0 0 40 0 0 0 0 0 0 47 10 1 58 130 05:00 PM 19 0 20 0 39 6 37 0 2 45 0 0 0 0 0 0 47 6 1 54 138 05:15 PM 16 0 23 1 40 4 26 0 1 31 0 0 0 0 0 0 47 5 4 56 127 Total Volume 72 1 85 1 159 29 123 0 5 157 0 0 0 0 0 0 175 26 7 208 524 % App. Total 45.3 0.6 53.5 0.6 18.5 78.3 0 3.2 0 0 0 0 0 84.1 12.5 3.4 PHF .818 .250 .850 .250 .828 .659 .831 .000 .625 .872 .000 .000 .000 .000 .000 .000 .931 .650 .438 .897 .949 Plaza Access EllisHollowRoadEllisHollowRoadRight 72 Thru 1 Left 85 HV 1 InOut Total 55 159 214 Right29Thru123Left0HV5OutTotalIn260157417Left 0 Thru 0 Right 0 HV 0 Out TotalIn 1 0 1Left26Thru175Right0HV7TotalOutIn195208403Peak Hour Begins at 04:30 PM Cars & HV Peak Hour Data North File Name : Ellis Hollow @ Plaza Access Site Code : 00000004 Start Date : 3/16/2023 Page No : 1 Groups Printed- Peds Plaza Access Southbound Ellis Hollow Road Westbound Northbound Ellis Hollow Road Eastbound Start Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Int. Total Grand Total 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Apprch %0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total % 38 N Main St. Pittston, Pa. 18643 O :(570)299-5865 F: (570) 299-7865 Page 1 of 1 July 6, 2023 Christine Balestra, Planner Town of Ithaca Planning Department 215 North Tioga Street Ithaca, NY 14850 Re: Energy Code Supplement, Prescriptive Compliance Path/Easy Path Commercial Buildings Dear Chris, This letter is to state the design team’s intention for compliance with the Town of Ithaca, NY, Energy Code Supplement, for the construction of a new slab on grade single story structure located in Ithaca, NY. There will be two (2) tenants. Mirabito Gas Station is approximately 4,650 SF and Burger King 1,800 SF. The new program for the Mirabito Gas Station will consist of the following rooms, as indicated on the floor plans submitted (restroom, mechanical/electrical room, walk in cooler, beer cave, freezer, office, two storage rooms, Kitchen/Prep Area, Checkout, and IT room. The new program for the Burger King will consist of a (Kitchen Prep area, Seating area, office, storage, M/W toilet rooms ). This project will follow the Energy Code Supplement, Compliance Checklist. The project is a commercial building that will use the Prescriptive Compliance Path/Easy Path to meet the energy efficiency requirements. The project will earn the required points from the following improvements: • Heat pumps for space heating • Heat pumps for service water heating • Heating systems in heated space • Right-lighting • Walkability • Efficient building shape • Modest window-to-wall ratio • Meet NY Stretch Code • Electric Vehicle Parking Spaces • Custom energy improvement The project will also follow the applicable requirements for building envelope, mechanical systems, electrical power and lighting systems, and commissioning as specified in the Energy Code Supplement. .At this stage of the design process (Shell & Core) no calculations or other materials are included. Additional information will be submitted later for compliance documentation purposes. Very Truly Yours, Charles C Smith, P.E. Principal LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Page 1/10 Rev. 10/23/24 SPEC.1046.B.1122 Catalog # :Project : Date :Prepared By : Mirada Small Area (MRS) Outdoor LED Area Light FEATURES & SPECIFICATIONS Construction • Rugged die-cast aluminum housing contains factory prewired driver and optical unit. Cast aluminum wiring access door located underneath. • Fixtures are finished with LSI’s DuraGrip® polyester powder coat finishing process. The DuraGrip finish withstands extreme weather changes without cracking or peeling. Other standard LSI finishes available. Consult factory. • Shipping weight: 27 lbs in carton. Optical System • State-of-the-Art one piece silicone optic sheet delivers industry leading optical control with an integrated gasket to provide IP66 rated seal. • Proprietary silicone refractor optics provide exceptional coverage and uniformity in distribution types 2, 3, 4, 5W, FT, and LC/RC. • Silicone optical material does not yellow or crack with age and provides a typical light transmittance of 93-95%. • Zero uplight. • Available in 5000K, 4000K, and 3000K color temperatures per ANSI C78.377 • Minimum CRI of 70. • Integral louver (IL) and integral half louver (IH) options available for enhanced backlight control. Electrical • High-performance driver features over- voltage, under-voltage, short-circuit and over temperature protection. • 0-10V dimming (10% - 100%) standard. • Standard Universal Voltage (120-277 VAC) Input 50/60 Hz or optional High Voltage (347-480 VAC). • L70 Calculated Life: >60k Hours • Total harmonic distortion: <20% • Operating temperature: -40°C to +50°C (-40°F to +122°F). 30L lumen packages rated to +40°C. • Power factor: >.90 • Input power stays constant over life. • Field replaceable 10kV surge protection device meets a minimum Category C Low operation (per ANSI/IEEE C62.41.2). • High-efficacy LEDs mounted to metal-core circuit board to maximize heat dissipation • Driver is fully encased in potting material for moisture resistance and complies with FCC standards. Driver and key electronic components can easily be accessed. Controls • Optional integral passive infrared Bluetooth™ motion and photocell sensor. Fixtures operate independently and can be commissioned via iOS or Android configuration app. • LSI’s AirLink™ wireless control system options reduce energy and maintenance costs while optimizing light quality 24/7. Installation • Designed to mount to square or round poles. • A single fastener secures the hinged door, underneath the housing and provides quick & easy access to the electrical compartment. • Included terminal block accepts up to 12 ga. wire. • Utilizes LSI’s traditional B3 drill pattern. Warranty • LSI luminaires carry a 5-year limited warranty. Refer to https://www.lsicorp.com/ resources/terms-conditions-warranty/ for more information. Listings • Listed to UL 1598 and UL 8750. • Meets Buy American Act requirements. • Dark Sky compliant; with 3000K color temperature selection. • Title 24 Compliant; see local ordinance for qualification information. • RoHS compliant • Suitable for wet locations. • IP66 rated Luminaire per IEC 60598-1. • 3G rated for ANSI C136.31 high vibration applications are qualified. • IK08 rated luminiare per IEC 66262 me- chanical impact code • DesignLights Consortium® (DLC) qualified product. Not all versions of this product may be DLC qualified. Please check the DLC Qualified Products List at www.designlights. org/QPL to confirm which versions are qualified. QUICK LINKS Ordering Guide Performance Photometrics Dimensions OVERVIEW Lumen Package 6,000 - 30,000 Wattage Range 39 - 209 Efficacy Range (LPW)112 - 163 Weight lbs(kg)20 (9.1) Control Options IMSBT, ALB, ALS, 7-Pin, PCI LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Page 2/10 Rev. 10/23/24 SPEC.1046.B.1122 Type:Mirada Small Area Light (MRS) LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - ORDERING GUIDE Back to Quick Links TYPICAL ORDER EXAMPLE: MRS LED 18L SIL FT UNV DIM 40 70CRI ALBCS1 BLK IH Prefix Light Source Lumen Package Lens Distribution Orientation2 Voltage Driver MRS - Mirada Small Area Light LED 6L - 6,000 lms, 39W 9L - 9,000 lms, 63W 12L - 12,000 lms, 86W 15L - 15,000 lms, 111W 18L - 18,000 lms, 135W 21L - 21,000 lms, 165W 24L - 24,000 lms, 196W 30L - 30,000 lms, 209W8 Custom Lumen Packages1 SIL - Silicone 2 - Type 2 3 - Type 3 4 - Type 4 5W - Type 5 Wide FT - Forward Throw LC - Left Corner RC - Right Corner (blank) - standard L- Optics rotated left 90° R - Optics rotated right 90° UNV - Universal Voltage (120-277V) HV - High Voltage (347-480V) DIM - 0-10V Dimming (0-10%) Color Temp Color Rendering Controls (Choose One)Finish Options 50 - 5,000 CCT 40 - 4,000 CCT 30 - 3,000 CCT 70CRI - 70 CRI (Blank) - None Wireless Controls System ALSC - AirLink Synapse Control SystemALSCS2 - AirLink Synapse Control System with 12-20’ MH Motion Sensor8 ALSCS4 - AirLink Synapse Control System with 20-40’ MH Motion Sensor8 ALBMR1LR - AirLink Blue Long Range Wireless Motion & Photo Sensor Controller (8-15’ MH)4,8 ALBMR2LR - AirLink Blue Long Range Wireless Motion & Photo Sensor Controller (16-40’ MH)4,8 Stand-Alone ControlsEXT - 0-10v Dimming leads extended to housing exteriorCR7P - 7 Pin Control Receptacle ANSI C136.41 3 IMSBT1L - Integral Bluetooth™ Motion and Photocell Sensor (8-24’ MH)4, 8 IMSBT2L - Integral Bluetooth™ Motion and Photocell Sensor (25-40’ MH)4, 8 BLK - Black BRZ - Dark Bronze GMG - Gun Metal Gray GPT - Graphite MSV - Metallic Silver PLP - Platinum Plus SVG - Satin Verde Green WHT - White (Blank) - None IH - Integral Half Louver (Moderate Spill Light Cutoff)2 IL - Integral Louver (Sharp Spill Light Cutoff)2 Need more information? Click here for our glossary Have additional questions? Call us at (800) 436-7800 Accessory Ordering Information5 CONTROLS ACCESSORIES Description Order Number Twist Lock Photocell (120V) for use with CR7P 122514 Twist Lock Photocell (208-277) for use with CR7P 122515 Twist Lock Photocell (347V) for use with CR7P 122516 Twist Lock Photocell (480V) for use with CR7P 1225180 AirLink 5 Pin Twist Lock Controller 661409 AirLink 7 Pin Twist Lock Controller 661410 Shorting Cap for use with CR7P 149328 FUSING OPTIONS7 Description Order Number Single Fusing (120V) See Fusing Accessory Guide Single Fusing (277V) Double Fusing (208V, 240V) Double Fusing (480V) Double Fusing (347V) 1. Custom lumen and wattage packages available, consult factory. Values are within industry standard tolerances but not DLC listed. 2. Not available on “Type 5W” distribution. 3. Control device or shorting cap must be ordered separately. See Accessory Ordering Information. 4. Motion sensors are field configurable via the LSI app that can be downloaded from your smartphone’s native app store. 5. Accessories are shipped separately and field installed. 6. “CLR” denotes finish. See Finish options. 7. Fusing must be located in hand hole of pole. See Fusing Accessory Guide for compatability. 8. ALSC, ALB, and IMSBT not available with 30L HV. EXTERNAL SHIELDING OPTIONS 3” External Shield See Shielding Guide6” External Shield LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Page 3/10 Rev. 10/23/24 SPEC.1046.B.1122 Type:Mirada Small Area Light (MRS) Back to Quick LinksACCESSORIES OPTICS ROTATION ACCESSORIES/OPTIONS Integral Louver (IL) and House-Side Shield (IH) Integral louver (IL) and half louver (IH) accessory shields available for improved backlight control without sacrificing street side performance. LSI’s Integral Louver (IL) and Integral House-Side Shield (IH) options deliver backlight control that significantly reduces spill light behind the poles for applications with pole locations close to adjacent properties. The design maximizes forward reflected light while reducing glare, maintaining the optical distribution selected, and most importantly eliminating light trespass. Both options rotate with the optical distribution. 7 Pin Photoelectric Control 7-pin ANSI C136.41-2013 control receptacle option available for twist lock photocontrols or wireless control modules. Control accessories sold separately. Dimming leads from the receptacle will be connected to the driver dimming leads (Consult factory for alternate wiring). Luminaire Shown with CR7P Luminaire Shown with Integral Louver (IL) Luminaire Shown with IMSBT Option IMSBT MOUNTING ACCESSORIES SHIELDING, POLES & MISC. ACCESSORIES Side ArmUniversal Mounting Bracket Mounts to ≥ 3” square or round (tapered/straight) poles with (2) mounting hole spaces between 3.5” to 5” Part Number: BKA UMB CLR ShieldingIntegral Louver Field Install Integral Louver provides maximum backlight control by shiedling each individual row of LEDS Part Number: 763445 Quick Mount Plate True one person installation to existing/new contruction poles with hole spaces beteen 2.4 to 4.6” Part Number: BKS PQM B3B5 XX CLR Integral Half Louver Field Install Integral Half Louver provides great backlight control without impacting front side distribution. Part Number: 763446 15° Tilt Quick Mount Plate True one person installation to existing/new contruction poles with hole spaces beteen 2.4 to 4.6” Part Number: BKS PQ15 B3B5 XX CLR External Shield External shield blocks view of light source from anyside of luminaire, additional shielding configurations available Part Number: 783607BLK (3”) / 776538BLK (6”)Tenon / SlipfitterAdjustable Slipfitter Mounts onto a 2” (51mm) IP, 2.375” (60mm) O.D. tenon and provides 180° of tilt (max 45° above horizontal) Part Number: BKA ASF CLR PolesSquare Poles 14 - 39’ steel and aluminum poles in 4”, 5” and 6” sizes for retrofit and new construction Part Number: 4SQ/5SQ/6SQ Square Tenon Top Mounts onto a 2” (51mm) IP, 2.375” (60mm) O.D. tenon and allows for mounting up to 4 luminaires Part Number: BKA XNM * Round Poles 10 - 30’ steel and aluminum poles in 4” and 5” sizes for retrofit and new construction Part Number: 4RP/5RP Square Internal Slipfitter Mounts inside 4” or 5” square pole and allows for mounting up to 4 lumianires Part Number: BKA X_ISF * CLR Tapered Poles 20’ - 39’ steel and aluminum poles for retrofit and new construction Part Number: RTP Wall Mount/ Wood PoleWall Mount Bracket Mounts onto vertical wall surface ( hardware/anchors not included) Part Number: BKS XBO WM CLR Misc.Bird Spikes 10’ linear bird spike (2’ recommended per luminaire) silcone adhesive (covers approximately 25’ linear fee of bird spike) and application tool Spike Part Number: 751631 Adhesive Part Number: 751632 Caulk Gun Part Number: 751636 Wood Pole Bracket Mounts onto wooden poles (6” minimum OD, hardware/anchors not inlcuded) Part Number: BKS XBO WP CLR Replace CLR with paint finish description Replace X with: 2’ Replace XX with SQ for square pole or RD for round pole (≥3” OD) Replace * with S (Single), D180 (Double @180°), D90 (Double @90°), T90 (Triple), Q90 (Quad) Replace _ with 4 (4” square pole) or 5 (5” square pole) Optics Rotated Left Straight Optics Rotated Right Use Type R (Optics Rotated Right) Pole EXAMPLE Use Type L (Optics Rotated Left) Top View LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Page 4/10 Rev. 10/23/24 SPEC.1046.B.1122 Type:Mirada Small Area Light (MRS) PERFORMANCE Back to Quick Links DELIVERED LUMENS* Lumen Package Distribution CRI 3000K CCT 4000K CCT 5000K CCT WattageDelivered Lumens Efficacy BUG Rating Delivered Lumens Efficacy BUG Rating Delivered Lumens Efficacy BUG Rating 6L 2 70 5918 149 B2-U0-G1 6136 155 B2-U0-G1 6122 155 B2-U0-G1 39 3 6016 152 B1-U0-G2 6238 158 B1-U0-G2 6224 157 B1-U0-G2 4 5967 153 B1-U0-G2 6333 162 B1-U0-G3 6136 157 B1-U0-G2 5W 5690 144 B3-U0-G1 5899 149 B3-U0-G1 5886 1479 B3-U0-G1 FT 5822 147 B1-U0-G1 6037 152 B1-U0-G1 6023 152 B1-U0-G1 LC 6003 154 B1-U0-G2 6371 163 B1-U0-G2 6173 158 B1-U0-G2 RC 5964 153 B1-U0-G2 6329 162 B1-U0-G2 6132 157 B1-U0-G2 9L 2 70 9091 145 B2-U0-G2 9484 152 B2-U0-G2 9462 151 B2-U0-G2 63 3 9241 148 B2-U0-G2 9641 154 B2-U0-G2 9619 154 B2-U0-G2 4 9214 146 B2-U0-G3 9778 155 B2-U0-G3 9474 150 B2-U0-G3 5W 8740 140 B3-U0-G2 9118 146 B3-U0-G2 9097 144 B3-U0-G2 FT 8943 143 B2-U0-G2 9330 149 B2-U0-G2 9308 149 B2-U0-G2 LC 9269 147 B2-U0-G3 9837 156 B2-U0-G3 9531 151 B2-U0-G3 RC 9208 146 B2-U0-G2 9772 155 B2-U0-G3 9468 150 B2-U0-G3 12L 2 70 12132 141 B3-U0-G2 12685 148 B3-U0-G2 12514 146 B3-U0-G2 86 3 12333 143 B2-U0-G2 12894 150 B2-U0-G2 12721 148 B2-U0-G2 4 12277 143 B2-U0-G3 13029 152 B2-U0-G3 12623 147 B2-U0-G3 5W 11664 136 B4-U0-G2 12195 142 B4-U0-G2 12031 140 B4-U0-G2 FT 11935 139 B2-U0-G2 12479 145 B2-U0-G2 12311 143 B2-U0-G2 LC 12351 144 B2-U0-G3 13108 152 B2-U0-G3 12700 148 B2-U0-G3 RC 12271 143 B2-U0-G3 13022 151 B2-U0-G3 12617 147 B2-U0-G3 15L 2 70 14220 128 B3-U0-G2 15167 137 B3-U0-G2 14488 131 B3-U0-G2 111 3 14938 135 B2-U0-G2 15933 144 B2-U0-G2 15219 137 B2-U0-G2 4 14792 133 B2-U0-G4 15698 141 B2-U0-G4 15209 137 B2-U0-G4 5W 14304 129 B4-U0-G2 15257 137 B4-U0-G2 14574 131 B4-U0-G2 FT 14342 129 B2-U0-G2 15297 138 B2-U0-G2 14612 132 B2-U0-G2 LC 14881 134 B2-U0-G3 15793 142 B2-U0-G3 15301 138 B2-U0-G3 RC 14784 133 B2-U0-G3 15689 141 B2-U0-G3 15201 137 B2-U0-G3 18L 2 70 16438 122 B3-U0-G2 17532 130 B3-U0-G3 16747 124 B3-U0-G2 135 3 17267 128 B3-U0-G3 18417 137 B3-U0-G3 17592 131 B3-U0-G3 4 17101 127 B3-U-G4 18149 134 B3-U-G4 17584 130 B3-U-G4 5W 16535 123 B4-U0-G2 17636 133 B5-U0-G2 16846 125 B4-U0-G2 FT 16578 123 B3-U0-G2 17682 131 B3-U0-G2 16890 125 B3-U0-G2 LC 17204 127 B3-U0-G3 18258 135 B3-U0-G3 17689 131 B3-U0-G3 RC 17091 127 B2-U0-G3 18138 134 B2-U0-G3 17574 130 B2-U0-G3 21L 2 70 19488 118 B3-U0-G3 20786 126 B3-U0-G3 19885 120 B3-U0-G3 165 3 20472 124 B3-U0-G3 21835 132 B3-U0-G3 20857 126 B3-U0-G3 4 20279 123 B3-U0-G4 21521 130 B3-U0-G5 20851 126 B3-U0-G5 5W 19604 119 B5-U0-G3 20909 126 B5-U0-G3 19973 121 B5-U0-G3 FT 19655 119 B3-U0-G3 20964 127 B3-U0-G3 20025 121 B3-U0-G3 LC 20401 124 B3-U0-G4 21651 131 B3-U0-G4 20977 127 B3-U0-G4 RC 20268 123 B3-U0-G3 21509 130 B3-U0-G4 20840 126 B3-U0-G3 *LEDs are frequently updated therefore values are nominal. LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Page 5/10 Rev. 10/23/24 SPEC.1046.B.1122 Type:Mirada Small Area Light (MRS) ELECTRICAL DATA (AMPS)* Lumens 120V 208V 240V 277V 347V 480V 6L 0.34 0.20 0.17 0.15 0.12 0.09 9L 0.52 0.30 0.26 0.23 0.18 0.13 12L 0.72 0.41 0.36 0.31 0.25 0.18 15L 0.93 0.53 0.46 0.40 0.32 0.23 18L 1.12 0.65 0.56 0.49 0.39 0.28 21L 1.38 0.80 0.69 0.60 0.48 0.34 24L 1.63 0.94 0.82 0.71 0.56 0.41 30L 1.74 1.00 0.87 0.75 0.60 0.43 *Electrical data at 25°C (77°F). Actual wattage may differ by +/-10% RECOMMENDED LUMEN MAINTENANCE1 Ambient Temp Lumen Multiplier C 0 hrs.2 25K hrs.2 50K hrs.2 75K hrs.3 100K hrs.3 0 C - 25 C 100%95%89%84%79% 40 C 100%94%87%80%74% 1. Lumen maintenance values at 25°C are calculated per TM-21 based on LM-80 data and in-situ luminaire testing. 2. In accordance with IESNA TM-21-11, Projected Values represent interpolated value based on time durations that are within six times (6X)the IESNA LM-80-08 total test duration (in hours) for the device under testing ((DUT) i.e. the packaged LED chip). 3. In accordance with IESNA TM-21-11, Calculated Values represent time durations that exceed six times NA LM-80-08 total test duration (in hours) for the device under testing ((DUT) i.e. the packaged LED chip). DELIVERED LUMENS* Lumen Package Distribution CRI 3000K CCT 4000K CCT 5000K CCT WattageDelivered Lumens Efficacy BUG Rating Delivered Lumens Efficacy BUG Rating Delivered Lumens Efficacy BUG Rating 24L 2 70 21976 112 B3-U0-G3 23439 120 B3-U0-G3 22390 114 B3-U0-G3 196 3 23085 118 B3-U0-G3 24622 126 B3-U0-G3 23519 120 B3-U0-G3 4 23190 117 B3-U0-G5 24758 124 B3-U0-G5 23888 120 B3-U0-G5 5W 22105 113 B5-U0-G3 23578 120 B5-U0-G3 22522 115 B5-U0-G3 FT 22164 113 B3-U0-G3 23640 121 B3-U0-G3 22581 115 B3-U0-G3 LC 23330 117 B3-U0-G4 24907 125 B3-U0-G4 24032 121 B3-U0-G4 RC 23117 117 B3-U0-G4 24744 124 B3-U0-G4 23874 120 B3-U0-G4 30L 2 70 30078 144 B4-U0-G3 29485 143 B4-U0-G4 30697 147 B4-U0-G3 209 3 31711 154 B3-U0-G3 31086 151 B3-U0-G3 32364 157 B3-U0-G3 4 30459 148 B4-U0-G5 29858 145 B4-U0-G5 31085 151 B4-U0-G5 5W 30588 149 B5-U0-G3 29985 146 B5-U0-G3 31218 152 B5-U0-G3 FT 31585 153 B3-U0-G4 30962 150 B3-U0-G4 32235 156 B4-U0-G4 LC 32303 155 B3-U0-G5 31666 152 B3-U0-G5 32968 158 B3-U0-G5 RC 31943 153 B3-U0-G4 31313 150 B3-U0-G4 32600 156 B3-U0-G5 *LEDs are frequently updated therefore values are nominal. PERFORMANCE Back to Quick Links LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Page 6/10 Rev. 10/23/24 SPEC.1046.B.1122 Type:Mirada Small Area Light (MRS) PHOTOMETRICS MRS-LED-18L-SIL-3-40-70CRI .5 1 2 5 2548 5097 7645 10193 1 2 20’ Mounting Height / 20’ Grid Spacing 5 FC 2 FC 1 FC 0.5 FC Vertical Plane Horizontal Cone ISO Footcandle Polar Curve .5 1 2 5 2556 5113 7669 10225 1 2 20’ Mounting Height / 20’ Grid Spacing 5 FC 2 FC 1 FC 0.5 FC Vertical Plane Horizontal Cone ISO Footcandle Polar Curve Luminaire photometry has been conducted by an accredited laboratory in accordance with IESNA LM-79. As specified by IESNA LM-79 the entire luminaire is tested as the source resulting in a luminaire efficiency of 100%. Luminaire Data Type 2 Distribution Description 4000 Kelvin, 70 CRI Delivered Lumens 17,532 Watts 135 Efficacy 130 IES Type Type II - Short BUG Rating B3-U0-G3 Luminaire Data Type 3 Distribution Description 4000 Kelvin, 70 CRI Delivered Lumens 18,417 Watts 135 Efficacy 137 IES Type Type III - Short BUG Rating B3-U0-G3 Zonal Lumen Summary Zone Lumens % Luminaire Low (0-30)°2831 16% Medium (30-60)°10310 59% High (60-80)°4208 24% Very High (80-90)°184 1% Uplight (90-180)°0 0% Total Flux 17532 100% Zonal Lumen Summary Zone Lumens % Luminaire Low (0-30)°2329 13% Medium (30-60)°10634 61% High (60-80)°5246 30% Very High (80-90)°208 1% Uplight (90-180)°0 0% Total Flux 18417 100% MRS-LED-18L-SIL-2-40-70CRI Back to Quick Links LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Page 7/10 Rev. 10/23/24 SPEC.1046.B.1122 Type:Mirada Small Area Light (MRS) Back to Quick LinksPHOTOMETRICS (CONT) MRS-LED-18L-SIL-FT-40-70CRI MRS-LED-18L-SIL-4-40-70CRI .5 1 2 5 2755 5510 8265 11020 1 2 20’ Mounting Height / 20’ Grid Spacing 5 FC 2 FC 1 FC 0.5 FC Vertical Plane Horizontal Cone ISO Footcandle Polar Curve .5 1 2 5 2604 5208 7811 10415 1 2 20’ Mounting Height / 20’ Grid Spacing 5 FC 2 FC 1 FC 0.5 FC Vertical Plane Horizontal Cone ISO Footcandle Polar Curve Luminaire Data Type FT Distribution Description 4000 Kelvin, 70 CRI Delivered Lumens 17,682 Watts 135 Efficacy 131 IES Type Type III - Short BUG Rating B3-U0-G2 Luminaire Data Type 4 Distribution Description 4000 Kelvin, 70 CRI Delivered Lumens 18,149 Watts 135 Efficacy 134 IES Type Type IV - Very Short BUG Rating B3-U0-G4 Zonal Lumen Summary Zone Lumens % Luminaire Low (0-30)°2255 13% Medium (30-60)°9463 54% High (60-80)°5696 32% Very High (80-90)°268 2% Uplight (90-180)°0 0% Total Flux 17682 100% Zonal Lumen Summary Zone Lumens % Luminaire Low (0-30)°1671 9% Medium (30-60)°7615 42% High (60-80)°8074 44% Very High (80-90)°790 4% Uplight (90-180)°0 0% Total Flux 18149 100% LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Page 8/10 Rev. 10/23/24 SPEC.1046.B.1122 Type:Mirada Small Area Light (MRS) Back to Quick LinksPHOTOMETRICS (CONT) MRM-LED-30L-SIL-5W-40-70CRI MRS-LED-18L-SIL-LC-40-70CRI .5 1 2 2442 4883 7325 9766 1 2 20’ Mounting Height / 20’ Grid Spacing 5 FC 2 FC 1 FC 0.5 FC Vertical Plane Horizontal Cone ISO Footcandle Polar Curve .5 1 2 5 5217 10435 15652 20869 1 2 20’ Mounting Height / 20’ Grid Spacing 5 FC 2 FC 1 FC 0.5 FC Vertical Plane Horizontal Cone ISO Footcandle Polar Curve Luminaire Data Type 5W Distribution Description 4000 Kelvin, 70 CRI Delivered Lumens 17,636 Watts 135 Efficacy 131 IES Type Type VS - Short BUG Rating B4-U0-G2 Luminaire Data Left Corner Distribution Description 4000 Kelvin, 70 CRI Delivered Lumens 18,258 Watts 135 Efficacy 135 IES Type N/A BUG Rating B3-U0-G3 Zonal Lumen Summary Zone Lumens % Luminaire Low (0-30)°1646 9% Medium (30-60)°7453 43% High (60-80)°8405 48% Very High (80-90)°132 1% Uplight (90-180)°0 0% Total Flux 17636 100% Zonal Lumen Summary Zone Lumens % Luminaire Low (0-30)°2412 13% Medium (30-60)°7504 41% High (60-80)°7698 42% Very High (80-90)°644 4% Uplight (90-180)°0 0% Total Flux 18258 100% LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Page 9/10 Rev. 10/23/24 SPEC.1046.B.1122 Type:Mirada Small Area Light (MRS) PRODUCT DIMENSIONS Back to Quick Links 24.97 7.10 13.00 2.422 0.563 2x B3 Drill Pattern Back to Quick LinksPHOTOMETRICS (CONT) MRM-LED-30L-SIL-5W-40-70CRI 4912 9824 14735 19647 1 2 .5 1 2 5 20’ Mounting Height / 20’ Grid Spacing 5 FC 2 FC 1 FC 0.5 FC Vertical Plane Horizontal Cone ISO Footcandle Polar CurveLuminaire Data Right Corner Distribution Description 4000 Kelvin, 70 CRI Delivered Lumens 18,138 Watts 135 Efficacy 134 IES Type N/A BUG Rating B3-U0-G3 Zonal Lumen Summary Zone Lumens % Luminaire Low (0-30)°2317 13% Medium (30-60)°8066 44% High (60-80)°7214 40% Very High (80-90)°541 3% Uplight (90-180)°0 0% Total Flux 18138 100% Luminaire EPA Chart Tilt Degree 0°15°30°45° Single 0.4 0.7 1.1 1.5 D180°0.8 1.5 1.9 2.4 D90°0.9 1.5 1.9 2.4 T90°0.9 1.6 21 2.5 TN120°0.9 1.9 2.7 3.0 Q90°0.9 1.6 2.1 2.5 LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Page 10/10 Rev. 10/23/24 SPEC.1046.B.1122 Type:Mirada Small Area Light (MRS) CONTROLS Integral Bluetooth™ Motion and Photocell Sensor (IMSBTxL) Slim low profile sensor provides multi-level control based on motion and/or daylight. Sensor controls 0-10 VDC LED drivers and is IP66 rated for cold and wet locations (-40°F to 167°F). Two unique PIR lenses are available and used based on fixture mounting height. All control parameters are adjustable via an iOS or Android App capable of storing and transmitting sensor profiles. Click here to learn more details about IMSBT AirLink Blue (ALBMRxLR, ALBCSx) Wireless Bluetooth Mesh Outdoor Lighting Control System that provides energy savings, code compliance and enhanced safety/security for parking lots and parking garages. Three key components; Bluetooth wireless radio/sensor controller, Time Keeper and an iOS App. Capable of grouping multiple fixtures and sensors as well as scheduling time-based events by zone. Radio/Sensor Controller is factory integrated into Area/ Site, Wall Mounted, Parking Garage and Canopy luminaires. Click here to learn more details about AirLink Blue Sensor Sequence of Operations Standard Programming On Event Off Event On Light Level Dim Light Level Daylight Harvesting Delay To Off Sensitivity IMSBTxL Motion No Motion 100%N/A On; Auto Calibration 20 minutes High Operation Description On Event Trigger that activates lights to turn on; either automatic via motion detected or manually activated via push of button. Off Event Trigger that activates lights to turn off; either automatic via no motion detected or manually activated via push of button. On Light Level The light level that the fixtures will turn on to when ON EVENT occurs. Dim Light Level The light level that the fixtures will dim down to when no motion is detected. Delay to Dim The amount of time after which no motion is detected that the fixtures will be triggered to dim down. This sequence is optional, and sensor can be programmed to only trigger the fixture to turn off by entering 100% in this field. Delay to Off The amount of time after which no motion is detected that the fixtures will be triggered to turn off. If delay to dim is part of the programmed functionality, this is the amount of time after which no motion is detected after the fixture have already dimmed down. Sensitivity The sensitivity can be set to high, medium, low, or auto where applicable. High will detect smaller, simple motions. Low will only detect larger more complex motions. Auto temperature calibration adjusts the PIR sensitivity as ambient temperature rises to increase detection of heat movement through the field of view. Apple Apple Android LEVITON App AirLink Blue App Back to Quick Links LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at (800) 436-7800 Type : Project : Catalog # : Date : Prepared By : Page 1/6 Rev. 12/05/23 Scottsdale Vertex™ (SCV) Petroleum Canopy Light Construction •Rugged low-profile die-cast aluminum housing, optical unit, and driver cover. •Below canopy access to optical chamber and driver housing for serviceability. •IP66 rated luminaire protects integral components from dust and water. •Fixtures are finished with LSI’s DuraGrip® polyester powder coat finishing process. The DuraGrip finish withstands extreme weather changes without cracking or peeling. •Four fasteners secure the door frame to housing. Door frame also provides quick and easy access to the electrical compartment for servicing. •Shipping weight: 18.5 lbs in carton. Optical System •Symmetrical distribution utilizes a clear tempered flat glass lens to uniformly illuminate the area under the gas canopy. •Combination Forward Throw distribution uses clear tempered flat glass and optical grade PMMA acrylic lens to create an industry leading unique distribution pattern to illuminate the area under the gas canopy and the area between the gas canopy and convenience store eliminating the need for extra floodlights. •Available in 5000K, 4000K and 3000K color temperatures. •Minimum CRI of 80. Electrical •High-performance factory programmable driver; features include over-voltage, undervoltage, short circuit and over temperature protection. •Integral 6kV surge protection that meets IEEE C62.41.2 and ANSI C82.77-5 Location Category C Low standards. •Additional field replaceable 10kV surge protection device meets a minimum Category C Low operation (per ANSI/IEEE C62.41.2). •Custom lumen and wattage packages available. •0-10V dimming (10% - 100%) standard. •Standard Universal Voltage (120-277 Vac) Input 50/60 Hz or optional High Voltage (347-480 Vac). •L80 Calculated Life: >100k Hours (See Lumen Maintenance on Page 2). •Total harmonic distortion: <20%. •Operating temperature: -40°C to +50°C. (-40°F to +122°F) when mounted to Steel/ Aluminum surfaces for 10L, 13L, & 15L Lumen Packages, +45°C for 20L Lumen Package, and +35°C for 23L Lumen Package. If mounted to a non-metallic surface, reduce ambient by 5°C. •Power factor: >0.90. •High-efficacy LEDs are mounted to (4) circuit boards to maximize heat dissipation. •Driver components are fully encased in potting material for moisture resistance. Driver complies with FCC standards. Hazardous Location •Designed for lighter than air fuel applications. Product is suitable for Class 1 Division 2 with all lumen packages and distributions only when properly installed per LSI installation instructions. Models with optional controls are not approved for Class 1, Division 2 applications. -Gas Groups A, B, C, and D – Group A: Acetylene / Group B: Hydrogen / Group C: Propane and Ethylene / Group D: Benzene, Butane, Methane & Propane. Installation (Standard) •Installs in a 12” or 16” deck pan. •Four fasteners are provided for use in single deck steel canopies. Other suitable fasteners may be required and provided by others. •Unit is designed to quickly retrofit into existing Scottsdale (4”) hole. •Aluminum locking collar and gasket are included and required for complete seal and support of canopy deck. •Retrofit panels are available for existing Encores, Richmond, 2x2 Universal, and more. •Direct mount to surface or recessed J box with hardware bracket kit ordered separately as an accessory. Installation (REDiMount) •Patent pending 3 piece quick mounting system; components include collar, capsule and connector. •Designed to reduce canopy penetrations and increase installation efficiency. •Installs in 12” or 16” deck pan. Warranty •LSI luminaires carry a 5-year limited warranty. Refer to https://www.lsicorp.com/ resources/terms-conditions-warranty/ for more information. Listings • Listed to UL 1598 and UL 8750. • Meets Buy American Act requirements. • State of California Title 24 Compliant with ALBMRx and IMSBTxL option. • DesignLights Consortium® (DLC) Premium qualified product. Not all versions of this product may be DLC Premium qualified. Please check the DLC Qualified Products List at www.designlights.org/QPL to confirm which versions are qualified. • IDA compliant with 3000K or lower color temperature. OVERVIEW Lumen Package (lm) 9,000 - 23,000 Wattage Range (W)67 - 188 Efficacy Range (LPW)109 - 154 Weight lbs (kg)18.5 (8.4) Controls ALBMR, IMSBTxL QUICK LINKS FEATURES & SPECIFICATIONS SPEC.1019.C.1222 IP66 LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Scottsdale Vertex™ (SCV) Petroleum Canopy Light Type : Page 2/6 Rev. 12/05/23 SPEC.1019.C.1222 1 Custom lumen and wattage packages available consult factory. Values are within industry standard tolerances but not DLC listed. 2 HV not available with REDiMount. 3 0-10 low voltage wired dimming not available with REDiMount. 4 IMSBT is field configurable via the LSI app that can be downloaded from your smartphone’s native app store. 5 HL not compatible with AirLink, IMSBT, 3000K, or REDiMount. 6 Light fixture engine ships with REDiMount attached. 7 Ideal for 9” to 12” openings. 8 Ideal for 9” openings. ORDERING GUIDE TYPICAL ORDER EXAMPLE: SCV LED 13L SC UNV DIM 50 WHT IMSBT2 REDI Prefix Light Source Lumen Package Distribution Voltage Driver Color Temperature Finish Options Mounting SCV - Petroleum Canopy Luminaire LED Custom Lumen Packages1 23L - 23,000 Lumens 10L - 10,000 Lumens 13L - 13,000 Lumens 15L - 15,000 Lumens 20L - 20,000 Lumens 23L - 23,000 Lumens SCFT - Combination Standard Symmetric and Forward Throw1 SC - Standard Symmetric UNV - Universal Voltage (120-277VAC) HV - 347-480V2 DIM - 0-10V Dimming2 30 - 3000K 40 - 4000K 50 - 5000K WHT - White BLK - Black BRZ - Bronze Blank - None ALBMR1 - AirLink Blue Wireless Multi Range Motion and Photo Sensor (8-15’ mounting height) ALBMR2 - AirLink Blue Wireless Multi Range Motion & Photo Sensor (16-40’ mounting height) IMSBT1L - Integral Bluetooth™ Motion and Photocell Sensor (8-24’ mounting height)3 IMSBT2L - Integral Bluetooth™ Motion and Photocell Sensor (25-40’ mounting height)3 HL - Hazardous Location Class 1 Div 2 Blank - None REDI - REDiMount integrated junction box system6 Need more information? Click here for our glossary Have additional questions? Call us at (800) 436-7800 ACCESSORY ORDERING INFORMATION Part Number Description 673425R2 Retrofit Panel Kit - EC / ECTA / SCF to SCV, for 16” Deck Panel with larger openings7 676011R2 Retrofit Panel Kit - EC / ECTA / SCF to SCV, for 12” Deck Panel8 673426R2 Retrofit Panel Kit - RECU Richmond to SCV 673427R2 Retrofit Panel Kit - UNV Universal 2x2 to SCV 357282 Retrofit 2x2 Cover Panel Blank (no holes) 354702 Retrofit RIC Cover Panel Blank (no holes) 557193WHT 26” X 26” Beauty Plate Kit (with 4” Center hole) 564160WHT 26” X 32” Beauty Plate Kit (with 4” Center hole) Part Number Description 687461 Junction Box 1320540 Kit - Hole Plugs and Sealant (enough for 25 retrofits) 678291R2WHT Rectangular Top Plate Kit (includes top plate and sealant) 673433R2 Surface Mount Box 687462R2 Retrofit Kit - CRU/CRUS to SCV 744333 Retrofit Kit for SCM/SCV to upgrade SC/SCF/EC/ECTA White 752172R2 Bracket SCM/SCV Direct Mount with Hardware LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Scottsdale Vertex™ (SCV) Petroleum Canopy Light Page 3/6 Rev. 12/05/23 SPEC.1019.C.1222 Type : PERFORMANCE *LEDs are frequently updated therefore values are nominal. Electrical Data - Current draw in AMPS* Lumen Package Wattage 120V 208V 240V 277V 347V 480V 10L 67 0.56 0.32 0.28 0.24 0.19 0.14 13L 90 0.75 0.43 0.37 0.32 0.26 0.19 15L 102 0.85 0.49 0.42 0.37 0.29 0.21 20L 133 1.1 0.64 0.55 0.48 0.38 0.28 23L (SC)155 1.29 0.75 0.65 0.56 0.45 0.32 23L (SCFT)188 1.57 0.9 0.78 0.68 0.54 0.39 Recommended Lumen Maintenance - SCV 15L SC1 Ambient Temperature °C Lumen Multiplier Initial2 25k hr2 50k hr2 75k hr3 100k hr3 25 102%97%92%88%84% 30 102%97%92%88%84% 35 102%97%92%88%84% 40 102%97%92%88%84% 45 101%95%91%86%81% 50 101%95%90%85%80% Recommended Lumen Maintenance - SCV 23 SC1 Ambient emperature °C Lumen Multiplier Initial2 25k hr2 50k hr2 75k hr3 100k hr3 25 102%97%92%88%84% 30 102%97%92%88%84% 35 102%97%92%88%84% 40 101%96%91%86%82% Recommended Lumen Maintenance - SCV 23 SCFT1 Ambient Temperature °C Lumen Multiplier Initial2 25k hr2 50k hr2 75k hr3 100k hr3 25 105%88%73%61%51% 30 105%80%61%47%36% 35 105%70%47%32%21% Delivered Lumens* Lumen Package 3000K CCT 4000K CCT 5000K CCT WattageDelivered Lumens Efficiency BUG Ratings Delivered Lumens Efficiency BUG Ratings Delivered Lumens Efficiency BUG Ratings 10L 9,652 144 B3-U0-G1 9,928 148 B3-U0-G1 10,317 154 B3-U0-G1 67 13L 12,567 140 B3-U0-G1 12,927 144 B3-U0-G1 13,443 149 B3-U0-G1 90 15L 13,999 137 B3-U0-G1 14,399 141 B3-U0-G1 14,963 147 B3-U0-G1 102 20L 18,755 141 B4-U0-G1 19,598 147 B4-U0-G1 20,234 152 B4-U0-G1 133 23L 21,783 141 B4-U0-G2 22,406 145 B4-U0-G2 23,284 150 B4-U0-G2 155 23L (SCFT)20,886 111 B3-U0-G3 23,187 123 B4-U0-G3 23,101 123 B3-U0-G3 188 1 Lumen maintenance values at 25˚C are calculated per TM-21 based on LM-80 data and in-situ luminaire testing. 2 In accordance with IESNA TM-21-11, Projected Values represent interpolated value based on time durations that are within six times (6X) the IESNA LM-80-08 total test duration (in hours) for the device under testing ((DUT) i.e. the packaged LED chip). 3 In accordance with IESNA TM-21-11, Calculated Values represent time durations that exceed six times NA LM-80-08 total test duration (in hours) for the device under testing ((DUT) i.e. the packaged LED chip). *Electrical data at 25˚C (77F). Actual wattage may differ by +/-10%. LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Scottsdale Vertex™ (SCV) Petroleum Canopy Light Page 4/6 Rev. 12/05/23 SPEC.1019.C.1222 Type : PHOTOMETRICS Luminaire photometry has been conducted by a NVLAP accredited testing laboratory in accordance with IESNA LM-79-08. As specified by IESNA LM-79-08 the entire luminaire is tested as the source resulting in a luminaire efficiency of 100%. See the individual product page on https://www.lsicorp.com/ for detailed photometric data. SCV-LED-15L-SC-50 SCV-LED-23L-SCFT-50 Luminaire Data Wide Distribution Description 5000 Kelvin, 80 CRI Delivered Lumens 15,410 Watts 103 Efficacy 150 IES Type Type VS - Very Short BUG Rating B3-U0-G1 Luminaire Data Wide Distribution Description 5000 Kelvin, 80 CRI Delivered Lumens 24,361 Watts 191.5 Efficacy 127 IES Type Type IV - Short BUG Rating B3-U0-G3 Zonal Lumen Summary Zone Lumens % Luminaire Low (0-30°)4,101.6 26.6% Medium (30-60°)8,386.4 54.4% High (60-80°)2,748.8 17.8% Very High (80-90°)173.4 1.1% Uplight (90-180°)0 0.0% Total Flux 15,410.2 100% Zonal Lumen Summary Zone Lumens % Luminaire Low (0-30°)4,368.4 17.9% Medium (30-60°)12,592.5 51.7% High (60-80°)6,960.6 28.6% Very High (80-90°)439.5 1.8% Uplight (90-180°)0 0.0% Total Flux 24,361.0 100% 15’ Mounting Height / 15’ Grid Spacing 5 FC 2 FC 1 FC 0.5 FC Vertical Plane Horizontal Cone ISO Footcandle Polar Curve 1262 2524 3786 5048 15’ Mounting Height / 15’ Grid Spacing 5 FC 2 FC 1 FC 0.5 FC Vertical Plane Horizontal Cone ISO Footcandle Polar Curve 2754 5508 8261 11015 LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Scottsdale Vertex™ (SCV) Petroleum Canopy Light Page 5/6 Rev. 12/05/23 SPEC.1019.C.1222 Type : PRODUCT DIMENSIONS 15.9” (403mm) 2.6” (66mm) 2.0” (52mm) 0.7” (17mm) 2.0 (51 mm) 8.3 (211 mm) 4.0 (101 mm) 6.00” (152mm) Gasket 3/4” NPS 13.5” (343mm) 13.5” (343mm) 8.2 (207 mm)6.0 (153 mm) Ø 0.875 0.5” TRADE SCFT Distribution IMSBTxL Option ALBMR Option REDiMount Direct Mount Accessory LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • (513) 372-3200 • www.lsicorp.com ©LSI Industries Inc. All Rights Reserved. Specifi cations and dimensions subject to industry standard tolerances. Specifi cations subject to change without notice. Have questions? Call us at () - Scottsdale Vertex™ (SCV) Petroleum Canopy Light Page 6/6 Rev. 12/05/23 SPEC.1019.C.1222 Type : CONTROLS Integral Bluetooth™ Motion and Photocell Sensor (IMSBT1L, IMSBT2L) Slim low profile sensor provides multi-level control based on motion and/or daylight. Sensor controls 0-10 VDC LED drivers and is rated for cold and wet locations (-30° C to 70° C). Two unique PIR lenses are available and used based on fixture mounting height. All control parameters are adjustable via an iOS or Android App capable of storing and transmitting sensor profiles. Click here to learn more details about IMSBTxL AirLink Blue (ALMR1, ALBCS1, ALBCS2) Wireless Bluetooth Mesh Lighting Control System that provides energy savings, code compliance and enhanced safety/security. Three key components; Bluetooth wireless radio/sensor controller, Time Keeper and an App. Capable of grouping multiple fixtures and sensors as well as scheduling time-based events by zone. Radio/Sensor Controller is factory integrated into luminaires. Click here to learn more details about AirLink Blue LSI Industries offers a full line of Retrofit Kits for existing Encore, Richmond, 2x2 Universal and many more older canopy luminaires. Click here to learn more details on all our Retrofit Kits RETROFIT KITS MEMORANDUM To: Town of Ithaca Planning Board From: The Town of Ithaca Conservation Board - Environmental Review Committee Date: 01/24/2025 RE: Mirabito Energy Products Redevelopment In reviewing the site plans for the redevelopment by Mirabito Energy Products at 302 Pine Tree Road the Environmental Review Committee, we need to draw attention to the necessity to protect and preserve the eight largest trees on the site. These eight trees are what remains of a larger group of trees that provided a beautiful landscape surrounding a historic, red brick house, built in the Federal style, which stood on this site prior to development of East Hill Plaza more than 50 years ago. These eight trees are considered important enough for the site that they were deliberately kept alive while the house and the other trees were demolished. Through more recent developments near them, they have remained important enough for the site because of their age and size to carefully keep them. Why should we abandon that protection now, when earlier Planning Board decisions were made to save them? Further, if any of the numerous large trees on site are compromised, an improved landscape would include replacing them with native trees that mature to a similar size. It is essential we see specific details regarding what the numerous vegetation symbols on the maps represent including size and type of plant material. An improved landscape would need to be a collection of biologically diverse native plants. The Environmental Review Committee would like to see medium to large trees planted on the property to not only aid in the storm water management but to reduce the impact of the heat island effect that may increase as a result of the increased impervious surface area proposed. We note the current building on the properties along County Road 110/Ellis Hollow Road are set back with significant green space near the road. The redevelopment site plan places the building much closer to the road and active intersection. A re-development site plan that moves the building back and more importantly includes a significant shrub or tree vegetative buffer between the road would be safer and a significant shrub or tree vegetative buffer between the walkway and the sides of the building would be an attractive asset. This “pocket park” approach would offer a respite for those using the nearby Pine Tree Road trail and East Hill Recreation Way. In your stormwater management design a rain garden or bioswale will also contribute to an improved landscape. Details on vegetated swales, rain gardens, native plant lists as well as critical planning, management and maintenance details can be found in the NYS Stormwater Management Design Manual (https://www.dec.ny.gov/chemical/29072.html). Below we reference research studies on the impacts of lighting on insects. Your choice of dimmable LED lights is good because it provides the option to dim your lights at certain times to be less disruptive to insects. Note that insects are highly attracted to lights with color temperature 3500K. Please choose warmer, more yellow colors as these tend to be less attractive to insects. Please send us the applicant’s detailed improved landscaping plan. Respectfully submitted Lori Brewer Eva Hoffmann Frank Cantone Lindsay Dombroskie James Hamilton Ingrid Zabel Boyes, D. H., Evans, D. M., Fox, R., Parsons, M. S. & Pocock, M. J. O. Is light pollution driving moth population declines? A review of causal mechanisms across the life cycle. Insect Conservation and Diversity 14, 167–187 (2021). https://resjournals.onlinelibrary.wiley.com/doi/10.1111/icad.12447 Deichmann, J. L. et al. Reducing the blue spectrum of artificial light at night minimizes insect attraction in a tropical lowland forest. Insect Conservation and Diversity 14, 247–259 (2021). https://resjournals.onlinelibrary.wiley.com/doi/full/10.1111/icad.12479 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. January 31, 2025 Christine Balestra, Senior Planner Town of Ithaca 215 North Tioga St. Ithaca, NY 14850 Re: Review Pursuant to §239 -l, -m and -n of New York State General Municipal Law Proposed Action: Subdivision and Site Plan for proposed Mirabito at East Hill Plaza located at 301 Pine Tree Road, Tax Parcel #s 62.-2-1.121, 62.-2-1.13, and 62.-2-1.22, Cornell University, Owner; Napierala Consulting, Applicant. Dear Ms. Balestra: This letter acknowledges your referral of the proposed action identified above for review by the Tompkins County Department of Planning and Sustainability pursuant to §239 -l, -m and -n of the New York State General Municipal Law. We have determined the proposed action will have no significant county-wide or inter-community impact. We look forward to receiving notification on the final action taken by your municipality within 30 days of decision, as required by State law. Sincerely, Katherine Borgella, AICP Commissioner of Planning and Sustainability PROJECT LOCATION MAPC-0SITE LOCATION MAPNAMEAPPROVED BY OWNERDATENAPIERALA CONSULTING PROFESSIONAL ENGINEER, P.C.COPYRIGHT C 2024NO.REVISION/ISSUEDATESHEETPROJECT NO.DATE20-189005 MAY 2023SHEET TITLE:TITLE SHEETIT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESSACTING UNDER THE DIRECTION OF A LICENSEDARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ONTHIS DOCUMENT IN ANY WAY.ANY LICENSEE WHO ALTERS THIS DOCUMENT ISREQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THENOTATION "ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTION OF THEALTERATIONS.MIRABITO ENERGY PRODUCTS301 PINE TREE ROADTOWN OF ITHACATOMPKINS COUNTY, NYMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:SHEET INDEX:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGPREPARED FOR:PROJECTLOCATIONTITLE SHEETC-0GENERAL NOTESC-1PROPERTY SURVEY (BY OTHERS)C-2SITE PREPARATION / DEMOLITION PLANC-2.1LAYOUT PLAN C-3GRADING PLANC-4EROSION AND SEDIMENT CONTROL PLANC-5UTILITY PLANC-6LANDSCAPING PLANC-7LIGHTING PLANC-8SITE DETAILSC-9 THRU C-14PROJECTLOCATIONPROPOSED MIRABITOREDEVELOPMENT PROJECT301 PINE TREE ROADITHACA, NY 14850TOWN OF ITHACATOMPKINS COUNTYNEW YORK STATEAERIAL MAPPROJECTLOCATIONPO BOX 530649 COURT STREETBINGHAMTON,NY 13901PINE TREE ROADMIRABITO ENERGY PRODUCTSELLIS HOLLOW ROAD1REVISED PER TOWN ENGINEERING / COUNTY COMMENTS06/02/20232REVISED PER OWNER COMMENTS06/14/20233RECONFIGURE DRIVE-THRU07/24/20234RECONFIGURE DRIVE-THRU AREA08/30/20235REVISED PER TOWN AND OWNER COMMENTS05/07/20246GENERAL REVISIONS11/21/2024PRELIM INARYFOR PLANN ING REV IEW ONLY7REVISIONS PER TOWN CODES COMMENTS01/14/2025 PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: COPYRIGHT C 2024 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 N A P I E R A L A C O N S U L T I N G PROFESSIONAL ENGINEER, P.C. SITE DESIGN ENGINEERING IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. NAPIERALA CONSULTING PROFESSIONAL ENGINEER, PC MIRABITO ENERGY PRODUCTS 301 PINE TREE ROAD TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 GENERAL NOTES 20-1890 05 MAY 2023 AS SHOWN C-1 PRELIM INARYFOR PLANN ING REV IEW ONLYGRADING NOTESLEGENDGENERAL NOTESUTILITY NOTESEVREVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 06/02/231 LANDSCAPE NOTESREVISIONS PER TOWN CODES COMMENTS 01/14/252 PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: COPYRIGHT C 2024 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 N A P I E R A L A C O N S U L T I N G PROFESSIONAL ENGINEER, P.C. SITE DESIGN ENGINEERING IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. NAPIERALA CONSULTING PROFESSIONAL ENGINEER, PC MIRABITO ENERGY PRODUCTS 301 PINE TREE ROAD TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 PROPERTY SURVEY 20-1890 05 MAY 2023 AS SHOWN C-2 PRELIM INARYFOR PLANN ING REV IEW ONLY REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 06/02/231 REVISIONS PER TOWN CODES COMMENTS 01/14/252 ■■■■■■■■■■■ ■ ■ ■ ■ ■ ■ ■■■■■■■■■■■■PROJECT NO.DATESCALESHEETMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:COPYRIGHT C 2024NO.REVISION/ISSUESHEET TITLE:DATEPREPARED FOR:PROJECT TITLE:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED ARCHITECT,PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TOALTER ANY ITEM ON THIS DOCUMENT INANY WAY.ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTIONOF THE ALTERATIONS.NAPIERALA CONSULTINGPROFESSIONAL ENGINEER, PCMIRABITO ENERGY PRODUCTS301 PINE TREE ROADTOWN OF ITHACATOMPKINS COUNTY, NYMIRABITO ENERGY PRODUCTSTHE METRO CENTER - 49 COURT STREETP.O. BOX 5306BINGHAMTON, NY 13902SITE PREPARATION ANDDEMOLITION PLAN20-189005 MAY 20231" = 20'C-2.1PRE LI MI N A R Y FOR P L A N NI N G REVI E W O N L Y LEGEND ■REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS06/02/231REVISIONS PER OWNER COMMENTS06/14/232REVISIONS PER TOWN AND OWNER COMMENTS05/07/2453RECONFIGURE DRIVE THRU AREA07/24/234RECONFIGURE DRIVE THRU AREA08/30/236REVISIONS PER TOWN CODES COMMENTS01/14/25 nnnnnnnnnnEVEVEVEVnnnnnnnnnnnnnn n n n n n nnnnnnnnEVEVEVEVPROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: COPYRIGHT C 2024 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 N A P I E R A L A C O N S U L T I N G PROFESSIONAL ENGINEER, P.C. SITE DESIGN ENGINEERING IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. NAPIERALA CONSULTING PROFESSIONAL ENGINEER, PC MIRABITO ENERGY PRODUCTS 301 PINE TREE ROAD TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 LAYOUT PLAN 20-1890 05 MAY 2023 1" = 20' C-3 PRELIM INARYFOR PLANN ING REV IEW ONLY REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 06/02/231 REVISIONS PER OWNER COMMENTS 06/14/232 REVISIONS PER TOWN AND OWNER COMMENTS 05/07/245 3 RECONFIGURE DRIVE THRU AREA 07/24/23 4 RECONFIGURE DRIVE THRU AREA 08/30/23 GENERAL REVISIONS 11/21/246 REVISIONS PER TOWN CODES COMMENTS 01/14/257 FIRE TRUCK CIRCULATION PATH nnnnnnnnnnEVEVEVEVnnnnnnnnnnnnnn n n n n n nnnnnnnnPROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: COPYRIGHT C 2024 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 N A P I E R A L A C O N S U L T I N G PROFESSIONAL ENGINEER, P.C. SITE DESIGN ENGINEERING IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. NAPIERALA CONSULTING PROFESSIONAL ENGINEER, PC MIRABITO ENERGY PRODUCTS 301 PINE TREE ROAD TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 GRADING PLAN 20-1890 05 MAY 2023 AS SHOWN C-4 PRELIM INARYFOR PLANN ING REV IEW ONLYNORTHERLY ELLIS HOLLOW ROADSTORMWATER UTILITY CONNECTION OVERALL GRADING LAYOUTREVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 06/02/231 REVISIONS PER OWNER COMMENTS 06/14/232 REVISIONS PER TOWN AND OWNER COMMENTS 05/07/245 3 RECONFIGURE DRIVE THRU AREA 07/24/23 4 RECONFIGURE DRIVE THRU AREA 08/30/23 GENERAL REVISIONS 11/21/246 7 REVISIONS PER TOWN CODES COMMENTS 01/14/25 n n n n n n n n n n■■■■■■■■■■■ ■ ■ ■ ■ ■ ■ ■■■■■■■■■■EVEVEV ■■■■■■■■■■■■■■EV n n n nnnnnnnnnnnnnnnnnnnnnnnnPROJECT NO.DATESCALESHEETMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:COPYRIGHT C 2024NO.REVISION/ISSUESHEET TITLE:DATEPREPARED FOR:PROJECT TITLE:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED ARCHITECT,PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TOALTER ANY ITEM ON THIS DOCUMENT INANY WAY.ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTIONOF THE ALTERATIONS.NAPIERALA CONSULTINGPROFESSIONAL ENGINEER, PCMIRABITO ENERGY PRODUCTS301 PINE TREE ROADTOWN OF ITHACATOMPKINS COUNTY, NYMIRABITO ENERGY PRODUCTSTHE METRO CENTER - 49 COURT STREETP.O. BOX 5306BINGHAMTON, NY 13902EROSION AND SEDIMENTCONTROL PLAN20-189005 MAY 2023AS SHOWNC-5PRE LI MI N A R Y FOR P L A N NI N G REVI E W O N L Y REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS06/02/231NORTHERLY ELLIS HOLLOW ROAD STORMWATER UTILITY CONNECTION OVERALL GRADING LAYOUT REVISIONS PER OWNER COMMENTS06/14/232REVISIONS PER TOWN AND OWNER COMMENTS05/07/2453RECONFIGURE DRIVE THRU AREA07/24/234RECONFIGURE DRIVE THRU AREA08/30/236REVISIONS PER TOWN CODES COMMENTS01/14/25 n n n n n n n n n n EVEVEV EV n n n nnnnnnnnnnnnnnnnnnnnnnnnPROJECT NO.DATESCALESHEETMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:COPYRIGHT C 2024NO.REVISION/ISSUESHEET TITLE:DATEPREPARED FOR:PROJECT TITLE:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED ARCHITECT,PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TOALTER ANY ITEM ON THIS DOCUMENT INANY WAY.ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTIONOF THE ALTERATIONS.NAPIERALA CONSULTINGPROFESSIONAL ENGINEER, PCMIRABITO ENERGY PRODUCTS301 PINE TREE ROADTOWN OF ITHACATOMPKINS COUNTY, NYMIRABITO ENERGY PRODUCTSTHE METRO CENTER - 49 COURT STREETP.O. BOX 5306BINGHAMTON, NY 13902UTILITY PLAN20-189005 MAY 2023AS SHOWNC-6PRE LI MI N A R Y FOR P L A N NI N G REVI E W O N L Y NORTHERLY ELLIS HOLLOW ROAD STORMWATER UTILITY CONNECTION OVERALL UTILITY LAYOUT REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS1REVISIONS PER OWNER COMMENTS2REVISIONS PER TOWN AND OWNER COMMENTS53RECONFIGURE DRIVE THRU AREA4RECONFIGURE DRIVE THRU AREA06/02/2306/14/2305/07/2407/24/2308/30/236REVISIONS PER TOWN CODES COMMENTS01/14/25 n n n n n n n n n n EVEVEV EV n n n nnnnnnnnnnnnnnnnnnnnnnnnPROJECT NO.DATESCALESHEETMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:COPYRIGHT C 2024NO.REVISION/ISSUESHEET TITLE:DATEPREPARED FOR:PROJECT TITLE:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED ARCHITECT,PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TOALTER ANY ITEM ON THIS DOCUMENT INANY WAY.ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTIONOF THE ALTERATIONS.NAPIERALA CONSULTINGPROFESSIONAL ENGINEER, PCMIRABITO ENERGY PRODUCTS301 PINE TREE ROADTOWN OF ITHACATOMPKINS COUNTY, NYMIRABITO ENERGY PRODUCTSTHE METRO CENTER - 49 COURT STREETP.O. BOX 5306BINGHAMTON, NY 13902LANDSCAPING PLAN20-189005 MAY 20231" = 20'C-7PRE LI MI N A R Y FOR P L A N NI N G REVI E W O N L Y REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS1REVISIONS PER OWNER COMMENTS2REVISIONS PER TOWN AND OWNER COMMENTS53RECONFIGURE DRIVE THRU AREA4RECONFIGURE DRIVE THRU AREA06/02/2306/14/2305/07/2407/24/2308/30/236REVISIONS PER TOWN CODES COMMENTS01/14/25 n n n n n n n n n n EVEVEV EV n n n nnnnnnnnnnnnnnnnnnnnnnnnPROJECT NO.DATESCALESHEETMATTHEW R. NAPIERALA, P.E.NYS REGISTRATION # 068733PLAN SEAL BY:PREPARED BY:COPYRIGHT C 2024NO.REVISION/ISSUESHEET TITLE:DATEPREPARED FOR:PROJECT TITLE:110 FAYETTE STREETMANLIUS, NEW YORK 13104email: MNAP@NAPCON.COMPH: (315) 682-5580 FAX: (315) 682-5544N A P I E R A L AC O N S U L T I N GPROFESSIONAL ENGINEER, P.C.SITE DESIGN ENGINEERINGIT IS A VIOLATION OF LAW FOR ANYPERSON, UNLESS ACTING UNDER THEDIRECTION OF A LICENSED ARCHITECT,PROFESSIONAL ENGINEER, LANDSCAPEARCHITECT, OR LAND SURVEYOR TOALTER ANY ITEM ON THIS DOCUMENT INANY WAY.ANY LICENSEE WHO ALTERS THISDOCUMENT IS REQUIRED BY LAW TO AFFIXHIS OR HER SEAL AND THE NOTATION"ALTERED BY" FOLLOWED BY HIS OR HERSIGNATURE AND SPECIFIC DESCRIPTIONOF THE ALTERATIONS.NAPIERALA CONSULTINGPROFESSIONAL ENGINEER, PCMIRABITO ENERGY PRODUCTS301 PINE TREE ROADTOWN OF ITHACATOMPKINS COUNTY, NYMIRABITO ENERGY PRODUCTSTHE METRO CENTER - 49 COURT STREETP.O. BOX 5306BINGHAMTON, NY 13902LIGHTING PLAN20-189005 MAY 20231" = 20'C-8PRE LI MI N A R Y FOR P L A N NI N G REVI E W O N L Y REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS1REVISIONS PER OWNER COMMENTS2REVISIONS PER TOWN AND OWNER COMMENTS53RECONFIGURE DRIVE THRU AREA4RECONFIGURE DRIVE THRU AREAGENERAL REVISIONS11/21/24606/02/2306/14/2305/07/2407/24/2308/30/23REVISIONS PER TOWN CODES COMMENTS01/14/257 INTEGRAL CURB AND SIDEWALKSIDEWALKACCESSIBLE PARKING SIGNSCONCRETE PIPE BOLLARDLIGHT POLE BASELIGHT POLE ELEVATIONEDGE OF PAVEMENT WITHOUT CURBINGACCESSIBLE PARKING PAVEMENT MARKING BREAK-AWAY SIGN POSTNOPARKINGANYTIMETIMBER GUIDE RAILCONCRETE CURBSTANDARD/HEAVY DUTY PAVEMENT SECTIONHEAVY DUTYSTANDARD DUTYPROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 06/14/232 REVISIONS PER TOWN AND OWNER COMMENTS 05/07/245 3 RECONFIGURE DRIVE THRU AREA 07/24/23 4 RECONFIGURE DRIVE THRU AREA 08/30/23 GENERAL REVISIONS 11/21/246 REVISIONS PER TOWN CODES COMMENTS 01/14/257 MIRABITO ENERGY PRODUCTS 301 PINE TREE ROAD TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-9 PRELIM INARYFOR CONCEPT REV IEW ONLY REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 DUMPSTER PAD AND ENCLOSURETYPICAL SEWER AND DRAIN TRENCHTYPICAL SEWER CLEANOUTCAST IRON VENT AND TRAP1000 GALLON GREASE TRAPPROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 06/14/232 REVISIONS PER TOWN AND OWNER COMMENTS 05/07/245 3 RECONFIGURE DRIVE THRU AREA 07/24/23 4 RECONFIGURE DRIVE THRU AREA 08/30/23 GENERAL REVISIONS 11/21/246 REVISIONS PER TOWN CODES COMMENTS 01/14/257 MIRABITO ENERGY PRODUCTS 301 PINE TREE ROAD TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-10 PRELIM INARYFOR CONCEPT REV IEW ONLYROOF LEADER SYSTEMTYPICAL LATERAL CONNECTIONTYPICAL WATER AND SEWER SEPARATIONSTORMWATER CLEANOUTREVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231INSIDE DROP MANHOLE PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 06/14/232 REVISIONS PER TOWN AND OWNER COMMENTS 05/07/245 3 RECONFIGURE DRIVE THRU AREA 07/24/23 4 RECONFIGURE DRIVE THRU AREA 08/30/23 GENERAL REVISIONS 11/21/246 REVISIONS PER TOWN CODES COMMENTS 01/14/257 MIRABITO ENERGY PRODUCTS 301 PINE TREE ROAD TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-11 PRELIM INARYFOR CONCEPT REV IEW ONLYBIORETENTION FILTER CROSS SECTIONSBIORETENTION FILTER SPECIESTREE PLANTING DETAILSHRUB PLANTING CATCH BASINBIORETENTION FILTER SPECIESSHRUBSHERBACEOUS PLANTSTREESSHRUBSHERBACEOUS PLANTSTREESSTORMWATER STRUCTURE OS-3REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231STORMWATER STRUCTURE OS-2 PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 06/14/232 REVISIONS PER TOWN AND OWNER COMMENTS 05/07/245 3 RECONFIGURE DRIVE THRU AREA 07/24/23 4 RECONFIGURE DRIVE THRU AREA 08/30/23 GENERAL REVISIONS 11/21/246 REVISIONS PER TOWN CODES COMMENTS 01/14/257 MIRABITO ENERGY PRODUCTS 301 PINE TREE ROAD TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-12 PRELIM INARYFOR CONCEPT REV IEW ONLYSTORMTECH SC-740 CHAMBER CROSS SECTION, TYP.STORMTECH SC-740 MANIFOLD DETAIL, TYP.STORMTECH SC-740 UNDERGROUND STORAGE PRE-TREATMENT ROW, TYP.ISOLATOR ROW INSPECTION PORT, TYP.INLET CONTROL STRUCTURE MH-1OUTLET CONTROL STRUCTURE MH-2··”·FINAL FILL: INITIAL FILL: ¹¹EMBEDMENT STONE: ¹FOUNDATION STONE:¹DCBASTORMTECH SC-740 CHAMBER FILL MATERIAL SPECIFICATIONS, TYP.REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 06/14/232 REVISIONS PER TOWN AND OWNER COMMENTS 05/07/245 3 RECONFIGURE DRIVE THRU AREA 07/24/23 4 RECONFIGURE DRIVE THRU AREA 08/30/23 GENERAL REVISIONS 11/21/246 REVISIONS PER TOWN CODES COMMENTS 01/14/257 MIRABITO ENERGY PRODUCTS 301 PINE TREE ROAD TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-13 PRELIM INARYFOR CONCEPT REV IEW ONLYDUCTILE IRONDO NOT POLLUTE DRAINS TO WATERWAYSNYLOPLASTADS PART NUMBER 1299CGPAPPROX. DRAIN AREA = 50.60 SQ INAPPROX. WEIGHT WITH FRAME = 35.04 LBSHINGED GRATEFOR EASY ACCESSNYLOPLAST PEDESTRIAN GRATE3130 VERONA AVEBUFORD, GA 30518PHN (770) 932-2443FAX (770) 932-2490www.nyloplast-us.com®NYLOPLAST DRAIN BASIN WITH DOME AND SOLID COVERDDUCTILEIRONRAI NST O W A T E RW A Y SNYLOPLAST D O NOTPOLLUTESECTION A-ANYLOPLAST DOME GRATEADS PART NUMBER 1599CGDAPPROX. DRAIN AREA = 122.07 SQ INAPPROX. WEIGHT WITH FRAME = 26.50 LBSREVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231ROCK RIPRAP OUTLET PROTECTIONUNCONFINED DOWNSTREAM SECTIONSEDIMENT TRAP-2SEDIMENT TRAP-1 PROJECT NO. DATE SCALE SHEET MATTHEW R. NAPIERALA, P.E. NYS REGISTRATION # 068733 PLAN SEAL BY: PREPARED BY: NAPIERALA CONSULTING COPYRIGHT C 2023 NO.REVISION/ISSUE SHEET TITLE: DATE PREPARED FOR: PROJECT TITLE: 110 FAYETTE STREET MANLIUS, NEW YORK 13104 email: MNAP@NAPCON.COM PH: (315) 682-5580 FAX: (315) 682-5544 IT IS A VIOLATION OF LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT, PROFESSIONAL ENGINEER, LANDSCAPE ARCHITECT, OR LAND SURVEYOR TO ALTER ANY ITEM ON THIS DOCUMENT IN ANY WAY. ANY LICENSEE WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS OR HER SIGNATURE AND SPECIFIC DESCRIPTION OF THE ALTERATIONS. PROFESSIONAL ENGINEER, P.C. N A P I E R A L A C O N S U L T I N G SITE DESIGN ENGINEERING REVISIONS PER OWNER COMMENTS 06/14/232 REVISIONS PER TOWN AND OWNER COMMENTS 05/07/245 3 RECONFIGURE DRIVE THRU AREA 07/24/23 4 RECONFIGURE DRIVE THRU AREA 08/30/23 GENERAL REVISIONS 11/21/246 REVISIONS PER TOWN CODES COMMENTS 01/14/257 MIRABITO ENERGY PRODUCTS 301 PINE TREE ROAD TOWN OF ITHACA TOMPKINS COUNTY, NY MIRABITO ENERGY PRODUCTS THE METRO CENTER - 49 COURT STREET P.O. BOX 5306 BINGHAMTON, NY 13902 DETAILS 20-1890 05 MAY 2023 AS SHOWN C-14 PRELIM INARYFOR CONCEPT REV IEW ONLYCONSTRUCTION ENTRANCECONCRETE WASHOUT AREAINLET PROTECTION - VARIATIONSSILT FENCEEROSION CONTROL NOTESCONSTRUCTION FENCE REVISIONS PER TOWN ENGINEERING / COUNTY COMMENTS 6/02/20231 A-102 3 A-102 1 A-102 4 A-102 2 68' - 0"32' - 0" 100' - 0"60' - 0"1 A-103 2 A-10313' - 9"CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-101 SCALE: 1/8" = 1'-0"A-101 1FLOOR PLAN 0' SCALE: 1/8" = 1'-0" 2'4'16'8' NORTH COFFEE BAR 20' - 0" STEF MP ROOF TOP RTU 24' - 0" 16' - 0" 11' - 2" 20' - 0" 16' - 0" MP ROOF TOP RTU 20' - 0" MP MP ST MP ROOF TOP RTU MP ST EF 20' - 0" 11' - 2"11' - 2" MP ST EF MP MP STEF 20' - 0" STEF MP MP ROOF TOP RTUROOF TOP RTU CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-102 0' SCALE: 3/16" = 1'-0" 2'-8"10'-8"5'-4" SCALE: 3/16" = 1'-0"A-102 3WEST ELEVATION SCALE: 3/16" = 1'-0"A-102 2SOUTH ELEVATION SCALE: 3/16" = 1'-0"A-102 1NORTH ELEVATION SCALE: 3/16" = 1'-0"A-102 4 EAST ELEVATION ST = CULTURED VENEER STONE BY ELDERADO STONE STACKED STONE: CHAPEL HILL EF =EXTERIOR INSULATION FINISH SYSTEM BY DRYVIT, CHINA WHITE, SANDBLAST TEXTURED MP = METAL PANEL BY ATAS METAL PANELS: DESIGN WALL - BONE WHITE 14' - 0" 16' - 0" 14' - 0" 11' - 2" 20' - 0"10' - 0"24' - 0" 10' - 0" 20' - 0" 14' - 0" 10' - 0" 24' - 0" 20' - 0" 15' - 2 1/2" CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-103 SCALE: 1/4" = 1'-0"A-103 1BUILDING SECTION 1 0' SCALE: 1/4" = 1'-0" 1'2'8'4' SCALE: 1/4" = 1'-0"A-103 2BUILDING SECTION 2 5' - 4"12' - 0"6' - 8"14' - 0"26' - 6"26' - 6"26' - 6"12' - 6"24' - 0"106' - 0" A-104 4 A-104316' - 0" 20' - 3" 2' - 8" 16' - 0" 20' - 3" CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-104 SCALE: 1/8" = 1'-0"A-104 1 PUMP STATION FLOOR PLAN SCALE:A-104 2AXON OF PUMP STATION SCALE: 1/8" = 1'-0"A-104 3 PUMP STATION LONG ELEVATION SCALE: 1/8" = 1'-0"A-104 4 PUMP STATION SHORT ELEVATION CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-105 CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-106 SCALE:A-106 1AXON - TOP CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-107 CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-108 CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-111 CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-113 CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-114 CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-115 CONVENIENCE CENTER W/ FUEL MIRABITO, ITHACA NY 02/06/2025 A-116