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HomeMy WebLinkAboutPB Packet 2024-02-06 (2) 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