HomeMy WebLinkAboutPB Packet 2025-04-15TOWN OF ITHACA PLANNING BOARD
Shirley A. Raffensperger Board Room,Town Hall
215 North Tioga Street
Ithaca,New York 14850
Tuesday,April 15,2025 6:30 P.M.
AGENDA
I.Persons to be heard.
2.PUBLIC HEARING: Consideration of Preliminary&Final Site Plan Approval and Special Permit for the
proposed Ithaca College Eastman and Landon Hall Renovations,located at 953 Danby Road,in a Medium
Density Residential Zone. The project involves renovations of the existing dormitory buildings including color
changes,recoating existing building materials,repair, and replacement to existing architectural building features,
the addition of a new concrete slab on grade at the entry for an existing mechanical room at Landon Hall,
modifications to the grade at an entryway for Eastman Hall,and other building modifications. The project is a
Type II Action under the State Environmental Quality Review Act and is not subject to environmental review.
Steve Dayton,Owner/Applicant;Vincent Nicotra,Agent.
3.PUBLIC HEARING: Consideration of Final Site Plan Approval for the Maplewood Phase II Project on Maple
Avenue,located between the Maplewood Graduate Student Apartment complex and the East Lawn Cemetery.
The project involves consolidating four parcels and constructing six(6)five-story apartment buildings,containing
615 units/800 beds in studio,one bedroom,and two-bedroom unit configurations. The project will also include
integrated amenity/service spaces,parking areas,trails and pedestrian facilities,open spaces, stormwater facilities,
and other site improvements.The project is a Type I Action under the State Environmental Quality Review Act
and is subject to environmental review. The Planning Board issued a negative determination of environmental
significance at the December 17,2024,Planning Board meeting. The Board granted Preliminary Site Plan
Approval for the project on January 21,2025. The Town Board approved rezoning the four parcels to Planned
Development Zone (PDZ)No. 17 on March 24,2025. Cornell University,Owner/Applicant;Michele Palmer,
Whitham Planning,Design,Landscape Architecture,PLLC,Agent.
4.Approval of Minutes.
5.Other Business.
6.Adjournment.
C.J. Randall
Director of Planning
607-273-1747
Members of the public are welcome to attend meetings in person at Town Hall or virtually via Zoom videoconference at
https://us06web.zoom.us/j/83643764382 or by calling(929)436-2866 and entering Meeting ID: 836 4376 4382.The public will have an opportunity
to see and hear the meeting live and provide comments directly to the Board during Persons to be Heard and/or Public Hearing.
To watch the meeting live,please visit www.youtube.com/channel[UCC9vycXkJ6klVIibjhCy7NQ/live.
Recorded meetings are viewable at YouTube.com/TownoflthacaVideo.
Written comments can be addressed to the Planning Board(in-person at Town Hall;by mail;or via email at Planning@townithacany"gov)until noon
the day of the meeting.Comments addressed to the Board will be distributed to all Board members and Applicant(s).Comments received after the
posting of the agenda packet(five business days prior to the meeting)are distributed to the Board on the day of the meeting.Comments are public
and become part of the project file.
Applications and associated project materials are available on the Town's website at https://townithacanyy.gov/meeting-calendar-a egndas/under the
calendar meeting date.
TOWN OF ITHACA PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold public hearings on Tuesday,April 15,2025,starting at 6:30 P.M.on the following
matters:
Consideration of Preliminary&Final Site Plan Approval and Special Permit for the proposed Ithaca
College Eastman and Landon Hall Renovations, located at 953 Danby Road, in a Medium Density
Residential Zone.The project involves renovations of the existing dormitory buildings including color
changes, recoating existing building materials, repair, and replacement to existing architectural
building features,the addition of a new concrete slab on grade at the entry for an existing mechanical
room at Landon Hall,modifications to the grade at an entryway for Eastman Hall,and other building
modifications.The project is a Type II Action under the State Environmental Quality Review Act and
is not subject to environmental review. Steve Dayton,Owner/Applicant;Vincent Nicotra,Agent.
Consideration of Final Site Plan Approval for the Maplewood Phase II Project on Maple Avenue,
located between the Maplewood Graduate Student Apartment complex and the East Lawn Cemetery.
The project involves consolidating four parcels and constructing six(6)five-story apartment buildings,
containing 615 units/800 beds in studio, one bedroom, and two-bedroom unit configurations. The
project will also include integrated amenity/service spaces, parking areas, trails and pedestrian
facilities, open spaces, stormwater facilities, and other site improvements. The project is a Type I
Action under the State Environmental Quality Review Act and is subject to environmental review.The
Planning Board issued a negative determination of environmental significance at the December 17,
2024,Planning Board meeting. The Board granted Preliminary Site Plan Approval for the project on
January 21,2025.The Town Board approved rezoning the four parcels to Planned Development Zone
PDZ)No. 17 on March 24, 2025. Cornell University,Owner/Applicant; Michele Palmer, Whitham
Planning,Design,Landscape Architecture,PLLC,Agent.
Members of the public are welcome to attend meetings in person at Town Hall or virtually via Zoom
videoconference at Mips://us06web.zoom.us/j/83643764382 or by calling (929) 436-2866 and entering
Meeting ID: 836 4376 4382.The public will have an opportunity to see and hear the meeting live and provide
comments directly to the Board during Persons to be Heard and/or Public Hearing.
To watch the meeting live,please visit www.youtube.com/channeFUCC9yycXkJ6klVlibjhC7N/Iive.
Recorded meetings are viewable at YouTube.com/TownofIthacaVideo.
Written comments can be addressed to the Planning Board (in-person at Town Hall; by mail; or via email at
Planninggtownithacany.gov)via email until noon the day of the meeting. Comments addressed to the Board
will be distributed to all Board members and Applicant(s). Comments received after the posting of the agenda
packet (five business days prior to the meeting) are distributed to the Board on the day of the meeting.
Comments are public and become part of the project file.
C.J.Randall,Director of Planning
DEPARTMENT OF PLANNING
215 N. Tioga St 14850
607.273.1747
www.town.ithaca.ny.us
TO: Planning Board Members
FROM: Nicholas Quilty-Koval, Planner
DATE: April 8, 2025
RE: Ithaca College Eastman and Landon Residence Hall Renovations – Preliminary and Final
Site Plan Approval, Special Permit
Enclosed please find materials for the proposed Ithaca College Eastman and Landon Residence Hall
Renovations, located at 953 Danby Road in a Medium Density Residential Zone. This project involves
renovations of the existing dormitory buildings including color changes, recoating existing building
materials, repair and replacement to existing architectural building features, the addition of a new
concrete slab on grade at the entry for an existing mechanical room at Landon Hall, modifications to the
grade at an entryway for Eastman Hall, and other building modifications.
In addition to the modifications noted above, the project includes the repair of an existing concrete
retaining wall and replacement of a guardrail, replacement of an existing walkway at the north entryway
of Eastman Hall, and proposed slab on grade at the north entryway of Landon Hall.
This project requires preliminary and final site plan review because the proposed alterations include the
modification of institutional buildings for which not previous site plans exist as noted in Town of Ithaca
Code §270-184(C).
The project is anticipated to be classified as a Type II Action under State Environmental Quality Review
Act 6 NYCRR 617.5 (c)(1) and 617.5(c)(10). Attached is the draft Special Permit resolution for Planning
Board consideration.
Please do not hesitate to contact me via email at nqultykoval@townithacany.gov or by phone at 607-
273-1747 extension 127 if you have any questions prior to the meeting.
Cc: Steve Dayton, Ithaca College
Ernie McClatchie, Ithaca College
Vincent Nicotra, QPK Design
March 3,2025
Town of Ithaca
Ithaca,New York 14850
Re:Planning Board Site Plan Review Submission
Development Review Application:DEV-25-5
Project:Ithaca College-953 Danby Road
Quads Eastman and Landon Residence Hall Renovations
Project Description:
Renovation of an existing 3 story pitched metal roof residence hall on Ithaca College’s campus.
Scope includes:
Exterior:
New colors for exterior surfaces undergoing repair,recoating or replacement as indicated.
New colors for exterior window and storefront replacement,concrete precast columns,metal roof
panels,roof overhang metal soffits and metal wall panels.
U Replacement of all operable and fixed exterior windows and entrance storefront.
Resetting of ground floor blue stone window sills and installing new joint sealant.
Coating existing standing seam metal roofs with a performance coating to extend their useful life.
Coating of existing metal wall panels to extend their useful life.
Repair and recoating of existing precast concrete column spalling and misc.concrete spalling.
Repair of existing concrete retaining wall and stairs lead to a subgrade mechanical roof.Replacement
of the guardrail (Eastman only).
Replacement of entrance walk to provide an accessible entry (Eastman only).
Addition of a new concrete slab on grade on the exterior of the existing ground floor mechanical room
entrance door.(Landon only).
Addition of ventilation and insulation in attic areas of existing roofs and accessible areas of center
vaulted roofs.Replacement of overhang soffits with new metal soffits.
Replacement of existing gas fired boilers with energy efficient units.
Interior:
B Alteration of existing first floor community bathrooms into single use bathrooms with two ADA
accessible single use bathrooms on first floor.
Providing hi-low accessible drinking fountains on the first floor.Providing one refrigerated bottle fillers
station per floor on other than first floors.
Conversion of two existing sleeping rooms into an accessible lounge.
Providing automatic door openers for accessibility into laundry and kitchen areas where not currently
provided.
Overall refresh of interior finishes,including selective painting,carpet,and flooring replacement.
Selective e\fresh of ground,second and third floor bathroom materials and fixtures.
Replacement of lighting fixtures with LED light fixtures for energy efficiency and reduced
maintenance.
Submitted by,QPI DESIGN Architecture Engineering Site &Planning
Vincent Nicotra,R.A.
ARCHITECTURE
ENGINEERING
SITE-i-PLANNING
450 SOUTH SALINA ST P0 BOX 29
I
SYRACUSE NY 13201-0029
I
T:315.472.7806
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F:315.472.7800
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WWW.QPKDESIGN.COM
Pg. 1
PROPOSED RESOLUTION: Preliminary & Final Site Plan Approval, Special Permit
Ithaca College Eastman and Landon Hall Renovations
953 Danby Road
Tax Parcel No. 41.-1-30.2
Town of Ithaca Planning Board
April 15, 2025
WHEREAS:
1. This action is a consideration of Preliminary & Final Site Plan Approval and Special Permit for
the proposed Ithaca College Eastman and Landon Hall Renovations, located at 953 Danby
Road, in a Medium Density Residential Zone. The project involves renovations of the existing
dormitory buildings including color changes, recoating existing building materials, repair and
replacement to existing architectural building features, the addition of a new concrete slab on
grade at the entry for an existing mechanical room at Landon Hall, modifications to the grade at
an entryway for Eastman Hall, and other building modifications. Steve Dayton,
Owner/Applicant; Vincent Nicotra, Agent,
2. In accordance with 6 NYCRR §617.5 (c)(1), State Environmental Quality Review,
maintenance or repair involving no substantial changes in an existing structure or facility;”
is a Type II Action and not subject to further environmental review, and
3. The Planning Board, at a public hearing held on April 15, 2025, has reviewed and accepted as
adequate a narrative and a set of drawings entitled “Ithaca College Quads – Landon and
Eastman Hall Renovation,” including Sheets A-005, A-201E, A-201L, A-900, prepared by QPK
Design, dated February 26, 2025, and other application materials, and
NOW THEREFORE BE IT RESOLVED:
1. That the Planning Board hereby finds that the Special Permit standards of Article XXIV Section
270-200, Subsections A – H, of the Town of Ithaca Code, have been met, specifically that:
A. The project will be suitable for the property on which it is proposed, considering the
property’s size, location, and physical site characteristics.
The project is located on the Ithaca College Campus property and maintains the existing
building footprint and physical site characteristics.
B. The proposed structure design and site layout are compatible with the surrounding area.
The proposed exterior modifications to existing buildings with updated architectural
materials match the college design aesthetic.
C. Operations in connection with the proposed use do not create any more noise, fumes,
vibration, illumination, or other potential nuisances than the operation of any permitted use
in the particular zone.
Pg. 2
The proposed project will produce temporary noise, vibration, and other nuisances
associated with removing and replacing architectural features, painting, resurfacing an
asphalt walkway, and installing a concrete pad. Such nuisances will cease upon
completion of the project.
D. Community infrastructure and services, such as police, fire and other protective services,
roadways, schools, and water and sewer facilities are currently, or will be, of adequate
capacity to accommodate the proposed use.
The project does not include modifications to existing community infrastructure and
services are of adequate capacity to accommodate the proposed use.
E. The proposed use, structure design, and site layout comply with all the provisions of the
Town Code and with the Town of Ithaca Comprehensive Plan.
F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation,
and parking and loading facilities, is sufficient for the proposed use and is safely designed
for emergency vehicles.
The project includes the installation of a new concrete pad for the entry of the
mechanical room at Landon Hall and modifications to the slope of the asphalt entryway
located at Eastman Hall. These modifications include improvements to accessibility and
pedestrian access. This project does not include modifications to accessways for
emergency vehicles.
G. The project includes sufficient landscaping and/or other forms of buffering to protect
surrounding land uses. Existing vegetation is preserved to the extent possible.
The project does not include the removal of existing vegetation and is centrally located
on the Ithaca College campus away from surrounding land uses.
H. To the extent deemed relevant by the reviewing Board, the proposed use or structure
complies with all the criteria applicable to site plan review set forth in this chapter,
AND BE IT FURTHER RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary
and Final Site Plan Approval, as shown on the Preliminary & Final Site Plan Checklists,
having determined from the materials presented that such waiver will result in a significant
alteration of neither the purpose of site plan control nor the policies enunciated or implied by
the Town Board; and
2. That the Town of Ithaca Planning Board hereby grants Preliminary & Final Site Plan
Approval for the proposed Ithaca College Eastman and Landon Hall Renovations, as
described in the materials listed in Whereas #3 above.
COMMISSIONER
Katherine Borgella
DEPUTY COMMISSIONER
M. Megan McDonald
121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning
Creating and implementing plans that position Tompkins County communities to thrive.
April 4, 2025
Nick Quilty-Koval, Planner
Town of Ithaca
215 North Tioga St.
Ithaca, NY 14850
Re: Review Pursuant to §239 -l, -m and -n of New York State General Municipal Law
Proposed Action: Special Use Permit and Site Plan for proposed Ithaca College Eastman and
Landon Quad Renovations located at 953 Danby Road, Tax Parcel #41.-1-30.2,
Ithaca College, Owner; Vincent Nicotra, Applicant.
Dear Mr. Quilty-Koval:
This letter acknowledges your referral of the proposed action identified above for review by the
Tompkins County Department of Planning and Sustainability pursuant to §239 -l, -m and -n of the New
York State General Municipal Law.
We have determined the proposed action will have no significant county-wide or inter-community impact.
We look forward to receiving notification on the final action taken by your municipality within 30 days of
decision, as required by State law.
Sincerely,
Katherine Borgella, AICP
Commissioner of Planning and Sustainability
450 SOUTH SALINA ST PO BOX 29 | SYRACUSE NY 13201-0029 | T: 315.472.7806 | F: 315.472.7800 | WWW.QPKDESIGN.COM
February 4, 2025
Town of Ithaca Code Enforcement and Zoning
215 N. Tioga Street
Ithaca, NY 14850
Attn: Mr. Marty Mosley
Director for Code Enforcement and Zoning
Re: Ithaca College –
Quads Residence Hall Renovations
Window Replacement and Roof insulation
QPK no. 2224145.00
Dear Marty,
I am following up on our discussion regarding the need for Ithaca College to comply with the 2020 Energy
Conservation Construction Code of NYS (ECCC) for window replacements and for adding insulation to
existing roofs in the Quad Residence Halls proposed renovations.
To briefly recap, Ithaca College is planning to submit a permit for the renovation of Eastman and Landon, two
of the ten Quad Residence Halls planned for construction to occur this summer. Their goal is to renovate all
ten as budgets allow in following years.
The overall renovation goals are to:
1) Increase accessibility to students and staff by providing accessible and non-accessible all gender
Single use) bathrooms on the first floors, along with improving accessibility to common areas on the
first floors and adding new accessible lounge spaces on the first floors.
2) Increase thermal comfort by replacing exterior windows, adding to existing roof insulation, and
replacing existing gas fired boilers with more efficient gas fired equipment.
3) Reducing energy usage with item 2) improvements, along with replacing existing lighting fixtures with
LED lighting.
The work area for reconfiguration of bathrooms and other minor areas, will not exceed 50% of the floor areas
of these three story buildings. As discussed, this will not require compliance with the Town of Ithaca Energy
Code Supplement or requirements of a Level 3 alteration under the Existing Building Code of New York State.
Particular to our discussion was the financial burden placed on Ithaca College if compliance with the
Residential provisions of the ECCC due to the higher cost products that would meet the code requirement for
window energy performance and also that compliance for roof insulation was also not feasible where space
limitations of the existing roof construction limit insulation installation. You agreed initially that compliance with
the residential provisions was a requirement.
I am confirming that based on your follow up discussions with the Energy Code Compliance Director of NYS,
under the EB301.3 exception of the Existing Building Code (excerpted below) you have the authority to allow
window replacements if they are better performing than those required by the building in existence at the time
the buildings were built as opposed to meeting the residential (or commercial code). The Quads were built
circa 1962. We understand that the Town of Ithaca’s code in existence in 1960 did not have an energy
Ithaca College –
Quads Residence Hall Renovations
Window Replacement and Roof insulation
February 4, 2025
Page 3
ARCHITECTURE | ENGINEERING | INTERIOR DESIGN | SITE + PLANNING
compliance requirement, therefore modern replacement windows will easily outperform the originals in all
categories.
EB301.3 Alteration, addition or change of occupancy. The alteration, addition or change of
occupancy of all existing buildings shall comply with one of the methods listed in Section EB301.3.1,
EB301.3.2 or EB301.3.3 as selected by the applicant. Sections EB301.3.1 through EB301.3.3 shall
not be applied in combination with each other.
Exception: Subject to the approval of the building official, alterations complying with the laws in
existence at the time the building or the affected portion of the building was built shall be considered
in compliance with the provisions of this code.
Please confirm that you will approve the use of windows that perform better than those installed in the original
buildings. Ithaca College needs to order windows in the following week in order to meet the construction
schedule and needs to commit a substantial amount of money that cannot be recouped.
I have attached a preliminary shop drawing of the windows that includes a specification of the windows
proposed for order.
Additionally, we would like approval to install additional roof insulation to augment what is already in place as
a substantial improvement over the original building insulation. Other than insulating the attics and roof areas,
the existing standing seam metal roof is remaining as is, and thus no exposure of roof cavities was planned
that would require compliance with the energy code.
Please cc: Steve Dayton and Ernie McClatchie with your response if possible. I have copied them on the
email correspondence that this communication is attached to.
Both Ithaca College and I appreciated your significant assistance when I initially contacted you in pursuit of a
satisfactory solution to this issue. We also thank you in advance for expediting a response to our request.
Please contact me with any questions or if further information is required.
Sincerely,
QPK DESIGN Architecture Engineering Site & Planning
Vincent Nicotra, R.A.
Partner
Attachments:
Ithaca College Quads Res Hall Aluminum Window Preliminary Shop Drawings and Specs
cc: E. McClatchie, IC; S. Dayton, IC
S. Murphy, MCE
COLLEGE CIRCLE APARTMENTS
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ARCHITECTURAL AND STRUCTURAL:
QPK DESIGN
ARCHITECTS/ENGINEERS
450 SOUTH SALINA ST
SYRACUSE, NEW YORK 13201
315-472-7806
MEP:
MURPHY ENGINEERING
5532 BURDOCK STREET
MORAVIA, NEW YORK 13118
315-730-4185
LOCATION MAP
IMAGE FOR ILLUSTRATIVE PURPOSES ONLY
IC QUAD RESIDENCE HALL RENO -
EASTMAN & LANDON
QPK JOB NO: 224145
FEBRUARY 26, 2025
PLANNING SUBMISSION
CAMPUS MAP
IMAGE FOR ILLUSTRATIVE PURPOSES ONLY
DRAWING LIST - PLANNING
GENERAL
COVER SHEET - PLANNING
ARCHITECTURAL INFORMATION
A-005 ARCHITECTURAL SITE PLAN
ARCHITECTURAL
A-201E EXTERIOR ELEVATIONS AND BUILDING SECTIONS - EASTMAN
A-201L EXTERIOR ELEVATIONS AND BUILDING SECTIONS - LANDON
A-900 EXTERIOR RENDERING
SWITCHGEAR
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REWORK OF ASPHALT
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IT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS
ACTING UNDER THE DIRECTION OF A LICENSED
ARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IF
ALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIR
SEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BY
THEIR SIGNATURE AND THE DATE OF SUCH ALTERATION,
AND A SPECIFIC DESCRIPTION OF THE ALTERATION
S H E E T T I T L E
D A T E
P R O J E C T N U M
NOTFORCONSTRUCTIONR
E V I S I O N S
P R O J E C T S T A T U S
450 SOUTH SALINA STREET
SUITE 500 PO BOX 29
SYRACUSE, NY 13201-0029
ARCHITECTURAL
SITE PLAN
A-005
02/26/25
224145
ITHACA COLLEGE
ITHACA COLLEGE QUADS -
LANDON AND EASTMAN
RENOVATION
201 FACILITIES BLVD,
953 DANBY ROAD
ITHACA, NEW YORK 14850;
TOMPKINS COUNTY
PLANNING
SUBMISSION
SCALE: A3 CAMPUS MAP
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E3 E3 E3 E3 E3
E3 E3 E3 E3E3E3E3E3
E6
E6
E6
E7E7E7E7
7'
4
3
8
8'
1
1
8'
1
1
8'
1
1
3
5
1
0
3
4
E9E9E9E9E9E9E9E9E9E9
SF1
E13
E14
E15
E17
1ST FLOOR
0"
2ND FLOOR
8'-11"
TO MASONRY BEAM
25'-2 3/8"
3RD FLOOR
17'-10"
GROUND FLOOR
8'-11"
TO RAFTERS
34'-6 5/8"
TO RAFTERS @ INFILL
29'-7"
AE BE CE DE EE FE
E1 E1 E1E1
E2E6
E7E7
7'
4
3
8
8'
1
1
8'
1
1
8'
1
1
3
5
1
0
3
4
1. PROVIDE SECURITY SCREENS AT ALL OPERABLE WINDOWS WITHIN 8'-0" OF GRADE, REFER TO
SPECIFICATION FOR BASIS OF DESIGN PRODUCT.
2. REMOVE AND REPAIR/REPLACE BLUESTONE SILLS AT STONE WATERTABLE LOCATIONS BASED ON
OWNER EVALUATION OF RESPECTIVE BLUESTONE SILLS CONDITIONS.
3. CLEAN AND PREPARE CONCRETE SURFACES PRIOR TO APPLICATION OF CTG-905.
GENERAL NOTES -ELEVATIONS
EXTERIOR MATERIAL LEGEND
601 (WDW) -FRAMING FINISH AS SPECIFIED, UNLESS NOTED OTHERWISE.
602 (SOFF)-VENTED SOFFIT PRODUCT: PETERSON PAC-CLAD FLUSH/ REVEAL SOFFIT, FLUSH SOLID &
NARROW VENT (6% NFA PER SQFT) 12" WIDTHS, COLOR: TBD.
907 (PNT)-EXTERIOR PAINT, SHERWIN WILLIAMS, COLOR: SW7044 AMAZING GRAY. (EXTERIOR METAL
PANELS UNLESS NOTED OTHERWISE)
905 (CTG)-EXTERIOR CONCRETE COATING, SIKA THOROLASTIC 750, COLOR TO MATCH SHERWIN
WILLIAMS, COLOR: SW7075 WEB GRAY. PREPARE EXISTING CONCRETE SURFACE AS
DIRECTED BY PRODUCT MANUFACTURER REQUIREMENTS. APPLY COATING AS DIRECTED
BY PRODUCT MANUFACTURER REQUIREMENTS TO A DRY FILM THICKNESS OF 16 MILS.
PRECAST CONCRETE COLUMNS AND LINTELS UNLESS NOTED OTHERWISE)
906 (CTG)-ROOF COATING, COLOR TO MATCH BENJAMIN MOORE, COLOR: HC-155 NEWBURYPORT
BLUE.
STANDING SEAM METAL ROOF PANELS AND METAL SEAM COVERS)
1 2 3 4 5 6
1 2 3 4 5 6
A
B
C
D
E
A
B
C
D
E
IT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS
ACTING UNDER THE DIRECTION OF A LICENSED
ARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IF
ALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIR
SEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BY
THEIR SIGNATURE AND THE DATE OF SUCH ALTERATION,
AND A SPECIFIC DESCRIPTION OF THE ALTERATION
S H E E T T I T L E
D A T E
P R O J E C T N U M
NOTFORCONSTRUCTIONR
E V I S I O N S
P R O J E C T S T A T U S
450 SOUTH SALINA STREET
SUITE 500 PO BOX 29
SYRACUSE, NY 13201-0029
EXTERIOR
ELEVATIONS AND
BUILDING
SECTIONS -
EASTMAN
A-201E
02/26/25
224145
ITHACA COLLEGE
ITHACA COLLEGE QUADS -
LANDON AND EASTMAN
RENOVATION
201 FACILITIES BLVD,
953 DANBY ROAD
ITHACA, NEW YORK 14850;
TOMPKINS COUNTY
PLANNING
SUBMISSION
SCALE: 1/8" = 1'-0"
C5
BLDG SECT - DORM WING - EASTMAN
SCALE: 1/8" = 1'-0"
A5
BLDG SECT - COMMON SPACES - EASTMAN
SCALE: 1/8" = 1'-0"
A3
BLDG ELEVATION - EAST - EASTMAN
SCALE: 1/8" = 1'-0"
D1
BLDG ELEVATION - NORTH - EASTMAN
SCALE: 1/8" = 1'-0"
C1
BLDG ELEVATION - SOUTH - EASTMAN
SCALE: 1/8" = 1'-0"
A1
BLDG ELEVATION - WEST - EASTMAN
KEYED NOTES-ELEV
NUMBER COMMENT
E1 SELECTIVELY PATCH AND REPAIR EXTERIOR CONCRETE COLUMNS. PROVIDE FULL
COATING OF CTG-905.
E2 APPLY METAL ROOF COATING CTG-906 TO FULL EXTENT OF EXISTING METAL ROOFS.
E3 PAINT ALL EXTERIOR METAL PANELS PNT-907.
E6 PROVIDE REPLACEMENT STAINLESS STEEL SCREENS AT FULL LENGTH OF RIDGE
VENTS.
E7 REPAIR OR REPLACE STANDING SEAM METAL ROOF FASCIA CLOSURES. FINISH TO
MATCH ADJACENT ROOF TREATMENT.
E8 PAINT METAL RAILING; PNT-907.
E9 REINSTALL BLUE STONE SILLS. RESEAT IN MORTAR AND PROVIDE SEALANT AT
HORIZONTAL JOINTS. SEALANT COLOR TO MATCH BLUE STONE SILLS.
E11 PROVIDE CUSTOM FLASHING BOOT AT BOILER FLUE PENETRATIONS THROUGH ROOF.
BOOT SHALL BE COMPATIBLE WITH EXISTING ROOF PITCH, NEW FLUE DIAMETER, AND
EXISTING PENETRATION DIAMETER. PATCH ROOF PENETRATION WITH FRAMING,
SHEATHING, AND WATERPROOFING TO MATCH EXISTING ROOF ASSEMBLY.
E12 PROVIDE LOUVER INFILL, COMPATIBLE WITH WINDOW FRAME, TO VENT LAUNDRY
ROOM.
E13 REINSTALL SALVAGED KNOX BOX AT SAME LOCATION.
E14 REINSTALL BUILDING SIGNAGE AT SAME LOCATION.
E15 EXTERIOR LIGHT FIXTURE, REFER TO ELEC DWGS FOR MORE INFORMATION.
E16 PROVIDE 1" INSULATED METAL PANEL INFILL, WITH WINDOW FRAME, TO SUPPORT
KITCHEN EXHAUST VENT.
E17 HEAT PUMP UNIT; REFER TO MECH DWGS.
1ST FLOOR
0"
2ND FLOOR
8'-11"
TO MASONRY BEAM
25'-2 3/8"
3RD FLOOR
17'-10"
GROUND FLOOR
8'-11"
ALBLEL
TO RAFTERS
34'-6 5/8"
FL DL CL
TO RAFTERS @ INFILL
29'-7"
E1E1 E1
E1
E2E6
8'
1
1
8'
1
1
8'
1
1
7'
4
3
8
3
5
1
0
3
4
1ST FLOOR
0"
2ND FLOOR
8'-11"
TO MASONRY BEAM
25'-2 3/8"
3RD FLOOR
17'-10"
GROUND FLOOR
8'-11"
TO RAFTERS
34'-6 5/8"
1L2L3L4L5L6L7L8L9L10L11L12L13L14L
TO RAFTERS @ INFILL
29'-7"
E1 E1 E1 E1 E1 E1 E1E1E1E1E1E1E1E1
E2 E2
E2
E3 E3 E3 E3 E3
E3 E3 E3 E3 E3
E3 E3 E3 E3 E3
E3 E3 E3 E3 E3
E3 E3 E3 E3 E3
E3 E3 E3 E3 E3
E3 E3 E3
E3E3E3
E6 E6
E6
E9 E9 E9 E9 E9 E9 E9 E9 E9 E9
E11
E12
E16
E17
8'
1
1
8'
1
1
8'
1
1
7'
4
3
8
3
5
1
0
3
4
1ST FLOOR
0"
2ND FLOOR
8'-11"
TO MASONRY BEAM
25'-2 3/8"
3RD FLOOR
17'-10"
TO RAFTERS
34'-6 5/8"
1L 2L 3L 4L 5L 6L 7L 8L 9L 10L 11L 12L 13L 14L
TO RAFTERS @ INFILL
29'-7"
E1 E1 E1 E1 E1 E1 E1E1E1E1E1E1E1E1
E2 E2
E2
E3 E3 E3 E3 E3
E3 E3 E3 E3 E3
E3 E3 E3 E3 E3
E3 E3 E3 E3E3E3E3E3
E6 E6
E6
E9E9E9E9E9E9E9E9E9E9
E10 E10 E10 E10
SF1
E13
E14
E15
E17
7'
4
3
8
8'
1
1
8'
1
1
3
5
1
0
3
4
1ST FLOOR
0"
2ND FLOOR
8'-11"
TO MASONRY BEAM
25'-2 3/8"
3RD FLOOR
17'-10"
GROUND FLOOR
8'-11"
AL BL EL
TO RAFTERS
34'-6 5/8"
FLDLCL
TO RAFTERS @ INFILL
29'-7"
E1
E1
E1 E1
E2E6
7'
4
3
8
8'
1
1
8'
1
1
8'
1
1
3
5
1
0
3
4
1ST FLOOR
0"
2ND FLOOR
8'-11"
TO MASONRY BEAM
25'-2 3/8"
3RD FLOOR
17'-10"
GROUND FLOOR
8'-11"
AL BL EL
TO RAFTERS
34'-6 5/8"
FLDLCL
TO RAFTERS @ INFILL
29'-7"
E2E6
229
153
G26 G17
130A
231A 231
130
G13
230
334 331
7'
4
3
8
8'
1
1
8'
1
1
8'
1
1
3
0
1
0
3
5
1
0
3
4
1ST FLOOR
0"
2ND FLOOR
8'-11"
TO MASONRY BEAM
25'-2 3/8"
3RD FLOOR
17'-10"
GROUND FLOOR
8'-11"
AL BL EL
TO RAFTERS
34'-6 5/8"
FLDLCL
TO RAFTERS @ INFILL
29'-7"
316
216
116
0016 G24
126B
228
328 306
206
102B
G19
322
222
132
G12
132
222
322
8'
1
1
8'
1
1
8'
1
1
7'
4
3
8
3
5
1
0
3
4
1. PROVIDE SECURITY SCREENS AT ALL OPERABLE WINDOWS WITHIN 8'-0" OF GRADE, REFER TO
SPECIFICATION FOR BASIS OF DESIGN PRODUCT.
2. REMOVE AND REPAIR/REPLACE BLUESTONE SILLS AT STONE WATERTABLE LOCATIONS BASED ON
OWNER EVALUATION OF RESPECTIVE BLUESTONE SILLS CONDITIONS.
3. CLEAN AND PREPARE CONCRETE SURFACES PRIOR TO APPLICATION OF CTG-905.
GENERAL NOTES -ELEVATIONS
EXTERIOR MATERIAL LEGEND
601 (WDW) -FRAMING FINISH AS SPECIFIED, UNLESS NOTED OTHERWISE.
602 (SOFF)-VENTED SOFFIT PRODUCT: PETERSON PAC-CLAD FLUSH/ REVEAL SOFFIT, FLUSH SOLID &
NARROW VENT (6% NFA PER SQFT) 12" WIDTHS, COLOR: TBD.
907 (PNT)-EXTERIOR PAINT, SHERWIN WILLIAMS, COLOR: SW7044 AMAZING GRAY. (EXTERIOR METAL
PANELS UNLESS NOTED OTHERWISE)
905 (CTG)-EXTERIOR CONCRETE COATING, SIKA THOROLASTIC 750, COLOR TO MATCH SHERWIN
WILLIAMS, COLOR: SW7075 WEB GRAY. PREPARE EXISTING CONCRETE SURFACE AS
DIRECTED BY PRODUCT MANUFACTURER REQUIREMENTS. APPLY COATING AS DIRECTED
BY PRODUCT MANUFACTURER REQUIREMENTS TO A DRY FILM THICKNESS OF 16 MILS.
PRECAST CONCRETE COLUMNS AND LINTELS UNLESS NOTED OTHERWISE)
906 (CTG)-ROOF COATING, COLOR TO MATCH BENJAMIN MOORE, COLOR: HC-155 NEWBURYPORT
BLUE.
STANDING SEAM METAL ROOF PANELS AND METAL SEAM COVERS)
1 2 3 4 5 6
1 2 3 4 5 6
A
B
C
D
E
A
B
C
D
E
IT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS
ACTING UNDER THE DIRECTION OF A LICENSED
ARCHITECT, TO ALTER THIS DOCUMENT IN ANY WAY. IF
ALTERED, THE ALTERING ARCHITECT SHALL AFFIX THEIR
SEAL AND THE NOTATION 'ALTERED BY' FOLLOWED BY
THEIR SIGNATURE AND THE DATE OF SUCH ALTERATION,
AND A SPECIFIC DESCRIPTION OF THE ALTERATION
S H E E T T I T L E
D A T E
P R O J E C T N U M
NOTFORCONSTRUCTIONR
E V I S I O N S
P R O J E C T S T A T U S
450 SOUTH SALINA STREET
SUITE 500 PO BOX 29
SYRACUSE, NY 13201-0029
EXTERIOR
ELEVATIONS AND
BUILDING
SECTIONS -
LANDON
A-201L
02/26/25
224145
ITHACA COLLEGE
ITHACA COLLEGE QUADS -
LANDON AND EASTMAN
RENOVATION
201 FACILITIES BLVD,
953 DANBY ROAD
ITHACA, NEW YORK 14850;
TOMPKINS COUNTY
PLANNING
SUBMISSION
SCALE: 1/8" = 1'-0"
A3
BLDG ELEVATION - EAST - LANDON
SCALE: 1/8" = 1'-0"
C1
BLDG ELEVATION - NORTH - LANDON
SCALE: 1/8" = 1'-0"
D1
BLDG ELEVATION - SOUTH - LANDON
SCALE: 1/8" = 1'-0"
A1
BLDG ELEVATION - WEST - LANDON
SCALE: 1/8" = 1'-0"
A5
BLDG SECT - COMMON SPACES - LANDON
SCALE: 1/8" = 1'-0"
C5
BLDG SECT - DORM WING - LANDON
KEYED NOTES-ELEV
NUMBER COMMENT
E1 SELECTIVELY PATCH AND REPAIR EXTERIOR CONCRETE COLUMNS. PROVIDE FULL
COATING OF CTG-905.
E2 APPLY METAL ROOF COATING CTG-906 TO FULL EXTENT OF EXISTING METAL ROOFS.
E3 PAINT ALL EXTERIOR METAL PANELS PNT-907.
E6 PROVIDE REPLACEMENT STAINLESS STEEL SCREENS AT FULL LENGTH OF RIDGE
VENTS.
E9 REINSTALL BLUE STONE SILLS. RESEAT IN MORTAR AND PROVIDE SEALANT AT
HORIZONTAL JOINTS. SEALANT COLOR TO MATCH BLUE STONE SILLS.
E10 REPAIR CONCRETE AREAWAY WALLS AT BELOW GRADE WINDOWS.
E11 PROVIDE CUSTOM FLASHING BOOT AT BOILER FLUE PENETRATIONS THROUGH ROOF.
BOOT SHALL BE COMPATIBLE WITH EXISTING ROOF PITCH, NEW FLUE DIAMETER, AND
EXISTING PENETRATION DIAMETER. PATCH ROOF PENETRATION WITH FRAMING,
SHEATHING, AND WATERPROOFING TO MATCH EXISTING ROOF ASSEMBLY.
E12 PROVIDE LOUVER INFILL, COMPATIBLE WITH WINDOW FRAME, TO VENT LAUNDRY
ROOM.
E13 REINSTALL SALVAGED KNOX BOX AT SAME LOCATION.
E14 REINSTALL BUILDING SIGNAGE AT SAME LOCATION.
E15 EXTERIOR LIGHT FIXTURE, REFER TO ELEC DWGS FOR MORE INFORMATION.
E16 PROVIDE 1" INSULATED METAL PANEL INFILL, WITH WINDOW FRAME, TO SUPPORT
KITCHEN EXHAUST VENT.
E17 HEAT PUMP UNIT; REFER TO MECH DWGS.