HomeMy WebLinkAbout02-21-17 Planning and Development Board Project Review Committee Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversificati on.”
1 of 2
PLANNING & DEVELOPMENT BOARD
PROJECT REVIEW COMMITTEE & DESIGN REVIEW COMMITTEE
NOTICE OF MEETING & AGENDA
TO: City of Ithaca Project Review Committee (Planning & Development Board)
FROM: Lisa Nicholas, Senior Planner
DATE: February 15, 2016
SUBJECT: Agenda for Project Review Committee Meeting: TUESDAY, FEBRUARY 21, 2017
The Project Review Committee Meeting is scheduled to begin at 8:30 a.m. in the Second Floor Conference Room, City
Hall, 108 E. Green St. Please call Lisa Nicholas at 274-6550, if you cannot attend or you require additional information.
8:30 Project: Minor Subdivision
Location: 109 Dearborn Place Tax Parcel 9.-3-11
Applicant: Lee and Elizabeth Ambrose
Anticipated Board Action(s) in February: Declaration of Lead Agency, Determination of Environmental
Significance, Public Hearing and Recommendation to BZA
Project Description: The applicant proposes to subdivide the 0.708-acre (30,849 SF) parcel into two lots: Lot A,
measuring 0.262 acres (11,430 SF) with 50 feet of street frontage on Dearborn Place and containing an existing
2 story wood frame building under renovation; and Lot B, measuring 0.446 acres (19,419 SF) with 109 feet of
continuous street frontage, the majority of which is on Dearborn Place. The property is in the R-2a Zoning
District, which has the following minimum area requirements: 5,000 SF minimum lot size for one or two family
detached or semi-detached dwellings and 6,000 SF of other uses, 45-50 feet of street frontage, 25-foot front
yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less than 20 feet. The
project requires an area variance for existing deficiencies. The property is in the Cornel Heights Local Historic
District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),
and the State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review.
8:45 Project: Eleven Unit Apartments
Location: 107 S Albany St
Applicant: Stavros Stavropoulos
Anticipated Board Action(s) in February: Declaration of Lead Agency, Determination of Environmental
Significance and Public Hearing
Project Description: The applicant proposes to construct a three-story apartment building with eleven one-
bedroom apartments, three of which will be fully accessible. Exterior features include covered bike storage and
a semi-enclosed trash and recycling area. Site development will require the removal of the existing two-story
wood frame building and all site features. The property is in the CDB-60 Zoning District and requires Design
Review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),
and the State Environmental Quality Review Act (“SEQRA”) and is subject to environmental review.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
E-Mail: dgrunder@cityofithaca.org
“An Equal Opportunity Employer with a commitment to workforce diversificati on.”
2 of 2
9:15 Project: City Centre
Location: 301 E. State St./M.L.K, Jr. St.
Applicant: Jeff Smetana for Newman Development Group, LLC
Anticipated Board Action(s) in February: Approval of Conditions
Project Description: The applicant proposes to redevelop the 0.759-acre site with an 8-story, up to 111’-tall,
187,536-GSF mixed-use building, with approximately 10,800 SF of new ground-floor retail space and 10,700 SF
of building amenity and support space on the ground level. Upper floors will have a mixture of unit types
(studio, 1-, and 2-BR) for a total of 193 units. The ground level also includes a loading/delivery/trash area with
vehicular access provided from N. Aurora Street to a drop-off area. The main vehicular access to the site is off
E. Green Street to a below-grade parking deck with 69 parking spaces and bicycle storage with 48 interior
spaces. The project is in the CBD-120 Zoning District, and has received Design Review the required area
variance for rear yard setback. This is a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance (“CEQRO”), §176-4 B. (1) (h) [4], (i), (k), and (n), and the State Environmental Quality Review Act
(“SEQRA”), §617.4 (6.)(iv), and (11), for which the Lead Agency issued a Negative Declaration of Environmental
Significance on December 20, 2016.
9:35 Zoning Appeal: #3057, Area Variance, 109 Dearborn Place
9:40 Agenda Review for 2-28-16
10:00 Adjournment
cc: Mayor Svante Myrick & Common Council
Dr. Luvelle Brown, Superintendent, ICSD
Jay Franklin, Tompkins County Assessment
If you have a disability & would like specific
accommodation to participate,
please contact the City Clerk at 274-6570 by 12:00
p.m., no later than 2 days (not including weekends
and holidays) before the meeting.
New Multiple Dwelling107 South Albany StreetCity of Ithaca, New York327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email daniel.hirtler@verizon.netweb site www.danielrhirtler.comA11 of 626007b1/16/2016revised 2/15/2017Daniel R. Hirtler, ArchitectFlatfield Designsfrom SECTION 325-8: DISTRICT REGULATIONS CHART Updated through 4/2015 Zoning District: CDB-60 no minimum lot size 10 foot minimum lot width at street no maximum number of stories 60 foot maximum building height 100% minus required rear yard maximum lot coverage no required front yard no required side yards 10 foot minimum rear yard 25 foot minimum building height Site Plan and Design ReviewSurveyA1/8" = 1'-0"5.06 ft5.56 ft5.17 ft5.43 ft1.00 ft1.00 ft10 footrear yard setback83'-0"86'-0"32'-0"Site Plan superimposed onSurveyC1/8" = 1'-0"Site PlanB1/8" = 1'-0"10'-4"5'-5"5'-2"5'-1"to brickBike Storage(3 bikes)CoveredEntryEntryGarbageand RecyclingGarbageand RecyclingGarbageand Recyclingmeter room doorconcrete sidewalkcrushed stoneover landscape fabriccrushed stoneover landscape fabriccrushed stoneover landscape fabric1'-9 1/4"to sidewalktwining vineon circular trellis bar10 footrear yard setbackmulch under shrubbery012 4 10 4035 20Remove 15" diametervolunteer treeRemove 11" diametervolunteer treeRemoveexisting2 storywood framedbuildingRemoveexistingshedShrubbery planted at the rear lot lineto screen the view of the adjacentdeteriorated garage.new wood privacy fenceto match the existing privacyfence on adjacent propertyexisting wood privacy fenceon adjacent propertywood privacy gatein new privacy fenceshrub to maketransition betweenexisting and newprivacy fenceMeter / MechanicalRoom4'-8"to face of brick
New Multiple Dwelling107 South Albany StreetCity of Ithaca, New York327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email daniel.hirtler@verizon.netweb site www.danielrhirtler.comA22 of 626007b1/16/2016revised 2/15/2017Daniel R. Hirtler, ArchitectFlatfield Designs10720181072018Building Occupancy R-2 o NFPA 13R sprinkler system in accordance with 903.2 installed throughout building. Building Construction Type VB. Building Height in feet above the grade plane 40’-5” o Table 504.3 R-2 protected by 13R sprinkler of VB construction. maximum 60 feet Building Height in stories above the grade plane 3 stories. o Table 504.4 R-2 protected by 13R sprinkler of VB construction. maximum 3 stories Building Area Floor 1: 2,769 SF Floor 2: 2,753 SF Floor 3: 2,651 SF Roof Level: 254 SF Total: 8,427 SF o Table 506.2 R-2 protected by 13R sprinkler of VB construction. 7,000 SF maximum floor area per floor. 21,000 SF maximum floor area in the whole building. from SECTION 325-8: DISTRICT REGULATIONS CHART Updated through 4/2015 Zoning District: CDB-60 no minimum lot size 10 foot minimum lot width at street no maximum number of stories 60 foot maximum building height 100% minus required rear yard maximum lot coverage no required front yard no required side yards 10 foot minimum rear yard 25 foot minimum building height Exterior Side Walls are between 5 ft and 10 feet from the side lot line and need to be protected with 1 hour fire-rated construction. There may be unprotected openings in the wall up to 25% of the wall area. The North Wall has unprotected openings of 15.4% of the wall area. The South Wall has unprotected openings of 19.1% of the wall area. Site Plan and Design ReviewAlbany Street (West) ElevationE1a1/4" = 1'-0"Albany Street (West) ElevationE11/8" = 1'-0"Right Side (South) ElevationE41/8" = 1'-0"Left Side (North) ElevationE21/8" = 1'-0"Rear (East) ElevationE31/8" = 1'-0"Detail of Left Side (North) BrickworkD11/4" = 1'-0"Detail of Right Side (South) BrickworkD21/4" = 1'-0"40'-5"Building Height(Building Code)33'-11"Building Height(Zoning Ordinance)asphalt architectural shingle roofingcopper fasciafiber cement panel fasciastucco finish fiber cement panelsfiber cement 5/4 trimfiber cement 4/4 trimfiber cement 6" exposure lap sidinglarge copper K gutter(cornice)cast stone or5/4 fiber cemententablatureBrick veneerfiber cement panelwall mountedlight fixturecast stone baserough finish granitedecorative trim blocks(to resolve brick corner)soldier brick courseIronwork trellis rod fortwining vine Bittersweetvine grows from both ends;male at right end, femaleat the left end.Left arc gets fruit.Myrtle ground cover for 8" spacebetween sidewalk and building.cast stone corner blockgrille between the glassat casement windowscustom grille arrangement if possiblestucco finish fiber cement panelsfiber cement lap sidingdouble hung windowswithout grillesroof scuppercast stonebasebrickveneercopperguttercorniceexposed concrete foundationfiber cement access panelto under-stair spacestucco finish fiber cement panelscopper colored aluminum fasciastucco finish fiber cement panelsexposed concrete foundationbrick sillleader hiddenalongside brickleader hiddenalongside brickTrex parapet capwith fiber cementapron trim3/4 hr3/4 hr 3/4 hr 3/4 hr3/4 hr1 hr5 foot wide Exit Courtprotected up to 10 feet from walkway012 4 10 4035 20optional incised building date6" high charactersbuilding intercom6" high appliedmetal lettersbuilding address
New Multiple Dwelling107 South Albany StreetCity of Ithaca, New York327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email daniel.hirtler@verizon.netweb site www.danielrhirtler.comA33 of 626007b1/16/2016revised 2/15/2017Daniel R. Hirtler, ArchitectFlatfield DesignsSite Plan ReviewGround Floor PlanP11/8" = 1'-0"Second Floor PlanP21/8" = 1'-0"Third Floor PlanP31/8" = 1'-0"Roof PlanPR1/8" = 1'-0"2A 2B2CBikeStorage(3 bikes)CoveredEntrymailLaundryMeterRoomGarbage and RecyclingrampLR/DA/KBathBdrmLR/DA/KBathBdrmLR/DA/KBathBdrmLR/DA/KBathBdrmLR/DA/KBathBdrmLR/DA/K LR/DA/KBathBathBdrmBdrmBalconyLR/DA/KBathBdrmLR/DA/KBathBdrmLR/DA/K LR/DA/KBathBathBdrmBdrm1A 1B1C2DMechanicalRoomJanitor'sCloset3A 3B3C3DMechanicalRoomindividual HVAC unitsmounted on penthouse wallindividual HVAC unitsmounted on penthouse wall012 4 10 4035 20
107New Multiple Dwelling107 South Albany StreetCity of Ithaca, New YorkSite Plan and Design Review327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email daniel.hirtler@verizon.netweb site www.danielrhirtler.comA44 of 626007b1/16/2016revised 2/15/2017Daniel R. Hirtler, ArchitectFlatfield DesignsIsometric View from the NorthwestV11" = 10'-0"Existing North (E State St) ElevationE1a1/8" = 1'-0"Proposed North (E State St) ElevationE1b1/8" = 1'-0"Proposed West (S Albany St) ElevationE2b1/8" = 1'-0"Existing West (S. Albany St.) ElevationE2a1/8" = 1'-0"new 6 foot privacy fenceto screen the garbage can storage from adjacent propertiesand to create a barrier between the adjacent parking and this property107 S. Albany St.012 4 10 4035 20roof gable
New Multiple Dwelling107 South Albany StreetCity of Ithaca, New York327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email daniel.hirtler@verizon.netweb site www.danielrhirtler.comA55 of 626007b2/15/2017Daniel R. Hirtler, ArchitectFlatfield DesignsSite Plan and Design ReviewSite PlanA1/4" = 1'-0"0124 104035 20myrtlegroundcoverRoots from the existing streettree project from the ground.Ground cover will be plantedin the space between theprojecting roots.existing parking meterexisting parking meternew concrete sidewalkExisting curb cutand concrete apronremain.Existingconcrete platformremainsexisting utility polemyrtle groundcoverNon-invasive bittersweettwining vine planted ateach lower end of circulartrellis structure.myrtlegroundcoverYew, to be trimmed to becontinuous with existingadjacent yew hedge.new forsythia bushexisting 6 foot high stockade fencenew 6 foot high wooden privacy fenceGarbage / RecyclingGarbage / RecyclingGarbage / Recycling4" thick concrete sidewalkconcrete floor in building recessgate in fencewith self closing hingesbut no latchbuilding-mountedwall light fixturebuilding-mountedwall light fixturebuilding-mountedwall light fixturemailboxesintercomfire control panelBike Storage AreaCoveredEntryEntry Corridorhandicap accessible rampApartmentEntry HallLaundryRoom1 BedroomType BApartment1 BedroomType BApartment1 BedroomType BApartmentMechanical Space4" crushed stone over landscape fabric(Finished grade will be at same elevation as existing grade.Stone bed banks storm water as it percolates into soil,eliminates weeds at ground surface, and eliminates mud at walking surface.)4" crushed stone over landscape fabric(finished grade at same elevation as existing grade)4" crushed stone over landscape fabric(finished grade at same elevation as existing grade)new forsythianew forsythianew forsythianew hollynewyewnew hollynewyewnewyewlawn edging(top edge flush with ground)no change to existing soilOutdoor Lighting SchemeThe brick facade has three stucco recesses in which are mounteda wall mounted light fixture in each recess to light the sidewalk infront of the building.The cavity and the surfaces of the main recessed entryare designed to be well lit with a surface mounted light fixture.Additionally, the intercom and the mail boxes would be highlightedusing wall washing recessed downlights.The bicycle storage area would be lighted such that the objectsand people in the space would be well lighted while not highlightingthe walls of the space by using recessed down lights mounted inthe center of the space. The purpose of this is to draw attention towhat is in the space (for safety of the persons and property) andmake the wall surfaces of the space not a satisfying target of graffitiby making them less visible.The recesses which organize the garbage cans and the recyclingcontainers are designed to be lighted with downlights to flood the narrowfenced yard with light while not letting the light escape beyond the yardto be protected.
New Multiple Dwelling107 South Albany StreetCity of Ithaca, New York327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email daniel.hirtler@verizon.netweb site www.danielrhirtler.comA66 of 626007b2/15/2017Daniel R. Hirtler, ArchitectFlatfield DesignsSite Plan and Design Review107Building SectionS11/4" = 1'-0"0124 104035 20Entrance CorridorApartment Entry HallCovered EntryCovered EntryEntrance CorridorApartment Entry HallHandrailHC Access RampLighting: Wall Sconce Fixture24x36 artworkLighting: Flushmount Ceiling Fixture60x36 artworkfire panelmailboxescrown moldingpaintedfiber-cementpanelspainted gypsum boardwalls and ceiling3" high painted wood wall basepainted hollow metalself-closingfire-rated corridordoor and frameopencontinuous paintedtubular steel handrailpainted tubularsteel handrailApartment Entry HallLaundry RoomStairLandingLaundry RoomApartment Entry HallUnused space understair shall be accessiblethrough an access panelon exterior of building.MechanicalSpaceJanitor'sClosetMechanicalSpaceMechanicalSpaceJanitor'sClosetMechanicalSpaceBike Storage AreaCovered EntranceBright recessed lighting illuminates thebicycles and room occupants, leaving thewalls in shadow to offer safety in identifyingwhat is in the room before entering it, whileobscuring the wall surfaces to make themunuseful for graffiti.Recessed wallwash light fixturehighlights mailboxesRecessed wallwash light fixturehighlights intercomSurface mounted light fixturesilluminate the general entryarea (space and surfaces)Bike storage area iscompletely open tocovered entry.8'-7"9'-6"8'-4"8'-4"8'-4"8'-4"U shapedtubular steelbike racks(3) totalrecycling container rackwood privacy fenceconcrete sidewalkgarbage and recyclingcontainer areaBikeStorageSpaceEntryCorridorApartmentApartmentApartmentApartmentApartmentparapet(emergency) scupperroof drainroof drains tostorm sewermetal corniceGarbage area is lit with recessed lights.1'-11"9'-4"9'-4"9'-4"4'-0"8'-6"
107 South Albany Street
Front Elevations
showing proposed colors
Design Review
327 South Geneva Street
Ithaca, New York 14850
tel/ans/fax 607-277-2701
cell 607-275-7000
email daniel.hirtler@verizon.net
web site www.danielrhirtler.comproject #26007b
2/15/2017
Daniel R. Hirtler, Architect
Flatfield Designs
107
2018
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 107 S. Albany St. – Eleven Apartments
Date Created: 02/13/17
1 of 11
2/16/2017
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON LAND
1. Will there be an effect as a result of a physic al change to project site? Yes No
Any construction on slopes of 15% or greater (15-foot rise per
100 feet of length) or where general slope in the project
exceeds 10%.
Yes No
Construction on land where depth to the water table is less
than 3 feet. Yes No
Construction of parking facility/area for 50 or more vehicles. Yes No
Construction on land where bedrock is exposed or generally
within 3 feet of existing ground surface. Yes No
Construction that will continue for more than 1 year or involve
more than one phase or stage. Yes No
Evacuation for mining purposes that would remove more than
1,000 tons of natural material (i.e., rock or soil) per year. Yes No
Construction of any new sanitary landfill. Yes No
Construction in designated floodway. Yes No
Other impacts (if any):
Yes No
2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges,
geological formations, etc.)? Yes No
Specific land forms (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 107 S. Albany St. – Eleven Apartments
Date Created: 02/13/17
2 of 11
2/16/2017
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER
3. Will project affect any water body designated as protected (under article 15 or 24 of
Environmental Conservation Law, E.C.L.)? Yes No
Developable area of site contains protected water body. Yes No
Dredging more than 100 cubic yards of material from channel
of protected stream. Yes No
Extension of utility distribution facilities through protected
water body. Yes No
Construction in designated freshwater wetland. Yes No
Other impacts (if any):
Yes No
4. Will project affect any non-protected existing or new body of water? Yes No
A 10% increase or decrease in surface area of any body of
water or more than 10,000 sq. ft. of surface area. Yes No
Construction, alteration, or conversion of body of water that
exceeds 10,000 sq. ft. of surface area. Yes No
Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek,
Cayuga Lake, or Cayuga Inlet? Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 107 S. Albany St. – Eleven Apartments
Date Created: 02/13/17
3 of 11
2/16/2017
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER (cont.)
5. Will project affect surface or groundwater quality? Yes No
Project will require discharge permit. Yes No
Project requires use of source of water that does not have
approval to serve proposed project. Yes No
Construction or operation causing any contamination of a
public water supply system. Yes No
Project will adversely affect groundwater. Yes No
Liquid effluent will be conveyed off the site to facilities which
do not currently exist or that have inadequate capacity. Yes No
Project requiring a facility that would use water in excess of
20,000 gallons per day or 500 gallons per minute. Yes No
Project will likely cause siltation or other discharge into an
existing body of water to the extent that there will be an
obvious visual contrast to natural conditions.
Yes No
Proposed action will require storage of petroleum or chemical
products greater than 1,100 gallons. Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 107 S. Albany St. – Eleven Apartments
Date Created: 02/13/17
4 of 11
2/16/2017
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON WATER (cont.)
6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No
Project would impede floodwater flows. Yes No
Project is likely to cause substantial erosion. Yes No
Project is incompatible with existing drainage patterns. Yes No
Other impacts (if any): Project will increase impervious
surface on site. No significant impact anticipated.
Yes No
IMPACT ON AIR
7. Will project affect air quality? Yes No
Project will induce 500 or more vehicle trips in any 8-hour
period per day. Yes No
Project will result in the incineration of more than 2.5 tons of
refuse per 24-hour day. Yes No
Project emission rate of all contaminants will exceed 5 lbs.
per hour or a heat source producing more than 10 million
BTUs per hour.
Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 107 S. Albany St. – Eleven Apartments
Date Created: 02/13/17
5 of 11
2/16/2017
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACTS ON PLANTS AND ANIMALS
8. Will project affect any threatened or endangered species? Yes No
Reduction of any species, listed on New York or Federal list,
using the site, found over, on, or near site. Yes No
Removal of any portion of a critical or significant wildlife
habitat. Yes No
Application of pesticide or herbicide more than twice a year
other than for agricultural purposes. Yes No
Other impacts (if any):
Yes No
9. Will proposed action substantially affect non-threatened or non-endangered species?
Yes No
Proposed action would substantially interfere with any
resident or migratory fish, or wildlife species. Yes No
Proposed action requires removal or more than ½ acre of
mature woods or other locally important vegetation. Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 107 S. Albany St. – Eleven Apartments
Date Created: 02/13/17
6 of 11
2/16/2017
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON AESTHETIC RESOURCES
10. Will proposed action affect views, vistas, or visual character of the neighborhood or
community? Yes No
Proposed land uses or proposed action components
obviously different from, or in sharp contrast to, current
surrounding land use patterns, whether man-made or natural.
Yes No
Proposed land uses or proposed action components visible to
users of aesthetic resources which will eliminate or
significantly reduce their enjoyment of aesthetic qualities of
that resource.
Yes No
Proposed action will result in elimination or major screening
of scenic views known to be important to the area. Yes No
Other impacts (if any): Project is contiguous to the
Downtown West Local Historic District.
Yes No
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological
importance? Yes No
Proposed action occurring wholly or partially within, or
contiguous to, any facility or site listed on or eligible for the
National or State Register of Historic Places.
Yes No
Any impact to an archaeological site or fossil bed located
within the project site. Yes No
Proposed action occurring wholly or partially within, or
contiguous to, any site designated as a local landmark or in a
landmark district.
Yes No
Other impacts (if any): Project is contiguous to the
Downtown West Local Historic District.
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 107 S. Albany St. – Eleven Apartments
Date Created: 02/13/17
7 of 11
2/16/2017
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON OPEN SPACE AND RECREATION
12. Will the proposed action affect the quantity or quality of existing or future open spaces, or
recreational opportunities? Yes No
The permanent foreclosure of a future recreational
opportunity. Yes No
A major reduction of an open space important to the
community. Yes No
Other impacts (if any):
Yes No
IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS
13. Will proposed action impact the exceptional or unique characteristics of a site designated
as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state
agency? Yes No
Proposed action to locate within a UNA or CEA? Yes No
Proposed action will result in reduction in the quality of the
resource. Yes No
Proposed action will impact use, function, or enjoyment of the
resource. Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 107 S. Albany St. – Eleven Apartments
Date Created: 02/13/17
8 of 11
2/16/2017
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON TRANSPORTATION
14. Will there be an effect to existing transportation systems? Yes No
Alteration of present patterns of movement of people and/or
goods. Yes No
Proposed action will result in major traffic problems. Yes No
Other impacts:
Yes No
IMPACT ON ENERGY
15. Will proposed action affect community's sources of fuel or energy supply? Yes No
Proposed action causing greater than 5% increase in any
form of energy used in municipality. Yes No
Proposed action requiring creation or extension of an energy
transmission or supply system to serve more than 50 single-
or two-family residences.
Yes No
Other impacts (if any):
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 107 S. Albany St. – Eleven Apartments
Date Created: 02/13/17
9 of 11
2/16/2017
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON NOISE AND ODORS
16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during
construction of, or after completion of, this proposed action? Yes No
Blasting within 1,500 feet of a hospital, school, or other
sensitive facility? Yes No
Odors will occur routinely (more than one hour per day). Yes No
Proposed action will produce operating noise exceeding local
ambient noise levels for noise outside of structure. Yes No
Proposed action will remove natural barriers that would act as
noise screen. Yes No
Other impacts (if any):
Yes No
IMPACT ON PUBLIC HEALTH
17. Will proposed action affect public health and safety? Yes No
Proposed action will cause risk of explosion or release of
hazardous substances (i.e., oil, pesticides, chemicals,
radiation, etc.) in the event of accident or upset conditions, or
there will be chronic low-level discharge or emission.
Yes No
Proposed action may result in burial of “hazardous wastes” in
any form (i.e., toxic, poisonous, highly reactive, radioactive,
irritating, infectious, etc.)
Yes No
Proposed action may result in excavation or other
disturbance within 2,000 feet of a site used for the d isposal of
solid or hazardous wastes.
Yes No
Proposed action will result in handling or disposal or
hazardous wastes (i.e., toxic, poisonous, highly reactive,
radioactive, irritating, infectious, etc., including wastes that
are solid, semi-solid, liquid, or contain gases).
Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 107 S. Albany St. – Eleven Apartments
Date Created: 02/13/17
10 of 11
2/16/2017
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON PUBLIC HEALTH (cont.)
Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No
Use of any chemical for de-icing, soil stabilization, or control
of vegetation, insects, or animal life on the premises of any
residential, commercial, or industrial property in excess of
30,000 square feet.
Yes No
Other impacts (if any):
Yes No
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
18. Will proposed action affect the character of the existing community? Yes No
The population of the city in which the proposed action is
located is likely to grow by more than 5% of resident human
population.
Yes No
The municipal budgets for capital expenditures or operating
services will increase by more than 5% per year as a result of
this proposed action.
Yes No
Proposed action will conflict with officially adopted plans or
goals. Yes No
Proposed action will cause a change in the density of land
use. Yes No
Proposed action will replace or eliminate existing facilities,
structures, or areas of historic importance to the community. Yes No
Development will create demand for additional community
services (e.g., schools, police, and fire, etc.) Yes No
Proposed action will set an important precedent for future
actions. Yes No
Proposed action will relocate 15 or more employees in one or
more businesses. Yes No
City of Ithaca Full Environmental Assessment Form (FEAF)
Part 2 — Project Impacts
Project Name: 107 S. Albany St. – Eleven Apartments
Date Created: 02/13/17
11 of 11
2/16/2017
Small-to-
Moderate
Impact
Potential
Large
Impact
Can Impact Be
Reduced by
Project Change?
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.)
Other impacts (if any):
Yes No
19. Is there public controversy concerning the proposed action? Yes No Unknown
— If any action in Part 2 is identified as a potential large impact,
or if you cannot determine the magnitude of impact, proceed to Part 3 —
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
February 14, 2017
Lisa Nicholas
Division of Planning and Economic Development, City of Ithaca
108 E. Green Street, 3rd Floor
Ithaca, N.Y. 14850
Re: 301 East State Street – Site Plan Review— Conditions of Final Approval Update
Dear Lisa:
Thank you for reviewing this update on the plans for the redevelopment of 301 E. State Street.
On behalf of the developer and design team, we are attaching documentation as evidence of
compliance with the Conditions of Final Site Plan Approval, as detailed in the Approved Resolution
dated January 24, 2017.
Items in blue have been meet.
Items in gray will be addressed at a future date.
Items in bold are being addressed in this submission.
Items in red cannot be met.
i. Granting of the required area variance by the Board of Zoning Appeals before the applicant can
seek Final Site Plan Approval, and
VARIANCE GRANTED BY BZA ON 02/07/2017
ii. Approval specifically excludes all signage, which will be reviewed and approved at such time as
the applicant has prepared a full sign package, and
SIGNAGE TO BE DESIGNED AND SUBMITTED FOR APPROVAL AT A
FUTURE DATE.
iii. Submission of a revised planting plan with removal of dotted line indicating underground tree well,
REVISION INCLUDED IN THIS SUBMISSION. (p7)
iv. Submission to the Planning Board for review and approval of all site details including but not
limited to exterior furnishings, bollards, paving, railings, signage, lighting, etc., and
DETAILS INCLUDED IN THIS SUBMISSION (p 6, 8-15)
v. Submission of revised lighting plan showing all exterior lighting, and
ELECTRICAL CONTRACTOR IS COMPLETING LIGHTING PLAN. IT WILL
BE SUBMISSTED AS SOON AS IT IS COMPLETE.
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
vi. Submission of revised elevation showing of façade facing Aurora St Bridge as shown in drawing
SK02 dated 1-11-17 showing 1) brick replacing gray panel on first floor and 2) vertical ‘slot’
adjacent to tower as either all glass or a lighter grey panel, and
INCLUDED IN THIS SUBMISSION, 1) ALL DRAWINGS HAVE REPLACED
GRAY PANEL WITH BRICK. 2) EAST GREEN STREET ELEVATION B HAS
BEEN UPDATED TO SHOW VERTICAL ‘SLOT’ AS A LIGHTER COLOR
PANEL. PLEASE NOTE THE TOWER CASTS A SHADOW INTO THAT
SLOT. (p 18, 19, 20, 22)
vii. Submission of revised elevations showing taller windows, a row of transom windows, upper
glass block, or one differentiated upper cladding color on the eighth floor of the dark towers
facing E. State Street, and
INCLUDED IN THIS SUBMISSION, E. STATE STREET ELEVATION
SHOWS A “DIFFERENTIATED UPPER CLADDING” OF THE DARKEST
COLOR NICHIHA PANEL. (p19)
viii. Submission of a plan showing addition of bollards at corner of Aurora and E State/MLK St.
such that bollards protect the pedestrian ramp, and
REVISION INCLUDED IN THIS SUBMISSION. (p2-3)
ix. Any work in the City Right of Way will require a Street Permit, and
ALL RELEVANT PERMITS WILL BE OBTAINED
x. Transformer, if needed, will be located such that it is not visible from the public right of way, and
BASED ON MEETING WITH NYSEG ON 02/09/2017, THE
REQUIREMENTS FOR THE TRANSFORMER REQUIRE THE DOORS TO
FACE THE SIDEWALK AND REMAIN UNOBSTRUCTED. THE
REQUIREMENTS FOR THE SIGNAL REQUIRE A CLEAR 10’ ON ALL FOUR
SIDES OF THE BOX, WITH NO OBSTRUCTIONS. BECAUSE OF THESE
REQUIREMENTS, NEITHER CAN BE SCREENED FROM THE PUBLIC
RIGHT-OF-WAY.
xi. Bike racks must be installed before a certificate of occupancy is granted.
BIKE RACKS ARE PLANNED AND WILL BE INSTALLED.
xii. Submission of new northwest roof terrace plan to include more greenery that will be clearly
visible from the east end of the Commons, and
REVISION INCLUDED IN THIS SUBMISSION. (p4)
xiii. Submission of revised roof plan pulling back rooftop utility screen from northwest corner of
Phone: 607.379.9175 Email: whitham@whithamdesign.com 142 East State Street, Rear Ithaca, NY 14850
building (so it will be unseen from the east end of the Commons), and
REVISION INCLUDED IN THIS SUBMISSION. (p16)
xiv. Submission of revised large-scale drawing refining the proposed streetscape (and streetscape
furniture) plan to better accommodate pedestrian traffic flows near building entrances, and
REVISION INCLUDED IN THIS SUBMISSION. (p3)
xv. Submission of missing elevation showing the East side of the building’s Aurora Street wing, and
REVISION INCLUDED IN THIS SUBMISSION. SEE SECTION/ELEVATION
B-B. (p19)
xvi. Submission of material sample board sheet, showing all currently proposed materials, and
demonstrating that the Nichiha panels will display clear shadow-lines at all edges, and
INCLUDED IN THIS SUBMISSION. (p17)
xvii. Submission of responses to all other issues raised at the January 17, 2017 Project Review
Committee meeting, and
AS FAR AS WE UNDERSTAND, ALL ISSUES HAVE BEEN ADDRESSED
xviii. Noise at producing construction shall be limited to the hours of 7:30 A.M and 7:30 P.M.,
Monday through Friday, and
THIS PROJECT WILL COMPLY
xix. Staging plan must be approved by the Building Division and Engineering before issuance of a
building permit.
STAGING PLAN WILL BE SUBMITTED FOR APPROVAL BY THE
BUILDING DEPARTMENT.
xx. This site plan approval does not preclude any other permit that is required by City Code, such
as sign permits, tree permits, street permits or in this case, a permit to occupy a portion of city
sidewalk for outdoor dining.
ALL RELEVANT PERMITS WILL BE OBTAINED
Sincerely,
Yamila Fournier
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 1
City Centre
301 East State Street
CONDITIONS OF FINAL SITE PLAN APPROVAL UPDATE
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 2
Site Plan 02-15-2017
CS BX BX BX BX BX VA VAVA VA VA VABXBXBXBXBXBXBXBXBXBXBXBXBXBXBXCSCSCSCSCSCS
CS CS
CS
R
A
R
A
R
A
R
A
R
A
R
A
BX
BXBX
BX
BX
BX
BXBX
BX
BX
MECH
RETAIL
±10,995 SF
TENANT 2 ±1,694 SF
TENANT 1
±3,504 SF
PORTAL
MECH
SERVICE
TENANT 3
±2,304 SFPATIO
AREA
RESIDENTIAL
COMMON AREA
TENANT 4
±2,873 SF
GREEN SPACE
OUTDOOR SEATING
OPEN TO BELOW
9'-10"
1
6
'
-
5
"
1'-
4
"
16'
-
9
"9'-6"19'
-
3
"
16'-9"
13'-11"
13'-4"
14'-1"9'-4"16'-9"9'-3"7'-9"11'-11"8'-9"12'-1"
9'-7"
8'-10"
12'-2
"
10'-
6
"
SEASONAL ROPEBARRIER
NOTE:PAVER GRATE SYSTEM AROUND TREES AND PAVING ATWALK AREAS IS FLUSH WITH SIDEWALK AND ALLOWS A CLEARPATH OF TRAVEL. MOVEABLE TABLES ALLOW FOR FLEXIBILITY
IN SIDEWALK WIDTH.
NOTE: WHEN CAFE SEATING IS NOT BEING USED,CLEAR PATH OF TRAVEL EXTENDS FULL WIDTHFROM CURB TO BUILDING.6'-0"17'-5"12'-6"
2'-614"
2'-614"
6'
8'-1"
2
1
'
-
1
0
"
27'
12'
3'
12'
0'20'40'60'
GRAPHIC SCALE
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 3
CS BX BX BX BX BX VA VAVA VA VA VABXBXBXBXBXBXBXBXBXBXBXBXBXBXBXCSCSCSCSCSCS
CS CS
CS
R
A
R
A
R
A
R
A
R
A
R
A
BX
BX
BX
BX
BX
BX
BX
BX
BX
BX
MECH
RETAIL
±10,995 SF
TENANT 2 ±1,694 SF
TENANT 1
±3,504 SF
PORTAL
MECH
SERVICE
TENANT 3
±2,304 SFPATIO
AREA
RESIDENTIAL
COMMON AREA
TENANT 4
±2,873 SF
GREEN SPACE
OUTDOOR SEATING
OPEN TO BELOW
9'-10"
1
6
'
-
5
"
1'-
4
"
16'
-
9
"9'-6"19'
-
3
"
16'-9
"
13'-11"
13'-4"
14'-1"9'-4"16'-9"9'-3"7'-9"11'-11"8'-9"12'-1"
9'-7"
8'-10"
12'-2
"
10'-
6
"
SEASONAL ROPE
BARRIER
NOTE:PAVER GRATE SYSTEM AROUND TREES AND PAVING AT
WALK AREAS IS FLUSH WITH SIDEWALK AND ALLOWS A CLEAR
PATH OF TRAVEL. MOVEABLE TABLES ALLOW FOR FLEXIBILITY
IN SIDEWALK WIDTH.
NOTE: WHEN CAFE SEATING IS NOT BEING USED,
CLEAR PATH OF TRAVEL EXTENDS FULL WIDTH
FROM CURB TO BUILDING.6'-0"17'-5"12'-6"
2'-614"
2'-614"
6'8'-1"
2
1
'
-
1
0
"27'12'3'12'0'20'40'60'
GRAPHIC SCALE
Site Plan Corner Detail 02-15-2017
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 4
Landscape Plan - Street and Slope Plantings L101
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 5
Landscape Plan - Green Roof Plantings L102
PS
Ar
Qa
CS BX BX BX BX BXL-17 HM-10 L-17VA VAVA VA VA VABXBXBXBXBXBXBXBXBXBXBXBXBXBXBXHM10L-20 HM-22 AH-20 CS CS CS CS CS CSCSCS CSL-30 AH-20 HM16
R
A
R
A
R
A
R
A
R
A
R
A
BX
BX
BX
BX
BX
BX
BX
BX
BX
BX
L-7
LB (3)
MECH
RETAIL
±10,995 SF
TENANT 2 ±1,694 SF
TENANT 1
±3,504 SF
PORTAL
MECH
SERVICE
TENANT 3±2,304 SFPATIOAREA RESIDENTIALCOMMON AREATENANT 4±2,873 SF
GREEN SPACE
OUTDOOR SEATING
OPEN TO BELOW
9'-10"16'-5"1'-4"16'-9"9'-6"19'-3"16'-9"13'-11"13'-4"14'-1"9'-4"16'-9"9'-3"7'-9"11'-11"8'-9"12'-1"9'-7"
8'-10"
12'-2"10'-6"SEASONAL ROPEBARRIERNOTE:PAVER GRATE SYSTEM AROUND TREES AND PAVING ATWALK AREAS IS FLUSH WITH SIDEWALK AND ALLOWS A CLEARPATH OF TRAVEL. MOVEABLE TABLES ALLOW FOR FLEXIBILITYIN SIDEWALK WIDTH.NOTE: WHEN CAFE SEATING IS NOT BEING USED,CLEAR PATH OF TRAVEL EXTENDS FULL WIDTHFROM CURB TO BUILDING.6'-0"17'-5"12'-6"
2'-614"
2'-614"
6'
8'-1"
2
1
'
-
1
0
"
27'
12'
3'12'0'122436
GRAPHIC SCALE
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.comNEWMAN DEVELOPMENT GROUP
SHEET REV.01-11-2017
WHITHAM
PLANNING & DESIGN, LLC
SITE LANDSCAPE PLAN: GREEN ROOF
La (2)
Gt (5)
Jc (1)
Pv (4)
Sh (2)
Ep (4)
Sh (22)
La (15)
Gt (45)
Ep (2)
Pv (11)
Cr (12)
Ph (3)
AqC (7)
Tv (39)
Jc (5)
Pp (2)
Sa (1)
Sh (24)
La (16)
Gt (51)
Ep (44)
Pv (28)
Cr (21)
Ph (36)
AcQ (39)
Tv (27)
Jc (4)
Pp (8)
Sa (3)
Vx (8)
Cm
Cornus mas
Cc
Cercis canadensis
Ac
Amelanchier canadensis
Sa Symphoricarpos albus
Pp Prunus pumila
Jc Juniperus communis
Vx Vaccinum corymbosum
'Chippewa'
Pv Panicum virgatum
Sh Sporobolus heterolepsis
Ep Echinacea purpurea
La Lavandula angustifolia
Gt Geum triflorum
Ph Penstemon hirsutus
Cr Campanula rotundifolia
NOTE: SEE SITE LANDSCAPE PLAN:
STREET PLANTINGS.
PLANT SYMBOLS: GREEN ROOF
TREES
SHRUBS
PERENNIALS
Tv Thymus vulgaris
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 6
36” depth planting medium
12-18” depth planting medium
6” depth planting medium
Geum triflorum, Campanula rotundifolia, Penstemon hirsutus, Aquilegia canadensis,
Lavandula angustifolia, Thymus vulgaris, Sedum ternatu, Ruellia humilis, Solidago nemoralis,
Asclepis tuberosa, Fragaria spp., Allium spp.
Amelanchier canadensis, Betula populifolia
Prunus maritima, Juniperus
communis, Vaccinum
corymbosum, Panicum
virgautm, Echinacea purpurea,
Rhus aromatica ‘Gro-low’,
Diervilla lonicera, Clematis
virginiana, Parthenocissus
spp., Sporobolus heterolepsis,
Schizachyrium scoparium
Custom Steel Planter
Boxes
Area: Green Roof,
Eighth Floor Terrace
Manufacturer: Custom
GREEN ROOF PLANTINGS
Species per Planter Box Depth
Landscape Plan - Green Roof Plants & Planters
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 7
Landscape Plan - Roof Terrace L103
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 8
Bistro Chairs
Area: Green Roof,
Eighth Floor Terrace
Manufacturer: Fermob
Custom Steel Planter
Boxes
Area: Green Roof,
Eighth Floor Terrace
Manufacturer: Custom
‘Marbella’ Teak Sofa
Area: Eighth Floor
Terrace
Manufacturer:
Restoration Hardware
OUTDOOR FURNISHINGS
Eigth Floor Terrace
Bistro ChairsArea: Green Roof, Eighth Floor TerraceManufacturer: Fermob
Custom Steel Planter
Boxes
Area: Green Roof,
Eighth Floor Terrace
Manufacturer: Custom
‘Marbella’ Teak Sofa
Area: Eighth Floor
Terrace
Manufacturer:
Restoration Hardware
OUTDOOR FURNISHINGSEigth Floor Terrace
Landscape Plan - Roof Terrace Furnishing & Planters
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 9
Landscape Details - Green Roof System
SCALE 1/2” = 1’
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 10
Landscape Details - Planters
12” PLANTING MEDIUM
18” PLANTING MEDIUM
36” PLANTING MEDIUM
PLANTER CONNECTION DETAIL
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 11
Landscape Lighting Plan- Green Roof Lighting
RibbonIndoor LED Strips
inter-lux.com
The strip may be folded or cut
into 6-LED units and wired to
obtain the desired measure.
18 LEDs per foot with different
power and luminous intensity
levels
Flexible circuit without cover,
with an adhesive backing for
a fast and easy installation
212 news_15
Surface profile LED Strip
Recessed profile LED Strip
Cover LED Strip
type suitable for
Grey Ribbon, Dropper 98061
surface kit
98061 + 98063 + 98064 + 98062 98438
recessed kit
98066 + 98065 + 98062 98439
type suitable for
Grey Ribbon, Dropper 98066
type suitable for
Opaline Profiles E98061, E98066 98062
Transp Profiles E98061, E98066 98421
E98063 E98064
E98065
Profiles LED Strips
78.7
0.5
0.7
78.7
0.4
1
0.8
78.7
0.2
0.6
inter-lux.com
Anodized aluminum profile for surface mounting.
Anodized aluminum profile for recessed mounting.
Opaline or transparent extruded polycarbonate
walk-over diffuser.
End caps Snap-fit mounting brackets
Side closing kit
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 12
Landscape Details - Green Roof Lighting & Paving
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 13
Landscape Details - Planting
01
A
L101
DECIDUOUS TREE PLANTING
SECTION
SOIL SAUCER: TO DRIPLINE, 3 TO 6".
2" TO 3" MULCH. LEAVE 1" TO 2" FROM
TRUNKS AND SHRUB BASE. (DO NOT
MULCH TO BASE OF TRUNK).
REMOVE ALL TWINE, ROPE,
WIRE AND BURLAP FROM THE TOP
HALF OF ROOT BALL.
PRUNE CROSSING, DAMAGED OR
DEAD BRANCHES AT PLANTING. DO
NOT REMOVE TERMINAL BUDS OF
BRANCHES THAT EXTEND TO THE
CROWN EDGE.
2.5 X BALL DIAMETER MINIMUM
01B
L101
CONIFEROUSTREEPLANTING
SECTION
PRUNE CROSSING, DAMAGED,
CO-DOMINANT OR DEAD BRANCHES
AT PLANTING. DO NOT REMOVE
TERMINAL BUDS OF BRANCHES
THAT EXTEND TO THE CROWN
EDGE.
2.5 X BALL DIAMETER MINIMUM
SOIL SAUCER: TO DRIPLINE, 3 TO 6".
2" TO 3" MULCH. LEAVE 1" TO 2" FROM
TRUNKS AND SHRUB BASE. (DO NOT
MULCH TO BASE OF TRUNK).
EACH TREE MUST BE PLANTED SUCH THAT
THE TRUNK FLARE IS VISIBLE AT THE TOP OF
THE ROOT BALL. TREES WHERE THE TRUNK
FLARE IS NOT VISIBLE SHALL BE REJECTED.
01C
L101
CONTAINER SHRUB PLANTING
SECTION
2.5 X BALLDIAMETER MINIMUM
PRUNE DAMAGED OR
DEAD BRANCHES
AT PLANTING.
ROOT CROWN TO BE AT
FINISHED GRADE.
SOIL SAUCER: TO DRIPLINE, 3 TO 6".
2" TO 3" MULCH. LEAVE 1" TO 2" FROM
TRUNKS AND SHRUB BASE. (DO NOT
MULCH TO BASE OF TRUNK).
EACH TREE MUST BE PLANTED SUCH THAT
THE TRUNK FLARE IS VISIBLE AT THE TOP OF
THE ROOT BALL. TREES WHERE THE TRUNK
FLARE IS NOT VISIBLE SHALL BE REJECTED.
02A
L102
02B
L102
DECIDUOUS TREE PLANTING ON A SLOPE
SECTION
EACH TREE MUST BE PLANTED SUCH THAT
THE TRUNK FLARE IS VISIBLE AT THE TOP OF
THE ROOT BALL. TREES WHERE THE TRUNK
FLARE IS NOT VISIBLE SHALL BE REJECTED.
SOIL SAUCER: TO DRIPLINE, 3 TO 6".
2" TO 3" MULCH. LEAVE 1" TO 2"
FROM TRUNKS AND SHRUB BASE.
(DO NOT MULCH TO BASE
OF TRUNK).
EXISTING GRADE.
PROPOSED GRADE.
ROOT CROWN TO BE AT
FINISHED GRADE.
SOIL SAUCER: TO DRIPLINE, 3 TO 6".
2" TO 3" MULCH. LEAVE 1" TO 2"
FROM TRUNKS AND SHRUB BASE.
(DO NOT MULCH TO BASE
OF TRUNK).
EXISTING GRADE.
PROPOSED GRADE.
PRUNE CROSSING, DAMAGED OR
DEAD BRANCHES AT PLANTING. DO
NOT REMOVE TERMINAL BUDS OF
BRANCHES THAT EXTEND TO THE
CROWN EDGE.
PRUNE DAMAGED OR
DEAD BRANCHES
AT PLANTING.
01D
L101
EUONYMUS FORTUNEI AND HENDERA HELIX PLANTING
SECTION AND PLAN
2" TO 3" MULCH. LEAVE 1" TO 2"
FROM TRUNKS AND SHRUB BASE.
(DO NOT MULCH TO BASE
OF TRUNK).
ROOT MASS TO BE
AT FINISHED GRADE.
EDGE OF PAVEMENT.
SHRUB PLANTING ON A SLOPE
SECTION
DO NOT SCALE DRAWING
PROPRIETARY AND CONFIDENTIALThis drawing embodies a confidential design of IRONSMITH, INC. Palm Desert, CA. All design, manufacturing, reproduction, use, sale, and other rights regarding the same are expressly reserved. This drawing is submitted under confidential relationship fora specific purpose and the recipient agrees by accepting this drawing not to supply or disclose any information regarding it to any unauthorized person or to incorporate any special feature peculiar to this design in other projects. The information in thisdrawing may be covered completely or in part by patents pending.
41-701 Corporate Way #3Palm Desert, CA 92260(800) 338-4766(760) 776-5080 Fax
grate in twosections.
From 2-1/2" x 2-1/2" x3/16" Mild Steel Angle.1/2" square barperimeter trim.
Top panel from #3structural steel catwalkgrating.
Tree well size: 44" x 44"
adjustable height centerframe for standard 24"square tree grate. (treegrate sold seperately)
Finish: Galvanized
Weight: 165Lb (75Kg)
4120-TG
Paver-Grate®
48" x 48"
84"
4'
AA
2'
nominaladjustment36 1/4 [921.93]
6'-6"
SECTION A-A
ELEVATION - TALL SECTION
PLAN
ELEVATION - SHORT
HEDGE-A-MATIC PLANTERS
42" CURVED PANEL
36" PANEL±2"1-1/2"48" PLANTER 18" PLANTER 18" PLANTER42" CURVED PANEL
48" PLANTER20" PANEL20" PLANTER±2"42"RECTANGULAR
PLANTER 2" LIPSQUARE
PLANTER
NOTE:
*SOIL VOLUME = 5.5 CU. FT.
PLANTER, SCREEN, HARDWARE WITHOUT SOIL = 40 LBS.
TOTAL APPROXIMATE WEIGHT W/ SOIL + PLANTS = 144 LBS.
*FRONT AND BACK OF PLANTER ARE CURVED
*ENDS OF PLANTER ARE FLAT
*(2) PANEL OPTIONS
- TALL w/ FLAT TOP = 36"
- SHORT w/ FLAT TOP = 20"
3" THK. greenscreen ®
PANEL w/ #5104 TRIM @
MOUNTING BRACKET AND
#5105 TRIM @ TOP AND
PARTIAL SIDES
PLANTER BRACKET w/
BACKING PLATE AND
STAINLESS STEEL BOLTS,
NUTS AND WASHERS -
BOLTED @ PLANTER NOTCH
FIBERGLASS PLANTER, TYP.
NOTE: FRONT AND BACK
OF PLANTER ARE CURVED,
ENDS ARE FLAT
PLANTER BRACKET w/
BACKING PLATE AND
STAINLESS STEEL BOLTS,
NUTS AND WASHERS -
BOLTED @ PLANTER NOTCH
3" THK. greenscreen
PANEL w/ #5104 TRIM @
MOUNTING BRACKET AND
#5105 TRIM @ TOP AND
PARTIAL SIDES
PLANTER RADIUS = 93"
1/2" DIA. DRAIN-
CONFIRM LOCATION
FIBERGLASS PLANTER, TYP.
FIBERGLASS PLANTER, TYP.
NOTE:
*SPECIFIC ENGINEERING MAY BE REQUIRED BASED ON SITE
SPECIFIC SOIL CONDITIONS, LOCAL WIND LOAD, AND VERTICAL
HEIGHT OF FENCE/SCREEN.
*VERIFY PANEL SPAN AND CLIP SPACING FOR ALL ROOFTOP
INSTALLATIONS AND INSTALLATIONS 20' ABOVE GRADE ±2"20"1'-8"w/ FLAT OR CURVED TOP
46" PANEL (46-1/4" ACTUAL)
4'2"1'-6"1'18" PLANTER
4'1-1/2"±2"4'-10"3'w/ FLAT OR CURVED TOP46" PANEL (46-1/4" ACTUAL)
ELEVATION - SHORT
PLAN
SECTION
ELEVATION - TALL
HEDGE-A-MATIC PLANTERS
PLANTER BRACKET w/
BACKING PLATE AND
STAINLESS STEEL BOLTS,
NUTS AND WASHERS -
BOLTED @ PLANTER NOTCH
CURVE TOP RADIUS = 48"
3" THK. greenscreen
PANEL w/ #5104 TRIM @
MOUNTING BRACKET AND
#5105 TRIM @ TOP AND
PARTIAL SIDES
CURVE TOP RADIUS = 48"
PLANTER BRACKET w/
BACKING PLATE AND
STAINLESS STEEL BOLTS,
NUTS AND WASHERS -
BOLTED @ PLANTER NOTCH
FIBERGLASS PLANTER, TYP.
1/2" DIA. DRAIN-
CONFIRM LOCATION
FIBERGLASS PLANTER, TYP.FIBERGLASS PLANTER, TYP.
NOTE: FRONT AND BACK
OF PLANTER ARE CURVED,
ENDS ARE FLAT
www.maglin.comCURVED RECTILNEAR PLANTER WITH PANEL OPTIONS
NTS
01J
L101
RECTILINEAR PLANTER W/ PANEL OPTIONS
NTS
01 F
L101
3" THICK GREENSCREEN
PANEL W/#5104 TRIM @
MOUNTUNG BRACKETAND #5105 TRIM
AT TOP AND PARTIAL SIDES
PAVER GRATE PLAN VIEW AND SECTION
NTS
01 G
L1014'-10"CURVED RECTANGULAR
PLANTER
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com
NEWMAN DEVELOPMENT GROUP SHEET REV.01-11-2017WHITHAM
PLANNING & DESIGN, LLC PLANTING DETAILS
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 14
Landscape Details - Site Fixtures
R38'-414"
8' RAMP LENGTH
SLOPE:
4.2%
EXISTING
SIDEWALK
NEW ROUGH BROOM FINISH CONCRETE RAMP
WITH SCORE LINES AT 2" O.C. X 14" DEEP TO
PROVIDE TACTILE WARNING SURFACE
CONTINUOUS EXPANSION
JOINT AT STREET EDGE OF
CURB
8"
8"
6X6 66 W.W. M.
8'-434"
NOTES:
1. SEE MANUFACTURER FOR MORE COLOR OPTIONS.
2. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS.
3. DO NOT SCALE DRAWING.
4. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS
FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION.
5. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY
THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE.
6. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info AND ENTER
REFERENCE NUMBER 4138-002.
BISTRO FOLDING CHAIR: METAL FRAME AND SLATS -AVAILABLE IN 24 COLORS
STREETSIDE CAFE FOLDING CHAIR
FERMOB USA
1610 REDI ROAD
CUMMING, GA 30040
PHONE: (678) 343-9021www.fermobusa.com
PERSPECTIVE TOP VIEW
SIDE ELEVATION FRONT ELEVATION
15"
16"32.5"18"SPECIFICATIONS:
- STEEL FRAME.
CLASSIQUE : LACQUERED WOODEN CURVED SLATS.
DURAFLON®: HIGH QUALITY RESIN CURVED SLATS.
AVAILABLE COLOURS: COTTON WHITE AND CEDAR GREEN.
NATUREL : NATURAL WOODEN CURVED SLATS + TEXTROL®
TREATMENT.
METAL: GALVANIZED STEEL CURVED SLATS.
- PLASTIC PART FOR SLOWER AND SAFER FOLDING.
- ONE PIECE CROSSBAR. FOOT PROTECTORS.
- REINFORCED FRAME (TESTED UP TO 660 LBS).
- HIGH PROTECTION TREATMENT FOR OUTDOOR USE.
- ANTI-UV POWDER COATING
NOTES:
1. SEE MANUFACTURER FOR MORE COLOR OPTIONS.
2. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS.
3. DO NOT SCALE DRAWING.
4. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS
FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION.
5. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY
THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE.
6. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info AND ENTER
REFERENCE NUMBER 4138-006.
BISTRO FOLDING TABLE: 22" SQUARE - AVAILABLE IN 24 COLORS
STREETSIDE CAFE FOLDING TABLES
FERMOB USA
1610 REDI ROAD
CUMMING, GA 30040
PHONE: (678) 343-9021www.fermobusa.com
PERSPECTIVE TOP VIEW
SIDE ELEVATION FRONT ELEVATION
SPECIFICATIONS:WEIGHT: 18 LBS (2 PERSONS)
BASE: STEELTABLE TOP: STEEL SHEETCOATING: ANTI-UV POWDER
- FOLDING TABLE
- FOOT PROTECTORS.
- HIGH PROTECTION TREATMENT FOR OUTDOOR USE.
22.50"29"BOLLARDS
MTB750
MAGLIN SITE FURNITURE INC. 27 BYSHAM PARK DR. WOODSTOCK, ON N4T 1P1
TOLL FREE: 1-800-716-5506
PHONE: (519) 539-6776
FAX: (877) 260-9393
5 5/8"5 5/8"34 1/2"DECORATIVE
ALUMINUM
BOTTOM
CASTING
6"x6"
STEEL TUBE
DECORATIVE ALUMINUM
BOTTOM CASTING
PERSPECTIVE SIDE VIEW FRONT VIEW
NOTES:
1. CONSTRUCTED OF 5" SQ. H.S. STEEL TUBE. DECORATIVE TOP & BASE ARE CAST ALUMINUM.
2. PROTECTED WITH E-COAT RUST PROOFING.
3. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS.
4. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY
THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE.
5. APPROVED EQUAL IS ACCEPTABLE, WITH PRIOR REVIEW AND ACCEPTANCE OF PRODUCT SPECIFICATIONS AND DETAILS BY OWNER
OR OWNER'S REPRESENTATIVE
4
XXX
ALUMINUM/STEEL/PLASTIC EDGE RESTRAINTS
(NOTE; EDGE RESTRAINTS OPTIONAL IF USING
STAMPED CONCRETE.)
CONCRETE PAVER 2 3 8" (60 MM) MIN. THICKNESS
(NOTE; CONCRETE PAVER MAY BE SUBSTITUTED
WITH STAMPED CONCRETE)
1" BEDDING SAND
(IF STAMPED CONCRETE USED SAND SETTING
BED NOT REQURED)
COMPACTED AGGREGATE BASE
GEOTEXTILE AS REQUIRED
TURN UP AT END OF BASE
COMPACTED SOIL SUBGRADE
STAKE
CONCRETE SIDEWALK DETAIL PER CIVIL DRAWINGS
PAVER, PLATE AND CONCRETE ALL TO BE FLUSH
STEEL EDGING TO HAVE 4" REVEAL
CONCRETE SIDEWALK DETAIL PER CIVIL DRAWINGS
DRAINAGE AGGREAGATE
PLANTING MEDIUM
EXTERIOR WALL OF BUILDING
GEOTEXTILE FABRIC
WITH TROWELED EDGE CONSTRAINT RESTRAINT AND METAL PLANTER EDGE
TYPICAL SECTION PAVER DETAIL AND SECTION AT BUIDING FOUNDATION PLANTER1
XXX
3
XXX
2
XXX
PLAN VIEW HANDICAP
ACCESSIBLE CURB
CUT RAMP AT
SIDEWALK
CONCRETE CURB RAMP @ SIDEWALK-ADA ACCESSIBLE
NTS
5
XXX
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com
NEWMAN DEVELOPMENT GROUP SHEET REV.01-11-2017WHITHAM
PLANNING & DESIGN, LLC SITE - FIXTURE DETAILS
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 15
Landscape Details - Site Furnishing Green Roof
50 %“CAPPUCINE”
15% “VERBENA”
15% “HONEY”
30% “ANTHRACITE”
Bistro Chairs
Area: Green Roof,
Eighth Floor Terrace
Manufacturer: Fermob
‘Bellevie’ Lounge Chairs
Area: Green Roof,
Eighth Floor Terrace
Manufacturer: Fermob
‘Bellevie’ Outdoor
Couches
Area: Green Roof
Manufacturer: Fermob
‘Costa’ Low Tables
Area: Green Roof
Manufacturer: Fermob
‘Bellevie’ Bench with
Back
Area: Green Roof
Manufacturer: Fermob
COLOR SCHEME
‘Facto’ Stacklable Chair
Area: Outdoor Dining
Manufacturer: Fermob
‘Luxembourg’ Dining
Table
Area: Outdoor Dining
Manufacturer: Fermob
OUTDOOR FURNISHINGS
Ground Level
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 16
Roof Plan 02-15-2017
CENTER OF CORRIDOR BELOW7' X 2.5' X 80" TYP. CLUSTER
HRU 12'X8'X 8'
HRU 12'X8'X 8'
C
EN
T
E
R
O
F
CO
R
R
IDO
R
B
E
LOW
SCREEN
PROPOSED SOLAR ARRAY
24'X20'
FUTURE PROPOSED
24'X20'
SOLAR ARRAY
HUMPHREYS &PARTNERS ARCHITECTS,L.P.5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com WHITHAM
PLANNING & DESIGN, LLC
SCALE: 3/32" = 1'-0"
0' 16' 32' 64'
(24"x36" SHEET)
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 17
Building Materials 02-15-2017
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 18
Keyed & Colored Elevations A 02-15-2017
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 19
Keyed & Colored Elevations B 02-15-2017
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 20
Section A-A 02-15-2017
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 21
Section B-B 02-15-2017
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 22
Section through S. Aurora St 02-15-2017
HUMPHREYS PARTNERS Ithaca , NY
HPA# 16077
CITY CENTRE
5339 Alpha Rd., Suite 300, Dallas, TX 75240 | 972.701.9636 | www.humphreys.com NEWMAN DEVELOPMENT GROUP
SHEET
REV.
REV.
REV.
REV.12-20-2016
WHITHAM
PLANNING & DESIGN, LLC
Revised
02.15.2017
Page 23
Section through E. State St. 02-15-2017
TO: Planning & Development Board, Common Council
From: Lisa Nicholas, AICP, Senior Planner
RE: 2016 Planning Board Annual Report – Site Plan Applications and Approved Projects
Date: February 10, 2017
2016: New Site Plan Applications Filed – Type, Name, Construction Cost, Fees Collected and Status
Project Type Project Name Construction
Cost
Fees
Collected
in 2016
Status as of 2/05/17
Commercial Island Health Parking Lot $50,000 $150 Complete
Telecommunications Ithaca West Cell Site $150,000 $225 Completed
Institutional Cornell Hughes Hall $10,000,000 $15,300 Under Construction
Institutional Cornell Ag. Quad Renovations $3,000,000 $4,500 Under Construction
Commercial/Art The Cherry Artspace $202,000 $340 Under Construction
Commercial Elmira Savings Bank Project $1,000,000 $1,500 Under Construction
Residential/Student Maplewood Redev. Project (City) $3,600,000 $5,500 Under Construction
Residential/Student Student Apartments (44 Units) $6,000,000 $9,000 Under Construction
Residential/Student Two Duplexes (312 Spencer St) $513,000 $769 Under Construction
Residential Two Duplexes (1001 N Aurora St) $465,000 $697 Under Construction
Residential/Student Four Duplexes (607 S Aurora St) $1,500,000 $2,500 Approved- Est 2017 Construction
Residential/ Amici House & Childcare Center $4,732,356 $7,098 Approved- Est 2017 Construction
Mixed Use City Centre Mixed Use $32,005,000 $24,004 Approved- Est 2017 Construction
Residential/Student Student Apartment (5 Units) $1,972,000 $2,958 Approved- Unknown Start
Residential/Student Student Apartment (9 Units) $2,880,000 $4,320 Approved- Est 2017 Construction
Residential Apartments ( 107 S Albany) N/A $750 Withdrawn
Total $86,782,022 $94, 476
CITY OF ITHACA
108 East Green Street — 3rd Floor Ithaca, New York 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
Email: dgrunder@cityofithaca.org
2016 Planning Board Annual Report
"An Equal Opportunity Employer with a commitment to workforce diversification."
Site Plan Projects Approved in 2016
2016: Approved Housing Projects - Number, Type and Number of New Units
All New Housing Units For Sale For Rent
62 LMI Market
Rate LMI Student* Market
Rate*
0 62 0 52 10
* Applicant’s stated target market
2016 Approved Commercial Projects – Type, and New Square Feet
Site Plan Approvals– Five Year Activity
2012 2013 2014 2015 2016
Number of Board Approvals 19 14 12 13 11
Number of Staff Approvals n/a 12 7 6 8
Fees Received – Full Site Plan Review $113,544 $83,831 $167,614 $154,709 $94,476
Fees Received - Staff Review n/a $700 $600 $300 $400
Est. Construction Cost – Board Approved Projects* $64,315,500 $69,904,800 $53,241,650 $110,751,000 $26,547,166
Est. Construction Cost –Staff Approved Projects n/a $11,283,195 $3,050,000 $3,080,000 $1,125,875
SF of Commercial Development Approved in 2016 117,179 SF 102,057 SF 25,800 123,563 4,000
*Excludes withdrawn or cancelled projects
Attachments:
Summary of Major Development Projects 2009-January 31, 2017 (showing developments of all types)
List of Housing Units- Name, Location, Number, Type and Completion Status 2006-2017 (showing type,
number and completion status)
Housing Units Approved, Built, and Under Construction 2006-2016, and Pending Construction in 2017
(showing numbers and percentages by type and completion status)
All New Commercial Industrial General Commercial Office
4,000 0 4,000 0
Total Estimated Investment: $478,173,450Complete, Under Construction or Planned for 2017Site Plan Review Fees Collected: $646,228Projects listed here (does not include cancelled or smaller projects) Total New SF of Commercial Space 581,695Complete, Under Construction or Planned for 2017Total New Dwellings: 1,410Complete, Under Construction or Planned for 2017Low/ Moderate Dwellings: 164Complete, Under Construction or Planned for 2017Chainworks District Mixed Use Up to 915 Housing Units over 10-15 years Dewitt House ( Old Library Site) 58 Housing Units and 1,600 SF of Commercial Space Schwartz Plaza Improvemnet Reuse Center Expansion and Apartments Office & Retail Expansion and Transitional Apartments Summary of Major Development Projects 2009- January 31, 2017 Completed , Under Construction or Planned 2017 Construction Projects in Development in 2017 Development February 2017
Housing and Mixed Use Projects 2009- January 31, 2017Complete Breckenridge$10,700,000 $16,05050 50 0Complete Magnolia House$2,236,000 $3,35414 14 0Complete 309 Eddy Street – Apts$2,400,000 $3,60024 0 24Complete 601- W. Seneca Street Apts$1,000,000 $1,50024 0 24Complete 107 Cook Street $865,000 $1,2974 0 4Complete Seneca Way Apts.$7,081,500 $10,622 9,31139 0 0Complete Coal Yard Apt Phase 2$2,534,000 $3,80124 0 24Complete Aurora St Dwelling Circle$550,000 $8253 0 00CompleteThurston Avenue Apartments$3,000,000 $4,81520 0 20Complete Stone Quarry Apartments$7,000,000 $9,46035 35 0Complete Collegetown Terrace Apts Buildings 1-6$50,000,000 $25,000354 0 354Complete707 E. Seneca Street House $585,000 $8786 0 6Complete114 Catherine St. Apartment Building$500,000 $7503 0 3Complete Cayuga Place Residences $6,000,000$045 0 0Complete140 College Ave. Addition$865,000$1,297303Complete Single Lot - Single Family Homes and Duplexes N/AN/A2620610Complete 205 Taughannock$350,000$507 0 0Complete 804 & 810 E. State Street $822,000 $6206 0 6Complete 327 Eddy St. Mixed-Use Apartment Building$5,000,000 $7,5004,100 22 0 22Complete Dryden South Mixed-Use Project$5,000,000 $7,5002,100 8 0 8Under Construction Collegetown Crossing $5,500,000 $8,250 5,000 50 0 50Under Construction Collegetown Terrace Apts - Building 7 $10,000,000N/A235 0 235Under Construction Carey Building $1,600,000 $2,400 3,600 17 0 0Under Construction 210 Hancock Street $13,771,000 $20,65610,000 7 59 59 0Under Construction 215-212 Spencer St.$2,000,000 $3,0000 12 0 0Under Construction 201 College Avenue$6,000,000 $9,0000 44 0 44Under Construction 312-314 Spencer Rd. Two Duplexes $513,000 $7694 0 0Under Construction 1001 N Aurora St Two 2-Family Dwellings$465,000 $6984 0 0Subtotals $146,337,500$143,69134,111361133164837Construction 2017Four Duplexes (607 S Aurora St) $1,500,000 $2,250.000 8 0 8City Centre$32,005,000$48,000.0010,000 193 0 0College Townhouse Project $10,000,000 $15,000.000 67 0 0Student Apts - 9 units (Linden Ave)$1,972,000 $2,958.000 9 0 9Subtotals $45,477,000$68,208.0010,000277017Construction date Unknown Harold Square $27,000,000 $20,166 52,200 108 0 0$191,814,500 $232,065 44,111 36 1410 164 854For Rent Apts Low/ Mod IncomeStudent Approved Projects - Unknown Construction Date Status Project Name Est. Construction CostFees Collected SQ. FT Commercial Student Total Complete, Under Construction and Antcipated 2017 Construction Est. Construction CostFees Collected SQ. FT Commercial For Sale For Rent Approved January 2017 Est. 2017 Construction For Sale Apts Low/ Mod IncomeDevelopment February 2017
Commercial Projects (Office, Retail, Hotel & Medical ) 2009- January 31, 2017Complete Maines Source$1,500,000 $2,250 25,300Complete Airplane Factory Renovations$274,050 $4350Complete Maguire Vehicle Sales Lot$43,600 $1000Complete Honda of Ithaca$350,000 $5505,636Complete Tim Hortons$500,000 $7502,500CompleteEnterprise Rent-A-Car$350,000 $4500Complete Maguire Automotive$150,000 $225595Complete 111 Tioga St. (façade)$80,000 $2001,100Complete Ports of NY Expansion$2,000$50255CompletePorts of NY Green House$6,000$50500Complete Delta Chi Improvements $227,000 $3410Complete 359 Elmira Road – Fairfield Inn$6,500,000 $9,75059,500CompleteWal-Mart Outparcel $784,800 $1,12228,663CompletePressbay Alley Marketplace$150,000$500Complete Planned Parenthood $4,100,000 $6,150 6,500CompleteCrossfit Pallas Gym & Black Irish Boxing$700,000 $1,05010,384Complete Colitvare $5,400,000$00CompletePurity Ice Cream Mixed-Use $3,664,000 $5,7462,866CompleteDibellas $600,000 $9003,400CompleteMaguire Fiat $425,000 $638 8,910CompleteHoliday Inn Express$3,000,000 $4,50011,555Complete Downtown Marriot$15,000,000 $25,000 100,649Complete Texas Roadhouse $1,350,000 $2,0257,163CompleteIsland Health & Fitness Parking Lot Renovation$50,000 $1500Under Construction Rick's Rental World Expansion$100,000 $200 2,430Under Construction The Cherry Artspace$202,500 $304 1,200Under Construction Elmira Savings Bank Project$1,000,000 $1,500 4,000Under Construction Tompkins Financial Headquarters $26,500,000 $39,750110,000Under Construction Hotel Ithaca Renovation $11,000,000 $16,50013,845Under Construction 209-215 Dryden Road (Johnson School)$12,000,000 $18,000 60,000Subtotal$96,008,950$138,735466,951Approved Projects- Anticipated 2017 Construction 2017 Construction Downtown Canopy Hotel $11,500,000$12,250100,0002017 Construction Former Kmart $424,000$65914,744Subtotal$11,924,000 $12,909 114,744Wegmans Retail Building$4,000,000 $6,00015,7004-Story Hotel$1,700,000 $2,55027,600Subtotal$5,700,000$8,55043,300$107,932,950 $160,194 581,695Approved Projects - Unknown Construction Date Est. Construction CostFees Collected SQ. FT Commercial SQ. FT Commercial Status Project Name Est. Construction CostFees Collected Total Complete, Under Construction and Antcipated 2017 Construction Development February 2017
Institutional Projects (Cornell & IC) 2009- January 31, 2017Complete Big Red Marching Band $1,800,000 $2,700 5,200Complete Cornell Law School Addition $13,084,000 $19,626 16,500Complete University Ave Reconstruction$1,400,000 $2,1000Complete Cornell Rowing Center $4,930,000 $7,395 9,600Complete IC Boathouse$1,600,000$2,4006,000Complete Kite Hill Electrical Substation Upgrade$983,000 $1,4750Complete Cornell Univ. Means Restriction$4,899,000 $7,3480Complete Cornell Univ. CIS Building $31,000,000 $46,725103,000CompleteKimball Hall Renovations $9,000,000$500CompleteStatler Hall East Avenue Entry $2,400,000 $3,6001,500Complete Cascadilla Trail Rehab $300,000 $4500Under Construction Klarman Hall (Goldwin Smith Hall)$28,000,000 $42,000 67,511Under Construction Upson Hall Renovation $40,000,000$60,0000Under Construction Garden Ave/Tower Rd. Intersection$530,000$500Under Construction Cornell- Hughes Hall $10,000,000 $15,3000Under Construction Cornell Ag. Quad Renovations$3,000,000 $4,5000Under Construction Gannett Health Center $25,500,000 $38,25035,000Total $178,426,000 $253,969 244,311SF Status Project Name Est. Construction CostFees Collected Development February 2017
Planning Board 2016 Annual Report - Housing Summary Housing Units Approved, Built, and Under Construction 2006-2016, and Pending Construction in 2017 LMI = Low/Moderate Income # all Units# LMI Units % LMI UnitsTotal for Sale% for Sale# LMI % LMI# Not LMI% Not LMITotal For Rent% for Rent# Student % Student # LMI % LMI# Not LMI% not LMI62 0 0% 2 3.2% 0 0% 2 100% 60 97% 52 87% 0 0% 60 100%# all Units# LMI Units % LMI UnitsTotal for Sale% for Sale# LMI % LMI# Not LMI% Not LMITotal For Rent% for Rent# Student % Student # LMI % LMI# Not LMI% not LMI1240 268 22% 37 3% 25 68% 12 32% 1203 97% 612 51% 243 20% 960 80%# all Units# LMI Units % LMI UnitsTotal for Sale% for Sale# LMI % LMI# Not LMI% Not LMITotal For Rent% for Rent# Student % Student # LMI % LMI# Not LMI% not LMI835 200 24% 30 4% 18 60% 12 40% 819 98% 415 51% 182 22% 639 78%# all Units# LMI Units % LMI UnitsTotal for Sale% for Sale# LMI % LMI# Not LMI% Not LMITotal For Rent% for Rent# Student % Student # LMI % LMI# Not LMI% not LMI272 66 24% 7 3% 7 100% 0 0% 265 97% 186 70% 59 22% 206 78%# all Units# LMI Units % LMI UnitsTotal for Sale% for Sale# LMI % LMI# Not LMI% Not LMITotal For Rent% for Rent# Student % Student # LMI % LMI# Not LMI% not LMI277 0 0% 0 0% 0 0% 0 100% 277 100% 17 6% 0 0.0% 277 100%* Does not include projects that have been canceled or for which Site Plan Approval has expired ** Includes Units approved in January 2017FOR RENTFOR SALEFOR RENTHousing Units Approved in 2016*Housing Units Approved 2006-2016*FOR SALEFOR SALEFOR RENTHousing Units Built 2006-2016Housing Units Pending Construction in 2017**FOR RENTFOR SALEFOR SALEHousing Units Under Construction as of Jan 2017FOR RENTAs of February 6, 2017Yearly DevTotals & Housing Units.xlsJ:\GROUPS\Planning and Dev Board\Yearly DevTotals & Housing Units.xls
Planning Board 2016 Annual Report: Housing
List of Housing Units- Name, Location, Number, Type and Completion Status 2006-2016
Page 1 of 1
SFH Dplx LMI Units # BR Units # BR Units # BR Units # BR
2006 Coalyard Apartments Phase I 143 Maple Avenue 10 14 10 14
2006 Cayuga Green Apartments Green Street 68 88 68 88
2006 Top of the Hill 320 Dryden Rd 15 40 15 40
2006 719-23 Hudson Street 719-23 Hudson Street 1
2006 Lakeview SRO 310 Third St 38 38 38 38
2007 Cedar Creek Apartments Floral Ave 39 88 39 88
2007 616 W. Buffalo St 616 W. Buffalo St 17 24 17 24
2008 Cayuga Green II Cayuga Street 39 50 39 50
2009 Coalyard Apartments Phase II 143 Maple Av 24 39 24 39
2009 Aurora St Dwelling Circle Aurora St 3
2010 130-32 The Commons 130-32 The Commons 8 8 2 2 6 6
2010 309 Eddy Street – Apts 309 Eddy St 24 45 24 45
2010 601- W. Seneca Street Apts 601 Seneca 24 47 24 47
2010 Magnolia House N Meadow St 14 14 14 14
2011 Collegetown Terrace E State St 354 532 354 532
2011 140 College Ave 140 College Ave 3 12 3 12
2011 Breckenridge 100 Seneca 50 60 50 60
2011 Seneca Way Apts 120 Seneca Way 39 44 39 44
2012/14 Stone Quarry Apt 400 Spencer Street 35 82 35 82
2012 Housing (4 Units)107 Cook St 4 12 4 12 4
2012 201 Grandview 201 Grandview 1 2 1 2 1
2013 Apartments Thurston Avenue 20 59 20 59 20
2013 Harold's Square The Commons 108 126 108 126
2014 Dryden South Mixed-Use 205 Dryden Rd. 10 40 10 40
2014 Duplex 605 S Aurora St 2 6 2 6
2014 Collegetown Crossing 307 College Ave 46 96 46 96
2014 Residential Mixed-Use 327 Eddy St.22 56 22 56
2014 Apartment Building 114 Catherine St.3 17 3 17
2014 Apartments (Carey Building) 324 E State/ MLK Blvd. 16 20 16 20
2014 Apartments 205 Taughannock 7 10 7 10
2015 Apartments 707 E Seneca 6 18 6 18
2015 Duplexes 804 & 810 E State St 6 18 6 18
2015 Multi Family & Townhomes 210 Hancock 7 7 59 89 59 89
2015 Apartments 212-215 Spencer St 12 16 12 15
2016 Apartments 201 College Avenue 44 76 44 76
2016 Two Duplexes 312-314 Spencer St 4 12 4 12
2016 Two Duplexes 1001 N Aurora St 4 12 4 12
2016 Four duplexes 607 S. Aurora St 8 24 8 24
TOTALS 11 0 7 1183 1934 237 373 602 1106 344 479
2006 Coalyard Apartments Phase I 143 Maple Avenue 10 14 10 14
2006 Cayuga Green Apartments Green Street 68 88 68 88
2006 Top of the Hill 320 Dryden Rd 15 40 15 40
2006 719-23 Hudson Street 719-23 Hudson Street 1
2006 Lakeview SRO 310 Third St 38 38 38 38
2007 Cedar Creek Apartments Floral Ave 39 88 39 88
2007 616 W. Buffalo St 616 W. Buffalo St 17 24 17 24
2010 130-32 The Commons 130-32 The Commons 8 8 8 8
2009 Coalyard Apartments Phase II 143 Maple Avenue 24 39 24 39
2010 309 Eddy Street – Apts 309 Eddy St 24 45 24 45
2011 140 College Ave 140 College Ave 3 12 3 12
2011 Collegetown Terrace - Phase 1 E State/MLK Blvd 140 210 140 210
2012 Housing (4 Units)107 Cook St 4 12 4 12
2010 Apartments 601- W. Seneca St.24 47 24 47
2010 Magnolia House N Meadow St 14 14 14 14
2011 Breckenridge 100 Seneca 50 60 50 60
2011 Seneca Way Apts 120 Seneca Way 37 44 37 44
2009 Aurora St Dwelling Circle N Aurora St 3
2011 Collegetown Terrace Phase 2 E State/MLK Blvd 71 106 71 106
2012 Apartment 201 Grandview 1 2 1 1 1
2013 Thurston Avenue Apts Thurston Avenue 20 59 20 59
2008 Cayuga Green II Cayuga St.39 50 45 66
2012 Stone Quarry Apt 400 Spencer Street 35 82 35 82
2014 Duplex 605 S Aurora St 2 6 2 6
2014 Apartment Building 114 Catherine St.3 17 3 17
2014 Apartments (Carey Building) 324 E State/ MLK St. 16 20 16 20
2014 Apartments 205 Taughannock 7 10 7 10
2014 Dryden South Mixed-Use 205 Dryden Rd. 10 40 8 32
2014 Collegetown Crossing 307 College Ave 46 96 46 96
2014 Residential Mixed-Use 327 Eddy St.22 56 22 56
2015 707 Sececa Street 707 Seneca Street 6 18 6 18
2015 4 Duplexes 804 & 810 E State St 6 18 6 18
09-'16 Small Developments** Subtotal of all 12 14 18 20 56 6 18 10 30 2 4
TOTALS:16 14 18 819 1419 182 300 415 811 224 312
2011 Collegetown Terrace Building 7 E State/MLK St.142 213 142 213
2015 Apartments 212-215 Spencer St 12 16 12 15
2015 Multi Family & Townhomes 210 Hancock 7 7 59 89 59 89
2016 Apartments 201 College Avenue 44 76 44 76
2016 Two Duplexes 312-314 Spencer St 4 12 4 12
2016 Two Duplexes 1001 N Aurora St 4 12 4 12
TOTALS 7 0 7 265 418 59 89 186 289 20 39
Four Duplexes 607 S. Aurora St 8 24 8 24
City Centre ***301 E State/MLK St 193 240 193 240
College Town House Apts*** 119-125 College Ave 67 90 67 90
Apartments (9 Units)*** 210 Linden Ave 9 36 9 36
TOTALS 0 0 0 277 390 0 0 17 60 260 330
* Excludes Projects that were withdrawn, did not proceed to construction and small housing projects (see note below)
**Single Family Homes and Duplexes - One Building on One Lot Only
***Approved in January 2017
Units: Number & Type
Year
Approved
APPROVED PROJECTS 2006-2016*Project Name Project Address
No anticipated construction date = 126 Units
Units For Rent w/ Target Market
Market Rate Student LMI 2017 Projected Construction All TypesUnits for Sale COMPLETED PROJECTS 2006- 2016Under Costruction January 2017