HomeMy WebLinkAboutLocal 81 PB Packet 2026-09-01
To: Planning Board Members
From: Nick Quilty-Koval, Planner
Date: August 25, 2026
RE: Plumbers and Steamfitters (Local 81 Union) Sketch Plan Review
Please find attached materials related to sketch plan review for the proposed Plumbers and
Steamfitters (Local 81 Union) new Joint Apprentice Training Center building project, located on
Elmira Road, between Enfield Falls Road and Park Lane, in the Low Density Residential Zone and
the Inlet Valley Overlay District (IVOD). The project involves constructing a +/- 23,700 square foot
building on +/- 9 acres of land, along with parking facilities, outdoor training areas, a public
walking trail, and other site elements.
There is no official Planning Board action for this project on September 1st, as it is a sketch plan
review per Town Code § 270- 185 (B), which states that "the sole purpose of sketch plan review is
to informally and generally review the proposed project, advise the applicant as to whether it is
reasonable to anticipate a positive response to a formal application, and to highlight any concerns
that may be readily apparent to the Planning Board." Based on an initial review of the application
and a site visit, staff offers the following discussion items for consideration:
Physical Characteristics
The proposed Local 81 Union project will be located on vacant property that currently consists of
two individual parcels, which will be combined into one property as part of this project. Portions of
one parcel formerly associated with the Eddydale Farm Stand are characterized by gently sloping
terrain with low-growing vegetation. The second parcel, not used by the farm stand, consists of
early successional vegetation, including some larger deciduous and evergreen trees, overgrown
shrubs, and tall grasses.
Adjacent properties include New York State parklands and lands designated as a Tompkins County
Unique Natural Area.
According to application materials, the project is primarily proposed along Route 13 frontage, with
limited disturbance anticipated in the rear portions of the property.
Comprehensive Plan/Environmental Review
The 2014 Comprehensive Plan and Future Land Use Map has characterized this property as “Semi
Rural Neighborhood.” According to the Comprehensive Plan, development in this area should
remain “sensitive to the established character of its setting.”
TOWN OF ITHACA
NEW YORK
The Town Board adopted the IVOD provisions on February 13, 2023, to meet the goals of the
Comprehensive Plan (2014) and the Inlet Valley Ithaca Plan (2018); more information on that
initiative here: https://townithacany.gov/inlet-valley. The proposed Local 81 Union project will
require a special permit and site plan approval from the Town of Ithaca Planning Board and may
require area variances from the Zoning Board of Appeals, pending further review by the Town
Code Enforcement Department.
The proposed project is a Type I Action under the State Environmental Quality Review Act and is
subject to environmental review. As such, the project requires the completion of a Full
Environmental Assessment Form and a coordinated review amongst the agencies that have
discretionary decision authority to approve certain aspects of the project.
IVOD Design Standard Requirements
The applicant is proposing to construct a +/- 23,700 square foot facility, along with outdoor
training areas, a public walking trail, solar panels, and other site plan elements. This project will be
required to comply with the building and design standards, lighting standards, parking standards,
and other design standards associated with the IVOD provisions. Additionally, the project will be
required to comply with other Town Code sections related to solar energy systems. The
preliminary site plan submission must contain significant architectural, building, and site details,
drawings, and plans.
This site is located prominently on NYS Route 13/Elmira Road, so this project’s architectural design
should promote the character and design characteristics of the IVOD while complementing the
existing community. The submission should include a narrative statement from the applicant
(along with the associated drawings), listing the specific details on how the project complies with
the IVOD standards.
With respect to vegetation, the project should prioritize preservation of existing vegetation and
native trees where feasible, especially along property boundaries, areas located adjacent to
Tompkins County Unique Natural Areas, and areas located adjacent to New York State parkland.
The preliminary site plan application submission will require a landscaping plan that complies with
the IVOD requirements; and the plan should contain native, non-invasive tree and plant species.
This is a highly disturbed site, and is a highly visible site located at the gateway of the southeastern
portion of the Town, so the proposed landscaping plan should include abundant plantings.
Lastly, the project will require a highway work permit and approval from the NYS DOT to install a
curb cut off NYS-13/Elmira Road.
Please call me at (607) 273-1747 ext. 127 or email me at nquiltykoval@townithacany.gov if you
have any questions, comments, or concerns.
Att. Brian S Manthey
Ed Keplinger
Tommy Hayward
Memorandum
To: Town of Ithaca Planning Board
From: The Town of Ithaca Conservation Board - Environmental Review Committee
Date: 08/17/2026
RE: Office and training center sketch plan review
The Environmental Review Committee members review the sketch plan and visit the on the
east side of Elmira Rd between Sunny Gables and Eddydale Farm Stand for the new
construction of a Local 81 Plumbers and Steamfitters union office and training center. We
appreciate the applicants’ plans to leave the space in the back of the parcels and provide
public parking to allow access to fishing and trails. We were uncertain how storm water
would be directed off the service area behind the building. We would encourage a previous
surface in that bottleneck area given the sloping nature of the terrain.
Recognizing that the project area has many invasive species growing and even more
banked in the soil, steps to reduce invasive plants presence in work areas and minimize
their further spread need to be a part of construction preparation and implementation. This
includes having all vehicles leaving the site cleaned, especially those running among
several job sites. Seeds or other plant parts stuck in soil in tire treads, and other vehicle
parts will easily spread invasive plants on site and to other areas.
Respectfully submitted
Lori Brewer
Frank Cantone
Eva Hoffmann
James Hamilton
Pete Loucks
Richard Martinez
PROPOSED RESOLUTION: SEQR Lead Agency – Declaration of Intent
Plumbers and Steamfitters Joint Apprentice Training Center
Elmira Road
35.-1-10.2 & 35.-1-9.21
Town of Ithaca Planning Board
September 1, 2026
WHEREAS:
1. The Town of Ithaca Planning Board, at its meeting on September 1, 2026, considered a Sketch
Plan for the proposed Plumbers and Steamfitters (Local 81 Union) new Joint Apprentice Training
Center building project, located on Elmira Road, between Enfield Falls Road and Park Lane, in
the Low Density Residential Zone and the Inlet Valley Overlay District (IVOD). The project
involves constructing a +/- 23,700 square foot building on +/- 9 acres of land, along with parking
facilities, outdoor training areas, a public walking trail, and other site plan elements.
2. The proposed project, which requires Site Plan approval and Special Permit by the Planning
Board, is a Type I action pursuant to the State Environmental Quality Review Act, 6 NYCRR
Part 617, and Chapter 148 of the Town of Ithaca Code regarding Environmental Quality Review,
because the proposal involves “any Unlisted action, that exceeds 25 percent of any threshold in
this section, occurring wholly or partially within or substantially contiguous to any publicly
owned or operated parkland, recreation area or designated open space, including any site on the
Register of National Natural Landmarks pursuant to 36 CFR part 62 (which is incorporated by
reference pursuant to section 617.17 of this Part),” as noted in 617.4(b)(10).
3. A Full Environmental Assessment Form, Part 1, has been submitted by the applicant, along with
a report containing a narrative and studies titled “Plumbers and Steamfitters Local 81 Joint
Apprenticeship Training Center Sketch Plan Review Application Project Summary,” dated July
20, 2026, prepared by Brian Manthey Architect, drawings titled “PLUMBERS &
STEAMFITTERS LOCAL 81 JATC Joint Apprentice Training Center,” dated July 20, 2026,
prepared by Keplinger Freeman Associates, and other materials;
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby proposes to establish itself as Lead Agency to
coordinate the environmental review of the proposed actions, as described above, and
BE IT FURTHER RESOLVED:
That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on
this proposed Lead Agency designation, said concurrence to be received by the Town of Ithaca
Planning Department by October 1, 2026.
Moved: Seconded:
Vote:
Plumbers &Steamfitters (Local 81),Elmira Road
Legend
35.-1-10.2 &35.-1-9.21
||Town of Ithaca Parcels
Elmira Road (Tax Map IDs 35.-1-10.2 &35.-1-9.21),
Ithaca,New York
This map was createdfor informational purposes.
20 July 2026
Plumbers and Steamfitters Local 81
Joint Apprenticeship Training Center
Sketch Plan Review Application
Project Summary
This project represents new construction of a +/-23,700sf Local 81 Plumbers and
Steamfitters union office and training center on what is now two tax parcels totaling just
over 9 acres. The site is on the east side of Elmira Rd between Sunny Gables and
Eddydale Farm Stand, in the Inlet Valley Overlay District (IVOD) transition zone (IV-T).
This project includes a subdivision application to combine the two tax parcels into one.
The site is directly adjacent to State land which is part of a planned expansion of the
Black Diamond Trail System, connecting Taughannock Falls State Park to Robert H
Treman State Park.
Use and Occupancy
Zoning use as defined by the IVOD guidelines classify this as a mixed-use Place of
Assembly and Private Club/ Lounge. As a labor union, this use is specifically allowed
with special permit approval under the IVOD-VT zoning code. New York State building
code classifies this use as a business occupancy.
Site programming for the project includes:
• Parking for 82 vehicles
• Loading dock, including required maneuvering space
• Waste enclosure
• Additional parking and walking trail for public use to gain access to the planned
expansion of the Black Diamond Trail, which is directly adjacent to this site.
Building programming for the project includes:
• Union offices
• Union meeting room
• Six training classrooms and labs
• Welding training and support space
• Loading dock
• Outdoor:
o rigging training
o underslab plumbing training “sandbox”
o freestanding solar panel array
Hours of operation:
This training center will enable a shift from evening classes to daytime (M-F 7am-5pm)
training for approximately 60 students. In addition, approximately six labor union staff
will occupy the office space during business hours. There will be minimal transient
visitors to the office space for paying labor union dues and conducting other union
Professional Corporation
1919Patterson Road Marietta,New York13110
hone:315.636.8436
business. Monthly evening meetings in the large meeting room could surge the need for
parking to approximately 100 cars. During these events, the truck maneuvering apron
will serve as overflow parking. There will be approximately 6 trucks/month to the loading
dock and outdoor cylinder storage area.
Outdoor training areas:
• Rigging training will occasionally involve setup of a truck mounted crane on the
paved area in vicinity of the rigging yard. This activity will generally occur during
business hours.
• Underslab plumbing systems training will involve hand excavation through
compacted gravel in the “sandbox”. The sandbox is covered with a steel frame
and small scale (<2,000sf) solar panel array to provide some weather protection.
Site Design Intent:
The driveway into the site is located at the northernmost corner to enhance sight
distance to the Highway 13/34/96 northbound merge lane. A sweeping drive, with single
loaded parking, provides access to a larger double loaded parking lot in closer proximity
to the building and to the rear loading and public parking areas.
Additional paved areas provide access to the rigging and sandbox areas while providing
emergency vehicle access to the rear and south sides of the building. The rear of the
property (approximately five acres) is set aside for public use paths and Black Diamond
Trail access as well as approximately solar array. Stormwater will be managed on site
for both quality and quantity as required by DEC SWPPP regulations. Site disturbance
will be less than 5 acres.
Utilities
• Water-The building will be served by an existing 8” water service valve currently
on the site. This will feed the domestic water and fire protection needs of the
building.
• A sanitary manhole is available at the road for tie-in. A water and sewer
availability determination application to the Town’s Engineering Department has
been made.
• Electric- There is existing electric service across the street along Elmira Rd. A
new utility pole will be set on this property, with underground electric serving an
800-amp 480-volt, three-phase service main with 1200 amp bus bar to
accommodate future solar additional integration. A medium scale ground
mounted solar array (2-7,000sf) is included as well as a small-scale roof mounted
array over the sandbox.
• Heating- a geothermal heating system is planned to serve a heat pump HVAC
system. The geothermal field is expected to utilize an array of vertical wells under
paved areas. Natural gas fired boilers will supplement the geothermal loop and
snowmelt at building entrance sidewalks.
• The building will be sprinklered in accordance with building and zoning code.
Building Design Intent:
The building is arranged with larger mass spaces towards the rear of the property while
a smaller scale elevation faces Elmira Road. The angled building plan enables site
development to utilize a portion of the site bottlenecked by the lot configuration.
The building interior design is conceived of as a living laboratory, where the building
systems are exposed to view and serve as exhibits to enhance student training.
Because fossil fuel fired equipment is a large part of the world these students are being
trained to provide service, a natural gas service and equipment will be part of the
building systems. This is in addition to solar and geothermal renewable energy
components included to provide compliance with Zero Code 2.0 provisions.
This project complies with zoning code setbacks and height restrictions.
Next Steps:
• Preliminary Review application.
o Address board comments.
o Provide dark sky and Town lighting law compliant site lighting.
o Address findings of water and sewer availability report.
o Incorporate input from Bolton Point and the Tompkins County Business
Energy Advisory Committee.
Regards
Brian S Manthey
FEAF 2026Page 1 of 15
Full Environmental Assessment Form
Part 1 - Project and Setting
Instructions for Completing Part 1
Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding,
are subject to public review, and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to
any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist,
or is not reasonably available to the sponsor; and, when possible, generally describe work or studies that would be necessary to
update or fully develop that information.
Applicants/sponsors must complete all items in Sections A & B. In Sections C, D & E, most items contain an initial question that
must be answered either “Yes” or “No.” If the answer to the initial question is “Yes,” complete the following sub-questions. If the
answer to the initial question is “No,” proceed to the next question. Section F allows the project sponsor to identify and attach
additional information. Section G requires the name and signature of the applicant or project sponsor to verify the information in Part
1 is accurate and complete.
A. Project and Applicant/Sponsor Information.
Name of Action or Project:
Project Location (describe and attach a general location map):
Brief Description of Proposed Action (include purpose or need):
Name of Applicant/Sponsor: Telephone:
E-Ma
ress:
City/PO: State: Zip Code:
Project Contact (if not same as sponsor; give name and title/role): Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
Property Owner (if not same as sponsor): Telephon
:
Address:
City/PO: State: Zip Code:
FEAF 2026Page 2 of 15
B. Government Approvals
B. Government Approvals, Funding, or Sponsorship. (“Funding” includes grants, loans, tax relief, and any other forms of financial
assistance.)
Government Entity If Yes: Identify Agency and Approval(s)
Required
Application Date
(Actual or
projected)
a. City Council, Town Board, Yes No
or Village Board of Trustees
b. City, Town or Village Yes No
Planning Board or Commission
c. City, Town or Yes No
Village Zoning Board of Appeals
d. Other local agencies Yes No
e. County agencies Yes No
f. Regional agencies Yes No
g. State agencies Yes No
h. Federal agencies Yes No
i. Coastal Resources.
i. Is the project site within a Coastal Area or the waterfront area of a Designated Inland Waterway? Yes No
ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? Yes No
iii. Is the project site within a Coastal Erosion Hazard Area? Yes No
C. Planning and Zoning
C.1. Planning and zoning actions.
Will administrative or legislative adoption, or amendment of a plan, local law, ordinance, rule, or regulation be the
only approval(s) that must be granted to enable the proposed action to proceed?
If Yes, complete sections C, F and G.
If No, proceed to question C.2 and complete all remaining sections and questions in Part 1
Yes No
C.2. Adopted land use plans.
a. Do any municipally adopted (city, town, village, or county) comprehensive land use plan(s) include the site
where the proposed action would be located?
If Yes, does the comprehensive plan include specific recommendations for the site where the proposed action
would be located?
Yes
Yes
No
No
b. Is the site of the proposed action within any local or regional special planning district (for example: Greenway;
Brownfield Opportunity Area (BOA); designated State or Federal heritage area; watershed management plan;
or other)?
If Yes, identify the plan(s):
Yes No
c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan
or an adopted municipal farmland protection plan?
If Yes, identify the plan(s):
Yes No
o
FEAF 2026Page 3 of 15
d. Is the proposed action in a municipality with an adopted comprehensive or individual plan that addresses climate
change?
If Yes , identify the elements of the plan that are relevant to the action:
Yes No
C.3. Zoning
a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance?
If Yes, what is the zoning classification(s) including any applicable overlay district?
Yes No
b. Is the use permitted or allowed by a special or conditional use permit? Yes No
c. Is a zoning change requested as part of the proposed action?
If Yes, what is the proposed new zoning for the site?
Yes No
C.4. Existing community services.
a. In what school district is the project site located?
b. What police or other public protection forces serve the project site?
c. Which fire protection and emergency medical services serve the project site?
d. What parks serve the project site?
D. Project Details
D.1. Proposed and Potential Development
a. What is the general nature of the proposed action (e.g., residential, industrial, commercial, recreational; if mixed, include all
components)?
b. a. Total acreage of the site of the proposed action? acres
b. Total acreage to be physically disturbed? acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? acres
c. Is the proposed action an expansion of an existing project or use? Yes
If Yes, what is the approximate percentage of the proposed expansion and identify the units (e.g., acres, miles, housing units,
square feet)? % Units:
No
d. Is the proposed action a subdivision, or does it include a subdivision? Yes
If Yes,
i. Purpose or type of subdivision? (e.g., residential, industrial, commercial; if mixed, specify types)
ii. Is a cluster/conservation layout proposed? Yes
iii. Number of lots proposed?
iv. Minimum and maximum proposed lot sizes? Minimum Maximum
No
No
FEAF 2026Page 4 of 15
e. Will the proposed action be constructed in multiple phases? Yes No
i.If No, anticipated period of construction: months
ii.If Yes:Total number of phases anticipated
Anticipated commencement date of phase 1 (including demolition) month year
Anticipated completion date of final phase month year
Generally describe connections or relationships among phases, including any contingencies where progress of one phase may
determine timing or duration of future phases:
f. Does the project include new residential uses?Yes No
If Yes, show numbers of units proposed.
One Family Two Family Three Family Multiple Family (four or more)
Initial Phase
At completion
of all phases
g. Does the proposed action include new non-residential construction (including expansions)?Yes No
If Yes,
i.Total number of structures
ii.Dimensions (in feet) of largest proposed structure:height; width; and length
iii.Approximate extent of building space to be heated or cooled: square feet
h.Does the proposed action include construction or other activities that will result in the impoundment of any Yes No
liquids, such as creation of a water supply, reservoir, pond, lake, waste lagoon or other storage?
If Yes,
i.Purpose of the impoundment:
ii.If a water impoundment, the principal source of the water:Ground water Surface water streams Other specify:
iii.If other than water, identify the type of impounded/contained liquids and their source.
iv.Approximate size of the proposed impoundment.Volume: million gallons; surface area: acres
v.Dimensions of the proposed dam or impounding structure: height; length
vi.Construction method/materials for the proposed dam or impounding structure (e.g., earth fill, rock, wood, concrete):
D.2. Project Operations
a. Does the proposed action include any excavation, mining, or dredging, during construction, operations, or both?Yes No
(Not including general site preparation, grading or installation of utilities or foundations where all excavated
materials will remain onsite)
If Yes:
i .What is the purpose of the excavation or dredging?
ii.How much material (including rock, earth, sediments, etc.) is proposed to be removed from the site?
Volume (specify tons or cubic yards):
Over what duration of time?
iii.Describe nature and characteristics of materials to be excavated or dredged, and plans to use, manage or dispose of them.
iv.Will there be onsite dewatering or processing of excavated materials?Yes No
If yes, describe.
v.What is the total area to be dredged or excavated?acres
vi.What is the maximum area to be worked at any one time?acres
vii.What would be the maximum depth of excavation or dredging?feet
viii.Will the excavation require blasting? Yes No
ix.Summarize site reclamation goals and plan:
FEAF 2026Page 5 of 15
b. Would the proposed action cause or result in alteration of, increase or decrease in size of, or encroachment Yes No
into any existing wetland, waterbody, shoreline, beach or adjacent area?
If Yes:
i. Identify the wetland or waterbody which would be affected (by name, water index number, wetland map number or geographic
description):
ii. Describe how the proposed action would affect that waterbody or wetland, e.g., excavation, fill, placement of structures, or
alteration of channels, banks, and shorelines. Indicate extent of activities, alterations and additions in square feet or acres:
iii. Will the proposed action cause or result in disturbance to bottom sediments? Yes No
If Yes, describe:
iv. Will the proposed action cause or result in the destruction or removal of aquatic vegetation? Yes No
If Yes:
acres of aquatic vegetation proposed to be removed:___________________________
expected acreage of aquatic vegetation remaining after project completion:
purpose of proposed removal (e.g. beach clearing, invasive species control, boat access):
proposed method of plant removal:
if chemical/herbicide treatment will be used, specify product(s):
v. Describe any proposed reclamation/mitigation following disturbance:
c. Will the proposed action use, or create a new demand for water? Yes No
If Yes:
i. Total anticipated water usage/demand per day: gallons/day
ii. Will the proposed action obtain water from an existing public water supply? Yes No
If Yes:
Name of district or service area:
Does the existing public water supply have capacity to serve the proposal? Yes No
Is the project site in the existing district? Yes No
Is expansion of the district needed? Yes No
Do existing lines serve the project site? Yes No
iii. Will line extension within an existing district be necessary to supply the project? Yes No
If Yes:
Describe extensions or capacity expansions proposed to serve this project:
Source(s) of supply for the district:
iv. Is a new water supply district or service area proposed to be formed to serve the project site? Yes No
If, Yes:
Applicant/sponsor for new district:
Date application submitted or anticipated:
Proposed source(s) of supply for new district:
v. If a public water supply will not be used, describe plans to provide water supply for the project:
vi. If water supply will be from wells (public or private), what is the maximum pumping capacity: gallons/minute.
FEAF 2026Page 6 of 15
d. Will the proposed action generate liquid wastes? Yes No
If Yes:
i. Total anticipated liquid waste generation per day: gallons/day
ii. Nature of liquid wastes to be generated (e.g., sanitary wastewater, industrial; if combination, describe all components and
approximate volumes or proportions of each):
iii. Will the proposed action use any existing public wastewater treatment facilities? Yes No
If Yes:
Name of wastewater treatment plant to be used:
Name of district:
Does the existing wastewater treatment plant have capacity to serve the project? Yes No
Is the project site in the existing district? Yes No
Is expansion of the district needed? Yes No
Do existing sewer lines serve the project site? Yes No
Will a line extension within an existing district be necessary to serve the project? Yes No
If Yes:
Describe extensions or capacity expansions proposed to serve this project:
iv. Will a new wastewater (sewage) treatment district be formed to serve the project site? Yes No
If Yes:
Applicant/sponsor for new district:
Date application submitted or anticipated:
What is the receiving water for the wastewater discharge?
v. If public facilities will not be used, describe plans to provide wastewater treatment for the project, including specifying proposed
receiving water (name and classification if surface discharge or describe subsurface disposal plans):
vi. Describe any plans or designs to capture, recycle or reuse liquid waste:
e. Will the proposed action disturb more than one acre and create stormwater runoff, either from new point Yes No
sources (i.e. ditches, pipes, swales, curbs, gutters or other concentrated flows of stormwater) or non-point
source (i.e., sheet flow) during construction or post construction?
If Yes:
i. How much impervious surface will the project create in relation to total size of project parcel?
Square feet or acres (impervious surface)
Square feet or acres (parcel size)
ii. Describe types of new point sources.
iii. Where will the stormwater runoff be directed (i.e. on-site stormwater management facility/structures, adjacent properties,
groundwater, on-site surface water, or off-site surface waters)?
If to surface waters, identify receiving water bodies or wetlands:
Will stormwater runoff flow to adjacent properties? Yes No
iv. Does the proposed plan minimize impervious surfaces, use pervious materials or collect and re-use stormwater? Yes No
FEAF 2026Page 7 of 15
f. Does the proposed action include, or will it use on-site, one or more sources of air emissions, including fuel Yes No
combustion, waste incineration, or other processes or operations?
If Yes, identify:
i.Mobile sources during project operations (e.g., heavy equipment, fleet or delivery vehicles)
______________________________________________________________________________________________________
ii.Stationary sources during construction (e.g., power generation, structural heating, batch plant, crushers)
______________________________________________________________________________________________________
iii.Stationary sources during operations (e.g., process emissions, boilers, electric generation, surface coating)
______________________________________________________________________________________________________
g. Will any air emission sources named in D.2.f (above), require an Air Facility Registration, Air State Facility Yes No
Permit, Title IV Permit or Title V Permit?
If Yes:
i.Is the proposed action subject to the Nonattainment New Source Review or Prevention of Significant Deterioration Yes No
requirements discussed in 6 NYCRR Part 231?
ii.As calculated in the air permit application, the proposed action has the potential to emit:
Tons/year (short tons) of carbon monoxide (CO)
Tons/year (short tons) of oxides of nitrogen (NOx)
Tons/year (short tons) of particulate matter (PM-10, PM-2.5)
Tons/year (short tons) of volatile organic compounds (VOC)
Tons/year (short tons) of sulfur dioxide (SO2)
iii.Will emissions of air contaminants from the proposed action described above exceed the corresponding major Yes No
source thresholds?
iv.Does the proposed action have the potential to emit 10 tons/year or more of any one designated hazardous air Yes No
pollutant or 25 tons/year or more of any combination of such hazardous air pollutants (6NYCRR 200.1(ag))?
If Yes, provide the total potential to emit hazardous air pollutants in short tons/year: _____________________________
h.Will the proposed action generate or emit annual direct and indirect greenhouse gas emissions, such as carbon dioxide, methane,
nitrous oxide, sulfur hexafluoride, hydrofluorocarbons, or perfluorocarbons in excess of 10,000 metric tons of total carbon dioxide
equivalents per year at any point in the lifetime of the proposed action (estimated using the carbon dioxide equivalent definition and
global warming potentials provided in 6 NYCRR Part 496)? Yes No
If Yes:
i.Estimate the proposed action’s metric tons of carbon dioxide equivalents in tons/year (metric):
ii. Describe any greenhouse gas capture, control, or elimination measures included in project design:
i. Will the proposed action result in the release of air pollutants from open-air operations or processes, such as Yes No
quarry or landfill operations?
If Yes: Describe operations and nature of emissions (e.g., diesel exhaust, rock particulates/dust):
j. Will the proposed action result in a substantial increase in traffic above present levels or generate substantial Yes No
new demand for transportation facilities or services?
If Yes:
i.When is the peak traffic expected (Check all that apply):Morning Evening Weekend
Randomly between hours of to .
ii.For commercial activities only, projected number of truck trips/day and type (e.g., semi trailers and dump trucks):
iii.Parking spaces: Existing Proposed Net increase/decrease
iv.Does the proposed action include any shared use parking?Yes No
v.If the proposed action includes any modification of existing roads, creation of new roads or change in existing access, describe:
______________________________________________________________________________________________________________
vi.Are public/private transportation service(s) or facilities available within ½ mile of the proposed site? Yes No
vii Will the proposed action include access to public transportation or accommodations for use of hybrid, electric Yes No
or other alternative fueled vehicles?
viii. Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing Yes No pedestrian or bicycle routes?
FEAF 2026Page 8 of 15
k. Will the proposed action (for commercial or industrial projects only) generate new or additional energy demand? Yes No
If Yes:
i.Estimate annual electricity demand during operation of the proposed action:
ii.Anticipated sources/suppliers of electricity for the project (e.g., on-site combustion, on-site renewable, via grid/local utility, or
other):________________________________________________________________________________________________
iii.Will the proposed action require a new, or an upgrade, to an existing substation? Yes No
l. Hours of operation. Answer all items which apply.
i.During Construction:ii.During Operations:
Monday - Friday:Monday - Friday:
Saturday:Saturday:
Sunday:Sunday:
Holidays:Holidays:
m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction, Yes No
operation, or both?
If yes:
i.Provide details including sources, time of day and duration:
ii.Will the proposed action remove existing natural barriers that could act as a noise barrier or screen? Yes No
Describe:
n. Will the proposed action have outdoor lighting? Yes No
If yes:
i.Describe source(s), location(s), height of fixture(s), direction/aim, and proximity to nearest occupied structures:
ii.Will proposed action remove existing natural barriers that could act as a light barrier or screen? Yes No
Describe:
o.Does the proposed action have the potential to produce odors for more than one hour per day? Yes No
If Yes, describe possible sources, potential frequency and duration of odor emissions, and proximity to nearest
occupied structures:
p.Will the proposed action include any bulk storage of petroleum (combined capacity of over 1,100 gallons)Yes No
or chemical products 185 gallons in above ground storage or any amount in underground storage?
If Yes:
i.Product(s) to be stored
ii.Volume(s) per unit time (e.g., month, year)
iii.Generally, describe the proposed storage facilities:
q.Will the proposed action (commercial, industrial and recreational projects only) use pesticides Yes No
(i.e., herbicides, insecticide) during construction or operation?
If Yes:
i.Describe proposed treatment(s):
ii.Will the proposed action use Integrated Pest Management Practices? Yes No
n-
cT
n-
FEAF 2026Page 9 of 15
r. Will the proposed action (commercial or industrial projects only) involve or require the management or disposal Yes No
of solid waste (excluding hazardous materials)?
If Yes:
i.Describe any solid waste(s) to be generated during construction or operation of the facility:
Construction:tons per (unit of time)
Operation : tons per (unit of time)
ii.Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste:
Construction:
Operation:
iii.Proposed disposal methods/facilities for solid waste generated on-site:
Construction:
Operation:
s. Does the proposed action include construction or modification of a solid waste management facility? Yes No
If Yes:
i.Type of management or handling of waste proposed for the site (e.g., recycling or transfer station, composting, landfill, or
other disposal activities):
ii.Anticipated rate of disposal/processing:
Tons/month, if transfer or other non-combustion/thermal treatment, or
Tons/hour, if combustion or thermal treatment
iii.If landfill, anticipated site life: years
t.Will the proposed action at the site involve the commercial generation, treatment, storage, or disposal of hazardous Yes No
waste?
If Yes:
i.Name(s) of all hazardous wastes or constituents to be generated, handled, or managed at facility:
ii.Generally describe processes or activities involving hazardous wastes or constituents:
iii.Specify amount to be handled or generated tons/month
iv.Describe any proposals for on-site minimization, recycling, or reuse of hazardous constituents:
v. Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? Yes No
If Yes: provide name and location of facility:________________________________________________________________________
If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility:
Page 10 of 15
E.Site and Setting of Proposed Action
E.1. Land uses on and surrounding the project site
a. Existing land uses.
i.Check all uses that occur on, adjoining and near the project site.
Urban Industrial Commercial Residential (suburban) Rural (non-farm)
Forest Agriculture Aquatic Other (specify):
ii.If mix of uses, generally describe:
b. Land uses and cover types on the project site.
Land use or
Cover type
Current
Acreage
Acreage After
Project Completion
Change
(Acres +/-)
Roads, buildings, and other paved or impervious
surfaces (total)
• Industrial or manufacturing
•Commercial
•Residential
Forested
Meadows, grasslands or brushlands (non-
agricultural, including abandoned agricultural)
Agricultural
(includes active orchards, field, greenhouse, etc.)
Surface water features
(lakes, ponds, streams, rivers, etc.)
Wetlands (freshwater or tidal)
Non-vegetated (bare rock, earth, or fill)
Other, Describe:
FEAF 2026
—
FEAF 2026Page 11 of 15
c. Is the project site presently used by members of the community for public recreation?
i.If Yes: explain:
Yes No
d. Are there any facilities serving children, the elderly, people with disabilities (e.g., schools, hospitals, licensed
day care centers, or group homes) within 1500 feet of the project site?
If Yes,
i.Identify facilities:
Yes No
e. Does the project site contain an existing dam?
If Yes:
i.Dimensions of the dam and impoundment:
Dam height: feet
Dam length: feet
Surface area: acres
Volume impounded: gallons OR acre-feet
ii.Dam’s existing hazard classification:
iii.Provide date and summarize results of last inspection:
Yes No
f.Has the project site ever been used as a municipal, commercial or industrial solid waste management facility,
or does the project site adjoin property that is now, or was at one time, used as a solid waste management facility?
If Yes:
i.Has the facility been formally closed?
If Yes, cite sources/documentation:
ii.Describe the location of the project site relative to the boundaries of the solid waste management facility:
iii.Describe any development constraints due to the prior solid waste activities:
Yes
Yes
No
No
g. Have hazardous wastes been generated, treated and/or disposed of at the site, or does the project site adjoin
property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste?
If Yes:
i.Describe waste(s) handled and waste management activities, including approximate time when activities occurred:
Yes No
h.Potential contamination history. Has there been a reported spill at the proposed project site, or have any
remedial actions been conducted at or adjacent to the proposed site?
If Yes:
i.Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site
Remediation database? Check all that apply:
Yes – Spills Incidents database Provide DEC ID number(s):
Yes – Environmental Site Remediation database Provide DEC ID number(s):
Neither database
ii.If site has been subject of RCRA corrective activities, describe control measures:
iii.Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database?
If Yes, provide DEC ID number(s):
iv.If Yes to (i), (ii) or (iii) above, describe current status of site(s):
Yes
Yes
Yes
No
No
No
FEAF 2026Page 12 of 15
v. Is the project site subject to an institutional control limiting property uses?
If Yes, DEC site ID number:
Describe the type of institutional control (e.g., deed restriction or easement):
Describe any use limitations:
Describe any engineering controls:
Will the project affect the institutional or engineering controls in place?
Explain:
Yes
Yes
No
No
E.2. Natural Resources On or Near Project Site
a. What is the average depth to bedrock on the project site? feet
b. Are there bedrock outcroppings on the project site?
If Yes, what proportion of the site is comprised of bedrock outcroppings? %
Yes No
c. Predominant soil type(s) present on project site: %
________________________ _________%
________________________ _________%
d. What is the average depth to the water table on the project site? Average: feet
e. Drainage status of project site soils: Well Drained: % of site
Moderately Well Drained: % of site
Poorly Drained % of site
f. Approximate proportion of proposed action site with slopes: 0-10%: % of site
10-15%: % of site
15% or greater: % of site
g. Are there any unique geologic features on the project site?
If Yes, describe:
Yes No
h. Surface water features.
i. Does any portion of the project site contain wetlands or other waterbodies (including streams, rivers,
ponds, or lakes)?
ii. Do any wetlands or other waterbodies adjoin the project site?
If Yes to either i or ii, continue. If No, skip to E.2.i.
iii. Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal,
state or local agency?
iv. For each identified regulated wetland and waterbody on the project site, provide the following information: Streams: Name Classification• Lakes or Ponds: Name Classification • Wetlands: Name Approximate Size • Wetland No. (if regulated by DEC)
v. Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired
waterbodies?
If Yes, name of impaired water body/bodies and basis for listing as impaired:
Yes
Yes
Yes
Yes
No
No
No
No
i. Is the project site in a designated Floodway? Yes No
j. Is the project site in the 100-year Floodplain?
Yes No
k. Is the project site in the 500-year Floodplain? Yes No
l. Is the project site located over, or immediately adjoining, a primary, principal or sole source aquifer?
If Yes:
i. Name of aquifer:
Yes No
FEAF 2026Page 13 of 15
m. Identify the predominant wildlife species that occupy or use the project site:
n. Does the project site contain a designated significant natural community?
If Yes:
i. Describe the habitat/community (composition, function, and basis for designation):
ii. Source(s) of description or evaluation:
iii. Extent of community/habitat:
Currently: acres
Following completion of project as proposed: acres
Gain or loss (indicate + or -): acres
Yes No
o. Does project site contain any species of plant or animal that is listed by the federal government or NYS as
endangered or threatened, or does it contain any areas identified as habitat for an endangered or threatened species?
If Yes:
i. Species and listing (endangered or threatened):
Yes No
p. Does the project site contain any species of plant or animal that is listed by NYS as rare, or as a species of
special concern?
If Yes:
i. Species and listing:
Yes No
q. Is the project site or adjoining area currently used for hunting, trapping, fishing or shell fishing?
If Yes, give a brief description of how the proposed action may affect that use:
Yes No
E.3. Designated Public Resources On or Near Project Site
a. Is the project site, or any portion of it, located in a designated agricultural district certified pursuant to
Agriculture and Markets Law, Article 25-AA, Section 303 and 304?
If Yes, provide county plus district name/number:
Yes No
b. Are agricultural lands consisting of highly productive soils present?
i. If Yes: acreage(s) on project site?
ii. Source(s) of soil rating(s):
Yes No
c. Does the project site contain all or part of, or is it substantially contiguous to, a registered National
Natural Landmark?
If Yes:
i. Nature of the natural landmark: Biological Community Geological Feature
ii. Provide brief description of landmark, including values behind designation and approximate size/extent:
Yes No
d. Is the project site located in or does it adjoin a state listed Critical Environmental Area?
If Yes:
i. CEA name:
ii. Basis for designation:
iii. Designating agency and date:
Yes No
FEAF 2026Page 14 of 15
e. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district Yes No
listed on the National or State Register of Historic Places, or that has been determined by the Commissioner of the NYS Office of
Parks, Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places?
If Yes:
i.Nature of historic/archaeological resource: Archaeological Site Historic Building or District
ii.Name:
iii.Brief description of attributes on which listing is based:
f.Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for Yes No
archaeological sites on the New York State Historic Preservation Office (SHPO) archaeological site inventory?
g. Have additional archaeological or historic site(s) or resources been identified on the project site? Yes No
If Yes:
i.Describe possible resource(s):
ii.Basis for identification:
h. Is the project site within five miles of any officially designated and publicly accessible federal, state, or local Yes No
scenic, or aesthetic resource?
If Yes:
i.Identify resource:
ii.Nature of, or basis for, designation (e.g., established highway overlook, state or local park, state historic trail, or scenic byway,
etc.):
iii.Distance between project and resource: miles.
i.Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers Yes No
Program 6 NYCRR 666?
If Yes:
i.Identify the name of the river and its designation:
ii.Is the activity consistent with development restrictions contained in 6NYCRR Part 666? Yes No
E.4. Disadvantaged Communities Designated Pursuant to ECL Article 75
a.Is the project located within, or within ½ mile of, a disadvantaged community?Yes No
If No, could impacts(see examples below in E.4.b) from the project affect a disadvantaged community? Yes No
If Yes to either question in E.4.a, answer the remaining questions in this section.
b.Will there be direct or indirect impacts that may affect a disadvantaged community, such as those listed below?Yes No i.new noise sources or expansions/modification of existing noise sources;
- noise from operational sources
-noise from construction activitiesii.emissions of air pollutants including, mobile emissions;iii.wastewater discharges;iv.generation of odors;v.ligh pot llution;vi.new or modified radiation sources;vii.new or modified sources of solid waste generation, management, or disposal.
If Yes, describe the impacts:
c.Do any of the State agency approvals identified in question B.g include any of the following DEC permits?
State Pollutant Discharge Elimination System (SPDES) Yes No
Solid Waste Management Facility Yes No
Hazardous Waste Management Facility Yes No
Air Pollution Control (Title V or Air State Facility) Yes No
Water Withdrawal over 20 MGD for Cooling Water Yes No
Waste Transporter Yes No
FEAF 2026Page 15 of 15
E.5 Future Physical Climate Risks
Will the proposed action be vulnerable to the following future physical climate risks under current or projected future conditions:
a. Is the proposed action vulnerable to damage from a projected 100-year flood? Yes No
b. Is the proposed action vulnerable to damage from a projected 500-year flood? Yes No
c. Is the proposed action in an area potentially affected by sea level rise? Yes No
d. Will the proposed action increase the vulnerability of human or ecological communities to the following:
i. drought?Yes No
ii. temperature extremes (hot or cold)?Yes No
iii. extreme storms, including high winds? Yes No
iv. landslides? Yes No
v. coastal erosion? Yes No
vi. stormwater flooding? Yes No
vii. other climate or weather hazards? Yes No If Yes, describe: _____________________________________
F.Additional Information
Attach any additional information which may be needed to clarify your project.
If you have identified any adverse impacts which could be associated with your proposal, please describe those impacts plus any
measures which you propose to avoid or minimize them.
G.Verification
I certify that the information provided is true to the best of my knowledge.
Applicant/Sponsor Name Date
Signature Title
EAF Mapper Summary Report Monday, July 13, 2026 12:27 PM
Disclaimer: The EAF Mapper is a screening tool intended to assist
project sponsors and reviewing agencies in preparing an environmental
assessment form (EAF). Not all questions asked in the EAF are
answered by the EAF Mapper. Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
the EAF Mapper provides the most up-to-date digital data available to
DEC, you may also need to contact local or other data sources to
confirm data provided by the Mapper or to obtain data not provided by
the Mapper.
B.i.i [Coastal or Waterfront Area]No
B.i.ii [Local Waterfront Revitalization Area]No
C.2.b. [Special Planning District]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h [DEC Spills or Remediation Site -
Potential Contamination History]
Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h.i [DEC Spills or Remediation Site -
Listed]
Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h.i [DEC Spills or Remediation Site -
Environmental Site Remediation Database]
Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h.iii [Within 2,000' of DEC Remediation
Site]
No
E.2.g [Unique Geologic Features]No
E.2.h.i [Surface Water Features]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.h.ii [Surface Water Features]Yes - Digital mapping information on local, New York State, and federal
wetlands and waterbodies is known to be incomplete. Refer to the EAF
Workbook.
E.2.h.iii [Surface Water Features]Yes - Digital mapping information on local, New York State, and federal
wetlands and waterbodies is known to be incomplete. Refer to the EAF
Workbook.
E.2.h.v [Impaired Water Bodies]No
E.2.i. [Floodway]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.j. [100 Year Floodplain]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.2.k. [500 Year Floodplain]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
1Full Environmental Assessment Form - EAF Mapper Summary Report
Klnonton
Toronto
Hamillon
on Buffalo
Albany
Roc*l«tBr /MnWYo'rk--
Monlps0WGmtoni
SlXiiKl Baiiie
f Sources Esr,HERE Garmin,USGS Irtermao.INCRE'.^x.RL3n Es'i Japd1 MET Esti Chiruij-ony Esh Eu
?=ir.-.NGCC r "prrST-vrjip ;.-.'h r.J l -irr.I GIS
Lsei i^r^PiV/E;d HERE GjrTir,^PSDLl-Hhiir/ih
E.2.l. [Aquifers]No
E.2.n. [Natural Communities]Yes
E.2.n.i [Natural Communities - Name]Rich Sloping Fen, Hemlock-Northern Hardwood Forest
E.2.n.i [Natural Communities - Acres]25.0, 430.0
E.2.o. [Endangered or Threatened Species]No
E.2.p. [Rare Plants or Animals]No
E.3.a. [Agricultural District]No
E.3.c. [National Natural Landmark]No
E.3.d [Critical Environmental Area]No
E.3.e. [National or State Register of Historic
Places or State Eligible Sites]
Yes - Digital mapping data for archaeological site boundaries are not
available. Refer to EAF Workbook.
E.3.e.ii [National or State Register of Historic
Places or State Eligible Sites - Name]
Eligible property:Sunny Gables
E.3.f. [Archeological Sites]Yes
E.3.i. [Designated River Corridor]No
E.4.a [Disadvantaged Community]Yes
2Full Environmental Assessment Form - EAF Mapper Summary Report
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20 JULY 2026
LANDSCAPE ARCHITECTURE & LAND PLANNING
PHONE: (315) 445-7980 FAX: (315) 445-7981
6320 FLY ROAD, SUITE 109 EAST SYRACUSE, NEW YORK 13057
K E P L I N G E R
F R E E M A N
ASSOCIATES
AS SHOWN
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PLUMBERS & STEAMFITTERS LOCAL 81 JATC
Joint Apprentice Training Center
between 827 & 919 Elmira Rd
ITHACA, NY 14850
Tax Map No. 035.-1-9.21 & 10.2
80400 150
SCALE IN FEET
SF
GENERAL NOTES
PLAN
L100
OVERALL
ZONE DATA CHART -
TOWN OF ITHACA
LOCATION MAP SCALE: 1" = 500'
ALL NON-PAVED AREAS ARE 'O BE LAHN UNLESS OTHERWISE NOTED
LEGEND
EXSTNS
’O’AL LOT S'ZE;363315 SF <9.03 ACRES?<COMBINED PARCELS;CCfCCCK
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DATE
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DRAWN BY
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VARIES
23.’OO SF
CONTRACTOR SHALL BLEND NEW WORK SMOOTHLY AND EVENLY WITH EXISTINGLINESANDGRADES.
REQU'RED
30.000 SF
100 FT
39331 SF
SITE BOUNDARY,TOPOGRA°H'C AND UTILITY SURVEY PREPARED Bv CT
MALE ASSOCIATES.SYRACUSE.NY,DATED 24 APRIL 2026,FILE NUMBER
26.0233.
ALL FILL/BACKHLL OF EXCAVATIONS AND VOIDS RESU-TING FROM REMOVALS
AND RELATED WR<UNDER °RO°OSED OR REP-ACEMENT PAVING AREASSHALLCN_Y EE COARSE AGGREGATE FILL OR SUBBASE COURSE MATERIAL
THOROUGHLY COMPACTED.
30 FT
SOFT
40 FT
ADJUST RMS OF UTILITY S’RLCTURES TO REMAIN WITHIN AREAS OF GRADE
CHANGES ~O MEET PROPOSED LNES AND GRADES.
35 FT
50 FT
40 FT
Minimum lot size
MINIMUM LOT WIDTH
MAXIMUM BUILDING AREA
OJNER AND ARCHITECT DO NO’CONFIRM THE COMPLETENESS OR ACCURACY
OF SUCH INFORMATION.CONTRACTOR IS RESPONSIBLE FOR ’HOROUGH
EXAMINATION AND VERIFICATION OF ALL EXISTING SURFACE AND SUBSURFACECONDITIONSAFFECTNGTHENATURE,SCOPE,COMPLEXITY AND COST OF THE
CONTRACT WORK ADDITIONAL INFORMATION ON EXISTING CONDITIONS HAS
BEEN ADDED TO THE DRAWINGS BASED ON THE LANDSCAPE ARCHITECTS
OBSERVATIONS BUT IS NOT INTENDED TO AND DOES NOT ALTER TLE SURVEY
INFORMATION.REFER TO SURVEY NOTES FOR ADDITIONAL IFORMATION.
5AW CUT FOR PAVING REMOVALS.EXTEND REMOVAL LNES TO NCLUDE ANY
ADJOINING BROKEN OR DETERIORATING PAVING.CAREFULLY REMOVE.
STOCKPILE AND PROTECT ANY ITEMS NOTED FOR SALVAGE.ALL DEMOLITION
RUBBLE,DEBRS AND EXCESS SOILS TO BE PROMPTLY REMOVED FROM SITE.
STRIP AND STOCKPILE SUFFICIENT EXISTING ORGANIC TOPSOILS FOR
RESPREADING AS REQUIRED ON DISTURBED AND REGRADED AREAS TO BE
ESTABLISHED AS LAHN AND FOR REPAIR OF DIS’URBED EXISTING LAWNS TO
REMAIN.STOCKPILE ALL MATERIALS IN APPROVED LOCATIONS WITHOUT
INTERFERING WITH OTHER CONTRACTOR LOR<SCHOOL "RAFF'C OR DRAINAGE.
CONIAGLMGlTOMMYHAYWARD
4.PROTECT ALL FACILITIES AND IMPROVEMEN’S ON AND ADJOINING THE
PROPERTY WHICH ARE NOT SPECIFICALLY IDENTIFIED FOR REMOVAL.VERIFY
LOCATIONS AND DEPTHS O=ALL SUBSURFACE UTILITIES TO REMAN PRIOR TO
ANY ADJACENT REMOVAL AND EXCAVATION WORK.
MINIMUM YARD SETBACKS**
FRONT
REAR
SIDE YARD (ONE SIDE?
ALL EXISTNG FEATURES SHALL REMAN UNLESS OTHERWISE NOTED.IF THE
CONTRACTOR DAMAGES ANY OF THE EXISTING ON-SITE FACILITIES TO REMAN
!TREES.PAVEMENTS.UNDERGROUND UTILITIES.STRUCTURES,ETC-?WHETHER
SHOWN ON THE P-ANS OR NOT,THE CONTRACTOR SHALL REPAIR AND/OR
REPLACE SUCH ITEMS AT HIS OWN EXPENSE AND ASSUME ALL RESPONSIBILITY
FOR SUCH DAMAGE WITHOUT ANY ADDITIONAL COST TO THE OWNER
REPLACEMENT MATERIAL SHALL BE SAME QUALITY AND QUANTITY AS
OR'GNAL.
NOTES;
I.REQUIRES SPECIAL PERMIT =OR 2T0-55,PRINCIPAL USE AS PLACE O=
ASSEMB-Y AND PRIVATE CLUB-LOUNGER (LABOR UNION?
IT IS *MO.ATXM O'YtfWSTATEEOUCATOH14«FOR ANYFfRSCN.UMfSS ACTRG LHC€R THEPWCTSUP^VTSOY tf A UCtNStOARCHITECT.TO ALTER AH iltM 0*THS DOCIMNT IN ANY
Ml.PAST 69.5 (6)
CYOE
TC'BC
0.CONTRACTOR SHALL BE RESPONS'B-E =0R LAUN MAINTENANCE WITHIN THE
CONTRACT LIMIT LINE.EXISTING LAWNS SHALL BE MOWED AS MUCH AS
PRACTICAL TO KEEP AREA FROM LOOKNG UNSIGHTLY.ALL TRA5H ANDDEBRISSHALLBEPICKEDUPANDDISPOSEDOFPROPER.Y.
ZONNG;LDR -LOW DENSITY RESIDENTIAL WITH IV0D OVERLAY
6.THE CONTRACTOR SHALL CONFIRM EXISTNG GRADES AND LOCATIONS OF ALL
EXISTING FEATURES WITHN TK CONTRACT LIMIT LINE.THE CONTRACTORSHALLCONTACTTHELANDSCAPEARCHITECTIMMEDIATELYSHOU-D ANY
DISCREPANCIES BE =OLND AT (3152 445--9B0.
ARCHITECT1
Professional Corporation
Wo DECK
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LBAGHOUSE
IMAGES REPRESENTING SIDING at ROADSIDE ENTRANCE IMAGE REPRESENTING LOADING DOCK
WEST ELEVATION
Wo DECK
FFE FFE
IMAGE REPRESENTING METAL PANEL SIDING at OFFICE AREA
WEST ELEVATION
Wo DECK
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94'-9'
IMAGE REPRESENTING MASONRY WELD SHOP PORTION of BLDG
WEST ELEVATION
SANDBOXIMAGEREPRESENTINGSOLARPANELCOVEROVERSANDBOX
5TONE BASE
DATE 20 JULY 2026
1919 Pottmon Rood MonettaNew YorkDUO
SECTION THRU WELD5H0P ROOF AREA ZONE DIAGRAM A200North
WATER TABLE TRIM IN
ACCORDANCE mV IVOD
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CAP TRIM
SCALE AS NOTED
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ENTRANCE
+/-93-2'
LVERTICAL METALPANELSIDING
WEST ELEVATION
ARCHITECT
Professional Corporation
IT IS A (ICLATOI CP HEW YCRKSTATEEDUCATELAWANYPE»$O*.UXlESS ACUNO UNDER '<OREC’SLPERYSCN 0«*LICENSEDARCHITECT.TO AllER AN ITEM CNTHISDOCUMENTINASTWAY.TTUMl.PART 605 (B)
DRAWN BY B5M
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CONTACT iNEOTOMMYHAYWARD607.227.2444
TITLE PRELIMINARYSECTIONS5
WINDOW'«
CORNER TRIM IN
ACCORDANCE
WITH IVOD
SECTION I I .
PLUMBERS &STEAMFITTERS LOCAL 81 JATC
Joint Apprentice Training Center
between 827 &919 Elmira Rd
ITHACA,NY 14850TaxMapNo.035.-1-9.21 &10.2
REVISIONS: