Loading...
HomeMy WebLinkAbout03-11-15 Planning and Economic Development Committee Meeting Agenda ITAI PEDC Meeting DATE: March 11 2015 u � Planning and Economic Development Committee Ithaca Common Council TIME: 6pm � E LOCATION: 3rd floor City Hall Council Chambers AGENDA ITEMS Item Voting Presenter(s) Time Item? Start 1) Call to Order/Agenda Review No Seph Murtagh, Chair 6:00 2) Special Order of Business 6:05 a) Public Hearing—Repeal of Collegetown Yes Parking Overlay Zone (CPOZ) b) Public Hearing—Proposal to Amend the Yes Industrial Zone c) Public Hearing—Proposal to Rezone Former Yes Gun Hill Factory Site 3) Public Comment and Response from Committee No 6:20 Members 4) Announcements, Updates, and Reports No JoAnn Cornish, Planning Director 6:40 5) Action Items—Voting to Send on to Council a) Proposed Historic District Designation— Yes Bryan McCracken, Planning Staff 6:50 Downtown West Historic District b) Proposed Historic Landmark Designation—421 Yes Bryan McCracken, Planning Staff 7:15 N.Albany St. (Dennis-Newton House) c) Repeal of Collegetown Parking Overlay Zone Yes Megan Wilson, Planning Staff 7:30 (CPOZ) d) Proposal to Amend the Industrial Zone Yes Jennifer Kusznir, Planning Staff 8:00 e) Proposal to Rezone Former Gun Hill Factory Yes Jennifer Kusznir, Planning Staff 8:20 Site f) Planning Board as Lead Agency—Common Yes Lisa Nicholas, Planning Staff 8:40 Council as an Involved Agency 6) Action Items—Approval to Circulate a) Divestiture of City-owned Lands—Elmira Yes Tom West, City Engineer 8:50 Road, Seneca Street, State/MLK Street 7) Review and Approval of Minutes a) January 2015, February 2015 Yes 9:00 8) Adjournment 9:05 If you have a disability and require accommodation in order to fully participate, please contact the City Clerk at 274-6570 by 12:00 noon on Tuesday, March 10, 2015. •� � CITY OF ITHACA Cl °°o� 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING,BUILDING&ECONOMIC DEVELOPMENT y' Division of Planning&Economic Development • � JOANN CORNISH,DIRECTOR OF PLANNING&ECONOMIC DEVELOPMENT y �'PORA � PHYLLISA A. DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 TO: Members of the Planning &Economic Development Committee FROM: Bryan McCracken, Historic Preservation Planner RE: Local Designation of the Downtown West Historic District and the Dennis- Newton House, 421 N. Albany St. DATE: March 3, 2015 At their regular monthly meeting on Tuesday, February 10, 2015, the Ithaca Landmarks Preservation Commission(ILPC) held public hearings to consider the designations of the West State and South Albany Street survey area as a local historic district and the property located at 421 N. Albany St. as an individual local landmark. At the conclusion of these public hearings, the ILPC voted to recommend the designations to Common Council for consideration. The designation of local historic districts and landmarks is a Type 11 Activity under the State Environmental Quality Review Act and the City Environmental Quality Review Ordinance and as such requires no further environmental review. Included in this packet are copies of the resolutions adopted by the ILPC. Please note that the Downtown West Historic District is referred to as the West State Historic District in the ILPC resolution and the Titus-Wood Historic District in the Planning and Development Board resolution and report. Both of these alternate names were considered for the proposed district prior to the Commission's selection of Downtown West as the official name, which occurred after the ILPC and P&D Board meetings. Full documentation of the historic and architectural significance of the Dennis-Newton House and the Downtown West Historic District, including its individual properties, is available for public review at the City of Ithaca Department of Planning & Development, 3rd floor, City Hall, 108 East Green Street during regular business days between 8:30 a.m. and 4:30 p.m. As set forth in the Municipal Code, the Board of Planning and Development has filed a report to the Common Council with respect to relation of the designation with the comprehensive plan, the zoning laws, projected public improvements, and any plans for renewal of the site or area involved. A copy of that report is attached. Also included in this packet is a letter from Tompkins County(as required by GML §239-1—m). No reply was received from the Conservation Advisory Council in response to our request (as required by CEQR §176-3-J) for their comment on these proposals. The Common Council is now requested to act to designate, veto, or refer the designation back to the ILPC for modification. A resolution is included in this packet for the Committee's consideration. "An Equal Opportunity Employer with a2commitment to workforce diversification." Proposed Resolution Planning&Economic Development Committee March 11,2015 RE: LOCAL HISTORIC DISTRICT DESIGNATION OF THE DOWNTOWN WEST HISTORIC DISTRICT WHEREAS, as set forth in Section 228-3 of the Municipal Code, the Ithaca Landmarks Preservation Commission may recommend designation of individual landmarks and districts of historic and cultural significance, and WHEREAS, on February 10, 2015, the Ithaca Landmarks Preservation Commission conducted a public hearing for the purpose of considering a proposal to designate the West State and South Albany Street survey area as a local historic district, and WHEREAS, the proposal is a Type II Action under the NYS Environmental Quality Review Act and an Unlisted Action under the City Environmental Quality Review Ordinance and after conducting appropriate environmental review the Ithaca Landmarks Preservation Commission, acting as Lead Agency, has determined that the proposal will not have a significant environmental impact, and WHEREAS, the Commission fords that the proposal meets criteria under the Landmarks Preservation Ordinance and has voted to designate the West State and South Albany Street survey area as a local historic district, and WHEREAS, Section 228-3 of the Municipal Code states that the Council shall within ninety days of said recommendation to designate, approve, disapprove or refer back to the Commission for modification, and WHEREAS, as set forth in Section 228-3 of the Municipal Code, the Planning Board shall file a report with the Council with respect to the relation of such designation to the comprehensive plan, the zoning law, projected public improvements, and any plans for the renewal of the site or area involved, and WHEREAS, a copy of the Planning Board's report and recommendation for approval of the designation, adopted by resolution at the meeting held on February 24, 2015, has been reviewed by the Common Council,now,therefore,be it RESOLVED, that the Ithaca Common Council fords that the designation will not conflict with the comprehensive plan, existing zoning, projected public improvements, or any plans for renewal of the site and area involved, and be it further RESOLVED, that the Downtown West Historic District meets the definition of a local historic district as set forth in the Municipal Code, as follows: An area which contains primarily properties which meet one or more of the criteria for designation as an individual landmark, namely: 1. Possessing special character or historic or aesthetic interest or value as part of the cultural, political, economic, or social history of the locality, region, state, or nation; or 2. Being identified with historically significant person(s) or event(s); or 3. Embodying the distinguishing characteristics of an architectural style; or 4. Being the work of a designer whose work has significantly influenced an age; or 5. Representing an established and familiar visual feature of the community by virtue of its unique location or singular physical characteristics. and is an area which constitutes a distinct section of the city by reason of possessing those qualities that would satisfy such criteria. and be it further RESOLVED, that the Ithaca Common Council [approves/denies] the designation of the Downtown West Historic District as a Local Historic District under Section 228-3 of the Municipal Code. ILPC Meeting—02/10/2015 Resolution-RC RE: Local Designation of the West State Historic District RESOLUTION: Moved by J. Minner, seconded by K. Olson WHEREAS, as set forth in Section 228-3 of the Municipal Code, the Ithaca Landmarks Preservation Commission (ILPC) may designate landmarks and districts of historic and cultural significance, and WHEREAS, a public hearing held on February 10,2015, for the purpose of considering a proposal to designate eight properties on West State and South Albany Streets, identified more specifically in the attached map, as a local historic district has been concluded, and WHEREAS, appropriate environmental review has been conducted by the Ithaca Landmarks Preservation Commission acting as Lead Agency and it has been determined that the proposal will not have a significant environmental impact, and WHEREAS, Section 228-3 of the Municipal Code defines a HISTORIC DISTRICT as follows: A group of properties which: 1. Contains primarily properties which meet one or more of the criteria for designation as an individual landmark; and San Constitutes a distinct section of the city by reason of possessing those qualities that would satisfy such criteria., WHEREAS, Section 228-3 of the Municipal Code defines the criteria for designation of an individual landmark as follows: 1. Possessing special character or historic or aesthetic interest or value as part of the cultural, political, economic, or social history of the locality, region, state, or nation; or 2. Being identified with historically significant person(s) or event(s); or 3. Embodying the distinguishing characteristics of an architectural style; or 4. Being the work of a designer whose work has significantly influenced an age; or 5. Representing an established and familiar visual feature of the community by virtue of its unique location or singular physical characteristics. and, WHEREAS, the Commission has made the following findings of fact concerning the proposed designation: 1. The Titus Wood Historic District is an area which contains primarily properties which meet one or more of the criteria for designation as an individual landmark. Per criterion #1, the West State Historic District possesses a special character, historical interest, and aesthetic interest and value as part of the cultural, political, economic, and social history of the city by virtue of its association with several prominent businessmen, politicians, a physician and the developer Charles M. Titus. The district derives special character as well as special historical and aesthetical interest and value as the home of several prominent local businessmen whose activities greatly impacted the early development of the Village and City of Ithaca, including Captain J. W. Tibbetts, who started the Forest City Mixed Paint Works and was elected Tompkins County Sheriff in 1885 and 1891; Charles J. Rumsey, who operated a hardware store in partnership with his brother and was the president of Ithaca from 1882-84; DeForest Williams, who was a supervisor of the Ithaca Glass Works and was involved in the establishment of the Lyceum Theater Company in Ithaca; William M. Kent, who was a Tompkins County judge; Charles M. Williams, who was a prominent businessman involved in the lumber trade, the Ithaca Trust Company and the Ithaca Savings Bank; William L. Carey, a railroad conductor for the Ithaca and Athens Railroad,who also served as a Village of Ithaca Trustee from 1884-85 and organized the Cook Land Company; Dr. Hardy T. Rhodes,who built 301 West State Street as residence and office for his medical and surgical practice. The district derives special character as well as special historical and aesthetical interest and value from its association with developer, Charles M. Titus,who is responsible for the development of the southwest and northwest parts of the city known as the flats into a desirable residential neighborhood in the 1870s. Titus' own residence was located at 315 West State Street, currently the site of the Central Fire Station parking lot. In the 1860s, his large house and lot occupied approximately half of the block bounded by Owego (now State), Plain, Green and Albany Streets. Between 1888 and 1921, portions of Titus' land were sold and five of the seven houses in the district were built. Per criterion #3, the district is also significant as a collection of intact late nineteenth and early-twentieth century houses embodying the distinguishing characteristics of the popular architectural styles of the era, including Stick, Queen Anne, second phase Italian Renaissance Revival and Craftsman. Three of the properties retain original automobile garages, one with a particularly high level of integrity, offering excellent evidence of an early-twentieth century example of this program type. The Commission has received expert opinion concerning the significance of the building types and styles of architecture that were typical in the period between 1880, the construction date of the earliest extant building in the district, and c.1922,the construction date of the latest extant building. The properties in the district are notable examples of architectural styles popular during the late nineteenth and early twentieth century. The styles represented are as follows: Stick (310 West State Street); Queen Anne (314 and 317 West State, and 108 and 110 South Albany Streets); second phase Italian Renaissance Revival (301 West State); and Craftsman (307 West State Street) Per criterion #4,many of the properties within the district are representative works of designers whose works have significantly influenced an age. The district contains houses designed by early Ithaca architect A.B. Dale and Cornell-trained architects A. B. Wood and Arthur Gibb. Alvah B. (Buckbee) Wood (1850-1909) attended Cornell University from 1871-74 and studied architecture. He designed several residences in Ithaca as well as the Ithaca High School and the Morse Chain Works. He also designed several railroad depots for the Lehigh Valley Railroad in Ithaca (1898), Geneva (1892) and Wilkes-Barre, Pennsylvania, and is credited with the design of the 1896 Immaculate Conception Church in Ithaca. Built in 1880 and 1885 respectively, 310 and 314 West State Street are excellent examples of Wood's early residential designs and demonstrate clearly the range of his architectural ability. Arthur N. Gibb (1868-1949) was born in Quebec City in 1868 and graduated from Cornell with an architecture degree in 1890. He remained in Ithaca and worked briefly in the office of William H. Miller, another prominent Ithaca architect. Gibb then became a partner of Clinton L. Vivian for eight years and later a partner of Oman H. Waltz. As a sole practitioner and a partner in a firm, Gibb designed a number of buildings in Ithaca, including the dome of Sibley Hall at Cornell in 1902. Gibb and Waltz designed a number of buildings still extant in Ithaca, including Rand Hall at Cornell; the Chi Psi fraternity house (1907-09); the Delta Chi fraternity house (1914-15 known as the Knoll); the original Elks Lodge (1915-16); the Crescent Theater (1916) and the Masonic Temple (1926). Gibb himself is responsible for the design of the Henry St. John Elementary School (1925). 301 West State is an excellent example of his residential designs. A.B. Dale (Alfred B., 1829-1910) was born in Portsmouth, England and trained as carpenter. He came to Ithaca around 1845 or 1850 and worked as journeyman carpenter before spending one year with architect I. G. Perry in Albany. Dale returned to Ithaca and opened his own office in Ithaca in 1870. Over the course of his career, he designed many stores and residences in Ithaca, including the Boardman House (1866); the Griffin Block (1872); the Bates Block (1872); the Titus Block (1876); the Sprague Block, the Ithaca Hotel (1870-71) and the Andrus-Whiton House at 212 Aurora Street (1873). 317 West State Street is a good example of his remaining residential work in Ithaca. 2. The Titus Wood Historic District constitutes a distinct section of the city by reason of possessing those qualities that would satisfy the criteria for designation as an individual landmark. The West State Historic District encompasses eight contiguous properties slightly west of the downtown commercial core. The geographic boundaries were deliberately plotted to capture the houses built on the historic Titus house lot and the remaining residential properties on the north side of West State Street. As a unit, these properties reflect the original residential character of the hhhhh neighborhood. And, WHEREAS, the Commission adopts as its own the documentation and information more fully set forth in the report titled West State and South Albany Streets Local Historic District Nomination, prepared by Sara Johnson and Christine O'Malley of Historic Ithaca, Inc,with research provided by Mary Tomlan, dated 2012,now,therefore,be it RESOLVED, that the Ithaca Landmarks Preservation Commission, determines that the West State «««<g Historic District meets the definition of an historic district as set forth in Section 228- 3 of the Municipal Code, Landmarks Preservation, and be it further RESOLVED, that the Commission hereby recommends designation of the West State survey area, which boundaries are shown on the attached map, as a local historic district. RECORD OF VOTE: Moved by: J. Minner Seconded by: K. Olson In Favor: E. Finegan, S. Gibian, M. McGandy,K. Olson,J. Minner Against: 0 Abstain: D. Kramer Absent: S. Stein Vacancies: 0 Planning and Development Board Resolution—February 24, 2015 RE: Titus-Wood District Designation WHEREAS, on February 10, 2015 the Ithaca Landmarks Preservation Commission voted to recommend designation of the Titus-Wood survey area as a local historic district, and WHEREAS, Section 228-3 of the Municipal Code, Landmarks Preservation, stipulates that the Board of Planning and Development shall file a report with Common Council with respect to the relation of such designation to the comprehensive plan, the zoning laws, projected public improvements, and any plans for the renewal of the site or area involved,therefore be it RESOLVED, that the Planning and Development Board shall file the attached report with respect to the issues stipulated in the Municipal Code, and be it further RESOLVED, that the Board of Planning and Development supports the local designation of the Titus-Wood Historic District. Moved by: Darling 2nd By: Schroeder In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Against: 0 Abstain: 0 Absent: 0 Vacancies: 1 Proposed Local Designation, Titus-Wood Historic District Board of Planning & Development, Meeting Held February 24, 2015 At the regular monthly meeting on Tuesday, February 10, 2015 the Ithaca Landmarks Preservation Commission by unanimous vote recommended designation of the Titus-Wood survey area as a local historic district. A map showing the boundary of the district and a summary of its historic and architectural significance are attached to this report. As set forth in Section 228-3 of the Municipal Code, Landmarks Preservation, "The Planning Board shall file a report with the Council with respect to the relation of such designation to the comprehensive plan, the zoning laws, projected public improvements, and any plans for the renewal of the site or area involved." The following report has been prepared to address these considerations. 1. Relation to the Comprehensive Plan In the 2015 Draft Comprehensive Plan, W. State St. is envisioned as a multimodal corridor connecting downtown with the west end and the waterfront, and is identified as an area for vibrant mixed use growth. Local designation will not conflict with the draft comprehensive plan, but will help ensure that the corridor retains what little remains of its historic character. 2. Relation to Zoning Laws The area proposed for local historic district designation is in the CDB-60 Zoning District. Local designation will not affect building uses permitted under the Zoning Ordinance. Any new development within the district will require ILPC review and approval - limited to the visual compatibility of proposed new construction, exterior alterations, additions or demolition. There is one publically owned vacant parcel in the proposed district. Designation will not prevent a new development on the parcel, nor will it necessarily be more limiting than the existing zoning in terms of area (height, lot coverage, etc) requirements. 3. Relation to Projected Public Improvements There is one City owned vacant parcel in the proposed district but there are no plans for public improvements in the area at this time. Designation will not prevent a future development of the parcel. Local landmark designation requires that any future public improvements in the area undergo review and approval by the Ithaca Landmarks Preservation Commission before work commences. 4. Relations to Plans for Renewal of the Site or the Area There are no plans in the City's Community Development Block Grant program or by the Ithaca Urban Renewal Agency for renewal of this site or the nearby area. Local landmark designation requires that any private proposal for material change of the exterior of the building or site undergo review and approval by the Ithaca Landmarks Preservation Commission before work commences. CITY OF ITHACA 310 West Green Street Ithaca, New York 14850-5497 �O�` ...... ,.;� OFFICE OF THE FIRE CHIEF Po D Telephone: 607/272-1234 Fax: 607/272-2793 To: Planning and Development Board From: C Thomas Parsons, Fire Chief Date: February 24th, 2015 Re: Proposed Titus-Wood Historic District & Central Fire Station Parking Lot The Ithaca Landmarks Preservation Commission has proposed local designation of the Titus- Wood Historic District. The properties to be included in the district are 301, 307, 310, 314 and 317 W. State Street and 108 and 110 S. Albany Street, and the rear portion of 310-314 W. Green Street. I am writing to ask that the property at the rear portion of 310-314 W. Green Street, the parcel north of the Ithaca Central Fire Station and bordering W. State St., be excluded from the Historic District. The current parcel of land has been used as the parking lot, and an emergency vehicle response route for the Ithaca Fire Department since Central Fire Station was completed in 1966. The parking lot has under gone few changes over the last 48 years, with the most-recent renovation occuring over 15 years ago. The parking lot is currently shared under an agreement between the City of Ithaca and Tompkins County for Department of Social Services employee parking. While I don't anticipate any near-term changes of the parking lot, there may come a time when the parking lot will need to be refurbished or reconfigured again. It is unlikely that Central Fire Station would be expanded into the parking lot. If there was a need to expand the fire station, it would probably include lands to the east or west of the fire station and while remote, any expansion of the fire station into the parking lot would be very limited due to the need to maintain parking and emergency vehicle egress from the back of the station. It is surely important to protect the historic character of a neighborhood. However, the inclusion of the Central Fire Station Parking Lot in the Titus-Wood Historic District will of course bring about additional costs for any work associated with the parking lot in order to comply with the proposed landmark designation. Those additional costs would include the need for professional services for consultation, and costs associated with changing of non-historic elements to historically similar elements. It is with these considerations in mind that I am respectfully requesting that the parcel along W. State Street used as the parking lot and emergency vehicle route for the Ithaca Fire Department be excluded from the Titus-Wood Historic District. Tompkins County DEPARTMENT OF PLANVUK1--ff 121 East Court Street Ithaca, New York 14850 Edward C.Marx,AICP Telephone(607)274-5560 Commissioner of Planning Fax(607)274-5578 February 10,2015 Bryan McCracken,Historic Preservation Planner Department of Planning and Development City of Ithaca 108 East Green Street Ithaca,NY 14850 Re: Review Pursuant to §239-1 and-m of the New York State General Municipal Law Action: Designation of the Titus-Wood Historic District Dear Mr.McCracken: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239-1 and-m of the New York State General Municipal Law. The Department has reviewed the proposal,as submitted, and has determined that it may have negative inter-community,or county-wide impacts as described below.We recommend modification of the proposal.If the Board does not incorporate the recommendations,such approval will require a vote of a supermajority (meaning a majority plus one)of all members of the decision-making body. Recommended Modifications • The W. State/ML,K JR. Street corridor,including a portion of the proposed Titus-Wood Historic District,is an area of the City with great redevelopment potential.Infill and redevelopment of appropriate sites is critical to both City and County goals to accommodate community growth in existing urban areas.The justification for including 315 and 317 West State Street does not seem adequate to justify the limits it might place on redevelopment potential for this corridor and as such we recommend that those two properties be removed from the proposed district. Please inform us of the City's decision so that we can make it a part of the record. Sincerely, Edward C.Marx,AICP Commissioner of Planning IncCusion through Diversity Proposed Resolution Planning & Economic Development Committee March 11, 2015 RE: LOCAL LANDMARK DESIGNATION OF THE DENNIS-NEWTON HOUSE, 421 N. ALBANY ST. WHEREAS, as set forth in Section 228-4 of the Municipal Code, the Ithaca Landmarks Preservation Commission(ILPC) may designate landmarks and districts of historic and cultural significance, and WHEREAS, on February 10, 2015, the ILPC conducted a public hearing for the purpose of considering a proposal to designate the Dennis-Newton House, 421 N. Albany St., as a local landmark, and WHEREAS, the designation of a local landmark is a Type I1 action under the NYS Environmental Quality Review Act and the City Environmental Quality Review Ordinance and as such requires no further environmental review, and WHEREAS, the ILPC found that the proposal meets criterion"C.," defining a"Local Landmark,"under the Landmarks Preservation Ordinance and on February 10, 2015,voted to designate the Dennis-Newton House as a local landmark, and WHEREAS, as set forth in Section 228-4 of the Municipal Code, the Planning Board shall file a report with the Council with respect to the relation of such designation to the master plan, the zoning law,projected public improvements and any plans for the renewal of the site or area involved, and WHEREAS, a copy of the Planning Board's report and recommendation for approval of the designation, adopted by resolution at the meeting held on February 24, 2015, has been reviewed by the Common Council, and WHEREAS, Section 228-4 of the Municipal Code states that the Council shall within ninety days of said designation, approve, disapprove or refer back to the ILPC for modification; now, therefore,be it RESOLVED, that the Common Council finds that the designation is compatible with and will not conflict with the master plan, existing zoning, projected public improvements or any plans for renewal of the site and area involved, and be it further RESOLVED, that the Dennis-Newton House, 421 N. Albany St., meets the definition of a local landmark as set forth in the Municipal Code, as follows: A structure, memorial or site or a group of structures or memorials, including the adjacent areas necessary for the proper appreciation of the landmark, deemed worthy of preservation,by reason of its value to the city as: A. An outstanding example of a structure or memorial representative of its era, either past or present; B. One of the few remaining examples of a past architectural style or combination of styles; C. A place where an historical event of significance to the city, region, state or nation or representative activity of a past era took place or any structure, memorial or site which has a special character and aesthetic interest and value as part of the development, heritage and cultural characteristics of the City of Ithaca, including sites of natural or ecological interest and be it further RESOLVED, that the Ithaca Common Council [approves/denies] the designation of the Dennis-Newton House and the adjacent areas that are identified as tax parcel #50.-3-22 as a local landmark. ILPC Meeting—02/10/2015 Resolution-RF RE: Local Landmark Designation of the Dennis-Newton House,421 N.Albany Street. RESOLUTION: Moved by J. Minner, seconded by K. Olson WHEREAS, as set forth in Section 228-4 of the Municipal Code, the Ithaca Landmarks Preservation Commission (ILPC) may designate landmarks and districts of historic and cultural significance, and WHEREAS, a special public hearing held on Tuesday, February 10, 2015, for the purpose of considering a proposal to designate the Dennis-Newton House at 421 North Albany Street as a City of Ithaca landmark has been concluded, and WHEREAS, the ILPC has reviewed the report titled The Dennis-Newton House, 421 North Albany Street, Ithaca, NY dated November 19, 2014 including the Narrative Description of Property and the Narrative Description of Significance, prepared by Christine O'Malley for The Jewells Heritage Project, Inc of Alpha Phi Alpha and presented to the ILPC at their regular meeting on December 9, 2014, and WHEREAS, the proposal is a Type II action under the NYS Environmental Quality Review Act and the City Environmental Quality Review Ordinance and as such requires no further environmental review, and WHEREAS, Section 228-3 of the Municipal Code defines the criteria for designation of an individual landmark as follows: 1. Possessing special character or historic or aesthetic interest or value as part of the cultural,political, economic, or social history of the locality, region, state, or nation; or 2. Being identified with historically significant person(s)or event(s); or 3. Embodying the distinguishing characteristics of an architectural style; or 4. Being the work of a designer whose work has significantly influenced an age; or 5. Representing an established and familiar visual feature of the community by virtue of its unique location or singular physical characteristics. RESOLVED, that the Commission adopts as its own, the documentation and information more fully set forth in the report titled The Dennis-Newton House, 421 North Albany Street, Ithaca,NY and dated November 19, 2014, and be it further RESOLVED, that the Commission has made the following findings of fact concerning the proposed designation. As described in the Narrative Description of Significance section of the report titled The Dennis-Newton House, 421 North Albany Street, Ithaca, NY prepared by Christine O'Malley and dated November 19, 2014, the Dennis-Newton House, and the adjacent areas that are identified as tax parcel #50.-3-22, is a structure deemed worthy of preservation, by reason of its value to the city and nation as enumerated below: Per criterion 1, the Dennis-Newton House possesses special historical and aesthetic interest and value as a part of the development, heritage and cultural characteristics of the City of Ithaca by virtue of its association with Norman Dennis and Edward Newton. As stated in the Narrative Statement of Significance, the residence at 421 North Albany Street was originally constructed around 1868-69 for Norman Dennis (1833-1908), an early African-American resident in the City of Ithaca who was born in New York State and worked as mason and laborer. Dennis also helped found the African-American lodge of the Odd Fellows in Elmira, New York. Dennis' daughter, Lula, inherited the house in 1893 but transferred the deed in 1898 to her husband, Edward Newton. Edward Newton (c.1856-1932) worked as a porter for Sage College at Cornell University and was longtime employee at the Psi Upsilon fraternity house. He was an active member of Ithaca's African-American community and supported the efforts of early-19th century African- American students at Cornell to form a fraternal organization. Lula and Edward Newton lived in the house at 421 North Albany Street until their deaths in 1928 and 1932 respectively. The house remained in the Newton family until 1982 when the deed to the house was transferred by Lula and Edward Newton's son, Norman Dennis Newton, to a new owner. In total, three generations of the Dennis—Newton family lived in the house. The house stands as a surviving example of a dwelling built for one of Ithaca's early African-American residents. Per criterions 1,the Dennis-Newton House also possesses special historical and aesthetic interest and value as a part of the development, heritage and cultural characteristics of the nation through its association with the formation of Alpha Phi Alpha, the first nationally recognized African-American, Greek- letter collegiate fraternity in the United States. As stated in the Narrative Description of Significance, fraternities were an integral part of student life at Cornell University from its inception; however, African-American male students were not admitted membership into these organizations and generally lived apart, both literally and figuratively, from the rest of the student population. With the purpose of establishing an organization that would provide a platform for socialization and mutual support, a cohort of African-American students decided to form a study group and literary society. Their first meeting was held in the home of Edward and Lula Newton at 421 North Albany Street in 1905. This group would later evolve into Alpha Phi Alpha, the first Greek-letter, African-American collegiate fraternal organization in the United States, and 421 North Albany Street was considered its birthplace. Among the fraternity's members were Martin Luther King, Jr., W.E.B. DuBois, Thurgood Marshall, Frederick Douglas, and Adam Clayton Powell, Jr. The connection between the house and the formation of the Alpha Phi Alpha fraternity makes it a significant site for an important episode in African-American history and American collegiate education history. Per criterion 3, the Dennis-Newton House embodies the distinguishing characteristics of an architectural style as an excellent example of mid-19t' century vernacular residential design. Built for Norman Dennis in a vernacular Italianate Style in c.1868, the Dennis-Newton House retains many of its original exterior features and materials, including wood clapboard siding and windows, denticulated cornice, window hoods, double entrance doors, half-round gutters and Queen-Anne Style porch posts, railings, brackets and spandrels. Despite the deteriorated condition of these features and materials, the property is considered to have a high level of integrity. BE IT FURTHER RESOLVED, that the Ithaca Landmarks Preservation Commission, determines that based on the findings set forth above, the Dennis-Newton House meets criterion C defining a Local Landmark as set forth in Section 228-3 of the Municipal Code,Landmarks Preservation, and be it further RESOLVED, that the Commission hereby designates the Dennis-Newton House, 421 North Albany Street as a City of Ithaca landmark. RECORD OF VOTE: Moved by: J.Minner Seconded by: K. Olson In Favor: E. Finegan, S. Gibian,M.McGandy,K. Olson,J. Minner,D. Kramer Against: 0 Abstain: 0 Absent: S. Stein Vacancies: 0 Planning and Development Board Resolution—February 24, 2015 RE: 421 North Albany St a.k.a. the Dennis-Newton House Local Landmark Designation WHEREAS, on February 10, 2015, the Ithaca Landmarks Preservation Commission voted to recommend designation of the Dennis-Newton House at 421 N Albany St as a local landmark, and WHEREAS, Section 228-3 of the Municipal Code, Landmarks Preservation, stipulates that the Board of Planning and Development shall file a report with Common Council with respect to the relation of such designation to the comprehensive plan, the zoning laws, projected public improvements, and any plans for the renewal of the site or area involved, now therefore, be it RESOLVED, that the Planning and Development Board shall file the attached report with respect to the issues stipulated in the Municipal Code, and be it further RESOLVED, that the Board of Planning and Development supports the local designation of the Dennis—Newton House. Moved by: Schroeder 2nd By: Darling In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Against: 0 Abstain: 0 Absent: 0 Vacancies: 1 Proposed Local Designation, 421 N Albany St.—the Dennis Newton House Board of Planning & Development, Meeting Held February 24, 2015 At the regular monthly meeting on Tuesday, February 10, 2015 the Ithaca Landmarks Preservation Commission by unanimous vote recommended designation of the Dennis-Newton House at 421 N Albany St as a local landmark. A map showing the location of the house and a summary of its historic and architectural significance are attached to this report. As set forth in Section 228-3 of the Municipal Code, Landmarks Preservation, "The Planning Board shall file a report with the Council with respect to the relation of such designation to the comprehensive plan, the zoning laws, projected public improvements, and any plans for the renewal of the site or area involved." The following report has been prepared to address these considerations. 1. Relation to the Comprehensive Plan In the Draft 2015 Comprehensive Plan, this area is envisioned to be preserved as a medium density residential neighborhood. Local designation is consistent with this goal. 2. Relation to Zoning Laws The property is located in the R-2b zoning district. Local designation will not affect building uses permitted under the Zoning Ordinance. Commission review is limited to the visual compatibility of proposed exterior alterations, additions or demolition. 3. Relation to Projected Public Improvements There are no plans for public improvements on the property or contiguous areas. Local landmark designation means that any future public improvements in the immediate area may require review and approval by the Ithaca Landmarks Preservation Commission before work commences. 4. Relations to Plans for Renewal of the Site or the Area There are no plans in the City's Community Development Block Grant program or by the Ithaca Urban Renewal Agency for renewal of this site or the nearby area. Local landmark designation requires that any private proposal for material change of the exterior of the building or site undergo review and approval by the Ithaca Landmarks Preservation Commission before work commences. Tompkins County DEPARTMENT OF PLANNING 121 East Court Street Ithaca,New York 14850 Edward C.Marx,AICP Telephone(607)274-5560 Commissioner of Planning Fax(607)274-5578 February 10,2015 Bryan McCracken,Historic Preservation Planner Department of Planning and Development City of Ithaca 108 East Green Street Ithaca,NY 14850 Re: Review Pursuant to§239-1 and-m of the New York State General Municipal Law Action: Designation of the Dennis-Newton House (421 N.Albany Street)as an Individual Local Landmark Dear Mr.McCracken: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239-1 and-m of the New York State General Municipal Law. The Department has reviewed the proposal,as submitted, and has determined that it has no negative inter- community,or county-wide impacts. Please inform us of the City's decision so that we can make it a part of the record. Sincerely, Edward C.Marx,AICP Commissioner of Planning InAsion through Diversity 5XG �11GA1`aT ELEpgEPlTS LIBRARY PR ESERVAT►oN SERVICES VIC February 10, 2015 Dear Ithaca Landmarks Preservation Comm ission members: Statement of Support for Local Landmark Designation for 421 North Albany Street— Dennis-Newton House 1 North Alban Street is historical) significant o a national level for its direct y y connection to the earl formation of the Alpha hi Alpha fraternity, the first reek letter, tonne y p Africa g y African-American collegiate fraternity in the United States. It is also significant locally for its connection to its African-American owners. The house was originally built c.1868-69 for Dennis 3-1908 an earl African-American resident of Ithaca who was born in Norman ), y New York and worked as a laborer and mason. Dennis help found the first African-American lodge of the Odd Fellows in Elmira,New York. Norman Dennis' daughter, Lula(1859-1928), married Edward Newton c. 1856-1932 , a longtime employee at the Psi Upsilon fraternity house at Cornell Universityand an active member of Ithaca's African-American community. In this Edward Newton provided a welcoming environment by hosting the first meeting house In 1905, p g of the social study group of African-American male students at Cornell, a group that soon p evolved into the Alpha Phi Alpha fraternity when they formally established themselves in 1906. p p ula Newto n died in 1928 and Edward Newton continued to live in the house until his death in 1932. The period of significance for the house is 1 68-1932. Nile there may be some concerns about the condemned condition of the house, we would like to remind city officials that man properties throughout the state and across the nation wou y y p p have been In similar states of disrepair or in even worse condition and have Still been designated as historic buildings on a local or state andnational level. The historical significance of these structures was paramount in the decision to designate them, not the current condition of the buildings. The current condition o 21 NorthAlbany Street shouldnot e seen s any type o hindrance for its designation. Staff at the New York State Historic Preservation Office agree it this conclusion and have offered examples of buildings in a similar state. For example, the Dix Hills, Huntington, oIsland house of celebrated jazz musician John Coltrane was in very poor condition ue to extensive water damage and vandalism after remaining unoccupiect tor some time. The roerty was originally offered for sale by a developer but in 2004 the Town of _ Huntington voted to designate it as a local landmark. t was then purchased in 2006by the non- g g 607 277-3 50 SIGNIFICANT ELEMENTS PRESERVATION SERVICES 607 273- 633 212 CENTER STREET . ITHACA . NEW YORK . 14850 profit group the Friendsthe Coltrane Home in Dix . In 2007, the house was added to the New YorkState atl 1 Register of HistoricPlaces, e John W. Jones House (now Museum) in Elmira,New York, offers another example. e house was built by the escaped slave turned Underground Rai oa tatio aster John W. Jones and was condemned by the city of Elmira in 1997. Even though the house had been moved and was in terrible shape, concerned citizens help save the house from demolition and it is no being ore on to open soon s the John W. Jones Museum. It will be an Africanerica Heritage and Cultural Center that ill help interpret African Americanlife in the Southern Tier of NewYork. Closer to home,the State Theatre in Ithaca sat abandoned in deteriorated condition for part of the 1980s and 1990s, but was placed on the National Register of Historic Places in 1996 and it was designated as an individual local landmark. Even though it was condemned y the City of Ithaca in 1997 because of its damaged roof, falling plaster, deteriorated HVAC systems, and a host of other problems, Historic Ithaca helped generate public support in 1998to save the building and initiated the first phase of the restoration project. In 1999,the American Institute of Architects deemed the theater to be one of the most significant landmarks of New York State. Today the State stands as an exceptional example of a viable historic entertainment venue in the city of Ithaca. We offer these examples to show the ability of deteriorated historic buildings to be brought back to life and put into active use. The local designation of 421 North Albany Street would add to the ever-growing recognition of the rich African-American history in Ithaca. Locally, St. James AME Zion Church has been designated at the local, state and national levels as an important historic landmark and State Street is also now known as Martin Luther King, Jr. Street. Additionally, a walking tour of the Southside's African-American heritage was developed in 2003. We hope that the ILPC and Common Council will support the local landmark nomination of 421 North Albany Street so that it can be recognized for the valuable and irreplaceable role it has played in our local properly pp history. This is also an opportunity for the city to acknowledge a building that contributed to our nation's history. Please do not hesitate to contact us if you have further questions about this property. Best regards, 0 b R Christine alley Alphonse P ieper Freservation ervlces uoorainator nxecutive ijirecto 110 S.Albany Street Ithaca, NY 14850 February 6, 2015 Secretary Ithaca Landmarks Preservation Commission City of Ithaca 108 E. Green Street Ithaca, NY 14850 To the Ithaca Landmarks Preservation Commission: I am the owner of 110 S.Albany Street, as well as 109 S.Albany Street. I am also the founder of Taitem Engineering,the tenant at 110 S.Albany Street. My interest in,and passion for, preservation runs deep. Both 109 and 110 S.Albany Street have won awards for historic preservation. Through many renovations over many years,we have worked hard to repair and preserve features such as doors, light fixtures,windows,siding, black iron fencing,cast iron radiators,wood trim, and more. Most visitors to the buildings typically remark immediately and glowingly on preserved historic features, as they step into the buildings. I believe that 110 S.Albany Street is the oldest building in the world to have earned the LEED Platinum green building certification for existing buildings(2014). Professionally,for over 25 years, I have worked on the engineering design of over 25 preservation projects across upstate New York, in collaboration with some of the area's most distinguished preservation architects. From rural libraries to museums to historic homes to old theaters, I have worked hard to upgrade mechanical, electrical and structural systems,while preserving historical features. I am the co-author of the textbook Green Building Design (Wiley, 2014), in collaboration with Francis D.K. Ching, possibly America's best-known author of architectural textbooks, and himself the author of classics of preservation, including A Global History of Architecture,Architecture:Form,Space, and Order, and A Visual Dictionary of Architecture, among others. I am currently working on a second book, Energy Audits and Improvements in Commercial Buildings(Wiley, 2016),and am working hard to make recommendations that comply with best practices in Preservation Briefs prepared by the U.S. Department of Interior. I have also published two papers on this subject. I also own other buildings in the Ithaca area,such as 136 Forest Home Drive and 134-136 Judd Falls Road, both within the Forest Home Historic District,and I manage 402 University Avenue, in the University Hill historic district,on behalf of my 91-year-old mother. This said, despite my deep and long-standing interest in preservation,after much reflection, I firmly oppose the proposed Titus-Wood Historic District,for several reasons: 1. A deep concern that designation as a historic district will prevent effective energy conservation efforts. The American Institute of Architects has endorsed the goals of Architecture 2030,which seeks energy reductions in existing buildings of 50%by 2030. Increasingly,a goal of 80%energy reduction by 2050 is being sought as a goal worldwide,for example having recently been adopted by New York State, New York City and Tompkins County. I believe that my firm is a national leader in developing strategies to achieve these goals. For example, 109 S.Albany Street recently met the goal of 80% reduction, and has been used as an example for how to do this, nationally(ASHRAE Journal, 2012). We have achieved almost 50% reduction in energy use at 110 S.Albany Street, but I am concerned that we will not achieve an 80%reduction if the building is placed in a historic district. Already,the Taitem Engineering partner in charge of this effort at 110 S.Albany Street, Umit Sirt, proposed putting the effort on hold until a decision is made about the historic district. 2. My own experience on three occasions with the rejection of proposed improvements to buildings in historic districts. For example, at 402 University Avenue, in the University Hill historic district,we recently proposed to replace two dangerous and insignificant pressure-treated wood steps with a thoughtfully-designed and well-integrated replacement, which was rejected. The chilling effect of the rejection,and the effort required to redesign the proposal, has prevented my brother and I from considering alternatives that would be acceptable to the ILPC. And so two dangerous, ugly pressure- treated front steps remain, consistent with what I believe is other disrepair that is characteristic of the properties on University Avenue. The other two rejections included energy improvements at a fraternity in Ithaca, and solar panels for a building in Albany. This raises the question for me whether the extensive energy improvements required to mitigate the impacts of climate change will be supported,or opposed, if the Titus-Wood Historic District is passed. 3. The district appears to be arbitrarily and incohesively defined, and mistakes in the proposal for the Titus-Wood Historic District appear to indicate that it was prepared in a rushed manner and not reviewed. I consulted with my partners at Taitem Engineering to ask for their input. One of the partners in the firm, Beth Mielbrecht, commented, "The gerrymandering lines do not signal a strong district." Examples of mistakes in the proposal for the district include: a. Reference to the Orchard Place properties and the East Hill Historic District. b. Reference to metal handrails on the front steps of 110 S.Albany Street(they are wood, and appear from old photos to have always have been wood). In summary, I believe that the proposed historic district comes at a critical time for the preservation community. We are faced with the globally-recognized threat of climate change,which fully threaten all our buildings, not only our historic buildings. Furious climate events,such as Hurricane Sandy, have destroyed, in one single day, decades of preservation efforts and centuries of historically significant design and construction. In my experience,the preservation movement has not yet addressed if it is participating wholly in efforts to mitigate the impacts of climate change,through energy conservation,or not. Very modest efforts so far by the preservation community,such as recommendations for window energy improvements, have been limited at best, and largely outweighed by the many limitations that in my experience are widely applied to energy improvements for historic buildings. Until such time that the preservation community actively and fully engages and supports energy conservation efforts to support mitigation of climate change, I believe that designations such as the Titus-Wood district will work counter to the efforts required to truly preserve our buildings for the long term. Respectfully submitted, Ian Shapiro, PE CITY OF ITHACA ,y 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 �:° oho®oo ox DEPARTMENT OF PLANNING,BUILDING&ECONOMIC DEVELOPMENT Division of Planning&Economic Development /�c�9pORATE� % JOANN CORNISH,DIRECTOR OF PLANNING&ECONOMIC DEVELOPMENT PHYLLISA A. DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning&Development—607-274-6550 Community Development/IURA— 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Planning and Economic Development Committee From: Megan Wilson, Senior Planner Date: March 4, 2015 RE: Proposal to Repeal the Collegetown Parking Overlay Zone (CPOZ) The purpose of this memo is to provide information regarding a proposal to repeal the Collegetown Parking Overlay Zone (CPOZ). This proposal was previously discussed at the February IOth Planning and Economic Development meeting. At that meeting, staff was directed to draft and circulate the ordinance for comments. An environmental review of this action has been completed, and the draft Short Environmental Assessment Form is attached. The proposed ordinance and environmental assessment have been circulated to the City Planning Board, the Conservation Advisory Council, the Board of Zoning Appeals, the Ithaca Landmarks Preservation Commission, the Tompkins County Planning Department and various other City staff and departments. No comments regarding this proposal have been received to date. Also attached for your consideration are a resolution to establish lead agency for this action and a resolution to determine environmental significance. If you have any concerns or questions regarding any of this information, feel free to contact me at 274-6560. Proposed Resolution Planning & Economic Development Committee March 11, 2015 An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled "Zoning" To Repeal the Collegetown Parking Overlay Zone (CPOZ)—Declaration of Lead Agency for Environmental Review WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS, State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS, the proposed zoning amendment is an "Unlisted" Action pursuant to the City Environmental Quality Review (CEQR) Ordinance, which requires environmental review under CEQR; now, therefore, be it RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead agency for the environmental review of the adoption of an ordinance to amend the Municipal Zoning Code to repeal the Collegetown Parking Overlay Zone (CPOZ). 2/17/15 An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled "Zoning" To Repeal the Collegetown Parking Overlay Zone (CPOZ) WHEREAS, the adoption of the Collegetown Area Form Districts in 2014 changed the off-street parking requirements for the majority of properties included in the Collegetown Parking Overlay Zone (CPOZ) , resulting in a conflict between the requirements of the new form-based code and the CPOZ legislation, and WHEREAS, there are approximately 145 properties to the west and south of central Collegetown that are still subject to the requirements of the CPOZ while other residential zones in the city share a common off- street parking requirement, and WHEREAS, the majority of these properties are part of the City's East Hill Historic District, and the repeal of the CPOZ will support the Ithaca Landmarks Preservation Commission's efforts to preserve green space in the historic district, Aw WHEREAS, by repealing the CPOZ, the 145 properties will be subject to the off-street parking requirements of the underlying zoning; now, therefore, BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca as follows : ORDINANCE NO. Section 1 . Chapter 325, Sections 325-4 and 325-5 of the Municipal Code of the City of Ithaca are hereby amended to delete any reference to the Collegetown Parking Overlay Zone (CPOZ) . Section 2 . Chapter 325 of the Municipal Code of the City of Ithaca is hereby amended to delete §325-20D(3) (d) , "Parking in the Collegetown Parking Overlay Zone, " in its entirety and all subsequent sections shall be renumbered accordingly. Section 3. The Official Zoning Map of the City of Ithaca is hereby amended to delete any reference to the Collegetown Parking Overlay Zone (CPOZ) . Section 4. All applicable sections within the Municipal Code of the City of Ithaca shall be updated in accordance with the amendments made herewith. Section 5. Severability. If any section, subsection, sentence, clause, phrase or portion of this ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction, then that Page 1 of 2 2/17/15 decision shall not affect the validity of the remaining portions of this ordinance. Section 6. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. Page 2 of 2 Proposed Resolution Planning & Economic Development Committee March 11, 2015 An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled "Zoning" To Repeal the Collegetown Parking Overlay Zone (CPOZ) — Determination of Environmental Significance WHEREAS, the City of Ithaca is considering an amendment to Chapter 325 of the Municipal Code in order to repeal the Collegetown Parking Overlay Zone (CPOZ), and WHEREAS, appropriate environmental review has been conducted including the preparation of a Short Environmental Assessment Form(SEAF), dated February 19, 2015, and WHEREAS, these zoning amendments have been reviewed by the Tompkins County Planning Department Pursuant to §239-1—m of the New York State General Municipal Law, which requires that all actions within 500 feet of a county or state facility, including county and state highways, be reviewed by the County Planning Department, and have also been reviewed by the City of Ithaca Conservation Advisory Council and the City of Ithaca Planning and Development Board, and WHEREAS, the proposed action is an "Unlisted" Action under the City Environmental Quality Review Ordinance, and WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the SEAF prepared by planning staff, now, therefore,be it RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth in the Full Environmental Assessment Form, dated February 19, 2015, and be it further RESOLVED, that this Common Council, as lead agency in this matter, hereby determines that the proposed action at issue will not have a significant effect on the environment, and that further environmental review is unnecessary, and be it further RESOLVED, that this resolution constitutes notice of this negative declaration and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk's Office, and forward the same to any other parties as required by law. FTl' Rp[E CITY SHORT ENVIRONMENTAL ASSESSMENT FORM (SERF) Project Information: To be completed by applicant or project sponsor. 1. Applicant/Sponsor: 2. Project Name: City of Ithaca Repeal of§325-201)(3)(d),Parking in the Collegetown Parking Overlay Zone, of the City Municipal Code 3. Project Location: Collegetown area, City of Ithaca 4. Is Proposed Action ® New 0 Expansion 0 Modification/Alteration 5. Describe project briefly: The proposed action would repeal §325-201)(3)(d), Parking in the Collegetown Parking Overlay Zone (CPOZ),which requires one off-street parking space for every two residents. If approved, areas currently subject to the CPOZ requirements would be subject to the off-street parking requirements of the underlying zoning. 6. Precise Location(road intersections, prominent landmarks, etc., or provide map): Properties included in the Collegetown Parking Overlay Zone (see attached map) 7. Amount of Land Affected: Initially: —88 acres Ultimately: —88 acres 8. Will proposed action comply with existing zoning or other existing land use restrictions? ® Yes 0 No If no, describe briefly: 9. What is present land use in vicinity of project: ® Residential 0 Industrial 0 Agricultural ® Parkland/Open Space ® Commercial 0 Other 10. Does action involve a permit/approval or funding, now or ultimately, from governmental agency (federal/state/local): 0 Yes ® No If yes, list agency name and permit/approval type: 11. Does any aspect of the action have a currently valid permit or approval? 0 Yes ®No If yes, list agency name and permit/approval type: 12. As a result of proposed action, will existing permit/approval require modification? 0 Yes ®No I certify the information provided above is trice to the best of my knowledge. PREPARER'S SIGNATURE: J&Ari Mk6t DATE: 2/19/15 PREPARER'S TITLE: Senior Planner REPRESENTING: City of Ithaca 2/19/15 SHORT ENVIRONMENTAL ASSESSMENT FORM Part II To Be Completed By Staff In order to answer the questions in this Short Environmental Assessment Form(SEAF),the preparer is to use currently available information concerning the project and the likely impacts of the action. ame of Project: Repeal of§325-20D(3)(d), Parking in the Collegetown Parking Overlay Zone, of the City Municipal Code Yes No 1. Will project result in a large physical change to the project site or physically alter ❑ more than one acre of land? 2. Will there be a change to any unique or unusual land form found on the site or to any site designated a unique natural area or critical environmental area by a local or state ❑ agency? 3. Will the project alter or have any effect on an existing waterway? ❑ 4. Will the project have an impact on groundwater quality? ❑ 5. Will the project affect drainage flow on adjacent sites? ❑ 6. Will the project affect any threatened or endangered plant or animal species? ❑ 7. Will the project result in an adverse effect on air quality? ❑ 8. Will the project have an effect on visual character of the community or scenic views ❑ or vistas known to be important to the community: 9. Will the project adversely impact any site or structure of historic,pre-historic,or paleontological importance or any site designated a local landmark or in a landmark ❑ district? 10. Will the project have an effect on existing or future recreational opportunities? ❑ 11. Will the project result in traffic problems or cause a major effect to existing ❑ transportation systems? 12. Will the project cause objectionable odors, noise, glare,vibration, or electrical disturbance as a result of the project's operation during construction or after ❑ completion? 13. Will the project have any impact on public health or safety? ❑ 14. Will the project affect the existing community by directly causing a growth in permanent populations of more than 5 percent over a one-year period OR have a ❑ negative effect on the character of the community or neighborhood? 15. Is there public controversy concerning the project? ❑ If any question has been answered YES,a completed Full Environmental Assessment Form(FEAF) is necessary. PREPARER'S SIGNATURE: DATE: 2/19/15 PREPARER'S TITLE: Senior Plann r REPRESENTING: City of Ithaca Collegetown Parking Overlay Zone (CPOZ) & Affected Properties J F- Q z L r O o E BUFFALO T N J a w J U E SENECA S1 D In w O O O J p Legend CPOZ Boundary Properties Subject to y CPOZ Requirements GO Collegetown Area Form Districts (P East Hill Historic District N� i ?7 A N 0 375 750 1,500 Feet o4�TR�ca NY State Plane,Central GRS 80 Datum A i , Map Source:Tompkins County Digital Planimetric Map 1991-2012 E Data Source:City of Ithaca GIS Planning 2013 1:5,926 Map Prepared by:Department of Planning,City of Ithaca, NY, February 4,2015 Tompknsts Coinnty DEPARTMENT OF PLANNING 121 East Court Street Ithaca, New York 14850 Edward C.Marx,AICP Telephone(607) 274-5560 Commissioner of Planning Fax (607) 274-5578 March 6,2015 Megan Wilson, Senior Planner Department of Planning and Development City of Ithaca 108 East Green Street Ithaca,NY 14850 Re: Review Pursuant to §239-1 and-m of the New York State General Municipal Law Action: Proposal to Repeal the Collegetown Parking Overlay Zone(COPZ) Dear Ms. Wilson: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239-1 and-m of the New York State General Municipal Law.The Department has reviewed the proposal,as submitted, and has determined that it has no negative inter- community,or county-wide impacts. Please inform us of your decision so that we can make it a part of the record. Sincerely, Edward C.Marx,AICP Commissioner of Planning Inclusion through Diversity CITY OF ITHACA ,y 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 �:° oho®oo ox DEPARTMENT OF PLANNING,BUILDING&ECONOMIC DEVELOPMENT Division of Planning&Economic Development /�c�9pORATE� % JOANN CORNISH,DIRECTOR OF PLANNING&ECONOMIC DEVELOPMENT PHYLLISA A. DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning&Development—607-274-6550 Community Development/IURA— 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: February 19, 2015 Re: Proposal to Amend the Industrial Zone The purpose of this memo is to provide information regarding a proposal to amend the City's Industrial Zone. This proposal was previously discussed at the February Planning and Economic Development meeting. At that meeting staff was directed to draft and circulate the ordinance for comments. At the request of the Committee an environmental review of this action has been completed, and the draft Short Environmental Assessment Form is enclosed. The proposed ordinance and environmental assessment have been circulated to the City Planning Board, the Conservation Advisory Council, the Board of Zoning Appeals, the Tompkins County Planning Department and various other City staff and departments. Enclosed are comments that have been received from the County, which states that this action is not expected to have inter-municipal or countywide impacts. Also enclosed for your consideration is a resolution establishing lead agency for this action and a resolution for environmental significance. If you have any concerns or questions regarding any of this information, feel free to contact me at 274-6410. Tompkins County DEPARTMENT OF PLANNING 121 East Court Street Ithaca, New York 14850 Edward C.Marx,AICP Telephone(607) 274-5560 Commissioner of Planning Fax (607) 274-5578 March 6, 2015 Jennifer Kusznir,Economic Development Planner Department of Planning and Development City of Ithaca 108 East Green Street Ithaca,NY 14850 Re: Review Pursuant to §239-1 and-m of the New York State General Municipal Law Action: Proposal to Amend Industrial Zone Dear Ms.Kusznir: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239 -1 and-m of the New York State General Municipal Law. The Department has reviewed the proposal, as submitted, and has determined that it has no negative inter- community, or county-wide impacts. Please inform us of your decision so that we can make it a part of the record. Sincerely, -� - C_ Edward C. Marx, AICP Commissioner of Planning Inc(usion through Diversity CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SERF) ��baPoedii%'� Proiect Information (to be completed by applicant or project sponsor) 1. Applicant/Sponsor: City of Ithaca 2. Project Name: Amendment to I-1 Zoning District 3. Project Location: I-1 Zoning District 4. Is Proposed Action: O New 0 Expansion 0 Modification/Alteration 5. Describe project briefly: Proposed amendment to I-1 zoning district to require non-industrial buildings to have a minimum of 2 stories. 6. Precise Location (road intersections, prominent landmarks, etc., or provide map): I-1 Zoning District 7. Amount of Land Affected: Initially: Acres Ultimately: , Acres 8. Will proposed action comply with existing zoning or other existing land use restrictions? O Yes 0 No If no, describe briefly: Action is a rezoning 9. What is present land use in vicinity of project: ❑ Residential Q Industrial O Agricultural ❑ Parkland/Open Space 0 Commercial 0 Other Describe: 10. Does action involve a permit/approval or funding, now or ultimately, from governmental agency(federal/state/local): Q Yes O No If yes, list agency name and permit/approval type: Common Council Adoption 11. Does any aspect of the action have a currently valid permit or approval? O Yes Q No If yes, list agency name and permit/approval type: 12. As a result of proposed action, will existing permit/approval require modification? O Yes 0 No I certify the information provided above is true to the best of my knowledge. PREPARER'S SIGNATURE: I I - - - DATE: 2/23/15 PREPARER'S TITLE: Senior Planner REPRESENTING: City of Ithaca SHORT ENVIRONMENTAL ASSESSMENT FORM Part II To Be Completed By Staff In order to answer the questions in this Short Environmental Assessment Form(SEAF),the preparer is to use currently available information concerning the project and the likely impacts of the action. Yes No 1. Will project result in a large physical change to the project site or physically alter ❑ X more than one acre of land? 2. Will there be a change to any unique or unusual land form found on the site or to any ❑ X site designated a unique natural area or critical environmental area by a local or state agency? 3. Will the project alter or have any effect on an existing waterway? ❑ X 4. Will the project have an impact on groundwater quality? ❑ X 5. Will the project affect drainage flow on adjacent sites? ❑ X 6. Will the project affect any threatened or endangered plant or animal species? ❑ X 7. Will the project result in an adverse effect on air quality? ❑ X 8. Will the project have an effect on visual character of the community or scenic views ❑ X or vistas known to be important to the community: 9. Will the project adversely impact any site or structure of historic,pre-historic, or ❑ X paleontological importance or any site designated a local landmark or in a landmark district? 10. Will the project have an effect on existing or future recreational opportunities? ❑ X 11. Will the project result in traffic problems or cause a major effect to existing ❑ X transportation systems? 12. Will the project cause objectionable odors,noise, glare,vibration, or electrical ❑ X disturbance as a result of the project's operation during construction or after completion? 13. Will the project have any impact on public health or safety? ❑ X 14. Will the project affect the existing community by directly causing a growth in ❑ X permanent populations of more than 5 percent over a one-year period OR have a negative effect on the character of the community or neighborhood? 15. Is there public controversy concerning theproject? ❑ X If any question has been answered YES, a completed Full Environmental Assessment Form(FEAF) is necessary. PREPARER'S SIGNATURE: - DATE: 2/23/15 PREPARER'S TITLE: _Senior Planner REPRESENTING: City of Ithaca Draft Resolution 3/4/15 An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325, Entitled "Zoning" to Amend the Industrial (I-1) Zoning District in Order to Require a Minimum of two Stories for New Non-Industrial Construction — Declaration of Lead Agency WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS, State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS, the proposed zoning amendment is an "Unlisted" Action pursuant to the City Environmental Quality Review (CEQR) Ordinance, which requires environmental review under CEQR; now, therefore, be it RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead agency for the environmental review of the proposal to amend the I-1 zoning district in order to require a minimum of two stories for new non-industrial construction. j:\groups\planning and econ dev committee\2015 planning and economic development\03 march\5d4 - 2015-i-1-lead agency. 03-04 .docx Draft Resolution 3/4/15 An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325, Entitled "Zoning" to Amend the Industrial (I-1) Zoning District in Order to Require a Minimum of two Stories for New Non-Industrial Construction Declaration of Environmental Significance 1 . WHEREAS, The Common Council is considering to amend the I-1 zoning district in order to require new non- industrial construction to have a minimum of two stories, and 2 . WHEREAS, the appropriate environmental review has been conducted, including the preparation of a Short Environmental Assessment Form (SERF) , dated February 23, 2015, and 3 . WHEREAS, the proposed action is a "Unlisted" Action under the City Environmental Quality Review Ordinance, and 4 . WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the SEAF prepared by planning staff; now, therefore, be it 1 . RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth on the Short Environmental Assessment Form, dated February 23, 2015, and be it further 2 . RESOLVED, that this Common Council, as lead agency in this matter, hereby determines that the proposed action at issue will not have a significant effect on the environment, and that further environmental review is unnecessary, and be it further 3 . RESOLVED, that this resolution constitutes notice of this negative declaration and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk' s Office, and forward the same to any other parties as required by law. T]ORDINANCE NO. iJRAF An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325, Entitled "Zoning" to Amend the Industrial (I-1) Zoning District in Order to Require a Minimum of two Stories for New Non—Industrial Construction 1. WHEREAS, the Official City of Ithaca Zoning Map currently has five locations that are designated as Industrially zoned districts (1-1); Cherry Street, Carpenter Business Park, the former Emerson site, the former Ithaca Gun site, and a triangular piece of land wedged between the north side of Willow Avenue and the west side of Route 13 North,and 2. WHEREAS,the area restrictions in the I-1 zoning district were originally established in order to allow for industrial uses,which may include large one story buildings that can accommodate storage and machinery and therefore has no minimum story requirement,and 3. WHEREAS, in order to allow for a mix of compatible uses, the Industrial zone allows for all permitted uses within the City's zoning ordinance,with the exception of residential uses,and 4. WHEREAS, given the limited amount of developable industrial space within the City, one-story development is only appropriate for industrial uses and all other uses should be multi story development, therefore BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca as follows : Section 1. Chapter 325, Section 325-3, entitled "Definitions and Word Usage, " be amended to add the following definition: Industrial Uses Any use having to do with the business of manufacturing products, including, warehousing, wholesaling, lumberyards, storage and handling of bulk goods (not including rubbish as defined in § 196. 1) Section 2. Chapter 325, Section 325-16, entitled "Height regulations, " be amended to add a new section "H" to read as follows: H. Notwithstanding anything to the contrary contained herein, in the I-1 district, no new construction of a primary non-industrial use building shall be erected that is less than two stories. When an addition or series of additions to a non-industrial primary use building existing as of the date of this ordinance is constructed, that part of the addition or additions in excess of 500 of the building area of the existing building shall also not be less than two stories. Page 1 3/10/2015 Section 3. The City Planning and Development Board, the City Clerk and the Planning Department shall amend the zoning map and the district regulations chart in accordance with the amendments made herewith. Section 4 . Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. Page 2 3/10/2015 CITY OF ITHACA rtiro 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING,BUILDING&ECONOMIC DEVELOPMENT Division of Planning&Economic Development JOANN CORNISH,DIRECTOR OF PLANNING&ECONOMIC DEVELOPMENT PHYLLISA A. DeSARNO,DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning&Development—607-274-6550 Community Development/IURA— 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: March 4, 2015 RE: Proposal to Amend the Former Ithaca Gun Factory Site The purpose of this memo is to provide information regarding a proposal to amend the zoning designation of the former Ithaca Gun Factory site. This proposal was previously discussed at the February Planning and Economic Development meeting. At that meeting staff was directed to draft and circulate the ordinance for comments. At the request of the Committee an environmental review of this action has been completed, and the draft Full Environmental Assessment Form is enclosed. The proposed ordinance and environmental assessment have been circulated to the City Planning Board, the Conservation Advisory Council, the Board of Zoning Appeals, the Tompkins County Planning Department and various other City staff and departments. Enclosed are comments that have been received from the County, which states that this action is not expected to have inter-municipal or countywide impacts. To date no additional comments have been received regarding this proposal. Also enclosed for your consideration is a resolution establishing lead agency for this action and a resolution for environmental significance. If you have any concerns or questions regarding any of this information, feel free to contact me at 274-6410. Tompkins County DEPARTMENT OF PLANNING 121 East Court Street Ithaca,New York 14850 Edward C.Marx,AICP Telephone(607)274-5560 Commissioner of Planning Fax(607)274-5578 March 6, 2015 Jennifer Kusznir,Economic Development Planner Department of Planning and Development City of Ithaca 108 East Green Street Ithaca,NY 14850 Re: Review Pursuant to §239-1 and-m of the New York State General Municipal Law Action: Proposal to Amend the Former Ithaca Gun Factory Site Zoning Dear Ms.Kusznir: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239-1 and-m of the New York State General Municipal Law. The Department has reviewed the proposal,as submitted, and has determined that it has no negative inter- community, or county-wide impacts. Please inform us of your decision so that we can make it a part of the record. Sincerely, Edward C.Marx,AICP Commissioner of Planning Inclusion through Diversity �XT z ,/y,_ CITY OF ITHACA "�PPAAiIEBt FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) Purpose: The Full Environmental Assessment Form(FEAF) is designed to help applicants and agencies determine, in an orderly manner,whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequently there are aspects of a proposed action that are subjective or immeasurable. It is also understood that those who determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns affecting the question of significance. The FEAF is intended to provide a method whereby applicants and agencies can be assured that the determination process has been orderly,comprehensive in nature,yet flexible enough to allow introduction of information to fit a project or action. FEAF Components: Part 1: Provide objective data and information about a given action and its site. By identifying basic project data,it assists in a review of the analysis that takes place in Parts 2 and 3. Part 2: Focus on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form also identifies whether an impact can be mitigated or reduced. Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is actually important. THIS AREA IS FOR LEAD AGENCY USE ONLY DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS Identify the Portions of FEAF completed for this action: ® Part 1 ® Part 2 ® Part 3 Upon review of the information recorded on this FEAF(Parts,2,and 3,if appropriate),and any other supporting information,and considering both the magnitude and importance of each impact,it is reasonably determined by the Lead Agency that: ®A. The Proposed Action will not result in any large and important impact(s)an is one that will not have a significant impact on the environment;therefore,A NEGATIVE DECLARATION WILL BE PREPARED. ❑B. Although the proposed action could have a significant impact on the environment,there will not be a significant effect for this Unlisted Action because the mitigation measures described in PART 3 have been required;therefore,A CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED.* ❑ C. The proposed action may result in one or more large and important impacts that may have a significant impact on the environment;therefore,A POSITIVE DECLARATION WILL BE PREPARED. *a Conditioned Negative Declaration is only valid for Unlisted Actions Name of Action: Proposed Amendments to R-U Zoning District Name of Lead Agency: City of Ithaca Name & Title of Responsible Officer in Lead Agency: Mayor Svante Mc Signature of Responsible Officer in Lead Agency: Name & Title of Preparer: Jennifer Kusznir, Economic Development Planner Signature of Preparer: Date: 2/23/15 FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) PART 1—PROJECT INFORMATION NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered as part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the Full Environmental Assessment Form (FEAF) will be dependent on information currently available and will not involve new studies, research, or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. �ame of Action: Rezoning of site of former Ithaca Gun Factory from I-1 to R-3a and P-1 Location of Action: City of Ithaca rame of Applicant/Sponsor: City of Ithaca lAddress: 108 E. Green St. City/Town/Village: Ithaca State: NY ZIP: 14850 Business Phone: 607-274-6550 rame of Owner(if different): lAddress: City/Town/Village: State: ZIP: Business Phone: Description of Action: Rezoning of site of former Ithaca Gun Factory from I-1 to the R-3a for the following tax parcels: 12.7-4, 28:3-5, IL-3-1.23, and 11.-3-1.22 and a rezoning from I-1 to P-1 for a portion of parcel IL-3-1.21, so that the entire parcel will now be zoned I-1. z Please complete each question— indicate N/A, if not applicable: A. SITE DESCRIPTION Physical setting of overall project, both developed and undeveloped areas. 1. Present Land Use: ❑ Urban 0 Industrial ❑ Commercial ❑ Public ❑ Forest ❑ Agricultural ❑ Other: 2. Total area of project area: —4.5 acres (Chosen units apply to following section also.) 771 Approximate Area (Units in question 2 apply to this section.) Currently After Completion i 2a. Meadow or Brushland(non-agricultural) -71 2b. Forested 2c. Agricultural 2d. Wetland [as per Articles 24 of Environmental Conservation Law(ECL)l IF 2e. Water Surface Area 2f. Public 2 . Water Surface Area 2h. Unve etated rock, earth or fill) 2i. Roads, buildings, and other paved surfaces 4.5 4.5 2'. Other(indicate e) 3a. What is predominant soil type(s) on project site (e.g., HdB, silty loam, etc.): Hamlin-Teel 3b. Soil Drainage N/A ❑Well-Drained % of Site ❑Moderately Well-Drained % of Site ❑Poorly Drained % of Site 4a. Are there bedrock outcroppings on project site? ❑Yes ❑No ®N/A 4b. What is depth of bedrock? N/A feet 4c. What is depth to the water table?N/A (feet) 5. Approximate percentage of proposed project site A with slopes: 6a. Is project substantially contiguous to, or does it ❑ Yes ® No ❑N/A contain a building, site or district, listed on or eligible for the National or State Register of Historic Places? 6b. Or designated a local landmark or in a local ❑ Yes ® No ❑ N/A landmark district? 7. Do hunting or fishing opportunities presently El Yes ®No ❑N/A If yes, identify each species: exist in the project area? 3 A. SITE DESCRIPTION (cont.) 8. Does project site contain any species of plant or ❑Yes ❑ No ®N/A animal life that is identified as threatened or endangered? Identify each Species: Site is located in unique natural area 134(UNA 134). UNA 134 has been identified as aving at least one rare or endangered plant species. owever, the proposed zoning amendment is not r expected to have any impact on plants. 9. Are there any unique or unusual landforms on the Yes ❑ No ❑ N/A project site? (i.e., cliffs, other geological Describe: Cliffs formations) 10. Is the project site presently used by the community or neighborhood as an open space or El Yes ®No El N/A If yes, explain: Site is not used for recreational recreation area? purposes, but is adjacent to Ithaca Falls 11. Does the present site offer or include scenic views ®Yes ❑No ❑N/A known to be important to the community? Describe: Views of Ithaca Falls 12. Is project within/contiguous to a site designated a ®Yes ❑ No ❑ N/A Unique Natural Area(UNA) or critical Describe: Site being rezoned falls within Fall Creek environmental area by a local/state agency? Gorge and Ithaca Falls Unique Natural Area 134. 13. Streams within or contiguous to project area: Fa. Names of stream or name of river to which it isutary: Fall Creek 14. Lakes,ponds, wetland areas within or contiguous a. Name: NA to project area: NA Size (in acres): 15. Has the site been used for land disposal of solid ❑Yes ®No ❑N/A or hazardous wastes? Describe: The site was not used as a disposal site, however, there was contamination from the former Ithaca Gun factory. 16. Is the site served by existing public utilities? ❑Yes ❑No ®N/A a. If Yes, does sufficient capacity exist to allow connection? ❑Yes ❑No ®N/A b. If Yes, will improvements be necessary to ❑Yes ❑No ®N/A allow connection? B. PROJECT DESCRIPTION 1. Physical dimensions and scale of project fill in dimensions as appropriate) la. Total contiguous area owned by project sponsor in acres: 4.5 acres lb.Project acreage developed: 50 acres initially 4.5 acres ultimately lc. Project acreage to remain undeveloped: N/A ld.Length of project in miles: if appropriate) N/A or feet: N/A le. If project is an expansion, indicate percent of change proposed: N/A 1L Number of off-street parking spaces existing: N/A proposed: N/A 1g.Maximum vehicular trips generated(upon completion of project)per day: N/A and per hour: N/A 4 B. PROJECT DESCRIPTION (cont.) 1h.Height of tallest proposed structure: feet. N/A 1'. Linear feet of frontage along a public street or thoroughfare that the project will occupy?N/A 2. Specify what type of natural material (i.e.,rock, earth, etc.) and how much will be removed from the site: N/A or added to the site: N/A 3. Specify what type of vegetation(trees, shrubs, ground cover) and how much will be removed from the site: acres: N/A type of vegetation: N/A 4. Will any mature trees or other locally important vegetation be removed by this project? N/A 5. Are there any plans for re-vegetation to replace that removed during construction?N/A 6. If sin le phase project, anticipated period of construction N/A months (including demolition 7. If multi- hased project, anticipated period of construction N/A months (including demolition 7a. Total number of phases anticipated: N/A 7b.Anticipated date of commencement for first phase N/A month ear(including demolition 7c. Approximate completion date of final phase N/A month year. 7d.Is phase one financially dependent on subsequentphases? ❑Yes ❑No ® N/A 8. Will blasting occur during construction? ❑Yes ❑No ®N/A; if yes, explain: 9. Number of jobsgenerated: during construction 0 after project is completed 0 10.Number of jobs eliminated by this project 0 Explain: 11.Will project require relocation of any projects or facilities? ❑Yes ® No ❑N/A; if yes, explain: 12a. Is surface or subsurface liquid waste disposal involved? ❑Yes ®No ❑N/A; if yes, ex lain: 12b. If#12a is yes, indicate type of waste (sewage, industrial, etc): N/A 12c. If surface disposal, where specifically will effluent be discharged?N/A 13.Will surface area of existing lakes,ponds, streams, or other surface waterways be increased or decreased by proposal?❑Yes ®No ❑N/A; if yes, explain: 14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100 year fl plain? ❑Yes ❑No ®N/A 14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, Silver Creek? (Circle all that apply) 14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as described in Article 24 Of the ECL? ❑Yes ®No ❑N/A 14d. If#14a, b or c is yes, explain: N/A 115a. Does project involve disposal or solid waste? ❑Yes ®No ❑N/A 115b. If#15a is yes,will an existing solid waste disposal facility be used? ❑Yes ❑No O N/A 15c. If#15b is yes, give name of disposal facility: N/A and its location: 5 B. PROJECT DESCRIPTION (cont.) 15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill? ❑Yes ❑No ®N/A; if yes, explain: 115e. Will any solid waste be disposed of on site? ❑Yes ❑No ®N/A; if yes, explain: 16. Will project use herbicides orpesticides? ❑Yes ❑No ®N/A; if yes, specify: 17. Will project affect a building or site listed on or eligible for the National or State Register of Historic Places or a local landmark or in a landmark district? ❑ Yes ® No ❑N/A; if yes, explain: 18. Will project produce odors? ❑Yes ❑No ®N/A; if yes, explain: 19. Will project product operating noise exceed the local ambient noise level during construction? ❑Yes ❑No ®N/A; After construction? ❑Yes ❑No ®N/A 20. Will project result in an increase of energy use? ❑Yes ❑No ®N/A; if yes, indicate e s N/A 1. Total anticipated water usage per day: gals/day N/A Source of water C. ZONING & PLANNING INFORMATION 1. Does the proposed action involve a planning or zoning decision? ®Yes ❑No ❑N/A; if yes, indicate the decision required: ®Zoning Amendment ❑Zoning Variance ❑New/revision of master plan ❑ Subdivision ❑ Site Plan ❑ Special Use Permit ❑Resource Management Plan ❑ Other: 2. What is the current zoning classification of site? I-1 3. If the site is developed as permitted by the present zoning,what is the maximum potential development? Under current I-1 zoning, maximum building size would be 40-feet in height and 50% lot coverage. 4. Is proposed use consistent with present zoning? ❑Yes ®No ❑N/A 5. If#4 is no, indicate desired zoning: R-3a 6. If the site is developed by the proposed zoning, what is the maximum potential development of the site? The R-3a zoning district would allow for 4 stories and 35% lot coverage 7. Is the proposed action consistent with the recommended uses in adopted local land-use plans? ® Yes ❑ No ❑N/A; If no, explain: The City currently in the process of amending its Comprehensive plan. In the draft plan this area has been identified as medium density residential neighborhood, which is consistent with the proposed changes. 8. What is the dominant land use and zoning classification within a 1/4-mile radius of the project? (e.g., R-la or R-lb) I-1,P-1, R-2a,R-2b,R-3a, R-3b, and R-U 6 C. ZONING & PLANNING INFORMATION (cont.) 9. Is the proposed action compatible with adjacent land uses? ® Yes ❑No ❑N/A Explain: 10a. If the proposed action is the subdivision of land,how many lots are proposed? N/A 10b. What is the minimum lot size proposed? Minimum allowable lot size is as follows: 1. One-family detached or semi- detached dwlg. or 2-family dwlg.:5,000. 2. One-family attached dwlg.,new const.:6,000 for first 1-3 units+750 ea. add'l.unit+500 per room let for profit. 3. Multiple dwlg.,new const.: 6,000 for 1st 1-3 units+750 for ea. add'l.unit+500 per room let for profit. 4. One-family attached dwlg., conversion: 7,000 for Ist 1-3 units +750 for ea. add'l. unit+500 per room let for profit. 5. Multiple dwlg., conversion: 7,000 for 1st 1-3 units+750 for ea. add'1. unit+500 per room let for profit. 6. Fraternity, sorority or group house: 25,000. 7. Other Uses: 6,000. 11. Will the proposed action create a demand for any community-provided services? (recreation, education, police, fire protection, etc.)? ❑Yes ®No ❑N/A Explain: If yes, is existing capacity sufficient to handle projected demand? ❑Yes ❑No ®N/A Explain: N/A 12. Will the proposed action result in the generation of traffic significantly above present levels? ❑Yes ®No ❑N/A If yes, is the existing road network adequate to handle the additional traffic? ❑Yes ®No ❑N/A Explain: A APPROVALS 11. Approvals: Common Council Adoption 2a. Is any Federal permit required? ❑Yes ®No ❑N/A; Specify: b. Does project involve State or Federal funding or financing? ❑Yes ®No ❑N/A; If Yes, Specify: 2c. Local and Regional approvals: Type of Submittal Approval Agency Yes or No Approval Re uired Date Date Common Council Yes Adoption Board of Zoning Appeals BZA No Planning &Development Board No Ithaca Landmarks Preservation No Commission ILPC Board of Public Works (BPW) No Fire Department No Police Department No Building Commissioner No Ithaca Urban Renewal Agency No (NRA) E. INFORMATIONAL DETAILS Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts associated with your proposal,please discuss such impacts and the measures which you propose to mitigate or avoid them. F. VERIFICATION I certify the information provided above is true to the best of my knowledge. Applicant/Sponsor Name: City of Ithaca(Jennifer Kusznir) Signature: = ; Title: Economic Development Planner 8 City of Ithaca Full Environmental Assessment Form (FEAF) PART 2 - PROJECT IMPACTS & THEIR MAGNITUDES IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project Small to Potential Can Impact be site? ❑Yes ®No Moderate Large Reduced by Impact Im act Pro'ect Change? Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of length), or where the general slope in the project exceeds ❑Yes ❑No 10%. Construction on land where the depth to the water table is less than ❑Yes ❑No 3 feet. Construction of parking facility/area for 50 or more vehicles. ❑Yes ❑No Construction on land where bedrock is exposed or generally within ❑Yes ❑No 3 feet of existing round surface. Construction that will continue for more than 1 year or involve ❑Yes ❑7No more than one phase or stage. Evacuation for mining purposes that would remove more than 0 ❑Yes ❑7No] 1,000 tons of natural material i.e., rock or soilper year. Construction of any new sanitary landfill. ❑Yes ❑No Construction in a designated floodwa . 70 ❑Yes ❑No Other impacts: existingdevelopment is in the 500 year flood lain El Yes ElNo 2. Will there be an effect on any unique landforms found on the site? Small to Potential Can Impact El Reduced by be Large (i.e., cliffs, gorges, geological formations, etc.) Yes ®No Impact Im act Project Chan e? Specific land forms: 11 F7-71 ❑Yes ❑No IMPACT ON WATER 3. Will project affect any water body designated as protected? (Under Small to Potential Can Impact be article 15 or 24 of the Environmental Conservation Law,E.C.L.)❑Yes ®No Moderate Large Reduced by Im act Im act Project Chan e? Developable area of site contains a protected water body ❑Yes ❑No Dredging more than 100 cubic yards of material from channel of a LEI Yes ❑No protected stream. Extension of utility distribution facilities through a protected water 0 ElYes ❑No body. Construction in a designated freshwater wetland. I [-]Yes ❑No Other impacts: ❑Yes ❑No 9 IMPACT ON WATER(cont.) 4. Will project affect any non-protected existing or new body of Small to potential Can Impact be water? ❑Yes ®No Moderate Large Impact Reduced by Impact Project Chan e? A 10% increase or decrease in the surface area of any body of ❑Yes 7[_ water or more than a 10,000 sq. ft. of surface area. Construction, alteration, or conversion of a body of water that ❑Yes ❑No exceeds 10,000 sq. ft. of surface area. Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, ❑Yes ❑No Cayuga Lake or the Cayuga Inlet? Other impacts: L ❑Yes ❑No Small to Potential Can Impac7by 5. Will project affect surface or groundwater quality? El Yes ®No Moderate Large Impact Reduced Impact Project Chan e? Project will require a discharge permit. ❑Yes ❑No Project requires use of a source of water that does not have ❑Yes ❑No approval to serve proposed project. Construction or operation causing any contamination of a public ❑Yes ❑No water supply system. Project will adversely affect groundwater. ❑Yes ❑No Liquid effluent will be conveyed off the site to facilities which ❑Yes ❑No presently do not exist or have inadequate capacity. Project requiring a facility that would use water in excess of ❑Yes ❑No 20,000 gallons per day or 500 gallons per minute. Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious ❑Yes ❑No visual contrast to natural conditions. Proposed Action will require the storage of petroleum or chemical ❑Yes ❑7No products greater than 1,100 gallons. Other impacts: ❑Yes ❑No 6. Will project alter drainage flow, drainage patterns or surface Small to potential Can Impact be water runoff? Moderate Reduced by El Yes ®No Im act Large Impact project Change? Project would impede floodwater flows. 711 ❑Yes ❑No Project is likely to cause substantial erosion. 711 ❑Yes ❑No Project is incompatible with existing drainage pattems. 711 ❑Yes ❑No Other impacts: ❑Yes ❑No MPACT ON AIR Small to Moderate Potential Large Can Impact be 7. Will project affect air quality? ❑Yes ®No Impact Impact Reduced by Project Change? Project will induce 500 or more vehicle trips in any 87 ❑Yes ❑No 11 MPACT ON AIR hour period per day. F-7 71 Project will result in the incineration of more than 2.5 ❑Yes ❑No tons of refuse per 24-hour day. 7lbspe emission rate of all contaminants will exceed 5 hour or a heat source producing more than 10 ❑Yes ❑No BTUs per hour. Other impacts: ❑Yes ❑No MPACTS ON PLANTS & ANIMALS 8. Will project affect any threatened or endangered Small to Moderate Potential Large Can Impact be species? ❑Yes ®No Impact Impact Reduced by Project Chan e? Reduction of any species listed on the New York or FEI Yes ❑No Federal list, using the site, found over, on, or near site. Removal of any portion of a critical or significant ❑Yes ❑No wildlife habitat. Application of pesticide or herbicide more than twice a ❑Yes ❑No year other than for agricultural purposes. Other impacts: ❑Yes ❑No 9. Will proposed action substantially affect non- Small to Moderate Potential Large Can Impact be threatened or non-endangered species? ❑ Reduced by Yes ®No Impact Impact Project Chan e? Proposed action would substantially interfere with any ❑Yes ❑No resident or migratory fish or wildlife species. Proposed action requires the removal or more than 1/2 acre of mature woods or other locally important ❑ Yes ❑No vegetation Other impacts: ❑Yes ❑No MPACT ON AESTHETIC RESOURCES 10. Will the proposed action affect views, vistas or the Small to potential Large Can Impact be visual character of the neighborhood or community? Moderate Impact Reduced by Projec ❑Yes ®No Impact Change? Proposed land uses, or proposed action components obviously different from or in sharp contrast to current ❑ Yes ❑No surrounding land use patterns,whether man-made or natural. Proposed land use, or proposed action components visible to users of aesthetic resources which will ❑Yes ❑No eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Proposed action will result in the elimination or major screening of scenic views known to be important to the ❑Yes ❑No area. IMPACT ON AESTHETIC RESOURCES Other impacts: ❑Yes ❑No IMPACT ON HISTORIC & ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of Small to Can Impact be historic, prehistoric or paleontological importance? Moderate Potential Large Reduced by ElYes ®No Impact Impact Project Change? Proposed action occurring wholly or partially within o contiguous to any facility or site listed on or eligible ❑ Yes ❑No for the National or State Register of Historic Places. Any impact to an archaeological site or fossil bed ❑Yes ❑No located within the project site. Proposed action occurring wholly or partially within o contiguous to any site designated as a local landmark ❑Yes ❑No or in a landmark district. Other impacts: ❑Yes ❑No IMPACT ON OPEN SPACE &RECREATION 12. Will the proposed action affect the quantity or Small to Can Impact be quality of existing or future open spaces or Moderate Potential Large Impact Reduced by recreational opportunities? ❑Yes ®No Impact Project Change? The permanent foreclosure of a future recreational 0 ortuni . ILE]Yes ❑No A major reduction of an open space important to the ❑Yes ❑No community. Other impacts: ❑Yes ❑No IMPACT ON UNIQUE NATURAL AREAS & CRITICAL ENVIRONMENTAL AREAS 13. Will the 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 a reduction in the quality of the resource ❑Yes ❑No Proposed Action will impact the use, function or enjoyment of the resource ❑Yes ❑No Other impacts: ❑Yes ❑No IMPACT ON TRANSPORTATION 14. Will there be an effect to existing Small to Can Impact be Moderate Potential Large Impact educed by Project transportation systems? ❑Yes ®No Impact Change? Alteration of present patterns of movement of people and/or goods. ❑Yes El No Proposed action will result in major traffic problems. ❑Yes El Other impacts: F IL-[:]Yes ❑No IMPACT ON ENERGY 12 15. Will proposed action affect the community's Small to Can Impact be sources of fuel or energy supply?1 ? ElYes ®No Moderate Potential Large Impact Reduced by Impact Project Change? Proposed action causing greater than 5% increase in any form of energy used in ❑Yes ❑No municipality. Proposed action requiring the creation or extension of an energy transmission or supply system to serve more than 50 single or two El Yes El No family residences. Other impacts: A IL❑Yes ❑No IMPACT ON NOISE & ODORS 16. Will there be objectionable odors,noise, Small to glare, vibration or electrical disturbance during Potential Large Can Impact be Reduced construction of or after completion of this Moderate Impact Impact by Project Change? proposed action? ElYes ®No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? El Yes ❑No Odors will occur routinely(more than one hour per day) J I ❑Yes ❑No 13 IMPACT ON NOISE & ODORS (cont.) Proposed action will produce operating noise exceeding the local ambient noise levels for ❑Yes ❑No noise outside of structure. Proposed action will remove natural barriers I that would act as a noise screen. El Yes El No Other impacts: ❑Yes ❑No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Small to potential Can Impact be Reduced by de El Yes rate Yes ®No Large Impact Project Change? Im act Proposed action will cause a risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset ❑Yes ❑No conditions, or there will be a chronic low-level discharge or emission. Proposed action may result in the burial of"hazardous wastes" in any form(i.e., toxic,poisonous, highly ❑Yes ❑No reactive, radioactive, irritating, infectious, etc.) Proposed action may result in the excavation or other disturbance within 2,000 feet of a site used for the ❑Yes ❑No disposal of solid or hazardous wastes. Proposed action will result in the handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, ❑Yes ❑No radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid or containgases.) Storage facilities for 50,000 or more gallons of any liquid ❑Yes ❑No fuel. Use of any chemical for de-icing, soil stabilization or the control of vegetation, insects or animal life on the ❑ Yes ❑ No premises of any residential, commercial or industrial property in excess of 30,000 square feet. Other impacts: 1L=1 ❑Yes ❑No IMPACT GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character Small to Potential Large Can Impact be Reduced by of the existing community? ❑Yes ®No Moderate Impart Impartil Impact Project Change? The population of the City in which the proposed action is located is likely to grow by more than 5% of resident human El Yes El No population. 14 IMPACT GROWTH& CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) The municipal budgets for capital expenditures or operating services will increase by more than 5%per year as a El Yes El No result of this 2roposed action. Proposed action will conflict with officially ❑Yes ❑No adopted plans orgoals: Proposed action will cause a change in the density of land use. ❑Yes El No ILThe proposed action will replace or eliminate existing facilities, structures, or ❑Yes ❑No areas of historic importance to the community. Development will create a demand for additional community services (e.g. schools, ❑Yes ❑No police, and fire, etc. Proposed action will set an important precedent for future actions. ❑Yes El No Proposed action will relocate 15 or more employees in one or more businesses. El Yes El No Other impacts: ❑Yes ❑No 19. Is there public controversy concerning the Small to potential Large Can Impact be Reduced by proposed action? ®Yes El No No Impact Impact Project Change? Either government or citizens of adjacent communities have expressed opposition or rejected the proposed action or have not El Yes El No been contacted. Objections to the proposed action from within the community. ®Jr El Yes El No — 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. — 15 City of Ithaca Full Environmental Assessment Form (FEAF)—Part III February 23, 2015 PROPOSED ACTION The proposed action is to amend the zoning designation of the former Ithaca Gun Factory site. The former Ithaca Gun Factory site is located adjacent to Ithaca Falls and within a residential neighborhood, as illustrated on the enclosed map. The site is zoned for industrial uses, which was established when the site was an active gun factory. The factory has long been closed and the site has remained vacant for many years. The current zoning has become inconsistent with the surrounding uses. Given its location, it is not likely the site will ever again be used for industrial purposes. In the draft City Comprehensive Plan, it has been recommended the appropriate future land use of this site should be medium-density residential. In accordance with the draft Comprehensive Plan, staff proposes to rezone this site to R-3a. This would allow for multi-unit residential development, which is consistent with both the development plans and the surrounding area. This amendment is expected to result in a reduction of potential environmental impacts. If developed under the current zoning, there would be the potential for greater impacts to the surrounding neighborhood. 16 Draft Resolution 3/4/15 An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled "Zoning," in order to Rezone Portions of the I-1 Zoning District to R-3a and P-1- Declaration of Lead Agency WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS, State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS, the proposed zoning amendment is an "TYPE I" Action pursuant to the City Environmental Quality Review (CEQR) Ordinance, which requires environmental review under CEQR; now, therefore, be it RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead agency for the environmental review of the proposal to rezone portions of the I-1 zoning district to R- 3a and P-1 . j:\groups\planning and econ dev committee\2015 planning and economic development\03 march\5e4 - 2015-gun hilllead agency. 03-04 .doc Draft Resolution 3/4/15 An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled "Zoning, " in order to Rezone Portions of the I-1 Zoning District to R-3a and P-1- Declaration of Environmental Significance 1 . WHEREAS, The Common Council is considering a proposal to rezone portions of the I-1 zoning district to R-3a and P-1, and 2 . WHEREAS, the appropriate environmental review has been conducted, including the preparation of a Full Environmental Assessment Form (FEAF) , dated February 23, 2015, and 3 . WHEREAS, the proposed action is a "TYPE I" Action under the City Environmental Quality Review Ordinance, and 4 . WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the FEAF prepared by planning staff; now, therefore, be it 1 . RESOLVED, That this Common Council, as lead agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth on the Full Environmental Assessment Form, dated February 23, 2015, and be it further 2 . RESOLVED, That this Common Council, as lead agency in this matter, hereby determines that the proposed action at issue will not have a significant effect on the environment, and that further environmental review is unnecessary, and be it further 3 . RESOLVED, That this resolution constitutes notice of this negative declaration and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk' s Office, and forward the same to any other parties as required by law. j:\groups\planning and econ dev committee\2015 planning and economic development\03 march\5e5 - 2015-gun hill-negdec.03-04.doc ORDINANCE NO. AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF ITHACA, CHAPTER 325, ENTITLED "ZONING" TO REZONE PORTIONS OF THE I-1 ZONING DISTRICT TO R-3a AND P-1 WHEREAS,the former Ithaca Gun site is located adjacent to Ithaca Falls and within a residential neighborhood, and WHEREAS,the site is currently zoned for industrial uses, which was established when the site was an active gun factory, and WHEREAS,the factory has long been closed and the site has remained vacant for many years, and WHEREAS, given its location, industrial uses could have large impacts to the existing adjacent residential development and are therefore not a desirable land use for this area, and WHEREAS, on November 5, 2003, the Common Council adopted the Gun Hill Area plan as an amendment to the City Comprehensive Plan, which stated that industrial uses are no longer appropriate for this location, and WHEREAS,the current draft City Comprehensive Plan determined that the appropriate future land use of this site is medium density residential, and WHEREAS, as a part of the environmental remediation of the Gun Hill site the City dedicated the southern portion of parcel I L-3-1.21, which is currently zoned I-1, as parkland,therefore BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325 (Zoning) of the Municipal Code of the City of Ithaca is hereby amended as follows : Section 1. Chapter 325, Section 325-5, of the Municipal Code of the City of Ithaca is hereby amended to change the zoning designation from I-1 to the R-3a designation for the following tax parcels : 12 . -7-4, 28 . -3-5, 11 . -3-1 .23, and 11 . -3-1 .22 . The boundaries of this amendment are shown on the map entitled "Proposed Rezoning of the Former Ithaca Gun Site-February 2015, " a copy of which shall be on file in the City Clerk' s office. Section 2 . , Chapter 325, Section 325-5, of the Municipal Code of the City of Ithaca is hereby amended to change the zoning designation from I-1 to P-1 for a portion of parcel ll .-3-1 . 21, so that the entire parcel will now be zoned I-1 . Section 3. Severability. If any section, subsection, sentence, clause, phrase or portion of this ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portions of this ordinance. Section 4 . Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. Rezoning of the Former Ithaca Gun Site- Proposed - - --- -- - � , Ithaca Falls ! ;- -2b R-2b +. .f Ear ! :. i� - `\ n�i� ��J1ef... ,•�'PY.'i. Former Ithaca Gun Site r _ _ .. R-2b Zoned I-1 R-2b ------------ �T` tMIJITVk R-2b T' ' N1 _. R-2a R- E] 0 2a nn r , R 2b P-1 R-3a Proposed Rezoning from 1-1 to P-1 prt c . :." `, n � f� I ;, �.,,,,,.- F �?` <.•, �: F R-U ❑ Proposed Rezoning from 1-1 to R-3a IFT — PRr \. � ! l m X r - tt.�� yy, , ; e � n f � - M ii NY State Plane,Central GRS 80 Datum Map Source:Tompkins County Digital Planimetric Map 1991-2013 Map Prepared by:GIS Planning,City of Ithaca,NY,4 February 2015. .P � CITY OF ITHACA p. 108 East Green Street—3rd Floor Ithaca,New York 14850-5690 DEPARTMENT OF PLANNING AND DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING&DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Tok-Al�q�� Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Common Council From: Lisa Nicholas, Senior Planner Date: March 5, 2015 Re: Council Concurrence that the Planning Board to be Lead Agency in Environmental Review for Site Plan Review Projects for which the Common Council is an Involved Agency The Planning and Development Board conducts environmental reviews for all projects being considered for site plan approval. In many cases, the City and State Environmental Quality Review regulations (SEAR) require coordinated environmental review— in which all agencies that have a role in funding or approving the project are considered "Involved Agencies", and must be notified of the project and concur (or not) within 30 days that the notifying agency may act as the Lead Agency. Involved agencies are given project information and environmental forms to guide their input to the Lead Agency and all comments from involved agencies are addressed during the review. In addition, involved agencies are provided all environmental determinations. From time to time the Board considers site plan review projects, such as the attached projects,for which Common Council is identified as an involved agency. It has been the practice of the Planning Board to seek Lead Agency concurrence for each individual project, and it has also been the practice of Council to grant such concurrence. Staff has found that it is often difficult to coordinate timelines so that Council can concur with the Planning Board's intent to act as Lead Agency within 30 days. To make the process more efficient, it is requested that Common Council consider consenting — in advance—that the Board act as Lead Agency in the environmental review of all site plan review projects for which Council is an involved agency. The Board has this arrangement with the Board of Zoning Appeals and is seeking it with the IURA. Please see the attached draft resolution for your consideration. Please note that taking this action does not affect the ability to deny concurrence should that be Council's desired course of action for any future project. Should you choose not to take this action now, I have also attached Lead Agency Concurrence Resolutions for the above referenced projects for your consideration. If you have any questions, please contact me at 274-6557. (1) March 11, 2015 Draft resolution: Common Council Concurrence that the Planning Board be Lead Agency in Environmental Review For Site Plan Review Projects for which the Common Council is an Involved Agency. WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS:State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: State Law also specifies that when an agency proposes to directly undertake, fund or approve a Type I Action or an Unlisted Action undergoing coordinated review with other involved agencies, it must notify them that a lead agency must be agreed upon within 30 calendar days of the date that the Environmental Assessment Form (EAF) or draft EIS was transmitted to them, and WHERAS: Projects submitted to the Planning Board for Site Plan Review and Approval, at times involve approvals or funding from Common Council, making Council an involved agency in environmental review, and WHEREAS: in order to avoid delays in establishing a Lead Agency and to make the environmental review process more efficient, it is desirous to have an agreement that the Planning Board will assume Lead Agency status for such projects, and WHEREAS: in accordance with the State Environmental Quality Review Law and the City of Ithaca Environmental Quality Review Ordinance, involved agencies are provided with project information and environmental forms for their review, as well as all environmental determinations, now be it RESOLVED: that Common Council does hereby consent to the Planning & Development Board acting as Lead Agency in environmental review for site plan review projects for which Common Council has been identified as an Involved Agency, and be it further RESOLVED: that such consent does not affect Common Council's ability to deny Lead Agency concurrence, should it so desire, for any future project. (2) March 11, 2015 Draft Resolution: Common Council Concurrence that the Planning and Development Board be Lead Agency in Environmental Review for the Proposed Mixed Use Project to be Located at 210 Hancock Street. WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS:State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for a mixed use project known as 210 Hancock Street by Ithaca Neighborhood Housing Services (INNS), applicant and owner, and WHEREAS: the applicant proposes to redevelop the entire 2.01 acre parcel currently containing the vacant former grocery store, a smaller commercial building and a 110-space parking lot. The applicant proposes to construct thirteen 2-story for sale townhomes and a 4-story, approximately 65,000 SF, mixed use building with approximately 50 apartments and three ground floor commercial spaces totaling approximately 10,000 SF. 70 parking spaces will be provided—approximately one third of which will be on the ground floor of the apartment building. The applicant also proposes to convert portions of Adams St and Lake Ave (both of which are public streets) into "living streets" by making them narrower, providing green areas and installing bike and pedestrian amenities. The project is in the B-2a Zoning District and will likely require subdivision in the future. The project will require the following approvals: a parking variance from the Board of Zoning Appeals (BZA), approval from the Board of Public Works (BPW) for improvements to property in the public way, approval for funding from the Ithaca Urban Renewal Agency (IURA) and approval from Common Council, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(2),(k), and (n) and the State Environmental Quality Review Act, §617.4 (9), and is subject to environmental review, and WHEREAS: the BZA, BPW, IURA and Common Council have all been identified as potentially involved agencies for the environmental review of this project, now therefore be it RESOLVED: that Common Council does hereby consent to the Planning & Development Board acting as Lead Agency in environmental review for the 210 Hancock Street Project. (3) March 11, 2015 Draft Resolution: Common Council Concurrence that the Planning Board be Lead Agency in Environmental Review for the Proposed Lake Street Public Park Enhancement Project to be located on Lake Street at Fall Creek. WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS:State Law specifies that, for actions governed by local environmental review,the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for proposed park enhancements at Lake Street Park by the City of Ithaca, applicant and owner, and WHEREAS: the applicant proposes to undertake enhancements to improve the accessibility and functionality of the park. Proposed work includes adding a concrete walkway and falls overlook, installing metal guardrails behind the existing stone retaining wall, installing a movable gate for controlled access to the Ithaca Falls Natural Area, replacing the existing bike racks, adding an accessible curb ramp, improving the landscaping, and other site improvements. The project is in the P-1 Zoning District and requires approvals from the Board of Public Works (BPW) and Common Council, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 B.(h)[2] and [3] and the State Environmental Quality Review Act ("SEQRA) §617.4 (11) and is subject to environmental review, and WHEREAS:the BPW and Common Council have both been identified as potentially involved agencies in the environmental review of this project,now therefore be it RESOLVED: that Common Council does hereby consent to the Planning & Development Board acting as Lead Agency in environmental review for the proposed Lake Street Public Park Enhancement Project. SITE PLAN REVIEW APPLICATION REPORT 401 LAKE STREET LAKE STREET PUBLIC PARK ENHANCEMENTS PREPARED BY: 1 L.M s TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS LLP 1001 WEST SENECA STREET SUITE 101 ITHACA,NEW YORK 14850 607.277.1400 og t74q CITY OF ITHACA, w„ �' ITHACA,NEW YORK FEBRUARY 13,2013 February 13, 2015 JoAnn Cornish and Members of the City of Ithaca Planning and Development Board Department of Planning and Development City of Ithaca 108 West Green Street Ithaca, New York 14850 Re: Site Development Review Application: Lake Street Public Park Enhancements Project Dear Ms. Cornish: This letter transmits to you the Site Development Plan Review Application and FEAF for the Lake Street Public Park Enhancements (LSPPE) project at approximately 401 Lake Street. The proposed enhancements seek to improve the area with park-like amenities and accessible routes. Enhancements include an accessible curb ramp and concrete loop walkway, creek viewing areas with benches, bike racks, a guardrail along the top of the existing stone abutment wall, and granite columns. Proposed gates will provide a controllable entrance to the Ithaca Falls Recreation Area. The attached materials include: • Detailed project description • Full Environmental Assessment Form and supplemental information o Wild, Scenic, and Recreational River permit application o Fall Creek Recreational River Boundary map o Lake Street Bridge Plaza (LSPPE project) SHPO letter o Lake Street Bridge Plaza (LSPPE project) Description and Photographs SHPO o Email: FW Ithaca Falls Plaza Park-contamination concerns o U.S. Environmental Protection Agency Pollution Report o Ithaca Falls Overlook investigation soil sample results 12-101-4 • Site Furnishings (benches)—cut sheets • Project Drawings for Site Development Review(11"x17") On behalf of those involved, we look forward to reviewing the project with you and members of the Planning and Development Board. Please do not hesitate to call should you have questions or require additional information. Best Regards, tyvn- 'V�V� Peter Trowbridge Principal cc:Addisu Gebre, EIT, City of Ithaca Bridge Systems Engineer Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street,Suite 101 Ithaca,New York 14850 ph:607.277.1400 www.twm.la LOCATION 4Y y NANSNT F t M Pa�F I �i NANSHAW RO. x I I a i °oY�9a Pa°n�M'° p°� I bra a Y Dose e, si0" I I go I I B9 Dam £ aessuP Po 9A p. _ ��RsroN AVE. 79 S SJ HOME OP' AehoreYu �'I C p I THYRO ST aniai m Nq iona kF<r row ER Ro. p R ER o 368 I mA 1 13 cAmPus ao. oRTSTYaN z ITH A AREA BUFFALO ST. m 1 --A5T Pp ; pm s A I 9p 1 BUS. cREEn Sr. tP iDEPOT ttIMON 5i. Esm MtTGNEII BT. INie Piw j 13A 13 r'F jRe Ten°.Ece�Yer x I oxiey�ERu CITY F I ACA `en,er 1 � ue,�aa FP�,n.Haa�areh E«Y3r< <o DL `— J rx AnneR WRD 34 / 1 HONwFss / 13 98B� y ° 96 i 79 arae N°YemY.Yna a Newyork MAP OF ITHACA O PROJECT LOCATION Mca flo.T Shop NwHiWer NouSe . rhara ra Yz H E Falls St E Fa[Is Sl c c m li—FaRs Natural Aw 6 m Fall GfFPk House 11 aln I'hY!H z E � E L+ncaVn Sl Lincoln St `o n'. rY VICINITY MAP,aa,„,n. O PROJECT LIMITS LOCATION: The project site is at 401 Lake Street. It is on the east side of Lake Street on the south bank of Fall Creek. It is in the far northwest corner of the Ithaca Falls Recreation Area. 1 ZONING � x � .�•°•.•.•.•.•.• w wN�n ti t � ti � . . . . ♦ O r.r.r.r.r.r I r r` �'- ��.:.........:.•.• r r .'`aq r r r r r r r't+ r r r r rp;.a.ti.ti.a.a. ' {. Cif wtiww dtitittttt *. ♦ • tit r•r•r•r•r•r �•r • i�..ti.ti.ti.a.a. a. rrrrrrrrrrrr rrrr r•r•r•r•r•r• 'CJ ti w t w ti k k t ♦ ♦ +. ♦ t % kr t ti ti ti ti a•a•a•\, � r.r.r.r.r. -_:�% r.rarartirti ?' ti ti ti ti ti �_� r r r ti ti•�'.s Q rL ti•a•a•a• Via• '_I_ ♦ •r ti{4�y`Fff ,..r. r•rtirtirtirtirti.a. _' :r.ti:;.;.a.a.a ml;'•. �/'p� , r�G..a.a.a.a a a a .a.a.ti I;Ia=K . VC ,•r. rr3? r.r.r.� NCLL,\ r a.a.a.a:ti4ti.w•ti .a.a.a.a.a.a.a.a.a. r.r.r.r.r.r.r.r.r.r .a.a.a.a.a.a.a.a.a. r EE1ST PORK STREET- ice/ ..*t`'�r�1 -'.. •f•�arararti� •••••••• TREE • �--- `` �� �_ r r•r EASTFALLS S Ga a•a_ WEST FALLS:STREET _ tifi" :... t;: N '•'•'•'•'•'•' (n tirtirti rtirtirti}tirtirtirti !: •EAST LINCOL-N-STRET. m •r�rtiI�j�ra• _-- rtirtir �i• �•. r.r.r.r.r.r.r.r r.r.r UENSEET trtir Or p rt r•r•r•r•r•r•r•r•r•r•r .fI i .a.a.a.a.a.a.a.a.a.a. —�� YTR r•r•r•r•r•r•r•r•r•r K S. ti.ti.ti.ti.ti.a.a.a.a!a! ZONING MAP - R is� B-ia � CBD-85 T'' WEDZ-ib �.,...,.,. Historic I I '`v ,..u..yY.y„ i PROJECT SITE District R-lb };:y;:y;: &ib CBD-100 SW-1 CPOZ R-2a B-2a CBD-120 Uses R 26 B-2b MH-1 SW-3 R-2c B-2c R 3a � R ... B 2d \\\\ -1 WF-2 R-3aa 134 P-1 GP-A R-31,_ B 5 U1 GP-B .......... hMNAhhMtN 0 `.•.'.•.•s%`i,2, WEDZ-ta GP-C LEGEND R-U i% irs'rs•:.:>z CBD-60? h cw�rniisf PM1M1M1M1hhhhV ZONING The properties are located within the P-1 Public and Institutional Zoning District .The existing public usage of the site will remain the same, and complies with the Public Recreation allowed use for P-1 zoned properties. The P-1 District has the following requirements which the 108 Lake Street project complies with: • Off Street Parking Requirements: 1 space per 10 users • Off Street Loading Requirements: None • Maximum Building Heights: None • Maximum Lot Coverage: 35% 2 EXISTIING CONDITIONS Y" ��-'- VIEW LOOKING AT THE PARK FROM THE BRIDGE ON THE NORTH z f VIEW LOOKING ACROSS LAKE STREET TOWARDS THE PARK EXISTING CONDITIONS The property has a large public open space adjacent to a 6-18 tall stone abutment along Fall Creek. There currently is not a guardrail at the top of the wall. This presents a safety hazard for users and is a liability for the City. A pathway down to creek level at the east end of the site is steep and undeveloped. The city currently uses a temporary roadway barrier during the winter to control access down to the nature trail. Existing site furnishings show signs of wear and are not positioned in optimal locations through the park. The existing benches have donor plaques from the 1970 Kiwanis Club of Ithaca. There are no accessible routes into the site from the sidewalk along Lake Street. 3 SITE DESIGN LAKE STREET BRIDGE GRAINTE F - COLUMNS(TYPICAL) VIEWING AREA W w w BE H � (ALTERNATE)\, GUgRD g �� RAIL "``�,. VIEWING s. ,...,..: ., AREA m L ACCESSIBLE WA N � x Z O - w BENCH o (ALTERNATES c mi n _,__ ➢ OPEN LAWN � p r o v 'ENTRY AREA v � CURB ACCESSIBLE RAMP WgLkwgr_ �' 4 POTENTIAL INTERPRETIVE BE NCH `-�' GATE — i-� SIGNAGE(NOT IN CONTRACT)) (ALTERNATE) FALLS STREET BIKE RACKS TRAIL ENTRANCE CONTRACT LIMIT LINE 24 PROPOSED SITE PLAN RENDERING SITE DESIGN The proposed improvements will enhance the area with park-like amenities and accessible pedestrian walks. A 5' wide concrete walk will provide access from the sidewalk on Lake Street to new viewing areas that will be paved with stone dust paving and a bluestone paving border. The viewing areas include benches that aesthetically fit the industrial character of the adjacent building ruins. Donor plaques from the existing benches will be transferred to the new benches. A steel frame guardrail is proposed behind the 5-18' tall stone abutment wall along Fall Creek at the north edge of the site. The new guardrail will comply with NYS Building Code, and improves safety in this public space. The guardrail will not be attached to the existing abutment wall. It will be anchored in new concrete footings located behind the wall. Granite columns are located at key points along the guardrail, and a gate provides the city with a controllable entrance to the nature trails leading to Ithaca Falls. A new accessible curb ramp is aligned with the sidewalk on the north side of Falls Street. 4 SUPPLEMENT: EXISTING CONDITIONS a CONTACT: City of Ithaca Lisa Nicholas,Senior Planner DIVISION OF PLANNING&ECONOMIC DEVELOPMENT SITE PLAN REVIEW (SPR) APPLICATION 108E GY 148 0-569` Floor Ithaca,NY 14850-5690 Building Permit Number (607)274-6550—Fax.(607)274-6558 g Inicholas a(�cityofithaca.org REQUIRED APPLICANT: Name: Addisu Gebre Title/Role: Bridge Systems Engineer Address 1: 108 East Green Street Address 2: City, State, &Zip Code: Ithaca, NY 14850 Telephone: 607-274-6530 Cell Phone: 607-279-7386 E-Mail: agebre@cityofithaca.org CONSULTANT: Name: James Fruechtl Title/Role: Project Manager Address 1: 1001 West Seneca Street, Suite 201 Address 2: City, State, &Zip Code: Ithaca, NY 14850 Telephone: 607-277-1400 Cell Phone: E-Mail: jlf@twm.la PROJECT OWNER: Name: Title/Role: (if other than applicant) Address 1: Address 2: City, State, &Zip Code: Telephone: Cell Phone: E-Mail: — PROJECT DESCRIPTION — Project Title: Lake Street Public Park Enhancements Project Address: +/- 401 Lake Street, Ithaca, NY 14850 Type(check one): ❑ Residential ❑ Commercial ❑ Industrial ❑ Institutional Scope of Work(check allghathpply& indicate approximate operation/construction cost): ❑ Vegetation Removal $ ❑ Facade Change $ ❑ Demolition $ $18,300 ❑ New Paving $ $16,600 ❑ Earthwork $ $10,900 ❑ New Planting $ $7,000 ❑ New Structure $ ❑ Structure Expansion $ ❑ Accessory Structure $ $114,500 (site furnishing&railings) Total Construction Cost: $ $167,300 Anticipated Construction Period: 6/2015 to 11 /2015 (besttt,stimote) — OTHER INFORMATION— 1. If the development site is leased property, list the property owner's name and address below: R Note:Owner must include with this application a written statement Length of Lease: authorizing the applicant to serve as the agent of Site Plan Review(SPR). 1of2 2. Please record the application date and approval status of any required federal,state,and/or local permits or approvals for this project: Type Approval Agency Application Date Approval Status Demolition Buildine Div. Building Building Div. Board of Zoning Appeals Board of Public Works 3. Describe any existing restrictions relevant to developments on this property: 4.Please append/attach any additional information you feel is important for a full understanding of proposed development. —APPLICATION FEE— The application fee is based on the total construction,site work,and landscaping costs, charged in accordance with the following schedule. The fee is payable by check to the"City of Ithaca,"upon submission of this application. Type of Approval Project Cost Application Fee less than$10,000 $75 Site Plan Review $10,000 to$49,999 $150 $50,000 to$100,000 $300 over$100,000 $1.50 per$1,000 Modified Site Plan less than$50,000 $150 Review $50,000 or more $250 * Fee Schedule for Modified Site Plan Review only applies to modifications to approved site plans that do not trigger reconsideration of the Determination of Environmental Significance. Modifications that require additional environmental review shall follow the fee schedule for full Site Plan Review. This determination will be made at the time of application. —APPLICATION CHECKLIST— Item No.of Copies ® Application Form(completely filled out) 26 ❑ Short Environmental Assessment Form(SEAF) 26 ❑ Full Environmental Assessment Form(FEAF)—Part 1 [if required] 26 ❑ Full-Size Drawings 3 ❑ Reduced Drawings(11"xV")[see"Site Plan Review Requirements,""Submittal Process"] 26 ❑ Site Plan Review Application Fee ELECTRONIC SUBMISSIONS:Please provide electronic versions of ALL documents submitted. E-MAILING LARGE FILES: Incoming a-mails to the City must be under 10 MB in size(incl.the message envelope itself),so please either provide a CD- ROM or use a free file-sharing web site,like:www.hig Vail.com,www.dropbox.com,www.google.com/drive,etc. You can also split documents into smaller parts and send multiple e-mails/files. lVjqV Mof Applicant's Signature: i4e Date: *P 47,; By signing this application form,the applica a n edges a Ithaca Planning&Economic Development Division staff may visit the site in order to fully understand the proposed dev o ent. 2of2 CITY OF ITHACA FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) Purpose: This Full Environmental Assessment Form(FEAF) is designed to help applicants and agencies determine, in an orderly manner,whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequently, there are aspects of a proposed action that are subjective or immeasurable. It is also understood those who determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns affecting the question of significance. The FEAF is intended to provide a method whereby applicants and agencies can be assured the determination process has been orderly,comprehensive in nature,yet flexible enough to allow introduction of information to fit a project or action. FEAF Components: Part 1: Provides objective data and information about a given action and its site. By identifying basic project data, it assists in a review of the analysis that takes place in Parts 2 and 3. Part 2: Focuses on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form also identifies whether an impact can be mitigated or reduced. Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is actually important. THIS AREA IS FOR LEAD AGENCY USE ONLY DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS Identify the portions of FEAF completed for this action: ®Part 1 ❑Part 2 art 3 Upon review of the information recorded on this FEAF(Parts,2,and 3,if appropriate),and any other supporting information,and considering both the magnitude and importance of each impact,it is reasonably determined by the Lead Agency that: �A. The Proposed Action will not result in any large and important impact(s)and will not have a significant impact on the environment;therefore,A NEGATIVE DECLARATION WILL BE PREPARED. QB. Although the proposed action could have a significant impact on the environment,there will not be a significant effect for this Unlisted Action,because the mitigation measures described in PART 3 have been required;therefore,A CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED. F_1C. The proposed action may result in one or more large and important impacts that may have a significant impact on the environment;therefore,A POSITIVE DECLARATION WILL BE PREPARED. A Conditioned Negative Declaration is only valid for Unlisted Actions. Name of Action: Name of Lead Agency: Name and Title of Responsible Officer in Lead Agency: Signature of Responsible Officer in Lead Agency: Signature of Preparer: Date: FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) PART 1—PROJECT INFORMATION (prepared by project sponsor/applicant) NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the FEAF will depend on information currently available and will not involve new studies, research, or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. Name of Action: Lake Street Bridge Plaza Location of Action: East of Lake Street and on south bank of Fall Creek Name of Applicant/Sponsor: City of Ithaca Engineering Department Address: 108 East Green Street City/Town/Village: Ithaca State: New York ZIP: 14850 Business Phone: 607-274-6530 Name of Owner(if different): Address: City/TownNillage: State: ZIP: Business Phone: Description of Action: The Lake Street Bridge Plaza Project, in Ithaca, NY, involves new park like amenities in the open area to the east of Lake Street and on the upper side of the head wall south of Fall Creek. The project proposed the following improvements: -New concrete walkway loop providing an accessible route to Fall Creek overlooks -Metal guardrail behind existing stone retaining wall -Movable gate providing controlled access to the Ithaca Falls Natural Area Trail -Stone columns anchoring the ends of the guardrail and gate -2 overlook areas with wood benches and stonedust paving -Replace the existing bike racks with 4 new bike racks -Potential interpretative signage for building ruins to the south -Small under story trees in the center of the loop walk -Shrub plantings at connection to the Lake Street Bridge 2 Please complete each question (indicate N/A, if not applicable). A. SITE DESCRIPTION Physical setting of overall project, both developed and undeveloped areas. 1. Present Land Use: 0 Urban 0 Industrial 0 Commercial 0 Public [E-11 Forest 0 Agricultural FE-11 Other: 2. Total area of project area: acres 7350 square feet(Chosen units apply to following section also. Approximate Area(Units in Question 2 apply to this section.) Currently After Cornpletion 2a. Meadow or Brushland(non-agricultural) SF �40 SF 2b.Forested 2c. Agricultural 2d.Wetland[as per Article 24 of Environmental Conservation Law(ECL)] 2e. Water Surface Area 2f. Public 2 . Water Surface Area 2h.Unve etated rock, earth, or fill 0 SF 370 SF 2i. Roads,buildings, and other paved surfaces ir 490 SF 1440 SF 2'. Other indicate type) 3a. What is predominant soil type(s) on project site (e.g., HdB, silty loam, etc.): URBAN 3b. Soil Drainage: LK Well-Drained 50 % of Site X❑ Moderately Well-Drained 50 % of Site Poorly Drained % of Site 4a. Are there bedrock outcroppings on project site? ®Yes ❑No ❑N/A 4b. What is depth of bedrock? Varies +/-24' (feet) 4c. What is depth to the water table?Varies +/-19 (feet) 5. Approximate percentage of proposed project site LX 0-10% % L 10-15% % with slopes: ❑ 15% or greater _% 6a. Is project substantially contiguous to, or does it LJYes NJNo /A contain a building, site or district, listed on or eligible for the National or State Register of Historic Places? 6b. ...Or a designated local landmark or located in a QYes XNo []N/A local landmark district? 7. Do hunting and/or fishing opportunities currently �' exist in the project area? es []No ❑N/A If yes, identify each species: TROUT 3 SITE DESCRIPTION (concluded) X 8. Does project site contain any species of plant Dyes ®No []N/A and/or animal life identified as threatened or endangered? According to: Federal Highway Administration Identify each species: 11 9. Are there any unique or unusual landforms on the project site (i.e., cliffs, other geological ®Yes []NoN/A formations)? Describe: Rock Outcroppings 10. Is project site currently used by the community or ©yes LNo LN/A neighborhood as an open space or recreation area? If yes, explain: Fall Creek Natural Area 11. Does present site offer or include scenic views Ayes []No []N/A known to be important to the community? Describe: Ithaca Falls on Fall Creek 12. Is project within or contiguous to a site Ayes []No []N/A designated a Unique Natural Area(UNA) or critical environmental area by a local or state Describe: Fall Creek Natural Area agency? 13. Streams within or contiguous to project area: a. Names of stream(s) or name(s) of river(s) to which it is a tributary: Fall Creek- Tributary to Cayuga Lake 14. Lakes,ponds, or wetland areas within or a. Name(s): N/A contiguous to project area: F. Sizes in acres): 15. Has site been used for land disposal of solid yes ®No L]N/A and/or hazardous wastes? Describe: 16. Is the site served by existing public utilities? Ayes ❑No ®N/A a. If Yes, does sufficient capacity exist to allow connection? Dyes QNo XON/A b. If Yes,will improvements be necessary to Ayes ❑No ®N/A allow connection? 4 B. PROJECT DESCRIPTION 1. Physical dimensions and scale of project fill in dimensions as appropriate): 7350 SF la. Total contiguous area owned by project sponsor in acres: N/A orsquare feet: lb.Project acreage developed: 0 Acres initially: 0 Acres ultimately: 0 lc. Project acreage to remain undeveloped: N/A ld.Length of project in miles if appropriate): N/A or feet: le. If project is an expansion, indicate percent of change proposed: N/A % lf. Number of off-street parking spaces existing: 0 proposed: 0 1 .Maximum vehicular trips generated (upon completion ofproject)per day: N/A and per hour: lh.Height of tallest proposed structure in feet. N/A 1'. Linear feet of frontage along a public street or thoroughfare that the project will occupy? 102 FT 2. Specify what type of natural material (i.e., rock, earth, etc.) and how much will be removed from the site: 0 CY or added to the site: 10 CY STONE BASE, 40 CY SOIL 3. Specify what type of vegetation(trees, shrubs, ground cover) and how much will be removed from the site: acres: 0 type of vegetation: N/A 4. Will any mature trees or other locally important vegetation be removed for this project? NO 5. Are there any plans for re-vegetation to replace vegetation removed during construction? N/A 6. If single-phase project, anticipated period of construction: 5 months including demolition 7. If multi-phased project, anticipated period of construction: N/A months including demolition) 7a. Total number of phases anticipated: 1 7b.Anticipated date of commencement for firstphase: JUNE month 2015 year includin demolition) 7c. Approximate completion date of finalphase: NOV month 2015 year. 7d.Is phase one financially dependent on subsequentphases? 101Yes ❑ o ® /A 8. Will blasting occur during construction? ❑ es ® o ❑ /A If yes, explain: 19. Number of jobs generated during construction: TBD After project is completed: 0 10.Number of jobs eliminated by this project: 0 Explain: 11.Will project require relocation of any projects or facilities?U❑Yes MNo O❑N/A If yes, explain: 12a. Is surface or subsurface liquid waste disposal involved?0Yes ONo 0❑N/A; if yes, explain: 12b. If#12a is yes, indicate type of waste (sewage, industrial, etc): 12c. If surface disposal, where specifically will effluent be discharged? 13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased by proposal? ❑ es ® o ❑ /A If yes, explain: 14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100-year flood plain? ❑ es ® o ❑ /A 5 PROJECT DESCRIPTION (concluded) 14b. Does proJect or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet Fall Creek Cascadilla Creek, Cayuga Lake, Six Mile Creek, or Silver Creek? Circle all that apply)_ 14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as described in Article 24 of the ECL? ❑ es ® o ❑ /A; 114d. If#14a., b., or c. is yes, explain: ? 115a. Does project involve disposal of solid waste? ❑ es ® o ❑ /A 115b. If#15a. is yes,will an existing solid waste disposal facility be used? ❑ es ❑ o R /A 115c. If#15b. is yes, give name of disposal facility: and its location: 15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill? ❑ es ® o ❑ /A If yes, explain: 15e. Will any solid waste be disposed of on site? Dyes �o ❑❑N/A If yes, explain: 116. Will project use herbicides or pesticides? ❑ es MJNo ❑ /A If yes, specify: 17. Will project affect a building or site listed on or eligible for the National or State Register of Historic Places or a local landmark or in a landmark district? Dyes Wo M/A; if yes, explain: 18. Will project produce odors? ❑ es JEMNo ❑ /A If yes, explain: 19. Will project product operating noise exceed the local ambient noise level during construction? ❑ es ® o ❑ /A After construction? ❑ es VONo ❑ /A 20. Will project result in an increase of energy use? ❑ es ® o ❑ /A If yes, indicate type(s): 1. Total anticipated water usage per day in gals./day: N/A Source of water: 6 C. ZONING AND PLANNING INFORMATION 1. Does the proposed action involve a planning or zoning decision? [ayes ® o ❑ /A If yes, indicate the decision required: M Zoning Amendment ❑Zoning Variance ❑❑ New/Revision of Master Plan ❑ Subdivision 0 Site Plan 0 Special Use Permit Resource Management Plan 0 Other: 2. What is the current zoning classification of site? P-1 (PARK) 3. If the site is developed as permitted by the present zoning,what is the maximum potential development? 4. Is proposed use consistent with present zonin ? ® es ❑ o ❑ /A 5. If#4 is no, indicate desired zoning: 6. If the site is developed by the proposed zoning,what is the maximum potential development of the site? N/A 7. Is the proposed action consistent with the recommended uses in adopted local land-use plans? es ❑ o ❑ /A If no, explain: 8. What is the dominant land use and zoning classification within a 1/4 mile radius of the project? (e.g., R-la or R-lb) R-1A (RESIDENTIAL) 9. Is the proposed action compatible with adjacent land uses? Wes ❑ o ❑ /A Explain: 10a. If the proposed action is the subdivision of land, how many lots are proposed? N/A 10b. What is the minimum lot size proposed? N/A 11. Will the proposed action create a demand for any commum provided services? (e.g., recreation, education,police, fire protection, etc.)? Dyes Wlo ❑[�t N/A Explain: If yes, is existing capacity sufficient to handle projected demand? Dyes ONO ❑ON/A Explain: 12. Will the proposed action result in the generation of traffic significantly above present levels? Dyes WNo ❑❑N/A If es, is existinS/A d network adequate to handle additional traffic? ❑61 es ONO Explain: 7 A APPROVALS 1. Approvals: SITE PLAN REVIEW 2a. Is any Federal permit required? ❑ es ® o ❑ /A Specify: b. Does project involve State or Federal funding or financing?❑ es ® o ❑ /A If Yes, Specify: 2e. Local and Regional approvals: Type of Submittal Approval Agency Yes or No Approval Re wired Date Date Common Council NO Board of Zoning Appeals (BZA) NO Planning&Development Board YES SITE PLAN REVIEW FEB 2015 Ithaca Landmarks Preservation NO Commission(ILPC) Board of Public Works (BPW) NO Fire Department NO Police Department NO Building Commissioner NO Ithaca Urban Renewal Agency NO (IURA) 8 E. INFORMATIONAL DETAILS Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts associated with your proposal,please discuss such impacts and the measures which you propose to mitigate or avoid them. F. VERIFICATION I certify that the information provided above is true to the best of my knowledge. Applicant/Sponsor Name: Peter Trowbridge Signature: Title: TWMLA, Principal END OF PART 1 y TROWBRIDGE WOLF MICHAELS Ilkii & ANDSCAPC AR( HIM T,, February 13, 2015 Ms. Lisa Nicholas Department of Planning and Development City of Ithaca 108 E. Green Street Ithaca, NY 14850 Re: Wild, Scenic, and Recreational River Permit Application: Lake Street Public Park Enhancements Project Dear Lisa: Please accept this letter as the application to the Planning Board for a permit under the regulations for Wild, Scenic, and Recreational Rivers. The segment of Fall Creek from Cayuga Lake upstream to the Beebe Dam footbridge has been designated a Recreational River under section 15-2714 hh of the New York Environmental Conservation Law, also known as the Wild, Scenic and Recreational Rivers System Act (the Act). It is adjacent to the Lake Street Public Park Enhancements Project. The project will need to make a small incursion into the designated Recreational River area. Please incorporate and refer to the project's pending application for Site Plan Review for the Full Environmental Assessment Form. The proposed project involves enhancements to the open area at 401 Lake Street located above the stone abutment wall on the south side of Fall Creek and on the east side of Lake Street. Major enhancements include installing a guardrail behind the abutment wall, benches and stone dust overlook areas behind the guardrail, and a concrete loop walk through the open area. After construction the area will be seeded and the lawn will be re-established. This permit is required due to the project's adjacency to Fall Creek. An abutment wall with no direct contact with the shore line separates the site from the creek. Measures will be taken to prevent any possible sediment from flowing into the creek. Standard erosion control measures will be in place prior to and throughout the duration of construction. Refer to the attached project documents for the locations and details of the measures. Please refer to the attached documents as part of our permit submission: 1. Site Plan Review Application and supplemental information 2. City of Ithaca FEAF 3. Site Plan Review Drawings 4. Fall Creek Recreation River Boundary Map Please do not hesitate to contact me should you have questions or require additional information. Best Regards, Peter Trowbridge cc:Addisu Gebre, EIT, City of Ithaca Bridge Systems Engineer Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street,Suite 101 Ithaca,New York 14850 ph:607.277.1400 www.twm.la Fall Creek Recreational River Boundary - � a Legend- - h ar Y /- 1 CPOZ Boundary ea Ar 0 500 1,000 US survey feet 1- -._ ��;` �. t 11 r` i - `ti��f�•, �. _ r F+ % .� ' '�ljlPlf � 1I �ra - A �y • .. -~M�. "S — _ '� - _ Of it - st I I NY State Plane,Central GRS 80 Datum F Map Source:Tompkins County Digital Planimetric Map 1991-2005 Ji State of New York Tompkins County Overflight,2007 Map Prepared by:GIS Planning,City of Ithaca, NY, 19 August 2008. Q�GREATION.h,�Tp S y a �a LL rn p m 9 49 Andrew M.Cuomo O NEW YORKSTATE z Governor New York State Office of Parks, Rose Harvey Recreation and. Historic Preservation Commissioner Division for Historic Preservation P.O. Box 189,Waterford, New York 12188-0189 518-237-8643 i September 17,2014 Ms. Lynn C.Truame Community Development Planner Ithaca Urban Renewal Agency 108 East Green Street Ithaca,New York 14850 RE: HUD/CD Lake Street Bridge Plaza Enhancements Bridge Over Fall Creek Ithaca,Tompkins County 14PR3581 Dear Ms.Truame: Thank you for requesting the comments of the State Historic Preservation Office (SHPO). We have reviewed the project in accordance with Section 106 of the National Historic Preservation Act of 1966. These comments are those of the SHPO and relate only to Historic/Cultural resources. They do not include potential environmental impacts to New York State Parkland that may be involved in or near your project. Such impacts must be considered as part of the environmental review of the project pursuant to the National Environmental Policy Act and/or the State Environmental Quality Review Act(New York Environmental Conservation Law Article 8). Based upon this review, it is the SHPO's opinion that your project will have No Effect upon cultural resources in or eligible for inclusion in the National Registers of Historic Places. If further correspondence is required regarding this project, please be sure to refer to the OPRHP Project Review(PR)number noted above. Sincerely, Ruth L.Pierpont Deputy Commissioner for Historic Preservation An Equal Opportunity/Affirmative Action Agency 0 printed on recycled paper www.nysparks.com Lake Street Bridge Plaza Enhancements Project Description and Photographs Description The City of Ithaca proposes safety improvements and aesthetic enhancements to an existing underutilized public park area located at the southeast corner of the Lake Street Bridge over Fall Creek, Ithaca, NY. CDBG funds will be used for the extension of an ornamental steel picket fence along the top of an existing stone wall. This work forms a relatively small portion of a much larger project, which will eventually include a new stairway down to Fall Creek, new landscape plantings, a new section of sidewalk, scenic overlooks and interpretive signage, landscape bollards, and new crosswalks and ADA access ramps at Lake Street. Photographs of Existing Conditions _�• .ice } � � T� � �`-. S View of site looking north down Lake Street Ilk Ate"+� ' 7.7 via 4ay a. M?'- ,�� �� }.'b' _ f^�^CIF:. A •T�;_ w ' '�t� z t - �"`.. ;� '� _ �y :._ M ,� ,. , r � ; ,R �.?_ _. �`' _. ... `J+st� �;.1�. ' �; �H� � �,,� �• r _w ,' ki� r_ ',. ,_ �, � ,�. ._ � r� �— ,. �,_ .s' �'� s1 .,:, _, _,� ;• � , + �.. t _, M1 % r 1 r. _ o .. � - �` � � , '['. — .�..--lT fj.P � _ }_ _ u ,�, I z _ � f �'a e � f, '� a . Q _ � - .-- - —_—_ � ` i�. t / ,� r + 1 .. Y _ �� �� " i -- '' +' - r � r J � , 11 + � r .±�,i t.,,.. 1 �r s � �'• � �`�` E:#, fps � y� t • • • • • • • •• • From: Peter Trowbridge To: ilfC twm.la;arm(altwm.la Subject: FW:Ithaca Falls Plaza/Park-contamination concerns Date: Wednesday,January 21,2015 11:08:32 AM Attachments: Binder EPA soil removal at base of IG gorge wall binder.pdf Ithaca Falls Overlook investigation soil sample results 12-101-4.1)df This memo will get added to our FEAF for submission on the 13tn Peter From: Addisu Gebre [mailto:AGebre@cityofithaca.org] Sent: Wednesday, January 21, 2015 10:46 AM To: Peter Trowbridge [pjt@twm.la] Cc: Mieczkowski, Joseph Subject: FW: Ithaca Falls Plaza/Park - contamination concerns FYI... From: Nels Bohn Sent: Wednesday, December 10, 2014 4:39 PM To: Cynthia Brock; Goldsmith, Bill; dwk5(acornell.edu; Leventry, Ellen; Jim Dalterio; Jeanne Grace; JoAnn Cornish; Fabbroni, Lawrence; mhobbie(bverizon.net; Ray Benjamin; rmannin4(abtwcny.rr.com; rmm5(acornell.edu; sjs96Ca cornell.edu; Common Council; Svante Myrick; Steve Thayer; Aaron Lavine Cc: Addisu Gebre; Tom West; Michael Thorne; Deschere, Ken; Travis, Frost; Priscott, Gary; dhanny(a)bartonandloguidice.com; snostrand(cbBartonandLoguidice.com; Kevin Sutherland; Michael Thorne; Tom Parsons; Mike Niechwiadowicz; Bob Ripa Subject: RE: Ithaca Falls Plaza/Park- contamination concerns Cynthia, After some research, and assistance from DEC project manager Gary Priscott, I can confirm that the EPA removed lead-contaminated soil from the base of the cliff under the former Ithaca Gun site in 2004. Please see attached EPA Pollution Report prepared by Jack Harmon and three photos. The description of EPA work indicates full removal of impacted soil at the base of the cliff and indicates that post mitigation confirmation sampling was conducted. The actual sample results do not appear to be available on the webpage,but post-EPA mitigation sample results from other areas of the Ithaca Gun site have been confirmed at well below 400 parts per million (ppm) for lead, the soil clean up objective for safe recreational and restricted residential use. The EPA webpage can be accessed at the following link: EPA Ithaca Gun emergency removal action webpage The City's environmental engineer, Barton & Loguidice has visually inspected conditions at the base of the gorge wall. They did not observe slag or industrial soils as seen at locations of the Ithaca Falls Overlook Site were lead has been identified. Rather, they observed a small slope of dark gray shale talus consistent with natural erosion of the shale cliffs, so there are no obvious signs of contaminated soils from the former Ithaca Gun factory site collecting at the base of the gorge wall. As you note, the City has been conducting a site investigation of the City-owned Ithaca Falls Overlook site with NYS Environmental Restoration Program (ERP) grant assistance. Due to ERP restrictions, we are conducting interim remedial measures to remediate contaminated areas as we proceed with the site investigation. Once the site investigation is formally completed our funding will expire. Attached are maps depicting draft soil sample results from the site investigation work to define the extent of soil contamination. Please note that these sample results are intended to augment previous soil sampling conducted in the Ithaca Gun area. The current Ithaca Falls Overlook Site Investigation has not collected samples at the base of the gorge wall. This area was presumed to be clean as a result of the EPA cleanup and original data that suggested a border of vegetation at the top of the gorge wall would remain undisturbed. In other words, any erosion of contaminated soils would move into the raceway or western slope rather than down the gorge wall. Soil samples collected in the following locations meet soil cleanup objectives(less than 400 ppm): • the western (lower) raceway below the plunge pool • the eastern (upper) raceway above the concrete pad • the downslope bench below the western slope of the"island" • the upper"island"east of the concrete pad Remediation work was completed on the western accessway(narrow connector from Lake St. to Ithaca Gun chimney area)of the Ithaca Falls Overlook site in 2013. Work is now underway to remediate the"island" portion of the City site,the area generally located between the raceway and the gorge wall. Very recent soil sampling shows that that a narrow area of soils located between the concrete pad and the top of the gorge wall also need to be removed. This area is vegetated and includes several trees, which promotes stabilization of the soils in this area. During the removal of these soils, it is possible that some soils may fall to the gorge floor. The contractor is required to collect any soils that fall to the gorge floor for removal and the City's environmental engineer will be on-site to spot any material that falls. This work is scheduled to commence the week of December 15th and be complete within one week. Following removal of the soils from the "island" area near the gorge wall, and as weather permits, it is our intent to conduct soil sampling for lead at the base of the gorge wall to confirm that the soils in the gorge are safe for public recreational use. Sampling will be scheduled for conditions when the base of the gorge wall is free of snow and ice. Given the 2004 EPA cleanup, the visual inspection of the talus at the base of the gorge wall, and the vegetated nature of the soils at the top of the gorge wall and intact concrete cap, I do not anticipate to find that any significant amount of contaminated soils from the "island" have collected at the base of the gorge wall since the 2004 EPA cleanup. I hope funding for design and cost estimation for an enhanced Ithaca Falls gorge entrance plaza will be authorized now so the City will be in position to make a decision to authorize construction later in the year. Given weather conditions, it could be several months before confirmatory sampling can be completed at the gorge floor. Nels PS One note regarding "dust and debris", please note that air monitoring is being conducted during all invasive activity at the Ithaca Falls Overlook Site. To date, there have been no exceedances during remediation work. PPS The NYSDEC Environmental Site Remediation Database information included with your email is for the former Ithaca Gun factory site, not the area directly above the gorge wall. The City-owned Ithaca Falls Overlook site is located between the former factory site and the gorge wall. Nels Bohn, Director of Community Development Ithaca Urban Renewal Agency 108 W Green Street Ithaca, NY 14850 e-mail: NBohn(@cityofithaca.org phone: 607-274-6547 From: Cynthia Brock Sent: Monday, December 08, 2014 12:49 PM To: Goldsmith, Bill; dwk5(cbcornell.edu; Leventry, Ellen; Jim Dalterio; Jeanne Grace; JoAnn Cornish; Fabbroni, Lawrence; mhobbie(a)verizon.net; Ray Benjamin; rmannin4Ca)twcny.rr.com; rmm5(cbcornell.edu; 5js96(d)cornell.edu; Common Council; Svante Myrick Cc: JoAnn Cornish; Nels Bohn; Addisu Gebre Subject: Ithaca Falls Plaza/Park- contamination concerns Dear Council Colleagues, Mayor and Parks Commission, I am writing in response to the proposal to create a formal entrance into the Fall Creek natural area. These enhancements are intended to be funded through a $195,000 increase to Capital Project #791 Lake Street Bridge Rehabilitation Project and include (among others) stairway construction, signage, and handicap access ramps. As outlined in Addisu's memo dated 19 November 2014, these enhancements are intended to provide safety improvements in the area, increase the numbers of visitors, contribute to the economy, and achieve local/state/Federal Environmental and Public Park Standards. I support of the creation of a plaza/park at the entrance to the lower Ithaca Falls natural area. However, I feel very strongly that prior to construction of this new entrance, the soils in the natural area must be tested for lead and related toxins which are being currently remediated at the Ithaca Gun site, to ensure that the area is free from contamination in exceedance of required residential use standards. As you may know the former Ithaca Gun site —a portion of which is also intended to become a City park—is currently being remediated for lead and TCE contamination. One of the Ithaca Gun remediation sites (the "Island") overlooks the Ithaca Falls natural area, and a quick visit to the Falls will demonstrate how dust and debris resulting from the remediation activities above are impacting the natural area. Nels Bohn informed me by email on December 5th that he has made a request of the City's environmental consultants to "relook at the question of the northern extent of lead contamination from the former Ithaca Gun site given that some soils under the concrete cap on 'the island' have been confirmed to contain elevated levels of lead. Specifically, I am seeking confirmation that lead concentrations above 400 ppm do not extend down into the base of the gorge floor where the public walks to enjoy the Ithaca Falls." I am deeply appreciative of Nels' efforts and look forward to receiving these test results and what I hope will be good news. If however it is discovered that the area is impacted by contamination from Ithaca Gun, it would be best to delay any recreational enhancements until after the remediation of the Ithaca Falls waterfront has been completed. Once we are assured of the area meeting NYS Environmental and Public Park Standards, I will be in full support of approving the establishment of the Ithaca Falls Plaza/Park, and the fulfillment of the City's long-overdue obligation (1995) for this beautiful area and regional attraction to serve as substitute parkland for Inlet Island.L1] Environmental Site Remediation Database Search Details Site Record Administrative Information Site Name: Former Ithaca Gun Factory Site Code: C755019 Program: Brownfield Cleanup Program Classification: A EPA ID Number: Location DEC Region: 7 Address: 121-125 Lake Street City:Ithaca Zip: 14850 County:TOMPKINS Latitude: 42.451627000 Longitude: -76.492829833 Site Type: Estimated Size: 1.630 Acres Site Owner(s) and Operator(s) Current Owner Name: IRF Development, LLC Current Owner(s) Address: 323 North Tioga Street Ithaca,NY, 14850 Site Document Repository Name: Tompkins County Public Library Address: 101 East Green Street Ithaca,NY 14850 Site Description Location: The Former Ithaca Gun Factory site is located at 121-125 Lake Street in an urban area of the City of Ithaca, Tompkins County. It is situated in an area with the Ithaca Falls and Fall Creek to the north, Cornell University to the east, Lake Street to the south, and a residential neighborhood to the west. The proposed Brownfield Cleanup Program (BCP) site approximately 1.6 acres in size. Site Features: The site consists mostly of an open undeveloped parcel. The manufacturing buildings that previously occupied most of this property were demolished in 2009. One small single-story building and the boiler stack still exist on the western portion of the site. The site property is positioned on the side of a hill; however, most of the site is terraced with significant level areas suitable for development. Elevations at the site range from approximately 490 feet above mean sea level (amsl) on the western portion of the site to 545 feet amsl in the eastern portion of the site. Current Zoning/Uses: Currently the site is vacant and consists mostly of open land; it is zoned industrial. Surrounding land uses to the east, south and west are mostly residential. Property that is contiguous along north and west portions of this site are part of Ithaca Falls Overlook, Environmental Restoration Program (ERP) site and owned by the City of Ithaca. Past Use of the Site: The site was originally developed for industrial use in 1813. Companies that may have operated at the site prior to the Ithaca Gun Company include the Ithaca Manufacturing Company (agricultural equipment) and the W.H. Baker & Company gun factory. The Ithaca Gun Company operated at the site from 1885 through 1986. The main operations included manufacture of firearms and munitions. Supporting manufacturing activities and site uses included spray-painting, drying gun stocks in ovens, firing ranges, metal plating, machine shop, and forging. Prior uses by the Ithaca Gun Company appear to have led to contamination of both on-site and near off-site areas. From 1995 to 1998, following discovery of lead shot in the Falls Creek gorge area, soil sampling was conducted in on-site and off-site areas. In 2000, leaking transformers and associated PCB-contaminated soils were removed from the site. From 2000 to 2002, the EPA conducted a removal assessment, limited building demolition, and soil removal activities mostly on adjacent off-site areas; however, some portions of the former Ithaca Gun Factory property were included. In 2001, an Environmental Site Assessment and a Site Investigation were completed for and funded by the site owner at that time. In 2002, this site was part of the property included within the Voluntary Cleanup Agreement for the Ithaca Gun Company Site, with the site identification of V00511. In 2009, the on-site buildings were demolished and removed from the site. Funding for the demolition activities were at least partially supported by the Empire State Development Restore NY program. Post-demolition site investigation activities have included surface soil screening and sampling, and groundwater sampling. Site Geology and Hydrogeology: Bedrock is exposed at the ground surface in level areas and is outcropping in many areas of the site. The bedrock in other areas is covered by soil or crushed masonry type building materials with thicknesses ranging from a few inches to approximately 15 feet. Groundwater is encountered within the fractured bedrock. Depth to groundwater is approximately 15 to 20 feet below ground surface. The generalized direction of groundwater flow is to the west-northwest. Contaminants of Concern (Including Materials Disposed) Type of Waste Quantity of Waste cis-1,2-Dichloroethene UNKNOWN TRICHLOROETHENE (TCE) UNKNOWN LEAD UNKNOWN TETRACHLOROETHYLENE (PCE) UNKNOWN VINYL CHLORIDE UNKNOWN Site Environmental Assessment Based upon preliminary investigations conducted to date, the primary contaminant of concern in soil appears to be lead, and the primary contaminants of concern in groundwater include tetrachloroethene (PCE), trichloroethene (TCE), cis-1,2- dichloroethene (c12DCE), and vinyl chloride. Soil - Lead has been found in shallow soils covering nearly the entire site at concentrations that exceed the soil cleanup objective (SCO) for residential use (400 ppm). Concentrations of lead in surface soils, as derived from laboratory data, show a range from 66 to 190,000 ppm. The depth of contamination in the soils has not been delineated. Groundwater - PCE, TCE, c12DCE and vinyl choride have been detected in groundwater at monitoring wells located hydraulically downgradient from the site at concentrations exceeding the respective groundwater standards (5 ppb for PCE, TCE, and c12DCE; and 2 ppb for vinyl choride) and indicate an on-site source area of contamination. Maximum concentrations of PCE, TCE, c12DCE, and vinyl choride in a downgradient well are 230, 1500, 2100, and 91 ppb, respectively. The full nature and extent of groundwater contamination are unknown. Soil Vapor and Indoor Air - The nature and extent of contamination in soil vapor is unknown. Information regarding the environmental conditions at the site will be revised as additional information becomes available. Site Health Assessment People are not drinking contaminated groundwater associated with the site because the area is served by a public water supply that obtains its water from a different source not affected by this contamination. The site is partially fenced; however, people who enter the site may contact contaminants in the soil by walking on the soil, digging, or otherwise disturbing the soil. Volatile organic compounds in the groundwater may move into the soil vapor (air between soil particles), which in turn may move into overlying buildings and affect the indoor air quality. This process, which is similar to the movement of radon gas from the subsurface into the indoor air of buildings, is referred to as soil vapor intrusion. Currently, there are no buildings on the site, so inhalation of site contaminants in indoor air due to soil vapor intrusion does not represent a concern for the site in its current condition. The potential for soil vapor intrusion to occur on and near the site will be evaluated. L11 http://image.iarchives.nysed.gov/images/images/129376.pdf NYS Senate Bill No. S5365 "An Act to authorize the city of Ithaca, county of Tompkins, to discontinue the use of certain real property for park purposes. Summary: establishes a new unconsolidated law to remove the parkland designation on certain parcels of land located on Inlet Island in Ithaca, New York; to designate as parkland certain other parcels of land located at Ithaca Falls, Six-Mile Creek and Cayuga Inlet in Ithaca, New York." Cynthia Brock Alderperson, First Ward 607 398-0883 cbrockCa)cityofithaca.org "We may have different religions, different languages, different colored skin, but we all belong to one human race." -- Kofi Annan, Former United Nations Secretary General and Nobel Laureate U.S. ENVIRONMENTAL PROTECTION AGENCY POLLUTION REPORT I. HEADING Date: May 3, 2004 From: Jack D. Harmon Removal Action Branch To: R. Salkie, ERRD-RAB J. Rotola, EPA-RAB J. Malleck, EPA-SPB G. Shanahan, EPA-ORC M. Cervantes, 2CD M. Basile, 2CD R. Cahill, 2CD-POB R. Byrnes, 20IG T. Johnson, 5202G T. Suozzo, NYSDEC R. Parker, NYSDEC D. Geraghty, NYSDOH S. Mabee, TCDPH S. Steuteville, NAC C. Peterson, City of Ithaca Mayor Subject: Ithaca Gun Company Removal Action Ithaca, Tompkins County, New York POLREP #: 17 (Seventeen) II. BACKGROUND Site #: QJ Contract #: 68-S2-99-08 Delivery Order: 0059 Response Authority: CERCLA CERCLIS NO.: NYN000204292 NPL Status: Not Listed State Notification: NYSDEC & NYSDOH Notified Action Memorandum (AM) Status: Approved September 19, 2001 Removal Start Date: January 30, 2002 Mobilization Date: April 8, 2002 Demobilization Date: N/A III. SITE INFORMATION A. Incident Category CERCLA Incident Category: Former Gun Manufacturing Facility - Lead-contaminated soil B. Site Description 1. Site Description See Previous POLREP 2. Description of threat See Previous POLREP C. Site Evaluation Results See Previous POLREP IV. RESPONSE INFORMATION A. Situation 1. Removal Actions To Date Resumption of site activities will occur the week of March 1, 2004 with site preparation tasks being performed. Next week, removal of lead contaminated material from the base of the Fall Creek gorge is planned to commence. This material will be consolidated, both manually and with a mini-excavator, into small piles where it will then be put into one-cubic yard sacks. These sacks will then be hoisted up by a crane positioned on the island parcel and placed into a roll-off container spotted along side. During the week of March 8, 2004, Earth Tech mobilized manpower and equipment to remove lead contaminated material from the base of Fall Creek gorge. Invasive species of vegetation identified by members of the NAC and the City Forester were cut and removed to provide access to the work area. The work area was delineated with a high visibility fence as well as hay bales to serve as a sediment barrier in case of high water. A total of 51 one-cubic yard bags were filled, staged and secured. Samples were collected both for disposal analyses as well as to confirm removal of contaminated material. Earth Tech continued removal of lead contaminated material from the base of Fall Creek gorge. The work area continues to be delineated with a high visibility fence as well as hay bales to serve as a sediment barrier in case of high water. A 35-ton crane with an operator was mobilized on 2 Monday to hoist bagged material from the gorge. Thru Friday, 116 one-cubic yard bags have been filled, 100 of which have been hoisted from the gorge and staged awaiting transportation and disposal. During the week of March 29, 2004, Earth Tech completed the removal of lead contaminated material from the base of Fall Creek gorge. A total of 258 one-cubic yard "super sacks" were filled and staged on the island. A final "scrape" of the work area was also completed and post excavation samples collected to confirm effectiveness of the removal. Complications with the disposal facilities developed which prevented the material to be sent off-site last week. Due to these complications, arrangements were finalized with another disposal facility. Shipments of lead contaminated material from the gorge were completed on Thursday, April 8th. A total of 15 loads (258 bags/259.6 tons) was sent to the Ontario County landfill in Stanley. Limited activities were accomplished during the week of April 19th, i.e., site preparation and accepting deliveries of topsoil. A small crew will be mobilized for the week of the April 26th in preparation for beginning restoration of excavated areas on the island parcel. The Administrative Record has been placed in the Tompkins County Library. The Site's website, www.epaosc.net/ithacagun is being updated frequently with site progress reports, photographs, and air monitoring results. The current ceiling for the ERRS contractor was increased by $50,000 to $3,350,000. Funding was allocated from the $365,000 in contingency. 2. Enforcement Effective June 61 2003, EPA entered into a Settlement Agreement pursuant to CERCLA Section 122(h) with the City of Ithaca and State Street Associates, L.P. 11, and a Prospective Purchaser Agreement with Fall Creek Redevelopment, L.L.C. These two agreements resulted in a total recovery of$365,000 in past EPA costs. B. Planned Removal Actions Vacuum operations will continue down the "island parcel" and through the lower Millrace. C. Key Issues The NYS Office of Parks, Recreation and Historic Preservation has completed their review of the Phase I Archeology Report ("report") in accordance with Section 106 of the National Historic Preservation Act of 1966, and the implementing regulations. Based upon their review, it is the State Historical Preservation Office's ("SHPO") opinion that the removal action will have "No Effect upon cultural resources in or eligible for inclusion in the National Register of Historic 3 Places." The SHPO concurs with the report's recommendations that encourage preservation of millrace features and historic foundation remains where possible and providing notification of any major discoveries and/or archeological monitoring. The EPA will abide by the report's recommendations and will proceed with as much sensitivity toward the historic remains as possible. V. COST INFORMATION (thru 04/30/04) Cost To Date Information Summary Amount Bud eg ted Costs to Date Total Remaining ERCS Contractor $313501000 31236,748 1131252 START/AST $ 30000 290,379 91621 EPA $ 2651000 1851131 799869 TOTAL $359151000 3,712,258 2021742 The above accounting of expenditures is an estimate based on figures known to the OSC at the time this report was written. The OSC does not necessarily receive specific figures on final payments made to any contractor(s). Other financial data, which the OSC must rely upon, may not be entirely up-to-date. The cost accounting provided in this report does not necessarily represent an exact monetary figure which the government may include in any claim for cost recovery. 4 Image Zoom Page 1 of 2 lHiE@ roldra buMint 0w age 0 ftcurmiain t 96ERlP& aamaai'a Yoke images Navigate epa osc Ithaca Gun Company Site Description: Removal of lead material from Fall Creek Gorge Date Taken: 3/10/2004 Security Level: Public Category: Latitude: Longitude: Tags: Go Back I web sites I regional web sites rp ofile I bulletins I images I documents I POLREPs contacts I links http://www.epaosc.org/site/image zoom.aspx?site id=QJ&counter=6999&category= 12/10/2014 Image Zoom Page 1 of 2 10 IiEg pKimilk millet" I&ng&t docusfleria PNDLRPPS COMBOS links aegin images Navigate epa ose Ithaca Gun Company Site A: � Description: Filling a Date Taken: 3/11/2004 Security Level: Public • _ Category: Latitude: J Longitude: Tags: Go Back web sites regional web sites I rp ofile I bulletins I images documents POLREPs I contacts links I http://www.epaosc.org/site/image zoom.aspx?site id=QJ&counter=7000&category= 12/10/2014 Image Zoom Page 2 of 2 http://www.epaosc.org/site/image zoom.aspx?site id=QJ&counter=7000&category= 12/10/2014 Image Zoom Page 1 of 2 Emu 13roMile bullehhe images docuffierls NbLIRMS contacts links aegin images Navigate epa osc Ithaca Gun Company Site Description: Fall Creek Gorge Work Area Date Taken: 3/11/2004 _ Security Level: Public Category: Latitude: Longitude: Tags: h Go Back web sites regional web sites I rp ofile I bulletins I images I documents POLREPs I contacts I links http://www.epaosc.org/site/image zoom.aspx?site id=QJ&counter=7001&category= 12/10/2014 Image Zoom Page 2 of 2 http://www.epaosc.org/site/image zoom.aspx?site id=QJ&counter=7001&category= 12/10/2014 r I NO ALTERATION PERMITTED o LEGEND HEREON EXCEPT AS PROVIDED J I I - - UNDER SECTION 7209 PROPERTY LINE SUBDIVISION 2 OF THE NEW a = �X i YORK STATE EDUCATION LAW. " � -x-X-X-X-x- FENCE LINE _ X EXISTING STRUCTURE COMPLETED CONSTRUCTION o I \�X`X\k OFF SITE 2 w I �x�x (26.8) -k�ky EPA REMOVAL ACTION AREA CLEANED TO Significant Construction OFF SITE 1 BELOW 400 ppm LEAD OR TO BEDROCK Changes Are Shown (31.4) EPA REMOVAL ACTION AREA WITH By Date LEAD LEVELS ABOVE 400 ppm \ Ck'd Date X�k � WESTERN SAMPLE LOCATION WITH REVISIONS k�k SLOPE 7 LEAD CONCENTRATION (3530) x� x� EASTERN I i RACEWAY 1 II / R 1 (196) o o z o � v w I z EASTERN I z OI II RACEWAY 2 --� —r—�=x=X=x=7- — — ----- > (1330) z z ——X=x=x===r r x�c�— = x= z=,�•u�.z� x—x— —x—k--X O L I Q U Z O 0 Y I w w 0 o I � ISLAND CONCRETE P,q� � Qoz W W I � BENEATH 1 - SLABS I I I Q W _j 0 / w0p WESTERN z � I RACEWAY 1 J Q U Q ISLAND (3300)LLJ - - - _,� I z Q � z \ Q LL_ _j < < Q a �- z O II \ Q � M z 0) II WESTERN - 0 RACEWAY O �1I I AY 3 ) z w O = WESTERN II � (8930 ' SLOPE 2 II WESTERN U Q (3040) I I I RACEWAY 2 1 0 WESTERN I (615) Q SLOPE 1 Q WESTERN 11 z I (3520) SLOPE 3 II I WESTERN w WESTERN RACEWAY o SLOPE 5 (2140) II WESTERN WESTERN RACEWAY 4 i p (3460) I SLOPE 7 (5410) WESTERN Ii (3530) I w SLOPE 8 WESTERN RACEWAY 5 I U o II N (2340) 11 (1620) rn v II / WESTERN RACEWAY 6 - - _ _ �I- - - - - - - - I- - - - - (10400) — — — — — — — — — — — - • i / WESTERN SLOPE 9 \_ WESTERN ACCESSWAY 2 WESTERN ACCESSWAY 1 / (1600) �- -WE�TERN / I �9��''tii ;I I\\ \ \ \\ \ \ \\ \ \ (312) (278) I 4' SLOPE 11 WESTERN `r q WESTERN I / r \ \ \ \ \ \ \ \ • SLOPEI 4 (2�790) PLUNGE I �� Of (12200) (SLOPE 6 7440 POOL / ; '� FORMER I, ' ) i WALKWAY 1 IRM H OT \ \ \ \ \ I / 1 \ j � I' I \ \ \ A\\\A\ \ \ A\\\A\ \ \ A\\\ I (893) PP-11A PLUNGE POOLPP 31000) WESTERN ACCESSWAY WA-1 WA-1E 3 / (20.9) (732) (790) (2280) (1580) (191) (252) OFF—SITE i O / / WESTERN WESTERN 1 J - - - - - - - - - \\ \ \ \\ \ \ \\ \ \ _ �-� ° / ISLAND SLOPE SLOPE 10 1 ' - - \- �- - \ \ \ \ \ WA-1 B o C / OSDB-2 PP-1 D I ' / \ V -\ _ WA-1 G (66.4) (267) ( 2) 38 a' / / (4220) I z° a / L - - - - - - - - - - - - - - - - - - - - - - - - J - - PP-1C (47 5) �I o / — — — — _ / (78.1) Z /. I SILO i N / I TI w m N I O — O T r O M C I I cn N v i I L - - - - - - - - - - _ 1 _ - N0 ' Date N a - - - - - - - - - - - - - - - - - - - - OCTOBER, 2012 i Scale � N O 0 0 1 = 20 O o 2 Sheet Number a O � 0 T 1 CD v NOTE: o °Y' BASEMAP TAKEN FROM A SURVEY MAP SHOWING File Number LANDS OF FALL CREK PERFORMED BY T.GE MILLER P C OON E6/27/2008. 1307.002.001 _ western;slope b - osdb-la western slope9 osdb-1e western'slope5 western c osdb-1b - a osdb-ld westernslope:2+; western slope6 1 - --wester estern slope 6 2 - western slope 3 � western slope 10 western se 6 3 p { \ -- \`western sloplope 6 4 - — r` western slope 6 5 - 1 western slope 4 s //,I off site 2 osdb-2cJ - 4 �western slope 7 western slope 11 off site 2- e osdb-2a in p osdb-1c osdb-2d �l _ � •�4� osdb-2b / western raceway 6 western raceway 5 / off site 21 osdb-2cJ - western raceway 4 - western raceway 2d $$$ off site 2a plunge pool e western raceway 3 - off site 2-b plunge pool .plunge pool d• western raceway 1c Feastern raceway 1d plunge+pool cam, eastern raceway 1c e pool lb western raceway2c border post L I - eastern leasternraceway 2a y _ plunge pool 1-a eastern raceway 2b eastern raceway 1b western raceway 2a - _ea :4 western raceway 2c eastern raceway2c stern raceway 1a western raceway ld eastern raceway 2d- off site.1-a eastern raceway leg _ offsite 1-e wesraceway 1b � � - off-site 1b western raceway le - a '' f • - western race Wayla former walkway 2 -- - former walkway 3 �Y survey post former walkway 1 off-site 1-c _ former walkway 5 off-site -d former walkway 4 a 4 { g x 44 ,r�r Jill - b P 777 n,1 ill d r western accessway 2-a ' .western accessway2b OR western accessway 2c :I ' I western accessway 2d westem accessway2e } r 1 westem accessway 1-a it westem accessway 1 b t' - westem accessway 1c ,I;i Legend western accessway ld �.estern accessway le -- Soil Sample Point a Sources:Aerial Photo-ESRI Map Service; Parcel Boundary Soil Sample Locations-B&L; Parcel Boundary- Tompkins County City of Ithaca Figure arton "-d!��/ F 1 oa��e,Pc. 1157 Soil Sample Locations Project Engineers-Environmental Scientists•Planners•LandscapeArchitecfs 1 inch = 40 feet ,Tompkins Count 7/20/12 New York 13 No. BENCHES T 800-716-5506 `, M AG L I N F 877-260-9393 W.MAGLIN.COM WWW.MAGLIN.COM SALES@Q MAGLIN.COM M LB 1 2 00-W-A MATERIALS: Bench ends are made from solid cast aluminum. The seat employs Ipe Slats. FINISH: The Maglin Powdercoat System provides a durable finish on all metal surfaces.Wood slats are treated with penetrating sealers. INSTALLATION: The bench is delivered pre-assembled. Holes (0.5")are provided in each foot for securing to base. TO SPECIFY: Select MLB1200-W-A Choose: -Powdercoat Color OPTIONS: - Personalization -Plaque -Skate Deterrent COMPLEMENTARY PRODUCTS: -MLB120OB-W -MLPT1200-W DIMENSIONS: Height: 30.50"(77.5 cm) Length: 70.00"(177.8 cm) Depth: 23.00"(58.4 cm) Weight: 135lbs(61 kg) 70.00 30.50 17.00 All drawings,specifications,design and details on this page remain the property of Maglin Site Furniture Inc.and may not be used without Maglin authorization. -Details and specifications may vary due to continuing improvements of our products. MAGLIN is a registered trade mark of Maglin Site Furniture Inc. CITY OF ITHACA l��AR =LAKE STREET LANDSCAPE ARCHITECTS PUBLIC PARK ENHANCEMENTS TWMLA Project No. 2013033 PRELIMINARY SITE PLAN REVIEW IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS CITY OF ITHACA DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS S HER SEAL AND THE NOTATION"ALTERED By FOLLOWED BY AND A SPECIFIC 401 LAKE STREET HI SORHER3ONAOF A LTERATIONS DESCRIPTION OF ALTERATIONS. Ithaca NY 14850 COPYRIGHT iRCWB0.-0GE WOLFYRIGH LANDSCAPE ARCHITECTS JP CIO FALL CREED DRAWING LIST Iz ❑ w Survey v z Si SITE SURVEY Q LU Z Landscape F CONTRACT LIMITLINE w L100 RENDERED PLAN LU L101 DEMOLITION PLAN L201 LAYOUT PLAN _ - f L301 GRADING PLAN r •.� U L401 PLANTING PLAN J B L501 SITE DETAILS - ---- W Ui �. LIB Y 0 )` U v FALLS '" w Z STREET ' U � � CONTRACT LIMIT LINE r DATE: 02I13I2015 - - PROJECT: 13033 /` :I • +Yt • DRAWN I) JLF F1 S �T CECKED:H PJT I Al. s e I COVER ILLUSTRATIVE PLAN L000 1 2 3 4 5 5.732 U 88.321 C �p6.329 1 384.784 \ $18 �•'������= �386'309 Z Q 1v -384.733 vvv - �- \ 383.057 \\ 89.077 � W \ 1 Ag11 09.36}�--' x .g-*3 9.810 X li X J 86.474 j387.094 �P7.263 111 1pAa P5.222 (]! 13027 `\ 383.067 LANDSCAPE ARCHITECTS I I I . 4.181� O W 84684 4186.655 `\ �� 383,971 � N 09s76-f � � e.7so ` M o�1 I 67 0 �L C9 p7.205 \`, �384.727� r _/ 83.626 �384.797 �� �� 386.263 W 67 67 .60 4.363 m �f-f7, � �P4.375 �385.923 385.19 3 .548 84.872�j 386.746 �385.463 385.068 .�386.733 \ r \ N Z iDO Z n 385.344 5.019 385.842 4 � .89 .115 8.620 09.097 '®� 87.217 7,1 7 7 �385.914 7.755 \ 8:985 3 8.03 \\ 87.225 IT IS A VIOLATION OF LAW FOR ANY 386.207 5.701 \ ,1 385.710 PERSON.UNLESS LICENSED UNDER THE �� -_-_ --_ DIRECTION OFALICENSEO LANDSCAPE 1�0 0 11 ARCHITECT TO ALTER ANY REM ON THIS W386168 386 051 ' 0 ' DOCUMENT 0 IE A TERS THIS 38 , DOCUMENT IS REQURD BY LAW TO :603384.996386.J§9.745�36 AFFIX HIS OR HER SEAL AND THE 385.290 ` NOTATION"ALTERED BY"FOLLOWED BY 2 726- 87.545 - HIS OR DESCRIPTION SIGNATURE OF ALTERATIONS. R ATIONS D A SPECIFIC -38s3 385.9s1 90.027 1 7.686 87.530 413 /3"982 j 1 2015 ��� 87.591 g'S85_- _________________ _ 7848 _ mOVJBAIJGEWOLF MICOPYRpNIlB IGHT©SCAPEPACHIIECTB.LN L -- r1 .125 Lc7 i § 9Oi23 Q84 - _89 --23 -`----- \A08.581 od 0 99____\`\\ _i 9142 _ - 388 674 882 - 912 8880c -i F W 1 / - TRdQTO 91.812 'r (�U-) F-- i 6 D vv -� -- 9.2b0, 91.533 --- _ C - - �4.3r9 �901 I �- 391.697 i i 1 9�2 2 -_- -_____�v. �- �389.5 3� 0.7 8 44.6]4 v []_C[j 0 ' I 1 / �94y3 0 1' 92.885 1 \} W O \1 W r 6 393.691.E �� 90,1$,2 N 1.4051 `��Vr"��� 92.871. 1 li O8. .733 CO i r� 94�606 5.429 1v - 90.944' a`� ui CO 1 i 4.102 1 1 r, 2; f✓ 91. O 08.836 .68 1 r- �406t064 C �*4 91.943 72 � U �� Z Z 1 V O \ W A Q os1 J OJ I W 1 1i CC`L 9 AA� 1 L li 1 5 �\ O LiJ,I Z ii 1 `\ 05.652 z 04.532 0. 9 g2.80 � \\ Q 0 3 \ Z �r w -07.621 1 \ O 7 71/1/�/ 1 7 0.3 51 1 1\ �� I- `2 \ nI�p4'775�/� 04.469\ L)j i .3 1i \ 04.99 V O 5\9 93�8 0 $94 Iv 1\ 1 i li CO �- 7 V C/� 1 §. 8 2161 �� 08.322 ` D4 2 1 0 901; 1` 139/,933 11 1 ��dd 1 8.2331 OA153 1 77t�11 96� \, 93.587 i O�7 1 109.050 -093'*7.890 `v `� i 61 v1 e 2 I 1 ;gD5.980 r 1 .0 6/ .126 931 .4d. YS .702 % 1 r� I r I I 1 i ` LO 30 �9 W D4.695` 04.986 i U 1 CD ETA _ CD 407.11 4.4819 509 1 C-) 1 \` Z 1 1 1 O\ ^^ r i r 59 L.L 035 r 6 �466.69F Q - °7780 �`� C' ' TRUE NORTH AT THE 76°35' 07.06 1 + 08.334 1 I 4.286 3.857 C `w D5,019 °IW 11 1 sa.367`. J �\ IIII 6.273 `� U` 1 1 09.218 09.34 8.543'` - y W 1i 11 A M ,J m pi111 1 A �1 (/� W � �� 407.53`,- `iN IQ�. g2 ° py, � \` �\ '42 93.26'--llw MERIDIAN OF WEST LONGITUDE 1 �.899 ��O 07,42P7N1 V zs 4 5:1 4 .10 9v 40 A ' -I 1 1�N CT ` 07.W.382'. V' \ i �906 - 0�9�,� Cd3 5 \,' 0 \7� 9$�\ ✓ �g838 3.198 1 6� O7 2� _ - �a5G4. 'I .53191 96.49 1 r 1. 3 Q II 06.22F Q 1 � 7.853�` 93.900 93.420 W \\ ��I`'7� ZZZ 9V/i .46 1 ` \ O --- 09.435 0 43 - p \` v1 C�WI 09.518� 0.7 it �� li fit473��-p6.�27 85� `1 7.0191 __,93.375�` ui 496 � RA V1 ENGINEERING & ry K, F - _ _ ---- -- 1 .436 I`7 �91.7 7 11 W 1 �� 1 _-� - Y i 1 W' 41L575 C)Z 72�113T6 .99 ` LAND SURVEYING P.C. c~n - i 09.595 J.625 67 �\ 1 \ `\ _ �\ `\ 1 1 �-�=195%-`\� 333 � � a) s.os2 m Z , „ 86 ' 89 �,--,' 4.494 =-�ypp -966 .6'9 CONSUL TING ENGINEERS& SURVEYORS NCRETEI &90 i /6 1 W ", 8r _- 469 / I /�i 23./389 U i .189 8.342 08.753 453 / 11 W .59 2.20 �131288 / r 1 ` C6 / rri' U 408.3� 30 i 11791 L �___ ry� z3.671�\ 236s4 2110 SOUTH CLINTON AVENUE, ROCHE ER NEW YORK 14618 - i f- W y 2.021 575`. -- W (r 3.Sz§.. i W 8..(10'- L1J ri'�20'81, ` T Q u F F /� �jn DATE: 02/13/2015 �wz �77�; �� �l i 411.492 '-dti.. 41� aG- 2 - 4 ®' cF 41 4� ' r /� i \\ IE. (�V�) ���-���0 /\. (J8�/) 2��-T�J1l PROJECT: 13033 Q ' r Wf 18,394 \ - ® 6Pr I 1 \ DRAWN BY: JLF c �3Z i 11 66 W 4w--- .0 s. 20�240 A q8�2 I r \� �_� -- i I ((}} (` CHECKED: PJT/ARM 98.d2 W v 411.535 W,` CD 4 .17LQ 1 I 1 2�393 SURVEY NOTES: W i i O'J . 1 24 r 41.6� 24.518 �p12.32 Cl-; W i11 Og.g 9.956 , 09.627 , 1 , 33p�.40 ¢ �12.1 ' ' 24. r 424.64 UNITS CE MEASURE: US SURVEY FEET SURVEY 09.558 0 42 / 1 ; 2 � r C4 r \424`37a`� / ' �66 12.132 i - 4,a3 n.a1s 2. - z _ w aztns a (-n ksf �dt t F- i 1 r 3.258 � Q I LJII i " i •� !,`V 434.5320 HORIZONTAL COORDINATE SYSTEM: NAD 83(2011) ZONE CENTRAL 3.236 9 \� 0625,WW 24.°SN - -` VERTICAL COORDINATE SYSTEM: NAVD 88 1 2 3 4 5 TROWBRIDGE MICHAELS 1 lk LANDSCAPE ARCHITECTS LAKE " p STREET BRIDGE VIOLATII'N!OF LAW FOR ANY -.UNLESS ACTING UNDER THE -ROROFALICENSEOLANOSC•APE GRAIN 17'E TEOT TO ALTER ANY ITEM ON THIS. :.MENT WHO ALTERS THIS COLUMNS TY C '..:'IENT IS REOUIREO BY µW TO "'©LUM°*S (TYPICAL)I'�Il'AL� "In,XI$OR HER SEAL AND THE Hij ON H'ALVMD Sr FULL DRY LJ XIS OR RERS TIRE AIR A 3PEf]FIC DESCRIPTION OF ALTERATIONS. I' VIEWING AREA Cf] w uj BENCH TERNATE.) W !` -- ARDRAIL -- VIEWING C--7 r �:� _ AREA r m r, PgCC'ES_SIBLE WALfCili,11,10 UyaY Q x - - --- - -- - _ Lu BENCH (ALTERNATE G) ` m i > C[ OPEN LAWN 1 > � I ENTRY AREA - { m CURB ACCESSI6L � RAMPLli POTENTIAL INTERPRETIVE BENCH GATE SIGNAGE (NOT IN CONTRACT)) (ALTERNATE) Lij FALLS STREET �--a- IKE RACKS r TRAIL cn >-- �� ENTRANCE chi CONTRACT LIMIT LINE aft-4- y1 C5 * - i _ +-` ' ♦ DATE: D71,7t2UIs .►�• OLO PROJECT lm0 o r DP.AWN®Y: JLF A 'KED PJT+ARM RENDERING OT Ll 00 12 3 GENERAL NOTES-DEMOLITION / I( ) O OO lId�\ � �� �J 1. CONSTRUCTION FENCING TO BE INSTALLED AS NECESSARY TO PROTECT PEDESTRIANS,CONTROL I �/ I11(IIY=_� i = (I��, - _��. VEHICULAR TRAFFIC AND PROTECT ON-SITE CONSTRUCTION MATERIALS. I 11„ \�\�__-- ___ 2. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY OWNERS HAVING UNDERGROUND UTILITIES ON SITE PRIOR TO EXCAVATION. — 3. AS PER N.Y.S.INDUSTRIAL CODE 753:CONTRACTOR TO CALL DIG SAFELY NEW YORK (1-800-962-7962)TO LOCATE BURIED CABLES OR OTHER UNDERGROUND UTILITIES NO LESS THAN TWO OR MORE THAN TEN WORKING DAYS PRIOR TO DIGGING,DRILLING,EXCAVATING,DRIVING LANDSCAPE ARCHITECTS POSTS,ETC. _—=_-_ - -=__ �; 4. CONTRACTOR SHALL KEEP STREET AND EXISTING WALKWAYS CLEAR OF ALL DEBRIS AND p -- SEDIMENT AND SHALL CLEAN STREET AND WALKWAYS AT THE END OF EACH DAY. 5. PROVIDE SILT FENCING AT ALL DOWNHILL SIDES OF WORK AS INDICATED. 6. PROVIDE SEDIMENTATION CONTROLS ATALL EXISTING DRAINAGE INLETS AFFECTED BY NEW I 1 CONSTRUCTION. 7. ENCIRCLE ALL STOCKPILES WITH SILT FENCE AND COVER THEM WITH A TARP WITHIN 7 DAYS OF 1` FORMATION. w C� 8. EXISTINGBIKERACK AND BENCHES SHALL BE REMOVED COMPLETELY INCLUDING FOOTINGS M�l� ____ w UNLESS OTHERWISE NOTED ONPLAN. 9. BASE MATERIAL IN AREAS TO RECEIVE PAVEMENT TO BE EXCAVATED TO SUB-GRADE ELEVATIONS x 11 ~ U AS REQUIRED TO ACCOMMODATE BASE COURSE. 11D BE b� Q 10 MPROTECT ALL SURFACE AND SUBSURFACE LITIES TO REMAIN DURING DEMOLITION WORK. / 111 Q Q 11 REMOVED FROM SITE,ALL IUNLESS NSHED OTED OTHERWISE.OWNER TO RESERVE RIGHT ORIAL SHALL BECOME CONTRACTORS PROPERTYF FIRST lJ CL REFUSAL ON ALL DEMOLISHED MATERIAL. j 0 11 O Q:> 12. PROTECT EXISTING PAVEMENTS,LANDSCAPE,6 SITE FEATURES TO REMAIN.ANY DAMAGED OR IT IS A VIOLATION OF LAW FOR ANY w \\\ J L'j w DISTURBED PAVEMENTS,LANDSCAPE OR SITE FEATURES SHOWN TO REMAIN ARE TO BE PERSON,UNLESS ACTING UNDER THE 'yam. O w J LL REPAIRED I REPLACED IN KIND AT NO COST TO THE OWNER. DIRECTION OF A LICENSED LANDSCAPE 1\ w �Uw �j 13. TOPSOIL TO BE STRIPPED AND STOCKPILED FOR RESPREADING. ARCHITECT TO ALTER ANY REM ON THIS O \ 1 � 14. PROTECT EXISTING TREES TO REMAIN.DO NOT STORE EQUIPMENT OR MATERIALS WITHIN THE DOCUMENT WHO ALTERS THIS _ Lfl \ DOCUMENT IS REOUI RE0 BY LAW TO O DRIPLINE OF TREES. AFFIX HIS OR HER SEAL AND THE 03 15. MINIMIZE IMPACTVOID DISTURBING ROOTS OFANDSCAPE TING TREES EXCAVATING. ION&AIR SPADED NOTATION"ALTERED BY"FOLLOWED BY C9 r m J-I I BETAKEN TO AVOID XIISTING THE ROOTS ARE PRESENT. HAND EXCAVATIONBAIR SPADE HIS OR HER SIGNATURE AND A SPECIFIC -I m REQUIRED WHERE EXISTING TREE ROOTS ARE PRESENT. DESCRIPTION OF ALTERATIONS. J % DONOR PLAGUES ON BENCHES TO BE REMOVED ANO CLEANED FOR REINSTALLATION ON NEW BENCHES. COPYRIGHT©2015 _ `/-✓ > \ TROMRIOGEWOLF MIOVaSLANDSCAPEAACH6ECTS.LLP _ z tiCQ Lj�Z \I -- --_ 1\ ..I LEGEND _ - 7 Q - O BENCHES,BIKE RACKS,AND Z �iJ - ------ ---- II CONCRETE PADS TO BE REMOVED Cui CONSTRUCTION FENCE I '------- INLET PROTECTION Lu -----_ - - ----- ------- 00 ` �---` _______________ �� SILT FENCE _`t — _J / \ —— - ITT GRANITECURB { - _ TO BE REMOVED ' —w _ \ /� _______________ SAWCUi PAVEMENT cn CONTRACT LIMIT LINE ` ` 3AWCUTPAVEMEN7 \\\\ ' _ ( CONTRACTLIMITLI(fE/ r Q 1 _ — 1\ \ \\ �• NOTES: ui II n II� ` \ 1\ REMOVE BENCH AND CONCRETE \\ 1. WOVEN STAPLES. IRE FENCE TO BE FASTENED SECURELY TO FENCE POSTWITH WIRE TIES OR ` Q I I ^CQ `PAD(KEEP PLAQUE FOR 2. FILTER FABRIC TO BE FASTENED SECURELY TO WOVEN WIRE FENCE WITH TIES SPACED ^s' C)oI/ REMOUNTING-SEE NOTE 16) EVERY 24"AT TOP AND MID SECTION. 1 r CD�N I I I _ S. WHEN TWO SECTIONS OF FABRIC ADJOIN EACH OTHER,OVERLAP BY 6"AND FOLD. LLL...LLL — j F 4. PERFORM MAINTENANCE AS NEEDED AND REMOVE SILT WHEN BULGES DEVELOP IN THE REMOVE BENCH AND CONCRETE 1 ` W CD i I PAD KEEP PLAQUE FOR \ °a. \\ 1 SILT FENCE, F- , ( BS \ _ \ 5. ALL SILT FENCING AND SEDIMENT CONTROLS TO BE IN PLACE BEFORE CONSTRUCTION \\ I REMOUNTING-SEE NOTE I6) SILT FENCE CN O 1 y z i/ ` L107 1 BEGINS AND 50%MUST GROWN INTACT UNTIL CONSTRUCTION IS COMPLETE AND NEW LAWN IS MORE THAN 60%GROWNIN. UJ 1 \ 2'HARDWOOD FENCE POST Q 8'-0'O.C. I I I \ \ WOVEN WIRE FENCE(MIN.14-1I2-GAUGE WITH 6'MESH SPACING)WITH FABRIC OVER J FILTER FABRIC:MIRAFI 100X rY\ ENVIROFENCE OR APPROVED EQUAL L.LI SILT \ REMOVE GRANITE CURB % j I 11 1 11 s INLET PROTECTION I \ I 1 11 °4 AF 1 G L10 1 1 1 DIG 6"WIDEBDEEP TRENCH,BURY z I I J 1 BOTTOM 72"OF FABRIC,TAMP IN 1 PLACE \I , iui UTILRV BOX TO BE ADJUSTED \� PER GRADING PLAN SEE L301 C9 �� REMOVE BENCH AND CONCRET '{II 1 \( ui I ( PAD(KEEP PLAQUE FOR NI 1 I ^' REMOUNTING SEE NOTE 16) 11 ' r I 1 I \ REMOVE BIKE RACKS / 111 \ \ I ei 1 1 II A �`I I ��SILT FENCE i B5 Scale:1/2"=1,-0. O CONSTRUCTION FENCE \1 l it l\ 1 I 1 S R E E T ! cl� C) II —---- 0 0 ; ' ;1 \ c> CD NOTES. Lu Q7 CT - .I II jam' I 1. FILTNECESSARY, C TO BE OVERLAP TO FROM EXTEND O NEXT STAKE.TO ELIMINATE JOIMS.IFJOINTS ARE —0 sa FAIL S S REET > _ ——— \ j ; / NECESSARY,OVERLAP A EXTEND AI NEXT STAKE. 0 T'\ \ � � z � III 2. SPACESTAKES EVENLY AROUND DRAINAGE STRUCTURE AT MAXIMUM 3'INTERVALS AND � U W` v L \I —— _ ` -- - DRIVE TO MINIMUM E DEPTH INTO SOIL y� n v/I \ �/ j 1 ji III �( I 3. Ft MINIM MFABRIC ITINTOSOIL. RELY FASTENED TO LUMBER FRAME AND SHALL BE EMBEDDED U 1 -- _^ 1 IAA-_--- 1 CONTRACT LIMIT LINE I 1_ - _ � I I MINIMUM I2"INTO SOIL. F I`� C I p..� DATE: 02/13/2015 I 1 ,�� _\____ 2%4 LUMBER STAKES AND RAILS n PROJECT: 13033 OVERFLOW WEIR BELOW DRAWN BY: JLF 2 A 11 `��� ` li f ir�� - `--_---�%'� \L\\\���' ADJOINING GRADE A3 CHECKED: PJT/ARM Iy \ �\a/ I I m 1 II \�\\\ �� -�jNl '=�sJ�\`\\.,� NECESS OF R TO UNOFFPREVENT TO BYPASS OF RUNOFF TO NEXT Ld DOWNSTREAM STRUCTURE Al 1 ! r FILTER FABRIC 4 1 j \ DRAINAGE INLET OR STORM MANHOLE DEMO PLAN R O / INLET PROTECTION L 101 CDL C9 I \ A5 saele:lrz�1'-D' ILE1 2 3 4 5 GENERAL SHEET NOTES- LAYOUT 1. VERIFY DIMENSIONS AND ACCEPT CONDITIONS BEFORE PROCEEDING WITH WORK.REPORT DISCREPANCIES TO LANDSCAPE ARCHITECT FOR INSTRUCTION BEFORE PROCEEDING.DO NOT SCALE FROM DRAWINGS. 2. WALKS,STONE DUST AREAS,RAILINGS,AND GATE TO BE LAID OUT IN THE FIELD BY A — LICENSED SURVEYOR. 3. SEE GRADING PLANS FOR SPOT ELEVATIONS AT SITE FEATURES INCLUDING CORNERS OF PAVEMENTS AND RAILING POST. LANDSCAPE ARCHITECTS 4. THERE IS NO GUARANTEE THAT ALL EXISTING UNDERGROUND OR OVERHEAD UTILITIES, WHETHER FUNCTIONAL OR ABANDONED WITHIN THE PROJECT AREA ARE SHOWN ON THE PLANS.THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL UTILITIES °"' D BEFORE STARTING WORK AND SHALL BE RESPONSIBLE FOR ALL DAMAGE RESULTING FROM THE WORK AS SHOWN ON THE DRAWINGS, 5. CONTRACTOR TO PROVDE TEMPORARY TRAFFIC SIGNS WHERE NECESSARY,CONSISTENT WITH ALL RELEVANT BUILDING CODES, 6. INSTALL EXPANSION JOINT$EVERY WIN CONCRETE AS NOTED ON PLANS AND IN AREAS WHERE CONCRETE ABUTS CURBS AND OTHER FIXED OBJECTS. 7. ANY DAMAGED OR DISTURBED PAVEMENTS,LANDSCAPE OR SITE FEATURES SHOWN TO REMAIN ARE TO BE REPAIRED/REPLACED IN KIND AT NO COST TO THE OWNER. IT IS A VIOLATION OF LAW FOR ANY A2 PERSON,UNLESS ACTING UNDER THE L501 GRANITE COW APE ARCHIT CT TO ALTER ANY ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENTISREOU I SE BY LAW TO HER AFFIX HIS OR HER SEAL L AND THE NOTATION"ALTERED BY"FOLLOWED BY LEGEND HIS OR HER SIGNATURE AND A SPECIFIC A2 GRANITE COLD DESCRIPTION OF ALTERATIONS. \ L501 \ CONCRETE PAVEMENT COPYRIGHT©2015 4.75' Cl TROMROGEWOLF MIDVaSIANDSWEARCHOECTS.LLP L501 BENCH WITH CONCRETE PAD(BENCH IS ADD ALTERNATE) A4 STONE DUST PAVING L501 STONE DUST PAVING WITH BLUESTONE EDGING //�� I \ �/ " GRANITE COLUMN #1 CRUSHED STONE—IN. v' ' °• � L501 B4 L01 GRANITE COLUMN ADADETECTABLE WARNING PLATES z C L501 GUARDRAIL ui 5� a 4bp CONTRACTLIMITLINE AS CONTRACT LIMIT LINE CONCRETE PAVEMENT L501 cA L501 CONCRETE PAVEMENT C 1 A4 C L501 STONE DUST PAVING WITH BWESTONE EDGING Lu IIS. a � L501 BENCH WITH CONCRETE PAD(BENCH IS ADD ALTERNATE f , (MATCH v W WIDTH) A2 L501 GRANITE COLUMN Cz/' 00 I W g 5 000, s0" I Z zs I w UTILITYBOXCOVER TOBEREPLACEO 64 WITH AN AGA COMPATIBLE COVER A4 GUARDRAIL L501 Ni CRUSHED STONE PAVING L501 '° � A' METAL EDGING I r r ntiy A4 L501 STONE PAVING WITH EDGING h Q METAL EDGING POTENTIAL ?O^ INTERPRETIVE PANEL CROSSWALK I CON T ACT)PING _ (NOT IN CONTRACT) (NOT IN CONCTRACI) 8 - - _ f , ACCESSIBLE CURB RAMP U 501 A I " '° � L501 GRANITE COLUMN J B ® I LL501 (4)BIKE RACKS W/CONCRETE PAD Cl P A2 M • BENCH WITH CONCRETE PAD R b 0 G TE (BENCH IS ADD ALTERNATE) ... L501 FALLS STREET I — A2 GRANITECOLUMN _ Lsoi —— __ —_ ° �'.IF B3ui 2.00 CONTRACT LIMIT LINE L507 BARRIER RAIL 6.00_' '1'^�1�r�' 107.75' r Y i 0 L U uizz z '~ le O Q U U � � DATE: 02/13/2015 PROJECT: 13033 DRAWN BY: JLF A CHECKED: PJT/ARM 5 n LAYOUT PLAN 0 10, 20 L201 1 2 3 4 5 I 1 t I -- t GENERAL SHEET NOTES-GRADING 1. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES HAVING UNDERGROUND j 11 UTILITIES ON SITE OR IN RIGNT-OF-WAY PRIOR TO EXCAVATION.CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO GRADING j II START. qlkAJMAA, I 11 2. GRADING AROUND EXISTING TREES TO BE MINIMIZED. 3. ISTOBMINIMIZE TAKEN TO AVOISTING,REMAINING ROOTS OF EXISTING LE TREES.HAND EXCREAT CARE I AND/OR EXCAVATION AVOMHAN AIR INGSPA EWIL OF REQUIRED WHERE HAND EXCAVATION I t LANDSCAPE ARCHITECTS I \ ANDIOR EXCAVATION WITH AN AIR SPADE WILL BE REQUIRED WHERE EXISTING TREE t ROOTS ARE PRESENT, I t 4. ALL EXISTING UTILITY COVERS AND GRATES WITHIN THE AREA OF DISTURBANCE ARE TO BE - D I \\ ADJUSTEDTOMEET GRADES. I \I 5. THE CONTRACTOR SHALL FIELD VERIFY EXISTING TOPOGRAPHY PRIOR TO I COMMENCEMENT OF EARTHWORK OPERATIONS.ANY DISCREPANCIES WHICH WILL AFFECT t THE WORK REQUIRED AS PART OF THE CONTRACT DOCUMENTS SHALL BE IMMEDIATELY REPORTED TO THE LANDSCAPE ARCHITECT. 6. DO NOT PROCEED WITH ANY GRADING ACTIVITIES UNTIL ALL EROSION CONTROL MEASURES / \ ARE IN PLACE.REFER TO SHEET L101 FOR LOCATIONS. I t I \ IT IS A VIOLATION OF LAW FOR ANY I PERSON,UNLESS ACTING UNDER THE I DIRECTION OF A LICENSED LANDSCAPE _____________ ____ � ^ J I ARCHITECTTO ALTERANY ITEM ON THIS MATCH EXISTING DOCUMENT WHO ALTERS THIS oT92G0 0932 j II` DOCUMENT IS HER RED BY LAW TO t AFFIX HIS OR HER SEAL AND THE NOTATION"ALTERED BY"FOLLOWED BY MATCH EXISTING II I LEGEND HIS OR HER SIGNATURE AND ASPECIFIC I .r1409.25 -- - E%ISTING CONTOUR DESCRIPTION OF ALTERATIONS. - _ �\ \ -- ___-___ _ --__ MAJOR CONTOUR 407.90 - ---_ ---- ------ _ coNToua / 408.15 �� _ -� ��- _ EL 802.07 I I 1 /�___ SPOT ELEVATION MAT HEXISTING _ 1 407.90 T0911.80 `� - EXISTING SPOT ELEVATION C 1 408.901 CON7 BC911.17 `\ j RACTLIMIiL17fE/ / \ `----- _ I \ \ I 408.15 I \ \ II 11 TC TOP OF CURB \\ MATCH E;ISO880 408.50 II t 1 \ \ BC BOTTOM OF CURB ui � II I I 407.76 � �`� CONTRACT LIMIT LINE ; / I II \ f 405-30 �\ V j t W MATCH EXISTING 50° \\ Op \1 \II t(-008.90 M �o \ <MAX \ 405.70 II Z F- I , 405.20 MA CH EXISTING MATCH EXISTING II *1408.80 I 1 +/409.12 ` \ \ 1 405.40 -- j II I III I MATCH EXISTING t\ `t � 40530 / I I MATCH EXISTING I +/-009.10 \ 405.3 ' ill I 1 BC+/-008.60 \ / I , , AN UTILITY BOX FRAME TO MATCH GRADE MATCH EXISTING I 405.73 MATCH EXISTING 1 \tl +/408.62 I r/409.30 I I t MATCH EXISTING X I-40B.68 1..� MATCH EXISTING TC+1-4009.20 + 70BC ` I1 408.95 \\4J�o I I \ 1 I 11 MATCH EXISTING 406.43 IPI \ I 40.95 406.68 101 1, \ 1, 1 1 J I II MATCH EMISTING+/-009.50 II i I _ I 1 II 409.10 � 406.80 \/�/ � /+/403.50 I IIII 1 \\ I 1 ®I ' / MATCH EXISTINGco II�1 J MATCH EXI TING - �- 1403.50 I t \ n r/ 1409.60 FALLS STREET 1 Iv i � - i-�� '--- � �I ii� i r 409.0ui 1 I .' CONTRACT LIMIT LINE I I- --_- 1 1 \ 1 MATCH EXISTING ____- _ "\\•+ \ 1 \` 1\ __ �� l 6 ,.� ' .I I/ -/i==¢c__,,,' '_ -��I.� i, LI ' B Y zz DATE. 02/13/2015 PROJECT: 13033 DRAWN BY: JLF A CHECKED: PJT/ARM i GRADING PLAN wo --- - - y L301 = 1 2 3 4 5 GENERAL SHEET NOTES-PLANTING 1. TOPSOIL MUST BE SCREENED AND AMENDED TO MEET PROJECT SPECIFICATIONS.SEE WRITTEN SPECIFICATIONS FOR REQUIREMENTS OF VARIOUS SOIL MIXES. 2. ALL PLANTING BEDS TO BE PREPARED AS SPECIFIED:SHRUB BEDS TO BE PREPARED IN THEIR ENTIRETY WITH IFI OF PLANING SOIL MIX.LAWN AREAS TO BE PREPARED WITH 4" "., — OFTOPSOIL PER SPECIFICATIONS. 3. AFTER BEDS ARE PREPARED,THE LANDSCAPE CONTRACTOR IS TO LOCATE SHRUBS AND TREE AS SHOWN ON PLANS.SHRUB AND TREE LOCATIONS ARE TO BE APPROVED BY LANDSCAPE ARCHITECTS LANDSCAPE ARCHITECT BEFORE THEY ARE PLANTED. 4. ALL DISTURBED AREAS THAT ARE NOT SHOWN AS PAVED OR PLANTED BED ARE TO BE SEEDED AS LAWN.PREPARE LAWN AS PER SPECIFICATIONS AND DETAILS,D °"' OTHERWISE INDICATED. 5. ALLPLANTSTO COMPLY WITH APPLICABLE REQUIREMENTS OF ANSI 260.1'AMERICAN STANDARD FOR NURSERY STOCK'. 6. MAINTAIN AND WARRANTY ALL LIVING PLANT MATERIAL AS PER SPECIFICATIONS. IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS ACTING UNDER THE DIRECTION OF A LICENSED LANDSCAPE ARCHITECT TO ALTER ANY REM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS SE BY LAW TO AFFIX HIS SEAL L AND THE NOTATION"ALTERED HER HER BY"FOLLOWED BY LEGEND HIS OR HER SIGNATURE AND A SPECIFIC O DESCRIPTION OF ALTERATIONS. COPYRIGHT©2015 \ CSC TROMRIOGEWOLF MIQ RSLANCSCAPEARCHITECTS.IT 5 + TREE I \ + + IS \ + + EDGE + CCN O I 1 SHRUBSIPERENNIALS 1 C +++ + T CONTRACTLIMITLINE 0 O G I + - y y _ + + ++ ui1 + - + + + + + + D, TURF SOIL SEED MIX Z ++++ - + + + + N + < Ud +++ + + + + + + + + + + LOW MOW SEED MIX \` g + +++ + + + + + + + + + + +++ + + +++ + o 0 0 0 + + + + + + + + ++ +++ ++ + W ++++ ++1++ ++++++ +i"++ +++ + + i ++++ + +++++ + ++t + + 1++++++ + ++++ +++ + + + ++ + + + + +++T LL 1 1++ +++ + + + + 1+ + + + + + I. �. + I 1�V 1 +++++ +++++ + i+ + + +++ + + + + + + CONTRACT LIMIT LINE + + + + + + + + + + + + + + + t + + + + ++ +++++++ + +++++ +++ + + +++++++ + + +++ -- - - - I + + + + + + + + + + + + + + + + + + + + + + + + + + ❑ + + + + + + + + + + + + + + + + + + + +F+ - SYMBOL QTV BOTANICAL NAME COMMON NAME SIZE ROOT COMMENTS I ++ + + + + + + + + + + + + + + + + + + +++ - TREES Q ++ +++++ ++++ + +F+++ +++i+ + - - - CCN 1 Cetus Canadensis'Nadhland Strain' Eastern Redbud 68' B&B Full CSC + +++ ++++ - SHRUBS ` 7 BED EDGE +++ + °_ ' ,+ - - -+ CSC 12 Cnmus ranm'Cardinal' Redmier D0gw d d5 Corn FUII,Male. C O O O O O°' ✓ + v °O°O°O°O°O°O O O°O°C f+++ J � o 0 0 0 0 0 0 0 0 o O �Oo`+\ '++ - o 0 0 0 0 0 0 0 00 0 0 0 o c o o B �� o a o 0 o a o 0 0 0 0 o a o 0 0 ° 0 0 + -O O O O O O O O O O O O O O O O O O O O u O O O O O O O O O O G O O O O O O O O O +++ O O O O O O O O 0000000000000 O O O O O O O O O O O O O"O O O O O O O O O O O O O O O O O O O O O — O O O O O O O O O O O O O O O O O O O O �O 0000 O O O O o O O O O O O O O O O O O OoOoOoOOOoOoO000 0 0 0 o a o 0 OOo o /i �1 0 0 0 0°O°O 0 O 0 O°0 O 0 `L FALLS STREET °°0°°°0°0OOOO -- __ -- ui CONTRACT LIMIT LINE 1 1 ry —0 « r/1 > U �J J (6 ui z '~ leO QIT U U � � DATE: 02/13/2015 PROJECT: 13033 DRAWN BY: JLF A CHECKED: PJT/ARM 5 n PLANTING PLAN 0 10, 20 L401 1 2 3 4 5 NOTES: 1. PLANT AT SAME DEPTH AS PREVIOUSLY PLANTED IN NURSERY OR CONTAINER 2. PROVIDE COMPACTED BASE UNDER ROOT BALL ONLY TO PREVENT SETTLING 3. ENTIRE BED TO BE EXCAVATED AND BACKFILLED WITH PLANTING MIX - qjk'jp PRUNE AND REMOVE DEAD AND BROKEN BRANCHES LANDSCAPE ARCHITECTS PLANT SHALL BE SET AT OR SLIGHTLY ABOVE D n m nTHE ESTABLISHED FINISH GRADE NOTES: KEEP MULCH AWAY FROM TRUNK AND TRUNK g UNTIE AND ROLL BACK BURLAP FROM MIN.1/3 1. BENCH TO BE US MLB1200 by MAGLIN SITE FURNITURE PH:800.716.5606 FLARE OF ROOT BALL.SYNTHETIC WRAP IS ED IS 2. WOOD SEAT AND BACK TO BE IPE. - UNACCEPTABLE.CUT WIRE BASKETS AND 3. COLORTBD. 4"SPECIFIED SHREDDED BARK MULCH REMOVE. 4. OPTIONS:ARMS BOTH SIDES 5. LEVEL BENCH USING SHIMS AS NEEDED. 6 DONOR SIGN FROM'KIWANIS CLUB OF UNTIE AND ROLLBACK BURLAPFROMV3MIN, SHREDDED BARK MULCH,EXTENT OF ITHACA'TO BE TRANSFERED FROM OF ROOT BALL.SYNTHETIC WRAP IS BEDLINE,INCLUDE IN PLANTING ITEMS: EXISTING PARK BENCHES TO NEW UNACCEPTABLE.CUT AND REMOVE •4'(100-)FOR SHRUBS BENCHES.PLACEMENT ON BENCHES TBD EVERYTHING EXCEPT BURLAP. •3"(75mm)FOR PERENNIALS AND BULBS ' IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS ACTING UNDER THE SPADED BED EDGE DIRECTION OF A LICENSED LANDSCAPE SPADE EDGE OF MULCH PERIMETER ARCHITECT TO ALTER ANY REM ON THIS -� DOCUMENT WHO ALTERS THIS ANCHOR BENCH TO CONCRETE PAD DOCUMENTISREOUHER SEA BY LAW TO WITH 6L DIRECTED HARDWARE RER SPECIFIED PLANTING MU( AFFIX HIS LT HER SEAL AND THE DIRECTED BY MANUFACTURER �� SPECIFIED PLANTING MIX NOTATION"ALTERED BY"FOLLOWED BY HIS OR HER SIGNATURE AND A SPECIFIC _ SCARIFY SIDES AND BOTTOM OF TREE PITTO Y. DESCRIPTION OF ALTERATIONS. PREVENT GLAZJNG OF SUBGRADE.SET TREE ¢ CONCRETE PAD;SEE DETAIL A51L501 _ DIRECTLY ON FIRMLY PACKED SUBGRADE TO r / COMPACTED BASE COPYRIGHT©2015 PREVENT SETTLING TROMRIOGEWOLF MIC%ARSIANDDHAACHIFECTS.LIP MARLIN IMAGE: MAGLIN MLB1200 BENCH 3X WIDTH OF ROOT BALL IT MIN.) �1 BENCH WITH CONCRETE PAD(BENCH IS ADD ALTERNATE) �1 TREE PLANTING �1 SHRUB PLANTING z C Scale 7l2"=1'-0" UJ Scale:112"=T-0" V4 Scale:112'=l'-0" W 75 W UNOTES: NOTES NOTES: 1. ALL RAILINGS AND POSTS TO BE STAINLESS STEEL 1. ALL RAILINGS,POSTS,AND WIRE MESH TO BEDRAT STAINLESS STEEL. 1. ALL RAILINGS,POSTS,AND WIRE MESH TO BE STAINLESS STEEL G 2 2. FINISH SHALL BE BEAD BLAST TO MATCH GUARDRAIL 2. FINISH SHALL BE BEADOBEFI BLAST LMATCHIEDONC G 2. FINISHALL ENSIGNSHALL BE BEAD BLAST - D�GRANITE COLUMN 3 ALL DIMENSIONS ARE TO BE FIELD VERIFIED ONCE GRANITE COLUMNS HAVE BEEN INSTALLED. 3. BAL DIMENSIONSEEN ARE TO BE FIELDVERIFIED ONCE GRANITE COLUMNS HAVE 31 1 3. ALL DIMENSIONS ARE TO BE FIELD VERIFIED ONCE GRANITECOLUMNS. HAVE BEEN INSTALLED. 4. REFER TO DETAIL A211501 FOR INTERFACE WITH GRANITE COLUMNS. BEEN INSTALLED. n 4. REFER TO DETAIL A211501 FOR INTERFACE WITH GRANITE COLUMNS. REFER -�`. SS SLEEVES FOR CANE BOLTS 5. PROVIDE EXPANSION JOINTS AT APPROXIMATELY EVERY 1V. 4. PROVID SHOPIIL A2IING SHOWINGOR ALL WITHGP GATE M E 21 5. PROVIDE EXPANSIAWINGSON SO AT APPROXIMATELYE AIL CO' T 5. PROVIDE SHOP DRAWINGS SHOWING ALL TYPICAL GATE COMPONENTS AND - (3)LOCATIONS EACH SIDE: 6, PROVIDE SHOP DRAWINGS SHOWING ALL TYPICAL RAIL COMPONENTS AND LOCATIONS OF EXPANSION 8. PROVIDE SHOP DRAWINGS SHOWINGALL TYPICAL RAIL COMPONENTS AND LOCATIONS OF EXPANSION JOINTS AND FIELD WELDS PRIOR TO ly 1.OPEN JOINTS AND FIELD WELDS PRIOR TO FABRICATION. LOCATIONS IC FIELD WELDS PRIOR TO FABRICATION. 1 1 FABRICATION. 1 2.PARTIALLY OPEN 7. METAL FABRICATOR TO INSTALL ALL BARRIER RAILS. 7 6. METAL FABRICATOR TO INSTALL GATE. g._;' 7. GUARDMETAL AIL$TOBRICA BE T PPED WITLL H SLOPING GRADES. L PLAN 1 3.CLOSED 6, BARRIER RAILS TO BE STEPPED WITH SLOPING GRADES.REFER TO GRADING PLAN L301 FOR GRADES N.T.S. 8. GUARDRAILS TO BE STEPPED WffH SLOPING GRADES.REFER TO GRADING PLAN L301 FOR GRADES 1Y4"ID STAINLESS STEEL PIPE 1y'ID STAINLESS STEEL PIPE 4'0 POST 1 VARIES SEE SHEET L201 4'�T5'-0' TENSION CABLE GRANITE COLUMN 7 "ID STAINLESS STEEL PIPE (6'-0'MAX.) VARIES,SEE SHEET 1201 , (6'-0'MAX.) /e0 PICKET Q� re 1YWID STAINLESSS�L PIP U F� WELDEDWIR YeO PICKETEMESH J *. ° 3�6'X3°X3'S.S. rY\ 3000 PSI 3000 PSI 12'0 3000 PSI 12"0 3000 PSI 12"0 3000 PSI I Z'0 3000 PSI L.�I B '° WEIDED WIRE MESH CONCRETE FOOTING CONCRETE CONCRETE FOOTING CONCRETE FOOTING CONCRETE FOOTING CONCRETE FOOTING " FOOTING e M I M M M f'1 I � I ° LL I tj COMPACTEDSUBBASE ° W • SECTION COMPACTED SUBBASE � SECTION COMPACTED SUBBASE � SECTION ' i Y /BlGATE B3 BARRIER RAIL GUARDRAIL i D I Scale'72"=1'.0" DJ Scale:ill"=1'.0^ D`r Scale:112"=1,,p" O UGUARDRAIL,BARRIER RAIL,OR U NOTES: NOTE NOTES: GATE(SEE L201 FOR LOCATIONS) : 1. SEE GRADE HA PLAN FORE SMOOTH AND DIMENSION OF HED. RAMPS 7.PATTERN BLUESTONE IRREGULAR EDGE 1. 2"MINIMUM CONCRETE COVERAGE ON MESH AND TIES z 4. 2. GRADE CHANGES TO BE SMOOTH AND EVENLY PITCHED. 2.DIMENSIONS:4"A"MINIMUM,4'x8"MAXIMUM y--. -2'.0"SOP. ' 3.PROVIDE A RANGE OF SIZES, sa 2'TYP 4.SAWCUT STONE AT PATH EDGES WHERE NECESSARY TO ACHIEVE A SMOOTH,LINEAR EDGE. OIs (� 6TYP. 6'TYP. 5.METALEDGING TO BE BLACK COLMET STEEL EDGING OR APPROVED EQUAL T TYP („) 6.REFER TO LAYOUT PLAN L201 FOR LOCATIONS OF STONE DUST AND CRUSHED STONE �/+ < (6 u 24'X 24"GRANITE BOLLARDLAWN WITH ROCKED SAWN AND _ DERO'HOOP RACK'HD '.�., THERMALED TOP,SPLIT FACE 118°METAL EDGING STAINLESS STEEL BIKE RACK SIDES 2RREGU AR EDGE) WIDTH AS SHOWN ON PLAN LL' Q 1 (IRREGULAR EDGE) DATE: 02/13/2015 o 4 CONCRETE WALK m SURFACE MOUNT TO CONCRETE BASE 10 1"SAND SETTING BED CROSS SLOPE ASSHOWN PROJECT: 13033 PAD WITH STAINLESS STEEL I ISOMETRIC VIEW LIMESTONE DUST PAVING ON GRADING PLAN 6 X 6 X W2.9 X W 2.9 WELDED WIRE MESH, DRAWN BY: JLF FASTENERS DETECTABLE WARNINGS-SEE SPECS. -� d a a FLAT SHEETS SET ON CHAIRS N.T.S. OR s ° v COMPACTED SUBBASE CHECKED: PJT/ARM ~ J a° y I, STONE(1/8T ORi112-DIA.) "--tr BACKFILL I ° r III o o D o 0 080 0 a / jjI I � an� ! CONCRETE PAD:SEEDETAILA5R501 ADJACENT CONCRETE FOOTER GLAWN� adl^' `LAWN - m 11 3000 PSI CONCRETE BACKING ° III III-III-III-I _- -III III III III III COMPACTED SUBGRADE SITE DETAILS �<° 4 -III-III-III-III- -I - COMPACTED SUBBASE -III-III-III-III-_ o0000 ooaoo�0000a III II III-I I 5 9z SEPARATION FABRIC COMPACTED SUBBASE T -III III-III-III �6'-0'NP��fi'0"NP��6'-0' - PLAN COMPACTED SUBGRADE �1 B.IKEIRAC-0 ON PAD DETAIL aRANZTE COLUMN j SODA CURB RAMP Y S�ONEIDUST(OR CRUSHED STONE)WITH BLUESTONE EDGING „M�EDNM DUTY CONCRETE WALK DETAIL L 501 IT 11 2 3 4 5 TROW. . IDGE MICHAELS likid LANDSCAPE ARCHITECTS February 13, 2015 JoAnn Cornish, Director of Planning and Development Department of Planning and Development City of Ithaca 108 East Green Street Ithaca, NY 14850-5690 Re: Site Plan Application for 210 Hancock Street Redevelopment Dear JoAnn: This letter transmits to you review materials for the redevelopment of 210 Hancock Street (formerly the Neighborhood Pride Grocery Store). Background and Proposed Development The proposed development sponsor is Ithaca Neighborhood Housing Services (INHS) who purchased the vacant property in 2014. INHS sees this project as an important opportunity to advance their mission to provide high quality, desirable, and affordable housing for the community. The proposed project will include a mix of multi-family, townhouse, and commercial tenants. Along the First Street side of the site is proposed a 4-story, approximately 65,000 SF, mixed-use building. The ground floor contains approximately 10,000 SF of commercial space, approximately 8,500 SF of covered parking, and support functions for the building including trash and recycling space, mechanical/electrical spaces, and a leasing office. The second through fourth floors above provide approximately 50 one and two bedroom rental apartments. We anticipate developing an architectural character for the mixed-use building inspired by the tradition of historic multi—story manufacturing and industrial buildings in Ithaca. Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street,Suite 101 Ithaca,New York 14850 ph:607.277.1400 www.twm.la The Lake Avenue side of the site is proposed to have approximately 13 owner-occupied townhouse units. Each building will be two stories, with architectural details - including peaked roof lines, front and back porches, stoops, and front and rear yards - intended to harmonize with the similarly scaled homes across Cascadilla Creek. INHS is concerned with the long-term sustainability of their projects and community. Building energy efficient homes by using the most sustainable techniques is a high priority. A range of specific techniques and products are under consideration at this time. The interior of the site will provide approximately 70 parking spaces, approximately one third of which are concealed below the multi-use building. The remaining parking is organized around a central internal street bisecting the site and will serve all users of the project. Plantings will be employed throughout the site to provide shade, visual mitigation, and to extend the green character of the neighborhood and creek corridor into the site. At this time, no planting palette has been selected, but low-maintenance, native, and site-appropriate species are under consideration. Existing Site The project site is at the confluence of two city neighborhoods—The Northside and Fall Creek. The Northside is primarily characterized as single family and multi-family residential. Larger commercial, institutional, and municipal uses exist north and west of the site toward NYS Route 13 and on First Street. To the east, the Fall Creek neighborhood is primarily single and multifamily residential. The majority of the existing 2.01 acre project site is currently covered by an asphalt parking lot, and two one-story masonry commercial buildings. The larger of the two existing buildings is the vacant Neighborhood Pride Grocery Store, and the smaller is the home of the non-profit Youth Advocate Programs, Inc. Existing tree lawns on three sides of the site support a mix of semi- mature to mature deciduous shade trees. The eastern property line abuts Lake Avenue, adjacent to Cascadilla Creek. The City of Ithaca's Conley Park occurs immediately to the north of the project site. II ll9�l��1 2 of 10 The project area is proposed to extend into the public rights-of-way, including portions of Lake Avenue and Adams Street, providing a total project area of 2.78 acres. Lake Avenue, Adams Street, and the interface with Conley Park are all under consideration by this project, as we seek to maximize the public benefit and seamlessly integrate the proposed development into the surrounding neighborhood with optimized green and pedestrian spaces. Community Engagement At the beginning of the project INHS committed to an ambitious community engagement process that would result in a vision and master plan for the redevelopment of the site. INHS has held four community meetings to date which have been attended by more than 250 people, and over 70% of participants live in the adjacent Northside and Fall Creek Neighborhoods. All of the information provided at the first three meetings can be found on the project website: www.21OHancock.org. All of the meetings have been interactive. INHS and its development team did not make formal presentations, but rather provided examples and engaged the public in a dialogue about what they like, don't like, and why. These conversations were supplemented by handout questionnaires with written comments that were collected at the end of each session. Participants also provided feedback by writing and drawing on the presentation plans and pictures. The materials displayed at the first three meetings remain on display in the former grocery store so if participants missed a meeting they can see what they missed, and read the comments of their neighbors. The first meeting asked participants to consider density, architectural typologies, parking, and green space constraints, as well as sustainability and green infrastructure. The second meeting provided the public with three potential site plan configurations, differentiated by the site organization i.e.: a central courtyard, a series of alleys, or a central through street. This meeting generated six guiding principles for facilitating a plan development: 1. Make Lake Avenue low traffic and provide pedestrian amenities along the creek. 2. Make green space/public space more accessible to the wider community. 3. Provide lower scale development along the creek. 4. Minimize surface parking. " 3of10 5. Locate commercial space along Hancock Street. 6. Provide a mix of uses—commercial and residential. This process resulted in two site plans that were presented at the third public meeting based on these principles. The current development approach, as documented in this site plan review application, received the most support at the third public meeting, and was well received at the fourth public meeting on February 11tn Impacts to Traffic and Parking The site is in a 132-A Zone, at the corner of Hancock and First Streets. The site is largely covered by an underutilized asphalt parking lot with many curb cuts. The site plan proposes to remove two curb cuts on Hancock Street, one on First Street, one on Lake Avenue, and replaces a single long expanse of drop curb on Adams Street with a new vertical curb and two curb cuts. Lake Avenue and the portion of Adams Street east of Alice Miller Way are under consideration to be reconstructed with an innovative design described as a "living street". The low volume/ low speed roadways will take advantage of their locations adjacent to Cascadilla Creek and Conley Park and provide a single one-way shared bicycle and vehicular drive lane heading north. This "bike-boulevard" approach will serve to advance the City of Ithaca's Bike Boulevard initiative, and potentially serve as a prototype for similar conditions on nearby Willow Avenue. Public use and on-street parking will continue to be provided on Lake Avenue. The mix of residential and commercial uses and density proposed on the site requires 86 parking spaces by zone. Based on the wide availability of neighborhood on-street parking, the excellent connection to the TCAT public transportation network, as well as our anticipation that not every resident will own a car, the proposed project will seek a variance to allow a reduction of on-site parking to approximately 70 spaces. Publicly available on-street parking adjacent to the site totals approximately 24 spaces on First, Hancock, and Lake. The project proposes the construction of a new covered bus stop at the corner of Hancock and First Streets. " 4 of 10 Flood Zone As shown on the attached Boundary and Topographic Map, the site is within the flood zones identified by FEMA. Zone A3, which covers approximately 26% of the project site, is the area identified as the Area of 100-Year Flood. Zone B, the remaining 74% of the site, is the Area Between Limits of 100-year and 500-Year Flood. Upon review of the FEMA Flood Insurance Study the appropriate base flood water surface elevation for this site has been established at 391.5 feet (NGVD29), which varies between 0.5 and 4.5 feet above the existing grades across the site. The floor elevations of the existing on-site buildings proposed for demolition are lower than this base flood. Once the existing on-site buildings are removed, the proposed grading design may allow for some expansion of the Zone A3 area along the northern boundary. All new building finish floors will be raised above the base flood elevation. The townhouses will be set 2 feet above the base flood elevation, and the commercial/mixed-use building will be set 1 foot above the base flood elevation. The proposed buildings include stoops, steps, and ramps to provide vertical circulation to the raised first floor in an architecturally sensitive manner without negatively impacting the flood plain. None of the proposed site improvements will encroach into the adjacent floodway of Cascadilla Creek. We anticipate minimal, if any, impact to the base flood water surface elevation following completion of the project. Roughly the northern half of the mixed-use building footprint, which is located in the A3 Zone, will remain at or near existing ground elevations to provide parking below the upper floor residential uses. Raising the parking area by importing fill is not anticipated, thereby maintaining the storage potential of the flood plain. Additionally, the foundation and finish floor conditions of the townhouses will incorporate flood-proofed crawl spaces with engineered openings to further minimize flood water damages and loss of flood plain. Consistent with the requirements of Chapter 186 of the City Code, "Flood Damage Prevention," we are submitting a Flood Plain Development Permit Application to the City's Flood Plain Administrator. Review of this application is expected to run concurrently with the environmental and site plan review process. " 5of10 Proposed Creekwalk and Conley Park Improvements to Lake Avenue, Adams Street, and Conley Park are under consideration on this project. These improvements would be in the public right of way. Conley Park was built in the late 1990's partially on public right of way formerly occupied by a block of Lake Avenue. At that time of its construction, P & C Grocery Store was an active business with a loading dock and dumpster facing the park. In response to this adjacency Conley Park was constructed with berms, shrub plantings, and dense tree plantings to screen the back of the store. With the grocery store's proposed demolition and the proposed construction of new homes across Adams Street from Conley Park, there is an opportunity to improve the park by opening its edge back up to the neighborhood. The project could minimize Adams Street, expand green space, provide a small public playground, and open lines of sight into Conley Park by upgrading plantings and adjusting the existing berms. The proposed reconstruction of Lake Avenue seeks to minimize its roadway width to make available new public green space and bike amenities connecting into Conley Park and the surrounding neighborhoods. Collectively, these actions could provide improved public access to Cascadilla Creek and Conley Park. Proposed Stormwater Management Existing Conditions The project site at 210 Hancock Street, together with the adjacent parcel on 423 First Street, is best described as a commercial use set in an 'ultra-urban' residential neighborhood. The resultant percentage of impervious surfaces in a high-density residential setting can be large. Specific to this project, the site condition within the limits of the adjacent street lines is over 92 percent impervious cover. The majority of the impervious area is attributable to the two commercial building roof tops and the large contiguous parking lot. The areas of pervious cover include small lawn panels at the northwest corner of the site and small landscaped beds at the entry to the vacant grocery store at 210 Hancock Street. " 6 of 10 Based on the site topography, the parking lot drains in a westerly direction toward First Street. The extent of on-site storm sewers is limited to two catch basins in the southerly portion of the main parking area. These catch basins are connected by relatively small diameter pipe (< 12- inch diameter) to the City's storm sewer at the corner of Hancock and First Street. Runoff collected in gutters and downspouts on the two building roofs is directed principally toward Adams Street. The City's storm sewer system in the immediate vicinity consists of curb inlets, catch basins and 12-inch diameter pipe along both Hancock Street and Adams Street. Other than curbed gutters, there are no storm sewers on First Street or Lake Avenue. Runoff collected in the Hancock Street system is ultimately discharged to an open channel at the intersection of Third Street and N. Meadow Street (NYS Route 13). The short length of storm pipe in the Adams Street system discharges into Cascadilla Creek just upstream of the footbridge. The invert of the City system at Hancock Street is 385.7 feet or roughly 4 feet below the mean site elevation of 389.5 feet. At the east end of Adams Street the invert of the City pipe is approximately 381 feet. Proposed Improvements Redevelopment of the site will include razing the existing buildings and demolishing all other exterior parking and walkway pavements within the property boundary. Select mature trees around the site periphery will be protected and incorporated into the final landscaping. The footprint of new impervious surfaces, inclusive of the multi-family and townhouse developments, will decrease by 0.5 acres, or approximately 27 percent. With respect to Chapter 282 of the City of Ithaca Code that pertains to stormwater management, the type and scale of the proposed project will require the preparation of a "full" stormwater pollution prevention plan (Full SWPPP), however as stated in Chapter 282-41, a redevelopment project should follow Chapter 9 of the New York State Stormwater Management Design Manual to address disturbance and reconstruction of existing impervious surfaces (i.e. redevelopment activities). Given the significant conversion of 0.5 acres of impervious surfaces to lawn and pervious landscape features, the State requirements, as described in Chapter 9.2.1 'Sizing Criteria,' to provide permanent stormwater management practices for either quality or quantity control are waived. The City Code does require that four strategies for "Better Site Design" be incorporated into the proposed plan for any Full SWPPP project. The preliminary list of Better Site Design Practices that will be considered for this site includes: 1) Building Footprint Reduction; 2) Parking Reduction, 3) Rooftop Runoff Reduction; and 4) Tree Planting. Other categories and specific " 7 of 10 practices will be reviewed with the City's Stormwater Management Officer (SMO) and described in the completed Full SWPPP Temporary erosion and sediment control practices to be selected for the construction phase will focus on minimizing tracking soil off-site, controlling dust, and filtering any foundation dewatering discharges. The completed Full SWPPP, prepared in accordance with the City's regulations, will be submitted to the SMO for review and approval prior to issuance of any building permit. Standard storm sewer improvements will consist of catch basins spaced in the parking lot as needed to support the site grading. Roof drains can either be routed to the proposed catch basins or be disconnected to drain over adjacent lawn panels. HDPE or PVC pipe will connect the new catch basins to the existing City storm sewers on Hancock and Adams Street. Proposed Subdivision INHS is considering the future subdivision of the property into two parcels: one containing the larger mixed-use building and its parking, and the second containing the 13 townhouses and their parking. The project has been designed to provide conformance with the yard setback and lot coverage requirements of the 132a zone with or without subdivision. The purpose of the subdivision is to allow the townhouses to operate as a separate and distinct project with separate funding. State Environmental Quality Review Act (SEAR) and City Environmental Review Ordinance (CERO) In terms of the SEAR/CERO process, it is anticipated that the Planning and Development Board will be the lead agency. Submitted herewith is Part 1 of the City of Ithaca's Full Environmental Assessment Form (FEAF) along with supporting documentation. We believe that the action should be classified as a Type 1 Action pursuant to Section 176-4(B)(1) and 6 NYCRR 617.4(b)11. Nonetheless, the project represents a significant improvement over existing conditions of this previously developed vacant supermarket site. We believe that a careful review of the FEAF and " 8 of 10 supporting documentation would support a determination that the action will not have any significant adverse environmental impacts and that a negative declaration is appropriate. If you have any questions or require further information, please do not hesitate to call. We are looking forward to presenting the project for sketch plan review and answering questions at your February 24, 2015 meeting. Sincerely, 1 . Peter Trowbridge, RLA, FASLA Principal Attachments: Site Plan Review Application Form Site Plan Review Support Graphics Package: 1. Project Context Diagram 2. Site Survey 3. Site Flood Zone Limits 4. Proposed Property Line and Setback Diagram 5. Proposed Mass Grading Plan 6. Proposed Schematic Utility Plan 7. Proposed Rendered Site Plan 8. Proposed Rendered Site Sections 9. Proposed Rendered Birds Eye View 10. Proposed Rendered Perspective 11. Proposed Rendered Perspective 12. Project review letter from Tompkins County Department of Planning, Feb 6,2015 City of Ithaca Full Environmental Assessment Form (FEAF) Form with Reports,as follows: 1. Environmental Assessment, NYSDEC EAF Mapper Summary Report, Oct 27,2014 " 9 of 10 2. Geotech Report,Subsurface Investigation Report for Proposed Housing Development 210 Hancock Street,Jan 24,2015 3. Traffic Report,Hancock Site Re-Development Trip Generation Letter, Nov 20, 2014 4. Historic Resource Inventory Form,submitted to NYS Office of Parks, Recreation,and Historic Preservation 5. Phase 1 Cultural Resource Assessment,submitted to NYS Office of Parks, Recreation,and Historic Preservation 6. SHPO Clearance Letter-Determination of No Effect, NYS Office of Parks, Recreation,and Historic Preservation,Jan 14,2015 7. Phase 1 Environmental Site Assessment, Feb 10, 2015 8. Community Engagement Plan for 201 Hancock Street, INHS Authored, Feb 9, 2015 "� 10 of 10 ��Y 1'L't-{9 CONTACT: rCity of Ithaca Lisa Nicholas,Senior Planner A DIVISION OF PLANNING&ECONOMIC DEVELOPMENT ' SITE PLAN REVIEW (SPR) APPLICATION 108E.Green Street,1 8 rl Floor 5 -569 ���'+��AOASLtd�`'/ Ithaca,New York 14850-5690 Building Permit Number (607)274-6550—Fax:(607)274-6558 g Inichola Cdcitvofithaca.orz REQUIRED APPLICANT: Name: Title/Role: Address 1: Address 2: City, State, &Zip Code: Telephone: Cell Phone: E-Mail: CONSULTANT: Name: Title/Role: Address 1: Address 2: City, State, &Zip Code: Telephone: Cell Phone: E-Mail: PROJECT OWNER: Name: Title/Role: (if other than applicant) Address 1: Address 2: City, State, &Zip Code: Telephone: Cell Phone: E-Mail: — PROJECT DESCRIPTION — Project Title: Project Address: Type(check one): ❑ Residential ❑ Commercial ❑ Industrial ❑ Institutional Scope of Work(check all that apply& indicate approximate operation/construction cost): ❑ Vegetation Removal $ ❑ Facade Change $ ❑ Demolition $ ❑ New Paving $ ❑ Earthwork $ ❑ New Planting $ ❑ New Structure $ ❑ Structure Expansion $ ❑ Accessory Structure $ Total Construction Cost: $ Anticipated Construction Period: to (best estimate) — OTHER INFORMATION— 1. If the development site is leased property, list the property owner's name and address below: 2 Note:Owner must include with this application a written statement Length of Lease: authorizing the applicant to serve as the agent of Site Plan Review(SPR). 1of2 2. Please record the application date and approval status of any required federal, state, and/or local permits or approvals for this project: Type Approval Agency Application Date Approval Status Demolition Building Div. Building Building Div. Board of Zoning Appeals Board of Public Works 3. Describe any existing restrictions relevant to developments on this property: 4. Please append/attach any additional information you feel is important for gaining a full understanding of your proposed development. —APPLICATION FEE The application fee is based on the total construction, site work, and landscaping costs, charged in accordance with the following schedule. The fee is payable by check to the "City of Ithaca," upon submission of this application. Type of Approval Project Cost Application Fee less than$10,000 $75 Site Plan Review $10,000 to$49,999 $150 $50,000 to$100,000 $300 over$100,000 $1.50 per$1,000 *Modified Site Plan less than$50,000 $150 Review $50,000 or more $250 * Fee Schedule for Modified Site Plan Review only applies to modifications to approved site plans that do not trigger reconsideration of the Determination of Environmental Significance. Modifications that require additional environmental review shall follow the fee schedule for full Site Plan Review. This determination will be made at the time of application. —APPLICATION CHECKLIST— Item No.of Copies ❑ Application Form (completely filled out) 26 ❑ Short Environmental Assessment Form (SEAF) 26 ❑ Full Environmental Assessment Form (FEAF)—Part 1 [if required] 26 ❑ Full-Size Drawings 3 ❑ Reduced Drawings(11"x17") [see"Site Plan Review Requirements," "Submittal Process"] 26 ❑ Site Plan Review Application Fee Applicant's Signature: Date: By signing this application form,the applicant acknowledges that City of Ithaca Planning&Economic Development Division staff may visit the site in order to fully understand the proposed development. 2of2 Hancock Street Redevelopment Site Plan Review Application Form Attachments #1-#11 Site Plan Review Support Graphics Package 1. Project Context Diagram 2. Site Survey 3. Site Flood Zone Limits 4. Proposed Property Line and Setback Diagram 5. Proposed Mass Grading Plan 6. Proposed Schematic Utility Plan 7• Proposed Rendered Site Plan 8. Proposed Rendered Site Sections 9. Proposed Rendered Birds Eye View 10. Proposed Rendered Persepctives 1 11. Proposed Rendered Perspectives 2 TROWBRIDGE WOLF MICHAELS 11111111i LANDSCAPE ARCHITECTS 13 ❑ E YORK ST . d ❑ ❑ E FALLS ST ❑ ❑ �� a � Q a ❑ u ❑ V�� � � ST — . . — ❑ � E LINCOLN ST ° D11 Li ❑ ❑ ❑ � a � ❑ I LL CRE �❑ s E JAY ST E RME CH ❑ o MARK ❑❑ \ ❑ s� � ❑❑ � a o a 4� -C P G� � \ o s� ��� a ° o ❑ � Q E a ❑� OO��O V ❑❑ \ ❑ E TOMPKINS ST ❑ ❑ V �S ❑�� ❑�j o ❑ � ❑❑ ` �O �v� ` o D a❑ c o c o Z ❑ D ❑ ❑ z z O ` ❑ `�V� D ` \ Z 0� C � DCIO U) D I Iry G {�� \ \ Ls �i YAT T ❑ Q ❑ ❑ o ` v" D O \ ❑ a 0 / / ❑ �` D G \ ❑ l� E MARSH ALL ST ST o _ ❑❑ o ❑ ❑ ❑ \ �T OMPS lop 0 j ❑ ❑� ❑❑ ❑ ❑ ❑❑ ARK ❑❑ ❑ ❑ ❑ ❑ ❑ � , �, \ IN ❑❑ ❑ ❑� s� RUG Ca GP' O �` ® tea O o��°� O ` \ ❑❑ ❑ FARM ST ST I O ♦ ❑❑❑j ❑❑ \ T ❑❑ G ❑ `✓ D ❑ \ \ FARM S �] u Q D Q CASCADILLA ST ❑ ❑ ❑❑ ❑ a Q l ❑ ❑ ❑ ❑ ❑ I ❑ RFF� El IEl El ❑ ESTY ST ❑ z c� — ❑ z ❑ ❑ Q o ❑ °� - z z <Q ❑ D❑ D ❑ ❑ / z a > ALEX -CD co cn ❑❑ 0 ❑� HAL�❑Y � ❑❑ o -� POOL I °� Cn ❑ ° ° W COURT ST ED � ❑ ow ID, ❑ ° ° DEWITT C� ASHINGTOB M PARK ° ° PARK a I ❑❑ ❑ o ❑ � 00 ❑ ❑T:T E L E IFFAI 51 F R,Ml 0 S E BUFFALO ST ❑ ❑ � Ill RI FTA,0 AT ❑ R TOWN ❑� S HALL ❑ P CE qT ❑ ❑ ❑ ❑ ❑ �] 0 4 a ° ° o ❑❑ E STATE ST lffm�- 77 ❑� [❑ ❑� Cl Y 4� ❑❑ - H LLE2� _ E GREEN ST . ❑ ❑ Q PUBLIC a j ❑❑ p ❑ ° ❑❑ LIBRARY ❑ ° ❑❑ - ❑ i E�l ❑❑ Q � a o � ❑ CONTEXT ITHACA CAR SHARE EXISTING TRAIL WALKING ROUTE BUS ROUTE 13 BUS ROUTE 17 ® BUS STOP 210 HANCOCK STREET NeighborhoodIthaca SITE CONTEXT HOUSING SERIJI E LANDSCAPE ARCHITECTS JAN UARY 21 , 2015 3 E O c CONCRETE 0 �WALK J�J' J\ Am $�' \ �' G U v CONCRETE WALK FOOT BRIDGE 12" Sa MH 12" HERRY `� T � i RIM=387pp, I .1 8' ERRY QI I \ ll�_ --- ��j SAPLING ROW _ � _ G L4 d URB CUB H O.H. CURB AC CUT MH / \ 3 ZA z RIM 386.6 ��RIBM=386.1 - T. G. MILLER P.C. � ENGINEERS AND SURVEYORS 8S 203 NORTH AURORA STREET ✓ �- 5 � W �� $ S > / 5 / w 4MS �$ 0 S T R EE T 3g� w \ INV 4" TILE i Z- w �. O RHACA, NEW YORK 14651 -382.8 TITLE INFORMATION w w PHONE (607) 272-6477 AD � r�co U IN V=382.5 w �CB Sa- _ MH \\, 1 379.5 S. M a - so �i MH So-INV= 71.4 / - z oo a - CURB 0�° RIM=387.0 < RIM=388.5 INV-3 2.6 INV-382.6 1 FACE 12" HDPE �� EDGE OF PAVEMENT INV=381.0 INV=38p•8 PARCEL A St St St St St St St o ITHACA NEIGHBORHOOD HOUSING SERVICES, INC. INV 12" TILE H. .H. O.H- o.H. o.H. W00D o H -� =3so.a INSTRUMENT No. 2014-08026CL TAX MAP PARCEL No. 35-3-3 Q <^ ` 387.5 NIL \i°' 3' CLEAR ��� Sa .o. - _ _ _ _ - _- .5�CLEAR - _ "� AREA=1.939 ACRES TO STREET LINES S CJ 12" PINE . . a i rV�UN� GQ3 /, 4" PV PIPE J z S 58 54�9 W 79.50 N 58'54'09"-E 189.53 - 389.5 - - STRE LINtFOUND \ �o� PARCEL B 1�' 19.4 STREET LINE - - - - - - - - - 3.s' \ V W FIN E o• F -39 = 6 c6 ITHACA NEIGHBORHOOD HOUSING SERVICES, INC. (, UND PARCEL B \ ` I NIv-3s8o �� INSTRUMENT No. 2014-08025 - W W 1 W O TAX MAP PARCEL No. 35-3-1 = W w I I AREA=0.073 ACRES TO STREET LINES N Z / In O I O` ANK UNDER OU D z �� o N LL 0 C.O. r n � I W Z Q I W INV 8" STEEL �/ / z 16" SYCAMOR \ I \ -' SAPLI G a w =384.6 v i J87.( I I N < �I o I a 0 U 0 W � W_ �I I o r \o O V 4 P, _ _ W 0 () p N cn 3 P N 58'54'09" E 79.50' I I I I H ZLic Y l Y Uv 3 FOUND 1 OCU / _/ I ai 0 0 W / I o Z 38, o U 1 I LEGEND 0 _ 0 ) Y 16" OAK O.H. OVERHEAD WIRES N Q u- SAPLI ^� Q I W I I 3 I Sa SANITARY SEWER MAIN p • Z z 3 �\ I I W WATER MAIN Z o U / / 12" I I G GAS MAIN OCU St STORM SEWER MAIN 0 4 MAPE I N o CASPHALT I U 12" oA►� o PROPERTY LINE m I PARKI GD I Oj I 0 MANHOLE S I 0 SQUARE CATCH BASIN m I I I °D.S. DOWN SPOUT DAYLIGHT I r I I I •D.S. DOWN SPOUT UNDERGROUND 1 12" CHE R INV 4" TILE WATER VALVE v, I � � �=382.2 � 12' odus I � FIRE HYDRANT co TBM A ROWHEAD o I r 1 o -39°.4 (0 l I I1 v O CLEANOUT Z I C.O. GAS VALVE N 0iI \ I 0) o INV . TILE O I I 382.3 12" AK = 23 9, I :CY UTILITY POLE - - - -CANOPY I FFE=390.6 I A E- GUY WIRENOPY � I - - - - - - - - - - - - - � - - - - - - - - - - - - -�\ LIGHT POLE I �C CURBED ISLAND CURBED ISLAND G / CURBED ISLAND C, C4 l \ 1-IN384" TILE DECIDUOUS TREE IRIM=387.5 a / \ \ \ o V CONIFEROUS TREE a � I \ u) Q SAPLING \ 3 90 1 :t 7 J -a SIGN MI L J Warning 00 < c" E.E=100.0 ENTRANCE ELEVATION PARZ'EL \A Q ALTERATIONS TO THIS MAP NOT CONFORMING TO SECTION 7209, SUBDIVISION 2, NEW YORK STATE z M I \ EDUCATION LAW, ARE PROHIBITED 116 .)04 T INV 4" TILE BY LAW. ALL CERTIFICATIONS I I I Z I CB < �=382 4 HEREON ARE VALID FOR THIS MAP \ l RIM=389.1 BOTTOM VAULT=38 . AND COPIES THEREOF ONLY IF COPIESSAID MAP OR R THE Va, IMPRESSION SEAL OF HE LICENSED II I I 12" OCUST LAND SURVEYOR WHOSE 16" YCANORJ \ rl SIGNATURE APPEARS HEREON. INV 4" TILE rr `` =382.6 V DARRIN A. BROCK, L.S. N.Y.S. LICENSE No. 050597 I I ' = c n o NOTES: I MH I I I I IM 388.4 =386.7 1.) HORIZONTAL DATUM OF MAPPING IS APPROXIMATE NAD 83 PER THE TOMPKINS SIGNATURE St COUNTY GPS CONTROL NETWORK. DATUM OF ELEVATION SHOWN HEREON FOR THIS INV=3 St 6" TILE st M MAPPING WAS ESTABLISHED PER NGS VERTICAL MONUMENT NB1452. THIS MONUMENT LICENSED LAND SURVEYOR w IM=388.9 IS A BRASS PLUG AT THE CORNER OF BUFFALO AND CAYUGA STREETS. IT IS LOCATED AT THE APPROXIMATE CENTER OF DEWITT PARK, AT THE CENTER OF THE WEST SIDE / a 0 2" oCU T �� 12" L CUST OF THE WORLD WAR 11 MEMORIAL HONOR ROLL. 1�N ( I 13 I 2.) UNDERGROUND UTILITIES HAVE BEEN LOCATED FROM AVAILABLE RECORDS, FIELD IUziz LOCATIONS OF ABOVE GROUND STRUCTURES AND ANY MARKINGS PROVIDED BY THE z / CASPHALT Q UTILITY AUTHORITY. THEREFORE, THESE LOCATIONS MUST BE CONSIDERED APPROXIMATE. o PARKING w a > I THERE MAY BE OTHER UNDERGROUND UTILITIES AND/OR STRUCTURES, THE LOCATION Q I / U i o 1 a AND EXISTENCE OF WHICH IS NOT PRESENTLY KNOWN. LOCATIONS, SIZES AND I . MATERIALS OF UNDERGROUND UTILITIES ARE BASED ON BEST AVAILABLE EVIDENCE AS �- � O' o I? NOTED ABOVE. VERIFY ALL UTILITIES PRIOR TO DESIGN OR CONSTRUCTION. 12" OAK J I w ")� I � 3.) IN THE EVENT THAT THERE IS A DISCREPANCY BETWEEN THE CONTENTS OF THE W 1 0 / o I SIGNED AND SEALED HARD COPY DRAWING AND THE CORRESPONDING DIGITAL DRAWING 12" L CUST I FILE, THE HARD COPY WITH AN ORIGINAL STAMP AND SIGNATURE SHALL BE THE / z / / z I I CONTROLLING DOCUMENT. z 1 4.) OUTLINE OF BUILDINGS SHOWN HEREON ARE THE AT GRADE FOOTPRINT. ARCHITECT TO VERIFY BUILDING DIMENSIONS PRIOR TO DESIGN OR CONSTRUCTION. W O• 9 W 5.) REFERENCE IS MADE TO A SURVEY MAP ENTITLED 'SURVEY MAP No. 210 HANCOCK STREET AND No. 423 FIRST STREET... DATED DECEMBER 9, 2011 AND LAST 12" OAK REVISED JUNE 11, 2014 BY T.G. MILLER P.C. 0 I 6 K. NAI / ? 1 .5' FOUND - - , a - - , - - - P.K. NAI� / o STREET LINE _ _ S 59 05 09 W 267 70 _ _ STREET LINE FOUND 11 14 3' N m v o CONCRETE WALK CONCRETE WALK 16" I OCLIST 12" MAPLE 18" LOCUST 12" OAK 16" LOCUST 6� Q'J I 10 I �`b < O.H. O.H. -� 12" OAK CURB / < / < / cn ✓ RB CURB CUR CURB CUT f CUT C / 5 URB 1 0 00 RIM=388.9 i / / �j / w II W_ w w 39�.0 N z_ 71 3g9.0 - 389.5 w ,4 z MH HANCOCK(, S T R EE / ` \ w BRIDGE DATE: JOB No. RIM=388. CURB INLET \ � \ \ � H AqM=391.7.`� DATA GRAPHIC SCALE 10/28/2014 II SCALE: S 1 4-SOS So Sa sa � < INV=382:6 ." ' INV=381.2 = Z MH � Sa So- Sa MH o CURB RIM=388.9 \ CURB < =20 RIM=389.1 °Q UT CUT INV 385.1 NV=385.1 3 gt „�� INV=38 .2 8 AK 8" OAK ,8" POPLAR 12" MAPLE y MAPLE 12" MAPLE \ CU7 < �N O 20 40 60 _ } \ DRAWN BY: SHEEP St 18" P /, I -_ �4" MAPLE 0 0 `�,..� < DAB 12 HDPE > q N 2 NZm 0 CHECKED: I OF iL 389.5 Co C ETE 389.5 WALK 390. o \ LI- DLD y 3 6 0 i2 o CONCRETE 0 WALK J�OJ O� J J h �' V c�v CONCRETE WALK � � 9 O FOOT BRIDGE T a 12" j go MH \ 12" HERRY ERRY SAPL ROW ■ RIM=387.1 F CURB - O.H. C;UHB FACE _ MH CUT T. G. MILLER P.C. B Z� RIM=386.6 RIM=386.1 �� \ ENGINEERS AND SURVEYORS � _� S > ✓ W Q 38� 5 / S \ INV 4" TILE 203 NORTH AURORA STREET W W $� STREET \ �=382 8 ITHACA, NEW YORK 14851 � I V=382.5 � w W W TITLE INFORMATION PHONE (607) 272-6477 \C\J M a CB $0� 0o MH 1 379.5 ? �� - sO (i MH RIM=388.5 PARCEL A S° INV= 71.4 \ Z ro° CURB I - FACE � � � RIM=387.0 \ EDGE OF P �NV=381.0 INV=380.8 INV=3 2.6 INV=382.6 12" HDPE st St st St St St St \ o ITHACA NEIGHBORHOOD HOUSING SERVICES, INC. -� INV 12" H. H. O.H. O.H. O.H. WOOD _ 00 =380.8 0� INSTRUMENT No. 2014-08026 CL O.H.06 _ _ , TAX MAP PARCEL No. 35-3-3 J� _ ` 387.5 NIL ��9 3' CLEAR P��� S° - _ - - _ _\ _- •5- CLEAR - \ _ I � AREA=1.939 ACRES TO STREET LINES v I - , a , rU�UN� / 4" PV PIPE 3 o v 12" PINES 5 54 O9 �{l 79.50- - �� 1�8• 'b- �8 j ' 389.5 - STIR LINEFOUND \ PARCEL B STREET LINE - - - - - 3.8' c6 ITHACA NEIGHBORHOOD HOUSING SERVICES INC. (, W I I �," \ FFF�330• F -39 FF� 6 _ 8.3 9 1 INSTRUMENT No. 2014-08025 ' - W ~ 1 FUND PARCEL B 1NV=3/ W M TAX MAP PARCEL No. 35-3-1 =W O � I AREA=0.073 ACRES TO STREET LINES w z / to In Z I to I O�UNDER OU D \ O O O TANK? w � W I � 0 C.O. Z > z 16" SYCA7U0R I Q \ �' SAPLI G 0 w 1 38 .6 STEEL r ^ v , �� v0 U o w o CL - - 0 o N U) P N 58.54'09" E 79.50' I I I I W z U Y Y I Z Q vv 3 FOUND / 'FOUND O 1 OCUS ,/ ' o� � T � � / M 1 x I I o W Q N Q LEGEND O Q 38�s o I o 1 I I � 2 NE In» I N F- � ' Y p OAK I o.H. OVERHEAD WIRES Q li 0 W SAPLI I I Sa SANITARY SEWER MAIN • z z / 3 I I W WATER MAIN AREAS OF z z - \ G GAS MAIN � U I 12" OCUS / I I " I I o I -St- STORM SEWER MAIN 4 MAP E 0 I 0 ( YEAA PI LT I �� 12" oA�' o PROPERTY LINE m s I PARKIr ' I 0) I O MANHOLE I ❑ SQUARE CATCH BASIN m I I I °D.S. DOWN SPOUT DAYLIGHT I 1 � I r I I I I •D.S. DOWN SPOUT UNDERGROUND I 12" CHE R INV 4" TILE WATER VALVE v ' �=382.2 I ,2(' 2jusr -b- FIRE HYDRANT I � 000 -TBM ARROWHEAD o to I C l o HYDRANT ELEV=390.4 I / ' l I 1 v O C.O. CLEANOUT z I of I ' Ili GAS VALVE N cd I 0 IN \ I p = INV 4" TILE >-> I I 1 0 =382.3 W 12" AK I lu = I UTILITY POLE 23.9 CANOPY I FFE=390.6 -CANOPY I GUY WIRE - - - - - - - - - - - - -�\ ' �� I LIGHT POLE �S - - - - - - - - - - �2 I r' (C CURBED ISLAND \ CURBED ISLAND 3 > / CURBED ISLAND G z I N INV 4" TILE DECIDUOUS TREE M N \ W /=382.1 I RIM=387.5 ' QA Lj o CONIFEROUS TREE Q .3 91 \� I � Q SAPLING I \ 3 �o ' w)p J n SIGN ZONE B 11 ' o J Warning 00 / PARCEL A �+ E.E=100.0 ENTRANCE ELEVATION "^' I ,O ' I \ , CONFORMING TO SECTIONALTERATIONS TO THISP7209, INOT /F- > SUBDIVISION 2, NEW YORK STATE J Z I M IBE WEEN LIMI S BY LAW.EDUCATION LAW, ARE PROHIBITED I16 OC INV 4' TILE ` HEREON ARELVALIDTIFORT HIIS MAP I Z I RIM=389.1 - 1 \ 19 ` =382.4 AND COPIES THEREOF ONLY IF \ BOTTO VAU 38THE � r ' / IS PR SS ON SEAL POF THE LICENSED A R AND LAND SURVEYOR WHOSE 1 YCAM�REj \ d U 0000 I 2" OCUST SIGNATURE APPEARS HEREON. � ' I INV 4" TILE V=382.6 v DARRIN A. BROCK, L.S. I 500 FO o N.Y.S. LICENSE No. 050597 0 x 0 0 MH I `� NOTES: I� woo 00 IM 388.4 =386.7 ` 1.) HORIZONTAL DATUM OF MAPPING IS APPROXIMATE NAD 83 PER THE TOMPKINS st COUNTY GPS CONTROL NETWORK. DATUM OF ELEVATION SHOWN HEREON FOR THIS SIGNATURE � INV=3 st 6" TILE st M L MAPPING WAS ESTABLISHED PER NGS VERTICAL MONUMENT NB1452. THIS MONUMENT LICENSED LAND SURVEYOR / w � IM=388.9 �'�+ IS A BRASS PLUG AT THE CORNER OF BUFFALO AND CAYUGA STREETS. IT IS LOCATED AT THE APPROXIMATE CENTER OF DEWITT PARK, AT THE CENTER OF THE WEST SIDE / 03 �a � J I 12" L GUST OF THE WORLD WAR II MEMORIAL HONOR ROLL. 0 0 12" OCU T / Y t ) N 3 z I 2.) UNDERGROUND UTILITIES HAVE BEEN LOCATED FROM AVAILABLE RECORDS, FIELD I I LOCATIONS OF ABOVE GROUND STRUCTURES AND ANY MARKINGS PROVIDED BY THE v ASPHALT w UTILITY AUTHORITY. THEREFORE, THESE LOCATIONS MUST BE CONSIDERED APPROXIMATE. / PARKING I I THERE MAY BE OTHER UNDERGROUND UTILITIES AND/OR STRUCTURES, THE LOCATION I i a AND EXISTENCE OF WHICH IS NOT PRESENTLY KNOWN. LOCATIONS, SIZES AND MATERIALS OF UNDERGROUND UTILITIES ARE BASED ON BEST AVAILABLE EVIDENCE AS - Ql) O' I? I NOTED ABOVE. VERIFY ALL UTILITIES PRIOR TO DESIGN OR CONSTRUCTION. 12 OAK J \ o �o' I cW, 3.) IN THE EVENT THAT THERE IS A DISCREPANCY BETWEEN THE CONTENTS OF THE SIGNED AND SEALED HARD COPY DRAWING AND THE CORRESPONDING DIGITAL DRAWING w 0 1 6 / 112" L CUST I I FILE, THE HARD COPY WITH AN ORIGINAL STAMP AND SIGNATURE SHALL BE THE / I / \ Z I I CONTROLLING DOCUMENT. oZZ Q Z ' -,/ JI I I 4.) OUTLINE OF BUILDINGS SHOWN HEREON ARE THE AT GRADE FOOTPRINT. ARCHITECT TO VERIFY BUILDING DIMENSIONS PRIOR TO DESIGN OR CONSTRUCTION. 5.) REFERENCE IS MADE TO A SURVEY MAP ENTITLED "SURVEY MAP No. 210 �/� HANCOCK STREET AND No. 423 FIRST STREET..." DATED DECEMBER 9, 2011 AND LAST �, , (10 ) \ 12" OAK REVISED DUNE 11, 2014 BY T.G. MILLER P.C. \ I 11 � 6,. P.K. NAI / x 1 .5' FOUND J _ S 59.05'09 a w ' \ P.K. N �0 / _STREET LINE _ _ _ 267.70 _ _ _ _ STREET LINE FOUND \ 14 3' N i--)u� �h' ,V CONCRETE WALK /� CONCRETE WALK J v 16„ 1 O' ST - 12" MAPLE 18" LOCUST 12" OAK J j�� I 1(b \ f 1 ( 12" OAK \ 16 LOCUST 1 f ° � O.H. � URB / n RB / CURB CURB CURB � CUT CU \ \ 5 w/ FRB 1 o ao RIM=388.9 i h ii W _ w w w 39P.0 _N Z 389.0 - 389.5 z MH . HANCOCK(- STREET, / < BRIDGE DATE: JOB No. \ MH cslc RIM=388. CURB INLET - 1 0/28/20 \ \6 l21M 91.7 DATA GRAPHIC SCALE �� S 14-808 S° �'S So- Sa S° S° INV=382. INV=381.2 = Z_ MH �- s° SCALE: MH 6 CURB RIM=388.9 CURB \ \ I W11111111011 V11111111ZA 1 a=20' RIM=389.1 0p T CUT NV 5. St INV=38 .2 12" MAPLE MAPLE cCi \ 0 20 40 60 St IN 385.1 8" AK 8" OAK 8" POPLAR l 12" MAPLE T N DRAWN BY: SHEET 18" P 12 HOPE \\ �" "OAK 4" MAPLE \ \ O / - "��....��� DAB N'Z �Zm� 0CHECKED: 1 OF zL ,,v 389'S Co C ETE 389.5 WALK 390. o DLD i TROWBRIDGE DE MICHAELS FLuiki �A� Q LANDSCAPE ARCHITECTS yk w 1001 W.Seneca St.,Ste.101 Ithaca.NY 14850 NANA y{ W W wFl IX a I ME 607-277-1400 Fax 667-277.6082 D --------�VX`lw 1 So - sa SO Sn So S❑ So So Sa S O,M. O. Q.H. D.H. r� r O.M. O.H. - 4 r 7 O.H. O.H. O.M. H � Ln o o — — SIDE YARD 1 : 5' SETBACK SETBACK SUMMARY NOTICE: o IT IS A VIOLATION OF LAW FOR ANY PERSON.UNLESS ACTING UNDER THE —� -- o ZONE 132-A DIRECTION OF A LICENSED _ LANDSCAPE ARCHITECT TO ALTER ' — REQUIRED PROVIDED ALTERS ITEM ON THIS DOCUMENT WHO ALTERS THIS DOCUMENT IS REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION 4 O� FRONT YARD SETBACK Q' 0' "ALTERED FOLLOWED BY HIS OR I HER SIGNATURE AND A SPECIFIC t � DESCRIPTION OF ALTERATIONS. t c "►�( COPYRIGHT @ 2015 SIDE YARD' i SETBACK �5' 5 TR0%BRiDGE V�QLF MICHAELS LANDSCAPE ARCHITECTS,LLP SIDE YARD 2 SETBACK 'ID' G' NOT FOR x CONSTRUCTION 1 REAR YARD SETBACK 20' 20' En — — a x z 1E mn F-1 0 ;a— I v > � 0 z ' o 0 -< > 0 >cr) � a cn w m m C) > LJ.� rn �, : LLI U) Q I'1'I x 1 ca b _ _ 0 / © c 0 C� ' x / 0 U) + 0 E cli SIDE YARD CI 2: �I ' SETBAC x ` `— `} w LADE AVENUE L: CN c) I I DATE: 02/10/2015 PROJECT- 2014030 DRAWN BY: JBP `O.H. O.M. � O.H. O,H. \ CHECKED: PJT SETBACK STUDY 0 20' 40' A� SETBACK STUDY Scale: 1 = 20 ' L 301 1 2 3 4 GENERAL SHEET NOTES - GRADING WOLF MICHAELS 1. ALL EXISTING STRUCTURES,UNLESS OTHERWISE NOTED TO REMAIN,FENCING,TREES,ETC., WITHIN CONSTRUCTION AREA SHALL BE REMOVED&DISPOSED OF OFF SITE. 2. GENERAL CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES HAVING UNDERGROUND UTILITIES ON SITE OR IN RIGHT-OF-WAY PRIOR TO EXCAVATION.CONTRACTOR SHALL CONTACT UTILITY LOCATING COMPANY AND LOCATE ALL UTILITIES PRIOR TO GRADING START. . 000 0 0 03. SITE GRADING SHALL NOT PROCEED UNTIL EROSION CONTROL MEASURES HAVE BEEN INSTALLED. - 4. GRADING AROUND EXISTING TREES TO BE MINIMIZED. LANDSCAPE ARCHITECTS 5. MINIMIZE IMPACT TO EXISTING,REMAINING LANDSCAPE WHILE EXCAVATING. GREAT CARE IS TO 1001 W.Seneca St.,Ste.101 Ithaca,NY 14850 mlAm FIRST STREET BE TAKEN TO AVOID DISTURBING ROOTS OF EXISTING TREES. HAND EXCAVATION WILL BE 607-277-1400 Fax607-277-6092 D REQUIRED WHERE EXISTING TREE ROOTS ARE PRESENT. w w W 6. ALL EXISTING UTILITY COVERS AND GRATES WITHIN THE AREA OF DISTURBANCE ARE TO BE N W w W ADJUSTED TO MEET PROPOSED GRADES. V UJi W W b p w O W X X CTz5l� -------- ex + + + + + 389.0 + + + 38.0 + + NOTICE: IT IS A VIOLATION OF LAW FOR ANY A + + PERSON,UNLESS ACTING UNDER THE F- -1 + DIRECTION OF A LICENSED 0LANDSCAPE ARCHITECT TO ALTER _ L--J ANY ITEM ON THIS DOCUMENT WHO + m I ALTERS THIS DOCUMENT IS F- -1 -1 + REQUIRED BY LAW TO AFFIX HIS OR _ o HER SEAL AND THE NOTATION LLOWED Y HIS N m HER SIGNATURE B °AND A SPECIFIC OR w + DESCRIPTION OF ALTERATIONS. w m COPYRIGHT©2015 m + / TROWBRIDGE WOLF MICHAELS LANDSCAPE ARCHITECTS,LLP m s NOT FOR CONSTRUCTION I C + w m N m Cn 7(D (ID s Z ex V 389.5 I b + ' O z O 0 + + + + + + + + + + + + + + + (n (/1 �Cn8 38g0 388 p y /� WON V O �/J + ao U) w m + 3885 A A 38gS 38g0 38�5 3880 � CIO + F� w T,---- + T + 3 38gS 389 3 �w 1 BLS 3g�0 389 890 � 38 I �A O + V, �C �- oaaE� +B wm + � Cnz O T m La + + I 0 ex 390.0 0' G, m / l 0ofo (D U (WO m (wD m (wp m rfl -n (WO -n (WO m CWO m CWp -n (WO m / �w m m m m m m m m m I Q + ow + m z 17 (D Q cli + w = co + + + + + + + z �w Q -r= Q, W `� + C) + + A. W Q + + + C LAKE A VENUE + Cam`) o n o + 0 V DATE: 02/10/2015 C, 968E PROJECT: 2014030 + + �, �9 ors o� DRAWN BY: JBP .0 o CHECKED: TPJT 392.5 �- GRADING STUDY CASCADILLA CREEK ° 20' 40' Al MASS GRADING STUDY L 201 Scale: 1 " = 20' 1 2 3 4 5 rt T 00 00 CONCRETE WALK \ CONCRETE WALK v rn I T.G. MILLER, P.C. Z �_ J N N _ / ^' cbCV �— 1 J ENGINEERS AND SURVEYORS awn `388.5 _ / �z 0'SS� J \ I I o \ g�/ = UR R o N CURB UR 2I HACAR NEW YORK 14850 NZ w 1 CUT CUT °CUT CUT www.tgmillerpc.com 607-272-6477 tel. MOO \ ICI ` \ 00 3 Z 607-273-6322 fax m 8j O DW W W W W W II W �v W rtW INV=379.6 0•gg� / RLL / —\ g��,nNl o Sal =3 9.8 sa 20 PVC sa / '20�P PVC $O NV=377.8 sa IN 7.7 sa sa / / / � C RB ` 20 PVC sa s IN�37 .5= INV=371.4 CU s II = CURB � II cur — _ — _ _ � — — — — � _ _ �e � _ a no O.H. 0. O.H. / O O.H. 1. �f _ l � O.H. 0 1. O.H. O.H. — c i �.H. / Z I') C / W ~ °' ~ X CONCRETE WALK 0. W y� CONCRETE WALK �„ o rn iv ° / — LINE \ 2 St ET LINE INI=385.4 12" DP.. \6� — 3 o 8Q PVC 1 IV= INV-385.7 !; — \ Z z Z Z c I ry NOTICE: r IT IS A VIOLATION OF LAW FOR ANY I � I Z n ` / o � I C0 PERSON,UNLESS ACTING UNDER THE � c, DIRECTION OF A LICENSED C0 �,, I \ w o 3g8 I I I rn \ I LANDSCAPE ARCHITECT TO ALTER I 1 � I — o O J ANY ITEM ON THIS DOCUMENT WHO 00 0 90 I ALTERS THIS DOCUMENT IS a _ ,-n I / I \ I REQUIRED BY LAW TO AFFIX HIS OR HER SEAL AND THE NOTATION z "ALTERED BY"FOLLOWED BY HIS OR / 1 N-n St / I o n HER SIGNATURE AND A SPECIFIC cs f I � "' \ so DESCRIPTION OF ALTERATIONS. 388 a c m rt m CCO D C) J m N 'O o I i NOT FOR OD 9.0 CONSTRUCTION ru f C WT N n I n m O 3 c� o / 14 I I x m n a T 00 0 N fo�Cv 0 r w D 0 L L J 80 I t a I 36-8 cj co o •� o / F / Sd Sd Sd \ 00�n I ~� ai o IaE 1 \ J / W 9s W W 8g W W 3885 W 388 a �^ V) r- / W N � C �'�"� 8000 ril3g O1 3 I I S£ .0 I v 8qs 389 388s I 0 6 w \ �_ W O ° rri N 3gOs 3900 Q gs U7 90 O 7 I I r cN I o g� 441 m � I = 0� V J L m � � O 890 I I = 3'91vim .0 D 39 .0 TLaE I I I I 138 \ \ 9 cr' m I 9 \ \ \ O C) 0 cn O Ell CD I T 0 .� CO T co T T7 T cW° Z W 1l a W T r7 N v, m � m � m � m I � m � m � m � m � m _ I I m m cl m O _ o = z �— � N s � 0 ----_ I I oge I ` _ / Q co � m r- � � I w co %o/ o Q Z rt •�� 0 o n� ov STR LINE — — — — — — _ _ —STI�ET LINE o _ APPROXIMATE STREET LINE }� N II \ \ — ��c INV= 84.1 �'� 89 0 � / 6 o6w 0- 00 m ses < �_ / rq �� ��dM = DATE: 02/13/2015 i ono mooE o000 VENVE-5 — J '� W89< � �o, o 0 PROJECT: 2014030/E14-30 390.511 II oo / g'68£ Z U / o DRAWN BY: TRT .0 147 � � � � � � / � o CHECKED: DAH ,Oc O.H. 671= - 1:.,r� O.H. 392.5 "�" O.H. O.H. O.H. O.H. O.H. O.H. O.H. o SCHEMATIC " z z II II II UTILITY PLAN N{a 0000< 00< 0000< 00 W< W< 00< N p n0{a N{� N{a p Q �I •P y (.� • N - N Co G) C) m : m CAS CA u" I L LA �EEK DATA GRAPHIC SCALE 6v 0 20 40 60 FIZ11,100A PRIMA 101 u- 1 2 3 4 5 ,'7[R 1 r 1 � 1 � 1 1 11 � � 1 1 1 � 1 ' Y � •�, 1 1 • � 1 � � a r J All 4 lb i.n ti d � ft e - 1 _ 1� j1 ' � ' • it r. � " A pop • i - - 14 r Aft I-wor - Y r - Y f` ,s 4 • n 100, i ' s ADAMS STREET -- tw I t © Illiil a .._ar :r IiICi O '� ` 40� i W IIIII ■ IIIII4 M-Oft, Milk: ! A ■ lioll r r z I,I11�1 IIIIII l p I� _ 11 — _ • tom- �f ' .� ' � � HANCOC_K STREET dl ` • } I _ s N' >w . t- a All TROWBRIDGE WOLF MICHAELS I`II �0 pffi o� H LTARCHITECTS r , EJ 1100 El A I I SECTION A - THROUGH UNDER BUILDING PARKING r •T t. ,� V ` j 1-4-][IF J El El BEI 0 0 0 �♦ F ' - y p 8 0 le s I I 1 � I SECTION B - THROUGH COMMERCIAL SPACE THREE ,r .1 -S r� V y d- _u 1 1,-1. r w r K ti + 01 :111 [IF - 0 o ee _ r I 9 SECTION C - THROUGH COMMERCIAL SPACE ONE AND TWO KEY PLAN A LV loom a' - �. r ve o ment TROWBRIDGEWOLF � son ii_ 11 i I , . Ithaca Neighborhood A,, HOUSING SERVICES S ITE S E T1 O NS FLAi LANDSCAPE ARCHITECTS 4 a 'Y } `4 t , e i Y j�` .y - l 0 F �• _ f it �/`� '� _ ` • + � .5� � � - -�a '� �'-�� `� ,r fir 77 Ask a V. 04 000 of P s Y/a P is _ � - •, 'Mr rill } I T 1 is`•. .6 < ai ■ _ _ w _ Y _ _. �p r� a _ + --�` " '� 1 •P', �yy, i'- tl, �i r -_- ice' � .r a - . . -� i a ' 1 • . r I' Al All IPA 000 3 � Ilk Aw lift .r or low • r 00 'lip °� - i i I►A• • 9I _ ,,•y `�F +�.:�... �' „� . ,� -:. w �'4 " + ' � �° � .,. � i' tee.�'a �� _ ' rr -Y . . � CIL F � y Ia All 78 10!1� TROWBRIDGE WOLF MICHAELS I`II �0 pffi o� H LTARCHITECTS r 44, k .< L• yC its it • � � �4 rAIIFI . 4 lf- 14 t Air �� so A. 'C I" rare d d ri �• c a. r." d$ ,• ;+ .� •�.. w .'t y ''•,� a „ •1 - � _ -s,, �`?y".. - _ -- _ a -:�.iv r. , !, =r a >w " .5 1 lR•-:�'�' — � � 'fit. � r - ► '�R � . - .M,'�:�. �.� . Itp 4k c I:w a L 'r"jy"•• �i' . - p - : °.• a' - ri - " �a�Y.•A'� '71s .r• ,:," Y ' ', -' +�' r - _ •1 ,• ,+-.w' *„ I J _ - " �.,�'. --, _ _.:i - .r Iti � �. .,�•� Y�y.Y� _ r y. _ r,.� 46 VO �' �r , .F.�C` .A �.".. +1.1.a._- -... �` I(/f �I ��I�:;IkII °J+ -+ .. tl_. 11 _ 1 '. y— �i�• .� ..• _ -Aw, p !�♦� -f '� ' 7� -•' i•. - •.:' - •••;,.. -y4 .1 r +f.ej1. _ r - • �� 'j II i ��r +il hlrl I " ,. PP i _ 1� r. w III' - �• 'i - - : '� • - .y.,�. Y .� ��' f,'y$� �� kI���� `�,`gII`{`Y� � •�� 1 �� k ' a, "� •k�i�a� '♦' q.� / IL .. • ,� I ,`t;�9� � .� —� 611E» • �V '{{��� _ ' I!i �����i'�I�illl�'�_ !A_I_Ir' 1 � .� —_ I I __ 'u.. � ,L'" _. - � -•r ♦ �'i{.. ;n� _ I y 'i I _ � '1� 4 �1555 '� — ��' :'�� il� � ,S p d I � I I I ,�.�i '' 1 l • ��, � r r .�II� �4� �.1� ,. '�f A■ _ 1. �IL > l MW l� --- -___"- ram, - - - - �._ -_. - -- • ,d.. .., 3 ... :, ��y..�� �W'.,�'! a"'L�t�'r el � �� � ,I,.M1 rV_f;. - `- g -- - - - - :. ;1. 6;. rye i `y� 1 'M"::, _ �r ,i•.. 3y 7h'�, ,r�' r19r��' „4�• I. _ _ .a...� -- - _ OWN . `� _ -__,_ _ _ _ --•ram _ _ :`"'v_"�, � �* �'�_��"^�. a- r _ e�s �- ok sr Ir w.. .._ Ab, i I I Y �� #I► " _a F I � 'I rsr ■ �y.wr 4- J 1 1w ir , 's. .e•I`i 1. r � _ ol, ` S S oft y j r. ,+''dl • .�, lip h _ _ - �, i � �. ryj • is ' Pi " _ • ' a `,�,. v �'_.r a ,y;;� V c-..i k�D `6�'a,. I 'I� - -_ a ^ ,.♦ 10 - i ` ., .+• i . •i,�f,� .4 is - p • F �9. FI _— I � 4JIi . +� w • _ • • . jr w 'V - w "-1 I" _ -- r �,. 5y I ! J 1. } Fw' I�� I +wi-ri.'. .. M• _ '• , r ' 9�i i�f � ■ I��� 1I r 1 - !F " t tti k,.y;.�' •`� - - - -.--a.- `h` -•. � ' - � �.�� tilt-: llJ � ,. l n '>�.. ,y ilk►-+~ ., .i 'f-T� I.l- '-1 i" —_ � �. � S •q.' t' +,3y r+, �y 1Il{' i' � .. r:I r !� r1:1 �, a __�;.. � i�: ;ICI. � '�� yy. .: -�} 'r.. %�1 I' ar' a• •'�C' �y�°rf °k�o �"y.� -.�'�`I �•.p '�� . 10&—f , [�� ins z'� I! lri� ff I �t• N'. J,�' I�_�l�• I � _ - t�, ,I �. ��f , ya �;. . ."; .a r: � � � �I�.- •��" sue,; r�>� .. +� I llh I .. I i . 1. r ` � n M1 OF _ n - .41 0w -s ' 10 1 � 1 11 1 11 1 • • _ _ 1 TROWBRIDGE WOLF MICHAELS I`II �0 pffi o� H LTARCHITECTS > 416 s 4 'IP, �' :.. .ate• ' � - '' .\31 9 ,---,�: _ � _ "'�- LA W7 MI al � ��,„ .� 1. x . � �•►jl}i� ;•, .. * _ • —'; ' f' Y r r y -` ••p R"- :" ;• .�'� . . l� —_ y �•Ea — �„ 1 jr I $,-.jk if •rs * � - �/•�'�s�yr'�Ay� r` W.\ w ` or .�� 14t''• ,.� �IY; .� ► «. l mot# ��qy �:� �I 6 t ... �' �, '�'• �'•,r' r 1, r� �' !� _ 'ti5r �� �� I li-' M. L� ''� '.Q��,r' � ! •�'ti T .� 'lr,• . M '\ 1,� ! tl • - y • � R f 1 • • � I n 1 I 1 � . ., .Ire'! r. • t• r �P '. _. �- -- r�=- � Ij J *70 �� ; • > it S !' rqr 44 , :� .�. ' * erg ... �' ,'x ! � ,a-•I ,�q� I• . . ,�, - • . r l .. •, `� '_] `+ - �.: �-` rS .( Y 'ra" r 1 ,ems•' I S� � L ■ �, + r � _ �3` 'Se'' 'J� '4' '+, f / �, .�1 * rq ,.� Y!., •.� . ' � '� 'M • •. � V - r � �ii�.^Ir-y' r ILIA,• _ ��. A' .Y,,, il,r 1. � P I'4 ,'?l •:i. - - - _ - _- '� l,• Hr 1y _ �' ��:_ arat „tiI'��"Y,�`ys.r" - - I II F , , I •� .� ,llfr�l�•1 '°� ,.{ • ".S .� _ . � —_ I - - - � I �- gyp' �� � '".+ 4�n1. :; -. .r, l l�� �� y. .a�p•n. �• pp � .. rYr NNI i',,���', .�� #r r..•..+..r� - 11�� `' l I I - — � - — _—. �•�_ - — 44. � - - — ails oft 720 —'!1 1_P . _ — . , S _____ -- _ = �+Y'+- _ __-- ~mil-_ �_ 'f'�•�y _ i -_ ..1��• ¢ F`sue �' i_}-` - - - - ---r'�• } _- _ „��� 'kit-` �!►.. ��� ;�,�•��-_ y�� �' t"� _ _ -°� '"'i,r"�i.�-� -- z r �n • / / • / / , ' 1.J •. \ �,�. • � +,*�i — F ���i ♦ • + 14 '` , F• .•� •^fit i i '� $ ���' -+ V 111116 oil :Z.. '1 � A' r` _�•r' � '. � \ � - s+••M..* r ��- lr ^•� k._ ',1 - µ��-� ;w. ! � `,�, `tom,• � . G u , .. 41 le /,;. oft � if t,r '"' ' S x Rrw. �"r ':.. • * aL i u +• w r•P ► { ' - ; 7 + 1•' r;. - _ t, 4• + L ,.t,__• , _ �, 7,.T ` ' F • ` r r r r , ,.. •a :.,'�, r,r •d V' �+•• ' I f * �Y - _ r+'�'+ • , � �.,Its � ". � � •� �` d �` ,, -' � �` t►1 �'s j '• i .s I _ r �• �..iji �4 � �r9' P � +:�� � ,iur 6 s•j„-. 1 '_'�' ,�Y l �^1f'. _ I re I 1 �I, I _a' _j J�.F�.. ar , 3•'Y .,c � '� - r - � •`, ll� I�• a,r• ,►,'ky.. - j; i... � � iL-f •' �•• a4'' ti•'�°� ., .r •2 _ - . �,.�'' 'I ;'• 1 R •k.?•�,-:a"Mt �:' _ 1 r' ♦' , ► ' ` , f'� T ` 1C. y - • d , ., L 1 ° •4 _ t c « b r' .'�h r • '' �, . 1 3 t 'Ert'r . • , tea!- C 'y +T, ,�.. . yk- 4 �' w . ,• • 'tilt' - ✓ - Y f■- ��IYR ��r� • n ' • !C ,{ q,I � • • r s �,e ' ' . � j i ! -. i ( ...�` a' + 1�, ` � �> '�Siiz � f'Syi,r�_ .% .tJ t n` '�I. 1 - ti ya' _ -3 .•'� >_,� � �, �• _ - +' °+/r,� a - r Ar *17 k11 ~J�•`•��S yy++�, yr ���.. _ ' �� �, ��,.��.• " •• - -;�. . -. - y +',_•. rf �' + • '� - 1149 YOk z aJj. . L r 1 y , C Itll'�I I'11I'if'pl'l f !11v' rip — ,tal. Moil • I _ - r aid i � I i +� � I �, .la � II,IIIIi�ill ll' _ I � rr I� •r � '"i a'. - YI _ # I I S I _ r OF Ism -'" _a►- r ,-.�a�Vlf 3L - - - #air o1L a wT 7rki5 *•. w _ r+ � -v+ `' "Z,try`�` � �'�'�• a�' ,��� . - . f owl • ¢iq �• el, Imo' " i5 r. :k`.'�'; +„• .t'!� 1 -` .1 - - �` i'- -__ - �•fir _ _ —_ � -� `�� _ —J LIL be— a All 1 1_ TROWBRIDGE ill -!tl WOLF MICHAELS I`II �0 pffi o� H LTARCHITECTS Hancock Street Redevelopment Site Plan Review Application Form Attachment #12 Project review letter from Tompkins County Department of Planning, Feb 6, 2015 TROWBRIDGE WOLF MICHAELS 11111111i LANDSCAPE ARCHITECTS Tompkins County DEPARTMENT OF PLANNING 121 East Court Street Ithaca, New York 14850 Edward C.Marx,AiCP Telephone(607) 274-5560 Commissioner of Planning Fax(607) 274-5578 February 6,2015 Paul Nlazzarella, Executive Director Ithaca Neighborhood [lousing Services 115 W. Clinton Street Ithaca,NY 14850 Re: Draft Proposals for 210 Hancock Street Dear Paul: With the initial 210 Hancock Street community engagement effort concluding next week I wanted to take a moment to share the following thoughts on the proposed"Street"and"Alley"schemes presented at the January 21$` meet ing. • A design that concentrates commercial buildings along Hancock Street would seem to have the greatest opportunity to establish a successful pedestrian oriented commercial component in this area. One option would be to relocate the townhomes on Hancock Street as shown in the"Alley"scheme and move the commercial space facing on First Street to this location. The proposed apartments could then be moved closer to First Street with a pedestrian entrance from the street frontage, and the townhouse neighborhood designed to be more cohesive and interactive. • The final design should seek to avoid double loaded perpendicular parking. Such excessive parking adds unnecessary impervious surface to the site and creates a more auto-oriented and less pedestrian friendly environment. • The proposed"Alley Scheme"allows for the establishment of a vegetated buffer to Cascadilla Creek which helps to enhance water duality and may help reduce flood risk frorn the creek. We recommend that the final design allow for a healthy buffer area. In addition, investing in street infrastructure adjacent to the creek may be unwise,considering increased flooding expected due to climate change. • 1( is unclear if the proposals will allow for building design with adequate solar access. We recommend that all buildings include roof designs and orientations that would allow them to take advantage of solar energy opportunities. • The materials pasted on the project website do not appear to acknowledges, or plan for,the fact that the entire parcel sits within the 500-year, and ,partly within the I00-year, floodplain.Those important constraints should be fully acknowledged and the site and buildings be designed .in su4h a way as to reduce flood risks to potential new residences and the Surrounding Northside neighborhood. We appreciate the considerable amount of community outreach INNS has coordinated to date for this project. Please let me knew if you have any questions on our comments. Sincerely, s° Edward C.Marx, AICP Commissioner of Planning Inclusion through Diversity (i) CITY OF ITHACA FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) Purpose: This Full Environmental Assessment Form(FEAF)is designed to help applicants and agencies determine, in an orderly manner,whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequently, there are aspects of a proposed action that are subjective or immeasurable. It is also understood those who determine significance may have little or no formal knowledge of the environment or may not be aware of the broader concerns affecting the question of significance. The FEAF is intended to provide a method whereby applicants and agencies can be assured the determination process has been orderly,comprehensive in nature,yet flexible enough to allow introduction of information to fit a project or action. FEAF Components: Part 1: Provides objective data and information about a given action and its site. By identifying basic project data, it assists in a review of the analysis that takes place in Parts 2 and 3. Part 2: Focuses on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to whether an impact is likely to be considered small to moderate or whether it is a potentially large impact. The form also identifies whether an impact can be mitigated or reduced. Part 3: If any impact in Part 2 is identified as potentially large, then Part 3 is used to evaluate whether or not the impact is actually important. THIS AREA IS FOR LEAD AGENCY USE ONLY DETERMINATION OF SIGNIFICANCE—TYPE I AND UNLISTED ACTIONS Identify the portions of FEAF completed for this action: Part 1 art 2 art 3 Upon review of the information recorded on this FEAF(Parts,2,and 3,if appropriate),and any other supporting information,and considering both the magnitude and importance of each impact,it is reasonably determined by the Lead Agency that: �A. The Proposed Action will not result in any large and important impact(s)and will not have a significant impact on the environment;therefore,A NEGATIVE DECLARATION WILL BE PREPARED. L]B. Although the proposed action could have a significant impact on the environment,there will not be a significant effect for this Unlisted Action,because the mitigation measures described in PART 3 have been required;therefore,A CONDITIONED NEGATIVE DECLARATION WILL BE PREPARED. QC. The proposed action may result in one or more large and important impacts that may have a significant impact on the environment;therefore,A POSITIVE DECLARATION WILL BE PREPARED. A Conditioned Negative Declaration is only valid for Unlisted Actions. Name of Action: Name of Lead Agency: Name and Title of Responsible Officer in Lead Agency: Signature of Responsible Officer in Lead Agency: Signature of Preparer: Date: FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) PART 1—PROJECT INFORMATION (prepared by project sponsor/applicant) NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the FEAF will depend on information currently available and will not involve new studies, research, or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. Name of Action: 210 Hancock Street Redevelopment Location of Action: 210 Hancock Street, Ithaca NY, 14850 71 Name of Applicant/Sponsor: Ithaca Neighborhood Housing Services Address: 115 West Clinton Street City/Town/Village: State: ZIP: Business Phone: (607) 277-4500 Name of Owner(if different): Address: City/Town/Village: State: ZIP: Business Phone: Description of Action: The action is anticipated to consist of the following: the consolidation of two tax parcels, the demolition of an existing vacant grocery store, a single story office building, and the associated parking lot and ancillary spaces. The construction of approximately 13 new town homes, and a multi-story mixed use building providing approximately 50 rental apartments and approximately three ground floor commercial spaces, along with support parking, pedestrian amenities, and green space. Also under consideration are improvements to one block of Lake Avenue along Cascadilla Creek and one-half block of Adams Street along Conley Park to optimize green space, share vehicular and bicycle space, potentially provide a public use playground. The development is anticipated to be subdivided into two new tax parcels, one for the town houses and its associated parking, and the second for the mixed use building and its associated parking. 2 Please complete each question (indicate N/A, if not applicable). A. SITE DESCRIPTION Physical setting of overall project, both developed and undeveloped areas. 1. Present Land Use: ❑■ Urban 0 0 Forest OIndustrial ■ Commercial ■ Public 0 Agricultural 0 Other: 2. Total area of project area: 2.01 acres square feet (Chosen units apply to following section also.) Approximate Area (Units in Question 2 apply to this section.) Currently ][After Completion 2a. Meadow or Brushland(non-agricultural) F 71 2b.Forested 0 2c. Agricultural IF 2d.Wetland[as per Article 24 of Environmental Conservation Law(ECL)] 10 0 2e. Water Surface Area o 0 2f. Public o 0 2 . Water Surface Area 0 0 2h.Unve etated rock, earth, or fill 0 0 2i. Roads,buildings, and other paved surfaces 11.88 A 1.37 A 2'. Other indicate a lawn and planting beds 0.13 A 0.64 A 3a. What is predominant soil type(s) on project site (e.g., HdB, silty loam, etc.): Urban fill below a layer of pavement or top soil at the surface. 3b. Soil Drainage: Well-Drained % of Site Moderately Well-Drained 6 % of Site x Poorly Drained 94 % of Site 4a. Are there bedrock outcroppings on project site? ❑Yes LLNo LN/A 4b. What is depth of bedrock? deeper than 85' (feet) 4c. What is depth to the water table? 6'to 8.5'depth (feet) 5. Approximate percentage of proposed project site L 0-10%100 % L 10-15% % with slopes: I L1 15% or greater__% 6a. Is project substantially contiguous to, or does it Lyes X o /A contain a building, site or district, listed on or eligible for the National or State Register of Historic Places? 6b. ...Or a designated local landmark or located in a []YesQNo ❑N/A local landmark district? 7. Do hunting and/or fishing opportunities currently exist in the project area? QYes ONo ❑N/A If yes, identify each species: 3 SITE DESCRIPTION (concluded) 8. Does project site contain any species of plant ❑yes ENo []N/A and/or animal life identified as threatened or endangered? According to: EAF Mapper Summary Report Identify each species: 9. Are there any unique or unusual landforms on the []Yes ENo ❑N/A project site (i.e., cliffs, other geological formations)? Describe: 10. Is project site currently used by the community or ❑yes ENo ❑N/A neighborhood as an open space or recreation area? If yes, explain: 11. Does present site offer or include scenic views []Yes ENo ❑N/A known to be important to the community? Describe: 12. Is project within or contiguous to a site []Yes ENo ❑N/A designated a Unique Natural Area(UNA) or critical environmental area by a local or state Describe: agency? 13. Streams within or contiguous to project area: a. Names of stream(s) or name(s) of river(s) to which It is a tributary: Cayuga Lake 14. Lakes,ponds, or wetland areas within or a. Name(s): N/A contiguous to project area: Sizes in acres): 15. Has site been used for land disposal of solid ❑yes ENo []N/A and/or hazardous wastes? Describe: 16. Is the site served by existing public utilities? Eyes ❑No ❑N/A a. If Yes, does sufficient capacity exist to allow connection? Eyes []No []N/A b. If Yes, will improvements be necessary to ❑yes ENo ❑N/A allow connection? 4 B. PROJECT DESCRIPTION 1. Physical dimensions and scale of project fill in dimensions as appropriate): la. Total contiguous area owned by project sponsor in acres: 2.01 A orsquare feet: lb.Project acreage developed: All Acres initially:2.01 A Acres ultimately:2.01 A lc. Project acreage to remain undeveloped: N/A ld.Length of project in miles (if appropriate): N/A or feet: le. If project is an expansion, indicate percent of change proposed: N/A % 1L Number of off-street parking spaces existing: 106 proposed:70 1 .Maximum vehicular trips generated(upon completion ofproject)per day: and per hour: lh.Height of tallest proposed structure in feet. 48'(height at stair tower) 1'. Linear feet of frontage along a public street or thoroughfare that the project will occupy? 1350 LF 2. Specify what type of natural material (i.e., rock, earth, etc.) and how much will be removed from the site: Minimal grading anticipated or added to the site: Structures to be built out of flood plain 3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from the site: acres:0.a0 A type of vegetation:Mix of trees,shrubs,lawn plantings 4. Will any mature trees or other locally important vegetation be removed for thisproject? YES 5. Are there any plans for re-vegetation to replace vegetation removed during construction? YES 6. If single-phase project, anticipated period of construction: N/A months (including demolition 7. If multi-phased project, anticipated period of construction: 48 months months (including demolition 7a. Total number of phases anticipated: 3 7b.Anticipated date of commencement for firstphase: Sept month 2016 year includin demolition 7c. Approximate completion date of finalphase: Sept month 2020 year. 7d.Is phase one financially dependent on subsequentphases? ❑ es 0 0 ❑ /A 8. Will blasting occur during construction? ❑ es ❑■ o ❑ /A If yes, explain: 19. Number of jobs generated during construction: 100 After project is completed: 15 10.Number of jobs eliminated by this project: 0 Explain: 11.Will project require relocation of any projects or facilities?�es Wo /A If yes, explain: 12a. Is surface or subsurface liquid waste disposal involved?0 es ❑❑No❑❑N/A; if yes, explain: 12b. If#12a is yes, indicate type of waste (sewage, industrial, etc): Sanitary+storm sewer 12c. If surface disposal, where specifically will effluent be discharged? N/A 13. Will surface area of existing lakes, ponds, streams, or other surface waterways be increased or decreased by roposal? ❑ es ❑■ o ❑ /A If yes, explain: 14a. Will project or any portion of project occur wholly or partially within or contiguous to the 100-year floo lain? ❑■ es ❑ o ❑ /A 5 PROJECT DESCRIPTION (concluded) 14b. Does project or any portion of project occur wholly or partially within or contiguous to: Cayuga Inlet Fall Creek, Cascadilla Creek, Cayuga Lake, Six Mile Creek, or Silver Creek? Circle all that apply.) 14c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as described in Article 24 of the ECL? ❑ es ❑■ o ❑ /A; 114d. If#14a.,b., or c. is yes, explain: Adjacent to Cascadilla Creek 15a. Does project involve disposal of solid waste? ❑■ es ❑ o ❑ /A F1-5b. If#15a. is yes,will an existing solid waste disposal facility be used? ❑■ es ❑ o ❑ /A 115c. If#15b. is yes, give name of disposal facility:Seneca Meadows Landfill and its location: waterloo,NY 15d. Will there be any wastes that will not go into a sewage disposal system or into a sanitary landfill? ❑ es ❑■ o ❑ /A If yes, explain: 15e. Will any solid waste be disposed of on site? Dyes ❑■ o M/A If yes, explain: 16. Will project use herbicides or pesticides? ❑ es ❑■ o ❑ /A If yes, specify: 17. Will project affect a building or site listed on or eligible for the National or State Register of Historic Places or a local landmark or in a landmark district? Dyes ❑■ o M/A; if yes, explain: 18. Will pr2iect roduce odors? ❑■ es ❑ o IONA If yes, explain:Temporary construction odors 19. Will project product operating noise exceed the local ambient noise level during construction? NlYes ❑ o ❑ /A After construction? ❑ es FM-]No ❑ /A 20. Will project result in an increase of energy use? ❑■ es ❑ o ❑ /A If yes, indicate type(s): Electric and natural gas 1. Total anticipated water usage per day in gals./day: 2530 GPD Source of water: City of Ithaca 6 C. ZONING AND PLANNING INFORMATION 1. Does the proposed action involve a planning or zoning decision? [Eyes ❑ o ❑ /A If yes, indicate the decision required: Parking,height variances 0 Zoning Amendment E Zoning Variance ❑❑ New/Revision of Master Plan ❑ Subdivision ❑ Site Plan 7 Special Use Permit 0 Resource Management Plan 0 Other: 2. What is the current zoning classification of site? 62-A 3. If the site is developed as permitted by the present zoning, what is the maximum potential development? Approx 1.05 A of building footprint at 3 stories tall yielding 135,000 SF,with much of the remaining 1.05 A an open paved parking lot 4. Is proposed use consistent with present zoning? IN[Yes JQNo ❑ /A 5. If#4 is no, indicate desired zoning: N/A 6. If the site is developed by the proposed zoning, what is the maximum potential development of the site? N/A -no rezoning proposed 7. Is the proy2sed action consistent with the recommended uses in adopted local land-use plans? FM—]Yes ❑ o ❑ /A If no, explain: S. What is the dominant land use and zoning classification within a 1/4 mile radius of the project? (e.g., R-1 a or R-lb) R2-B with dominant land use single family and multifamily residential 9. Is the proposed action compatible with adjacent land uses? Layes ❑ o ❑ /A Explain: 10a. If the proposed action is the subdivision of land, how many lots are proposed? Potentially 2 10b. What is the minimum lot size proposed? 0.75 A 11. Will the proposed action create a demand for any commum provided services? (e.g.,recreation, education, police, fire protection, etc.)? 0 es ONo Ulu/A Explain: Increased residential density If yes, is existing capacity sufficient to handle projected demand? ❑■ es ONo C❑N/A Explain: 12. Will proposed result in the generation of traffic significantly above present levels? Dyes D o ❑ /A If yes, is existing road network adequate to handle additional traffic? Dyes ONo FE3T/A Explain: 7 A APPROVALS 1. Approvals: 2a. Is any Federal permit required? ❑ es ❑■ o ❑ /A Specify: b. Does project involve State or Federal funding or financing?❑■ es ❑ o ❑ /A If Yes, Specify: 2c. Local and Regional approvals: Type of Submittal Approval Agency Yes or No Approval Required Date Date Common Council Board of Zoning Appeals BZA YES Area Variances Planning &Development Board YES Final Site Plan Review;Subdivision Ithaca Landmarks Preservation Commission ILPC) Board of Public Works BPW YES Review and Approve Fire Department YES Review and Approve Police Department YES Review and Approve Building Commissioner YES Review and Approve Ithaca Urban Renewal Agency (IURA) 8 E. INFORMATIONAL DETAILS Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts associated with your proposal,please discuss such impacts and the measures which you propose to mitigate or avoid them. F. VERIFICATION I certify that the information provided above is true to the best of my knowledge. Applicant/SponsorNlame: Mr Joseph Bowes Signature: Title: Senior Real Estate Developer END OF PART 1 9 Hancock Street Redevelopment Site Plan Review Application Form Full Environmental Assessment Form (FFAF) Attachment *1 Environmental Assessment, NYSDEC EAF Mapper Summary Report, Oct 27, 2014 TROWBRIDGE WOLF MICHAELS 11111111i LANDSCAPE ARCHITECTS ®� IT1I,1C_ CITY OF ITHACA 108 East Green Street, Ithaca, New York 14850-5690 OFFICE OF THE CITY ENGINEER Telephone: 607/274-6530 Fax: 607/274-6587 To: Svante Myrick, Mayor Bill Gray, Superintendent of Public Works Common Council Conservation Advisory Council Julie Holcomb, City Clerk Planning & Development Board Ari Lavine, City Attorney Phyllis Radke, Building Commissioner JoAnn Cornish, Director of Planning and Development Ed Marx, Tompkins County Commissioner of Planning From: Tom West, Assistant City Engineer Date: November 26, 2012 Re: Divestiture of City-owned lands — Concept Memo — Elmira Road, Seneca Street, State / Martin Luther King Street The Superintendent of Public Works and the Board of Public Works have recommended the sale of portions of right of way along Elmira Road, abandoned right of way along State / Martin Luther King Street and a parcel of land on the 700 block of East Seneca Street. Descriptions follow: Elmira Road The right of way for Elmira Road was acquired long before the area was annexed by the City. Acquisition followed existing property lines and resulted in an irregular right of way line. (Most rights of way are characterized by parallel longitudinal lines with the street centered between them.) The City has licensed use of the excess portion of that right of way to various property owners abutting Elmira Road. Recently adjustments were made to the fee structure to bring fees more in line with actual property values so it is no longer a bargain for the abutting owners. However, most of the owners have permanent improvements on the right of way and are unwilling or unable to abandon the use to avoid the new fee. Sale of these portions of right of way can be accomplished by quit claim deed with easements to protect any limited Public Works needs "An Equal Opportunity Employer with a commitment to workforce diversification." ADDRESS Business Scl Ft Approximate Value 1 $10.00 344 Elmira Rd Garcia's Restaurant 3996 $39,960.00 340 Elmira Rd Burger King 4260 $42,600.00 338 Elmira Rd Monroe Muffler 2760 $27,600.00 Jiffy Lube 696 $6,960.00 334 Elmira Rd Vacant 1278 $12,780.00 328 Elmira Rd Arby's 2072 $20,720.00 326 Elmira Rd Wendy's 2500 $25,000.00 324 Elmira Rd Moe's Southwest 4370 $43,700.00 136 Fairgrounds Walmart 9475 $94,750.00 323 Elmira Rd Friendly 2678 $26,780.00 Total potential value $340,850.00 700 block East Seneca Street, Tax parcel 68.-2-9.2 This 0.17 acre parcel was acquired by the City in j la 1982. The parcel is zoned R-3A. The assessed value of the land is $50,000. The parcel has remnants of a sidewalk and play structure once part of the school. The sidewalk runs from the North West corner of the property to the center of the property where it ends in an abrupt drop. The antiquated playground ` equipment has not apparently been maintained in decades. The East side of the property has some mature trees. The West side of the property is used for parking by the neighboring property without permission. The parcel is abutted by multi-unit residential structures on similarly sized parcels. 705 East Seneca Street has an assessed value of $400,000 which generates approximately $5000 in property taxes. Sale of the property can be affected by auction or sealed bids. The Board of Public Works has determined that there is no public works use for the property. i East State / Martin Luther King Street - 1105 Giles Street The City owns or has joint rights to approximately 1 .5 acres of property located in the 1200 block of East State Street. The parcel is comprised of the abandoned right of way for Giles Street, an unopened, platted street (Cook Land Tract, Division Street) and several abandoned properties acquired by the City via tax sale or foreclosure. The front portion of these parcels is lawn and driveway maintained by the property owner at 1215 East State Street. The rear portion of the land is brush and woods with a deep ravine. The southernmost portion of the property, which abuts the south City line, has grassy areas which indicate the presence of a water main owned by Bolton Point. There is a large diameter storm pipe running across the properties to the ravine. Although the majority of the property would be difficult to develop for residential purposes, portions of the property might be attractive to abutting owners. The Board of Public Works has determined that the portion of these properties which has been designated as Natural Area and should continue to be designated as such. The Board has recommended sale of the remainder of these properties, comprised of the rights of way of old Giles Street and Division Street, with delineation of an easement to the City to accommodate maintenance of the existing storm sewer and water main facilities. i �k s � o M�o \ \ L NATURAL AREA \ tax parcel 111-9-3 Resolution to Initiate Divestiture of Various Portions of Elmira Road Right of Way Whereas, the right of way along Elmira Road in the City of Ithaca has a very irregular alignment, and Whereas, the portions of right of way outside of the area required for public street, tree lawn and sidewalk are currently licensed for use by abutting property owners, and Whereas, the Board of Public Works has determined that there is little or no Public Works need for these portions of right of way, and Whereas, it is in the interest of both the City and the abutting property owners that those portions of land be conveyed to the abutting owners at a fair market value, now be it Resolved, that the Common Council directs staff to investigate a mechanism for transferring said portions of right of way to abutting owners at fair market value, and be it further Resolved, that Common Council authorizes expenditure not to exceed $52,000 for legal services, surveys and appraisals in order to conduct such an investigation and conveyance. City of Ithaca Planning & Economic Development Committee Wednesday, January 14, 2015 — 6:00 p.m. Common Council Chambers, City Hall, 108 East Green Street Minutes Committee Members Attending: Joseph (Seph) Murtagh, Chair; Graham Kerslick, Ellen McCollister, and Cynthia Brock Committee Members Absent: Josephine Martell Other Elected Officials Attending: Mayor Svante Myrick, Alderperson George McGonigal, and Alderperson Stephen Smith Staff Attending: JoAnn Cornish, Director, Department of Planning, Building, Zoning, and Economic Development; and Nels Bohn, Director, Ithaca Urban Renewal Agency (IURA); Phyllisa Radke, Director, Zoning Administration, and Debbie Grunder, Executive Assistant, Department of Planning, Building, Zoning, and Economic Development Others Attending: Kathrin Gehring, Executive Assistant for Superintendent of Public Works Michael Thorne; Frank Nagy, Director of Parking Administration; Michael Thorne, Superintendent of Public Works; and Chris Lewis, Downtown Ithaca Alliance Chair Seph Murtagh called the meeting to order at 6:00 p.m. 1) Call to Order/Agenda Review Alderperson Brock requested due to the number of the public in the audience was here for the CIITAP, could it be moved up on the agenda. This could not happen since staff wasn't present at the beginning of the meeting. 2) Special Order of Business a) Public Hearing — RU Zoning Changes (Cornell Heights) Alderperson McCollister moved to open the public hearing; Alderperson Brock seconded it. Unanimously approved. The public hearing was opened. Walter Hang, 218 Wait Avenue, spoke regarding the RU Zoning changes. As stated before, he does not feel this should take place before the comprehensive plan is finished. Catherine Spedder, 121 Kelvin Place, spoke on the RU Zoning Changes. She thanked the committee for the work that has taken place Bill Demo, 121 Heights Court, spoke on behalf of his wife and other neighbors who live in the area of the proposed RU changes. He also thanked Josephine Martell for the work she has done and continues to do. John Schroeder, 618 Stewart Avenue and also a member of the Planning Board. He stated that the RU Zoning changes were discussed at the November Planning Board regarding these proposed RU changes. He strongly supports these changes. He pointed out in the ordinance Chair Murtagh read into the record Josephine Martell's comments regarding the RU Zoning changes. These comments are also attached to these minutes. Alderperson McCollister moved to close the public hearing; Alderperson Brock seconded it. Carried unanimously. The hearing was closed. 3) Public Comment and Response from Committee Members Simon Wheeler, 218 E. Falls Street, spoke on the amendments to the Noise Ordinance namely the permit process. He would like to see this process revised. Louis Cassanti, 4297 East Covert Road, Interlaken. He spoke on the Commons legislation. He strongly supports the use of labor unions for the reconstruction. He also spoke on the dogs on the Commons. He is a proud animal lover. He is not for or against the allowance of dogs, he only suggests it be looked thoroughly before changing this. He also commented on the construction of the Commons. As a food vendor on the Commons, he hopes the Commons will be complete and ready for the Ithaca Festival this summer Kirby Edmonds, 308 Hector Street, spoke on the Coalition for Sustainable Economic Development. His comments are also attached to these minutes. Pete Myers, 142 Giles Street, spoke regarding the CIITAP program. This program needs to benefit the whole community and should be controlled by the County legislature. Faye Gougakis, Commons, spoke regarding the noise ordinance amendments. No one is helping those that live on the Commons regarding the noise and the dogs. She passionately requested that for many years she's been pleading changes to no avail. The ordinance is not ready to pass. Alderperson McCollister stated that Common Council has been thoroughly looking at the RU Zoning. Alderperson Brock thanked both Simone Wheeler and Faye Gougakis to share their concerns and frustrations to reside where they are forever bombarded with noise issues. Chair Murtagh seconded the comments of Alderperson Brock. Alderperson McGonigal stated that the West End is the best part of the City for rock and roll. 4) Announcements, Updates, and Reports a) Brindley Street Bridge Replacement Chair Murtagh stated there are two options for replacing the bridge. There is a significant amount of money between the two options. At this time, soil samples are now being collected and will be looked at once available. Superintendent of Public Works Michael Thorne also concurred with Chair Murtagh's statement. 5) Action items — Approval to Circulate a) Commons Legislation Chris Lewis, IDA (Ithaca Downtown Alliance) member, Kathy Gehring, Executive Assistant to Superintendent Thorne, who will take over Commons permitting, Superintendent Thorne, and Frank Nagy were all present to offer information on the Commons legislature. Outdoor dining is one area that will be looked at further since it's a complex topic. A public hearing will be held at next month's meeting. Chair Murtagh asked for committee members' thoughts and concerns as to the Commons legislature. Alderperson McCollister stated that her concern is allowing dogs on the Commons. Dogs cannot go into stores, and they cannot be left outside. Chris Lewis stated that the biggest concern is the tourists that come with their dogs and are not allowed to carry a small dog in their arms. Alderperson Brock has concerns of the outdoor vending. She would like to see certain setbacks for mobile vending so it doesn't interfere with other dining. Lewis stated that IDA is very respectful of the bricks and mortar dining which often have a much higher money investment than mobile vending. Alderperson Brock asked what their concern is regarding mobile vending. Lewis stated that with the amount of the Commons rebuild we have to be careful as to how the walk is left after the mobile vending is gone. Chair Murtagh stated this will be circulated for comment and will come back to this committee next month. Moved by McCollister; seconded by Brock; Carried 4-0. ORDINANCE NO.2015- BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 157 of the City of Ithaca Municipal Code entitled"Commons"be amended as follows: ,4g16b Section 1. Chapter 157 of the City of Ithaca Municipal Code shall hereby be repealed and replaced with the following: Article L General Provisions,Commons Advisory Board § 157-1.Title. This chapter shall be known and may be cited as the"Ithaca Commons Rules." § 157-2.Purpose. The purpose of this chapter is to regulate the use and maintenance of the Ithaca Commons so as to promote the general welfare and public use of said area. 157-3.Definitions. As used in this chapter,the following terms shall have the meanings indicated: COMMONS ADVISORY BOARD�$�a�o, That board,duly appointed by the Mayor,with approval of the Common Council,charged with various activities and/or powers relating to the Ithaca Commons by the Common Council. ITHACA COMMONS A. The following described two areas: (1)PRIMARY COMMONS—That area of public property between the south building lines on the north side and the north building lines on the south side of the former bed and associated sidewalks of East State/East Martin Luther King,Jr. Street between the east line of Cayuga Street and the west line of Aurora Street and that area of public property between the west building lines on the east side and the east building lines on the west side of the former bed and associated sidewalks of North Tioga Street between the north line of East State Street/East Martin Luther King,Jr.and the south line of Seneca Street. (2)SECONDARY COMMONS—That area of public property between the south building lines on the north side and the north building lines on the south side of the 100 and 200 blocks of East Green Street,the 300 block of East State/East Martin Luther King,Jr.Street,the 100 block of West State/West Martin Luther King,Jr.Street and the 100 and 200 blocks of East Seneca Street and the public property between the east building lines on the west side and the west building lines on the east side of the 100 and 200 blocks of North Aurora Street,the 100 block of South Aurora Street,the 200 block of North Tioga Street,the 100 block of South Cayuga Street and the 100 block of North Cayuga Street. B.Unless otherwise stated, "Ithaca Commons"or"Commons" shall mean both the Primary Commons and the Secondary Commons as described above. FITHACA DOWNTOWN PARTNERSHIP]ITHACA DOWNTOWN BUSINESS IMPROVEMENT DISTRICT A not-for-profit business improvement league which engages in the following program areas for downtown Ithaca: business retention and development;promotions and marketing;government relations;image marketing. The Ithaca Downtown Business Improvement District is also known as the Downtown Ithaca Alliance(DIA). NEWSRACKS Any self-service or coin-operated box,container,storage unit or other dispenser installed,used,or maintained for the display,distribution or sale of newspapers,magazines,news periodicals,or other news publications. SHOPPING CARTS Any cart,basket,container or other device made of wire,metal,plastic or other material,mounted on wheels, manually operated that is generally provided by merchants/stores for the conveyance of merchandise, foodstuffs and other property to automobiles and other places. STANDARD AWNING A nonstructural addition to the facade of any building,which is covered in fabric or other flexible membrane.The fabric or membrane is supported by a rigid frame of tubing or other noncombustible material.A standard awning must be capable of being rolled up or retracted to within one foot of the face of the structure to which it is attached. Such standard awning must not be capable of projecting from the face of the structure upon which it is mounted more than four feet from the face of the structure and must be no taller than four feet. The standard awning must be mounted on the face of the structure to provide for an unobstructed clearance below the rigid frame of the standard awning of seven feet above the sidewalk below.A nonrigid valance may hang no greater than one foot below the rigid frame. STANDARD CANOPY A nonstructural addition to the facade of any building,which is covered in fabric or other flexible membrane.The fabric or membrane is supported by a rigid frame of tubing or other noncombustible material.A standard canopy is one that is constructed so that it cannot be retracted. Such standard canopy may only project from the face of the structure upon which it is mounted four feet from the face of the structure and may be no taller than four feet.The standard canopy must be mounted on the face of the structure to provide for an unobstructed clearance below the rigid frame of the standard canopy of eight feet above the sidewalk below.A nonrigid valance may hang no greater than one foot below the rigid frame. 157-4.Creation of Board;responsibilities. A. There shall be a Commons Advisory Board as follows: (1)Membership.The membership of the Commons Advisory Board shall consist of Downtown Business impfevement Distfiet and five fepfesentatives ffem atitside the ithaea Downtown Business impr-,,.,oment Dist iet( t 1 nine total members.Six members will be appointed by the Mayor with the approval of Common Council and membership shall be balanced between members inside and outside of the Downtown Ithaca Business Improvement District.The Executive Director of the[r.,,.,e r,,...,...,.,...,llla ft er-sh rl Downtown Ithaca Alliance,the City Clerk,and the Superintendent of Public Works or their designees shall serve as voting members.Board members will serve staggered two-year terms. (2)Officers. The Commons Advisory Board will have two officers a Chair and Vice Chair,to be elected at the first regular meeting of each calendar year at which there is a quorum present.Nominations for these offices will be made from the floor with election by a majority of those members present at the meeting. (3)Officers'duties.The Chair will preside at meetings and have such other appropriate duties as may be assigned by the Board.The Vice Chair shall assist the Chair and preside at meetings in the Chair's absence.If both the Chair and Vice Chair are absent,an acting Chair will be selected by the Board. (4)Quorum.A quorum will consist of eight five members. (5)Action.Action may be taken by vote with a quorum of eight five members present at a regular or special meeting.The Chair will be a voting member on all actions.Actions shall pass by vote of a majority of members present. (6)Meetings.Regular public meetings will be held with the place and time to be determined by the Board. Special meetings may be called at any time by the Chair or a majority of Board members.Members will be notified of scheduled meetings by e-mail at least three days in advance. (7)Review of Ithaca Commons rules. The provisions of this chapter will be reviewed periodically and a report thereof,including recommendations for modification,submitted to the Mayor and Council. B.The Commons Advisory Board shall have the following responsibilities: (1)Direct.The Commons Advisory Board shall have direct responsibility and the ability to delegate and revoke activities relating to the matters listed below: (a)Use of the Commons;issuance of permits. [1]Use of the Commons for,and scheduling of,any of the following purposes: [a]Entertainment. [b] Cultural,social,civic,religious,and educational events. [c] Commercial sale of goods or products, solicitation,outdoor dining and use of mobile vending carts. [2]In circumstances when there is not adequate time to convene the Advisory Board to review a permit request,the Chair may,with the concurrence of five additional Board members through e-mail correspondence,authorize the issuance of a permit.The Board may authorize the Chair alone,or the City Clerk,to approve certain types of permits as specified. (b)Type,size and placement of private advertising and identification signs on the Commons in accordance with Chapter 272, Signs,provided that such review and approval or disapproval shall not be required when the private advertising and/or identification sign is in connection with a marquee,canopy or sunscreen when the permission for the marquee,canopy or sunscreen has been granted by the Planning and Development Board or the Ithaca Landmarks Preservation Commi .,1 ursuant to Chapter 170,Encroachments (c)Design and placement of public identification,informational and directional signs and graphics on the Commons. (d)Design and placement of,and materials used in,street furniture,such as benches,outside dining facilities,trash containers,flags,kiosks, [phone booths],playground equipment,commemorative plaques,and similar items used on public property on the Commons. (e)Design,placement and use of decorations on the Commons. (f)Installation or use of public or private sound amplification and transmission systems or equipment on the Commons. (g)Other duties and responsibilities as may be assigned by the Mayor or Common Council and to make such other recommendations to the Mayor and Council and other public boards,officials,groups,or individuals as may be appropriate relative to the operation and administration of the Commons. (2)Indirect. The Commons Advisory Board will review and advise on those matters listed below: (a)Type,placement and amount of landscaping on the Commons. (b)Public lighting on the Commons. (c)Public and private construction,renovation and rehabilitation of building facades and open spaces(parking areas, entries,etc.)except for the installation of a standard awning or a standard canopy and demolition on the Commons. Review shall be in terms of aesthetic character,visual effect and operational impact,provided that such review and advice shall not be required when the construction,renovation and rehabilitation applies to a marquee,canopy or sunscreen where the approval for such marquee,canopy or sunscreen has been granted by the Planning and Development Board or the Ithaca Landmarks Preservation Commission pursuant to Chapter 170,Encroachments. (d)Public maintenance and repair on the Commons. (e)Traffic movement,parking and delivery methods around the Primary and Secondary Commons. (f)General maintenance of order on the Commons. (g)Placement,size,and type of public artwork,in any form,on and around the Primary and Secondary Commons. Article II.Use of the Commons § 157-5. Commons permits. A.Permit classes.Commons use permits will be required for all events,activities,displays,exhibits,commercial sales and other uses of the Commons. Such use permits will be issued in accordance with the provisions of this section.General classes of permits that will be referred to the City Clerk or the Commons Advisory Board include: (1)Commons use permits,including pavilion reservations,speed event permits,information table permits, and driving on the Commons. For information on Commons loading zones, see § 157-9H. (2)Use of amplified sound on the Commons including public address systems,bullhorns,sound amplifiers,and loud-natured acoustical musical instruments,such as horns,drums,and other percussion instruments. (3)Animals Lieensed does are allowed on the Commons!a pefmit[s,]2fft[ineluding peffflits] fef residents an businesses on the Commens,-A4th written permission from the imopertv owneir. The vermit allows-�� be br-ouelit onto the Comfoons by the shortest and most direet path to and ff ofn the business or-r-esidenee.it does not allow the doe to-be on the Commons an anv other way.The-permit is valid for-one year-&om the time (4)External speaker permits for businesses on the Commons which utilize external sound systems that project onto the Commons. (5)Outdoor dining permits,including storefront dining permits for restaurants,and Commons space permits for use by the[Ithaca Downtown Partnership] Downtown Ithaca Alliance. (6)Mobile vending agreements. ineluding monthly,seasonal,and annual vending a ee en B.Permit issuance. (1)All requests for permits must be submitted to the City Clerk's office.The City Clerk may ask for additional information,and/or request a personal appearance before the Commons Advisory Board to present the details of a permit application. b (2)Review of permit requests shall include scheduling of specific time,[and] duration,and location of the proposed use or activity[,length of time that the permit is to be valid,and].It may also include any special conditions or restrictions that should be placed on the permit.Permits will be approved by the City Clerk or his/her designee for a specific activity,specific date,specific time period,and specific location on the Commons. (3)The Commons Advisory Board shall serve as an appeals board for people whose permit applications have been denied or who feel that unreasonable restrictions have been placed upon their permit. (4)When a request is approved or conditionally approved by the Board,the issuance of a permit will be authorized subject to any conditions which have been imposed by the Board or which may be required by the City. Permits will be issued by the City Clerk or his/her designee.The applicant will be notified of the Board's decision within five business days after a decision has been rendered. (5)Any permit which has been reviewed and approved by either the City Clerk or the Commons Advisory Board may be revoked or amended if it is determined that the activity for which the permit was issued is not being carried out in a manner that meets the terms of the permit. (6)If a request for a permit is denied by the Board,the applicant will be informed of the reasons therefor in writing within five business days of the decision. (7)The City Clerk will be responsible for notifying appropriate City staff of permit issuance. (8)A record of all Board actions will be maintained pursuant to applicable laws. C.Report of permit activity.A report on requests for permits and approved activities scheduled will be made at the regular meeting of the Commons Advisory Board. 157-6.Responsibilities of permit holder. A.The responsibilities of the permit holder shall be: (1)To supervise all materials,displays,products,equipment, and volunteers.and a"other ma4er-ial at all t (2)To entirely remove or properly dispose of all material and equipment used in any activity at the end of the use time and to leave the Commons in the same or better condition than when the event began. See also & 157- 18A.Maintenance Guidelines (3)To remove [or] and properly dispose of all litter and trash created by the,.o.....��activity,use,or event. (4)To hold the City of Ithaca free and clear of any responsibility for any materials,products or equipment used in any activity or event on the Commons and for any damages,accidents or incidents which may occur in conjunction therewith. (5)To show proof,when required by the City Clerk,that liability insurance in an amount to be determined based on the nature of the event has been obtained,naming the City of Ithaca as an "Additional Insured"on the certificate. (6)To comply with all of the applicable conditions and guidelines as set forth by the Commons Advisory Board and the City of Ithaca_ (7)To provide a security deposit,when required by the Superintendent of Public Works,the Commons Advisory Board or the City Clerk,to cover anticipated cleaning and repair costs. (8)To show proof,when required,of various documents including a New York State sales tax certificate or Health Department certificate. B.A permit holder or vendor shall not discriminate against the people attending his or her event or patronizing his or her business because of actual or perceived: age,creed,color,disability,ethnicity,familial status,gender,height, immigration or citizenship status,marital status,national origin,race,religion,sexual orientation,socioeconomic status,or weight. § 157-7. General Commons rules, signs,displays and temporary planters. [Amended 4-5-2006 by Ord.No.2006-10] A.The following rules apply to all uses and activities on the Commons: (1)The fiflire lane[s are] is to be kept open and free of any obstructions at all times.No exhibit or item will be permitted to locate in[a]the fire lane. (2)Permits for use will be valid for the assigned space between the hours of 8:00 a.m. and 10:00 p.m.[,and].In scheduling events and activities on the Commons,consideration will be given to the people living and doing business on and around the Commons. Amplified sound,is allowed on the Commons by permit only. On weekdays,amplified sound is allowed from 11:00 a.m.to 2:00 p.m.; and 5:00 p.m.to 10:00 p.m. On Saturday and Sunday,amplified sound is allowed from 10:00 a.m.to 10:00 p.m. Performers will be required to schedule 20 minutes of quiet time for every hour of amplified soun-.,[b-efbr-e 10:00 a.m. and may not extend l.o.,ond ,0:00,...-..]Requests to extend the hours of amplified sound may be made to the Commons Advisory Board. [without special permission by the Commons Advisory Board.] These regulations do not pertain to Special Events that are regulated under W2-7 of the City of Ithaca Municipal Code. (3)No user-will be pet:Fait4ed to fesen,e a leeation an the Commons for-mar-e than five events in any ealendaf ye w4h the e*eeptien of the [Ithaea Downtown Pai4ner-shipj Downtown 1thaea Allianee.A single event is defiiied as- boomg limited to throe^ titiye days i ,,ufation n,.�,:^^�.^ ^^.;..,.events of longer-,a...-^.;,.n may-be *o.,...,.fafil y plaeed in ebile•endi g sites-as ailable.Requests for multiple permitted events(3 or more)in a calendar year,by a single user requires approval by the Commons Advisory Board.Requests for weekly recurring events will be considered by the Commons Advisory Board for Mondays,Tuesdays,and Wednesdays. (4)Rain dates will not be scheduled at the time the original permit is issued but,in case of rain,every effort will be made to reschedule the event at the earliest appropriate time upon written request from the event organizer. Reapplication for a permit will not be required. (5)Disrupting the natural flow of pedestrian traffic or the ingress to or egress from storefronts and businesses shA be is prohibited. (6)No person shall litter,[er]throw,or scatter material of any kind on the Commons. (7)Sale of merchandise on the sidewalks or public thoroughfares on the Primary/Secondary Commons shall not be permitted without a.,ending agree,, en valid permit,except that the sale of event-specific items and items related to,and being sold by,a not-for-profit organization,or a business located on the Primary/Secondary Commons shall be allowed pursuant to approval and permit by the City Clerk and/or Commons Advisory Board. (8)Promotional,advertising,banners or other materials are not to be placed across the Commons or affixed to any pavilion[s]or other infrastructure, except in cases where a Commons use permit has been approved. (9)No person shall climb upon or permit minors in his/her custody to climb upon the fountain s4uet e,any structure,public art piece,light poles,or trees,or into planters on the Commons. (10)No items or animals shall be leashed,affixed or bound to any light poles,trees,planters,pavilions or other infrastructure on the Commons,except in cases where approval by the Department of Public Works or the City Clerk has been granted. (11)The Commons can be reserved for"Sidewalk Sale Days," at which time Commons merchants would be allowed to display and sell merchandise on the Ithaca Commons. [with a Commons use permit approved by the Commons Advisory Board.] (12)Aggressive solicitation is prohibited pursuant to Chapter 250 of the City of Ithaca Municipal Code. (13)Overnight sleeping on the Commons is prohibited except upon approval of a permit by the Commons Advisory Board. (14)Shopping Carts as defined in 057-3 above are not allowed on the Commons. B. Signs;merchandise displays;temporary planters.A business,organization,or establishment may have a signs and/or displays,to advertise the business in that location. Outdoor display of goods and merchandise are limited to the items sold within the retail establishment,subject to the following restrictions or privileges: (1)There may be only one a total of two freestanding signs or displays(net both)per business entrance,regardless of the number of businesses or organizations within the building.Where the word"sign"is used alone hereinafter,it refers to a sign or display. (2)For the Primary Commons,freestanding signs may be up to 48 inches tall. and must abut the building, exlen ing only 24 ;..ehes into the sidewalk area r to the fire lane,..,hieheve,.is le^ Signs may not extend beyond 7 feet from the building front.into the fire bane.For the Secondary Commons,signs may be up to 48 inches tall by 24 inches wide and must be placed by the curb of the street in front of their building face,not blocking the opening of car doors or access to parking meters,and must allow at least 60 inches(five feet)for a pedestrian right-of-way between the sign and the buildings. (3)All signs must be made of durable material and be heavy enough to remain in place in all weather and must present a professional appearance. (4)Signs must be maintained in good condition,with no rust,peeling paint,peeling laminate or broken sections.; and-Outdoor signs and displays must not include any objects with sharp edges,protrusions or other features which may be hazardous to the public. (5)Merchandise displays may be 60 inches tall.and extend 24 inches into the sidewalk afea or to the fire lane whichever-is less.Displays may not extend inte the fire'^-o beyond 7 feet from the building front. The display base shall be of a size no greater than 24 inches square and shall be made of a durable material and shall be heavy enough to remain standing in all weather.Displays must be maintained in good condition. The owner of signs or displays must keep the area around the signs clear of snow and debris on and around the signs at all times. See also§ 157-18A.Maintenance Guidelines (6)Temporary planters for flowers and plant display shall abut the building and extend no more than 4-8 24 inches into the pedestrian walkway or the fire lane,whichever is less.A planter must be at least 4-8 24 inches tall at the lip of the planter.Planters may extend the length of the business.Planters must be maintained in good condition,filled with plants or flowers,and must be kept free of snow and debris in and around the planters. See also § 157-18A. Maintenance Guidelines (7)No sign,merchandise display or planter may block or obstruct a fire suppression system affixed to a building or impede traffic flow in or out of building entrances. (8)Businesses with outdoor dining permits must keep their signs,merchandise displays and planters within their designated outdoor dining area. (9)All signs and merchandise displays must be taken in at the close of the business day and inclement weather conditions. See also § 157-18A.Maintenance Guidelines (10)Downtown Ithaca Alliance[The Ithaca Downtown Partnership] shall be allowed to place signs for-eemnlunip events and eoneefts at or near the Bernie Milton Pavilion [feuF Commons paviliens and/or] and the three four entrances to the Commons(Aurora Street,Cayuga Street,and Seneca Street and Home Dairy Alley).These signs shall not impede pedestrian traffic or block fire lanes. (11)Signs,Outdoor food sales and m ^hmidise displays ^iauncrp1mite-s are not permitted during Special Events on the Commons. Outdoor dining establishments with an agreement with the City are exempt from this provision.1;^�oa ^^ food v .ndor blackout dates,as of the itha.^ City rle-k's„ffiee (12)The building owner shall be liable for any violations under this Section. ara2. The building owner is responsible for following the requirements of the City of Ithaca Sign Ordinance(Chapter 272)in determining the rights of building tenants to place signs,merchandise displays or planters on the Commons. The building owner may not charge any fees for the use of a sign in public space. § 157-8.Amplified sound,lights and other electrical equipment. A.Except by special permit issued by the Commons Advisory Board or its designee,no person shall operate or cause to be operated on the Ithaca Commons any boom box,tape recorder,radio or other device for electronic sound amplification in a loud,annoying or offensive manner such that noise from the device interferes with conversation or with the comfort,repose,health or safety of others. . Refer to City of Ithaca Municipal Code Chapter 240 entitled"Noise"for further information. B.Except by special permit issued by the Commons Advisory Board or its designee,no person shall operate or cause to be operated any boom box,stereo system,tape recorder,radio or other device from on or inside any building on the Ithaca Commons,the sound from which is directed outside towards the pedestrian mall. C.The provisions of Subsections A and B above shall not apply to emergency warning devices,sirens,alarms or other devices being used solely for public safety purposes. D.Amplified sound may be used between 11:00 a.m. and 2:00 p.m.,and between 5:00 p.m. and 10:00 p.m.,Monday through Friday,and between 10:00 a.m. and 10:00 p.m., Saturday and Sunday,upon approval of a noise permit by the Commons Advisory Board or its designee. Sound levels should be kept low and subject to immediate volume reduction upon [when]request[ed]by any City official,staff member of the Downtown Ithaca Alliance[Ithaca Downtown Partnership],or member of the Commons Advisory Board. E.The use of supplemental lighting,movie and slide projectors and any other type of electrical equipment or display will be carefully reviewed by the City Clerk,City Electrician,and the Commons Advisory Board so as to minimize nuisance or hazard conditions. § 157-9.Vehicles on the Commons. A. Only service and business delivery vehicles are allowed on the Commons between 6:30 am and 9:30 a.m.and between 9:30 p.m.and 12:00 am each day of the week except on days when major festivals are planned.All vehicles shall enter the Commons on the West end(Cayuga Street)and exit on the East end(Aurora Street). All vehicles shall remain on the edge of the Fire Lane. Businesses with rear access should continue to use that space for deliveries and service work. Vehicles may not be unattended for more than 5 minutes. No parking of vehicles is allowed.Requests to drive a vehicle on the Commons during daytime hours,vehicles with a gross weight over 10,000 pounds,and vehicles with trailers,require additional consideration and permission granted by the City Clerk and/or the Mayor.before a Commons T rsio-Pe-O it w be; oa B.Vehicles shall not operate at a speed greater than five miles per hour,and the use of a flagger and/or hazard flashing lights is required. C.If it is necessary for vehicles to operate in reverse gear while on the Commons,a flagger is required.This provision shall not apply to emergency vehicles when operating during an emergency situation. D.Any vehicle which must remain on the Commons as an integral part of a display or exhibit or if extended service is necessary must be able to be moved immediately. E. F.Municipal and utility vehicles will be permitted on the Commons for the minimum time necessary to complete their task.Notification of such shall be made to the City Clerk's office prior to beginning the work,when possible. G.Precautionary measures must be taken to prevent dripping of oil,transmission fluid and other fluids on the concrete when a vehicle is stopped. In the event that drippings of oil or other fluids occur,the set guidelines for removal of stains on concrete pavers,listed in this ordinance must be followed. See also § 157-18A.Maintenance Guidelines H.Ithaca Commons loading zones.Use of the loading zones at the entrances to the Commons is strictly reserved for vehicles making deliveries or loading and unloading passengers.No other use of the loading zones shall be made without the express written permission of the Chief of the Police Department. 157-10.Bicycles and other wheeled devices. A.Riding of bicycles,roller skates,skateboards and similar wheeled devices is prohibited on the Primary and Secondary Commons. Standing or sitting astride a bicycle with one leg on either side of the bicycle is also prohibited.Wheelchairs,baby strollers[eaffiages] and similar devices intended for-the,.,.„mien,.and,em f i«of infants or-people with disabiring eendifiens are permitted on the Commons.Nothing herein shall prohibit a pedestrian from walking a bicycle on the Primary Commons or having a bicycle or skateboard in the pedestrian's possession while on the Commons. B.No person shall park any bicycle against windows,trees,light poles,planters or other infrastructure [on the main tr^ eled pelt on of the side al ] in any such manner as to constitute a hazard to pedestrians,traffic or property. Bicycle racks are provided at different locations on the Commons for the storage of bicycles on a short-term and/or daily basis only. C.Bicycles may be impounded for the following reasons: (1)There is reasonable cause to believe the bicycle has been stolen; (2)There is reasonable cause to believe the bicycle has been used in the commission of a crime; (3)The bicycle has been parked in violation of Subsection B above,and the owner or person authorized to possess the bicycle has refused to remove it or has not been identified after a reasonable inquiry;or (4)The bicycle has been abandoned.Before a bicycle may be considered abandoned,it must remain unmoved for at least 24 hours after a notice has been affixed to the bicycle by the Ithaca Police Department warning that it may be impounded unless moved within 24 hours. D.A violation of this section shall be punishable by a fine of not more than$50.A second violation within three years is punishable by a fine of not more than$150 or a conditional discharge requiring not more than 40 hours of community service and not less than$50 or a conditional discharge requiring not less than 15 hours of community service.A third violation within three years is punishable by a fine of not more than$250 or a conditional discharge requiring not more than 60 hours of comm - service and not less than$100 or a conditional discharge requiring not less than 25 hours of community servic ¢> 157-11.Alcoholic beverages. No alcoholic beverages may be sold or consumed on the Ithaca Commons except by special permit approved by the Common Council for a specific date,location and duration.Liquor and general liability insurance may be required in an amount to be determined based upon the nature of the event; but,in no case,shall it be less than$1,000,000.00.The liability insurance certificate must name the City of Ithaca as an"Additional Insured"on it for the duration of the event. 157-12.Animf&Dogs and Other Animals. Licensed dogs,restrained by an adequate collar and leash and under the control of its owner are allowed on the Comlr►6tik""Dogs May`bat engage in unreasonable howling and/or barking so that it disturbs or annoys any person of reasonable sensitivities other than the person owning or harboring such dog. Unreasonable howling or barking or other noise shall include,but not be limited to,the following: (a)Howling,barking or other noise made by a dog and continuing for more than three cumulative minutes in any sixty-minute period; or (b)The existence of complaints concerning the noise from persons living or working in the vicinity of the noise and who are affected by it. Dogs shall not cause damage or destruction to public or private property. The owner or other person responsible for the dog shall promptly pick up and remove any solid waste related to the dog defecating or vomiting.See also 157-18A.Maintenance Guidelines Dogs shall not chase,leap on,or otherwise harass any person or other animal in such manner as reasonably to cause intimidation or to put such person or animal in reasonable apprehension of bodily harm or injury. Dogs shall not be leashed,tied or bound to any light poles,trees,planters,pavilions,bicycle racks or other infrastructure on the Commons. f-.Animals that are included in a venue during a special event scheduled on the Commons are allowed subject to the approval of a permit by the City Clerk and/or Superintendent of Public Works. A.No animals are allowed an the Pr-ifnafy Commons exeept by special peFmit.This pr-evision does not apply to [Seeing Eye]�j�[Dogs,seiwiee] anifnals providing assistanee to people with disabling eenditions special needs and poliee working dogs. B. Owners or tenan4s of residential or eemmer-eial premises on the Primary Commons,whose only aecess to thei premises is&om the Pfimafy Commons,ffla-y apply to the Citt,GIME fef a speeial pefmit. Stteh permit shall be eenditional [en]iU22n eemplianee with all City laws aiid afdinanees pei4aining to animals,and as outlined above in 057 501 that r-equir-e the pfesenee of animals to peFfefm the ffinefien of the business,te tfanspeA their-animals to and fFE) their premises in the shortest and most direct route possible.Animals shall be leashed or-transported in earr-iefs. D.The pefmit shall not be tfansfer-able and is r-evoeable a�any time should the permit holder-fail to eomply fitily with the terms of the permit.The permit shall be valid for the duFation of the owner-'s lease or ewnefship of pr-emises on the Commons or-fbr-a per-ied of one yeaf,whiehever is shorter,The peFmit shall be renewable afmually tipe applieation to the City Gler-k.The peftnit fee shall be set by the Comfneas Advisofy Bear-d.NE)mefe than two peffnits shall be issided fef eaeb fesidential or-eeffffnefeial unit. in the ease of a business tha4 fe"ifes the pfesenee e animals to peffbi:fa the ffinetien of the btimi--,------mit shall eavef the business and all of its etist in addition,a valid New York State doe license is iwiuired,and must be presented at the time of for-the per-mIL E.The Ceffffnens Advisory Board shall r-eview eaeh applioation f6f a business permit and shall gr-ant sueh perFfli (1)That animals shall be lifnited to an area between the premises and the elosest of the thfee primary Gon*nen-s (2)That the pennit shall be fer the movement of animals to and from the business and shall not allow for th loitering of animals in the pennitted area; (3)That the deg owners of other-pefsons fespensible fer-the deg afe responsible fef promptly Femoving any animal waste pttfsuant to § 164 9 E)f the City affthaea Munieipal Code"ieh is not pfeempted by this seefion-,-and (4)That the pefmittee, should the dog owner-fail to ftiffill this fesponsibility,shall be responsible for-the eleaning e any animal urine er-feees that is deposited in the permit area. § 157-13. Posting of bills and notices. A.Posting of bills or notices or the attachment of any unauthorized devices to any public structures of the Commons is prohibited. E�ieeptiens to this fegulation shall be the dispiay panels leeated in the [three] [tewers oq t C.if a request for-posting a publie anne�uneement as defined in this seetien is nat henered or-is denied by4he Downtown 1thaea Mlianet[Ithaea Down4own Paftner-ship],a letter-E)f appeal may be ferwar-ded to the Mayor-fE)-F § 157-14.Newsracks. The Commons Advisei=y Beafd The Downtown Ithaca Alliance shall administer the placement of newsracks on the Commons tl�rJ.Requests to use the newsracks will be considered in accordance with the policy gpproved by the Commons Advisory Board.in an at4faetive and inviting manner-.Tslewsfaeks shall be plaeed so that they are easil events, eutdoer-dining 0 uses.ng, er- § 157-15.Refuse. Commons businesses and residents will be allowed 24/7 access to a secure disposal facilitv. Private trash and recycling will not be collected on the Commons. Only authorized users with key access will be permitted to use the disposal facility.Users will need to place trash in authorized bags.In the event that the transport of trash results in drippings or leaking fluids on the Commons,the guidelines for cleaning stains established by this ordinance are to be followed.See also§ 157- 18A.Maintenance Guidelines Fines will be imposed for users who abandon unaccepted items or who dispose of trash without using an authorized baz A.All refuse,rubbish and litter generated by public ttse of the Commons must be plaeed in reeeptaeles provided fo flia4 pwTose.- B.Reeessed stafe entfances,foyers or other areas within the building lines shall at all 6iffies femain the respafisibili�Y of the tenants or-ewaer-s,whoshall keep thern in a clean and sanitary condition. The sweeping or-depositing of refuse athe-litter-ent„the Cominons is not permitted. ., § 157-16. Storage. No storage of items,material or stock,etc.,will be allowed anywhere on the Commons,except by permit issued by the Superintendent of Public Works. 157-17.Property damage. Unauthorized cutting,mutilating,removing or taking away of any trees,shrubs or flowers or the defacing or damaging of property is prohibited unless expressly authorized by the Superintendent of Public Works. 157-18.Cleaning and repairing. All users involved with activities on the Commons shall be responsible for cleaning and repairing to assure that the Commons will be returned to its prior condition previous to its use.Failure to comply with this provision shall result in the City's taking necessary action to clean and repair the Commons and to restore it to its prior condition.In such case,the City shall bill the user for the cost of such repairing or cleaning,both on the[Ithaea]Commons and on the surrounding business improvement district.It is expected that the same level of maintenance will be extended to the entire business improvement district as prevails for the[Ithaea]Commons.This provision shall not relieve the City from performing normal,routine cleaning and maintenance activities. A. Maintenance Guidelines 1. Stain Removal Guidelines i. The City recognizes that during the regular use of the Commons,spills,drippings, and other stains may occur on occassion. In order to maintain the integrity of the pavers,the following are guidelines for removal of common stains and should be observed whenever possible: Treatment for Common Stains Stains Treatments Soak up excess oil with rags. Then cover with an oil absorbent material, like kitty 1. Oil and grease litter. Leave on stain for 24-48 hours, and then sweep dry. Another option would be to apply a 100% pure citrus degreaser, directly to stain, and then blot up with a rag and hose area down. Apply small amount of dry ice and then 2. Chewing Gum scrape off with a putty knife or apply 100% pure citrus degreaser, apply directly to gum marks and scrape off. Use rags to remove excess paint by blotting, do not wipe, it will spread the paint around. If the paint is a latex, water based, soak with hot water and scrub by using 3. Paint detergent with a stiff bristled brush. Rinse periodically, repeat as necessary. Oil, paint and sealer remover is a specialized cleaner that can be applied after oil-based paint has dried. Follow manufactures instructions. 4. Leaf and Wood Rot Apply household bleach and scrub with a stiff bristled brush. 5. Mortar Try to remove immediately with a garden hose. If that is not possible, let it harden and remove with a scraper or putty knife. 6. Tobacco Apply household bleach and scrub with a stiff bristled brush. 7. Rust Stains Directly apply Rust Stain remover to the effected spots to lift these types of stains. Contact Hanover®for specific material. 8. Grease drippings from Apply general concrete paver cleaner to food, ketchup, mustard these types of stains. Scrap off the dry built-up material with 9. Clay Soils putty knife, scrub and rinse off with hot water. A detergent may be necessary to release the stain. 10. Tar Apply 100% pure citrus degreaser. Apply directly to stain, blot up with a rag and then hose area down. Apply 100% pure citrus degreaser. Apply 11. Tree Sap directly to stain, blot up with a rag and then hose area down. 12. Concrete dust from cutting Rinse immediately with water and/or use a cleaner designed for cleaning concrete pavers Please Note: If the stains are severe and cannot be removed, pavers can be replaced with new materials. Unlike other paving materials, concrete pavers will not have the extreme unsightly patch marks. 2. Snow Removal Guidelines i. Snow Removal 1. For removal of snow on the Commons surfaces, only rubber or nylon tipped shovels or snow blowers may be used. Snow blowers should not contain chains on the tires, as they could damage the face of the pavers. ii. De-Icing 1. Rock salt should never be used on the Commons Surfaces 2. For ice melting,Magnesium Chloride may be used,but should be swept off of the surface once the ice is melted. § 157-19.Fees. Permit and use fees will be established by the Commons Advisory Board in consultation with the Board of Public Works.Fees may be waived or reduced by the Commons Advisory Board if deemed in the best interest of the community.All fees shall be paid at the time the permit is issued. 157-20.Street Performers Street performers and acoustical musicians may perform on the Ithaca Commons between 10:00 a.m.and 9:00 p.m. Sunday through Thursday; and 10:00 a.m.and 10:00 p.m.on Friday and Saturday. All street performers shall locate along the edge of the fire lane and must remain mobile at all times in case emergency vehicles require access to the area.Performance equipment and materials may not be left unattended. Street performers must move to a different location every 45 minutes. The Commons Advisory Board reserves the right to designate specific areas for street performers. The use of amplified sound or fire during a performance is only allowed by permit from the Commons Advisory Board. Loud natured acoustical instruments such as horns,drums and other percussion instruments require a permit from the Commons Advisory Board.Performers are responsible for monitoring and controlling the volume of sound thev make and must reduce the volume upon the request of the Ithaca Police Department,City Clerk staff,Downtown Ithaca Alliance staff,or a member of the Commons Advisory Board. Performers may accept voluntary donations but shall not base their performance upon payment or aggressively solicit contributions. Performers must not be under the influence of alcoholic beverages or controlled substances while performing. Ithaca Police Officers may require performers to relocate or leave the Commons area if they are creating a disturbance that negatively impacts the businesses or residents in the area. At the conclusion of a performance,the performer is responsible for removing any debris,trash,or litter associated with the performance or audience. Article 111. Outdoor Dining 157-20. Applications;rules of operation;permits; appeals. A. The City Clerk shall review and consider outdoor dining applications for food establishments on the Primary and Secondary Commons.Applications shall include the following documentation: (1)Certificate of general liability insurance in an amount to be determined based upon the nature of the event, but in no case shall it be less than$1,000,000.00;it must also name the City of Ithaca as an"Additional Insured". (2)Proof of worker's compensation insurance. (3)If alcohol is to be served,a[A]dditional liquor liability insurance is required in an amount to be determined, but in no case shall it be less than$1,000,000.00.It must name the City of Ithaca as an"Additional Insured". (4)Sketch of area,with dimensions. Show storefront,curb,dining area and other important items(e.g.,trees,fire hydrants,etc.). (5)An application and use fee shall be submitted with the completed outdoor dining application and required paperwork. B.Rules of operation. � g�q (1)The dining area shall be adjacent to the business hold' agreement. On the Primary Commons,the area may not extend out from the building more than 7 feet. [ five feet.]The dining area shall not bloek_ 'mpede pedestrian traffic flow,and shall not extend beyond the agreement holder's storefront. (2)If alcohol is served,the dining area shall be contiguous to the establishment,physically defined,and approval from Common Council is required through the City Clerk. (3)The merchant shall be completely responsible for all aspects of the area, including cleanliness,trash,and stain removal. (4)The outdoor dining season shall be from April [3anuary] 1 until March [owe] 31. Outdoor dining furniture may not impede the City's efforts to remove debris,or snow and ice accumulations from the Commons. (5)Applications must be submitted and approved annually. (6)Furniture and fixtures,as well as any means used to define the dining area,will be allowed only during the approved dining hours. (7)The area used is subject to periodic review by the City Clerk and the Department of Public Works. (8)The City reserves the right to require a security deposit if the site is not maintained free of trash,litter,grease and stains.Merchant is responsible for removal of stains or drippings in accordance with the guidelines for stain removal established by this ordinance. See also � 157-18A.Maintenance Guidelines (9)The City may terminate this agreement at any time without cause,in which case the applicant shall be reimbursed for the period of time which would be remaining on the agreement if the agreement were not terminated before expiration. (10)The City may terminate this agreement for the following causes,including but not limited to: (a)Violation of the guidelines and requirements listed above. (b)Fraud,misrepresentation or false statements in the agreement application. (c)Violation of any ordinances,regulations or laws applicable to the holder of such agreement. (11)If the agreement is terminated for cause,the agreement period shall end immediately,and no refunds will be issued.Notice of proposed suspension or revocation of an agreement for outdoor dining shall be given in writing, setting forth specifically the grounds of the complaint.The applicant shall have a right to a hearing in front of the Commons Advisory Board on the proposed revocation or suspension. (12)The Commons Advisory Board shall have the right to terminate or re-instate the agreement. Such decision shall become effective immediately. (13)Any applicant whose agreement is revoked under this regulation may not reapply for another agreement until the expiration of one year from the date of revocation. (14)The applicant shall not discriminate against any employee,applicant for employment,subcontractor, supplier of materials or services,or program participant because of actual or perceived: age,creed,color,disability, ethnicity, familial status,gender,height,immigration or citizenship status,marital status,national origin,race,religion, sexual orientation, socioeconomic status,or weight. C. The City Clerk shall be authorized to issue permits to the Downtown Ithaca Alliance [Ithaca Downtown Partnership] for placement of tables and chairs for dining and leisure purposes on the primary and secondary Commons during the warm weather season. D.Appeals for denied agreements.Any person or group that has been denied an agreement for outdoor dining on the Ithaca Commons may appeal such decision to the Commons Advisory Board. Such appeal shall be submitted in writing to the City Clerk's office within 10 days from the date of denial. The Commons Advisory Board may act to sustain the original decision or to revise it,with or without conditions. Article IV. Mobile Vending rag Reef latia� 4157-21 Mobile Vending Cart Regulations: A. Types of vendors on the Commons: (1) Food/beverage(non-alcohol only)/merchandise. Vendors selling food/beverages need to check with the Health Department regarding their regulations. (2) Non food/merchandise for sale/services. (3) See�157-28.Exceptions B. Definition of Mobile Vending: selling food/beverage/merchandise/services from a wheeled carrier that can move easily without the use of a vehicle or power source. Carts must be battery-operated and completely self- contained as the City does not provide water or electric to the vendors. The use of generators is prohibited. C. Cart Construction Requirements: Vending carts must be constructed in a professional manner and using methods and techniques associated with good craftsmanship. (1) Awnings,canopies,or umbrellas.Lowest edge six and one-half feet from the ground; flame resistant or fire retardant canvas or simulated canvas with a peaked roof that may extend 18 inches beyond the side of the cart.Canopies and awnings must be fastened to all corners.Umbrellas must be"windproof'using a standard metal umbrella holder with a locking devise permanently attached to the cart. (2) Box carts: box carts—carts that are shaped like a square or rectangular box,having a permanent roof,four permanent sides and limited see-through ability-are not permitted. (3) Coolers(for food/beverage vendors only): Maximum of two coolers per cart vendor. Both coolers are required to be stored on the same dolly. Each food vendor is required to have one dolly.Coolers must be pressed up against cart or no more than 6"away from cart. All coolers must be kept in a clean and sanitary condition free of dirt, grime,grease. (4) Display Cases: Must be sturdy,in good repair,and attached to the cart (preferred).If not attached,they must be heavy enough to withstand considerable winds or other natural elements. (5) Fixtures: Good quality hinges,clasps,and other hardware must be secured firmly to the cart. (6) Height: Maximum of eight feet(from pavement to highest point of the cart . (7) Lighting: Lighting can be used for preparing and serving food and illuminating a menu. Decorative lighting is not permitted unless approved by the Commons Advisory Board. Lighting not approved by the Commons Advisory Board must be removed immediately. (8) Making carts stationary: Mobile carts must be stationary in their locations.Locking wheels are preferred.Wheel chocks may be used. (9) Mats: Required for food/beverage vendors only. Clean solid mat, minimum 12 square feet,in front of each food cart to capture spilled food/beverage and waste.No exception.Staff may require additional mats as needed(under grill area for example).Mats should be rolled up,removed from the Commons,and cleaned before reuse.Vendor is responsible for removal of any drippings or stains that occur at their location. Vendors must use the guidelines for stain removal established by this ordinance. See also 157-18A.Maintenance Guidelines (10) Maximum Cart Size: No larger than 32 square feet and of reasonable proportions. (11 nR the tae f the t. k bird's of ) rze$.Itlrrn"�cu�`�c�R"xs^r"re-f{�vczcue-9rca�ehr��aice-d-mrcrre�e�'=rem' the em't and draw., ,.ear-rcEtanele around the eart.All pr otu-b^dunces,�`�'ueh aasrwheels,wheel hubs,handles,bumpers,et^ must affeet the maximum size ofthe-c�. (12) One structure only: Cannot use more than one structure per vendor location. (13) See-through ability: Must be able to see through at least two sides of the cart at all times. (14) Signage: Product brand names,related to products being sold,are permitted on umbrellas.All signs are subject to rules as outlined in City of Ithaca Municipal Code Chapter 272 entitled"Signs". (15) Tables: No free-standing tables. Built in,folding-down tables attached to the actual vendor cart are acceptable,provided they have been approved by the Commons Advisory Board. (16) Trash/Recycling receptacles:Each vendor must have a trash container with a lid and trash bags must always be used.Vendor must also have a recycling container.The vendor must follow the strict"carry in/carry out" policy of the City of Ithaca.Vendors may not use Commons trash receptacles.Vendor may use the secure trash facility used by Commons businesses through the purchase of an access key and authorized trash bags. (17)' Wheels: Minimum six inch diameter. Two large wheels and one small wheel are acceptable. seem to provide the best maneuverability. Bieyele type wheels^ ruined with- „ter saft (18) Shopping carts are not allowed as part of the mobile vending space. 1 57-22L1.Location. The Commons Advisory Board is authorized to determine appropriate locations where vending shall take place.The City Clerk's office shall maintain and make available to the public a map of approved vending locations. 1& 57-23L1.Hours of operation. Operating hours for mobile vending carts are between 10:00 a.m. and 10:00 p.m. Carts[,and tents]must be removed from the Commons between the hours of 10:00 p.m. and 9:00 a.m.Vendors who wish to operate outside regular hours must obtain permission from the Commons Advisory Board. 157-24 Ll^Agreements. A. The City Clerk may issue agreements for mobile vending on the Commons pursuant to the Mobile Vending Map,which is approved by the Commons Advisory Board annually. The City Clerk may refuse to issue an agreement: (1) If there are no eligible vending sites available [for that season]. (2) To any applicant who fails to satisfy the application requirements. (3) To any applicant who violated the terms of a mobile vending agreement the previous vending season. B. Application requirements. (1)Completed applications for vending agreements with corresponding fees shall be received and considered by the City Clerk.Fees include,but may not be limited to application fee,security deposit,and use fee.The fees have been established in accordance with Chapter 170 of the City of Ithaca Municipal Code entitled"Use of Real City Property" [(2)Rates f6r-mobile vending shall be set by the Commons Advisefy BE)afd in eansultation with the BOafd of Publie W 2�[(3)] A description of the type of merchandise,service,food or beverage menu to be offered for sale. (3)[(4)]Price list of each item[s]being sold. (4)A description and photograph of the cart or table-layo to be used. (5)[(6)]Proof that the applicant has complied with the established regulations of the Tompkins County Health Department,Ithaca Fire Department and other appropriate state, federal and local laws and regulations applicable to the vending business. (6 [(7)]A certificate of liability insurance in an amount to be determined based upon the nature of the permit,but in no case shall it be less than $1,000,000.00.It must also name the City of Ithaca as an"Additional Insured". [naming the City of Ithaca as additional insured]. (7)[(8)]Proof of New York State W[w]orker's compensation insurance; or New York State Worker's compensation exemption certificate[waiver form] completed. (8)1(9)]Applicant[s] shall demonstrate that they have a New York State sales tax certificate at all times while they are vending. (9)[(10)]A written description of waste disposal plans for trash,water,grease, and other materials. (10)[(11)] Proof of 501(C)(3)designation, if applicable. (11)[(13)] The City Clerk may require additional information from the applicant if deemed necessary. (12)[(14)]Whenever a name or address provided by the vendor on his or her agreement or application changes,he or she shall notify the City Clerk within 10 days of the change. C.Mobile vending agreements.Upon receipt of a completed application and appropriate fees,the City Clerk will [draft]prepare a mobile vending agreement between the vendor and the City of Ithaca.The City Clerk's office will maintain the original agreement on file in their office.shall be r-eviewed by City staff-,and enee appr-eved will be Cqfwafded to the appheaiit.1 D. Security deposit.A refundable security deposit is required for all vendors.All sites are subject to periodic review, and the deposit will be refunded upon final site inspection by the Department of Public Works at the end of the agreement period.Vendors must comply with guidelines for stain removal established by this ordinance.See also 157-18A.Maintenance Guidelines If grease or other stains are found at the vending site,the Department of Public Works shall make arrangements with the vendor for clean up within a specified time period.If the site is not cleaned up within that time period,the Department of Public Works will clean the site and will subtract the fee from the security deposit.If additional costs are incurred,the vendor will be billed accordingly. E.All fees are nonrefundable_[tmless the site is feassigned to anothervendef.in that ease,the fees will be F.Requested site location. Sites are listed on the Mobile Vending Map. Site preference consideration will first be given to[seasonal applicants,second to]returning vendors,and then on a first-come basis.If two returning [seasonal]vendors request the same site,the site will be awarded on a first-come,first-serve basis. 1§ 57-25[41.Vendor responsibility. A.Vendors receiving agreements reements shall: (1)Comply with all laws,ordinances and regulations applicable to their business. (2)Refrain from operating carts after agreements expire and when the agreements are suspended or revoked. (3)Surrender their agreements promptly upon their revocation or suspension. (4) (5)Defend,indemnify,save and hold harmless the City of Ithaca from any and all acts of negligence arising from the vendor's use of the[ Commons and shall be so duly insured. in an amount to be ete-mine -base' upon the nature of the vermit,but in no-ease shall it be less than$11,000,000.00.it nmist also name 1thaea as an "Additional ff [by the City of , f B.The vendor will not discriminate against any employee,applicant for employment, subcontractor,supplier of materials or services,or program participant because of actual or perceived: age,creed,color,disability,ethnicity, familial status,gender,height,immigration or citizenship status,marital status,national origin,race,religion,sexual orientation,socioeconomic status,or weight. 1§ 57-26L5].Rules of operation. The following are the mobile vending rules of operation: A.Vending sites are 10 feet by 10 feet in size,and vendors are required to keep all of their equipment within their assigned site. [On speeially mar4ced"expansion" sites,the site may expand to 20 feet by 20 feet in size for- inereased fae-.4 B.Vendors shall not block or inhibit pedestrian traffic or allow emergency vehicular traffic to be impeded because of vending operations. C.All sites afe epen to fetail and faed���vending exeept for-the sites speeifieally marked NF(No vendors). D.Vending hours are from 10:00 a.m.to 10:00 p.m.unless special permission is granted by the Commons Advisory Board. E.Vending carts must be attended at all times. [F. Tents with one eF two sides a-ad eanopies afe allowed dufing the summer-seasen anly and fl+Hst be r-emeve to F[G].All carts[,] and equipment[tents and canopies]must be removed from the vending site at the close of business each day. G[H].All vendors must maintain the submitted list of items for sale and prices [Faedvender-s must maintain the "^^'m^n 'throughout the agreement period unless special permission is granted by the City Clerk or the Commons Advisory Board. H[I]. Smoke and/or odors produced by the cooking of foods on a mobile vending cart must be vented,filtered or disposed of in a comparable manner so as to reasonably prevent the release of odor or particulate matter into the surrounding environment. I[J].Vendors are responsible for trash and waste disposal.Vendors shall provide a container for trash and litter,and [att ehe to thei.eai4s Vendor-s shall]be responsible for the appropriate removal and disposal thereof. f^f' r--- t fash plaeed in thei.eontaiaef-A No dumping is allowed in City trash cans,grates,storm sewers,or other areas. J[K].Vendors shall keep public spaces within a ten-foot radius of their cart clean and free from paper,peelings,oil and grease spills and refuse of any kind generated from the operation of their cart.If spills do occur,the vendor is responsible for using the guildelines for proper removal of stains established by this ordinance. See also & 157-18A. Maintenance Guidelines K[L].No music,amplified sound,or repetitive noise that can be heard outside of the vending site may be played by the vendor. L[M].If a vending site remains vacant for three consecutive weeks without notification to the City Clerk's office,it will be considered abandoned and re-assigned,with no refunds issued. M[N].An additienal pefmit for-driving en the Commons is r-eqiiir-ed for-the pufposes of loading and tinloadin before 9A0 a.m. and after 9:00 p.m.,and is m,ailable ffom the City GIME's office upo N[O]. The City reserves the right to move vendors for necessary maintenance and repairs on the Commons. O[P].The City does not provide water or electric service to mobile vendors. P[Q].All vendors shall cooperate with staff members of City of Ithaca and the Downtown Ithaca Alliance[Ithaca Downtown Partnership employees]. 157-27[6]. Suspension or revocation of agreement. A.The City may terminate a mobile vending agreement at any time without cause,in which case the [eontFaete vendor shall be reimbursed for the period of time that would be remaining on the agreement if the agreement were not terminated before expiration. pp .._OQHQH4R- B.If the agreement is terminated for cause,the agreement period shall end immediately,and no refunds will be issued.Notice of proposed suspension or revocation of an agreement for mobile vending shall be given in writing, setting forth specifically the grounds of the complaint.The vendor shall have a right to a hearing on the proposed revocation or suspension before the [CAB] Commons Advisory Board no sooner than ten 10)days after requesting such a hearing,in writing. Grounds for termination include,but are not limited to: (1)Violation of the rules of operation. (2)Fraud,misrepresentation or false statements on the application. (3)Fraud,misrepresentation or false statements made in connection with the selling of merchandise. (4)Violation of any ordinances,regulations or laws applicable to the holder of such an agreement. (5)Conduct of the business permitted in an unlawful manner or in such a way as to constitute a menace to the health and safety of the public. C.The Commons Advisory Board[CAB] shall have the right to terminate or reinstate the agreement. Such decision shall become effective immediately. D.Any applicant whose agreement is revoked under this regulation may not reapply for another agreement until the expiration of one year from the date of revocation. 157-28L1.Ithaca Festival and other events. Notwithstanding the above,permits to sell on the Commons or to operate mobile vending carts granted pursuant to this chapter shall include [exclude]days on which it is expected that the Ithaca Festival or other events sponsored by the Downtown Ithaca Alliance [Ithaca Downtown Partnership]will take place on the[Ithaca]Commons.A listing of these events and dates shall be maintained by the City Clerk.The vendor will be required to make application to the event coordinator and pay any additional fees as required. Vendors may be relocated from their assigned spot during the event,at the discretion of the event coordinator. Vendors must follow the rules of each event. Vendors interested in vending during special events [for an additional fee] should contact the Downtown Ithaca Alliance[Ithaca Downtown Partnership]or Ithaca Festival offices for information regarding vending requirements for those special events. 157-29L1.Exceptions. Persons holding a license issued by the Tompkins County Clerk to vend under the status of a United States Armed Forces Veteran pursuant to§ 32 of the General Business Law t(?the extent legally permitted,shall be required to abide by all regulations except those concerning fees. � �� § 157-30[29].Appeals for denied agreements. Any person or group that has been denied an agreement to vend on the [ Commons may appeal such decision to the Commons Advisory Board. Such appeal shall be submitted in writing to the City Clerk's office within ten 10 days from the date of denial. The Commons Advisory Board may act to sustain the original decision or to revise it, with or without conditions. Article V.Exceptions;Penalties § 157-31[30].Limited waivers and exceptions. The Commons Advisory Board is authorized to grant limited waivers and exceptions to the provisions of this chapter,as appropriate and for temporary periods not to exceed one week in duration. Such waivers and exceptions shall be subject to any appropriate review by the City Clerk's office,Department of Public Works,the Fire Department or the Police Department. § 157-32[l].Applicability of other ordinances. Except as otherwise provided in this chapter,all existing ordinances of the City of Ithaca shall apply to the Ithaca Commons. 157-33L1.Penalties for offenses. [Amended 4-5-2006 by Ord.No.2006-10]Except as otherwise provided,any violation of the provisions of this law shall be punishable as a civil offense in accordance with§[]1-1,of the City of Ithaca Municipal Code. Section 2. Severability. if any section,subsection, sentence, clause,phrase or portion of this ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction,then that decision shall not affect the validity of the remaining portions of this ordinance. Section 3.Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. 6) Action items — Voting to Send on to Council a) RU Zoning Changes (Cornell Heights) An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled "Zoning," in order amend the R-U zoning district — Declaration of Lead Agency Alderperson Brock moved; Alderperson Kerslick seconded. Carried Unanimously. WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS, State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS, the proposed zoning amendment is an "Unlisted" Action pursuant to the City Environmental Quality Review (CEQR) Ordinance, which requires environmental review under CEQR; now, therefore, be it RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead agency for the environmental review of the proposed amendments to the R-U Zoning District. An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter 325, Entitled "Zoning," in order to amend the R-U Zoning District — Declaration of Environmental Significance Alderperson Brock moved; Alderperson Kerslick seconded. Carried Unanimously. 1. WHEREAS, The Common Council is considering a proposal to amend the RU zoning district, and 2. WHEREAS, the appropriate environmental review has been conducted, including the preparation of a Full Environmental Assessment Form (FEAF), dated November 19, 2014, and 3. WHEREAS, the proposed action is a "Unlisted" Action under the City Environmental Quality Review Ordinance, and 4. WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the FEAF prepared by planning staff; now, therefore, be it 1. RESOLVED, That this Common Council, as lead agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth on the Full Environmental Assessment Form, dated November 19, 2014, and be it further 2. RESOLVED, That this Common Council, as lead agency in this matter, hereby determines that the proposed action at issue will not have a significant effect on the environment, and that further environmental review is unnecessary, and be it further 3. RESOLVED, That this resolution constitutes notice of this negative declaration and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk's Office, and forward the same to any other parties as required by law. ORDINANCE NO. [DRAFT] Moved by Alderperson Brock with the changes to ILPC and Planning Board; seconded by Alderperson McCollister. Carried Unanimously. To February council meeting with an answer regarding the height from legal. BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325, Zoning, be amended as follows: 1. WHEREAS, in 2013, the City received a development proposal for a residential project located in the Cornell Heights Historic District, and 2. WHERAS, the Ithaca Landmarks Preservation Commission (ILPC) , in their review of the project, found that the allowable development by the existing zoning largely conflicted with what the ILPC would permit in order to protect the historic character of the District, and 3. WHEREAS, the Cornell Heights Historic District, unlike Ithaca' s other historic districts, was developed as a planned "residence park", with significant amounts of green space and informal landscaping in the Romantic tradition intentionally retained around its expansive homes to create a unique neighborhood identity, and 4. WHEREAS, this neighborhood is also designated as a low-density neighborhood in the City of Ithaca' s forthcoming Comprehensive Plan, and 5. WHEREAS, in order to explore alternate zoning options that would better reflect the desired development for this area, a working group was formed consisting of staff from the Planning, Building, Zoning and Economic Development Department and members of the Common Council, and 6. WHEREAS, prior to developing a zoning proposal, a walking tour of the neighborhood was held and the working group also had meetings with the residents of the area, and 7. WHEREAS, the working group has identified amendments to the use and area requirements in the R-U Zoning District that would allow for responsibly developing this area, while preserving the original intent for the district and protecting the important qualities of this neighborhood, and 8. WHEREAS, in addition to the amendments that have been proposed to the R-U Zoning District, residents have reques that the Common Council also explore options for offering additi0 rotections to the entire Cornell Heights Historic District, 9. WHEREAS, after circulating a concept memo+ that described the proposed changes to the R-U zoning district, Historic Ithaca submitted a memo, dated November 6, 2014, containing concerns and comments about the proposal and City staff evaluated the concerns and responded to all of the points that were raised, therefore BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca as follows: Section 1. Section 325-8 of the Municipal Code of the City of Ithaca, entitled District Regulations, is hereby amended to add the following underlined language:>• Section 325-8: District Regulations Chart, R-U Use District Permitted Primary Uses Properties that are less than 60,000 SF are permitted to have only one primary structure on the lot. Properties greater than 60,000 SF may have two primary uses, if approved by Ithaca Landmarks Preservation Commission (ILPC) or Planning Board. Properties with at least 90,000 SF can have as many as 3 primary uses if approved by ILPC or Planning Board. 1. One-family detached, semi-detached, or attached dwelling. 2. Any use permitted in R-1 and R-2. Permitted Uses 3-8 are restricted to 1 every 500 feet for new construction', measured from the edge of the property line 3. Multiple dwelling. 4. Rooming or boardinghouse. 5. Cooperative household. 6. Fraternity, sorority or group house. 7. Dormitory. 8. Townhouse or garden apartment housing. By Special Permit of Board of Appeals: 9. Uses 5-7 under R-l* 1 After the Planning and Economic Development Meeting on November 12 , 2014 , the Director of Zoning and Code Enforcement advised staff to add language restricting this requirement to new construction in order to prevent making existing properties non- conforming in accordance with the new zoning ordinance . 10. Nursery school, child day care center. 11. Bed and Breakfast Homes and Inns. * Cemetery and Related Building, Public Utility Structures, except offices, All School and Related Buildings Minimum Lot Size (Area in Square Feet) 1. One-family detached dwelling: 10, 000 2. One-family semi-detached or two-family dwelling: 15, 000. 3. One-family attached dwelling: 16,500 for first 1-3 units plus 1,500 for each additional unit. 4. Multiple dwelling: 16,500 for first 1-3 units plus1,500 for each additional unit. 5. Fraternity, sorority, or group house: 30,000 (was 25,000) . 6. Other uses: 30,000 (was 10,000) . Width in Feet at Street Line 1. One-family detached dwelling: 75. 2. One-family semi-detached or two-family dwelling: 100. 3. One-family attached dwelling: 125. 4. Multiple dwelling: 125. 5. Fraternity, sorority or group house: 125. 6. Other uses: 125 (was 75) . ...................... Maximum Building Height Number of Stories: 3 (was 4) . Height in Feet - 40. Maximum Percent Lot Coverage by Buildings Lot Coverage: 25% (was 30%) . 50% of the developable lot area, after the required setbacks have been calculated, must be retained as green space. Yard Dimensions Front Required Minimum - 25' Side Minimum - 10' Other Side Minimum - 10' Rear Minimum - 50' or at least 25%, but not less than 30' Section 2 . The City Planning and Development Board, the City Clerk and the Planning Department shall amend the district regulations chart in accordance with the amendments made herewith. Section 3. Severability. Severability is intended throughout and within the provisions of this local law. If any section, subsection, sentence, clause, phrase or portion of this local law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portion. Section 4. Effective date. This ordinance shall take affect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. b) Noise Ordinance Reform To:Planning and Economic Development Committee From:Seph Murtagh,Chair Re:Noise Ordinance Reform Date:January 6,2015,2014 The following is a proposed amendment to section 240-8 of the new noise ordinance.I've clarified some language to make it easier to understand.I've also removed provisions addressing noise on Commons and City Parks as this is governed elsewhere in the code and could prove redundant.Also,I would like to propose extending 65 dba to midnight in commercial areas,as 10pm might prove too restrictive.We can discuss further at the meeting.In the meantime,if there are any questions,don't hesitate to get in touch. Seph Murtagh § 240-8 Maximum Permissible Sound Levels. In addition to prohibitions set forth elsewhere in this chapter, the following general prohibitions regarding sound levels shall apply in determining unreasonable noise: A. No person shall operate or cause to be operated any source of continuous sound from any use occupancy in such a manner as to create a sound level which exceeds the limits set forth in the receiving use occupancy category in Table I, when measured at or within the real property line of the receiving property. TABLE MAXIMUM PERMISSIBLE SOUND LEVEL LIMITS BY RECEIVING LAND USE dBA Residential' Residential Commercia12 Commercial Industrial 7:30 a.m. - 10:00 10:00 p.m. — 7:30 a.m. — 12 a.m. 12am - 7:30 a.m. 24 hours p.m. 7:30 a.m. OUTDOORS 60 50 am 65 55 75 INDOORS3 oFAMW 50 40 55 40 1. Property receptor located within an area that's zoned residential. 2. Property receptor located within an area that's zoned commercial, including but not limited to those zones designated CBD, Waterfront, B, WDEZ, and MU (Collegetown Mixed-Use District). 3. The indoor permissible sound level limits will only apply if the sound source is on or within the same property as the receiving property, as in the case of a multi-dwelling unit building or a multi-use property (e.g., sound generated within a commercial unit of a multi-use property building and received within a residential unit of the same building). In addition, indoor measurements shall be taken if the property line between the receiving property and the source property is a common wall, floor or ceiling. (2) Impulsive Sound: No person shall make, cause, allow or permit the operation of any impulsive source of sound within any and all property in the city which has a maximum sound pressure level in excess of eighty (80) dBA, when measured at or within the real property line of the receiver. If an impulsive sound is the result of the normal operation of an industrial or commercial facility and occurs more frequently than four(4)times in any hour the levels set forth in Table-I shall apply. IR addition to those SpeGif!G prohibition set forth in Table 1 of this SGGtion, Ro person shall make, Gause, allew, er permit any seurGe ef sound on the IthaGa Primary Commons er any Gity park that eXGeeds 70 dBA duriRg daytime hours and 60 dBA dLJFiRg nighttime hours wheR measured at a dizr'stanGe of 25 feet or mere frem the SE)ur C. Commercial establishments serving alcohol or food, or presenting live or recorded musical performanc in add't'en te these speGifiG prehibitiens set ferth in Table 1 ef this SeGtien, GGmmerGial establishments SUG14 without a permit. (2)There shall be R r,Y tdE)l, gamiRg .do, iros An Ordinance to Amend the City of Ithaca Municipal Code, Chapter 240, Entitled "Noise," in Order to Incorporate Decibel Standards ORDINANCE -2014 Moved by Alderperson Kerslick; seconded by Alderperson McCollister. Carried Unanimously. WHEREAS, the City's noise ordinance has long contained a useful, subjective standard for identifying unreasonable noise; and WHEREAS, that subjective standard continues to be applicable to many of the noise determinations made by the City; and WHEREAS, certain other noise determinations have posed difficult determinations for the City that could be better resolved under an objective decibel-based standard for identifying unreasonable noise; and WHEREAS, the City retained an outside consultant to assist in the drafting of a noise ordinance which, as presented herein, retains the subjective standard and supplements it with a subjective standard; and WHEREAS, it is the intent of the Common Council that the subjective standard herein be more commonly applied by the City, and in particular its police officers, in the first instance, but that said officers may select to employ the objective standard herein in the first or subsequent instance, as in their judgment appropriate to a particular situation; now therefore BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca as follows: Section 1. Findings of Fact. The Common Council finds that, despite the continuing utility of the City's subjective standard for identifying unreasonable noise, certain noise determinations, and particularly those situations of an ongoing or repetitive nature, may be better resolved under an objective decibel- based standard for identifying unreasonable noise. Section 2. Amendment. Chapter 240 of the Municipal Code of the City of Ithaca shall be amended in its entirety so as to read as follows: § 240-1 Title. This chapter shall be known and may be cited as the "City of Ithaca Noise Ordinance." § 240-2Purpose. The purpose of this chapter is to preserve the public health, peace, welfare and good order by suppressing the making, creation or maintenance of excessive, unnecessary, unnatural or unusually loud noises which are prolonged, unusual and unnatural in their time, place and use and which are detrimental to the environment. It is also the purpose of this chapter to allow all residents of the City to coexist harmoniously in a manner which is mutually respectful of the interests, rights and obligations of all persons. § 240-3Definitions. [Amended 9-1-2004 by Ord. No. 2004-14] Unless the context otherwise clearly indicates, the words and phrases used in this chapter are defined as follows: ANSI The American National Standards Institute or its successor bodies. A-WEIGHTED SOUND LEVEL The sound pressure level in decibels as measured on a sound level meter using the A-weighted network. The level so read is designated "dBA". All references to "decibel" shall be presumed to mean "dBA" unless otherwise specified. COMMERCIAL USE PROPERTY Any premises containing businesses where sales, offices, professional services, or other commercial use is legally permitted. CONTINUOUS SOUND Any sound that is not impulse sound. DAYTIME HOURS The hours between 7:30 a.m. and 10:00 p.m., local time, on any day. dBA The A-weighted sound level in decibels. DECIBEL A unit for measuring the volume of a sound, equal to the logarithm of the ratio of the sound pressure of the sound to the sound pressure of a standard sound (0.0002 microbar); abbreviated "dB." EMERGENCY WORK Work made necessary to restore property to a safe condition following a public calamity or work necessary to protect persons or property from an imminent exposure to danger. IMPULSIVE SOUND A sound of short duration, usually less than one second, and of high intensity, with an abrupt onset and rapid decay. INDUSTRIAL USE PROPERTY Any premises engaged in the manufacturing, processing, production, or shipping, of equipment or materials, including storage yards, shall be considered industrial use, where legally permitted. MOTOR VEHICLES Includes but is not limited to automobiles, trucks, buses, mopeds, minibikes and any other vehicles as defined by the Vehicle and Traffic Law of the State of New York, as it may be amended from time to time. MULTI-USE PROPERTY Any distinct parcel of land that is used for more than one category of activity (e.g., commercial and residential). NIGHTTIME HOURS The hours between 10:00 p.m., local time, on any day and 7:30 a.m. on the following day. PERSON Includes the singular and plural and also any individual; any property owner and/or lessee; any firm; a corporation; a political subdivision; a government agency, including any agency of the City of Ithaca; an association or an organization, including but not limited to officers, directors, employees, agents and/or independent contractors thereof; or any legal entity whatsoever. REAL PROPERTY LINE Means either (a)the vertical boundary that separates one parcel of property (i.e., lot and block) from another residential or commercial property; (b)the vertical and horizontal boundaries of a dwelling unit that is part of a multi-dwelling unit building; or(c)on a multi-use property as defined herein, the vertical or horizontal boundaries between the two portions of the properties on which different categories of activity are being performed. RESIDENTIAL USE PROPERTY Any property used for human habitation, unless habitation is a condition of employment, including, but not limited to: 1. Private property used for human habitation; 2. Commercial living accommodations and commercial property used for human habitation; 3. Recreational and entertainment property used for human habitation; 4. Community service property used for human habitation. SOUND-AMPLIFYING EQUIPMENT Any machine or device for the amplification of the human voice, instrumental music or any other sound. As used in this chapter, "sound-amplifying equipment" shall not include warning devices on authorized emergency vehicles or horns or other warning devices on any vehicle used only for traffic safety purposes or authorized fire horns or other authorized emergency alarms. SOUND-LEVEL METER An instrument that conforms to ANSI S1.4-1983 or its successors. SOUND SOURCE Any person or thing from which sound is created. UNREASONABLE NOISE A level of sound that is injurious or annoying or disturbing to be heard. § 240-4Unreasonable noise prohibited. [Amended 8-4-2004 by Ord. No. 2004-12] A. No person shall cause public inconvenience, annoyance or alarm or recklessly create a risk thereof by making unreasonable noise or by causing unreasonable noise to be made. B. For the purpose of implementing and enforcing the standard set forth in Subsection A of this section, "unreasonable noise" shall mean any sound created or caused to be created by any person which either annoys, disturbs, injures or endangers the comfort, repose, health, peace or safety of the public or which causes injury to animal life or damages to property or business. Factors to be considered in determining whether unreasonable noise exists in a given situation include but are not limited to any or all of the following: (1) The intensity of the noise. (2) Whether the nature of the noise is usual or unusual. (3) Whether the origin of the noise is associated with nature or human-made activity. (4) The intensity of the background noise, if any. (5) The proximity of the noise to sleeping facilities. (6) The nature and the zoning district of the area within which the noise emanates and of the area within 500 feet of the source of the sound. (7) The time of the day or night the noise occurs. (8) The time duration of the noise. (9) Whether the sound source is temporary. (10)The volume of the noise. (11)The existence of complaints concerning the noise from persons living or working in different places or premises who are affected by the noise. C. This section shall not be interpreted to prevent the issuance of permits pursuant to§ 240-14 that will authorize particular sound sources. D. "Person" defined. For the purposes of this section: (1) For an offense that occurs on any public property where permission was obtained to use that public property, a "person" shall include the person or persons who obtained permission to utilize that property for that event. (2) For an offense that occurs on private property, a "person" shall include any adult person or persons who live in or on the property that is involved in the offense. (3) For an offense that occurs after granting of a permit pursuant to Article III of this chapter, a "person" shall include the person or persons who are listed on the permit. § 240-5Purpose of article. The provisions of this Article II complement and supplement the other provisions of this chapter and shall be interpreted and applied in accordance with and in addition to and not in lieu of those other provisions. The provisions of this article shall not be interpreted to prevent the issuance of permits pursuant to § 240- 14 that will authorize particular sound sources. § 240-6R„ ies television sots and similar s ,,nd amplifying dGV'GeS. Devices for sound amplification, production and reproduction. A. It shall be unlawful for any person anywhere in the City to use or to operate any radio or receiving set, musical instrument, phonograph, television set, any other machine or device for the producing or reproducing of sound or any other sound-amplifying equipment in a loud, annoying or offensive manner such that noise from the device interferes with the comfort, repose, health or safety or members of the public or recklessly creates a risk thereof, within any building or, outside of a building, at a distance of 25 feet or more from the source of such sound or interferes with the conversation of members of the public who are 25 feet or more from the source of such sound. [Amended 9-1-2004 by Ord. No. 2004-13] B. "Person" defined. For the purposes of this section: [Added 8-4-2004 by Ord. No. 2004-12] (1) For an offense that occurs on any public property where permission was obtained to use that public property, a "person" shall include the person or persons who obtained permission to utilize that property for that event. (2) For an offense that occurs on private property, a "person" shall include any adult person or persons who live in or on the property that is involved in the offense. (3) For an offense that occurs after granting of a permit pursuant to Article III of this chapter, a "person" shall include the person or persons who are listed on the permit. § 240-7 Parties and other social events. A. It shall be unlawful for any person in charge of a party or other social event that occurs on any private or public property to allow that party or event to produce noise in a loud, annoying or offensive manner such that noise from the party interferes with the comfort, repose, health or safety of members of the public within any building or, outside of a building, or recklessly creates the risk thereof, at a distance of 25 feet or more from the source of such sound. [Amended 9-1-2004 by Ord. No. 2004-13] B. For the purposes of this section, a "person in charge of a party or other social event': [Amended 9-1-2004 by Ord. No. 2004-13] (1) That occurs on any public property shall include the person or persons who obtained permission to utilize that property for that event. (2) That occurs on private property shall include the person who owns the premises involved and any adult person who lives in or on the premises involved in such party or social event. (3) Shall include the person who is listed on a permit granted pursuant to Article III of this chapter with respect to such event. C. For any violation of this section where beer is being served from a keg on the premises, the person to whom the keg is registered shall be presumed to be responsible for the violation, in addition to any person designated in Subsection A or B above. § 240-8 Maximum Permissible Sound Levels. In addition to prohibitions set forth elsewhere in this chapter, the following general prohibitions regarding sound levels shall apply in determining unreasonable noise: A. No person shall operate or cause to be operated any source of continuous sound from any use occupancy in such a manner as to create a sound level which exceeds the limits set forth in the receiving use occupancy category in Table I, when measured at or within the real property line of the receiving property. TABLE MAXIMUM PERMISSIBLE SOUND LEVEL LIMITS BY RECEIVING LAND USE dBA Residential' Residentia12 All Residential Commercial Industrial 7:30 a.m. - 10:00 7:30 a.m. - 10:00 p.m. —7:30 a.m. 24 hours 24 hours p.m. 10:00 P.M. OUTDOORS 60 65 50 65 75 INDOORS' 50 55 40 55 65 1. Residential receptor not within a commercial or industrial zone. 2. Residential receptor within a commercial or industrial zone, including but not limited to those zones designated CBD, Waterfront, B, WDEZ, and Industrial. 3. The indoor permissible sound level limits only apply if the sound source is on or within the same property as the receiving property, as in the case of a multi-dwelling unit building or a multi- use property (e.g., sound generated within a commercial unit of a multi-use property building and received within a residential unit of the same building). In addition, indoor measurements shall be taken if the property line between the receiving property and the source property is a common wall, floor or ceiling (2) Impulsive Sound: No person shall make, cause, allow or permit the operation of any impulsive source of sound within any and all property in the city which has a maximum sound pressure level in excess of eighty (80) dBA, when measured at or within the real property line of the receiver. If an impulsive sound is the result of the normal operation of an industrial or commercial facility and occurs more frequently than four(4)times in any hour the levels set forth in Table I shall apply. B. Sources of Sound on Ithaca Primary Commons or Any City Park In addition to those specific prohibition set forth in Table I of this Section, no person shall make, cause, allow, or permit any source of sound on the Ithaca Primary Commons or any city park that exceeds 70 dBA during daytime hours and 60 dBA during nighttime hours when measured at a distance of 25 feet or more from the source. C. Commercial establishments serving alcohol or food, or presenting live or recorded musical performances In addition to those specific prohibitions set forth in Table I of this Section, commercial establishments such as bars, restaurants, cabarets, or performance venues shall conform to the following standards: (1)There shall be no sound production device on the exterior of the establishment or inside the establishment at a distance of less than ten feet to an open door or window towards which it is oriented, without a permit. (2)There shall be no outdoor gaming devices. § 240-9 Other Prohibited Acts A. Unamplified human voice. (1) No person shall make, continue, or cause to be made or continued, any unreasonable noise by use of the unamplified human voice. The unamplified human voice engaged at conversational levels shall be exempt from this provision if such sound is not plainly audible beyond 100 feet or does not infringe on the legitimate rights of others. Raised vocal effort, such as shouting, yelling or screaming, with intent to cause public inconvenience, annoyance or alarm or recklessly causing a risk thereof or that serves no legitimate purpose, when audible at distances greater than 100 feet, is prima facie evidence of a violation of this provision. This shall not apply to spontaneous utterances such as laughter, exclamations of warning, or sporting events. (2) It shall be unlawful for any person to advertise, promote or sell anything by outcry within any area of the City zoned for residential uses, including all R and CR zones. The provisions of this section shall not be construed to prohibit the selling by outcry of merchandise, food and beverages at licensed sporting events, parades, fairs, circuses and other similar licensed public entertainment events. § 240 9 B. Machinery. It shall be unlawful for any person to operate or repair any machinery, motor vehicle, construction equipment or other equipment, pump, fan, air-conditioning apparatus or similar mechanical device or to engage in any commercial or industrial activity in any manner so as to create unreasonable noise as defined in § 240-4 of this chapter. In making such determination with respect to the matters governed by this section, additional factors to be considered shall include: A. (1) The necessity of the work being done. (2)- The ability of the creator of the noise to minimize or reduce the amount of noise created or to otherwise minimize its adverse effects. § 240-10 C. Construction during nighttime hours. A. (1) Except for the purposes specified in Subsection B hereunder, during nighttime hours it shall be unlawful for any person within a residential zone or within 500 feet of a residential zone to operate construction equipment(including but not limited to any pile driver, steam shovel, pneumatic hammer, derrick or steam or electric hoist)or perform any outside construction or repair work so as to create noise. Any designated official of the City of Ithaca shall give a verbal warning that the violation exists and of the penalties that may result if the violation continues. -B. (2) This section shall not be deemed to prohibit: (4}a. Work of an emergency nature. R� b. Work of a domestic nature on buildings, structures or projects being undertaken by a person(s) residing in such premises; provided that, if any domestic power tool, including but not limited to mechanically powered saws, sanders, grinders and lawn and garden tools used outdoors, is operated during the nighttime hours, no person shall operate such machinery so as to cause noise within a residential building or across a residential real property boundary where such noise interferes with the comfort, repose, health or safety of members of the public within any building or, outside of a building, at 25 feet or more from the source of the sound. § 240-10. Motor Vehicles A. No person shall remove or render inoperative, or cause to be removed or rendered inoperative or less effective than originally equipped, other than for the purposes of maintenance, repair, or replacement, of any device or element of design incorporated in any motor vehicle for the purpose of noise control. No person shall operate a motor vehicle or motorcycle which has been so modified. A vehicle not meeting these requirements shall be deemed in violation of this provision if it is operated stationary or in motion in any public space or public right-of-way. B. No motorcycle shall be operated stationary or in motion unless it has a muffler that complies with and is labeled in accordance with the Federal Noise Regulations under 40 CFR Part 205. C No person shall operate any motor vehicle with an engine braking device engaged which does not have a muffler in good working order. D. Personal or commercial vehicular music amplification or reproduction equipment shall not be operated in such a manner that it is plainly audible at distance of 25 feet in any direction from the vehicle between the hours of 10:00 p.m. and 7:30 a.m. E. Personal or commercial vehicular music amplification or reproduction equipment shall not be operated in such a manner that is plainly audible at a distance of 50 feet in any direction from the operator between the hours of 7:30 a.m. and 10:00 p.m. § 240-11 Applicability of section. Section 240-6, 240-7, 240-8 and 240-9 shall be applied in addition to § 240-4. §240-12 Severability If any provision of this ordinance is held to be unconstitutional or otherwise invalid by any court of competent jurisdiction, the remaining provisions of the ordinance shall not be invalidated. § 240_12GORtinuinn neice it shall be unlawful feF any peF6en to Make OF GGRtffiRUe GF Gause to -he Made n-.r r0entlnued- -aRy loud, Ghapter. Any designated-effi6al of thin City of IthaGa may issue a rbal warning that the violation exists and of thepenalties that may ensue. § 240-13Herncs a„d alarms. Exceptions This Department and operated in annerd with that au hherizatien The provisions of this chapter shall not apply to: A. Sound and vibration emitted for the purpose of alerting people in an emergency or in the performance of the response to an emergency. B. Sounds connected with any authorized carnival, fair, exhibition, parade or community celebration or from any municipally sponsored celebration, event, activity or individually sponsored event where a permit or other relevant permission has been obtained from the City. C. The operation or use of any bell, chimes, or other instrument from any church, synagogue, temple, mosque or school licensed or chartered by the State of New York, provided such operation or use does not occur during nighttime hours. D. Sounds created by any government agency by the use of public warning devices. E. Noise from domestic power tools, lawn mowers, leaf blowers and agricultural equipment when operated with a muffler between the hours of 8:00 a.m. and 8:00 p.m. on weekdays and 9:00 a.m. and 8:00 p.m. on weekends and legal holidays, provided they produce less than 75 dBA at or within any real property line of a receiving residential property. F. Noise from snow blowers, snow throwers, and snow plows when operated with a muffler for the purpose of snow removal. G. Noise from an exterior burglar alarm of any building or motor vehicle provided such burglar alarm shall terminate its operation within five (5) minutes after it has been activated. H. Sounds created by any governmental agency or railroad agency by the use of public warning devices or created by public utilities in carrying out the normal operations of their franchises. § 240-14 Permit procedures for events of a temporary duration. [Amended 9-1-2004 by Ord. No. 2004-14; 5-4-2005 by Ord. No. 2005-06] Except as provided for in § 157-8 of the City Code regarding the Ithaca Commons: A. Where a sound source exists, is planned, installed or intended to be installed or modified by any person in a manner that such source will create or is likely to create unreasonable noise or otherwise fail to comply with the provisions of this chapter, such person must secure a permit pursuant to Subsection D of this section. B. Where any person uses or plans to use any sound-amplifying equipment in such a way that such equipment is or will be heard outside of any building or vehicle between 10:00 p.m. of any day and 7:30 a.m. of the next day, such person must secure a permit pursuant to Subsection D of this section. C. Where any person uses or plans to use a public-address system that will make sound outside of a building, such person must secure a permit pursuant to Subsection D of this section. D. Applications shall be submitted at least 72 hours in advance of an event. The application for the permit shall provide the following information: (1) The reasons for such usage, including a demonstration why it is desirable or necessary that the sound source involved be authorized by a permit pursuant to this section. (2) Plans and specifications of the use. (3) Noise-abatement and -control methods to be used with respect to the sound source involved. (4) The period of time during which the permit shall apply. (5) The name of the person(s)who is responsible for ensuring that the activity complies with any permit issued for it pursuant to this section. (6) If required by the party issuing the permit, proof that notification of the application for the permit has been given to each person reasonably expected to be affected by the noise, the content of such notification and the manner in which such notification has been given, if the event is not a community-wide or public event. The notification shall state that any person objecting to the granting of such permit may contact the appropriate city department to which the application is being made to express his/her opposition to the granting of the permit. E. The application shall be made to the Superintendent of Public Works, or his/her designee, in connection with construction work on public rights-of-way or in parks; to the Director of Planning and Development, or his/her designee, for all other construction projects; and for others to the Mayor or his/her designee. The issuance of permits shall be discretionary, and a permit shall be issued only where the responsible official determines that such permit is reasonable and necessary and will allow an activity that is consistent with the general purposes of this chapter, as stated in § 240-2. When determining if a permit should be issued, factors the official shall consider shall include but are not limited to the volume of the noise, the proximity of the noise to sleeping facilities, the time of the day or night the noise occurs, the time duration of the noise, and the impact of the noise on persons living or working in different places or premises who are affected by the noise. Any permit granted shall state that the permit only applies to this chapter, and that § 240.20, Subdivision 2, of the Penal Law of the State of New York, Disorderly Conduct, provides that"a person is guilty of disorderly conduct when, with intent to cause public inconvenience, annoyance or alarm or recklessly creating a risk thereof: . . . he makes unreasonable noise." [Amended 6-5-2013 by Ord. No. 2013-15E13] [1]: Editor's Note: This ordinance provided for an effective date of 1-1-2014. F. In order to further the purposes of this chapter and to facilitate its implementation and enforcement, the Superintendent of Public Works, the Director of Planning and Development and the Mayor, or their designees, shall have authority to impose such conditions as they determine are reasonable and necessary on permits they issue pursuant to this section. Such conditions may govern factors which include but are not limited to the time and location the involved sound source may be utilized. [Amended 6-5-2013 by Ord. No. 2013-15123] [2] Editor's Note: This ordinance provided for an effective date of 1-1-2014. G. The Superintendent of Public Works, the Director of Planning and Development and the Mayor or their designees shall provide the Chief of Police with a copy of any permit issued pursuant to this section. [Amended 6-5-2013 by Ord. No. 2013-15J33] [3]: Editor's Note: This ordinance provided for an effective date of 1-1-2014. § 240-15 Variances The Mayor or his/her designee may grant for a sustained duration an individual variance from the limitations prescribed in this article whenever it is found, after a noticed public hearing before the Mayor, or his/her designee and upon presentation of adequate proof, that compliance with any part of this article will impose an undue economic burden upon any lawful business, occupation or activity, and that the granting of the variance will not result in a condition injurious to health or safety. A. Any variance, or renewal thereof, shall be granted within the requirements of division (A)of this section and for time periods and under conditions consistent with the reasons therefore, and within the following limitations: 1. If the variance is granted on the grounds that compliance with the particular requirement or requirements will necessitate the taking of measures which, because of their extent or cost, must be spread over a considerable period of time, it shall be for a period not to exceed such reasonable time as, in the view of the Mayor or his/her designee, is requisite for taking of the necessary measures. A variance granted on the ground specified in this division shall contain a timetable for taking of action in an expeditious manner and shall be conditioned on adherence to the timetable; or 2. If the variance is granted on the ground that it is justified to relieve or prevent hardship of a kind other than that provided for in division (1) of this division (B), it shall be for not more than one year. B. Any person seeking a variance shall file a petition for variance and a $50 filing fee with the Mayor or his/her designee. The Mayor or his/her designee shall thereafter conduct a noticed public hearing in accordance with this section, accept documentary and testimonial evidence in accordance with accepted administrative hearing procedures, and make a final decision regarding the granting of the variance. C. Written notice of the public hearing, the time and place of which shall be set by the Mayor or his/her designee, shall be mailed by the petitioner at least 10 days prior to the hearing, with proof of mailing provided to the Mayor at least 8 days prior to the hearing, to: 1. the owners as shown by the records of the County Assessor of lots comprising the site of the variance and lots within 200 feet, excluding public right-of-way, of the site of the variance; 2. any neighborhood association if the site of the variance is within the neighborhood association's boundaries or within 200 feet of the neighborhood association's boundaries, excluding public right-of way. 3. any other person or entity that has filed with the Mayor a request to receive a notice of the variance proceeding. D. The notice of hearing shall set forth the name and address of the petitioner, the location of the site of the variance, that the petitioner has requested a variance from this ordinance, the nature of the requested variance, and that part of the ordinance that would be-waived if approved. E. Following the hearing, the Mayor or his/her designee shall render a written final decision including findings of fact and conclusions of law. The Mayor or his/her designee shall mail the decision to all parties of record. § 240-16 Penalties for offenses; presumptions. A. Any person who shall violate any provision of this chapter shall be punishable by a fine not to exceed $500 or imprisonment of not more than 15 days, or not more than 100 hours of community service or any combination of such fine and imprisonment and not less than $100 or 25 hours of community service; provided, however, that a person who shall violate any provision of this chapter after having been convicted of a violation of any provision of this chapter within the preceding three years shall be punishable by a fine not to exceed $750 or by imprisonment of not more than 15 days, or not more than 125 hours of community service or, any combination of such fine and imprisonment and not less than $200 or 40 hours of community service; and further provided that any person who shall violate any provision of this chapter after having been convicted two or more times of a violation of any provision of this chapter within the preceding three years shall be punishable by a fine not to exceed $1,000 or by imprisonment of not more than 15 days, or not more than 125 hours of community service, or any combination of such fine and imprisonment, and not less than $300 or 50 hours of community service. For any penalties of community service, the court may accept community service from people other than the defendant whom the court deems appropriate, such as other residents of the premises or others who choose to accept responsibility for the violation. In assessment of the above penalties, aggravating factors shall include but not be limited to the presence of the following factors: (1) A common source of alcohol such as a keg; (2) A live band or disc jockey or other live entertainment; (3) Amplified sound emanating from speakers placed or directed outside of the building; (4) A charge to gain entrance into the premises or to consume alcohol; (5) A violation of§ 250.8 (public urination)of this Code on the premises; (6) The offense takes place after midnight on weekdays and 1:00 a.m. on weekends and before the following 6:00 a.m.; (7) More than 25 guests on the premises, "guests" being defined for the purposes of this section as any people who do not reside at the premises; (8) Any underage person or persons possessing or consuming alcohol on the premises, each underage person constituting a separate aggravating circumstance; (9) More than one complaint made to the police about the noise, each complaint after the first being a separate aggravating circumstance. B. For purposes of this chapter, for any offense that takes place on private property, if the person or persons directly responsible for the activity that violates any provision of this chapter cannot be determined, then all residents of the property on which the activity takes place shall be presumed to be responsible for the violation. Section 3. Severability. If any section, subsection, sentence, clause, phrase or portion of this ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portions of this ordinance. Section 4. Effective Date. This ordinance shall take effect June 1, 2015, and in accordance with law after publication of notices as provided in the Ithaca City Charter. 7) Discussion a) Community Investment Incentive Tax Abatement Program (CIITAP) Mayor Svante will talk with the current IDA chair to choose a new committee (task force?) JoAnn Cornish stated the projects currently in the `hopper' will follow the current rules. 8) Review and Approval of Minutes a) November 2014 Minutes -- Not Available 9) Adjournment Alderperson Kerslick moved to adjourn; seconded by Alderperson McCollister. The meeting was adjourned at 8:45 p.m. City of Ithaca Planning & Economic Development Committee Wednesday, February 11, 2015 — 6:00 p.m. Common Council Chambers, City Hall, 108 East Green Street Minutes Committee Members Attending: Joseph (Seph) Murtagh, Chair; Graham Kerslick, Ellen McCollister, Cynthia Brock, and Josephine Martell Committee Members Absent: None Other Elected Officials Attending: Staff Attending: JoAnn Cornish, Director, Department of Planning, Building, Zoning, and Economic Development; Megan Wilson, Senior Planner, Department of Planning, Building, Zoning, and Economic Development; Jennifer Kusznir, Senior Planner, Department of Planning, Building, Zoning, and Economic Development: Ari Lavine, City Attorney, Julie Holcomb, City Clerk; and Debbie Grunder, Executive Assistant, Department of Planning, Building, Zoning, and Economic Development Others Attending: Gino Leonardi, Robert Sarachan, Larry Beck, and Tony Love Chair Seph Murtagh called the meeting to order at 6:06 p.m. 1) Call to Order/Agenda Review There were no changes made to the agenda. 2) Public Comment and Response from Committee Members No one from the public was present to speak. 3) Special Order of Business a) Special Presentation — Exterior Property Maintenance Ordinance Larry Beck from the Rental Housing Advisory Council (RHAC) spoke on changing the current process of fines, etc. People are upset with the current fine system. Changes need to be made so that the individual who is responsible and who should be fined takes care of it. The landlord should not incur the fine. Notification to the tenant or property owner isn't delivered in time to correct the violation before huge fines grow. Gino Leonardi stated that the building department has been working on an electronic system to generate on-site violations and send emails while there instead of returning to the office and processing them then. He further stated they are trying to relieve everyone from the slow and cumbersome process and still stay within the ordinance. Leonardi stated he is ready to submit the contract, training will need to be done, and within two months it should be good to go. Alderperson McCollister stated that she doesn't think that we are really that far apart on what needs to be done and further thanked Tony Love who issues the violations and the good job he has done in responding to the complaints she sends his way. Alderperson Brock stated when rental property changes hands (tenants). There needs to be a training process for the incoming tenant. The incoming tenant should not be burdened by the pervious tenant's violations. The fine should remain with the initial violator not be transferred to the new tenant. She likes the idea of the new email notification. The escalating of fines needs to be looked at. Land lords or property owners who take care of their initial fines. If they violate the ordinance again, the new fine should be added on to the history, but starts anew. Alderperson Kerslick asked why the "notice" period went away and turned to a fine with no "warning". He further stated that the infractions that are being seen by the Department of Public Works (DPW) as well as the Building Department should be on the same page. They should be charging the same amount for their violations. Robert Sarachan explained to the group that there are some that are continuous offenders, but some are not. It is his view that they shouldn't be handled the same way, i.e., $25, $50, $200 up to $300, but instead stick to the initial $25 fine. Tony Love stated that when he first started working for the City he asked why warning notices didn't go out first. It was determined that if it was done that way, an entire day would be wasted just for issuing warnings and another day to return to check whether the violation has been fixed. Alderperson Brock stated it seems that most violations are trash cans. She suggested that we handle it similar to the violation of sidewalk snow shoveling. Chair Murtagh asked the group whether we change the ordinance or do we just add this onto the current ordinance. Gino Leonardi stated the change in the costs in fines would not be difficult to change and/or add to the current ordinance, but any changes to the process of handling the fines is a bigger issue. Alderperson Martell stated that the notifications are a good idea. She would like to help review the fee structure in order to come up with a doable solution. Alderperson McCollister again stated that she feels we are all on the same page. She too would like to reduce the third and fourth levels of fines. Alderperson Kerslick concurred with Alderperson McCollister. 4) Announcements, Updates, and Reports a) Comprehensive Plan The Committee has finished their review of all the chapters. There are opened houses scheduled for the public to attend to give feedback. There will also be a survey available for those who cannot make it to the outreach open houses. The committee will review all the feedback and generate the final version of the Comp Plan by the end of the summer. Cornish stated the second phase of the Comprehensive Plan will follow soon after. 5) Action Items — Voting to Send on to Council a) Commons Legislation Chair Murtagh asked whether any one has any questions on the changes to the Commons legislation. Alderperson McCollister stated that initially she was concerned about dogs being allowed, but after re-reading it, she will take the Commons Committee recommendations. Alderperson Brock voiced her concerns of urine from the dogs on the new surface. Brock also voiced the sanctions' for outdoor dining. Moved by Alderperson McCollister; second by Alderperson Kerslick. Kerslick asked for a summary of the recommendations of the allowance of dogs on the Commons. City Clerk Holcomb stated that years ago the vendors on the Commons were split 50/50 and it's still like that today. Alderperson Kerslick would like to be sure that the pet owners be responsible when bringing their dogs on the Commons. City Clerk Holcomb stated that if dogs are allowed on the Commons, there will be strict regulations they must follow. Alderperson Brock moved to amend the ordinance to put the sentence on page 10 under section 157-10 regarding infant strollers, wheelchairs, etc. back in. Seconded by Alderperson Kerslick. Passed unanimously. Alderperson Kerslick commented on his concern of the possible noise issues. City Clerk Holcomb stated that any event approved by the Commons Advisory Board will be monitored and may be asked to leave or have their event shut down if they don't comply. City Clerk Holcomb asked for the Committee's thoughts regarding driving on the Commons, outdoor dining, and trash collection. Holcomb confirmed that any large, heavy vehicles would need a special permit. "Table and Chair Creep" violations get one warning with a picture, second offense 250; ticket and $500 fine, up to $1,000. Amendment on Veteran mobile vending to not have a fee charged was moved by Alderperson McCollister; seconded by Alderperson Brock. The proposed amendment failed 3-2. Ordinance was unanimously passed. b) City Watershed Conservation Easements City Attorney Ari Lavine explained the reasons for this resolution. RESOLUTION — City Watershed Conversation Easements Processes Moved by Alderperson Martell; seconded by Alderperson McCollister. Passed unanimously. WHEREAS, a conservation easement is a set of legal restrictions that a property owner can voluntarily place on her or his own land, limiting use and development of the land forevermore, and; WHEREAS, the City is currently constructing at substantial expense a new water filtration plant which is fed by a creek, and; WHEREAS, the quality of the water fed by said creek is substantially dependent on the quality of water provided upstream of the plant by the creek's watershed, predominantly outside City limits, and; WHEREAS, overdevelopment of the watershed in the long term would increase the risk of water quality issues that could prove costly to remedy at the plant itself, and; WHEREAS, the Common Council included in the Fiscal Year 2015 budget $20,000 in support of the initiative detailed in this resolution, and WHEREAS, the Common Council desires to establish via this resolution more specific procedures and guidelines for the disbursement of these funds and any future funds similarly budgeted for the purpose of watershed conservation easements; now therefore be it RESOLVED, that as part of the annual budget proposal of the Department of Public Works for the Water and Sewer Division, the Superintendent of Public Works, on consultation with the Director of Planning and Development, make a recommendation as to what amount, if any, is recommended for inclusion in their annual budget for purposes of this program; and be it further RESOLVED, that any funds so budgeted be evaluated for expenditure on transaction costs necessary to the creation of conservation easements according to the procedures and requirements set out in this resolution, and such other procedures and requirements not in conflict with this resolution established by the Director of Planning and Development and the Superintendent of Public Works; and be it further RESOLVED, that applications for expenditure of these funds on particular conservation easement projects may be submitted by any member of the public, though most commonly by the Finger Lakes Land Trust, to the Director of Planning and Development or her/his designee; and be it further RESOLVED, that the Director of Planning and Development or her/his designee shall evaluate each application according to the minimum criteria specified in this resolution, among others, and if said minimum criteria are satisfied, shall circulate the application to the Superintendent of Public Works or his/her designee (expected generally to include either or both of the City Watershed Coordinator and the City Environmental Engineer), who in turn shall: • add the application to an upcoming agenda of the Board of Public Works occurring not sooner than 30 days in the future, and • email or mail notice of the application to all members of the City's Common Council and to the Clerk of the Town or Village in which the contemplated conservation easement would be created; and be it further RESOLVED, that the Director of Planning and Development, the Superintendent of Public Works, and/or each of their designees make a recommendation to the Board of Public Works as to their recommended action on the application under consideration; and be it further RESOLVED, that the Board of Public Works deliberate upon, and thereafter approve or deny, each application for funding of transaction costs of a conservation easement, and if approved specify the dollar amount, not to exceed $15,000 per application, authorized for use on the application-specific project to be drawn from the Council-budgeted funds available to this program at that time, abiding the following minimum criteria, all of which must be satisfied in support of any approved application: 1. The property owner(s) of the property impacted by the pending application is/are willing participant(s) in the project. 2. An outside funding match to City's contribution to the application-specific project is preferred, but not required. 3. Another party will be responsible for property management and stewardship of any conservation easement created under this program. 4. The project is located in the watershed of Six Mile Creek upstream of the current location of sixty-foot dam, and the conservation of the project is deemed by the Board of Public Works, on the advice of relevant City staff, to be beneficial to long-term water quality for the City's water supply. and be it further RESOLVED, that applications may be submitted seeking funding support of this program for fee-title purchases (rather than easements) in support of conservation of the City watershed, but that such applications shall, after being considered by the Board of Public Works as specified in this resolution, require a vote of the Common Council before any approval of the application shall be effective. 6) Action Items — Approval to Circulate a) Repeal of Collegetown Parking Overlay Zone Megan Wilson informed the Committee why this repeal is being initiated. The CPOZ was originally adopted in 2000 to more adequately address the increased parking demands of residents and employees, as identified in the 2000 Collegetown Parking Study. Since its adoption, transportation patterns and parking demand in Collegetown have changed, and a 2012 parking study found the CPOZ's off-street parking requirements to be too high. The adoption of the Collegetown Area Form Districts in 2014 reduced or eliminated off-street parking requirements for many properties within the CPOZ. However, there are approximately 145 parcels, primarily to the west of central Collegetown and in the East Hill Historic District, that are still subject to the more stringent off-street parking requirements. By eliminating the CPOZ, these properties will be subject to the same off-street parking requirements as other R3 and B zones within the city. The reduced parking requirements will also support the preservation of green space in the East Hill Historic District by decreasing the amount of parking that must be provided on site. In addition, it will remove conflicting language between the CPOZ and the Collegetown Area Form Districts legislation. Alderperson Kerslick moved circulation; seconded by Alderperson Martell. Passed unanimously. This will be circulated and be brought back to the March meeting. b) Proposal to Amend Industrial Zone Jennifer Kusznir explained to the Committee for this amendment. Because we are limited in the Industrial Zone, we need to set a two-story limit. Alderperson McCollister moved for circulation; Alderperson Brock seconded it. Passed unanimously. This will come back to this Committee in March with a public hearing. c) Proposed Ithaca Gun Site Rezoning Alderperson McCollister moved for circulation by; seconded by Alderperson Kerslick. Passed unanimously. This will be circulated and will come back in March with a public hearing. 7) Discussion a) Work plan 2015 JoAnn Cornish added a few more items to the work plan. 1) Historic District Overlay Zone 2) Verizon Wireless Tower— Water and Sewer or Wastewater treatment Center. 3) Steep Slope Protection Committee members were asked what they wanted to focus on or what was most important to them. Alderperson McCollister stated that Historic Ithaca does not recommend an overlay zones for historic districts. Bryan McCracken and Lynn Truame will be asked to join the Committee's March meeting when they are here for the properties that will receive historic designation. Alderperson McCollister commented the lack of Cornell interaction with the City. Alderperson Brock stated she is very interested in the Steep Slope Protection Ordinance under Item # C — New Ordinances. Chair Murtagh stated his concern of the lack of increasing affordable housing. Alderperson Brock expressed her concern of the lack of full-time benefitted jobs in the City. More and more businesses are hiring part-time employees with no benefits. 8) Review and Approval of Minutes a) November 2014 Moved by Alderperson McCollister; seconded by Alderperson Kerslick. Passed unanimously. 9) Adjournment Chair Murtagh motioned to adjourn at 8:50 p.m.