Loading...
HomeMy WebLinkAboutPB Packet 2024-02-06 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, February 6, 2024 6:30 P.M. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live). AGENDA 1. SEQR Determination: Zussman-Dobbins 3-Lot Subdivision – 160 Seven Mile Drive. 2. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the subdivision of 160 Seven Mile Drive into three parcels: Parcel A at 44.6+/- acres, Parcel B at 6.5+/- acres, and Parcel C at 1.0+/- acres. No development is currently proposed. The applicant intends to construct future residences on Parcels A and B and sell Parcel C. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Zach Zussman-Dobbins, Owner/Applicant. 3. PUBLIC HEARING: Consideration of Final Site Approval for the proposed Comfort Inn Hotel located at 635 Elmira Road (NYS Route 13) within the Neighborhood Commercial Zone and Inlet Valley Center 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 67 hotel rooms, 67 parking spaces, stormwater facilities, outdoor lighting, landscaping, and other site improvements. 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. This is a Type I Action under the State Environmental Quality Review Act for which the Planning Board issued a negative declaration of environmental significance on October 3, 2023. Pratik Ahir, Ramji Hospitality, LLC, Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent. 4. Nomination and Election of Vice-Chair for 2024. 5. Persons to be heard. 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. TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold public hearings on Tuesday, February 6, 2024, starting at 6:30 P.M. on the following matters: Consideration of Preliminary and Final Subdivision Approval for the subdivision of 160 Seven Mile Drive into three parcels: Parcel A at 44.6+/- acres, Parcel B at 6.5+/- acres, and Parcel C at 1.0+/- acres. No development is currently proposed. The applicant intends to construct future residences on Parcels A and B and sell Parcel C. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Zach Zussman-Dobbins, Owner/Applicant. Consideration of Final Site Approval for the proposed Comfort Inn Hotel located at 635 Elmira Road (NYS Route 13) within the Neighborhood Commercial Zone and Inlet Valley Center 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 67 hotel rooms, 67 parking spaces, stormwater facilities, outdoor lighting, landscaping, and other site improvements. 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. This is a Type I Action under the State Environmental Quality Review Act for which the Planning Board issued a negative declaration of environmental significance on October 3, 2023. Pratik Ahir, Ramji Hospitality, LLC, Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to townclerk@town.ithaca.ny.us up to the end of business the day of the meeting and all comments will be forwarded to the board. Additional information is available at www.town.ithaca.ny.us. C.J. Randall, Director of Planning 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: January 30, 2024 RE: Zussman-Dobbins 3-Lot Subdivision – Preliminary & Final Subdivision Approval Please find materials related to the consideration of Preliminary and Final Subdivision Approval for the proposed 3-lot subdivision located at 160 Seven Mile Drive. The proposal involves subdividing a 52 +/- acre property into three lots: Parcel A, at 44.6+/- acres, which contains two small structures and most of the streams on the property, Parcel B, at 6.5+/- acres, which is vacant and contains a small stream, and Parcel C, at 1.0+/- acres, which is vacant. The project is scheduled for the February 6, 2024, Planning Board meeting. The property is bound on the north by wooded and vacant land, on the east by Seven Mile Drive, on the south by the Collegeview Mobile Home development and rural residences, and on the west by Calkins Road and rural residences. As indicated in the attached environmental assessment, there are no wetlands, steep slopes, threatened or endangered plant or animal species on or near the proposal. All three lots conform to the Town Code dimensional requirements for properties in the Low Density Residential Zone, so no variances are necessary. The applicant plans to construct a future residence on Parcel A; to convey Parcel B to another party to construct another future residence; and to sell Parcel C as a building lot. However, no development is currently proposed as part of the subdivision action. Along with the application materials and environmental assessment are draft resolutions for the Board to consider. Please call me at (607) 273-1721 or email me at cbalestra@town.ithaca.ny.us if you have any questions prior to the meeting. Att. Cc: Zach Zussman-Dobbins Zach Zussman-Dobbins December 20th 2023 Subdivision of 160 Seven Mile Drive Narrative description of project I would like to subdivide two parcels off the 52 acre parcel I own, tax #32-2-12, resulting in 3 parcels after subdivision: 1.One parcel (C) in the southeast corner will be a conforming building lot about 1 acre in area, approximately 150' by 325', with 150' of road frontage on Seven Mile Drive. There are no regulated streams in this parcel. 2.Another parcel (B) will be approximately 6.5 acres, and will consist of 150' wide strip of land connecting from the road to a larger almost rectangular ~5 acres (~550' by 500') behind both an existing residential parcel (tax number 32-2-11) and parcel C. There is a regulated stream running through a small portion of the southwest corner of this parcel. 3.I will retain ownership of the existing parcel (A) which will be approximately 44.5 acres after subdivision, with ~470' of road frontage on Seven Mile Drive, and ~200' of road frontage on Calkins Road. There are a few regulated streams running through this parcel, I do not intend to disturb them, other than to build a stream crossing in accordance with building code 270-219.5 F (10) (a) and the recommendations of the Tompkins County Soil and Water Conservation District. This crossing will be used primarily to access the wooded hillsides of the property for sustainable logging using a compact (~50 HP) tractor. Parcel C I intend to sell as a building lot on the open market using a local realtor, parcel B I will transfer ownership to my friend Caleb Dolph, who combined funds with me to purchase the undivided parcel. Caleb and I both plan to build permanent residences on parcels A (retained by me) and B (Caleb's) in the next 5 years or so, connected to municipal water, sewer, and electric systems. The exact timeframe of building and building locations for each of us is unknown at this point. MEMORANDUM To: Town of Ithaca Planning Board From: The Town of Ithaca Conservation Board - Environmental Review Committee Date: 01/29/2024 RE: Zussman-Dobbins 3-Lot Subdivision Zussman-Dobbins 3-Lot Subdivision In reviewing the proposed application for the 3-lot subdivision located at 160 Seven Mile Drive the Environmental Review Committee finds there will be no significant environmental impact resulting and recommends approval by the Planning Board. We appreciate the applicants efforts to understand and plan to implement best practices with repect to steam crossings. Given the applicant’s expressed interest in managing the forested areas on this parcel, if they are not already familiar, they might be interested in learnng about the free resources and services through the NYS Master Forest Owner Program: • https://blogs.cornell.edu/ccemfo/ • https://ccetompkins.org/environment/forestry Respectfully submitted Lori Brewer Lindsay Dombroskie Eva Hoffmann Michael Roberts PROPOSED RESOLUTION: SEQR Preliminary & Final Subdivision Approval Zussman-Dobbins 3-Lot Subdivision 160 Seven Mile Drive Tax Parcel No. 32.-2-12 February 6, 2024 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the subdivision of 160 Seven Mile Drive into three parcels: Parcel A at 44.6+/- acres, Parcel B at 6.5+/- acres, and Parcel C at 1.0+/- acres. No development is currently proposed. The applicant intends to construct future residences on Parcels A and B and sell Parcel C. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Zach Zussman-Dobbins, Owner/Applicant, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the project, 3. The Planning Board on February 6, 2024, has reviewed and accepted as adequate a narrative, a subdivision plat titled “Subdivision Map, Showing Lands of Zachariah Zussman-Dobbins, Located on Seven Mile Drive & Calkins Road, Town of Ithaca, Tompkins County, New York,” prepared by T. G. Miller, P. C., dated 12/11/2023, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; NOW, THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an 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 4.Check all land uses that occur on, are adjoining or near the proposed action: 5. Urban Rural (non-agriculture) Industrial Commercial Residential (suburban) Aquatic Other(Specify):□ Forest Agriculture □ Parkland (Tax Parcel No. 32.-2-12) Page 2 of 3 5.Is the proposed action, a.A permitted use under the zoning regulations? b.Consistent with the adopted comprehensive plan? NO YES N/A 6.Is the proposed action consistent with the predominant character of the existing built or natural landscape?NO YES 7.Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area? If Yes, identify: ________________________________________________________________________________ NO YES 8.a. Will the proposed action result in a substantial increase in traffic above present levels? b.Are public transportation services available at or near the site of the proposed action? c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed action? NO YES 9.Does the proposed action meet or exceed the state energy code requirements? If the proposed action will exceed requirements, describe design features and technologies: _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES 10.Will the proposed action connect to an existing public/private water supply? If No, describe method for providing potable water: _________________________________________ _____________________________________________________________________________________________ NO YES 11.Will the proposed action connect to existing wastewater utilities? If No, describe method for providing wastewater treatment: ______________________________________ _____________________________________________________________________________________________ NO YES 12. a. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district which is listed on the National or State Register of Historic Places, or that has been determined by the Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory? NO YES 13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain wetlands or other waterbodies regulated by a federal, state or local agency? b.Would the proposed action physically alter, or encroach into, any existing wetland or waterbody? If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _____________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES b. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for Area is served by TCAT Route 67 (Elmira Road to Newfield) Please see Part 3 Please see Part 3 Page 3 of 3 14.Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply: □Shoreline □ Forest Agricultural/grasslands Early mid-successional Wetland □ Urban Suburban 15.Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or Federal government as threatened or endangered?NO YES 16.Is the project site located in the 100-year flood plan?NO YES 17.Will the proposed action create storm water discharge, either from point or non-point sources? If Yes, a.Will storm water discharges flow to adjacent properties? b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)? If Yes, briefly describe: _____________________________________________________________________________________________ _____________________________________________________________________________________________ NO YES 18.Does the proposed action include construction or other activities that would result in the impoundment of water or other liquids (e.g., retention pond, waste lagoon, dam)? If Yes, explain the purpose and size of the impoundment:______________________________________________ ____________________________________________________________________________________________ _ NO YES 19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste management facility? If Yes, describe: _______________________________________________________________________________ _____________________________________________________________________________________________ NO YES 20.Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or completed) for hazardous waste? If Yes, describe: _______________________________________________________________________________ _____________________________________________________________________________________________ NO YES I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Date: _____________________ Applicant/sponsor/name: ____________________________________________________ __________________________ Signature: _____________________________________________________Title:__________________________________ EAF Mapper Summary Report Wednesday, December 20, 2023 10:41 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] Yes - Digital mapping information on local and federal wetlands and waterbodies is known to be incomplete. Refer to EAF Workbook. Part 1 / Question 15 [Threatened or Endangered Animal] No Part 1 / Question 16 [100 Year Flood Plain]Digital mapping data are not available or are incomplete. Refer to EAF Workbook. Part 1 / Question 20 [Remediation Site]No 1Short Environmental Assessment Form - EAF Mapper Summary Report NYS Office of Parks, Recreation, and Historic Preservation "Cultural Resource Information System" Mapping Program 160 Seven Mile Drive is outlined in black. The portion of the property within the blue-gray circle is in an "archaeological buffer area." Archaeological surveys have been completed in the areas outlined in green. Page 1 of 2 Agency Use Only [If applicable] Project: Date: Short Environmental Assessment Form Part 2 - Impact Assessment Part 2 is to be completed by the Lead Agency. Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept “Have my responses been reasonable considering the scale and context of the proposed action?” No, or small impact may occur Moderate to large impact may occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? 2.Will the proposed action result in a change in the use or intensity of use of land? 3.Will the proposed action impair the character or quality of the existing community? 4.Will the proposed action have an impact on the environmental characteristics that caused the establishment of a Critical Environmental Area (CEA)? 5.Will the proposed action result in an adverse change in the existing level of traffic or affect existing infrastructure for mass transit, biking or walkway? 6.Will the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available energy conservation or renewable energy opportunities? 7.Will the proposed action impact existing: a. public / private water supplies? b. public / private wastewater treatment utilities? 8.Will the proposed action impair the character or quality of important historic, archaeological, architectural or aesthetic resources? 9.Will the proposed action result in an adverse change to natural resources (e.g., wetlands, waterbodies, groundwater, air quality, flora and fauna)? 10.Will the proposed action result in an increase in the potential for erosion, flooding or drainage problems? 11.Will the proposed action create a hazard to environmental resources or human health? Page 2 of 2 For every question in Part 2 that was answered “moderate to large impact may occur”, or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact, please complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting, probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short- term, long-term and cumulative impacts. Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. _________________________________________________ _______________________________________________ Name of Lead Agency Date _________________________________________________ _______________________________________________ Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer _________________________________________________ _______________________________________________ Signature of Responsible Officer in Lead Agency Signature of Preparer (if different from Responsible Officer) Short Environmental Assessment Form Part 3 Determination of Significance Agency Use Only [If applicable] Project: Date: PROPOSED RESOLUTION: Preliminary & Final Subdivision Approval Zussman-Dobbins 3-Lot Subdivision 160 Seven Mile Drive Tax Parcel No. 32.-2-12 February 6, 2024 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the subdivision of 160 Seven Mile Drive into three parcels: Parcel A at 44.6+/- acres, Parcel B at 6.5+/- acres, and Parcel C at 1.0+/- acres. No development is currently proposed. The applicant intends to construct future residences on Parcels A and B and sell Parcel C. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Zach Zussman- Dobbins, Owner/Applicant, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in the environmental review with respect to the project, has on February 6, 2024, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, 3. The Planning Board, on February 6, 2024, has reviewed and accepted as adequate a narrative, a subdivision plat titled “Subdivision Map, Showing Lands of Zachariah Zussman-Dobbins, Located on Seven Mile Drive & Calkins Road, Town of Ithaca, Tompkins County, New York,” prepared by T. G. Miller, P. C., dated 12/11/2023, and other application materials, and 4. Per the Inter-governmental Agreement between the Town of Ithaca and the Tompkins County Planning and Sustainability Department, dated August 3, 2004, residential subdivisions of fewer than 5 lots, all of which comply with local zoning standards and Tompkins County Sanitary Code requirements, and do not involve new local roads or streets directly accessing a State or county road, are of local, rather than inter-community or county-wide concern, and are therefore not subject to referral to the Tompkins County Planning and Sustainability Department under New York State General Municipal Law, Article 12-B, §§239-l, -m, and -n; NOW, THEREFORE BE IT RESOLVED: 1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver would result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Preliminary & Final Subdivision Approval for the proposed Zussman-Dobbins 3-Lot Subdivision, as shown on the plans noted in Whereas #3 above, subject to the following conditions: a. Revision of the subdivision plat to add the following language to Note 6: “Restrictions and setbacks on development, soil disturbance, vegetation removal, and other activities apply,” b. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the final subdivision plat, revised per condition “a” above, prior to filing with the Tompkins County Clerk Office; and submission of a copy of the receipt of filing to the Planning Department, and c. Prior to any soil disturbing activities, stream setback zones shall be clearly delineated with construction fencing, staking, or other suitable material by the applicant on site, and such delineation shall be maintained in an undisturbed state, until Code Enforcement staff determines that soil- disturbing activities are completed within and adjacent to the stream setback zones. SEVEN MILE DRMCG E E RDCALKINS RDMAZZA RDPEACHTREE LN D I C K M A N C I R NYS ITS Geospatial Services ´LOCATION MAPZussman-Dobbins 3-Lot Subdivision160 Seven Mile DriveTax Parcel No. 32.-2-12Planning Board, February 6, 2024 Legend Streams Streams 35 foot buffers TCParcels2023 ´ 0 250 500125 Feet 160 Seven Mile Drive(outlined in red) §270-219.5.Stream setback.[Added 5-7-2012 by L.L. No. 8-2012] A.Findings.The Town Board of the Town of Ithaca finds that steady population growth and land disturbance in the Town have resulted in the continual loss of much of its natural riparian (streamside)vegetation.Properly vegetated riparian areas provide numerous benefits, including: (1)Riparian vegetation lessens the severity of stream bank erosion because the deep and extensive root systems of the vegetation hold soil in place; (2)The soil-root complex of the vegetation filters and absorbs various chemicals and particulates,keeping them out of streams; (3)At times of heavy rain or flooding,vegetation slows water runoff velocity to maintain the streambed and stream bank and lessens the effects of flooding; (4)By slowing runoff velocity,riparian vegetation allows recharging of the groundwater; (5)By reducing the amount of particulates and chemicals in streams that enter Cayuga Lake,vegetated riparian areas are a cost-effective way to maintain the quality of this important drinking water source for the Town; (6)Undisturbed riparian areas provide the space needed to accommodate the natural meandering of stream channels; (7)Vegetated riparian areas provide important habitat for birds and other wildlife and they improve the environment for aquatic species by stabilizing water temperatures and reducing levels of sediment and pollutants.These benefits are better realized if nonnative invasive plant species are not present,as these plants tend to crowd out native plant species,eliminating plant diversity and providing less food, cover,and shade for those fish and wildlife species that depend on vegetated riparian areas; and (8)Vegetated riparian areas enhance the natural beauty of streams and preserve scenic values and recreational opportunities. B.Purpose and objectives.The purpose of this section is to promote the public health,safety and general welfare by establishing :1 requirements for stream setbacks to protect streams,other water resources,property,and riparian ecosystems within the jurisdiction of the Town of Ithaca.The objectives of this section are to: (1)Regulate activities that harm streams and native riparian vegetation,so that the benefits provided by such vegetation are not lost; (2)Reduce the amount of sediment,organic matter,pesticides, and pollutants entering streams; (3)Protect public and private property from losses due to flood damage and erosion; (4)Ensure land use proposals are compatible with the above purposes and specify land use in areas where standard zoning practices are not adequate; (5)Allow reasonable use of land that is consistent with responsible land management and that will conserve and protect streams,riparian,vegetation,and streamside wetlands to the extent practicable; (6)Recognize the legitimate interests of landowners to make reasonable use of water resources,and otherwise engage in the use of land for certain agricultural activities; (7)Minimize expenditure of public money to reduce stream erosion and siltation; and (8)Protect the right of the public to full enjoyment of the recreational opportunities offered by the Town's streams and by Cayuga Lake. C.Applicability. (1)The requirements in this §270-219.5 apply in all zoning districts in the Town.To the extent they impose more restrictive requirements than those in the underlying districts, the requirements of this section apply. (2)This section shall apply as follows: (a)For parcels that are 0.5 acre or less as of the effective date of this section and contain a stream (or portion thereof)described in Subsection D(1)below,the provisions in §270-219.5(D)(1),(4),(5),and (12)through (15), E(13)(a) and (b), H and I shall apply. §270-219.5 §270-219.5 :2 (b)For parcels that are greater than 0.5 acre as of the effective date of this section and contain at least a portion of a stream setback described in Subsection D below,all of the provisions in §270-219.5 except §270-219.5(D)(12) shall apply. D.Stream setback standards. (1)Stream setbacks are required for those portions of streams that have upstream drainage areas equal to,or greater than, 35 acres.Streams covered by this section are shown on the Stream Setback Map,copies of which are available for inspection or by distribution to the public at Town offices and on the Town's website.The size of stream drainage areas is determined by the Town of Ithaca's Geographical Information System (GIS). (2)The required setback width at any point along a stream is determined by the size of the upstream drainage area,the slope of the land adjacent to the stream,and the existence of any streamside wetland. (3)The setback shall be composed of two distinct zones. Specified activities listed in Subsections E and F are prohibited as described in those subsections. (4)Streams covered by this section,with their corresponding setback widths based on drainage area,are found on the Stream Setback Map. (5)Notwithstanding any other provisions in this subsection,if a road shown on the Official Map of the Town is located within a stream setback,the setback shall extend from the stream to the edge of the road right-of-way or to the deeded road property line and not continue over or past the road right-of- way or deeded road property line, as applicable. (6)Definitions and purposes of Stream Setback Zones 1 and 2 (see Figures 1a and 1b in Appendix A1). (a)Stream Setback Zone 1 is the streamside zone. [1]The streamside zone is intended to protect the physical and ecological integrity of the stream. 1.Editor's Note: Appendix A is included at the end of this chapter. §270-219.5 §270-219.5 :3 [2]To assure proper functioning of this zone,vegetation must remain undisturbed as described in Subsection F. [3]For streams with upstream drainage areas less than 175 acres,this zone will begin at the stream center line.For streams with upstream drainage areas of 175 or more acres,this zone will begin at the edge of a defined watercourse at the bankfull flow or level mark.(See Appendix A,Figure 2,for a bankfull depth illustration.2)For all streams,this zone will be measured horizontally landward,along lines perpendicular to the stream bank or stream center line at the relevant starting points,the required distance as determined by drainage area,presence of streamside wetlands,and slope,to the beginning of Stream Setback Zone 2. [4]For streams with upstream drainage areas of 175 or more acres,certain prohibitions apply to the stream as well as to Stream Setback Zone 1.See Subsection F below. (b)Stream Setback Zone 2 is the outer setback zone. [1]The outer zone is intended to prevent encroachment into the streamside zone,and to provide distance between certain developments/activities and the streamside zone. [2]Vegetation in this zone may vary,but planting of nonnative invasive species is not allowed. [3]The outer zone will be measured perpendicularly from the outer edge of Stream Setback Zone 1 and extend horizontally the remaining distance of the setback as required by drainage area,presence of streamside wetlands, and slope. (7)Required minimum stream setback widths based on drainage area are shown in Table 1.For streams with upstream drainage areas less than 175 acres,this setback measurement will begin at the stream center line.For streams with upstream drainage areas of 175 or more acres, the setback measurement will begin at the edge of a defined 2.Editor's Note: Appendix A is included at the end of this chapter. §270-219.5 §270-219.5 :4 watercourse at the bankfull flow or level mark.For all streams,the setback will be measured horizontally landward, along lines perpendicular to the stream bank or stream center line at the relevant starting points,the specified distance required by the drainage area. Table 1 Minimum Stream Setback Widths (Feet) Drainage Area (acres) Setback Zone 1 Setback Zone 2 Total Setback Width >35 acres and less than 175 acres 20 15 35 >175 acres and less than 1,500 acres 30 20 50 >1,500 acres 50 50 100 (8)Where a property has overlapping setbacks because of the proximity of more than one stream,the more restrictive measures shall apply in the area of overlap (for example,if part of a property is in Zone 1 for one stream,and some of Zone 1 overlaps with Zone 2 for another stream,the Zone 1 requirements shall apply in the area of overlap). (9)If there are no slopes of 25%or greater and no streamside wetlands present within the setbacks required by Table 1, then the total setback width will be determined on the basis of drainage area alone as indicated on Table 1. (10)Setback width adjustment when streamside wetlands exist: (a)Where streamside wetlands are identified within a stream setback,the streamside wetland is not counted towards the required setback width.In these cases,it will be necessary to extend the setback width beyond that required by Subsection D(7)to make up for the amount of land excluded due to the existence of streamside wetlands (see Appendix A,Figure 33).The adjustment in width of the stream setback shall apply only to the areas on the parcel where streamside wetlands are located. 3.Editor's Note: Appendix A is included at the end of this chapter. §270-219.5 §270-219.5 :5 (b)Setbacks required by this section may coincide with,and are to be located and measured without regard to the presence or absence of,wetland buffers required by federal,state or local law or regulations,including buffers required by the New York State Environmental Conservation Law. (c)Unless the property owner and Town agree on the streamside wetland delineation,streamside wetlands shall be delineated by a qualified professional under guidelines established by the United States Army Corps of Engineers and New York State Department of Environmental Conservation.Delineation is required under this Subsection D(10)for streamside wetlands that have been previously identified as well as for the areas where streamside wetlands may exist due to the presence of hydric soils or wetland plant indicators. (11)Setback width adjustments for steep slopes of 25%(with a run of four feet for every foot of rise) or greater. (a)Where steep slopes (25%or greater)are identified within Stream Setback Zone 1 (as extended,if necessary,due to the presence of streamside wetlands),that portion of the land containing the steep slopes within Setback Zone 1 shall not be counted towards the required setback width. In these cases it will be necessary to extend the setback width in Setback Zone 1 beyond that required by Subsection D(7)and D(10)to make up for the amount of land excluded due to the existence of the steep slopes. Notwithstanding the foregoing,the adjusted width in Setback Zone 1 due to steep slopes shall in no case exceed two times the required minimum stream setback width specified under Setback Zone 1 in Table 1.The adjustment in width of the stream setback due to steep slopes shall apply only to the areas on the parcel where steep slopes exist.Setback widths for Zone 2 will remain the same as specified in Table 1.(See Appendix A,Figure 4.4) (b)Steep slopes of 25%or greater shall be determined by using one of the following resources or methods,as appropriate: 4.Editor's Note: Appendix A is included at the end of this chapter. §270-219.5 §270-219.5 :6 [1]On-site measurement of slopes by registered professional engineers,surveyors,or landscape architects, using accepted engineering practices; [2]Use of two-foot topographic data created with the use of Light Detection and Ranging (LIDAR)-derived information; [3]United States Geological Survey 7.5-minute quadrangles; or [4]Other resources or methods that Town staff determine are of similar or greater accuracy than those listed above. (12)For parcels that are 0.5 acre or less as of the effective date of this section and contain a stream (or portion thereof) described in Subsection D(1)above: (a)Except as concerns the application of herbicides and pesticides,the required setback width is 15 feet regardless of drainage area size,and no setback width adjustments are required for streamside wetlands or steep slopes of 25%or greater.With regard to the application of herbicides and pesticides,the required setback width is 35 feet regardless of drainage area size, and no setback width adjustments are required for streamside wetlands or steep slopes of 25%or greater. Within the thirty-five-foot setback,the application of herbicides and pesticides is prohibited,except as allowed under §270-219.5E(13)(a)and (b); (b)For streams with upstream drainage areas less than 175 acres,the setback measurement will begin at the stream center line.For streams with upstream drainage areas of 175 or more acres,the setback measurement will begin at the edge of a defined watercourse at the bankfull flow or level mark.For all streams,the setback will be measured horizontally landward,along lines perpendicular to the stream bank or stream center line; (c)The only prohibition within the fifteen-foot setback (in addition to that applicable to the application of herbicides and pesticides as described above)is on the construction of new buildings.This prohibition does not apply to maintenance or repair of buildings.The replacement, renovation or restoration of buildings that exist within the §270-219.5 §270-219.5 :7 setback as of the effective date of this section is also permitted,provided that the following conditions are met: [1]The new structure's footprint within the setback is in the same location and has the same or smaller dimensions as the replaced,renovated or restored structure's footprint; and [2]None of the dimensions of the portions of the structure located within the setback increase in size. (13)An applicant will be responsible for identifying the approximate limits of the stream setback on all subdivision applications.In addition,an applicant will be responsible for identifying the approximate limits of the stream setback on all site plan applications,special permit,special approval and variance applications,building permit applications,and excavation or fill permit applications where project limits (which term includes any soil-disturbing activity,staging,or other development-related activity)are within 100 feet of the outer edge of Zone 2,including adjustments for slopes and wetlands.This identification shall be done at the time of submission of any application.The applicant shall provide evidence satisfactory to the Town,through documentation, on-site markings,or other means,that the proposed activity is outside of the stream setback zones (or if not,that a variance will be sought).This identification shall be subject to review and approval by the appropriate board or officer.[Amended 10-29-2018 by L.L. No. 5-2018] (14)The Planning Board shall require the identification of the approximate limits of the stream setback on all subdivision plats and site plans for properties to which this §270-219.5 applies.A note shall be placed on the approved plat and site plan indicating that the property is subject to Town of Ithaca zoning provisions regarding stream setbacks,and that restrictions and setbacks on development,soil disturbance, vegetation removal and other activities apply.The Planning Board and Zoning Board of Appeals shall reference any stream setback zones in any special permits,special approvals or variances they grant.The Planning Board and Zoning Board of Appeals may require stream setback zone restrictions to be incorporated into the deeds for properties that contain such setbacks.[Amended 10-29-2018 by L.L. No. 5-2018] §270-219.5 §270-219.5 :8 (15)The Planning Board,Zoning Board of Appeals,Public Works staff,or Code Enforcement staff may require,prior to any soil- disturbing activity,that the stream setback zones be clearly delineated with construction fencing,staking,or other suitable material by the applicant on site,and such delineation be maintained in an undisturbed state,until Public Works or Code Enforcement staff determine that soil- disturbing activities are completed within and adjacent to the stream setback zones. (16)Through the subdivision,site plan review,special permit, special approval and variance processes,the Planning Board and Zoning Board of Appeals may require stream setbacks for streams with upstream drainage areas less than 35 acres where environmental conditions warrant the establishment of such setbacks.Such environmental conditions may include, for example,anticipated development impacts on wetlands or vernal pools,or stormwater management,flooding or pollution problems that the proposed development is anticipated to create.Where the Planning Board or Zoning Board of Appeals requires stream setbacks pursuant to this subsection,the size of the setbacks shall be no larger than that specified in Subsection D(7)above for drainage areas from 35 to less than 175 acres,and the prohibited uses in Setback Zones 1 and 2 shall not be any more restrictive than the prohibitions for the respective zones pursuant to Subsections E and F below. E.Prohibited activities in Stream Setback Zone 2.Unless otherwise permitted by Subsection H,the following structures and uses are prohibited in Stream Setback Zone 2: (1)The construction,installation or erection of buildings or other structures on or after the effective date of this section,except fences and walls that are in compliance with the requirements in §270-223.This prohibition does not apply to maintenance or repair of buildings or other structures; (2)The construction or installation of parking lots,parking spaces,or impervious surfaces on or after the effective date of this section,including impervious terraces,steps,unroofed porches and other similar features regardless of their height and regardless of §270-223.1; (3)Replacement,renovation or restoration of any structure, unless all of the following conditions are met: §270-219.5 §270-219.5 :9 (a)The new structure's footprint within the setback zone is in the same location and has the same or smaller dimensions as the replaced,renovated or restored structure's footprint; and (b)None of the dimensions of the portions of the structure located within the setback zone increases in size; (4)Agricultural activities that begin on or after the effective date of this section,and agricultural activities beginning before and existing as of the effective date of this section that thereafter cease for a period of more than one year (or the land thereafter lays fallow for a period of more than five consecutive years,in the case of land used for agricultural activity that is lying fallow).Notwithstanding the foregoing, the following agricultural activities are permitted regardless of when they begin or if they cease for more than a year and thereafter begin again: (a)Grazing of livestock,where livestock are allowed by this chapter,in accordance with a conservation plan approved by the Tompkins County Soil and Water Conservation District; and (b)Haying,and growing of crops for commercial, educational, research or other purposes; (5)Land-disturbing activities that begin on or after the effective date of this section,and land-disturbing activities beginning before and existing as of the effective date of this section that thereafter cease for a period of more than one year. Notwithstanding the foregoing,the following land-disturbing activities are permitted regardless of when they begin or if they cease for more than a year and thereafter begin again: (a)Mowing and maintenance of lawns and sports fields, landscaping,and gardening,provided that for activities beginning on or after the effective date of this section, nonnative invasive species are not planted and such activities do not harm the riparian area; (b)Construction of stormwater ponds and wetlands; (c)Demolition of structures; (d)Emergency slope stabilization; and §270-219.5 §270-219.5 :10 (e)Nonemergency slope stabilization and restoration, provided that: [1]The property owner consults with either a qualified professional engineer or the Tompkins County Soil and Water Conservation District about the stabilization project; [2]The Town approves the relevant stormwater pollution prevention plan (SWPPP)required by Chapter 228,or a simple erosion and sedimentation control plan if no SWPPP is required by Chapter 228; [3]The property owner complies with the requirements of Chapter 157,Flood Damage Prevention,if the project takes place in an area of special flood hazard; and [4]The property owner complies with the applicable requirements of §270-217 regarding the deposit or removal of fill or related products; (6)Motorized recreational activities, except for: (a)Use of motorized golf carts on golf courses existing as of the effective date of this section; and (b)Use of motorized wheelchairs and scooters for the mobility-impaired; (7)Shelters and blinds associated with hunting,recreational, educational and agricultural activities that are erected on or after the effective date of this section,except for temporary blinds that are in place for a period of no more than 180 days within a twelve-month period on any parcel; (8)Installation of utility lines and connections,such as water, sewer,electric,gas,telephone and cable lines and connections,on or after the effective date of this section, except the following shall be allowed: (a)Installation of water wells and connections; (b)Utility lines and connections for one-family and two- family dwellings; (c)For uses and structures other than one-family and two- family dwellings,the installation of utility lines and connections is permitted only upon receipt of a special §270-219.5 §270-219.5 :11 permit for same from the Planning Board in accordance with the procedures set forth in this chapter; and (d)Repair and replacement of utility lines and connections; (9)Tree cutting and disturbance of vegetation, except for: (a)Selection tree cutting that maintains the protective function of the setback zone; (b)Disturbance of existing vegetation to: [1]Remove diseased,damaged or dead trees or shrubs or nonnative invasive vegetation; [2]Remove vegetation in a proactive effort to minimize the spread of disease; or [3]Remove vegetation that presents safety or health hazards; (c)Pruning of trees and vegetation; (d)Restoration of riparian habitat and native vegetation;and (e)Development of a narrow permeable (nonpaved)footpath within the stream setback; (10)Deicing of impervious and pervious surfaces,if more than the minimal amount of deicing material necessary to maintain vehicular and pedestrian safety is applied to the surface; (11)Dumping or disposal of snow or ice collected from roadways or parking lots located wholly outside a stream setback zone; (12)Installation of outlets from stormwater management practices and footer drains on or after the effective date of this section,except where sheet flow or infiltration is not practical and areas disturbed by such outlets are revegetated; (13)Application of herbicides,pesticides,fertilizers or other chemicals, except the following applications are allowed: (a)The selective application of herbicides to control nonnative invasive species,and the selective application of pesticides to protect native plant species; and (b)Application of herbicides,pesticides,fertilizers or other chemicals for the protection of human or animal safety,or for agricultural purposes for farms,in accordance with §270-219.5 §270-219.5 :12 product label instructions and pursuant to applicable New York State laws and regulations; (14)Mining or removal of soil,sand and gravel,and quarrying of raw materials,except where the New York State Department of Environmental Conservation has issued a permit expressly allowing such activities on the parcel; (15)Outdoor waste storage and outdoor deposition of waste, including but not limited to garbage,refuse,recyclable materials,tires,rubble,discarded motor vehicles,discarded appliances and other bulk items, except: (a)Ordinary household trash temporarily stored in a covered garbage can; (b)Ordinary household recyclables set out at curbside for pickup; and (c)Composting of residential materials. (16)Outdoor storage or disposal of hazardous or noxious materials; (17)Storage or disposal of manure; (18)Installation of septic tanks or septic drain fields on or after the effective date of this section. F.Prohibited activities in Stream Setback Zone 1 and streams. Unless otherwise permitted by Subsection H,the following structures and uses are prohibited in Stream Setback Zone 1 and in streams: (1)All uses and activities prohibited by Subsection E above; (2)Mowing and maintenance of lawns and sports fields, landscaping and gardening,where such activity begins on or after the effective date of this section,or such activity begins before and exists as of the effective date of this section and thereafter ceases for a period of more than one year; (3)Grazing of livestock,where grazing begins on or after the effective date of this section,or grazing begins before and exists as of the effective date of this section and thereafter ceases for a period of more than one year; (4)Composting of residential materials,unless they are contained in such a way that does not allow leaching; §270-219.5 §270-219.5 :13 (5)Construction of stormwater ponds and wetlands; (6)Installation of water wells and connections; (7)Haying,and growing of crops for any purpose,where such activity begins on or after the effective date of this section,or such activity begins before and exists as of the effective date of this section and thereafter ceases for a period of more than one year; (8)Dredging,deepening,widening,straightening or any such alteration of the beds and banks of natural streams,except where: (a)The New York State Department of Environmental Conservation has issued a permit expressly allowing such activities on the parcel; or (b)Dredging is performed to maintain dam safety or operational effectiveness; (9)Stream bank stabilization,unless all of the following conditions are met: (a)The property owner consults with either a qualified professional engineer or the Tompkins County Soil and Water Conservation District about the stabilization project; (b)The Town approves the relevant stormwater pollution prevention plan (SWPPP)required by Chapter 228,or a simple erosion and sedimentation control plan if no SWPPP is required by Chapter 228; (c)The property owner complies with the requirements of Chapter 157,Flood Damage Prevention,if the project takes place in an area of special flood hazard; and (d)The property owner complies with the applicable requirements of §270-217 regarding the deposit or removal of fill or related products; (10)Construction of the following types of crossings on or after the effective date of this section: (a)Crossings of streams through the stream setback by driveways,roadways,vehicles,pathways,bridges,storm sewers,sewer and/or water lines,and other utility lines, except for crossings that are built substantially §270-219.5 §270-219.5 :14 perpendicular to stream flow,are designed to minimize downstream siltation and negative impacts to the stream and setback zones,and,in the case of utility line crossings,the utility lines are otherwise permitted by Subsections E(8)and F(1); (b)Livestock stream crossings,except for crossings that are constructed and maintained to minimize negative impacts to the stream and setback zones with fencing substantially perpendicular and through the setback to direct animal movement. G.Prior nonconforming uses and activities.The provisions of §270-204 relating to nonconforming uses of land shall not apply to uses and activities prohibited by Subsections E and F above. H.Transition provisions. (1)The prohibitions in Subsections D(12),E and F above against construction of new buildings and structures in setback zones shall not apply to the following buildings and structures: (a)For buildings and structures that require site plan approval,subdivision approval,special approval,and/or special permit,the prohibitions shall not apply if completed applications for all necessary approvals for site plan,subdivision,special approval,and special permit have been submitted before the effective date of this section,provided such applications are thereafter diligently prosecuted to completion; and (b)For buildings and structures that do not require site plan approval,subdivision approval,special approval,or special permit,the prohibitions shall not apply if all necessary building permits and fill permits have been issued before the effective date of this section. (2)For the purposes of this section only,an application shall be deemed "completed"if it contains all required information, materials,initial SEQR forms and fees normally and reasonably required by the appropriate Town official(s)(e.g., Director of Planning with respect to subdivision,special permit,and site plan approval applications,and the Director of Code Enforcement with respect to special approval applications)to commence the review process by the appropriate Town board.An application shall be deemed "diligently prosecuted to conclusion"if the applicant §270-219.5 §270-219.5 :15 promptly responds to any inquiries and promptly supplies any additional information reasonably required by the reviewing Town officials and/or boards,appears at all required scheduled public hearings,and otherwise cooperates so as to permit and enable the appropriate Town boards to adequately and completely review the application and render a decision on same within a reasonable period of time of its submission, and in any event within 12 months of its submission. I.Variances.The Zoning Board of Appeals may grant variances from the requirements of this section pursuant to §270-235 of this chapter.A variance from the requirements of this section is an area variance,provided any use proposed to be located within the stream setback is a permitted use in the relevant zoning district.In addition to the items required by the Town for all variance applications,the applicant shall provide a proposed mitigation plan that offsets the effects of the proposed encroachment into the stream setback,if such a plan is possible for the parcel that is the subject of the variance application. Where a Planning Board approval (such as site plan,subdivision or special permit approval)is also sought pursuant to the provisions of this chapter,the Planning Board shall make a recommendation to the Zoning Board of Appeals on any proposed mitigation plan that is submitted to the Zoning Board of Appeals in connection with a variance application.Failure of the Planning Board to make a recommendation before the Zoning Board of Appeals must act as required by law shall not preclude action by the Zoning Board of Appeals nor otherwise affect the validity of any actions taken by the Zoning Board of Appeals. §270-219.5 §270-219.5 :16 PROPOSED RESOLUTION: Nomination and Election Planning Board Vice Chairperson 2024 Town of Ithaca Planning Board February 6, 2024 Moved by ; seconded by RESOLVED that the Town of Ithaca Planning Board does hereby nominate and elect ___________________as Vice Chairperson of the Planning Board for the year 2024; and BE IT FURTHER RESOLVED that said election shall be reported to the Town Board. Vote Ayes: Nayes: PB 2023-10-03 (Filed 1/25/24) Pg. 1 TOWN OF ITHACA PLANNING BOARD October 3, 2023 Draft Minutes Present: Fred Wilcox, Chair: Members Ariel Casper, Caitlin Cameron, Kelda McGurk (Remote), Bill Arms, Liz Bageant and Cindy Kaufman CJ Randall, Director of Planning; Chris Balestra, Planner; Susan Brock, Attorney for the Town; Justin McNeal, Engineering, Marty Moseley, Director of Code Enforcement, and Paulette Rosa, Town Clerk Mr. Wilcox opened the meeting at 7:00p.m. 1. Consideration of Preliminary & Final Site Plan Approval and Special Permit for the proposed elevator addition at the Ithaca College Terrace Dining and Residence Hall, located on the Ithaca College campus at 121 Tower Skyline Drive. The project includes constructing an elevator addition at the southeast corner of the existing Terrace Dining Hall, along with a new enclosed walkway that will connect the addition to the existing Baker walkway. The project also includes plaza and planting improvements, grading, erosion and sedimentation controls and other stormwater facilities. This is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Ithaca College, Owner; Steve Dayton, Ithaca College Director for Facilities Planning, Design, and Construction, Applicant; Vincent Nicotra, QPK Design, LLP, Agent Mr. Wilcox noted that even though this is not subject to the formal NYS environmental quality review, or SEQR, it does not mean we cannot bring up and discuss potential environmental concerns. We just don’t have to go through the NYS form. OVERVIEW The applicant went through a presentation showing the project as detailed in the packet. The project essentially is adding access through an elevator and covered walkway from and between the Terrace Dining Hall, Terrace One and the campus. This will also allow handicap access from upper and lower parts of the campus. Exterior materials will match the existing façade with some areas a darker shade and/or texture to break up the scale, and then glass and gray painted materials to complete the look. Questions/Discussion Ms. Kaufman asked about the mechanical system that will be needed. She thought the proposal has a nice synergy with the Peggy Ryan Williams Center, but wondered where that would be. PB 2023-10-03 (Filed 1/25/24) Pg. 2 The applicant responded that they are using air-source heat pumps and there is one exposed piece on the rooftop of the dining hall tucked behind the tower; everything else is inside. Ms. Kaufman asked about the glazing, as it is a large expanse, and whether they had considered bird-safety glass. The applicant responded that it is the same as used throughout campus and is clear for safety reasons, and he has never heard of an issue with birds on campus. Ms. Cameron noted for the recorded that she is a part-time employee of Ithaca College, but she is not involved in this project, and it has no bearing on her employment. She asked about the solar gain with so much glass, and whether they were any concerns about that. The applicant responded that they did many studies, and they have to meet the NYS Stretch Code and the Energy Supplemental Requirements, and they are confident there is not an issue. Ms. Cameron asked about the low wall that separates the loading area from the walkway. The applicant explained that the wall was included to provide some safety as there is a grade change there, so it is there to direct the students as they walk by and to keep them safer. Mr. Wilcox noted that you cannot see this building from anywhere but from on campus. PUBLIC HEARING Mr. Wilcox opened the public hearing; there was no one wishing to speak, and the hearing was closed. DETERMINATION There were no further comments. PB Resolution 2023 - 026: Preliminary & Final Site Plan Approval, Special Permit Ithaca College Terrace Dining Hall Elevator Addition 121 Tower Skyline Drive, Tax Parcel 41.-1-30.2 Whereas: 1. This action is consideration of Preliminary & Final Site Plan Approval and Special Permit for the proposed elevator addition at the Ithaca College Terrace Dining and Residence Hall, located on the Ithaca College campus at 121 Tower Skyline Drive. The project includes constructing an elevator addition at the southeast corner of the existing Terrace Dining Hall, along with a new enclosed walkway that will connect the addition to the existing Baker Walkway. The project also includes plaza and planting improvements, grading, erosion and sedimentation controls and other stormwater facilities. Ithaca College, owner; Steve Dayton, Ithaca College Director for Facilities Planning, Design, and Construction, Applicant; Vincent Nicotra, QPK Design, LLP, Agent, PB 2023-10-03 (Filed 1/25/24) Pg. 3 2. This is a Type II Action, pursuant to 6 NYCRR Section 617.5(c)(10) of the regulations of the New York State Department of Environmental Conservation promulgated pursuant to the State Environmental Quality Review Act, as the action constitutes “routine activities of educational institutions, including expansion of existing facilities by less than 10,000 square feet of gross floor area and school closings, but not changes in use related to such closings.” Thus, approval of the site plan and special permit are not subject to review under SEQR, and 3. The Planning Board, at a public hearing held on October 3, 2023, has reviewed and accepted as adequate a narrative, a set of drawings titled “Ithaca College Terrace Dining Hall Elevator Addition, Ithaca, New York, Tompkins County,” including sheets G-001, L-001, L-002, LD- 101, L-101- L-103, L-501, A-201, A-901, A-902, dated July 11, 2023, prepared by QPK Design; a map titled “Topographic Map, Ithaca College, Terrace Dining Hall, Danby Road, Town of Ithaca, Tompkins County, New York,” dated 12/28/2022, prepared by T.G. Miller, P.C.; lighting sheets titled “Ithaca College – Terraces & Whelan Connector,” dated 6/22/2023, prepared by Quality Lighting Systems, Inc., and other application materials; Now, Therefore Be It Resolved: 1. That The Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270-200, Subsections A – H, the Town of Ithaca Code, have been met, specifically that: A. The project will be suitable for the property on which it is proposed, considering the property’s size, location, and physical site characteristics. • The property contains Ithaca College campus buildings and campus-related facilities, including buildings, parking lots, sidewalks, landscaping, and other site improvements typically found on a college campus. B. The proposed structure design and site layout are compatible with the surrounding area. • The proposed addition is compatible with the surrounding campus property on which it is proposed. C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the particular zone. • There will be temporary vibration, noise, and other potential nuisances associated with the construction of the addition; impacts will be limited to the period associated with construction activities. Proposed illumination is minimal and will comply with Town Code, Chapter 173: Outdoor Lighting. 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 infrastructure to accommodate the use is of adequate capacity. There will be no increased demand for police, fire, or other protective services due to the project. PB 2023-10-03 (Filed 1/25/24) Pg. 4 E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles. • There are existing vehicle, pedestrian and bicycle facilities associated with the existing dining hall and surrounding buildings. The proposed elevator addition has been designed to fit in with the existing access and loading facilities. 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. • The project site is located on terrain that has previously been disturbed for construction and is not anticipated to impact any natural features. The project is not situated in a Natural Area or Scenic Viewshed area. The surrounding land uses are Ithaca College campus structures. Vegetation removal is limited, as the addition will be partially emplaced over an existing paved plaza, and the project includes new landscaping to replace landscaping that will be removed. 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, And Be It Further Resolved: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of site plan control nor the policies enunciated or implied by the Town Board; and 2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed elevator addition at the Ithaca College Terrace Dining and Residence Hall, located on the Ithaca College campus at 121 Tower Skyline Drive, as described in the items noted in Whereas # 3 above, subject to the following condition: a. Prior to the issuance of a building permit, submission to the Town Engineering Department of a staging plan that identifies where stockpiled materials will be located (whether onsite, at a concurrent site, or offsite). Moved: Ariel Casper Seconded: Liz Bageant Vote: ayes – Casper, Bageant, Kaufman, Arms, Cameron, Wilcox, and McGurk 2. Recommendation to the Ithaca Town Board regarding a proposed local law amending Chapter 270 of the Town of Ithaca Code, titled "Zoning," and the Town Zoning Map to PB 2023-10-03 (Filed 1/25/24) Pg. 5 rezone 1296-1298 Trumansburg Rd, Tax Parcel 24.-4-2, by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District. Mr. Wilcox noted that the owner of the property was not present, but that the packet of materials supplied was voluminous. Mr. Moseley explained that this is a catch-22 in essence because the owner needs this overlay in order to apply for a special permit through this Board to then come back and apply for the operating permit for the short-term rental on the property. Discussion followed on how the preservation plan dovetails with the inspections and requirements needed for a rental operating permit and which may be exempt from those requirements because of the Limited Historic Overlay District designation. PB Resolution 2023-027: Recommendation to the Town Board – Amend Town Code (Zoning) and Zoning Map to Rezone & Superimpose a Limited Historic Commercial Overlay District (LHCOD) 1296-1298 Trumansburg Rd., TP 24.-4-2 Whereas: 1. The Town Planning Committee has drafted a local law amending Chapter 270 of the Town of Ithaca Town Code, titled “Zoning,” and the Town Zoning Map to rezone Tax Parcel No. 24.-4-2, located at 1296-1298 Trumansburg Road, by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District, and 2. The Town Board has referred the proposed amendments to the Planning Board for review and recommendation, and 3. The Town of Ithaca Planning Board has discussed the proposed amendments at its meeting on October 3, 2023; Now, Therefore Be It Resolved: That the Town of Ithaca Planning Board hereby recommends that the Town Board of the Town of Ithaca adopt the proposed local law amending Chapter 270 of the Town of Ithaca Town Code, titled “Zoning,” and the Town Zoning Map to rezone Tax Parcel No. 24.-4-2, located at 1296-1298 Trumansburg Road, by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District. Moved: Ariel Casper Seconded: Cindy Kaufman Vote: ayes – Casper, Kaufman, Arms, Wilcox, Bageant, McGurk, and Cameron PB 2023-10-03 (Filed 1/25/24) Pg. 6 3. Added Item - SEQR Determination: Comfort Inn Hotel – 635 Elmira Road Mr. Wilcox noted that he added this item this afternoon. It came to his attention that the vote on this SEQR that was taken at the last meeting was not done correctly. There were 3 votes in favor, 2 people voted no, and one person abstained. It came to light after the meeting that Ms. McGurk did not vote and therefore the resolution did not pass, as there must always be a majority of the whole, not a majority of those present. We need to re-vote on this action. There is a revised resolution with only the dates being changed, that was sent out and is available on the desktop computers in front of you. There is no need to discuss the environmental review, just hold a proper vote. The draft resolution was moved and seconded for discussion. Mr. Wilcox went on to say that he wanted to stress to the Board members that the vote for the environmental review simply is a vote as to whether there's the potential for a significant environmental impact, because if we that there is a potential for significant environmental impact, then we as a board must delineate what they are because the New York State process involves a scoping session to identify the potential significant impacts that the applicant then uses to complete a full environmental impact statement based upon those concerns. That can run $50,000 or $100,000 and take a year to complete, then the applicant comes back, and this Board goes through that Full Environmental Impact Statement and decides whether it is adequate and votes to accept it or not. That said, if you are going to vote no, I think it's reasonable that you let us know what the specific environmental impact is that you think could be significant. Because you are going to have to say it anyway if the vote fails, because this Board has to tell the applicants what they need to mitigate in the full review. There was some discussion on whether the preliminary site plan approval could hold when SEQR was not correct. Ms. Brock asked for a moment to research the question. Ms. Brock added that she watched the recording twice and she stated that it seemed that Ms. Kaufman voted against the SEQR because she was concerned with the non-conformity(s) of the zoning requirements and that this might set a precedent. That is not what is an issue here. That is for the Zoning Board of Appeals to determine. What is an issue for this Board is whether or not there is a potential for a significant adverse environmental impact. Ms. Kaufman responded, saying yes, it was prominent in my mind that the precedent we were setting with this very first project in this IVOD. She asked if the Board could talk about that. That we were setting with this very first project in this new overlay district and what it means that the first project is not complying with the Code and is it going to be easier for other applicants to apply and ask for the same. PB 2023-10-03 (Filed 1/25/24) Pg. 7 Ms. Brock responded, saying that none of that has anything to do with an environmental impact; impacts on traffic, impact on air…You may feel it will impact something like community character or something like that, but this Board is supposed to look at each application on its own right. Unless you had an identical application, that would be the only time that maybe you could say “well we granted it there we really should grant it here.” Ms. Kaufman said she understands better and feels a little more positive toward the vote and if we were to vote again, she would consider a yes vote. Mr. Wilcox stated again that if she were to vote nay, he would ask her for particulars on what she felt rose to a significant environmental impact. Mr. Arms stated that he abstained in the previous vote because he was uncertain of his feelings about the project, saying that during the discussion of the site plan approval, he had clarified his ideas and concerns, but with the explanation and details provided in that discussion, he would have voted in favor of the SEQR determination if it had happened after those discussions. Mr. Wilcox asked him to expand on the concerns that were allayed through the information provided during the determination portion of the action. Mr. Arms stated that his fundamental environmental concern was the visual impact and the impact of putting this fairly large building close to the road. There were two things that came up in the discussion; one is, there was considerable emphasis on the screening and the visual impact during the site plan discussion and a change was made to the resolution to convey and address those concerns, and then Ms. Balestra gave a very good summary and description of what are considered minimal versus major variances. Those discussions are what counted and what I hadn't heard before being asked to vote on the SEQR determination, and they made me think slightly differently about these things. Mr. Wilcox said it is a tough problem sometimes. I think we all wish the proposal was different, but that is what is in front of us. It is tough to decide what is going to have a significant environmental impact. Ms. McGurk stated that she did not vote because at the prior meeting, the Chair had specifically said, “Kelda, you will be voting tonight.” and as I did not hear that at the last meeting, I did not think I was supposed to be voting until Ms. Rosa came and spoke with me about being very clear with my hand raised or verbal vote and I told her I didn’t vote. Mr. Wilcox apologized for the confusion and clarified that Ms. McGurks’ role as an alternate member means she has all the rights, privileges and responsibilities of a regular member and will have vote whenever there is less than 7 members present or if one of 7 members present recuses themselves or abstains, then you as alternate will vote. Mr. Wilcox turned to Ms. Brock for an answer on sequencing SEQR and Site Plan approval process. Ms. Brock stated that the Code states a public hearing must be held but does not address the order of the actions. PB 2023-10-03 (Filed 1/25/24) Pg. 8 Ms. Bageant stated that she wanted to explain her vote. She said her concern is with the scale of the project and the visual impacts on this parcel both from the road but also from the Natural Area behind the building. There is no large scale building visible from where the Black Diamond Trail is, and that entire Natural Area, and she said this project is just a little bit too big for that parcel and that is independent of the need variances. Mr. Wilcox asked what the specific environmental impact is associated with that concern and what she would ask the applicants to study and mitigate in a full environmental impact statement. Ms. Bageant responded that she would ask them to address the visual impact. Ms. Kaufman responded that that is about zoning though; it is a catch 22. Ms. Brock said just because something is out of scale for the zoning or the area, it could depend on the setting. Ms. Bageant said she was happy the Board was having this discussion, saying that we just went through the development and review of this overlay district and the vision which was then articulated by the zoning legislation, and it is difficult to parse out the issue of the variances from the vision. She said that she didn’t think this project fit with the spirit of the vision because of its scale and the visual impacts and we are just in a difficult position because it's right on the edge of the zone. Ms. Cameron said that she felt that if one's concern is the project is so large that it's going to have adverse traffic impacts or create um insurmountable storm water issues or erosion issues or bird strike, that is appropriate for SEQR review rather than just visual. Ms. Brock responded that visual impacts can be considered. Ms. Randall added that there are some great SEQR workbooks out there if members want to dig deeper into this, but the question is whether it is a significant adverse effect. Ms. Brock read the criteria from the SEQR handbook regarding determining significant environmental impacts. DETERMINATION PB Resolution 2023 - 028: SEQR - Preliminary Site Plan Approval & Special Permit - Comfort Inn Hotel 635 Elmira Road, TP 35.-1-21 Whereas: 1. This action is consideration of Preliminary Site Plan Approval and Special Permit 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 67 hotel rooms, 67 parking spaces, stormwater facilities, outdoor lighting, and landscaping. The PB 2023-10-03 (Filed 1/25/24) Pg. 9 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 (Town Code §270-194). This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Pratik Ahir, Ramji Hospitality, LLC, Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent, 2. This is a Type I Action pursuant to the Town of Ithaca Code, Chapter 148 – Environmental Quality Review, 3. At its meeting on May 16, 2023, the Planning Board proposed to establish itself as Lead Agency to coordinate the environmental review of the above-referenced proposal, and on August 15, 2023, notified potential Involved and Interested agencies of its intent to serve as Lead Agency, 4. The Planning Board, on October 3, 2023, has reviewed and accepted as adequate a Full Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, applicant narratives, plans prepared by Marathon Engineering entitled “Site Development Plans for Comfort Inn Hotel, 635 Elmira Road (NYS Route 13, 3 & 96), Town of Ithaca, Tompkins County, New York,” including sheets C1.0 - C3.0, C3.1, C 3.2, C4.0, C5.0, C 6.0 - C 6.6, C 7.0-C 7.3, C 8.0, most recently revised 07/26/23; exterior elevation sheets A201 and A202, prepared by Hex9 Architects, dated July 17, 2023, and other application materials, and 5. Town Planning staff has recommended a negative determination of environmental significance with respect to the proposal; Now, Therefore Be It Resolved: That the Town of Ithaca Planning Board, having received no objections from other involved agencies, establishes itself as Lead Agency to coordinate the environmental review of the above- described proposal; And Be It Further Resolved: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced proposal, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required. Moved: Fred Wilcox Seconded: Ariel Casper Vote: Ayes – Fred Wilcox, Ariel Casper, Caitlin Cameron, Bill Arms, Cindy Kauffman Nays – Liz Bageant and Kelda McGurk Motion passes 5-2 PB 2023-10-03 (Filed 1/25/24) Pg. 10 PB Resolution 2023 - 029: Preliminary Site Plan Approval & Special Permit Comfort Inn Hotel 635 Elmira Road Tax Parcel 35.-1-21 Whereas: 1. This action is consideration of Preliminary Site Plan Approval and Special Permit 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 67 hotel rooms, 67 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. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Pratik Ahir, Ramji Hospitality, LLC, Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent, 2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in coordinating the environmental review with respect to this project, has on October 3, 2023, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, Parts 2 and 3, prepared by Town Planning staff, 3. The Planning Board, at a public hearing held on September 19, 2023, has reviewed and accepted as adequate applicant narratives, plans prepared by Marathon Engineering entitled “Site Development Plans for Comfort Inn Hotel, 635 Elmira Road (NYS Route 13, 3 & 96), Town of Ithaca, Tompkins County, New York,” including sheets C1.0 - C3.0, C3.1, C 3.2, C4.0, C5.0, C 6.0 - C 6.6, C 7.0-C 7.3, C 8.0, most recently revised 07/26/23; exterior elevation sheets A201 and A202, prepared by Hex9 Architects, dated July 17, 2023, and other application materials, and 4. Project plans, and related information, were 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 an August 31, 2023, 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; 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. PB 2023-10-03 (Filed 1/25/24) Pg. 11 • The property is uniquely shaped, making it difficult to develop conventionally. The majority of the property was developed many years ago to accommodate previous office and commercial uses. The project is located on a state highway, which is a requirement of the Town Code, and where hotel uses are typically found. The project makes the best use of the shape of the property to accommodate all of the required amenities of a hotel. B. The proposed structure design and site layout are compatible with the surrounding area. • The proposed structure design and site layout largely comply with the design and building standards of the IVOD, which reflects the vision of the Comprehensive Plan. The surrounding area contains other similar commercial uses that aren’t as aesthetically pleasing or compatible with the semi-rural characteristics of the area. C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the particular zone. • This a commercially-zoned property/use in an area that contains other commercially- zoned properties/uses. The proposed use will be similar in operation to any other permitted commercial use in the zone. 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 infrastructure to accommodate the use is in place and is of adequate capacity. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan, except where area variances are being considered by the Zoning Board of Appeals, 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 site layout is designed to accommodate all modes of transportation, and the plans provide safe access for emergency vehicles (noted on Sheet C8.0); 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 limited existing vegetation and the proposed landscaping plans provide aesthetic and visual buffering of the parking lot and building to the extent possible. 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; And Be It Further Resolved That: 1. The Planning Board hereby grants Preliminary Site Plan Approval for the proposed Comfort Inn Hotel, as referenced on plans listed in Whereas #3 above, subject to the PB 2023-10-03 (Filed 1/25/24) Pg. 12 following conditions: Before final site plan approval: a. Granting of any necessary variances from the Town of Ithaca Zoning Board of Appeals, b. Approval of any revisions to the Stormwater Pollution Prevention Plan and its components by the Town Engineer, c. Submission of revised sheets A201, A202, and elevation/perspective drawings to show one or two materials setting a dominant architectural theme and showing a less chaotic arrangement of contrasting materials, Before issuance of any building permits except demolition permits: a. Scheduling and the holding of a pre-construction meeting with the Town Engineering, Planning, and Codes Departments, b. Submission to the Planning Department of a copy of a revised NYSDOT highway work permit for the new curb cut off of Elmira Road/NYS Route 13, and for the water and any sewer infrastructure located within the NYS DOT’s right-of-way, c. Revision, execution, and filing of a revised stormwater easement, operating, and maintenance and reporting agreement that is acceptable to the Attorney for the Town, the Town Engineer, and the Town Board, d. Approval by the Town Board of the concept and location of any water and sewer lines, mains, and related infrastructure to be conveyed to the Town, Before issuance of a certificate of occupancy: a. Completion and dedication to the Town of the water and sanitary sewer lines and related infrastructure described in subsection “f” above, b. Execution and filing of sanitary sewer and water easements for the lines described in subsection “g” above; such easements must be acceptable to the Town Board, Attorney for the Town, and Town Engineer, and 2. Pursuant to Section 270-227.A (4) of the Town Code, the Planning Board hereby authorizes the reduction of the standard 180 square foot parking space size to no less than 162 square feet, finding that the reduction will not cause any adverse effects on the project, on the surrounding properties, or on the neighborhood. Moved: Fred Wilcox Seconded: Ariel Casper Vote: Ayes – Fred Wilcox, Ariel Casper, Bill Arms, Cindy Kaufman, Caitlin Cameron Nays – Liz Bageant and Kelda McGurk Motion passes 5 - 2 4. Persons to be Heard – None PB 2023-10-03 (Filed 1/25/24) Pg. 13 5. Approval of Minutes – None 6. Other Business - Ms. Balestra reviewed the next agenda and discussed scheduling the training with Guy Krogh. The meeting was adjourned upon motion by Mr. Casper, seconded by Mr. Arms; unanimous. Submitted by Paulette Rosa, Town Clerk PB 2023-10-17 (Filed 1/28/24) Pg. 1 TOWN OF ITHACA PLANNING BOARD October 17, 2023 Draft Minutes Present: Ariel Casper, Acting Chair; Members Caitlin Cameron, Bill Arms and Liz Bageant Absent: Cindy Kaufman, Kelda McGurk, and Fred Wilcox Chris Balestra, Planning; Susan Brock, Attorney for the Town; David O’Shea and Justin McNeal, Engineering; Marty Moseley, Director of Code Enforcement, and Paulette Rosa, Town Clerk Mr. Casper opened the meeting at 7:00p.m. 1. Consideration of a Sketch Plan for the proposed self-storage facility project located at 602 Elmira Road (NYS Route 13). The project involves the construction of approximately 24,700 square feet of self-storage in seven buildings. The project will be constructed in two phases and consist of indoor climate controlled storage and standard mini-storage units. There are no decisions or approvals at this meeting. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Rudra Management, Owner/Applicant; Michael B. Lasell, P.E., LEED AP, MBL Engineering, PLLC. Overview Michael Lasell and Joshua Best gave a presentation with conceptual pictures of the project. Request for approval for Phase 1 was submitted to the NYS DOT; and a use variance was granted by the Zoning Board of Appeals. Access will be from Elmira Rd. and parking will be in the front yard and the building has been shifted to eliminate the variance the previous plan would have needed. We meet all the setbacks, including from the stream/wetlands and we are under the maximum lot coverage. We think we have solutions for every item that was previously listed and intend to meet the IVOD regulations at the final approval stage. Questions Ms. Cameron asked about the material cladding and roofing materials. Mr. Best responded that the idea is to keep it simple, with some type of rough timber, with standard seam metal roof and batting siding and cultured stone. The inspiration for this was through early talks with the Planning Dept; now we may have to make some changes due to the IVOD, but the idea remains. Ms. Cameron then asked what determines what the “principal” building is in this type of project and secondly, do the design guidelines just apply to the primary structure or buildings visible from the road or all the structures? PB 2023-10-17 (Filed 1/28/24) Pg. 2 Mr. Best responded that the initial plan was to have the road-facing buildings be IVOD design based and shielding the interior structures that would be more traditional style, but after talking with Mr. Moseley, we will be adhering to the design standards for all the buildings. Ms. Cameron asked staff if there was any room for interpretation on that because she felt that those interior buildings shouldn’t have to meet those design standards. She thought it would be an unfair burden to ask for. Mr. Best said he agreed, and the intent had been to make the entire street-facing façade meet the standards, and having all buildings meet the IVOD is a large investment. Ms. Cameron said the memo seems to say that the solar panel readiness of the roofs is a guideline, not a requirement and as there are 4 southeast facing buildings, there shouldn’t be any other design changes necessary to meet that guideline. She added that she also felt the design standard was met by the base-middle-top of the single and two-story buildings. She asked if the gates were sliding and said she was more worried about traffic ingress and egress and stacking on the busy road as some of those gates take a minute to enter the pass key and open. Mr. Best responded that they are, and because of the design standards and the front, the concept is to have them made of a nice wrought iron or similar. The occupants will have an app on their phone that will open the gates as they approach, but he will look into her concern. He added that in their experience, there are never more than two cars at any given time trying to get in. They will be submitting a circulation plan and there are bigger trucks that are common for this type of use; and we will have that fleshed out in the next phase. Mr. Arms said that the IVOD vision and how this area is going to develop has been adopted and he is rather sad that the two projects for the area submitted so far are not part of that vision. He was sympathetic to the fact that they were both hit with COVID hardships and then the passage of the IVOD, but there will be extra scrutiny on the design and materials. He then asked about the access, saying that the intersection there is a nasty junction, with a lane merging there and people speeding up to make the light and he thought they should consider using Five Mile Dr. Ms. Balestra stated that DOT has a large ROW there and they have told us in the past that they are not likely to grant a curb cut permit for Five Mile Dr. There is also a steep grade there that doesn’t show up on a flat map, but it is there. Mr. Arms said he was not worried about parking, as long as the foliage is good, and we should be flexible given this particularly difficult site. Ms. Bageant said she echoes some of the previous comments, and she would be paying special attention to the IVOD standards, and she has thought about the access and although it is not great, this is possibly the best use for this parcel as there is such limited user-traffic. She said she would like to see very accurate renderings at the next appearance and more realistic in terms of the context and the surrounding area. PB 2023-10-17 (Filed 1/28/24) Pg. 3 Ms. Cameron asked about HVAC, mechanicals and trash handling. She added that she is fine with the parking in the front as it fits the design. Mr. Best responded that there are no trash enclosures planned as renters tend to use those to excess if they are made available and the HVAC is minimal and will be concealed from public view and meet energy code requirements. The area will be monitored by motion sensor cameras and most of the parcel will be fenced. Ms. Bageant asked about the vegetation buffering, and Mr. Moseley stated that it is covered in the IVOD. Mr. Best added that that will be depicted in the final plans. Mr. Casper turned back to the cladding materials and the IVOD and the interpretation on that requirement. Mr. Moseley stated that the IVOD does not differentiate between the building being principle or not and it doesn’t differentiate between internal and external viewable aspects. Ms. Cameron said the siding doesn’t bother her as much as the roof lines standards which are unnecessary for internal buildings and would be a financial burden. Ms. Brock responded that some IVOD requirements only apply to road-fronting buildings and until there is a final plan, we can’t look at the specific section of the Code. There was some discussion regarding parking in the front and whether there will be a variance needed to permit parking in the front and then whether a variance will be needed to access from Elmira Road rather than Five Mile Drive as the secondary road and how the DOT ROW comes into play. Ms. Cameron asked about the side yard setbacks and Mr. Best stated that they will be shifting the layout to meet the regulations. Mr. Casper summarized, saying that the four members present seem to be in favor of the project. 2. Persons to be heard – None 3. Approval of minutes – None 4. Other Business – Review of next agenda and training reminder The meeting was adjourned upon motion by Mr. Casper, seconded by Mr. Arms, unanimous. Submitted by Paulette Rosa, Town Clerk PLANNING DEPARTMENT MEMO To: Planning Board Members From: Christine Balestra, Planner Date: January 30, 2024 RE: Proposed Comfort Inn 635 Elmira Road – Final Site Plan Review Enclosed please find materials related to final site plan review for the proposed Comfort Inn Hotel located at 635 Elmira Road, Neighborhood Commercial (NC) Zone, and Inlet Valley Center Overlay District (IVOD). The proposal involves demolishing the existing vacant structures to allow for the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 67 hotel rooms, 67 parking spaces, stormwater facilities, outdoor lighting, landscaping, and other site improvements. The proposal is permitted in the NC Zone and IVOD with Site Plan approval and Special Permit by the Planning Board. The Planning Board granted preliminary site plan approval and special permit approval for the project on September 19, 2023. The Zoning Board of Appeals granted variances on November 20, 2023. The applicant has satisfied all conditions of Planning Board approval required to be met prior to consideration of final site plan (PB resolution No. 2023-027). These conditions were: a. Granting of any necessary variances from the Town of Ithaca Zoning Board of Appeals (granted 11/20/23- resolution attached) b. Approval of any revisions to the Stormwater Pollution Prevention Plan and its components by the Town Engineer, and c. Submission of revised sheets A201, A202, and elevation/perspective drawings to show one or two materials setting a dominant architectural theme and showing a less chaotic arrangement of contrasting materials (see attached application materials and drawings). The applicant is seeking final site plan approval by the Planning Board. Pursuant to Town Code §270- 185. H, “in reviewing the final site plan application following preliminary site plan approval, the Planning Board shall, in the absence of significant new information, confine its review to determining whether the final plan (a) conforms to the preliminary plan, (b) complies with any conditions imposed by the Board granting preliminary approval, and (c) complies in all other respects with the provisions of the Town Law and this chapter.” Along with the application materials, please find a draft final site plan approval resolution for your consideration. Please call me at (607) 273-1721 ext. 121 or email me at cbalestra@town.ithaca.ny.us if you have any questions. Att. cc: Pratik Ahir, Ramji Hospitality, LLC Adam Fishel, Marathon Engineering   December 01, 2023  Town of Ithaca ‐ Planning Board  215 North Tioga Street  Ithaca, NY 14850  Attn: Christine Balestra    Re: Site 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 continue  Site Plan Review with the Town Planning Board for the above project.     Ass you are aware, the project obtained Zoning Board of Appeals (ZBA) approval for all of the following  area variances on November 20, 2023: Maximum Building Height; Maximum Number of Rooms &  Parking in Front Yard.    The building façade and materiality has been updated slightly based on feedback we received from the  Planning Board at their July 26, 2023 meeting.  Refer to the enclosed architectural narrative for detailed  summary of those updates.    For the Planning Board’s consideration, we are providing the following information.   This Letter – 11 copies   Site Development Plans (full size) – 2 copies   Site Development Plans (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   Architectural Narrative – 11 copies   SWPPP – 1 copy      Site Plan Review  12/01/2023  Comfort Inn Hotel  635 Elmira Road (NYS Route 13, 34 & 96)      2  We respectfully request that this project be scheduled for the January 2nd, 2024 Planning Board meeting  to continue Site Plan review with the Planning Board.  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 & Karan Ahir – Ramji Hospitality   Caitlin Siegrist & Joe Turnowchyk – Hex9 Architects    620 East Oregon Road 5427 Woodside Drive Lititz, PA 17543 Gap, PA 17527 (717) 283.0095 (717) 442.9034 (717) 283.0097 fax An LLC Company “Quality Thinking – Practical Solutions” TOWN OF ITHACA PLANNING COMMISSION COMFORT INN AND SUITES DESIGN NARRATIVE RESPONSES 1 | Page Joseph Turnowchyk, AIA, NCARB December 1, 2023 Town of Ithaca Planning Commission New Facility for Comfort Inn & Suites 635 Elmira Road Town of Ithaca, NY 14850 270-171.2 Overlay Zone: IV-C Inlet Valley Center (Zoning: NC Neighborhood Commercial) 270-171.4: Area, Bulk, and lot coverage Lot Size: See Civil Drawings Front/Street Fron�ng Side Setback (to Main Building): See Civil Drawings Interior Side Setback (to Main Building): See Civil Drawings Rear Setback (to Main Building): See Civil Drawings Building Height: 44’-6” (to highest Roof Line) Required: 40’-0” max. 49’-9” (to Top of Tower Roof Line) Zoning Variance: Granted November 20, 2023 Lot Building Coverage: See Civil Drawings Lot Landscape/Open Area Coverage: See Civil Drawings 270-171.5: Permited uses D. Lodging principal uses 2) Hotel/motel/inn IV-C Overlay NC: Permited Condi�ons: • Requirements for the permited use in the base zone comply 620 East Oregon Road 5427 Woodside Drive Lititz, PA 17543 Gap, PA 17527 (717) 283.0095 (717) 442.9034 (717) 283.0097 fax An LLC Company “Quality Thinking – Practical Solutions” TOWN OF ITHACA PLANNING COMMISSION COMFORT INN AND SUITES DESIGN NARRATIVE RESPONSES 2 | Page Joseph Turnowchyk, AIA, NCARB 270-171.5: Permitted uses: continued • Guest Rooms in the IV-C overlay: 60 max. Provided: 67 rooms Zoning Variance: Granted November 20, 2023 270-171.6: Design standards and guidelines A. Intent (noted) B. Applicability (noted) C. Guidelines vs. requirements (noted) D. Building design 1. Style neutrality: The proposed design is style neutral per sec�on 207-171.6.9. Appropriate forms and materials for the Inlet Valley have been selected per sec�on 207-171.6.7 and 207-171.6.8. 2. Eleva�on and wall form: All building eleva�ons have a dis�nct masonry base, composite lap siding middle, and architectural shingle top. Per the design guideline recommenda�ons, the front street facing eleva�on enhances the pedestrian and vehicle experience with masonry plinths, a projected entry por�co and ves�bule. 3. Wall ar�cula�on: An eleva�on 100’-0” or longer must have wall plan projec�ons or recesses with a depth of 5% min. of the façade length, extend 20% min. of the façade length. Front/Rear Eleva�ons: 213’-0” Req’d. Projec�on/Recess: 10.65’ min. Req’d. Length: 42.6’min. Provided: 11’-0” projec�on, 43’-4” length min. Side Eleva�ons: 55’-0” Projec�on/Recess Not Required The maximum eleva�on length without having two or more features on each story is 21’-8 ½” (Required: 25’-0” max.). Permitted Features Provided: 0.5’ min. change in plane, change in texture or masonry pattern, 15 sf. window area, door opening, other equivalent element(s). 4. Consistent design on visible eleva�ons: All building eleva�ons have a similar style and quality of material, windows, doors, trim, decora�ve moldings, and wall ar�cula�on. 620 East Oregon Road 5427 Woodside Drive Lititz, PA 17543 Gap, PA 17527 (717) 283.0095 (717) 442.9034 (717) 283.0097 fax An LLC Company “Quality Thinking – Practical Solutions” TOWN OF ITHACA PLANNING COMMISSION COMFORT INN AND SUITES DESIGN NARRATIVE RESPONSES 3 | Page Joseph Turnowchyk, AIA, NCARB 5. Building construc�on: Construc�on Type 5B: Wood Construc�on 6. Roof Form: Per the design guideline recommenda�ons, the building has a sloping roof. The sloping primary roofline has a roof pitch of 5:12 (Required: 5:12 min. to 12:12 max.). Sloping roof eaves overhang walls by 18” min., perpendicular distance (Required: 1.5’ min.). Roof forms correspond to building elements and func�ons at the main entrance, por�co, stair towers, balcony and the footprint undula�on. The maximum con�nuous plane of roof line is 100’-0” long (Required: 100’-0” max.). 7. Roof materials: Sloping roof material are architectural shingles, mul�-tone and standing seam metal. 8. Cladding materials: Primary cladding materials used on the outside walls include natural stone veneer, composite lap siding, composite shake siding and composite board and baten siding. The dominate primary cladding materials are the natural stone veneer and composite lap siding. Dominate Primary Cladding Materials: 71% (Required: 60% min.). Secondary cladding materials used on the outside walls include precast cement-based trim, Concrete masonry units (CMU): integral color and split face, and stucco. Secondary Cladding Materials: 15% (Required: 40% max.). 9. Cladding material and building color in general: All cladding materials have a mate or non-reflec�ve finish. Per the design guideline recommenda�ons, the building colors are from a palete of natural earth tones, desaturated colors and shades of gray. The masonry materials and lap siding set the dominant architectural theme with the shingles, board and baten, metal wall panels and stucco being used more sparingly as accents. The building has a cohesive distribu�on and arrangement of materials, colors and paterns. 10. Change of cladding or color on an outside wall: Cladding materials change only at inside corners or horizontal planes. All material changes on a horizontal plane are defined by an 8” high trim border (required: 5” min.). 11. Trim : Outside walls with siding have 4” wide trim surrounding all doors and windows (Required: 3.5” min). Outside corners have 4” wide corner board (Required: 3.5” min.). Roof overhangs and eaves have 9” wide frieze board (Required: 3.5” min.). 12. Window and door area: The Front eleva�on of the principal building has 18% min. to 24% max. window and door opening area (glazing) on each story (Required: 15%-40%). The interior side eleva�ons of the principal building have 10% min. to 23% max. window and door opening area (glazing) on each story (Required: 10%-40%). No fake windows are used. 620 East Oregon Road 5427 Woodside Drive Lititz, PA 17543 Gap, PA 17527 (717) 283.0095 (717) 442.9034 (717) 283.0097 fax An LLC Company “Quality Thinking – Practical Solutions” TOWN OF ITHACA PLANNING COMMISSION COMFORT INN AND SUITES DESIGN NARRATIVE RESPONSES 4 | Page Joseph Turnowchyk, AIA, NCARB 13. Window and door design: There are three (3) window types used on the building, keeping the design and heights rela�vely consistent. Type W1 is a double, fixed double hung. Type W2 is a single, fixed double hung. W3 is a vinyl clad picture window. All window and door header heights are consistent at 7’-4” above finished floor. The doors on the street facing front façade are consistent in design with Window Type W3. All windows and doors have a ver�cal orienta�on, per the design guideline recommenda�ons. The larger W1 windows are divided into smaller ver�cal elements. Window and door openings on the masonry clad walls have a decora�ve lintel above the opening. There is no storefront curtain wall system used on the building. All windows and doors are recessed into the wall with no flush or surface mounted windows. 14. Building entrance orienta�on and design: The principal commercial hotel building has a public entrance with the following (3) features (Required: 1 min.): an entrance tower, an architecturally integral ves�bule with 128 s.f. (Required: 64 s.f. min.) and projec�ng 11’-0” from the building wall (Required: 3’-0” min.), an architecturally integral por�co that covers 1,062 s.f. (Required: 64 s.f. min.) with 30” wide support columns (Required: 10” min.). The main public entry faces the street. 15. Formula architecture: The building does not u�lize the standardized nonfunc�onal elements inherently associated with the overall building design of a corporate Comfort Inn prototype. 16. Roo�op and building mounted equipment: There are no roo�op u�lity, HVAC, mechanical equipment, ducts or related elements on the building’s roof. The plumbing and exhaust vent, pipes and flues that penetrate the roof will match the roof color. The wall mounted PTAC exhaust grills will be finished white and wrapped with 4” trim to match the surrounding windows and doors. E. Landscaping: See Civil Drawings F. Parking and vehicle circula�on: See Civil Drawings G. Pedestrian and bicycle facili�es: See Civil Drawings H. Fences and walls: See Civil Drawings J. Service and equipment areas 1. Si�ng: See Civil Drawings 620 East Oregon Road 5427 Woodside Drive Lititz, PA 17543 Gap, PA 17527 (717) 283.0095 (717) 442.9034 (717) 283.0097 fax An LLC Company “Quality Thinking – Practical Solutions” TOWN OF ITHACA PLANNING COMMISSION COMFORT INN AND SUITES DESIGN NARRATIVE RESPONSES 5 | Page Joseph Turnowchyk, AIA, NCARB 2. Screening: The outdoor dumpster area will have an enclosure that screens it from the street. The enclosure will be 6’-8” tall (Required: 6’-8”) and will be split face block to match the cladding on the principal building. The gate material will be metal. The enclosure and gate will be 100% opaque, per the design guideline requirements. K. U�li�es: See Civil Drawings L. Outdoor ligh�ng 1. Performance standards: See Civil Drawings 2. Freestanding light height: See Civil Drawings 3. Freestanding light si�ng: See Civil Drawings 4. Façade Ligh�ng: Building mounted ligh�ng will only direct light downward per the design guideline requirements. 5. Under canopy ligh�ng: Light fixtures on the underside of building overhangs, balconies and por�co will be fully recessed or flush with the underside surface per the design guideline requirements. 6. Security Ligh�ng: See Civil Drawings 7. Ligh�ng Style: See Civil Drawings 8. Color temperature: See Civil Drawings M. Signs 1. General requirements: noted 2. Freestanding sign special requirements: to be addressed by Sign Vendor 3. Building mounted sign special requirements: The building mounted wall sign area shall be less or equal to the required standards. (Required: 106.5 sf. max. [base zoning allows: 1 s.f. for each linear foot of building frontage (213’-0”) Overlay Zone allows: 50% of default maximum sign area for base zone]) 4. Sign legibility: Sign face is simple, unclutered and easily readable. 620 East Oregon Road 5427 Woodside Drive Lititz, PA 17543 Gap, PA 17527 (717) 283.0095 (717) 442.9034 (717) 283.0097 fax An LLC Company “Quality Thinking – Practical Solutions” TOWN OF ITHACA PLANNING COMMISSION COMFORT INN AND SUITES DESIGN NARRATIVE RESPONSES 6 | Page Joseph Turnowchyk, AIA, NCARB 5. Sign design ligh�ng: Sign ligh�ng is internally illuminated leters and logo. All bulbs are fully shielded and not visible from a street or sidewalk. Sign ligh�ng to meet outdoor ligh�ng performance standards per the Town outdoor ligh�ng law with a color temperature of 3000k max. 6. Wayfinding signs and kiosks: N/A 7. Addi�onal prohibited signs: noted 8. Nonconforming signs: noted 620 East Oregon Road 5427 Woodside Drive Lititz, PA 17543 Gap, PA 17527 (717) 283.0095 (717) 442.9034 (717) 283.0097 fax An LLC Company “Quality Thinking – Practical Solutions” TOWN OF ITHACA PLANNING COMMISSION COMFORT INN AND SUITES DESIGN NARRATIVE RESPONSES 7 | Page Joseph Turnowchyk, AIA, NCARB September 19, 2023 Planning Board Comment Responses for the previous submited design: The Planning Board hereby grants Preliminary Site Plan Approval for the proposed Comfort Inn Hotel, subject to the following condi�ons: a. Gran�ng of any necessary variances from the Town of Ithaca Zoning Board of Appeals: Necessary variances for Building Height and Maximum number of Guest Room have been granted as of November 20th, 2023 b. Approval of any revisions to the Stormwater Pollu�on Preven�on Plan and its components by the Town Engineer: See Civil Drawings c. Submission of revised sheets A201, A202, and eleva�on/perspec�ve drawings to show one or two materials se�ng a dominant architectural theme and showing a less chao�c arrangement of contras�ng materials: See updated A201, A202, and eleva�on/perspec�ve drawings. The dominate materials are the composite lap siding and stone veneer, making up more than 71% of the exterior cladding materials. May 16, 2023 Planning Board Comment Responses for the previous submited design: 1. Faux Balconies: The faux balconies and heavy �mber on the protruding dormers have been removed. Instead, the gables are detailed with shake composite siding that relates to the horizontal lap siding used on other facades of the building. 2. PTAC Grills: The grills have been wrapped with similar trim and similar colors as the adjacent windows. 3. Composite Siding: There are two composite siding colors. One for the composite shakes and board and baten siding and the second for the horizontal lap siding. 4. Rear Pool: The rear pool protrudes away from the main building by 4’-4”. This allows for more glazing with views to the wetlands beyond and an enlarged pa�o area with room for outdoor sea�ng. 5. Rear Eleva�on/ Stone Veneer: The stone veneer on the rear side has been reduced, allowing for a more welcoming experience at the rear of the building. 6. Overlay Requirements: The drawings and design have been updated to comply with the vast majority of the new overlay district requirements (see outline above). Thought has been put into the ‘spirit’ of the district and how a well-known and trusted corporate hotel will fit into the new area requirements. 7. Project Scale: The project has been reduced in scale to 67 rooms total. Doing so allows for two (2) enclosed balconies and one (1) enclosed pa�o off the rear of the building for guest to experience and enjoy the view of the wetlands beyond. END OF DOCUMENT Pg. 1 PROPOSED RESOLUTION: Final Site Plan Approval Comfort Inn Hotel 635 Elmira Road Tax Parcel No. 35.-1-21 Town of Ithaca Planning Board February 6, 2024 WHEREAS: 1. This action is consideration of Final Site Approval for the proposed Comfort Inn Hotel located at 635 Elmira Road (NYS Route 13) within the Neighborhood Commercial Zone and Inlet Valley Center 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 67 hotel rooms, 67 parking spaces, stormwater facilities, outdoor lighting, landscaping, and other site improvements. 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. This is a Type I Action under the State Environmental Quality Review Act for which the Planning Board issued a negative declaration of environmental significance on October 3, 2023. Pratik Ahir, Ramji Hospitality, LLC, Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent, 2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in coordinating the environmental review with respect to this project, made a negative determination of environmental significance on October 3, 2023, after reviewing and accepting as adequate a Full Environmental Assessment Form Part 1 submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, and other application materials, 3. The Planning Board, at a public hearing held on October 3, 2023, granted special permit and preliminary site plan approval for the project, with conditions, 4. The Planning Board, at a public hearing held on February 6, 2024, has reviewed and accepted as adequate a narrative, revised plans prepared by Marathon Engineering entitled “Site Development Plans for Comfort Inn Hotel, 635 Elmira Road (NYS Route 13, 3 & 96), Town of Ithaca, Tompkins County, New York,” including sheets C1.0 - C3.0, C3.1, C 3.2, C4.0, C5.0, C 6.0 - C 6.6, C 7.0-C 7.3, C 8.0, most recently revised 12/01/23; exterior elevation sheets A201 and A202, prepared by Hex9 Architects, revised December 1, 2023, and other application materials, and 5. 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 an August 31, 2023, 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; NOW THEREFORE BE IT RESOLVED THAT: Pg. 2 The Planning Board hereby grants Final Site Plan Approval for the proposed Comfort Inn Hotel, as referenced on plans listed in Whereas #4 above, subject to the following conditions to be met: Before issuance of any building permits except demolition permits: a. Scheduling and holding of a pre-construction meeting with the Town Engineering, Planning, and Codes Departments, b. Submission to the Planning Department of a copy of a revised NYSDOT highway work permit for the new curb cut off of Elmira Road/NYS Route 13, and for the water and any sewer infrastructure located within the NYS DOT’s right-of-way, c. Revision, execution, and filing of a revised stormwater easement, operating, and maintenance and reporting agreement that is acceptable to the Attorney for the Town, the Town Engineer, and the Town Board, d. Approval by the Town Board of the concept and location of any water and sewer lines, mains, and related infrastructure to be conveyed to the Town, Before issuance of a certificate of occupancy: e. Completion and dedication to the Town of the water and sanitary sewer lines and related infrastructure described in subsection “d” above, f. Execution and filing of sanitary sewer and water easements for the lines described in subsection “d” above; such easements must be acceptable to the Town Board, Attorney for the Town, and Town Engineer. TRUSS BEARING 30'-5 1/2" TOP OF RIDGE 43'-3" 3RD FLR 12'-0" 1ST FLR 2ND FLR 22'-0" TRUSS BEARING 39'-8" TOP OF RIDGE 49'-9" 0'-0" TOP OF WALL 31'-10 1/4" SCALE: A A201 1/8"=1'-0" FRONT ELEVATION 19'-6"± OUT TO OUT OF STONE 15'-6"± OUT TO OUT OF STONE 2 2 2 5 513 13 13 18 4 17 2 13 8 10 3 3 7 14 8 10 8 10 810 8 10149714317 5A5A8 9 23 23 21116 1 161 1131432379917 14 7 1 9 7 143 8 10 3 6 6 8 8 10 10 12 8 12 8 12 7 1/2" 8 12 8 19 19 19 19 19 100'-0" MAX.4'-8"10'-4"100'-0" MAX.2'-0" 19 7525 25 TRUSS BEARING 30'-5 1/2" TOP OF RIDGE 44'-6" TOP OF RIDGE 49'-9" 1ST FLR 2ND FLR 0'-0" 12'-0" 3RD FLR 22'-0" SCALE: B A201 1/8"=1'-0" RIGHT SIDE / SOUTH ELEVATION 18 64 5 5 2 13 1 8 3 141123116 6 18 7 8 93 14 7249 38 5A 7 1 3 8 8 12 5 12 5 12 8 19 19 19 19 19 12 5 9 13 13 13 25 ELEVATIONS KEY NOTES 1 2 3 4 5 6 7 8 9 10 ROLLING ROCK-TSTV-LEDGE ROCK (COLOR: BERWICK) CERTAINTEED ASPHALT SHINGLES - PRESIDENTIAL SHAKE TL (COLOR: AUTUMN BLEND) ALSIDE ASCEND COMPOSITE CLADDING - 7" CEDAR MILL GRAIN LAP SIDING (COLOR: MONTEREY SAND) STUCCO (COLOR TO MATCH: DRYVIT-SUEDE 105) ATAS STANDING SEAM METAL ROOFING (COLOR: CLASSIC BRONZE 01) 11 12 13 14 15 16 AZEK 8" TRIM BAND-SMOOTH OR EQUAL (COLOR: SHERWIN WILLIAMS SWVS 380 SERPENT) FIXED DOUBLE HUNG WINDOW (COLOR: WHITE, GRILL PATTERN: T.B.D.) W/ AZEK 4" TRIM-SMOOTH (COLOR: SHERWIN WILLIAMS SWVS 380 SERPENT) QUALITY STONE SIOTA HEADER - 12" HIGH (COLOR: SAND) PTAC GRILLE W/ AZEK 4" TRIM-SMOOTH (COLOR: SHERWIN WILLIAMS SWVS 380 SERPENT) RAILING SYSTEM (COLOR: SHERWIN WILLIAMS SWVS 380 SERPENT) DOWNSPOUT (COLOR: SHERWIN WILLIAMS SWVS 364 TANKER) YORK BUILDING PRODUCTS-STANDARD SERIES-SPLIT FACE (COLOR: FLINT - MORTAR: T.B.D.) 6" ALUM BOX GUTTER OVER ALUM WRAPPED 2x FASCIA (COLOR: SHERWIN WILLIAMS SWVS 364 TANKER) PRE-CAST STONE CAP (COLOR: T.B.D.) 5A 17 LOGO SIGN BY OTHERS-PROVIDE BLOCKING AND ELEC. AS REQ'D. 18 19 20 PROVIDE SNOW GUARD RAIL ON ALL METAL ROOFS WALL PACK LIGHT FIXTURE (SEE LIGHTING PLAN) 21 22 23 24 4" ALUM BOX GUTTER OVER 2x10 ALUM WRAPPED FASCIA (COLOR: SHERWIN WILLIAMS SWVS 364 TANKER) VINYL CLAD ENTRY DOOR W/ ALUM WRAPPED 2x6 SURROUND PAINTED METAL INSULATED DOOR (COLOR: T.B.D.) VINYL CLAD FIXED WINDOW 25 26 ATAS WALL CAP FLASHING (COLOR: CLASSIC BRONZE 01) RIDGE VENT BY 'METAL-ERA' HI-PERF RIDGE VENT ALSIDE PELICAN BAY ONE POLYMER TRADITIONAL 7" SHAKES (COLOR: STORM) LP SMARTSIDE - PRIMED PANEL AND TRIM-BOARD AND BATTEN STYLE (COLOR: SHERWIN WILLIAMS SWVS 380 SERPENT) VINYL CLAD/GLASS DOOR (w/ SIDELIGHT WHERE SHOWN) AZEK COLUMN WRAP (SEE DRAWING 3/A302) SCALE: 1 A201 1/4"=1'-0" ENLARGED TOWER ELEVATION 12 8 4"4" 1 8 10 9 4 17 18 6 13 19 A201 CMT I:\2020\20103 COMFORT INN - ITHACA, NY\PRODUCTION\A201 EXT ELEVS.DWG 11-29-23 4:53 PM PRINTED BY: USER09DECEMBER 1, 2023 20103 COPYRIGHT © 2022 HEX 9 ARCHITECTS ALL RIGHTS RESERVED This drawing is the exclusive property of HEX 9 ARCHITECTS and may not be reproduced in any form without written authorization from HEX 9 ARCHITECTS. Unauthorized reproduction or use of any or all parts of this drawing will constitute a violation of U.S. copyright laws. PLANNING REVIEW ALL CONTRACTORS ARE TO VERIFY ALL DIMENSIONS, FIELD CONDITIONS AND THE WORK OF OTHER TRADES BEFORE PROCEEDING WITH THEIR WORK.NEW FACILITY FOR:COMFORT INN & SUITES CHOICE PROPERTY I.D. # NY701635 ELMIRA ROADITHACA, NEW YORK 14850036357-1 REGISTRATION # NEW YORK STATE OF EXTERIOR ELEVATIONS TRUSS BEARING 30'-5 1/2" TOP OF RIDGE 43'-3" TOP OF RIDGE 49'-9" 3RD FLR 1ST FLR 0'-0" 2ND FLR 12'-0" 22'-0" SCALE: C A202 1/8"=1'-0" REAR ELEVATION 2 13 2 13 2 13 5A5 35 18 6 5A5 5 35810810810 81033 3 3 7 14 3 1 7 8 9 22 22 2381473 1 7 2333 14 7 14 78981099 132 12 7 12 7 12 4 1/2" 12 8 19 19 191919 19 19 100'-0"100'-0"4'-8"10'-4"2'-0" 2 12 4 1/2" 2323248 23 23 23 3 TRUSS BEARING 30'-5 1/2" TOP OF RIDGE 44'-6" TOP OF RIDGE 49'-9" 22'-0" 1ST FLR 0'-0" 2ND FLR 12'-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: D A202 1/8"=1'-0" LEFT SIDE / NORTH ELEVATION 2 13 18 6 5 5 25 2 5A 7 1 3 1 23 1 16 5A 1 3 3 23 14 7 3 8 1472889242379 6 18 12 8 12 5 12 5" 19 19 19 3 7 9923 2323 3 9 13 13 13 25 ELEVATIONS KEY NOTES 1 2 3 4 5 6 7 8 9 10 ROLLING ROCK-TSTV-LEDGE ROCK (COLOR: BERWICK) CERTAINTEED ASPHALT SHINGLES - PRESIDENTIAL SHAKE TL (COLOR: AUTUMN BLEND) ALSIDE ASCEND COMPOSITE CLADDING - 7" CEDAR MILL GRAIN LAP SIDING (COLOR: MONTEREY SAND) STUCCO (COLOR TO MATCH: DRYVIT-SUEDE 105) ATAS STANDING SEAM METAL ROOFING (COLOR: CLASSIC BRONZE 01) 11 12 13 14 15 16 AZEK 8" TRIM BAND-SMOOTH OR EQUAL (COLOR: SHERWIN WILLIAMS SWVS 380 SERPENT) FIXED DOUBLE HUNG WINDOW (COLOR: WHITE, GRILL PATTERN: T.B.D.) W/ AZEK 4" TRIM-SMOOTH (COLOR: SHERWIN WILLIAMS SWVS 380 SERPENT) QUALITY STONE SIOTA HEADER - 12" HIGH (COLOR: SAND) PTAC GRILLE W/ AZEK 4" TRIM-SMOOTH (COLOR: SHERWIN WILLIAMS SWVS 380 SERPENT) RAILING SYSTEM (COLOR: SHERWIN WILLIAMS SWVS 380 SERPENT) DOWNSPOUT (COLOR: SHERWIN WILLIAMS SWVS 364 TANKER) YORK BUILDING PRODUCTS-STANDARD SERIES-SPLIT FACE (COLOR: FLINT - MORTAR: T.B.D.) 6" ALUM BOX GUTTER OVER ALUM WRAPPED 2x FASCIA (COLOR: SHERWIN WILLIAMS SWVS 364 TANKER) PRE-CAST STONE CAP (COLOR: T.B.D.) 5A 17 LOGO SIGN BY OTHERS-PROVIDE BLOCKING AND ELEC. AS REQ'D. 18 19 20 PROVIDE SNOW GUARD RAIL ON ALL METAL ROOFS WALL PACK LIGHT FIXTURE (SEE LIGHTING PLAN) 21 22 23 24 4" ALUM BOX GUTTER OVER 2x10 ALUM WRAPPED FASCIA (COLOR: SHERWIN WILLIAMS SWVS 364 TANKER) VINYL CLAD ENTRY DOOR W/ ALUM WRAPPED 2x6 SURROUND PAINTED METAL INSULATED DOOR (COLOR: T.B.D.) VINYL CLAD FIXED WINDOW 25 26 ATAS WALL CAP FLASHING (COLOR: CLASSIC BRONZE 01) RIDGE VENT BY 'METAL-ERA' HI-PERF RIDGE VENT ALSIDE PELICAN BAY ONE POLYMER TRADITIONAL 7" SHAKES (COLOR: STORM) LP SMARTSIDE - PRIMED PANEL AND TRIM-BOARD AND BATTEN STYLE (COLOR: SHERWIN WILLIAMS SWVS 380 SERPENT) VINYL CLAD/GLASS DOOR (w/ SIDELIGHT WHERE SHOWN) AZEK COLUMN WRAP (SEE DRAWING 3/A302)A202 CMT EXTERIOR ELEVATIONSI:\2020\20103 COMFORT INN - ITHACA, NY\PRODUCTION\A202 EXT ELEVS.DWG 11-29-23 4:53 PM PRINTED BY: USER09DECEMBER 1, 2023 20103 COPYRIGHT © 2022 HEX 9 ARCHITECTS ALL RIGHTS RESERVED This drawing is the exclusive property of HEX 9 ARCHITECTS and may not be reproduced in any form without written authorization from HEX 9 ARCHITECTS. Unauthorized reproduction or use of any or all parts of this drawing will constitute a violation of U.S. copyright laws. PLANNING REVIEW ALL CONTRACTORS ARE TO VERIFY ALL DIMENSIONS, FIELD CONDITIONS AND THE WORK OF OTHER TRADES BEFORE PROCEEDING WITH THEIR WORK.NEW FACILITY FOR:COMFORT INN & SUITES CHOICE PROPERTY I.D. # NY701635 ELMIRA ROADITHACA, NEW YORK 14850036357-1 REGISTRATION # NEW YORK STATE OF COMFORT INN AND SUITES 635 ELMIRA ROAD.ITHACA.NY 12-01-2023 HEX 3 ARCHITECTS FRONT PERSPECTIVE NORTH SIPE PERSPECTIVE REAR PERSPECTIVE SOUTH SIDE PERSPECTIVE COMFORT INN AND SUITES 635 ELMIRA ROAD.ITHACA.NY 12-01-2023 HEX 3 ARCHITECTS ARCHITECTURAL SHINGLES: MULTI-TONE GUTTER/DOWNSPOUT COLOR: TANKER STANDING SEAM METAL ROOFING METAL ROOFING COLOR: CLASSIC BRONZE COMPOSITE LAP SIDING: DOMINATE PRIMARY CLADDING MATERIAL COMPOSITE SHAKE SIDING: PRIMARY CLADDING MATERIAL COMPOSITE SHAKE SIDING COLOR: STORM STUCCO: SECONDARY CLADDING MATERIAL CONCRETE MASONRY UNITS (CMU): INTEGRAL COLOR AND SPLIT FACE SECONDARY CLADDING MATERIALNATURAL STONE VENEER: DOMINATE PRIMARY CLADDING MATERIAL LAP SIDING COLOR: MONTEREY SAND B&B COLOR: SERPENT COMPOSITE BOARD & BATTEN SIDING: PRIMARY CLADDING MATERIAL PRECAST CEMENT BASED HEADERS: SECONDARY CLADDING MATERIAL 7 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 NORTHLOCATION MAPN.T.S.SITE DEVELOPMENT PLANSFORCOMFORT INN HOTEL635 ELMIRA ROAD (NYS ROUTE 13, 34 & 96)LIST OF DRAWINGSDWG TITLESITUATED IN:TOWN OF ITHACA - TOMPKINS COUNTY - NEW YORKCOVER SHEETCOPYRIGHT 2023MARATHON ENGINEERINGOF ROCHESTER, P.C.CC2.0----C4.0UTILITY PLANSITE PLANC5.0LIGHTING AND LANDSCAPING PLANC6.0CONSTRUCTION DETAILS (1 OF 7)C6.1CONSTRUCTION DETAILS (2 OF 7)ALTA/ACSM SURVEYGRADING, DRAINAGE AND EROSION CONTROL PLAN (2 OF 3)C3.0PROJECT CONTACTS:APPLICANT:PRATIK AHIRPAMJI HOSPITALITY, LLC654 ELMIRA ROADITHACA, NY 14850(607) 272-5252ARCHITECT:JOSEPH TURNOWCHYK, AIA, NCARB, LEED APHEX 9 ARCHITECTS5427 WOODSIDE DRIVEGAP, PA 17527(717) 442-9034SANITARY SEWER:TOWN OF ITHACA PUBLIC WORKSDAN THAETE215 N. TIOGA STREETITHACA, NY 14850(607) 273-1656ELECTRIC:NEW YORK STATE ELECTRIC & GAS18 LINK DRIVEBINGHAMTON, NY 13904(607) 343-5283SURVEYOR:NICK GULLA, PLSTHEW ASSOCIATES PE-LS, PLLC9478 RIVER ROADMARCY, NY 13403(315) 797-1957CIVIL ENGINEER:ADAM M. FISHEL, PEMARATHON ENGINEERING840 HANSHAW ROAD, STE 6ITHACA,NY 14850(607) 241-2917WATER:TOWN OF ITHACA PUBLIC WORKSDAN THAETE215 N. TIOGA STREETITHACA, NY 14850(607) 273-1656WATER:BOLTON POINT WATER SYSTEMSTEVE RIDDLE1402 EAST SHORE DRIVEITHACA, NY 14850(607) 277-0660GAS:NEW YORK STATE ELECTRIC & GAS18 LINK DRIVEBINGHAMTON, NY 13904(607) 343-5283----C6.2CONSTRUCTION DETAILS (3 OF 7)C6.3CONSTRUCTION DETAILS (4 OF 7)C7.0HIGHWAY PLAN (1 OF 4)C7.1HIGHWAY PLAN (2 OF 4)C8.0TRUCK TURN PLANC1.0DEMOLITION PLANGRADING, DRAINAGE AND EROSION CONTROL PLAN (3 OF 3)C3.2C6.4CONSTRUCTION DETAILS (5 OF 7)C6.5CONSTRUCTION DETAILS (6 OF 7)C7.2HIGHWAY PLAN (3 OF 4)BP1.0BACKFLOW PREVENTION PLANC7.3HIGHWAY PLAN (4 OF 4)C6.6CONSTRUCTION DETAILS (7 OF 7)ROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.comC3.1GRADING, DRAINAGE AND EROSION CONTROL PLAN (1 OF 3) Edge ofDeteriorated AsphaltEdge of GravelEdge of GravelGravel1 StoryMasonry andWood FrameShedRoof Height 445.3'WoodDeckSlateConcretePorchPorchGravel DrivewaySlateConc.Timber CurbTimberBollard withElectricCurbingPaver StoneRetaining WallSplit Rail FenceWood FenceWood FenceNo UtilitiesWoodenDeck24Bell Atlantic128WWWWWWWWWOHUOHUOHUOHUOHUOHEOHEOHEOHEOHEOHEOHEOHEWood Ret.WallEMGMUndergroundElectric into ShedVentsOverhangInv. 438.85Inv. 430.7012" PVCInv. 438.3010" Steel Force MainInv. 432.30Landscape Areawith Timber CurbPorch2 Bole10" Deciduous18"Deciduous12"Deciduous12"Deciduous8"Deciduous12"Deciduous8"Deciduous22"Pine18"Deciduous20"Deciduous16"Deciduous15"Deciduous16"Hemlock3 Bole15" Sycamore2 Bole25" Maple14.10'29.80'13.80'29.80'11.90'12.00'8.00'31.20'0.90'17.00'39.90'67.20'19.60'19.40'1.90'47.90'48.50'41.80'19.20'28.30'Roof HeightElev. 464.4'Chimney HeightElev. 465.0'8" PVC21.30'Edge o f G rave lEdge o f G rave l 635 Elmira RoadNo On-site Parking SpacesInv. 434.7010" Steel Force MainSanitary ManholeRim Elevation 441.76Sanitary Manhole-Force MainRim Elevation 445.66Sanitary ManholeRim Elevation 445.81FF=447.65FF=447.86Sanitary ManholeRim Elevation 439.66FF=449.87FF=449.31FF=447.490.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.17 MILE DRIVE 5 MIL E D R I V E (NYS R T 1 3 A )ELM IRA ROAD (NYS R T 1 3 )SITE LOCATIONBREWERY LANE NORTH DEMOLITION NOTES1.THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN LOCATION APPROVED BY ALL GOVERNING AUTHORITIES) OF ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES PIPES, STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS SHOWN ON THE REMAINING PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO A SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL PER THE FOLLOWING RECOMMENDATIONS:A. AREAS WITHIN NEW BUILDING FOOTPRINT (INCLUDING SIDEWALKS): IMPORTED STRUCTURAL FILL (NYSDOT 304.14) SHALL BE USED TO BACKFILL THESE AREAS PLACED IN LOOSE LIFTS NOT EXCEEDING 12" AND COMPACTED TO THE MAXIMUM DRY DENSITIES NOTED IN THE EARTHWORK NOTESB. AREAS OUTSIDE NEW BUILDING FOOTPRINT: THESE AREAS MAY BE BACKFILLED WITH SUITABLE ON-SITE MATERIAL PLACED IN LOOSE LIFTS NOT EXCEEDING 12" AND COMPACTED TO THE MAXIMUM DRY DENSITIES NOTED IN THE EARTHWORK NOTES. IN LIEU OF USING SUITABLE ONSITE MATERIAL IN AREAS OUTSIDE THE BUILDING FOOTPRINT AS FILL, NYSDOT ITEM 203.07 (SELECT GRANULAR) FILL MAY BE USED. THE USE OF ALTERNATE BACKFILL/FILL MATERIALS SHALL BE EVALUATED ON A CASE-BY-CASE BASIS BY THE PROJECT'S GEOTECHNICAL ENGINEER PRIOR TO USE.2.THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING OF IT IN A LEGAL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FOR DEMOLITION AND DISPOSAL.3.THE CONTRACTOR SHALL MAINTAIN ALL UTILITY SERVICES TO ANY EXISTING BUILDING/FACILITY TO REMAIN AT ALL TIMES.4.THE CONTRACTOR SHALL COORDINATE WITH THE RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND RELOCATION OF ANY UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR SUCH SERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES.5.THIS PLAN DOES NOT SHOW ALL ITEMS TO BE DEMOLISHED, ABANDONED AND/OR REMOVED. EXISTING STRUCTURES WITHIN THE CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED, OR RELOCATED AS NECESSARY, UNLESS SPECIFIED OTHERWISE. ALL COSTS SHALL BE INCLUDED IN BASE BID.6.THE CONTRACTOR ACCEPTS ALL RESPONSIBILITY OF SALVAGED MATERIALS.7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE DISCONNECTION OF UTILITY SERVICES TO THE EXISTING BUILDING PRIOR TO DEMOLITION.8.ALL UTILITIES WITHIN PROPOSED BUILDING FOOTPRINTS (INCLUDING 5 FEET BEYOND THE PERIMETER) SHALL BE REMOVED AND THE EXCAVATION AREA SHALL BE BACKFILLED AND COMPACTED PER THE CONSTRUCTION DOCUMENTS.9.THE CONTRACTOR SHALL FILL ALL ABANDONED UTILITY PIPES AND STRUCTURES WITH CONTROL DENSITY FILL. ALL ABANDONED PIPES AND STRUCTURES WITHIN 2' OF PROPOSED FINISHED GRADE SHALL BE REMOVED UNLESS SPECIFIED OTHERWISE. AT MANHOLES AND STRUCTURES TO REMAIN, ABANDONED PIPES SHALL BE CUT AND PLUGGED AND THE REMAINING OPENING IN THE MANHOLE/STRUCTURE SHALL BE FILLED SO TO MATCH THE REMAINING STRUCTURE/MANHOLE. THE CONTRACTOR HAS THE OPTION TO REMOVE THOSE UTILITIES TO BE ABANDONED AT NO ADDITIONAL COST TO THE OWNER.10.REMOVAL OR ABANDONMENT OF UTILITIES, DRIVEWAYS, STRUCTURES, ETC. SHALL ONLY BE PERFORMED AFTER CRITICAL NEW OR TEMPORARY INFRASTRUCTURE IS IN PLACE AND OPERATIONAL (I.E. UTILITIES, DRAINAGE, PAVING, ACCESSIBLE PARKING, ETC.). THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING PROPER AND SAFE SEQUENCING.11.THE CONTRACTOR IS RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED TO ALL UTILITIES, STORM DRAINAGE, SIGNS, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH THE GOVERNING AUTHORITY'S SPECIFICATIONS AND SHALL BE APPROVED BY THE AUTHORITY PRIOR TO THE START OF WORK. COSTS FOR SUCH RELOCATIONS SHALL BE INCLUDED IN THE BASE BID.12.THE CONTRACTOR SHALL VERIFY OVERHEAD UTILITY ELEVATIONS TO AVOID CONFLICTS.13.CONTRACTOR IS RESPONSIBLE FOR COORDINATING WITH THE ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING RELOCATION OR REMOVAL. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY IN AN EFFORT TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE.14.THE CONTRACTOR IS RESPONSIBLE FOR ALL TEMPORARY SERVICES INCLUDING BUT NOT LIMITED TO: GAS, ELECTRIC, TELEPHONE, STORM DRAINAGE, SANITARY SEWAGE, COMMUNICATIONS, HEAT, ETC. THROUGHOUT ALL PHASES OF CONSTRUCTION. COSTS FOR SUCH TEMPORARY SERVICES SHALL BE INCLUDED IN THE BASE BID.15.THE CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC. AS REQUIRED BY THE OWNER, TOWN OF ITHACA AND/OR THE ENGINEER.16.THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SURROUNDING PROPERTIES AT ALL TIMES DURING DEMOLITION OF EXISTING FACILITIES AND CONSTRUCTION OF NEW SITE/BUILDING IMPROVEMENTS.17.NO WORK SHALL COMMENCE UNTIL ALL INITIAL EROSION AND SEDIMENTATION CONTROL PRACTICES ARE IN PLACE.18.CONTRACTOR IS RESPONSIBLE FOR ALL REPAIRS AND/OR REPLACEMENT OF FACILITIES/STRUCTURES, ETC. WHICH MAY BE DAMAGED DUE TO DEMOLITION OR CONSTRUCTION ACTIVITIES.19.EXISTING PAVEMENT AND CONCRETE SHALL BE SAW-CUT AT THE LIMITS OF WORK PRIOR TO REMOVAL.20.THE CONTRACTOR SHALL LIMIT SAW-CUT ACTIVITIES TO ONLY THOSE AREAS WHERE IT IS REQUIRED OR AS SHOWN ON THE PLANS. IF SURROUNDING PAVEMENT/CONCRETE IS DAMAGED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND/OR REPAIR.21.DAMAGE TO ALL EXISTING CONDITIONS TO REMAIN WILL BE REPLACED AT THE CONTRACTOR'S EXPENSE.22.ALL SIGNS, STRIPING AND OTHER FEATURES THAT WERE IMPACTED OR DISTURBED SHALL BE RESTORED.23.THE CONTRACTOR SHALL REFER TO THE LANDSCAPING PLAN FOR INFORMATION PERTAINING TO THE EXISTING TREES TO REMAIN DURING CONSTRUCTION.24.TREES TO REMAIN SHALL BE PROTECTED PER DETAIL. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COSTS ASSOCIATED WITH TREE PROTECTION. IF TREES INDICATED TO REMAIN ARE DAMAGED OR REMOVED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COSTS ASSOCIATED WITH REPLACEMENT OF THE TREE(S) AT THE OWNER'S AND/OR TOWN OF ITHACA'S DISCRETION.25.NO WORK OR EQUIPMENT IS ALLOWED ON THE ADJACENT PROPERTIES WITHOUT WRITTEN CONSENT OF PROPERTY OWNER(S), EXCEPT AS SHOWN.26.THE CONTRACTOR SHALL PROTECT ALL PROJECT BENCHMARKS, PROPERTY CORNERS, AND SURVEY MONUMENTS/MARKERS THROUGHOUT CONSTRUCTION.27.THE CONTRACTOR SHALL REMOVE AND RETURN ALL WATER METERS TO THE TOWN OF ITHACA WATERAUTHORITY.28.THE PRESENCE OR ABSENCE OF EXISTING ONSITE SEPTIC SYSTEMS IS UNKNOWN. IF ENCOUNTERED, THECONTRACTOR SHALL DISPOSE OF SYSTEM COMPONENTS AND ANY REMAINING SANITARY SEWAGE IN A LEGAL MANNER.29.THE PRESENCE OR ABSENCE OF EXISTING WELLS IS UNKNOWN. IF ENCOUNTERED, ALL EXISTING WELLS LOCATEDWITHIN THE SITE DEVELOPMENT AREA SHALL BE REMOVED AND ABANDONED IN ACCORDANCE WITH NYSDOH REQUIREMENTS. WHICH INCLUDES: COMPLETE WELL CASING REMOVAL AND BACKFILLING WELL HOLE WITH NEATCEMENT GROUT. DEPTH, TYPE, ETC. OF EXISTING WELLS UNKNOWN. CONTRACTOR TO CONFIRM CONDITION OF WELLSTO BE ABANDONED AND ABANDONMENT PROCEDURES PRIOR TO THE START OF WORK.SITE 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:03/31/16REVISIONSDATEBYREVISIONDRAWING TITLE:Demolition Plan SHEET No:JOB No: DRAWING No:C-1.0 2 of 210728-16COPYRIGHT 2023 MARATHON ENG.CNORTHLOCATION SKETCHN.T.S.DEMOLITION KEYNOTES BUILDING & ASSOCIATED PATIO, DECK, STEPS, STOOPS, WALKS,CURBS, RETAINING WALLS, ETC. TO BE REMOVEDASPHALT DRIVEWAY TO BE REMOVEDGRAVEL DRIVEWAY TO BE REMOVEDMISCELLANEOUS ITEM TO BE REMOVEDUTILITIES TO BE REMOVED. COORDINATE SERVICEDISCONNECTION/REMOVAL AND ASSOCIATED METER REMOVALWITH RESPECTIVE UTILITY COMPANY.EXISTING OVERHEAD UTILITY AND ASSOCIATED POLES, GUYANCHORS, ETC. TO BE RELOCATED. CONTRACTOR TOCOORDINATE WORK SCOPE AND SCHEDULE WITH UTILITYCOMPANY(IES)EXISTING WATER SERVICE TO BE DECOMMISSIONED AT THESERVICE TAP. EXISTING CORPORATION TAP TO BE REMOVED ANDPLUGGED. CONTRACTOR TO COORDINATE WORK SCOPE ANDSCHEDULE WITH UTILITY COMPANY. PORTION OF WATER SERVICEREMAINING UNDER ELMIRA ROAD IS TO BE ABANDONED.EXISTING GAS SERVICE TO BE CUT, CAPPED AND ABANDONED ATTHE RIGHT OF WAY LINE. CONTRACTOR TO COORDINATE WORKSCOPE AND SCHEDULE WITH UTILITY COMPANYEXISTING SANITARY SEWER LATERAL TO BE CUT AND CAPPED ATTHE RIGHT OF WAY LINE. PORTIONS OF LATERAL LOCATED ONPRIVATE PROPERTY TO BE REMOVED. THE PORTION WITHINNYSDOT RIGHT-OF-WAY SHALL BE ABANDONED IN PLACE.CONTRACTOR TO LOCATE AND REMOVE EXISTING SANITARYLATERAL ENTERING THE EXISTING MANHOLE AND REPAIR/PLUGSTRUCTURE ENTRANCE PER TOWN OF ITHACA REQUIREMENTS.EXISTING LATERAL INVERT UNKNOWN. THE EXISTING BENCHSHALL BE REMOVED IN ITS ENTIRETY AND NEW BENCH INSTALLED.ABCDEFCXXXXXXXXXXXXXCBAAAXXXXXGHIJDDDDEEEGHJIEFF7/25/16AFREVISED PER BOLTON POINTCOMMENTSG2/09/17AFREVISED PER TOWN COMMENTSHAZARDOUS BUILDING MATERIALS SURVEY1. THE OWNER/DEVELOPER HAS PERFORMED A HAZARDOUS BUILDING MATERIALS SURVEY. THE DEMOLITIONCONTRACTOR SHALL OBTAIN A COPY AND REVIEW THE HAZARDOUS BUILDING MATERIALS SURVEY PRIOR TO THE START OFWORK.2. THE OWNER/DEVELOPER IS CONTRACTING WITH AN APPROPRIATE ABATEMENT CONTRACTOR TO PROPERLY REMOVEAND DISPOSE OF THOSE HAZARDOUS BUILDING MATERIALS.3.THE CONTRACTOR SHALL BE RESPONSIBLE TO VERIFY THAT ALL ABATEMENT WORK HAS BEEN COMPLETED PRIOR TOINITIATING STRUCTURE DEMOLITION.6/21/17AFREVISED PER TOWN & NYDOTCOMMENTSROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com3/25/20AFMISC. REVISIONSPHASING NOTESPHASE I:1. INSTALLATION OF ALL INITIAL EROSION AND SEDIMENT CONTROL MEASURES ASSHOWN ON C3.02. DISCONNECTION/REMOVAL OF ALL UTILITIES IDENTIFIED ON THIS PLAN.3.DEMOLITION OF THE EXISTING STRUCTURES, PATIO AND DECK. EXISTINGPAVED/GRAVEL DRIVEWAYS ARE NOT TO BE REMOVED AS PART OF PHASE I.4.DISPOSAL OF DEMOLITION DEBRIS IN A MANNER COMPLYING WITH THEREGULATIONS OF THE TOWN OF ITHACA.5.BACKFILL OF EXISTING BASEMENT FACILITIES.6.STABILIZATION OF ALL DISTURBED AREAS AS SHOWN ON SHEET C3.0PHASE II:3.INSTALLATION OF ALL EROSION AND SEDIMENT CONTROL MEASURES AS SHOWN ONC3.1.4.DEMOLITION/REMOVAL OF ALL OTHER EXISTING FEATURES SHOWN ON THIS PLAN(IE. PAVEMENT, GRAVEL, SIDEWALKS, ETC.)4/20/20AFPLAN UPDATES FOR PHASED DEMOLITION2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTALADAM M. FISHEL12/01/23AFTOWN SUBMITTAL 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 HOTEL7 MILE DRIVE 5 MIL 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 63 --ADA ACCESSIBLE SPACES 3 4 NOTOTAL 67 (1 PER ROOM) 67 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' ±49'-9" YES**BUILDING COVERAGE 30% (MAX) 12% NOGREENSPACE 30% MIN. ±55% NOMAXIMUM NUMBER OF HOTEL ROOMS 60 67 YES**INTERIOR PARKING LANDSCAPING *** NA NO 3. PARCEL STATISTICS: 3.1 PARCEL AREA - ±2.2 ACRES 3.2 EXISTING CONDITIONS: COMMERCIAL USE 3.3 PROPOSED CONDITIONS: 3-STORY, 67 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 7/24/23, 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.ABCDEFGHIJKLMNOPQHOFBLAANLLLMAAAABBBKRGGPSSURRQEDDITTTRRCCURLTWO-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 PLANSSEGMENTAL BLOCK RETAINING WALLOUTDOOR PATIO/AMENITY SPACEVWVWJWVWVWB3/01/18AFREVISED 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 SUBMITTALXXYYZZAAABABAB7/26/23AFTOWN SUBMITTALADAM M. FISHEL12/01/23AFTOWN SUBMITTAL Edge ofDeteriorated AsphaltEdge of GravelEdge of GravelGravel1 StoryMasonry andWood FrameShedRoof Height 445.3'WoodDeckSlateConcretePorchPorchGravel DrivewaySlateConc.Timber CurbTimberBollard withElectricCurbingPaver StoneRetaining WallSplit Rail FenceWood FenceWood FenceNo UtilitiesWoodenDeck24Bell Atlantic128WWWWWWWWWOHUOHUOHUOHUOHUOHEOHEOHEOHEOHTOHEOHEOHEOHEWood Ret.WallEMGMUndergroundElectric into ShedVentsOverhangInv. 438.85Inv. 430.7012" PVCInv. 438.3010" Steel Force MainInv. 432.3044" depth toSanitary Line54" depth toSanitary LineLandscape Areawith Timber CurbPorch2 Bole10" Deciduous18"Deciduous12"Deciduous12"Deciduous8"Deciduous12"Deciduous8"Deciduous22"Pine18"Deciduous20"Deciduous16"Deciduous15"Deciduous16"Hemlock3 Bole15" Sycamore2 Bole25" Maple14.10'29.80'13.80'29.80'11.90'12.00'8.00'31.20'0.90'17.00'39.90'67.20'19.60'19.40'1.90'47.90'48.50'41.80'19.20'28.30'Roof HeightElev. 464.4'Chimney HeightElev. 465.0'8" PVCSite Benchmark No.1Elevation: 446.11Site Benchmark No. 2Elevation: 447.52Reputed TieIn Location21.30'Edge o f G rave lEdge o f G rave l370.1' (P)34.3' (P)635 Elmira RoadNo On-site Parking SpacesInv. 434.7010" Steel Force MainSanitary ManholeRim Elevation 441.76Sanitary Manhole-Force MainRim Elevation 445.66Sanitary ManholeRim Elevation 445.81FF=447.65FF=447.86Sanitary ManholeRim Elevation 439.66FF=449.87FF=449.31FF=447.4943943743543543443343243143042042541541341441244044144244344444544644644544444344244144844744644043943543943042942841144 0 43 9 43843 7 43 6 435 4 1 1 4 1 5 42 0 4 3 0 4 2 5408408408410415420425430435440441442440442441435412413414415410436445 440435447446445444443447446445444448446447430425420416.6416.6 4 1 6 . 634.23' (M)S 01°38'23" ES 49°49'52" W369.39' (M)216.86' (M)S 01°38'23" E0.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.17 MILE DRIVE 5 MIL E D R I V E (NYS R T 1 3 A )ELM IRA ROAD (NYS R T 1 3 )SITE LOCATIONBREWERY LANE NORTH EARTHWORK 1. GEOTECHNICAL ENGINEERING REPORT - THE CONTRACTOR SHALL REFER TO THE FOLLOWING INVESTIGATIONS AND REPORTS PREPARED BY EMPIRE GEO SERVICES, INC. WITH REGARDS TO EXISTING SOIL CONDITIONS, EARTHWORK, PAVEMENT, DEWATERING, ETC CONSTRUCTION RECOMMENDATIONS. - GEOTECHNICAL ENGINEERING EVALUATION DATED APRIL 12, 2016. - SUPPLEMENTAL INFILTRATION TESTING REPORT DATED JUNE 22, 2016. 2. PREPARATION - PRIOR TO START OF EARTHWORK OPERATIONS THE CONTRACTOR SHALL COMPLETE THE FOLLOWING APPLICABLE ITEMS AS DEFINED BY CONTRACT DOCUMENTS: - SITE DEMOLITION - REMOVAL AND DISPOSAL OFF-SITE IN A LEGAL MANNER; STRUCTURES, UTILITIES, PAVEMENTS, ETC. - CLEARING AND GRUBBING - REMOVAL AND DISPOSAL OFF-SITE IN A LEGAL MANNER; TREES, BRUSH, STUMPS, ETC. - TOPSOIL STRIPPING - STRIP AND STOCKPILE TOPSOIL FOR REUSE. EXCESS TOPSOIL MAY BE REMOVED FROM SITE WITH APPROVAL BY OWNER AND MUNICIPALITY. 3. RESPONSIBILITY - THE CONTRACTOR IS RESPONSIBLE FOR: - ESTIMATE - COMPLETION OF A QUANTITY TAKEOFF TO DETERMINE THE VOLUME OF CUT, FILL, AND TOPSOIL. COMPARE AND COORDINATE WITH INFORMATION PROVIDED BY THE DESIGN ENGINEER. - GRADE TOLERANCES - ESTABLISHING DESIGN SUBGRADE ELEVATIONS TO WITHIN ONE TENTH OF ONE FOOT (0.10') IN PAVEMENT AREAS (INCLUDING WALKS) AND TO WITHIN THIRTY-THREE HUNDREDTHS OF ONE FOOT (0.33') FOR ALL REMAINING AREAS. - COMPACTION - ACHIEVING THE SPECIFIED MINIMUM COMPACTION VALUES FOR EMBANKMENT/FILL AREAS. THE TERMS "FILL" AND EMBANKMENT" ARE INTERCHANGEABLE. - CUTS - ONCE EXCAVATIONS ARE SHAPED TO THE DESIGN GRADES THE AREAS SHALL BE PROTECTED TO ASSURE THAT THE INTEGRITY OF MATERIAL IS NOT COMPROMISED BY CONSTRUCTION VEHICLES AND/OR IMPROPER DRAINAGE. AREAS DETERMINED BY CONTRACTOR TO BE NOT SUITABLE FOR SUBGRADE PLACEMENT SHALL BE IMMEDIATELY REPORTED WHEN THE SUBGRADE IS ESTABLISHED TO OWNER'S REPRESENTATIVE. STABILIZATION MEASURES FOR CUT AREAS MAY BE CONSIDERED BY OWNER'S REPRESENTATIVE AS A CHANGE TO THE BASE CONTRACT. 4. TESTING - THE FOLLOWING MAXIMUM DRY DENSITIES SHALL BE ACHIEVED AS MEASURED BY THE MODIFIED PROCTOR METHOD ASTM D-1557: - 95% UNDER PAVEMENTS, WALKS, AND IN STRUCTURAL FILL AREAS - 85% IN REMAINING AREAS THE AGREEMENT BETWEEN THE OWNER AND CONTRACTOR SHALL DEFINE THE NUMBER OF TESTS AND RESPONSIBILITY. WE RECOMMEND IN EMBANKMENT AREAS ONE PER LIFT AND/OR ONE PER 1,000 CUBIC YARDS. 5. LIFT THICKNESS - UNLESS OTHERWISE RECOMMENDED IN THE AFOREMENTIONED GEOTECHNICAL INVESTIGATION, THE MAXIMUM LIFT THICKNESS UNDER PAVEMENTS, WALKS, AND STRUCTURAL FILLS SHALL BE 12 INCHES, HAND OPERATED COMPACTION FILLS SHALL NOT EXCEED 6 INCHES. 6. PROOF ROLLING - THE OWNER'S REPRESENTATIVE MAY REQUEST A PROOF ROLL (I.E. LOADED TEN WHEELER) OF SUBGRADE AREAS PRIOR TO PLACEMENT OF SUBBASE MATERIALS. AREAS THAT "FAIL" SHALL BE REMOVED AND REPLACED TO ACHIEVE A PASSING SUBGRADE. PROOF ROLLING AND OVER-EXCAVATION OF UNSUITABLE MATERIAL SHALL BE PERFORMED IN ACCORDANCE WITH THE RECOMMENDATIONS OUTLINED IN THE GEOTECHNICAL EVALUATION.DEMOLITION 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:RLJDESIGNED:AMFDATE:04/20/20REVISIONSDATEBYREVISIONDRAWING TITLE:Grading, Drainage& Erosion ControlPlan (1 of 3) SHEET No:JOB No: DRAWING No:C3.0 4 of 210728-16COPYRIGHT 2023 MARATHON ENG.CNORTHREFERENCES1. 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 3/21/16.LOCATION SKETCHN.T.S.ROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.comEROSION CONTROL LEGEND STABILIZED CONSTRUCTION ENTRANCE/EXITGRAVEL MULCH, RE: DETAIL 3/C3.0SILT FENCESEED & MULCHSEED MIX SHALL BE TOWN & COUNTRY SEED MIXAS MANUFACTURED BY CROSSMAN SEED CORPORATION.SEED MIX SHALL CONSIST OF:30% CREEPING RED FESCUE20% GATOR 3 PERENNIAL RYEGRASS20% ALL STAR 3 PERENNIAL RYEGRASS20% KEYSTONE 2 PERENNIAL RYEGRASS10% KENTUCKY BLUEGRASS 98 / 85SEEDING RATE SHALL BE 6LBS./ 1000 S.F. OF PURE LIVE SEED.MULCH: SHALL BE STRAW APPLIED AT 2 TONS/ACREEROSION CONTROL (PHASE I) 1. CERTIFICATION - THE BASIC STORM WATER POLLUTION PREVENTION PLAN (BASIC SWPPP), WHICH INCLUDES THE"GRADING PLAN", "EROSION CONTROL PLAN", "EROSION CONTROL NOTES", ALONG WITH THE "DRAINAGE REPORT",DEFINES AND MEETS THE REQUIREMENTS OF THE NEW YORK STATE DEPARTMENT OF ENVIRONMENTAL CONSERVATION(NYSDEC) PHASE II STORM WATER REGULATIONS. 2. CONTRACTOR RESPONSIBILITY - ALL CONTRACTORS AND SUB-CONTRACTORS SHALL CERTIFY WITHIN THE SWPPP THAT THEY WILL IMPLEMENT AND MAINTAIN STORM WATER MANAGEMENT PRACTICES. 3. INSPECTION - EROSION CONTROL (EC) MEASURES INSTALLED AND MAINTAINED BY THE SITE WORK CONTRACTOR ARE SUBJECT TO THE REVIEW AND APPROVAL OF THE: MUNICIPALITY, DESIGN ENGINEER, NYSDEC, AND OWNER'S REPRESENTATIVE. IMMEDIATE ACTION BY THE CONTRACTOR SHALL BE TAKEN IF ADDITIONAL OR CORRECTIVE MEASURES ARE REQUIRED BY ANY ONE OF THESE CITED REVIEWERS. EROSION CONTROL MEASURES NOT SPECIFICALLY SHOWN ON CONTRACT DRAWINGS (I.E.., ADDITIONAL SILT FENCE, COLLARS, FABRICS, ETC.) SHALL BE INSTALLED AS WARRANTED BY FIELD CONDITIONS, AND AS DIRECTED BY THE AFOREMENTIONED REVIEWERS. 4. NOTIFICATION - AS DESIGN ENGINEER, OUR OFFICE HAS NOTIFIED THE OWNER OF THE INSPECTION REQUIREMENTS UNDER GP-0-15-002. DISTURBANCES OF 1.0 ACRE OR GREATER REQUIRE THAT THE OWNER FILE A NOTICE OF INTENT (NOI) AND A SWPPP WITH THE NYSDEC UNDER STATE POLLUTANT DISCHARGE ELIMINATION SYSTEM (SPDES) GENERAL PERMIT #GP-0-15-002. THE REGULATIONS REQUIRE THAT A LICENSED PROFESSIONAL COMPLETE A WEEKLY INSPECTION (THROUGHOUT THE PERIOD OF LAND DISTURBANCE). 5. PRE-CONSTRUCTION - THE APPROPRIATE EROSION CONTROL MEASURES AS DEFINED BY THE CONSTRUCTION DOCUMENTS SHALL BE INSTALLED PRIOR TO THE START OF ANY CONSTRUCTION ACTIVITIES. A PRE-CONSTRUCTION MEETING WITH THE TOWN OF ITHACA SHALL OCCUR PRIOR TO THE START OF ANY CONSTRUCTION ACTIVITIES. 6. TOPSOIL - UPON COMPLETION OF THE STOCKPILE STRIPPING OPERATION, STOCKPILES SHALL BE STABILIZED IN ACCORDANCE TO NYSDEC REGULATIONS. 7. SLOPES - UPON COMPLETION OF GRADING, SLOPES WITH A GRADIENT OF ONE FOOT VERTICAL TO THREE FEET HORIZONTAL (1 ON 3) OR GREATER SHALL BE: TOPSOILED, SEEDED, FERTILIZED AND STABILIZED WITH A ROLLEDEROSION CONTROL BLANKET (ECB). ECB SHALL BE NORTH AMERICAN GREEN - BIONET PRODUCT #S150BN ORAPPROVED EQUAL. 8. DUST - THE CONTRACTOR SHALL APPLY WATER AND/OR CALCIUM CHLORIDE, AS CONDITIONS WARRANT, TO CONTROL WIND BORN EROSION. THIS MEASURE APPLIES TO: HAUL ROADS, CUT AND FILL OPERATIONS, SUB-BASE AND ANY OTHER EXPOSED SURFACES. 9. OPERATION & MAINTENANCE - THROUGHOUT THE PERIOD OF CONSTRUCTION AND PRIOR TO ESTABLISHING FINAL GROUND COVER THE SITE CONTRACTOR IS RESPONSIBLE FOR THE OPERATION AND MAINTENANCE OF THE TEMPORARY EROSION CONTROL MEASURES. FOR EXAMPLE, THE SILTATION FACILITIES SHALL BE RE-EXCAVATED WHEN THE VOLUME (3600 CUBIC FEET/DISTURBED ACRE) IS REDUCED BY ONE-HALF OR MORE OF ITS SPECIFIED CAPACITY AND/OR THE MATERIAL IS WITHIN ONE FOOT OF THE DISCHARGE POINT.10. WORK STOPPAGE - ALL DISTURBED AREAS NOT TO BE WORKED WITHIN 21 DAYS MUST BE SEEDED WITHIN 14 DAYS FROM THE LAST CONSTRUCTION ACTIVITY IN THAT AREA.11. SEQUENCE - THE CONTRACTOR SHALL INSTALL EROSION CONTROL MEASURES IN THE FOLLOWING SEQUENCE UNLESS AUTHORIZED OTHERWISE AT PRE-CONSTRUCTION MEETING: PHASE I:-CONTRACTOR SHALL DENOTE THE LOCATION OF EQUIPMENT STORAGE/LAYDOWN, JOB TRAILERS, PORTA-POTTY, WASTERECEPTACLES, ETC. ON THE CONSTRUCTION DRAWINGS PRIOR TO THE START OF WORK. CONTRACTOR SHALL LIMIT THELOCATION OF ALL CONSTRUCTION PARKING, LAYDOWN, STORAGE, STAGING, ETC. AREAS TO THE SUBJECT PROPERTY. IFOFFSITE AREAS ARE REQUIRED, THE CONTRACTOR IS RESPONSIBLE FOR SECURING APPROPRIATE EASEMENTS FROMRESPECTIVE LAND OWNERS AND APPROVALS FROM THE TOWN OF ITHACA AND/OR NYSDOT PRIOR TO THE USE OF THESEOFFSITE AREAS.-PROTECT EXISTING VEGETATION AND ENVIRONMENTAL FEATURES TO REMAIN.-INSTALL PERIMETER SEDIMENT CONTROLS.-INSTALL STABILIZED CONSTRUCTION ENTRANCE.-COMMENCE PROPOSED DEMOLITION.-FILL ANY EXCAVATED AREAS ACCORDING TO THE EARTHWORK NOTES.-STABILIZE DISTURBED AREAS ACCORDING TO THE PLANS.GRAVEL MULCH2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTALADAM M. FISHEL12/01/23AFTOWN SUBMITTAL Wood FenceNo UtilitiesWWWWWWWWWOHUOHUOHUOHUOHUOHEOHEOHEOHEOHEOHEOHEInv. 438.85Inv. 430.7012" PVCInv. 438.3010" Steel Force MainInv. 432.3044" depth toSanitary Line54" depth toSanitary Line2 Bole10" Deciduous18"Deciduous12"Deciduous12"Deciduous8"Deciduous12"Deciduous8"Deciduous22"Pine18"Deciduous20"Deciduous16"Deciduous15"Deciduous16"Hemlock3 Bole15" Sycamore2 Bole25" Maple8" PVCSite Benchmark No.1Elevation: 446.11Site Benchmark No. 2Elevation: 447.52Reputed TieIn LocationInv. 434.7010" Steel Force MainSanitary ManholeRim Elevation 441.76Sanitary Manhole-Force MainRim Elevation 445.66Sanitary ManholeRim Elevation 445.81Sanitary ManholeRim Elevation 439.6643943743543543443343243143042042541541341441244044144244344444544644644544444344244144844744644043943543943042942841144 0 43 9 43843 7 43 6 435 4 1 1 4 1 5 42 0 4 3 0 4 2 5408408408410415420425430435440441442440442441435412413414415410436445 440435447446445444443447446445444448446447430425420416.6416.6 4 1 6 . 60.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.17 MILE DRIVE 5 MIL E D R I V E (NYS R T 1 3 A )ELM IRA ROAD (NYS R T 1 3 )SITE LOCATIONBREWERY LANE NORTHEROSION CONTROL (PHASE II) 1. CERTIFICATION - THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP), WHICH INCLUDES THE "GRADING PLAN", "EROSION CONTROL PLAN", "EROSION CONTROL NOTES", ALONG WITH THE "DRAINAGE REPORT", DEFINES AND MEETS THE REQUIREMENTS OF THE NEW YORK STATE DEPARTMENT OF ENVIRONMENTAL CONSERVATION (NYSDEC) PHASE II STORM WATER REGULATIONS. 2. CONTRACTOR RESPONSIBILITY - ALL CONTRACTORS AND SUB-CONTRACTORS SHALL CERTIFY WITHIN THE SWPPP THAT THEY WILL IMPLEMENT AND MAINTAIN STORM WATER MANAGEMENT PRACTICES. 3. INSPECTION - EROSION CONTROL (EC) MEASURES INSTALLED AND MAINTAINED BY THE SITE WORK CONTRACTOR ARE SUBJECT TO THE REVIEW AND APPROVAL OF THE: MUNICIPALITY, DESIGN ENGINEER, NYSDEC, AND OWNER'S REPRESENTATIVE. IMMEDIATE ACTION BY THE CONTRACTOR SHALL BE TAKEN IF ADDITIONAL OR CORRECTIVE MEASURES ARE REQUIRED BY ANY ONE OF THESE CITED REVIEWERS. EROSION CONTROL MEASURES NOT SPECIFICALLY SHOWN ON CONTRACT DRAWINGS (I.E.., ADDITIONAL SILT FENCE, COLLARS, FABRICS, ETC.) SHALL BE INSTALLED AS WARRANTED BY FIELD CONDITIONS, AND AS DIRECTED BY THE AFOREMENTIONED REVIEWERS. 4. NOTIFICATION - AS DESIGN ENGINEER, OUR OFFICE HAS NOTIFIED THE OWNER OF THE INSPECTION REQUIREMENTS UNDER GP-0-20-001. DISTURBANCES OF 1.0 ACRE OR GREATER REQUIRE THAT THE OWNER FILE A NOTICE OF INTENT(NOI) AND A SWPPP WITH THE NYSDEC UNDER STATE POLLUTANT DISCHARGE ELIMINATION SYSTEM (SPDES) GENERALPERMIT #GP-0-20-001. THE REGULATIONS REQUIRE THAT A LICENSED PROFESSIONAL COMPLETE A WEEKLY INSPECTION(THROUGHOUT THE PERIOD OF LAND DISTURBANCE). 5. PRE-CONSTRUCTION - THE APPROPRIATE EROSION CONTROL MEASURES AS DEFINED BY THE CONSTRUCTION DOCUMENTS SHALL BE INSTALLED PRIOR TO THE START OF ANY CONSTRUCTION ACTIVITIES. A PRE-CONSTRUCTION MEETING WITH THE TOWN OF ITHACA SHALL OCCUR PRIOR TO THE START OF ANY CONSTRUCTION ACTIVITIES. 6. TOPSOIL - UPON COMPLETION OF THE STOCKPILE STRIPPING OPERATION, STOCKPILES SHALL BE STABILIZED IN ACCORDANCE TO NYSDEC REGULATIONS. 7. SLOPES - UPON COMPLETION OF GRADING, SLOPES WITH A GRADIENT OF ONE FOOT VERTICAL TO THREE FEET HORIZONTAL (1 ON 3) OR GREATER SHALL BE: TOPSOILED, SEEDED, FERTILIZED AND STABILIZED WITH A ROLLEDEROSION CONTROL BLANKET (ECB). ECB SHALL BE NORTH AMERICAN GREEN - BIONET PRODUCT #S150BN ORAPPROVED EQUAL. 8. DUST - THE CONTRACTOR SHALL APPLY WATER AND/OR CALCIUM CHLORIDE, AS CONDITIONS WARRANT, TO CONTROL WIND BORN EROSION. THIS MEASURE APPLIES TO: HAUL ROADS, CUT AND FILL OPERATIONS, SUB-BASE AND ANY OTHER EXPOSED SURFACES. 9. OPERATION & MAINTENANCE - THROUGHOUT THE PERIOD OF CONSTRUCTION AND PRIOR TO ESTABLISHING FINAL GROUND COVER THE SITE CONTRACTOR IS RESPONSIBLE FOR THE OPERATION AND MAINTENANCE OF THE TEMPORARY EROSION CONTROL MEASURES. FOR EXAMPLE, THE SILTATION FACILITIES SHALL BE RE-EXCAVATED WHEN THE VOLUME (3600 CUBIC FEET/DISTURBED ACRE) IS REDUCED BY ONE-HALF OR MORE OF ITS SPECIFIED CAPACITY AND/OR THE MATERIAL IS WITHIN ONE FOOT OF THE DISCHARGE POINT.10. WORK STOPPAGE - ALL DISTURBED AREAS NOT TO BE WORKED WITHIN 21 DAYS MUST BE SEEDED WITHIN 14 DAYS FROM THE LAST CONSTRUCTION ACTIVITY IN THAT AREA.11.TEMPORARY STABILIZATION - TEMPORARY STABILIZATION SHALL REQUIRE 4 TONS OF STRAW/ ACRE OFDISTURBANCE PLACED WITH TACKIFIER OR ROLLED WITH A TRACKED VEHICLE TO ENSURE NOT DISPLACED.12. WINTER STABILIZATION - ALL WINTER STABILIZATION METHODS IDENTIFIED IN THE NYS 'BLUE BOOK' SHALL BEFOLLOWED FOR ANY DISTURBANCE OR NON-STABILIZED AREAS FROM NOVEMBER 15TH - APRIL 1ST.13.SUBSOIL RESTORATION - ALL AREAS TO BE RESTORED AS LAWN SHALL BE RESTORED PER CHAPTER 5 (5.1.6) OFTHE NEW YORK STATE STORMWATER DESIGN MANUAL AND THE SOIL RESTORATION TABLE (TABLE 5.3 - SOILRESTORATION REQUIREMENTS) SHOWN ON THE PLANS. THE PROJECT SOILS ARE HYDROLOGIC SOIL GROUP _ ANDSHALL BE RESTORED AS SPECIFIED.14. SEQUENCE - THE CONTRACTOR SHALL INSTALL EROSION CONTROL MEASURES IN THE FOLLOWING SEQUENCE UNLESS AUTHORIZED OTHERWISE AT PRE-CONSTRUCTION MEETING: PHASE II:-CONTRACTOR SHALL DENOTE THE LOCATION OF EQUIPMENT STORAGE/LAYDOWN, JOB TRAILERS, PORTA-POTTY, WASTERECEPTACLES, ETC. ON THE CONSTRUCTION DRAWINGS PRIOR TO THE START OF WORK. CONTRACTOR SHALL LIMIT THELOCATION OF ALL CONSTRUCTION PARKING, LAYDOWN, STORAGE, STAGING, ETC. AREAS TO THE SUBJECT PROPERTY. IFOFFSITE AREAS ARE REQUIRED, THE CONTRACTOR IS RESPONSIBLE FOR SECURING APPROPRIATE EASEMENTS FROMRESPECTIVE LAND OWNERS AND APPROVALS FROM THE TOWN OF ITHACA AND/OR NYSDOT PRIOR TO THE USE OF THESEOFFSITE AREAS.-PROTECT EXISTING VEGETATION AND ENVIRONMENTAL FEATURES TO REMAIN.-INSTALL PERIMETER SEDIMENT CONTROLS.-INSTALL STABILIZED CONSTRUCTION ENTRANCE.-PROTECT VEGETATION TO REMAIN.-COMPLETE CLEARING AND GRUBBING.-STRIP TOPSOIL AND PLACE EROSION CONTROL MEASURES AROUND ALL TOPSOIL STOCKPILES. CONTRACTOR TO DENOTELOCATION OF STOCKPILE(S) ON THE CONSTRUCTION DRAWINGS.-INSTALL ADDITIONAL EROSION AND SEDIMENT CONTROLS ACCORDING TO PLAN.-GRADE SITE.-THE CONTRACTOR SHALL PROTECT THE FOOTPRINT OF THE TWO (2) UNDERGROUND STORMWATER DETENTIONFACILITIES FROM HEAVY TRAFFIC TO THE MAXIMUM EXTENT PRACTICAL SO TO NOT OVER-COMPACT THE FLOOR ANDREDUCE INFILTRATIVE CAPACITY OF THE FACILITIES. THE CONTRACTOR SHALL NOT ROUGH GRADE THE SITE WITHIN 3' OFTHE BOTTOM OF EACH OF THE UNDERGROUND STORMWATER MANAGEMENT FACILITIES UNTIL THE INFILTRATION BASINIS READY FOR CONSTRUCTION.-STABILIZE DENUDED AREAS AND STOCKPILES WITHIN 14 DAYS OF LAST CONSTRUCTION ACTIVITY IN EACH AREA.-INSTALL/PLACE CONCRETE WASHOUT AREA(S). CONTRACTOR TO DENOTE LOCATION OF CONCRETE WASHOUT AREA(S)ON THE CONSTRUCTION DRAWINGS.-INSTALL UTILITIES.-APPLY STONE TO ROADS AND PARKING AREAS.-COMPLETE GRADING AND CONSTRUCTION OF PERMANENT STORMWATER UNDERGROUND DETENTION FACILITIES,STABILIZE SIDE SLOPES, ETC. FINAL EXCAVATION TO THE FINISHED SUBGRADE ELEVATION OF THE FACILITIES SHOULD BEDEFERRED UNTIL ALL DISTURBED AREAS HAVE BEEN STABILIZED OR PROTECTED. IT IS CRITICAL THAT ADEQUATE INLETPROTECTION BE PROVIDED AT ALL DRAINAGE INLETS, MANHOLES, ETC. WHICH COLLECT AND DIVERT RUNOFF TO THEUNDERGROUND DETENTION FACILITIES TO PREVENT SEDIMENT ACCUMULATION WITHIN THESE PRACTICES. THEUNDERGROUND DETENTION FACILITIES SHALL NOT BE USED AS TEMPORARY SEDIMENT TRAPPING DEVICES.-ONCE ALL AREAS DRAINING TO BIORETENTION AREA(S) HAVE ACHIEVED FINAL STABILIZATION, CONSTRUCTBIORETENTION AREA(S).-COMPLETE GRADING, REAPPLY TOPSOIL, AND PERFORM SOIL RESTORATION.-INSTALL PERMANENT SEEDING, FERTILIZER AND MULCH.-COMPLETE FINAL PAVING.-REMOVE ACCUMULATED SEDIMENT FROM BIORETENTION AREA(S), STORMWATER DETENTION FACILITIES, STORMSEWERS, STORM STRUCTURES, ETC.-REMOVE ALL TEMPORARY SEDIMENT CONTROL PRODUCTS AFTER SOILS ARE STABILIZED.DISTURBANCE SUMMARY:ONSITE DISTURBED: ±1.80 ACRESOFFSITE DISTURBED: ±0.10 ACRESTOTAL DISTURBED:±1.9 ACRESTOTAL UNDISTURBED: ±0.40 ACRESTOTAL PROJECT AREA: ±2.3 ACRESEXISTING IMPERVIOUS: ±0.41ACRESEXISTING PERVIOUS: ±1.49 ACRESPROPOSED IMPERVIOUS: ±1.10 ACRESPROPOSED PERVIOUS: ±0.80 ACRESSITE 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:03/31/16REVISIONSDATEBYREVISIONDRAWING TITLE:Grading, Drainage& Erosion ControlPlan (2 of 3) SHEET No:JOB No: DRAWING No:C-3.1 5 of 210728-16COPYRIGHT 2023 MARATHON ENG.CNORTHREFERENCES1. 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 3/21/16.LOCATION SKETCHN.T.S.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 DEMOLITIONEARTHWORK:1. REFER TO SHEET C3.0 FOR EARTHWORK NOTES.SEED AND MULCH:1. REFER TO SHEET C3.0 FOR SEED AND MULCH NOTES.6/03/21AFZBA RESUBMITTAL2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTALADAM M. FISHEL12/01/23AFTOWN SUBMITTAL Wood FenceWWWWWWWWWOHUOHUOHUOHUOHUOHEOHEOHEInv. 438.85Inv. 430.7012" PVCInv. 438.3010" Steel Force MainInv. 432.308" PVCSite Benchmark No.1Elevation: 446.11Site Benchmark No. 2Elevation: 447.52Inv. 434.7010" Steel Force MainSanitary ManholeRim Elevation 441.76Sanitary Manhole-Force MainRim Elevation 445.66Sanitary ManholeRim Elevation 445.81Sanitary ManholeRim Elevation 439.6643943743543543443343243143042042541541341441244044144244344444544644644544444344244144844744644043943543943042942841144 0 43 9 43843 7 43 6 435 4 1 1 4 1 5 42 0 4 3 0 4 2 5408408408410415420425430435440441442440442441435412413414415410436445 440435447446445444443447446445444448446447430425420416.6416.6 4 1 6 . 6 PROPOSEDCOMFORT INN HOTEL7 MILE DRIVE 5 MIL E D R I V E (NYS R T 1 3 A )ELM IRA ROAD (NYS R T 1 3 )SITE LOCATIONBREWERY LANE NORTHDISTURBANCE SUMMARY:ONSITE DISTURBED: ±1.80 ACRESOFFSITE DISTURBED: ±0.10 ACRESTOTAL DISTURBED:±1.9 ACRESTOTAL UNDISTURBED: ±0.40 ACRESTOTAL PROJECT AREA: ±2.3 ACRESEXISTING IMPERVIOUS: ±0.41ACRESEXISTING PERVIOUS: ±1.49 ACRESPROPOSED IMPERVIOUS: ±1.10 ACRESPROPOSED PERVIOUS: ±0.80 ACRESSITE 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:03/31/16REVISIONSDATEBYREVISIONDRAWING TITLE:Grading, Drainage& Erosion ControlPlan 3 of 3) SHEET No:JOB No: DRAWING No:C-3.2 6 of 210728-16COPYRIGHT 2023 MARATHON ENG.CNORTHLOCATION SKETCHN.T.S.4/03/18AFREVISED PER TOWN COMMENTSROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com2/04/20AFREVISED PER BUILDINGFOOTPRINT UPDATE3/02/20AFMISC. REVISIONS3/25/20AFMISC. REVISIONS4/20/20AFPLAN UPDATES FOR PHASED DEMOLITIONEARTHWORK:1. REFER TO SHEET C3.0 FOR EARTHWORK NOTES.SEED AND MULCH:1. REFER TO SHEET C3.0 FOR SEED AND MULCH NOTES.EROSION CONTROL (PHASE II):1. REFER TO SHEET C3.1 FOR PHASE II EROSION CONTROL NOTES.2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTALADAM M. FISHEL12/01/23AFTOWN SUBMITTAL Wood FenceWWWWWWWWWOHUOHUOHUOHUOHUOHEOHEOHEInv. 438.85Inv. 430.7012" PVCInv. 438.3010" Steel Force MainInv. 432.308" PVCInv. 434.70Sanitary ManholeRim Elevation 441.76Sanitary Manhole-Force MainRim Elevation 445.66Sanitary ManholeRim Elevation 445.81Sanitary ManholeRim Elevation 439.66PROPOSEDCOMFORT INN HOTELUTILITIES 1. SANITARY 1.1 MATERIALS - PVC LATERALS - PIPING SHALL BE POLYVINYL CHLORIDE (PVC) WITH END SUITABLE FOR ELASTOMERIC GASKET JOINTS, AND A MINIMUM WALL THICKNESS OF SDR-35. PIPING AND FITTINGS SHALL MEET: ASTM D-3034 (4" THRU 15") ASTM F-679 (18" THRU 48") - PVC JOINTING MATERIALS - SHALL BE BELL-AND-SPIGOT WITH INTEGRAL PUSH ON TYPE ELASTOMERIC GASKET JOINTS, GASKET MATERIAL TO BE NEOPRENE MEETING ASTM D-3212.. 1.2 INFILTRATION/ EXFILTRATION (PVC PIPE) - MAXIMUM ALLOWABLE INFILTRATION OR EXFILTRATION SHALL NOT EXCEED 100 GALLONS PER INCH DIAMETER PER MILE OF PIPE PER DAY FOR THE SANITARY SEWER. IF AN AIR TEST IS USED, THE TEST AS A MINIMUM SHALL CONFORM TO THE PROCEDURE DESCRIBED IN ASTM DESIGNATION F-1417 ENTITLED PRACTICE FOR LOW PRESSURE AIR TEST OF PLASTIC PIPE LINES. SANITARY MANHOLES SHALL BE VISUALLY INSPECTED AND TESTED FOR LEAKAGE BY EX FILTRATION OR VACUUM. VACUUM TESTING OF MANHOLES SHALL COMPLY WITH THE METHOD OUTLINED IN THE NEW YORK STATE DEPARTMENT OF ENVIRONMENTAL CONSERVATION TECHNICAL INFORMATION PAMPHLET (TIP) NO. 15 (REVISED). 1.4 FLOOR DRAINS - FLOOR DRAINS, IF CONSTRUCTED IN THE PROJECT. MUST BE CONNECTED TO THE SANITARY SEWER. NOTE: FLOOR DRAINS DO NOT INCLUDE FOUNDATION OR FOOTER DRAINS INSTALLED TO INTERCEPT UNCONTAMINATED GROUND WATER. ALL DISCHARGES FROM THE FLOOR DRAINS TO THE SANITARY SEWER MUST COMPLY WITH THE EFFLUENT LIMITS OF THE LOCAL AND/OR THE TOMPKINS COUNTY SEWER USE LAW. 1.5 TESTING - DEFLECTION TESTS SHALL BE PERFORMED ON ALL FLEXIBLE PIPE. THE TEST SHALL BE CONDUCTED AFTER THE FINAL BACKFILL HAS BEEN IN PLACE AT LEAST 30 DAYS. NO PIPE SHALL EXCEED A DEFLECTION OF 5%. IF THE DEFLECTION TEST IS TO BE RUN USING A RIGID BALL OR MANDREL. IT SHALL HAVE A DIAMETER EQUAL TO 95% OF THE INSIDE DIAMETER OF THE PIPE. THE TEST SHALL BE PERFORMED WITHOUT MECHANICAL PULLING DEVICES. 1.6 SEPARATION - MINIMUM VERTICAL SEPARATION BETWEEN WATER MAINS AND SEWER LINES SHALL BE 18 INCHES MEASURED FROM THE OUTSIDE OF THE PIPES AT THE POINT OF CROSSING. ONE FULL STANDARD LAYING LENGTH OF WATER MAIN SHALL BE CENTERED UNDER OR OVER THE SEWER SO THAT BOTH JOINTS WILL BE AS FAR FROM THE SEWER AS POSSIBLE. IN ADDITION. WHEN THE WATER MAIN PASSES UNDER A SEWER, ADEQUATE STRUCTURAL SUPPORT (COMPACTED SELECTED FILL) SHALL BE PROVIDED FOR THE SEWER TO PREVENT EXCESSIVE DEFLECTION OF JOINTS AND SETTLING OF THE SEWER ON THE WATER MAIN. MINIMUM HORIZONTAL SEPARATION BETWEEN PARALLEL WATER MAINS AND SEWER PIPES (INCLUDING MANHOLES AND VAULTS) SHALL BE 10 FEET MEASURED FROM THE OUTSIDE OF THE PIPES. MANHOLES OR VAULTS.7 MILE DRIVE 5 MIL E D R I V E (NYS R T 1 3 A )ELM IRA ROAD (NYS R T 1 3 )SITE LOCATIONBREWERY LANE NORTH 3. STORM 3.1 REGULATIONS - STORM SEWERS AND APPURTENANCES SHALL BE CONSTRUCTED IN CONFORMANCE WITH THE LATEST REGULATIONS OF THE MUNICIPALITY. 3.2 MATERIALS - THE CONTRACTOR MAY USE THE FOLLOWING PIPE MATERIAL FOR THE MAIN SEWER AS ALLOWED BY THE MUNICIPALITY, PROVIDING THAT THE ROUGHNESS COEFFICIENT ("N" FACTOR) IS 0.013 OR BETTER: - REINFORCED CONCRETE PIPE (RCP), CLASS III - CORRUGATED STEEL PIPE (CSP), 16 GAUGE - HIGH DENSITY CORRUGATED POLYETHYLENE PIPE (PE), AASHTO M-29, TYPE S, ASTM D-3350. 3.3 ROOF DRAINAGE - ALL ROOF DRAINAGE SHALL BE COLLECTED AND PIPED TO THE STORM SEWER SYSTEM UNLESS SPECIFIED OTHERWISE. 3.4 TESTING - UPON COMPLETION OF SYSTEM INSTALLATION, THE MAIN SEWER SYSTEM AND LEADS TO STRUCTURES SHALL BE FLUSHED AND LAMPED TO THE SATISFACTION OF THE MUNICIPALITY.SOUTHERN CAYUGA LAKE INTERMUNICIPAL WATER COMMISSIONSOUTHERN CAYUGA LAKE INTERMUNICIPAL WATER COMMISSIONSPECIFICATIONS FOR WATER MAIN EXTENSIONS1. COVER - WATER SERVICE LINES SHALL HAVE A MINIMUM OF 5 FEET OF COVER FROM FINISHED GRADE IN LAWN AREAS AND6 FEET OF COVER FROM FINISHED GRADE IN PAVED AREAS.2. HYDRANTS - CLOW-EDDY OR MUELLER WITH:·5 FOOT BURY, OPEN LEFT, TRAFFIC TYPE GROUND FLANGE, 6 INCH INLET.·1 - 4½ INCH NST STEAMER NOZZLE, 2 - 2½ INCH NST HOSE NOZZLE.·MECHANICAL JOINT CONNECTIONS, 5 INCH HYDRANT VALVE SEAT, PENTAGON OPERATING NUT.·MUST HAVE TWO FORMS OF RESTRAINT, ONE OF WHICH MUST BE A THRUST BLOCK. SECOND RESTRAINT CAN BE - 1)INTEGRALLY CAST RESTRAINT, 2) ¾ INCH STAINLESS STEEL THREADED ROD AND FRICTION CLAMPS, 3) RETAINERGLANDS.3. WATER MAIN - CLASS 52 (GREATER THAN 350 PSI), DUCTILE IRON, CEMENT LINED, PUSH ON JOINT WITH POLY ENCASEMENT WRAP.4. MAIN VALVES - MECHANICAL JOINT, RESILIENT SEAT, GATE, 2 INCH OPERATING NUT, OPEN LEFT, STAINLESS STEEL BONNETAND PACKING BOLTS.5. MAIN FITTINGS - ALL UNDERGROUND FITTINGS ARE DUCTILE IRON, MECHANICAL JOINT. FITTINGS IN BUILDINGS OR PITS ARETO BE DUCTILE IRON FLANGE JOINT.6. MAIN VALVE BOXES - 5¼ INCH, SCREW TYPE, CAST IRON WITH LID MARKED “WATER”.7. SERVICE LINE FITTINGS - MUELLER OR FORD, COMPRESSION OR FLARED FITTINGS. CURB VALVES AND CORPORATIONSTOPS MUST BE” BALL TYPE - FULL PORT”. STOP AND WASTE VALVES ARE NOT PERMITTED.8. SERVICE LINES - “K” COPPER WITH ¾ INCH MINIMUM (1 INCH MINIMUM IN TOWN OF ITHACA). 1 INCH MINIMUM WHERESPRINKLER SYSTEMS ARE REQUIRED.9. CURB BOXES - BUFFALO STYLE, SCREW TYPE, CAST IRON, LID MARKED “WATER” WITH PENTAGON NUT, OPERATING RODAND CENTERING RING.10. RESTRAINT - 2500 PSI, 30 DAY CONCRETE THRUST BLOCK - PLUS - ONE OF THE FOLLOWING -1) INTEGRALLY CAST RESTRAINT2) ¾ INCH STAINLESS STEEL THREADED ROD AND FRICTION CLAMPS3) RETAINER GLANDS11. PRESSURE REDUCING VALVES - O.C.V MODEL 127, BERMAD OR ROSS VALVE12. DEAD ENDS WITHOUT HYDRANTS·2 INCH FLUSHING OR BLOW OFF HYDRANTS MUST BE INSTALLED.·2½ INCH NST NOZZLE, 2 INCH IRON PIPE INLET, TRAFFIC BREAK AWAY FLANGE AND FULL DRAINING CAPABILITIES.13. TESTING - WATER SERVICE LINES SIZED 4-INCHES OR GREATER SHALL BE:·PRESSURE TESTED IN ACCORDANCE WITH THE LATEST SPECIFICATIONS OF THE SOUTHERN CAUGA LAKEINERMUNICIPAL WATER COMMISSION (SCLIWC). A SCLIWC AND A TOWN OF ITHACA DEPARTMENT OF PUBLIC WORKSREPRESENTATIVE MUST WITNESS THIS TEST.·DISINFECTED BY USING THE CONTINUOUS FEED METHOD ACCORDING TO AWWA STANDARD SPECIFICATIONS. AFTERFLUSHING AND DISINFECTING THE SERVICE LINE, WATER SAMPLES SHALL BE COLLECTED BY THE SCLIWC. APPROVALAND NOTIFICATION BY THE SCLIWC MUST BE RECEIVED BEFORE THE LATERAL IS PLACED IN SERVICE.OHU0.10.1SITE 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:03/31/16REVISIONSDATEBYREVISIONDRAWING TITLE:Utility Plan SHEET No:JOB No: DRAWING No:C-4.0 7 of 210728-16COPYRIGHT 2023 MARATHON ENG.CNORTHLOCATION SKETCHN.T.S.UTILITY KEYNOTES SANITARY SEWER LATERAL ENTRANCE, RE: BUILDING DRAWINGS FOREXACT LOCATIONCONNECT SANITARY SEWER LATERAL TO EXISTING MANHOLE.CORE DRILL NEW ENTRANCE AT STRUCTURE AND PROVIDE PIPE BOOT,SEAL, REMOVE & RESHAPE INVERT, ETC. AS REQUIRED BY THE TOWN OFITHACA.COMBINED WATER SERVICE ENTRANCE, RE: BUILDING DRAWINGS FOREXACT LOCATIONCONNECT TO EXISTING WATER MAIN WITH 8"x8"x8" TEE AND 8" VALVE.CONTRACTOR TO PROVIDE TOWN OF ITHACA & BOLTON POINT 48 HRS(MIN.) ADVANCE NOTICE FOR THE TOWN TO TEMPORARILY SHUTDOWN/DEACTIVATE EXISTING WATER MAIN. CONTRACTOR TOCOORDINATE WORK SCOPE, FEES AND SCHEDULE WITH THE TOWN OFITHACA.RESERVEDRESERVEDELECTRIC SERVICE ENTRANCE, RE: BUILDING DRAWINGS FOR EXACTLOCATIONPAD MOUNT TRANSFORMER. APPROXIMATE LOCATION SHOWN.CONTRACTOR TO COORDINATE WITH UTILITY COMPANY FOR SIZE,LOCATION, BOLLARD PROTECTION, WORK SCOPE, FEES AND SCHEDULEREQUIREMENTS.UNDERGROUND ELECTRIC SERVICE. CONTRACTOR TO COORDINATE WITH UTILITY COMPANY FOR SIZE, LOCATION, BOLLARDPROTECTION, WORK SCOPE, FEES, AND SCHEDULE REQUIREMENTS. RELOCATED OVERHEAD UTILITY. APPROXIMATE LOCATION SHOWN.CONTRACTOR TO COORDINATE WITH UTILITY COMPANIES FORALIGNMENT, WORK SCOPE, FEES AND SCHEDULE REQUIREMENTSRELOCATED UTILITY POLE. APPROXIMATE LOCATION SHOWN.CONTRACTOR TO COORDINATE WITH UTILITY COMPANIES FORALIGNMENT, WORK SCOPE, FEES AND SCHEDULE REQUIREMENTSTEL./COM. SERVICE ENTRANCE, RE: BUILDING DRAWINGS FOR EXACTLOCATIONUNDERGROUND TELEPHONE SERVICE. CONTRACTOR TO COORDINATE WITH UTILITY COMPANY FOR SIZE, LOCATION, BOLLARDPROTECTION, WORK SCOPE, FEES AND SCHEDULE REQUIREMENTS.ANTI-SEEP COLLAR SHALL BE AGRI-DRAIN, OR APPROVED EQUAL. THECONTRACTOR MAY USE 200 PSI FLOWABLE FILL FORMED TO THE STATEDDIMENSIONS WITH A THICKNESS OF 1' AS A SUBSTITUTE TO THEAGRI-DRAIN COLLAR.FIRE HYDRANT COMPLETE WITH CONTROL VALVE, SEE DETAIL. PLACE 4'MIN. BEHIND CURB. OWNED & MAINTAINED BY THE TOWN OF ITHACA.FIRE DEPARTMENT CONNECTION, RE: ARCH.ELEVATOR SUMP PIT TO CONNECT TO SANITARY SEWER, RE: ARCHELECTRICAL CT & METER, RE: ARCHNATURAL GAS POWERED BACK UP GENERATOR WITH BOLLARDPROTECTION. PROVIDE PAD PER MANUFACTURER'S REQUIREMENTS.FINAL PAD SIZE TBD.ABCDEFGHIJKLAMBCDLGHIKJMPOINTS OF CROSSING (P.O.C.) SUMMARYNNNNNOPPQQRROOUTILITY ENLARGEMENTSCALE: 1" = 10'5/22/18AFREVISED PER TOWN COMMENTSTOWN OF ITHACA EASEMENT NOTES:1.AS PART OF THIS PROJECT, PERMANENT WATER AND SANITARY SEWER EASEMENTSTO THE TOWN OF ITHACA ARE REQUIRED. THE LIMITS OF THE PROPOSED EASEMENTSSHOWN ON THIS DRAWING ARE APPROXIMATE AND SHALL BE FINALIZED WITH AN ASBUILT SURVEY.2.PRIOR TO THE ISSUANCE OF THE CERTIFICATE OF OCCUPANCY (C OF O), THE TOWNWILL REQUIRE AN AS BUILT SURVEY OF THE WATER AND SEWER UTILITIES ANDFINALIZED WATER AND SEWER EASEMENT AGREEMENTS AND ASSOCIATED MAPS ANDLEGAL DESCRIPTIONS.3.THE CONTRACTOR SHALL TAKE NOTE THAT TIME WILL NEED TO BE ALLOCATED IN THESCHEDULE SO TO ALLOW FOR THE DESIGN TEAM, OWNER AND THEIR LEGALREPRESENTATIVE TO FINALIZE THE EASEMENTS WITH THE TOWN PRIOR TO THEISSUANCE OF THE C OF O. THE CONTRACTOR IS ENCOURAGED TO ENGAGE THEOWNER AND DESIGN TEAM TO INITIATE THE AS BUILT UTILITY SURVEY AS SOON ASPRACTICABLE.6/06/18AFREVISED PER TOWN COMMENTSTOWN OF ITHACA UTILITIES1.THE CONTRACTOR SHALL REFER TO C6.6 DETAIL SHEET (7 OF 7) FOR WATER AND SANITARY SEWER IMPROVEMENTSPROPOSED IN NYSDOT RIGHT OF WAY AND/OR THE PROPOSED WATER AND SANITARY SEWER EASEMENTS TO THETOWN OF ITHACA.2.THE CONTRACTOR SHALL REFER TO THE UTILITY CASING DETAIL ON C6.2 DETAIL SHEET (3 OF 7) FOR WATER ANDSANITARY SEWER INSTALLATIONS UNDER ELMIRA ROAD.ROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com7/25/18AFREVISED PER NYSDOT COMMENTS2/04/20AFREVISED PER BUILDINGFOOTPRINT UPDATE3/02/20AFMISC. REVISIONS3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTALSS7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTALADAM M. FISHEL Wood FenceWWWWWWWWWOHUOHUOHUOHUOHUOHEOHEOHEOHEInv. 438.85Inv. 430.7012" PVCInv. 438.3010" Steel Force MainInv. 432.308" PVCInv. 434.7010" Steel Force MainSanitary ManholeRim Elevation 441.76Sanitary Manhole-Force MainRim Elevation 445.66Sanitary ManholeRim Elevation 445.81Sanitary ManholeRim Elevation 439.66PROPOSEDCOMFORT INN HOTEL0.00.10.10.10.10.10.10.10.10.20.20.30.30.10.10.20.30.40.60.91.30.10.10.10.20.30.40.61.01.72.33.00.30.10.10.10.10.10.20.30.50.81.31.82.63.93.40.60.20.10.10.10.10.20.30.50.71.11.93.34.24.83.41.20.20.10.10.10.10.20.20.40.50.61.33.93.63.63.73.42.60.90.20.10.10.10.10.20.30.40.51.23.84.13.53.13.12.82.21.40.70.40.10.10.20.20.40.61.83.75.13.92.92.62.42.31.71.31.21.40.80.10.20.30.51.53.54.03.82.92.22.01.81.71.41.41.82.42.80.90.20.50.92.43.43.43.02.31.91.61.81.71.41.51.92.53.53.20.50.51.52.83.43.32.92.31.91.57.49.51.21.31.62.33.54.73.40.40.10.21.73.03.94.03.33.02.71.82.02.02.01.41.82.73.63.73.60.90.10.20.33.34.15.34.75.25.37.46.94.95.82.22.83.73.73.21.80.10.10.20.43.44.76.08.27.01.26.77.01.95.112.33.63.73.31.30.10.10.20.30.73.45.46.50.60.93.813.39.410.63.54.63.11.00.10.10.20.30.71.84.50.57.212.04.72.43.33.32.70.40.10.10.30.61.64.46.41.83.01.51.82.12.32.11.10.10.10.10.20.30.92.64.83.81.012.12.31.51.71.50.90.60.10.10.10.20.41.01.92.01.51.110.21.81.11.21.00.80.91.00.70.10.10.20.40.81.22.64.40.52.10.90.90.80.91.21.82.42.30.10.10.10.20.40.92.55.85.44.10.80.81.01.52.02.93.33.10.10.10.10.20.51.43.34.42.11.22.60.80.91.41.82.74.13.93.20.10.10.10.20.51.31.81.92.018.92.00.81.01.41.92.93.42.91.90.10.10.10.20.51.02.25.12.71.72.80.81.01.41.82.32.31.50.60.10.10.10.30.61.64.06.012.31.20.81.11.51.81.71.10.70.30.10.10.10.30.71.72.72.21.01.01.31.11.31.51.40.90.60.40.10.10.10.30.51.01.11.33.610.01.31.31.61.40.90.60.30.10.10.10.20.50.92.25.06.54.11.61.61.91.91.20.70.20.10.10.10.30.61.84.66.26.64.72.31.71.82.32.51.80.60.10.10.10.10.30.82.13.22.10.12.64.12.81.81.82.63.33.12.20.10.10.10.10.30.61.00.80.40.10.51.31.81.61.72.23.54.43.20.10.10.10.10.20.30.30.20.30.40.71.01.31.72.43.53.10.30.10.10.10.20.20.20.30.50.71.01.62.32.70.80.10.10.10.10.20.20.30.40.60.81.30.90.10.10.10.10.20.30.40.50.40.10.10.10.10.20.20.20.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.019.30.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.17 MILE DRIVE 5 MIL E D R I V E (NYS R T 1 3 A )ELM IRA ROAD (NYS R T 1 3 )SITE LOCATIONBREWERY LANE NORTHRESTORATION AND LANDSCAPING 1. GUARANTEE - THE AGREEMENT BETWEEN THE OWNER AND CONTRACTOR SHALL DEFINE THE REQUIREMENTS, MAINTENANCE, AND TIME TO ESTABLISH NEW TURF AND LANDSCAPING ACCEPTANCE BY THE OWNER. 2. TOPSOIL - PLACE A MINIMUM OF 4 INCHES (REQUIRED) OF TOPSOIL ON ALL DISTURBED SURFACES. FINE GRADE TO ESTABLISH THE DESIGN ELEVATIONS AND DRAINAGE PATTERNS. OBTAIN OWNER'S REPRESENTATIVE APPROVAL PRIOR TO SEEDING. 3. SEED - LAWN AREAS SHALL BE HYDROSEEDED WITH AN APPROVED; SEED MIXTURE, MULCH, AND FERTILIZER. THE APPLICATION RATE SHALL BE DETERMINED BY CONTRACTOR TO ESTABLISH A "STAND" OF GRASS. THE CONTRACTOR SHALL SUBMIT MATERIAL AND APPLICATION SPECIFICATIONS TO THE OWNER'S REPRESENTATIVE FOR APPROVAL PRIOR TO APPLICATION. 4. PLANT STOCK - PLANT MATERIALS SHALL BE IN ACCORDANCE WITH "AMERICAN STANDARD FOR NURSERY STOCK". THE CONTRACTOR SHALL SUBMIT PLANT MATERIAL SPECIFICATIONS TO THE OWNER'S ON-SITE REPRESENTATIVE FOR APPROVAL PRIOR TO DELIVERY TO THE SITE. 5. PLANT LOCATIONS - THE PLANT LOCATIONS DEPICTED ON THE PLAN MAY BE FIELD ADJUSTED (SO THEY DO NOT INTERFERE WITH UTILITIES) AND TO THE SATISFACTION OF OWNER'S REPRESENTATIVE. 6. PLANTING BEDS - PROVIDE TWELVE INCHES (12") OF TOPSOIL, WEED FABRIC (AS DIRECTED BY OWNER), AND THREE INCHES (3") OF MULCH AT PLANTING BEDS, UNLESS SPECIFIED OTHERWISE ON DRAWINGS. 7. MAINTENANCE STRIP - WHERE LAWN/GRASS AREAS ABUT THE PROPOSED BUILDING, THE CONTRACTOR SHALL PROVIDE AN 24" WIDE MAINTENANCE STRIP. MAINTENANCE STRIP SHALL BE A 3" (MIN.) THICK LAYER OF 2-3" ROLLED RIVER STONE PLACED UPON WEED BARRIER CLOTH.SEED & MULCHSEED MIX SHALL BE TOWN & COUNTRY SEED MIXAS MANUFACTURED BY CROSSMAN SEED CORPORATION.SEED MIX SHALL CONSIST OF:30% CREEPING RED FESCUE20% GATOR 3 PERENNIAL RYEGRASS20% ALL STAR 3 PERENNIAL RYEGRASS20% KEYSTONE 2 PERENNIAL RYEGRASS10% KENTUCKY BLUEGRASS 98 / 85SEEDING RATE SHALL BE 6LBS./ 1000 S.F. OF PURE LIVE SEED.MULCH: SHALL BE STRAW APPLIED AT 2 TONS/ACRERESTORATION AND LANDSCAPING 1. GUARANTEE - THE AGREEMENT BETWEEN THE OWNER AND CONTRACTOR SHALL DEFINE THE REQUIREMENTS, MAINTENANCE, AND TIME TO ESTABLISH NEW TURF AND LANDSCAPING ACCEPTANCE BY THE OWNER. 2. TOPSOIL - PLACE A MINIMUM OF 4 INCHES (REQUIRED) OF TOPSOIL ON ALL DISTURBED SURFACES. FINE GRADE TO ESTABLISH THE DESIGN ELEVATIONS AND DRAINAGE PATTERNS. OBTAIN OWNER'S REPRESENTATIVE APPROVAL PRIOR TO SEEDING. 3. SEED - LAWN AREAS SHALL BE HYDROSEEDED WITH AN APPROVED; SEED MIXTURE, MULCH, AND FERTILIZER. THE APPLICATION RATE SHALL BE DETERMINED BY CONTRACTOR TO ESTABLISH A "STAND" OF GRASS. THE CONTRACTOR SHALL SUBMIT MATERIAL AND APPLICATION SPECIFICATIONS TO THE OWNER'S REPRESENTATIVE FOR APPROVAL PRIOR TO APPLICATION. 4. PLANT STOCK - PLANT MATERIALS SHALL BE IN ACCORDANCE WITH "AMERICAN STANDARD FOR NURSERY STOCK". THE CONTRACTOR SHALL SUBMIT PLANT MATERIAL SPECIFICATIONS TO THE OWNER'S ON-SITE REPRESENTATIVE FOR APPROVAL PRIOR TO DELIVERY TO THE SITE. 5. PLANT LOCATIONS - THE PLANT LOCATIONS DEPICTED ON THE PLAN MAY BE FIELD ADJUSTED (SO THEY DO NOT INTERFERE WITH UTILITIES) AND TO THE SATISFACTION OF OWNER'S REPRESENTATIVE. 6. PLANTING BEDS - PROVIDE TWELVE INCHES (12") OF TOPSOIL, WEED FABRIC (AS DIRECTED BY OWNER), AND THREE INCHES (3") OF MULCH AT PLANTING BEDS, UNLESS SPECIFIED OTHERWISE ON DRAWINGS. 7. MAINTENANCE STRIP - WHERE LAWN/GRASS AREAS ABUT THE PROPOSED BUILDING, THE CONTRACTOR SHALL PROVIDE AN 24" WIDE MAINTENANCE STRIP. MAINTENANCE STRIP SHALL BE A 3" (MIN.) THICK LAYER OF 2-3" ROLLED RIVER STONE PLACED UPON WEED BARRIER CLOTH.SEED & MULCHSEED MIX SHALL BE TOWN & COUNTRY SEED MIXAS MANUFACTURED BY CROSSMAN SEED CORPORATION.SEED MIX SHALL CONSIST OF:30% CREEPING RED FESCUE20% GATOR 3 PERENNIAL RYEGRASS20% ALL STAR 3 PERENNIAL RYEGRASS20% KEYSTONE 2 PERENNIAL RYEGRASS10% KENTUCKY BLUEGRASS 98 / 85SEEDING RATE SHALL BE 6LBS./ 1000 S.F. OF PURE LIVE SEED.MULCH: SHALL BE STRAW APPLIED AT 2 TONS/ACRESITE 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:03/31/16REVISIONSDATEBYREVISIONDRAWING TITLE:Lighting &Landscaping Plan SHEET No:JOB No: DRAWING No:C-5.0 8 of 210728-16COPYRIGHT 2023 MARATHON ENG.CNORTHREFERENCES1. 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 3/21/16.LOCATION SKETCHN.T.S.LANDSCAPING SCHEDULEKEYBOTANICAL NAMECOMMON NAMEQUANTITYSIZEROOTREMARKSARACER RUBRUM 'RED SUNSET'RED SUNSET RED MAPLE42 - 212" CALB&BAMRAMELANCHIER GRAN. 'ROBIN HILL'ROBIN HILL SERVICEBERRY32 " CALB&BJHJUNIPERUS CHIN. 'HETZI'HETZI COLUMNAR JUNIPER44-5' HT.B&BJSGJUNIPERUS CHIN. 'SEA GREEN'SEA GREEN JUNIPER4524-30" HT.B&BJS125-6' HTJUNIPERUS CHIN. 'SPARTAN'SPARTAN JUNIPERB&BJCJUNIPERUS SAB. 'CALGARY CARPET'CALGARY CARPET JUNIPER3115-18" SPR.#3 CONT.HEAVYMAMALUS 'ADIRONDACK'ADIRONDACK CRABAPPLE22" CALB&BPHPENNISETUM ALOP. 'HAMELN'HAMELN FOUNTAIN GRASS11CLUMP#2 CONT.PNPICEA ABIES 'NIDIFORMIS'BIRDS NEST SPRUCE621-24" SPR.#5 CONT.PCPYRUS CALL. 'CLEVELAND SELECT'CLEVELAND SELECT PEAR2B&B212" CALRGRHUS ARON. 'GRO-LOW'GRO-LOW SUMAC1121-24" SPR.#2 CONT.SNSPIREA JAP. 'NEON FLASH'NEON FLASH SPIREA2018" SPR.#3 CONT.SSSPIRAEA JAP. 'SHIROBANA'SHIROBANA SPIREA4#3 CONT.18" SPR.TFTAXUS MEDIA 'FAIRVIEW'FAIRVIEW YEW1818-24" SPRB&BTETHUJA OCC. 'EMERALD'EMERALD ARBORVITAE46-7' HTB&BVCVIBURNUM CARL. 'CAYUGA'CAYUGA VIBURNUM430" HTB&BPSPANICUM VIR. 'SHENANDOAH'SHENANDOAH SWITCHGRASS70CLUMP#2 CONT.CICORNUS ALBA 'IVORY HAVLO'IVORY HALO DOGWOODCACORNUS AMOMUMSILKY DOGWOODVDVIBURNUM DENTATUMARROWWOOD VIBURNUM323-4' HTB&B153' HTB&B1930" HTB&B5' O.C.4' O.C.HEAVYSUB: TAXUS M LWARDISINGLE LEADERTRIPLE STAGGEREDROWS, 3' O.C.LIGHTING INFORMATION1. LIGHTING INFORMATION PROVIDED BY ADART. THE LIGHTING AND PHOTOMETRIC INFORMATIONPRESENTED BELOW AND ON THIS PLAN IS FOR REFERENCE ONLY. THE CONTRACTOR SHALL CONTACTTHE LIGHTING VENDOR TO CONFIRM LIGHTING LAYOUT AND FIXTURE TYPES PRIOR TO THE START OFWORK.2. REFER TO ARCHITECTURAL PLANS FOR THE ROUTING OF ELECTRICAL SERVICE TO SITE LIGHTING.3. FIXTURE AND POLE COLOR TO BE BRONZE.Object SummaryLabelTypeDescriptionBUILTDINGPolygon-Flatbuilt as blocking assumed 30' from gradeCalculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinDescriptionBEHIND BUILDING SIDEWALKIlluminanceFc5.3511.60.86.6914.50readings placed at gradePARKINGIlluminanceFc2.0625.30.0N.A.N.A.readings taken at gradePROPERTY LINEIlluminanceFc0.000.00.0N.A.N.A.readings taken at grade2/09/17AFREVISED PER TOWN COMMENTSHVHAMAMELIS VERNALISVERNAL WITCHHAZEL123-4' HT.B&BPPPICEA PUNGENSCOLORADO SPRUCE75-6' HT.B&B6/21/17AFREVISED PER TOWN & NYDOTCOMMENTS1/12/18AFREVISED PER IFD COORD.ROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION640 HANSHAW RD, STE 12ITHACA, NY 14850607-241-2917www.marathoneng.com2/04/20AFREVISED PER BUILDINGFOOTPRINT CHANGES3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTALScheduleSymbolLabelQTYManufacturerCatalogDescriptionLamp OutputLLFInput PowerDistributionA8Lithonia LightingDSXB LED 12C 700 30K ASYD-SERIES BOLLARD WITH 12 3000K LEDS OPERATED AT 700mA AND ASYMMETRIC DISTRIBUTION21730.9231TYPE IV, SHORT, BUG RATING: B1 - U0 - G1B6Lithonia LightingWPX2 LED 30K MvoltWPX2 LED wallpack 6000lm 3000K color temperature 120-277 Volt57190.9247.21TYPE III, VERY SHORT, BUG RATING: B1 - U0 - G1C7Lithonia LightingDSX1 LED P4 30K 80CRI BLC4D-Series Size 1 Area Luminaire P4 Performance Package 3000K CCT 80 CRI Type 4 Extreme Backlight Control104910.92123.94TYPE IV, SHORT, BUG RATING: B0 - U0 - G3D4Lithonia LightingLDN6 30/20 LO6AR LD6IN LDN, 3000K, 2000LM, CLEAR, MATTE DIFFUSE REFLECTOR, CRI8017710.9222.52DIRECT, SC-0=1.02, SC-90=1.037/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTALADAM M. FISHEL ADAM M. FISHELNOT FORCONTSTRUCTIONSITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:NADRAWN:AMFDESIGNED:AMFDATE:04/22/16REVISIONSDATEBYREVISIONDRAWING TITLE:Detail Sheet(1 of 7) SHEET No:JOB No: DRAWING No:C-6.0 9 of 210728-16COPYRIGHT 2023 MARATHON ENG.CCONCRETE WASHOUT AREASILT FENCEDROP INLET PROTECTIONPIPE OUTLET PROTECTIONBIORETENTION AREAEMERGENCY SPILLWAY OUTLET2/09/17AFREVISED PER TOWN COMMENTSSTABILIZED CONSTRUCTION ENTRANCE6/21/17AFREVISED PER TOWN & NYDOTCOMMENTS4/03/18AFREVISED PER TOWN COMMENTSROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTAL ADAM M. FISHELNOT FORCONTSTRUCTIONSITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:NADRAWN:AMFDESIGNED:AMFDATE:04/22/16REVISIONSDATEBYREVISIONDRAWING TITLE:Detail Sheet(2 of 7) SHEET No:JOB No: DRAWING No:C-6.1 10 of 210728-16COPYRIGHT 2023 MARATHON ENG.CREGULAR DUTY PAVEMENT SECTIONACCESS RAMPLIGHT BASECONCRETE CURBCURB TRANSITIONSTEEL BOLLARDHEAVY DUTY PAVEMENT SECTIONAAAARESERVED PARKING AND SIGNAGE2/09/17AFREVISED PER TOWN COMMENTS6/21/17AFREVISED PER TOWN & NYDOTCOMMENTSROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com3/25/20AFMISC. REVISIONSCONCRETE SIDEWALKRAISED CONCRETE SIDEWALK WITHINTEGRAL CURBING2/17/23AFPLANNING BOARD RESUBMITTAL7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTAL ADAM M. FISHELNOT FORCONTSTRUCTIONSITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:NADRAWN:AMFDESIGNED:AMFDATE:04/22/16REVISIONSDATEBYREVISIONDRAWING TITLE:Detail Sheet(3 of 7) SHEET No:JOB No: DRAWING No:C-6.2 11 of 210728-16COPYRIGHT 2023 MARATHON ENG.CSANITARY TRENCHPVC SANITARY/STORM CLEANOUTVALVEDROP/ FIELD INLETSTORM MANHOLESTORM TRENCHSOLID PIPE4/03/18AFREVISED PER TOWN COMMENTSDISINFECTION/SAMPLING TAPWATER SERVICE TRENCHSANITARY MANHOLE6/06/18AFREVISED PER TOWN COMMENTS(PRIVATE)(PRIVATE)UTILITY CASINGROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTAL ADAM M. FISHELNOT FORCONTSTRUCTIONSITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:NADRAWN:AMFDESIGNED:AMFDATE:04/22/16REVISIONSDATEBYREVISIONDRAWING TITLE:Detail Sheet(4 of 7) SHEET No:JOB No: DRAWING No:C-6.3 12 of 210728-16COPYRIGHT 2023 MARATHON ENG.CSHRUB PLANTINGSGROUND COVER PLANTINGSDECIDUOUS PLANTINGSCONIFEROUS PLANTINGSDUMPSTER ENCLOSUREPRIVACY FENCETIMBER GUIDE RAILSANITARY SEWER SERVICE CLEANOUTPLACEMENT AND TRAP INSTALLATION4/03/18AFREVISED PER TOWN COMMENTSHORIZONTAL THRUST BLOCK FOR BENDSHORIZONTAL THRUST BLOCK TEES AND PLUGSVERTICAL THRUST BLOCK5/14/18AFADDED THRUST BLOCK DETAILS5/22/18AFREVISED PER TOWN COMMENTSBEND PLANBEND ELEVATIONROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTAL ADAM M. FISHELNOT FORCONTSTRUCTIONSITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:NADRAWN:AMFDESIGNED:AMFDATE:04/22/16REVISIONSDATEBYREVISIONDRAWING TITLE:Detail Sheet(5 of 7) SHEET No:JOB No: DRAWING No:C-6.4 13 of 210728-16COPYRIGHT 2023 MARATHON ENG.CPRE-TREATMENT STRUCTURE #1PRE-TREATMENT STRUCTURE #2CONTROL STRUCTURE #1CONTROL STRUCTURE #2ROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTAL ADAM M. FISHELNOT FORCONTSTRUCTION4394420.10.10.10.10.1C @ 18'C @ 18'A @ 3.5'B @ 15'Wood Fence4404474464454444480.10.10.10.10.10.10.1C @ 18'C @ 18'A @ 3.5'A @ 3.5'B @ 15'SITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:NADRAWN:AMFDESIGNED:AMFDATE:04/22/16REVISIONSDATEBYREVISIONDRAWING TITLE:Detail Sheet(6 of 7) SHEET No:JOB No: DRAWING No:C-6.5 14 of 210728-16COPYRIGHT 2023 MARATHON ENG.CUNDERGROUND DETENTION FACILITY #1SCALE: 1"=10'UNDERGROUND DETENTION FACILITY CROSS SECTIONSCALE: NAUNDERGROUND DETENTION FACILITY #2SCALE: 1"=10'ISOLATOR ROW DETAILSCALE: NA2/09/17AFREVISED PER TOWN COMMENTSROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com3/02/20MISC. REVISIONSAF3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTAL ADAM M. FISHELNOT FORCONTSTRUCTIONSITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:NADRAWN:AMFDESIGNED:AMFDATE:06/18/18REVISIONSDATEBYREVISIONDRAWING TITLE:Detail Sheet(7 of 7) SHEET No:JOB No: DRAWING No:C-6.6 15 of 210728-16COPYRIGHT 2023 MARATHON ENG.CƒƒSANITARY INSIDE DROP STRUCTURE(TOWN OF ITHACA)SANITARY MANHOLE(TOWN OF ITHACA)FIRE HYDRANT(TOWN OF ITHACA)SANITARY TRENCH(TOWN OF ITHACA)WATER TRENCH IN GRASS AREA(TOWN OF ITHACA)WATER TRENCH IN PAVED AREA(TOWN OF ITHACA)ƒ‡„‚…THRUST BLOCK DETAILS(TOWN OF ITHACA)TOWN OF ITHACA UTILITIES1.THE CONTRACTOR SHALL REFER TO THESE DETAILS ONLY FOR WATER AND SANITARY SEWER IMPROVEMENTSPROPOSED WITHIN NYSDOT RIGHT OF WAY AND/OR THE PROPOSED WATER AND SANITARY SEWER EASEMENTS TO THETOWN OF ITHACA.ROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTAL 7 MILE DRIVE5 MILE DRIVE(NYS RT 13A)ELMI R A R O A D ( N Y S RT 13) SITE LOCATION BREW E R Y L A N E NORTHLOCATION MAP N.T.S. Woo d F e n c e 1000428.30VRTCNTMRK PROP O S E D COMF O R T I N N H OT E L Asphalt DrivewayAsphalt DrivewayGravelDriveway" S t o p L i g h t A h e a d "Mil e M a r k e r 1 3 3 6 0 3 1 1 1 8 Edge of Asphalt N Y S E G 2 5 1 2 9 Mai l b o x # 6 3 8 & # 6 3 5 OHE OHE OHE Headstones 1 2 " A s h 1 0 " D e c i d u o u s 2 " S p r u c e 2 " S p r u c e Edge of Asphalt P o i n t o f B e g i n n i n g N o r t h i n g : 8 7 8 , 2 5 1 . 5 1 ' E a s t i n g : 8 3 2 , 3 2 0 . 2 2 ' F o u n d 5 / 8 - i n c h r e b a r e x t e n d s 0 . 3 f e e t a b o v e g r a d e F o u n d 5 / 8 - i n c h r e b a r e x t e n d s 0 . 3 f e e t a b o v e g r a d e ( h e l d ) L 3 9 3 2 1 B e l l A t l a n t i c 1 2 6 Headstones 0.2 miles to Seven Mile Drive Now or Formerly Property of Eddy Hill, Inc. Liber 698 - Page 286 Tax Parcel No. 33.-3-1.2 Now or Formerly Property of Volunteer Firemen's Association of Ithaca, N.Y., Inc. Liber 750 - Page 217 Tax Parcel No. 33.-3-5.1 of Ithaca, N.Y., Inc. Liber 750 - Page 217 Tax Parcel No. 33.-3-5.2 Now or Formerly Property of Volunteer Firemen's Association of Ithaca, N.Y., Inc. Liber 750 - Page 217 Tax Parcel No. 33.-3-4 Line of Sight Reference Point No. 2 Intersection Sight Distance (ISD) Left: 1,365' Stopping Sight Distance (SSD) Right: 1,115' Left: 1,890' N Y S E G L 3 9 3 2 3 N Y T 1 2 7 F o u n d 3 / 4 - i n c h r e b a r fl u s h w i t h g r a d e Easte r l y B o u n d s of El m i r a R o a d Approximate Westerl y Bounds of Elmira Roa d Approximate Westerly Bounds of Elmira Road New York State Routes 13, 34 and 96 a.k.a. Elmira Road (variable width) 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 C @ 1 8 ' C @ 1 8 ' C @ 1 8 ' W W W W W W W W W W W W W W WOHU OHU OHU OHTOHUOHUOHUOHUOHU OHE OHE OHE OHE OHEOHEOHE OHEOHEEM Inv. 438.85 Inv. 430.70 12" PVC Inv. 438.30 10" Steel Force Main Inv. 432.30 4 4 " d e p t h t o S a n i t a r y L i n e 5 4 " d e p t h t o S a n i t a r y L i n e P o i n t o f B e g i n n i n g N o r t h i n g : 8 7 8 , 2 5 1 . 5 1 ' F o u n d 5 / 8 - i n c h r e b a r e x t e n d s 0 . 3 f e e t a b o v e g r a d e 8" PVC Site Benchmark No.1 Elevation: 446.11 Site Benchmark No. 2 Elevation: 447.52 R e p u t e d T i e I n L o c a t i o n Inv. 434.70 10" Steel Force Main S a n i t a r y M a n h o l e R im E l e v a t i o n 4 4 1 . 7 6 S a n i t a r y M a n h o l e - F o r c e M a i n R im E l e v a t i o n 4 4 5 . 6 6 S a n i t a r y M a n h o l e R im E l e v a t i o n 4 4 5 . 8 1 S a n i t a r y M a n h o l e R im E l e v a t i o n 4 3 9 . 6 6 433 432 441442443444445446446 4 4 5 4 4 4 4 4 3 44 2 4 4 1 448 447 446 439435440439438 447 446 445 444 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 C @ 1 8 ' C @ 1 8 'SITE DEVELOPMENT PLANSFORCOMFORT INN HOTEL635 ELMIRA ROAD (NYS ROUTE 13)TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16 SCALE:AS NOTED DRAWN:AMF DESIGNED:AMF DATE:04/22/16 REVISIONS DATE BY REVISION DRAWING TITLE: Highway Improvement Plan (1 of 4) SHEET No: JOB No: DRAWING No: C-7.0 16 of 21 0728-16 COPYRIGHT 2023 MARATHON ENG.C HIGHWAY IMPROVEMENT PLAN SCALE: 1"=20' HIGHWAY GRADING, DRAINAGE & UTILITY PLAN SCALE: 1"=20' OVERALL HIGHWAY IMPROVEMENT PLAN NOTES 1. REFER TO SHEET 78.1 FOR GENERAL HIGHWAY NOTES, MAINTENANCE AND PROTECTION OF TRAFFIC, ETC. 2. THE POSTED SPEED LIMIT FOR ELMIRA ROAD (STATE ROUTES 13, 34 & 96) IS 45 MPH. 3. THE CONTRACTOR SHALL REFER TO NYSDOT STANDARD SHEETS 608-03 FOR DRIVEWAY CONSTRUCTION DETAILS WITHIN NYSDOT RIGHT OF WAY. 4. REFER TO THE DEMOLITION PLAN (SHEET C1.0) FOR ADDITIONAL INFORMATION ASSOCIATED WITH THE DEMOLITION AND/OR REMOVAL OF EXISTING SITE AND UTILITY FEATURES. 5. NO EXCAVATIONS SHALL BE LEFT OPEN OVER NIGHT. NO R T H 8/11/16 AF REVISED PER NYSDOT COMMENTS 6/21/17 AF REVISED PER TOWN & NYDOT COMMENTS 4/03/18 AF REVISED PER TOWN COMMENTS 5/22/18 AF REVISED PER TOWN COMMENTS ROCHESTER LOCATION 3 9 C A S C A D E D R I V E R O C H E S T E R , N Y 1 4 6 1 4 5 8 5 -4 5 8 -7 7 7 0 ITHACA LOCATION 8 4 0 H A N S H A W R D , S T E 6 I T H A C A , N Y 1 4 8 5 0 6 0 7 -2 4 1 -2 9 1 7 www.marathoneng.com 3/25/20 AF MISC. REVISIONS 2/17/23 AF PLANNING BOARD SUBMITTAL 7/26/23 AF TOWN SUBMITTAL 12/01/23 AF TOWN SUBMITTAL ADAM M. FISHEL 4424434444454464474484424434444454464474480+00446.00(EX) 446.00 (EX) 445.77 (EX) 445.77 446.13 (EX) 445.58 446.55 (EX) 445.44 0+50446.02(EX) 445.51 445.69 (EX) 445.61 445.36 (EX) 445.71 0+80445.03(EX) 445.81 SITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:NADRAWN:AMFDESIGNED:AMFDATE:04/22/16REVISIONSDATEBYREVISIONDRAWING TITLE:HighwayImprovement Plan(2 of 4) SHEET No:JOB No: DRAWING No:C-7.1 17 of 210728-16COPYRIGHT 2023 MARATHON ENG.C6/23/16AFNYSDOT SUBMISSION6/21/17AFREVISED PER TOWN & NYDOTCOMMENTSROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTALADAM M. FISHEL SITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:NADRAWN:AMFDESIGNED:AMFDATE:04/22/16REVISIONSDATEBYREVISIONDRAWING TITLE:HighwayImprovement Plan(3 of 4) SHEET No:JOB No: DRAWING No:C-7.2 18 of 210728-16COPYRIGHT 2023 MARATHON ENG.C8/11/16BYREVISED PER NYSDOT COMMENTSROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTALADAM M. FISHEL 435436437438439440441442443444445446447448449450435436437438439440441442443444445446447448449450-0+60(EX)-0+50(EX) (EX) (EX) (EX) (EX)0+00(EX)445.59 (EX)445.59445.94 (EX)445.94445.71 (EX)445.71445.38 (EX)445.380+50445.04(EX)445.04444.72 (EX)444.72444.40 (EX)444.40444.13 (EX)444.13 (EX)1+00(EX) (EX) (EX) (EX) (EX)1+50(EX)425426427428429430431432433434435436437438439440441442443444445446425426427428429430431432433434435436437438439440441442443444445446-0+75(EX) (EX) (EX)-0+50(EX) (EX) (EX) (EX) (EX)0+00(EX) (EX) 442.44 (EX) 442.44 443.09 (EX) 443.09 443.26 (EX) 443.26 0+50442.99(EX) 442.99 442.24 (EX) 442.24 441.59 (EX) 441.59 441.17 (EX) 441.17 440.93 (EX) 440.93 1+00(EX) (EX) (EX) (EX) (EX)1+50(EX) (EX) (EX)1+75(EX) SITE DEVELOPMENT PLANS FORCOMFORT INN HOTEL 635 ELMIRA ROAD (NYS ROUTE 13) TOWN OF ITHACA TOMPKINS COUNTY STATE OF NEW YORKJOB NO:0728-16SCALE:NADRAWN:AMFDESIGNED:AMFDATE:05/22/17REVISIONSDATEBYREVISIONDRAWING TITLE:HighwayImprovement Plan(4 of 4) SHEET No:JOB No: DRAWING No:C-7.3 19 of 210728-16COPYRIGHT 2023 MARATHON ENG.CROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION840 HANSHAW RD, STE 6ITHACA, NY 14850607-241-2917www.marathoneng.com3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTALADAM M. FISHEL PROPOSEDCOMFORT INN HOTELADAM M. FISHELCOMFORT INN HOTELPROPOSEDCOMFORT INN HOTELPROPOSEDCOMFORT INN HOTELPROPOSEDCOMFORT INN HOTELPROPOSEDCOMFORT INN HOTEL20.507.4241.92:40.0Steering Angle8.008.005.0Pierce 105' Aerial Ladderfeet:::WidthTrackLock to Lock TimeLock to Lock TimeTrackWidth:::feetBUS-456.08.508.5028.506.2045.50Steering Angle45.2:Lock to Lock TimeGarbage Truck WidthTrackSteering Anglefeet::8.008.00:27.4:6.014.424.5528.00SITE 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:Vehicle ManeuverPlan SHEET No:JOB No: DRAWING No:C-8.0 20 of 210728-16COPYRIGHT 2023 MARATHON ENG.CNORTHREFUSE TRUCKENTERING MOVEMENTREFUSE TRUCKEXITING MOVEMENTCOACH/LIMO BUSENTERING MOVEMENTCOACH/LIMO BUSEXITING MOVEMENTFIRE TRUCKENTERING MOVEMENTFIRE TRUCKEXITING MOVEMENTTRUCK TEMPLATES8/11/16AFREVISED PER NYSDOT COMMENTS6/21/17AFREVISED PER TOWN & NYDOTCOMMENTS1/12/18AFREVISED PER IFD COORD.ROCHESTER LOCATION39 CASCADE DRIVEROCHESTER, NY 14614585-458-7770ITHACA LOCATION640 HANSHAW RD, STE 12ITHACA, NY 14850607-241-2917www.marathoneng.com2/04/20AFREVISED PER BUILDING FOOTPRINTUPDATE.3/25/20AFMISC. REVISIONS2/17/23AFPLANNING BOARD SUBMITTAL7/26/23AFTOWN SUBMITTAL12/01/23AFTOWN SUBMITTAL ZBAA-23-20: Area Variances Neighborhood Commercial Zone and the Inlet Valley Overlay District 635 Elmira Rd., Tax Parcel 35.-1-21 Resolved that this Board grants the appeal of Ramji Hospitality, owner; seeking relief from Town of Ithaca Code sections 270-171.4B (Building height[max]), 270-171.5D(2) (Permitted uses), and 270-171.6F(2)(a) (Parking and vehicle circulation) with the following Condition: 1. That the project be built substantially as shown in the documents submitted to this Board, and Findings: 1. That the benefit cannot be achieved, in that the financial information submitted shows that 67 rooms is needed for the project to be financially feasible; and the height increase is due to having a three-story building and the IVOD requirements would require parapet walls with a flat roof and such a configuration is not permitted in the IVOD; the tower is an aesthetic feature to meet the IVOD requirements; and the location of parking in the front is essential given that if the parking was in the rear, it would require the building to be closer to the road and would increase noise from the road that patrons would hear and the topography and slope in the rear of the building is not conducive to parking in the rear, 2. That there will not be an undesirable change to nearby properties, given that other hotels nearby have a similar number of rooms; the height and size of the building will not impact any scenic vistas; parking is common in front of hotels and not out of character with other hotels and other businesses in the area; and the parking in front of the building will provide sound mitigation to the natural area by blocking the sounds of vehicle doors closing, 3. That the request is not substantial, in the number of rooms amounts to a minor increase (67 versus 60); the height increase is substantial because the tower is approximately 40’ feet tall (a 20% increase), but it is a small portion of the entire roofline; the roofline of the rest of the building is approximately 4.5 feet taller than permitted, which is not substantial and is mitigated by the overall visual perception of the hotel being in character with the neighborhood, 4. That there will not be any significant environmental impacts, as evidenced by a negative determination of environmental significance from the Planning Board in a Type 1 Action coordinated review; and the applicant has demonstrated that the views from the Black Diamond Trail is mitigated by existing ground cover and trees, the materials used on the façade are muted earthtones, and the trail is over 350 feet away - so the height of the building is mitigated. Permitting parking in front will provide additional buffering to the wetlands in the back by providing physical separation for stormwater management ,and the building will mitigate some noise produced by car doors shutting as patrons come and go, and 5. That the request is self-created, in that the height is needed to meet the IVOD requirements of not having a flat roof. On balance, the Board finds that the benefit to the applicant outweighs any detriment to the health, safety, and welfare of the community, for the reasons stated above. Moved: David Squires Seconded: Connor Terry Vote: Ayes: Squires, Terry, Jung, Friedman, and Ritter Nays: None