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HomeMy WebLinkAboutComfort Inn Sketch Plan - PB packet 5-16-23 mtg PLANNING DEPARTMENT MEMORANDUM 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us TO: Planning Board Members FROM: Christine Balestra, Planner DATE: April 25, 2023 RE: Proposed 3-story hotel, 635 Elmira Road– Sketch Plan Enclosed please find materials related to a sketch plan for the proposed Comfort Inn Hotel located at 635 Elmira Road, Neighborhood Commercial Zone, and Inlet Valley Overlay District. The proposal involves demolishing the existing structures to allow for the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 70 hotel rooms, 70 parking spaces, stormw ater facilities, outdoor lighting, and landscaping. This project was previously approved by the Planning and Zoning Boards in 2016 and 2018 (see approval history below). There are no changes to the project from the prior approvals. The approvals have expired, and the applicant is required to re-appear before both boards for new approvals. Below are details related to the project, including approval history, property history, current proposal, existing site/environmental conditions, project-specific details, and SEQR process. Approval history • Planning Board - preliminary site plan approval October 2016. • Zoning Board of Appeals - area variances November 2016. • Applicant team satisfied all conditions related to preliminary site plan approval. • Planning Board - final site plan approval March 2017. • Zoning Board of Appeals - area variances May 2018 (2016 approval had expired). • Applicant team satisfied six of eight conditions of final site plan approval by January 2019. • NYS Law S8236A and Town of Ithaca Resolution No. 2020-097 allowed extension of PB & ZBA approvals up to 120 days after March 7, 2020 (covid relief). • Planning Board final site plan approval expired March 2020 (approval extended to July 2020).* *Town Code §270-194 contains expiration provisions for site plan approvals, based on whether work has “materially commenced” on a project (explanation and definition highlighted below). Based on the language in the Code, the project had until March 2020 to “materially” commence: “C. Unless work has materially commenced in accordance with the final site plan within one year from the issuance of the building permit authorizing such work, or within 36 months of the date the Planning Board gave final site plan approval, whichever is earlier, not only the building permit but the site plan approval (both final and preliminary) shall expire and the permissible uses and construction on the property shall revert to those in effect prior to the granting of any site plan approval. The Planning Board, upon request of the applicant, after a public hearing, and upon a finding that the imposition of the time limits set forth above would create an undue hardship on the applicant, may extend the time limits for such additional periods as the Planning Board may reasonably determine. An application for such an extension may be made at the time of filing of the original application or at any time thereafter up to, but no later than, six months after the expiration of the time limits set forth above. 2 (1) For the purposes of this section, work will not have "materially commenced" unless, at a minimum: (a) A building permit, if required, has been obtained; (b) Construction equipment and tools consistent with the size of the proposed work have been brought to and been used on the site; and (c) Substantial excavation (where excavation is required) or significant framing, erection, or construction (where excavation is not required) has been started and is being diligently pursued. As indicated in the applicant’s memo, the project had difficulty with financing which delayed the construction of the hotel. The Zoning Board variances that were granted in 2016 expired 18 months after the approval, so the board re-issued the area variances in 2018. The applicant team then began to meet the conditions of final site plan approval. The Planning Board final site plan resolution for this project contained eight conditions of approval. The applicant team satisfied six of the eight conditions before the 2020 Covid shutdown. The project advanced in 2020, but not quickly enough to comply with Town Code §270-194.C site plan approval expiration provisions (36 months after approval). The applicant team communicated with town staff during the shutdown and was advised by staff not to apply for an extension pursuant to the Town Code because the applicant was allowed an additional 120 days per NYS Law and Town Board resolution to “materially commence” the project. Town staff and the applicant team anticipated that work would commence before the end of the extension period. Once the extension period expired, staff advised the applicant team to re-apply for Planning Board and Zoning Board approvals. Proposal and current approval process There are no Planning Board approvals at the May 2nd meeting, as it is a Sketch Plan review; this portion of the review process provides an opportunity for the Board to communicate suggestions and/or concerns to the applicant regarding the project. The Planning Board may consider granting site plan approval for the project at a future meeting. The applicant proposes to demolish all structures on the property and to develop the property as a hotel use. This part of Elmira Road is zoned Neighborhood Commercial (NC), which currently permits “hotels or motels, provided the facility fronts on a state highway” with approval by the Planning Board. The property is also part of the newly adopted “Inlet Valley Overlay District (IVOD),” which is an overlay zone that was envisioned to meet the goals of the Town Comprehensive Plan. The Town Board adopted the IVOD in February 2023. The IVOD was established to create a gateway for the Elmira Road corridor, encouraging a mix of office, small-scale retail, hospitality, and agritourism uses, with carefully designed projects in terms of articulated scale, architecture, and landscaping. The Comfort Inn applicant team was aware in 2016 that the town was planning on implementing new zoning along the Elmira Road corridor. So, the team worked with the Planning Board to create an architecturally compliant project that would be consistent with future corridor design standards. There have been no changes to this project since the approved March 2017 site plan, other than to comply with the new IVOD requirements. The IVOD contains design standards and guidelines that applications must follow. The current proposal complies with many of the standards and guidelines. The submitted narrative, provided by the applicant, lists the Zoning Board variances that will be necessary for the proposal to be constructed as envisioned; the applicants will explain the requested variances at the May 2nd Planning Board meeting. 3 For the benefit of the new members on the Planning Board, here are sections from the original staff memo related to this project (slightly modified to reflect current conditions): Property History This property has a long history of commercial and office-related uses. The property started out as a retail garden store in 1947 (before the town had Zoning) and operated as such until the late 1990’s. In 2002, the Planning Board granted site plan approval for the conversion of the garden center to an auction house, retail shop and office, which operated until the property went into foreclosure in 2008. The Planning and Zoning Boards granted approvals again in 2009 to convert the existing structures into the “Kasonic Builders” contracting office and construction equipment and materials storage (this involved an official “finding” by the Planning Board that the proposed use was substantially “similar to” the other allowed uses listed in the NC section of the Zoning Code). Along with the commercial/office uses, the property has had (and currently contains) two residential apartment units that were constructed in a portion of the original garden store building. One of the units was constructed in 1951(again, before the town had Zoning); it is unclear when the other unit was constructed/converted. Existing Site & Environmental Conditions In addition to the structures noted above, the existing property is currently maintained as lawn, shrubs, and other primary successional plant growth, e.g., tall grasses, small trees, some large trees, etc. There is a large, partially paved, unstriped parking area located immediately south of the existing main building. The property is bound on the north by NYS Route 13/Elmira Road, on the east by a private residence, on the south by a natural area owned by NYS, and on the west by the Inlet Valley Cemetery. The property is nearly level, with no streams, wetlands, rare or endangered species or slopes except for the back portion of the parcel where the parcel abuts the Cayuga Floodplain Unique Natural Area (UNA-147), a large floodplain area associated with the Cayuga Inlet. The UNA adjoins the very southern/rear property boundary but is not expected to be affected by the proposal. The back portion of the property is also located in a Flood Zone. The rear property boundary drops off at a considerable grade (approx. 30% to 50% or more), particularly behind an existing shed located in the rear yard. The project will avoid impacting the slope along the rear property boundary, except for the development of a stormwater management facility. Environmental characteristics and potential impacts related to the project will be explored and analyzed as part of the preliminary site plan/environmental review stage of the project. Project-specific details (SWPPP, site layout, access, landscaping, etc.) Due to the amount of development proposed and impervious surfaces created, the original project required the preparation of a Full Stormwater Pollution Prevention Plan (SWPPP). The applicant consulted with the Town Engineering Department and provided all relevant documents for an analysis of stormwater impacts in 2016. The applicant will submit these materials again for the current project review. The proposal includes eliminating the three existing access points off Elmira Road in favor of one main entrance/exit into the property. The proposed access point is aligned with an existing driveway 4 across Elmira Road and is situated in an area of the property that contains good sight distances. The proposed access originally required a Highway Work Permit from the New York State Department of Transportation. The applicant team obtained the permit, which has since expired. The applicant will be required to re-apply for the Highway Work Permit. The Planning Board required significant landscaping and other screening elements for this project to mitigate the visual impact of parking along the Elmira Road frontage, and impacts to adjacent properties and the UNA. The former approval required a landscaping plan with screening along the entire perimeter of the parking areas, along the rear of the property, and at the top of the slope. The required plantings included a mix of native deciduous and evergreen trees and other large shrubs that could provide year-round screening. The plan complies with the IVOD design standards and guidelines. Regardless, the landscaping plan, along with details on lighting and signage, will be submitted as part of the preliminary review of the current project. SEQR Process This project is classified as a Type I action, pursuant to the Town of Ithaca Environmental Review Law, Chapter 148-Environmental Quality Review, because it involves the construction of a nonresidential facility with more than 25,000 square feet of gross floor area (§148-5.C(4). This will require the completion of a Full Environmental Assessment Form and a coordinated review between the Zoning Board of Appeals and Planning Board, and notification to involved and interested agencies. Among the attachments is a draft resolution declaring the Planning Board as the lead agency in the environmental review of this project. Please contact me by email at cbalestra@town.ithaca.ny.us or by phone at (607) 273-1721, extension 121 if you have any questions. Att. cc: Adam M. Fishel, PE, Marathon Engineering Pratik Ahir, Ramji Hospitality, LLC. April 10, 2023 Town of Ithaca - Planning Board 215 North Tioga Street Ithaca, NY 14850 Attn: Christine Balestra Re: Sketch Plan Review Comfort Inn Hotel 635 Elmira Road (NYS Route 13, 34 & 96) Town of Ithaca, NY Dear Christine, On behalf of our client, Ramji Hospitality, LLC, we are submitting the enclosed information to initiate Sketch Plan Review for the above project which consists of constructing a 70 room, three-story hotel on the parcel noted above. As you are aware, the prior approvals granted by the Planning Board and Zoning Board of appeals for this project have expired due to construction not commencing within the timeframe outlined in the conditions for each approval. Due to the start of the COVID-19 pandemic in 2020, our client was unable to secure funding for construction due to elevated construction costs and other factors. Please review the enclosed letter from Mr. Ahir explaining these hardships. Since that time the Town of Ithaca has adopted a new Inlet Valley Overlay District (IVOD) for the Route 13 corridor. Over the last few weeks, the development team has been in close coordination with Town Staff to review the project against the new IVOD. While the project largely complies with the new provisions of the IVOD, the project will require area variance approval from the Town Zoning Board of Approvals (ZBA) for the following: 1. Maximum Building Height 2. Maximum Number of Rooms 3. Internal Landscaping 4. Front Parking Setback 5. Parking and Drive Aisle in Front Yard As you know, the project originally obtained ZBA area variance approval for maximum allowable floor area, front setback and maximum building height. While the current project requires approval for more and different variances, the project itself is largely the same as original reviewed and approved by the Town ZBA and Planning Board. Sketch Plan Review 4/10/2023 Comfort Inn Hotel 635 Elmira Road (NYS Route 13, 34 & 96) 2 For the Planning Board’s consideration, we are providing the following information.  This Letter – 11 copies  Development Review Application -  Letter of Hardship from Owner – 11 copies  Site Plan (full size) – 2 copies  Site Plan (11x17) – 11 copies  Color Building Elevations (Full Size) – 2 copies  Color Building Elevations (11x17) – 11 copies  Black and White Building Elevations (Full Size) – 2 copies  Black and White Building Elevations (11x17) – 11 copies The following will be provided by others as part of the Town’s online submittal process:  Sketch Plan Review Fee Payment - $125.00  Signed Development Review Application We respectfully request that this project be scheduled for the next available Planning Board meeting to reintroduce the project to the Town and initiate Sketch Plan review. We look forward to getting Planning Board feedback as we refine the drawings in anticipation of providing a detailed submittal to re-start the Town site plan and variance review process. If you have any questions or require additional information please do not hesitate to contact this office. Thank you. Respectfully submitted, Adam Fishel, PE Marathon Engineering cc: Pratik Ahir – Ramji Hospitality 3/17/2023 Christine Balestra, Planner Town of Ithaca Planning Department 215 North Tioga Street Ithaca, NY 14850 RE: Comfort Inn Hotel 635 Elmira Road Dear Christine; The 70 -Room Comfort Inn Hotel (formally Sleep Inn) project was originally approved in November 2016 with all the approved variances. Our goal had always been to complete the project in 2018 but difficulty in obtaining financing stalled the project for several years. In early 2020, the hotel project was back on track and in April 2020 we had a loan closing scheduled with a lender. However, in March 2020 everything started shutting down due to Covid-19 and its impact on the hotel industry was staggering, due to “stay-home” orders from the state officials. Due to these unfortunate events, the agreement with the bank fell apart and again the project was put on a holding pattern until covid-19 subsided. Fast forward today, the cost to build the same hotel is costing us $8.5mm compared to $6mm in 2018. Due to the rapid rise in construction costs and economic uncertainty, lenders were even more hesitant in financing hotel construction. Again, had the financing been secured we would have liquated the existing structure, which would have been the first step in validating the original approvals granted by the planning board and ZBA. I understand that the town has recently implemented a new comprehensive plan with a more inclusive zoning and design criteria. However, with the rising construction and borrowing costs, coupled with franchise requirements, we would unfortunately not be able to meet some of the requirements. For example, it is indispensable that we build a minimum of 70 rooms to make this project feasible. Anything lower then 70 rooms would seriously jeopardize the project. In conclusion, I strongly believe that the success of this hotel project will encourage more inclusive development in the inlet valley corridor and will offer travelers a great alternative place to stay. Thank you. Sincerely, Pratik Ahir President Ahir Real Estate, Inc. PROPOSED RESOLUTION: Lead Agency – Declaration of Intent Comfort Inn Hotel Tax Parcel No. 35.-1-21 635 Elmira Road Town of Ithaca Planning Board May 2, 2023 WHEREAS: 1. The Town of Ithaca Planning Board, at its meeting on May 2, 2023, considered a Sketch Plan for the proposed Comfort Inn Hotel located at 635 Elmira Road, Neighborhood Commercial Zone, and Inlet Valley Overlay District. The proposal involves demolishing the existing structures to allow the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 70 hotel rooms, 70 parking spaces, stormwater facilities, outdoor lighting, and landscaping. The Planning Board granted final site plan approval for this project on March 7, 2017, but the approval expired because construction did not materially commence within 36 months of the approval. Pratik Ahir, Ramji Hospitality, LLC, Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent, and 2. The proposed project, which requires site plan approval by the Planning Board and variances from the Town of Ithaca Zoning Board of Appeals, is a Type I action pursuant to Chapter 148 of the Town of Ithaca Code regarding Environmental Quality Review, because it involves the construction of a nonresidential facility with more than 25,000 square feet of gross floor area (§148-5.C(4); NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby proposes to establish itself as lead agency to coordinate the environmental review of the proposed actions, as described above, and BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on this proposed lead agency designation, said concurrence to be received by the Town of Ithaca Planning Department within thirty days from the date of notification to the involved agencies. [:r.J_.E-;c:3f”4-_:ALOCATIONMAP()635ElmiraRoadProposedComfortInnHotelPlanningBoard51212023635ElmiraRd(redoutline)1-‘-s—I’._i_c’—CayugaInletFloodplainUniqueNaturalArea(diagonallines)L.-1,.4Ar’14r.400Feei ShedWood FenceAsphalt Driveway"Stop Light Ahead"Mile Marker1336031118Edge of AsphaltNYSEG25129Mailbox#638 & #635Headstones12"Ash10"Deciduous2"Spruce2"SpruceEdge of AsphaltL393 21Bell Atlantic 126HeadstonesHeadstonesInlet Valley CemeteryNow or FormerlyProperty ofTown of IthacaInstrument Number 556791-001Tax Parcel No. 35.-1-20Ref. Map No. 4Now or FormerlyProperty ofBryan T. Poole-DiSalvoInstrument Number 2014-01236Tax Parcel No. 35.-1-22Ref. Map Nos. 2 and 5Now or FormerlyProperty ofThe People of the State of New YorkLiber 891 - Page 234Tax Parcel No. 35.-1-5.2Now or FormerlyProperty ofHazel S. CortrightLiber 360 - Page 564Tax Parcel No. 35.-1-180.2 miles toSeven Mile DriveNow or FormerlyProperty ofEddy Hill, Inc.Liber 698 - Page 286Tax Parcel No. 33.-3-1.2Now or FormerlyProperty ofVolunteer Firemen's Associationof Ithaca, N.Y., Inc.Liber 750 - Page 217Tax Parcel No. 33.-3-5.1Tax Parcel No. 33.-3-5.2Now or FormerlyProperty ofVolunteer Firemen's Associationof Ithaca, N.Y., Inc.Liber 750 - Page 217Tax Parcel No. 33.-3-4Flood Zone CFlood Zone A7NYSEG L39323 NYT 127Chord: S 45°54'38" W391.63'450'±(along the bottom of bank)Found 3/4-inch rebarflush with gradeEasterly Boundsof Elmira RoadNow or FormerlyProperty ofThomas L. McGuire and Mary D. McGuireInstrument Number 468462-001Tax Parcel No. 35.-1-21Ref. Map Nos. 1 and 3Contains: 2.197 Acresor95,707± Sq.Ft.Approximate WesterlyBounds of Elmira RoadApproximate WesterlyBounds of Elmira RoadN 50°55'24" WS 87°46'35" WN 09°59'23" WS 73°01'37" WN 61°51'04" EN 39°20'04" EN 46°39'02" ES 43°31'49" E83.92' (M)72.16' (M)172.39'(M)223.96' (M)182.38'(M)84.92' (M)57.28' (M)23.79' (M)New York State Routes 13, 34 and 96a.k.a. Elmira Road(variable width)PROPOSEDCOMFORT INN HOTELADAM M. FISHELNOT FORCONSTRUCTION7 MILE DRIVE 5 MI L E D R I V E (NYS R T 1 3 A )ELM IRA ROAD (NYS R T 1 3 )SITE LOCATIONBREWERY LANE NORTHLEGEND:EXISTINGPROPOSEDDESCRIPTIONSITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:1"=30'DRAWN:AMFDESIGNED:AMFDATE:05/05/16REVISIONSDATEBYREVISIONDRAWING TITLE:Site Plan SHEET No:JOB No: DRAWING No:C-2.0 3 of 210728-16COPYRIGHT 2023 MARATHON ENG.CNORTHPROJECT STATISTICS 1. GENERAL: 1.1 PROPERTY OWNER - RAMJI HOSPITALITY, LLC 1.2 PROPERTY ADDRESS - 635 ELMIRA ROAD (NYS RT. 13) TOWN OF ITHACA, 14850 1.3 TAX ACCOUNT - 35.0-1-21 2. ZONING REGULATIONS: 2.1 ZONING DISTRICT - NEIGHBORHOOD COMMERCIAL WITH INLET VALLEY OVERLAY DISTRICT 2.2 CODE REQUIREMENTS - REQUIRED PROPOSED VARIANCE REQ'D?PARKINGSPACE SIZE 180 SF 9'x18' (162 SF) *NUMBER OF SPACESSTANDARD SPACES 64 65 --ADA ACCESSIBLE SPACES 3 5 NOTOTAL 70 (1 PER ROOM) 70 NOBICYCLE PARKING 15 15 NOSETBACKS (BUILDING)FRONT (MAIN BUILDING) 30' ±81.3' NOFRONT (PORTE COCHERE) 30' ±43.0' NOSIDE 20' ±82.7' NOREAR (MAIN BUILDING) 40' ±62.1' NOREAR (GAZEBO) 40' ±56.0' NOSETBACKS (PARKING) PARKING IN FRONT YARDNOT ALLOWED YES YES** FRONT YARD SETBACK 20' 2' YES**SIDE YARD 10' ±14' NONEW BUILDINGHEIGHT 40' ±54' YES**BUILDING COVERAGE 30% (MAX) 12% NOGREENSPACE 30% MIN. ±55% NOMAXIMUM NUMBER OF HOTEL ROOMS 60 70 YES**INTERIOR PARKING LANDSCAPING *** - YES*** 3. PARCEL STATISTICS: 3.1 PARCEL AREA - ±2.2 ACRES 3.2 EXISTING CONDITIONS: COMMERCIAL USE 3.3 PROPOSED CONDITIONS: 3-STORY, 70 ROOM HOTEL WITH INDOOR SWIMMING POOL AND DETACHED GAZEBO * REQUIRES WAIVER APPROVAL BY PLANNING BOARD. ** REQUIRES AREA VARIANCE APPROVAL BY ZONING BOARD OF APPEALS. *** PARKING AREAS HAVING EQUAL TO OR GREATER THAN 10 SPACES SHALL PROVIDE A LANDSCAPE ISLAND GREATER OR EQUAL TO 9' WIDE AND EXTENDING FULL DEPTH OF ROW 3.4 FLOOD ZONE DESIGNATION: ZONE C - AREAS OF MINIMAL FLOODING ZONE A7 - AREAS DETERMINED TO HAVE A BASE FLOOD ELEVATION (BFE) = 417 (NGVD 29) INFORMATION TAKEN FROM AVAILABLE FIRM MAP HAVING COMMUNITY-PANEL NUMBER: 360851 0017 CREFERENCES1. EXISTING PARCEL BOUNDARY INFORMATION TAKEN FROM SURVEY TITLED "ALTA/ACSM LAND TITLESURVEY LANDS OF THOMAS L. McGUIRE AND MARY D. McGUIRE TAX PARCEL No. 35-1-21" PREPARED BYTHEW ASSOCIATES LAND SURVEYORS DATED 4/15/16.LOCATION SKETCHN.T.S.GENERAL 1. APPLICABILITY - THE NOTES AND INFORMATION PROVIDED ON THIS SHEET ARE APPLICABLE TO ALL "C" SERIES DRAWINGS. THE "C" SERIES DRAWINGS COVER SITE RELATED IMPROVEMENTS OUTSIDE THE BUILDING ENVELOPE. THE BUILDING ENVELOPE INCLUDES ALL AREA WITHIN 5' OUTSIDE OF THE BUILDING'S EXTERIOR WALL. 2. MAPPING - THE EXISTING UNDERGROUND UTILITIES WERE PLOTTED BASED ON RECORD MAPPING SUPPLIED BY OTHERS. THE ENGINEER MAKES NO WARRANTY AS TO THE LOCATION, SIZE, TYPE, ELEVATION, AND/OR NUMBER OF EXISTING UTILITIES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING THE HORIZONTAL AND VERTICAL LOCATION OF UTILITIES IN THE VICINITY OF THE NEW INFRASTRUCTURE. 3. STAKEOUT - THE CONTRACTOR SHALL NOTIFY DIG SAFELY NEW YORK (1-800-962-7962) FOR A UTILITY STAKEOUT 48 HOURS IN ADVANCE OF COMMENCING WORK. STAKEOUT OF PRIVATE UTILITIES SHALL BE COORDINATED WITH THE OWNER. 4. PROPERTY PROTECTION - THE CONTRACTOR IS RESPONSIBLE FOR DAMAGE TO EXISTING PAVEMENT, CURBS, WALKS, LAWNS, TREES, ETC. CAUSED BY THEIR CONSTRUCTION OPERATIONS. ALL DAMAGE SHALL BE REPAIRED OR REPLACED BY THE CONTRACTOR TO THE OWNER'S SATISFACTION AT NO ADDITIONAL EXPENSE. 5. ACCESS - THE CONTRACTOR SHALL PROVIDE SATISFACTORY VEHICULAR ACCESS TO ALL ADJOINING PROPERTIES, PRIVATE ROADWAYS, PARKING FACILITIES, AND PUBLIC STREETS DURING CONSTRUCTION. 6. SITE SAFETY - PRIOR TO AND THROUGHOUT CONSTRUCTION, THE CONTRACTOR SHALL POST SIGNAGE IN CONFORMANCE WITH THE REQUIREMENTS OF THE LOCAL MUNICIPALITY AND OCCUPATIONAL HEALTH AND SAFETY ACT (OHSA). JOB SAFETY AND MAINTENANCE AND PROTECTION OF TRAFFIC IS THE RESPONSIBILITY OF THE CONTRACTOR. 7. EXCAVATIONS - ALL EXCAVATIONS SHALL BE BACKFILLED/BARRICADED TO THE SATISFACTION OF THE OWNER'S REPRESENTATIVE AT THE CONCLUSION OF EACH WORKING DAY. 8. MAINTENANCE - PUBLIC STREETS, PRIVATE DRIVES AND PARKING FACILITIES SHALL BE KEPT FREE OF FOREIGN MATERIALS. ALL AREAS SHALL BE SWEPT CLEAN AT THE END OF EACH WORKING DAY AND/OR AS DIRECTED BY THE OWNER'S ON-SITE REPRESENTATIVE. 9. CONSTRUCTION STORAGE - STORAGE OF EQUIPMENT AND MATERIALS SHALL BE WITHIN A SPECIFIED AND SECURED AREA AS DETERMINED IN CONTRACT DOCUMENTS OR AS SPECIFIED BY THE OWNER'S ON-SITE REPRESENTATIVE.10. PERMIT(S) - PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL OBTAIN THE NECESSARY PERMITS FROM THE APPLICABLE MUNICIPALITY OR AGENCY. UNLESS SPECIFIED OTHERWISE, THE OWNER IS RESPONSIBLE FOR PERMIT FEES.11. SPECIFICATIONS - TECHNICAL SPECIFICATIONS, IF SUPPLIED AS PART OF CONTRACT DOCUMENTS, ARE INTENDED TO AID AND HELP DEFINE THE CONTRACTOR'S WORK SCOPE. IF DISCREPANCIES OCCUR THE CONTRACTOR SHALL REQUEST A CLARIFICATION.CONSTRUCTION 1. STAKEOUT - THE CONSTRUCTION STAKEOUT SHALL BE PERFORMED BY A LICENSED LAND SURVEYOR USING CONTROL PROVIDED ON THE "LAYOUT PLAN". THE BUILDING FOOTPRINT(S), DATED 01/22/20, WERE PROVIDED BY HEX 9 ARCHITECTS. DISCREPANCIES WITH BUILDING(S), CONTROL POINTS, AND/ OR TIE DIMENSIONS SHALL BE REPORTED TO THE DESIGN ENGINEER (PRIOR TO THE INSTALLATION OF IMPROVEMENTS) FOR COORDINATION AND CLARIFICATION. 2. LAYOUT - DIMENSIONS SHOWN, WHERE APPLICABLE, SHALL BE FROM THE FACE OF CURB UNLESS SPECIFICALLY CALLED OUT OTHERWISE. 3. DEMOLITION - CLEARING AND GRUBBING SHALL BE LIMITED TO THE SITE BOUNDARIES OR WITHIN THE "WORK LIMIT LINE" AS DEFINED ON THE PLAN. TREES AND OBJECTS DESIGNATED FOR REMOVAL SHALL BE COORDINATED AND FIELD VERIFIED WITH PROJECT ON-SITE REPRESENTATIVE. ALL MATERIALS SHALL BE LEGALLY DISPOSED OF OFF-SITE OR RETURNED TO OWNER AS DIRECTED BY CONTRACT DOCUMENTS. ALL ITEMS NOT SPECIFICALLY CALLED OUT TO BE REMOVED SHALL REMAIN. 4. COORDINATION - THE CONTRACTOR SHALL COORDINATE INSTALLATION OF UTILITY WORK WITH OTHER SITE UTILITIES (I.E. GAS, ELECTRIC, LIGHTING, COMMUNICATIONS) TO AVOID POTENTIAL INSTALLATION CONFLICTS. 5. STAGING - AS DEFINED BY THE CONTRACT DOCUMENTS THE CONTRACTOR SHALL CONSTRUCT A SECURE STAGING AREA FOR STORAGE OF EQUIPMENT, MATERIALS, EMPLOYEE PARKING AND OFFICE SPACE. IF THE AREA/METHOD IS NOT SPECIFICALLY DEFINED ON THE DOCUMENTS THEN IT SHALL BE COORDINATED WITH THE OWNER'S ON-SITE REPRESENTATIVE. 6. CLOSE-OUT - THE CONTRACTOR'S WORK SCOPE INCLUDES BUT IS NOT LIMITED TO THE FOLLOWING AT PROJECT CLOSE-OUT TO THE SATISFACTION OF OWNER'S ON-SITE REPRESENTATIVE: - REMOVAL OF ANY CONSTRUCTION DEBRIS. - CLEANING PAVEMENT AND WALKWAY SURFACES. - RESTORATION OF ALL DISTURBED GRASS AND LANDSCAPED AREAS. - PROVIDING BONDS, GUARANTEES, CERTIFICATIONS, ETC. AS REQUIRED BY CONTRACT DOCUMENTS. - PROVIDING A RECORD DRAWING. - COMPLETION OF FINAL PUNCH LIST ITEMS.SITE KEYNOTES RAISED SIDEWALK WITH INTEGRAL CURBING, WIDTH SHOWN ONPLAN, RE: 9/C-6.118" CONCRETE CURBING, RE: 3/C-6.1CURB TRANSITION, RE: 4/C-6.1REGULAR DUTY ASPHALT PAVEMENT, RE: 1/C-6.1HEAVY DUTY ASPHALT PAVEMENT, RE: 2/C-6.1DUMPSTER ENCLOSURE, RE: 5/C-6.3ACCESSIBLE RAMP, RE: 5/C-6.1CONCRETE SIDEWALK, WIDTH SHOWN ON THE PLANS,RE: 10/C-6.1ACCESSIBLE PARKING SPACES WITH ASSOCIATED PAVEMENTMARKINGS AND SIGNAGE, RE: 6/C-6.1LIGHT FIXTURE WITH ASSOCIATED BASE AND POLE, RE: 8/C-6.1GUIDE RAIL, RE: 7/C-6.3INGRESS/EGRESS, RE: ARCHPORTE COCHERE, ±2,000 SF, RE: ARCHHVAC UNITS, RE: ARCHGAZEBO WITH ±15'x20' CONCRETE PATIO, RE: ARCHFREE STANDING SIGN, BY OTHERSELECTRIC TRANSFORMER, RE: UTILITY PLANCURB CUT, RE: DETAIL6' TALL PRIVACY FENCE, RE: 6/C6-.3TRANSITION CONCRETE CURB FROM 0" REVEAL TO 6" REVEALIN AREA NOTED. TOP AND FACE OF CURB TO BE PAINTED WITHTWO (2) COATS OF TRAFFIC YELLOW PAINT."NO PARKING" SIGN.ABCDEFGHIJKLMNOPQHOFBLLNLLLLMAAAABBBKRGGPSSURRQEDDITTTRRCCURLLTWO-RAIL CEDAR SPLIT RAIL FENCE, NATURAL COLOR. PROVIDE"CAUTION - STEEP SLOPE, DO NOT CROSS FENCE" SIGNAGE EVERY 50' ON FENCE OR AS DIRECTED BY THE OWNER. CONTRACTOR TO PROVIDE FENCE SHOP DRAWINGS FORAPPROVAL PRIOR TO INSTALLATION.PROVIDE "CAUTION - STEEP SLOPE, DO NOT CROSS " SIGNAGEEVERY 50' ON FENCE/GUIDE RAIL OR AS DIRECTED BY THEOWNER. CONTRACTOR SIGNAGE SHOP DRAWINGS FORAPPROVAL PRIOR TO INSTALLATION.15 BIKE RACK, WAVE STYLE. BLACK POWDER COATED FINISH.CONTRACTOR TO SUBMIT SHOP DRAWING FOR APPROVAL PRIOR TO INSTALLATION.STRIPED CROSSWALK, WIDTH SHOWN ON PLANCONCRETE SIDEWALK, WIDTH SHOWN ON PLANSVWVWJWVWVWB6/21/17AFREVISED PER TOWN & NYDOTCOMMENTS1/12/18AFREVISED PER IFD COORD.3/01/18AFREVISED PER BOLTON POINTCOMMENTSROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com2/04/20AFREVISED PER BUILDINGFOOTPRINT UPDATE3/25/20AFMISC. REVISIONS4/20/20AFPLAN UPDATES FOR PHASED DEMOLITION6/03/21AFZBA RESUBMITTAL4/3/23AFSKETCH PLAN SUBMITTALXXYYZZ COMFORT INN & SUITES - ITHACA, NY Proposed Elevation 03-5-2020 (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") TRUSS BEARING30'-5 1/2"TOP OF RIDGE44'-3"(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") 3RD FLR12'-0"1ST FLR2ND FLR22'-0"TRUSS BEARING45'-8"TOP OF WALL34'-5"TOP OF RIDGE53'-9"0'-0"(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") ComfortINN & SUITES(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") SCALE:AA2011/8"=1'-0"FRONT / NORTH ELEVATION131545A1A201145A455111111138109810910'-8"7212STONE SILL 45A45A2621232323555720'-0"± OUT TO OUT OF STONE15'-0"± OUT TO OUT OF STONE272727288TRUSS BEARING30'-5 1/2"TOP OF RIDGE44'-3"TOP OF RIDGE53'-9"1ST FLR2ND FLR0'-0"12'-0"3RD FLR22'-0"(56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) SCALE:BA2011/8"=1'-0"RIGHT SIDE / WEST ELEVATION1326543519715897125114515131613'-0" CLEAR18 18661320241231261222751325252588WINDOW & DOOR AREA:TOTAL WALL AREA1,665 SFTOTAL OPENING AREA (GLAZING) 168 SF (>10%)ELEVATIONS KEY NOTES12345678910ELDORADO STONE - MOUNTAIN LEDGE PANELS (WHISKEY CREEK)CERTAINTEED ASPHALT SHINGLES - XT 25 METRIC(WEATHERED WOOD)HARDIEPLANK LAP SIDING (NAVAJO BEIGE)DRYVIT (FRENCH VANILLA 423A)STAINED HEAVY TIMBER (SHERWIN WILLIAMS 3522 BANYAN BROWN)FABRAL STANDING SEAM METAL ROOFING (DARK BRONZE)1112131415165" STONE SILL - ELDORADO STONE, PEWTER SNAPPED EDGEFIXED DOUBLE HUNG WINDOWW/ ALUM WRAPPED DBL. 2x4 SURROUNDDECORATIVE STONE HEADER (10" HIGH )COLOR T.B.D.PTAC GRILLEDECORATIVE RAILING SYSTEM (SEE DWGS 1,4,5/A305)COLOR TO MATCH HEAVY TIMBER STAIN COLORDOWNSPOUTHEAVY TIMBER TRIM OVER FRAMED BOX BEAM6" ALUM BOX GUTTER OVER ALUM WRAPPED 2x FASCIACOLOR TO MATCH SIDING (NAVAJO BEIGE OR SIMILAR)PRE-CAST STONE CAP5ADECORATIVE HEAVY TIMBER TRUSS (SEE DETAILS) (SHERWIN WILLIAMS 3522 BANYAN BROWN)17LOGO SIGN BY OTHERS-PROVIDE BLOCKING AND ELEC. AS REQ'D.181920PROVIDE SNOW GUARD RAIL ON ALL METAL ROOFSWALL PACK LIGHT FIXTURE (SEE LIGHTING PLAN)212223244" ALUM BOX GUTTER OVER 2x10 ALUM WRAPPED FASCIACOLOR TO MATCH SIDING (NAVAJO BEIGE OR SIMILAR)AUTOMATIC SLIDING ENTRY DOORW/ ALUM WRAPPED DBL. 2x6 SURROUNDPAINTED METAL INSULATED DOORALUM STOREFRONT WINDOWALUM STOREFRONT DOOR & FRAME252-PIECE WALL CAP FLASHING26RIDGE VENT BY 'METAL-ERA' HI-PERF RIDGE VENT2734" BOLTS w/ BLACK IRON CAPSFAUX DOUBLE HUNG WINDOWW/ ALUM WRAPPED DBL. 2x4 SURROUND(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") ComfortINN & SUITES(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") SCALE:1A2011/4"=1'-0"ENLARGED TOWER ELEVATION61218412819981319755272710"10"10"2"EQ.EQ.EQ.EQ.℄℄℄℄℄EQ.EQ.EQ.12"6"6"19'-8" OUT TO OUT OF FINISH4"4"17SEE ALSO 2/A309A201CMTI:\2020\20103 COMFORT INN - ITHACA, NY\PRODUCTION\A201 EXT ELEVS.DWG 03-31-23 12:02 PM PRINTED BY: USER11 MARCH 31, 202320103COPYRIGHT © 2022 HEX 9 ARCHITECTS ALL RIGHTS RESERVEDThis drawing is the exclusive property of HEX 9ARCHITECTS and may not be reproduced in anyform without written authorization from HEX 9ARCHITECTS. Unauthorized reproduction or use ofany or all parts of this drawing will constitute aviolation of U.S. copyright laws.PERMIT REVIEWALL CONTRACTORS ARE TO VERIFY ALLDIMENSIONS, FIELD CONDITIONS AND THE WORKOF OTHER TRADES BEFORE PROCEEDING WITHTHEIR WORK.NEW FACILITY FOR: COMFORT INN & SUITES CHOICE PROPERTY I.D. # NY701 635 ELMIRA ROAD ITHACA, NEW YORK 14850 036357-1REGISTRATION #NEW YORKSTATE OFEXTERIOR ELEVATIONS (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") 123 1/2"124 1/2"TRUSS BEARING30'-5 1/2"TOP OF RIDGE44'-3"TOP OF RIDGE53'-9"3RD FLR1ST FLR0'-0"2ND FLR12'-0"22'-0"124 1/2"(56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) SCALE:CA2021/8"=1'-0"REAR / SOUTH ELEVATION13277771239103121291212121211444331515620202020SEE ALSO DWG. 1/A2012223222215158182422(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") TRUSS BEARING30'-5 1/2"TOP OF RIDGE44'-3"TOP OF RIDGE53'-9"22'-0"1ST FLR0'-0"2ND FLR12'-0"3RD FLR(2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") (2.0 1.5 1.0 1.0 4.0 56.004 63.252 1.5 1 1 1 1 1 1 0 0 0.25 0 1.0 "T" 0.625 "0" 0 "D" "W" "" nil) (56.004 63.252 1.0 2.0 1.0 4.0 1 1 1 1 0 1.0 "T" 0.625 "0" 0 "D" "W") SCALE:DA2021/8"=1'-0"LEFT SIDE / EAST ELEVATION12812513235512114551321571891211710'-8"16161212± 3'-7"(EXTENDEDOVERHANG)1818661913252012423SEE ALSO DWG. 1/A20115152525208WINDOW & DOOR AREA:TOTAL WALL AREA1,665 SFTOTAL OPENING AREA (GLAZING) 168 SF (>10%)ELEVATIONS KEY NOTES12345678910ELDORADO STONE - MOUNTAIN LEDGE PANELS (WHISKEY CREEK)CERTAINTEED ASPHALT SHINGLES - XT 25 METRIC(WEATHERED WOOD)HARDIEPLANK LAP SIDING (NAVAJO BEIGE)DRYVIT (FRENCH VANILLA 423A)STAINED HEAVY TIMBER (SHERWIN WILLIAMS 3522 BANYAN BROWN)FABRAL STANDING SEAM METAL ROOFING (DARK BRONZE)1112131415165" STONE SILL - ELDORADO STONE, PEWTER SNAPPED EDGEFIXED DOUBLE HUNG WINDOWW/ ALUM WRAPPED DBL. 2x4 SURROUNDDECORATIVE STONE HEADER (10" HIGH )COLOR T.B.D.PTAC GRILLEDECORATIVE RAILING SYSTEM (SEE DWGS 1,4,5/A305)COLOR TO MATCH HEAVY TIMBER STAIN COLORDOWNSPOUTHEAVY TIMBER TRIM OVER FRAMED BOX BEAM6" ALUM BOX GUTTER OVER ALUM WRAPPED 2x FASCIACOLOR TO MATCH SIDING (NAVAJO BEIGE OR SIMILAR)PRE-CAST STONE CAP5ADECORATIVE HEAVY TIMBER TRUSS (SEE DETAILS) (SHERWIN WILLIAMS 3522 BANYAN BROWN)17LOGO SIGN BY OTHERS-PROVIDE BLOCKING AND ELEC. AS REQ'D.181920PROVIDE SNOW GUARD RAIL ON ALL METAL ROOFSWALL PACK LIGHT FIXTURE (SEE LIGHTING PLAN)212223244" ALUM BOX GUTTER OVER 2x10 ALUM WRAPPED FASCIACOLOR TO MATCH SIDING (NAVAJO BEIGE OR SIMILAR)AUTOMATIC SLIDING ENTRY DOORW/ ALUM WRAPPED DBL. 2x6 SURROUNDPAINTED METAL INSULATED DOORALUM STOREFRONT WINDOWALUM STOREFRONT DOOR & FRAME252-PIECE WALL CAP FLASHING26RIDGE VENT BY 'METAL-ERA' HI-PERF RIDGE VENT2734" BOLTS w/ BLACK IRON CAPSFAUX DOUBLE HUNG WINDOWW/ ALUM WRAPPED DBL. 2x4 SURROUNDA202CMTEXTERIOR ELEVATIONS I:\2020\20103 COMFORT INN - ITHACA, NY\PRODUCTION\A202 EXT ELEVS.DWG 03-31-23 12:03 PM PRINTED BY: USER11 MARCH 31, 202320103COPYRIGHT © 2022 HEX 9 ARCHITECTS ALL RIGHTS RESERVEDThis drawing is the exclusive property of HEX 9ARCHITECTS and may not be reproduced in anyform without written authorization from HEX 9ARCHITECTS. Unauthorized reproduction or use ofany or all parts of this drawing will constitute aviolation of U.S. copyright laws.PERMIT REVIEWALL CONTRACTORS ARE TO VERIFY ALLDIMENSIONS, FIELD CONDITIONS AND THE WORKOF OTHER TRADES BEFORE PROCEEDING WITHTHEIR WORK.NEW FACILITY FOR: COMFORT INN & SUITES CHOICE PROPERTY I.D. # NY701 635 ELMIRA ROAD ITHACA, NEW YORK 14850 036357-1REGISTRATION #NEW YORKSTATE OF